Resolution No. 2016-12 | Architectural and Site Review (AS 15-20) Heartland West New 95-Units | Adopted 03/03/2016RESOLUTION NO. 2016-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING CITY COUNCIL APPROVAL OF
ARCHITECTURAL AND SITE REVIEW AS 15-20, HOEY/ARIAS
(HEARTLAND WEST) TO ALLOW THE CONSTRUCTION OF A 95-UNIT
RESIDENTIAL PROJECT LOCATED SOUTH OF HECKER PASS
HIGHWAY SOUTHEAST OF 2 OAKS LANE/LONE OAK COURT,
ASSESSOR PARCEL NUMBERS 810-20-020 & 810-20-004. FILED BY
MERITAGE HOMES: SCOTT KRAMER, 1671 E. MONTE VISTA AVENUE
#214, VACAVILLE, CA 95688.
WHEREAS, Meritage Homes submitted an application requesting an Architectural
and Site Review to approve the site, landscape and architectural plans for the 95-unit
Heartland West residential development; and
WHEREAS, the subject property is located within the Hecker Pass Specific Plan
area south of Hecker Pass Highway and southeast of 2 Oaks Lane/Lone Oak Court,
Assessor Parcel Numbers 810-20-020 & 810-20-004; and
WHEREAS, said Architectural and Site Review application was referred to various
City departments including the Technical Advisory Committee for recommendations; and
WHEREAS, the Planning Commission of the City of Gilroy has considered
Architectural and Site Review application AS 15-20 in accordance with the Gilroy General
Plan, Gilroy Zoning Ordinance, Hecker Pass Specific Plan, and other applicable standards
and regulations; and
WHEREAS, the project is consistent with applicable general plan and zoning
designations; has no value as habitat for endangered, rare or threatened species; would
not result in any significant effects relating to traffic, noise, air quality, or water quality; and
can be adequately served by all required utilities and public services; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the
proposed project on March 3, 2016, at which public hearing the Commission considered
the proposed project, staff report, public comments and testimony, and all other
documentation or other evidence received on the project; and
WHEREAS, the Planning Commission finds the Architectural and Site Review
application conforms to the City's General Plan and elements thereof; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby recommends to the City Council the approval of the Architectural and Site Review
application AS 15-20, subject to the following conditions:
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).
Resolution No. 2016-12
Page 2
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL
Building Division/Inspectors
PK
Parks/Landscape Design
CA
City Attorney
PL
Planning Division
CC
Chemical Control Agency
PW
Public Works/Engineering
FP
Fire Prevention
TR
Traffic Division
PD
Police Department
WW
Wastewater/Source Control
GENERAL PROJECT CONDITIONS
Approval of AS 15-20 (hereinafter "this permit") is granted for approved plans
stamped as "Received on February 25, 2016" ("the plans") on file with the Planning
Division. 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, permitee, 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
officers, contractors, consultants, attorneys, employees and agents from any and
all claim(s), action(s) or proceeding(s) brought against the City or it's 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)
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)
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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. Prior to occupancy, Developer shall complete all required offsite and onsite
improvements related to the project, including structures, paving, and landscaping,
unless otherwise allowed by the Community Development Director, or stated in
these conditions. (BL, G-8)
8. 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)
9. 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. (PL/PW, G-10)
10. 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)
11. 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)
PLANNING DIVISION STANDARD CONDITIONS
12. 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, PLA )
13. Developer shall submit plans for building permit applications that include all
exterior building materials and colors, including product and finish manufacturer
name, color name and number, and surface finish type (e.g. stucco with sand
finish, plaster with smooth finish) to be used in construction. (PL, PL-2)
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14. 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)
15. Prior to issuance of building permits, Developer shall provide to the Planning
Division digital photos or copies of full-size colored elevations, color and material
sample boards, perspective illustrations, and any other colored exhibit approved
by the decision -maker. (PL, PL-4)
16. Developer may not modify any use approved by this permit unless the Community
Development Director or designee determines that Developer has provided the
parking required by the City Code for the modified use. Such determination may
require an adjustment or modification to this permit approval. (PL, PL-6)
17. Prior to issuance of grading permits, Developer shall submit a combined
landscape and lighting plan to verify all project onsite lighting shall be of a type and
in a location that does not constitute a hazard to vehicular traffic, either on private
property or on public property, including streets. Such lighting shall not conflict with
drainage plans, landscape plans, tree locations, parking spaces, or any other such
land use concerns. (PL, PL-7)
18. Parking lot and exterior light fixtures shall be full cutoff type so that lighting is
directed downward only, minimizing glare and light pollution, and shall not cast
light on any adjacent property or roadway. Developer shall recess or conceal any
under -canopy lighting elements so they are not directly visible from any public
area. Prior to issuance of building permits, Developer shall submit a lighting plan
with details of the proposed fixtures and locations to the satisfaction of the
Community Development Director or designee. (PL, PL-8)
19. Developer agrees, as a permit of condition approval, that no sign advertising the
development project or components thereof, including individual tenants or
subdivisions, shall be installed or maintained onsite or offsite except as allowed
and in conformance with an approved sign permit. (PL)
20. 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)
21. 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)
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22. 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, PLA 0):
"During earth -moving, grading, and construction activities, Developer shall
implement the following measures at the construction site:
a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and
on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is
prohibited on Sundays and City -observed holidays;
b. Locate stationary noise -generating equipment as far as possible from
sensitive receptors when sensitive receptors adjoin or are near a construction
project area;
c. Construct sound walls or other noise reduction measures prior to developing
the project site;
d. Equip all internal combustion engine driven equipment with intake and exhaust
mufflers that are in good condition and appropriate for the equipment;
e. Prohibit all unnecessary idling of internal combustion engines;
f. Utilize "quiet" models of air compressors and other stationary noise sources
where technology exists; and
g. Designate a "disturbance coordinator' who would be responsible for
responding to any complaints about construction noise. The disturbance
coordinator will determine the cause of the noise complaint (e.g. bad muffler,
etc.) and will require that reasonable measures be implemented to correct the
problem."
23. To minimize potential construction -related impacts to air quality, Developer shall
include the following language on any grading, site work, and construction plans
issued for the project site (PL/BL, PL-10):
"During earth -moving, grading, and construction activities, Developer shall
implement the following basic control measures at the construction site:
a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day;
b. All haul trucks transporting soil, sand, or other loose material onsite or offsite
shall be covered;
c. All visible mud or dirt tracked out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of
dry power sweeping is prohibited;
d. All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles
per hour;
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used;
f. Idling times shall be minimized either by shutting equipment off when not in
use or reducing the maximum idling time to 5 minutes (as required by the
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California airborne toxics control measure Title 13, Section 2485 of California
Code of Regulations [CCR]). Clear signage shall be provided for construction
workers at all access points;
g. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer's specifications. All equipment shall be
checked by a certified visible emissions evaluator; and
h. Post a publicly visible sign with the telephone number and person to contact at
the lead agency regarding dust complaints. This person shall respond and
take corrective action within 48 hours. The Air District's phone number shall
also be visible to ensure compliance with applicable regulations."
24. 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-
11):
"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."
25. 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-12):
"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
Resolution No. 2016-12
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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."
26. Developer shall install all roof and building rain gutters and downspouts, vents,
and flashing to integrate as closely as possible with building design elements,
including matching the color of the adjacent surface. (PL)
27. Prior to issuance of building permits, Developer shall provide utility meters,
mechanical equipment, mailboxes and address directories, placed in decorative
cabinets and clustered for efficient access by residents and service persons. The
final placement and design shall be to the satisfaction of the Community
Development Director or designee. (PL)
28. Prior to issuance of building permits, Developer shall provide screening of all
mechanical equipment, post indicator valves, backflow prevention devices etc. All
ground mounted utility appurtenances such as transformers shall not be visible
from any public right-of-way and shall be adequately screened through the use or
combination of concrete or masonry walls, berms, and landscaping. In addition to
the above, backflow preventers shall be painted dark green, except the fire
connection which shall be painted yellow. The final placement and design of these
items shall be to the satisfaction of the Community Development Director or
designee. (PL)
29. Developer shall provide automatic garage door openers for all garages. All garage
entries closer than 23 feet to the front property line shall be equipped with a
sectional roll -up garage door. (PL)
30. Prior to issuance of fine grading plans, Developer shall provide a minimum 9-foot
by 3-foot level concrete pad for storage of three refuse containers in the side yard
area or other location approved by the Community Development Director or
designee that is out of view from the street. The storage location shall not be
within the minimum required garage area. Developer shall also provide for a path
from the storage location to the pick-up area (typically the street), subject to the
review and approval of the Community Development Director or designee. All
gates or doors along the path shall be constructed with a minimum clear space of
36-inches to allow passage of the containers. (PL)
31. Building additions and patio covers shall conform to the requirements of the
Hecker Pass Specific Plan setbacks, or as otherwise approved by this permit. The
design of such addition or patio cover shall match the materials and style of the
residence. (PL)
32. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details as to the posting and of pertinent
information and maps that may affect the subject project and adjacent properties.
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At minimum, the land plan for the overall development that shows all surrounding
land uses and how the project integrates with theses surrounding uses shall be
displayed and maintained in a prominent location. Additional resources might
include the current General Plan and corresponding Land Use Map, and any
specific plan associated with the project area. Developer shall include such details
to the satisfaction of the Community Development Director or designee. (PL)
33. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details of signage and written information to
potential buyers that demonstrate the principles of water efficient landscapes
described in the State MWELO. Developer shall provide such details to the
satisfaction of the Community Development Director or designee. (PL)
34. Light standards illuminating interior walkways shall be not more than eight (8) feet
in height, and shall not intrude into the private living or patio areas. Light standards
serving recreational areas held in common shall be no more than 15 feet in height,
and shall be directed away from dwelling units. (PL)
35. Developer shall establish a Homeowners' Association (HOA) for the development.
The HOA shall be responsible for the maintenance and enforcement of parking,
private streets, landscaping, recreation and other interior areas held in common by
the HOA. Such responsibilities shall be provided within the CC&Rs for the
development. (PL)
PLANNING DIVISION LANDSCAPING CONDITIONS
36. Prior to issuance of building permits, Developer shall (as part of the irrigation
system) include sensors that suspend or alter irrigation operation during
unfavorable weather conditions (e.g. automatic rain shut-off devices). (PL, PL-
37. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a completed Landscape Documentation
Package, including a soil analysis/management report along with appropriate
application review fees, to the Community Development Department, including
required documentation for compliance verification, and obtain approval of such
plans. (PL)
38. As part of the Landscape Plan submittal, Developer shall not include any invasive
plant species, such as those listed by the California Invasive Plant Council. (PL)
39. As part of the Landscape Plan submittal, Developer shall clarify a minimum three
(3) inch layer of mulch to be applied on all exposed soil surfaces, as required by
the State MWELO. (PL)
40. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a signed Certificate of Completion, along with
all necessary supporting documentation and payment to the Community
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Page 9
Development Department, for compliance verification of the landscape installation.
(PL)
41. Prior to issuance of certificate of occupancy or building permit final sign -off,
Developer shall complete installation of all landscaping and irrigation in
accordance with the approved plans. (PL)
42. Developer is required under MWELO to provide a copy of the approved Certificate
of Completion to the property owner or his or her designee. Prior to completion of
each build -out phase of development, Developer shall provide the Community
Development Director or designee a summary of each lot in that phase and timing
of compliance with this requirement. (PL)
43. For the life of the project, Developer shall maintain landscaping and irrigation in
accordance with the approved plans, except as otherwise permitted or required by
law. Significant changes to the number, placement, and selection of plant species
may require a modification to this approval, to be determined by the Community
Development Director or designee. (PL)
PLANNING DIVISION SPECIAL CONDITIONS
44. In addition to the architecturally enhanced, fixed lots identified in the Project Table
(as shown in the March 3, 2016 Planning Commission staff report), the project
plans shall be revised to require enhanced architectural details for the units on
Lots 33, 49 and 56. The floor plan and enhanced architectural style shall be fixed
on the corresponding lot as part of the Heartland West Architectural and Site
Review/Planned Development approval.
45. Prior to issuance of the first building permit, final selection of building paint colors
for the Heartland West development shall be subject to final review and approval
of the Planning Manager.
46. As part of the building permit submittal, the applicant shall identify the exact
location and spacing of the group mailboxes on -site for final review and approval
of the Planning Manager. Review of the mailbox location and spacing may include
a requirement for additional landscaping around the mailbox cluster(s).
47. The use of wood good -neighbor fences and split -rail fencing along the sides of the
central park shall be subject to final review and approval of the Planning Manager
as part of the building permit review.
48. The applicant shall install black, powder -coated Cobra lights along the Grassland
Way project frontage in addition to the private streets as currently proposed.
Maintenance and repair of the black, powder -coated Cobra lights shall be the
responsibility of the applicant and/or Homeowner's Association.
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Page 10
49. As part of the improvement plan and building permit plan submittals, the applicant
shall provide additional street trees along the interior private streets, provided the
trees do not obstruct lighting and/or utilities.
50. As part of the improvement plan and building permit plan submittals, the applicant
shall provide climbing vines along the exterior side of the solid masonry walls at a
spacing no greater than 15-ft on center.
51. Private gates/barriers restricting access inside the Heartland West development to
only residents and guests of the development is prohibited.
52. The project shall be subject to compliance with the applicable mitigation measures
of the Hecker Pass Specific Plan EIR.
53. The project shall be subject to compliance with the applicable conditions of
approval of TM 05-13, including those conditions from other city departments and
outside agencies.
PUBLIC WORKS/ENGINEERING GENERAL CONDITIONS
54. Developer shall perform all work in compliance with the City of Gilroy
Specifications Standards Design Criteria, and Development Agreement 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.
55. 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.
56. After the Improvement Plans have been found to be technically correct and in
substantial conformance with the approved Tentative Map, the Developer shall
submit vector -based electronic files readable in PDF format.
57. The Developer shall provide security fencing around the site during construction of
the project to the satisfaction of the Public Works Director.
58. Developer shall coordinate an inspection with the Public Works Inspector for
proposed building prior to Engineering signature on Building's Final Clearance
Form.
59. All existing utility poles shall be removed, and all utilities placed underground. No
new poles are allowed.
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PUBLIC WORKS/ENGINEERING FEES
60. The project is subject to the City's Street Tree, Storm, Sewer, Water, Traffic, and
Public Facilities Development Impact Fees. Payment of Street Tree and Storm
Development Impact Fees is required at first building permit issuance. Sewer,
Water, Traffic, and Public Facilities Development Impact Fees are due prior to
building occupancy. Note that there will be a fee increase beginning 7/1/2016.
61. At improvement plan submittal, Developer shall submit an estimate of the probable
cost of improvements and shall pay 40% of the plan check and inspection fees.
62. Prior to final map/improvement plan approval, Developer shall pay the remaining
60% of the plan check and inspection fees and other related fees that the property
is subject to, enter into a property improvement agreement, and provide payment
and performance bonds.
63. The fees shall be based on the current comprehensive fee schedule in effect at
the time of fee payment, consistent with city policy.
PUBLIC WORKS/ENGINEERING — TRANSPORTATION
64. Developer shall submit photometric plans prior to first building permit issuance.
65. Developer shall install all joint trench to have (4) dedicated 11/2" SCH 80 PVC
conduit for City Fiber Optic need in a quad duct arrangement along the project
frontage. Quad duct shall be per City STD EL-11.
66. 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.
67. Final streetlight locations shall be to the satisfaction of the City Transportation
Engineer and shall follow City standards.
68. Developer shall design driveway grades to keep the automobile from dragging or
'bottoming out' on the street or driveway and to keep water collected in the street
from the flowing onto the project site. The details of such design shall be provided
at improvement plan phase and shall be to the satisfaction of the City
Transportation Engineer.
69. 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 included in the Improvement Plans and shall be approved
prior to grading permit issuance.
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PUBLIC WORKS/ENGINEERING — GRADING/DRAINAGE
70. All grading activity shall address National Pollutant Discharge Elimination System
(NPDES) concerns. If all or part of the construction occurs during the rainy
season, the developer shall submit an Erosion Control Plan to the Public Works
Director for review and approval. This plan shall incorporate erosion control
devices and other techniques in accordance with Municipal Code § 27C to
minimize erosion. Specific measures to control sediment runoff, construction
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 (NO[) 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
Improvement Plan/Final Map approval.
71. 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.
72. Prior to issuance of the first building permit, the applicant's soils engineer shall
review the final grading 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.
PUBLIC WORKS/ENGINEERING — WATER CONSERVATION/WATER
73. 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.
74. All construction water from fire hydrants shall be metered and billed at the current
hydrant meter rate.
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75. 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.
76. 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.
77. The Developer shall perform field verification testing of the water system and will
modify any part of the systems that does not perform to the standards established
by the City.
PUBLIC WORKS/ENGINEERING — UTILITIES
78. Sanitary sewer laterals and/or water meters located in driveways shall have traffic
rated boxes and lids.
79. 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.
80. The Developer/Contractor shall make accessible any or all City utilities as directed
by the Public Works Director.
81. Storm and sewer lines in private areas shall be privately maintained unless
approved by the Public Works Director.
82. 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 project shall be supplied to
the City.
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83. Joint trench composite plans shall be approved prior to final map/improvement
plan approval or as otherwise determined by the Public Works Director/City
Engineer.
84. 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.
85. 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 -signed and PG&E -approved 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 improvement
plans.
86. NOTICING: At least one week prior to commencement of work, the Developer
shall post at the site and mail to owners of property within (300') three hundred
feet of the exterior boundary of the project site, to the homeowner associations of
nearby residential projects and to the Engineering Division, 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.
87. START OF CONTRUCTION: 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.
88. WORKING HOURS: Construction activity shall be restricted to the period
between 7:00 a.m. to 7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to
7:00 p.m. for general construction activity. No work shall be done on Sundays and
City Holidays. The Public Works Director will apply additional construction period
restrictions, as necessary, to accommodate standard commute traffic along arterial
roadways and along school commute routes.
89. WORK INSPECTION: All work shown on the improvement plans shall be
inspected. Uninspected work shall be removed as deemed appropriate by the
Public Works Director.
90. HAUL PERMIT: 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.
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91. DUST CONTROL: 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
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.
92. CONSTRUCTION STREET 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).
93. STREET MAINTENANCE: 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.
94. RESTORATION OF 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. Improvements such as, but not
limited to: curbs, gutters, sidewalks, driveways, signs, pavements, raised
pavement markers, thermoplastic pavement markings, etc. shall be repaired and
replaced to a condition equal to or better than the original condition. Existing
improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access
provisions. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
95. MONUMENTS
a. A minimum of one exterior monument shall beset. Additional monuments can
be required by the City Engineer or City Surveyor as deemed necessary.
b. Location of monuments shall be tied out prior to work. Any City monument
damaged, displaced or destroyed shall be replaced at the developer's sole
expense.
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c. In accordance with the California Professional Land Surveyors' Act (Business
and Professions Code) Chapter 15 Sections 8771 and 8725, California Penal
Code 605, and California Government Code 27581, the developer, their
employees, subcontractors, and/or any person performing construction
activities that will or may disturb an existing roadway/ street monument, corner
stake, or any other permanent surveyed monument shall show all current
monuments on the plans and shall ensure that a Corner Record and/or Record
of Survey are filed with the County Surveyor Office prior to disturbing said
monuments. All disturbed or destroyed monuments shall be reset and filed in
compliance with Section 8771.
96. CONTRUCTION STAGING (if applicable): Developer shall create a construction
staging plan that addresses the ingress and egress location for all construction
vehicles, parking and material storage area. This plan shall be subject to review
and approval by the Engineering Division prior to the issuance of a grading permit.
97. GRADE CERTIFICATION: 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.
98. ACCEPTANCE OF IMPROVEMENTS: 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.
PUBLIC WORKS/ENGINEERING - SPECIFIC ENGINEERING CONDITIONS OF
APPROVAL
99. COMMUNITY FACILITIES DISTRICT (CFD): The maintenance of the
landscaping on Parcels I & F and along the 3rd Street and Grassland Way public
frontages of the project shall be funded by the city's Citywide Landscape
Community Facilities District No. 2012-1 (CFD 2012-1). The developer shall pay
the annexation fee, complete the annexation application and annex into CFD
2012-1 prior to the first building occupancy.
100. STORMWATER: This project is subject to post -construction stormwater quality
requirements per Chapter 27D of the Gilroy Municipal Code.
a. Stormwater BMP Operation and Maintenance Agreement
i. Prior to the issuance of the first building permit, the Developer of the site
shall enter into a formal written Stormwater BMP Operation and
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Maintenance Agreement with the City. The City shall record this
agreement, against the property or properties involved, with the County of
Santa Clara and it shall be binding on all subsequent owners of land served
by the storm water 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), an owners' or homeowners' association or other legal
entity approved by the City.
v. Any repairs or restoration/replacement and maintenance shall be in
accordance with City -approved plans.
vi. The property owner(s) shall develop a maintenance 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.
b. Stormwater BMP Inspections will be required for this project and shall adhere
to the following:
The property owner(s) shall be responsible for having all stormwater
management facilities inspected for condition and function by a
knowledgeable third party.
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.
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c. Upon completion of each inspection, an inspection report shall be submitted to
Public Works Engineering no later than October 1 st for the Fall report, and no
later than March 15th of the following year for the Winter report.
POLICE DEPARTMENT CONDITIONS
101. Prior to City review and approval of a final map, the applicant shall provide a
detailed photometric plan for review and approval of the Police Department.
Lighting plans for the project site shall include lighted crosswalks.
FIRE MARSHAL CONDITIONS
102. Tentative Map Conditions shall be included on off -site improvement plans as "Fire
Department Notes." Prior to street completion, the applicant shall contact the Fire
Marshal and schedule an appointment to obtain fire clearance for off -site
improvements. No building permits will be issued without a Fire Off -Site
Improvement Inspection and Fire Flow Test administered by the Fire Marshal.
103. Secondary access shall be provided when 30 or more units are served.
Secondary access is not required to serve as public access; however, the roadway
shall meet City street standards. Any alternative designs shall be subject to review
and approval by the Fire Chief as part of the Improvement Plans review. The
Improvement Plan submittal shall include an Alternate Means or Method
Application.
104. If allowed, gated access roadways shall be electronically operated using the Click
to Open system. The electronic opening system shall be compatible with the Fire
Department equipment and include a KNOX key over ride for both Fire and Police
access. The gate shall be recessed from the roadway and a visitor turn out
provided. A building permit shall be obtained for the gate installation.
105. Fire Hydrants shall be able to flow at 1500 gpm with a 20 psi residual pressure.
Street hydrants shall be spaced every 300 feet, and be located within 150 feet of
any building. Off -site improvement plans shall identify fire hydrants per the City
standard. Hydrants shall be installed prior to commencement of construction with
combustible materials.
106. All homes shall be provided with water laterals and meters sized to allow for a
residential NFPA 13d fire sprinkler system. At a minimum, the off -site
improvement plan shall provide 1.5 inch water laterals and 1" meters sized to allow
for a residential NFPA 13d fire sprinkler system. A fire flow test shall be obtained
from the Fire Marshal for the purpose of Fire Sprinkler design.
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107. Roadways shall provide a minimum 20 feet of unobstructed travel. Vertical
clearance of not less than 13.5 feet shall be provided. Turning radius shall not be
less than 32 feet inside and 39 feet outside. Fire apparatus shall not be required
to cross to the opposite side of a street as part of a turning movement onto that
street or onto another street. Dead end streets shall be designed to provide a cul-
de-sac of 78-foot diameter unless it qualifies for an exemption.
108. Road widths shall be as follows:
a. Less than 28 ft., no parking on either side;
b. Less than 36 ft., no parking on one side; and
c. 36 ft. or more, parking not restricted.
109. Where parking is restricted, curbs shall be painted red with the stencil FIRE LANE
every 25 feet, or No Parking - Fire Lane signs shall be installed every 75 feet per
MUTCD standard. Include curbing and/or signage details in the Off -Site
improvement plans. Private roadway striping and/or signage shall be enforced
and maintained by the HOA.
110. Street naming shall be done prior to off -site improvement plan and building plan
submittal. Street A shall be named as two streets as the City Street naming policy
does not provide for a street name to continue in a perpendicular route. Addresses
shall be assigned by the City Engineering Division prior to improvement plan and
building permit submittal. Street signage shall be installed prior to commencement
of any on -site improvements (foundations or buildings).
111. 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 April to November of each year. In HOA managed areas,
the HOA shall be responsible. For privately owned property, vegetation
management shall be performed by the property owner.
112. Single Family Homes with a fenced yard shall have a gate that opens to a public
way (or to an open yard that leads to a public way).
113. Chimneys shall have spark arrestors installed. No permanent outdoor, wood -fired
fireplaces/pits are allowed. Trees and tree branches shall not be within 10 feet of
a chimney.
114. Egress windows shall be provided on all sleeping rooms. A room that does not
have a clearly defined use as a kitchen, closet, dining room, living/family room or
study shall be considered a bedroom. Studies/libraries with closets shall be
treated as bedrooms. Storage rooms that are provided with windows, and
electrical outlets and are greater than 50 square feet may also be considered
bedrooms if attached to a dwelling unit.
Resolution No. 2016-12
Page 20
PASSED AND ADOPTED this 3`d day of March 2016 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST:
�q-p
Rebecca Tolentino, Secretary
Fischer, Kloecker, Armendariz, Ashford, Gullen,
Lai, Rodriguez
none
none
APPROVED:
Sue Rodriguez, Chairper- on