PD - 2003MEMORANDUM
To: Stephanie Wilkey
P anner I, Comm. Development Dept.
From: Ja e \ ley
De uty City Clerk
Date: Au st 7, 2003
Subject: Application of Mr. Russell Mahzoon -Zone Change (PLN 2003-23);
Tentative Parcel Map (PLN 2003-24); PD Permit (PLN 2003-25) and
Tree Removal Permit (PLN 2003-27) - 636 W. Sunnyoaks Avenue
On August 5, 2003, the City Council held a public hearing to consider Mr. Mahzoon's
application for a Zone Change (PLN 2003-23), a Tentative Parcel Map (PLN 2003-24);
a Planned Development Permit (PLN 2003-25) and a Tree Removal Permit (PLN 2003-
27) for property located at 636 W. Sunnyoaks Avenue.
The following action was taken:
1. Gave first reading to Ordinance 2037 approving a Zone Change from R-M-S to
PD. This Ordinance will receive second reading and adoption at the regular
City Council meeting scheduled for September 2, 2003.
2. Adopted Resolution 10224 approving a Tentative Parcel Map to allow the
creation of four lots and one common lot, incorporating findings and subject to
the conditions of approval;
3. Adopted Resolution 10225 approving a Planned Development Permit to allow
the construction of four townhomes, incorporating findings and subject to the
conditions of approval; and
4. Adopted Resolution 10226 approving a Tree Removal Permit to allow the
removal of two protected trees, incorporating findings and subject to the
conditions of approval.
A certified copy of Resolutions 10224, 10225, and 10226 is attached for your records,
together with a copy of the letter written to the applicant in follow-up to the City
Council's action.
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CITY o>F CAMPBELL
City Clerk's Office
September 3, 2003
Mr. Russell Mahzoon
545 Boynton Avenue
San Jose, CA 95117
Dear Mr. Mahzoon:
At the regular meeting of September 2, 2003, the City Council gave second reading and final
adoption to Ordinance No. 2037 approving a Zone Change (PLN 2003-23) from R-M-S
(Multiple Family Residential) to P-D (Planned Development) for property located at 636 W.
Sunnyoaks Avenue.
A certified copy of the above mentioned Ordinance is attached for your records.
Please be advised that the Ordinance becomes effective 30 days from the date of adoption.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Stephanie Wilkey, Planner I, Community Development
Department.
Sincerely,
Anne Bybee
City Clerk
Enc.
cc. Stephanie Wilkey, Planner I, Comm. Development Dept.
70 North First Street ~ Campbell, California 95008.1423 • 'rep 408.866.2117 ~ Fnx 408.374.6889 ~ T~~ 408.866.2790
ORDINANCE NO. 203
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF CAMPBELL APPROVING A ZONE CHANGE
(PLN2003-23) FROM R-M-S (MULTIPLE FAMII.Y
RESIDENTIAL) TO P-D (PLANNED DEVELOPMENT) ON
PROPERTY OWNED BY MR. RUSSELL MAHZOON
LOCATED AT 636 W. SUNNYOAKS AVENUE.
APPLICATION OF MR. RUSSELL MAHZOON. FILE NO.
PLN2003-23.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That the Zoning Map of the City of Campbell is hereby changed and amended
by adopting the attached Exhibit A, entitled Map of Said Property, as per the application of Mr.
Russell Mahzoon for approval of a Zone Change for property located at 636 W. Sunnyoaks
Avenue, from R-M-S (Multiple Family Residential) to P-D (Planned Development).
SECTION TWO: This ordinance shall become effective thirty (30) days following its passage
and adoption shall be published once within fifteen (15) days upon passage and adoption in the
Campbell Express, a newspaper of general circulation in the City of Campbell, County of Santa
Clara, State of California.
PASSED AND ADOPTED this 2nd day of September , 2003, by the following
role call vote:
AYES: COUNCII.MEMBERS:
NOES: COUNCII.MEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
ATTEST: ~- ""'~--
Anne Bybee, City Clerk
Watson, Kennedy, Dean, Burr, Furtado
None
None
None
APPROVE n
Daniel E. Furtado, Ma or
QH~ FORFf;~thtC3 CN5?"%•~`°:r!T i$ A TRi~
CORRECT COP" (?v THE CR10lMAI.
P~
p1~1 FILE IN THIS 0:-t ACS. C4TY
_..-r~ R. antNE BY~?EE, CITY CLERK,
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Map of Said Property Legend
636 W. Sunnyoaks Ave. City Limits
Zone Change Parcel Lines
PLN2003-23
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ARCH Aµ0
CITY of CAMPBELL
City Clerk's Office
August 7, 2003
Mr. Russell Mahzoon
545 Boynton Avenue
San Jose, CA 95117
Dear Mr. Mahzoon:
At the regular meeting of August 5, 2003, the Campbell City Council held a public hearing
to consider your application for a Zone Change (PLN 2003-23) from R-M-S to PD; a
Tentative Parcel Map (PLN 2003-24); a Planned Development Permit (PLN 2003-25) and a
Tree Removal Permit (PLN 2003-27) for property located at 636 W. Sunnyoaks Avenue.
Following public testimony and City Council deliberation, the City Council took the
following action:
1. Gave first reading to Ordinance No. 2037 approving a Zone Change (PLN 2003-23)
from R-M-S (Multiple Family Residential) to P-D (Planned Development). Second
reading and adoption of this Ordinance will be taken at the regular City Council
meeting scheduled for September 2, 2003. A certified copy of the Ordinance will be
forwarded to you after this meeting.
2. Adopted Resolution No. 10224 approving a Tentative Parcel Map (PLN 2003-24) to
allow the creation of four lots and one common lot, incorporating findings, and subject
to the attached Conditions of Approval.
3. Adopted Resolution No. 10225 approving a Planned Development Permit (PLN 2003-
25) to allow the construction of four townhomes, incorporating findings, and subject to
the attached Conditions of Approval; and
4. Adopted Resolution No. 10226 approving a Tree Removal Permit (PLN 2003-27) to
allow the removal of two protected trees, incorporating fmdings, and subject to the
attached Conditions of Approval.
A certified copy of Resolutions 10224, 10225, and 10226 is enclosed for your records.
70 North First Street Campbell, California 95008.1423 ~re~ 408.866.2117 Fnx 408.374.6889 rDD 408.866.2790
Page 2
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Stephanie Wilkey, Planner I, Community Development
Department.
Sincerely,
a~ g~~ l~
P~
Anne Bybee
City Clerk
Enc.
cc. Stephanie Wilkey, Planner I
RESOLUTION NO. 10224
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TENTATIVE PARCEL MAP
(PLN2003-24) TO CREATE FOUR LOTS AND ONE COMMON
LOT ON PROPERTY OWNED BY MR. RUSSELL MAHZOON
LOCATED AT 636 W. SUNNYOAKS AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT.
APPLICATION OF MR. RUSSELL MAHZOON. FII.E NO.
PLN2003-24.
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 PLN2003-24:
1. The proposed creation of four residential lots and one common lot is consistent with the
Low-Medium Density Residential (6-13 units per gross acre) General Plan land use
designation for the property.
2. The proposed Tentative Parcel Map is consistent with the Planned Development Zoning
Ordinance.
3. The provisions of the Covenants Conditions and Restrictions are necessary to ensure the
long-term maintenance of the common access driveway, shared parking area and
landscaping.
4. The Tentative Parcel Map has been distributed to local agencies, including Pacific Gas and
Electric, West Valley Sanitation District, Santa Clara 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. The project qualifies as Categorically Exempt under Section 15315, Class 15 of 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
PLN2003-24 - 636 W. Sunnyoaks Avenue -- Tentative Parcel 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 Parcel
Map (PLN2003-24) to create four lots and one common lot on property owned by Mr. Russell
Mahzoon located at 636 W. Sunnyoaks Avenue, subject to the following conditions:
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
1. Approved Project: Approval is granted for a Tentative Parcel Map to create four residential
lots and one common lot at 636 W. Sunnyoaks Avenue. The Parcel Map shall substantially
conform to the Tentative Parcel Map prepared by Advance Development and stamped as
received by the Planning Division on May 28, 2003, except as may be modified by the
conditions of approval herein.
2. Approval Expiration: 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.
3. Parcel Map: The Planned Development Permit approval is contingent upon recordation of
the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior to the
issuance of building permits.
City Council Resolution
PLN2003-24 - 636 W. Sunnyoaks Avenue -- Tentative Parcel Map
Page 3
4. Covenants, Codes and Restrictions (CC&Rs): Prior to recordation of the Parcel 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. The formation of a homeowner's association to ensure the long-term maintenance of the
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, including the common access driveway.
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 for the availability of an interior garage space for the parking of two vehicles at
all times and no parking in the driveway.
f. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
g. The on-site sewer shall be privately maintained.
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°10 of this fee is due. The remaining 25°Io 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. Tentative Parcel Man: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist.
8. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City.
9. Preliminary Title Report: Upon submittal of the Tentative Parcel Map, the applicant shall
provide a current Preliminary Title Report.
City Council Resolution
PLN2003-24 - 636 W. Sunnyoaks Avenue -- Tentative Parcel Map
Page 4
10. Public Service Easement and Sidewalk Easement: Prior to recordation of the Parcel Map,
the applicant shall grant afour-foot sidewalk easement on private property contiguous with
the public right-of-way along the West Sunnyoaks Avenue frontage. 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.
11. Easements: Prior to recordation of the Parcel Map, the applicant shall cause easements to
be recorded for utilities, storm drains, reciprocal ingress and egress, emergency vehicles
etc., as necessary.
12. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the applicant shall
provide security for setting all monuments shown on the map.
13. 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 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:
a. Removal of the existing curb, gutter, sidewalk and driveway approach to accommodate
an ADA compliant driveway approach.
b. Construction of new curb, gutter, sidewalk and ADA compliant driveway approach.
c. Construction of conforms to existing public and private improvements, as necessary.
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, the applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
16. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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 which have been resurfaced within
the previous five years will require boring and jacking for all new utility installations. The
applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
18. 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 year storm frequency,
City Council Resolution
PLN2003-24 - 636 W. Sunnyoaks Avenue -- Tentative Parcel Map
Page 5
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 issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee.
20. Santa Clara Valley Water District (SCVWD): Prior to the issuance of any permits for
grading, landscaping, building or the recordation of the parcel Map, the applicant shall
obtain clearance from the SCVWD.
21. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best
Management Practices handbook prepared by the Storm Water Quality Task Force, Santa
Clara Valley Water District and the City of Campbell Municipal Code regarding Storm
Water Pollution Prevention.
22. Covenants, Conditions, and Restrictions (CC&R's): Provide copies of CC&R's for review
by the City prior to recordation of the Parcel Map and CC&Rs.
23. Demolition: Prior to the recordation of the Parcel Map, the applicant shall obtain a
demolition and remove any nonconforming structures.
PASSED AND ADOPTED this ~,~ day of Aur~ust , 2003, by the following roll call
vote:
AYES: COUNCILMEMBERS: Watson, Kennedy, Dean, Burr, Furtado
NOES: COUNCII.MEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED fs
Daniel E. Furta ayor
ATTEST:
Anne Bybee, City Clerk
' FpR~'^C?Ini+!3 iN,,Tw...; ,, .. iS A TfttL6
phiD COFR'':G? C`:^ THE o¢t141NAL
ON FILE IN T"•Cs C i
A'tT fi*'"1`_ ~"." C.tCY CLE•iK, CISV
OF p3ELL, 'zE_t`rbRNIA.
RESOLUTION NO. 10225
BEING A RESOLUTION OF THE CITY COUNCII. OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2003-25) TO ALLOW THE CONSTRUCTION OF FOUR
TOWNHOMES ON PROPERTY OWNED BY MR. RUSSELL
MAHZOON LOCATED AT 636 W. SUNNYOAKS AVENUE IN A P-D
(PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION
OF MR. RUSSELL MAHZOON. FILE NO. PLN2003-25.
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 PLN2003-25
1. The density of the proposed project site is 10.8 units per gross acre, which is consistent with
the General Plan land use designation of Low-Medium Density Residential (6-13 units per
gross acre).
2. The proposed project is consistent with the Planned Development Zoning Ordinance.
3. The site plan proposes the construction of four townhomes each on individual lots. All of the
residences take vehicular access from West Sunnyoaks Avenue via an 18-foot wide, common
access driveway running along the eastern property line.
4. Private open space is provided for each unit by a private rear yard area. The rear yard areas
have a minimum depth of 15 feet and a width ranging from 36 feet to 42 feet. Two of the
units have a 540 square foot private rear yard area and the other two have a 679 square foot
private rear yard. Common open space is provided at the rear of the property adjacent to the
percolation ponds as well as in the front of property along West Sunnyoaks Avenue.
5. The project provides 14 off-street parking spaces, where 14 spaces are required.
6. The completed project would consist of four new townhomes with a building coverage of
26%, landscaping coverage of 36% and paving coverage of 38%.
7. The proposed project will have a floor area ratio of 0.52.
8. The subject property is surrounded by multiple family residential uses to the north,
percolation ponds to the south and townhomes to the east and west.
9. The proposed massing and design of the buildings are consistent with other developments in
the surrounding area.
10. The project qualifies as Categorically Exempt under Section 15303, Class 3 of the California
Environmental Quality Act (CEQA).
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 2
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 proposed development will not result in allowing more residential units than would be
allowed by other residential zoning districts, which are consistent with the General Plan
designation of the property.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
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 TT RESOLVED that the City Council approves a Planned
Development Permit (PLN2003-25) to allow the construction of four townhomes on property
owned by Mr. Russell Mahzoon, located at 636 W. Sunnyoaks Avenue, subject to the following
conditions:
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
1. Approved Project: Approval is granted for a Planned Development Permit to allow the
construction of four townhomes located at 636 W. Sunnyoaks Avenue. The building design
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 3
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 Quality Design Concepts, Inc. and stamped as received by the
Planning Division on May 28, 2003, including a site plan, floor plans, elevations, and
conceptual landscape and irrigation plan.
b. Color and material board submitted by Quality Design Concepts Inc. and stamped as
received by the Planning Division on May 28, 2003.
Tentative Parcel Map and conceptual Grading and Drainage Plan prepared by Advance
Development and stamped as received by the Planning Division on May 28, 2003.
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-
year period or the Planned Development Permit shall be void.
3. Parcel Mau: The Planned Development Permit approval is contingent upon recordation of
the Parcel Map to divide the subject property. The Parcel Map shall be recorded prior to the
issuance of building permits.
4. 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).
5. 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.
6. 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.
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 4
7. Fences: Any newly proposed fencing and/or walls shall comply with Section 21.59.090 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.
8. Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. Any vacant 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).
9. 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.
10. On-Site Lighting:, 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
decorative design to be compatible with the residential development and shall incorporate
energy saving features.
11. 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.
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 areas 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
areas at the construction site.
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 5
12. Parking and Driveway: All pazking and driveway azeas shall be developed in compliance
with Chapter 21.50 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.
13. Covenants, Codes and Restrictions (CC&Rs): Prior to recordation of the Parcel 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. The formation of a homeowner's association to ensure the long-term maintenance of the
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
azeas, including the common access driveway.
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 for the availability of an interior garage space for the pazking of two vehicles at
all times and no pazking in the driveway.
f. Provision to prohibit the use of parking spaces for storage purposes, including boats,
trailers, and recreational vehicles.
g. The on-site sewer shall be privately maintained.
14. Contractor Contact Information Posting: 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.
Building Division
15. Permits Required: A building permit application shall be required for each proposed new
residential structure. The building permit shall include ElectricaUPlumbing/Mechanical fees
when such work is part of the permit.
16. Plan Preparation: This project requires plans prepared 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.
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 6
17. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
18. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
19. 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 prepared by a licensed
engineer specializing in soils mechanics.
20. 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.
21. 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 as specified 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
22. Title 24 Energ}_Compliance: California Title 24 Energy Compliance forms CF-1R and MF-
1R shall be blue-lined on the construction plans. 81/x X 11 calculations shall be submitted as
well.
23. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect 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.
24. 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.
25. 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
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 7
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
26. 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.
27. 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 Clara County Fire Department (378-4010)
c. Bay Area Air Quality Management District (Demolitions Only)
d. School District:
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.
COUNTY FIRE DEPARTMENT
28. 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.
29. Required Fire Flow: The required fire flow for this project is 1,000 gpm at 20 psi residual
pressure. The required fire flow is available from area water mains and fire hydrant(s),
which are located at the required spacing.
30. 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.
31. Fire Lane Marking Required: Roadways deemed necessary to facilitate emergency vehicle
access, shall be identified in accordance with Fire Department Standards Details and
Specification A-6 and Local Government Standards. This requirement pertains to the entire
length of the driveway along the eastern property line.
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 8
32. Required Access to Water Supply (Hydrants): Portions of the structure(s) are greater than
150 feet of travel distance from the centerline of the roadway containing public fire hydrants.
Provide an on-site fire hydrant or provide an approved fire sprinkler system throughout all
portions of the affected building. Note: This requirement pertains to the rear duet only.
PUBLIC WORKS DEPARTMENT
33. Tentative Parcel Map: The applicant shall submit a complete and accurate Tentative Parcel
Map in accordance with the Planning Division's checklist.
34. Parcel Map: Prior to issuance of any building permits for the project, the applicant shall
submit a Parcel Map for recordation upon approval by the City.
35. Preliminary Title Report: Upon submittal of the Tentative Pazcel Map, the applicant shall
provide a current Preliminazy Title Report.
36. Public Service Easement and Sidewalk Easement: Prior to recordation of the Parcel Map, the
applicant shall grant afour-foot sidewalk easement on private property contiguous with the
public right-of-way along the West Sunnyoaks Avenue frontage. 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.
37. Easements: Prior to recordation of the Parcel Map, the applicant shall cause easements to be
recorded for utilities, storm drains, reciprocal ingress and egress, emergency vehicles etc., as
necessary.
38. Monumentation for Pazcel Map: Prior to recordation of the Pazcel Map, the applicant shall
provide security for setting all monuments shown on the map.
39. 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 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:
a. Removal of the existing curb, gutter, sidewalk and driveway approach to accommodate
an ADA compliant driveway approach.
b. Construction of new curb, gutter, sidewalk and ADA compliant driveway approach.
c. Construction of conforms to existing public and private improvements, as necessary.
40. 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.
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 9
41. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a soils report prepared by a registered geotechnical or civil engineer.
42. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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.
43. 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, which have been resurfaced within
the previous five years, will require boring and jacking for all new utility installations. The
applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
44. 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 year 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.
45. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee.
46. Santa Clara Valley Water District (SCVWD): Prior to the issuance of any permits for
grading, landscaping, building or the recordation of the parcel Map, the applicant shall obtain
clearance from the SCVWD.
47. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
48. Covenants, Conditions, and Restrictions (CC&R's): Provide copies of CC&R's for review
by the City prior to recordation of the Parcel Map and CC&Rs.
49. Demolition: Prior to the recordation of the Parcel Map, the applicant shall obtain a
demolition and remove any nonconforming structures.
SANTA CLARA VALLEY WATER DISTRICT
City Council Resolution
PLN2003-25 - 636 W. Sunnyoaks Avenue- Planned Development Permit
Page 10
50. Clearance Required: The applicant shall obtain written clearance from the Santa Clara
Valley Water District (SCVWD) for construction of this project. Evidence of this clearance
shall be provided to the Planning Division prior to the issuance of building permits.
WEST VALLEY SANITATION DISTRICT
51. Permit Required: The developer must satisfy District sanitary sewer requirements, including
connection fees, plan check fees, inspection fees, etc. Final approval from the District will
be in the form of the District's sewer connection permits. The District will issue a permit for
each parcel.
52. Sewer Maintenance: The on-site sewer shall be privately maintained and included in the
development's CC&R's.
PASSED AND ADOPTED this 5th
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS
day of Auqust , 2003, by the following roll call
Watson, Kennedy, Dean, Burr, Furtado
• None
COUNCILMEMEERS: None
COUNCILMEMBERS: None
APPROVE ~ ~ ~ ~'~
Danie E. Furta ayor
ATTEST: 't"'~'"'~-
~ ~~"
Anne Bybee, City Clerk r,~, ~. ~ - `~ ~,G
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,AND ~CX'-;
rf „pRN{A.
RESOLUTION NO. 10226
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TREE REMOVAL PERMIT (PLN2003-27)
TO ALLOW THE REMOVAL OF TWO PROTECTED TREES ON
PROPERTY OWNED BY MR. RUSSELL MAHZOON LOCATED AT
636 W. SUNNYOAKS AVENUE IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
RUSSELL MAHZOON. FILE NO. PLN2003-27.
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 PLN2003-27.
1. The proposed Tree Removal Permit is consistent with the Low-Medium Density Residential
(6-13 units per gross acre) General Plan land use designation and P-D (Planned-
Development) Zoning District.
2. The project will include the removal of two protected trees (one 19-inch diameter
Cottonwood tree and one 20-inch diameter Pine tree) because they would prohibit the
construction of the new buildings.
3. The two 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.
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.
2. 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.
3. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
City Council Resolution
PLN2003-27 - 636 W. Sunnyoaks Avenue- Tree Removal Permit
Page 2
NOW, THEREFORE, BE IT RESOLVED that the City Council approves a Tree Removal
Permit (PLN2003-27) to allow the removal of two protected trees on property owned by Mr.
Russell Mahzoon located at 636 W. Sunnyoaks Avenue, subject to the following conditions:
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:
1. Anuroved Permit: Approval is granted for a Tree Removal Permit to allow the removal of
two protected trees at 636 W. Sunnyoaks Avenue. This permit shall be valid only in
conjunction with the approved Planned Development Permit (PLN2003-25).
2. Replacement Trees: Two 24-inch box size trees shall be required as replacement for the two
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.
PASSED AND ADOPTED this 5th day of August , 2003, by the following roll call
vote:
AYES: COUNCII.MEMBERS: Watson, Kennedy, Dean, Burr, Furtado
NOES: COUNCII.MEMBERS: None
ABSENT: COUNCII.MEMBERS: None
ABSTAIN: COLTNCILMEMBERS: None _
AP PROVE
Daniel E. Furtado, Mayor
ATTEST: FaR+~o IN`xTRt'<,.<«~ ,~ a ~
Aft CORRECT C~JR`; r}F 7HE OR10tNAL
Anne Bybee, City Clerk vN FtLE fN T'.il~ Q€ ~'Gk
p M'NE CY`?Fr, CITY C~lWK, CITY
(~ P6EL Cl~,~lFORNIA. ~ /(I _ y
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city
Council
ITEM NO: 17
CATEGORY: Public Hearing
MEETING DATE• Au ust 5 2003
Report g
TITLE Public Hearing to consider the application of Mr. Russell Mahzoon to allow a
Zone Change (PLN2003-23) from R-M-S (Multiple Family Residential) to P-
D (Planned Development); a Tentative Parcel .Map (PLN2003-24) to allow
the creation of four lots and one common lot; a Planned Development Permit
(PLN2003-25) to allow the construction of four townhomes and a Tree
Removal Permit (PLN2003-27) to allow the removal of two protected trees on
property owned by Mr. Russell Mahzoon located at 636 W. Sunnyoaks
Avenue in an R-M-S (Multiple Family Residential) Zoning District.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the following actions:
1. Take first reading of the attached Ordinance approving a Zone Change (PLN2003-23)
from R-M-S (Multiple Family Residential) to P-D (Planned Development); and
2. Adopt a Resolution approving a Tentative Parcel Map (PLN2003-24) to allow the creation
of four lots and one common lot, incorporating the attached findings and subject to the
attached conditions of approval; and
3. Adopt a Resolution approving a Planned Development Permit (PLN2003-25) to allow the
construction of four townhomes, incorporating the attached findings and subject to the
attached conditions of approval; and
4. Adopt a Resolution approving a Tree Removal Permit (PLN2003-27) to allow the removal
of two protected trees, incorporating the attached findings and subject to the attached
conditions of approval.
ENVIRONMENTAL DETERMINATION
The Planning ,Commission recommended that the City Council find that this project is
Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act
(CEQA) pertaining to the construction of four dwelling units and Section 15315, Class 15, of the
California Environmental Quality Act (CEQA) pertaining to the division of property in
urbanized areas into four or fewer parcels when the division is in conformance with the City's
General Plan and Zoning Code.
BACKGROUND
The applicant is requesting approval of a Zone Change (PLN2003-23) from R-M-S (Multiple
Family Residential) to P-D (Planned Development); a Tentative Parcel Map (PLN2003-24) to
allow the creation of four lots and one common lot; a Planned Development Permit (PLN2003-
25) to allow the construction of four townhomes and a Tree Removal Permit (PLN2003-27) to
allow the removal of two protected trees on property located at 636 W. Sunnyoaks Avenue.
City Council Report Page 2
PLN2003-23/24/25/27- 636 W. Sunnyoaks Ave._
Zone Change, Tentative Parcel Map, Planned Development Permit and Tree Removal Permit
The project site is currently developed with asingle-family home, which would be demolished
for this project. The subject property is located on the south side of West Sunnyoaks Avenue,
between Virginia Avenue and Winchester Boulevard, and is surrounded by multiple family
residential uses to the north, percolation ponds to the south and townhomes to the east and west.
The Planning Commission, at its meeting of July 8, 2003, forwarded a recommendation to the
City Council by a 6-0 vote (one commissioner was absent) to approve the four applications.
ANALYSIS
General Plan Desi nom: The General Plan land use designation for the project site is Low-
Medium Density Residential (6-13 units per gross acre). The proposed project would be
developed at a density of 10.8 units per gross acre, which is within the density range allowed for
the site.
The proposed project complies with the following General Plan Land Use Element Strategies:
Strategy LUT-5.2a: Neighborhood Compatibility Promote new residential
development and substantial additions that are designed to maintain and support
the existing character and development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods with consistent design
characteristics.
Strategy LUT-7.2n: Consistency With Plans: Ensure that new development and
substantial remodeling projects are consistent with ,Specific Plans, Area Plans,
City Standard Details, and adopted Streetscape Standards to create a cohesive
design.
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high
quality building materials on all buildings to ensure the long-term quality of the
built environment.
Strategy LUT-17.1b: Landscaping: Ensure that new developments provide new
tree plantings, shrubs, greenery and other landscaping materials, and preserve
existing trees and shrubs.
San Tomas Area Neighborhood Plan: The project site is located in the San Tomas
Neighborhood and is subject to the San Tomas Area Neighborhood Plan (STANP). The
Planning Commission found that the proposed project is consistent with the development
standards and design guidelines of the STANP for Low-Medium Density projects (6-13 units per
gross acre) in a P-D Zoning District.
Zone Chance: The current zoning designation for the project site is R-M-S (Multiple Family
Residential). In the R-M-S zoning district, amulti-family dwelling could be constructed on the
project site if all other development standards (i.e. setbacks, parking, etc.) could be met. The
applicant is requesting approval of a Zone Change from R-M-S to P-D to allow for the
City Council Report Page 3
PLN2003-23/24/25/27- 636 W. Sunnyoaks Ave.
Zone Change, Tentative Parcel Map, Planned Development Permit and Tree Removal Permit
development of four townhomes, each unit to be constructed on an individual lot. The Zone
Change does not affect the maximum density range allowance for the property, but does allow
for the separate ownership of the units as opposed to the development of amulti-family dwelling
on a single lot (i.e. apartments).
Tentative Parcel Man: The applicant is requesting approval of a Tentative Parcel Map to
subdivide the property into four 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 for the
construction of four townhomes, each on individual lots. All of the residences would take
vehicular access from West Sunnyoaks Avenue via an 18-foot wide common driveway running
along the eastern property line. The northern elevation that faces West Sunnyoaks Avenue has
an entry way that is oriented towards the street and both buildings are set back a minimum of 15
feet from the property line of adjacent properties and the public. right-of-way as required by the
STANP.
The site plan provides the required 14 parking spaces, eight covered and six uncovered. Each
unit has atwo-car garage and there are six exterior common spaces. Four of the exterior
common parking spaces are compact spaces and represent 29% of the total parking spaces
provided, which falls below the 40% maximum allowed for compact spaces.
Tree Removal Permit: The applicant is proposing to remove two trees that are protected under
the City's Tree Protection Regulations. One 19-inch diameter Cottonwood tree and one 20-inch
diameter Pine tree are proposed to be removed to accommodate the new buildings. An arborist
report was prepared for this project by a Certified Arborist. The landscape plan indicates the two
required 24-inch box replacement trees as well as additiona124-inch box trees on site.
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
None.
City Council Report Page 4
PLN2003-23/24/25/27- 636 W. Sunnyoaks Ave.
Zone Change, Tentative Parcel Map, Planned Development Permit and Tree Removal Permit
Attachments:
1. Draft City Council Ordinance (Zone Change)
2. Draft City Council Resolution (Tentative Subdivision Map)
3. Draft City Council Resolution (Planned Development Permit)
4. Draft City Council Resolution (Tree Removal Permit)
5. Planning Commission Meeting Minutes and Resolutions
6. Planning Commission Staff Report
Prepared by:
Stephanie Willsey, Planner I ~
Reviewed by:
Sharon Fierro, Community Development Director
C`~~ ~
Approved by:
Bernar M. S any, City Manager