PC Summary 01-10-06
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:
January 18, 2006
Subj:
REPORT OF PLANNING COMMISSION DECISIONS MADE
January 10, 2006
Chapter 19.32 of the Cupertino Municipal code provides for
a eal of decisions made b the Plannin Commission
1. Application
TM-2005-13; James Chen, 21713, 21731 & 21711 Alcazar Ave
Description
Tentative Map to subdivide a.9 acre parcel into 4parcels, ranging from
approximately 7,500 to 8,800 square feet
Action
The Planning Commission approved the application on a 4 - 0 vote.
The ten-calendar day appeal will expire on January 28, 2006.
Enclosures:
Planning Commission Report of January 10, 2006
Planning Commission Resolution No. 6351
Approved Plan Set
g:planning/Post Hearing/summary to ccOl1006
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Property Location:
TM-2005-13 Agenda Date: January 10, 2006
James C. Chen
K.Y. & Yuet M. Ho, Hsing and Margaret Kung; Chiao-Fu & Sue-
Fay L. Chang
21711,21713, and 21731 Alcazar Avenue
Application:
Applicant:
Property Owner:
Application Summary:
TENTATIVE MAP to subdivide a .9 acre site into four parcels, ranging from
approximately 7,500 to 9,200 square feet.
RECOMMENDATION:
Staff recommends that the Planning Commission approve the tentative map, file
number TM-2005-13, in accordance with the model resolution.
Project Data:
General Plan Designation:
Density:
Residential, 0-4.4 DU j gross acre
(Monta Vista Special Planning Area)
Rl-7.5
41,352 square feet
Lot 1: 7,501 sf, Lot 2: 7,531 sf, Lot 3: 9,094 sf,
Lot 4: 9,169 sf
4.21 duj gr. acre.
Zoning Designation:
Total Acreage (gross):
Net Acreage per parcel:
Project Consistency with: General Plan:
Zoning:
Environmental Assessment:
Yes
Yes
Categorically exempt.
BACKGROUND:
The project site involves four existing, contiguous properties located on the north side
of Alcazar Avenue, east of Orange Avenue and west of Imperial Avenue, at 21711,
21713 and 21731 Alcazar Avenue. These properties are within the Monta Vista Special
Planning Area.
Three of the lots are improved with single-family residences. The fourth parcel exists as
the driveway access for one of the properties, 21711 Alcazar Avenue, that would
otherwise be landlocked without this access. The surrounding properties include
single-family residences to the east, west and south, and two-story townhouses to the
north.
J -I
TM-2005-13
Page 2
January 10, 2006
In August of 2005, the City Council approved a semi-rural designation for portions of
Alcazar Avenue that eliminated the requirement for sidewalks and street lights. The
subject properties are within this area and are, therefore, exempt from these street
improvements. These lots currently lack curb, gutter and sidewalk improvements.
DISCUSSION:
Site Analvsis
The project proposes to reconfigure four existing parcels into four new lots. All of the
existing structures on the project site, including the residences and garages, will be
demolished as part of the final map process. The existing homes on the properties were
constructed in the 1950's and are not considered historic.
A new 29-foot wide private street will provide access to the new parcels. Parcell will
have access from Alcazar Avenue; Lots 2, 3 and 4 will have access from the private cul-
de-sac. Parking will be allowed on one side of the new private street to allow adequate
travel lane area, including fire truck access, on the remaining portions of the street. As
stated previously, this area is exempt from sidewalk and street light improvements;
however, curbs and gutters will be provided on both sides of the street and around the
cul-de-sac at the termination of the street.
The proposed lots will meet the required minimum lot size of 7,500 square feet for the
Rl-7.5 zoning district and the minimum lot width of 60 feet. The lots will range in size
from approximately 7,500 square feet to 9,200 square feet. The lot widths will range
from 73.5 feet to 88 feet. At this time, the applicant has not submitted architectural and
site plans for the future homes proposed on the lots. However, setback lines have been
provided on the map to conceptually show development envelopes in which the future
homes could be constructed.
Tree Removal:
A tree survey and arborist report was prepared on October 11, 2005 by Barrie Coate for
the subject properties. The report identified 22 trees on the subject properties and seven
trees on the adjacent surrounding properties. One of the trees on the subject site is a
Deodar Cedar (see #11 on the tree survey plan) that is protected by the City's Heritage
and Specimen Trees Ordinance. No other specimen or heritage trees are located on the
subject site. Other impressive trees on the subject properties are two Southern Magnolia
trees along Alcazar Avenue and two English Walnut trees, all of which are on Lot 1.
The applicant has indicated that the Deodar Cedar (tree #11), the two Southern
Magnolia trees (#1 and #2) and a Windmill Palm (#10) will be retained on the subject
site. However, all other trees, including the two English Walnut trees, are proposed to
be removed on site, as they are within the conceptual development envelopes of the
future homes to be constructed on the lots.
The English Walnut trees are located within the conceptual development envelope of
Lot 1. The arborist report also indicates that these trees will be difficult to retain due to
G: IPlanninglPDREPORT1pcTMreports 12005tmreports ITM-2005-13.doc
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TM-2005-13
Page 3
January 10, 2006
future development on the site, since they are intolerant of root disturbance. Staff has
reviewed the location of the trees and concurs with the applicant and arborist report
that these trees would be difficult to retain because the canopy of the trees would also
significantly encompass the development envelope of the lot.
Prepared by: Aki Honda, Senior Planner ~.
Approved by: Steve Piasecki, Director of Community Developmeno-~ ~
,
Enclosures: Model Resolution for TM-2005-13
Plan Set
Exhibit A: Tree Survey & Arborist Report dated October 11, 2005
Email from Steve Malan
G: IPlanninglPDREPOR T1peTMreports 12005 tmreports ITM-2005-1 3.doe
1-3
TM-2005-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO.
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A TENTATIVE MAP TO SUBDIVIDE A .9 ACRE PARCEL INTO FOUR
PARCELS, RANGING FROM APPROXIMATELY 7,500 TO 9,200 SQUARE FEET AT
21713,21731 AND 21711 ALCAZAR AVENUE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2005-13
James Chen
21713,21731 & 21711 Alcazar Ave
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map as described in Section I of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the
Subdivision and Procedural Ordinances of the City of Cupertino, and 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 requirements:
a) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
b) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
c) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
d) That the design of the subdivision or the proposed improvements are not likely
to cause substantial environmental damage nor substantially harm fish and
wildlife or their habitat.
e) That the design of the subdivision or the type of improvements associated
therewith are not likely to cause serious public health problems.
1-4
Resolution No.
Page 2
TM-2005-I3
January 10, 2006
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application TM-2005-13 for a Tentative Map is hereby
approved as modified, 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 TM-2005-13, as set forth in the Minutes of Planning Commission Meeting of
January 10, 2006, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
This approval is based on the exhibits entitled "Tentative Map, Four Parcels
Subdivision, Alcazar Place" consisting of the tentative map (Sheet 1) and
preliminary grading plan (Sheet C-l) dated November 16, 2005, revised
December 29, 2005, except as amended by the conditions contained in this
resolution.
2. DEMOLITION
All existing structures shall be demolished prior to recordation of the final map,
in accordance with City demolition procedures.
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.
4. COVENANT FOR TREE PROTECTION
a. The applicant shall prepare and record a covenant that runs with the land,
prior to final map approval, acknowledging the protective status of the
Deodar Cedar (#11 on tree survey), two Southern Magnolias (#1 and #2).
and the Windmill Palm (#10) on the subject site. The covenant shall also
notify future property owners of these trees to be protected, the
requirements of the Heritage and Specimen Trees Ordinance and that
1--5
Resolution No.
Page 3
TM-2005-I3
January 10, 2006
approval of a tree removal permit is required prior to removal of any of .
these trees. The covenant shall be reviewed and approved by the City
Attorney.
b. All protected trees on site shall be fenced off during construction, watered
on a regular basis and no trenching shall be done within 6' of the tree
trunks.
c. In the event that any trees need to be relocated or removed due to
required improvements, a tree removal application shall be made to the
Director of Community Development.
5. TREE PROTECTION BOND
The applicant, prior to approval of the final map, shall provide a tree protection
bond in the amount of $10,000 to ensure protection of existing trees on the site.
The bond shall be returned after recordation of the final map, subject to a letter
from the City arborist indicating that the trees are in good condition.
6. BELOW MARKET RATE HOUSING
Applicant shall comply with the policies in the City's Below Market Rate
Housing Manual.
Public Works Conditions:
1. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
2. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
3. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
4. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
5. 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.
1-0
Resolution No.
Page 4
TM-2005-I3
January 10, 2006
6. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm: drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
* Pre and Post storm drain calculations are required
7. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City and Santa Clara County Fire, as needed.
8. 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.
9. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees: $ 5% of Off-Site Improvement Cost or
$2,785.00 min.
b. Grading Permit:
$ 6 % of Site Improvement Cost or
$2,000.00 min.
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 3,000.00
$1,273.91
**
$ 6,750.00
$ 15,750.00
By Developer
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P.U.c.)
.1-'7
Resolution No.
Page 5
TM-2005-I3
January 10, 2006
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
10. 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.
11. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
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 your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
13. DRIVEWAY EASEMENT
The developers of Parcels 1,2,3 and 4 shall prepare a reciprocal driveway
easement agreement, approved by the City Attorney, which shall be recorded
prior to recordation of the final map.
,1-5
Resolution No.
Page 6
TM-2005-I3
January 10, 2006
---------------------------------------------------------------
---------------------------------------------------------------
PASSED AND ADOPTED this 10th day of January 2006, 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:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
ATTEST:
APPROVED:
Steve Piasecki
Director of Community Development
Gilbert Wong, Chairperson
Cupertino Planning Commission
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TENT A TIVE MAP
BEING A PORTION OF LOT 14 AND All OF t 5- AS SHOWN ON
CERTAIN MAP ENTlTLro; ïRACT NO. 300, MAP OF THE NOONAN
SUBDMSION, UNIT NO, 2~. RECORDED IN. BOOK 10 OF MAPS, AT
PAGE 16, SANTA clARA COUNTY RECORDS AND LYING ENTIRELY
WITHIN IN
CITY OF ClFERTIIIO, CALFORNA
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NOVEI>4BER, 200S SCALE: 1~=20'-O"
APN: 357-19-018, 058, 079 & 080
OWNER: KOK Y. HO &; YUET M. HO
HSING KUNG &: MARGARET KUNG
CHIAQ-FU CHANG &: SUE-FAY L. CHANG
SUBDIVIDER: KOK Y. HD &: YUET M. HQ
HSING KlJNG &: MARGARET ,KUNG
CHIAO-FU CHANG &: SUE-FAY L CHANG
ENGINEER: JAMES C. CHEN, C.E., S.£.
P.D.BOX 20302
SAN JOSE. CA 95160
( 408)268-0612
EXISTING USE: SINGLE FAMILY RESIDENTIAl
PROPOSED USE: SfNGLE FAMILY RESIDENTIAl
SOURCE OF WATER: SAN JOSE WATER COMPANY
SEWAGE D!SPOSAL: CUPERTINO SANITARY DISTRICT
STORM DRAINAGE: CITY OF CUPERTINO
...._,.
EX!STING ZONING: R-1-7.5
PROPOSED ZONING: R-1-7,5
ACREAGE: 41,352 SQ. FT.
O.949--ACRE5
-.....
PARCEL 1: 7501 5Q.FT
0.172 ACRES
PARCEL 2: 7531 SQ.FT
0.173 ACRES
PARCEL 3: 9094 SO.FT
0,209 ACRES
PARCEl 4: 9169 SO,FT
0.2"11 ACRES
COMMON AREA: 8056 SQ.FT
0.185 ACRES
VICINITY MAP
BASIS OF BEARINGS:
THE BASIS OF BEARINGS IS TAKEN FROM TRACT MAP
NO. 300 NOONAN SUBDMSION - UNIT NO.2
RECORDED IN BOOK 10 OF MAPS AT PAGE 16, 5.4.NTA
CLARA COUNTY RECORDS. THE BEARING BEING NOTED
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VICINITY MAP
BE:NCH MARK;
BIr,f"'26 CONCRETE NAIL IN T.C. ON ~ORTHWEST CURB
RETURN Of STEVENS CREEK BLVD. A.T INTERSECTION
WITH MANN DR!IÆ. CITY OF CUPERTINO DATUM.
ELEVATION "" 334.83 FEET.
BASIS Of BEARINGS:
THE BASIS Of BEARINGS IS TAKEN FROM TRACT MAP
NO. 300 NOONAN SUBOMSION - UNIT NO. 2
RE-cORDED IN BOOK 10 OF MAPS AT PAGE 16, SANTA
ClARA COUNTY RECORDS. THË SEARING BEiNG NOTED
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THE CENTERUN[ OF ORANGE AVENUE.
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TREE SURVEY AT THE HO PROPERTY, ALCAZAR AVE, CUPERTINO
Summary
I prepared an analysis of the 28 trees on this and adjacent properties which might be
affected by construction on this property.
Of these 28 trees, seven of them are on adjacent properties to the north, west and south.
The only trees protected by City of Cupertino Tree Preservation Ordinance are Deodar
Cedars (Cedrus deodara) #7, and #11.
There are no oaks (quercus) species on the property, or other protected native species.
The two most impressive trees on the property are English Walnuts, (Jug/ans regia) #26
and #27, which fonn a combined canopy of75' in width.
These are enonnous trees but if they are retained in the new landscape, they would
certainly require end-weight reduction to prevent limb breakage.
The two trees facing the street are reasonably good specimens of Southern Magnolia
(Magnolia grandiflora), trees # I and #2.
Tree #2 has been badly butchered by high-power line clearing crews, but both are
reasonably healthy specimens.
The plan used in preparation of this report is titled "Preliminary Review" prepared by
James C. Chen, Structural Engineer, dated "9/12/09".
No proposed construction detail was shown on this plan, so it would not be possible at
this point to provide specific tree preservation recommendations, but enclosed are general
recommendations entitled "Tree protection before, during and after Construction" which
can be used as general guidelines.
Respectfully submitted,
~,f}~
Barrie D. Coate
BDC/phlg
Enclosures: Assumptions and Limiting Conditions
Tree Chart
Map
PREPARED BY BARRJE D. COATE, CONSULTING ARBORIST
OCTOBER 111H, 2005
,1-/3
BARRIE D. COATE
and ASSOCIATES
Horti cutural Consultants
23535 Summit Road
Los Gatos. CA 95()33
40S1353-1052
ASSUMPTIONS AND LIMITING CONDITIONS
1. Any legal description provided to the appraiser/consultant is assumed to be correct.
No responsibility is assumed for matters legal in character nor is any opinion rendered as to
the quality of any title.
2. The appraiser/consultant can neither guarantee nor be responsible for accuracy of
information provided by others.
3. The appraiser/consultant shall not be required to give testimony or to attend court by reason
of this appraisal unless subsequent written arrangements are made, including payment of an
additiona fee for services.
4. Loss or removal of any part of this report invalidates the entire appraisal/evaluation.
5. Possession of this report or a copy thereof does not imply right of publication or use for anr
purpose by any other than the person(s) to whom it is addressed without written consent 0
this appraiser/consultant.
6. This report and the values expressed herein represent the opinion of the
appraiser/consultant, and the appraiser's/consultant's fee is in no way contingent upon the
reporting of a specified value nor upon any finding to be reported.
7. Sketches, diagrams, graphs, photos, etc., in this report, being intended as visual aids, are
not necessarily to scale and should not be construed as engineering reports or surveys.
8. This report has been made in conformity with acceptable appraisal/evaluation/diagnostic
reporting techniques and procedures, as recommended by the International Society of
Arboriculture.
9. When applying any pesticide, fungicide, or herbicide, always follow label instructions.
lO.No tree described in this report was climbed, unless otherwise stated. We cannot take
responsibility for any defects which could only have been discovered by climbing. A full root
collar inspection, consisting of excavating the soil around the tree to uncover the root collar
and major buttress roots, was not performed, unless otherwise stated. We cannot take
responsibility for any root defects which could only have been discovered by such an
inspection.
CONSULTING ARBORIST DISCLOSURE STATEMENT
Arborists are tree specialists who use their education, knowledge, training, and experience to
examine trees, recommend measures to enhance the beauty and health of trees, and attempt to
reduce risk of living near trees. Clients may choose to accept or disregard the recommendations
of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree.
Trees are living organisms that fail in ways we do not fully understand. Conditions are often
hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or .
safe under all circumstances, or for a specified period of time. Likewise, remedial treatments,
like medicine, cannot be guaranteed.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some
degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees.
~~¿;.~
Barrie D. Coate
(SA Certified Arborist
Horticultural Consultant
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Date: October 11~, 2005 I Job# 1(}.O5-213
This logo is attached to a plan done by another professional. The
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Page 1 of2
Ciddy Wordell
From: Kiersa Witt on behalf of City of Cupertino Planning Dept.
Sent: Wednesday, January 04, 2006 5:06 PM
To: Ciddy Wordell
Subject: FW: Alcazar_Development Application TM-2005-13
-----Original Message-----
From: Steve Malan [mailto:smaI46@att.net]
Sent: Wednesday, January 04, 2006 3:32 PM
To: 'Angela Chen'; City of Cupertino Planning Dept.; 'Gilbert Wong'; 'Lisa Giefer'; 'Marty Miller'; Taghi Saadati
Cc: Dolly Sandoval; Kris Wang; Orrin Mahoney; Patrick Kwok; Richard Lowenthal
Subject: Alcazar_Development Application TM-2005-13
Reference:
APPLICATION NO.: TM -2005-13
APPLICANT: James Chen
LOCATION: 21713, 21731, 21711 Alcazar Ave. Cupertino, CA
Dear Planning Commissioners,
As you all know the Monta Vista area has Infrastructure problems and the storm drainage system is one
of them. From Orange Avenue to Alcazar A venue, Alcazar slopes towards Imperial A venue. The one
(1) Catch Basin along Alcazar is always clogging up during heavy rain storms, and flooding occurs.
After reviewing the tentative map with a City Planner, I find that the following conditions of approval
are needed to protect my property and my neighbor's property ITom an on going flooding problem on
Alcazar Ave.
1. Along the Alcazar ITontage - I would like to see curbs, gutters, and sidewalk. In addition, a Catch
Basin is needed. This would support the city's Master Plan for the Monta Vista area. Also, this
would help reduce the storm run off.
2. The development needs a storm drainage plan. Also, each lot needs a site drainages plan.
3. Each lot needs curbs and gutters. (Sidewalks would be nice)
Other Concerns:
I. Lot Density seems high
2. Driveway into development appears to be narrow.
3. Driveway Parking will be limited. Overflow parking will impact existing parking problems on
Alcazar.
4. Existing Utility Capacities - Water, Sewer, Storm Drainage, and Electrical.
Thank you for your consideration of these concerns. I look forward on attending the next Planning
Commission meeting
1/4/06
/-/6
TM-2005-13
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6351
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A TENTATIVE MAP TO SUBDIVIDE A .9 ACRE PARCEL INTO FOUR
PARCELS, RANGING FROM APPROXIMATELY 7,500 TO 9,200 SQUARE FEET AT
21713,21731 AND 21711 ALCAZAR AVENUE
SECTION I: PROTECT DESCRIPTION
Application No.:
Applicant:
Location:
TM-2005-13
James Chen
21713,21731 & 21711 Alcazar Ave
SECTION II: FINDINGS
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Tentative Subdivision Map as described in Section 1 of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the
Subdivision and Procedural Ordinances of the City of Cupertino, and 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 requirements:
a) That the proposed subdivision map is consistent with the City of Cupertino
General Plan.
b) That the design and improvements of the proposed subdivision are consistent
with the General Plan.
c) That the site is physically suitable for the type and intensity of development
contemplated under the approved subdivision.
d) That the design of the subdivision or the proposed improvements are not likely
to cause substantial environmental damage nor substantially harm fish and
wildlife or their habitat.
e) That the design of the subdivision or the type of improvements associated
therewith are not likely to cause serious public health problems.
Resolution No. 6351
Page 2
TM-2005-13
January 10, 2006
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the application TM-2005-13 for a Tentative Map is hereby
approved as modified, 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 TM-2005-13, as set forth in the Minutes of Planning Commission Meeting of
January 10, 2006, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
This approval is based on the exhibits entitled "Tentative Map, Four Parcels Subdivision,
Alcazar Place" consisting of the tentative map (Sheet 1) and preliminary grading plan (Sheet
C-l) dated November 16, 2005, revised December 29, 2005, except as amended by the
conditions contained in this resolution.
2. PRIVATE STREET ALIGNMENT
Prior to final map, the applicant shall reconfigure the map by narrowing the private street to a
maximum width of20 feet, for a distance of20 feet in length along Parcell, beginning at the
entrance to the private street ftom Alcazar A venue. The private street may be widened to 29
feet in width past the first 20 feet in length to allow space for street parking along the west
side of the private street.
3. DEMOLITION
All existing structures shall be demolished prior to recordation of the final map, in
accordance with City demolition procedures.
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 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.
Resolution No. 6351
Page 3
TM-2005-13
January 10, 2006
5. COVENANT FOR TREE PROTECTION
a. The applicant shall prepare and record a covenant that runs with the land,
prior to final map approval, acknowledging the protective status of the
English Walnut Tree (#28 on tree survey), Deodar Cedar (#11), two Southern
Magnolias (#1 and #2), and the Windmill Palm (#10) on the subject site. The
covenant shall also notify future property owners of these trees to be
protected, the requirements of the Heritage and Specimen Trees Ordinance
and that approval of a tree removal permit is required prior to removal of any
of these trees. The covenant shall be reviewed and approved by the City
Attorney.
b. All protected trees on site shall be fenced off during construction, watered on
a regular basis and no trenching shall be done within 6' of the tree trunks.
c. In the event that any trees need to be relocated or removed due to required
improvements, a tree removal application shall be made to the Director of
Community Development.
d. The applicant shall post notices on all protective fencing around trees to be
protected and retained on the subject property, stating that such trees are to
be protected and retained.
e. The applicant shall comply with all tree protection measures recommended in
the arborist report prepared by Barrie D. Coate and Associated dated October
11, 2005, including instructions that no material storage and/ or dirt be stored
beneath the tree canopies of protected trees.
6. TREE PROTECTION BOND
The applicant, prior to approval of the final map, shall provide a tree protection
bond in the amount of $10,000 to ensure protection of existing trees on the site.
The bond shall be returned after recordation of the final map, subject to a letter
from the City arborist indicating that the trees are in good condition.
7. BELOW MARKET RATE HOUSING
Applicant shall comply with the policies in the City's Below Market Rate Housing
Manual.
Public Works Conditions:
8. STREET WIDENING
Street widening, improvements and dedications shall be provided in accordance
with City Standards and specifications and as required by the City Engineer.
9. CURB AND GUTTER IMPROVEMENTS
Curbs and gutters and related structures shall be installed in accordance with
grades and standards as specified by the City Engineer.
Resolution No. 6351
Page 4
TM-2005-13
January 10, 2006
10. FIRE HYDRANT
Fire hydrants shall be located as required by the City, San Jose Water Company
and Santa Clara County Fire.
11. TRAFFIC SIGNS
Traffic control signs shall be placed at locations specified by the City.
12. 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.
13. DRAINAGE
Drainage shall be provided to the satisfaction of the City Engineer. Development
in all other zoning districts shall be served by on site storm drainage facilities
connected to the City storm drainage system. If City storm drains are not
available, drainage facilities shall be installed to the satisfaction of the City
Engineer.
Drainage shall be self-sustaining on the project site to the extent possible. The
applicant shall install improvements that employ detention/retention of storm
water, such as interlocking pavers and paving on site, to the satisfaction of the
City Engineer. Catch basins, as required by the City Engineer, shall be installed in
the private street.
* Pre and Post storm drain calculations are required
14. FIRE PROTECTION
Fire sprinklers shall be installed in any new construction to the approval of the
City and Santa Clara County Fire, as needed.
15. 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.
Resolution No. 6351
Page 5
TM-2005-13
January 10, 2006
16. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking
and inspection fees, storm drain fees, park dedication fees and fees for under
grounding of utilities. Said agreement shall be executed prior to issuance of
construction permits.
Fees:
a. Checking & Inspection Fees: $ 5% of Off-Site Improvement Cost or
$2,785.00 min.
b. Grading Permit:
$ 6% of Site Improvement Cost or
$2,000.00 min.
c. Development Maintenance Deposit:
d. Storm Drainage Fee:
e. Power Cost:
f. Map Checking Fees:
g. Park Fees:
h. Street Tree
$ 3,000.00
$1,273.91
**
$ 6,750.00
$ 15,750.00
By Developer
.
**Based on the latest effective PG&E rate schedule approved by the Public Utility
Commission (P.U.C)
Bonds:
a. Faithful Performance Bond: 100% of Off-site and On-site
Improvements
b. Labor & Material Bond: 100% of Off-site and On-site Improvement
c. On-site Grading Bond: 100% of site improvements.
-The fees described above are imposed based upon the current fee schedule
adopted by the City Council. However, the fees imposed herein may be modified
at the time of recordation of a final map or issuance of a building permit in the
event of said change or changes, the fees changed at that time will reflect the then
current fee schedule.
17. 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.
18. DEDICATION OF WATERLINES
The developer shall dedicate to the City all waterlines and appurtenances installed
to City Standards and shall reach an agreement with San Jose Water for water
service to the subject development.
Resolution No. 6351
Page 6
TM-2005-13
January 10,2006
------
19. 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 your grading and street improvement plans. Erosion and or
sediment control plan shall be provided.
20. DRIVEWAY EASEMENT
The developers of Parcels 1,2,3 and 4 shall prepare a reciprocal driveway
easement agreement, approved by the City Attorney, which shall be recorded
prior to recordation of the final map.
---------------------------------------------------------------
---------------------------------------------------------------
PASSED AND ADOPTED this 10th day of January 2006, 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: Chairperson Wong, Vice-Chair Miller, Saadati, Giefer
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
ATTEST:
APPROVED:
I s/Steve Piasecki
Steve Piasecki
Director of Community Development
Is/Gilbert Wong
Gilbert Wong, Chairperson
Cupertino Planning Commission
g:jplanning/pdreportjres(fM-2005-13 res. doc
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TENT A TIVE MAP
BEING A PORTION Of lOT 14 AND All OF 15 AS SHOWN ON
CERTAIN MAP ENTITLED. "TRACT NO. 300, MAP Of THE NOONAN
SUBDIVISION, UNIT NO. 2-, RECORDED IN BOOK 10 Of MAPS, AT
PAGE 16, SANTA ClARA COUNlY RECORDS AND lYING ENTIRELY
WITHIN IN
CITY OF CU'ERTtIO. CALFORNA
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NOVEMBER. 2005 SCAlE: '"""20'-0·
APN: 357-19-018. 058, 079 & 080
OWNER: KOK Y. HO & YUET M. HO
HSJNG KUNG & MARGARET KUNG
CHIAQ-FU CHANG & SUE-FAY L. CHANG
SUBDIVIDER: KOK Y. HQ & YUET M. HO
H51NG KUNG & MARGARET KUNG
CHIAO-FU CHANG & SUE-FAY L. CHANG
ENGINEER: JAMES C. CHEN, C.E" S.L
P.O.BOX 20302
SAN JOSE. CA 95160
(408)268-0612
EXISTING USE: SINGLE FAMilY RESIDENTIAL
PROPOSED USE: SINGLE FAMILY RESIDENTIAL
SOURCE OF WATER: SAN JOSE WATER COMPANY
SEWAGE DISPOSAL: CUPERTINO SANITARY DISTRICT
STORM DRA1NAG[: CITY OF CUPERTINO
EXISTING ZONING: R-1-7.5
PROPOSED ZONING: R~1-7,5
ACREAGE 41,352 sa. n.
0.949 ACRES
PARCEL 1: 7501 so.n
0.172 ACRES
PARCEL 2: 7508 SO.n
0,172 ACRES
PARCEL 3 8829 sa.n
0.203 ACRES
PARCEL 4: 9523 SQ.FT
0.219 ACRES
/
COMMON AREA: 7991 SQ.n
0,183 ACR£S
VICINITY MAP
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NOV 1 7 2005 I
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BASIS OF BEARINGS:
THE BASIS OF BEARINGS 1$ TAKEN FROM TRACT MAP
NO. 300 NOONAN SUBDIVISION ~ UNIT NO. 2
RECORDED IN BOOK 10 OF MAPS AT PAGE 16, SANTA
CLARA COUNTY RECORDS, THE BEARING BEING NOTED
AS NORTH BETWEEN FOUND STREET MONUMENTS ON
THE CENTERLINE OF ORANGE AVENUE
BENCH MARK:
8M~26 CONCRETE NAIL IN T,C. ON NORTHWEST CURB
RETURN OF STEVENS CREEK BLVD. AT INTERSECTION
WITH MANN DRIVE. CITY OF CUPERTINO DATUM
ELE\lATIQN = 334.83 FEET.
LEGEND
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VICINITY MAP
BENCH MARK:
BIA-'26 CONCRETE NAIL IN T.C. ON NORTHWEST CURB
RETURN OF STEVENS CREEK BLVD. AT INTERSECTION
WITH MANN DRIVE. CITY OF CUPERTINO DATUM.
ELEVATION = 334.83 FEET.
BASIS OF BEARINGS:
THE BASIS OF BEARINGS 1$ TAKEN FROM TRACT MAP
NO. 300 NOONAN SUBDIVISION ~ UNIT NO. 2
RECORDED IN BOOK 10 OF MAFS AT PAGE 15, SANTA
CLARA COUNTY RECORDS THE BEARING BEING NOTED
AS NORTH BETWEEN FOUND STREET MONUMENTS ON
THE CENTERLINE Of ORANGE AVENUE.
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Cupertino
California
Date: Qctober111h, 2005 I Job# 10-05-213
This logo is attached to a plan done by another professional. The
presence of this logo is not for the pUlpose of claiming cred~ for the
plan but merely 10 add horticultural or aiboricullural ¡nfomation to a
,Ian prepared others.
He Properly
through 21711 Alcazar Avenue
21731
HORTICULTURAL CONSULTANTS
CONSULTING ARBORISTS
, HARRlED.COATE
and ASSOClA TES
(408)35~IQS2
23535s._iRoad
loIGatø,CÞ. 95G30
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Tree numbers oo""spend to evaluation charts,
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