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Home My WebLink About11/07/24 Planning Commission Meeting Packet November 7, 2024 | 6:00 PM Page 1 of 3 Planning Commission Regular Meeting Agenda PLANNING COMMISSION REGULAR MEETING AGENDA Thursday, November 7, 2024 | 6:00 PM CITY COUNCIL CHAMBERS, CITY HALL 7351 ROSANNA STREET, GILROY, CA 95020 Chair: Manny Bhandal: manny.bhandal@cityofgilroy.org Vice Chair: Annedore Kushner: annedore.kushner@cityofgilroy.org Commissioners: Stefanie Elle: stefanie.elle@cityofgilroy.org Adriana Leongardt: adriana.leongardt@cityofgilroy.org Joan Lewis: joan.lewis@cityofgilroy.org Kelly Ramirez: kelly.ramirez@cityofgilroy.org Monica Valdez: monica.valdez@cityofgilroy.org Staff Liaison: Sharon Goei, Community Development Director | sharon.goei@cityofgilroy.org Written comments can be submitted by email to planningdivision@cityofgilroy.org. Please note that written comments will not be read out loud, but will be part of the written record. Comments by the public will be taken on any agenda item before action is taken by the Planning Commission. Persons speaking on any matter are asked to state their name and address for the record. Public testimony is subject to reasonable regulations, including but not limited to time restrictions on particular issues and for each individual speaker. A minimum of 12 copies of materials should be provided to the Clerk for distribution to the Commission and Staff. Public comments are limited to no more than three-minutes, at the Chair’s discretion. Comments on any agenda item may be emailed to the Planning Division at planningdivision@cityofgilroy.org or mailed to the City of Gilroy, Community Development Department at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the Planning Division by 1:00 pm on the day of a Planning Commission meeting will be distributed to the Planning Commissioners prior to or at the meeting and are available for public inspection at the Planning Division counter at City Hall, 7351 Rosanna Street. Any correspondence received will be incorporated into the meeting record. Items received after the 1:00 pm deadline will be provided to the Planning Commission as soon as practicable. In compliance with the American Disabilities Act (ADA), the City will make reasonable arrangements to ensure accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the City Clerk 72 hours prior to the meeting at (408) 846-0491. A sound enhancement system is available in the City Council Chambers. Planning Commission Regular Meeting Agenda Page 2 of 3 November 7, 2024 | 6:00 PM If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising only those issues you or someone else raised at the public hearing held at this meeting, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Please take notice that the time within which to seek judicial review of any final administrative determination reached at this meeting is governed by Section 1094.6 of the California Code of Civil Procedure. Persons who wish to speak on matters set for Public Hearing will be heard when the presiding officer calls for comments from those persons who are in support of or in opposition thereto. After persons have spoken, the hearing is closed and brought to the Planning Commission level for discussion and action. There is no further comment permitted from the audience unless requested by the Planning Commission. A Closed Session may be called during this meeting pursuant to Government Code Section 54956.9(b)(1) if a point has been reached where, in the opinion of the legislative body of the City on the advice of its legal counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City. Materials related to an item on this agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection with the agenda packet in the lobby of Administration at City Hall, 7351 Rosanna Street during normal business hours. These materials are also available with the agenda packet on the City website at www.cityofgilroy.org KNOW YOUR RIGHTS UNDER THE GILROY OPEN GOVERNMENT ORDINANCE. Government's duty is to serve the public, reaching its decisions in full view of the public. Commissions, task forces, councils and other agencies of the City exist to conduct the people's business. This ordinance assures that deliberations are conducted before the people and that City operations are open to the people's review. FOR MORE INFORMATION ON YOUR RIGHTS UNDER THE OPEN GOVERNMENT ORDINANCE, TO RECEIVE A FREE COPY OF THE ORDINANCE OR TO REPORT A VIOLATION OF THE ORDINANCE, CONTACT THE OPEN GOVERNMENT COMMISSION STAFF AT (408) 846-0204 or by email at cityclerk@cityofgilroy.org. 1. OPENING 2. PLEDGE OF ALLEGIANCE 3. REPORT ON POSTING THE AGENDA AND ROLL CALL 4. PUBLIC COMMENTS (Three-minute time limit). This portion of the meeting is reserved for persons desiring to address the Planning Commission on matters not on the agenda. The law does not permit the Planning Commission action or extended discussion of any item not on the agenda except under special circumstances. Comments on any agenda item may be emailed to the Planning Division at planningdivision@cityofgilroy.org or mailed to Community Development Department at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the Planning Division by 1:00pm on the day of a Planning Commission meeting will be distributed to the Planning Commission prior to or at the meeting and available for public inspection with the agenda packet located in the lobby of Planning Division at City Hall, 7351 Rosanna Street prior to the meeting. Any correspondences received will be incorporated into the meeting Planning Commission Regular Meeting Agenda Page 3 of 3 November 7, 2024 | 6:00 PM record. Items received after 1:00pm deadline will be provided to the Planning Commission as soon as practicable. All statements that require a response will be referred to staff for reply in writing. PUBLIC HEARINGS FOR RELATED PROJECT APPLICATIONS WILL BE HEARD CONCURRENTLY AND ACTION WILL BE TAKEN INDIVIDUALLY. COMPANION PROJECTS UNDER NEW BUSINESS WILL BE TAKEN UP FOR ACTION PRIOR TO, OR IMMEDIATELY FOLLOWING THE RELATED PUBLIC HEARING. THIS REQUIRES DEVIATION IN THE ORDER OF BUSINESS AS NOTED WITHIN THE AGENDA. 5. CONSENT AGENDA 5.1. September 19, 2024 Planning Commission Meeting Minutes 6. PUBLIC HEARINGS 6.1. Architectural and Site Review for a Contractor's Yard located at 230 & 260 Las Animas Avenue, Application No. AS 23-18. 1. Staff Report: Erin Freitas, Senior Planner 2. Public Hearing 3. Close Public Hearing 4. Possible Action: Staff has analyzed the proposed project, and recommends that the Planning Commission: a. Based on its independent analysis, determine this project is exempt from further environmental review pursuant to State CEQA Guidelines section 15332 (Class 32); and b. Adopt a resolution approving the Architectural and Site Review permit application AS 23-18. 7. NEW BUSINESS 7.1. Approval of the 2025 Planning Commission Meeting Schedule 1. Staff Report: Sharon Goei, Community Development Director 2. Public Comment 3. Possible Action: Approve the 2025 Planning Commission meeting schedule. 8. INFORMATIONAL ITEMS 8.1. Planning Division Staff Approvals 9. PLANNING DIVISION REPORT 10. ASSISTANT CITY ATTORNEY REPORT 11. ADJOURNMENT To the Next Meeting of December 5, 2024 at 6:00 PM Page 1 of 2 City of Gilroy Planning Commission Special Meeting Minutes Thursday, September 19, 2024 | 6:00 PM 1. OPENING Tonight’s meeting was called to order by Chair Bhandal at 6:00 p.m. 2. PLEDGE OF ALLEGIANCE Chair Bhandal led the pledge of allegiance. 3. REPORT ON POSTING THE AGENDA AND ROLL CALL The agenda was posted on Thursday, September 12, 2024 at 6:10 p.m. Attendance Attendee Name Present Stefanie Elle, Commissioner Adriana Leongardt, Commissioner Joan Lewis, Commissioner Kelly Ramirez, Commissioner Annedore Kushner, Vice Chair Manny Bhandal, Chair Absent Monica Valdez, Commissioner 4. PUBLIC COMMENTS Chair Bhandal opened public comment for items not on the agenda. There being no speakers, Chair Bhandal closed public comment for items not on the agenda. 5. CONSENT AGENDA 5.1. September 5, 2024 Planning Commission Meeting Minutes A motion was made by Commissioner Ramirez; seconded by Commissioner Lewis to approve the consent agenda. RESULT: Pass [6 – 0] MOVER: Commissioner Ramirez SECONDER: Commissioner Lewis AYES: Commissioner Elle, Leongardt, Lewis, Ramirez, Vice Chair Kushner, and Chair Bhandal 6. PUBLIC HEARINGS 6.1. No items. September 19, 2024 | 6:00 PM Page 2 of 2 Planning Commission Special Meeting Minutes 7. OLD BUSINESS 7.1. Zoning Ordinance Update: Preliminary Draft Articles 1, 7, and 8 1. Staff Report: Cindy McCormick, Planning Manager 2. Public Comment: 3. Possible Action: Receive the staff report and provide preliminary feedback on the preliminary draft sections of the Zoning Ordinance. Cindy McCormick, Planning Manager, presented to the Commission the preliminary drafts of Articles 1, 7, and 8 of the zoning ordinance update and answered the Commissioner’s questions. 8. NEW BUSINESS 8.1. No items. 9. ADJOURNMENT To the Next Meeting of October 3, 2024 at 6:00 PM Chair Bhandal adjourned the meeting at 6:46 p.m. Ariana Fabian, Planning Technician Community Development Department 7351 Rosanna Street, Gilroy, CA 95020-6197 Telephone: (408) 846-0451 | Fax: (408) 846-0429 cityofgilroy.org |planningdivision@cityofgilroy.org Sharon Goei DIRECTOR DATE: November 7, 2024 TO: Planning Commission FROM: Erin Freitas, Senior Planner SUBJECT: Architectural and Site Review for a Contractor's Yard located at 230 & 260 Las Animas Avenue, Application No. AS 23-18. RECOMMENDATION: Staff has analyzed the proposed project, and recommends that the Planning Commission: a) Based on its independent analysis, determine this project is exempt from further environmental review pursuant to State CEQA Guidelines section 15332 (Class 32); and b) Adopt a resolution approving the Architectural and Site Review permit application AS 23-18. PROJECT DESCRIPTION: Proposed Architectural and Site Review to develop a 3.6-acre site to operate a contractor’s yard including construction of a 120 square foot, 11-foot-tall restroom, parking lot and landscaping with associated outdoor storage of scaffolding and plastering equipment, located in the M1 (Limited Industrial) zoning district. The project requires Planning Commission approval because it is located in the Murray- Las Animas Overlay District (APNs: 835-02-061 and 835-02-016). The applicant, Clomoney LLC, intends to use the property to operate the business WM O’Neil Lath and Plastering Corp which has been in business for the past 20 years and provides scaffold, lath, and plastering services in the Bay Area. The property will be used to store materials such as: scaffold, stucco equipment, bobcats, mixers, pumps, forklifts, debris boxes and trucks. The materials are stored at this location and then transported to jobsites. The maximum number of expected daily truck trips is 18 (9 in the am and 9 in the pm). There will be up to two employees working in the yard Monday through Friday from 7am to 5pm to maintain the storage in an orderly manner, load/unload trucks, and minor maintenance of vehicles in response to pre-trip inspections to ready the trucks for highway use. The only building on site will be a 120 square foot restroom for employees and visitors. 2 1 7 4 4 Parking: Parking is proposed for 6 spaces including 4 standard stalls and 2 accessible. Short-term and long-term bicycle stalls will be provided in accordance with the California Building Code. Site Improvements: The project will include two driveways accessed from Las Animas Avenue and 6-foot-tall perimeter fencing. Site landscaping, including 31 new trees, is proposed along the street frontage and along the rear and side property lines. A 30-foot- wide driveway will be installed in a U-shape around the property to provide for vehicle and fire truck circulation. Bioretention ponds will be installed around the perimeter of the site and rumble plates near the driveway entrances will be provided to comply with Stormwater Control requirements. BACKGROUND: Subject Property and Surrounding Land Uses: The subject site is currently occupied by this business with a Temporary Use Permit (TUP 24-01) on half of the proposed site at 260 Las Animas Avenue (APN: 835-02-016). The site is surrounded by office uses to the East and South, an undeveloped site to the West approved for an Industrial Warehouse, and an undeveloped site to the North within the Murray-Las Animas overlay district. This overlay district requires public notification and Planning Commission review to ensure compliance with the Murray-Las Animas overlay design criteria. The site and surrounding land uses are as follows: LOCATION EXISTING LAND USE GENERAL PLAN ZONING Project Site Undeveloped Industrial Park M1/Murray Las Animas Overlay North Undeveloped Employment Center M1/Murray Las Animas Overlay South Office Industrial Park M1/Murray Las Animas Overlay East Office Industrial Park M1/Murray Las Animas Overlay West Undeveloped/Approved Industrial Warehouse Industrial Park M1/Murray Las Animas Overlay Environmental Assessment: The proposed project is exempt under Section 15332 (Class 32) of the State CEQA Guidelines, which exempts from further environmental review those projects involving urban infill development on sites less than five (5) acres that are consistent with the General Plan and Zoning, have adequate utility infrastructure and services provided, and have no other environmentally sensitive characteristics. 3 1 7 4 4 Filing of a NOE is not mandated, however, it reduces the statute of limitations for legal challenges under CEQA, from 180 days to 35 days. No further assessment is necessary for this proposal, and a Notice of Exemption may be filed for the project. DISCUSSION AND ANALYSIS: General Plan Consistency: The City's General Plan designates the subject site for Industrial Park uses, which supports the proposed project request. As such, the proposal conforms to the goals and policies of the General Plan. Key goals and policies, which pertain to the proposed project are discussed below: POLICY #TITLE AND SUMMARY ANALYSIS LU 1.1 Pattern of Development Ensure an orderly, contiguous pattern of development that prioritizes infill and avoids land use incompatibilities. The proposed project is compatible with surrounding industrial land uses, is an infill site, and avoids land use incompatibilities. LU 5.1 Industrial Design Standards Ensure that new industrial developments contribute to the overall attractiveness of the community through appropriate site design, architectural design, and landscaping. This site is located within the Murray- Las Animas Avenue overlay combining district. This district requires a higher level of design than normally required in industrial areas. The proposed project includes dense landscaping around the perimeter of the site to screen the outdoor storage from public view. LU 5.3 Screening in Industrial Areas Encourage the screening of loading areas and open storage areas so that they are not visible from major roads The perimeter of the site will be screened with 31 new 24” box trees, shrubs, grasses and groundcovers to fully screen the 10-foot-tall outdoor storage and loading areas. LU 5.4 Connectivity within Industrial Areas Encourage greater automobile, bicycle, pedestrian, and transit connections within industrial areas This project is required to provide street improvements along its frontage including a new bike lane that will help connect bicyclists within the industrial area. M 1.8 Street Landscaping Require landscaping as a part of all new street design, including street trees, landscaped medians and buffers, and New landscaping and street trees will be provided with this project along the frontage of Las Animas Avenue. 4 1 7 4 4 high-quality street furniture. M 3.2 New Development Require new development to include a system of sidewalks, trails, and bikeways that link all land uses, provide accessibility to parks and schools, and connect to all existing or planned external street and trail facilities in accordance with the Mobility Diagrams. The proposed project will install a new bike lane along the project frontage per the Planned Bicycle Network mobility diagram. A sidewalk currently exists along the frontage. M 3.9 Bicycle Parking Require adequate short- and long- term bicycle parking for all land uses except for single- family residential uses. Short and long term bicycle parking will be provided per the California Building Standards Code requirements. Zoning Code Conformance: The proposed development is located within the M1 Limited Industrial, Murray-Las Animas overlay combining zone district. The Gilroy City Code (GCC) permits light industrial uses in the M1 zone. However, new development within the Murray-Las Animas overlay district requires Planning Commission approval of an Architectural and Site Review permit. The project would comply with all applicable site and building standards as follows: STANDARD REQUIRED PROPOSED CONFORMS? Lot Coverage 60% Maximum 0.08%Yes Front Setback 41 feet 45 feet Yes Rear Setback 0 feet 60 feet Yes Side Setback 0 feet 45 feet Yes Building Height 35 feet/2 stories 11 feet/1 story Yes Off-Street Parking 2 (1 per employee)6 Yes Front Landscaping 21 feet 21 feet Yes Side/Rear Landscaping 5 feet 5 feet Yes Murray-Las Animas Overlay District Compliance: The Murray-Las Animas Avenue overlay combining district was formed due to the established single-family neighborhoods existing in the Murray-Las Animas area prior to industrial development occurring. The Murray Avenue zoning overlay and related policy are used to soften the impact of industrial buildings, especially when they are near existing residential homes. 5 1 7 4 4 This site is approximately 240 feet to the east of existing residences. The applicant has provided a landscape design consistent with the Murray-Las Animas Avenue overlay combining district to address impacts to the residences and adjacent properties. These improvements are discussed below. Architectural and Site Review (A/S 23-18): The zoning code requires the Planning Commission to conduct a public hearing for any Architectural and Site Review permit within the Murray-Las Animas Avenue overlay district combining district, subject to review for compliance with the requirements of the overlay district policies and GCC Section 30.50.43 (Scope of Review), as follows: a)Traffic Safety and Efficiency: The site layout provides adequate circulation for vehicles, parking, and traffic as follows: Circulation. The driveways and drive aisles have been reviewed by Engineering and Fire Protection staff to comply with the minimum standard (25-foot aisle), Parking. Passenger Vehicle Parking: There is no standard parking requirement for a contractor’s yard except for accommodating the maximum employees, which is 2. Proposed parking spaces (9’ wide by 18’ long) comply with the City’s required parking stall dimensions. The project proposes 6 passenger vehicle spaces for the facility. Bicycle Parking: The project will provide short-term bicycle stalls and long- term bicycle stalls, in accordance with the California Building Code. b)Signs: A separate sign permit will be required prior to installation of any future signs. c)Site Development & Architectural Design: The proposed restroom and outdoor storage meets all applicable site and building development standards as noted above. In addition, the project complies with the applicable design criteria as follows: 1. Industrial Policy: i.Streetscape. The development, as proposed and conditioned, would create an attractive streetscape facing Las Animas. The applicant proposes a minimum 21-foot deep landscape area with street trees adjacent to Las Animas Avenue (measured from face- of-curb) and another 20 feet of a planted bioswale. ii.Access. The site has adequate pedestrian and driveway access from the street frontage. The site plan has been reviewed for compliance with city standards and as proposed would not create any safety conflicts with vehicles or pedestrians at intersections. iii.On-Site Circulation: The site provides adequate vehicle circulation by providing a U-shape driveway around the site that accommodates loading areas and access to parking. The driveway is wide enough and will meet the requirements for fire truck access and solid waste pick-up. 6 1 7 4 4 iv. Bicycle Circulation: A bicycle lane is proposed in front of the site as well as short and long-term bicycle parking. v. Landscaping and Screening: The proposed landscaping along the project frontage and around the perimeter of the site will help screen the outdoor storage from public view and provide a pleasant atmosphere in the area. vi.Lighting and Utilities. On-site lighting is not proposed. Utilities will be placed in underground vaults or screened with landscaping. vii.Outdoor Storage. The outdoor storage area is allowed up to 10 feet tall and will be screened by landscaping around the perimeter of the site. The outdoor storage is proposed in designated areas to prevent clutter and promote orderly development. 2. Murray-Las Animas Policy and Gilroy City Code Section 30.20.40: i.Enhanced Landscaping. As noted above, the landscaping along the site frontage meets the minimum required depth of 21 feet and up to 41 feet including the bioswale. The project would provide a minimum 5-foot perimeter landscape buffer up to 20 feet along the side and rear property boundaries. ii.Attractive Architecture. The 120 square foot restroom is the only building proposed and will be a traditional stucco building with a gable roof, 11 feet tall, consistent with the Murray-Las Animas Avenue overlay combining district policy. iii.Colors and Materials. The restroom proposes neutral tones of cream stucco walls and a bronze metal roof in compliance with the criteria of using one to three accent tones. d)Landscaping, Fencing & Screening: The landscaping plan satisfies the requirements to provide water efficient irrigation and planting in compliance with Gilroy City Code Article XXXVIII, and compliance with section 30.38.70 and the Industrial design guidelines. Drought tolerant plants are layered to provide interest and variety and integrated with bioswale planting. Combined landscaping exceeds standards as described in the “Enhanced landscaping” discussion in the Murray-Las Animas Policy section of this staff report. The applicant proposes to plant 31 trees on this site, as well as shrubs, grasses and groundcover. The plant palette includes a total of four tree species, with complementary shrubs and groundcover and would screen the outdoor storage yard. The planting program contains a variety of materials and is considered to be appropriate for the project. The applicant proposes a 6-foot-tall perimeter chain link fence and gate with redwood-stained wood slats providing safety and security to the site. Fencing is considered appropriate for the industrial use. e)Drainage: The site is designed to drain into bioswales in compliance with City standards. 7 1 7 4 4 f)Fire Protection: The site is designed to comply with fire access and service requirements including provision of a new fire hydrant near the rear of the site. g)Environmental Impacts: This infill site has no special or unique environmental constraints. The project would be subject to payment of fees in compliance with the Santa Clara Valley Habitat Plan. The industrial use would not create any potential objectionable noise, odors, or traffic. Technical Advisory Committee (TAC): Project plans were routed to Engineering, Building, Police, and Fire representatives for internal review and comment. Recommendations of the TAC members have been incorporated into the project plans and/or are included as recommended conditions in attached resolution(s). No unique conditions have been established, and the project has been conditioned to assure plans submitted for building permit shall meet the applicable development standards. PUBLIC NOTICING: Property owner information (i.e. list, labels, and map) within 500 feet of the subject site and within the Murray-Las Animas Avenue overlay combining district were generated by the City of Gilroy using current ownership data. Notices of this Planning Commission meeting were mailed to the property owners and residents along within other interested parties and published in the Gilroy Dispatch at least 10 days prior to the meeting. In addition, the property has been posted with on-site signage notifying passersby of pending development, and the Planning Commission public hearing packets are available through the City's webpage. APPEAL PROCEDURE: In accordance with Section 30.51.50 of the Gilroy City Code, the Planning Commission's decision may be appealed, in writing, to the City Council within 20 days of adoption of the resolution. Appeal forms may be obtained from the City Clerk and must be submitted with the appropriate fee before the end of the appeal period. ATTACHMENTS: 1. Vicinity Map 2. Project Plans 3. Draft Resolution Note: Map is for reference purposes only. 230 & 260 Las Animas Avenue 9,028 City of Gilroy, GIS Services 0.3 1:WGS_1984_Web_Mercator_Auxiliary_Sphere 0.14 Miles0.30 City of Gilroy PROJECT DATA PARKING PROVIDED NUMBER OF STORIES :1 OCCUPANCY:B SPRINKLERED:None M1 CONSTRUCTION TYPE :TYPE V-N ZONING : 835-02-016 & 835-02-061A.P.N. : 3.6 Acres. = 157,162 S.F.LOT SIZE : 2022 CALIFORNIA FIRE CODE 2022 CALIFORNIA BUILDING CODE 2022 CALIFORNIA MECHANICAL CODE 2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA ENERGY CODE 2022 CALGREEN CODE STANDARD: 4 SCOPE OF WORK ACCESSIBLE: 2 (ONE VAN ACCESSIBLE) SMALL TRUCKS: 5 TOTAL PARKING: 17 TOTAL BUILDING AREA: 120 S.F. (Accessible Gender Free Restroom) APPLICABLE CODES CITY OF GILROY MUNICIPAL CODE WM O Neil LatK and PlasterinJ Site Yard Tenant ImproYements 260 & 230 Las Animas AYenue, Gilroy, CA 05020 Vicinity Map PARCEL MAP SCALE: NOT TO SCALE CONTACT INFORMATION TENANT: WM O'Neil Lath & Plastering, Corp. 260 & 230 Las Animas Ave. Gilroy, CA 95020 Tel: 408-478-5900 PROPERTY OWNER: A0.0 Cover Sheet A0.1 Statement of Operations ARCHITECTURAL A.1.1 Site Plan A.1.2 Site PKotos A.1.3 Restroom plans & EleYations CIVIL: C2.0 Site ImproYements TP-1 TopoJrapKic Map LANDSCAPING: L-1.0 PlantinJ Plan L-1.1 PlantinJ ImaJes L-1.2 PlantinJ Notes & Details L-2.0 IrriJation Plan L-2.1 IrriJation Notes & Details L1.0 Hydro]one Map & Water UsaJe WorsNKeets PROJECT TEAM DRAWING INDEX THE SCOPE OF WORK INCLUDES THE FOLLLOWING; 1.Gender free restroom 2.Accessible Parking for restroom 3.Two driveways 4.Landscaping BUILDING: 120/157,162 = 0.00077 = .08% -MAXIMUM ALLOWED = 60% A0.0WM O Neil LatK &PlasterinJ, Inc.CoYer sKeet WM 0'Neil Lath & Plastering Corp. P.O. Box 60352 Sunnyvale, CA 94088 Tel: 408-378-5900 N PLANT GEOMETRICALPREVAILING WIND SKeet: SKt s.of [[ ReYisions Construction ProMect:No.260 & 230 Las Animas AY Gilroy, CA27 Mar 2024Date: WM O'Neil Lath & Plastering Corp. OZner: SKeet Title: ArcKitect / EnJineers Seal:ArcKitect / EnJineer s Contact Inforamtion:David Zamora, Architect550 Greenmeadow WaySan Jose, Ca 95129Tel: 669-231-9935Email: daviz@gmail.comLOT COVERAGE CALCULATIONS: MAXIMUM BUILDING HEIGHT ALLOWED:35 Feet SETBACKS: 41 Feet -PROVIDED = 41 FeetFRONT (Measured from face of curb): NoneSIDE: NoneRear: MAXIMUM BUILDING COVERAGE:60% LARGE TRUCKS: 6 RESPONSE TO PLANNING COMMENTS DATED 5/02/24 Statement of Operations A-0.1WM O'Neil Lath &Plastering, Inc.Sheet: Sht's.of xx Revisions Construction Project:No.260 & 230 Las Animas Av Gilroy, CA27 Mar 2024Date: WM O'Neil Lath & Plastering Corp. Owner: Sheet Title: Architect / Engineers Seal:Architect / Engineer's Contact Inforamtion:David Zamora, Architect550 Greenmeadow WaySan Jose, Ca 95129Tel: 669-231-9935Email: daviz@gmail.comRESPONSE TO PLANNING COMMENTS DATED 5/02/24 DOWN - 1:12 MAX SLOPE RAMP UP - 1:12 MAXSLOPE RAMP UP - 1:12 MAXSLOPE RAMP DOWN - 1:12 MAX SLOPE RAMP UP - 1:12 MAX SLOPE RAMP UP - 1:12 MAX SLOPE RAMP BASTRIPING FOR VAN ACCESSIBLE PARKING STRIPING FOR STANDARD ACCESSIBLE PARKING TYPICAL ADA PARKING SPACE DESIGN NO PARKING 12'-0" MIN. (*) 5'-0" MIN (*) 9'-0" MIN. 4'-0" MIN. SIGN TYPE "B" SIGN TYPE "A" (*)EXCEPTION: 12'-0" WIDTH CAN BE REDUCED TO 9'-0" MIN. WIDTH FOR VAN ACCESSIBLE STALL IF ACCESSIBLE AISLE IS 8'-0" WIDE MIN. NO PARKING 9'-0" MIN. 5'-0" MIN. 9'-0" MIN. 4'-0" MIN. SIGN TYPE "A" SIGN TYPE "A"18'-0" MIN.18'-0" MIN.4'-0"MIN.RAMPRAMPRAMPRAMP 3' - 0 "3'-0"4'-0"MIN.1.ACCESSIBLE SPACE MUST PERMIT USE OF EITHER CAR DOOR. 2.WHEEL STOP REQUIRED WHEN NO CURB OR BARRIER IS PROVIDED WHICH WILL PREVENT ENCROACHMENT OF CARS OVER WALKWAYS. 3.WHEELCHAIR USERS MUST NOT BE FORCED TO GO BEHIND PARKED CARS OTHER THAN THEIR OWN. 4.MAX. CROSS SLOPE OF 1:50, ALL WALKS. 5.12" MIN. BORDER GROOVES TOP OF CURB RAMPS TYP 1/4" X 1/4" @ 3/4" O.C. SEE DETAIL 14/-. 6.PROVIDE DETECTABLE WARNING THAT EXTENDS FULL LENGTH & WIDTH OF CURB RAMP APPROACH INTO PARKING LOT. MANUFACTURER: WASAU TRUNCATED DOMES, 12"x12" SIZE, CAST IN CONCRETE, COLOR: GREY. SEE "DETECTABLE WARNING" DETAIL THIS SHEET 8.SURFACE OF THE ACCESSIBLE PARKING SPACES AND ACCESSIBLE AISLES DOES NOT EXCEED 2% GRADIENT IN ANY DIRECTION. A1.1SITE PLANSite Plan Sheet: Sht's.of xx Revisions Construction Project:No.260 & 230 Las Animas Av Gilroy, CA27 Mar 2024Date: WM O'Neil Lath & Plastering Corp. Owner: Sheet Title: Architect / Engineers Seal:Architect / Engineer's Contact Inforamtion:David Zamora, Architect550 Greenmeadow WaySan Jose, Ca 95129Tel: 669-231-9935Email: daviz@gmail.comSITE PLAN ENLARGED RESTROOM, PATH OF TRAVEL & ACCESSIBLE PARKING SCALE: 1' = 10' SCALE: 1' = 30' SITE PLAN PAVING NOTES: THE FOLLOWING ARE THE PAVING TYPE FOR THE SITE: 1.DRIVEWAYS: CONCRETE 2.PATH OF TRAVEL, PATH AROUND RESTROOMS AND ACCESSIBLE PARKING : CONCRETE 3.REMAINING: AGGREGATE BASE RESPONSE TO PLANNING COMMENTS DATED 5/02/24 NPLANTGEOMETRICALPREVAILING WINDCIRCULATION DOWN - 1:12 MAX SLOPE RAMP UP - 1:12 MAXSLOPE RAMP UP - 1:12 MAXSLOPE RAMP SITE PHOTOS A1.2SITE PHOTO LAYOUTSheet: Sht's.of xx Revisions Construction Project:No.260 & 230 Las Animas Av Gilroy, CA27 Mar 2024Date: WM O'Neil Lath & Plastering Corp. Owner: Sheet Title: Architect / Engineers Seal:Architect / Engineer's Contact Inforamtion:David Zamora, Architect550 Greenmeadow WaySan Jose, Ca 95129Tel: 669-231-9935Email: daviz@gmail.comSCALE: 1' = 40'SITE PLAN NPLANTGEOMETRICALPREVAILING WINDPICTURES TAKEN ON 8/11/2023 RESPONSE TO PLANNING COMMENTS DATED 5/02/24 RESTROOM PLANS A1.3RESTROOM PLANSSheet: Sht's.of xx Revisions Construction Project:No.260 & 230 Las Animas Av Gilroy, CA27 Mar 2024Date: WM O'Neil Lath & Plastering Corp. Owner: Sheet Title: Architect / Engineers Seal:Architect / Engineer's Contact Inforamtion:David Zamora, Architect550 Greenmeadow WaySan Jose, Ca 95129Tel: 669-231-9935Email: daviz@gmail.comEXTERIOR COLORS THE EXTERIOR ELEMENTS SHALL BE PAINTED WITH THE FOLLOWING COLORS: WALLS: STUCCO WALLS SHALL BE PAINTED WITH TWO COATS OF SHERWIN WILLIAMS NAVAHO WHITE # SW 6126 METAL ROOF:METAL ROOF SHALL BE PAINTED WITH TWO COATS OF SHERRWIN WILLIAMS URBANE BRONZE SW 7048 URBANE BRONZE SHERWIN WILLLIMANS SW 7048 NAVAHO WHITE SHERWIN WILLLIMANS SW 6126 RESPONSE TO PLANNING COMMENTS DATED 5/02/24 FLOOR PLAN ROOF PLAN EAST ELEVATION WEST ELEVATION NORTH ELEVATION SOUTH ELEVATION GENDER FREE MEN'S RESTROOM 3' - 0"3' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0" SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0" CIVIL ENGINEERSLAND SURVEYORSCONSTRUCTION MANAGERSHANNA-B UNTTIEST. 19107651 EIGLEBERRY STREET GILROY 95020 CALIFORNIAOFFICE (408) 842-2173 FAX (408) 842-3662EMAIL: ENGINEERING @ HANNABRUNETTI.COM1Grading & Drainage Plans260 LAS ANIMAS AVESanta Clara County, California City of Gilroy in the 230 & 260 LAS ANIMAS AVENUE for Grading & Drainage Plans apns 835-02-061 & 835-02-016 NOT FOR CONSTRUCTION PRELIMINARY PLANS CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COM 2Improvement Plan 230 & 260 Las Animas Ave - apn 835-02-061 & 016 NOT FOR CONSTRUCTION PRELIMINARY PLANS CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COM 3Sections, Circulation Plan, & Overland Release Plan 230 & 260 Las Animas Ave - apn 835-02-061 & 016 NOT FOR CONSTRUCTION PRELIMINARY PLANS CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COM 4City Notes 230 & 260 Las Animas Ave - apn 835-02-061 & 016 “” “” “” ’ ’ CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COM 5Erosion Control and Traffic Control Plan 230 & 260 Las Animas Ave - apn 835-02-061 & 016 CIVIL ENGINEERS LAND SURVEYORS CONSTRUCTION MANAGERS HANNA-B UN TTI EST. 1910 7651 EIGLEBERRY STREET GILROY 95020 CALIFORNIA OFFICE (408) 842-2173 FAX (408) 842-3662 EMAIL: ENGINEERING @ HANNABRUNETTI.COM 6Stormwater Control Plan 230 & 260 Las Animas Ave - apn 835-02-061 & 016 NOT FOR CONSTRUCTION PRELIMINARY PLANS DMA 1 65,692SF IA 55,870 SF DMA2 39,250 SF IA 36,750 SF DMA 3 37,241 SF IA 34,966 SF SCM 3 1430 SF SCM 1 3,042 SF SCM 2 1,677 SF DMA 4 14,899 SF IA 13,292 SF SCM 4 1029 SF PCLAS ANIMAS AVENUE PCPCPCPCPCRRRRRRRRRRRRRRRRRRRRRDDDDDDDDDDDDAAAAAALLLLLLLLLLLLLLLLLLLLLLLLLALLLLLLLAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAARRRRARRRRUCUCUCUCUCUCUCACACACACACACPRPRPRPRPRACACACRRRDDD291 - PLUGSJUN PATPLUGS - 67JUN PAT93 - PLUGSJUN PAT112 - PLUGSJUN PATACACPRPRCODEBOTANICAL / COMMON NAMECONTQTYWATER USEPLANT ORIGINTREESACAesculus caliIornica / CaliIornia BucNe\e24" bo[11LowCaliIornia NativePCPistacia cKinensis CReG PusKC / ReG PusK CKinese PistacKe24" bo[6LowAsia reTuireG street tree sSeciesPRPlatanus racemosa / CaliIornia S\camore24" bo[7MeGiumCaliIornia NativeUCUmbellularia caliIornica / Ba\ Laurel24" bo[7LowCaliIornia NativeSHRUBSAArtemisia caliIornica / CaliIornia SaJebrusK5 Jal41LowSanta Clara Count\ RiSarian NativeDDiSlacus aurantiacus / SticN\ MonNe\Ilower5 Jal15LowSanta Clara Count\ RiSarian NativeRRKamnus caliIornica / CaliIornia CoIIeeberr\5 Jal32LowSanta Clara Count\ RiSarian NativeGRASSESLLe\mus triticoiGes / WilG R\e5 Jal32LowSanta Clara Count\ RiSarian NativeSYMBOLBOTANICAL / COMMON NAMECONTSPACINGQTYWATER USEPLANT ORIGINGROUND COVERSJuncus Satens / CaliIornia Gra\ RusKPLUGS36" o.c.563LowCaliIornia NativePLANT SCHEDULENO R T H O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-1.0PLANTING PLAN Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET2023081 = 20' - 0"E[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-0160SCALE: feet2040601" = 20'6' cKain linN Ience alonJ siGe PL6' cKain linN Ience alonJ siGe PL6' cKain linN Ience alonJ bacN PL6' cKain linN Jate4' Giameter oI 3" tKicN barN cKiSmulcK arounG eacK tree t\Sicale[istinJ oII-site trees to remaine[istinJ oII-site trees to remainGrivewa\³I Kave comSlieG witK tKe criteria oI tKe Water Conservation in LanGscaSinJ OrGinanceanG aSSlieG sucK criteria Ior tKe eIIicient use oI water in tKe LanGscaSe DesiJn Plan´MicKael A. Arnone, LanGscaSe ArcKitectGateCaliIornia License #33477.11.2024Michael A. Arnonee[istinJ oII-site tree to remaine[istinJ oII-site tree to remain4' Giameter oI 3" tKicN barN cKiSmulcK arounG eacK tree t\Sical4' Giameter oI 3" tKicN barN cKiSmulcK arounG eacK tree t\SicalGrivewa\ProSert\ LineProSert\ LineProSert\ LineProSert\ Line O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-1.1PLANTING NOTES Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET202308as noteGE[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016& DETAILSSHRUB - MODIFIED SOIL3/4" = 1'-0"Notes1- SKrubs sKall be oI Tualit\ SrescribeG in tKe root observations Getail anG sSeciIications.2- See sSeciIications Ior IurtKer reTuirements relateG to tKis Getail.MoGiIieG soil.DeStK varies. SeesSeciIications Ior soilmoGiIication.Root ball.4" KiJK [ 8" wiGe rounG - toSSeG soilberm above root ball surIace sKall beconstructeG arounG tKe root ball.Berm sKall beJin at root ball SeriSKer\.Prior to mulcKinJ, liJKtl\ tamS soilarounG tKe root ball in 6" liIts to bracesKrub. Do not over comSact. WKen tKeSlantinJ Kole Kas been bacNIilleG, Sourwater arounG tKe root ball to settle tKesoil.4" la\er oI mulcK.No more tKan 1" oImulcK on toS oIroot ball. SeesSeciIications IormulcK.Root ball rests one[istinJ orrecomSacteG soil.E[istinJ soil.FinisKeG JraGe.SKrub.SECTION VIEWURBAN TREE FOUNDATION 2014OPEN SOURCE FREE TO USEFX-PL-FX-SHRB-032D790BD638D638ASTM Test MetKoG2. E[cavation anG soil SreSaration sKall conIorm to tKe DrawinJsroot ball or MoineG in a linear IasKion anG SlaceG alonJ Sanels sKall be connecteG to Iorm a circle arounG tKe 12.7mm above JraGe. EacK oI tKe reTuireG number oI to tKe root ball anG tKe Gouble toS eGJe sKall be 1/2" inJs. TKe vertical root GeIlectinJ ribs sKall be IacinJ inwarGs number oI Sanels anG in tKe manner sKown on tKe Draw- 1. TKe contractor sKall install tKe tree root barriers witK tKeB. Construction anG InstallationU.S. Patents 5,070,642 , 5,305,549 anG 5,528,857.2.TKe basic SroSerties oI tKe material sKall beassembl\ b\ sliGinJ one Sanel into anotKer. See Detail "C"An inteJrateG ZiSSer JoininJ S\stem SroviGinJ Ior instantribs 3 between eacK set oI ribs, see Detail "B".be about eTuall\ sSaceG between eacK oI tKe vertical root GeIlectinJ9.53mm Irom tKe Sanel. TKe nine JrounG locNs on eacK Sanel sKall tKe aGMacent KarGscaSe.Fle[ural MoGulusYielG ElonJation - HinJeYielG ElonJation - WallTensile strenJtK # \ielG - WallOtKer Patents PenGinJ.Test7.442.354 PSIPol\SroS\leneT\Sical Value CoSol\merseJment MoininJ tKe Sanel wall anG tKe seJment, SrotruGinJ 3/8" sKaSe oI a seJment oI a circle, tKe 2" 50.8mm cKorG oI tKe Korizontal riGJes oI a minimum 0.085" 2.16mm tKicNness in tKe A minimum oI 9 Anti-LiIt GrounG LocN Tabs consistinJ oI inteJrallower rib attacKeG to tKe vertical root GeIlectinJ ribs.See Getail "A" tKicNness, 3/8" 9.53mm wiGe anG 1/4" 6.35mm aSart witK tKe ribs at tKe toS oI tKe Sanel oI a minimum 0.085" 2.16mmA Double ToS EGJe consistinJ oI two Sarallel, inteJral, Korizontalat 90 Irom interior oI tKe barrier Sanel, sSaceG 6" 15.24cm oI at least 0.085" 2.16mm tKicNness SrotruGinJ 1/2" 12.7mmNot less tKan 4 MolGeG InteJral Vertical Root DeIlectinJ Ribsrec\clable. EacK Sanel sKall Kaverec\cleG Sol\SroS\lene Slastic witK aGGeG ultraviolet inKibitors;61 cm GeeS; manuIactureG witK a minimum 50 Sost consumer 2.16mm wall tKicNness in moGules 24" 61cm lonJ b\ 24"TKe barrier sKall be BlacN, InMection MolGeG Panels, oI 0.085"San Francisco, LA 800-458-7668, or aSSroveG eTual.as manuIactureG b\ DeeS Root Partners, L.P. 81 LanJton St. #4as sSeciIieG. TKe tree root barriers sKall be SroGuct # UB 24-21. TKe contractor sKall IurnisK anG install tree root barriers besiGe a KarGscaSe aGMacent to one siGe oI tKe trees LinearSurrounG SlantinJ st\le or Ior linear aSSlications Girectl\create var\inJ sizes oI c\linGers Ior surrounGinJ root ballsscaSes anG lanGscaSes. AssembleG in 2' lonJ moGules toroot GeIlector to Srevent tree roots Irom GamaJinJ KarG-SSeciIieG tree root barriers are a mecKanical barrier anG24" DeeSRoot Tree Root BarriersaSart. See Sanel GrawinJ belowA. MaterialsSlantinJ st\le. Detail "B"PatenteG MolGeG GrounG LocNinJPanel 0.085" 2.16mm TKicN 50 InteJral Part oI Panel90 Root DeIlectinJ RibsanG OtKer Patents PenGinJ 5,305,549 anG 5,528,85U.S. Patent Nos. 5,070,642 Name on Ever\ Panel DeeSRoot See Detail "A"Ultraviolet Protection anGGrowtK, E[tra StrenJtK, anGIor Prevention oI Root OverPatenteG Double ToS EGJeRounGeG EGJes Ior SaIet\ anG StrenJtK See Detail "B" Anti-LiIt PaGsPost Consumer Rec\cleG Pol\SroS\lene Detail "C"Detail "A"PatenteG ZiSSer JoininJ S\stem.085".085"1/2"1/4"6.35mm7/16".085".085"2 1/4".085"3 / 8 " 9 . 5 3mm 11.11 mm2.16mm2.16mm2.16mm12.7mm2.16mm57.15mm2.16mm ImSroveG ASSearenceUB 24-2 SSeciIicationsRocNwell HarGness r. scale - WallTensile strenJtK # \ielG - HinJeNotcKeG IzoG ImSact - WallD256AD785AD638D6382.846 PSI7.01119.625 PSI3.84 It-lbs84.4ROOT BARRIERnot to scale 3EXISTING FENCE PHOTOSSLOPE TOP OF FOOTING.4" DIA. CORNER POST.1-5/8" GALV. TOP RAIL.3" DIA. LINE POST.SWING LATCH.THREE HINGES.TYPICAL CONCRETE FOOTING.TYPICAL 6 FT CHAIN LINK FENCE AND GATE3/4" = 1'-0"KNUCKLE AND TIE FABRIC AT 18" O.C.WITH 11 GA GALV WIRE.KNUCKLE TIE FABRIC TO HEAD RAIL.1-5/8" GALV. PIPE FRAME,KNUCKLE AND TIE FABRIC TOPAND BOTTOM.3/8" STEEL TENSIONROD WITH TIGHTENER.1/5/8" GALV. INTERMEDIATE ATCORNERS ONLY.1/4"X 3/4" GALV. TENSION BAR.GALV. CLAMP AT 18" O.C. MIN.3/8" STEEL TENSIONROD WITH TIGHTENER.AT ALL CORNERS.RUN FABRIC TO TOP OF GRAVEL7 GA. TENSION WIRE TIED TOFABRIC AT 18" O.C.15" DIA AT LINE POST18" DIA AT CORNER POST.6"5' AT CORNER POST 6' 6"4' AT LINE POST CHAIN LINK WITH REDWOODSTAINED WOOD SLATESCHAIN LINK WITH REDWOODSTAINED WOOD SLATES1-5/8" GALV. PIPE FRAME,4FX-SI-FX-FENC-011" = 1'-0"TREE PLANTING DOUBLE STAKEPLANTING ATTURF AREAS.PLANT PIT DETAILSTAKING DETAILPLANTING ATSHRUB AREAS.FX-PL-FX-TREE-101 O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-1.2PLANTING NOTES Michael Arnone Landscape Architect - 20237.11.2024JOB NO.SHEET202308as noteGE[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016& SOILS REPORT1. All e[istinJ trees, sKrubs anG JrounG covers to remain sKall be SrotecteG. An\ GamaJecauseG b\ Contractor's worN sKall be reSaireG or reSlaceG at tKe Contractor's e[Sense anG beaSSroveG b\ tKe LanGscaSe ArcKitect.2. Contractor sKall review attacKeG soils reSort Irom Perr\ Lab anG IamenG soil as SerrecommenGations. Pre-SlantinJ sKoulG consist oI aGGinJ tKe IollowinJ Iertilizer materials Ser1000 sT It oI beG areaDown To EartK FeatKer Meal 12-0-05.0 lbsSoil sulIur 90 S 50.0 lbsTKe above amenGments sKoulG be tKorouJKl\ incorSorateG into tKe uSSer 6-8" oI tKe soilSroIile.3. AIter amenGinJ soil, JraGe all areas smootK witK no localizeG GeSressions e[ceeGinJ .5 incK.All areas sKall surIace Grain witK 1.5 Sercent minimum sloSe awa\ Irom all builGinJs, SavinJ orotKer structures.4. Quantities are Ior aiGinJ in biGGinJ onl\. Contractor sKall veriI\ all Tuantities.5. Contractor sKall la\ out Slant material as Ser Slan anG receive aSSroval Irom LanGscaSeArcKitect Srior to installation.6. No Slants sKall be SlanteG witK root balls or new Sits in a Gr\ conGition.7. Plant all Slants as Ser SlantinJ Getails in sTuare Sits witK siGes anG bottoms tKorouJKl\scariIieG. Do not amenG bacNIill mi[ be\onG initial toSsoil amenGinJ unless noteG.8. Contractor sKall use Best Tabs 20-10-5 ControlleG Release Fertilizer Tablets in SlantinJ Sitsas Ser tKe Iollow1 Jallon Slant1 tablet5 Jallon Slant3 tables15 Jallon Slant9 tablets24" bo[ trees12 tablets9. All newl\ SlanteG material sKall be watereG b\ GeeS soaNinJ witKin 3 Kours oI SlantinJ.10. All SlantinJ areas sKall receive 3 incKes oI cKiSSeG wooG barN toS GressinJ mulcK.11. Contractor sKall be resSonsible Ior irriJatinJ all new Slant material until tKe entire SroMect asbeen aSSroveG anG acceSteG b\ Owner.12. TKirt\ Ga\s aIter SlantinJ Contractor sKall re-staNe anG straiJKten all trees as necessar\ tobe aSSroveG b\ LanGscaSe ArcKitect.13. Trees SlanteG witKin 4' oI SavinJ sKall Kave a root barrier installeG as Ser manuIacturer'ssSeciIications. See Getail on sKeet L1.2PLANTING NOTES³I Kave comSlieG witK tKe criteria oI tKe Water Conservation in LanGscaSinJ OrGinanceanG aSSlieG sucK criteria Ior tKe eIIicient use oI water in tKe LanGscaSe DesiJn Plan´MicKael A. Arnone, LanGscaSe ArcKitectGateCaliIornia License #33477.11.2024Michael A. Arnone O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-1.3IRRIGATION Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET202308as noteGE[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016SCHEDULING &MAINTENANCEPART 1. IRRIGATION SCHEDULING1. Irrigation scheduling shall be regulated by the battery powered controllers installed as per drawings anddetails.2. Drip valves shall be run between 8:00pm and 10:00pm.ESTABLISHMENT PERIOD (60 days after installation)3. The irrigation controller(s) should be programmed by the installation contractor to keep planted areas moistduring the establishment period. Depending on the time of year, the tree bubblers will water once per dayevery day for 15 minutes, and the shrub drip valve will water once a day for 20 minutes. Duration of water perapplication is also determined by the time of year. Please take notice that soil is moist but not soggy duringthis time.POST-ESTABLISHMENT PERIOD4. At the end of the establishment period, turn off water in all areas for 3 days. This will allow saturated soil todry in all planted areas.IRRIGATION SCHEDULE BASED ON SEASON5. After the drying period, the irrigation controller should be programmed according to the time of year by season:Spring / Fall (March, April, May / mid-September, October)6. Drip Irrigation for trees: 3 days per week, 10 minutes per circuit.7. Drip irrigation for shrubs: 15 minutes, 2 times per weekSummer (June, July, August, early September)8. Drip Irrigation for trees: 4 days per week, 10 minutes per circuit.9. Drip Irrigation for shrubs: 15 minutes, 3 times per weekWinter (November, January, February)10. Drip Irrigation for trees: 2 times per week, 15 minutes per circuit.11. Drip irrigation for shrubs: once a week or less, 10-15 minutes per circuit. Maintenance supervisor shouldmonitor weather conditions and shutoff irrigation valves using the WiFi node controllers. If it is a wetwinter, you should not be irrigating.12. Rule of thumb for watering: watering less often and more deeply is best. It’s better to water every other dayfor 20 minutes than every day for 10 minutes. The above seasonal watering schedules are onlyguidelines. Maintenance contractor must be proactive and take notice if plants appear stressed, either foroverwatering or underwatering. Plants that are stressed from overwatering often appear to be wilted as thoughthey are not getting enough water. Check the moisture of the soil around the plant, it should be damp anddark in color but not soggy. It’s okay for the soil to dry slightly between watering cycles. Please take note:overwatering and underwatering are the source of most plant problems!13. After three growing seasons the irrigation can be run for 20 minutes bi-monthly during the summer seasononly.14. Landscape Maintenance contractor shall continue to monitor system for leaks and do necessary repairs aswell as checking moisture level around shrubs and trees.PART 2. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE1. Owner’s contractors shall use established landscape industry sustainable Best Practices for all landscapemaintenance activities.2. Landscape maintenance contractor shall replace plants as needed with the same species and sizecontainer based on the plant schedule in the landscape plans.3. A regular maintenance schedule shall include routine inspections; auditing water use, adjustment and repairof the irrigation system and its components; top dressing with compost, replenishing mulch; fertilizing;pruning; weeding in all landscape areas, and removing obstructions to emission devices. Operation of theirrigation system outside the normal watering window is allowed for auditing and system maintenance.4. Repair of all irrigation equipment shall be done with the originally installed components or their equivalentsor with components with greater efficiency.5. All landscape planting areas and adjacent paved areas shall be kept free from trimmings, litter or otherobjectionable items at all times. The maintenance crew shall dispose of all waste materials or refuse from itsoperations off the property at an approved dumping site, no later than the end of each work day.FERTILIZINGPerennials, Shrubs and Trees:6. Apply a thin layer of compost two to three times a year under the dripline of the plant. Maintain mulch (woodchips) at a minimum 3” thickness. Compost can be scattered over the mulch and it will settle to the soil surface.Compost can be purchased by the bag at garden centers, or in bulk from landscape supply stores and somelandfills.WEED PREVENTION7. Consistent mulching will help suppress weeds, however, pulling weeds by hand must be done seasonally.Living ground cover will also suppress weeds and aid in weed prevention.PRUNING8. Plants that require very little pruning have been selected for the landscape. They have been spaced so thatwhen they reach their mature size, they will not crowd other plants or structures. Plants have also beenselected for the graceful and sculpture qualities of their natural form and do not need constant shaping andpruning.Shrubs and Woody Groundcover:9. Shrubs and woody groundcover should be allowed to reach mature size and natural form with very littlepruning. Plants do not need to be hedged or sheared with electric pruners.Perennials:10. Spent flowers can be removed from perennials after flowering. Clumping perennials such as the Phormiumscan be divided when plants appear crowded usually after 5-7 years.Ornamental Grasses + Sedges11. All of the ornamental grasses in this project are evergreen. Dead blades can be removed by hand by sweepingthrough the clump in a “combing” motion.12. Ornamental grasses and grass-like plants grow from the base of the plant not from the tip like other plants. Ifgrass blades need to be clipped it should be done at the base of the clump.Trees:13. All pruning shall be done by qualified professional personnel in accordance with ISA (International Society ofArboriculture) Western Standards. We highly recommend using a certified arborist once a year to prune trees.Bad pruning can ruin a tree for life.PART 3. LANDSCAPE IRRIGATION AUDIT REPORTThe irrigation audit report completed by licensed irrigation auditor at the completion of the plantestablishment period, approximately 60 days after installation is finished and approved by owner. It willinclude inspection, system tune-up system test with distribution uniformity, and reporting runoff. At that timethe Landscape Architect shallPART 4. SOIL MANAGEMENT REPORTA soils analysis report was done in October 2023 by Perry Lab. The analysis report is shown on sheet L1.3of the Landscape Design Drawing Package. Documentation verifying implementation of the soil report(amendments and procedures) shall be done by the landscape contractor and submitted by to the city bythe owner. It will include product receipts for amendments along with photos of product containers on siteand amendments being applied.CERTIFICATE OF COMPLETIONTKis certiIicate must be IilleG out b\ tKe SroMect aSSlicant uSon comSletion oI tKe lanGscaSe SroMect.PART 1. PROJECT INFORMATION SHEETDateProMect NameName oI ProMect ASSlicantTeleSKone No.Fa[ No.TitleEmail AGGressComSan\Street AGGressCit\StateZiS CoGeProMect AGGress anG LocationStreet AGGressParcel, tract or lot number, iI available.Cit\PlanninJ Permit #sStateZiS CoGeProSert\ Owner or Kis/Ker GesiJneeNameTeleSKone No.Fa[ No.TitleEmail AGGressComSan\Street AGGressCit\StateZiS CoGeProSert\ Owner³I/we certiI\ tKat I/we Kave receiveG coSies oI all tKe Gocuments witKin tKe LanGscaSeDocumentation PacNaJe anG tKe CertiIicate oI ComSletion anG tKat it is ourresSonsibilit\ to see tKat tKe SroMect is maintaineG in accorGance witK tKe LanGscaSeanG IrriJation Maintenance ScKeGule.´BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBProSert\ Owner SiJnature DatePlease answer the questions below:1.Date tKe LanGscaSe Documentation PacNaJe was submitteG to tKe local aJenc\BBBBBBBBBBBBB2.Date tKe LanGscaSe Documentation PacNaJe was aSSroveG b\ tKe local aJenc\BBBBBBBBBBBBB3.Date tKat a coS\ oI tKe Water EIIicient LanGscaSe WorNsKeet incluGinJ tKe Water BuGJetCalculation was submitteG to tKe local water Surve\orBBBBBBBBBBBBBCA60352Gilro\CALas Animas RoaG836-05-061 anG 836-02-016O'Neill LatK anG PlasterWilliam anG SanG\ O'NeillownerO'Neill LatK anG PlasterSunn\valeCA94088PO BOX 60352408.221.0288SanG\#oneillstucco.com7.11.2024SanG\#oneillstucco.com408.221.0288William anG SanG\ O'NeillO'Neill LatK anG PlasterSunn\valeownersPO BOX 60352PART 2.CERTIFICATION OF INSTALLATION ACCORDING TO THE LANDSCAPEDOCUMENTATION PACKAGE³I/we, tKe unGersiJneG, certiI\ tKat baseG uSon SerioGic site observations, tKe worN Kasbeen comSleteG in accorGance witK tKe aSSlicable State anG local lanGscaSeorGinances, anG tKat installation oI tKe lanGscaSe SlantinJ anG irriJation s\stemsconIorm witK tKe criteria anG sSeciIications oI tKe aSSroveG LanGscaSe DocumentationPacNaJe.´SiJnature DateName SrintTeleSKone No.Fa[ No.TitleEmail AGGressLicense No. or CertiIication No.ComSan\Street AGGressCit\StateZiS CoGe*Signer of the landscape design plan, signer of the irrigation plan, or a licensed landscape contractor.PART 3. IRRIGATION SCHEDULINGAttacK Sarameters Ior settinJ tKe irriJation scKeGule on controller Ser orGinance Section 492.10.PART 4. SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCEAttacK scKeGule oI LanGscaSe anG IrriJation Maintenance Ser orGinance Section 492.11.PART 5. LANDSCAPE IRRIGATION AUDIT REPORTAttacK LanGscaSe IrriJation AuGit ReSort Ser orGinance Section 492.12.PART 6. SOIL MANAGEMENT REPORTAttacK soil anal\sis reSort, iI not Sreviousl\ submitteG witK tKe LanGscaSe Documentation PacNaJe SerorGinance Section 492.6.AttacK Gocumentation veriI\inJ imSlementation oI recommenGations Irom soil anal\sis reSort SerorGinance Section 492.6.MicKael ArnoneLanGscaSe ArcKitectLA #3347MicKael Arnone AssociatesSanta CruzCA950623370 Samuel PlacerNnown1#Kotmail.com831.462.4988to be comSleteG anG siJneG aIter SroMect installation SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYHunter ICZ-101-25DriS Control Zone Kit. 1" ICV Globe Valve witK 1" HY100 Iilters\stem. Pressure ReJulation 25Ssi. Flow RanJe 2 GPM to 20GPM. 150 mesK stainless steel screen.10Hunter AFV-075Automatic IlusK valve witK 3/4in. FNPT connection.10Area to Receive DriS EmittersRain BirG XB-PC 2SinJle Outlet, Pressure ComSensatinJ DriS Emitters. Flow ratesoI 0.5JSK=blue, 1.0JSK=blacN, anG 2.0JSK=reG. Comes witK aselI-SiercinJ barb inlet [ barb outlet.5,407 s.I.Emitter Notes0.5 GPH emitters 2 assiJneG to eacK 1 Jal Slant1.0 GPH emitters 2 assiJneG to eacK 5 Jal Slant2.0 GPH emitters 4 assiJneG to eacK 15 Jal SlantArea to Receive DriSlineHunter HDL-09-18-CVHDL-09-18-CV Hunter DriSline w/ 0.9 GPH emitters at 18" O.C.CKecN valve, GarN brown tubinJ w/ blacN striSinJ. DriSline lateralssSaceG at 36" aSart, witK emitters oIIset Ior trianJular Sattern.Install witK Hunter PLD barbeG or PLD-LOC IittinJs.4,872 l.I.SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYRain BirG 33-DLRC3/4" Brass QuicN-CouSlinJ Valve, witK Corrosion-ResistantStainless Steel SSrinJ, LocNinJ TKermoSlastic Rubber Cover,Double TracN Ke\ LuJ, anG 2-Piece BoG\.4Nibco T-580-S6-R-66-LLStainless steel ball valve sKut oII valve4Rain BirG EFB-CP-PRS-D 1-1/2"1", 1-1/4´, 1-1/2", 2" Brass Master Valve, tKat is ContaminationProoI w/SelI-FlusKinJ Filter Screen. Globe ConIiJuration,ReclaimeG Water ComSatible, anG PurSle HanGle CoverDesiJnates Non-Potable Water Use. WitK Pressure ReJulator.1Febco 825Y 1-1/2"ReGuceG Pressure BacNIlow Preventer1Hunter I2C-1600-SS16 Station OutGoor MoGular Controller. WitK one ICM-800 MoGule.Commercial Use. Stainless Steel Cabinet.1Hunter SOIL-CLIKTKe Soil-CliN Srobe uses Sroven tecKnoloJ\ to measure moisturewitKin tKe root zone. WKen tKe Srobe senses tKat tKe soil KasreacKeG its GesireG moisture level, it will sKut Gown irriJation,SreventinJ water waste.1IrriJation Lateral Line 34" PVC Class 315 SDR 13.560 l.I.IrriJation Mainline 2" PVC ScKeGule 401,700 l.I.PiSe Sleeve 3" PVC ScKeGule 80900 l.I.mvCscIRRIGATION SCHEDULELAS ANIMAS AVENUEmvwrsc 21.91"1.431"3.241"3.751"3.961"7.771"3.381"C2.491"12.21"10.51"Valve NumberValve SizeValve FlowValve Callout###"O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-2.0IRRIGATION PLAN Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET2023081 = 20' - 0"E[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016 NO R T H 0SCALE: feet2040601" = 20'SHRUB/TREE DRIP ZONE 5SHRUB/TREE DRIP ZONE 4DRIPLINE ZONE 8POINT OF CONNECTION TOEXISTING WATER METERMANUAL SHUTOFF VALVEMANUALSHUTOFFVALVEDRIPLINE ZONE 7DRIP TUBINGFOR TREES ZONE 3³I Kave comSlieG witK tKe criteria oI tKe Water Conservation in LanGscaSinJ OrGinanceanG aSSlieG sucK criteria Ior tKe eIIicient use oI water in tKe LanGscaSe DesiJn Plan´MicKael A. Arnone, LanGscaSe ArcKitectGateCaliIornia License #33477.11.2024Michael A. ArnoneSHRUB/TREE DRIP ZONE 5DRIP TUBINGFOR TREES ZONE 2DRIPLINE ZONE 9DRIP TUBING FOR TREESAND SHRUBS ZONE 1DRIP ZONE 1DRIPLINEZONE 8DRIPLINE ZONE 6DRIP TUBINGFOR TREES ZONE 10 O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-2.1IRRIGATION NOTES Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET202308as noteGE[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016& DETAILSNOTES1- See irriJation leJenG Ior mainline anG lateral line SiSe size anG t\Se.2- Direct burial control wires sKall be installeG in ScK. 40 PVC electrical conGuit iI reTuireG.3- 2-wire irriJation wire sKall be installeG in ScK. 40 PVC electrical conGuit.4- Detectable locator taSe sKall be locateG si[ incKes 6" above tKe entire mainline run.Direct burial low voltaJecontrol wires.Pavement.IRRIGATION TRENCHING1 1/2" = 1'-0"24" min.1'-0" In SlantinJ area 1'-6" in SlantinJ area 3'-0" unGerneatK Savement Non-SressurizeG line lateral line.Detectable locator taSe.PressurizeG line mainline.6"FinisKeG JraGe.URBAN TREE FOUNDATION 2014OPEN SOURCE FREE TO USEFX-IR-FX-AUXEQ-081ICZ-101 DRIP CONTROL ZONE 1 1/2" = 1'-0"18-24" COILED WIREWATERPROOF CONNECTORS 2DRIP ZONE KITMODEL ICZ-101-XX WITHFILTER TIP 45 DEGREESREGULATOR 25 OR 40 PSIFINISH GRADEJUMBO VALVE BOXSCH 80 T.O.E. NIPPLE 2MAIN LINE PIPE FITTINGSBRICK SUPPORTS 43/4" MINUS WASHED GRAVEL2FX-IR-HUNT-DRIP-181 1/2" = 1'-0"TYPICAL DRIP TUBINGCOMPRESSION FITTING.PLANT GRAPHICDRIPLINE EDGE.TYPICAL 1/4" TUBE STAKE WITH EMITTER OR CAP.TYPICAL 1/4" DISTRIBUTION TUBING, 48" MAX. LENGTH.TYPICAL 1/2" DRIP TUBING STAKE.MULTI-OUTLET EMITTER OR TRANSFER.EMITTER OR BUBBLER ON12" DRIP STAKE.TRANSFER BARBTEE FOR DOUBLEEMITTER.TYPICALCOMPRESSIONFITTING.TYPICAL 12"DRIP TUBING.NOTE1. PLACE EMITTERS 34 BETWEEN THE TRUNK AND OUTTER DRIPLINE.2. EVENLY SPACE EMITTERS AROUND PLANT.3. STAKE THE DRIP TUBING AT EACH TEE, ELL, COUPLER, AT EACH EMITTER OR TRANSFER, AND AT 6'-0" MAX O.C.USE BUBBLERS FOR TREES AS NOTED IN LEGEND; USE TUBING FOR ALL SHRUBSFX-IR-FX-DRIP-0131 1/2" = 1'-0"QUICK COUPLING VALVE IN BOXFX-IR-FX-QUIC-034NODE CONTROLLER1 1/2" = 1'-0"18-24" COILED WIREWATERPROOF CONNECTIONS 2NODE-100 OR 200SEE IRRIGATION SCHEDULE5FX-IR-HUNT-CONT-22IRRIGATION NOTES1.Contractor shall notify U.S.A. ( Underground Service Alert) at 811, prior to start of any excavation or trenching.2.Contractor shall review all plans and documents pertaining to the project prior to the start of work to coordinate workwith other trades. Contractor shall install irrigation system in accordance with all local codes and ordinances.3.Point of connection for irrigation shall be taken from the existing irrigation meter along Las Animas Road as noted onsheet L2.0. Verify location of new meter in field prior to start of work. Contractor shall connect to meter and install theback flow device, manual shutoff valves, mainline, lateral lines, remote control valves, drip valve assemblies, quickcoupler valves, and drip tubing as shown.4.Contractor shall install manual shutoff valves at locations shown for maintenance and repair.5.Drip valves have been designed to operate at a maximum of 5 gallons per minute at 20 p. s. i.. Valves for dripline havebeen designed to operate at a maximum of 10 gallons per minute at 20 p. s. i.. Irrigation contractor shall verify a staticpressure of at least 75 p.s.i. at the point of connection prior to the installation of the irrigation system. Contractor shallread static pressure at point of connection prior to installation of irrigation system. Should the p.s.i. or the g.p.m. beinsufficient to operate either system, contractor shall notify landscape architect and request review of design. In linepressure regulators or booster pumps may be required if static pressure is above or below the required dynamicpressure.6.All irrigation emission devices must meet the requirements set in the American National Standards Institute (ANSI)standard, American Society of Agricultural and Biological Engineers'/International Code Council's (ASABE/ICC) 802-2014"Landscape Irrigation Sprinkler and Emitter Standard."7.Irrigation Contractor shall install battery powered node controllers to be located at the approximate location shown oras determined by the contractor.8.Irrigation design is diagrammatic. Mainline, valves, laterals and other irrigation equipment may be shown outside ofplanting beds for graphic clarity. All irrigation equipment shall be located in adjacent planting beds.9.Irrigation pipe depths: Mainlines under paving shall have 24" cover over pipes. Lateral lines under paving shall have18" cover over pipes. Mainlines in planting beds shall have 12" of cover over pipes. Laterals in planting beds shallhave 12" cover over pipes.10.Sleeves shall be located as per plan and as needed to reach all planting areas to be irrigated. Irrigation contractorshall coordinate placement of all irrigation sleeves with general contractor and concrete sub contractor to be sure allareas will be accessible for irrigation lines and drip tubing.11.Lateral lines (non pressure lines) sizing guidelines shall be as follows: 3/4" O.D. - 0 to 10 GPM; 1" O.D. - 11 to 15 GPM;1 1/4" O.D. - 16 to 25 GPM; 1 1/2" O.D. 26 to 30 GPM; 2" O.D. 31 to 55 GPM. Refer to Irrigation Legend and plan sheetsfor further data.12.Control wires shall be 14 gauge UF direct burial wire. Use red for control wire and white for common wire. Contractorshall run one spare common and one spare control wire to each of the end valves. All low voltage wire connectionsshall be made only at remote control boxes. All connections shall be made with a 2' coil of wire for service.Connections shall be made with RainBird 'Snap-Tite' connectors or equal.13.Contractor shall determine the number and location of emitters based on the plant counts and actual plant locations inthe field. Contractor shall adjust all drip distribution tubing to effectively irrigate all plant material. Shrub are groupedin two zones and illustrated with the hatch graphic noted in Irrigation Schedule. Trees are on five separate zones(separate from the shrub zones) and illustrated with a dash/dot line labeled as 'drip tubing for trees'.14.Contractor shall provide a minimum of one drip end cap assembly per drip zone for ease of flushing system.15.All mainline shall be 2" Sch. 40 PVC. All laterals shall be 3/4" Class 315 PVC unless noted.16.Irrigation shall run between 8:00pm and 10:00pm.³I Kave comSlieG witK tKe criteria oI tKe Water Conservation in LanGscaSinJ OrGinanceanG aSSlieG sucK criteria Ior tKe eIIicient use oI water in tKe LanGscaSe DesiJn Plan´MicKael A. Arnone, LanGscaSe ArcKitectGateCaliIornia License #33477.11.2024Michael A. Arnone LAS ANIMAS AVENUE123SYMBOLDESCRIPTION QTYDRIP LOW SHRUBSLOW WATER USE4,927 s.I.DRIP LOW TREES368 s.I.DRIP MODERATE TREES112 s.I.RETENTION BASINSLOW WATER USE4,872 s.I.TOTAL LANDSCAPE AREA10,279 s.I.HYDROZONE MAP LEGEND4O'NEILL LATH AND PLASTER GILROY, CALIFORNIA LAS ANIMAS ROADDATEDRAWNSCALEMAREVISIONS L-2.2HYDROZONE MAP Michael Arnone Landscape Architect - 20247.11.2024JOB NO.SHEET2023081/16 = 1' - 0"E[S 7/31/26MICHAEL A.ARNONENo. 3347LASTTAEFOCANECIL AD ES L NDSCAFIIRON ITECTHPEARCmiNe#arnonelanGscaSe.com 831.462.4988THESE DRAWINGS ARE INSTRUMENTS OF SERVICE, ISSUEDFOR A ONE-TIME SINGLE USE BY THE OWNER. THE ENTIRECONTENTS OF THESE DRAWINGS IS COPYRIGHT © MICHAELARNONE LANDSCAPE ARCHITECT. LANDSCAPE ARCHITECTRETAINS ALL RIGHTS AND TITLE. NO PART MAY BEREPRODUCED IN ANY FASHION OR MEDIUM WITHOUT THEEXPRESS WRITTEN APPROVAL OF THE LANDSCAPEARCHITECT. THE PROPER ELECTRONIC TRANSFER OF DATASHALL BE THE USER'S RESPONSIBILITY WITHOUT LIABILITYTO THE LANDSCAPE ARCHITECT.OWNER SHALL ASSUME RESPONSIBILITY FOR COMPLIANCEWITH ALL EASEMENTS, SETBACK REQUIREMENTS ANDPROPERTY LINES. OWNER SHALL ACQUIRE ALLNECESSARY PERMITS REQUIRED TO PERFORM WORKSHOWN ON PLANS. BASE INFORMATION HAS BEENPROVIDED BY THE OWNER. MICHAEL ARNONE LANDSCAPEARCHITECTURE ASSUMES NO LIABILITY FOR THEACCURACY OF SAID PROPERTY LINE BOUNDARIES, FENCELINES OR PROPERTY CORNERS.APN 836-05-061 anG 836-02-016& WATER USEWORKSHEETSNO R T H 0SCALE: feet2040601" = 20'³I Kave comSlieG witK tKe criteria oI tKe Water Conservation in LanGscaSinJ OrGinanceanG aSSlieG sucK criteria Ior tKe eIIicient use oI water in tKe LanGscaSe DesiJn Plan´MicKael A. Arnone, LanGscaSe ArcKitectGateCaliIornia License #33477.11.2024Michael A. ArnoneHYDROZONE SUMMARY SHEETAs Sart oI tKe LanGscaSe Documentation PacNaJe, tKis summar\ sKeet must becomSleteG b\ tKe SroMect aSSlicant. Please comSlete Ior eacK K\Grozone, anG incluGeaGGitional sKeets as neeGeG to clariI\ tKe sTuare IootaJe oI lanGscaSe area SerK\Grozone.Hydrozone*Zone or ValveIrrigationMethod**Area (Sq. Ft.)% of LandscapeAreaTOTAL100%Summary by HydrozoneArea (Sq. Ft.)% of Landscape AreaHiJK Water UseMoGerate Water UseLow Water UseTOTAL100%*Hydrozone** Irrigation MethodHW = HiJK Water Use PlantsMS = Micro-sSra\B = BubblerMW = MoGerate Water Use PlantsS = SSra\D = DriSLW = Low Water Use PlantsR = RotorO = OtKer1 LW sKrubs3 MW treesDDD11236849272 LW trees4, 547.91.13.631, 2 anG 10011210,16701.198.94 LW retention basins6, 7, 8, 9 D487247.410,279E T W UM A W AClicN on tKe blue cell on riJKt to PicN Cit\ NameGilro\Name oI Cit\ETo oI Cit\ Irom ASSenGi[ A43.60ETo incKes/\ear0OverKeaG LanGscaSe Area It210,279DriS LanGscaSe Area It2SLA It2Total LanGscaSe Area10,279ResultsETo [ 0.62 [ >0.45 [ LA 1.0 - 0.45 X SLA@125,029Gallons16,714Cubic Feet167HCF0Acre-Ieet0Millions oI GallonsMAWA calculation incorSoratinJ EIIective PreciSitation OStionalPreciSitation OStionalETo oI Cit\ Irom ASSenGi[ A44ETo incKes/\earTotal LanGscaSe Area10,279LA It2SSecial LanGscaSe Area0SLA It2Total annual SreciSitiation incKes/\earEnter EIIective PreciSitation0.00ESSt in/\r25 oI total annual SreciSitationResultsMAWA = >ETo - ESSt [ 0.62@ [ >0.45 [ LA 1.0 - 0.45 [ SLA@-Gallons-Cubic Feet-HCF-Acre-Ieet-Millions oI GallonsMessaJes anG WarninJsMa[imum ASSlieG Water Allowance Calculations Ior New anG ReKabilitateG Non-ResiGential LanGscaSesIrriJation EIIicienc\ DeIault Value Ior overKeaG 0.75 anG GriS 0.81.Plant Water Use T\SePlant FactorVer\ Low0 - 0.1Low0.2 - 0.3MeGium0.4 - 0.6HiJK0.7 - 1.0SLA1.0H\GrozoneSelect S\stem FromtKe DroSGown ListclicN on cell belowPlant Water UseT\Se s low,meGium, KiJKPlant FactorPFH\Grozone Area HAIt2 WitKout SLAIrriJationEIIicienc\IEPF [ HA It2/IEZone 1DriSLow0.20 4,9270.811,217Zone 2DriSLow0.20 3680.8191Zone 3DriSMeGium0.40 1120.8155Zone 4DriSLow0.30 4,8720.811,8043,167SLA00Sum10,279ResultsMAWA =125,029ETWU =85,608GallonsETWU comSlies witK MAWA11,444Cubic Feet114.44HCF0.26Acre-Ieet0.09Millions oI GallonsEstimateG Total Water UseETuation ETWU = ETo [ 0.62 [ >PF [ HA/IE SLA@; ConsiGerinJ SreciSitation ETWA = ETo-ESSt [ 0.62 [ >PF [ HA/IE SLA@MessaJes anG WarninJs AS 23-18 RESOLUTION NO. 2024-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY APPROVING AN ARCHITECTURAL AND SITE REVIEW PERMIT FOR A CONTRACTOR’S YARD ON AN APPROXIMATE 3.6-ACRE SITE LOCATED AT 230 AND 260 LAS ANIMAS AVENUE, APNS: 835-02-061 AND 835-02-016 (FILE NUMBER AS 23-18) WHEREAS, on October 26, 2023, William O’Neill, Clomoney LLC submitted an application requesting an architectural and site review permit for the proposed development of a contractor’s yard located within the M1 Limited Industrial, Murray-Las Animas Avenue Overlay Combining zoning district (APNs: 835-02-061 and 835-02-016); and WHEREAS, on July 11, 2024, the application submittal was accepted as complete for final processing; and WHEREAS, the project has been determined to be exempt from environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 (Class 32) which applies to urban in-fill development on sites less than five acres, served by existing facilities and utilities, consistent with the general plan and zoning, and that have no other environmental concerns; and WHEREAS, on November 7, 2024, the Planning Commission held a duly noticed public meeting, at which time the Planning Commission received and considered the staff report as well as all evidence received including written and oral public testimony; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is the Community Development Department, Planning Division. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby recommends the approval of the Architectural and Site Review Permit AS 23- 18 based on the following findings made pursuant to Gilroy City Code section 30.50.43 (AS review) subject to the conditions identified in Exhibit A to this Resolution: A. The proposed development is consistent with the intent of the goals and policies of the City of Gilroy 2040 General Plan (adopted November 2020) given the light industrial development is anticipated within the Industrial Park land use designation and is in substantial conformance with the applicable goals and policies including LU1.1, LU5.1, LU5.3, LU5.4, M1.8, M3.2, and M3.9, as it results in orderly and attractive in-fill industrial development; proposes durable materials and a color scheme that is compatible with the architecture and surrounding buildings; provides landscaping in compliance with standards; and provides public sidewalks and bicycle facilities; Resolution No. 2024-__ Page 2 AS 23-18 B. The development as proposed and conditioned is consistent with the City of Gilroy Zoning Ordinance given that a contractor’s yard is a permitted use in the M1 zoning district land use table, and the project as designed and conditioned is in compliance with all applicable requirements of the M1 zoning district development standards; C. As proposed and conditioned parking for vehicles and bicycles will be provided for the employees and visitors of the contractor’s yard in compliance with City standard parking regulations, building code requirements and design standards; D. Landscaping details are provided that address stormwater treatment and water efficient landscaping requirements, meeting industrial landscaping standards with minimum 21-foot landscaping proposed along the street frontage, 5-foot minimum landscaping along the side and rear property lines, and street trees along the project frontage and perimeter; E. Public utilities and infrastructure improvements needed to serve the proposed project are available to serve the site from the existing public streets; and F. There will be no significant environmental impacts as a result of this project which consists of development of an industrial site that qualifies for an exemption from the California Environmental Quality Act (CEQA) pursuant to section 15332 of the CEQA guidelines, and the project will require payment of habitat fees in compliance with the Santa Clara Valley Habitat Plan prior to issuance of a building permit. PASSED AND ADOPTED this ___ day of ____ by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: ______________________________ ___________________________________ Sharon Goei, Secretary Manny Bhandal, Chairperson Community Development Director Attachment: Exhibit A (Conditions of Approval) Resolution No. 2024-__ Page 3 AS 23-18 EXHIBIT A AS 23-18 230 and 260 Las Animas Avenue PLANNING CONDITIONS The following GENERAL conditions authorize specific terms of the project ENTITLEMENT. 1. APPROVED PROJECT: The approval for AS 23-18 is granted to construct a contractor’s yard including a 120 square foot restroom with an associated outdoor storage area, located on Assessor Parcel Nos. 835-02-061 and 835-02-016,as shown on Project Plans as dated as received by the Planning Division on July 11, 2024 prepared by David Zamora, Hanna-Brunetti, and Michael Arnone & Associates for WM O’Neil Lath & Plastering Corp., dated March 27, 2024,and consisting of 18 sheets. Build-out of the project shall conform to the plans, except as otherwise specified in these conditions. Any future adjustment or modification to the plans, including any changes made at time of building permit submittal, shall be considered by the Community Development Director or designee, may require separate discretionary approval, and shall conform to all City, State, and Federal requirements, including subsequent City Code requirements or policies adopted by City Council. 2. PERMIT EXPIRATION: The expiration date of this approval is one year from the decision date, November 7, 2024, during which time the applicant shall submit application for building permits and pursue construction diligently to completion. If any development for which architectural and site approval has been granted has not submitted complete application for building permits within one (1) year from the date of notification of approval, pursued issuance of the permit and/or initiated construction within 6 months of the permit issuance, the approval shall be deemed automatically revoked. Once a permit has been issued for construction, work shall be completed within one (1) year. Upon application, an extension of time may be granted by the Community Development Director or designee. Should Developer intend to request an extension to the permit expiration date, Developer must submit to the Planning Division a written application with applicable fees prior to the expiration date. Only timely requests may be considered pursuant to the City Code. Resolution No. 2024-__ Page 4 AS 23-18 3. COMPLIANCE WITH CONDITIONS: If Developer, owner or tenant fails to comply with any of the conditions of this permit, the Developer, owner or tenant shall be subject to permit revocation or enforcement actions pursuant to the City Code. All costs associated with any such actions shall be the responsibility of Developer, owner or tenant. 4. INDEMNIFICATION: Developer agrees, as a condition of permit approval, at Developer’s own expense, to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its officers, contractors, consultants, attorneys, employees and agents from any and all claim(s), action(s) or proceeding(s) brought against the City or its officers, contractors, consultants, attorneys, employees, or agents to challenge, attack, set aside, void or annul the approval of this resolution or any condition attached thereto or any proceedings, acts or determinations taken, including actions taken under the California Environmental Quality Act of 1970, as amended, done or made prior to the approval of such resolution that were part of the approval process. 5. SIGNS: No signs are approved as part of this application. Prior to issuance of a sign permit for this site, Developer shall propose well-designed, quality signs that comply with the allowances of the City Code and are to the satisfaction of the Community Development Director or designee. 6. WATER LIMITATIONS: Developer shall be advised that the approval is subject to the drought emergencies provisions pursuant to the Gilroy City Code Chapter 27.98. 7. OUTDOOR ACTIVITIES: Developer shall limit outdoor storage and outdoor activities as described in the project application and to the locations shown on the project plans. Developer shall maintain screening of storage and use area(s) from adjacent properties and public vantage points for the life of the project. 8. SINGLE-PHASE DEVELOPMENT: Construction of the project shall be done in a single-phase unless a phased construction project schedule is approved by the Community Development Director or designee. The following conditions shall be addressed prior to issuance of any BUILDING PERMIT, GRADING PERMIT or IMPROVEMENT PLAN, whichever is first issued, or as otherwise specified in the condition. 9. CONDITIONS OF APPROVAL: Developer shall include a plan sheet(s) that includes a reproduction of all conditions of approval of this permit, as adopted by the decision-maker. Resolution No. 2024-__ Page 5 AS 23-18 10. CERTIFICATION OF BUILDING PERMIT PLANS: The project architect shall certify in writing that the architectural design shown in the building permit plans match the plans approved by the Community Development Director or designee/Planning Commission/City Council. Any changes must be clearly noted. The project architect shall also certify that the structural plans are consistent with the architectural plans. In the event of a discrepancy between the structural plans and the architectural plans, the architectural plans shall take precedence, and revised structural drawings shall be submitted to the Building Division. 11. COLORS AND MATERIALS: Plans submitted for building permit applications shall include all exterior building materials and colors, including product and finish manufacturer name, color name and number, and surface finish type (e.g. stucco with sand finish, plaster with smooth finish) to be used in construction. 12. SUBSEQUENT ENTITLEMENTS: Developer shall obtain necessary permits prior to initiating any new construction or modifications authorized under this approval, including but not limited to temporary construction trailers, temporary staging areas, model home sales offices, advertising signs of any kind, exterior and interior modifications. Developer shall pay all requisite fees in effect at the time of plan submittal and/or issuance, as applicable. 13. LIGHTING PLAN: Developer shall submit a lighting plan with the application for building permit. This plan should include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. Parking lot and exterior light fixtures shall be full cutoff type so that lighting is directed downward only, minimizing glare and light pollution, and shall not cast light on any adjacent property or roadway. Developer shall recess or conceal any under-canopy lighting elements so they are not directly visible from any public area. The lighting plan must be approved by the Community Development Director or designee. 14. LANDSCAPE AND LIGHTING PLAN: 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. 15. HABITAT PERMIT: Concurrent with or prior to an application for a grading permit, Developer shall obtain a final Habitat Permit approval and submit payment of mitigation fees. The grading permit will be issued only after approval of the Habitat Plan permit and payment of assessed fees. The applicant shall be responsible for all costs associated with review and issuance of the permit, including application processing fee and consultant review deposit. Resolution No. 2024-__ Page 6 AS 23-18 Applications for Private Projects shall be submitted electronically through the agency website. See the Santa Clara Valley Habitat Agency website: https://www.scv-habitatagency.org for more information. 16. FENCES AND WALLS: All fencing and walls are to be shown on construction drawings submitted for building permit review, measured from adjacent grade to the top of the fence or wall. The design and location must comply with all setback requirements. 17. BICYCLE RACKS OR STORAGE: Developer shall provide bicycle racks and lockers in compliance with Building Division and/or Engineering conditions of approval. Racks shall be an “inverted U,” or equivalent as approved by the Community Development Director, and must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or locating them there is otherwise infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault. 18. LOADING ZONES: Prior to issuance of building permit, Developer shall stripe all loading zones, whether situated outside or inside a structure, for loading and unloading activities only and shall post a sign prohibiting storage or other non- loading activity within the designated loading zone. 19. SCREENING OF APPERTUNANCES: Developer shall show on construction drawings details of screening for all exterior equipment, including but not limited to mechanical equipment, post indicator valves, backflow prevention devices, utility meters, mailboxes and address directories, etc. Ground mounted utility appurtenances such as transformers shall not be visible from any public right-of- way and shall be adequately screened through the use or combination of concrete or masonry walls, berms, and landscaping. In addition to the above, backflow preventers shall be painted dark green, except the fire connection which shall be painted yellow. The final placement and design of these items shall be to the satisfaction of the Community Development Director or designee. 20. LANDSCAPING: Prior to building permit issuance, proposed landscaping shall be shown on the site plan and submitted with the construction drawings for review and approval by the Community Development Director or designee. 21. LANDSCAPE MULCH: As part of the Landscape Plan submittal, Developer shall clarify a minimum three (3) inch layer of mulch to be applied on all exposed soil Resolution No. 2024-__ Page 7 AS 23-18 surfaces, as required by the State Model Water Efficient Landscape Ordinance (MWELO). 22. INVASIVE PLANT SPECIES: Developer shall not include any invasive plant species, such as those listed by the California Invasive Plant Council. 23. LANDSCAPE DOCUMENTATION PACKAGE: Prior to issuance of building permits or initiation of the proposed use, whichever comes first, Developer shall submit a completed Landscape Documentation Package, including a soil analysis/management report along with appropriate application review fees, to the Community Development Department, including required documentation for compliance verification, and obtain approval of such plans. 24. IRRIGATION SENSORS: Prior to issuance of building permits, developer shall (as part of the irrigation system) indicate on construction drawings sensors that suspend or alter irrigation operation during unfavorable weather conditions (e.g. automatic rain shut-off devices). 25. PRECONSTRUCTION NESTING BIRD SURVEY: To the extent practicable, vegetation removal and construction activities shall be performed from September 1 through January 31 to avoid the general nesting period for birds. If construction or vegetation removal cannot be performed during this period, preconstruction surveys will be performed no more than two days prior to construction activities to locate any active nests as follows: “The Developer shall be responsible for the retention of a qualified biologist to conduct a survey of the project site and surrounding 500’ for active nests: with particular emphasis on nests of migratory birds: if construction (including site preparation) will begin during the bird nesting season, from February 1 through August 31. If active nests are observed on either the project site or the surrounding area, the project applicant, in coordination with the appropriate City staff, shall establish no-disturbance buffer zones around the nests, with the size to be determined in consultation with the California Department of Fish and Wildlife (usually 100’ for perching birds and 300’ for raptors). The no- disturbance buffer will remain in place until the biologist determines the nest is no longer active or the nesting season ends. If construction ceases for two days or more and then resumes during the nesting season, an additional survey will be necessary to avoid impacts on active bird nests that may be present.” The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first, or as otherwise specified in the condition. Resolution No. 2024-__ Page 8 AS 23-18 26. ON- AND OFF-SITE IMPROVEMENTS: Prior to occupancy, Developer shall complete all required offsite and onsite improvements related to the project, including structures, paving, and landscaping, unless otherwise allowed by the Community Development Director, or stated in these conditions. 27. LANDSCAPE AND IRRIGATION INSTALLATION: Prior to issuance of certificate of occupancy or building permit final sign-off, Developer shall complete installation of all landscaping and irrigation in accordance with the approved plans. 28. LANDSCAPE CERTIFICATE OF COMPLETION: Prior to occupancy or initiation of the proposed use, or completion of each build-out phase of development, Developer shall submit a signed Certificate of Completion, along with all necessary supporting documentation and payment to the Community Development Department, for compliance verification of the landscape installation. Developer is required under the Model Water Efficient Landscape Ordinance (MWELO) to provide a copy of the approved Certificate of Completion to the property owner or his or her designee. 29. PLANNING INSPECTION: Inspection by the Planning Division is required for the final completion of the project to ensure that the construction matches the approved plans. The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or as otherwise specified in the condition. 30. CONSTRUCTION RELATED NOISE: To minimize potential construction-related impacts to noise, Developer shall include the following language on any grading, site work, and construction plans issued for the subject site “During earth-moving, grading, and construction activities, Developer shall implement the following measures at the construction site: a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is prohibited on Sundays and City-observed holidays; b. Locate stationary noise-generating equipment as far as possible from sensitive receptors when sensitive receptors adjoin or are near a construction project area; c. Construct sound walls or other noise reduction measures prior to developing the project site; d. Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the Resolution No. 2024-__ Page 9 AS 23-18 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.” 31. CONSTRUCTION RELATED AIR QUALITY: To minimize potential construction- related impacts to air quality, Developer shall require all construction contractors to implement the basic construction mitigation measures recommended by the Bay Area Air Quality Management District (BAAQMD) and shall include the following language on any grading, site work, and construction plans issued for the project site “During earth-moving, grading, and construction activities, Developer shall implement the following basic control measures at the construction site: a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day; b. All haul trucks transporting soil, sand, or other loose material onsite or offsite shall be covered; c. All visible mud or dirt tracked out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited; d. All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles per hour; e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used; f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points; g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator; and h. Post a publicly visible sign with the telephone number and person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s phone number shall also be visible to ensure compliance with applicable regulations.” Resolution No. 2024-__ Page 10 AS 23-18 32. DISCOVERY OF CONTAMINATED SOILS: If contaminated soils are discovered, the Developer will ensure the contractor employs engineering controls and Best Management Practices (BMPs) to minimize human exposure to potential contaminants. Engineering controls and construction BMPs will include, but not be limited to, the following: a. Contractor employees working on-site will be certified in OSHA’s 40-hour Hazardous Waste Operations and Emergency Response (HAZWOPER) training; b. Contractor will stockpile soil during development activities to allow for proper characterization and evaluation of disposal options; c. Contractor will monitor area around construction site for fugitive vapor emissions with appropriate filed screening instrumentation; d. Contractor will water/mist soil as it is being excavated and loaded onto transportation trucks; e. Contractor will place any stockpiled soil in areas shielded from prevailing winds; and f. Contractor will cover the bottom of excavated areas with sheeting when work is not being performed. 33. DISCOVERY OF PALEONTOLOGICAL RESOURCES: In the event that a fossil is discovered during construction of the project, excavations within 50’ of the find shall be temporarily halted or delayed until the discovery is examined by a qualified paleontologist, in accordance with the Society of Vertebrate Paleontology standards. The City shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. If the find is determined to be significant and if avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards. 34. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: In the event of an accidental discovery of archaeological resources during grading or construction activities, Developer shall include the following language on any grading, site work, and construction plans issued for the project site: “If archaeological or cultural resources are discovered during earth-moving, grading, or construction activities, all work shall be halted within at least 50 meters (165 feet) of the find and the area shall be staked off immediately. The monitoring professional archaeologist, if one is onsite, shall be notified and evaluate the find. If a monitoring professional archaeologist is not onsite, the City shall be notified immediately and a qualified professional archaeologist shall be retained (at Developer’s expense) to evaluate the find and report to the City. If the find is determined to be significant, appropriate Resolution No. 2024-__ Page 11 AS 23-18 mitigation measures shall be formulated by the professional archaeologist and implemented by the responsible party.” 35. DISCOVERY OF HUMAN REMAINS: In the event of an accidental discovery or recognition of any human remains, Developer shall include the following language in all grading, site work, and construction plans: “If human remains are found during earth-moving, grading, or construction activities, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MLD) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and associated grave goods as provided in Public Resources Code Section 5097.98. The landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance if: a) the Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner.” The following conditions shall be complied with AT ALL TIMES that the use permitted by this entitlement occupies the premises. 36. LANDSCAPE MAINTENANCE: For the life of the project, Developer shall maintain landscaping and irrigation in accordance with the approved plans, except as otherwise permitted or required by law. Significant changes to the number, placement, and selection of plant species may require a modification to this approval, to be determined by the Community Development Director or designee. Resolution No. 2024-__ Page 12 AS 23-18 BUILDING DIVISION CONDITIONS 37. CONDITIONS OF APPROVAL: All conditions of approval shall be included on the first sheet after the cover sheet of the construction drawing submitted for a building permit. 38. PRE-CONSTRUCTION MEETING: A preconstruction meeting will be held before construction begins, scheduled at the time of permit issuance, at a mutually agreed time and location between the project building inspector and the responsible party. This meeting will review approval conditions, pre-occupancy requirements, construction hours, inspection requests, project expectations, and site procedures. The applicant must ensure representation from their design and construction staff, including subcontractors, and relevant approving departments may also attend. 39. CONSTRUCTION MANAGEMENT PLAN: The project developer must provide a Construction Management Plan (CMP) as part of the building and/or grading permit application. The CMP will be reviewed and approved by the Building Official before the issuance of the permit and will serve as a binding document. Non-compliance with the CMP may result in a "Stop Work Notice." The plan shall be updated as project conditions change and designed to minimize public parking space loss, limiting the duration of any disruptions. The CMP must include, but is not limited to: • Locations for materials and equipment storage, scaffolding, safety measures, temporary fencing, construction trailers, and portable toilets. • A work schedule detailing the start date, road or lane closure dates, key milestones, and completion dates. • Hours of construction, a construction waste management plan, staging/storage locations, travel routes and turnaround areas, any necessary road/lane closures, and a phasing plan. 40. TEMPORARY FENCING: Temporary fencing around a building site during construction is required to ensure security, public safety, and noise/dust mitigation. “Temporary” refers to fencing that is not permanently attached to the ground or any permanent structure. Acceptable materials include chain-link or plywood, up to 6 feet in height, which do not require permits. Temporary fencing must be placed entirely within the project property unless letters of permission from adjacent property owners or a City encroachment permit are obtained. All temporary fencing must be removed upon completion of construction. Fencing exceeding 6 feet in height requires review and permitting by the Building Department. 41. JOB SITE SIGNAGE: Before construction begins, a weatherproof sign measuring 36 inches by 48 inches must be placed where it is clearly visible from the public right-of- Resolution No. 2024-__ Page 13 AS 23-18 way. The sign should include the following information: a. Address of the project site. b. Permitted hours for construction and deliveries/off-haul. c. Name, email address, and direct phone number of the General Contractor. d. Name, email address, and direct phone number of the project manager. e. Name and phone number for emergency contact. f. Code Enforcement complaint phone number (408-846-0251). 42. CONSTRUCTION ACTIVITIES: To control traffic congestion, noise, and dust during excavation, grading, and construction, the following provisions apply: Construction activities are limited to 7 AM to 7 PM, Monday through Friday, and 9 AM to 7 PM on Saturdays, unless otherwise specified in a valid permit or approval. 43. FINAL GRADING AND DRAINAGE PLAN: At the time of building permit submission, the project developer must provide a final grading and drainage plan prepared by a licensed civil engineer, showing final grades with accurate elevations and on-site drainage control measures to prevent stormwater runoff onto adjoining properties. 44. PAD ELEVATION CERTIFICATION: The applicant or developer must submit a pad elevation certification letter from a licensed land surveyor or registered civil engineer to the Building Official, confirming that the pad elevations and building location (setbacks) comply with the approved plans, prior to foundation inspection. 45. SITE SURVEY: The applicant must provide a site survey for the entire parcel, stamped and signed by a California-licensed land surveyor. The survey should include, but not be limited to, the following elements: property line locations and dimensions, streets and easements, existing buildings, topographic contour lines, and trees/landscaping. 46. PERMIT CARD: The stamped and approved plans with the permit card must be present on-site at all times. 47. TITLE 24: All structures must comply with the Title 24 Building Standards, including Building, Electrical, Mechanical, Plumbing, Energy, Fire, Green Building, and State and Federal accessibility requirements. Compliance must be according to the regulations in effect and amended by the City of Gilroy at the time of building permit submission. 48. GREEN BUILDING STANDARDS: The building must incorporate mandatory green building measures from the California Green Building Standards Code. The applicant shall include the checklist, noting the locations of this information on the plans and specifications. All measures will be verified by the Building Inspector during the final Resolution No. 2024-__ Page 14 AS 23-18 inspection. 49. GEOTECHNICAL REPORT: The applicant must submit a stamped, signed, and dated soil investigation report with design recommendations to the Building Official, based on observations and tests from borings or excavations. Additional studies may be needed for soil-related factors. A stamped, signed, and dated letter from a Geotechnical or Civil Engineer is also required, confirming compliance with recommendations for soil site observation. Before final inspection, the engineer must provide a report stating that the completed work conforms to approved plans and specifications. 50. STORMWATER POLLUTION PREVENTION PLAN: An approved SWPPP, including any amendments, must be available on-site until all building work is complete and City permits are finalized. The SWPPP must be combined with timely installation of Best Management Practices (BMPs), regular inspections, maintenance, and documentation. It should be kept up to date throughout the project's progress. Non-compliance may result in correction notices, citations, or stop work orders.The project developer is responsible for implementing the following BMPs, which must be included in the SWPPP: a. Erosion Control: Erosion control measures must be included in the grading plan to prevent soil, dirt, and debris from entering the storm drain system. Acceptable measures include hydroseeding, hay bales, sandbags, and siltation fences, subject to City Engineer/Building Official approval. b. Revegetation: All cut and fill slopes must be stabilized by October 15, with hydroseeding completed by September 15. No grading is allowed from October 15 to May 1 without approved erosion control measures. c. Debris Management: Regularly collect and recycle construction debris, using tarps as necessary to reduce stormwater runoff pollution. d. Site Cleanup: Remove all dirt, gravel, rubbish, and green waste from streets and storm drains. Limit construction access and avoid driving off paved areas during wet weather. Sweep the pavement daily and remove caked mud before sweeping. e. Filter Installation: Install filter materials at storm drain inlets to capture debris. Maintain and replace these materials as needed. f. Equipment Cleaning: Do not clean machinery or dispose of wash water in streets, gutters, or storm drains. g. Concrete Wash Area: Locate washout areas away from storm drains, construct a temporary pit for waste, allow the concrete to set, break it up, and recycle or dispose of properly. 51. PRE-MANUFACTURED TRAILER: A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period. At no time shall campers, trailers, motor homes, or any other vehicle be used as Resolution No. 2024-__ Page 15 AS 23-18 living or sleeping quarters on the construction site. All such vehicles shall be removed from the site at the end of each workday. A building permit is required for the installation of a pre-manufactured trailer. 52. PORTABLE TOILETS: Portable toilets used during construction shall be emptied on a regular basis as necessary to prevent odor. A containment pan is required under all portable toilets. 53. CONSTRUCTION STORAGE: All construction materials, debris and equipment shall be stored on site. If that is not physically possible, an encroachment permit shall be obtained from the Department of Public Works prior to placing any construction materials, debris, debris boxes or unlicensed equipment in the right-of-way. The placing of portable restroom facilities in the City right-of-way will not be permitted. 54. CONSTRUCTION SITE MAINTENANCE: All portions of the job site shall be maintained in an organized and professional condition. All trash, debris, construction scraps and broken/deteriorated machinery shall be removed from the site at the end of each week. If offloaded construction materials are not used within 2 weeks, they shall be screened from view. All sidewalks, driveways and public/private roadways fronting the subject site shall be broom cleaned at the end of each business day. 55. DEMOLITION PERMIT: Demolition permit(s) shall be issued in accordance with Section 6.1 of the Gilroy Municipal Code. Safeguards during construction shall be provided in accordance with Chapter 33 of the California Building Code. 56. PLAN MODIFICATIONS: Acceptance of the plans does not release the developer from correction of mistakes, errors, or omissions contained therein. If, during construction, the public interest requires a modification or a departure from these accepted plans, the City shall have the authority to require such modifications and shall specify the manner in which the same is to be made. 57. BICYCLE PARKING: Short-term bicycle parking. Provide bicycle racks, for 5 percent of new visitor parking spaces added, with a minimum of one two-bike capacity “inverted U,” or equivalent as approved by the Community Development Director. The bicycle rack must secure the frame and both wheels. Racks should be located near the building entrance (i.e., within constant visual range) unless it is demonstrated that they create a public hazard or locating them there is otherwise infeasible. If space is unavailable near building entrances, the racks must be designed so that the lock is protected from physical assault. Bicycle lockers may be provided in addition to bicycle racks. Long-term bicycle parking. Provide secure bicycle parking for 5 percent of the tenant-occupant parking spaces with a minimum of one bicycle parking facility. Resolution No. 2024-__ Page 16 AS 23-18 FIRE SAFETY CONDITIONS The following conditions apply to NEW CONSTRUCTION, based on the provisions for fire safety during building construction. The building owner and general contractor are responsible for compliance with the provisions below. 58. All buildings and uses shall have fire engine access within 150 feet of any portion of the building or use/storage areas. Roads shall be all weather and capable of supporting a 75,000 pound apparatus and provide an inside turn radius of 32 feet and outside of 40 feet. Fire Access roadways shall be clearly marked and maintained clear at all times. 59. The “U” shaped road shall be maintained free and clear for vehicle driving and shall not be used to store equipment, supplies, or other items. 60. An annual Fire Code operational permit for Miscellaneous Combustible Storage will be required based on the uses on the property. The annual cost for a Fire code Operational permit is currently $467.00. PUBLIC WORKS CONDITIONS The following conditions authorize the specific terms and are a part of the project ENTITLEMENT(S); and which shall be addressed on the construction plans submitted for any BUILDING PERMIT, GRADING PERMIT or SUPERSTRUCTURE, and shall be satisfied prior to issuance of whichever permit is issued first, or if another deadline is specified in a condition, at that time. 61. PAYMENT OF PUBLIC WORKS PLAN CHECK AND INSPECTION FEE: The applicant shall submit a detailed project cost estimate prepared by the project engineer, to approval of the City Engineer, with the initial project plan submittal. The cost estimate shall be broken out into on-site and off-site improvements. Prior to plan approval, the applicant shall pay 100% of the plan check and inspection fee based on the approved project cost estimate. Public Works will not sign-off on the issuance of the project building permit without full payment of this plan check and inspection fee. (PUBLIC WORKS). 62. PLAN SUBMITTAL: The Engineering project plans shall be submitted, in full, with the building permit plans. Improvement plans are required for both on-site and off- site improvements, and the improvement plan set cover sheet shall include an Resolution No. 2024-__ Page 17 AS 23-18 index referencing on-site and off-site improvements. All improvements shall be designed and constructed in accordance with the City of Gilroy Municipal Code and Standard Specifications and Details, and are subject to all laws of the City of Gilroy by reference. The improvement plans shall include all civil project plans including, but not limited to, site plans, grading plans, utility plans, joint trench, off-site plans, lighting (photometric) plans, and landscaping plans within the public right-of-way. The plan shall clearly identify both public and private utilities. The improvement plans shall be submitted and completed per the Public Works Engineering submittal checklist provided by the City, and available on the City website. (PUBLIC WORKS) 63. UTILITY PLANS: A utility plan shall be provided for all projects as specified within these conditions of approval. To ensure coordination between the applicant and the relevant utility company: a. The applicant shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television, and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. Show preferred and alternative locations for all utility vaults and boxes if project has not obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the composite drawings and/or utility improvement plans. (All dry utilities shall be placed underground). b. The applicant shall negotiate any necessary right-of-way or easement with PG&E, or any other utilities, subject to the review and approval by the Engineering Division and the utility companies. c. A “Will Serve Letter” shall be provided for each utility company expected to service the subdivision. Early coordination with the utility companies is necessary to obtain this letter. Coordination of City utilities shall be through the Engineering Division. d. A note shall be placed on the joint trench composite plans which states that the plan agrees with City Codes and Standards and that no underground utility conflict exists. (PUBLIC WORKS) 64. UTILITY RESPONSIBILITIES: Storm and sewer utilities in private areas shall be privately owned and privately maintained. The water system in Gilroy is owned and maintained by the City. Conversely, public utilities within utility easements on private property remain the responsibility of the individual utility companies to maintain. The plans shall note the inspection, ownership and maintenance responsibility for each utility shown on the plans within a Table of Responsibilities on the project cover sheet of the improvement plans submitted with the initial plan submittal. The table shall include the list of streets, the responsible party for inspection of the improvements, who is responsible for the ownership of the utility, Resolution No. 2024-__ Page 18 AS 23-18 and who is responsible for the maintenance of the utility. An example of this table, including the types of utilities to be listed, can be provided by the Engineering Division upon request. (PUBLIC WORKS) 65. PREPARATION OF ELECTRICAL PLANS: The project electrical plans shall be prepared by a registered professional engineer experienced in preparing these types of plans. The applicant shall submit, with the improvement plans submitted with the initial plan submittal, a letter from the design Electrical or Civil Engineer that states the electrical plan conform to City Codes and Standards, and to the approved improvement plans. The letter shall be signed and stamped by the professional engineer that prepares the improvement plans. (PUBLIC WORKS) 66. EXISTING FACILITIES PROTECTION: All existing public utilities shall be protected in place and if necessary, relocated as approved by the City Engineer. No permanent structure is permitted within City easements without the approval of the City of Gilroy. (PUBLIC WORKS) 67. WATER QUALITY: Project design shall comply with the Stormwater Management Guidance Manual for Low Impact Development & Post-Construction Requirements. The applicant shall submit the Source Control Checklist as well as the appropriate Performance Requirements Checklist found in Appendix A of the manual at the time of the initial submittal for building permit. The manual can be found at the following site: www.cityofgilroy.org/261/Storm-Water-Management (PUBLIC WORKS) 68. DEVELOPER STORM WATER QUALITY RESPONSIBILITY: The developer is responsible for ensuring that all contractors are aware of all storm water quality measures, and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations, or a project stop order. (PUBLIC WORKS) 69. BEST MANAGEMENT PRACTICES (BMP): The applicant shall perform all construction activities in accordance with Gilroy Municipal Code Section 27C, Municipal Storm Water Quality Protection and Discharge Controls, and Section E.10, Construction Site Storm Water Run-Off Control Program of the Regional NPDES Permit. Detailed information can be located at: www.flowstobay.org/documents/business/construction/SWPPP.pdf. This sheet shall be printed and included in all building construction plan sets permitted for construction in the City of Gilroy. (PUBLIC WORKS) 70. FIRE DEPARTMENT HYDRANT FLOW TEST: The applicant shall perform a Fire Hydrant flow test to confirm the water system will adequately serve the development, and will modify any part of the systems that does not perform to the Resolution No. 2024-__ Page 19 AS 23-18 standards established by the City. Applicant shall coordinate with Fire Department for the Fire Hydrant flow test. The flow test results shall be submitted with the initial plan submittal. (PUBLIC WORKS) 71. 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. (PUBLIC WORKS) 72. IMPACT FEES: The project is subject to the City’s Street Tree and Storm Development Impact Fees. The City’s latest impact fee schedule is available on the City’s website. Payment of all Impact Fees is required at first building permit issuance. Fees shall be based on the current fee schedule in effect at the time of fee payment, consistent with and in accordance with City policy. Note that impact fees increase at the beginning of each fiscal year, July 1. Specific fee language is provided further in these conditions of approval. (PUBLIC WORKS) 73. STORMWATER MANAGEMENT PLAN: At first improvement plan submittal, the applicant shall submit a Storm Water Management Plan (SWMP) prepared by a registered Civil Engineer. The SWMP shall analyze the existing and ultimate conditions and facilities, and the study shall include all off-site tributary areas. Study and the design shall be in compliance with the City’s Stormwater Management Guidance Manual (latest edition). Existing off-site drainage patterns, i.e., tributary areas, drainage amount, and velocity shall not be altered by the development. The plan shall be to the approval of the City Engineer and shall be approved prior to the issuance of the building permit. (PUBLIC WORKS) 74. STORMWATER CONTROL PLAN: At first improvement plan submittal, the applicant shall submit a design level Stormwater Control Plan Report (in 8 ½ x 11 report format), to include background, summary, and explanation of all aspects of stormwater management. The report shall also include exhibits, tables, calculations, and all technical information supporting facts, including but not limited to, exhibit of the proposed site conditions, which clearly delineates impervious and pervious areas on site. The plan shall provide a separate hatch or shading for landscaping/pervious areas on-site including those areas that are not bio-retention areas. This stormwater control plan report format does not replace, or is not in-lieu of any stormwater control plan sheet in the improvement plans. The stormwater control plan shall include a signed Performance Requirement Certifications specified in the Stormwater Guidance Manual. At applicant’s sole expense, the stormwater control plan shall be submitted for review by an independent third party accepted by the City for compliance. Result of the peer review shall be submittal and approved by the City Engineer prior to the issuance of the first building permit. (PUBLIC WORKS) Resolution No. 2024-__ Page 20 AS 23-18 75. REPAIR OF PUBLIC IMPROVEMENTS: The applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed because of the applicant’s operations. The applicant shall request a walk-through with the Engineering Construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to the first occupancy of the project. (PUBLIC WORKS) 76. GRADING & DRAINAGE: All grading activity shall address National Pollutant Discharge Elimination System (NPDES) concerns. There shall be no earthwork disturbance or grading activities between October 15th and April 15th unless otherwise approved by the City Engineer. If approved, the applicant shall submit a Winterization Erosion Control Plan to the City Engineer for review and approval. This plan shall incorporate erosion control devices and other techniques in accordance with Gilroy Municipal Code § 27C to minimize erosion. Specific measures to control sediment runoff, construction pollution and other potential construction contamination sediment runoff, construction pollution and other potential construction contamination shall be addressed through the Erosion Control Plan and Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall supplement the Erosion Control Plan and project improvement plans. These documents shall also be kept on-site while the project is under construction. A Notice of Intent (NOI) shall be filed with the State Water Resources Control Board, with a copy provided to the Engineering Division before a grading permit will be issued. A project WDID# shall be added to the grading plans prior to plan approval. (PUBLIC WORKS) 77. UTILITIES: All new services to the development shall be "underground service" designed and installed in accordance with the Pacific Gas and Electric Company, AT&T (phone) Company and local cable company regulations. Underground utility plans must be submitted to the City prior to installation. (PUBLIC WORKS) 78. SITE LIGHTING STANDARDS: The applicant shall submit a photometric plan for on-site lighting showing lighting levels to Illuminating Engineering Society (IES) Standards. The plan shall comply with the requirement of an average of 1 foot- candle with a 4:1 minimum to average ratio and a minimum lighting of 0.3 foot- candle. This lighting standard is applicable to all accessibly parking lots, driveways, circulation areas, aisles, passageways, recesses, and accessible grounds contiguous to all buildings. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. The photometric plan shall be approved by the City Engineer. (PUBLIC WORKS) 79. STREET LIGHTING STANDARDS: The applicant shall submit plans for street/sidewalk showing lighting levels to Illuminating Engineering Society (IES) Resolution No. 2024-__ Page 21 AS 23-18 Standards. The plan shall comply with lighting requirements as follows: a. Collector Streets: 0.6 fc average with a 0.15 fc minimum with a 4:1 average to minimum uniformity. The applicant shall submit a photometric plan identifying how these lighting levels are being met given the site geometrics, using City Standard street lights, and a Type III lighting distribution. The width of the street and lighting levels shall determine the lighting spacing. Street lights and pull boxes shall be installed behind the back of walk where feasible so as to maintain sidewalk clear of obstructions to the approval of the City Engineer. The photometric plan shall be approved prior to the issuance of the building permit. (PUBLIC WORKS) 80. FENCES AND OTHER PERMANENT STRUCTURES OUTSIDE CITY RIGHT-OF- WAY: The applicant shall locate all project fencing and foundation of a permanent nature within the project’s property and outside of the City right-of-way and outside of the public easement. (PUBLIC WORKS) 81. FLOOR DRAINS: All floor drains in garbage collection sites shall be plumbed to connect to the sanitary sewer system, and shall not be connected to stormwater collection system. The plumbing connections shall be shown on the plans to the approval of the City Engineer. (PUBLIC WORKS) 82. STORM DRAIN INLETS AND WATERWAYS: Per the City’s Clean Water Program’s requirements, the applicant shall mark with the words “No Dumping! Flows to Bay,” or equivalent, using methods approved by the City standards on all storm inlets surrounding and within the project parcel. (PUBLIC WORKS) 83. GARBAGE/RECYCLE STORAGE AND SERVICE: The applicant shall provide an adequate area for the purposes of storing garbage and recycling collection containers for scheduled servicing by the franchise solid waste collection service. The Applicant shall obtain a review letter from Recology confirming serviceability and site accessibility of solid waste pickup. No public right of way areas to be used for solid waste pickup. Contact Lisa Patton, Operations Manager 408-846-4421. Recology letter shall confirm that the garbage truck can fully access the site and does not have to “back up” into City Right of Way or Easement. There can be no interruption to the City Right of Way or easements due to solid waste pickup. (PUBLIC WORKS) 84. UNDERGROUND FRONTAGE UTILITY LINES: The applicant must underground all overhead utilities, and remove all related utility poles, along the project frontage from utility pole to utility pole. The applicant shall be responsible for the coordination with all utility companies existing on the poles and coordinate for their undergrounding or relocation as necessary so that the project frontage is free from Resolution No. 2024-__ Page 22 AS 23-18 utilities to the approval of the City Engineer. The applicant shall submit plans for this undergrounding work with the civil plans submitted with the first building permit. Permitting for this undergrounding work shall occur prior to the issuance of the first building permit unless otherwise approved by the City Engineer. (PUBLIC WORKS) 85. SITE LANDSCAPING COORDINATION: The site landscaping needs to be coordinated between the stormwater treatment area and the overall site landscaping plan area. The landscaping within the stormwater treatment area will not count towards the site landscaping requirement. Stormwater treatment areas should be identified on the site first, and then site landscaping to make sure the correct plant material is identified for each area. Some site landscaping plant material may not be suitable in stormwater treatment areas due to the nature of the facility. Sewer facilities cannot be aligned through stormwater treatment facilities. It is the applicant’s responsibility to coordinate the civil stormwater treatment facilities and the plans from the project landscaper. (PUBLIC WORKS) 86. EMPLOYEE PARKING: The applicant shall designate an appropriate amount of parking spaces on-site in the area designated for project site employees. The parking spaces shall be clearly marked and signed. The applicant shall ensure that all project site employees are required to park on-site. The applicant shall provide a plan, in writing, to the approval of the Planning Manager and City Engineer indicating how this requirement will be met, and said plan shall be approved by the Director of Community Development and City Engineer prior to occupancy of the first site building. (PUBLIC WORKS) 87. IMPACT FEES: The applicant shall pay a fee proportional to the project's share of impact to the City’s additional tree planting and storm drainage. The estimated impact fees, based on the approved entitlement plans, are estimates only. The actual impact fee will be calculated based on building permit plans submitted, and the fees approved by the City Council in place at the time of the building permit submittal. The fee shall be collected by the Public Works Department and paid prior to issuance of the first building permit. STREET TREE DEVELOPMENT IMPACT FEE: $1,353.03 STORM DEVELOPMENT IMPACT FEE: $4,550.40 (PUBLIC WORKS) 88. CONSTRUCTION NOTICING: At least one week prior to commencement of any on or off-site work, the applicant shall post at the site, and to property owners within (300') three hundred feet of the exterior boundary of the project site a notice that Resolution No. 2024-__ Page 23 AS 23-18 construction work will commence on or around the stated date. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be current at all times and shall consist of persons with authority to initiate corrective action in their area of responsibility. The names of individuals responsible for dust, noise and litter control shall be expressly identified in the notice. Noticing shall be in both English and Spanish. The notice shall be submitted for review to the approval of the City Engineer two weeks prior to the issuance of the building permit. (PUBLIC WORKS) The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or if another deadline is specified in a condition, at that time. 89. DEDICATION OF EASEMENT: The applicant shall dedicate a 10-foot Public Service Easement to the City. The easement shall be conveyed by PSE Grant Deed. The applicant shall prepare the easement conveyance documents for review to the approval of the City Engineer. The easement shall be recorded with the County of Santa Clara prior to the issuance of the building permit. (PUBLIC WORKS) 90. RECORD DRAWINGS: The applicant shall submit one full set of original record drawings and construction specifications for all off-site improvements to the Department of Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The applicant shall also provide the City with an electronic copy of the record drawings in the AutoCAD Version being used by the City at the time of completion of the work. The applicant shall also submit an AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PUBLIC WORKS) 91. PAVEMENT RESTORATION: Due to construction activities, new utility cuts along the project frontage, and the anticipated project’s truck traffic the applicant shall provide a 2-inch asphalt concrete grind and overlay along the south half of Las Animas Avenue along the project frontage, ultimate centerline to existing edge of gutter. Any damaged caused because of construction activities within the general area of the project or along the designated haul route shall apply the same grind and overlay treatment to the Satisfaction of the City Engineer. If the street abutting the property has been classified as being in a failed condition or a Pavement Condition Index (PCI) of 50 or below, the applicant will be required to reconstruct the street. Resolution No. 2024-__ Page 24 AS 23-18 The City Engineer shall approve the roadway repair prior to the release of utilities, final inspection, or issuance of a certificate of occupancy, whichever occurs first. (PUBLIC WORKS) 92. STORMWATER MANAGEMENT FACILITIES MAINTENANCE AGREEMENT: The applicant shall execute a Stormwater Management Facilities Maintenance Agreement with the City Engineer as specified in Chapter 7.39.210-230 of the Stormwater Management and Discharge Control ordinance. The agreement shall outline the operation and maintenance (O&M) plan for the permanent storm water treatment facilities. The City-Standard Stormwater BMP Operation and Maintenance Agreement will be provided by Public Works Engineering. The agreement shall include the following: a. This Agreement shall also provide that in the event that maintenance or repair is neglected, or the stormwater management facility becomes a danger to public health or safety, the city shall have the authority to perform maintenance and/or repair work and to recover the costs from the owner. b. All on-site stormwater management facilities shall be operated and maintained in good condition and promptly repaired/replaced by the property owner(s) or other legal entity approved by the City. c. Any repairs or restoration/replacement and maintenance shall be in accordance with City-approved plans. d. The property owner(s) shall develop a maintenance schedule for the life of any stormwater management facility and shall describe the maintenance to be completed, the time period for completion, and who shall perform the maintenance. This maintenance schedule shall be included with the approved Stormwater Runoff Management Plan. This agreement shall be executed prior to the first occupancy of the building. (PUBLIC WORKS) 93. STORMWATER MANAGEMENT FACILITIES INSPECTION: The Stormwater Management Facilities Maintenance Agreement work shall require inspections be performed which shall adhere to the following: a. To comply with the State Stormwater requirements and the NPDES permit, the applicant shall secure a QSD or QSP to maintain all erosion control and BMP measures during construction. The applicant’s QSD or QSP shall provide the City weekly inspection reports to the approval of the City Engineer. b. Stormwater facility inspections shall be done at least twice per year, once in Fall by October 1st, in preparation for the wet season, and once in Winter by March 15th. Written records shall be kept of all inspections and shall include, at minimum, the following information: 1. Site address; 2. Date and time of inspection; Resolution No. 2024-__ Page 25 AS 23-18 3. Name of the person conducting the inspection; 4. List of stormwater facilities inspected; 5. Condition of each stormwater facility inspected; 6. Description of any needed maintenance or repairs; and 7. As applicable, the need for site re-inspection. c. Upon completion of each inspection, an inspection report shall be submitted to Public Works Engineering no later than October 1st for the Fall report, and no later than March 15th of the following year for the Winter report. d. Before commencing any grading or construction activities, the applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) permit and provide evidence of filing of a Notice of Intent (NOI) with the State Water Resources Control Board. e. The applicant is responsible for ensuring that all contractors are aware of all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations or a project stop order. f. Sequence of construction for all stormwater facilities (bioswales, detention/ retention basins, drain rock, etc.) shall be done toward final phases of project to prevent silting of facilities and reduce the intended use of the facilities. g. Prior to final inspection, all stormwater facilities will be tested by a certified QSP or QSD to meet the minimum design infiltration rate. All tests shall be made at on 20 ft x 20ft grid pattern over the surface of the completed stormwater facility unless otherwise approved by the City Engineer. All soil and infiltration properties for all stormwater facilities shall be evaluated by the geotechnical engineer. Percolation tests (using Double Ring Infiltrometer Testing with appropriate safety factors) at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for each stormwater facility. A 50% safety factor shall be applied to the calculated percolation test and shall be used as the basis for design (the design percolation rate). The geotechnical report shall include a section designated for stormwater design, including percolation results and design parameters. (PUBLIC WORKS) 94. REGIONAL BOARD STORMWATER REVIEW: This project may be subject to an audit by the Central Coast Regional Board. City may be required to provide the project stormwater design and storm water management plan for Regional Board review and comment. The project may need to provide the Regional Board any and all necessary documents (including reports, technical data, plans, etc.) for the Regional Board approval. (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or if another deadline is specified in a condition, at that time. Resolution No. 2024-__ Page 26 AS 23-18 95. PUBLIC WORKS CONSTRUCTION ACTIVITIES: The City shall be notified at least ten (10) working days prior to the start of any construction work, and at that time the contractor shall provide a project construction and phasing schedule, and a 24-hour emergency telephone number list. The schedule shall be in Microsoft Project, or an approved equal, and shall identify the scheduled critical path for the installation of improvements to the approval of the City Engineer. The schedule shall be updated weekly. The approved construction and phasing schedule shall be shared with Gilroy Unified School District (GUSD) to avoid traffic impacts to surrounding school functions. An approved construction information handout(s) shall also be provided to GUSD to share with school parents. (PUBLIC WORKS) a. All work shown on the improvement plans shall be inspected to the approval of the City Engineer as applicable. Uninspected work shall be removed as deemed appropriate by the City Engineer. b. Construction activities related to the issuance of any Public Works permit shall be restricted to the weekday between 7:00 a.m. and 7:00 p.m., Saturday 9:00 a.m. to 7:00 p.m. for general construction activities. No work shall be done on Sundays and on City Holidays unless otherwise approved by the City Engineer. Please note that no work shall be allowed to take place within the City right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under the issuance of a Public Works encroachment permit may be performed on the weekend unless prior approvals have been granted by Public Works. The City Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Signs outlining the project construction times shall be posted at conspicuous locations on site where it is visible to the public. The signs shall be per the City Standard Drawing for posting construction hours. The sign shall be kept free of graffiti at all times. Contact the Public Works Department to obtain sample City Standard sign outlining hours of operation. c. The allowed hours of Public Works construction activities may be waived or modified through an exemption, for limited periods, if the City Engineer finds that the following criteria are met: i. Permitting extended hours of construction will decrease the total time needed to complete the project thus mitigating the total amount of noise associated with the project as a whole; or, ii. Permitting extended hours of construction are required to accommodate design or engineering requirements, such as a Resolution No. 2024-__ Page 27 AS 23-18 large concrete pour. Such a need would be determined by the project's design engineer and require approval of the City Engineer. iii. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the City may waive any of the remaining requirements outlined below. iv. The exemption will not conflict with any other condition of approval required by the City to mitigate significant impacts. v. The contractor or owner of the property will notify residential and commercial occupants of property adjacent to the construction site of the hours of construction activity which may impact the area. This notification must be provided three days prior to the start of the extended construction activity. vi. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public. vii. The City Engineer may revoke the exemption at any time if the contractor or owner of the property fails to abide by the conditions of exemption or if it is determined that the peace, comfort and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. The waiver application must be submitted to the Public Works Construction Inspector ten (10) working days prior to the requested date of waiver. d. The following provision to control traffic congestion, noise, and dust shall be followed during site excavation, grading and construction: i. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. ii. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. iii. Further, water trucks shall be present and in use at the Resolution No. 2024-__ Page 28 AS 23-18 construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the City, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to insure proper control of blowing dust for the duration of the project. iv. Watering on public streets, and wash down of dirt and debris into storm drain systems will not be allowed. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the Construction Inspector, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the City Engineer. Recycled water shall be billed at the municipal industrial rate based on the current Santa Clara Valley Water District’s municipal industrial rate. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be metered and billed at the current portable fire hydrant meter rate. v. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Construction Inspector. vi. Construction grading activity shall be discontinued in wind conditions that in the opinion of the Public Works Construction Inspector cause excessive neighborhood dust problems. vii. Site dirt shall not be tracked into the public right-of-way, and shall be cleaned immediately if done, or the project may risk being shut down. Mud, silt, concrete and other construction debris shall not be washed into the City’s storm drains. viii. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. ix. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. Resolution No. 2024-__ Page 29 AS 23-18 x. Prior to issuance of any permit, the applicant shall submit any applicable pedestrian or traffic detour plans, to the satisfaction of the City Engineer, for any lane or sidewalk closures. The traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans. The Traffic Control Plan shall be prepared by a licensed engineer in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of- way. xi. During construction, the applicant shall make accessible any or all City utilities as directed by the City Engineer. xii. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The applicant shall require the soils engineer submit to daily testing and sampling reports to the City Engineer. 96. JOB SITE SIGNAGE: Prior to construction, A 36 inch by 48 inch weatherproof sign shall be located so it is clearly readable from the public right-of-way and shall include the following information: a. Address of the project site. b. Permitted hours of construction and of deliveries/off-haul. c. Name, e-mail address and direct phone number of the General Contractor. d. Name, e-mail address and direct phone number of responsible person managing the project. e. Name and phone number of person to call in case of an emergency. f. Code Enforcement complaint telephone number (408-846-0264). 97. MATERIAL HAULING ROUTE AND PERMIT: The haul route for this project shall be: Starting at Leavesley Road to Monterey Road to Las Animas Avenue. The trucking shall follow the same route back to the Highway 101. A letter from the applicant confirming the intention to use this hauling route shall be submitted to the Department of Public Works, and approved, prior to the issuance of any City permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the applicant. All storage and office trailers will be kept off the public right-of-way. Tracking of dirt onto City streets and walks will not be allowed. The applicant must provide an approved method of cleaning tires and trimming loads on-site. Any job-related dirt and/or debris that Resolution No. 2024-__ Page 30 AS 23-18 impacts the public right-of-way shall be removed immediately. No wash down of dirt into storm drains will be allowed. All material hauling activities shall be done in accordance with applicable City ordinances and conditions of approval. Mud, silt, concrete and other construction debris shall not be washed into the City’s storm drains. Violation of such may be cause for suspension of work. (PUBLIC WORKS) 98. CONSTRUCTION WORKER PARKING: The applicant shall provide a construction-parking plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off- site material deliveries. Said plan shall be approved by the City Engineer prior to issuance of City permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the City permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the City Engineer (§15.40.070). (PUBLIC WORKS) The following conditions shall be complied with AT ALL TIMES that the use permitted by this entitlement occupies the premises 99. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP): In accordance with Gilroy Municipal Code Chapter 27D Post Construction Storm Water Pollution Prevention all projects that meet the criteria described in the Storm Water Guidance Manual for Low Impact Development and Post-Construction Requirements shall prepare a storm water control plan (SWCP) and shall meet the requirements of the design standards and selection of best management practices and shall be selected and designed to the satisfaction of the City Engineer or designee. Requirements shall include: a. Owner/occupant shall inspect private storm drain facilities at least two (2) times per year and sweep parking lots immediately prior to and once during the storm season. b. The applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private storm drain facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair in the event that the treatment facility is no longer able to meet performance standards or has deteriorated. Any abatement activity performed on the applicant’s property by City staff will be charged to the applicant at the City’s adopted hourly rate. c. Label new and redeveloped storm drain inlets with the phrase “No Dumping: Resolution No. 2024-__ Page 31 AS 23-18 Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org. d. All process equipment, oils fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. e. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system. (PUBLIC WORKS) End. Community Development Department 7351 Rosanna Street, Gilroy, CA 95020-6197 Telephone: (408) 846-0451 | Fax: (408) 846-0429 cityofgilroy.org |planningdivision@cityofgilroy.org Sharon Goei DIRECTOR DATE: November 7, 2024 TO: Planning Commission FROM: Sharon Goei, Community Development Director SUBJECT: Approval of the 2025 Planning Commission Meeting Schedule RECOMMENDATION Approve the 2025 Planning Commission meeting schedule. BACKGROUND Gilroy City Charter Section 904 requires that each board or commission shall hold regular meetings at least once each month and such special meetings as such board or commission may require. ANALYSIS The Planning Commission meets regularly on the first Thursday of each month at 6:00 PM. If a regular meeting falls on a holiday, it is rescheduled to the following Thursday. Special meetings are scheduled on the third Thursday of the month. Attached to the report is a proposed schedule of 2025 regular and potential special Planning Commission meetings following these guidelines. Note that the January 2, 2025 regular meeting is rescheduled to the following Thursday on January 9, 2025, due to the winter holidays. The March 6, 2025 regular meeting is rescheduled to the following Thursday on March 13, 2025, due to the League of California Cities Planning Commissioners Academy taking place from March 5 – 7, 2025. Staff proposes rescheduling the meeting to provide Commissioners with the opportunity to attend the Academy. Staff recommends that the Planning Commission consider and approve the 2025 meeting schedule. Attachment: 2025 Planning Commission meeting schedule PLANNING COMMISSION 2025 MEETING SCHEDULE First Thursday of each month at 6:00 PM Gilroy City Council Chambers 7351 Rosanna Street, Gilroy, CA 95020 January 9, 2025 Substitutes the first regular meeting of the month Rescheduled from January 2, 2025 due to the winter holidays January 16, 2025* February 6, 2025 February 20, 2025* March 13, 2025 Substitutes the first regular meeting of the month Rescheduled from March 6, 2025 due to Planning Commissioners Academy March 20, 2025* April 3, 2025 April 17, 2025* May 1, 2025 May 15, 2025* June 5, 2025 June 19, 2025* July 3, 2025 July 17, 2025* August 7, 2025 August 21, 2025* September 4, 2025 September 18, 2025* October 2, 2025 October 16, 2025* November 6, 2025 November 20, 2025* December 4, 2025 December 18, 2025* * Second date reserved for special meetings Community Development Department 7351 Rosanna Street, Gilroy, California 95020-6197 Telephone: (408) 846-0451 Fax: (408) 846-0429 http://www.cityofgilroy.org TO:Planning Commission FROM:Sharon Goei, Community Development Director Ariana Fabian, Planning Technician DATE:November 7, 2024 SUBJECT:Planning Division Staff Approvals In conformance with Gilroy Municipal Code Sections 30.50.20(b) and 30.50.46, the following table lists all Minor Deviation approvals and all Architectural and Site approval/denial actions taken by the Planning Division since the last report was provided to the Planning Commission at its September 5, 2024 meeting.i APPROVED PROJECT #LOCATION PROJECT NAME & DESCRIPTION 9/11/2024 AS 24-04 7900 Camino Arroyo This application approved site improvements and an interior and exterior remodel to accommodate Floor & Décor. 10/15/2024 AS 24-10 2282 Gunnera Court This application approved a new hillside single family residence. 10/15/2024 AS 23-16 515 Rossi Court This application approved a new equipment and vehicle storage yard. 10/17/2024 AS 24-12 6455 Automall Parkway This application approved new outdoor storage for temporary fencing and sanitation equipment. 10/18/2024 AS 22-31 (22110038)_ 6630, 6680, 6730 Monterey Street This application approved a new 94 unit affordable apartment project. DENIED PROJECT #LOCATION PROJECT NAME & DESCRIPTION None AS = Architectural and Site Review VMD = Minor Deviation The current status of other planning projects is available online at: https://www.cityofgilroy.org/298/Development-Activity-Projects i Submitted in conformance with Gilroy Municipal Code Sections 30.50.20(b) and 30.50.46