PC Summary 08-26-08
City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To:
Mayor and City Council Members
From:
Steve Piasecki, Director of Community Development
Date:
September 8, 2008
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
August 26, 2008
Chapter 19.32 of the Cupertino Municipal code provides for
appeal of decisions made by the Planning Commission
1. Application
DIR-2008-19; John Dozier, 21925 Lindy Lane
Description
Director's Minor Modification to request for a one-year extension of a tentative parcel
map (TM-2005-03) that expires on July 26,2008. The Tentative Map subdivided an
approximately 1.0 acre site into two parcels of about 20,000 square feet each in an Rl-20
zoning.
Action
The Planning Commission approved the application on a 4-1 vote.
The ten day-calendar day appeal will expire on September 12, 2008.
Enclosures:
Planning Commission Report of August 26,2008
Planning Commission Resolution No. 6524
2. Application
EXC-2008-14 (EA-2008-05), TR-2008-05; Amy Cheng, 22823 San Juan Rd
Description
Hillside Exception for a new two story, 3304 square foot, single family residence on a
slope greater than 30% and Tree Removal request to remove and replace three specimen
size Oak trees.
Action
The Planning Commission approved the application on a 4-1 vote.
The fourteen day-calendar day appeal will expire on September 22, 2008.
Enclosures:
Planning Commission Report of August 26, 2008
Planning Commission Resolution No. 6526 & 6527
Plan set
g:planningIPost Hearing/summary to cc082608
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: DIR-2008-19 Agenda Date: August 26,2008
Applicant: John Dozier (for John Knopp)
Property Location: 21925 Lindy Lane
Environmental Review: Categorical Exemption, Section 15315, Minor Land Division
Application Summary:
Request for a one-year extension to July 26, 2009 of the tentative parcel map (file no.
TM-2005-03) for an approved two lot subdivision of a 1.0 acre site into lots of about
20,000 square feet each in an Rl-20 zone.
RECOMMENDATION:
Staff recommends approval of the one-year time extension for the tentative parcel map
and the addition of one new condition per the model resolution.
BACKGROUND:
In 2006, the Planning Commission approved a tentative parcel map to subdivide this
one acre parcel into two 20,000 square foot lots. The project has been delayed for
several reasons outlined in the applicant's email message to staff (Exhibit A). Currently,
the property owner is attempting to obtain final map approval but has been delayed by
lack of agreement over the extent of public street improvements (See Discussion below).
DISCUSSION:
Time Extension:
Approved tentative maps have a time limit of three years. Cupertino Municipal Code
section 18.16.100 allows the approving body to extend the time for an expiring tentative
map for a period of up to another three years (Exhibit B). The request for time
extension was filed before the expiration date, so the tentative map was automatically
extended to the date of this meeting.
Approved Subdivision Conditions:
In approving the subdivision, the Planning Commission placed conditions on the
development to protect the existing land forms and significant trees:
1) Condition #2: Identify future building area that reflects Planning Commission
staff report and prohibit retaining walls over four feet in height.
2) Condition #3: Record a slope easement on the lower slope that ensures the
existing landforms and trees are preserved and that development and other
improvements, except underground utilities, are prohibited.
3) Condition #4: No permission to remove trees and record a covenant on the
property about protecting specimen size trees.
4) Condition #6: Limit vehicular access to Lot #2 from the westerly ingress/ egress
easement.
1-1
Applications: DIR-2008-19
21925 Lindy Lane
Page 2
Street Improvements:
Street improvements are required as part of the final subdivision process and are
administered by the Public Works Department. Engineering studies demonstrated that
the standard, city-required subdivision improvements: 40-foot, curb-to-curb roadway;
curb; gutter; and sidewalk would have violated the tentative map conditions by causing
the removal of two oaks, introduced retaining walls (potentially over 4 feet tall) at the
edge of the sidewalk, and caused the grading of land in the slope easement area to
install a sidewalk and reduce the steepness of the adjacent slope (Exhibit C).
The Public Works Department (PW) determined that the standard street improvements
had to be modified to protect the oak trees and the only mechanism available was for
the applicant to canvass the neighbors for signatures and petition the City Council for a
semi-rural street designation for a segment of Lindy Lane (Exhibit D). This designation
would enable the Public Works Department to narrow the roadway width and
eliminate! modify the sidewalk to protect the two oak trees.
The applicant's efforts to obtain the necessary number of signatures (two-thirds of
affected property owners) failed. A second effort by PW staff also did not yield the
requisite number of signatures. PW staff brought the issue to the City Council's
attention on August 19,2008 and to find out if the Council was interested in taking
unilateral action on the issue, but the Council declined (Exhibit E).
Conclusions:
To protect the Commission's interests in the development, staff recommends that the
Commission approve only a one-year time extension of the map with one additional
tentative map condition:
1) that the applicant obtain City approval of a modified street designation for the R-
1 zoned segment of Lindy Lane from the RHS-zoned properties to just west of
Terra Bella Drive that preserves the Planning Commission's conditions of
approval.
Planning staff believes that the objectives of the neighborhood can be achieved which
preserves the Planning Commission's conditions of approval through a modified street
improvement. One additional year should be more than sufficient time to complete the
final map process. A copy of the commission resolution and approved map are
attached.
ENCLOSURES
Model Resolution
Exhibit A: Justification for time extension
Exhibit B: CMC Section 18.16.100
Exhibit C: Excerpt of Subdivision improvement plans show effects of standard
improvements
Exhibit D: CMC Section 14.04.040 (street improvements)
1-2
DIR-2008-19
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6524
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A MODIFICATION TO A TENT A TIVE MAP APPROV AL TO EXTEND
ITS EXPIRATION DATE TO JULY 26, 2009, WHICH SUBDIVIDES A 1.0 ACRE
PARCEL INTO TWO LOTS OF ABOUT 20,000 SQUARE FEET EACH IN SIZE IN AN
Rl-20 ZONING DISTRICT AT 21925 LINDY LANE
SECTION I: PROJECT DESCRIPTION
Application No.:
Applicant:
Location:
DIR-2008-19
John Dozier (for John Knopp)
21925 Lindy Lane
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received a request to
extend the time for an expiring Tentative Subdivision Map Approval as described in
Section I of this Resolution; and
WHEREAS, the application request was received on July 7, 2008 which was prior to the
expiration of the tentative map on July 26, 2008 and that the map is automatically
extended until the Planning Commission hearing.
WHEREAS, the Planning Commission has held at least one public hearing in regard to
the application; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and has satisfied the following requirement that there is good and sufficient
reasons why the subdivision map process has not been completed within the allowed 3-
year timeline.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application DIR-2008-19 for a Tentative Map modification to
Resolution No.6524
Page 2
DIR-2008-19
July 26, 2008
---------------------------------------------------------------
---------------------------------------------------------------
extend the expiration is approved subject to the conditions which are enumerated in this
Resolution beginning on page 2 thereof, and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application DIR-2008-19, as set forth in the Minutes of Planning Commission Meeting
of July 26, 2008, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
All previous conditions of approval including Commission resolution no. 6313 and a
tentative map entitled "TENT A TIVE MAP, LANDS OF KNOPP, 21925 LINDY
LANE, CUPERTINO, CAli by Nelsen Engineering, dated May 2005, and consisting
of one sheet labeled I, remain in effect, except as may be amended by the conditions
contained in this resolution.
2. SOIL CORE SAMPLING OF LOT NO.2
The applicant/owner shall retain a geotechnical engineer to complete soil core
sampling of the building area of Lot no. 2 and demonstrate in a written report that
there are no significant obstructions to residential development to the satisfaction of
the City Geologist and prior to final map recordation.
3. TIME EXTENSION
The expiration date for tentative map approval (file no. TM-2005-03) is extended to
July 26, 2009.
---------------------------------------------------------------
---------------------------------------------------------------
PASSED AND ADOPTED this 26th day of July 2008, at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Vice Chair Giefer, Kaneda, Rose, Brophy
COMMISSIONERS: Chairperson Miller
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
g:jplanning/pdreportjres;2008jD I R -2008-19 res. doc
/ s/Marty Miller
Marty Miller, Chair
Planning Commission
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CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application: EXC-2008-14; TR-2008-05, EA-2008-05 Agenda Date: August 26,2008
Applicant: Amy Cheng
Property Owner: Amy Cheng
Property Location: San Juan Road, APN 342-22-078
Application Summary:
Hillside Exception to construct a new two-story, 3,304 square-foot single family
residence on a slope greater than 30%.
Tree Removal request to remove and replace three specimen size oaks.
RECOMMENDATION:
Staff recommends that the Planning Commission approve file no. EXC-2008-14 and TR-
2008-05 subject to the model resolutions.
PROJECT DATA:
Existing Zoning District:
Lot Size:
RHS-21 (Residential Hillside Zoning)
15,476 sq. ft., 0.355 acre
Proposed
Ordinance Allowance
Residence Square Footage:
1st &'2nd Floors
Garage
2,813 sq.ft.
491 sq.ft.
3,304 sq.ft.
3,378 sq.ft.
Setbacks:
Front
Sides
Rear
10,27 feet
10, 24 feet
86, 94 feet
1 st Floor
10 feet (min)
10 feet
20 feet
2nd Floor
25 feet
15 feet
25 feet
Building Height:
Grading Quantity:
Parking:
Environmental Review:
24 - 30 feet
<200 cubic yards
6 stalls
Mitigated Negative Declaration
30 feet
2,500 cubic yards
6 stalls
BACKGROUND:
The applicant Amy Cheng is requesting a hillside exception and tree removal permit to
facilitate the constructon of a new, two-story, 3,304 square-foot single-family residence
on a slope greater than 30% in a RHS-21 zoning district. The lot is vacant but
3-1
EXC-2008-14, TR-2008-05
August 28, 2008
Page 2
surrounded by other hillside single-family residences in the Inspiration Heights area of
Cupertino. The area was subdivided in the County in 1917 and later annexed to the
City. Development of these lots is often complicated by the fact that the existing San
Juan Road alignment does not match the location of the mapped roadway, which was
offered to the County, but never accepted. According to various title companies the
mapped roadway is still owned by the abutting property owners.
DISCUSSION:
Zoning Consistency
The proposed dwelling complies with the RHS zoning regulations with respect to
setbacks, building height, square footage, and grading quantity (See Project Data). A
hillside exception is being requested for construction on a slope greater than 30%. The
building site is not on a prominent ridgeline.
Exception for Developments on Slopes Greater Than 30%
The RHS- Hillside Ordinance prohibits any structures or improvements over 500 square
feet in area to occur on slopes greater than thirty percent unless an exception is granted.
The lot on the downhill side of San Juan Road is fairly steep as are the adjoining
downhill properties on San Juan Road.
Geological Review
The City Geologist, Cotton Shires Associates, has reviewed the 1999 geotechnical report
and 2007 update submitted by the project geologist, Earth Investigations Consultants,
and they conclude that the project is geotechnically feasible (Exhibit A, B & C) based on
the manner of construction, which includes building on the existing grade with a
minimum of grading and founding the residence on a pier and grade beam foundation
system with large diameter piers embedded deep into the bedrock. The City Geologist
recommended that the private geologist's recommendations be incorporated into the
construction plans, the foundation be sufficiently imbedded into the bedrock, grading
kept to a minimum and that storm drainage be strictly controlled. Present policies that
encourage the filtration of storm waters onsite must be waived because of the potential
for shallow surficial sloughing of soil, landsliding, soil creep etc. Drainage must be
designed to convey storm waters to the street. The City Geologist's recommendations
are incorporated as a condition of approval in the model resolution.
Tree Removal
A tree survey was prepared for the property and limited to the trees within and
adjacent to the proposed building site (Exhibit D). The report identified six specimen
size (10+ inches in diameter) Coast Live Oaks. The City Arborist, David Babby, has
reviewed the report and noted in addition, three non-specimen size oaks (< 10" in
diameter) proposed for removal and not requiring a permit for removal (Exhibit E).
2
3-2
EXC-2008-14, TR-2008-05
August 28, 2008
Page 3
The original residential design and plan intended for all six specimen size oaks to be
retained. The City Arborist feels that this is not realistic because the close proximity of
the proposed home and decking will adversely impact five of the six oaks (trees # 1, 2,
4,5, and 6) by jeopardizing their longevity and structural form. The City Arborist feels
the potential for significant damage is extremely high. The applicant has re-evaluated
her plans and currently proposes the removal of three of the impacted specimen size
oaks (tree nos. 1, 2 and 4). The first two are located in a proposed interior courtyard
area and tree no. 4 is located under a deck. The Protected Tree Ordinance provides for
two to one replacement of these oaks with 24" box trees. Staff is recommending coast
live oaks as replacements. The City Arborist offers recommendations for the protection
of oak trees no. 5 & 6 not slated for removal, but in the probable event that they are
significantly damage, the model resolution provides for approval of removal of the
trees and suitable replacement trees per the Protected Tree Ordinance.
Submitted by: Colin Jung, Senior Planner ~ (I
Approved by: Steve Piasecki, Director of Community Develop~
Enclosures:
Model Resolutions for Hillside Exception and Tree Removal
Initial Study and ERC Recommendation
Exhibit A: Geotechnical Investigation jProposed New House by Earth Investigations
Consultants dated January 29, 1999.
Exhibit B: Geotechnical Update Proposed Single Family Residential Developmentj 0
San Juan Road by Earth Investigations Consultants dated September 26,
2007.
Exhibit C: Geologic Peer Review by Cotton, Shires Associates, Inc. dated May 14,
2008.
Exhibit D: A Tree Survey Next to 22811 San Juan Road in Cupetino dated December
11,2007
Exhibit E: Review of San Juan Road, Cupertino, CA Arborist Report by David
Babby, Arbor Resources, dated May 6, 2008.
Plan Set
G: \ Planning\ PDREPORT\pcEXCreports \ 2007 excreports\ EXC-2008-14.doc
3
3-3
EXC-2008-14
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6526
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A HILLSIDE EXCEPTION FOR A NEW 3,304 SQUARE FOOT
RESIDENCE ON A SLOPE GREATER THAN 30% ON SAN JUAN ROAD,
APN 342-22-078.
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
EXC-2008-14
Amy Cheng
(no address no.) San Juan Road, APN 342-22-078
SECTION II: FINDINGS FOR EXCEPTION
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Hillside Exception, as described on Section II of this Resolution; and
WHEREAS, the necessary notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held one or more
Public Hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support this
application, and has satisfied the following requirements:
1. The proposed development will not be InJurious to property or
improvements in the area nor be detrimental to the public health and safety.
2. The proposed development will not create a hazardous condition for
pedestrian or vehicular traffic.
3. The proposed development has legal access to public streets and public
services are available to serve the development.
4. The proposed development requires an exception, which involves the least
modification of, or deviation from, the development regulations prescribed in
this chapter necessary to accomplish a reasonable use of the parcel.
5. All alternative locations for development on the parcel have been considered
and have been found to create greater environmental impacts than the
location of the proposed development.
6. The proposed development does not consist of structures on or near known
geological or environmental hazards that have been determined by expert
testimony to be unsafe or hazardous to structures or persons residing therein.
7. The proposed development includes grading and drainage plans that will
ensure that erosion and scarring of the hillsides caused by necessary
construction of the housing site and improvements will be minimized.
Resolution No. 6526
Page 2
EXC-2008-14
August 26, 2008
~~~~~=====================~=======================================
8. The proposed development consists of structures incorporating designs,
colors, materials, and outdoor lighting which blend with the natural hillside
environment and which are designed in such a manner as to reduce the
effective visible mass, including building height, as much as possible without
creating other negative environmental impacts.
9. The proposed development is located on the parcel as far as possible from
public open space preserves or parks (if visible therefrom), riparian corridors,
and wildlife habitats unless such location will create other, more negative
environmental impacts.
10. The proposed development is otherwise consistent with the City's General
Plan and with the purposes of this chapter as described in Section 19.40.010.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, application no. EXC-2008-14 is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application EXC-2008-14, as set forth in the Minutes of the Planning Commission
Meeting of August 26, 2008, and are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set titled: "New Single Family Residence/ APN
342-22-078/San Juan Road/Cupertino, California" dated 10-29-07 and consisting
of 10 sheets labeled Al through AlO, except as may be amended by this
resolution.
2. GEOTECHNICAL REVIEW
Prior to building permit approval, the applicant shall comply with the
recommendations outlined in the Cotton Shires & Associates, Inc. Geologic Peer
Review Letter dated May 14, 2008 and pertaining to the proposed development.
3. CITY ATTORNEY REVIEW
The City Attorney shall review the private agreements between the applicant and the
adjacent property owner to ensure the City's interests with respect to storm drainage,
reciprocal easements and maintenance of the roadway are observed and protected prior to
filing or issuance of the building permit.
4. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
2
Resolution No. 6526
Page 3
EXC-2008-14
August 26, 2008
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written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
SECTION IV:
DEP ARTMENT
CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
5. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
6. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters, sidewalks and related structures shall be installed In
accordance with grades and standards as specified by the City Engineer.
7. FIRE HYDRANT
Fire hydrants shall be located as required by the City and Santa Clara County Fire
Department as needed.
8. GRADING
Grading shall be as approved and required by the City Engineer in accordance
with Chapter 16.08 of the Cupertino Municipal Code. 401 Certifications and 404
permits maybe required. Please contact Army Corp of Engineers and/ or Regional
Water Quality Control Board as appropriate.
9. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Pre and post-
development calculations must be provided to indicate whether additional storm
water control measures are to be installed.
10. UNDERGROUND UTILITIES
The developer shall comply with the requirements of the Underground Utilities
Ordinance No. 331 and other related Ordinances and regulations of the City of
Cupertino, and shall coordinate with affected utility providers for installation of
underground utility devices. The developer shall submit detailed plans showing
utility underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the City Engineer.
3
Resolution No. 6526
Page 4
EXC-2008-14
August 26, 2008
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11. TRANSFORMERS
Electrical transformers, telephone vaults and similar above ground equipment
enclosures shall be screened with fencing and landscaping or located underground
such that said equipment is not visible from public street areas. The transformer
shall not be located in the front or side building setback area.
12. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMP's), as required by the State Water
Resources Control Board, for construction activity, which disturbs soil. BMP plans
shall be included in grading and street improvement plans.
13. EROSION CONTROL PLAN
The developer must provide an approved erosion control plan by a registered civil
engineer. This plan should include all erosion control measures use to retain
materials on site. Erosion control notes shall be stated on the plans.
14. PRIVATE ROAD AGREEMENT
The applicant shall participate in the road reimbursement agreement, and road &
retaining wall maintenance agreement prior to building permit approval.
PASSED AND ADOPTED this 26th day of August 2008, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Kaneda, Rose, Brophy
COMMISSIONERS: Vice Chair Giefer
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s/Marty Miller
Marty Miller, Chair
Planning Commission
4
TR-2008-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6527
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO APPROVING A
TREE REMOVAL REQUEST TO REMOVE AND REPLACE 3 SPECIMEN SIZE OAK
TREES IN CONJUNCTION WITH A PROPOSED HILLSIDE EXCEPTION (EXC-2008-14)
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TR-2008-05
Amy Cheng
(no address no.) San Juan Road, APN 342-22-078
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for the removal and replacement of 3 trees in conjunction with a proposed hillside
exception (EXC-2008-14); and
WHEREAS, the 3 trees are specimen size coast live oaks with trunk diameters greater
than or equal to 10 inches, subject to Chapter 14.18 of the Municipal Code, pertaining to
Protected Trees; and
WHEREAS, the necessary public notices have been given in accordance with the
Procedural Ordinance of the City of Cupertino, and the Planning Commission has held
one or more public hearings on this matter; and
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application for tree removal is hereby approved; and
That the subconclusions upon which the findings and conditions specified in this
Resolution are based and contained in the Public Hearing record concerning
Application TR-2008-05, as set forth in the Minutes of the Planning Commission
Meeting of August 26, 2008 are incorporated by reference herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROV At ACTION
The applicant is approved to remove three trees on site and designated #1, #2,
and #4 in accordance with the applicant's tree survey/removal plan identified on
sheet Al dated 10/29/07 in the approved plan set titled: " New Single Family
Residence/ APN: 342-22-78/San Juan Road/Cupertino, California" and a tree
Resolution No. 6527 TR-2008-05 August 26,2008
Page 2
survey prepared by Barrie D. Coate & Associates dated December 11, 2007,
except as may be amended by the conditions of this Resolution.
2. TREE REPLACEMENTS
Prior to building occupancy, the applicant shall plant and provide irrigation for
six 24" box coast live oaks downslope of the residence.
For any additional protected trees that are removed due to construction damage,
hazardous conditions or death, the applicant shall be required to replace these
trees in accordance with the Protected Trees Ordinance. Species and size of
replacement trees shall be reviewed and approved by the Community
Development Department.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions.
Pursuant to Government Code Section 66020(d) (1), these Conditions constitute
written notice of a statement of the amount of such fees, and a description of the
dedications, reservations, and other exactions. You are hereby further notified
that the 90-day approval period in which you may protest these fees, dedications,
reservations, and other exactions, pursuant to Government Code Section
66020(a), has begun. If you fail to file a protest within this 90-day period
complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 26th day of August 2008, at a Regular Meeting of the
Planning Commission of the City of Cupertino by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COMMISSIONERS: Chairperson Miller, Kaneda, Rose, Brophy
COMMISSIONERS: Vice Chair Giefer
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST: .
APPROVED:
/ s/Steve Piasecki
Steve Piasecki
Director of Community Development
/ s/Marty Miller
Marty Miller, Chair
Planning Commission
G; \ Planning \ PDREPORT\ RES \ 2008\ TR-2008-05 res. doc
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