CC Resolution No. 24-013 (TM-2023-001) RESOLUTION NO. 24-013
A RESOLUTION OF THE CUPERTINO CITY COUNCIL
APPROVING A TENTATIVE FINAL MAP TO ALLOW SUBDIVISION FOR
CONDOMINIUM PURPOSES ONLY, FOR A SEVEN UNIT TOWNHOME
DEVELOPMENT LOCATED AT 10046 BIANCHI WAY
SECTION I: PROTECT DESCRIPTION
Application No.: TM-2023-001
Applicant: Leon Hu of Top Mission Realty & Investment, Inc.
Location: 10046 Bianchi Way
APN#s: 359-07-021
SECTION II: FINDINGS FOR A TENTATIVE MAP:
WHEREAS, the City of Cupertino received an application for a Tentative Final Map
(Application No. TM-2023-001) as described in Section I of this resolution; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act of
1970 (Public Resources Code Section 21000 et seq.) ("CEQA") and the State CEQA
Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.) ("CEQA
Guidelines"), the project has been determined exempt under Class 32 CEQA Exemption
pursuant to CEQA Guideline Sections 15332 (Infill Development Projects); and
WHEREAS, on December 12, 2023, the Planning Commission recommended on a 3-1-1
vote (Noes: Madhdhipatla, Absent: Mistry) that the City Council approve the
Development Permit (DP-2023-001) in substantially similar form to the Resolution
presented (Resolution No.20), approve the Architectural and Site Approval Permit(ASA-
2023-002) in substantially similar form to the Resolution presented(Resolution No.21),
approve the Tentative Final Map (TM-2023-001) in substantially similar form the
Resolution presented(Resolution No.22)and approve the Tree Removal Permit(TR-2023-
008) in substantially similar form to the Resolution presented (Resolution No.23) except
as may be further amended by conditions in this resolution; and
WHEREAS, all necessary public notices having been given as required by the Procedural
Ordinance of the City of Cupertino and the Government Code, and on January 1711, 2024,
the City Council held a public hearing to consider the Tentative Map Permit; and
WHEREAS, the City Council of the City of Cupertino is the decision-making body for
this Resolution; and
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Page 2
WHEREAS,the applicant has met the burden of proof required to support the application
for a Tentative Map Permit; and
WHEREAS, the City Council finds:
a. That the proposed subdivision map is consistent with the City of Cupertino General
Plan.
The subject property is consistent with the General Plan since the property is permitted to
have up to 25 dwelling units an acre and the project qualifies for a density bonus. The
proposed project complies with General Plan policies that include density, maximum
building height, building design, site planning, and frontage improvements.
b. That the design and improvements of the proposed subdivision are consistent with
the General Plan.
The off-site improvements are consistent with the City's General Plan policies related to
pedestrian safety by providing a parkway between the sidewalk and street, minimizing
curb-cuts, and requiring an urban canopy within the public right-of-way. The project is
also consistent with the General Plan's design requirements, since the project qualifies for
waivers for side setbacks, common open space, and service access.
c. That the site is physically suitable for the type development contemplated under the
approved subdivision.
The proposed subdivision is compatible with the adjoining land uses and no physical
constraints are present that would conflict with anticipated land use development. There
are no topographical anomalies that differentiate this property from adjacent properties.
The site is located on the valley floor, as well as not listed within any environmentally
sensitive zone.
d. That the site is physically suitable for the intensity of development contemplated
under the approved subdivision.
The subject property is physically suitable in size and shape in conformance to development
standards and is appropriately configured to accommodate a multi-unit residential
development.
e. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure fish
and wildlife or their habitat.
The proposed subdivision design and improvements are not likely to cause serious public
health problems nor substantially injure fish and wildlife or their habitat because the
property is a developed site and located in an urbanized area where residential land use is
allowed.
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f. That the design of the subdivision or the type of improvements associated therewith
are not likely to cause serious public health problems.
The proposed subdivision design and improvements are not likely to cause serious public
health problems. The proposed development is consistent with the density and intent of the
policies of the General Plan for a residential development on this site. The on-site and off-
site improvements improve neighborhood walkability through improved sidewalk
construction with size-appropriate driveway cuts and street and private tree plantings.
g. That the design of the subdivision and its associated improvements will not conflict
with easements acquired by the public at large for access through or use of property
within the proposed subdivision.
There is an existing eight foot public right-of way dedication that runs from north to south
along the entire width of the front property line. The development is set back nine feet from
the right-of way dedication, with no encroach from the proposed structure. The
development will pay for and construct a new public sidewalk with proposed hardscape
and softscape improvements. Furthermore, the developer has proposed a Public Art
easement at the north-west corner of the lot, within the developments nine foot front
setback, adjoining the public right-of way dedication.
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter and subject to the conditions which are enumerated in this
Resolution beginning on PAGE 3 thereof, and those contained in all other Resolutions
approved for this Project,
The application for a Tentative Final Map, Application No. TM-2023-001, 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 no. TM-2023-001 as set forth in the Minutes of the City Council Special
Meeting of January 17th 2024 and are incorporated by reference as though fully set forth
herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set entitled "Leon Townhouse, 10046 Bianchi Way
Cupertino, CA 95014" consisting of thirty-five sheets labeled A0.0—A10.0, L1-L1 and
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C3.1-C7.1 drawn by Tectonic Builders Corp.,except as may be amended by conditions
in this resolution.
2. ACCURACY OF PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations,building setbacks,property
size, building square footage, any relevant easements and/or construction records.
Any misrepresentation of any property data may invalidate this approval and may
require additional review.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file nos. DP-2023-001, ASA-2023-002, TM-
2023-001 & TR-2023-008 apply concurrently to this project.
4. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
first page of the building plans.
5. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
6. EXISTING PG&E AND AT&T EASEMENT
Developer shall work directly with PG&E and PT&T to obtain approval from each
respective utility company for the proposed vacation of the existing 20' PG&E and
AT&T easement. The easement may be vacated with the final map or quitclaimed by
a separate instrument. The quitclaim shall be approved and recorded by PG&E and
AT&T, prior to Final Map recordation or issuance of building_permits.
7. CALIFORNIA WATER SERVICE COMPANY CLEARANCE
A letter of clearance shall be obtained from California Water Service Company prior
to Final Map approval. The letter shall include their review and approval of the water
connection, service capability, location and layout of water lines and backflow
preventers, and any additional public service easements necessary to service the
project.
8. SANITARY DISTRICT
A letter of clearance or sign off of street improvement plans for the project shall be
obtained from the Cupertino Sanitary District prior to Final Map approval.
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9. UTILITY EASEMENTS
Clearance approval letters from the agencies with easements on the property
(including PG&E,AT&T,and California Water Company,and/or equivalent agencies)
will be required prior to Final Map approval. Their letters shall include their review
and approval of any easement(s) to be vacated and/or quitclaimed, which include
proposed private structures and utilities within the existing easement(s).
10. INDEMNIFICATION
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City's choice, and hold harmless
the City, its City Council, and its officers, employees, and agents (collectively, the
"indemnified parties") from and against any liability, claim, action, cause of action,
suit, damages, judgment, lien, levy, or proceeding (collectively referred to as
"proceeding")brought by a third party against one or more of the indemnified parties
or one or more of the indemnified parties and the applicant related to any Ordinance,
Resolution, or action approving the project, the related entitlements, environmental
review documents, finding or determinations, or any other permit or approval
authorized for the project. The indemnification shall include but not be limited to
damages, fees, and costs awarded against the City, if any, and cost of suit, attorneys'
fees, and other costs, liabilities, and expenses incurred in connection with such
proceeding whether incurred by the Applicant, the City, or the parties initiating or
bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys' fees and costs incurred in defense of the litigation. Such attorneys' fees and
costs shall include amounts paid to the City's outside counsel and shall include City
Attorney time and overhead costs and other City staff overhead costs and any costs
directly related to the litigation reasonably incurred by City. The applicant shall
likewise agree to indemnify, defend, and hold harmless the indemnified parties from
and against any damages, attorneys' fees, or costs awards, including attorneys' fees
awarded under Code of Civil Procedure section 1021.5, assessed or awarded against
the indemnified parties. The Applicant shall cooperate with the City to enter a
Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary by
proceedings challenging the project approvals and related environmental review, if
the applicant desires to continue to pursue the project.
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The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
11. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of
a statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements
of Section 66020, you will be legally barred from later challenging such exactions.
CITY ENGINEER'S CERTIFICATE OF
ACCEPTANCE OF ENGINEERING/SURVEYING CONDITIONS
(Section 66474.18 California Government Code)
I hereby certify that the engineering and surveying conditions specified in Section IV. of
this Resolution conform to generally accepted engineeri practices.
cj!!o
Chad Mosle , Director of Public Works
City Engineer CA License 66077
PASSED AND ADOPTED at a special meeting of the City Council of the City of
Cupertino this 1711,day of January 2024 by the following vote:
Members of the City Council
AYES: Mohan, Fruen, Moore, Wei
NOES: None
ABSENT: None
ABSTAIN: Chao
Resolution No. 24-013
Page 7
SIGNED:
(-., 1/29/2024
Sheila Mohan, Mayor Date
City of Cupertino
ATTEST:
�., 1/29/2024
Kirsten Squarcia, City Clerk Date