08/05/2021 Planning Commission Regular Agenda Packet
Regular Planning Commission Meeting Agenda
August 5, 2021
6:30 P.M.
PLANNING COMMISSION MEMBERS
Chair: Tom Fischer: tom.fischer@cityofgilroy.org Andrew Ridley: andrew.ridley@cityofgilroy.org
Joan Lewis: joan.lewis@cityofgilroy.org Manny Bhandal: manny.bhandal@cityofgilroy.org
Vice Chair: John Doyle: john.doyle@cityofgilroy.org
Adilene Jezabel Moreno: adilene.moreno@cityofgilroy.org
PLANNING COMMISSION MEETING MATERIAL IS AVAILABLE ON THE CITY WEBSITE www.cityofgilroy.org
VIEW THE MEETING LIVE ON THE CITY WEBSITE www.cityofgilroy.org.
PUBLIC PARTICIPATION IN THIS MEETING WILL BE LIMITED. MEMBERS OF THE PUBLIC
ARE ENCOURAGED TO PARTICIPATE BY EMAILING ALL PUBLIC COMMENTS TO CHRISTINA
RUIZ AT christina.ruiz@cityofgilroy.org OR BY LEAVING A VOICE MESSAGE COMMENT BY
CALLING (408) 846-0269, PRIOR TO 5:00 P.M. AUGUST 5, 2021.
THE AUGUST 5, 2021 MEETING WILL BE CONDUCTED PURSUANT TO THE PROVISIONS OF THE
GOVERNOR’S EXECUTIVE ORDER N-29-20
In order to minimize the spread of the COVID 19 virus, the City will be offering telephone and email
options for public comments at this meeting. The public is encouraged to participate in this meeting
by telephone or email as follows:
You are strongly encouraged to watch the meeting live on the City of Gilroy’s website at
www.cityofgilroy.org or on Cable Channel 17. To view from the website, select the Council Agendas
and Videos button from the home page.
PUBLIC COMMENTS WILL BE TAKEN ON AGENDA ITEMS BEFORE ACTION IS TAKEN BY
THE PLANNING COMMISSION.COMMENTS MAY BE EMAILED TO THE CLERK PRIOR TO OR
DURING THE MEETING AT christina.ruiz@cityofgilroy.org AND MUST BE RECEIVED BEFORE
THE CHAIR OPENS PUBLIC COMMENT FOR THE ITEM. ADDITIONALLY, COMMENTS MAY BE
MADE BY LEAVING A VOICE MESSAGE AT (408) 846-0269, PRIOR TO 5:00 P.M. AUGUST 5,
2021. IMPORTANT: identify the Agenda Item Number or PUBLIC COMMENT in the subject line
of your email. The Clerk will read the first three minutes of each email into the public record.
In compliance with the Americans with Disabilities Act, and Governors Orde r N-29-20, the City
will make reasonable arrangements to ensure accessibility to this meeting. If you need
special assistance to participate in this meeting, please contact the Community Development
Department a minimum of 2 hours prior to the meeting at (408) 846-0269.
If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising
only those issues you or someone else raised at the public hearing held at this meeting, or in written
correspondence delivered to the Planning Commission at, or prior to, the public hearing. Please take notice
that the time within which to seek judicial review of any final administrative determination reached at this
meeting is governed by Section 1094.6 of the California Code of Civil Procedure.
A Closed Session may be called during this meeting pursuant to Government Code Section 54956.9(b)(1) if a
point has been reached where, in the opinion of the legislative body of the City on the advice of its legal
counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City.
Materials related to an item on this agenda submitted to the Planning Commission after distribution of the
agenda packet are available for public inspection on the City website at www.cityofgilroy.org
I. PLEDGE OF ALLEGIANCE
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
III. PUBLIC COMMENTS: (Three-minute time limit). This portion of the meeting is reserved for
persons desiring to address the Planning Commission on matters not on the agenda. The
law does not permit the Planning Commission action or extended discussion of any item
not on the agenda except under special circumstances. If Planning Commission action i s
requested, the Planning Commission may place the matter on a future agenda. All
statements that require a response will be referred to staff for reply in writing.
PUBLIC HEARINGS FOR RELATED PROJECT APPLICATIONS WILL BE HEARD CONCURRENTLY AND
ACTION WILL BE TAKEN INDIVIDUALLY. COMPANION PROJECTS UNDER NEW BUSINESS WILL BE
TAKEN UP FOR ACTION PRIOR TO, OR IMMEDIATELY FOLLOWING THE RELATED PUBLIC HEARING.
THIS REQUIRES DEVIATION IN THE ORDER OF BUSINESS AS NOTED WITHIN THE AGENDA.
IV. CONSENT AGENDA
1. 6-3-21 Planning Commission Meeting Minutes
V. PUBLIC HEARINGS
A. Architectural and Site Review AS 20-20 (#20090050), Tentative Map TM 20-06
(#20090050), and Planned Unit Development Zoning Amendment Z 20-06
(#20090049) for the Cottages at Kern residential subdivision PUD project.
1. Staff Report: Miguel Contreras, Planner I
2. Open Public Hearing
3. Close Public Hearing
4. Planning Commission Disclosure of Ex-Parte Communications
5. Possible Action:
Staff has analyzed the proposed project, and recommends that the Pla nning
Commission (Roll Call Vote):
a) Review and recommend that the City Council adopt the Mitigated Negative
Declaration prepared for the project, based on findings required by the California
Environmental Quality Act (CEQA); and
b) Adopt a resolution recommending that the City Council approve Planned Unit
Development Z 20-06 as requested, subject to certain findings; and
c) Adopt a resolution recommending that the City Council approve Tentative Map TM
20-06, as requested, subject to certain findings; and
d) Adopt a resolution recommending that the City Council approve Architectural and
Site Review Permit AS 20-20 as requested, subject to certain findings and
conditions.
VI. NEW BUSINESS
A. 2021 Planning Commission Task Force / Committee Assignments Update
1. Staff Report: Karen Garner, Community Development Director
2. Public Comment
3. Possible Action:
Assignment of a Planning Commissioner to the Historic Heritage Committee.
VII. INFORMATIONAL ITEMS
A. Planning Project Log
VIII. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
IX. REPORTS BY COMMISSION MEMBERS
Commissioner Manny Bhandal - South County Joint Planning Advisory Committee
Commissioner John Doyle - Bicycle Pedestrian Commission
Commissioner Joan Lewis - Street Naming Committee
Commissioner Reid Lerner - High Speed Rail Advisory Committee
Commissioner Andrew Ridley - Gilroy Downtown Business Association
X. PLANNING DIVISION REPORT
XI. ASSISTANT CITY ATTORNEY REPORT
XII. ADJOURNMENT to the Next Meeting of August 19, 2021 at 6:30 P.M.
Planning Commission
Regular Meeting
of
JUNE 3, 2021
I. PLEDGE OF ALLEGIANCE
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
Attendee Name Title Status Arrived
Manny Bhandal Planning Commissioner Remote
John Doyle Planning Commissioner Remote
Joan Lewis Planning Commissioner Excused
Fabian Morales Planning Commissioner Late 7:03 PM
Andrew Ridley Planning Commissioner Excused
Tom Fischer Chair Remote
Adilene Jezabel Moreno Planning Commissioner Remote
III. PUBLIC COMMENTS
No public comment.
IV. CONSENT AGENDA
RESULT: APPROVE [UNANIMOUS]
MOVER: Adilene Jezabel Moreno, Planning Commissioner
SECONDER: Manny Bhandal, Planning Commissioner
AYES: Bhandal, Doyle, Fischer, Moreno
ABSENT: Morales
EXCUSED: Lewis, Ridley
1. May 13, 2021 Planning Commission Meeting Minutes
V. CONTINUED PUBLIC HEARINGS
1. Staff recommends that the Planning Commission adopt a resolution approving
Conditional Use Permit CUP 21-01 (21020013), to operate an outdoor farmers market
within a 14,980 square foot portion of the Gilroy Premium Outlets, Building C parking
lot, located at 681 Leavesley Road (APN 835 30 012), subject to certain findings and
conditions, provided in the Resolution of Approval. (Roll Call Vote)
1. Staff Report: Cindy McCormick, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Senior Planner Cindy McCormick presented the report.
Public comment was opened.
No public comment.
Public comment was closed.
Planning Commission Disclosure of Ex-Parte Communications - None
4.1
Packet Pg. 4 Communication: 6-3-21 Planning Commission Meeting Minutes (CONSENT AGENDA)
Motion was made by Vice Chair Doyle, seconded by Commissioner Jezabel Moreno to
adopt a resolution approving Conditional Use Permit CUP 20 -01 (21020013), to operate
an outdoor farmers market within a 14, 980 square foot portion of the Gilroy Premium
Outlets, Building C parking lot, located at 681 Leavesley Road (APN 835 30 012),
subject to certain findings and conditions, provided in the Resolution of Approval.
RESULT: APPROVE [UNANIMOUS]
MOVER: John Doyle, Planning Commissioner
SECONDER: Adilene Jezabel Moreno, Planning Commissioner
AYES: Bhandal, Doyle, Morales, Fischer, Moreno
EXCUSED: Lewis, Ridley
VI. PUBLIC HEARINGS
A. Adopt a resolution recommending to the City Council approval of Tentative Map
application TM 20-08. (Roll Call Vote)
1. Staff Report: Miguel Contreras, Planner I
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Planner I, Miguel Contreras presented the report.
Public comment was opened.
No public comment.
Public comment was closed.
Planning Commission Disclosure of Ex-Parte Communications:
Motion was made by Vice Chair Doyle, seconded by Commissioner Bhandal to adopt a
resolution recommending to the City Council approval of Tentative Map application TM
20-08.
RESULT: APPROVE [UNANIMOUS]
MOVER: John Doyle, Planning Commissioner
SECONDER: Manny Bhandal, Planning Commissioner
AYES: Bhandal, Doyle, Morales, Fischer, Moreno
EXCUSED: Lewis, Ridley
VII. NEW BUSINESS - NONE
VIII. INFORMATIONAL ITEMS
A. Receive the presentation and provide feedback to the Cal Poly graduate students in
the City and Regional. Planning Graduate Design Studio.
1. Staff Report: Cindy McCormick, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
CalPoly Professor Hemalata Dandekar introduced the students.
4.1
Packet Pg. 5 Communication: 6-3-21 Planning Commission Meeting Minutes (CONSENT AGENDA)
Cal Poly Graduating students conducted their research on revitalizing Downtown Gilroy
as their Final Project. The project focused on four main topics: Building Connections,
Community Integration, Historic Passage and Gourmet Alley.
Students present were Alex Lopez, Vyshnavi Shetty, Rylee Rodriguez, David Jaeger,
Alison Maccarley, Olivia Salter, Sadie Scott, Connor Hochleutner, Rachel Henessy, and
Nichole Zittel, Michael O'Toole and David Thoresen.
Comments were received by commission members.
Public comment was opened.
No public comments.
Public comment was closed.
Disclosure of Ex-Parte Communication - Chair Fischer disclosed he had communicated
with professor Dandekar only to discuss on moving Item 8.A. to the top of the agenda.
Feedback was provided to students.
B. Planning Project Log
IX. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION - NONE
X. REPORTS BY COMMISSION MEMBERS
Commissioner Manny Bhandal - South County Joint Planning Advisory Committee; No
meeting, no report.
Commissioner John Doyle - Bicycle Pedestrian Commission; No report.
Commissioner Joan Lewis - Street Naming Committee; excused absence.
Commissioner Fabian Morales Medina- Historic Heritage Committee; No meeting, no
report.
Commissioner Andrew Ridley - Gilroy Downtown Business Association; excused
absence.
XI. PLANNING DIVISION REPORT
1. Commission Budget Input
Community Development Director, Karen Garner presented the report.
Planning Commissioners provided input to suggest to Council to increase the budget
allotment to allow new commissioners to attend conferences and training's on a rotating
basis.
XII. ASSISTANT CITY ATTORNEY REPORT
4.1
Packet Pg. 6 Communication: 6-3-21 Planning Commission Meeting Minutes (CONSENT AGENDA)
Assistant City Attorney, Jolie Houston provided an update on the Orders of Brown Act 20-
20; local government meetings resuming to in person effective June 15, 2021. However,
under Governor Newsom's order, local government bodies can continue to hold public
meetings virtually when deemed necessary..
XIII. ADJOURNMENT to the Next Meeting of July 8, 2021 at 6:30 P.M.
Christina Ruiz, Management Assistant
4.1
Packet Pg. 7 Communication: 6-3-21 Planning Commission Meeting Minutes (CONSENT AGENDA)
Karen L. Garner
DIRECTOR
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: August 5, 2021
TO: Planning Commission
FROM: Kraig Tambornini, Senior Planner
SUBJECT: 2021 Planning Commission Task Force / Committee Assignments
Update
RECOMMENDATION:
Assignment of a Planning Commissioner to the Historic Heritage Committee.
Background:
The Planning Commission is requested to review the Planning Commission
assignments to various task forces and committees and make any adjustments, as
necessary. On February 4, 2021, the Planning Commission conducted its annual review
of assignments to various task force and committees.
The Planning Commission is requested to make a new assignment to the Historic
Heritage Committee, to replace former Commissioner Morales-Medina. The current list
of assignments are as follows:
Task Force or Committee meets when/where Commissioner Assignment
Street Naming Committee Ad Hoc Lewis
High Speed Rail Authority TBD Lerner
Bicycle and Pedestrian Commission
4thTuesday of the
month at 6pm
(virtual)
Doyle
Historic Heritage Committee
3rd Wednesday of
the month at
6pm(virtual)
[Vacant]
Gilroy Downtown Business Assoc. 1st Tuesday of the
month at 6pm at the
Ridley
5.A
Packet Pg. 8
2
GDBA office (7880
Monterey) – may be
virtual now
South County Joint Planning Advisory
Committee
According to the
internet there has
not been a meeting
since October 2017.
Bhandal
5.A
Packet Pg. 9
City of Gilroy
Kern Cottages AS 20-20, TM 20-06 and ZPUD 20-06
Location Map
Date:July 15, 2021Drawn By:4,000 Miguel Contreras Checked By:Miguel Contreras1:Sheet:1:1Scale:
5.A.a
Packet Pg. 10 Attachment: Location Map (3379 : The Cottages at Kern)
UP A/CA/CUP A/CA/CA/CA/CA/CA/CA/CA/C
A/CA/CA/CA/CA/CA/CA/CA/CUP A/CA/CUPA/CA/CUPA/CA/CUP
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/C UPA/CA/C UPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CA/CA/CA/CA/CA/CA/CA/CA/CUPA/CA/CA/CA/CA/CA/CPARCEL ACOMMONOPENSPACEKERN AVENUE(PUBLIC STREET)ST. CLAR AVENUE(PUBLIC STREET)1452362992422161514132827262523212019181712781011PARCEL BWICKHAM COURT
(PRIVATE STREET)BARTON WAY(PRIVATE STREET)WICKHAM COURT(PRIVATE)KERN AVENUE
WREN AVENUETATUM AVENUEMANTELLI
DR
IVE
CITY OF GILROY LIMITSPROJECTSITEARCHITECTURAL & SITE REVIEW/PLANNED UNIT DEVELOPMENTTHE COTTAGES AT KERNGILROY, CALIFORNIAPROJECT TEAMOWNERS:CRC KERN INVESTORS, LLC.ST FRANCIS INVESTMENT IIIAPPLICANT:D.R. HORTON6683 OWENS DRIVE PLEASANTON, CA 94588CONTACT: CHRIS ZABALLOS(510) 506-3750, CPZABALLOS@DRHORTON.COMCIVIL ENGINEER & PLANNER:RUGGERI-JENSEN-AZAR8055 CAMINO ARROYO, GILROY CA 95020CONTACT ENGINEER: JIM SCHUL, P.E. RCE#CONTACT PLANNER: ROSS DOYLE(408) 848-0300, JSCHUL@RJA-GPS.COM & RDOYLE@RJA-GPS.COMARCHITECT:OAG ARCHITECTS, INC.940 TAYLOR STREET, #19 BENICIA, CA 94510CONTACT: NANCY NELSON(707) 746-6586, NNELSON@OAGARCHITECTS.COMLANDSCAPE ARCHITECT:RIPLEY DESIGN GROUP1615 BONANZA STREET, SUITE 314, WALNUT CREEK, CA 94596CONTACT: ANNIKA CARPENTER(925) 938-7436, ACARPENTER@RIPLEYDESIGN.COMVICINITY MAPPROJECT INFORMATION 1.ASSESSOR'S PARCEL NUMBER: 790-17-002 & 790-17-0032.ADDRESS: 9130 & 9160 KERN AVENUE, GILROY3.PROJECT DESCRIPTION: RESIDENTIAL SUBDIVISION CONSISTING OF 29 SINGLE-FAMILYHOMES WITH ASSOCIATED ONSITE IMPROVEMENTS.4.PRESENT LAND USE: VACANT5.EXISTING GENERAL PLAN: MEDIUM DENSITY RESIDENTIAL6.EXISTING ZONING DISTRICT: R3-PUD7.PROPOSED ZONING DISTRICT: R3-PUD8.GROSS SITE AREA: ±3.73 AC9.NET SITE AREA: ±2.91 AC10.BUILDING AREA: 29 SINGLE-FAMILY LOTS ±2.79 ACPRIVATE STREETS (BARTON WAY & WICKHAM COURT) ±0.49 ACWICKHAM COURT (PARCEL B) ±0.09 ACPUBLIC STREET (KERN AVENUE) ±0.24 ACCOMMON OPEN SPACE (PARCEL A) ±0.12 ACTOTAL ±3.73 AC11.NET DENSITY: 9.97 DU/AC12.BUILDING COVERAGE: ±34,679 SF (21.3%)13.LANDSCAPE COVERAGE: ±71,722 SF (±44.0%)14.PARKING & DRIVE AISLES COVERAGE: ±21,121 SF (±12.9%)15.HARDSCAPE COVERAGE: ±35,656 SF (±21.9%)16.UTILITIES:WATER CITY OF GILROYGAS & ELECTRIC PACIFIC GAS & ELECTRICSANITARY SEWER CITY OF GILROYSTORM DRAIN CITY OF GILROYTELEPHONE VERIZONCABLE CHARTER COMMUNICATIONS17.THE PROJECT LIES WITHIN FLOOD ZONE X - OTHER FLOOD AREA DEFINED AS AREAS OF0.2% ANNUAL CHANCE FLOOD; AREA OF 1% ANNUAL CHANCE FLOOD WITH AVERAGEDEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE;AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD (FIRM MAP06085C0639H, EFFECTIVE DATE MAY 18, 2009).18.THE EXISTING TOPOGRAPHY AS SHOWN IS BASED ON AN AERIAL SURVEY DATEDMARCH 16, 2020 PREPARED BY RADMAN. THE CONTOURS SHOWN ON THIS PLANREPRESENT GROUND ELEVATIONS AS DETERMINED AT THE TIME OF SAID SURVEY.19.PARCEL A, STREET LANDSCAPING, AND PARCEL B (WICKHAM COURT) WITHIN THEPROJECT DEVELOPMENT AREA WILL BE OWNED AND MAINTAINED BY A HOMEOWNERASSOCIATION OR A SIMILAR ENTITY.GENERAL NOTES1.THE PROPOSED STREET NAMES DEPICTED HEREIN ARE PRELIMINARY ANDSUBJECT TO CHANGE.2.FLOOR PLANS ARE CONCEPTUAL IN NATURE AND ARE SUBJECT TO CHANGE.3.LOT NUMBERS ARE FOR IDENTIFICATION ONLY AND ARE NOT INTENDED ASFINAL.4.CERTIFICATION OF GRADES AND SOIL COMPACTION REQUIRED PRIOR TOBUILDING PERMIT FINAL.5.ALL FUTURE BUILDINGS SHALL BE SPRINKLERED FOR FIRE SAFETY PER THECITY OF GILROY FIRE AND BUILDING DEPARTMENT STANDARDS.6.ALL RETAINING WALLS (IF REQUIRED) SHALL BE MASONRY AND SHALL BE AMODULAR SYSTEM AND/OR CAST IN PLACE CONCRETE WITH A DECORATIVESURFACING. ALL SITE RETAINING WALLS ARE SUBJECT TO THE REVIEW ANDAPPROVAL OF THE PLANNING, BUILDING, AND ENGINEERING DIVISIONS. WOODWALLS SHALL NOT BE PERMITTED.7.PROPOSED PIPE SIZES, SLOPES, AND ELEVATIONS ARE PRELIMINARY ANDSUBJECT TO REFINEMENT DURING FINAL DESIGN.8.ALL WORK IS TO BE DONE IN COMPLIANCE WITH THE CITY OF GILROYSPECIFICATION STANDARDS AND DESIGN CRITERIA AND IS SUBJECT TO ALLLAWS OF THIS COMMUNITY BY REFERENCE.9.TRANSFORMERS AND SPLICE BOXES SHALL BE UNDERGROUND.10.CERTIFICATION OF IMPROVEMENTS ON SITE PLANS IS REQUIRED PRIOR TOBUILDING FINAL.11.ALL GRADING WILL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSAND CONDITIONS OF THE GEOTECHNICAL ENGINEER'S REPORTS REGARDINGTHIS PROJECT.12.PROPOSED GRADES AS SHOWN ARE PRELIMINARY. FINAL GRADES ARE SUBJECTTO FINAL DESIGN.13.ALL EROSION CONTROL MEASURES SHALL BE IN CONFORMANCE WITH THECRITERIA AND STANDARDS OF THE CITY OF GILROY.14.GRADING, SURFACE IMPROVEMENTS, AND UTILITIES ARE CONCEPTUAL ANDARE SUBJECT TO REVISION AND CITY APPROVAL DURING FINAL DESIGN.15.IF THE PROJECT HAS EXCESS FILL OR CUT THAT WILL BE ON OR OFF-HAULED TOA SITE WITHIN THE CITY LIMITS OF GILROY, AN ADDITIONAL PERMIT ISREQUIRED.16.ALL UTILITIES LOCATED WITHIN BARTON WAY, WICKHAM COURT AND PARCELB (WICKHAM COURT) ARE PRIVATELY OWNED AND MAINTAINED.17.ALL VEGETATION WITHIN PROJECT BOUNDARY TO BE REMOVED EXCEPT TREESNOTED TO REMAIN ON AS&PUD-02.SHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
TITLE SHEETAS&PUD-01W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-01 TITLE SHEET.DWG
PROPOSEDLEGENDDESCRIPTIONEXISTINGPROPERTY LINEEASEMENTFACE OF CURBSTORM DRAINWATERMANHOLESIDEWALKSANITARY SEWERFIRE HYDRANTSTORM DRAIN FIELD INLETSTORM DRAIN CURB INLETUNDERGROUND RETENTION FACILITYBOUNDARYELECTROLIERSDSSWSHEET INDEXSHEET NUMBERSHEET TITLEAS&PUD-01TITLE SHEETAS&PUD-02EXISTING CONDITIONSAS&PUD-03SITE PLANAS&PUD-04DEVELOPMENT STANDARDSAS&PUD-05PRELIMINARY GRADING PLANAS&PUD-06PRELIMINARY UTILITY PLANAS&PUD-07PRELIMINARY SWC PLANT-1TYPICAL STREETSCENEA-1PLAN 1 COLORED FRONT ELEVATIONSA-2PLAN 1 FLOOR PLANA-3PLAN 1 ELEVATION "A" SPANISHA-4PLAN 1 ELEVATION "B" FARMHOUSEA-5PLAN 1 ELEVATION "C" TRADITIONALA-6PLAN 2 COLORED FRONT ELEVATIONSA-7PLAN 2 FLOOR PLANA-8PLAN 2 ELEVATION "A" SPANISHA-9PLAN 2 ELEVATION "B" FARMHOUSEA-10PLAN 2 ELEVATION "C" TRADITIONALA-11PLAN 3 COLORED FRONT ELEVATIONSA-12PLAN 3 FLOOR PLANA-13PLAN 3 ELEVATION "A" SPANISHA-14PLAN 3 ELEVATION "B" FARMHOUSEA-15PLAN 3 ELEVATION "C" TRADITIONALL-1PRELIMINARY LANDSCAPE PLANL-2PRELIMINARY PARK ENLARGEMENTL-3TYPICAL FRONT YARD PRODUCTION LANDSCAPE PLANSL-4PRELIMINARY FRONTAGE & PARK PLANTING PLANSL-5TYPICAL FRONT YARD PRODUCTION PLANTING PLANSL-6PLANT IMAGES COMMON OPEN SPACEL-7PLANT IMAGES FRONT YARD LANDSCAPEL-8PRELIMINARY HYDROZONE PLANAS 20-20 / Z 20-06PROPOSEDLEGENDDESCRIPTIONEXISTINGPROPERTY LINEEASEMENTFACE OF CURBSTORM DRAINWATERMANHOLESIDEWALKSANITARY SEWERFIRE HYDRANTSTORM DRAIN FIELD INLETSTORM DRAIN CURB INLETUNDERGROUND RETENTION FACILITYBOUNDARYELECTROLIERSDSSW5.A.bPacket Pg. 11Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
N 89° 59' 50" W 368.72'N 01° 31' 00" W 434.15'N 89° 59' 50" W 381.16'S 00° 07' 30" W 434.00'LANDS OFST. FRANCIS INVESTMENTS III, A CALIFORNIA LIMITED PARTNERSHIPAPN: 790-17-003(DOC #24019154)LANDS OFCRC KERN INVESTORS LLC, A CALIFORNIA LIMITED LIABILITY COMPANYAPN: 790-17-002(DOC #2413959)RIGHTS OF THE PUBLICEX OAK TO REMAINAS&PUD-02EXISTING CONDITIONS BASIS OF BEARINGS:THE BEARING OF S00°07'30"W BETWEEN FOUND STANDARD CITY MONUMENTS ALONG THECENTERLINE OF KERN AVENUE, AS SHOWN ON THE MAP ENTITLED "TRACT NO. 9112, LOSARROYOS", FILED NOVEMBER 16, 1998 IN BOOK 710 OF MAPS, AT PAGES 1 AND 2, RECORDS OFSANTA CLARA COUNTY, CALIFORNIA, WAS USED AS THE BASIS OF BEARINGS.BENCHMARK:SANTA CLARA VALLEY WATER DISTRICT BENCHMARK "BM259", A BRASS DISK SET IN THE TOPEASTERLY CURB FOR SANTA TERESA BOULEVARD AT THE CENTER OF THE SOUTH MOREYCHANNEL, 800 FEET NORTH FROM MANTELLI DRIVE, ELEVATION (NAVD88) = 219.75 FEET.SHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-02 EXISTING CONDITIONS.DWG
PROPOSEDLEGENDDESCRIPTIONEXISTINGPROPERTY LINEEASEMENTFACE OF CURBSTORM DRAINWATERMANHOLESIDEWALKSANITARY SEWERFIRE HYDRANTSTORM DRAIN FIELD INLETSTORM DRAIN CURB INLETUNDERGROUND RETENTION FACILITYBOUNDARYELECTROLIERSDSSWGENERAL NOTES:ALL VEGETATION WITHIN PROJECT BOUNDARY TO BE REMOVED EXCEPT TREES NOTED TOREMAIN5.A.bPacket Pg. 12Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
PARCEL ACOMMONOPENSPACE26'36'36'24.0'35.0'KERN AVENUE(PUBLIC STREET)111066'46'46'46'61'80'45'84'44'44'44'44'44'86'73'63'44'44'45'88'88'88'88'65'44'44'58'98'95'41'26'16'68'82'93'92'91'77'50'44'46'44'50'37'53'50'88'44'46'44'50'44'81'81'81'
51'41'44'32'33'44'44'44'26'51'15
'
26'
69'70'
81'57'26'16'32'45'27'7'36'2
3
'38'4'33'10'44'44'10'33'
4'44'30'23'20'38'35'83'83'83'
85'38'55'60'87'46'44'2928272625242322212019186789123452113141516178'11'16'14'12'4'45'12'21'4'81'12'121'121'37'98'18'
69'PARCEL BR=28R=28 R=28R=50R=36R=
5
0R=50R=
5
0
R=36R=500R=5016'PSE16'PSE7' PSE16'PSE16'PSE16'PSE10' PSE16'PSE16'PSE16'PSEWICKHAM COURT
(PRIVATE STREET)BARTON WAY(PRIVATE STREET)WICKHAM COURT(PRIVATE)19'9'18'6'6'5.5'5.5'5.5'6'5.5'5.5'5.5'16.0'PSE36' PRIVATE STREETBARTON WAY & WICKHAM COURTNO SCALE8.0' PARKING36.0' ROWFC/ROW16.0' PSE5.5'SWK10.0' TRAVEL LANE℄8.0' PARKING10.0' TRAVEL LANE16.0' PSE5.5' SWKKERN AVENUE (PUBLIC STREET)NO SCALE24.0'TO BE DEDICATED TO THE CITY OF GILROY16.0' PSE6.0' SWK35.0'FCR/WEXIST.PL10.0' LANDSCAPEPROPOSED RESIDENTIALSUBDIVISIONFC/ROWFC/ROW13.0' TRAVEL LANE26.0' PSE13.0' TRAVEL LANEPLPL2%℄26' PRIVATE ALLEY (NO PARKING)WICKHAM COURT (PARCEL B)NO SCALE10.0' PSE7.0' PSEGRIND AND OVERLAY EXISTING STREETW:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-03 SITE PLAN.DWG
SHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
SITE PLANAS&PUD-03PROPOSEDLEGENDDESCRIPTIONEXISTINGPROPERTY LINEEASEMENTFACE OF CURBSTORM DRAINWATERMANHOLESIDEWALKSANITARY SEWERFIRE HYDRANTSTORM DRAIN FIELD INLETSTORM DRAIN CURB INLETUNDERGROUND RETENTION FACILITYBOUNDARYELECTROLIERSDSSWEX. EP5.A.bPacket Pg. 13Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CWICKHAM COURTCCCCCCEEEBABABAD15141312PARCEL B7' PSE10' PSEA/CA/CUPA/CA/CUPA/CA/CA/CA/CEABCCCCDEBACCEBAWICKHAM COURT BARTON WAY981011A/CA/CUPA/CA/C
UPA/CA/CA/CA/C
A/CA/CCCCCEKERN AVENUE
ABDEABBARTON WAY4567UP A/CA/CUP A/CA/CA/CA/CA/CA/CA/CA/C
A/CA/CA/CA/CA/CA/CA/CA/CUP A/CA/CUPA/CA/CUPA/CA/CUP
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/C UPA/CA/C UPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CA/CA/CA/CA/CA/CA/CA/CA/CUPA/CA/CA/CA/CA/CA/CPARCEL ACOMMONOPENSPACE26'36'36'24.0'35.0'KERN AVENUE(PUBLIC STREET)1452362992422161514132827262523212019181712781011PARCEL B16'PSE16'PSE7' PSE16'PSE16'PSE16'PSE10' PSE16'PSE16'PSE16'PSEWICKHAM COURT
(PRIVATE STREET)BARTON WAY(PRIVATE STREET)11131312311WICKHAM COURT(PRIVATE)9'18'20'PLAN 220'PLAN 3PLAN 3PLAN 220'20'PLAN 320'PLAN 120'20'PLAN 2PLAN 2PLAN 120'20'6'6'5.5'PLAN 2PLAN 1PLAN 25.5'20'20'PLAN 2PLAN 1PLAN 220'20'20'PLAN 2PLAN 3PLAN 1PLAN 220'20'20'20'20'5.5'PLAN 2PLAN 220'20'PLAN 2PLAN 120'20'20'PLAN 3PLAN 220'PLAN 1PLAN 2PLAN 2PLAN 120'20'20'20'6'5.5'5.5'5.5'W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-04 DEVELOPMENT STANDARDS.DWG
SHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
DEVELOPMENT STANDARDSAS&PUD-04FRONT BUILDING TO PROPERTY LINE(E)(A)15' MIN.13' MIN.LIVING SPACE TO PRIVATE ALLEY FACE OF CURB/ROW*REAR(B)GARAGE TO PRIVATE ALLEY FACE OF CURB/ROWSIDE 20' MIN.(C)INTERNAL LOT*CORNER TO PRIVATE ALLEY FACE OF CURB/ROW*5' MIN.10' MIN.TYPICAL SETBACKS FOR HOUSES FRONTING/SIDING ON PRIVATE ALLEY1"=30'DEVELOPMENT SETBACKS (D)FRONT BUILDING TO PROPERTY LINE(E)(A)15' MIN.29' MIN.LIVING SPACE TO KERN AVENUE FACE OF CURB/ROW*REAR(B)GARAGE TO KERN AVENUE FACE OF CURB/ROWSIDE 36' MIN.(C)INTERNAL LOT*CORNER TO KERN AVENUE FACE OF CURB/ROW*5' MIN.26' MIN.TYPICAL SETBACKS FOR HOUSES FRONTING/SIDING KERN AVENUE1"=30'* THE PORCH MAY ENCROACH INTO THE FRONT OR SIDE SETBACK ANADDITIONAL 1-FOOT.DEVELOPMENT SETBACKS(D)FRONT BUILDING TO PROPERTY LINE(E)(A)15' MIN.18.5' MIN.LIVING SPACE TO PRIVATE STREET FACE OF CURB/ROW*REAR(B)GARAGE TO PRIVATE STREET FACE OF CURB/ROWSIDE 25.5' MIN.(C)INTERNAL LOT*CORNER TO PRIVATE STREET FACE OF CURB/ROW5' MIN.16' MIN.TYPICAL SETBACKS FOR HOUSES ON PRIVATE STREET1"=30'DEVELOPMENT SETBACKS(D)* THE PORCH MAY ENCROACH INTO THE FRONT OR SIDE SETBACK ANADDITIONAL 1-FOOT.* THE PORCH MAY ENCROACH INTO THE FRONT OR SIDE SETBACK ANADDITIONAL 1-FOOT.DEVELOPMENT STANDARDSPARKING REQUIRED BY GILROY ZONING ORD. 30.31 OFF-STREET PARKING 58 GARAGE SPACES2 STALLS PER DWELLING UNIT (1 COVERED)3.6 PARKING SPACES PER DWELLING UNITPARKING TOTAL REQUIRED PARKING SPACES58 PARKING PROVIDED AT THE COTTAGES AT KERN1 GARAGE SPACE PER DWELLING UNIT (COVERED)29 GARAGE SPACES2 DRIVEWAY SPACES PER DWELLING UNIT58 ON-STREET PARKING SPACESTOTAL PROPOSED PARKING SPACES18 105LOT NO.LOT SF +/-FLOOR PLANHEIGHT MAX.14,415PLAN 335'23,872PLAN 235'34,048PLAN 335'43,872PLAN 235'54,400PLAN 335'65,097PLAN 135'73,564PLAN 235'83,563PLAN 235'94,433PLAN 135'104,312PLAN 235'114,293PLAN 135'124,057PLAN 235'133,129PLAN 235'143,038PLAN 135'153,420PLAN 235'163,848PLAN 235'177,389PLAN 335'183,430PLAN 135'193,989PLAN 235'204,070PLAN 235'214,014PLAN 235'223,822PLAN 235'234,630PLAN 135'246,363PLAN 335'253,817PLAN 235'263,870PLAN 135'273,819PLAN 235'283,814PLAN 235'295,255PLAN 135'PROPOSEDLEGENDDESCRIPTIONEXISTINGPROPERTY LINEEASEMENTFACE OF CURBSTORM DRAINWATERMANHOLESIDEWALKSANITARY SEWERFIRE HYDRANTSTORM DRAIN FIELD INLETSTORM DRAIN CURB INLETUNDERGROUND RETENTION FACILITYBOUNDARYELECTROLIERSDSSWPARKING SPACECOVERAGEPROPOSED15.A.bPacket Pg. 14Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
UP A/CA/CUP A/CA/CA/CA/CA/CA/CA/CA/C
A/CA/CA/CA/CA/CA/CA/CA/CUP A/CA/CUPA/CA/CUPA/CA/CUP
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/C UPA/CA/C UPA/CA/CUPA/CA/CUPA/CA/C
UPA/CA/CA/CA/CA/CA/CA/CA/CA/CA/C
UPA/CA/CA/CA/CA/CA/C14PAD 216.013PAD 216.315PAD 215.916PAD 215.717PAD 215.718PAD 215.519PAD 215.320PAD 215.121PAD 214.922PAD 214.623PAD 214.424PAD 214.725PAD 214.926PAD 214.927PAD 214.729PAD 214.96PAD 215.010PAD 215.011PAD 215.212PAD 215.51PAD 216.22PAD 215.93PAD 215.64PAD 215.35PAD 215.37PAD 214.78PAD 214.79PAD 215.028PAD 214.7LPTC 213.3CL 214.3±GBCL 213.8CL 213.9CL 215.1CL 215.3CL 215.0LPCL 213.2LPTC 213.27HPTC 213.7TC 213.7LPTC 213.2HP
TC 213.8
TC 213.7
TC 214.3
TC 214.3HPTC 214.9LPTC 213.8
TC 214.9TC 215.1TC 215.5TVC 215.9TVC 215.7TVC 215.6CL 214.9TC 215
.0TVC 216.1TC 213.7TC 214.2 TC 214.0TC 213.7TC 214.1TC 215.2
CL/BOW
214
.8TVC 215
.5PAV 214
.3GBCL 214.4HPTC 213.8CL 213.8CL 213.4TC 213.5TC 213
.5TC 213.5TC 214.5TC 214.51.7' MAX RETAINING1.7' MAX RETAINING2.0' MAX RETAINING2.5' MAX RETAINING2.9' MAX RETAINING4.3' MAX RETAINING3.8' MAX RETAINING3.8' MAX RETAINING2.4' MAX RETAINING1.7' MAX RETAINING1.2' MAX RETAINING1.3' MAX RETAININGWICKHAM COURT BARTON WAYWICKHAM COURTCL 213.8PRELIMINARY GRADING PLANAS&PUD-05GRADING NOTES1.ALL PROPOSED GRADES SHOWN ON THIS PRELIMINARY GRADING PLANARE PRELIMINARY AND SUBJECT TO CHANGE DURING FINAL DESIGN.2.SEE THIS SHEET FOR GRADING SECTIONS.3.PROJECT SHALL PROVIDE 2" AC OVERLAY WITH PAVEMENT DIG-OUTSALONG THE PROJECT FRONTAGE.GRADING LEGENDAPPROXIMATE PAD ELEVATIONAPPROXIMATE SPOT ELEVATIONSLOPEPOSSIBLE RETAINING WALLANTICIPATED STREET SLOPEEMERGENCY OVERLAND DRAINAGE RELEASEEXISTING CONTOURPROPOSED MINOR CONTOURPROPOSED MAJOR CONTOURLINE OF VISIBILITY PER CITY OF GILROY STANDARD DETAIL STR-9P 214.0213.01.5%EARTHWORK SUMMARYITEM QUANTITYSITE CUT7,100± CYSITE FILL9,900± CYNETIMPORT2,800± CYSHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-05 PRELIMINARY GRADING PLAN.DWG
5.A.bPacket Pg. 15Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
UP A/CA/CUP A/CA/CA/CA/CA/CA/CA/CA/C
A/CA/CA/CA/CA/CA/CA/CA/CUP A/CA/CUPA/CA/CUPA/CA/CUP
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/C UPA/CA/C UPA/CA/CUPA/CA/CUPA/CA/C
UPA/CA/CA/CA/CA/CA/CA/CA/CA/CA/C
UPA/CA/CA/CA/CA/CA/C8" PVC W PRIVATE18" PVC SDS=0.005±8" PVC W8" PVC W8" PVC
W8" PVC W8" PVC SSS=0.012±8" PVC
SSS=0.003±15" PVC SDS=0.02±8" PVC SS S=0.003±8" PVC SSS=0.003±18" PVC SD S=0.005±18" PVC SDS=0.005±8" PVC SSS=0.003± PRIVATE (PVC)18" PVC SDS=0.005± PRIVATESDMHRIM 213.7±INV 15" IN 208.7±INV 15" IN 206.9±INV 18" OUT 206.9±SDMHRIM 213.2±INV 18"IN 206.3±INV 18" OUT 205.0SDMHRIM 213.1±INV 18" THRU 208.7±SDMHRIM 214.1±CONNECT TO EX SDINV 18" 207.9±EX INV 207.9±SSMHRIM 214.2±CONNECT TO EX SSINV IN 204.7±EX INV 204.61±SSMHRIM 213.8±INV 8" THRU 205.5±SDCITC 214.9±INV 15" OUT 209.9±SSMHRIM 212.2±INV 8" THRU 206.1±SSMHRIM 215.0±INV 8" THRU 206.3±SSMHRIM 215.3±INV 8" 206.9±SDMHRIM 215.2±INV 18" THRU 204.7±SDMHRIM 214.9±INV 15" IN 209.3±INV 18" OUT 205.0±SDMHRIM 214.5±INV 18" OUT 209.2±SDCITC 213.3±INV 18" THRU 204.9±18" SD INV 204.418" SD INV 204.41413151617181920212223242526272961011121234578928EX 18" SDEX 18" SDEX 12" SSEX 12" W EX 12" WEX 12" SS 8" WMSDCITC 213.8INV 15" 208.5±CONNECT TO EXISTING WSTORMCHAMBER8" BFPSDCITC 214.0INV 15" 207.8±15" SDS=0.005±15" PVC SDS=0.005±EX SDMHRIM 213.8±CONNECT TO EX SDMHINV 15" 207.5±EX INV 18" 207.5±EX INV 12" 207.5±EX SDMHRIM 213.7±CONNECT TO EX SDMHINV 15" 208.3±EX INV 18" 208.2±EX INV 12" 208.3±EX INV 12" 208.9±EX SDCIRIM 213.2±EX INV 12" 208.2±EX SDCIRIM 213.1±EX ELECTEX ELECTEX ELECTEX FHEX SSMHEX SSMHEX FHWICKHAM COURT BARTON WAYWICKHAM COURTSDCITC 213.3±INV 15" OUT 206.7±SDCITC 213.2±INV 15" OUT 207.5±SDCITC 213.7±INV 15" OUT 209.2±15" PVC SDS=0.01±15" PVC SD S=0.01±
18" PVC SD S=0.005±18" PVC SD S=0.005±
PRELIMINARY UTILITY PLANAS&PUD-06UTILITY NOTES1.ALL PIPE SIZES, SLOPES AND ELEVATIONS ON THIS PRELIMINARYUTILITY PLAN ARE PRELIMINARY AND SUBJECT TO REFINEMENTDURING FINAL DESIGN.2.ALL WATER MAINS SHOWN IN PUBLIC STREETS ARE PUBLIC AND SHALLBE MAINTAINED BY THE CITY OF GILROY.3.ALL WATER MAINS SHOWN IN PRIVATE STREETS SHALL BE PRIVATEAND MAINTAINED BY THE HOMEOWNER'S ASSOCIATION.4.ALL SANITARY SEWER MAINS SHOWN IN PRIVATE STREETS SHALL BEPRIVATE AND MAINTAINED BY THE HOMEOWNERS' ASSOCIATION.5.ALL STORM DRAIN MAINS SHOWN IN PRIVATE STREETS SHALL BEPRIVATE AND MAINTAINED BY THE HOMEOWNERS' ASSOCIATION.6.ALL SANITARY SEWER AND STORM DRAIN SHOWN IN PUBLIC STREETSSHALL BE OWNED AND MAINTAINED BY THE CITY OF GILROY.7.STORM DRAIN PIPE SYSTEM TO BE DESIGNED TO MEET CITY OF GILROYDESIGN STANDARDS TO CONVEY THE 10-YEAR, 24-HOUR STORM PEAKFLOW RATE. THE 100-YEAR, 24-HOUR PEAK FLOW WILL BE CONVEYEDBY THE FULL STREET SECTION TO THE DOWNSTREAM STORM WATERBASIN.UTILITY LEGEND & ABBREVIATIONSSTORM DRAINSANITARY SEWERWATERMANHOLEINLETFIRE HYDRANTWATER METERELECTROLIERSTORM DRAINSTORM DRAIN MANHOLESANITARY SEWERSANITARY SEWER MANHOLESLOPEINVERT ELEVATIONWATERPROPOSEDEXISTING/FUTURESDSDMHSSSSMHSINVWSHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-06 PRELIMINARY UTILITY PLAN.DWG
5.A.bPacket Pg. 16Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
UP A/CA/CUP A/CA/CA/CA/CA/CA/CA/CA/C
A/CA/CA/CA/CA/CA/CA/CA/CUP A/CA/CUPA/CA/CUPA/CA/CUP
A/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/C UPA/CA/C UPA/CA/CUPA/CA/CUPA/CA/CUPA/CA/CA/CA/CA/CA/CA/CA/CA/CA/CUPA/CA/CA/CA/CA/CA/CSCM AWICKHAM COURT BARTON WAYWICKHAM COURTPROPOSEDLEGENDDESCRIPTIONSTORM DRAINSTORM DRAIN INLETDRAINAGE AREA BOUNDARYDRAINAGE MANAGEMENT AREA IDPRELIMINARY STORMWATER SIZING CALCULATIONSNOTE:1)REFER TO STORM WATER CONTROL PLAN FOR PRELIMINARY AREACALCULATIONS.UNDERGROUND RETENTION FACILITYSTORM WATER MANAGEMENT NOTES:1.THE PROJECT IS LOCATED IN THE CENTRAL COAST REGIONAL WATER QUALITY CONTROL BOARD (CCWQCB) JURISDICTION.STORM WATER RUNOFF MANAGEMENT SHALL ADHERE TO THE CRITERIA IDENTIFIED IN THE "STORMWATER MANAGEMENTGUIDANCE MANUAL FOR LOW IMPACT DEVELOPMENT & POST CONSTRUCTION REQUIREMENTS FOR THE CITY OF GILROY,CITY OF MORGAN HILL, AND COUNTY OF SANTA CLARA", DATED JUNE 2015.2.THIS STORM WATER RUNOFF MANAGEMENT PLAN IS CONCEPTUAL AND SUBJECT TO REVISION BASED ON FINAL DESIGN ANDSITE SPECIFIC INFILTRATION TESTING.3.THE UNDERGROUND STORMWATER RETENTION WAS SIZED USING THE "ROUTING METHOD" IN COMPLIANCE WITH APPENDIXD OF THE CCRWQCB RESOLUTION NO. R3-2013-0032. A GEOTECHNICAL REPORT HAS NOT BEEN PREPARED FOR THIS PROJECT,CALCULATIONS ARE SUBJECT TO CHANGE DURING FINAL DESIGN BASED ON SOIL INFORMATION.4.ALL STORMWATER CALCULATIONS PROVIDED ARE PRELIMINARY AND SUBJECT TO CHANGE DURING FINAL DESIGN. THE LIDMEASURES AND STORMWATER CONTROL FACILITIES MAY BE CHANGED OR MODIFIED DURING FINAL DESIGN AS LONG AS THEPROJECT CAN SHOW CONFORMANCE WITH THE CITY OF GILROY AND CCRWQCB POST-CONSTRUCTION STORMWATERREGULATIONS IN EFFECT AT THE TIME OF THE PROJECT APPROVAL.5.PEAK FLOW AND FLOOD CONTROL MANAGEMENT IS PROVIDED IN EACH TREATMENT AREA WHERE APPLICABLE.PRELIMINARY SWC PLANAS&PUD-07SHEET REVISIONS DATE JOB NO.OFSHEETSSHEETBY
DATE
SCALECK ARCHITECTURAL SITE REVIEW/
THE COTTAGES AT KERN
GILROY, CALFORNIAFOR:D.R. HORTON2020163109/30/2020
PLANNED UNIT DEVELOPMENTAS SHOWNUPDATED PER INCOMPLETE LETTER DATED
OCTOBER 12, 2020.
10/22/2020
W:\JOBS 20\202016 - KERN AND ST CLAR\DRAWINGS\PRELIM\APPLICATIONS\AS&PUD\AS&PUD-07 PRELIMINARY SWC PLAN.DWG
5.A.bPacket Pg. 17Attachment: The Cottages at Kern- Civil (3379 : The Cottages at Kern)
5.A.c
Packet Pg. 18 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
5.A.c
Packet Pg. 19 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
UP0 1 2 4 8
FIRST FLOOR PLAN (662 S.F., 1519 TOTAL S.F.)
2-BAY GARAGE
19'-0"x 20'-6"
34'-0"37'-0"COATS
PWDR.
14'-0" x 13'-6"
GREAT ROOM
29'-0"8'-0"FAMILY
DINING
14'-0" x 11'-0"
KITCHEN
COVERED
PORCH
ENTRY
PANT.
A/C
DNSECOND FLOOR PLAN (857 S.F.)
LAUNDRY
BATH #2
BATH #1WALK-IN
BEDROOM #3
10'-0" x 12'-4"
BEDROOM #2
10'-0" x 11'-4"
BEDROOM #1LINEN
12'-8" x 13'-0"
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-2PLAN 1 (234-1519)
5.A.c
Packet Pg. 20 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
DNTHE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-3AAAA
PLAN 1
Kern Ave .
9-11-20
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
6:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKESTYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"25'-8"RIDGE
RIGHT SIDE "A"
REAR "A"
LEFT SIDE "A"
ROOF PLAN "A"
FRONT ELEVATION "A"
(SPANISH)
SPANISH
STUCCO SIDING
STUCCO OVER FOAM TRIM
DECORATIVE TILE VENTS
DECORATIVE FOAM SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
LOW PROFILE "S"
12" ROOF OVERHANG, TYP.
PLAN 1 6:126:125:125:12
RIDGE
RVALLEYV
A
L
L
E
Y
4:12 4:12
RIDGESIDEYARD
FENCELINE
SIDEYARD
FENCELINE VALLEYVALLEY5:12
5.A.c
Packet Pg. 21 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
FARMHOUSE
•STUCCO SIDING
•STUCCO OVER FOAM TRIM
•BOARD & BATTEN SIDING
•DECORATIVE SHUTTERS
•THEME SPECIFIC GARAGE DOOR
•CONCRETE TILE ROOFING -
"SLATE" PROFILE
•12" ROOF OVERHANG, TYP.
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-4FRONT ELEVATION "B"
(FARMHOUSE)
PLAN 1 DNROOF PLAN "B"5:125:12RIDGE
RIDGE
5:125:12SIDEYARD
FENCELINE
BBBB5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
PLAN 1
Kern Ave .
9-11-20 TYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"25'-6"RIDGE
RIGHT SIDE "B"
REAR "B"
LEFT SIDE "B"
AT LOT 6 PROVIDE BOARD & BATT
AT GABLE END (SHOWN DASHED)
SIDEYARD
FENCELINE
AT LOT 6 PROVIDE FOAM
SHUTTERS (SHOWN DASHED)
5.A.c
Packet Pg. 22 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-5PLAN 1
CCCC5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKESTYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"PLAN 1
Kern Ave .
9-11-2025'-8"RIDGE
25'-8"TRADITIONAL
STUCCO SIDING
STUCCO OVER FOAM TRIM
HORIZONTAL LAP WOOD SIDING
DECORATIVE SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
"SLATE" PROFILE
18" ROOF OVERHANG, TYP.DN6:126:12RIDGE
RVALLEY5:12HIPHIP5:125:12HIPSIDEYARD
FENCELINE
SIDEYARD
FENCELINE
FRONT ELEVATION "C"
(TRADITIONAL)
ROOF PLAN "C"
RIGHT SIDE "C"
REAR "C"
LEFT SIDE "C"
5:12 5:12
AT LOT 9 & 29 PROVIDE
HORIZONTAL WOOD SIDING &
WOOD BRACKET AT GABLE END
(SHOWN DASHED)
AT LOT 9 & 29 PROVIDE FOAM
SHUTTERS (SHOWN DASHED)
V
A
L
L
E
Y
5.A.c
Packet Pg. 23 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
5.A.c
Packet Pg. 24 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
UP0 1 2 4 8
TOTAL S.F.)(726 S.F.;FIRST FLOOR PLAN 1769
2-BAY GARAGE
18'-8"x 20'-4"
34'-0"37'-6"POWDER
OWNER'S
ENTRY
ENTRY
14'-4" x 17'-0"
GREAT ROOM
FAMILY
DINING
10'-0" x 10'-4"
KITCHEN
PANTRY
OPTIONAL
ISLAND
COATS
COVERED
PORCH
STORAGE34'-0"3'-6"31'-6"6'-0"A/C
DN2x6
SECOND FLOOR PLAN (1043 S.F.)
LAUNDRY
BATH #2
BATH #1
BEDROOM #2
12'-0" x 10'-0"
BEDROOM #3
BEDROOM #1
15'-0" x 12'-8"
12'-0" x 10'-0"
BEDROOM #4
10'-4" x 10'-0"LINENWALK-
IN
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-7PLAN 2 ( )234-1769
5.A.c
Packet Pg. 25 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
DN2x6
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-8AAAA
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
6:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKESTYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"PLAN 2
Villages of Fairfield II
7-5-1926'-6"RIDGE
RIGHT SIDE "A"
REAR "A"
LEFT SIDE "A"
ROOF PLAN "A"
FRONT ELEVATION "A"
(SPANISH)
PLAN 2 RIDGEVALLEY5:12
5:12HIP4:125:12
HIPRID.5:12SIDEYARD
FENCELINE
SIDEYARD
FENCELINE
HIPHIPSPANISH
STUCCO SIDING
STUCCO OVER FOAM TRIM
DECORATIVE TILE VENTS
DECORATIVE FOAM SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
LOW PROFILE "S"
12" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 26 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-9DN2x6
BBBB
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
6:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKESTYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"PLAN 2
KERN AVE.
9-14-2026'-6"RIDGE
RIGHT SIDE "B"
REAR "B"
LEFT SIDE "B"
ROOF PLAN "B"
FRONT ELEVATION "B"
PLAN 2 RIDGEVALLEY5:12
5:12HIP5:125:12
HIPRIDGE5:12
SIDEYARD
FENCELINE
SIDEYARD
FENCELINE
(FARMHOUSE)
FARMHOUSE
•STUCCO SIDING
•STUCCO OVER FOAM TRIM
•BOARD & BATTEN SIDING
•DECORATIVE SHUTTERS
•THEME SPECIFIC GARAGE DOOR
•CONCRETE TILE ROOFING -
"SLATE" PROFILE
•12" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 27 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-10DN2x6
CCCC
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
6:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
PLAN 2
Villages of Fairfield II
7-5-19 TYP.TYP.TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"26'-6"RIDGE
RIGHT SIDE "C"
REAR "C"
LEFT SIDE "C"
ROOF PLAN "C"
FRONT ELEVATION "C"
(TRADITIONAL)RIDGEVALLEY5:12
HIPHIP5:125:12HIP5:125:12
5:12
HIPRHIPPLAN 2
SIDEYARD
FENCELINE
SIDEYARD
FENCELINE
TRADITIONAL
STUCCO SIDING
STUCCO OVER FOAM TRIM
HORIZONTAL LAP WOOD SIDING
DECORATIVE SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
"SLATE" PROFILE
18" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 28 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
5.A.c
Packet Pg. 29 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
UP0 1 2 4 8
TOTAL S.F.)(901 S.F.;FIRST FLOOR PLAN 1917
2-BAY GARAGE
19'-0"x 20'-0"
36'-0"41'-0"BATH #3
O.E.
KITCHEN
PANTRY
OPT.
ISLAND
COATS
ENTRY
BEDROOM #4
STORAGE
FAMILY
DINING
10'-0" x 13'-0"
15'-0" x 13'-0"
GREAT ROOM
34'-0"7'-0"11'-4" x 11'-0"
A/C
DNSECOND FLOOR PLAN (1016 S.F.)
LAUNDRY
BATH #2
BATH #1WALK-
IN
BEDROOM #2
10'-4" x 13'-10"
BEDROOM #1
16'-0" x 13'-0"
LINEN
BEDROOM #3
13'-0" x 10'-0"
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-12PLAN 3 ( )236-1917
5.A.c
Packet Pg. 30 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
DNTHE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-13AAAA
PLAN 1
Villages II
7-5-19
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
6:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
3:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"24'-8"RIDGE
RIGHT SIDE "A"
REAR "A"
LEFT SIDE "A"
ROOF PLAN "A"
FRONT ELEVATION "A"
(SPANISH)
PLAN 3
SIDEYARD
FENCELINE
SIDEYARD
FENCELINE 5:125:124:12
4:12
RIDGE
RIDGEVALLEYVALLEYHIPHIPHIPHIPVALLEYRID.RIDGERID.4:12
5:12 5:12
TYP.TYP.
SPANISH
STUCCO SIDING
STUCCO OVER FOAM TRIM
DECORATIVE TILE VENTS
DECORATIVE FOAM SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
LOW PROFILE "S"
12" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 31 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-14DNBBBB
PLAN 3
Kern Ave .
7-5-19
5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
3:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"24'-6"RIDGE
RIGHT SIDE "B"
REAR "B"
LEFT SIDE "B"
ROOF PLAN "B"
FRONT ELEVATION "B"
PLAN 3
SIDEYARD
FENCELINE
SIDEYARD
FENCELINE 5:125:125:12
RIDGE
RIDGEVALLEYVALLEYRIDGE5:12 5:12
TYP.TYP.
5:12
(FARMHOUSE)
FARMHOUSE
•STUCCO SIDING
•STUCCO OVER FOAM TRIM
•BOARD & BATTEN SIDING
•DECORATIVE SHUTTERS
•THEME SPECIFIC GARAGE DOOR
•CONCRETE TILE ROOFING -
"SLATE" PROFILE
•12" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 32 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
THE COTTAGES AT KERN
2006
Gilroy, California
9-23-20
940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
REV. 10-22-20 SHEET A-15DNDNDNUPUPDNUPDNFIRST FLOOR PLAN 1/4"
(ELEVATION "B")
FIRST FLOOR PLAN 1/4"
(ELEVATION "C")
FIRST FLOOR PLAN 1/4"
SECOND FLOOR PLAN 1/4"
(ELEVATION "B")
SECOND FLOOR PLAN 1/4"
(ELEVATION "C")
SECOND FLOOR PLAN 1/4"
(ELEVATION "A")(ELEVATION "A")
PLAN 3
VILLAGES
10-15-20
A/C
A/C
A/C
CCCC5:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
4:12 ROOF PITCH/OGEE GUTTER/FASCIA AT RAKES
PLAN 3
KERN AVE.
9-15-20
TOP PL
TOP PL
T.O. PLY
T.O. CURB 9'-1"8'-1"24'-6"RIDGE
RIGHT SIDE "C"
REAR "C"
LEFT SIDE "C"
ROOF PLAN "C"
FRONT ELEVATION "C"
(TRADITIONAL)
PLAN 3
SIDEYARD
FENCELINE
SIDEYARD
FENCELINE 5:125:125:12
RIDGE
RIDGEVALLEYVALLEYHIPHIPHIPVALLEYRIDGERID.5:12 5:12
TYP.TYP.HIPHIPVAL.TRADITIONAL
STUCCO SIDING
STUCCO OVER FOAM TRIM
HORIZONTAL LAP WOOD SIDING
DECORATIVE SHUTTERS
TILE GUTTER
CONCRETE TILE ROOFING -
"SLATE" PROFILE
18" ROOF OVERHANG, TYP.
5.A.c
Packet Pg. 33 Attachment: Cottages At Kern - Arch (3379 : The Cottages at Kern)
5.A.d
Packet Pg. 34 Attachment: KernAvenue-Landscape (3379 : The Cottages at Kern)
Preliminary Park EnlargementOctober 22, 2020LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436TURFPARKING STALLS PER CIVIL'SIMPROVEMENT PLANSTOT LOT PLAY EQUIPMENTPOUR-IN-PLAY PLAYSURFACINGUNDERGROUND C3 STORAGE PERCIVIL'S IMPROVEMENT PLANS4'-0" WIDE MEANDERINGCONCRETE PATH5'-0" TALL TUBULAR STEELSECURITY FENCE AT OPENSPACE/PRIVATE LOT INTERFACE5'-0" TUBULAR STEEL SECURITYFENCE AT FRONTAGEBGRADED5'-0" WIDE CONCRETE WALK6'-0" HIGH WOOD PRODUCTIONFENCE, TYPICALCLUSTER MAILBOXABENCH, SEE DETAIL DTHIS SHEETLOT 5PLAN 3LOT 7PLAN 2LOT 10PLAN 2LOT 11PLAN 1LOT 12PLAN 2LOT 8PLAN 2LOT 4PLAN 2LOT 3PLAN 3PUBLIC SERVICE EASEMENTBARTON WAYC
STORM DRAIN CHAMBERLIMITSBUILDING ENVELOPE, TYPICALWICKHAMCOURT
5.A.dPacket Pg. 35Attachment: KernAvenue-Landscape (3379 : The Cottages at Kern)
Typical Front Yard Production Landscape PlansOctober 22, 2020LANDSCAPE ARCHITECTURELAND PLANNING1615 BONANZA STREETSUITE 314WALNUT CREEK, CA 94596TEL: 925.938.7377FAX: 925.9387436PLAN 3PLAN 1PLAN 2CONCRETE DRIVEWAY PER CIVIL'SIMPROVEMENT PLANS4'-0' WIDE CONCRETEENTRY WALK, TYPICALLIMITS OF MULCHED PATH TO SIDEACCESS GATE, TYPICAL6'-0" WIDE CONCRETE SIDEWALK PERCIVIL'S IMPROVEMENT PLANSSHRUB & GROUNDCOVERPLANTING, TYPICALSTREET TREE, TYPICAL6'-0" HIGH WOOD PRODUCTIONFENCE, TYPICALSEE DETAIL A, THIS SHEETALOT LINE,TYPICAL5.A.dPacket Pg. 36Attachment: KernAvenue-Landscape (3379 : The Cottages at Kern)