Agenda packet — Gilroy City Council, May 4, 2026 (part 2 of 3)

Annual Action Plan
2026
45 OMB Control No: 2506-0117 (exp. 09/30/2021)
Collaborative Grand Nexus/Affordable Housing Study, which may suggest housing in-lieu fees as part of a possible Affordable Housing Policy.

The Grand Nexus study will include an in-lieu fee component. See A-11 above. The City has been working in collaboration with the Santa Clara County Office of Supportive Housing and the Santa Clara County Housing Authority to plan the affordable housing development at 8th and Alexander Streets in Gilroy. See A-14 above. There is one 100% affordable housing development expected to have building permits issued in 2026 - this development will contain 94 units. City has provided all necessary documentation for funding and entered into a Density Bonus Agreement for the project. City staff directs developers to the City's opportunity sites and hosted a Developer Roundtable in May of 2025, with plans to host annually.
• Program E-1 – Priority Water and Sewer Service for Affordable Housing Developments - Continuous - This policy is currently in place and used in standard practice. The City has not identified a need to update the Policy. The City of Gilroy provides sewer and water services to all residents. The 2023-2031 Housing Element has been posted on the City’s website. The City’s water and sewer service website also provides information on the Low-Income Household Water Assistance Program. The City also promotes City funded rental and utility assistance available to low-income residents via monthly utility bills and Utility website. • Program E-5 - Incentivize M-Units. In Progress - A draft zoning ordinance amending regulations for efficiency units is under preparation and will be presented to the Planning Commission and City Council upon completion. In the meantime, all submitted projects are being processed in compliance with applicable State Law, both prior to and following adoption of the code amendment. • Program E-6 - Parking Requirements for Senior Housing. In Progress - The City will conduct a study to determine if updated senior parking standards should be included in the Zoning Ordinance update. The implementation status will be updated in future years in accordance with this program. Preliminary data has been collected by City staff, and this will be included in the comprehensive zoning code update. • Program E-10 – Development and Rehabilitation of Housing for Persons with Disabilities. In Progress - A Zoning Amendment including streamlining the permit process for residential care homes was adopted on June 3, 2024, Ordinance No. 2024-01. The modified reasonable accommodation findings will be part of the comprehensive zoning code update. • Program E-11 - Housing for Extremely Low Income and Special Needs Households. Continuous - The City received Permanent Local Housing Allocation (PLHA) funding from the State through application and partnership with Santa Clara County. The City will apply for Federal Housing Trust Fund funding, if available, in 2026. The City is participating in the Santa Clara County Planning Collaborative Grand Nexus/Affordable Housing Study that may develop housing in-lieu fees as part of a possible Affordable Housing Ordinance. See A-11 above for update. City has been working in collaboration with Santa Clara County Office of Supportive Housing and the Santa Clara County Housing Authority to plan the potential affordable housing development at 8th and Alexander Streets in Gilroy. See A-14 above for further project updates. The fully entitled 100% affordable housing development on Monterey Street will provide at least 21 units restricted to households earning 50% AMI or less.

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Annual Action Plan
2026
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Developer Roundtables are planned at a minimum annually each May, with the first one held in 2025. The Pilot BMR Preservation program provided housing for one new low-income senior household through acquisition and down payment assistance from both the County and the City.

See C-1 above for Pilot BMR Preservation Program update. The City continues to provide community outreach regarding the Santa Clara County Manufactured Home Purchase program and to seek funding to rehabilitate local mobile home parks to add more units. • Program E-13- Permanent Supportive Housing - Completed - A Zoning Amendment implementing this program was adopted on June 3, 2024, Ordinance No. 2024-01.
• Program F-4 - Housing Mobility and Choice in Higher Opportunity Areas - Continuous - An update on each of these programs is identified under their respective program number. See A-10, A-11, and A-12 above. • Program G-1 – Collaboration with Development Community -. In Progress - City staff created a list of Gilroy developers over 2023 and 2024 while conducting outreach for CDBG Consolidated Plan, the Affordable Housing Feasibility Study, the Grand Nexus/Affordable Housing Study, and Station Area Visioning Study outreach, and through Planning and Building permit applications. The first annual Developer Roundtable was hosted in May of 2025.
• Program G-3 - ADU Education. In progress - In Progress - The City Building and Planning Divisions’ ADU webpages were consolidated, with a link to pre-approved ADU plans gallery. City staff tracks ADU permit issuance and will collaborate to create an ADU marketing program and encourage residents to participate in the Santa Clara County ADU loan program with expected funding in late 2026.

Discussion
See above.

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Annual Action Plan
2026
47 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-85 Other Actions - 91.420, 91.220(k)
Introduction
See below.

Actions planned to address obstacles to meeting underserved needs The Needs Assessment and Market Analysis of the 2025-2030 Consolidated Plan helped develop the city’s priority needs for LMI persons, persons experiencing homelessness, special needs populations, and community service needs.

Actions planned to foster and maintain affordable housing Rebuilding Together Silicon Valley will provide minor home repair, accessibility, and rehabilitation projects for LMI homeowners. These rehabilitation projects are for homeowners who otherwise could not afford to make critical repairs in their homes, thus potentially resulting in health and safety issues that could cause a home to become uninhabitable and may lead to homelessness. Additionally, a home that lacks proper accessibility for its owner may lead to a serious accident that could cause an even larger physical and financial burden. In PY 2023-2024, Rebuilding Together Silicon Valley increased its allowable amounts/awards to homeowners with the aim of completing a few larger scale projects that will preserve affordable housing for these low-income homeowners. For PY 2025-2026, the City Council directed resources toward completing more small-scale projects to ensure broader public benefit and reach more residents rather than larger, costly projects.

Actions planned to reduce lead-based paint hazards
The City provides information about lead-based paint hazards at the Community Development counter for properties being rehabilitated or acquired for affordable housing.

Additionally, when applicable, any homeowner units that participate in Rebuilding Together Silicon Valley’s affordable housing project will be assessed for possible lead-based paint prior to rehabilitation.

Actions planned to reduce the number of poverty-level families The City works to reduce the number of poverty-level families through all projects by making the projects available to LMI households citywide. Some projects were created to address the need to expand economic opportunities for lower-income people, and others may offer additional benefits in reducing poverty, simply by way of design.
• Shine Together’s Young Mothers Support Services Program will provide young low-income mothers between the ages of 13-25 with expanded access to education, essential resources, and

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Annual Action Plan
2026
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supportive relationships to families facing poverty, school disruption, housing instability, and mental health stress, in collaboration with South County Heals, South County Youth Task Force, and the Neighborhood Safety Unit.
• Silicon Valley Independent Living Center’s Housing and Emergency Services for Persons with Disabilities Program will serve Gilroy residents with disabilities or a chronic health condition in their transition from homelessness, health care facilities, or unstable or temporary housing into permanent affordable, accessible, integrated housing, and also provides emergency housing assistance, as funding is available, including security deposits and first month’s rent, assistive technology information & referral, home accessibility modification referrals, supplemental food, and referrals to organizations that provide assistance to ensure long-term sustainability of their independent living environment. The project provides housing search services that benefit lowor extremely low-income persons with disabilities, of all ages, including seniors and youth. • Sourcewise’s Transit Services Program will provide free transit rides to Gilroy seniors and/or disabled adults to local medical appointments, pharmacies, grocery stores, and to socialize at the Senior Center.
• Project Sentinel’s Tenant-Landlord Services Program will provide counseling services to prevent eviction and housing instability, including information and referral, case management, dispute resolution through conciliation or mediation, and community education. Staff will educate tenants and housing providers on their rights and responsibilities and assist in resolving disputes related to terminations, rent increases, habitability, deposits, and other rental concerns. • Project Sentinel’s Fair Housing Program provides services to address the incidence of illegal housing discrimination by investigating complaints, administering systemic audits, conducting community outreach and education, and seeking redress for victims of such discrimination. The agency also educates housing providers in an effort to prevent fair housing complaints.

Actions planned to develop institutional structure
The City is financially constrained and cannot meet all the needs identified in the Needs Assessment; however, the City continues to enter into partnerships with nonprofits to strategically address some community needs, as well as seek additional funding to work to meet all needs identified in the Needs Assessment. An especially pressing issue is meeting the needs of the City’s growing unhoused population. The City will continue to provide a platform for collaboration and partnership between the City and service providers to connect unhoused individuals and families with services through the monthly USPN meetings. Additionally, the City provides resources and information for unhoused individuals on its website at https://www.cityofgilroy.org/unhoused Actions planned to enhance coordination between public and private housing and social

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Annual Action Plan
2026
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service agencies
• In 2023, 2024, and 2025, City staff continued monthly meetings and collaboration with Santa Clara County Office of Supportive Housing (OSH) staff regarding the development of affordable housing at the County-owned property located at 8th and Alexander. After City and County staff drafted a Request for Offers (RFO) to be presented to affordable housing developers, the Santa Clara County Housing Authority approached the County about developing the property. During 2025, the Santa Clara County Housing Authority (SCCHA) contracted with FORA to begin creating a community outreach plan and to begin reaching out to local stakeholders. City staff connected FORA with local stakeholders and community members in 2025 to begin the community outreach process. Eight stakeholder meetings have been conducted, and the community outreach stakeholder process is expected to be complete in 2026. Public outreach is also expected to occur in 2026.
• The City has joined the Santa Clara County Office of Supportive Housing BMR Partnership Program, which has an ADU and JADU loan component. The program will allow borrowers to use the funding to purchase a home with an ADU or JADU, to construct a new ADU or JADU, or to repair, reconstruct, or rehabilitate an existing ADU or JADU, which may include converting existing space to add to an ADU or JADU. City staff will promote the County program in high resource areas in Gilroy. The County hopes to have funding for the ADU portion of the partnership during FY 2026.
• In 2025, the City collaborated with the County of Santa Clara Office of Supportive Housing to implement a Pilot Below-Market-Rate Preservation Program. During 2025, the City used a loan from the County to purchase a resale BMR senior home and resold to another low-income senior household. The City expects to process one City/County Pilot BMR Preservation program unit annually.

Discussion
Please see discussion above.

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Annual Action Plan
2026
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Program Specific Requirements
AP-90 Program Specific Requirements - 91.420, 91.220(l)(1,2,4) Introduction
The City will continue to collect additional revenue to support the actions noted in the Annual Action Plan. Program Income is collected from various sources to include repayment of past rehabilitation loans. The City does not anticipate receiving any program income in PY 2026-2027.

Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed 0

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan. 0

3. The amount of surplus funds from urban renewal settlements 0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan 0

5. The amount of income from float-funded activities 0
Total Program Income: 0
Other CDBG Requirements

1. The amount of urgent need activities 0

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low- and moderate-income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low- and moderate-income. Specify the years covered that include this Annual Action Plan. 100.00% Discussion
The City will strive to achieve an overall benefit of 100% for this Annual Action Plan, which will span one year. The overall benefit will be measured for PY 2026-2027.

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City of Gilroy

STAFF REPORT
Agenda Item Title: Receive Draft Community Development Block Grant Program Year 2026-2027 Annual Action Plan and Draft Citizen
Participation Plan and Provide Direction on CDBG PY 2026- 2027 Funding Allocations
Meeting Date: April 6, 2026
From: Matt Morley, City Administrator
Department: Community Development
Submitted by: Sharon Goei, Community Development Director Prepared by: Sharon Goei, Community Development Director Sandra Nava, Housing and Community Services Coordinator STRATEGIC PLAN GOALS: Promote Safe and Affordable Housing for All

RECOMMENDATION
Receive draft Community Development Block Grant (CDBG) Program Year (PY) 2026- 2027 Annual Action Plan (AAP) and draft Citizen Participation Plan (CPP) and provide direction on CDBG PY 2026-2027 funding allocations.

EXECUTIVE SUMMARY
For CDBG PY 2026-2027 (July 1, 2026 – June 30, 2027), the City anticipates receiving an estimated $400,000 in CDBG entitlement funding from the U.S. Department of Housing and Urban Development (HUD). This estimate is derived from the PY 2025- 2026 annual allocation of $380,083. Based on an estimated allocation of $400,000, the funding for public services is $60,000 (capped at 15%) and the funding for program administration is $80,000 (capped at 20%), leaving $260,000.00 for non-public service activities. In addition to the annual allocation, staff has identified $21,604.75 in unexpended CDBG prior years’ resources that will be allocated to qualified non-public service activities, bringing the non-public service allocation to $281,604.75. These allocations are included in the draft PY 2026-2027 AAP, which outlines the funding allocations for the program year. PY 2026-2027 will be a one-year funding cycle for the proposed activities and represents the second year of the City’s 2025-2030 Consolidated Plan (Con Plan).

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Due to the limited funding available and the significantly higher applicant funding requests, staff is presenting the City Council with funding approaches/options to seek input and direction on the final activities to be included in the draft AAP.

This year the Council will also be reviewing and considering the draft CPP and draft AAP for approval and adoption at the May 4, 2026, City Council public hearing. The CPP establishes the policies and procedures by which the City solicits and incorporates public input in the development, implementation, and evaluation of federally funded housing and community development programs.

The proposed update ensures that the City’s policies are fully consistent with the public participation requirements established by the U.S. Department of Housing and Urban Development (HUD), specifically under 24 CFR Part 91.105, which governs citizen participation for entitlement jurisdictions preparing Con Plans, AAPs, Substantial Amendments, and Consolidated Annual Performance and Evaluation Reports (CAPER).

The updated CPP strengthens the City’s commitment to transparency, accessibility, and community engagement by clarifying outreach procedures, expanding participation opportunities for low- and moderate-income residents and public housing residents, and formalizing procedures for public hearings, access to records, and responses to citizen complaints.

Staff recommends that the City Council receive the draft PY 2026-2027 AAP, draft CPP, receive public comments, and provide direction on PY 2026-2027 funding allocations. Upon direction from the City Council, staff will update the draft PY 2026- 2027 AAP to incorporate the funding recommendations.

Staff will return to the City Council on May 4, 2026, for the Council to consider approval and adoption of the CPP, AAP, and funding allocations, prior to staff’s submission to HUD.

BACKGROUND
HUD provides annual grants through the CDBG program to local entitlement community grantees, such as the City of Gilroy. The CDBG program provides funding to carry out a wide range of community development activities to revitalize neighborhoods and provide improved community facilities and services. The program’s primary objective is to develop viable urban communities by providing decent housing and a suitable living environment, principally for persons with low-and moderate-income, defined as families, households, and individuals whose incomes do not exceed 80% of the County area median income, adjusted for family or household size. The program is authorized under Title 1 of the Housing and Community Development Act of 1974, Public Law 93-383, as amended.

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Eligible Activities
The CDBG program requires that each activity, except for program administration, must meet one of the three national objectives:
• Benefit low- and moderate-income persons
• Aid in the prevention or elimination of slums and blight • Urgent Need – address a particular urgency that poses serious and immediate threat to the health and welfare of the community Gilroy’s CDBG funded activities must meet the national objective of benefiting low- and moderate-income persons. The CDBG program is flexible in the types of activities that are eligible for funding. The CDBG program allows, but is not limited to, the following activities:
• Acquisition of real property
• Relocation and demolition
• Rehabilitation of residential and non-residential structures • Construction of public facilities and improvements, such as streets and neighborhood centers
• Public services
Generally, the following types of activities are ineligible:
• Acquisition, construction, or reconstruction of buildings for the general conduct of government
• Political activities

ANALYSIS
PY 2026-2027 will be a one-year funding cycle for the proposed activities and represents the second year of the City’s 2025-2030 Con Plan. The Con Plan identifies the community development and housing needs for the City’s residents. CDBG funds must be used to implement the priority needs and goals identified in the Con Plan.

Available PY 2026-2027 Funding
For PY 2026-2027, the City anticipates receiving an estimated $400,000 in CDBG entitlement funding from HUD. While CDBG funding may be used for a variety of activities, due to HUD’s funding caps, the City is limited to only utilizing 15% of the estimated $400,000 annual allocation, or $60,000, on activities that fall under the public service grant category, the most requested application category received each year.

Also due to HUD’s funding caps, only 20% of the grant, or $80,000, can be allocated to program administration, leaving $260,000 available for non-public service activities. In

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addition to the $260,000, staff has identified $21,604.75 in unexpended CDBG prior years’ resources that will also be included in the draft PY 2026-2027 AAP and committed to qualified non-public service activities, resulting in $281,604.75 being available for allocation to non-public services.

The following table summarizes the available funding and eligible uses for PY 2026- 2027.

Funding Amount
Eligible Uses
Public Service
(15% Cap)
Non-Public
Service
Program
Administration
(20% Cap)
PY 2026-2027
Formula Funds
(Estimate)
$400,000.00 $60,000.00 $260,000.00 $80,000.00
Prior Years’
Resources $21,604.75 _ $21,604.75 _
PY 2026-2027
Total (Estimate) $421,604.75 $60,000.00 $281,604.75 $80,000.00 CDBG Applications
The City is responsible for developing a process to disperse its annual CDBG funds to the community. To facilitate this process, the City conducts public outreach and releases a Notice of Funding Availability (NOFA) for each funding cycle that allows interested parties to directly apply for these funds.

The NOFA for PY 2026-2027, including application materials, eligibility criteria, and submittal requirements, was published and released to the public on January 30, 2026 Staff held a virtual public hearing on February 17, 2026, to review the NOFA and application process, answer applicants’ questions, and receive public comments on the CDBG program. Prior to application submittal, as described in the application, application instructions, and throughout the public hearing presentation, first-time applicants or applicants with new projects/programs were required to meet with City staff to discuss whether their proposed project/program complies with CDBG eligibility requirements. For this funding cycle, staff utilized a simplified application approach to decrease the burden of information and documentation required at the time of application submittal. The simplified application gathered critical information to determine eligibility and expedited the application process. Those projects/programs recommended for funding will be required to submit a full application prior to the start of the program year to ensure compliance with local and federal requirements. During the

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public hearing, staff also highlighted key PY 2024-2025 program achievements from the CAPER and provided a public comment period.

Applications were due March 2, 2026. Staff received nine (9) applications requesting a total of $795,520.89 in funding. A summary of each application’s proposed activity and requested funding is provided in the attachment to this staff report.

Staff reviewed applications and supporting documents, determined eligibility based on the project description, conducted HUD research, and analyzed a variety of approaches and options to arrive at the funding recommendations. To facilitate analysis, staff identified applications as either “public service” or “non-public service” based on the funding restrictions.

Public Service Applications
Referring to the attachment, staff received a total of six (6) public service applications for CDBG funding, with funding requests totaling $129,371.89. These applications are competing for an estimated $60,000 in entitlement funds available for public services.

To broaden the distribution of Gilroy resources, the following funding options and approaches are offered for consideration. The options and approaches listed below include all six (6) public service applications, as they are all considered eligible for funding.
➢ Equal Distribution Option – Fund all public service applications equally with funds available.

Result: Fund the six (6) eligible public service applications at $10,000 per application (City’s grant minimum is $7,500 per application).

Based on this option, the total amount available would be evenly distributed among the six (6) applicants, allowing for the allocation of $10,000 per applicant. This option provides funds to meet a variety of priority needs in the community.

Please refer to the “Equal Distribution Option” column for Public Service in the attachment.
➢ Evaluation-Based Option – Fund all public service applications based on their evaluation.

Result: Fund the six (6) eligible public service applications proportionally based on their evaluation.

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The evaluation method utilizes the evaluation criteria provided to the applicants and focuses the limited dollars available proportionally based on total scores. The evaluation method focuses on the following criteria:
• Meeting Con Plan priority goals
• Agency’s experience providing proposed/similar service • Efforts to collaborate with other agencies to augment rather than duplicate services
• Program performance/meeting goals in current City funded programs Based on the evaluation criteria above, staff reviewed each public service application; three (3) were tied for first place, one (1) was in second place, two (2) were tied for third place. The evaluation rating is listed below from high to low:

1. Peer to Peer Support for Unhoused Residents; Fair Housing; TenantLandlord Services

2. Housing and Emergency Services for Persons with Disabilities

3. Young Mothers Support Services; Transit Services
Staff acknowledges how important all these services are for the community and how deserving all applicants are for these funds. Based on this option and methodology, funding would be allocated to the applications proportionally based on their scores received during the evaluation process.

Please refer to the “Evaluation-Based Option” column for Public Service in the attachment.

Non-Public Service Applications
Referring to the attachment, staff received a total of three (3) applications for non-public service CDBG funding, with funding requests from Public Works, Rebuilding Together Silicon Valley, and Bay Area Community Health totaling $666,149.00. These non-public service applications are competing for an estimated $281,604.75 in entitlement funds available for non-public services (including $21,604.75 from prior years’ resources).

To broaden the distribution of Gilroy resources, the following funding options and approaches are offered for consideration. The options and approaches listed below include all three (3) non-public service applications, as they are all considered eligible for funding.
➢ Equal Distribution Option – Fund all non-public service applications equally with funds available.

Result: Fund all non-public service applications an equal amount.

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Based on this option, the total amount available would be evenly distributed among the three (3) applicants.

Please refer to the “Equal Distribution Option” column for Non-Public Service in the attachment.
➢ Evaluation-Based Option – Fund all non-public service applications based on their evaluation.

Result: Fund the three (3) eligible non-public service applications proportionally based on their evaluation.

The evaluation method utilizes the evaluation criteria provided to the applicants and focuses the limited dollars available proportionally based on total scores. The evaluation method focuses on the following criteria:
• Meeting HUD National Objective Compliance and Community Need • Agency’s experience completing proposed/similar project and management of CDBG grant
• Project readiness to proceed and ability to comply with HUD timeliness requirements
• Financial feasibility and budget reasonableness
Based on the evaluation criteria above, staff reviewed each application. The evaluation rating is listed below from high to low:

1. Housing Rehabilitation and Accessibility Modification and Sidewalk Improvements projects received equal ratings

2. Gilroy Clinic Improvements Expanding Access for the Elderly Staff acknowledges how important all these services are for the community and how deserving all applicants are for these funds. Based on this option and methodology, funding would be allocated to the applications proportionally based on their scores received during the evaluation process.

Please refer to the “Evaluation-Based Option” column for Non-Public Service in the attachment.

Summary
Staff has presented the City Council with two public service and two non-public service funding approaches/options to seek input and direction on the final activities to be included in the draft AAP. In the funding allocation attachment, staff has provided a

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summary of each applicant’s proposed activity, requested funding, and the proposed allocation under each option.

When HUD releases the actual amount of PY 2026-2027 formula funds, usually in the spring, staff will adjust the proposed allocation for each application proportionally to align with the Council’s direction. Staff will also incorporate such adjustments in the AAP.

Following a 30-day public comment period (March 13, 2026 – April 13, 2026), staff will return to the City Council on May 4, 2026, for a public hearing for the Council to consider approval and adoption of the CPP, AAP, and funding allocations prior to staff’s submission to HUD.

ALTERNATIVES
The City Council may allocate the funds as it deems appropriate while staying within the maximum percentages (caps) required by HUD.

FISCAL IMPACT/FUNDING SOURCE
CDBG funds are allocated by HUD on an annual basis and will be added to the City’s line of credit once the draft AAP is approved by HUD.

CDBG resources are budgeted and expended from the City’s CDBG Fund (Fund 245).

The resources and funding recommendations will be included in the City’s budget update.

PUBLIC OUTREACH
A public comment period from March 13, 2026 – April 13, 2026, is being held for the PY 2026-2027 draft AAP and draft CPP to seek community input, as well as a public meeting on April 6, 2026, and a public hearing that will take place on May 4, 2026.

NEXT STEPS
Upon direction by the City Council, staff will update the draft AAP with the funding recommendations. When HUD releases the actual amount of PY 2026-2027 formula funds, staff will adjust the proposed allocation for each application proportionally to align with the Council’s direction. Staff will return to the City Council on May 4, 2026, for

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Council to consider approval and adoption of the draft CPP and the draft AAP which will include funding allocations.

Attachments:

1. Draft PY 2026-2027 Application Funding Allocation

2. Draft PY 2026-2027 Annual Action Plan
(https://www.cityofgilroy.org/DocumentCenter/View/19943)

3. Draft Citizen Participation Plan
(https://www.cityofgilroy.org/DocumentCenter/View/19944)

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RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF GILROY AMENDING THE BUDGET FOR
THE CITY OF GILROY FOR THE 2026-2027 FISCAL
YEAR
WHEREAS, the City Administrator prepared and submitted to the City Council a budget for the City of Gilroy for Fiscal Years 2025-2026 and 2026-2027, and the City Council carefully examined, considered, and adopted the same on June 2, 2025; and WHEREAS, City Staff has prepared and submitted to the City Council a proposed amendment to the budget for Fiscal Year 2026-2027 (FY27) for the City of Gilroy in the staff report dated May 4, 2026, for the Community Development Block Grant (CDBG) Program Year 2026-2027 Funding Allocations.

NOW, THEREFORE, BE IT RESOLVED THAT the revenue and expenditure appropriations for Fiscal Year 2026-2027 in Fund 245 – CDBG Fund shall be decreased by $15,567.25.

PASSED AND ADOPTED this 4th day of May 2026 by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

APPROVED:

Greg Bozzo, Mayor
ATTEST:
_______________________
Kim Mancera, City Clerk

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City of Gilroy

STAFF REPORT
Agenda Item Title: Adopt a Resolution Approving Tentative Map TM 24-01 and Architectural and Site Review AS 24-07 for the Construction of 42 Townhomes Located at 95 Howson Street (APN 790-36-012) Meeting Date: May 4, 2026
From: Matt Morley, City Administrator
Department: Community Development
Submitted by: Sharon Goei, Community Development Director Prepared by: Vanessa Sanchez, Planner I
STRATEGIC PLAN GOALS: Promote Safe and Affordable Housing for All

RECOMMENDATION
Staff has analyzed the proposed project and recommends that the City Council:

1. Determine this project is exempt from further environmental review pursuant to State CEQA Guidelines Section 15332 (Class 32); and

2. Adopt a resolution approving Vesting Tentative Map TM 24-01, subject to the findings and conditions outlined in the draft resolution; and

3. Adopt a resolution approving Architectural and Site Review Permit AS 24-07, subject to the findings and conditions provided in the draft resolution.

EXECUTIVE SUMMARY
On March 26, 2024, the city received an application for an Architectural and Site Review permit and a Vesting Tentative Map application to construct 42 market-rate townhome units and subdivide the lot for condominium purposes on a 1.99-acre site located at 95 Howson Street in the Downtown Gateway District. On January 30, 2026, a variance application was submitted to request reduced front and street side yard setbacks to accommodate a public right-of-way dedication to the City.

The project will permit the demolition of commercial buildings totaling 14,557 square feet and will address an open soil contamination case with the Santa Clara County Department of Environmental Health. The multi-family, residential development will include 42 townhome condominiums across nine buildings, offering three- and fourbedroom units, with two and a half and three and a half baths, and private, attached

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garages. Unit sizes range from 1,430 to 1,900 square feet. The development will also provide 98 parking spaces, a picnic area, a playground, landscaping, private driveways and sidewalks, and on-site stormwater management.

Planning Commission Recommendation: On April 2, 2026, the Planning Commission held a public hearing for Variance V 26-01, Architectural and Site Review AS 24-07, and Tentative Map TM 24-01. The Planning Commission took the following actions on this project:
a) Recommended that the City Council determine this project is exempt from further environmental review pursuant to State CEQA Guidelines Section 15332 (Class 32); and
b) Adopted a resolution approving Variance Permit V 26-01, subject to the findings and conditions provided in the draft resolution; and
c) Recommended that the City Council adopt a resolution approving Architectural and Site Review Permit AS 24-07, with the condition that the proposed street trees be replaced with another tree species from the approved street tree list. d) Recommended that the City Council adopt a resolution approving Vesting Tentative Map TM 24-01, subject to the findings and conditions outlined in the draft resolution.

Per Gilroy City Code Section 30.50.20, the Planning Commission is the approving body for Variance permits. Therefore, the City Council shall be considering and making a determination on Tentative Map TM 24-01 and Architectural and Site Review AS 24-07 applications only.

BACKGROUND
Subject Property and Surrounding Land Uses: The 1.99-acre site is presently developed with commercial buildings that have previously been used for recycling, automobiles sales, and an autobody shop. The buildings are currently vacant and have been unoccupied for approximately two years. The project site is bordered by a mobile home park to the north, Church Street and a vacant lot to the west, and restaurants to the east and south. The surrounding land uses are as follows:

LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Automobile
Commercial Uses
Downtown Specific Plan
Area Gateway District
North Mobile Home Park Downtown Specific Plan
Area Gateway District
South Restaurant/Howson
Street
Downtown Specific Plan
Area Gateway District
East Restaurant Downtown Specific Plan
Area Gateway District
West Vacant/Church Street High Density Residential R4 High Density Residential

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Environmental Assessment:

The proposed project is exempt under Section 15332 (Class 32) of the California Environmental Quality Act (CEQA) Guidelines, which applies to urban in-fill development sites that are under five acres. The site meets all exemption requirements, including access to adequate utility infrastructure and the absence of other environmentally sensitive characteristics. The project complies with all applicable zoning, General Plan goals and policies, and adheres to the Multifamily Objective Design Standards and the Downtown Specific Plan.

Hexagon Transportation Consultants completed a Vehicle-Miles Traveled (VMT) analysis on July 12, 2024, and an operational analysis on November 25, 2025. The operational analysis identified no concerns, and the VMT analysis found no significant impact to the City’s existing VMT threshold. The project will also address an open soil contamination case at the site. Although there is an open Site Cleanup Case (No. 2024-19s) in process, the project will be conditioned to comply with all mitigations and requirements set by the County of Santa Clara Department of Environmental Health prior to occupancy.

ANALYSIS
General Plan Consistency: According to the Gilroy 2040 General Plan, the project site is located in the Downtown Specific Plan Gateway District, which allows standalone residential multifamily development at up to 30 units per acre. Staff has confirmed that the proposal conforms to the goals and policies of the General Plan, as demonstrated below.

POLICY # TITLE AND SUMMARY ANALYSIS
LU 1.1 Pattern of Development
Ensure an orderly, contiguous
pattern of development that
prioritizes infill development
and avoids land use
incompatibilities
The proposed project is located on an in-fill
site and is compatible with the surrounding
area. The residential development aligns
with the Downtown Specific plan area.

LU 3.2 Connectivity
Encourage new residential
development to incorporate
design features that promote
walking and connectivity
between blocks.

The project will be providing six-foot-wide
sidewalks and planting strips along the
entire project frontage to improve the
pedestrian experience and connectivity.

LU 3.3 Residential Building
Orientation
Encourage new residential
development to orient
buildings toward streets or
public spaces to actively
engage the community and
provide complete
neighborhoods.

The proposed residential buildings are
oriented to face Church and Howson Street
to help assist with visual interest and
engagement of the development with the
rest of the downtown.

LU 8.5 Public Art The proposed development will be
conditioned to provide public art and will

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Encourage the installation of
public art in conjunction with
residential and non-residential
development.
go through the public art process for final
art design approval.

LU 9.1 Downtown Pedestrian
Improvements
Work with private entities to
develop and maintain design
improvements to create a
safe, convenient, and
pleasant pedestrian
environment that supports the
continued revitalization of the
Downtown area.

The project will be providing street trees
along the project frontage on Church
Street and Howson Street to create a
pleasant pedestrian experience.

PH 1.4 Secondary Access
Residential Streets and
Developments shall provide
secondary access when
serving 30 or more single
family units or 100 or more
multi-family units. The number
of units required is subject to
review by the Fire Chief.

The project will be providing two access
points with a driveway along Howson
Street and one along Church Street. The
driveway along Church Street will be used
for emergency vehicle and solid waste
access. There will be a rolling gate
installed on the Church Street driveway
with clear signage and locking
mechanisms to ensure vehicle access is
limited.

PH 5.6 Hazardous Soils Conditions
Clean-up
Evaluate new development
sites for potential hazardous
soils conditions. In cases
where contamination is
identified, require that all
necessary mitigation
measures are incorporated
into the project to ensure
there is no public health
danger. When appropriate,
refer the project to the proper
County or State agency for
review.

The project identified soil contamination
and has opened a cleanup case with the
Santa Clara County Department of
Environmental Health. The project will
address contamination risk in a Site
Management Plan. The Site Management
Plan shall identify proposed plans to
manage, mitigate, and/or remediate the
potential risk of the contamination. All
necessary mitigation measures shall be
incorporated into the project as required by
the Department of Environmental Health.

H 1.1 Housing Production
The City shall encourage the
provision of a variety of
housing options for Gilroy
residents.

The townhome development will provide a
needed housing type for the Gilroy
residents and the Downtown Gateway
District.

Zoning Code Conformance: The existing zoning for the proposed development is located in the Gateway District (GD). In accordance with the Gilroy City Code (GCC), the project may be permitted with an approved Architectural and Site Review permit.

Applicable development standards for the project have been considered for the proposed project, as follows:

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STANDARD REQUIRED PROPOSED CONFORMS?
Density 30 units per acre
(Maximum)
21 units per acre Yes
Front Setback
Measured from property
line
15 Feet
(Minimum)
10 Feet Variance
approved
Street Side
Setback
Measured from property
line
15 Feet
(Minimum)
9 feet 6 inches
At narrowest point
Variance
approved
Side Setback
Measured from property
line
15 Feet
(Minimum)
15 Feet Yes
Rear Setback
Measured from property
line
10 Feet
(Minimum)
10 Feet Yes
Building Height 40 Feet
(Maximum)
39 Feet 4 Inches Yes
Stories 3
(Maximum)
3 Yes
Parking 1.5 spaces per unit
1 guest space per 4 units
Total: 74 Spaces
2 spaces per unit
14 guest spaces
Total: 98 Spaces
Yes
Variance Overview:

A variance was approved due to physical constraints on the property. In order to provide six-foot sidewalks and landscaping strips, the applicant must dedicate seven feet of frontage along Howson Street and two and a half feet along Church Street to the City.

The dedication created a unique, non-self-imposed constraint that prevents the project from meeting the required 15-foot setback. Although the setback cannot be achieved, the project still fulfills the intent of the zoning ordinance and Downtown Specific plan. The reduced setback does not conflict with the Gateway Districts’ goals of street beautification, enhanced pedestrian experience, or maintaining the desired medium to high density range. In accordance with Gilroy City Code Section 30.50.20(a), staff made all required variance findings and the Planning Commission approved the variance at their April 2, 2026 meeting.

Downtown Specific Plan:

According to the Downtown Specific Plan, the Gateway District is intended to create an inviting entryway to Downtown through the use of architectural enhancements and street beautification. Development in this district should feature enhanced street environments, screened parking areas, and a mix of contemporary architectural styles. Medium to high density residential uses, up to 30 units per acre, are encouraged. The project incorporates enhanced building architecture with varied materials, colors, and forms, while remaining compatible with neighboring buildings. The project complies with allowable density and includes improved sidewalks and landscaping strips. Additionally, the project provides more parking then required by the specific plan. Overall, the project is compliant with the Gateway District.

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Multifamily Objective Design Standards:

The proposed development is compliant with the multifamily objective design standards as described below.

Entryway Design:

Residential units facing Church Street and Howson Street have front entries that are oriented to the street. Entryways are accentuated with a gable roof for the covered porches. All garage doors in the project face private streets or driveways and are not visible from the public right-of-way.

Massing and Articulation:

The residential development meets minimum massing break requirements by incorporating projected entries over 24 square feet with varied wall planes. End units along the northern property line are limited to two stories and do not exceed the height of adjacent residences by more than 15 feet. The buildings feature articulated designs of gable roofs, horizontal lap siding, accent awnings, and covered second-floor balconies.

Architectural Elements, Colors, and Materials:

Most units feature balconies over 48 square feet. Balcony walls comply with 15% transparency requirements and include decorative metal railings. All windows and doors shall be trimmed. Overhead storage in the garage provides personal storage and meets minimum size requirements. The buildings will primarily use stucco with horizontal lap siding and offer two color palettes, each with two neutral body colors and two accent colors.

Circulation:

Parking areas are connected by shared driveways and streets within the development.

Internal sidewalks connect the development to common areas and public sidewalks along the frontage. Parking spaces are located in private garages or screened from public view behind residential buildings. Short- term bicycle parking is available next to the play area.

Open Space and Common Areas:

The project includes landscaping and outdoor amenities, including a playground and picnic area. In accordance with the objective design standards, these amenities have been consolidated into a centralized location within the development.

Lighting and Fencing:

All lighting may only operate from dusk to dawn and be positioned to prevent light from extending beyond designated areas or property lines. Fencing shall comply with zoning requirements and use vinyl material.

Tentative Map (TM 24-01):

Pursuant to City Code Section 21.41(a) within Chapter 21 (Subdivisions and Land Development), the Vesting Tentative Map was distributed to various internal departments and utility agencies. Staff has determined that that the project layout, design and circulation comply with applicable standards, results in an orderly pattern of development,

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and is consistent with the Downtown Specific Plan land use designation. Criteria considered to reach this conclusion include the following:
a) Site Layout: The subject site is approximately 1.99 acres and proposes 42 townhome units, private yards for the units, private streets, drive aisles, parking areas, and common open space areas. The proposed development layout provides adequate access and meets applicable codes.
b) Design and Size of Lots: The proposed project proposes a single lot parcel map for the creation of 42 residential condominium units. There are no minimum lot sizes for condominium units. However, the lots have been determined to be adequate to accommodate the proposed buildings and private improvements. c) Density: The project has a density of 21 dwelling units per acre which is consistent with the Downton Gateway zoning district and the General Plan land use designation.
d) Circulation: The project site will have access from the driveway on Howson Street that would lead to private streets and drive aisles to individual units. A second driveway on Church Street shall be restricted to fire and solid waste access only. All private streets and drive aisles shall be maintained by the Homeowners Association. The names of private streets shall be approved by the Street Naming Committee prior to final map recordation. The project’s circulation has been evaluated and deemed adequate by Engineering, Fire and Police.
e) Open Space: The project provides 0.266 acres of common open space and

0.228 of private yard areas. All lots, except lots 18, 25, 28, and 41, will have ground-level private front yard areas. Lots 21, 22, 31, 32 and 37 will have an estimated 600-1,000 square feet of private yard area. All units will have secondstory balconies that exceed minimum size requirements. Private yard areas shall be managed by the property owners and common open space shall be managed by the Homeowners Association.
f) Improvements: The project will include on-site stormwater management, private streets and sidewalks, and public sidewalks and landscape strips along project frontage. Utilities shall be provided and maintained by the Homeowners Association.
g) Property Dedications and Easements: The project will incorporate all required easements necessary to serve the site. The project will be dedicating seven feet of property frontage along Howson Street and two feet and six inches along Church Street to the City for the widening and maintenance of the public right-of-way. All other public service easements throughout the site shall be maintained by the Homeowners Association.

Page 206 of 380 ends

In accordance with Gilroy City Code Section 21.41(i), initial approval of a tentative map is valid for twenty-four (24) months. Such approval may only be extended at the Council’s discretion. Per Gilroy City Code Section 21.83.1(a), vesting tentative map rights shall be valid for a period of twelve months beyond the recording of the final map.

Architectural and Site Review (A/S 24-07): Pursuant to City Code section 30.50.43 within Chapter 30 (Zoning Ordinance), the Architectural and Site Review application must be reviewed for the following considerations.
a) Traffic Safety and Efficiency: The project will be providing two access points with a driveway along Howson Street and one along Church Street. The driveway along Howson Street will have full access by the residential development. The driveway along Church Street will be used for emergency vehicle and Recology access only. There will be a rolling gate installed on the Church Street driveway with clear signage and locking mechanisms to ensure vehicle access is limited. The Church Street driveway can only function as an emergency vehicle access due to its proximity to the intersection of Church Street and Howson Street and due to safety concerns. Residents will access individual units through private streets and driveways. Additionally, the development provides ample parking for both residents and guests. Using the Downtown Specific Plan parking standards, the development would only need to provide 74 parking spaces. The development is proposing 98 parking spaces, 24 more spaces than what is required.
b) Signs: No signs are included in this proposal. Any new signage will require a Sign Permit and shall abide by Chapter 30, Article XXXVII of the Zoning Ordinance and the Downtown Specific Plan.
c) Site Development & Architectural Design: The project proposes nine residential buildings that will contain a total of 42 townhome units. The buildings are strategically placed along the frontage of Howson and Church Streets to enhance the pedestrian environment and connect the project to the rest of downtown. Buildings that are located on a private street are oriented to face a common garden paseo. The project meets the design standards as required by the Multi-family Residential Objective Design Standards. d) Landscaping, Fencing & Screening: The proposed project provides on-site landscaping and will incorporate street trees from the approved street tree list along the public sidewalks on Howson Street and Church Street. Crepe Myrtle, Brisbane Box, Pink Trumpet, and Saratoga Bay trees will be placed throughout the project site to provide privacy, shade, and species variation. Various shrubs will be incorporated throughout the site. All landscaping will be managed by the Homeowners Association. Vinyl fencing will be provided along the northern and eastern property lines. Entryway patio fencing will also be provided for each townhome unit. All fencing shall comply with Chapter 30, Article XXXIV of the Zoning Ordinance.

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e) Drainage: The project will manage stormwater by storm drain piping with designated inlet and outlet areas, which the Homeowners Association will maintain.
f) Fire Protection: The site is designed to comply with fire access and services requirements by providing fire hydrants throughout and a gated emergency vehicle access driveway on Church Street.
g) Environmental Impacts: Due to the previous use of the property for automotive repair and services, a Phase I Environmental Site Assessment was prepared by PIERS Environmental Service (PIERS). The report recommended further investigation for potential site contamination be conducted. PIERS then prepared a subsurface Investigation report in 2022, which identified soil contamination from volatile organic compounds (VOCs). In 2024, ENGEO conducted a supplemental soil gas assessment, confirmed the presence of VOCs, and recommended developing a site management plan and considering a vapor intrusion mitigation system underneath the future residential foundations. Site Cleanup Case No.2024-19s was opened with the Santa Clara County Department of Environmental Health on December 13, 2024, and the applicant is actively addressing the contamination. The Department is currently awaiting a site management plan from the applicant that outlines mitigation measures to address environmental impacts. No building permits will be issued until the Department of Environmental Health grants approval.

Technical Advisory Committee (TAC): Project plans were routed to Engineering, Building, Police, and Fire representatives for internal review and comment. Pursuant to City Code Section 21.41(a), the Tentative Map was distributed for consideration by various departments and utility agencies. Recommendations of the TAC members and Utility agencies have been incorporated into the project plans and are included as conditions in attached resolution(s).

ALTERNATIVES
The City Council may modify or deny the applications. However, staff does not recommend denial of the application without making the required findings as outlined in Government Code Section 66474.

FISCAL IMPACT/FUNDING SOURCE
The applicant has paid all planning fees associated with the project. The project will also require payment of all associated building permits and development impact fees.

Page 208 of 380 ends

CONCLUSION
The Planning Commission recommends that the City Council adopt a resolution approving Tentative Map TM 24-011 and Architectural and Site Review AS-24-07.

PUBLIC OUTREACH
On March 19, 2026, notices of the Planning Commission meeting were mailed to the property owners within 500 feet of the subject site, along with other interested parties.

The project was also noticed in the March 20, 2026, edition of the Gilroy Dispatch. In addition, the property has been posted with on-site signage notifying passersby of pending development, and the Planning Commission public hearing packets were made available through the City's webpage.

Notices for the May 4, 2026, City Council meeting were mailed to property owners within 500 feet of the site on April 23, 2026, published in the April 24, 2026, edition of the Gilroy Dispatch, and the required project notification signage was maintained on the site. Both the Planning Commission and City Council public hearing packets are available through the City’s website.

NEXT STEPS
If approved, the applicant would submit to the Engineering Division to finalize the Tentative Map and would submit to the Building Division to obtain a building permit. The City Council will review and approve the final map prior to map recordation.

Attachments:

1. Project Plans

2. Draft Resolution of Approval for TM 24-01

3. Draft Resolution of Approval for AS 24-07

Page 209 of 380 ends

Formal City Submittal 1
Formal City Submittal 2
Formal City Submittal 3
Formal City Submittal 4
Formal City Submittal 5
Submittal Log
03/11/2024
08/31/2024
Updated 09/10/2024
02/04/2025
10/31/2025
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
2022289 | 02-19-2026
Bebek Development Company
Contact: John Bebek III
31815 Camino Capistrano, Suite 27, San Juan Capistrano, CA 92675 949.235.3642 | www.bebekdevelopment.com
WHA. Architects . Planners . Designers .

Contact: Nick Manea
680 Newport Center Drive, Suite 300, Newport Beach, CA 92660 949.250.0607 | www.WHAinc.com
MH Engineering Co.

Contact: Allen Andrade
16075 Vineyard Blvd.

Morgan Hill, CA 95037
831.524.2212 | www.mhengineering.com
Land Concern
Contact: Garrett Bustos
18301 Von Karman Ave. #760, Irvine, CA 92612
949.250.4822 | www.landconcern.com
95 Howson Gilroy, CA
Note: Artist’s conception; colors, materials, application, and landscape treatment may vary.

Design Review Project No.:

Table of Contents
Architecture
Architectural Site Plan .............................................................................. SP-1 Conceptual Open Space ........................................................................... SP-2 3-Plex Town Homes | Building 301 Conceptual Elevations..........................A-1 3-Plex Town Homes | Building 301 Conceptual Floor Plans ........................A-2 5-Plex Town Homes | Building 501 Conceptual Elevations..........................A-3 5-Plex Town Homes | Building 501 Conceptual Floor Plans ........................A-4 5-Plex Town Homes | Building 500 Conceptual Elevations..........................A-5 5-Plex Town Homes | Building 500 Conceptual Floor Plans .......................A-6 6-Plex Town Homes | Building 600 Conceptual Elevations..........................A-7 6-Plex Town Homes | Building 600 Conceptual Floor Plans ........................A-8 Architectural Details ...................................................................................A-9 Conceptual Color and Materials ...............................................................CM-1 Civil
Vesting Tentative Map - Existing Site Topography ......................................... C1 Vesting Tentative Map - Preliminary Lotting Plan .......................................... C2 Vesting Tentative Map - Preliminary Site Plan............................................... C3 Vesting Tentative Map - Preliminary Site Details ........................................... C4 Vesting Tentative Map - Preliminary Utility Plan ............................................ C5 Vesting Tentative Map - Preliminary Grading & Drainage Plan ....................... C6 Vesting Tentative Map - Preliminary Stormwater Control Plan ....................... C7 Vesting Tentative Map - Preliminary Fire Circulation Plan .............................. C8 Vesting Tentative Map - Preliminary Solid Waste Plan................................... C9 Landscape
Conceptual Landscape Plan ........................................................................L-1 Site Tabulations...........................................................................................L-2 Conceptual Fence and Wall Plan ..................................................................L-3 Conceptual Tree Plan...................................................................................L-4 Conceptual Planting Plan.............................................................................L-5 Conceptual Irrigation Plan............................................................................L-6 General Notes and Legends.........................................................................L-7 Formal City Submittal 6 02/19/2026

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ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 SP-1

DESIGN REVIEW SUBMITTAL
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Project Summary
Total Site Area: + 1.99 Acres or 86,845 SF (Total Project Area) + 1.91 Acres or 83,338 SF (Net, After 3,507 SF ROW Dedication) Total Units: 42 Homes (Including 5 ADA Units)
▪ (8) Plan 1: + 1,429 SF (Saleable), 3 Bed, 2.5 Bath
▪ (18) Plan 2: + 1,650 SF (Saleable), 4 Bed, 3.5 Bath
▪ (10) Plan 3: +1,820 SF (Saleable), 4 Bed, 3.5 Bath
▪ (6) Plan 4: +1,898 SF (Saleable), 3 Bed (Opt. 4 Bed), 3.5 Bath Density: 21.1 DU/AC (Gross), 21.9 DU/AC (Net)
Max. Building Height: 3 Story, 39'-4"
Lot Coverage: 40.1% (34,850 SF / 86,845 SF)

41.8% (34,850 SF / 83,338 SF),
Parking:

Required: 74 Spaces
▪ Residence: 63 Spaces (1.5 sp./unit)
▪ Guest: 11 Spaces (.25 sp/unit)
Provided: 98 Spaces
▪ Garage: 84 Spaces
▪ Guest: 14 Spaces (Including 1 ADA Stall)
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022289 | 02-19-26 0 10 20 40

CONCEPTUAL SITE PLAN
HOWSON
GILROY, CA Draft
Dev. Standards Compliance
Zoning Project
Zoning Downtown Gateway
District Downtown Gateway District
Max. Density 30 Du/Ac 21 DU/AC (Gross),
22 Du/Ac (Net)
Setbacks
Front/Street 15' Howson: 17' from Face of Curb,
Church: 21.1' from Face of Curb
Side 15' 15'
Rear 10' 10'
Max. Building Height 40' and 3 Stories 39'-4" and 3 Stories Lot Coverage N/A 40.1% Gross, 41.8% Net
Parking 63 Res + 11 Guest 84 Res + 14 Guest
Accessible Parking 1 1
EV Parking In Garage (per
CalGreen) In Garage
Bike Parking 2 2
Backflow
Backflow
Existing Buildings (all will be demolished): 14,557 SF Total Proposed Buildings
Type Building # Building Footprint Building Gross Area
BLDG 600 #1 4,764 15,083
BLDG 500 #2, #3 3,981 12,540
BLDG 501 #4, #7, #8, #9 4,098 11,718
BLDG 301 #5, #6 2,866 7,368
TOTAL BUILDING GROSS AREA 34,850 101,771
Fire Hydrant
Fire Hydrant
ROW Dedication
Project Boundary
Color Scheme 1
Color Plotting
Color Scheme 2
Bautista Way
Mutsun Ln

REVERSED

REVERSED REVERSED

STANDARD REVERSED

STANDARD STANDARD

STANDARD

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ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 SP-2

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X

X X X X X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X

X X X X

X X X X X X X X
X
X

X X X X X X X X

X X X X

X X X X X X X X
X

X X X X X X X X X X X X X X X X
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

W W W W W W W W W W W W W W W W W W
W
W
W
W
W W
Howson Street
Church Street
Plan 2

15.1'

24.7'

31.3'

37.3'

14.3'
20'
28'
20'
28'
20'
28'
26'

3.5'
6'
15'
7'

22.4'
5'

4.6' 4.6'
10'
15'

17.3'

27.7'
13'
19'

40.3'
13'

16.5'
BLDG 600
#1
BLDG 500
#2
BLDG 500
#3
BLDG 501
BLDG 301 #4
#5
BLDG 301
#6
BLDG 501
#7
BLDG 501
#8
BLDG 501
#9

10.2'
26'
1 2 3 4 5 6 7 8
9 10
11 12
13 14
5'

21.1'

17.6' 15.3'
Porch
Porch Porch Porch Porch
Balcony/Deck
Porch

9.6'

2.5'
4'

20.5'
10'
22'
6'

6.7'
7'
4'

18.7'
10' 10'
4'
6'

17.1' 22'
Notes:

1. Site plan is for conceptual purposes only.

2. Site plan must be reviewed by planning, building, and fire departments for code compliance.

3. Base information per civil engineer.

4. Civil engineer to verify all setbacks and grading information

5. Building Footprints might change due to the final design elevation style.

6. Open space area is subject to change due to the balcony design of the elevation.

7. Building setbacks are measured from property lines to building foundation lines.

C 2021 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2022289 | 02-19-26 0 10 20 40

CONCEPTUAL OPEN SPACE
HOWSON
GILROY, CA Draft
Open Space Standards Compliance
Objective Design
Standards Project
Open Space
Passive:2 with a minimum area of 400 sq. ft.
total 1 Passive Area, 400 SF total
Active: 2 with a minimum area of 800 sq. ft.
total 2 Active Areas: 1,000 SF total
Private OS: All ground floor residential units
shall include a balcony, patio, porch, or
stoop with a minimum 48 sq. ft. in area
Plan 1: 84 SF (Balcony)
Plan 2: 153 SF (Balcony)
Plan 3: 104 SF (Balcony)
Plan 4: 105 SF-216 SF (Porch)
Private ground level yard areas, ranging from 94 to 870 sf, in excess of the balconies and porches tabulated in the row above for minimal area required.

Backflow
Backflow

Page 212 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-1

DESIGN REVIEW SUBMITTAL
3-PLEX TOWNHOMES | Building 301 Conceptual Elevations

BUILDING MATERIAL
Roof: Concrete Flat Tile Roof
Exterior: Stucco Finish, Lap Siding
Exterior Accents: Decorative Light Fixture
Deck Accents: Metal Railing
Window & Door Trim: Fiber Cement Trim
Entry Door: Decorative Front Entry Door
Garage Door: Sectional Garage Doors
South Facing Elevation West Facing Elevation
North Facing Elevation East Facing Elevation
(Based on Bldg. 5)
(Based on Bldg. 5)
(Based on Bldg. 5)
(Based on Bldg. 5)
Farmhouse Style
Color Scheme 2 Shown (Occurs at Bldg. 5)
Note: Color Scheme 2 shown.

Artist’s conception; colors, materials and
application may vary.
+ 38' - 6''
9' - 1'' 9' - 1'' 9' - 1''
Finish Grade Varies
per Civil
Highest Ridge
T.O.P.

T.O.P.

F.F.

F.F.
+ 28' - 8''
BLDG. TYPE ORIENTATION COLOR
BLDG. 1 600 REVERSED SCH. 1
BLDG. 2 500 STANDARD SCH. 2
BLDG. 3 500 REVERSED SCH. 1
BLDG. 4 501 STANDARD SCH. 1
BLDG. 5 301 REVERSED SCH. 2
BLDG. 6 301 STANDARD SCH. 1
BLDG. 7 501 REVERSED SCH. 2
BLDG. 8 501 STANDARD SCH. 1
BLDG. 9 501 REVERSED SCH. 2
REFER TO SITE PLAN ON SHEET SP-1
Key Map: N.T.S.

A/C CONDENSOR SHOWN SCREENED BEHIND LOW PATIO WALLS REFER TO LANDSCAPE PLANS FOR WALL AND FENCE. ✳
✳ ✳ ✳ ✳
✳ ✳

Page 213 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-2

DESIGN REVIEW SUBMITTAL
3-PLEX TOWNHOMES | Building 301 Conceputal Floor Plans
OCCUPANCY: R3
CONSTRUCTION TYPE: VB
SPRINKLER SYSTEM: 13D
NOTE: SQUARE FOOTAGE MAY VARY DUE TO

METHOD OF CALCULATION

4.5:12

4.5:12 4.5:12

4.5:12

4.5:12 4.5:12 4.5:12

4.5:12

4.5:12
7:12

4.5:12
7:12
7:127:12
7:12
7:12
7:127:12
7:12
Rake: 1’-0”
Eave: 1’-0”

OVERHEAD
128 CU. FT.
64 CU. FT.64 CU. FT.

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD
128 CU. FT.

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

A/C UNITS SCREENED

BY PATIO WALLS
(EXCLUDES A/C AREA) (EXCLUDES A/C AREA)
(EXCLUDES A/C AREA)

Page 214 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-3

DESIGN REVIEW SUBMITTAL
5-PLEX TOWNHOMES | Building 501 Conceptual Elevations

BUILDING MATERIAL
Roof: Concrete Flat Tile Roof
Exterior: Stucco Finish, Lap Siding
Exterior Accents: Decorative Light Fixture
Deck Accents: Metal Railing
Window & Door Trim: Fiber Cement Trim
Entry Door: Decorative Front Entry Door
Garage Door: Sectional Garage Doors
South Facing Elevation East Facing Elevation
North Facing Elevation West Facing Elevation
Farmhouse Style
Note: Color Scheme 1 shown.

Artist’s conception; colors, materials and
application may vary.
+ 39' - 6''
9' - 1'' 9' - 1'' 9' - 1''
Finish Grade Varies
per Civil
Highest Ridge
T.O.P.

T.O.P.

F.F.

F.F.
+ 28' - 8''
Color Scheme 1 Shown (Occurs at Bldg. 4, and 8)
BLDG. TYPE ORIENTATION COLOR
BLDG. 1 600 REVERSED SCH. 1
BLDG. 2 500 STANDARD SCH. 2
BLDG. 3 500 REVERSED SCH. 1
BLDG. 4 501 STANDARD SCH. 1
BLDG. 5 301 REVERSED SCH. 2
BLDG. 6 301 STANDARD SCH. 1
BLDG. 7 501 REVERSED SCH. 2
BLDG. 8 501 STANDARD SCH. 1
BLDG. 9 501 REVERSED SCH. 2
REFER TO SITE PLAN ON SHEET SP-1
Key Map: N.T.S.
(Based on Bldg. 4)
(Based on Bldg. 4)
(Based on Bldg. 4)
(Based on Bldg. 4)
A/C CONDENSOR SHOWN SCREENED BEHIND LOW PATIO WALLS REFER TO LANDSCAPE PLANS FOR WALL AND FENCE. ✳

A/C CONDENSOR BEYOND
AT PLAN 1 IN BACKGROUND
✳ ✳ ✳ ✳
✳ ✳ ✳ ✳ ✳

A/C CONDENSOR TO BE
SCREENED BY LANDSCAPE.

REFER TO LANDSCAPE
PLANS FOR DETAIL.

Page 215 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-4

DESIGN REVIEW SUBMITTAL
OCCUPANCY: R3
CONSTRUCTION TYPE: VB
SPRINKLER SYSTEM: 13D
NOTE: SQUARE FOOTAGE MAY VARY DUE TO

METHOD OF CALCULATION
5-PLEX TOWNHOMES | Building 501 Conceptual Floor Plans

4.5:12

4.5:12 4.5:12

4.5:12

4.5:12 4.5:12 4.5:12

4.5:12

4.5:12 4.5:12

4.5:12

6.5:12

6.5:12
7:12
7:12
7:12
7:12

6.5:12

6.5:12
7:12

6.5:12
7:12
7:12
7:12
7:12

6.5:12
Rake: 1’-0”
Eave: 1’-0”

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.
128 CU. FT.
64 CU. FT.64 CU. FT.
64 CU. FT.
64 CU. FT.

A/C UNITS SCREENED

BY PATIO WALLS
(EXCLUDES A/C AREA) (EXCLUDES A/C AREA)
(EXCLUDES A/C AREA)

Page 216 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-5

DESIGN REVIEW SUBMITTAL
5-PLEX TOWNHOMES | Building 500 Conceptual Elevations

BUILDING MATERIAL
Roof: Concrete Flat Tile Roof
Exterior: Stucco Finish, Lap Siding
Exterior Accents: Decorative Light Fixture
Deck Accents: Metal Railing
Window & Door Trim: Fiber Cement Trim
Entry Door: Decorative Front Entry Door
Garage Door: Sectional Garage Doors
West Facing Elevation South Facing Elevation
East Facing Elevation North Facing Elevation
Farmhouse Style
Note: Color Scheme 2 shown.

Artist’s conception; colors, materials and
application may vary.
+ 39' - 4''
9' - 1'' 9' - 1'' 9' - 1''
Finish Grade Varies
per Civil
Highest Ridge
T.O.P.

T.O.P.

F.F.

Color Scheme 2 Shown (Occurs at Bldg. 2)
BLDG. TYPE ORIENTATION COLOR
BLDG. 1 600 REVERSED SCH. 1
BLDG. 2 500 STANDARD SCH. 2
BLDG. 3 500 REVERSED SCH. 1
BLDG. 4 501 STANDARD SCH. 1
BLDG. 5 301 REVERSED SCH. 2
BLDG. 6 301 STANDARD SCH. 1
BLDG. 7 501 REVERSED SCH. 2
BLDG. 8 501 STANDARD SCH. 1
BLDG. 9 501 REVERSED SCH. 2
REFER TO SITE PLAN ON SHEET SP-1
Key Map: N.T.S.
(Based on Bldg. 2)
(Based on Bldg. 2) (Based on Bldg. 2)
(Based on Bldg. 2)
A/C CONDENSOR SHOWN SCREENED BEHIND LOW PATIO WALLS REFER TO LANDSCAPE PLANS FOR WALL AND FENCE. ✳
✳ ✳ ✳ ✳ ✳

Page 217 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-6

DESIGN REVIEW SUBMITTAL
OCCUPANCY: R3
CONSTRUCTION TYPE: VB
SPRINKLER SYSTEM: 13D
NOTE: SQUARE FOOTAGE MAY VARY DUE TO

METHOD OF CALCULATION
5-PLEX TOWNHOMES | Building 500 Conceptual Floor Plans

ROOF PLAN

4.5:12

4.5:12 4.5:12

4.5:12

4.5:12
3:12

4.5:12

4.5:12 4.5:12 4.5:12 4.5:12 4.5:12

4.5:12
9:12
9:12
9:12
9:12
9:12
9:129:12
9:12
9:12
9:12
9:12
9:12
9:12
9:129:12
9:12
9:12
9:12
9:12
9:12
Rake: 1’-0”
Eave: 1’-0”

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.128 CU. FT.128 CU. FT.128 CU. FT.128 CU. FT.

A/C UNITS SCREENED

BY PATIO WALLS
(EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA)

Page 218 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-7

DESIGN REVIEW SUBMITTAL
6-PLEX TOWNHOMES | Building 600 Conceptual Elevations

BUILDING MATERIAL
Roof: Concrete Flat Tile Roof
Exterior: Stucco Finish, Lap Siding
Exterior Accents: Decorative Light Fixture
Deck Accents: Metal Railing
Window & Door Trim: Fiber Cement Trim
Entry Door: Decorative Front Entry Door
Garage Door: Sectional Garage Doors
West Facing Elevation South Facing Elevation
East Facing Elevation North Facing Elevation
Farmhouse Style
Note: Color Scheme 1 shown.

Artist’s conception; colors, materials and
application may vary.
+ 39' - 4''
9' - 1'' 9' - 1'' 9' - 1''
Finish Grade Varies
per Civil
Highest Ridge
T.O.P.

T.O.P.

F.F.

Color Scheme 1 Shown (Occurs at Bldg. 1)
Key Map: N.T.S.

BLDG. TYPE ORIENTATION COLOR
BLDG. 1 600 REVERSED SCH. 1
BLDG. 2 500 STANDARD SCH. 2
BLDG. 3 500 REVERSED SCH. 1
BLDG. 4 501 STANDARD SCH. 1
BLDG. 5 301 REVERSED SCH. 2
BLDG. 6 301 STANDARD SCH. 1
BLDG. 7 501 REVERSED SCH. 2
BLDG. 8 501 STANDARD SCH. 1
BLDG. 9 501 REVERSED SCH. 2
REFER TO SITE PLAN ON SHEET SP-1
(Based on Bldg. 1)
(Based on Bldg. 1)
(Based on Bldg. 1)
(Based on Bldg. 1)
A/C CONDENSOR SHOWN SCREENED BEHIND LOW PATIO WALLS REFER TO LANDSCAPE PLANS FOR WALL AND FENCE. ✳
✳ ✳ ✳ ✳ ✳ ✳

Page 219 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-8

DESIGN REVIEW SUBMITTAL
6-PLEX TOWNHOMES | Building 600 Conceptual Floor Plans
OCCUPANCY: R3
CONSTRUCTION TYPE: VB
SPRINKLER SYSTEM: 13D
NOTE: SQUARE FOOTAGE MAY VARY DUE TO

METHOD OF CALCULATION

4.5:12

4.5:12 4.5:12

4.5:12

4.5:12
3:12

4.5:12

4.5:12 4.5:12

4.5:12 4.5:12 4.5:12 4.5:12

4.5:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12
9:12

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

OVERHEAD

STORAGE
4’ X 8’ X 2’

OVERHEAD

STORAGE
4’ X 8’ X 2’
128 CU. FT.

A/C UNITS SCREENED

BY PATIO WALLS
(EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA) (EXCLUDES A/C AREA)

Page 220 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 A-9

DESIGN REVIEW SUBMITTAL
KEY MAP: NTS

SECTIONAL GARAGE DOOR

W/ RAISED PANELING

DECORATIVE LIGHT

FIXTURE
SECTION AT THE NORTH PROPERTY LINE AND EXISTING STRUCTURES (AT BLDG. 8)

ARCHITECTURAL DETAILS

DECORATIVE

METAL RAILING

COVERED DECK

ACCENT AWNING

WITH BRACKETS

ACCENT POT
SHELF

INSET HORIZONTAL

LAP SIDING

HORIZONTAL LAP SIDING

AT GABLE END

HORIZONTAL LAP

SIDING AT GABLE

DECORATIVE
COLUMN

ADDRESS
SIGN

DECORATIVE LIGHT

FIXTURE

ACCENT COVERED ENTRY ELEMENT

ACCENT LAP SIDING AT

ENTRIES

Page 221 of 380 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON

GILROY, CA
0 4 8 16
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2022289 | 02-19-26 CM-1

DESIGN REVIEW SUBMITTAL

CONCEPTUAL COLORS AND MATERIALS
SCHEME 1
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON
Gilroy, California

BEBEK DEVELOPMENT
July 31, 2024 | 2022289
For exact color refer to manufacturers’ actual samples. © 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
All Buildings
TRIM
UNIT
ENTRY
DOORS
METAL

RAILING
STUCCO
COLOR #2
LAP
SIDING
GARAGE
DOORS
STUCCO
COLOR #1
SCHEME 2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
95 HOWSON
Gilroy, California

BEBEK DEVELOPMENT
July 31, 2024 | 2022289
For exact color refer to manufacturers’ actual samples. © 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA

ROOFING
FASCIA
All Buildings
TRIM
UNIT
ENTRY
DOORS
METAL

RAILING
STUCCO
COLOR #2
LAP
SIDING
GARAGE
DOORS
STUCCO
COLOR #1
95 HOWSON
Gilroy, California

BEBEK DEVELOPMENT
July 31, 2024 | 2022289
PAGE 1 OF 2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
Exterior Color & Materials
SCHEME 1 ALL BUILDINGS
Material Color Manufacturer
Roofing:

Concrete Slate Tile
SCB 8827 Tacoma Blend
Ref: .15 Emi: .92 A.SRI: 17
CRRC: 0918-0047
Eagle
Vinyl Windows (factory finish) White TBD
Gutters & Downspouts Match Adjacent Color TBD
Stucco Color #1 (16/20 sand finish)
TBD
(Match Sherwin Williams
SW 7029 Agreeable Gray)
Omega
Stucco Color #2 (16/20 sand finish)
TBD
(Match Sherwin Williams
SW 7017 Dorian Gray)
Omega
Trim Color (applied to):

Barge Boards
Columns
Eaves
Fascia
French Doors
Garage Doors
Lap Siding
Trim
Utility Doors
SW 7019
Gauntlet Gray Sherwin Williams
Accent Color (applied to):

Unit Entry Doors
SW 7692
Cupola Yellow Sherwin Williams
Metal Railing SW 7069
Iron Ore Sherwin Williams
Garage Door Weatherstrip (factory finish) Match Garage Door Color TBD NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

Contact Jennifer Sandate (949) 250-0607.
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
95 HOWSON
Gilroy, California

BEBEK DEVELOPMENT
July 31, 2024 | 2022289
PAGE 2 OF 2
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
Exterior Color & Materials
SCHEME 2 ALL BUILDINGS
Material Color Manufacturer
Roofing:

Concrete Slate Tile
4697 Slate Range
Ref: .15 Emi: .94 A.SRI: 16
CRRC: 0918-0046
Eagle
Vinyl Windows (factory finish) White TBD
Gutters & Downspouts Match Adjacent Color TBD
Stucco Color #1 (16/20 sand finish)
TBD
(Match to Sherwin Williams
SW 7671 On The Rocks)
Omega
Stucco Color #2 (16/20 sand finish)
TBD
(Match to Sherwin Williams
SW 7650 Ellie Gray)
Omega
Trim Color (applied to):

Barge Boards
Columns
Eaves
Fascia
French Doors
Garage Doors
Lap Siding
Trim
Utility Doors
SW 7004
Snowbound Sherwin Williams
Accent Color (applied to):

Unit Entry Doors
SW 0018
Teal Stencil Sherwin Williams
Metal Railing SW 7069
Iron Ore Sherwin Williams
Garage Door Weatherstrip (factory finish) Match Garage Door Color TBD NOTE: Notify WHA if any variation occurs between these
schemes and the construction documents prior to purchase.

Contact Jennifer Sandate (949) 250-0607.
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.

Page 222 of 380 ends

X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXX
XXXX
XX
XX
X
X

X X X X X X X X X X X X X X X
X
X
X
(ss) (ss) (ss) (ss) (ss) (ss)
(ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) X X X X X X X X X X X X X X X X X X X X X X X X X X X X (e) (oh) (e) (oh)
(e)
(oh)
(e)
(oh)
(e) (oh)
(e)
(oh)
(e) (oh) (e) (oh) (e) (oh)

X X X X

X X X X X
(sd)
(sd) (sd) (sd) (sd) (sd) (sd)
(sd)
(w)
(w) (w) (w) (w) (w) (w) (w) (w) (w)
(w) (w) (w) (w) (w) (w) (w) (w)
(w) (w) (w) (w)
(ss)
X
XX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
SCALE: 1"=20'
0 1020
3040
1 1
1 1
11 11
1 1
1 1
1 1
1 1
2 22
2 3
3 3
3 4
5 5
5 5
5 66
6 6666
6 6
6 6
6 6
6 6
66 6
6 7
7 7
777
89 10
11 12
13 1423
23 12
12 12
12 12 15
12 15 15 15 15 15 15 15 9
10 10
10 10
10 10
10 10
10 10 10
10 10
10 10
10 10
9 9
9 9
99 9
9 9
9 9
9 9
9 8
11 11
11 11
11 11
8 8
8 8
8 8
8 8
88 8
8 8
8 8
8 8
8 8
8 8
8 8
8 8
8 8
8 8
8 16 17
18 Civil Sheet Index:

C1 ex Site Plan (topo/demo plan)
C2 Prelminary Lotting Plan
C3 Prelminary Site Plan
C4 Preliminary Site Details
C5 Preliminary Utility Plan
C6 Preliminary Grading & Drainage
C7 Preliminary Stormwater Control
C8 Preliminary Fire Circulation Plan
C9 Preliminary Solid Waste Plan
Vicinity Map
Project Site
5 D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C1 Existing Topography.dwg - 12/30/2025 6:37 PM - Plotted 1/14/2026 2:33 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

Xrefs: 222121 Points; 222121 2d existing; 222121 hatch existing; 222121 Vicinity; 222121 AA CE stamp & sign-v; 2025-12-31 sign 222121 5th submittal SHEET
C1
----
2026-01-14
1"=20'
aa
jb
Bebek, 95 Howson Vesting Tentative Map
EXP.

C58384
12-31-2026

Page 223 of 380 ends

PU-21
1,217 SF
PU-20
774 SF
PU-19
780 SF
PU-24
780 SF
PU-22
1,217 SF
PU-23
774 SF
PU-29
780 SF
PU-28
629 SF
PU-31
1,217 SF
PU-30
774 SF
PU-37
1,217 SF
PU-36
774 SF
PU-32
1,217 SF
PU-33
774 SF
PU-35
780 SF
PU-34
780 SF
PU-39
774 SF
PU-40
780 SF
PU-38
1,217 SF
PU-5
778 SF
PU-4
775 SF
PU-3
775 SF
PU-2
781 SF
PU-1
772 SF
PU-6
778 SF
PU-8
775 SF
PU-7
775 SF
PU-9
781 SF
PU-10
772 SF
PU-11
778 SF
PU-12
775 SF
PU-13
775 SF
PU-14
775 SF
PU-15
775 SF
PU-16
778 SF
UC-B
43 SF
UC-C
43 SF
UC-A
42 SF
PU-26
693 SF
PY-1
156 SF
PY-3
156 SF
PY-4
156 SF
PY-2
157 SF
PY-5
157 SF
PY-6
157 SF
PY-9
157 SF
PY-10
156 SF
PY-8
156 SF
PY-7
156 SF
PY-15
156 SF
PY-14
156 SF
PY-13
156 SF
PY-12
156 SF
PY-11
157 SF
PY-16
157 SF
ST-A
11,989 SF
PY-21
684 SF
PY-22
673 SF
PY-31
671 SF
PY-30
177 SF
PY-32
714 SF
PY-33
180 SF
PY-36
180 SF
PY-38
1,108 SF
PU-42
693 SF
OS-A
1,667 SF
OS-B
2,525 SF
ST-B
1,258 SF
PU-18
639 SF
PA-B
588 SF
PU-27
693 SF

5.00' 43.67'

25.00'

38.00' 10.67' 10.92'

3.00' 10.25'

35.00'

21.17'

10.05'

58.81'

41.19'

22.77' 22.77'

6.19'

6.50'

21.33'21.33'

4.67' 21.33' 14.98'

76.94'

9.62' 21.33'

10.19'

2.94'

11.08'

11.50'

28.50'

6.67'

28.50'

2.50' 22.08' 2.50'

4.67'

28.00'

44.00'

11.00'

7.17' 3.50' 38.00'

25.00'

37.67'

21.16'

11.46'

10.25'

3.00'

10.92'

3.00' 10.25'

2.50'

11.08'

6.19'

8.95'

41.32'

44.45'

10.18'

10.09'

46.89'

5.00' 8.38'

7.17'

25.00'

40.67'

38.00'

8.00'

10.92'

3.00'10.25'

35.00'

21.17'

38.00'

14.04'

2.50'

10.25'

3.00'

11.08'
110.33'

21.33' 14.98'

5.00'

14.98' 21.33'

8.50'

11.50'

8.50' 6.19'

3.50'

40.67' 8.00' 10.22'

7.67'

25.00'

35.00'

10.25'

3.00'

10.92'

21.17'

11.08'

3.00' 10.25'

22.08'

2.50' 22.08' 2.50'

28.50'

6.67'

4.67'

1.50'

28.50'

2.50'

28.50'

22.08'

2.94'

11.08'

21.17'

10.92'

3.00'

35.00'

7.67'

8.00' 40.67'

25.00'

10.30'

45.67'

41.44'

7.17'

45.67'

10.22'

5.50'

28.00'

9.63'

44.00'

25.00'

11.50'

4.67'

21.33' 14.98'

6.67'

6.50'

21.33'

4.67'

21.33'

22.07' 21.08'

5.00'
107.32'

9.62'

38.00'

8.00'

25.00'

3.00'

25.00'25.00'

38.00' 3.00' 7.67'

8.00'

25.00'

15.92'

31.00'

21.33'

6.67' 15.92' 22.08'

21.33'

11.08'

3.00' 10.25'

21.17'

10.25'

3.00'

10.92'

7.17' 3.50'

25.00'

48.67' 48.67'

45.92'

10.34'

6.19'

41.57'

7.17'

25.00'

38.00'

12.42'

11.50'

21.33'

6.50'

21.33' 14.98'

4.67'

9.63'

60.67'
203.06'

4.13'

21.33'

44.00'

10.30'

22.08'

28.00'

11.00'

3.00' 9.79'

38.00'

21.25'

38.00'

21.17'

38.00'

11.00'

3.00' 9.79'

0.46'

21.17'

38.00'

11.00'

9.79' 3.00'

21.17'

38.00'

11.00'

3.00' 9.79'

2.54'

0.37' 0.46'

0.75'38.00'

21.17'

38.00'

11.00'

9.79' 3.00'

21.25'

17.00' 21.00'

11.08'

3.00' 9.79'

2.50'

17.00'

2.50'

17.00'

21.08'

38.00'

10.83'

3.00' 9.79'

21.00'

21.33'

38.00'

11.00'

3.00' 9.79'

11.00'

3.00' 9.79'

38.00'

21.17'

38.00'

11.00'

3.00'

9.79'

21.17'

38.00'38.00'

11.08'

9.79' 3.00'

21.25'

6.00'6.00'

21.17'

6.00'

21.17'

6.00'

21.33'

6.00'

21.08'

6.00'

21.25'

6.00'6.00'

21.17'

6.00'

21.17'

6.00'

21.17'

6.00'

21.17'

6.00'

21.25'

6.00'

9.61' 10.00'

17.00'

2.50'

7.60'
R = 10.00'
Δ = 40°32'30"
L = 7.08'

41.50'
427.85'
203.06'

2.50'

29.50'29.50'

18.67' 4.91' 15.02'

48.00'
427.85'

41.50'
R = 10.00'
Δ = 40°32'30"
L = 7.08'

6.98'
427.85'

30.80'
203.06'
4' PSE
4' PSE
Public Service Easement Public Service Easement Public Service Easement Public Service Easement Public Service Easement Public Service Easement
Public Service Easement
Parcel One
42 residential condominum units

1.913 ac.

Project Fee Parcel description:

Single Lot Parcel Map of APN 790-36-012 for approval of 42 residential condominiums. Air spaces defined above and tabulated/described below
Air Space Condominium Unit descriptions:
label description ownership allowed uses
ST-# private street HOA vehicular ingress/egress, sidewalks, utilities, drainage, building overhangs, landscaping PA-# parking area HOA vehicular ingress/egress, sidewalks, utilities, drainage, parking, landscaping DA-# drive aisle HOA vehicular ingress/egress, sidewalks, utilities, drainage, building overhangs, landscaping OS-# open space HOA sidewalks, utilities, drainage, building overhangs, landscaping UC-# utility cabinet HOA utilities
PU-# Private Unit Private residential condominium unit
PY-# Private Yard Private private yard area associated with residential condominium unit #

21.08'

17.00' 21.00'

9.79' 3.00'

10.83'

38.00'38.00'

21.33'

9.79'

3.00'

11.00'

21.17'

9.79' 3.00'

11.00'

38.00'

9.79' 3.00'

11.00'

38.00'

21.17'

9.79' 3.00'

11.08'

38.00'

21.25'

6.00'6.00'6.00'

21.17'

6.00'

21.17'

6.00'

21.33'

6.00'

21.08'

2.50'

17.00'

2.50'

38.00'
PY-42
139 SF
PY-40
212 SF
PY-39
177 SF

18.58'

5.00'

1.50'
DA-C
3,471 SF
PY-35
212 SF
PY-37
705 SF
PY-34
212 SF

17.63'
OS-E
2,273 SF

23.00'

97.83'
PY-29
212 SF
PY-27
139 SF

15.92'
PY-26
139 SF
PY-24
212 SF
PY-23
177 SF

14.98'

11.50'

5.50' 7.17'

6.19'6.19'

10.25' 10.19'
PU-25
629 SF

22.08'
PU-17
693 SF
DA-A
3,483 SF

4.67'

1.50' 5.00'

4.12' 2.50'

17.94'

17.94' 2.50'

28.50'

22.07' 1.83'

21.08'
PY-17
139 SF
PY-19
212 SF
PY-20
180 SF

21.33'

1.83' 1.83'

21.08'

5.00'

1.50'

4.67'

1.83'

21.33'
PA-A
2,739 SF

15.13'

14.04'

40.63'

2.50'

63.70'
28' 16'
UC-G
53 SF
UC-D
45 SF
OS-D
1,849 SF
OS-C
1,589 SF
UC-E
55 SF
UC-H
48 SF
UC-I
55 SF

7.54'

19.00' 4.96' 21.34'

35.00'

21.33'

2.96'

21.00'

2.50'

28.50'

22.07' 22.08'

2.50'
UC-F
55 SF
DA-B
3,476 SF
OS-F
1,699 SF
PU-41
629 SF
Notes:

1. Public Service Easements (PSE) along Church Street and Howson Street shall be dedicated to the City of Gilroy for public purposes including but not limited to the construction and maintenance of poles, wires, and conduits for storm drains, sanitary sewers, water lines, gas lines and appurtenances to all the above, over, under or across those certain areas designated. The above mentioned easements shall remain open and free from buildings and structures and their appurtenances except for irrigation systems and their appurtenances, lawful fences, walkways and all lawful unsupported roof overhangs. (by final parcel map owners statement with language according to the current city requirements, language above provided from similar recently approved project provided as example.)

2. Howson St. Dedication and Church St. Dedication shall be dedicated to the City of Gilroy as widening of existing public street rights of way.

3. Public Service Easements over private streets and drive aisles (ST-A, ST-B, DA-A, DA-B & DA-C) shall be dedicated to the City of Gilroy for public uses including but not limited to emergency vehicle access, reading of utility meters, delivery of mail, and similar public uses.

4. Private Streets, ST-A, ST-B, DA-A, DA-B & DA-C are reserved for the exclusive use of the owners of the private units on this development for the purpose of ingress, egress, parking, public services, drainage and all appurtenances thereto. The Homeowner's Association which governs these parcels ahsll be responsible for the maintenance of these parcels.

5. Open Space Parcels OS-A, OS-B, OS-C, OS-D, OS-E & OS-F are reserved for the exclusive use of the owners of the private units on this development for the purpose of public services, access, building maintenance, open space, landscaping/recreational amenities, drainage and all appurtenances thereto. The Homeowner's Association which governs these parcels shall be responsible for the maintenance of these parcels.

6. Utility Closets UC-A thru UC-I are reserved for the exclusive use of of the owners of the private units on this development for the purpose of public services including but not limited to electrical lines and meters, communication infrastructure, and similar uses common to the building they serve. The Homeowner's Association which governs these parcels shall be responsible for the maintenance of these parcels.

7. All on-site water, sewer and storm drain infrastructure shall be privately owned and the Homeowner's Association which governs these parcels shall be responsible for the maintenance this infrastructure.

Howson St. dedication
2,999 SF
Church St. Dedication
508 SF

10.00'

4.20'
265.84'
424.70'
132.86'

7.00'
427.85'

45.01'

2.50' 203.06'

2.50'118.54' 29.51'
4' PSE
40'

2.5' Dedication 2.5' Dedication
4' PSE
28' 16'
40'

2.5' Dedication
20'
16' 7' Dedication
32'
4' PSE
20'
16' 7' Dedication
32'
20'
16'
32'
4' PSE
7' Dedication
vehicular access
restricted to emergency
vehicles and garbage
truck only
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C2 Preliminary Lotting Plan.dwg - 12/31/2025 3:15 PM - Plotted 1/14/2026 2:33 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

Xrefs: 222121 2D NEW; 222121 2d existing; 222121 AA CE stamp & sign-v; 2025-12-31 sign 222121 5th submittal SHEET
C2
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2026-01-14
1/16" = 1'-0"
Aa
jb
Bebek, 95 Howson Vesting Tentative Map
EXP.

C58384
12-31-2026

Page 224 of 380 ends

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >
SS
SS

E E E E E

E E E E E E

E E E E EE E E E E
E
SS
W
W
W
W W
W
SS SS
W W
W
W W
W W
W W
W
W
W W
W
W

E E E E E E E E E E E E E E E
> > > > > > >> > > > > > >> > > > > > >
E
W
> > > > >
16'16'
6' 4'6' 6' 4'
6' 6' 4'

3.5'
22'
10'
15'
22'
16'
6' 6'
4'
6'
4'
6' 6'
22'
16'

17.48'
15'

15.02'
8' 9' 9'
16'
26'26'

3.5'3.5'
26'
26'26'

3.5'
38' 3.5'
26'

21.61'
16'
6' 6' 4'
R15'

10.37'

10.33'

10.31'

10.26'10.25'

10.21'10.18'

10.14'
4' 20' 4'
6'6'6'6'
6' 6'
16'
4'

6.5'
6' 6' 4'

21.61'
4' 20' 4' 4' 20' 4'

45.38'
10' 26' 9.39'
5' 5'

48.67' 48.67' 48.67' 48.67' 48.67' 48.67' 5'
5'
5'5'5'
20'
10' 13'
20'20'20'20'
Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 Unit# 16 Unit# 15 Unit# 14 Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26
Unit# 27 Unit# 28
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34 Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40
Unit# 41 Unit# 42

8.56'

8.03'

4.6'

9.26'

0.73'

8.5'

5.25'
4'

8.5' 14.33' 8.5'

31.33'

8.5' 17.33' 8.5'

34.33'
4/F 4/F
4/E 4/E
4/F 4/F
4/F 4/F
4/D 4/D
4/C 4/C4/C 4/C4/C 4/C
4/G 4/G
4/H 4/H 4/H 4/H
4/I 4/I
4/A 4/A
4/A
4/A
4/A 4/A PCC Sidewalk per STR-14 PCC Sidewalk per STR-14 PCC Sidewalk per STR-14 PCC Sidewalk per STR-14
~ planting strip ~ ~ planting strip ~ ~ planting strip ~ ~ planting strip ~
~ planting strip ~
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC sidewalk
ADA Ramp
per STR-11A
curb&gutter replacement per STR-13
curb&gutter replacement per STR-13 curb&gutter replacement per STR-13 PCC Driveway PCC Driveway PCC Driveway
AC Private Street
AC Private Street
AC Private Street
AC Private Street
R10'
R10'
4/J
4/K
4/K
4/L
4/M
ST-A
ST-B
DA-A
DA-B
DA-C
PCC Private Drive AislePCC Private Drive AislePCC Private Drive Aisle bicycle parking
(short-term)
mailboxes
New Fire Hydrant
per WA-7
New Street Light
per EL-3
New Street Light
per EL-3
New Street Light
per EL-3
New Street Light
per EL-3
New Fire Hydrant
per WA-7
New Parking
Lot Light
New Parking
Lot Light
New Parking
Lot Light New Fire Hydrant
per WA-7

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 165' stopping sight distance per AASHTO Ch 9 for 35mph
6'
165' stopping sight distance per AASHTO CH 9 for 35 mph 4/B 4/B4/B 4/B4/B 4/B
6'

6.5' PSE
Install truncated
domes at existing
curb ramp
PCC sidewalk
4' 20' 4'

10.13'

10.08'

10.06'

10.01'

15.13'

15.11'
16' 20'
9' 9' 9'

3.5'

25.76'

8.5' 5.17'
4'

19.07'

6.5' 12.56'

19.04'
4'

8.04'

8.1'
DG Picnic Area Play Area
R3'
R3'
9' 9' 9' 9' 9' 9' 9' 9' 16' 7'5' 5' 16' 7'
PCC sidewalk
17'17'
PCC Valley Gutter
18'

6.5' 6.5'
5'
4/N4/N4/N4/N4/N

9.61'
vehicular access restricted to
emergency vehicles and garbage truck
only, see sheet C8 detail 8/A
4' PSE
4' PSE
7' Dedication Howson St. dedication
4' PSE
7' Dedication
4' PSE
7' Dedication
New Fire Hydrant
per WA-7
8'
PCC Driveway
per STR-18B
PCC Driveway
per STR-18B
PCC Valley Gutter
w/stamped concrete per STR-4
PCC Valley Gutter
w/stamped concrete per STR-4 6'
6'

O O O O O O O O O O
32'32'
6'
40'
40'
Play Area

27.69'

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O 165' stopping sight distance per AASHTO Ch 9 for 35mph
stance per AASHTO Ch 9 for 35mph

O O O O O O O O O O O O O O
curb cut for drainage to flow to treatment area public street area storm water mitigation swale
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C3 Preliminary Site Plan.dwg - 1/14/2026 1:22 PM - Plotted 1/14/2026 2:34 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

Xrefs: 222121 hatch existing; 222121 2D NEW; 222121 HATCH NEW; 222121 2d existing; 222121 Points; 222121 C2 Preliminary Lotting Plan; 222121 3D NEW; 222121 AA CE stamp & sign-v; 2025-12-31 sign 222121 5th submittal SHEET
C3
----
2026-01-14
Aa
jb
Total Project Area = 86,845 sf
Building Footprint Area = 34,850 sf (40.1%)
Parking & Driveways = 23,515 sf (27.1%)
Open Space (walks, patios, vegetation) = 28,480 sf (32.8%) Bebek, 95 Howson Vesting Tentative Map
EXP.

C58384
12-31-2026

Page 225 of 380 ends

16'

2.5' dedication
6' 6' 4'
PSE
16'
6' 6' 4'
PSE
X-Section 4/A: Church Street
1"=8' horizontal, 1"=4' vertical
X-Section 4/B: Howson Street
1"=8' horizontal, 1"=4' vertical
26' 3.5'
±3', 2nd floor
building overhang

29.5' ST-A (private air space parcel)
5'
3" AC
9" AB
X-Section 4/C: Street A (ST-A private)
1"=8' horizontal, 1"=4' vertical
26'
26' ST-B (private air space parcel)
5'
3" AC
9" AB
X-Section 4/E: Street B (ST-B private)
1"=8' horizontal, 1"=4' vertical
10' 9.39'

OS-B OS-A
PU-6 PU-5
X-Section 4/F: Drive Aisles (private)
1"=8' horizontal, 1"=4' vertical
4'
±3', 2nd floor
building overhang
4' 20'
28' private drive aisle
PU-# PU-#
PU-#

DA-A, DA-B & DA-C
4" PCC
6" AB
PY-# PU-#
varies

0.73' -9.26'
varies

5.25' -8.5'
varies 21.6' to 30.3'
PY-# PU-#
6'
22'
7' dedication

3.5'
±3', 2nd floor
building overhang
3" AC
9" AB
X-Section 4/D: Street A (ST-A private @ parking area A) 1"=8' horizontal, 1"=4' vertical
PU-#
26'

29.5' ST-A (private air space parcel)
7' 16'
5' 2'
23' PA-A OS-D
X-Section 4/G: Between facing building fronts @ Plan 1
1"=8' horizontal, 1"=4' vertical
PU-# PY-# PU-#

6.5'
PY-#

6.5'
4'
OS-D
X-Section 4/H: Between facing building fronts @ Plan 2
1"=8' horizontal, 1"=4' vertical

14.33' / 17.33' 8.5'
4'
±1.5', 2nd floor
building overhang
PY-# PU-#

8.5'
PU-# PY-# OS-D / OS-E
18' 31.33' / 34.33'
X-Section 4/I: Between facing building fronts @ Plan 3
1"=8' horizontal, 1"=4' vertical
PY-# PU-#

X X X X X
10' / 13' 5' /

6.5'
5' /

6.5'
X-Section 4/J: Along northerly property line
1"=8' horizontal, 1"=4' vertical
varies
10' to 10.37'
2'

X X X X X
PY-# or DA-# PU-#
X-Section 4/K: Along East Line @ Unit #1 & #38
1"=8' horizontal, 1"=4' vertical
PU-40
or PU-1
PY-40
or OS-A
15' min
2'

X X X X X
X-Section 4/L: Along East Property Line @ PU #42
1"=8' horizontal, 1"=4' vertical

12.57'
4' 8.07'
PU-# PY-#

6.5'
OS-F PU-# PY-#

19.07' X X X X X
X-Section 4/M: Along East Property Line @ PU #43 & #44
1"=8' horizontal, 1"=4' vertical

3.13' 11.07'
PU-# PY-#

6.5'
OS-F
4'

24.67' X X X X X
PU-#
4/I 4/J 4/K 4/L 4/M
4/E 4/F 4/G 4/H
4/A 4/B 4/C 4/D
5'
2'

0.5'
26' 3.5'
±3', 2nd floor
building overhang

29.5' ST-A (private air space parcel)
5'
3" AC
9" AB
X-Section 4/N: Street A (ST-A private @ d/w on north)
1"=8' horizontal, 1"=4' vertical
PU-#
6" PCC
6" AB
new R/W line new R/W
40' City right of way 32' City right of way
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C4 Preliminary Site Details.dwg - 1/14/2026 1:26 PM - Plotted 1/14/2026 2:34 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

C58384
12-31-2026

Page 226 of 380 ends

(ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss)
(ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (sd)
(sd) (sd) (sd)
(w) (w) (w) (w) (w) (w) (w) (w) (w) (w) (w)
(w) (w) (w) (w) (w) (w) (w) (w) (w) (w)
(w) (w) (w) (w) (w)

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

SS SS SS SS SS SS SS SS SS SS
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD
*SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD*
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E E
E

SSSS SS SS
W
W
W
W
W
W
W W
W

SSSS SS SSSSSS SS SS
W
W
W
W
W
W
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
E
E
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW

E E E E E
WW

E E E E E
WW
E
E

E E E E E
WW
SD
SD
SD SD
> > > > > > >> > > > > > >> > > > > > >
E
W W
> > > > >
PCC Sidewalk per STR-14
~ planting strip ~
PCC sidewalk
SD Inlet-F
Rim 202.86
Inv 194.71', 18" Ø (OUT-W)
SD Inlet-D1
Rim 202.42
Inv 196.90', 8" Ø (In-N)
Inv 196.90', 8" Ø (OUT-S)
SD Inlet-D
Rim 202.19
Inv 195.55', 8" Ø (In-N)
Inv 194.72', 18" Ø (OUT-E)
SD Inlet-C
Rim 202.13
Inv 194.69', 18" Ø (In-W)
Inv 194.69', 18" Ø (In-E)
Inv 194.69', 18" Ø (In-S)
Inv 195.53', 8" Ø (In-N)
SD Inlet-B
Rim 201.15
Inv 195.06', 18" Ø (In-W)
Inv 195.06', 18" Ø (OUT-N)
SD Inlet-A
Rim 201.00
Inv 195.22', 18" Ø (OUT-E)
Inv 200.54', 4" Ø (OUT-S)
266' - 18"Ø perf. SD @ S=0.01% 152' - 18"Ø perf SD @ S=0.01% 74' - 18"Ø SD @ S=0.50% 33' - 18"Ø SD @ S=0.46%
9' - 8"Ø SD @ S=14.42%
Replace ex inlet w/
Curb Inlet per STM-7A-Inlet 8
Rim 200.89
inv 196.53', 12"Ø (out-s)
Inv 199.58', 4" Ø (In-N)
SS-CO-10
Rim 203.93
Inv 200.65', 6" Ø (OUT-S)
SS-CO-8
Rim 203.40
Inv 200.02', 6" Ø (OUT-S)
SS-CO-9
Rim 203.28
Inv 199.98', 6" Ø (OUT-S)
SS-MH-5
Rim 203.17
Inv 199.94', 8" Ø (In-W)
Inv 200.11', 6" Ø (In-N)
Inv 199.94', 8" Ø (OUT-E)
SS-CO-6
Rim 203.01
Inv 199.74', 6" Ø (OUT-W)
SS-CO-7
Rim 202.77
Inv 200.23', 8" Ø (OUT-E)
SS-MH-4
Rim 202.62
Inv 199.26', 8" Ø (In-W)
Inv 199.43', 6" Ø (In-N)
Inv 199.26', 8" Ø (OUT-E)
SS-MH-3
Rim 202.74
Inv 199.47', 6" Ø (In-E)
Inv 199.47', 6" Ø (In-N)
Inv 199.30', 8" Ø (OUT-W)
SS-MH-2
Rim 202.40
Inv 198.96', 8" Ø (In-W)
Inv 198.96', 8" Ø (In-E)
Inv 198.96', 8" Ø (OUT-S)
SS-MH-1
SS Point of Connection
Rim 201.11
Inv 198.42', 8" Ø (In-N)
inv 198.32, ex 8"Ø (thru)
60' - 8"Ø SS @ S=0.50%
59' - 8"Ø SS @ S=0.50% 135' - 8"Ø SS @ S=0.50% 68' - 8"Ø SS @ S=0.50% 54' - 6"Ø SS @ S=0.50% 108' - 8"Ø SS @ S=0.50% 110' - 6"Ø SS @ S=0.50% 110' - 6"Ø SS @ S=0.50% 110' - 6"Ø SS @ S=0.50% POC Water
new 3-valve cluster
per WA-1
POC Water
new 3-valve cluster
per WA-1 8"Ø Water
Fire Hydrant
per WA-7
6"Ø Water
6"Ø Water
6"Ø Water
8"Ø Water 8"Ø Water 8"Ø Water 8"Ø Water
8"Ø Water
Street Light
per EL-3
Street Light
per EL-3
Street Light
per EL-3
Street Light
per EL-3
Street Light Street Light Street Light
Landscape Water Meter
w/backflow per WA-12
E Meters 22-26
E Meters 17-21
E Meters 11-16 E Meters 6-10 E Meters 1-5
E Meters 27-31
E Meters 32-34
+ House E Meters 35-37
E Meters 38-42
Project Transformer
Project Electrical POC
new drop from ex utility pole
Utility Notes:

1. All pipe sizes, slopes and elevations shown on this plan set are preliminary and subject to refinement during final design.

2. All water facilities on-site shall be private and shall be owned and maintained by the HOA. Individual Unit service meters shall be read by the City of Gilroy.

3. All sanitary sewer facilities on-site to be private and maintained by the HOA.

4. All storm drain facilities on-site to be private and maintained by the HOA.

5. All water, sanitary sewer and storm drain shown in the public right of way shall be owned and maintained by the City of Gilroy. And shall be designed and constructed in accordance with the City design standards.

6. All electrical facilities to the meter locations shall be PG&E owned and maintained. Street Lights on-site shall be owned and maintained by the HOA, served from the House Meter. Street Lights within the public right of way shall be owned and maintained by the City of Gilroy. new 3-valve cluster
per WA-1
new 3-valve cluster
per WA-1
new 3-valve cluster
per WA-1
new water service (typ.)
at each unit per WA-10
Blow off per WA-6
Blow off per WA-6
Blow off per WA-6 Blow off per WA-6
sewer lateral per SWR-6
(typical at each unit)
new water service (typ.)
at each unit per WA-10
sewer lateral per SWR-6
(typical at each unit)
Fire Hydrant
per WA-7
Fire Hydrant
per WA-7
Backflow
per WA-19
Backflow
per WA-19
8"Ø Water
Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 Unit# 16 Unit# 15 Unit# 14 Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26
Unit# 27 Unit# 28
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34
Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40
Unit# 41 Unit# 42
ST-A
ST-C
DA-A
DA-B
DA-C
new 3-valve cluster
per WA-1
34' - 8"Ø SD @ S=2.00%
SD Inlet-D2
Rim 202.57
Inv 197.58', 8" Ø (In-N)
Inv 197.58', 8" Ø (OUT-S)
15' - 8"Ø SD @ S=2.00%
21' - 8"Ø SD @ S=2.00%
38' - 8"Ø SD @ S=2.00%
SD Inlet-D5
Rim 202.84
Inv 199.07', 8" Ø (OUT-S)
SD Inlet-D3
Rim 202.67
Inv 197.89', 8" Ø (In-N)
Inv 197.89', 8" Ø (OUT-S)
SD Inlet-D4
Rim 202.81
Inv 198.31', 8" Ø (In-N)
Inv 198.31', 8" Ø (OUT-S)
41' - 8"Ø SD @ S=2.96%
SD Inlet-C1
Rim 202.50
Inv 196.75', 8" Ø (In-N)
Inv 196.75', 8" Ø (In-E)
Inv 196.75', 8" Ø (OUT-S) 8' - 8"Ø SD @ S=2.00%
SD Inlet-C4
Rim 202.50
Inv 196.91', 8" Ø (OUT-W)
59' - 8"Ø SD @ S=3.24%
SD Inlet-C2
Rim 202.74
Inv 197.46', 8" Ø (In-N)
Inv 197.46', 8" Ø (OUT-S)
SD Inlet-C3
Rim 202.86
Inv 199.35', 8" Ø (OUT-S)
18' - 8"Ø SD @ S=3.87%
Fire Hydrant
per WA-7
private
public
private
public
private public
14' - 4"Ø SD @ S=6.88%
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C5 Preliminary Utility Plan.dwg - 12/31/2025 2:35 PM - Plotted 1/14/2026 2:34 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

C58384
12-31-2026

Page 227 of 380 ends

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

SS SS SS SS SS SS SS SS SS SS
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E E
E

SSSS SS SS
W
W
W
W
W
W
W W
W

SSSS SS SSSSSS SS SS
W
W
W
W
W
W
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
E
E
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW

E E E E E
WW

E E E E E
WW
E
E

E E E E E
WW
SD
SD
SD SD
> > > > > > >> > > > > > >> > > > > > >
E
W W
> > > > >
SD Inlet-F
Rim 202.86
Sump 192.71 (10.15')
Inv 194.71', 18" Ø (OUT-W)
SD Inlet-D1
Rim 202.42
Inv 196.90', 8" Ø (In-N)
Inv 196.90', 8" Ø (OUT-S)
SD Inlet-D
Rim 202.19
Sump 192.72 (9.47')
Inv 195.55', 8" Ø (In-N)
Inv 194.72', 18" Ø (OUT-E)
SD Inlet-B
Rim 201.15 (6.09')
Inv 195.06', 18" Ø (In-W)
Inv 195.06', 18" Ø (OUT-N)
SD Inlet-A
Rim 201.00 (5.78')
Inv 195.22', 18" Ø (OUT-E)
Inv 200.54', 4" Ø (OUT-S)
266' - 18"Ø perf. SD @ S=0.01% 152' - 18"Ø perf SD @ S=0.01% 74' - 18"Ø SD @ S=0.50% 33' - 18"Ø SD @ S=0.46%
9' - 8"Ø SD @ S=14.42%
Grading Notes:

1. Preliminary Grading quantities existing ground to project subgrade are 1817 cy cut, 456 cy fill. (export 1361 cy)

2. The project export is primarily the existing pavements and building foundations that shall all be removed to an approved disposal site.

3. Preliminary area disturbed by Grading is 93,816 sf (2.15 acres).

4. From existing ground to Finished Grade, Max fill = 2.43', Max Cut = 1.53' (exclusive of utility trenches) - site average elevation change from existing ground to Finished Grade = 0.59' higher than existing ground 203.0
203.2
203.2
203.0
202.8
202.6
202.6
202.8
203.0
203.2
202.8
201.4
201.6
201.8
202
202.2
202.4
202.6
202.8
201.4
201.6
202
201.4
203.0
203.2
203.4
203.6
203.8
TC 202.20
TC/FL 201.88
TC/FL 201.71
TC 202.38
TC 202.42
TC 202.07
TC 201.94
TC 201.92
TC 201.82
TC 201.76
TC 201.68

0.40%
TC 201.60

0.40%
TC 201.52

0.40%
TC 201.44

0.40%
TC 201.36

0.40%
TC 201.28

0.40%
TC 201.20

0.40%
TC 201.12

0.40%
TC 201.04

0.40%
TC 200.96

0.40% 0.29%
TC 201.00

0.51%
TC 200.61

0.51%
TC 200.71

0.51%
TC 201.31

0.51%
TC 201.41

0.51%
TC 201.51

0.51%
TC 201.61

0.51%
TC 201.72

0.51%
TC 201.82

0.49%
TC 201.92

0.51%

0.40%

0.33%

0.60% 0.60% 0.60% 0.60%
FF 204.09 FF 204.09 FF 204.09 FF 204.09 FF 204.09 FF 204.09 GFF 203.50
GFF 203.71

1.00%
GFF 203.50
GFF 203.71

1.00%
GFF 203.57
GFF 203.71

0.66%
GFF 203.50
GFF 203.71

1.00%
GFF 203.50
GFF 203.71

1.00%

1.50%
203.00

1.50%
203.00 203.00

1.50%
203.00

1.50%
201.94 201.86 201.78 201.70 201.62 201.54 201.46 201.38 201.30 201.22 201.14 201.08 201.23 201.36

1.50%1.50%1.50%1.50%1.50%
201.49

1.50%
201.59

1.50%
201.69

1.50%
201.79

1.50%
201.89

1.50%
201.98

1.59%

1.50%1.50%1.50%1.50%1.50%1.50%

10.63%

1.50%1.50%
GFF 203.22
GFF 203.43

1.00%
GFF 203.22
GFF 203.43

1.00%
FF 203.81 FF 203.81
FF 203.81 FF 203.81 FF 203.81

1.50%
202.72

1.50%
202.71

1.50%
201.8
202
202.2
202.4
202.6
202.8
203.0
203.2
GFF 203.34
GFF 203.55

1.00%
GFF 203.34
GFF 203.55

1.00%
FF 203.93 FF 203.93 FF 203.93 FF 203.93 FF 203.93
202.84

1.50%
202.84

1.50%

0.28%

0.30%

0.07% 1.50% 1.62%

7.50%

1.50%202.39

1.50%202.25

1.50%202.55

1.50%202.74

1.50%202.87

1.50%203.00

1.50%203.13

1.50%203.18
FF 204.50
FF 204.50 FF 204.50
FF 204.50

2.26%

1.50%

1.50%
203.50

4.74%

5.78%

1.50%

1.98% 5.44% 7.63%

2.53%

2.91%

0.48%

9.73%

1.00%
GFF 203.91
GFF 203.91

1.00%

1.00%
SD Inlet-C
Rim 202.13
Sump 192.69 (9.44')
Inv 194.69', 18" Ø (In-W)
Inv 194.69', 18" Ø (In-E)
Inv 194.69', 18" Ø (In-S)
Inv 195.53', 8" Ø (In-N)

0.87% 0.86% 0.50% 0.50%

0.87% 0.50%
FL 202.88 FL 203.08 FL 203.30 FL 203.53 FL 203.08 FL 203.09 FL 203.47 FL 203.75

0.50% 0.50% 0.50% 0.50%
FL 203.30 0.50% 0.50% 0.50%

1.50%

1.00% 1.00% 1.00%

1.00%

1.00% 1.00% 1.00% 2.53%
FL 203.83 FL 203.58 FL 203.37 FL 203.16

1.00%
204.12 203.87 203.66 203.44 203.21

1.00%
203.2
203.2
203.6
TC 202.76
TC 203.11
TC 203.26

1.50%

6.63% 7.63%

1.50%

0.50%

9.82%
FL 203.59 FL 203.43 FL 203.25 FL 202.81 FL 202.70 FL 202.29

4.18%

4.50%

0.50%

9.48%

0.61%

0.31%

4.50%

0.74%
TC 203.30
TC 203.43 TC 201.48
TC 202.03
202.79 202.89 203.00 203.10 203.21 203.31 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%

1.90%

1.90%
203.28 203.38 203.48 203.37 203.26 203.19 203.08 202.98 202.87 202.76

1.90%
203.17

1.90%
202.55 2.91% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 202
202.4
202.6
202.8
203.0
Replace ex inlet w/
Curb Inlet per STM-7A-Inlet 8
Rim 200.89
inv 196.53', 12"Ø (out-s)
Inv 199.58', 4" Ø (In-N)
SD Inlet-D5
Rim 202.84
Inv 199.07', 8" Ø (OUT-S)
SD Inlet-D4
Rim 202.81
Inv 198.31', 8" Ø (In-N)
Inv 198.31', 8" Ø (OUT-S)
SD Inlet-D3
Rim 202.67
Inv 197.89', 8" Ø (In-N)
Inv 197.89', 8" Ø (OUT-S)
SD Inlet-D2
Rim 202.57
Inv 197.58', 8" Ø (In-N)
Inv 197.58', 8" Ø (OUT-S) 203.96
203.50
203.96
Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 Unit# 16 Unit# 15 Unit# 14 Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26
Unit# 27 Unit# 28
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34
Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40
Unit# 41 Unit# 42
GFF 203.91 GFF 203.91 GFF 203.91

1.00%

1.00%
FF 204.50
203.90
FL 202.93

1.50%

1.80%

1.50%

1.69% 0.50%

14.87%12.81%

0.50% 6.63% 0.50% 7.63% 0.50% 7.63% 6.63%

1.50%

2.53%

1.00% 1.00% 1.00% 1.00%
203.62 203.37 203.16 202.94
FL 202.43

1.00%
202.71

1.50%

1.80%

1.50%

1.50%
FL 202.66 FL 202.87 FL 203.08 FL 203.33

1.50%

1.00% 1.00% 1.00% 1.00%1.00% 1.00% 1.00% 2.53%
FL 203.45 FL 203.20 FL 202.99 FL 202.78

1.00%
203.74 203.49 203.28 203.06 202.83

1.00%
FL 202.55

1.50%

1.80%

1.50%

1.00% 1.00% 1.00% 2.53%

1.00%
202.4
202.6
202.8
203.0
203.2
203.4
203.4
202.6
202.8
203.0
203.2
203.4
FF 204.50
FF 204.50 FF 204.50
FF 204.50

1.50% 203.66 1.50%

1.00%
GFF 203.65
GFF 203.65

1.00%

1.00%
204.12
203.66
204.12
GFF 203.65 GFF 203.65 GFF 203.65

1.00%

1.00%
FF 204.50

1.50%

10.50%11.32%
FF 204.00 FF 204.00
FF 204.00

1.50% 203.20 1.50%
GFF 203.53

1.02%

1.02%
203.64
203.20
203.64
GFF 203.53 GFF 203.53

1.02%

1.50%

2.61%
GFF 204.16 GFF 204.16 GFF 204.16
FF 204.50 FF 204.50

17.12%

13.10%

11.85%

7.82%

6.04%

2.00%

6.15%

2.00%

11.97%

7.94%

17.11%

13.09%

23.62%

19.58%

23.37%

19.35%

17.17%

13.10%

11.87%

7.82%

6.04%

2.00%

6.04%

2.01%

11.88%

7.83%

17.16%

12.98%

6.05%

2.00%

11.88%

7.82%

17.18%

13.10%

23.61%

19.64%

17.30%

13.23%

12.00%

7.95%

6.17%

2.13%
FF 204.50
FF 204.50 FF 204.50

0.98%

1.01%
GFF 204.16

1.00%
GFF 204.15 23.17%

19.46%

13.57%14.39%11.42%10.61%
203.66 203.66

1.50%

1.50%
204.12 204.12

3.59% 1.50% 4.73%

1.53% 1.50% 2.65% 0.50% 0.50% 0.50%

1.50%

0.72%

0.50% 0.50% 7.63% 6.63% 0.50% 7.63% 0.50% 0.50%

1.69%
TC 203.19TC 203.36TC 203.29TC 203.14TC 203.08TC 202.93TC 202.86TC 202.70 TC 202.81
TC 202.98
TC 203.05
TC 203.20

1.50%

1.69% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%

0.50%

1.90%1.90%1.90%1.90%1.90%1.90%1.90%1.90%1.90%1.90%

1.90%1.90%1.90%1.90%1.90%

1.18% 0.50% 7.63% 6.63% 0.50% 7.63% 0.50%

1.50%
GFF 203.41 GFF 203.41 GFF 203.41
FF 204.00
FF 204.00 FF 204.00

1.00%

1.00%
203.20 203.20

1.50%

0.66%

1.50%
203.64 203.64

5.12% 1.50% 4.21%

3.40% 1.50% 2.60% 0.50% 0.50% 0.50%

1.50% 1.50%

0.50%

1.50% 1.50%

1.50% 1.50% 4.88%

1.50% 1.50% 1.84% 0.00% 0.00% 0.67%
203.66 203.66

1.50%

1.50%
204.12 204.12

1.50% 1.50%
GFF 203.78 GFF 203.78 GFF 203.78
FF 204.50 FF 204.50 FF 204.50 FF 204.50 FF 204.50

1.00%

1.00%
GFF 203.78
203.83 203.83 3.56%

1.82%

1.86%
203.33

3.62%
203.33

5.33%
203.33

5.57%
203.33

3.86%
203.83

5.69%
203.83

3.98%
203.83

3.97%
203.83

5.65%
203.83

9.82%
203.83

11.46%

8.26%

10.62%

4.07%

2.28%3.54%

4.29%
TC 203.03TC 202.87TC 203.03
TC 203.51 TC 203.24

1.50%

1.00% 1.00% 1.00%

1.50%

0.42% 0.42% 0.42% 0.42% 0.42% 0.42% 0.42%

1.90%1.81%1.72%1.63%1.54%1.50%

1.64%

1.81%1.90%

0.28% 0.28% 0.28% 0.28% 0.28% 0.28% 0.28% 0.28%
202.4
202.2
202.2
202.4
202.4
202.2
SD Inlet-C3
Rim 202.86
Inv 199.35', 8" Ø (OUT-S)
SD Inlet-C2
Rim 202.74
Inv 197.46', 8" Ø (In-N)
Inv 197.46', 8" Ø (OUT-S)
SD Inlet-C1
Rim 202.50
Inv 196.75', 8" Ø (In-N)
Inv 196.75', 8" Ø (In-E)
Inv 196.75', 8" Ø (OUT-S)
SD Inlet-C4
Rim 202.50
Inv 196.91', 8" Ø (OUT-W)

1.30%

0.82%

6.71% 0.42% 7.55%

0.72%

1.50%1.50%1.50%1.50%1.50%

0.42%

1.01%

1.20%

1.35%

0.50%

0.94%

2.54%

1.22%
Project Outflow

2.00% 14.55%

7.79% 2.00% 2.30%

0.45% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.37% 0.40% 0.58% 0.30% 0.30%

0.62% 0.62%

1.50%

1.01%

2.33%

0.93%
202.66

4.50% 7.75%

8.15%

1.51%

0.50%

0.51% 0.52% 0.52% 0.51% 0.51% 0.51% 0.51%

1.73%

0.42%

1.55%
TC 202.94
203.0

1.50%

1.89%

0.09%

0.84%

0.42%

0.90%

0.42% 0.42%
curb cut for drainage to flow to treatment area
public street area storm water mitigation swale
curb cut for drainage to flow to treatment area

1.50%

3.20% 0.62%

7.50%
201.52 201.6 201.44 201.36 201.28 201.20 201.12 201.04 200.96 200.88 201.8
201.6
201.4
201.2
201.2
201.4
201.6
201.8
200.80 199.98 199.90 199.91 199.97

0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.40% 0.29% 0.30% 200.99 201.07 201.17 201.27 201.37 201.47 201.53

0.52% 0.50% 0.50% 0.50% 0.50% 0.50%
201.2
201.70 201.82
202.36 202.49 202.62 202.82

0.64% 0.66% 0.66% 0.66%
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C6 Preliminary Grading Plan.dwg - 12/31/2025 3:14 PM - Plotted 1/14/2026 2:34 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

C58384
12-31-2026

Page 228 of 380 ends

(sd)
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X X X X X X X X X X X X
SD
*SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD* *SD*
>
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> > > > > > >
SS
SS

E E E E E

E E E E E E

E E E E EE E E E E
E
SS
W
W
W
W W
W
SS SS
W W
W
W W
W W
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W
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EE

E E E E E E E E
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SD
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O O O O O O O O O O O O O O O O O

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O

O O O O O O O O O O O O O O O

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O
O O
O
O O
(sd)
SD
*SD*
Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 See project Drainage Analysis and Stormwater Calculations for comprehensive report DMA#1
86,456sf = Project Tributary Area
82% = Project Impervious Area

0.622 = Project runoff coefficient
3,683cf = Retention Volume Required
4,794cf = Project Retention Volume provided (excess necessary to mitigate peak flows) SCS routing summary:

Pre-Project Post-Project
Event Rainfall Q(peak) Q(peak) V(peak) Elev(peak)
(return) (in.) (cfs) (cfs) (cf) (ft.)
95% 1.50 0.19 0.00 397 192.86
2-year 2.29 0.34 0.00 1,654 196.04
5-year 3.27 0.52 0.18 2,418 200.75
10-year 3.91 0.64 0.36 2,421 200.90
25-year 4.69 0.78 0.50 2,425 201.06
100-year 5.81 0.98 0.70 2,428 201.12
Unit# 16 Unit# 15 Unit# 14
Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26 Unit# 27 Unit# 28
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34 Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40
Unit# 41 Unit# 42
O O
O
O O
O
O

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O

O O O O O O O O O O O O O O O
O
O

O O O O O O O O O O O O O O O O
O
O

O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O Storm Water Control Notes:

1. U-21 inlets serve as point of access for inspection and maintenance of the underground storage in addition to being the inlets for runoff. The sumps in theses inlets along the perforated pipe run are to collect sediments in a location available for inspection and cleaning as required by the Stormwater BMP Operation and Maintenance Agreement which will accompany final project approval.

DMA #1
86,845 sf total
(15,688 sf pervious)
[71,157 sf impervious]
treated in SCM#1
7/B: SD Inlet C (Perforated Pipe w/drainrock)
18"Ø perforated hdpe
1/2"Ø to 3/4"Ø drainrock
drive aisle (3"AC/9"AB)
U-21 HT grate
U-21 drain box
from SD Inlet F
192.69
194.69
202.15
196.69
190.69
Scale: 1"=4'
from SD Inlet D
18"Ø perforated hdpe
from SD Inlet B
view looking north
1/2"Ø to 3/4"Ø drainrock
drive aisle (3"AC/9"AB)
U-21 HT grate
U-21 drain box
from SD Inlet B
192.69
194.69
202.15
190.69
18"Ø perforated hdpe
from SD Inlets D&F
view looking east
A1-6 curb per STR-20
new pcc sidewalk
permeable liner @
boundary of drainrock &
native soil
permeable liner @
boundary of drainrock &
native soil
4'
6' 6'
DMA#1: Project Drainage
Management Area
Off-site flow path (to remain as is)
Project Flow direction (flows treated by SCM)
ex storm drain pipe flow direction
New Storm Drain pipe flow direction
existing storm drain pipe run
New Storm Drain pipe run
New Perforated Storm Drain pipe run
See Grading & Drainage Plan for detailed site elevations and slopes 201.15=100-yr HGL
201.12=25-yr HGL
201.11=10-yr HGL
200.88=5-yr HGL
196.19=2-yr HGL
192.81=95th% HGL
190
191
192
193
194
195
196
197
198
199
200
202
203
201
196.69
201.12=25-yr HGL
201.11=10-yr HGL
200.88=5-yr HGL
196.19=2-yr HGL
192.81=95th% HGL
201.15=100-yr HGL
SD Inlet-C4
Rim 202.50
Inv 196.91', 8" Ø (OUT-W)
SD Inlet-F
Rim 202.86
Inv 194.71', 18" Ø (OUT-W)
SD Inlet-C3
Rim 202.86
Inv 199.35', 8" Ø (OUT-S)
SD Inlet-D5
Rim 202.84
Inv 199.07', 8" Ø (OUT-S)
SD Inlet-D4
Rim 202.81
Inv 198.31', 8" Ø (In-N)
Inv 198.31', 8" Ø (OUT-S)
SD Inlet-C2
Rim 202.74
Inv 197.46', 8" Ø (In-N)
Inv 197.46', 8" Ø (OUT-S)
SD Inlet-D3
Rim 202.67
Inv 197.89', 8" Ø (In-N)
Inv 197.89', 8" Ø (OUT-S)
SD Inlet-C1
Rim 202.50
Inv 196.75', 8" Ø (In-N)
Inv 196.75', 8" Ø (In-E)
Inv 196.75', 8" Ø (OUT-S)
SD Inlet-D2
Rim 202.57
Inv 197.58', 8" Ø (In-N)
Inv 197.58', 8" Ø (OUT-S)
SD Inlet-D1
Rim 202.42
Inv 196.90', 8" Ø (In-N)
Inv 196.90', 8" Ø (OUT-S)
SD Inlet-D
Rim 202.19
Inv 195.55', 8" Ø (In-N)
Inv 194.72', 18" Ø (OUT-E)
SD Inlet-C
Rim 202.13
Inv 194.69', 18" Ø (In-W)
Inv 194.69', 18" Ø (In-E)
Inv 194.69', 18" Ø (In-S)
Inv 195.53', 8" Ø (In-N)
SD Inlet-B
Rim 201.15
Inv 195.06', 18" Ø (In-W)
Inv 195.06', 18" Ø (OUT-N)
SD Inlet-A
Rim 201.00
Inv 195.22', 18" Ø (OUT-E)
Inv 200.54', 4" Ø (OUT-S)
Replace ex inlet w/
Curb Inlet per STM-7A-Inlet 8
TC 200.89
Inv 296.53, ex 12"∅ (out-s)
Inv 199.58', 4" Ø (In-N)
DMA#2
8,886 sf total
(2,850 sf pervious)
(6,036 sf impervious)
treated in SCM#2 (public street area treatment)
DMA#4
966 sf total
(263 sf pervious)
(703 sf impervious)
self treating area
by landscape strip
DMA#2: Project Public Area drainage
management areas (public sidewalks and
streets not tributary to on-site treatment area)
200.98
200.89
201.07
curb cuts curb cuts
SCM#2 treatment area
SCM#1 treatment area
sidewalk
4"Ø project outlet pipe
4"Ø pvc elbow
inverted to prevent transmission
of floating contaminents
landscape area in
front of Unit #6
U-21 HT grate
PY-6 patio
7/A: Project SD Outlet area
18"Ø HDPE SD flows back to
retention area during low flow.

As retention fills this pipe allows
flow back to this project outlet
U-21 drain box
Scale: 1"=4'
201.00
195.22
200.54
201.08
201.12=100-yr HGL
201.06=25-yr HGL
200.90=10-yr HGL
200.75=5-yr HGL
196.04=2-yr HGL
192.86=95th% HGL
201.08 200.98 200.89
199.58
196.53 196.53 STM-7A Drop Inlet
12'
6' landscape
swale 6' sidewalk
public street
Howson St. Public Right of Way project site
public area
stormwater
treatment
SD Inlet A
New STM 7A Inlet to replace
existing inlet in Howson
198
199
200
202
203
201
191
192
193
194
195
196
197
DMA#2
8,886sf = Project Tributary Area
68% = Project Impervious Area

0.475 = Project runoff coefficient
188cf = Retention Volume Required
272cf = Project Retention Volume provided (excess necessary to mitigate peak flows) SCS routing summary:

Pre-Project Post-Project
Event Rainfall Q(peak) Q(peak) V(peak) Elev(peak)
(return) (in.) (cfs) (cfs) (cf) (ft.)
95% 1.50 0.02 0.01 0 199.95
2-year 2.29 0.03 0.02 1 199.97
5-year 3.27 0.05 0.04 1 199.99
10-year 3.91 0.06 0.05 1 200.01
25-year 4.69 0.08 0.06 2 200.03
100-year 5.81 0.10 0.08 3 200.05
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C7 Preliminary Stormwater Control Plan.dwg - 1/14/2026 2:31 PM - Plotted 1/14/2026 2:34 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

1. Project Name: Bebek - 95 Howson

2. City Project #: AS 24-07, TM 24-01

3. Project Site Address: 95 Howson, Gilroy CA

4. Assessor's Parcel No: 790-36-012

5. Applicant: Bebek Development Co.

John Bebek III
31815 Camino Capistrano, Suite 27
San Juan Capistrano, CA 92675
949.235.3642 / [email protected]

6. Owners:
(1/3) Marcia H. Bodnar Living Trust
-
(1/3) Ronald F. Howson Trust u/a/d 12/3/2006
PO Box 2327, Gilroy CA 95021
(1/3) Roberta H. Hughan Revocable Trust
366 Fifth Street, Gilroy CA 95020

7. Project Type: multi-unit residential (Downtown - Gateway Dist.)

8. Total Project Area: 1.994 ac (86,845 sf)

9. Impervious Surface Area tabulation (see table this sheet)

10. Performance Requirements that Apply to this Project: #1, #2, #3 & #4

11. Performance Req. No. 1: Site Design & Runoff Reduction [req. Aimp ≥ 2,500sf]

11.1.No natural drainage features or creeks are disturbed.

11.2.No highly permeable solis are impacted by this project.

11.3.Clearing and grading of the site does not include any grading of native vegetation.

11.4.All proposed improvements are on areas that are not sensitive nor in a natural un-disturbed state.

11.5.Storm water runoff from the project is minimized by all project runoff being routed to an underground retention, infiltration, and detention facility.

11.6.The City of Gilroy Stormwater BMP Operation and Maintenance Agreement shall be provided with final approval of this project.

12. Performance Req. No. 2: Water Quality Treatment [req. Aimp ≥ 15,000sf]

12.1.LID collection, retention & treatment (R3-2013-0032.B.3.b)

12.2.The City of Gilroy Stormwater BMP Operation and Maintenance Agreement shall be provided with final approval of this project.

13. Performance Req. No. 3: Runoff Retention [req. Aimp ≥ 15,000 sf in WMZ 1]

13.1.Project shall Retain the 95th Percentile 24-hour Rainfall event (R3-2013-0032.B.4.i)

13.2.Site Assessment Measures:

13.2.1. Site Topography: flat site with all drainage currently leaving the site as sheet flow over back of walk.

13.2.2. Hydrologic Features: no existing natural areas, wetlands, watercourses, seeps or springs.

13.2.3. Depth to Seasonal high groundwater: 52'

13.2.4. Locations of groundwater wells used for drinking: City Well #5-2 is 1,900 ft east of project. City Well #1 2,000 ft south east of project. City Well #2 is 1,900 feet south west of the project.

13.2.5. Depth to an impervious layer: >200 feet.

13.2.6. Presence of unique geology: None

13.2.7. Geotechnical Hazards: None

13.2.8. Documented soil and/or groundwater contamination: ENGEO phase 1 report.

13.2.9. Soil Types and hydrologic soil groups:

13.2.9.1. PoA Pleasanton loam, HSG C (65.4% of site)

13.2.9.2. ZbA Zamora clay loam, HSG C (34.6% of site)

13.2.10.Vegetative Cover/Trees: a few landscape trees at the end of their lifespan exist on site currently. All are to be removed and replaced with new landscape per landscape plan.

13.2.11.Run-on characteristics: no existing or proposed run-on for this project. All adjacent properties drain away from property lines independently of this site.

13.2.12.Existing drainage infrastructure in the area: Existing curb inlets on Church St. and Howson St. drain to Miller Slough which is 75' south of Howson Street and flows easterly and southerly to where it meets Llagas Creek 2.4 miles from project site.

13.2.13.Structures including retaining walls: no retaining walls existing or proposed. 5 existing buildings on site are to be removed. Proposed project includes 9 new buildings containing 44 residential condominium units.

13.2.14.Utilities: project to remove existing overhead utility line on-site, connect to the existing city sewer main in Howson, and connect to the existing city water mains in Church and Howson.

13.2.15.Easements: new PSE along public street frontages, new PSEs within project for services to new buildings, all on-site drainage facilities to be private within HOA owned drive aisles that allow for drainage conveyance and maintenance of drainage infrastructure.

13.2.16.Covenants: Gilroy Stormwater BMP Operation and Maintenance Agreement shall be provided with final approval of this project.

13.2.17.Zoning/Land Use: Project design is according to City of Gilroy Downtown Gateway District zone.

13.2.18.Setbacks: as per Gilroy Downtown Gateway District zone requirements.

13.2.19.Open Space Requirements: as per Gilroy Downtown Gateway District zone requirements.

13.2.20.Other considerations: none

13.2.Site Design Measures:

13.2.1. Development Envelope: entire site within required building setbacks.

13.2.2. Conserve Natural Areas: no natural areas exist on-site for conservation.

13.2.3. Limit Impervious Footprint: Building, parking, and drive aisle sizes are the minimum necessary to serve the required density proposed.

13.2.4. Street, sidewalk, and Parking areas are the minimum required to serve the project according to the code regulations.

13.2.5. Setbacks from creeks, wetlands, and riparian habitats: project is redevelopment of existing developed commercial site such that the setbacks from Miller Slough are even less of an impact to creeks, wetlands, and riparian habitats.

13.2.6. Conform site layout along natural landforms: project site is a flat previously developed lot with no natural landforms to conform to.

13.2.7. Avoid excessive grading and disturbance of vegetation and soils: project proposed grading and disturbance is the minimum necessary to develop the site according to the Gilroy Downtown Gateway District zone requirements.

13.3.Delineation of Drainage Management Areas (DMAs): Project site design is a single DMA with all impervious areas being routed to and treated by the proposed LID structural control measure for the most efficient long term maintenance and operation of the site in compliance with the CCRWQCB requirements.

13.4.Runoff Reduction Measures: project eliminates discharge from the site for the 95%-event and reduces the runoff from the pre-developement condtions for the 2-year through 100-year events by reducing the impervious surface area, capturing and retaining all site runoff for infiltration, and detaining runoff via the new water quality outlet. All new landscape areas include drought tolerant LID appropriate vegetation.

13.5.Structural Stormwater Control Measures: Project SCMs provide the required small-scale decentralized facility that effectively captures and treats all project runoff and promotes infiltration to the subsurface gravels in a manner consistent with the natural runoff from the site.

13.6.Hydrologic Analysis and SCM sizing: see accompanying Drainage Analysis and Stormwater Management Calculation report that accompanies this plan set.

14. Statement of Compliance: the project as presented heron this plan set meets the requirements of CCRWQCB Performance Requirements #1, #2, #3, and #4.

15. Alternative Compliance (Off-Site Compliance): not applicable

16. Field Verifications of Post-construction Stormwater Control Measures: Verification of install of SCMs to be provided by letter from engineer to City of Gilroy upon completion of construction.

17. Operation and Maintenance for Structural SCMs: Project shall provide City of Gilroy Stormwater BMP Operation and Maintenance Agreement to City for recordation upon completion of construction and prior to occupancy of the site. This agreement inlcudes the assignment of responsibility, description of the SCMs, and all requirements for maintenance and operation of the SCMs. This document covers all requirements of R3-2013-0032(E).

EXP.

C58384
12-31-2026

Page 229 of 380 ends

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31.33'
PCC Driveway per
STR-18B
PCC Sidewalk per STR-14
Left turn movements not modeled due to right
turns show being the limiting design factor
~ planting strip ~
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC sidewalk
PCC Driveway per
STR-18B
curb&gutter replacement per STR-13
PCC Driveway PCC Driveway Private Street B Private Drive Aisle 103.13' 103.13'
102.97'
ex Fire Hydrant
(public)
26'26'26'26'
26'
26'
20' 20' 20'
20' 20' 20'
CoG Fire Truck
CoG Fire Truck
CoG Fire Truck
CoG Fire Truck
Length <150', no fire turnaround required
Length <150', no fire turnaround required
Length <150', no fire turnaround required
Fire Truck Body Path
Fire Truck Path of Travel
Private Street A
Private Drive Aisle
Left turn movements not modeled due to right
turns show being the limiting design factor
no parking - flush curb painted red (typ.)
no parking - curb painted red (typ.)
no parking - flush curb painted red (typ.)
Length <150', no fire turnaround required
no parking - flush curb painted red (typ.)
no parking - curb painted red (typ.)
no parking - curb painted red (typ.)
no parking - flush curb painted red (typ.)
no parking - curb painted red (typ.)
no parking - curb painted red (typ.)
paths in red on plan are site entry
paths in blue on plan are site exit
New Fire Hydrant
(public)
New Fire Hydrant
(private)
New Fire Hydrant
(private)

O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O O O
O O O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O

O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O O O O O O O O O O

O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O
O O O
150' from new private fire
hydrant near Unit #25
150' from new private fire
hydrant near Unit #35
150' from new public fire
hydrant near Unit #5
150' from new public fire
150' from ex public fire hydrant on hydrant near Unit #5 west side of Church Street
150' from new private fire
hydrant near Unit #35
150' from new public fire
hydrant near Unit #5
150' from new private fire
hydrant near Unit #35
Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 Unit# 16 Unit# 15 Unit# 14 Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26
Unit# 27 Unit# 28
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34
Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40
Unit# 41 Unit# 42
10'

10.37'

10.25'

10.01'

15.13'

34.33'
13'
103.13'
no parking - flush curb painted red (typ.)
Private Drive Aisle
New Fire Hydrant
(public)
no parking - curb painted red (typ.) no parking - curb painted red (typ.) ~ planting strip ~ O
O
O
O

O O O O O O O O O O O O
O
O
O
O
O
O
O
O
O
O
O
O
O

O O O O
O O O
O O O
150' from new private fire
hydrant near Unit #25
150' from new private fire
hydrant near Unit #25
FDC on backflow per WA-19
150' from new public fire hydrant
on east side of Church Street
150' from new public fire hydrant
on east side of Church Street
rolling gate per CA Fire Code D103.5
at limited access point (Fire & Garbage only)
no parking - curb painted red (typ.)
no parking - curb painted red (typ.)
26' Private Street A
16' rolling gate
access for emergency vehicles
& garbage truck only
5' sidewalk 5' 5'

4.5' 5.5' rolling gate storage when open
signage with language to be approved by City Engineering, Fire & Recology to ensure gate is closed and locked at all times except during emergency or when Recology enters or leaves the site.

Signs shall be placed on both sides of this gate.
locking mechanism that allows access soley
to Recology and City Fire Department
Detail 8/A: Rolling Gate @ west end of Street A
Scale: 1/4" = 1'-0"
gate material to be steel painted black
gate shall comply with all California Fire Code provisions including but not limited to Section D103.5.

FDC on backflow per WA-19
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C8 Fire Circulation Plan.dwg - 12/31/2025 2:36 PM - Plotted 1/14/2026 2:35 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

C58384
12-31-2026

Page 230 of 380 ends

X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
>
>
> > > > > > >> > > > > > >> > > > > > >
Unit# 9 Unit# 8 Unit# 7 Unit# 6 Unit# 5 Unit# 4 Unit# 3 Unit# 2 Unit# 1 Unit# 16 Unit# 15 Unit# 14 Unit# 13 Unit# 12 Unit# 11 Unit# 10 Unit# 17 Unit# 18
Unit# 19
Unit# 20
Unit# 21 Unit# 22
Unit# 23
Unit# 24
Unit# 25 Unit# 26 Unit# 27 Unit# 28 Unit# 41 Unit# 42

31.33'
PCC Driveway per
STR-16A
PCC Sidewalk per STR-14
Left turn movements not modeled due to right
turns show being the limiting design factor
~ planting strip ~
PCC sidewalk
PCC Driveway per
STR-16A
curb&gutter replacement per STR-13
PCC Driveway PCC Driveway Private Street
ST-A
ST-B
DA-C
DA-B
DA-A
Private Drive Aisle
Fire Hydrant
ex Fire Hydrant
26'26'26'26'
26'
26'
20'
20' 20'
Private Street
Private Drive Aisle
Private Drive Aisle
Garbage Truck shall only enter Street A by right turn from Church Street and exit Street A by right turn onto Church Street (no left turns by garbage trucks)

G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C G R C

G R C G R C G R C G R C G R C G R C G R C G R C G R C
Waste Collection Notes:

1. Expected Garbage collection route/sequence would be enter Street A from Church, unlock/open gate (1), pick up carts for units16-13 (2), close/lock gate (3), proceed to pick up carts for units 12-1 reverse to make 3-point turn in Street B / Street A intersection then pick up carts 42-17 carts (4), unlock/open gate (5), pull out to Church St limit line then close/lock gate (6) then exit to Church Street.

2. Homeowners to store carts in private garages until pick up day. On pick up day, carts to be staged as depicted on this plan where they are emptied by waste hauler. After emptied carts shall be returned to private garage within 8-hours.

3. Project CC&Rs shall include garbage cart storage and placement requirements in an enforceable manner.

4. Turning movements shown represent the standard side right side loading Recology Truck.

Garbage Collection Trucks will enter this area
forward then 3-point turn at Street B then load carts
along north side of Street A then exit at Chruch St.
103.13'
20'
103.13'
20'
103.13'
unit 18-21 carts unit 35-38 carts
G R C Recology Carts - pick up day location 3 stream w/ Garbage, Recycle, & Compost for each unit.
paths in green on plan are site entry
paths in cyan on plan are site exit
Garbage Truck Body Path
Garbage Truck Path of Travel
Recology entry from Howson not expected to be typical
due to efficiency of entering and exiting off Church Street via locked gate as explained in note 1 below. Yet this
entry/exit is available for Recology should drivers need to use it.
1 3
5 # Expected waste collection sequence
g r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r cg r c g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c
g r c Recology Carts - storage location 3 stream w/ Garbage, Recycle, & Compost for each unit in private garage.

G R C G R C G R C
unit 22-25 carts

G R C G R C G R C
unit 28-33 carts

G R C G R C G R C
unit 39-42 carts 4
Unit# 29
Unit# 30
Unit# 31 Unit# 32
Unit# 33
Unit# 34 Unit# 35
Unit# 36
Unit# 37 Unit# 38
Unit# 39
Unit# 40

G R C G R C G R C G R C G R C G R C
g r c
g r c
unit 34 carts
G R C
g r c
unit 26-29 carts
G R C
g r c
g r c
PCC Driveway PCC Driveway PCC Driveway
17 18 19 20 22 23 24 25 28 29 30 35 36 37 38 40 41 42
16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1
#
21 26 27 31 32 33 34 39
16'
2 6
rolling gate per CA Fire Code D103.5
at limited access point (Fire & Garbage only)
D:\Local Allen-2023\Jobs\222121 Bebek Howson Street\DWG\222121 C9 Solid Waste Plan.dwg Bebek, 95 Howson Vesting Tentative Map
- 1/14/2026 2:32 PM - Plotted 1/14/2026 2:35 PM by Allen-2023 JOB NO.

OF
16075 Vineyard Boulevard Morgan Hill, CA 95037
DATE:SCALE:DRAWN BY:CHECKED BY:

C58384
12-31-2026

Page 231 of 380 ends

(ss) (ss) (ss) (ss) (ss) (ss) (ss)
(ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (sd)
(sd)
(w) (w) (w) (w) (w) (w) (w) (w) (w) (w) (ss) (co) STOP
40 16
8 48 K.P.1
TRI-K.P.1

SS SS SS SS SS SS SS SS SS SS SS

COMPACT
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD

SD SD SD SD SD SD SD SD SD SD SD SD
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E EE E E E E
E

SSSS SS SS
W
W
W
W W
W BO

SSSS SS SS

SSSS SS SS
W
W
W BO
W
W
W BO
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
IRRIRR

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
CO CO

W W W W W W W W W W W W W W W
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
W
BO
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW
W W CO
CO
CO

E E E E E
WW
W W
CO

E E E E E
WW

W W CO CO
CO
E
E

E E E E E
WW
W W CO
SD
SD

SD SD SD
> > > > > > >
> > > > > > >> > > > > > >
E
W W
PSE

PROJECT BOUNDARY

PROJECT BOUNDARY
PSE

PSE PSE
#4
BLDG 501
#5
BLDG 301
#6
BLDG 301
#7
BLDG 501
#8
BLDG 501 #9
BLDG 501
#1
BLDG 600 #2
BLDG 500 #3
BLDG 500
PLAN 4
PLAN 2
PLAN 2
PLAN 1
PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1
PLAN 2
PLAN 2 PLAN 2
PLAN 2
PLAN 2
PLAN 2 PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 3 PLAN 3 PLAN 2 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 4
PLAN 4 PLAN 4 PLAN 4 PLAN 4

A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
TOTAL
TREES 40 GARDEN PASEO
· PRIVATE PATIOS
· SHADE TREES
· LOW WATER USE

LANDSCAPING

GARDEN PASEO
· PRIVATE PATIOS
· LOW WATER USE

LANDSCAPING

LANDSCAPE BUFFER
· SCREEN TREES
· LOW WATER USE

LANDSCAPING

STREET SCENE
· PRIVATE PATIOS
· SHADE TREES

LOW WATER USE

LANDSCAPING

STREET SCENE
· PRIVATE PATIOS
· SHADE TREES

LOW WATER USE

LANDSCAPING

PUBLIC ART

OPPORTUNITY

LOCATION

OPEN SPACE
· MAILBOXES
· PICNIC TABLE
· ADIRONDACKS CHAIRS
· SMALL PLAY FEATURE
· BIKE RACK
DG PICNIC AREA PLAY AREA PLAY AREA SYN. LAWN
SYN. LAWN

SLIDING GATE
1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
Conceptual Landscape Plan
L-1
SCALE: 1" = 16'-0"
0 8 16 32
L-1 CONCEPTUAL LANDSCAPE PLAN
L-2 SITE TABULATIONS
L-3 CONCEPTUAL FENCE AND WALL PLAN
L-4 CONCEPTUAL TREE PLAN
L-5 CONCEPTUAL PLANTING PLAN
L-6 CONCEPTUAL IRRIGATION PLAN
L-7 GENERAL NOTES AND LEGENDS

SHEET INDEX

Page 232 of 380 ends

(ss) (ss) (ss) (ss) (ss) (ss) (ss)
(ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (ss) (sd)
(sd)
(w) (w) (w) (w) (w) (w) (w) (w) (w) (w)
(w) (w)
(ss) (co)
STOP
40 16
8 48 K.P.1
TRI-K.P.1

SS SS SS SS SS SS SS SS SS SS SS

COMPACT
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD

SD SD SD SD SD SD SD SD SD SD SD SD
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E EE E E E E
E

SSSS SS SS
W
W
W
W W
W BO

SSSS SS SS

SSSS SS SS
W
W
W BO
W
W
W BO
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
IRRIRR

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
CO CO

W W W W W W W W W W W W W W W
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
W
BO
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW
W W CO
CO
CO

E E E E E
WW
W W
CO

E E E E E
WW

W W CO CO
CO
E
E

E E E E E
WW
W W CO
SD
SD

SD SD SD
> > > > > > >
> > > > > > >> > > > > > >
E
W W
PSE

PROJECT BOUNDARY

PROJECT BOUNDARY
PSE

A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
Site Tabulations
L-2
SCALE: 1" = 16'-0"
0 8 16 32

COMMON/ PRIVATE AREA LANDSCAPE

SITE TABULATION LEGEND
21,634 SQ. FT.

PRIVATE OPEN SPACE UPPER
5,272 SQ. FT.

ACTIVE OPEN SPACE
1,000 SQ. FT.

PASSIVE OPEN SPACE
400 SQ. FT.

Private Open Space By Units (in Sq.Ft.)
Unit # Balconies, Patios, or Porches
Plan 1 84
Plan 2 153
Plan 3 104
Plan 4 105 - 216 129 - 216

Page 233 of 380 ends

SS SS SS SS SS SS SS SS SS SS SS

COMPACT
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD

SD SD SD SD SD SD SD SD SD SD SD SD
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E EE E E E E
E

SSSS SS SS
W
W
W
W W
W BO

SSSS SS SS

SSSS SS SS
W
W
W BO
W
W
W BO
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
IRRIRR

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
CO CO

W W W W W W W W W W W W W W W
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
W
BO
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW
W W CO
CO
CO

E E E E E
WW
W W
CO

E E E E E
WW

W W CO CO
CO
E
E

E E E E E
WW
W W CO
SD
SD

SD SD SD
> > > > > > >
> > > > > > >> > > > > > >
E
W W
PSE

PROJECT BOUNDARY

PROJECT BOUNDARY
PSE

A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
16'-0"
16'-0"
16'-0"
17'-0"
13'-0"
21'-6"
1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
Conceptual Fence and Wall Plan
L-3
SCALE: 1" = 16'-0"
0 8 16 32
42" VINYL PATIO FENCE & GATE
6'-0" VINYL FENCE

FENCE AND WALL LEGEND

Page 234 of 380 ends

SS SS SS SS SS SS SS SS SS SS SS

COMPACT
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD

SD SD SD SD SD SD SD SD SD SD SD SD
>
> > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
> > > >
> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS
SS

E E E E E

E E E E E E

E E E E EE E E E EE E E E E
E

SSSS SS SS
W
W
W
W W
W BO

SSSS SS SS

SSSS SS SS
W
W
W BO
W
W
W BO
W W
W
W W
W W
W W
W
W
W W
W
E
E
EE

E E E E E E E E E E
E
IRRIRR

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
CO CO

W W W W W W W W W W W W W W W
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
W
BO
E
E
E
E

E E E E E E E E E

W W W W W W W W W W W
W
W
WW
W W CO
CO
CO

E E E E E
WW
W W
CO

E E E E E
WW

W W CO CO
CO
E
E

E E E E E
WW
W W CO
SD
SD

SD SD SD
> > > > > > >
> > > > > > >> > > > > > >
E
W W
PSE

PROJECT BOUNDARY

PROJECT BOUNDARY
PSE

A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
36"
PC
36"
LN
36"
LN
TC
24"
TC
24"
TC
24"
TC
24"
TC
24"
TC
24"
TI
24"
TOTAL
TREES 40
36"
PC
TC
24"
TI
24"
TI
24"
TI
24"
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
PC
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
36"
LN
TI
24"
LMU
36"
LMU
36"
36"
LN
36"
LN
LMU
36"
1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
L-4
SCALE: 1" = 16'-0"
0 8 16 32
Conceptual Tree Plan

TREE SCHEDULE
ABBR. BOTANICAL NAME COMMON NAME SIZE DESCRIPTION WUCOLS QTY.

LMU Lagerstroemia 'Muskogee' Hybrid Crepe Myrtle 36" Box UPRIGHT MULTI-TRUNK Low 4
LN Laurus nobilis 'Saratoga' Saratoga Bay Tree 36" Box STANDARD Low 17 PC Pistacia chinensis Chinese pistache 36" Box STANDARD Low 17 TI Tabebuia impetiginosa Pink Trumpet Tree 24" Box STANDARD Moderate 5 TC Tristania conferta Brisbane Box 24" Box LOW BRANCHING Moderate 7 WUCOLS NOTE:

WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants.

Page 235 of 380 ends

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Au
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Au
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Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
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Au
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Au
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Au
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D Rbs
Rbs Rbs
Rbs
Rbs
Rbs
Rbs
Rbs
Rbs
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D Rbs
D Rbs
D Rbs Rbs Rbs
Rbs
D
Lno
Pf
Pf
Pf
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Ah Ah Ah Ah Ah
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Do
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Lno
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Do
Do
Do
Do
Do
Do
Do
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Lno
Lno Lno Lno
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Oe
Oe
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Oe
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D
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D
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Oe
Oe
Oe
Oe
Oe
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Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
Oe
D D D
D D
Lno
Lno Lno Oe Oe Oe Oe Oe Oe Oe Oe Lno Lno Lno Lno Lno

D D D D D D D D D
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
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Ah
Ah
Ah
Ah
Ah
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Cd
Cd
Cd
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Cd
Cd
Cd
Cd
Cd
Cd
Cd
D
D
D
D
D
D
D
D
D
D
D
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Lno
Lno Ah
Ah
Ah
Ah
Ah
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
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Cd
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Cd
Cd
Cd
Cd
Cd
Cd
Cd
Cd
Cd Cd Cd
Ct
Ct
D
D
Ah Ah
Ah
D D D Cd Cd Cd
Rbs
TOTAL
TREES 40
1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
Conceptual Planting Plan
L-5
SCALE: 1" = 16'-0"
0 8 16 32

SHRUB SCHEDULE
SYM. BOTANICAL
NAME
COMMON

NAME SIZE WUCOLS QTY
Achillea 'Moonshine' Moonshine
Yarrow 1 Gal Low 131
Arbutus undeo
'Compacta'
Dwarf
Strawberry Tree 15 Gal Low 40
Carex divulsa Berkley Sedge 1 Gal Low 347
Chondropetalum
tectorum Cape Rush 5 Gal Low 51
Dianella Little Rev Little Rev Flax
Lily 1 Gal Low 848
Dietes irioides
'Orange Drop'
Orange Drop
Fortnight Lily 5 Gal Low 409
Laurus nobilis Bay Laurel 15 Gal Low 204
Lippia nodiflora Kurapia 1 Gal Low 970
Olea europaea
'Montra'
Little Ollie Dwarf
Olive 15 Gal Low 184
Phlomis fruticosa Jerusalem sage 5 Gal Low 163
Rhaphiolepis
umbellata 'Minor'
Dwarf Indian
Hawthorne 5 Gal Low 26
Rosmarinus o. 'Blue
Spires'
Blue Spires
Rosemary 15 Gal Low 40
Rosmarinus o.
'Huntington Carpet'
Huntington
CarpetRosemary 1 Gal Low 21
WUCOLS NOTE:

WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants.

Ah
Au
Cd
Cte
D
Do
Lno
Oe
Pf
Rum
Rbs
Rhc

Page 236 of 380 ends

(ss) (ss) (ss) (ss) (ss) (ss) (ss)
(ss) (ss) (ss) (ss)
(sd)
(sd)
(w) (w)
(ss) (co)
STOP
40 16
8 48 K.P.1
TRI-K.P.1

SS SS SS SS SS SS SS SS SS SS SS

COMPACT
X X X

X X X X X
X
X

X X X X X
X

X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X X
X X X

X X X X X
X
X

X X X X X
X X X

X X X X X
X

X X X X X X X X X X
SD SD

SD SD SD SD SD SD SD SD SD SD SD SD
>
> > > > > > > >
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> > > > > > > > > > > > > > > >
> > >
>
> > > > > > > >

SS SS SS
W
SS

E E E E E

E E E E E E

E E E E EE E E E EE E E E E
E

SSSS SS SS
W
W
W
W W
W BO

SSSS SS SS

SSSS SS SS
W
W
W BO
W
W
W BO
W W
W
W W
W W
W W
W
W
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E
EE

E E E E E E E E E E
E
IRRIRR

CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
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CO CO

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W W W W W W W W W W W
W
W
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CO

E E E E E
WW

W W CO CO
CO
E
E

E E E E E
WW
W W CO
SD
SD

SD SD SD
> > > > > > >
> > > > > > >> > > > > > >
E
W W
PSE

PROJECT BOUNDARY

PROJECT BOUNDARY
PSE
PSE
PSE
#4
BLDG 501
#5
BLDG 301
#6
BLDG 301
#7
BLDG 501
#8
BLDG 501 #9
BLDG 501
#1
BLDG 600 #2
BLDG 500 #3
BLDG 500
PLAN 4
PLAN 2
PLAN 2
PLAN 1
PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 1
PLAN 2
PLAN 2 PLAN 2
PLAN 2
PLAN 2
PLAN 2 PLAN 2
PLAN 2
PLAN 2
PLAN 2
PLAN 2 PLAN 2 PLAN 2 PLAN 2 PLAN 2
PLAN 2 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 3 PLAN 4
PLAN 4 PLAN 4 PLAN 4 PLAN 4

GILROY, CA
Conceptual Irrigation Plan
L-6
SCALE: 1" = 16'-0"
0 8 16 32

IRRIGATION WATER CONSERVATION NARRATIVE

THE LANDSCAPE IRRIGATION DESIGN CONTAINS ELEMENTS THAT WILL BE INCORPORATED INTO THE CONSTRUCTION OF

THE IRRIGATION SYSTEM TO PROMOTE THE CONSERVATION AND PRESERVATION OF WATER RESOURCES PER THE CITY OF GILROY MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). THE FOLLOWING IS A LIST OF THOSE ELEMENTS:

1. THE LANDSCAPE IS PLANTING INTO IRRIGATION ZONES WITH DIFFERING WATERREQUIREMENTS BASED UPON PLANT MATERIAL, SUN EXPOSURE, AND IRRIGATION APPLICATION TYPE AS SUCH:
a.MEDIUM AND LOW WATER USAGE PLANT MATERIAL
b.DRIP IRRIGATION

2. A HYDROZONE SUMMARY TABLE WITH WATER USE CALCULATIONS IS INCLUDED WITH THE EXHIBIT.

3. THE PLANTING LEGEND REFERENCES THE WATER USAGE REQUIREMENT BASED UPON THE WATER USE CLASSIFICATION OF LANDSCAPE SPECIES (WUCOLS IV) AS PUBLISHED BY THE CALIFORNIA DEPARTMENT OF WATER RESOURCES. PLANTS WITHIN THE LANDSCAPE ARE GROUPED BY SIMILAR CLASSIFICATIONS.

4. A PRESSURE-REGULATING VALVE IS SPECIFIED AT THE POINT OF CONNECTION TO REDUCE EXCESS PRESSURE TO THE SYSTEM.

5. INLINE DRIP IRRIGATION IS USED TO INCREASE EFFICIENT APPLICATION. NO SPRAY IRRIGATION IS INCLUDED IN THE DESIGN.

6. A 'SMART WATER APPLICATION TECHNOLOGY' (SWAT) IRRIGATION CONTROLLER IS SPECIFIED TO ADJUST THE IRRIGATION TO LOCALIZED WEATHER CONDITIONS.

7. A RAIN SHUT OFF DEVICE IS SPECIFIED TO OVERRIDE THE CONTROLLER IN THE EVENT OF RAINFALL. THE SENSOR WILL BE LOCATED ON THE ROOF EVE AND WILL BE WIRELESS.

8. THREE (3) INCHES OF MULCH WILL BE APPLIED TO ALL PLANTERS.

9. TREES WILL RECEIVE SUPPLEMENTAL WATER WITH SEPARATE IRRIGATION VALVES TO PROMOTE ESTABLISHMENT.

10. A SIGNED CITY OF GILROY MWELO CONFORMANCE AFFIDAVIT WILL BE PROVIDED ON THE APPROVED LANDSCAPE PLANS.

ALL HOA COMMON AREA LANDSCAPE

DENOTED WITH GREEN HATCH WILL BE

LOW WATER USE LANDSCAPE MATERIAL
WITH INLINE DRIP IRRIGATION.

Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-6197
Telephone: (408) 846-0440 Fax: (408) 846-0429
http://www.cityofgilroy.org

MODEL WATER EFFICIENT LANDSCAPE ORDINANCE COMPLIANCE AFFIDAVIT I, Garrett Bustos , a licensed landscape architect, hereby certify that the landscape and irrigation plans submitted for the below referenced project have been prepared in accordance with the most current State of California Model Water Efficient Landscape Ordinance (MWELO) requirements [Title 23, Division 2, Chapter 2.7 of the California Code of Regulations]. I understand that as the licensed landscape architect, I am responsible for ensuring the project’s compliance with the MWELO requirements, including but not limited to the submittal of the required plans, worksheets, reports, audits, maintenance schedule and certificate of completion.

Project / Permit Number:

Project Address / APN:

Project Name:

Licensed Landscape Architect Information:

Name (print clearly):

Company:

Address:

Phone Number:

License Number:

AS 24-07, TM 24-01
95 Howson Street / 790-36-01
Bebek, 95 Howson Street
Garrett Bustos
Land Concern
1750 E Deere Ave, Santa Ana CA 92705
949.333.3604
6240 Expiration Date: 6/19/25
Signature:

Date: 01/31/25
[Note: A separate affidavit may be required for planning entitlement applications, building permit submittals, and landscape improvement plan submittals.]

Page 237 of 380 ends

1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com October 31, 2025
95 HOWSON

GILROY, CA
General Notes and Legends
L-7
Anaheim Office
Lab No: 24-024-0003
January 30, 2024
Land Concern LTD
1750 East Deere Avenue
Santa Ana, CA 92705
Attn: Garrett Bustos
Project: 95 Howson – Gilroy Job #: BDC002
Attached are the results of the analysis performed on four soil samples that were collected from the above mentioned project site from a 12-18 inch depth by the client and received by our laboratory on 01/24/2024. These samples were analyzed for nutrient levels, horticultural suitability, and physical characteristics in preparation for a new landscape installation and to meet WELO requirements.

Analytical Results and Comments
The samples range from slightly alkaline in reaction at 7.4 in B-3 to moderately alkaline at 7.9 on the pH scale in B-4. Soil reactions of 7.5 and higher are above the range preferred for most plants and could cause plants that are sensitive to alkaline soil conditions to show yellowing of foliage beginning with the younger growth. Free lime is favorably low indicating that the pH is weakly buffered in the alkaline range. Incorporation of soil sulfur to a depth of 6 inches in all but the B-3 location will adjust the pH downward. That change would happen slowly and most effectively to the depth of incorporation. Plants that are selected for the B-1, B-2, and B-4 locations should be tolerant of alkaline soil conditions.

Salinity (ECe) and soluble sodium levels are favorably low. The safely low sodium adsorption ratios (SAR) indicate that the sodium present is properly balanced by calcium and magnesium in regards to its effect on soil structure and water infiltration.

Boron is safely low for general ornamental plants and may be below optimum for plant nutritional purposes in all but the B-2 sample. Irrigation water in Southern California often supplies sufficient boron to meet plant nutritional requirements for that nutrient. However, if boron is low in the irrigation water and/or plants show symptoms of boron deficiency after they are well established, consider an application of a product containing boron at the manufacturer’s label rate. Boron deficiency symptoms often include stunted or deformed younger growth and “tight” internodes.

In terms of fertility, nitrogen is sufficient at this time in B-3. Phosphorus is low optimum in B-2. Potassium is low optimum in B-4. Calcium and magnesium are sufficient throughout. In the minor element group, copper is sufficient throughout.

Iron is sufficient in B-1. The remaining nutrients are low.

The texture of the less than 2mm fraction of the B-2 soil is classified as ‘sandy loam’ and the less than 2mm fraction of the other samples is classified as ‘sandy clay loam,’ according to the USDA classification standards. The over 35% gravel present in B-3 classifies the material as ‘very gravelly’. The over 15% gravel present in the other samples classifies the materials as ‘gravelly’. The elevated gravel content, in combination with a relatively wide distribution of particle sizes in the sand category, indicates that the soils at this site may have a tendency to consolidate and compact. Soil physical properties can be improved by incorporating organic amendment at the provided rate and depth but only to a point. The estimated water infiltration rates are presented in the table below. The actual rates of water infiltration may vary with the degree of soil compaction throughout the project site. Organic content is low in B-1 and B-2 while moderate elsewhere at

2.47% by total dry weight.
4741 East Hunter Ave., Ste. A Anaheim CA 92807
(714) 282‐ 8777 (714) 282‐ 8575 fax
www.waypointanalytical.com

Page 1 of 4 ends

Page 2 ends

Land Concern LTD
January 30, 2024
Sample ID
#1
#2
#3
#4
USDA Soil Classification
Gravelly Sandy Clay Loam
Gravelly Sandy Loam
Estimated Infiltration Rate (in./ hr.) Organic % dry wt.

0.23 0.86

0.35 Very Gravelly Sandy Clay Loam 0.19
Gravelly Sandy Clay Loam 0.24
Recommendations
Surface Soil Preparation for Groundcover and Mass Planting If feasible, prior to amending the areas where severe compaction exists, the surface soil should be ripped or tilled to a 9-inch depth. Uniformly broadcast and blend the following with existing soil to a 6-inch depth.

Materials
Amount per 1000
sq.ft.

Nitrogen fortified organic amendment
(compost* or redwood or fir sawdust)
Sulfur
4 cu. yards
2 cu. yards
8 lbs.
13 lbs.
15-15-15 10 lbs.
*Rates and fertilizers may have to be adjusted depending on analysis of selected compost.

Tree and Shrub Planting Guidelines

1. Excavate planting pits at least twice the diameter of the rootball.

2. The top of the rootball should be at or slightly above final grade.

3. To improve soil chemistry, uniformly blend 1 lb. of iron sulfate in the B-1 and B-3 locations and uniformly blend 2 lbs. of iron sulfate per cubic yard of backfill soil in the B-2 and B-4 locations. Handle iron sulfate with caution since it will severely stain moist concrete.

4. Organic material is not required in the backfill; however, if you wish, the amended surface soil or a soil blend consisting of no more than 10% by volume organic matter can be placed in the upper 12 inches of backfill only in the B-3 and B-4 locations and the amended surface soil or a soil blend consisting of no more than 20% by volume organic matter can be placed in the upper 12 inches of backfill only in the B-1 and B-2 locations. Soil below this depth should not contain any added organic matter because of the threat of plant disease and/or anaerobic soil conditions developing

5. Place slow release fertilizer tablets in the upper 12 inches of backfill at manufacturer’s recommended rates. If fertilizer amended soil is used as a backfill the addition of slow release fertilizer tablets is not necessary.

6. Do not cover the original rootball with other soil. Ideally, a temporary soil berm is often constructed around the outer edge of the rootball to help channel water into the rootball and then into surrounding soil until roots are established in the backfill and the rootball is no longer the sole source of water for the plant.

7. Ideally, a weed and turf free zone, preferably 2-3 ft. in diameter, should be maintained just beyond the diameter of the planting hole. A 2-4 inch deep layer of coarse mulch can be placed around the tree or shrub; mulch should be kept a minimum 4-6 inches from the trunk.
4741 East Hunter Ave., Ste. A Anaheim CA 92807
(714) 282‐ 8777 (714) 282‐ 8575 fax
www.waypointanalytical.com

Page 2 of 4 ends

Sample Location(s)
B-1 & B-2
B-3 & B-4
B-1
B-2 & B-4
All areas

0.99 2.47

2.47

Page 3 ends

Land Concern LTD
January 30, 2024
Maintenance Fertilization
Uniformly broadcast sulfur coated urea at the rate of 5 lbs. per 1000 sq. ft.. The first application should occur approximately 60-90 days after planting, with repeat applications every 90 days or as growth and color dictate. In early fall and spring, substitute a complete fertilizer such as 15-15-15, or equal, for the sulfur coated urea at the rate of 6 lbs. per 1000 sq. ft. to ensure continuing supplies of phosphorus and potassium. Follow each fertilization with a thorough irrigation. When plants have become well established, fertilizer applications can be less frequent.

As noted above, some of the micronutrients are below optimum. When these nutrients are low, especially in an alkaline soil, deficiencies can sometimes show in the plants. If deficiencies show once plants have become established, they may be addressed upon the first sign of deficiency. Symptoms of manganese deficiency may be seen as a general loss of color in the young leaves, followed by yellowing between veins and brownish-black spots appearing. Iron and zinc deficiency symptoms are often characterized by yellow, almost white, interveinal chlorosis on the youngest growth. If these symptoms are apparent once plants are established, then application of iron, zinc, and/or manganese chelate at the manufacturer’s label rate may improve appearance. Chelates are generally more effective on alkaline soils than some of the other forms of trace elements.

If we can be of any further assistance, please feel free to contact us.

Joe Kiefer, CCA
Land Concern LTD
1750 East Deere Avenue
Santa Ana CA 92705
Project :

Job #: BDC002
95 Howson - Gilroy

COMPREHENSIVE SOIL ANALYSIS
Half Sat
%
Sample Description - Sample ID
TEC
B-1
B-2
B-3
B-4
Saturation Extract Values
Ca
meq/L

4.7 1.9
10 3.2
Mg
meq/L

4.89 1.97

10.8 2.23
meq/L meq/L
Na K

1.52 1.01

1.59 1.56

0.06 0.04

0.10 0.02
ppm meq/L
SO4 B

0.07 0.16

0.11 0.09

3.0 0.98

4.6 1.2
SAR

0.7 0.7

0.5 1.0
17 142
16 137
16 117
14 89
pH
ECe
Qual
Lime
Low

7.6 Low

7.8 Low

7.4 Low

7.9 dS/m

0.93 0.6
3 0.36

0.2 59

1.99 2.0
5 0.65

0.4 Gravel %
Coarse
5 - 12

10.7 6.4

21.9 3.8
Fine
2 - 5

19.6 8.9

15.1 14.7
5 5
4 NO -N3 NH4 -N PO -P4 K Ca Mg Cu
Report No :

Date Recd :
24-024-0003
Purchase Order :

Date Printed :

Page :

Zn Mn
01/24/2024
01/29/2024
1 of 1
Fe
ppm ppm ppm ppm ppm ppm ppm ppm ppm ppm
Sufficiency Factors
13 8

0.4 9

0.7 13

0.4 8

0.5 8
49 0.3
44 0.3
58 0.4
71 0.7
1850

0.9 1870

1.0 1520

0.9 1310

1.1 613

2.3 522

2.1 560

2.5 277

1.7 1.4

2.2 1.9

2.8 1.2

1.6 1.1

1.1 Very Coarse
1 - 2
Percent of Sample Passing 2 mm Screen
Silt Sand
Coarse

0.5 - 1

7.6 6.0

11.6 7.2

6.2 5.6

11.2 10.2
Med. to Very Fine

0.05 - 0.5

36.6 56.8

35.6 41
.002-.05

20.0 12.0

16.0 20.0

1.3 0.2

1.4 0.2

2.1 0.4

1.0 0.3

0.5 7

0.5 6

0.3 3

0.9 7
40 0.7
16 0.3
16 0.3
13 0.4
Organic
% dry wt.

0.86 0.99

2.47 2.47
Lab No.
04376
04377
04378
04379
Clay
0-.002

29.4 19.4

25.4 21.4
Gravelly Sandy Clay Loam
Gravelly Sandy Loam
Very Gravelly Sandy Clay Loam
Gravelly Sandy Clay Loam
04376
04377
04378
04379
USDA Soil Classification Lab No.

Sufficiency factor (1.0=sufficient for average crop) below each nutrient value. N factor based on 200 ppm constant feed. SAR = Sodium adsorption ratio. Half Saturation %=approx field moisture capacity. Nitrogen(N), Potassium(K), Calcium(Ca) and Magnesium(Mg) by sodium chloride extraction. Phosphorus(P) by sodium bicarbonate extraction. Copper(Cu), Zinc(Zn), Manganese(Mn) & Iron(Fe) by DTPA extraction. Sat. ext. method for salinity (ECe as dS/m),Boron (B), Sulfate(SO
* LOW , SUFFICIENT
4 ), Sodium(Na). Gravel fraction expressed as percent by weight of oven-dried sample passing a 12mm(1/2 inch) sieve. Particle sizes in millimeters. Organic percentage determined by Walkley-Black or Loss on Ignition. , HIGH
Soil Sample Map
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-6197
Telephone: (408) 846-0440 Fax: (408) 846-0429
http://www.cityofgilroy.org

Project / Permit Number:

Project Address / APN:

Project Name:

Licensed Landscape Architect Information:

Name (print clearly):

Company:

Address:

Phone Number:

License Number:

AS 24-07, TM 24-01
95 Howson Street / 790-36-01
Bebek, 95 Howson Street
Garrett Bustos
Land Concern
1750 E Deere Ave, Santa Ana CA 92705
949.333.3604
6240 Expiration Date: 6/19/25
Signature:

Date: 01/31/25
[Note: A separate affidavit may be required for planning entitlement applications, building permit submittals, and landscape improvement plan submittals.]

COLUMBIA CASCADE COMPANY
authorization.

Cascade Company. Not for use by others without our express, written This drawing reveals the copyrighted intellectual property of Columbia Scale Drawn by:

Date
Ck'd by:

Revision By
Drawing No.

Title:

Sheet
of
Facsimile 503/223-4530
Telephone 503/223-1157
Portland, Oregon 97201-3464
1300 S.W. Sixth Avenue, Suite 310
U.S.A.

Makers of TimberForm, PipeLine, RePlay
WWW.TIMBERFORM.COM

CLASSIC TIMBERFORM
MODEL NO. 4500-304

LOG SCRAMBLE
W-4500-304 1 1
DGR 03-30-18
NOTED CL 03-30-18

PLAN VIEW WITH USE ZONE
SCALE 3/16"=1'-0" FRONT VIEW
SCALE 3/8"=1'-0"

ISO VIEW
SCALE: NONE
EQUIPMENT ONLY:
4'-11" x 10-1" (1.5m x 3m)
MINIMUM SAFE USE ZONE:
16'-11" x 22'-1" ( 5.2m x 6.8m)
0'-0" [0 mm]

FINISHED GRADE

COMPACTED GRADE
1'-5" [421 mm]
-(3'-2") [958 mm]

BOTTOM OF POST
0' 2' 4' 6' 8' 10'
NOTE:

CONCRETE FOOTING AND NO. 4

REBAR (BY OTHERS) PER LOCAL
SOIL CONDITIONS. CONSULT

PROJECT ENGINEER FOR EXACT
REQUIREMENTS.

SAFE USE ZONE
Play Feature
CONC. FOOTING -

PER MANUFACTURER'S
RECOMMENDATIONS.

F.S.

PREFABRICATED METAL BIKE RACK
-REFER TO CONST. INFO. PLAN FOR
COLOR AND SPECIFICATIONS. REFER

TO MANUFACTURER'S EMBEDMENT
SPECIFICATIONS.

SUB-GRADE PREPARATION
PER GEOTECH. SOILS ENG.'S
RECOMMENDATIONS.
12"
30" +/-
24" +/-

PREFABRICATED METAL BIKE RACK
-REFER TO CONST. INFO. PLAN FOR
COLOR AND SPECIFICATIONS. REFER

TO MANUFACTURER'S EMBEDMENT
SPECIFICATIONS.

BACKSIDE EDGE OF
PAVING.
18"
FRONT

ELEVATION

PLAN VIEW

CLCENTERLINE CENTER BIKE

RACK ON PAD
CL
Bike Rack

Page 238 of 380 ends

0.09 0.08 0.20 0.09 0.15 0.08

0.09 0.14 0.12 0.05 1.83 0.57 0.14 0.11

0.32 0.94 0.72 0.03 0.56 0.16 0.05 0.27

0.22 0.39 0.39 0.05 0.02 0.01 0.05 0.17

0.21 0.40 0.33 0.20 0.40 0.17

0.35 0.97 0.76 0.41 1.30 0.26

0.23 0.39 0.33 0.25 0.43 0.21

0.37 1.07 0.80 0.46 1.42 0.29

0.24 0.40 0.35 0.26 0.46 0.22

0.35 1.03 0.79 0.44 1.33 0.27

0.16 0.28 0.25 0.17 0.34 0.13

0.59 0.48

2.05 1.02

2.71 1.16

1.12 0.74

0.31 0.29

0.14 0.15

1.78 0.57 0.45 0.69 0.79 0.63 0.31 0.14 0.17 0.40 0.69 0.76 0.58 0.30 0.16 0.24 0.51 0.75 0.74 0.48 0.22 0.13 0.14 0.18 0.20 0.19 0.17 0.14 0.14 0.18 0.22 0.20 0.19 0.15 0.11 0.13 0.28 0.58 0.77 0.70 0.41 0.15

1.13 0.49 0.48 1.00 1.27 0.86 0.31 0.11 0.14 0.44 1.02 1.20 0.76 0.27 0.12 0.20 0.64 1.18 1.12 0.57 0.19 0.13 0.21 0.34 0.42 0.40 0.30 0.19 0.17 0.26 0.39 0.44 0.39 0.26 0.14 0.11 0.27 0.77 1.22 1.03 0.45 0.12

0.80 0.47 0.56 1.76 2.87 1.42 0.36 0.11 0.15 0.56 1.99 2.76 1.16 0.29 0.11 0.22 0.90 2.56 2.34 0.74 0.19 0.11 0.25 0.59 0.84 0.78 0.45 0.19 0.15 0.34 0.68 0.87 0.72 0.37 0.14 0.11 0.30 1.18 2.77 1.97 0.54 0.12

0.23 0.80 1.46 1.24 0.51 0.15 0.11 0.33 1.00

0.24 1.04 2.69 2.06 0.59 0.15 0.12 0.35 1.41

0.06 8.47

0.59 0.22

14.09 0.12

1.72 6.50

0.08 12.53

10.50 0.27

0.35 2.58

0.25 3.50

1.14 0.92

3.06 0.20

2.54 0.26

0.34 11.65

0.12 0.42 1.24 1.88 1.29 0.47 0.16 0.12 0.11 0.24 0.76 1.66 1.63

0.03 0.02 0.10 0.16 0.10 0.03 0.10 7.19 1.62 0.04 0.06 0.15 0.14

0.12 0.00 0.00 0.01 0.00 0.01 0.10 6.70 1.52 0.03 0.00 0.01 0.01

0.01 0.02 0.04 0.16 0.25 0.32 0.26 0.18 0.04 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.01 0.02 0.05 0.11 0.19 0.27 0.40 0.64 0.97 0.68 0.58 0.85 0.86 0.53 0.34 0.26 0.16 0.08 0.04 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.24 0.39 0.39 0.34 0.23 0.04 0.02 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.02 0.06 0.15 0.26 0.35 0.42 0.54 0.78 0.67 0.64 0.74 0.66 0.48 0.38 0.33 0.21 0.11 0.04 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.08 0.31 0.53 0.45 0.50 0.35 0.05 0.02 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.02 0.06 0.14 0.25 0.37 0.51 0.54 0.63 0.77 0.81 0.72 0.57 0.56 0.45 0.32 0.19 0.10 0.05 0.02 0.01 0.02 0.02 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.28 0.52 0.53 0.81 0.52 0.07 0.03 0.02 0.01 0.01 0.00 0.00 0.01 0.01 0.02 0.05 0.10 0.17 0.28 0.41 0.39 0.43 0.44 0.44 0.43 0.40 0.40 0.35 0.23 0.14 0.07 0.04 0.03 0.03 0.04 0.04 0.03 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.28 0.62 0.70 0.98 0.53 0.11 0.04 0.02 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.03 0.05 0.07 0.11 0.15 0.14 0.14 0.14 0.14 0.13 0.14 0.14 0.13 0.08 0.06 0.04 0.07 0.09 0.10 0.11 0.09 0.05 0.03 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.29 0.68 0.72 0.62 0.41 0.16 0.05 0.02 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.02 0.03 0.03 0.04 0.04 0.04 0.05 0.04 0.04 0.03 0.03 0.03 0.02 0.02 0.26 0.15 0.08 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.29 0.68 0.73 0.61 0.42

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.28 0.61 0.69 1.01 0.58

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.27 0.51 0.52 0.77 0.51

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.30 0.52 0.46 0.50 0.35

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.23 0.38 0.41 0.39 0.31

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.17 0.33 0.67 1.40 1.38

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.04 0.14 0.33 0.92 2.08 2.11

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.14 0.31 0.71 1.05 1.04

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.16 0.34 0.59 0.72 0.68

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.06 0.19 0.36 0.51 0.52 0.45

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.23 0.43 0.51 0.47 0.39

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.27 0.53 0.55 0.55 0.46

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.23 0.49 0.55 0.75 0.68

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.06 0.22 0.55 0.68 0.92 0.79

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.22 0.58 0.79 0.61 0.52

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.22 0.57 0.79 0.61 0.52

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.06 0.20 0.54 0.67 0.89 0.78

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.21 0.47 0.53 0.71 0.66

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.23 0.48 0.51 0.49 0.41

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.17 0.36 0.41 0.36 0.27

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.01 0.03 0.11 0.23 0.31 0.28 0.21 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.01 0.02 0.07 0.13 0.18 0.17 0.12 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.00 0.01 0.01 0.04 0.06 0.09 0.08 0.06 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.00 0.01 0.01 0.02 0.03 0.03 0.03 0.03 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

HOWSON STREET CHURCH STREET
(co)
(w)(w)
(w)(w)
CO CO
CO
CO
CO CO
CO CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
Calculation Summary
Project: 95 HOWSON ST - GILROY
Description CalcType Units Avg Max Min Avg/Min Max/Min
ALLEY DRIVES Illuminance Fc 0.38 1.83 0.01 38.00 183.00 DRIVES Illuminance Fc 0.64 2.87 0.11 5.82 26.09
PASEOS Illuminance Fc 3.41 14.09 0.06 56.83 234.83
SMALL PARK Illuminance Fc 0.73 7.19 0.00 N.A. N.A.

Luminaire Schedule - LED
Project: 95 HOWSON ST - GILROY
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
8 AA Single 0.900 1280 19.8 BEGA 99 862 99862_BEGA_IES.ies 8 BB Single 0.900 2050 17 BEGA 84 252K4 - 18' POLE 84252K4_BEGA_IES.ies 3 EX35 Single 0.900 3629 35 EXISTING LEOTEK GC1-20F-MV-NW-2-GY-530 @ 25' + 2' ARM
GC1-20F-MV-NW-2-GY-530 S.ies
22 WP Single 0.900 459 8 BEGA 24 372K4 @ 8' 24372_BEGA_IES.ies AGI32 VERSION 21.2
AGI (C) 2024 LIGHTING ANALYSTS, INC.
10268 W. CENTENNIAL ROAD, SUITE 202
LITTLETON, CO 80127
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * SALES REPRESENTATIVE: ALR; KRISTIAN REYES
differences will occur between measured values and calculated values. lighting calculations. If the real environment conditions do not match the input data, dimensions, reflectances, furniture and architectural elements significantly affect the variations. Input data used to generate the attached calculations such as room measurement techniques and field conditions such as voltage and temperature tolerances in calculation methods, testing procedures, component performance, Some differences between measured values and calculated results may occur due to Calculations have been performed according to IES standards and good practice.

BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: GIACALONE DESIGN SERVICES
PHONE: (510) 638-0158 - FAX (510) 638-2908
OAKLAND, CA 94621
P.O. BOX 2265
7777 PARDEE LANE

ASSOCIATED LIGHTING REPRESENTATIVES, INC

ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.

LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL

IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED

PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
1" = 20' 1 OF 1 03.04.2025 1

SCALE SHEET REV

PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
95 HOWSON ST

CITY OF GILROY
22756REY-A-R1.DWG / 22756REY-A-R1.A32
ALT #1

Page 239 of 380 ends

0.09 0.08 0.14 0.08 0.15 0.08

0.09 0.14 0.12 0.05 1.83 0.57 0.14 0.11

0.32 0.94 0.72 0.03 0.56 0.16 0.05 0.27

0.22 0.39 0.39 0.05 0.02 0.01 0.05 0.17

0.21 0.40 0.33 0.20 0.40 0.17

0.35 0.97 0.76 0.41 1.30 0.26

0.23 0.39 0.33 0.25 0.43 0.21

0.37 1.07 0.80 0.46 1.42 0.29

0.24 0.40 0.35 0.26 0.46 0.22

0.35 1.03 0.79 0.44 1.33 0.27

0.16 0.28 0.25 0.17 0.34 0.13

0.59 0.48

2.05 1.02

2.71 1.16

1.12 0.74

0.31 0.29

0.14 0.15

1.78 0.56 0.44 0.69 0.80 0.64 0.33 0.15 0.18 0.41 0.70 0.78 0.58 0.29 0.16 0.25 0.55 0.80 0.77 0.48 0.21 0.12 0.14 0.17 0.20 0.19 0.17 0.14 0.14 0.18 0.22 0.20 0.19 0.15 0.11 0.13 0.28 0.58 0.77 0.70 0.41 0.15

1.12 0.48 0.46 0.98 1.28 0.89 0.32 0.12 0.14 0.46 1.05 1.22 0.76 0.26 0.12 0.22 0.69 1.30 1.21 0.56 0.18 0.12 0.21 0.34 0.42 0.40 0.30 0.19 0.17 0.26 0.39 0.44 0.39 0.26 0.14 0.11 0.27 0.77 1.22 1.03 0.45 0.12

0.80 0.47 0.54 1.69 2.88 1.48 0.38 0.12 0.15 0.58 2.04 2.75 1.13 0.28 0.11 0.23 0.95 2.65 2.29 0.71 0.18 0.11 0.25 0.59 0.84 0.78 0.45 0.19 0.15 0.34 0.68 0.87 0.72 0.37 0.14 0.11 0.30 1.18 2.77 1.97 0.54 0.12

0.23 0.80 1.46 1.24 0.51 0.15 0.11 0.33 1.00

0.24 1.04 2.69 2.06 0.59 0.15 0.12 0.35 1.41

1.43 1.63

1.44 1.68

0.67 3.05

1.10 3.40

0.54 0.53

0.77 1.13

2.46 0.79

0.94 17.15

0.94 17.06

6.96 0.90

6.10 2.36 3.00 7.61 0.54 16.65 0.29 7.49 0.25 13.06 0.29 15.46 0.45 17.10

0.46 0.19

7.30 0.38

8.12 0.3017.28

0.5214.58

0.74 5.83

2.860.03

0.29 0.25

4.135.731.28

12.15 0.5117.06

0.3014.53

0.2212.49

0.21 0.06

8.47 0.59

0.22 14.09

0.12 1.72

6.50 0.08

12.53 10.50

0.27 0.35

2.58 0.25

3.50 1.14

0.92 3.06

0.20 2.54

0.26 0.34

11.65 0.12 0.40 1.21 1.87 1.32 0.48 0.16 0.12 0.11 0.23 0.73 1.64 1.65

0.03 0.02 0.10 0.16 0.10 0.03 0.09 6.61 1.92 0.04 0.05 0.14 0.14

0.12 0.00 0.00 0.01 0.00 0.01 0.09 6.11 1.79 0.03 0.00 0.01 0.01

0.01 0.02 0.04 0.16 0.25 0.32 0.26 0.18 0.04 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.02 0.05 0.11 0.19 0.27 0.40 0.64 0.97 0.68 0.58 0.85 0.86 0.53 0.34 0.26 0.16 0.08 0.04 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.24 0.39 0.39 0.34 0.23 0.04 0.02 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.02 0.06 0.15 0.26 0.35 0.42 0.54 0.78 0.67 0.64 0.74 0.66 0.48 0.38 0.33 0.21 0.11 0.04 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.08 0.31 0.53 0.45 0.50 0.35 0.05 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.07 0.14 0.25 0.37 0.51 0.54 0.63 0.77 0.81 0.72 0.57 0.56 0.45 0.32 0.20 0.10 0.05 0.02 0.01 0.02 0.02 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.28 0.52 0.53 0.81 0.52 0.07 0.04 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.05 0.10 0.18 0.28 0.41 0.39 0.43 0.44 0.44 0.43 0.40 0.41 0.35 0.23 0.14 0.07 0.04 0.03 0.03 0.04 0.04 0.03 0.02 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.28 0.62 0.70 0.99 0.58 0.17 0.09 0.11 0.04 0.11 0.04 0.10 0.04 0.08 0.05 0.10 0.09 0.14 0.14 0.17 0.23 0.18 0.22 0.18 0.20 0.18 0.19 0.17 0.12 0.11 0.04 0.07 0.09 0.10 0.11 0.12 0.13 0.06 0.10 0.04 0.08 0.03 0.07 0.03 0.06 0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.29 0.69 0.73 0.64 3.55 7.40 1.05 17.36 0.26 6.01 0.25 7.19 0.38 17.44 0.64 14.40 1.32 12.92 1.54 0.11 10.06 0.65 13.61 0.58 11.78 1.63 8.11 2.52 2.34 8.56 0.04 0.26 1.51 14.53 0.49 10.64 0.27 7.47 0.25 8.16 0.30 17.14 0.59 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.29 0.68 0.76 2.73 0.78

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.28 0.61 0.74 8.65 0.97

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.27 0.51 0.54 0.91 0.57

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.30 0.52 0.51 17.23 1.29

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.07 0.23 0.38 0.43 0.60 0.37

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.17 0.33 0.67 1.40 1.38

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.04 0.14 0.33 0.92 2.08 2.11

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.14 0.31 0.71 1.06 1.04

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.16 0.34 0.59 0.72 0.68

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.06 0.19 0.36 0.51 0.53 0.46

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.08 0.23 0.43 0.52 0.54 0.78

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.27 0.53 0.56 0.96 8.63

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.23 0.49 0.56 0.91 3.94

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.06 0.22 0.55 0.68 1.13 8.89

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.22 0.58 0.79 0.63 0.59

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.03 0.07 0.22 0.57 0.79 0.81 17.84

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.06 0.20 0.54 0.67 0.97 1.83

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.21 0.47 0.53 0.88 13.23

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.23 0.48 0.51 0.58 2.64

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.01 0.02 0.05 0.18 0.36 0.41 0.36 0.28

0.00 0.00 0.00 0.00 0.00 0.00 0.00

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

HOWSON STREET CHURCH STREET
(co)
(w)(w)
(w)(w)
CO CO
CO
CO

CO CO CO CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
CO
Luminaire Schedule - LED
Project: 95 HOWSON ST - GILROY
Symbol Qty Label Arrangement LLF Luminaire
Lumens
Luminaire
Watts
Description Filename
31 AA Single 0.900 1280 19.8 BEGA 99 862 99862_BEGA_IES.ies 8 BB Single 0.900 2050 17 BEGA 84 252K4 - 18' POLE 84252K4_BEGA_IES.ies 3 EX35 Single 0.900 3629 35 EXISTING LEOTEK GC1-20F-MV-NW-2-GY-530 @ 25' + 2' ARM
GC1-20F-MV-NW-2-GY-530 S.ies
22 WP Single 0.900 459 8 BEGA 24 372K4 @ 8' 24372_BEGA_IES.ies Calculation Summary
Project: 95 HOWSON ST - GILROY
Description CalcType Units Avg Max Min Avg/Min Max/Min
ALLEY DRIVES Illuminance Fc 0.38 1.83 0.01 38.00 183.00 DRIVES Illuminance Fc 0.64 2.88 0.11 5.82 26.18
FRONTAGE SIDEWALKS Illuminance Fc 4.72 17.28 0.03 157.33 576.00 PASEOS Illuminance Fc 3.41 14.09 0.06 56.83 234.83
SMALL PARK Illuminance Fc 0.71 6.61 0.00 N.A. N.A.

AGI32 VERSION 21.2
AGI (C) 2024 LIGHTING ANALYSTS, INC.
10268 W. CENTENNIAL ROAD, SUITE 202
LITTLETON, CO 80127
* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * SALES REPRESENTATIVE: ALR; KRISTIAN REYES
differences will occur between measured values and calculated values. lighting calculations. If the real environment conditions do not match the input data, dimensions, reflectances, furniture and architectural elements significantly affect the variations. Input data used to generate the attached calculations such as room measurement techniques and field conditions such as voltage and temperature tolerances in calculation methods, testing procedures, component performance, Some differences between measured values and calculated results may occur due to Calculations have been performed according to IES standards and good practice.

BY: APPLICATIONS ENGINEERING; RAMON ZAPATA
REPORT FOR: GIACALONE DESIGN SERVICES
PHONE: (510) 638-0158 - FAX (510) 638-2908
OAKLAND, CA 94621
P.O. BOX 2265
7777 PARDEE LANE

ASSOCIATED LIGHTING REPRESENTATIVES, INC

ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.

LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUAL

IS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHED

PHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS
DATE
1" = 20' 1 OF 1 03.04.2025 1

SCALE SHEET REV

PROJECT DESCRIPTION
DRAWING NO. / INPUT FILE
95 HOWSON ST

CITY OF GILROY
22756REY-B-R1.DWG / 22756REY-B-R1.A32
ALT #2

Page 240 of 380 ends

RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY
APPROVING A TENATIVE MAP TO SUBDIVIDE UP TO 42
TOWNHOMES ON A 1.99-ACRE PROPERTY LOCATED AT 95 HOWSON
STREET, APN: APN 790-36-012 (FILE NUMBER TM 24-01)
WHEREAS, on March 26, 2024, Bebek Development Company submitted an application for approval of a vesting tentative map to subdivide property at 95 Howson Street, within the Downtown Gateway District, for the development of 42 townhome units; and WHEREAS, in compliance with the Subdivision Map Act the tentative map was referred to all utility and service providers for review and comment, including PG&E, Spectrum, Verizon, and local agencies, for review and comment. No service issues or changes have been identified or required as a result of this review; and
WHEREAS, on February 3, 2026, the application submittal was accepted as complete; and
WHEREAS, the Gilroy City staff conducted a full analysis of the project to ensure compliance with the City’s General Plan, Zoning Ordinance, Engineering Design requirements and all other applicable laws, regulations and standards, as further explained in detail in the city staff report to the Planning Commission and City Council; and WHEREAS, the Project has been determined to be categorically exempt from environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 (Class 32) which applies to in-fill development that is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, located within the City limits and of a size of no more than five acres, substantially surrounded by urban uses, within an area that has no value as habitat for endangered, rare or threatened species, and would not result in any significant effects relating to traffic, noise, air quality, or water quality, and can adequately be served by all required utilities and public services; and
WHEREAS, on April 2, 2026, the Planning Commission held a duly noticed public meeting, at which time the Planning Commission received the staff report and considered all evidence, including written and oral public testimony; and WHEREAS, on April 2, 2026, the Planning Commission recommended that the City Council approve Tentative Map TM 24-07 with the findings and conditions as specified within draft resolution; and
WHEREAS, on May 4, 2026, the City Council held a duly noticed public meeting at which time the Council; received the staff report and considered all evidence, including written and oral public testimony related to the project; and
WHEREAS, the City may deny a tentative map only if, based on substantial evidence in the record, it makes one or more of the seven findings for denial as prescribed by Government Code Section 66474. Staff has reviewed these findings and determined that denial is not supported; and

Page 241 of 380 ends

Resolution No. 2026-XX
AS 24-07 95 Howson Street
City Council Regular Meeting | May 4, 2026

Page 2 of 7 ends

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 City Council of Gilroy hereby approves Tentative Map TM 24-07, pursuant to Gilroy City Code Chapter 21 and subject to all conditions for filing of a final map as identified in Exhibit A to this resolution, based on the fact that the findings required for denial of the map pursuant to Government Code Section 66474 are not made, as follows:

A. That the proposed subdivision is not consistent with the applicable general and specific plan as specified in Gov. Code Section 65451.

This finding does not support denial. The proposed map is consistent with the General Plan polices as it will promote connectivity, provide adequate access, and provide a needed housing type.

B. That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans.

This finding does not support denial. The subdivision is consistent with the Downtown Specific Plan by promoting residential development in a contemporary architectural style with three story structures that form a pleasant looking arrival to Downtown.

C. That the site is not physically suitable for the type of development.

This finding does not support denial. The site is physically suitable for the townhome development give that it has adequate layout, lot sizes accommodate the proposed buildings, and will have all needed improvements, dedications, and easements.

D. That the site is not physically suitable for the proposed density development.

This finding does not support denial. The site is physically suitable for the proposed density given that it abides by the Downtown Specific Plan, 2040 General Plan, and Gilroy City Code.

E. That the design of the proposed subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

This finding does not support denial. The subdivision or improvements are unlikely to cause substantial environmental damage because the site is currently developed, there is no sensitive habitat on or near the property, and the project qualifies for an infill exemption pursuant to section 15332 of the California Environmental Quality Act.

F. That the design of the subdivision or type of improvements is likely to cause serious public health problems.

Page 242 of 380 ends

Resolution No. 2026-XX
AS 24-07 95 Howson Street
City Council Regular Meeting | May 4, 2026

Page 3 of 7 ends

This finding cannot be made. The subdivision and improvements are unlikely to cause serious public health problems given that the project will address an open soil contamination case prior to occupancy, provide all needed utilities, and avoids any operational.

G. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by the judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

This finding does not support denial. The subdivision or improvements will not conflict with easements given that all required easements and dedications are being provided.

PASSED AND ADOPTED this 4th day of May 2026 by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

APPROVED:
______________________________
Greg Bozzo, Mayor
ATTEST:

Kim Mancera, City Clerk

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Resolution No. 2026-XX
AS 24-07 95 Howson Street
City Council Regular Meeting | May 4, 2026

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EXHIBIT A
TM 24-01
95 Howson Street

PLANNING CONDITIONS
The following GENERAL conditions authorize specific terms of the project ENTITLEMENT(S).

1. RELATED ENTITLEMENTS: This permit is subject to the plans, findings, and conditions of approval for AS 24-07 (Resolution No. 2026-02) and V 26-01 (Resolution No. 2026-01) (i.e. related and/or concurrent entitlement requests).

2. TENTATIVE MAP: An approved tentative map or vesting tentative map shall expire twenty-four (24) months from the approval date and may be extended pursuant to the provisions of the Map Act, if the final map is not approved prior to expiration.

The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or other deadline as specified in the condition.

3. HOMEOWNERS’ ASSOCATION: Developer shall establish a Homeowners’ Association (HOA) for the development prior to final occupancy. The HOA shall be responsible for the maintenance and enforcement of parking, private streets, landscaping, recreation and other interior areas held in common by the HOA. Such responsibilities shall be provided within the Covenants, Conditions, and Restrictions (CC&Rs) for the development. The City shall review all CC&Rs prior to recordation.

4. COVENANTS, CONDITIONS, AND RESTRICTIONS: Any covenants, conditions, and restrictions (CC&Rs) applicable to the project property shall be consistent with the terms of this permit and the City Code. If there is a conflict between the CC&Rs and the City Code or this permit, the City Code or this permit shall prevail. The following project specific conditions should be incorporated into the CC&R’s:
• Refuse Containers. The HOA shall provide a map to all residents identifying the location for individual unit’s placement of refuse containers to be serviced by Recology. Refuse containers may not be stored on private streets for longer than 24 hours. Storage of containers shall not be visible from the public right of way and must be stored in a concealed location. • Driveways. Driveway approaches for the individual units shall not be used for vehicle parking.

5. STREET NAMES. Prior to approval of Final Map, the project’s street names shall be reviewed and approved by the Street Naming Task Force.

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PUBLIC WORKS CONDITIONS OF APPROVAL
The following conditions shall be met prior to the approval of the FINAL MAP or PARCEL MAP, or if another deadline is specified in a condition, at that time.

6. DEDICATIONS: The owner shall make all right of way dedications as shown per the approved entitlement plans. (PUBLIC WORKS).

7. DEDICATION OF EASEMENT: The applicant shall dedicate all necessary Public Utility Easements per City Standard. (PUBLIC WORKS)

8. DRIVEWAY ACCESS EASEMENT: The applicant or owner shall dedicate reciprocal driveway ingress and egress easements, as delineated on the approved plans. Said easements shall be approved by both affected property owners. The easements shall be approved by the City Engineer, recorded with the County Recorder’s Office, and a recorded copy of the document returned to the City prior to the release of the first building permit. The easement may also be designated on any associated parcel or subdivision map. (PUBLIC WORKS)

9. SUBDIVISION (FINAL) MAP: The applicant shall have a subdivision map, prepared by a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with the Gilroy Municipal Code. The Final Subdivision Map shall be approved by the Department of Public Works and recorded by the County Recorder’s Office prior to (occupancy) or (the issuance of the first building permit). A map guarantee shall be submitted to the City, by the applicant’s title company, prior to release of the map to the title company for recordation. Prior to the City’s release of the parcel map to the title company, the applicant may, at the discretion of the City Engineer, be required to submit to the City an electronic copy of the map in the AutoCAD Version being used by the City at the time of recordation. It is the applicant's responsibility to check with their title company and the County Recorder’s Office to determine the time necessary to have the map recorded after City approval.

The Subdivision (Final) Map shall be presented to the City Council for review and action. The City Council meeting will be scheduled approximately fifty (50) days after the Subdivision (Final) Map is deemed technically correct, and Improvement Plans with supporting documents, reports and agreements are approved by the City. Executed Subdivision (Final) Map shall be returned to the City Public Works Department if Subdivision (Final) Map has not been filed in the County Recorder’s Office within ninety (90) days from the date of City Council’s approval. (Note: This item to also be added for condominium projects.) (PUBLIC WORKS)

10. PROPERTY IMPROVEMENT AGREEMENT (PIA): The applicant shall enter into a public improvement agreement with the City per Gov. Code Section 66462(a), and shall arrange to provide Payment and Performance bonds each for 100% of the cost

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of public infrastructure improvements to be constructed in the public right-of-way.

These improvements shall include, but not be limited to, roadway construction, sidewalk, curb and gutter, water lines, storm lines, sewer lines, street lights, and signal equipment. City Standard insurance shall be provided per the terms of the agreement. The agreement will be forwarded to the City Council for approval with project (parcel or final) map. The PIA shall be approved by the City Council prior to the issuance of the project building permit. (PUBLIC WORKS)

11. MONUMENTS: The applicant shall arrange for the engineer to have all monuments set per the recorded final map. A certificate letter by the Surveyor or Engineer will be provided to the City Engineer. (PUBLIC WORKS)

12. COVANANTS, CONDITIONS & RESTRICTIONS (CC&R): The applicant shall prepare project Covenants, Conditions and Restrictions (CC&R) for the project. The CC&Rs shall be submitted with the project map for review and approval of the City Engineer, the City Attorney, and the Planning Manager. The CC&Rs shall include relevant project Conditions of Approval and shall include language that restricts the Homeowner’s Association from making changes to the CC&Rs without first obtaining approval from the City. The CC&Rs shall be reviewed and approved prior to final occupancy. (PUBLIC WORKS)

13. 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)

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City Council Regular Meeting | May 4, 2026

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CERTIFICATE OF THE CLERK
I, KIM MANCERA, City Clerk of the City of Gilroy, do hereby certify that the attached Resolution No. 2026-xx is an original resolution, or true and correct copy of a City Resolution, duly adopted by the Council of the City of Gilroy at a Regular Meeting of said held on Council held Monday, May 4, with a quorum present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Gilroy this Date.
____________________________________
Kim
City Clerk of the City of Gilroy
(Seal)

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RESOLUTION NO. 2026-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY

APPROVING AN ARCHITECTURAL AND SITE REVIEW PERMIT FOR

A MULTI-FAMILY RESIDENTIAL DEVELOPMENT CONSISTING OF
NINE RESIDENTIAL BUILDINGS, UP TO 39 FEET IN HIEGHT FOR A TOTAL OF 42 TOWNHOMES ON A 1.99-ACRE SITE LOCATED AT 95 HOWSON STREET, APN: 790-36-012 (FILE NUMBER AS 24-07)
WHEREAS, on March 26, 2024, Bebek Development Company submitted an application requesting an architectural and site review permit for the proposed development of nine residential buildings, up to 39 feet in height, for a total of 42 townhomes on a 1.99-acre site located at 95 Howson Street (project) within the Downtown Gateway District; and WHEREAS, on February 3, 2026, the application submittal was accepted as complete; and
WHEREAS, the Gilroy City staff conducted a full analysis of the project to ensure compliance with the City’s General Plan, Zoning Ordinance, Engineering Design requirements and all other applicable laws, regulations and standards, as further explained in detail in the city staff report to the Planning Commission and City Council; and WHEREAS, the Project has been determined to be categorically exempt from environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15332 (Class 32) which applies to in-fill development that is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations, located within the City limits and of a size of no more than five acres, substantially surrounded by urban uses, within an area that has no value as habitat for endangered, rare or threatened species, and would not result in any significant effects relating to traffic, noise, air quality, or water quality, and can adequately be served by all required utilities and public services; and
WHEREAS, on April 2, 2026, the Planning Commission held a duly noticed public meeting, at which time the Planning Commission received the staff report and considered all evidence, including written and oral public testimony; and WHEREAS, on April 2, 2026, the Planning Commission recommended that the City Council approve Architectural and Site Review AS 24-07 with the findings and conditions as specified with the addition of condition number 147 pertaining to street tree species; and WHEREAS, on May 4, 2026, the City Council held a duly noticed public meeting at which time the Council; received the staff report and considered all evidence, including written and oral public testimony related to the project; and
WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which the project approval is based is with the Community Development Department, Planning Division.

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City Council Regular Meeting | May 4, 2026

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NOW, THEREFORE, BE IT RESOLVED that the City Council of Gilroy hereby approves Architectural and Site Review Permit AS 24-07 based on the following findings made pursuant to Gilroy City Code section 30.50.43 (AS review) and 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 given that it is in conformance with the applicable goals and policies including LU 1.1, LU 3.2, LU 3.3, LU 8.5, LU 9.1, PH 1.4, PH 5.6, H 1.1 as it results in an in-fill townhome development that will provide market-rate housing, attractive and compatible architecture, on-site amenities, and enhanced public sidewalks and landscaping strips; and B. The development as proposed and conditioned is consistent with the Zoning Ordinance given that the townhome development is a permitted use and is within the allowable density for the Downtown Gateway District, meets development standards except as outlined in Variance permit V 26-01, does not exceed the allowable building height, provides water efficient landscaping, and exceeds parking requirements; and
C. The proposed development is consistent with the Multi-Family Objective Design Standards given that it incorporates required architectural elements and articulation, unit’s front entries are either oriented towards the street or common garden paseo, provides adequate site circulation, and meets required outdoor amenities; and
D. The proposed development is consistent with the Downtown Specific Plan given that the project includes architectural enhancements that are compatible with the surrounding neighborhood, provides street beautification through enhanced sidewalks and landscaping strips, is proposing attached market-rate housing, and is exceeding the minimum parking standards; and
E. Public utilities and infrastructure improvements required to serve the proposed project are available to serve the project. The project will include on-site improvements such as stormwater management, private streets, private sidewalks, parking, and landscaping; and
F. The project will not result in significant environmental impacts and qualifies for an exemption under section 15332 of the CEQA guidelines. The Vehicle Miles Traveled (VMT) analysis found no significant impact, and the operational analysis identified no concerns. The project will also remediate an open soil contamination case with the Department of Environmental Health prior to building occupancy.

PASSED AND ADOPTED this 4th day of May 2026 by the following roll call vote:

AYES: COUNCIL MEMBERS:

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City Council Regular Meeting | May 4, 2026

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NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

APPROVED:
______________________________
Greg Bozzo, Mayor
ATTEST:

Kim Mancera, City Clerk

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Resolution No. 2026-XX
AS 24-07 95 Howson Street
City Council Regular Meeting | May 4, 2026

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EXHIBIT A
AS 24-07
95 Howson Street

PLANNING CONDITIONS
The following GENERAL conditions authorize specific terms of the project ENTITLEMENT(S).

1. APPROVED PROJECT: The approval for Architectural and Site Review AS 24-07 is granted to construct 42 townhome units located on Assessor Parcel No. 790-36- 012, as shown on:
• Project Plans dated as received by the Planning Division on February 19, 2026, prepared by WHA for Bebek Development Company, dated October 31, 2025, and consisting of 29 sheets
• Photometrics plans prepared by Associated Lighting Representatives Inc for Bebek Development Company, dated March 4, 2025, and consisting of two 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.

2. PERMIT EXPIRATION: The expiration date of this approval shall be concurrent with the Vesting Tentative Map TM 24-01. If any development for which architectural and site approval has been granted has not obtained building permits within one (1) year from the date of Final Map recordation, then approval shall be deemed automatically revoked.

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.

3. RELATED ENTITLEMENTS: This permit is subject to the findings and conditions of approval for TM 24-01 (Resolution No. 2026-03) and V 26-01 (Resolution No. 2026- 01) (i.e. related and/or concurrent entitlement requests).

4. RESPONSE TO CONDITONS OF APPROVAL: Permittee shall provide a written response to conditions upon submittal for building application. The responses should

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clearly indicate how each condition of approval has been addressed in the plans and shall note the appropriate plan sheet.

5. 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.

6. 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.

7. 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.

8. SIGNAGE: All signage advertising the development project or components thereof, including individual tenants or subdivisions, shall be installed or maintained onsite or offsite as allowed and in conformance with an approved sign permit.

9. 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.

10. OUTDOOR ACTIVITIES: This permit approval does not allow for any outdoor storage or outdoor activities as part of the development and/or operation beyond what is being shown on the project plans. Any future consideration of outdoor uses onsite shall only be considered as allowed by the City Code, including any subsequent permitting for such outdoor use.

11. 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.

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12. 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 decisionmaker.

13. EXISTING VIOLATIONS: Prior to issuance of building permits, Developer shall correct all violations of the City Code, if any, existing on the project property for which the City has open cases.

14. CERTIFICATION OF BUILDING PERMIT PLANS: The project architect shall certify in writing that the architectural design shown in the building permit plans shall substantially conform with the plans approved by the 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.

15. 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.

16. 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.

17. OTHER REVIEW AGENCIES: This project will require review and approval by outside agencies including, but not limited to, Santa Clara County Department of Environmental Health (DEH). Proof of approval from these agencies will be required prior to building permit issuance or grading.

18. SUPPLEMENTAL SOIL GAS ASSESSMET: As per the supplemental soil gas assessment dated May 19, 2025, and prepared by Engeo, the developer shall prepare and submit a Site Management Plan (SMP) for review and approval by the Santa Clara County Department of Environmental Health. The SMP shall include proposed plans to manage, mitigate, and/or remediate the potential risks associated with known areas of contamination. No building or grading permits shall be issued until the Site Management Plan is reviewed and approved to the satisfaction of the Santa Clara County Department of Environmental Health.

19. LIGHTING PLAN: Developer shall submit an on-site 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

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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.

20. 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.

21. HABITAT NITROGEN DEPOSITION APPLICATION: Prior to issuance of a building permit, Developer shall submit a Santa Clara Valley Habitat Agency Nitrogen Deposition Only application to the City of Gilroy. The building permit will be issued only after approval of the application and payment of assessed fees. Applications for Nitrogen Deposition shall be downloaded from the agency’s website and submitted to the City Planning Division for review and approval. See the Santa Clara Valley Habitat Agency website: https://www.scv-habitatagency.org for more information.

22. WINDOWS: The manufacturer type, design, material, and installation details for all windows within the project shall be specified in the construction drawings for review and approval by the Community Development Director or designee.

23. GARAGE DOORS: Developer shall provide automatic garage door openers for all garages. All garage entries closer than 23 feet to the front property line shall be equipped with a sectional roll-up garage door.

24. FENCES AND WALLS: All fencing and walls are to be shown on construction drawings submitted for building permit review. The height, design and location shall conform to City Code Article XXXIV including all setback requirements.

25. BICYCLE RACKS OR STORAGE: Developer shall provide bicycle racks and lockers in compliance with Building Division conditions of approval and to the satisfaction of the Building Official. Racks shall be an “inverted U,” or equivalent as approved by the Community Development Director, and must secure the frame and both wheels. Location of racks shall conform with the location as shown on the project plans or as indicated by the building conditions of approval.

26. REFUSE STORAGE: Developer shall show on construction documents location of refuse storage (trash, recycling, and organics containers) for each individual unit as shown on project plans. The storage location of cans shall not be visible from the public right of way and shall not block required parking spaces.

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27. 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.

28. ROOFTOP EQUIPMENT: Developer shall ensure rooftop mechanical equipment, including but not limited to heating and cooling systems, plumbing vents, ducts, antennas and other appurtenances protruding from the roof are recessed or otherwise screened. Details of the roof equipment and roof screens shall be included in the building permit drawings and approved by the Community Development Director or designee.

29. RAIN GUTTERS AND DOWNSPOUTS: Developer shall install all roof and building rain gutters and downspouts, vents, and flashing to integrate as closely as possible with building design elements, including matching the color of the adjacent surface.

30. ADDRESS DIRECTORIES: If proposed, address directories shall be placed in decorative cabinets and clustered for efficient access by residents and service persons, etc.

31. PLAY STRUCTURE: Provisions for a children’s play yard, including appropriate equipment, shall be included on the landscape plans to be approved by the Community Development Director or designee, and installed prior to any occupancy.

The provisions of such facilities and their location must be included in sales information to prospective buyers.

32. 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.

33. LANDSCAPE MULCH: As part of the Landscape Plan submittal, Developer shall specify that a minimum three (3) inch layer of mulch, or other MWELO compliant material will be applied on all exposed soil surfaces, as required by the State Model Water Efficient Landscape Ordinance (MWELO).

34. INVASIVE PLANT SPECIES: Developer shall not include any invasive plant species, such as those listed by the California Invasive Plant Council.

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35. 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.

36. 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).

37. 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.”

38. PUBLIC ART: Prior to issuance of building permits, submit a process, timetable, and evidence of commitment acceptable to the City to ensure installation of a suitable, significant piece of public-oriented sculpture or similar public art installation prior to occupancy. This shall include involving the Community Development Director or designee in reviewing preliminary concepts, artist, and type of work. All public art must be reviewed and approved by the City of Gilroy Arts and Culture Commission.

The following conditions shall be met prior to RELEASE OF UTILITIES, FINAL INSPECTION, or ISSUANCE OF A CERTIFICATE OF OCCUPANCY, whichever occurs first, or as otherwise specified in the condition.

39. ON- AND OFF-SITE IMPROVEMENTS: Prior to occupancy, Developer shall complete all required offsite and onsite improvements related to the project, including

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structures, paving, and landscaping, unless otherwise allowed by the Community Development Director, or stated in these conditions.

40. 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.

41. 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.

42. PLANNING INSPECTION: Inspection(s) by the Planning Division may be required for the foundation, framing, application of exterior materials, and final completion of each structure to ensure that the construction matches the approved plans.

43. SITE CLEAN-UP: Prior to issuance of a certificate of occupancy, Developer shall remove all construction materials, debris, and vehicles from the subject property.

The following conditions shall be complied with AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, or as otherwise specified in the condition.

44. 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 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

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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.”

45. CONSTRUCTION RELATED AIR QUALITY: To minimize potential constructionrelated 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.”

46. 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

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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.

47. 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.

48. DISCOVERY OF ARCHAEOLOGICAL RESOURCES: In the event of an accidental discovery of archaeological resources during grading or construction activities, Developer shall include the following language on any grading, site work, and construction plans issued for the project site:
“If archaeological or cultural resources are discovered during earth-moving, grading, or construction activities, all work shall be halted within at least 50 meters (165 feet) of the find and the area shall be staked off immediately. The monitoring professional archaeologist, if one is onsite, shall be notified and evaluate the find. If a monitoring professional archaeologist is not onsite, the City shall be notified immediately and a qualified professional archaeologist shall be retained (at Developer’s expense) to evaluate the find and report to the City. If the find is determined to be significant, appropriate mitigation measures shall be formulated by the professional archaeologist and implemented by the responsible party.”

49. 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

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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.

50. ADDITIONS, ACCESSORY BUILDINGS, AND PATIO COVERS: Building additions and patio covers shall conform to the zoning district, as applicable.

51. GARAGE USE: Garages shall be used for resident parking only. Storage is permitted so long as it does not prevent use of garage for required vehicle parking.

52. 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.

ENVIRONMENTAL PROGRAMS

53. Prior to issuance of building permit, developer shall complete and submit a Stormwater Developer Packet to Mark Johnson, Environmental Programs Manager, at [email protected]. If Mark Johnson is unavailable, submit the Stormwater Developer Packet to [email protected], and call 408.846.0223 to confirm receipt.

BUILDING DIVISION - Conditions of Approval

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The following conditions are part of the project entitlements and must be included in the construction plans for any building permit, grading permit, or superstructure. These conditions need to be met either before the first permit is issued or by the specific deadline outlined in each condition.

54. CONDITIONS OF APPROVAL: All conditions of approval must be included in the construction drawings submitted for a building permit.

55. PRE-CONSTRUCTION MEETING: A pre-construction meeting will be held before construction begins, scheduled around 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 the conditions of approval, 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.

56. PERMIT CARD: The stamped and approved plans with the permit card must be present on-site at all times.

57. JOB SITE SIGNAGE: Before construction begins, a weatherproof sign measuring 36 inches by 48 inches must be prominently displayed in a location clearly visible from the public right-of-way. The sign should include:
• Address of the project site
• Permitted hours for construction and deliveries/off-haul • Name, email address, and direct phone number of the General Contractor • Name, email address, and direct phone number of the project manager • Name and phone number of the emergency contact
• Code Enforcement complaint phone number: 408-846-0251

58. CONSTRUCTION ACTIVITIES: 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.

59. CONSTRUCTION MANAGEMENT PLAN (CMP): Submit a CMP with building/grading permit application. CMP must be approved by the building official before permit issuance, be binding, and be updated as conditions change. CMP must include locations for materials/equipment storage, temporary fencing, trailers, portable toilets, staging/storage, and phasing.

60. TEMPORARY FENCING: Temporary fencing is required around the building site during construction to ensure security, public safety, and noise/dust mitigation.

Acceptable materials include chain-link or plywood, up to 6 feet in height, which do not require permits. Fencing must be placed entirely within the project property unless letters of permission from adjacent property owners or a City encroachment permit are obtained. Fencing exceeding 6 feet in height requires review and

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Gilroy City CouncilMay 4, 2026

Gilroy City Council
May 4, 2026