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Resolution 2005-27 RESOLUTION NO. 2005-27 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING AlS 04-39, AN APPLICATION FOR ARCHITECTURAL AND SITE APPROVAL OF A PLANNED UNIT DEVELOPMENT (PUD) FOR 118 SINGLE FAMILY LOTS AND ONE 3.2 ACRE COMMUNITY PARK ON 32.9 ACRES AT THE FAR NORTHWEST CORNER OF THE EAGLE RIDGE DEVELOPMENT WHEREAS, Shapell Industries of Northern California, the applicant, with the consent of the owner of the property, Bonfante Gardens, submitted application AlS 04-39, which is, along with development applications GP A 04-01, Z 04-10, and TM 04-11, an application for architectural and site approval of a Planned Unit Development ("PUD"), for 118 single family lots and one 3.2 acre community park on 32.9 acres at the far northwest comer of the Eagle Ridge development ("the Project"); and WHEREAS, the property affected by AS 04-39 is described in the Legal Description for Certificate of Lot Line Adjustment for Parcel B, and shown as Parcel B on the plat map attached hereto as Exhibit A; and WHEREAS, the Planning Commission held a duly noticed public meeting on March 3, 2005, at which time the Planning Commission considered the public testimony, the staff report dated February 18, 2005 ("Staff Report"), and all other documentation related to application AlS 04-39, and recommended that the City Council approve the mitigated Negative Declaration prepared for the Project, and this application; and WHEREAS, the City Council held a duly noticed public meeting on April 4, 2005, at which time the City Council considered the public testimony, the Staff Report, a follow-up staff report dated March 7, 2005 ("Follow-Up Report"), and all other documentation related to application AlS 04-39; and IG801653162.1 031705-04706089 -1- Resolution No. 2005-27 WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), the City Council on April 4, 2005, adopted the mitigated Negative Declaration for this Project; and WHEREAS, the City Council determined that seven (7) conditions, incorporating mitigation measures #1 through #18, as set forth in the Negative Declaration, as well as fire, building permit issuance, and on-site grading/improvement conditions, should be incorporated into the Project as set forth in the Staff Report and recommended by the Planning Commission; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which this Project approval is based is the office of the City Clerk. NOW, THEREFORE, BE IT RESOLVED THAT: SECTION I A. The City Council hereby adopts the findings as required by Zoning Ordinance section 50.55 based upon substantial evidence in the entire record as described below: The project conforms to the Gilroy General Plan in terms of general location and standards of development. The project fills a specific need of the surrounding area by meeting established residential policies, specifically Policies 1.01, 1.03, and 12.03. The project does not require urban services beyond those that are available at the project site. The project provides a harmonious, integrated plan for a quality development that is consistent with the City's Planned Unit Development standards and policies. IG801653162.1 031705-04706089 -2- Resolution No. 2005-27 The project reflects an economical and efficient use of this property by creating residences that blend with the adjacent residential development. The project includes the addition and development of a 3.2 acre park and meets the intent of the Planned Unit Development ordinance. The project utilizes aesthetic design principles to create an attractive development that is compatible with the surrounding areas. The project does not create traffic congestion, noise, odor or other adverse effects on surrounding areas. The proj ect provides adequate access, parking, landscaping, trash areas and storage. B. Application AlS 04-39 should be and hereby is approved subject to the mitigation measures set forth in the Negative Declaration, attached hereto as Exhibit B, the Mitigation Monitoring Program for the project, attached hereto as Exhibit C, and the seven (7) final conditions of approval dated February 18,2005, attached hereto as Exhibit D. SECTION II This Resolution shall become effective and approval of AS 04-39 is granted if, and only if, Resolution No. 2005-25 approving GPA 04-01 and Ordinance No. 2005-07 approving Z 04-10 become effective, and on the same date said Ordinance takes effect. If said Resolution and Ordinance do not take effect, then AS 04-39, without any further action required by the City Council, is denied. IG801653162.1 031705-04706089 -3- Resolution No. 2005-27 PASSED AND ADOPTED this 11 th day of April, 2005, by the following vote: AYES: COUNCIL MEMBERS: CORREA, DILLON, GARTMAN, MORALES, VELASCO, and PINHEIRO NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: VALIQUETTE APPROVED: ~ .. ert Pi eiro, Mayor ~ /.~~~ Rhonda Pellin, City Clerk IG801653162.1 031705-04706089 -4- Resolution No. 2005-27 07/08/04 16:03 FAX 408 B48 0302 HUuu~Hl J~N~~n A~AK \J!:JVUU --" ..... .I EXHIBIT A LEGAL DESCRIPTION FOR CERTIFICATE OF COMPLIANCE LOT LINE ADJ:USTMENT 13.) SOQoOB'OQ"E, a distance of 934.99 feet to the southeasterly comer of said Parcel B, also being an angle point in the northerly line of Lot 62 as said lot is shown on said map of Tract 9365; thence leaving said easterly line and running along the southerly line of said Parcel a, and the northerly line of said Lot 62 14.) NB9052'17"W, a distance of 1,626.89 feet to the TRUE POINT OF BEGINNING. ., Containing 1,424,268.90' square -feet or 32.6972 acres, more or less. END OF DESCRIPTION. 07108/04 16;03 FAX 4088480302 KUI.:iI.:i~Kl .J~I'I;)nn ^"tu~ HEcKER pASS H1GHWA 'f 1F'lsRT STREET) ......... ~ "<l' .....II tP~ ~I <("<l' I1..Cl "<l' PARCEL MAP PARCEL MAP 563-M-13 PARCEL MAP 316-M-Aa BO-M- 2 PARCEL A .pGCUMEm------- ;1114139227 \ \ \ PARCEL 4 494-M-43 TRANSFER PARCEL P. O.B !TRANSfER PARCEL) P .0. C JPARCEL 8) I I I + + I I L---________~ PLAT, TO ACCOMPANY CERTIFICATE OF COMPLIANCE FOR LOT LINE ADJUSTMENT J)JUSTMENT OF JlpARCEL E" AND "PARCEL e" ~s DESCRIBED IN THE LOT LINE ADJUSTMENT RECORDED AS DOCUMENT #14139227 PARCEL C DOCUMENT #14139227 BONFANTE GARDEN THEME PARK Nt') I "'" I -J I I I>J~ I ul ~"<l' . ~D\ "l' LINE 11 L2 L3 L4 L5 L6 L7 LB LINE TABLE LENGTH BEARING 178.08' NOO'07'43"E 176.61' N04.1B'SS"E 36.13' N02'29'27"E 1 20.56' N09i 9'49"W 1 46.48' NOO.46'42"W 190.51' N21'41'39"E 72.82' N63'29'09"W 1 94.26' NBBi 3'32"W >- w o ~ Nt\! U)t\! ~I l::i=f ~~ ....10 CURVE C1 C2 C3 C4 NB9'S2'17"W 1675.00'(1) T.P .O.B.(PARCEL B) LEGEND P.o. C . POINT OF COMMENCEMeNT P.O. B . POINT OF BEGINNING T . P . 0 . B . TRUE POIN T OF BEGINNING PROPERTY BOUNDARY UNE FORMER LO TUNE -- -- --- NEW LOT LINE EXIS nNG LOT LINE - - - - RANCHO LINE TRANSFER PARCEL TOTAL DIMENSION RADIAL BEARING PARCEL MAP - 494-M-4J N04 'J7'09"WrR) \' NOO'36'OO.W _C.1.. 0.34' D ET AIL NB9'59' Ss7.w- N,T,S.' 240.84' 1000 TRACT 9365 74B-M-lO NOTE: BEARINCS AND DISTANCES ARE BASED ON RECORD INFORMA nON DESCRIBED IN THA T CERTAIN LOT LINE ADJUSTMENT FILED AS DOCUMENT #141J9227. OFFICIAL RECORDS OF SANTA CLARA COUNTY. CALIFORNIA. CURVE TABLE . LENGTH RADIUS 165.45' 193.00' 258.30' 632.00' 324.40' 1360.00' 5.24' 65.00' t"':i':':':':,,:,:,:,,,:,:,:,:,,:,:,:,:,:,:,:,'!.~:,:,:':':':-:':':':':':':':':;;':':,1 (T) (R) (R1) I N90'OO'OO"W 88.59' DEL TA 49'07'00" 23.25'00" 13'40'00" 4.37'09" 1500 1 SCALE IN FEET: 1"= 500' ENGlfIEEflS'. PLAflNERS . SURI/EVORS DATE: JOB NO.: EXHIBIT B COll1ll1unity Developll1ent Departll1ent Planning Division (408) 846-0440 Negative Declaration City of Gilroy 7351 Rosanna St. Gilroy, CA 95020 (408) 846-0440 PROJECT DESCRIPTION Name of Project: ShapellBonfante Gardens Project [FILES: GPA 04-01~ Z 04-10; AS 04-39~ TM 04-11~ M 04-12] Nature of Project: The project proposes a General Plan Amendment (GPA) and rezoning ofa 32.7-acre site that is currently owned by Bonfante Gardens and is used as a maintenance area and storage yard for the adjacent Bonfante Gardens Theme Park. The project proposes to change the land use designation on the site from Visitor Serving Commercial to Low Density Residential and to amend the Eagle Ridge PUD zoning and permit to allow for the ~evelopment of 118 single-family dwelling units and a 2.95-acre private recreation area. PROJECT LOCATION Location: The 32.7-acre project site is located south of Hecker Pass Highway and northeast of the Eagle Ridge residential development in Gilroy. Uvas Creek is located to the north of the project site, the Bonfante Gardens Theme Park employee/overflow parking lot lies to the west of the project site, the Eagle Ridge Golf Course lies to the east of the site and Troon Way and the Eagle Ridge Glens Neighborhood are located to the south of the project site. ENTITY OR PERSON(S) UNDERTAKING PROJECT Name: Address: Shapell Industries of Northern California . 100 N. Milpitas Blvd., Milpitas, CA 95035 INITIAL STUDY An Initial Study for this project was undertaken and prepared for the purpose of ascertaining whether this project might have a significant effect on the environment. A copy of this study is on file at the City of Gilroy Planning Division, 7351 Rosanna Street, Gilroy, CA 95020. (FILE: GPA 04-01; Z 04-10; AS 04-39; TM 04-11; M 04-12) 01-13-05 . Page 1 FINDINGS AND REASONS . . . The Initial Study identified potentially significant effects on the environment, however, all potential impacts have been mitigated to a point where no significant effects will occur. There is no substantial evidence the project may have a significant effect on the environment. THE FOLLOWING REASONS WILL SUPPORT THESE FINDINGS: 1. The proposed project is consistent with the State CEQA Guidelines; 2. The proposed project and its identified impacts will be mitigated to a point where all identified impacts are reduced to a level of no significant impact; 3. The proposed project is consistent with the adopted goals and policies of the Gilroy General Plan text, and th~ General Plan Land Use Map; 4. The Initial Study was reviewed by city staff, and this Negative Declaration reflects the independent judgment of the City of Gilroy. 5. The proposed project will not have any significant impacts on the environment. End of Review Period: February 16, 2005 ., /7 . ~ : ~ ~ ~@d William Faus Planning Division Manager Bfaus@ci.gilroy.ca.us Date Prepared: January 13, 2005 (FILE: GPA 04-01; Z 04-10; AS 04-39; TM 04-11; M 04-12) 01-13-05 Page 2 EXHIBIT C Shapell's EAGLE RIDGE ..,; BONFANTE ADDITION ..,; GPA 04-01 Z 04-10 AS 04-39 (PUD) TM 04-11 M 04-12 ~ ~ ~ O~ Ifu ~~ Zo -~ ~~ ~t'I.l Oz ~f;I;1 ~~ ~~ -<f;I;1 ~~ z~ =r-. Oz ~o z= O..;l ~..;l zrt 9~ ~t'I.l -< ~ - ~ - ~ ~ u '0; 011:= .el .50 ~u - ~ u I: .! "S. 8 o U .... o "'Cl o .c ~ - s.. oS "0 ta I: _=0 ta o'lj . -.c 0 fj 00;'::: a'~ .2 ~ =:~ 8-88~ m Q) Q) .! oS ,rJ :"5! "O'S ;>.. _ ,rJ ~ .~,rJ ;>.. . ige~-'aB ~'iS 5 g]>~::S e M r:s -'.1:3 ~ e ::s .::s 1::lqJ ~ ~ ~ ~ .5 ~ 0 8 is' 88"OIjoSQ)Cl -0 = ta 8'i oS t= o m <<-< Q) ~"Ot=::::~08 o ~ Q) .~'!i1 M g. ~.~ 8 ~ Q) ~ 'Q) m = 8'1:: oS e > ::s -8 0 ::s =..... Q) Cl ..... 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U.O' ~.s ~..!.. 5 ~:.E !:: ........c . e e ~ 1-0 U - ca~,,;;;u U 0.> 0 o'~ c:: Ul '$ .... .....s ~ >.'8 ~ >. 0 Qj g 0 ti u-E:>t'S~~u"" CIS u~.s;::l~"Og.e!>gj ~ ~ e G ~.~ g ~ S 8 .~ 1?004 > o...Iii: !-< oij .... ~ U t'S <II 1) U e U.S ~ ~'E a .... 1::.r;:: U ..... 0 =..J:! r::..c:l u~ o Ul <II = .. U 0'. t)~.....rn e lU <II U ~t>~~ . r:: .... Q."O t'S 8 ~.5] ~ , 1I'l~ 0_ o 0 N bll ..d <<I !~ on 8 N i ~ .1~ e f,:l.., Ul j I l]:l a ~ bll .~ 'G 8. l~ ;g ~ ~til ~ .s CIS - '= ~~ o = 1Il 0 := .~ ~'J:l t7.l~ - Qj ~ o rJl ~ ca ',;:1 :5 ~ o >. ] (5 ~ .~ u EXHIBIT D 02/18/05 1. ATTACHED - MITIGATION MEASURES #1 through #18, from the project Initial Study shall be applied to this PUD approval. The Initial Study was reviewed by staff and found to be in substantial compliance with the California Environmental Quality Act (CEQA). Staff has reviewed this report in conjunction with the subject request and finds the project substantially consistent with all environmental documentation. 2. The construction of individual homes shall comply with the provisions of Zoning Ordinance Section 5.50, entitled "Site Design Requirements," pertaining to proposed individual dwelling unit designs, subject to the review and approval by the Community Development Department. 3. Homes constructed on the western edge of the property (lots 110 through 118) adjacent to Bonfante Gardens, shall be constructed with noise rated windows and forced ventilation. Prior to construction, at the building permit stage, the STC noise rating shall be determined. It is expected that windows with a STC noise rating of 26-to-36 will be required and doors could have a STC rating of 24 to 28, to ensure that noise levels remain at 45dB Ldn or below in the interior of the homes. 4. The design and construction of the proposed 3.2 acre community park shall be substantially consistent with plans submitted under this application; if not, the applicant shall submit a revised PUD request. Fire Conditions [Jacqueline Bretschneider, Fire Marshall, (408) 846-0430] 5. ATTACHED - Conditions #1 through #9, dated 09/02/04, shall be applied to the project approval. Building-Life-Environmental-Safety Conditions (408) 846-0430 6. ATTACHED - Conditions for building permit issuance. 7. ATTACHED - Conditions, on-site grading /improvements. PROJECT FILES: GPA 04-01 Z 04-10 AS 04-39 (PUD) TM 04-11 M 04-12 AIR QUALITY Air Quality Impacts During Construction Implementation of the following mitigation measures would reduce construction-related _____~hort-term !ir q~~!~impacts to a less than signi!,!cant level: General Plan Policy The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policy reflects the City's requirements for any future proposed project: . Air Quality Policy 21.05 states to reduce air quality impacts associated with construction activity by reducing the exhaust emissions through appropriate mitigation actions. Programmed Mitigation Measures . Any future development under the proposed General Plan designation will be subject to the City's grading ordinance and the BAAQMD dust control measures. . All earth moving activities will include provisions to control fugitive dust, including regular watering of the ground surface, cleaning nearby streets, damp sweeping, and planting any areas left vacant for extensive periods of time. . All trucks hauling soil, sand, and other loose materials will be covered for transport or required to maintain at least two feet of freeboard. . All demolition activities will be undertaken according to Cal/OSHA and EP A standards to protect workers and off-site occupants from exposure to hazardous materials. BIOLOGICAL RESOURCES White-tailed kite and other tree-nesting raptors Implementation of the following project mitigation measure would red\lce impacts to white- tailed kites and other tree-nesting raptors to a less than significant level: . If construction activities begin during the breeding season (February through July), a qualified biologist familiar with white-tailed kite, loggerhead shrike, and other raptors shall be engaged by the project applicant to survey the site prior to the initiation of any ground disturbing activities to determine the nesting status of these species and other raptor species. If white-tailed kite, loggerhead shrike, or other raptors are found nesting, the construction contractor shall avoid the nest tree(s) during the nesting season and establish a non-disturbance buffer. A temporary fence shall be placed around the nest tree(s) to delineate the limits of the non-disturbance buffer. Fencing shall be placed at a minimum distance of 150 feet from the dripline of the tree(s) or as recommended by the California Department of Fish and Game. Nest trees shall be removed only after the young have fledged and are no longer returning to the nest tree. Western burrowing owl Implementation of the following project mitigation measures would further reduce impacts to burrowing owls: . The project shall conduct pre-construction surveys to determine if western burrowing owls are present within the footprint of the proposed grading area, no more than 30 days prior to initiation of my construction-related activities. These surveys shall be conducted during the non-breeding season (September 1 through January 31) to allow for passive relocation of any owls which may be present. . Should burrowing owls be found on the site during the breeding season (February 1 through August 31), exclusion zones with a 250- foot radius from occupied burrows, will be established. All project-related activities shall occur outside of the exclusion area until young have fledged. As noted above, if burrowing owls are detected on site, this would constitute a change in condition pursuant to CEQA and trigger a subsequent environmental evaluation. This evaluation would ascertain whether or not the project would result in a significant impact to the species and, if so, what appropriate mitigation should be implemented to reduce impacts to a less-than- significant level. Pallid bat and Townsend's big-eared bat Implementation of the following project mitigation measures would reduce impacts to Pallid bats and Townsend's big-eared bats to a less than significant level: . Pre-construction surveys to determine if Pallid or Townsend's big-eared bats are roosting within any of the structures shall be conducted by a qualified biologist no . more than 30 days prior to the initiation of any demolition activities. . If an active nursery roost is located, demolition shall be postponed until after the young become Volant (flying), and a IOO-foot exclusion zone shall be erected around the roost location. If non-breeding bats are found, the individuals shall be safely evicted under the direction of a qualified biologist. . Significant Trees Conformance with the City's Landscaping Policy and implementation of the Tree Protection Zone, as described below, and the following mitigation measures will reduce impacts to trees from development to a less than significant level and maintain and improve retained trees' health and vitality: Tree Protection Zone . A Tree Protection Zone (lPZ) shall be established around each tree. For design purposes, the lPZ shall be defmed at the edge of the dripline. No grading, excavation, construction or storage of materials shall occur within that zone. When trunks are accurately located and development plans refined, the Consulting ArQorist shall identify specific TPZs for each tree. . No underground services, including utilities, sub-drains, water or sewer shall be placed in the TPZ. . Tree Preservation Notes, prepared by the Consulting Arborist, shall be included on all plans. . Any herbicides placed under paving materials must be safe for use around trees and labeled for that use. , . Irrigation systems must be designed so that no trenching shall occur within the TPZ. Pre-construction . The construction superintendent shall meet with the Consulting Arborist before beginning work to discuss work procedures and tree protection. . Fence all trees to be retained to completely enclose the TPZ prior to demolition, grubbing or. grading. Fences shall be six feet chain link or equivalent as approved by consulting arborist. Fences are to remain until all grading and construction is completed. . Prune trees to be preserved to clean the crown and to provide clearance. All pruning shall be completed by a Certified Arborist or Tree Worker and adhere to the Best Management Practices for Pruning of the International Society of Arboriculture. Brush shall be chipped and spread beneath the trees within the TPZ. During construction . No grading, construction, demolition or other work shall occur within the TPZ. Any modifications must be approved and monitored by the Consulting Arborist. . Any root pruning required for construction purposes shall receive the prior approval of, and be supervised by, the Consulting Arborist. . Supplemental irrigation shall be applied as determined by the Consulting Arborist. . If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Consulting Arborist so that appropriate treatments can be applied. . No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the TPZ. . Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. Tree Replacement Ratios . The project shall include planting valley oak and western sycamore trees within the 1 50-foot Uvas Creek buffer. These plantings shall consist ofplantin'g valley oak and western sycamore trees at a ratio to be determined by the City. . Significant trees removed shall be replaced on the site with 15 gallon or larger tree u_, _._____--5p.ecimens,....at.thaCity~s.standard replacement ratio of3-] (3Jeplacementforl.__.____~__ removed), or project-specific ratio to be determined by the City, which ever is ereater. . Trees removed that do not meet the City's significant tree criteria shall be replaced on the site with 15 gallon or larger tree specimens, at a ratio to be determined by the City. CULTURAL RESOURCES Compliance and implementation of the following measures Will reduce impacts to archaeological resources to a less than significant level: General Plan Policy The policies of the City of Gilroy General Plan have been adopted for the pwpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policy reflects the City's requirements for any future proposed project: . Historic Preservation Policy 5.07 states that if archeological resQurces or human remains are discovered during construction, work shall be halted within 150 feet of the fmd until it can be evaluated by a qualified professional archaeologist. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented Specific Development Project Mitigation Measures . If archaeological resources or human remains are discovered during construction, work shall be halted within 165 feet of the find until a qualified professional archaeologist can evaluate it. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented by a qualified archaeologist, with review and approval by the Director of the Community Development Department. . If human remains are found during construction, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours_ The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a MID or the MLD failed to make a . recommendation within 24 hours after being notified by the commission;]?) 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. . . If it is demonstrated that the impacted archaeological deposit qualifies for inclusion on the California Register of Historic Resources, plans for mitigation of impacts to the resource shall be submitted to the City of Gilroy for approval before work is allowed to recommence in the impact zone. Mitigation can take the form of limited data retrieval by additional hand excavation combined with archaeological monitoring of all construction related earthmoving inside the area defmed as significant in order to record and/or remove for further analysis. GEOLOGY AND SOILS Soils Compliance and implementation of the following measures will reduce soils impacts to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Natural Hazards Policy 25.01 states to permit development only in those areas where potential danger to the health, safety, and welfare of residents can be adequately mitigated to an ..acceptable level of risk." This applies to development in areas subject to flood damage or geological hazard due to their location and/or design. Development should be prohibited in areas where emergency services, including fire protection, cannot be provided. . Natural Hazards Policy 25.03 requires appropriate studies as part of the development review process to assess potential hazards and assure that impacts are adequately mitigated. . Natural Hazards Policy 25.04 states to enact development controls to ensure "an acceptable level of risk" in those areas where life and property are subject to seismic, geologic, and flooding hazards. ..Acceptable risk" in this instance describes the level of risk that the majority of citizens will accept without expecting governmental action to provide protection. This definition considers acceptable risk only from the point of view of the public agency; individual concepts of acceptable risk may vary widely. Specific Development Project Mitigation Measures . Buildings and subsurface garages will be designed and constructed in accordance with the design-level geotechnical investigation prepared for the site, which identifies the specific design features that will be required for the project, including site preparation, compaction, trench excavations, foundation and subgrade design, drainage, and pavement design. The geotechnical investigation shall be reviewed and approved by the City Public Works Department prior to issuance of a building permit for the project. . Prior to development, the site will undergo extensive preparation, including site preparation and fill and compaction design techniques as recommended in Appendix C and the site-specific geotechnical analysis noted above. . As soon as grading is complete, all exposed soils shall be seeded or vegetated with a City-approved seed mix and native vegetation to ensure that soils are stabilized. SEISMICITY AND SEISMIC HAZARDS Conformance and implementation of the following measures will reduce seismic related impacts to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Natural Hazards Policy 25.01 states to permit development only in those areas where potential danger to the health, safety, and welfare of residents can be adequately mitigated to an "acceptable level of risk." This applies to development in areas subject to flood damage or geological hazard due to their location and/or design. Development should be prohibited in areas where emergency services, including fire protection, cannot be provided. . Natural Hazards Policy 25.03 requires appropriate studies as part of the development review process to assess potential hazards and assure that impacts are adequately mitigated. . Natural Hazards Policy 25.04 states to enact development controls to ensure "an acceptable level of risk" in those areas where life and property are subject to seismic, geologic, and flooding hazards. "Acceptable risk" in this instance describes the level of risk that the majority of citizens will accept without expecting governmental action to provide protection. This definition considers acceptable risk only from the point of view of the public agency; individual concepts of acceptable risk may vary widely. . Natural Hazards, Seismic, Policy 25.07 states to allow only low intensity, low occupancy development in areas subject to high seismic risk. . Natural Hazards, Seismic, Policy 25.08 states to assure that structures for human occupanCy are designed and constructed to retain their structural integrity when subjected to seismic activity in accordance with the Uniform Building Code of the State of California . Natural Hazards, Seismic, Policy 25.09 states to ensure proper site investigation and appropriate mitigation for development proposals in areas of unconsolidated fill, in former streambeds, and in areas subject to seasonal high groundwater tables. Site and building design and engineering must minimize potential damage to an "acceptable level of risk" from hazards posed by liquefaction, differential settlement, and .severe ground shaking. . Public Safety, Emergency Services Policy 18.06 states to ensure that high-occupancy structures (such as schools, hospitals, office buildings, and apartments) and critical emergency facilities (such as fire and police stations, emergency relief facilities, and water storage facilities) are not located in areas of high seismic risk. Additionally, ensure that such structures are designed to protect human life to the highest degree possible during a "maximum probable event" of seismic activity, and that they have emergency plans approved by the City. Specific Development Project Mitigation Measure . Implement the recommendations in the preliminary geotechnical exploration report. HAZARDS AND HAZARDOUS MATERIALS Other Hazards Compliance and implementation of the following measures wi'l reduce fire hazard impacts to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Natural Hazards Policy 25.13 states to ensure that new and existing construction complies with- applicable state and local codes, ordinances and regulations regarding fire and life safety. . Natural Hazards Policy 25.14 states to require "Class A" roofs on all new construction or reproofing in the area west of Santa Teresa Boulevard, south of Mantelli Drive, and west of Rancho Hills Drive. . Natural Hazards Policy 25.15 states to ensure adequate water flows in all areas of urban development to provide the level of fire suppression necessary for the types of structures and occupancies anticipated. Limit new development to areas where adequate flows for fire suppression are provided, and require improvement measures in existing subdivided areas to where flows are insufficient. . Natural Hazards Action 25. G states to provide plan checks for new construction, remodels, tenant improvements and demolitions to ensure compliance with applicable life safety and fire protection system requirements, including special requirements for fire safety in areas of hillside construction. HYDROLOGY AND WATER QUALITY Water Quality Compliance and implementation of the following measures will further reduce drainage impacts and reduce water quality impacts to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Flood Control, Drainage, and Water Quality Mitigation Measure 4.10-C states that the City shall obtain a municipal storm water NPDES permit and prepare a SWPPP as part of that permit approval -DR-{)n a project-specific basis, post-construction water quality mitigation shall be implemented to prevent significant impacts of sedimentation and urban runoffbased on recommendations by the Regional Water Quality Control Board. Guidance for appropriate measures is contained in the "Start at the Source, Design Guidance Manual for Storm Water Quality Protection, prepared for the Bay Area Stormwater Management Agencies Association." Specific Development Project Mitigation Measures . The specific development includes the following Best Management Practices (BMPs) for storm water quality: During Construction - The project will implement construction BMPs to ensure that water quality is protected. - Construction BMPs include erosion control measures, sediment transfer reduction measures and dust control measures. - All site contractor and personnel will be trained in proper construction BMPs prior to construction activity. In addition, the site developer will retain a construction manager familiar with NPDES permit requirements to monitor construction actiVIties. These measures would reduce potential construction impacts to water quality. - The project will use native plants and drought-tolerant landscaping wherever possible. The project will also install efficient irrigation systems, such as drip irrigation and automatic irrigation systems to minimize excess runoff. Post-Construction Water Quality The applicant will coordinate with the City and the SCVWD to ensure that requirements for storm drainage and post-construction stormwater practices are met to the satisfaction of the City Engineer. The project Homeowners' Association will provide information and instructions to potential project residents (original owners and transfer owners) regarding water quality BMPs. Public EducationIParticipation activities. The Homeowners' Association will provide information to new project residents regarding pollution prevention. The project Codes, Convenance, and Restrictions (CC&R) will include requirements for the Homeowners' Association to implement the following measures within any common landscaping and open space areas: 1) Materials Use Controls, which include good housekeeping practices (storage, use and cleanup) when handling potentially hannful materials, fertilizers, paint, and where possible using safer alternative products; 2) Material Exposure Controls, which prevent and reduce pollutant discharge to storm water by minimizing the storage of hazardous materials (such as pesticides) onsite, storing materials in a designated area, installing secondary containment, conducting regular inspections, and training employees and subcontractors; and 3) Material Disposal and Recycling, which includes storm drain system signs and stenciling with language to discourage illegal dumping of unwanted materials. The Homeowners' Association will notify project residents of household hazardous waste and used oil recycling. 4) Post construction water quality may also include the use of fossil filters, maintained by the Homeowners' Association. The CC&R's for the project will include a prohibition on the dumping of waste products (solid waste/liquid waste and yard trash) into storm drain systems, open space areas, and creeks. The project CC&R's will include provisions for private street, parking lot and storm drain maintenance activities. These activities control the movement of pollutants and removal of them from the pavement through catch basin cleaning, storm drain flushing, street sweeping, and by regularly removing illegally dumped material from the project site. NOISE Short-Term Construction Impacts Compliance and implementation of the following measures will reduce noise impacts to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be ___________ ~co~orated into or re9!lired of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Noise Policy 26.01 states to establish a physical development pattern that is compatible with the noise environment of Gilroy, ensuring that residential neighborhoods and park areas are the quietest areas in the community. . Noise Policy 26.02 states to ensure that outdoor and indoor noise levels are within the maximum permitted levels. Prohibit further development in areas where noise levels currently exceed these standards or where such development will cause levels to exceed the permitted maximum. . Noise Policy 26.04 states to consider the acoustical design of projects in the development review process to reduce noise to an acceptable level. Ensure that noise mitigation features are designed and implemented in an aesthetically pleasing and consistent manner. . Noise Policy 26.05 states to require landscaped earth berms as an alternative to soundwalls where feasible to buffer noise along major thoroughfares adjacent to residential areas. Where an earth berm is not feasible, a masonry wall screened with drought tolerant, low maintenance landscaping would be required. . Noise Action 26.C states to review development proposals to assure consistency with noise standards, using the Future Noise Contours map to determine if additional noise studies are needed for proposed development. . Noise Action 26.D states to use the adopted Noise Element as a guideline for compliance with the State's noise insulation standards. . Noise Mitigation Measure 4.7-B states as part of normal City review and approval procedures for future projects, the following measures should be incorporated to mitigate construction noise: - Limit all construction-related activities to weekdays between 7:00 AM and 7:00 PM and Saturdays and holidays between 9:00 AM and 7:00 PM, with no construction on Sundays. - Equip all internal combustion engine-driven equipment with mufflers that are in good conditions and appropriate for the equipment. - Locate stationary noise-generating equipment as far as possible from sensitive receptors when sensitive receptors adjoin or are near a project construction area Staging of construction equipment shall be as far as feasible from the sensitive residential uses to the south. - Construct sound walls or other noise reduction measures prior to developing the project site. Specific Development Project Mitigation Measures . Utilize "quiet" models of air compressors and other stationary noise sources where technology exists. . Prohibit unnecessary idling of internal combustion engines. ._ _____ Designate-.a..~is_e_disturban~e_cuofJlinator:_who shall be resl)O.DS-ihle_JOCIesponding to any local complaints about construction noise. The disturbance coordinator would determine the cause of the noise complaints (e.g., beginning work too early, bad muffler, etc.) and institute reasonable measures warranted to correct the problem. A telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. PUBLIC SERVICES Parks Conformance with the following measures will reduce impacts to park facilities to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project. . Parks and Recreation, System Standards Policy 16.01 states to maintain the City's established standard of five acres of developed park land per thousand population. . Parks and Recreation, System Standards Policy 16.02 states to require developers of new residential subdivisions to dedicate land for development of recreation facilities, which may include cultural facilities, to serve the subdivision, neighborhood, and community. At the City's discretion, the developer may pay fees in lieu of dedication to assist in land acquisition and facility development in other locations. . Parks and Recreation, Facility and Program Access Policy 16.06 states to.. distribute parks and recreation facilities geographically throughout the community. A neighborhood park or park facility with similar features shall be provided within walking distance of all residents. . Parks and Recreation, Facility and Program Access Policy 16.07 states to ensure that parks, recreational facilities, and special use facilities are planned, designed and implemented in accordance with the policies set forth in the City of Gilroy Parks and Recreation System Master Plan. . Parks and Recreation, Facility and Program Access Policy 16.08 states to ensure that all facilities and parks comply with State and Federal accessibility codes and standards, such as those established by the Americans with Disabilities Act (ADA), and California Building Standards Code (Title 24, California Code of Regulations). RECREATION Compliance with the following measures will reduce impacts to recreational facilities to a less than significant level: General Plan Policies The policies of the City of Gilroy General Plan have been adopted for the purpose of avoiding or mitigating potential environmental effects resulting from planned development within the City. Specific mitigation measures conforming to these policies would be incorporated into or required of a development proposal. The following policies reflect the City's requirements for any future proposed project: . Parks and Recreation, System Standards Policy 16.01 states to maintain the City's established standard of five acres of developed park land per thousand population. . Parks and Recreation, System Standards Policy 16.02 states to require developers of new residential subdivisions to dedicate land for development of recreation facilities, which may include cultural facilities, to serve the subdivision, neighborhood, and community. At the City's discretion, the developer may pay fees in lieu of dedication to assist in land acquisition and facility development in other locations. . Parks and Recreation, Facility and Program Access Policy 16.06 states to distribute parks and recreation facilities geographically throughout the community. A neighborhood park or park facility with similar features shall be provided within walking distance of all residents. . Parks and Recreation, Facility and Program Access Policy 16.07 states to ensure that parks, recreational facilities, and special use facilities are planned, designed and implemented in accordance with the policies set forth in the City of Gilroy Parks and Recreation System Master Plan. . Parks and Recreation, Facility and Program Access Policy 16.08 states to ensure that all facilities and parks comply with State and Federal accessibility codes and standards, such as those established by the Americans with Disabilities Act (ADA), and California Building Standards Code (Title 24, California Code of Regulations). TRANSPORTATION The project will implement the following mitigation measure to reduce impacts related to roadway traffic speed to a less than significant level: . To address the existing speeding problem, the project will participate in a traffic calming program to be established for the Eagle Ridge development. The program will include a detailed corridor study that would identify constraints and opportunities with respect to potential traffic calming treatments aimed at reducing vehicle speeds on the segments of Club Drive experiencing speed problems. Although a variety of , treatments may result from the detailed study, some potential traffic calming treatments include: building special 25-MPH speed humps, building traffic chokers at strategic locations, and establishing a traffic calming task force to carry out community education tasks aimed at reducing speeds. Bicycles and Pedestrian Facilities Implementation of the following mitigation measures will reduce impacts to bicycle and --------pedestnan facilities to-a leSstnan sigriificanHevel: ------------------ . Sidewalks shall be built on at least one side of all streets in the project site, including the three north-south cul-de-sacs. . Construction of a pedestrian connection between Hackett Drive and Cairnes Court. This could be accomplished by adding a sidewalk on the south side of Morris colt Way between these two roads, or by extending the pedestrian path located on the north side of Morris colt Way to Cairnes Court and designing it in such a was so as to discourage the use of the Bonfante access gate for pedestrian traffic. Project Site Access The project includes the following mitigation to reduce potential site access impacts to a less than significant level: . The inbound project driveway will be reconfigured to provide storage space for at least three vehicles (approximately 75 feet) and the angle of the inbound driveway will be changed to allow softer right turns into the project site. Additionally, the location and orientation of the key card terminal will be adjusted to allow for cars to pull into the inbound driveway at a softer angle to access the gate. The final design of the driveway and card key gate will be reviewed and approved by the City's Traffic Engineer prior to approval of the tentative map for the project. Uvas Creek Driveway and Project Access Intersection Design The project includes the following measure to reduce impacts related to emergency vehicle access to a less than significant level: . The project will adjust the curb radius of the southerly portion of the roundabout island to at least 32 feet to allow emergency vehicles to make a left-turn from the southbound stOp sign on Uvas Creek driveway followed by an immediate right turn onto Morriscolt Way, all in a continuous forward-moving pam, Additionally, the radius of the southerly curb return on the project driveway will be increased to at least 32 feet, or angle of the inbound project driveway lane will be softened so that a vehicle path with a 32-foot inside radius can be accommodated at the Uvas Creek driveway. Construction Traffic Implementation of the following measure would reduce construction traffic impacts to a less than significant level: . All construction traffic shall access the site via the Bonfante Gardens entrance on Hecker Pass Road. Fire Comments for Residential Single Family Residential Projects TM/ A & S Review ' Jacqueline Bretschneider, Fire Marshal (408) 84~430 Date: 09/02/04 Project: Eagle Ridge Z 04-10, AS 04-39, TM 04-11 Address: Hecker Pass Highway -Nnmber:----040800n,---i.-3,-t6----.------------ 1. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure for homes up to 3600 square ft. Street Hydrants shall be spaced every 300 ft, and within 150 ft of any building. Hydrants shall be installed prior to commencement of construction with combustible materials. Fire Hydrant locations shall be approved by the Fire Marshal prior to final map/site improvements. The most remote hydrant shall be flow tested by a qualified person or the Fire Marshal prior to possession by the water department. Flow test shall be submitted to the Fire Marshal prior to the building permit. 2. Roadways shall provide a minimum 20 feet of unobstructed travel. Vertical clearance of not less than 15 ft shall be provided. Turning radius shall not be less than 32' inside and 39'. Road widths shall be as follows: a. 20 ft. no parking on either side b. 28 ft. no parking on one side. c. 36 ft parking not restricted. 3. Where parking is restricted, it shall be posted with signs for No Parking-Fire Lane and curbs shall be painted red. Signage and curb painting shall be maintained. in good condition. The parking enforcement plan shall be reviewed and approved by Deputy Fire Marshal prior to the final inspection of the first unit built. The parking enforcement plan shall be provided by the developer for the HOA to follow, and shall be included in the CC&R's. 4. Final map to include a paragraph that reads: "Red curbing and signage shall be maintained by the Home Owners Association. A parking enforcement shall be implemented by the Homeowners Association." ' 5. Dead end streets in excess of 150 ft shall be provided with a turn around that meets the Fire Department Standard. (cul-de-sac of78'diameter, hammer head with 30'deep extensions on each side of roadway, 3 point turnaround consisting ofa 54'x54' rectangular turnaround from a minimum 20' entry adjacent to one comer. 6. Secondary access shall be provided when 24 or more units served. Gated Access Roadways shall be provided with electronic and provided with an Opticom opening system compatible with the Fire Department equipment. 7. Lots against an open or undeveloped area shall have a perimeter buffer of minimum 30 ft in width that meets the Fire Department Fuel Transition Zone Policy. The final map shall show the perimeter buffer and indicate that it is the responsibility of the HOA to maintain. 8. Due to the location of this PUD, being outside ofthe Fire Department 5 minute response time area, the homes be provided with a residential fire sprinkler system meeting the NFPA 13D requirements. ' 9. House numbers shall be clearly visible from the street. If the house is recessed the house number shall be provided at the driveway entrance and at a height of not less than 36 inches from the ground. All main address numbers shall be a minimum of2.5 inches in --------nelgnt With a 3781nch stroke and placed to read fiom left to nght and/or top toootfoili-:---------- Oty of Gilroy Community Development Deparbnent BLES Division - Building 408846-0430 - Fax: 408846-0429 IMPORTANT INFORMATION BEFORE YOU APPLY FOR YOUR BUILDING PERMIT PLEASE GIVE THIS INFORMATION TO THE, ARCHITECT, DESIGNER, ENGINEER, CONTRACTOR, AND ANYONE ELSE ON YOUR PROJECT TEAM SO THEY MAY HAVE THE PROPER INFORMATION FOR YOUR PROJECT. NOT ALL ISSUES RAISED IN THE FOlLOWING INFORMATION MAY BE APPUCABLE TO YOUR PROJECT. NOTE: When building permit application is made, additional comments may be added due to incomplete plans, plan changes from any prior plans used in Planning Division processes, mistakes, errors or omissions. CONDITIONS FOR SITE AND PERMIT: . Separate plan and permit are required for Grading, Drainage and Erosion Control. . Separate plan and permit are required for Detached Retaining and Sound Walls. . Separate plan with construction details are required Garden Walls. . Separate plan and permit are required for Detached Trash Enclosures. . Separate plan and permit required for Fire Sprinklers, Alarms and Hydrants. . Separate plan and permit required for Grease Interceptor/Clarifier. . Separate plan and permit required for Generators. . Separate plan and permit required for Signs. . Separate plan and permit are required for Movable Cases, Counters, Partitions, and Storage Racks over 5' foot r inches. . Separate plan and permit required for On-Site Parking Lot Design/Paving. Including path of travel, disabled parking layout and signage. . If Disabled Parking is to be provided it shall comply with the 2001 CBC Chapter 11 requirements. . Top of Retaining Walls for dwelling construction shall be level. . Roof drains/rainwater leaders to be hard piped to storm drain system. . Driveways shall not exceed 15% slope. DESIGN PROFESSIONAL -This project will require a State of California registered design professional to-design, stamp and wet sign the construction plans. In order in review, please provide the following: . Deferred submittals and Special inspection requirements shall be located on the Title page of the plans. . A fully dimensioned plot plan with distance to property lines/setbacks. . Distance between structures. . Building Area. .. Type of construction. . Type of Occupaney . Slopes and grade. . Show the location of all entrances and exits. . Locate all utilities on site plan. . Show emergeney egress to the public way. . Show installation of Fire Sprinklers. . California Energy: Zone #4. . Fire Protection Class: 4. . Seismic: Zone#'4 . Wind speed: 70 .. Wind Exposure: C-if using B calculations must be justified. . Storm Water Roof Drainage: 1.5 inches/hour. I:\PLANNING\Shapell\Bonfante AnnexatiOlllcomments received on AS-PUD\Presubmit Inf<H>40800I3.DOC BUILDING CODES - All construction shall comply with Building, Mechanical, Plumbing" Electrical, T -24 Energy and Accessibility, and City codes in effect at the time of issuance of the building permits resulting in actual construction. Put the version used for the design on the plans. All work shall conform to local ordinances and the following: . 2001 California Building Code. . 2001 California 8ectrical Code. ----------....--2OO1-CaIifomia-MedlanicaJ-Code.--. . 2001 California Plumbing Code. PLAN SUBMITTALS . New Commercial & Industrial 5, 2 of the 5 wet stamped and signed. . Health Department 3 . New Residential 4,2 of the 4 wet stamped and signed. . Model plans must include reverse plans for foundation, floor plans and sections. . For subdivisions, submit an 8 V2" x 11" plot plan, including address, tract number, lot number, setbacks, lot drainage, utilities and street furniture. . Residential Hillside 5, 2 of the 5 wet stamped and signed. . Tenant Improvements 4, 2 of the 4 wet stamped and signed. . Residential Alterations 3. . Energy and Structural Calculations 2. . Environmental Health Dept. 3. " The Final. Aooroved Plans for Commercial. Industrial. DwellinGS three (3) or more stories in heiGht. and Condo oroiects must also be submitted in diGital format before oermit issuance. As-Built olans for Commercial and Industrial oroiects must be submitted in diGital format before issuance of a Certificate of Occuoancv. SOILS REPORT - A soils report shall be submitted containing design recommendations ,for footings, retaining walls, and make provisions for anticipated differential settlement. FEMA - This project may be in a flood zone and must meet the City of Gilroy "Floodplain Management Ordinance" #98-16. FOUNDA TrONS - All mitigation measures and design recommendations identified in the soils report approved by the Building Offidal, MUST be reviewed by the soils engineer of record for confonnance. Structural foundation design plans must also be reviewed by the soils Engineer of record for conformance to recommendations contained within the soils report. FOUNDA TrON INSPECTIONS - Prior to requesting a Building Department foundation inspection, the soils engineer shall inspect and approve the mitigation measures and the foundation excavations. The soils engineer shall submit documentation to the Building Division which verifies compliance with the recommendations specified in the soils report. EROSION CONTROL - The applicant shall submit an Interim Erosion and Sediment Control Plan. This can be Incorporated on the Grading Plan and shall include the following information: . Maximum surface runoff from the site as calculated using the method approved by the Building Official. . A delineation and brief description of the surface runoff and erosion control measure to be implemented including but on limited to types and methods of applying mulches to be used. I:\PLANNINO\Sbapell\Bonfante Annexation\conunents received on AS-PUD\Presubmit Info-04080013.DOC . A delineation and brief description of vegetative measures to be taken, included but not limited to, seeding methods, the type, location and extent of existing and undisturbed vegetation types, and a schedule for maintenance and upkeep. No imorovements olanned. Where an applicant does not plan to construct permanent improvements on the site, or plans to leave portions of the site graded but unimproved, applicant must: m.-Suom1t anInterim Plan designed to control runoff anaeroslon on tlles"i1:e for the period of time during which the site, or portions thereof, remain unimproved and: . Submit a request for the release after the completion of grading. Work Schedule: The applicant must submit a masterwork schedule showing the following information: . Proposed grading schedule. . Proposed conditions of the site on each July 15, August, September 15, October 15 during which the permit is in effect. . Proposed schedule for the installation of all interim erosion and sediment control measures including, but not limited to, the stage of completion of erosion control devices and vegetative measures on each of the dates set forth in Subsection (2); . Schedule for construction of final improvements, if any. . Schedule for installation of permanent erosion and sediment devices where required. WET SEASON WORK. {October 15 to Aoril15J . For commencement of the grading during the wet season, applicant must provide special documentation, as required by Building Official, showing the reasons other than financial, for the need to commence at that time. . For continuation of activities, other than installation, maintenance or repair of measures in the Interim of final plans, during the wet season, permittee must apply for and receive, every five (5) working days, special permission to proceed. . Building Official shall grant permission under this subsection on the basis of weather forecasts, experience and other pertinent factors, which indicate the activity, may occur without excessive erosion occurring. DUST AND MUD CONTROL MEASURES. Contractors performing grading operations within the Oty where dry conditions are encountered shall adequately control dust or mud from spreading off-site or into existing structures on-site. Prior to commencement of the grading operations, contractor shall furnish details of proposed dust or mud control measures to the Building Official for approval. Failure to control dust or mud from grading operations shall result in suspension of grading operations until adequate measures are in place to allow continuance. SPECIAL INSPECTIONS-In addition to the inspections by CBC Sec. 108, the owner or the engineer or architect of record acting as the owners agent shall employ one or more special inspectors who shall provide special inspections when required by CBC section 1701. Please contact the Building Division at the time of plan submittal to obtain an application for special inspections. STRUCTURAL CALCULATrONS- Provide Structural Calculations verifying compliance with all applicable provisions of the Uniform Building code Chapter 16. Prior to request for final inspection, I:\PLANNINO\Shapell\Bonfante Annexation\commeots received on AS-PUD\Presubmit Info-040SOO13.DOC written verification by the engineer of record indicating conformance with the structural design shall be submitted to the Gilroy Building Division. DEMOUTION - Demolition permits will be issued in accordance with City Ordinance. Prior to permit issuance: Submit a plot clearly showing the location and the portion of building or the building to be demolished, a completed application for Demolition, a Bay Area Air Quality Management District "J" number, and obtain approval from the Building Official for the scope of work. The forms necessary are available at the Building Counter. ---------Any-Building~ver-50-yeal'S--okI-may-also__require-Hist-oric-Heritage--Commiltee-approval-prior to demolition. Check with the Planning Division for any additional requirements. . Prior to demolition permit issuance a letter of Utilities Disconnect from PG&E must be submitted to the Building department. . Prior to demolition, a pre-site inspection is required by the Building Department to verify the utilities, water and sewer lines have been capped off within (5) five foot of the property line. . Prior to demolition a site plan shall be submitted to the Building Department showing the location of any water pumps, wells, septic tanks, leech lines or structures on site. GRADING AND SHORING - A site development permit shall be required for all grading and shoring work. Shoring plans, calculations, etc., must be reviewed and approved by Building Division. NOTICE OF EXCA VA TrON - Prior to excavation, adjoining landowners shall be given notice of the date, location, and extent of excavation in conformity with Section 832 of the Civil Code and copies shall be provided to the Building Official prior to issuance of grading permit. SANITA TION - In assembly buildings, bathroom facilities must meet the number of fixtures required by State and Federal regulations. Assembly fadlities arid buildings are required to provide higher number of fixtures in women's bathrooms. In our adopting Ordinance #2002-26, we adopted the entire 2001 California Plumbing Code (Table 4-1) and the 2001 California Building Code Appendix Table 29-A. Plumbing Code Table 4-1 is also adopted by the State Architects Office. In determining how many fixtures are required, we use the most restrictive. COMMERCIAL KITCHEN. .Kitchens to be designed to Environmental Health regulations and receive their approval. Plans for Restaurants, Bars, Grocery Stores and other food type occupancies, three (3) sets of plans must be submitted to: . Santa Clara County Environmental Health Consumer Protection. 1555 Berger Drive, Suite 300 San Jose, CA 95112-2716 (408) 918-3400 Fax (408) 258-5891 T-24ACCESSIBILITY/COMMERCIAL - The developer shall comply with all applicable provisions of Chapter 11 of the California Building Code (Title 24) for Disabled Access. . Accessible parking spaces are required to meet the 2001 CBC. . Accessible parking should be located at the shortest route of travel to the accessible entrance. . Provide accessible parking spaces to meet Table 118-6. . Where single spaces are provided, the unloading access aisle must be placed on the passenger side. . One in every eight accessible spaces, but not less than one, shall be designed for van accessibility. . The disabled cannot go behind other parked cars. . Show the Slope of the accessible parking space and unloading area. . Provide signage to meet. . All entrances and exterior ground-floor exit doors to buildings shall be made accessible to persons with disabilities. . Distribute the accessible parking near accessible entrances. I:\PLANNING\SbapeI1\Bonfante Annexation\comments received on AS-PUD\Presubmit Info-040800I3.DOC · Provide an accessible path of travel between accessible parking and tenant space. · Provide an accessible path of travel to the public right of way including the nearest bus stop. · Any walking surfaces with a slope greater than 1:20 will be considered a ramp and designed as such. · Pedestrian walkways must conform to requirements for accessibility (path of travel, slopes of ramps and walkways, etc.). BUILDING SECURITY-Provide details to show how the conditions of the Building Security - -ordinance"'#-as--17-will-be met. · Provide a "PUBUC SAFETY RADIO SYSTEM- to support the City's Public Safety - Communications System in any structure over 10,000 square feet. · Provide an illuminated address at the front of structure. · Provide signage at the rear of structure for building identification. · Except where clear vision panels are installed, all front exterior doors shall be equipped with a wide-angle (l8O-degree) door viewer, not to be mounted more than fifty-eight (58) inches from the bottom of the door. ADDRESS - Provide proper address for proposed project on each page of plans prior to submission of plans for initial building plan check. Provide Assessors Parcel number on title page. CONSTRUCTION RESTRICTION - All construction shall be restricted to the following hours: Weekdays (Monday thru Friday) Saturdays and City Holidays Sunday's - 7:00 am. tD 7:00 pm. - 9:00 am. to 7:00 pm. - No construction activity allowed. PRE-CONSTRUCTION CONFERENCE - A pre-construction conference shall be held at a time and location agreed upon by the City and applicant for the purpose of review and approval of construction procedures. The building owner/developer shall be represented by his designer and construction staff. The City will be represented by departments having conditions of approval on the project. I:\PLANNINO\Sbapell\Bonfante Annexation\comrnents received on AS-PUD\Presubmit Info-04080013.IX>C ONSITE GRADING AND/OR IMPROVEMENTS REQUIRED GENERAL NOTES The following General Notes are required on all onsite grading and/or improvement plans submitted for approval to the City of Gilroy Community Development Department, Building Division, and shall not be modified. Additional notes may be added under the title of Project Notes. The Building Official will resolve any conflicts that may arise betWeen the required ~_rading Notes and the Proj~ Notes. ______________________ 1. Temporary Bench Mark - Based on a City approved benchmark as shown on these plans. Elevation Location (to be entered when known). 2. All existing elevations shall be field verified by contractor unless otherwise noted. Any differences found for existing conditions or off site work compared to approved plans shall be immediately reported to the design Engineer and the Building Official for on-site conditions for detennining how the project is impacted and any adjustments required. 3. All survey monuments shall be installed at locations shown on the corresponding final map before acceptance of the subdivision. Approval by Engineering Division. 4. Contractor shall not destroy or damage any existing permanent survey monuments. Any monuments destroyed or damaged shall be replaced at the contractor's expense. Approval by Engineering Division. 5. All on site work shall confonn to the latest edition of the City of Gilroy Standards that are hereby made a part of these plans. Any proposed or necessary deviation from the Standards must be submitted in writing and written Building Official approval given prior to proceeding with work not in compliance with the Standards. 6. Developer or person in responsible charge of the work, shall arrange for a pre-constructiQn meeting with the Building Division prior to commencing any construction. Coordination is required with the Engineering Division. An encroachment pennit shall be obtained from the City of Gilroy Community Development Department, Engineering Division, upon completion of said meeting and prior to construction of any imorovements within an existing or offered for dedication right-of-way, public utility easement or public service easement. A completed set of plans signed by the City Engineer is equal to an encroachment pennit. 7. A grading permit shall be obtained from the City of Gilroy Building Division prior to any grading of building pads and/or any on site area. Applicant for the grading permit shall provide a plan review Jetter from the Soils Engineer with the plan submittal. A grading pennit does not give contractor pennission to commence any off-site grading. Only upon improvement plans City approval (plans signed by City Engineer) and completion of a pre-construction meeting, shall contractor commence off-site grading. 8. Contractor is to notify the Building OffICial 2 working days prior to commencing any work phase. 9. Contractor shall preserve all surrounding property by confining operations to within the "Limits of Work" and/or within site property lines. Contractor shall be responsible for maintaining access for all adjoining residents, places of business, and properties at all times and in a safe manner. Contractor shall make proper notification two weeks in advance and again three days in advance of any interruption in access or utility services to the above property owners or tenants, the City Engineer's Representative, and the Building OffICial. 10. Excavations on-site that obstruct existing required access for vehicles and pedestrians shall be backfilled, compacted, and temporarily paved with cold mix cut back type A.C. to allow for vehicular and pedestrian traffic prior to 4:00 P.M. The use of trench plates is allowed, provided the Contractor covers all edges of the plates with cold mix material. Non-skid trench plates shall be used in the pavement areas. It shall be the Contractor's responsibility to maintain on a daily basis, including weekends, the amount of material necessary to maintain the . trench surface flush with the existing pavement or walks. In addition, the Contractor shall respond to and correct shifting trench plates regardless of the time of day. If Contractor fails to correct sinking backfill material or shifting city ofOilroy PUDIOradingPlanSTDnotesRequired-040800 13.doc Revised 8/01 A-I I:\PLANNING\Sbapell\Bonfante Annexation\comments received 01\ AS- trench plates in a timely manner, City shall reserve the right to correct the problem and back charge the contractor. ' 11. To reduce a potential fire hazards, Contractor shall only use equipment provided with an approved spark arrestor 12. Right of ModifICation for onsite work: Approval of this plan does not release Subdivider, Contractor, Permitee, or Owner of any responsibility for correcting mistakes, errors, or omission, contained therein. If during the course of construction, publiC safety interest requires a modification of or a departure from these improvement plans or the City Standards, the Building Official shall have the authority to require such modifications and departures. Departures or modifications are to be properly documented by the person(s) responsible for project design and are subject to Building Official. 13. Off-Site and On-Site Water & Dust Control: Contractor shall provide a water truck on the work site at all times. Contractor will be allowed to draw water from the City of Gilroy Water Distribution System only after obtaining a hydrant meter from the Community Services Department and an inspection of the water truck for a proper backflow device or air-gap filling pipe. Developer has paid for off-site construction water which shall be used for site grading only. Contractor shall keep dust production to a minimum from construction activity to the maximum extent possible. Contractor shall clean all existing streets, curbs, gutters, and sidewalks affected by the project at the end of each working day. 14. Material Storage: No material shall be stored near the edge of pavement, traveled way, sidewalk, gutters, driveway, or shoulcler line which may create a hazard for vehicular and pedestrian traffIC, or wash into the storm drain system. 15. Trench restoration shall be according to City of Gilroy Standards. 16. Trench Safety: It shall be Contractor's responsibility to provide all necessary trench safety measures for excavations. All trench safety measures shall be in accordance with the latest CAL-OSHA guidelines. Contractor ,shall provide evidence of a CAL -OSHA trenching permit at the pre-construction meeting for all trenching over 4 feet in depth. 17. Joining Existing Pavement: Existing pavement to be joined by new pavement shall be saw cut vertical to proVide straight, true and neat joints. Overlapping of existing pavement without saw cutting or grinding shall not be permitted. The vertical edges shall be tacked prior to paving. Terminals of all surfacing indicated on the plans shall join any existing surface in a smooth butt joint. Conform paving by method of abrasive grinding will be allowed upon approval of the City Engineer. 18. Sanitary Sewers: All manholes, sewer mains, and laterals on-site must pass a leakage test as described in the City of Gilroy Standard Details for Construction. After all backfill, testing, and pavement restoration has been completed, the contractor shall flush and clean all sewer lines 24 inches or less in diameter by the Wayne Ball Method. After the leakage test, but prior to paving, a television inspection shall be performed at all locations of newly installed sewer mains at contractor's expense. A television inspection copy is to be filed with the Building Official including a report on the inspection findings. The underground contractor must keep an accurate record of manholes and the distance between them and each wye branch lateral, and their direction. 19. Before any upstream sewers are constructed, the contractor shall expose and verify the elevation and location of existing sewer lines to be connected. 20. The end of each new lateral shall be marked as shown in City of Gilroy Standards. The concrete contractor shall stamp an "S" on the face of curb directly above the lateral. 21. Water lines: City of Gilroy PUDIOradingPlanSTDnotesRequired-040800 13.doc Revised 8/01 A-2 I:\PLANNINO\Sbapell\Bonfante Annexation\conunents received on AS- Contractor shall not turn off or on any valves belonging to the City's water system without permission of the Water Division. Only Community Services Department personnel shall open the necessary valves to connect new piping. Failure to follow this requirement shall be considered an "unlawful connection" and may result in issuing of a citation and fines as specified in Section 13.04 of the Gilroy Municipal Code. The Water Division may authorize the contractor to operate designated valves. Connections requiring shut down of the system shall be done between the hours of Midnight and 6:00 AM, and only upon coordination with the Community Services Department. - 23. All on-site water piping shall be tested after completion of the trench backfill and compaction of the final base material, but prior to placement of the final paving surface. Water piping in landscape or turf areas rnay be tested prior to trench backfill if compaction is not required. 22. 24. Contractor shall place marker posts adjacent to all air relief valves and blow off assemblies along water mains located in unimproved areas or fields. The markers shall be blue 72" curb-flex utility markers with an appropriate label. 25. The concrete contractor shall stamp a letter "w" on the face of curb directly above the water service. 26. Backfill & Compaction: Backfill material shall in accordance with City Standards. 27. Jetting and/or flooding of trench backfill material will not be permitted. 28. Any excess excavation material may be deposited onsite in areas and at depths designated by the Owner, and with written approval of the Building OffICial and the Soils Engineer. 29. The minimum relative compaction for trench backfill, subgrade, and base material shall be 95% throughout the project unless recommended otherwise in the Soils Reportand approved by the Building Official. 30. Trench backfill: Contractor shall provide compaction test results of the lifts specified in the soils report to the Building Official from a certified testing laboratory at contractor's expense. 31. Any aggregate base that becomes contaminated during construction shall be removed and replaCed with uncontaminated base. 32. Erosion Control An erosion control plan shall be required prior to any physical development of a property planned between October 15th and April 15th. Said plan shall meet the minimum standards and specifications of the Loma Prieta Resource Conservation District. In addition, see section 3316.3 a through d added to Building Code appendix chapter 33 for erosion control plans and wet season work approvals. Contractor shall be responsible for initiating the required erosion control measures during the above time period and obtaining Building OffICial approval for any wet season earth work of any kind. city of Gilroy PUD\OradingPlanSTDnotesRequired-040800 13.doc Revised 8/0 I A-3 1:\PLANNING\Sbapel1\Bonfante Annexation\comments received on AS- I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached Resolution No. 2005-27 is an original resolution, or true and correct copy of a city resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the lIth day of April, 2005, at which meeting a quorum was present. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Gilroy this 4th day of May, 2005. /J() /) ~(j;lj~ . City Clerk of the City of Gilroy (Seal)