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08/19/2021 Planning Commission Special Agenda Packet Special Planning Commission Agenda August 19, 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 19, 2021. THE AUGUST 19, 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 19, 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 Order 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 Pursuant to Government Code Section 54956, at a Special Meeting, comments by the public will be taken only on those items on the agenda. 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 Comm ission action or extended discussion of any item not on the agenda except under special circumstances. If Planning Commission action is 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 - NONE V. PUBLIC HEARINGS A. Tentative Map application to subdivide approximately 41.4 acres for build-out of the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods of the Glen Loma Ranch Specific Plan. Applicant Tim Filice representing the Glen Loma Group/Filice Family Estate. (TM 20-05). 1. Staff Report: Melissa Durkin, Planner II 2. Open Public Hearing 3. Close Public Hearing 4. Planning Commission Disclosure of Ex-Parte Communications 5. Possible Action: Staff recommends continuing TM 20-05 to the September 16, 2021 Special Planning Commission meeting. B. Adoption of a Mitigated Negative Declaration; Approval of a Planned Unit Development Rezoning, Tentative Map, and Architectural and Site Review for the Tenth and Chestnut Commercial Project (aka, Laurel Square) 1. Staff Report: Kraig Tambornini, Senior Planner 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 Planning Commission (Roll Call Vote): a) Consider 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); b) Adopt a resolution recommending that the City Council approve the Z 20 -04 Planned Unit Development rezoning; c) Adopt a resolution recommending that the City Council approve Tentative Parcel Map TM 20-03, subject to certain findings and conditions; and d) Adopt a resolution recommending that the City Council approve Architectural and Site Review AS 20-14, subject to certain findings and conditions. C. AS 21-09 (#21060002), Cabana at 7811 Miller Ave. APN: 808-13-014. 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 Planning Commission (Roll Call Vote): a) Adopt a resolution approving the Architectural and Site Review application AS 21- 09, subject to certain findings and conditions. VI. NEW BUSINESS - NONE VII. INFORMATIONAL ITEMS - NONE VIII. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION - NONE IX. REPORTS BY COMMISSION MEMBERS - NONE X. PLANNING DIVISION REPORT XI. ASSISTANT CITY ATTORNEY REPORT XII. ADJOURNMENT to the Next Meeting of September 2, 2021 at 6:30 P.M. 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 19, 2021 TO: Planning Commission FROM: Melissa Durkin, Planner II SUBJECT: Tentative Map application to subdivide approximately 41.4 acres for build-out of the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods of the Glen Loma Ranch Specific Plan. Applicant Tim Filice representing the Glen Loma Group/Filice Family Estate. (TM 20-05). RECOMMENDATION: Staff recommends continuing TM 20-05 to the September 16, 2021 Special Planning Commission meeting. BACKGROUND: Request: Tentative Map TM 20-05 (#20090053) application requests subdivision of approximately 41.4+/- acres for build-out of the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods of the Glen Loma Ranch Specific Plan. The subject site is located northeast of Santa Teresa Boulevard, south and southwest of West Luchessa Avenue. The site comprises APN # 808-18-032 and 808-58-005. The approved Glen Loma Ranch Specific Plan anticipates residential land uses at various densities in these neighborhoods. The requested map proposes to create 40 Compact single-family lots in the Canyon Creek neighborhood; six lots for the creation of 41 townhouse units in the Rocky Knoll neighborhood; and nine lots for the creation of 42 townhouse units in the Malvasia II neighborhood, for a total of 55 residential lots and 123 residential units . This subdivision would also create one public open space parcel for the construction of the Santa Teresa trail; one public trail easement for the Rocky Knoll Trail; 18 private open space parcels that will be maintained by the homeowners’ association; and associated public and private streets. This request is for mapping purposes only; details of the individual development of these lots are not a part of this proposal. Future build -out of these lots will be in accordance with the specific plan. Application filed by Tim Filice representing the Glen Loma Group/Filice Family Estate, 7888 Wren Avenue, Suite D143, Gilroy, CA 95020. 5.A Packet Pg. 4 2 Subject Property and Surrounding Land Uses: The subject site is presently undeveloped. The following table identifies the existing land uses and General Plan and zoning designations of the project site and surrounding properties. LOCATION EXISTING LAND USE GENERAL PLAN ZONING Project Site Undeveloped Canyon Creek, Rocky Knoll and Malvasia II Neighborhoods Neighborhood District (ND)/Glen Loma Ranch Specific Plan Neighborhood District/Planned Development (ND-PD) [Glen Loma Ranch Specific Plan] North Open Space, Nebbiolo, Malvasia I, and The Glen Neighborhoods Neighborhood District (ND)/Glen Loma Ranch Specific Plan ND-PD/Glen Loma Ranch Specific Plan South Santa Teresa Boulevard and Eagle Ridge Development Hillside Residential Single-Family Residential- Residential Hillside (R1- RH)/PD East Malvasia I and Town Center Neighborhoods Neighborhood District (ND)/Glen Loma Ranch Specific Plan ND-PD/Glen Loma Ranch Specific Plan West Montonico neighborhood and Santa Teresa Boulevard and Eagle Ridge Development Hillside Residential Single-Family Residential- Residential Hillside (R1- RH)/PD Environmental Assessment: On November 7, 2005, the City Council certified the Glen Loma Ranch Specific Plan Environmental Impact Report (EIR) with 52 mitigation measures and adopted the Glen Loma Ranch Specific Plan. The California Environmental Quality Act (CEQA) Guidelines section 15182, Residential Projects Pursuant to a Specific Plan, exempts residential projects pursuant to a specific plan from further environmental review under CEQA, as long as the project meets the requirements of that section. Staff has determined that the proposed subdivision me ets the requirements of section 15182, and therefore, no additional CEQA analysis is required. The mitigation measures listed in the resolution would need to be implemented for this project. These mitigation measures will be required to be implemented prior to submittal of the first final map submitted pursuant to this requested tentative map approval. 5.A Packet Pg. 5 3 Future Architectural and Site Reviews: In accordance with the Glen Loma Ranch Development Agreement, architectural and site review permits for projects w ithin Glen Loma Ranch, including the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods, would be approved by the planning manager at staff level, provided the plans are consistent with specific plan requirements. ANALYSIS: General Plan Consistency: The City's General Plan designates the subject site as Neighborhood District/Glen Loma Ranch Specific Plan, which supports the proposed project request. The proposal conforms to the goals and policies of the General Plan , as discussed below: POLICY # TITLE AND SUMMARY ANALYSIS LU 1.1 Pattern of Development. Ensure orderly, contiguous development pattern; prioritize infill development; phase new development; encourage compactness and efficiency; preserve surrounding open space and agricultural resources; and avoid incompatible land uses. The Canyon Creek, Rocky Knoll and Malvasia II subdivision follows the development pattern envisioned by the Glen Loma Ranch Specific Plan. This subdivision is located south of the Nebbiolo, Malvasia I, and The Glen Neighborhoods, which have approved final maps. This Canyon Creek, Rocky Knoll and Malvasia II subdivision is one of the final subdivisions in the Glen Loma Ranch Specific Plan area. Development of Canyon Creek, Rocky Knoll and Malvasia II will utilize infrastructure currently in place or under construction to support the Specific Plan as a whole. In addition, this phase of development will require completion of the Glen Loma Ranch Specific Plan EIR mitigation measures, which will ensure needed infrastructure is in place to support this development. With implementation of the remaining mitigation measures, the proposed map is consistent with this policy. LU 2.6 Glen Loma Ranch. Maintain and implement the Glen Loma Ranch Specific Plan to guide development in the area and ensure the The Canyon Creek, Rocky Knoll and Malvasia II subdivision has been designed in accordance with the adopted Glen Loma Ranch Specific Plan. The proposed neighborhoods provide a complementary 5.A Packet Pg. 6 4 POLICY # TITLE AND SUMMARY ANALYSIS new neighborhoods provide a complementary mix of housing, retail, services, public facilities, and open space. mix of housing types, public facilities and open space. The proposed map is consistent with this policy. LU 3.2 Connectivity. Encourage new residential development to incorporate design features that promote walking and connectivity between blocks. The Canyon Creek, Rocky Knoll and Malvasia II subdivision tentative map includes construction of the Rocky Knoll trail and a portion of the Santa Teresa trail. The map design also incorporates connectivity between neighborhoods. The proposed map is consistent with this policy. LU 3.11 Noise Mitigation Design. Promote the use of techniques less visually intrusive than sound walls, including but not limited to site design techniques. The Canyon Creek, Rocky Knoll and Malvasia II subdivision utilizes building design and placement to minimize the use of sound walls. No sound walls will be constructed along Santa Teresa Boulevard as part of this project. Only the eight lots directly abutting Luchessa Avenue would need sound walls. The proposed map is consistent with this policy. M 1.9, M 3.4 Interconnected Residential Streets. Encourage street patterns that provide direct access between neighborhoods for automobiles, pedestrians, and bicycles and connections to nearby neighborhood commercial services. Bicycle and pedestrian Path Network. Develop and maintain a network of paths along linear parks, public easements, drainages, and other open space areas to accommodate bicycle and pedestrian traffic. The Specific Plan overall provides compact, mixed-use development and a series of trails to encourage bicycle and pedestrian use. Transit opportunities will be provided throughout the Specific plan area. Tentative Map application TM 20-05 will advance the specific plan’s bicycle and pedestrian goals by developing the portion of the Santa Teresa Boulevard trail that abuts its boundary and constructing the Rocky Knoll trail. These trail improvements, along with the trails constructed with the other Specific Plan neighborhoods, will provide pedestrian and bicycle access between neighborhoods and to the future commercial and recreational areas within the Specific Plan area. 5.A Packet Pg. 7 5 POLICY # TITLE AND SUMMARY ANALYSIS The proposed map is consistent with this policy. Neighborhood District Policy Consistency: This property is located within the Glen Loma Ranch Specific Plan Neighborhood District area, which was planned in compliance with General Plan Neighborhood District policies. The resolution approving the Glen Loma Ranch Specific Plan found that the design of the Plan was consistent with General Plan Neighborhood District policies (City Council Resolution 2005-82). The following Specific Plan components support that determination. A) Density Requirements: The “Neighborhood District Policy” [The Policy] sets minimum, but not maximum, density standards, and provides incentives for projects to achieve a higher “Target” density of approximately 8 units per acre [The Policy section 8.1]. The Glen Loma Ranch Specific Plan addressed The Policy’s density requirements by setting requirements for minimum and maximum densities in each neighborhood; establishing a range of product types that could be developed within each neighborhood; and by requiring a mix of lot sizes and housing types within larger neighborhoods [Glen Loma Ranch Specific Plan section 4]. While individual neighborhoods within the Specific Plan area may not meet minimum or target densities, the Specific Plan overall has been designed to meet these densities. B) Affordable Housing Requirements: The Policy requires that each Neighborhood District development construct a minimum of fifteen percent (15%) of its units at affordable prices. The adopted Development Agreement and Specific Plan set forth the specific considerations related to affordable housing and senior housing within the Glen Loma Ranch Specific Plan area. In accordance with the Development Agreement, 15.1 percent of the units constructed will be sold or rented at affordable levels, resulting in a maximum of 256 affordable units within this Specific Plan area. This number is comprised of seventy-five (75) unrestricted “Senior” units (29.3%), that are intended to be affordable by design (i.e. smaller units constructed at a higher density); seventy-five (75) “affordable Senior” units (29.3%) that will be affordable in accordance with adopted City policies; and 106 multi-family units (41.4%) that will be affordable in accordance with adopted City policies. These units may be either sold or rented. That number of affordable units is required if the developer achieves the maximum Specific Plan build out of 1,693 units; if fewer units are constructed, the number of affordable units required will be reduced accordingly, while maintaining the 15.1 percent affordability ratio. To meet the affordable housing requirements, Glen Loma Ranch has entitled, and is in the process of constructing, the following units: Neighborhood Type No. of Units % of Total 5.A Packet Pg. 8 6 Town Center Affordable Senior Affordable Apartments 62 31% Town Center Affordable Multi-Family Affordable Apartments 94 46% Town Center Multi- Family Senior Unrestricted Townhouse Units 46 23% Total Affordable Units 202 100% So far, Glen Loma Ranch has entitled 1,079 units. The Canyon Creek, Rocky Knoll, and Malvasia II tentative map (TM 20-05) proposes an additional 83 units. If TM 20-05 is approved, the Glen Loma Ranch will have entitled 1,162 units. The affordable housing requirement for these units would equate to 175 units. Glen Loma Ranch has met the affordable housing requirements for the units entitled so far. Staff estimates up to an additional 380 units could be constructed in the Specific Plan area, for a total of 1,541 units. If the Specific plan area develops with this number of units, 233 affordable units would be required. C) Neighborhood Open Space: The Policy requires open space to meet the needs of residents in the neighborhood district area. Specifically, this policy requires “minimum standards for recreational areas and [. . .] a focal point recreational area in each neighborhood.” This issue is discussed in the “Open Space” section of this staff report. Staff believes the Glen Loma Ranch Specific Plan will provide exceptional recreational and open space amenities for residents as well as the community at large. D) Housing Diversity: The Policy states, “Neighborhood District master and specific plans shall mix housing of different densities together, integrating them throughout the Neighborhood District.” The Glen Loma Ranch Spec ific Plan meets this requirement by including the following housing types: compact and traditional single-family lots, zipper lots, and multi-family attached units. These housing types have been dispersed throughout the Specific Plan area. Within the current tentative map, the Canyon Creek neighborhood consists of single-family homes, and the Rocky Knoll and Malvasia II neighborhoods contain multi-family townhouse units. By complying with the requirements of the Glen Loma Ranch Specific Plan, the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods comply with The Policy. Santa Clara Valley Habitat Plan Consistency: The Glen Loma Group has obtained a habitat plan permit for this project (HP 19 -03). Conformance with Glen Loma Ranch Specific Plan Development Standards and Guidelines: The proposed development is in the Glen Loma Ranch Specific 5.A Packet Pg. 9 7 Plan area. In accordance with the Gilroy City Code, the proposed subdivision may be approved with a tentative map. Staff will review and approve the future architectural and site review applications separate from this proposed subdivision, in accordance with the Development Agreement. The following applicable development standards have been considered for the proposed project. Applicable Glen Loma Ranch Specific Plan Standards STANDARD REQUIRED PROPOSED CONFORMS? LUS-1 Each Neighborhood within the Specific Plan shall observe the setbacks to natural features established within the Specific Plan and project Mitigation Measures The Malvasia II subdivision is surrounded by developed or developing land. However, the Canyon Creek and Rocky Knoll subdivisions are largely surrounded by preserved natural open space and other open space. Lot setbacks to the open space areas and the creation of a fuel transition zone were established during development of the Specific Plan. These areas are indicated on Specific Plan Figure 25. The lots within this subdivision have been designed in accordance with this plan. Yes LUS-2 The Neighborhoods within the Specific Plan shall provide visual as well as physical access to the natural features being preserved and enhanced subject to environmental consideration where appropriate The Canyon Creek and Rocky Knoll subdivisions preserve the view of the preserved open space areas via buffers and subdivision design. The Rocky Knoll trail and Santa Teresa trail will provide access to the open space areas. Yes LUS-11 Streets, and/or trails shall link schools, parks, commercial areas, and The Specific Plan has been designed with a system of streets and trails that connect the Yes 5.A Packet Pg. 10 8 STANDARD REQUIRED PROPOSED CONFORMS? residential Neighborhoods to ensure pedestrian access. schools, parks, commercial areas and neighborhoods within the Specific Plan area. The proposed tentative map implements this aspect of the specific plan by constructing streets that will connect to the master planned street system, as well as constructing the segment of Santa Teresa trail abutting the site and the Rocky Knoll trail. TCMF/ OSS-2 Provide pedestrian paths to connect parking, open space and recreational facilities. The project has been designed with sidewalks that connect parking, open space and recreational facilities. In addition, the project will construct a segment of the Santa Teresa trail and the Rocky Knoll trail. Yes TRS-2 The route and destination points of the various trail segments will be conceptually set through the adoption of the Glen Loma Ranch Specific Plan. Future Neighborhoods that develop adjacent to the trail segments shall respect the trail alignments as adopted. A segment of the Santa Teresa trail abuts this subdivision. This trail segment and the Rocky Knoll trail will be constructed as part of this project. The subdivision has been designed to accommodate construction of both trails as envisioned by the Specific Plan. Yes TRS-4 Trail segments will be constructed by individual projects adjacent to the trails. The completed trail segments and an area equivalent to the width of future A segment of the Santa Teresa trail abuts this subdivision. This trail segment and the Rocky Knoll trail will be constructed as part of this project. Yes 5.A Packet Pg. 11 9 STANDARD REQUIRED PROPOSED CONFORMS? multi-use trails will be built to city standards and dedicated to the City of Gilroy. FPS-1 The size of each Focal Point shall be at least 4,500 square feet in size. Each neighborhood provides a focal point area exceeding 4,500 square feet. Yes NLS-1 Neighborhoods that lie adjacent to Santa Teresa Boulevard shall provide a fifty- foot (50’) buffer for acoustical and aesthetic considerations. The Malvasia II and Rocky Knoll neighborhoods are located adjacent to Santa Teresa Boulevard and will be visible from that roadway. The developer has designed both neighborhoods with townhouse units fronting on Santa Teresa Boulevard. This design eliminates the need for soundwalls along this frontage. The closest residential unit is located a minimum of 50 feet from the Santa Teresa Boulevard future face-of- curb. Yes NLS-6 Neighborhoods that lie adjacent to Santa Teresa Boulevard are encouraged to feature higher density residential product types so the buildings provide noise shielding in lieu of soundwalls. The Malvasia II and Rocky Knoll neighborhoods are located adjacent to Santa Teresa Boulevard. Both neighborhoods will be developed with multi- family housing. The design of these neighborhoods will eliminate the need for soundwalls. Yes Applicable Glen Loma Ranch Specific Plan Guidelines STANDARD REQUIRED PROPOSED CONFORMS? 5.A Packet Pg. 12 10 STANDARD REQUIRED PROPOSED CONFORMS? VAG-1 Through streets are preferred, but loop streets are permitted to form interconnecting grid patterns. This subdivision proposes a combination of through and looped streets that connect to surrounding through streets within the Specific Plan area. Yes NLG-2 In cases where sound walls are used, the following measures should be used: • Breaks and openings shall be incorporated in the design of the sound walls. • Locate sound walls behind berms and/ or landscaping to screen them from Santa Teresa Boulevard. The applicant has designed the subdivision to minimize soundwalls. Only short sections of streets will require soundwalls, such that no breaks are needed. Instead, the soundwalls will be screened with landscaping. Yes Staff Analysis for Tentative Map (TM 20-05): The subject property would create three neighborhoods within the Glen Loma Ranch Specific Plan area: the Canyon Creek (40 lots); the Rocky Knoll (six lots for 41 townhome units); and the Malvasia II neighborhoods (nine lots for 42 townhouse units). The proposed tentative map would also create parcels for open space areas, as well as public and private streets. In accordance with Section 21.41(i) of the Gilroy City Code, initial approval of a tentative map is valid for twenty-four (24) months. Such approval may only be extended at the Council’s discretion. a) Site Layout and Lot Sizes: TM 20-05 proposes to subdivide land located in the central portion of the specific plan area, northeast of Santa Teresa Boulevard, and south and southwest of West Luchessa Avenue. This subdivision is bordered to the north by open space and the Nebbiolo, Malvasia I, and The Glen Neighborhoods; to the south by Santa Teresa Boulevard and the Eagle Ridge development; to the east by the Town Center and Malvasia I neighborhoods; and to the west by the Montonico neighborhood and Santa Teresa Boulevard and the Eagle Ridge development (see attachment 2 for reduced plans). The following chart summarizes the proposed parcels and land uses: 5.A Packet Pg. 13 11 Land Use Acreage Lot(s) Public Open Space Lots and trail easements (Santa Teresa trail and Rocky Knoll trail) 0.3 A1 Private Open Space Lots 29.21 B1-B18 Residential Lots 6.79 1-55 Public Streets 0.81 n/a Private Streets 4.26 n/a Total 41.37 Canyon Creek Neighborhood: The Canyon Creek neighborhood is located on between W. Luchessa Avenue and Santa Teresa Boulevard. Canyon Creek is east of the rocky knoll area and adjacent to Reservoir Canyon Creek. A portion of the Rocky Knoll trail (a hiking and bicycle trail) running adjacent to Reservoir Canyon Creek will be developed with this neighborhood. The Canyon Creek neighborhood consists of 40 single-family Compact lots, at a density of 10.26+/- DU/net acre. [Compact Lots are described in the Specific Plan in Section 7, page 24.] Lots in this neighborhood range in size from 3,520+/- to 7,200+/- square feet and will be served by private streets [Vinador Place, Fortino Court, Bellini Court] with 40 on-street parking spaces. [Note: all on-street parking discussed in this tentative map analysis is in addition to parking in garages and driveways.] Eight homes in this neighborhood will back onto West Luchessa Avenue, necessitating a 6-foot high sound wall on that street. [Note: an acoustical analysis prepared for this Specific Plan has determined that soundwalls with a height of six feet are adequate to meet General Plan noise standards. Therefore, all soundwalls discussed in this tentative map analysis will be six feet high.] All lots within this neighborhood will front on private streets; 15 lots will be accessed by private driveways off Fortino Court. Sixteen lots in this neighborhood will side or back onto private preserved open space areas. These include lots 3, 4, 9, 10, 15; 16 through 24; 35 and 36. See related discussion concerning homes backing onto open space in the “Open Space” section of this report (Section D). Lots backing onto preserved open space areas will provide open view fencing to the open space area, in accordance with the adopted Specific Plan. The neighborhood includes a 0.12+/- -acre private open space area to be developed as a neighborhood focal point (parcel B11). As with all 5.A Packet Pg. 14 12 neighborhoods included in this tentative map, the neighborhood focal point design will be considered as part of the architectural and site review application. Rocky Knoll Neighborhood: The Rocky Knoll neighborhood is adjacent to Santa Teresa Boulevard. Like the Canyon Creek neighborhood, the Rocky knoll neighborhood is adjacent to the rocky knoll area and adjacent to Reservoir Canyon Creek. A portion of the Rocky Knoll trail will be developed with this neighborhood. Access to the Rocky Knoll neighborhood will be provided by an extension of Merlot Drive (Merlot Court). All six residential lots in the Rocky Knoll neighborhood will be developed with townhouse units (41 units). All units will be oriented toward adjacent streets or the rocky knoll open space area. This design will minimize the visibility of parking areas, as well as eliminate the need for sound walls. The neighborhood includes a 1.7+/- -acre private open space areas to be developed as a neighborhood focal point. Malvasia II: The Malvasia II neighborhood is located at the southeast corner of West Luchessa Avenue and Santa Teresa Boulevard. It is bordered by streets on three side and an open space area on the fourth side . The Malvasia II neighborhood will receive access from Merlot Drive, via Luchessa Avenue. All nine residential lots in the Malvasia II neighborhood will be developed with townhouse units (42 units). All units will be oriented toward adjacent streets. This design will minimize the visibility of parking areas, as well as eliminate the need for sound walls. The Malvasia neighborhood includes a 0.4+/- -acre private open space areas to be developed as a neighborhood focal point. b) Density: The densities of the neighborhoods proposed in this phase of the Glen Loma Ranch Specific Plan are shown in the chart below. Neighborhood Total Units Net Area (acres) Net Density (DU/Acre) Canyon Creek 40 3.9 10.26+/- Rocky Knoll 41 1.39 29.5+/- Malvasia II 42 1.5 28+/- Totals: 123 6.79 18.11 (average) c) Circulation: The Glen Loma Ranch Specific Plan includes a circulation 5.A Packet Pg. 15 13 system composed of arterial, collector and local roads connecting to Santa Teresa Boulevard, Miller Avenue, Tenth Street, and West Luchessa Avenue. The Specific Plan also includes a well-developed system of bicycle and pedestrian trails that provide connectivity throughout the Specific Plan area and to adjacent residential neighborhoods, Christmas Hill Park, and the Uvas Creek Park Preserve. Opportunities for transit are also included within the plan area. Private streets within the Canyon Creek, Rocky Knoll and Malvasia II subdivision comply with city of Gilroy private street standards in terms of lane width, sidewalk width, and parking stall width; all private streets will be maintained by the homeowners’ association. The names of the new private streets have been approved in accordance with the Development Agreement. Access to the Canyon Creek, Rocky Knoll and Malvasia II subdivision will be provided by West Luchessa Avenue, Merlot Drive, Vinador Place, Vintner Street and Fortino Court. d) Open Space: In addition to the specific plan-wide open space discussed in Attachment 1, “Glen Loma Ranch Specific Plan Background information” and the focal point areas discussed above, the Malvasia II and Rocky Knoll neighborhoods will develop the portions of the Class I (paved) Santa Teresa trail that abuts the properties. The entire Rocky Knoll trail will also be constructed with the Rocky Knoll and Canyon Creek neighborhoods, connecting the Santa Teresa trail to West Luchessa Avenue. Trail/Open Space Interfaces: City general plan policies discourage homes backing onto open space areas because homes block the view of the open space and prevent it from being monitored. In addition, recreational use of open space areas can be a nuisance to residents who want to peacefully enjoy their rear yards. However, in consideration of the fact that approximately 25 percent of the Glen Loma Ranch Specific Plan area will be maintained as permanent preserved open space with corresponding limitations on the project’s ability to construct housing surrounding the open space, the city agreed to permit the Glen Loma Ranch Specific Plan to design homes backing onto open space areas. These homes are required to construct open fencing to allow property owners to monitor the open space areas. Portions of the Canyon Creek neighborhood back onto open space. Those homes backing onto open space will be required to construct open fenc ing. Some townhomes in the Rocky Knoll and Canyon Creek subdivisions will face the Santa Teresa and Rocky Knoll trails. Because the homes will face the trails, there would be no need for fencing at these interfaces. Open Space Buffers/Fuel Transition Zones: Specific plan policy POSS-5 requires open space buffers around preserved open space areas. These buffers, which act as fuel transition zones (FTZ), are areas of mowed, native vegetation and are specified in Specific plan figure 26. The buffers/FTZ s 5.A Packet Pg. 16 14 shown on the proposed tentative map comply with Specific Plan requirements. Open Space Maintenance: All open space within the three neighborhoods, the Santa Teresa trail, and the Rocky Knoll trail will be maintained by the homeowners’ association. e) Stormwater Treatment Basins: The tentative map shows two detention basins: one on parcel B4 and one on parcel B18. The basins are designed to provide stormwater detention and stormwater treatment for the proposed development. The treatment basins will be constructed as part of project improvements. f) On and Off-Site Improvements: The following on-site improvements would be developed as part of this tentative map approval: West Luchessa Avenue along the property boundary; Santa Teresa Trail and associated landscaping; and Rocky Knoll trail and associated landscaping. The following off-site improvements would be developed as part of this tentative map approval: completion of outstanding mitigation measures discussed above. g) Property Dedications and Easements: The developer will dedicate trail land to the city for the Santa Teresa trail improvements and easements; the public right-of-way along West Luchessa Avenue; and land required for public services easements. FINDINGS: As discussed and analyzed above, the following findings can be made in support of the tentative map request: i) The proposed Tentative Map is generally consistent with the intent of the goals and policies of the Glen Loma Ranch Specific Plan. ii) The proposed Tentative Map is consistent with the intent of the goals and policies of the City's General Plan. iii) The proposed development is consistent with the Zoning Ordinance and the City's Subdivision and Land Development Code, and the State Subdivision Map Act. iv) Public utilities and infrastructure improvements needed to serve the proposed project are in close proximity. v) There will be no significant environmental impacts resulting from this project due to the required mitigation measures to be applied. As such, staff supports a recommendation of appro val by the Planning Commission with the recommended conditions included in Attachment 5 of this staff report. Gilroy Unified School District (GUSD): Project plans were routed to the GUSD for review and comments. Gilroy Unified School District staff has provided the following information about this site: a) The Glen Loma Ranch development is served by the following schools: Las Animas Elementary, Ascension Solorsano Middle School, and Gilroy High 5.A Packet Pg. 17 15 School. The District might construct an additional elementary school within the Glen Loma Ranch Specific Plan area in the future, if warranted. b) District staff expects approximately 66 students to be generated from this project and has determined that the schools serving the Glen Loma Ranch development have adequate capacity to serve the students generated by the new homes. Technical Advisory Committee (TAC): Project plans were routed to Engineering, Building, Police, and Fire representatives for internal review and comment. The TAC considered the project on October 1, 2020, February 25, 2021 and May 20, 2021. Recommendations of the TAC members have been incorporated into the project plans and/or are included as recommended conditions in attached resolution(s). Pursuant to Section 21.41(a), the Tentative Map was distributed for consideration by various departments and utility agencies. Standard comments received are incorporated in the recommended conditions of approval (see Attachment 5). Bicycle Pedestrian Committee (BPC): On March 23, 2021, the applicant gave a presentation on the Glen Loma Ranch Specific Plan and the Canyon Creek, Rocky Knoll and Malvasia II subdivision to the BPC. The presentation had a special focus on completion of the Santa Teresa trail between Ballybunion and West 10 th street; completion of W. Luchessa Avenue from Miller Avenue to Santa Teresa Boulevard at Ballybunion with class II bike lanes; and construction of the Rocky Knoll trail. Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of the subject site were generated by First American Title Company using current ownership data. On August 6, 2021, notices of this Planning Commission meeting were mailed to the property owners along with other interested parties. In addition, the property h as been posted with on-site signage notifying passersby of pending development, and the Planning Commission public hearing packets are available through the City's webpage. Appeal Procedure: The Planning Commission's action is not final, but rather a recommendation. As such, the matter will be considered by the City Council at a later date. Attachments: 1. TM 20-05 PC Continuance to 09.16.21 2. TM 20 05 Location Map 3. Mitigation Measure Status 4. TM 20-05 Plans 5. TM 2005_Reso_2021-XX 5.A Packet Pg. 18 Community Development Department 7351 Rosanna Street, Gilroy, California 95020-6197 Telephone: (408) 846-0451 Fax: (408) 846-0429 http://www.cityofgilroy.org Karen L. Garner DIRECTOR M E M O R A N D U M TO: City of Gilroy Planning Commission FROM: Melissa Durkin, Planner II DATE: August 19, 2021 SUBJECT: Tentative Map Application TM 20-05 (#20090053) Continuance to the September 16, 2021 Special Planning Commission Meeting Request: The applicant (Glen Loma Group/Filice Family Estate) has requested that tentative map application TM 20-05 (#20090053) be continued to the September 16, 2021 special Planning Commission meeting. Recommendation: Staff recommends continuing TM 20-05 to the September 16, 2021 special Planning Commission meeting. 5.A.a Packet Pg. 19 Attachment: TM 20-05 PC Continuance to 09.16.21 (3081 : TM 20-05) City of Gilroy TM 20-05, Canyon Creek, Rocky Knoll and Malvasia II Location Map Date:August 19, 2021Drawn By:8,000 Checked By:1:Sheet:Scale: 5.A.b Packet Pg. 20 Attachment: TM 20 05 Location Map (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021STEP 011Step 01 - Prior to approval of the first tentative map.Prepared by Nuvis (project Landscape Architect) Applicant Responsibility Complete for ProjectA buffer along the entire length of the boulevard, in varying identified widths depending upon topography and views into the site; Santa Teresa Boulevard Landscape Plan Submitted 2/20/2013 to the City of GilroyLandscaping along Santa Teresa Boulevard to enhance and blend into the natural landscape and screen, to the greatest extent feasible, views of structures including berm/sound wall combinations; Design options for entry features consistent with General Plan policy 1.10;Design options for berm/sound wall combinations and signs; and Class I Santa Teresa Multi-Use Regional Trail.12Step 01 - Prior to approval of the first tentative map. (Rocky Knoll area is not part of the Phase 1 TM)Open Space Management Plan was prepared by Zander & Associates, the project biologist.Open Space Management Plan submitted Jan. 8, 2014 to the City of Gilroy.Note: CC&R's were submitted by the applicant as part of the first Final Map will reference this document.Complete for Project47Step 01 - Prior to approval of the first tentative map.Provided with the Phase 1 TM Submittal Applicant: submitted with the Phase 1 TM Complete for Project48Step 01 - Prior to approval of the first tentative map.Provided with the Phase 1 TM Submittal Applicant: submitted with the Phase 1 TM Complete for Project49Step 01 - Prior to approval of the first tentative map.A plan was developed at a meeting with the Fire Chief, Community Development Director and the Fire Marshal on Dec. 18, 2013.Applicant submitted a letter dated Dec. 19, 2013 documenting the plan.Complete for Project51Step 01 - Prior to approval of the first tentative map.This report was prepared by the consultant and reviewed/commented on several times by the Fire Marshall. Applicant: submitted this previously reviewed report with the Phase 1 TMComplete for ProjectPrior to the approval of the first tentative map, the project proponent shall prepare a Santa Teresa Boulevard Landscaped Buffer Plan to include, but not be limited to, the following components: The preserved serpentine rocky grassland on site shall be actively managed to reduce indirect impacts resulting from public use. This may include ranch-style wood fencing surrounding the knoll to protect the area from off-road vehicle use. Additionally, a short trail system could be installed to direct public access with interpretive signs at trailheads to educate the public on the uniqueness of the serpentine grassland community. The project proponent of any future development on the project site shall include habitat management measures in future project plans, subject to review and approval of the City of Gilroy Planning Prior to approval of the first tentative map, the applicant shall provide written verification and mapping of the approximate 17 percent of the project site previously used for non-dryland crop use (e.g., wine grapes, tomatoes, cucumbers, strawberries). Prior to approval of the first tentative map, the project proponent shall prepare a program for monitoring the need for development of the new fire station. The monitoring program shall be consistent with the requirements of the development agreement between the project proponent and the City of Gilroy and is subject to review by the City Fire Marshal.Prior to approval of the first tentative map, the project proponent shall have an “urban wildland interface planner” prepare a report to address the vegetation in the Preserved Open Space and evaluate fuel management and modification. The report shall be based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented by the developer in the adjacent Preserved Open Space. The required width of the Fuel Transition Zones shall also be at least the width as recommended in the report. Prior to approval of tentative maps, use permits, or architectural review applications of neighborhoods identified as part of mapping required in Mitigation Measure #47, the developer shall have a Phase I Environmental Site Assessment prepared. Based on the findings of the Phase I Environmental Site Assessment, clean up and disposal of such contamination, if present, shall be in compliance with federal, state and local regulations governing the clean-up and disposal of hazardous waste.Monitoring Responsibility, Method & TimingCity Planning StaffCity Staff - part of the Phase 1 TM reviewCity Staff - part of the Phase 1 TM reviewCity Staff - review/revision/acceptance of the implementation steps to be presented in the Dec. 18, 2013 meeting.City Staff - part of the Phase 1 TM reviewCity of Gilroy W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 1 of 125.A.cPacket Pg. 21Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 027Step 02 - Prior to approval of the each tentative map or use permit.Project Biologist: Letters dated 10-11-2013, Feb. 18, 2014 & Feb. 21, 2014 note and accept buffers, anticipated encroachments and the proposed crossings for the entire project.Mr. Zander personally walked the site in April 2, 2013, and placed colored pin flag designating the type of open space/required setback. The pin flags were field surveyed and the setbacks were accordingly established for the project.Complete.Setbacks were established for the entire GLR project with the Ph. 1 Tentative MapNeighborhoods with TM's that are confirmed to conform with the setbacks established on the Ph. 1 TM.: Mataro, Petite Sirah, Vista Bella, Home Ranch, Wild Chestnut, Montonico, Palomino, McCutchen, The Grove, and LuchessaThe remaining TM's/Site Applications have been reviewed for conformance as they are submitted.8Step 02 - Prior to approval of the each tentative map or use permit.There is no filling of drainage corridors with Phase 1 TMApplicant to obtain HCP permits prior to grading permit issuance for future phase that disturb such features.HCP in place now. Applicant is preparing the application now.Construction work shall be initiated and completed during the summer and fall months when the drainages are dry, or at least have a very low flow. Typically, no construction work shall be allowed between October 15th and April 15th.A Habitat Restoration Plan shall be prepared to identify the exact amount and location of affected and replacement habitat, to specify on-site revegetation with locally-obtained native species within the buffer areas to mitigate habitat loss, and to provide specifications for installation and maintenance of the replacement habitat. Any loss of riparian or wetland vegetation resulting from construction activities shall be mitigated on-site at a minimum 3:1 replacement ratio.13Step 02 - Prior to approval of each tentative map or use permit.To be a note on each TM stating that these requirements will be included on the project grading plans.Applicant - put note on TMs & include in the errosion control plans that accompany the final grading plan.Applicant - include erosion control plans with each grading plan set.Is part of the grading & improvements plans submitted with each neighborhood in GLRPending for future TM's/Site ApplicationsThe Phase 1 TM Master Plan Sheets shows the expected open-bottom culvert crossings that will be with future TM's. Prior to approval of each individual tentative map or use permit, subject to the review of the Gilroy Planning Division the project applicant shall install siltation fencing, hay bales, or other suitable erosion control measures along portions of natural and manmade drainage channels in which construction will occur and within 20 feet of construction and/or staging areas in order to prevent sediment from filling the creek.Prior to approval of each tentative map or use permit, project plans for future development on the project site shall be designed to include adequate buffer areas to protect wetlands, waters of the U.S., oak/riparian woodland, and other open space areas to be preserved in the specific plans area (coastal scrub areas, mixed cultivated woodland, and rocky serpentine grassland areas), subject to review and approval of the City of Gilroy Planning Division. Project plans shall indicate that no development is to occur within 100 feet of a defined creek bank or edge of riparian corridor. Project plans shall indicate that no development is to occur within 50 feet of other open space areas; however, this setback may be reduced due to site constraints or to accomplish specific project goals subject to review and approval of the City of Gilroy Planning Division, but shall in no event be less than 30 feet. Wherever possible, buffer areas shall be planted with locally-obtained native grasses, shrubs and woodland understory species.Project plans for future development on the project site shall be designed to avoid unnecessary filling or other disturbance of natural drainage courses and associated oak/riparian woodland vegetation to the greatest extent feasible, subject to review and approval of the City of Gilroy Planning Division. In the event that disturbance of site drainages and associated oak/riparian woodland vegetation cannot be avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts, storm drain outfalls, etc.), authorization from the California Department of Fish and Game through Section 1600 et. seq. of the Fish and Game Code and/or the U.S. Army Corps of Engineers through Section 404 of the Clean Water Act and the Regional Water Quality Control Board through Section 401 of the Clean Water Act shall be obtained, if required, prior to issuance of building or grading permits for any activity that might encroach on the site’s drainages. Conditions imposed on these permits and/or authorizations may include but not be limited to the following:A comprehensive 404 (b) permit with the Army Corp of Engineers that covers all disturbances within the Glen Loma Ranch Specific Plan area has been issued by the Corps for signature. The RWQCB permit for all of GLR has been issued.HCP application for the disturbance in this these neighborhood has been approved.City Staff - require submittal Biologist's letter as part of the Phase 1 TM review. City Staff: review future TM's for conformance with the buffers, etc. establish on the Phase 1 TM for the entire project.City Staff - None with Phase 1 TMHCPApplication reviewProject Biologist: 10-11-2013 letter notes and accepts the proposed crossings. Also, biologist's letters dated Feb. 18, 2014 & Feb. 21, 2014.City Staff - To review with each subsequent TM and corresponding grading/building permits. Also, confirm that the payment of the HCP fee is in lieu of a 3:1 replacement.City Staff - part of each TM review to confirm a note requiring such in on each TM.City Staff - to confirm the requirements, or their equivalent, are part of the project errosion control plan accompanying each submittal for a grading permit.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 2 of 125.A.cPacket Pg. 22Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 02 (CONTINUED)15Step 02 - Prior to approval of each tentative map or use permit.No wetlands are expected to be disturbed within the project.The Phase 1 TM Master Plan Sheets shows the expected crossings that will be with future TM's. The developed area for the Phase 1 does not disturb such features.None with Phase 1.Note on future TM when a disturbance is anticipated.Applicant to obtain permits prior to grading permit issuance for future phase that disturb such features.The Wetland Delineation with the US Army Corp is complete for the entire GLR Specific Plan is complete.A comprehensive 404 (b) permit with the Army Corp of Engineers that covers all disturbances within the Glen Loma Ranch Specific Plan area has been issued by the Corps for signature. The RWQCB permit for all of GLR has been issued.17Step 02 - Prior to approval of each tentative map or use permit.To be a note on each TM stating that these requirements will be included on the landscaping plan prior to approval of the respective FM.Include this detail on each set of landscaping plans that include trails.Applicant: Note on each TM that includes a public-accessed trail.Applicant: include detail on each landscaping plan that includes trails.Note is included on the GLR TM'sPending for future TM's/Site Applications in applicable neighborhoods.18Step 02 - Prior to approval of each tentative map or use permit.The trees within or adjacent to potential disturbance areas were tagged and field located by land surveying methods.The Arborist has the trees in the field and reviewed the grading area for the entire specific plan area. The resulting arborist report identifies the trees to be removed. The report identifies the "significant" trees and establish the replacement requirements.Applicant: Arborist report and recommendations are complete for the entire specific plan area.Applicant: engage the Arborist during grading operations to assure the recommendations are followed and replanting is completed properly.Complete for Project. Future: Assure compliance with future TM's/Site Applications and for grading plan submittals with future neighborhoods.22Step 02 - Prior to approval of each tentative map or use permit.Only affect the Phase1A TM.Was provided with the Phase 1 TM SubmittalApplicant: has obtained a qualified Geotechnical consultant to investigate and prepare a reportComplete for Project. Project developers shall have a fault investigation performed for each tentative map or site plan approval within the fault rupture zone to determine if there is an active fault located within the fault rupture zone. The investigation shall determine, but not be limited to, the location of the fault (if any), and the anticipated severity of seismic activity of the fault. A copy of the report shall be presented to the City of Gilroy and the County of Santa Clara Planning Office. Project developers shall use the findings of the report for structural design or avoidance of the potential hazard. The fault investigations shall be subject to the review and approval by the City Engineering Division, prior to the approval of tentative maps and/or architectural and site plan approval. Prior to approval of a tentative map for each phase of the proposed project requiring removal or alteration to potential wetlands and/or waters of the U.S., a wetland delineation shall be prepared according to U.S. Army Corps of Engineers guidelines. The actual acreage of impacts to waters of the U.S. and wetlands shall be determined based on project plans for each development project and the wetland delineation for each development phase. The project proponent shall obtain all necessary permits and/or approvals from the U.S. Army Corps of Engineers and shall retain a restoration specialist to prepare a detailed wetland mitigation plan, if necessary, subject to review and approval by the U.S. Army Corps of Engineers and the City of Gilroy Planning Division. The plan shall include, but not be limited to, creation of wetlands on site to mitigate for unavoidable impacts to waters of the U.S. and wetlands resulting from development activities.Prior to approval of a tentative map for each phase of the proposed project containing or adjacent to preserved natural open space areas, a signage plan shall be prepared to outline the language, number and location of signs to dissuade people from straying off trails and to prohibit unleashed dogs in the open space areas, subject to approval by the City of Gilroy Planning Division.Prior to tentative map or use permit approval of areas that contain any significant tree(s), a field survey shall be conducted by a certified arborist to determine the number and location of each significant tree to be removed, the type and approximate size of each significant tree, and the reason for removal. These findings shall be included in a written report that contains specifications for replacing significant trees to be removed.City Staff - None with Phase 1.HCP Application reviewCity Staff - To review with each subsequent TM and corresponding grading/building permits. Confirm that the payment of the HCP fee prior to grading for each phase.City Staff - confirm note on each TM.City Staff - assure compliance on each set of landscaping plans that include trails.City Staff - confirm the arborists report for the entire specific plan area, which was submitted with the Phase 1 TM review.City Staff - confirm that each grading plan/site permit application conforms with the arborist report and that the replacement trees are planted as recommended.City Staff - with the Phase 1 TM review.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 3 of 125.A.cPacket Pg. 23Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 02 (CONTINUED)23a. The pond(s) should be located to collect the storm water runoff from the project site and discharge to either McCutchin or Reservoir Creeks. the existing drainage corridors and/or existing outfalls that are tributary to Uvas Creek. b. Any discharge from the pond(s) should release a maximum of storm water runoff for pre-project conditions (see tables 18 and 19 in the Draft EIR).c. The pond(s) should be sized a total of approximately 8.9 acre-feet to provide for appropriate storm water quantities and filter pollutants for the purpose of water quality.d. The pond(s) shall not replace any proposed preserved open space at the project site, that was assumed to provide as the preserved open space provides flood control and water quality benefits modeled in the Hydrological Analysis (Schaaf & Wheeler 2003).27Step 02 - Prior to approval of each tentative map or use permit.Study for Montonico was prepared by Illingworth & RodkinApplicant: has obtained a qualified Accoustical consultant who prepared the report for Phase 1 TM.Complete for these neighborhoodsSTEP 0311Step 03 - Prior to recordation of the first final map and/or final improvement plans.Future submittal of CC&R's with individual project Improvement Plans/Final Maps CC&R's have been submitted by applicant, to be confirmed with the review of each FMThe CC&R's are complete for the entire GLR project. These neighborhoods will become part of the association.Future: each neighborhood to be included in the GLR HOA as it develops.Prior to recordation of the first final map within the Glen Loma Ranch Specific Plan area, the project proponent shall ensure that a suitable ownership structure (i.e., homeowner's association or similar mechanism) is established prior to occupancy to take long-term responsibility for maintaining and funding the ongoing management of any open space, woodland, vegetated riparian, or other habitat conservation easements on site. The homeowner's association, or other suitable mechanism, shall be structured so that it is responsible for enforcing habitat protection and maintenance measure to protect onsite biological resources. The homeowner's association any assess fines to property owners who are non-compliant with these measures. Fines assessed by the homeowner's association shall be used for on-site habitat protection, maintenance, and restoration, as necessary. Any noncompliance shall be reported to the City of Gilroy Planning Division and California Department of Fish and Game by the homeowners association.Future developers adjacent to Santa Teresa Boulevard, and along internal project arterials, shall prepare a noise impact assessment, by a noise consultant acceptable to the City, to determine if the project would be significantly affected by general plan buildout traffic volumes. If the noise impact assessment concludes that the project would not meet the noise standards of the general plan, the project shall be redesigned to be consistent with the general plan noise element policy 26.03 and 26.05, and with the noise standards in the Guidelines for Sound Attenuation and Visual Preservation of the Santa Teresa Boulevard Corridor Policy. The noise attenuation feature shall be no higher than seven feet above the existing grade at the property line. The appropriate height of the noise attenuation feature shall be incorporated into applicable tentative maps prior to their approval. Noise attenuation features shall be landscaped and primarily consist of earthen berms, and an appropriate funding mechanism for maintenance shall be identified.The specific plan shall be revised to Each tentative map shall include a detention pond or ponds to collect storm water in the case of 2-, 10-, 25-, and 100-year peak storm events. Detention ponds shall be designed according to the recommendations presented in the Hydrologic Analysis (Schaaf & Wheeler 2005) and should include, but not be limited to the following:Step 02 - Prior to approval of each tentative map or use permit.This mitigations was updated in the Addendum to the GLR EIR prepared in March 2014.Addendum prepared for approval with the Phase 1 TMApplicant's Engineer - submitted the basin locations, sizing and accompanying calculations for the entire SP area with the Phase 1 TM. The Project Biologist has accepted the basin locations for the entire SP areaas shown on the Phase 1 TM. Project EIR Hydrologist reviewed and accepted the locations.Applicant's Engineer's design for each neighborhood will include the basin design and calculations with the improvement plan/final map plan check submittals.City Staff - with the Phase 1 TM review.City Staff: with the review of each subsequent TMCity Staff - CC&R review with each FMComplete for Project.The runoff from these neighborhoods are served by basins shown on the TM.Future: The design conformance checks will be ongoing with the Improvement Plans for each neighborhood.Addendum has been prepared and is to be approved with Phase 1 TMThe Phase 1 TM sets forth the basin locations, sizing and calculations for the entire project site. The preliminary drainage design conforms with the MM, as confirmed in the Feb. 19, 2014 S&W letter.The Project Biologist, Mike Zander, has approved the location of the proposed basin/water quality sites for the projects, as shown on the TM in a letter dated Feb. 21, 2014.City Engineering staff: will confirm the design conformance at the time of their FM/Improvement/Grading Plan checks for each neighborhood/sub-phase, as the project progresses.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 4 of 125.A.cPacket Pg. 24Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & Timing16Step 03 - Prior to recordation of the first final map and/or final improvement plans.Lighting design as part of each improvement plan / FM processApplicant: obtain a qualified designer to design and work with the City. Will be part of the Improvement Plans for these Neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.A schematic lighting plan shall be submitted with each development proposal for review and approval by the Planning Division. Exterior lighting for any development proposed adjacent to open space areas shall be of low stature (i.e., 20 feet) and shall be of a full cutoff design or include opaque shields to reduce illumination of the surrounding landscape. Lighting shall be directed away from open space areas. City Staff - part of the improvement plan check processW:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 5 of 125.A.cPacket Pg. 25Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & Timing26Step 03 - Prior to recordation of the first final map and/or final improvement plans.Final SWMP for Ph. 1A is being processed now.Future individual projects will prepare final SWMP's with each set of Improvement/Grading PlansApplicant as part of each individual improvement plan/FM submittalWill be part of the Improvement Plans for these neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.STEP 043Step 04 - Prior to approval of each final grading plan.Water all active construction areas at least twice daily; Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites; andSweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets.Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.)Limit traffic speeds on unpaved roads to 15 mph;Install sandbags or other erosion control measures to prevent silt runoff to public roadways; andReplant vegetation in disturbed areas as quickly as possible.Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and equipment leaving the site;Install wind breaks, or plant trees/vegetative wind breaks at windward side(s) of construction areas;Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 miles per hour; andLimit the area subject to excavation, grading and other construction activity at any one time.STEP 054Step 05 - 30 days prior to commencement of grading or construction activities.An application will be prepared for each neighborhood as part of it respective grading plan review.Applicant to prepare & submit an HCP application with each neighborhood grading plan.Complete for the Neighborhoods on this TM.Future Neighborhoods: Applicable during each grading plan check, before the start of grading for any respective future phase.Future applicants in the Glen Loma Ranch specific plan area shall prepare a post-construction storm water management plan, subject to the review and approval of the Gilroy Engineering Division prior to the approval of final improvement plans, that shall include structural and non-structural best management practices (BMPs) for the reduction of pollutants in storm water to the maximum extent practicable.Project proponents shall specify in project plans the implementation of the following dust control measures during grading and construction activities for any proposed development. The measures shall be implemented as necessary to adequately control dust, subject to the review and approval by the City of Gilroy Engineering Division: The following measures shall be implemented at all construction sites: Future individual projects will include these requirement in the project improvement plans.Applicant as part of each individual grading plan submittal including erosion control plan and notes addressing these items.The following measures shall be implemented at all construction sites greater than four acres in area: Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more); The following measures are strongly encouraged at construction sites that are large in area, located near sensitive receptors or which for any other reason may warrant additional emission reductions: The applicant shall obtain a Santa Clara Valley Habitat Plan permit from the City of Gilroy, prior to issuance of a grading permit. The permit shall include all applicable project conditions.City Staff - reviewing as part of the improvement plan check processWill be part of the Improvement Plans for the Neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.City Staff - with the review of individual grading plans.City Staff - during City construction inspectionsCity Staff: Review, comment on, and approve the application.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 6 of 125.A.cPacket Pg. 26Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 05 (CONTINUED)5Step 05 - 30 days prior to commencement of grading or construction activities.Required for each individual project/grading permit. Applicant: as part of each individual improvement plan/FM submittalApplicant: hire qualified Biologist to provide the survey within 30 days of the grading commencementWill be performed prior to the start of grading - note included on the grading plan.Future: Applicable before the start of grading for any respective future phase.6Step 05 - 30 days prior to commencement of grading or construction activities.Required for each individual project/grading permit. Applicant: as part of each individual improvement plan/FM submittalApplicant: hire qualified Biologist to provide the survey within 30 days of the grading commencementWill be performed prior to the start of grading - note included on the grading plan.Future: Applicable before the start of grading for any respective future phase.19Step 05 - 30 days prior to commencement of grading or construction activities.Future individual projects will include these requirement in the project plans.Applicant: as part of each individual improvement plan/FM submittal. Applicant: hire qualified Biologist to provide the survey within 30 days of the grading commencementWill be performed prior to the start of grading - note included on the grading plan.Future: Applicable before the start of grading for any respective future phase.STEP 0630Step 06 - Prior to approval and issuance of the first building permit in Phase I.(Being constructed by the County)This project is being implemented by the county, therefore, the project payment of its Traffic Impact Fee satisfies this implementation measure.Applicant to pay TIF fee with each unit Complete w/ TIF payment by applicant per Rick Smelser at the time that the first neighborhood was processed, and ongoing GLR TIF payments.31Step 6 - Prior to approval and issuance of the first building permit in Phase I.Prior to first building final in Phase 1.The City desires a roundabout and the traffic control of this intersection, in place of a signal.The project Development Agreement adjusted the timeing of this mitigation to be "operational prior to the issuance of the first building permit in either the Petite Sarah or the Grove Neighborhoods.Applicant submitted improvement plans in Fall 2014Anticipated construction 2015.Complete - RBT is open to traffic.32Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential nesting habitat (i.e., riparian woodland and oak woodland), a tree survey shall be conducted by a qualified biologist to determine if active nest(s) of protected birds are present in the trees. Areas within 200 feet of the construction zone that are not within the control of the applicant shall be visually assessed from the project site. This survey shall be required only if any construction would occur during the nesting and/or breeding season of protected bird species potentially nesting in the tree (generally March 1 through August 1). If active nest(s) are found, clearing and construction within 200 feet of the tree, or as recommended by the qualified biologist, shall be halted until the nest(s) are vacation and juveniles have fledged and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. If construction activities are not scheduled between March 1 and August 1, no further shrike or tree surveys shall be required.Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential roost habitat (i.e., riparian woodland and oak woodland), pre-construction surveys for bat roosts shall be performed by a qualified biologist. If bat roost sites are found, the biologist shall implement a program to remove/displace the bats prior to the removal of known roost sites. In addition, an alternate roost site shall be constructed in the vicinity of the known roost site. Specifications of the alternate roost shall be determined by a bat specialist.Prior to commencement of construction activities, the protected zone of any trees or groups of trees to be retained shall be fenced to prevent injury to the trees during construction. Soil compaction, parking of vehicles or heavy equipment, stockpiling of construction materials, and/or dumping of materials shall not be allowed within the protected zone. The fencing shall remain in place until all construction activities are complete.Add an eastbound and a westbound left-turn lane on the Fitzgerald and Masten approaches to the Monterey Road/Masten Avenue intersection, and change the east-west signal phasing from split phasing to protected phasing. This intersection is within the City of Gilroy’s Transportation Master Plan and therefore, impact fees are collected for improvements at this intersection. Therefore, implementation of this mitigation measure is the responsibility of the project proponent, prior to issuance of the first building permit.The applicant shall design and construct a two-lane roundabout (ultimate condition) at Santa Teresa Boulevard and Miller Avenue. The City of Gilroy will reimburse the developer for the cost of all ultimate improvements of teh RAB intersection up to the budgeted amount shown in the current city traffic impact fund. The design shall be subject to review and approval of the City Engineer and approval of an encroachment permit from Santa Clara County. Construction of the roundabout is required to be completed prior to issuance of the first building permit.Not UsedCity Staff - require before the commencement of grading with each neighborhood.City Staff - require before the commencement of grading with each neighborhood.City Staff - with the review of individual Imp. Plans/FMCity Staff - during City construction inspectionsCity Staff - to collect TIF fee prior to building permit final.City with plan check review & approval, and City construction inspections.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 7 of 125.A.cPacket Pg. 27Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 06 (CONTINUED)33Step 06 - Prior to approval and issuance of the first building permit in Phase I.Preliminary geometrics for the RBT have been approved by the City Traffic Engineer.Design and plan check of the improvement plans for this improvement is underway.Applicant has submitted the improvement plans for this intersection to the City for first plan check.Collecting the GUSD Fair Share related to Las Animas Elementary School is the responsibility of the City of Gilroy. City could require of the GUSD or their buyer for The Grove neighborhood, when application is made to the City.Complete - RBT is open to traffic.STEP 0738Step 07 - Prior to approval and issuance of the first building permit occupancy in either the Wild Chestnut or Home Ranch neighborhoods in Phase 1. The City desires a roundabout and the traffic control of this intersection, in place of a signalApplicant: Submit the roundabout improvement plans with the Improvement Plans for the first neighborhood requiring it.Obtain County encroachment permit.Complete - RBT is open to traffic.STEP 0834Step 08 - Prior to approval and issuance of the first building permit occupancy in Phase II - signal only - complete, Remaining imp. Prior to occupancy in Ph. III.ROW is not purchased, and is not expected to be. Therefore, per the DA, and alternative mitigation can be persued.Applicant and City Staff to determine viable, equivelant alternatives, and to determine the improvements, costs and funding.The signal has been installed & satisfies the mitigation thru Ph. 2. As described in the Implementation Agreement, the project is proposing funding in addition to the project's TIF fees, for the City to use to fund the remainig improvement at their discretion.35Step 08 - Prior to approval and issuance of the first building permit in Phase II.Applicant is providing improvements as described in the Implementation Agreement.36Step 08 - Prior to approval and issuance of the first building permit in Phase II.Completed in the Higgins 2019 Traffic ReportCity with plan check review & approval, and City construction inspections.City Staff, working with applicant to identify the substitute improvement to replace this proposed improvement and to designate equivellant reimburseable funds in the TIFConvert the Thomas Road/Luchessa Avenue intersection to a one-lane modern roundabout. OR Signalize the Thomas Road/Luchessa Avenue intersection, add a northbound right turn lane, and add a northbound right turn overlap phasing to the signal phasing. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit for Phase I. Note: The mitigated negative declaration for the planned elementary school within the specific plan, located on Luchessa Avenue within the Cabernet neighborhood, required implementation of this mitigation measure prior to opening the school. It was required due to unacceptable levels of services during the mid-afternoon peak hour. The mitigation measure requires the school district to pay their fair share of this improvement determined by agreement between the school district and the City of Gilroy.Signalize the Santa Teresa Boulevard/Fitzgerald Avenue intersection and add eastbound and westbound left turn lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II.City Staff: Assure applicant has fullfilled the requirements for the County encroachment permit. Review/approve the roundabout improvement plans as part of the Improvement Plans for the first neighborhood requiriing it.Prepare a traffic management plan of the Miller Avenue street section southwest of the intersection with Uvas Park Drive. The project proponent shall be responsible for preparation of the plan. The plan shall be subject to review and approval by the City staff and constructed by the project, prior to issuance of the first building permit in Phase II.The applicant shall design and construct a two-lane roundabout (ultimate condition) at Santa Teresa Boulevard and Ballybunion Drive. The City of Gilroy will reimburse the developer for the cost of all ultimate improvements of teh RAB intersection up to the budgeted amount shown in the surrent city traffic impact fund.The design shall be subject to review and approval of the City Engineer and approval of an encroachment permit from Santa Clara County. Construction of the roundabout is required to be completed prior to issuance of the first building permit in the Wild Chestnut or Home Ranch neighborhoods in Phase 1.Add a northbound left turn lane to the Uvas Park Drive/Miller Avenue intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 8 of 125.A.cPacket Pg. 28Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 0937Step 09 Prior to approval and issuance of the first building permit in Phase III.For a future TMMM is not triggered until Phase 339Step 09 - Prior to approval and issuance of the first building permit in Phase III.(The City Council requested the construction of the 10th Street Bridge in lieu of the widening of the Thomas Rd. Bridge.)MM is not triggered until Phase 340Step 09 Prior to approval and issuance of the first building permit in Phase III.Completed - this was confirmed by City Staff at the 11-06-2013 weekly meetingImprovement has been completed. Complete41Step 09 - Prior to approval and issuance of the first building permit in Phase III.(The CC requested the construction of the 10th Street Bridge in lieu of the widening of the Thomas Rd. Bridge.)This MM needs to be removed from the project City and Applicant to determine method of removing this MMMM is not triggered until Phase 34243Step 09 Prior to approval and issuance of the first building permit in Phase III.If the City does not posess the ROW when this item is required, the DA specifies that an alternative mitigation with be found.Applicant and City Staff to determine viable alternatives, and to determine the improvements, costs and funding.MM is not triggered until Phase 344Step 09 Prior to approval and issuance of the first building permit in Phase III.For a future TMMM is not triggered until Phase 3STEP 109Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will include these requirement in the project plans.Applicant to hire a qualified biologist to prepare the Habitat Restoration Plan.Habitat Restoration Plan is complete for the Project.City - to monitor when/if the first Phase III is proposed.City staff: Habitat Restoration Plan for the entire GLR project was submitted and approved with the Ph. 1 TMPlan check with gradiung permit.Signalize the Uvas Park Drive/Miller Avenue intersection and add northbound and southbound left-turn lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Note: This intersection would operate at LOS C during the AM and PM peak hours with implementation of this improvement. However, under General Plan Buildout Conditions, the Tenth Street Bridge would be required to be constructed. With the Tenth Street Bridge, this intersection would operate at LOS A during the AM peak hour and LOS C during the PM peak hour with NO improvements, e.g. signalization and lane additions. Therefore, the mitigation measure identified above would not be required under General Plan Buildout Conditions, assuming the Tenth Street Bridge were constructed. One option would be to only add the northbound left-turn lane as recommended in the previous scenario (Background Plus Project Phases I and II) and consider LOS E as an acceptable short term level of service for this intersection. Another option is to implement the mitigation measure above (signalize the intersection and add the left-turn lanes, which would improve operations to LOS C during the AM and PM peak hours), with the knowledge that the signal could be removed once the Tenth Street Bridge is constructed at General Plan Buildout Conditions.Convert the signal phasing at the Princevalle Street/Tenth Street intersection from permitted phasing to protected phasing. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III.If the Thomas Road/Luchessa Avenue intersection was converted to a one lane modern roundabout, add a second lane to the roundabout and widen the Luchessa Avenue Bridge to four lanes. This would result in LOS A during both the AM and PM peak hours. OR If the Thomas Road/Luchessa Avenue intersection was signalized and a northbound right turn lane was added, add a second westbound left turn lane and westbound through lane and widen the Luchessa Avenue Bridge to four lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III.Not UsedAdd second northbound and westbound left turn lanes at the Monterey Street/Luchessa Avenue intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure.Add an eastbound and westbound through lane on First Street at its intersection with Santa Teresa Boulevard. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure.Any loss of oak and/or riparian woodland habitat resulting from development shall require the project proponent to retain a qualified biologist to prepare a Habitat Restoration Plan to identify the exact amount and location of affected and replacement habitat, specify an appropriate plant palette, and provide specifications for installation and maintenance of the replacement habitat. Replacement vegetation shall consist of locally-obtained native plant species. Any loss of riparian woodland vegetation shall be mitigated on-site at a minimum of 3:1 replacement ratio, unless otherwise determined by the Department of Fish and Game and the City of Gilroy. Any loss of oak woodland vegetation shall require preservation of on-site oak woodland at a ratio of 3:1 and replanting on-site at a ratio of 1:1, unless otherwise determined by the Department of Fish and Game and the City of Gilroy. The Habitat Restoration Plan shall be prepared prior to issuance of building or grading permits for any activity requiring removal of oak and/or riparian woodland habitat, subject to review and approval of the City of Gilroy Planning Division and California Department of Fish and Game.Add second eastbound and westbound left turn lanes to the Santa Teresa Boulevard/First Street intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure. City - to monitor when/if the first Phase III is proposed.City - to monitor when/if the first Phase III is proposed.Improvement has been completed.MM was replaced by CC with a requirement to construct the 10th Street Bridge. Needs to be cleaned up before the Phase II TM approval.City - to monitor when/if the first Phase III is proposed.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 9 of 125.A.cPacket Pg. 29Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & Timing14Step 10 - Prior to approval and issuance of building or grading permits.- The Open Space Management Plan is the document that regulates this type of activity. It was prepared by the Project Biologist and was submitted to the City in January 2014.- All Landscape Plans prepared as part of A&S application or building permit application shall follow the Open Space Management Plan.Applicant shall include a note on plans requiring conformance with the Habitat Management Plan, and assure that any Landscape Plans conform to its requirements.Open Space Management Plan is complete for the entire GLR Project. A note will be included in the future Imp. & Grading Plans requiring conformance with the OSMP.20Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will include these requirement in the project plans.Applicant as part of each individual improvement plan/FM submittalWill be part of the Improvement Plans for these Neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.21Step 10 - Prior to approval and issuance of building or grading permits.Will be part of the building permit applications for each individual projectApplicant as part of the building plans With building permits for each neighborhood.24Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will include these requirement in the project grading plans.Applicant as part of each individual grading plan submittal for each neighborhood.Will be part of the grading plan process.25Step 10 - Prior to approval and issuance of building or grading permits.An enchrochment permit from the SCVWD is required for the installation of Reclaimed Water mains.Applicant included reclaimed water pipe in the improvement plans for each neighborhood where they are to be installed.With each applicable neighborhood, the applicant will apply for and obtain a SCVWD enchroachment permit - after the City Council has approved the FM and Improvement plans.Applicant will process and obtain an encroachment permit from the SCVWD for the reclaimed water mains after City Council, if the District still desires to have the oversized pipe installed and agrees to the reimbursements for the oversizing.28Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will be included with improvement and/or grading plans.Applicant as part of each individual grading plan submittal, when applicable.Will be part of the Improvement Plans for these Neighborhoods on this TM.a. Construction shall be limited to weekdays between 7 AM and 7 PM and Saturdays and holidays between 9 AM and 7 PM, with no construction on Sundays; b. All internal combustion engine-driven equipment shall be equipped with mufflers that are in good condition and appropriate for the equipment; and c. Stationary noise-generating equipment shall be located as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area.Project proponents shall submit a soils investigation prepared by a qualified soils engineer for future development on the project site. The recommendation of the soils investigation shall be incorporated into final building plans, subject to the review and approval by the Gilroy Engineering Division prior to approval of any building permits.Prior to issuance of a grading permit for all areas within the Specific Plan area, the following measures shall be incorporated into the project improvement plans to mitigate construction noise, subject to the review and approval of the City of Gilroy Engineering Division: The project applicant shall design all structures in accordance with the Uniform Building Code for seismic design. In addition, all recommendations in the geotechnical reports prepared for the project shall be implemented. Structural design is subject to the review and approval by the Gilroy BLES Division prior to the issuance of building permits.The project applicant for any proposed development on the project site, shall, for each phase of the development, submit a Notice of Intent (NOI) and detailed engineering designs to the Central Coast RWQCB. The associated permit shall require development and implementation of a SWPPP that uses storm water “Best Management Practices” to control runoff, erosion and sedimentation from the site. The SWPPP must include Best Management Practices that address source reduction and, if necessary, shall include practices that require treatment. The SWPPP shall be submitted to the City of Gilroy Engineering Division for review and approval prior to approval of a building permit for each phase of the project. The project applicant shall submit plans for review by, and obtain an approved permit from the Santa Clara Valley Water District for any work that requires a permit from the water district. (SCVWD) prior to any work within 50 feet of on-site drainages, wetlands or riparian habitat.Prior to issuance of grading and/or building permits, the project proponent of any future development on the project site shall submit a Landscape Plan, for review and approval by the City of Gilroy Planning Division. Landscaping plans for areas adjacent to riparian habitat shall include appropriate guidelines to prevent contamination of drainages and their associated riparian habitat by pesticides, herbicides, fungicides, and fertilizers. Landscaping shall include appropriate native plants species and should not include plantings of non-native, invasive plant species.Applicable at each future FM/IP plan check process for each Neighborhood.City Staff with review of the building permit applicationCity Staff - review the SWPPP as part of the grading package for each neighborhood.City Staff - review and process plans.City Staff - with the review Landscape plans as part of individual A&S applications for conformance with the Open Space Management Plan.City Staff - with the review of individual Imp. Plans/FMCity Staff - with the review of individual grading permit applications, when applicable.W:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 10 of 125.A.cPacket Pg. 30Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 10 (CONTINUED)45Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will include these requirement in the project grading plans.NOTE: Prior to the approval of the final map and final grading plans for the Wild Chestnut neighborhood, the applicant shall have a qualified archaeologist conduct a survey and delineate Archaeological Site CA-SCL-243, in the vicinity of The Glen and Canyon Creek neighborhoods north of W. Luchessa Avenue, onto the respective Phase 1 Tentative Map preliminary grading sheets. This copy of the TM grading plans with the archaeology delineation shall be marked "Exempt from the Public Records Act - Not Available for Public Review." The archaeologist shall identify further recommendations, if any, which may include but not be limited to, archaeological monitoring during earth moving activities for these neighborhoods, within a specified distance of the archaeological site. - COMPLETEDApplicant as part of each individual grading/building permit plan submittal.Applicant have Archaeologist survey and delineation completed within the vicinity of The Glen and Canyon Creek neighborhoods north of W. Luchessa Avenue.Will be part of the Improvement Plans for these Neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.46Step 10 - Prior to approval and issuance of building or grading permits.Future individual projects will include these requirement in the project grading/building plans.Applicant as part of each individual grading/building plan submittal.Will be part of the Improvement Plans for these Neighborhoods on this TM.Applicable at each future FM/IP plan check process for each Neighborhood.STEP 1110Step 11 - Prior to commencement of construction activities associated with the Reservoir Canyon Creek Bridge.Required with a future phase of development Applicant to hire biologist Not Applicable to these Tracts.Due to the possibility that significant buried cultural resources might be found during construction, the following language shall be included on any permits issued for the project site, including, but not limited to building permits for future development, subject to the review and approval of the Gilroy Planning Division: If archaeological resources or human remains are discovered during construction, work shall be halted within 50 meters (165 feet) of the find until a qualified professional archaeologist can evaluate it. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented.In the event of an accidental discovery or recognition of any human remains in any location other than a dedicated cemetery, the City shall ensure that this language is included in all permits in accordance with CEQA Guidelines section 15064.5(e), subject to the review and approval of the City of Gilroy Planning Division: If human remains are found during construction there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: 1) the Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.Prior to commencement of construction activities associated with Reservoir Canyon Creek Bridge, the project proponent responsible for construction of the bridge shall arrange for a qualified biologist to monitor bridge construction activities to ensure there are no impacts to wetlands and associated oak/riparian woodland habitat.City Staff - with the review of individual grading permit applications, when applicable.City Staff - assure Archaeologist's information is submitted on exhibits, but not made available to the general public.City Staff - with the review of individual grading/building permit applicationsCity construction inspector(s) during constructionBiologist and City, during constructionW:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 11 of 125.A.cPacket Pg. 31Attachment: Mitigation Measure Status (3081 : TM 20-05) GLEN LOMA RANCHEIR MITIGATION MEASURE STATUS REPORTLast Updated: June 28, 2021Based on Project EIR certified on November 7, 2005, as modified by the Addendum dated March 24, 2014 MM # Mitigation Measure Timing CommentsImplementation Responsibility & TimingStatusJune 2021Monitoring Responsibility, Method & TimingSTEP 1250Step 12 - Prior to approval of the first occupancy permit.Required with each building permit application To be included in the building plans at the time of building permit submittalRequired with building permits.52Step 12 - Prior to approval of the first occupancy permit.Future submittal of CC&R's with individual project Improvement Plans/Final Maps CC&R's be submitted by applicant, to be confirmed with the review of each FMComplete - Included in the project CC&Rs29Not the Responsibility of The Project ProponentThis area has been improved by Caltrans Not ApplicableComplete - Improvement already completed by CaltransNo action required.Lengthen the existing southbound acceleration lane at Castro Valley Road as an auxiliary lane between Castro Valley Road and the off-ramp to Highway 25. The combined acceleration/auxiliary lane would extend the nearly 2,000 feet between Castro Valley Road and the off-ramp to Highway 25. This intersection is outside of the City of Gilroy’s Transportation Master Plan and therefore, impact fees are not collected for improvements at this intersection. Therefore, implementation of this mitigation measure is the responsibility of the County of Santa Clara. Note: Mitigation Measure 29 is not the responsibility of the project proponent.Residential fire sprinklers shall be installed in all residences within the specific plan area over 3,000 square feet, including single-family and multi-family town homes or apartments, and residential clusters with more than 25 units that lack secondary access. Residential fire sprinklers shall be installed prior to occupancy. Prior to approval of future development projects within the specific plan area, the City Fire Marshal may require that all residences have residential fire sprinkler systems, regardless of conditions stated above, especially if streets are narrow, buildings are closely spaced, emergency response time is not met, there is inadequate fire flow, building are adjacent to natural areas, or other conditions exist that could hinder the ability of the City of Gilroy Fire Department to perform fire suppression acts in such case they would be needed. The sprinklers shall be designed and installed in accordance with City of Gilroy Fire Department policies. The Glen Loma Ranch Homeowner’s Association shall take full responsibility for management and maintenance of the preserved open space areas within the project site. Seasonal vegetation management should be scheduled to occur at the end of the rainy season and consistent with the annual weed abatement resolution. The HOA should implement any vegetation management in the Preserved Open Spaces and Fuel Transition Zones at the beginning of the weed abatement season. This language shall be included in the HOA conditions, covenants, and restrictions.Not ApplicableCity Staff - CC&R's for the project were submitted to the CityCity with the issuance of individual building permitsW:\Jobs 10\102009\Documents\Final\GLR Overall\EIR Mitigation Monitoring\2021 Implementation Agreement\2021-06-28 GLR MM monitoring (Implementation Agmt.)Page 12 of 125.A.cPacket Pg. 32Attachment: Mitigation Measure Status (3081 : TM 20-05) 5.A.dPacket Pg. 33Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 34Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 35Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 36Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 37Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 38Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 39Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 40Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 41Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 42Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 43Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 44Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 45Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 46Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 47Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 48Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 49Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 50Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 51Attachment: TM 20-05 Plans (3081 : TM 20-05) 5.A.dPacket Pg. 52Attachment: TM 20-05 Plans (3081 : TM 20-05) RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TM 20-05, A SUBDIVISION OF A 41.4+/- ACRE SITE INTO 40 COMPACT SINGLE- FAMILY LOTS IN THE CANYON CREEK NEIGHBORHOOD; SIX LOTS FOR THE CREATION OF 41 TOWNHOUSE UNITS IN THE ROCKY KNOLL NEIGHBORHOOD; AND NINE LOTS FOR THE CREATION OF 42 TOWNHOUSE UNITS IN THE MALVASIA II NEIGHORHOOD, FOR A TOTAL OF 55 RESIDENTIAL LOTS AND 123 RESIENITAL UNITS; ONE PUBLIC OPEN SPACE PARCEL FOR THE CONSTRUCTION OF THE SANTA TERESA TRAIL; ONE PUBLIC TRAIL EASEMENT FOR THE ROCKY KNOLL TRAIL; 18 PRIVATE OPEN SPACE PARCELS THAT WILL BE MAINTAINED BY THE HOMEOWNERS’ ASSOCIATION; AND ASSOCIATED PUBLIC AND PRIVATE STREETS ON PROPERTY LOCATED NORTHEAST OF SANTA TERESA BOULEVARD, SOUTH AND SOUTHWEST OF WEST LUCHESSA AVENUE (APN # 808-18-032 and 808-58-005), FILED BY GLEN LOMA GROUP/FILICE FAMILY ESTATE, 7888 WREN AVENUE, SUITE D-143, GILROY, CA 95020. WHEREAS, The Glen Loma Group/Filice Family Estate submitted an application requesting a tentative map to subdivide an approximate 41.4+/- acre site into 40 Compact single-family lots in the Canyon Creek neighborhood; six lots for the creation of 41 townhouse units in the Rocky Knoll neighborhood; and nine lots for the creation of 42 townhouse units in the Malvasia II neighborhood, for a total of 55 residential lots and 123 residential units; one public open space parcel for the construction of the Santa Teresa trail; one public trail easement for the Rocky Knoll Trail; 18 private open space parcels that will be maintained by the homeowners’ association; and associated public and private streets; and WHEREAS, the subject property is located within the Glen Loma Ranch Specific Plan area, northeast of Santa Teresa Boulevard, south and southwest of West Luchessa Avenue, commonly known as the Canyon Creek, Rocky Knoll and Malvasia II neighborhoods; and WHEREAS, the Planning Commission of the City of Gilroy has considered the tentative map (TM 20-05), in accordance with the Gilroy Zoning Ordinance, and other applicable standards and regulations; and WHEREAS, said tentative map was referred to various public util ity companies and City departments, including the Technical Advisory Committee for recommendations; and WHEREAS, on November 7, 2005, the City of Gilroy adopted the Glen Loma Ranch Specific Plan; and 5.A.e Packet Pg. 53 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 2 WHEREAS, on November 21, 2005, the City of Gilroy adopted the Glen Loma Ranch Development Agreement; and WHEREAS, the Planning Commission finds the tentative map conforms to the City's General Plan and elements thereof, including the “Glen Loma Ranch Specific Plan” and the “Neighborhood District Policy”; and WHEREAS, an environmental impact report (EIR) was prepared for this site as part of the review of application GPA 00-01; and WHEREAS, the California Environmental Quality Act (CEQA) Guidelines section 15182, Residential Projects Pursuant to a Specific Plan, exempts residential projects pursuant to a specific plan from further environmental review under CEQA, as long as the project meets the requirements of that section. Staff has determined that the proposed residential subdivision meets the requirements of section 15182, such that no additional CEQA analysis is required; and WHEREAS, a mitigation monitoring and reporting plan has been prepared, consistent with the certified EIR; and WHEREAS, the Planning Commission finds, after due study, deliberation and public hearing, the following circumstances exist: 1. The proposed tentative map is generally consistent with the intent of the goals and policies of the “Glen Loma Ranch Specific Plan.” 2. The proposed tentative map is generally consistent with the intent of the goals and policies of the “Neighborhood District Policy.” 3. The proposed tentative map is generally consistent with the intent of the goals and policies of the City's General Plan. 4. The proposed development is consistent with the Zoning Ordinance and the City's Subdivision and Land Development Code, and the State Subdivision Map Act. 5. Public utilities and infrastructure improvements needed in order to serve the proposed project are in close proximity. 6. As identified in the certified EIR, all significant environmental impacts associated with buildout of the Glen Loma Ranch Specific Plan area can be reduced to a less than significant level with the implementation of adopted mitigation measures identified in the certified EIR, except for air quality. The proposed project would result in a significant, unavoidable environmental impact with regard to project emissions and consistency with the Bay Area 2000 Clean Air Plan. When adopting the specific plan in 2005, the City Council adopted a statement of overriding considerations, finding that the benefits of the project outweighed this environmental effect. 5.A.e Packet Pg. 54 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 3 WHEREAS, the Planning Commission finds that the applicant agrees with the necessity of and accepts all elements, requirements, and conditions of this resolution as being a reasonable manner of preserving, protecting, providing for, and fostering the health, safety, and welfare of the citizenry in general and the persons who work, visit or live in this subdivision in particular. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby recommends to the City Council the approval of the tentative map, subject to the following conditions: PLANNING CONDITIONS The following GENERAL conditions authorize specific terms of the project ENTITLEMENT(S). 1. APPROVED PROJECT: The approval for tentative map TM 20-05 is granted to subdivide an approximate 41.4+/- acre site into 40 Compact single-family lots in the Canyon Creek neighborhood; six lots for the creation of 41 townhouse units in the Rocky Knoll neighborhood; and nine lots for the creation of 42 townhouse units in the Malvasia II neighborhood, for a total of 55 residential lots and 123 residential units; one public open space parcel for the construction of the Santa Teresa trail; one public trail easement for the Rocky Knoll Trail; 18 private open space parcels that will be maintained by the homeowners’ association; and associated public and private streets on Assessor Parcel No. 808-18-032 and 808-58-005, as shown on Project Plans dated as received by the Planning Division on July 30, 2021 prepared by Ruggeri-Jensen-Azar for the Glen Loma Corporation, dated July 2021, and consisting of 20 sheets. Build-out of the project shall conform to the plans, except as otherwise specified in these conditions. Any future adjustment or modification to the plans, including any changes made at time of improvement plan submittal, shall be considered by the Community Development Director or designee, may require separate discretionary approval, and shall conform to all City, State, and Federal requirements, including subsequent City Code requirements or policies adopted by City Council. 2. INDEMNIFICATION: Developer agrees, as a condition of permit approval, at Developer’s own expense, to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its officers, contractors, consultants, attorneys, employees and agents from any and all claim(s), action(s) or proceeding(s) brought against the City or its officers, contractors, consultants, attorneys, employees, or agents to challenge, attack, set aside, void or annul the approval of this resolution or any 5.A.e Packet Pg. 55 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 4 condition attached thereto or any proceedings, acts or determinations taken, including actions taken under the California Environmental Quality Act of 1970, as amended, done or made prior to the approval of such resolution that were part of the approval process. 3. Failure to appeal this decision in a timely manner, or commencement of any activity related to the project, is understood to clarify Developer’s acceptance of all conditions and obligations imposed by this permit and waiving any challenge to the validity of the conditions and obligations stated therein 4. WATER LIMITATIONS: Developer shall be advised that the approval is subject to the drought emergencies provisions pursuant to the Gilroy City Code Chapter 27.98. Mitigation Measures. The following MITIGATION MEASURES, which are contained within the Glen Loma Ranch Specific Plan EIR and EIR addendum, prepared pursuant to the California Environmental Quality Act, and as modified based upon changes in applicable regulations, are included as conditions of approval. 5. All EIR mitigation measures would need to be implemented prior to submittal of the first final map submitted pursuant to this requested tentative map approval. 6. Project proponents shall specify in project plans the implementation of the following dust control measures during grading and construction activities for any proposed development. The measures shall be implemented as necessary to adequately control dust, subject to the review and approval by the City of Gilroy Engineering Division (corresponds to EIR Mitigation Measure 3): The following measures shall be implemented at all construction sites: • Water all active construction areas at least twice daily; • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; • Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites; and • Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets. The following measures shall be implemented at all construction sites greater than four acres in area: • Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more); • Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles (dirt, sand, etc.); 5.A.e Packet Pg. 56 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 5 • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public roadways; and • Replant vegetation in disturbed areas as quickly as possible. The following measures are strongly encouraged at construction sites that are large in area, located near sensitive receptors or which for any other reason may warrant additional emission reductions: • Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and equipment leaving the site; • Install wind breaks, or plant trees/vegetative wind breaks at windward side(s) of construction areas; • Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 miles per hour; and • Limit the area subject to excavation, grading and other construction activity at any one time. 7. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential nesting habitat (i.e., riparian woodland and oak woodland), a tree survey shall be conducted by a qualified biologist to determine if active nest(s) of protected birds are present in the trees. Areas within 200 feet of the construction zone that are not within the control of the applicant shall be visually assessed from the project site. This survey shall be required only if any construction would occur during the nesting and/or breeding season of protected bird species potentially nesting in the tree (generally March 1 through August 1). If active nest(s) are found, clearing and construction within 200 feet of the tree, or as recommended by the qualified biologist, shall be halted until the nest(s) are vacated and juveniles have fledged and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. If construction activities are not scheduled between March 1 and August 1, no further shrike or tree surveys shall be required (corresponds to EIR Mitigation Measure 5). 8. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential roost habitat (i.e., riparian woodland and oak woodland), pre-construction surveys for bat roosts shall be performed by a qualified biologist. If bat roost sites are found, the biologist shall implement a program to remove/displace the bats prior to the removal of known roost sites. In addition, an alternate roost site shall be constructed in the vicinity of the known roost site. Specifications of the alternate roost shall be determined by a bat specialist (corresponds to EIR Mitigation Measure 6). 5.A.e Packet Pg. 57 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 6 9. Prior to approval of each tentative map or use permit, project plans for future development on the project site shall be designed to avoid unnecessary filling or other disturbance of natural drainage courses and associated oak/riparian woodland vegetation to the greatest extent feasible, subject t o review and approval of the City of Gilroy Planning Division. In the event that disturbance of site drainages and associated oak/riparian woodland vegetation cannot be avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts, storm drain outfalls, etc.), authorization from the California Department of Fish and Game through Section 1600 et. seq. of the Fish and Game Code and/or the U.S. Army Corps of Engineers through Section 404 of the Clean Water Act and the Regional Water Quality Control Board through Section 401 of the Clean Water Act shall be obtained, if required, prior to issuance of building or grading permits for any activity that might encroach on the site’s drainages. Conditions imposed on these permits and/or authorizations may include but not be limited to the following (corresponds to EIR Mitigation Measure 8): • Construction work shall be initiated and completed during the summer and fall months when the drainages are dry, or at least have a very low flow. Typically, no construction work shall be allowed between October 15th and April 15th. • A Habitat Restoration Plan shall be prepared to identify the exact amount and location of affected and replacement habitat, to specify on-site revegetation with locally-obtained native species within the buffer areas to mitigate habitat loss, and to provide specifications for installation and maintenance of the replacement habitat. Any loss of riparian or wetland vegetation resulting from construction activities shall be mitigated on-site at a minimum 3:1 replacement ratio. 10. Any loss of oak and/or riparian woodland habitat resulting from development shall require the project proponent to retain a qualified biologist to prepare a Habitat Restoration Plan to identify the exact amount and location of affected and replacement habitat, specify an appropriate plant palette, and provide specifications for installation and maintenance of the replacement habitat. Replacement vegetation shall consist of locally-obtained native plant species. Any loss of riparian woodland vegetation shall be mitigated on-site at a minimum of 3:1 replacement ratio, unless otherwise determined by the Department of Fish and Game and the City of Gilroy. Any loss of oak woodland vegetation shall require preservation of on-site oak woodland at a ratio of 3:1 and replanting on- site at a ratio of 1:1, unless otherwise determined by the Department of Fish and Game and the City of Gilroy. The Habitat Restoration Plan shall be prepared prior to issuance of building or grading permits for any activity requiring removal of oak and/or riparian woodland habitat, subject to review and approval of the City of Gilroy Planning Division and California Department of Fish and Game (corresponds to EIR Mitigation Measure 9). 11. Prior to commencement of construction activities associated with Reservoir Canyon Creek Bridge, the project proponent responsible for construction of the 5.A.e Packet Pg. 58 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 7 bridge shall arrange for a qualified biologist to monitor bridge construction activities to ensure there are no impacts to wetlands and associated oak/riparian woodland habitat (corresponds to EIR Mitigation Measure 10). 12. Prior to issuance of grading and/or building permits, subject to the review of the Gilroy Planning Division, the project applicant shall install siltation fencing, hay bales, or other suitable erosion control measures along portions of natural and manmade drainage channels in which construction will occur and within 20 feet of construction and/or staging areas in order to prevent sediment from filling the creek (corresponds to EIR Mitigation Measure 13). 13. Prior to issuance of grading and/or building permits, the project proponent of any future development on the project site shall submit a Landscape Plan, for review and approval by the City of Gilroy Planning Division. Landscaping plans for areas adjacent to riparian habitat shall include appropriate guidelines to prevent contamination of drainages and their associated riparian habitat by pesticides, herbicides, fungicides, and fertilizers. Landscaping shall include appropriate native plants species and should not include plantings of non -native, invasive plant species (corresponds to EIR Mitigation Measure 14). 14. A schematic lighting plan shall be submitted with each development proposal for review and approval by the Planning Division. Exterior lighting for any development proposed adjacent to open space areas shall be of low stature (i.e., 20 feet) and shall be of a full cutoff design or include opaque shields to reduce illumination of the surrounding landscape. Lighting shall be directed away from open space areas (corresponds to EIR Mitigation Measure 16). 15. Prior to approval of a tentative map for each phase of the proposed project containing or adjacent to preserved natural open sp ace areas, a signage plan shall be prepared to outline the language, number and location of signs to dissuade people from straying off trails and to prohibit unleashed dogs in the open space areas, subject to approval by the City of Gilroy Planning Divisio n (corresponds to EIR Mitigation Measure 17). 16. Prior to commencement of construction activities, the protected zone of any trees or groups of trees to be retained shall be fenced to prevent injury to the trees during construction. Soil compaction, parking of vehicles or heavy equipment, stockpiling of construction materials, and/or dumping of materials shall not be allowed within the protected zone. The fencing shall remain in place until all construction activities are complete (corresponds to EIR Mitigation Measure 19). 17. Project proponents shall submit a soils investigation prepared by a qualified soils engineer for future development on the project site. The recommendation of the 5.A.e Packet Pg. 59 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 8 soils investigation shall be incorporated into final building plans, subject to the review and approval by the Gilroy Engineering Division prior to approval of any building permits (corresponds to EIR Mitigation Measure 20). 18. The project applicant shall design all structures in accordance with the Uniform Building Code for seismic design. In addition, all recommendations in the geotechnical reports prepared for the project shall be implemented. Structural design is subject to the review and approval by the Gilroy BLES Division prior to the issuance of building permits (corresponds to EIR Mitigat ion Measure 21). 19. The project applicant for any proposed development on the project site, shall, for each phase of the development, submit a Notice of Intent (NOI) and detailed engineering designs to the Central Coast RWQCB. The associated permit shall require development and implementation of a SWPPP that uses storm water “Best Management Practices” to control runoff, erosion and sedimentation from the site. The SWPPP must include Best Management Practices that address source reduction and, if necessary, shall include practices that require treatment. The SWPPP shall be submitted to the City of Gilroy Engineering Division for review and approval prior to approval of a building permit for each phase of the project (corresponds to EIR Mitigation Measure 24). 20. The project applicant shall submit plans for review by, and obtain an approved permit from, the Santa Clara Valley Water District for any work that requires a permit from the water district (corresponds to EIR Mitigation Measure 25). 21. Future applicants in the Glen Loma Ranch specific plan area shall prepare a post- construction storm water management plan, subject to the review and approval of the Gilroy Engineering Division prior to the approval of final improvement plans, that shall include structural and non-structural best management practices (BMPs) for the reduction of pollutants in storm water to the maximum extent practicable (corresponds to EIR Mitigation Measure 26). 22. Prior to issuance of a grading permit for all areas within the Specific Plan area, the following measures shall be incorporated into the project plans to mitigate construction noise, subject to the review and approval of the City of Gilroy Engineering Division (corresponds to EIR Mitigation Measure 28): a. Construction shall be limited to weekdays between 7 AM and 7 PM and Saturdays and holidays between 9 AM and 7 PM, with no construction on Sundays; b. All internal combustion engine-driven equipment shall be equipped with mufflers that are in good condition and appropriate for the equipment; and c. Stationary noise-generating equipment shall be located as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area. 5.A.e Packet Pg. 60 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 9 23. Signalize the Santa Teresa Boulevard/Fitzgerald Avenue intersection and add eastbound and westbound left turn lanes (corresponds to EIR Mitigation Measure 34). The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II. 24. Add a northbound left turn lane to the Uvas Park Drive/Miller Avenue intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II (corresponds to EIR Mitigation Measure 35). 25. Add second eastbound and westbound left turn lanes to the Santa Teresa Boulevard/First Street intersection (corresponds to EIR Mitigation Measure 37). The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. 26. Signalize the Uvas Park Drive/Miller Avenue intersection and add northbound and southbound left-turn lanes (corresponds to EIR Mitigation Measure 39). The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Note: This intersection would operate at LOS C during the AM and PM peak hours with implementation of this improvement. However, under General Plan Buildout Conditions, the Tenth Street Bridge would be required to be constructed. With the Tenth Street Bridge, this intersection would operate at LOS A during the AM peak hour and LOS C during the PM peak hour with NO improvements, e.g. signalization and lane additions. Therefore, the mitigation measure identified above would not be required under General Plan Buildout Conditions, assuming the Tenth Street Bridge were constructed. One option would be to only add the northbound left-turn lane as recommended in the previous scenario (Background Plus Project Phases I and II) and consider LOS E as an acceptable short term level of service for this intersection. Another option is to implement the mitigation measure above (signalize the intersection and add the left-turn lanes, which would improve operations to LOS C during the AM and PM peak hours), with the knowledge that the signal could be r emoved once the Tenth Street Bridge is constructed at General Plan Buildout Conditions. 5.A.e Packet Pg. 61 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 10 27. If the Thomas Road/Luchessa Avenue intersection was converted to a one lane modern roundabout, add a second lane to the roundabout and widen the Luchessa Avenue Bridge to four lanes. This would result in LOS A during both the AM and PM peak hours (corresponds to EIR Mitigation Measure 41). OR If the Thomas Road/Luchessa Avenue intersection was signalized and a northbound right turn lane was added, add a second westbound left turn lane and westbound through lane and widen the Luchessa Avenue Bridge to four lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first b uilding permit in Phase III. 28. Add second northbound and westbound left turn lanes at the Monterey Street/Luchessa Avenue intersection (corresponds to EIR Mitigation Measure 43). The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. 29. Add an eastbound and westbound through lane on First Street at its intersection with Santa Teresa Boulevard (corresponds to EIR Mitigation Measure 44). The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. 30. Residential fire sprinklers shall be installed in all residences within the specific plan area over 3,000 square feet, including single-family and multi-family town homes or apartments, and residential clusters with more than 25 units that lack secondary access. Residential fire sprinklers shall be installed prior to occupancy. Prior to approval of future development projects within the specific plan area, the City Fire Marshal may require that all residences have residential fire sprinkler systems, regardless of conditions stated above, especially if streets are narrow, buildings are closely spaced, emergency response time is not met, there is inadequate fire flow, building are adjacent to natural areas, or other conditions exist that could hinder the ability of the City of Gilroy Fire Department to perform fire suppression acts in such case they would be needed. The sprinklers shall be designed and installed in accordance with City of Gilroy Fire Department policies (corresponds to EIR Mitigation Measure 50). 5.A.e Packet Pg. 62 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 11 31. The Glen Loma Ranch Homeowner’s Association shall take full responsibility for management and maintenance of the preserved open space areas within the project site. Seasonal vegetation management should be scheduled to occur at the end of the rainy season and consistent with the annual weed aba tement resolution. The HOA should implement any vegetation management in the Preserved Open Spaces and Fuel Transition Zones at the beginning of the weed abatement season. This language shall be included in the HOA conditions, covenants, and restrictions (corresponds to EIR Mitigation Measure 52). The following conditions shall be addressed prior to issuance of any GRADING PERMIT or IMPROVEMENT PLAN. 32. CONDITIONS OF APPROVAL: Developer shall include a plan sheet(s) that includes a reproduction of all conditions of approval of this permit, as adopted by the City Council. The following conditions shall be met prior to tract acceptance. 33. ON- AND OFF-SITE IMPROVEMENTS: Prior to occupancy, Developer shall complete all required offsite and onsite improvements related to the project, including structures, paving, and landscaping, unless otherwise allowed by the Community Development Director, or stated in these conditions. The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or other deadline as specified in the condition. 34. TENTATIVE MAP: The approved tentative map shall expire twenty-four (24) months from the approval date and may be extended pursuant to the provisions of the Subdivision Map Act and Gilroy City Code section 21.41 (i), if the final map is not approved prior to expiration. 35. HOMEOWNERS’ ASSOCATION: Developer shall establish Homeowners’ Associations (HOA) for the Rocky Knoll and Malvasia II neighborhoods. The HOAs shall be responsible for the maintenance and enforcement of parking, private streets, landscaping, recreation and other interior areas held in common by the HOA. Such responsibilities shall be provided within the Covenants, Conditions, and Restrictions (CC&Rs) for the development. The City shall review all CC&Rs prior to recordation. 36. COVENANTS, CONDITIONS, AND RESTRICTIONS: Any covenants, conditions, and restrictions (CC&Rs) applicable to the project property shall be consistent with the terms of this permit and the City Code. If there is a conflict between the CC&Rs and the City Code or this permit, the City Code or this permit shall prevail. 5.A.e Packet Pg. 63 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 12 The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or as otherwise specified in the condition. 37. CONSTRUCTION RELATED NOISE: To minimize potential construction-related impacts to noise, Developer shall include the following language on any grading, site work, and construction plans issued for the subject site “During earth-moving, grading, and construction activities, Developer shall implement the following measures at the construction site: a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is prohibited on Sundays and City-observed holidays; b. Locate stationary noise-generating equipment as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area; c. Construct sound walls or other noise reduction measures prior to developing the project site; d. Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment; e. Prohibit all unnecessary idling of internal combustion engines; f. Utilize “quiet” models of air compressors and other stationary noise sources where technology exists; and g. Designate a “disturbance coordinator’ who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g. bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem.” 38. CONSTRUCTION RELATED AIR QUALITY: To minimize potential construction- related impacts to air quality, Developer shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) and shall include the following language on any grading, site work, and construction plans issued for the project site “During earth-moving, grading, and construction activities, Developer shall implement the following basic control measures at the construction site: a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day; b. All haul trucks transporting soil, sand, or other loose material onsite or 5.A.e Packet Pg. 64 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 13 offsite shall be covered; c. All visible mud or dirt tracked out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; d. All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles per hour; e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator; and h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicabl e regulations.” 39. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the Developer will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants. Engineering controls and construction BMPs will include, but not be limited to, the following: a. Contractor employees working on-site will be certified in OSHA’s 40-hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; b. Contractor will stockpile soil during development activities to allow for proper characterization and evaluation of disposal options; c. Contractor will monitor area around construction site for fugitive vapor emissions with appropriate filed screening instrumentation; d. Contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; e. Contractor will place any stockpiled soil in areas shielded from prevailing winds; and f. Contractor will cover the bottom of excavated areas with sheeting when work is not being performed. 40. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil 5.A.e Packet Pg. 65 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 14 is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with the Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the f ind is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards. 41. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: In the event of an accidental discovery of archaeological resources during grading or construction activities, Developer shall include the following language on any grading, site work, and construction plans issued for the project site: “If archaeological or cultural resources are discovered during earth-moving, grading, or construction activities, all work shall be halted within at least 50 meters (165 feet) of the find and the area shall be staked off immediately. The monitoring professional archaeologist, if one is onsite, shall be notified and evaluate the find. If a monitoring professional archaeologist is not onsite, the City shall be notified immediately and a qualified professional archaeologist shall be retained (at Developer’s expense) to evaluate the find and report to the City. If the find is determined to be significant, appropriate mitigation measures shall be formulated by the professional archaeologist and implemented by the responsible party.” 42. DISCOVERY OF HUMAN REMAINS: In the event of an accidental discovery or recognition of any human remains, Developer shall include the following language in all grading, site work, and construction plans: “If human remains are found during earth-moving, grading, or construction activities, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the 5.A.e Packet Pg. 66 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 15 property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.” 43. [INSERT ADDITIONAL OR MODIFIED CONDITIONS FROM ABOVE – Be sure to substantiate any additional conditions in the staff report.] 44. [INSERT Applicable Mitigation Measures from environmental documents here. Be sure to renumber/reference the Mitigation Measures. For example, “(MND, C-1)”] ENGINEERING CONDITIONS 45. GENERAL - At first improvement plan submittal, utility sheets shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Clearly identify both public and private utilities. 46. GENERAL - Improvement plans (as second sheet in plan set) shall contain Approved Conditions of Approval. 47. GENERAL - Improvement plans shall include General Notes found in the City of Gilroy General Guidelines. A complete set of improvement plans shall consist of Civil site design, landscape site design, Electrical, Joint Trench. Any walls or structural features part of the landscape design shall also be included. 48. GENERAL - Improvement plan cover sheet shall include a table summarizing all facilities (Streets, Utilities, Landscaping, etc.), showing the ownership of all facilities, and the maintenance responsibilities of all facilities. 49. GENERAL - The applicant shall obtain all applicable permits from federal, state, and local agencies as required to construct the proposed improvements. A copy of these permits will be provided prior to building permits. 50. GENERAL – Improvement plans are required for both on-site and off-site improvements. A separate plan set for each shall be prepared, or at the 5.A.e Packet Pg. 67 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 16 approval of the City Engineer, onsite and offsite sheets can be combined into one plan set. 51. GENERAL - Existing overhead utilities shall be undergrounded and related utility poles removed along the property frontage 52. GENERAL - All existing public utilities shall be protected in place and if necessary, relocated as approved by the City Engineer. No permanent structure is permitted within City easements without the approval of the City of Gilroy. 53. GENERAL - Prior to any work within public right of way or City easement, the developer shall obtain an encroachment permit from the City. 54. GENERAL – Developer is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, developer shall submit a pothole plan for City review and approval. Developer shall provide the pothole result to the City Engineer prior to final design. 55. GENERAL - All improvements shall be designed and constructed in accordance with the City of Gilroy Municipal Code and Standard Specifications and Details, and is subject to all laws of the City of Gilroy by reference. Street improvements and the design of all off-site storm drainage facilities, sewer and water lines, and all street sections shall be in accordance with City Standards and shall follow the most current City Master Plan for streets, as approved by the City of Gilroy’s Public Works Director/City Engineer. 56. GENERAL - Prior to issuance of any building permits, developer shall submit for City approval water, sewer and storm drain studies for the development. These studies shall provide supporting hydraulic calculation fo r pipe sizing per City standard design guideline. 57. GENERAL - At first improvement plan submittal, developers engineer shall submit a calculation for sanitary sewer and water generation per the City’s Master Plan design criteria. 58. FEE - The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and Public Facilities Development Impact Fees. Latest City impact fee 5.A.e Packet Pg. 68 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 17 schedule is available on the City’s website. Payment of Impact Fees is required at first permit issuance. Fees shall be based on the current comprehensive fee schedule in effect at the time of fee payment, consistent with and in accordance with City policy. 59. FEE - Prior to plan approval, developer shall submit a detailed project cost estimate by the project engineer, subject to City Engineer approval. Cost estimate shall be broken out into on-site and off-site improvements. 60. FEE - Prior to final map approval, Developer shall pay 100% of the plan check and processing fees and other related fees that the property is sub ject to, enter into a property improvement agreement, and provide payment and performance bonds each for 100% of the cost for improvements with the City that shall secure the construction of the improvements. Insurance shall be provided per the terms of the agreement. 61. GRADING & DRAINAGE - All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. If all or part of the construction occurs during the rainy season, the developer shall submit an Erosion Control Plan to the Public Works Director for review and approval. This plan shall incorporate erosion control devices and other techniques in accordance with Municipal Code § 27C to minimize erosion. Specific measures to control sediment runoff, construction pollutio n and other potential construction contamination sediment runoff, construction pollution and other potential construction contamination shall be addressed through the Erosion Control Plan and Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the Erosion Control Plan and project improvement plans. These documents shall also be kept on-site while the project is under construction. A Notice of Intent (NOI) shall be filed with the State Water Resources Control Board, with a copy provided to the Engineering Division before a grading permit will be issued. WDID# shall be added to the grading plans prior to plan approval. 62. GRADING & DRAINAGE - Prior to building permit issuance, the applicant’s Geotechnical Engineer shall review the final grading, pavement design and drainage plans to ensure that said designs are in accordance with their recommendations and the peer review comments. The applicant’s Geotechnical engineer’s approval shall then be conveyed to the City either by 5.A.e Packet Pg. 69 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 18 letter or by signing the plans. 63. GRADING & DRAINAGE - At first improvement plan submittal, the developer shall submit a Storm Water Management Plan (SWMP) prepared by a registered Civil Engineer. The SWMP shall analyze the existing and ultimate conditions and facilities, and the study shall include all off-site tributary areas. Study and the design shall be in compliance with the City’s Stormwater Management Guidance Manual (latest edition). Existing offsite drainage patterns, i.e., tributary areas, drainage amount and velocity shall not be altered by the development. 64. GRADING & DRAINAGE - All grading and improvement plans shall identify the vertical elevation datum, date of survey, and surveyor. 65. GRADING & DRAINAGE - Improvement and grading plans shall show existing topo and features at least 50’ beyond the project boundary. Clearly show existing topo, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances. 66. GRADING & DRAINAGE – Geotechnical Engineer to confirm infiltration rates by conducting Double Ring Infiltrometer Testing with appropriate safety factors of all stormwater detention and/or retention facilities. 67. PUBLIC IMPROVEMENTS – Prior to Final Map approval, developer shall execute a property improvement agreement and post Payment and Performance bonds each for 100% of cost for improvement with the City that shall secure the construction of the public improvements. Insurance shall be provided per the terms of the agreement. 68. PUBLIC IMPROVEMENTS - The developer shall repair or replace all existing improvements not designated for removal and all new improvements that are damaged or removed because of developer's operations. Developer shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. 69. CONSTRUCTION - Recycled water shall be used for construction water, where available, as determined by the Public Works Director. Recycled water shall be billed at the municipal industrial rate based on the current Santa Clara Valley Water District’s municipal industrial rate. 5.A.e Packet Pg. 70 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 19 70. CONSTRUCTION - All construction water from fire hydrants shall be metered and billed at the current hydrant meter rate. 71. CONSTRUCTION - The City shall be notified at least ten (10) working days prior to the start of any construction work and at that time the contractor shall provide a project schedule and a 24-hour emergency telephone number list. 72. CONSTRUCTION - Construction activity shall be restricted to the period between 7:00 a.m. to 7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to 7:00 p.m. for general construction activity. No work shall be done on Sundays and City Holidays. The Public Works Director will apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. 73. CONSTRUCTION - All work shown on the improvement plans, if applicable, shall be inspected. Uninspected work shall be removed as deemed appropriate by the Public Works Director. 74. CONSTRUCTION - If the project has excess fill or cut that will be off-hauled to a site or on-hauled from a site within the city limits of Gilroy, an additional permit is required. This statement must be added as a general note to the Grading and Drainage Plan. 75. CONSTRUCTION - It is the responsibility of the contractor to make sure that all dirt tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete and other construction debris shall not be washed into the City’s storm drains. 76. CONSTRUCTION - At least one week prior to commencement of work, the Developer shall post at the site and mail to the Engineering Division and to owners of property within (300') three hundred feet of the exterior boundary of the project site a notice that construction work will commence on or around the stated date. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be current at all times and shall consist of persons with authority to initiate corrective action in their area of responsibility. The names of individuals responsible for dust, n oise and litter control shall be expressly identified in the notice. 5.A.e Packet Pg. 71 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 20 77. CONSTRUCTION - Prior to final inspections, all pertinent conditions of approval and all improvements shall be completed to the satisfaction of the Planning Director and City Engineer. 78. TRANSPORTATION - Any work in the public right-of-way shall require a traffic control plan prepared by a licensed professional engineer with experience in preparing such plans. Traffic Control Plan shall be prepared in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right of way. 79. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities as directed by the Public Works Director. PROJECT SPECIFIC ENGINEERING CONDITIONS OF APPROVAL 80. 81. FEE – The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and Public Facilities Development Impact Fees. The following are approximate impact fees based on planning phase information for a Residential - High Density project. Actual fees will be based on Final Design information. i. Street Tree Development =$588 ii. Storm Development = $15,083 iii. Sewer Development = $856,941 iv. Water Development = $220,047 v. Traffic Impact = $1,259,643 vi. Public Facilities = $2,272,302 Latest City impact fee schedule is available on the City’s website. Payment of Impact Fees are required at first building permit issuance. Fees shall be based on the current comprehensive fee schedule in effect at the time of fee payment, consistent with and in accordance with City policy. 82. FEE - At first improvement plan submittal, Developer shall submit to Public Works a $25,000 (Twenty-Five Thousand) initial deposit for plan check and processing. This deposit will be credited/accounted for toward final plan check and inspection fee. 83. GENERAL - No building permits shall be issued until the Final Map is 5.A.e Packet Pg. 72 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 21 recorded. 84. GENERAL - The approved construction schedule shall be shared with Gilroy Unified School District (GUSD) to avoid traffic impacts to surrounding school functions. An approved construction information handout(s) shall also be provided to GUSD to share with school parents. 85. GENERAL - A current Title Report dated within the last six months, shall be submitted with the first submittal improvement plans. An existing site plan shall be submitted showing all existing site conditions and title report easements. Include bearings and distances for all Right of Way and Easements on the plans. 86. GENERAL - The Developer shall provide a “composite plan” showing Civil, Landscape, Electrical, and Joint Trench design information (as a separate sheet titled “Composite Plan”) to confirm that there are no conflicts. 87. GENERAL - No private walls, signage, poles, utilities, etc. allowed in PSE/PUE 88. GENERAL - At first submittal, developer shall provide a Geotechnical report that includes pavement section recommendations for all public and private street pavement sections. 89. GRADING & DRAINAGE - All grading operations and soil compaction activities shall be per the approved project’s design level geotechnical report. All grading activities shall be conducted under the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed with the City of Gilroy for each phase of construction, stating that all grading activities were performed in conformance with the requirements of the project’s geotechnical report. The developer shall add this condition to the general notes on the grading plan 90. PUBLIC IMPROVEMENTS – All work in the public right of way, or for pubic use, shall require an encroachment permit issued by Public Works, and shall be contained in one set. Plans are to be submitted to Public Works for review and approval. 91. PUBLIC IMPROVEMENTS – Offsite improvement plans shall be completed per the Public Works Engineering Checklist found in the Public Works, Engineering, portion of the City’s website. Partial submittals shall not be 5.A.e Packet Pg. 73 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 22 accepted. Applicant shall make a pre-submittal appointment with the Public Work Land Development Section, to review that all submittal applications items are complete. 92. PUBLIC IMPROVEMENTS – Prior to Final Map Approval, the developer shall obtain design approval and bond for all necessary improvements. All improvements must be built to the city Engineer’s satisfaction and accepted by the City prior to issuance of any first certificate of occupancy for the project. 93. PUBLIC IMPROVEMENTS - All trail, landscaping, and frontage improvements Along Santa Teresa Blvd., Canyon Creek, and Luchessa Ave. shall be constructed with the First Final Map and Improvement Plans. 94. PUBLIC IMPROVEMENTS - At first plan submittal, the trail fronting Santa Teresa Blvd. shall be re-designed so it does not encroach into the future Santa Teresa Blvd. travel lane or pedestrian/landscaping widening. At first plan submittal, show complete cross sections from the property line to existing Santa Teresa Blvd. including the proposed widened of Santa Teresa. 95. PUBLIC IMPROVEMENTS - At first plan submittal, the Luchessa/Merlot Roundabout shall be updated (geometry, truck apron, and streetlight locations) to achieve adequate design for vehicle movement with safe clearances for Eastbound Luchessa to Merlot Ave. The current radius shown is not adequate (need larger radius length). 96. PUBLIC IMPROVEMENTS – At first plan submittal, provide all sight distance exhibits showing adequate sight distance. 97. PUBLIC IMPROVEMENTS - The developer shall microsurface all new public streets and existing Luchessa from Santa Teresa to Canyon Creek prior to project acceptance. 98. CONSTRUCTION - All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the City, or a minimum of three times daily. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Public Works Director, or at least once a day. 99. CONSTRUCTION - All trash enclosures shall be covered with a roof structure and connected to the Sanitary Sewer system. 5.A.e Packet Pg. 74 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 23 100. CONSTRUCTION - The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The subdivider shall require the soils engineer to daily submit all testing and sampling and reports to the City Engineer. 101. CONSTRUCTION – Prior to Final Map approval, the Developer/Applicant shall submit a proposed construction phasing and schedule for approval by the City Engineer. Schedule format shall be Microsoft Prospect, and shall identify the scheduled critical path for the installation of improvements. The schedule shall be updated weekly. 102. CONSTRUCTION - All public improvements, including the complete installation of all improvements relative to streets, fencing, sanitary sewer, storm drainage, water system, underground utilities, etc., shall be completed and attested to by the City Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, such installation shall be verified as having been completed and accepted by those agencies. 103. CONSTRUCTION PARKING - No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Public Works Director (§ 15.40.070). 104. TRANSPORTATION – At first plan submittal, developer shall submit on-site and off-site photometric plans. 105. TRANSPORTATION - At first plan submittal developer shall model all Solid Waste Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis software, all turning and street circulation movements. 106. TRANSPORTATION - At first plan submittal developer shall model all Emergency Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis software, all turning and street circulation movements. 107. TRANSPORTATION – Applicant shall obtain a review letter from Recology 5.A.e Packet Pg. 75 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 24 confirming serviceability and site accessibility of solid waste pickup, No public right of way areas to be used for solid waste pickup. Contact Lisa Patton, Operations Manager 408-846-4421. Include Recology review letter with first building permit submittal. 108. TRANSPORTATION - Developer shall design driveway grades to keep a standard design vehicle from dragging or “bottoming out” on the street or driveway and to keep water collected in the street from flowing onto the lots. The details of such design shall be provided at improvement plan phase and shall be to the satisfaction of the City Transportation Engineer. 109. UTILITIES – All new services to the development shall be "underground service" designed and installed in accordance with the Pacific Gas and Electric Company, AT&T (phone) Company and local cable company regulations. Transformers and switch gear cabinets shall be placed underground unless otherwise approved by the Planning Director and the City Engineer. Underground utility plans must be submitted to the City prior to installation. 110. UTILITIES - The following items will need to be completed prior to first building permit submittal: a. The Developer shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. Show preferred and alternative locations for all utility vaults and boxes if project has not obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the composite drawings and/or utility improvement plans. (All dry utilities shall be placed underground). b. The Developer shall negotiate right-of-way with Pacific Gas and Electric and other utilities subject to the review and approval by the Engineering Division and the utility companies. c. Will Serve Letter” from each utility company for the subdivision shall be supplied to the City. 111. UTILITIES - A note shall be placed on the joint trench composite plans which states that the plan agrees with City Codes and Standards and that no underground utility conflict exists. The Joint consultant shall provide the City a separate “project utility composite plan” showing all Civil, Landscape, 5.A.e Packet Pg. 76 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 25 electrical, and joint trench information to confirm that there are no conflicts with joint trench plan utilities. 112. UTILITIES – Storm, sewer, and water lines in private areas shall be privately owned and maintained. This should be noted on the title sheet of the project improvement plan. 113. UTILITIES - Prior to any construction of the dry utilities in the field, the following will need to be supplied to the City: i. A professional engineer signed original electrical plan. ii. A letter from the design Electrical or Civil Engineer that states the electrical plan conforms to City codes and Standards, and to the approved improvement plans. 114. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall have traffic rated boxes and lids. 115. UTILITIES - The Developer shall perform Fire Hydrant test to confirm water system will adequately serve the development and will modify any part of the systems that does not perform to the standards established by the City. Developer shall coordinate with Fire Department for the Fire Hydrant test. 116. UTILITIES - The project shall fully comply with the measures required by the City’s Water Supply Shortage Regulations Ordinance (Gilroy City Code, Chapter 27, Article VI), and subsequent amendments to meet the requirements imposed by the State of California’s Water Board. This ordinance established permanent voluntary water saving measures and temporary conservation standards. 117. UTILITIES – Developer is required to evaluate the conditions of the existing utility lines along the project frontage by videotaping and providing the result to the City Engineer. If the integrity of existing utilities found to be compromised, developer will be required to repair, or remove and replace if necessary, to the City Engineer satisfaction. 118. UTILITIES - Prior to Final map approval, developer shall coordinate with Santa Clara Water District for construction of the 36” recycle water line and related facilities within the proposed W. Luchessa extension; and complete project cost estimate to be used in the reimbursement agreement with the City. 5.A.e Packet Pg. 77 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 26 119. UTILTIES – All recycled water system improvements, including appurtenances, shall be located within a PSE. 120. UTILITIES - The Developer/Applicant shall obtain a SCVWD permit for any new recycled water mains connected to the existing Gilroy Water Reclamation Facility system. 121. UTILTIES - All mainline storm drain piping shall have a minimum diameter of 18 inches and the lateral connections shall have a minimum diameter of 15 inches. 122. UTILITIES - Developer shall provide separate irrigation meter to serve this development landscaping. 123. UTILITIES - Water lines and related facilities within the proposed subdivision is publicly owned and maintained. 124. WATER QUALITY - Proposed development shall comply with state mandated regional permits for both pre-construction and post-construction stormwater quality requirements per chapter 27D of the Gilroy Municipal Code, and is subject to, but not limited to, the following: a. At first improvement plan submittal, project shall submit a design level Stormwater Control Plan Report (in 8 ½ x 11 report format), to include background, summary, and explanation of all aspects of stormwater management. Report shall also include exhibits, tables, calculations, and all technical information supporting facts, including but not limited to, exhibit of the proposed site conditions which clearly delineates impervious and pervious areas on site. Provide a separate hatch or shading for landscaping/pervious areas on-site including those areas that are not bioretention areas. This stormwater control plan report format does not replace or is not in lieu of any stormwater control plan sheet in improvement plans. b. The stormwater control plan shall include a signed Performance Requirement Certifications specified in the Stormwater Guidance Manual. c. At developer’s sole expense, the stormwater control plan shall be submitted for review by an independent third party accepted by the City for compliance. Result of the peer review shall be included with the submittal for City evaluation. d. Prior to plan approval, the Developer of the site shall enter into a formal 5.A.e Packet Pg. 78 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 27 written Stormwater BMP Operation and Maintenance Agreement with the City, including Exhibit A and Exhibit B. i. The City shall record this agreement against the property or properties involved and it shall be binding on all subsequent owners of land served by the stormwater management treatment BMPs. The City-standard Stormwater BMP Operation and Maintenance Agreement will be provided by Public Works Engineering. ii. This Agreement shall require that the BMPs not be modified and BMP maintenance activities not alter the designed function of the facility from its original design unless approved by the City prior to the commencement of the proposed modification or maintenance activity. iii. This Agreement shall also provide that in the event that maintenance or repair is neglected, or the stormwater management facility becomes a danger to public health or safety, the city shall have the authority to perform maintenance and/or repair work and to recover the costs from the owner. iv. All on-site stormwater management facilities shall be operated and maintained in good condition and promptly repaired/replaced by the property owner(s) or other legal entity approved by the City. v. Any repairs or restoration/replacement and maintenance shall be in accordance with City-approved plans. vi. The property owner(s) shall develop a maintenance s chedule for the life of any stormwater management facility and shall describe the maintenance to be completed, the time period for completion, and who shall perform the maintenance. This maintenance schedule shall be included with the approved Stormwater Runoff Management Plan. e. Stormwater BMP Operations and Maintenance Agreement shall include inspections to be required for this project and shall adhere to the following: i. The property owner(s) shall be responsible for having all stormwater management facilities inspected for condition and function by a certified third party QSP or QSD. ii. Stormwater facility inspections shall be done at least twice per year, once in Fall by October 1st, in preparation for the wet season, and once in Winter by March 15th. Written records shall be kept of all inspections and shall include, at minimum, the following information: 1. Site address; 2. Date and time of inspection; 3. Name of the person conducting the inspection; 4. List of stormwater facilities inspected; 5.A.e Packet Pg. 79 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 28 5. Condition of each stormwater facility inspected; 6. Description of any needed maintenance or repairs; and 7. As applicable, the need for site re-inspection. f. Upon completion of each inspection, an inspection report shall be submitted to Public Works Engineering no later than October 1st for the Fall report, and no later than March 15th of the following year for the Winter report. g. Before commencing any grading or construction activities, the developer shall obtain a National Pollutant Discharge Elimination System (NPDES) permit and provide evidence of filing of a Notice of Intent (NOI) with the State Water Resources Control Board. 125. WATER QUALITY - The developer is responsible for ensuring that all contractors are aware of all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations or a project stop order. 126. WATER QUALITY - The developer shall secure a QSD or QSP to maintain all erosion control and BMP measures during construction. The developers QSD or QSP shall provide the City weekly inspection reports. 127. WATER QUALITY – Sequence of construction for all Post Construction Required facilities (PCR’s) / stormwater facilities (bioswales, detention/retention basins, drain rock, etc.) shall be done as a final phase of construction to prevent silting of facilities and reduce the intended use of the facilities. Prior to final inspection, all stormwater facilities will be tested by a certified QSP or QSD to meet the minimum design infiltration rate. All tests shall be made at on 20 ft x 20ft grid pattern over the surface of the completed stormwater facility. 128. STORMWATER – All soil and infiltration properties for all stormwater facilities shall be evaluated by the geotechnical engineer. Percolation tests at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for each stormwater facility. A 50% safety factor shall be applied to the calculated percolation test and shall be used as the basis for design (the design percolation rate). The geotechnical report shall include a section designated for stormwater design, including percolation results and design parameters. 5.A.e Packet Pg. 80 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 29 129. STORMWATER – This project may be subject to an audit by the Central Coast Regional Board. City may be required to provide the project stormwater design and storm water management plan for Regional Board review and comment. The project may need to provide the Regional Board any and all necessary documents (including reports, technical data, plans, etc.) for the Regional Board approval. 130. LANDSCAPING - Landscaping plans shall not conflict with the stormwater management water treatment plan. 131. LANDSAPING – The proposed landscaping along the project public street frontages and Roundabouts are maintained by project HOA. Landscape plan will clearly show and identify limits of HOA responsibilities. 132. MASTER PLANS - Confirm the project is in compliance with the City Master Plans. Studies shall identify the development's effect on the City's present Master Plans and the impact of this development to surrounding utility lines. If the results of the study indicate that this development contributes to the over - capacity of the trunk line, developer will be required to mitigate the impact by remove and replace or upsizing of the existing utilities. 133. MONUMENTS – All monuments shall be set per the recorded final map. A certificate letter by the Surveyor or Engineer will be provided to the City Engineer. 134. PROJECT ACCEPTANCE – At first improvement plan submittal, plans must show accurate topographic survey including the new paving and striping along all public and private streets. 135. PROJECT ACCEPTANCE – Until such time as all improvements required are fully completed and accepted by City, Developer will be responsible for the care maintenance of and any damage to such improvements. City shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or Improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Developer. 136. PROJECT ACCEPTANCE – Certification of grades and compaction is required 5.A.e Packet Pg. 81 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 30 prior to Building Permit final. This statement must be added as a general note to the Grading and Drainage Plan 137. PROJECT ACCEPTANCE – Prior to building occupancy, developer shall submit for review and approval all of the items identified in the Public Works Department “Development Project Closeout” list. 138. FINAL MAP - The tentative map and all final maps shall designate all common lots as lettered lots. The Final map should be clear on the limits of Public vs. Private (HOA) designations. 139. FINAL MAP - Prior to final map approval, the developer shall establish a homeowner association. The homeowner association shall be responsible for the maintenance of the landscaping, walls, private streetlights, private utilities, private streets, and common areas, and shall have assessment power. HOA shall be responsible maintenance of the Storm Water Control treatment areas and the CC&R’s shall describe how the stormwater BMPs associated with privately owned improvements and landscaping shall be maintained by the association. 140. FINAL MAP –The Final Map shall be presented to the City Council for review and action. The City Council meeting will be scheduled approximately fifty (50) days after the Final Map is deemed technically correct, and Subdivision Improvement Plans with supporting documents, reports and agreements are approved by the City. Developer shall dedicate necessary right of way and public easements for the project development. All private easements shall be recorded and the recording information shown on the Final Map . 141. OTHER AGENCIES - Canyon Creek runs though the site. Developer shall obtain any permitting necessary by local, state, or federal agencies related to any work within, near, or adjacent with Canyon Creek. 142. OTHER AGENCIES - Developer shall obtain Santa Clara County approval and an encroachment permit for all work in the County Right of Way prior to issuance of the City of Gilroy Encroachment Permit. Provide Public Works Engineering Department a copy of the Santa Clara County Encroachment Permit as part of the project submittal. 143. Prior to Final Map Approval, the developer shall enter into an agreement with 5.A.e Packet Pg. 82 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) Resolution No. 2021-XX Page 31 the City and Santa Clara County for all related landscape and trails within the Glen Loma Ranch Specific Plan covered over multiple tracks. This Agreement shall also include any landscape, road, and trail easements related Santa Teresa Blvd. A detailed map of all areas covered shall be approved by the City Engineer and the County of Santa Clara. 144. TRAFFIC - The Project shall mitigate for all traffic deficiencies and recommended improvements identified in the project’s Traffic Study. The Project shall comply with all the traffic related mitigation measures identified in the project’s Mitigation Monitoring Plan, and contained within the adopted CEQA document. PASSED AND ADOPTED this 19th day of August 2021 by the following roll call vote: AYES: NOES: ABSENT: ATTEST: APPROVED: _______________________ ______________________________ Karen Garner, Secretary Tom Fischer, Chairperson 5.A.e Packet Pg. 83 Attachment: TM 2005_Reso_2021-XX (3081 : TM 20-05) 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 19, 2021 TO: Planning Commission FROM: Kraig Tambornini, Senior Planner SUBJECT: Adoption of a Mitigated Negative Declaration; Approval of a Planned Unit Development Rezoning, Tentative Map, and Architectural and Site Review for the Tenth and Chestnut Commercial Project (aka, Laurel Square) RECOMMENDATION: Staff has analyzed the proposed project, and recommends that the Planning Commission (Roll Call Vote): a) Consider 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); b) Adopt a resolution recommending that the City Council approve the Z 20 -04 Planned Unit Development rezoning; c) Adopt a resolution recommending that the City Council approve Tentative Parcel Map TM 20-03, subject to certain findings and conditions; and d) Adopt a resolution recommending that the City Council approve Architectural and Site Review AS 20-14, subject to certain findings and conditions. Request: Evergreen Development Company, LLC submitted zoning applications Z 20- 04, AS 20-14 & TM 20-03, for the Chestnut and Tenth Street Commercial Project (aka, Laurel Square), located at 401 and 405 East Tenth Street/401 and 411 Automall Parkway, and 450 E Ninth Street; APN’s: 841 66 010, 011, 014 & 015. Applicant: Alex Gonzalez, Evergreen Development Company, Inc./Owner: Eric J. Triolo. The project proposes the following: 1) demolition of the existing small commercial shopping complex in the C3 zone at the corner of Chestnut and Tenth Streets (Chestnut Square at 401 Automall Parkway) and existing industrial buildings on the adjacent CM zoned portion of the site, 2) rezone the entire project 6.8 acres from the Shopping Center (C3) and Commercial Industrial (CM) Zoning Districts to a Commercial/Planned 5.B Packet Pg. 84 2 Development (C3/PUD) District, 3) subdivide the site into six new parcels, and 4) redevelop the entire property with a planned commercial shopping center comprised of six parcels with shared access, parking and landscaping improvements. The request includes adoption of development and sign design standards for the commercial PUD, and construction of a five-story hotel with up to 120 rooms, a service station and convenience store, carwash, and three drive through restaurant uses. The following table summarizes proposed uses, building areas and lot sizes: Parcel Use Area (sf) Lot Size (ac.) A C store / Gas 3,700/6 Pumps 1.04 B Coffee Shop 2,200 0.76 C QSR1 3,500 1.02 D QSR2 (Chick Filet) 5,182 1.27 E Car Wash 3,600 1.02 F Hotel 66,500/120 Keys 1.73 TOTAL 84,682 6.84 acres The PUD proposes deviations from the C3 zoning development standards including setbacks, heights and signage as indicated in project plans, design guidelines and sign program documents (attached). The specific deviation requests are attached to this report and discussed further in the analysis section. PUD amenities are proposed, as required, that include adoption of site design standards intended to provide higher quality architecture and site planning, and incorporation of public art at the primary pedestrian entry into the site. A list of the proposed amenities is attached to this report. Subject Property and Surrounding Land Uses: The subject site is presently developed with a 10,850 square foot commercial center at the corner of E Tenth Street and Chestnut Street, a 10,200 square foot industrial trucking company building, 1,500 square foot office building and truck yard area. The project site is designated as General Services Commercial in the General Plan and zone d Shopping Center Commercial (C3) (APNs 841-66-010 and -011) and Commercial Industrial (CM) (APNs 841-66-014 and -015). The general plan, zoning and land uses of the site and adjacent properties are as follows: LOCATION EXISTING LAND USE GENERAL PLAN ZONING Project Site Commercial/Light Industry General Services C3/CM 5.B Packet Pg. 85 3 LOCATION EXISTING LAND USE GENERAL PLAN ZONING North Industrial General Services CM South Commercial Center General Services C3 East Highway 101 NA NA West Commercial Center/Fire Station P/QP & General Services PF/C3 Environmental Assessment: In accordance with the City of Gilroy procedures for compliance with the California Environmental Quality Act (CEQA), the City has completed an Initial Study to determine whether the proposed project may have a significant adverse effect on the environment. On the basis of this study, the City has determined the project will not have a significant effect because of mitigation measures included in the project that have been agreed to by the project applicant. Therefore, a Mitigated Negative Declaration (MND) has been prepared and circulated for a 30 -day public review period in compliance with CEQA. The public review period began on June 25th and ended July 26th. The MND provides standard mitigation for potential Air Quality, Biological Resources, Cultural Resources, and Hazardous Materials impacts. Project specific Mitigation measures were identified for Greenhouse Gas Emissions, discussed in detail in Section 4.8 of the MND, summarized as follows: ➢ Greenhouse gas emissions: The General Plan 2040 EIR included a statement of overriding considerations for GHG emissions, and the project is consistent with the General Plan land use designation. However, the General Plan requires adoption of a Climate Action Plan (CAP) as a mitigation of this impact, which would provide a program for reducing greenhouse gas emissions citywide. Until such a plan is adopted, the project must implement all feasible measures to mitigate its project specific impacts. GHG impacts are generated for this project primarily from vehicle emissions. In this case, the project will generate 1,166 metric tons of carbon emissions its first year of operations. Required bicycle, pedestrian, and energy efficient building design improvements would help to mitigate GHG. However, the project will also be required to purchase carbon offset credits each year, for the excess greenhouse gas emissions that remain (at least until the City adopts a CAP). The project did not generate unique traffic related impacts. Level of Service is used to evaluate traffic impacts in the City General Plan. The project will provide necessary frontage improvements and pay traffic impact fees for off -site improvements required for new development. Vehicle Miles Traveled analysis was prepared pursuant to CEQA, which concluded the project would have a slight reduction on citywide VMT. This is because the new commercial development would reduce the average distance traveled to access services and employment. As a result, impacts are less than significant. Section 4.17 of the MND discussions Transportation impacts in detail. 5.B Packet Pg. 86 4 Response to Comments: Caltrans District 4 and Valley Water submitted comments on the draft document, and responses to these comments have been provided, which are attached to this report. Caltrans identified standard concerns with impacts of development on highway operations and requirements for any work in state right of way. Valley Water requested confirmation that buildings would be compliant with the sites 193-foot flood elevation. The project has been considered and conditioned accordingly to assure compliance with all local and state permitting and site development requirements. As such, these comments comprise typical responses or are minor in nature and do not require any changes to the MND. As such, no significant adverse environmental effects would result from proposed development of the site in accordance with the 2040 General Plan land use designation , and the Planning Commission can make the necessary findings to adopt the MND. ANALYSIS: General Plan Consistency: The City's General Plan designates the subject site for General Services Commercial land use, which is specifically intended for this type of commercial development. This designation allows a floor area ratio of 2.0 for commercial development and 4.0 for hotel development. The project building sizes are significantly below the allowable FAR. An analysis of key goals and policies, which pertain to the proposed zoning entitlements, are attached to this report. Zoning Compliance Discussion (Z 20-04): The project proposes a C3 PUD zone district pursuant to Zoning Code Chapter 30.26. Rezoning is required to establish one zone district for the property and permit a 5-story hotel. The PUD allows up to 25 percent of land uses to deviate from the base district. In this case, all uses proposed on the site are allowed in the base C3 shopping center commercial district per Section 30.19.10(c)(1) Zoning 30.19 COMMERCIAL TABLES (codepublishing.com). Establishment of a PUD pursuant Zoning 30.26 PUD PLANNED UNIT DEVELOPMENT COMBINING DISTRICT (codepublishing.com) provides the applicant the opportunity to propose unique development standards, subject to approval of a development plan consistent with Section 30.50.50; which is adopted as an Architectural and Site Review Permit approval. The PUD proposes unique design standards and a project specific sign program for the development. To approve a PUD the project must offer amenities. These are discussed in the Architectural and Site Review analysis below. The projects proposed development standards as compared to the C3 base zoning, as follows: Commercial District Requirements Base C3 Standard Proposed C3 PUD Front* 41 50’ (Chestnut) Street Side* 31 17’ (E Tenth St) 8’-10” (E Ninth St) Building Height (Ft) 55 60 (Hotel) 5.B Packet Pg. 87 5 Commercial District Requirements Base C3 Standard Proposed C3 PUD Number of Stories 4 5 (Hotel) Off-Street Parking (30.31.25a) 1/250 (Shopping Center) = 83* 1/Vacuum Stall (Carwash) = 14 1/Hotel Room plus 6 stalls = 126 Total: 199 required (*223 if employee parking is included) 266 Stalls - No Deviations Parking Dimensions (30.31.40) 9 x 18 Standard Dimension 25’ Backup Space 9x18 dimension and 25’ + drive aisle/backup – No Deviations Signs (30.37.50) 1.5 sf per building width 40 sf per menu board (80 sf max) 75 ft tall, 330sf Regional sign 14 ft tall, 200 sf Master SC Sign Price ID Monument Sign (2) 1.5 sf per building frontage 40 s per menu board (80 max) 75ft tall, 720 sf Regional Sign 16 ft tall and 7 ft tall Two MSC Signs Price ID combined with MSC*** Landscaping Min 21 ft from curb Min 8% of Site Trees at 20 ft on center 50sf Island per 12 stalls Min 5 ft wide planter Min 8 ft wide parking lot planter Min 17’ (Tenth St) Exceeds 8% Meets Tree Spacing Meets 50 sf island/12 stalls Meets 5’ Min Min 7’ clear interior landscape Tenth Street Policy Applies (copy attached, and discussed in AS review below) Incorporated into Design Criteria for the Center (attached) – No Deviations * Measured from face of curb for street frontages ** The parking calculation for shopping center provides more flexibility in change in tenants and uses. If parking were calculate for each individual use, a gas station requires 1 space per 400 sf plus 3 for employees and restaurant requires 1 space per 100sf plus employees, which would total 277 spaces (217 spaces plus 6 for hotel) required and shown on Site Plan Sheet A1. *** Deviations from the sign code are shown in the attached Laurel Square exhibit dated March 23, 2021 Staff recommends that the findings to support the C3PUD can be supported, as reflected in the resolution attached to this report and subject to conformance with the project plans and documents attached to this report. 5.B Packet Pg. 88 6 Tentative Map Compliance (TM 20-03): Pursuant to City Code Chapter 21 Subdivision and Land Development, the commercial subdivision requires City Council approval subject to review for compliance with zoning and public works standards. This includes review of required off-site improvements, infrastructure capacity, site layout and circulation, access and adequacy of easements. The Planning Commission shall approve a tentative map if it permits development allowed by the City code, and if the lot is not subject to severe hazards, including flooding. Pursuant to Section 21.41(a), the Tentative Map was distributed for consideration by various departments and utility agencies. Standard comme nts received are incorporated in the recommended conditions of approval. The property is not subject to unusual hazards or flooding. The site requires improvement to raise building pads up to 1.5 feet to meet the base flood elevation. Conditions of approval will require final grading and building plans to be designed to meet this requirement. Further, hydrologic review was completed that confirms the site will meet the standards for design to avoid flooding and provide adequate drainage (see MND Response to Comments). A geotechnical report has been prepared that confirms the suitability of the site for intended subdivision and development (MND appendix D). The lot layout is supported by parking and access easements, and each lot has frontage and access to utilities. The driveway locations and designs have been reviewed and supported by Engineering, and discussed in the project Traffic Study included with the MND as appendix G. The project will include dedication of an additional 3 feet for right of way along Tenth Street to accommodate future widening. Based on this, staff concludes the findings for approval can be supported as reflected in the attached resolution. Architecture and Site Approval Discussion (A/S 20-14): Project review is required pursuant to Section 30.50.40 and 30.50.50 for commercial planned development. The project complies with the scope of review criteria as follows: a. Traffic Safety and Efficiency – The project has been designed with a common drive aisle through the site with adequately designed driveway approaches on Tenth, Chestnut and Ninth Street. b. Signs – The project includes a detailed sign program that would integrate with the center. The signage is consistent with regional shopping center signage approved within the City as part of similar PUD requests. c. Site Development – The buildings are placed with orientation inward and to the street frontages with outdoor gathering areas and walkways connecting development. A pleasing entry is proposed at the highly visible corner of the site which will include decorative paving, benches, and artwork. Further, utilities will be placed underground to the extent feasible, except for PG&E transformers and water check valves which will be painted and screened with landscaping. d. Landscaping – Street trees will be provided along the street frontages in 5.B Packet Pg. 89 7 compliance with the City street planting policy. A common landscaping program is implemented that will be maintained by a common business association. e. Drainage and Flood Control – The site requires minor grading to meet the flood elevation requirements and all drainage will flow into city systems. On-site detention is incorporated into the landscape design. f. Fire Safety – Buildings will require sprinkler systems and hydrants are to be provided in compliance with City standards. The drive aisles have been designed to provide ladder truck access in compliance with fire code regulations. g. Environmental – A phase I site investigation has been completed and environmental review has concluded the site has no unique environmental constraints. h. Trash Enclosures – Covered trash enclosures are designed to integrate with the commercial architecture and have been reviewed by Recology as adequate. i. Lighting – Lighting details are provided that include fixtures which will complement the architecture and direct lighting downward to avoid glare. A photometric plan shows low lighting levels of 6 foot-candles and less with no spillover off-site and with sufficient levels to provide for a sense of security and safety on pedestrian walkways and at entrances. j. Mechanical Equipment – Equipment will be screened from view on rooftops or behind decorative walls. k. Outdoor Storage – No outdoor storage is proposed. l. Tenth Street Policy - • Contemporary architecture is proposed with varied building walls and rooflines, as recommended by the policy. The plan would provide unique and varied designs that are pedestrian scaled, with gabled rooflines which are preferred. • Signage will be low profile and designed to complement the architectural style of the center. • The Material and Color palette consists of natural, high quality materials and a subdued and varied color palette. • Landscaping will enhance the project design and provide ample shade trees shown on the landscape plan will be distributed along the project frontage and in the parking lot to soften the site appearance and shade walkways and parking areas. • Building setbacks range from 8 to 50 feet, whereas 30 feet minimum is recommended. The reduced setbacks are considered acceptable and appropriate in this location to accommodate necessary road widening and as well to provide a more urban style of development that is pedestrian oriented. Landscaping along the frontages provides at least 15 feet minimum as required. 5.B Packet Pg. 90 8 m. PUD Requirements – In accordance with Gilroy City Code Section 30.50.50(d), nine required findings must all be supported for consideration of a planned unit development request. This includes, a) assuring conformance with the general plan, b) providing a use needed in the community, c) promoting an orderly and efficient development pattern, providing enhanced landscaping and d) providing high quality design. Staff has reviewed and recommends the project satisfies these base criteria for approval. An applicant must offer a higher standard of amenities for a PUD property beyond the normal course of development. Artwork has typically been requested in addition to high quality architectural design and landscaping details. The applicant has proposed following items to satisfy the PUD application: • A corner pedestrian entry feature at Tenth and Chestnut that includes a decorative sidewalk, benches, and trellises, and area for an art sculpture. • Generous and attractive outdoor dining areas. • Network of pedestrian sidewalks connecting all the buildings within the center. • Convenient bike parking locations throughout the site. The project will also include enhanced paving at driveway entries. Staff has evaluated the PUD criteria and findings and supports project approval with the conditions included in the attached resolution. n. Habitat Permit – Development within the City is required to comply with the Santa Clara Valley Habitat Plan. This permit allows projects to mitigate for any unique impact on local wildlife and habitat. This site does not have any unique habitat value, but still must obtain a permit. Prior to site development, a habitat permit application will be required. In this case, the project is anticipated to require payment of nitrogen deposition impact fees for the increased trips generated by the development. This fee is used to acquire permanent open space in the County. Technical Advisory Committee (TAC): Project plans were routed to Engineering, Building, Police, and Fire representatives for internal review and comment. Comments and recommendations have been incorporated into the project plans and/or included as recommended conditions in attached resolution(s). Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of the subject site were generated by a Title Company using current ownership data. On August 6th a notice of the Planning Commission hearing was published in the Gilroy Dispatch, and notices have been mailed to the property owners along within other interested parties. In addition, the property has been posted with on-site signage notifying passers-by of pending development. The Planning Commission public hearing packets are also available through the City's webpage. Appeal Procedure: The Planning Commission's action is not final, but rather a recommendation. As such, the City Council will consider the project at a later date. 5.B Packet Pg. 91 9 Attachments: 1. Vicinity Map 2. Architectural Plans 3. Landscape Plans 4. Alta Survey 5. Photometric Plan 6. Tentative Map & Civil Plans 7. Starbucks Elevations 8. Chick Filet (QSR2) Elevations 9. Bluewave Carwash Plans 10. Hyatt Hotel Plans 11. Gilroy Center Design Guidelines 12. Gilroy Center Sign Program 13. Gilroy Center Sign Deviations 14. Zoning Deviations 15. Art Sculpture Concept 16. Chestnut and Tenth MND (Links) 17. Final MND Responses 18. General Plan Compliance Table 19. Reso Z 20-04 Exhibit A 20. AS 20-14, Att A Conditions of Approval 21. AS 20-14, Att B Mitigation Program 22. Reso Z 20-04 23. Reso TM 20-03 24. Reso AS 20-14 5.B Packet Pg. 92 5.B.a Packet Pg. 93 Attachment: Vicinity Map (3396 : Evergreen Chestnut and Tenth Commercial Center) SiteE. 10th StreetChestnut Street101 FreewayFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A0Laurel SquareE 10th Street and Chestnut Street, GilroyContentsDirectoryArchitectureA0 Title SheetA1 Site PlanA2 Exterior ElevationsA3 Exterior ElevationsA4 Floor PlansA5 Roof PlansA6 Site PhotosA7 Site Photos Key PlanA8 Project Details, AmenitiesA9 Colors and MaterialsA10 Pedestrian PlazasA11 Site SectionsA12 RenderingsVicinity MapProject SummaryOwnerEvergreen E 10th & Chestnut, LLC2390 East Camelback RoadSuite 410Phoenix, AZ 85019(602) 808-8600Attn: Alex GonzalezArchitectJohnson Lyman Architects, LLP1375 Locust Street, Suite 202Walnut Creek, CA 94596(925) 323-9690Attn: Robert LymanLandscape ArchitectR W Stover & Associates, Inc.1620 North Main StreetSuite 4Walnut Creek, CA 94596(925) 933-2583Attn: Rick StoverCivil EngineerMacKay & Somps5142 Franklin Drive, Suite BPleasanton, CA 94588(925) 225-0690Attn: Chris GuentherLighting EngineerBelden Consulting Engineers5860 W. Las Positas Blvd., Suite 15Pleasanton, CA 94588(925) 474-2159Attn: Dennis HaySite Area: 6.83 acres +/-Proposed Building Area 85,250 sf +/-Convenience Store, Fuel Center 4 ,103 sfCoffee Shop 2,365 sfQuick-Serv Restaurant #1 3,500 sfQuick-Serv Restaurant #2 5,182 sfCar Wash 3,600 sfHotel 66,500 sfParking Required 226 stallsParking Provided 265 stallsBike Parking 24 bikesBuilding Setbacks Varies, see Site PlanPlanting Area 69,511 sf +/-Building Footprint Area 32,050 sf +/-Hardscape Area 18,408 SF +/-Paving Area 177,546 SF +/-Title SheetOct 1, 2020Convenience Store -Looking South-East5.B.bPacket Pg. 94Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.bPacket Pg. 95Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Composition Shingle RoofBoard and Batten Siding -CompositeMetal SidingStone VeneerMetal LatticeStone VeneerCement PlasterMetal Bracket+26'Metal CanopyMetal Gutter with Exposed Downspouts+22'+30'Alum. & GlassStorefrontBoard and Batten SidingComposition Shingle RoofCement PlasterStone VeneerBaseStone VeneerBaseMetal TrellisMetal SidingMetal SidingMetal TrellisMetal BracketMetal CanopyPlaster ColumnMetal Gutter with Exposed Downspouts+30'+22'+26' 3"+22'+11' 6"Alum & Glass StorefrontSystem+26' 1"Metal Gates+17' 3"Alum & Glass StorefrontSystemAccent LightingStone VeneerBaseComposition Shingle RoofMetal SidingCement PlasterMetal CanopyAluminum and GlassStorefront SystemMetal TrellisMetal Gutter with ExposedDownspoutsStone Base+30'+26' 3"+17' 3"Plaster ColumnsCement PlasterMetal SidingStone VeneerBaseMetal TrellisStone VeneerBaseBoard and BattenSiding, Trim -CompositeMetal LatticeMetal LatticeStone VeneerMetal Trellis/RoofComposition Shingle RoofPlaster FinishStone Base+26' 0"+22' 6"Metal Gutter with Exposed Downspouts+17' 3"+22'FAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A2Laurel SquareE 10th Street and Chestnut Street, GilroySouth ElevationEast ElevationWest ElevationNorth ElevationScale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Ext. Elevations C-StoreOct. 1, 20205.B.bPacket Pg. 96Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Cement PlasterMetal TrellisMetal BracketMetalLatticeAluminum &Glass Storefront+24'+29' 8"Sconce Accent LightStone BaseCement PlasterMetal TrellisAluminum & GlassStorefrontStone BaseComposite SidingMetal CanopyMetal BracketStone BaseSconce AccentLight+24'+29' 8"+28' 4"+23'Alum & GlassStorefront System+11'Decorative WindowMetal PanelMetal SidingCement PlasterComposite SidingMetal SidingStone BaseMetal BracketMetal Canopy overDrive-Thru windowMetal LatticeMetalBracketMetal CanopySconce AccentLight+24'+28' 4"+22'Stone BaseComposite SidingStone BaseMetal LatticeAluminum & GlassStorefront SystemMetal BracketMetal Bracket+23'+29' 8"+28' 4"SconceAccent LightMetal TrellisStone BaseMetal CanopyMetal SidingFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A3Laurel SquareE 10th Street and Chestnut Street, GilroySouth ElevationEast ElevationWest ElevationNorth ElevationScale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"Ext. Elevations QSR-1Oct. 1, 20205.B.bPacket Pg. 97Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Aluminum & Glass StorefrontConvenience StoreColumnColumnConcrete SidewalkConcrete SidewalkAccessible Parking StallMetal LatticeMetal latticeAluminum & Glass Storefront6" Concrete CurbMetal LatticeMetal BracketsDrive-Thru LaneAluminum & Glass StorefrontAccessible Parking Stall6" Concrete CurbCurb RampDrive-Thru WindowConcrete SidewalkMetal LatticeFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A4Laurel SquareE 10th Street and Chestnut Street, GilroyFloor PlanScale: 1/8" = 1'-0"Floor PlanScale: 1/8" = 1'-0"Convenience StoreQuick-Serve Restaurant #1Floor PlansOct. 1, 20205.B.bPacket Pg. 98Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Composition Shingle RoofMembrane Roofing(Mechanical well)Tile roofRooftop Mechanical UnitsScreened Behind Parapet Wallsand RoofsTrellis BelowSlopeSlopeSlopeSlopeSlopeMembrane Roofing(Flat Roof)Trellis BelowMembrane Roofing(Mechanical well)Rooftop Mechanical UnitsScreened Behind Parapet Wallsand RoofsS lo p e Flat Canopy BelowFlat Canopy BelowSlopeFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A5Laurel SquareE 10th Street and Chestnut Street, GilroyRoof PlanScale: 1/8" = 1'-0"Roof PlanScale: 1/8" = 1'-0"Convenience StoreQuick-Serve Restaurant #1Roof PlansOct. 1, 20205.B.bPacket Pg. 99Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.bPacket Pg. 100Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.bPacket Pg. 101Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Metal Trellis Roof)Natural Wood over WeldedSteel Gate FrameMasonry Enclosure WallsStone BaseMetal TrellisNatural Wood over WeldedSteel Gate FrameMasonry Enclosure Walls(Beyond)FAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A8Laurel SquareE 10th Street and Chestnut Street, GilroyProject Details, AmenitiesTrash EnclosureOct. 1, 20205.B.bPacket Pg. 102Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) FAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A9Laurel SquareE 10th Street and Chestnut Street, GilroyColors and MaterialsLandmark Roofing ShinglesCobblestone GrayCertainTeedEldorado StoneVintage RanchFoxwoodMetal PanelBridger SteelShiplapCement Planster orEIFSLapped SidingJames HardieHardieplank LappedSiddingBoard & Batten SidingJames HardieHardiepanelVertical SidingColored ConcretePlain ConcreteDecomposed GraniteBasalitePlank Style Concrete PaversVaried ColorsBlack Painted SteelWood Trim, AccentOlympic Semi-Transparent StainFinish, Sealer -CoffeeDunn EdwardsDE6341 VulcanDunn EdwardsDEW325 Vanilla ShakeDunn EdwardsDET665 Grain MillDunn EdwardsDEC786 Miner's DustDunn EdwardsDE6112 Cedar ChestDunn EdwardsDET621 Palomino PonyWALL MATERIALSROOF MATERIALSPEDESTRIAN AND ACCENT PAVINGTRIM, ACCENT MATERIALSPAINT COLORSOct. 1, 20205.B.bPacket Pg. 103Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Column with TrellsAboveBenchDecorativePavingLandscapingSidewalkColumn with Trellis AboveSpecimen TreeDecorative PavingLandscapingSidewalkFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A10Laurel SquareE 10th Street and Chestnut Street, GilroyPedestrian PlazasOct 1,5 2020Pedestrian Plaza #1(Corner E 10th St and Chestnut St)Pedestrian Plaza #2(E 10th St near offramp)Pedestrian Plaza #2Pedestrian Plaza #1Scale: 1/8" = 1'-0"Scale: 1/8" = 1'-0"5.B.bPacket Pg. 104Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) PropertyLineFuel PumpCanopyC-StoreCorner EntryFeatureTrashEnclosureTrashEnclosureChestnutStreetCoffeeShopQSR #1TrashEnclosureEntry FeatureE 10th StreetEntryDrivePropertyLineOff RampE 10th Street Over Crossing Beyond5 Story HotelQSR #2 QSR #1E 10th St.E 9th StProperty LineProperty LineTrashenclosure+60' +/-+24' +/-+29' 8"+/-EntryFeatureE 10th StFAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A11Laurel SquareE 10th Street and Chestnut Street, GilroySite Section -East WestScale: 1" = 30'Site Section -North SouthScale: 1" = 30'Oct. 1, 20205.B.bPacket Pg. 105Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) FAX: 925.930.9039STAFF@JOHNSONLYMAN.COMPHONE: 925.930.9690EMAIL:WWW.JOHNSONLYMAN.COMWEB PAGE:A12Laurel SquareE 10th Street and Chestnut Street, GilroyPerspective ViewsOct 1,5 2020View from E 10th St -Looking NorthView from 101 Offramp -Looking WestHotelCar WashQSR #2QSR #1C-StoreCoffee ShopQSR #1101 Offramp5.B.bPacket Pg. 106Attachment: Architectural Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 DRIVETHRUPICK-UPEGRESS EGRESSEGRESSMAIN ENTRYSERVICEENTRY5 8 SLOPE SLOPE STO RA G ESLOPESLOPE RE: KI T CHE N FOR SHELVIN G IN THIS AREA 96'20K RUL12K E08K PUL12K DSL9 7 2 20.9' 18 9 R1 8 0 ' LOT 2 COFFEE LOT 1 C-STORE LOT 3 QSR1 LOT 4 QSR2 LOT 5 CARWASH LOT 6 HOTEL FUEL PUMPS LOT 4 QSR2 POOL OUTDOOR SEATING MECHANICAL MECHANICAL PARCEL LINES, TYPICALPARCEL L INES , TYP ICAL EAST 10TH STREET EAST 10TH STREET EL CAMINO REAL(STATE HIGHWAY 101)OFF RAMP EAST 9TH STREET EAST 9TH STREET PARCEL LINES, TYPICALNOT A PART LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596HYDROZONEPLANL0 NOTE: REFER TO SHEETS L1.5 AND L1.6 FOR PLAN ENLARGEMENTS WITH MORE GRAPHIC DETAILED PLANTING REPRESENTATION. ENLARGEMENT PLAN SHEET L1.6 ENLARGEMENT PLAN SHEET L1.5 5.B.c Packet Pg. 107 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) MAIN ENTRY 5 8 LOT 4 LOT 6 HOTEL POOL OUTDOOR SEATING MECHANICAL MECHANICAL PARCEL LINES, TYPICALEAST 9TH STREET STREET TREES WITH 4'x6' DECORATIVE TREE GRATES, TYPICAL (CHINESE HACKBERRY) TALL ACCENT TREE (TYP.) (SWEET GUM) PRIMARY BROADLEAF EVERGREEN TREE (TYP.) (CHINESE ELM) PRIMARY DECIDUOUS CANOPY TREE (TYP.) (SCARLET OAK) ACCENT PLANTING AT WALKWAYS (TYP.) STORMWATER BASIN PLANTING (TYP.) ACCENT PLANTING AT PROJECT ENTRY (TYP.) SCREEN PLANTING AND CLIMBING VINES AT TRASH ENCLOSURES (TYP.) PRIMARY ACCENT TREE (TYP.) (CRAPE MYRTLE) HOTEL PLANTING NOTE: GENERAL PLANTING SCHEME AND SPECIES LOCATIONS TO COMPLY WITH HYATT HOTEL DESIGN STANDARD GUIDELINES; SPECIES SELECTIONS TO COMPLIMENT COMMERCIAL CENTER 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L1.4MATCHLINE SEE SHEET L1.3 MATCHLINE SEE SHEET L1.2PRELIMINARYLANDSCAPE PLANL1.1SITE MAP THIS SHEET RECOMMENDED PLANT LIST:WUCOLS SYMBOL BOTANICAL NAME COMMON NAME WATER USE TREES (ALL TO BE 24" BOX GALLON SIZE): PRIMARY STREET TREE CELTIS SINENSIS CHINESE HACKBERRY L SECONDARY ACCENT TREE * CERCIS OCCIDENTALIS (STD.)WESTERN REDBUD L MEDIUM SIZE CANOPY TREE GLEDITSIA TRIACANTHOS HONEY LOCUST L PRIMARY ACCENT TREE LAGERSTROEMIA INDICA 'TUSCARORA' (STD.) CRAPE MYRTLE L PRIMARY SCREENING TREE LAURUS 'SARATOGA'SARATOGA LAUREL L TALL ACCENT TREE LIQUIDAMBAR STYRACIFLUA SWEETGUM M MEDIUM SIZE CANOPY TREE PISTACIA CHINENSIS CHINESE PISTACHE L SECONDARY BROADLEAF EVERGREEN TREE QUERCUS AGRIFOLIA COAST LIVE OAK L PRIMARY DECIDUOUS CANOPY TREE QUERCUS COCCINEA SCARLET OAK M PRIMARY SPECIMEN TREE QUERCUS VIRGINIANA SOUTHERN LIVE OAK M PRIMARY BROADLEAF EVERGREEN TREE ULMUS PARVIFOLIA CHINESE ELM L MEDIUM HEIGHT SHRUBS (ALL TO BE 5 GALLON SIZE):WATER USE ABELIA SPP.ABELIA M * ARCTOSTAPHYLOS 'HOWARD MCMINN' MANZANITA L * HETEROMELES ARBUTIFOLIA TOYON L MYRTUS COMMUNIS COMMON MYRTLE L PLUMBAGO AURICULATA CAPE PLUMBAGO M RHAMNUS CALIFORNICA 'EVE CASE'COFFEEBERRY L RHAPHIOLEPIS INDICA INDIAN HAWTHORN L ROSMARINUS 'TUSCAN BLUE'TUSCAN ROSEMARY L SALVIA LEUCANTHA MEXICAN SAGE L TEUCRIUM FRUITICANS GERMANDER L XYLOSMA CONGESTUM SHINY XYLOSMA L ACCENT PERENNIALS/GRASSES (ALL TO BE 1 GALLON SIZE):WATER USE AGAPANTHUS AFRICANUS LILY OF THE NILE M * DIETES SPP.FORTNIGHT LILY L * ERIGERON KARVINSKIANNUS SANTA BARBARA DAISY L HEMEROCALLIS SPP.DAYLILY M LAVANDULA ANGUSTIFOLIA ENGLISH LAVENDER L LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH L NASELLA SPP.NEEDLE GRASS L PENNISETUM SPP.FOUNTAIN GRASS L PHORMIUM SPP.NEW ZEALAND FLAX L * TULBAGHIA VIOLACEA SOCIETY GARLIC L VINES (ALL TO BE 5 GALLON SIZE):WATER USE PARTHENOCISSUS TRICUSPIDATA BOSTON IVY L GROUNDCOVERS (ALL TO BE 1 GALLON SIZE):SPACING WATER USE * ARCTOSTAPHYLOS 'POINT REYES' (MANZANITA) 36" O.C.L BACCHARIS PILULARIS (DWARF COYOTE BRUSH)36" O.C.L COPROSMA x 'KIRKII' (COPROSMA)36" O.C.L ROSMARINUS 'PROSTRATUS' (ROSEMARY)36" O.C.L * INDICATES APPROVED USAGE FOR STORMWATER BASINS BY CENTRAL CALIFORNIA COAST LID RECOMMENDED PLANT LIST. GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 108 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) DRIVETHRUPICK-UPEGRESS EGRESSMAIN ENTRY 9 7 2 LOT 5 CARWASH LOT 4 QSR2 EAST 9TH STREET SCREEN PLANTING AND CLIMBING VINES AT TRASH ENCLOSURES (TYP.) STREET TREES (TYP.) (CHINESE HACKBERRY) (E) TREES (E) HEDGE SECONDARY BROADLEAF EVERGREEN TREE (TYP.) (COAST LIVE OAK) MEDIUM SIZED CANOPY TREES (TYP.) (HONEY LOCUST) PRIMARY ACCENT TREE (TYP.) (CRAPE MYRTLE) PRIMARY ACCENT TREE (TYP.) (CRAPE MYRTLE) STORMWATER BASIN PLANTING (TYP.) MEDIUM SIZED CANOPY TREES (TYP.) (CHINESE PISTACHE) STORMWATER BASIN PLANTING (TYP.) ACCENT PLANTING AT PROJECT ENTRY (TYP.) STREET TREES WITH 4'x6' DECORATIVE TREE GRATES, TYPICAL (CHINESE HACKBERRY) 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L1.1MATCHLINE SEE SHEET L1.4 PRELIMINARYLANDSCAPE PLANL1.2SITE MAP THIS SHEET REFER TO SHEET L1.1 FOR RECOMMENDED PLANT LIST. GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 109 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 96'20K RUL12K E08K PUL12K DSL20 . 9 ' 18 9 R18 0 ' LOT 2 COFFEE LOT 1 C-STORE FUEL PUMPS EAST 10TH STREETCHESTNUT STREETPARCEL LINES, TYPICALNOT A PART STREET TREES (TYP.) (CHINESE HACKBERRY) ACCENT PLANTING AT CORNER OF PROJECT ENTRY (TYP.) PRIMARY ACCENT TREE (TYP.) (CRAPE MYRTLE) PRIMARY BROADLEAF EVERGREEN TREE (TYP.) (CHINESE ELM) MEDIUM SIZED CANOPY TREES (TYP.) (HONEY LOCUST) PERIMETER SCREENING TREE (TYP.) (SARATOGA LAUREL) PRIMARY DECIDUOUS CANOPY TREE (TYP.) (SCARLET OAK) SECONDARY ACCENT TREE (TYP.) (WESTERN REDBUD) STORMWATER BASIN PLANTING (TYP.)MEDIUM HEIGHT FLAX, SPREADING SHRUBS W/ LOW GRASSES AND GROUND COVER ALONG FRONTAGES NEW 'FUEL CENTER' SIGN LOCATION NEW 'COMMERCIAL CENTER' SIGN LOCATION STREET TREES WITH 4'x6' DECORATIVE TREE GRATES, TYPICAL (CHINESE PISTACHE) INTERIM PLANTING AREA WITH LOW SPREADING GROUND COVER INTERIM PLANTING AREA WITH LOW SPREADING GROUND COVER 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L1.4MATCHLINE SEE SHEET L1.1 PRELIMINARYLANDSCAPE PLANL1.3SITE MAP THIS SHEET REFER TO SHEET L1.1 FOR RECOMMENDED PLANT LIST. GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 110 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 EGRESS SERVICEENTRYSLOPE SLOPE STORA GESLOPESLOPE RE: KITCHE N FOR SHEL VI N G IN THIS AREA LOT 3 QSR1 LOT 4 QSR2 PARCEL L INES , TYP ICAL EAST 10TH STREET EL CAMINO REAL(STATE HIGHWAY 101)OFF RAMP SCREEN PLANTING AND CLIMBING VINES AT TRASH ENCLOSURES (TYP.) STREET TREES (TYP.) (CHINESE HACKBERRY) SECONDARY ACCENT TREE (TYP.) (WESTERN REDBUD) STORMWATER BASIN PLANTING (TYP.) PRIMARY ACCENT TREE (TYP.) (CRAPE MYRTLE) ACCENT PLANTING AT WALKWAYS (TYP.) PRIMARY DECIDUOUS CANOPY TREE (TYP.) (SCARLET OAK) MEDIUM SIZED CANOPY TREES (TYP.) (CHINESE PISTACHE) PRIMARY BROADLEAF EVERGREEN TREE (TYP.) (CHINESE ELM) STREET TREES WITH 4'x6' DECORATIVE TREE GRATES, TYPICAL (CHINESE PISTACHE)INTERIM PLANTING AREA WITH LOW SPREADING GROUND COVER 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L1.3MATCHLINE SEE SHEET L1.2 PRELIMINARYLANDSCAPE PLANL1.4SITE MAP THIS SHEET REFER TO SHEET L1.1 FOR RECOMMENDED PLANT LIST. GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 111 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596ENLARGEMENTPLAN AREA 'A'L1.5SITE MAP THIS SHEET PRIMARY DECIDUOUS CANOPY TREES AT PARKING LOT ISLANDS (SCARLET OAK) PRIMARY BROADLEAF EVERGREEN TREES AT PARKING LOT END PLANTERS (CHINESE ELM) MEDIUM SIZE SCREENING SHRUBS AND LOW SPREADING GROUNDCOVER AT END PLANTERS MEDIUM SIZE HEDGE SCREEN AND GROUNDCOVER AT WIDER END PLANTERS LOW GROUNDCOVER AT SMALL PARKING LOT ISLANDS MEDIUM SIZE SCREENING SHRUBS AND LOW SPREADING GROUNDCOVER AT END PLANTERS LOW ACCENT PLANTING ALONG PEDESTRIAN WALKWAYS LOW ACCENT PERENNIALS HIGHLIGHTING WALKWAYS PRIMARY ACCENT TREE (CRAPE MYRTLE STD.) REFER TO SHEET L1.1 FOR RECOMMENDED PLANT LIST. GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 112 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 2 0 . 9 ' 9 R 1 8 0 ' LOT 2 COFFEEPARCEL LINES, TYPICAL1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180' REFER TO SHEET L1.1 FOR RECOMMENDED PLANT LIST.LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596ENLARGEMENTPLAN AREA 'B'L1.6SITE MAP THIS SHEET MASSES OF FLOWERING SHRUBS AT MONUMENT SIGN(S) ORNAMENTAL GRASS PLANTING AT STORM BASINS PRIMARY ACCENT TREES (CRAPE MYRTLE STD.) SECONDARY ACCENT TREES (WESTERN REDBUD STD.) MEDIUM SIZE CANOPY TREES (HONEY LOCUST) LOW ACCENT PERENNIAL MASSES HIGHLIGHTING WALKWAYS MEDIUM HEIGHT FLOWERING SHRUBS AT BUILDING FOUNDATIONS MEDIUM SIZE CANOPY TREES AT PARKING LOT PLANTERS (CHINESE PISTACHE) LARGE CANOPY STREET TREES (CHINESE HACKBERRY) INFORMAL SHRUB MASSINGS AT VEHICULAR DRIVE THROUGHS LOW SPREADING SHRUBS AND GROUNDCOVER AT SIDEWALKS ORNAMENTAL GRASS PLANTING AT STORM BASINS MEDIUM SIZE SHRUB PLANTING BETWEEN DRIVE THROUGH AND PATIO SEATING AREA INFORMAL SHRUB SCREENING BETWEEN ROADS AND WALKWAYS STREET TREES (CHINESE HACKBERRY) GENERAL NOTES: 1. ALL PLANTING AREAS, EXCEPT STORMWATER PLANTERS, SHALL RECEIVE A 3" MINIMUM DEEP LAYER OF FIR BARK DRESSING. 2. ALL STORMWATER PLANTER BASINS SHALL RECEIVE A 2" LAYER DEEP LAYER OF 3/8" DIAMETER PEBBLES. 3. ALL PLANTING SHALL BE WATERED BY FULLY AUTOMATIC, WATER-CONSERVING IRRIGATION SYSTEM WITH WEATHER-BASED CONTROLLER OPERATION. 4. LANDSCAPING AND IRRIGATION INSTALLATION TO BE PHASED COINCIDING WITH THE CONSTRUCTION AND SITE IMPROVEMENTS OF EACH INDIVIDUAL LOT. 5. ALLOW FOR A NON-LANDSCAPED CLEARANCE AREA OF 15 FT. LONG x 7 FT. SETBACK ON EITHER SIDE OF THE BACKFLOW PREVENTION DEVICES (TYPICAL). 5.B.c Packet Pg. 113 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596PLANT PALETTEL1.7 Abelia spp. (ABELIA) Arctostaphylos 'Howard Mcminn' (MCMINN MANZANITA) Heteromeles arbutifolia (TOYON) Myrtus communis (COMMON MYRTLE) Plumbago auriculata (CAPE PLUMBAGO) Rhamnus califonica 'Eve Case' (COFFEEBERRY) Rhaphiolepis indica (INDIAN HAWTHORN) Rosmarinus 'Tuscan Blue' (TUSCAN ROSEMARY) Salvia leucantha (MEXICAN SAGE) Teucrium fruticans (GERMANDER) Xylosma congestum (SHINY XYLOSMA) Agapanthus africanus (LILY OF THE NILE) Dietes spp. (FORTNIGHT LILY) Erigeron karvinskiannus (SANTA BARBARA DAISY) Hemerocallis spp. (DAYLILY) Lavandula angustifolia (ENGLISH LAVENDER) Lomandra longifolia 'Breeze' (DWARF MAT RUSH) Nasella spp. (NEEDLE GRASS) Pennisetum spp. (FOUNTAIN GRASS) Phormium spp. (NEW ZEALAND FLAX) Tulbaghia violacea (SOCIETY GARLIC) Parthenocissus tricuspidata (BOSTON IVY) Rosmarinus 'Prostratus' (ROSEMARY) Arctostaphylos 'Point Reyes' (MANZANITA) Baccharis pilularis (DWARF COYOTE BRUSH) Coprosma x 'Kirkii' (COPROSMA) Celtis sinensis (CHINESE HACKBERRY) Cercis occidentalis (STD.) (WESTERN REDBUD) Gleditsia triacanthos (HONEY LOCUST) Lagerstroemia indica 'Tuscarora' (STD.) (CRAPE MYRTLE) Laurus 'Saratoga' (SARATOGA LAUREL) Liquidambar styraciflua (SWEETGUM) Pistacia chinensis (CHINESE PISTACHE) Quercus agrifolia (COAST LIVE OAK) Quercus coccinea (SCARLET OAK) Quercus virginiana (SOUTHERN LIVE OAK) Ulmus parvifolia (CHINESE ELM) 5.B.c Packet Pg. 114 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) MED. SIZE CANOPY TREE (BEYOND) (CHINESE PISTACHE) VARIETY OF GRASSES AND LOW ACCENT PLANTING 12"BASIN SMALL ACCENT TREE (BEYOND) ON SLOPE OF BASIN (WESTERN REDBUD) TRASH ENCLOSURE WITH CLIMBING VINES VARIETY OF GRASSES AND LOW SPREADING SHRUBS BASIN12"E. 10TH STREET VEHICULAR ENTRANCE BASIN E.10TH STREET SIDEWALK VARIETY OF GRASSES AND MED. HEIGHT SHRUBS SMALL ACCENT TREE (BEYOND) ON SLOPE OF BASIN (WESTERN REDBUD) LOT 2 DRIVE-THROUGH 12"BASIN LOT 3 DRIVE-THROUGH VARIETY OF GRASSES AND LOW ACCENT PLANTING SMALL ACCENT TREE (BEYOND) ON SLOPE OF BASIN (WESTERN REDBUD)12"BASIN VARIETY OF GRASSES AND LOW ACCENT PLANTING MEDIUM HEIGHT EVERGREEN SHRUBS SMALL ACCENT TREE (BEYOND) ON SLOPE OF BASIN (WESTERN REDBUD)12"BASIN12"MEDIUM HEIGHT EVERGREEN SHRUBS VARIETY OF GRASSES AND LOW ACCENT PLANTING INTERIOR PARKING LOT WALKWAY 12"BASIN LOT 7 (CAR WASH) DRIVE-THROUGH SMALL ACCENT TREE (BEYOND) (CRAPE MYRTLE) VARIETY OF GRASSES AND LOW SPREADING SHRUBS BASIN12"VARIETY OF GRASSES AND LOW ACCENT PLANTING MED. SIZE EVERGREEN SHRUBS PERIMETER SIDEWALK ON E. 9TH STREET BASIN E. 9TH STREET VEHICULAR ENTRANCE/EXIT LOW SPREADING ACCENT PERENNIALS AND SHRUBS SMALL ACCENT TREE (CRAPE MYRTLE)12"PERIMETER SIDEWALK ON E. 9TH STREET VARIETY OF GRASSES AND MED. SIZE EVERGREEN SHRUBS LOT 6 (HOTEL) BUILDING BASIN 12"BASIN 12"PERIMETER SIDEWALK ON E. 9TH STREET VARIETY OF PERENNIAL GRASSES AND MEDIUM SIZE EVERGREEN SHRUBS LOT 6 (HOTEL) BUILDING VARIETY OF GRASSES AND LOW SPREADING SHRUBS BASIN12"LOT 6 FRONT ENTRANCE SIDEWALK 1 DRIVETHRU PICK-U P EGRE S S EGRE SS EGRE SS MAI N E N T RY SERVI CE ENT RY 5 8 SLOP E SLOPE STOR A G ESLOPESLOPE RE: KI T C HE N FOR S H EL VI NG IN THI S A R EA 96'20K RUL12K E08K PUL12K DSL9 7 2 20.9' 18 9 R180'LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596SECTIONS: EACHBIO-BASIN AREAL1.8 COMMERCIAL CENTER SITE MAP 1 2 3 4 5 10 9 8 7 6 11 12 1 2 3 4 5 6 7 89 12 1011 CIRCLED NUMBER CORRESPONDS TO NUMBERED SECTION NORTH NO SCALE 5.B.c Packet Pg. 115 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) MAIN ENTRY 5 8 LOT 4 LOT 6 HOTEL POOL OUTDOOR SEATING MECHANICAL MECHANICAL PARCEL LINES, TYPICALEAST 9TH STREET 1F 2F 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR STORM BASIN UNDER 10 FT. IN WIDTH (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180' 1A 2A 1C 1B 2C 1E 1F 2F 2E 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL)ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR STORM BASIN UNDER 10 FT. IN WIDTH (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 2B 1D 2D 1-1/4" MAINLINE LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L2.4MATCHLINE SEE SHEET L2.3 MATCHLINE SEE SHEET L2.2PRELIMINARYIRRIGATION PLANL2.1SITE MAP THIS SHEET IRRIGATION LEGEND (POTABLE SYSTEM): 'HUNTER' #IC-600-SS 12-STATION STAINLES STEEL BOX WALL-MOUNT CONTROLLER; PROVIDE (ONE) 6-STATION EXPASNION MODULE; ALSO PROVIDE #WSS-SEN' SOLAR-SYNC WEATHER INFO RECEIVER, HARDWIRED TO CONTROLLER 'HUNTER' #WSS-SEN SOLAR-SYNC WEATHER SENSOR MOUNTED ON BUILDING ROOF LINE FREE OF ANY OVERHEAD OBSTRUCTIONS 'RAINBIRD' #FS-100P 1" PVC FLOW SENSOR (RATED 20 -300 GPM) WITH 'SUPERIOR' #3100 1" BRASS MASTER VALVE, NORMALLY OPEN 'WILKINS' #975XL2 2" REDUCED PRESSURE BACKFLOW PREVENTER ASSEMBLY WITH 'LEMEUR' ENCLOSURE ON CONCRETE PAD; PROVIDE R-19 'KING BROS' #SCHEDULE 80 PVC BALL VALVE; LINE SIZE, OR APPROVED; 'RAINBIRD' #44NP QUICK COUPLING VALVE, OR EQUAL; PROVIDE ONE #44K KEY WITH HOSE SWIVEL PER 5 QCV'S 'RAINBIRD' #PESB-PRS-D REMOTE CONTROL VALVE SERIES, OR APPROVED EQUAL, AND 'AMIAD' FILTER W/ 150 MESH SCREEN; SEE PLANS FOR SIZE 'RAINBIRD' #PESB-PRS-D REMOTE CONTROL VALVE SERIES, OR APPROVED EQUAL. SEE PLANS FOR SIZE MAIN LINE: SCHEDULE 40 PVC PIPE WITH SCHEDULE 40 PVC SOLVENT-WELD FITTINGS; SEE PLANS FOR LINE SIZE. PROVIDE 18" (MIN.) COVER LATERAL LINE: CLASS 200 PVC PIPE WITH SCHEDULE 40 PVC SOLVENT-WELD FITTINGS; SEE PLANS FOR LINE SIZE. PRIMER TO BE USED. PROVIDE 12" (MIN.) COVER; 3/4" LATERAL LINE (0.1-4.9 GPM) 1" LATERAL LINE (5.0-10.9 GPM) 1-1/4" LATERAL LINE (11.0-21.9 GPM) SCHEDULE 40 PVC SLEEVE AT PAVING CROSSING; PROVIDE 2X THE LINE SIZE OF THE ENCLOSED IRRIGATION PIPE (I.E. 8" SLEEVE FOR 4" MAINLINE, 4" FOR 2" LATERAL LINE). PROVIDE 24" (MIN.) COVER FOR MAIN LINE; 18" (MIN.) COVER FOR LATERAL LINE. 2" SCHEDULE 40 PVC ELECTRICAL CONDUIT CROSSING AT STREETS 'RAINBIRD' #XFD-09-18 ON-SURFACE DRIP LINE; EMITTERS AT 18" SPACING, FLOW AT 0.90 GPH; SET LENGTHS ON GRADE IN PARALLEL ROWS 18" APART PROVIDING CONTINUOUS COVERAGE ACROSS ALL PROPOSED SHRUB/GROUND COVER PLANTING AREAS; TUBING MAY SIMPLY BE SET MEANDERING THROUGHOUT NARROWER PLANTERS AS REASONABLY EFFICIENT; FOR SHRUBS LOCATED IN COMPOST ONLY, EXTEND TUBING ON EITHER SIDE OF PLANT (TYPICAL), PROVIDING WATER ON BOTH SIDES OF PLANTS. PROVIDE COMPRESSION FITTINGS AND ADAPTORS PER MANUFACTURER'S SPECIFICATIONS; INSTALL #MDCFPCAP END CAP WITH ADAPTOR AT FARTHEST POINT ON LOOP FROM RCV. STAKE TO GRADE WITH TIE-DOWN METAL STAKES AT 3 FT. SPACING (MAX); MANUFACTURER RECOMMENDS NOT EXCEEDING 200 FT. IN ANY SINGLE LENGTH OF TUBING. 'RAINBIRD' FLUSH VALVE; #MDCFCAP REMOVABLE FLUSH CAP W/ #MDCFCOUP COUPLING CONTROLLER STATION NUMBER REMOTE CONTROL VALVE SIZE GALLONS PER MINUTE 'HUNTER' #PROS-12-PRS40-2000 -90 PART CIRCLE HIGH-POP SPRAY HEAD (12" POP-UP) 0.40 GPM @ 40 PSI 'HUNTER' #PROS-12-PRS40-1000 -90 PART CIRCLE HIGH-POP SPRAY HEAD (12" POP-UP) 0.40 GPM @ 40 PSI 'RAINBIRD' #1401 FLOOD BUBBLER (0.25 GPM) SYMBOL REPRESENTS (2) BUBBLERS TYPICAL ALL PROPOSED TREES; TO BE SET EQUAL SPACED AROUND TREE ROOTBALL POINT-OF-CONNECTION TO POTABLE WATER SUPPLY: PROVIDE CONNECTION TO DISCHARGE SIDE OF NEW 1" POTABLE WATER METER; VERIFY EXACT LOCATION IN FIELD. ADAPT TO NEW 1-1/4" PVC MAIN LINE AND EXTEND TO NEW BACKFLOW LOCATION. VERIFY A MINIMUM AVAILABLE STATIC WATER PRESSURE OF 70 PSI; IF EXCEEDS 90 PSI INSTALL 'WILKINS' #600 PRESSURE REGULATOR IN 10" ROUND PLASTIC VALVE BOX. EXTERIOR WALL-MOUNT CONTROLLER: PROVIDE 120 VOLT POWER WITHIN RIGID CONDUIT FROM SOURCE STUBBED-OUT BY ELECTRICAL CONTRACTOR TO CONTROLLER LOCATION; FINAL LOCATION ON WALL TO BE COORDINATED WITH PROJECT SUPERINTENDENT. ALL ABOVE GRADE CONTROL WIRES SHALL BE CONTAINED WITHIN PVC ELECTRICAL CONDUIT SECURELY FASTENED TO EXTERIOR WALL. E F S 2 1 5.B.c Packet Pg. 116 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) DRIVETHRUPICK-UPEGRESS EGRESSMAIN ENTRY 9 7 2 LOT 5 CARWASH LOT 4 QSR2 EAST 9TH STREET 1E 2E 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 1D 2D 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180' 1A 2A 1C 1B 2C 1E 1F 2F 2E 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL)ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR STORM BASIN UNDER 10 FT. IN WIDTH (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 2B 1D 2D 1-1/4" MAINLINE LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L2.1MATCHLINE SEE SHEET L2.4 PRELIMINARYIRRIGATION PLANL2.2SITE MAP THIS SHEET REFER TO SHEET L2.1 FOR IRRIGATION LEGEND 5.B.c Packet Pg. 117 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 96'20K RUL12K E08K PUL12K DSL20.9'18 9 R18 0 ' LOT 2 COFFEE LOT 1 C-STORE FUEL PUMPS EAST 10TH STREETCHESTNUT STREETPARCEL LINES, TYPICALNOT A PART 1A 2A 1B 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL)ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 2B 1-1/4" MAINLINE 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180' 1A 2A 1C 1B 2C 1E 1F 2F 2E 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL)ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR STORM BASIN UNDER 10 FT. IN WIDTH (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 2B 1D 2D 1-1/4" MAINLINE LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L2.4MATCHLINE SEE SHEET L2.1 PRELIMINARYIRRIGATION PLANL2.3SITE MAP THIS SHEET REFER TO SHEET L2.1 FOR IRRIGATION LEGEND 5.B.c Packet Pg. 118 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 EGRESS SERVICEENTRYSLOPE SLOPE STORAGESLOPESLOPE RE: KITCHE N FOR SHEL VI N G IN THIS AR EA LOT 3 QSR1 LOT 4 QSR2 PARCEL L INES , TYP ICAL EAST 10TH STREET EL CAMINO REAL(STATE HIGHWAY 101)OFF RAMP 1C 2C 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 1 DRIVETHRU PICK- U P EGR ES S EGRE SS EGRE S S MAIN E NT RY SER VI C E ENTRY 5 8 SLOPE SLOPE STORA G E SLOPESLOPE RE: KITC HE N FOR SHE LV I N G IN THIS A R E A 96'20K RUL12K E08K PUL12K DSL 9 7 2 20.9' 18 9 R180' 1A 2A 1C 1B 2C 1E 1F 2F 2E 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE 1-1/4" MAINLINE ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL)ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR STORM BASIN UNDER 10 FT. IN WIDTH (TYPICAL) ONGRADE INLINE DRIP APPLICATION FOR ALL ORNAMENTAL SHRUB/ AND GROUND COVER AREAS (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) OVERHEAD SPRAY APPLICATION AT STORMWATER BASINS (OVER 10 FT. IN WIDTH) (TYPICAL) 2B 1D 2D 1-1/4" MAINLINE LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596MATCHLINE SEE SHEET L2.3MATCHLINE SEE SHEET L2.2 PRELIMINARYIRRIGATION PLANL2.4SITE MAP THIS SHEET REFER TO SHEET L2.1 FOR IRRIGATION LEGEND 5.B.c Packet Pg. 119 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LAUREL SQUARECOMMERCIAL DEVELOPMENTGILROY, CALIFORNIARW Stover & Associates, Inc.Landscape ArchitecturePh: 925.933.25831620 North Main Street, Suite 4Walnut Creek, CA 94596WATER USECALCULATIONSL2.5 NOTE: COMPLETE WELO CALCULATIONS WITH MAWA AND ETWU, AS WELL AS THE SOIL MANAGEMENT REPORT, IRRIGATION SCHEDULE AND WEO CHECKLIST WILL BE SUBMITTED AT THE PERMIT APPROVAL PHASE FOR THE PROJECT. 5.B.c Packet Pg. 120 Attachment: Landscape Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.d Packet Pg. 121 Attachment: Alta Survey (3396 : Evergreen Chestnut and Tenth Commercial Center) N70°03'03"E 126.90'(S70°41'10"E126.76' R-4)N70°03'03"E 556.82'(N70°41'10"E R-2,R-3)N70°03'03"E 293.55' BNDYN 2 2 ° 0 9 ' 2 5 " E 5 4 3 . 9 8 ' ( N 2 2 ° 4 7 ' 3 2 " E R - 2 , R - 3 ) N19°56'13"W 250.00'(N19°18'50"W 250.00' R-4)N70°03'03"E 166.65'(N70°03'47"W 166.77' R-1)N81°21'41"E 111.54'(S81°59'48"W 111.54' R-2,R-3)N70°03'03"E 698.15' BNDYN 2 2 ° 0 9 ' 2 5 " E 5 0 9 . 0 9 ' B N D YR=350.00'Δ=43°04'23"L=263.12'B N D Y ( R - 2 , R - 3)N65°13'48"E 100.14' BNDY(N65°51'55"E R-2,R-3)R=40.00' Δ=90°00'44" L=62.84' BNDY(R=40' Δ=90° L=62.83' R-1)N19°56'13"W 160.20' BNDY(160.10' R-1)N70°03'03"E 206.66' BNDY(N70°03'47"E 206.77' R-1)N19°56'13"W49.79' BNDYN70°03'47"E100.03' BNDY(N70°41'10"E100.00' R-4)N19°56'13"W 250.22' BNDY(N18°18'50" R-4)EXCEPTION #11ABUTTER'S RIGHTSBOOK 7680 PG 394EXCEPTION # 12,13,16INGRESS AND EGRESSBOOK 9328 PG 97(SEE DETAIL)EXCEPTION #1410' X 4' PGE EASEMENTBOOK 9760 PG 270PTR PARCEL 1FIRST AMERICAN TITLE COMPANYFILE NO. NCS-906218-PHX1±0.8 ACRESPTR PARCEL 2FIRST AMERICAN TITLE COMPANYFILE NO. NCS-906218-PHX1±0.9 ACRESPTR PARCEL 3FIRST AMERICAN TITLE COMPANYFILE NO. NCS-906218-PHX1±1.6 ACRESPTR PARCEL 4FIRST AMERICAN TITLE COMPANYFILE NO. NCS-906218-PHX1±3.5 ACRESN19°56'13"W 200.21' (200.10' R-1)N70°03'03"E 644.82'(S70°41'10"W R-2,R-3)N19°56'57"W 86.00'(N19°18'50"W R-2,R-3)43.00'43.00'N70°03'03"E 263.27'N19°56'57"W 86.00'(S19°18'50"E 86.00' R-3)450 EAST LLCPARCEL 1D.N. 20067349TRIOLO TRUSTD.N. 19138334450 EAST LLCPARCEL 2D.N. 20067349450 EAST LLCD.N. 20067348N70°03'03"E43.00'(R-1)N19°56'13"W 243.21'(243.10' R-1)N19°56'13"W 329.99' (330.03' R-1)N70°03'03"E 249.66' (S70°03'47"W 249.69' (R-1)N61°55'23"W 134.62'(S61°18'00"E 134.54' R-4)N19°56'13"W 147.95' (S19°18'50" 148.08' R-4) S19°56'13"E 487.10' (S19°18'50"E 487.03' R-4)60.03'40.01'N70°03'03"E 161.36'(N70°41'10" R-4)N65°13'48"E76.88'(S65°51'55"W76.82' R-4)R=350.00'Δ=5°44'06"L=35.03'N70°03'03"E4.92' (R-1)N70°03'03"E 1071.23'N19°56'57"W 34.12'(N19°18'50"W 34.07' R-2)30' 30' 30'30'N22°09'25"E 34.89'N70°03'03"E 536.79' (S79°W 536.21' R-5)4.12'43.00'43.00'180.24'376.58'88.00'N 2 4 ° 3 9 ' 4 9 " E 8 4 . 2 8 ' N19°56'13"W 58.04' N19°56'13"W 147.95'N70°03'03"E 293.55'EXC.12,13,16INGRESS & EGRESSEASEMENT (R-4)36.00'23.26'N65°13'48"E 100.14'450 EAST LLC PARCEL 1 D.N. 20067349450 EAST LLCD.N. 200673485.B.dPacket Pg. 122Attachment: Alta Survey (3396 : Evergreen Chestnut and Tenth Commercial Center) ISLAND PARCEL 1FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX1PARCEL 2FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX1PARCEL 3FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX15.B.dPacket Pg. 123Attachment: Alta Survey (3396 : Evergreen Chestnut and Tenth Commercial Center) PARCEL 1FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX1PARCEL 3FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX1PARCEL 4FIRST AMERICANTITLE COMPANYFILE NO.NCS-906218-PHX15.B.dPacket Pg. 124Attachment: Alta Survey (3396 : Evergreen Chestnut and Tenth Commercial Center) HEDGE SCREENNOT A PARTNOT A PART60' PYLON SIGNLOCATIONPROPOSED LANEHOTEL(100 KEYS)QSR25,181 SFPATIO14' MONUMENTSIGN LOCATIONQSR 13,500 SFCOFFEE2,365 SFPATIOPATIOE. 10TH STREETCHESTNUT ST.E. 9TH STREETE L C A M I N O R E A L (S T A T E HW Y 1 0 1 E X I T R A M P )PUBLICOUTDOORFEATURE1412110PARCEL B 35,006 SFPARCEL C 41,786 SFPARCEL D 54,927 SFPARCEL F 75,364 SFD R I V E T H R U PI C K - U P E G R E S S E G R E S S E G R E S S M A I N E N T R Y S E R V I C E E N T R Y 40,000 SF +/-PROPOSED FACEOF CURB ±ROWDEDICATION20,000 GAL REGULAR 12,000 GAL DIESEL 8,000 GAL PREMIU MC-STORE4,103 SF+/-FUELPUMPSPARCEL A 45,289 SF102' 6"40'PROPOSED 125'EXPRESS CAR WASHGILROY COMMERCIAL DEVELOPMENTREF. NORTHSCALE 1" = 40' 0"FVMFFVVMW W W W WWPROPOSED LANE961063112222652014324178910063451781453842TRUCKS TRUCKS TRUCKS TRUCKSTRUCKS11651459R180.0000 PI C K - U P T H R U D R I V E E G R E S S E G R E S S E G R E S S M A I N E N T R Y E N T R Y S E R V I C E 2yd2yd4yd 2yd2yd4yd2yd4yd4yd2yd4yd4yd2yd2yd4ydHEDGE SCREENNOT A PARTNOT A PARTLOCATION60' PYLON SIGNPROPOSED LANEHOTEL(100 KEYS)5,181 SFQSR2PATIOSIGN LOCATION14' MONUMENT3,500 SFQSR 12,365 SFCOFFEEPATIOPATIOE. 10TH STREETCHESTNUT ST.E. 9TH STREETE X I T R A M P ) (S T A T E HW Y 1 0 1 E L C A M I N O R E A LFEATUREOUTDOORPUBLIC 35,006 SFPARCEL B 41,786 SFPARCEL C 54,927 SFPARCEL D 75,364 SFPARCEL F40,000 SF +/-OF CURB ±PROPOSED FACEDEDICATIONROW4,103 SF+/-C-STOREPUMPSFUEL 45,289 SFPARCEL A102' 6"40'EXPRESS CAR WASHPROPOSED 125'12216.0000 144.0000 R192.0000WP2AAAABBWP3AAWP3WP3WP2WP2WP3WP3BBBBBBBB EEEEWP3WP2WP2WP2EEBBEEBBEEAABBWP3DDEEEEEEDDDDDD0.040.050.060.060.000.000.000.000.000.000.000.000.000.010.780.840.730.850.961.261.181.291.331.321.271.201.070.920.790.630.470.300.210.160.140.180.310.600.700.710.670.640.610.560.430.240.060.040.060.080.100.100.000.000.000.000.000.000.000.000.000.001.411.300.240.480.751.271.461.711.861.731.691.601.311.131.051.091.191.231.171.141.140.940.881.221.171.060.930.870.900.951.000.860.380.170.080.060.060.100.150.200.202.332.021.321.411.692.142.452.292.242.021.531.241.171.261.512.082.672.732.211.471.522.011.791.461.221.141.201.331.521.631.541.160.770.450.220.120.070.060.100.180.290.420.423.292.712.202.011.301.501.782.172.582.852.542.011.581.301.181.211.492.605.005.443.171.631.922.952.511.901.501.361.491.691.981.982.992.672.081.501.060.650.320.120.070.100.160.330.621.011.013.462.932.401.241.351.541.812.212.622.882.532.011.581.271.060.690.373.402.822.191.751.671.801.821.532.255.335.282.921.791.471.431.310.810.510.380.270.380.711.442.964.454.443.072.922.621.111.381.581.872.332.592.452.452.191.681.321.040.760.433.312.962.341.921.942.282.552.151.101.421.772.342.182.031.500.950.511.061.863.105.067.487.455.023.091.951.351.080.981.101.391.862.162.942.931.011.341.842.092.212.132.132.011.681.381.120.880.493.052.442.042.072.442.894.144.563.682.221.400.870.500.271.281.902.834.345.735.724.312.821.981.541.331.171.211.471.942.433.183.041.061.351.641.861.971.991.951.841.641.431.221.020.863.783.182.562.142.022.166.274.482.291.400.890.540.290.161.191.692.333.133.813.803.112.321.761.431.301.181.251.511.972.543.252.961.051.361.621.801.871.921.891.801.631.481.331.231.113.353.132.562.141.941.850.730.491.861.401.601.130.790.530.320.210.170.141.081.431.752.092.362.352.081.761.501.341.251.151.251.572.132.542.612.751.071.361.661.881.951.981.931.831.681.571.491.371.371.341.361.401.501.642.252.902.802.472.171.911.710.960.750.560.390.242.261.651.130.890.710.550.460.550.550.450.270.931.161.361.521.631.611.491.341.241.231.121.101.211.481.872.112.102.181.041.371.722.042.192.112.091.971.731.611.561.571.581.601.731.892.002.102.362.752.642.412.191.991.431.241.090.960.810.620.440.302.022.041.591.231.121.031.101.611.531.190.840.520.270.811.071.261.351.421.391.271.141.791.011.401.782.312.542.402.412.151.731.551.601.681.761.872.122.442.622.702.802.902.662.412.222.061.691.511.441.391.301.191.020.780.650.511.611.581.391.381.863.184.593.252.181.541.070.740.420.190.851.081.251.351.411.371.261.101.671.181.431.762.222.692.812.461.981.611.471.611.751.882.152.573.203.493.453.593.392.852.502.332.171.991.801.811.861.811.691.521.301.091.381.431.351.271.604.978.666.103.952.531.741.280.960.670.360.901.111.281.411.411.351.281.091.731.341.491.782.212.662.911.411.541.781.942.343.014.054.534.374.614.043.092.602.412.352.202.172.272.462.412.252.031.771.491.541.431.241.373.566.547.135.873.932.491.731.381.191.010.730.291.081.241.381.491.481.401.271.121.781.791.481.491.541.782.262.492.361.331.461.802.042.443.104.145.155.475.054.023.122.692.552.502.372.552.943.343.192.932.632.241.831.681.451.362.123.614.605.144.413.122.101.561.381.441.421.270.810.181.381.631.862.031.961.761.531.341.191.141.271.491.711.972.192.232.131.951.951.741.701.611.721.972.071.961.361.501.872.172.533.164.155.165.815.033.983.152.762.722.672.622.903.674.464.073.763.442.702.141.771.541.662.302.753.233.352.942.281.601.541.812.102.131.710.620.121.712.252.843.253.072.521.971.591.341.281.331.612.022.603.213.412.992.462.192.011.821.791.862.092.222.172.101.951.791.842.062.292.452.753.334.324.854.654.784.083.212.852.782.803.954.994.964.764.223.082.311.801.561.691.912.162.422.392.151.881.731.993.094.092.921.520.500.122.032.984.275.094.763.552.421.761.421.361.431.792.473.654.955.284.433.182.432.091.911.891.982.212.542.812.902.782.722.702.752.782.752.903.183.693.913.723.813.463.022.852.811.065.275.954.943.983.002.261.731.471.441.531.772.032.011.891.861.901.942.202.572.136.674.632.501.450.520.102.193.435.476.976.394.232.661.791.291.111.271.802.704.336.557.165.543.572.501.961.701.621.782.172.713.323.733.753.693.433.132.842.712.702.812.922.982.922.882.772.662.672.722.834.835.174.673.572.762.121.621.371.241.391.701.951.971.942.022.052.153.184.974.014.532.561.771.230.450.091.362.815.447.606.663.972.091.090.630.460.550.961.853.706.317.045.082.721.541.111.081.211.471.972.733.925.045.485.164.243.252.742.472.402.412.352.282.272.252.292.332.422.512.662.833.303.843.994.394.343.362.561.981.581.331.251.441.772.002.042.042.102.202.383.566.581.691.651.641.250.370.091.131.682.554.246.287.306.534.773.242.472.202.112.072.001.941.891.891.972.052.172.302.382.582.833.143.373.643.583.072.502.091.861.611.681.792.052.242.242.152.072.072.142.401.572.112.111.180.320.110.641.011.642.784.214.984.643.432.361.881.751.791.811.811.761.701.711.781.962.032.082.182.282.462.702.973.203.192.982.732.532.422.382.242.322.542.722.662.472.191.991.710.803.673.632.281.250.390.140.240.340.430.681.201.671.330.970.951.091.281.461.581.651.611.651.651.751.851.891.961.932.042.192.472.742.993.143.163.113.123.052.952.883.053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Gilroy, California Evergreen - Photometrics,No.DateDescriptionDrawing TitleSheet No.Consulting Engineersphone: (925) 621-5300 fax: (925) 474-2159belden@beldeninc.com5860 W. Las Positas Boulevard, Suite 15Pleasanton, California 94588BELDENSP1PHOTOMETRIC -SITE PLANCalculation SummaryProject: EVERGREEN COMMERCIAL SHOPPING CENTER - GILROYDescriptionCalcTypeUnitsAvgMaxMinAvg/MinMax/MinTYPICAL PARKING AND DRIVESIlluminanceFc3.029.091.062.858.58Luminaire Schedule - LEDProject: EVERGREEN COMMERCIAL SHOPPING CENTER - GILROYSymbolQtyLabelArrangementLum. WattsLum. LumensLLFLLDLDDUDFDescriptionFilename4AASINGLE152.556218350.9000.9001.0001.000GARDCO P26-64L-800-NW-G2-5W @ 20'p26-64l-800-nw-g2-5w.ies8BBBACK-BACK152.556218350.9000.9001.0001.000GARDCO P26-64L-800-NW-G2-5W @ 20'p26-64l-800-nw-g2-5w.ies4DDSINGLE152.556203830.9000.9001.0001.000GARDCO P26-64L-800-NW-G2-3 @ 20'p26-64l-800-nw-g2-3.ies8EESINGLE152.556211450.9000.9001.0001.000GARDCO P26-64L-800-NW-G2-4 @ 20'p26-64l-800-nw-g2-4.ies6WP2SINGLE46.862980.9000.9001.0001.000GARDCO PWS-48L-300-NW-G2-3 @ 12'PWS-48L-300-NW-G2-3.ies7WP3SINGLE46.863820.9000.9001.0001.000GARDCO PWS-48L-300-NW-G2-4 @ 12'PWS-48L-300-NW-G2-4.ies5.B.ePacket Pg. 125Attachment: Photometric Plan (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGUL AR12,000 GAL DIESEL 8,000 GAL PREMIUMLOT 3CHESTNUT STREETEAST 9TH STREET LOT 6 LOT 5 LOT 4 LOT 2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)EXISTING ZONING: C3 (PROPOSED REZONE: PUD) EXISTING ZONING: CM (PROPOSED REZONE: PUD) EXISTING ZONING: C3(PROPOSED REZONE: PUD) EXISTING ZONING: CM(PROPOSED REZONE: PUD)ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORS1. OWNER/DEVELOPER: ALEX GONZALEZ EVERGREEN DEVCO, INC. 2390 EAST CAMELBACK ROAD, SUITE 410 PHOENIX, AZ 85016 (602)567-7171 agonzalez@evgre.com 2. ARCHITECT: ROBERT M. LYMAN, AIA JOHNSON LYMAN ARCHITECTS, LLP 1375 LOCUST STREET, #202 WALNUT CREEK, CA, 94596 (925)930-9690 x114 robert@johnsonlyman.com 3. CIVIL ENGINEER: CHRIS GUENTHER, P.E., RCE #67033 MACKAY & SOMPS CIVIL ENGINEERS INC. 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 (925) 225-0690 cguenther@msce.com 4. GEOTECHNICAL ENGINEER: DEAN B. LEDGERWOOD II, CEG #2613 SALEM ENGINEERING GROUP, INC 4729 W. JACQUELYN AVENUE FRESNO, CA 93722 (559)271-9700 5. ASSESSOR'S PARCEL NUMBERS: 841-66-010 841-66-011 841-66-014 841-66-015 6. SITE AREA: 6.8± ACRES 7. TOTAL BUILDING AREAS: 32,974± SF 8. NEW BUILDINGS FOOTPRINT: 86,150± SF 9. BUILDING COVERAGE: 11.1% 10. OPEN SPACE COVERAGE: 66.5% 11. LANDSCAPING TOTAL AREA: 22.4% 12. EXISTING/PROPOSED LAND USE: COMMERCIAL 13. EXISTING/PROPOSED ZONING: EXISTING: C3 & CM PROPOSED: C3 (PUD) 14. NUMBER OF UNITS: TOTAL NUMBER OF LOTS: 6 HOTEL ROOMS: 112 15. PROPOSED UTILITIES: WATER : PUBLIC SEWER : PUBLIC STORM : PUBLIC ELECTRIC : PACIFIC GAS & ELECTRIC (PG&E) GAS : PACIFIC GAS & ELECTRIC (PG&E) TELEPHONE : AT&T CABLE : COMCAST ALL UTILITIES WITHIN PRIVATE PROPERTY ARE PRIVATELY OWNED AND MAINTAINED 16. THE PROJECT IS IN FLOOD ZONE DESIGNATION 'X' PER FIRM MAP PANEL 06085C0643H. 17. PROJECT MAY BE DEVELOPED IN PHASES. 18. THE OWNER RESERVES THE RIGHT TO FILE MULTIPLE FINAL MAPS IN ACCORDANCE WITH SECTION 66456.1 OF THE SUBDIVISION MAP ACT. 19. ALL CIVIL ENGINEERING DESIGN WILL CONFORM TO THE STANDARDS OF THE CITY OF GILROY. 20. PROPOSED GRADING SHOWN IS PRELIMINARY, AND SUBJECT TO CHANGE. 21. ALL EXISTING BUILDINGS AND STRUCTURES TO BE REMOVED UNLESS OTHERWISE NOTED. 22. ALL EXISTING UTILITIES TO BE REMOVED UNLESS OTHERWISE NOTED. 23. ALL STREETS WITHIN THE PROJECT WILL BE PRIVATELY OWNED AND MAINTAINED. 24. ALL STREET LIGHTS WITHIN THE PROJECT WILL BE PRIVATELY OWNED AND MAINTAINED. 25. ALL RETAINING WALLS WITHIN THE PROJECT WILL BE PRIVATELY OWNED AND MAINTAINED. 26. ALL LANDSCAPING WITHIN THE PROJECT WILL BE PRIVATELY MAINTAINED. TM 01 COVER SHEET TM 02 EXISTING CONDITIONS & DEMOLITION PLAN TM 03 TENTATIVE MAP TM 04 SITE PLAN TM 05 CROSS SECTIONS TM 06 10TH STREET IMPROVEMENTS TM 07 10th STREET IMPROVEMENTS TM 08 GRADING & DRAINAGE PLAN TM 09 UTILITY PLAN TM 10 INTERIM WATER QUALITY PLAN TM 11 FINAL WATER QUALITY PLAN TM 12 FIRE TRUCK CIRCULATION PLAN TM 13 SOLID WASTE HANDLING PLAN TM 14 PHASING PLAN SHEET INDEX SHEET DESCRIPTION AB - AGGREGATE BASE AC - ASPHALT CONCRETE AP - ANGLE POINT BNDY -BOUNDARY BW -BACK WALK CB -CATCH BASIN CL -CENTERLINE C&G -CURB AND GUTTER DI -DROP INLET E -ELECTRICAL SERVICE EG -EXISTING GROUND EL -ELEVATION EP -EDGE OF PAVEMENT ER -END OF RETURN ESMT -EASEMENT EVAE -EMERGENCY VEHICLE ACCESS EASEMENT EX -EXISTING FC -FACE OF CURB FG -FINISH GRADE FH -FIRE HYDRANT FI -FIELD INLET FL -FLOWLINE GB -GRADE BREAK HDPE -HIGH-DENSITY POLYETHYLENE HP - HIGH POINT INV -INVERT IRR -IRRIGATION JT -JOINT TRENCH LP -LOW POINT LT -LEFT MH -MANHOLE P -PAD PAE -PUBLIC ACCESS EASEMENT PL -PROPERTY LINE PS -PROTECTIVE SLOPE PSE -PUBLIC SERVICE EASEMENT PUE -PUBLIC UTILITY EASEMENT PVC -POLYVINYL CHLORIDE RT -RIGHT R/W -RIGHT OF WAY RW -RECYCLED WATER SD -STORM DRAIN SS -SANITARY SEWER S/W -SIDEWALK TC -TOP OF CURB TI -TRAFFIC INDEX TYP -TYPICAL W -WATER WS -WATER SERVICE ABBREVIATIONS LEGEND EXISTING PROPOSED DESCRIPTION SUBDIVISION BOUNDARY RIGHT OF WAY / LOT LINE CENTERLINE FACE OF CURB STORM DRAIN & INLET STORM MANHOLE WATER LINE & VALVES FIRE HYDRANT WITH VALVE BLOWOFF AIR RELIEF VALVE SANITARY SEWER PIPE SANITARY SEWER MANHOLE CIVIL CUT: 9,650± CY FILL: 9,650± CY NET: 0 CY (BALANCE) PROJECT SITE I, CHRISTOPHER W. GUENTHER, CERTIFY THAT THIS TENTATIVE MAP WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT IT COMPLIES WITH THE CITY OF GILROY SUBDIVISION ORDINANCE AND THE STATE MAP ACT. A SOILS REPORT ON THIS PROPERTY HAS BEEN PREPARED BY DEAN B. LEDGERWOOD II, ENTITLED "GEOTECHNICAL ENGINEER INVESTIGATION, PROPOSED COMMERCIAL DEVELOPMENT NORTHEAST OF CHESTNUT STREET AND EAST 10TH STREET, GILROY, CALIFORNIA" DATED APRIL 27, 2020, WHICH HAS BEEN FILED WITH THE CITY OF GILROY. I, IAN B. MACDONALD, A LICENSED LAND SURVEYOR IN THE STATE OF CALIFORNIA, HEREBY STATE THAT THIS TENTATIVE MAP IS BASED UPON SURVEY UNDER MY DIRECT SUPERVISION AND THAT IT COMPLIES WITH CITY OF GILROY SUBDIVISION ORDINANCE AND STATE MAP ACT. THE SURVEY WAS COMPLETED ON MARCH 23, 2020 AND IS BASED ON THE NORTH AMERICAN VERTICAL DATUM OF 1988. NOTE: SEE GRADING & DRAINAGE PLAN FOR ADDITIONAL DETAIL. L1.1 PRELIMINARY PLANTING PLAN, PLANT LIST L1.2 PRELIMINARY PLANTING PLAN L1.3 PRELIMINARY PLANTING PLAN L1.4 PRELIMINARY PLANTING PLAN L1.5 PLANTING PLAN ENLARGEMENT A L1.6 PLANTING PLAN ENLARGEMENT B L2.1 PRELIMINARY IRRIGATION PLAN L2.2 PRELIMINARY IRRIGATION PLAN L2.3 PRELIMINARY IRRIGATION PLAN L2.4 PRELIMINARY IRRIGATION PLAN L2.5 HYDROZONE PLAN L2.6 WATER USE CALCULATIONS SHEET DESCRIPTION LANDSCAPE ARCHITECTURE 5.B.f Packet Pg. 126 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND EXISTING BUILDING TO BE REMOVED EXISTING PAVEMENT TO BE REMOVED EXISTING CONCRETE TO BE REMOVED EXISTING PROPERTY BOUNDARY EXISTING ONSITE RETAINING WALLS TO BE REMOVED EXISTING TREE TO BE REMOVED (SEE NOTE 3) EXISTING TREE TO REMAIN NOTE: 1)ALL EXISTING ONSITE UTILITIES, FENCES, LIGHTING, LANDSCAPING, BOLLARDS, PAVING, UNDERGROUND & SURFACE IMPROVEMENTS TO BE REMOVED. 2)PROTECT EXISTING ACCESS AND FIRE HYDRANT ADJACENT TO 9TH STREET 3)IF EXISTING TREE IS OUTSIDE PROJECT LIMITS, PROTECT IN PLACE. APN: 841-66-012 CITY OF GILROY APN: 841-66-013 PEACOCK PROPERTIES LLC EAST 10TH STREETCHESTNUT STREETEAST 9TH STREET EL CAMINO REAL(HIGHWAY 101 EXIT RAMP)EXISTING BUILDING TO BE REMOVED EXISTING BUILDING TO BE REMOVED EXISTING CURBS TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING BUILDING TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING CONCRETE SLABS TO BE REMOVED EXISTING FENCE TO BE REMOVED EXISTING BUILDINGS TO BE REMOVED EXISTING LIGHT TO BE REMOVED EXISTING LIGHT TO BE REMOVED EXISTING POLE TO BE REMOVED REMOVE EXISTING MONUMENT SIGN 10'X4' PG&E EASEMENT BOOK 9760 PG 270 EXISTING FENCE TO BE REMOVED. IF OUTSIDE PROPERTY LINE, PROTECT IN PLACE EXISTING FENCE TO BE REMOVED. IF OUTSIDE PROPERTY LINE, PROTECT IN PLACE EXISTING FENCE TO BE REMOVED EXISTING FENCE TO BE REMOVEDEXISTING FENCE TO BE REMOVED REMOVE EXISTING TRAFFIC SIGNALS EXISTING CURB AND GUTTER AND SIDEWALK TO BE REMOVED INGRESS AND EGRESS EASEMENT BOOK 9328 PG 97 ABUTTER'S RIGHTS BOOK 7680 PG 394 EXISTING FH TO BE RELOCATED EXISTING CURB AND GUTTER TO BE REMOVED EXISTING ASPHALT PAVEMENT TO BE REMOVED EXISTING CURB AND GUTTER AND SIDEWALK TO BE REMOVED EXISTING ASPHALT PAVEMENT TO BE REMOVED EXISTING ASPHALT PAVEMENT TO BE REMOVED EXISTING CURB AND GUTTER TO BE REMOVED ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORS5.B.f Packet Pg. 127 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LOT 1 1.04 AC LOT 2 0.76 AC LOT 3 1.02 AC LOT 4 1.27 AC LOT 5 1.02 AC LOT 6 1.73 AC EAST 10TH STREETCHESTNUT STREETEAST 9TH STREET EL CAMINO REAL(HIGHWAY 101 EXIT RAMP)APN: 841-66-012 CITY OF GILROY APN: 841-66-013 PEACOCK PROPERTIES, LLC 13' PSE 3' R/W DEDICATION CALTRANS ABUTTER'S RIGHTS (SEE NOTE 1)N19°56'13"W 153.27' BNDYN70°03'03"E 316.50' BNDY R=350.00' Δ=43°04'23" L=263.12'N22°09'25"E 509.09' BNDYN70°03'03"E 698.15' BNDY N19°56'13"W 250.22' BNDYN70°03'47"E 100.03' BNDYS19°56'13"E 49.79' BNDY N70°03'03"E 206.66' BNDY S43°00'57"E 196.10'S19°52'50"E 180.64'N19°56'00"W 181.97'N22°15'00"E 137.72'S 6 7 ° 4 9 ' 5 8 " E 1 9 0 . 9 7 'N20°01'33"W 80.09'N70°26'49"E 42.87' S19°56'56"E 8.94' S19°55'56"E 43.28'N31°50'21"E 58.87'N65°02'42"E 40.67' N69°26'52"E 140.70' N20°06'27"W 18.19' S70°10'09"W 21.22' N19°56'21"W 6.15' N70°02'10"E 161.44' S70°05'39"W 35.09' S68°08'00"E 28.09' N16°26'31"E 13' PSE CITY R/W CALTRANS R/W EX PG&E EASEMENT EX INGRESS & EGRESS EASEMENT 3' PSE 3' PSE R/W DEDICATION N65°13'48"E 77.03' BNDY R=34.38' Δ=87°50'03" L=52.70' N19°56'57"W 10.50' BNDY ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSNOTES: 1.PROJECT TO REMAP ABUTTER'S RIGHTS WITH CALTRANS. 5.B.f Packet Pg. 128 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Scale: 1"=10' EAST 10TH STREETA Scale: 1"=10' EAST 9TH STREETB Scale: 1"=10' CHESTNUT STREETC PARKING REQ'D PARKING PROVIDED (CONVENIENCE STORE/GAS STATION) 4,103 SF (COFFEE SHOP) 2,365 SF (QSR 1) 3,500 SF (QSR 2) 5,182 SF (CAR WASH) 3,600 SF (HOTEL) 66,500 SF TOTAL +/- 82,250 SF 1/250 17 STALLS 17 STALLS 1/100 + 5 EMPL 15 29 1/100 + 9 EMPL 23 44 1/100 + 10 EMPL 31 62 14 18 126 95 TOTAL 226 STALLS 265 STALLS PARCEL AREA 45,463 SF 32,955 SF 44,355 SF 55,245 SF 44,501 SF 75,236 SF 297,755 SF PARCEL LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 BLDG AREA 2 0,000 GAL REGU L AR12,000 GAL DIESEL 8,000 GAL PREMIUMAPPROX. 66,500 SF FF 193.75 5,182 SF FF 192.3 3,500 SF FF 193.75 LOT 3 4,103 SF FF 194.2CHESTNUT STREETEAST 9TH STREET LOT 6 4,500 SF FF 193.75 LOT 5 5,181 SF FF 193.75 LOT 4 2,365 SF FF 193.75 LOT 2 4,103 SF FF 194.2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)A A B B C C CALTRANS R/W 13' PSE 13' PSEPLAZA AREA PLAZA AREA "NO PARKING ANY TIME" SIGN, R26 (CA) "NO PARKING ANY TIME" SIGN, R26 (CA) "NO PARKING ANY TIME" SIGN, R26 (CA) REMOVE AND REPLACE EXISTING DRIVEWAY INSTALL NEW CURB, GUTTER AND SIDEWALK PG&E EASEMENT 3' PSE CALTRANS R/W CITY R/W 3' PSE SEE SHEET 06 FOR EXISTING AND PROPOSED ROAD IMPROVEMENTS ENTIRE WIDTH OF 9TH STREET FRONTAGE TO BE OVERLAID WITH 2" HMA WITH PAVEMENT SECTION DIG-OUTS TO BE DETERMINED BY DEVELOPER'S GEOTECHNICAL ENGINEER AND CITY ENGINEER BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING CITY STANDARD STREET LIGHT (TYP) 12' R/W DEDICATION EXISTING DRIVEWAY EXISTING DRIVEWAY EXISTING DRIVEWAY ENTIRE WIDTH OF NORTH HALF OF 10TH STREET FRONTAGE TO BE OVERLAID WITH 2" HMA WITH PAVEMENT SECTION DIG-OUTS TO BE DETERMINED BY DEVELOPER'S GEOTECHNICAL ENGINEER AND CITY ENGINEER. BIKE PARKING "THRU TRAFFIC MERGE RIGHT" SIGN, W74 (MUTCD) Scale: 1"=10' PARKING STALL DETAIL1 ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSSUMMARY LEGEND: DESIGNATED TRUCK LOADING AREA PROPOSED EASEMENT PERVIOUS LANDSCAPE AREA BIORETENTION BASIN AREA NOTE: A RECIPROCAL ACCESS AGREEMENT WILL BE RECORDED ACROSS THE PARCELS TO FACILITATE CROSS ACCESS AND PARKING. 5.B.f Packet Pg. 129 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) E.9TH STREET CITY R/W CHESTNUT STREET CITY R/W E.10TH STREET CALTRANS R/W US-101 CALTRANS R/W ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSScale: 1"=10' NORTH-SOUTH SECTIONH MATCH LINE: SEE BELOWMATCH LINE: SEE ABOVEScale: 1"=10' WEST-EAST SECTIONI MATCH LINE: SEE BELOWMATCH LINE: SEE ABOVEMATCH LINE: SEE BELOWMATCH LINE: SEE ABOVEMATCH LINE: SEE BELOWMATCH LINE: SEE ABOVEMATCH LINE: SEE BELOWMATCH LINE: SEE ABOVE5.B.f Packet Pg. 130 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) CHESTNUTSTREETEAST 10TH STREET CHESTNUTSTREETEAST 10TH STREET ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORS13' PSE CALTRANS R/W CITY R/W 10th STREET - EXISTING CONDITION 10th STREET - INTERIM CONDITION EX MEDIAN EX FACE OF CURB EX FACE OF CURB CITY R/W EX DOUBLE YELLOW LINE CALTRANS R/W CITY R/W CITY R/W INTERIM LANDSCAPING PHASE 1 FRONTAGE LANDSCAPING ROW DEDICATION GRIND AND OVERLAY NORTH SIDE OF 10TH STREET ALONG PROJECT FRONTAGE TEMPORARY AC DRIVEWAY ENTRANCE 5.B.f Packet Pg. 131 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 2 0,000 GAL REG U L A RCHESTNUTSTREETEAST 10TH STREET 250' STORAGE LENGTH "THRU TRAFFIC MERGE RIGHT" SIGN, W74 (MUTCD)ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORS13' PSE "NO PARKING ANY TIME" SIGN, R26 (CA)"NO PARKING ANY TIME" SIGN, R26 (CA) CALTRANS R/W CITY R/W 10th STREET - FINAL CONDITION EXTEND EX DOUBLE YELLOW LINE BY 100'CITY R/W PROPOSED 90' MEDIAN TAPER EXTEND CROSSWALK STRIPING CONFORM TO EX MEDIAN LIMIT OF PROPOSED STRIPING WESTBOUND LEFT-TURN FOR MONTEREY ROAD/10TH STREET 5.B.f Packet Pg. 132 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGUL A R 12,000 GAL DIESEL 8,000 GAL PREMIUMLOT 3CHESTNUT STREETEAST 9TH STREET LOT 6 LOT 5 LOT 4 LOT 2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)12" RCP SD15 " R C P S D 18" RCP SD18" RCP SD15" RCP SD24" RCP SDB B A A C C D D E E F F G G SEE SHEET TM 06 FOR ROAD IMPROVEMENTS CITY R/W CALTRANS R/W I TM05 I TM05 H TM05 H TM05 13' PSE 3' PSE 3' PSE 1.5% 2.0%1.0%FF 194.2 FF 194.0 FF 193.75 FF 193.75 FF 193.75 2.0%1.0%0.6% 1.5%2.0%2.0%1.0%1.0%0.6% VALLEY GUTTER VALLEY GUTTER VALLEY GUTTER VALLEY GUTTER VALLEY GUTTER0.5%TC 193.82 TC 193.04 TC 194.20 TC 194.74 TC 194.40 CURB CUTTC 193.32 TC 193.64 TC 193.7 TC 194.35 TC 193.88 TC 194.40 TC 194.12 194.02 TC 193.35 TC 194.57 TC 193.4 TC 194.41 TC 194.44 TC 192.5 192.00 191.50 CURB CUTTC 192.42 CURB CUT TC 192.42 191.50 191.0 TC 193.3 TC 193.0 TC 192.95 TC 192.6 TC 192.55 TC 193.25 TC 192.4 TC 192.75 TC 193.08 TC 193.3 TC 193.0 TC 192.7 CURB CUT TC 192.3 TC 192.3TC 193.05 TC 192.4 EX TC 192.90 CURB CUTTC 191.2 CURB CUTTC 191.95 CURB CUT TC 191.8 CURB CUTTC 192.0 CURB CUTTC 192.15 CURB CUTTC 192.05 EX TC 192.2 EX TC 192.50 HPTC 192.4 HPTC 192.4 HP TC 192.25 HPTC 191.7 193.3 192.5 TC 194.1 TC 193.10 TC 193.3 EX CB GR 191.82 12" CMP INV 189.92 EX SDFI GR 191.66 EX 12" CMP 12" INV 188.54 THRU 6" INV 188.54 IN CURB CUT TC 193.30 SDFI GR 191.0 INV 188.5 BUBBLE-UP GR 190.1 INV 188.5 SDFI GR 190.0 INV 187.5 SDCB GR 191.9 INV IN 188.4 (N) INV OUT 188.4 (SE) EX CURB INLET CONVERT TO MANHOLE GR 191.69 6" IN THRU 188.31 12" CMP INV THRU 188.31 SDMH INV 186.7 SDMH INV 186.6 SDCB GR 191.50 INV 189.5 SDCB GR 191.0 INV 189.0 SDCB GR 190.6 INV 189.6 BUBBLE-UP GR 190.1 INV 188.1 SDFI GR 190.0 INV 187.5 BUBBLE-UP GR 191.0 INV 189.0 SDCB INV 188.4 SDMH INV 185.0 CURB CUT TC 192.90 CURB CUT TC 192.95 SDCB GR 191.6± EX 12" CMP INV 189.8± THRU 6" INV IN INV 189.9 SDFI RIM 191.6 INV 190.30 SDFI RIM 191.4 INV 188.73 SDFI RIM 191.5 INV 189.46 SDCB GR 192.2 INV OUT 189.7 BUBBLE-UP GR 191.6 INV IN 189.15 SDFI GR 191.5 12" INV OUT 189.0 SDCB GR 191.0 INV IN 188.0 (NW) INV OUT 188.0 (E) BUBBLE UP GR 190.5 INV IN 187.0 SDFI GR 190.3 INV IN 186.9 SDMH INV 186.3 SDCB GR 192.5 INV 188.4 BUBBLE-UP GR 192.3 INV 187.95 SDFI GR 192.0 INV 187.5 SDFI GR 191.1 INV 185.9 TOP 192.1 BOP 191.1 TOP 192.0 BOP 191.0 TOP 191.5 BOP 190.5 TOP 190.5 BOP 189.5 TOP 190.5 BOP 189.5 TOP 191.6 BOP 190.6 TOP 192.0 BOP 191.0 TOP 190.8 BOP 189.8 TOP 192.5 BOP 191.5 FF 193.75 2.0%1.5%VALLEY GUTTER192.05 TC 192.7 CURB CUT TC 192.3 CURB CUTTC 192.05 CURB CUTTC 191.6 CURB CUTTC 192.0 CURB CUTTC 191.8 EX TC 193.0 TC 192.5 HPTC 193.2 EX CB REPLACE WITH CITY STD DI GR 192.16 INV 12" OUT 189.27 SDCB GR 191.5 INV 189.5 SD RISER RIM 190.0 INV 187.2 SD RISER GR 191.1 INV 184.9 SD RISER RIM 191.6 INV 189.0 SDMH INV 185.5 SD PUMP BUBBLE-UP GR 191.1 INV 189.0 SDMH INV 185.0 TOP 192.1 BOP 191.1 TOP 190.5 BOP 189.5 TOP 191.6 BOP 190.6 BLDG Scale: 1"=10' SECTIONA LANDSCAPING E.10TH STREET CITY R/W 3:1 BLDG BIO-RETENTION 3:1 E.10TH STREET CITY R/W Scale: 1"=10' SECTIONB DRIVE THRU 3:1 BLDG BIO-RETENTION 3:1 E.10TH STREET CALTRANS R/W DRIVE THRU Scale: 1"=10' SECTIONC BLDG HWY 101 EXIT RAMP CALTRANS R/W DRIVE THRU Scale: 1"=10' SECTIOND EARTH SWALE LIMITS OF GRADING HWY 101 EXIT RAMP CALTRANS R/W DRIVE THRU Scale: 1"=10' SECTIONE EARTH SWALE LIMITS OF GRADING Scale: 1"=10' SECTIONF 3:1 BIO-RETENTION 3:1 E.9TH STREET CITY R/W DRIVE THRU Scale: 1"=10' SECTIONG E. 9TH STREET CITY R/W BLDG ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSNOTE: 1)ROOF DRAINAGE TO BE CONVEYED USING THRU-CURB DRAINS AND ROUTED VIA OVERLAND FLOW TO PROPOSED STORM DRAINAGE SYSTEM. 2)DUE TO LIMITED VERTICAL RELIEF, SPOT ELEVATIONS SHOWN IN LIEU OF CONTOURS. THE EARTHWORK SUMMARY IS APPROXIMATE AND BASED ON THE DIFFERENCES BETWEEN EXISTING GROUND AND THE PROPOSED SUBGRADE / PAD ELEVATIONS. STRUCTURAL SECTIONS ARE ASSUMED TO BE 12" (4"AC/8"AB) AND THE SLABS TO BE CONSTRUCTED AS SLAB ON GRADE (5"PCC/4"AB). ANY SOIL REMEDIATION IS EXPECTED TO OCCUR ONSITE WITH NO IMPORT OR EXPORT. THE CALCULATION MAKES NO PROVISION FOR STRIPPING OR SUB EXCAVATION. DUE TO VARIABLES SUCH AS COMPACTION, SHRINKAGE AND THE CONTRACTOR'S METHOD OF OPERATION, THE VOLUME OF DIRT MOVED WILL IN ALL LIKELIHOOD DEVIATE FROM THE CALCULATED VOLUME. THOSE ITEMS MARKED N/I HAVE NOT BEEN INCLUDED IN OUR CALCULATIONS AT THIS TIME. 5.B.f Packet Pg. 133 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGUL AR 12,000 GAL DIESEL 8,000 GAL PREMIUM8" DIP W10" VCP SS 8" DIP W10" VCP SS8" DIP W10" VCP SS 12" RCP SD15 " R C P S D 8" DIP W8" DIP W8" DIP W8" DIP W8" DIP W 8" DIP W 8" DIP W 8" D I P W 10" VCP SS 10" VCP SS 10" VCP SS 10" VCP SS 18" RCP SD18" RCP SD 8" PVC W 15" RCP SD24" RCP SDLOT 3CHESTNUT STREETEAST 9TH STREET LOT 6 LOT 5 LOT 4 LOT 2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)FH FH WATER SERVICE CONNECTION WATER SERVICE CONNECTION WATER SERVICE CONNECTION WATER SERVICE CONNECTION WATER SERVICE CONNECTION CALTRANS R/WCITY R/W PG&E EASEMENT SEE SHEET TM 06 FOR ROAD IMPROVEMENTS RELOCATE EX FH WATER SERVICE CONNECTION PUMPFHPSE PSE PSE FH FH SEE NOTE 1 SEE NOTE 1 ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSLEGEND: STORM DRAIN STORM DRAIN INLET STORM DRAIN MANHOLE STORM DRAIN FIELD INLET STORM DRAIN BUBBLE-UP STRUCTURE SANITARY SEWER PIPE SANITARY SEWER INLET SANITARY SEWER MANHOLE SANITARY SEWER CLEANOUT OIL/WATER SEPARATOR WATER PIPE FIRE HYDRANT WATER METER BACKFLOW PREVENTER BLOW-OFF VALVE PROPOSED EASEMENT NOTES: 1.ALL UTILITIES SERVICING THE SITE TO BE UNDERGROUND. 2.ALL UTILITY WORK ALONG 10TH STREET WILL BE DONE AT NIGHT WITH DEVELOPER PAYING FOR PREMIUM INSPECTIONS. 5.B.f Packet Pg. 134 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND: BIORETENTION BASIN AREA IMPERVIOUS PARKING AREA PERVIOUS LANDSCAPE AREA IMPERVIOUS CONCRETE PEDESTRIAN SIDEWALK AREA NOTES: 1.IN THE INTERIM CONDITION, ALL STORMWATER WILL BE CAPTURED ON SITE, RESULTING IN NO NET DISCHARGE. 2.STOCKPILE BERM WILL BE GRADED TO RETAIN ALL RUNOFF ON SITE. CALTRANS R/WCITY R/W PG&E EASEMENT EX FACE OF CURB PHASE 1 LANDSCAPING STOCKPILE BERM, SEE NOTE 2 TEMPORARY AC DRIVEWAY ENTRANCE PG&E EASEMENT INTERIM LANDSCAPING PSE PSE PSE INTERIM LANDSCAPING ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSPROPOSED EASEMENT OVERFLOW STORM DRAIN INLET IN BIORETENTION AREA1 BIORETENTION AREA 3' TYP 5.B.f Packet Pg. 135 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND: DRAINAGE MANAGEMENT AREA (DMA) LIMITS DRAINAGE MANAGEMENT AREA #1DMA 1 BIORETENTION BASIN AREA IMPERVIOUS CONCRETE AREA IMPERVIOUS PARKING AREA IMPERVIOUS ROOF AREA PERVIOUS LANDSCAPE AREA PERVIOUS PAVING AREA IMPERVIOUS CONCRETE PEDESTRIAN SIDEWALK AREA 2 0,000 GAL REGU L A R 12,000 GAL DIESEL 8,000 GAL PREMIUMCALTRANS R/WCITY R/W PSE PSE PSE APPROX. 66,500 SF FF 193.75 5,182 SF FF 192.3 3,500 SF FF 193.75 LOT 3 4,103 SF FF 194.2CHESTNUT STREETEAST 9TH STREET LOT 6 4,500 SF FF 193.75 LOT 5 5,181 SF FF 193.75 LOT 4 2,365 SF FF 193.75 LOT 2 4,103 SF FF 194.2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)DMA 1 DMA 3 DMA 4 DMA 5 DMA 10 DMA 8 DMA 13 DMA 2 DMA 11 DMA 12 DMA 9 DMA 6 DMA 8 DMA 712" RCP SD15 " R C P S D 18" RCP SD18" RCP SD15" RCP SD24" RCP SDPG&E EASEMENT ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSOVERFLOW STORM DRAIN INLET IN BIORETENTION AREA1 BIORETENTION AREA AREA (SF)AREA (AC) EXISTING PERVIOUS 25,796 0.592 EXISTING ROOF 26,097 0.599 EXISTING PARKING 245,862 5.644 EXISTING IMPERVIOUS 271,959 6.243 TOTAL AREA 297,755 6.8 EXISTING CONDITIONS PROPOSED CONDITIONS AREA ID LOT SURFACE TYPE AREA (SF)AREA (AC)PERVIOUS AREA (SF) PERVIOUS AREA (AC) IMPERVIOUS AREA (SF) IMPERVIOUS %EFFECTIVE IMPERVIOUS AREA (SF) IMPERVIOUS AREA (AC) ROOF AREA (SF) ROOF AREA (AC) SIDEWALK AREA (SF) SIDEWALK AREA (AC) PARKING AREA (SF) PARKING AREA (AC) ROAD AREA (SF) ROAD AREA (AC) REQUIRED SURFACE AREA SURFACE AREA PROVIDED BMP USED DMA1 LOT 1 ROOF/OPENSPACE 40,961 0.940 6,229 0.143 34,732 0.848 35,355 0.797 4,103 0.094 5,530 0.127 17,000 0.390 8,099 0.186 1,414 1,888 BIO-RETENTION AREA DMA2 LOT 1 OPENSPACE 7,395 0.170 1,238 0.028 6,157 0.833 6,281 0.141 0 0.000 140 0.003 931 0.021 5,122 0.118 251 639 BIO-RETENTION AREA DMA3 LOT 2 ROOF/OPENSPACE 33,744 0.775 6,889 0.158 26,855 0.796 27,544 0.617 2,365 0.054 5,158 0.118 14,814 0.340 4,518 0.104 1,102 1,361 BIO-RETENTION AREA DMA4 LOT 3 ROOF/OPENSPACE 30,632 0.703 7,225 0.166 23,407 0.764 24,130 0.537 3,500 0.080 2,512 0.058 14,208 0.326 3,187 0.073 965 1,175 BIO-RETENTION AREA DMA5 LOT 4 ROOF/OPENSPACE 53,513 1.228 11,918 0.274 41,595 0.777 42,787 0.955 5,182 0.119 3,203 0.074 27,346 0.628 5,864 0.135 1,711 1,970 BIO-RETENTION AREA DMA6 LOT 5 ROOF/OPENSPACE 27,125 0.623 8,490 0.195 18,635 0.687 19,484 0.428 3,600 0.083 1,131 0.026 13,904 0.319 0 0.000 779 992 BIO-RETENTION AREA DMA7 LOT 5 OPENSPACE 15,379 0.353 9,241 0.212 6,138 0.399 7,062 0.141 0 0.000 0 0.000 6,138 0.141 0 0.000 282 471 BIO-RETENTION AREA DMA8 LOT 5 OPENSPACE 3,643 0.084 415 0.010 3,228 0.886 3,270 0.074 0 0.000 0 0.000 3,228 0.074 0 0.000 131 200 BIO-RETENTION AREA DMA9 LOT 6 ROOF/OPENSPACE 10,270 0.236 2,249 0.052 8,021 0.781 8,246 0.184 7,422 0.170 631 0.014 0 0.000 0 0.000 330 866 BIO-RETENTION AREA DMA10 LOT 6 OPENSPACE 10,670 0.245 2,540 0.058 8,130 0.762 8,384 0.187 0 0.000 1,341 0.031 6,789 0.156 0 0.000 335 428 BIO-RETENTION AREA DMA11 LOT 6 OPENSPACE 37,802 0.868 4,728 0.109 33,074 0.875 33,547 0.759 0 0.000 2,016 0.046 31,058 0.713 0 0.000 1,342 1,342 BIO-RETENTION AREA DMA12 LOT 6 ROOF/OPENSPACE 22,017 0.505 4,200 0.096 17,817 0.809 18,237 0.409 7,020 0.161 6,512 0.149 4,285 0.098 0 0.000 729 848 BIO-RETENTION AREA DMA13 LOT 3 OPENSPACE 4,604 0.106 4,604 0.106 0 0.000 460 0.000 0 0.000 0 0.000 0 0.000 0 0.000 18 0 SELF TREATING AREA (SF)AREA (AC) EXISTING IMPERVIOUS 271,959 6.243 PROPOSED IMPERVIOUS 227,789 5.229 NET IMPERVIOUS 183,619 4.215 NOTE: CITY OF GILROY LOW IMPACT POST-CONSTRUCTION PERFORMANCE REQUIREMENTS 1,2,3, AND 4 RELATING TO SITE DESIGN AND RUNOFF REDUCTION, WATER QUALITY TREATMENT, RUNOFF RETENTION, AND PEAK MANAGEMENT, RESPECTIVELY, HAVE BEEN MET FOR THIS PROJECT. 3' TYP PROPOSED EASEMENT 5.B.f Packet Pg. 136 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGU L A R 12,000 GAL DIESEL 8,000 GAL PREMIUMEX FH FH EX FH FH150' RADIUS CIRCLECENTERED ON FH, TYPICALEAST 10TH STREETCHESTNUT STREETEAST 9TH STREET EL CAMINO REAL(HIGHWAY 101 EXIT RAMP)FH CALTRANS R/WCITY R/W PSE PSE PSE FH FH 30°60°90°120°150° 180°37.088ft Min Radius(Outer Wheel)21.592ft Min Radius (Inner Wheel) 42 . 2 5 6 f t M i n R a d i u s (O u t e r B o d y ) 21. 4 0 2 f t Max Kickout 1.159ft 40 8 22 Pumper Fire Truck Overall Length 40.000ft Overall Width 8.167ft Overall Body Height 7.745ft Min Body Ground Clearance 0.656ft Track Width 8.167ft Lock-to-lock time 5.00s Max Wheel Angle 45.00°ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSLEGEND: LC ROADWAY BLUE REFLECTOR AT FIRE HYDRANTS NTS 6"BLUE REFLECTORPAINT CURB REDPER CALTRANS A24D R1-1 R26F (CA) INSTALL NEW SIGN AND POST PER NOTED DESIGNATION INSTALL NEW STRIPING PER NOTED DESIGNATIONS RED CURB (FIRE LANE NO PARKING) BLUE REFLECTIVE MARKER AT FIRE HYDRANT STOP SIGN NO PARKING FIRE LANE FIRE TRUCK PROFILE SCALE:1"=10' FIRE TRUCK TEMPLATE SCALE:1"=1' PROPOSED EASEMENT 5.B.f Packet Pg. 137 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGU L A R12,000 GAL DIESEL 8,000 GAL PREMIUMTRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE TRASH ENCLOSURE EAST 10TH STREETCHESTNUT STREETEAST 9TH STREET EL CAMINO REAL(HIGHWAY 101 EXIT RAMP)CALTRANS R/W CITY R/W PG&E EASEMENT PSE PSE PSE 30°60°90°120°150° 180°29.3ft Min Radius(Outer Wheel)12.879ft Min Radius (Inner Wheel) 32 . 4 3 4 f t M i n R a d i u s (O u t e r B o d y ) 12 . 7 f t Max Kickout 1.513ft 35 4.5 20 Rear-Load Garbage Truck Overall Length 35.000ft Overall Width 8.375ft Overall Body Height 10.546ft Min Body Ground Clearance 1.000ft Track Width 8.375ft Lock-to-lock time 6.00s Curb to Curb Turning Radius 29.300ft ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSTRUCK PROFILE SCALE:1"=10' TRUCK TEMPLATE SCALE:1"=1' LEGEND: PROPOSED EASEMENT 5.B.f Packet Pg. 138 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 20,000 GAL REGUL A R12,000 GAL DIESEL 8,000 GAL PREMIUM8" DIP W10" VCP SS 8" DIP W10" VCP SS8" DIP W10" VCP SS 12" RCP SD1 5 " R C P S D 8" DIP W 8" DIP W 8" DIP W 8" D I P W 10" VCP SS 10" VCP SS 10" VCP SS 10" VCP SS 18" RCP SD18" RCP SD 8" PVC W 15" RCP SD24" RCP SDLOT 3CHESTNUT STREETEAST 9TH STREET LOT 6 LOT 5 LOT 4 LOT 2 LOT 1 EAST 10TH STREET EL CAMINO REAL(HIGHWAY 101EXIT RAMP)PHASE 2A PHASE 2B PHASE 2C PHASE 2D PHASE 2E PHASE 2F PHASE 1 LOT 2 FRONTAGE TO BE COMPLETED DURING PHASE 2B BY END USER. SEE PHASING NOTE 1. LOT 3 FRONTAGE TO BE COMPLETED DURING PHASE 2C BY END USER. SEE PHASING NOTE 1. LOT 1 CORNER FRONTAGE TO BE COMPLETED BY EVERGREEN IN PHASE 1. SEE PHASING NOTE 1. CALTRANS R/W CITY R/W PG&E EASEMENT 12' INTERIM LANDSCAPING (PHASE 1) TEMPORARY AC DRIVEWAY ENTRANCE (PHASE 1) PSE PSE PSE 9TH STREET PAVING AND CURB WORK TO BE COMPLETED AS PART OF PHASE 1. 10TH STREET PAVING AND CURB WORK TO BE COMPLETED AS PART OF PHASE 1.ENGINEERSPLANNERS5142B FRANKLIN DR, PLEASANTON, CA 94588(925)225-0690SURVEYORSLEGEND: PHASE 1 WORK PHASE 2 WORK PHASING NOTES: 1.LANDSCAPING TO BE INSTALLED WITH INDIVIDUAL BUILDING PERMITS PRIOR TO OCCUPANCY. IN INTERIM, DEVELOPER TO PROVIDE DECORATIVE FENCING WITH GILROY IMAGING. 2.THE FOLLOWING WILL BE CONSIDERED PART OF PHASE 1: A)BACKBONE STREET (ALL CONSTRUCTION, UTILITIES, JOINT TRENCH, LANDSCAPE, STORMWATER TREATMENT AND MANAGEMENT, ELECTRICAL, LIGHTING, MAPPING AND EASEMENTS). B)ALL PROJECT FRONTAGE IMPROVEMENTS ALONG 9TH ST, 10TH ST AND CHESTNUT ST (SIDEWALK, LANDSCAPE, INTERIM LANDSCAPE, LIGHTING, JOINT TRENCH, SIGNAGE) C)OFFSITE UTILITY ASSESSMENTS, REMOVAL, AND CONNECTIONS. D)ANY OFFSITE PAVEMENT REMOVAL/REPLACEMENT AND/OR SLURRY. E)FINAL MAP. F)STORMWATER TREATMENT AREAS TO SUPPORT ONSITE AND OFFSITE PHASE 1 WORK. PROPOSED EASEMENT 5.B.f Packet Pg. 139 Attachment: Tentative Map & Civil Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 1.7'20,000 GAL REGULAR 12,000 GAL DIESEL 8,000 GAL PREM IUM12'R20'R20'R14'61'43'9'25'18925'18'10.3'10.6'E 1 0 T H S T R E E TC H E S T N U T S T R E E T E. 9 T H S T R E E TE L C A M I N O R E A L ( S T A T E H W Y 1 0 1 E X I T R A M P ) 31.9'R15'R20'1.7'20,000 GAL REGULA R 1 2,000 GAL DIESEL 8,000 GAL PREMIUME 10TH STREET12'R 2 0 'R20'R14'61'43'9'25'1892 5 ' 18' 10.3' 10.6' CHESTNUT STREET 31 . 9 'R15'R20'SITE PLAN SP-2STARBUCKSE 10TH & HWY 10120210472.0GILROY, CA06.09.202104060201080SCALE: 1"=20'-0"TRUE NORTH30 Executive Park, Suite 100Irvine, CA 92614t: 949 296 0450 f: 949 296 04795.B.gPacket Pg. 140Attachment: Starbucks Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 4 C 4 C 3 D 3 D 3 D 3 D 6 C 6 C 6 C 1 A,E 1 A,E 1 A,E 1 A,E 7 B 7 B 7 B 7 B 7 C 5 C 2 C 8 A 8 A 8 A 8 A 10 11 11 11 9 9 4 C 3 D 3 D 6 D 6 D 5 C 5 C 6 C 1 A,E 1 A,E 7 C 7 B 7 B 7 B 7 B 7 B 8 A 8 A 8 A 11 11 9 1 NORTH ELEVATION SCALE: 3/16" = 1'-0" 2 WEST ELEVATION SCALE: 3/16" = 1'-0" 1 SOUTH ELEVATION SCALE: 3/16" = 1'-0" 2 EAST ELEVATION SCALE: 3/16" = 1'-0" EXTERIOR ELEVATIONS SCALE: AS NOTED 2021-06-15 E 10th & Hwy 101 GILROY, CA 90063 20210472.0 30 Executive Park, Suite 100 Irvine, CA 92614 t: 949 296 0450 f: 949 296 0479 FINISH SCHEDULE 1 2 FINISH MATERIAL 7 5 6 METAL CANOPY/POST ALUMINUM STOREFRONT DOORS / WINDOWS SYSTEM STUCCO FINISH: WITH INTEGRAL COLOR & TEXTURE BOARD AND BATTEN HARDIPANEL VERTICAL SIDING A B C FINISH COLOR HOLLOW METAL DOOR AND FRAME PAINTED BLACK 8 WALL SCONCE 9 D 10 METAL COPING PRE-FINISHED - BLACK TO MATCH DUNN EDWARDS DEC786 MINER'S DUST SIGNAGE (UNDER SEPARATE PERMIT)11 LAPPED SIDING HARDIPLANK SIDING 4 DOUBLE PANE CLEAR GLASSE LOW CONCRETE PLANTER WALL METAL PANEL BRIDGER STEEL SHIPLAP TO MATCH DUNN EDWARDS DET621 PALOMINO PONY 3 5.B.g Packet Pg. 141 Attachment: Starbucks Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 4 C 4 C 3 D 3 D 3 D 3 D 6 C 6 C 6 C 1 A,E 1 A,E 1 A,E 1 A,E 7 B 7 B 7 B 7 B 7 C 5 C 2 C 8 A 8 A 8 A 8 A 10 11 11 11 9 9 4 C 3 D 3 D 6 D 6 D 5 C 5 C 6 C 1 A,E 1 A,E 7 C 7 B 7 B 7 B 7 B 7 B 8 A 8 A 8 A 11 11 9 1 NORTH ELEVATION SCALE: 3/16" = 1'-0" 2 WEST ELEVATION SCALE: 3/16" = 1'-0" 1 SOUTH ELEVATION SCALE: 3/16" = 1'-0" 2 EAST ELEVATION SCALE: 3/16" = 1'-0" EXTERIOR ELEVATIONS SCALE: AS NOTED 2021-06-15 E 10th & Hwy 101 GILROY, CA 90063 20210472.0 30 Executive Park, Suite 100 Irvine, CA 92614 t: 949 296 0450 f: 949 296 0479 FINISH SCHEDULE 1 2 FINISH MATERIAL 7 5 6 METAL CANOPY/POST ALUMINUM STOREFRONT DOORS / WINDOWS SYSTEM STUCCO FINISH: WITH INTEGRAL COLOR & TEXTURE BOARD AND BATTEN HARDIPANEL VERTICAL SIDING A B C FINISH COLOR HOLLOW METAL DOOR AND FRAME PAINTED BLACK 8 WALL SCONCE 9 D 10 METAL COPING PRE-FINISHED - BLACK TO MATCH DUNN EDWARDS DEC786 MINER'S DUST SIGNAGE (UNDER SEPARATE PERMIT)11 LAPPED SIDING HARDIPLANK SIDING 4 DOUBLE PANE CLEAR GLASSE LOW CONCRETE PLANTER WALL METAL PANEL BRIDGER STEEL SHIPLAP TO MATCH DUNN EDWARDS DET621 PALOMINO PONY 3 5.B.g Packet Pg. 142 Attachment: Starbucks Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 4 C 4 C 3 D 3 D 3 D 3 D 6 C 6 C 6 C 1 A,E 1 A,E 1 A,E 1 A,E 7 B 7 B 7 B 7 B 7 C 5 C 2 C 8 A 8 A 8 A 8 A 10 11 11 11 9 9 4 C 3 D 3 D 6 D 6 D 5 C 5 C 6 C 1 A,E 1 A,E 7 C 7 B 7 B 7 B 7 B 7 B 8 A 8 A 8 A 11 11 9 1 NORTH ELEVATION SCALE: 3/16" = 1'-0" 2 WEST ELEVATION SCALE: 3/16" = 1'-0" 1 SOUTH ELEVATION SCALE: 3/16" = 1'-0" 2 EAST ELEVATION SCALE: 3/16" = 1'-0" EXTERIOR ELEVATIONS SCALE: AS NOTED 2021-06-15 E 10th & Hwy 101 GILROY, CA 90063 20210472.0 30 Executive Park, Suite 100 Irvine, CA 92614 t: 949 296 0450 f: 949 296 0479 FINISH SCHEDULE 1 2 FINISH MATERIAL 7 5 6 METAL CANOPY/POST ALUMINUM STOREFRONT DOORS / WINDOWS SYSTEM STUCCO FINISH: WITH INTEGRAL COLOR & TEXTURE BOARD AND BATTEN HARDIPANEL VERTICAL SIDING A B C FINISH COLOR HOLLOW METAL DOOR AND FRAME PAINTED BLACK 8 WALL SCONCE 9 D 10 METAL COPING PRE-FINISHED - BLACK TO MATCH DUNN EDWARDS DEC786 MINER'S DUST SIGNAGE (UNDER SEPARATE PERMIT)11 LAPPED SIDING HARDIPLANK SIDING 4 DOUBLE PANE CLEAR GLASSE LOW CONCRETE PLANTER WALL METAL PANEL BRIDGER STEEL SHIPLAP TO MATCH DUNN EDWARDS DET621 PALOMINO PONY 3 5.B.g Packet Pg. 143 Attachment: Starbucks Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.h Packet Pg. 144 Attachment: Chick Filet (QSR2) Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.h Packet Pg. 145 Attachment: Chick Filet (QSR2) Elevations (3396 : Evergreen Chestnut and Tenth Commercial Center) 28'-8" A.F.F.T.O. TOWERAE25'-4" A.F.F.T.O. TOWERF18'-4" A.F.F.T. O. PARAPETC9'-0" TO B.O.CANOPYDBFINISH FLOORFINISH FLOOR100B101A102A104106AM-3M-3G-1G-2G-2P-3P-3P-3A30003A30002312212M-2M-1M-1M-4ABCEF28'-8" A.F.F. T.O.TOWERFINISH FLOOR25'-4" A.F.F. T.O.TOWERDFINISH FLOOR108A108B108C108DM-2A30002A30003212M-4M-1312SHEET NUMBER:date:project no:A-201YYMMDD - ####October 30, 2020keyed notes:No.DESCRIPTION123BUILDING ELEVATIONS 1REVISION LOGresident/client:San Rafael, CA 949012175 Francisco Blvd. East, Ste.GBluewave Expressbuilder:architect:structural engineering:civil engineering:BLUEWAVE EXPRESS - 100' BUILDING PROTOTYPEDRAWN BY:CHECKED BY:SCALE:STATUS:comments:NOTED--IRSGOBYNo.DESCRIPTION1FIELD VERIFY ALL DIMENSIONSgeneral notes:SCALE: 3/16" = 1'-0"EXTERIOR SOUTH ELEVATION01SCALE: 3/16" = 1'-0"EXTERIOR NORTH ELEVATION0210'-8" (TYP.)LIGHTING FIXTURE. RE:ELECTRICAL PLANSLIGHTING FIXTURE. RE:ELECTRICAL PLANSDOWNSPOUT ANDTHRU WALL SCUPPER.(P-3) FINISH ON ALL METALDOWNSPOUTS, TYPICAL.OVERFLOWSCUPPERPRE-FINISHEDALUMINUM CANOPYBOBRICK STAINLESSSTEEL SHELFS-8"x24" SERVICESHELF1x8 HARDIEFRIEZE BOARDLIGHT FIXTURE; RE:ELECTRICAL PLANSMATERIAL FINISH SCHEDULECodeBase ColorBase MaterialBase Manuf.RemarksM-1DEW325 - VANILLASHAKE (DUNNEDWARDS)HARDIE BOARD ANDBATTEN SIDINGHARDIE SIDINGAPPLY ON METALFURRING STRIPSM-2DE6112 - CEDARCHEST (DUNNEDWARDS)HARDIE BOARD ANDBATTEN SIDINGHARDIE SIDINGAPPLY ON METALFURRING STRIPSM-3DET621 - PALOMINOPONY (DUNNEDWARDS)STUCCO-APPLY 2 COATS OFELASTOMERICPAINT.M-4SILVER METALLICPOWDER COATEDSTEEL SIDINGBRIDGER STEELAPPLY WITH 1"SPACING GAPG-1SOLARBAN 70XLGLAZINGVITRO/PPGCLEAR ON CLEARG-2SOLARBAN 90GLAZINGVITRO/PPGCLEAR ON CLEARP-3DET621 - PALOMINOPONY (DUNNEDWARDS)PALOMINO PONYDUNN EDWARDSMETAL DOORSRED CEDARWINDOW TRELLIS5.B.iPacket Pg. 146Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) A30001A30101A3010112328'-8" A.F.F. T.O.TOWER18'-4" A.F.F. T.O.PARAPET25'-4" A.F.F. T.O.TOWER12324'-8" A.F.F. T.O.TOWER9'-0" TO B.O.CANOPYFINISH FLOORFINISH FLOORFINISH FLOORFINISH FLOORA801B801A001108CP-32-GA30001M-1M-23-MM-4SHEET NUMBER:date:project no:A-202YYMMDD - ####October 30, 2020keyed notes:No.DESCRIPTION123BUILDING ELEVATIONS 2REVISION LOGresident/client:San Rafael, CA 949012175 Francisco Blvd. East, Ste.GBluewave Expressbuilder:architect:structural engineering:civil engineering:BLUEWAVE EXPRESS - 100' BUILDING PROTOTYPEDRAWN BY:CHECKED BY:SCALE:STATUS:comments:NOTED--IRSGOBYNo.DESCRIPTION1FIELD VERIFY ALL DIMENSIONS, TYPICALgeneral notes:SCALE: 3/16" = 1'-0"EAST/WEST EXT. ELEVATIONS01SCALE: N/AEXTERIOR RENDERINGS02ALUMINUM OVERHEADROLLING DOORRE: DOOR SCHEDULEALUMINUM OVERHEADROLLING DOORRE: DOOR SCHEDULECLEAR ANODIZEDALUMINUM CANOPY22 GA. PRE-FINISHEDGALVANIZED METALCAP FLASHING. SLOPETO DRAIN.MATERIAL FINISH SCHEDULECodeBase ColorBase MaterialBase Manuf.RemarksM-1DEW325 - VANILLASHAKE (DUNNEDWARDS)HARDIE BOARD ANDBATTEN SIDINGHARDIE SIDINGAPPLY ON METALFURRING STRIPSM-2DE6112 - CEDARCHEST (DUNNEDWARDS)HARDIE BOARD ANDBATTEN SIDINGHARDIE SIDINGAPPLY ON METALFURRING STRIPSM-3DET621 - PALOMINOPONY (DUNNEDWARDS)STUCCO-APPLY 2 COATS OFELASTOMERICPAINT.M-4SILVER METALLICPOWDER COATEDSTEEL SIDINGBRIDGER STEELAPPLY WITH 1"SPACING GAPG-1SOLARBAN 70XLGLAZINGVITRO/PPGCLEAR ON CLEARG-2SOLARBAN 90GLAZINGVITRO/PPGCLEAR ON CLEARP-3DET621 - PALOMINOPONY (DUNNEDWARDS)PALOMINO PONYDUNN EDWARDSMETAL DOORS4'-0"19'-8"4'-0"4'-0"4'-0"8'-4"8'-4"COMPOSITE SHINGLESOR METAL ROOF T.B.DWESTERN RED CEDARBRACKETS. RE: ARCHAND STRUCTURALCEDAR TRELLIS5.B.iPacket Pg. 147Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 148 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 149 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 150 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 151 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 152 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 153 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.i Packet Pg. 154 Attachment: Bluewave Carwash Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:52:09 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA001 GG OCT 23 2020 2003081 COVER SHEET HYATT PLACE | GILROY, CA GARLIC CENTER DEVELOPMENT © 20205.B.j Packet Pg. 155 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) TRUCKS2yd2yd4yd PORTE COCHERE POOL E 9TH STREET HOTEL 112 KEYS 5 STORIES OUTDOOR SEATING OUTDOOR SEATING MECH MECH BICYCLE PARKING TRASH ENCLOSURE 5 A702 A7022 ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:46:24 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA051 GG OCT 23 2020 2003081 SITE PLAN© 20201" = 20'-0" SITE PLAN1 5.B.j Packet Pg. 156 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) TV TV & PROJECTION SCREENTV & PROJECTION SCREEN MIRROR STRETCHING AREA MIRROR DRYER DRYER UPUP TRASH TRASH2442 CAB.36DSR-H36ASR-S36ATS36ICDDDW HD2448 24542448 2442 24CAB.D CH2442 D 2436 2436 DHDCC DH TS12BLWA3021 A301 A301 A302 2 1 2 275 SF WORK ROOM 275 SF EMPLOYEE AREA 66 SF TOILET 122 SF COMPUTER 199 SF MEETING ROOM STORAGE 156 SF SALES 583 SF MEETING ROOM 573 SF MEETING ROOM 205 SF ELECTRICAL 181 SF MAINTENANCE 44 SF JAN 293 SF MECHANICAL103 SF STORAGE 86 SF FIRE PUMP 127 SF LINEN STORAGE 75 SF LINEN CHUTE 845 SF LAUNDRY 655 SF FITNESS 57 SF CORRIDOR 42 SF TOILET 173 SF WOMEN'S 149 SF MEN'S 336 SF ELEVATOR LOBBY 92 SF CORRIDOR 487 SF FOOD PREP 116 SF DISHWASHING 64 SF STORAGE 281 SF GUEST KITCHEN 643 SF GUEST DINING 75 SF GM OFFICE 49 SF LUGGAGE 152 SF VESTIBULE 86 SF VESTIBULE 291 SF CORRIDOR 159 SF STAIR #1 561 SF MEETING ROOM 315 SF HOST/BAR/CAFE 215 SF LOBBY 155 SF CHECK IN 220 SF BUSINESS CENTER 386 SF LOUNGE 2 614 SF LOUNGE 1 61 SF GRAB-N-GO 672 SF CORRIDOR 444 SF BREAKOUT 163 SF STAIR #2 65 SF ELEVATOR 64 SF ELEVATOR 473 SF MECH 427 SF MECH 2 A103 A702 1 4 A702 3 A702 ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:42:54 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA101 GG OCT 23 2020 2003081 FLOOR PLAN - LEVEL 01© 20203/32" = 1'-0" FLOOR PLAN - LEVEL 011 GENERAL NOTES - FLOOR PLAN A. FLOOR PLAN KEYED NOTES APPLY TO A100 SERIES SHEETS. ALL KEYED NOTES MAY NOT OCCUR ON THIS SHEET AND DO NOT APPLY TO ANY OTHER SHEETS EXCEPT THOSE NOTED. B. SEE SITE LANDSCAPE SHEETS FOR PLATING NFORMATION 5.B.j Packet Pg. 157 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) UPUP A3021 A301 A301 A302 2 1 2 634 SF KING 1 BR ACC (KE) 366 SF Q/Q (QB) 366 SF Q/Q (QB) 299 SF KING (KB) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 366 SF Q/Q (QB) 521 SF Q/Q ACC (QC) 92 SF STORAGE 300 SF KING 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 366 SF Q/Q (QA) 300 SF KING (KA) 300 SF KING (KA) 300 SF KING (KA) 214 SF HOUSE KEEPING30 SF ELEC 96 SF ICE 332 SF ELEV LOBBY 1033 SF CORRIDOR 161 SF STAIR #1 164 SF STAIR #2 ROOF BELOWROOF BELOW ROOF BELOW ROOF ABOVE L3 KING ACC (KC) L4 Q/Q ACC (QC) L5 KING ACC (KC) L3 KING 1 BR (KD) L4 KING 1 BR ACC (KE) L5 KING 1 BR (KD) L3 STORAGE L4 ICE & GUEST LAUNDRY L5 IDF 2 A103 ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:42:56 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA102 GG OCT 23 2020 2003081 FLOOR PLAN - LEVELS 2-5© 20203/32" = 1'-0" FLOOR PLAN - LEVELS 2-51 GENERAL NOTES - FLOOR PLAN A. FLOOR PLAN KEYED NOTES APPLY TO A100 SERIES SHEETS. ALL KEYED NOTES MAY NOT OCCUR ON THIS SHEET AND DO NOT APPLY TO ANY OTHER SHEETS EXCEPT THOSE NOTED. B. SEE SITE LANDSCAPE SHEETS FOR PLATING NFORMATION 5.B.j Packet Pg. 158 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND - ROOF PLAN TAPERED INSULATION WALKWAY PAD ROOF CRICKET ROOF ANCHOR FALL PROTECTION CABLE VENT THROUGH ROOFVTR WINDOW WASHING DAVIT ROOF DRAIN A3021 A301 A301 A302 2 1 2 TPO ROOF OVER TAPERED INSULATION AHU AHUAHU R.D. O.D. STANDING SEAM METAL ROOF ROOF HATCH R.D. O.D. R.D. O.D. R.D. O.D. R.D. O.D. R.D. O.D. R.D. O.D. R.D. O.D. SLOPE SLOPESLOPESLOPESLOPESLOPE SLOPESLOPE SLOPE SLOPESLOPESLOPE SLOPE SLOPESLOPESLOPE SLOPE SLOPESLOPESLOPESLOPESLOPE SLOPESLOPESLOPESLOPE SLOPESLOPESLOPESLOPE SLOPESLOPE SLOPE SLOPESLOPE SLOPE 2 A103 100'-0"100'-0" ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:42:56 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA103 GG OCT 23 2020 2003081 ROOF PLAN© 20203/32" = 1'-0" FLOOR PLAN1 GENERAL NOTES - FLOOR PLAN A. FLOOR PLAN KEYED NOTES APPLY TO A100 SERIES SHEETS. ALL KEYED NOTES MAY NOT OCCUR ON THIS SHEET AND DO NOT APPLY TO ANY OTHER SHEETS EXCEPT THOSE NOTED. B. SEE SITE LANDSCAPE SHEETS FOR PLATING NFORMATION 1" = 20'-0" ROOF SCREENING SECTION DIAGRAM2 5.B.j Packet Pg. 159 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND - EXTERIOR ELEVATION MATERIALS PANEL-1 PANEL-2 PANEL-3 PANEL-4 PANEL-5 EIFS-1 EIFS-2 DEFS-1 BRICK-1 PANEL-6 LEVEL 01 100'-0" LEVEL 02 115'-0" LEVEL 03 124'-9" LEVEL 04 134'-6" LEVEL 05 144'-3" T/O ROOF 154'-0" T/O UPPER PARAPET 165'-4" T/O LOWER PARAPET 158'-4" T/O PARAPET 160'-6" BRICK-1 METAL COPING, TO MATCH EIFS-1EIFS-1INTEGRATED PRE-FINISHED ALUMINUM WINDOW & LOUVERILLUMINATED SIGN DEFS-1 ON INSIDE FACE OF PANEL-3 BRICK-1 EIFS-2PANEL-1PANEL-2PANEL-3 EIFS-2 6'-0"5'-10" 7 1/2"2'-1"8'-0"6'-0" 12'-8 1/2"10'-0"7'-0"3'-0"5'-0"5'-0"6'-0"3'-0"8'-0"9'-0"9'-0"3'-0" PANEL-2 6'-0"6'-0"65'-8"6'-6"1'-6"2'-1"7 1/2" 5'-10" TYP 6'-6"PANEL-3 PANEL-2 20'-7 1/2"11'-8"4'-4" 1 A451 3 A451 LT-16 LEVEL 01 100'-0" LEVEL 02 115'-0" LEVEL 03 124'-9" LEVEL 04 134'-6" LEVEL 05 144'-3" T/O ROOF 154'-0" T/O UPPER PARAPET 165'-4" T/O LOWER PARAPET 158'-4" T/O PARAPET 160'-6" PANEL-1 PANEL-5EIFS-1 BRICK-1 PANEL-2 PANEL-4PANEL-3 PANEL-3 EIFS-2EIFS-1ILLUMINATED SIGN PANEL-38'-4"9'-3 1/2"9'-3 1/2"9'-3 1/2"11'-9 1/2"3'-0"11'-0"5'-7"SP-1 (SPANDREL GLAZING)1'-6"6'-6"2'-1"7 1/2" 5'-10" TYP60'-10"ILLUMINATED SIGN 1 A452 2 A452 ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:57:23 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA301 GG OCT 23 2020 2003081 BUILDING ELEVATION© 2020GENERAL NOTES - EXTERIOR ELEVATION A. ELEVATION KEYED NOTES APPLY TO A300 SERIES SHEETS. ALL KEYED NOTES MAY NOT OCCUR ON THIS SHEET AND DO NOT APPLY TO ANY OTHER SHEETS EXCEPT THOSE NOTED. 3/32" = 1'-0" BUILDING ELEVATION - SOUTH1 3/32" = 1'-0" BUILDING ELEVATION - NORTH2 5.B.j Packet Pg. 160 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND - EXTERIOR ELEVATION MATERIALS PANEL-1 PANEL-2 PANEL-3 PANEL-4 PANEL-5 EIFS-1 EIFS-2 DEFS-1 BRICK-1 PANEL-6 LEVEL 01 100'-0" LEVEL 02 115'-0" LEVEL 03 124'-9" LEVEL 04 134'-6" LEVEL 05 144'-3" T/O ROOF 154'-0" T/O UPPER PARAPET 165'-4" T/O LOWER PARAPET 158'-4" T/O PARAPET 160'-6" PANEL-3EIFS-2 EIFS-1 BRICK-1 PANEL-3 5'-0"6'-6"1'-6"3'-0"3'-0" 6'-0"1'-8"8'-4"3'-6"3'-0"3'-0"8'-0"3'-2"10'-0"3'-5 1/2"60'-10"EIFS "V" REVEAL TYPICAL LEVEL 01 100'-0" LEVEL 02 115'-0" LEVEL 03 124'-9" LEVEL 04 134'-6" LEVEL 05 144'-3" T/O ROOF 154'-0" T/O UPPER PARAPET 165'-4" T/O LOWER PARAPET 158'-4" T/O PARAPET 160'-6" BRICK-1 PANEL-2 PANEL-3 DEFS-1EIFS-1 8'-0"5'-0"6'-6"PANEL-33'-8"10'-0"3'-0"7'-0"3'-0"3'-5 1/2"10'-0"65'-8"4'-0 1/2"12'-11 1/2"3'-2"15'-0"3'-2" 2 A451 ILLUMINATED SIGN ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:01 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA302 GG OCT 23 2020 2003081 BUILDING ELEVATION© 20203/32" = 1'-0" BUILDING ELEVATION - EAST1 3/32" = 1'-0" BUILDING ELEVATION - WEST2 GENERAL NOTES - EXTERIOR ELEVATION A. ELEVATION KEYED NOTES APPLY TO A300 SERIES SHEETS. ALL KEYED NOTES MAY NOT OCCUR ON THIS SHEET AND DO NOT APPLY TO ANY OTHER SHEETS EXCEPT THOSE NOTED. 5.B.j Packet Pg. 161 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) LEGEND - EXTERIOR ELEVATION MATERIALS PANEL-1 PANEL-2 PANEL-3 PANEL-4 PANEL-5 EIFS-1 EIFS-2 DEFS-1 BRICK-1 PANEL-6 ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:02 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA310 <checker> OCT 23 2020 2003081 MATERIAL INFORMATION© 2020EXTERIOR FINISH SCHEDULE SPEC NO. MANUFACTURER LOCATION STYLE DESCRIPTION FINISH/COLOR NOTES PANEL-1 NICHIHA FRONT & REAR ELEV HORIZONTAL REVEALS (SMALL) METALLIC SERIES - RIBBED GUNSMOKE PANEL-2 JAMES HARDIE FRONT & REAR ELEV HORIZONTAL REVEALS @ 8" HIGH ARTISAN V-GROOVE SIDING COLOR TO MATCH SHERWIN WILLIAMS SW7594 PANEL-3 PAC-CLAD MAIN WRAP / LOW ROOF CANOPY / 2ND FLOOR BANDING / COLUMN ENCLOSURES PAC-3000 CS (FIRE RETARDANT CORE) N/A ALUM. MUSKET GRAY PANEL-4 PAC-CLAD WINDOW INFILL PAC-3000 CS (FIRE RETARDANT CORE) INTEGRATED INTO WINDOW ALUM. MUSKET GRAY PANEL-5 PAC-CLAD REAR ELEV PAC-3000 CS (FIRE RETARDANT CORE) N/A TO MATCH DEFS-1 EIFS-1 STO/DRYVIT FIELD EIFS 3" THICK INTEGRAL DRAINAGE MAT FINISH: LYMESTONE/FINE COLOR: TO MATCH SHERWIN WILLIAMS SW7631) 2" TALL REVEALS ALIGN WITH WINDOW MULLIONS EIFS-2 STO/DRYVIT ACCENT BANDING 3" THICK INTEGRAL DRAINAGE MAT FINISH: LYMESTONE/FINE COLOR: TO MATCH SHERWIN WILLIAMS SW7642) 2" TALL REVEALS ALIGN WITH WINDOW MULLIONS DEFS-1 STO/DRYVIT SOFFIT 3" THICK INTEGRAL DRAINAGE MAT FINISH: LYMESTONE/FINE COLOR: TO MATCH SHERWIN WILLIAMS SW7631) 2" TALL REVEALS ALIGN WITH WINDOW MULLIONS BRICK-1 ENDICOTT CLAY PRODUCTS CO. FIRST FLOOR RUNNING BOND, MODULAR N/A MAGANESE IRONSPOT VELOUR MODULAR PANEL-6 LONGBOARD CEILINGS AT PORTE COCHERE & CANOPIES 4" V-GROOVE PLANKS N/A LIGHT CHERRY PANEL-1 PANEL-4PANEL-2 PANEL-3 PANEL-5 PANEL-6 EIFS-2 DEFS-1 EIFS-1 BRICK-1SW7631 SW7631 SW7642 SW7594 SW7631 GUNSMOKE MUSKET GRAYMUSKET GRAY LIGHT CHERRY LT-16 (SATIN BLACK) 5.B.j Packet Pg. 162 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) W1: GROUND FLOOR MASONRY WALL · 4" BRICK VENEER MODULAR · 1" AIR SPACE · 2" RIGID INSULATION (R10 MIN.) · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W2: FIELD EIFS · EIFS FINISH SYSTEM · 3" RIGID INSULATION (R-15MIN) · DRAINAGE PLANE · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W3: ACCENT EIFS · EIFS FINISH SYSTEM · 3" RIGID INSULATION (R-15MIN) · DRAINAGE PLANE · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W4: PANEL 1 -BASE · FIBER CEMENT PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W5: PANEL 2 -BASE · FIBER CEMENT PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W6: PANEL 3 -BASE · COMPOSITE METAL PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W7: PANEL 4 -BASE · COMPOSITE METAL PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD F1: TYP. FLOOR STRUCTURE: · FINISHES PER SCHEDULE · CONCRETE TOPPING · SOUND MAT · REINFORCED CONCRETE FLOOR SLAB · 5/8" GYP. BD. CEILING HUNG FROM FLOOR STRUCTURE R1: MAIN ROOF STRUCTURE: · ROOFING MEMBRANE · ROOF PROTECTION BOARD · RIGID INSULATION · 10" REINFORCED CONCRETE SLAB · 5/8 " GYPSUM BOARD CEILING R2: CANOPY ROOF STRUCTURE: · "PAC-CLAD" TITE-LOC METAL · ROOFING MEMBRANE · 2" RIGID INSULATION · CORRUGATED MTL. DECKING · TUBE STEEL FRAMING · METAL FRAMING · "PAC-CLAD" REVEAL SOFFIT CONSTRUCTION TYPES ROOF CONSTRUCTION FLOOR CONSTRUCTION WALL CONSTRUCTION ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:02 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA451 <checker> OCT 23 2020 2003081 WALL SECTIONS© 2020WALL SECTIONS PER HYATT PROTOTYPICAL DESIGN 1/4" = 1'-0" WALL SECTION11/4" = 1'-0" WALL SECTION3 1/4" = 1'-0" WALL SECTION2 5.B.j Packet Pg. 163 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) A701 3 W1: GROUND FLOOR MASONRY WALL · 4" BRICK VENEER MODULAR · 1" AIR SPACE · 2" RIGID INSULATION (R10 MIN.) · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W2: FIELD EIFS · EIFS FINISH SYSTEM · 3" RIGID INSULATION (R-15MIN) · DRAINAGE PLANE · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W3: ACCENT EIFS · EIFS FINISH SYSTEM · 3" RIGID INSULATION (R-15MIN) · DRAINAGE PLANE · AIR & MOISTURE BARRIER · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W4: PANEL 1 -BASE · FIBER CEMENT PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W5: PANEL 2 -BASE · FIBER CEMENT PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W6: PANEL 3 -BASE · COMPOSITE METAL PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD W7: PANEL 4 -BASE · COMPOSITE METAL PANEL · AIR & MOISTURE BARRIER · 2" RIGID INSULATION (R-10MIN) · 2" METAL Z FURRING · 5/8" EXTERIOR GRADE SHEATHING · 6" METAL STUDS · 5/8" GYPSUM BOARD F1: TYP. FLOOR STRUCTURE: · FINISHES PER SCHEDULE · CONCRETE TOPPING · SOUND MAT · REINFORCED CONCRETE FLOOR SLAB · 5/8" GYP. BD. CEILING HUNG FROM FLOOR STRUCTURE R1: MAIN ROOF STRUCTURE: · ROOFING MEMBRANE · ROOF PROTECTION BOARD · RIGID INSULATION · 10" REINFORCED CONCRETE SLAB · 5/8 " GYPSUM BOARD CEILING R2: CANOPY ROOF STRUCTURE: · "PAC-CLAD" TITE-LOC METAL · ROOFING MEMBRANE · 2" RIGID INSULATION · CORRUGATED MTL. DECKING · TUBE STEEL FRAMING · METAL FRAMING · "PAC-CLAD" REVEAL SOFFIT CONSTRUCTION TYPES ROOF CONSTRUCTION FLOOR CONSTRUCTION WALL CONSTRUCTION ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:03 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA452 <checker> OCT 23 2020 2003081 WALL SECTIONS© 20201/4" = 1'-0" WALL SECTION11/4" = 1'-0" WALL SECTION2 WALL SECTIONS PER HYATT PROTOTYPICAL DESIGN 5.B.j Packet Pg. 164 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:03 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA701 <checker> OCT 23 2020 2003081 WALL DETAILS© 20201" = 1'-0" SECTION DETAIL1 1" = 1'-0" SECTION DETAIL2 1" = 1'-0" SECTION DETAIL3 1" = 1'-0" SECTION DETAIL4 1" = 1'-0" SECTION DETAIL5 1" = 1'-0" SECTION DETAIL6 1" = 1'-0" SECTION DETAIL7 1" = 1'-0" SECTION DETAIL8 DETAILS PER HYATT PROTOTYPICAL DESIGN 5.B.j Packet Pg. 165 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) ARCHITECTURE URBAN DESIGN + PLANNING INTERIOR DESIGN PORTLAND|OAKLAND SERADESIGN.COMNOT FOR CONSTRUCTIONPRELIMINARYCHECKED BY: ISSUE DATE: PROJECT NO: REVISIONS SERA Design and Architecture, Inc.Copyright protected.See Design Agreement.For use on this project only.Unauthorized reproduction of any part of this material is prohibited.© 201810/23/2020 11:43:04 AMHYATT PLACE | GILROY, CAGARLIC CENTER DEVELOPMENTA702 <checker> OCT 23 2020 2003081 SITE DETAILS© 20203/8" = 1'-0" POOL SCREEN WALL ELEVATION1 1/2" = 1'-0" PATIO SCREEN WALL SECTION31/2" = 1'-0" POOL COLUMN WALL SECTION41/2" = 1'-0" REFUSE SCREEN WALL SECTION5 3/8" = 1'-0" REFUSE SCREEN WALL ELEVATION2 DETAILS PER HYATT PROTOTYPICAL DESIGN 5.B.j Packet Pg. 166 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.j Packet Pg. 167 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.j Packet Pg. 168 Attachment: Hyatt Hotel Plans (3396 : Evergreen Chestnut and Tenth Commercial Center) Gilroy Center NEC E 10th Street & Chestnut Road Gilroy, California DESIGN GUIDELINES October 13, 2020 5.B.k Packet Pg. 169 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 2 Table of Contents 1.0 INTRODUCTION ......................................................................................................................................... 3 1.1 Overview and Purpose ........................................................................................................................... 3 2.0 SITE PLANNING GUIDELINES ....................................................................................................................... 3 2.1 Grading and Drainage ............................................................................................................................ 3 2.2 Cross Easements and Circulation ............................................................................................................ 4 2.3 Parking, Parking Lot & Drive Aisle Design ............................................................................................... 4 2.4 Pedestrian Connections ......................................................................................................................... 4 2.5 Refuse Areas .......................................................................................................................................... 5 2.6 Utility Structures ................................................................................................................................... 5 2.7 Walls and Fences ................................................................................................................................... 5 2.8 Setbacks ................................................................................................................................................ 5 3.0 ARCHITECTURE .......................................................................................................................................... 6 3.1 Architectural Character .......................................................................................................................... 6 3.2 Roof Design ........................................................................................................................................... 6 4.0 LIGHTING ................................................................................................................................................... 7 4.1 Purpose ................................................................................................................................................. 7 4.2 General Regulations ............................................................................................................................... 7 5.0 LANDSCAPING ........................................................................................................................................... 8 5.1 Landscape Concept ................................................................................................................................ 8 6.0 SIGNAGE .................................................................................................................................................... 9 6.1 Purpose ................................................................................................................................................. 9 6.2. General Regulations ............................................................................................................................... 9 7.0 SECURITY ................................................................................................................................................... 9 7.1 General Regulations ............................................................................................................................... 9 Exhibit “A” – Site Plan ........................................................................................................................................... 10 Exhibit “B” – Colors and Materials Palette............................................................................................................. 11 Exhibit “C” – Project Details and Amenities ........................................................................................................... 12 Exhibit “D” – Project Details and Amenities continued .......................................................................................... 13 Exhibit “E” – Trash Enclosure Design ..................................................................................................................... 14 Exhibit “F” – Landscaping Details .......................................................................................................................... 15 Exhibits“G” – Representative Exterior Elevations ............................................................................................. 16-23 5.B.k Packet Pg. 170 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 3 Gilroy Center Design Guidelines 1.0 INTRODUCTION 1.1 Overview and Purpose Garlic Center consists of approximately 7 acres of commercially zoned property with 660 feet of frontage on E 10th Street, 200 feet of frontage along Chestnut Street, 700 feet of frontage on E 9th Street, and 600 feet of frontage on the Hwy 101 offramp in Gilroy, California, as shown on Exhibit “A” (the “Development”). These Design Guidelines are intended to promote the integrated development of multiple parcels in a functionally efficient and architecturally cohesive manner. These Design Guidelines (hereafter “Guidelines”) govern the development of the Parcels (hereinafter referred to as a “Parcel” or “Parcels”) constituting the Development. The objective is for each Parcel to be developed by its tenant or owner (“Owner”) with building colors, elevations, exterior materials, landscaping and signage conveying a sense of high quality and continuity throughout the Development. In the event of discrepancy between these Guidelines, any provision of the Declaration of Covenants, Conditions and Restrictions for the Garlic Center and the requirements of (Evergreen-10th & Chestnut, LLC) or its Assignee (“Declarant”) in connection with granting the design approval required under the Declaration, or applicable governmental authority granting design approvals for the Development, the most restrictive standard shall apply. 2.0 SITE PLANNING GUIDELINES 2.1 Grading and Drainage Finish floor elevations and site-grading design shall comply with the master grading and drainage plan for the Development on file with the Declarant. Site grading design shall cause all water to drain away from buildings and shall complement the architectural and landscape design. Care shall be taken to ensure that any landscape berming does not impair drainage across the Parcels as intended in the master grading and drainage plan. Grade transition between Parcels shall be free from excessive slopes (other than where retaining walls are contemplated in the master grading and drainage plan). Retaining walls, garden walls and other such site features constructed immediately adjacent to or connecting with a building must be constructed of a material that visually matches the exterior building or that is an integral material in the landscape. 5.B.k Packet Pg. 171 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 4 2.2 Cross Easements and Circulation The site plan for each Parcel shall be designed to encourage cross-site usage to occur between the adjacent Parcels, and shall conform to the requirements of the Declaration and the City of Gilroy. Vehicular and pedestrian pathways through the Development shall be designed so that onsite circulation between the Parcels is fluid and provides a feeling of continuity. Circulation design shall provide for safe and adequate means of ingress and egress of vehicular and pedestrian traffic to and within the Development. 2.3 Parking, Parking Lot & Drive Aisle Design Spaces shall be clearly defined by white paint and shall, at a minimum, be designed to meet applicable governmental requirements. Screening, parking stalls, and landscaping shall comply with the Declaration and City Code. Any variance requires prior Declarant approval. The Owner’s architect must allow for and graphically designate on the Parcel’s site plan all accessible parking spaces and include location of required signage, ramps and any necessary crosswalks from parking area(s) to building(s). The parking lots and drive aisles shall be designed to accommodate appropriately sized vehicles for fire service, delivery and trash disposal, and shall be subject to review and approval by the City of Gilroy. Curb radii and parking landscape island geometrics shall be adjusted as necessary to accommodate larger vehicle circulation. All sidewalk and parking lot ramps and pedestrian walkways must adhere to ADA codes and City of Gilroy Planning and Building Department requirements. Acceptable parking area materials include asphaltic concrete paving over a crushed aggregate base. The minimum section design shall be determined by the Owner’s geotechnical investigation report. All concrete curbing shall be cast-in-place, except for the use of extruded curbing as a temporary construction material where approved by Declarant. 2.4 Pedestrian Connections and Spaces Walkways shall connect all Parcels to E 10th Street, Chestnut Street and/or E 9th Street in the safest and most convenient manner possible. Strong pedestrian connections shall also be provided between adjoining Parcels. Pedestrian spaces will be created to encourage outdoor gathering and dining. Amenities such as specialty paving, shade elements (trees, or shading structure), enhanced lighting such as low-level pedestrian lighting and string lights. Varied seating concepts are encouraged such a communal seating (picnic tables), lounge seating, café seating, fire and water elements. Outdoor spaces may include detail elements such as tree grates, 5.B.k Packet Pg. 172 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 5 alcoholic beverage separation fences, planter pots. 2.5 Refuse Areas Refuse areas shall be screened with a masonry wall not less than six (6) feet in height and of a size sufficient to accommodate dumpsters and/or compactors that will hold all refuse generated between collection times. All such screen walls shall be constructed using materials and finishes compatible with the building(s) to be constructed on the Parcel. All refuse enclosures must be provided with metal gates as depicted in Exhibit “D”. Refuse collection areas shall be designed and located on the Parcels to meet all applicable governmental requirements, be convenient for depositing refuse generated on-site and provide clear and convenient access to refuse collection vehicles, thus minimizing wear- and-tear to onsite and offsite improvements. All refuse areas must be designed to remain clean, dry and odor free. All “wet-type” refuse containers shall be designed to prevent leakage of liquids onto the Parcels. 2.6 Utility Structures The design of any wireless communication facilities must be appropriately integrated with the design of the Development and is expressly subject to written approval by Declarant in its sole and absolute discretion. Utility equipment must be located and screened in accordance with the City of Gilroy Code. Electrical switchgear, gas meters and service doors should be painted to match the backgrounds in which they are placed. All water, gas, sewer, electrical and communication lines must be installed underground. Architectural screening shall be constructed using materials and finishes compatible with the building(s) to be constructed on the Parcel. 2.7 Walls and Fences The texture, color, material and design of all walls and fences shall match the design of the Development and shall harmonize with the design of the building(s) to be constructed on the Parcel. Wrought iron, natural rock, brick cement stuccos over CMU and split face block are recommended materials. All wall and fence designs shall be approved by the Declarant prior to being submitted to the City of Gilroy. No barbed wire, chain link are permitted. 2.8 Setbacks Building setbacks shall be provided per the City approved PUD Site Plan. 5.B.k Packet Pg. 173 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 6 3.0 ARCHITECTURE 3.1 Architectural Character The architectural character of the Garlic Center is that of a quality rustic agrarian modern shopping center. This will be achieved through the use of materials and colors that reflect Gilroy’s agrarian history while incorporating contemporary forms and details. Representative images of the enhanced four-sided building architecture typical of the center are depicted in the provided concept elevations. An established palette of colors and materials fitting with the rustic agrarian modern design of the center is presented on the Colors and Materials board in Exhibit “B”. Each building shall incorporate some or all of the materials, methods and colors in its design, though some variation for corporate identity is allowed. Break down building massing to a human scale eliminating uninterrupted flat facades by articulating a wall plane with the following architectural elements: o Change in plane at change in material. o Change in color, texture or material. o Windows, Columns, Piers. o Trellises, awnings or canopies. Storefront frames should be clear anodized aluminum. Any variation, including incorporation of complementary accent colors and additional design elements, must be approved by Declarant in advance, in its sole and absolute discretion. All sides of all structures are important and must receive similar architectural treatment. The Development shall, as a whole, be an integrated project where all buildings have drawn from a common palette and share a common theme in their design. 3.2 Roof Design Building roofs to have a combination of at least 2 of the following: gable, shed or flat roofs. All sloping roofs must be covered with an appropriate material approved by Declarant, refer to Color and Materials Exhibit “B”. Parapet cap flashing should be a neutral color. Air conditioners, evaporative coolers, solar collectors (with or without attached tanks), antennas, satellite dishes, parabolic devices and any other similar equipment must be fully screened from view on all sides. No such equipment shall be installed on the roof unless screened from ground level view within the Development and from adjoining streets. Miscellaneous items such as vents and flues should be located to occur on the least prominent side of any ridgeline (to the extent possible). Vents, flues and flashing must be coated with a flat paint to match the color of the roof. 5.B.k Packet Pg. 174 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 7 4.0 LIGHTING 4.1 Purpose The following guidelines are intended to ensure that lighting is used to increase safety, provide visual accent, create mood and designed so as not to be a nuisance. Additionally, lighting shall enhance the architectural features of the building structures and reinforce design concepts. 4.2 General Regulations The maximum height of parking lot light fixtures, from finished grade at the base of light standard to top of standard or fixture, shall be 20 feet above ground level. All parking lots must be lit from the interior and/or at the edge of the parking lot, directed to the lot and away from properties outside of the Development. All parking lot light fixtures, bases and poles shall match the design specifications provided on Exhibit “C”. Light fixtures shall be full 90 degrees cut off. Light sources shall be LED. Lighting elements shall be consistent throughout the whole development (manufacturer, finish, and color). All lighting plans must conform to the levels and placement required by the master photometric lighting plan on file with the Declarant and shall be submitted to and approved by the Declarant prior to submittal to the City of Gilroy. Attached building fixtures shall be of the type indicated in the specifications provided on Exhibit “C”. The proposed style of building lights are specified for building elevations. Decorative, pedestrian scale lighting is also encouraged throughout the site. This lighting should be used in areas such as walkways, patios, entrances, exits and pedestrian gathering areas. Large area floodlights and roof mounted spotlights are not permitted. 5.B.k Packet Pg. 175 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 8 5.0 LANDSCAPING 5.1 Landscape Concept The landscape design shall follow the City of Gilroy Code requirements, incorporate low water-use plant species, complement the architecture of the center, and be cohesive throughout the Development. The plant material palette can be found in Exhibit “E”. Modest enhancements to landscaping may be added subject to the approval of the Declarant. All Parcels shall be landscaped in a manner that reinforces and complements any existing landscape elements. All landscaping should be designed, selected and placed in a manner that is easy to maintain and requires limited irrigation. Water conserving designs are encouraged; however, large expanses of wood chips, decomposed granite or rock materials without ground cover and/or shrubs are prohibited. The Owner is responsible for submitting a landscape plan as well as a site hardscape plan delineating walkway, sidewalk finishes and accent detailing at entries, patios or outdoor spaces, to be approved by the Declarant. Each Parcel tenant or owner must install a system to irrigate the landscaping on their Parcel. Each Parcel, when developed, shall be designed such that the right of way landscaping along the frontage can be removed from the temporary right-of-way irrigation line (initially installed by the Declarant), and integrated into the permanent irrigation system serving that Parcel. The intent is that when the site is fully developed, each Owner will irrigate their Parcel and the corresponding right-of-way landscaping in front of their Parcel, and the temporary right-of-way irrigation line will be shut off. All irrigation controllers must be installed outside of any building, in lockable enclosures, and be readily accessible to the Declarant for the purpose of managing the center. 5.B.k Packet Pg. 176 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 9 6.0 SIGNAGE 6.1 Purpose The purpose of these guidelines is to ensure all signage is consistent, integrated with the Development’s architectural character and designed in a manner that will not create a nuisance or diminish the visibility and/or value of other Parcels. 6.2. General Regulations All signage shall be aesthetically appropriate and shall be designed to guide both pedestrian and vehicular traffic and circulation. Design of all signage, including building and monument signage, is subject to the review and approval of the Declarant and must be designed in accordance with the Master Sign Plan for the Development (Refer to separate document). 7.0 SECURITY 7.1 General Regulations Each Parcel shall be designed with appropriate security measures to ensure the safety of the employees and customers of the Development. All building entrances and exits shall be illuminated, and parking lot lighting shall be designed with safety in mind. In no event are guard dogs permitted as a safety enhancing feature. 5.B.k Packet Pg. 177 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 10 Exhibit “A” – Site Plan 5.B.k Packet Pg. 178 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 11 Exhibit “B” – Colors and Materials 5.B.k Packet Pg. 179 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 12 Exhibit “C” - Project Details and Amenities 5.B.k Packet Pg. 180 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 13 Exhibit “D” - Project Details and Amenities Continued 5.B.k Packet Pg. 181 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 14 Exhibit “E” – Trash Enclosure Design 5.B.k Packet Pg. 182 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 15 Exhibit “F” – Landscape Plant List 5.B.k Packet Pg. 183 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 16 Exhibit “G” – Convenience Store - East Elevation 5.B.k Packet Pg. 184 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 17 Exhibit “G” – Convenience Store - North Elevation 5.B.k Packet Pg. 185 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 18 Exhibit “G” – Convenience Store - South Elevation 5.B.k Packet Pg. 186 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 19 Exhibit “G” – Convenience Store – West Elevation 5.B.k Packet Pg. 187 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 20 Exhibit “G” – Quick Serve Restaurant - East Elevation 5.B.k Packet Pg. 188 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 21 Exhibit “G” – Quick Serve Restaurant - North Elevation 5.B.k Packet Pg. 189 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 22 Exhibit “G” – Quick Serve Restaurant - South Elevation 5.B.k Packet Pg. 190 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) 23 Exhibit “G” – Quick Serve Restaurant - West Elevation 5.B.k Packet Pg. 191 Attachment: Gilroy Center Design Guidelines (3396 : Evergreen Chestnut and Tenth Commercial Center) The Gilroy Center Gilroy, CA 95020 March 16, 2021 Prepared by: Address: 2831 W. Weldon Ave. | Phoenix, AZ 85017 Phone: 602-272-9356 Fax: 602-272-4608| www.bootzandduke.com Comprehensive Sign Plan 5.B.l Packet Pg. 192 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial TABLE OF CONTENTSCOMPREHENSIVE SIGN PACKAGE • THE GILROY CETNER • GILROY, CALIFORNIA Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 2 5.B.l Packet Pg. 193 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial CRITERIA 3Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 GILROY CENTER established 5.B.l Packet Pg. 194 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial CRITERIA 4Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 GILROY CENTER One(1) 7’ Fuel Center Monument Signs on 10th St Two(2) 15’ Monument Signs on 10th St and Chesnut St One(1) 75’ Freeway Pylon Sign on 9th St and State Highway 5.B.l Packet Pg. 195 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial TENANTTENANTTENANTNOT TO EXCEED 80%OF SIGN BAND IN HEIGHTOR 30” MAXIMUMNOT TO EXCEED 80% SUITE FRONTAGE CONSTRUCTION .063" ALUMINUM CONSTRUCTION. 5" DEEP RETURNS, .040" CLC, COLOR AS PER OCCUPANT. 1" TRIM CAP, COLOR AS PER OCCUPANT. MOUNTING MOUNT FLUSH TO WALL. FACE 3/16" SG ACRYLIC, COLOR AS PER OCCUPANT. ILLUMINATION INTERNAL LEDs SPACED AS NECESSARY FOR PROPER ILLUMINATION WITH REMOTE POWER SUPPLIES WALL WALL #8 SCREWS & WALL ANCHORS (as needed) 5" RETURNS 1" TRIMCAP 3/16" ACRYLIC FACE 5" RETURNS 1" TRIMCAP 3/16" ACRYLIC FACE NON-ILLUMINATED PAN CHANNEL LETTERS SERVICE ACCESS DOOR VENTS WALL ELECTRICAL JUNCTION BOX- BY TENANT. SEPARATE CIRCUIT PER N.E.C. DISCONNECT SWITCH or RECOVERY PRIMARY POWER IN 1/2” FLEX CONDUIT LED TRANSFORMER 12 VOLT DC SECONDARY 120 VOLT PRIMARY LEDs #8 SCREWS & WALL ANCHORS (Min 4 Per Letter) 5" RETURNS 1" TRIMCAP 3/16" ACRYLIC FACE LED ILLUMINATED PAN CHANNEL LETTERS LISTED5" RETURNS 1" TRIMCAP LEDs 3/16" ACRYLIC FACE 5 TYPICAL INDIVIDUAL PAN CHANNEL LETTERS Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 5.B.l Packet Pg. 196 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial NOT TO EXCEED 80%OF SIGN BAND IN HEIGHTOR 30” MAXIMUMNOT TO EXCEED 80% SUITE FRONTAGE CONSTRUCTION .063" CLC RETURNS 3” DEEP WITH .090” ALUMINUM FACES PAINTED COLOR AS PER OCCUPANT 3/16 CLEAR LEXAN BACKS CLIP MOUNTED TO THE LETTERS MOUNTING STUD MOUNTED 1” OFF THE WALL TO CREATE HALO ILLUMINATION. ILLUMINATION INTERNAL LEDs SPACED AS NECESSARY FOR PROPER ILLUMINATION WITH REMOTE POWER SUPPLIES LEXAN BACK CLEAR SPACER NUT MOUNTING STUD 3" RETURNS SERVICE ACCESS DOOR VENTS ELECTRICAL JUNCTION BOX- BY TENANT. SEPARATE CIRCUIT PER N.E.C. DISCONNECT SWITCH or RECOVERY PRIMARY POWER IN 1/2” FLEX CONDUIT LED transformer 12 volt DC secondary 120 volt primary L.E.D LIGHTS WALL LISTED LED HALO ILLUMINATED REVERSE PAN CHANNEL LETTERS 3" RETURNS L.E.D LIGHTS FACE 3" RETURNS WALL FACE STUD IN PAD 3" RETURNS FACE NON ILLUMINATED REVERSE PAN CHANNEL LETTERS 6 TYPICAL INDIVIDUAL REVERSE PAN CHANNEL LETTERS Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 TENANTTENANTTENANT 5.B.l Packet Pg. 197 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial 7 TYPICAL ILLUMINATED CABINET SIGN Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020NOT TO EXCEED 80%OF SIGN BAND IN HEIGHTNOT TO EXCEED 80% LEASED FRONTAGE CONSTRUCTION ALUMINUM ANGLE FRAME SKINNED WITH .090” ALUMINUM PAINTED CUSTOMER SPECIFIED COLORS .125” or .090” ROUTED ALUMINUM PANEL MOUNTING FLUSH TO THE BUILDING WITH HARDWARE AS NECESSARY ILLUMINATION LED OR FLUORESCENT ILLUMINATION WITH INTERNAL POWER SUPPLIES OR BALLASTS LED ILLUMINATED CABINET SIGN LED TRANSFORMER 12 VOLT DC SECONDARY 120 VOLT PRIMARY LED LIGHTS DISCONNECT SWITCH .125 or .090” Routed Aluminum Panel LISTED FLUORESCENT LAMP ILLUMINATED CABINET SIGN BALLAST FLUORESCENT LAMPS DISCONNECT SWITCH LISTED .125 or .090” Routed Aluminum Panel 5.B.l Packet Pg. 198 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial 8 EXAMPLE BUILDING ELEVATIONS Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 5.B.l Packet Pg. 199 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) SIGNAGESIGNAGE 9 EXAMPLE BUILDING ELEVATIONS Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGESIGNAGE SIGNAG E SIGNAGE SIGN A G E SIGN A G E SIGN A G E SIGN A G E SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGE SIGNAGESIGNAGE SIGNAG E SIGNAGE SIGN A G E SIGN A G E SIGN A G E SIGN A G E 5.B.l Packet Pg. 200 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 10 WINDOW GRAPHICS Scale: 3/4” = 1’-0” Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 5.B.l Packet Pg. 201 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) Scale: 3/32” - 1”-0” Monument Sign: - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match - Faces: Routed .125 Painted to Match with Routed Copy - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: TBD - Illumination: LEDs Spaced as Necessary for Ample Illumination - Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count - Installation: On ASA Pipe and Footer at Customer Specified Location Manufacture and Install One(1) Internally Illuminated Pylon Sign 720.00 Sq. Ft.P1 75’-0”30’-0”7’-0” 24’-0”5’-0” 20’-0” 20’-0” 20’-0” 20’-0” 20’-0” 20’-0”6’-0”6’-0”6’-0”6’-0”6’-0”6’-0”1234512345 9’-9” Option 11 PYLON SIGN Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 5.B.l Packet Pg. 202 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 11 PYLON SIGN EXAMPLE Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 1234512345 1234512345 5.B.l Packet Pg. 203 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 16’-0”3’-6”12 MONUMENT SIGN Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 Scale: 3/8” - 1”-0” Monument Sign: - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match - Faces: Routed .125 Painted to Match with Routed Copy - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: TBD - Illumination: LEDs Spaced as Necessary for Ample Illumination - Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count - Installation: On ASA Pipe and Footer at Customer Specified Location Manufacture and Install Two(2) Internally Illuminated Monument Sign 81.78 Sq. Ft.M1 1’-8”1’-8”1’-8”1’-8”1’-8”1’-8”7’-8” 1234512345 9’-0” 11’-3” 8’-0” 5.B.l Packet Pg. 204 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 13 MONUMENT SIGN Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 Scale: 3/8” - 1”-0” Monument Sign: - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match - Faces: Routed .125 Painted to Match with Routed Copy - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: TBD - Illumination: LEDs Spaced as Necessary for Ample Illumination - Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count - Installation: On ASA Pipe and Footer at Customer Specified Location Manufacture and Install Two(2) Internally Illuminated Monument Sign 68.33 Sq. Ft.M2 1234512345 1’-5”1’-5”1’-5”2’-8”4’-0”3’-4”2’-8” 14’-0” 16’-1” 5’-10”7’-10”6’-0”7’-0”5.B.l Packet Pg. 205 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 14 FUEL CENTER SIGN Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 Scale: 1/2” - 1”-0” Monument Sign: - Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match - Faces: Routed .125 Painted to Match with Routed Copy - Backed: 3/16” Acrylic Stud Mounted to the Face - Vinyl: TBD - Illumination: LEDs Spaced as Necessary for Ample Illumination - Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count - Installation: On ASA Pipe and Footer at Customer Specified Location Manufacture and Install One(1) Internally Illuminated Directory Sign 45.95 Sq. Ft. TBDF1 5.B.l Packet Pg. 206 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 15 SITE PLAN NOT A PART NOT A PART Comprehensive Sign Program - The Gilroy Center - Gilroy, CA 95020 M2 M1F1 P1 5.B.l Packet Pg. 207 Attachment: Gilroy Center Sign Program [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) March 23,2021 Laurel Square (Evergreen at 10th St. & Chestnut) - Proposed Deviations from the Sign Code 1. Two monument signs (referenced as M1 and M2 above) are proposed. M1 is proposed at 16 ft tall (Code specifies 14 ft tall). And at 7’ in height, M2 complies with Code. Additionally, the sign copy area for each of these signs is 82sf for M1 and 68sf for M2 (which is less than the max. 100sf area allowed per Code). 2. The freeway pylon sign (P1 above) is designed to be 75 ft in height because the site is below freeway grade by approximately 15 ft. The sign area is proposed at 720sf (instead of the 330sf permitted by code) to overcome the challenged visibility presented by the presence of trees along the Freeway off-ramp which are within the jurisdiction of Caltrans and they will not approve the removal of the trees or trimming them sufficiently to gain optimum visibility for the sign. 5.B.m Packet Pg. 208 Attachment: Gilroy Center Sign Deviations (3396 : Evergreen Chestnut and Tenth Commercial Center) GARLIC CENTER NON-COMPLIANCE ITEMS 10-13-20 30.19.10 Commercial use table. (a) Statement of Intent. The intent of this commercial use table is to clearly and precisely designate permitted uses and conditional uses within each of the following districts: C3 Shopping Center Commercial District Project proposed uses comply with the allowed uses of the C3 District 30.19.20 Commercial site and building requirement table. (a) Statement of Intent. The intent of the commercial site and building requirement table is to clearly and precisely establish the basic site and building regulations which shall apply to all development in each of the following districts: C3 Shopping Center Commercial District (b) Designation of Commercial Site and Building Requirements. The figures in the commercial site and building requirement table establish lot, yard, and height requirements for each of the commercial zoning districts. The table also indicates where additional site and building requirements, including but not limited to off-street parking, landscaping, signing, fences and obstructions, and performance standards, apply to commercial zoning districts. (c)(1) Commercial Site and Building Requirement Table. Commercial District Requirements PO C1 C3 HC CM LOT REQUIREMENTS Lot Size in Square Feet (min.) (Lots Created Prior to September 2005) 8,000 none none none none Lot Size in Square Feet (min.) (Lots Created After September 2005) 8,880 none none none none LOT COVERAGE * * * * * YARD REQUIREMENTS (Minimum Setbacks in Feet) Front (Measured from the Face of Curb) 31 31 41 31 26 Side (Adjacent to Street) (Measured from the Face of Curb) 21 21 31 31 26 5.B.n Packet Pg. 209 Attachment: Zoning Deviations (3396 : Evergreen Chestnut and Tenth Commercial Center) Commercial District Requirements PO C1 C3 HC CM Side (All Other Side Yards) 6 ** 0 ** ** Rear ** ** 0 ** ** HEIGHT REQUIREMENTS (Maximum) Building Height in Feet1 35 35 55 55 35 Number of Stories 2 2 4 4 2 Yard Requirements Front and Side Yards - 41’ required Side Yards adjacent to streets - 31’ required Project provides: 17’ min setback from face of curb at E 10th St (does not comply) 50’ min setback on Chestnut (complies) 8’ 10” min setback on E 9th St. (does not comply) Height Requirements Maximum height 55’ allowed Project proposes 60’ maximum height at hotel. (does not comply) Maximum stories – 4 stories allowed Project proposes 5 stories at hotel. (does not comply) 30.38.60 Commercial zone landscape standards. Landscaping in commercial zones shall be designed using the following standards and shall enhance the aesthetic quality of the development by using the following requirements: (a) All development in commercial and mixed-use zones shall provide a minimum of twenty-one (21) feet of landscaping, measured from face of curb, adjacent to public streets (public sidewalks may be permitted in the landscape area); Project Setback 17’ from face of street curb, minimum. (does not comply) 5.B.n Packet Pg. 210 Attachment: Zoning Deviations (3396 : Evergreen Chestnut and Tenth Commercial Center) (b) At least eight percent (8%) of the gross total land area of the site, outside of the public right-of-way, shall be landscaped, except in the downtown specific plan zones where there are typically no front and side yard setbacks; Landscape Area = 69,511 sf +/- (23.4% of Site Area = 297,500 sf +/-). This complies. (c) All portions of a site over forty (40) square feet in area not specifically used for buildings, parking, driveways, walkways, or similar uses shall be landscaped; Complies (d) In all landscaped areas, trees shall be planted on average every twenty (20) feet on center or with a greater spacing as appropriate to maintain proper tree health as determined by a licensed landscape architect; clustering of trees may be permitted with the approval of the director of public works; Planner to review proposed planting plan and compare with requirements. (e) Parking lot landscape islands with a minimum of fifty (50) square feet in area, and including a tree, shall be located in parking lots every twelve (12) stalls, and shall be evenly distributed throughout the parking area; 265 stalls/12 = 22 planters, 50 sf min = 1,100 sf min. Project complies (f) All landscape areas shall be at least five (5) feet wide, except as approved by the community development director due to specific site situations where the minimum width is impractical; Project Complies (g) Parking lot landscape areas containing trees shall be a minimum of eight (8) feet wide, except as approved by the community development director due to specific site situations where the minimum width is impractical; Some planters are 7’ min clear inside. (does not comply) (h) Parking areas shall be screened from view from adjacent residential areas and streets, except at driveways and street corners where visibility is needed; Not applicable (i) Landscaping shall be used to manage and treat storm water to the maximum extent feasible; Complies (j) Three (3) foot high screening shall be located where necessary in commercial parking lots and drive- through uses to block headlights from shining into adjacent residential areas. (Ord. No. 2018-06, § 1, 3- 19-18) This is provided along Chestnut St. Note that there are no adjacent residential areas. 5.B.n Packet Pg. 211 Attachment: Zoning Deviations (3396 : Evergreen Chestnut and Tenth Commercial Center) SIGNAGE DEVIATIONS: - The 2 master shopping center signs are proposing are 16 ft tall while Code specifies 14 ft tall. Additionally, the sign copy we are proposing in these monument signs is 82 sq ft and what is allowed by code is 100 sq ft. - The freeway pylon sign is designed 75 ft because the site is below freeway grade by approximately 15 ft. The sign is designed at 480 sq ft of copy (and Code only allows for 330 sq ft of copy). 5.B.n Packet Pg. 212 Attachment: Zoning Deviations (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.o Packet Pg. 213 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.o Packet Pg. 214 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.o Packet Pg. 215 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) A Kinetic Wind Sculpture Proposal for Garlic Center (E 10th Street and Chestnut Street, Gilroy, CA) Concept Drawing by Ride Art Studio DAY TIME VIEW 5.B.o Packet Pg. 216 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) A Kinetic Wind Sculpture Proposal for Garlic Center (E 10th Street and Chestnut Street, Gilroy, CA) Concept Drawing by Ride Art Studio NIGHT TIME VIEW 5.B.o Packet Pg. 217 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) 19’14’10’6’ A Kinetic Wind Sculpture Proposal for Garlic Center (E 10th Street and Chestnut Street, Gilroy, CA) Optional Pad DIMENSIONS Rotation of cloves Concept Drawing by Ride Art Studio Copyright © 2021 Ride Art, LLC 5.B.o Packet Pg. 218 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) A Kinetic Wind Sculpture Proposal for Garlic Center (E 10th Street and Chestnut Street, Gilroy, CA) Concept Drawing by Ride Art Studio Copyright © 2021 Ride Art, LLC MATERIALS & FINISH Stainless Steel Powderdoated Stainless Steel: Light Yellow Powdercoated Stainless Steel: Green Powdercoated Stainless Steel: White Suggested Uplights (not included in sculpture proposal) Internal Color Changing LED Light (12v) (included in sculpture proposal) Optional Pad (not included in sculpture proposal) 5.B.o Packet Pg. 219 Attachment: Art Sculpture Concept (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut and Tenth MND Links: Initial Study/MND Appendix A Air Quality/GHG Appendix B Tree Report (cityofgilroy.org) Appendix C Historic-Resource-Evaluation Appendix D Geotechnical Template (cityofgilroy.org) Appendix E Phase-I-and-Phase-II Appendix-F---Noise-and-Vibration-Report-9172020 (cityofgilroy.org) Appendix-G-Traffic-Impact-Analysis (cityofgilroy.org) 5.B.p Packet Pg. 220 Attachment: Chestnut and Tenth MND (Links) [Revision 2] (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project File Numbers: Z 20-04, AS 20-14, TM 20-03 Initial Study/Mitigated Negative Declaration Administrative Draft RESPONSES TO PUBLIC COMMENTS August 8, 2021 CEQA Lead Agency: City of Gilroy Community Development Department, Planning Division 7351 Rosanna Street Gilroy, California 95020 (408) 846-0429 In Consultation with: 5.B.q Packet Pg. 221 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 1 August 2021 TABLE OF CONTENTS Section 1.0 Introduction .................................................................................................................... 2 Section 2.0 Responses to Comments ................................................................................................. 3 Section 3.0 Draft Initial Study/MND Text Revisions ....................................................................... 7 Section 4.0 Conclusion ...................................................................................................................... 8 Appendix A: Draft Initial Study Comment Letters 5.B.q Packet Pg. 222 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 2 August 2021 SECTION 1.0 INTRODUCTION The 30-day Initial Study/Mitigated Negative Declaration (IS/MND) public review period for the Chestnut & Tenth Street Commercial project started June 25, 2021 and ended July 26, 2021. The following pages contain responses to comments submitted by agencies, organizations, and individuals during the IS/MND public review period. Copies of the comment letters are attached to this document. Pursuant to CEQA Guidelines §15073.5, the recirculation of the MND is required when the document must be “substantially revised” after public notice of its availability. A “substantial revision” is defined as: (1) A new, avoidable significant effect is identified and mitigation measures or project revisions must be added in order to reduce the effect to insignificance; or (2) The lead agency determines that the proposed mitigation measures or project revisions will not reduce potential effects to less than significance and new measures or revisions must be required. CEQA does not require formal responses to comments on an Initial Study/MND and the decision- making body shall adopt the proposed MND only if it finds on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and the MND reflects the lead agency’s independent judgment and analysis [CEQA Guidelines §15074(b)]. 5.B.q Packet Pg. 223 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 3 August 2021 SECTION 2.0 RESPONSES TO COMMENTS Below is a list of the agencies that submitted comments on the Initial Study/MND. Copies of the actual letters submitted to the City of Gilroy are attached to this document. Letter Number Commenter Date Received Page of Response 1 Caltrans July 23, 2021 3 2 Santa Clara Valley Water District July 26, 2021 6 The specific comments have been excerpted from the letter and are presented as “Comment” with each response directly following (“Response”). RESPONSE TO COMMENT LETTER 1 FROM CALTRANS, DATED JULY 23, 2021. Comment 1.1: Appendix G, Traffic Impact Analysis, Table 10. Please note that the actual ramp capacity can be lower than the capacity used in the ramp analysis due to surges in freeway demand during peak periods. To understand the full impacts of the project on affected freeway segments, Caltrans recommends that an updated queueing analysis be performed for the following ramp terminal intersections to determine whether vehicle queues can be accommodated within the ramps: - US-101 southbound off-ramp to Tenth Street/ SR-152 - US-101 northbound loop on-ramp from Tenth Street Vehicle queues due to project-added traffic shall be accommodated within the ramps and freeway traffic shall not be impacted. If the project generated traffic impacts ramp operations, impacts shall be mitigated, or a fair share fee shall be allocated for mitigation. The project applicant shall coordinate with the City of Gilroy and Caltrans for any proposed mitigation measures. Response 1.1: A supplemental queuing analysis for the two ramps was completed as requested in the above comment letter and is summarized below. US 101 southbound off-ramp to Tenth Street/SR 152 analysis: The existing queue lengths at the US 101 southbound off-ramp to Tenth Street/SR 152 were obtained from the TRAFFIX level of service calculations at the ramp intersection with Tenth Street and verified based on the field observations. Observations in the field showed that the peak-hour southbound queue length on this off-ramp do not extend onto the freeway mainline. The queue length reported by TRAFFIX appears to be longer than the actual maximum queue length observed in the field, representing a more conservative queue length estimate. With the addition of the project traffic, the queue lengths at this ramp are projected to increase. The analysis indicates that the addition of trips from the proposed project will result in an increase of the projected southbound queue length by approximately 13 vehicles during the PM peak-hour (20 vehicles during the Saturday peak-hour). However, the projected 5.B.q Packet Pg. 224 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 4 August 2021 queues would be accommodated entirely on the ramp and would not extend back and disrupt the freeway mainline. The queuing analysis at the US 101 southbound off-ramp to Tenth Street/SR 152 is summarized in the table below. US 101 Southbound off-ramp Queuing Analysis Per Movement Queue Length Per Movement Queue Length Ramp/Scenario SBT/L SBR SBT/L SBR Total US 101 Southbound Off-Ramp to Tenth Street/SR 152 Existing Storage 3,850 Existing AM 23 20 575 500 1,075 PM 49 28 1,225 700 1,925 SAT 58 24 1,450 600 2,050 Background AM 33 26 825 650 1,475 PM 63 40 1,575 1,000 2,575 SAT 64 32 1,600 800 2,400 Background Plus Project AM 33 36 825 900 1,725 PM 66 50 1,650 1,250 2,900 SAT 68 48 1,700 1,200 2,900 Maximum Queue 2,900 Storage – Maximum 950 Notes: 1 Queue lengths were obtained from TRAFFIX assuming 25 feet per vehicle. 2 SBT/L = southbound shared through and left; SBR = southbound right Source: Hexagon Transportation Consultants. Responses to Comments on the Proposed Chestnut & Tenth Commercial Project Transportation Analysis. August 4, 2021. US 101 northbound loop on-ramp to Tenth Street analysis: Field observations revealed that, currently, the ramp meter at the US 101 northbound loop on-ramp from Tenth Street is not operational during neither the AM not the PM peak hours. Therefore, no standing queues were observed within this ramp. Assuming the ramp meter was operational during the AM peak-hour (direction of commute traffic) at the completion of the proposed project, as discussed in Appendix G of the Initial Study, this ramp is projected to serve a total of 465 AM peak-hour trips under background plus project conditions. This ramp currently has a queue storage capacity of approximately 900 feet (approximately 36 vehicles). Assuming a meter rate of 900 vehicles per hour, the projected traffic volume could be served by the meter service rate and the queue accommodated within the loop on-ramp. 5.B.q Packet Pg. 225 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 5 August 2021 The comment does not raise any issues about the adequacy of the Initial Study/MND. Comment 1.2: Section 3.0, Project Description, Figure 3.1-1 the project proposes a public outdoor feature beyond the access control State ROW line, therefore, requiring an encroachment permit. Due to the nature of this feature, this may also require additional legal agreements with Caltrans. If this public outdoor feature is required by the project, please proceed with the encroachment permit process described below. If any Caltrans facilities are impacted by the project, those facilities must meet American Disabilities Act (ADA) Standards after project completion. As well, the project must maintain bicycle and pedestrian access during construction. These access considerations support Caltrans’ equity mission to provide a safe, sustainable, and equitable transportation network for all users. Response 1.2: This comment is noted. The project applicant shall obtain an encroachment permit and obtain legal agreements from Caltrans as appropriate. The project shall comply with applicable ADA standards if Caltrans facilities are impacted and maintain bicycle and pedestrian access during construction. The comment does not raise issues about the adequacy of the IS/MND. Comment 1.3: Potential impacts to the State ROW from project-related temporary access points should be analyzed. Mitigation for significant impacts due to construction and noise should be identified. Project work that requires movement of oversized or excessive load vehicles on State roadways requires a transportation permit that is issued by Caltrans. Prior to construction, coordination may be required with Caltrans to develop a Transportation Management Plan (TMP) to reduce construction traffic impacts to the State Transportation Network (STN). Response 1.3: The project is not proposing to provide temporary construction-related access points along state facilities. All access during the construction phase of the project shall be provided via existing driveways located along local streets. Project related construction noise impacts are discussed in Section 4.13 Noise of the Initial Study/Mitigated Negative Declaration. The comment does not raise any issues about the adequacy of the Initial Study/MND. Comment 1.4: Please be advised that any permanent work or temporary traffic control that encroaches onto the Right of Way (ROW) requires a Caltrans-issued encroachment permit. As part of the encroachment permit submittal process, you may be asked by the Office of Encroachment Permits to submit a complete encroachment permit application package, digital set of plans clearly delineating the State ROW, digital copy of signed, dated and stamped (include stamp expiration date) traffic control plans, this comment letter, your response to the comment letter, and where applicable, the following items: new or amended Maintenance Agreement (MA), approved Design Standard Decision Document (DSDD), approved encroachment exception requires, and/or airspace lease agreement. Response 1.4: This comment is noted. If an encroachment permit is required from Caltrans, the project applicant shall complete the encroachment permit submittal process. The comment does not raise any issues about the adequacy of the IS/MND. 5.B.q Packet Pg. 226 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 6 August 2021 Comment 1.5: As the Lead Agency, the City of Gilroy is responsible for all project mitigation, including any needed improvements to the STN. The project’s fair share contribution, financing, scheduling, implementation responsibilities and lead agency monitoring should be fully discussed for all proposed mitigation measures. Response 1.4: A draft Mitigation Monitoring and Reporting Program, which identifies required mitigation measures, method of verification for completion, responsibility for verification, and schedule/timing, has been prepared for the project and would be adopted with the MND. The comment does not raise any issues about the adequacy of the IS/MND. RESPONSE TO COMMENT LETTER 2 FROM SANTA CLARA VALLEY WATER DISTRICT, DATED JULY 26, 2021. Comment 2.1: According to FEMA FIRM Map 06085C0643H, dated May 18, 2009, the proposed development is adjacent to FEMA floodplain ‘Zone AH,’ which has a Base Flood Elevation (BFE) of 193-feet (NAVD 88). Topography for the immediate area outside of the FEMA floodplain, more specifically along Tenth Street, show elevations that are lower than 193-feet (NAVD 88). This may provide a flow path for the BFE to cross Tenth Street and ultimately subject the proposed site to flooding. Please verify the existing topography outside of the adjacent Zone AH, and additionally within the proposed site. There should be no flow paths lower than 193-feet (NAVD 88), and the proposed development should be protected from flooding up to this elevation. Response 2.1: As discussed on page 101 of the Initial Study/MND, the project site is located within Zone X and not in a 100-year flood zone. As stated in the above comment, the project site is located adjacent to land within Zone AH that has a base flood elevation of 193 feet. The project site has an elevation of 193 feet. As a condition of approval, the proposed project shall be required to import fill material to the site and achieve finished floor elevations of at least 193.75 (NAVD 88). Elevation of the site would ensure that no flow paths lower than 193 feet are present on-site, preventing the proposed commercial development from potential flooding. 5.B.q Packet Pg. 227 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 7 August 2021 SECTION 3.0 DRAFT INITIAL STUDY/MND TEXT REVISIONS This section contains revisions to the text of the Chestnut & Tenth Street Commercial Mitigated Negative Declaration and Initial Study dated June 2021. Revised or new language is underlined. All deletions are shown with a line through the text. Mitigated Negative Declaration, Page 1 Section I. Description of the Project: ADD the following text: APN: 841-66-010, 841-66-011, 841-66-014, and 814-66-015 Initial Study, Page 105 Section 4.10.2 Impact Discussion, checklist question h): ADD the following text: As described in checklist question g) above, the project site is designated as Flood Zone X, which is not a 100-year flood zone or considered a special hazard flood zone in the FEMA Flood Rate Insurance Maps.1 The project site is adjacent to Flood Zone AH, which has a base flood elevation of 193 feet amsl.2 As noted in Section 4.7 Geology and Soils, the project site has an elevation of 193 feet amsl.3 To address potential flooding on-site given the site’s proximity to areas in Zone AH and ensure that no flow paths lower than 193 feet are present, the proposed project shall be required to import fill material to the site and achieve finished floor elevations of at least 193.75 (NAVD 88) as a condition of approval. 1 FEMA. “Special Flood Hazard Area.” Accessed June 5, 2020. https://www.fema.gov/special-flood-hazard- area#:~:text=The%20land%20area%20covered%20by,purchase%20of%20flood%20insurance%20applies. 2 Ibid. 3 Salem Engineering Group, Inc. Geotechnical Engineering Investigation, Proposed Commercial Development Northeast of Chestnut Street and East of Tenth Street, Gilroy, California. April 27, 2020. 5.B.q Packet Pg. 228 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) Chestnut & Tenth Street Commercial Project Responses to Comments City of Gilroy 8 August 2021 SECTION 4.0 CONCLUSION The comments received on the IS/ND did not raise any new issues about the project’s environmental impacts, or provide information indicating the project would result in new environmental impacts or impacts substantially greater in severity than disclosed in the Initial Study/MND. Minor clarifications were added to the text of the Initial Study/MND (refer to Section 3.0 Draft Initial Study/MND Text Revisions). The text revisions do not constitute a “substantial revision” pursuant to CEQA Guidelines §15073.5 and recirculation of the MND is not required. 5.B.q Packet Pg. 229 Attachment: Final MND Responses (3396 : Evergreen Chestnut and Tenth Commercial Center) General Plan Compliance Review Table Tenth and Chestnut Commercial PUD Policy Consistency Analysis Policy LU 1.1 Pattern of Development. Ensure an orderly, contiguous pattern of development that prioritizes infill development, phases new development, encourages compactness and efficiency, preserves surrounding open space and agricultural resources, and avoids land use incompatibilities. Consistent – The project site is located in an area intended for commercial development. The intensity of development is considered appropriate. Policy LU 1.4 Mix of Uses. Encourage a diverse mix of land uses to achieve a balance between jobs and housing, to ensure the community’s long-term, and to increase job opportunities in the city to assist in equalizing the job/housing balance. Through the Land Use Diagram, the City shall encourage a range of housing types, mixed-use districts, a diversity of businesses and industries, and adequate services and leisure activities to meet the social and economic needs of residents. Consistent –The proposed project is consistent with the General Plan land use designation and would include a range of commercial uses on-site including a gas station, convenience store, coffee shop, two fast food restaurants, gas station, and hotel. It is noted that the project’s consistency with this policy would reduce GHG emissions by proposing uses that reduce citywide VMT. LU 1.6 Areas with Fragmented Property Ownership Encourage coordinated development in areas where a fragmentation of property ownership poses potential impediments for orderly and efficient LU-20 City of Gilroy 2040 General Plan | Adopted November 2, 2020 development (e.g., layout of streets, lots, utilities). Projects where such impediments are identified shall demonstrate good faith effort to acquire and consolidate adjacent parcels in cases where to do so would improve the development potential of the project, consistent with the General Plan policies and other City development standards Consistent – This project will assemble 4 lots to facility redevelopment of 6.8 acres as a single project. LU 1.8 Vacant and Underutilized Sites Monitor vacant and underutilized residential and non-residential land to encourage infill development on those sites Consistent – This project will result in comprehensive redevelopment of a site that will build out the entire property. LU 4.1 Clustering Commercial Uses Encourage new commercial uses to group into clustered areas or centers containing professional offices, retail sales and services. Clustered development shall locate at the intersections of major thoroughfares, and exclude “strip” commercial development (shallow depth, linear form, parking in front of building). Consistent – The project replaces a small strip commercial with a commercial village connected with walkways and a more pedestrian friendly experience. LU 4.2 High Quality Design Encourage distinctive and high quality commercial architecture that respects the character of Gilroy and discourages the use of “franchise architecture”. Consistent – The project includes a comprehensive design program. LU 4.4 Commercial Design Standards and Review Procedures Require commercial centers to incorporate high standards of site design, construction, buffering, and screening to ensure their compatibility and opportunity to enhance residential neighborhoods. Consistent – same comment as above. LU 4.5 Landscaping in Commercial Areas Require that landscaping on commercial properties be well maintained. The City shall encourage those properties currently without landscaping to provide landscaping. Consistent – CC&Rs are recommended to require common maintenance of landscaping etc. LU 4.8 Tourist-Oriented Commercial Encourage tourist-oriented retail uses to locate near U.S. 101 interchanges and Gilroy Gardens Consistent – The project includes a brand name quality hotel. 5.B.r Packet Pg. 230 Attachment: General Plan Compliance Table (3396 : Evergreen Chestnut and Tenth Commercial Center) General Plan Compliance Review Table Tenth and Chestnut Commercial PUD Policy Consistency Analysis LU 4.10 Outdoor Activities Encourage outdoor cafes and other outdoor activities in appropriate commercial areas, especially Downtown, to create vibrant public spaces and maximize pedestrian activity Consistent – The project includes outdoor dining and gathering areas. LU 4.12 Zoning Change Requests Carefully consider zone change requests to the Commercial-Industrial (CM) District to ensure compatibility of the range of allowed uses with surrounding existing and planned future uses Consistent – The project proposes a PUD that will promote redevelop of C3 and CM zoned sites as a single project. LU 8.1 Community Beautification Ensure the beautification of Gilroy by acquiring easements or development rights for open space, planting street trees, and landscaping public right-ofways Consistent – The project includes robust landscaping and street trees on the frontage. Policy LU 8.2 Community Gateway. Require new development at “gateways” to the city (i.e., including Monterey Road, Pacheco Pass, Hecker Pass, and U.S. 101 interchanges) to incorporate high-quality, site and architectural design, distinctive landscaping, public art and/or other improvements that enhance the visual integrity of such areas. Consistent – The project includes a high quality of design and would incorporate new street trees and public art. LU 8.3 Landscaping along U.S. 101 Coordinate with Caltrans and the County to enhance the landscaping along U.S. 101, and encourage new developments facing U.S. 101 to provide landscape screening and to protect and enhance views of farmland and the surrounding hills Consistent – Conditions of approval are recommended to work with Caltrans to allow landscaping in offramp right of way areas near the southeast corner of the site. LU 8.5 Public Art Encourage the installation of public art in conjunction with residential and non-residential development Consistent – The project is proposing an attractive sculpture at its main pedestrian entryway. LU 8.7 Signs and Billboards Require the location of signs and billboards to respect the surrounding context in order to minimize any negative impact on the visual environment. Land Use | 2 City of Gilroy 2040 General Plan | Adopted November 2, 2020 LU-35 Enforce sign regulations and design standards to reduce sign clutter and illegal signage along corridors Consistent – The sign program proposes monument and pylon signage that would complement the architecture and that is appropriately scaled for the intended locations of each type of sign. M 1.7 Reduce Vehicle Miles Traveled Reduce vehicle miles traveled (VMT) and greenhouse gas emissions by developing a transportation network that makes it convenient to use transit, ride a bicycle, walk, or use other non-automobile modes of transportation. Consistent – The project reduces overall Citywide VMT, will promote a walkable commercial center, and include bicycle parking. M 1.8 Street Landscaping Require landscaping as a part of all new street design, including street trees, landscaped medians and buffers, and high-quality street furniture Consistent – Street tree planting is included. M 3.2 New Development Require new development to include a system of sidewalks, trails, and bikeways that link all land uses, provide accessibility to parks and schools, and connect to M-16 City of Gilroy 2040 General Plan | Adopted November 2, 2020 all existing or planned external street and trail facilities in accordance with the Mobility Diagrams. Consistent – See discussion above. M 3.9 Bicycle Parking Require adequate short- and long-term bicycle parking for all land uses except for single-family residential uses Consistent – As proposed and conditioned the site will include required bicycle parking. 5.B.r Packet Pg. 231 Attachment: General Plan Compliance Table (3396 : Evergreen Chestnut and Tenth Commercial Center) General Plan Compliance Review Table Tenth and Chestnut Commercial PUD Policy Consistency Analysis Policy M 4.2. Transit and Development. Require new development to fully accommodate, enhance, and facilitate public transit, including pedestrian and bicycle access to transit. Consistent – The proposed project would orient buildings to the street and minimize the visual appearance of parking to enhance the pedestrian experience on East Tenth Street. Street trees would be planted along East Tenth Street and East Ninth Street to create shade for pedestrians and bicyclists. In addition, the project would construction two pedestrian access paths on East Tenth Street and install ADA compliant curb ramps at the intersection of Chestnut Street and Ninth Street, increasing pedestrian connectivity to the site and surrounding uses. Bicycle parking would be provided adjacent to the proposed hotel and commercial buildings, consistent with CBC and VTA parking requirements. The project’s consistency with this policy would reduce GHG emissions by providing improvements at the pedestrian and bicycle level that facilitate employees and customers to bike and walk to the site, thereby reducing emissions from automobile trips. M 5.1 Standard Level of Service (LOS) Maintain traffic conditions at LOS C or better at Gilroy intersections and roadways, allowing some commercial and industrial areas (e.g., downtown Gilroy, First Street corridor) to operate at LOS D or better. Existing LOS D areas within City include the Gilroy Premium outlets, Gilroy Crossings, and Regency Commercial areas. Exceptions to this standard will be allowed only where the City Council determines that. the improvements needed to maintain the City’ s standard level of service at specific locations are infeasible Consistent – The project is required to pay traffic impact fees, will provide additional right of way for widening along its Tenth Street/Automall frontage and will contribute to off-site traffic improvements as required by the project conditions. M 5.8 Commercial Driveways Require new commercial development to minimize commercial driveways and locate them to prevent conflicts at intersections and with other driveways. Also encourage the reduction of duplicative existing commercial driveways. Consistent – The driveways are designed to accommodate vehicle access and avoid conflicts with street circulation. M 5.9 U.S. 101 Landscaping and View Protection Coordinate with Caltrans and Santa Clara County to provide additional landscaping along the U.S. 101 right-of-way to enhance its attractiveness, recognizing that it is the primary “visitor-serving” traffic artery in the Planning Area. Also, encourage new developments facing U.S. 101 to provide landscape screening and to protect and enhance existing views of farmland and surrounding hi Consistent – The project will landscape all frontages and will work with Caltrans to pursue opportunities to enhance the offramp landscaping with durable groundcover plantings. EP 5.1 Downtown and Local-Serving Retail Encourage the establishment and expansion of commercial businesses that increase local spending within Gilroy and provide needed goods and services to residents and businesses. Consistent – The center will provide more local services and dining opportunities and provide transient occupancy for visitors to come to Gilroy. EP 5.3 Retail Mix Coordinate with retail centers to maintain a fresh mix of stores and an attractive shopping environment Consistent – The center will provide additional options to residents in Gilroy to 5.B.r Packet Pg. 232 Attachment: General Plan Compliance Table (3396 : Evergreen Chestnut and Tenth Commercial Center) General Plan Compliance Review Table Tenth and Chestnut Commercial PUD Policy Consistency Analysis shop, dine and obtain services. EP 7.3 Public Art Support private efforts to create art in public places (e.g., murals, statues) as a means to create a vibrant community that attracts residents and businesses Consistent – The project includes proposed art. M 5.22 Roadway Improvement Right-of-Way Dedication Require proposed new development to dedicate right-of-way, as shown in Appendix D, necessary for improvements to roadways on which the new development fronts Consistent – the project includes roadway dedication and will improve the walkways along its frontage. EP 8.2 Jobs to Employed Resident Ratio Seek to improve the city’s jobs to employed resident ratio through land use management, in part to support the City’s fiscal health Consistent – The project provides additional jobs in the community. Policy PFS 7.5 Street Trees. Strive to line the City’s streets with trees so that they become enjoyable and beautiful spaces, creating a rich “urban forest” for the enjoyment of future generations. Tree species should be selected that will provide a canopy of shade and have root systems that will not cause sidewalk buckling and other damage, to the extent practicable. Consistent – The proposed project would plant 220 trees, including street trees on along adjacent roadways. Additionally, the project would include landscaped seating areas and pedestrian paths along the project’s Tenth Street frontage. 5.B.r Packet Pg. 233 Attachment: General Plan Compliance Table (3396 : Evergreen Chestnut and Tenth Commercial Center) 5.B.sPacket Pg. 234Attachment: Reso Z 20-04 Exhibit A (3396 : Evergreen Chestnut and Tenth Commercial Center) ATTACHMENT A STANDARD CONDITIONS OF APPROVAL AS 20-14 Note: The following abbreviations identify the City department or division responsible for determining compliance with these conditions. The first group listed has responsibility for compliance at plan check, the second confirms compliance with the condition at final inspection, prior to final occupancy or issuance of a certificate of occupancy, or as specified in the condition. If only one group is identified, they have responsibilities from initial review through compliance verification. In the context of these Conditions of Approval, the term “Developer” means permit applicant, property owner, operator, permittee, lessee, and/or tenants using the space(s) for the intended use(s). Developer shall comply with project conditions for the life of the project. RESPONSIBLE DEPARTMENTS/DIVISIONS BL Building Division/Inspectors PK Parks/Landscape Design CA City Attorney PL Planning Division CC Chemical Control Agency PW Public Works/Engineering FP Fire Prevention TR Traffic Division PD Police Department WW Wastewater/Source Control COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION CONDITIONS The following GENERAL conditions authorize specific terms of the project ENTITLEMENT(S). 1. APPROVED PROJECT: Approval is granted to construct a commercial shopping center and 5 story hotel as a planned unit development on Assessor Parcel No’s. 846-66-010, 011, 014 & 014. Development plan approval shall include and be in conformance with the following project plans and documents: • Architectural Plans for Laurel Square last revised Oct 1, 2020, prepared by JL Architects, consisting of Sheets A0-A12. • Civil Plans, Vesting Tentative Map/Development Plan for Laurel Square dated April 2021, prepared by MacKay & Somps, consisting of 14 sheets. • Landscape Plans for Garlic Center dated 6-22-21 by RW Stover and Associates Inc. consisting of sheets L0-L2.5 (14 sheets) • Photometric Site Plan for Gilroy Commercial Development, by Belden CE, Sheet SP 5.B.t Packet Pg. 235 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) • ALTA NSPS Land Title Survey by MacKay & Somps • Gilroy Center Design Guidelines prepared for Evergreen dated 10.13.20 • Comprehensive Sign Plan dated 3.16.2021 prepared by Bootz & Duke Signs • Art Sculpture Concept Drawings by Ride Art Studio The following pad building plans are approved • Bluewave Express plans dated October 30,2020 Sheets A-201 and A-202 and elevation renderings (9 sheets) • Chick Filet Elevations [Brand Compliant Design Solution] (2 sheets) • Starbucks E 10th & HWY 101 dated 2021-06-15, Site Plan SP-2, Renderings and Elevations (4 Sheets) • QSR1 (Speculative) The following Hotel building plans are approved. • Hyatt Place Gilroy Ca Garlic Center Development plans dated October 23, 2020 by SERA Architecture, Sheet A001, A051, A101 -A103, A301-302, A310, A4551-A452, A701-A702 (12 sheets) & Hyatt Colors and Materials Board Build-out of the project shall conform to the plans, except as otherwise specified in these conditions. Adjustment or modification including any site or building changes made at time of building permit submittal, shall be considered by the Community Development Director or designee for compliance with the C3 PUD zoning approvals, and may require additional entitlement review and approval. Any conflicts amongst project plan sheet details shall be resolved by the Community Development Director. 2. RELATED ENTITLEMENTS: This permit is subject to adoption of rezoning Z 20- 04 establishing a commercial C3 PUD and the mitigation measures of MND SCH 2021060521). 3. TENTATIVE MAP: If the concurrent application for TM 20-03 is pursued, Developer shall establish a common site management agreement for the development. The site management shall be responsible for the maintenance and enforcement of parking, private streets, landscaping, and other interior areas held in common by the complex. Such responsibilities shall be provided within the Covenants, Conditions, and Restrictions (CC&Rs) for the development. The City shall review all CC&Rs prior to recordation Any covenants, conditions, and restrictions (CC&Rs) applicable to the project property shall be consistent with the terms of this permit and the City Code. If there is a conflict between the CC&Rs and the City Code or this permit, the City Code or this permit shall prevail 5.B.t Packet Pg. 236 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 4. PHASING: Project phasing shall be completed consistent with the Phasing Plan Sheet TM 14. Phase 1 consists of all site frontage improvements and landscaping, common driveways and drive aisles. Phase 2 consists of buildout of each building pad site. 5. WATER LIMITATIONS: Developer shall be advised that the approval is subject to the drought emergencies provisions pursuant to the Gilroy City Code Chapter 27.98. 6. INDEMNIFICATION: Developer agrees, as a condition of permit approval, at Developer’s own expense, to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its officers, contractors, consultants, attorneys, employees and agents from any and all claim(s), action(s) or proceeding(s) brought against the City or its officers, contractors, consultants, attorneys, employees, or agents to challenge, attack, set aside, void or annul the approval of this resolution or any condition attached thereto or any proceedings, acts or determinations taken, including actions taken under the California Environmental Quality Act of 1970, as amended, done or made prior to the approval of such resolution that were part of the approval process. 7. PERMIT EXPIRATION: The expiration date for this approval shall run concurrent with the tentative parcel map approval, which shall expire October 4, 2023 (two years from the final decision date). This related approval AS 20-14 shall expire within 12 months after recordation of the Final Parcel Map or within 12 months from expiration of the Tentative Map approval (if a final map is not pursued). If development is not pursued within 12 months of the Final Map recordation or Tentative Map Expiration Date, this approval shall be deemed automatically revoked. Upon application, an extension of time may be g ranted by the Community Development Director or designee. Developer must submit a written application for any time extension, with applicable fees prior to the expiration date. Only timely requests may be considered pursuant to the City Code. The following conditions shall be addressed prior to issuance of any BUILDING PERMIT, GRADING PERMIT or IMPROVEMENT PLAN, whichever is first issued, or as otherwise specified in the condition. 8. HABITAT PERMIT: Concurrent with or prior to an application for a grading permit, Developer shall submit a Habitat Permit application to the City of Gilroy. The application shall consist of the application processing fee, Santa Clara Valley Habitat Plan Application For Private Projects and Fees and Conditions (available on the Santa Clara Valley Habitat Agency website: https://www.scv- habitatagency.org/). The grading permit will be issued only after approval of the Habitat Plan permit and payment of assessed fees. 5.B.t Packet Pg. 237 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 9. PUBLIC ART: Prior to issuance of building permits, submit a request for approval and installation of a suitable, significant piece of public -oriented sculpture or similar public art installation, which shall be completed prior to occupancy. All public art must be reviewed and approved by the City of Gilroy Arts and Culture Commission and City Council. 10. CONDITIONS OF APPROVAL: Developer shall include a plan sheet(s) that includes a reproduction of all conditions of approval of this permit, as adopted by the decision-maker. 11. MITIGATION MEASURES: All mitigation measures identified in the Mitigated Negative Declaration (MND) must be addressed during grading/building permit submittal and construction. The applicant must note how they have addressed each mitigation measure to the satisfaction of the Community Development Director or designee, prior to issuance of permits. 12. CERTIFICATION OF BUILDING PERMIT PLANS: The project architect shall certify in writing that the architectural design shown in the building permit plans match the plans approved by the Community Development Director or designee/Planning Commission/City Council. Any changes must be clearly noted. The project architect shall also certify that the structural plans are consistent with the architectural plans. In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Division. 13. COLORS AND MATERIALS: Plans submitted for building permit applications shall include all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (e.g. stucco with sand finish, plaster with smooth finish) to be used in construction. 14. WINDOWS AND DOORS: The manufacturer type, design, material, and installation details for all windows within the project shall be specified in the construction drawings for review and approval by the Community Development Director or designee. 15. FENCES AND WALLS: All fencing and walls are to be shown on construction drawings for review and approval. The design and location must comply with all height and setback requirements. 16. BICYCLE RACKS OR STORAGE: Developer shall provide a minimum of 24 bicycle racks as indicated on approved plans and subject to compliance with building code requirements. The racks shall be an “inverted U,” or equivalent as approved by the Community Development Director and must secure the frame and both wheels. Racks shall be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard 5.B.t Packet Pg. 238 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) or locating them there is otherwise infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault. Bicycle lockers may be provided in addition to bicycle racks. 17. LOADING ZONES: Plans for issuance of building permit shall show location of all designated loading zones. Deliveries shall be scheduled outside of regular busines hours and peak traffic periods. Striping and signage for loading and unloading activities may be required to be posted as determined by the Community Development Director. 18. TRASH ENCLOSURE: Details of an opaque screen trash enclosure are to be shown on construction drawings and approved by the Community Development Director or designee. The trash enclosure should match the architectural design, color, and materials of the primary structure. The trash enclosure for food service uses shall be equipped with hot water, a drain inlet to the sanitary sewer system, and a locking device. 19. SCREENING OF APPERTUNANCES: Show on construction drawings details of screening for all exterior equipment, including but not limited to mechanical equipment, post indicator valves, backflow prevention devices, utility meters, mailboxes and address directories, etc. Groun d mounted utility appurtenances such as transformers shall not be visible from any public right-of-way and shall be adequately screened through the use or combination of concrete or masonry walls, berms, and landscaping. In addition to the above, backflow preventers shall be painted dark green, except the fire connection which shall be painted yellow. The final placement and design of these items shall be to the satisfaction of the Community Development Director or designee. 20. ROOFTOP EQUIPMENT: Developer shall ensure rooftop mechanical equipment, including but not limited to heating and cooling systems, plumbing vents, ducts, antennas and other appurtenances protruding from the roof are recessed or otherwise screened pursuant to the City zoning code. Details of the roof equipment and roof screens shall be included in the building permit drawings and approved by the Community Development Director or designee. 21. ROOF AND BUILDING DRAINPIPES: Developer shall install all roof and building drainpipes and downspouts inside building elements. These items shall not be visible on any exterior building elevations. 22. MASTER SIGN PROGRAM Developer shall comply with the master sign program approved for the project. Separate sign permit approval shall be required for building signage and new sign copy. Signage shall conform to the Sign Program . 5.B.t Packet Pg. 239 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 23. LANDSCAPING AND LIGHTING: Prior to building permit issuance, proposed landscaping shall be shown on the site plan and submitted with the construction drawings for review and approval by the Community Development Director or designee. Landscaping shall be extended beyond the property to include any right of way extending to the roadway curb or pavement edge as necessary and as indicated on the Civil phasing plan and landscape plan. 24. LANDSCAPE MULCH: As part of the Landscape Plan submittal, Developer shall clarify a minimum three (3) inch layer of mulch to be applied on all exposed soil surfaces, as required by the State Model Water Efficient Landscape Ordinance (MWELO). 25. INVASIVE PLANT SPECIES: Developer shall not include any invasive plant species, such as those listed by the California Invasive Plant Council. 26. LANDSCAPE DOCUMENTATION PACKAGE: Prior to issuance of building permits or initiation of the proposed use, whichever comes first, Developer shall submit a completed Landscape Documentation Package, including a soil analysis/management report along with appropriate application review fees, to the Community Development Department, including required documentation for compliance verification, and obtain approval of such plans. 27. IRRIGATION SENSORS: Prior to issuance of building permits, developer shall (as part of the irrigation system) indicate on construction drawings sensors that suspend or alter irrigation operation during unfavorable weather conditions (e.g. automatic rain shut-off devices). The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first, or as otherwise specified in the condition. 28. ON- AND OFF-SITE IMPROVEMENTS: Prior to occupancy, Developer shall complete all required offsite and onsite improvements related to the project, including structures, paving, and landscaping, unless otherwise allowed by the Community Development Director, or stated in these conditions. 29. LANDSCAPE AND IRRIGATION INSTALLATION: Prior to issuance of certificate of occupancy or building permit final sign -off, Developer of each pad shall complete all landscaping and irrigation in accordance with the approved plans. This condition pertains to buildout of each parcel. The Phase I landscaping shall be installed as specified under Condition 4. 30. LANDSCAPE CERTIFICATE OF COMPLETION: Prior to occupancy or initiation of the proposed use, or completion of each build-out phase of development, Developer shall submit a signed Certificate of Completion, along with all 5.B.t Packet Pg. 240 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) necessary supporting documentation and payment to the Community Development Department, for compliance verification of the landscape installation. Developer is required under the Model Water Efficient Landscape Ordinance (MWELO) to provide a copy of the approved Certificate of Completion to the property owner or his or her designee. 31. PLANNING INSPECTION: Inspection(s) by the Planning Division may be required for the foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans. 32. SITE CLEAN-UP: Prior to issuance of a certificate of occupancy, Developer shall remove all construction materials, debris, and vehicles from the subject property. The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or as otherwise specified in the condition. 33. CONSTRUCTION RELATED NOISE: To minimize potential construction-related impacts to noise, Developer shall include the following language on any grading, site work, and construction plans issued for the subject site “During earth-moving, grading, and construction activities, Developer shall implement the following measures at the construction site: a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is prohibited on Sundays and City-observed holidays; b. Locate stationary noise-generating equipment as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area; c. Construct sound walls or other noise reduction measures prior to developing the project site; d. Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment; e. Prohibit all unnecessary idling of internal combustion engines; f. Utilize “quiet” models of air compressors and other stationary noise sources where technology exists; and g. Designate a “disturbance coordinator’ who would be responsible for responding to any complaints about construction noise. The disturbance coordinator will determine the cause of the noise complaint (e.g. bad muffler, etc.) and will require that reasonable measures be implemented to correct the problem.” 5.B.t Packet Pg. 241 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 34. CONSTRUCTION RELATED AIR QUALITY: To minimize potential construction- related impacts to air quality, Developer shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) and shall include the following language on any grading, site work, and construction plans issued for the project site “During earth-moving, grading, and construction activities, Developer shall implement the following basic control measures at the construction site: a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day; b. All haul trucks transporting soil, sand, or other loose material onsite o r offsite shall be covered; c. All visible mud or dirt tracked out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; d. All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles per hour; e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator; and h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.” 35. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the Developer will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants. Engineering controls and construction BMPs will include, but not be limited to, the following: a. Contractor employees working on-site will be certified in OSHA’s 40-hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; 5.B.t Packet Pg. 242 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) b. Contractor will stockpile soil during development activities to allow for proper characterization and evaluation of disposal options; c. Contractor will monitor area around construction site for fugitive vapor emissions with appropriate filed screening instrumentation; d. Contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; e. Contractor will place any stockpiled soil in areas shielded from prevailing winds; and f. Contractor will cover the bottom of excavated areas with sheeting when work is not being performed. 36. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with the Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards. 37. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: In the event of an accidental discovery of archaeological resources during grading or construction activities, Developer shall include the following language on any grading, site work, and construction plans issued for the project site: “If archaeological or cultural resources are discovered during earth-moving, grading, or construction activities, all work shall be halted within at least 50 meters (165 feet) of the find and the area shall be staked off immediately. The monitoring professional archaeologist, if one is onsite, shall be notified and evaluate the find. If a monitoring professional archaeologist is not onsite, the City shall be notified immediately and a qualified professional archaeologist shall be retained (at Developer’s expense) to evaluate the find and report to the City. If the find is determined to be significant, appropriate mitigation measures shall be formulated by the professional archaeologist and implemented by the responsible party.” 38. DISCOVERY OF HUMAN REMAINS: In the event of an accidental discovery or recognition of any human remains, Developer shall include the following language in all grading, site work, and construction plans: “If human remains are found during earth-moving, grading, or construction activities, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no 5.B.t Packet Pg. 243 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.” The following conditions shall be complied with AT ALL TIMES that the use permitted by this entitlement occupies the premises. 39. GROUND FLOOR TRANSPARENCY: Storefronts (including windows) must always maintain a minimum of 75 percent transparency along the ground floor of the building(s). No signage, window tinting/treatment, permanent/affixed furniture, or sunshades which permanently block the windows/storefronts are permitted. Sunshades which maximize transparency while providing UV light screening for building occupants may be permitted, subject to review and approval by the Community Development Director or designee. 40. LANDSCAPE MAINTENANCE: For the life of the project, Developer shall maintain landscaping and irrigation in accordance with the approved plans, except as otherwise permitted or required by law. Significant changes to the number, placement, and selection of plant species may require a modification to this approval, to be determined by the Community Development Director or designee. FIRE INSPECTION DIVISION 41. The car wash facility shall be equipped with water recycling equipment and shall also be equipped with a sand oil water clarifier size to meet the expected demand. 42. For future plans, show the underground fire water supply components (point of connection, piping type & size, backflow preventer (DDCA), fire department connection (FDC), post indicator valve (PIV), etc. The fire water supply shall be 5.B.t Packet Pg. 244 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) designed to the current NFPA 24 standard. Note that 6” is the minimum underground fire hydrant supply line pipe size. Show all fire hydrants. 43. Buildings shall be equipped with a fire sprinkler system designed to the appropriate standard (NFPA 13) for the highest expected hazard. A stainless steel continuous riser pipe connection shall connect to an internal fire riser (the fire riser pipe shall be located inside the building). All fire sprinkler system components shall be monitored per the current NFPA 72. 44. A Fire Flow calculation for the project shall be based on the largest building and its construction type in conformance with the IFC/CFC Appendix B Table B105. The below data is more than 12 months old, but it has been provided for informational purposes: 45. The fuel station located on Parcel A shall comply with current state and federal tank (underground and/or above ground) laws and regulations. Condition: A sewer test manhole shall be installed for each building in an accessible location. Food facilities shall be equipped with a grease interceptor with a sample box per the grease trap/interceptor sizing policy. Contact Jennifer Rojero at 408-846-0438 for details. 46. The trash enclosure floor drains shall be equipped with a Zurn (or equivalent) Vandal Proof floor drain lid with screen and small grease trap (e.g. 40 pound). 47. The car wash facility shall be equipped with water recycling equipment and shall also be equipped with a sand oil water clarifier sized to meet the expected demand. BUILDING DIVISION 48. Prior to submittal of permits, the applicant shall contact the Building Division to schedule a pre-construction meeting. 49. Based on 246 proposed visitor parking spots, short term bicycle parking is required at five-percent (5%) of the visitor parking spots, with a minimum of 13 short term bicycle parking spots are required. Based on 37 proposed Tenant -Occupant required parking spots, long term bicycle parking is required at five -percent (5%) of the tenant-occupant required parking, with a minimum of 2 (covered) long term bicycle parking spots required. PUBLIC WORKS MASTER CONDITIONS OF APPROVAL 5.B.t Packet Pg. 245 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) The following conditions make up the ENTITLEMENTS for your project. They authorize and approve the specific terms of your project. The following conditions shall be addressed on the construction plans submitted for any BUILDING PERMIT or GRADING PERMIT, and shall be satisfied prior to issuance of whichever permit is issued first, or if another deadline is specified in a condition, at that time. 50. PAYMENT OF PUBLIC WORKS PLAN CHECK AND INSPECTION FEE – At the time of first improvement plan submittal, the applicant shall submit a $20,000 (twenty thousand dollar) initial deposit for project plan check and construction inspection. This deposit will be credited/accounted toward final plan check and inspection fee for the project. In addition, the applicant shall submit a detailed project cost estimate prepared by the project engineer, to approval of the City Engineer, with the initial proj ect plan submittal. The cost estimate shall be broken out into on -site and off-site improvements. Prior to plan approval, the applicant shall pay 100% of the plan check and inspection fee based on the approved project cost estimate. Public Works will not sign-off on the issuance of the project building permit without full payment of this plan check and inspection fee. 51. Funding Agreement – The applicant shall execute the “Funding Agreement” dated ________ that provides the framework to secure payment for the City to conduct the project traffic mitigations in lieu of the developer making the physical improvements, collection of development impact fees, and create a lien or other acceptable means of security, as described in the document between the Developer, Evergreen Development Company – 2019, LLC, an Arizona limited liability company, and the City of Gilroy. The agreement shall be executed by the developer within thirty (30) days of project entitlement to the approval of the City Engineer. The proposed development shall comply with all terms and conditions specified in the Agreement. (PUBLIC WORKS) 52. PLAN SUBMITTAL – The Engineering project plans shall be submitted, in full, with the building permit plans. Improvement plans are required for both on -site and off- site improvements, and the improvement plan set cover sheet shall include an index referencing on-site and off-site improvements. All improvements shall be designed and constructed in accordance with the City of Gilroy Municipal Code and Standard Specifications and Details and are subject to all laws of the City of Gilroy by reference. The improvement plans shall include all civil project plans including, but not limited to, site plans, grading plans, utility plans, joint trench, off -site plans, lighting (photometric) plans, and landscaping plans within the public right-of-way. The plan shall clearly identify both public and private utilities. The improvement plans shall be submitted with the Public Works Engineering submittal checklist provided by the City, and available on the City website. In addition: 5.B.t Packet Pg. 246 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) a. A complete set of improvement plans shall consist of Civil site design, landscape site design, Electrical, Joint Trench. Any walls or structural features part of the landscape design shall also be included; b. Improvement plans are required for both on-site and off-site improvements. A separate plan set for each shall be prepared, or at the approval of the City Engineer, onsite and offsite sheets can be combined into one plan set; c. The improvement plan submittal, including utility sheets, shall show appropriate line types and labels to identify different type of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, etc. shall be relocated/installed behind the back of sidewalk; d. Improvement plans (as second sheet in plan set) shall contain Approved Conditions of Approval; e. Improvement plans shall include General Notes found in the City of Gilroy General Guidelines; f. Improvement plans shall be completed per the Public Works Engineering submittal checklist, which can be found in the City’s website. At first submittal, a completed checklist shall be included in the submittal package, and shall show which items have been included. g. The improvement plan cover sheet shall include a table summarizing all facilities (Streets, Utilities, Parks, Landscaping, etc.), showing the ownership of all facilities, access rights to, and the maintenance responsibilities of all facilities; h. Improvement and grading plans shall show existing topo and features at least 50’ beyond the project boundary. The plan shall clearly show existing topo, label contour elevations, drainage patterns, flow lines, slopes, and all other property encumbrances; i. If the project has excess fill or cut that will be off-hauled to a site or on-hauled from a site within the city limits of Gilroy, an additional Haul Permit is required. A statement indicating the need to obtain a Haul Permit must be added as a general note to the Grading and Drainage Plan; j. All grading and improvement plans shall identify the vertical elevation datum, date of survey, and surveyor; k. A Title Report shall be submitted with first submittal improvement plans. An existing site plan shall be submitted showing all existing site conditions and title report easements. The plan shall include bearing and distance information for all right-of-way and easements; l. The plan shall show any proposed easements to be dedicated for any needed purpose, or any easement expected to be abandoned through separate instrument. This includes PUE, PSE, EVAE, Cross-Property Access Easement, Landscape Easement, Drainage Easement, Pole Line Easement, etc.; m. To ensure the plans are coordinated and there are no conflicts between disciplines, the applicant shall provide a “composite exhibit” showing Civil, Landscape, Electrical, and Joint Trench design information (as a separate sheet titled “Composite Plan”) to confirm that there are no conflicts; n. All Solid Waste Vehicle circulation movements shall be modeled and shown on a separate plan sheet. The circulation plan shall be prepared to the City 5.B.t Packet Pg. 247 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) Engineer’s satisfaction, and modeled using AutoTurn swept analysis software, and shall include all turning and street circulation movements; o. All Emergency Vehicle circulation movements shall be modeled and shown on a separate plan sheet. The circulation plan shall be prepared to the City Engineer’s satisfaction, and modeled using AutoTurn swept analysis software, and shall include all turning and street circulation movements; p. All utility boxes exposed to traffic or in a driveway, including sanitary sewer and/or water meter boxes, shall have traffic-rated boxes and lids; q. All on-site recycled water system improvements, including appurtenances, shall be located within a PSE. (PUBLIC WORKS) 53. UTILITY PLANS – A utility plan shall be provided for all projects as specified within these conditions of approval. To ensure coordination between the applicant and the relevant utility company: a. The applicant shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. Show preferred and alternative locations for all utility vaults and boxes if project has not obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the composite drawings and/or utility improvement plans. (All dry utilities shall be placed underground). b. The applicant shall negotiate any necessary right-of-way or easement with PG&E, or any other utilities, subject to the review and approval by the Engineering Division and the utility companies. c. A “Will Serve Letter” shall be provided for each utility company expected to service the subdivision. Early coordination with the utility companies is necessary to obtain this letter. Coordination of City utilities shall be through the Engineering Division. d. A note shall be placed on the joint trench composite plans which states that the plan agrees with City Codes and Standards and that no underground utility conflict exists. (PUBLIC WORKS) 54. UTILITY RESPONSIBILITIES – Storm and sewer utilities in private areas shall be privately owned and privately maintained. The water system in Gilroy is owned and maintained by the City. Conversely, public utilities within utility easements on private property remain the responsibility of the individual utility companies to maintain. The plans shall note the inspection, ownership and maintenance responsibility for each utility shown on the plans within a Table of Responsibilities on the project cover sheet of the improvement plans submitted with the initial plan submittal. The table shall include the list of streets, the responsible party for inspection of the improvements, who is responsible for the ownership of the utility, and who is responsible for the maintenance of the utility. An example of this table, including the types of utilities to be listed, can be provided by the Engineering Division upon request. (PUBLIC WORKS) 5.B.t Packet Pg. 248 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 55. PREPARATION OF ELECTRICAL PLANS – The project electrical plans shall be prepared by a registered professional engineer experienced in preparing these types of plans. The applicant shall submit, with the improvement plans submitted with the initial plan submittal, a letter from the design Electrical or Civil Engineer that states the electrical plan conform to City Codes and Standards, and to the approved improvement plans. The letter shall be signed and stamped by the professional engineer that prepares the improvement plans. (PUBLIC WORKS) 56. EXISTING FACILITIES PROTECTION – All existing public utilities shall be protected in place and if necessary relocated as approved by the City Engineer. No permanent structure is permitted within City easements without the approval of the City of Gilroy. (PUBLIC WORKS) 57. WATER QUALITY – Project design shall comply with the Stormwater Management Guidance Manual for Low Impact Development & Post-Construction Requirements. The applicant shall submit the Source Control Checklist as well as the appropriate Performance Requirements Checklist found in Appendix A of the manual at the time of the initial submittal for building permit. The manual can be found at the following site: www.cityofgilroy.org/261/Storm-Water-Management (PUBLIC WORKS) 58. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The developer is responsible for ensuring that all contractors are aware of all storm water quality measures, and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations, or a project stop order. (PUBLIC WORKS) 59. BEST MANAGEMENT PRACTICES (BMP) – The applicant shall perform all construction activities in accordance with Gilroy Municipal Code Section 27C, Municipal Storm Water Quality Protection and Discharge Controls, and Section E.10, Construction Site Storm Water Run-Off Control Program of the Regional NPDES Permit. Detailed information can be located at: www.flowstobay.org/documents/business/construction/SWPPP.pdf. This sheet shall be printed and included in all building construction plan sets permitted for construction in the City of Gilroy. (PUBLIC WORKS) 60. FIRE DEPARTMENT HYDRANT FLOW TEST – The applicant shall perform a Fire Hydrant flow test to confirm the water system will adequately serve the development, and will modify any part of the systems that does not perform to the standards established by the City. Applicant shall coordinate with Fire Department for the Fire Hydrant flow test. The flow test results shall be submitted with the initial plan submittal. (PUBLIC WORKS) 61. WATER CONSERVATION – The project shall fully comply with the measures required by the City’s Water Supply Shortage Regulations Ordinance (Gilroy City Code, Chapter 27, Article VI), and subsequent amendments to meet the requirements imposed by the 5.B.t Packet Pg. 249 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) State of California’s Water Board. This ordinance established permanent voluntary water saving measures and temporary conservation standards. (PUBLIC WORKS) 62. PROJECT STUDIES – The applicant shall submit, for City approval, any applicable water, sewer, storm drain or traffic studies for the development deemed appropriate by the City Engineer. These studies shall provide the supporting hydraulic calculation for pipe sizing per the City Standard Design Guidelines. The study shall be reviewed and approved by Engineering. If the results of the study indicate that this development contributes to the over-capacity of the trunk line, the applicant will be required to mitigate the impact by removing and replacing, or upsizing of the existing utilities to accommodate the appropriate level of project flows to the approval of the City Engineer. The improvements shall be addressed on the construction drawings, to the approval of the City Engineer, prior to the issuance of the first building permit. (PUBLIC WORKS) 63. MASTER PLAN COMPLIANCE – The project shall comply with all City Master Plans to the approval of the City Engineer. Street improvements, all street sections, the design of all off-site storm drainage facilities, sewer and water lines shall be in accordance with City Standards and shall follow the most current City Master Plan as approved by the City Engineer. Improvements deemed necessary by the City Engineer shall be shown on the project improvement plans. (PUBLIC WORKS) 64. IMPACT FEES – The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and Public Facilities Development Impact Fees. The City’s latest impact fee schedule is available on the City’s website. Payment of all Impact Fees is required at first building permit issuance. Fees shall be based on the current fee schedule in effect at the time of fee payment, consistent with and in accordance with City policy. Note that impact fees increase at the beginning of each fiscal year, July 1. Specific fee language is provided further in these conditions of approval. (PUBLIC WORKS) 65. STORMWATER MANAGEMENT PLAN – At first improvement plan submittal, the applicant shall submit a Storm Water Management Plan (SWMP) prepared by a registered Civil Engineer. The SWMP shall analyze the existing and ultimate conditions and facilities, and the study shall include all off-site tributary areas. Study and the design shall be in compliance with the City’s Stormwater Management Guidance Manual (latest edition). Existing off-site drainage patterns, i.e., tributary areas, drainage amount, and velocity shall not be altered by the development. The plan shall be to the approval of the City Engineer and shall be approved prior to the issuance of the building permit. (PUBLIC WORKS) 66. STORMWATER CONTROL PLAN – At first improvement plan submittal, the applicant shall submit a design level Stormwater Control Plan Report (in 8 ½ x 11 report format), to include background, summary, and explanation of all aspects of stormwater management. The report shall also include exhibits, tables, calculations, and all technical information supporting facts, including but not limited to, exhibit of the proposed site conditions, which clearly delineates impervious and pervious areas on 5.B.t Packet Pg. 250 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) site. The plan shall provide a separate hatch or shading for landscaping/pervious areas on-site including those areas that are not bio-retention areas. This stormwater control plan report format does not replace, or is not in-lieu of any stormwater control plan sheet in the improvement plans. The stormwater control plan shall include a signed Performance Requirement Certifications specified in the Stormwater Guidance Manual. At applicant’s sole expense, the stormwater control plan shall be submitted for review by an independent third party accepted by the City for compliance. Result of the peer review shall be submittal and approved by the City Engineer prior to the issuance of the first building permit. (PUBLIC WORKS) 67. REPAIR OF PUBLIC IMPROVEMENTS – The applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed because of the applicant’s operations. The applicant shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to the first occupancy of the project. (PUBLIC WORKS) 68. TRIANGULAR AREA OF VISIBILITY – Landscaping and permanent structures located within the 10' triangular area of visibility at the driveway, and 45’ triangular area of visibility at any project corner, shall have a minimum vertical clearance of 9’, and/or be less than 2’ in height. This includes all PG&E above ground structures and other utility facilities. The sight triangle shall be shown on the site civil plans, to the approval of the City Engineer, to demonstrate this condition. (PUBLIC WORKS) 69. DRIVEWAY DESIGN – Driveway grades shall be designed to keep a standard design vehicle from dragging or “bottoming out” on the street or driveway, and to keep water collected in the street from flowing onto the lots. The details of such design shall be provided on the site civil plans to the satisfaction of the City Engineer. (PUBLIC WORKS) 70. GRADING & DRAINAGE – All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. There shall be no earthwork disturbance or grading activities between October 15th and April 15th unless otherwise approved by the City Engineer. If approved, the applicant shall submit a Winterization Erosion Control Plan to the City Engineer for review and approval. This plan shall incorporate erosion control devices and other techniques in accordance with Gilroy Municipal Code § 27C to minimize erosion. Specific measures to control sediment runoff, construction pollution and other potential construction contamination sediment runoff, construction pollution and other potential construction contamin ation shall be addressed through the Erosion Control Plan and Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the Erosion Control Plan and project improvement plans. These documents shall also be kept on-site while the project is under construction. A Notice of Intent (NOI) shall be filed with the State Water Resources Control Board, with a copy provided to the Engineering Division before a grading permit will be issued. A project WDID# shall be added to the grading plans prior to plan approval. (PUBLIC WORKS) 5.B.t Packet Pg. 251 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 71. GEOTECHNICAL ENGINEER – Prior to building permit issuance, the applicant’s Geotechnical Engineer shall review the final grading, pavement design and drainage plans to ensure that said designs are in accordance with the recommendations or the project geotechnical study, and the peer review comments. The applicant’s Geotechnical Engineer’s approval shall then be conveyed to the City either by letter, or by signing the plans. All grading operations and soil compaction activities shall be per the approved project’s design level geotechnical report. All grading activities shall be conducted under the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed with the City of Gilroy for each phase of construction, stating that all grading activities were performed in conformance with the requirements of the project’s geotechnical report. The applicant shall add this condition to the general notes on the grading plan. Certification of grades and compaction are required prior to Building Permit final. This statement must be added as a general note to the Grading and Drainage Plan. (PUBLIC WORKS) 72. FINISH FLOOR ELEVATION – Site design, including building finished floor elevations, shall comply with the 1995 Uvas Creek Overflow Floodplain Delineation Pro ject prepared by Schaaf & Wheeler Consulting Civil Engineers. The project will be required to have a hydrologist review the project grading, to confirm this project does not have cumulative impacts to floodwaters. The City will require a review letter by Schaaf & Wheeler (Contact Caitlin Gilmore at 415-823-4964, Schaaf & Wheeler) be submitted to the approval of the City Engineer prior to the issuance of the building permit. (PUBLIC WORKS) 73. TREE REMOVAL PERMIT – The applicant shall obtain a Tree Removal Permit from the Engineering Division for removal of existing trees in the public right-of-way, prior to the issuance of a building permit or demolition building permit, whichever is issued first. (PUBLIC WORKS) 74. PHASED PERMITS – The applicant may, with the approval of the City Engineer, phase the permits to expedite the construction process. If this is done, each phase of the work will require a separate and complete set of plans to be submitted, reviewed and approved prior to the issuance of the said permit. Overlapping of permits may occur, if approved by the City Engineer. No work on the next phase of construction, in advance of the permitted work, may occur. No “at risk” work will be permitted. Only the b elow phased permitted work will be allowed: a. Rough Grading b. Fine Grading c. Underground Utilities d. Site Improvements e. Landscaping f. Off-Site 5.B.t Packet Pg. 252 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) Plans shall be submitted, reviewed, and approved by the City Engineer prior to the commencement of work. (PUBLIC WORKS) 75. ENCROACHMENT PERMITS, BONDS, AND INSURANCE – The applicant must obtain an encroachment permit, posting the required bonds and insurance, and provide a one (1) year warranty for all work to be done in the City's right -of-way or City easement. This encroachment permit shall be obtained prior to the issuance of a foundation building permit and prior to any work being done in the City's right-of-way. All existing public utilities shall be protected in place and if necessary relocated as approved by the City Engineer. No permanent structures are permitted within the City right-of-way, or within any City easement unless otherwise approved by the City Engineer. The applicant shall have street improvement plans prepared for all work in the public right-of-way by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. Prior to issuance of the encroachment permit, the applicant shall submit any applicable pedestrian or traffic control plans for any lane or sidewalk closures. The traffic control plan shall comply with the State of California Manual of Uniform Traffic Control Devices (MUTCD), and standard construction practices. Construction plans for improvements in the right-of-way shall be submitted to the City Engineer at 30%, 60%, and 90% design for review. All design assumptions and criteria shall be submitted with each phase of design submittal. Project specifications shall be included for review with the 90% design review. Final construction plans and specifications shall be approved by the City Engineer, and released for construction, prior to the issuance of the encroachment permit. The applicant is required to confirm the location of existing utility lines along the proj ect frontage by potholing. Prior to any potholing, applicant shall submit a pothole plan for City review and approval. Applicant shall provide the pothole result to the City Engineer prior to final design. Right-of-way improvements shall include, at a minimum, the following items: (PUBLIC WORKS) a. STREET WIDENING - The applicant shall either widen 10th Street along the entire project frontage or execute the funding agreement as identified above. The applicant shall install new street section, curb, gutter, and sidewalk and relocate affected utilities as directed by the City Engineer. All work shall be shown on the required improvement plans. b. STREET TREES - The applicant shall plant street trees along the project frontage consistent with the approved entitlement documents, and to match the City of Gilroy’s Street Tree Plan in effect at the time of construction. The street tree plans shall be per City Standard Drawings, and are to include City Standard tree grates if trees are installed within sidewalk. c. TREE GRATES – The applicant shall install City Standard Tree Grates as specified in the approved plans. Tree grates shall be 4’x6’, model OT-T24 by Urban Accessories, and shall be black power coated. The tree grates shall be shown on the improvement plans to be located at the back of curb to the 5.B.t Packet Pg. 253 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) approval of the City Engineer, and shall be installed with the street trees prior to the first occupancy. d. STREET MARKINGS - The applicant shall install necessary street markings of a material and design approved by the City Engineer, and replace any that are damaged during construction. These include but are not limited to all pavement markings, painted curbs and handicap markings. All permanent pavement markings shall be thermoplastic and comply with Caltrans Standards. Color and location of painted curbs shall be shown on the plans, and are subject to approval by the City Engineer. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, or sand blasting if in paint. e. SIDEWALK - The applicant shall construct a 10-foot wide City standards sidewalk along the entire project frontage. Sidewalk replacement shall be constructed per the City Standard Drawings. f. CURB RAMP(S) - The applicant shall construct one curb ramp in accordance with the latest Caltrans State Standard Drawing at the corner of Chestnut/9 th Street. The actual ramp "Case" shall be identified on the plans and shall be to the approval of the City Engineer. g. CURB AND GUTTER - The applicant shall replace to existing City standards all curb and gutter surrounding the project site. New curb and gutter shall be constructed per the City Standard Drawing STR-12. The applicant shall also construct new curb as necessary to maintain full function of the intersection at the Northeast curb return and curb ramps of the 10th St and Chestnut intersection to align with widened 10th St. These improvements shall not be “interim” but shall be permanent improvements as part of Phase 1 of the project. h. DRIVEWAY APPROACH(ES) - The applicant shall install City Standard Commercial driveway approaches along 9th Street, 10th Street, and Chestnut Street as shown on the approved plans. The new commercial driveway approach shall be constructed per the City Standard Drawing. i. DRIVEWAY REMOVAL - The applicant is to remove the existing driveway approaches on 9th Street, 10th Street, and Chestnut Street as shown on the approved A&S application plans, and replace them with sidewalk, curb and gutter per the City Standard Drawing. j. SEWER LATERAL - The applicant shall install as a minimum a six (6) inch City Standard sewer lateral connection from the property line to the sewer main located in the street right-of-way. The installation shall be done in accordance with the City Standard Drawing SWR-6 including a 6" property line clean-out. 5.B.t Packet Pg. 254 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) k. STORM WATER CATCH BASINS - The applicant shall install standard storm water catch basins per approved plans and in accordance with the City Standard Drawing. l. SIDEWALK UNDERDRAIN(S) - The applicant shall install standard sidewalk underdrains in accordance with the City Standard Drawing STR-19. m. STREET LIGHT(S) - The applicant shall provide and install standard aluminum electrolier street lights per City Standard Drawing EL-1 to EL-5 as shown on the plans. The applicant is responsible for all PG&E service fees and hook -up charges. Any new service point connection required to power the new lights shall be shown on the construction drawings along with the conduit, pull boxes and other items necessary to install the street lights. An Isometric lighting level needs to be provided by the designer/contractor. A separate light study may be required by the City Engineer. The new street lig ht shall has 32’ mounting height per Standard Drawing EL-3, with mounting arm length per Standard Drawing EL-4, the Fixture shall be Leotek GC1 or GC2 series in an approved configuration per detail EL-2 or approved equal. The arm shall be installed at the location as shown on the approved plans. n. SIGNAL EQUIPMENT – The applicant shall relocate/replace the signal equipment, including the mast arm lights, boxes, cabinets, conduit, etc. due to the widening of 10th Street should the applicant decide to construct the widening improvements in lieu of executing the funding agreement indicated above. o. FIRE HYDRANTS – The applicant shall install new fire hydrants along the project frontage. Fire Hydrant laterals along project frontage shall contain no bends without approval of the City Engineer. Spacing of hydrants shall meet City and Fire Marshall requirements. The applicant shall perform Fire Hydrant test to confirm water system will adequately serve the development, and will modify any part of the systems that does not perform to the standards established by the City. Developer shall coordinate with Fire Department for the Fire Hydrant test. p. FIRE SERVICES – Each lot shall have a separate fire water service and double check detector assembly per City Standards. q. STREET PAVING – The applicant shall grind and overlay the entire width of both 9th Street (Lip of Gutter to Lip of Gutter), and 10th Street (Lip of Gutter to median) along project frontage with a minimum 2.5” hot mix AC, and with pavement section dig-outs and repairs. Extend of the dig-outs and repairs to be determined by the Developers Geotechnical Engineer and City Engineer. 5.B.t Packet Pg. 255 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 76. UTILITIES – All new services to the development shall be "underground service" designed and installed in accordance with the Pacific Gas and Electric Company, AT&T (phone) Company and local cable company regulations. Transformers and switch gear cabinets shall be placed underground unless otherwise approved by the Planning Director and the City Engineer. Underground utility plans must be submitted to the City prior to installation. (PUBLIC WORKS) 77. STREET CUT MORATORIUM – If the project is making new pavement cuts on streets that the City has recently resurfaced, including Chestnut, the project shall Grind and pave the entire width of that street (Lip of Gutter to Lip of Gutter) along project frontage with a minimum 2.5” hot mix AC, and with pavement section dig-outs and repairs. Extend of the dig-outs and repairs to be determined by the Developers Geotechnical Engineer and City Engineer. (PUBLIC WORKS) 78. EXTERIOR SITE LIGHTING STANDARDS – The applicant shall submit a photometric plan for on-site lighting showing lighting levels to Illuminating Engineering Society (IES) Standards. The plan shall comply with the requirement of an average of 1 foot -candle with a 4:1 minimum to average ratio and a minimum lighting of 0.3 foot-candle. This lighting standard is applicable to all publicly-accessibly parking lots, driveways, circulation areas, aisles, passageways, recesses, and publicly-accessible grounds contiguous to all buildings. Private, interior courtyards not accessible to the public are not required to meet this standard. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. The photometric plan shall be approved by the City Engineer or their designee and shall be addressed on the construction plans submitted for any demolition permit, building permit, or grading permit and shall be satisfied prior to issuance of whichever permit is issued first. Any subsequent building permits that include any site lighting shall also meet these requirements. (PUBLIC WORKS) 79. STREET LIGHTING STANDARDS – The applicant shall submit plans for street/sidewalk showing lighting levels to Illuminating Engineering Society (IES) Standards. The plan shall comply with lighting requirements as follows: a. Arterial Streets – 1.0 fc with minimum lighting of 0.5 fc b. Collector/Local Streets – 0.6 fc average with a 0.3 fc minimum c. High Volume Intersections – 1.0 fc with a 4:1 minimum to average ratio and a minimum lighting of 0.5 fc d. Low Volume Intersections – 0.6 fc with a 4:1 minimum to average ratio and a minimum lighting of 0.3 fc. The applicant shall submit a photometric plan identifying how these lighting levels are being met given the site geometrics, using the City Standard street lights, and a Type III lighting distribution. The width of the street shall and lighting levels shall determine the lighting spacing. Street lights and pull boxes shall be installed in the pl anter strip if one is present, or behind the back of walk where feasible so as to maintain sidewalk 5.B.t Packet Pg. 256 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) clear of obstructions to the approval of the City Engineer. The photometric plan shall be approved prior to the issuance of the building permit. (PUBLIC WORKS) 80. FLOOR DRAINS – All floor drains shall be plumbed to connect to the sanitary sewer system, and shall not be connected to stormwater collection system. The plumbing connections shall be shown on the plans to the approval of the City Engineer. (PUBLIC WORKS) 81. STORM DRAIN INLETS AND WATERWAYS – Per the City’s Clean Water Program’s requirements, the applicant shall mark with the words “No Dumping! Flows to Bay,” or equivalent, using methods approved by the City standards on all storm inlets surrounding and within the project parcel. Furthermore, storm drains shall be designed to serve exclusively stormwater. Dual-purpose storm drains that switch to sanitary sewer are not permitted in the City of Gilroy. (PUBLIC WORKS) 82. SEPARATE WATER METERS SERVICES – When a development includes multiple uses (mixed use or other), within one area designated as restaurant space, there shall be a separate water service, meter and backflow preventer for the commercial space and a separate water meter and backflow preventer for the other development use(s). This will facilitate the accurate assessment of the Sewer Service Charge, which is based on water use and customer class. (PUBLIC WORKS) 83. FOOD SERVICE EQUIPMENT CLEANING –The applicant of any food service facilities must agree to have any sink or other floor mat, container, and equipment cleaning area, connected to a grease interceptor prior to discharging to the sanitary sewer system. The cleaning area shall be large enough to clean the largest mat or piece of equipment to be cleaned. The cleaning area shall be indoors or in a roofed outdoor area; either areas being plumbed to the sanitary sewer. Per Gilroy Municipal Code Section 27C.8 Prohibition of Discharges from Industrial or Commercial Activity outdoor cleaning areas shall be designed to prevent stormwater run-on from entering the sanitary sewer and to prevent stormwater run-off from carrying pollutants to the site storm drains. Signs shall be posted indicating that all food service equipment washing activities shall be conducted in this area. Regular maintenance and cleaning of the grease interceptor is required. (PUBLIC WORKS) 84. LOADING DOCKS – Per Gilroy Municipal Code Section 27C.8 Prohibition of Discharges from Industrial or Commercial Activity, the applicant shall cover loading docks to minimize run-on to and run-off from the loading area. Roof downspouts shall be positioned to direct stormwater away from the loading area. Water from covered loading dock areas shall be drained to the sanitary sewer to the approval of the City Engineer. (PUBLIC WORKS) 85. GARBAGE/RECYCLE STORAGE AND SERVICE – The applicant shall provide an adequate area for the purposes of storing garbage and recycling collection containers for scheduled servicing by the franchise solid waste collection service. If required, the containers may be placed on the street within the loading zone for a maximum of two 5.B.t Packet Pg. 257 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) hours; one hour prior to the scheduled servicing time, and must be removed from the street within one hour after the service. The containers shall be placed at the service location allowing enough room for the truck to safely approach the containers. The collection containers shall be brought to the service area on the day of service and returned to the storage enclosure by the property owner. The containers are not to be in public view or in the public right-of-way prior to, or beyond the scheduled service times. A letter shall be provided, to the approval of the City Engineer, from the City’s franchise solid waste collection service provider (Recology) confirming serviceability and site accessibility of the solid waste pickup as designed and shown on the project plans. Contact Recology at 408-842-3358. (PUBLIC WORKS) 86. FUEL DISPENSING AREAS – Per Gilroy Municipal Code Section 27C.8 Prohibition of Discharges from Industrial or Commercial Activity, the applicant shall install impermeable surfaces that are graded at the minimum slope necessary to prevent ponding and separated from the rest of the site by a grade break that prevents run -on of stormwater to the maximum extent practicable. A canopy that extends a minimum of ten feet in each direction from each pump shall cover fueling area. The canopy shall not drain onto the fueling area. (PUBLIC WORKS) 87. CLEAN, INSPECT AND REPAIR SANITARY SEWER – The applicant is required to evaluate the conditions of the existing Sewer Lines along the project frontage by videotaping and providing the result to the City Engineer. The applicant shall clean and inspect (via remote TV camera) the mainline sewer from the manhole upstream to the manhole downstream of the project lateral connection, or the sewer lateral the project is connecting to if not connecting directly to the sewer main. The video inspection shall be done by a professional sanitary sewer video inspection company, to City Standards, and be completed prior to building permit issuance. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at his expense. If the integrity of existing utilities found to be compromised, applicant will be r equired to repair, or remove and replace if necessary, to the approval of the City Engineer. The required repairs (spray foam-RazoRooter or flushing, or removal of roots, or replacement), as determined by the City Engineer, shall appear on the improvement plans submitted by the applicant for permit plan check. All necessary repairs to the sewer shall be completed and approved prior to connection of the project lateral to the City sewer system. (PUBLIC WORKS) 88. CLEAN, INSPECT AND REPAIR STORM LINE – The applicant is required to evaluate the conditions of the existing Storm Lines along the project frontage by videotaping and providing the result to the City Engineer. The applicant shall clean and inspect (via remote TV camera) the storm line from the manhole upstream to the manhole downstream of the project area. The video inspection shall be done by a professional video inspection company, to City standards, and be completed prior to building permit issuance. The video of the inspection shall be reviewed with the Department of Public Works and any cracked or broken areas of the line along the project frontage shall be repaired by the applicant at his expense. If the integrity of existing utilities found to be 5.B.t Packet Pg. 258 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) compromised, applicant will be required to repair, or remove and replace if necessary, to the approval of the City Engineer. The required repairs, as determined by the City Engineer, shall appear on the improvement plans submitted by the applicant for permit plan check. All necessary repairs to the storm line shall be completed and approved prior to connection from the project site. (PUBLIC WORKS) 89. UNDERGROUND FRONTAGE UTILITY LINES – The applicant must underground all overhead utilities, and remove all related utility poles, along the project frontage from utility pole to utility pole. The applicant shall be responsible for the coordination with all utility companies existing on the poles and coordinate for their undergrounding or relocation as necessary so that the project frontage is free from utilities to the approval of the City Engineer. The applicant shall submit plans for this undergrounding work with the civil plans submitted with the first building permit. Permitting for this undergrounding work shall occur prior to the issuance of the first building permit unless otherwise approved by the City Engineer. (PUBLIC WORKS) 90. OVERHEAD UTILITY CLEARANCE – For projects that have overhead utility lines on- site that travel over new buildings, the applicant shall obtain a letter from th e utility company indicating that there is adequate overhead clearance from the utility to the proposed building. The letter shall be submitted with the first set of improvement plans submitted. The plans shall show the existing utility pole, any necessary proposed pole protection (including overhead clearance warning identification), and shall be confirmed satisfactory with the utility company. The letter shall be to the approval of the City Engineer. (PUBLIC WORKS) 91. DRAINAGE – Drainage designed into landscaping with the purpose of reducing volume or improving quality of runoff from the site shall be implemented according to the requirements of the Stormwater Management Guidance Manual for Low Impact Development & Post Construction Requirements (June 2015) and shall also be, subject to the approval of the City Engineer. Where necessary, sidewalk drains per the City Standard Drawing shall be provided to direct the water under the sidewalk and through the curb. No increase to the peak discharge shall be permitted downstream. In addition, discharge must conform to any non-point source permit issued by the Regional Water Quality Control Board. Drainage improvements made on-site shall conform to standard engineering practices and shall not allow any site drainage to impact adjacent properties. All drainage capacity calculations shall be performed by a licensed Civil Engineer, whose signed engineer’s stamp shall appear on the calculations sheets, and shall be submitted to the City for review and approval with the project civil plans. For projects that include permanent structural controls for water quality protection, the O&M (operation and maintenance) procedures for such control features shall be submitted in a site-specific Stormwater Control Plan (SWCP) which shall be reviewed and approved prior to occupancy. A formal O&M Agreement shall specify the owner’s responsibility to ensure their ongoing effective operation and maintenance. Such O&M responsibility requirements shall be recorded on the property deed. 5.B.t Packet Pg. 259 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) If the project is proposing to connect to an existing storm drain system within or downstream from the site, the design engineer shall provide calculations with the final design plans to demonstrate that the downstream drainage system has adequate capacity to accommodate the additional site flows being added to the system for the design storm per City Standards. The calculations shall be to the approval of the City Engineer prior to the issuance of the first building permit. (PUBLIC WORKS) 92. STORMWATER MANAGEMENT – At Developer’s sole expense, Developer shall submit results from a third-party review of the project’s stormwater design. The results shall confirm that the project is complying with requirements set in the City of Gilroy Stormwater Management Guidance Manual for Low Impact Development and Post- Construction Requirements. (PUBLIC WORKS) 93. SITE LANDSCAPING COORDINATION – The site landscaping needs to be coordinated between the stormwater treatment area and the overall site landscaping plan area. The landscaping within the stormwater treatment area will not count towards the site landscaping requirement. Stormwater treatment areas should be identified on the site first, and then site landscaping to make sure the correct plant material is identified for each area. Some site landscaping plant material may not be suitable in stormwater treatment areas due to the nature of the facility. Sewer facilities cannot be aligned through stormwater treatment facilities. It is the applicant’s responsibility to coordinate the civil stormwater treatment facilities and the plans from the project landscaper. (PUBLIC WORKS) 94. PARKING LOTS – The applicant shall submit plans for all required off-street parking lots showing proper grading, drainage, ramps profile, and parking dimensions in conformance with City parking standards. The plans shall be approved by the City Engineer prior to the issuance of the first City permits. (PUBLIC WORKS) 95. BICYCLE PARKING – The applicant shall provide both long-term bicycle lockers and short-term bicycle racks on-site, as shown on the approved site plan, to the approval of the City Engineer. (PUBLIC WORKS) 96. OFF-HOURS MATERIAL DELIVERY – The applicant shall coordinate with the future site operators so that all site delivery of materials and goods are delivered off-hours and on-site. This will allow the on-site customer parking for the development site to be utilized during business hours, and not be impacted by the staging of delivery vehicles. The applicant shall provide a written plan, to ensure that this condition is satisfied, prior to occupancy of the first site building. The plan shall be to the approval of the Director of Community Development and City Engineer. (PUBLIC WORKS) 97. TRANSPORTATION - The Project shall comply with all the traffic mitigation measures identified in the project’s Traffic Study including: 5.B.t Packet Pg. 260 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) a. 10th Street Widening – widen the project’s 10th Street frontage on the north side to accommodate a second west bound left-turn lane at the intersection of 10th Street/Chestnut-Automall Parkway b. Chestnut/10th Street Westbound Left-Turn Addition – add a second westbound left-turn pocket to address queuing deficiencies c. Monterey/10th Street Westbound Turn Lane Extension – extend the existing westbound left-turn pocket an additional 30 feet to address queuing deficiencies d. Chestnut/10th Street Eastbound Turn Lane Extension – extend the existing eastbound left-turn pocket an additional 25 feet to address queuing deficiencies. This will require the partial removal of the existing landscaped center median, including two trees. These improvements shall be completed by the project prior to first project building occupancy, per the approved project traffic study prepared by Hexagon Transportation Consultants, dated August 6, 2020, unless the funding agreement referenced above is executed by the developer to the approval of the City Engineer. (PUBLIC WORKS) 98. PHASE I WORK REQUIREMENTS – The applicant shall construct the following improvements during Phase I of the project: a. All utility work in the public right of way and public easement that is required to service the development shall be constructed in Phase 1 of this project. b. All project frontage improvements along 9th Street, 10th Street, and Chestnut Street shall be constructed in Phase 1 of this project. c. On-site backbone street/drive aisle, utilities, landscaping, stormwater treatment and management, lighting, signing, striping, etc. shall be constructed in Phase 1 of the project. d. New landscaping along 10th street (between the existing curb/gutter to the new 10’ sidewalk) shall be constructed in Phase 1 of this project. This landscaped area (knows as “temporary landscaping”) shall be in place until a future 10th Street widening project (by others) is completed. This temporary landscape area shall be maintained by the HOA until the future 10th widening project replaces said landscape area with pavement. The City and Developer shall enter into a landscape maintenance agreement. (PUBLIC WORKS) 99. ADDRESS PLAN – The applicant shall submit to the Public Works Department a final address plan. The plan shall be substantially in conformance with the address plan approved with the Arch & Site application. Said submittal shall be approved by the City Engineer prior to the submittal of plans for any demolition permit, building permit, or site development permit and shall be satisfied prior to issuance of whichever permit is issued first. (PUBLIC WORKS) 100. PERMITS REQUIRED BY OTHER AGENCIES – The applicant shall obtain all applicable permits from federal, state, and local agencies as required to construct the proposed improvements. The applicant is hereby informed that permits may be required by one (1) or more of the following: Army Corps of Engineers, UPRR, Fish and Wildlife, Regional Water Quality Control Board, Santa Clara County Roads and Airports, Santa Clara Valley Water District or Habitat Permit. If project is within 5.B.t Packet Pg. 261 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) jurisdiction of any of these agencies, verification of permit or waiver of permit must be given to the Public Works Department prior to issuance of any required City permits. If the City is required to be a party to the permit application and a fee is required, the applicant shall reimburse the City for its cost. A copy of these permits shall be provided to the satisfaction of the City Engineer prior to the issuance of the building permit. (PUBLIC WORKS) 101. CALTRANS PERMIT – Prior to the issuance of a building permit, the applicant must submit evidence to the Public Works Department of approval by the State of California for the performance of any work within the State right-of-way. If the City is required to be a party to the permit application and a fee is required, the applicant shall reimburse the City for its cost. The Applicant is encouraged to contact the Caltrans permit office as soon as possible to learn what is required to obtain Caltrans approval and issuance of a State Encroachment Permit. (PUBLIC WORKS) 102. STREET TREE DEVELOPMENT IMPACT FEE – The applicant shall pay a fee to prove funding towards additional tree planting in the City. The fee is based on the amount of added hardscape the project is adding. The estimated impact fee, based on the approved plans, is $656.00. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 103. STORM DEVELOPMENT IMPACT FEE – The applicant shall pay a fee proportional to the project's share of storm drainage flowing off-site, and shall be used to enhance the City’s storm drainage system based on the recommendations of the adopted Storm Drainage Master Plan. The estimated impact fee, based on the approved plans, is $10,767.00. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 104. SANITARY SEWER DEVELOPMENT IMPACT FEE – The applicant shall pay a fee proportional to the project’s share of the increase amount of sewage generated by the project, which shall be used to enhance the City’s sewer system based on the adopted Sewer Master Plan. The estimated impact fee, based on the approved plans, is $83,619. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. At first improvement plan submittal, applicant’s engineer shall submit a calculation for sanitary sewer and water generation per the City’s Master Plan design criteria. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 5.B.t Packet Pg. 262 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 105. WATER DEVELOPMENT IMPACT FEE – The applicant shall pay a fee proportional to the project's share of impact to the City’s water system, and the water needs of the development. The fee shall be used to fund improvements identified in the City’s Water Master Plan. The estimated impact fee, based on the approved plans, is $37,938. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. At first improvement plan submittal, applicant’s engineer shall submit a calculation for water generation per the City’s Master Plan design criteria. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 106. TRANSPORTATION IMPROVEMENT FEE – The applicant shall pay a fee proportional to the project's share of transportation improvements needed to serve cumulative development within the City of Gilroy. The funds shall be used to fund improvements identified in the City Traffic Circulation Master Plan. The estimated impact fee, based on the approved plans, is $1,548,381. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 107. PUBLIC FACILITIES IMPACT FEE – The applicant shall pay a fee proportional to the project’s share of the increase to the use of City Public facilities. The estimated impact fee, based on the approved plans, is $295,550. This fee is only an estimate. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. (PUBLIC WORKS) 108. CONSTRUCTION NOTICING – At least one week prior to commencement of any on or off-site work, the applicant shall post at the site, and to property owners within (300') three hundred feet of the exterior boundary of the project site a notice that construction work will commence on or around the stated date. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be current at all times and shall consist of persons with authority to initiate corrective action in their area of responsibility. The names of individuals responsible for dust, noise and litter control shall be expressly identified in the notice. Noticing shall be in both English and Spanish. The notice shall be submitted for review to the approval of the City Engineer two weeks prior to the issuance of the building permit. (PUBLIC WORKS) The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or if another deadline is specified in a condition, at that time 5.B.t Packet Pg. 263 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 109. UTILITY DEDICATIONS – The applicant or owner shall dedicate all necessary private utility easements needed for the development in Phase 1 of the project. (PUBLIC WORKS) 110. DRIVEWAY ACCESS EASEMENT – The applicant or owner shall dedicate reciprocal driveway ingress and egress easements, as delineated on the approved plans. Said easements shall be approved by both affected property owners. The easements shall be approved by the City Engineer, recorded with the County Recorder’s Office, and a recorded copy of the document returned to the City prior to the release of the first building permit. The easement may also be designated on any associated parcel or subdivision map. (PUBLIC WORKS) 111. SUBDIVISION (FINAL) TRACT MAP – The applicant shall have a subdivision map, prepared by a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with the Gil roy Municipal Code. The Final Subdivision Map shall be approved by the Department of Public Works and recorded by the County Recorder’s Office prior to the issuance of the first building permit. A map guarantee shall be submitted to the City, by the appl icant’s title company, prior to release of the map to the title company for recordation. Prior to the City’s release of the parcel map to the title company, the applicant may, at the discretion of the City Engineer, be required to submit to the City an electronic copy of the map in the AutoCAD Version being used by the City at the time of recordation. It is the applicant's responsibility to check with their title company and the County Recorder’s Office to determine the time necessary to have the map reco rded after City approval. The Subdivision (Final) Tract Map shall be presented to the City Council for review and action. The City Council meeting will be scheduled approximately fifty (50) days after the Subdivision (Final) Tract Map is deemed technically correct, and Improvement Plans with supporting documents, reports and agreements are approved by the City. Executed Subdivision (Final) Tract Map shall be returned to the City Public Works Department if Subdivision (Final) Map has not been filed in the County Recorder’s Office within ninety (90) days from the date of City Council’s approval. (PUBLIC WORKS) 112. PROPERTY IMPROVEMENT AGREEMENT (PIA) – The applicant shall enter into a public improvement agreement with the City per Gov. Code Section 66462(a), and shall arrange to provide Payment and Performance bonds each for 100% of the cost of public infrastructure improvements to be constructed in t he public right-of-way. These improvements shall include, but not be limited to, roadway construction, sidewalk, curb and gutter, water lines, storm lines, sewer lines, street lights, and signal equipment. City Standard insurance shall be provided per th e terms of the agreement. The agreement will be forwarded to the City Council for approval with project (parcel or final) map. The PIA shall be approved by the City Council prior to the issuance of the project building permit. (PUBLIC WORKS) 5.B.t Packet Pg. 264 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) 113. MONUMENTS – The applicant shall arrange for the engineer to have all monuments set per the recorded final map. A certificate letter by the Surveyor or Engineer will be provided to the City Engineer. (PUBLIC WORKS) The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first, or if another deadline is specified in a condition, at that time. 114. ELEVATION CERTIFICATE – (specifically for projects in the flood zone) An elevation certificate per FEMA requirements must be complete by a Land Surveyor or Civil Engineer. The elevation certificate shall be submitted, to the approval of the City Engineer, prior to the first building occupancy. (PUBLIC WORKS) 115. RECORD DRAWINGS – The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the record drawings in the AutoCAD Version being used by the City at the time of completion of the work. The applicant shall also submit an AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PUBLIC WORKS) 116. STORMWATER MANAGEMENT FACILITIES MAINTENANCE AGREEMENT – The applicant shall execute a Stormwater Management Facilities Maintenance Agreement with the City Engineer as specified in Chapter 7.39.210 -230 of the Stormwater Management and Discharge Control ordinance. The agreement shall outline the operation and maintenance (O&M) plan for the permanent storm water treatment facilities. The City-Standard Stormwater BMP Operation and Maintenance Agreement will be provided by Public Works Engineering. The agreement s hall include the following: a. This Agreement shall also provide that in the event that maintenance or repair is neglected, or the stormwater management facility becomes a danger to public health or safety, the city shall have the authority to perform mainten ance and/or repair work and to recover the costs from the owner. b. All on-site stormwater management facilities shall be operated and maintained in good condition and promptly repaired/replaced by the property owner(s) or other legal entity approved by the City. c. Any repairs or restoration/replacement and maintenance shall be in accordance with City-approved plans. d. The property owner(s) shall develop a maintenance schedule for the life of any stormwater management facility and shall describe the maintenance to be completed, the time period for completion, and who shall perform the 5.B.t Packet Pg. 265 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) maintenance. This maintenance schedule shall be included with the approved Stormwater Runoff Management Plan. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS) 117. STORMWATER MANAGEMENT FACILITIES INSPECTION – The Stormwater Management Facilities Maintenance Agreement work shall require inspections be performed which shall adhere to the following: a. To comply with the State Stormwater requirements and the NPDES permit, the applicant shall secure a QSD or QSP to maintain all erosion control and BMP measures during construction. The applicant’s QSD or QSP shall provide the City weekly inspection reports to the approval of the City Engineer. b. Stormwater facility inspections shall be done at least twice per year, once in Fall by October 1st, in preparation for the wet season, and once in Winter by March 15th. Written records shall be kept of all inspections and shall include, at minimum, the following information: 1. Site address; 2. Date and time of inspection; 3. Name of the person conducting the inspection; 4. List of stormwater facilities inspected; 5. Condition of each stormwater facility inspected; 6. Description of any needed maintenance or repairs; and 7. As applicable, the need for site re-inspection. c. Upon completion of each inspection, an inspection report shall be submitted to Public Works Engineering no later than October 1st for the Fall report, and no later than March 15th of the following year for the Winter report. d. Before commencing any grading or construction activities, the applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) permit and provide evidence of filing of a Notice of Intent (NOI) with the State Water Resources Control Board. e. The applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations or a project stop order. f. Sequence of construction for all stormwater facilities (bioswales, detention/ retention basins, drain rock, etc.) shall be done toward final phases of proj ect to prevent silting of facilities and reduce the intended use of the facilities. g. Prior to final inspection, all stormwater facilities will be tested by a certified QSP or QSD to meet the minimum design infiltration rate. All tests shall be made at on 20 ft x 20ft grid pattern over the surface of the completed stormwater facility unless otherwise approved by the City Engineer. h. All soil and infiltration properties for all stormwater facilities shall be evaluated by the geotechnical engineer. Percolation tests (using Double Ring Infiltrometer Testing with appropriate safety factors) at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for each stormwater facility. A 50% safety factor shall be applied to the calculated percolation test and shall be used 5.B.t Packet Pg. 266 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) as the basis for design (the design percolation rate). The geotechnical report shall include a section designated for stormwater design, including percolation results and design parameters. (PUBLIC WORKS) 118. REGIONAL BOARD STORMWATER REVIEW – This project may be subject to an audit by the Central Coast Regional Board. City may be required to provide the project stormwater design and storm water management plan for Regional Board review and comment. Prior to building permit issuance, the project shall receive approval or acknowledgment by the Regional Board. The project may need to provide the Regional Board any and all necessary documents (including reports, technical data, plans, etc.) for the Regional Board approval. (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or if another deadline is specified in a condition, at that time 119. PUBLIC WORKS CONSTRUCTION ACTIVITIES – The City shall be notified at least ten (10) working days prior to the start of any construction work, and at that time the contractor shall provide a project construction and phasing schedule, and a 24 -hour emergency telephone number list. The schedule shall be in Microsoft Project, or an approved equal, and shall identify the scheduled critical path for the installation of improvements to the approval of the City Engineer. The schedule shall be updated weekly. The approved construction and phasing schedule shall be shared with Gilroy Unified School District (GUSD) to avoid traffic impacts to surrounding school functions. An approved construction information handout(s) shall also be provided to GUSD to share with school parents. (PUBLIC WORKS) a. All work shown on the improvement plans shall be inspected to the approval of the City Engineer as applicable. Uninspected work shall be removed as deemed appropriate by the City Engineer. b. Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m., Saturday 9:00 a.m. to 7:00 p.m. for general construction activities. No work shall be done on Sundays and on City Holidays unless otherwise approved by the City Engineer. Please note that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. The City Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Signs outlining the project construction times shall be posted at conspicuous locations on site where it is visible to the public. The signs shall be per the City Standard Drawing for posting construction hours. The sign 5.B.t Packet Pg. 267 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation. c. The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the City Engineer finds that the following criteria are met: i. Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or, ii. Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a large concrete pour. Such a need would be determined by the project's design engineer and require approval of the City Engineer. iii. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below. iv. The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts. v. The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification must be provided three days prior to the start of the extended construction activity. vi. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public. vii. The City Engineer may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application must be submitted to the Public Works Construction Inspector ten (10) working days prior to the requested date of waiver. d. The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction: 5.B.t Packet Pg. 268 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) i. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. ii. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. iii. Further, water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the City, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. iv. Watering on public streets, and wash down of dirt and debris into storm drain systems will not be allowed. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Construction Inspector, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late -afternoon watering to minimize the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the City Engineer. Recycled water shall be billed at the municipal industrial rate based on the current Santa Clara Valley Water District’s municipal industrial rate. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be metered and billed at the current portable fire hydrant meter rate. v. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Construction Inspector. vi. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. vii. Site dirt shall not be tracked into the public right-of-way, and shall be cleaned immediately if done, or the project may risk being shut down. Mud, silt, concrete and other construction debris shall not be washed into the City’s storm drains. 5.B.t Packet Pg. 269 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) viii. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. ix. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. x. Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the City Engineer, for any lane or sidewalk closures. The traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans. The Traffic Control Plan shall be prepared by a licensed engineer in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of-way. xi. During construction, the applicant shall make accessible any or all City utilities as directed by the City Engineer. xii. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The applicant shall require the soils engineer submit to daily testing and sampling reports to the City Engineer. 120. PROJECT CLOSE-OUT – Prior to City acceptance of all tract subdivision and property improvement agreements, the applicant shall comply with all City construction close - out procedures to the approval of the City Engineer. Refer to the City’s website for a copy of these procedure. Prior to final inspections, all pertinent conditions of approval and all improvements shall be completed to the satisfaction of the Planning Director and City Engineer. A letter indicating that all project conditions have been met shall be submitted prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, sanitary sewer, storm drainage, water system, underground utilities, etc., shall be completed and attested to by the City Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, such installation shall be verified as having been completed and accepted by those agencies. In addition, the applicant shall submit a detailed project cost estimate of all public improvements constructed on -site and within the public right- of-way. The cost estimate shall be prepared by the project engineer, and be to the approval of the City Engineer. The cost estimate shall be broken out into on-site and off-site improvements based on the format provided by the City. Until such time as all improvements required are fully completed and accepted by City, the applicant shall be responsible for the care maintenance of and any damage to such 5.B.t Packet Pg. 270 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) improvements. City shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or Improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of, and are hereby assumed by the applicant. (PUBLIC WORKS) 121. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck (SU) size or larger as defined by FHWA Standards, the applicant shall submit a truck hauling route and receive a haul permit that conforms to City of Gilroy Standards to the approval of the City Engineer. Note that the City requires a Haul Permit be issued for any hauling activities. The project sponsor shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project shall be: US101 to 10th Street to Chestnut Street to Site. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers will be kept off the public right-of-way. Tracking of dirt onto City streets and walks will not be allowed. The applicant must provide an approved method of cleaning tires and trimming loads on-site. Any job-related dirt and/or debris that impacts the public right-of-way shall be removed immediately. No wash down of dirt into storm drains will be allowed. All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Mud, silt, concrete and other construction debris shall not be washed into the City’s storm drains. Violation of such may be cause for suspension of work. (PUBLIC WORKS) 122. CONSTRUCTION WORKER PARKING – The applicant shall provide a construction- parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the City Engineer prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the City Engineer (§15.40.070). (PUBLIC WORKS) 123. SITE WATER DISCHARGE – In accordance with the City’s Municipal Code, Prohibition of Illegal Discharges (Gilroy Municipal Code Section 27C.7), the City Engineer may approve the discharge of uncontaminated pumped ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is 5.B.t Packet Pg. 271 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the City Engineer. (PUBLIC WORKS) 124. ARCHITECTURAL COPPER – Per Gilroy Municipal Code Section 27C.7 Prohibition of Illegal Discharges, the applicant shall follow the specific best management practices for the installation of the Architectural Copper. For detailed information please distribute the flyer to all construction personnel involved in the fabrication and installation of the Architectural Copper that is located at:http://flowstobay.org/files/newdevelopment/flyersfactsheets/ArchitecturalcopperBMP s.pdf (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES that the use permitted by this entitlement occupies the premises 125. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – In accordance with Gilroy Municipal Code Chapter 27D Post Construction Storm Water Pollution Prevention all projects that meet the criteria described in the Storm Water Guidance Manual for Low Impact Development and Post-Construction Requirements shall prepare a storm water control plan (SWCP) and shall meet the requirements of the design standards and selection of best management practices and shall be selected and designed to the satisfaction of the City Engineer or designee. Requirements shall include: a. Owner/occupant shall inspect private storm drain facilities at least two (2) t imes per year and sweep parking lots immediately prior to and once during the storm season. b. The applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private storm drain facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. Any abatement activity performed on the applicant’s property by City staff will be charged to the applicant at the City’s adopted hourly rate. c. Label new and redeveloped storm drain inlets with the phrase “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org. d. All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. e. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations. 5.B.t Packet Pg. 272 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) f. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system. (PUBLIC WORKS) * MITIGATION MEASURE – This measure mitigates adverse environmental effects identified in the environmental document. Monitoring procedures are contained within the condition of approval. A change in the condition may affect the validity of the current environmental document, and a new or amended environmental document may be required. (PUBLIC WORKS) 5.B.t Packet Pg. 273 Attachment: AS 20-14, Att A Conditions of Approval [Revision 5] (3396 : Evergreen Chestnut and Tenth Commercial Center) City of Gilroy, California Community Development Department Planning Division 7351 Rosanna Street, Gilroy, CA 94583 Project Name: Chestnut & Tenth Street Commercial Project Project Number: Z 20-04, AS 20-14, TM 20-03 Address/Location: 401 & 505 East Tenth Street, City of Gilroy, CA (Accessor Parcel Numbers 841-66-010, 011, 014 and 015) MITIGATION MONITORING AND REPORTING PROGRAM The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in accordance with Section 21081.6 of the California Environmental Quality Act (CEQA) and 15097 of the CEQA Guidelines, which requires a MMRP as part of the Mitigated Negative Declaration (MND) process. The results of the environmental analysis, including findings related to the proposed mitigation measures, are documented in the Final MND. CEQA requires that agencies adopting MNDs take the necessary steps to ensure that designated mitigation measures are appropriately implemented during all stages of the project including construction and throughout the project build-out. Therefore, the purpose of this MMRP is to document execution of required mitigations, identify the appropriate entity responsible for mitigation monitoring and reporting, document and establish frequency/duration of monitoring and reporting, and ultimately ensure compliance. The following MMRP matrix lists required mitigation measures, the method required for implementation, the party or permit responsible for implementing the measures, the timeframe for which the measure is relevant, and the status of compliance. In addition, the end of this document lists Conditions of Approval the project shall implement in order to comply with applicable regulations. 5.B.u Packet Pg. 274 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial Center) MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 1 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion Air Quality MM AQ-1.1: The project shall implement the following measures during all phases of construction to control exhaust at the project site: • The project applicant shall ensure that construction equipment larger than 25 horsepower used at the site for more than two continuous days or 20 hours total shall meet or exceed at least U.S. EPA Tier 2 emission standards for PM (PM10 and PM2.5) with CARB Level 3 verifiable diesel emission control devices (VDECS), if one is available for the equipment being used. Alternatively, use of equipment with Tier 4 engine standards would also be acceptable and would not require VDECS. Submittal of a plan prepared by a qualified air quality consultant documenting that construction equipment used on-site would achieve the performance criteria identified in this measure shall be to the City. City of Gilroy Planning Division Prior to issuance of grading and building permits  ________ Biological Resources MM BIO-1.1: If noise generation, ground disturbance, vegetation removal, or other construction activities begin during the bird nesting season (February 1 to September 15), or if construction activities are suspended for at least two weeks and recommence during the bird nesting season, then the project applicant shall retain a qualified biologist to conduct a pre-construction survey for nesting birds. The survey shall be performed within suitable nesting habitat areas on and adjacent to the site to ensure that no active nests would be disturbed during project implementation. This survey shall be conducted no more than one week If construction cannot be scheduled to occur outside of the nesting season, or if construction activities are suspended for at least two weeks and recommence during the bird nesting season, completion of a pre- construction survey by a qualified biologist as described and submittal of a report to the City documenting the results City of Gilroy Planning Division Project Planner Prior to the issuance of grading and building permits.  ________ 5.B.u Packet Pg. 275 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 2 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion prior to initiation of disturbance and/or construction activities. A report documenting survey results and plan for active bird nest avoidance (if needed) shall be completed by the qualified biologist and submitted to the City of Gilroy Planning Division for review and approval prior to disturbance and/or construction activities. If no active bird nests are detected during the survey, then project activities can proceed as scheduled. However, if an active bird nest is detected during the survey, then a plan for active bird nest avoidance shall be completed to identify and clearly delineate an appropriately sized, temporary protective buffer area around each active nest, depending on the nesting bird species, existing site conditions, and type of proposed disturbance and/or construction activities. The protective buffer area shall be established around an active bird nest, in consultation with the California Department of Fish and Wildlife. To ensure that no inadvertent impacts to an active bird nest would occur, no disturbance and/or construction activities shall occur within the protective buffer area(s) until the juvenile birds have fledged (left the nest), and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. of the nesting bird survey and measures to be implemented to protect nesting birds (if determined necessary). 5.B.u Packet Pg. 276 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 3 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion Cultural MM CUL-1.1: If vertebrate fossils are discovered during construction, all work on the site shall stop immediately, the Community Development Department shall be notified, and a qualified professional paleontologist shall assess the nature and importance of the find and recommend appropriate treatment. Treatment may include, but is not limited to, preparation and recovery of fossil materials so that they can be housed in an appropriate museum or university collection and may also include preparation of a report for publication describing the finds. The project applicant shall be responsible for implementing the recommendations of the qualified paleontologist. A report of all findings shall be submitted to the Community Development Department. If cultural resources are unearthed, submittal of report by qualified paleontologist of the find and treatment implemented to City of Gilroy Planning Division City of Gilroy Planning Division Project Planner During construction, as necessary. Prior to issuance of building permit for report.   ________ Greenhouse Gas MM GHG-1.1: The applicant shall mitigate the project’s GHG impact to a less than significant level as outlined below. • Threshold: The applicant shall mitigate the project’s operational GHG emissions to the target year threshold for the life of the project 1 to achieve Purchase and retire carbon offset credits consistent with the registry performance standards, carbon offset credit standards, and geographic limitations outlined in the mitigation measure. City of Gilroy Community Development Director, or his or her designee Prior to issuance of occupancy permit. Prior to the operational year(s) offsets cover.   1 The life of the project is assumed to be 30 years since building systems are generally substantially upgraded by year 30 (https://www.rdh.com/blog/long- buildings-last/; https://abgrealty.com/blog/life-span-commercial-building-components/; https://www.carbonleadershipforum.org/wp- content/uploads/2018/07/CLF_Recommendations_BuildingComponentLifespans_07-06-2018.pdf.). California anticipates a significant increase in electric vehicles within the next 14 years (Executive Order N-79-20; https://www.experian.com/blogs/insights/2020/11/new-california-mandate-rekindles-electric-vehicle-buzz/). 5.B.u Packet Pg. 277 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 4 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion the applicable year-specific quantitative threshold 2 up to the year 2030 threshold of 2.72 MT/CO2e/year/service population by purchasing and retiring carbon offset credits, based upon the amount of GHG emissions set forth in Table 4.8-1 of this Initial Study. • Demonstration of Reduction: The applicant shall demonstrate its reduction of GHG emissions through the retirement of carbon offset credits provided that the following conditions are satisfied: o Registry Performance Standards: The applicant shall provide proof to the City’s Community Development Director, or his or her designee, that the carbon offset credits were issued by a registry meeting the following requirements: Submittal of documentation of the applicable quantification protocol, all third-party confirmation or verification reports issued in connection with the carbon offset credits sufficient to monitor compliance by the project applicant with this mitigation measure. Submittal of report by a qualified air quality consultant documenting refinement or recalculation of project GHG emissions, if desired by the applicant. If report documents the project would not exceed the threshold stated, no additional mitigation is required. On a periodic basis, if desired by the applicant After the adoption of a qualified greenhouse gas reduction strategy.   ________ Treating a building’s and its associated automobile GHG lifespan as 30 years appears conservative and is consistent with the methodology employed by the South Coast Air Quality Management District. 2 The year-specific quantitative threshold in MT/CO2e/year/service population from 2023 to 2030 are as follows: 2023: 4.08 2024: 3.85 2025: 3.63 2026: 3.42 2027: 3.23 2028: 3.05 2029: 2.88 2030: 2.72 5.B.u Packet Pg. 278 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 5 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion  The registry shall account for and quantify emission reductions using clear and defined standards and incorporating recognized principles of GHG emissions reduction accounting, including those set forth in the ISO 14064 and the WRI/WBCSD Greenhouse Gas Protocol for Project Accounting;  The registry shall use clear information sufficient for reviewers to assess credibility of GHG emission reductions underlying the carbon offset credits. Upon request by the City’s Community Development Director, or his or her designee, any governmental entity, or any stakeholder, the registry shall provide the following information within a reasonable time period in connection with any carbon offset credit retired by the applicant: (i) the applicable quantification protocol; and (ii) all third-party confirmation or verification reports issued in connection with the carbon offset credits. Such information shall be sufficient to monitor compliance by the project If the City adopts a qualified GHG reduction strategy, submittal of documentation identifying how the project is consistent with the qualified greenhouse gas reduction strategy to the City and thereby eliminating the requirement to purchase GHG credits. 5.B.u Packet Pg. 279 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 6 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion applicant with this mitigation measure. o Carbon Offset Credit Performance Standards: The carbon offset credits retired by the applicant for the purpose of mitigating GHG emissions shall represent GHG emission reductions that are real, permanent, additional, quantifiable, verifiable and enforceable.3 To demonstrate compliance with such requirements, the developer shall provide the following to the City’s Community Development Director, or his or her designee: (i) the protocol 3 The following terms in this mitigation are defined as follows: “Additional” means GHG emission reductions or removals underlying the carbon offset credits that exceed any GHG reduction or removals otherwise required by law, regulation or legally binding mandate, and that exceed any GHG reductions or removals that would otherwise occur in a business-as-usual scenario. To be additional, the credit shall have reduced GHG emissions below the applicable common industry practice for GHG reductions as in effect at the time the credit project was initiated. “Real” means that GHG reductions or GHG enhancements underlying the carbon offset credits result from a demonstrable action or set of actions, and are quantified using appropriate, accurate, and conservative methodologies that account for all GHG emissions sources, GHG sinks, and GHG reservoirs within the boundary of the applicable credit project and account for uncertainty and the potential for activity-shifting leakage and market-shifting leakage. “Verifiable” means that the GHG reductions or GHG enhancements underlying the carbon offset credits are well documented, transparent and set forth in a document subject to objective review by an accredited verification body. “Permanent” means that GHG reductions and GHG removal enhancements underlying the carbon offset credits are not reversible, or when GHG reductions and GHG removal enhancements may be reversible, that mechanisms are in place to replace any reversed GHG emission reductions and GHG removal enhancements to ensure that all credited reductions endure for at least 100 years. To ensure permanence, reductions from purchased credits must have already occurred. “Quantifiable” means the ability to accurately measure and calculate GHG reductions or GHG removal enhancements relative to a project baseline in a reliable and replicable manner for all GHG emission sources, GHG sinks, or GHG reservoirs included within the boundary of the credit project generating the carbon offset credits, while accounting for uncertainty and activity shifting leakage and market-shifting leakage. “Enforceable” means the authority for the City to hold the project accountable and to take appropriate action if the City determines that any carbon offset credits do not comply with the requirements set forth above. 5.B.u Packet Pg. 280 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 7 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion used to quantify and issue such carbon offset credits, (ii) the third-party verification report(s) pursuant to which such carbon offset credits were issued, and (iii) the unique serial numbers of the carbon offset credits to be retired to ensure that the offset cannot be further used in any manner. The Project Planner shall reject any carbon offset credits that do not comply with these requirements, and where reductions are not direct reductions within a confined project boundary or provide opportunities for reversal of the avoided emissions. The Community Development Director or his or her designee shall reject any credits for a project that includes technology or GHG abatement practices that are already widely used. o Geographic Limitations: The carbon offset credits shall be from credit projects developed in the United States. Carbon offset credits resulting from international credit projects shall not be acceptable to satisfy this mitigation measure. 5.B.u Packet Pg. 281 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 8 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion • Timing: The applicant shall mitigate GHG emissions resulting from project operations by purchasing and retiring offset credits prior to each year’s emissions that exceed the threshold. The applicant shall provide proof in the form of a compliance report to the City that carbon offset credits equal to the amount of project operational GHG emissions in excess of the threshold have been purchased and retired, prior to the operational year in which those emissions would occur. The applicant shall also have the right, at any time, to purchase and retire carbon offset credits for some or all of the operational emissions of the project in advance of the issuance of certificates of occupancy, temporary or permanent. A conservative estimate of the offset credits that need to be purchased by the project applicant for the lifetime of the project is 21,193 MT.4 • Enforcement: The permits relating to the project shall be conditioned on achievement of GHG mitigation milestones. The purchase and retirement of carbon offset credits required to mitigate the GHG emissions resulting from the operation of the project shall be a condition of the issuance of a certificate of occupancy, 4 This was estimated by: 1) calculating the amount of offset credits needed for year 2023 (680.48 MT) and assuming that amount is required for each year from 2023 to 2029 (680.48 MT x 7 years = 4,763.36 MT); 2) calculating the amount of offset credits needed for year 2030 (714.32 MT) and assuming that amount is required for each year from 2030 to 2053 (714.32 MT x 23 years = 16,429.36); and then adding the sum of the MT for those 30 years together (4,763.36 MT + 16,429.36 MT) to arrive at a conservative estimate of offset credits needing to be purchased to cover the lifetime of the project. This estimate can be adjusted, updated, and refined as appropriate per the Adjustment portion described in mitigation measure MM GHG-1.1 5.B.u Packet Pg. 282 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 9 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion temporary or permanent, for the project and as an issuance for continued operation. Should the City determine that the offset credits are non- compliant with the requirements of MM GHG- 1, the City may issue a notice of non- consistency and cease permitting activities and/or stop project operations, until the City determines via an issued public notice that the offsets comply with the aforementioned standards. • Adjustment: The required amount of carbon offset credits may be adjusted to account for changes in climate science, GHG regulation, technology, and updated/refined project emissions, as follows: o The applicant may recalculate the project emissions in this Initial Study to update/refine the amount of carbon credits required to be purchased and/or demonstrate emissions achieve the year- specific threshold or an applicable quantitative threshold that may be adopted by the City or BAAQMD in the future. If the project applicant chooses to refine or recalculate project GHG emissions, the project applicant shall retain a qualified air quality/GHG professional to calculate the project’s 5.B.u Packet Pg. 283 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 10 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion GHG emissions, in accordance with the BAAQMD CEQA Air Quality Guidelines, as they may be updated from time to time. Re-evaluation of project GHG emissions could reflect additional on-site measures incorporated into the project (such as installing solar panels, cool roofs, charging for parking, providing free transit passes, etc.) or increased operational efficiencies (e.g., the state’s increased vehicle fuel efficiency standards and renewable energy portfolio requirement). The calculation shall be summarized in a report and submitted as part of the documentation submitted to the City’s Community Development Director, or his or her designee for review and approval. OR • If the City has adopted a qualified GHG reduction strategy that covers the project, the project applicant can demonstrate that the project is consistent with the applicable mandatory measures in the GHG reduction strategy by submitting written proof documenting the project’s consistency to the 5.B.u Packet Pg. 284 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 11 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion City’s Community Development Director, or his or her designee for review and approval. If the project is consistent with the applicable mandatory measures in the GHG reduction strategy, it is concluded that it would result in a less than significant GHG impact and no further mitigation is required. Hazards and Hazardous Materials MM HAZ-1.1: A Site Management Plan (SMP) shall be prepared by a qualified hazardous materials consultant to establish management practices for handling contaminated soil or other materials, if encountered during construction activities. Appropriate soil testing, characterization, storage, transportation, and disposal procedures shall be specified in the SMP. The sampling results shall be compared to appropriate and current risk-based screening levels for the proposed use. The SMP shall identify potential health, safety, and environmental exposure considerations associated with redevelopment activities and shall identify appropriate remediation measures. Submittal of the SMP to SCCDEH for review and approval and submittal of the approved SMP to the City. All SMP measures shall be printed on all construction documents, contracts, and project plans. SCCDEH and City of Gilroy Project Planner Prior to issuance of a grading permit for the approved SMP. During construction for the implementation of the SMP.   ________ 5.B.u Packet Pg. 285 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 12 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT The SMP shall be submitted to the Santa Clara County Department of Environmental Health (or equivalent oversight agency) for review and approval. A copy of the approved SMP shall be submitted to the project planner at the City of Gilroy Planning Division prior to the issuance of any demolition or grading permits. The SMP shall include, but is not limited to, the following: • A detailed discussion of the site background; • Identification of proper mitigation as needed for demolition of existing structures; • Requirements for periodic observations and field screening of exposed/ excavated soil for indications of contamination including remedial soil segregation during excavation; • Procedures for proper management of stockpiles, including sampling, disposal, and dust and runoff control including implementation of a stormwater pollution prevention program; • Procedures for proper management of underground structures encountered, including utilities and/ or underground storage tanks; • Procedures to follow if evidence of any unknown historic release of hazardous materials (e.g., underground storage tanks polychlorinated biphenyls (PCBs), Total Petroleum Hydrocarbon (TPH), VOCs, asbestos containing materials, lead- based paint, etc.) are discovered. • A Health and Safety Plan (HSP) for each contractor working at the site that addresses the safety and health hazards of each site operation phase, including the requirements and procedures for employee protection. The HSP shall outline proper 5.B.u Packet Pg. 286 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 13 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Mitigation Measures Method of Verification Responsible for Verification Action Schedule Verification of Completion soil handling procedures and health and safety requirements to minimize work and public exposure to hazardous materials during construction. A Health and Safety Plan (HSP) for each contractor working at the site shall be completed by a qualified professional that addresses the safety and health hazards of each site operation phase, including the requirements and procedures for employee protection. The HSP shall outline proper soil handling procedures and health and safety requirements to minimize work and public exposure to hazardous materials during construction. The HSP shall be submitted to the project planner at the City of Gilroy Planning Division prior to the issuance of any demolition or grading permits. Source: City of Gilroy. Chestnut & Tenth Street Commercial Project Initial Study. June 2021 5.B.u Packet Pg. 287 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 14 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT The following lists Conditions of Approval the project shall implement in order to comply with applicable regulations: Air Quality • The project shall implement the following measures during all phases of construction to control dust and exhaust at the project site: - Water active construction areas at least twice daily or as often as needed to control dust emissions. - Cover trucks hauling soil, sand, and other loose materials and/or ensure that all trucks hauling such materials maintain at least two feet of freeboard. - Remove visible mud or dirt track-out onto adjacent public roads using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. - Enclose, cover, water twice daily or apply non-toxic soil binders to exposed stockpiles (dirt, sand, etc.). - Pave new or improved roadways, driveways, and sidewalks as soon as possible. - Limit vehicle speeds on unpaved roads to 15 miles per hour. - Lay building pads as soon as possible after grading unless seeding or soil binders are used. - Replant vegetation in disturbed areas as quickly as possible. - Install sandbags or other erosion control measures to prevent silt runoff to public roadways. - Minimize idling times either by shutting off equipment when not in use, or reducing the maximum idling time to five minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations). Provide clear signage for construction workers at all access points. - Maintain and property tune construction equipment in accordance with manufacturer’s specifications. Check all equipment by a certified mechanic and record a determination of running in proper condition prior to operation. - Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. Biological Resources • Santa Clara Valley Habitat Plan. The project is subject to applicable Habitat Plan conditions and fees (including the nitrogen deposition fee) prior to issuance of any grading permits. The project applicant is required to submit the Santa Clara Valley habitat 5.B.u Packet Pg. 288 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 15 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT Plan Coverage Screening Form to City of Gilroy Planning Division for approval and payment of the nitrogen deposition fee prior to the issuance of a grading permit. The Habitat Plan and supporting materials can be viewed at www.scv-habitatplan.org. Cultural Resources • If archaeological or cultural resources are discovered during earth-moving, grading, or construction activities, all work shall be halted within at least 50 feet of the find and the area shall be staked off immediately. The City shall be notified immediately and a qualified professional archeologist shall be retained (at the applicant’s expense) to evaluate the find and repot to the City. If the find is determined to be significant, appropriate protection measures (such as collection, recordation, and analysis), shall be formulated by the professional archaeologist, and implemented by the responsible party. • Pursuant to Section 7050.5 of the Health and Safety Code and Section 5097.94 of the Public Resources Code of the State of California, in the event of the discovery of human remains during construction, there shall be no further excavation or disturbance of the site within a 50-foot radius of the remains or any nearby area reasonably suspected to overlie adjacent remains. The Santa Clara County Coroner shall be notified and shall make a determination as to whether the remains are Native American. If the Coroner determines that the remains are not subject to the Coroner’s authority, the Coroner shall notify the Native American Heritage Commission who shall attempt to identify descendants of the deceased Native American. If no satisfactory agreement can be reached as to the disposition of the remains pursuant to the state law, the landowner shall re-inter the human remains and items associated with Native American burials on the property in a location not subject to further subsurface disturbance. Hazards and Hazardous Materials • Prior to the issuance of a demolition permit, an asbestos survey shall be completed for existing buildings on-site prior to demolition in accordance with the National Emissions Standards for Hazardous Air pollutants (NESHAP) guidelines. NESHAP guidelines require the removal of potentially friable ACMs prior to building demolition or renovation that may disturb the ACM. • Prior to the issuance of demolition permit, a lead-based paint survey shall be completed for the existing buildings on-site in accordance with the Cal/OSHA guidelines. If lead-based paint is bonded to the building materials, the removal of lead-based paint is not required, If the lead-based paint is flaking, peeling, or blistering, it shall be removed prior demolition. In either case, applicable OSHA regulations shall be followed; these include requirements for worker training and air monitoring and dust control. Any debris containing lead shall be disposed appropriately. Noise and Vibration 5.B.u Packet Pg. 289 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 16 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT • During all phases of construction, the project shall comply with General Plan Mitigation Measure 4.7-B and City Code Section 16.38 by implementing the following measures: - Limit construction activity to weekdays between 7:00 AM and 7:00 PM and Saturdays between 9:00 AM and 7:00 PM, with no construction on Sundays and City holidays; - Equip all internal combustion engine drive equipment with mufflers which are in good condition and appropriate for the equipment; - Locate stationary noise-generating equipment as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area; - Construct sound walls or other noise reduction measures prior to developing the project site; - Prohibit all unnecessary idling of internal combustion engines; - Utilize “quiet” models of air compressors and other stationary noise sources where technology exists; and - Designate a “disturbance coordinator” who would be responsible for responding to any complaints about construction noise. The disturbance coordinator shall determine the cause of the noise complaint (e.g., bad muffler, etc.) and require that reasonable measures be implemented to correct the problem. • Provide all occupied areas and habitable rooms of proposed site buildings with a forced-air mechanical ventilation system to allow windows to be closed to control interior noise levels to 45 dBA Ldn at the occupant’s discretion. • As design of the hotel building continues, require that construction of the eastern façade make use of materials which would provide sufficient noise reduction to bring interior noise in rooms to 45 dBA Ldn or less. Preliminary calculations show that a total noise reduction of 27 to 29 dBA Ldn is needed along the eastern façade, which under conditions similar to those shown in prototype elevations, would require windows with a minimum STC rating of 32 with typical metal panel or wood siding wall construction, or a minimum STC rating of 30 with stucco wall construction. Additional noise reduction methods such as decreasing the eastern façade’s overall window to wall area ratio should also be considered. Transportation • Prior to issuance of any building permits on the proposed project, the project applicant shall make a fair-share contribution toward future improvements at the intersection of Princeville Street and Tenth Street to restore operations at the intersection to acceptable levels (LOS C). • The project applicant shall construct the following pedestrian facility improvements as part of the project construction: 5.B.u Packet Pg. 290 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial MITIGATION MONITORING AND REPORTING PROGRAM JUNE 2021 PAGE | 17 GILROY | CHESTNUT & TENTH STREET COMMERCIAL PROJECT - Installing ADA compliant curb ramps at the intersections of Chestnut Street/Tenth Street, US 101 Southbound Ramps/Tenth Street, Chestnut Street/Ninth Street; - Installing crosswalks at the intersection of Chestnut/Ninth Street; and - • Prior to issuance of any building permits, final project plans shall show the project would provide bicycle parking per the Santa Clara Valley Transportation Authority’s Bicycle Technical Guidelines bicycle parking rates: - Hotel: One Class I bike parking space for every 30 rooms plus one Class I bike parking space for evert 30 employees. - Retail: One Class I bike parking space for every 30 employees plus one Class II (bike racks) bike parking space every 6,000 square feet of retail space. - Restaurants: One Class I bike parking space for every 30 employees plus one Class II bike parking space for every 3,000 square feet. • Prior to issuance of any building permits, the project applicant shall fund or construct: - Westbound left-turn pocket extension improvements at the intersection of Monterey Road and Tenth Street; - Eastbound left-turn pocket extension improvements at the intersection of Chestnut Street and Tenth Street. • Prior to issuance of any grading permits, the project applicant shall dedicate three feet of additional right-of-way along the project East Tenth Street frontage and fund the improvements necessary to make the widening improvements at the intersection of Chestnut Street and Tenth Street. 5.B.u Packet Pg. 291 Attachment: AS 20-14, Att B Mitigation Program (3396 : Evergreen Chestnut and Tenth Commercial REV 7/31/2018 -1- RESOLUTION NO. 21-XX RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY RECOMMENDING TO THE CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE DECLARATION FOR THE CHESTNUT AND TENTH COMMERCIAL PROJECT (SCH# 2021060521), AND; APPROVAL OF THE PROJECT ZONE CHANGE REQUEST, PURSUANT TO ARTICLE XXVI OF THE GILROY CITY CODE, TO COMMERCIAL PLANNED DEVLOPMENT C3/PUD ZONING DISTRICT FOR COMMERCIAL SHOPPING CENTER AND HOTEL DEVELOPMENT LOCATED AT TENTH AND CHESTNUT STREETS (APN’s: 841-66-010, 011, 014 AND 015), FILED BY EVERGREEN DEVELOPMENT COMPANY INC. FILE NUMBER Z 20-04, (20070021) WHEREAS, on July 20, 2020, on behalf and with the consent of the property owner Donald J. Triolo (Trustee for “The Triolo Revocable Living Trust” and agent for 450 East LLC), Evergreen Development Company Inc. submitted an application requesting a planned development rezoning from the C3 and CM zoning districts to a C3 PUD zoning district for 6.8 acres of property located at 401 and 411 East Tenth Street (aka, Automall Parkway) and 450 East Ninth Street, between Chestnut Street and Hwy 101 Offramp; and WHEREAS, the project includes concurrent applications for vesting tentative map TM 20-03 (20070020) and architectural and site review AS 20-14 (20070017); and WHEREAS, on May 6, 2021, the application submittal was accepted as complete; and WHEREAS, an initial study/mitigated negative declaration and mitigation monitoring and reporting program has been prepared and recommended for adoption as the environmental document for the project, in compliance with the California Environmental Quality Act; and WHEREAS, on June 17, 2021, environmental mitigation measures were agreed to by the applicant as contained in a draft mitigated negative declaration (MND) environmental document prepared for the project, and in compliance with the requirements of CEQA the MND was published, noticed and circulated for a 30-day public review period from June 25, 2021 through July 26, 2021; and WHEREAS, minor comments on the MND were received during the public review period, and responses to the comments received on the MND environmental document were prepared that resulted in no changes being made to the analysis, conclusions and determinations of the MND; and WHEREAS, on August 19, 2021 the Planning Commission held a duly noticed public hearing at which time the Planning Commission received and considered the MND environmental document prepared for the project, together with the zone change request and 5.B.v Packet Pg. 292 Attachment: Reso Z 20-04 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) REV 7/31/2018 -2- RESOLUTION NO. 21-XX related entitlements, the staff report, and all evidence received including written and oral public testimony related to the MND and project; and WHEREAS, the Planning Commission finds that 1) incorporation of the mitigation measures identified in the Mitigated Negative Declaration prepared for the project would or mitigate the effects to a point where clearly no significant effect on the environmental would occur, and 2) there is no substantial evidence in light of the whole record before the Planning Commission that the project, as proposed together with project conditions and mitigation measures, may have a significant effect on the environment; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is the Community Development Department, Planning Division. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby recommends to the City Council approval of the Planned Unit Development Zone Amendment Z 20-04 as shown on the attached Zoning Change Exhibit “A” based on the following findings pursuant to Gilroy Code Article XXVI (Planned Development Overlay), Article LII (Amendment to the Zoning Ordinance) and Section 30.50.50 (Planned Unit Development Approval): 1. The proposed Zoning Ordinance Amendment is consistent with the intent of the goals and policies of the City of Gilroy’s General Plan in that it would promote a cohesive redevelopment of property with a planned commercial development that includes a mix of desirable uses and promoting the General Services land use designation and relevant City policies; 2. The proposed Zoning Ordinance Amendment will not create any adverse environmental impacts in that the project site does not have any unique physical or environmental constraints that would preclude development as proposed and as anticipated by the City General Plan and zoning documents; 3. The proposed Zoning Ordinance Amendment will not be detrimental to the public peace, health, safety, morals, or welfare given that the property would be required to develop in accordance with an approved PUD development plan adopted pursuant to City Code Section 30.50.50, which has been requested and processed concurrently with this C3 PUD zoning amendment, that would assure all applicable codes and regulations are adhered to at time of development; and 4. The proposed Zoning Ordinance Amendment will not be detrimental to persons or property in the City given that the amendment would continue to allow commercial development of the site which is compatible with the surrounding shopping center commercial, commercial industrial and public facility uses adjacent to the site. PASSED AND ADOPTED this 19th day of August 2021 by the following roll call vote: 5.B.v Packet Pg. 293 Attachment: Reso Z 20-04 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) REV 7/31/2018 -3- RESOLUTION NO. 21-XX AYES: NOES: ABSENT: ATTEST: APPROVED: _________________________________ __________________________________ Karen L Garner, Director Tom Fischer, Chairperson 5.B.v Packet Pg. 294 Attachment: Reso Z 20-04 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A VESTING TENTATIVE MAP FOR PROPERTY LOCATED AT 450 E NINTH STREET, CHESTNUT STREET, 401 AND 411 E TENTH STREET/AUTOMALL PARKWAY, APN: 841-66-010, 011, 014 AND 015. FILE NUMBER TM 20-03 (20070020) WHEREAS, on July 20, 2020, on behalf and with the consent of the property owner Donald J. Triolo (Trustee for “The Triolo Revocable Living Trust” and agent for 450 East LLC), Evergreen Development Company Inc. submitted an application requesting a vesting tentative parcel map to re- subdivide 6.8 acres of property in six commercial lots, as part of a planned commercial shopping center and hotel development, for the property located at 401 and 411 East Tenth Street (aka, Automall Parkway) and 450 East Ninth Street, between Chestnut Street and Hwy 101 Offramp; and WHEREAS, the project includes concurrent applications for planned development rezoning from the C3 and CM zoning districts to a C3 PUD zoning district Z 20-04 (20070021) and architectural and site review AS 20-14 (20070017); and WHEREAS, on May 6, 2021, the application submittal was accepted as complete; and WHEREAS, an initial study/mitigated negative declaration and mitigation monitoring and reporting program has been prepared and recommended for adoption as the environmental document for the project, in compliance with the California Environmental Quality Act; and WHEREAS, the Planning Commission held a duly noticed public hearing on August 19, 2021, at which time the Planning Commission received and considered the staff report as well as all evidence received including written and oral public testimony related to the project; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is the Community Development Department, Planning Division. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby find as follows: FINDINGS 1. The proposed vesting tentative map is consistent with the underlying General Services Commercial land use designation and the commercial planned development C3/PUD zoning district. 2. The design and improvement of the subdivision is consistent with the applicable general plan in that it will include all necessary roadway and frontage improvements required to comply with the City traffic and pedestrian circulation plans, and can be adequately served by police, fire, water, sewer and drainage systems. 5.B.w Packet Pg. 295 Attachment: Reso TM 20-03 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) Resolution No. 2021-XX Page 2 3. The site is physically sited for the proposed development intensity as the project has adequate roadway access and the development intensity is within the floor area ratios anticipated for commercial development of the 6.84-acre site. 4. The design of the subdivision and proposed improvements would not cause any substantial environmental damage or injury to wildlife or habitat given that the project includes appropriate stormwater drainage including on-site detention, finish grade elevations of the buildings would be raised up to 1.5 feet to 173 feet elevation to comply with flood elevation minimum requirements, the site does not have any unique environmental features, and a habitat permit is required in compliance with the Santa Clara Valley Habitat Plan to mitigate the nitrogen deposition resulting from the increased vehicle emissions associated with development of the site. 5. The design of the subdivision or improvements will not cause serious public health problems given that the site will be designed to comply with City standards for vehicular and pedestrian access and circulation, and the site does not have any hazardous materials or uses associated with the project. 6. The subdivision will not conflict with any public easements. 7. The site is not subject to unusual flooding or other hazardous conditions that would preclude development of the property as proposed. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Gilroy hereby recommends to the City Council approval of TM 20-03, subject to the adoption of the concurrent zoning ordinance amendment request Z 20-04 and a planned unit development plan approval AS 20-14, or any subsequent amendments. PASSED AND ADOPTED this ___ day of ____ by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: _________________________________ __________________________________ Karen L. Garner, Secretary Thomas Fischer, Chairperson 5.B.w Packet Pg. 296 Attachment: Reso TM 20-03 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 1 RESOLUTION NO. 2020-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN ARCHITECTURAL AND SITE REVIEW PERMIT FOR A PLANNED UNIT COMMERCIAL DEVELOPMENT ON PROPERTY LOCATED AT 450 E NINTH STREET, CHESTNUT STREET, 401 AND 411 E TENTH STREET/AUTOMALL PARKWAY, APN: 841-66-010, 011, 014 AND 015. FILE NUMBER AS 20-14 (20070017) WHEREAS, on July 20, 2020, on behalf and with the consent of the property owner Donald J. Triolo (Trustee for “The Triolo Revocable Living Trust” and agent for 450 East LLC), Evergreen Development Company Inc. submitted an application requesting architectural and site review permit approval to develop a planned commercial shopping center complex and hotel on a 6.8 acre property located at 401 and 411 East Tenth Street (aka, Automall Parkway) and 450 East Ninth Street, between Chestnut Street and Hwy 101 Offramp; and WHEREAS, the project includes concurrent applications for planned development rezoning from the C3 and CM zoning districts to a C3 PUD zoning district Z 20-04 (20070021) and vesting tentative map TM 20-03 (20070020); and WHEREAS, on May 6, 2021, the application submittal was accepted as complete; and WHERAS, an initial study/mitigated negative declaration and mitigation monitoring and reporting program has been prepared and recommended for adoption as the environmental document for the project, in compliance with the California Environmental Quality Act; and WHEREAS, the Planning Commission held a duly noticed public hearing on August 19, 2021, at which time the Planning Commission received and considered the staff report as well as all evidence received including written and oral public testimony related to the project; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is the Community Development Department, Planning Division. NOW, THEREFORE, BE IT RESOLVED, that pursuant to Article L, Planning department Applications, the Planning Commission of the City of Gilroy hereby find as follows: 1) The project as proposed and conditioned has been analyzed and confirmed to comply with Section 30.50.43 scope of review criteria. 2) The project as proposed and conditioned complies with the C3 PUD zoning standards adopted for the project as Z 20-04. 3) The commercial land use is allowed within the General Services Commercial land use designation. 5.B.x Packet Pg. 297 Attachment: Reso AS 20-14 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) Resolution No. 2020-__ Page 2 4) The findings required pursuant to section 30.50.50 for approval of a planned unit development approval are met as follows: a. The project conforms to the Gilroy general plan in terms of general location and standards of development given that the project consists of a C3PUD commercial development which is anticipated for the site based on the General Services Commercial land use designation. b. The project provides the type of development which will fill a specific need of the surrounding area as it will result in a planned commercial shopping center with outdoor gathering areas, high quality design details, public art, internal and external pedestrian connectivity, expanded retail services for residents, a desirable hotel use for visitors, and new employment opportunities, which are all encouraged by the general plan. c. The project will not require urban services beyond those which are currently available, as the City has infrastructure available to serve the commercial development as anticipated by the General Plan and the project shall be designed to comply with City standards. d. The project will provide a harmonious, integrated plan which justifies exceptions, if such are required, to the normal requirements of this chapter given that the project will provide additional right of way along Tenth Street/Automall Parkway which warrant setback reductions to the base C3 zoning, proposes a highly desirable hotel use which warrants an increase in height, would promote a pedestrian oriented urban frontage by reducing the setbacks along the Tenth Street and Ninth Street frontages, and proposes well designed signage that will complement the architecture of the center and provide for adequate visibility and identification for the center and services contained therein. e. The project reflects an economical and efficient pattern of land uses in that the site is fully developed with adequate parking and circulation to accommodate all of the intended uses, as well as providing for pedestrian enhancements and outdoor gathering areas which are supported and desirable for the development. f. The project includes greater provisions for landscaping and open space than would generally be required by providing outdoor gathering spaces, and landscaping extending fully to the public street. g. The project utilizes creative, aesthetic design principles to create attractive buildings, open space and site design to blend with the character of surrounding areas as detailed in the comprehensive design guidelines prepared for the commercial center. h. The project would not create traffic congestion, noise, odor, or other adverse effects on surrounding areas, as detailed in the environmental document prepared for the project. i. The project will provide adequate access, parking, landscaping, trash areas and storage, as necessary, as indicated on project development plans. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Gilroy hereby recommends to the City Council approval of AS 20-14, subject to the conditions Attachment A and Mitigation Monitoring and Reporting Program Attachment B. 5.B.x Packet Pg. 298 Attachment: Reso AS 20-14 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) Resolution No. 2020-__ Page 3 PASSED AND ADOPTED this ___ day of ____ by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: _________________________________ __________________________________ ___________, Secretary _____________, Chairperson 5.B.x Packet Pg. 299 Attachment: Reso AS 20-14 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) Resolution No. 2020-__ Page 4 ATTACHMENT A 5.B.x Packet Pg. 300 Attachment: Reso AS 20-14 [Revision 1] (3396 : Evergreen Chestnut and Tenth Commercial Center) 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 19, 2021 TO: Planning Commission FROM: Miguel Contreras, Planner I SUBJECT: AS 21-09 (#21060002), Cabana at 7811 Miller Ave. APN: 808-13- 014. RECOMMENDATION: Staff has analyzed the proposed project, and recommends that the Planning Commission (Roll Call Vote): a) Adopt a resolution approving the Architectural and Site Review application AS 21-09, subject to certain findings and conditions. BACKGROUND: On June 1, 2021, Manuel Macias submitted an architectural and site review application (AS 21-09) requesting to construct a 364 square foot, 13’-4” tall accessory structure (cabana). The cabana would be constructed in the backyard of the 0.26 -acre lot. Per Section 30.39.30(i) of City Code, an accessory structure is limited to 12 feet in height, unless an architectural and site review application is approved by the Planning Commission during a public hearing. Subject Property and Surrounding Land Uses: The subject site is presently improved with a single-family home, attached garage and in-ground pool. LOCATION EXISTING LAND USE GENERAL PLAN ZONING Project Site Single Family Residential Low Density Single Family Residential (R1) North Single Family Residential Low Density Single Family Residential (R1) South Single Family Residential Low Density Single Family Residential (R1) 5.C Packet Pg. 301 2 LOCATION EXISTING LAND USE GENERAL PLAN ZONING East Single Family Residential Low Density Single Family Residential (R1) West Alley Single Family Residential Low Density Single Family Residential (R1) Environmental Assessment: Section 15303(e) of the California Environmental Quality Act (CEQA) Guidel ines, exempts from further environmental review, those projects involving “new construction of accessory structures…” The requested architectural and site review approval proposes construction of a new accessory structure. ANALYSIS: General Plan Consistency: The residential accessory structure is consistent with the property Low Density Residential land use designation. Conformance with Zoning Code Development Standards: In accordance with the Gilroy City Code (GCC), an accessory structure within the R1 zone district may be permitted to exceed the 12-foot allowed height limit if an architectural and site review permit is approved by the Planning Commission. The applicable development standards for the project have been considered, as follows: ACCESSORY STRUCTURE STANDARDS REQUIRED PROPOSED CONFORMS? Height ≤12’ no permit required >12’ PC approved AS permit required 13’-4” Requires PC Approval Setbacks 3’ 6’ yes Square footage Not to exceed 30% of total lot area 364 square feet yes Architectural and site review analysis: The request to exceed the allowable 12-foot accessory structure height has been evaluated for compliance with the following applicable criteria, pursuant to City Code Section 30.50.43 (Scope of Review): Site Development: ➢ Physical Characteristics: The subject site is 0.26-acre, rectangular lot, currently developed with a single-family residence, attached two-car garage and swimming pool. 5.C Packet Pg. 302 3 ➢ Existing and proposed easements: The project does not require new easements and would not conflict with exiting ones. ➢ Appearance and harmony of building with adjacent development, the character of the neighborhood, and existing and projected public improvements: The proposed accessory structure would not compromise the character of the neighborhood and is in harmony with adjacent buildings and development. The project would not require public improvements. ➢ Location, appearance and orientation of structures, open spaces and activities. The project would be located in the backyard of a develo ped lot and would not be visible from the right-of-way. The proposed accessory structure would be in harmony with the existing single-family residence and attached garage. ➢ Determination of boundaries, building setbacks and uses intended. The project would meet all setback requirements for the Single Family Residential (R1) zoning district and an accessory structure is a permitted use for this zone. The 364 square foot cabana would feature a full stucco wall on the western elevation, and a brick half wall on the north and south elevations. The east elevation will be open. The roof will feature classic “C” tiles. The overall design is consistent with the existing single-family dwelling and attached garage. Visibility of the cabana would be obstructed from-the-right of way to the south and east due to the positioning of the exiting home and garage. The western side of the lot abuts an alley and it does not share a property line with a neighbor. The cabana would be located approximately 26’ from the northern property line, which serves to limit visibility from the northern neighbor, therefore visibility and privacy concerns are minimal. Based on the review for compliance with the above criteria, staff has determined findings to support the project may be m ade as reflected in the attached resolution. Technical Advisory Committee (TAC): Project plans were routed to Engineering, Building, Police, and Fire representatives for internal review and comment. The TAC considered the project on June 3, 2021. Recommendations of the TAC members have been incorporated into the project plans and/or are included as recommended conditions in attached resolution(s). Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of the subject site were generated by the Santa Clara County Assessor’s Office using current ownership data. On August 3, 2021, notices of this Planning Commission meeting were mailed to the property owners along within other interested parties. In addition, the meeting has been noticed in the August 6th edition of the Gilroy Dispatch, the property has been posted with on-site signage notifying passers by of pending development, and the Planning Commission public hearing packets are available through the City's webpage. 5.C Packet Pg. 303 4 Appeal Procedure: In accordance with Section 30.51.50 of the Gilroy City Code, the Planning Commission's decision may be appealed, in writing, to the City Council within 20 days of adoption of the resolution. Appeal forms may be obtained from the City Clerk and must be submitted with the appropriate fee before the end of the appeal period. Next Steps: If approved the Architectural and Site Review application will expire on year from approval date to submit plans to the Building Department. Attachments: 1. Location Map 2. elevations 3. Site Plan 4. PC Resolution AS 21-09 5.C Packet Pg. 304 City of Gilroy AS 21-09, 7811 Miller St., Cabana Location Map Date:Aug 2, 2021Drawn By:4,000 Miguel Contreras Checked By:Miguel Contreras1:Sheet:1:1Scale: 5.C.a Packet Pg. 305 Attachment: Location Map (3415 : 7811 Miller Accessory Structure (AS 21-09)) 5.C.b Packet Pg. 306 Attachment: elevations (3415 : 7811 Miller Accessory Structure (AS 21-09)) 5.C.c Packet Pg. 307 Attachment: Site Plan (3415 : 7811 Miller Accessory Structure (AS 21-09)) 1 RESOLUTION NO. 2021-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY APPROVING ARCHITECTURAL AND SITE REVIEW APPLICATION AS 21-09 (#21060002) TO ALLOW CONSTRUCTION OF A 364 SQUARE FOOT, 13’-4” TALL ACCESSORY STRUCTURE IN THE SINGLE FAMILY RESIDENTIAL (R1) ZONING DISTRICT LOCATED AT 7811 MILLER AVENUE, ASSESSOR’S PARCEL NUMBER 808-13-014. FILE BY MANUEL MACIAS, 7811 MILLER AVE. GILROY, CA 95020. WHEREAS, on June 1, 2021, Manuel Macias submitted a Architectural and Site Review application AS 21-09 requesting approval to construct a 364 square foot, 13’-4” tall accessory structure; and WHEREAS, the application submittal was accepted as complete on June 21, 2021; and WHEREAS, the project qualifies for an exemption from further environmental review pursuant to Section 15303(e) of the California Environmental Quality Act, which applies new construction of accessory structures; and WHEREAS, Gilroy City Code Section 30.39.30(i) allows the Planning Commission, during a public hearing, to approve accessory structures that exceed 12’ in height; and WHEREAS, the Planning Commission held a duly noticed public meeting on August 19, 2021, at which time the Planning Commission received and considered the staff report as well as all evidence received including written and oral public testimony related to the project AS 21-09; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is the Community Development Department, Planning Division. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby find as follows: FINDINGS A. The proposed development/use is permitted in conformance with the Gilroy Zoning Ordinance and other adopted policies of the City of Gilroy, given that R1 zoning district allows accessory structures beyond 12’ with approval of an Architectural and Site Review application and the proposed cabana meets all R1 district standards. B. The proposed development/use would be consistent with all applicable goals and policies of the Gilroy General Plan given that the proposed accessory structure is of a size and scale that is appropriate for the Low Density Residential land use area and upholds orderly development. C. The proposed development/use would not impair the integrity and character of the area surrounding and in the vicinity of the subject property, given that the proposed accessory structure will not be visible from the right of way or neighboring parcels. 5.C.d Packet Pg. 308 Attachment: PC Resolution AS 21-09 (3415 : 7811 Miller Accessory Structure (AS 21-09)) Resolution No. 2020-__ Page 2 D. The subject site would be served by streets and highways adequate in width and structure to carry the kind and quantity of traffic such use will generate given that the proposed accessory structure will not generate or intensify traffic. E. The subject site would be provided with adequate sewerage, water, fire protection and storm drainage facilities given that the subject site is currently served by these utilities and the proposed accessory structure will not intensify the need for these. F. The proposed development/use will not adversely affect or be materially detrimental to the adjacent uses, buildings or structure or to the public health, safety or general welfare, given that the proposed accessory structure shall be designed to comply with all fire, building, police and engineering requirements established protection and preservation of public health, safety welfare. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Gilroy hereby approves application AS 21-09, subject to the Conditions of approval attached hereto as Exhibit A. PASSED AND ADOPTED this 19th day of August, 2021 by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: _________________________________ __________________________________ Karen L. Garner, Director Tom Fischer, Chairperson 5.C.d Packet Pg. 309 Attachment: PC Resolution AS 21-09 (3415 : 7811 Miller Accessory Structure (AS 21-09)) Resolution No. 2020-__ Page 3 EXHIBIT A CONDITIONS OF APPROVAL AS 21-09 PLANNING CONDITIONS The following GENERAL conditions authorize specific terms of the project ENTITLEMENT(S). 1. APPROVED PROJECT: The approval for Architectural and Site Review application AS 21-09 is granted to construct a 264 square foot, 13’-4” accessory structure on Assessor Parcel No. 808-13-014,as shown on Project Plans dated as received by the Planning Division on June 1, 2021. Build-out of the project shall conform to the plans, except as otherwise specified in these conditions. Any future adjustment or modification to the plans, including any changes made at time of building permit submittal, shall be considered by the Community Development Director or designee, may require separate discretionary approval, and shall conform to all City, State, and Federal requirements, including subsequent City Code requirements or policies adopted by City Council. 2. PERMIT EXPIRATION: The expiration date of this approval is one year from the decision date. If any development for which architectural and site approval has been granted has not obtained building permits within one (1) year from the date of notification of approval, the approval shall be deemed automatically revoked. Upon application, an extension of time may be granted by the Community Development Director or designee. Should Developer intend to request an extension to the permit expiration date, Developer must submit to the Planning Division a written application with applicable fees prior to the expiration date. Only timely requests may be considered pursuant to the City Code. 5.C.d Packet Pg. 310 Attachment: PC Resolution AS 21-09 (3415 : 7811 Miller Accessory Structure (AS 21-09))