10/06/2022 Planning Commission Regular Agenda Packet
Regular Planning Commission Meeting Agenda
October 6, 2022
6:00 P.M.
City Council Chambers, City Hall
7351 Rosanna Street, Gilroy CA
PLANNING COMMISSION MEMBERS
Chair: Manny Bhandal:
manny.bhandal@cityofgilroy.org
Vice Chair: Annedore Kushner:
annedore.kushner@cityofgilroy.org
Commissioners:
▪ John Doyle:
john.doyle@cityofgilroy.org
▪ Adilene Jezabel Moreno:
adilene.moreno@cityofgilroy.org
▪ Stefanie Elle:
stefanie.elle@cityofgilroy.org
▪ Adriana Leongardt:
adriana.leongardt@cityofgilroy.org
▪ Joan Lewis:
joan.lewis@cityofgilroy.org
THIS MEETING WILL BE CONDUCTED PURSUANT TO THE PROVISIONS OF ASSEMBLY BILL 361.
MEETING MATERIAL IS AVAILABLE ON THE CITY WEBSITE www.cityofgilroy.org.
Pursuant to California Assembly Bill 361, a local legislative bode is authorized to hold public meetings
remotely and to make those meetings accessible to all members of the public seeking to observe and
to address the local legislative body by remote means only via a technology solution. As such, the City
will provide various options for the public to participate in the conduct of the meeting, as indicated in
detail below on this coversheet.
Written comments can be submitted by email to planningdivision@cityofgilroy.org Please note that
written comments will not be read out loud, but will be part of the written record.
Comments by the public will be taken on any agenda item before action is taken by the Planning
Commission. Persons speaking on any matter are asked to state their name and address for the
record. Public testimony is subject to reasonable regulations, including but not limited to time
restrictions on particular issues and for each individual speaker. A minimum of 12 copies of materials
should be provided to the Clerk for distribution to the Commission and Staff. Public comments are
limited to no more than three-minutes, at the Chair’s discretion.
Comments on any agenda item may be emailed to the Planning Division at
planningdivision@cityofgilroy.org or mailed to the City of Gilroy, Community Development
Department at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the
Planning Division by 1:00pm on the day of a Planning Commission meeting will be distributed to the
Planning Commissioners prior to or at the meeting and are available for public inspection at the
Planning Division counter at City Hall, 7351 Rosanna Street. Any correspondence received will be
incorporated into the meeting record. Items received after the 1:00pm deadline will be provided to the
Planning Commission as soon as practicable.
In compliance with the American Disabilities Act (ADA), 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 City Clerk 72 hours prior to the meeting at (408) 846-0491. A sound enhancement
system is available in the City Council Chambers.
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.
Persons who wish to speak on matters set for Public Hearing will be heard when the presiding officer
calls for comments from those persons who are in support of or in opposition thereto. After persons
have spoken, the hearing is closed and brought to the Planning Commission level for discussion and
action. There is no further comment permitted from the audience unless requested by the Planning
Commission.
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 with the agenda packet in the lobby of
Administration at City Hall, 7351 Rosanna Street during normal business hours. These materials are
also available with the agenda packet on the City website at www.cityofgilroy.org
I. OPENING
II. PLEDGE OF ALLEGIANCE
III. REPORT ON POSTING THE AGENDA AND ROLL CALL
IV. PUBLIC COMMENTS: (Three-minute time limit). This portion of the meeting is reserved for
persons desiring to address the Planning Commission on m atters not on the agenda. The
law does not permit the Planning Commission action or extended discussion of any item
not on the agenda except under special circumstances. If Planning Commission action is
requested, the Planning Commission may place the matter on a future agenda. Comments
on any agenda item may be emailed to the Planning Division at
planningdivision@cityofgilroy.org or mailed to Community Development Department at City
Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the Planning Division
by 1:00pm on the day of a Planning Commission meeting will be distributed to the Planning
Commission prior to or at the meeting and available for public inspection with the agenda
packet located in the lobby of Planning Division at City Hall, 7351 Rosanna Street prior to
the meeting. Any correspondences received will be incorporated into the meeting record.
Items received after 1:00pm deadline will be provided to the Planning Commission as soon
as practicable. 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.
V. CONSENT AGENDA
1. Planning Commission - Regular Meeting - Sep 1, 2022 6:00 PM
VI. SANTA CLARA VALLEY TRANSPORTATION AUTHORITY BICYCLE AND
PEDESTRIAN ADVISORY COMMITTEE UPDATE
VII. CONTINUED PUBLIC HEARINGS
No Items.
VIII. PUBLIC HEARINGS
A. Royal Way Townhomes, Located at 6680-6687 Royal Way, APN 799-44-93, 94, 95,
96, 97, 98, 101, 109 & 110, Z 21-05; TM 21-04 and AS 21-17 (# 21090001, 21090002
& 20190003).
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:
a) Adopt a resolution recommending that the City Council approve the Zone Change
request Z 21-05; and
b) Adopt a resolution recommending that the City Council approve the Vesting
Tentative Map request TM 21-04; and
c) Adopt a resolution recommending that the City Council approve the Architectural
and Site Review Permit AS 21-17.
B. Proposed Tentative Map to divide 778 First Street into two parcels, Application
No. TM 22-04
1. Staff Report: Jon Biggs, Special Assistant to City Administration
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 adopt a resolution, included with this agenda report, recommending
that the City Council approve the proposed tentative map to divide 778 First Street
into two parcels.
IX. NEW BUSINESS
A. Annual Presentation to Council
1. Staff Report: Cindy McCormick, Customer Service Manager
2. Public Comment
3. Possible Action:
Accept report and provide feedback on any final edits to the presentation.
X. INFORMATIONAL ITEMS
A. Planning Current Project Log
XI. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
XII. REPORTS BY COMMISSION MEMBERS
Chair Bhandal - South County Joint Planning Advisory Committee
Vice Chair Kushner - Gilroy Downtown Business Association
XIII. PLANNING DIVISION REPORT
XIV. ASSISTANT CITY ATTORNEY REPORT
XV. ADJOURNMENT to the Next Meeting of November 3, 2022 at 6:00 P.M.
Planning Commission
Regular Meeting
of
SEPTEMBER 1, 2022
Tonight's meeting was called to order by Chair Bhandal at 6:00pm.
I. PLEDGE OF ALLEGIANCE
Chair Bhandal led the pledge of allegiance.
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
Tonight's agenda was posted on Friday, August 26th at 3:43 pm.
Attendee Name Title Status Arrived
Manny Bhandal Chairperson Present 5:48 PM
Annedore Kushner Vice Chair Present 5:50 PM
John Doyle Planning Commissioner Absent
Stefanie Elle Planning Commissioner Present 5:49 PM
Adriana Leongardt Planning Commissioner Present 5:46 PM
Joan Lewis Planning Commissioner Absent
Adilene Jezabel Moreno Planning Commissioner Present 5:48 PM
III. PRESENTATIONS
1. Mayor's Presentation to the Planning Commission
Mayor Blankley provided the annual presentation to the Planning Commission.
Mayor Blankley recognized commissioners for their service on the Planning Commission.
Community Development Director Goei shared future training opportunities and stated she
will follow up with an email.
IV. PUBLIC COMMENTS
There were no public comments for items not on the agenda.
V. CONSENT AGENDA
Motion made by Chair Bhandal; seconded by Commissioner Elle to approve the consent
agenda.
5-0-0-2
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Packet Pg. 5 Minutes Acceptance: Minutes of Sep 1, 2022 6:00 PM (CONSENT AGENDA)
RESULT: APPROVE [UNANIMOUS]
MOVER: Manny Bhandal, Chairperson
SECONDER: Stefanie Elle, Planning Commissioner
AYES: Bhandal, Kushner, Elle, Leongardt, Moreno
ABSENT: Doyle, Lewis
VI. SANTA CLARA VALLEY TRANSPORTATION AUTHORITY BICYCLE AND
PEDESTRIAN ADVISORY COMMITTEE UPDATE
No report.
VII. CONTINUED PUBLIC HEARINGS
No Items.
VIII. PUBLIC HEARINGS
No Items.
IX. NEW BUSINESS
A. Attendance Policy for City Boards, Commissions and Committees
1. Staff Report: Cindy McCormick, Customer Service Manager
2. Public Comment
3. Possible Action:
Accept the Report
Customer Service Manager McCormick presented the staff report.
Several Commissioners asked for clarification regarding the attendance policy.
Chair Bhandal opened the item to public comments, seeing none, Chair Bhandal closed
the item to public comment.
Motion made by Chair Bhandal; seconded by Commissioner Moreno to accept the
report.
5-0-0-2
RESULT: APPROVE [UNANIMOUS]
MOVER: Manny Bhandal, Chairperson
SECONDER: Adilene Jezabel Moreno, Planning Commissioner
AYES: Bhandal, Kushner, Elle, Leongardt, Moreno
ABSENT: Doyle, Lewis
B. Annual Presentation to Council
1. Staff Report: Cindy McCormick, Customer Service Manager
2. Public Comment
3. Possible Action:
Accept report and provide feedback on any additional items for the presentation.
5.1
Packet Pg. 6 Minutes Acceptance: Minutes of Sep 1, 2022 6:00 PM (CONSENT AGENDA)
Customer Service Manager McCormick presented the staff report and asked the
Commissioners if they would like additional items added to the presentation.
The Commissioners would like the following four projects included in the presentation:
Covale Taproom, Cold Storage, Chestnut & 10 Street, and Gurries project. McCormick
will update the presentation slides and bring the item back to the October meeting for
the Commission’s review.
Chair Bhandal opened the item to public comments, seeing none, Chair Bhandal closed
the item to public comment.
Motion made by Commissioner Moreno; seconded by Chair Bhandal to accept the
report.
5-0-0-2
RESULT: APPROVE [UNANIMOUS]
MOVER: Adilene Jezabel Moreno, Planning Commissioner
SECONDER: Manny Bhandal, Chairperson
AYES: Bhandal, Kushner, Elle, Leongardt, Moreno
ABSENT: Doyle, Lewis
X. INFORMATIONAL ITEMS
A. Planning Current Project Log
There were no comments or questions from the Planning Commission regarding the project
log.
XI. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
None.
XII. REPORTS BY COMMISSION MEMBERS
Chair Bhandal (South County Joint Planning Advisory Committee) stated he has not received
contacts for the South County Joint Planning Advisory Committee. Senior Planner Tambornini
will look into this and report back.
Vice Chair Kushner (Gilroy Downtown Business Association) stated the next meeting will be
held the week of 9/6/22.
XIII. PLANNING DIVISION REPORT
Community Development Director Goei stated there are three open recruitments in the
planning division.
Community Development Director Goei thanked everyone for the input at the Housing
Element study session held in collaboration with the City Council.
XIV. ASSISTANT CITY ATTORNEY REPORT
Nothing to report.
5.1
Packet Pg. 7 Minutes Acceptance: Minutes of Sep 1, 2022 6:00 PM (CONSENT AGENDA)
XV. ADJOURNMENT to the Next Meeting of October 6, 2022 at 6:00 P.M.
Chair Bhandal adjourned the meeting at 6:37 pm.
Zinnia Navarro, Management Assistant
5.1
Packet Pg. 8 Minutes Acceptance: Minutes of Sep 1, 2022 6:00 PM (CONSENT AGENDA)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: October 6, 2022
TO: Planning Commission
FROM: Kraig Tambornini, Senior Planner
SUBJECT: Royal Way Townhomes, Located at 6680-6687 Royal Way, APN
799-44-93, 94, 95, 96, 97, 98, 101, 109 & 110, Z 21-05; TM 21-04
and AS 21-17 (# 21090001, 21090002 & 20190003).
RECOMMENDATION:
Staff has analyzed the proposed project, and recommends that the Planning
Commission:
a) Adopt a resolution recommending that the City Council approve the Zone
Change request Z 21-05; and
b) Adopt a resolution recommending that the City Council approve the Vesting
Tentative Map request TM 21-04; and
c) Adopt a resolution recommending that the City Council approve the
Architectural and Site Review Permit AS 21-17.
PROJECT DESCRIPTION:
The project proposes to develop 3.37 total acres of vacant land, between Royal Way
and Uvas Creek levee and trail, with 45 two-story townhomes in 11 buildings. The units
would be for sale, market rate housing and consist of six (6) 3-bedroom units and 39 2-
bedroom units.
The 3-bedroom units average 1,300 square feet in size and 2-bedroom units average
1,200 square feet in size. Each townhome includes a two car garage, front yard and
private patio area. Project features and amenities include an onsite recreational
playground, 12 guest parking spaces, on-site and offsite landscaping, perimeter
pathway, fencing and outdoor courtyard area. The project also includes landscaping on
the Gilroy Unified School District property to the west, and in the parkstrip on Royal
Way. The site is relatively level and would result in approximately 3,000 cubic yards of
soils removal to accommodate site development.
The property is permitted for medium density residential development and zoned R3
multi-family residential. The Planned Unit Development (PUD) overlay is proposed to
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permit individual townhome lots with deviations to side and front setback standards
along the exterior boundary. The tentative map is required to create individual lots for
each unit. The architectural and site review permit is required to approve all site and
building design details, consistent with the PUD overlay. The site could otherwise
develop as an apartment complex, subject to administrative review, without the PUD
rezoning and Tentative Map.
BACKGROUND:
Subject Property and Surrounding Land Uses: The site and surrounding land uses
are as follows:
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Medium Density R3
North Multi-family Medium Density R1&R3
South Levee trail Park and Recreation OS
East Single-family Low Density R1
West Gilroy High School Public/Quasi Public PF
Background Information: This site was rezoned from R2 to R3 zoning in 1983. Prior
applications for development were reviewed in 2007 and again in 2015. The applicant
submitted the subject project for preliminary review in 2021. This application responds
to preliminary review comments provided on 3/19/21. The formal submittal was made
on 10/4/21 and complete for processing on 7/29/22.
Environmental Determination: Pursuant to Section 15183 of the California
Environmental Quality Act, projects that are consistent with the general plan do not
require additional environmental review except as might be necessary to examine
whether there are particular project-specific significant effects. Staff has investigated the
site and concludes that project qualifies for an infill exemption pursuant to section 15332
of the CEQA Guidelines, and no further environmental analysis is required, as follows:
a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations.
b) The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses.
c) The project site has no value as habitat for endangered, rare or threatened
species.
d) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.
f) There are no significant effects peculiar to this site.
Filing of a Notice of Exemption (NOE) is not mandated. However, this would reduce the
statute of limitations for legal challenges under CEQA, from 180 days to 35 days. No
further assessment is necessary for this proposal. It is anticipated that a Notice of
Exemption will be filed for the project.
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DISCUSSION AND ANALYSIS:
General Plan Consistency: The 2040 General Plan requires development of the site
to be completed with the density range of 8 to 20 units per net acre. The site is 3.37 net
acres, and has no public rights of way or dedications required. Based on this site area,
the property has a permitted density range of 30 to 68 units. Therefore, the 45 unit
project size is within the required density range. Specific goals and policies relevant to
this site are further discussed as follows:
General Plan Policy/Goal Consistency Analysis
LU 1.1 Pattern of Development. Ensure
an orderly, contiguous pattern … that
prioritizes infill…
Complies. The project integrates with the
neighborhood.
LU 3.1 Existing Neighborhoods. Maintain
and enhance the quality of existing
residential neighborhoods, …
Complies. The project enhances the neighborhood
quality.
LU 3.2 Connectivity. Encourage new
residential development to promote
walking and connectivity between blocks
Complies. The site provides connectivity to public
sidewalks.
LU 3.3 Building Orientation. Encourage
new residential development to orient
buildings toward streets or public spaces
to actively engage the community and
provide complete neighborhoods.
Complies. Buildings orient to common paths and
streets.
LU 3.5 Neighborhood Infill. Encourage
infill developments that enhance
neighborhood quality and respond to
community input in the planning and
design of infill projects …
Complies. Buildings facing Royal Way are designed
smaller with driveways to relate well with the
neighborhood.
LU 3.6 Attached housing. Require new
development projects located within the
Medium Density … land use designations
to provide attached dwelling units.
Complies. The project proposes attached units.
LU 3.8 Multi-family design policy.
Encourage new multi-family development
to incorporate distinctive site and
architectural design that also respects
existing and surrounding uses.
Complies. Objective Design Standards are addressed
and the project is designed to respect the predominant
development pattern and adjacent property setbacks.
H 1-1 Encourage provision of a variety of
housing options for residents.
Substantially Complies. Housing Element Table 13-17
single family attached represented 6.9% of the housing
stock with the majority detached single-family, and
market rate townhomes provide another home
ownership option.
H 4-1 Promote homeownership
opportunities.
Substantially Complies. Attached townhomes provide
additional opportunity for entry into homeownership.
H 4-2 Encourage provision of new
affordable housing.
Not Applicable. The developer has elected to proceed
with by right market rate housing conforming to the site
density allowance, thus no affordable housing is
required.
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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.
Complies. Street trees are provided as required by
policies M 1.8 and PFS 7.5.
M 4.2 Transit and development. Require
new development to fully accommodate,
enhance, and facilitate public transit,
including pedestrian and bicycle access
Not Applicable. The project does not affect bus service
or routes. A VTA Route 86 bus stop is within 0.25
miles, at Princevalle St & Johnson Way.
PFS 3.6 Water infrastructure. Ensure that
water infrastructure is in place or required
in conditions prior to approving.
Complies. Water lines are located at the Royal Way
frontage. Capacity for General Plan buildout remains
sufficient. Service would be extended to the site by the
developer.
PFS 4.3 Timing of development. Require
adequate wastewater treatment capacity
is … in place
Complies. Sewer lines exist along the site frontage.
Capacity for General Plan buildout is sufficient. Service
would be extended into the stie by the developer.
PFS 8.5 Undergrounding. Require the
undergrounding of utilities in areas of the
City undergoing redevelopment or
significant construction.
Complies. There are no existing or new above ground
power or telephone lines with this project.
PFS 9.3 Development review. Include
Police Department in development review
to ensure crime and safety issues are
addressed
Complies. The project has been reviewed by all
departments and agencies that would serve the
development, including Police, and requirements are
met.
PFS 10.8 Fire access design and building.
Require new development to include fire-
resistant landscaping & building materials
and adequate fire equipment access
Complies. Building materials and landscaping as
proposed and conditioned comply with all fire code
requirement.
PR 1.4 Parkland standard. Maintain the
City’s established standard of five acres of
developed park land per thousand
population.
Complies. The project is not suitable for public
parkland use. The City has planned for its park needs
in the Parks Master Plan and will collect Facilities
impact fee per unit to fund improvements.
NCR 1.8 Native nesting birds. Protect
native nesting birds, protected by
Migratory Bird Treaty Act and Fish and
Game Code
Complies (as conditioned). Standard conditions require
surveys to be conducted prior to start of construction
during the nesting season
NCR 1.10 Light pollution. Encourage
measures to limit light pollution from
outdoor sources, and direct outdoor
lighting downward and away from wildlife
habitat areas
Complies. A photometric plan has been provided that
shows residential level lighting sufficient for safety and
security, with an average 0.44-footcandle on the
private streets; with lighting required to be shielded
downward to avoid spillover or glare.
NCR 3.3 Shade tree program. Increase
community-wide use of shade trees to
decrease energy use associated with
building cooling
Substantially Complies. The project includes significant
tree planting which will contribute to site and building
cooling.
NCR 5.3 Archaeological resources.
Ensure all ground-disturbing activities
protect archaeological resources if
discovered during excavation.
Complies (as conditioned). Though the site has a low
risk for discovery, standard conditions of approval
require work to halt if remains or artifacts are
uncovered, in compliance with state law.
Notes: The City is in the process of updating its Housing Element which will address
new state housing allocation numbers. This site is included as site M-4 on the 12-7-21
Vacant Land Survey. Some useful links relevant to the information in this table are as
follows:
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www.cityofgilroy.org/274/2040-General-Plan
www.cityofgilroy.org/DocumentCenter/View/9058/2015--2023-Housing-Element?bidId=
www.cityofgilroy.org/DocumentCenter/View/12571/Vacant-Land-Survey-12-07-
2021?bidId=
www.cityofgilroy.org/DocumentCenter/View/11630/2020-Annual-Housing-Element-
Progress-Report-
Zoning Code Conformance: Review of the project requests for planned development
zone change, tentative map and architectural and site plan permit is provided as
follows:
Zoning and PUD Standards Analysis
Pursuant to zoning code chapter 30.26, the PUD planned unit development combining
district allows diversification in development standards that promote unified plann ing
and development, economical and efficient land use, a higher standard of amenities,
creative design, and upgrading of the urban environment. Development standards are
established through issuance of a PUD permit per chapter 30.50.50.
The project proposes the following deviations from the base R3 medium density
residential zoning (with setbacks measured from nearest building edge to exterior site
boundary, and shown on plan Sheet A 1.1):
Standard Required Proposed
Lot Size 8,880 square feet N/A to townhome lots
Front Setback (*) 26’ from face of curb 24’ min to 30’ max
Cul de Sac Setback (*) 21 feet from face of curb 20’4” min
Street Side Setback 12 feet 14’1” min
Interior Side (*) 12’ 6’ min (19’ typ.) west side
adjacent to Gilroy HS
10’3” min (17’ typ.) east side
backing to SFR
Rear Setback 15 feet 16’5” min.
Building Height 45 feet/3 stories 26’+/- and 2 stories typ.
Parking (Ch 30.31) Two (2) 10’x20’ spaces; one of
which is covered, plus 1 foot for
obstructions (e.g., min 22’ wide by
20’ deep 2 car garage)
Units propose two car garages
with typically one standard
10’x20’ and one compact 8’x17’
space, plus space for 2 cars in
the private driveway.
Guest Parking 12 spaces (1 per 4 units) 12 spaces, including one
accessible space
Landscaping (Ch
30.38)
All yard areas must be landscaped
with no more than 50% paving in
the front yard.
The project complies. See
Architectural and Site Review
Permit discussion below
Multifamily Design Compliance with Objective Design
Standards (ODS)
The project complies. See
Architectural and Site Review
Permit discussion below
R3 Site and Design
Standard (Sec 30.7.50)
Provide 6 foot building separation,
and 80% of ground floor units with
150sf private yard area
All buildings and units meet or
exceed this standard.
Note: The asterisk (*) in the Standards column indicates a PUD deviation from base R3
zoning is proposed. This applies to the Front, Cul-de-sac and Interior setbacks (as
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measured from building to perimeter boundary).
Staff recommends support of the PUD overlay and development standards as
consistent with Chapter 30.26 and Section 30.50.50 for the following reasons:
1) The single-family attached development is consistent with the general plan
density, policies, and land use designations as it provides additional home
ownership possibilities in the community.
2) The deviations to R3 standards would provide compliant parking and be
harmonious with the existing neighborhood development pattern.
3) The project proposes high quality design details and building materials.
4) The project includes a higher standard of amenities which includes:
• The project proposes to install and maintain landscaping between the site
and Gilroy High School tennis courts, to enhance and maintain visibility of
this area from the development.
• Visible and attractive community walkways and gathering areas placed
throughout the site that meet or exceed the City Objective Design Standards,
with orientation of units to these active outdoor areas.
• High quality open view fencing along the perimeter, attractive low front yard
fencing and consistent fencing for private yard areas.
• Quality building materials and details that meet or exceed the City Objective
Design Standards. And,
• Proposed placement of public art at the community open space/gazebo .
Architectural and Site Review Analysis
In addition to the PUD requirements above, the building designs and site plan must
comply with the criteria listed in Section 30.50.40. The project addresses this review
criteria, as follows:
a) Traffic Safety and efficiency. The project has been evaluated by police, fire, and
public works to ensure the street circulation, driveways, and access meet city
standards. The proposed internal private street design is considered efficient and
acceptable for emergency access and the volume of traffic anticipated for the
small infill development.
b) Signage. The project does not currently include specific building identification
signage details. If a monument or wall identification sign is requested, a separate
sign permit would be required. Such signage must match the complex design,
not exceed 24 square feet in area, height of 6 feet, indirectly illuminated and
setback at least 10 feet from the property line. Addressing for the building would
be provided in compliance with City fire code requirements.
c) Site Development. The project is broken into a series of buildings, with smaller
building groups along Royal Way, and accent concrete paving at the
intersections which would enhance the aesthetic appeal of the drive aisles.
d) Landscaping. The project includes a detailed landscape plan for all yard areas
that includes a variety of plants and trees, native and compatible species, water
efficient planting and irrigation. Landscape area totals approximately 0.88 acres.
More than 35 percent of landscape areas would be usable outdoor space with
private patio areas, front yard space, outdoor gathering and recreation areas,
and pedestrian walkways throughout the project. Comments from Valley Water
agency have been included as conditions regarding removal of trees that could
conflict with an easement along the rear of the site, and with recommendation
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regarding certain tree species.
e) Stormdrainage. The project has been designed to incorporate stormdrainage
facilities in compliance with state and local regulations. The plan would not result
in any loss of ornamental landscaping to accommodate stormdrainage features/
f) Fire Protection. The site has been designed and conditioned to ensure fire safety
and access would be accommodated.
g) Environmental Impacts. The vacant urban infill site has no environmental
characteristics or concerns on the property. Further, the project is subject to
review for compliance with the Santa Clara Valley Habitat Plan, pursuant to the
City Code. A Habitat Permit application has been filed and the project will be
required to pay its share of habitat mitigation fees as required by the plan.
Completion of the application process is required as a standard condition of
approval.
The project also must conform to the City Objective Design Standards. The project is
considered to be in substantial conformance with these additional standards as
summarized below:
Standard Discussion
Entryways Front entries are oriented to common areas and active landscape areas, with
covered porch areas.
Garage Doors Garages do not face the street and are appropriately detailed as shown on
detail 1 of sheet A4.4
Massing Breaks Massing breaks are provided exceeding parameters as set forth in the
Objective Design Standards as shown in detail 2 and 6 of plan sheet A4.4
Roofline Rooflines provide differentiations in pitch and steps exceeding 4 ft. between
porch roof forms and upper roofs. See sheet A5.3 images and elevations A3.7,
A3.8, A3.9
End Units Design employs mass break and articulation as shown on sheet A3.1a
Balconies,
Patios, Porches
Ground floor residential units and upper floor residential units include a
balcony, patio, porch, or stoop, with 48 square feet of area.
The project consists of two story townhomes which provide individual yards
with patio areas, covered entry porch areas and balconies for all units that
would exceed the 48 square feet area. The units along the exterior boundary
have large yard areas that would face a common pathway encircling the
complex. The units on Royal Way would have larger private yard areas.
Windows, Doors Windows and Doors are recessed per details 2 and 6 of sheet A4.4
Storage Every Unit has personal outdoor storage space identified in the garage area.
Materials, Colors The primary wall finish consists of quality materials and at least two materials
on each elevation. A universal color system is proposed as shown on
elevations and material board.
Pedestrian
Circulation
The project is internally connected with pedestrian pathways.
Parking Parking is provided for each unit, guest parking is dispersed throughout the
complex, and landscape islands are provided for plants and trees.
Bicycle Parking Bicycle parking pads and racks are adequately provided throughout the
community, per detail 2 sheet A4.5
Public Art Public Art area is allocated at north of Gazebo/Community space identified on
site plan. A standard condition of approval requires the details to be reviewed
and recommended by the Arts and Culture Commission.
7.A
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8
Outdoor
Amenities
Two active areas of 800 sf total and two passive areas of 400 sf total area
required amenities. The project includes a 2400 sf play area with two play
modules, a 1500 sf gazebo, 4,000 sf picnic area in visible and accessible
locations along with benches and picnic tables in open space areas.
Lighting All structures, entries, parking areas, refuse enclosures, active
outdoor/landscape areas, and pedestrian pathways include dusk to dawn
lighting for safety and security.
Refuse Areas Each building has a pad adjacent to the street for trash pickup service and
would otherwise be stored in dedicated space in the garage.
The full list and text of the ODS are available at the following city webpage/link:
https://www.cityofgilroy.org/DocumentCenter/View/12377/Objective-Design-
Standards?bidId=
Zoning Review Summary:
Based on the analysis above, staff recommends approval of the project with conditions .
This includes Valley Water Districts requested changes to the landscape plan as
follows:
• Olive tree species shall be replaced with a less invasive tree, to avoid seedlings
entering the creek channel (as recommended by Valley Water).
• Trees shall be removed from the Valley Water pipeline easement. This potentially
impacts three trees located behind Building D and the recreation lot (as
recommended by Valley Water).
Tentative Map Analysis: Consistent with Section 21.41(a) of the City Code, tentative
maps must be recommended by the Planning Commission and approved by the City
Council. The tentative map was distributed to the various departments and utility
agencies that would review and serve the project. As proposed and conditioned it has
been concluded that the project layout, design and circulation comply with applicable
standards, would not conflict with existing easements, results in an orderly pattern of
development, and is consistent with the medium density land use designation . Criteria
considered to reach this conclusion include the following:
a) Flood Zone: The site is located in Flood Zone X, which is not a Special Flood
Hazard Area.
b) Site Layout: The site proposes an orderly pattern of development of roads and
buildings in compliance with City standards.
c) Design and Size of Lots: The townhome lots are appropriate and of sufficient size
and geometry to accommodate their buildings and other improvements.
d) Density: The project facilities the multi-family development within the required 8-
20 unit per acre density range.
e) Circulation: Each resulting parcel will have access from interior private streets.
f) Open Space: There are adequate open space areas and setbacks provided in
compliance with City requirements.
g) Improvements: Utilities will be extended into the site from Royal Way to serve the
development in compliance with City codes and standards.
h) Property Dedications and Easements: The tentative map identifies all required
easements and dedications and as proposed and conditioned will not result in
any conflicts with easements.
i) Transportation: The project provides connections with existing public sidewalks
and will incorporate bicycle parking throughout the complex in compliance with
7.A
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9
City requirements.
Findings of approval are required pursuant to Gilroy City Code Section 21.41 and the
Subdivision Map Act section 66474. Based on the discussion herein, staff supports a
recommendation of approval by the Planning Commission subject to the findings and
conditions of approval included in the Resolution attached to this report. A tentative map
is valid for twenty-four (24) months and may be extended for up to three additional
years.
INTER-DEPARTMENTAL/AGENCY REVIEW:
Project plans were routed to Engineering, Building, Police, Fire representatives, the
Gilroy Unified School District, Santa Clara Valley Water, Valley Transit Authority and
other service agencies for review and comment. Recommendations received have been
incorporated into the project plans or included as conditions in attached resolution(s).
PUBLIC NOTICING:
Property owner information (i.e. list, labels, and map) within 500 feet of the subject site
were generated by the application using Data Pro which is based on current ownership
data. By September 23rd, notices of this Planning Commission meeting were mailed to
the property owners along within other interested parties, published in the Gilroy
Dispatch, and posted on-site. In addition, 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. Vicinity Map Royal Way
2. Architectural Plans
3. Civil and Landscape Plans
4. Vesting Tentative Map Sheet
5. Street Name Exhibit
6. Z 21-05 PC Resolution
7. AS 21-17 PC Resolution
8. TM 21-04 PC Resolution
7.A
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Note: Map is for reference purposes only.
City of Gilroy
4,427
City of Gilroy, GIS Services
737.8
1:NAD_1983_StatePlane_California_III_FIPS_0403_Feet
368.89 Feet737.80
Vicinity Map - Royal Way Townhomes
7.A.a
Packet Pg. 18 Attachment: Vicinity Map Royal Way (3981 : Royal Way Townhomes)
1.ALL CONSTRUCTION, FABRICATION AND INSTALLATIONS SHALL CONFORM TO THE REQUIREMENTS OF THE APPLICABLE EDITIONS OF THE CALIFORNIA BUILDING CODE, CALIFORNIA MECHANICAL CODE, CALIFORNIA PLUMBING CODE, NATIONAL ELECTRICAL CODE, TITLE 24, AND ANY OTHER FEDERAL, STATE, AND LOCAL CODE, REGULATIONS, ORDINANCES OF THE GOVERNING JURISDICTION. SUCH APPLICABLE CODES, ETC. ARE THOSE IN EFFECT AT THE TIME PERMIT APPLICATION IS FILED FOR THE PROJECT.2.THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES BETWEEN THESE DOCUMENTS AND ANY APPLICABLE CODES BY THE AGENT INVOLVED WITH THE GOVERNING AGENCY HAVING JURISDICTION. IT IS UNDERSTOOD THAT THE "FIELD INSPECTOR" FOR SUCH AGENCY HAS FINAL AUTHORITY TO APPROVE/DISAPPROVE PROJECT CONSTRUCTION AND CORRECTNESS OF ALL CODE RELATED ITEMS3.EACH SUBCONTRACTOR IS CONSIDERED A SPECIALIST IN THEIR RESPECTIVE FIELD OR TRADE AND SHALL NOTIFY, PRIOR TO PERFORMANCE OF THE WORK AND PRIOR TO THE TENDERING A PRICE FOR THE WORK, THE GENERAL CONTRACTOR AND THE ARCHITECT OF ANY WORK CALLED OUT IN THE DRAWINGS WHICH CANNOT BE FULLY GUARANTEED OR CONSTRUCTED AS DESIGNED OR DETAILED AND WHICH WOULD NOT BE SUITABLE FOR THIS TYPE OF FACILITY.4.THE CONTRACTOR SHALL VERIFY ALL SITE CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING THE WORK AND IMMEDIATELY NOTIFY THE ARCHITECT IN WRITING OF ANY DISCREPANCIES.5.THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND LOCATIONS OF ALL OPENINGS, CHASES AND SPECIAL PROVISIONS REQUIRED FOR EQUIPMENT, DUCTS, PIPING, CONDUITS, FINISH HARDWARE, ETC. AND IMMEDIATELY NOTIFY THE ARCHITECT IN WRITING OF ANY DISCREPANCIES.6.DO NOT SCALE DRAWINGS. ALL DIMENSIONS SPECIFIED SHALL GOVERN. DIMENSIONS ARE TYPICALLY TO THE FACE OF FRAMING UNLESS OTHERWISE NOTED.7.ALL DECORATIVE MATERIALS, INTERIOR FURNISHINGS, ETC., WILL MEET SMOKE DENSITY AND FLAME SPREAD RATINGS AS PER CODE. CERTIFICATIONS SHALL BE PROVIDED PRIOR TO FINAL OCCUPANCY.8.ALL ITEMS OF THE WORK DESIGNATED FOR THE USE BY HANDICAPPED SHALL FULLY COMPLY WITH CURRENT REQUIREMENTS OF APPLICABLE GOVERNING HANDICAP/ACCESSIBILITY CODES AND REGULATIONS.9.WHERE CONSTRUCTION DETAILS ARE NOT SHOWN OR NOTED FOR ANY PART OF THE WORK, DETAILING SHALL BE THE SAME AS FOR OTHER SIMILAR FIRST CLASS WORK FOR THE TRADE INVOLVED. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANY ALTERNATE NON-STANDARD OR UNTESTED METHOD(S) PROPOSED10.GENERAL CONTRACTOR TO COORDINATE ARCHITECTURAL AND STRUCTURAL DRAWINGS WITH MECHANICAL, ELECTRICAL, PLUMBING, AND CIVIL DRAWINGS, AND SHALL NOTIFY THE ARCHITECT OF ANY REQUIREMENTS (CODE-RELATED OR OTHERWISE) FOR ENCLOSURES, SHAFTS, AND ACCESS PANELS THAT ARE NOT OTHERWISE DESCRIBED ON THE DOCUMENTS PRIOR TO TENDERING ANY PRICE FOR THE WORK.11.PLANS FOR AUTOMATIC FIRE SPRINKLER SYSTEM WILL BE SUBMITTED TO AND APPROVED BY THE AUTHORITY HAVING JURISDICTION PRIOR TO INSTALLATION.12.SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD, WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.13.PENETRATIONS AND MEMBRANE PENETRATIONS OF HORIZONTAL ASSEMBLIES (FLOOR-CEILINGS AND ROOF-CEILINGS) AND FIRE-RESISTIVE WALL ASSEMBLIES SHALL BE PROTECTED PER CBC SECTION 712.14.ALL INTERIOR WALL AND CEILING FINISHES SHALL COMPLY WITH CBC CHAPTER 815.PER REQUIREMENTS OF CBC SECTION 903.3, THE BUILDING SHALL BE PROTECTED THROUGHOUT BY AN APPROVED "AUTOMATIC SMOKE DETECTION SYSTEM" AND AN APPROVED "AUTOMATIC SPRINKLER SYSTEM" IN COMPLIANCE WITH STANDARDS OF NFPA 13 16.PER REQUIREMENTS OF CBC SECTION 903.3, THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATIC FIRE ALARM SYSTEM COMPLYING WITH THE REQUIREMENTS OF NFPA 72.17. THIS PROJECT REQUIRES STRUCTURAL OBSERVATION PURSUANT TO CBC 171018. ELEVATOR SHALL MEET ALL PROVISIONS OF CBC CHAPTER 30 AND CBC CHAPTER 7. AN ELEVATOR PERMIT IS TO BE OBTAINED FROM DOSHPRIOR TO FINAL OCCUPANCY19. ACCESSIBILITY FOR DISABLED PERSONS IN WHEEL CHAIRS WILL BE PROVIDED AS REQUIRED BY THE 2019 CBC122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A0.1COVER SHEET9967RESIDENTIAL DEVELOPMENTROYAL WAYGilroy, CaliforniaSHEET INDEXVICINITY MAPPROJECT DIRECTORYSCOPE OF WORKPROJECT TYPEPROJECT DATA45 UNIT RESIDENTIAL TOWNHOMES PROJECT, RESIDENTIAL AMENETIES AND OPEN SPACE,87 ON GRADE PARKING SPACESURVEYCIVILMID COAST ENGINEERIS70 PENNY LANE, SUITE AWATSONVILLE CA, 95076TEL. 831.724.2580R3 ZONE ALOWS DENSITY OF 52.69 UNITS @ SITE AREA OF 2,722 SF PER UNITDENSITY CALCULATIONS:CIVIL DESIGN STUDIO, Inc.ROBERT WINSLOW, P.E., QSDP.O. BOX 199CAMBRIA, CA 93428TEL. 805.706.0401OWNERTMP ROYAL WAY, LLCATTN: MICHAEL CADYSANTA TERESA BLVD. #200SAN JOSE, CA 95123T: 408.960-8010F: 408.393-9769LANDSCAPEBFS LANDSCAPE ARCHITECTS425 Pacific Street, Suite 201,Monterey CA 93940 www.bfsla.comTEL: 831.646-1383SITEA0.1COVER SHEETC1 SURVEY C2 SURVEYROYAL WAY TOWNHOMES PROJECTPROPOSED DENSITY: 45 UNITSOWNER/APPLICANT:PROJECT ADDRESS:ZONE:PARCEL NUMBERS:OCCUPANCY TYPE:PROJECT INFORMATIONLOT AREANO. OF STORIES:BUILDING HEIGHT:MAX ALLOWED 47'PROPOSED -26.5'23.29 NET ACRESTMP ROYAL WAY, LLCGILROY, CA790 -44-93, -94, -95, -96, -97, -98, -101, -109, -110CALIF. BLDG CODE, R2, S-2R3 (MEDIUM DENSITY RESIDENTIAL DISTRICT)ARCHITECTJAN R. HOCHHAUSER, AIAHOCHHAUSER BLATTERARCHITECTURE + PLANNING122 E. ARRELLAGA STREETSANTA BARBARA, CA 93101T: 805.962.2746 X 102F: 805.962.4984TOTAL BUILDING COVERAGE53.946 SF (1.23 AC) ~36.7%LANDSCAPE COVARAGE36,305 SF (0.83 AC) ~24.8%HARDSCAPE COVARAGE53,458 SF (1.22 AC) ~ 38.5%TOTAL 45 UNIT RESIDENTIAL TOWNHOMES SITE CONTAINS:6 -TWO STORIES TOWNHOMES ARE 3 BDRMS (WITH AVARAGE OF ~1,300 SF PER UNIT)39 -TWO STORIES TOWNHOMES ARE 2 BDRMS (WITH AVARAGE OF ~1,200 SF PER UNIT)1HR TYPE V, WOODEN FRAMEARCHITECTURAL:APPLICABLE CODES2021 GILROY CITY CODE IS CURRENT ORDINANCE 20212019 CALIFORNIA BUILDING CODE2 GARAGE PARKING PER UNIT PARKINGGENERAL NOTESLANDSCAPEC1.0PRELIMINARY GRADING PLANCIVILC2.0PRELLIMINARY UTILITY PLANL2.2PLANT IMAGESL2.1CONSTRUCTION & PLANTING ENLARGEMENT PLANL2.0LANDSCAPE SITE PLANL1.0TREE REMOVAL & PROTECTION PLAN45 TOWNHOUSE UNITS2/ GARAGED CAR SPACES PER UNIT = 90 GARAGED CARS PROVIDED25 UNITS OF 45 TOTAL HAVE GARAGES THAT HAVE REDUCED SIZINGFACILIATING PARKING OF ONE COMPACT ANDONE FULL SIZE AUTOMOBILE.ALL OTHER UNITS GARAGE 2 FULL SIZE VEHICLES. 12 GUEST SPACES PROVIDED OFF STREET ON SITE@ 1 SPACE PER 4 UNITS11.25 REQUIREDA1.1 SITE PLANA2.1 OVERALL FLOOR PLANSA2.3 ROOF PLANA3.1 BUILDING A LAYOUTSA3.1a ELEVATIONS - AA3.2 BUILDING B AND TYP. UNITS LAYOUTA3.2a BUILDING B AND TYP. UNITSELEVATIONA3.3 BUILDING C -TYP. LAYOUTA3.3a TYP. ELEVATIONS - CA3.4 TOWNHOME D - LAYOUTSA3.4a ELEVATIONS - DA3.5 BUILDING E LAYOUTSA3.5a ELEVATIONS - EA3.6 LAYOUT - FA3.7 TOWNHOME G - LAYOUTSA3.8 TOWNHOME H - LAYOUTSC1.1PRELIMINARY SECTIONSC3.0PRELIMINARY HORIZONTALCONTROL PLANC4.0PRELIMINARY FIRE CIRCULATION PLAN -CLOCKWISEC4.1PRELIMINARY FIRE CIRCULATION PLAN -COUNTER CLOCKWISEELECTRICAL1PHOTOMETRIC PLANL3.0IRRIGATIONPLANL2.3PLANT IMAGESA3.9 TOWNHOME K - LAYOUTSA3.10 BUILDING L LAYOUTSA3.10a ELEVATIONS - LA3.11 BUILDING M LAYOUTSA3.11a ELEVATIONS - MA4.0 SITE GAZEBOA4.1 SECTIONSA4.2 SECTIONSA4.4 DETAILSA4.5 DETAILSA5.1 ILLUSTRATIONSA5.2 ILLUSTRATIONSA5.3 OFF FRONT STREET ILLUSTRATIONSA5.4 SITE IMAGESA-M-1 Material BoardA-M-3 Material Board7.A.bPacket Pg. 19Attachment: Architectural Plans (3981 : Royal Way Townhomes)
7.A.b
Packet Pg. 20 Attachment: Architectural Plans (3981 : Royal Way Townhomes)
7.A.b
Packet Pg. 21 Attachment: Architectural Plans (3981 : Royal Way Townhomes)
3 6 "0 ,9 2 MOVERALL SITE 3.29 NET ACRESEQEQ12' - 0"2 4 ' - 0 "24' - 0"TYPICALTOWNHOUSEPLAYAMENETIESPICNICBENCH, SEE 1/A4.5TYPICAL PRIVATE GARDEN COURTPUBLIC / COMMONPEDESTRIAN PATHGAZEBOFEATURE,SEE A3.13ROYAL WAYDUPLEXTOWNHOMESPUBLIC / COMMONPEDESTRIAN PATHNORTH010' 30' 60'1A4.12A4.1ABCDEFMLKHG39 ROWHOUSE TOWNHOMES ~ 1,200 SF WITH 2 CAR GARAGE6 DUPLEX TOWNHOMES ~ 1,300 SFWITH 2 CAR GARAGEDRIVEWAY - 40,665 SFCOMMON AREAS - 1,934 SF87 PARKING ON SITE (INCL. 12 GUEST)WALKING PATH - 15,605 SF13.67 (~14) Units per Acretotal 45 unitsCLTREE REMOVALPER PERMIT ONLY12103TOTAL LANDSCAPE -34,622 SF FIREHYDRANTEXISTING TREES(per landscape)PROPERTYLINEEXISTING TREES(per landscape)PROPERTYLINEPROPERTYLINEPROPERTYLINEGREEN BELTNATURALWALKWAY8 PARKING ON ALONG ROYAL WAY ST.17' - 0"10' - 3"18' - 3"F I R E H Y D R A N T H O S E R E A C H 1 5 0 'FIREHYDRANTHOSE REACH 150'20' - 0"FIREHYDRANT2A4.0PAVED PAD FORTRASH/REFUSE, TYP.1456789FIREHYDRANTF I R E H Y D R A N T H O S E R E A C H 1 5 0 '1A4.22116' - 11"LOCATION FORPUBLIC ARTPAVED PAD FORTRASH/REFUSE, TYP.1 1 5 ' M IN . F .H .F .T . B A C K U P150' M IN
PAVED PAD FORTRASH/REFUSE, TYP.25' - 2"24' - 6"3 2 ' - 4 1 /2 "SEE 1/A4.4FACE OF BUILDING19' FROM PROP. LN. TO13' - 5"SITE STATS:FRONT: 26 FEET FROMCURB FACECUL DE SAC: 22 FEETFROM CURB FACESTREET SIDE: 12 FEETREAR: 15 FEET- 24' MIN.TO 30' MAX.-20' 4"-14' 1"- 16.5'PROVIDEDMIN. STANDARD R3 SETBACKS ARE AS FOLLOWS:21' - 5"TO PROP. LINE14' - 1"5A4.412' - 8 1/2"5' - 0"18' - 6 1/2"8' - 11 1/2"R 31' - 0"9' - 8"18' - 0"20' - 0"7' - 1 1/2"17' - 7 1/2"6' - 1 1/2"10' - 5 1/2"4 9 ' - 3 "18' - 0 1/2"11' - 9 1/2"24' - 9 1/2"23' - 11"24' - 0 1/2"FACE OF THE CURB24' - 1 1/2"BIKE PADTYP. 2/A4.5SHEET A3.1SHEET A3.2SHEET A3.3SHEET A3.4SHEET A3.11SHEET A3.10SHEET A3.9SHEET A3.8SHEET A3.7SHEET A3.6SHEET A3.54A4.4FACE OF THE CURB25' - 2"29' - 9"FACE OF THE CURB30' - 2 1/2"CUL DE SAC20' - 4 1/2"FROM PROP. LINETO FACE OF THE BUILDING5' - 3 1/2"7' - 11 1/2"5' - 1"4' - 8 1/2"4' - 3 1/2"7' - 10"4' - 6 1/2"5' - 4"BIKE PADTYP. 2/A4.5BIKE PADTYP. 2/A4.5BIKE PADTYP. 2/A4.5BIKE PADTYP. 2/A4.5BIKE PADTYP. 2/A4.58' - 8"1 6 ' - 5 1 /2 "6'-HIGH WROUGHTIRON FENCE, SEE 4/A4.5NEW NON-SCALABLE6' VERTICAL BOARDFENCE AT PROP. LINEREPPLACE (E) FENCEWITH NON-SCALABLEVERTICAL BOARDFENCE AT PROP. LINE3'-6" HIGH YARD FENCESEE 3/A4.56'-HIGHWROUGHTIRON FENCENO FENCING PROPOSEDFACING ROYAL WAY18' - 0"1 8 ' - 7 "EXIST WATERPIPELINE EASEMENTEXIST FLOOD ANDDRAINAGE EASEMENTEXIST TEMPCONSTRUCTIONEASEMENT16' - 0"PUEPUEPUEPUE16' - 0"PUE122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A1.1SITE PLAN9967RESIDENTIAL DEVELOPMENTROYAL WAY3/64" = 1'-0"1SiteE A S M E N T L IN E06/23/20227.A.bPacket Pg. 22Attachment: Architectural Plans (3981 : Royal Way Townhomes)
DW
UP3 6 "
0 ,9 2 M AMENITIES6'-HIGH WROUGHTIRON FENCE, SEE 4/A4.5NEW NON-SCALABLE6' VERTICAL BOARDFENCE AT PROP. LINE9' - 0"1A4.12A4.1OUTDOORCOURTYARDA3.2a3A3.2a4A3.2a5A3.2a6A3.9A3.92A3.931A3.94A3.82A3.81A3.83A3.84A3.71A3.72A3.73A3.74A3.10a1A3.10a3UNITK102UNITK101UNITH102UNITF103UNITF102UNITF101UNITE108UNITE107UNITE106UNITE105UNITE104UNITE103UNITE102UNITE101UNITD104UNITD103UNITD102UNITD101UNITD105UNITL106UNITM101UNITM102UNITL105UNITL104UNITL103UNITL102UNITL101UNITM103UNITC103UNITC102UNITC101UNITC104UNITB103UNITB102UNITB101UNITB104UNITA105UNITA104UNITA103UNITA102UNITA101UNITA106UNITH101UNITG102UNITG101PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIO PATIO PATIOPATIO PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIOPATIO PATIOPATIOPATIOPATIOPATIOPATIO379 SF 1ST FLOOR858 SF 1ST FLOOR411 SF 1ST FLOOR410 SF 1ST FLOOR644 SF 1ST FLOOR410 SF 1ST FLOOR12' - 5"
2' - 0"44' - 0"
TYP.
46' - 0"TYP.30' - 0 1/2"TYP.25' - 11 1/2"A3.1a1A3.1a2A3.1a3A3.1a4A3.11a2A3.11a3A3.11a4A3.11a1A3.65A3.66A3.68A3.5a1A3.5a2A3.5a3A3.5a4A3.10a2A3.10a410' - 2 1/2"17' - 0"ROYAL WAYA3.4a1A3.4a2A3.4a3A3.4a4PLAYGROUNDTYP.TYP.TYP.TYP.A3.638' - 3 1/2"14' - 9"26' - 0"24' - 0"24' - 8 1/2"16' - 11"21' - 0"24 ' - 0"8' - 11 1/2"13' - 0"10' - 11 1/2"6' - 1 1/2"11' - 1 1/2"2A4.010' from PL21' - 7"-A2.425' - 0 1/2"1A4.2A3.3a4A3.3a3A3.3a2A3.3a125' - 2"NORTH010' 30' 60'20' - 8"20' - 2 1/2"REPPLACE (E) FENCEWITH NON-SCALABLEVERTICAL BOARDFENCE AT PROP. LINE3'-6" HIGH YARD FENCESEE 3/A4.56'-HIGHWROUGHTIRON FENCENO FENCING PROPOSED FACING ROYAL WAYE107E102E101168516851782ETOTAL(D):E1061674E1081782E104E10316741674E1051674860813630C103 1782D1011782TOTAL (C):DD102D103168516746934B102B103B101168516851782BTOTAL (A):B1041782C102C10116851782CTOTAL (B):693410177AUNIT #A102A103A101BUILDINGTYPE 2 story middle attachedtownhomes w/ underparking (M)SQ FT167416741680A105A106A104C103D104D105TOTAL (E):UNIT #BUILDINGTYPE SQ FTM102M103M101167417751680ML105L106F102F103F101157717711777L1011782L10216851688169310202TOTAL (E):FLTOTAL (E):L103L104TOTAL (L):K1021963TOTAL (K):H101H102K10119943957200320034006KHTOTAL (H):GRANDTOTAL :4566331G101G102grandtownhouse198119143895GTOTAL (H):168016741782168516851782168216852 story end unit townhome w/underparking (E)MEEMEEEEMEEMMMMEEEEEgrandtownhousegrandtownhouse51295129122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A2.1OVERALL FLOOR PLANS9967RESIDENTIAL DEVELOPMENTROYAL WAY3/64" = 1'-0"11ST FLOOR06/23/20227.A.bPacket Pg. 23Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1A4.12A4.12A4.01A4.2NORTH010' 30' 60'5"/12" ROOF PITCH USEDUNLESS OTHER NOTED5"/12" ROOF PITCH USEDUNLESS OTHER NOTED5"/12" PITCH TYP.2.5"/12" ROOF PITCH USEDUNLESS OTHER NOTEDFLAT ROOFUNLESS OTHER NOTED5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"
5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5 " / 1 '-0 "
5 " / 1 '-0 "
5 " / 1 '-0 "5" / 1'-0"5 " / 1 '-0 "5" / 1'-0"5 " / 1 '-0 "5" / 1'-0"5" / 1'-0"5 " / 1 '-0 "5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
2 1/2" / 1'-0"
5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"5" / 1'-0"2 1/2" / 1'-0"5" / 1'-0"
5" / 1'-0"5" / 1'-0"5" / 1'-0"
2 1/2" / 1'-0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A2.3ROOF PLAN9967RESIDENTIAL DEVELOPMENTROYAL WAY1" = 30'-0"1Roof Plan7.A.bPacket Pg. 24Attachment: Architectural Plans (3981 : Royal Way Townhomes)
A3.1a33' x 8' BALCONYTYP.26' - 4"25' - 11"25' - 10 1/2"26' - 1 1/2"53' - 0"3' - 11 1/2"42' - 0"160' - 3 1/2"BRM BATHROOMBTRMBRLNDRYBRBATHM BATHROOMBRBTRMLNDRYBRBTRMM BATHROOMBRBTRMLNDRYBRBTRMM BATHROOMBRBTRMLNDRYBRBTRMM BATHROOMBRBTRMLNDRYBRBTRMM BATHROOMBRBTRMLNDRYBR0141043' - 0"4' x 8' BALCONYTYP.3' x 8' BALCONYTYP.4' x 8' BALCONYTYP.BRACKETSUPPORTSEE 5/A4.4 FORTYP BALCONY SYSTEM12' x 8'PATIO.5.5' x 6' ENTRYPORCHGARAGELRKTDININGGARAGELRKTDININGGARAGELRKTDININGGARAGELRKTDININGGARAGELRKTDININGGARAGELRKTDINING159' - 3"26' - 0"30' - 9 1/2"26' - 0 1/2"25' - 11 1/2"25' - 10 1/2"26' - 1 1/2"5.5' x 6' ENTRYPORCH 51SF ENTRYPORCH TYP.5.5' x 6' ENTRYPORCH5.5' x 6' ENTRYPORCH5.5' x 6' ENTRYPORCH7' - 11"6' - 0"BALCONYABOVEROOFABOVE FULL CAR SPACE20' - 2 1/2"FULL CAR SAPCE20' - 8"A4.41SimTRASHTRASHTRASH, STOSTORAGE10 sfCOMPACT CAR SPACE17' - 2 1/2"10 sf STORAGEABOVE, TYP.10 sf STORAGEABOVE,TYP.6' - 3 1/2"1' - 8 1/2"6" TYP.PRIVACYENTRY SEPERATION TYP.6" TYP.ROOF OVERENTRY PORCHPICKETPATIO FENCE3/A4.5 TYP.ROOF LINE ABOVE122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.1BUILDING A LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"12nd FLOOR LAYOUT - TOWNHOME A1/8" = 1'-0"21ST FLOOR LAYOUT - TOWNHOME AFRONT PORCH -216 SFPATIO -576 SF2ND FLOOR BALCONIES -248 SFTOTAL -1040 SFROOF PLAN A7.A.bPacket Pg. 25Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"52BEP537P7EP5P526' - 0 1/2"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2P7P7EP5EP226' - 0 1/2"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"P7EP5EP126' - 0 1/2"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"P7EP5EP1122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.1aELEVATIONS -A9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1OVERALL ELEVATION BUILDING A -EAST1/8" = 1'-0"2OVERALL ELEVATION BUILDING A -SOUTH1/8" = 1'-0"3OVERALL ELEVATION BUILDING A -WEST1/8" = 1'-0"4OVERALL ELEVATION BUILDING A -NORTHKeynote LegendKeyValueKeynote Text37 PORCH COLUMN, PAINTED STUCCO FINISH OVER WOOD FRAMING52BEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP5 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW9163 "TIN LIZZIE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"7.A.bPacket Pg. 26Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1. NOTEOVERALL FLOOR PLAN FOR BUILDINGS B, C UNIT PLANS ARE TYPICAL FOR THE BUILDINGS A, B, C, D, E, F, M, LSEE A3.0 FOR ELEVATIONS OF BUILDING B & CAACC2244UUUUE1E1E2E2LIV.DIN.LIV.DIN.KTLIV.DIN.LIV.DIN.GARAGEGARAGEGARAGEGARAGEKTKTKT115521' - 0"3325' - 0"29' - 0"26' - 0"26' - 0"29' - 0"110' - 0"20' - 10"4' - 0"20' - 8 1/2"5.5' x 6' ENTRYPORCH PER UNIT51SF ENTRYSTOOP12' x 8' PATIO TYP.12' x 8' PATIO TYP.51SF ENTRYSTOOPTRASH, STOROOFABOVEA4.41SimTYP6" TYP.PRIVACY ENTRYSEPARATION10 SF TRASHBALCONYABOVE51SF ENTRYSTOOPA3.2a3A3.2a4A3.2a5A3.2a6AACC24UUUUE1E1E2E21532' - 0"13' - 8 1/2"13' - 3 1/2"13' - 3"12' - 9"12' - 9"13' - 3"13' - 3 1/2"13' - 8 1/2"2' - 0"2' - 0"6' - 10"14' - 0"2' - 0"14' - 0"4' - 5"MBRBRMBRMBCBBRCBRMBRBRMBRMBCBBRCBRBRBRMBMBMCMC29' - 0"26' - 0"26' - 0"29' - 0"2' - 0"4' x 8' BALCONY TYP.A3.3a4A3.3a3A3.3a2A3.3a101410SEE 5/A4.4 FOR TYPBALCONY SYSTEM122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.2BUILDING B AND TYP.UNITS LAYOUT9967RESIDENTIAL DEVELOPMENTROYAL WAYGENERAL NOTES1/8" = 1'-0"11ST FLOOR UNIT LAYOUT1/8" = 1'-0"22nd FLOOR UNIT LAYOUTFRONT PORCH -168 SFPATIO -384 SF2ND FLOOR BALCONIES -64 SFTOTAL -616 SFROOF PLAN B7.A.bPacket Pg. 27Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"BACUUE1E2EP2P7EP2P7P7EP6EP5step1' -0"EP11ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P71531ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"BACUUE1E2EP2P7EP5EP2P726' - 0 1/2"EP5EP6P7P8step1' -0"371ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"24EP2EP5P726' - 0 1/2"153step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.2aBUILDING B AND TYP.UNITS ELEVATION9967RESIDENTIAL DEVELOPMENTROYAL WAYTYP. UNITS ELEVATION -SOUTHTYP. UNITS ELEVATION -EASTTYP. UNITS ELEVATION -NORTHTYP. UNITS ELEVATION -WESTKeynote LegendKeyValueKeynote Text37 PORCH COLUMN, PAINTED STUCCO FINISH OVER WOOD FRAMINGEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMEP6 FIBER CEMENT PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW6226 "LANGUID BLUE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"P8 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW7066 "GRAY MATTERS"7.A.bPacket Pg. 28Attachment: Architectural Plans (3981 : Royal Way Townhomes)
AACC2244UUUUE1E1E2E2LIV.DIN.LIV.DIN.KTLIV.DIN.LIV.DIN.GARAGEGARAGEGARAGEGARAGEKTKTKT115521' - 0"3325' - 0"29' - 0"26' - 0"26' - 0"29' - 0"110' - 0"20' - 10"4' - 0"20' - 8 1/2"5.5' x 6' ENTRYPORCH PER UNIT51SF ENTRYSTOOP12' x 8' PATIO TYP.12' x 8' PATIO TYP.TRASH, STOROOFABOVEA4.41SimTYP6" TYP.PRIVACY ENTRYSEPARATION10 SF TRASHBALCONYABOVE51SF ENTRYSTOOPA3.2a3A3.2a4A3.2a5A3.2a6AACC24UUUUE1E1E2E21532' - 0"13' - 8 1/2"13' - 3 1/2"13' - 3"12' - 9"12' - 9"13' - 3"13' - 3 1/2"13' - 8 1/2"2' - 0"2' - 0"6' - 10"14' - 0"2' - 0"14' - 0"4' - 5"MBRBRMBRMBCBBRCBRMBRBRMBRMBCBBRCBRBRBRMBMBMCMC29' - 0"26' - 0"26' - 0"29' - 0"2' - 0"4' x 8' BALCONY TYP.A3.3a4A3.3a3A3.3a2A3.3a101410SEE 5/A4.4 FOR TYPBALCONY SYSTEM122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.3BUILDING C -TYP. LAYOUT9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"11ST FLOOR UNIT LAYOUT -BUILDING C1/8" = 1'-0"22nd FLOOR UNIT LAYOUT -BUILDING CFRONT PORCH -152 SFPATIO -384 SF2ND FLOOR BALCONIES -64 SFTOTAL -600 SFROOF PLAN C7.A.bPacket Pg. 29Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"24EP2EP5P726' - 0 1/2"153step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"BACUUE1E2EP2P7EP2P7P7EP6EP5step1' -0"EP11ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"BACUUE1E2EP2P7EP5EP2P726' - 0 1/2"EP5EP6P7P8step1' -0"371ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P7153step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.3aTYP. ELEVATIONS -C9967RESIDENTIAL DEVELOPMENTROYAL WAYTYP. UNITS ELEVATION -WEST -CTYP. UNITS ELEVATION -SOUTH -CTYP. UNITS ELEVATION -NORTH -CTYP. UNITS ELEVATION -EAST -CKeynote LegendKeyValueKeynote Text37 PORCH COLUMN, PAINTED STUCCO FINISH OVER WOOD FRAMINGEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMEP6 FIBER CEMENT PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW6226 "LANGUID BLUE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"P8 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW7066 "GRAY MATTERS"7.A.bPacket Pg. 30Attachment: Architectural Plans (3981 : Royal Way Townhomes)
A3.4a21COURTYARD8'X8' PATIOTYP.COURTYARDCOURTYARDCOURTYARDCOURTYARDGARAGEKTDININGLRGARAGEKTDININGLRGARAGEKTDININGLRGARAGEKTDININGLRGARAGEKTDININGLR19' - 0"9' - 11 1/2"17' - 0 1/2"19' - 3 1/2"TRASHTRASHTRASHTRASHTRASHSTOSTOSTO10SF STOTYP.135' - 11 1/2"46' - 0"5.5'X6' ENTRYPORCH51 SFENTRYPORCHSTEPBALCONY ABOVE20' - 2 1/2"COMPACT CAR SPACE17' - 2 1/2" TYP.20' - 2"6" TYP.PRIVACYSEPERATIONROOF LINE ABOVE PORCHROOF LINE ABOVE PORCHPICKETPATIO FENCE3/A4.5 TYP.10SF STOTYP.A3.4a1A3.4a2A3.4a40141043' - 0"138' - 0"M BATHROOMM BEDROOMSTUDYBRBTRMLNDRYM BATHROOMM BEDROOMSTUDYBRBTHRMLNDRYM BATHROOMM BEDROOMBRM BATHROOMM BEDROOMSTUDYBRLNDRYBTHRMBTHRMM BATHROOMM BEDROOMSTUDYBRLNDRYBTHRMSTUDYLNDRY27' - 0 1/2"26' - 0"52' - 0"27' - 0 1/2"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.4TOWNHOME D -LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"11ST FLOOR LAYOUT -TOWNHOME D1/8" = 1'-0"22ND FLOOR LAYOUT -TOWNHOME DFRONT PORCH -147 SFPATIO -320 SF2ND FLOOR BALCONIES -176 SFTOTAL -643 SF3'X8 BALCONIESTYP.4'X8'BALCONIESROOF PLAN D7.A.bPacket Pg. 31Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P7EP5EP126' - 0 1/2"P7P7EP5EP1P7step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P7P5step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"P7EP1P7EP2P7P7P726' - 0 1/2"EP1step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P7EP5EP2step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.4aELEVATIONS -D9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1OVERALL ELEVATION D -SOUTH1/8" = 1'-0"2OVERALL ELEVATION D -WEST1/8" = 1'-0"3OVERALL ELEVATION D -NORTH1/8" = 1'-0"4OVERALL ELEVATION D -EASTKeynote LegendKeyValueKeynote TextEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP5 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW9163 "TIN LIZZIE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"7.A.bPacket Pg. 32Attachment: Architectural Plans (3981 : Royal Way Townhomes)
A3.5a312'X8' PATIOSGARAGETRASH, STOLRKTDININGENTRYENTRYENTRYGARAGETRASH, STOLRKTDININGGARAGETRASH, STOLRKTDININGGARAGETRASH, STOLRKTDININGGARAGETRASH, STOLRKTDININGGARAGETRASH, STOLRKTDINING30' - 0 1/2"26' - 0"30' - 0"26' - 0"26' - 0"26' - 0"44' - 0"2' - 0"12'X8' PATIOS51SFPORCH48SFLRLRKTKTGARAGEGARAGETRASH, STOTRASH, STO20' - 2 1/2"26' - 0"20' - 2 1/2"6" TYP.6" TYP.A3.5a301410M BEDROOMM BEDROOMM BEDROOMM BEDROOMLNDRYM BEDROOMM BEDROOMM BTHRMM BTHRMM BTHRMM BTHRMM BTHRMM BTHRMM BTHRMM BTHRMBTHRMBTHRMBTHRMBTHRMBTHRMBTHRMBTHRMBTHRMBRLNDRYLNDRYLNDRYLNDRYLNDRYLNDRYLNDRYSTUDYSTUDYSTUDYSTUDYSTUDYSTUDYSTUDYBRBRBRBRBRSTUDYM BEDROOMM BEDROOMSTUDY215' - 11 1/2"46' - 0"4' X 8' BALCONIES3'X8' BALCONIESSEE 5/A4.4 FOR TYPBALCONY SYSTEMSEE 5/A4.4 FOR TYPBALCONY SYSTEM122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.5BUILDING E LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"11ST FLOOR LAYOUT -TOWNHOME E1/8" = 1'-0"22ND FLOOR LAYOUT -TOWNHOME EROOF PLAN EFRONT PORCH -416 SFPATIO -768 SF2ND FLOOR BALCONIES -272 SFTOTAL -1456 SF5.5' X 6' PORCH51SFPORCHPRIVACYSCREEN, TYP.5.5' X 6' PORCHBALCONYABOVE, TYP.BALCONYABOVE, TYP.7.A.bPacket Pg. 33Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP526' - 0 1/2"EP6P7EP5P51ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP2EP5P726' - 0 1/2"P51ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP5EP2EP162P7P7EP2P7P726' - 0 1/2"P5EP6step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2P7EP2EP5step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.5aELEVATIONS -E9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1OVERALL ELEVATION E -WEST1/8" = 1'-0"2OVERALL ELEVATION E -NORTH1/8" = 1'-0"3OVERALL ELEVATION E -EAST1/8" = 1'-0"4OVERALL ELEVATION E -SOUTHKeynote LegendKeyValueKeynote Text62 DECORATIVE TRELLIS STRUCTURE: ARCHITECTURAL GRADE WOODMEMBERS, REFER TO DETAILS. PRIME AND PAINT PER EXTERIOR FINISHSCHEDULE.EP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMEP6 FIBER CEMENT PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW6226 "LANGUID BLUE"P5 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW9163 "TIN LIZZIE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"7.A.bPacket Pg. 34Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP4EP5EP2EP6step1' -0"EP11ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP5EP523' - 5"EP6P4step1' -0"A3.66A3.68A3.6386' - 0"45' - 0"BRM BEDROOMM BATHROOMLNDRSTUDYBTHRBTHRBTHRBRBRBRLNDRLNDRM BEDROOMM BEDROOMSTUDY3' X 8'BALCONYA3.65A3.66A3.68A3.638' X 8' PATIOTYP.KTLRDININGGARAGETRASH, STOTRASH, STOTRASH, STOGARAGEGARAGEKTLRKTLRDININGDININGPORCHENTRY, 63 SF20' - 2 1/2"20' - 3"BALCONYABOVEROOFABOVE20' - 2 1/2"11' - 7 1/2"2' - 3"2' - 3"8' - 2"7' - 5 1/2"PATIO PICKETTFENCE TYP.1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"26' - 0 1/2"EP4EP2EP5EP2step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.6LAYOUT -F9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"5OVERALL ELEVATION F -WEST1/8" = 1'-0"6OVERALL ELEVATION F -NORTH1/8" = 1'-0"8OVERALL ELEVATION F -SOUTHKeynote LegendKeyValueKeynote TextEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL SHERWINWILLIAMS SW6177 SOFTENED GREENEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMEP6 FIBER CEMENT PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW6226 "LANGUID BLUE"P4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SW9128 GREEN ONYX1/8" = 1'-0"12ND FLOOR LAYOUT -TOWNHOME F1/8" = 1'-0"21ST FLOOR LAYOUT -TOWNHOME F1/8" = 1'-0"3OVERALL ELEVATION F -EASTROOF PLAN FFRONT PORCH -93 SFPATIO -72 SF2ND FLOOR BALCONIES -24 SFTOTAL -189 SF7.A.bPacket Pg. 35Attachment: Architectural Plans (3981 : Royal Way Townhomes)
UPDWDNDW1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"24' - 10"EP2EP4EP5step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP4EP5step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP5P4step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"step1' -0"EP4EP2EP5P7111PCOURTYARDCOURTYARDA3.71A3.72A3.73A3.74TWO CARGARAGEKTLIVINGDININGTWO CARGARAGEKTLIVINGDINING20' - 5 1/2"11' - 10 1/2"11' - 10 1/2"20' - 7"10' - 8"10' - 10"7' - 0"12' - 8 1/2"6' - 0"12' x 6' FRONTPORCH 72 SF8' X 8' PATIO TYP.16' x 6' FRONTPORCH 96 SFTRASH, STOTRASH, STO20' - 9"BALCONYABOVEBALCONYABOVEBALCONYABOVEA4.41SimTYP.19' - 8"TYP, GARAGEJAMB8"X8" ENTRY POSTSPATIO PICKETTFENCE TYP.A3.71A3.72A3.11a4BRMBRBRMBRBRBR32' - 3 1/2"11' - 10 1/2"18' - 0"2' - 7"47' - 2"LOFTLOFT4' x 8' BALCONYTYP, 32 SF3' x 8' BALCONYTYP, 24 SF6' - 1 1/2"7' - 0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.7TOWNHOME G -LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1TOWNHOME G ELEVATION -SOUTH1/8" = 1'-0"2TOWNHOME G ELEVATION -WEST1/8" = 1'-0"3TOWNHOME G ELEVATION -NORTH1/8" = 1'-0"4TOWNHOME G ELEVATION -EAST1/8" = 1'-0"51ST FLOOR LAYOUT -TOWNHOME G1/8" = 1'-0"62ND FLOOR LAYOUT -TOWNHOME GKeynote LegendKeyValueKeynote Text111P 8"X 8" ENTRY POST WITH STUCCO FINISH, COLOR TO MATCH. OVERWOODEN 2 X FRAMEEP2 ASPHALT SHINGLE ROOFINGEP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL SHERWINWILLIAMS SW6177 SOFTENED GREENEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SW9128 GREEN ONYXP7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"FRONT PORCH -168 SFPATIO -128 SF2ND FLOOR BALCONIES -112 SFTOTAL -408 SFROOF PLAN GROOFABOVE7.A.bPacket Pg. 36Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP4EP1step1' -0"621ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5EP5P2P5step1' -0"4' - 1 1/2"3' - 2"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5EP5EP46224' - 10"P5step1' -0"EP1111P1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P2step1' -0"A3.82A3.81A3.83A3.8421' - 6"7' - 0"12' - 8"6' - 0"11' - 7"7' - 0"14' - 7 1/2"M.BATHROOMBRMBRBRMBRM.BATHROOMBRBR65' - 0"47' - 2"LOFTLOFT4' x 8' BALCONYTYP, 32 SF3' x 8' BALCONYTYP, 24 SFLNDRLNDRCOURTYARDCOURTYARD32' - 6"32' - 6"TWO CARGARAGETWO CARGARAGEDININGKTLRDININGKTLR21' - 0 1/2"19' - 8"6' - 0"47' - 2"2' - 7"18' - 0"11' - 11"11' - 11"17' - 11 1/2"2' - 7 1/2"32' - 6"32' - 6"8' X 8' PATIOTYP. 64SF12' X 7'ENTRYPORCH84SFTRASHSTO20' - 9"20' - 8"TRASHSTOBALCONY ABOVE12' X 7' ENTRYPORCH 84SFprivacyseparation122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.8TOWNHOME H -LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1TOWNHOME H ELEVATION -SOUTH1/8" = 1'-0"2TOWNHOME H ELEVATION -WEST1/8" = 1'-0"3TOWNHOME H ELEVATION -NORTH1/8" = 1'-0"4TOWNHOME H ELEVATION -EAST1/8" = 1'-0"62nd FLOOR LAYOUT -TOWNHOME H1/8" = 1'-0"51ST FLOOR LAYOUT -TOWNHOME HKeynote LegendKeyValueKeynote Text62 DECORATIVE TRELLIS STRUCTURE: ARCHITECTURAL GRADE WOODMEMBERS, REFER TO DETAILS. PRIME AND PAINT PER EXTERIOR FINISHSCHEDULE.111P 8"X 8" ENTRY POST WITH STUCCO FINISH, COLOR TO MATCH. OVERWOODEN 2 X FRAMEEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL SHERWINWILLIAMS SW6177 SOFTENED GREENEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP2 FIBER CEMENT PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW7065 "ARGOS"P5 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW9163 "TIN LIZZIE"FRONT PORCH -168 SFPATIO -128 SF2ND FLOOR BALCONIES -112 SFTOTAL -408 SFROOF PLAN H7.A.bPacket Pg. 37Attachment: Architectural Plans (3981 : Royal Way Townhomes)
DNDNDNUPUPUP6891011step1' -0"EP5P7EP460EP11ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"GHIJKLMEP5EP41ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"689EP4EP5step1' -0"EP14' - 1 1/2"3' - 1 1/2"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"GHIJKLMEP4EP5step1' -0"6891011GHIJKLMA3.9A3.92A3.931BRMBRBRMBTHRMBTHRBRMBR32' - 3 1/2"33' - 11"32' - 3"6' - 11 1/2"21' - 6"2' - 0"2' - 0"BTHRBRBRC12' - 0"0' - 4"1' - 8 1/2"4' - 2"0' - 4"18' - 0"-4' x 8' BALCONYTYP3' x 8' BALCONYTYP6' x 8' BALCONY48 SF014101' - 9"3' - 10"6891011GIJKLMLRKTGARAGEDININGDININGGARAGECOURTYARDCOURTYARD32' - 3 1/2"33' - 11"KT8' - 3 1/2"9' - 0"6' x 12' ENTRYPORCH 72 SF7' x 5' FRONTSTOOP8' X 8' PATIOTYP.14' - 4 1/2"7' - 0"1' - 9"18' - 0"1' - 9 1/2"STO AND TRASHSTO AND TRASHBALCONYABOVE1' - 0"20' - 8"20' - 8"1' - 6"18' - 0"16' - 7"2' - 1"6" TYP.10' FROM PROP. LN122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.9TOWNHOME K -LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1TOWNHOME K ELEVATION -NORTH1/8" = 1'-0"2TOWNHOME K ELEVATION -WEST1/8" = 1'-0"3TOWNHOME K ELEVATION -SOUTH1/8" = 1'-0"4TOWNHOME K ELEVATION -EAST1/8" = 1'-0"52nd FLOOR LAYOUT - TOWNHOME K1/8" = 1'-0"61ST FLOOR LAYOUT - TOWNHOME KKeynote LegendKeyValueKeynote Text60 DECORATIVE IRON GRILL FOR THE PLANTS AND VINESEP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL SHERWINWILLIAMS SW6177 SOFTENED GREENEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"FRONT PORCH -107 SFPATIO -128 SF2ND FLOOR BALCONIES -104 SFTOTAL -339 SFROOF PLAN K7.A.bPacket Pg. 38Attachment: Architectural Plans (3981 : Royal Way Townhomes)
20' - 5 1/2"8'X8' PATIOSTYP.KTDININGLRGARAGEGARAGEGARAGEGARAGEGARAGEKTDININGLRKTDININGLRKTDININGLRKTDININGLRKTDININGLRGARAGE26' - 0"26' - 0"29' - 0"26' - 4 1/2"26' - 0"26' - 0"ENTRYTYP.8'X8' PATIO8'X12' PATIO5.5'X6'ENTRIES51 SFENTRY19' - 9 1/2"ROOF LINEABOVEBALCONYABOVEBALCONYABOVETRASHSTOTRASHTRASHTRASHTRASHENTRYTYP.ENTRYPORCH5.5'X6'ENTRIES12' - 0"4' - 0"STORAGE ABOVETYP.17' - 2"20' - 2 1/2"20' - 3 1/2"6" TYP.PRIVACYSCREEN, TYPA4.41SimA3.10a1A3.10a3A3.10a2A3.10a4160' - 4 1/2"46' - 0"4' X 8' BALCONIESM BEDROOMM BTHRCLOSETBTHRSTUDYBRLNDRM BEDROOMM BTHRCLOSETSTUDYBRLNDRM BEDROOMM BTHRCLOSETSTUDYBRLNDRM BEDROOMM BTHRCLOSETSTUDYBRLNDRM BEDROOMM BTHRCLOSETSTUDYBRLNDRM BEDROOMSTUDYM BTHRCLOSETBRBTHRBTHRBTHRBTHRBTHR014103' X 8' BALCONIES4' X 8' BALCONIES122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.10BUILDING L LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"11ST FLOOR LAYOUT - TOWNHOME L1/8" = 1'-0"22nd FLOOR LAYOUT - TOWNHOME LFRONT PORCH -216SFPATIO -416 SF2ND FLOOR BALCONIES -248 SFTOTAL -880 SFROOF PLAN L7.A.bPacket Pg. 39Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP262EP2EP1P7EP2step1' -0"371ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2P7step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP5P7EP26226' - 0 1/2"P5step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"step1' -0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.10aELEVATIONS -L9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1OVERALL ELEVATION L -SOUTH1/8" = 1'-0"3OVERALL ELEVATION L -NORTH1/8" = 1'-0"2OVERALL ELEVATION L -WEST1/8" = 1'-0"4OVERALL ELEVATION L -EASTKeynote LegendKeyValueKeynote Text37 PORCH COLUMN, PAINTED STUCCO FINISH OVER WOOD FRAMING62 DECORATIVE TRELLIS STRUCTURE: ARCHITECTURAL GRADE WOODMEMBERS, REFER TO DETAILS. PRIME AND PAINT PER EXTERIOR FINISHSCHEDULE.EP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAMP5 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL DRAWINGS,SHERWIN WILLIAMS SW9163 "TIN LIZZIE"P7 EXTERIOR WALL TO RECEIVE STUCCO FINISH PER STRUCTURAL ANDARCHITECTURAL DRAWINGS, SHERWIN WILLIAMS SW7064 "PASSIVE"7.A.bPacket Pg. 40Attachment: Architectural Plans (3981 : Royal Way Townhomes)
A3.11a2A3.11a18' x 8'PATIOBIKERACKBIKERACKTRASH, STOTRASH, STOTRASH, STOGARAGELRKTDININGLRKTDININGLRKTDININGGARAGEGARAGE20' - 2 1/2"20' - 2"50 SF ENTRYPORCH50 SF ENTRYPORCH37 SF ENTRY45' - 0"20' - 5 1/2"5' - 10"5' - 9 1/2"19' - 9 1/2"9' - 0"1' - 0"1' - 3"FIRE HYDRANTPER SITETRASHPADTRASHPADBALCONYABOVEBALCONYABOVE8' x 8'PATIO8' x 8'PATIOBALCONYABOVE26' - 0 1/2"26' - 2 1/2"22' - 1"ROOFABOVE5' - 0"4' - 9"15' - 8"6' - 8 1/2"6" TYP.A3.11a4A3.11a14' x 8' BALCONYTYP. 32 SF3' x 8' BALCONYTYP. 24 SFM BEDROOMM BATHBRBRBATHLNDRM BEDROOMM BEDROOMLNDRLNDRM BATHM BATHBATHBATHBRBRCLOSETCLOSETCLOSET26' - 2 1/2"25' - 11"3' - 0"26' - 9 1/2"45' - 11 1/2"83' - 3"70' - 4"EQEQ122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.11BUILDING M LAYOUTS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"11ST FLOOR LAYOUT -TOWNHOME M1/8" = 1'-0"22ND FLOOR LAYOUT -TOWNHOME MFRONT PORCH -137 SFPATIO -192 SF2ND FLOOR BALCONIES -112 SFTOTAL -441 SFROOF PLAN M7.A.bPacket Pg. 41Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP4EP2EP5EP462step1' -0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP4EP1EP5EP1step1' -0"3' - 0"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP4EP2EP5EP4step1' -0"1114' - 0"3' - 0"1' - 8"1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"EP2EP4122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A3.11aELEVATIONS - M9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"3OVERALL ELEVATION M -EAST1/8" = 1'-0"4OVERALL ELEVATION M -NORTH1/8" = 1'-0"2OVERALL ELEVATION M -SOUTH1/8" = 1'-0"1OVERALL ELEVATION M -WESTKeynote LegendKeyValueKeynote Text62 DECORATIVE TRELLIS STRUCTURE: ARCHITECTURAL GRADE WOODMEMBERS, REFER TO DETAILS. PRIME AND PAINT PER EXTERIOR FINISHSCHEDULE.111 BIKE RACK, SEE 2/A4.5EP1 2.5"/12" SLOPED WOODEN FRAMED BALCONY AWNING WITH CURRAGATEDMETAL PANEL ON TOPEP2 ASPHALT SHINGLE ROOFINGEP4 STUCCO FINISH PER STRUCTURAL AND ARCHITECTURAL SHERWINWILLIAMS SW6177 SOFTENED GREENEP5 FIBER CEMENT BOARD AND BATTEN DESIGN -SHERWIN WILLIAMSSW6673 BANANA CREAM7.A.bPacket Pg. 42Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1' - 4"1' - 4"17' - 0"17' - 0"15' - 3"15' - 3"CONCRETEBENCHGAZEBO DEDICATED AREA154 SF1ST FLOOR0' -0"ROOF SYSTEMASPHALT SHINGLEDECORATIVEWOODEN BEAMTWO TONECOLUMNSTUCCO FINISH15' - 3"9' - 6"14' - 0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A4.0SITE GAZEBO9967RESIDENTIAL DEVELOPMENTROYAL WAY1/4" = 1'-0"1GAZEBO1/4" = 1'-0"2GAZEBO ELEVATION3GAZEBO 3D VIEWINTEGRALCOLOR CONCRETETWO TONECOLUMNSTUCCO FINISH7.A.bPacket Pg. 43Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"PROPERTYLINETWO STORYTOWNHOUSE6' HIGH OPEN WROUGHT IRON FENCESEE 4/A4.5ROYAL WAYMAX. ALLOWED HEIGHT45' - 0"step1' -0"PRIVATE YARD/COURTYARDFENCING, PICKETT3'-6" HIGHSEE 3/A4.51ST FLOOR0' -0"PROPERTYLINE(E) HIGH SCHOOLTENNIS COURTSROYAL WAYHIGH SCHOOL PROPERTYSIDEWALKTYP. 5' WIDEVERTICALWROUGHT IRONPROPERTY LINE FENCESEE 4/A4.5TWO STORYTOWNHOUSEMAX. ALLOWED HEIGHT45' - 0"step1' -0"PROPERTYPATIO PICKETTFENCING SEE 3/A4.521' - 3 3/8"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A4.1SECTIONS9967RESIDENTIAL DEVELOPMENTROYAL WAY1/8" = 1'-0"1SOUTH SECTION1/8" = 1'-0"2WEST SECTION7.A.bPacket Pg. 44Attachment: Architectural Plans (3981 : Royal Way Townhomes)
1ST FLOOR0' -0"2nd FLOOR10' -6"Roof Plan19' -0"PROPERTYLINE THEN ADJ. OPEN CARPORT~10'-0" HIGHER(E) 2 STORYRESIDENTIALBUILDING~ 53'26' - 0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A4.2SECTIONS9967RESIDENTIAL DEVELOPMENTROYAL WAYROYAL WAY' APARTMENTS TO ADJACENT STRUCTURE HEIGHT RELATION7.A.bPacket Pg. 45Attachment: Architectural Plans (3981 : Royal Way Townhomes)
INTERIOREXTERIORPLYWOOD WHERE REQUIRED BY STRUCTURAL.NON-SHEAR WALLS THAT ARE CONTINUOUS WITHWALLS DESCRIBED ON THE STRUCTURALDRAWINGS TO REQUIRE SHEATHING SHALL ALSOBE PROVIDED WITH A LAYER OF SHEATHING TOENSURE AN UNINTERRUPTED FINISH.EXTERIOR WALL ASSEMBLY PER PLANSELF ADHERING/ SEALING MEMBRANE FLASHINGWINDOW UNIT PER WINDOW SCHEDULE SHEET,SET FIN IN SEALANT7/8" "3 COATS PORTLANDCEMENT PLASTER O/ METALLATH/O/2 LAYERS OF GRADE D,60 MIN. BUILDING PAPER "WOOD FRAMING PER STRUCTURALSHIM AS REQUIREDWOOD EXTERIORTRIMINTERIOREXTERIORPLYWOOD WHERE REQUIRED BY STRUCTURAL.NON-SHEAR WALLS THAT ARE CONTINUOUS WITHWALLS DESCRIBED ON THE STRUCTURALDRAWINGS TO REQUIRE SHEATHING SHALL ALSOBE PROVIDED WITH A LAYER OF SHEATHING TOENSURE AN UNINTERRUPTED FINISH.EXTERIOR WALL ASSEMBLY PER PLAN0' - 6"BOARDWOOD FRAMING PER STRUCTURAL2x AS REQUIREDWOOD EXTERIORTRIMBATTEN OVERLAP 1/2" MINAT BOARD AND BATTENAT STUCCO FINISHWINDOW UNITSET FIN IN SEALANT0' - 5"2nd FLOOR10' -6"WOODEN SUPPORTBRACKETMETAL GUARD RAILINING SYSTEM2.5"/12" SLOPED WOODEN FRAMEDBALCONY AWNINGWITH CURRAGATED METAL PANEL ON TOPA4.44SimA4.43SimGARAGE DOOR TRACK5/8" GYP. BOARDDOUBLE 2 X 8 PRESSURE TREATED DOUGLAS FIR DOOR TRIMMERS7/8" "3 COATS PORTLAND CEMENT PLASTER O/ METAL LATH/O/2 LAYERS OF GRADE D, 60 MIN. BUILDING PAPER "PLYWOOD WHERE REQUIRED BY STRUCTURAL. NON-SHEAR WALLS THAT ARE CONTINUOUS WITH WALLS DESCRIBED ON THE STRUCTURAL DRAWINGS TO REQUIRE SHEATHING SHALL ALSO BE PROVIDED WITH A LAYER OF SHEATHING TO ENSURE AN UNINTERRUPTED FINISH.STRUCTURAL TIE OR HOLDOWN PER STRUCTURAL PLANSTHRESHOLD TRANSITION / RECESSGARAGESTUCCO STOPWOOD APPEARANCE METAL GARAGE DOOR PER ELEVATION / SCHEDULE0' - 8"0' - 5 1/2"2 x 4WOOD T&G SIDINGCORRUGATED METAL ROOFINGWATERPROOF MEMBRANEGALV. METAL FASCIA5" HALFROUND METAL GUTTERW/ SCREEN5/8" PLYFLASHING RECIEVINGPLASTER GROUNDCOUNTER FLASHINGCORRUGATED METAL ROOFING1/2" PLYWOODINTERIOREXTERIORPLYWOOD WHERE REQUIRED BY STRUCTURAL.NON-SHEAR WALLS THAT ARE CONTINUOUS WITHWALLS DESCRIBED ON THE STRUCTURALDRAWINGS TO REQUIRE SHEATHING SHALL ALSOBE PROVIDED WITH A LAYER OF SHEATHING TOENSURE AN UNINTERRUPTED FINISH.EXTERIOR WALL ASSEMBLY PER PLANSELF ADHERING/ SEALING MEMBRANE FLASHING7/8" "3 COATS PORTLANDCEMENT PLASTER O/ METALLATH/O/2 LAYERS OF GRADE D,60 MIN. BUILDING PAPER "WOOD FRAMING PER STRUCTURALSHIM AS REQUIRED2X FRAMINGINTERIOREXTERIORPLYWOOD WHERE REQUIRED BY STRUCTURAL.NON-SHEAR WALLS THAT ARE CONTINUOUS WITHWALLS DESCRIBED ON THE STRUCTURALDRAWINGS TO REQUIRE SHEATHING SHALL ALSOBE PROVIDED WITH A LAYER OF SHEATHING TOENSURE AN UNINTERRUPTED FINISH.EXTERIOR WALL ASSEMBLY PER PLANBOARDWOOD FRAMING PER STRUCTURALSHIM AS REQUIREDBATTEN OVERLAP 1/2" MINAT BOARD AND BATTENAT STUCCO FINISHDOOR UNITSET FIN IN SEALANTCONT. CAULK CONT. CAULK DRIP EDGE DRIP EDGE2X FRAMING122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A4.4DETAILS9967RESIDENTIAL DEVELOPMENTROYAL WAY3" = 1'-0"2RECESSED WINDOW3/4" = 1'-0"5TYP. BALCONY3" = 1'-0"1RECESSED GARAGE3" = 1'-0"3BALCONY EVE DETAIL3" = 1'-0"4EVE CONNECTION3" = 1'-0"6RECESSED DOOR, TYP.7.A.bPacket Pg. 46Attachment: Architectural Plans (3981 : Royal Way Townhomes)
4' - 11"1' - 5"2' - 5"5' - 11"2' - 7 1/2"2' - 7 1/2"0' - 8"2' - 9 1/2"DUO-GARDInverted U Architectural RoundedFixed BR85F/SBR85Fsee specs.3' - 6"2"X 6" WOOD RAIL1.5" X 1.5" DIA GALVANIZEDPOST, SET INCONCRETE FOOTING2"X4" WOOD NAILERFASTENED TO STEEL POSTCONCRETE FOOTING SET ATEA POST (6' TO' ON CENTER)1" X 2", 1"X4", 1"X6"VERTICAL WOOD PICKETTS3' - 0"1.5" X 1" STEEL CAP RAIL5/8" SQ STEEL PICKET @4" O.C.1.5" X 1.5" STEEL POST@ 6'-0" O.C.12" X 36" CONCRETEFOOTING SET ATEA POST (6' TO' ON CENTER)1.5" W X 3/4"BOTTOM RAIL3' - 0"6' - 0"122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A4.5DETAILS9967RESIDENTIAL DEVELOPMENTROYAL WAY1" = 1'-0"1PICNIC TABLE1" = 1'-0"2BIKE RACK3/4" = 1'-0"3TYP. UNIT YARD FENCE3/4" = 1'-0"4NONE SCALABLE FENCE PROPERTY7.A.bPacket Pg. 47Attachment: Architectural Plans (3981 : Royal Way Townhomes)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A5.1ILLUSTRATIONS9967RESIDENTIAL DEVELOPMENTROYAL WAYOVERALL SOUTH EAST VIEWLOW-LEVEL VIEW (NORTH EAST7.A.bPacket Pg. 48Attachment: Architectural Plans (3981 : Royal Way Townhomes)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A5.2ILLUSTRATIONS9967RESIDENTIAL DEVELOPMENTROYAL WAY7.A.bPacket Pg. 49Attachment: Architectural Plans (3981 : Royal Way Townhomes)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A5.3OFF FRONT STREETILLUSTRATIONS9967RESIDENTIAL DEVELOPMENTROYAL WAY3D ENTRY VIEW -H3D ENTRY VIEW G3D ENTRY VIEW -K7.A.bPacket Pg. 50Attachment: Architectural Plans (3981 : Royal Way Townhomes)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL08/13/20212ND PLNG. SBMTL.01/06/20223RD PLNG. SBMTL.04/26/2022ROYAL WAY TOWNHOMESSCHEMATIC DESIGNGILROY CA 95020A5.4SITE IMAGES9967RESIDENTIAL DEVELOPMENTROYAL WAY12456789310131211141516171234567891011121314151617NORTH7.A.bPacket Pg. 51Attachment: Architectural Plans (3981 : Royal Way Townhomes)
ROYAL WAY TOWNHOMES, Gilroy CA- Material BoardEP1 -CURRAGATED METAL PANELROOFING, SLOPPED,ZINCALUME (BARE METAL)P5 -SHERWIN WILLIAMSSTUCCOSW9163 TIN LIZZIEEXTERIOR WALLS COLOR SCHEMEP8 -SHERWIN WILLIAMSSTUCCOSW7066 GRAY MATTERSP2 -SHERWIN WILLIAMSFIBER CEMENTSW7065 ARGOSP7 -SHERWIN WILLIAMSSTUCCOSW7064 PASSIVEEP6 -SHERWIN WILLIAMSFIBER CEMENTSW6226 LANGUID BLUEP4 -SHERWIN WILLIAMSSTUCCOSW9128 GREEN ONYXEP4 -SHERWIN WILLIAMSSTUCCOSW6177 SOFTENED GREENEP5 -SHERWIN WILLIAMSFIBER CEMENTSW6673 BANANA CREAMP9 -SHERWIN WILLIAMSSTUCCOSW6077 EVERYDAY WHITEP1-SHERWIN WILLIAMSSTUCCOSW7000 IBIS WHITEBASIS OF DESIGNBUILDING ELEMENTS COLORSEP2ROOF SHINGLES"TIMBERTEXENGLISH GREY"WINDOWS:Milgard: Montecito Line (Vinyl)brownDOORS:Milgard: Montecito Line (Vinyl)Brown7.A.bPacket Pg. 52Attachment: Architectural Plans (3981 : Royal Way Townhomes)
ROYAL WAY TOWNHOMES, Gilroy CA- Material BoardBASIS FOR DESIGNSMOOTH STUCCOEXAMPLE -GREENSMOOTH STUCCO EXAMPLE -GRAYEXTERIOR HORIZONTAL SHIP LAP SIDINGEXTERIOR BOARD AND BATTENSIDINGTYP. MILGARD WINDOW7.A.bPacket Pg. 53Attachment: Architectural Plans (3981 : Royal Way Townhomes)
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207.0 FS
207.8 TC
207.3 FS
207.8 TC
207.3 FS
208.2 TC
207.7 FS
207.5 TC
207.0 FS
207.4 TC
206.9 FS
207.3 TC
206.8 FS
205.8 TC
205.3 FS 206.3 TC
205.8 FS
206.3 TC
205.8 FS
204.4 TC
203.9 FS
204.9
FS
205.3 TC
204.8 FS
205.5 TC
205.0 FS
4.4%3.5%2.2%3.3%3.9%4.4%1.3%
2.0%
1.6%5.1%(210)
(212)
(214)
(216)
(218)
(2
0
4
)
(206)
(20
6
)
(
2
0
6
)
(2
0
8
)
(20
8
)
(2
1
0
)
(2
1
2
)
(2
1
4
)
(2
1
6
)
208
207
207
207
206
20
5
2
0
4
206
206
206
2072
0
5
16
16
16
16
1616
16
16
16
16
11
11 11
11
11
11
1111
12
12
12
12 12
12
12 12 12 12 12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
121212121212
12
12
12
12 12
12
12
13
13
13
13
13
13
14
14 14
14
15
15
15
15
15
13
208.6 TC
208.1 FS
206.5 TC
206.0 FS
206.5 TC
206.0 FS
206.0 TC
205.5 FS
206.1 TC
205.6 FS
207.7 TC
207.2 FS
208.2 TC
207.7 FS
209.1 TC
208.6 FS
208.0 TC
207.5 FS
207.7 TC
207.2 FS
206.3 TC
205.8 FS
(20
6
)
(205.0)
FS
(204.8)
FS
(204.4)
FS (204.1)
FS
THREE
6" STEPS
THREE
6" STEPS
THREE
6" STEPS
THREE
6" STEPS
THREE
6" STEPS THREE
6" STEPS
207206.4
FS
204.8
TG
205.8
TG
205.8
TG
206.2
TG
206.2
TG
206.5
TG
207.5
TG
207.5
TG
207.5
TG
207.5
TG
206.6
TG
206.6
TG
206.6
TG
206.6
TG
206.1
TG 206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
205.8
TG
205.8
TG
205.5
TG
205.5
TG
205.5
TG
204.8
TG
204.8
TG
204.8
TG
205.6
TG
205.6
TG
205.3
TG
205.3
TG
205.0
TG
205.0
TG
205.5
TG
205.5
TG
205.5
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
(208.7)
EG
(208.4)
EG
(208.2)
EG
(208.2)
EG
(207.5)
EG
(209.2)
EG
(207.2)
EG
(206.9)
EG
(206.8)
EG
(206.8)
EG
(206.5)
EG
(206.0)
EG
(205.4)
EG
(210.3)
EG
(210.2)
EG
(210.0)
EG
(210.3)
EG
(209.8)
EG
(210.0)
EG
(208.2)
EG
(208.1)
EG
(207.7)
EG
(207.7)
EG
(210.7)
EG
205.0
TG
207.6
TG
206.1
TG
206.5
TG
203.7
TG
204.8
TG 204.6
TG
0.4%
0.5
%3.1%0.7%0.4%3.1%1.0%0.7%
(0.4%)OVERLANDESCAPEOVERL
A
N
D
ESCAPE
17
17
17
17
17
17
17
17
17
17
17
17
1717
17
EXIST FLOOD AND
DRAINAGE EASEMENT
EXIST WATER
PIPELINE EASEMENT
EXIST TEMPORARY
CONSTRUCTION EASEMENT
18
18D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)12
12
12
12
12
12
12
12
12
12
12
1212
12
12
12
1212
D R I V E A I S L E
(PRIVATE)D R
I
V
E
A
I
S
L
E(PRIVATE)
19
207.7 TC
207.2 FS
207.8 TC
207.3 FS
207.9 TC
207.4 FS
206.5 TC
206.0 FS
206.0 TC
205.5 FS
12
17
17
13
13 PUE
PUE
PUE
PUE
17
17
1.5%1.5%1.5%1.5%
1.5%
1.5%
1.5%1.5%1.5%1.5%
1.5%
1.5%1.5%CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Grading Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
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SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C1.0
PRELIMINARY
GRADING PLAN
1
20 10 015
SCALE: 1" = 20'
20 40
SITE PLAN NOTES
11 PROPOSED ASPHALT PAVING
12 PROPOSED CONCRETE
13 PROPOSED CURB AND GUTTER
14 PROPOSED DRIVEWAY
15 PROPOSED V-GUTTER
16 PROPOSED BUILDING PER ARCHITECTURAL AND STRUCTURAL
PLANS
17 PROPOSED CURB RAMP
18 PROPOSED DECORATIVE PAVING PER ARCHITECTURAL PLANS
19 PROPOSED RETAINING WALL
AREA BREAKDOWN
EXISTING CONDITIONS
IMPERVIOUS AREA: 11,673 SQUARE FEET (0.27 ACRES)
PERVIOUS AREA: 135,034 SQUARE FEET (3.10 ACRES)
TOTAL PROJECT: 146,707 SQUARE FEET (3.37 ACRES)
PROPOSED PROJECT
IMPERVIOUS AREA: 108,180 SQUARE FEET (2.48 ACRES)
CONCRETE: 31,095 SQUARE FEET
ASPHALT: 23,085 SQUARE FEET
BUILDINGS: 54,000 SQUARE FEET
PERVIOUS/LANDSCAPE AREA: 38,527 SQUARE FEET (0.88 ACRES)
TOTAL PROJECT: 146,707 SQUARE FEET (3.37 ACRES)
IMPERVIOUS/PERVIOUS SURFACE AREA TABLE
SITE
ACREAGE
NUMBER
OF LOTS
TOTAL PROJECT AREA OF
DISTURBANCE (SQ FT)
EXISTING IMPERVIOUS
SURFACE AREA (SQ FT)
PROPOSED IMPERVIOUS
SURFACE AREA (SQ FT)
EXISTING/REPLACED IMPERVIOUS
SURFACE AREA (SQ FT)
ADJUSTED IMPERVIOUS
SURFACE AREA (SQ FT)
LIST OF PLANNED STORMWATER
CONTROL MEASURES
3.37 7 146,707 11,673 108,180 11,673 102,344 ONSITE UNDERGROUND RETENTION AND WATER
QUALITY TREATMENT PIPES
PROJECT INFORMATION
FLOOD ZONE: ZONE X
SITE AREA: 3.36 ACRES
DISTURBED AREA:3.43 ACRES
GRADING INFORMATION*
CUT QUANTITY: 3,300 CUBIC YARDS
FILL QUANTITY: 300 CUBIC YARDS
NET CUT/FILL: 3,000 CUBIC YARDS EXPORT
* EARTHWORK QUANTITIES ARE PROVIDED FOR PERMITTING
INFORMATION ONLY. THE QUANTITIES SHOWN ABOVE ARE NOT
INTENDED FOR USE BY THE CONTRACTOR WHEN ESTIMATING. IT IS
THE RESPONSIBILITY OF THE CONTRACTOR TO GENERATE AND/OR
VERIFY EARTHWORK QUANTITIES.
AC ASPHALTIC CONCRETE
BSW BACK OF SIDEWALK
BW BOTTOM OF WALL
C/L CENTERLINE
CB CATCH BASIN
CO CLEANOUT
CONC CONCRETE
DDC DOUBLE DETECTOR CHECK
DI DRAINAGE INLET
EG EXISTING GRADE
EP EDGE OF PAVEMENT
ESMT EASEMENT
FDC FIRE DEPARTMENT CONNECTION
FF FINISHED FLOOR ELEVATION
FG FINISHED GROUND ELEVATION
FH FIRE HYDRANT
FL FLOW LINE
FS FINISHED SURFACE ELEVATION
GB GRADE BREAK
HP HIGH POINT
IE SEWER INVERT ELEVATION
INV STORM DRAIN INVERT ELEVATION
IRR IRRIGATION
JP JOINT POLE
L/A LANDSCAPE AREA
MH MANHOLE
NAP NOT A PART
P/A PLANTER AREA
P/L PROPERTY LINE
PCC PORTLAND CEMENT CONCRETE
POC POINT OF CONNECTION (UTILITY)
PP POWER POLE
PUE PUBLIC UTILITY EASEMENT
R/W, ROW RIGHT OF WAY
SD STORM DRAIN
SS SANITARY SEWER
TB THRUST BLOCK
TC TOP OF CURB
TF TOP OF FOOTING
TG TOP OF GRATE
TW TOP OF WALL
WL WATERLINE
WM WATER METER
WV WATER VALVE
ABBREVIATIONS
PROPOSED ASPHALT PAVING
PROPOSED CONCRETE12
11
7.A.c
Packet Pg. 54 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
A-A
204
206
208
210
212
214
204
206
208
210
212
214
B-B
198
200
202
204
206
208
210
198
200
202
204
206
208
210
C-C
200
202
204
206
208
210
212
200
202
204
206
208
210
212
D-D
204
206
208
210
212
214
216
218
220
204
206
208
210
212
214
216
218
220
EXISTING
GRADE
FINISHED
GRADE
EXISTING
GRADE
FINISHED
GRADE
EXISTING
GRADE
FINISHED
GRADE
EXISTING
GRADE
FINISHED
GRADE
E-E
202
204
206
208
210
212
202
204
206
208
210
212
BLDG H
EXISTING
SIDEWALK
R O Y A L W A Y
PUBLIC
C/L ROYAL WAY
ROW
30'
BLDG A
7'
S/W
PROPERTY LINE
±20'
±13.5'
BLDG F
PROPERTY LINE
±15.5'
BLDG C
PROPERTY LINE
±29'
5'
S/W EXISTING
GRADE
BLDG E
PROPERTY LINE
(E) HOUSE5'
S/W
±19'
FINISHED
GRADE
EXISTING
GRADE
5'
S/W
PUE
10'
19' DRIVEWAY 24' PRIVATE
DRIVE AISLE
5'
SW
19' DRIVEWAY
ROLLED CURB AND GUTTERROLLED CURB
PROP
BLDG PROP
BLDG
C/L ROYAL WAY
30'30'
11.5'18.5'
ROADWAY
18.5'
ROADWAY
11.5'
S/W S/W
ROWROW
PARK PARK
PUE
10'
PUE
60'
ROW
CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Grading Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
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SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C1.1
PRELIMINARY
SECTIONS
2
50 25 0
SCALE: 1" = 50'
50
D
D
CC
B
B
AA
E
E
TYPICAL DRIVE AISLE SECTION (PRIVATE)
SCALE: 1" = 10'
TYPICAL ROYAL WAY SECTION (PUBLIC)
SCALE:1" = 10'
SITE CROSS SECTIONS
SCALE:HORIZ - 1" = 10'
VERT - 1" = 5'
7.A.c
Packet Pg. 55 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
SSSS
WMWMWMSSSSSSSSSSSSSSSSSSSSSSSSSSSSWMWMSSSSSS
SS WLWL WL WL WL WL WL WL WLSS
WMWL WLWLSS S
S
S
S WLWLWLUNIT
K102
UNIT
K101
UNIT
H102
UNIT
F103
UNIT
F102
UNIT
F101
UNIT
E108
UNIT
E107
UNIT
E106
UNIT
E105
UNIT
E104
UNIT
E103
UNIT
E102
UNIT
E101
UNI
T
D1
0
4
UNI
T
D1
0
3
UNI
T
D1
0
2
UNI
T
D1
0
1
UNI
T
D1
0
5
UNIT
L106
UNIT
M101
UNIT
M102
UNIT
L105
UNIT
L104
UNIT
L103UNIT
L102
UNIT
L101
UNIT
M103
UNIT
C103
UNIT
C102
UNIT
C101
UNIT
C104
UNIT
B103UNIT
B102
UNIT
B101
UNIT
B104
UNIT
A105
UNIT
A104
UNIT
A103
UNIT
A102
UNIT
A101
UNIT
A106
UNIT
H101
UNIT
G102
UNIT
G101
SSSSSSSDSDSDSDSDWLWLWLWLWLWLWLWLSSSSSSSSWLWLWLWLWLWL
WL
WL
SDSDSDSDWL
WL
WL
WL WL WL WL WL
WL
WL
WL
WL
WL
WLWLWLWLWLSSSSSSSSSSSS
SSSS SSSS
SSSD
SD SD SD
SD
SD
S
D
S
D
WLSS
SS
SS SS SS
SS
SS
WLSS SS SS SS
SS
SS
SS
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMWMWMWMWMWM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMSD
SD
SD
SD SD SD SDSDSDSD SDSD
SS
SD
SDSD
SD
SD
SD SD SD
SD
SDWL
WL
PUBLIC 8" VCP SS LINE
BUILDING H
(2 UNITS)
(E) PROPERTY
LINE
BUILDING A
(6 UNITS)
BUILDING G
(2 UNITS)
BUILDING F
(3 UNITS)
BUILDING L
(6 UNITS)
BUILDING E
(8 UNITS)
BUILDING B
(4 UNITS)
BUILDING D
(5 UNITS)
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) RIGHT
OF WAY
R O Y A L W A Y (PUBLIC)I M P E R I A LD R I V E (PUBLIC)F I L B R OD R I V E (PUBLIC)PUBLIC 8" VCP SS LINE
PUBLIC 8" CIP WATER LINE
PUBLIC 8" CIP WATER LINE
BUILDING C
(4 UNITS)
BUILDING K
(2 UNITS)
BUILDING M
(3 UNITS)
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
205.8 FF
206.8 FF
206.8 FF
207.20 FF
207.20 FF
207.5 FF
209.0 FF
209.0 FF
209.0 FF
209.0 FF
208.1 FF 208.1 FF 208.1 FF 208.1 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.3 FF
207.3 FF
207.3 FF
207.0 FF
207.0 FF
206.7 FF
205.8 FF
205.8 FF
205.8 FF
206.5 FF
206.5 FF
206.5 FF207.1 FF
207.1 FF
207.1 FF207.1 FF
207.1 FF
207.1 FF
206.0 FF
206.0 FF
206.3 FF
206.3 FF
206.6 FF206.6 FF
206.7 FF
206.7 FF
(203.7 RIM)
(197.4 IE)
(204.9 RIM)
(199.2 IE)
204.8
TG
205.8
TG
205.8
TG
206.2
TG
206.2
TG
206.5
TG
207.5
TG
207.5
TG
207.5
TG
207.5
TG
206.6
TG
206.6
TG
206.6
TG
206.6
TG
206.1
TG 206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
205.8
TG
205.8
TG
205.5
TG
205.5
TG
205.5
TG
204.8
TG
204.8
TG
204.8
TG
205.6
TG
205.6
TG
205.3
TG
205.3
TG
205.0
TG
205.0
TG
205.5
TG
205.5
TG
205.5
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
206.1
TG
41
205.0
TG
207.6
TG
206.1
TG
206.5
TG
203.7
TG
SS POC
201.8 IE
SS POC
202.8 IE
SS POC
202.8 IE
SS POC
203.2 IE
SS POC
203.2 IE
SS POC
203.5 IE
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
WATER
POC
SS POC
201.8 IE
WATER
POC
SS POC
201.8 IE
WATER
POC
SS POC
201.8 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
202.8 IE
WATER
POC
SS POC
202.8 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
202.5 IE
WATER
POC
SS POC
204.1 IE
WATER
POC
SS POC
204.1 IE
WATER
POC
SS POC
204.1 IE
SS POC
204.1 IE
WATER
POC
SS POC
204.1 IE
WATER
POC
SS POC
204.1 IE
WATER
POC
SS POC
204.5 IE
WATER
POC
SS POC
204.5 IE
WATER
POC
SS POC
204.5 IE
WATER
POC
SS POC
204.5 IE
WATER
POC
WATER
POC
SS POC
203.6 IE
WATER
POC
SS POC
203.6 IE
WATER
POC
SS POC
203.6 IE
WATER
POC
SS POC
203.6 IE SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
203.1 IE
WATER
POC
SS POC
202.3 IE
WATER
POC
SS POC
202.6 IE
SS POC
202.6 IE
SS POC
202.3 IE
SS POC
202.0 IE
SS POC
202.0 IE
WATER
POC
199.7
IE
201.4
IE
198.0
IE
200.0
IE
199.0
INV
200.0
INV
199.0
INV
204.8
TG 204.6
TG
41
41
41
41
41
41
41
41
41
TYP
41
TYP
41
TYP
41
TYP
41
TYP
41
TYP
41
TYP
41
TYP
41
TYP
42
4242
43
43 43
43
43
43
43
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP
43
TYP 43
TYP
44
44
44
51
51
51
51
51
51
51
51
51
51
51
51
TYP
51
TYP
51
TYP
51
TYP
51
TYP
51
TYP
51
TYP
51
TYP
51
TYP 51
TYP
5252
52
52
61
61
61
61
61
61
61
61
61
TYP
61
TYP
61
TYP
61
TYP
61
TYP
61
TYP
61
TYP
61
TYP
61
TYP
62
TYP
62
TYP
62
TYP
62
TYP
62
TYP
62
TYP
62
TYP
62
TYP
63
6310" SS10" SS (PRIVATE)10" SS (PRIVATE)10" SS8" WL (PUBLIC)8" WL (PUBLIC)8" WL (PUBLIC)12" SD (PRIVATE)
12" SD
(
P
R
I
V
A
T
E
)
63
REMOVE
TO MAIN
REMOVE
TO MAIN
8" WL
(PUBLIC)
8" WL (PUBLIC)8" SS
(PR
IVATE)
63
63
WATER
POC
41
TYP
41
TYP
8" WL (PUBLIC)8" WL
(PUBL
IC)8" WL (PUBLIC)
CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Grading Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
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SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C2.0
PRELLIMINARY
UTILITY PLAN
3
20 10 015
SCALE: 1" = 20'
20 40
UTILITY CONSTRUCTION NOTES
41 PROPOSED STORM DRAIN LINE
42 PROPOSED RETENTION/INFILTRATION SYSTEM
43 PROPOSED CATCH BASIN
44 PROPOSED STORM DRAIN MANHOLE
NOTES 45 TO 50 NOT USED
51 PROPOSED SANITARY SEWER LINE
52 PROPOSED SANITARY SEWER MANHOLE
NOTES 53 TO 60 NOT USED
61 PROPOSED WATER LINE
62 PROPOSED WATER METER
63 PROPOSED FIRE HYDRANT
SS (E) SS/SD MANHOLE
(E) UTILITY POLE
FIRE DEPARTMENT CONNECTION
LEGEND
WMCATCH BASIN
WATER/IRRIGATION METER
BACKFLOW DEVICE
SEWER CLEANOUT
YARD DRAIN
(E) FIRE HYDRANT
RETENTION/INFILTRATION SYSTEM
SD SS/SD MANHOLE
FIRE HYDRANT WM(E) WATER/IRRIGATION METER
7.A.c
Packet Pg. 56 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
UNIT
K102
UNIT
K101
UNIT
H102
UNIT
F103
UNIT
F102
UNIT
F101
UNIT
E108
UNIT
E107
UNIT
E106
UNIT
E105
UNIT
E104
UNIT
E103
UNIT
E102
UNIT
E101
UNI
T
D1
0
4
UNI
T
D1
0
3
UNI
T
D1
0
2
UNI
T
D1
0
1
UNI
T
D1
0
5
UNIT
L106
UNIT
M101
UNIT
M102
UNIT
L105
UNIT
L104
UNIT
L103UNIT
L102
UNIT
L101
UNIT
M103
UNIT
C103
UNIT
C102
UNIT
C101
UNIT
C104
UNIT
B103UNIT
B102
UNIT
B101
UNIT
B104
UNIT
A105
UNIT
A104
UNIT
A103
UNIT
A102
UNIT
A101
UNIT
A106
UNIT
H101
UNIT
G102
UNIT
G101
BUILDING H
(2 UNITS)
(E) PROPERTY
LINE
BUILDING A
(6 UNITS)
BUILDING G
(2 UNITS)
BUILDING F
(3 UNITS)
BUILDING L
(6 UNITS)
BUILDING E
(8 UNITS)
BUILDING B
(4 UNITS)
BUILDING D
(5 UNITS)
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) RIGHT
OF WAY
R O Y A L W A Y (PUBLIC)I M P E R I A LD R I V E (PUBLIC)F I L B R OD R I V E (PUBLIC)BUILDING C
(4 UNITS)
BUILDING K
(2 UNITS)
BUILDING M
(3 UNITS)
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
205.8 FF
206.8 FF
206.8 FF
207.20 FF
207.20 FF
207.5 FF
209.0 FF
209.0 FF
209.0 FF
209.0 FF
208.1 FF 208.1 FF 208.1 FF 208.1 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.3 FF
207.3 FF
207.3 FF
207.0 FF
207.0 FF
206.7 FF
205.8 FF
205.8 FF
205.8 FF
206.5 FF
206.5 FF
206.5 FF207.1 FF
207.1 FF
207.1 FF207.1 FF
207.1 FF
207.1 FF
206.0 FF
206.0 FF
206.3 FF
206.3 FF
206.6 FF206.6 FF
206.7 FF
206.7 FF±R39'±R39'±R35'±R35'D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E
(PRIVATE)D R
I
V
E
A
I
S
L
E(PRIVATE)S00° 44' 18"W155.14'N82° 18' 14"E
91.05'
N90° 00' 00"E
124.78'
S66°
0
4
'
5
6
"
E
113.
1
1
'N00° 00' 07"E145.57'S18° 22' 04"E189.72'N82° 18' 14"E
37.03'
R2
0
'R20'R112'R88'R
3
1
'
R
1
2
'
R100'R2'L = 35.91'
R = 112.00'
D = 018° 22' 11"
L = 41.74'
R = 100.00'
D = 023° 55' 04"
N71° 37'
5
6
"
E
6.70'30'±19'±7'24'
DRIVEWAY
2
5
'
D
R
I
V
EW
A
Y
24'DRIVE AISLE24'DRIVE AISLE24'DRIVE AISLE24'
DRIVE A
I
S
L
E
24'
DRIVE AISLE±4'9'18'9'19'9'18'18'15'
5'5'5'5'5'5'5
'
5'
5'
5'
5'5'5'5'5'4'
5'
5'
5'
5'
5'5'5'
5'5'5'
5'5'5'5'5'
5'
5'
16'16'
25'24'24'24'18'18'
18'
18'
18'
18'
18'18'18'18'17'18'18'
18'
18'
18'
18'19'18'18'18'18'18'18'18'18'19'19'18'9'19'18'18'17'18'18'19'18'18'18'18'18'18'18'
18'
18'
19'
19'
19'
19'
19'
19'19'19'19'19'19'19'19'19'19'19'19'20'20'19'
19'
19'
19'
19'
19'
19'
19'
18'
19'
19'
19'
18'9'13'18'24'
DRIVE AISLE
19'19'19'19'19'19'24'22'21'22'
DRIVEWAY
22'
DRIVEWAY
5'
5'
5'5'5'5'D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)5'
C/L ROYAL WAY
30'30'
11.5'18.5'
ROADWAY
18.5'
ROADWAY
11.5'
S/W S/W
ROWROW
PARK PARK
PUE
10'
PUE
60'
ROW
19' DRIVEWAY 24' PRIVATE
DRIVE AISLE
5'
SW
19' DRIVEWAY
ROLLED CURB AND GUTTERROLLED CURB
PROP
BLDG PROP
BLDG
CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Grading Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
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1
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SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C3.0
PRELIMINARY
HORIZONTAL
CONTROL PLAN
4
20 10 015
SCALE: 1" = 20'
20 40
TYPICAL ROYAL WAY SECTION (PUBLIC)
SCALE:1" = 10'
TYPICAL DRIVE AISLE SECTION (PRIVATE)
SCALE: 1" = 10'
7.A.c
Packet Pg. 57 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
UNIT
K102
UNIT
K101
UNIT
H102
UNIT
F103
UNIT
F102
UNIT
F101
UNIT
E108
UNIT
E107
UNIT
E106
UNIT
E105
UNIT
E104
UNIT
E103
UNIT
E102
UNIT
E101
UNI
T
D1
0
4
UNI
T
D1
0
3
UNI
T
D1
0
2
UNI
T
D1
0
1
UNI
T
D1
0
5
UNIT
L106
UNIT
M101
UNIT
M102
UNIT
L105
UNIT
L104
UNIT
L103UNIT
L102
UNIT
L101
UNIT
M103
UNIT
C103
UNIT
C102
UNIT
C101
UNIT
C104
UNIT
B103UNIT
B102
UNIT
B101
UNIT
B104
UNIT
A105
UNIT
A104
UNIT
A103
UNIT
A102
UNIT
A101
UNIT
A106
UNIT
H101
UNIT
G102
UNIT
G101
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMWMWMWMWMWM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMBUILDING H
(2 UNITS)
BUILDING A
(6 UNITS)
BUILDING G
(2 UNITS)
BUILDING F
(3 UNITS)
BUILDING L
(6 UNITS)
BUILDING E
(8 UNITS)
BUILDING B
(4 UNITS)
BUILDING D
(5 UNITS)
BUILDING C
(4 UNITS)
BUILDING K
(2 UNITS)
BUILDING M
(3 UNITS)
205.8 FF
206.8 FF
206.8 FF
207.20 FF
207.20 FF
207.5 FF
209.0 FF
209.0 FF
209.0 FF
209.0 FF
208.1 FF 208.1 FF 208.1 FF 208.1 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.3 FF
207.3 FF
207.3 FF
207.0 FF
207.0 FF
206.7 FF
205.8 FF
205.8 FF
205.8 FF
206.5 FF
206.5 FF
206.5 FF207.1 FF
207.1 FF
207.1 FF207.1 FF
207.1 FF
207.1 FF
206.0 FF
206.0 FF
206.3 FF
206.3 FF
206.6 FF206.6 FF
206.7 FF
206.7 FF
PRIVATE FIRE
HYDRANT
150'150'
15
0
'
150
'
1
5
0
'
PUBLIC FIRE
HYDRANT
PUBLIC FIRE
HYDRANT
PRIVATE FIRE
HYDRANT
PRIVATE FIRE
HYDRANTD R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E
(PRIVATE)D R
I
V
E
A
I
S
L
E(PRIVATE)
R O Y A L W A Y
(PUBLIC)
LEGEND
FRONT LEFT TIRE
FRONT RIGHT TIRE
REAR LEFT TIRE
REAR RIGHT TIRE
TRUCK BODY
6.2'28.5'5.8'
40.5'8.5'CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Fire Circulation Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
2
1
3
4
5
6
7
8
9
10
11
12
SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C4.0
PRELIMINARY FIRE
CIRCULATION PLAN
- CLOCKWISE
5
20 10 015
SCALE: 1" = 20'
20 40
7.A.c
Packet Pg. 58 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
UNIT
K102
UNIT
K101
UNIT
H102
UNIT
F103
UNIT
F102
UNIT
F101
UNIT
E108
UNIT
E107
UNIT
E106
UNIT
E105
UNIT
E104
UNIT
E103
UNIT
E102
UNIT
E101
UNI
T
D1
0
4
UNI
T
D1
0
3
UNI
T
D1
0
2
UNI
T
D1
0
1
UNI
T
D1
0
5
UNIT
L106
UNIT
M101
UNIT
M102
UNIT
L105
UNIT
L104
UNIT
L103UNIT
L102
UNIT
L101
UNIT
M103
UNIT
C103
UNIT
C102
UNIT
C101
UNIT
C104
UNIT
B103UNIT
B102
UNIT
B101
UNIT
B104
UNIT
A105
UNIT
A104
UNIT
A103
UNIT
A102
UNIT
A101
UNIT
A106
UNIT
H101
UNIT
G102
UNIT
G101
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMWMWMWMWMWM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WMWMWMWMWMWMWMWMWMBUILDING H
(2 UNITS)
BUILDING A
(6 UNITS)
BUILDING G
(2 UNITS)
BUILDING F
(3 UNITS)
BUILDING L
(6 UNITS)
BUILDING E
(8 UNITS)
BUILDING B
(4 UNITS)
BUILDING D
(5 UNITS)
BUILDING C
(4 UNITS)
BUILDING K
(2 UNITS)
BUILDING M
(3 UNITS)
205.8 FF
206.8 FF
206.8 FF
207.20 FF
207.20 FF
207.5 FF
209.0 FF
209.0 FF
209.0 FF
209.0 FF
208.1 FF 208.1 FF 208.1 FF 208.1 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.6 FF
207.3 FF
207.3 FF
207.3 FF
207.0 FF
207.0 FF
206.7 FF
205.8 FF
205.8 FF
205.8 FF
206.5 FF
206.5 FF
206.5 FF207.1 FF
207.1 FF
207.1 FF207.1 FF
207.1 FF
207.1 FF
206.0 FF
206.0 FF
206.3 FF
206.3 FF
206.6 FF206.6 FF
206.7 FF
206.7 FF
PRIVATE FIRE
HYDRANT
150'150'
15
0
'
150
'
1
5
0
'
PUBLIC FIRE
HYDRANT
PUBLIC FIRE
HYDRANT
PRIVATE FIRE
HYDRANT
PRIVATE FIRE
HYDRANTD R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E
(PRIVATE)D R
I
V
E
A
I
S
L
E(PRIVATE)
R O Y A L W A Y
(PUBLIC)
LEGEND
FRONT LEFT TIRE
FRONT RIGHT TIRE
REAR LEFT TIRE
REAR RIGHT TIRE
TRUCK BODY
6.2'28.5'5.8'
40.5'8.5'CDS JOB #:
SCALE:
20-088
1" = 20'
DATE:
PREPARED BY:MMM
REVIEWED BY:RDW
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 Prelim Fire Circulation Plan.dwg, June 22, 2022A B C D E F G H I J K L M N O
A B C D E F G H I J K L M N O
2
1
3
4
5
6
7
8
9
10
11
12
SHEET XX OF 6 SHEETSROYAL WAY TOWNHOMESPROJECT NAME:PLANS PREPARED FOR:PROJECT LOCATION:HOCHHAUSER BLATTER122 E ARRELLAGASANTA BARBARA, CA 93101ROYAL WAYGILROY, CA 95020APNS: 799-044-093 TO 098& 109CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS
- NOT FOR
CONSTRUCTION
6/22/2022
C4.1
PRELIMINARY FIRE
CIRCULATION PLAN
- COUNTER
CLOCKWISE
6
20 10 015
SCALE: 1" = 20'
20 40
7.A.c
Packet Pg. 59 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
WMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWMWM' WOOD FENCE6
'6A101A102A103A104A105A106K102
K101 H102 H101 G102
G101
L101 L102 L103 L104 L105 L106 M101
M102
M103
F103
F102
F101
E108
E107
E106
E105
E104
E103
E102
E101
B101 B102 B103 B104 C101 C102 C103 C104 D101
D102
D103
D104
D105
ROYAL WAY
AA
AA
AA
AA
AA
AA
AA
0.2 0.1 0.1
0.3 0.2 0.1
0.5 0.3
1.0 0.8 0.3
1.1 0.9 0.3
1.0 0.8
1.2 1.1 0.6
0.8 0.7 0.3
0.5 0.4
0.2 0.3 0.2
0.1 0.2 0.1
0.1 0.1
0.1 0.1 0.1
0.1 0.1 0.1
0.2 0.2
0.1 0.3 0.3
0.1 0.3 0.5 0.6
0.1 0.1 0.1 0.1 0.5 1.0
0.2 0.2 0.2 0.1 0.1 0.2 0.7 1.1
0.1 0.1 0.1 0.1 0.5 0.6 0.6 0.4 0.2 0.1 0.1 0.3 0.9 0.9
0.1 0.2 0.3 0.4 0.6 0.7 0.7 0.6 0.4 0.3 0.2 0.1 0.2 0.5 0.8 1.1 1.2 0.9 0.4 0.1 0.4 0.9 1.2
0.2 0.3 0.6 1.0 1.2 1.0 1.1 0.8 0.5 0.3 0.2 0.2 0.2 0.4 0.6 1.0 1.1 1.0 1.1 0.8 0.5 0.3 0.2 0.1 0.1 0.2 0.4 0.8 1.2 0.6 0.3 0.7 0.8
1.1 0.8 0.4 0.3 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.7 0.6 0.4 0.3 0.2 0.1 0.1 0.2 0.3 0.5 0.3 0.4 0.4
0.3 0.2 0.1 0.2 0.2 0.2
0.1 0.1 0.1 0.1 0.1
0.1 0.1 0.1 0.1 0.1
0.1 0.1 0.1 0.1 0.1
0.1 0.2 0.1 0.2 0.2
0.2 0.3 0.1 0.3 0.3
0.3 0.5 0.2 0.4 0.6
0.5 0.8 0.2 0.6 1.0
0.6 1.2 0.3 0.9 1.2
0.7 1.0 0.3 1.0 0.7
0.7 1.1 0.3 0.9 1.2
0.5 1.0 0.2 0.7 0.9
0.4 0.6
0.2 0.3
Luminaire Schedule - LED
Project: ROYAL WAY TOWNHOMES - GILROY
Symbol Qty Label Arrangement LLF LLD UDF Luminaire
Lumens
Luminaire
Watts
Description Filename
7 AA Single 0.630 0.900 0.700 2856+/-25+/-LUMEC S55-35W32LED3K-G3-LE2 - 14' POLE (REDUCED 30%)S55-35W32LED3K-G3-LE2.ies
Calculation Summary
Project: ROYAL WAY TOWNHOMES - GILROY
Description CalcType Units Avg Max Min Avg/Min Max/Min
PRIVATE STREET Illuminance Fc 0.44 1.2 0.1 4.40 12.00
AGI32 VERSION 20.1
AGI (C) 2021 LIGHTING ANALYSTS, INC.
10268 W. CENTENNIAL ROAD, SUITE 202
LITTLETON, CO 80127
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *
SALES REPRESENTATIVE: ALR; JOHN BENSON
differences will occur between measured values and calculated values.
lighting calculations. If the real environment conditions do not match the input data,
dimensions, reflectances, furniture and architectural elements significantly affect the
variations. Input data used to generate the attached calculations such as room
measurement techniques and field conditions such as voltage and temperature
tolerances in calculation methods, testing procedures, component performance,
Some differences between measured values and calculated results may occur due to
Calculations have been performed according to IES standards and good practice.
BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: GIACALONE DESIGN SERVICES
PHONE: (510) 638-0158 - FAX (510) 638-2908
OAKLAND, CA 94621
P.O. BOX 2265
7777 PARDEE LANE
ASSOCIATED LIGHTING REPRESENTATIVES, INC
ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE
LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.
LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL
IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED
PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
09.16.20211" = 30'1 OF 1 X
REVSHEETSCALE
PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
ROYAL WAY TOWNHOMES
CITY OF GILROY
19324BEN.DWG / 19324BEN.A32
7.A.c
Packet Pg. 60 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
DWUP
36"0,92M
379 SF 1ST FLOOR
858 SF 1ST FLOOR
411 SF 1ST FLOOR
410 SF 1ST FLOOR
644 SF 1ST FLOOR
410 SF 1ST FLOOR
644 SF
TOWN
HOUSE
TYP. A
39
LLLLLLLLLLLLLLLLLLLLLLLL
ROYAL WAY
GILROY HIGH SCHOOLCARNADERO CREEK
401
402
403
404
15", 13"
25"
28"0
15"
18"
10", 10"
27"
16", 13", 13', 11"
16"16"0
424
425
427
428
430431
16"0
432
16"
426
LEGEND
Indicates tree number as referenced in Arborist Report
Tree To Remain: Preserve And Protect. See Tree Protection Notes
Tree To Be Removed: See Tree Protection Notes
Tree To Be Moved or Removed: Heritage Tree or Protected Tree
Existing Trees to Remain: Preserve and Protect
8"0
12"0
1
EXISTING TREE SUMMARY
Tree #:Tree Name:DBH:Heritage Tree:Protected:Status:
401 Fraxinus uhdei 15", 13"No No Remove
402 Olea europea 25"No No Move or
Remove
403 Koelreuteria bipinnata 28"No No Remove
404 Quercus lobata 15"No Yes Offsite
Preserve
424 Quercus lobata 18"No Yes Remove
425 Quercus lobata 10",10"No No Remove
426 Quercus agrifolia 16"No Yes Remove
427 Olea europea 27"No No Move or
Remove
428 Olea europea 16",13",
13",11"No No Move or
Remove
430 Juglans regia 16"No No Remove
431 Fraxinus uhdei 16"No No Remove
432 Juglans regia 30"No No Remove
23"0
F:\PRODUCTION\Projects\2021\21.005\CAD\21005_L-1.0 Tree Removal.dwg 4/26/202230 0 30 60
Tree Removal
& Protection Plan
L-1.0
ARBORISTS REPORT: TREE PROTECTION NOTES
Arborwell Report - March 14, 2022
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
7.A.c
Packet Pg. 61 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
DWUP
36
"0,92M
ROYAL WAY
GILROY HIGH SCHOOLCARNADERO CREEK
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* WATER USE CATEGORY (WUC) KEY
WUCOLS Region Applicable to this Project: REGION 1
H = High; M = Moderate; L = Low; VL = Very Low; NL = Species Not Listed
* from: Water Use Classification of Landscape Species,
A Guide to the Water Needs of Landscape Plants (WUCOLS)
Revised 2014, University of California Cooperative Extension, L.R. Costello, K.S. Jones
PLANT LEGEND
*WUC CODE BOTANICAL NAME COMMON NAME SIZE CHARACTER QTY.
Shade Trees
L Pc Pistacia chinensis 'Keith Davey'Keith Davey Chinese Pistache 24" Box STANDARD 28
L Pr Platanus racemosa California Sycamore 24" Box STANDARD 10
L Up Ulmus parvifolia Chinese Elm 24" Box STANDARD 33
Ornamental Trees
L Au Arbutus unedo Strawberry Tree 15 Gal.STANDARD 20
L Co Cercis occidentalis Western Redbud 15 Gal.STANDARD 7
L Ct Chitalpa tashkentensis Chitalpa 15 Gal.STANDARD 13
Shrubs
M As Asparagus densiflorus 'Myers'Myers Asparagus 1 Gal.@ 36" O.C.137
L Cs Cistus spp.Rockrose 5 Gal.@ 48" O.C.87
L Db Dietes bicolor Fortnight Lily 1 Gal.@ 36" O.C.289
L Dv Dodonaea viscosa Green Hopseed Bush 5 Gal.@ 120" O.C.5
L Ek Erigeron karvinskianus Santa Barbara Daisy 1 Gal.@ 48" O.C.59
L Ha Heteromeles arbutifolia Toyon 5 Gal.@ 72" O.C.19
L Ls Lavandula spp.Lavender 1 Gal.@ 30" O.C.591
L Lm Lomondra longifolia Dwarf Mat Rush 1 Gal.@ 36" O.C.118
L Lc Loropetalum chinense Fringe Flower 5 Gal.@ 72" O.C.17
L Mr Muhlenbergia rigens Deergrass 1 Gal.@ 48" O.C.183
L Ps Phormium spp New Zealand Flax 1 Gal.@ 48" O.C.90
L Pt Pittosporum tobira Japanese Pittosporum 5 Gal.@ 48" O.C.49
L Rc Rhamnus californica 'Eve Case'Eve Case Coffeeberry 5 Gal.@ 48" O.C.81
L Ru Rhaphiolepis umbellata 'Minor'Dwarf Yeddo Hawthorn 1 Gal.@ 36" O.C.141
L Rm Romneya coulteri Matilija Poppy 5 Gal.@ 72" O.C.10
L Sa Salvia leucantha Mexican Sage 5 Gal.@ 48" O.C.61
M Wf Woodwardia fimbriata Giant Chain Fern 5 Gal.@ 72" O.C.13
Groundcover
L Bp Baccharis pilularis Coyote Bush 5 Gal.@ 72" O.C.81
L Carex divulsa Berkeley Sedge 1 Gal.@ 24" O.C.124
L
Crushed Rock 752 SF
PLANTING NOTES
1.The project Geotechnical Report recommends over excavation to remove twelve (12)
inches of site soil for new construction (see report excerpt). Given that the site will
largely be imported soil, BFS will specify a soils and amendment horticultural test for
approval prior to any planting.
2.Mulch: Chipped wood to contain less than 1% foreign matter including soil, weeds,
seeds, etc. by dry weight at three (3) inch depth.
30 0 30 60
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
F:\PRODUCTION\Projects\2021\21.005\CAD\21005_L-2.0 Const-Planting.dwg 4/26/2022Landscape Site Plan
L-2.0
GEOTECH REPORT: SOIL PREPARATION AND GRADING RECOMMENDATIONS
Earth Systems Pacific - June 7, 2013
7.A.c
Packet Pg. 62 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
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Lm
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Cs
Cs
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Sa
Lm
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LmLmLm
Lm
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Lm
Lm
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Lm
Lm
Lm
Lm
Lm
Lm Sa
Sa
Sa
Db
Db
CONCRETE SEATWALL: SEE /L-2.14
Ps Ps
Ps
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Mr
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Mr
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MrMrMrMr
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Mr Mr
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Mr Mr Mr Mr Mr
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Mr
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Db
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Rc
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Ha Ha
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Ha Ha HaHaDv Dv
Mr Dv Dv
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Ls
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Ls
Ls
Ls
Up
Co
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CONCRETE SEAT WALL: INTEGRAL
COLOR, EXPOSED SMOOTH FORM
FINISH. SEE SPECS. EXPOSED EDGES
RADIUSED 1/2", TYP.
FINISH GRADE AT PAVING
CONCRETE FOOTING: SEE SPECS
FG1'-6"18"
REBAR: #4 VERTICAL 24" O.C.
REBAR: #4 HORIZONTAL 9" O.C., CONT.
AGGREGATE BASE: COMPACTED TO MIN.
95% RELATIVE COMPACTION. SEE SPECS
SUBGRADE: UPPER 6" SCARIFIED &
COMPACTED TO MIN. 95% RELATIVE
COMPACTION. SEE SPECS1'-6"3'-0"3"3"3"3"MIN MIN
MINMIN4 1" = 1'-0"
Concrete Seat Wall 36"0,92MSaSaSaSaSaSaSaSaDbDbDbDbDbDbDbDbDbDbDbCsCsCsCsCsCsCsPsPsPsSaSaSaDbDbDbDbDbDbDbDbDbDbLmLmLmLmLmLmLmLmLmLmLmLmLmLmSaSaSaPsPsPsPsRuRuRuLsLsLsLsLsLsLsLsLsEkEkEkLsLsBpUpPcAuPcPcPcAuCsCsCsPsPs10 0 10 20
1 1"=10'-0"
Picnic Area Enlargement: 4,151 sf
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
F:\PRODUCTION\Projects\2021\21.005\CAD\21005_L-2.0 Const-Planting.dwg 4/26/2022Construction &
Planting
Enlargement Plan
L-2.1
3 1" = 10'-0"
Gazebo Area Enlargement: 1,533 sf
2 1"=10'-0"
Playground Enlargement: 2,463 sf
10 0 10 20
10 0 10 20
7.A.c
Packet Pg. 63 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
Plant Images
L-2.2
DIETES BICOLORCISTUS SALVIFOLIUS
ERIGERON KARVINSKIANUS LAVANDULA SPP.
PISTACIA CHINENSIS 'KEITH DAVEY'ARBUTUS UNEDO CHITALPA TASHKENTENSIS PLATANUS RACEMOSA
ULMUS PARVIFOLIA
CERCIS OCCIDENTALIS
ASPARAGUS DENSIFLORUS
DODONAEA VISCOSA HETEROMELES ARBUTIFOLIA
7.A.c
Packet Pg. 64 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
Plant Images
L-2.3
RHAPHIOLEPSIS UMBELLATA 'MINOR'RHAMNUS CALIFORNICA
PHORMIUM SPP.MUHLENBERGIA RIGENS
ROMNEYA COULTERI
LOMANDRA LONGIFOLIA LOROPETALUM CHINENSE
PITTOSPORUM TOBIRA
SALVIA LEUCANTHA WOODWARDIA FIMBRIATA CAREX DIVULSA BACCHARIS PILULARIS
7.A.c
Packet Pg. 65 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
DWUP
36
"
0
,92M
ROYAL WAY
GILROY HIGH SCHOOLCARNADERO CREEK
HYDROZONE 9 & 10
RESIDENTIAL BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
HYDROZONE 1 & 2
GAZEBO AREA
HYDROZONE 1 & 2
GAZEBO AREA
HYDROZONE 5 & 6
PLAY AREA
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREASHYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 7 & 8
COMMON AREAS
HYDROZONE 9 & 10
RESIDENTIAL
BACKYARDS
IRRIGATION NOTES
1.THE IRRIGATION DESIGN WILL COMPLY WITH THE MODEL WATER EFFICIENT
LANDSCAPE ORDINANCE (MWELO) AND LOCAL ORDINANCES
2.THE DESIGN WILL INCLUDE A SEPARATE METERED POINT OF CONNECTION
WITH A BACKFLOW DEVICE
3.THE CONTROLLER WILL BE WILL HAVE A MASTER VALVE AND FLOW SENSOR
FOR MANAGING FLOW
4.THE CONTROLLER WILL UTILIZE EVAPOTRANSPIRATION DATA FOR MANAGING
RUN TIMES
5.THE CONTROLLER WILL UTILIZE EVAPOTRANSPIRATION DATA FOR MANAGING
RUN TIMES
6.THE SYSTEM WILL BE DESIGNED TO PREVENT RUNOFF
7.THE SYSTEM WILL BE DESIGNED BY GROUPING PLANTS OF SIMILAR WATER
USE TOGETHER INTO HYDROZONES
8.IRRIGATION DISTRIBUTION WILL BE THROUGH HIGH EFFICIENCY/LOW VOLUME
SPRAY HEADS, DRIP EMITTERS OR SUBSURFACE DRIP TUBING
9.SELECT AREAS OF NATIVE PLANTS TO BE IRRIGATED WITH TEMPORARY
IRRIGATION; IRRIGATION TO BE REMOVED ONCE THOSE PLANTS ARE
ESTABLISHED
30 0 30 60
ROYAL WAY
TOWNHOMES
GILROY, CA
HOCHHAUSER BLATTER
ARCHITECTURE AND PLANNING
SHEET NO:
SHEET NAME:
PROJECT NO:
DATE:
SCALE:
DRAWN | CHECKED:
REVISIONS:
PROJECT:
NO.DESCRIPTIONDATE
ISSUANCE:
PLANNING SUBMITTAL
JB/LF
AS SHOWN
04/26/2022
21.005
F:\PRODUCTION\Projects\2021\21.005\CAD\21005_L-3.0 Irrigation.dwg 4/26/2022Irrigation Plan
L-3.0
GEOTECH REPORT: SITE SOILS
QUANTUM GEOTECHNICAL INC. - August 13, 2021
7.A.c
Packet Pg. 66 Attachment: Civil and Landscape Plans (3981 : Royal Way Townhomes)
BUILDING H
(2 UNITS)
(E) PROPERTY
LINE
BUILDING A
(6 UNITS)
BUILDING G
(2 UNITS)
BUILDING F
(3 UNITS)
BUILDING L
(6 UNITS)
BUILDING E
(8 UNITS)
BUILDING B
(4 UNITS)
BUILDING D
(5 UNITS)(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) PROPERTY
LINE
(E) RIGHT
OF WAY
R O Y A L W A Y
(PUBLIC)I M P E R I A L D R I V E(PUBLIC)F I L B R O D R I V E(PUBLIC)BUILDING C
(4 UNITS)
BUILDING K
(2 UNITS)
BUILDING M
(3 UNITS)
(E) PROPERTY
LINE60.0'RIGHT OF WAY30.0'30.0'10.0'PUE20.0'BUILDINGSETBACKPERTR 6251TO BEREMOVEDROYAL WAY
CENTERLINE
FILBRO DRIVE
CENTERLINE IMPERIAL DRIVE
CENTERLINE
(E) RIGHT
OF WAY
TR 6251 BUILDING
SETBACK TO BE
REMOVED
PUE
PUE
PARCEL 1
3.36 ACRES
S89° 14' 46"E
81.16'
S88° 00' 41"E
80.03'
S
4
6
°
2
5
'
5
4
"
E
1
1
1
.
6
7
'
S89° 17' 37"E 162.45'S00° 45' 02"W287.75'L = 15.50'
R = 20.00'
D = 044° 24' 55"
L = 15.50'
R = 20.00'
D = 044° 24' 55"
L =106.56'R =50.00'
D
=122°06'30"
L =7 9 .9 1 '
R =5 0 .0 0 '
D =091°3 4 '0 1 "
L = 11.86'
R = 50.00'
D = 013° 35' 21"S34° 30' 33"W34.22'S14° 23' 25"W42.88'S18° 21' 53"E20.80'S18° 21' 53"E121.64'S25°
22
'
57"E63.23
'
N89° 17' 49"W
117.48'
N
5
1
°
3
0
'
3
4
"
W
72
.
2
0
'
N
4
5
°
5
3
'
1
8
"W
5
7
.
2
4
'
N
4
9
°
3
9
'
3
8
"W
3
7
.
1
8
'
N
5
1
°
3
0
'
3
4
"
W
25
.
0
3
'
N70°
0
5
'
2
6
"
W
56.1
3
'
N86° 50' 13"W
57.39'
S88° 08' 35"W
60.80'
S81° 44' 18"W
82.03'
S84° 33' 14"W
46.79'
N72° 37' 02"W
18.90'
L = 15.12'
R = 225.01'
D = 003° 51' 01"
L = 55.27'
R = 225.01'
D = 014° 04' 30"
N80° 24' 29"W
13.49'
N89° 17' 37"W
N89° 17' 37"W
APPROX TOE LEVEE
APPROX LEVEE SETBACK
25'EXIST FLOOD AND
DRAINAGE EASEMENT
EXIST WATER
PIPELINE EASEMENT
EXIST TEMPORARY
CONSTRUCTION EASEMENT
TR 6251 BUILDING
SETBACK TO BE
REMOVED
D R I V E A I S L E
(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)D R
I
V
E
A
I
S
L
E(PRIVATE)D R I V E A I S L E(PRIVATE)D R I V E A I S L E(PRIVATE)10.0'
PROPOSED
WATER
ESMT
10.0'PROPOSEDWATERESMT10.0'
PROPOSED
WATER
ESMT
10.0'
PROPOS
E
D
WATER
ESMT10.0'PROPOSEDWATERESMT30 15 0
SCALE: 1" = 30'
30 60
VESTING TENTATIVE PARCEL MAP NO. 21-04
FOR CONDOMINIUM PURPOSES
SHEET 1 OF 1
BENCHMARK:
THE BENCHMARK FOR THIS PROJECT BGS PID HS 5172 WITH AN ELEVATION OF
208.83 (NAVD 1988).
BASIS OF BEARINGS:
THE BASIS OF BEARINGS FOR THIS PROJECT IS N.A.D. 1983 NOR. CAL. SMART NET
(JANUARY 2016), CALIFORNIA COORDINATE SYSTEM ZONE 3.
ORIGIN OF SURVEY INFORMATION:
THE TOPOGRAPHIC INFORMATION SHOWN IN THESE DRAWINGS AND USED TO
DESIGN THE INFORMATION SHOWN ON THESE DRAWINGS WAS PERFORMED AND
PREPARED BY MID COAST ENGINEERS ON FEBRUARY 8, 2016.
SURVEY NOTES
UTILITY INFORMATION
ELECTRICITY/GAS: PG&E
TELEPHONE: VERIZON/AT&T/CHARTER
WATER/SEWER:CITY OF GILROY
TRASH SERVICE:RECOLOGY SOUTH COUNTY
PROJECT INFORMATION
ZONING: HIGH DENSITY RESIDENTIAL
APNS: 799-044-093, 799-044-094, 799-044-095,
799-044-096, 799-044-097, 799-044-098,
799-044-109,
FLOOD ZONE: ZONE X
EXISTING USE:VACANT LAND (DEMOLISHED RESIDENTIAL)
PROPOSED USE: TOWNHOMES
EXISTING PARCELS:7
PROPOSED PARCELS:1
SITE AREA: 3.37 AC (146,707 SQUARE FEET)
PROPERTY OWNER: TMP ROYAL WAY, LLC
5671 SANTA TERESA BOULEVARD, SUITE 200
SAN JOSE, CA 95123
408.960.8010
AGENCY:CITY OF GILROY
7351 ROSANNA STREET
GILROY, CA 95020
ARCHITECT:HOCHHAUSER BLATTER
122 EAST ARRELLAGA
SANTA BARBARA, CA 93101
805.962.2746
CIVIL ENGINEER: CIVIL DESIGN STUDIO, INC.
ROBERT WINSLOW, P.E., QSD
P.O. BOX 199
CAMBRIA, CA 93428
805.706.0401
GEOTECHNICAL ENGINEER: EARTH SYSTEMS PACIFIC
500 PARK CENTER DRIVE
HOLLISTER, CA 95023
831.637.2133
SURVEYOR:MID COAST ENGINEERS
70 PENNY LANE, SUITE A
WATSONVILLE, CA 95076
931.724.2580
CIVIL ENGINEERING PLANNING PERMITTING
CIVIL DESIGN STUDIO
P.O. Box 199 | Cambria | CA 93428
805.706.0401 www.civil-studio.com
PROJECT PARTICIPANTS
6TH ST
R
E
E
T
10TH S
T
R
E
E
T
MONTEREY ROADHIGHWAY 101LUCH
E
S
S
A
A
V
E
N
U
E
PROJECT
LOCATION
VICINITY MAP
NOT TO SCALE
I, ROBERT WINSLOW, 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, EARTH SYSTEMS PACIFIC,
TITLED "GEOTECHNICAL ENGINEERING REPORT, ROYAL WAY DEVELOPMENT, ROYAL
WAY, GILROY, CALIFORNIA (EARTH SYSTEMS PACIFIC FILE NO. SH-12015-SB)" AND
DATED JUNE 7, 2013.
THIS VESTING TENTATIVE MAP IS BASED ON A SURVEY/ALTA PERFORMED BY MID
COAST ENGINEERS DATED FEBRUARY 8, 2016, AND REVISED SEPTEMBER 2, 2021. SEE
AFOREMENTIONED ALTA SURVEY FOR EXISTING CONDITIONS AND LOT
CONFIGURATION.
NOTES
Z:\Shared\CDS Data\Active Jobs\20-088 Royal Way Apartments\_Project\1_Prelim Docs\20-088 TPM.dwg, June 22, 2022DATE: 6/22/2022
7.A.d
Packet Pg. 67 Attachment: Vesting Tentative Map Sheet (3981 : Royal Way Townhomes)
7.A.e
Packet Pg. 68 Attachment: Street Name Exhibit (3981 : Royal Way Townhomes)
RESOLUTION NO. 2022-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE
CHANGE Z 21-05, AMENDMENT FROM R3 TO R3-PUD TO APPROVE A 45
UNIT TOWNHOME DEVELOPMENT ON 3.37 ACRES AT ROYAL WAY, APN
799-44-93, 94, 95, 96, 97, 98, 101, 109 & 110, GILROY, CA 95020.
WHEREAS, on October 4, 2021, Michael Cady, Third Millennium Partners and property
owner Paul Sanders, TMP Royal Way, LLC filed an application requesting architectural and site
review, tentative map, and planned unit development rezoning to permit a 45 unit townhome
project on the subject 3.37 acre vacant in-fill site located on Royal Way and the Uvas Creek Trail;
and
WHEREAS, on July 9, 2022, the application submittal was accepted as complete; and
WHEREAS, the project has been reviewed and determined to qualify for an infill
exemption pursuant to the provisions of the California Environmental Quality Act (CEQA); and
WHEREAS, pursuant to Gilroy City Code Section 30.26.50 and Section 30.50.50, the
Planning Commission and City Council must approve the planned unit development (PUD)
rezoning request and a planned development permit prior to development under the PUD overlay;
and
WHEREAS, the Planning Commission of the City of Gilroy has concurrently reviewed
architectural and site plan review application AS 21-17, which serves as the approved PUD
development plan, to assure that quality design elements and public amenities are included as
required for development within the PUD overlay; and
WHEREAS, the Planning Commission of the City of Gilroy has concurrently reviewed the
vesting tentative map application TM 21-04, as necessary to subdivide the property into individual
townhome lots for sale consistent with the PUD rezoning and development plan approvals; and
WHEREAS, on October 6, 2022, the Planning Commission of the City of Gilroy held a duly
noticed public hearing on the project, independently considered the environmental determination,
considered the Planned Unit Development request (Z 20-06) in accordance with the Gilroy Zoning
Ordinance, staff report, and all evidence received including written and oral public testimony; 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; and
WHEREAS, the Planning Commission of the City of Gilroy has determined that the project
qualifies for an infill exemption under the California Environmental Quality Act, pursuant to section
15332 of the CEQA Guidelines, and no further environmental analysis is required, as follows:
7.A.f
Packet Pg. 69 Attachment: Z 21-05 PC Resolution (3981 : Royal Way Townhomes)
Resolution No. 2022-__
Page 2
i) The project is consistent with the applicable general plan medium density land use
designation, all applicable general plan policies that promote attached medium density
development of the site as proposed, and CEQA Guidelines Section 15183 that states the no
additional environmental review is for a project consistent with the general plan where there
are no particular project-specific significant effects.
ii) The project is substantially consistent with the base R3 zoning designation and regulations,
with flexibility to the zoning standards that have been considered and approved through the
PUD overlay process in order to permit attached townhome development consistent with the
General Plan.
iii) The proposed development occurs within city limits on a project site of no more than five
acres which is substantially surrounded by urban uses.
iv) The site has no value as habitat for endangered, rare or threatened species.
v) Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality and proposes development anticipated by the General Plan and
General Plan EIR.
vi) The site can be adequately served by all required utilities and public services which ae
available at the street frontage.
vii) There are no significant effects peculiar to this site which is a vacant infill site that was
previously approved for residential development and has no unique constraints or habitat
conditions.
WHEREAS, the Planning Commission of the City of Gilroy has determined that the following
findings are supported, as necessary pursuant to Chapter 30.26 and Article LII, for establishment of
the Planned Unit Development overlay combining district:
i) The R3PUD overlay conforms to the applicable Gilroy General Plan in that it promotes
attached medium density residential development at 13.35 units per acre, consistent with the
Medium Density Residential land use density of 8 to 20 units per acre.
ii) The PUD overlay amendment is necessary in order to carry out the applicable general plan
goals and policies in that it would provide an attached housing ownership option that
complies with applicable multi-family objective design standards, provides a type of
development that would integrate well within the existing neighborhood which contains a
mixture of multi-family and single family development, and meets the medium density
general plan land use density established for the site.
iii) The PUD overlay amendment is necessary in order to carry out the general purpose of the
Zoning Ordinance in that it would promote development of high quality, medium density,
ownership housing options within the City.
iv) As required by the overlay combining district, Architectural and Site Review Permit AS 21-
17 has been submitted and considered concurrently as the PUD development plan for this
PUD zoning amendment.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Gilroy hereby recommends to the City Council approval of Z 21-05, amending Assessor Parcel No’s
799-44-93, 94, 95, 96, 97, 98, 101, 109 and 110 from the R3 to the R3-PUD zone district, for the
Royal Way Townhomes project, subject to the development as proposed by the concurrent and related
7.A.f
Packet Pg. 70 Attachment: Z 21-05 PC Resolution (3981 : Royal Way Townhomes)
Resolution No. 2022-__
Page 3
site development plan applications AS 21-17 and TM 21-04, or as otherwise permitted under the R3
base zoning district standards should these related entitlements expire.
PASSED AND ADOPTED this 6th day of October by the following roll call vote:
AYES:
NOES:
ABSENT:
ATTEST: APPROVED:
_________________________________ __________________________________
Sharon Goei, Secretary Manny Bhandal, Chairperson
7.A.f
Packet Pg. 71 Attachment: Z 21-05 PC Resolution (3981 : Royal Way Townhomes)
1
RESOLUTION NO. 2022-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
ARCHITECTRUAL AND SITE REVIEW PERMIT AS 21-17 TO APPROVE A 45
UNIT TOWNHOME PLANNED DEVELOPMENT ON 3.37 ACRES AT ROYAL
WAY, APN 799-44-93, 94, 95, 96, 97, 98, 101, 109 & 110, GILROY, CA 95020.
WHEREAS, on October 4, 2021, Michael Cady, Third Millennium Partners and property
owner Paul Sanders, TMP Royal Way, LLC filed an application requesting architectural and site
review, tentative map, and planned unit development rezoning to permit a 45 unit townhome
project on the subject 3.37 acre vacant in-fill site located on Royal Way and the Uvas Creek Trail;
and
WHEREAS, on July 9, 2022, the application submittal was accepted as complete; and
WHEREAS, the Planning Commission of the City of Gilroy has determined that the
project qualifies for an infill exemption under the California Environmental Quality Act, pursuant
to section 15332 of the CEQA Guidelines, and no further environmental analysis is required; and
WHEREAS, pursuant to Gilroy City Code Section 30.50.40 and Section 30.50.50, the
Planning Commission must recommend and City Council must approve a planned development
permit prior to development under the PUD overlay, and approve the site and building design for
medium density housing; and
WHEREAS, the Planning Commission of the City of Gilroy has reviewed the PUD zoning
amendment Z 21-05 by separate resolution, to assure that quality design elements and public
amenities are included as required for development within the PUD overlay; and
WHEREAS, the Planning Commission of the City of Gilroy has concurrently reviewed the
vesting tentative map application TM 21-04, as necessary to subdivide the property into individual
townhome lots for sale consistent with the PUD rezoning and development plan approvals; and
WHEREAS, on October 6, 2022, the Planning Commission of the City of Gilroy held a duly
noticed public hearing on the project, independently considered the environmental determination and
the zoning and land use entitlements in accordance with the Gilroy Zoning Ordinance, considered the
staff report, and all evidence received including written and oral public testimony; 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; and
7.A.g
Packet Pg. 72 Attachment: AS 21-17 PC Resolution (3981 : Royal Way Townhomes)
Resolution No. 2022-__
Page 2
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the City Council ________ , based upon the following findings
and subject to the conditions attached hereto as Exhibit A.
FINDINGS
i.) The findings required under Section 30.50.50 for approval of AS 21-17 PUD development
plan are satisfied as follows:
a. Conforms to the Gilroy general plan in terms of general location and standards of
development in that it proposes attached housing at 13.35 units per net acre which
complies with the medium density residential range of 8 to 20 units per net acre, and
the housing will integrate with the existing neighborhood which is primarily
comprised of two story multi-family and single-family homes.
b. Provide the type of development which will fill a specific need of the surrounding
area, in that it promotes additional home ownership opportunities within the City as an
option to the more predominant single family housing supply.
c. Not require urban services beyond those which are currently available at Royal Way
to serve the infill development site.
d. Provide a harmonious, integrated plan for an attached housing product that will
integrate with the neighborhood, implement the desired density, and provide desired
amenities, which justifies the few minor exceptions requested for exterior boundary
side yard and front yard setbacks to the normal requirements of the R3 zoning district.
e. Reflect an economical and efficient pattern of site development by providing a mix of
two and 3 bedroom units approximately 1200 to 1300 square feet in size that comply
with density, open space, landscaping, parking and height standards and integrate with
the neighborhood development pattern.
f. Include greater provisions for landscaping and open space than would generally be
required in that the project includes private yard areas for each home exceeding the
150 square foot minimum, minimum patio, porch and balcony areas that exceed the
48 square foot area, active and passive recreation areas that significantly exceed the
1200 sf combined total required, and landscaping and maintenance of property on the
Gilroy High School would be included to ensure the area would be visible and
attractive.
g. Utilize creative, aesthetic design principles to create attractive buildings, open space
and site design to blend with the character of surrounding areas in that the project
includes stepbacks and setbacks from adjacent residences with perimeter walkways to
provide for increased privacy and open space between the adjoining units, and
attractive buildings that would face the Uvas Creek Trail and Royal Way frontage so
that the buildings do not back onto public space.
h. Not create traffic congestion, noise, odor, or other adverse effects on surrounding
areas, as the project consists of a small infill development in an existing residential
neighborhood that would not generate a significant or unusual number of vehicle trips.
i. Provide adequate access, parking, landscaping, trash areas and storage, as necessary
as these features have been planned for an integrated into the plan in compliance with
standards.
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Page 3
j. Include art as an additional public amenity consistent with the intent of the PUD
overlay district as well as the City of Gilroy Multifamily Objective Design Standards.
ii.) The findings required under Section 30.50.40 for approval of AS 21-17 site and building
design are satisfied as follows:
a. The medium density development is in accordance with the general plan land use
designation and applicable policies as discussed in finding i) a above.
b. The land use is in harmony with the surrounding environment as the size, placement,
orientation and design of homes would compatible with the type and scale of existing
development in the neighborhood which includes two story single and multifamily
development, units face onto public areas and open spaces, the buildings and
landscaping details provide detailed architecture and dense landscaping with trees,
and the project will promote private home ownership in the area.
c. The project has been reviewed to ensure traffic, signs, site development, landscaping,
drainage, fire protection and environmental impacts were adequately evaluated by all
departments and the project meets or exceeds the standards as discussed in the
detailed project staff report.
d. Conditions have been included as part of the approval to ensure construction of the
project including landscaping, trash areas, lighting, screening design quality will be
maintained and remain covered by these findings.
PASSED AND ADOPTED this ___ day of ____ by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: APPROVED:
_________________________________ __________________________________
Sharon Goei, Secretary Manny Bhandal, Chairperson
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ATTACHMENT A
STANDARD CONDITIONS OF APPROVAL
AS 21-17
100. 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
PLANNING CONDITIONS
The following GENERAL conditions authorize specific terms of the project
ENTITLEMENT(S).
1. APPROVED PROJECT: The approval for AS 21-17 is granted to construct 45 two
story townhomes in 11 buildings with associated parking, landscaping, amenities
and site improvements located on the 3.37 acres of land at Assessor Parcel No.
799-44-93, 94, 95, 96, 97, 98, 101, 109 & 110,as shown on Project Plans dated
4/26/22 3rd planning submittal for Royal Way Townhomes prepared by Hochhauser
Blatter Architecture and Planning, BFS Landscape Architects and Civil Design
Studio, and consisting of 49 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 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 shall be concurrent
with the Vesting Tentative Map TM 21-04. If building permits have not been
obtained within 12 months after the Final Map is recorded, the approval shall be
deemed automatically revoked. Upon application, an extension of time may be
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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.
3. RELATED ENTITLEMENTS: This entitlement represents the approved
development plan for Z 21-05, R3-PUD rezoning. Subdivision of the site into
individual townhomes may be permitted consistent with approval TM 21-04.
4. COMPLIANCE WITH CONDITIONS: If Developer, owner or tenant fails to comply
with any of the conditions of this permit, the Developer, owner or tenant shall be
subject to permit revocation or enforcement actions pursuant to the City Code. All
costs associated with any such actions shall be the responsibility of Developer,
owner or tenant.
5. 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.
6. 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.
7. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a
single-phase unless a phased construction project schedule is approved by the
Community Development Director or designee.
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. 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.
9. 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
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and the architectural plans, the architectural plans shall take precedence, and
revised structural drawings shall be submitted to the Building Division.
10. 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.
11. SUBSEQUENT ENTITLEMENTS: Developer shall obtain necessary permits prior
to initiating any new construction or modifications authorized under this approval,
including but not limited to temporary construction trailers, temporary staging
areas, model home sales offices, advertising signs of any kind, exterior and interior
modifications. Developer shall pay all requisite fees in effect at the time of plan
submittal and/or issuance, as applicable.
12. OTHER REVIEW AGENCIES: This project requires review and approval by
outside agencies including, but not limited to [REVIEWING AGENCIES]. Proof of
approval from these agencies may be required prior to building permit issuance,
inspections, or prior to Certificate of Occupancy.
13. HABITAT PERMIT: Concurrent with or prior to an application for a grading permit,
Developer shall obtain a Habitat Permit HP 21-13 and pay all applicable mitigation
fees. (See 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.
14. WINDOWS: 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. GARAGE DOORS: Developer shall provide automatic garage door openers for all
garages. All garage entries closer than 23 feet to the front property line shall be
equipped with a sectional roll-up garage door.
16. FENCES AND WALLS: All fencing and walls are to be shown on construction
drawings submitted for building permit, consistent with the details shown on sheet
A 4.5.
17. BICYCLE RACKS OR STORAGE: Developer shall provide “inverted U,” or
equivalent short term bicycle racks as shown on detail 2 sheet A 4.5. Racks on
bicycle pads shall be located along public walkways near each building as shown
on sheet A1.1.
18. REFUSE STORAGE: Developer shall provide a level pad adjacent to the street for
each unit to place receptacles for trash service pickup service, and storage space
shall be maintained in the garage for placement of the bins during the rest of the
week (as shown on approved plans).
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19. SCREENING OF APPERTUNANCES: Developer shall 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. Ground 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. 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. RAIN GUTTERS AND DOWNSPOUTS: Developer shall install all roof and building
rain gutters and downspouts, vents, and flashing to integrate as closely as possible
with building design elements, including matching the color of the adjacent surface.
22. ADDRESS DIRECTORIES: Address directories shall be placed in decorative
cabinets and clustered for efficient access by residents and service persons, etc.
23. PLAY STRUCTURE: Provisions for a children’s play yard, including appropriate
equipment, shall be included on the landscape plans to be approved by the
Community Development Director or designee, and installed prior to any
occupancy. The provisions of such facilities and their location must be included in
sales information to prospective buyers.
24. LIGHTING PLAN: Developer shall submit a lighting plan with the application for
building permit. This plan should include photometric contours, manufacturer’s
specifications on the fixtures, and mounting heights. Parking lot and exterior light
fixtures shall be full cutoff type so that lighting is directed downward only,
minimizing glare and light pollution, and shall not cast light on any adjacent
property or roadway. Developer shall recess or conceal any under-canopy lighting
elements so they are not directly visible from any public area. The lighting plan
must be approved by the Community Development Director or designee.
25. LANDSCAPE AND LIGHTING PLAN: A combined landscape and lighting plan
shall be included to verify all project onsite lighting shall be of a type and in a
location that does not constitute a hazard to vehicular traffic, either on private
property or on public property, including streets. Such lighting shall not conflict with
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drainage plans, landscape plans, tree locations, parking spaces, or any other such
land use concerns.
26. LANDSCAPING: 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, which substantially
comply with approved plans except as conditioned herein.
27. 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).
28. INVASIVE PLANT SPECIES: Developer shall not include any invasive plant
species, such as those listed by the California Invasive Plant Council.
29. 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.
30. 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).
31. TREE SPECIES: Olive tree species shall be replaced with a less invasive tree, to
avoid seedlings entering the creek channel.
32. TREE LOCATIONS: Trees shall be removed from the Valley Water pipeline
easement. This potentially impacts three trees located behind Building D and the
recreation lot.
33. PLANNED UNIT DEVELOPMENT AMENITIES: In compliance with the Planned
Unit Development Combining District (City Code 30.26), the Developer is required
to provide a higher standard of amenities than a standard development. The
Developer has proposed to landscape unused property on the adjacent high school
site, provide increased active and passive recreation and open space areas in the
complex, and a location for public art near the community gazebo. Final details of
the amenities must be reviewed and approved during building permit review and
completed prior to occupancy of the first unit.
34. PUBLIC ART: Prior to issuance of building permits, submit a process, timetable,
and evidence of commitment acceptable to the City to ensure installation of a
suitable, significant piece of public-oriented sculpture or similar public art
installation prior to occupancy. This shall include involving the Community
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Development Director or designee in reviewing preliminary concepts, artist, and
type of work. All public art must be reviewed and approved by the City of Gilroy
Arts and Culture Commission.
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.
35. 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.
36. LANDSCAPE AND IRRIGATION INSTALLATION: Prior to issuance of certificate
of occupancy or building permit final sign-off, Developer shall complete installation
of all landscaping and irrigation in accordance with the approved plans.
37. 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 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.
38. 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.
39. 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.
40. 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
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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.”
41. 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 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
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take corrective action within 48 hours. The Air District’s phone number shall
also be visible to ensure compliance with applicable regulations.”
42. 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.
43. 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.
44. 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.”
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45. 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 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.
46. ADDITIONS, ACCESSORY BUILDINGS, AND PATIO COVERS: Building
additions and patio covers shall conform to the zoning district or PUD approval, as
applicable.
47. GARAGE USE: Garage spaces shall be maintained for resident parking. Storage
is permitted in designated areas on the plan, and shall not prevent use of garage
for required vehicle parking.
48. 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.
PUBLIC WORKS CONDITIONS OF APPROVAL
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The following conditions authorize the specific terms and are a part of the project
ENTITLEMENT(S); and which shall be addressed on the construction plans submitted
for any BUILDING PERMIT, GRADING PERMIT or SUPERSTRUCTURE, 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.
49. PAYMENT OF PUBLIC WORKS PLAN CHECK AND INSPECTION FEE: At the
time of first improvement plan submittal, the applicant shall submit a $20,000.00
(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 project 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. (PUBLIC
WORKS).
50. PLAN SUBMITTAL: The Site Improvements engineering project plans shall be
submitted to Public Works, Land Development Section, in full, per the Public Works
Engineering Submittal Checklist available on the City’s website under Land
Development or by contacting the Public Works Engineering Project Manager
assigned to this project. 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. The plans shall clearly identify
both public and private utilities. The improvement plans shall be submitted per the
Public Works Engineering Submittal Checklist provided by the City, and available
on the City website.
In addition:
a. Plans and all required documents (per the Public Works Land Development
Submittal Checklist) shall be made by appointment only by contacting the
Public Works Project Manager assigned to this project. 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
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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. This
sheet recommended to be provided by the Civil Engineer.
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
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;
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p. All utility boxes exposed to or near to (and necessarily 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)
51. UTILITY PLANS: A utility plan shall be provided and included as part of the site
improvements package 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)
52. 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)
53. 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)
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54. 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)
55. 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 to Public Works, Land Development Section. The
manual can be found at the following site: www.cityofgilroy.org/261/Storm-Water-
Management
(PUBLIC WORKS)
56. 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)
57. 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)
58. 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)
59. 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 State of California’s Water Board. This ordinance
established permanent voluntary water saving measures and temporary
conservation standards. This project shall apply for a recycled water use permit, by
sending a request to Saeid Vaziry, Senior Civil Engineer,
Saied.Vaziry@cityofgilroy.org, 408-846-0492. Project information to be provided
includes, but not limited to: Site plan, proposed connection point in the rec water
system, volume of water need, duration (what months), time of days. (PUBLIC
WORKS)
60. 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
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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)
61. 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)
62. 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)
63. 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 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)
64. 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.
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Said repairs shall be completed prior to the first occupancy of the project. (PUBLIC
WORKS)
65. 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)
66. 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
All new driveways servicing multiple units shall be design as to not affect or impact
any street or public right of way. This includes, but not limited to the use,
operation, queuing, maneuver, or delay of passenger vehicles, emergency
vehicles, pedestrian use.
Engineer. (PUBLIC WORKS)
67. 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 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. A project WDID# shall be added to the grading plans prior to plan approval.
(PUBLIC WORKS)
68. GEOTECHNICAL ENGINEER: Prior to improvement plan approval, 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.
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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)
69. 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)
70. 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. [(For major street improvements)
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
project frontage by topographic surveys or by potholing if survey data is not able to
provide accurate data on critical conforms or points of connection. 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 MARKINGS: The applicant shall install necessary street markings
of a material and design approved by the City Engineer and replace any that
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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.
b. SIDEWALK: The applicant shall remove and replace all sidewalk
surrounding the project site to City standards. Sidewalk replacement shall
be constructed per the City Standard Drawings.
c. CURB AND GUTTER: The applicant shall replace any damaged and non-
City Standard curb and gutter surrounding the project site. The actual
amount of curb and gutter to be replaced shall be determined by the Public
Works Construction Inspector in the field prior to construction. New curb
and gutter shall be constructed per the City Standard Drawing STR-12.
d. DRIVEWAY APPROACHES: The applicant shall install City Standard
Residential driveway approaches as shown on the approved plans. The new
residential driveway approach shall be constructed per the City Standard
Drawing.
e. SEWER LATERAL:
i. 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.
f. SEWER CLEAN-OUT: The applicant shall install a sewer lateral clean-out at
the property line in accordance with the City Standard Drawing SWR-6.
g. SEWER MAIN: New sewer line shall be PVC, SDR 26 or equal. Applicant is
required to submit plans and drawings for approval prior to submitting the
first building permit. Construction of the new mainline shall be completed
prior to issuance of the certificate of occupancy.
h. SANITARY SEWER MANHOLES: The applicant shall install standard
sanitary sewer manholes, per approved plans and in accordance with the
City Standard Drawing.
i. STORM WATER CATCH BASIN(S): The applicant shall install standard
storm water catch basins, in accordance with the City Standard Drawings.
j. STREET TREES: The applicant shall install street trees along the project
frontage in accordance with the City Standards.
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k. STREET LIGHT(S):
i. The applicant shall provide and install standard aluminum electrolier
street light(s) per City Standard Drawing EL-1 to EL-5. 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 light shall have 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.
l. FIRE HYDRANTS: The applicant shall install new fire hydrants along the
project frontage. Spacing shall meet City and Fire Marshall requirements.
71. 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)
72. STREET LIGHTING STANDARDS: The applicant shall submit photometric plans
for parking lots, driveways, circulation areas, aisles, passageways, recesses, and
publicly-accessible grounds contiguous to all buildings showing lighting levels to
Illuminating Engineering Society (IES) Standards. The lighting system shall be
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 comply with lighting requirements as follows:
a. Arterial Streets: 1.0 fc average. 3/1 average to minimum uniformity. 0.34 fc
minimum
b. Collector/Local Streets: 0.6 fc average. 4/1 average to minimum uniformity.
0.2 fc minimum
c. Local Streets: 0.4 fc average. 6/1 average to minimum uniformity. 0.07fc
minimum.
d. High Volume Intersections: 1.1fc average. 3/1 average to minimum
uniformity. 0.4 fc minimum.
e. Low Volume Intersections: 0.7 fc average. 4/1 average to minimum
uniformity. 0.2 fc minimum.
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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
planter strip if one is present, or behind the back of walk where feasible so as to
maintain sidewalk 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)
73. FENCES AND OTHER PERMANENT STRUCTURES WITHIN CITY RIGHT-OF-
WAY: The applicant shall locate all project fencing and foundation of a permanent
nature within the project’s property and out of the City right-of-way whenever
possible. If located within the City right-of-way, the applicant shall have a license
agreement recorded against the owner’s property that indemnifies and holds
harmless the City. The license agreement shall also include language in which the
applicant agrees to allow access to any utility company wishing to have access to
the public right-of-way for existing or new utility installation. The license agreement
shall also include language that requires the removal of the fence and foundation,
at the owner’s expense, should the City desire to use the right-of-way for street,
sidewalk or other purposes identified by the City Engineer. The license agreement
shall be approved as to form by the City Attorney’s Office and shall be recorded
against the owner’s property prior to the issuance of any City encroachment permit.
(PUBLIC WORKS)
74. 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)
75. 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)
76. 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 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
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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)
77. DRAINAGE: 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.
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)
78. 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)
79. 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)
80. ADDRESS PLAN: The applicant shall submit to the Public Works Department a
proposed street naming street address plan. Applicant shall contract the planning
department to obtain a list of potential street names. The applicant shall make
suggested street names, which will be forwarded and confirmed or changed by the
City’s street naming committee. 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 and City Street Naming Committee 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)
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81. 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 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)
82. STREET TREE DEVELOPMENT IMPACT FEE: The applicant shall pay a fee to
provide 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 $1,398.40. This fee is only an estimate based on
the planning documents provided. The actual impact fee will be calculated based
on the final 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)
83. 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 $3,092.60. This fee is only an estimate based on the planning
documents provided. The actual impact fee will be calculated based on the final
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)
84. 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 $322,920.00. This fee is only an estimate based on the planning
documents provided. The actual impact fee will be calculated based on the final
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)
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85. 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 $82,935.00. This fee is only an estimate based on the planning documents
provided. The actual impact fee will be calculated based on the final 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)
86. 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 $474,660.00. This fee is only an
estimate based on the planning documents provided. The actual impact fee will be
calculated based on the final 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)
87. 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 $856,260.00. This fee is only an
estimate based on the planning documents provided. The actual impact fee will be
calculated based on the final 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)
88. PUBLIC STORMWATER MANAGEMENT IMPACT FEE: The applicant shall pay a
fee for the initial set up of each stormwater postconstruction BMP and an annual
administration and monitoring fee associated with soliciting, accepting, and
entering each postconstruction BMP inspection and monitoring report to comply
with mandated state reporting. The estimated impact fee, based on the approved
plans, is $1,200.00. This fee is only an estimate based on the planning documents
provided. The actual impact fee will be calculated based on the final 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)
89. CONSTRUCTION NOTICING: At least two weeks 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
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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)
90. JOINT TRENCH PLANS: The developer shall submit a joint trench plan set at
initial improvement plan submittal. The joint trench plans shall show all joint trench
boxes outside of the sidewalk path of travel. All proposed meter pedestals and
above ground facilities shall be at least 3-ft clear from the back of sidewalk in
private streets and 5-ft clear from back of sidewalk in public streets. The joint
trench plans shall include a typical detail from the face of curb to the back of the
easement showing the joint trench and boxes relative to the sidewalk.
91. DRIVEWAY APPROACHES: The proposed driveway approaches design along the
Royal way frontage between buildings K, H, & G shall be designed per City
Standard. Driveways shall be designed to not affect or impact street or public right
of way operation, queuing, maneuver, delay, passenger vehicles, emergency
vehicles, pedestrian. (PUBLIC WORKS)
92. PRIVATE DRIVEWAYS: The proposed driveways between buildings K, H, & G
shall be designed per City Standard to maintain full ingress egress at all times (2-
way traffic). Driveways shall be designed to not affect or impact street or public
right of way operation, queuing, maneuver, delay, passenger vehicles, emergency
vehicles, pedestrian.
(PUBLIC WORKS)
93. PRIVATE DRIVE ISLES: The proposed driveway approaches for 24-ft drive isles
off the Royal Way Cul-De-Sacs shall be per City Standard and align with the
proposed private drive isle centerlines. (PUBLIC WORKS)
94. FIRE TRUCK CIRCULATION PLAN: The developer shall submit for review an
updated fire truck circulation plan demonstrating through vehicle Auto-Turn
movements that a westbound fire engine can enter the project meeting Fire
Department criteria. This Conditions of approval shall be confirmed with the Fire
Department. (PUBLIC WORKS)
95. VEHICLE PARKING AND LINE OF SITE PLAN: At initial building submittal, the
developer shall submit for review a Vehicle Parking and Line of Site Plan as a part
of the plan set. This Plan shall include an existing parking conditions plan (along
Royal Way) and a post development parking condition plan. The post development
parking condition plan shall show line of sight triangles for all proposed driveways
and identify the total amount of public parking removed from Royal Way. (PUBLIC
WORKS)
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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.
96. PUBLIC WORKS CONSTRUCTION ACTIVITIES: The City shall be notified at
least fifteen (15) 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. allowed only for general construction
activities that require no inspection and only with approval of the Public
Works Director. 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 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,
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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:
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. 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
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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.
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
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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.
97. HERITAGE TREE PROTECTION MEASURES: The applicant shall submit a tree
protection plan showing how all on and off-site heritage trees will be protected
during construction. All approved and installed Heritage Tree protection measures
shall be installed prior to any site activities and maintained throughout the period of
construction. The Project Arborist shall complete inspections on an as-need basis
during the construction period and shall submit a monthly report of his/her findings
in a letter sent by fax or email to the City Planner assigned to this project. (PUBLIC
WORKS)
98. 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. City
construction close-out procedures can be found the City’s website under Public
Works. 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 improvements
(public and private) 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 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
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such risks shall be the responsibility of and are hereby assumed by the applicant.
(PUBLIC WORKS)
99. 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. 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)
100. CONSTRUCTION STAGING AND WORKER PARKING: Prior to construction, the
applicant shall provide a construction staging and parking plan that minimizes the
effect of construction materials, delivery, and worker parking and/or material
staging in the neighborhood and shall include an estimate of the number of
workers, equipment, and materials staging square footage 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)
101. 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 available. Following the verification of the applicable local, state and/or
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federal approvals, a Discharge Plan will be approved and monitored by the City
Engineer. (PUBLIC WORKS)
102. 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/ArchitecturalcopperBMPs.pdf
(PUBLIC WORKS)
The following conditions shall be complied with AT ALL TIMES that the use permitted
by this entitlement occupies the premises
103. 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)
times 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.
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)
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BUILDING CONDITIONS
104. CONDITIONS OF APPROVAL: All conditions of approval shall be included on the
first sheet after the cover sheet of the construction drawing submitted for a building
permit.
105. PRE-CONSTRUCTION MEETING: A pre-construction meeting shall be held at a
time and location agreed upon by the City and applicant for the purpose of
reviewing conditions of approval, pre-occupancy requirements / temporary
certificate of occupancy and construction-site procedures. This meeting shall be
held prior to the issuance of any permit issued by the building department. The
applicant shall be represented by his design and construction staff, which includes
any sub-contractors. Departments having conditions of approval for the project will
represent the City.
106. TEMPORARY FENCING: Temporary fencing along the perimeter of a building site,
during construction is required to ensure security, public safety, and/or noise/dust
mitigation. “Temporary” shall mean the placement of fencing in a manner that is not
permanently attached to the ground or attached to any other structure or material
that is itself permanently attached to the ground. Temporary construction fences
consisting of chain-link or plywood, no more that 6-feet in height above the ground
and shall not require any permits or special authorization.
Unless letters of permission from adjacent property owners or a City encroachment
permit have been obtained, temporary construction fencing shall be placed only on
the property that contains the subject construction project. All temporary
construction fencing shall be thoroughly removed from the project site upon
completion of construction.
107. JOB SITE SIGNAGE: Prior to construction, A 36-inch by 48-inch weatherproof sign
shall be posted on the site and located to be clearly readable from the public right-
of-way, the sign shall include the following information:
a. Address of the project site.
b. Permitted hours of construction and of deliveries/off-haul.
c. Name, e-mail address and direct phone number of the General Contractor.
d. Name, e-mail address and direct phone number of the person responsible
for managing the project.
e. Name and direct phone number of the party to call in case of an
emergency.
City of Gilroy Code Enforcement complaint telephone number (408-846-0264).
108. CONSTRUCTION ACTIVITIES: The following provisions to control traffic
congestion, noise, and dust shall be followed during site excavation, grading and
construction: construction activities shall be limited between the hours of seven am
and seven pm Monday through Friday and nine am to seven pm on Saturday.
Construction Activities shall not occur on Sundays or city holidays which include
New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day,
and Christmas.
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109. FINAL GRADING AND DRAINAGE PLAN: At the time of building permit plan
submittal, the project developer shall submit a final grading and drainage plan
prepared by a licensed civil engineer depicting all final grades (with accurate
elevations above sea level indicated) and on-site drainage control measures to
prevent storm water runoff onto adjoining properties.
110. PAD ELEVATION CERTIFICATION: The applicant and/or developer shall submit
a pad elevation certification letter prepared by a licensed land surveyor or
registered civil engineer to the Building Official certifying that the pad elevation(s)
and building location (setbacks) are pursuant to the approved plans, prior to
receiving a foundation inspection for the structure.
111. SITE SURVEY: The applicant shall provide a site survey of entire parcel stamped
and signed by a Land Surveyor licensed by the State of California. The survey
shall include, but not be limited to, the following: location and dimensions of
property line, location of streets and easements, existing buildings, topographic
contour lines, trees/landscape, miscellaneous structures, etc. The purpose of the
site survey is to accurately verify compliance with items such as setback
dimensions, heights of buildings from established contours, compliance with
heritage tree ordinance, etc.
112. PERMIT CARD: The stamped, approved, job copy of the plans and permit card
shall be located onsite at all times.
113. TITLE 24:The building(s) covered by this approval shall be designed and
constructed to the Title 24 Building Standards, including Building, Electrical,
Mechanical, Plumbing, Energy, Fire, Green Building and both State and Federal
accessibility requirements in effect and as amended by the City of Gilroy at the
time of building permit submittal.
114. GREEN BUILDING STANDARDS: The building shall be designed to include the
green building measures specified as mandatory in the application checklists
contained in the California Green Building Standards Code. The applicant shall
incorporate the checklist along with a notation on the checklist to specify where the
information can be located on the plans, details, or specifications, etc. All measures
will be verified by the Building Inspector at final inspection.
115. GEOTECHNICAL REPORT: The applicant shall provide a stamped, signed, and
dated soil investigation report containing design recommendations to the Building
Official. The classification shall be based on observation and any necessary tests
of materials disclosed by boring or excavations made in appropriate locations.
Additional studies may be necessary to evaluate soil strength, the effect of moisture
variation on soil-bearing capacity, compressibility, liquefaction, seismically induced
soil liquefaction, soil instability, and expansiveness. Additionally, the applicant shall
submit a stamped, signed, and dated letter from the Geotechnical Engineer or Civil
Engineer who prepared the soil investigation stating the following:
a. The plans and specifications substantially conform to the recommendations
in the soil investigation.
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b. The Geotechnical Engineer or Civil Engineer who prepared the soil
investigation has been retained to provide soil site observation and provide
periodic and final reports to the City of Gilroy.
Prior to final inspection for any building or structure, the Geotechnical Engineer or
Civil Engineer who prepared the soil investigation shall issue a final report stating
the completed pad, foundation, finish grading and associated site work
substantially conform to the approved plans, specifications and investigations.
116. The project developer is responsible for implementing the following BMPs.
a) The project developer shall include erosion control/stormwater quality
measures on the project grading plan which shall specifically address
measures to prevent soil, dirt, and debris from entering the public storm
drain system. Such measures may include, but are not limited to,
hydroseeding, hay bales, sandbags, and siltation fences and shall be
subject to the review and approval of the City Engineer/Building Official. If
no grading plan is required, necessary erosion control/stormwater quality
measures shall be shown on the site plan submitted for a building permit
and shall be subject to the review and approval of the Building Division.
The project developer is responsible for ensuring that the contractor is
aware of and implements such measures.
b) All cut and fill slopes shall be revegetated and stabilized after completion
of grading, but in no case later than October 15. Hydroseeding shall be
accomplished before September 15 and irrigated with a temporary
irrigation system to ensure that the vegetated areas are established
before October 15. No grading shall occur between October 15 and April
15 unless approved erosion control/stormwater quality measures are in
place, subject to the approval of City Engineer/Building Official. Such
measures shall be maintained until such time as permanent landscaping is
in place.
c) Gather all sorted construction debris on a regular basis and place in the
appropriate container for recycling; to be emptied at least on a weekly
basis. When appropriate, use tarps on the ground to collect fallen debris
or splatters that could contribute to stormwater runoff pollution.
d) Remove all dirt, gravel, rubbish, refuse, and green waste from the
street pavement and storm drains adjoining the site. Limit construction
access routes onto the site and place gravel on them. Do not drive
vehicles and equipment off paved or graveled areas during wet
weather. Broom sweep the street pavement adjoining the project site on a
daily basis. Scrape caked on mud and dirt from these areas before
sweeping.
e) Install filter materials (such as sandbags, filter fabric, etc.) at the storm
drain inlet nearest the downstream side of the project site in order to retain
any debris or dirt flowing in the storm drain system. Maintain and/or
replace filter materials to ensure effectiveness and to prevent street
flooding.
f) Create a contained and covered area on the site for the storage of
cement, paints, oils, fertilizers, pesticides, or other materials used on the
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site that have the potential of being discharged into the storm drain
system by being windblown or by being spilled.
g) Never clean machinery, equipment, tools, brushes, or rinse containers into
a street, gutter, or storm drain.
h) Ensure that concrete/gunite supply trucks or concrete/plaster operations
do not discharge wash water into a street, gutter, or storm drain.
i) Concrete wash area:
I. locate wash out area away from storm drains and open ditches
II. construct a temporary pit large enough to store the liquid and
solid waste
III. clean the pit by allowing concrete to set
IV. break up the concrete; and then
V. recycle or dispose of properly
j) The project shall comply with the following:
I. Cleaning all on-site storm drains at least twice a year with one
cleaning immediately prior to the rainy season. The City may
require additional cleanings.
Sweeping regularly but not less than once a month, driveways, sidewalks and
paved areas to minimize the accumulation of litter and debris. Corners and hard to
reach areas shall be swept manually. Debris from pressure washing shall be
trapped and collected to prevent entry into the storm drain system. Wastewater
containing any soap, cleaning agent or degreaser shall not be discharged into the
storm drain.
117. PORTABLE TOILETS: Portable toilets used during construction shall be emptied
on a regular basis as necessary to prevent odor. A containment pan is required
under all portable toilets.
118. CONSTRUCTION STORAGE: All construction materials, debris and equipment
shall be stored on site. If that is not physically possible, an encroachment permit
shall be obtained from the Department of Public Works prior to placing any
construction materials, debris, debris boxes or unlicensed equipment in the right-of-
way. The placing of portable restroom facilities in the City right-of-way will not be
permitted.
119. CONSTRUCTION SITE MAINTENANCE: All portions of the job site shall be
maintained in an organized and professional condition. All trash, debris,
construction scraps and broken/deteriorated machinery shall be removed from the
site at the end of each week. If off loaded construction materials are not used
within 2 weeks, they shall be screened from view. All sidewalks, driveways and
public/private roadways fronting the subject site shall be broom cleaned at the end
of each business day.
120. PLAN MODIFICATIONS: Acceptance of the plans does not release the developer
from correction of mistakes, errors, or omissions contained therein. If, during the
course of construction, the public interest requires a modification or a departure
from these accepted plans, the City shall have the authority to require such
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modifications or departure and specify the manner in which the same is to be
made.
FIRE PREVENTION CONDITIONS
121. Fire Department Access – Using Autoturn vehicle pathway tracking software,
demonstrate that large vehicles (e.g. fire ladder truck, garbage trucks, school
buses) can navigate into, throughout, and out of this development. Show offsite
and onsite, ingress, egress, and onsite navigation. Please note that the proposed
plans indicate 24 foot wide roads will serve the development. Please review the
Engineering Department’s design standards for roadways. Fire Apparatus shall not
be required to cross to the opposite side of a street as part of a turn on that street
or onto another street. Dead end streets in excess of 150 feet shall be provided
with a cul-de-sac of 78’diameter unless they qualify for use of an alternative turn
around standard. See the Fire Department approved dead end turn around
standards.
122. For roads less than 28 feet in width, no vehicle street parking is allowed. Because
of this, the HOA shall develop enforceable conditions such that the garage and
driveways shall be available to accommodate all vehicle parking.
123. Gates & Fencing – Gates and fencing were not shown on the plans submitted.
There has been some discussion about security for this project. If the project
designer decides to install gates and fences, then Fire Prevention and Engineering
Department requirements will need to be met.
124. The plan reviewer could only locate one fire hydrant shown on the plans for the
proposed 53,946 square feet of new structures. For future plans submitted to the
City of Gilroy, show public and private fire hydrants distributed throughout the
proposed development in a logical fashion. Fire Hydrants shall be able to flow 1500
gpm with a 20 psi residual pressure. Street Hydrants shall be spaced every 300 ft,
and within 150 ft of any building. Offsite improvement plan shall provide Fire
Hydrants per the City Standard. Hydrants shall be installed prior to
commencement of construction with combustible materials.
125. All buildings shall be provided with water meters and water laterals sized for the
type and size of building being proposed. All buildings shall have a fire sprinkler
system using the current and appropriate NFPA standard based on the building
type and size. All fire sprinkler systems shall be designed using the hydraulic
calculation method. Request a fire hydrant flow test from Deputy Fire Marshal
Jonathan Crick by contacting him at Jonathan.crick@cityofgilroy.org and/or 408-
846-0436.
126. Traffic calming devises shall be prohibited unless approved by the Fire Chief and
Fire Marshal.
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127. Open Spaces, including storm water detention/retention basins, landscaped and
naturally vegetated areas shall have vegetation management to remove dead
plants and debris, and to remove, disc or mow weeds during weed abatement
season from April to November of each year. In HOA managed areas, the HOA
shall be responsible. For privately owned property it shall be performed by the
property owner.
VALLEY WATER CONDITIONS OF APPROVAL
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.
128. Verify the bearings provided in Sheet 2 of Mid Coast Engineers’ survey map; more
specifically, the bearing provided for the southerly property line. This appears to be
inconsistent with the bearing provided in Valley Water’s easement deed for the
future South County Recycled Water Line. Review the shared property line
between the proposed development and Valley Water’s right of way. The
Applicant’s response indicating that ALTA was “provided by a licensed surveyor”
does not adequately justify the noted inconsistency for the shared property line.
129. Show and label Valley Water’s two easements on the Alta survey and all other plan
sheets where there are proposed improvements.
130. Fencing shall be maintained along the property line to prevent people from climbing
up onto the existing levee. Show the fence in the cross sections provided on Sheet
C1.1; details for the fence should also be provided.
131. Provide details for proposed retaining wall shown on Sheet C1.0. A cross section
and detail should be provided to show that the entire retaining wall, including the
footing, is within the limits of the subject property.
132. Show existing and proposed grades along the property line to ensure that there are
no impacts to the levee, or the drainage pattern next to the levee.
133. Valley Water owns a Temporary Construction Easement (TCE) within portions of
APN 799-44-109 and 799-44-110. Please be advised that no construction, grading,
or improvements shall take place until such time that the temporary construction
easement is extinguished. According to the TCE deeds: “The easement is
necessary for the purpose of constructing the South County Recycled Water
Pipeline Project and related activities incident to construction. This temporary
construction easement shall not be revoked and shall continue in full force and
effect until such time the construction of the South County Recycled Water Pipeline
Project has been completed at which time the temporary construction shall
terminate.”
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134. Sheet C1.0 shows a concrete walkway which crosses the length of Valley Water’s
water pipeline easement. As per the easement deed, the “easement area shall be
kept clear of any type of building, fences, structure, pavement, or trees unless prior
written approval is obtained from [Santa Clara Valley Water] District.” Staff would
like to reiterate that a Valley Water encroachment permit will need to be issued for
the proposed improvements in this area. Issuance of an encroachment permit are
subject to the applicant demonstrating the improvements will not adversely impact
Valley Water facilities or access for construction, operation, and/or maintenance of
its facilities.
135. On Sheet L-1.0, Valley Water recommends the complete removal of the olive trees
(Olea europaea) as their seedlings are invasive on creeks. According to the
Guidelines and Standards for Land Use Near Streams (G&S), Design Guide 3,
Section 1.C.2, Olea europaea is listed as an invasive species that should be
avoided. Furthermore, Design Guide 4, Section 1.C, states that invasive, non-
native species should not be planted near streams.
136. Sheet L-2.0 of the landscaping plans show Western Sycamore (Platanus
racemosa) as one of the proposed tree plantings. Valley Water would like to note
that recent studies in Coyote Valley have shown that many Western Sycamores
could be a non-local ecotype or undesirable hybrid species. According to the G&S,
Design Guide 2, Sections 1.B and 1.C, plantings that have been “propagated from
seeds, cuttings or divisions collected from the same local creek or watershed”
should be used.
137. Sheet L-2.0 of the landscaping plans shows proposed plantings within the limits of
the TCE and pipeline easement noted in Comment #5 and #6, respectively. Valley
Water currently has an ongoing capital project to expand the recycled water line
through the subject parcel. Consequently, the TCE should be kept clear until
construction in this area has been completed.
138. Sheet L-2.0 of the landscaping plans currently show a proposed tree planting within
Valley Water’s pipeline easement. To avoid potential damage and maximize
access to the pipeline, trees should not be planted within the easement area.
Plantings within the easement area must be limited to low lying ground cover plants
which do not consist of shrubs or trees. A Valley Water approval and permit is
required for any proposed improvements within the easement.
139. The lighting plans prepared by AGi32 show trees within Valley Water’s fee title;
please clarify if these are existing trees. There should be no proposed trees on
Valley Water right of way.
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RESOLUTION NO. 2022-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
VESTING TENTATIVE MAP TM 21-04 TO APPROVE A 45 UNIT TOWNHOME
PLANNED DEVELOPMENT ON 3.37 ACRES AT ROYAL WAY, APN 799-44-93,
94, 95, 96, 97, 98, 101, 109 & 110, GILROY, CA 95020.
WHEREAS, on October 4, 2021, Michael Cady, Third Millennium Partners and property
owner Paul Sanders, TMP Royal Way, LLC filed an application requesting architectural and site
review, tentative map, and planned unit development rezoning to permit a 45 unit townhome
project on the subject 3.37 acre vacant in-fill site located on Royal Way and the Uvas Creek Trail;
and
WHEREAS, on July 9, 2022, the application submittal was accepted as complete; and
WHEREAS, the Planning Commission of the City of Gilroy has determined that the
project qualifies for an infill exemption under the California Environmental Quality Act, pursuant
to section 15332 of the CEQA Guidelines, and no further environmental analysis is required; and
WHEREAS, pursuant to Gilroy City Code Chapter 21 Subdivisions, the Planning
Commission must recommend and City Council must approve a vesting tentative map
application; and
WHEREAS, the Planning Commission of the City of Gilroy has reviewed PUD zoning
amendment Z 21-05 and the related architectural and site review permit AS 21-17 by separate
resolutions, which are required to allow for the townhome development to proceed as proposed; and
WHEREAS, on October 6, 2022, the Planning Commission of the City of Gilroy held a duly
noticed public hearing on the project, independently considered the environmental determination and
the zoning and land use entitlements in accordance with the Gilroy Zoning Ordinance, considered the
staff report, and all evidence received including written and oral public testimony; 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; and
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the City Council approval of TM 21-04, based upon findings
required pursuant to the state Subdivision Map Act Section 66474, and subject to the conditions
attached hereto as Exhibit A.
FINDINGS TM 21-04
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Resolution No. 2022-__
Page 2
i) The proposed map is consistent with the general plan medium density land use designation
and general plan policies that require attached housing in the medium density residential land
use designation and promote home ownership options.
ii) The site is physically suitable for the type of development as it consists of flatland area that is
not in a flood prone location, does not have any unique physical or environmental constraints
and is designated for medium density land use at and the project is within the 8 to 20 unit per
acre density.
iii) The design of the subdivision or the proposed improvements are unlikely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat as
the site has no creeks, streams, wetlands or any other physical or environmental constraints
and qualifies for an infill exemption pursuant to section 15332 of the California
environmental quality act.
iv) The design of the subdivision or type of improvements is not likely to cause serious public
health problems given that the utilities for the development are immediately adjacent along
the Royal Way frontage and will be extended into the site under valid grading and
encroachment permits.
v) The design of the subdivision or the type of improvements as proposed and conditioned will
not conflict with easements, acquired by the public at large, for access through or use of,
property within the proposed subdivision.
PASSED AND ADOPTED this 6th day of October by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: APPROVED:
_________________________________ __________________________________
Sharon Goei, Secretary Manny Bhandal, Chairperson
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ATTACHMENT A
STANDARD CONDITIONS OF APPROVAL
TM 21-04
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
PLANNING 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.
1. RELATED ENTITLEMENTS: Approval and development of TM 21-04 for a 45 unit
townhome development shall be subject to conformance with the related PUD
rezoning Z 21-05 and PUD development plan AS 21-17.
2. TENTATIVE MAP: An approved tentative map or vesting tentative map shall expire
twenty-four (24) months from the approval date and may be extended pursuant to
the provisions of the Map Act, if the final map is not approved prior to expiration.
3. HOMEOWNERS’ ASSOCIATION: Developer shall establish a Homeowners’
Association (HOA) for the development. The HOA 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.
4. COVENANTS, CONDITIONS, AND RESTRICTIONS: Any covenants, conditions,
and restrictions (CC&Rs) applicable to the project property shall be consistent with
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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.
PUBLIC WORKS CONDITIONS OF APPROVAL
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. PARCEL MAP: It shall be the applicant's responsibility to have a parcel 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 Gilroy Municipal Code. The parcel map shall be approved by
the Department of Public Works and recorded with the County Recorder’s Office
prior to the issuance of any City permits. A parcel map guarantee shall be
submitted to the City, by the applicant’s title company, prior to release of the parcel
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 recorded after City approval.
(PUBLIC WORKS)
6. 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 the 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 the
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)
7. 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)
8. COVANANTS, CONDITIONS & RESTRICTIONS (CC&R): The applicant shall
prepare project Covenants, Conditions and Restrictions (CC&R) for the project.
The CC&Rs shall be submitted with the project map for review and approval of the
City Engineer, the City Attorney, and the Planning Manager. The CC&Rs shall
include relevant project Conditions of Approval and shall include language that
restricts the Homeowner’s Association from making changes to the CC&Rs without
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first obtaining approval from the City. The CC&Rs shall be reviewed and approved
prior to the City Council approval of the project map. (PUBLIC WORKS)
9. 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)
10. PAVEMENT RESTORATION: Due to the proposed development making
pavement cuts into the existing roadway, additional construction traffic, existing
pavement condition, and additional future traffic all reducing the City Pavement
Condition Index, the developer shall grind and pave Royal Way, from curb to curb,
along the project frontage (full roadway width) with a minimum 3” hot mix AC with
pavement section dig-out repairs where needed. The extent of the pavement
section dig-out repairs to be determined by the developer’s geotechnical engineer
and to be confirmed by the City Engineer. Identify this item on the first building
submittal. (PUBLIC WORKS)
11. STREET RESURFACING PRIOR TO ACCEPTANCE: Streets in the public right of
way shall be striped in paint as a final condition prior to the beginning of the one-
year warranty period. Prior to final acceptance, the applicant shall apply a Type II
slurry/microsufacing to all streets, and apply final street markings, per the approved
plans, in thermoplastic to Caltrans Standards. All Type II slurry/microsurfacing and
final striping shall be to the approval of the City Engineer. (PUBLIC WORKS)
12. 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 shall 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
maintenance 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.
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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
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)
13. 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
project 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.
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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 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)
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Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: October 6, 2022
TO: Planning Commission
FROM: Jon Biggs, Special Assistant to City Administration
SUBJECT: Proposed Tentative Map to divide 778 First Street into two parcels,
Application No. TM 22-04
RECOMMENDATION:
Staff has analyzed the proposed project, and recommends that the Planning
Commission adopt a resolution, included with this agenda report, recommending that
the City Council approve the proposed tentative map to divide 778 First Street into two
parcels.
PROJECT DESCRIPTION:
The applicant, Craig Filice representing Castlewood Corner LLC, is seeking approval of
a Tentative Map Application, TM 22-04, that will subdivide an approximately 75,482
square foot lot at 778 First Street into two lots having approximately 55,191 and 20,291
square feet, respectively. There are existing buildings and a building under construction
on the site, along with other site improvements. The parcel map is proposed to create a
separate lot for the new building already under construction. No new construction is
proposed.
There are currently two Assessor Parcels that make up the subject site, Assessor
Parcel Numbers 808-12-035 & 808-12-036. The proposed property line creating the two
separate lots, consistent with the current Assessor Parcels, generally runs down the
middle of the site access drive aisle that extends from the driveway apron fronting on
First Street to the rear of the site. A condition of approval requires that the owner
formalize reciprocal easements between these parcels, to assure that access to each of
the sites and parking spaces is maintained and available into the future.
BACKGROUND:
Subject Property and Surrounding Land Uses: The subject site is a 75,482 square
foot corner lot located adjacent to the intersection of First Street and Wren Avenue at
the south-east corner of this intersection. The site is developed with a mixture of uses
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within two separate buildings, one of which is under construction. Uses include retail,
office, and a coffeeshop with drive-up window that will be within the building currently
under construction. This building will also have one additional lease space; however, a
tenant for that space has not been identified. In addition to the buildings, the site is
improved with parking spaces, drive aisles, and landscaping and has all the services
needed to facilitate a mixed-use operation such as water, wastewater lines, and power.
Driveways at the site provide access to First Street and Wren Avenue.
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Mixed Use Commercial Mixed Use Corridor - High C-3, Shopping Center
Commercial
North Mixed Use Commercial Mixed Use Corridor - High C-3, Shopping Center
Commercial
South Residential High Density Residential C-3, Shopping Center
Commercial
East Residential High Density Residential R-3, Medium Density
Residential
West Mixed Use Commercial Mixed Use Corridor - High C-3, Shopping Center
Commercial
Background Information: As noted earlier in this report, the site is developed with two
buildings, with on one building under construction in the center of the development. The
parcel split is proposed for the new retail building, which will house a coffee shop and
an additional retail lease space. An Architectural and Site Review permit (AS) was
approved for the building under construction in 2019. Construction started in 2021.
Environmental Determination: The proposed subdivision is exempt from further
environmental review and qualifies for the State CEQA Guidelines Class 15 Exemption,
Minor Land Divisions, because the proposed subdivision results in less than four
parcels, is in conformance the City’s General Plan and Zoning, seeks no exceptions or
variances, and all services and access to the resulting parcels is available.
DISCUSSION AND ANALYSIS:
General Plan Consistency: The City's General Plan designates the subject site as
Mixed Use Corridor (MU), which supports the mix of uses on the site. This designation
encourages a mix of retail, office, and high -density residential uses. Although there are
no residential units on the current and proposed sites, it adjoins a residential
development along the southern property line (existing drive aisle accessed from First
Street provides alternate emergency access to these residential units) and there are
more residential units within walking distance of the project site. The proposed division
of the site does not impact the ability of the mix of uses on the site to continue. As such,
the proposal conforms to the following goals and policies of the General Plan:
General Plan Policy/Goal Consistency Analysis
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
viability, and to increase job
Complies. The proposed subdivision helps
preserve mix of uses on the project site and
allows the property owner flexibility in the future
to quickly address changing market
circumstances.
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opportunities in the city to assist in
equalizing the jobs/housing balance.
LU 4.1 Clustering Commercial Uses.
Encourage new commercial uses to
group into clustered areas or centers
containing professional offices, retail
sales and services.
Not Applicable. The subdivision would not
change the existing approved development
plan for this site.
LU 7.1 Mixed-Use Districts. Encourage
mixed-use development to locate within
the Downtown and in the First Street
Mixed-Use District.
Substantially Complies. The proposed
subdivision does not conflict with this policy
and provides flexibility to the property owner to
address market changes and preferences of
the future.
Goal EP 3 Maintain a supportive
business climate that increases the
City’s ability to support expansion of
existing businesses and attraction of
new businesses.
The proposal supports the business climate by
providing flexibility to the site, which can make
it more responsive to market conditions of the
future.
Goal EP 5 Maintain and expand Gilroy’s
retail sector to meet local and regional
demands and generate tax revenues for
City operations.
The proposal allows for expansion and
flexibility of retail establishments to meet local
and regional demand; thus, supporting the
generation of tax revenues for City operations.
Zoning Code Conformance: The lot split is located in the C-3, Shopping Center
Commercial, zone district. There are no minimum lot sizes in this zone district so the
resulting lots of 55,191 square feet and 20,291 square feet respectively will be in
compliance. The applicant is not requesting exceptions to any of the site development
standards of the C-3 Zone District.
Tentative Map Analysis: Subdivisions are subject to review consistent with Section
21.41(a) of the City Code. The City does not currently have a process for parcel maps,
therefore the project requires review by the Planning Commission and City Council,
consistent with this section. The tentative map as distributed to all departments and
utilities agencies for review to ensure the project would create parcels suitable for
development. The primary criteria applied to review of the lot split are discussed as
follows:
a) Flood Zone: The site is located in Flood Zone X, which is not a Special Flood
Hazard Area.
b) Site Layout: The site is developed with two buildings, one of which is under
construction, and various other improvements such as drive aisles, parking
spaces, landscaping, and utility improvements. No adjustments to the site layout
are being proposed with the requested tentative map. Access to the site is by
way of driveways that are on First Street and Wren Avenues.
c) Design and Size of Lots: The proposed parcels will have 55,191 square feet and
20,291 square feet respectively and are of sufficient size and geometry to
accommodate their buildings and other improvements.
d) Density: There are no residential units existing or proposed on the project site;
thus, no residential densities, or dwelling units per acre, are indicated.
e) Circulation: Each resulting parcel will have frontage on First Street and the
7.B
Packet Pg. 120
4
corner parcel will have frontage on Wren Avenue as well. Given the existing
network of drive aisles on the site, all the parcels will can be accessed from First
Street or Wren Avenue.
f) Open Space: There are no open space requirements for parcels in this zone
district and the majority of the existing and proposed parcels is dedicated to
buildings, drive aisles, and parking. However, the site is landscaped especially at
the edges of the parcel along their street frontages.
g) Improvements: The existing and proposed parcels are developed and full
services are and remain available.
h) Property Dedications and Easements: In order to maintain ap propriate access
among the existing and resulting parcels, a condition of approval requiring
dedication of reciprocal driveway ingress and egress between the parcels is
being recommended and included in Planning Commission’s Resolution attached
with this agenda report.
i) Transportation Alternatives: The resulting parcels of this proposed tentative map
will each have frontage on First Street. There are a variety of transportation
alternatives along the First Street frontage of the parcels due to recent and pas t
improvements along the First Street corridor. The First Street corridor now
contains dedicated bike lanes adjacent to the property and there is a sidewalk
along this frontage as well with street trees planted within this pedestrian path
that provide shade and a more pleasant walking experience. In addition to these
existing bicycle and pedestrian amenities, there is a bus stop for local Transit
Route 85 at the First Street and Wren intersection, which provides those visiting
the site with another transportation opportunity. In all, the site is well served by
alternate transportation sources.
Pursuant to Gilroy City Code Section 21.41 approval of a tentative map must be made
consistent with Subdivision Map Act section 66474. Based on the discussion herein,
staff supports a recommendation of approval by the Planning Commission subject to the
findings staff is suggesting and the conditions of approval that are included in the
attached Resolution of this agenda report.
Technical Advisory Committee (TAC): Project plans were routed to Engineering,
Building, Police, and Fire representatives for internal review and comment. The TAC
has considered the project and the recommendations of the TAC members have been
incorporated into the project plans and/or are included as recommended conditions in
attached resolution.
PUBLIC NOTICING:
Property owner information (i.e. list, labels, and map) within 500 feet of the subject site
were generated by Stewart Title Company using current ownership data. On September
26, 2022 notices of this Planning Commission meeting were mailed to the property
owners along within other interested parties. In addition, the property has been posted
with on-site signage notifying passersby of pending development and that the Planning
Commission public hearing packets are available through the City's webpage.
APPEAL PROCEDURE:
7.B
Packet Pg. 121
5
The Planning Commission’s action is not final, but rather a recommendation to the City
Council. As such, the matter will be considered by the City Council at a public meeting,
the date, location, and time of which will be posted and made available to the public.
Attachments:
1. Location Map 778 First Street
2. Tentative Map First ST
3. PC Resolution TM 22-04 First 778
7.B
Packet Pg. 122
Note: Map is for reference purposes only.
City of Gilroy
3,920
City of Gilroy, GIS Services
653.3
1:NAD_1983_StatePlane_California_III_FIPS_0403_Feet
326.67 Feet653.30
LOCATION MAP - TM 22-04
7.B.a
Packet Pg. 123 Attachment: Location Map 778 First Street (3991 : 778 First Tentative Map)
COMPACTCIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COM1Preliminary Parcel MapCastlewood Corner LLC - 770 First Street - apn 808-12-036NOT FOR CONSTRUCTIONPRELIMINARY PLANSTentative Parcel Mapfor840 & 778 First Streetapn 808-12-036, 035in theCity of GilroyPARCEL 1 ON 830 M 6PROPOSEDCOMMERCIALBUILDINGEXISTING COMMERCIALBUILDING TO REMAIN7.B.bPacket Pg. 124Attachment: Tentative Map First ST (3991 : 778 First Tentative Map)
COMPACT
DRIVETHRUSTOPDRIVETHRUCIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COM2Existing ConditionsCastlewood Corner LLC - 770 First Street - apn 808-12-036NOT FOR CONSTRUCTIONPRELIMINARY PLANS7.B.bPacket Pg. 125Attachment: Tentative Map First ST (3991 : 778 First Tentative Map)
1
RESOLUTION NO. 2022-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY
RECOMMENDING APPROVAL TO THE GILROY CITY COUNCIL OF A TENTATIVE MAP
FOR PROPERTY LOCATED AT 778 FIRST STREET INTO TWO PARCELS, APN’S: 808-12-035
& 808-12-036 (FILE NUMBER TM 22-04)
WHEREAS, On July 25, 2022 an application was filed by Craig Filice representing
Castlewood Corner LLC proposing the subdivision of a parcel at 778 First Street within the C-3,
Shopping Center Commercial zone district; and
WHEREAS, the application submittal was deemed complete on September 19, 2022; and
WHEREAS, proposed subdivision is exempt from further environmental review and qualifies
for the State CEQA Guidelines Class 15 Exemption, Minor Land Divisions, because the proposed
subdivision results in less than four parcels, is in conformance the City’s General Plan and Zoning,
seeks no exceptions or variances, and all services and access to the resulting parcels is available; and
WHEREAS, the Planning Commission held a duly noticed public meeting on October 6, 2022
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 finds as follows:
FINDINGS
1. The proposed Tentative Map to subdivide an approximately 1.73 acre site into two (2)
new commercial lots is consistent with the intent of the goals and policies of the City's
General Plan and the uses anticipated within the General Plan Mixed Use Land
designation and City’s Zoning Ordinance and the City's Subdivision and Land
Development Code, and the State Subdivision Map Act in that the proposed subdivision
does not alter the existing mix of uses or make prohibitive a mix of commercial uses on
the resulting parcels.
2. The site is physically suitable for the type of development given that it is a level site
that is not in flood prone location does not have unique physical constraints and the size
and geometry of the property complies with all applicable codes and ordinances and there
are no exceptions to the site development standards of the C-3 Zone District.
3. There will be no significant environmental impacts as a result of this project, which
7.B.c
Packet Pg. 126 Attachment: PC Resolution TM 22-04 First 778 (3991 : 778 First Tentative Map)
Resolution No. 2022-__
Page 2
qualifies for the State CEQA Guidelines Class 15 Exemption, Minor Land Divisions,
because the proposed subdivision results in less than four parcels, is in conformance the
City’s General Plan and Zoning, seeks no exceptions or variances, and all services and
access to the resulting parcels is available.
4. The design of the subdivision is not likely to cause serious public health problems given
that public utilities and infrastructure improvements to serve the proposed parcels are in
place as evidenced by the existing development on the site and the construction that is
taking place.
5. The design of the subdivision and existing improvements will not and do not conflict
with easements, acquired by the public at large, for access through or use of the property
within the proposed subdivision.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the Gilroy City Council approval of Tentative Map Application
No. TM 22-04, subject to the conditions attached hereto as Exhibit A.
PASSED AND ADOPTED this XX day of October by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: APPROVED:
_____________________________ _____________________________________
Sharon Goei, Secretary Manny Bhandal, Chairperson
7.B.c
Packet Pg. 127 Attachment: PC Resolution TM 22-04 First 778 (3991 : 778 First Tentative Map)
Resolution No. 2022-__
Page 3
EXHIBIT A
778 FIRST STREET, TM 22-04
TENTATIVE MAP CONDITIONS OF APPROVAL
__________
The following GENERAL conditions authorize specific terms of the project
ENTITLEMENT(S).
1. APPROVED PROJECT: The approval for Tentative Parcel Map TM 22-04 is granted
to subdivide a 75,482 square foot site into two (2) commercial parcels, located at 778
First Street (APN’s: 808-12-035 & 808-12-036) within the City of Gilroy C-3, Shopping
Center Commercial, zoning district as shown on the Tentative Parcel Map prepared by
Hanna and Brunetti, Civil Engineers and Land Surveyors for Castlewood Corner LLC,
consisting of two (2) sheets, dated June 2022 and received by the Planning Division on
July 25, 2022.
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. COMPLIANCE WITH CONDITIONS: If Developer, owner or tenant fails to comply
with any of the conditions of this permit, the Developer, owner or tenant shall be subject
to permit revocation or enforcement actions pursuant to the City Code. All costs
associated with any such actions shall be the responsibility of Developer, owner or
tenant.
3. 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.
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.
7.B.c
Packet Pg. 128 Attachment: PC Resolution TM 22-04 First 778 (3991 : 778 First Tentative Map)
Resolution No. 2022-__
Page 4
4. TENTATIVE MAP: An approved tentative parcel map, which shall expire twenty-four
(24) months from the approval date, may be extended pursuant to the provisions of the
Map Act.
5. 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.
ENGINEERING PROJECT SPECIFIC CONDITIONS OF APPROVAL
1. DRIVEWAY ACCESS EASEMENT - The applicant or owner shall dedicate reciprocal
driveway ingress and egress easements. 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 any City permits. The easement may also be designated on any associated parcel
or subdivision map.
2. PARCEL MAP - It shall be the applicant's responsibility to have a parcel 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 Gilroy Municipal
Code. The parcel map shall be approved by the Department of Public Works and recorded
with the County Recorder’s Office prior to the issuance of any City permits. A parcel map
guarantee shall be submitted to the City, by the applicant’s title company, prior to release
of the parcel 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 recorded after City approval.
7.B.c
Packet Pg. 129 Attachment: PC Resolution TM 22-04 First 778 (3991 : 778 First Tentative Map)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: October 6, 2022
TO: Planning Commission
FROM: Cindy McCormick, Customer Service Manager
SUBJECT: Annual Presentation to Council
RECOMMENDATION:
Accept report and provide feedback on any final edits to the presentation.
BACKGROUND
Each year, the City’s Boards, Committees, and Commissions give a presentation to the
City Council, briefly describing the Commission and its members and providing an
overview of the previous year’s actions and activities. The presentation is led by the
Chair, with assistance from City staff (script and preparation of slides). Staff is also in
attendance to help answer any questions the Council may have.
DISCUSSION
On September 1st, staff presented a draft power point for review and feedback by the
Planning Commission. The Commission requested that staff include the following four
projects in the presentation: Covale Taproom, Cold Storage, Chestnut & 10 Street
commercial project, and the Gurries residential project. The draft power point with
requested modifications will be presented to the Commission on October 6 th for
additional feedback and final revisions.
NEXT STEPS
This year’s presentation to the Council is scheduled for Monday, November 21st at 6:00
PM in the Council Chambers. Chair Bhandal will lead the presentation. The in-person
presentation is given in the early part of the Council agenda.
8.A
Packet Pg. 130
Planning Current Project Log 1
City of Gilroy Planning Division -
PROPOSED
Dated:9/30/2022
App Type
Legend: MA Mills Act Request Staff Directory Link
A Annexation MM Minor Modification Cindy McCormick CM
AS Architectural and Site Review SP Sign Permit Kraig Tambornini KT
CUP Conditional Use Permit TM Tentative Map Melissa Durkin MAD
DA Development Agreement TUP Temporary Use Permit Jon Biggs JB
DTSUP Downtown Special Use Permit TR Tree Removal Permit Unassigned TBD
DUP Downtown Use Permit USA Urban Service Area
GPA General Plan Amendment V Variance
HP Habitat Permit VMD Minor Deviation
M Miscellaneous & Pre-Application Z Zoning Amendment
DATE FILED PROJECT #LOCATION PROJECT NAME & DESCRIPTION APPLICANT PARCEL NUMBER(S)# Residential
Units (if any)PLANNER Status
xx/xx/xxxx DO NOT USE - INSERT NEW LINE BELOW
9/28-Pending AS 22-24 450 9th St Allium Plaza Sign Program Amendment
9/22-Pending TM 22-05 (22090031)6955 Camino Arroyo Gilroy Crossing lot split
9/13-Pending AS 22-31 Extension Cell Site Renewal Pending Payment
7/14-Pending HP 22-10 850 Holloway Habitat Permit for Product Exchange Center AS 21-26 KT Pending Payment
2/4-Pending HP 22-02 (22020014)6705 Silacci W ay Habitat Permit for AS 16-25 Ver Consultants 841-70-025 n/a KT Pending Payment
9/20/2022 AS 22-22 601 Renz PGE Substation Improvements TBD
9/15/2022 ZC 22-07 575 Las Animas Wireless facility KT
9/14/2022 TUP 22-06 6920 Monterey St Temp Event Use Jose Montes 841 66 033 KT
9/14/2022 AS 22-23 1986 Lavender New Hillside SFR MG/KT
9/14/2022 ZC 22-06 8655 Monterey St Wireless facility Verizon 790 27 006 KT
9/13/2022 HP 22-13 6300 Cameron
Habitat permit for new Industrial Building per AS 21-20 (SCVHA
GIL2022146)DJP/KT
9/9/2022 AS 22-21, GPA 22-03, ZC 22-05 710 Renz Lane Hotel with GPA and Rezone from Industrial to Commercial K Singh Nijjar 810 10 046, 047 CM
9/8/2022 M 22-10 6630, 6680, 6730 Monterey New Affordable Housing in GD Downtown District per SB 330 ROEM 841 14 007, 008, 009 94 mfr KT
9/1/2022 AS 22-20 2040 Portmarnock New Hillside SFR Maria Jianto 810-57-026 1sfr MG/CM Under Review by Mgroup
8/26/2022 AS 22-19, CUP 22-04 1000 Gilman New Ministorage use in M2-PUD SC Ventures LLC 841 18 086 KT
8/23/2022 AS 22-18 1920 Mantelli Drive New Hillside SFR Jhon Mecate 783-45-016 1sfr KT
8/9/2022 AS 22-17 2320 Wildrose Court New Hillside SFR Aminreza Ahmadi 783-46-039
1 SFR + 1
ADU CM incomplete 9/9
8/1/2022 ZC 22-05 2765 Hecker Pass ATT Zoning Clearance AT&T 783 04 004 KT
7/28/2022 AS 22-07 7251 Eagle Ridge Drive New Hillside SFR Woo Cheong 810-56-031 1 SFR CM incomplete 8/31
7/28/2022 AS 22-08 7265 Eagle Ridge Drive New Hillside SFR Woo Cheong 810-56-032 1 SFR CM incomplete 8/31
7/25/2022 TM 22-04 778 First 2 lot commercial developed site C Filice 808 12 036 no JB
5/25/2022 AS 22-16, V 22-01 201, 221 Yamane Drive 163,400 SF speculative industrial shell building Dennis Pauley 835-02-004, -057 no JB
5/24/2022 AS 22-15, Z 22-04 108 Chickadee Lane
Mixed use project with 12 apartment units and 2,992 SF of retail
space Linda Hinkle 790-66-057 12 MF units KT
5/18/2022 TM 22-03 7040 Church Street 3 lot subdivision
Amanda Musy-
Verdel 799-11-063 not yet JB
5/12/2022 TUP 22-05 Portrush Lane TUP for Model Home Complex Toll Bros 810-74-008 no JB
4/22/2022 HP 22-05 SVHA GIL 2022-090 Eagle Ridge Canyon Estates Habitat Plan Application Toll brothers 810-74-001 no JB Under Review by DJP
4/19/2022 M 22-06 Citywide Vending Policy City N/A no JB
3/23/2022 M 22-05 700 Gilman DRG pre-App for Self Storage and RV Parking Facility Andrew Kenny 841-18-086 no JB
3/17/2022 AS 22-09 (22030023)
Portrush Court, Southerland
Court, Walton Heath Court Canyon Estates - 19 new detached SFRs in Eagle Ridge Daniel Raia
810-74-001 thru -014;
810-75-001 thru -007, & -
011 19 sfr
JB
3/15/2022 TM 22-02, Z 22-02 (22030029,30)Miller at Santa Teresa
54 lot subdivision and zone change of 37.54 acres from A1 to
RH (SFR); consisting of 39 market rate tract homes, 14 custom
homes and a clulbhouse.Ren Jizhong 810 23 005
53 sfr market
rate
JB
Description:This log contains all major planning projects currently under consideration.Contact the planning division at
PlanningDivision@CityofGilroy.org or call (408) 846-0440 if you have any questions regarding this information.
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Packet Pg. 131 Communication: Planning Current Project Log (INFORMATIONAL ITEMS)
Planning Current Project Log 2
3/9/2022 AS 22-06 (22030017)8820 Muraoka New steel shop building with ancillary offices Santino Orozco 835-31-028 no KT
1/31/2022 AS 22-03 (22010026)951 Renz Lane Two new industrial buildings totaling 205,600 SF Jun Lee 841-18-080, -081 no JB
11/30/2021 AS 21-23 (21110042)210 Las Animas
New 7,949 SF industrial, building: approximately 4,975 SF for
endeavour storage offices, wholesale and container storage
yard (not mini storage) and approximately 3,000 SF for future
tenant Lon Davis 835-02-013 no
JB
9/1/2021 HP 21-13 Royal Way See TM 21-04
TMP Royal way,
LLC
799-44-093, 094, 095, 096,
097, 098, 101, 109, and
110
4 single-family
homes KT Under Review by DJP
9/1/2021
TM 21-04 (21090001); Z 21-05
(21090002); AS 21-17 (21090003);
HP 21-13 (21080029)Royal Way
Tentative Map, Zone Change, PUD Architectural & Site Review,
and Habitat Plan Permit for a 45-unit townhouse project
TMP Royal way,
LLC
799-44-093, 094, 095, 096,
097, 098, 101, 109, and
110
4 single-family
homes KT
8/30/2021 HP 21-12 (21080029)
Club Drive, north of Santa
Teresa Drive
Habitat Plan Permit for the McCutchin Creek, Palomino I and II,
and future Glen Loma Ranch area
Glen Loma
Group/Filice Family
Estate 808-43-002, 808-43-003 n/a
JB
7/30/2021 USA 21-01 (21070038)South Gilroy, see APNs USA Amendment (south Gilroy)Kerley, et. al.
808-25-001, -002, -003, -
004, -005 and 808-21-001, -
002, -003, -004 not yet
CM
on hold by applicant
7/29/2021 AS 21-13, TM 21-02 6970 Camino Arroyo
Five lot development in Gilroy Crossings PUD Phase 2 for
restaurant, gas station, two hotels and future industrial/medical
use.B Desai 841 70 149 no KT
7/8/2021 MM 21-07 (21060028)2140 Hollyhock LN Riparian setback encroachment CEQA 783-70-015 no CM incomplete
7/8/2021
CUP 21-02 (21050024)/ AS 21-10
(21050022)8605 Murray Ave.
Request to establish a dog boarding facility and caretaker unit
in the Murray-Las Animas overlay district. Donald Melancon 835-01-003 Caretaker Unit KT
1/1/2021 GP 22-01 Citywide Housing Element 2023-2031 City City-Wide no CM draft 9/12/22
1/1/2021 M 20-05 Citywide SB 330 Compliance Checklist City City wide no CM
1/1/2021 M 21-06 Citywide Parklet policy City City wide no CM on hold
11/16/2020 AS20-23; M 20-12 (20070016)8000 Camino Arroyo Data Center Bernie Woytek
841-069-028, 841-069-039,
841-080-005 no CM scoping meeting Sep/Oct
9/29/2020 AS 20-18 (20100002)
GLR Specific Plan; Northeast of
Santa Teresa & West of Miller
Architectural & Site review for the 40-unit multi-family Malvasia
neighborhood Glen Loma Group
808-18-003, 808-18-024,
808-18-025, 808-18-026 40 MF
JB
9/29/2020 AS 20-19 (20100003)Santa Teresa & West of Miller Knoll neighborhood.Developer; 408-847-808-18-025, 808-18-026 no JB
9/29/2020
TM 20-05 (20090053) / AS 20-18
(20100002) / AS 20-19 (20100003)
GLR Specific Plan; Northeast of
Santa Teresa & West of Miller
Tentative Map for Glen Loma Ranch specific plan Canyon
Creek, Rocky Knoll, and Malvasia neighorhoods. Totals 40
single-family units and 74 townhouse units. Includes
Architectural & Site review for the 40-unit multi-family Malvasia
neighborhood and and 34-unit multi-family Rocky Knoll
neighborhood.
Wren Investors,
Developer; 408-847-
3911
808-18-003, 808-18-024,
808-18-025, 808-18-026
40 MF, see
TM 20-05
JB
03/01/20 M 19-23 Citywide Mills Act Program - Ordinance, site visits, annual reports City City wide no
CM
on hold
09/24/19 M 19-10 Glen Loma Ranch Specific Plan
Traffic study for Tenth Street Bridge Construction/Modification
to consider elimination of bridge requirement Glen Loma Group no
JB
08/02/18 M 18-18 (#18080001)Citywide Special Events Permit/Temporary Use Permit Policy City no MAD
06/27/18 M 21-10 Citywide Historical Resource Inventory (additions, removals)City City wide no CM on hold
05/04/18
AS 18-09 (18050017)
Z 18-04 (18050018)Automall Pkwy. Zoning Amendment - Sign Ordinance -Electronic Billboard Arrow Sign Co.City wide no CM hearings in Nov/Jan 2023
09/04/16 Z 17-02 (#17030053)North of Santa Teresa Blvd Glen Loma Ranch Specific Plan update
Wren Investors,
Developer; 408-847-
3912
JB
9/2/2016 M 16-10 10th Street Bridge CEQA Documentation for 10th Street Bridge City N/A no JB
08/25/16 AS 16-33 (#16080044)W. Luchessa and Miller Ave.New Glen Loma Ranch Fire Station City of Gilroy no JB
12/02/15
GPA 15-02 (#15120002),
Z 15-12 (#15120004)Downtown
High Speed Rail Station Area Plan - Reactivation of contract w
HSRA to prepare an updated plan is pending preparation by
Dec 2022 City no KT
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Packet Pg. 132 Communication: Planning Current Project Log (INFORMATIONAL ITEMS)
Planning Current Project Log 3
9/28/2015
Z 15-03 ( includes Z 20-02
(20060030), Z 15-16 (#15120033)Citywide
Comprehensive Zoning Ordinance Update & Admin Draft
Zoning Map (Concurrent w GP 2040 GPA 13-02 Project),
including bicycle parking standards, RDO & Admin hearing
process amendments City City-Wide no KT
11/26/12
A 12-01 (#12110049)
Z 12-09 (#12110052)Vickery & Kern Avenues Annexation of 5.46 acres and prezone to Neighborhood District
Mark Hewell,
Developer
Phone: 408-483-
2400 not yet
CM/MD
7/17/12
USA 14-02 (#14070058),
USA 12-01 (#12070023)Vickery & Kern Avenues
Urban Service Area amendment to incorporate of 55.66+/-
acres into Gilroy’s Urban Service Area (USA)
Wren Investors,
Developer; 408-847-
3900 not yet
CM/MD
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Packet Pg. 133 Communication: Planning Current Project Log (INFORMATIONAL ITEMS)