Resolution No. 2019-06 | Tentative Map (TM 18-02) Subdivision in the Nebbiolo Neighborhood | Adopted 06/20/2019RESOLUTION NO. 2019-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TM 18-021
A SUBDIVISION OF A 125.32+/- ACRE SITE INTO 102 VILLAGE LOTS
IN THE NEBBIOLO NEIGHBORHOOD; 46 COMPACT LOTS IN THE
MALVASIA NEIGHBORHOOD; AND 23 COMPACT LOTS IN THE GLEN
NEIGHBORHOOD, FOR A TOTAL OF 171 RESIDENTIAL LOTS; TWO
PUBLIC OPEN SPACE PARCELS FOR THE CONSTRUCTION OF THE
SANTA TERESA TRAIL; 22 PRIVATE OPEN SPACE PARCELS THAT
WILL BE MAINTAINED BY THE HOMEOWNERS' ASSOCIATION;
THREE LOTS FOR FUTURE DEVELOPMENT; AND ASSOCIATED
PUBLIC AND PRIVATE STREETS ON PROPERTY LOCATED NORTH
OF SANTA TERESA BOULEVARD, BETWEEN MERLOT DRIVE AND
MILLER AVENUE (APN # 808-18-003, 808-18-024, 808-18-025, AND
808-18-026), FILED BY GLEN LOMA GROUP, 7888 WREN AVENUE,
SUITE D-143, GILROY, CA 95020.
WHEREAS, The Glen Loma Corporation submitted an application requesting a
tentative map to subdivide an approximate 125.32+/- acre site into 102 Village Lots in
the Nebbiolo neighborhood; 46 Compact Lots in the Malvasia neighborhood; and 23
Compact Lots in the The Glen neighborhood, for a total of 171 residential lots; and two
public open space parcels for the construction of the Santa Teresa trail; 22 private open
space parcels that will be maintained by the homeowners' association; three lots for
future development; and associated public and private streets on property; and
WHEREAS, the subject property is located within the Glen Loma Ranch Specific
Plan area, north of Santa Teresa Boulevard, between Merlot Drive and Miller Avenue,
commonly known as the Nebbiolo, Malvasia and The Glen neighbrohoods; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the
tentative map (TM 18-02), in accordance with the Gilroy Zoning Ordinance, and other
applicable standards and regulations; and
WHEREAS, said tentative map was referred to various public utility companies
and City departments, including the Technical Advisory Committee for
recommendations; and
WHEREAS, on November 7, 2005, the City of Gilroy adopted the Glen Loma
Ranch Specific Plan; and
WHEREAS, on November 21, 2005, the City of Gilroy adopted the Glen Loma
Ranch Development Agreement; and
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WHEREAS, the Planning Commission finds the tentative map conforms to the
City's General Plan and elements thereof, including the "Glen Loma Ranch Specific
Plan" and the "Neighborhood District Policy"; and
WHEREAS, an environmental impact report (EIR) was prepared for this site as
part of the review of application GPA 00-01; and
WHEREAS, the California Environmental Quality Act (CEQA) Guidelines section
15182, Residential Projects Pursuant to a Specific Plan, exempts residential projects
pursuant to a specific plan from further environmental review under CEQA, as long as
the project meets the requirements of that section. Staff has determined that the
proposed residential subdivision meets the requirements of section 15182, such that no
additional CEQA analysis is required; and
WHEREAS, a mitigation monitoring and reporting plan has been prepared,
consistent with the certified EIR; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
1. The proposed tentative map is generally consistent with the intent of the
goals and policies of the "Glen Loma Ranch Specific Plan."
2. The proposed tentative map is generally consistent with the intent of the
goals and policies of the "Neighborhood District Policy."
3. The proposed tentative map is generally consistent with the intent of the
goals and policies of the City's General Plan.
4. The proposed development is consistent with the Zoning Ordinance and
the City's Subdivision and Land Development Code, and the State
Subdivision Map Act.
5. Public utilities and infrastructure improvements needed in order to serve
the proposed project are in close proximity.
6. As identified in the certified EIR, all significant environmental impacts
associated with buildout of the Glen Loma Ranch Specific Plan area can
be reduced to a less than significant level with the implementation of
adopted mitigation measures identified in the certified EIR, except for air
quality. The proposed project would result in a significant, unavoidable
environmental impact with regard to project emissions and consistency
with the Bay Area 2000 Clean Air Plan. When adopting the specific plan in
2005, the City Council adopted a statement of overriding considerations,
finding that the benefits of the project outweighed this environmental
effect.
WHEREAS, the Planning Commission finds that the applicant agrees with the
necessity of and accepts all elements, requirements, and conditions of this resolution as
being a reasonable manner of preserving, protecting, providing for, and fostering the
Resolution No. 2018-03
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health, safety, and welfare of the citizenry in general and the persons who work, visit or
live in this subdivision in particular.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the City Council the approval of the tentative map,
subject to the following conditions:
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. An internal condition reference number is located at the end of
each condition (e.g. G-1 or MND-S2).
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL
Building Divisionhnspectors
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
GENERAL PROJECT CONDITIONS
1. Approval of tentative map application TM 18-02 (hereinafter "this permit") is
granted for approved plans stamped as "Approved on August 5, 2019" ("the plans")
on file with the Planning Division subdividing an approximate 125.32+/- acre site
into 102 Village Lots in the Nebbiolo neighborhood; 46 Compact Lots in the
Malvasia neighborhood; and 23 Compact Lots in the The Glen neighborhood, for a
total of 171 residential lots; and two public open space parcels for the construction
of the Santa Teresa trail; 22 private open space parcels that will be maintained by
the homeowners' association; three lots for future development; and associated
public and private streets on property. 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 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. (PL, G-1)
2. 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. (CA, G-2)
3. 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
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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. (CA, G-3)
4. Failure to appeal this decision in a timely manner, or commencement of any
activity related to the project, is understood to clarify Developer's acceptance of all
conditions and obligations imposed by this permit and waiving any challenge to the
validity of the conditions and obligations stated therein. (CA, G-4)
5. The expiration date of this approval is August 5, 2021. 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. (PL, G-5)
6. 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. (CA, G-7)
7. Developer shall complete the "Notice of Land Use Restrictions and Conditions"
form, using the form provided by the City, for recording with the Santa Clara
County Recorder. Before the City issues building permits, Developer shall submit
the original completed, signed and notarized document to the Community
Development Director or designee. (PL, G-9)
8. Developer acknowledges that because of water limitations placed on the City by its
water providers, approval of this permit does not guarantee that the city will issue
building permits. Issuance of building permits may be delayed and subject to
implementation and/or compliance with mandated water conservation or allocation
plans that could be required during drought emergencies pursuant to the Gilroy
City Code Chapter 27.98. (PL/PW, G-10)
9. 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. (PL/CA, G-11)
10. An approved tentative map or vesting tentative map shall expire twenty-four (24)
months from the approval date if the final map is not approved prior to expiration.
(PL, G-12)
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PLANNING DIVISION STANDARD CONDITIONS
11. 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. (PL/BL, PL-1)
12. Developer shall submit plans for building permit applications that include, on all
sets, a reproduction of all conditions of approval of this permit, as adopted by the
decision -maker. (PL, PL-3)
13. Concurrent with or prior to an application for a grading permit, Developer shall
apply for a Santa Clara Valley Habitat Plan permit from the City of Gilroy. The
grading permit will be issued only after payment of assessed fees and approval of
the Habitat Plan permit. (PL, PL-9)
14. Prior to issuance of a grading permit, Developer shall present to the Community
Development Director or designee, a receipt issued by Santa Clara County for full
payment of the Santa Clara Valley Habitat Plan fees for associated with the
proposed development. Such receipt shall be dated within six (6) months of the
grading permit issuance date, or the fee amount may be reassessed and
difference collected at the time of grading permit issuance. (PL, PLA 0)
15. 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 (PL/BL, PL-11)
"During earth -moving, grading, and construction activities, Developer shall
implement the following measures at the construction site:
a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and
on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is
prohibited on Sundays and City -observed holidays;
b. Locate stationary noise -generating equipment as far as possible from sensitive
receptors when sensitive receptors adjoin or are near a construction project
area;
c. Construct sound walls or other noise reduction measures prior to developing
the project site;
d. Equip all internal combustion engine driven equipment with intake and exhaust
mufflers that are in good condition and appropriate for the equipment;
e. Prohibit all unnecessary idling of internal combustion engines;
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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."
16. 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 (BL/PL, PL-
13):
"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."
17. 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 (BL/PL, PL-14):
"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
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rejects the recommendation of the descendent, and the mediation by the Native
American Heritage Commission fails to provide measures acceptable to the
landowner."
PLANNING DIVISION ENVIRONMENTAL CONDITIONS
The following MITIGATION MEASURES, which are contained within the EIR and EIR
addendum, prepared pursuant to the California Environmental Quality Act, and as
modified based upon changes in applicable regulations, are included as conditions of
approval.
18. Project proponents shall specify in project plans the implementation of the
following dust control measures during grading and construction activities for any
proposed development. The measures shall be implemented as necessary to
adequately control dust, subject to the review and approval by the City of Gilroy
Engineering Division (corresponds to EIR Mitigation Measure 3):
The following measures shall be implemented at all construction sites:
• Water all active construction areas at least twice daily;
• Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard;
• Pave, apply water three times daily, or apply (non -toxic) soil stabilizers on
all unpaved access roads, parking areas and staging areas at construction
sites;
• Sweep daily (with water sweepers) all paved access roads, parking areas
and staging areas at construction sites; and
• Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets.
The following measures shall be implemented at all construction sites greater
than four acres in area:
• Hydroseed or apply (non -toxic) soil stabilizers to inactive construction
areas (previously graded areas inactive for ten days or more);
• Enclose, cover, water twice daily or apply (non -toxic) soil binders to
exposed stockpiles (dirt, sand, etc.);
• Limit traffic speeds on unpaved roads to 15 mph;
• Install sandbags or other erosion control measures to prevent silt runoff to
public roadways; and
• Replant vegetation in disturbed areas as quickly as possible.
The following measures are strongly encouraged at construction sites that are
large in area, located near sensitive receptors or which for any other reason may
warrant additional emission reductions:
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• Install wheel washers for all existing trucks, or wash off the tires or tracks
of all trucks and equipment leaving the site;
• Install wind breaks, or plant trees/vegetative wind breaks at windward
side(s) of construction areas;
• Suspend excavation and grading activity when winds (instantaneous
gusts) exceed 25 miles per hour; and
• Limit the area subject to excavation, grading and other construction
activity at any one time.
19. Subject to the review of the City of Gilroy Planning Division, no more than 30
days prior to commencement of grading or construction activities for
development proposed in or adjacent to potential nesting habitat (i.e., riparian
woodland and oak woodland), a tree survey shall be conducted by a qualified
biologist to determine if active nest(s) of protected birds are present in the trees.
Areas within 200 feet of the construction zone that are not within the control of
the applicant shall be visually assessed from the project site. This survey shall
be required only if any construction would occur during the nesting and/or
breeding season of protected bird species potentially nesting in the tree
(generally March 1 through August 1). If active nest(s) are found, clearing and
construction within 200 feet of the tree, or as recommended by the qualified
biologist, shall be halted until the nest(s) are vacated and juveniles have fledged
and there is no evidence of a second attempt at nesting, as determined by the
qualified biologist. If construction activities are not scheduled between March 1
and August 1, no further shrike or tree surveys shall be required (corresponds to
EIR Mitigation Measure 5).
20. Subject to the review of the City of Gilroy Planning Division, no more than 30
days prior to commencement of grading or construction activities for
development proposed in or adjacent to potential roost habitat (i.e., riparian
woodland and oak woodland), pre -construction surveys for bat roosts shall be
performed by a qualified biologist. If bat roost sites are found, the biologist shall
implement a program to remove/displace the bats prior to the removal of known
roost sites. In addition, an alternate roost site shall be constructed in the vicinity
of the known roost site. Specifications of the alternate roost shall be determined
by a bat specialist (corresponds to EIR Mitigation Measure 6).
21. Prior to approval of each tentative map or use permit, project plans for future
development on the project site shall be designed to avoid unnecessary filling or
other disturbance of natural drainage courses and associated oak/riparian
woodland vegetation to the greatest extent feasible, subject to review and
approval of the City of Gilroy Planning Division. In the event that disturbance of
site drainages and associated oak/riparian woodland vegetation cannot be
avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts, storm drain
outfalls, etc.), authorization from the California Department of Fish and Game
through Section 1600 et. seq. of the Fish and Game Code and/or the U.S. Army
Resolution No. 2018-03
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Corps of Engineers through Section 404 of the Clean Water Act and the Regional
Water Quality Control Board through Section 401 of the Clean Water Act shall be
obtained, if required, prior to issuance of building or grading permits for any
activity that might encroach on the site's drainages. Conditions imposed on
these permits and/or authorizations may include but not be limited to the
following (corresponds to EIR Mitigation Measure 8):
• Construction work shall be initiated and completed during the summer and
fall months when the drainages are dry, or at least have a very low flow.
Typically, no construction work shall be allowed between October 15th
and April 15th.
• A Habitat Restoration Plan shall be prepared to identify the exact amount
and location of affected and replacement habitat, to specify on -site
revegetation with locally -obtained native species within the buffer areas to
mitigate habitat loss, and to provide specifications for installation and
maintenance of the replacement habitat. Any loss of riparian or wetland
vegetation resulting from construction activities shall be mitigated on -site
at a minimum 3:1 replacement ratio.
22. Any loss of oak and/or riparian woodland habitat resulting from development
shall require the project proponent to retain a qualified biologist to prepare a
Habitat Restoration Plan to identify the exact amount and location of affected and
replacement habitat, specify an appropriate plant palette, and provide
specifications for installation and maintenance of the replacement habitat.
Replacement vegetation shall consist of locally -obtained native plant species.
Any loss of riparian woodland vegetation shall be mitigated on -site at a minimum
of 3:1 replacement ratio, unless otherwise determined by the Department of Fish
and Game and the City of Gilroy. Any loss of oak woodland vegetation shall
require preservation of on -site oak woodland at a ratio of 3:1 and replanting on -
site at a ratio of 1:1, unless otherwise determined by the Department of Fish and
Game and the City of Gilroy. The Habitat Restoration Plan shall be prepared
prior to issuance of building or grading permits for any activity requiring removal
of oak and/or riparian woodland habitat, subject to review and approval of the
City of Gilroy Planning Division and California Department of Fish and Game
(corresponds to EIR Mitigation Measure 9).
23. Prior to issuance of grading and/or building permits, subject to the review of the
Gilroy Planning Division, the project applicant shall install siltation fencing, hay
bales, or other suitable erosion control measures along portions of natural and
manmade drainage channels in which construction will occur and within 20 feet
of construction and/or staging areas in order to prevent sediment from filling the
creek (corresponds to EIR Mitigation Measure 13).
24. Prior to issuance of building permits, the project proponent of any future
development on the project site shall submit a Landscape Plan, for review and
approval by the City of Gilroy Planning Division. Landscaping plans for areas
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adjacent to riparian habitat shall include appropriate guidelines to prevent
contamination of drainages and their associated riparian habitat by pesticides,
herbicides, fungicides, and fertilizers. Landscaping shall include appropriate
native plants species and should not include plantings of non-native, invasive
plant species (corresponds to EIR Mitigation Measure 14).
25. Prior to approval of a tentative map for each phase of the proposed project
requiring removal or alteration to potential wetlands and/or waters of the U.S., a
wetland delineation shall be prepared according to U.S. Army Corps of Engineers
guidelines. The actual acreage of impacts to waters of the U.S. and wetlands
shall be determined based on project plans for each development project and the
wetland delineation for each development phase. The project proponent shall
obtain all necessary permits and/or approvals from the U.S. Army Corps of
Engineers and shall retain a restoration specialist to prepare a detailed wetland
mitigation plan, if necessary, subject to review and approval by the U.S. Army
Corps of Engineers and the City of Gilroy Planning Division. The plan shall
include, but not be limited to, creation of wetlands on site to mitigate for
unavoidable impacts to waters of the U.S. and wetlands resulting from
development activities (corresponds to EIR Mitigation Measure 15).
26. A schematic lighting plan shall be submitted with each development proposal for
review and approval by the Planning Division. Exterior lighting for any
development proposed adjacent to open space areas shall be of low stature (i.e.,
20 feet) and shall be of a full cutoff design or include opaque shields to reduce
illumination of the surrounding landscape. Lighting shall be directed away from
open space areas (corresponds to EIR Mitigation Measure 16).
27. Prior to approval of a tentative map for each phase of the proposed project
containing or adjacent to preserved natural open space areas, a signage plan
shall be prepared to outline the language, number and location of signs to
dissuade people from straying off trails and to prohibit unleashed dogs in the
open space areas, subject to approval by the City of Gilroy Planning Division
(corresponds to EIR Mitigation Measure 17).
28. Prior to commencement of construction activities, the protected zone of any trees
or groups of trees to be retained shall be fenced to prevent injury to the trees
during construction. Soil compaction, parking of vehicles or heavy equipment,
stockpiling of construction materials, and/or dumping of materials shall not be
allowed within the protected zone. The fencing shall remain in place until all
construction activities are complete (corresponds to EIR Mitigation Measure 19).
29. Project proponents shall submit a soils investigation prepared by a qualified soils
engineer for future development on the project site. The recommendation of the
soils investigation shall be incorporated into final building plans, subject to the
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review and approval by the Gilroy Engineering Division prior to approval of any
building permits (corresponds to EIR Mitigation Measure 20).
30. The project applicant shall design all structures in accordance with the Uniform
Building Code for seismic design. In addition, all recommendations in the
geotechnical reports prepared for the project shall be implemented. Structural
design is subject to the review and approval by the Gilroy BLES Division prior to
the issuance of building permits (corresponds to EIR Mitigation Measure 21).
31. Each tentative map shall include a detention pond or ponds to collect storm water
in the case of 2-, 10-, 25-, and 100-year peak storm events. Detention ponds
shall be designed according to the recommendations presented in the Hydrologic
Analysis (Schaaf & Wheeler 2005) and should include, but not be limited to the
following (corresponds to EIR Mitigation Measure 23):
a. The pond(s) should be located to collect the storm water runoff from the
project site and discharge to the existing drainage corridors and/or the
existing outfalls tributary to Uvas Creek.
b. Any discharge from the pond(s) should release a maximum of storm water
runoff for pre -project conditions (see tables 18 and 19 in the Draft EIR).
C. The pond(s) should be sized a total of approximately 8.9 acre-feet to
provide for appropriate storm water quantities and filter pollutants for the
purpose of water quality.
d. The pond(s) shall not replace any proposed preserved open space at the
project site, that was assumed to provide flood control and water quality
benefits modeled in the Hydrological Analysis (Schaaf & Wheeler 2003).
32. The project applicant for any proposed development on the project site, shall, for
each phase of the development, submit a Notice of Intent (NOI) and detailed
engineering designs to the Central Coast RWQCB. The associated permit shall
require development and implementation of a SWPPP that uses storm water
"Best Management Practices" to control runoff, erosion and sedimentation from
the site. The SWPPP must include Best Management Practices that address
source reduction and, if necessary, shall include practices that require treatment.
The SWPPP shall be submitted to the City of Gilroy Engineering Division for
review and approval prior to approval of a building permit for each phase of the
project (corresponds to EIR Mitigation Measure 24).
33. The project applicant shall submit plans for review by, and obtain an approved
permit from the Santa Clara Valley Water District for any work that requires a
permit from the water district (corresponds to EIR Mitigation Measure 25).
34. Future applicants in the Glen Loma Ranch specific plan area shall prepare a
post -construction storm water management plan, subject to the review and
approval of the Gilroy Engineering Division prior to the approval of final
improvement plans, that shall include structural and non-structural best
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management practices (BMPs) for the reduction of pollutants in storm water to
the maximum extent practicable (corresponds to EIR Mitigation Measure 26).
35. Prior to issuance of a grading permit for all areas within the Specific Plan area,
the following measures shall be incorporated into the project plans to mitigate
construction noise, subject to the review and approval of the City of Gilroy
Engineering Division (corresponds to EIR Mitigation Measure 28):
a. Construction shall be limited to weekdays between 7 AM and 7 PM and
Saturdays and holidays between 9 AM and 7 PM, with no construction on
Sundays;
b. All internal combustion engine -driven equipment shall be equipped with
mufflers that are in good condition and appropriate for the equipment; and
C. Stationary noise -generating equipment shall be located as far as possible
from sensitive receptors when sensitive receptors adjoin or are near a
construction project area.
36. Prior to the first building occupancy in the third phase of the Glen Loma Ranch
Specific Plan development, signalize the Santa Teresa Boulevard/Fitzgerald
Avenue intersection and add eastbound and westbound left turn lanes
(corresponds to EIR Mitigation Measure 34).
The project proponent shall be responsible for paying for the design and
implementation of this mitigation measure, prior to the issuance of the first
building permit in Phase II.
Partial mitigation (installation of a signal) for this intersection has been
completed. The remaining improvements shall be deferred until the first
occupancy permit in Phase 3.
ENGINEERING DIVISION CONDITIONS
37. GENERAL — Proposed Development shall comply with all terms and conditions specified
in the Development Agreement between City of Gilroy and Glen Loma Ranch, Doc
19158828.
38. GENERAL - All improvements shall be designed and constructed in accordance with the
City of Gilroy Municipal Code and Standard Specifications and Details, and is subject to
all laws of the City of Gilroy by reference. Street improvements and the design of all off -
site storm drainage facilities, sewer and water lines, and all street sections shall be in
accordance with City Standards and shall follow the most current City Master Plan for
streets, as approved by the City of Gilroy's Public Works Director/City Engineer.
39. GENERAL - Until such time as the Improvements are accepted by City, Developer shall
be responsible for and bear the risk of loss to any of the Improvements constructed or
installed.
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40. GENERAL - The applicant shall obtain all applicable permits from federal, state, and
local agencies as required to construct the proposed improvements. A copy of these
permits will be provided prior to building permits.
41. GENERAL — A complete plan set for submittal shall include civil plans, landscape plans,
joint trench plans, lighting plans, and photometric plans.
42. GENERAL - Improvement plans (as second sheet in plan set) shall contain Approved
Conditions of Approval.
43. GENERAL - Improvement plans shall include General Notes found in the City of Gilroy
General Guidelines.
44. GENERAL — Improvement plan set cover sheet shall include an Ownership &
Responsibility table indicating proposed infrastructure ownership and future
maintenance responsibilities.
45. GENERAL — Improvement plans are required for both on -site and off- site
improvements; and improvement plan set cover shall include an index sheet referencing
on -site and off -site improvements.
46. GENERAL - Existing overhead utilities shall be undergrounded and related utility poles
removed along the property frontage.
47. GENERAL - All existing public utilities shall be protected in place and if necessary
relocated as approved by the City Engineer. No permanent structure is permitted within
City easements without the approval of the City of Gilroy.
48. GENERAL - Prior to any work within public right of way or City easement, the developer
shall obtain an encroachment permit from the City.
49. GENERAL — Prior to building permit issuance, developer shall dedicate necessary
easements for the project development, including but not limited to 16-foot Public
Service easement along all the project frontages within existing and future public streets.
The private streets shall be designated as a Public Utility Easement (PUE), Water Line
Easement (WLE), and Emergency Vehicle Access Easement (EVAE).
50. GENERAL - The developer shall submit an AutoCAD drawing file of all consultants
composite basemap linework showing all public improvements and utility layouts.
51. GENERAL - The approved construction schedule shall be shared with Gilroy Unified
School District (GUSD) to avoid traffic impacts to surrounding school functions. An
approved construction information handout(s) shall also be provided to GUSD to share
with school parents.
52. GENERAL — Applicant shall obtain will serve and review letter from Recology confirming
serviceability and site accessability of solid waste pickup. Contact Steven Lucchetti,
Operations Manager 408-842-3358.
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53. GENERAL - At first improvement plan submittal, project shall show existing topo and
features at least 50' beyond the project boundary. Clearly show existing topo, label
contour elevations, drainage patterns, flow lines, slopes, label boundary record
information (i.e. bearings/distances), existing easements and all other property
encumbrances.
54. GENERAL - Prior to final map approval, developer shall submit for City approval water,
sewer and storm drain studies for the development. These studies shall confirm the
development's consistency with the City's present Master Plans. These studies shall
provide supporting hydraulic calculation for pipe sizing per City standard design
guideline.
55. During construction if deemed necessary by the City Engineer, developer will pothole to
confirm the location of existing utility lines along the project frontage where proposed
improvements may conflict with existing utilities.
56. GENERAL - Prior to building permit issuance, the applicant's Geotechnical Engineer
shall review the final grading, pavement design and drainage plans to ensure that said
designs are in accordance with their recommendations and the peer review comments.
The applicant's Geotechnical engineer's approval shall then be conveyed to the City
either by letter or by signing the plans.
57. FEE - The project is subject to the City's Street Tree, Storm, Sewer, Water, Traffic, and
Public Facilities Development Impact Fees. Latest City impact fee schedule is available
on the City website. Payment of Impact Fees is required at the time of each building
permit issuance. Fees shall be based on the current comprehensive fee schedule in
effect at the time of fee payment, consistent with and in accordance with City policy.
58. FEE — The Impact Fee calculation is based on project density calculation at the time of
Final Map approval. Submitted Tentative Map shows Nebbiolo and The Glen
Neighborhoods is Low Density, and Malvasia Neighborhood is considered a High
Density development.
59. FEE - At first improvement plan submittal, Developer shall submit a $25,000 (Twenty
Five Thousand) initial deposit for plan check and processing. This deposit will be
credited/accounted for toward final plan check and inspection fee.
60. FEE - Prior to plan approval, developer shall submit a detailed project cost estimate by
the project engineer, subject to City Engineer approval. Cost estimate shall be broken
out into on -site and off -site improvements.
61. FEE - Prior to final improvement plan approval, Developer shall pay 100% of the plan
check and processing fees and other related fees that the property is subject to, enter
into a property improvement agreement, and provide payment and performance bonds.
62. GRADING & DRAINAGE - Prior to final map approval, the developer shall submit a
grading plan and a drainage study prepared by a registered Civil Engineer. The drainage
study shall analyze the existing and ultimate conditions and facilities, and the study shall
Resolution No. 2018-03
Page 15
include all off -site tributary areas. The study and the design shall be in compliance with
the City's Stormwater Management Guidance Manual (latest edition). Existing offsite
drainage patterns, i.e., tributary areas, drainage amount and velocity shall not be
adversely altered by the development. The developer shall satisfy the conclusions and
recommendations of the approved drainage study and storm water management plan.
63. GRADING & DRAINAGE - All grading activity shall address National Pollutant Discharge
Elimination System (NPDES) requirements. As part of the Improvement Plan set the
developer shall submit an Erosion Control Plan to the Public Works Director for review
and approval. This plan shall incorporate erosion control devices and other techniques in
accordance with Municipal Code § 27C to minimize erosion. The developer shall have a
QSP on site as necessary to ensure implementation and maintenance of all erosion
control measures. 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. WDID# shall be provided
prior to the commencement or work.
64. GRADING & DRAINAGE - All grading operations and soil compaction activities shall be
per the approved project's geotechnical report that was prepared for the design of the
project and shall be subject to the approval of the Public Works Director. Site
preparation and cut/fill construction shall be conducted under the observation of, and
tested by, a licensed soils or geotechnical engineer. A report shall be filed with the City
of Gilroy for each phase of construction, stating that all site preparation and cut/fill
construction were performed in conformance with the requirements of the project's
geotechnical report. This shall be subject to review and approval by the Engineering
Division. The developer shall add this condition to the general notes on the grading plan.
65. GRADING & DRAINAGE - Prior to building permit issuance, the applicant's soils
engineer shall review the final grading, pavement design and drainage plans to ensure
that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. The applicant's
soils engineer's approval shall then be conveyed to the City either by letter or by signing
the plans.
66. TRANSPORTATION - Any work in the public right-of-way shall require a traffic control
plan prepared by a licensed professional engineer with experience in preparing such
plans. Traffic Control Plan shall be prepared in accordance with the requirements of the
latest edition of the California Manual on Uniform Traffic Control Devices. The Traffic
Control Plan shall be approved prior to the commencement of any work within the public
right of way.
67. TRANSPORTATION - The Project shall comply with all the traffic related mitigation
measures identified in the project's Mitigation Monitoring Plan, and contained within the
adopted CEQA document.
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68. TRANSPORTATION - Developer shall submit final photometric plans prior to first
building permit issuance.
69. TRANSPORTATION - Developer shall install all street light conduits as 2" SCH40 PVC
per City Standard EL-1 and related pull boxes shall follow City Standard EL-14.
70. TRANSPORTATION - Final streetlight locations shall be to the satisfaction of the City
Transportation Engineer and shall follow City standards.
71. TRANSPORTATION - Developer shall design driveway grades to keep a standard
design vehicle from dragging or "bottoming out" on the street or driveway and to keep
water collected in the street from flowing onto the lots. The details of such design shall
be provided at improvement plan phase and shall be to the satisfaction of the City
Transportation Engineer.
72. TRANSPORTATION - At first plan submittal developer shall model all Solid Waste
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer's satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
73. TRANSPORTATION - At first plan submittal developer shall model all Emergency
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer's satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
74. FINAL MAP - The Final Tract Map shall be presented to the City Council for review and
action. The City Council meeting will be scheduled approximately fifty (50) days after the
Final Map is deemed technically correct, and Subdivision Improvement Plans with
supporting documents, reports and agreements are approved by the City. Executed
Final Map shall be returned to the City Public Works Department if Final Map has not
been filed in the County Recorder's Office within ninety (90) days from the date of City
Council's approval.
75. FINAL MAP - The tentative map and all final maps shall designate all common lots as
lettered lots. The Final map should be clear on the limits of Public vs. Private (HOA)
designations.
76. FINAL MAP - Prior to final map approval, the developer shall establish a homeowner
association. The homeowner association shall be responsible for the maintenance of
the landscaping, walls, private streetlights, private utilities, private streets, and common
areas, and shall have assessment power. HOA shall be responsible maintenance of
the Storm Water Control treatment areas and the CC&R's shall describe how the
stormwater BMPs associated with privately owned improvements and landscaping shall
be maintained by the association.
77. PUBLIC IMPROVEMENTS — Prior to building permit issuance, developer shall execute a
public improvement agreement and post Payment and Performance bonds each for
100% of cost for improvement with the City that shall secure the construction of the
public improvements. Insurance shall be provided per the terms of the agreement.
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78. PUBLIC IMPROVEMENTS - Prior to building permit issuance for a phase of
development within this tentative map, the developer shall obtain improvement plan
approval and bond for the portion of public improvements shown on this tentative map
that are necessary to serve the phase being developed.
79. PUBLIC IMPROVEMENTS - The developer shall repair or replace all existing
improvements not designated for removal that are damaged or removed because of
developer's operations. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
80. PUBLIC IMPROVEMENTS — The developer shall slurry all new public streets prior to
project acceptance. A slurry may not be necessary with approval of the City Engineer, if
after a final inspection the condition of the street is free of any surface defects.
81. PUBLIC IMPROVEMENTS — Prior to Final map approval, developer shall coordinate
with Santa Clara Water District for construction of the 36" recycle water line and related
facilities within the proposed W. Luchessa extension; and complete project cost estimate
to be used in the reimbursement agreement with the City. The recycle water line will
only be installed if a reimbursement agreement is in place prior to the start of
construction.
82. PUBLIC IMPROVEMENTS — Prior to building permit issuance, the developer shall
obtain design approval and bond for all necessary public improvements, including but
not limited to the following:
a. Construction of W. Luchessa Avenue extension, and related surface improvements
from Merlot Drive/W. Luchessa Avenue RBT to W.Luchessa/Vintner Street RBT.
b. Construction of new RBT at W. Luchessa and Vintner Street.
c. Construction of Zone 2 water main and related facilities in the proposed W.
Luchessa Avenue extension and proposed private streets within the subdivision.
d. Construction of 36" recycle water line and related facilities within the proposed W.
Luchessa extension; if a reimbursement agreement is in place prior to the start of
construction.
e. Construction of 18" storm drain line and related facilities on the proposed W.
Luchessa Avenue extension.
f. Installation of street lighting and pedestrian lighting along the proposed public
street.
g. Landscaping and trees along all public street frontages, including the proposed
roundabouts and median islands.
83. WATER — Water lines and related facilities within the proposed subdivision is publicly
owned and maintained.
84. WATER — Developer shall provide separate irrigation meter to serve this development
landscaping.
85. SEWER — Proposed sewer force main and pump system is private facility owned and
maintained by HOA. HOA shall hire a qualified firm to perform quarterly inspection of the
Resolution No. 2018-03
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sewer main force and pumping system. The test result/inspection report shall be
provided to the City Engineer. Project improvement plan will clearly show maintenance
responsibility.
86. SEWER - The sewer pumping system electrical panel and equipment must be designed
to prevent tampering.
87. SEWER — Proposed sewer pumps shall be evaluated in a failed scenario and have
mitigation measures in place to City Engineer satisfaction. The bubble -up design of the
failed pump shall be in the middle of the roadway and visible to the community. Any
emergency work performed by the City in case of failed system will be back charged to
the HOA, and HOA is responsible for payment of all cost occurred by the City. Project
improvement plan will clearly show maintenance responsibility.
88. LANDSAPING — The proposed landscaping along the project public street frontages and
Roundabouts are maintained by project HOA. Landscape plan will clearly show and
identify limits of HOA responsibilities.
89. WATER QUALITY — Proposed development shall comply with state mandated regional
permits for both pre -construction and post -construction stormwater quality requirements
per chapter 27D of the Gilroy Municipal Code, and is subject to, but not limited to, the
following:
a. At grading permit phase, submit a final design Stormwater Management Plan and
final signed Performance Requirement Certifications specified in the City of Gilroy
Stormwater Management Guidance Manual (latest edition).
b. At improvement plan phase, confirm that the bioretention basin locations shown on
the Stormwater Control Plan match with the locations shown on the Landscape
Plans.
c. Prior to building permit issuance, the Developer of the site shall enter into a formal
written Stormwater BMP Operation and Maintenance Agreement with the City.
i. The City shall record this agreement against the property or properties
involved and it shall be binding on all subsequent owners of land served by
the stormwater management treatment BMPs. The City -standard
Stormwater BMP Operation and Maintenance Agreement will be provided
by Public Works Engineering.
ii. This Agreement shall require that the BMPs not be modified and BMP
maintenance activities not alter the designed function of the facility from its
original design unless approved by the City prior to the commencement of
the proposed modification or maintenance activity.
iii. This Agreement shall also provide that in the event that maintenance or
repair is neglected, or the stormwater management facility becomes a
danger to public health or safety, the city shall have the authority to perform
maintenance and/or repair work and to recover the costs from the owner.
iv. All on -site stormwater management facilities shall be operated and
maintained in good condition and promptly repaired/replaced by the
property owner(s) or other legal entity approved by the City.
v. Any repairs or restoration/replacement and maintenance shall be in
accordance with City -approved plans.
Resolution No. 2018-03
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vi. 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.
d. Stormwater BMP Inspections will be required for this project and shall adhere to
the following:
i. The property owner(s) shall be responsible for having all stormwater
management facilities inspected for condition and function by a
knowledgeable third party.
ii. Unless otherwise required by the City Engineer or designee, stormwater
facility inspections shall be done at least twice per year, once in Fall, in
preparation for the wet season, and once in Winter. 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.
e. 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 15t' of the following year for the Winter report.
f. Before commencing any grading or construction activities, the developer shall
obtain a National Pollutant Discharge Elimination System (NPDES) permit and
provide evidence of filing of a Notice of Intent (NOI) with the State Water
Resources Control Board.
90. WATER QUALITY - The developer is responsible for ensuring that all contractors are
aware of all storm water quality measures and implement such measures. Failure to
comply with the approved construction BMPs will result in the issuance of correction
notices, citations or a project stop order.
91. WATER QUALITY — The developer at its sole cost shall submit the Storm Water Control
Plan to a third party reviewer, acceptable to the City Engineer to ensure compliance with
state mandated regional permits for post -construction stormwater quality requirements
per chapter 27D of the Gilroy Municipal Code. Copy of the peer review response shall
be part of the Storm Water Control Plan submittal package.
92. WATER QAULITY — Prior to final acceptance the project Design Engineer shall provide
a letter to the City verifying that SWC treatment facilities are built per approved Storm
Water Control Plan.
93. UTILITIES - Storm and sewer lines in private areas shall be privately owned and
maintained by the HOA, unless approved by the Public Works Director.
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94. UTILITIES - All services to the development shall be an "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 prior to installation.
95. UTILITIES - Improvement plans are required for all on -site and off -site improvements.
The following items will need to be completed prior to first building permit submittal:
a. The Developer shall provide joint trench composite plans for the underground
electrical, gas, telephone, cable television, and communication conduits and cables
including the size, location and details of all trenches, locations of building utility
service stubs and meters and placements or arrangements of junction structures
as a part of the Improvement Plan submittals for the project. Show preferred and
alternative locations for all utility vaults and boxes if project has not obtained PG&E
approval. A licensed Civil or Electrical Engineer shall sign the composite drawings
and/or utility improvement plans. (All dry utilities shall be placed underground).
b. The Developer shall negotiate right-of-way with Pacific Gas and Electric and other
utilities subject to the review and approval by the Engineering Division and the
utility companies.
c. Will Serve Letter from each utility company for the subdivision shall be supplied to
the City.
96. UTILITIES - A note shall be placed on the joint trench composite plans which states that
the plan agrees with City Codes and Standards and that no underground utility conflict
exists. The Joint consultant shall provide the City a separate "project utility composite
plan" showing all Civil, Landscape, electrical, and joint trench information to confirm that
there are no conflicts with joint trench plan utilities.
97. Prior to any construction of the dry utilities in the field, the following will need to be
supplied to the City:
a. A professional engineer- original electrical plan.
b. A letter from the design Electrical or Civil Engineer that states the electrical plan
conforms to City codes and Standards, and to the approved subdivision
improvement plans.
98. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall have
traffic rated boxes and lids.
99. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities,
within the limits of work, as directed by the Public Works Director.
100. UTILTIES - All mainline storm drain piping shall have a minimum diameter of 18 inches
and the lateral connections shall have a minimum diameter of 15 inches.
101. UTILTIES -The Developer/Applicant shall obtain a SCVWD permit for any new recycled
water mains connected to the existing Gilroy Water Reclamation Facility system.
102. UTILTIES — All recycled water system improvements, including appurtenances, shall be
located within a PSE.
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103. LANDSCAPING - Landscape Plans shall provide a "composite plan" showing Civil,
Landscape, Electrical, and Joint Trench information to confirm that there are no conflicts.
104. 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.
105. WATER - All construction water from fire hydrants shall be metered and billed at the
current hydrant meter rate.
106. WATER - The Developer shall perform Fire Hydrant test to confirm water system will
adequately serve the development, and will modify any part of the systems that does not
perform to the standards established by the City. Developer shall coordinate with Fire
Department for the Fire Hydrant test.
107. WATER CONSERVATION - Recycled water shall be used for construction water, where
available, as determined by the Public Works Director. Recycled water shall be billed at
the municipal industrial rate based on the current Santa Clara Valley Water District's
municipal industrial rate.
108. WATER - Where recycled water is not available, as determined by the Public Works
Director, potable water shall be used. All City potable water will be billed based on the
City's comprehensive fee schedule under the Portable Fire hydrant meter rate.
109. WATER - The Developer shall perform field verification testing of the proposed water
system and will modify any part of the system that does not perform to the standards
established by the City.
110. CONSTRUCTION BMP - It is the responsibility of the contractor to make sure that all dirt
tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete
and other construction debris shall not be washed into the City's storm drains.
111. CONSTRUCTION BMP - 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. Further, water trucks
shall be present and in use at the construction site. All portions of the site subject to
blowing dust shall be watered as often as deemed necessary by the City, or a minimum
of three times daily, or apply (non -toxic) soil stabilizers on all unpaved access roads,
parking areas, and staging areas at construction sites in order to insure proper control of
blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets will be cleaned by street sweepers or by hand as often as deemed necessary by
the Public Works Director, or at least once a day. 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. 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 Public Works
Resolution No. 2018-03
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Director. Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
112. GENERAL CONSTRUCTION - If the project has excess fill or cut that will be off -hauled
to a site or on -hauled from a site within the city limits of Gilroy, an additional permit is
required. This statement must be added as a general note to the Grading and Drainage
Plan.
113. GENERAL CONSTRUCTION -The minimum soils sampling and testing frequency shall
conform to Chapter 8 of the Caltrans Construction Manual. The subdivider shall require
the soils engineer to daily submit all testing and sampling and reports to the City
Engineer.
114. GENERAL CONSTRUCTION — Prior to commencement of construction, the
Developer/Applicant shall submit a proposed construction phasing and schedule for
approval by the City Engineer. Schedule format shall be Microsoft Project, and shall
identify the scheduled critical path for the installation of improvements. The schedule
shall be updated weekly.
115. GENERAL CONSTRUCTION - At least one week prior to commencement of work, the
Developer shall post at the site and mail to the Engineering Division and to owners of
property within (300') three hundred feet of the exterior boundary of the project site a
notice that construction work will commence on or around the stated date. The notice
shall include a list of contact persons with name, title, phone number and area of
responsibility. The person responsible for maintaining the list shall be included. The list
shall be current at all times and shall consist of persons with authority to initiate
corrective action in their area of responsibility. The names of individuals responsible for
dust, noise and litter control shall be expressly identified in the notice.
116. GENERAL CONSTRUCTION - Prior to final inspections, all pertinent conditions of
approval and all improvements shall be completed to the satisfaction of the Planning
Director and City Engineer.
117. GENERAL CONSTRUCTION - All work shown on the improvement plans shall be
inspected. Uninspected work shall be removed as deemed appropriate by the Public
Works Director.
118. GENERAL CONSTRUCTION - Construction activity shall be restricted to the period
between 7:00 a.m. to 7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to 7:00
p.m. for general construction activity. No work shall be done on Sundays and City
Holidays. The Public Works Director may apply additional construction period
restrictions, as necessary, to accommodate standard commute traffic along arterial
roadways and along school commute routes.
119. GENERAL CONSTRUCTION - The City shall be notified at least two (2) working days
prior to the start of any construction work and at that time the contractor shall provide a
project schedule and a 24-hour emergency telephone number list.
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120. CONSTRUCTION PARKING - No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion
of a street which abuts property in a residential zone without prior approval from the
Public Works Director (§ 15.40.070).
121. MONUMENTS — All monuments shall be set per the recorded final map. A certificate
letter by the Surveyor or Engineer will be provided to the City Engineer.
122. ACCEPTANCE - Certification of grades and compaction is required prior to Building
Permit final. This statement must be added as a general note to the Grading and
Drainage Plan.
123. ACCEPTANCE - Until such time as all improvements required are fully completed and
accepted by City, Developer will be responsible for the care maintenance of and any
damage to such improvements. City shall not, nor shall any officer or employee thereof,
be liable or responsible for any accident, loss or damage, regardless of cause,
happening or occurring to the work or Improvements required for this project prior to the
completion and acceptance of the work or Improvements. All such risks shall be the
responsibility of and are hereby assumed by the Developer.
124. ACCEPTANCE - The developer shall submit an AutoCAD drawing file for all consultants
composite basemap linework showing all public improvements and utility layouts.
Separate AutoCAD file shall be submitted for civil, final map, landscape, joint trench,
electrical and photometric.
125. ACCEPTANCE — Developer shall provide all final construction cost and back-up
documents for City review and approval, and in a format acceptable to City Engineer.
FIRE DEPARTMENT CONDITIONS
The following conditions shall be shown or included on off -site improvement plans as
"Fire Department Notes." Prior to street completion, the Fire Marshal shall be contacted
and a fire clearance for off -site improvements shall be scheduled. No building permits
will be issued without a Fire —Off -Site Improvement Inspection and Fire Flow Test
administered by the Fire Marshal.
126. A Fire - Site improvement Inspection Card shall be obtained at Grading Permit.
The Fire Site improvement Inspection card will be used for Fire Inspection of
Fire Access Compliance, Fire Water Supply Compliance and Fire Marshal
Acceptance of the Improvement Plans.
127. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure.
Street Hydrants shall be spaced every 300 feet, and within 150 feet of any
building. Off -site improvement plan shall provide Fire Hydrants per the City
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Standard. Hydrants shall be installed prior to commencement of construction
with combustible materials. .
128. Homes in the WUI shall be provided with 2-inch water laterals and 2-inch
meters unless a water service plan is filed prior to improvement plan submittal
that shows that a NFPA 13D fire sprinkler system can be provided, to the size
and configuration, of the maximum sized home and most remote home in the
development using the standard 1.5 inch lateral and 1 inch meter used in non-
WUl areas. The water service plan will be reviewed and confirmed by the City's
water engineering firm and at the expense of the developer. The applicant shall
maintain access to fire hydrants during all phases of the project.
129. Homes in the WUI shall be provided with a 100-foot fuels reduction zone from
the nearest portion of the home, including patio covers. The fuels reduction
zone can include areas on the home's parcel, streets, and open space areas
maintained by the HOA. Fuels reduction zones cannot be on property not
controlled by the HOA unless there is an access easement on adjacent lands
and recorded on the deed of the adjacent land. Fuels reduction shall be
maintained from May to November of each year. Fuels reduction zones include
that grasses shall not exceed 8 inches in height, all scrub brush and dead trees
removed and trees limbed up 6 ft off the ground unless the branches are major
branches. Exception: The fuels reduction zone can be decreased in width upon
approval by the Fire Marshal of a plan provided by a Wildland Vegetation
Management Specialist and prepared at the cost of the Developer. The fuel
reduction zone shall not be less than 30 ft. The improvement plans shall
include the fuels reduction zone and management plan.
130. Fire Access Roadways shall be in conformance with Chapter 5 of the Gilroy
Fire Code. A Fire Access Roadways shall provide fire apparatus access within
150 feet of the most remote part of a building. The Fire Marshal shall be called
to inspect Fire Access Roadways prior to combustible construction. Where
permanent roadways are not completed, a temporary roadway, approved by
the Fire Chief may be allowed during construction. Tentative Maps shall
provide the turning movements of the largest Gilroy Fire Department Apparatus
when roadways are less than 36 ft in width. Obtain the apparatus dimensions
from the Fire Marshal's office.
131. Secondary access shall be provided when 30 or more homes are served on
street or in a development. Secondary Access that only serves as an EVA
shall meet the City standards as a street except curb and gutter are not
Resolution No. 2018-03
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required. Secondary Access Roadways that are only an EVA shall be secured
by an approved method that prevents tampering. The HOA shall exercise the
gate or bollards at least annually and submit a report to the Fire Department
that it is functional. EVA Secondary Access Roadways shall be managed by
the HOA. The City Engineering Division shall review and approve the details
construction and driveways for EVA. WUI EVA's shall not be turf block or DG.
132. Gated Developments shall be provided with electronic opener equipped with a
click to open, electronic opening system, compatible with the Fire/Police radios
as well as KNOX key over ride for both Fire and Police access. Gates shall
open the full width of the roadway. be exempted from automatic opening after
133. Roadways shall not exceed 15 % grade, shall provide a minimum 20 feet of
unobstructed travel and provide vertical clearance of not less than 13.5 feet.
Turning radius shall not be less than a 40-foot outside radius. Fire Apparatus
shall not be required to cross to the opposite side of a street as part of a turn
and sharp turns may require a "bulb out". Dead end streets in excess of 150
feet shall be provided with a cul-de-sac of 78-foot diameter. Exception: An
alternative turn around configuration can be submitted using auto -turn to
showing that the largest City of Gilroy Apparatus can make the turn in 3 or
fewer movements. Cul de sacs or turn-arounds shall be red curbed and
provided with No Parking Fire Lane signage. The inside and outside radius of
roadway turns and curves shall be red curbed to allow for Fire Apparatus
movement through the turn. This includes red curbing at intersections when
streets are less than 36 ft in width, or unless auto -turn can show the apparatus
making the turn with parking present at/in the turn. Road widths shall be signed
and striped for no parking as follows:.
a. Less than 28 feet, no parking on either side
b. Less than 36 feet, no parking on one side.
134. Where parking is restricted, curbs shall be painted red and provided with No
Parking - Fire Lane signs installed per MUTCD standard. Include curbing and
signage details in the Off -Site improvement plans. Private roadway striping
and/or signage shall be enforced and maintained by the HOA.
135. Street naming and addressing shall be completed prior to final map approval.
Street names shall be based on the current street naming policy. Addresses
shall be assigned by the City Engineering Section. Prior to Building Permit
submittal a street address and APN map shall be provided to the Building
Resolution No. 2018-03
Page 26
Permit Technician for entry into the Permitting System. Street signage shall be
installed prior to any on -site improvements (foundations or buildings) has
begun.
136. Open Spaces, including storm water detention/retention basins, agricultural
lots, 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 May to November of each year.
The HOA shall be responsible for maintenance. Open spaces in the WUI are
subject to the prohibited plants list approved by the Fire Marshal. Existing
prohibited plants shall be eliminated prior to development. Landscape plans
shall be reviewed by the Fire Marshal.
PASSED AND ADOPTED this 20th day of June 2019 by the following roll call vote:
AYES: Estorga, Armendariz, Fleming, Rudeen, Fischer
NOES:
ABSENT: Kim, Rodriguez
ATTEST:
6
uli Wyrick, Se etary
n rimmr '11r .