KALI27 · Crabtree Evidence Pack · 6/24 Intake Summary Required Items Support Evidence Ask Andrew Reply Draft
Readiness Checklist + Evidence Index

🏟️ Crabtree × City Planning — Evidence Pack

Rezone APN 477-21-075 (land, 0.91 ac) + APN 477-27-030 (unit, 2127 S. 10th St) · HI → CIC · District 7
6/24 virtual intake · South Bay Sports Training · Prepared Tue 6/23/2026
● DRAFT ONLY · READ-ONLY ON SOURCES · NO SENDS
✅ HAVE — file located ⛔ MISSING — must get 🟠 PARTIAL — draft exists, needs finishing ●= who to get it from

⭐ READY vs MISSING — what you can walk in with

6/24 is an intake / completeness check, not a hearing. Goal: get the package accepted with both APNs on one application. You can walk in with a strong drafted package; 4 hard items still block a "complete" filing.

✅ READY TO WALK IN WITH

6 of 10
  • Drafted application forms (zoning app filled)
  • Legal description — 477-21-075 (land)
  • Both APNs + parcel reports ("for andrew" set)
  • Location/vicinity maps (context set + Andrew makes final)
  • Owner: Tony can sign as managing member
  • Full supporting rezone evidence (Phase I, photos, narrative)

⛔ STILL MISSING / TO LOCK

4 hard items
  • 🔴 Legal description — 477-27-030 (condo unit)
  • 🔴 Stamped plat map (none located — commission or Andrew)
  • 🔴 Final owner signatures (co-owners + Cooley title issue)
  • 🟠 CEQA consultant named (City's approved list)
One-line readiness: You have the substance (parcels, narrative, environmental, photos, drafted forms). You are short on 4 procedural items — one legal description, the stamped plat, final signatures, and a named CEQA consultant. None of these should stop you filing/intake — confirm with Andrew whether they're due at intake or can be supplemented after (Question 2 below).

📋 THE 7 REQUIRED ITEMS — what the City/Andrew said they'll look for

Mapped one-to-one to the application package the City email named. Each card: ✅ HAVE (exact file + location) / ⛔ MISSING (what to get + from whom).

1 Signed application forms — GPA + Zoning/Rezoning Drafts exist and are strong; need FINAL signatures. 🟠 PARTIAL
✅
Filled zoning application (submission-ready draft)
zoning_application_filled_final.pdf — both APNs, both addresses, District 7, 1.08 ac, HI→CIC, full project description, Federal funding: No, Andrew Crabtree as representative, page-4 indemnification line.
Drive "get in the ZONE!" folder (shared 3/23/26).
✅
Working application Q&A + project description
zone Google Doc (richest source) · sj_zoning_application_working_text_doc.docx · local zone.docx + zone.pdf.
✅
HI-justification + permits drafts
HI_Zoning_Justification_Full.docx (10/21/2025) · Zoning_Justification_Memo_HI_Sports_Manufacturing.docx · Crabtree 3:2:26 Permits x2.pdf.
⛔
FINAL signatures on the GPA form + the Rezoning form
Forms are drafted but unsigned. ● Tony signs (managing member) — see Item 5 for the co-owner / Cooley-title question. Confirm e-signature OK vs wet-ink with Andrew.
Blank City form on file as Zoning BLANK Application SJ.pdf (pages 1–4 requirements) if a fresh fill is needed. Page-3 water-well + hazardous-site checkboxes: leave blank until verified (historical monitoring wells flagged in Phase I).
2 Legal description — each property Land parcel ✅ · Condo unit ⛔ not located. 🟠 1 of 2
✅
477-21-075 (LAND) — legal description available
In the signed buyers docs + deed/quitclaim chain: signed buyers docs land 477-21-075.pdf · land SHORT FORM DEED OF TRUST…pdf · grant dead land .pdf. Deed describes 0.909 ac more or less, Chaboya Partition / North Pueblo Tract No. 1, ref. 1951 Joseph M. Pepitone deed.
Desktop …/land and building purchase info/ + …/S. 10th & S. 3rd/.
⛔
477-27-030 (CONDO UNIT) — standalone unit legal description NOT located
No file by that name surfaced in the indexes. The condo unit description (Unit + Common Area interest, "South of Tenth" condominium plan) must come from the grant deed / preliminary title report.
● Get from: Sarah Whitman (Fidelity National Title, Saratoga — Sarah.Whitman@fnf.com / 408-873-3434) — she issued the condo prelim title report (7/25/22) and can pull the recorded unit deed. Backup: building grant deed.pdf, building 2127 S. 10th St. Signed buyers docs.pdf, 2127S10thS_PIDSignaturePages_3871439.pdf.
⚠️ APN-to-address tie: the only thing that's flipped between drafts is the address label — acreages are consistent (0.91 / 0.17). Make the two legal descriptions tie each APN to the right address so both land in ONE rezoning (this is what fixes Hughes's "I only see one record" problem).
3 Plat map — engineer / surveyor (stamped) No stamped surveyor plat located anywhere. Likely the #1 filing blocker. ⛔ MISSING
⛔
Stamped / wet-signed plat map showing both parcels + the easement
Confirmed missing across BOTH file indexes (CX2 + M5): "No stamped plat map surfaced (confirms the filing blocker)." What you DO have are layouts, not a surveyed/stamped plat: buildout PNGs (5. 12,000 Sq Ft Plan.png, 6. 10,000 Sq Ft Plan.png, 9. Building Layout.png), Remodel 4.pdf, S. 10th Street.pdf site sheet.
🟠
ACTION — resolve who produces it
● Ask Andrew: does he produce the stamped plat, or must a surveyor/engineer be commissioned? Recorded basis to hand the surveyor: HOA CCR 10-31-2007.pdf (Doc #19635855, condo plan) + Loading Dock : Easement Agreement HOA.pdf (Reciprocal Grant of Easement, affects 477-21-075).
Why it matters: the City requires a stamped plat showing both parcels and the easement (vehicular/pedestrian/emergency/business access). If a surveyor is needed, this is the longest-lead item — lock it 6/24.
4 Location / vicinity map Andrew produces the official one; you hold a strong context set. ✅ ANDREW MAKES
✅
Andrew Crabtree produces the official location/vicinity map
Per meeting prep: "Andrew makes the location map." Confirm he has it for the 6/24 packet. The City's vicinity map needs the 500-ft land-use label requirement.
✅
Your context/vicinity set (hand to Andrew as source)
0 S 10th St. Cover Sheet.png · 1 Property Highlights.png · 3 South Bay to VC Map.png · 4. Close Area Map.png · plus the 7th St view / Wide Area Map / Cricket Stadium-Fairgrounds / 1–2 mi context maps in the Drive set. GP exhibit: General Plan Land Use Map City of San Jose.pdf.
5 Property-owner signature Tony can sign — but co-owners + Cooley title-of-record must be confirmed. 🟠 CONFIRM WHO
✅
Tony (Anthony Sanguinetti) — managing member, South Bay Training LLC
Owner entity = South Bay Training LLC (WY). Tony signs as managing member. Adam Varteressian co-owner / co-signs (cc on all threads).
🟠
Co-owners — confirm the signature structure
Tony ~40.5%; Mike Zaro ~19% (Michael P. Zaro, K-1 partner — SOUTH BAY TRAINING LLC_MICHAEL P. ZARO_2024_1065_K1.pdf); Adam the balance. If the City wants all owners, use the additional-owner / multiple-owner affidavit. ● Confirm with Andrew whether the LLC managing-member signature alone suffices or all members must sign.
🔴
Cooley Trust title-of-record question (the land parcel)
Land parcel 477-21-075 title may still show Scott M. Cooley Trust of record vs Tony's 2015 Quitclaim / 2022 escrow. Resolve so the Affidavit of Ownership is clean. ● Verify with: Sarah Whitman / Fidelity (pull current vesting on 477-21-075). Cooley is friendly/cooperative if a confirmatory signature is needed.
Bottom line for 6/24: Tony can sign now as managing member. The open question is who else must sign (co-owners + whether Cooley still appears on title). Lock this with Andrew before final signatures go on the forms.
6 The property list — both APNs + parcel reports Complete. This is the "for andrew" set. ✅ HAVE
✅
Both APNs confirmed
477-21-075 = land lot, 0.91 ac, "0 / S. 10th St" — Code Case #202510357 is on THIS parcel. 477-27-030 = ~9,600 sq ft unit at 2127 S. 10th St, 1 of 12 in "South of Tenth Industrial Condominium." Combined ≈ 1.08 ac, tied by recorded reciprocal easement.
✅
Parcel reports — both (the "for andrew" folder)
477-21-075 Land … Parcel Report.pdf (Drive 1tpA19FWIVNB_CvLZUuM2tXjYYJfkeo-y) · 477-27-030 Building … Parcel Report.pdf (Drive 1Dbayod2gE6xR7jFW3f2efT4F48ggnefh) + a "2" version (Drive 1ueah_WsMozaotnssxEzsWs4I_6CAv9O6) in the "for andrew" folder.
Backup: Property_Information_477-21-075.pdf + Property_Information_477-27-030.pdf · 477-21.pdf / 477-27.pdf · tax records both APNs.
Acreage discrepancy is documented: SJ Zoning 1.407 ac vs SCC assessor 0.91 ac vs Google Earth 0.87 ac — exhibit S 10th St. Acreage Discrepancy.png. Have it ready; the City may ask.
7 CEQA environmental consultant — named for Rezoning form Must pick one from the City's approved list. Drives the whole timeline. ⛔ MISSING
⛔
A named CEQA consultant (or Letter of Intent) — not yet selected
The Rezoning form needs Section 3 completed OR a Letter of Intent from an approved environmental consultant (City list of ~14). None selected yet. This is the long pole — MND likely (~$170K), EIR much higher.
🟠
ACTION
● Get the approved list from Andrew and pick one (or a Letter of Intent) early. Tip: the environmental story is favorable — Phase I ESA is clean (no RECs), which makes consultant scoping easier.
Tie to the GPA question: if you can argue a conforming rezoning without a GPA (Question 3), CEQA is a lighter analysis. Either way the consultant must be named — get it moving regardless of path.

🧱 SUPPORTING EVIDENCE FOR THE REZONE — the "why this should be approved" file

Not on the City's intake checklist, but this is the substance that wins the rezone (active employment use, integrated two-parcel site). All located — this is your strength.

A Phase I Environmental (ESA) Clean 2022 + recent refi Phase I. ✅ HAVE
✅
Phase I ESA — clean, no Recognized Environmental Conditions
Undeveloped Land, 10th St. S, San Jose Phase I ESA November 2022.pdf (multiple copies) · Desktop …/celtic closing Needs/celtic/. Plus a recent Phase I for the refi. Plus Environmental Questionnaires + Environmental Approval Letter.pdf.
Flag: Phase I references historical monitoring wells on the land parcel — that's why page-3 water-well checkbox stays blank until cleared with the consultant/Andrew.
B Buildout photos / video clusters (86 + 27) "What we've done to the property" — active-use evidence. ✅ HAVE
✅
The photo/video evidence
…/Property-IKES/parking S. 10th St./ = 86 hits (IMG_*.jpg, .MOV, .HEIC) · …/Property-IKES/hoa property pics/ = 27 hits · …/parking S. 10th St./front of building 10th St./ = building-front PNGs. Desktop-only — confirm exported/backed up.
Doubles as parking-dispute evidence (timestamped lot photos show the lot is not at capacity) — but for the rezone, frame as active employment buildout, not the HOA fight.
C Construction canon + buildout layouts Documents the active build / industrial + training use. ✅ HAVE
✅
Construction record + layouts
SBST · 10th St. Construction Canon · 5-22-26.md · Remodel 4.pdf · S. 10th Street.pdf site sheet · field/turf layout 6 Tool Field 2.0.png · Container assembly line layout 2.pdf (supports the manufacturing side of the integrated-use story).
D The 995-displacement history narrative Already written as a formal doc — the human + policy story. ✅ HAVE
✅
Historic Family Narrative for zoning
Historic Family Narrative for Use in Zoning & Land-Use Justification.pdf (11/22/2025) + 10th St. Vs 995.md. The displaced-from-995 / why-industrial-fits story is ALREADY a document — USE IT.
Fact-check before public use: the "$20M city bailout / CEO left First Community Housing" details in Tony's intel are strong but need verification before going on the record.
E Integrated two-parcel + easement story The legal backbone tying both APNs into one rezoning. ✅ HAVE
✅
Recorded Reciprocal Grant of Easement + CC&Rs
Loading Dock : Easement Agreement HOA.pdf — Reciprocal Grant of Easement (Cooley Trust ↔ HOA), affects APN 477-21-075, vehicular/pedestrian ingress-egress + emergency + business access. HOA CCR 10-31-2007.pdf — recorded Declaration, Doc #19635855, 12-unit condo. Hoa Easement Zoning Report.pdf.
⚠️ Verify recording: the easement scan shows signatures but no visible recorder's stamp. Confirm it was actually recorded (Sarah Whitman / Santa Clara County Recorder) before leaning on "runs with the land." Also: easement grants NO parking rights — use it for the integrated-site/access story, not parking supply.
F Code case + good-faith compliance record The trigger and the "stay open while rezoning" hold. ✅ HAVE
✅
Inspection Notice + Extension + timeline
INSPECTION NOTICE 0 S 10TH STREET IN.pdf (Case #202510357, HI, cease/remove) · 0 S 10TH STREET IN.pdf · signed Extension Request · City communications timeline. Karla (Code Enf.) confirmed the business may stay open while the rezoning proceeds — your active filing IS the holding strategy.
✅
Financeability angle (use carefully)
Phase I / refi note: property has little practical use/value in current HI configuration → supports why the rezone is reasonable. Appraisal Appraisal - 2127 S 10th Street - AC25-369 - Revised.pdf. Frame as "zoning/use mismatch limits financeability," NOT "no value."

🎯 3 QUESTIONS TO LOCK WITH ANDREW TODAY

Get these answered before the 6/24 call so you know exactly what must be done in the next 24 hours.

1 · What's the TIME of the 6/24 meeting?
Not in any email and it's tomorrow. The City sends the Zoom link 1–2 days before — confirm the slot time now.
2 · Forms completed LIVE at intake, or submitted BEFORE?
This is Tony's own unanswered 5/23 question to Andrew. Determines whether final signatures / legal descriptions / plat must be done in the next 24 hrs, or can be supplemented after intake.
3 · Is a GPA actually required, or can we file a conforming Rezoning-only?
The single biggest driver of timeline + cost. If the site already conforms to the "Monterey Business Corridor" employment designation, you may proceed Rezoning-only (months vs years, far cheaper). If a GPA is unavoidable, confirm the exact entitlement stack and order (GPA + Rezoning + Site Dev/Use Permit).

✉️ CLEAN REPLY TO ANDREW — DRAFT ONLY (Tony sends himself)

Plain-ASCII, copy/paste ready. No send happens here.

Hi Andrew,

Let's stay with the 6/24 virtual intake appointment.

Three quick things I need to lock before the call:
  1. What's the TIME for the 6/24 meeting? I still don't have it confirmed.
  2. Are the forms completed live at the intake, or do you need them
     submitted before? Tell me what must be final in the next 24 hours.
  3. Is a General Plan Amendment actually required, or can we file a
     conforming Rezoning-only if the site already fits the Monterey
     Business Corridor employment designation? If a GPA is required,
     confirm the exact order of filings.

Confirming this is a TWO-property filing - GPA + Rezoning (and the
environmental analysis) need to cover BOTH parcels:
  - APN 477-21-075  (the land lot - S. 10th St - has the code case)
  - APN 477-27-030  (2127 S. 10th St - the condo unit)

On my end, here's where I am:
  - Legal description: I have it for the land parcel (477-21-075).
    I'm pulling the condo-unit description for 477-27-030 from the
    title company / grant deed.
  - Plat map: I do not have a stamped surveyor plat. Do you produce
    this, or do we need to commission a surveyor? This is my biggest
    open item - please advise today.
  - Owner signature: I can sign as managing member of South Bay
    Training LLC. Let me know if all members must sign or if a
    multiple-owner affidavit is needed.
  - CEQA consultant: please send the City's approved list so I can
    name one (or get a Letter of Intent).

Let me know what's still outstanding and what you need from me first.

Thanks,
Tony
South Bay Sports Training

⚠️ Draft only — review and send yourself from tony@southbaytraining.com. Nothing was sent.