PD - 2004MEMORANDUM
To: Melinda Denis,
P anner I, Comm. Development Dept.
From: emsley
De uty City Clerk
Date: January 6, 2005
Subject: Public Hearing to consider PD Permit (PLN 2004-45); Tentative
Subdivision Map (PLN 2004-46) and Tree Removal Permit (PLN 2004-
47) - 121-133 Kennedy Avenue -Bruno Marcelic on behalf of Cullen
DeMattei Development Inc.
At the regular meeting of January 4, 2005, the City Council held a public hearing to
consider the application of Mr. Bruno Marcelic, on behalf of Cullen DeMattei
Development Inc., for a Planned Development Permit (PLN 2004-45) to allow the
construction of eight small lot single-family homes, a Tentative Subdivision Map (PLN
2004-46) to subdivide the property, and a Tree Removal Permit (PLN 2004-47) to
allow the removal of seven protected trees on property owned by Cullen DeMattei
Development Inc. located at 121-133 Kennedy Avenue.
After discussion and deliberation, the City Council took the following action:
1. Adopted Resolution No. 10435 approving a Mitigated Negative Declaration for the
project located at 121-133 Kennedy Avenue, incorporating findings;
2. Adopted Resolution No. 10436 approving a Planned Development Permit (PLN
2004-45) to allow the construction of eight small lot single-family homes, incorporating
findings and subject to the Conditions of Approval;
3. Adopted Resolution No. 10437 approving a Tentative Subdivision Map (PLN 2004-
46) to allow the creation of eight lots and one common lot, incorporating findings and
subject to the Conditions of Approval; and
Continued
Page 2 - 121-133 Kennedy Avenue/Cullen DeMattei Development Inc.
4. Adopted Resolution No. 10438 approving a Tree Removal Permit (PLN 2004-47) to
allow the removal of seven protected trees, incorporating findings and subject to the
Conditions of Approval.
A certified copy of this Resolution, together with a copy of the follow-up notification to
Mr. Marcelic is attached for your records.
Attachment:
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ARCH Aµ0
CITY of CAMPBELL
City Clerk's OfFice
January 6, 2005
Mr. Bruno Marcelic
365 E. Campbell Avenue
Campbell, CA 95008
Dear Mr. Marcelic:
At the regular meeting of January 4, 2005, the City Council held a public hearing to
consider your application, on behalf of Cullen DeMattei Development Inc., for a Planned
Development Permit (PLN 2004-45) to allow the construction of eight small-lot single-
family homes; a Tentative Subdivision Map (PLN 2004-46) to subdivide the property; and
a Tree Removal Permit (PLN 2004-47) to allow the removal of seven protected trees on
property owned by Cullen DeMattei Development Inc., located at 121-133 Kennedy
Avenue in a P-D (Planned Development) Zoning District.
After discussion and deliberation, the City Council took the following action:
Adopted Resolution No. 10435 approving a Mitigated Negative Declaration for the
project located at 121-133 Kennedy Avenue; incorporating findings;
2. Adopted Resolution No. 10436 approving a Planned Development Permit (PLN 2004-
45) to allow the construction of eight small lot single-family homes on property owned
by Cullen DeMattei Development Inc., located at 121-133 Kennedy Avenue in a PD
(Planned Development) Zoning District; incorporating findings and subject to the
Conditions of Approval;
3. Adopted Resolution No. 10437 approving a Tentative Subdivision Map (PLN 2004-46)
to subdivide a parcel into eight residential lots with one common lot on property owned
by Cullen DeMattei Development Inc., located at 121-133 Kennedy Avenue in a PD
(Planned Development) Zoning District; incorporating findings and subject to the
Conditions of Approval; and
Continued
7o North First Street Campbell, California 95008.1423 TEL 408.866.2117 Fnx 408.374.6889 T~~ 408.866.2790
--R
Page 2 - Mr. Marcelic
4. Adopted Resolution No. 10438 approving a Tree Removal Permit (PLN 2004-47) to
allow the removal of seven protected trees on property owned by Cullen DeMattei
Development Inc., located at 121-133 Kennedy Avenue in a PD (Planned
Development) Zoning District; incorporating fmds and subject to the Conditions of
Approval.
A certified copy of the previously mentioned Resolutions is enclosed for. your records.
Please do not hesitate to contact this office (866-2117) or Melinda Denis, Planner 1,
Community Development Department, should you have any questions in regard to the City
Council's action.
Sincerely,
J
~~
e Bybee
City Clerk
Attachment
bb. Cullen DeMattei Development Inc., 1794 The Alameda, San Jose, CA 95126
Melinda Denis, Planner I
RESOLUTION NO. 10435
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL ADOPTING A MITIGATED NEGATIVE DECLARATION
FOR THE PROJECT LOCATED AT 121-133 KENNEDY AVENUE.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the City Council did determine
that the adoption of a Mitigated Negative Declaration is warranted based upon the following
findings:
1. An Initial Study has been prepared for the Kennedy Manor project located at 121-133
Kennedy Avenue, which provides documentation for the factual basis for concluding that a
Mitigated Negative Declaration may be adopted since no substantial evidence exists, in light
of the whole record, that the project may have a significant effect on the environment. The
project consists of the construction of eight small-lot single-family homes and the removal of
seven protected trees.
2. The Mitigated Negative Declaration describes the reasons that the Kennedy Manor Project
will not have a significant effect on the environment and therefore does not require the
preparation of an Environmental Impact Report, pursuant to the California Environmental
Quality Act Guidelines.
3. There are no responsible agencies or trustee agencies responsible for resources affected by
the Kennedy Manor Project.
4. The City of Campbell provided a Notice of Intent to adopt a Mitigated Negative Declaration
to the public via the Campbell Express and the County Clerk.
5. The City of Campbell provided a 20-day public review period of the draft Mitigated Negative
Declaration pursuant to the California Environmental Quality Act Guidelines. The 20-day
public review period was between October 20, 2004 and November 8, 2004.
6. The mitigation measures identified in the Mitigated Negative Declaration are included as
conditions of approval of the Planned Development Permit.
7. The Mitigated Negative Declaration reflects the independent judgment and analysis of the
City Council.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
No substantial evidence has been presented from which a reasonable argument could be
made that shows that the proj ect, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
City Council Resolution '
Adoption of a Mitigated Negative Declaration -121-133 Kennedy Avenue
Page 2
2. The Custodian of the Record for the Mitigated Negative Declaration and Initial Study is the
City Clerk of the City of Campbell, located at 70 North First Street, Campbell, California.
PASSED AND ADOPTED this 4thday of January , 2005, by the following roll call vote:
AYES: COUNCILMEMBERS: Burr, Furtado, Watson, Kennedy
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: xern ez
APPRO
e P. Kennedy, Mayor
ATTEST:
Anne Bybee, City Clerk
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MID CORREOT Cpl o~ S~iB pR{~
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: MIN! BYBEE, CITr CLERK. CF7Y
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RESOLUTION NO. ] 0436
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2004-45) TO ALLOW THE CONSTRUCTION OF EIGHT SMALL LOT
SINGLE-FAMILY HOMES ON PROPERTY OWNED BY CULLEN
DEMATTEI DEVELOPMENT, INC. LOCATED AT 121-133 KENNEDY
AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. BRUNO MARCELIC, ON BEHALF OF CULLEN
DEMATTEI DEVELOPMENT, INC. FILE NO.: PLN2004-45.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2004-45:
The density of the proposed project site is 10.95 units per gross acre, which is consistent with
the General Plan land use designation of Medium Density Residential (14-20 units per gross
acre).
2. The proposed project is consistent with the Planned Development Zoning Ordinance.
3. The site plan proposes the construction of eight small-lot single-family homes. Units 1, 2, 5,
and 6 take vehiculaz access from Industrial Way via a 20'-0" wide common driveway
running eastlwest. Units 3, 4, 7, and 8 take vehicular access from Kennedy Avenue via a
20'-0" wide common driveway running north/south.
4. Private open space is provided for each unit by a private reaz yazd or side yard area. Units 1-
4 have private yazds located on the side of each unit with a minimum width of 12'-0". Units
5-8 have private yazds located at the reaz of each unit with a minimum depth of 10'-0". The
private yards have an average area of 396 squaze feet with a range of 300 to 570 square feet.
5. The project provides 24 off-street parking spaces, or 3 parking spaces per unit.
6. The completed project would consist of eight small-lot single-family homes with a building
coverage of 39%, landscaping coverage of 28% and paving coverage of 32%.
7. The proposed project will have a floor area ratio of 0.73..
8. The subject property is surrounded by single-family residences to the north and west, a
private school and mixed commercial to the south, and light industrial to the east.
9. The proposed massing and design of the buildings aze consistent with other developments in
the surrounding area and recent small-lot single-family developments.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 2
10. The project is located within'/a mile of the Vasona Light Rail Downtown Station and Vasona
Light Rail Winchester Station.
11. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The development will be compatible with the Zoning Code of the City.
4. The development will not result in allowing more residential units than would be allowed by
other residential zoning districts, which aze consistent with the General Plan designation of
the property.
5. The proposed development will not be detrimental to the health, safety or welfaze of the
neighborhood or the City as a whole.
6. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2004-45) to allow the construction of eight small-lot single-family
homes on property owned by Cullen DeMattei Development, Inc., located at 121-133 Kennedy
Avenue in a PD (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Approved Project: Approval is granted for a Planned Development Permit to allow the
construction of eight small-lot single-family homes located at 121-133 Kennedy Avenue.
The building design and site design shall substantially conform to the project exhibits listed
below, except as may be modified by the conditions of approval herein:
a. Project plans prepared by Bruno Marcelic Architect, AIA and stamped as received by the
Planning Division on November 4, 2004, including a site plan, floor plans, elevations,
and conceptual planting plan.
b. Color and material board submitted by Bruno Marcelic Architect, AIA and stamped as
received by the Planning Division on November 4, 2004.
c. Tentative Parcel Map and conceptual Grading and Drainage Plan prepared by, Giulani &
Kull Inc., stamped and received by the Planning Division on November 4, 2004.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years from
the date of final City Council approval. A building permit must be obtained within this two-
yearperiod or the Planned Development Permit shall be void.
3. Parcel Man: The Planned Development Permit approval is contingent upon recordation of
the Final Map to divide the subject property. The Final Map shall be recorded prior to the
issuance of building permits.
4. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site.
Credit in the amount of $10,990 will be given for the existing single-family residence. Prior
to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to
issuance of a certificate of building occupancy.
5. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation plan to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. The landscape and irrigation plan shall substantially
conform with the approved conceptual landscape plan and the City's Water Efficient
Landscaping Standards (WELS) and shall include the following:
a. All shrubs shall be a minimum five gallon size plant material and all trees shall be a
minimum 24 inch boxed container, except for the trees along the northern property line
shall be a minimum of 36-inch boxed container.
b. The four Camphor trees along the southern property line shall be retained and protected.
c. Landscape plan shall include fencing details including type, material, height, and
location.
d. Landscape plan shall illustrate appropriate quantities and sizes of plant materials.
e. All landscape areas shall be protected by 6-inch high poured in place concrete curb.
f. All landscaping shall be installed prior to building occupancy.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 4
g. The proposed street tree near Unit 1 shall be relocated to the satisfaction of the
Community Development Director.
6. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance for the required landscaping for the project.
7. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the drip line of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits.
8. Fences: Any new or existing fencing shall comply with Section 21.18.060 of the Campbell
Municipal Code and shall be reviewed and approved by the Community Development
Director prior to issuance of any building permits for the project.
a. The six-foot high fencing around Unit 1's private yard shall be located a minimum of one
foot, six inches behind the western property line.
9. Parking and Driveway: All parking and driveway areas shall be developed in compliance
with Chapter 21.28 of the Campbell Municipal Code and the approved project plans. The
applicant shall provide a decorative pavement material within the common access driveway,
uncovered parking spaces and walkways. The design and material to be used for the
decorative pavement shall be reviewed and approved by the Community Development
Director prior to issuance of building permits for the project.
10. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E transformers and San Jose Water Company back-flow preventers,
indicating the location of the facilities and screening (if the facilities are above ground) for
approval by the Community Development Director.
11. Existin¢ Utility Facilities: All existing off-site utility facilities that directly serve the project
site may remain overhead. No new poles or overhead lines shall be allowed.
12. On-Site Lighhtin~ On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 5
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
13. Architectural Details: Prior to issuance of building permits, the applicant shall provide
details of the building materials including garage doors, window trim, exterior door
schedules, and color schemes to the Community Development Director for review and
approval.
a. The project building plans shall incorporate construction grade dual pane thermal
windows along the eastern building wall of and for Units 4 and 8. The applicant shall
utilize full window (glass and frame) assemblies that have been tested for sound ratings
to the satisfaction of the Building Official.
14. Paint Colors: Final color approval shall be subject to field review and approval by the
Community Development Director.
15. Covenants, Codes and Restrictions (CC&Rsl: Prior to recordation of the Pazcel Map and
CC&R's, the applicant shall submit for review and approval by the City Attorney and
Community Development Director a copy of the draft CC&Rs which shall include the
following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the azchitectural integrity of the project;
c. Definition of common azeas to be maintained and provision of maintenance for these
azeas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas
and shared building walls and roofs to be repaired, repainted, and/or replaced as
necessary;
e. Provision to provide on-going maintenance of the required landscaping for the project;
f. Provision for the availability of two interior gazage spaces for each unit for the pazking of
vehicles at all times; and
g. Provision to prohibit the use of pazking spaces for storage purposes, including boats,
trailers and recreational vehicles.
16. Contractor Contact Information Postins: The project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street prior to the
issuance of building permits.
17. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 6
c. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
e. All active construction azeas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
azeas at the construction site.
18. Outdoor Storaee: No outdoor storage is permitted on the property. No construction
equipment, construction vehicles, and/or construction debris shall be pazked and/or stored on
the property.
19. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
Building Division
20. Permits Required: A building permit application shall be required for each proposed new
dwelling. The building permit shall include ElectricaVPlumbing/Mechanical fees when such
work is part of the permit.
21. Plan Prepazation: This project requires plans prepazed under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
22. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
23. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
24. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations shall be
submitted with the building permit application. This report shall be prepazed by a licensed
engineer specializing in soils mechanics.
25. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 7
26. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recommendations asspecified in the soils
report and the building pad elevation and on-site retaining wall locations and elevations are
prepared according to approved plans. Horizontal and vertical controls shall be set and
certified by a licensed surveyor or registered civil engineer for the following items:
a. pad elevation
b. finish floor elevation (first floor)
c. foundation corner locations
27. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as
well.
28. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
azchitect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
29. Non-Point Source Pollution Control: The City of Campbell standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
30. P.G.&E.: The applicant is advised to contact P.G.&E. as early as possible in the approval
process. Service installations, changes and/or relocations may require substantial scheduling
time and can cause significant delays in the approval process. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor cleazances.
31. Demolition of Structures: All demolitions of existing structures require approval of a
building permit by the City of Campbell Building Inspection Division. Contact the Division
concerning requirements for demolitions prior to attempting to demolish any structures.
32. Construction Fencing?: This project shall be properly enclosed with construction fencing to
prevent unauthorized access to the site during construction. The construction site shall be
secured to prevent vandalism and/or theft during hours when no work is being done. All
protected trees shall be fenced to prevent damage to root systems.
33. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Claza County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 8
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (379-1370)
iv. Cambrian School District (377-2103)
Note: To determine your district, contact the offices identified above. Obtain the
School District payment form from the City Building Division, after the Division
has approved the building permit application.
34. Archaeological & Paleontological Resources: If azchaeological or paleontological resources
are encountered during excavation or construction, construction personnel shall be instructed
to immediately suspend all activity in the immediate vicinity of the suspected resources and
the City and a licensed azcheologist or paleontologist shall be contacted to evaluate the
situation. A licensed azcheologist or paleontologist shall be retained to inspect the discovery
and make any necessary recommendations to evaluate the find under current CEQA
guidelines prior to the submittal of a resource mitigation plan and monitoring program to the
City for review and approval prior to the continuation of any on-site construction activity.
35. Human Burial or Skeletal Element Discovery: In the event a human burial or skeletal
element is identified during excavation or construction, work in that location shall stop
immediately until the find can be properly treated. The City and the Santa Claza County
Coroner's office shall be notified. If deemed prehistoric, the Coroner's office would notify
the Native American Heritage Commission who would identify a "Most Likely Descendant
(MLD)." The archeological consultant and MLD, in conjunction with the project sponsor,
shall formulate an appropriate treatment plan for the find, which might include, but not be
limited to, respectful scientific recording and removal, being left in place, removal and
reburial on site, or elsewhere. Associated grave goods are to be treated in the same manner.
36. Design=Specific Geotechnical Anal,: Prior to issuance of building permits for the project,
a registered geotechnical engineer shall prepaze adesign-specific geotechnical analysis, and
all recommendations of the analysis shall be incorporated into the project's final engineering
design to minimize the damage from seismic shaking. The project sponsor shall use standard
engineering techniques and conform to the requirements of the Uniform Building Code to
reduce the potential for seismic damage and risk to future occupants.
37. Short-term Air Ouali Mitigation Measures: The following practices should be followed
during all phases of site prepazation and construction activities:
a. Use dust-proof chutes for loading construction debris onto trucks.
b. Water or cover stockpiles of debris, soil, and other materials that can be blown by the
wind.
c. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboazd.
d. Sweep daily (with water sweepers) all paved access roads, parking azeas, and staging
azeas at the construction site.
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 9
e. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets, as directed by the City Engineer.
f. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
g. Install erosion control measures to prevent runoff from the project site.
COUNTY FIRE DEPARTMENT
38. Formal Plan Review: Review of this development proposal is limited to accessibility of site
access and water supply as they pertain to fire department operations, and shall mot be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall make application to, and receive
from, the Building Division all applicable construction permits.
39. Required Fire Flow: The fire flow for this project is 1,000 gpm at 20 psi residual pressure.
The required fire flow is available from azea water mains and fire hydrant(s) which aze
spaced at the required spacing.
40. Fire Apparatus ngine) Access Roads Required: Provide on-site access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical cleazance of 13
feet, 6 inches. Installations shall conform with Fire Department Standard details and
Specifications sheet A-1. Note specifically, the East access road restriction to 16'.
41. Fire Lane Mazking Required: Roadways deemed necessary to facilitate emergency vehicle
access, shall be identified in accordance with Fire Department Standazd Details and
Specifications A-6 and Local Government Standazds.
42. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
43. As the improved roadway width on Industrial Avenue appeazs to become 28', there may be
pazking permitted along one side of the roadway only. The other side of the street shall be
properly identified as no pazking permitted. The City of Campbell shall designate which side
of the street parking will be allowed on.
PUBLIC WORKS DEPARTMENT
44. Final Pazcel Man: Prior to issuance of any building permits for the project, the applicant
shall submit a final parcel map for review by the City and recordation, upon approval by the
City Council. The current plan check fee is $3,200 plus $35 per lot.
45. Ri t-of--Way for Public Street Pu~oses: Upon recordation of the final map, the applicant
shall cause additional right of way to be grated for public street purposes along the Industrial
way frontage to accommodate a 21.5' half street width (i.e. 4 feet of dedication). The
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 10
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
46. Public Service Easement and Sidewalk Easement: Upon recordation of the final map, the
applicant shall grant a five (5) foot public service easement and sidewalk-easement on private
property contiguous with the public right of way along the Kennedy Avenue and Industrial
Way frontages. The applicant shall cause all documents to be prepazed by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
47. Private Easements: Upon recordation of the parcel map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
48. Monumentation for Parcel Man: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map.
49. Street Improvements: Upon recordation of the pazcel map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepazed by
a registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standazd public street
improvements, as required by the City Engineer. The plans shall include the following:
Kennedy Avenue
a. Removal of existing sidewalk, driveway approach and curb & gutter.
b. Removal of existing curb ramp at corner of Kennedy Avenue and industrial Way.
c. Installation of City standazd curb, gutter, sidewalk and ADA compliant driveway
approach.
d. Installation of ADA compliant curb ramp at corner of Kennedy Avenue and Industrial
Way.
e. Preservation of existing trees behind sidewalk and installation of additional tress and
irrigation as required by City Engineer.
f. Installation of traffic control, stripes and signs.
g. Construction of conforms to existing public and private improvements, as necessary.
Industrial Way
a. Removal of existing sidewalk, curb & gutter and driveway approach.
b. Removal of existing driveway approach at 120 Sunnyside Avenue, along the Industrial
Way frontage.
c. Removal of the existing pavement structural section and installation of new pavement
structural section to centerline, or as required by the City Engineer.
d. Installation of City standazd curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of ADA compliant driveway approach at 120 Sunnyside Avenue, along the
Industrial way frontage.
f. Installation of trees and irrigation at 40 feet on center behind sidewalk.
~- _-
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 11
g. Installation of a new streetlight, including conductor, conduits, and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs, including no pazking signs along the
frontage of the development.
i. Construction of conforms to existing public and private improvements, as necessary.
50. Occupancy Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
51. Water Meter(s) and Sewer Cleanou~s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of--way line.
52. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepared by a registered geotechnical or civil engineer.
53. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
54. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets that have been resurfaced within the
previous five years will require boring and jacking for all new utility installations. Applicant
shall also prepare pavement restoration plans for approval by the City Engineer prior to any
utility installation or abandonment.
55. Grading and Draina eg_ Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-yeaz storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
56. Storm Drain Area Fee: Prior to recordation of the parcel map/final map, the applicant shall
pay the required Storm Drain Area fee of $2,250.00 per net acre, which is $1,282.50.
57. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Claza Valley Water District requirements, and
the Campbell Municipal Code regarding stormwater pollution prevention. The primary
objectives aze to improve the quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
City Council Resolution
PLN2004-45- 121-133 Kennedy Avenue-Planned Development Permit
Page 12
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
58. Covenants. Conditions, and Restrictions: Provide copies of CC&Rs for review by the City
prior to recordation of the parcel map and CC&Rs.
59. Demolition: Prior to recording of the final map/parcel map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
PASSED AND ADOPTED this 4th day of January , 2005, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Burr, Furtado, Watson, Kennedy
None
None
crs, c e~ ~x~ ~~
~ ~Fg 6i"FiG'E.
!0f
~~~
Anne Bybee, City Clerk
RESOLUTION NO. 10437
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TENTATIVE SUBDIVISION MAP (PLN2004-
46) TO SUBDIVIDE A PARCEL INTO EIGHT RESIDENTIAL LOTS WITH
ONE COMMON LOT ON PROPERTY OWNED BY CULLEN DEMATTEI
DEVELOPMENT, INC., LOCATED AT 121-133 KENNEDY AVENUE IN A
PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF
MR. BRUNO MARCELIC, ON BEHALF OF CULLEN DEMATTEI
DEVELOPMENT, INC. FILE NO.: PLN2004-46.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2004-46:
1. The proposed creation of eight residential lots and one common lot is consistent with the
Medium Density Residential (14-20 units per gross acre) General Plan land use designation
for the property.
2. The proposed Tentative Pazcel Map is consistent with the Planned Development Zoning
Ordinance.
3. The provisions of the Covenants Conditions and Restrictions aze necessary to ensure the
long-term maintenance of the common access driveway and landscaping.
4. The Tentative Pazcel Map has been distributed to local agencies, including Pacific Gas and
Electric, West Valley Sanitation District, Santa Claza Valley Transportation Authority and
the Santa Clara Valley Water District. None of these agencies raised any concerns about
providing services to the proposed lots.
5. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed Tentative Parcel Map is consistent with the General Plan and Zoning
Ordinance of the City.
2. The proposed Tentative Parcel Map does not impair the balance between the housing needs
of the region and the public service needs of its residents and available fiscal and
environmental resources.
City Council Resolution
PLN2004-46 -121-133 Kennedy Avenue -Tentative Subdivision Map
Page 2
3. The design of the Tentative Parcel Map provides, to the extent feasible, for future passive or
natural heating and cooling opportunities.
4. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
5. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
6. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
7. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tentative
Subdivision Map (PLN2004-46) to subdivide property into eight residential lots and one
common lot on property owned by Cullen DeMattei Development, Inc., located at 121-133
Kennedy Avenue in a PD (Planned Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
PlanninE Division
1. Approved Project: Approval is granted for a Tentative Parcel Map to create eight residential
lots and one common lot at 121-133 Kennedy Avenue. The Final Map shall substantially
conform to the Tentative Parcel Map prepared by Giuliani & Kull, Inc., Engineers, Planners,
and Surveyors, and dated as received by the Planning Division on November 4, 2004, except
as may be modified by the conditions of approval herein.
a. Applicant shall provide a common lot in addition to the eight residential lots shown on
the Tentative Parcel Map, prior to submittal of the Final Parcel Map.
2. Annroval ExExpiration: The Tentative Parcel Map approval is valid for a period of two years
from the date of final City Council approval unless an extension is granted prior to the
expiration date.
City Council Resolution
PLN2004-46 -121-133 Kennedy Avenue -Tentative Subdivision Map
Page 3
3. Parcel Man: The Planned Development Permit approval is contingent upon recordation of
the Final Map to divide the subject property. The Final Map shall be recorded prior to the
issuance of building permits.
4. Covenants, Codes and Restrictions (CC&RsZ Prior to recordation of the Final Map and
CC&R's, the applicant shall submit for review and approval by the City Attorney and
Community Development Director a copy of the draft CC&Rs which shall include the
following:
a. Formation of a Homeowner's Association to ensure the long-term maintenance of
buildings and property;
b. Continued architectural controls to ensure the architectural integrity of the project;
c. Definition of common areas to be maintained and provision of maintenance for these
areas;
d. Provision of a funding mechanism to ensure maintenance and upkeep of common areas
and shared building walls and roofs to be repaired, repainted, and/or replaced as
necessary;
e. Provision to provide on-going maintenance of the required landscaping for the project;
f. Provision for the availability of two interior garage spaces for each unit for the parking of
vehicles at all times; and
g. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers and recreational vehicles.
5. Park Impact Fee: A park impact fee of $7,035 per unit is due upon development of the site.
Credit in the amount of $10,990 will be given for the existing single-family residence. Prior
to recordation of the Parcel Map, 75% of this fee is due. The remaining 25% is due prior to
issuance of a certificate of building occupancy.
6. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. All existing structures
shall be secured by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
PUBLIC WORKS DEPARTMENT
7. Final Parcel Man: Prior to issuance of any building permits for the project, the applicant
shall submit a final parcel map for review by the City and recordation, upon approval by the
City Council. The current plan check fee is $3,200 plus $35 per lot.
8. Ri t-of-Way for Public Street Purposes: Upon recordation of the final map, the applicant
shall cause additional right of way to be grated for public street purposes along the Industrial
way frontage to accommodate a 21.5' half street width (i.e. 4 feet of dedication). The
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
City Council Resolution
PLN2004-46 -121-133 Kennedy Avenue -Tentative Subdivision Map
Page 4
9. Public Service Easement and Sidewalk Easement: Upon recordation of the final map, the
applicant shall grant a five (5) foot public service easement and sidewalk easement on private
property contiguous with the public right of way along the Kennedy Avenue and Industrial
Way frontages. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
10. Private Easements: Upon recordation of the parcel map, the applicant shall cause private
easements to be recorded for private utilities, private storm drains, reciprocal ingress and
egress, emergency vehicles, etc.
11. Monumentation for Parcel Map: Prior to recordation of the parcel map, the applicant shall
provide security for setting all monuments shown on the map.
12. Street Improvements: Upon recordation of the parcel map, the applicant shall execute a
street improvement agreement, cause plans for public street improvements to be prepared by
a registered civil engineer, pay various fees and deposits, post security and provide insurance
necessary to obtain an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans shall include the following:
Kennedy Avenue
a. Removal of existing sidewalk, driveway approach and curb & gutter.
b. Removal of existing curb ramp at corner of Kennedy Avenue and industrial Way.
c. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
d. Installation of ADA compliant curb ramp at corner of Kennedy Avenue and Industrial
Way.
e. Preservation of existing trees behind sidewalk and installation of additional tress and
irrigation as required by City Engineer.
f. Installation of traffic control, stripes and signs.
g. Construction of conforms to existing public and private improvements, as necessary.
Industrial Way
a. Removal of existing sidewalk, curb & gutter and driveway approach.
b. Removal of existing driveway approach at 120 Sunnyside Avenue, along the Industrial
Way frontage.
c. Removal of the existing pavement structural section and installation of new pavement
structural section to centerline, or as required by the City Engineer.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of ADA compliant driveway approach at 120 Sunnyside Avenue, along the
Industrial way frontage.
f. Installation of trees and irrigation at 40 feet on center behind sidewalk.
g. Installation of a new streetlight, including conductor, conduits, and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs, including no parking signs along the
frontage of the development.
City Council Resolution
PLN2004-46 -121-133 Kennedy Avenue -Tentative Subdivision Map
Page 5
i. Construction of conforms to existing public and private improvements, as necessary.
13. Occupancy Prior to allowing occupancy for any and/or all buildings, the applicant shall
have the required street improvements installed and accepted by the City.
14. Water Meter(s) and Sewer Cleanout(s~ Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of--way line.
15. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a soils report prepazed by a registered geotechnical or civil engineer.
16. Utilities: All new on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
17. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. Streets that have been resurfaced within the
previous five years will require boring and jacking for all new utility installations. Applicant
shall also prepaze pavement restoration plans for approval by the City Engineer prior to any
utility installation or abandonment.
18. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a ten-yeaz storm frequency, prepare
an engineered grading and drainage plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
19. Storm Drain Area Fee: Prior to recordation of the pazcel map/final map, the applicant shall
pay the required Storm Drain Area fee of $2,250.00 per net acre, which is $1,282.50.
20. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Dischazge Elimination
System (NPDES) permit requirements, Santa Claza Valley Water District requirements, and
the Campbell Municipal Code regazding stormwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003;. Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
City Council Resolution
PLN2004-46 -121-133 Kennedy Avenue -Tentative Subdivision Map
Page 6
21. Covenants. Conditions, and Restrictions: Provide copies of CC&Rs for review by the City
prior to recordation of the parcel map and CC&Rs.
22. Demolition: Prior to recording of the final map/parcel map the applicant shall obtain a
demolition permit and remove any nonconforming structures.
PASSED AND ADOPTED this gt~iay of January , 2005, by the following roll call vote:
AYES: COUNCILMEMBERS: Burr, Furtado, Watson, xennedy
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: x nande
APPRO
e P. Kennedy, Mayor
ATTEST:
Anne Bybee, City Clerk
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RESOLUTION NO. 10438
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TREE REMOVAL PERMIT (PLN2004-47) TO
ALLOW THE REMOVAL OF SEVEN PROTECTED TREES ON PROPERTY
OWNED BY CULLEN DEMATTEI DEVELOPMENT, INC., LOCATED AT
121-133 KENNEDY AVENUE IN A PD (PLANNED DEVELOPMENT)
ZONING DISTRICT. APPLICATION OF MR. BRUNO MARCELIC, ON
BEHALF OF CULLEN DEMATTEI DEVELOPMENT, INC. FILE NO.:
PLN2004-47.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2004-47:
1. The proposed Tree Removal Permit is consistent with the Medium Density Residential (14-
20 units per gross acre) General Plan land use designation and P-D (Planned Development)
Zoning District.
2. The project will include the removal seven protected trees because they would prohibit the
construction of the new buildings, the installation of the new utilities, and the installation of
the sidewalks.
3. The seven 24-inch box replacement trees are consistent with the tree replacement
requirements of the Tree Protection Regulations.
4. The proposed replacement trees will be a sufficient replacement for the trees to be removed
and will continue the diversity of tree species found in the community.
5. A Mitigated Negative Declaration has been prepared for this project concluding that there are
no significant unmitigated impacts associated with this project, pursuant to the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The retention of the trees restricts the economic enjoyment of the property and creates an
unusual hardship for the property owner by severely limiting the use of the property in a
manner not typically experienced by owners of similarly zoned and situated properties, and
the applicant has demonstrated to the satisfaction of the Planning Commission that there are
no reasonable alternatives to preserve the trees due to the number of site constraints of the
infill site.
2. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the prof ect, as currently presented and subject to the required conditions
of approval, will have a significant adverse impact on the environment.
City Council Resolution
PLN2004-47 -121-133 Kennedy Avenue-Tree Removal Permit
Page 2
3. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tree Removal
Permit (PLN2004-47 to allow the removal of seven protected trees on property owned by Cullen
DeMattei Development, Inc. Company located at 121-133 Kennedy Avenue in a PD (Planned
Development) Zoning District.
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Auproved Permit: Approval is granted for a Tree Removal Permit to allow the removal of
seven protected trees on property located at 121-133 Kennedy Avenue. This permit shall be
valid only in conjunction with the approved Planned Development Permit (PLN2004-45).
2. Replacement Trees: Seven 24-inch box size trees shall be required as replacement for the
seven protected trees to be removed. The location and species of these trees shall be shown
on the detailed landscape and irrigation plans that shall be submitted to the Planning Division
for review and approval by the Community Development Director, prior to the issuance of
building permits. The proposed replacement trees shall continue the diversity of tree species
found in the community and shall be a species listed in the City's Water Efficient
Landscaping Standards (WELS).
3. Tree Protection Plan: The applicant shall submit a tree protection plan for all protected trees
to be retained on site and shall contain specific information about the preservation of the
trees during any grading or building on site. Such tree protection measures shall be installed
prior to any demolition, grading, or building on the project site. No construction or trenching
shall take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be installed
around the dripline of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist. The tree protection plan shall be submitted to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of building permits.
City Council Resolution
PLN2004-47 -121-133 Kennedy Avenue-Tree Removal Permit
Page 3
PASSED AND ADOPTED this 4thday of ,7~n„a,-~ , 2005, by the following roll call vote:
AYES: COUNCILMEMBERS: Burr, Furtado, Watson, Kennedy
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: Non
ABSTAIN: COUNCII,MEMBERS: x nandez
APPROV `
e P. Kennedy, Mayor
ATTEST:
Anne Bybee, City Clerk
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AllO GQIaREl7i CDPT OF TIiQ ORIOINJ~
pN FiLE ~fl Tl118 OFPEC98.
ANIH BY8l.E. CITY CLERK CITY
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city
Council
ITEM NO: 17
CATEGORY:
MEETING DATE:
Public Hearing
January 4, 2005
Report
TITLE Public Hearing to consider the application of Mr. Bruno Marcelic, on behalf of
Cullen DeMattei Development Inc., for a Planned Development Permit
(PLN2004-45) to allow the construction of eight small-lot single-family homes, a
Tentative Subdivision Map (PLN2004-46) to subdivide the property, and a Tree
Removal Permit (PLN2004-47) to allow the removal of seven protected trees on
property owned by Cullen DeMattei Development Inc. located at 121-133
Kennedy Avenue in a P-D (Planned Development) Zoning District.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the following actions:
1. Adopt a Resolution, approving a Mitigated Negative Declaration for the Kennedy Manor
Project, incorporating the attached findings;
2. Adopt a Resolution approving a Planned Development Permit (PLN2004-45) to allow the
construction of eight small-lot single-family homes, incorporating the attached findings and
subject to the attached conditions of approval;
3. Adopt a Resolution approving a Tentative Subdivision Map (PLN2004-46) to allow the
creation of eight lots and one common lot, incorporating the attached findings and subject to
the attached conditions of approval; and
4. Adopt a Resolution approving a Tree Removal Permit (PLN2004-47) to allow the removal
of seven protected trees, incorporating the attached findings and subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act (CEQA), the City conducted an
Initial Study for this project. The results of the study determined that no significant impacts
would be created as a result of this project. Based upon the information provided in the Initial
Study, the Planning Commission recommended that the City Council adopt the Mitigated
Negative Declaration prepared for this project.
BACKGROUND
The applicant is requesting approval of a Planned Development Permit (PLN2004-45) to allow
the construction of eight small-lot single-family homes, a Tentative Subdivision Map (PLN2004-
46) to subdivide the property, and a Tree Removal Permit (PLN2004-47) to allow the removal of
seven protected trees on property located at 121-133 Kennedy Avenue. The project site is
currently developed with asingle-family home and detached garage, which would be demolished
with the construction of this project. Four Camphor trees would be retained along the Kennedy
Avenue frontage. The subject property is located on the northeast corner of Industrial Way and
Kennedy Avenue, between Industrial Way and Railway Avenue. The property is surrounded by
City Council Report Page 2
PLN2004-45, 46 & 47 ~ 121-133 Kennedy Avenue
Planned Development Permit, Tentative Subdivision Map and Tree Removal Permit
single-family residences to the north and west, light industrial uses to the east, and a private
school and mixed commercial sues to the south.
The Planning Commission, at its meeting of November 9, 2004, forwarded a recommendation to
the City Council by a 5-0 vote (one commissioner was absent and one commissioner abstained)
to approve the applications.
ANALYSIS
General Plan Desi ation: The General Plan land use designation for the project site is Medium
Density Residential, which permits residential development at 14-20 units per gross acre. The
density of the proposed project is 10.95 units per gross per acre, which falls within the permitted
density for the site. The proposed project is consistent with the General Plan Land Use Element.
Zonin Designnation: The current zoning designation for the project site is P-D (Planned
Development). The proposed project will be consistent with the P-D Zoning District with
approval of a Planned Development Permit.
Tentative Subdivision Man: The applicant is requesting approval of a Tentative Subdivision Map
to subdivide the property into eight residential lots and one common lot. The common lot would
consist of a common access driveway, shared parking spaces, and landscaping.
A condition of approval has been added that requires the applicant to submit a draft copy of the
Covenants, Conditions and Restrictions (CC&Rs) which provide for the formation of a
homeowner's association to ensure the long-term maintenance of the common access driveway,
shared parking spaces and landscaping. The draft CC&R's would be submitted prior to
recordation of the Parcel Map, for review and approval by the Community Development Director
and City Attorney.
Planned Development Permit: The Planned Development Permit would allow the construction
of eight detached small-lot single-family homes. The development would consist of four, two-
story detached homes in the front adjacent to Kennedy Avenue and four, two-story detached
homes at the rear adjacent to the common alley. Units 1, 2, 5, and 6 would take vehicular access
from Industrial Way via a 20'-0" wide common driveway running east/west. Units 3, 4, 7, and 8
would take vehicular access from Kennedy Avenue via a 20'-0" wide common driveway running
north/south.
The proposed project provides a total of 24 parking spaces, or three spaces per unit. Each unit
will have a two car garage and eight uncovered parking spaces are provided for guest parking.
Street Improvements: The site plan proposes the dedication of land and installation of curb,
gutter, sidewalk and lighting along Industrial Way, and the installation of curb, gutter, and
sidewalk along Kennedy Avenue. The applicant will be required to plant new trees and
.-- irrigation at 40-feet on center behind the sidewalk along Industrial Way.
City Council Report Page 3
PLN2004-45, 46 & 47 ~ 121-133 Kennedy Avenue
Planned Development Permit, Tentative Subdivision Map and Tree Removal Permit
Tree Removal Permit: The applicant is proposing to remove seven protected trees that are
protected under the City's Tree Protection Regulations. An arborist report was prepared for this
project by a Certified Arborist. The conceptual landscape plan illustrates the planting of 13 new
trees, which exceeds the minimum one-to-one replacement ratio and complies with the City's
Tree Protection Ordinance.
ALTERNATIVES
1. Approve the proposed project subject to additional and/or modified conditions of approval.
2. Deny the proposed project.
3. Continue for further review.
FISCAL IMPACTS
The proposed project will generate a park impact fee of $45,290 for the eight residential units.
The project will also generate an undetermined increase in property tax revenues with the
improvement of this parcel.
Attachments:
1. Draft City Council Resolution (Mitigated Negative Declaration)
2. Draft City Council Resolution (Planned Development Permit)
3. Draft City Council Resolution (Tentative Subdivision Map)
4. Draft City Council Resolution (Tree Removal Permit)
5. Planning Commission Meeting Minutes and Resolutions
6. Planning Commission Staff Report
7. Project Exhibits
Prepared by: ~~/' ~ ' w ~ ~~!~"~~
Melinda M. Denis, Planner
Reviewed by:
Sharon Fierro, Community Development Director
Reviewed by: ~'~~G-'~L`
J s '~kahashi, Acting Finance Director
Approved by:
M. SCity Manager
Attachment #5
Planning Commission Minutes of November 9, 2004
Commissioner Rocha advised that he would need to recuse himself as he resides within 500
-- feet of this project site. He left the dais and Council Chambers for the duration of this Public
Hearing.
4. PLN2004-45 Public Hearing to consider the application of Mr. Bruno Marcelic,
Marcelic, B. on behalf of Cullen DeMattei Development, Inc., for a Planned
Development Permit (PLN2004-45) to allow the construction of
eight small-lot single-family homes; a Tentative Subdivision Map
(PLN2004-046); and a Tree Removal Permit (PLN2004-47) to
remove seven protected trees on property owned by Cullen
DeMattei Development, Inc., located at 121-133 Kennedy Avenue
in a P-D (Planned Development) Zoning District. A Mitigated
Negative Declaration has been prepared for this project. Tentative
City Council Meeting Date: January 4, 2005. Project Planner:
Melinda Denis, Planner I
Ms. Melinda Denis, Planner I, presented the staff report as follows:
• Reported that the applicant is seeking approval of a Planned Development Permit,
Tentative Subdivision Map and Tree Removal Permit for property located at 121-133
Kennedy Avenue, on the northeast corner of Industrial and Kennedy.
• Described surrounding uses as single family residential to the north and west, light
industrial to the east and a school and commercial uses to the south.
• Stated that the allowable density for the parcel is 14-20 units per gross acre and the
proposed development is at 10.95 units per gross acre. The site is zoned Planned
Development.
• Said that the 8 detached small lot single-family homes are consistent this zoning with
approval of a Planned Development Permit.
• Described the architectural style as Craftsman with varying elements and a different color
scheme for each structure.
• Said that 24 parking spaces would be provided or three per unit. Eight uncovered spaces
would be provided for guest parking. The parking ratios for condominiums/townhomes is
3.5 spaces for unit. The parking ratio for single-family residences is 2 spaces per
residence.
• Stated that the Tentative Subdivision Map would create eight residential lots with joint
easements over the driveway for ingress and egress. Staff is not supportive of this
Subdivision Map without inclusion of a common lot for the shared driveway.
• Reported that a final landscape plan has been conditioned.
• Advised that 7 protected trees would be removed and 13 new trees are proposed in
replacement.
• Pointed out an error in her staff report and clarified that the Park Fee is actually $7,035 per
unit.
• Recommended approval and reported that the architect and property owners are present this
evening.
Commissioner Gibbons provided the Site and Architectural Review Committee report as
follows:
• SARC reviewed this project on October 26, 2004, and made recommendations that
included a request for a colored streetscape elevation; the discussion that zero lot lines were
not desirable; the request for a comparison between the site and landscape plans to ensure
Planning Commission Minutes of November 9, 2004
Page 12
compatibility; the request for simplified materials and a request for a revised elevation for
one of the units.
Commissioner Gibbons asked staff to delineate the eight on-site visitors' parking spaces.
Planner Melinda Denis pointed out the spaces per Sheet A-2.2.
Commissioner Gibbons asked staff to discuss whether the requests made by SARC have been
implemented.
Planner Melinda Denis reported that the requested streetscape has been displayed this evening.
The zero lot line issue can be reviewed by looking at the Tentative Map. The site and
landscape plans were compared for compatibility. The simplifying of materials was done and
the revised elevation for Unit 1 was done.
Commissioner Gibbons pointed out that it was hazd to read the materials originally.
Chair Doorley asked staff to compaze the parking for Ainsley Squaze and the Gilman Avenue
Project.
Planner Melinda Denis explained that the pazking provided for Ainsley Squaze was 2.4 spaces
per unit. She did not have the details for the Gilman Project. However, the Orchazd Grove
project, which is adjacent to Ainsley Squaze, provided 2.8 spaces per unit.
Chair Doorley opened the Public Hearing for Agenda Item No 4.
Mr. Tom Black, 128 Sunnyside Avenue, Campbell:
• Said that his home is directly behind units 6 and 7 of this project.
• Stated that staff and the Planning Department has done a good job with this project but that
he had a couple of issues he would like the Commission to take into consideration.
• Reported that parking is a problem in this area and that the project is providing eight non-
covered pazking spaces for this site.
• Said that they used to get Kennedy Avenue's commercial pazking over on Sunnyside.
• Asked that something be done to ensure that the garages remain available for parking.
• Expressed concern for the placement of the fencing along Industrial and that being six feet
high at the sidewalk. This gives the impression of being confined when passing by as a
pedestrian.
• Said that his home is directly behind two of this project's lazgest units. Two lazge windows
in Unit 6 would look into his bedroom.
• Suggested that obscured glass be considered.
• Expressed concern that trees that aze required to be planted may in the future be cut down.
• Recommended that lazger and faster growing trees be planted to help buffer.
• Asked that the shed on the property has a collapsing roof and should be immediately torn
down.
Chair Doorley asked staff for feedback on trees.
Planning Commission Minutes of November 9, 2004 Page 13
Planner Melinda Denis said that the approved landscape plan would protect these newly
planted trees. They are part of the overall approved project and must be retained.
Chair Doorley asked about the request for the windows on Unit 6.
Planner Melinda Denis said that this issue should be discussed with the developer, who maybe
opposed to the use of frosted glass. Pointed out that there aze other existing homes in the azea
with large windows.
Mr. Kris Moe, 148 Sunnyside Avenue, Campbell:
• Said that he lives on the other side of the fence from the project, two doors down from Tom
Black.
• Explained that his home receives most of its natural light from the back of the house.
• Said he is concerned about the loss of this natural light if the homes constructed behind him
are too tall.
• Stated his concern about construction scheduling although this developer has a good
reputation.
Chair Doorley closed t
Commissioner Hernandez asked Mr. Moe for the distance between his house and the property
line.
Mr. Kris Moe replied 15 feet to the back fence and the 10 foot width of the alleyway for a total
of 25 feet.
Commissioner Gibbons clarified that Mr. Moe's concern is loss of sunlight and it appears the
unit behind him is 27 feet high.
Planner Melinda Denis:
• Corrected that Mr. Moe is impacted by Unit 8, which has a shorter height that is 19 feet, 6
inches at the gable/dormer window height.
• Reported that the standard allowable construction hours are from 8 a.m. to 5 p.m., Monday
to Friday, from 9 a.m. to 4 p.m. on Saturdays.
• Suggested that problems occurring outside of normal business hours be forwazded to the
Police Department, who is awaze of allowable construction hours and can shut down
construction, and during business hours to the Building Division.
Commissioner Roseberry added that there aze no construction hours permitted on Sundays and
Holidays.
Mr. Robert Cullen, Property Owner and Applicant:
• Thanked staff for their efforts, saying that they had been treated extremely well by staff.
• Said that project architect, Bruno Marcelic, has designed a fantastic project and DeMattei
Construction will build a terrific project.
• Stated that this is their first project in Campbell
• Said that they have just one issue with the conditions imposed. The requirement for the
creation of a common lot for the shared driveway.
Planning Commission Minutes of November 9, 2004 Page 14
• Said that he cannot understand the City's requirement as having this shared lot requires the
establishment of a formal Homeowners Association. Most people would not want to be a
part of an HOA that serves just eight units.
• Expressed his preference for an Informal Community Maintenance Group as all units are
separately owned. The only thing requiring shared maintenance is the driveway.
• Assured that CC&Rs would be drafted.
• Reiterated that the requirement for the common lot and corresponding HOA is the only
aspect of the project for which they disagree with staff's recommendation.
• Said that they can comply with the Conditions A-G with the establishment of an Informal
Community Maintenance Group. Homeowners Associations are intended for larger
development projects and create legal and tax issues, including the requirement to file
annual tax returns. There are fewer requirements with an Informal Community
Maintenance Group
• Added that the cost to establish an HOA is approximately $7,500 versus about $4,500 to
establish an Informal Community Maintenance Group. Monthly dues would be
approximately $80 per month for an HOA and approximately $45 per month for an
Informal Community Maintenance Group. Additionally there is a $15,000 to $20,000 cost
to process a Department of Real Estate application, which is required when establishing an
HOA instead of relying on CC&Rs.
Chair Doorley asked how Conditions A to G can be enforced without an HOA.
Mr. Robert Cullen replied that there is no difference between an HOA and an Informal
Community Maintenance Group. There is the same right to sue.
Chair Doorley pointed out that having to sue pits neighbor against neighbor and becomes a
civil matter.
Mr. Robert Cullen:
• Replied that all rights are the same. There is no difference between an HOA and Informal
Community Maintenance Group. Both are bound by the same CC&Rs.
• Stated that an HOA is not warranted in an eight unit development and costs $20,000 to
establish.
• Stated that most homeowners don't want to participate in an HOA, which is a marketing
issue for the project. A project with an HOA is less marketable than one without an HOA.
Commissioner Hernandez disagreed, saying the results are the same and it appears the issue for
the developer just boils down to cost.
Mr. Robert Cullen said this issue is cost. Cost to him and cost to the future homeowners.
However, the issue is not just cost. It's what their clients want, a beautiful home without a
HOA.
Commissioner Hernandez pointed out that a having a project without an HOA represents more
of asingle-family home development as opposed to a Planned Development.
Mr. Robert Cullen said that this is asingle-family home development with a shared driveway.
Planning Commission Minutes of November 9, 2004 Page 15
Commissioner Hernandez replied that it is a small lot development on a Planned Development
zoned parcel.
Mr. Robert Cullen said he loves everything else asked of them and they are prepared to
comply. The only exception they seek to the imposed conditions is that the requirement for a
formal HOA be eliminated, which offers a better product to their clients.
Chair Doorley closed the Public Hearing for Agenda Item No. 4.
Commissioner Hernandez asked staff to comment on the issue of requiring an HOA.
Director Sharon Fierro:
• Said that a residential PD project has never been approved in Campbell without an HOA.
It has not been tried before.
• Reported that the City receives many complaints with multi-owned projects. An HOA has
the ability to place a lien on a property and handles liability issues.
• Reminded that this is a tight site plan and issues such as illegal parking and blocking access
must be dealt with by an HOA. Townhomes are unique projects with close living quarters
and little open space.
• Expressed concerned that approving this project without an HOA would set a precedent.
Other applicants have asked.
• Added that having such a development without an HOA is not allowed under the
Subdivision Ordinance. To have a project without an HOA, each lot must be fronted on a
public street. In this case, this requirement would not be met.
City Attorney William Seligmann advised that a common driveway is allowed in a PD.
Senior Planner Geoff I. Bradley reported that common lot projects are reviewed by the
Department of Real Estate to make sure the HOA is fully funded and ready to operate. The
City looks at CC&Rs for compliance with the City's Conditions of Approval.
Director Sharon Fierro pointed out that the Department of Real Estate also projects future costs
and sets dues. They provide a high level of scrutiny. The developer puts in an amount to start
off the HOA and dues aze collected on top of that.
City Attorney William Seligmann agreed with Director Shazon Fierro that there appeazs to be a
Code provision requiring an HOA, Section 20.16.035(h) that "shall establish a property owner
association..."
Commissioner Roseberry:
• Said that it does not appeaz that there is a compelling argument one way or the other and
asked if this is a deal breaker issue with the developer?
• Stated that it looks as if the cost is not enough to break this deal.
• Stated he is confused and is looking for something that closes the deal for him on this issue
of an HOA.
Commissioner Gibbons:
• Said that the issue is fairly clear.
Planning Commission Minutes of November 9, 2004 Page 16
• Pointed out that since there are shared underground utility lines, if problems arise there is
potential for conflict and responsibility for repairs should be shared and not held by just
one owner.
• Said that there have been complaints in the past and that City has had to spend time
resolving issues. On-site maintenance issues are a job for an HOA to resolve, not the City.
Commissioner Hernandez:
• Stated that there is something to be said for having the formality of an HOA.
• Agreed that the issues of maintenance for the shared driveway and landscaping must be
considered.
• Said that while the concept of the more Informal Community Maintenance Group sounds
good, it loses the punch of a more formal HOA.
• Pointed out that when an HOA is established, it is funded to deal with long term affairs.
• Added that while it may be more expensive, it is a cost for creating this type of
development.
Commissioner Roseberry cautioned that the issue of the HOA is not the only issue to discuss
for this project.
Chair Doorley:
• Said there are concerns when increasing the density of an area of the City.
• Added that when the density is increased, it is important to take the necessary steps to
ensure that there are mechanisms in place to keep this more dense community polished and
livable.
• Pointed out that Shelly Avenue, developed with several higher density projects, is still a
nice street. There are HOAs for each project there, small and large.
Commissioner Francois said that the City Attorney has stated the Ordinance requirements
pretty well.
City Attorney William Seligmann said that there is not a specific definition of HOA in the
Code.
Commissioner Francois pointed out that if the Commission forwards a recommendation of
approval with the requirement of an HOA, the applicant can appeal that requirement to
Council.
Commissioner Roseberry reminded of another project that had an HOA but it was not active
and was therefore toothless.
Director Sharon Fierro said that this project is the Bracebridge project that consists of attached
duets.
Commissioner Roseberry asked if that project had an HOA.
Senior Planner Geoff I. Bradley replied that it had CC&Rs.
Commissioner Gibbons:
Planning Commission Minutes of November 9, 2004
Page 17
• Pointed out that there are many older neighborhoods with covenants that are no longer
enforceable.
• Said that it discussing the design, the applicant has done a nice job of trying to find a street
presence. However, Unit 6 fronts off the driveway. She suggested that the textured
paving go all away across the garage areas.
• Suggested that larger trees be placed along the property line at the alley.
• Pointed out that the site clean is a requirement.
• Suggested inclusion of soundproofing for Units 4 and 8, which are adjacent to commercial
uses.
• Pointed out that the drainage trenches are not depicted on the driveway plan.
Senior Planner Geoff I. Bradley asked if Commissioner Gibbons is speaking of the valley
gutters.
Commissioner Gibbons replied yes.
Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner
Hernandez, the Planning Commission took the following actions:
^ Adopted Resolution No. 3607 recommending adoption of a Mitigated
Negative Declaration;
^ Adopted Resolution No. 3608 recommending approval of a Planned
Development Permit (PLN2004-45) to allow the construction of eight
small-lot single-family homes with the requirement to establish an
HOA, provide soundproofmg for Units 4 and 8; requiring the expansion
of the decorative paving of the driveway, revise the valley gutters,
include larger trees along the alley properties and relocation of the tree
along Industrial and allowing fencing to be located at 1 foot, 6 inches
from the property line along Industrial instead of the required 5 feet;
^ Adopted Resolution No. 3609 recommending approval of a Tentative
Subdivision Map (PLN2004-04~ with the requirement for an HOA;
^ Adopted Resolution No. 3610 recommending approval of a Tree
Removal Permit (PLN2004-47) to remove seven protected trees on
property owned by Cullen DeMattei Development, Inc., located at 121-
133 Kennedy Avenue,
by the following roll call vote:
AYES: Doorley, Francois, Gibbons, Hernandez and Roseberry
NOES: None
ABSENT: Alderete
ABSTAIN: Rocha
Chair Doorley advised that this item would be considered by the City Council for final action
at its meeting of January 4, 2005.
***
._-. Chair Doorley read Agenda Item No. 5 into the record.
.. _ ~
TRACT NUMBER PLEASE TYPE OR PRINT HEI ~Y -YOU GET THE LAST COPY
County of Santa Clara
Current Planning Office
70 W. Hedding St., San Jose, CA 95110
Phone: 299-2454 See Instructions Below
1. Location of Tract 2. Proposed Tract Name
/V • ~' f a ~ ' Kc N cc~ °r' /-~ ~ ~ ~r+Gc,tS rt'ii!-c. w
3. Number of Lots & Units 4. Approximate Acreage 5. Date of Planning Commission
_ /~ }~ Approval of Tenative Map
Owner's~l~vv~ame
~y u~~,~,hN'~ ~a~4T'rc~/
I~v'~'loP~ntT 7. Owner's Address
f'19~- "T~~" A~.aM~ pA
8. Engineer's ame
G, I UL~i~~l ~ k vc-c-, .~'Nc 9. Engineer's Address and Phone Number .,x~E La=
~f'¢38~5 sT~{/~~s c R~~,~. ~,L.uv,
10. Is the Proposed Tract in 11. Is the Tract Proposed 12. If the answer to 10 or 11 is
rated City?
an inco
o
r.~ for Annexation? yes, What City?
~
,
~
13. Remarks:
INSTRUCTIONS FOR COMPLETING TRACT NUMBER REQUEST FORM:
1. Existing frontage and intersecting adjacent streets or reference to existing tract limits.
2. If unknown, so state. Name must be provided prior to recordation if name is to be used.
3. Self explanatory.
5. The tract number will be issued only after the Tentative Map has been approved by the Planning Commission.
6. through 12. Self explanatory.
13. For additional comments by private engineer/surveyor.
NOTES:
1. Enclose copy of approved Tentative Map.
2. The form shall be filled out and the gold copy retained by the engineer.
3. All other copies must be`'forwarded to Current Planning Office, 70 W. Hedding St., San Jose 95110
4. Where=deuelopcnep~t..iaucal r Rec}uestJor.each unit.
5. Tract Number is automatically void if not used within one yearfrom the date of issue and request in writing for
renewal has not been received.
6. A request for renewal shall be in writing and shall include the date of the re-approval or extension and the
length of time for such extension
7. The assigned number is not transferable, except upon written re-application.
8. Enclose $ g3"issuance fee.
NUMBER ASSIGNED:
REO).(EST COMPLETE BY
This space for machine validation
Routing (/`White -
Green -
Canary -
Pink -
Goldenrod -
®6240 REV 8/88
Land Development Coordinator
Owner's Engineer
Planning Commission
City Engineer
Owner's Engineer (Preliminary Copy)