TM-2012-04b OFFICE OF THE CITY CLERK
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
C U P E RT I N O TELEPHONE: (408) 777-3223• FAX: (408) 777-3366
September 20, 2012
AMENDED
Re: Subject: Modification to the Main Street Cupertino mixed-use development
Enclosed are two further modified resolutions that Council adopted at its September 4 meeting.
Please note that these are additional amendments to the previously sent letter dated September 18.
Sincerely,
Kirsten Squarcia
Acting Deputy City Clerk
cc: Community Development
500 Forbes, LLC
Attn: Kevin Dare
203 Redwood Shores Pkwy #200
Redwood City, CA 94065
RESOLUTION NO. 12-098
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING A MODIFICATION (M-2012-03) TO A MASTER USE PERMIT (U-2008-01 AND
M-2011-09), ARCHITECTURAL AND SITE APPROVAL (ASA-2011-24) AND TENTATIVE
MAP (TM-2011-04) FOR A MIXED USE DEVELOPMENT TO ALLOW A HOTEL WITH 180
ROOMS; 130,500 SQUARE FEET OF RETAIL SPACE; 260,000 SQUARE FEET OF OFFICE; A
0.80-ACRE TOWN SQUARE; A 120-UNIT LIVE/WORK RENTAL LOFT APARTMENT
HOUSING COMPLEX WITH AN ATTACHED 9,146 SQUARE FOOT RETAIL
CONDOMINIUM UNIT, AND 216 PARHING SPACES IN THE ATTACHED UNDERGROUND
GARAGE DEDICATED FOR RESIDENTIAL USE ONLY; A 5-LEVEL PARHING GARAGE
WITH TWO LEVELS OF UNDERGROUND PARHING; A 0.75 ACRE PARK INCLUSIVE OF
THE PARK AREA AND THE 20-FOOT WIDE LANDSCAPE BUFFER ALONG THE
WESTERN PERIMETER OF THE SITE ADJACENT TO THE METROPOLITAN MIXED-USE
DEVELOPMENT; AND A TOTAL OF 1,769 PARHING SPACES (ASIDE FROM THE
RESIDENTIAL PARKING), BASED UPON A CREDIT OF 42 ON-STREET PARHING SPACES
AND 1,695 SPACES FOR THE RETAIL, OFFICE AND HOTEL AND AN ADDITIONAL 32
PARHING SPACES ON SITE, ON AN 18.5 ACRE SITE LOCATED ON THE NORTH SIDE OF
STEVENS CREEK BOULEVARD BETWEEN FINCH AVENUE (INCLUDING BOTH SIDES OF
FINCH AVENUE) AND N. TANTAU AVENUE IDENTIFIED BY APNS 316-20-085, 316-20-078
AND 316-20-079
SECTION I: PROJECT DESCRIPTION
Application No.: M-2012-03
Applicant: Kevin Dare
Property Owner: 500 Forbes, LLC
Location: North of Stevens Creek Boulevard between Finch Avenue (including the both sides
of Finch Avenue) and N. Tantau Avenue, south of Vallco Parkway
(APNs 316-20-085, 316-20-078 AND 316-20-079)
SECTION II: FINDINGS
WHEREAS, the City Council of the City of Cupertino received applications for a Modification to a
Master Use Permit, Architectural and Site Approval and Tentative Map, as described in Section I 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 City Council has held one or inore public hearings on this matter; and
WHEREAS, a Second Addendum to the Final Certified 2009 Environmental Iinpact Report was prepared
to adequately address the environmental review of the proposed applications in accordance with the
California Environmental Quality Act (CEQA); and
WHEREAS, the applicant has met the burden of proof required to support said application; and has
satisfied the following requirements:
Resolution No.12-098
1) The proposed project and 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 project and use will be located and conducted in a manner in accord with the
Cupertino Comprehensive General Plan, the purpose of the Conditional Use Permits Chapter of
the Cupertino Municipal Code, and complies with the California Environmental Quality Act
(CEQA); and
3) The proposed project and use is consistent with the zoning regulations and the South Vallco
Special Center and South Vallco Master Plan; and
4) The proposed project and use is consistent with the Heart of the City Specific Plan.
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 Modification to the Master Use Permit, Architectural and Site Approval and
Tentative Map, 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. M-2012-03 as set forth in the Minutes
of the City Council Meeting of September 4, 2012, and are incorporated by reference as though fully set
forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property Company,
Cupertino, California" site plan dated August 15, 2012 and dated received August 28, 2012,
Mixed Use Loft plans consisting of pages A1.0, A2.1, A2.2, A2.3,�A2.4, A2.5, A2.6, and A3.0,
dated received August 28, 2012, and Tentative Map pages TM-1 through TM-8 dated received
August 28, 2012, except as may be ainended by the conditions contained in this resolution.
2. PREVIOUS CONDITIONS OF APPROVAL
All previous conditions of approval from Resolution Nos. 12-054, 12-055 and 12-056, for
applications M-2011-09, ASA-2011-24, and TM-2011-04, shall reinain in effect unless superseded
by or in conflict with subsequent conditions of approval, including the conditions contained herein
in this resolution.
3. ACCURACY OF THE PROJECT PLANS
The applicant/property owner is responsible to verify all pertinent property data including but not
limited to property boundary locations, building setbacks, property size, building square footage,
any relevant easements and/or construction records. Any misrepresentation of any property data
may invalidate this approval and inay require additional review.
4. DEVELOPMENT APPROVAL AND PERMIT EXPIRATION
Approval of a Modification to the Master Use Permit is granted based upon the site plan identified
dated received August 28, 2012 to allow the construction of a hotel with 180 rooins; up to 130,500
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Resolution No.12-098
square feet of retail space; a 0.80 acre town square; 260,000 square feet of office space; a 120-unit
market-rate rental live/work loft apartment housing complex with an attached 9,146 square foot
retail condominium unit, and 216 parking spaces (1.8 spaces/unit) in the attached underground
garage dedicated for residential use only; a 0.75 acre park inclusive of the park area and the 20-
foot wide landscape buffer along the western perimeter of the site adjacent to the Metropolitan
mixed-use development, a 5-level parking garage with two levels of underground parking; a total
of 1,769 parking spaces (aside from the residential parking) based upon a credit of 42 on-street
parking spaces and 1,695 spaces for the retail, office and hotel and an additional 32 parking spaces
on site; and a requirement for the ground floor of the office buildings and market-rate live/work
loft apartinent housing complex to accommodate retail components in each building.
The Modification to the Master Use Permit shall expire within three (3) years from the date of this
approval.
With the exception of the residential units and office square feet, all other uses may be subject to
further refinement based on the final approved tenanting and land use plan, provided that there are
no additional environmental impacts, such as traffic and parking, as determined by the Community
Development Director.
Uses Develo ment A roval
Housin 120 market-rate live/work housing complex
Hotel 180-room hotel
Retail 130,500 square feet
Of�ce 260,000 square feet
Parking For the retail, office and hotel: 1,769 spaces including spaces in the 5-
stories above ground parking garage with two underground levels of
parking, on-site surface parking spaces, and credit for 42 on-street
parking spaces along Vallco Parkway. Free parking shall be provided in
the parking garage and on the surface parking spaces for the retail and
office uses. However, the hotel may charge parking fees for its
customers to park in the parking garage.
For the live/work loft rental residential units: 216 parking spaces in the
attached underground parking garage dedicated for use by the residents
only
Publicly 1.55 acres of town square and park area, inclusive of the .20 acres of
Accessible Open the 20-foot wide landscape buffer along the western periineter of the
Space (Town site (adjacent to the Metropolitan mixed-use developinent site)
S uare and Park)
5. OFFICE DEVELOPMENT ALLOCATION
The applicant is permitted to retain the 100,000 square feet of unrestricted office allocation
received in 2009 from the N. De Anza Boulevard area in conjunction with the approval for U-
2008-01, and shall additionally receive 160,000 square feet of office allocation froin the
unrestricted office allocation from other areas in the City, except from the Vallco Park North area,
to provide the applicant with a total of 260,000 square feet of unrestricted office allocation. The
applicant shall not draw office allocation from the Major Companies pool.
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Resolution No.12-098
6. HOTEL OPERATIONS
The hotel shall be permitted to operate as a 24-hour late night business operation and shall provide
a minimum 6,500 square foot restaurant and meeting space area on the ground floor of the hotel
along the Town Square. Any additional or revised uses for the hotel will be reviewed at the time
specific business operation information is provided about these uses to determine if they are
permitted and will require a separate Use Permit application.
(Note: This modifies the Condition No. 5 in the approval dated January 20, 2009) to replace the
requirement for a 400-person banquet facility with a 6,500 square foot restaurant and meeting
space.)
7. LIVE/WORK RENTAL LOFT APARTMENT REQUIREMENTS
Prior to issuance of building permits, a covenant, approved by the City Attorney, shall be required
to ensure that the live/work rental loft apartment complex shall not be converted to condominium
units in the future, and shall adhere to the loft-style studio and one-bedroom units per the approved
site and floor plans. The covenant shall contain a provision that it may not be modified without
the express written approval of the City.
8. RETAIL CONDOMINIUM OWNERSHIP REQUIREMENTS (PARCEL 5)
The developer shall construct no more than one retail condominium adjacent to the rental market
rate loft apartments. This retail condominium shall be owned by the same ownership as the rest of
the retail on Retail Parcel 1 and not be sold separately.
9. MAXIMUM PERCENTAGE OF RESTAURANTS
The maximum square footage of food service uses permitted within the retail space of the mixed-
use development shall not be more than 40% of the total retail square footage of 130,500 square
feet (or a maximum of 52,600 square feet of restaurant uses) based upon the approved
development plan dated August 15, 2012 in accordance with the Main Street Cupertino — Revised
Proposed Project Analysis report as Appendix A in the Second Addendum to the Final Certified
2009 EIR prepared by Fehr and Peers. Any future refinements to the restaurant percentage may be
approved by the Director of Community Development if a subsequent parking and traffic analysis
indicates that there is adequate parking for the various mixtures of uses and there are no additional
and/or new significant traffic impacts compared to thresholds studied in the original 2009
Environmental Impact Report and 2012 Addendum.
10. TENTATIVE MAP
Approval of a Tentative Map is granted to subdivide the property froin three parcels into six
parcels per Pages TM-1 through TM-8 as follows:
a. Parcel 1 — 11 acres for the retail buildings, park and town square
b. Parcel2— 1.5 acres for the office building on the corner
c. Parcel 3 — 1.5 acres for the office building along Vallco Parkway
d. Parcel4— 1.5 acres for the hotel
e. Parcel 5 -1.5 acres for the live/work loft apartment building with a 9,146 square foot two-unit
retail condominium parcel
f. Parcel6— 1.5 acres for the Common Area Parcel for the benefit of Parcels 1 through 4.
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Resolution No.12-098
Restrictions and requirements for the shared use of the parking garage to accommodate the retail,
hotel and office uses within the development site shall be included within the CC&Rs.
11. VACATION OF FINCH AVENUE
The vacation of Finch Avenue is necessary to support this development. The vacation will be
processed according to procedures set by the Streets and Highways Code and the Municipal
Code. A bond will be required prior to issuance of permits for street modifications that will
allow Finch Avenue to be reverted back to a standard City street in the case that the
construction of the project is not completed. The Developer shall install and complete the
street modifications within two (2) years of approval of the Final Map, or such longer period as
may be specifically authorized in writing by the City Engineer. Public access easements, for
both vehicular and pedestrian travel, will be provided across the improved site, to link Stevens
Creek Boulevard with Vallco Parkway, as well as provide public access to the park and the
"town center" plaza area. Failure to complete the improvements within the specified time will
result in the reversion of Finch Avenue to a standard City street and the ownership of the
former Finch Avenue right-of-way shall revert back to the City. The reversion of Finch Avenue
back to a City street shall be subject to approval by the City Attorney and Director of Public
Works.
12. COVENANT OF RECIPROCAL INGRESS/EGRESS EASEMENT
The applicant shall record a deed restriction for necessary reciprocal ingress and egress easements
between each lot created by the new development. The applicant shall also record appropriate
deed restrictions for necessary reciprocal ingress and egress easements between the adjacent
properties to the west, to be implemented at such time that the City can require the same of
adjacent property owners. These reciprocal ingress and egress easements between each lot and
between adjacent properties to the west shall also be recorded on the Final Map. The easement
language shall be reviewed and approved by the City Attorney and the Director of Public Works.
The covenant of easeinent shall be recorded prior to final map approval. The deed restrictions
shall contain a provision that it may not be modified without the prior express written approval of
the City.
13. PUBLIC PEDESTRIAN EASEMENT
Public access pedestrian easements through the interior sidewalks, pedestrian paths and plazas, the
town square, and park area shall be required and recorded on the final map as noted in the
tentative map plans C0.0 — C6.5. The easement language shall be reviewed and approved by the
City Attorney and Director of Public Works prior to recordation of the easement on the project site
with the final map approval. The final map will include Public Pedestrian Easeinents, though the
CC&R's will include additional restrictions/guidelines on the usage of the Public Pedestrian
Easements.
14. COVENANTS, CONDITIONS AND RESTRICTIONS
The project CC&Rs shall be reviewed and approved by the City Attorney prior to recordation with
the final map approval. The CC&Rs shall incorporate requirements pertaining to the public access
easements, reciprocal ingress/egress easeinents, public pedestrian easeinents, shared parking,
maintenance and operation of common areas including but not liinited to public access to the park
and Town Square, and joint use agreements for the town square and park. The CC&Rs shall also
incorporate the Maintenance Agreement addressing the maintenance of the park, town square,
sidewalks, shared driveways by the property owners of each of the lots, and landscaped park strips
along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard adjacent to the subject
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Resolution No.12-098
site. The conditions of approval for the project shall also be recorded on the properties and
incorporated into the CC&Rs. No changes may be made to the CC&Rs without the City Attorney's
review and approval. The deed restrictions shall contain a provision that it may not be modified
without the prior express written approval of the City.
15. JOINT USE AGREEMENT
Prior to recordation of the final map, the applicant shall submit a joint use agreement between the
City and the applicant to be reviewed by the City Attorney and the Director of Parks and
Recreation, and approved by the City Council, which permits the City to use the town square and
park area for public use for community events or other similar City-approved events or activities,
such as, but not be limited to a farmers' market, holiday activities, and summer events. The joint
use agreement shall be recorded and incorporated by reference into the Covenants, Conditions and
Restrictions (CC&Rs) of the project site. The Joint Use Agreement shall include provisions for
maintenance of the park and town square. �
The joint use agreement shall govern the public use, programming, public access and percentage
of time available for the allowable public activities and events for which the town square and park
may be used. The agreement shall also require available publicly identifiable restroom facilities
for public use during normal business hours. No structures will be constructed on the town square
area without the prior approval of the City of Cupertino, other than the retail pad structure(s)
approved in accordance with the Master Use Permit. The programming provisions of the joint use
agreement shall be administered between the applicant and the Parks and Recreation Department
and the document approved by the City Attorney. The Joint Use Agreeinent shall contain a
provision that it may not be modified without the express written approval of the City.
16. MAINTENANCE AGREEMENT
Applicant shall enter into a Maintenance Agreement that addresses the inaintenance of the park,
town square, sidewalks, shared driveways by the property owners of each of the lots, and
landscaped park strips along Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard
directly adjacent to the subject project site. The Maintenance Agreeinent shall be part of the
Covenants, Codes and Restrictions of the proj ect and shall be reviewed and approved by the City
Attorney prior to approval of the final map. The Maintenance Agreeinent shall contain a provision
that they inay not be modified without the express written approval of the City.
17. GROUND FLOOR RETAIL
Prior to issuance of building permits, the applicant shall demonstrate the ground floor retail
functionality for buildings proposed at heights over 45 feet in accordance with the City's General
Plan, to the satisfaction of the Director of Cominunity Development. The ground floor retail shall
be connected to the building and be of substantial and appropriate size to accoinmodate the
functionality of retail uses. The building frontages of all buildings facing the town square, except
for the hotel shall have ground floor retail. However, the hotel must provide active ground floor
uses facing the town square.
18. PARKING GARAGE ON THE COMMON AREA PARCEL (OWNERSHIP AND RETAIL
PORTION)
The five-level above ground parking garage with two levels of below ground parking shall not be
sold separately from the other parcels in the project. It shall be held as a cominon area parcel.
6
Resolution No.12-098
Free parking shall be provided in the parking garage and on the surface parking spaces for the
retail and office uses. However, the hotel may charge parking fees for its customers to park in the
parking garage.
The retail incubator buildings on the south side of the parking garage serving Parcels 1 though 4
shall be physically connected to the parking garage in order to satisfy the General Plan height
requirement for buildings over 45 feet and under 60 feet.
19. DISCLOSURE CLAUSE TO THE FUTURE PROPERTY OWNERS
The applicant/developer shall inform the future owners through the Covenants, Conditions and
Restrictions (CC&Rs) as well as other documentation of the surrounding projects and that the
development site is under a Cupertino Planned Development zoning. Property purchaser shall
check with the City to determine the specific restrictions under the Planned Development zone and
related permits. The CC&R language incorporating this requirement shall be reviewed and
approved by the City prior to issuance of building permits.
20. BELOW MARKET RATE HOUSING PROGRAM
For residential units, the applicant shall comply with the requireinents in the City's Below Market
Rate (BMR) Housing program. For alternatives to these requirements, the applicant may request
the Housing Commission to recommend alternatives to the City Council to meet these
requirements. For dedication of any housing units at below market rates, the applicant shall record
a covenant, which shall be subject to review and approval by the City Attorney, to be recorded
prior to issuance of building permits for the planned senior housing building. BMR fees shall be
paid prior to issuance of building permits.
21. HOUSING MITIGATION FEES
Prior to issuance of building permits, the applicant shall provide the required housing mitigation
fees for the commercial, office and hotel development on the project site.
22. MAXIMUM LENGTH OF HOTEL STAYS
Hotel stays shall be limited to a maximum of 30 days per reservation.
23. 2012 ADDENDUM AND SECOND ADDENDUM TO THE PREVIOUSLY-APPROVED
EIR AND THE MITIGATION MONITORING AND REPORTING PROGRAM
The project shall implement all of the mitigation measures identified in the Mitigation Monitoring
and Reporting Program (MMRP) dated March 2012 as identified in the 2009 Final EIR and as
modified by the 2012 Addendum to the Final EIR as updated on May 4, 2012 and the Second
Addendum to the Final EIR dated August 2012.
24. DEVELOPMENT ALLOCATION
Use 2009 Master Approved Modification to Approved 2012 Modified Master
Use Permit the Development Plan Use Permit Additional
Allocations Allocations Needed
Granted O tion A(1)-2
7
Resolution No.12-098
Retail Up to 150,000 s Up to 130,500 square feet. No additional allocation is needed
from the Vallco
Park South retail
commercial
allocation
Office 100,000 sf from 260,000 sf 160,000 sf additional from the
the N. De Anza unrestricted office allocation
Boulevard office available per condition no. 4. The
allocation applicant may not use any
allocation from the Major
Companies office allocation.
Hotel Up to 250 rooms 180 rooms No additional allocation needed
from the
Citywide Hotel
allocation
Housing 160 units from 120 live/work loft apartment No additional allocation needed
the Vallco Park housing units
South residential
allocation
The applicant shall receive an allocation of up to 130,500 square feet of retail commercial square
footage from the Vallco Park South retail commercial allocation area; 120 live/work loft
apartment housing units from the Vallco Park South residential allocation; 180 hotel rooms from
the Citywide Hotel allocation; and 260,000 square feet from the unrestricted office allocation
available citywide (except from the Vallco Park North office allocation area).
25. CONSTRUCTION PROJECT PHASING AND PARK BOND
Prior to issuance of grading and/or building pennits, the applicant shall prepare a construction
phasing schedule, and shall demonstrate completion of the project based on the project expiration
date. The construction phasing schedule shall detail critical milestones of the construction.
Critical milestones of the construction shall include but not be limited to the following:
The entire project shall be constructed in one phase (Phase I) and the Modification to the Master
Use Permit shall expire within three (3) years from the date of this approval. Building permits for
all buildings shall be filed and accepted by the City, and the permit shall be used (substantial and
continuous activity has taken place) prior to the expiration of the Modification to the Master Use
Permit.
A performance bond for the park construction (not less than $L 125 million) shall be required in
Phase I. The applicant shall work with staff on the appropriate tiining for acceptance of the
performance bond and completion of the park. If the park is not coinpleted to the satisfaction of
the City within three (3) years from the date of approval of the permit, the City shall have the
option of calling in the bond and constructing the park.
A. Prior to granting a certificate of occupancy for the first of the hotel or office buildings, the
Town Square, street and sidewalk improvements along Finch Avenue loop and the street and
sidewalk improvements along the interior roadway connecting Finch Avenue loop to the office
parcel shall be coinpleted to the satisfaction of the City.
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Resolution No.12-098
B. Prior to granting a certificate of occupancy for the second of the hotel or office buildings,
certificates of completion for shell, core, exterior facades and related landscaping and
improvements shall be obtained for at least 50% of the retail approved for the project.
C. Prior to granting a certificate of occupancy for the third of the hotel or office buildings,
certificates of completion for shell, core, exterior facades and related landscaping and
improvements shall be obtained for all the retail buildings.
D. Prior to granting a certificate of occupancy for the live/work loft and retail building, the park
shall be completed to the satisfaction of tlle City.
26. GRADING AND CONSTRUCTION HOURS
All grading activities shall be limited to the dry season (April 15 to October 15) unless otherwise
approved by the Director of Public Works. Grading hours shall be limited to Monday through
Friday, 7 a.m. to 8 p.m. Grading, street construction, demolition or underground utility work shall
not occur on Saturdays, Sundays and holidays, and during the nighttime period as defined in
Section 10.48.053(b) of the Municipal Code. Construction activities shall be limited to Monday
through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities
are not allowed on holidays. The developer shall be responsible for educating all contractors and
subcontractors of said construction restrictions. Rules and regulation pertaining to all construction
activities and limitations identified in this permit, along with the name and telephone number of a
developer appointed disturbance coordinator, shall be posted in a prominent location at the
entrance to the job site. The applicant shall comply with the above grading and construction hour
requirements unless otherwise indicated in the mitigation ineasures identified in the Mitigation
Monitoring and Reporting Program (MMRP) dated March 2012 as identified in the 2009 Final
EIR and as modified by the 2012 Addendum to the Final EIR.
27. PARHING
The applicant shall provide the following number of parking spaces based upon the developinent
plan dated August 15, 2012 (dated received on August 28, 2012), with the following additional
requirements:
(i) 32 additional parking spaces on site (either in the shared parking garage or surface parking,
including 12 additional parking spaces by providing angled parking along the south side of
the plaza near the retail Shop 5 building and Pad 3 building. This balance is based upon the
difference between the City's unshared parking rate required for the hotel, retail and office
buildings (1,769 spaces), credit of 42 on-street parking spaces along Vallco Parkway, and
the applicant's proposal for the hotel, retail and office parking (1,695 spaces). (1,769—42
— 1,695 = 32 spaces) The applicant shall work with staff to incorporate the additional
spaces on site that may include enlarging the parking garage by extending the upper story
over the alley east of the garage. and
(ii) 12 additional underground parking spaces in the underground parking garage (increasing
parking to 1.8 spaces per unit for a total of 216 parking spaces for the live/work rental loft
apartment). Additionally, the applicant shall provide at least one assigned and reserved
parking space per unit at all times.
(iii) Provide the 85 angled parking spaces and street iinprovements along the south side of
Vallco Parkway along the project frontage as approved in 2009 in association with this
project, until such time in the future the City decides to modify the parking and street
improveinents along Vallco Parkway.
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Resolution No.12-098
The applicant shall also comply with the swales and permeable surfaces requirement of the City's
Parking Regulations. Adjustments to the parking plan may be permitted based on the final
approved tenanting and land use program as long as there are no additional parking and traffic
impacts as determined by the Director of Community Development and the parking analyses in
the Second Addendum.
A parking management plan that describes the parking system used by the retail, hotel and office
uses shall be submitted for review and approval by the Community Development Director. The
applicant shall provide an updated plan for any tenant changes that result in changes to the parking
requirements.
28. BICYCLE PARHING
The applicant shall provide bicycle parking and bike racks for the proposed project in accordance
with the City's Parking Regulations under Chapter 19.124 of the Cupertino Municipal Code.
29. PARHING LOT LIGHTING
Lighting in the parking lots shall be approved by the Director of Community Development for
compliance with applicable regulations prior to issuance of building permits.
30. BUILDING PERMIT APPROVAL
The Director of Community Development shall review the final building permits for full
conformance with the Master Use Permit approval and the Architectural and Site Approval for
each building prior to issuance of building permits for each building.
31. SIDEWALKS/CROSSWALKS
A. The final sidewalk/street frontage plan shall be required to be reviewed and approved by the
City prior to the final map, and shall match the guidelines of the South Vallco Master Plan and
be consistent with the sidewalk/street frontage plan for the adjacent Rosebowl inixed use
development.
B. The applicant shall provide decorative crosswalks with colored and/or stainped asphalt
pavement across Vallco Parkway, N. Tantau Avenue and Stevens Creek Boulevard. The
decorative paveinent materials shall be reviewed and approved by the Director of Community
Development and the Public Works Department, and shall be consistent with the
recoinmendation of the traffic analysis prepared by Fehr and Peers in the Transportation
Impact Analysis dated September 5, 2008 on p. 48.
32. SIGNAGE
Signage is not approved with this application. Signage shall conform to the City's Sign Ordinance,
Heart of the City Specific Plan and South Vallco Master Plan. Prior to final occupancy and
approval of any individual signs on site, a detailed inaster sign program shall be subinitted for
review and approval in accordance with the City's Sign Ordinance.
33. ARCHITECTURAL AND SITE APPROVAL
A. The buildings, site development and architecture shall substantially confonn to the site plan,
elevations and details as shown in the approved exhibits, unless otherwise noted below. Prior
to issuance of building permits, the applicant shall be required to obtain approval of a separate
Architectural and Site Approval application for each of the buildings by the Design Review
Committee; each Architectural and Site Approval application shall provide a detailed site plan,
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Resolution No.12-098
full elevations (all four sides), floor plans and any other details as required for Architectural
and Site Approval applications. Building colors and materials shall be reviewed and approved
in conjunction with the Architectural and Site Approval. Minor amendments to approved
Architectural and Site Approvals for buildings and/or the site plan, including minor changes to
the layout of the site plan, building forms and building sizes, may be reviewed and approved
by the Director of Community Development.
B. The applicant shall provide the following additional modifications and enhancements to the
plan prior to issuance of building permits (including recommendations referenced by the
City's Architectural Advisor on February 20, 2012 in Attachment 11 & 16 or as amended by
the Planning Commission):
1. Town Square
a. The town square area shall be designed as a "flexible" public space that may be expanded
or shifted by the temporary closure of one or more of the surrounding publicly accessible
streets. Provide additional landscaping in the square.
b. In order to allow for a seamless expansion or shifting of the future pedestrian activities, the
town square area will be developed to be flush with the grade of the surrounding street
system. The Director of Community Development may approve other similar details
deemed to be consistent with the intent of this condition.
c. The applicant shall provide decorative semi-pervious pavements or similar treatments in
the town square and plaza areas to the satisfaction of the Director of Community
Development.
d. Parking on the circular street system shall be delineated by decorative semi-pervious
paving or other similar treatments as deemed to be appropriate by the Director of
Community Development.
e. Final design and landscape of the town square area shall be reviewed and approved by the
Director of Community Development.
f. Temporary closure of any portion of the private drive streets, including methods used to
temporarily close the street(s), will require approval from the Director of Public Works.
2. Office Buildin�s
Architectural enhancements to the building shall be incorporated including the following:
a. Enhance tower entry features with details and design features (particularly the central
tower entry facing Stevens Creek Boulevard) and project the towers out and upward
from the main bulk of the building.
b. Provide prominent architectural design enhancements to emphasize the importance of
this corner as the eastern gateway entry to the City, including identifiable street
frontage public entrances along Stevens Creek Boulevard and N. Tantau Avenue, glass
store fronts and corner site features.
c. Provide horizontal eleinents to the building design to reduce the verticality of the
building frontages along Stevens Creek Boulevard and N. Tantau Avenue.
d. Provide deep recessed windows.
e. Unify the variety of building fonns with more closely related and toned down color
tones.
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Resolution No.12-098
f. Add ground floor space as an "arcade-like" element along Stevens Creek Boulevard
and around the corners at the easterly Main Street drive entry and a N. Tantau.
3. Hotel
a. The Architectural and Site Approval application for the design of the interior and exterior
of the hotel must return back to the City Council for review and approval.
b. The exterior architectural design of the hotel shall be of the same quality and design
standard as the example provided by the applicant of the Marriott Residence Inn in the
Gaslamp district of San Diego.
c. Provide additional variation in height and wall articulations, such as larger roof eave
overhangs with additional fa�ade depth and architectural detail and variety in roof eave
heights, to minimize the verticality, bulk and box-like shape of the building.
d. Enhance architectural detailing on the building that is in scale with the building.
e. Provide deep recessed windows to provide depth to the building fa�ade.
f. Increase the horizontal elements of the fa�ade.
g. Add patio space (seating) at the corner of Vallco Parkway and Finch Avenue to enliven the
streetscape and entry to the site.
h. Provide additional architectural pedestrian-scale detailing of the ground floor treatment of
the building, including along town square, Vallco Parkway, and the pedestrian area leading
to the garage.
i. Tone down the contrast in exterior colors and provide colors that will complement the
colors used within the development.
j. Provide an outdoor dining terrace along the frontages of the restaurant facing town square.
4. Retail Buildings
a. Revise the architectural design of the retail pad building(s) in town square from an agrarian
look to a park pavilion/kiosk style architecture with greater storefront glazing and
sophistication.
b. Provide active storefront pedestrian entries on all retail shops facing Stevens Creek
Boulevard.
c. Provide special design treatments between retail Shops 7 and 8 buildings to lead
pedestrians/customers between the park and the town square.
d. Bring the Shops 4, 5 and 6 buildings closer to the southeast and southwest corners of the
main entryway from Stevens Creek Boulevard.
5. Auto Court/Parking Garage
The parking garage shall provide architectural details and provide features along the ground
floor facing Vallco Parkway to promote pedestrian orientation along the street.
6. Street Furniture
The applicant shall provide street furniture and pedestrian amenities along Stevens Creek
Boulevard and Vallco Parkway. Prior to the issuance of building permits for Phase 1 of the
project, the street furniture shall be reviewed and approved by the Design Review Cominittee.
7. Rental Live/Work Apartment Loft Buildin�
a. Add a distinctive five-story high corner feature that provide a distinctive edge and corner to
the southeast corner of the building above the ground floor retail uses; otherwise, there will
be an awkward four-story high gap at this corner.
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Resolution No.12-098
b. Provide design articulation on the wall on the southwest corner of the building above the
trash enclosure. The ground floor trash enclosure on this corner facing the town square
needs to be properly screened and provide architecturally enhanced.
c. The hallways appear to be long and narrow and should be enhanced with widened similar to
hotel corridors.
d. Please clarify if the parking garage and the courtyard will be open or be secured.
e. The upper level plans need to clarify if there will be open views to the interior courtyard.
f. Plans should clarify where the windows or natural ventilation for the units will be provided
on upper floor units.
g. Please clarify if the upper floor corridors open or enclosed along the southern side of the
building.
h. Please provide end cap/corner features to the building. Without these corner end caps, the
length and inassing of the building is emphasized.
i. Provide balcony openings for the units to bring residential presence to the street level.
Balconies should be more transparent facing the town square.
j. Enhance the ground floor treatment on the southwest corner (where the trash enclosure is
proposed) to provide a focal point from the north-south walkway.
k. Confirm the height of the building since it may not exceed 60 feet per the City's General
Plan.
1. The top of the buildings need to be enhanced with stronger tops.
m. Windows should be deep set to enhance the elevations.
8. Site Plan and Surface Parkin� Lot
a. Provide angled parking along the north side of the plaza between the retail Shop 5 building
and retail Pad 3 building rather than parallel parking to gain additional parking spaces, and
to provide more easily accessible parking.
b. Modify the view to the rear of the parking cars from the loop driveway looking south
towards the retail Shop 6 building.
c. Modify the site plan to accurately identify the landscaped areas as green and a different
color for the hardscaped/non-landscaped areas.
d. Provide a single-wide crosswalk between the incubator retail buildings and the retail Pad 3
building in the private roadway.
e. Modify the main driveway entrance to fix the awkward and sharp lane transition from
Stevens Creek Boulevard.
9. Parking Gara�e and Attached Retail/Incubator Space
a. Provide left and right turn lanes from the eastern driveway entrance to the parking garage
along Vallco Parkway to avoid back-ups onto the street.
b. Consider an alternate more convenient hotel valet access to the garage
34. GATEWAY ENTRY
The applicant shall be required to construct and install a gateway entry feature on the northwest
corner of Stevens Creek Boulevard and N. Tantau Avenue that will be consistent with the policies
of the General Plan and South Vallco Master Plan. The gateway entry feature shall be a prominent
design that may fulfill the public art requirement and could include a decorative inonument feature
that spans over Stevens Creek Boulevard, or vertical structural elements on both sides of Stevens
Creek Boulevard and on the median to announce entry. Also, this corner shall include a
cominunity banner and enhanced pedestrian crossings that inay include crosswalk lighting, special
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Resolution No.12-098
paving materials and/or prominent art or architectural feature announcing the entry to the City,
such as a wrought iron element, subject to review and approval by the City Council.
35. LANDSCAPE PLAN
The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by
the Director of Community Development prior to issuance of building permits for the building,
portion of development, and/or phase of development for which building permit applications have
been submitted. The landscape plan shall provide the following prior to issuance of building
permits:
A. Water conservation and pesticide reduction ineasures and requirements in conformance with
Chapter 14.15, Landscape Ordinance, and the pesticide control measures referenced in Chapter
9.18, Stormwater Pollution Prevention and Watershed Protection, of the Cupertino Municipal
Code.
B. A full landscape proj ect submittal per section 14.15.040 of the Landscaping Ordinance. The
Water-Efficient Design Checklist (Appendix A of Chapter 14.15), Landscape and Irrigation
Design Plans, and Water Budget Calculations shall be reviewed and approved to the
satisfaction of the Director of Community Development prior to issuance of building permits.
C. Landscaping along Stevens Creek Boulevard and N. Tantau Avenue in accordance with the
streetscape design requirements of the Heart of the City Specific Plan.
D. Planting of two specimen oak trees flanking the driveway entrances to the development along
Stevens Creek Boulevard as replacements for the removal of the existing dead specimen oak
tree.
E. Existing and Ash trees along Vallco Parkway shall be retained to the maximum possible as
determined by the City Arborist.
36. LANDSCAPE INSTALLATION REPORT
The project is subject to all provisions delineated in the Landscape Ordinance (CMC, Chapter
14.15). A landscape installation audit shall be conducted by a certified landscape professional after
the landscaping and irrigation system have been installed. The findings of the assessment shall be
consolidated into a landscape installation report.
The landscape installation report shall include, but is not limited to: inspection to confirm that the
landscaping and irrigation system are installed as specified in the landscape and irrigation design
plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that
causes overland flow, and preparation of an irrigation schedule.
The landscape installation report shall include the following statement: "The landscape and
irrigation system have been installed as specified in the landscape and irrigation design plan and
complies with the criteria of the ordinance and the permit."
37. LANDSCAPE AND IRRIGATION MAINTENANCE
Per the Landscape Ordinance (CMC, Chapter 14.15), a maintenance schedule shall be established
and submitted to the Director of Community Development or hislher designee, either with the
landscape application package, with the landscape installation report, or any time before the
landscape installation report is submitted.
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Resolution No.12-098
a) Schedules should take into account water requirements for the plant establishment period and
water requirements for established landscapes.
b) Maintenance shall include, but not be limited to the following: routine inspection; pressure
testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas;
replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control;
and removing obstructions to emission devices.
c) Failed plants shall be replaced with the same or functionally equivalent plants that may be
size-adjusted as appropriate for the stage of growth of the overall installation. Failing plants
shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest
control or other factors as recoinmended by a landscaping professional.
38. SOIL ANALYSIS REPORT
A soils analysis report shall document the various characteristics of the soil (e.g. texture,
infiltration rate, pH, soluble salt content, percent organic inatter, etc) and provide
recommendations for amendments as appropriate to optimize the productivity and water efficiency
of the soil.
The soil analysis report shall be made available to the professionals preparing the landscape and
irrigation design plans in a timely manner either before or during the design process. A copy of the
soils analysis report shall be subinitted to the Director of Community Development as part of the
landscape documentation package.
39. LANDSCAPE AND IRRIGATION MAINTENANCE AGREEMENT
Prior to final inspections and final occupancy, the owner(s) of the property shall enter into a
formal written landscape maintenance agreeinent with the City. The City shall record this
agreement, against the property or properties involved, with the County of Santa Clara Recorder's
Office and it shall be binding on all subsequent owners of land served by the proposed landscape.
The landscape maintenance agreement shall require that inodifications and maintenance activities
not alter the level of water efficiency of the landscape from its original design, unless approved by
the City prior to the cominencement of the proposed modification or maintenance activity.
40. TREE REMOVAL
A. The applicant is approved to remove a total of 61 trees and relocate 17 trees on site in
accordance with the City Arborist's report prepared by David Babby and dated April 30, 2008.
Although the applicant is requesting approval to remove these trees in accordance with the
City Arborist's recommendation, the intent is to retain as many of the existing perimeter street
trees for the remaining life of such trees where they are not considered dead or do not require
iininediate removal.
B. The applicant shall be required to replace the Aleppo Pine tree (Tree No. 113) that was
removed in accordance with the City's Protected Trees Ordinance (Chapter 14.18 of the
Cupertino Municipal Code).
C. For any trees that are removed due to hazardous conditions, are considered dead, or die as a
result of relocation, the applicant shall be required to obtain a tree reinoval permit and replace
these trees in accordance with the City's Protected Trees Ordinance.
D. For any trees that require removal due to construction plan drawing changes and/or
construction activity, the applicant shall obtain a tree removal permit in accordance with the
Protected Trees Ordinance.
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Resolution No.12-098
E. The Director of Community Development may review and approve further refinements to the
tree removal and planting plan based on the approved final land use program for the center
provided that there are no significant environmental or visual impacts.
41. TREE REPLACEMENTS
Final approval of the required tree replacements shall be reviewed and approved by the Director of
Community Development in accordance with the City's Protected Trees Ordinance. The applicant
may be able to reduce the number of replacement trees on site, if larger size trees are proposed, in
accordance with the tree replacement standards of the ordinance. For any additional trees that are
reinoved due to hazardous conditions or are considered dead, the applicant shall be required to
obtain a tree removal permit and replace these trees in accordance with the Protected Trees
Ordinance. Species and size of replacement trees shall be reviewed and approved by the
Community Development Director.
42. TREE PROTECTION
As part of the building permit drawings, a tree protection plan shall be prepared by a certified
arborist for the trees to be retained. The applicant shall be required to install tree protection
measures before and during development in accordance with the City Arborist's report dated April
30, 2008, and in accordance with requirements of the Public Works Department for the
preservation of existing street trees. In addition, the following measures shall be added to the
protection plan:
A. For trees to be retained, chain link fencing and other root protection shall be installed around
the dripline of the tree prior to any project site work.
B. No parking or vehicle parking shall be allowed under root zones, unless using buffers
approved by the project arborist.
C. No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity
of trees to be retained, the City Arborist shall be consulted before any trenching or root cutting
beneath the dripline of the tree.
D. Tree protection conditions shall be posted on the tree protection barriers.
E. Retained trees shall be watered to maintain them in good health.
43. TREE PROTECTION BOND
The applicant shall provide a tree protection bond in an ainount detennined by the City Arborist to
ensure protection of trees slated for preservation prior to issuance of grading, demolition or
building permits. The bond shall be returned after coinpletion of construction, subject to a letter
from the City Arborist indicating that the trees are in good condition.
44. TREE REPLACEMENT IN-LIEU FEE
The applicant shall pay an in-lieu fee in accordance with the City's Protected Trees Ordinance for
any trees that cannot be replaced on site.
45. HEART OF THE CITY DESIGN GUIDELINES
A. The project shall comply with the Heart of the City Specific Plan developinent standards and
design guidelines in effect at the time of project approval.
B. If any portions of the buildings on the Master Use Permit site plan do not ineet the miniinuin
setbacks per the Heart of the City Specific Plan, the applicant inust either inodify the building
setback or obtain approval of an Exception application to the Heart of the City Specific Plan.
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Resolution No.12-098
46. SOUTH VALLCO MASTER PLAN
The project shall comply with the South Vallco Master Plan. Prior to release of building permits
for Phase 1 of the project, the final boulevard plan along Vallco Parkway shall be reviewed and
approved by the Director of Community Development. The applicant shall make reasonable
efforts to contact adjacent property owners to show improvement plans including, but not limited
to the specific lighting, sidewalk furniture, and landscaping treatments to be consistent with the
vision of the South Vallco Master Plan.
47. CREEK TRAIL IMPROVEMENTS
The applicant shall contribute an amount not to exceed $65,000 to the improvements of a trail
connection along Calabazas Creek from Vallco Parkway to I-280. This contribution shall be used
by the City to administer a creek trail plan and necessary approvals and improvements. If this
fund is not used within five years of the project completion, then it shall be returned to the
applicant.
48. PARK AREA ALONG METROPOLITAN
A approximately 0.55 acre park area shall be maintained along the western property line adjacent
to the Metropolitan mixed-use development. A miniinum 20-foot wide landscape buffer shall be
provided along the western property line adjacent to the Metropolitan mixed-use development; the
landscape buffer shall be included in the acreage of the park. The design of the park area shall
include but not be limited to passive recreation apparatuses, such as a tot lot and sitting areas. The
Parks and Recreation Commission shall review the park design and shall refer its recommendation
to the City Council for review and approval. The linear green space park buffer parallel to the
eastern property line of the Metropolitan mixed use development shall be installed prior to
issuance of building occupancy of any building constructed adjacent to this property line.
49. SECURITY PLAN FOR PARHING GARAGE
The applicant shall develop a coinprehensive private security plan for the entire development
encompassing patrol hours, inanning levels and frequency, closed circuit cameras in the parking
garage, and adequate lighting levels. The plan shall be prepared by the applicant and approved by
the Sherif�s Department prior to final occupancy.
50. PARHING GARAGE NOISE MITIGATION
The parking garage floors shall be treated/coated with materials as deemed appropriate by the City
to lessen the noise impacts of vehicle movements.
51. RESTAURANT ODOR ABATEMENT
All restaurants shall install odor abateinent systems to be incorporated into the air handling
systems to reduce the odor impact from the restaurants to the adjacent community. Detailed plans
shall be reviewed and approved by the Coinmunity Development Departinent prior to issuance of
building permits.
52. SCREENING
All mechanical and other equipment on the buildings and site shall be screened so 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. The location of equipment and necessary
screening shall be reviewed and approved by the Director of Coinmunity Development prior to
issuance of building permits.
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Resolution No.12-098
53. TRASH AND DELIVERY ACTIVITIES
A detailed refuge and truck delivery plan must be prepared by the applicant. The plan shall specify
locations of trash facilities, refuge pick up schedules and truck delivery schedules and routes. All
trash facilities must be screened and enclosed to the satisfaction of the Public Works Department.
The final plan shall be submitted to the City for review and approval prior to issuance of building
permits.
All deliveries shall comply with the mitigation measures provided in the Mitigation Monitoring
and Reporting Program prepared by David J. Powers and Associates dated January 2009, except
as inay be modified by the 2012 Addendum to the Final Environmental Impact Report (EIR).
54. CONSTRUCTION MANAGEMENT MEETING
Prior to commencement of construction activities, the applicant shall arrange for a pre-
construction meeting with the pertinent departments (Building, Planning, and Public Works) to
review the applicant-prepared construction management plan.
55. CONSTRUCTION MANAGEMENT PLAN
A construction management plan shall be prepared by the applicant and approved by staff prior to
issuance of building permits. During Phase 1 and 2 of the construction, staging of construction and
equipment shall occur as far away from any residential property as possible. The applicant shall
also provide a construction manager hotline phone nuinber for residents of the adjacent
Metropolitan condominium complex to call for construction related activities on the project site.
The hotline number shall also be posted on the project site and at the Metropolitan condominium
complex. Said construction management plan shall also provide the following:
A. Construction Vehicle Access and Routing
B. Construction Equipment Staging Area
C. Dust Control (Best Management Practices)
D. Hours of Operation
E. Street Cleaning Schedule and Program
56. DUST CONTROL
The following construction practices shall be implemented during all phases of construction for
the proposed project to prevent visible dust emissions from leaving the site:
a) Water all active construction areas at least twice daily and inore often during windy periods to
prevent visible dust from leaving the site; active areas adjacent to windy periods; active areas
adjacent to existing land uses shall be kept damp at all tiines, or shall be treated with non-toxic
stabilizers or dust palliatives.
b) Cover all trucks hauling soil, sand and other loose inaterials or require all trucks to maintain at
least 2 feet of freeboard;
c) Pave, apply water at least three tiines daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction site.
d) Sweep streets daily, or more often if necessary (with water sweepers) if visible soil inaterial is
carried onto adjacent public streets.
e) The applicant shall incorporate the City's construction best management practices into the
building permit plan set.
� The applicant shall comply with the above dust control requirements unless otherwise
indicated in the initigation measures identified in the Mitigation Monitoring and Reporting
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Resolution No.12-098
Program (MMRP) dated March 2012 as identified in the 2009 Final EIR and as modified by
the 2012 Addendum to the Final EIR.
57. NOISE MITIGATION
The project and retail operations shall comply with the City's Community Noise Control
Ordinance (Chapter 10.48 of the CMC), unless otherwise indicated in the mitigation measures
identified in the Mitigation Monitoring and Reporting Program (MMRP) dated March 2012 as
identified in the 2009 Final EIR and as modified by the 2012 Addendum to the Final EIR. In
addition, the following mitigation measures shall be taken in order to reduce noise event iinpacts
to nearby receptor areas:
a) Delivery trucks shall be turned off while unloading products at the loading dock.
b) Construction equipinent shall be have quiet design features, be well-inaintained, and have a
high quality muffler system.
c) Temporary plywood enclosures shall be erected around stationary equipment that produces
excessive noise at nearby receptors.
d) Unnecessary idling of machines when not in use shall be prohibited.
e) Good maintenance and lubrication procedures shall be used to reduce operating noise.
58. GREEN BUILDING
The applicant shall obtain LEED certification designation for the hotel, office and loft residential
rental housing buildings in accordance with the U.S. Green Building Council standards and the
City's Green Building policies. The applicant shall also design the athletic club (if developed) and
retail buildings to LEED certification standards, but will not be required to certify these buildings
as LEED certified. The applicant shall also provide solar hot water heating for any pools provided
on the project site.
59. TRANSPORTATION DEMAND MANAGEMENT
The applicant shall commit to implementing a transportation demand manageinent (TDM) plan
incorporating solutions as indicated in the mitigation ineasures identified in the Mitigation
Monitoring and Reporting Program (MMRP) dated March 2012 as identified in the 2009 Final
EIR and as modified by the 2012 Addendum to the Final EIR, that inay include parking cash-out
and eco passes for employees, valet for custoiners and off-site parking options. The TDM plan
including the projected funding shall be reviewed and approved by the Director of Community
Developinent Director prior to issuance of building permits.
60. UTILITY STRUCTURES
All new utility structures shall be located underground or screened froin public view to the
satisfaction of the Director of Community Development and Public Works.
61. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the inaximum extent feasible
subject to the Building Official and shall meet the mandatory requireinents of the Cal Green
Building Code. The applicant shall provide evidence that inaterials will be recycled prior to
issuance of final demolition permits.
62. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the
proposed project for additional conditions and requireinents. Any inisrepresentation of any
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Resolution No.12-098
submitted data may invalidate an approval by the Community Development Department.
63. 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.
64. PUBLIC ART
The applicant shall provide public art in accordance with General Plan policy 2- 66. Public art
shall be installed on the project site prior to final occupancy of the last building completed in the
first phase. The public art shall be valued at a minimum of one-quarter percent(1/4%) of the total
project budget, not to exceed $100,000. The applicant shall submit a public art plan to be reviewed
by the Fine Arts Commission prior to installation of the public art.
65. CIRCULATION PLAN
Prior to issuance of building permits, the applicant shall provide an auto,bike and pedestrian
circulation plan.
66. VALLCO PARKWAY
All on-street parking along Vallco Parkway remains public. The parking spaces along Vallco
Parkway are public parking spaces which shall always be available to the public. These spaces
cannot be limited to use by patrons or tenants of the Main Street Development. The City may
eliminate some or all of this parking at any tiine at its sole discretion.
67. PARKING CONVERSION FUND
Prior to issuance of any building permit for the project, the applicant shall be required to provide a
"parking conversion" fund that will allow the City to convert the angled parking spaces with one
lane of eastbound traffic and a bike lane approved in association with the project along Vallco
Parkway to parallel parking spaces with two lanes of eastbound traffic and a bike lane, if and when
the City desires. Staff will work with the applicant on the amount to be collected by the applicant.
68. SHERIFF SUBSTATION
The applicant shall add a Sheriffls substation on site to be incorporated into the parking garage.
The applicant shall work with staff on the appropriate location and size of the substation.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS DEPT.
These conditions are not intended to be exhaustive. Additional conditions �nay need to be addressed,
prior to issuance of a building permit, based on potential modifications to the site's usage and/or layout.
69. STREET WIDENING
Public street widening and dedications shall be provided in accordance with City Standards and
specifications and as required by the City Engineer.
70. CURB AND GUTTER IMPROVEMENTS
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Resolution No.12-098
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades
and standards as specified by the City Engineer.
71. 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.
72. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as
needed.
73. GRADING
Grading shall be as approved and required by the City Engineer in accordance with Chapter 16.08
of the Cupertino Municipal Code. 401 Certifications and 404 permits maybe required. Please
contact Army Corp of Engineers and/or Regional Water Quality Control Board as appropriate.
74. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Hydrology and pre- and post-
development hydraulic calculations must be provided to indicate whether additional storm water
control measures are to be constructed or renovated. The storm drain system may include, but is
not limited to, subsurface storage of peak stormwater flows (as needed), low impact development
facilities, or other approved means, to reduce the amount of runoff from the site and to improve
storm water quality. The storm drain system shall be designed to detain water on-site (e.g., via
buried pipes or storage structures) as necessary to avoid an increase of one percent flood water
surface elevation of the culvert to the satisfaction of the City Engineer. Any storm water
overflows or surface sheeting should be directed away from neighboring private properties and to
the public right of way as much as reasonably possible. Hydro-inodification measures may be
required as directed by the Municipal Regional Permit.
75. UNDERGROUND UTILITIES
The developer shall comply with the requireinents 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 of underground 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.
76. IMPROVEMENT AGREEMENT
The project developer shall enter into a development 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 under grounding of utilities. Said agreeinent shall be
executed prior to issuance of construction permits
Fees:
a. Checking & Inspection Fees: 6% of Off-Site Improvement Cost or
$4,101.00 ininimum
b. Grading Pennit: 6% of Site Improvement Cost or
$2,387.00 minimum
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Resolution No.12-098
c. Development Maintenance Deposit: $ 3,000.00
d. Storm Drainage Fee: $ TBD
e. Power Cost: **
f. Map Checking Fees: $8,052.00
g. Park Fees: $ per Municipal Code
(or an equivalent park land dedication)
h. Street Tree By Developer
** Based on the latest effective PG&E rate schedule approved by the PUC
Bonds:
Faithful Performance Bond: 100% of Off-site and On-site Improvements
Labor & Material Bond: 100% of Off-site and On-site Improvement
On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule adopted by the City
Council. However, the fees imposed herein lnay 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.
77. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment enclosures shall be
screened with fencing and landscaping or located underground such that said equipinent is not
visible from public street areas. The transformer shall not be located in the front or side building
setback area.
78. 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 grading and
street improvement plans.
79. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed to City
Standards and shall reach an agreement with California Water Services Coinpany for water service
to the subject developinent.
80. NPDES CONSTRUCTION GENERAL PERMIT
The developer must obtain a Notice of Intent (NOI) froin the State Water Resources Control
Board, which encompasses preparation of a Stonn Water Pollution Prevention Plan (SWPPP), use
of construction Best Manageinent Practices (BMPs) to control stonn water runoff quality, and
BMP inspection and inaintenance.
81. C.3 REOUIREMENTS
The developer shall reserve a minimum of 4% of developable surface area for the placement of
low impact development measures, for storm water treatment, on the tentative map, unless an
alternative stonn water treatment plan, that satisfies C.3 requirements, is approved by the City
Engineer.
22
Resolution No.12-098
The developer must include the use and maintenance of site design, source control and storm
water treatment Best Management Practices (BMPs), which must be designed per approved
numeric sizing criteria. A Storm Water Management Plan, Storm Water Facilities Easement
Agreement, Storm Water Facilities Operation and Maintenance Agreement, and certification of
ongoing operation and maintenance of treatment BMPs are each required.
All storm water management plans are required to obtain certification from a City approved third
party reviewer.
82. FULL TRASH CAPTURE SYSTEM
The developer will be responsible for installing a full trash capture system/device to capture trash
from the onsite storm drain before the storm water reaches the City owned storm drain system. A
full capture system or device is a single device or series of devices that traps all particles retained
by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate Q
resulting from a one-year, one-hour storm in the sub-drainage area (see the Municipal Regional
Permit section C.10 for further information/requirements).
83. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a Registered Civil Engineer.
This plan should include all erosion control measures used to retain inaterials on site. Erosion
control notes shall be stated on the plans.
84. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the timetable for
all grading/erosion control work in conjunction with this project.
85. TRAFFIC SIGNAL IMPROVEMENTS
The developer shall agree to fund up to $300,000 for the purpose of installing a traffic signal at
Finch Avenue and Vallco Parkway as well as for making traffic signal improveinents at the
Stevens Creek Boulevard and Tantau Ave intersection. The developer shall also submit a bond for
this purpose which will be released 5 years from the date of project occupancy.
86. TRAFFIC MITIGATION AT WOLFE ROAD AND VALLCO PARKWAY
The developer shall mitigate for traffic impacts at Vallco Parkway and Wolfe Road by
implementing one of the options stated in the Environmental Impact Report for Main Street
Cupertino per the approval of the City Engineer.
87. TRAFFIC MITIGATION AT HOMESTEAD ROAD & LAWRENCE EXPRESSWAY
The developer shall agree to submit their fair-share cost of up to $400,000 to improve Homestead
Road at Lawrence Expressway according to the direction of the City Engineer. The fair-share
contribution to the County will be dependent on the ainount of traffic generated by the approved
Plan. In the event that a Plan is approved that has reduced traffic iinpacts, the same formula would
be used (calculating the percentage of traffic the project is adding to total growth between
background and cumulative conditions). The cost shall be submitted to the County of Santa Clara
in the form of a bond or cash deposit prior to the City issuing building pennits, with the proviso
that the funds be committed to this specific improvement in accordance of section 66000 et. seq.
of the California Government Code.
88. PUBLIC ACCESS EASEMENT
23
Resolution No.12-098
The Developer shall provide, to the satisfaction of the City Engineer, a public access easement
across the site, over the park and over the town center. The easement, including for vehicular and
pedestrian travel, shall link Stevens Creek Boulevard with Vallco Parkway, the park and the town
center. Public access easements shall include access for both vehicular and pedestrian travel, and
shall be shown and recorded on the Final Map. All of the internal roadways shall have a public
driving and parking access easement over them. Public access areas may not be closed off without
the consent and approval of the Public Works Department, and shall be governed by the Joint Use
Agreement recorded within the project's Covenants, Conditions and Restrictions (CC&R's). The
public access easement shall be subject to approval by the City Attorney. The public access
easement shall contain a provision that they may not be modified without the express written
approval of the City.
89. PEDESTRIAN IMPROVEMENTS
The developer shall provide pedestrian improvements along the property frontage, including
crosswalk improvements at adjoining intersections. Final crosswalk improvement plan shall be
reviewed and approved by the City Engineer.
90. BUS STOP LOCATION
The developer shall improve bus stops on Stevens Creek Boulevard along the project frontage and
the immediate vicinity of the project site to the satisfaction of the City Engineer; this inay include
consistent shelters for the bus stops, but will not include duck outs or relocation of the bus stops.
91. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to be approved
by the City. The plan shall include a temporary traffic control plan for work in the right of way as
well as a routing plan for all vehicles used during construction. All traffic control signs must be
reviewed and approved by the City prior to commencement of work. The City has adopted
Manual on Unifonn Traffic Control Devices (MUTCD) standards for all signage and striping
work throughout the City.
92. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
93. TRAFFIC CALMING
The developer shall agree to fund up to $100,000 for the purpose of mitigating traffic impacts in
the adjacent neighborhoods resulting froin the project for a period of 5 years following project
occupancy. The developer shall submit a bond for this purpose which will be released 5 years
froin the date of project occupancy.
94. EMERGENCY VEHICLE PREEMPTION FUND
The Developer is required to pay$15,000.00 to fund three Emergency Vehicle Preemption devices
for traffic signals at the adjacent intersections.
95. BICYCLE PARHING
The developer shall provide bicycle parking consistent with the City's requirements to the
satisfaction of the City Engineer.
96. OPERATIONS & MAINTENANCE AGREEMENT
24
Resolution No.12-098
The developer shall enter into an Operations & Maintenance Agreeinent with the City prior to
final occupancy. The Agreement shall include the operation and maintenance for non-standard
appurtenances in the public road right-of-way that may include, but is not limited to, sidewalk,
pavers, and street lights.
97. TRASH ENCLOSURES
The trash enclosure plan must be designed to the satisfaction of the Environmental Programs
Manager. Clearance by the Public Works Department is needed prior to obtaining a building
permit.
98. REFUSE TRUCK ACCESS
The developer must obtain clearance from the Environmental Programs Manager in regards to
refuse truck access for the proposed development.
99. STREET TREES
Street trees shall be planted within the Public Right of Way and shall be of a type approved by the
City in accordance with Ordinance No. 125.
100.FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
101.SANTA CLARA WATER DISTRICT CLEARANCE
Provide Santa Clara water district approval before recordation of the final map. The developer
shall pay for and obtain Water District permit for activities or modifications within the District
easement or fee right of way or affecting District facilities.
102.STREAMSIDE PERMIT
Prior to issuance of a building pennit, the developer shall provide plans and infonnation that
satisfies the requirements of the Stream Side Permit as set forth by the Santa Clara Valley Water
Resources Protection Collaborative. These items include, but are not limited to, topographic
survey, specific measures to protect streains and/or waterbodies from water quality impacts,
coordination with all interested jurisdictional agencies, etc.
103.SANITARY DISTRICT
A letter of clearance for the project shall be obtained from the Cupertino Sanitary District prior to
issuance of building pennits.
104.SANTA CLARA COUNTY FIRE DEPARTMENT
A letter of clearance for the project shall be obtained from the Santa Clara County Fire
Department prior to issuance of building permits.
105.UTILITY EASEMENTS
25
RESOLUTION N0. 12-100
OF THE CITY COUNCIL OF 7'HE CITY OF CUPERTINO
APPROVING A TENTATIVE MAP TO SUBDIVIDE FIVE PARCELS INTO SIX PARCELS
WITH ONE RETAIL CONDOMINIUM UNIT' ON LOT 5 ON AN APPROXIMATELY 18
ACRE SITE LOCATED NORTH OF STEVEN�� CREEK BOULEVARD BETWEEN FINCH
AVENUE (INCLUDING BOTH SIDES OF FIN�:H AVENUE) AND N. TANTAU AVENUE,
SOUTH OF VALLCO PARKWAY IDENTIFIEI) BY APNS 316-20-085, 316-20-078 AND 316-
20-0 I9
SECTION I: PROTECT DESCRIPTION
Application No.: TM-2012-04
Applicant: Kevin Dare
Property Owner: 500 Forbes, LLC
Location: North of Stevens Creek Boulevard between Finch Avenue (including the
both sides of Finch Avenu��) and N. Tantau Avenue, south of Vallco
Parkway
(APNs 316-20-085, 316-20-078 AND 316-20-079)
SECTION II: FINDINGS
WHEREAS, the City Council of the City of Cupertino received an application for a Tentative
Subdivision Map, as described in Section I 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 City ��ouncil have held one or more public hearings
on this matter; and
WHEREAS, a Second Addendum to the 2009 Fin.�l Environmental Impact Report was prepared
to adequately address the environmental review of the proposed application in accordance with
the California Environmental Quality Act (CEQA;►; and
WHEREAS, the applicant has met the burden of ��roof required to support said application; and
has satisfied the following requirements:
1. That the proposed subdivision map is consistent with the City of Cupertino General Plan,
Cupertino Zoning Ordinance and Heart of the City Specific Plan; and
2. That the design and improvements of the proposed subdivision are consistent with the
General Plan, Cupertino Zoning OrdinancE� and Heart of the City Specific Plan; and
3. That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivi;�ion; and
t
Resolution No.12-100
4. That the design of the subdivision or the p roposed improvements are not likely to cause
substantial environmental damage nor �;ubstantially and avoidable injure fish and
wildlife or their habitat; and
5. That the design of the subdivision or the t��pe of improvements associated therewith are
not likely to cause serious public health problems; and
6. That the design of the subdivision and its associated improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision; and
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 Tentative Ma��, 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. TM-2012-04 as set
forth in the Minutes of the City Council Meeting of September 4, 2012, and are incorporated by
reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED B�' THE COMMUNITY DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
The approval is based on Exhibits titled: "Main Street Cupertino, Sand Hill Property
Company, Cupertino, California" site plan dated August 15, 2012 and dated received
August 28, 2012, Mixed Use Loft plans co��sisting of pages A1.0, A2.1, A2.2, A2.3, A2.4,
A2.5, A2.6, and A3.0, dated received Aug,ust 28, 2012, and Tentative Map pages TM-1
through TM-8 dated received August 2f3, 2012, except as may be amended by the
conditions contained in this resolution.
The Tentative Map is specifically approved to create the following parcels:
a. Parcell - 11 acres for the retail building;s, park and town square
b. Parcel2 - 1.5 acres for the office building on the corner
c. Parcel3 - 1.5 acres for the office building along Vallco Parkway
d. Parcel4 - 1.5 acres for the hotel
e. Parcel 5 -1.5 acres for the live/work loEt apartment building with a 9,146 square foot
two-unit retail condominium parcel
f. Parcel6 - 1.5 acres for the Common Area Parcel for the benefit of Parcels 1 through 4.
Restrictions and requirements for the shared use of the parking garage to
accommodate the retail, hotel and offi.ce uses within the development site shall be
included within the CC&Rs per the rec�uirements in Resolution No. 12-098 and other
related approvals.
2. CONCURRENT APPROVAL CONDITIGNS
2
ReSoluHon No.12-100
The conditions of approval contained in f�ile nos. M-2012-03 and ASA-2012-10 shall be
applicable to this approval.
3. NOTICE OF FEES, DEDICATIONS, RES�:RVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, a�1d other exactions. Pursuant to Government
Code Section 66020(d) (1), these Condition�; 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, res��rvations, 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 exactior�s.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Cupertino this 4t" day
of September 2012, by the following vote:
Vote Members of the Citv Council
AYES: Santoro, Mahoney, Chang, Sinks, Wong
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: APPROV ED:
/s/Grace Schmidt /s/Mark S;�ntoro
Grace Schmidt Mark Santoro
City Clerk Mayor, City of Cupertino
3
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PROJECTINFORMATION MAIN STREET CUF�ERTIND I MAIN STREET
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NOTES
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PRLpQSEO PU6ClC AR£AS BY£A.S�A/ENT P�LIC ROADS/CL1VAIpY ARFAS/P'L�UC PARK
PRQpOSL�D PRIVAIF ARF.AS PRIVAIE ROADS/�I/AlAV AR£AS
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AR£AS SU&ECT R7 IWUINDAIlQ4l.• NqVE
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plY Q�ClA°£RIINO 61E/JG�pUf�C NQ 1.BElNG A CdVI,Yt£7E NAIL IN IF!£TA°Q�
CURB A�1fL�'SAU7HNE5T Ri7URN AN 51EYfNS CRffX BOG�EVi1RD AT IHE
NIERS£C)X,W INIH TMITAU AI�N�L
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BASIS OF BEARINC
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BEIHEiN FOf/ND AlpVl/AI£N1S AS.SAA�BEARINC IS SfIONW LW PARCi�L AIAP,flLID
AUf�1ST.� 1987 IV BOQ�C 576 Q''4IAP5 AT PAG�5 JI AND J2 AVLYU51�R£CQ4DS
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SURVEYOR'S STATEMENT
J}NS IENTAAVE A!M HAS BEDV PR£PARID BY 1fE A?UPK1fR AIY Sl/PE]PHSIQN lN
ACG1�40ANC£IMIH STAMOARO PRACAL�
AN .L A •
[/C£NSE EYPIRES 12/31/12
CWVr06�AND U�Ei
CMJIION s The engineer prepo�ng theae plana will not be reaponsibie
for,or liable fw, unauthorized changes to or uees of these plans.
Ail changea to the plans muat be in w�itinq and muat be approved
by the preparcr of the plana.
TENTATIVE MAP SET LEGEND
SANt71T AND CLNFQPN lJA�
CUPERTINO
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