Higher
Click here for full text details
0.176 mi.
930 ft.
RCRA-LQG
EPA Id CAL000036587
M70 CUPERTINO UNIFIED SCHOOL DIST. 1028943809 UST FINDER RELEASE NNW 10301 VISTA DR N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.176 mi.
930 ft.
69 JING CHEN RCRA NonGen / NLR 1027078471
ENE 10164 RIEDEL PLACE E MANIFEST CAC003150365
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.170 mi.
896 ft.
RCRA NonGen / NLR
EPA Id CAC003150365
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1520
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K76 APPLE COMPUTER RCRA NonGen / NLR 1001217374
SW 20330 STEVENS CREEK BLVD FINDS CAR000033118
1/8-1/4 CUPERTINO, CA 95014 ECHO
Relative:
Higher
Click here for full text details
0.183 mi.
964 ft.
RCRA NonGen / NLR
EPA Id CAR000033118
FINDS
K75 APPLE, INC. (CITY CENTER 02) RCRA NonGen / NLR 1025871280 SW 20330 STEVENS CREEK BLVD E MANIFEST CAL000444392
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.183 mi.
964 ft.
RCRA NonGen / NLR
EPA Id CAL000444392
M74 CUPERTINO UNIFIED SCHOOL DIST. S103946584 LUST
NNW 10301 VISTA DR CPS-SLIC N/A
1/8-1/4 CUPERTINO, CA 95014 HIST LUST
Relative:
Higher
Click here for full text details
0.176 mi. CERS HAZ WASTE
930 ft. SWEEPS UST
Cortese
CUPA Listings
CERS
LUST
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608502456
date9 4/14/2000
CPS-SLIC
Global Id T10000005106
Facility Status Completed - Case Closed
Click here to access the California GeoTracker records for this facility
HIST LUST
SCVWD ID 07S2W13H02
SWEEPS UST
Status A
Tank Status A
Comp Number 10301
Cortese
Cleanup Status COMPLETED - CASE CLOSED
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1521
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N80 KIM, GRACE RCRA NonGen / NLR 1026488642
WNW 10203 PARISH PLACE E MANIFEST CAC003094871
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.206 mi.
1087 ft.
RCRA NonGen / NLR
EPA Id CAC003094871
N79 GRACE KIM RCRA NonGen / NLR 1026486078
WNW 10203 PARISH PLACE CAC003092226
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.206 mi.
1087 ft.
RCRA NonGen / NLR
EPA Id CAC003092226
78 FORTES, REGINA RCRA NonGen / NLR 1025842625
NW 10246 WILL COURT E MANIFEST CAC003022235
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.197 mi.
1041 ft.
RCRA NonGen / NLR
EPA Id CAC003022235
77 INGRID HSIA RCRA NonGen / NLR 1031043255
NE 19937 TWILIGHT COURT CAC003269838
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.187 mi.
986 ft.
RCRA NonGen / NLR
EPA Id CAC003269838
APPLE COMPUTER (Continued) 1001217374
Registry ID: 110071754031
Registry ID: 110002919753
ECHO
Registry ID 110002919753
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1522
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P86 LINOTEXT AMERICA INC CUPA Listings S121471442
West 20401 STEVENS CREEK BL N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.231 mi.
1221 ft.
O85 MICHAEL SCHUCK DDS CUPA Listings S121472364
East 10055 N PORTAL AV 100 N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.227 mi.
1198 ft.
O84 DONALD P ARALDI DDS INC CUPA Listings S121468413
East 10055 N PORTAL AV 100 N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.227 mi.
1198 ft.
O83 ROBERT F HARLEY DDS CUPA Listings S105091199
East 10055 N PORTAL AV 130 N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.227 mi.
1198 ft.
O82 THEODORE A FLOOR DDS CERS HAZ WASTE S112346990
East 10055 N PORTAL AV 100 CUPA Listings N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.227 mi.
1198 ft.
81 ALPA SANGHAVI RCRA NonGen / NLR 1026806351
ENE 10136 MCLAREN PLACE E MANIFEST CAC003118568
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.207 mi.
1093 ft.
RCRA NonGen / NLR
EPA Id CAC003118568
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1523
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Q90 SHOTARO WATANABE RCRA NonGen / NLR 1025844227
NNE 10325 NORTH BLANEY AVENUE E MANIFEST CAC003023845
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.233 mi.
1230 ft.
RCRA NonGen / NLR
EPA Id CAC003023845
P89 VICKY TSAI DBA DRYCLEAN PRO RCRA NonGen / NLR 1025868690 West 20379 STEVENS CREEK BLVD CAL000380674
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.231 mi.
1221 ft.
RCRA NonGen / NLR
EPA Id CAL000380674
P88 DRYCLEAN-PRO CERS HAZ WASTE S105023471
West 20379 STEVENS CREEK BL CUPA Listings N/A
1/8-1/4 CUPERTINO, CA 95014 DRYCLEANERS
Relative:
Higher
Click here for full text details
0.231 mi. HIST CORTESE
1221 ft. HWTS
CERS
DRYCLEANERS
EPA Id CAL000380674
HIST CORTESE
Reg Id 3049
P87 APPLE COMPUTER INC RCRA NonGen / NLR 1000279133
West 20405 STEVENS CREEK BLVD FINDS CAD982496838
1/8-1/4 CUPERTINO, CA 95014 ECHO
Relative:
Higher
Click here for full text details
0.231 mi. HWTS
1221 ft. HAZNET
RCRA NonGen / NLR
EPA Id CAD982496838
FINDS
Registry ID: 110002831767
ECHO
Registry ID 110002831767
HAZNET
GEPAID CAD982496838
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1524
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P95 CUPERTINO CITY CENTER UST FINDER RELEASE 1028943803 WSW 20430 STEVENS CREEK BLVD N/A
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.249 mi.
1316 ft.
Q94 COLSON FAMILY TRUST RCRA NonGen / NLR 1026472594
NNE 10312 N. BLANEY DR. CAC003078238
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.248 mi.
1307 ft.
RCRA NonGen / NLR
EPA Id CAC003078238
Q93 WEI LUO RCRA NonGen / NLR 1027215276
North 10340 PLUM TREE LANE E MANIFEST CAC003179961
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.245 mi.
1296 ft.
RCRA NonGen / NLR
EPA Id CAC003179961
92 ANATHAKRISHNA RAMESH RCRA NonGen / NLR 1024749356
ENE 10177 N PORTAL AVE E MANIFEST CAC002969142
1/8-1/4 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.240 mi.
1267 ft.
RCRA NonGen / NLR
EPA Id CAC002969142
91 SANTA CLARA COUNTY HOUSEHOLD HAZADOUS WASTE PROGRA 1027699736 RCRA NonGen / NLR West 10120 N DE ANZA BLVD CAH111001555
1/8-1/4 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.235 mi.
1243 ft.
RCRA NonGen / NLR
EPA Id CAH111001555
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1525
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R97 TEXACO LUST S102438501
West 10002 DE ANZA BLVD HIST LUST N/A
1/4-1/2 CUPERTINO, CA 95014 Cortese
Relative:
Higher
Click here for full text details
0.319 mi. HIST CORTESE
1686 ft. CERS
LUST
Date Closed 10/18/1996
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608501414
SCVWD ID 07S2W13G02F
date9 10/18/1996
HIST LUST
SCVWD ID 07S2W13G02
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HIST CORTESE
Reg Id 43-1443
P96 CUPERTINO CITY CENTER LUST S101303587
WSW 20430 STEVENS CREEK BLVD HIST LUST N/A
1/8-1/4 CUPERTINO, CA 95014 Cortese
Relative:
Higher
Click here for full text details
0.249 mi. HIST CORTESE
1316 ft. CERS
LUST
Date Closed 01/22/2002
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608571092
SCVWD ID 07S2W13G01F
date9 1/22/2002
HIST LUST
SCVWD ID 07S2W13G01
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HIST CORTESE
Reg Id 43-0428
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1526
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T102 CHEVRON #9-5954 LUST S105512813
West 10023 S DE ANZA BLVD HIST LUST N/A
1/4-1/2 CUPERTINO, CA 95014 CERS HAZ WASTE
Relative:
Higher
Click here for full text details
0.383 mi. SWEEPS UST
2023 ft. CERS TANKS
Cortese
CUPA Listings
HWTS
HAZNET
CERS
LUST
Date Closed 08/13/2002
Facility Status Case Closed
Status Completed - Case Closed
T101 CHEVRON #9-5954 UST FINDER RELEASE 1028933759
West 10023 S DE ANZA BLVD N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.383 mi.
2023 ft.
S100 CUPERTINO CLEAN SCENE UST FINDER RELEASE 1028943804 WNW 10165 DE ANZA BOULEVARD N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.381 mi.
2014 ft.
R99 TEXACO UST FINDER RELEASE 1029116408
West 10002 DE ANZA BLVD N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.354 mi.
1868 ft.
98 19720 STEVENS CREEK BLVD. CPS-SLIC S121468456
East 19720 STEVENS CREEK BLVD. CUPA Listings N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.334 mi.
1764 ft.
CPS-SLIC
Global Id T10000016970
Facility Status Open - Assessment & Interim Remedial Action Click here to access the California GeoTracker records for this facility Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1527
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S104 CUPERTINO CLEAN SCENE LUST S101594681
WNW 10165 DE ANZA BLVD HIST LUST N/A
1/4-1/2 CUPERTINO, CA 95014 SWEEPS UST
Relative:
Higher
Click here for full text details
0.393 mi. CA FID UST
2075 ft. Cortese
HIST CORTESE
CERS
LUST
Date Closed 06/15/2011
Facility Status Pollution Characterization
Status Completed - Case Closed
Global Id T0608502052
SCVWD ID 07S2W13F02F
HIST LUST
SCVWD ID 07S2W13F02
SWEEPS UST
T103 CHEVRON HIST LUST S103881297
West 10023 DE ANZA HIST CORTESE N/A
1/4-1/2 CUPERTINO, CA
Relative:
Higher
Click here for full text details
0.386 mi.
2037 ft.
HIST LUST
SCVWD ID 07S2W13F01
HIST CORTESE
Reg Id 43-0270
CHEVRON #9-5954 (Continued) S105512813
Global Id T0608500327
SCVWD ID 07S2W13F03F
date9 8/13/2002
HIST LUST
SCVWD ID 07S2W13F03
SWEEPS UST
Status A
Tank Status A
Comp Number 62833
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HAZNET
GEPAID CAR000125260
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1528
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U105 SEARS ROEBUCK & CO RCRA-SQG 1000595131
East 10101 WOLFE RD LUST CAD983590241
1/4-1/2 CUPERTINO, CA 95014 HIST LUST
Relative:
Lower
Click here for full text details
0.443 mi. SWEEPS UST
2341 ft. HIST UST
CA FID UST
Cortese
RCRA-SQG
EPA Id CAD983590241
LUST
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608552828
date9 12/6/1999
HIST LUST
SCVWD ID 07S1W18G01
SWEEPS UST
Comp Number 7020
HIST UST
Facility Id 00000007020
CA FID UST
Facility Id 43007398
Status I
Cortese
Cleanup Status COMPLETED - CASE CLOSED
CUPERTINO CLEAN SCENE (Continued) S101594681
Status A
Tank Status A
Comp Number 12702
CA FID UST
Facility Id 43012308
Status A
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HIST CORTESE
Reg Id 43-2234
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1529
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V109 CHMIRS S104396930
ENE 10123 NORTH WOLFE RD HIST CORTESE N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.461 mi.
2436 ft.
CHMIRS
OES Incident Number 4-4549
HIST CORTESE
Reg Id 43-1252
108 APPLE COMPUTER INC HIST CORTESE S104396927
NW 10500 DE ANZA N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.449 mi.
2373 ft.
HIST CORTESE
Reg Id 43-0079
U107 SEARS AUTOMOTIVE CENTER UST FINDER RELEASE 1029103597 East 10101 N WOLFE RD N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.443 mi.
2341 ft.
U106 SEARS, #1468 LUST 1008153180
East 10101 N WOLFE RD HIST UST N/A
1/4-1/2 CUPERTINO, CA 95014 FINDS
Relative:
Lower
Click here for full text details
0.443 mi. ECHO
2341 ft. CERS
LUST
Date Closed 12/06/1999
SCVWD ID 07S1W18G01F
FINDS
Registry ID: 110055823541
Registry ID: 110019006332
ECHO
Registry ID 110019006332
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1530
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W113 FOUR-PHASE SYSTEMS LUST U001600986
NW 10500 N DE ANZA BLVD HIST UST N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.476 mi.
2515 ft.
LUST
Status Completed - Case Closed
Global Id T0608500147
HIST UST
Facility Id 00000006819
W112 APPLE COMPUTER UST FINDER RELEASE 1028917914
NW 10500 N DE ANZA BLVD N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.476 mi.
2515 ft.
V111 ICE CENTER ENTERPRISES CPS-SLIC S112983934
ENE 10123 N WOLFE RD HWTS N/A
1/4-1/2 CUPERTINO, CA 95014 HAZNET
Relative:
Lower
Click here for full text details
0.461 mi. CERS
2436 ft.
CPS-SLIC
Global Id T10000020648
Facility Status Open - Site Assessment
Click here to access the California GeoTracker records for this facility HAZNET
GEPAID CAC002663441
V110 ICE CAPADES CHALET CPS-SLIC S124538227
ENE 10123 N WOLFE RD HWTS N/A
1/4-1/2 CUPERTINO, CA 95014
Relative:
Lower
Click here for full text details
0.461 mi.
2436 ft.
CPS-SLIC
Global Id T10000017167
Facility Status Open - Remediation
Click here to access the California GeoTracker records for this facility Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1531
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115 APPLE INC RCRA-LQG 1000142172
NNW 20400 MARIANI AVENUE CPS-SLIC CAD000099259
1/4-1/2 CUPERTINO, CA 95014 BROWNFIELDS
Relative:
Higher
Click here for full text details
0.477 mi. FINDS
2518 ft. ECHO
EMI
CERS
RCRA-LQG
EPA Id CAD000099259
CPS-SLIC
Global Id SL0608533305
Facility Status Completed - Case Closed
Click here to access the California GeoTracker records for this facility FINDS
Registry ID: 110071753587
Registry ID: 110071741929
W114 APPLE INC LUST 1000279123
NW 10500 N DE ANZA BLVD HIST LUST CAD981386485
1/4-1/2 CUPERTINO, CA 95014 RCRA NonGen / NLR
Relative:
Higher
Click here for full text details
0.476 mi. FINDS
2515 ft. ECHO
Cortese
CERS
LUST
Date Closed 01/17/1991
Facility Status Preliminary site assessment underway
SCVWD ID 07S2W12Q01F
date9 1/17/1991
HIST LUST
SCVWD ID 07S2W12Q01
RCRA NonGen / NLR
EPA Id CAD981386485
FINDS
Registry ID: 110002689500
Registry ID: 110070679083
ECHO
Registry ID 110002689500
Cortese
Cleanup Status COMPLETED - CASE CLOSED
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1532
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X117 MOTOROLA FOUR PHASE INC CORRACTS 1000341814
NW 10700 N DE ANZA BLVD RCRA-TSDF CAD990794158
1/2-1 CUPERTINO, CA 95014 RCRA-SQG
Relative:
Higher
Click here for full text details
0.639 mi. FINDS
3375 ft. ECHO
CORRACTS
EPA ID: CAD990794158
RCRA-TSDF
EPA Id CAD990794158
RCRA-SQG
116 ONE HOUR CLEANERS BY LEE RCRA-LQG 1000118162
East 10045 E ESTATES DR CPS-SLIC CAD981579311
1/4-1/2 CUPERTINO, CA 95014 FINDS
Relative:
Lower
Click here for full text details
0.478 mi. DRYCLEANERS
2526 ft. HWTS
HAZNET
CERS
RCRA-LQG
EPA Id CAD981579311
CPS-SLIC
Global Id T10000021095
Facility Status Open - Site Assessment
Click here to access the California GeoTracker records for this facility FINDS
Registry ID: 110009537698
DRYCLEANERS
EPA Id CAD981579311
HAZNET
GEPAID CAD981579311
APPLE INC (Continued) 1000142172
Registry ID: 110058373941
Registry ID: 110002411649
ECHO
Registry ID 110002411649
EMI
Facility Id 3606
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1533
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120 ANDERSON OF CUPERTINO ENVIROSTOR S103950146
West 20955 STEVENS CREEK BLVD LUST N/A
1/2-1 CUPERTINO, CA 95014 HIST LUST
Relative:
Higher
Click here for full text details
0.782 mi. SWEEPS UST
4131 ft. Cortese
HIST CORTESE
CERS
ENVIROSTOR
Facility Id 60001047
Status Refer: 1248 Local Agency
LUST
Date Closed 07/30/1998
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608502120
X119 FOUR-PHASE SYSTEMS INC ENVIROSTOR S118757534
NW 10700 N DE ANZA BLVD N/A
1/2-1 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.639 mi.
3375 ft.
ENVIROSTOR
Facility Id 80001514
Status No Action Required
X118 FOUR-PHASE SYSTEMS INC HIST UST U001601012
NW 10700 N DE ANZA BLVD HWP N/A
1/2-1 CUPERTINO, CA 95014 CERS
Relative:
Higher
Click here for full text details
0.639 mi.
3375 ft.
HIST UST
Facility Id 00000036517
HWP
EPA ID CAD990794158
Cleanup Status CLOSED
MOTOROLA FOUR PHASE INC (Continued) 1000341814
EPA Id CAD990794158
FINDS
Registry ID: 110002903797
ECHO
Registry ID 110002903797
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1534
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122 SEDGWICK ELEMENTARY SCHOOL EXPANSION PROJECT S103621316 ENVIROSTOR ESE 10480 FINCH AVENUE LUST N/A
1/2-1 CUPERTINO, CA 95014 HIST LUST
Relative:
Lower
Click here for full text details
0.925 mi. SCH
4883 ft. Cortese
HIST CORTESE
CERS
ENVIROSTOR
Facility Id 60002143
Status Certified
LUST
Date Closed 03/26/1997
Facility Status Case Closed
Status Completed - Case Closed
Global Id T0608501986
121 DELIA’S CLEANERS ENVIROSTOR 1002851289
SSW 7335 BOLINGER ROAD VCP N/A
1/2-1 CUPERTINO, CA 95014
Relative:
Higher
Click here for full text details
0.858 mi.
4531 ft.
ENVIROSTOR
Facility Id 60000349
Status Active
VCP
Facility Id 60000349
Status Active
ANDERSON OF CUPERTINO (Continued) S103950146
SCVWD ID 07S2W13E03F
date9 7/30/1998
HIST LUST
SCVWD ID 07S2W13E03
SWEEPS UST
Status A
Tank Status A
Comp Number 16252
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HIST CORTESE
Reg Id 43-2307
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1535
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123 CUPERTINO VILLAGE CLEANERS ENVIROSTOR S108054446
NNE 10989 NORTH WOLFE ROAD VCP N/A
1/2-1 CUPERTINO, CA 95014 CERS
Relative:
Lower
Click here for full text details
0.977 mi.
5157 ft.
ENVIROSTOR
Facility Id 60000385
Status Active
VCP
Facility Id 60000385
Status Active
SEDGWICK ELEMENTARY SCHOOL EXPANSION PROJECT (Continued) S103621316 SCVWD ID 07S1W18Q01F
date9 3/26/1997
HIST LUST
SCVWD ID 07S1W18Q01
SCH
Facility Id 60002143
Status Certified
Cortese
Cleanup Status COMPLETED - CASE CLOSED
HIST CORTESE
Reg Id 43-2162
Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
1536
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CA AQUEOUS FOAM Former Fire Training Facility Assessments Listing State Water Resources Control Board 06/03/2024 06/04/2024 08/28/2024CA AST Aboveground Petroleum Storage Tank Facilities California Environmental Protection Agency 07/06/2016 07/12/2016 09/19/2016CA BROWNFIELDS Considered Brownfieds Sites Listing State Water Resources Control Board 06/17/2024 06/17/2024 09/10/2024CA CA BOND EXP. PLAN Bond Expenditure Plan Department of Health Services 01/01/1989 07/27/1994 08/02/1994CA CA FID UST Facility Inventory Database California Environmental Protection Agency 10/31/1994 09/05/1995 09/29/1995CA CDL Clandestine Drug Labs Department of Toxic Substances Control 12/31/2022 03/21/2024 06/12/2024CA CERS CalEPA Regulated Site Portal Data California Environmental Protection Agency 07/10/2024 07/10/2024 07/12/2024CA CERS HAZ WASTE California Environmental Reporting System Hazardous Waste CalEPA 07/10/2024 07/10/2024 07/12/2024CA CERS TANKS California Environmental Reporting System (CERS) Tanks California Environmental Protection Agency 07/10/2024 07/10/2024 07/12/2024CA CHMIRS California Hazardous Material Incident Report System Office of Emergency Services 07/19/2024 07/22/2024 10/08/2024CA CHROME PLATING Chrome Plating Facilities Listing State Water Resources Control Board 06/03/2024 06/04/2024 08/28/2024CA CIWQS California Integrated Water Quality System State Water Resources Control Board 08/20/2024 08/20/2024 08/22/2024CA CORTESE "Cortese" Hazardous Waste & Substances Sites List CAL EPA/Office of Emergency Information 06/17/2024 06/17/2024 09/10/2024CA CPS-SLIC Statewide SLIC Cases (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA CUPA LIV-PLE CUPA Facility Listing Livermore-Pleasanton Fire Department 02/14/2024 02/21/2024 05/08/2024CA DEED Deed Restriction Listing DTSC and SWRCB 08/22/2024 08/22/2024 11/05/2024CA DRYCLEAN AMADOR Amador Air District Drycleaner Facility Listing Amador Air Quality Management District 04/26/2023 04/27/2023 07/13/2023CA DRYCLEAN AVAQMD Antelope Valley Air Quality Management District Drycleaner L Antelope Valley Air Quality Management Distri 02/26/2024 02/27/2024 05/15/2024CA DRYCLEAN BAY AREA Bay Area Air Quality Management District Drycleaner Facility Bay Area Air Quality Management District 02/20/2019 05/30/2019 05/01/2023CA DRYCLEAN BUTTE Butte County Air Quality Management DistrictDrycleaner Facil Butte County Air Quality Management District 04/25/2023 10/18/2023 01/16/2024CA DRYCLEAN CALAVERAS Calaveras County Environmental Management Agency Drycleaner Calaveras County Environmental Management Age 06/17/2019 06/19/2019 05/01/2023CA DRYCLEAN EAST KERN Eastern Kern Air Pollution Control District District Dryclea Eastern Kern Air Pollution Control District 08/21/2024 08/22/2024 11/05/2024CA DRYCLEAN FEATHER RVR Feather River Air Quality Management District Drycleaner Fac Feather River Air Quality Management District 03/08/2023 03/09/2023 06/05/2023CA DRYCLEAN GLENN Glenn County Air Pollution Control District Drycleaner Facil Glenn County Air Pollution Control District 01/08/2024 01/10/2024 03/27/2024CA DRYCLEAN GRANT Grant Recipients List California Air Resources Board 12/31/2021 01/26/2024 04/16/2024CA DRYCLEAN IMPERIAL Imperial County Air Pollution Control District Drycleaner Fa Imperial County Air Pollution Control Distric 04/25/2023 04/26/2023 07/14/2023CA DRYCLEAN LAKE Lake County Air Quality Management District Drycleaner Facil Lake County Air Quality Management District 02/15/2024 02/16/2024 05/02/2024CA DRYCLEAN MENDOCINO Mendocino County Air Quality Management District Drycleaner Mendocino County Air Quality Management Distr 02/26/2024 02/28/2024 05/15/2024CA DRYCLEAN MOJAVE Mojave Desert Air Quality Management District Drycleaner Fac Mojave Desert Air Quality Management District 08/21/2024 08/22/2024 11/05/2024CA DRYCLEAN MONTERY BAY Monterey Bay Air Quality Management District Drycleaner Faci Monterey Bay Air Quality Management District 01/03/2024 01/05/2024 03/20/2024CA DRYCLEAN N COAST North Coast Unified Air Quality Management District Dryclean North Coast Unified Air Quality Management Di 11/30/2016 04/19/2019 05/01/2023CA DRYCLEAN N SIERRA Northern Sierra Air Quality Management District Drycleaner F Northern Sierra Air Quality Management Distri 08/22/2024 08/22/2024 11/05/2024CA DRYCLEAN N SONOMA Norther Sonoma County County Air Pollution Control District Santa Barbara County Air Pollution Control Di 08/23/2024 08/26/2024 11/05/2024CA DRYCLEAN PLACER Placer County Air Quality Management District Drycleaner Fac Placer County Air Quality Management District 05/15/2023 05/17/2023 08/14/2023CA DRYCLEAN SACRAMENTO Sacramento Metropolitan Air Quality Management DistrictDrycl Sacramento Metropolitan Air Quality Managemen 01/03/2024 01/10/2024 03/27/2024CA DRYCLEAN SAN DIEGO San Diego County Air Pollution Control District Drycleaner F San Diego County Air Pollution Control Distri 03/19/2024 03/21/2024 04/12/2024CA DRYCLEAN SAN JOAQUIN San Joaquin Valley Air Pollution Control District District D San Joaquin Valley Air Pollution Control Dist 08/22/2024 08/22/2024 11/05/2024CA DRYCLEAN SAN LUIS OB San Luis Obispo County Air Pollution Control District Drycle San Luis Obispo County Air Pollution Control 01/03/2024 01/04/2024 03/20/2024CA DRYCLEAN SANTA BARB Santa Barbara County Air Pollution Control District Dryclean Santa Barbara County Air Pollution Control Di 02/19/2019 04/17/2019 05/01/2023CA DRYCLEAN SHASTA Shasta County Air Quality Management District District Drycl Shasta County Air Quality Management District 04/26/2023 04/27/2023 07/14/2023CA DRYCLEAN SOUTH COAST South Coast Air Quality Management District Drycleaner Listi South Coast Air Quality Management District 05/21/2024 05/23/2024 08/19/2024CA DRYCLEAN TEHAMA Tehama County Air Pollution Control District Drycleaner Faci Tehama County Air Pollution Control District 04/24/2019 04/24/2019 05/01/2023CA DRYCLEAN VENTURA Drycleaner Facility Listing Ventura County Air Pollution Control District 01/04/2024 01/16/2024 02/08/2024CA DRYCLEAN YOLO-SOLANO Yolo-Solano Air Quality Management District Drycleaner Facil Yolo-Solano Air Quality Management District 08/21/2024 08/26/2024 11/06/2024CA DRYCLEANERS Cleaner Facilities Department of Toxic Substance Control 04/02/2024 04/05/2024 04/15/2024CA EMI Emissions Inventory Data California Air Resources Board 12/31/2022 06/11/2024 09/03/2024CA ENF Enforcement Action Listing State Water Resoruces Control Board 07/15/2024 07/16/2024 10/08/2024 TC7818510.2s Page GR-1
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CA ENVIROSTOR EnviroStor Database Department of Toxic Substances Control 07/22/2024 07/22/2024 10/09/2024 CA FIN ASSURANCE 1 Financial Assurance Information Listing Department of Toxic Substances Control 07/10/2024 07/11/2024 09/27/2024CA FIN ASSURANCE 2 Financial Assurance Information Listing California Integrated Waste Management Board 08/07/2024 08/14/2024 08/28/2024CA HAULERS Registered Waste Tire Haulers Listing Integrated Waste Management Board 04/04/2024 04/05/2024 04/15/2024CA HAZNET Facility and Manifest Data California Environmental Protection Agency 12/31/2023 07/02/2024 09/25/2024CA HIST CAL-SITES Calsites Database Department of Toxic Substance Control 08/08/2005 08/03/2006 08/24/2006CA HIST CORTESE Hazardous Waste & Substance Site List Department of Toxic Substances Control 04/01/2001 01/22/2009 04/08/2009CA HIST UST Hazardous Substance Storage Container Database State Water Resources Control Board 10/15/1990 01/25/1991 02/12/1991CA HWP EnviroStor Permitted Facilities Listing Department of Toxic Substances Control 08/12/2024 08/12/2024 10/28/2024CA HWT Registered Hazardous Waste Transporter Database Department of Toxic Substances Control 07/01/2024 07/02/2024 09/25/2024CA HWTS Hazardous Waste Tracking System Department of Toxic Substances Control 07/19/2024 07/30/2024 08/28/2024CA ICE Inspection, Compliance and Enforcement Department of Toxic Subsances Control 08/12/2024 08/12/2024 10/28/2024CA LDS Land Disposal Sites Listing (GEOTRACKER) State Water Qualilty Control Board 08/28/2024 08/28/2024 08/30/2024CA LIENS Environmental Liens Listing Department of Toxic Substances Control 05/31/2024 06/21/2024 09/11/2024CA LUST Leaking Underground Fuel Tank Report (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/30/2024CA LUST REG 1 Active Toxic Site Investigation California Regional Water Quality Control Boa 02/01/2001 02/28/2001 03/29/2001CA LUST REG 2 Fuel Leak List California Regional Water Quality Control Boa 09/30/2004 10/20/2004 11/19/2004CA LUST REG 3 Leaking Underground Storage Tank Database California Regional Water Quality Control Boa 05/19/2003 05/19/2003 06/02/2003CA LUST REG 4 Underground Storage Tank Leak List California Regional Water Quality Control Boa 09/07/2004 09/07/2004 10/12/2004CA LUST REG 5 Leaking Underground Storage Tank Database California Regional Water Quality Control Boa 07/01/2008 07/22/2008 07/31/2008CA LUST REG 6L Leaking Underground Storage Tank Case Listing California Regional Water Quality Control Boa 09/09/2003 09/10/2003 10/07/2003CA LUST REG 6V Leaking Underground Storage Tank Case Listing California Regional Water Quality Control Boa 06/07/2005 06/07/2005 06/29/2005CA LUST REG 7 Leaking Underground Storage Tank Case Listing California Regional Water Quality Control Boa 02/26/2004 02/26/2004 03/24/2004CA LUST REG 8 Leaking Underground Storage Tanks California Regional Water Quality Control Boa 02/14/2005 02/15/2005 03/28/2005CA LUST REG 9 Leaking Underground Storage Tank Report California Regional Water Quality Control Boa 03/01/2001 04/23/2001 05/21/2001CA MCS Military Cleanup Sites Listing (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/30/2024CA MILITARY PRIV SITES Military Privatized Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA MILITARY UST SITES Military UST Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA MINES Mines Site Location Listing Department of Conservation 06/03/2024 06/04/2024 08/29/2024CA MWMP Medical Waste Management Program Listing Department of Public Health 07/26/2024 08/22/2024 11/06/2024CA NON-CASE INFO Non-Case Information Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA NOTIFY 65 Proposition 65 Records State Water Resources Control Board 06/06/2024 06/07/2024 09/03/2024CA NPDES NPDES Permits Listing State Water Resources Control Board 08/05/2024 08/06/2024 10/28/2024CA OTHER OIL GAS Other Oil & Gas Projects Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA PEST LIC Pesticide Regulation Licenses Listing Department of Pesticide Regulation 08/22/2024 08/22/2024 11/06/2024CA PFAS PFAS Contamination Site Location Listing State Water Resources Control Board 08/28/2024 08/28/2024 09/03/2024CA PROC Certified Processors Database Department of Conservation 08/28/2024 08/28/2024 08/30/2024CA PROD WATER PONDS Produced Water Ponds Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA PROJECT Project Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA RESPONSE State Response Sites Department of Toxic Substances Control 07/22/2024 07/22/2024 10/09/2024CA RGA LF Recovered Government Archive Solid Waste Facilities List Department of Resources Recycling and Recover 07/01/2013 01/13/2014CA RGA LUST Recovered Government Archive Leaking Underground Storage Tan State Water Resources Control Board 07/01/2013 12/30/2013CA SAMPLING POINT Sampling Point ? Public Sites (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA SAN FRANCISCO AST Aboveground Storage Tank Site Listing San Francisco County Department of Public Hea 07/29/2024 07/30/2024 10/17/2024CA SAN JOSE HAZMAT Hazardous Material Facilities City of San Jose Fire Department 11/03/2020 11/05/2020 01/26/2021CA SCH School Property Evaluation Program Department of Toxic Substances Control 07/22/2024 07/22/2024 10/09/2024CA SLIC REG 1 Active Toxic Site Investigations California Regional Water Quality Control Boa 04/03/2003 04/07/2003 04/25/2003 TC7818510.2s Page GR-2
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CA SLIC REG 2 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing Regional Water Quality Control Board San Fran 09/30/2004 10/20/2004 11/19/2004 CA SLIC REG 3 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing California Regional Water Quality Control Boa 05/18/2006 05/18/2006 06/15/2006CA SLIC REG 4 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing Region Water Quality Control Board Los Angele 11/17/2004 11/18/2004 01/04/2005CA SLIC REG 5 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing Regional Water Quality Control Board Central 04/01/2005 04/05/2005 04/21/2005CA SLIC REG 6L SLIC Sites California Regional Water Quality Control Boa 09/07/2004 09/07/2004 10/12/2004CA SLIC REG 6V Spills, Leaks, Investigation & Cleanup Cost Recovery Listing Regional Water Quality Control Board, Victorv 05/24/2005 05/25/2005 06/16/2005CA SLIC REG 7 SLIC List California Regional Quality Control Board, Co 11/24/2004 11/29/2004 01/04/2005CA SLIC REG 8 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing California Region Water Quality Control Board 04/03/2008 04/03/2008 04/14/2008CA SLIC REG 9 Spills, Leaks, Investigation & Cleanup Cost Recovery Listing California Regional Water Quality Control Boa 09/10/2007 09/11/2007 09/28/2007CA SPILLS 90 SPILLS90 data from FirstSearch FirstSearch 06/06/2012 01/03/2013 02/22/2013CA SWEEPS UST SWEEPS UST Listing State Water Resources Control Board 06/01/1994 07/07/2005 08/11/2005CA SWF/LF (SWIS) Solid Waste Information System Department of Resources Recycling and Recover 08/05/2024 08/06/2024 10/28/2024CA SWRCY Recycler Database Department of Conservation 08/28/2024 08/28/2024 08/29/2024CA TOXIC PITS Toxic Pits Cleanup Act Sites State Water Resources Control Board 07/01/1995 08/30/1995 09/26/1995CA UIC UIC Listing Deaprtment of Conservation 09/02/2024 09/04/2024 09/05/2024CA UIC GEO Underground Injection Control Sites (GEOTRACKER) State Water Resource Control Board 08/28/2024 08/28/2024 08/29/2024CA UST Active UST Facilities SWRCB 08/28/2024 08/28/2024 08/30/2024CA UST CLOSURE Proposed Closure of Underground Storage Tank (UST) Cases State Water Resources Control Board 02/13/2024 03/05/2024 06/03/2024CA VCP Voluntary Cleanup Program Properties Department of Toxic Substances Control 07/22/2024 07/22/2024 10/09/2024CA WASTEWATER PITS Oil Wastewater Pits Listing RWQCB, Central Valley Region 02/11/2021 07/01/2021 09/29/2021CA WDR Waste Discharge Requirements Listing State Water Resources Control Board 06/03/2024 06/04/2024 08/30/2024CA WDS Waste Discharge System State Water Resources Control Board 06/19/2007 06/20/2007 06/29/2007CA WELL STIM PROJ Well Stimulation Project (GEOTRACKER) State Water Resources Control Board 08/28/2024 08/28/2024 08/29/2024CA WIP Well Investigation Program Case List Los Angeles Water Quality Control Board 07/03/2009 07/21/2009 08/03/2009CA WMUDS/SWAT Waste Management Unit Database State Water Resources Control Board 04/01/2000 04/10/2000 05/10/2000US 2020 COR ACTION 2020 Corrective Action Program List Environmental Protection Agency 09/30/2017 05/08/2018 07/20/2018US ABANDONED MINES Abandoned Mines Department of Interior 06/13/2024 06/14/2024 09/04/2024US AQUEOUS FOAM NRC Aqueous Foam Related Incidents Listing Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US BIOSOLIDS ICIS-NPDES Biosolids Facility Data Environmental Protection Agency 10/13/2024 10/16/2024 10/23/2024US BRS Biennial Reporting System EPA/NTIS 12/31/2021 03/09/2023 03/20/2023US COAL ASH DOE Steam-Electric Plant Operation Data Department of Energy 12/31/2022 11/27/2023 02/22/2024US COAL ASH EPA Coal Combustion Residues Surface Impoundments List Environmental Protection Agency 01/12/2017 03/05/2019 11/11/2019US CONSENT Superfund (CERCLA) Consent Decrees Department of Justice, Consent Decree Library 06/30/2024 07/08/2024 09/26/2024US CORRACTS Corrective Action Report EPA 06/03/2024 06/07/2024 06/20/2024US DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations EPA, Region 9 01/12/2009 05/07/2009 09/21/2009US DOCKET HWC Hazardous Waste Compliance Docket Listing Environmental Protection Agency 05/06/2021 05/21/2021 08/11/2021US DOD Department of Defense Sites USGS 06/07/2021 07/13/2021 03/09/2022US DOT OPS Incident and Accident Data Department of Transporation, Office of Pipeli 01/02/2020 01/28/2020 04/17/2020US Delisted NPL National Priority List Deletions EPA 09/25/2024 10/01/2024 10/23/2024US E MANIFEST Hazardous Waste Electronic Manifest System Environmental Protection Agency 07/24/2023 04/18/2024 06/06/2024US ECHO Enforcement & Compliance History Information Environmental Protection Agency 06/23/2024 06/28/2024 07/12/2024US EDR Hist Auto EDR Exclusive Historical Auto Stations EDR, Inc.US EDR Hist Cleaner EDR Exclusive Historical Cleaners EDR, Inc.US EDR MGP EDR Proprietary Manufactured Gas Plants EDR, Inc.US EPA WATCH LIST EPA Watch List Environmental Protection Agency 08/30/2013 03/21/2014 06/17/2014US ERNS Emergency Response Notification System National Response Center, United States Coast 06/11/2024 06/17/2024 09/04/2024US FEDERAL FACILITY Federal Facility Site Information listing Environmental Protection Agency 06/07/2024 06/25/2024 09/19/2024 TC7818510.2s Page GR-3
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US FEDLAND Federal and Indian Lands U.S. Geological Survey 04/02/2018 04/11/2018 11/06/2019 US FEMA UST Underground Storage Tank Listing FEMA 03/15/2024 03/19/2024 06/17/2024US FINDS Facility Index System/Facility Registry System EPA 08/13/2024 08/20/2024 08/28/2024US FTTS FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fu EPA/Office of Prevention, Pesticides and Toxi 04/09/2009 04/16/2009 05/11/2009US FTTS INSP FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fu EPA 04/09/2009 04/16/2009 05/11/2009US FUDS Formerly Used Defense Sites U.S. Army Corps of Engineers 07/31/2024 08/12/2024 10/09/2024US FUELS PROGRAM EPA Fuels Program Registered Listing EPA 08/13/2024 08/13/2024 10/09/2024US FUSRAP Formerly Utilized Sites Remedial Action Program Department of Energy 03/03/2023 03/03/2023 06/09/2023US HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing Environmental Protection Agency 10/19/2006 03/01/2007 04/10/2007US HIST FTTS INSP FIFRA/TSCA Tracking System Inspection & Enforcement Case Lis Environmental Protection Agency 10/19/2006 03/01/2007 04/10/2007US HMIRS Hazardous Materials Information Reporting System U.S. Department of Transportation 06/14/2024 06/17/2024 06/24/2024US ICIS Integrated Compliance Information System Environmental Protection Agency 11/18/2016 11/23/2016 02/10/2017US IHS OPEN DUMPS Open Dumps on Indian Land Department of Health & Human Serivces, Indian 04/01/2014 08/06/2014 01/29/2015US INDIAN LUST R1 Leaking Underground Storage Tanks on Indian Land EPA Region 1 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R10 Leaking Underground Storage Tanks on Indian Land EPA Region 10 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R4 Leaking Underground Storage Tanks on Indian Land EPA Region 4 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R5 Leaking Underground Storage Tanks on Indian Land EPA, Region 5 04/11/2024 05/30/2024 08/28/2024US INDIAN LUST R6 Leaking Underground Storage Tanks on Indian Land EPA Region 6 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R7 Leaking Underground Storage Tanks on Indian Land EPA Region 7 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R8 Leaking Underground Storage Tanks on Indian Land EPA Region 8 05/07/2024 05/30/2024 08/28/2024US INDIAN LUST R9 Leaking Underground Storage Tanks on Indian Land Environmental Protection Agency 05/07/2024 05/30/2024 08/28/2024US INDIAN ODI Report on the Status of Open Dumps on Indian Lands Environmental Protection Agency 12/31/1998 12/03/2007 01/24/2008US INDIAN RESERV Indian Reservations USGS 12/31/2014 07/14/2015 01/10/2017US INDIAN UST R1 Underground Storage Tanks on Indian Land EPA, Region 1 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R10 Underground Storage Tanks on Indian Land EPA Region 10 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R4 Underground Storage Tanks on Indian Land EPA Region 4 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R5 Underground Storage Tanks on Indian Land EPA Region 5 04/11/2024 05/30/2024 08/28/2024US INDIAN UST R6 Underground Storage Tanks on Indian Land EPA Region 6 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R7 Underground Storage Tanks on Indian Land EPA Region 7 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R8 Underground Storage Tanks on Indian Land EPA Region 8 05/14/2024 05/30/2024 08/28/2024US INDIAN UST R9 Underground Storage Tanks on Indian Land EPA Region 9 05/14/2024 05/30/2024 08/28/2024US INDIAN VCP R1 Voluntary Cleanup Priority Listing EPA, Region 1 07/27/2015 09/29/2015 02/18/2016US INDIAN VCP R7 Voluntary Cleanup Priority Lisitng EPA, Region 7 03/20/2008 04/22/2008 05/19/2008US LEAD SMELTER 1 Lead Smelter Sites Environmental Protection Agency 09/25/2024 10/01/2024 10/23/2024US LEAD SMELTER 2 Lead Smelter Sites American Journal of Public Health 04/05/2001 10/27/2010 12/02/2010US LIENS 2 CERCLA Lien Information Environmental Protection Agency 09/25/2024 10/01/2024 10/23/2024US LUCIS Land Use Control Information System Department of the Navy 07/15/2024 07/17/2024 10/09/2024US MINES MRDS Mineral Resources Data System USGS 08/23/2022 11/22/2022 02/28/2023US MINES VIOLATIONS MSHA Violation Assessment Data DOL, Mine Safety & Health Admi 10/01/2024 10/02/2024 10/09/2024US MLTS Material Licensing Tracking System Nuclear Regulatory Commission 06/06/2024 06/07/2024 09/04/2024US NPL National Priority List EPA 09/25/2024 10/01/2024 10/23/2024US NPL LIENS Federal Superfund Liens EPA 10/15/1991 02/02/1994 03/30/1994US ODI Open Dump Inventory Environmental Protection Agency 06/30/1985 08/09/2004 09/17/2004US PADS PCB Activity Database System EPA 05/23/2024 07/02/2024 09/26/2024US PCB TRANSFORMER PCB Transformer Registration Database Environmental Protection Agency 09/13/2019 11/06/2019 02/10/2020US PCS Permit Compliance System EPA, Office of Water 12/16/2016 01/06/2017 03/10/2017US PCS ENF Enforcement data EPA 12/31/2014 02/05/2015 03/06/2015 TC7818510.2s Page GR-4
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US PFAS ATSDR PFAS Contamination Site Location Listing Department of Health & Human Services 06/24/2020 03/17/2021 11/08/2022 US PFAS ECHO Facilities in Industries that May Be Handling PFAS Listing Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS ECHO FIRE TRAIN Facilities in Industries that May Be Handling PFAS Listing Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS FEDERAL SITES Federal Sites PFAS Information Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS NPDES Clean Water Act Discharge Monitoring Information Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS NPL Superfund Sites with PFAS Detections Information Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS PROJECT NORTHEASTERN UNIVERSITY PFAS PROJECT Social Science Environmental Health Research 05/19/2023 04/05/2024 06/06/2024US PFAS PT 139 AIRPORT All Certified Part 139 Airports PFAS Information Listing Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS RCRA MANIFEST PFAS Transfers Identified In the RCRA Database Listing Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS TRIS List of PFAS Added to the TRI Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS TSCA PFAS Manufacture and Imports Information Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PFAS WQP Ambient Environmental Sampling for PFAS Environmental Protection Agency 07/01/2024 07/01/2024 07/12/2024US PRP Potentially Responsible Parties EPA 09/19/2023 10/03/2023 10/19/2023US Proposed NPL Proposed National Priority List Sites EPA 09/25/2024 10/01/2024 10/23/2024US RAATS RCRA Administrative Action Tracking System EPA 04/17/1995 07/03/1995 08/07/1995US RADINFO Radiation Information Database Environmental Protection Agency 07/01/2019 07/01/2019 09/23/2019US RCRA NonGen / NLR RCRA - Non Generators / No Longer Regulated Environmental Protection Agency 06/03/2024 06/07/2024 06/20/2024US RCRA-LQG RCRA - Large Quantity Generators Environmental Protection Agency 06/03/2024 06/07/2024 06/20/2024US RCRA-SQG RCRA - Small Quantity Generators Environmental Protection Agency 06/03/2024 06/07/2024 06/20/2024US RCRA-TSDF RCRA - Treatment, Storage and Disposal Environmental Protection Agency 06/03/2024 06/07/2024 06/20/2024US RCRA-VSQG RCRA - Very Small Quantity Generators (Formerly Conditionall Environmental Protection Agency 06/03/2024 06/07/2024 06/20/2024US RMP Risk Management Plans Environmental Protection Agency 07/12/2024 07/17/2024 10/09/2024US ROD Records Of Decision EPA 08/27/2024 09/03/2024 09/19/2024US SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing Environmental Protection Agency 07/30/2021 02/03/2023 02/10/2023US SEMS Superfund Enterprise Management System EPA 09/25/2024 10/01/2024 10/23/2024US SEMS-ARCHIVE Superfund Enterprise Management System Archive EPA 09/25/2024 10/01/2024 10/23/2024US SSTS Section 7 Tracking Systems EPA 07/11/2024 07/11/2024 07/12/2024US TRIS Toxic Chemical Release Inventory System EPA 12/31/2022 11/13/2023 02/07/2024US TSCA Toxic Substances Control Act EPA 12/31/2020 06/14/2022 03/24/2023US UMTRA Uranium Mill Tailings Sites Department of Energy 05/08/2024 08/14/2024 08/28/2024US US AIRS (AFS) Aerometric Information Retrieval System Facility Subsystem ( EPA 10/12/2016 10/26/2016 02/03/2017US US AIRS MINOR Air Facility System Data EPA 10/12/2016 10/26/2016 02/03/2017US US BROWNFIELDS A Listing of Brownfields Sites Environmental Protection Agency 06/10/2024 06/11/2024 09/04/2024US US CDL Clandestine Drug Labs Drug Enforcement Administration 05/20/2024 08/19/2024 10/09/2024US US ENG CONTROLS Engineering Controls Sites List Environmental Protection Agency 07/24/2024 08/08/2024 08/15/2024US US FIN ASSUR Financial Assurance Information Environmental Protection Agency 06/10/2024 06/17/2024 09/04/2024US US HIST CDL National Clandestine Laboratory Register Drug Enforcement Administration 05/20/2024 08/19/2024 10/09/2024US US INST CONTROLS Institutional Controls Sites List Environmental Protection Agency 07/24/2024 08/08/2024 08/15/2024US US MINES Mines Master Index File Department of Labor, Mine Safety and Health A 08/06/2024 08/14/2024 08/15/2024US US MINES 2 Ferrous and Nonferrous Metal Mines Database Listing USGS 05/02/2024 08/20/2024 10/09/2024US US MINES 3 Active Mines & Mineral Plants Database Listing USGS 04/14/2011 06/08/2011 09/13/2011US UST FINDER UST Finder Database Environmental Protection Agency 06/08/2023 10/04/2023 01/18/2024US UST FINDER RELEASE UST Finder Releases Database Environmental Protecton Agency 06/08/2023 10/31/2023 01/18/2024US UXO Unexploded Ordnance Sites Department of Defense 09/06/2023 09/13/2023 12/11/2023 TC7818510.2s Page GR-5
GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING
St Acronym Full Name Government Agency Gov Date Arvl. Date Active Date 1541
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CT CT MANIFEST Hazardous Waste Manifest Data Department of Energy & Environmental Protecti 08/05/2024 08/06/2024 10/25/2024 NJ NJ MANIFEST Manifest Information Department of Environmental Protection 12/31/2018 04/10/2019 05/16/2019NY NY MANIFEST Facility and Manifest Data Department of Environmental Conservation 12/31/2019 11/30/2023 12/01/2023PA PA MANIFEST Manifest Information Department of Environmental Protection 06/30/2018 07/19/2019 09/10/2019RI RI MANIFEST Manifest information Department of Environmental Management 12/31/2020 11/30/2021 02/18/2022WI WI MANIFEST Manifest Information Department of Natural Resources 05/31/2018 06/19/2019 09/03/2019US AHA Hospitals Sensitive Receptor: AHA Hospitals American Hospital Association, Inc.US Medical Centers Sensitive Receptor: Medical Centers Centers for Medicare & Medicaid ServicesUS Nursing Homes Sensitive Receptor: Nursing Homes National Institutes of HealthUS Public Schools Sensitive Receptor: Public Schools National Center for Education StatisticsUS Private Schools Sensitive Receptor: Private Schools National Center for Education StatisticsCA Daycare Centers Sensitive Receptor: Licensed Facilities Department of Social ServicesUS Flood Zones 100-year and 500-year flood zones Emergency Management Agency (FEMA)US NWI National Wetlands Inventory U.S. Fish and Wildlife ServiceCA State Wetlands Wetland Inventory Department of Fish and WildlifeUS Topographic Map U.S. Geological SurveyUS Oil/Gas Pipelines Endeavor Business MediaUS Electric Power Transmission Line Data Endeavor Business Media STREET AND ADDRESS INFORMATION© 2015 TomTom North America, Inc. All rights reserved. This material is proprietary and the subject of copyright protectionand other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subjectto the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material.
TC7818510.2s Page GR−6
GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING
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TC7818510.2s Page A-1
geologic strata.
of the soil, and nearby wells. Groundwater flow velocity is generally impacted by the nature of the Groundwater flow direction may be impacted by surface topography, hydrology, hydrogeology, characteristics
2. Groundwater flow velocity.
1. Groundwater flow direction, and
Assessment of the impact of contaminant migration generally has two principle investigative components:
forming an opinion about the impact of potential contaminant migration.
EDR’s GeoCheck Physical Setting Source Addendum is provided to assist the environmental professional in Version Date: 2021
Target Property Map: 50005309 CUPERTINO, CA
USGS TOPOGRAPHIC MAP
Elevation: 210 ft. above sea level
UTM Y (Meters): 4131015.2
UTM X (Meters): 586398.2
Universal Tranverse Mercator: Zone 10
Longitude (West): 122.02486 - 122˚ 1’ 29.50’’
Latitude (North): 37.323618 - 37˚ 19’ 25.02’’
TARGET PROPERTY COORDINATES
CUPERTINO, CA 95014
20111 STEVENS CREEK BOULEVARD
STEVENS CREEK BOULEVARD
TARGET PROPERTY ADDRESS
GEOCHECK - PHYSICAL SETTING SOURCE ADDENDUM ®
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should be field verified.
on a relative (not an absolute) basis. Relative elevation information between sites of close proximity Source: Topography has been determined from the USGS 7.5’ Digital Elevation Model and should be evaluated SURROUNDING TOPOGRAPHY: ELEVATION PROFILES Elevation (ft) Elevation (ft) TP
TP
0 1/2 1 Miles ✩Target Property Elevation: 210 ft.
North South
West East 228 232 236 239 243207 211 214 214 210 210 212 215 217 221191 196 200 203 277 269 261 253 244 237 228 221 212 210 206 202 199 197 195 192 184 183 183 General Topographic Gradient: General East
TARGET PROPERTY TOPOGRAPHY
should contamination exist on the target property, what downgradient sites might be impacted. assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, Surface topography may be indicative of the direction of surficial groundwater flow. This information can be used to
TOPOGRAPHIC INFORMATION
collected on nearby properties, and regional groundwater flow information (from deep aquifers). sources of information, such as surface topographic information, hydrologic information, hydrogeologic data using site-specific well data. If such data is not reasonably ascertainable, it may be necessary to rely on other Groundwater flow direction for a particular site is best determined by a qualified environmental professional
GROUNDWATER FLOW DIRECTION INFORMATION
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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Not Reported
LOCATION GENERAL DIRECTION
MAP ID FROM TP GROUNDWATER FLOW
hydrogeologically, and the depth to water table.
authorities at select sites and has extracted the date of the report, groundwater flow direction as determined flow at specific points. EDR has reviewed reports submitted by environmental professionals to regulatory EDR has developed the AQUIFLOW Information System to provide data on the general direction of groundwater AQUIFLOW®
Search Radius: 1.000 Mile.
* ©1996 Site−specific hydrogeological data gathered by CERCLIS Alerts, Inc., Bainbridge Island, WA. All rights reserved. All of the information and opinions presented are those of the cited EPA report(s), which were completed under a Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS) investigation.
Data Quality: Information is inferred in the CERCLIS investigation report(s) Sole Source Aquifer: No information about a sole source aquifer is available aquifers.
Hydraulic Connection: A hydraulic connection exists between the surficial and lower Inferred Depth to Water: approximately 50 feet.
Groundwater Flow Direction: NOT AVAILABLE.
Site EPA ID Number: CAD049227390
Site Name: Hewlett Packard Cico Div
Location Relative to TP: 1/2 - 1 Mile NE
Search Radius: 1.25 miles
Site-Specific Hydrogeological Data*:
* ©1996 Site−specific hydrogeological data gathered by CERCLIS Alerts, Inc., Bainbridge Island, WA. All rights reserved. All of the information and opinions presented are those of the cited EPA report(s), which were completed under a Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS) investigation. contamination exist on the target property, what downgradient sites might be impacted. environmental professional in forming an opinion about the impact of nearby contaminated properties or, should of groundwater flow direction in the immediate area. Such hydrogeologic information can be used to assist the Hydrogeologic information obtained by installation of wells on a specific site can often be an indicator
HYDROGEOLOGIC INFORMATION
CUPERTINO YES - refer to the Overview Map and Detail Map
NATIONAL WETLAND INVENTORY
NWI Electronic
NWI Quad at Target Property Data Coverage
06085C0217H FEMA FIRM Flood data
06085C0216H FEMA FIRM Flood data
06085C0208H FEMA FIRM Flood data
Additional Panels in search area: FEMA Source Type
06085C0209H FEMA FIRM Flood data
Flood Plain Panel at Target Property FEMA Source Type
FEMA FLOOD ZONE
and bodies of water).
Refer to the Physical Setting Source Map following this summary for hydrologic information (major waterways contamination exist on the target property, what downgradient sites might be impacted. the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should Surface water can act as a hydrologic barrier to groundwater flow. Such hydrologic information can be used to assist
HYDROLOGIC INFORMATION
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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Depth to Bedrock Max: > 60 inches
Depth to Bedrock Min: > 60 inches
Corrosion Potential - Uncoated Steel: MODERATE
Hydric Status: Soil does not meet the requirements for a hydric soil.
Soil Drainage Class: Not reported
textures.
moderately well and well drained soils with moderately coarse Hydrologic Group: Class B - Moderate infiltration rates. Deep and moderately deep, Soil Surface Texture: clay loam
Soil Component Name: BOTELLA
The following information is based on Soil Conservation Service STATSGO data. in a landscape. Soil maps for STATSGO are compiled by generalizing more detailed (SSURGO) soil survey maps. for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information The U.S. Department of Agriculture’s (USDA) Soil Conservation Service (SCS) leads the National Cooperative Soil
DOMINANT SOIL COMPOSITION IN GENERAL AREA OF TARGET PROPERTY Map, USGS Digital Data Series DDS - 11 (1994).
of the Conterminous U.S. at 1:2,500,000 Scale - a digital representation of the 1974 P.B. King and H.M. Beikman Geologic Age and Rock Stratigraphic Unit Source: P.G. Schruben, R.E. Arndt and W.J. Bawiec, Geology
ROCK STRATIGRAPHIC UNIT GEOLOGIC AGE IDENTIFICATION
Era: Cenozoic Category: Stratifed Sequence
System: Quaternary
Series: Quaternary
Code: Q (decoded above as Era, System & Series)
at which contaminant migration may be occurring.
Geologic information can be used by the environmental professional in forming an opinion about the relative speed
GEOLOGIC INFORMATION IN GENERAL AREA OF TARGET PROPERTY move more quickly through sandy-gravelly types of soils than silty-clayey types of soils. characteristics data collected on nearby properties and regional soil information. In general, contaminant plumes to rely on other sources of information, including geologic age identification, rock stratigraphic unit and soil using site specific geologic and soil strata data. If such data are not reasonably ascertainable, it may be necessary Groundwater flow velocity information for a particular site is best determined by a qualified environmental professional
GROUNDWATER FLOW VELOCITY INFORMATION
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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State Database 1.000
Federal FRDS PWS Nearest PWS within 1 mile
Federal USGS 1.000
WELL SEARCH DISTANCE INFORMATION
DATABASE SEARCH DISTANCE (miles)
opinion about the impact of contaminant migration on nearby drinking water wells. professional in assessing sources that may impact ground water flow direction, and in forming an EDR Local/Regional Water Agency records provide water well information to assist the environmental
LOCAL / REGIONAL WATER AGENCY RECORDS
Deeper Soil Types: No Other Soil Types
Shallow Soil Types: No Other Soil Types
Surficial Soil Types: No Other Soil Types
Soil Surface Textures: No Other Soil Types
appear within the general area of target property.
Based on Soil Conservation Service STATSGO data, the following additional subordinant soil types may
OTHER SOIL TYPES IN AREA
Min: 5.60
Max: 7.80
Min: 0.20
Max: 0.60
Clayey sand.
Sands with fines,
SOILS, Sands,
COARSE-GRAINED
Soils.
200), Clayey
passing No.
than 35 pct.
Materials (more
3 41 inches 76 inches sandy clay loam Silt-Clay
Min: 5.60
Max: 7.80
Min: 0.20
Max: 0.60
50%), Lean Clay
limit less than
Clays (liquid
SOILS, Silts and
FINE-GRAINED
Soils.
200), Clayey
passing No.
than 35 pct.
Materials (more
2 9 inches 41 inches silty clay loam Silt-Clay
Min: 5.60
Max: 7.30
Min: 0.20
Max: 0.60
50%), Lean Clay
limit less than
Clays (liquid
SOILS, Silts and
FINE-GRAINED
Soils.
200), Clayey
passing No.
than 35 pct.
Materials (more
1 0 inches 9 inches clay loam Silt-Clay
Soil Layer Information
Boundary Classification
Permeability
Rate (in/hr) Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil Soil Reaction (pH)
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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G38 CALLNL000000061 1/2 - 1 Mile NNE
H37 CAEDF0000063453 1/2 - 1 Mile SSW
F36 CAEDF0000045365 1/2 - 1 Mile West
H35 CAEDF0000109438 1/2 - 1 Mile SSW
F34 CAEDF0000071038 1/2 - 1 Mile West
G33 CADDW2000023144 1/2 - 1 Mile NNE
F32 CAEDF0000120713 1/2 - 1 Mile West
D31 CADDW2000015631 1/2 - 1 Mile ESE
E30 CAEDF0000020588 1/2 - 1 Mile East
E29 CAEDF0000067165 1/2 - 1 Mile East
D28 CAUSGSN00004474 1/2 - 1 Mile ESE
D26 CALLNL000000799 1/2 - 1 Mile ESE
C25 CAEDF0000125768 1/2 - 1 Mile East
C24 CAEDF0000099522 1/2 - 1 Mile East
C23 CAEDF0000017256 1/2 - 1 Mile East
C22 CAEDF0000088469 1/2 - 1 Mile East
C21 CAEDF0000111725 1/2 - 1 Mile East
C20 CAEDF0000111197 1/2 - 1 Mile East
C19 CAEDF0000111143 1/2 - 1 Mile East
C18 CAEDF0000049603 1/2 - 1 Mile East
17 CADWR0000037294 1/2 - 1 Mile ENE
C16 CAEDF0000092224 1/2 - 1 Mile East
C15 CAEDF0000002900 1/2 - 1 Mile East
C14 CAEDF0000098278 1/2 - 1 Mile East
C13 CAEDF0000053791 1/2 - 1 Mile East
C12 CAEDF0000015449 1/2 - 1 Mile East
C11 CAEDF0000049223 1/2 - 1 Mile East
C10 CAEDF0000101773 1/2 - 1 Mile East
C9 CAEDF0000141185 1/2 - 1 Mile East
C8 CAEDF0000001374 1/2 - 1 Mile East
C7 CAEDF0000123804 1/2 - 1 Mile East
B6 CAEDF0000051749 1/4 - 1/2 Mile WSW
4 CADWR0000029003 1/4 - 1/2 Mile South
A3 CAEDF0000004293 1/8 - 1/4 Mile SE
A2 CAEDF0000085024 1/8 - 1/4 Mile ESE
A1 CAEDF0000076133 1/8 - 1/4 Mile ESE
STATE DATABASE WELL INFORMATION
LOCATION
MAP ID WELL ID FROM TP
Note: PWS System location is not always the same as well location.
B5 CA4300762 1/4 - 1/2 Mile West
FEDERAL FRDS PUBLIC WATER SUPPLY SYSTEM INFORMATION
LOCATION
MAP ID WELL ID FROM TP
D27 USGS40000182160 1/2 - 1 Mile ESE
FEDERAL USGS WELL INFORMATION
LOCATION
MAP ID WELL ID FROM TP
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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L64 CAEDF0000056280 1/2 - 1 Mile South
L63 CAEDF0000137961 1/2 - 1 Mile South
L62 CAEDF0000124236 1/2 - 1 Mile South
K61 CAEDF0000115303 1/2 - 1 Mile West
L60 CAEDF0000110462 1/2 - 1 Mile South
K59 CAEDF0000108688 1/2 - 1 Mile West
K58 CAEDF0000108296 1/2 - 1 Mile West
J57 7845 1/2 - 1 Mile NW
J56 7846 1/2 - 1 Mile NW
J55 7843 1/2 - 1 Mile NW
J54 7844 1/2 - 1 Mile NW
53 CADWR0000000231 1/2 - 1 Mile NW
52 CADWR0000020250 1/2 - 1 Mile South
51 CADWR0000013414 1/2 - 1 Mile North
I50 CADDW2000014437 1/2 - 1 Mile NW
I49 CALLNL000000617 1/2 - 1 Mile NW
H48 CAEDF0000085766 1/2 - 1 Mile SSW
H47 CAEDF0000038612 1/2 - 1 Mile SSW
H46 CAEDF0000012818 1/2 - 1 Mile SSW
45 CADPR0000000890 1/2 - 1 Mile ESE
H44 CAEDF0000072351 1/2 - 1 Mile SSW
H43 CAEDF0000081325 1/2 - 1 Mile SSW
H42 CAEDF0000141915 1/2 - 1 Mile SSW
H41 CAEDF0000135612 1/2 - 1 Mile SSW
H40 CAEDF0000139597 1/2 - 1 Mile SSW
G39 CADDW2000024207 1/2 - 1 Mile NNE
STATE DATABASE WELL INFORMATION
LOCATION
MAP ID WELL ID FROM TP
GEOCHECK - PHYSICAL SETTING SOURCE SUMMARY ®
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EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc. 1 6 0
1 6 0
2 0 0
2 0 0
2 0 0
2 0 0
2 4 0
2 4 0
2 4 0 2 4 0
2 8 0
2 8 0
2 8 0
3 2 0
3 2 0
CA
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EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.
GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
A1
ESE
1/8 - 1/4 Mile
Lower
Click here for full text details CA WELLS CAEDF0000076133 A2
ESE
1/8 - 1/4 Mile
Lower
Click here for full text details CA WELLS CAEDF0000085024 A3
SE
1/8 - 1/4 Mile
Lower
Click here for full text details CA WELLS CAEDF0000004293 4 South
1/4 - 1/2 Mile
Higher
Click here for full text details CA WELLS CADWR0000029003 B5
West
1/4 - 1/2 Mile
Higher
Click here for full text details FRDS PWS CA4300762
B6
WSW
1/4 - 1/2 Mile
Higher
Click here for full text details CA WELLS CAEDF0000051749 C7
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000123804 C8
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000001374 Page: 1
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
C9
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000141185 C10
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000101773 C11
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000049223 C12
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000015449 C13
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000053791 C14
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000098278 C15
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000002900 C16
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000092224 17 ENE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADWR0000037294 Page: 2
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
C18
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000049603 C19
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000111143 C20
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000111197 C21
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000111725 C22
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000088469 C23
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000017256 C24
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000099522 C25
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000125768 D26
ESE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CALLNL000000799 Page: 3
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
D27
ESE
1/2 - 1 Mile
Lower
Click here for full text details FED USGS USGS40000182160 D28
ESE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAUSGSN00004474 E29
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000067165 E30
East
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CAEDF0000020588 D31
ESE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADDW2000015631 F32
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000120713 G33
NNE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADDW2000023144 F34
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000071038 H35
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000109438 Page: 4
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
F36
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000045365 H37
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000063453 G38
NNE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CALLNL000000061 G39
NNE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADDW2000024207 H40
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000139597 H41
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000135612 H42
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000141915 H43
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000081325 H44
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000072351 Page: 5
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
45 ESE
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADPR0000000890 H46
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000012818 H47
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000038612 H48
SSW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000085766 I49
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CALLNL000000617 I50
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CADDW2000014437 51 North
1/2 - 1 Mile
Lower
Click here for full text details CA WELLS CADWR0000013414 52 South
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CADWR0000020250 53 NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CADWR0000000231 Page: 6
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
J54
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS 7844
J55
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS 7843
J56
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS 7846
J57
NW
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS 7845
K58
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000108296 K59
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000108688 L60
South
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000110462 K61
West
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000115303 L62
South
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000124236 Page: 7
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GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS ®
Map ID
Direction
Distance
Elevation Database EDR ID Number
L63
South
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000137961 L64
South
1/2 - 1 Mile
Higher
Click here for full text details CA WELLS CAEDF0000056280 Page: 8
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Basement Not Reported Not Reported Not Reported Not Reported Living Area - 2nd Floor Not Reported Not Reported Not Reported Not Reported Living Area - 1st Floor 0.267 pCi/L 100% 0% 0%
Area Average Activity % <4 pCi/L % 4-20 pCi/L % >20 pCi/L Number of sites tested: 3
Federal Area Radon Information for Zip Code: 95014
: Zone 3 indoor average level < 2 pCi/L.
: Zone 2 indoor average level >= 2 pCi/L and <= 4 pCi/L.
Note: Zone 1 indoor average level > 4 pCi/L.
Federal EPA Radon Zone for SANTA CLARA County: 2
95014 47 0
______ ________ ________
Zipcode Num Tests > 4 pCi/L
Radon Test Results
State Database: CA Radon
AREA RADON INFORMATION
GEOCHECK - PHYSICAL SETTING SOURCE MAP FINDINGS
RADON
®
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EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.EDR Inc.
TOPOGRAPHIC INFORMATION
USGS 7.5’ Digital Elevation Model (DEM)
Source: United States Geologic Survey
EDR acquired the USGS 7.5’ Digital Elevation Model in 2002 and updated it in 2006. The 7.5 minute DEM corresponds to the USGS 1:24,000- and 1:25,000-scale topographic quadrangle maps. The DEM provides elevation data with consistent elevation units and projection.
Source: U.S. Geological Survey
HYDROLOGIC INFORMATION
Flood Zone Data: This data was obtained from the Federal Emergency Management Agency (FEMA). It depicts 100-year and 500-year flood zones as defined by FEMA. It includes the National Flood Hazard Layer (NFHL) which incorporates Flood Insurance Rate Map (FIRM) data and Q3 data from FEMA in areas not covered by NFHL.
Source: FEMA
Telephone: 877-336-2627
Date of Government Version: 2003, 2015
NWI: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 2002, 2005, 2010 and 2015 from the U.S. Fish and Wildlife Service.
State Wetlands Data: Wetland Inventory
Source: Department of Fish and Wildlife
Telephone: 916-445-0411
HYDROGEOLOGIC INFORMATION
AQUIFLOW Information System R
Source: EDR proprietary database of groundwater flow information EDR has developed the AQUIFLOW Information System (AIS) to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted to regulatory authorities at select sites and has extracted the date of the report, hydrogeologically determined groundwater flow direction and depth to water table information.
GEOLOGIC INFORMATION
Geologic Age and Rock Stratigraphic Unit
Source: P.G. Schruben, R.E. Arndt and W.J. Bawiec, Geology of the Conterminous U.S. at 1:2,500,000 Scale - A digital representation of the 1974 P.B. King and H.M. Beikman Map, USGS Digital Data Series DDS - 11 (1994).
STATSGO: State Soil Geographic Database
Source: Department of Agriculture, Natural Resources Conservation Service (NRCS) The U.S. Department of Agriculture’s (USDA) Natural Resources Conservation Service (NRCS) leads the national Conservation Soil Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns in a landscape. Soil maps for STATSGO are compiled by generalizing more detailed (SSURGO) soil survey maps.
SSURGO: Soil Survey Geographic Database
Source: Department of Agriculture, Natural Resources Conservation Service (NRCS) Telephone: 800-672-5559
SSURGO is the most detailed level of mapping done by the Natural Resources Conservation Service, mapping scales generally range from 1:12,000 to 1:63,360. Field mapping methods using national standards are used to construct the soil maps in the Soil Survey Geographic (SSURGO) database. SSURGO digitizing duplicates the original soil survey maps. This level of mapping is designed for use by landowners, townships and county natural resource planning and management.
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PHYSICAL SETTING SOURCE RECORDS SEARCHED
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LOCAL / REGIONAL WATER AGENCY RECORDS
FEDERAL WATER WELLS
PWS: Public Water Systems
Source: EPA/Office of Drinking Water
Telephone: 202-564-3750
Public Water System data from the Federal Reporting Data System. A PWS is any water system which provides water to at least 25 people for at least 60 days annually. PWSs provide water from wells, rivers and other sources.
PWS ENF: Public Water Systems Violation and Enforcement Data Source: EPA/Office of Drinking Water
Telephone: 202-564-3750
Violation and Enforcement data for Public Water Systems from the Safe Drinking Water Information System (SDWIS) after August 1995. Prior to August 1995, the data came from the Federal Reporting Data System (FRDS).
USGS Water Wells: USGS National Water Inventory System (NWIS) This database contains descriptive information on sites where the USGS collects or has collected data on surface water and/or groundwater. The groundwater data includes information on wells, springs, and other sources of groundwater.
OTHER STATE DATABASE INFORMATION
Groundwater Ambient Monitoring & Assessment Program
State Water Resources Control Board
Telephone: 916-341-5577
The GAMA Program is Californias comprehensive groundwater quality monitoring program. GAMA collects data by testing the untreated, raw water in different types of wells for naturally-occurring and man-made chemicals. The GAMA data includes Domestic, Monitoring and Municipal well types from the following sources, Department of Water Resources, Department of Heath Services, EDF, Agricultural Lands, Lawrence Livermore National Laboratory, Department of Pesticide Regulation, United States Geological Survey, Groundwater Ambient Monitoring and Assessment Program and Local Groundwater Projects.
Water Well Database
Source: Department of Water Resources
Telephone: 916-651-9648
California Drinking Water Quality Database
Source: Department of Public Health
Telephone: 916-324-2319
The database includes all drinking water compliance and special studies monitoring for the state of California since 1984. It consists of over 3,200,000 individual analyses along with well and water system information.
Geothermal Wells Listing
Department of Conservation
Telephone: 916-445-9686
Geothermal well means a well constructed to extract or return water to the ground after it has been used for heating or cooling purposes. Geothermal wells in California (except for wells on federal leases which are administered by the Bureau of Land Management) are permitted, drilled, operated, and permanently sealed and closed (plugged and abandoned) under requirements and procedures administered by the Geothermal Section of the Department of Conservations Geologic Energy Management Division (CalGEM, formerly DOGGR).
California Oil and Gas Well Locations
Source: Dept of Conservation, Geologic Energy Management Division Telephone: 916-323-1779
Oil and Gas well locations in the state.
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PHYSICAL SETTING SOURCE RECORDS SEARCHED
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California Earthquake Fault Lines
Source: California Division of Mines and Geology
The fault lines displayed on EDR’s Topographic map are digitized quaternary fault lines prepared in 1975 by the United State Geological Survey. Additional information (also from 1975) regarding activity at specific fault lines comes from California’s Preliminary Fault Activity Map prepared by the California Division of Mines and Geology.
RADON
State Database: CA Radon
Source: Department of Public Health
Telephone: 916-210-8558
Radon Database for California
Area Radon Information
Source: USGS
Telephone: 703-356-4020
The National Radon Database has been developed by the U.S. Environmental Protection Agency (USEPA) and is a compilation of the EPA/State Residential Radon Survey and the National Residential Radon Survey.
The study covers the years 1986 - 1992. Where necessary data has been supplemented by information collected at private sources such as universities and research institutions.
EPA Radon Zones
Source: EPA
Telephone: 703-356-4020
Sections 307 & 309 of IRAA directed EPA to list and identify areas of U.S. with the potential for elevated indoor radon levels.
OTHER
Airport Landing Facilities: Private and public use landing facilities Source: Federal Aviation Administration, 800-457-6656
Epicenters: World earthquake epicenters, Richter 5 or greater Source: Department of Commerce, National Oceanic and Atmospheric Administration California Earthquake Fault Lines: The fault lines displayed on EDR’s Topographic map are digitized quaternary fault lines, prepared in 1975 by the United State Geological Survey. Additional information (also from 1975) regarding activity at specific fault lines comes from California’s Preliminary Fault Activity Map prepared by the California Division of Mines and Geology.
STREET AND ADDRESS INFORMATION
© 2015 TomTom North America, Inc. All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material.
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Appendix D -
Historical Research Documentation
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Certified Sanborn® Map Report
Inquiry Number:
6 Armstrong Road, 4th floor
Shelton, CT 06484
Toll Free: 800.352.0050
www.edrnet.com
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Certified Sanborn® Map Report
Certified Sanborn Results:
Disclaimer - Copyright and Trademark Notice
EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates. All other trademarks used herein are the property of their respective owners.
- page
The Sanborn Library includes more than 1.2 million
fire insurance maps from Sanborn, Bromley, Perris &
Browne, Hopkins, Barlow and others which track
historical property usage in approximately 12,000
American cities and towns. Collections searched:
Library of Congress
University Publications of America
EDR Private Collection
The Sanborn Library LLC Since 1866™
Limited Permission To Make Copies
Sanborn® Library search results
EDR Inquiry # Contact:
Site Name: Client Name:
Certification #
PO #
Project
11/11/24 20111 Stevens Creek Boulevard Stevens Creek Boulevard Ninyo & Moore 1401 Halyard Drive, Suite 110 Cupertino, CA 95014 7818510.3 West Sacramento, CA 95691 Luke Swickard The Sanborn Library has been searched by EDR and maps covering the target property location as provided by Ninyo & Moore were identified for the years listed below. The Sanborn Library is the largest, most complete collection of fire insurance maps. The collection includes maps from Sanborn, Bromley, Perris & Browne, Hopkins, Barlow, and others. Only Environmental Data Resources Inc. (EDR) is authorized to grant rights for commercial reproduction of maps by the Sanborn Library LLC, the copyright holder for the collection. Results can be authenticated by visiting www.edrnet.com/sanborn.
The Sanborn Library is continually enhanced with newly identified map archives. This report accesses all maps in the collection as of the day this report was generated. 8388-4538-9C67 NA UNMAPPED PROPERTY 405015001 This report certifies that the complete holdings of the Sanborn Library, LLC collection have been searched based on client supplied target property information, and fire insurance maps covering the target property were not found.
Certification #: 8388-4538-9C67
Ninyo & Moore (the client) is permitted to make up to FIVE photocopies of this Sanborn Map transmittal and each fire insurance map accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon request made directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission is conditioned upon compliance by the client, its customer and their agents with EDR's copyright policy; a copy of which is available upon request.
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an “AS IS”, “AS AVAILABLE” basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT.
ENVIRONMENTAL DATA RESOURCES, LLC AND ITS SUBSIDIARIES, AFFILIATES AND THIRD PARTY SUPPLIERS DISCLAIM ALL WARRANTIES, OF ANY
KIND OR NATURE, EXPRESS OR IMPLIED, ARISING OUT OF OR RELATED TO THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN
THIS REPORT, INCLUDING WITHOUT LIMITATION, ANY WARRANTIES REGARDING ACCURACY, QUALITY, CORRECTNESS, COMPLETENESS,
COMPREHENSIVENESS, SUITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, NON-INFRINGEMENT, MISAPPROPRIATION, OR OTHERWISE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, LLC OR ITS
SUBSIDIARIES, AFFILIATES OR THIRD PARTY SUPPLIERS BE LIABLE TO ANYONE FOR ANY DIRECT, INCIDENTAL, INDIRECT, SPECIAL,
CONSEQUENTIAL OR OTHER DAMAGES OF ANY TYPE OR KIND (INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, LOSS OF USE, OR LOSS OF DATA), ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN THIS REPORT.
Any analyses, estimates, ratings, environmental risk levels, or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only an assessment performed by a qualified environmental professional can provide findings, opinions or conclusions regarding the environmental risk or conditions in, on or at any property.
Copyright 2024 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. 7818510 3 2 1565
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EDR Historical Topo Map Report
Inquiry Number:
6 Armstrong Road, 4th floor
Shelton, CT 06484
Toll Free: 800.352.0050
www.edrnet.com
with QuadMatch™
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EDR Historical Topo Map Report
EDR Inquiry #
Search Results:
P.O.#
Project:
Maps Provided:
Disclaimer - Copyright and Trademark Notice
EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates. All other trademarks used herein are the property of their respective owners.
- page
Coordinates:
Latitude:
Longitude:
UTM Zone:
UTM X Meters:
UTM Y Meters:
Elevation:
Contact:
Site Name: Client Name:
2021
2018
2015
2012
1995
1980
1973
1968
1961
1953
1948
1947
1943
1902
1899
1897
11/11/24 Stevens Creek Boulevard Ninyo & Moore 20111 Stevens Creek Boulevard 1401 Halyard Drive, Suite 110 Cupertino, CA 95014 West Sacramento, CA 95691 7818510.4 Luke Swickard EDR Topographic Map Library has been searched by EDR and maps covering the target property location as provided by Ninyo & Moore were identified for the years listed below. EDR’s Historical Topo Map Report is designed to assist professionals in evaluating potential liability on a target property resulting from past activities. EDRs Historical Topo Map Report includes a search of a collection of public and private color historical topographic maps, dating back to the late 1800s.
NA 37.323618 37° 19' 25" North 405015001 -122.02486 -122° 1' 29" West Zone 10 North 586396.14 4131219.14 210.00' above sea level This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an “AS IS”, “AS AVAILABLE” basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT.
ENVIRONMENTAL DATA RESOURCES, LLC AND ITS SUBSIDIARIES, AFFILIATES AND THIRD PARTY SUPPLIERS DISCLAIM ALL WARRANTIES, OF ANY
KIND OR NATURE, EXPRESS OR IMPLIED, ARISING OUT OF OR RELATED TO THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN
THIS REPORT, INCLUDING WITHOUT LIMITATION, ANY WARRANTIES REGARDING ACCURACY, QUALITY, CORRECTNESS, COMPLETENESS,
COMPREHENSIVENESS, SUITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, NON-INFRINGEMENT, MISAPPROPRIATION, OR OTHERWISE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, LLC OR ITS
SUBSIDIARIES, AFFILIATES OR THIRD PARTY SUPPLIERS BE LIABLE TO ANYONE FOR ANY DIRECT, INCIDENTAL, INDIRECT, SPECIAL,
CONSEQUENTIAL OR OTHER DAMAGES OF ANY TYPE OR KIND (INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, LOSS OF USE, OR LOSS OF DATA), ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN THIS REPORT.
Any analyses, estimates, ratings, environmental risk levels, or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only an assessment performed by a qualified environmental professional can provide findings, opinions or conclusions regarding the environmental risk or conditions in, on or at any property.
Copyright 2024 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. 7818510 4 2 1567
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page
Topo Sheet Key
This EDR Topo Map Report is based upon the following USGS topographic map sheets. -
2021 Source Sheets
2021
Cupertino
7.5-minute, 24000
2021
San Jose West
7.5-minute, 24000
2018 Source Sheets
2018
Cupertino
7.5-minute, 24000
2018
San Jose West
7.5-minute, 24000
2015 Source Sheets
2015
Cupertino
7.5-minute, 24000
2015
San Jose West
7.5-minute, 24000
2012 Source Sheets
2012
Cupertino
7.5-minute, 24000
2012
San Jose West
7.5-minute, 24000
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page
Topo Sheet Key
This EDR Topo Map Report is based upon the following USGS topographic map sheets. -
1995 Source Sheets
1995
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1991
1980 Source Sheets
1980
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1979
1980
San Jose West
7.5-minute, 24000
Aerial Photo Revised 1979
1973 Source Sheets
1973
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1973
1973
San Jose West
7.5-minute, 24000
Aerial Photo Revised 1973
1968 Source Sheets
1968
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1968
1968
San Jose West
7.5-minute, 24000
Aerial Photo Revised 1968
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page
Topo Sheet Key
This EDR Topo Map Report is based upon the following USGS topographic map sheets. -
1961 Source Sheets
1961
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1960
1961
San Jose West
7.5-minute, 24000
Aerial Photo Revised 1960
1953 Source Sheets
1953
Cupertino
7.5-minute, 24000
Aerial Photo Revised 1948
1953
San Jose West
7.5-minute, 24000
Aerial Photo Revised 1948
1948 Source Sheets
1948
Palo Alto
15-minute, 62500
Aerial Photo Revised 1948
1947 Source Sheets
1947
PALO ALTO
15-minute, 50000
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page
Topo Sheet Key
This EDR Topo Map Report is based upon the following USGS topographic map sheets. -
1943 Source Sheets
1943
Palo Alto
15-minute, 62500
Aerial Photo Revised 1940
1902 Source Sheets
1902
Santa Cruz
30-minute, 125000
1899 Source Sheets
1899
Palo Alto
15-minute, 62500
1899
San Jose
15-minute, 62500
1897 Source Sheets
1897
Palo Alto
15-minute, 62500
1897
San Jose
15-minute, 62500
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Historical Topo Map
page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
2021 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 2021, 7.5-minute
E, San Jose West, 2021, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
2018 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 2018, 7.5-minute
E, San Jose West, 2018, 7.5-minute
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Historical Topo Map
page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
2015 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 2015, 7.5-minute
E, San Jose West, 2015, 7.5-minute
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Historical Topo Map
page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
2012 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 2012, 7.5-minute
E, San Jose West, 2012, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1995 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1995, 7.5-minute
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Historical Topo Map
page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1980 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1980, 7.5-minute
E, San Jose West, 1980, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1973 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1973, 7.5-minute
E, San Jose West, 1973, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1968 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1968, 7.5-minute
E, San Jose West, 1968, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1961 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1961, 7.5-minute
E, San Jose West, 1961, 7.5-minute
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page
SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1953 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Cupertino, 1953, 7.5-minute
E, San Jose West, 1953, 7.5-minute
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Historical Topo Map
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1948 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Palo Alto, 1948, 15-minute
7818510 4 17
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1947 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, PALO ALTO, 1947, 15-minute
7818510 4 18
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1943 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Palo Alto, 1943, 15-minute
7818510 4 19
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1902 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Santa Cruz, 1902, 30-minute
7818510 4 20
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1899 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Palo Alto, 1899, 15-minute
NE, San Jose, 1899, 15-minute
7818510 4 21
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SITE NAME:
ADDRESS:
CLIENT:
This report includes information from the
following map sheet(s).
-
W E
SW S SE
NW N NE
1897 0 Miles 0.25 0.5 1 1.5 Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Ninyo & Moore TP, Palo Alto, 1897, 15-minute
NE, San Jose, 1897, 15-minute
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The EDR Aerial Photo Decade Package
Stevens Creek Boulevard 20111 Stevens Creek Boulevard Cupertino, CA 95014 Inquiry Number: November 11, 20247818510.8 6 Armstrong Road, 4th floor
Shelton, CT 06484
Toll Free: 800.352.0050
www.edrnet.com
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2020 1"=500' Flight Year: 2020 USDA/NAIP
2016 1"=500' Flight Year: 2016 USDA/NAIP
2012 1"=500' Flight Year: 2012 USDA/NAIP
2009 1"=500' Flight Year: 2009 USDA/NAIP
2006 1"=500' Flight Year: 2006 USDA/NAIP
1998 1"=500' Flight Date: August 27, 1998 USDA
1991 1"=500' Acquisition Date: January 01, 1991 USGS/DOQQ 1982 1"=500' Flight Date: July 05, 1982 USDA
1974 1"=500' Flight Date: June 26, 1974 USGS
1968 1"=500' Flight Date: June 14, 1968 USGS
1963 1"=500' Flight Date: June 23, 1963 EDR Proprietary Aerial Viewpoint 1956 1"=500' Flight Date: June 09, 1956 USDA
1950 1"=500' Flight Date: April 01, 1950 USDA
1948 1"=500' Acquisition Date: September 26, 1948 USGS/DOQQ 1939 1"=500' Flight Date: July 31, 1939 USDA
EDR Aerial Photo Decade Package 11/11/24 Stevens Creek Boulevard Site Name: Client Name: Ninyo & Moore 20111 Stevens Creek Boulevard 1401 Halyard Drive, Suite 110 Cupertino, CA 95014 West Sacramento, CA 95691 EDR Inquiry # 7818510.8 Contact: Luke Swickard Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities. EDR’s professional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photo per decade. Search Results: Year Scale Details Source
When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USE ONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For more information contact your EDR Account Executive. Disclaimer - Copyright and Trademark Notice Copyright 2024 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.
EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates. All other trademarks used herein are the property of their respective owners. 7818510 - 8 page 2 This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an “AS IS”, “AS AVAILABLE” basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT.
ENVIRONMENTAL DATA RESOURCES, LLC AND ITS SUBSIDIARIES, AFFILIATES AND THIRD PARTY SUPPLIERS DISCLAIM ALL WARRANTIES, OF ANY
KIND OR NATURE, EXPRESS OR IMPLIED, ARISING OUT OF OR RELATED TO THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN
THIS REPORT, INCLUDING WITHOUT LIMITATION, ANY WARRANTIES REGARDING ACCURACY, QUALITY, CORRECTNESS, COMPLETENESS,
COMPREHENSIVENESS, SUITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, NON-INFRINGEMENT, MISAPPROPRIATION, OR OTHERWISE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, LLC OR ITS
SUBSIDIARIES, AFFILIATES OR THIRD PARTY SUPPLIERS BE LIABLE TO ANYONE FOR ANY DIRECT, INCIDENTAL, INDIRECT, SPECIAL,
CONSEQUENTIAL OR OTHER DAMAGES OF ANY TYPE OR KIND (INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, LOSS OF USE, OR LOSS OF DATA), ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN THIS REPORT.
Any analyses, estimates, ratings, environmental risk levels, or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only an assessment performed by a qualified environmental professional can provide findings, opinions or conclusions regarding the environmental risk or conditions in, on or at any property.
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Stevens Creek Boulevard
20111 Stevens Creek Boulevard
Cupertino, CA 95014
Inquiry Number: 7818510.5
November 14, 2024
The EDR-City Directory Image Report
6 Armstrong Road
Shelton, CT 06484
800.352.0050
Environmental Data Resources Inc www.edrnet.com
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TABLE OF CONTENTS
SECTION
Executive Summary
Findings
City Directory Images
Thank you for your business.
Please contact EDR at 1-800-352-0050
with any questions or comments.
Disclaimer - Copyright and Trademark Notice
This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, LLC. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. This Report is provided on an “AS IS”, “AS AVAILABLE” basis. NO WARRANTY EXPRESS OR IMPLIED IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA
RESOURCES, LLC AND ITS SUBSIDIARIES, AFFILIATES AND THIRD PARTY SUPPLIERS DISCLAIM ALL WARRANTIES, OF
ANY KIND OR NATURE, EXPRESS OR IMPLIED, ARISING OUT OF OR RELATED TO THIS REPORT OR ANY OF THE DATA AND
INFORMATION PROVIDED IN THIS REPORT, INCLUDING WITHOUT LIMITATION, ANY WARRANTIES REGARDING
ACCURACY, QUALITY, CORRECTNESS, COMPLETENESS, COMPREHENSIVENESS, SUITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, NON-INFRINGEMENT, MISAPPROPRIATION, OR OTHERWISE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, LLC OR ITS SUBSIDIARIES,
AFFILIATES OR THIRD PARTY SUPPLIERS BE LIABLE TO ANYONE FOR ANY DIRECT, INCIDENTAL, INDIRECT, SPECIAL,
CONSEQUENTIAL OR OTHER DAMAGES OF ANY TYPE OR KIND (INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS,
LOSS OF USE, OR LOSS OF DATA), ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS REPORT OR ANY OF THE DATA AND INFORMATION PROVIDED IN THIS REPORT. Any analyses, estimates, ratings, environmental risk levels, or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only an assessment performed by a qualified environmental professional can provide findings, opinions or conclusions regarding the environmental risk or conditions in, on or at any property.
Copyright 2023 by Environmental Data Resources, LLC. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, LLC, or its affiliates, is prohibited without prior written permission.
EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, LLC or its affiliates.
All other trademarks used herein are the property of their respective owners. 1606
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EXECUTIVE SUMMARY
DESCRIPTION
Environmental Data Resources, Inc.’s (EDR) City Directory Report is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities.EDR’s City Directory Report includes a search of available business directory data at approximately five year intervals.
RECORD SOURCES
The EDR City Directory Report accesses a variety of business directory sources, including Haines, InfoUSA, Polk,Cole, Bresser, and Stewart. Listings marked as EDR Digital Archive access Cole and InfoUSA records.
The various directory sources enhance and complement each other to provide a more thorough and accurate report.
EDR is licensed to reproduce certain City Directory works by the copyright holders of those works. The purchaser of this EDR City Directory Report may include it in report(s) delivered to a customer.
RESEARCH SUMMARY
The following research sources were consulted in the preparation of this report. A check mark indicates where information was identified in the source and provided in this report.
Year Target Street Cross Street Source
2020 þ ¨ EDR Digital Archive
2017 þ ¨ Cole Information
2014 þ ¨ Cole Information
2010 þ ¨ Cole Information
2005 þ ¨ Cole Information
2000 þ ¨ Cole Information
1995 þ ¨ Cole Information
1992 þ ¨ Cole Information
1985 þ ¨ Haines Criss-Cross Directory
1981 þ ¨ Haines Criss-Cross Directory
1976 þ ¨ Haines Criss-Cross Directory
1971 þ ¨ Haines Criss-Cross Directory
1968 ¨ ¨ Polk's City Directory
7818510- 5 Page 1
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FINDINGS
TARGET PROPERTY STREET
20111 Stevens Creek Boulevard
Cupertino, CA 95014
Year CD Image Source
STEVENS CREEK BLVD
2020 pg A2 EDR Digital Archive
2017 pg A7 Cole Information
2014 pg A11 Cole Information
2010 pg A15 Cole Information
2005 pg A21 Cole Information
2000 pg A24 Cole Information
1995 pg A28 Cole Information
1992 pg A32 Cole Information
1985 pg A35 Haines Criss-Cross Directory
1985 pg A36 Haines Criss-Cross Directory
1981 pg A37 Haines Criss-Cross Directory
1981 pg A38 Haines Criss-Cross Directory
1976 pg A39 Haines Criss-Cross Directory
1971 pg A40 Haines Criss-Cross Directory
1968 - Polk's City Directory Street not listed in Source 7818510- 5 Page 2
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FINDINGS
CROSS STREETS
No Cross Streets Identified
7818510- 5 Page 3
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City Directory Images
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-
STEVENS CREEK BLVD
EDR Digital Archive
7818510.5 Page: A2
Target Street Cross Street Source
2020
19979 AMERICAN BROKERAGE NETWORK
HENRY ROTH
YNJIUN WANG
19990 STEVENS CREEK GAS
19999 TRAVIGNE VILLAS
20010 COCONUT'S FISH CAFE
20021 CHINA DANCE & ARTS
20030 CUPERTINO APPLIANCE REPAIR
20045 ACCURION
BARBARA BUNGER
BAYVIEW REALTY & FINANCIAL
BILL WANGG
BRIAN MCBERRY
CMOS SENSOR INC
D MAX IMAGING
DMAX IMAGING LLC
FIRST STATEWIDE REALTY
FLORIDA REALTY OF MIAMI CORP
GABRIELLE NICOL
GABRIELLE PEREZ
GREGORY GARRITY
GUY WONG
HANSEUNG LEE
INFOLOAN INC
INTELAPHASE & AUDVISOR INC
JANE ZHANG
JERRY GARRITY
JESSICA RAO
KEVIN YANG
LITEPOINT
LOCAL GARAGE DOOR REPAIR
MASTER PLAN FINANCIAL
MEGAN LIM
MING LI
RAFAEL BUENO
ROBERT SIKORA
SIMON LIN
STRONGAUTH INC
20065 7 EDUCATION
APPPERFECT CORP
CALLAC LONGS
CHU RAYMOND T DMD
DAHA REALTY
EASTGATE REAL ESTATE SVC
FARIBORZ ANSARI
HAO CHEN
HARRY CHANG
KIDS KAB
MARYANN BETENCOURT
MICHAEL'S WEDDING GROUP
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-
STEVENS CREEK BLVD
EDR Digital Archive
7818510.5 Page: A3
Target Street Cross Street Source
2020
20065 NOULOGICS II
PUNCHH INC
QUNLE HUANG
RAYMOND CHU
TANGTANG GLOBAL BUSINESS LLC
VIK MEHTA
20080 COUNTER CUSTOM BURGERS
CURRY PIZZA HOUSE
PROMETHEUS REAL ESTATE GROUP
ROUND TABLE PIZZA
20100 CHICAGO TITLE INSURANCE CO
SALIENT PATH
20111 ALLEGRO CONSULTANTS INC
ALTERA CORP
AMERICAN MONTESSORI EDU DEVMNT
ANAND BHARGAVA
ANAND VENUGOPAL
ANDREW SHAFFER
ANIRUDH KAPUR
ARQOS SURGICAL
AXIANG USA
BAYNET
BIG TREE HOUSE LLC
BORAH & SHAFFER
BRAHMAJEET DESAI
C & K WONG INVESTMENT LLC
CARPET CLEANING CUPERTINO
CHANDRASHEKHAR PANDYA
CHEUNG & CHU CPA
CHICO JAYANTHAN
CHINESE ABRAHAM INVSTMNT ADVSR
CHINESE AMERICAN YOUTH CMNTY
CHRIS GRADY
CHRISTINE COM LYNCH
COTTINGHAM-CHALK & ASSOC
DALVIR PANNU DDS INC
DAN TOMPKINS
DANIEL FURTADO
FORTEMEDIA INC
GRADY CHRIS
GREG EDWARDS
GREG LAHANN
GROWING TREE ADVANTAGE INC
HAFALA INC
HAMAGUCHI & ASSOC
IMPETUS TECHNOLOGIES INC
JERRY MALEC
JOHANNA SEELE
KEVIN GREGORY
LANWAVE TECHNOLOGY USA
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-
STEVENS CREEK BLVD
EDR Digital Archive
7818510.5 Page: A4
Target Street Cross Street Source
2020
20111 LARRY PEARSON
LITTLE TREE MONTESSORI INC
LOKESH SHARMA
MAPLE SILVA LLC
MARIO SOLORIO
MICHAEL BAILEY
MICHAEL TINO
MIRANDA JUNG
PACIFIC LYNX MORTGAGE
PRAVEEN KANKARIYA
PREVEEN KANKARIYA
RAJEEV GUPTA
RAJESH MURTHY
RANDY HAWKS
RE/MAX
RE/MAX REAL ESTATE SVC
RICHARD ZEA
RINISH SHAH
RITU BAPNA
SAJAL RASTOGI
SAMUEL CARLINO
SANJAY BHATIA
SANJAY SHARMA
SANJEEV AGRAWAL
SAURABH MAHAJAN
SHARON LUE
SHARON LUE LAW OFFICES
SHIRLEY CERRUDO
SIDDHARTH GUPTA
SIMON GILLMORE
STEVE BACHMAN
STEVE COOPER
STEWART SCHUSTER
TAO & ZEN SOCIETY OF USA
TED DRISCOLL
THERESA VERBA
TRANSCONTINENTAL REAL ESTATE
TRUE LOVE WEDDING
VILLA DE DREAM LLC
VIRGINIA LINDSTROM
VISHAL MITTAL
WENWEI WU
WILLIAM FUNG
YEH JANICE
ZILLAH SO
20132 CATHERINE CHEN-STATE FARM INS
20149 SUN DESIGN INC
SUN STONE QUARTZ
20195 ABHISHEK KUMAR
ADVANCED REPRODUCTIVE CARE
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-
STEVENS CREEK BLVD
EDR Digital Archive
7818510.5 Page: A5
Target Street Cross Street Source
2020
20195 ANJALI TANEJA
ASHISH GARG
ASHISH KUMAR
CATHAY BANK
CHARLES SIMS
CHRIS ARCHIBALD
CHRISTIE ZINGONI
CINDY BUI
DANIELLE MANCIA
DAVE HUMISTON
DAVID ADAMSON
DEBALINA MONDAL
DEREK HAAS
DEVENDRA MISHRA
EMILY WOLF
EXILANT
GITTE POPE
GRIF FOS
HAYSLIP JAN
HIP LEGAL
IDAAX INC
ISWAR PRASAD
JACQUELINE BISSETT
JAMES ORNEST
JEFF THERMOND
JISHIN VIJAY
JOE CLARK
JOLLY JESUDAS
JULIAN ESCOBAR
KRISTINA DOORE
KUMAR BHUPENDER
LATHISH KUMAR
LINDA KHA
LINDA LEE
LOPAMUDRA JENA
MEGAN HOLDER
MEILING LIAO
MELISSA LOOK
MICHELLE HO
MIKE SIMMONS
MOGRE ADVAIT
MOHAN RAO
MUKESH NAGORA
NAVDEEP SHARMA
NAVEEN KUMAR
NITHIN HG
PEGGY NEIDIG
POONAM BHAT
PRADEEP KHATRI
RAKESH SWAIN
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-
STEVENS CREEK BLVD
EDR Digital Archive
7818510.5 Page: A6
Target Street Cross Street Source
2020
20195 RANDY SCHIRMAN
RANJANA BHAT
RAVISANGAR VIJAYAN
REKHA RATHEE
ROHIT RAJ
SACHIDANAND HIREMATH
SAMANTHA PAUL
SAMANTHA ST
SANCHIT TAK
SAPAN GUPTA
SCOTT SCHUBERT
SHASHIKUMAR GK
SHELLEY MISENHEIMER
SPHR HAUCK
SUBHANAND SINHA
SUMAN ORUGANTI
SURESH HEGDE
SURESH RAMASAMY
SURYAKANTH DAVID
TAMAGHNA MANDAL
TAMMY SCARDINO
TAPAN MEHTA
UDAY KIRAN
UPENDRA KUMAR
VANDANA BHAT
VISHNU SHARMA
VIVEK BN
VIVEK ESWARAN
WESTLAKE PENNY
WILL LE
20230 A2Z DEVELOPMENT CTR INC
CENTURY 21 MM
CUPERTINO NATIONAL BANK
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-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A7
Target Street Cross Street Source
2017
19925 A IOI SYSTEMS
A LIFE WELL SPENT
ADVANTAGE PERSONNEL
ALAN WHITE & ASSOCIATES
AMERICAN EXEC CUPTERTINO INC
ARCH VENTUR PARTNERS
ASUKA MEDICAL INC
BDESOFT INC
BEOHANA SOLAR
CALEBACUITY
CAMPUS PATHWAY LLC
CAPTAIN COOK COFFEE CO LTD
CHAMPION FINANCIAL SERVICE
CHAMPION FINANCIAL SERVICES INC
CHANATECH
CHRISTINE ATTORNEY LIU AT LAW
CIRCUIT QWEST CORPORATION
CORPORATE TECHNOLOGY SERVICES INC
CRITZER INSURANCE SERVICES
CSS TECHNOLOGIES INC
DCOMPR
EARLE LAW OFFICES
ECOGENTECH CORPORATION
EEE BUSINESS SERVICES
EMD MILLIPORE
EMR SOFTWARE REVENUEXL INC
ENX
FAITH CONSULTING
FIRST NIS INTERNATIONAL BANK
FOSTER ELECTRIC
G OPA IT CONSULTANTS INC
GOOREEN PHOTOTNICS CORP
GP REAL ESTATE INC
GUNN FINANCIAL
HULLS ACADEMY
IDEAON
INFINITI REAL ESTATE
JANINI SOFT INC
JARDINE WHEELER REAL ESTATE BROKERAG
JLC WEALTH MANAGEMENT CONSULTANTS
KAULEO CONSULTING
KYUMARU PACIFIC ALLIANCE
LAW OFFICE OF DAVID MAR
LOW FARE DESTINATIONS
MASSMUTUAL FINANCIAL GROUP
MAXTIER SYSTEMS INC
MIDORIYA ELECTRIC CO LTD
MIEULI PETER & ASSOCIATES LTD
NATIONAL PLANNING CORP NPC
NET EQUITY ADVISORS
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(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A8
Target Street Cross Street Source
2017
19925 NOVA BUILDING & DESIGN
OK WAVE INC
OMNIXL INC
PACIFIC BUSINESS CENTERS
PARADIGM CIRCUIT SOLUTIONS LLC
PETER ALDER PHD
POLYSCALE COMPUTING INC
PRECISION TECHNOLOGY CORPORATION
PRIME ASSET MANAGEMENT
PWB AMERICAN INC
RICHARD J WHITE CPA
S JUDY HSIEH PHD
SACKS MASON J INC
SAFELY VERIFIED FINANCIAL SERVICES
SEATTLE INVESTMENT CONSULTANT
SHELLWOOD INC
SLAVA REAL ESTATE
SRIYA INNOVATION
STANFORD JUNCTION
STELMAKH & ASSOCIATES
SUPERIOR TAX SERVICES
SYCAMORE VENTURES
TAHOE ASSET MANAGEMENT
U SA ECONNECT
VALIC
VERIDIAN MORTGAGE
VOILA INVESTMENT CORPORATION
WAAGEN FINANCIAL
WEPRO
WHITE RICHARD J
WILLIAM B COLE CONSULTING
19929 ICEBOX
19930 ARYA GLOBAL CUISINE
19939 THE BEAUTY CREATION
19949 PERFECT TAN
19960 FIRST TECH FEDERAL CREDIT UNION
FIRST TECH FEDERAL CU
19989 EDWARD L GRANT CPA
19990 STEVENS CREEK GAS
19999 ADAMS, RYAN P
BUBAK, MARY S
CHANG, K
CHOW, GARY C
CHUAKAY, JOANN C
CHUNG-TABANGCURA, TRACY L
DICKSTEIN, PHYLLIS
FUNG, SUSAN P
GOH, JIUN H
HATTORI, BERYL
HU, TRENMEI L
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-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A9
Target Street Cross Street Source
2017
19999 HUNG, YUH J
INABA, SEIICHI
KAUR, SUPREET
KIM, OK
LIN, ALEX S
MOSER, REX E
POE, OLIE
RAY, EUGENE
REYNA, RODOLFO T
SAMANTARAY, ANITA
SHENG, PAUL S
STIRK, JUSTIN L
TRYBUS, JEFFREY S
WANG, WEI S
20007 SHAN RESTAURANT
20021 CHINA DANCE & ARTS
20030 SHAN RESTAURANT
20045 ANSWER SOFTWARE
CMOS SENSOR INC
DMAX IMAGING LLC
FIRST STATEWIDE REALTY
FOSTER ELECTRIC USA
INFO LOAN
INTELAPHASE INC & AUDVISOR INC
LITEPOINT
MASTER PLAN FINANCIAL
SUN WAY COMMUNICATION INC
THE CUPERTINO EDUCATION ASSOCIATION
20065 ACEQ INVESTMENT INC
ALLSTATE
APPPERFECT CORPORATION
CALLAC LONGS
CHU RAYMOND T DMD
EASTGATE REAL ESTATE SERVICES
EDUCATION
KIDS KAB
MYSATS ACADEMY
20080 JERSEY MIKES SUBS
PROMETHEUS REAL ESTATE GROUP
THE COUNTER
20085 UNIVERSITY OF SAN FRANCISCO CUPERTIN
UNIVERSITY OF SAN FRANCISCO SCHOOL O
20100 CHICAGO TITLE
LITTLE TREE MONTESSORI INC
SALIENT PATH
20111 A BORAH BRETT ATTORNEY AT LAW
ABATERNO CONSULTANTS
ABRAHAM INVESTMENT CHINESE ADVISOR
ARQOS SURGICAL
AUTO ESL
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-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A10
Target Street Cross Street Source
2017
20111 BORAH & SHAFFER
CHEUNG & CHU CPA
FARMERS INSURANCE WENWEI WU
GOLD HOUSE REALTY & MORTGAGE
HAMAGUCHI ASSOC
HO, SZE K
KWOK, JEFF C
LEONARD J DONK PHD
LITTLE TREE MONTESSORI
LUE SHARON LAW OFFICE
PANNU DENTAL
QOLSYS
RE MAX
TRANSCONTINENTAL REAL ESTATE
WENWAI WU INSURANCE AGENCY
20128 AMALAN, JOSEPH
HSU, YAFEN
HUANG, WILLIAM W
KAPILAN, AKILAN V
KUO, LANYING Y
LIAO, AVIAN
LIN, CHENYI
NIIDA, KAZUFUMI
OKAMOTO, TERRY T
OMATA, KAZUNORI
PATEL, MITESH M
WU, GRANT
ZHOU, WENZHONG
20132 STATE FARM INSURANCE
20149 BAY CITY FURNITURE
20195 CATHAY BANK
HERMES INNOVATIONS
HIP LEGAL
JAE ELECTRONICS
KEYENCE CORPORATION
20230 A2Z DEVELOPMENT CTR INC
KELLER WILLIAMS REALTY
20269 ADVANCED LASER CENTER
20279 HERBAL MINERAL
NATURAL BEAUTY & SLIMMING CENTRE INC
20300 CANAL US TECHNOLOGIES
DIGITAL IMPACT
1619
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2014
19925 1ST NIS INTERNATIONAL BANK
A LIFE WELL SPENT
ADVANCED IMMIGRATION SOLUTIONS INC
ADVANTAGE PERSONNEL
AIG RETIREMENT
AIOI SYSTEMS
ALAN WHITE & ASSOCIATES
ALDER PETER PHD
AMERICAN EXEC CUPTERTINO INC
AMERICAN EXECUTIVE CENTER CUPERTINO
ARCH VENTUR PARTNERS
ASUKA MEDICAL INC
B EOHANA SOLAR
BDESOFT INC
CALEBACUITY
CAMPUS PATHWAY LLC
CAPTAIN COOK COFFEE CO LTD
CHAMPION FINANCIAL SERVICE
CHANATECH
CIRCUIT QWEST CORPORATION
CLEAGE ERIK
CORPORATE TECHNOLOGY SERVICES INC
CSS TECHNOLOGIES INC
DCOMPR
ECOGENTECH CORPORATION
EEE BUSINESS SERVICES
EMD MILLIPORE
ENX
FAITH CONSULTING
FOSTER ELECTRIC
GOOREEN PHOTOTNICS CORP
GOPA IT CONSULTANTS INC
GP REAL ESTATE INC
GUNN FINANCIAL
HSIEH S JUDY PHD
HULLS ACADEMY
IDEAON
INFINITI REAL ESTATE
JANINI SOFT INC
JARDINE WHEELER REAL ESTATE BROKERAG
JLC WEALTH MANAGEMENT CONSULTANTS
KAULEO CONSULTING
KYUMARU PACIFIC ALLIANCE
LAW OFFICE OF DAVID MAR
LIFE ORGANIZERS
LOCKSMITH CUPERTINO
LOW FARE DESTINATIONS
MASSMUTUAL FINANICAL
MAXTIER SYSTEMS INC
MEYERING PATRICK
1620
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2014
19925 MIDORIYA ELECTRIC CO LTD
MIEULI PETER & ASSOCIATES LTD
NATIONAL PLANNING CORP NPC
NET EQUITY ADVISORS
OK WAVE INC
OMNIXL INC
PARADIGM CIRCUIT SOLUTIONS LLC
POLYSCALE COMPUTING INC
PRECISION TECHNOLOGY CORPORATION
PRIME ASSET MANAGEMENT
PWB AMERICAN INC
SAFELY VERIFIED FINANCIAL SERVICES
SEATTLE INVESTMENT CONSULTANT
SHELLWOOD INC
SLAVA REAL ESTATE
SMK ELECTRONICS USA
SRIYA INNOVATION
STANFORD JUNCTION
STELMAKH & ASSOCIATES
SUPERIOR TAX SERVICES
SYCAMORE VENTURES
TAHOE ASSET MANAGEMENT
USA ECONNECT
VALIC
VERIDIAN MORTGAGE
VOILA INVESTMENT CORPORATION
WAAGEN FINANCIAL
WEPRO
WHEELER JARDIN REAL ESTATE
WHITE RICHARD J CPA
WILLIAM B COLE CONSULTING
19930 ARYA GLOBAL CUISINE
19939 THE BEAUTY CREATION
19949 PERFECT TAN
19969 EXPERIENCE HAIR & NAILS
19979 HAND HELD PRODUCTS
19989 GRANT EDWARD L CPA
19990 STEVENS CREEK GAS
19999 BALIGA, GOVIND G
BUBAK, MARY S
CHANG, K
CHU, JOANN C
CHUNG-TABANGCURA, TRACY L
DICKSTEIN, PHYLLIS
FUNG, SUSAN P
GAJULA, VIJAY K
HUANG, JAMES T
INABA, SEIICHI
KIMBALL, BRIAN G
KURTZ, DANIEL J
1621
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2014
19999 LAM, HIU M
LIN, ALEX S
MOSER, WANG L
MOSHFEGH, MARK S
NOUSHEEN, HUMAIRA
OH, SUNG H
OKUNO, TAKASHI
POE, OLIE
RAY, EUGENE
REYNA, RODOLFO T
SAMANTARAY, ANITA
SHENG, JACK T
TRYBUS, JEFFREY S
TSUKAMOTO, JEANIFER
WANG, WEI S
20010 VILLAGE FALAFEL LLC
20021 CHINA DANCE & ARTS
20030 JOHNSTONE MOYER INC
SHAN RESTAURANT
20045 1ST STATEWIDE REALTY
24 HOUR LOCKSMITH
ANSWER SOFTWARE
BEST JEM
BURTON LOUISE MFT
CMOS SENSOR INC
CUPERTINO EDUCATION ASSOCIATION THE
DMAX IMAGING LLC
FOUNTAIN OF YOUTH THERAPEUTIC MASSAG
INFO LOAN
KEY TONETECH
LEIS, THEODORE G
LITEPOINT
MASTER PLAN FINANCIAL
SI BONE
SUN WAY COMMUNICATION INC
20065 ACEQ INVESTMENT INC
ALLSTATE
APPPERFECT CORPORATION
BETTENCOURT MARYANN INS
CALLAC LONGS
CHU RAYMOND T DMD
EASTGATE REAL ESTATE SERVICES
KIDS KAB
MARYANN BETTENCOURT ALLSTATE INSUR
MYSATS ACADEMY
TOMATO PLANET INC
20085 KANRAD TECHNOLOGIES INC
20100 ADAPTIVE ARCHITECTURE
CHICAGO TITLE
DPA CHICAGO TITLE COMPANY
1622
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Target Street Cross Street Source
2014
20100 LITTLE TREE MONTESSORI INC
20111 ABATERNO CONSULTANTS
ARQOS SURGICAL
BORAH & SHAFFER
DONK LEONARD J PHD
GOLD HOUSE REALTY & MORTGAGE
HAMAGUCHI ASSOC
HUTCHINSON LORRAINE KAY MARRIAGE FAM
LUE SHARON LAW OFFICE OF
NOVUS VENTURES
QOLSYS
RE MAX
WENWAI WU INSURANCE AGENCY
20128 ALI, MOHSIN
BENCHAANDKUL, SUPIKA
CHEN, CHING T
EMMANUEL, JOSEPH A
HONG, JERRY G
HSU, YAFEN
KAPILAN, AKILAN V
KUO, LANYING
LIAO, AVIAN
NIIDA, KAZUFUMI
OKAMOTO, TERRY T
OMATA, KAZUNORI
PATEL, MITESH M
SELLS, GREGORY O
UNGER, BRADLEY C
WANG, BRUCE
ZOLDI, GABRIEL S
20130 MAX MUSCLE SPORTS NUTRITIONENDURANC
20132 STATE FARMCATHERINE CHEN
20149 NU IMAGE FURNITURE
20195 ARQOS SURGICAL
CATHAY BANK
HERMES INNOVATIONS
MINERVA
20230 A2Z DEVELOPMENT CTR INC
20269 ADVANCED LASER CENTER
20279 HERBAL MINERAL
NATURAL BEAUTY & SLIMMING CENTRE INC
20300 CANAL US TECHNOLOGIES
DIGITAL IMPACT
1623
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Target Street Cross Street Source
2010
19925 A LAW & MEDIATION OFFICE
A MOMMY & DADDY PRODUCTION
ADEPT MINDS
ADRINAN FINANCIAL ASSOC
ADVANCED IMMIGRATION SOLUTIONS
ADVANTAGE PERSONNEL SVC INC
ADWORKS
AEQUOR TECH
AIG ADVISOR GROUP
ALAN WHITE & ASSOC
ALDER PETER MD
ALICE J MACALLISTER LAW OFFICE
AMERICAN EXECUTIVE CTR
APOLO ENERGY LLC
ARCH VENTURE PARTNERS
ASUKA MEDICAL INC
AXIBSE ONCE
B EOHANA SOLAR
BDE SOFT INC
BETRADER
BHARAT FAMILY INC
BORZ REALTY
C & R SOFTWARE SOLUTIONS
CAPTAIN COOK COFFEE CO LTD
CERAMIC CUTTING TECHNOLOGY
CHAMPION FINANCIAL SVC
CHANA TECH
CHRISTINE S LIU LAW OFFICES
CHUI EDDIE
CIRCUIT QWEST CORP
CLEAGE ERIK
CONGRUENT SOLUTIONS INC
COOKE KOBRICK & WU
CORINTHIAN INTL PARKING SVC
CORPORATE TECHNOLOGY SVC INC
CREDITABILITY
CRITZER INSURANCE SVC
CUPERTINO FINANCE
DAS DESIGN BUILD
DATA MICRON
E COMMERCE WORKS INC
E XLUDES TECHNOLOGIES INC
EARLE LAW OFFICES
ECONNECT USACOM
EEE BUSINESS SVC
ENX
EQUITY RESIDENTIAL
EVOLKO INC
FAITH CONSULTING
FASHION NETWORKS
1624
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2010
19925 FINALE BUSINESS SOLUTIONS
FIRST INTERNATIONAL BANK
FOSTER ELECTRIC
FUTURE LEGACY
G P REAL ESTATE INC
GLIMMERGLASS LIMITED
GLOBAL DEVELOPMENT CONSULTING
GUNN FINANCIAL
GUY D CHISM LAW OFFICES
HIMMATH TECHNOLOGIES INC
HSIEH S JUDY PHD
HULLS ACADEMY
IDEA ON
INCOLN CORP
INSEARCH WORLDWIDE
INTEGRATED TELECOM EXPRESS INC
IPOWER100COM
JANINI SOFT INC
JARDINE WHEELER REAL ESTATE
JEFFERY A WOOTEN ATTYSLAW
KASLI RECRUITMENT CORP
KENNETH T BURTON ENROLLED AGNT
KLEER
KNOWLEDGE SURF TECHNOLOGIES
KUVER R P
LOW FARE DESTINATIONS
LUTUS ROSEMARY A
MACLER & BAKER
MASS MUTUAL FINANCIAL GROUP
MATRIA HEALTHCARE
MEDIATION & COLLABORATIVE LAW
MIDORIYA ELECTRIC CO LTD
MIND BODY HEALTH
MIYOWA INC
MYERS HEALTH SOLUTIONS
N V STECH INC
NET EQUITY ADVISORS
NEXX SYSTEMS INC
OK WAVE INC
OMNI XL INC
OPUS MORTGAGE CO
PACVIEW INC
PAK INTL INVESTMENT CORP
PARADIGM CIRCUIT SOLUTIONS LLC
PATRICK MEYERING LAW OFFICE
PETER MIEULI & ASSOC LTD
PRECISION TECHNOLOGY CORP
PRIME ASSET MANAGEMENT
PRIME PAY
PRIONICS AG
1625
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-
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Target Street Cross Street Source
2010
19925 PROACTIVE VOIP CORP
PROCOACH
PWB AMERICAN INC
R P KUVER LAW OFFICES
RICHARD WHITE CPA
ROBERTS & ASSOC
SAFELY VERIFIED FINANCIAL SVC
SATEL WEST
SCHWARTZ JOEL G
SEATTLE INVESTMENT CONSULTANT
SECOND FOUNDATION INC
SENNE CO
SEQUIOIA LINK INC
SHELLWOOD INC
SLAVA REAL ESTATE
SMK ELECTRONICS USA
SNS TECHNOLOGY INC
SOCKEYE SUPPLYCHAIN
SOFTWARE DEVELOPMENT SYSTEMS
SPM BUSINESS SOLUTIONS
SRIYA INNOVATION
STANFORD JUNCTION
STEPCOM
SUMIDA TAX SVC & FINANCIAL SVC
SUNYARD SYSTEMS ENGINEERING
SYMPEER CORP
TECHLIGHT VENTURE PARTNERS
THROUGH THE LENS
TIME SPACE RE
TKC GLOBAL SOLUTIONS
TRACE SECURITY
U S CHINA LAW GROUP
U S EXPERTISE INC
UGA
USA ECONNECT
USELL USAVE
VENIRE INC
VENTURE ENTERPRISES
VERIDIAN MORTGAGE
VOICENT COMMUNICATIONS INC
VOILA INVESTMENT CORP
WAAGEN FINANCIAL
WAFER FOUNDRY SVC
WAVE SYSTEMS CORP
19929 VERDE TEA CAFE
19930 ARYA GLOBAL CUISINE
LORIS DINER INTL INC
19939 BAMBOO ELEMENTS
BEAUTY CREATION
19949 A PERFECT TAN
1626
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Cole Information
7818510.5 Page: A18
Target Street Cross Street Source
2010
19959 QUIZNOS
19969 EXPERIENCE HAIR & NAILS
19989 GRANT EDWARD L CPA
19999 ALOKI INC
ARRINGTON, FAWN
BALIGA, GOVIND G
BARAMOVA, DESSI
BUBAK, MARY S
CHANG, K
CHEN, KUO I
CHING, JESUS
CHUAKAY, JOAN C
FULGENCIO, MELISSA R
FUNG, SUSAN P
GAO, ZHIHONG
GOLDEN VALLEY INC
HATTORI, MARSHALL K
INABA, SEIICHIRO
KIM, JONG J
LEE, ING K
LEE, KYUNG O
LIBREROS, SANTIAGO
LIN, ALEX S
LIU, HONG W
MARKS, KEVIN
MELLY, N
MIAU, MI H
MOSHFEGH, MARK
NAIR, UMESH P
OH, SUNG H
PAN, SHUO Y
PARIKH, DOLLY K
RA, CHANG H
RAY, EUGENE
REYNA, RODOLFO T
SADRZADEH, DESSIE B
SHENG, PAUL S
TABANGCURA, GREGORY J
TRYBUS, JEFFREY S
TSUKAMOTO, MINORU M
WANG, SHAU M
20007 I RESTAURANT
20009 SWEETMUSIK STUDIOS
20010 ZAZANG RESTAURANT
20015 WORLD OF MUSIC
20021 CHINA DANCE & ARTS
20030 SHAN RESTAURANT
20045 CHEN, DAPHNE W
CMOS SENSOR INC
CUPERTINO EDUCATION ASSN
1627
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7818510.5 Page: A19
Target Street Cross Street Source
2010
20045 DELSE FREDERICK C MD
EQUITY FINANCIAL GROUP
ETC NETWORKS INC
FIRST STATEWIDE REALTY
FREDRICK, DELSE
GOLDEN WORLD REALTY
INFO LOAN
INFOLOAN
JELINCH & RENDLER LAW OFFICES
PLS INC
SI BONE
SILICONE MITUS TECHNOLOGY INC
20060 CHILIS GRILL & BAR
20065 ALLSTATE INSURANCE CO
APPPERFECT CORP
AVERQ INC
BAY REALTY GROUP INC
CHU RAYMOND T DDS
KIDS KAB
STATE FARM INSURANCE
20085 QDC INC
UNIVERSITY OF SAN FRANCISCO
20100 CHICAGO TITLE CO
20111 ABATERNO CONSULTANTS
ALLEGRO CONSULTANTS
ALPINE TECHNOLOGY VENTURES
BAYNET
BORAH & SHAFFER
DALVIR, PANNU
HAMAGUCHI & ASSOC
HUTCHINSON COUNSELING
IMPETUS TECHNOLOGIES INC
NOVUS VENTURES
PANNU DALVIR DDS
RUAN, HONG
SHARON LUE LAW OFFICES
WENWAI WU INSURANCE
WU JASON
20128 ALI, MOHSIN
BATHINI, SURESH
BENCHAANDKUL, SUPIKA
HONG, JERRY G
HSU, YAFEN
KAN, JACK M
KAPILAN, AKILAN V
KUO, LANYING
LIN, CHENYI
LUZNIAK, JOHANNA
MA, TAO H
OKAMOTO, TERRY T
1628
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7818510.5 Page: A20
Target Street Cross Street Source
2010
20128 OMATA, KAZUNORI
PATEL, MITESH M
WANG, BRUCE
WU, RUSSELL
YU, ERIC W
ZOLDI, GABRIEL S
20130 MAX MUSCLE SPORTS NUTRITION
20149 DAVID A MAST DESIGN
NU IMAGE FURNITURE
20195 ACIONYX INC
CATHAY BANK
INTERRA SYSTEMS INC
SHIAO, RAY Z
TALARI NETWORKS INC
20230 CUPERTINO CALTEX
KELLER WILLIAMS REALTY
WELLS FARGO BANK
20245 PRUDENTIAL CALIFORNIA REALTY
20269 HEARTSAVERS
20279 HERBAL MINERAL
20300 DAY CASEBEER MADRID
ORACLE
PANASONIC DIGITAL CONCEPTS CTR
PTIPANASONIC
1629
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7818510.5 Page: A21
Target Street Cross Street Source
2005
19925 ADAPTIVE BUSINESS SOLUTIONS
ARIAN SYSTEMS
AXIBASE INC
BILLEO INC
CREDIT STRATEGIES & INSIGHTS
FORECLOSURESBYREQUEST
HAIRBRAIN SYSTEMS INC
HANCOCK, MARK
IA INC
INTEGRATED TELECOM EXPRESS INC
ISOFTTECH
JAY YOUNG CO
KANISA INC
KASLI RECRUITMENT CORP
MOON MARINE USA CORP
RONALD H COHEN CPA
SOFTTOOLS
STRATTON AGENCY
U SELL U SAVE REAL ESTATE
US WELCOME GROUP INVESTMENTS
WEB ILLUSIONS
19926 MED PRO
19929 VERDE TEA CAFE
19930 RIB CRIB BARBEQUE
19939 BAMBOO AESTHETICS INC
BAMBOO SKIN SPA
19959 QUIZNOS SUBS # 2878
19960 CHARLES SCHWAB & CO INC
CUPERTINO PROPERTY
19989 BORZREALTY
19999 ADAMS, STEVE B
ALIX, JOHN R
BUBAK, MARY S
CHAN, ROBERT
CHEN, KUO I
CHIANG, HSIN
CHING, JESUS
CHOE, EDWARD C
COX, AILEEN A
DOORAH, KAVOTABH K
FU, JEN K
FUNG, SUSAN P
HSIA, GEORGE W
INABA, SEIICHIRO
JACIK, RICHARD
KIM, VIVIAN
KOMASAKA, SHINICHI
KWAN, MEI Y
LEE, KYUNG O
LIBREROS, SANTIAGO
1630
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-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A22
Target Street Cross Street Source
2005
19999 LIN, ANDREA Y
LIU, CHIEN H
MINAMI, STEPHANIE A
MOSHFEGH, MARK
NARVIND ENTERPRISE
PACO, ADRIAN
PAN, SHUO Y
PARIKH, DOLLY K
RA, HOON C
REYNA, RODOLFO
SADRZADEH, SAIED
SAMANTARAY, ANITA
SHENG, JACK T
SHI, SALLY Y
SHIN, HYEONG W
TABANGCURA, GREGORY
TRUONG, LAN B
TRYBUS, JEFFREY S
TSAO, DAVID L
TSUKAMOTO, MINORU M
WANG, SHAU M
YOON, JAE S
20007 BATE RUSSELL M & MARY LOU
CUISINEER SIX
20009 ANYA 4 YOGA
20015 WORLD OF MUSIC
20021 CHINA DANCE & ARTS
20030 BOAS
HAMASUSHI
20045 ANSWER SOFTWARE CORP
CARSON, JON D
CMOS SENSOR INC
COMPONENT INSIGHTS CO
DELSE FREDERICK C MD
DELSE, FREDERICK
ETC NETWORKS INC
JELINCH & RENDLER PC
KUOLIN ENTERPRISES INC
OUTFORCE LLC
PRINCETON GRAPHICS
RIVIERA RESIDENCES LLC
20065 ALLSTATE
APPPERFECT CORP
ARTISTIC ALTERNATIVE
CP SECURE INC
CUPERTINO CITY OF SEWER SERVICE CUP
MARYANN BETTENCOURT INSURANCE
STATE FARM / HARRY CHANG
20085 ADVANCED SYNERGIC SYSTEMS INC
KANRAD TECHNOLOGY
1631
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-
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Cole Information
7818510.5 Page: A23
Target Street Cross Street Source
2005
20085 QDC INC
QUALITY DESIGN CONCEPTS INC
20100 CHICAGO TITLE CO
20111 ALERTNESS SOLUTIONS
ALPINE TECHNOLOGY VENTURES
CAL COAST FINANCIAL CORP
DONK, LEONARD
DT ASSOCIATES
FORTEMEDIA INC
GALAXY REALTY
HERRING, JONNIE
IMPETUS COMPUTING SYSTEMS INC
LANWAVE TECHNOLOGY USA
MORTGAGE GALAXY
OSHEA, KEVIN E
PRETZEL LOGIC SOFTWARE INC
THE ARTEMIS VENTURES
TICOR TITLE
UELMEN, MARTHA A
20149 DESIGNS IN WOOD
ON CONSIGNMENT CO
20195 ACIONYX INC
FIRST HORIZON HOME LOANS
PROTOCOM CORP
RIVERHEAD NETWORKS
20230 CANAL & U S TECHNOLOGIES
CUPERTINO NATIONAL BANK
KELLER WILLIAMS REALTY
MORGAN STANLEY
PATHLORE SOFTWARE CORP
S 2IO INC
S2I0 INC
S2IO INC
STEWART TITLE OF CALIFORNIA
20245 TADPOLE COMPUTER INC
20269 HEARTSAVERS
JAHANGIRI VENTURES HEART SAVERS
JAHANGIRI VENTURES HEARTSAVERS
20300 ALPINE PARTNERS INC
BON APPETIT SYMANTEC
CANAL US TECHNOLOGIES
DAY CASEBEER MADRID
HOWARD S WRIGHT CONSTRUCTION
JANNEY, WILLIAM
MITSUI COMTEK CORP
PANASONIC TECHNOLOGIES CO
SENVID INC
SYMANTEC CORP
1632
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Cole Information
7818510.5 Page: A24
Target Street Cross Street Source
2000
19925 ADAMS JO ANN LAW OFFICES OF
AEC
ALLIANCE BUSINESS CENTER
ALLIANCE BUSINESS CENTERS NETWORK
ALVAREZ GABRIELA A LAW OFFICE OF
AMERICAN EXECUTIVE CENTER
APOGEO INCORPORATED
ASKSOFT INCORPORATED
ASTUTE MANAGEMENT
BAY AREA CUSTOM HOMES INCORPORATED
BEEHIVE SOFTWARE
BERKELEY RESEARCH
BESSON JANN ATTORNEY AT LAW
BOHN CHARLES R LAW OFFICES OF
BRADLEY J INTERNATL
BURTON KENNETH T ENROLLED AGENT
C J N & ASSOCIATES
CASK ASSOCIATES
CHANDLER GREGORY ATTORNEY AT LAW
COLI PATTI BOOKEEPING & TAX PLUS
DANIELS PETER J ATTORNEY AT LAW OFFICE
DAVID SPLAWN & ASSOCIATES
DAVIS THOMAS A & ASSOCIATES
ELECTROLAB
EVEREST SOFTWARE CONSULTANTS INCORPORATED
FARON MELROSE INCORPORATED
FOSTER BROOK LAW OFFICE OF
GA NETWORK
GLOBAL 1000
HALL KINION
HPI MANAGEMENT CONSULTING & SEARCH
HUMAN SOFTWARE
IEC TRADING
INETRA TECHNOLOGIES
INTEGRATED FINANCIAL SOLUTIONS
INTERNATIONAL COMPUTER TECHNOLOGY
JOHNSTON LYMAN P ATTORNEY
LONGWARE SYSTEMS
MERIDIAN NETWORK SYSTEMS INCORPORATED
MEYERING PATRICK ATTORNEY
MEYERING PATRICK LAW OFFICE OF
MILLENIUM INTERNATIONAL GROUP THE
MINI-CIRCUITS LABORATORY
MOMENTUM FUTURES INCORPORATED
MUNSON FINANCIAL SERVICES GROUP
NCC ESCROW INTERNATIONAL INCORPORATED
OBJECT FOCUS INCORPORATED
PANASONIC SEMICONDUCTOR DEVELOPMENT COMPANY
PANGEONET
PENINSULA BUILDING MAINTENANCE
1633
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7818510.5 Page: A25
Target Street Cross Street Source
2000
19925 PERLAND ELECTRONICS
PRIMEPAY OFFICE
PROFESSIONAL BOOKKEEPING & TAX ASSOCIATES INCORPORATED
PTI PANASONIC
QLIKTECH
REALIZE SOFTWARE CORP
REQUEST
RIAL SOLUTIONS INCORPORATED
RICHARD IRWIN ASSOCIATES
RIGHT MANAGEMENT CONSULTANTS
ROYAL HEALTH STAFFING SOLUTIONS
SCIENTIFIC AND ENGINEERING SOFTWARE
SECOND FOUNDATION
SHEA COMPANIES
SKY SOFTWARE INCORPORATED
SNS TECHNOLOGY INCORPORATED
SNYDER ORTON E LAW OFFICES OF
SOFT JOYS CORPORATION
STATEWIDE INVSTMNT & CREDIT CORP
STEC LEONARD J & CO
SUPERNOVA
TOWN INTERNATIONAL INVESTMENTS
U S INDIA RESOURCES
UNIX PROFESSIONALS INCORPORATED
VENTURE ENTERPRISES
VIRAL ASSAYS
VISUAL EDGE SOFTWARE LIMITED
VL FINANCIAL ASSOCIATES INCORPORATED
VOICE BROWSER
WORKFORCE NET INTERNATIONAL
WORKLIFE AND LEARNING ASSOCIATES
WORLD PROPERTIES
WORTHINGTON INTERNATIONAL
ZHU REALTY & MORTGAGE
ZYDECO SOFTWARE
19930 PIZZERIA UNO
UNO CHICAGO BAR & GRILL
19979 P J MULLIGANS
19983 DEANZA PET SALON
19985 BIH TAU DANCE WORKSHOP
19987 EXPERIENCE HAIR & NAILS
19989 RICKS SHOE REPAIR
19990 BLANEY SHELL
SONGCOS SHELL
19991 MICHAELS WEDDING GROUP
19993 DIAMOND QUALITY PRINTING
TYPOGRAFIKS
19997 K & K REALTY
M & A MASSAGE
MARTIAL ARTS CENTER
1634
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Target Street Cross Street Source
2000
19997 PACIFIC COLLEGE OF ACUPRESSURE MASSAGE
POORSHAFIEE AKBAR
THE TRAINING ACADEMY & INSTITUTE FOR WOMEN ONLY
WOMEN KICK IN IT
19999 DAIRY BELLE FREEZE NO 32
20007 CUISINEER SIX
20009 SWEETMUSIK STUDIOS
20010 CICEROS PIZZA
20021 BLOCK H & R LOCAL OFFICES
20030 HAMASUSHI RESTAURANT
20045 ANSWER SOFTWARE
CARSON OSEGURA & ASSOCIATES
CMOS SENSOR INCORPORATED
DELSE FREDERICK C MD
FARMERS INSURANCE GROUP
FIRST STATEWIDE REALTY & INVESTMENT COMPANY
LOUIE ALAN K MD
THOMAS RANDY D FARMERS INSURANCE GROUP
20060 CHILIS GRILL & BAR
20065 CHU RAYMOND T DMD
CUPERTINO SANITARY DISTRICT
EXPEDITE SYSTEMS INCORPORATED
MARK THOMAS & CO INCORPORATED
MEDIALANE
STEALTH DATA CORP
TIME OUT SERVICES INCORPORATED
XPEDITE SYSTEMS INCORPORATED
20085 ADVANCED SYNERGIC SYSTEMS
APEX SEMICONDUCTOR INCORPORATED
QDC INCORPORATED
UNIVERSITY OF SAN FRANCISCO GLEESON LIBRARY
UNIVERSITY OF SAN FRANCISCO SCHOOL OF EDUCATION
UNIVERSITY OF SAN FRANCISCO SOUTH BAY CAMPUS
20100 CENTURY 21 CONTEMPO REALTY
CHICAGO TITLE COMPANY
20111 ABATOR CONSULTANTS
ADVANCED LOGICAL DESIGN INCORPORATED
ALERTNESS SOLUTIONS
BAROCCHI LINDY FORTMANN ATTORNEY AT LAW
CALIFORNIA TEACHERS ASSOCIATION NEA PRO SERVICES
DONK LEONARD J PHD
GALLAWAY MATT INS AGNT
HERRING JONNIE ATTORNEY
HUTCHINSON LORRAINE KAY MARRIAGE FAMILY & CHILD COUNSELOR
LANWAVE TECHNOLOGY USA
MYSON TECHNOLOGY
NOVUS VENTURES
OCCUPANT UNKNOWN,
OSHEA KEVIN E DDS
OXFORD &
1635
CC 01-21-2026
1635 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A27
Target Street Cross Street Source
2000
20111 PRETZEL LOGIC SOFTWARE INCORPORATED
STATE FARM INSURANCE COMPANIES AGENTS
UELMEN MARTHA A ATTORNEY MEDIATOR
WEB PROFESSIONALS INCORPORATED
20128 ADOBE INN THE
ADOBE MEXICAN FOOD
20149 DESIGNS IN WOOD
20195 BE HERE CORPORATION
INTERIM PERSONNEL
20230 CANAL PLUS U S
CUPERTINO NATIONAL BANK
MORGAN STANLEY DEAN WITTER
SILTON BOOKMAN SYSTEMS INCORPORATED
20245 CUSTOM DENTURE LABORATORY
SINANET
SVS
20269 NOVACARE OUTPATIENT REHABILITATION
20300 ALPINE TECHNOLOGY VENTURES
BENIAMISON MICHAEL D CEP
CANON INFORMATION SYSTEMS
CHAN CHUCK K ALPINE TECHNOLOGY VENTURES
CHAU, YAT L
CHIN RAYMOND ALPINE TECHNOLOGY VENTURES
CULOTTA, T J
CUPERTINO CITY CENTERS ONE
DSP COMMUNICATIONS
DUAN, CARISSA
HONDA MEL
HONDA, MEL
KAU, MARVIN C
LANE DAVID A ALPINE TECHNOLOGY VENTURES
NOGATECH INCORPORATED
PREMIER FINANCIAL GROUP
ROBERTS TED
WASHKEWICZ, PAUL G
1636
CC 01-21-2026
1636 of 2833
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A28
Target Street Cross Street Source
1995
19925 888 AUTO BROKERS
ABATOR CONSULTANTS
ADVISORY GROUP INC
AMERICAN EXECUTIVE CTR
ASSOCIATED PLANNERS SECURITIES
BLUE HILLS HOME LOANS
BOWDEN SYSTEMS INC
BRAFF, SHIMON
BRENTWOOD PACIFIC FINANCIAL
CARDIEL CAPITAL MANAGEMENT
CAROL DUNNE
CASK ASSOC
CLARICE JONES HYPNOTHERAPIST
CON QUEST MICROSYSTEMS
CONTRERAS COUNSELING SVC
CREATIVE COUNSELING & CNSLTNG
CYLIX COMMUNICATIONS
ESSENTIAL SOFTWARE INC
ETHAN GROUP
EXIDE ELECTRONICS GROUP INC
FUTURE LABS
GEMINI RELATIONAL DATABASE INC
GOLDEN CALIFORNIA TITLE CO
HAARIKA TECHNOLOGY
HARRISON FINANCIAL
INTEGRATED PACKAGING & PTG SVC
INTERACTIVE ELECTRONIC TECH
INTERNATIONAL COMPUTER TECH
ITTI
JUST IMAGINE
KASTEN GROUP INC
LONGWARE SYSTEMS
LYON PACIFIC MORTGAGE CO
MARCO SCIENTIFIC INC
MC CLOSKEY & CO
MICRO SPECIALTIES
PASTORAL PLACEMENT SVC
PAYROLL I INC
PECTRONICS CORP
PHICOM USA INC
PLEION CORP
POINT TO POINT COMMUNICATIONS
RIGHT ASSOCIATES
SARTIRANA, BRUNO
SCIENTIFIC & ENGINEERING
SUMMIT INFORMATION SYSTEMS
SUN AMERICA SECURITIES INC
TELECONSULTANTS INC
THOMAS A DAVIS & ASSOC
TOWN INTERNATIONAL INVESTMENTS
1637
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1637 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A29
Target Street Cross Street Source
1995
19925 UBITREX CORP
USA FOR HEALTH CARE
VENTURE ENTERPRISES
VITALINK COMMUNICATIONS CORP
WESTERN NATIONAL REALTY
WILLIAM B ANDERSON LAW OFFICE
WIND RIVER SYSTEMS
WORLD OMNI LEASING INC
WORTH ASSOCIATES
ZEELAND MORTGAGE & REALTY
19930 PIZZERIA UNO RESTAURANT
19960 CHARLES SCHWAB & CO
19979 P J MULLIGANS
19981 SPORTSCARD MANIA
VIVIS SILK FLOWERS
19983 DE ANZA DOG SALON
19985 BIH TAU DANCE WORKSHOP
19987 HAIR EXPERIENCE
19989 RICKS SHOE REPAIR
19990 SONGCOS SHELL
19993 DIAMOND QUALITY PRINTING
TYPOGRAFIKS
19995 PAGEBOY CLEANERS
19997 A 1 DE ANZA EXECUTIVE EXCHANGE
BAY AREA DOG TRAINING
EVAS TAILORING & ALTERATIONS
J P CONNOLLY CONSULTANT
K C DENTAL LABORATORY
PHILIP J ODONNELL OD
SERVICEMASTER
19999 DAIRY BELLE FREEZE
20007 JOHNSON & SCANLAN APPLIANCES
20009 COPY MART
HON, HSIAO
NGO, PAUL
OGASAWARA, ALICE
REFERRAL REALTY
WUNG, PHEN
20010 CICEROS PIZZA
20015 WORLD OF MUSIC
20021 H & R BLOCK INC
20030 HAMASUSHI
20045 ALAN K LOUIE MD
BOWMAN DOBSON & DUNN
CHINESE & AMERICAN INFORMATION
CISCORP
DE ANZA CAPITAL INC
DIFFERENTIAL CORRECTIONS INC
FREDERICK C DELSE MD
OCCUPANT UNKNOWNN
1638
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1638 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A30
Target Street Cross Street Source
1995
20045 SALES CONSULTANTS CUPERTINO
STRONG TRADING INC
20060 CHILIS GRILL & BAR
20065 MARK THOMAS & CO
RAYMOND T CHU DDS
UNIVERSAL TRAVEL SVC
WARD WELLNESS CHIROPRACTIC CTR
20085 GPI PUBLICATIONS
20100 JANG INTERIOR DESIGN
20111 ABAR PERSONNEL
ADVANCED LOGICAL DESIGN INC
ALPHA VALUATION GROUP
ALPINE FINANCIAL
BAY POINTE FINANCIAL INC
DAN LAUBER DDS
DE ANZA COUNCIL CTANEA
DSC VENTURES
LAUBER, DAN
OXFORD & ASSOC INC
P BRIEN WILSON LAW OFFICES
SEVILLE PROPERTIES INC
STATE FARM INSURANCE
SUSAN SOLOMON COMMUNICATIONS
20128 ADOBE INN
20149 EDS GUN SHOP
FUR FEATHER FIN OUTDOOR
KERLEYS HUNTING & FISHING
20151 AN JAN FEED & PET SUPPLY
20195 FOX & CARSKADON
GREAT WESTERN BANK
INTERIM SERVICES INC
SATTAR, ASHRAF A
20230 CUPERTINO NATIONAL BANCORP
CUPERTINO NATIONAL BANK
DEAN WITTER DISCOVER & CO
SILTON BOOKMAN SYSTEMS INC
20235 CUPERTINO DETAIL
CUPERTINO SALES & LEASEINC
CUPERTINO SALES & SVC
INTERNATIONAL CAR STORE
20245 FINET CORP
MILES ASSOCIATES INC
PRUDENTIAL CALIFORNIA REALTY
20269 STEVENS CREEK PHYSICAL THERAPY
20300 CAHNERS TECHNICAL INFORMATION
CUPERTINO CITY CTR ASSOC
EL DORADO VENTURES
GRACE VENTURES CORP/HORN
MEMONTINO, IDA
OLIVETTI ADVANCED TECHNOLOGY
1639
CC 01-21-2026
1639 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A31
Target Street Cross Street Source
1995
20300 PROXAR TECHNOLOGIES INC
SUN FINANCIAL GROUP
1640
CC 01-21-2026
1640 of 2833
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A32
Target Street Cross Street Source
1992
19925 ABATOR CONSULTANTS
ACTION LSNG&FNCL SV
ADNET INC
ADVISORY GROUP INC
AMER EQUITY SHARING
ANDERSON WM LAW OFC
ARBOR TEXT INCORP
AVERY&ASSOCIATES
BLUE STAR GROUP
BOWDEN SYSTEMS INC
BRENTWOOD PAC FNCL
C A S K ASSOCIATES
CYLIX COMMUNICATION
DAVIS THOMAS A&ASC
DORNIER MEDICAL SYS
DUNNE CAROL LMFCC
DUNNE, CAROL
ESSENTIAL SOFTWARE
ETHAN GROUP
EXIDE ELECTRONICS
FOLIAGE FASHIONS
GEMINI DATABASE
HAARIKA TECHNOLOGY
HARNISCHFEGER ENGNR
HARRISON FINANCIAL
INTGRTD PCKG&PRNTG
INTL CMPTR TCHNLGY
INVENTA CORP
LONGWARE SYSTEMS
MARCO SCIENTIFIC
MAYOR USA
MEDIA MARKETING SRV
MICRO DYNAMICS INC
MORTGAGE FNCL PLNNG
NAREPCO LTD
PAYROLL 1 INC
PECTRONICS CORP
PHICOM USA INC
PLANCAPITAL USA
PLEION CORP
PREMIER ENTERPRISES
SCIENTIFIC SOFTWARE
SPRAGUE ELECTRIC
SUMMIT INFO SYSTEMS
SUNAMERICA SECURITY
SUNDSTRAND CORP
SUNRISE
TELECONSULTANTS INC
TOWN INTL INVSTMTS
U S I N INTERNATL
1641
CC 01-21-2026
1641 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A33
Target Street Cross Street Source
1992
19925 UBITREX CORP
USIN INTERNATIONAL
VITALINK COMMNCTNS
WELLFLEET
WESTRN NATL REALTY
WIND RIVER SYSTEMS
WORTH ASSOCIATES
WRIGHT ASSOCIATES
X I N T E K ASSOCTS
19930 PIZZERIA UNO
19960 SCHWAB CHARLES&CO
19979 P J MULLIGANS
19981 SPORTSTCARD MANIA
VIVIS SILK FLOWERS
19983 DE ANZA DOG SALON
19985 BIH TAU DANCE WRKSH
19989 RICKS SHOE REPAIR
19990 BLANEY SHELL
19993 DIAMOND PRINTING
19997 A 1 DE ANZA EXEC
CLASSIC SECONDS
CROWN SCNTFC RSRCES
EVAS TAILORING
K C DENTAL LAB
MARGES ANSWERING SV
ODONNELL PHILIP OD
SERVICE MASTER
TYPOGRAFIKS
19999 DAIRY BELLE FREEZE
20007 JOHNSON&SCANLAN TV
20009 COPY MART
REFERRAL REALTY
20010 CICEROS PIZZA
20015 WORLD OF MUSIC
20021 BLOCK H&R
20030 HAMASUSHI
20045 ANSWER SOFTWARE
ARBOR PRFSNL CENTER
BOWMAN DOBSON&DUNN
C I S C O R P
CHEUNG J LCSW
CHEUNG, J
DALLAS SEMICONDUCTR
DAPHNE WANG ATTY
DE ANZA CAPITAL INC
DELSE FREDERICK MD
LOUIE ALAN K MD
OMRON ELCTRNCS INC
SALES CONSULTANTS
VANNATTA JOHN W MD
1642
CC 01-21-2026
1642 of 2833
(Cont'd)
-
STEVENS CREEK BLVD
Cole Information
7818510.5 Page: A34
Target Street Cross Street Source
1992
20045 WANG DAPHNE L ATTY
WANG, DAPHNE L
20060 CHILIS GRILL&BAR
20065 CUPERTNO SANITARY
MARK THOMAS&CO INC
UNIVRSL TRAVEL SERV
WARD WELLNESS CHIRO
20085 GUITAR PLAYER MAGZN
20100 CHICAGO TITLE INS
COMPUTER LTRCY BKSH
JANG INTERIOR DSGN
MARITZ TRAVEL CO
20111 ABAR PERSONNEL
ALPHA VALUATION GRP
ALPINE FINANCIAL
BAY AREA ADOPTION
CASPR INC
D S C VENTURES
DIALOGIC SYSTM CORP
FREMNT EDUC ASSN
GALLAWAY MATT AGENT
OXFORD&ASSOCIATES
SOLOMON S COMMNCTNS
VIDEOLINX INC
WILSON P B ATTY
YOUNG AUDREY C
20128 ADOBE INN THE
20149 EDS GUN SHOP
FUR FTHR FIN ADVNTR
KERLEYS HNTNG&FSHNG
20151 AN JAN FEED&PET SPL
20195 FIDELITY NATL INS
FOX&CARSKADON OFC
GREAT WSTRN BANK
HANDSNET NET INC
PERSONNEL POOL
20230 CUPERTNO NATL BANK
20235 A DYEING ART
CUPERTNO SALES&LSNG
20245 ALDRIDGE, J M
BOWERSOCK D JR CPA
PRUDENTIAL CA RLTY
RENDLER, D
20269 STEVENS CRK THERAPY
20300 CAHNERS TCHNCL INFO
CUPERTNO CTY CT ASC
EL DORADO VENTURES
GRACE VENTURES CORP
1643
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1643 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A35
Target Street Cross Street Source
1985
1644
CC 01-21-2026
1644 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A36
Target Street Cross Street Source
1985
1645
CC 01-21-2026
1645 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A37
Target Street Cross Street Source
1981
1646
CC 01-21-2026
1646 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A38
Target Street Cross Street Source
1981
1647
CC 01-21-2026
1647 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A39
Target Street Cross Street Source
1976
1648
CC 01-21-2026
1648 of 2833
-
STEVENS CREEK BLVD
Haines Criss-Cross Directory
7818510.5 Page: A40
Target Street Cross Street Source
1971
1649
CC 01-21-2026
1649 of 2833
Appendix E -
Site Documentation and Regulatory
Records
1650
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From: County of Santa Clara Public Records
To: Luke Swickard
Subject: Your County of Santa Clara public records request #24-1698 has been closed.
Date: Thursday, November 21, 2024 10:38:00 AM
-- Attach a non-image file and/or reply ABOVE THIS LINE with a message, and it will be sent to staff on this request. -- County of Santa Clara Public Records
Record request #24-1698 has been
closed. The closure reason supplied was:
Good morning,
Thank you for your recent record request received on
11/11/2024 for the following address in Cupertino:
20111, 20045, 20065, and 20085 Stevens Creek Boulevard
We have no records for this location. However, additional electronic documents may be found on the following
websites:
Local Oversight Program (LOP)
GEOTracker (GT)
Spill Reports Website – California Office of Emergency Services (Cal OES):
Please be advised that in some cities, other participating agencies may be responsible for maintaining the type of files you requested. This link may be of assistance in determining who will have the documents you are looking for in the future:
UNIDOCS – Who regulates what in Santa Clara County
View Request 24-1698
1651
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1652
CC 01-21-2026
1652 of 2833
1653
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1654
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1655
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1656
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1657
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1658
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1659
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1660
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1661
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1662
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1663
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1664
CC 01-21-2026
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1665
CC 01-21-2026
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1667
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1668
CC 01-21-2026
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1669
CC 01-21-2026
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1670
CC 01-21-2026
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1671
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1672
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1673
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FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
CALDERON, ALYSSA
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
GRISHY, KATY
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1674
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FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
TUCK, DEBORAH
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
TSOI, ALICE
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1675
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1675 of 2833
FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
BURTON, LOUISE
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
CHI, HIEN
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1676
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FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
EITEL, MYRA
Involvement
Name:
Involvement
Type:
Manager
Owner: Occupant:
YEE PING, CHIENG
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1677
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1677 of 2833
FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
YANG, SU CHING
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
WANG, ANNE
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1678
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1678 of 2833
FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
KUO, BEN
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
HU, JACKIE
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1679
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FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
SABIN, GAYLE
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
MC NANY, NATALIE
Involvement
Name:
Involvement
Type:
Employee
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1680
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1680 of 2833
FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
GARRITY, GREG
Involvement
Name:
Involvement
Type:
Reporting Party
Owner: Occupant:
REESE, HANS
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1681
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FDID State
NFIRS - Involvement
User Fields
MM DD YYYY
Incident Date Station Incident Number Exposure
43080 CA 6 13 2012 CU 12-1650037 000
SHI, CINDY
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
CHAN, LILY
Involvement
Name:
Involvement
Type:
Witness
Owner: Occupant:
SCCFD 43080 06/13/2012 12-1650037
1682
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Appendix F -
Site Photographs
1683
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1: View of the Site sign.
2: View of the Site sign.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1684
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3: View of 20045 Stevens Creek Blvd.
4: View of 20065 Stevens Creek Blvd.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1685
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5: View of a typical office space in 20065 Stevens Creek Blvd. 6: View of 20085 Stevens Creek Blvd.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1686
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7: View of the parking garage on the first floor at 20085 Sevens Creek Blvd. 8: View of a common kitchen area in 20085 Stevens Creek Blvd.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1687
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9: View of a typical office area in 20085 Stevens Creek Blvd. 10: View of 20111 Stevens Creek Blvd.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1688
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11: View of the courtyard in 20111 Stevens Creek Blvd.
12: View of the parking lot on the northwestern portion of the Site.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1689
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13: View of a typical storm drain inlet.
14: View of a typical elevator mechanical room.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1690
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15: View of a typical electrical room.
16: View of a typical bathroom.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1691
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17: View of a typical stairway.
18: View of a typical pad-mounted transformer.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
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19: View of the residential development (20064-20104 Wheaton Drive) to the north of the Site. 20: View of 20007 Stevens Creek Blvd (Kabab & Curry's, BeNatural Music) to the east of the Site.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
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21: View of 20015 Stevens Creek Blvd (Vidyarambh Cupertino-Preschool & Childcare center) to the east of the Site.
22: View of 20021 Stevens Creek Blvd (Paradise Foot Spa) to the east of the Site.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1694
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23: View of 20100 Stevens Creek Blvd (Chicago Title Company, Safari Kid - Cupertino) to the south of the Site.
24: View of 20080 Stevens Creek Blvd (Starbird, Rose Tea Lounge, Curry Pizza House, The Counter) to the south of the Site.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1695
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25: View of 20128 Stevens Creek Blvd to the south of the Site. 26: View of 20149 Stevens Creek Blvd (Sun Design Center) to the west of the Site.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1696
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27: View of a residential house (10080 Randy Ln) to the west of the Site. 28: View down Stevens Creek Boulevard, facing west.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1697
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29: View down Stevens Creek Boulevard, facing east.
Ninyo & Moore | 20045, 20065, 20085, and 20111 Stevens Creek Boulevard, Cupertino, California | 405015001 | December 17, 2024
1698
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Appendix G -
Vapor Encroachment Screening Matrix
1699
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Vapor Encroachment Screening Matrix
Vapor Encroachment Screening Matrix 1
Phase I ESA Vapor Encroachment Conditions (VEC) matrix includes a (1) Search Radius Test, (2) Chemicals of Concern Test (COC), and (3) a Critical Distance Test [1]. (1) Search Radius Test: Are there any known or suspect contaminated properties in the primary area of concern within the corresponding search radii (including the site)? Yes No If No, then screening for a VEC is complete and no VEC currently exists, go to #4. If Yes, then:
(2) Chemicals of Concern Test: Are COC likely to be present within the area of concern for those known or suspect contaminated sites identified based on the Search Distance Test? Yes No If No, then screening for a VEC is complete and no VEC currently exists, go to #4. If Yes, then:
(3) Critical Distance Test*: A plume test to determine whether or not COC in the contaminated plume(s) may be within the critical distance.
Yes No (3a) Is information related to the contaminated(s) plume available (i.e. isoconcentration maps, site drawings, etc.)? (3b) If No, then a VEC cannot be ruled out; check Yes in #4 below indicating it is likely a VEC exists. If Yes, then:
Yes No
(3c) Is the site less than 100 feet to the nearest edge of a contaminated [nonpetroleum hydrocarbon] plume(s)? If Yes, then check Yes in #4 below indicating it is likely a VEC exists.
Yes No
(3d) Is the site less than 30 feet to the nearest edge of a dissolved petroleum hydrocarbon plume(s)? If Yes, then check Yes in #4 below indicating it is likely a VEC exists.
*If the distance from the nearest edge of a contaminated plume to the nearest existing or planned structure on the site is less than 100 feet for non-petroleum hydrocarbon COC, or less than 30 feet for dissolved petroleum hydrocarbons, then it is presumed that a VEC currently exists beneath the site. If the distance from the nearest edge of the contaminated plume is greater than or equal to 100 feet for non-petroleum hydrocarbons, or 30 feet for dissolved petroleum hydrocarbon chemicals of concern, then it is presumed unlikely that a VEC currently exists beneath the site. (4) Is it likely that a VEC currently exists beneath the site? Yes No
If No, then the VEC screening is complete and no further investigation is recommended at this time. If Yes, Ninyo & Moore recommends performing additional assessment, such as a Tier 2 VEC assessment according to ASTM E 2600-10.
[1] Based on guidance presented in the ASTM E 2600-10 Standard. 1700
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CITY OF CUPERTINO
Agenda Item
25-14472 Agenda Date: 1/21/2026
Agenda #: 16.
Subject: Consider a new residential development of 32 townhomes (Dividend Homes II), including 6 affordable units, to replace three office buildings on a 1.77-acre site, located mid-block corner on Stevens Creek Boulevard between Randy Lane and Blaney Avenue. (Application No(s): DP-2025-002, ASA-2025-004, TM-2025-002, TR-2025-002, & U-2025-007; Applicant(s): Dividend Homes; Location:
20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096)
1. Find the project exempt from the California Environmental Quality Act (CEQA); and
2. Approve the following permits:
a. Adopt Resolution No. 26-011 approving Development Permit (DP-2025-002) (Attachment A);
b. Adopt Resolution No. 26-012 approving Use Permit (U-2025-007) (Attachment B); c. Adopt Resolution No. 26-013 approving Architectural & Site Approval Permit (ASA-2025- 004) (Attachment C);
d. Adopt Resolution No. 26-014 approving Tentative Final Map (TM-2025-002) (Attachment D); and
e. Adopt Resolution No. 26-015 approving Tree Removal Permit (TR-2025-002) (Attachment E).
CITY OF CUPERTINO Page 1 of 1 Printed on 1/16/2026
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COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3308
CUPERTINO.GOV
CITY COUNCIL STAFF REPORT
Meeting: January 21, 2026
Subject
Consider a new residential development of 32 townhomes, including 6 affordable units, to replace three office buildings on a 1.77-acre site, located mid-block corner on Stevens Creek Boulevard between Randy Lane and Blaney Avenue. (Application No(s): DP-2025- 002, ASA-2025-004, TM-2025-002, TR-2025-002, & U-2025-007; Applicant(s): Dividend Homes; Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) Recommended Actions
1. Find the project exempt from the California Environmental Quality Act (CEQA)
2. Approve the following permits:
a. Adopt Resolution No. 26-___ approving Development Permit (DP-2025-002) (Attachment A);
b. Adopt Resolution No. 26-___ approving Use Permit (U-2025-007) (Attachment B);
c. Adopt Resolution No. 26-___ approving Architectural & Site Approval Permit (ASA-2025-004) (Attachment C);
d. Adopt Resolution No. 26-___ approving Tentative Final Map (TM-2025-002) (Attachment D)
e. Adopt Resolution No. 26-___ approving Tree Removal Permit (TR-2025-002) (Attachment E)
Discussion
Project Data
General Plan Land
Use Designation
Commercial / Office / Residential at a maximum residential density of 25 du/acre*
Special Planning Area Heart of the City Specific Plan (Central Stevens Creek Boulevard subarea)
Zoning Designation P(CG, Res)
Lot Area 1.79 acres (gross), 1.77 acres (net)
Allowed/Required Proposed
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Executive Summary
This report outlines a project proposed by Dividend Homes, for the development of 32- unit townhome condominiums located at an office site. The report covers the applicable State laws, including the Housing Accountability Act, Housing Crisis Act, No Net Loss law, and Density Bonus law, CEQA and local standards applicable to the project.
1 The applicable General Plan can be found online at
https://records.cupertino.org/WebLink/DocView.aspx?id=1019620&dbid=0&repo=CityofCupertino&_gl=1 *gufghv*_ga*OTc5OTgwMjc4LjE3NDQ3Mzc0NDM.*_ga_NCY1KGMD5Y*czE3NDkwMDIwNzAkbzY2J GcxJHQxNzQ5MDAyMDgwJGo1MCRsMCRoMA..
2 The applicable version of the Heart of the City Specific Plan can be found online at https://www.cupertino.gov/files/assets/city/v/1/departments/documents/communitydevelopment/planning/land-use-plans/heart-of-the-city-specific.pdf Maximum Density 25 units per acre* 18.1 units per acre
Height of Structures
Max. 45 feet measured from
sidewalk to top of cornice, parapet,
or eave line of a peaked roof.
44’-6”
Setbacks
Front 35 feet from edge of curb 26 feet from edge of curb (Waiver Requested)
Sides One-half height of building
(22’-5”)
11 feet
(Waiver Requested)
Rear One and one-half height of building
(64’)
13’ 4”
(Waiver Requested)
Usable Open Space
Common 150 square feet per unit (8,550
square feet)
0 square feet
(Waiver Requested)
Private 60 square feet per unit and no
dimension less than 6 feet
Average per unit 316
square feet
Project Consistency with:
General Plan1
Consistent under SB330 and state density bonus law.
Density bonus concession for mixed-use requirement
requested.
Specific Plan2
Consistent under state density bonus law. Density bonus waivers requested for setbacks, common open space design, and retail requirements.
Zoning Consistent under SB330 and state density bonus law.
Density bonus waivers requested for lot coverage.
* Since the project utilizes the provisions of SB330 (as discussed later in the report) the development standards, regulations and fees applicable at the time of submitting a SB330 preliminary application apply.
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Background
On February 13, 2025, the City received an application to redevelop the property located at 20045 and 20065 Stevens Creek Blvd. The project site is located within the Central Stevens Creek Boulevard subarea of the Heart of the City (“HOC”) Specific Plan Area.
The 1.77 net-acre property comprising of two parcels is bounded by Stevens Creek Boulevard to the south, retail
and commercial uses to the
east, and office/commercial
uses to the west. The site
abuts single- family
residences to the north (See
Figure 1). Each of the two
parcels are currently
developed with multi-tenant
office buildings. 20065
Stevens Creek Blvd., has an
approximately 8,200 squarefoot single-story office
building, while 20045
Stevens Creek Blvd, has an
approximately 17,900 square foot two-story office building.
The project site is subject to the development standards of the General Plan, Heart of the City Specific Plan, and Planned Development “P” zoning designation, as they were in February 2025. The “P” zoning designation is detailed in Cupertino Municipal Code Chapter 19.80 Planned Development Zones. The “P” zoning designation is intended to provide a means of guiding land development or redevelopment within the city that is uniquely suited for planned coordination of land uses and land development. Where residential development is proposed on properties in the Planned Development zoning district, and where the Specific Plan does not provide standards or requirements for such development, the proposed project must then adhere to Multifamily (R-3) zoning regulations, as is the case with the proposed project. Principally, the proposed project consists of 32 townhome-style condominiums. Review of the project is limited by several State laws, including the Housing Accountability Act, the Housing Crisis Act (SB330) and Density Bonus Law.
Housing Accountability Act
The Housing Accountability Act (HAA), codified in California Government Code § 65589.5, prohibits cities from disapproving, or adding conditions of approval that would render infeasible a housing development project unless the proposal is found to be in Figure 1: Aerial of project site.
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violation of an objective general plan or zoning standard3 or the project will result in a specific adverse impact to public health and safety. While changes to the project may be applied by the decision-making hearing body to further applicable City goals, policies, and strategies – any changes required by the decision-making hearing body that are not based on objective standards may not result in making the project, as proposed, infeasible, or reduce the number of housing units.
As this project consists exclusively of residential units, it is considered a “housing development project” under the HAA.
Housing Crisis Act (a.k.a. “SB 330” or “HCA”)
Adopted in 2019 under Senate Bill 330, and amended in 2021 by Senate Bill 8, the HCA broadly aims to address actions that would decrease or delay the approval and development of new housing by requiring the timely processing of permits by local agencies. Among many components, the law includes a provision to allow applicants to vest ("lock-in") fees, ordinances, policies, and standards that are in effect at the time of submittal of a SB330 preliminary application to the City. Only the limited information specified in State law is required for the submittal of a SB330 preliminary application.
Further, the law prohibits the City from conducting more than five hearings, or meetings, in connection with the review and approval of a housing development project.
In summary, the proposed project is governed by a SB330 preliminary application submitted on February 13, 2025, and, in accordance with the requirements of the HCA.
The project must be reviewed under the requirements in effect at that time.
Density Bonus Law
California’s Density Bonus Law (DBL), codified in California Government Code § 65915- 65918, aims to promote and facilitate the creation of affordable units in new housing projects by allowing:
A density "bonus" that allows for an increase to a property’s base density4; Unlimited waivers to development standards that would physically preclude the construction of the project, as designed5;
Incentives/concessions that modify development standards to achieve an identifiable and actual cost reduction6; and
Reduced parking standards7.
3 Unless otherwise waived or reduced through use of the Density Bonus law, discussed further below. 4 I.e., more market rate units than allowed by the density, as determined by the specific percentage and level of affordability of the affordable units included in a project. 5 I.e., modifications or elimination of any development standard 6 Specified number of incentives/concessions as identified in state law based on the level of affordability and percentage of affordable units
7 Parking standards identified in state law by project type, proximity of transit facilities, affordability level of the development (or affordable units) and/or number of bedrooms 1706
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Since 20 percent, or six8 of the proposed 32 town homes, will be affordable to moderate- and median-income households, consistent with the City’s Below Market Rate (BMR)
requirements for owner-occupied units, the project is eligible for a density bonus. It is important to note that, while qualifying projects are allowed to increase their density and total number of units proposed, an applicant may elect to only utilize the available waivers, concessions, or the reduced parking standards, without providing additional density bonus units. That is the case with this project.
The project includes a request for seven waivers and one concession from applicable standards of the General Plan, HOC, and Zoning Code. These requests are discussed later in this report.
Project Proposal
The project applicant, Dividend Homes, is proposing a 32- unit townhome-condominium development9. The project consists of ten buildings, all three stories in height, with individual units ranging in size (including garage space) from 2,136 square feet to 2,704 square feet. As required by the City’s Below Market Rate (BMR) Housing Program, six of the units will be allocated as affordable housing units for sale to median- and moderate-income households10. Based on the scope of project, the City requires the following permits: Development Permit, Use Permit, Architectural and Site Approval, Tree Removal Permit and a Vesting Tentative Map.
Architecture and Site Design
The applicant proposes a “contemporary” style architecture, typified by flat-roofed buildings with rooftop decks and generous window areas. The project’s architecture reflects its more urban, commercial context, which also features flat roofs and a
8 The Project is required to provide 6.4 units (20% of 32 units). Pursuant to the City’s BMR program six units will be provided on the site and the 0.4 fractional unit will be paid in in-lieu fee. 9 Due to limitations of Government Code § 65103.5, the distribution of copyrighted material associated with the review of development projects is limited. Plans have been emailed under separate cover to allow the Commissioners to review the proposed plans. Commissioners and Councilmembers cannot share plans with outside parties, including community members. The public is able to make an appointment with the Planning Division to view these plans at City Hall.
11 While the General Plan requires the development of the property using the Commercial Centers and Mixed-use Village concept, when a residential development is proposed, state law, under SB330 prohibits the City from applying any non-objective standards. The General Plan language describing the Mixed-use Village concept is subjective and, therefore, cannot be applied to the project. In addition, since this project utilizes the provision of Density Bonus, the developer would have the option to invoke unlimited waivers to propose the 100% residential project, as designed.
Figure 2 Site Plan. BMR units
with “*”.
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contemporary aesthetic. The use of clean, modern forms and details ensures the development better integrates with the more commercial character of the area. Materials and colors are used to accentuate changes in building plane, which adds visual interest through form-oriented architecture without relying on faux ornamentation. Each unit includes a roof deck providing private outdoor space, with some units also offering private side yards.
The project falls within the Central Stevens Creek Boulevard: Flowering Orchard Guidelines as identified in the Heart of the City Specific Plan. Accordingly, the trees selected for the frontage are Flowering Pears, a deciduous tree with a showy fall color.
The majority of the trees proposed for the interior of the site are also deciduous, flowering trees. Shrubs, ornamental grasses, vines and groundcovers selected are low to moderate in water use, many of which provide flowers or foliage color. Evergreen shrubs will be used to screen all above ground utilities.
Pedestrian walkways will be colored concrete with a stone texture finish. Crosswalks will be delineated with an earth tone color stamped asphalt. This is also used to break up the vehicular access street paving. An arbor is located at the entry of the development from Stevens Creek Boulevard. Vine covered arbors are also placed at the entry to the paseos leading to the residential entries. Benches beneath arbors are located at the ends of the paseo providing quiet spots to relax. Community mailboxes are centrally located with an arbor/screen located to soften the units and provide a central vertical element along the main drive entering the development.
A good neighbor board-on-board fence is proposed to provide privacy and security along the east property boundary. Existing walls along the north and west property lines will remain in place. Private back yards are provided for nine of the units. A 6’ horizontal fence will be used to create private back yards between each unit.
A fully automated drip irrigation system will be designed to water all new plant material.
The system will include rain and soil moisture sensors as well as a wi-fi-enabled controller.
Analysis
General Plan Compliance
The proposed project is of a residential development consistent with the site’s General Plan Land Use Designation of Commercial/Office/Residential.11 The General Plan designation allows a maximum density of 25 dwelling units per acre, which would translate to 44 units for the 1.77-acre site; the General Plan does not specify a minimum
11 While the General Plan requires the development of the property using the Commercial Centers and Mixed-use Village concept, when a residential development is proposed, state law, under SB330 prohibits the City from applying any non-objective standards. The General Plan language describing the Mixed-use Village concept is subjective and, therefore, cannot be applied to the project. In addition, since this project utilizes the provision of Density Bonus, the developer would have the option to invoke unlimited waivers to propose the 100% residential project, as designed.
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density. The proposed 32 units is, therefore, permitted by the General Plan density that was in effect in February 2025, when the SB330 Preliminary Application was submitted, and that General Plan density remains in effect at this time.
The City’s General Plan Land Use Element Strategies LU-1.3.1 (1) and LU-15.1.1 require all mixed-use areas with commercial zoning to provide retail space as a substantial component of a project and Land Use Element Strategy LU-1.3.1 (4) requires a Conditional Use Permit to be approved when housing is proposed on non-Housing Element mixed-use sites12. Since the project does not include any retail area, the applicant is requesting a Density Bonus concession to waive the requirement for retail to be a substantial component of a project in this zoning category. They are further requesting a waiver of the 1:1 building slope line from measured from the top of curb to the buildings’ roofline. The concession and waiver requests are discussed in further detail in the Density Bonus Section of this Staff Report. A Conditional Use Permit has been included in this review to address the requirements of LU-1.3.1 (4).
Staff has evaluated the project’s consistency with the General Plan and concludes that based on conformance with the General Plan Land Use designation for the site, the general alignment of design with General Plan requirements, and the absence of environmental impacts as analyzed in the CEQA Notice of Exemption memo (see Environmental Review section of this Staff Report), the proposed project supports several of relevant General Plan goals, outlined below.
Policy LU-2.2: Pedestrian-Oriented Public Spaces. Require developments to incorporate pedestrian-scaled elements along the street and within the development such as parks, plazas, active uses along the street, active uses, entries, outdoor dining & public art.
Policy LU-3.3: Building Design. Ensure that building layouts and design are compatible with the surrounding environment and enhance the streetscape and pedestrian activity.
Strategy LU-3.3.10: Entrances. In multi-family projects where residential uses may front on streets, require pedestrian-scaled elements such as entries, stoops and porches along the street.
Policy LU-27.2: Relationship to the Street. Ensure that new development in and adjacent to neighborhoods improves the walkability of neighborhoods by providing inviting entries, stoops and porches along the street frontage, compatible building design and reducing visual impacts of garages. Policy INF 2.4.2 Development. Require undergrounding of all utility lines in new developments and highly encourage undergrounding in remodels or redevelopment of major projects.
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Strategy HE-2.3.7: Density Bonus Ordinance. The City will encourage use of density bonuses and incentives, as applicable, for housing developments which include:
o At least 10 percent of the housing units in a for-sale common interest development are restricted to moderate income residents.
Specific Plan Compliance
The site is in the Heart of the City Special Area – Central Stevens Creek Boulevard Subarea. The City’s HOC Specific Plan establishes heights, setbacks, and other development requirements for projects on sites within this area. The proposal includes several density bonus waivers for setbacks, common space, and commercial space requirements from the HOC standards, which are discussed in further detail in the density bonus section of the staff report.
The project has incorporated open space and other site design requirements, which, according to staff’s review, are consistent with the remaining applicable requirements of the HOC Specific Plan.
Tree Removal and Replacement
The proposal includes the removal and replacement of 35 protected development trees within the construction footprint and the removal and replacement of 1 tree within the right-of-way landscape strip. Trees species within the construction footprint include, but are not limited to, Canary Island Pine, Arbutus Marina, Evergreen Pear, and Modesto Ash. None of the impacted trees are native species or identified as protected species in the City’s Municipal Code.
An arborist report was prepared for the applicant by Ray Morneau and was peer reviewed by the City’s third-party consultant, West Coast Arborists. The report and peer review concluded that 35 of the trees proposed for removal would be within the construction footprint and could, therefore, not be preserved or otherwise adequately and feasibly protected during construction. The street trees proposed for removal are non-compliant street trees that will be removed and replaced with a species consistent with the requirements of the Heart of the City Specific Plan.
The City’s requirements for tree replacement, consistent with Cupertino Municipal Code Section 14.18.160 (A), are as follows:
Diameter of Trunk
of Removed Tree
# of Trees Proposed
for Removal
Replacement Tree
Size Required
Replacement Trees
Required
12 inches or less 18 One 24" box tree 18(24” box trees) Greater than 12
inches and up to
18 inches
11 Two 24" box trees or
One 36" box tree
22 (24” box trees)
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Greater than 18
inches and up to
36 inches
6 Two 24" box trees or
One 36" box tree 6 (36” box trees)
Over 36 inches 0 One 36" box tree 0 (36” box trees)
Total: 40 (24” box trees) or 46 (24” and 36” box tree mix) The applicant proposes to replace the 35 trees with 46 trees, varying in size between 24- inch box and 36-inch box trees and of various species, consistent with the requirements of the City’s Municipal Code and as shown in the table above. All trees that will be planted on-site will be considered protected, and a condition of approval has been included to require that an agreement be executed to ensure the ongoing preservation, maintenance, and protection of the new trees by future property owners.
Vesting Tentative Map
The application for the Vesting Tentative Map (VTM) proposes to subdivide the three existing lots to create a condominium subdivision. The approval of a vesting tentative map confers a vested right to proceed with development in substantial compliance with the city's ordinances, policies, and standards in effect at the date the City determined the application was complete.
Use Permit
The project proposal requires a Use Permit to allow the development of residential units on a non-Housing Element site.13 Under the regulations in effect at the time of submittal of the SB330 Preliminary Application, the General Plan and Cupertino Municipal Code Chapter 19.80: Planned Development (P) Zones required that a residential development proposed on a site that is not a Priority Housing Site be a conditional use. The applicant proposes building exclusively residential units and is therefore required to obtain Conditional Use Permit approval.
Park Land Dedication
Under Cupertino Municipal Code Section 13.08.050(A), proposed developments of more than 50 units must provide park land on site and/or pay an in-lieu fee for the required park land dedication. Since the development involves only the development of 32 townhomes, it is subject to only paying an in-lieu of parkland dedication fee. Therefore, the project is conditioned to pay a parkland in-lieu fee. Since the City’s Housing Element and BMR Mitigation Manual offers waiver of parkland in-lieu fees for deed-restricted affordable units, the project is required to pay the fee ($ 1,404,000) for the 26 proposed market rate units.14
13 While this is not a current requirement, since this was a requirement at the time of submittal of the applicant’s SB330 Preliminary Application, a Use Permit is required. Neither of the two parcels that are proposed for development were identified as a Priority Housing Site in the 5th Cycle Housing Element. 14 Due to the SB330 nature of the project, the Park Fees payable are those in effect as of February 2025. 1711
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Density Bonus
The project includes 6 below-market rate units or 20% of the total number of units proposed. As required by the City’s BMR Housing Program, three of the units will be allocated as affordable housing units for sale to median-income households (100-120% of Area Median Income) and the other three will be allocated as affordable for sale to moderate-income households (80-100% of Area Median Income). A condition of approval has been included to ensure the recordation of a regulatory agreement with the City, prior to occupancy, requiring the designated BMR units to be for-sale to households at the specified income levels for a 99-year term.
Density Bonus and Waiver Requests
The project is eligible for Density Bonus waivers and concessions consistent with the City of Cupertino Municipal Code Chapter (CMC) 19.56 Density Bonus and State Density Bonus Law. The project includes requests for six waivers.
Section 19.56.070 of the City’s Density Bonus Ordinance (“Findings") requires that, before approving an application which includes a request for a density bonus, waivers, or reduction in parking standards, the decision-making body must determine that the proposal is consistent with State Density Bonus Law by making the following findings15, as applicable:
1. That the housing development is eligible for the density bonus being requested as well as any incentives or concessions, waivers or reductions in parking standards that are requested.
2. That the development standard(s) for which the waiver(s) are requested would have the effect of physically precluding the construction of the housing development with the density bonus and incentives or concessions permitted, if a waiver was not requested.
The City may not deny a waiver of a development standard that would physically preclude the construction of the project as it is designed, unless it is found that the waiver or reduction would have a specific, adverse impact upon health or safety, for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, or would have an adverse impact on any real property that is listed in the California Register of Historical Resources.
Parking
While the City’s Municipal Code (Chapter 19.124) in February 2024 required townhome projects to provide 2.8 parking spaces per dwelling unit, State Density Bonus Law provides its own parking ratios for qualifying projects. Specifically, the Density Bonus Law allows qualifying projects to provide parking at a ratio of 1 parking space per studio
15 Government Code Section 65915 (d)(4): The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive. 1712
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to one-bedroom unit; 1.5 parking spaces per two- or three-bedroom unit; and 2.5 parking spaces per four- or more-bedroom unit. No additional guest spaces are required under Density Bonus law provisions.
Unit Type Number
of Units
Parking Spaces Required
under State Density Bonus
Parking Spaces
Provided
Three Bedroom 20 30 40
Four Bedroom 12 30 24
Guest Parking - 5
Total 32 60 69
As proposed by the applicant, each unit will provide two enclosed garage spaces (64 total spaces), with 5 additional spaces for guests, for a total of 69 spaces onsite, when only 60 are required.
Waivers Requested
As a density bonus project, the applicant may submit to the City proposals for an unlimited number of waivers, or reduction of development standards, that would have the effect of physically precluding the construction of the project as proposed/designed (Government Code Section 65915(e)). It should be noted that under State Density Bonus Law, a city may not deny a proposed project based on the theory that another project, with a similar number of units, might be designed differently and accommodated without waivers of development standards.
The project requires seven waivers as follows:
1. Building Bulk (General Plan Community Form Diagram (Figure LU-2)) The General Plan requires that new development maintain the building below a 1:1 slope line drawn from the arterial/boulevard curb line, or lines, except for the Crossroads Area. As this project fronts Stevens Creek Blvd., buildings 1 and 10 would have to be within this line. Both buildings are approximately 45-feet tall, and are requesting a setback waiver for a 26-foot setback instead of the 35-foot setback requirement, resulting in a portion of the third floor of the buildings being within the 1:1 slope line area. Compliance with the setback would negatively impact the density and proposed number of units since the townhome buildings would have to be +/- 45-feet behind the curb in order to comply. Doing so would negatively impact the density of the project as proposed, so therefore the project is requesting a waiver from this requirement.
2. Front Setback (HOC Specific Plan Section 1.01.030)
The HOC Specific Plan requires that developments have a minimum front setback of 35 feet from the edge of curb, 9 feet from the required Boulevard Landscape 1713
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Easement, while also allowing for the encroachment of uninhabitable building elements, such as chimneys and eaves, up to four feet into the required setback areas. The following table indicates the required setback and the proposed waiver for the two buildings for which waivers are requested.
Building Required Front
Setback
Proposed Front Setback
1 35’ from curb. 26’ from curb.
3. Side Setbacks (HOC Specific Plan Section 1.01.030)
The HOC Specific Plan requires that developments have a minimum side setback of one-half of the height of the building, or ten feet, whichever is greater. It also allows for the encroachment of uninhabitable building elements, such as chimneys and eaves, up to three feet into the required setback areas. The following table indicates the required setback and the proposed waiver for the eight buildings for which waivers are requested:
Building Height Required Side Setback Proposed Side Setback 1-3 44’-6” 22’-3” West: 11’ to building face
5 43’-1” 21’-6” East: 20’4” to building face
Imposing the side setback requirements would result in the elimination of units, reduced floor areas of units, or a substantial change to the design of the buildings, which is not consistent with the project as proposed by the applicant.
4. Rear Setback (HOC Specific Plan Section 1.01.030)
The HOC Specific Plan requires that developments have a minimum rear setback of one-and-one-half of the height of the building, or 20 feet, whichever is greater.
It also allows for the encroachment of uninhabitable building elements, such as chimneys and eaves, up to three feet into the required setback areas. The following table indicates the required setback and the proposed waiver for the two buildings for which waivers are requested:
Building Height Required Rear Setback Proposed Rear Setback 4 & 5 44’-6” 66’-9” 13’
The applicant states that imposing the rear setback requirement would result in the elimination of units, reduced floor areas of units, or a substantial change to the design of the buildings, which is not consistent with the project as proposed by the applicant.
5. Building Forms (HOC Specific Plan Section 1.01.040)
The HOC Specific Plan requires that buildings adjacent to residentially developed parcels be stepped back, or terraced, or have adequate setbacks so that privacy is maintained. It also requires that buildings requiring terracing shall have a 1.5:1 setback to height ratio. The proposal includes four buildings (Buildings 4-7) located adjacent to single-family residentially developed parcels to the north. 1714
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While the project has been designed to address potential privacy concerns through building orientation and landscape screening, it does not meet the HOC Specific Plan’s required rear setback and is therefore not consistent with this requirement.
The applicant has requested a waiver to allow for a reduced rear setback and waiver of requirements for step backs for Buildings 4 & 5.
Like the preceding required setback waivers, the applicant states that imposing the building form requirement would result in the elimination of units, reduced floor areas of units, or a substantial change to the design of the buildings, which is not consistent with the project proposed by the applicant.
6. Tandem Garages (CMC Section 19.124.040 (A))
Fifteen of the units are proposing tandem parking where townhomes are required to provide the standard 20 feet by 20 feet parking garage pursuant to the Municipal Code requirements as they were in February 2024. The applicant requests a waiver to the 20-foot by 20-foot parking garage requirement.
Imposing the parking space requirement would result in changing the size and design of the buildings, including the potential increase in the project coverage, reduction in open space, or potentially the number of units which is not consistent with the project as proposed by the applicant.
7. Common Open Space (HOC Specific Plan Section 1.01.040) The project is required to provide 150 square feet of common open space per unit (a total of 4,800 square feet for the project). This area must be located outside of all required setbacks. The applicant is requesting a waiver from the Common Open Space requirements. . While the applicant could potentially meet this requirement in a differently designed project, complying with this requirement would negatively affect the density of the project as designed, and the City cannot require the applicant to modify their design. Due to this waiver request, the project applicant also requests waivers from the Common Landscape and Common Hardscape requirements since these requirements would not apply.
Concession Requested
As a density bonus project with at least 20% of units reserved for sale to moderate-income households16, the applicant may submit to the City requests for up to two concessions.
Concessions allow an applicant to deviate from development regulations when such regulations have the potential to make the project economically infeasible to build. The applicant has requested two concessions, as follows:
16 The project proposes a mix of moderate- and median-income units, has required by the City’s BMR standards. State law does not specify allowances for median-income units, however, median-income units have a higher income restriction than moderate-income units and are therefore counted towards the moderate-income unit total for the purposes of concession allowances. 1715
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1. HOC Specific Plan Section 1.01.020 (A) and Section 1.01.020 (B) Section 1.01.020 (B) of the HOC Specific Plan requires that the amount of building space devoted to retail/commercial uses shall have a viable and substantial retail component and Section 1.01.020 (A) requires that “uses that do not involve the direct retailing of goods or services to the general public shall be limited to occupy no more than 25% of the total building frontage along Stevens Creek Boulevard and/or 50% of the rear of the building.” The project, as proposed, is entirely residential and would, therefore, not conform to these requirements. Consistent with the previously discussed General Plan Land Use Element Strategy LU-1.3.1 (1), these standards generally require that retail or commercial uses be provided on site. The applicant is requesting that these two standards be waived using a Density Bonus concession. Complying with this standard would require the applicant to dedicate a significant share of the project to non-residential uses because the intent of the HOC retail/commercial use requirements is to ensure that commercial uses are primary, and residential uses secondary. Redesigning the project to comply with these HOC requirements would reduce the overall number of residential units developable in the project. Consequently, adherence to this retail/commercial use requirement physically precludes development of the Project at the proposed density.
Compliance with BMR Unit Comparability & Dispersion Requirements The BMR Manual requires that the proposed BMR Units included in a market rate development:
Shall be comparable to market rate units in terms of unit type, number of bedrooms per unit, quality of exterior appearance and overall quality of construction. Size [i.e., unit floor area] should be generally representative of the unit sizes within the market-rate portion of residential project.
Interior features and finishes in affordable units shall be durable, of good quality and consistent with contemporary standards for new housing.
The following table demonstrates the proposed unit mix within the eight buildings by income level, type, and size:
Number of Units Number of Bedrooms Average Unit Size
BMR Units 2 4 2,656 square feet
1 3 2,493 square feet
3 3 + Tandem Garage 2,136 square feet
Market-Rate Units 10 4 2,656 square feet
4 3 2,493 square feet
12 3 + Tandem Garage 2,136 square feet
Both the proposed market-rate and BMR units consist of a mix of three-, three +Tandem garage-, and four-bedroom units. The square footages and programming of the marketrate and the BMR units are nearly identical, and the BMR units are dispersed throughout 1716
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the project. Additionally, there is no indication on the plans that the exterior finishes of the BMR units will be any different from the market rate units. As such, it is expected that they will be of the same quality; however, as allowed in the BMR manual, the affordable units may have different interior finishes.
Environmental Review
The applicant requested that the development be reviewed in accordance with Assembly Bill (AB) 130, signed into law on June 30, 2025, and codified in Public Resources Code (PRC) Section 21080.66. This law exempts qualifying infill housing development from CEQA review, creating a new statutory exemption. This exemption applies to any required permits, entitlements, or other discretionary approvals for a broad range of housing types. The attached CEQA Exemption Memorandum (Attachment 5) demonstrates that the proposed project meets the requirements of PRC Section 21080.66 and is organized as follows:
Infill Criteria. The project’s consistency with the allowed housing development type defined in PRC Section 21080.66(a), subdivisions (1) through (5) and (8). Environmental Criteria. The project’s consistency with the individual environmental requirements pursuant to PRC Section 21080.66(a), subdivisions (6) and (7).
Tribal Cultural Resources. The project’s consistency with the tribal notification and outreach requirements pursuant to PRC Section 21080.66(b). Hazardous Materials. The project’s consistency with the requirements for the identification and treatment of hazardous materials pursuant to PRC Section 21080.66(c).
Other Requirements. The project’s consistency with the Labor Code requirements and eligibility of a housing development project for a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to PRC Sections 21080.66(d) and (e), respectively.
As analyzed in Section 3.1 of the attached CEQA Exemption Memorandum, Public Resources Code Section 21080.66, the proposed project meets the criteria for statutory exemption. Accordingly, this document finds that a Notice of Exemption is appropriate for the proposed project pursuant to CEQA Guidelines Section 15062. Further an Environmental Site Assessment (ESA) has revealed no evidence of Recognized Environmental Conditions (REC), Controlled Recognized Environmental Conditions, and/or Historical Recognized Environmental Conditions in connection with the Site or adjoining properties. Based on the findings of the ESA, no further investigation is recommended. See Attachment J.
Planning Commission Review
On December 9, 2025, the Planning Commission conducted a public hearing for their recommendation to the Council regarding the proposed project. By a 5-0 vote the Commission adopted Planning Commission Resolution Nos. 2025-25 through 2025-29 1717
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recommending that the City Council find all actions exempt from CEQA and approve the proposed Development Permit, Use Permit, Architectural and Site Approval, Tree Removal Permit, and Tentative Final Map.
The Commission received comments from the public regarding the waivers for height and rear setback to the adjacent single-family homes along Wheaton Drive. The Commission motioned to reduce the 2 units that are abutting Wheaton Drive to two floors, consider including hedges along the back, and consider additional trellising on the fences on the back wall. Condition 5 was added to the Draft ASA resolution reflecting this motion for modifications.
The Commissioners sought further clarification regarding the site’s designation as a Housing Element Priority Housing Site and the requirements of State housing laws, such as SB330. It was further discussed by the Commissioners that because of the Housing Element designation, the site is eligible for a much higher density, taller structures, and due to its vicinity to a high frequency transit stop, under AB2097, the project would not be required to provide any parking. Therefore, the Commission found that the proposed project’s lower density, as well as its design quality, and modifications by the developer made it compatible with the surrounding neighborhoods.
Other Department/Agency Review
The City’s Building Division, Public Works Department, Environmental Services Division, Sheriff’s Department, Cupertino Sanitary District, and the Santa Clara County Fire Department have reviewed and conditioned the project.
Public Outreach and Noticing
The following table is a summary of the noticing done for this project:
Notice of Public Hearing, Site Notice & Legal Ad Agenda Site Signage (14 days prior to the hearing)
Legal ad placed in newspaper (at least 10 days
prior to the hearing)
Public hearing notices were mailed to property
owners within 1000 feet of the project site (10 days
prior to the hearing)
Posted on the City’s official
notice bulletin board (five days
prior to the hearing)
Posted on the City of
Cupertino’s website (five days
prior to the hearing)
The applicant has completed community outreach to residents and property owners on October 29, 2025 .
Public Comment
At the time this staff report was published, staff had received one letter from a resident.
Please refer to Attachment G for full comments.
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Conclusion
Staff recommends approval of the project, as proposed, because the project and its conditions of approval support the findings for approval of the proposed project, consistent with Chapters 14.18, 18.28, 19.56, 19.156, and 19.168 of the Cupertino Municipal Code. With respect to the requested Density Bonus concessions and waivers, evidence in the record demonstrates that the project meets the standards for granting the concessions and waivers under the State Density Bonus Law.
Next Steps
The City Council’s decision will be final unless a request for reconsideration petition is filed in compliance with CMC 2.08.096 (within 10 days of the notice by the Council within 10 days of their decision. If the project is approved, the applicant may apply for building permits at that time.
Sustainability Impact
The project was reviewed by the Sustainability Division and the applicant completed the required Climate Action Plan Consistency Checklist. The project has been found to be exempt from CEQA through AB130 and therefore it is expected that there will be no sustainability impact.
Fiscal Impact
A Fiscal Impact Analysis was provided by the applicant and peer reviewed by the City’s third-party consultant17. The peer review of the Fiscal Impact Analysis concluded that the overall fiscal benefit is net positive. The net impact on the General Fund would be positive $64,500. Please refer to Attachment I.
City Work Program (CWP) Item/Description
None.
City Council Goal
Housing.
California Environmental Quality Act
The project has been found to be exempt from CEQA through AB 130.
Prepared by: Gian Paolo Martire, Senior Planner
Reviewed by: Luke Connolly, Assistant Director of Community Development Benjamin Fu, Director of Community Development
Floy Andrews, Interim City Attorney
Approved for Submission by: Tina Kapoor, City Manager
17 The Fiscal Impact Analysis and its peer reviewed considered the combined projects located at 20085- 20111Stevens Creek Boulevard, and 20045-20065 Stevens Creek Boulevard. 1719
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ATTACHMENTS:
A. Draft Resolution for DP-2025-002
B. Draft Resolution for U-2025-007
C. Draft Resolution for ASA-2025-004
D. Draft Resolution for TM-2025-002
E. Draft Resolution for TR-2025-002
F. CEQA Exemption Memorandum
G. Public Comment
H. Project Site Plan and Renderings
I. Fiscal Impact Analysis Peer Review
J. Environmental Site Assessment
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RESOLUTION NO. 26- _________
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING A DEVELOPMENT PERMIT FOR A NEW RESIDENTIAL
DEVELOPMENT OF 32 TOWNHOMES, INCLUDING 6 AFFORDABLE UNITS, TO REPLACE THREE OFFICE BUILDINGS ON A 1.77-ACRE SITE, LOCATED MIDBLOCK CORNER ON STEVENS CREEK BOULEVARD BETWEEN RANDY LANE AND BLANEY AVENUE LOCATED 20045 & 20065 STEVENS CREEK BLVD. (A.P.N.: 316-23-095, -096)
SECTION I: PROJECT DESCRIPTION
Application No.: DP-2025-002
Applicant: Dividend Homes
Property Owner: Arbor Group Investment LLC
Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) SECTION II: FINDINGS FOR DEVELOPMENT PERMIT:
WHEREAS, the City of Cupertino received an application for a Development Permit as described in Section I of this resolution; and
WHEREAS, the project is determined to be statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA Guidelines; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing to receive staff’s presentation and public testimony, and to consider the information contained in the Infill Exemption Memorandum along with all staff reports, other pertinent documents, and all written and oral statements received prior to and at the public hearing; and
WHEREAS, on December 9, 2025 the Planning Commission recommended on a 5-0 vote that the City Council approve the Development Permit (DP-2025-002) in substantially similar form to the Resolution presented (Resolution No. 2025-25), approve the Architectural and Use Permit (U-2025-007) in substantially similar form to the Resolution presented (Resolution No. 2025-29), approve the Architectural and Site Approval Permit (ASA-2025-004) in substantially similar form to the Resolution presented (Resolution No. 2025-26), approve the Vesting Tentative Map (TM-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-27), approve the Tree Removal Permit (TR-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-28); and
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WHEREAS, all necessary public notices having been given as required by the City of Cupertino Municipal Code and the Government Code, and the Planning Commission held at least one public hearing in regard to this application, and WHEREAS, the City Council of the City of Cupertino is the decision-making body for this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application for a Development Permit.; and
WHEREAS, the City Council finds as follows with regard to this application:
1. The proposed development, 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.
The project is consistent with the land use designations in the General Plan, Zoning Ordinance, and the Heart of the City Specific Plan. It has been designed to be compatible with adjoining land uses, as well as providing landscaping along the building frontages to help mitigate potential massing impacts and compatible with the existing streetscape. The project is conditioned to comply with the Environmental Protection Standards of Cupertino Municipal Code. Chapter 17.04. The project must meet all Fire and Building Code requirements, which will be further reviewed prior to issuance of building permits. Therefore, the project will not be detrimental or injurious to properties or improvements in the vicinity, and will not be detrimental to public health, safety, general welfare, or convenience.
2. The proposed development and/or use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan, underlying zoning regulations, and the purpose of this title and complies with the California Environmental Quality Act (CEQA).
TheSB330 Preliminary Application was submitted for this project in February 2025, locking in the development standards in effect at that time. The General Plan land use designation for the property was Commercial/Office/Residential with a maximum residential density of 25 dwelling units per acre. The residential use at the proposed 18.1 dwelling units per acre is consistent with the General Plan in terms of density pursuant to state law. The applicant is requesting waivers for the development of this site to allow exclusively residential uses, setbacks, lot coverage, and common open space design, as required by the Heart of the City Specific Plan’s and the City’s Municipal Code standards. The proposed development has met all other applicable development standards of the Heart of the City Specific Plan. The project is further conditioned to comply with the Environmental Protection Standards of Cupertino Municipal Code Chapter 17.04. In addition, the proposed project would be exempt as a “statutory” exemption under State CEQA Guidelines Section 15061(b)(1) because the 1722
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proposed project would meet the requirements of the Public Resources Code (PRC) Section 21080.66, as further documented in the memorandum prepared by the City’s environmental consultant, PlaceWorks. These include the meeting the standards for infill, environmental criteria, hazardous materials, tribal consultation, and labor code requirements. Therefore, the proposed development will be located and conducted in accordance with the General Plan and underlying zoning regulations and complies with the California Environmental Quality Act (CEQA).
The applicant has requested a density bonus. Pursuant to Cupertino Municipal Code Section 19.56.070, before approving an application that includes a request for density bonus, incentive, parking reduction and/or waiver, the decision-making body shall make the following findings, as applicable:
a. A finding that the residential project is eligible for the density bonus and any incentives, parking reductions or waivers requested.
The project includes 6 Below Market Rate (BMR) units or 20% of the total number of units proposed. Three of the six BMR units will be affordable to median-income households (100- 120% of Area Median Income) and the other three will be affordable to moderate-income households (80-100% of Area Median Income) in compliance with the City’s BMR Program. As a density bonus project with at least 20% of units reserved for sale to moderate-income households as defined by state law (80-120% of Area Median Income), the applicant may request up to two concessions and an unlimited number of waivers. b. A finding that any requested incentive will result in identifiable, financially sufficient, and actual cost based on the financial analysis and documentation provided.
The developer has requested a concession that the project will be 100% residential. The development of dedicated retail, office or other commercial space would incur a financial loss for the project, and eliminating the dedicated retail, office or other commercial space would result in identifiable and actual cost reductions to provide for affordable housing costs.
c. If the density bonus is based all or in part on donation of land, a finding that all requirements included Section 19.56.030C have been met.
No density bonus is proposed; therefore, the finding is not applicable. d. If the density bonus is based all or in part on the inclusion of a childcare facility, a finding that all requirements included in Section 19.56.030 (D) have been met.
No density bonus is proposed; therefore, the finding is not applicable. 1723
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e. If the density bonus or incentive is based on a condominium conversion, a finding that all the requirements included in Section 19.56.030 (E) have been met.
No density bonus is proposed; therefore, the finding is not applicable. f. If the incentive includes mixed-use development, a finding that all requirements including in Section 19.56.40 (B) (2) have been met.
The project is not a mixed-use development; therefore, the finding is not applicable. g. If a waiver is requested, a finding that the development standards for which the waivers are requested would have the effect of physically precluding the construction of the housing development with the density bonus and incentives or concessions permitted.
The development standards height, setbacks, common area, and tandem parking requirements would physically preclude the development as proposed. These development standard limitations could affect the project by the loss of units or unit sizes, which may include those designated as affordable.
h. If a reduction in off-street parking standards for an eligible housing development is requested.
No reduction in off-street parking requirements is being requested; therefore, the finding is not applicable.
3. Since the applicable findings required above can be made, the decision-making body may deny an application for a waiver only if one of the following written findings as applicable to each type of application, supported by substantial evidence:
a. That the incentive or concession, or waiver would have an adverse impact on real property listed in the California Register of Historic Resources; or No property listed in the California Register of Historic Resources is within the project vicinity.
b. That the incentive or concession, or waiver would have a specific, adverse impact upon public health or safety or the physical environment, and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the residential project unaffordable to low- and moderate-income households. For the purpose of this subsection, "specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, written public health or safety standards, policies, or conditions as they existed on the date that the application for the residential project was deemed complete; or
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Both the Fire and Building departments have preliminarily reviewed the plans and not found conditions proposed which would create a “specific, adverse impact.” In addition, the project is conditioned to ensure compliance with both Fire and Building Code, prior to issuance of building permits. The project is also conditioned to comply with the Environmental Protection Standards of the Cupertino Municipal Code Chapter 17.04. In addition, the proposed project would be exempt as a “statutory” exemption under State CEQA Guidelines Section 15061(b)(1) because the proposed project would meet the requirements of the Public Resources Code (PRC) Section 21080.66(as further documented in the memorandum prepared by the City’s environmental consultant, PlaceWorks.
Therefore, the proposed development, incorporating the proposed concessions and waivers, is not expected to have a specific, adverse impact upon public health or safety or the physical environment.
c. That the incentive or concession, or waiver is contrary to state or federal law.
The requested concessions and waivers are not contrary to state or federal law.
4. When a project complies with objective standards, the HAA allows a city to disapprove the project or to impose a condition that the project be developed at a lower density only if the city finds both of the following, supported by a preponderance of the evidence in the record:
a. The project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density; and
b. No feasible method to satisfactorily mitigate or avoid the adverse impact exists.
The project, as proposed, meets all applicable objective zoning, General Plan, and subdivision standards. Based on the record, including the findings in the Notice of Exemption, staff does not believe the above findings can be made with respect to the proposed project.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 5 thereof, and those contained in all other Resolutions approved for this Project, the City Council hereby approves the application for a Development Permit, Application No. DP-2025-002; and
That the sub-conclusions upon which the findings and conditions specified in this Resolution are based are contained in the Public Hearing record concerning Application 1725
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no. DP-2025-002 as set forth in the Minutes of the City Council Meeting of January 21, 2026 and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT DEPARTMENT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled “20045 & 20065 Stevens Creek Blvd., Cupertino, CA, Dividend Homes” dated August 15, 2025 consisting of 65 sheets labeled as, A.1– A.33, TM1.0, C2.0 – C7.3, T-1.0 – T-1.2, L-1.0 – L-3.2, INT1.0-INT3.0, PM1.0, and PrSL1.0-PrSL3.0, drawn by Dahlin, BKF, and Michael Arnone & Associates., except as may be amended by conditions in this resolution.
2. ACCURACY OF 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 may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2025-007, TM-2025-002, TR-2025- 005, and ASA-2025-004, shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans.
5. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies about the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department.
6. DEVELOPMENT APPROVAL
The project is granted approval to construct 32 townhomes, subject to affordability requirements of Condition #7, with 69 parking spaces throughout the development.
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7. AFFORDABLE UNITS
The project shall include 3 units affordable to median-income households and 3 units affordable to moderate-income households as determined by the City’s BMR Mitigation Manual.
8. DENSITY BONUS WAIVERS AND CONCESSIONS
As allowed through the state’s Density Bonus law, the project is granted waivers and a concession as follows:
a. Concession to address General Plan and Heart of the City requirements for mixed-use development on the property;
b. Waiver for a portion of the front building to be within the 1:1 slope line; c. Waivers for reduced rear, and side setbacks;
d. Waiver of the requirement for Building Forms (terracing) of buildings facing the single-family residential neighborhood along the north property line; e. Waiver to have tandem garages in certain units.
f. Waiver to increase the maximum lot coverage;
g. Waiver to deviate from the common Open Space requirement.
9. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project in accordance with the approved plans and with the City’s Parking Regulations under Chapter 19.124 of the Cupertino Municipal Code.
10. BMR UNIT DESIGN REQUIREMENTS
Prior to building permit issuance, the Applicant shall detail how the following requirements are met:
a. The BMR units shall be comparable to market-rate units in terms of unit type, number of bedrooms per unit, quality of exterior appearance and overall quality of construction.
b. The BMR unit size should generally be representative of the unit sizes within the market-rate portion of the residential project.
c. Interior features and finishes in the affordable units shall be durable, of good quality and consistent with the contemporary standards of new housing.
11. BMR AGREEMENT
Prior to the recordation of a final map or issuance of any building permit, an affordable housing agreement shall be recorded against the property. The affordable housing agreement shall include, but not be limited to the following, in compliance with the BMR Housing Mitigation Manual:
a. Total number of BMR units, type, location (site map), square footage, number of bedrooms, and construction scheduling of market-rate and BMR units; 1727
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b. Provisions to ensure concurrent construction and completion of BMR units and market-rate units;
c. Affordability levels for each BMR unit;
d. Prices for BMR units as provided for in the BMR mitigation manual; e. Provisions for income certification and screening of potential occupants of BMR units;
f. Restriction control mechanisms;
g. Financing of ongoing administrative and monitoring costs; h. Other reasonably required provisions to implement the Affordable Housing Plan.
12. BMR UNIT TERMS OF AFFORDABILITY
Prior to occupancy, the proposed project shall record covenants that require the units to be sold at prices that are affordable to moderate and median levels for a period not less than 99 years from the date of first occupancy of the unit.
13. PUBLIC ART REQUIREMENT
Public art shall be provided for the project in accordance with General Plan Policy 2- 66 and the City’s Public Art Ordinance (Chapter 19.148 of the Cupertino Municipal Code). The minimum expenditure for the artwork, including, but not limited to design, fabrication, and installation is one (1) percent of the construction valuation for the first $100 million on construction valuation, or 0.9% of construction valuation for valuation in excess of $100 million. The project pro forma shall be provided to the City to confirm the project budget. The public art plans (including location and design) shall be reviewed by the Fine Arts Commission during the building permit stage, in advance of final occupancy. Once approved by the Fine Arts Commission, the public artwork shall be installed to the satisfaction of the City prior to final occupancy.
In the event the developer or property owner determines that the placement of artwork on a particular property may not be feasible, the developer or property owner may apply to the City for an in-lieu payment alternative as indicated in Chapter 19.148 of the Cupertino Municipal Code, subject to review of the Fine Arts Commission and the City Council. The in lieu payment shall be 1.25% of the construction valuation.
14. PUBLIC ART MAINTENANCE REQUIREMENT
In accordance with the requirements of Municipal Code Chapter 19.128, the property owner shall maintain approved public artwork in good condition continuously after its installation, as determined appropriate by the City. Maintenance shall include all related landscaping, lighting, and upkeep, including the identification plaque.
Artwork required or approved cannot be removed, except for required maintenance or repair, unless approved by the City; at which time the City may require 1728
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replacement or relocation of the artwork. In the event that the artwork is relocated in the public right-of-way, a maintenance agreement with the City shall be required.
15. NOISE LEVELS AND ABATEMENT
Project uses and all equipment installed on the site shall comply with the City’s Community Noise Control Ordinance at all times. Installation of any mechanical or other equipment shall be evaluated to determine that the installation meets the City’s Community Noise Control Ordinance. Any documentation or studies required to determine this shall be provided by the applicant as his/her sole expense. Should the project exceed any of the stipulated maximum noise levels outlined in the City’s Community Noise Control Ordinance, an acoustical engineer may be required to submit noise attenuation measures to the satisfaction of the Director of Community Development at the applicant’s expense.
16. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent feasible subject to the Building Official. The applicant shall provide evidence that materials were recycled prior to occupancy.
17. FUGITIVE DUST CONTROL
Prior to issuance of the any demolition, grading, or building permit, include on all permit plans, the full text of each of the Bay Area Air Quality Management District’s Basic Control Measures from the latest version of BAAQMD’s CEQA Air Quality Guidelines, as subsequently revised, supplemented, or replaced, to control fugitive dust (i.e., particulate matter PM2.5 and PM10) during demolition, ground disturbing activities and/or construction.
18. VOLATILE ORGANIC COMPOUND EMISSIONS FROM PAINT
Prior to issuance of the first building permit, the Applicant shall include a note on all plans where paint specifications or other design specifications are listed, that the project design will incorporate only low-VOC paint (i.e., 50 grams per liter [g/L] or less) for interior and exterior wall architectural coatings.
19. AVOID NESTING BIRDS DURING CONSTRUCTION
Prior to issuance of any demolition, grading and building permit, indicate the following on all construction plans:
a. Demolition, construction, ground-disturbing, and tree removal/pruning activities shall be scheduled to be completed prior to nesting season (February 1 through August 31), if feasible.
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b. If demolition, construction, ground-disturbing, or tree removal/pruning activities occur during the nesting season (February 1 and August 31), preconstruction surveys shall be conducted as follows:
i. No more than 7 days prior to the start of demolition, construction, grounddisturbing, or tree removal/pruning activities, in order to identify any active nests with eggs or young birds on the site and surrounding area within 100 feet of construction or tree removal activities.
ii. Preconstruction surveys shall be repeated at 14-day intervals until demolition, construction, ground-disturbing, or tree removal/pruning activities have been initiated in the area, after which surveys can be stopped. As part of the preconstruction survey(s), the surveyor shall inspect all trees and other possible nesting habitats in, and immediately adjacent to, the construction areas for active nests, while ensuring that they do not disturb the nests as follows:
1) For projects that require the demolition or construction one single-family residence, ground disturbing activities affecting areas of up to 500 square feet, or the removal of up to three trees, the property owner or a tree removal contractor, if necessary, is permitted to conduct the preconstruction surveys to identify if there are any active nests. If any active nests with eggs or young birds are identified, the project applicant shall retain a qualified ornithologist or biologist to identify protective measures. 2) For any other demolition, construction and ground disturbing activity or the removal of four or more trees, a qualified ornithologist or biologist shall be retained by the project applicant to conduct the preconstruction surveys. iii. If the preconstruction survey does not identify any active nests with eggs or young birds that would be affected by demolition, construction, grounddisturbing or tree removal/pruning activities, no further mitigating action is required. If an active nest containing eggs or young birds is found sufficiently close to work areas to be disturbed by these activities, their locations shall be documented, and the qualified ornithologist or biologist shall identify protective measures to be implemented under their direction until the nests no longer contain eggs or young birds.
iv. Protective measures may include, but are not limited to, establishment of clearly delineated exclusion zones (i.e., demarcated by identifiable fencing, such as orange construction fencing or equivalent) around each nest location as determined by the qualified ornithologist or biologist, taking into account the species of birds nesting, their tolerance for disturbance and proximity to existing development. In general, exclusion zones shall be a minimum of 300 feet for raptors and 75 feet for passerines and other birds. The active nest within 1730
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an exclusion zone shall be monitored on a weekly basis throughout the nesting season to identify signs of disturbance and confirm nesting status. The radius of an exclusion zone may be increased by the qualified ornithologist or biologist, if project activities are determined to be adversely affecting the nesting birds. Exclusion zones may be reduced by the qualified ornithologist or biologist only in consultation with California Department of Fish and Wildlife. The protection measures and buffers shall remain in effect until the young have left the nest and are foraging independently or the nest is no longer active.
v. A final report on nesting birds and raptors, including survey methodology, survey date(s), map of identified active nests (if any), and protection measures (if required), shall be prepared by the qualified ornithologist or biologist and submitted to the Director of Community Development or his or her designee, through the appropriate permit review process (e.g., demolition, construction, tree removal, etc.), and be completed to the satisfaction of the Community Development Director prior to the start of demolition, construction, grounddisturbing, or tree removal/pruning activities.
20. ARCHAEOLOGICAL RESOURCES AND TRIBAL CULTURAL RESOURCES Prior to the issuance of any demolition, grading or building permit involving soil disturbance, the project applicant shall provide written verification, including the materials provided to contractors and construction crews, to the City confirming that contractors and construction crews have been notified of basic archaeological site indicators, the potential for discovery of archaeological resources, laws pertaining to these resources, and procedures for protecting these resources as follows:
a. Basic archaeological site indicators that may include, but are not limited to, darker than surrounding soils of a friable nature; evidence of fires (ash, charcoal, fire affected rock or earth); concentrations of stone, bone, or shellfish; artifacts of stone, bone, or shellfish; evidence of living surfaces (e.g., floors); and burials, either human or animal.
b. The potential for undiscovered archaeological resources or tribal cultural resources on site.
c. The laws protecting these resources and associated penalties, including, but not limited to, the Native American Graves Protection and Repatriation Act of 1990, Public Resources Code Section 5097, and California Health and Safety Code Section 7050 and Section 7052.
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d. The protection procedures to follow should construction crews discover cultural resources during project-related earthwork, include the following:
i. All soil disturbing work within 25 feet of the find shall cease. ii. The project applicant shall retain a qualified archaeologist to provide and implement a plan for survey, subsurface investigation, as needed, to define the deposit, and assessment of the remainder of the site within the project area to determine whether the resource is significant and would be affected by the project.
iii. Any potential archaeological or tribal cultural resources found during construction activities shall be recorded on appropriate California Department of Parks and Recreation forms by a qualified archaeologist. If the resource is a tribal cultural resource, the consulting archaeologist shall consult with the appropriate tribe, as determined by the Native American Heritage Commission, to evaluate the significance of the resource and to recommend appropriate and feasible avoidance, testing, preservation or mitigation measures, in light of factors such as the significance of the find, proposed project design, costs, and other considerations. The archeologist shall perform this evaluation in consultation with the tribe.
21. HUMAN REMAINS AND NATIVE AMERICAN BURIALS
Prior to issuance of the any demolition, grading and building permits that involve soil disturbance, include on plans a note that, during project construction, the project applicant shall comply with California Health and Safety Code Section 7050.5 and California Public Resources Code Section 5097.98.
a. In the event of discovering human remains during construction activities, there shall be no further excavation or disturbance of the site within a 100-foot radius of the remains, or any nearby area reasonably suspected to overlie adjacent remains.
b. The Santa Clara County Coroner shall be notified immediately and shall make a determination as to whether the remains are Native American. c. If the Santa Clara County Coroner determines that the remains are not subject to his authority, he shall notify the Native American Heritage Commission (NAHC) within 24 hours.
d. The NAHC shall attempt to identify descendants (Most Likely Descendant) of the deceased Native American.
e. The Most Likely Descendant has 48 hours following access to the project site to make recommendations or preferences regarding the disposition of the remains. 1732
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If the Most Likely Descendant does not make recommendations within 48 hours after being allowed access to the project site, the owner shall, with appropriate dignity, reinter the remains in an area of the property secure from further disturbance and provide documentation about this determination and the location of the remains to the NAHC and the City of Cupertino. Alternatively, if the owner does not accept the Most Likely Descendant’s recommendations, the owner or the descendent may request mediation by the NAHC. Construction shall halt until the mediation has concluded.
22. NOISE AND VIBRATION NOTICE
At least 10 days prior to the start of any demolition, ground disturbing, or construction activities, the project applicant/contractor shall send notices of the planned activity by first class mail as follows:
a. For projects on sites that are more than 0.5 acres or four or more residential units the notices shall be sent to off-site businesses and residents within 500 feet of the project site;
b. For projects on sites between 0.25 to 0.5 acres, or two or three residential units (not including Accessory Dwelling Units) notices shall be sent to off-site businesses and residents within 250 feet of the project site; or c. For projects on sites less than 0.25 acres or one residential unit, the notices shall be sent to off-site businesses and residents within 100 feet of the project site.
The notification shall include a brief description of the project, the activities that would occur, the hours when activity would occur, and the construction period’s overall duration. The notification should include the telephone numbers of the contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. The City will provide mailing addresses for the Applicant’s use. The project applicant shall provide the City with evidence of mailing of the notice, upon request. If pile driving, see additional noticing requirements below.
23. NOISE DURING CONSTRUCTION
Prior to issuance of any demolition, grading or building permit, include on plans a note that, during project construction, the project applicant shall incorporate the following measures to reduce noise during construction and demolition activity:
a. The project applicant and contractors shall prepare and submit a Construction Noise Control Plan to the City’s Planning Department for review and approval prior to issuance of the first permit. The Construction Noise Plan shall demonstrate compliance with daytime and nighttime decibel limits pursuant to Chapter 10.48 (Community Noise Control) of Cupertino Municipal Code. The details of the Construction Noise Control Plan shall be included in the applicable construction 1733
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documents and implemented by the on-site Construction Manager. Noise reduction measures selected and implemented shall be based on the type of construction equipment used on the site, distance of construction activities from sensitive receptor(s), site terrain, and other features on and surrounding the site (e.g., trees, built environment) and may include, but not be limited to, temporary construction noise attenuation walls, high quality mufflers. During the entire active construction period, the Construction Noise Control Plan shall demonstrate that compliance with the specified noise control requirements for construction equipment and tools will reduce construction noise in compliance with the City’s daytime and nighttime decibel limits.
b. Select haul routes that avoid the greatest amount of sensitive use areas and submit to the City of Cupertino Public Works Department for approval prior to the start of the construction phase.
c. Signs will be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment will be turned off if not in use for more than 5 minutes.
d. During the entire active construction period and to the extent feasible, the use of noise producing signals, including horns, whistles, alarms, and bells will be for safety warning purposes only. The construction manager will use smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and law.
24. EXCESSIVE NOISE AND VIBRATIONS
Per General Plan Policy HS-8.3, construction contractors shall use the best available technology to minimize excessive noise and vibration from construction equipment such as pile drivers, jack hammers, and vibratory rollers during construction.
25. PRE-CONSTRUCTION MEETING AND CONSTRUCTION MANAGEMENT PLAN A demolition and construction management plan shall be submitted and reviewed prior to building permit issuance. 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 prepared construction management plan, to ensure that construction complies with the conditions of approval, staging of construction equipment is appropriate, tree protection measures are in place, public access routes are identified, and noise and dust control measures are established. The plan shall include but not be limited to the following:
a. Appropriate construction staging area
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b. Hours of construction
c. Compliance with the City noise ordinance
d. Best management practices
e. Staging of construction equipment shall not occur within ___ feet of any residential property.
f. Any other measures as determined to be appropriate by the Director of Community Development
26. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
The applicant shall indicate compliance with the following grading and construction hours and noise limit requirements on all demolition, construction and grading permits, and in the construction management plan(s), unless otherwise indicated.
a. All grading activities shall be limited to the dry season (April 15 to October 1), unless permitted otherwise by the Director of Public works. b. Construction hours and noise limits shall be compliant with all requirements of Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for work done more than 750 feet away from residential areas 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.
Grading, street construction, demolition or underground utility work within 750 feet of residential areas shall not occur on Saturdays, Sundays, holidays, and during nighttime period as defined in Section 10.48.053(b) of the Municipal Code. d. 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 as defined in Chapter 10.48 of the Municipal Code. Nighttime construction is allowed if compliant with nighttime standards of Section 10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations identified in this permit, along with the name and telephone number of an applicant appointed disturbance coordinator, shall be posted in a prominent location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and subcontractors of said construction restrictions.
27. GREEN BUILDING
The project shall be constructed in accordance with the City’s Green Building Ordinance (Chapter 16.58 of the Cupertino Municipal Code). The applicant shall obtain LEED Silver certification or an alternative reference standard in accordance 1735
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with the ordinance since greater than nine multi-family residences are proposed.
Third party LEED certification or alternative reference standard is required per the ordinance criteria.
28. BUILDING AND FIRE CODE
The applicant shall apply for and obtain building permits to allow the construction of the approved project. The applicant shall provide information and plans to allow the Building Official and the Fire Marshall or their designee that the proposed plans comply with Building and Fire Codes in effect at the time of application for a building permit.
29. PROPERTY OWNERS’ ASSOCIATION
A Property Owner’s Association shall be formed to maintain the common areas of the property. The Conditions, Covenants and Restrictions (CC&Rs) shall be reviewed and approved by the City Attorney and the Director of Community Development prior to recordation. The following terms shall be incorporated into the Association’s Conditions, Covenants and Restrictions:
The members/board shall meet at a minimum of once/year The Association dues shall cover:
o Maintenance of common area on the property in compliance with the approved project conditions of approval, including hardscaping, parking, landscaping and accessory facilities and amenities, such as trash bins/areas, common amenity areas, tree grates, outside trash bins, fences, etc, o Building and site repair on a regular schedule, or as otherwise necessary, and building renovation and replacement as necessary to ensure that the property is maintained.
o Permits, including tree removal permits, required for maintenance and repair of facilities in the common areas
Any changes to the exterior of the development must be reviewed by the Property Owner’s Association and changes must be considered in the context of the development as a whole, and not on a unit-by-unit basis. CC&R’s shall ensure that private open space is kept tidy and free of clutter and visual blight.
Any changes to the CC&R’s must be reviewed and approved by the City Disbanding of the Association shall require an amendment to this permit to be reviewed and approved by the original approval authority.
30. TRASH AND DELIVERY ACTIVITIES
A detailed refuse and truck delivery plan shall be prepared by the applicant. The plan shall specify locations of trash facilities, refuse pick up schedules and truck 1736
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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.
31. NOISE LEVELS AND ABATEMENT
Project uses and all equipment installed on the site shall comply with the City’s Community Noise Control Ordinance at all times. Installation of any mechanical or other equipment shall be evaluated to determine that the installation meets the City’s Community Noise Control Ordinance. Any documentation or studies required to determine this shall be provided by the applicant as his/her sole expense. Should the project exceed any of the stipulated maximum noise levels outlined in the City’s Community Noise Control Ordinance, an acoustical engineer may be required to submit noise attenuation measures to the satisfaction of the Director of Community Development at the applicant’s expense.
32. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded under Code of Civil Procedure section 1737
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1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages.
33. 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.
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
34. STREET IMPROVEMENTS & DEDICATION
Roadway dedication in fee title and street improvements along the project frontage will be required to the satisfaction of the Director of Public Works. Street improvements, grading and drainage plans must be completed and approved prior to Final map approval.
Street improvements may include, but not be limited to, new detached sidewalk, driveways, curb and gutter, utility laterals, stormwater treatment facilities, and street tree installations. All improvements must be completed and accepted by the City prior to Building Final Occupancy or Street Improvement Encroachment Permit acceptance whichever comes first.
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Additional comments will be provided and shall be incorporated prior to Final Map approval.
35. ACCEPTANCE OF PROPERTY RIGHTS
The Public Works Director, or his/her designee, shall have the authority to accept all offers of dedications, easements, quitclaims and other property rights and interests on behalf of the City.
36. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed in accordance with grades and standards as specified by the Director of Public Works. All improvements must be completed and accepted by the City prior to Building Final Occupancy or Street Improvement Encroachment Permit acceptance whichever comes first.
37. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements (e.g. walkway and bicycle racks, etc.) consistent with the Cupertino Bicycle Transportation Plan and the Pedestrian Transportation Plan, and as approved by the Director of Public Works.
All improvements must be completed and accepted by the City prior to Building Final Occupancy or Street Improvement Encroachment Permit acceptance whichever comes first.
38. STREET LIGHTING INSTALLATION
Street lighting shall be installed and shall be as approved by the Director of Public Works. 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.
39. GRADING
Grading shall be as approved and required by the Director of Public Works 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.
40. DRAINAGE
Drainage shall be provided to the satisfaction of the Director of Public Works.
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 1739
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storage of peak stormwater flows (as needed), bioretention basins, vegetated swales, and hydrodynamic separators to reduce the amount of runoff from the site and improve water quality. 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.
All storm drain inlets shall be clearly marked with the words “No Dumping – Flows to Creek” using permanently affixed metal medallions or equivalent, as approved by the Environmental Programs Division.
Additional comments will be provided and shall be incorporated prior to Final Map approval.
41. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing 5,000 S.F. or more of impervious surface, collectively over the entire project site. The developer shall reserve a minimum of 4% of developable surface area for the placement of low impact development measures, for storm water treatment, unless an alternative storm water treatment plan, that satisfies C.3 requirements, is approved by the Director of Public Works.
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 and a Storm Water Facilities Operation, Maintenance and Easement 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.
If the Project is subject to CC&R and Homeowners Association (HOA), CC&R must also include languages pertaining to the stormwater treatment measures.
42. SUBDIVISION IMPROVEMENT AGREEMENT
The project developer shall enter into a Subdivision Improvement Agreement with the City of Cupertino providing for payment of fees, including but not limited to checking and inspection fees, storm drain fees, transportation impact fees, park dedication fees and fees for under grounding of utilities. Said agreement and fees shall be executed and paid prior to Final map approval.
Fees:
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Checking & Inspection Fees: Per current fee schedule ($5,655 or 5% of improvement costs)
Grading Permit: Per current fee schedule ($4,891 or 6% of improvement costs)
Final Map Fee: Per current fee schedule ($13,687)
Storm Drainage Fee: Per current fee schedule ($4,584 per AC + $347 per unit)
Transportation Impact Fee: Per current fee schedule: ($4,215 per unit) Encroachment Permit Fee: Per current fee schedule ($3,551 or 5% of improvement costs)
Park Fees: Per current fee schedule: $54,000 per unit
($1,404,000 based on 26 new units, 6 BMR
units waived)
Storm Management Plan Fee: Per current fee schedule ($2,217) Street Tree Fee: By Developer or Per current fee schedule: $513 per tree
Developer Contribution: $75,000 (Stevens Creek Blvd Class IV Separated Bike Lane frontage improvements)
Bonds:
a. Encroachment Bond: 100% of Off-site Improvements
b. On-site Grading Bond: 100% of site improvements
c. 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 may be modified at the time of recordation of a final map or issuance of a building permit in the event of said change or changes, the fees changed at that time will reflect the then current fee schedule.
43. FINAL MAP
A final map will be subject to City Council approval and shall be recorded prior to issuance of building permits. Existing buildings must be demolished prior to recordation of the final map as building(s) cannot straddle between lot lines.
44. TRANSPORTATION
The Project is subject to the payment of Transportation Impact Fees under City’s Transportation Impact Fee Program (Chapter 14.02 of the Cupertino Municipal Code). 1741
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Project is also subject to Vehicle Miles Traveled (VMT) analysis as part of environmental reviews per Chapter 17 of the Cupertino Municipal Code. Project shall provide mitigation measure as results of the transportation analysis.
45. PARKS
The residential units are subject to the payment of parkland fees in-lieu of parkland dedication per Chapter 13.08 and Chapter 18.24 of the Cupertino Municipal Code.
The Below Market Rate (BMR) program manual, which was last amended by City Council on May 19, 2020 per Resolution 20-055, authorizes the waiver of park fees for BMR units. Pursuant to Resolution 20-055, parkland dedication in-lieu fees for the 6 BMR units proposed for this project are hereby waived.
46. SURVEYS
A Boundary Survey and a horizontal control plan will be required for all new construction to ensure the proposed building will be set based on the boundary survey and setback requirements.
47. TRASH, RECYCLING AND COMPOST ENCLOSURES
Trash enclosure plans must be designed in accordance with the City’s “Public Works Guidelines posted at www.cupertino.org/nowaste, and to the satisfaction of the Environmental Programs Manager. Clearance by the Public Works Department is required prior to obtaining a building permit. (CMC 9.18.210 H & K) Applicant shall enter into an agreement with the City that indemnifies and holds harmless both the City and the refuse and recycling collection company (Recology) from and against any harm, damage or maintenance that may occur or become necessary to onsite paving stone driveway surfaces.
48. OPERATIONS & MAINTENANCE AGREEMENT
Developer shall enter into an Operations & Maintenance Agreement with the City prior to Final Map approval. 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, landscaping, street trees, sidewalk, pavers, and street lights.
49. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities Ordinance No. 331 and other related Ordinances and regulations of the City of Cupertino, and shall coordinate with affected utility providers for installation of underground utility devices. Developer shall submit detailed plans showing utility 1742
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underground provisions. Said plans shall be subject to prior approval of the affected Utility provider and the Director of Public Works.
50. TRANSFORMERS & CABINETS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the Community Development Department prior to installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. Transformers shall not be located in the front or side building setback area.
51. WATER BACKFLOW PREVENTERS
Domestic and Fire Water Backflow preventers and similar above ground equipment shall be placed outside of the public right of way and away from site driveways to a location approved by the Cupertino Planning Department, Santa Clara County Fire Department and the water company.
52. 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.
53. NPDES CONSTRUCTION GENERAL PERMIT
When and where it is required by the State Water Resources Control Board (SWRCB), the developer must obtain a Notice of Intent (NOI) from the SWRCB, which encompasses preparation of a Storm Water Pollution Prevention Plan (SWPPP), use of construction Best Management Practices (BMPs) to control storm water runoff quality, and BMP inspection and maintenance.
54. EROSION CONTROL PLAN
Developer must provide an approved erosion control plan by a Registered Civil Engineer. This plan should include all erosion control measures used to retain materials on site. Erosion control notes shall be stated on the plans.
55. 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.
56. TRAFFIC CONTROL PLAN
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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 Uniform Traffic Control Devices (MUTCD) standards for all signage and striping work throughout the City.
57. STREET TREES
Street trees shall be planted within the Public Right of Way to the satisfaction of the Director of Public Works and shall be of a type approved by the City in accordance with Ordinance No. 125.
58. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the City.
59. 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. Clearance should include written approval of the location of any proposed Fire Backflow Preventers, Fire Department Connections and Fire Hydrants (typically Backflow Preventers should be located on private property adjacent to the public right of way, and fire department connections must be located within 100’ of a Fire Hydrant).
60. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire Department as needed.
61. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
Provide California Water Service Company approval for water connection, service capability and location and layout of water lines and backflow preventers prior to Final Map approval.
62. DEDICATION OF UNDERGROUND WATER RIGHTS
Developer shall “quit claim” to the City all rights to pump, take or otherwise extract water from the underground basin or any underground strata in the Santa Clara Valley.
63. SANITARY DISTRICT
A letter of clearance or sign off of street improvement plans for the project shall be obtained from the Cupertino Sanitary District prior to Final Map approval. 1744
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64. UTILITY EASEMENTS
Clearance approvals from the agencies with easements on the property (including PG&E, AT&T, and California Water Company, and/or equivalent agencies) will be required prior to Final Map approval.
SECTION V: CONDITIONS ADMINISTERED BY THE CUPERTINO SANITARY
DISTRICT
65. INSTALLERS AGREEMENT
The property owner shall enter into an Installer’s Agreement with the District for the construction of the proposed sewer infrastructure prior to issuance of Building Permits.
66. PAYMENT OF FEES
The property owner shall pay all required New Lateral, Sewer Development, Treatment Plant Capacity, plan check, and permit fees to the District prior to issuance of Building Permits.
67. PLANS
The property owner shall provide Utility Plan and Profile sheets and shall provide Plat & Legal description of the Public Sanitary Sewer Easement for District’s Review.
Building Permit approval will be pending allowable system capacity at the time of review.
68. PROPERTY LINE CLEANOUT
Each Unit will need its own separate Property Line Cleanout on the laterals. Also, please ensure 10’ horizontal separation between sewer and water service lines.
SECTION VI: CONDITIONS ADMINISTERED BY THE SANTA CLARA COUNTY
FIRE DEPARTMENT
69. AERIAL ACCESS REQUIRED
Where the Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater (CFC Appendix D as amended by SCCFD).
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70. FIRE AERIAL APPARATUS TURNAROUND REQUIRED
Installations shall conform with 2022 CA Fire Code Appendix D as amended by SCCFD. CFC Sec. 503.
71. GROUND LADDER / EMERGENCY RESCUE OPENINGS
Ground ladder and emergency rescue openings shall be required. Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. Climbing angle of seventy-five degrees shall be demonstrated on the plans and maintained. Landscaping shall not be allowed to interfere with the required access (CFC Sec. 503 and 1031 NFPA 1932 Sec. 5.1.8 through 5.1.9.2).
72. FIRE APPARATUS ROADWAY REQUIRED
Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503.
73. FIRE HYDRANT AND REQUIRED FIRE FLOW
The Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets and shall be within 400 feet of the structure (CFC Sec. 507 App.
B and App. C).
74. FIRE DEPARTMENT CONNECTION REQUIRED
The fire department connection (FDC) for the structure in support of the sprinkler system shall be installed at the street on the street address side of the building. [SCCFD, SP-2 Standard].
75. FIRE LANE IDENTIFICATION
The minimum clear width of fire department access roads shall be 20 feet. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Cupertino this 21st day of January, 2026, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
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SIGNED:
________
Kitty Moore, Mayor
City of Cupertino
________________________
Date
ATTEST:
________________________
Lauren Sapudar, Acting City Clerk
________________________
Date
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RESOLUTION NO. 26- _________
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT FOR A NEW RESIDENTIAL DEVELOPMENT OF 32 TOWNHOMES, INCLUDING 6 AFFORDABLE UNITS, TO REPLACE THREE OFFICE BUILDINGS ON A 1.77-ACRE SITE, LOCATED MID-BLOCK CORNER ON
STEVENS CREEK BOULEVARD BETWEEN RANDY LANE AND BLANEY
AVENUE LOCATED 20045 & 20065 STEVENS CREEK BLVD. (A.P.N.: 316-23-095, - 096)
SECTION I: PROJECT DESCRIPTION
Application No.: U-2025-007
Applicant: Dividend Homes
Property Owner: Arbor Group Investment LLC
Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) SECTION II: FINDINGS FOR A USE PERMIT:
WHEREAS, the City of Cupertino received an application for a Use Permit as described in Section I of this resolution; and
WHEREAS, the project is determined to be statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA Guidelines; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing to receive staff’s presentation and public testimony, and to consider the information contained in the Infill Exemption Memorandum along with all staff reports, other pertinent documents, and all written and oral statements received prior to and at the public hearing; and
WHEREAS, on December 9, 2025 the Planning Commission recommended on a 5-0 vote that the City Council approve the Development Permit (DP-2025-002) in substantially similar form to the Resolution presented (Resolution No. 2025-25), approve the Architectural and Use Permit (U-2025-007) in substantially similar form to the Resolution presented (Resolution No. 2025-29), approve the Architectural and Site Approval Permit (ASA-2025-004) in substantially similar form to the Resolution presented (Resolution No. 2025-26), approve the Vesting Tentative Map (TM-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-27), approve the Tree Removal Permit (TR-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-28); and
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WHEREAS, all necessary public notices having been given as required by the City of Cupertino Municipal Code and the Government Code, and the Planning Commission held at least one public hearing in regard to this application, and WHEREAS, the City Council of the City of Cupertino is the decision-making body for this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application for a Use Permit; and
WHEREAS, the City Council finds as follows with regard to this application:
1. The proposed development, 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.
The project is consistent with the land use designations in the General Plan, Zoning Ordinance, and the Heart of the City Specific Plan. It has been designed to be compatible with adjoining land uses, as well as providing landscaping along the building frontages to help mitigate potential massing impacts and compatible with the existing streetscape. The project is conditioned to comply with the Environmental Protection Standards of Cupertino Municipal Code. Chapter 17.04. The project must meet all Fire and Building Code requirements, which will be further reviewed prior to issuance of building permits. Therefore, the project will not be detrimental or injurious to properties or improvements in the vicinity, and will not be detrimental to public health, safety, general welfare, or convenience.
2. The proposed development and/or use will be located and conducted in a manner in accord with the Cupertino Comprehensive General Plan, underlying zoning regulations, and the purpose of this title and complies with the California Environmental Quality Act (CEQA).
A SB330 Preliminary Application was submitted for this project in February 2025, locking in the development standards in effect at that time. The General Plan land use designation for the property was Commercial/Office/Residential with a maximum residential density of 25 dwelling units per acre. The residential use at the proposed 18.1 dwelling units per acre is consistent with the General Plan in terms of density pursuant to state law. The applicant is requesting waivers for the development of this site to allow exclusively residential uses, setbacks, lot coverage, and common open space design, as required by the Heart of the City Specific Plan’s and the City’s Municipal Code standards. The proposed development has met all other applicable development standards of the Heart of the City Specific Plan. The project is further conditioned to comply with the Environmental Protection Standards of Cupertino Municipal Code Chapter 17.04. In addition, the proposed project would be exempt as a “statutory” exemption under State CEQA Guidelines Section 15061(b)(1) because the proposed project would meet the requirements of the Public Resources Code (PRC) Section 1749
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21080.66[MW1.1], as further documented in the memorandum prepared by the City’s environmental consultant, PlaceWorks. These include meeting the standards for infill, environmental criteria, hazardous materials, tribal consultation, and labor code requirements.
Therefore, the proposed development will be located and conducted in accordance with the General Plan and underlying zoning regulations and complies with the California Environmental Quality Act (CEQA).
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 4 thereof, and those contained in all other Resolutions approved for this Project.
The application for a Use Permit, Application No. U-2025-007, is hereby approved, and that the conclusions upon which the findings and conditions specified in this Resolution are based are contained in the Public Hearing record concerning Application no. U-2025- 007 as set forth in the Minutes of the City Council Meeting of January 21, 2026 Meeting, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled “20045 & 20065 Stevens Creek Blvd., Cupertino, CA, Dividend Homes” dated August 15, 2025 consisting of 65 sheets labeled as, A.1– A.33, TM1.0, C2.0 – C7.3, T-1.0 – T-1.2, L-1.0 – L-3.2, INT1.0-INT3.0, PM1.0, and PrSL1.0-PrSL3.0, drawn by Dahlin, BKF, and Michael Arnone & Associates., except as may be amended by conditions in this resolution.
2. ACCURACY OF 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 may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. DP-2025-002, TM-2025-002, TR2025-005, and ASA-2025-004, shall be applicable to this approval. 1750
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4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans.
5. USE APPROVAL AND PROJECT AMENDMENTS
Approval is hereby granted to allow a residential use in a Planned Development zone that was not allocated units as a Priority Housing Site at the time of Preliminary Application submission under the Housing Crisis Act. The Planning Commission shall review amendments to the project considered major by the Director of Community Development.
6. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department.
7. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs 1751
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awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages.
8. 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 at a regular meeting of the City Council of the City of Cupertino this 21st day of January, 2026, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
________ ________________________
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Kitty Moore, Mayor
City of Cupertino
Date
ATTEST:
________________________
Lauren Sapudar, Acting City Clerk
________________________
Date
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RESOLUTION NO. 26 - _________
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING AN ARCHITECTURAL AND SITE APPROVAL PERMIT FOR A NEW RESIDENTIAL DEVELOPMENT OF 32 TOWNHOMES, INCLUDING 6
AFFORDABLE UNITS, TO REPLACE THREE OFFICE BUILDINGS ON A 1.77-
ACRE SITE, LOCATED MID-BLOCK CORNER ON STEVENS CREEK
BOULEVARD BETWEEN RANDY LANE AND BLANEY AVENUE LOCATED 20045 & 20065 STEVENS CREEK BLVD. (A.P.N.: 316-23-095, -096)
SECTION I: PROJECT DESCRIPTION
Application No.: ASA-2025-004
Applicant: Dividend Homes
Property Owner: Arbor Group Investment LLC
Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) SECTION II: FINDINGS FOR ARCHITECTURAL AND SITE APPROVAL:
WHEREAS, the Planning Commission of the City of Cupertino received an application for an Architectural and Site Approval Permit as described in Section I of this resolution; and
WHEREAS, the project is determined to be statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA Guidelines; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing to receive staff’s presentation and public testimony, and to consider the information contained in the Infill Exemption Memorandum along with all staff reports, other pertinent documents, and all written and oral statements received prior to and at the public hearing; and
WHEREAS, on December 9, 2025 the Planning Commission recommended on a 5-0 vote that the City Council approve the Development Permit (DP-2025-002) in substantially similar form to the Resolution presented (Resolution No. 2025-25), approve the Architectural and Use Permit (U-2025-007) in substantially similar form to the Resolution presented (Resolution No. 2025-29), approve the Architectural and Site Approval Permit (ASA-2025-004) in substantially similar form to the Resolution presented (Resolution No. 2025-26), approve the Vesting Tentative Map (TM-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-27), approve the Tree Removal Permit (TR-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-28); and
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WHEREAS, the City Council of the City of Cupertino is the decision-making body for this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application for an Architectural and Site Approval Permit; and
WHEREAS, the City Council finds as follows with regard to this application:
1. The proposal, 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;
The project is consistent with the land use designations in the General Plan, Zoning Ordinance, and the Heart of the City Specific Plan. It has been designed to be compatible with adjoining land uses, including but not limited to wider setbacks from the single-family residences on the southern property line, as well as providing landscaping along the building frontages to help mitigate potential building massing impacts and compatible with the existing streetscape. The project is conditioned to comply with the Environmental Protection Standards of Cupertino Municipal Code Chapter 17.04. In addition, the proposed project would be exempt as a “statutory” exemption under State CEQA Guidelines Section 15061(b)(1) because the proposed project would meet the requirements of the Public Resources Code (PRC) Section 21080.66(as further documented in the memorandum prepared by the City’s environmental consultant, PlaceWorks. The project must meet all Fire and Building Code requirements, which will be further reviewed prior to issuance of building permits. Therefore, the project will not be detrimental or injurious to properties or improvements in the vicinity, and will not be detrimental to the public health, safety, general welfare, or convenience.
2. The proposal is consistent with the purposes of Chapter 19.168, the General Plan, any specific plan, zoning ordinances, applicable planned development permit, conditional use permits, variances, subdivision maps or other entitlements to use which regulate the subject property including, but not limited to, adherence to the following specific criteria:
a) Abrupt changes in building scale should be avoided. A gradual transition related to height and bulk should be achieved between new and existing buildings.
The proposed project consists of the redevelopment of two office buildings (the tallest of which was approximately 35 feet) with five, new, three-story townhome-style buildings.
The proposed residential buildings are approximately 15 - 20 feet taller than the existing commercial building to the west. Additionally, the townhomes are setback from the street and have vegetation and trees planted within the right of way along Stevens Creek Boulevard in accordance with the Heart of the City Specific Plan for visual screening. There is also landscaping proposed at the perimeter which will help reduce the apparent mass and bulk of the proposed buildings.
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b) In order to preserve design harmony between new and existing building and in order to preserve and enhance property values, the materials, textures and colors of new building should harmonize with adjacent development by being consistent or compatible with design and color schemes with the future character of the neighborhoods and purposes of the zone in which they are situated. The location, height and materials of walls, fencing, hedges and screen planting should harmonize with adjacent development. Unsightly storage areas, utility installations and unsightly elements of parking lots should be concealed. The planting of ground cover or various types of pavements should be used to prevent dust and erosion, and the unnecessary destruction of existing healthy trees should be avoided.
Lighting for the development should be adequate to meet safety requirements as specified by the engineering and building departments, and provide shielding to prevent spill-over light to adjoining property owners.
The design quality of the development is consistent with the high-quality standards identified in the General Plan and Heart of the City Specific Plan. The buildings meet the design qualities of modern, contemporary development. The architectural style is consistent throughout the development and is complementary to the mix of architecture in the area. Utility installation has been designed to be screened by landscaping and or incorporated into the building design. The final lighting for the development will be reviewed as part of the review of the project construction documents to ensure that they meet safety requirements while avoiding spill-over light to adjacent properties and meet applicable Dark Sky standards. The proposed windows are consistent with the City’s birdsafe ordinance as well. c) The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures shall minimize traffic hazards and shall positively affect the general appearance of the neighborhood and harmonize with adjacent development; and
No signage is proposed as part of this project.
d) With respect to new projects within existing residential neighborhoods, new development should be designed to protect residents from noise, traffic, light and visually intrusive effects by use of buffering, setbacks, landscaping, walls and other appropriate design measures.
While the project abuts an existing single-family residential neighborhood to the north, it is surrounded on all other sides by commercial and office uses. The townhome buildings have been designed in accordance with many of the non-objective design guidelines outlined in the Heart of the City Specific Plan. Further, the project incorporates a row of evergreen trees along the rear property line to provide privacy screening and a larger 1756
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setback between the buildings closest to the adjacent single-family residential neighborhood/properties. The project has further been conditioned to reduce the height of the units abutting the single-family residences along Wheaton Drive to two stories.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter and the MND, subject to the conditions which are enumerated in this Resolution, beginning on PAGE 4 herein, and subject to the conditions contained in all other Resolutions approved for this Project.
The application for an Architectural and Site Approval, Application No. ASA-2025-004, is hereby approved, and that the sub-conclusions upon which the findings and conditions specified in this Resolution are based are contained in the Public Hearing record concerning Application no. ASA-2025-004 as set forth in the Minutes of the City Council Meeting of January 21, 2026 Meeting, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled “20045 & 20065 Stevens Creek Blvd., Cupertino, CA, Dividend Homes” dated August 15, 2025 consisting of 65 sheets labeled as, A.1– A.33, TM1.0, C2.0 – C7.3, T-1.0 – T-1.2, L-1.0 – L-3.2, INT1.0-INT3.0, PM1.0, and PrSL1.0-PrSL3.0, drawn by Dahlin, BKF, and Michael Arnone & Associates., except as may be amended by conditions in this resolution.
2. ACCURACY OF 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 may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2025-007, TM-2025-002, TR2025-005, and DP-2025-002, shall be applicable to this approval. 1757
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4. DESIGN MODIFICATIONS
Developer shall reduce the 2 units that are abutting Wheaton Drive to two floors, and consider including hedges and additional trellising on the fences on the back wall along the north rear property line
5. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans.
6. SETBACK AND LANDSCAPE AREAS
Approved setback and landscaped areas shall remain free and clear of any accessory structures that have not been approved as part of this project.
7. FINAL ARCHITECTURAL DETAILS AND EXTERIOR BUILDING MATERIALS The final building exterior plan shall closely resemble the details shown on the original approved plans. The final building design and exterior treatment plans (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits and through an in-field mock-up of colors prior to application to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change.
8. 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.”
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9. 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 his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted.
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 recommended by a landscaping professional.
10. RESIDENTIAL SCREENING COVENANT
The property owner shall record a covenant on this property to inform future property owners of the residential screening measures and tree protection requirements consistent with the approved plans and reference these in the Property Owner Association documentation. The precise language will be subject to approval by the Director of Community Development. Proof of recordation must be submitted to the Community Development Department prior to final occupancy of the residence.
11. LANDSCAPE PROJECT SUBMITTAL
Prior to issuance of building permits, the applicant shall submit a full Landscape Documentation Package, per sections 14.15.050 A, B, C, and D of the Landscape Ordinance, for projects with landscape area 500 square feet or more or elect to submit a Prescriptive Compliance Application per sections 14.15.040 A, B, and C for projects with landscape area between 500 square feet and 2,500 square feet.
The Landscape Documentation Package or Prescriptive Compliance Application shall be reviewed and approved to the satisfaction of the Director of Community Development prior to issuance of building permits, and additional requirements per sections 14.15.040 D, E, F, and G or 14.15.050 E, F, G, H, and I will be required to be reviewed and approved prior to final inspections. 1759
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12. LANDSCAPE AND IRRIGATION PLANS
The applicant shall submit detailed landscape and irrigation plans to be reviewed and approved by Community Development prior to issuance of building permits.
The landscape plan shall include water conservation and pesticide reduction measures 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.
13. SITE IMPROVEMENTS
All proposed site improvements shall be completed prior to final occupancy of any structures approved in conjunction with the project.
14. EXTERIOR BUILDING MATERIALS/TREATMENTS
The final building exterior plan shall closely resemble the details shown on the original approved plans. Final building exterior treatment plan (including but not limited to details on exterior color, materials, architectural treatments, doors, windows, lighting fixtures, and/or embellishments) shall be reviewed and approved by the Director of Community Development prior to issuance of building permits to ensure quality and consistency. Any exterior changes determined to be substantial by the Director of Community Development shall either require a modification to this permit or a new permit based on the extent of the change.
Future changes to the exterior building materials/treatments must be reviewed and approved by the Property Owner’s Association. However, any changes to the building materials that do not match the approved materials shall require an amendment to this permit or a new permit.
15. DARK SKY COMPLIANCE AND/OR BIRD SAFE COMPLIANCE
Prior to issuance of Building Permits, the applicant/property owner shall submit final plans in compliance with the approved lighting plans to comply with development standards of Cupertino Municipal Code Section 19.102.030 Bird-Safe Development Requirements and Section 19.102.040 Outdoor Lighting Requirements. In the event changes are proposed from the approved plans, said changes must be reviewed and approved by the Director of Community Development or their designee. The applicant shall provide all documentation required to determine compliance with the Municipal Code. The final lighting plan (including a detailed photometric plan) shall be reviewed and approved by the Director of Community Development prior to building permit issuance. A 1760
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report from a licensed lighting engineer may be required to confirm all exterior lighting throughout the site complies with the City’s Ordinance.
16. TRANSFORMERS
Electrical transformers, telephone cabinets and similar equipment shall be placed in underground vaults. The developer must receive written approval from both the Public Works Department and the Community Development Department prior to installation of any above ground equipment. Should above ground equipment be permitted by the City, equipment and enclosures shall be screened with fencing and landscaping such that said equipment is not visible from public street areas, as determined by the Community Development Department. Transformers shall not be located in the front or side building setback area.
17. UTILITY STRUCTURE PLAN
Prior to issuance of building permits, the applicant shall work with staff to provide a detailed utility plan to demonstrate screening or undergrounding of all new utility structures [including, but not limited to backflow preventers (BFP), fire department connections (FDC), post-indicator valves (PIV), and gas meters] to the satisfaction of the Director of Community Development, Public Works, Fire Department, and applicable utility agencies.
18. GREEN BUILDING
The project shall be constructed in accordance with the City’s Green Building Ordinance (Chapter 16.58 of the Cupertino Municipal Code). The applicant shall obtain LEED Silver certification or an alternative reference standard in accordance with the ordinance since the building size is over 50,000 square feet. Third party LEED certification or alternative reference standard is required per the ordinance criteria and costs associated with third-party review shall be paid by the applicant.
19. EQUIPMENT SCREENING
All mechanical and other equipment on the building or on the site shall be screened so they are not visible from public street areas or adjoining developments. The height of the screening shall be taller than the height of the mechanical equipment that it is designed to screen. A line of sight plan may be required to demonstrate that the equipment will not be visible from any public right-of-way. The location of the equipment and necessary screening shall be reviewed and approved by the Director of Community Development prior to issuance of building permits.
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20. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department.
21. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project. 1762
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The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages.
22. 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 at a regular meeting of the City Council of the City of Cupertino this 21st day of January, 2026, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
________
Kitty Moore, Mayor
City of Cupertino
________________________
Date
ATTEST:
________________________
Lauren Sapudar, Acting City Clerk
________________________
Date
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RESOLUTION NO. 26-_________
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING A VESTING TENTATIVE MAP FOR A 32-UNIT CONDOMINIUM DEVELOPMENT LOCATED AT 20045 & 20065 STEVENS CREEK BLVD. (A.P.N.:
316-23-095, -096)
SECTION I: PROJECT DESCRIPTION
Application No.: TM-2025-002
Applicant: Dividend Homes
Property Owner: Arbor Group Investment LLC
Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) SECTION II: FINDINGS FOR A TENTATIVE MAP:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tentative Map as described in Section I of this resolution; and WHEREAS, the project is determined to be statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA Guidelines; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing to receive staff’s presentation and public testimony, and to consider the information contained in the Infill Exemption Memorandum along with all staff reports, other pertinent documents, and all written and oral statements received prior to and at the public hearing; and
WHEREAS, on December 9, 2025 the Planning Commission recommended on a 5-0 vote that the City Council approve the Development Permit (DP-2025-002) in substantially similar form to the Resolution presented (Resolution No. 2025-25), approve the Architectural and Use Permit (U-2025-007) in substantially similar form to the Resolution presented (Resolution No. 2025-29), approve the Architectural and Site Approval Permit (ASA-2025-004) in substantially similar form to the Resolution presented (Resolution No. 2025-26), approve the Vesting Tentative Map (TM-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-27), approve the Tree Removal Permit (TR-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-28); and
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WHEREAS, all necessary public notices having been given as required by the City of Cupertino Municipal Code and the Government Code, and the Planning Commission held at least one public hearing in regard to this application; and WHEREAS, the City Council of the City of Cupertino is the decision-making body for this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application for a Tentative Map; and
WHEREAS, the City Council finds as follows with regard to this application:
a. That the proposed subdivision map is consistent with the City of Cupertino General Plan.
The subject property is consistent with the General Plan since the property is permitted to have up to 25 dwelling units an acre pursuant to the vesting provisions of SB330 which vested the development standards to those that were in place in February 2025. b. That the design and improvements of the proposed subdivision are consistent with the General Plan.
The off-site improvements are consistent with the City’s General Plan and Heart of the City Specific Plan policies related to applicable pedestrian and bicycle safety with improvements made in accordance with the right-of-way design and an urban canopy within the public rightof-way. c. That the site is physically suitable for the type of development contemplated under the approved subdivision.
The proposed tentative map is compatible with the adjoining land uses and no physical constraints are present that would conflict with the anticipated land use and development.
Moreover, there are no topographical anomalies that differentiate this property from adjacent properties and the site is located on the valley floor and is not listed within any environmentally sensitive zone.
d. That the site is physically suitable for the intensity of development contemplated under the approved subdivision.
The subject property is physically suitable in size and shape and in conformance to development standards and is configured to accommodate a multi-unit development like the one proposed.
e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat.
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The design of the subdivision and proposed improvements will not injure fish and wildlife or their habitat because the property is a previously developed site, with no fish and wildlife habitat in the vicinity; the site is located in an urbanized area where residential land use is allowed.
f. That the design of the subdivision or the type of improvements associated therewith are not likely to cause serious public health problems.
The proposed subdivision design and improvements will not cause serious public health problems. The proposed development is consistent with the intent of the policies of the General Plan for a development of this density on this site, and the on-site and off-site improvements improve neighborhood walkability through improved sidewalk construction with sizeappropriate driveway curb-cuts and street and private trees planting. g. 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.
No easement or right-of-way exists currently that would be impeded or conflict with the proposed subdivision.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution beginning on PAGE 4 thereof, and those contained in all other Resolutions approved for this Project.
The application for a Vesting Tentative Map, Application No. TM-2025-002, is hereby approved, and that the sub-conclusions upon which the findings and conditions specified in this Resolution are based are contained in the Public Hearing record concerning Application No. TM-2025-002 as set forth in the Minutes of the City Council Meeting of January 21, 2026 meeting, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled “20045 & 20065 Stevens Creek Blvd., Cupertino, CA, Dividend Homes” dated August 15, 2025 consisting of 65 sheets labeled as, A.1– A.33, TM1.0, C2.0 – C7.3, T-1.0 – T-1.2, L-1.0 – L-3.2, INT1.0-INT3.0, 1766
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PM1.0, and PrSL1.0-PrSL3.0, drawn by Dahlin, BKF, and Michael Arnone & Associates., except as may be amended by conditions in this resolution.
2. ACCURACY OF 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 may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2025-007, DP-2025-002, TR2025-005, and ASA-2025-004, shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans.
5. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements.
Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department.
6. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether 1767
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incurred by the Applicant, the City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages.
7. 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.
CITY ENGINEER'S CERTIFICATE OF
ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS
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(Section 66474.18 California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. of this Resolution conform to generally accepted engineering practices. ___________________________
Chad Mosley, Director of Public Works
City Engineer CA License 66077
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Cupertino this 21st day of January, 2026, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
________
Liang-Fang Chao, Mayor
City of Cupertino
________________________
Date
ATTEST:
________________________
Lauren Sapudar, Acting City Clerk
________________________
Date
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RESOLUTION NO. 26_________
OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
APPROVING A TREE REMOVAL PERMIT TO REMOVE AND REPLACE THIRTYFIVE (35) DEVELOPMENT TREES TO ACCOMMODATE A PROPOSED RESIDENTIAL DEVELOPMENT WITH 32 TOWNHOME STYLE CONDOMINIUM UNITS LOCATED AT 20045 & 20065 STEVENS CREEK BLVD. (A.P.N.: 316-23-095, - 096)
SECTION I: PROJECT DESCRIPTION
Application No.: TR-2025-002
Applicant: Dividend Homes
Property Owner: Arbor Group Investment LLC
Location: 20045 & 20065 Stevens Creek Blvd. (A.P.N.: 316-23-095, -096) SECTION II: FINDINGS FOR A TREE REMOVAL PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application for a Tree Removal Permit as described in Section I of this resolution; and WHEREAS, the project is determined to be statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(1) of the CEQA Guidelines; and
WHEREAS, on December 9, 2025, the Planning Commission held a duly noticed public hearing to receive staff’s presentation and public testimony, and to consider the information contained in the Infill Exemption Memorandum along with all staff reports, other pertinent documents, and all written and oral statements received prior to and at the public hearing; and
WHEREAS, on December 9, 2025 the Planning Commission recommended on a 5-0 vote that the City Council approve the Development Permit (DP-2025-002) in substantially similar form to the Resolution presented (Resolution No. 2025-25), approve the Architectural and Use Permit (U-2025-007) in substantially similar form to the Resolution presented (Resolution No. 2025-29), approve the Architectural and Site Approval Permit (ASA-2025-004) in substantially similar form to the Resolution presented (Resolution No. 2025-26), approve the Vesting Tentative Map (TM-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-27), approve the Tree Removal Permit (TR-2025-002), in substantially similar form to the Resolution presented (Resolution No. 2025-28); and
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WHEREAS, all necessary public notices having been given as required by the City of Cupertino Municipal Code and the Government Code, and the Planning Commission held at least one public hearing in regard to this application; and WHEREAS, the City Council of the City of Cupertino is the decision-making body for this Resolution; and
WHEREAS, the applicant has met the burden of proof required to support the application for a Tree Removal Permit; and
WHEREAS, the City Council finds as follows with regard to this application:
a) That the location of the trees restricts the economic enjoyment of the property by severely limiting the use of property in a manner not typically experienced by owners of similarly zoned and situated property, and the applicant has demonstrated to the satisfaction of the approval authority that there are no reasonable alternatives to preserve the tree(s).
To accommodate for the new development’s structures, walkways and internal street network to public open spaces, the existing trees cannot be preserved in their locations. The applicant proposes 46 replacement trees throughout the site in conformance with the Municipal Code Ordinance requirements and proposes to locate the replacements where tree coverage is needed, while preserving virtually all the trees that are not within the development area of the project site.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence submitted in this matter, subject to the conditions which are enumerated in this Resolution, beginning on PAGE 2 herein, and subject to the conditions contained in all other Resolutions approved for this Project
The application for a Tree Removal Permit, Application No. TR-2025-002, is hereby approved, and that the sub-conclusions upon which the findings and conditions specified in this Resolution are based are contained in the Public Hearing record concerning Application no. TR-2025-002 as set forth in the Minutes of the City Council Meeting of January 21, 2026 Meeting, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
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1. APPROVED EXHIBITS
Approval is based on the plan set entitled “20045 & 20065 Stevens Creek Blvd., Cupertino, CA, Dividend Homes” dated August 15, 2025 consisting of 65 sheets labeled as, A.1– A.33, TM1.0, C2.0 – C7.3, T-1.0 – T-1.2, L-1.0 – L-3.2, INT1.0-INT3.0, PM1.0, and PrSL1.0-PrSL3.0, drawn by Dahlin, BKF, and Michael Arnone & Associates., except as may be amended by conditions in this resolution.
2. ACCURACY OF PROJECT PLANS
The applicant/property owner is responsible for verifying 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 may require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. U-2025-007, TM-2025-002, DP2025-002, and ASA-2025-004, shall be applicable to this approval.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the first page of the building plans.
5. TREE REPLACEMENT SIZE
The applicant shall provide adequate tree replacements for trees proposed to be removed in conformance with the replacement guidelines per Cupertino Municipal Code Section 14.18.160. The size of the proposed replacement trees shall be modified as follows to be consistent with the City’s Protected Tree Ordinance unless deemed infeasible by the City’s Consulting Arborist:
a. Diameter of trunk size of removed tree up to 12 inches shall be replaced with one 24-inch box tree;
b. Over 12 inches and up to 36 inches shall be replaced by two 24-inch box tree or one 36-inch box tree; and
c. Over 36 inches shall be replaced with one 36-inch box tree.
If it is determined that it is physically not feasible to plant the required replacement trees, the Applicant may pay in-lieu fees determined to be appropriate by the Community Development Director.
6. TREE PROTECTION
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a. As part of the demolition or building permit drawings, a tree protection plan shall be prepared by a certified arborist for the trees to be retained. In addition, the following measures shall be added, at a minimum, to the protection plan:
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. No parking or vehicle traffic shall be allowed under root zones, unless using buffers approved by the Project Arborist.
No trenching within the critical root zone area is allowed. If trenching is needed in the vicinity of trees to be retained, the City’s consulting arborist shall be consulted before any trenching or root cutting beneath the dripline of the tree.
Wood chip mulch shall be evenly spread inside the tree projection fence to a four-inch depth.
Tree protection conditions shall be posted on the required tree protection barriers.
Retained trees shall be watered to maintain them in good health. A covenant on the property shall be recorded that identifies all the protected trees, prior to final occupancy.
b. The tree protection measures shall be inspected and approved by the certified arborist prior to issuance of building permits.
c. The City’s consulting arborist, retained at the applicant’s expense, shall inspect the trees to be retained and the tree protection measures, and shall provide reviews prior to issuance of demolition, grading or building permits. d. A report ascertaining the good health of the trees mentioned above shall be provided by the applicant’s arborist, to be peer reviewed by the City’s Consulting Arborist, prior to issuance of final occupancy.
7. PROTECTED TREES
The applicant and future property owners understand that the replacement trees and all other trees approved with this development may not be removed without the prior approval by the Community Development Department of a Tree Removal Permit and that they shall be responsible for ensuring the proper maintenance and care of the trees. The applicant shall also disclose the location and species of all replacement and development trees on site upon sale of the property.
8. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible for consulting with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department.
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9. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall agree to indemnify, defend with the attorneys of the City’s choice, and hold harmless the City, its City Council, and its officers, employees, and agents (collectively, the “indemnified parties”) from and against any liability, claim, action, cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively referred to as “proceeding”) brought by a third party against one or more of the indemnified parties or one or more of the indemnified parties and the applicant related to any Ordinance, Resolution, or action approving the project, the related entitlements, environmental review documents, finding or determinations, or any other permit or approval authorized for the project. The indemnification shall include but not be limited to damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys’ fees, and other costs, liabilities, and expenses incurred in connection with such proceeding whether incurred by the Applicant, the City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual attorneys’ fees and costs incurred in defense of the litigation. Such attorneys’ fees and costs shall include amounts paid to the City’s outside counsel and shall include City Attorney time and overhead costs and other City staff overhead costs and any costs directly related to the litigation reasonably incurred by City. The applicant shall likewise agree to indemnify, defend, and hold harmless the indemnified parties from and against any damages, attorneys’ fees, or costs awards, including attorneys’ fees awarded under Code of Civil Procedure section 1021.5, assessed or awarded against the indemnified parties. The Applicant shall cooperate with the City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs incurred in additional investigation or study of, or for supplementing, redrafting, revising, or amending, any document (such as an Environmental Impact Report, negative declaration, specific plan, or general plan amendment) if made necessary by proceedings challenging the project approvals and related environmental review, if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for business interruption, punitive, speculative, or consequential damages.
10. 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 1774
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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 at a regular meeting of the City Council of the City of Cupertino this 21st day of January, 2026, by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
SIGNED:
________
Liang-Fang Chao, Mayor
City of Cupertino
________________________
Date
ATTEST:
________________________
Lauren Sapudar, Acting City Clerk
________________________
Date
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City of Cupertino
20045 AND 20065 STEVENS CREEK BOULEVARD
RESIDENTIAL PROJECT (PHASE 2)
December 2025 | CEQA Exemption Memorandum
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December 2025 | CEQA Exemption Memorandum
20045 AND 20065 STEVENS CREEK BOULEVARD
RESIDENTIAL PROJECT (PHASE 2)
for City of Cupertino
City of Cupertino
Contact: Gian Martire, Senior Planner
10300 Torre Avenue
Cupertino, California 95014
408.777.3319
Prepared by:
PlaceWorks
Contact: Rachel Goren, Associate
2040 Bancroft Way #400
Berkeley, California 94704
510.848.3815
www.placeworks.com
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DECEMBER 2025 i
Section Page
1. Introduction ......................................................................................................1
1.1 Statutory Exemptions.............................................................................................. 1
2. Project Description............................................................................................3
2.1 Regional Location.................................................................................................... 3
2.2 Project Site .............................................................................................................. 3
2.3 Land Use and Zoning Designations......................................................................... 3
2.4 Proposed Project..................................................................................................... 4
3. Findings Concerning CEQA Exemption................................................................5
3.1 Public Resources Code Section 21080.66 ............................................................... 5
3.2 Analysis in Support of Findings............................................................................... 5
3.3 Conclusion............................................................................................................. 19 Tables
Table 1 Infill Requirements and Project Consistency.................................................................. 6 Table 2 Environmental Criteria and Project Consistency.......................................................... 10 Table 3 Tribal Notification, Outreach, and Consultation Initiation........................................... 15
SOURCES
All documents cited in this report and used in its preparation are hereby incorporated by reference into this document. Copies of documents referenced herein are available for review at the City of Cupertino Community Development Department at 10300 Torre Avenue, Cupertino, California 95014.
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20045 AND 20065 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 2 )
CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
TABLE OF CONTENTS
ii PlaceWorks
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DECEMBER 2025 1
1. INTRODUCTION
This section describes the standards for determining a significant effect on the environment from construction and operation of the proposed 20045 and 20065 Stevens Creek Boulevard Residential Development Phase 2 (proposed project) pursuant to the requirements of the California Environmental Quality Act (CEQA). The City of Cupertino (City) is the lead agency for the proposed project.
1.1 STATUTORY EXEMPTIONS
Once it is determined that an activity is a project subject to CEQA, it is then determined whether the project is exempt from CEQA. Pursuant to State CEQA Guidelines Section 15061(b), a project is exempt from CEQA if:
1. The project is exempt by statute (see, e.g., Article 18, commencing with Section 15260).
2. The project is exempt pursuant to a categorical exemption (see Article 19, commencing with Section 15300) and the application of that categorical exemption is not barred by one of the exceptions set forth in Section 15300.2.
3. The activity is covered by the common-sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
4. The project will be rejected or disapproved by a public agency (see Section 15270(b)).
5. The project is exempt pursuant to the provisions of Article 12.5 of Chapter 3.
The proposed project would be exempt as a “statutory” exemption under State CEQA Guidelines Section 15061(b)(1) because the proposed project would meet the requirements of the Public Resources Code (PRC) Section 21080.66(a), as further discussed in Section 3, Findings Concerning CEQA Exemption.
This document has been prepared to demonstrate CEQA compliance as it pertains to the proposed project. This document also provides information to decision makers regarding a finding that the proposed project is exempt under CEQA. 1780
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20045 AND 20065 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 2 )
PROJECT CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
1. INTRODUCTION
2 PlaceWorks
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DECEMBER 2025 3
2. PROJECT DESCRIPTION
2.1 REGIONAL LOCATION
The project site is in the city of Cupertino, approximately 38 miles southeast of the city and county of San Francisco. Cupertino is on the western edge of Santa Clara County and north of the city of Saratoga, east of unincorporated Santa Clara County, south of the city of Sunnyvale, and west of the city of San José. Regional access to the project site is provided by Interstate 280 (I-280) via North Wolfe Road or North De Anza Boulevard to the north, and by Highway 85 via Stevens Creek Boulevard to the west. The City is also supported by Santa Clara Valley Transportation Authority (VTA) bus service and Caltrain via the Sunnyvale, Lawrence, and Santa Clara Caltrain Stations.
2.2 PROJECT SITE
The 1.77-acre project is at 20045 and 20065 Stevens Creek Boulevard, along Stevens Creek Boulevard, between North Blaney Avenue and Randy Lane, in an urbanized area. The project site is currently developed with office buildings and a surface parking lot with ornamental landscaping. The site is bounded by single-family residences to the north, a preschool and commercial development to the east, Stevens Creek Boulevard to the south, and commercial development to the west.
According to Plan Bay Area, the project site is within a Santa Clara VTA City Cores, Corridors & Station Areas Priority Development Area (PDA) and a Transit Priority Area (TPA). The project site is on Stevens Creek Boulevard, which is a high transit corridor, and within a half-mile walking distance from the VTA Bus Routes 23 and 55, which are considered major transit stops.
2.3 LAND USE AND ZONING DESIGNATIONS
The project site is assigned Assessor’s Parcel Numbers (APNs) 316-23-095 and 316-23-096.
Neither parcel is identified as a Housing Element site. While the City was in the process of obtaining certification of its (2023-2031) Housing Element by the California Department of Housing and Community Development, the developer submitted a preliminary application pursuant to the Housing Crisis Act of 2019, commonly referred to by its legislative number, Senate Bill (SB) 330. This act vests the standards that are in place at the time a “preliminary application” for a housing project is submitted and prevents jurisdictions from imposing or 1782
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20085 AND 20111 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 1)
CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
2. PROJECT DESCRIPTION
4 PlaceWorks
enforcing new design standards on housing projects that are not objective. As such, the proposed project is subject to the regulations in place at the time the project’s preliminary application was submitted on February 14, 2025, which are:
General Plan Land Use. Commercial/Office/Residential General Plan within the Heart of the City Special Area
Specific Plan. Heart of the City Specific Plan
Zoning District. Planned Development with General Commercial Residential (P(CG, Res)) Density. 25 dwelling units per acre (maximum)
Height. 45 feet (maximum)
Pursuant to the State Density Bonus Law and the City’s Density Bonus ordinance (Cupertino Municipal Code Chapter 19.56, Density Bonus), the project applicant has requested the following, to the extent needed to comply with applicable objective standards:
A waiver or reduction of development standards to reduce the front, side, and rear setbacks for portions of the project.
A waiver to the Heart of the City Specific Plan Design Guidelines for Common Open Space.
2.4 PROPOSED PROJECT
The project applicant, Dividend Homes, is proposing a residential development that would involve the demolition of the existing office buildings and the construction of five new residential buildings. The proposed project would include a total of 32 townhomes made up of 6 median/moderate-income townhomes and 26 market-rate units ranging from 1,548 to 2,156 square feet. Each townhome would have three stories with a roof deck and would be approximately 45 feet tall at the highest point. The proposed project would provide 64 private garage parking spaces and 5 street parking spaces for vehicles and 6 bicycle parking spaces.
Each townhome would include private open space via a roof deck, averaging 60 square feet per unit. No common usable open space is proposed.
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3. FINDINGS CONCERNING CEQA EXEMPTION
3.1 PUBLIC RESOURCES CODE SECTION 21080.66
Assembly Bill (AB) 130, signed into law on June 30, 2025, and codified in Public Resources Code (PRC) Section 21080.66, exempts qualifying infill housing development from CEQA review, creating a new statutory exemption. This exemption applies to any required permits, entitlements, or other discretionary approvals for a broad range of housing types. This section demonstrates that the proposed project meets the requirements of PRC Section 21080.66 and is organized as follows:
Infill Criteria. This section describes the project’s consistency with the allowed housing development type defined in PRC Section 21080.66 (a), subdivisions (1) through (5) and (8). Environmental Criteria. This section describes the individual environmental requirements pursuant to PRC Section 21080.66(a), subdivisions (6) and (7). Tribal Cultural Resources. This section describes the tribal notification and outreach requirements pursuant to PRC Section 21080.66(b).
Hazardous Materials. This section describes the requirements for the identification and treatment of hazardous materials pursuant to PRC Section 21080.66(c). Other Requirements. This section describes the Labor Code requirements and eligibility of a housing development project for a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to PRC Section 21080.66(d) and (e), respectively.
3.2 ANALYSIS IN SUPPORT OF FINDINGS
Infill Requirements
Table 1, Infill Requirements and Project Consistency, demonstrates that the project meets the requirements of PRC Section 21080.66(a), which specifically defines a “housing development project” in Government Code Sections 65905.5(b) and 65589.5(h)(2). 1784
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Table 1 Infill Requirements and Project Consistency
Infill Requirements Consistency Determination
PRC Section 21080.66(a). Use Type.
The project meets any of the following for the definition of a “housing development project” pursuant to Government Code Sections 65905.5(b) and 65589.5(h)(2):
Residential units only
Mixed-use development which includes residential and non-residential uses that meet any of the following criteria:
o At least two-thirds of the project's new or converted square footage is designated for residential use
o At least 50 percent of the project's new or converted square footage is designated for residential use and the project meets both of the following:
- The project includes at least 500 net new residential units - No portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging1
o At least 50 percent of the net new or converted square footage is designated for residential use and the project meets all of the following:
- The project includes at least 500 net new residential units - The project includes the demolition or conversion of at least 100,000 square feet of non-residential use
- The project includes the demolition of at least 50 percent of the existing non-residential uses on the site
- No portion of the project is designated for transient lodging, except a portion of the project may be designated for use as a residential hotel (as described above)
Transitional housing or supportive housing; or
Farmworker housing, as defined in California Health and Safety Code Section 50199.7(h)
Consistent. The proposed project includes the construction of 32 townhome units only.
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Table 1 Infill Requirements and Project Consistency
Infill Requirements Consistency Determination
PRC Section 21080.66(a)(1): Size.
A project site does not exceed 20 acres or five acres for a builder’s remedy project as defined in Government Code Section 65589.5(h)(11), or a housing development project or emergency shelter that meets the criteria in Government Code Section 65589.5(d)(5)as it read before January 1, 2025.
Consistent. The size of the project site is 1.77 acres.
PRC Section 21080.66(a)(2): Location. The project site is within the boundaries of an incorporated municipality or an urban area, as defined by the United States Census Bureau. Based on the U.S. Census Bureau’s criteria for urban areas, an area must encompass at least 5,000 people or at least 2,000 housing units to be considered an urban area. In addition, an area must have 425 housing units per square mile, which defines the initial urban core. Two hundred (200) units per square mile shall fill in the remainder of the urban area. Each urban area shall contain at least one high-density nucleus, with 1,275 housing units per square mile. 2 Consistent. The site is within the city of Cupertino, an incorporated city.
PRC Section 21080.66(a)(3): Urban Development. The project site meets any of the following criteria:
The site has been previously developed with an urban use; At least 75 percent of the perimeter of the site adjoins parcels developed with urban uses;
At least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses;
At least three sides of the site are developed with urban uses and at least two-thirds of the site’s perimeter adjoins parcels that are developed with urban uses (for sites with four sides)
Consistent. The project site is developed with existing commercial buildings and a paved surface parking lot. The site is surrounded by urban uses and paved public streets, including commercial and residential uses that adjoin the northern, eastern, and western boundaries of the site, and Stevens Creek Boulevard, which adjoins the southern boundary of the site. In addition, surrounding land uses within one-quarter mile of the site are developed with urban uses. 1786
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Table 1 Infill Requirements and Project Consistency
Infill Requirements Consistency Determination
PRC Section 21080.66(a)(4): General Plan or Zoning Consistency. The project is consistent with the applicable general plan or zoning ordinance, and any local coastal program as applicable.
If the zoning and general plan are not consistent with one another, the project would satisfy this requirement if it were consistent with one.
The approval of a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios shall not be the basis for determining that the project is inconsistent with this requirement.
Consistent. The project site is within the General Plan Heart of the City Special Area and the General Plan land use designation is Commercial/Office/Residential. The zoning district is Planned Development with General Commercial and Residential (P(CG, Res)).
The General Plan land use designation allows residential development and an established residential density of up to 25 dwelling units per acre. The Heart of the City Specific Plan, which is consistent with the General Plan assumptions for the site, includes residential as a supporting use and allows for fully residential development through the approval of a Conditional Use Permit. The project site’s zoning district allows for residential development on the property.
The proposed project would provide a residential density of 18 dwelling units per acre, which is within the density allowed for the project site under the General Plan. The proposed maximum building height of 45 feet is consistent with the General Plan’s 45-foot height limit allowed for the site.
PRC Section 21080.66(a)(5): Density. The project will be at least one-half of the following applicable density specified in Government Code Section 65583.2(c)(3)(B), to accommodate housing for lower income households3 At least 15 units per acre allowed for sites within an incorporated city within a non-metropolitan county and for a non-metropolitan county that has a micropolitan area
At least 10 units per acre allowed for sites within an unincorporated area in a non-metropolitan county not included in the above requirement
At least 20 units per acre allowed for sites within suburban jurisdictions Consistent. The project site is in a metropolitan county (i.e., Santa Clara County). Therefore, the minimum density requirement under PRC Section 21080.66 (a)(5) is one half of 30 dwelling units per acre. The project would have a residential density of 18 dwelling units per acre. 1787
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Table 1 Infill Requirements and Project Consistency
Infill Requirements Consistency Determination
At least 30 units per acre allowed for sites within a jurisdiction in a metropolitan county.
PRC Section 21080.66(a)(8): Lodging Uses.
For a project that was deemed complete pursuant Government Code Section 65589.5(h)(5) on or after January 1, 2025, no portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging. For the purposes of this section, “other transient lodging” does not include either of the following:
A residential hotel, as defined in Section 50519 of the Health and Safety Code.
After the issuance of a certificate of occupancy, a resident’s use or marketing of a unit as short-term lodging, as defined in Section 17568.8 of the Business and Professions Code, in a manner consistent with local law.
Consistent. The proposed project would not include hotel, motel, bed and breakfast inn, or other transient lodging uses.
Notes:
1 For a project that was deemed complete pursuant to Government Code Section 65589.5(h)(5) on or after January 1, 2025, no portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging. Other transient lodging does not include either of the following: a residential hotel, as defined in Section 50519 of the Health and Safety Code or a resident’s use or marketing of a unit as short-term lodging, as defined in Section 17568.8 of the Business and Professions Code.
2 United States Census Bureau, 2025, July 11 (accessed), Redefining Urban Areas following the 2020 Census, https://www.census.gov/newsroom/blogs/randomsamplings/2022/12/redefining-urban-areas-following-2020-census.html. 3 California Legislative Information, 2025, July 11 (accessed), Government Code – GOV: ARTICLE 10.6. Housing Elements [65580 - 65589.11], https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65583.2.&nodeTreePath=12.1.10.10&lawCode=GOV. 1788
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Environmental Criteria
Pursuant to PRC Section 21080.66(a), the project site must meet the environmental criteria identified in Government Code Section 65913.4(a)(6). These environmental criteria and the proposed project’s compliance are detailed in Table 2, Environmental Criteria and Project Consistency. As shown in Table 2, the project site would meet the environmental criteria.
Table 2 Environmental Criteria and Project Consistency
Environmental Criteria Consistency Determination
PRC Section 21080.66(a)(6)
Coastal Zone. The project site cannot be located in
a coastal zone, as defined in the Public Resources
Code (PRC) Division 20.
Consistent. The project site is not in a coastal
zone. The site is approximately 20 miles east of
the Pacific Ocean. The California Coastal
Commission designates the boundary of
coastal zones to extend 3 nautical miles
offshore and does not include the project site.1
Farmland. The project site cannot be located on
either prime farmland or farmland of statewide
importance, as defined pursuant to United States
Department of Agriculture land inventory and
monitoring criteria, as modified for California, and
designated on the maps prepared by the Farmland
Mapping and Monitoring Program of the
Department of Conservation, or land zoned or
designated for agricultural protection or
preservation by a local ballot measure that was
approved by the voters of that jurisdiction.
Consistent. The project site is not on prime
farmland or farmland of statewide importance.
The California Department of Conservation
designates the city of Cupertino as Urban and
Built-Up Land.2 Additionally, as discussed in
Section 2.3, Land Use and Zoning Designations,
the project site is not zoned for agricultural
uses.
Wetlands. The project site cannot be located on
wetlands, as defined in the United States Fish and
Wildlife Service Manual, Part 660 FW 2.
Consistent. The United States Fish and Wildlife
Service does not identify any wetlands on or
near the project site.3
Fire Hazard Severity Zone. The project site cannot
be within a very high fire hazard severity zone
(FHSZ), as determined by the Department of
Forestry and Fire Protection (CAL FIRE) pursuant to
Government Code Section 51178, or within a high
or very high FHSZ as indicated on maps adopted by
CAL FIRE pursuant to PRC Section 4202. This
requirement does not apply to sites excluded from
the specified hazard zones by a local agency, or
Consistent. The project site is not located
within a very high FHSZ as designated by CAL
FIRE. It is located approximately 2 miles
northeast of a very high FHSZ in a Local
Responsibility Area, and 3 miles northeast of
lands that CAL FIRE designates as a very high
FHSZ in a State Responsibility Area.4
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Table 2 Environmental Criteria and Project Consistency
Environmental Criteria Consistency Determination
sites that have adopted fire hazard mitigation
measures pursuant to existing building standards
or state fire mitigation measures applicable to the
development.
Hazardous Waste Site. The project site cannot be
on a hazardous waste site that is listed pursuant
to Government Code Section 65962.5 (Cortese
List) or a hazardous waste site designated by the
Department of Toxic Substances Control (DTSC)
pursuant to Health and Safety Code Section 25356
(EnviroStor online database), unless DTSC has
cleared the site for residential use or residential
mixed uses.
Consistent. The project site is not included on
the Hazardous Waste and Substances Site List
(Cortese) pursuant to Government Code
Section 65962.5.5 Additionally, the project site
is not listed on any of the following California
Environmental Protection Agency’s (CalEPA)
Cortese List Data Resources:6
List of Hazardous Waste and Substances
sites from DTSC EnviroStor database5
List of Leaking Underground Storage Tank
(LUST) sites from the State Water Resource
Control Board’s (SWRCB’s) GeoTracker7
List of solid waste disposal sites identified by
SWRCB with waste constituents above
hazardous waste levels outside the waste
management unit8
List of “active” Cease and Desist Orders and
Cleanup and Abatement Orders from
SWRCB9
List of hazardous waste facilities subject to
corrective action pursuant to Section
25187.5 of the Health and Safety Code,
identified by DTSC10
Earthquake Fault Zone. The project site cannot be
within a delineated earthquake fault zone as
determined by the State Geologist in any official
maps published by the State Geologist, unless the
development complies with applicable seismic
protection building code standards adopted by the
California Building Standards Commission under
the California Building Standards Law of Health
and Safety Code Division 13, and by any local
building department under Title 2 of the
Government Code, Division 1, Chapter 12.2.
Consistent. The California Geological Survey
does not map an earthquake fault zone in or
near the project site. 11
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Table 2 Environmental Criteria and Project Consistency
Environmental Criteria Consistency Determination
Federal Emergency Management Agency (FEMA)
Designations. The project site cannot be within a
special flood hazard area subject to inundation by
the 1 percent annual chance flood (100-year flood)
as determined by FEMA in any official maps
published by FEMA, unless either of the following
are met:
The site has been subject to a Letter of Map
Revision prepared by FEMA and issued to the
local jurisdiction.
The site meets FEMA requirements necessary
to meet minimum flood plain management
criteria of the National Flood Insurance
Program.
The project site also cannot be within a regulatory
floodway as determined by FEMA in any official
maps published by FEMA, unless the development
has received a no-rise certification in accordance
with Title 44 of the Code of Federal Regulations,
Section 60.3(d)(3).
Consistent. FEMA’s Flood Insurance Rate Map
(FIRM) designates the project site as Zone X,
which is defined as areas with 0.2% annual
chance of flood. The project site is also not
within a regulatory floodway.12
Conservation Plan. The project site cannot be on
lands identified for conservation in an adopted
natural community conservation plan pursuant to
the Natural Community Conservation Planning Act,
habitat conservation plan pursuant to the federal
Endangered Species Act of 1973, or other adopted
natural resource protection plan.
Consistent. The Santa Clara Valley Habitat Plan
boundaries covers a small portion of
Cupertino; however, the project site is
approximately 0.9 miles north of the
boundaries of the plan.13
Special Status Species Habitat. The project site
cannot be located in a habitat for protected
species identified as candidate, sensitive, or
species of special status by state or federal
agencies, fully protected species, or species
protected by the federal Endangered Species Act
of 1973, the California Endangered Species Act, or
the Native Plant Protection Act.
Consistent. The Classification and Assessment
with Landsat of Visible Ecological Groupings
habitat mapping program classifies the project
site as an “urban area,” which tends to have
low to poor wildlife habitat value due to
replacement of natural communities,
fragmentation of remaining open space areas
and parks, and intensive human disturbance.
The California Natural Diversity Database has
no record of special-status plant and animal
species on the project site or urbanized areas
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Table 2 Environmental Criteria and Project Consistency
Environmental Criteria Consistency Determination
within a one-mile area surrounding the site.14
There are no natural lands within a one-mile
area of the project site. Accordingly, the
project site has no value as habitat for
endangered, rare, or threatened species.
Lands under Conservation Easement. The project
site cannot be on lands under conservation
easement.
Consistent. The project site is not within a
conservation easement.
PRC Section 21080.66(a)(7)
Historic Structure. Pursuant to PRC Section
21080.66(a)(7), the project cannot require the
demolition of historic structure that was placed on
a national, state, or local historic register before
the date a preliminary application was submitted
for the project.
Consistent. The project would include the
demolition of the site’s existing commercial
building. The existing building on the project
site is not currently listed on the National
Register of Historic Places15 or the list of
California Register of Historical Resources,16 or
the most recent list of Cupertino historically
significant resources.17
Sources:
1. California Coastal Commission, 2019, Maps: Coastal Zone Boundary, https://www.coastal.ca.gov/maps/czb/, accessed August 21, 2025.
2. California Department of Conservation, 2022, California Important Farmland Finder, https://maps.conservation.ca.gov/DLRP/CIFF/, accessed August 21, 2025.
3. United States Fish and Wildlife Service, 2025, August 21 (accessed), National Wetlands Inventory, https://fwsprimary.wim.usgs.gov/wetlands/apps/wetlands-mapper/.
4. California Department of Forestry and Fire Protection, 2025, August 21 (accessed), Fire Hazard Severity Zone Viewer, https://experience.arcgis.com/experience/6a9cb66bb1824cd98756812af41292a0.
5. California Department of Toxic Substances Control, 2025, August 21 (accessed), Hazardous Waste and Substances Site List (Cortese),
https://www.envirostor.dtsc.ca.gov/public/search?cmd=search&reporttype=CORTESE&site_type=CSITES,FUDS &status=ACT,BKLG,COM&reporttitle=HAZARDOUS+WASTE+AND+SUBSTANCES+SITE+LIST+%28CORTESE%29.
6. California Environmental Protection Agency, 2025, August 21 (accessed), Cortese List Data Resources, https://calepa.ca.gov/SiteCleanup/CorteseList/.
7. State Water Resources Control Board, 2025, August 21 (accessed), GeoTracker, https://geotracker.waterboards.ca.gov/search?CMD=search&case_number=&business_name=&main_street_n ame=&city=&zip=&county=&SITE_TYPE=LUFT&oilfield=&STATUS=&BRANCH=&MASTER_BASE=&Search=Search.
8. California Environmental Protection Agency, 2025, August 21 (accessed), Sites Identified with Waste Constituents Above Hazardous waste Levels Outside the Waste Management Unit, https://calepa.ca.gov/wpcontent/uploads/2016/10/SiteCleanup-CorteseList-CurrentList.pdf.
9. California Environmental Protection Agency, 2025, August 21 (accessed), List of “active” CDO and CAO from Water Board, https://calepa.ca.gov/wp-content/uploads/2016/10/SiteCleanup-CorteseList-CDOCAOList.xlsx. 1792
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10. California Environmental Protection Agency, 2025, August 21 (accessed), Cortese List: Section 65962.5(a), https://calepa.ca.gov/sitecleanup/corteselist/section-65962-5a/.
11. California Geological Survey, 2025, August 21 (accessed), Earthquake Zones of Required Investigation, https://maps.conservation.ca.gov/cgs/informationwarehouse/eqzapp/.
12. Federal Emergency Management Agency, 2009, May 18 (accessed August 21, 2025), FEMA Flood Map Service Center: Search By Address,
https://msc.fema.gov/portal/search?AddressQuery=10065%20E%20Estates%20Dr%2C%20Cupertino%2C%20C A%2095014.
13. Santa Clara Valley Habitat Agency, 2013 (accessed August 21, 2025), Santa Clara Valley Habitat Plan Geobrowser,
https://scvha.maps.arcgis.com/apps/webappviewer/index.html?id=f2268679c2fa49489e3f7d6e8377837e.
14. California Natural Diversity Database, 2025, August 21 (accessed), CNDDB Maps and Data, https://wildlife.ca.gov/Data/CNDDB/Maps-and-Data.
15. National Park Service, 2024, July 10 (accessed August 21, 2025), National Register of Historic Places, https://www.nps.gov/subjects/nationalregister/database-research.htm#table.
16. California Office of Historic Preservation, 2025, August 21 (accessed), California Historical Resources, https://ohp.parks.ca.gov/ListedResources/?view=county&criteria=43.
17.City of Cupertino, 2015, certified General Plan Amendment, Housing Element Update, and Associated Rezoning EIR, Chapter 4.5, Cultural Resources, Table 4.4-2, Cultural Resources in the Project Study Area and Vicinity, pages
4.4-8 to 4.4-12.
Tribal Cultural Resources
TRIBAL OUTREACH AND CONSULTATION
PRC Section 21080.66(b) requires local government to provide formal notification via certified mail and email to each California Native American tribe that is traditionally and culturally affiliated with the project site as an invitation to consult on the proposed project, its location, and the potential for the project to impact tribal cultural resources pursuant to one of the following deadlines:
Within 14 days of the application for the project being deemed complete, pursuant to Government Code Section 65589.5(h)(5).
Within 14 days of notifying the local government that the project is eligible to be exempt from this division pursuant to this section for projects whose applications were deemed complete before July 1, 2026.
Tribal Notification
The City received a request to be notified about projects in the city of Cupertino from the Tamien Nation on May 28, 2021, as the city is within the geographic area with which they are traditionally and culturally affiliated. The City routinely notifies the Tamien Nation of all applicable projects pursuant to the Native American Historic Resource Protection Act, 1793
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commonly referred to as it’s legislative bill number Assembly Bill (AB) 52. In addition, the City sent a request to the Native American Heritage Commission (NAHC) for a Tribal Contacts List on August 4, 2025. The NAHC provided a consultation list with a total of 23 contacts for 9 tribes that are traditionally and culturally affiliated with the geographic area of the city of Cupertino on August 5, 2025, as listed.
Amah Mutsun Tribal Band Muwekma Ohlone Tribe of the SF Bay Area Amah Mutsun Tribal Band of Mission San
Juan Bautista
Northern Valley Yokut / Ohlone Tribe
Tamien Nation
Costanoan Rumsen Carmel Tribe The Ohlone Indian Tribe Indian Canyon Mutsun Band of Costanoan Wuksachi Indian Tribe/Eshom Valley Band On August 6, 2025, the City sent outreach request letters via certified mail and email for each tribal contact provided. Table 3, Tribal Notification, Outreach, and Consultation Initiation, shows the contacts that requested consultation.
Table 3 Tribal Notification, Outreach, and Consultation Initiation Tribe Name Tribe Contact
Date of
Response
Date of
Consultation
Initiation
Amah Mutsun Tribal Band Ed Ketchum, Vice-Chairperson -- -- Amah Mutsun Tribal Band Valentin Lopez, Chairperson -- -- Amah Mutsun Tribal Band of
Mission San Juan Bautista
Garry Zimmer, Senior Cultural
Monitor and Consultant -- --
Amah Mutsun Tribal Band of
Mission San Juan Bautista
Christopher Zimmer, Senior
Cultural Monitor and Consultant,
Councilman
-- --
Amah Mutsun Tribal Band of
Mission San Juan Bautista
Michelle Zimmer, Senior Cultural
Monitor and Consultant -- --
Amah Mutsun Tribal Band of
Mission San Juan Bautista Irenne Zwierlein, Chairperson -- -- Amah Mutsun Tribal Band of
Mission San Juan Bautista
Shelby Brown, Senior Cultural
Monitor and Consultant,
Councilwoman
-- --
Costanoan Rumsen Carmel Tribe Carla Munoz, Tribal Council -- -- 1794
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Table 3 Tribal Notification, Outreach, and Consultation Initiation Tribe Name Tribe Contact
Date of
Response
Date of
Consultation
Initiation
Costanoan Rumsen Carmel Tribe Samuel Rodriguez, Cultural Resource Officer -- --
Costanoan Rumsen Carmel Tribe Henry Muñoz, Cultural Resource Officer -- --
Indian Canyon Mutsun Band of
Costanoan
Ann Marie Sayers, Retired
Honorable Elder -- --
Indian Canyon Mutsun Band of
Costanoan
Kanyon Sayers-Roods, Tribal
Chairwoman 8/6/2025 8/20/2025
Muwekma Ohlone Tribe of the SF
Bay Area
Richard Massiatt, Councilmember/
MLD Tribal Rep. 8/6/2025 8/20/2025
Muwekma Ohlone Tribe of the SF
Bay Area Charlene Nijmeh, Chairperson -- --
Northern Valley Yokut / Ohlone
Tribe Katherine Perez, Chairperson -- --
Northern Valley Yokut / Ohlone
Tribe
Timothy Perez, Tribal Compliance
Officer -- --
Tamien Nation Lillian Camarena, Secretary 8/28/2025 9/9/2025 Tamien Nation Quirina Geary, Chairperson 8/28/2025 9/9/2025 Tamien Nation Johnathan Wasaka Costillas, THPO -- --
The Ohlone Indian Tribe Desiree Vigil, THPO -- --
The Ohlone Indian Tribe Andrew Galvan, Chairperson -- -- The Ohlone Indian Tribe Vincent Medina, Cultural Leader -- -- Wuksachi Indian Tribe/ Eshom
Valley Band Kenneth Woodrow, Chairperson -- --
Source. Native American Heritage Commission, August 2025.
Note. Where no dates are identified, no response was received so consultation was not initiated.
Sacred Lands File Search
Concurrently with the tribal contact list request on August 4, 2025, the City also requested a Sacred Lands File (SLF) search. There are no known cultural resources on the project site and the results of the SLF search conducted by Mathew Lin, MPP, Cultural Resources Analyst, NAHC, on August 5, 2025, were negative.
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20045 AND 20065 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 2 )
CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
3. FINDINGS CONCERNING CEQA EXEMPTION
DECEMBER 2025 17
PROTECTION OF TRIBAL CULTURAL RESOURCES
Pursuant to PRC Section 21080.66(b)(4)(A), the project applicant is required to comply with any enforceable agreements reached during the project consultation. Because no agreements, enforceable or otherwise, were requested during project consultation, no requirements were added to the proposed project. Further, pursuant to PRC Section 21080.66(b)(4)(B), a mutual agreement between the California Native American tribes that consulted, and the project applicant was made; thus, none of the measures pursuant to PRC Section 21080.66(b)(4)(B) are required.
TRIBAL CULTURAL RESOURCES CONSISTENCY SUMMARY
The City completed the tribal outreach requirements pursuant to PRC Section 21080.66(b)(1) through (3) and the requirements of PRC Section 21080.66(b)(4) do not need to be included as a binding condition. As such, the project is consistent with the tribal outreach and consultation and protection of tribal cultural resources requirements described in PRC Section 21080.66(b).
Environmental Assessment (Hazardous Materials)
PHASE I ENVIRONMENTAL SITE ASSESSMENT
PRC Section 21080.66(c)(1)(A) states that local government shall require the project applicant to complete a Phase I Environmental Site Assessment (ESA) as a condition of approval for the development, as defined in Section 78090 of the Health and Safety Code. Based on PRC Section 21080.66(c)(1)(B), if a recognized environmental condition (REC) is found, the project applicant shall complete a preliminary endangerment assessment1 (in accordance with the California Health and Safety Code Section 78095), prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity. Pursuant to PRC Section 21080.66(c)(1)(C), if a release of a hazardous substance is found to exist on the site, the release shall be removed, or any effects of the release shall be mitigated to levels required by current federal and State statutory and regulatory standards before the local government issues a certificate of occupancy. Pursuant to PRC Section 21080.66(c)(1)(D), if a potential for exposure to significant hazards from surrounding properties or activities is found to exist, the effects of the potential exposure shall 1 Based on the California Health and Safety Code Section 78095, preliminary endangerment assessment includes the following activities: Sampling and analysis of a site; A preliminary determination of the type and extent of hazardous material contamination of a site; and A preliminary evaluation of the risks the hazardous materials contamination of a site may pose to public health or the environment. 1796
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20045 AND 20065 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 2)
CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
3. FINDINGS CONCERNING CEQA EXEMPTION
18 PlaceWorks
be mitigated to levels required by current federal and State statutory and regulatory standards before the local government issues a certificate of occupancy.
HAZARDOUS MATERIALS CONSISTENCY REQUIREMENTS
A Phase I ESA was prepared and third-party peer reviewed as part of the City’s requirements in Cupertino Municipal Code Chapter 17.04, Standard Environmental Protection Requirements, that identifies standard environmental protection requirements that all construction projects must meet. The results of the Phase I ESA did not find any RECs. Accordingly, the project is consistent with the PRC Section 21080.66(c)(1) criteria regarding hazardous materials.
PROXIMITY TO FREEWAYS
For projects within 500 feet of a freeway, PRC Section 21080.66(c)(2) requires:
The building shall have a centralized heating, ventilation, and air-conditioning (HVAC) system.
The outdoor air intakes for the HVAC system shall face away from the freeway. The building shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16.
The air filtration media shall be replaced at the manufacturer’s designated interval. The building shall not have any balconies facing the freeway.
Project Consistency. The project site is approximately 0.7 miles (3,700 feet) away from the freeway; therefore, the proposed project is not subject to PRC Section 21080.66(c)(2) criteria.
Other Requirements
LABOR CODE
PRC Section 21080.66(d) includes additional labor requirements for housing development projects, including:
The payment of at least the general prevailing rate of per-diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations, to construction workers employed in the execution of a 100 percent affordable housing development project.
Compliance with the labor standards outlined in Government Code Sections 65913.4(a)(8) for buildings over 85 feet in height above grade.
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20045 AND 20065 STEVENS CREEK BOULEVARD RESIDENTIAL PROJECT (PHASE 2 )
CEQA EXEMPTION MEMORANDUM
CITY OF CUPERTINO
3. FINDINGS CONCERNING CEQA EXEMPTION
DECEMBER 2025 19
Compliance with the labor standards of Government Code Sections 65912.130 for projects of 50 units or greater in the city and county of San Francisco, for any construction craft where at least 50 percent of the units in market-rate multifamily housing projects that received their certificate of occupancy between 2022 and 2024, inclusive, were built by workers that were paid not less than the general prevailing rate of per diem wages. Extension of Labor Code Section 218.8 to the project applicant in addition to the direct contractor or subcontractor
Allowance of a joint labor-management cooperation committee to undertake specific actions to court.
Project Consistency. The proposed project is not a 100 percent affordable housing development, over 85 feet in height above grade, or in the city or county of San Francisco. The proposed project would comply with the Labor Code and the Business and Professions Code as described.
ELIGIBILITY FOR MODIFICATIONS OF DEVELOPMENT STANDARDS
As stated in PRC Section 21080.66(e), this PRC section does not affect the eligibility of a housing development project for a density bonus, incentives or concessions, waivers or reductions of development standards, and reduced parking ratios pursuant to Government Code Section 65915. Therefore, the applicability of this statutory exemption does not prohibit the proposed project from requesting the waivers described in Section 2.3, Land Use and Zoning Designations.
3.3 CONCLUSION
As analyzed in Section 3.1, Public Resources Code Section 21080.66, the proposed project meets the criteria for statutory exemption. Accordingly, this document finds that a Notice of Exemption is appropriate for the proposed project pursuant to CEQA Guidelines Section 15062. 1798
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From: Whitney McNair
To: City of Cupertino Planning Commission; Santosh Rao; Tracy Kosolcharoen; David Fung; Seema Lindskog; Steven Scharf
Cc: Gian Martire; City of Cupertino Planning Dept.; City of Cupertino Planning Dept.; [email protected]; [email protected]
Subject: December 9, 2025, Planning Commission Hearing for 20045 & 20065 Stevens Creek Blvd.
Date: Wednesday, December 3, 2025 10:57:32 AM
Attachments: image.png
image.png
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Dear Chair Rao, Vice-Chair Kosolcharoen, and Commissioners Fung, Lindskog, and Scharf:
RE: Application #: DP-2025-002, ASA-2025-004, TM-2025-002, TR-2025-005, & U-2025-007 Location: 20045 & 20065 Stevens Creek Blvd. (APN: 316-23-095, -096) We are long-standing homeowners, having resided at 20074 Wheaton Drive for nearly 25 years. We are writing to urge you to consider changes to the proposed 32-unit project, which is located directly behind our home. Although this letter focuses on the 32-unit project, the comments can be applied to the project at 20085 & 20111 Stevens Creek Blvd.
The two projects directly abut my neighbors along Wheaton Drive, all of whom are longtime residents.
I have been a city planner for 30 years and have a long history of supporting context-based designed housing projects throughout Cupertino and the region. However, the proposed project does not take into consideration standard planning principles, and more specifically, the residential site planning considerations outlined in the Heart of the City Specific Plan, which aim to address the relationship between commercial properties and existing single-family homes. The changes we are requesting help ensure the project is sensitive to the existing residential uses, meets the intention of the Specific Plan, without impacting unit density or the developer's ability to develop the property.
The Heart of the City Specific Plan requires a use permit for housing projects that are not part of the City’s Housing Element. This site is not a Housing Element site and, therefore, is subject to a use permit and conditions of approval. That is to say, this is not a by-right development, and the City may impose conditions.
Heart of the City Specific
Plan
Proposed
Project
Requested Changes
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Building forms shall be
such that buildings
adjacent to residentially
developed parcels shall be
stepped back or terraced
or have adequate setback
so that privacy is
maintained. Buildings
requiring terracing shall
have a 1.5:1 setback-toheight ratio.
A vertical
43’, 3-story,
4-bedroom
unit plus a
roof deck,
13’ from the
property
line.
There is no
terracing,
sensitivity to
privacy, or
an adequate
setback-toheight ratio.
Require the units along the rear property line
(units 26 and 27) to be reduced to 2 stories,
providing the required terracing for privacy.
Additionally, prohibit a roof deck.
The minimum rear setback
shall be equal to one and
one-half (1.5) times the
height of the building with
a minimum setback of 20’.
Based on the design, the
project should be setback
approximately 60’.
The project
proposes a
rear setback
of only 13.4’
The proposed project utilizes a combination
of narrower units with a tandem two-car
garage (14’) and wider units with a standard
two-car garage (21’). We request that
buildings 4 & 5 be redesigned with the
narrower tandem garages, reducing the
building footprint by approximately 21’. This
would allow for a rear setback of
approximately 34’ (13’ + 21’).
Adjacent to developed
residential properties,
attractive screen fencing
or walls shall be provided
along the side or rear
property lines to screen
buildings; a minimum of 5’
planting area shall be
established within and
adjacent to the fence or
wall with evergreen trees
planted at a minimum
spacing of 25’ on center.
Only two 24”
box Laurus
Saratoga
(Saratoga
Laurel) will
be planted
to screen
building 4,
unit 26.
A double row of evergreen screen trees
should be planted across the entire rear
property line to provide maximum screening,
at a minimum spacing of 25’ on center, even
in the areas designated “private yard.” Trees
should be required to be maintained for the
life of the project, even if they are located in
a private yard. Only the homes on the end
facing the rear property line have private
yards. Consider making the landscape
setback at the rear of the site common
property to be maintained by the HOA.
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Where a commercial and
residential property share
a common property line,
the sound wall separating
the uses shall have a
minimum height of 8’. The
sound wall may be taller
than 8’.
The project
proposes to
keep the
existing 6’
soundwall
across the
rear property
line, but
build a new
8’ soundwall
on the
interior
property
line.
For
reference,
the mixeduse project
at the corner
of Blaney
and Stevens
Creek
installed an
8’ soundwall
along the
rear property
line as a
condition of
the project.
Build a new 8’ soundwall to match the
proposed soundwall along the interior
property line. Require the developer to
replace any landscaping damaged on the
adjacent properties as a result of the
construction.
Clear
windows
facing the
existing
single-family
homes
Require windows facing the rear property
line to be opaque.
Proposed Section
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The proposed section provides a sense of the project's scale in relation to the adjacent single-story, single-family homes. We’ve personally invested in solar panels on our southfacing roof that will be directly impacted by the proposed development should the proposed changes not be implemented. Impacts to our solar installation and the ability to generate solar power have a direct financial impact on us.
We request a solar analysis to show the impact of the proposed housing on our ability to generate solar energy.
We request that the Commission impose the requested changes as conditions of approval to the building design noted above.
It is worth noting that Dividend Homes has a similar development with similar site characteristics in Palo Alto, called Acacia:
https://www.dividendhomes.com/communities/acacia/. In this case, the developer chose to design a more context-sensitive project - something they chose not to do here. The project is located near El Camino Real with adjacent single-family homes along one property line. Here, Dividend Homes increased the setback and built two-story units along the property line shared with single-family homes (designated as units with a “2”). Below is a copy of the site plan for that project. We are requesting that they have the same respect for the adjacent homeowners here in Cupertino.
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Homes in the North Blaney neighborhood are designed with privacy in mind. The main living space, kitchen, living room, and primary bedroom all face the rear yard, minimizing the impact on adjacent neighbors. The proposed project - 43’ in height, 13’ from the rear property line with its primary living space on the second and third stories, with an added roof deck - will directly impact our primary living space.
It is vital to provide housing throughout the region to a wide range of prospective owners and renters. The residents will be part of an existing community, one that we’ve been proud to be part of for nearly 25 years. However, the project should be designed in a manner that is sensitive to all adjacent properties. Maximizing the financial benefit to the developer should not outweigh the concerns of longtime residents who have vested financial interests of their own. The project's design doesn’t take into account the sensitivities of the adjacent properties, nor does it comply with the site planning standards outlined in the existing Specific Plan.
The requested changes fall within the purview of the Planning Commission and should be requirements of the use permit.
We thank you for considering these modest changes to the proposed project, which aim to ensure that all Cupertino residents enjoy well-intentioned and thoughtfully designed housing.
Whitney & Todd McNair
20074 Wheaton Drive
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From: Jennifer Griffin
To: City of Cupertino Planning Commission
Cc: [email protected]
Subject: SB 330 Projects on Stevens Creek Blvd. (Agenda Items 2 & 3) Planning Commission Meeting on Dec. 9, 2025 Date: Friday, December 5, 2025 1:51:49 AM
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Dear Planning Commission:
There are two SB 330 projects on Stevens Creek Blvd. being considered for the Planning Commission meeting on December 9, 2025. These are Agenda Item # 2 (10085 Stevens Creek Blvd. https://linkprotect.cudasvc.com/url?
a=https%3a%2f%2fet.al&c=E,1,MtrnVTKbPXWwB66AgdY8GrcMbwzhbKyQUgR_Nh4q8Yl1p0jDuleY7A94AaitTzd9vL0mZ_qS5_gbm2Y0g5hyP6Lm5j9nwa13rEu2n_6GQy94qbBCLcsCZj6n&typo=1) and Agenda Item # 3 (10045 Stevens Creek Blvd. https://linkprotect.cudasvc.com/url?a=https%3a%2f%2fet.al&c=E,1,- F7aAZ_Ni_EU9BLBEKE4pY3K60mOcVpyFJZ5CLPbS7hzgLkAN06kM7tBKCHfayfn5ddTEjNhSbw-PHhi9ZgaKAspBr2BfSK95GG5ElcFUSs,&typo=1 ).
I have some questions about these two projects. Both of these projects are in the Heart of the City area.
1. How many street trees are being considered for removal from these two projects? The Heart of the City stipulates a 35 foot setback from Stevens Creek Blvd. with street trees. Is this being honored?
2. Is the building massing consistent with the Heart of the City concept idea of stepping the Second and third storeys back to have a pleasant, unimposing presence in the tree-lined Avenue effect of Heart of the City?
3. Are the projects providing enough setbacks from adjacent neighbors that the buildings Will not intrude on the neighbors? There have been problems in previous SB 330 projects where the back of the proposed projects were mere feet from surrounding neighbors, causing Privacy and noise issues for neighbors. This has precipitated the potential need to close adjacent Streets due to privacy concerns.
4. Will there be disruption to traffic on Stevens Creek Blvd. by the projects being planned on These sites? How is the traffic flow from these two sites being handled as it exits and enters From Stevens Creek Blvd? If bike barriers are installed along Stevens Creek Blvd. in front of These two projects, will this affect the traffic flow exiting these complexes onto Stevens Creek Blvd. and traffic entering the complexes from Stevens Creek Blvd.? There has been significant Traffic issues at the Shane Company store across Stevens Creek Blvd. from these two projects.
5. How many students will be generated by these two projects and what schools will they attend?
6. How many active retail businesses will be impacted by these projects and can these businesses be relocated in Cupertino?
7. Can the retail stay on-site at the projects until the projects are built? This will help the retailers To remain longer and it can help the city keep its businesses taxes. The retailers will have time to look for new retail sites in Cupertino. The city should require the businesses to not be evicted until The projects are ready to be built. This way the retail stays at the location, even if the projects are never built.
Thank you.
Best regards,
Jennifer Griffin
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Dear City Planner
I am a residence on Wheaton Dr. and got the said project design plan from the developer and have concerns about it because it would affect our life quality seriously. My main concerns are:
1. Privacy: the buildings look too tall, 40+ feet, and too close to our backyard fence, (by the plan picture, it looks like barely about 1/3 of the distance of my house to the fence). The tenants from the higher units would be easily looking through our house window.
2. Life quality: It would block sunshine, especially in winter, and the wind flow, especially in summer. And we just signed a contract with Tesla to install solar panel on our roof and worried that it may be affected.
3. Security: not like backyard fence shared with a single house or a business, this project would have so many units and tenants. And our fence is kind of low; one could easily get over it even without a ladder. Depends on the tenant’s quality it could be a security concern.
I have heard from my neighbors who all have all the same concerns, and some have more. I don't know how much our opinion could do. But for your consideration, below are my thoughts that may be help in solving the problem.
1. Instead to make all building the same height make the buildings that face Stevens Creek Blvd taller, and the buildings next to our backyard lower. I noticed there is a newly developed residential community on Stevens Creek close to freeway 85 where there is a Five story building face Stevens Creek and all the other behind only Three stories. I think the same idea could be used in this project as well, for example, to build Four or more story buildings in front and Two stories behind.
2. By the current plan the most north buildings are too close to the fence, it should require a much bigger setback distance between the building and our backyard fence.
3. All the windows, if any, facing our backyard should be designed taller enough so that the tenant would not be able to look down and view easily inside of our house. The best would be no window at all on the higher floors like my current neighbor's 2 story house where no windows on the side facing our house.
Thank you very much in advance if you could take our concerns into your kind consideration and help keeping our normal life would not be affected too much and so badly.
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From: J. Su <[email protected]>
Sent: Monday, December 8, 2025 1:42 AM
To: City of Cupertino Planning Dept. <[email protected]> Subject: comments on project of 20085 project
Jerry Su
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From: Jennifer Griffin
To: City of Cupertino Planning Commission
Cc: [email protected]; City Council
Subject: Cumulative Impacts of Successive SB 330 Projects on Stevens Creek Blvd.
Date: Tuesday, December 9, 2025 10:37:47 AM
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Dear Planning Commission:
(Please consider the following input as public input for Agenda Item Number 2 (10085 Stevens Creek Blvd.
Et al.) and Agenda Item Number 3 (10045 Stevens Creek Blvd. Et al.) on the Planning Commission Agenda for the 12/9/25 Planning Commission meeting).
There are already two SB 330 projects in progress for Stevens Creek Blvd, the Staples SB 330 Project and the United Furniture SB 330 Project. Now we have two more SB 330 Housing Projects being proposed, 10085 Plus Stevens Creek Blvd. and 10045 Plus Stevens Creek Blvd. All of these housing projects are being proposed In a fairly short sequence of distance on Stevens Creek Blvd.
There is a concept called Cumulative Impact which can be a very serious consequence of this many projects Being proposed for such a short distance of roadway. One project (Staples) might disrupt local traffic patterns etc. This could be mitigated by studying adjacent traffic patterns and taking appropriate action By adding traffic signals or adding crosswalks etc. to help reduce the impacts on adjacent roadways or intersections.
This type of mitigation gets more complicated when you have another project introduced (United Furniture) That can potentially not only affect its local traffic patterns, but also the traffic patterns of the first project (Staples). The impact to traffic grows cumulatively. Then you add a third project (10085 Plus) and a fourth Project (10045 Plus) and now you have many levels of cumulative impact. The ability to mitigate the Effects of these projects on traffic become more and more difficult.
It is of utmost importance that adequate traffic studies on Stevens Creek Blvd. be calculated and analyzed before any more SB 330 projects are built along Stevens Creek Blvd. There is another proposed SB 330 Project for Stevens Creek Blvd. which would be a fifth large housing project proposed on less than a mile Of Stevens Creek Blvd. frontage in the busy Historic Cupertino Downtown Shopping Corridor. This Corridor is heavily used by much of the population of Cupertino and other cities. It has been called The Cross Roads for over one hundred years. There are many streets that cross Stevens Creek Blvd. and their traffic loads could be affected by too much cumulative impacts of too many SB 330 Housing Projects on Stevens Creek Blvd. in just one mile.
The SB 330 bill says housing projects are subject to CEQA review and CEQA review involves traffic impacts.
This type of potential cumulative impact from so many SB 330 housing projects does not lend itself To ministerial review of these projects from CEQA.
Thank you.
Best regards,
Jennifer Griffin
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From: ED HSIAO
To: City of Cupertino Planning Commission
Subject: Concerns Regarding 20045 & 20065 Stevens Creek Blvd Proposal Date: Tuesday, December 9, 2025 10:41:03 AM
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Dear Planning Commission,
My name is Ed Hsiao, and I am a homeowner at 20054 Wheaton Drive, where my family and I have lived for 35 years. Our home sits directly behind the proposed Dividend Homes development on Stevens Creek Boulevard, and I am writing to share concerns about the current site plan—particularly the height of Buildings 4 and 5 at 20045 & 20065 Steven Creek Blvd., and the limited setback distance between these buildings and the Wheaton Drive property line.
After reviewing the project documents, I am concerned that these two buildings are positioned far too close to the backyards of the existing homes on Wheaton Drive. As currently designed, they would stand approximately 43 feet tall and three stories high, which would significantly impact the privacy and daily living environment of residents whose yards would be directly overlooked.
I respectfully request that the Planning Commission consider requiring a greater setback from the Wheaton Drive properties—ideally a minimum of 40 feet, which is approximately where the existing building on the site is currently situated, and a reduction in height to two stories, consistent with the height of the existing buildings.
These adjustments would help the project better integrate with the established neighborhood and preserve the privacy that current homeowners have relied on for decades.
Thank you for your time and consideration.
Sincerely,
Ed Hsiao
Homeowner, 20054 Wheaton Drive
Cupertino, CA
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Dec 9, 2025
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Re: Proposed Housing Development at 20045-20065 Stevens Creek Blvd.
By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected];
CC: [email protected]; [email protected]; [email protected]; [email protected]; [email protected];
Dear Cupertino Planning Commission,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 32-unit housing development project at 20045-20065 Stevens Creek Blvd, which includes three median-income units and three moderate-income units. These laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), Housing Element Law, AB 130, and California Environmental Quality Act (“CEQA”) guidelines.
The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.
Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov.
Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a thorough analysis of the economic, social, and environmental effects of the action.” (Id. at subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
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CalHDF also writes to emphasize that the DBL offers the proposed development certain protections. The City must respect these protections. In addition to granting the increase in residential units allowed by the DBL, the City must not deny the project the proposed waivers and concessions with respect to building bulk; front, side, and rear setbacks; building forms; lot coverage; parking requirements; mixed-use retail requirements; and common open space requirements. If the City wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1) requires findings that the waivers would have a specific, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. If the City wishes to deny requested concessions, Government Code section 65915, subdivision (d)(1) requires findings that the concessions would not result in identifiable and actual cost reductions, that the concessions would have a specific, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. The City, if it makes any such findings, bears the burden of proof. (Gov. Code, § 65915, subd. (d)(4).) Of note, the DBL specifically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.) Finally, the project is exempt from state environmental review pursuant to AB 130 (Pub. Res.
Code, § 21080.66), which was signed into law on June 30, 2025 and effective immediately (Assembly Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.) As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: by providing affordable housing, it will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring new customers to local businesses; and it will reduce displacement of existing residents by reducing competition for existing housing. It will also help cut down on transportation-related greenhouse gas emissions by providing housing in denser, more urban areas, as opposed to farther-flung regions in the state (and out of state). While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. 2 of 3
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Dec 9, 2025
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Re: Proposed Housing Development at 20085-20111 Stevens Creek Blvd.
By email: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected];
CC: [email protected]; [email protected]; [email protected]; [email protected]; [email protected];
Dear Cupertino Planning Commission,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its obligation to abide by all relevant state laws when evaluating the proposed 57-unit housing development project at 20085-20111 Stevens Creek Blvd, which includes six median- and five moderate-income units. These laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), Housing Element Law, AB 130, and California Environmental Quality Act (“CEQA”) guidelines.
The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density unless, again, such written findings are made. (Ibid.) As a development with at least two-thirds of its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.
Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov.
Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not reject the project except based on health and safety standards, as outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a thorough analysis of the economic, social, and environmental effects of the action.” (Id. at subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
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CalHDF also writes to emphasize that the DBL offers the proposed development certain protections. The City must respect these protections. In addition to granting the increase in residential units allowed by the DBL, the City must not deny the project the proposed waivers and concessions with respect to height limits, front, side, and rear setbacks, building form, building bulk, lot coverage, parking requirements, mixed-use retail requirements, and common open space requirements. If the City wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1) requires findings that the waivers would have a specific, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. If the City wishes to deny requested concessions, Government Code section 65915, subdivision (d)(1) requires findings that the concessions would not result in identifiable and actual cost reductions, that the concessions would have a specific, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. The City, if it makes any such findings, bears the burden of proof. (Gov. Code, § 65915, subd. (d)(4).) Of note, the DBL specifically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the City “may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Finally, the project is eligible for a statutory exemption from CEQA pursuant to AB 130 (Pub.
Res. Code, § 21080.66), which was signed into law on June 30, 2025 and effective immediately (Assembly Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.) As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: by providing affordable housing, it will mitigate the state’s homelessness crisis; it will increase the city’s tax base; it will bring new customers to local businesses; and it will reduce displacement of existing residents by reducing competition for existing housing. It will also help cut down on transportation-related greenhouse gas emissions by providing housing in denser, more urban areas, as opposed to farther-flung regions in the state (and out of state). While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the City to approve it, consistent with its obligations under state law.
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CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org.
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
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Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
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From: Jennifer Griffin
To: City of Cupertino Planning Commission
Cc: [email protected]
Subject: Fwd: SB 330 Moratorium because of Traffic Load Problems on Stevens Creek Blvd.
Date: Tuesday, December 9, 2025 11:53:04 AM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
FYI.
-------- Original Message --------
Subject: SB 330 Moratorium because of Traffic Load Problems on Stevens Creek Blvd.
From: Jennifer Griffin <[email protected]>
Sent: Tuesday, December 9, 2025, 11:46 AM
To: [email protected]
CC: [email protected],[email protected]
Dear City Council:
(Please include the following as public input for the Cupertino City Council meeting on Dec. 16,
2025.)
There are an every expanding proliferation of SB 330 Housing Projects on a one mile section of Stevens Creek Blvd. in the Historic Cross Roads Shopping Area of Stevens Creek Blvd.
It has escalated to five large housing projects. SB 330 does not take into account the implications
Of large amounts of its successive projects, especially in one area.
This type of future disaster is teetering on the brink in Cupertino in this one busy section Of Stevens Creek Blvd. There are so many housing projects planned along this corridor that the
City must think very carefully about the implications to traffic movement on Stevens Creek Blvd.
as a whole. We could potentially be shutting down all movement on this section of roadway.
It is becoming apparent that there needs to be some sort of moratorium on any more SB 330 Projects on Stevens Creek Blvd. in Cupertino until adequate traffic studies can be performed to
Study this situation. The city cannot afford to adversely affect traffic flow on Stevens Creek Blvd
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Any more than it already is.
SB 330 is a bill that tries to expedite housing construction, but it has potentially been causing a disaster when it allows too many housing projects to be streamlined in one area.
The city needs to be able to adequately study the ramifications of so many housing projects at one
time on one heavily utilized section of roadway in the city.
A moratorium on SB 330 projects should be called until the Stevens Creek Blvd. roadway impacts
from these SB 330 projects can be studied and the city can decide the best course of action for everyone
Involved.
The city should have town halls and study sessions on the traffic impacts from so many SB 330 projects
On Stevens Creek Blvd. in the near future to help mitigate and analyze and remedy the everexpanding situation.
Thank you for your attention to this matter.
Best regards,
Jennifer Griffin
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From: Pam Hershey
To: City of Cupertino Planning Commission
Subject: Agenda 2 and 3
Date: Tuesday, December 9, 2025 4:01:41 PM
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.
Dear Planning Commission Chair and Commissioners,
A moratorium on SB 330 projects should be called on Stevens Creek Blvd. because the impacts all the projects will have on main road Stevens Creek Blvd at the same time.
Was there a traffic or school studies done on the Town House Projects on Agenda Item #2 and #3?
10045 Stevens Creek and 10085 Stevens Creek
How many students will be attending the already impacted schools near these two projects? My neighbor has to drive their daughter to Eaton School as Collins does not have any room for her. This will cause more traffic along SCB as the parents will be driving their children to a school that can accommodate them.
Please consider the consequences of the two proposed projects With he impact of the neighbors that live within half of a mile from many building projects at this time.
Regards,
Pamela Hershey
Wheaton Dr.
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5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
297.095
02-14-2025
JOB NO.
DATE
A.26
DAHLIN GROUP ARCHITECTURE | PLANNING | INTERIORS
20045 & 20065 STEVENS CREEK BLVD
CUPERTINO, CA I DIVIDEND HOMES
WWW.DAHLINGROUP.COM
STEVENS CREEK BOULEVARD
NOTE: LANDSCAPE SHOWN FOR GRAPHICAL REPRESENTATION ONLY. SEE LANDSCAPE DRAWINGS FOR MORE INFO.
STREET PERSPECTIVE 1
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5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
297.095
02-14-2025
JOB NO.
DATE
A.27
DAHLIN GROUP ARCHITECTURE | PLANNING | INTERIORS
20045 & 20065 STEVENS CREEK BLVD
CUPERTINO, CA I DIVIDEND HOMES
WWW.DAHLINGROUP.COM
STEVENS CREEK BOULEVARD
NOTE: LANDSCAPE SHOWN FOR GRAPHICAL REPRESENTATION ONLY. SEE LANDSCAPE DRAWINGS FOR MORE INFO.
STREET PERSPECTIVE 2
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PRELIMINARY SITE PLAN
C3.0
MATCH LINE, SEE ABOVE
MATCH LINE, SEE BELOW
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Memorandum
To: Gian Martire, Senior Planner
From: Economic & Planning Systems, Inc. (EPS)
Subject: Fiscal Impact Peer Review for Cupertino Dividend Homes EPS #251059
Date: December 17, 2025
This memorandum provides a third-party peer review of a fiscal impact analysis concerning the proposed residential projects on two adjacent sites at 20045 & 20065 and 20085 & 20111 Stevens Creek Boulevard (“Project”) from Dividend Homes (“Developer” or “Applicant”). The goal of the review is to evaluate the assumptions, findings, and methodology of a report (“Report”) prepared by Keyser Marston Associates (“KMA”) for the Applicant.1 The City of Cupertino (City) engaged Economic & Planning Systems, Inc. (EPS) to conduct this peer review.
The KMA fiscal impact analysis estimates the effect of a proposed residential development on the City of Cupertino’s General Fund budget, accounting for both new tax revenues and incremental public service costs. The analysis provides an estimate of ongoing net fiscal impact at project stabilization, once the project is fully built and occupied. All fiscal impact estimates cited are in constant dollars.
For this peer review, EPS prepared an independent fiscal impact analysis to evaluate KMA’s results, and to test assumptions related to the Project and analytical baseline (i.e., existing office uses). EPS compares its analysis results to KMA’s reported results. This memorandum describes key affirmations or differences in assumptions, methodology, and findings. The Appendix to this memorandum contains a table set that details the EPS fiscal analysis. 1 The original report is titled “Fiscal Impacts of the Proposed Dividend Homes Redevelopment Project to the City of Cupertino” (“Report”), dated December 12, 2024.
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Fiscal Impact Peer Review for Cupertino Dividend Homes