PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 31st day of August 2023, by the following vote:
AYES: Henderson, Corona, Lenoir, Belong, and Ross
NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Christine Hopper, Secretary
Please Note
It is the sole responsibility of the project applicant to comply with the conditions as approved, modified, or added by the Planning Commission. It is recommended that the applicant review these conditions carefully and if any questions arise as to compliance with the conditions, please do not hesitate to contact the staff planner. Also, if you do not agree with the proposed conditions, you have an opportunity to present your case to the City Council at their meeting. In addition, the City provides for a 15-day appeal period.
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PLANNING COMMISSION RESOLUTION NO. 2023-21
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER APPROVING SITE AND ARCHITECTURAL REVIEW 2021-11 FOR A MIXED-USE DEVELOPMENT WITH 157 DWELLUNG UNITS AND 3,750 SQUARE FEET OF COMMERICAL SPACE (LAITH AGHA) LOCATED AT 1550 SAN JUAN ROAD (APN 052-090-008)
WHEREAS, the Applicant, Laith Agha, has submitted an application for Site and Architectural Review (S&A 2021-11) of a mixed-use development with 157 dwelling units and 3,750 square feet of commercial space, a Mitigated Negative Declaration, and an application for Density Bonus (DB 2023-1), located at 1550 San Juan Road; and
WHEREAS, the Applicant has submitted a complete application for the requested entitlements prepared by RRM Design Group received by the Planning Division on August 22, 2023 2023; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency circulated a Mitigated Negative Declaration which analyzed potential environmental impacts resulting from the project and the Planning Commission approved the Mitigated Negative Declaration for the proposed Project during a Public Hearing on August 31, 2023; and
WHEREAS, the Development Review Committee considerations were presented to the Planning Commission as part of the Staff Report and the Conditions of Approval for the project; and
WHEREAS, a Staff Report was submitted to the Planning Commission of the City of Hollister recommending approval of a Site and Architectural Review; and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 31, 2023 to consider Site and Architectural Review 2021-11, review the City Staff Report, and receive written and oral testimony for and against the proposal; and
NOW THEREFORE IT IS RESOLVED that the Planning Commission of the City of Hollister does hereby make the following findings and determinations regarding the proposed Site and Architectural Review:
A. The proposed project is consistent with the goals and polices of the General Plan, any applicable Specific Plan and any applicable design guidelines because:
1. The project site has a General Plan Land Use Designation of West Gateway. The proposed project is a mixed-use development which includes multi-family housing as well as commercial space which is consistent with the General Plan.
2. The proposed project will provide necessary affordable housing for the City in accordance with the General Plan Land Use and Community Design (LUCD) Element Policy LU 7.2.
3. The proposed project is well designed and will enhance the existing site in accordance with Policy LU 8.3.
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4. The proposed project is designed to be compatible with the surrounding area that includes a mixture of dwelling types and commercial uses in accordance with Policy LU 8.4.
5. The commercial and residential buildings are well designed and include a unique architectural style, enhance building materials, varying roof forms and height, architectural details, building step backs, articulation and other elements to ensure a well-designed development in accordance with Policy LU11.1 and LU 11.2.
6. Additionally, the proposed development is well designed and will be an attractive addition to the City as required by the General Plan LUCD Goal LU11 and Housing Element Goal H2 and Policy H2.1 and H2.2.
7. The proposed landscaping for the site will include street trees, landscaping buffers, pedestrian pathways, outdoor amenities, and evergreen and deciduous materials throughout the project site will provide attractive landscaping, screening, and shading and enhance the site as required by LUCD Goal LU3 and Policy LU3.2.
B. The proposed Project, as conditioned, is consistent with the provisions of Title 17, Zoning of the Hollister Municipal Code and Chapter 17.08.020 – 17.08.08.060, Commercial Zone Land Uses and Permit Requirements, and Chapter 17.18, Pedestrian, Bicycle, Parking and Loading Standards because:
1. The proposed project is designed so that there are no blank walls and each elevation is well designed and includes architectural details, enhanced materials, projections, varying window sizes, and varying roof forms and heights. The commercial building and a portion of the community building will be visible from San Juan Road and these two buildings have been oriented so that an enhanced elevation will be visible. The commercial building has been designed to include an attractive façade which provides a unique tower element and roof forms as well as an outdoor space in front of the building as required by Section
17.08.030(B) of the Zoning Ordinance.
2. The proposed project complies with the required setbacks, height and lot coverage for buildings in the West Gateway (WG) Zoning District.
3. The proposed landscaping complies with Section 17.08.030(G) because the site has been designed to include trees, shrubs, and groundcover throughout the site. Landscaping will be located around the base of buildings and trees will be located throughout the parking lot to provide screening and shade.
4. The proposed buildings include window treatments (trim/frames, shutters, small awnings), attractive feature elements, architectural elements, varied roof forms and massing, wall projections, and a roof above the first floor at the commercial building and therefore a step back of 5 feet above the first floor is not necessary to provide visual interest, because the buildings are well articulated and break up the massing and height of the building as allowed under Section 17.08.050(D).
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5. The proposed project is required to provide a minimum of 64 square feet of private open space for all units above the first floor and 100 square feet for ground floor units. Common open space is required to be available to all residents of the development. The project will provide a total of 82,993 square feet of open space including 20,996 square feet of private open space (minimum of 128 square feet), 59,232 square feet of outdoor open space, and a 2,765 square feet community building which exceeds the requirements of the Zoning Ordinance in Section 17.08.050(A)(5). The common outdoor space includes outdoor seating and dining areas, a small playground, a basketball court, gathering spaces, and landscaped walkways/paths throughout the development with benches.
6. All parking areas are screened from view from the street as required by Section
17.08.030(M), the commercial building is oriented to promote pedestrian activity and access to the site as required by Section 17.08.050(A)(B), and the commercial building includes ground floor commercial space with residential dwellings above and an outdoor gathering space in accordance with Section 17.08.050(C).
C. The proposed development would not be detrimental to the health, safety, and welfare of persons residing or working in the neighborhood or to the general welfare of the City because:
1. The proposed project complies with all relevant Goals and Policies in the General Plan and all requirements of the Zoning Ordinance,
2. As conditioned, the project proponent will be required to ensure that the access into the development from San Juan Road will line up with the access at the property across the street at Graff Road and San Juan Road (San Juan Crossings) for safety and for conformance with the West Gateway Beautification Plan. Frontage improvements on the property as well as at the gas station, including closing off the northwest entrance, located to the east are also required by the West Gateway Beautification Plan and to ensure safe circulation in the area.
3. A Mitigated Negative Declaration has been prepared to review potential impacts related to the constriction of the proposed project. As noted in the Mitigated Negative Declaration, with incorporation of the identified Mitigation Measures, the proposed project will result in a less than significant impact on the environment.
D. Architectural considerations include the character, scale, and quality of the design, site layout, screening of unsightly uses, lighting, building materials and colors result in a project that is harmonious with its surroundings, is compatible with other developments in the vicinity, and complies with any applicable design guidelines or standards adopted by the City because:
1. The building is well designed with a unique architectural style that will enhance the existing site as well as the surrounding area.
2. The proposed building includes two different roof materials; wood style shutters, trim, and details; gray horizonal lap siding (accent material); and white vertical siding.
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3. The project layout has been designed to orient the commercial building towards the street and to screen trash and parking areas from view.
E. The proposed project is consistent with the requirements of the Municipal Code and applicable Specific Plan related to landscaping and screening, including the location, type, size, water efficiency, and coverage of plant materials to ensure visual relief, adequate screening, and an attractive environment for the public because:
1. The project has been designed to have large common space areas to provide unique amenities for the residents of the development.
2. Landscaping is located throughout the site and includes trees, shrubs, ground cover, benches, pathways, trees within the parking lot.
3. Where possible, street trees have been provided along San Juan Road.
4. As conditioned, the Applicant will landscape all areas within the project site.
F. The site has been designed to ensure adequate parking to serve the project and proper circulation for bicyclists, pedestrians, and automobiles because:
1. Adequate parking is provided to support the development as required by the State Density Bonus Law. The Applicant is required to provide a total of 243 parking spaces under the State Density Bonus Law for the residential units and the commercial space (including the potential use of the commercial space as a restaurant). This site will have a total of 291 parking spaces which exceeds the State Density Bonus requirement.
2. Section 17.18.060(G) of the Zoning Ordinance requires projects to provide bicycle parking that is equal to ten percent (10%) of the total number of parking spaces required. Based on this requirement, the site is required to have 24 bicycle spaces and the Applicant is proposing to have space for 44 bicycles.
CONDITIONS OF APPROVAL
S&A 2021-11
General Conditions
1. Approval. This Site and Architectural Review approval is for the multi-family residential development located at 1550 San Juan Road (S&A 2021-11). The proposed development shall be in -substantial conformance to Exhibit A (Project Plans) prepared by RRM Design Group and dated “Received, August 22, 2023” on file with the Planning Division, and other plans, text and diagrams relating to this Site and Architectural Review, except as modified by the following conditions. The elevations and improvements shall strictly adhere to the approved set of plans unless prior E.3.i
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approval is granted by Director of Development Services for changes.
2. Permit Expiration. In accordance with Section 17.24.130(E)(1) of the Municipal Code, this Site and Architectural Review approval shall expire two (2) years from the date of approval unless a Building Permit is obtained.
3. Time Extension. In accordance with Section 17.24.130(E)(2) of the Municipal Code, the Director of Development Services may extend the time for an approved permit to be exercised upon the Applicant(s) written request for an extension of approval at least 30 (thirty) days prior to expiration of the permit together with the filing fee. If the Director determines that the permittee has proceeded in good faith and has exercised due diligence in complying with the conditions in a timely manner, the Director may renew the permit for up to two additional years.
4. Permit Validity. This Site and Architectural Review approval shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project’s conditions of approval.
5. Appeal Period. The building permit plan check package will be accepted for submittal after the completion of the 15-day appeal period for the project, unless the Director of Development Services authorizes the project developer to submit a signed statement acknowledging that the plan check fees will be forfeited in the event that the approval is overturned on appeal or that the design is significantly changed as a result of the appeal. In no case will a building permit be issued until the appeal period has expired or a final action is taken on appeal.
6. Revocation of Permit. The Site and Architectural Review approval shall be revocable for cause in accordance with Section 17.24.350 of the Hollister Municipal Code. Any violation of the terms or conditions of this permit shall be subject to citation.
7. Indemnification. The Applicant/Developer shall defend, indemnify, and hold harmless the City of Hollister and its agents, officers, employees, advisory board from any claim, action, or proceeding against the City of Hollister or its agents, officers, or employees to attack, set aside, void or annul an approval of the City of Hollister or its advisory agency, appeal board, Planning Commission, City Council, Director of Development Services or any other department, committee, or agency of the City related to this project to the extent that such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however that the Applicant/Developer’s duty to so defend, indemnify, and hold harmless shall be subject to the City’s promptly notifying the Applicant/Developer of any claim against the City and shall cooperate in the defense.
8. Clean-up. The Applicant/Developer shall be responsible for clean-up and disposal of project related trash to maintain a safe, clean and litter free site.
9. Modifications. Modifications or changes to this Site and Architectural Review may be considered by the Director of Development Services if the modifications or changes proposed comply with Section 17.24.130(F) of the Municipal Code.
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10. Accessory/Temporary Structures. The use of any accessory or temporary structures, such as storage sheds or trailer/container units used for storage or for any other purposes shall be subject to review and approval by the Director of Development Services.
11. Clarification of Conditions. In the event that there needs to be clarification to the Conditions of Approval, the Director of Development Services and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Development Services and City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project.
12. Noise During Construction. Construction activities on the project site must employ noise suppression devices and techniques and shall be limited to the hours of 7:00 a.m. to 6:00 p.m.
Monday through Friday and 8:00 a.m. to 6:00 p.m. on Saturdays and shall be prohibited on Sundays and federally recognized holidays per Ordinance 1137 of the Hollister Municipal Code.
No construction, landscape maintenance or grounds maintenances actives shall occur on federal holidays.
13. Overtime Inspections. Arrangements for overtime inspection services and payment of fees for same shall be made at least 48 hours in advance and are subject to inspection availability and approval by the City Engineer. Alternatively, the Applicant may engage a third-party inspector at its own expense, so long as the identity of such inspector and work is approved in advance in writing by the City. Any work performed without inspection is subject to rejection by the City is in City’s reasonable determination.
14. Fencing/Walls. Perimeter walls or fences shall be architecturally treated and compatible with the predominant architectural style of the site. In addition, anti-graffiti mechanisms such as landscaping or graffiti coating will be required on all new perimeter walls and fences.
15. Code Enforcement. Prior to issuance of a building permit, the applicant shall not be in violation of the City of Hollister Municipal Code involving the project site. More specifically, Section
1.16.100, Refusal to issue permits, license or other entitlements, which states “no department, commission or public employee of the city which is vested with the duty or authority to issue or approve permits, licenses or other entitlements shall issue or approve such permits, licenses or other entitlements where there is an outstanding violation involving the property upon which there is a pending application for such permit, license or other entitlement.”
Planning Department - Standard Conditions of Approval
16. Signage. Prior to the installation of any signage the Applicant shall apply for and receive approval of a Sign Program from the Planning Division and any permits required from the Building Division in accordance with Chapter 17.20 of the Hollister Municipal Code.
17. Equipment Screening. All electrical and or mechanical equipment shall be screened from public view. Air conditioning units, ventilation ducts, vents and all other mechanical equipment shall be screened from public view with the materials compatible to and well integrated into the design E.3.i
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of the main building. Any roof-mounted equipment shall be completely screened from view by materials architecturally compatible with the building and to the satisfaction of the Director of Development Services. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Director of Development Services. If installed at grade, units shall be permanently installed on non-moveable materials as reasonably approved by the Building Official and Development Services Director.
18. Colors. The exterior paint colors of the building(s) are subject to City review and approval. The Applicant shall submit proposed color samples for the exterior of the building for review and approval by the Planning Division prior to issuance of a Building Permit. The Applicant may also be required to paint a portion of the building the proposed colors for review and approval by the Development Services Director prior to painting the building(s).
19. Trash and Waste Accumulation. The Applicant or any future owner shall provide and conduct regular maintenance of the site at least once daily, in order to eliminate and control the accumulation of trash, excess waste materials and debris.
20. Future Modifications. Any future modifications to the exterior of the building or the landscaping shall require review and approval by the City in a manner determined by the Development Services Director.
21. Continuous Maintenance. Prior to occupancy, a plan or agreement for continuous maintenance and management of the building, to include, but not be limited to, paved surfaces, utilities, trash and recycling enclosures, and open space areas such as in the form of Codes Covenants & Restrictions (CC&R's) or a maintenance agreement shall be recorded for building operations and provided to the City. The applicant shall be required to obtain garbage service at the site consistent with approved plans.
Planning Department – Project Specific
22. Affordable Housing Agreement. The applicant shall apply for a Housing Agreement with all information required by the City. Prior to issuance of a building permit for this project, the Applicant shall enter into a Housing Agreement with the City in accordance with the approved Density Bonus (DB 2023-1) for this project.
23. Restrictive Covenant. Prior to Occupancy of the first unit for the project, the Applicant shall file a restrictive covenant, in a form approved by the City, with the San Benito County Recorder which states the total number of affordable units, affordability level of the units, and the period the units must remain affordable as required by the approved Density Bonus (DB 2023-1).
24. Mitigation Measures. The Applicant shall comply with all relevant Mitigation Measures identified in the Mitigated Negative Declaration for this project. Prior to issuance of a Building Permit, the Applicant shall submit a Mitigation Monitoring and Reporting Program (MMRP) and all necessary documentation showing compliance with all mitigation measures for this project.
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25. Site Access. Prior to issuance of a Building Permit, the Applicant shall demonstrate that the driveway/access to 1550 San Juan Road will be aligned with the driveway/access across the street (APN 052-360-004 and -005) to the satisfaction of the Engineering and Planning Division and as required by Mitigation Measure (MM) TRA-1. Demonstration of compliance with this requirement shall include project plans and Agreement(s) with the property owner(s) showing that the driveways will be aligned as required by the West Gateway Beautification Plan and the MM TRA-
1. 26. Driveway and Roadway Improvement Completion. Prior to Occupancy of the first unit, the driveway/access to 1550 San Juan Road, the relocation/alignment with the driveway across the street, and all necessary roadwork required for this project shall be completed.
27. Reciprocal Access. The project at 1550 San Juan Road shall allow for cross access from the property located to the west (1619 San Juan Road APN 052-090-014) as required by Mitigation Measure TRA-2. At such time that construction of a project on the adjacent property begins, the owner of 1550 San Juan Road shall allow the adjacent property to connect to this property and shall file a reciprocal access easement allowing the adjacent property to use 1550 San Juan Road as a secondary access.
28. Community Facilities District. Prior to the issuance of a Building Permit, the Property Owner shall cooperate with the City to facilitate the annexation of the entire project into Community Facilities Districts 4 and 5. The entire project shall be included within the boundaries of the community facilities districts formed pursuant to the Mello-Roos Community Facilities Act of 1982, as amended (California Government Code 53311 et esq.) and be subject to a special tax levied hereunder. The special tax shall be in an amount that is subject to an annual increase in accordance with the designated consumer price index as a January 1 of each year. The property owner shall cooperate with the City to accomplish the inclusion of the project in the community facilities district, either through annexation to an existing district or through the formation of a new district. Such cooperation shall include, but not be limited to, executing and filing with the City Clerk, in a form acceptable to the City Attorney, any approval, consent, or waiver required by the City in order to expedite the inclusion of the project in such a district.
29. Trash and Commercial Building. The doors to the trash enclosure for the commercial building shall remain closed at all times. The area surrounding the trash enclosures shall be regularly swept and kept clean and the interior of the enclosure shall be watered down.
30. Frontage Improvements. The Applicant shall construct all necessary frontage improvements as required by the West Gateway Beautification on the property frontage and extending to close off the closest driveway at the gas station. Should the property owner for the gas station not agree to any improvements on their property, all improvements will be located on 1550 San Juan Road and within the City’s right-of-way.
31. Signage. All signs require approval of a Master Sign Program or Sign Permit from the Planning Division.
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Landscaping – Standard Conditions of Approval
32. Final Landscape and Irrigation Plans. Final Landscape and Irrigation Plans, all written documentation and an Application Fee as required by Chapter 15.22, Water Efficient Landscape Ordinance, shall be submitted to the Planning Division in conjunction with an application for a building permit. The Plans shall be prepared and stamped by a State licensed landscape architect or registered engineer shall be submitted for review and approval by the Development Services Director. Plans shall be generally consistent with the conceptual landscape plans prepared by WR&D Architects, LLP received by the Planning Department on July 12, 2022, except as modified by the Conditions listed below or as required by the Director of Development Services. The Plans shall be approved and all landscaping shall be installed prior to Occupancy.
33. Landscaping. The Applicant/Development shall construct all landscaping within the site and along the project frontage. The on-site landscaping shall be to the satisfaction of the Director of Development Services. The street trees on the frontage landscaping shall be a minimum of 36” box, their exact tree locations and varieties shall be approved by the Director of Development Services and the City Engineer.
34. Shrubs. All shrubs shall be continuously maintained including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the project site are damaged, missing, dead, or dying these shrubs shall be immediately replaced with the same species to the reasonable satisfaction of the Director of Development Services.
35. Trees. The Applicant and/or property owner shall continuously maintain all trees shown on the approved Landscape Plans including replacing dead or dying trees with the same species, pruning and regular watering of the trees.
36. Maintenance of Irrigation. The property owner shall be responsible for maintenance of all on-site landscaping and irrigation systems, which shall be kept in a neat, clean and healthy manner and in compliance with the approved plans. The applicant will maintain the approved landscaping in perpetuity. No trees, shrubs, or plant material shall obstruct site distance of motorists and pedestrians.
Building – Standard Conditions
37. Building Codes and Ordinances. All project construction shall conform to all local and State energy and seismic requirements, all applicable Building and Fire Codes and ordinances in effect at the time of building permit.
38. Building Permits. Prior to any site improvements or construction, the Applicant shall submit a building permit application and receive a building permit from the City Building Division. The Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. All improvements shall strictly adhere to the approved site plan, unless prior approval is granted by the City for changes.
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39. Conditions of Approval. Each set of plans submitted for a building permit shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated Conditions of Approval attached to each set of plans.
40. Code Compliance. All building permit plans shall conform to all local and State energy and seismic requirements and all applicable Building and Fire Codes.
41. Additional Approvals. Prior to building permit issuance, the Applicant shall provide the Building Department with verification that all necessary permits and approvals from the Fire Department and San Benito County Environmental Health Department permits have been obtained.
42. ADA. All requirements of the State Architect for handicapped accessibility shall be met, including but not limited to parking, access ramps and building accessibility facilities.
43. Impact Fees: Prior to occupancy, all impact fees must be paid to the Building Department and shall be based on those in effect at the time of connection. Development impact fees that apply to the project are listed below:
a. Water Connection (City of Hollister)
b. Traffic Impact Fee
c. Sewer Facilities Development Impact Fee
d. Sewer Collection
e. Storm Drainage
f. Police Impact Fee
g. Fire Impact Fee
h. Jail and Juvenile Hall Facilities
For a complete list of all applicable impact fees, please contact the City of Hollister Engineering Department at 831-636-4340. Such list is also made available on our City website, under Engineering Department.
44. Solid Waste Diversion Plan: Prior to a building or demolition permit, the developer shall prepare and submit a solid waste diversion plan for review and approval by the Building Department. The diversion plan shall comply with Chapter 15.04.045 of the City of Hollister Municipal Code by establishing criteria and procedures to divert a minimum of 50% of all construction or demolition waste from being disposed at a landfill.
CONDITIONS OF APPROVAL – ENGINEERING DEPARTMENT
45. Maps. Developer shall prepare map(s) and/or other documents to create easements, including emergency vehicle access easements, public utility easements, and other easements required by the City Engineer to the satisfaction of the City Engineer.
46. Dedication of Improvements and Property. City Engineer will determine the improvements and property that the City will accept dedication.
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47. Improvement on Right-of-Way. Developer shall dedicate, improve, and guarantee by bond full rights-of-way for the following improvements necessary to bring the existing private right-of-ways into full conformance with all applicable City standards: street lighting, street trees, sanitary sewer, water lines, storm drainage, gas, electrical, telephone, cable TV, fiber optic conduits; and all other necessary improvements. All existing overhead utilities shall be undergrounded.
Agreements
48. Development Improvement Agreement. Prior to approval of the Improvement Plans, a signed and notarized Development Improvement Agreement, and all required material necessary to present the development to the City Council, shall be submitted to the City Engineer at least 30 days prior to the Council meeting. The material shall be submitted in a form satisfactory to the City Engineer.
49. Maintenance Agreement. Prior to issuing a certificate of occupancy or a temporary certificate of occupancy, Developer and City shall execute an agreement for the maintenance of private improvements.
Design of Improvements
50. Street Names. Prior to submittal of the Improvement Plans, Developer must submit all proposed private and public street names for any new streets to the City of Hollister Engineering Department for review and approval by emergency services. The approved street names shall be included on improvement plans. Any alterations to the approved street names will need to be re- submitted to the City Engineering Department for review and approval by emergency services.
51. Design. Developer shall design improvements in accordance with City Design Standards, Standard Specifications, and Standard Plans (collectively referred to as “City Standards”), applicable codes and ordinances, geotechnical recommendations, and industry best practices to the satisfaction of the City Engineer.
52. Improvement Plan Package. Developer shall submit a complete Improvement Plans package for review and approval by the City Engineer. The submittal shall include all necessary supporting documentation, required plan checking fees, and all other items required by Hollister Municipal Code Chapter 16 and the City Engineer.
53. Approved Resolution. A complete hard copy of the approved signed resolution shall be included with the submittal of the Improvement /Grading Plans to the City Engineer.
54. Soils Report. As part of the Improvement Plan submission, a geotechnical soils report shall be submitted to comply with the current building code in accordance with the provisions of the City Subdivision Ordinance.
55. Drainage Report. A drainage report shall be submitted for review and approval by the City Engineer. The drainage report shall include, but is not limited to, depiction of all tributary areas E.3.i
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on and to the site, and shall provide all information pertinent to the capability of the proposed drainage facilities to handle the expected post-construction storm water management (LID, runoff control and reduction, water quality treatment, etc.), and flood control measures as required for the site. Additionally, the report shall include or incorporate the grading plan, CSCP, SWCP, and landscape plan for the project.
56. Fire Hydrants. Developer shall coordinate the location of fire hydrants with the City of Hollister Fire Department. The Fire Chief, or his designees shall approve the location of fire hydrants.
Developer shall show the fire hydrants at the approved locations on the Improvement Plans.
57. Water Supply. Developer shall provide calculations to show sufficient water supply for fire suppression for buildings.
58. Connections to Existing City Utilities. Developer shall construct a minimum of two connections to the water distribution system. Developer shall replace existing storm water and sanitary sewer manholes as required by the City Engineer.
59. Sanitary Sewer and Storm Drain Capacity Analysis and Water. Developer shall provide a storm drain system, water distribution system, and sanitary sewer collection system capacity study prior to the submittal of improvement plans or filing a final map. City Engineer shall determine if any offsite improvements are necessary and may require Developer to construct off-site improvements.
60. Utility Meters. Each dwelling unit shall be metered separately for electricity, gas, water, and sewer services. Water meters shall be Radio Read Meters; for details, contact the Community Services Department Utilities Division at (831) 636-4377. Water for irrigation shall be separately metered.
61. AutoCAD and GIS. An electronic copy of the approved design improvements shall be submitted to the Engineering Department in both AutoCAD and GIS format, prior to Improvement or Grading Plan approval, as applicable.
62. Existing Site Conditions. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off-site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of their demolition and removal.
63. Existing Easements. The Improvement plans shall show and clarify the extent of all existing public and private easements. Developer shall provide any additional clarification regarding the use and disposition of any water wells. Any private water well service piping that crosses or is proposed to cross an existing or future public right-of-way shall be approved by the City and shall be covered by an Encroachment Agreement to be recorded in a format approved by the City. Developer shall provide any additional clarifications, amendments, and/or quit-claims on any outstanding private easement agreements, as necessary.
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64. Improvements in the Public Right of Way. Developer shall construct improvements, including, but not limited to, sidewalk, curb, gutter, lighting, undergrounding of any existing overheard utilities, irrigation, landscaping, and pavement rehabilitation for the width of the road, as determined by the City Engineer. Improvements may be required beyond the frontage of the property, such as, construction sidewalk to close gaps in the sidewalk network.
65. Residential Fencing. Prior to occupancy, residential fencing shall be installed or replaced along the residential boundary, in accordance with City standards and as required by the City Engineer.
Residential fencing on interior lots shall comply with the fence standards in the Hollister Municipal Code. Fencing of the development shall be placed along all residential boundaries. Double fencing shall not be allowed.
66. Private Utility Services. Developer shall make arrangements for PG&E, AT&T, or any other utilities authorized to operate in the City of Hollister and shall subsequently provide the City Engineer with each utility’s easement needs as part of the initial submittal. Developer shall provide said utility companies with a copy of the final entitlement plans. All such utility work shall be done in accordance with Joint Utility requirements as well as the City of Hollister Specifications and Details.
67. Site Clearance. Prior to receiving issuance of a grading permit, the project site shall be properly cleared of all fences, wells, septic tanks, irrigation pipes, fuel tanks and other structures.
Certificates from the County Environmental Health Department shall be provided to the City Engineer for any well or septic tank abandonment, and from the City Fire Department for abandoned fuel tanks.
68. Storm Water Pollution Prevention Plan (SWPPP). Prior to any site development or grading permit issuance, Developer shall provide evidence of State issued permit and add the WDID number to the grading plan.
69. Post-Construction Storm Water Control Plan (SWCP). Prior to any site development or grading, Developer shall submit a SWCP for review and approval by the Engineering Department. The SWCP shall meet the requirements of the California Regional Water Quality Control Board Central Coast Region, Resolution No. R3-2013-0032 dated July 12, 2013 (PCRs), entitled Post-Construction Storm Water Management Requirements for Development Projects in the Central Coast Region, as applicable and shall address all required post-construction storm water runoff BMP control measures, as applicable. The Developer shall submit the SWCP as part of the plan, for City review and approval. The Developer is advised that the Engineer of Record shall inspect and provide certification to the City of Hollister that all storm water post-construction improvements are properly installed and comply with the approved civil design plans.
70. Grading and Drainage Plan. Prior to any site development or grading, Developer shall submit for review and approval by the Engineering Department a grading plan that complies with Chapter
15.24 “Grading and Best Management Practice Control” and Section 17.16.140 “Stormwater Management” of the Hollister Municipal Code and all subsequent amendments to those codes.
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Low Impact Development (LID) strategies shall be considered and incorporated as part of site planning and design as appropriately feasible.
71. Storm Water and Grading Permit. Prior to issuance any permit for construction, including grading, permit, Developer shall obtain and provide to the City all applicable permits directly associated with the grading activity, including, but not limited to, the State Water Board’s CGP, State Water Board 401 Water Quality Certification, U.S. Army Corps 404 permit, and California Department of Fish and Game 1600 Agreement. Further, the Developer shall provide evidence to the City Engineer that the required permits have been obtained.
72. Water line improvements. The water system improvements shall be subject to the review and approval of the City of Hollister. Water system improvements shall be installed in accordance with the City of Hollister’s standards that are in effect at the time of improvement plan approval.
73. Improvements Prior to Occupancy. To ensure adequate access for emergency response vehicles and water supply for fire suppression, the issuance of any building permit shall be subject to the requirements of City Council Resolution 95-08, A Resolution of the City Council of the City of Hollister Establishing a Policy Relating to Home Construction in Incomplete Subdivisions or any subsequent policy. No certificate of occupancy shall be issued for any unit prior to the completion of such improvements.
74. Development Impact Fee. All development impact fees must be paid prior to receiving final occupancy from the building department. The development impact fees shall be based on those in effect at the time of connection. Developer must pay all development impact fees due to the City and/or the County on the date of the final inspection, or the date the certificate of occupancy is issued for each residence, whichever occurs first.
Development impact fees that apply to the project are listed below:
1. Water (City of Hollister)
2. Traffic
3. Sewer Treatment
4. Sewer Collection
5. Storm Drainage
6. Park
7. Library
8. Police
9. Fire
10. Detention (Jail/Juvenile Hall) Facilities
11. City Hall/City Yard
12. Fair share contribution
For a complete list of all applicable impact fees, please contact the City of Hollister Engineering Department at 831-636-4340. Such list is also made available on our City website, under Engineering Department.
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Note: School Impact Fees, unless otherwise required by law, shall be paid to the school district(s) prior to building permit issuance.
75. Fees. Prior to Improvement or Grading Plan approval, Developer shall pay all fees including, but not limited to, fees required by reimbursement agreements, drainage agreements, improvement plan checking and inspection fees, as well as any applicable fees pursuant to the Public Works Master plan.
76. Water mains and services. At the time of the service inspection, a lay length spacer pipe shall be set in place of the meter and shall be drilled with holes that have a minimum diameter of ¼”, as approved the City inspector.
77. Water Valves. Developer shall construct water valves, including on each leg of a water line tee or cross. The maximum distance between valves shall be 800 ft.
78. Slurry Seal. Prior to the City’s acceptance of the public improvements, the public roads and vicinity roads shall be repaired and slurry sealed with Type II slurry seal or by an alternate method approved by the City of Hollister to the limits required by the City Engineer. Prior to applying slurry seal, striping, pavement markers, and pavement markings shall be removed. After applying slurry seal, the striping, pavement markers, markings, and other improvements shall be installed as shown on the approved plans. Thermoplastic material shall be used for the striping and pavement markings.
79. On-Site Drainage. Developer shall be responsible to maintain all on-site drainage facilities, including underground chambers, bio-filtration basins and conduit (pipe).
80. Encroachment Permit. Developer shall obtain an encroachment permit prior to any work within the existing right of way.
81. Surety. Prior to issuance of a grading permit, Developer shall provide approved surety in the amount of 100% of the Engineers Estimate for Performance surety and Labor and Material surety, pay all applicable fees, provide a work schedule, as well as insurance certificates as required per City Standards and Municipal Code sections 15.24.120 and 15.24.315.
82. Addresses. Prior to building permit issuance, address requests shall be submitted to the Engineering Department along with an AutoCAD file with line work showing the property lines, curb, gutter, and sidewalk.
83. Utility Clearance. No buildings, trees, bushes, other structures shall be placed within ten feet (10’) of the water, storm water, or sanitary sewer improvements unless approved by the City Engineer.
84. Backflows on Sewer Laterals. Developer shall install a backflow prevention device on sewer lateral between the building and the sanitary sewer main. The device shall be maintained and operated by Developer and shall periodically tested by the Developer to ensure the device is working properly.
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85. Garbage Enclosures. The garbage enclosure shall include a solid roof to prevent pollutant discharge and runoff during a rain event. The garbage enclosure floor shall be designed to slope to an interior P-trapped area floor drain and connected to a grease, oil and sand interceptor before plumbing to the sanitary sewer system per the city’s latest engineering standard specifications and details. The floor shall be designed to contain all interior run off and not allow outside storm runoff from entering the garbage enclosure. A sign shall be posted on the front of the garbage enclosure prohibiting the dumping of hazardous materials into the sanitary sewer system. The sign shall be 12 inches wide by 18 inches tall, made of rust proof aluminum, and read “No Hazardous Waste Dumping” in red letters with white background. The sign shall be reviewed and approved by the Engineering Department.
86. Landscape/Irrigation Maintenance. The property owner shall be responsible for maintenance of all on-site landscaping and irrigation systems, which shall be kept in a neat, clean and healthy manner and in compliance with the approved plans. Developer will maintain the approved landscaping in perpetuity. No trees, shrubs, or plant material shall obstruct site distance of motorists and pedestrians.
Construction Activities and Equipment
87. Construction. Developer shall construct improvements in accordance with the approved plans, City Standard and to the satisfaction of the City Engineer. All applicable codes and ordinances, along with the recommendations of the City Engineer and any required Geological Investigation, are to be adhered to. Developer shall construct underground improvements prior to the construction of concrete flatwork and pavement. All construction in the right-of-way shall be completed prior to final building approval.
88. Inspection. City shall inspect construction of improvements. Developer shall schedule inspections not less than 24 hours before the work. Developer shall correct deficiencies identified by City’s inspector immediately unless otherwise agreed to by the City Engineer.
89. Inspection of Underground Improvements. Underground improvements shall be inspected prior to backfilling. If backfill is placed prior to inspection, Developer shall expose the improvements for inspection.
90. Closed Circuit Television (CCTV). Before start of construction and prior to acceptance of the work, Developer shall provide industry-standard CCTV recording of the storm water system and sanitary sewer system, not less than 1,500 feet from site, to the City.
91. Fire Department Access. Developer shall continuously provide Fire Department access to and within the property, including fire hydrant access, circulation routes, passing lanes, and turn- around areas as approved by the Fire Chief.
92. Noise During Construction. Developer shall employ noise suppression devices and techniques for construction activities, including noise suppression devices on equipment, to the satisfaction of the City Engineer.
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93. Construction Equipment. Developer shall maintain construction equipment and properly tune in accordance with manufacturer’s specifications. Equipment shall be checked by a certified visible emissions evaluator. All non-road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, 89.112.
94. Construction Hours. Construction activities shall be limited to the hours of 7:00 am to 6:00 pm.
Monday through Friday and 8:00 am to 6:00 pm on Saturdays. Construction activities are prohibited on Sundays and federally recognized holidays per Ordinance 1137 of the Hollister Municipal Code. No Construction, Landscape Maintenance, or Grounds Maintenance activities shall occur on federal holidays.
95. Construction Dust and Emissions. To reduce dust emissions from demolition, grading, and construction activities on the project site, the following language shall be included in all grading and construction plans for the project prior to issuance of demolition or grading permits:
a Dust control measures shall be employed to reduce visible dust leaving the project site.
The following measures or equally effective substitute measures shall be used:
b When available, recycled water to add moisture to the areas of disturbed soils twice a day, every day, to prevent visible dust from being blown by the wind; c Apply chemical soil stabilizers or dust suppressants on disturbed soils that will not be actively graded for a period of four or more consecutive days; d Apply non-toxic binders and/or hydro seed disturbed soils where grading is completed, but on which more than four days will pass prior to paving, foundation construction, or placement of other permanent cover;
e Cover or otherwise stabilize stockpiles that will not be actively used for a period of four or more consecutive days, or water at least twice daily as necessary to prevent visible dust leaving the site, using raw or recycled water when feasible; f Maintain at least two feet of free board and cover all trucks hauling dirt, sand, or loose materials;
g Install wheel washers at all construction site exit points, and sweep streets if visible soil material is carried onto paved surfaces;
h Stop grading, and earth moving if winds exceed 15 miles per hour; i Pave roads, driveways, and parking areas at the earliest point feasible within the construction schedule;
j Post a publicly visible sign with the telephone number and person to contact regarding dust complaints. This person shall respond and take corrective action within 48 hours of receiving the complaint. The phone number of the Monterey Bay Air Resources District shall also be visible to ensure compliance with Rule 402 (Nuisance); k Limit the area under construction at any one time; and l Construction equipment shall use alternative fuels such as compressed natural gas (CNG), propane, electricity or biodiesel whenever possible.
96. Damage to Existing and New Improvements. Developer shall replace existing and new improvements removed or damaged as determined by the City Engineer.
97. A truck circulation plan and construction management and staging plan shall be included with any demolition, stockpile, grading, or improvement plan submittal. General truck routes shall be E.3.i
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submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing City of Hollister roadways. Developer shall either: 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre- construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement program satisfactory to the City Engineer. The roadway impacts analysis and mitigation strategy shall be approved prior to commencing with grading or construction.
98. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead primary and secondary wiring within the tract boundary shall be undergrounded in conjunction with the project improvements. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not permitted. Off-site service drops shall be eliminated. The new service feeds for the project shall be completed by underground wiring without a net increase in utility poles. Terminal end utility poles shall be located off-site unless otherwise approved by the City.
99. Any widening of streets with existing overhead wire utilities shall include the undergrounding of the existing wiring. The City Engineer may require replacement streetlights per City Standards where streetlights exist on wood poles.
100. Developer shall exhaust all reasonable efforts to eliminate or underground the existing overhead wiring located along the tract boundary. The elimination and/or undergrounding shall consider existing services and/or utilization equipment to remain. The plan to eliminate, reduce, or underground the existing services shall be approved to the satisfaction of the City, Caltrans, PG&E, and billboard easement grantee. Undergrounding service to any existing or proposed water well shall consider standard farming operations and the depth of deep ripping. Any proposal for partial undergrounding, waiver, or deferral shall be subject to the approval of the Community Development Director.
101. Preliminary undergrounding plans for the entire project shall be processed through PG&E and any respective wire utility companies in conjunction with public improvement plan submittal. The preliminary PG&E plans/memo shall be provided to the engineer of record and the City for review and approval prior to commencing with the PGE final handout package. The final PGE handout package shall be approved by the engineer of record and City prior to commencing with construction.
102. Temporary Maintenance and Operation of Improvements. Developer shall maintain and operate improvements until acceptance of the improvements or pay a monthly fee for maintenance and operation to the City, as required by the City Engineer.
103. Fair Share Development Contribution Fee. Prior to Improvement Plan approval, Developer shall pay any established fair share development contribution fees for common and planned improvements.
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West Gateway Beautification
104. Improvements shall conform to the approved West Gateway Beautification Plans.
105. Prior to building permit issuance, Developer shall receive approval from the City of Hollister Engineering Department to verify consistency with the West Gateway Beautification plan which includes, but is not limited to, ingress/egresses, driveway alignment, undergrounding of utilities on all frontage roads, lighting and landscaping, and frontage improvements.
106. Prior to building permit issuance, Developer shall provide the engineering department with a copy of a recorded agreement between Developer and neighboring properties describing the terms and understandings among these parties as necessary to comply with the West Gateway Beautification plan.
Project Closeout
107. As-Built Plans. Developer shall provide the City Engineering Department with an electronic pdf and AutoCAD copy of the final as-built plans as well as one Mylar print and one reproduction copy. The final as-built must be updated with all changes made during construction such as additions and deletions, including changes that were made to reflect actual site conditions.
108. Deed Restriction. A deed restriction shall be recorded prior to occupancy for all on-site post construction requirements including, but not limited to, bio-filtration basin chambers and pipe.
This will guarantee maintenance of drainage features.
109. Improvement Warranty. Developer shall warranty improvements for one year. Contractor shall provide a warranty bond prior to acceptance of the improvements.
Fire Department - Standard Conditions
110. Construction and Design Provisions. The construction and design provisions of the fire code shall apply as follows:
a. Structures, facilities and conditions arising after the adoption of this code. b. Existing structures, facilities and conditions not legally in existence at the time of adoption of this code.
c. Existing structures, facilities and conditions when identified in specific sections of this code.
d. Existing structures, facilities and conditions, which, in the opinion of the Fire Code Official, constitutes a distinct hazard to life and property.
e. Existing Structures, alterations and repairs:
i. All new work performed in alterations and/or repairs to existing structures shall comply with the current provisions of this Chapter.
ii. When alterations and/or repairs result in the removal, alteration, modification, replacement and/or repair of fifty percent or more of the external walls of a E.3.i
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building, or result in the removal, alteration, modification, replacement and/or repair of fifty percent or more of the existing internal structural and/or non- structural framework, independently or in combinations thereof, within a five- year period, the entire building shall be made to conform to the current provisions of this Chapter.
iii. Calculations of linear wall measurements shall be shown on all plans submitted for building permits, on the cover page in the project description of said plans.
The determination under this section of the requirements for upgrading any existing structure to full conformance with current provisions of this Chapter shall be at the sole discretion of the Fire Code Official.
111. Occupancy Prohibited Before Approval. The building or structure shall not be occupied prior to the fire code official issuing a permit and conducting associated inspections indicating the applicable provisions of this code have been met.
112. Construction Document Submittals. Construction documents and supporting data shall be submitted in two or more sets with each application for a permit and in such form and detail as required by the Fire Code Official. The construction documents shall be prepared by a registered design professional where required by the statutes of the jurisdiction in which the project is to be constructed.
113. Information on Construction Documents. Construction documents shall be drawn to scale on suitable material. Electronic media documents are allowed to be submitted where approved by the Fire Code Official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and relevant laws, ordinances rules and regulations as determined by the Fire Code Official.
114. Fire Protection System Shop Drawings. Shop drawings for the fire protection system(s) shall be submitted to indicate compliance with this code and the construction documents, and shall be approved prior to the start of installation. Shop drawings shall contain all information as required by the referenced installation standards found in Chapter 9 of the California Fire Code.
115. Vegetation. Weeds, grass, vines, or other growth that is capable of being ignited and endangering property shall be cut down and removed by the owner or occupant of the premises. Vegetation clearance requirements in urban-wildland interface areas shall be in accordance with Chapter 49 of the California Fire Code.
116. California Code of Regulations, Title 19, Division 1, §3.07(b) Clearances. The space surrounding every building or structure shall be maintained in accordance with the following:
Any person that owns, leases, controls, operates, or maintains any building or structure in, upon, or adjoining any mountainous area or forest-covered lands, brush covered lands, or grass-covered lands, or any land which is covered with flammable material, shall at all times do all of the following:
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a. Maintain around and adjacent to such building or structure a firebreak made by removing and clearing away, for a distance of not less than 30 feet on each side thereof or to the property line, whichever is nearer, all flammable vegetation or other combustible growth.
This section does not apply to single specimens of trees, ornamental shrubbery, or similar plants which are used as ground cover, if they do not form a means of rapidly transmitting fire from the native growth to any building or structure. b. Maintain around and adjacent to any such building or structure additional fire protection or firebreak made by removing all bush, flammable vegetation, or combustible growth which is located from 30 feet to 100 feet from such building or structure or to the property line, whichever is nearer, as may be required by the enforcing agency if he finds that, because of extra hazardous conditions, a firebreak of only 30 feet around such building or structure is not sufficient to provide reasonable fire safety. Grass and other vegetation located more than 30 feet from such building or structure and less than 18 inches in height above the ground may be maintained where necessary to stabilize the soil and prevent erosion.
117. Buildings and Facilities. Approved fire apparatus access roads shall be provided for every facility, building, or portion of a building hereafter constructed or moved into or within the jurisdiction.
The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Fire is must be able to get to roadway on South End. All roadways and parking lots must be paved.
118. Fire Department Access and Egress. Required access roads from every building to a public street shall be all-weather hard surfaced (suitable for use by fire apparatus) right-of-way not less than 20 feet in width. Such right-of-way shall be unobstructed and maintained only as access to the public street.
Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches.
119. Grade. The grade of fire apparatus access roads shall be no greater than fifteen (15) percent unless specifically approved by the Fire Code Official.
120. Paving. All fire apparatus access roads over eight percent (8%) shall be paved with a minimum of .17 feet of asphaltic concrete on 0.34 feet of aggregate base. All fire apparatus access roads over fifteen percent (15%) where approved shall be paved with perpendicularly grooved concrete.
121. Marking. Where required by the fire code official, approved signs or other approved notices or markings that include the words NO PARKING—FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. FIRE LANES TO BE PAINTED ON ALL CURBS IN DEVELOPMENT.
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122. Address Identification. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall construct with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall be not less than 4 inches (102 mm) high with a minimum stroke width of 1/2 inch (12.7 mm). Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response.
Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address identification shall be maintained
123. KNOX BOX. Where access to or within a structure or an area is restricted because of secured openings or where immediate access is necessary for life-saving or fire-fighting purposes, the fire code official is authorized to require a key box or other approved emergency access device to be installed in an approved location. The key box or other approved emergency access device shall be of an approved type and shall contain keys or other information to gain necessary access as required by the fire code official. Where a key box is used, it shall be listed in accordance with UL 1037. This jurisdiction utilizes the KNOX Box and Security Systems.
124. Fire flow. Fire-flow requirements for buildings or portions of buildings and facilities shall be determined by an approved method.
125. Fire Hydrants. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Fire hydrant required on property NW.
126. Access Road with a Hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road with shall be 26 feet.
127. Apparatus Road and Equipment. A 30 foot wide entrance and fire sprinkler systems are required for the project. The project shall also allow for future access through the adjacent property as noted in Mitigation Measure TRA-2.
128. Hydrant for Standpipe Systems. Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet (30 480 mm) of the fire department connections.
129. Hydrant Obstruction. Unobstructed access to fire hydrants shall be maintained around the circumference of the fire hydrant at all times. The fire department shall not be deterred or hindered from gaining immediate access to fire protection equipment or fire hydrants.
130. Clear Space Around Hydrants. A 3-foot (914 mm) clear space shall be maintained around the circumference of fire hydrants, except as otherwise required or approved.
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131. Hydrant Protection. Where fire hydrants are subject to impact by a motor means shall comply with Section 312 of the International Fire Code.
132. Identification. Fire protection equipment shall be identified in an approved manner. Rooms containing controls for air-conditioning systems, sprinkler risers and valves, or other fire detection, suppression or control elements shall be identified for the use of the fire department.
Approved signs required to identify fire protection equipment and equipment location shall be constructed of durable materials, permanently installed and readily visible.
133. Utility Identification. Where required by the fire code official, gas shutoff valves, electric meters, service switches and other utility equipment shall be clearly and legibly marked to identify the unit of space that it serves. Identification shall be made in an approved manner, readily visible and shall be maintained.
134. Occupancy. It shall be unlawful to occupy any portion of a building or structure until the required fire detection, alarm and suppression systems have been tested and approved.
135. Approved Automatic Sprinkler Systems. Approved automatic sprinkler systems shall be provided in all new buildings and structures constructed, moved into or relocated within the jurisdiction.
FIREPUMP AND BACKUP GENERATOR MAY BE REQUIRED FOR PROPER CACLULATIONS.
136. Monitoring. Alarm, supervisory and trouble signals shall be distinctly different and shall be automatically transmitted to an approved central station, remote supervising station or proprietary supervising station as defined in NFPA 72, or, when approved by the fire code official, shall sound an audible signal at a constantly attended location. The fire alarm system installed to transmit such signals shall be considered a building fire alarm system.
Exceptions:
1. Underground key or hub valves in roadway boxes provided by the municipality or public utility are not required to be monitored.
2. Backflow prevention device test valves located in limited area sprinkler system supply piping shall be locked in the open position. In occupancies required to be equipped with a fire alarm system, the backflow preventer valves shall be electrically supervised by a tamper switch installed in accordance with NFPA 72 and separately annunciated.
137. A Fire Alarm System. A fire alarm system shall be installed in accordance with the provisions of this code and NFPA 72 shall be provided in new buildings and structures in accordance with this code. Fire alarm box shall be installed at a locations approved by the enforcing agency.
138. Monitoring. Fire alarm systems, whether required by this chapter or the California Building Code or voluntarily installed, shall be monitored by an approved supervising station in accordance with NFPA 72 and this section.
139. FDC Location. With respect to hydrants, driveways, buildings and landscaping, fire department connections shall be so located that fire apparatus and hose connected to supply the system will E.3.i
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not obstruct access to the buildings for other fire apparatus. The location of fire department connection(s) shall be approved by the fire code official.
140. Visible location. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official.
141. Locking Fire Department Connection Caps. The fire code requires locking caps on fire department connections for water-based fire protection systems where the responding fire department carries appropriate key wrenches for removal. This jurisdiction utilizes the KNOX Box and Security Systems.
142. Clear Space Around Connections. A working space of not less than 36 inches (914 mm) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided and maintained in front of and to the sides of wall-mounted fire department connections and around the circumference of free-standing fire department connections, except as otherwise required or approved by the fire code official.
143. Physical Protection. Where fire department connections are subject to impact by a motor vehicle, vehicle impact protection shall be provided in accordance with Section 312 of the International Fire Code.
144. Signs. A metal sign with raised letters not less than 1 inch (25 mm) in size shall be mounted on all fire department connections serving automatic sprinklers, standpipes or fire pump connections.
Such signs shall read: AUTOMATIC SPRINKLERS or STANDPIPES or TEST CONNECTION or a combination thereof as applicable. Where the fire department connection does not serve the entire building, a sign shall be provided indicating the portions of the building served.
145. Backflow Protection. The potable water supply to automatic sprinkler and standpipe systems shall be protected against backflow as required by the Health and Safety Code Section 13114.7.
146. Access for Firefighting. Approved vehicle access for firefighting shall be provided to all construction or demolition sites. Vehicle access shall be provided to within 100 feet of temporary or permanent fire department connections. Vehicle access shall be provided capable of supporting vehicle loading under all weather conditions. Hollister Fire Department requires all weather hard paved roadway.
147. Maintenance of Egress. Required means of egress and required accessible means of egress shall be maintained during construction and demolition, remodeling or alterations and additions to any building.
Exception: Approved temporary means of egress and accessible means of egress systems and facilities.
148. Water Supply for Fire Protection. An approved water supply for fire protection, either temporary or permanent, shall be made available as soon as combustible material arrives on the site.
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149. Portable Fire Extinguishers. Structures under construction, alteration, or demolition shall be provided with not less than one approved portable fire extinguisher in accordance with Section 906 of the International Fire Code and sized for not less than ordinary hazard as follows:
a. At each stairway on all floor levels where combustible materials have accumulated. b. In every storage and construction shed.
c. Additional portable fire extinguishers shall be provided where special hazards exist, including, but not limited to, the storage and use of flammable and combustible liquids.
150. Hazard Identification Signs. Unless otherwise exempted by the fire code official, visible hazard identification signs as specified in NFPA 704 for the specific material contained shall be placed on stationary containers and above- ground tanks and at entrances to locations where hazardous materials are stored, dispensed, used or handled in quantities requiring a permit and at specific entrances and locations designated by the fire code official. Top corner of building below address markings.
151. Carbon Dioxide (CO2) Systems. (USED IN BEVERAGE DISPENSING APPLICATIONS) Emergency alarm system. An emergency alarm system shall comply with all of the following: Continuous gas detection shall be provided to monitor areas where carbon dioxide can accumulate. Activation of the emergency alarm system shall initiate a local alarm within the room or area in which the system is installed.
152. Carbon Dioxide Enrichment Systems. The design, installation and maintenance of carbon dioxide enrichment systems with more than 100 pounds (45.4kg) of carbon dioxide, and carbon dioxide enrichment systems with any quality of carbon dioxide having a remote fill connection, shall comply with Sections 5307.4.1 through 5307.4.7.
153. Access road width with a Hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet.
154. Gates. Gates providing access from a road to a driveway shall be located at least 30 feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Gate entrances shall be at least the width of the traffic lane but in no case less than 12 feet wide. Where a one-way road with a single traffic lane provides access to a gated entrance, a 40-foot turning radius shall be used. Where gates are to be locked, the installation of a key box, lock or Knox key switch is required.
155. Aerial Fire Apparatus Access Roads. Aerial Fire Apparatus Access Roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of the building or portion thereof.
156. Proximity to Building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building, and shall be positioned parallel to one entire side of the building.
157. Addresses for buildings. All buildings shall be issued an address in accordance with jurisdictional E.3.i
Packet Pg. 1348
PC Resolution 2023-21
S&A 2021-11 / 1550 San Juan Road
requirements. Each occupancy, except accessory buildings, shall have its own permanently posted address. When multiple occupancies exist within a single building, each individual occupancy shall be separately identified by its own address. Letters, numbers, and symbols for addresses shall be a minimum of 12-18-inch height t, 1/2-inch stroke, contrasting with the background color of the sign, and shall be Arabic. Address signs shall be and visible from both directions of travel along the road. In all cases, the address shall be posted at the beginning of construction and shall be maintained thereafter. Permanent address numbers shall be posted prior to requesting final clearance. Address numbers shall be placed on the upper Left/Right of address side of building per AHJ. (12-18 inch height for commercial or multi-family residential.
158. Water Systems. Water systems shall be installed and made serviceable prior to the time of construction. Water systems constructed, extended or modified to serve a new development, a change of use, or an intensification of use, shall be designed to meet, in addition to average daily demand, the standards to meet the local Jurisdiction per NFPA Standard 1142, or other adopted standards. The quantity of water required pursuant to this chapter shall be in addition to the domestic demand and shall be permanently and immediately available.
159. Fire Hydrants and Valves. A fire hydrant or fire valve is required. The hydrant or fire valve shall be 18 inches above grade, 8 feet from flammable vegetation, no closer than 4 feet nor further than 12 feet from a roadway, and in a location where fire apparatus using it will not block the roadway. The hydrant serving any building shall be not less than 50 feet and by road from the building it is to serve. More restrictive hydrant requirements may be applied by the Reviewing Authority. Each hydrant/valve shall be identified with a reflectorized blue marker, with minimum dimensions of 3 inches, located on the driveway address sign, non-combustible post or fire hydrant riser.
160. Final Fire Inspection. To schedule a final fire life safety inspection and pay associated fees please call (831) 636-4325.
Police Department – Standard Conditions
161. Lighting. Prior to occupancy, the Applicant shall provide evening lighting, which is unobtrusive for neighboring parcels, on the project site. All light sources should be fully shielded from off-site view. All lights are to be downcast except where it can be proven to not adversely affect other parcels.
162. Security Contact. Prior to occupancy, the applicant shall provide three security contact persons to the City Police Department every two years. Please provide this to the Community Services Officer (831) 636-4330.
163. Graffiti. The Applicant shall maintain a clean facility and keep walls, fencing, signage, etc. free from graffiti. All graffiti must be removed or painted over within 48 hours of it appearing.
PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 31st day of August 2023, by the following vote:
E.3.i
Packet Pg. 1349
PC Resolution 2023-
S&A 2021-11 / 1550 San Juan Road
AYES: Henderson, Corona, Lenoir, Belong, and Ross
NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Christine Hopper, Secretary
Please Note
It is the sole responsibility of the project applicant to comply with the conditions as approved, modified, or added by the Planning Commission. It is recommended that the applicant review these conditions carefully and if any questions arise as to compliance with the conditions, please do not hesitate to contact the staff planner. Also, if you do not agree with the proposed conditions, you have an opportunity to present your case to the City Council at their meeting. In addition, the City provides for a 15-day appeal period.
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Packet Pg. 1350
0 50 100 200
1” = 100’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 T1TITLE SHEET
SAN JUAN APARTMENTSPERSPECTIVE VIEW - San Juan Road
SITE
SAN JUAN RDGR
A
F
R
D
MI
L
L
E
R
R
D
PROJECT DIRECTORY
OWNER:NADAR AGHA
449 ALVARADO STREET
MONTEREY, CA 93940
CONTACT: LAITH AGHA
PHONE: (831)-596-9158
EMAIL: [email protected]
ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: RANDY RUSSOM
PHONE: (805)-543-1794
EMAIL: [email protected]
LANDSCAPE ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: CHRIS DUFOUR
PHONE: (805)-543-1794
EMAIL: [email protected]
CIVIL ENGINEER:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: ROBERT CAMACHO
PHONE: (805)-543-1794
EMAIL: [email protected]
PROJECT ADDRESS:1550 SAN JUAN ROAD
HOLLISTER, CA 95023
APN:052-090-008
DESIGNER SIGNATURE
PROJETCT DESIGNER:RANDALL RUSSOM, ARCHITECT
RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
PRINT NAME:
SIGNATURE: DATE:
AFFORDABLE
HOUSING PROPOSAL
THIS PROJECT WILL PROVIDE 10% LOW AFFORDABLE UNITS FOR A TOTAL OF 15 UNITS DISTRIBUTED ACROSS THE SITE WITH UNIT SIZE IN PROPORTION TO TOTAL OF EACH UNIT SIZE PROPOSED. THE PROJECT
REQUESTS PARKING REDUCTIONS IN COMPLIANCE WITH GOV CODE SECTION 65915 (P)(1)(A) AND (B). ADDITIONALLY WE RESERVE THE
RIGHT TO APPLY ONE ADDITIONAL INCENTIVE AS ALLOWED UNDER GOV CODE SECTION 69915(D)(C)(2)(A).
PROJECT DESCRIPTION
PROPOSED NEW CONSTRUCTION OF (8) BUILDINGS ON A 5.54 ACRE SITE IN HOLLISTER, CALIFORNIA. THE PROJECT CONSISTS OF 3 BUILDING TYPES INCLUDING (116,995 SF) RESIDENTIAL, (3,750 SF) COMMERCIAL AND (2,755 SF) COMMUNITY SPACES. A TOTAL OF 157 RESIDENTIAL
UNITS ARE PROPOSED AND DISTRIBUTED BETWEEN THE APARTMENT BUILDINGS AND THE SECOND FLOOR OF THE COMMERCIAL BUILDING.
BUILDING SF BREAKDOWN
SHEET INDEX
T1 TITLE SHEET
A2 EXISTING SITE SURVEY
A3 PROPOSED SITE PLAN
A4 UNIT FLOOR PLANS
A5 GROUND FLOOR PLAN - RESIDENTIAL
A6 SECOND FLOOR PLAN - RESIDENTIAL
A7 THIRD FLOOR PLAN - RESIDENTIAL
A8 ELEVATIONS - RESIDENTIAL
A9 GROUND FLOOR PLAN - COMMUNITY BUILDING
A10 ELEVATIONS - COMMUNITY BUILDING
A11 GROUND FLOOR PLAN - COMMERCIAL BUILDING
A12 SECOND FLOOR PLAN - COMMERCIAL BUILDING
A13 ELEVATIONS - COMMERCIAL BUILDING
A14 COLOR AND MATERIALS
A15 ARCHITECTURAL DETAIL VIGNETTES
A16 SITE SECTIONS
A17 VIEW ANALYSIS PHOTO MATCH PERSPECTIVES
A18 CHARACTER SKETCH - COMMERCIAL BLDG
A19 PERSPECTIVE RENDERING
A20 PERSPECTIVE RENDERING
A21 PERSPECTIVE RENDERING
A22 TRASH ENCLOSURE
C1 CIVIL SITE IMPROVEMENTS & UTILITIES PLAN
C2 CIVIL GRADING AND DRAINAGE PLAN
C3 STORM WATER CONTROL PLAN
C4 FIRE DEPARTMENT NOTES
L1 LANDSCAPE SITE PLAN
TOTAL SHEETS - 27
VICINITY MAP PROJECT STATISTICS
ZONING WG MIXED USE
PARCEL SIZE:5.54 ACRES (241,244 SF)
TOTAL BUILDING
FOOTPRINTS:
68,534 SF
LOT COVERAGE:68,534/241,244 = 28.5%
TOTAL LANDSCAPE:75,219/241,244 = 31%
COMMERCIAL AREA:3,792 SF
MAX. ALLOWED HEIGHT:50 FT.
MAX. PROPOSED HEIGHT:41’- 0” COMMERCIAL BUILDING
22’-11” COMMUNITY BUILDING
42’- 8” RESIDENTIAL BUILDINGS
BUILDING DATA:
(6) APARTMENT BUILDINGS,
EACH WITH:
(9) 1 BEDROOM UNITS
(11) 2 BEDROOM UNITS
(5) 3 BEDROOM UNITS
COMMERCIAL BUILDING:(7) 1 BEDROOM UNITS
UNIT TOTALS: (61) 1 BEDROOM UNITS
(66) 2 BEDROOM UNITS
(30) 3 BEDROOM UNITS
OCCUPANCY TYPES & AREA:
RESIDENTIAL UNITS 116,995 SF (157 UNITS)
COMMERCIAL FUTURE USE 3,792 SF
COMMUNITY SPACE 2,755 SF
OPEN SPACE REQUIREMENTS 500 SF PER UNIT INCLUDING A MIN OF 64 SF PER UNIT PRIVATE OPEN SPACE
TOTAL REQUIREMENT (157) UNITS X 500 SF/UNIT = 78,500 SF
OPEN SPACE AMENITIES COMMON COMMUNITY ROOM
OPEN SPACE PROVIDED:
COMMON OPEN SPACE OUTDOOR COMMON
SPACE
59,232 SF
INDOOR COMMON AREA
(COMMUNITY BLDG)
2,765 SF
PRIVATE OPEN SPACE 1 BED UNIT DECK
23.5’ X 5.5’ (128 SF) X 61
UNITS
7,808 SF
2 BED UNIT DECK
24’ X 5.5’ (133 SF) X 66 UNITS 8,778 SF
3 BED UNIT DECK
23’ X 5.5’ (147 SF) X 30 UNITS 4,410 SF
TOTAL PROVIDED:82,993 SF
PARKING
AUTO PARKING CALCULATION SPACE
COUNT
PARKING REQUIRED:
(BASE REQUIREMENT PER
DEVELOPMENT CODE)
RESIDENTIAL 1-BEDROOM = 1.5 SPACES/UNIT
(1.5 X 61 = 91.5 SPACES)
91.5 2-BEDROOM = 1.5 SPACES/UNIT
(1.5 X 66 = 99 SPACES)
99 3-BEDROOM = 2 SPACES/UNIT
(2 X 30 = 60 SPACES)
60 COMMERCIAL 1 SPACE PER 250 SF
(3,791 SF/250 SF = 15 SPACES)
15 GUEST PARKING 0.25 SPACE PER UNIT
(157 X 0.25 = 39.25 SPACES)
39.25 TOTAL REQUIRED 91.5 + 99 + 60 + 15 + 39.25 = 304.91 304.91 PARKING REQUIRED:
(REQUIREMENTS FOR
PROJECTS PROVIDING
AFFORDABLE HOUSING)
PROPOSED PROJECT TO PROVIDE 10%
LOW AFFORDABLE PER GOV. CODE
SECTION 65915 (B)(1)(A).
PER GOV. CODE SECTION 65915 (P)(1)
(A) AND (B), THE PROJECT REQUESTS
THE APPLICATION OF PARKING IN THE
FOLLOWING RATIOS:
RESIDENTIAL
(CALCULATIONS ARE
INCLUSIVE OF ALL GUEST
& HANDICAP PARKING)
(A) 1-BEDROOM: 1 ONSITE PARKING
SPACE/UNIT
(1 X 61 = 61)
61 (B) 2 OR 3-BEDROOMS: 2 ONSITE
PARKING SPACES/UNIT
(2 X 96 = 192)
192
COMMERCIAL 1 SPACE PER 250 SF
(3,791 SF/250 SF = 15 SPACES)
15 GUEST PARKING NONE REQUIRED 0
TOTAL REQUIRED 268
PARKING PROVIDED
STANDARD 166
ACCESSIBLE 10
COMPACT 17
COVERED 96
TOTAL PROVIDED 291
BICYCLE PARKING
PARKING REQUIRED:PER MUNICIPAL CODE:
10% OF AUTO PARKING REQUIRED 27
TOTAL PROVIDED:44
COMMUNITY BUILDING SF
UNCONDITIONED EXTERIOR COVERED SPACE:
GROUND FLOOR:638 SF
CONDITIONED:
GROUND FLOOR:3,011 SF
COMMERCIAL BUILDING SF
UNCONDITIONED EXTERIOR COVERED SPACE:
GROUND FLOOR:749 SF
SECOND FLOOR:508 SF
CIRCULATION:500 SF
CONDITIONED:
GROUND FLOOR:3,791 SF
SECOND FLOOR:3,521 SF
TOTAL GROSS SF:7,321 SF
RESIDENTIAL BUILDING SF (6 BUILDINGS)
UNCONDITIONED COVERED SPACE:
GROUND FLOOR:567 SF
SECOND FLOOR:1,853 SF
THIRD FLOOR:1,205 SF
TOTAL GROSS SF:2,978 SF
GARAGE: 4,736 SF
CIRCULATION:1271.70 + 940.89 + 940.89 = 3,153 SF
CONDITIONED:
GROUND FLOOR:5,451 SF
SECOND FLOOR:8,765 SF
D FLOOR:8,765 SF
TOTAL GROSS SF:22,981 SF
E.3.j
Packet Pg. 1351
0 50 100 200
1” = 100’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A2EXISTING SITE SURVEY
E.3.j
Packet Pg. 1352
0 15 30 60
1” = 30’-0”11X17 SHEET
UP
UP
DN
C
C
C
C
C
CCC
C
C
C
C
C
C
C
C
KEEP
CLEAR
PP
PP
PP
COM
MH
FH
WV
HB
WELL
WELL
C
O
N
C
P
A
D
CONC PAD
GRAVEL
EP
EP
EP
8"T
(2)36"T
36"T
76"T
28"T
(2)12"T
TOE
TOP
TOP
100
100
1 0
0 90
9 5
SAN JUAN ROAD
TYPE 1
BBQ
TYPE 1
B B
1 3
2 13
2 2
B
B
TYPE 1
B
SAN JUAN ROAD
SAN JUAN ROAD
PARCEL 5
PARCEL 6
PARCEL 4
APN 052-090-014
APN 052-090-015
APN 052-091-017PARCEL 2
APN 052-090-009
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 7
BUILDING 8
BUILDING 1
BUILDING 2
BUILDING 4
22' - 7"
37' - 0"
24' - 3"
24' - 4"
15' - 6"
8' - 0"
23' - 7"
14' - 3"
10' - 0"
14' - 4"14' - 3"10' - 0"
24' - 3"
10' - 0"
14' - 3"
24' - 4"
14' - 3"10'
1 AS104
1 1416
2839
71 98
102
106
156
165
172
182
194
195
26' - 1"
20' - 0"
10' - 0"
16' - 1"
10' - 0"
17' - 0"20' - 0"
45' - 9"
3 AS104
2 AS104
2 AS104
AS1011433-03-RS20 - Hollister Apartments
SITE PLAN
ORIGINAL 6/30/21 REVISED 12/20/21
1" = 30'-0"1 SCHEMATIC SITE PLAN
PROJECT DATA
SITE DATA
SITE ADDRESS:1550 SAN JUAN ROAD
SITE AREA:241,244 SF
ZONING:WG MIXED USE
AP#:052-090-008
BUILDING FOOTPRINT:68,534 SF
LOT COVERAGE:68,534 / 241,244 = 28.5%
TOTAL LANDSCAPE:75,219 / 241,244 = 31%
COMMERCIAL AREA:3,750 SF
BUILDING DATA
(6) APARTMENT BUILDINGS,(9) 1 BEDROOM UNITS
EACH WITH:(11) 2 BEDROOM UNITS
(5) 3 BEDROOM UNITS
(1) COMMERCIAL BUILDING:(7) 1 BEDROOM UNITS
UNIT TOTALS:(61) 1 BEDROOM UNITS
(66) 2 BEDROOM UNITS
(30) 3 BEDROOM UNITS
TOTAL UNITS:157 UNITS
SQUARE FOOTAGE:
1 BEDROOM UNIT 525 SF X 61 UNITS = 32,025 SF
2 BEDROOM UNIT 800 SF X 66 UNITS = 52,800 SF
3 BEDROOM UNIT 973 SF X 30 UNITS = 29,170 SF
TOTAL SF:116,995 SF
OPEN SPACE REQUIREMENTS
(1) 137 SF MIN. BALCONY PER UNIT
(157) UNITS X 500 SF PER UNIT 78,500 SF
OPEN SPACE AMENITIES:
-COMMON COMMUNITY ROOM
PARKING REQUIREMENTS (PER AFFORDABLE HOUSING
GOV CODE SECTION 65915 (b)(1)(A)
1 BEDROOM: 1 SPACE/UNIT
1.0 x 61 =61 SPACES
2 BEDROOM: 2 SPACES/UNIT
2.0 x 66 =132 SPACES
3 BEDROOM: 2 SPACES/UNIT
2.0 x 30 =60 SPACES
GUEST PARKING:NONE REQUIRED
COMMERCIAL:
(1 PER 250SF=3750/250SF)15 SPACES
TOTAL REQUIRED:
(61+132+60+15) =268 SPACES
STANDARD
(18'-0"x 9'-0", 2'-0 OF WHICH CAN OVERHANG LANDSCAPE
AREAS)
COMPACT SPACES:
(16'-0" x 8'-6") 40% COMPACT ALLOWED
TOTAL SPACES PROVIDED:
OFFSTREET PARKING
STANDARD 178 SPACES
COMPACT 17 SPACES
COVERED PARKING 96 SPACES
TOTAL PROVIDED:291 SPACES
BICYCLE PARKING
TOTAL REQUIRED = 268 X .10 =27 SPACES
TOTAL PROVIDED:44 SPACES
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A3PROPOSED SITE PLAN
ARCHITECTURAL SITE PLAN
1" = 30'-0" (24 X 36 SHEET)1
FUTURE OPENING FOR ACCESS
TO ADJACENT PARCEL AT THIS
LOCATION
E.3.j
Packet Pg. 1353
0 2 4 8
1/4” = 1’-0”11X17 SHEET
23' - 6"
14' - 5"6' - 6"2' - 7"
12 '
-
1 "
3'
-
1 1
"
5'
-
5 "
2'
-
7 "
24 '
-
0 "
11' - 11"11' - 7"
4' - 11"
2'
-
1 1
"
23' - 6"
LIVING M. BED
CLO
CLO
BATH
KIT / DIN
DECK LNDRY
DECK DEPTH
5' - 6"
21' - 0"
2' - 6"
542 SF UNIT
128 SF DECK
A4011433-03-RS20 - HOLLISTER APARTMENTS
ENLARGED UNIT PLANS
Issue Date
1/4" = 1'-0"1 1 BED PLAN
29' - 9"
6' - 5"4' - 7"15' - 7"
6' - 7"
7' - 11"
9' - 10"
DECK DEPTH
5' - 6"
24' - 3"
36' - 2"
BED 1
CL
BATH
CL
CL
ENTRY
BATH
CL
BED 2
KIT / DIN
DECK LNDRY.
LIVING
24' - 0"
836 SF UNIT
133 SF DECK
A4021433-03-RS20 - HOLLISTER APARTMENTS
ENLARGED UNIT PLANS
Issue Date
1/4" = 1'-0"1 2 BED PLAN
BED 3
CLO
BATH
BED 2
HALL
CLO
LIVING
KIT / DIN
ENTRY
M. BATH
CLO
M. BED
DECKLNDRY
12' - 1"10' - 3"13' - 2"5' - 7"5' - 5"1' - 1"
47' - 7"
12' - 2"
2' - 8"
2' - 1"
8' - 9"
DECK DEPTH
5' - 6"
23' - 0"3' - 6"
6' - 0"
12' - 10"
8' - 0"
2' - 9"
23' - 7"
10' - 5"13' - 10"11' - 4"
6' - 7"
2' - 4"
2' - 11"
1' - 6"
7' - 1"
4' - 11"
5' - 10"
4' - 7"6' - 5"
3' - 9"6' - 6"
STOR
1018 SF UNIT
146 SF DECK
4' - 11"
1433-03-RS20
1/4" = 1'-0"1 3 BED PLAN
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A4UNIT FLOOR PLANS
UNIT PLAN - 1 BEDROOM -542 SQFT
1/4" = 1'-0" (24 X 36 SHEET)1 UNIT PLAN - 2 BEDROOM - 836 SQFT 1/4" = 1'-0" (24 X 36 SHEET)2 UNIT PLAN - 3 BEDROOM -1,018 SQFT 1/4" = 1'-0" (24 X 36 SHEET)3
1 BEDROOM UNIT
UNCONDITIONED EXTERIOR COVERED SPACE:
PRIVATE DECK:128 SF
CONDITIONED:
FLOOR AREA:542 SF
2 BEDROOM UNIT
UNCONDITIONED EXTERIOR COVERED SPACE:
PRIVATE DECK:133 SF
CONDITIONED:
FLOOR AREA:836 SF
3 BEDROOM UNIT
UNCONDITIONED EXTERIOR COVERED SPACE:
PRIVATE DECK:147 SF
CONDITIONED:
FLOOR AREA:1018 SF
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UP
UP
2'
-
0 "
21 '
-
1 "
27 '
-
0 "
8'
-
6 "
5'
-
6 "
GARAGE
GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE GARAGE ACCESSIBLE GARAGE 8' - 5"27' - 7"13' - 11"24' - 3"20' - 8"53' - 7"9' - 0"12' - 10"29' - 7"
CORRIDOR
5'
-
7 "
5'
-
6 "
5'
-
7 "
23 '
-
1 1
"
23 '
-
7 "
5'
-
6 "
UNIT 101
(2 BED)
UNIT 102
(1 BED)
UNIT 103
(3 BED)
UNIT 104
(2 BED)
UNIT 105
(2 BED)
GARAGE
GARAGE
GARAGE
STOR.
TYP
23' - 1"
TYP
6' - 5"
TYP
22' - 2"
5' - 0"
4' - 0"45' - 9"15' - 4"71' - 8"36' - 4"5' - 8"
199' - 9"
5' - 2"
GARAGE GARAGE
13' - 6"
12' - 10"
GARAGE
STAIRS STAIRS
64' - 1"58' - 7"
199' - 9"
10' CLR MIN
10' - 1"
20' CLR MIN
20' - 2"
TYP
10' - 6"
16' - 2"
20' CLR MIN
20' - 1"
TYP.
10' - 2"
15' - 4"
12' - 0"
TYP
10' - 6"
MAINT.
23' - 1"
STOR.STOR.STOR.STOR.STOR.STOR.STOR.STOR.
TYP.
5' - 6"
TYP.
5' - 0"
21' - 2"
COVERED DECK LADRY.
COVERED DECK LNDRY.COVERED DECK LNDRY.LNDRY.COVERED DECK
COVERED DECK
LNDRY.
A1011433-03-RS20 - HOLLISTER APARTMENTS
FIRST FLOOR PLAN
Issue Date
1/8" = 1'-0"1 LEVEL 1 0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A5GROUND FLOOR PLAN - RESIDENTIAL
GROUND FLOOR PLAN
1/8" = 1'-0" (24 X 36 SHEET)1 RESIDENTIAL BUILDING SF (6 BUILDINGS) UNCONDITIONED COVERED SPACE:
GROUND FLOOR:567 SF
SECOND FLOOR:1,853 SF
THIRD FLOOR:1,205 SF
TOTAL GROSS SF:2,978 SF
GARAGE: 4,736 SF
CIRCULATION:1271.70 + 940.89 + 940.89 = 3,153 SF
CONDITIONED:
GROUND FLOOR:5,451 SF
SECOND FLOOR:8,765 SF
D FLOOR:8,765 SF
TOTAL GROSS SF:22,981 SF
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Packet Pg. 1355
DN
DN
UP
CORRIDOR
UNIT 201
(2 BED)
UNIT 202
(1 BED)
UNIT 203
(3 BED)
UNIT 204
(2 BED)
UNIT 205
(2 BED)
UNIT 206
(1 BED)
UNIT 207
(1 BED)
UNIT 208
(1 BED)
UNIT 209
(2 BED)
UNIT 210
(3 BED)
199' - 9"
STAIRS
STAIRS
5' - 6"
5' - 7"
23' - 11"
23' - 7"
8' - 5"27' - 7"13' - 11"24' - 3"11' - 7"9' - 1"53' - 7"9' - 0"12' - 10"23' - 11"5' - 8" 199' - 9"
22' - 7"
27' - 6"
8' - 6"
5' - 6"
UNCOVERED DECK
64' - 1"
5' - 6"
64' - 1"
4' - 0"21' - 2"45' - 9"16' - 1"70' - 11"41' - 11"
COVERED DECKSTOR.LNDRY.LNDRY.COVERED DECK LNDRY.COVERED DECK COVERED DECK LNDRY.LNDRY.COVERED DECK LNDRY.
COVERED DECK
COVERED DECKLNDRY.LNDRY.COVERED DECKLNDRY.COVERED DECK
LNDRY.COVERED DECK
A1021433-03-RS20 - HOLLISTER APARTMENTS
SECOND FLOOR PLAN
Issue Date
1/8" = 1'-0"1 LEVEL 2 0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A6SECOND FLOOR PLAN - RESIDENTIAL
SECOND FLOOR PLAN
1/8" = 1'-0" (24 X 36 SHEET)1
E.3.j
Packet Pg. 1356
DN
CORRIDOR
UNIT 301
(2 BED)
UNIT 302
(1 BED)
UNIT 303
(3 BED)
UNIT 304
(2 BED)
UNIT 305
(2 BED)
UNIT 306
(1 BED)
UNIT 307
(1 BED)
UNIT 308
(1 BED)
UNIT 310
(3 BED)
UNIT 309
(2 BED)
199' - 9"
STAIRS
STAIRS
5' - 6"
23' - 7"
23' - 11"
5' - 7"
199' - 9"
8' - 5"27' - 7"14' - 2"24' - 1"11' - 7"9' - 1"53' - 7"9' - 0"12' - 10"23' - 11"5' - 8" 22' - 7"
27' - 6"
8' - 6"
5' - 6"
4' - 0"21' - 2"45' - 9"16' - 1"70' - 11"41' - 11"
58' - 7"
64' - 1"
COVERED DECK LNDRY.LNDRY.COVERED DECK LNDRY.COVERED DECK COVERED DECK LNDRY.LNDRY.COVERED DECK
COVERED DECK
COVERED DECKLNDRY.LNDRY.COVERED DECKCOVERED DECK LNDRY.
COVERED DECK LNDRY.
LNDRY.
A1031433-03-RS20 - HOLLISTER APARTMENTS
THIRD FLOOR PLAN
1/8" = 1'-0"1 LEVEL 3
0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A7THIRD FLOOR PLAN - RESIDENTIAL
THIRD FLOOR PLAN
1/8" = 1'-0" (24 X 36 SHEET)1
E.3.j
Packet Pg. 1357
0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A8ELEVATIONS - RESIDENTIAL
RIGHT ELEVATION-RESIDENTIAL BUILDING
1/8 = 1'-0" (24 X 36 SHEET)3
FRONT ELEVATION-RESIDENTIAL BUILDING
1/8 = 1'-0" (24 X 36 SHEET)2
DRIVE-AISLE ELEVATION-RESIDENTIAL BUILDING
1/8 = 1'-0" (24 X 36 SHEET)1
LEFT ELEVATION-RESIDENTIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)4
0’-0”
GROUND F.F.
9’-1”
FIRST T.O.P.
42’-8”
MAX PROPOSED HEIGHT
19’-4 3/4”
SECOND T.O.P.
29’-8 1/2”
THIRD T.O.P.
10’-3 3/4”
LEVEL 2
20’-7 1/2”
LEVEL 3
0’-0”
GROUND F.F.
9’-1”
FIRST T.O.P.
42’-8”
MAX PROPOSED HEIGHT
19’-4 3/4”
SECOND T.O.P.
29’-8 1/2”
THIRD T.O.P.
10’-3 3/4”
LEVEL 2
20’-7 1/2”
LEVEL 3
0’-0”
GROUND F.F.
9’-1”
FIRST T.O.P.
42’-8”
MAX PROPOSED HEIGHT
19’-4 3/4”
SECOND T.O.P.
29’-8 1/2”
THIRD T.O.P.
10’-3 3/4”
LEVEL 2
20’-7 1/2”
LEVEL 3
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
9’
-
1 ”
E.3.j
Packet Pg. 1358
100
4'X3'4'X3'4'X3'4'X3'4'X3'
10' - 0"10' - 0"
10' - 0"
10' - 0"
20' - 0"
1433-03-RS20 - Hollister Apartm
ENLARGED COMMUNITY SIT
ORIGINAL 6/30/2021 REVISED 1
1/8" = 1'-0"1 ENLARGED COMMUNITY SITE PLAN
0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A9GROUND FLOOR PLAN - COMMUNITY BUILDING
GROUND FLOOR PLAN-COMMUNITY BUILDING
1/8" = 1'-0" (24 X 36 SHEET)1
COMMUNITY SPACE
ACCESSIBLE
PARKING
OUTDOOR COMMON
SPACE
SIDEWALK
COMMUNITY PARKING
COMMUNITY
PARKING
SIDEWALK
ROAD A
ROAD B
COMMUNITY BUILDING SF
UNCONDITIONED EXTERIOR COVERED SPACE:
GROUND FLOOR:638 SF
CONDITIONED:
GROUND FLOOR:3,011 SF
E.3.j
Packet Pg. 1359
0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A10ELEVATIONS - COMMUNITY BUILDING
EAST ELEVATION-COMMUNITY BUILDING
1/8" = 1'-0" (24 X 36 SHEET)3
WEST ELEVATION-COMMUNITY BUILDING
1/8" = 1'-0" (24 X 36 SHEET)1 NORTH ELEVATION-COMMUNITY BUILDING 1/8" = 1'-0" (24 X 36 SHEET)2
SOUTH ELEVATION-COMMUNITY BUILDING
1/8" = 1'-0" (24 X 36 SHEET)4
0’-0”0’-0”
10’-1”10’-1”
GROUND F.F.GROUND F.F.
FIRST T.O.P.FIRST T.O.P.
11’-3 3/4”11’-3 3/4”
LEVEL 2 LEVEL 2
22’-11”22’-11”
MAX PROPOSED HEIGHT MAX PROPOSED HEIGHT
11 ’
-
7 1
/
4 ”
11 ’
-
7 1
/
4 ”
11 ’
-
7 1
/
4 ”
11 ’
-
7 1
/
4 ”
10 ’
-
1 ”
10 ’
-
1 ”
10 ’
-
1 ”
10 ’
-
1 ”
0’-0”0’-0”
10’-1”10’-1”
GROUND F.F.GROUND F.F.
FIRST T.O.P.FIRST T.O.P.11’-3 3/4”11’-3 3/4”
LEVEL 2 LEVEL 2
22’-11”22’-11”
MAX PROPOSED HEIGHT MAX PROPOSED HEIGHT
E.3.j
Packet Pg. 1360
0 4 8 16
1/8” = 1’-0”11X17 SHEET
UP
UP
DN
C
C
C
C
C
KEEP
CLEAR
PP
PP
COM
MH
FH
WV
EP
EP
EP
1 0
0 TY P E 1
TY P E 1
B B
1 AS104
SETBACK
10' - 0"
AS1021433-03-RS20 - Hollister Apartments
ENLARGED COMMERCIAL SITE PLAN
ORIGINAL 6/30/21 REVISED 12/20/21
1/8" = 1'-0"1 ENLARGED COMMERCIAL SITE PLAN SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20 27 JUNE 2023 A11GROUND FLOOR PLAN - COMMERCIAL BUILDING
ENLARGED SITE PLAN - COMMERCIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)1
COMMERCIAL SPACE
ACCESSIBLE
PARKING
OUTDOOR COMMON
SPACE
SIDEWALK
COMMERCIAL
PARKING
SIDEWALK
ROAD A
TRASH
ENCLOSURE
COMMERCIAL
PARKING
FUTURE OPENING FOR ACCESS
TO ADJACENT PARCEL AT THIS
LOCATION
E.3.j
Packet Pg. 1361
0 4 8 16
1/8” = 1’-0”11X17 SHEET
UP
UP
DN
DN
DN
61 '
-
1 1
"
9' - 3"59' - 10"3' - 4"13' - 1"
85' - 6"
COMMERCIAL SPACE
STAIRS
STAIRS
ELEVATOR
88' - 6"
61 '
-
1 1
"
24 '
-
3 "
9'
-
9 "
23 '
-
5 "
4'
-
6 "
4'
-
6 "
23 '
-
5 "
12 '
-
9 "
16 '
-
9 "
4'
-
6 "
2' - 6"6' - 0"72' - 6"6' - 0"1' - 6"
4'
-
6 "
23 '
-
5 "
12 '
-
9 "
16 '
-
9 "
4'
-
6 "
85' - 6"
9' - 3"5' - 6"20' - 7"2' - 10"31' - 0"3' - 4"13' - 1"
61 '
-
1 1
"
4'
-
6 "
23 '
-
5 "
9'
-
9 "
19 '
-
9 "
4'
-
6 "
6' - 0"30' - 8"11' - 2"30' - 8"6' - 0"
UNIT 201
(1 BED)
UNIT 202
(1 BED)
UNIT 203
(1 BED)
UNIT 205
(1 BED)
UNIT 207
(1 BED)
COV. DECK COV. DECK COV. DECK
LNDRY.LNDRY.
LNDRY.LNDRY.STOR.
ELEVATOR STAIRS
HALLWAY
UNIT 206
(1 BED)
LNDRY.
1' - 6"
2' - 6"
3' - 0"
86' - 0"
UNIT UNIT 204
(1 BED)
COV. DECK COV. DECK COV. DECK COV. DECKLNDRY.LNDRY.
61 '
-
1 1
"
A10
1433-03-RS20 - HOLLISTER APARTMENTS
FIRST & SECOND FLOOR
2/9/2022
1/8" = 1'-0"1 Level 1
1/8" = 1'-0"2 Level 2
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A12FLOOR PLANS - COMMERCIAL BLDG
GROUND FLOOR PLAN-COMMERCIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)1SECOND FLOOR PLAN-COMMERCIAL BUILDING 1/8" = 1'-0" (24 X 36 SHEET)2
COMMERCIAL BUILDING SF
UNCONDITIONED EXTERIOR COVERED SPACE:
GROUND FLOOR:749 SF
SECOND FLOOR:508 SF
CIRCULATION:500 SF
CONDITIONED:
GROUND FLOOR:3,791 SF
SECOND FLOOR:3,521 SF
TOTAL GROSS SF:7,321 SF
E.3.j
Packet Pg. 1362
0 4 8 16
1/8” = 1’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A13ELEVATIONS - COMMERCIAL BLDG
EAST ELEVATION-COMMERCIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)3
WEST ELEVATION-COMMERCIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)1 NORTH ELEVATION-COMMERCIAL BUILDING 1/8" = 1'-0" (24 X 36 SHEET)2
SOUTH ELEVATION-COMMERCIAL BUILDING
1/8" = 1'-0" (24 X 36 SHEET)4
0’-0”
15’-0”
41’-0”
GROUND F.F.
FIRST T.O.P.
MAX PROPOSED HEIGHT
25’-3 3/4”
SECOND T.O.P.
16’-2 3/4”
LEVEL 2
41’-0”
0’-0”
GROUND F.F.
15’-0”
FIRST T.O.P.
MAX PROPOSED HEIGHT
25’-3 3/4”
SECOND T.O.P.
16’-2 3/4”
LEVEL 2
15 ’
-
0 ”
9’
-
1 ”
15 ’
-
0 ”
9’
-
1 ”
E.3.j
Packet Pg. 1363
Image Location Image Location Image Location Image LocationImage Location Image Location Image Location SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A14COLOR AND MATERIALS BOARD
A B C D E F G
ASPHALT ROOF SHINGLES
PEWTER
STANDING SEAM ACCENT ROOF
GRAY
WINDOWS/DOORS
BLACK
WOOD-LOOK PANELS/TRIM
CEDAR
HORIZONTAL LAP SIDING
GRAY
VERTICAL FIBER CEMENT SIDING
WHITE
EXTERIOR LIGHT FIXTURES
BLACK
A A A
G
B
B
D
D
D
C
C
GC
CC
F
F
E
E E
E
B
G
G
E.3.j
Packet Pg. 1364
0 50 100 200
1” = 100’-0”11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A15DETAIL VIGNETTES
METAL EXTERIOR LIGHT FIXTURES
VERTICAL FIBER CEMENT SIDING
HOGWIRE & POST GUARDRAIL
WOOD-LOOK FIBER CEMENT TRIM
EXPOSED RAFTER TAILS
BOARD & BATTEN FIBER CEMENT SIDING
WOOD-LOOK FIBER CEMENT HEADER
STOREFRONT WINDOW SYSTEM
RAISED LETTER METAL SIGNAGE
EXTERIOR LIGHTING FIXTURES
WOOD-LOOK FIBER CEMENT TRIM BOARD
STANDING SEAM METAL ROOF
STOREFRONT WINDOW SYSTEM
OUTDOOR DINING
RAISED LETTER METAL SIGNAGE
WOOD-LOOK LATTICE DETAIL
EXPOSED RAFTER TAILS
STANDING SEAM METAL ACCENT ROOF
PROJECT ADDRESS SIGNAGE
SUSPENDED METAL AWNING
STOREFRONT SYSTEM
RETAIL VIGNETTE3
BALCONY VIGNETTE1 STAIR TOWER VIGNETTE2
E.3.j
Packet Pg. 1365
0 10 20 40
1” = 20’-0”24X36 SHEET
SITE SECTION 2 (REFER TO SITE PLAN SHEET A3)2
SITE SECTION 3 (REFER TO SITE PLAN SHEET A3)3
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A16SITE SECTIONS
SITE SECTION 1 (REFER TO SITE PLAN SHEET A3)1
E.3.j
Packet Pg. 1366
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A17VIEW ANALYSIS FROM SAN JUAN HOLLISTER ROAD E.3.j
Packet Pg. 1367
HOLLISTER APARTMENTS & MIXED-USE ENTITLEMENTS 20428-06-RS20 05 MAR 2021
1/8” = 1’-0” (24X36 SHEET)
048 16
1/16” = 1’-0” (12X18 SHEET)PERSPECTIVE FROM SAN JUAN RD SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A18PROJECT CHARACTER SKETCH
E.3.j
Packet Pg. 1368
UP
UP
DN
C
C
C
C
C
CCC
C
C
C
C
C
C
C
C
KEEP
CLEAR
PP
PP
PP
COM
MH
FH WV
HB
WELL
WELL
C
O
N
C
P
A
D
CONC PAD
GRAVEL
EP
EP
EP
8"T
(2)36"T
36"T
76"T
28"T
(2)12"T
TOE
TOP
TOP
100
100
1 0
0 90
95 SAN JUAN ROAD
TYPE 1
BBQ
TYPE 1
B B
1 3
2 13
2 2
B
B
TYPE 1
B
SAN JUAN ROAD
SAN JUAN ROAD
PARCEL 5
PARCEL 6
PARCEL 4
APN 052-090-014
APN 052-090-015
APN 052-091-017PARCEL 2
APN 052-090-009
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 7
BUILDING 8
BUILDING 1
BUILDING 2
BUILDING 4
22' - 7"
37' - 0"
24' - 3"
24' - 4"
15' - 6"8' - 0"
23' - 7"
14' - 3"
10' - 0"
14' - 4"14' - 3"10' - 0"
24' - 3"
10' - 0"
14' - 3"
24' - 4"
14' - 3"10'
1 AS104
1 1416
2839
71 98
102
106
156
165
172
182
194
195
26' - 1"
20' - 0"
10' - 0"
16' - 1"
10' - 0"
17' - 0"20' - 0"
45' - 9"
3 AS104
2 AS104
2 AS104
1433-03-RS20 - Hollister Apartmen
SITE P
ORIGINAL 6/30/21 REVISED 12/2
1" = 30'-0"1 SCHEMATIC SITE PLAN
PROJECT
SITE DATASITE ADDRESS:SITE AREA:ZONING:AP#:
BUILDING FOOTPRINT:LOT COVERAGE:TOTAL LANDSCAPE:
COMMERCIAL AREA:
BUILDING DATA(6) APARTMENT BUILDING EACH WITH:
(1) COMMERCIAL BUILDING
UNIT TOTALS:
TOTAL UN
SQUARE FOOTAGE:1 BEDROOM UNIT 525 2 BEDROOM UNIT 800 3 BEDROOM UNIT 973 TOTAL SF:
OPEN SPACE REQUIREME (1) 137 SF MIN. BALCONY P
(157) UNITS X 500 SF PER
OPEN SPACE AMENITIES:-COMMON COMM
PARKING REQUIREMENTSGOV CODE SECTION 6591
1 BEDROOM: 1 SPACE/UN 1.0 x 61 =2 BEDROOM: 2 SPACES/UN 2.0 x 66 =3 BEDROOM: 2 SPACES/UN 2.0 x 30 =GUEST PARKING:COMMERCIAL:(1 PER 250SF=3750/250SF) TOTAL REQUIRED (61+132+60+15) =
STANDARD(18'-0"x 9'-0", 2'-0 OF WHICH AREAS)COMPACT SPACES:(16'-0" x 8'-6") 40% COMPAC
TOTAL SPACES PROVIDED OFFSTREET PARK STANDARDCOMPACTCOVERED PARKIN
TOTAL PROVIDED
BICYCLE PARKINGTOTAL REQUIRED = 268 X
TOTAL PROVIDED:
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A19PERSPECTIVE RENDERING
E.3.j
Packet Pg. 1369
UP
UP
DN
C
C
C
C
C
CCC
C
C
C
C
C
C
C
C
KEEP
CLEAR
PP
PP
PP
COM
MH
FH WV
HB
WELL
WELL
C
O
N
C
P
A
D
CONC PAD
GRAVEL
EP
EP
EP
8"T
(2)36"T
36"T
76"T
28"T
(2)12"T
TOE
TOP
TOP
100
100
1 0
0 90
95 SAN JUAN ROAD
TYPE 1
BBQ
TYPE 1
B B
1 3
2 13
2 2
B
B
TYPE 1
B
SAN JUAN ROAD
SAN JUAN ROAD
PARCEL 5
PARCEL 6
PARCEL 4
APN 052-090-014
APN 052-090-015
APN 052-091-017PARCEL 2
APN 052-090-009
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 7
BUILDING 8
BUILDING 1
BUILDING 2
BUILDING 4
22' - 7"
37' - 0"
24' - 3"
24' - 4"
15' - 6"8' - 0"
23' - 7"
14' - 3"
10' - 0"
14' - 4"14' - 3"10' - 0"
24' - 3"
10' - 0"
14' - 3"
24' - 4"
14' - 3"10'
1 AS104
1 1416
2839
71 98
102
106
156
165
172
182
194
195
26' - 1"
20' - 0"
10' - 0"
16' - 1"
10' - 0"
17' - 0"20' - 0"
45' - 9"
3 AS104
2 AS104
2 AS104
1433-03-RS20 - Hollister Apartmen
SITE P
ORIGINAL 6/30/21 REVISED 12/2
1" = 30'-0"1 SCHEMATIC SITE PLAN
PROJECT
SITE DATASITE ADDRESS:SITE AREA:ZONING:AP#:
BUILDING FOOTPRINT:LOT COVERAGE:TOTAL LANDSCAPE:
COMMERCIAL AREA:
BUILDING DATA(6) APARTMENT BUILDING EACH WITH:
(1) COMMERCIAL BUILDING
UNIT TOTALS:
TOTAL UN
SQUARE FOOTAGE:1 BEDROOM UNIT 525 2 BEDROOM UNIT 800 3 BEDROOM UNIT 973 TOTAL SF:
OPEN SPACE REQUIREME (1) 137 SF MIN. BALCONY P
(157) UNITS X 500 SF PER
OPEN SPACE AMENITIES:-COMMON COMM
PARKING REQUIREMENTSGOV CODE SECTION 6591
1 BEDROOM: 1 SPACE/UN 1.0 x 61 =2 BEDROOM: 2 SPACES/UN 2.0 x 66 =3 BEDROOM: 2 SPACES/UN 2.0 x 30 =GUEST PARKING:COMMERCIAL:(1 PER 250SF=3750/250SF) TOTAL REQUIRED (61+132+60+15) =
STANDARD(18'-0"x 9'-0", 2'-0 OF WHICH AREAS)COMPACT SPACES:(16'-0" x 8'-6") 40% COMPAC
TOTAL SPACES PROVIDED OFFSTREET PARK STANDARDCOMPACTCOVERED PARKIN
TOTAL PROVIDED
BICYCLE PARKINGTOTAL REQUIRED = 268 X
TOTAL PROVIDED:
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A20PERSPECTIVE RENDERING
E.3.j
Packet Pg. 1370
UP
UP
DN
C
C
C
C
C
CCC
C
C
C
C
C
C
C
C
KEEP
CLEAR
PP
PP
PP
COM
MH
FH WV
HB
WELL
WELL
C
O
N
C
P
A
D
CONC PAD
GRAVEL
EP
EP
EP
8"T
(2)36"T
36"T
76"T
28"T
(2)12"T
TOE
TOP
TOP
100
100
1 0
0 90
95 SAN JUAN ROAD
TYPE 1
BBQ
TYPE 1
B B
1 3
2 13
2 2
B
B
TYPE 1
B
SAN JUAN ROAD
SAN JUAN ROAD
PARCEL 5
PARCEL 6
PARCEL 4
APN 052-090-014
APN 052-090-015
APN 052-091-017PARCEL 2
APN 052-090-009
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 7
BUILDING 8
BUILDING 1
BUILDING 2
BUILDING 4
22' - 7"
37' - 0"
24' - 3"
24' - 4"
15' - 6"8' - 0"
23' - 7"
14' - 3"
10' - 0"
14' - 4"14' - 3"10' - 0"
24' - 3"
10' - 0"
14' - 3"
24' - 4"
14' - 3"10'
1 AS104
1 1416
2839
71 98
102
106
156
165
172
182
194
195
26' - 1"
20' - 0"
10' - 0"
16' - 1"
10' - 0"
17' - 0"20' - 0"
45' - 9"
3 AS104
2 AS104
2 AS104
1433-03-RS20 - Hollister Apartmen
SITE P
ORIGINAL 6/30/21 REVISED 12/2
1" = 30'-0"1 SCHEMATIC SITE PLAN
PROJECT
SITE DATASITE ADDRESS:SITE AREA:ZONING:AP#:
BUILDING FOOTPRINT:LOT COVERAGE:TOTAL LANDSCAPE:
COMMERCIAL AREA:
BUILDING DATA(6) APARTMENT BUILDING EACH WITH:
(1) COMMERCIAL BUILDING
UNIT TOTALS:
TOTAL UN
SQUARE FOOTAGE:1 BEDROOM UNIT 525 2 BEDROOM UNIT 800 3 BEDROOM UNIT 973 TOTAL SF:
OPEN SPACE REQUIREME (1) 137 SF MIN. BALCONY P
(157) UNITS X 500 SF PER
OPEN SPACE AMENITIES:-COMMON COMM
PARKING REQUIREMENTSGOV CODE SECTION 6591
1 BEDROOM: 1 SPACE/UN 1.0 x 61 =2 BEDROOM: 2 SPACES/UN 2.0 x 66 =3 BEDROOM: 2 SPACES/UN 2.0 x 30 =GUEST PARKING:COMMERCIAL:(1 PER 250SF=3750/250SF) TOTAL REQUIRED (61+132+60+15) =
STANDARD(18'-0"x 9'-0", 2'-0 OF WHICH AREAS)COMPACT SPACES:(16'-0" x 8'-6") 40% COMPAC
TOTAL SPACES PROVIDED OFFSTREET PARK STANDARDCOMPACTCOVERED PARKIN
TOTAL PROVIDED
BICYCLE PARKINGTOTAL REQUIRED = 268 X
TOTAL PROVIDED:
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A21PERSPECTIVE RENDERING
E.3.j
Packet Pg. 1371
0 50 100 200
1” = 100’-0” 11X17 SHEET
!
" #
$ !
# % %
"
&
% %
"
# % %
TRASH ENCLOSURE
0 2 4 8
1/4” = 1’-0” 11X17 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 A22TRASH ENCLOSURE
METAL TUBES
WOOD COLUMN
PERFORATED SHEET METAL
EXPOSED WOOD ROOF FRAMING
STANDING SEAM METAL ROOF
CORRUGATED METAL IDING
EXPOSED WOOD ROOF FRAMING
STANDING SEAM METAL ROOF
EXPOSED WOOD ROOF FRAMING
STANDING SEAM METAL ROOF
METAL TUBES
WOOD COLUMN
PERFORATED SHEET METAL
PLAN VIEW1 FRONT ELEVATION2
REAR ELEVATION5LEFT ELEVATION3 RIGHT ELEVATION4
E.3.j
Packet Pg. 1372
0 15 30 60
1” = 30’-0”24X36 SHEET
SS
SS
SS
SS
SS
SS
W
W
W
W
W
W
W
W
W
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS
SS
SS
SS
SS
SS
SS
SS
SS
W
C
C
C
C
C
CCCC
C
C
C
C
C
C
C
X
X
X
X
X
X
X
X
X
X X X
X X X
X
X
X
X
X
X
B-
B
W W W
W
W
SD
SD
W W W W W W
W
W
SD
SD
W W W
W
W
SD
W W W
W
SS SS SS SS
SS
SS SS
SS SS SS SS SS
SS
S
S
S
S S
FW FW FW
SD SD
FW
FW FW FW FW FW FW
FW
FW
FW FW FW
FW
FW
FW FW FW
WFW
D
D
D
SD D
D
D
D
D
D
D
D
SD
D
D
SD SD SD SD SD SD
SD SD SD
SD
S
D
D
D
SD
D
D
SD SD SD SD SD SD
SD
D
D
D
D
D
D
S
S
D
D
D
(INV DEPTH = -14.35)
BUILDING 8
BUILDING 7
BUILDING 1
BUILDING 2
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 4
95.05 FF 96.80 FF
97.05 FF
96.70 FF
94.50 FF
96.60 FF
96.70 FF
100.10 FF
96.5 RIM
87.7 INV
94.7 RIM
89.7 INV
96.1 RIM
89.4 INV
97.0 RIM
88.3 INV
96.3 RIM
87.8 INV
97.4 RIM
87.2 INV
A-
A
REMOVE AND REPLACE
EXISTING CURB INLET,
24" STORM DRAIN AND
48" MANHOLE
EXISTING 36"
STORM DRAIN
EXISTING 12"
POTABLE WATER
EXISTING 21" SEWER
EXISTING 84" STORM DRAIN
2 1
4 4
5 5
6 6
5 5
3 33333
3 3
3 3
3 3 3
3 3
3 19
7 19
1919
7 7
REFER TO LANDSCAPE PLANS
FOR SPORT COURTS
REFER TO LANDSCAPE PLANS FOR PLAY AREAS
9 11
11 111213 1213
1213
1213
13 12
1312
13 12
13 12
8 14
15 18
2 17 17
17 17
17 17
10 10
17 17
1616
16 19
7 7
7 7
19 16
16 16
11 11
11 EXISTING 36" SEWER
REMOVE AND REPLACE EXISTING
DRIVEWAY PER CITY STANDARD A-11
REMOVE ±25 LF OF
EXISTING STORMDRAIN
4 4
EXISTING FIRE HYDRANT
16 INSTALL CATCHBASIN
A-
A
A-A
13 '
13 '
5'
31 '
NOTE: SITE FEATURES AND UTILITIES ARE IN CONFORMANCE WITH THE
LATEST VERSION OF THE CITY OF HOLLISTER DESIGN STANDARDS,
STANDARD SPECIFICATIONS, AND STANDARD PLANS, UNLESS OTHERWISE NOTED. UTILITIES SHOWN WITHIN THE SITE WILL BE PRIVATELY MAINTAINED.
PAVEMENT STRUCTURAL SECTION PER STD. A-1
CROSS GUTTER PER STD. A-8
6" CONCRETE CURB
CURB AND GUTTER PER STD. A-8
MOUNTABLE CURB PER DETAIL ON THIS SHEET
FLUSH CONCRETE CURB
SIDEWALK PER STD. A-9
8" REDUCE PRESSURE PRINCIPLE BACKFLOW DEVICE PER STD. B-5 DRIVEWAY APPROACH PER STD. A-11
4' WIDE CONCRETE V-GUTTER
FIRE HYDRANT PER STD. B-1
DOMESTIC WATER SERVICE AND METER
FIRE WATER SERVICE
8" BACKFLOW PREVENTION DEVICE PER STD. B-4
WATER MAIN TIE-IN PER STD. B-7
TYPE 1 STANDARD MANHOLE PER STD. C-1
SEWER LATERAL & CLEANOUT PER STD. C-2
TYPE 2 STANDARD MANHOLE PER STD. D-2
REINFORCED CONCRETE PATH PER LANDSCAPE PLANS
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 36
"
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36"
WATER
TRENCH
8" FIRE WATER
MAIN
24"
8" PRIVATE DOMESTIC
WATER MAIN
18"
6"
6"
BEDDING
SAND
PRIVATE WATER & FIRE
TRENCH DETAIL
-NTS-
1"
24"
12 "
0. 0
3 '
LI
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INSTALL 12" SMOOTH BAR DOWELS,
18" LONG AT 24" O.C. AT
EXPANSION JOINTS AND COLD
JOINTS, TO BE GREASED OR
SLEEVED AT ONE END.
6" MIN. COMPACTED (95%
OR GREATER)CLASS II
AGGREGATE BASE
6"0.
4 2
'
MOUNTABLE CURB
DETAIL
-NTS-
16' PARKING
2.0%2.0%
26.5' DRIVE AISLE5'
B
L
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HMA PAVEMENT OVER
CLASS 2 AGGREGATE BASE
EXISTING GROUNDRETAINING WALL
MOUNTABLE CURB PER
DETAIL ON THIS SHEET
6" CURB
PERMEABLE PAVERS
26' DRIVE AISLE
B
L
D
G
B
L
D
G
HMA PAVEMENT OVER
CLASS 2 AGGREGATE BASE
FLUSH CURBFLUSH CURB V-GUTTER PER
DETAIL ON
THIS SHEET
DE
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=
12"
4' V-GUTTER
V-GUTTER
-NTS-
8" MIN. 5-1/2 SACK PC CONCRETE PER
STATE STANDARD SPECIFICATIONS
6" MIN. CLASS 2 AGGREGATE BASE PER
STATE STANDARD SPECIFICATIONS, TYP.
12" MIN. SUBGRADE AT MIN. 95%
RELATIVE COMPACTION
(ASTM TEST METHOD D1557 OR CAL 216)
(4) #4 BARS
EQUALLY
SPACED
#4 BARS AT
4' O.C.
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San Juan Road Apartments
0 feet60
1"=30'
30 90
LEGEND
PRELIMINARY KEY NOTES
C1San Juan Road Apartments
Site Improvements and Utilities
PROPOSED PRIVATE 8" PVC DOMESTIC WATER
8" PVC FIRE WATER IN SHARED TRENCH (SEE DETAIL ON THIS SHEET) PROPOSED PRIVATE 8" PVC SEWER S=0.005 FT/FT MIN
PROPOSED PRIVATE SEWER LATERAL WITH CLEANOUT PER CITY STD. C-2
PROPOSED STORM DRAIN, SEE GRADING & DRAINAGE
PROPOSED CITY STANDARD CURB INLET
PROPOSED ROOF DOWNSPOUT
W
SS
FW
June 23, 2023
PROPOSED AC
PROPOSED BUILDING
PROPOSED CONCRETE
PROPOSED LANDSCAPE AREA
PROPOSED PERVIOUS PAVER AREA
SECTION A-A
1" = 10'
SECTION B-B
1" = 10'
SD
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 C1SITE IMPROVEMENTS & UTILITIES PLAN
E.3.j
Packet Pg. 1373
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
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C
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SD
SD
SD
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D
D
SD D
D
D
D
D
D
D
D
SD
D
D
SD SD SD SD SD SD
SD SD SD
SD
S
D
D
D
SD
D
D
SD SD SD SD SD SD
SD
D
D
D
D
D
D
D
D
D
X
X
X
X
X
X
X
X
X
X X X
X X X
X
X
X
X
X
X
2%
MA
X
93.50 FL
94.67 TC
94.17 FS
95.54 TC
95.04 FL
95.13 TC
94.63 FL
94.54 TC
94.04 FS
94.20 TC
93.70 FL93.52 TC
93.02 FL
93.31 TC
92.81 FL
92.79 TC
92.29 FS
93.13 TC
92.63 FS
93.58 TC
93.08 FS
92.95 TC
92.45 FS
92.94 TC
92.44 FS
92.36 TC
91.86 FS
92.86 TC
92.36 FS
93.32 TC
92.82 FS
93.48 TC
92.98 FS
94.74 TC
94.24 FS
94.91 TC
94.41 FS 95.88 TC
95.38 FS 96.11 TC
95.61 FS
97.50 TC
97.00 FS
97.34 TC
96.84 FS
96.47 TC
95.97 FL
97.03 TC
96.53 FL
96.76 TC
96.26 FS
97.51 TC
97.01 FS
97.43 TC
96.93 FS
97.43 TC
96.93 FS
96.84 TC
96.34 FL
97.39 TC
96.89 FS
98.38 TC
97.88 FL97.86 TC
97.36 FL
99.97 TC
99.47 FS
99.97 TC
99.47 FS
98.77 TC
98.27 FS
98.01 TC
97.51 FS
98.99 TC
98.49 FS
98.50 TC
98.00 FS
100.10 FF
99.43 FP
97.05 FF
96.38 FP
96.80 FF
96.13 FP
96.70 FF
96.03 FP
95.05 FF
94.38 FP
94.50 FF
93.83 FP
96.60 FF
95.93 FP
96.70 FF
96.03 FP
97.65 TC
97.15 FL
97.30 TC
96.80 FS
96.28 TC
95.78 FS
96.73 TC
96.23 FS
97.42 TC
96.92 FS
96.89 TC
96.39 FS
96.54 TC
96.04 FS
95.96 TC
95.46 FS
94.56 TC
94.06 FS
93.90 TC
93.40 FS
94.56 TC
94.06 FS
94.88 TC
94.38 FS 94.86 TC
94.36 FL
94.35 TC
93.85 FL
94.32 TC
94.32 FS
92.50 TC
92.00 FL
94.90 TC
94.40 FL
95.10 TC
94.60 FS
95.28 TC
94.78 FS
94.92 TC
94.42 FL
96.46 TC
95.96 FL
96.63 TC
96.13 FS
96.45 TC
95.95 FS
93.24 TC
92.74 FS 95.40 TC
94.90 FS
94.77 TC
94.27 FS
94.14 TC
93.64 FS93.51 TC
93.01 FS
92.27 TC
91.77 FS
97.20 TC
96.70 FS
96.28 TC
95.78 FL
94.07 FL
93.80 TC
93.30 FL
100.36 TC
99.86 FL
97.38 TC
96.88 FL
92.85 TC
92.35 FL
93.30 FL
96.3 RIM
91.0 INV
97.3 RIM
89.6 INV
97.1 RIM
84.3 INV
98.2 RIM
87.6 INV (W)
84.1 INV (N)
97.5 RIM
89.4 INV
96.3 RIM
90.1 INV
96.7 RIM
91.2 INV
96.2 RIM
88.7 INV
94.1 RIM
87.6 INV
93.4 RIM
87.3 INV
93.0 RIM
87.0 INV
92.0 RIM
86.5 INV
92.5 RIM
87.0 INV
92.7 RIM
86.4 INV
93.0 RIM
86.2 INV
93.1 RIM
87.2 INV
95.8 RIM
89.5 INV
96.1 RIM
84.9 INV
96.4 RIM
84.7 INV
98.6 RIM
89.1 INV
94.6 RIM
88.0 INV
93.9 RIM
88.3 INV
96.1 FG
99.3±
EG
89.3±
EG
89.0±
EG
95.6 FG
95.1±
EG95.1
FG
92.0±
EG
91.5±
EG
93.7 FG
89.2±
EG
93.5 FG
89.1±
EG
93.0 FG
90.2±
EG
92.8 FG
89.0±
EG
92.5 FG
87.7±
EG
92.3 FG
88.0±
EG
88.3±
EG
88.6±
EG
92.6 FG
92.7 FG
93.3 FG
94.5 FG 94.6
FG
93.6±
EG
93.0 FG
92.9±
EG
93.3 FG
93.5±
EG
93.7 FG
92.5±
EG
94.0 FG
92.8±
EG
94.4 FG
95.6±
EG
94.7 FG
97.1±
EG
95.0 FG
97.6±
EG
95.4 FG
98.8±
EG
95.8 FG
96.3 FG
99.2±
EG
100.2±
EG
96.1 FG
100.6
FG
99.0±
EG
99.9±
EG
92.7 RIM
86.5 INV
92.2 TG
86.7 INV
94.0 TG
88.5 INV
98.5 TG
89.2 INV
96.79 FS
96.74 FS
96.67 FS
96.24 FS
96.11 FS
96.52 FS
96.46 FS
94.70 FS
94.52 FS
94.45 FS
94.42 FS94.79
FS
94.74 FS
94.63 FS
94.53 FS
94.08 FS
94.75 FS94.70
FS
92.90 FS
94.71 FS
96.70 FS
96.15 FS
96.41 FS
97.05 FS
97.33 FS
96.31 FS
96.38 FS 97.21
FS
97.14 FS
97.33 FS
97.61 FS
96.60 FS 96.60
FS
96.70 FS
96.70 FS
96.70 FS
96.80 FS 97.39
FS95.05
FS
95.05 FS
97.05 FS
96.62 FS
97.41 FS
98.35 FS
97.89 FS
97.94 FS
97.3 FG
99.6±
EG
96.9 FG 100.0±
EG
97.9 FG
100.1±
EG
99.3 FG 100.2±
EG
100.0
FG
100.0±
EG 99.91
FS
100.10
FS
100.10
FS
100.10
FS
100.10
FS
100.10
FS
94.1 FG
94.6 FG 94.9
FG
96.5 FG
96.0 FG
94.1 FG
94.5 FG
93.7 FG
93.9 FG
94.50 FS
94.4 FG
94.4 FG
94.6 FG
94.5 FG
94.50 FS
93.8 FG 94.2
FG93.5
FG
100.08
FS
98.38 FS
98.14 FS
97.0 FG
97.1 FG
97.0 FG
95.4 FG
95.3 FG
95.1 FG
96.7 FG
96.9 FG
94.32 TC
94.32 FS
96.09 TC
96.09 FS
96.1 FG
96.4 FG
96.1 FG
97.05 FS
97.05 FS97.05
FS
95.1 FG
95.0 FG
95.2 FG
94.3 FG
94.0 FG
94.8 FG
94.7 FG
97.2 FG 97.4
FG
96.6 FG
97.5 FG
97.8 FG
93.1 FG
93.41 FS 93.54
FS 93.73
FS
93.87 FS
94.01 FS
94.19 FS
94.33 FS
94.49 FS
94.99 FS 95.15
FS 95.28
FS
95.46 FS
95.60 FS
95.75 FS
95.93 FS
96.06 FS
93.22 FS
93.09 FS
92.96 FS
92.83 FS
92.70 FS
92.56 FS
92.44 FS
94.51 FS
94.74 FS
94.98 FS
95.23 FS
95.44 FS
95.69 FS
95.93 FS
94.50 FS
94.72 FS
94.99 FS
95.21 FS
95.42 FS
95.70 FS
94.66 FS 94.88
FS 95.14
FS 95.38
FS 95.60
FS 95.84
FS 96.09
FS
99.5 RIM
83.8 INV
95.9 RIM
90.3 INV
99.77 FS
94.82 TC
94.32 FS
94.97 TC
94.47 FS
95.94 TC
95.44 FS
93.16 FS
92.01 FS
97.25 TC
96.75 FS
96.10 FS
92.17 TC
91.67 FS
92.49 TC
91.99 FS
97.00 FS
96.39 FS
99.23 FS
94.71 FS
92.90 FS
93.58 FS
94.22 FS
95.13 FS
96.20 FS
100.39 TC
99.89 FL
99.70 TC
99.20 FL
97.79 TC
97.29 FL
STEP GARAGE WITH GRADE, TYP.
STEP GARAGE WITH GRADE, TYP.
STEP GARAGE WITH GRADE, TYP.STEP GARAGE WITH GRADE, TYP.
STEP GARAGE WITH GRADE, TYP.
STEP GARAGE WITH GRADE, TYP.
TOP OF CHAMBER = 89.0
BOTTOM OF CHAMBER = 84.0
TOP OF CHAMBER = 86.5
BOTTOM OF CHAMBER = 81.5
BEGINNING OF WALL
END OF WALL
BEGINNING OF WALL
BEGINNING OF WALL
END OF WALL
(INV DEPTH = -22.24)
(2) RISERS
(2) RISERS
99.50 FS
±88.3 INV
PROPOSED CITY STANDARD CURB INLET
BUILDING 8
BUILDING 7
BUILDING 1
BUILDING 2
BUILDING 3BUILDING 5
BUILDING 6
BUILDING 4
±86.5 INV
95.66 FS
95.66 FS
REMOVE
EXISTING
TREE
REMOVE
EXISTING
TREES
REMOVE
EXISTING
TREES
REMOVE
EXISTING
TREES
REMOVE EXISTING
TREE CLUSTER
REMOVE
EXISTING
TREES
EXISTING TREE
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San Juan Road Apartments
PROPOSED AC
PROPOSED BUILDING
PROPOSED CONCRETE
PROPOSED LANDSCAPE AREA
PROPOSED PERVIOUS PAVER AREA
0 feet60
1"=30'
30 90
LEGEND
C2San Juan Road Apartments
Grading and Drainage Plan
PROPOSED CMU BLOCK WALL
PROPOSED SQUARE CONCRETE CATCH BASIN
PROPOSED CITY STANDARD STORM DRAIN MANHOLE
June 23, 2023
RAW CUT 10,150 CY ˗
RAW FILL ˗10,670 CY
STORMTECH CHAMBERS 600 CY ˗
PERMEABLE PAVERS 1,140 CY -
TRENCH SPOILS 3,820 CY ˗
PAVING 2,020 CY ˗
BUILDINGS 1,810 CY ˗
SHRINKAGE 15%˗1,600 CY
TOTAL EARTHWORK 19,540 CY 12,270 CY
CUT FILL
15" SECTION
ASSUMED 3" AC OVER 8" AB
ASSUMED 8" SLAB
AREA OF DISTURBANCE: 5.14 ACRE
THE APPROXIMATE RAW EARTHWORK QUANTITIES SHOWN HEREON REPRESENT
THE ESTIMATED VOLUMETRIC DIFFERENCE CALCULATED BETWEEN THE PROPOSED SUBGRADE AND EXISTING GRADE SURFACE, AND ARE SUBJECT TO CHANGE.
THESE ESTIMATES DO NOT INCLUDE CONSIDERATIONS FOR LOSSES OR BULKING DUE TO: SOIL AMENDMENTS, STABILIZATION, CONSTRUCTION TECHNIQUE, FOOTING & TRENCHING SPOILS, ETC. THESE CONSIDERATIONS, IN ADDITION TO
ACTUAL FIELD CONDITIONS AND THE FINAL RECOMMENDATIONS OF THE
GEOTECHNICAL ENGINEER, MAY SIGNIFICANTLY EFFECT THE FINAL IMPORT/EXPORT QUANTITIES. APPROXIMATE QUANTITIES SHOWN ON THESE PLANS ARE FOR PERMITTING PURPOSES ONLY. IT IS THE RESPONSIBILITY OF THE
CONTRACTOR TO CALCULATE ACTUAL QUANTITIES FOR THE PURPOSE OF CONSTRUCTION AND COST ESTIMATES. CONTRACTOR IS ALSO RESPONSIBLE FOR
ADJUSTMENTS TO SLOPE HINGE POINTS IN ORDER TO PROVIDE GRADED PAD
AREA ADJACENT TO PATHS, WALKWAYS, AND ROADS FOR UTILITY BOXES, TRANSFORMERS, AND ABOVE GROUND UTILITY INFRASTRUCTURE.
APPROXIMATE EARTHWORK QUANTITIES
SD PROPOSED PRIVATE STORM DRAIN, 18" DIA. UNLESS
OTHERWISE NOTED
PROPOSED CITY STANDARD CURB INLET
D
GRADING NOTES
1.DRIVEWAYS SHALL HAVE A MINIMUM SLOPE OF 1% AND A MAXIMUM SLOPE OF 7%.
2.THERE SHALL BE A 0.5" LIP AT THE FRONT OF THE GARAGE.
3.GARAGES SHALL HAVE A MINIMUM 1% SLOPE AND A MAXIMUM OF 2% SLOPE.
4.ELEVATION CHANGE FROM GARAGE TO HOUSE FINISH FLOOR SHALL BE 2" MINIMUM AND 1.75' MAXIMUM.
PROPOSED FIRE HYDRANT
PROPOSED WATER VALVE
ABBREVIATIONS
FF FINISHED FLOOR
FP FINISHED PAD
FS FINISHED SURFACE
FL FLOWLINE
TC TOP OF CURB
EG EXISTING GRADE
FG FINISHED GRADE
INV INVERT
TG TOP OF GRATE
PROPOSED ROOF DOWNSPOUT
0 15 30 60
1” = 30’-0”24X36 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 C2GRADING & DRAINAGE PLAN
E.3.j
Packet Pg. 1374
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STORAGE VOLUME = 2,500 CF
SCM 2:
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STORAGE VOLUME = 7,100 CF
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San Juan Road Apartments
PROPOSED IMPERVIOUS
PROPOSED AC
PROPOSED BUILDING
PROPOSED CONCRETE
PROPOSED PERVIOUS
PROPOSED LANDSCAPE AREA
PROPOSED PERVIOUS PAVER AREA
0 feet60
1"=30'
30 90
LEGEND
PROPOSED PRIVATE STORM DRAIN
DMA 1 (62,047 SF)
SD
TIER 1- RUNOFF REDUCTION
·ROOF DRAIN DISCONNECT
·MINIMIZE IMPERVIOUS AREAS
TIER 2 - WATER QUALITY (85th PERCENTILE = 0.8")
·ON-SITE RETENTION-BASED INFILTRATION
TIER 3 - RETAIN 95TH PERCENTILE STORM EVENT (1.2")
·PAVERS WILL SELF-RETAIN AND ADDITIONALLY RETAIN
AND INFILTRATE AN APPROXIMATE IMPERVIOUS AREA
OF 22,400 SF
·STORAGE CHAMBERS WILL RETAIN AND INFILTRATE
APPROXIMATE VOLUME 9,000 CF
TIER 4 - PEAK MANAGEMENT
·STORAGE CHAMBERS ARE SIZED USING A MODIFIED
RATIONAL METHOD AND APPROXIMATED
HYDROGRAPHS TO DETAIN A VOLUME BASED ON
MAXIMUM ALLOWABLE OUTFLOW NOT TO EXCEED 90%
OF PRE-DEVELOPED RATES FOR 2-YEAR THROUGH
100-YEAR STORM EVENTS
PROJECT STATISTICS
REQUIRED STORMWATER CONTROL MEASURES
AREA OF DISTURBANCE:223,941 SF
5.14 AC
(A) EXISTING CONDITION
IMPERVIOUS AREA: 12,635 SF
0.29 AC
PERVIOUS AREA: 211,306 SF
4.85 AC
(B) PROPOSED IMPROVEMENTS
IMPERVIOUS AREA: 125,060 SF
2.87 AC
PERVIOUS AREA:51,496 SF
1.18 AC
SELF-RETAINING AREAS: 47,385 SF
1.09 AC
DMA 2 (161,894 SF)
C3San Juan Road Apartments
Stormwater Management Plan
June 23, 2023
0 15 30 60
1” = 30’-0”24X36 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 C3STORMWATER CONTROL PLAN
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C4San Juan Road Apartments
Fire Department Notes
June 23, 2023
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San Juan Road Apartments
0 15 30 60
1” = 30’-0”24X36 SHEET
SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 C4FIRE DEPARTMENT NOTES
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SAN JUAN APARTMENTS ENTITLEMENT 1433-02-RS20
27 JUNE 2023 L1LANDSCAPE SITE PLAN
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PLANNING COMMISSION RESOLUTION NO. 2023-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER RECOMMENDING CITY COUNCIL APPROVAL OF A DENSITY BONUS 2023-2 TO WAIVE THE REQUIRED SEWER AND STORM DRAINING IMPACT FEES FOR EIGHT (8) RESIDENTIAL DWELLING UNITS RESTRICTED TO VERY-LOW INCOME HOUSEHOLDS WITHIN THE MIXED-US DEVELOPMENT LOCATED AT 1550 SAN JUAN ROAD (APN 052-090-008)
WHEREAS, the Applicant, Laith Agha, has submitted an application for Site and Architectural Review (S&A 2022-11) of 157 dwelling units and 3,750 square feet of commercial space in a new mixed- use development, a Mitigated Negative Declaration, and an application for Density Bonus (DB 2023-2), located at 1550 San Juan Road; and
WHEREAS, the Applicant has submitted a complete application for the requested entitlements prepared by RRM Design Group received by the Planning Division on August 22,2023; and
WHEREAS, The California Density Bonus Law (Government Code Section 65915 et seq.) and Chapter 17.34, Density Bonus, of the Zoning Ordinance, allows developers to seek incentives or concessions from the City in exchange for providing affordable units within their project; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency approved a Mitigated Negative Declaration and circulated it for review;
WHEREAS, a Staff Report dated August 31, 2023, and incorporated herein by reference, described and analyzed the Project including the Site and Architectural Review (S&A 2021-11), Mitigated Negative Declaration, and Density Bonus (DB 2023-2); and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 31, 2023 to consider Density Bonus 2023-2, review the City Staff Report, and receive written and oral testimony for and against the proposal; and
NOW THEREFORE IT IS RESOLVED that the Planning Commission of the City of Hollister does hereby make the following findings and determinations regarding the proposed Density Bonus and recommends the City Council approve the Density Bonus:
A. The residential development meets the requirements of Chapter 17.34, Density Bonus, because:
1. The Applicant is proposing to restrict eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development which comprises five percent (5%) of the total number of units to households with very-low income.
2. Residential projects which restrict a minimum of five percent (5%) of the total number of dwelling units to very-low income households quality for a Density Bonus in accordance with Section 17.34.040(A)(2).
3. The Applicant is requesting a waiver of impact fees related to sewer and storm drainage impact fees.
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PC Resolution 2023-22
DB 2023-2 / 1550 San Juan Road
B. The proposed Project provides the required number of Target Units for the proposed affordability Type:
1. A total of eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development, which comprises five percent (5%) of the total number of units, will be restricted to households with very-low income for a minimum period of fifty-five (55) years.
C. The Applicant is requesting concessions or incentives that the project is eligible for under the Government Code because:
1. Development projects which restrict five percent (5%) of the total number of dwelling units to very-low income households are allowed one incentive or concession in accordance with Section 17.34.060(C)(a).
2. The Applicant has requested the waiver of sewer and storm drainage impact fees.
3. The Applicant has requested the waiver of the sewer and storm drainage impact fees to off-set the construction of the affordable units and off-set the loss in revenue related to restricting the units for a minimum period of fifty-five (55) years.
4. Approval of a direct financial contribution is a concession or incentive under Section
17.34.060(D)(4) of the Zoning Ordinance and requires the approval of the City Council.
PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 31st day of August 2023, by the following vote:
AYES: Henderson, Corona, Lenoir, Belong, and Ross
NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Christine Hopper, Secretary
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PC Resolution 2023-
DB 2023-2/ 1550 San Juan Rd
Please Note
It is the sole responsibility of the project applicant to comply with the conditions as approved, modified, or added by the Planning Commission. It is recommended that the applicant review these conditions carefully and if any questions arise as to compliance with the conditions, please do not hesitate to contact the staff planner. Also, if you do not agree with the proposed conditions, you have an opportunity to present your case to the City Council at their meeting. In addition, the City provides for a 15-day appeal period.
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PLANNING COMMISSION RESOLUTION NO. 2023-31
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER RATIFYING THE PLANNING COMMISSION’S DECISION TO RECOMMEND CITY COUNCIL APPROVAL OF A DENSITY BONUS 2023-2 TO WAIVE THE REQUIRED SEWER AND STORM DRAINING IMPACT FEES FOR EIGHT (8) RESIDENTIAL
DWELLING UNITS RESTRICTED TO VERY-LOW INCOME HOUSEHOLDS WITHIN THE MIXED-USE DEVELOPMENT LOCATED AT 1550 SAN JUAN ROAD
(APN 052-090-008)
WHEREAS, the Applicant, Laith Agha, has applied for Site and Architectural Review (S&A 2022-11) of 157 dwelling units and 3,750 square feet of commercial space in a new mixed-use development, a Mitigated Negative Declaration, and an application for Density Bonus (DB 2023-2), located at 1550 San Juan Road; and
WHEREAS, the Applicant has submitted a complete application for the requested entitlements prepared by RRM Design Group received by the Planning Division on August 22, 2023; and
WHEREAS, The California Density Bonus Law (Government Code section 65915 et seq.) and chapter 17.34, Density Bonus, of the Zoning Ordinance, allows developers to seek incentives or concessions from the City in exchange for providing affordable units within their project; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency approved a Mitigated Negative Declaration and circulated it for review; and
WHEREAS, a Staff Report dated August 31, 2023, incorporated herein by reference, described and analyzed the Project including the Site and Architectural Review (S&A 2021-11), Mitigated Negative Declaration, and Density Bonus (DB 2023-2); and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 31, 2023, to consider Density Bonus 2023-2, review the City Staff Report, and receive written and oral testimony for and against the proposal; and
WHEREAS, on August 31, 2023, the Planning Commission approved a recommendation that the City Council approve Density Bonus 2023-2p to waive the required sewer and stormwater impact fees for eight (8) residential dwelling units restricted to very low-income households within the mixed-use development located at 1550 San Juan Road; and
WHEREAS, on September 15, 2023, the Planning Commission received a Brown Act – Cure and Correct Demand from the San Benito High School District alleging that that consideration of Density Bonus 2023-2 was not properly agendized; and
WHEREAS, Government Code section 54960.2, subdivisions c and f, allow a city to cure an alleged Brown Act violation without prejudice; and
WHEREAS, the Planning Commission included the following item on the September 28, 2023, Planning Commission agenda: “Adopt a Resolution to Recommend City Council Approval of Density Bonus 2023-2 to Waive the Required Sewer and Storm Draining Impact Fees for Eight (8) Residential Dwelling E.3.l
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PC Resolution 2023-31
DB 2023-1 / 1550 San Juan Road
Units Restricted to Very-Low Income Households within the Mixed-Use Development Located at 1550 San Juan Road.”
NOW THEREFORE IT IS RESOLVED that the Planning Commission of the City of Hollister does hereby make the following findings and determinations regarding the proposed Density Bonus and recommends the City Council approve the Density Bonus:
A. The residential development meets the requirements of chapter 17.34, Density Bonus, because:
1. The Applicant is proposing to restrict eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development which comprises five percent (5%) of the total number of units to households with very-low income.
2. Residential projects which restrict a minimum of five percent (5%) of the total number of dwelling units to very-low-income households qualify for a Density Bonus in accordance with section 17.34.040(A)(2).
3. The Applicant is requesting a waiver of impact fees related to sewer and storm drainage impact fees.
B. The proposed Project provides the required number of Target Units for the proposed affordability Type:
1. A total of eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development, which comprises five percent (5%) of the total number of units, will be restricted to households with very-low income for a minimum period of fifty-five (55) years.
C. The Applicant is requesting concessions or incentives that the project is eligible under the Government Code because:
1. Development projects which restrict five percent (5%) of the total number of dwelling units to very-low-income households are allowed one incentive or concession in accordance with section 17.34.060, subdivision (C)(a).
2. The Applicant has requested the waiver of sewer and storm drainage impact fees.
3. The Applicant has requested the waiver of the sewer and storm drainage impact fees to off-set the construction of the affordable units and off-set the loss in revenue related to restricting the units for a minimum period of fifty-five (55) years.
4. Approval of a direct financial contribution is a concession or incentive under section
17.34.060, subdivision (D)(4) of the Zoning Ordinance and requires the approval of the City Council.
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PC Resolution 2023-31
DB 2023-1 / 1550 San Juan Road
PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 28th day of September 2023, by the following vote:
AYES: Henderson, Corona, Lenoir, and Ross
NOES: None
ABSTAIN: None
ABSENT: Belong
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Christine Hopper, Secretary
Please Note
It is the sole responsibility of the project applicant to comply with the conditions as approved, modified, or added by the Planning Commission. It is recommended that the applicant review these conditions carefully and if any questions arise as to compliance with the conditions, please do not hesitate to contact the staff planner. Also, if you do not agree with the proposed conditions, you have an opportunity to present your case to the City Council at their meeting. In addition, the City provides for a 15-day appeal period.
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City of Hollister
PUBLIC NOTICE OF
AVAILABILITY
INTENT TO ADOPT A
MITIGATED NEGATIVE
DECLARATION (MND)
CITY OF HOLLISTER, CA 95023
This notice is intended to provide
an opportunity for public
comments on the draft Mitigated
Negative Declaration for Site and
Architectural Review Application
2021-11.
Lead Agency:
City of Hollister, 339 Fifth Street,
Hollister, CA 95023
File Number:
Site and Architectural Review
Application 2021-11
Project Description:
Site and Architectural Review to
construct 157 dwelling units within
three multi-family buildings and
a 3,750 square foot commercial
building on a 5.54 acre site. The
project also includes a request for
a Density Bonus.
Location:
1550 San Juan Road (APN:
052-090-008). The General Plan
designation for the project site
is West Gateway and the zoning
designation is West Gateway.
Environmental Determination:
The Draft Mitigated Negative
Declaration has been prepared
by the City of Hollister as lead
agency and is in conformance with
Section 15070, Subsection (a), of
the State of California Guidelines
for Implementation of the
California Environmental Quality
Act. The purpose of the Draft
Mitigated Negative Declaration
was to determine whether there
were any potentially significant
impacts associated with the
proposed residential development
located at 1550 San Juan Road.
Public Review Period:
Public review period for this draft
Mitigated Negative Declaration
begins on July 21, 2023 and ends
August 21,2023 at 5:00p.m.
The draft Mitigated Negative
Declaration, Initial Study and
reference documents are available
for review under the above file
number from 8:00 – 5:00 p.m.
Monday through Thursday
at the Development Services
Department, 339 Fifth Street and
City Hall, 375 Fifth Street, Hollister,
CA 945023. Questions regarding
the project should be directed to
Erica Fraser at (831) 636-4360
or by e-mail at efraser.4leaf@
hollister.ca.gov.
Your views and comments on the
Mitigated Negative Declaration
for this proposed project are
welcomed. Written comments
should be received at the above
address no later than August 21,
2023 at 5:00 p.m. In addition, you
may also email your comments to
[email protected].
The Planning Commission will
review the Mitigated Negative
Declaration and the Site and
Architectural Review for the
project during a future, publicly
noticed, meeting.
(Pub HF 7/21)
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STAFF REPORT
CITY COUNCIL REGULAR MEETING AGENDA
MEETING DATE: NOVEMBER 6, 2023
SUBMITTED: October 31, 2023
DEPARTMENT:
DEPARTMENT HEAD:
Development Services
Eva Kelly, Interim Planning
Manager
TITLE OF ITEM: RESOLUTION NO. 2023-222, A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HOLLISTER APPROVING A DENSITY BONUS INCENTIVE FOR THE PROPOSED RESIDENTIAL DEVELOPMENT LOCATED AT 1550 SAN JUAN ROAD (DB 2023-1)
BRIEF DESCRIPTION: The City Council will consider granting a Density Bonus incentive for the construction of eight (8) dwelling units within a residential development for very-low income households. The Density Bonus incentive is related to the waiver of sewer and storm drainage impact fees for the affordable units.
RECOMMENDATION: Adopt a resolution approving a Density Bonus incentive for the waiver of impact fees for sewer and storm drainage for eight (8) affordable dwelling units.
DEPARTMENT SUMMARY: The Planning Commission has approved a Mitigated Negative Declaration and Site and Architectural Review 2021-11 for a mixed-use development located at 1550 San Juan Road. The project also includes Density Bonus 2023-1 for one incentive for the project to support the construction of affordable dwelling units. The San Benito High School District has filed an appeal of the Planning Commission’s decision to approve this project.
On August 31, 2023, the Planning Commission adopted Resolution No. 2023-22 recommending City Council approval of the Density Bonus. As part of the filing of the appeal, the San Benito High School District also appealed the recommendation of the Planning Commission. The recommendation is not an appealable action, however, the Appellant alleged a Brown Act Violation of the recommendation. The City Attorney then brought the matter before the Planning Commission on September 28, 2023, for ratification of the Planning Commission’s decision to recommend approval of the Density Bonus. The Planning Commission then approved Resolution 2023-31 ratifying their decision to recommend approval of the Density Bonus.
During the September 28, 2023, Planning Commission meeting, John Frusetta, Chief Business Officer for the San Benito High School District, spoke against the recommendation of the approval and provided a written statement and August 2023 Community Traffic Survey. Both of these documents are available for review.
Chapter 17.34, Density Bonus, and the State Density Bonus Law (Sections 65915-65918 of the California Government Code) allow a developer to seek a density bonus in exchange for building affordable dwelling units. The City is required by State Law to allow a density bonus for projects that comply with the state law.
The Applicant is proposing to designate 8 of the 157 dwelling units (or five percent of the total units) for very-low income households (see Attachment 2 for income levels for very-low households). Section 17.34.040(A)(2) allows for a Density Bonus if the developer agrees to designate five percent of the total number of units for very-low income households. Section F.1
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17.34.060(C)(1) allows a developer to request one incentive or concession for projects that dedicate at least five percent of the dwelling units for very-low income households. Pursuant to Section 17.34.140(A) the units will be required to remain affordable for a period of fifty -five (55) years.
A concession or incentive can include all of the following requests pursuant to Section
17.34.060(D):
• A reduction in the standards required by the Zoning Ordinance (such as lot size, setbacks, lot coverage, design standards, and parking standards). All requests for relief from the provisions of the Zoning Ordinance count as one incentive (i.e., a request for a setback and lot coverage modification only counts as one incentive).
• Approval of mixed-use for the site where not otherwise allowed.
• Other regulatory incentives (such as street width, sidewalks, etc.).
• Direct financial contribution. This request must be approved by the City Council. A City is not required to approve requests for financial contributions (Government Code Section 65915(K)).
The Applicant is requesting approval of a Density Bonus and an incentive related to the waiver of impact fees for the eight (8) affordable units within the development. The waiver is related to sewer and storm drainage impact fees. The sewer impact fee for multi-family units is $4,464.68 for treatment and $3,590.00 for collection (a total of $8,055.68 per unit). The storm drainage fee is $2,030.00 for units with two or more bedrooms and $700.00 for studio and one bedroom units. The total impact fee waiver for the project (using the current fees) would be $70,045.44 - $80,685.44 ($64,445.44 in sewer fees and $5,600 - $16,240 in storm drainage fees). The actual fee waiver will be based on the fee in effect at the time fees are paid by the Applicant and the number of bedrooms proposed for the affordable units. All other residential impact fees and water meter fees for the affordable units would be paid by the developer.
The waiver of these impact fees for the eight (8) affordable dwelling units cannot be recouped from other developments because the fees charged for each development project must be reasonably related to each project (i.e. we cannot charge higher impact fees for another project to offset the loss in impact fees from these eight (8) affordable units). The waiver of these fees must be subsidized from the general fund or any other dedicated funding source.
The developer has prepared a written statement which outlines the reasons for the request for the waiver of the impact fees for sewer and storm drainage (Attached).
Although a developer may also seek to increase density on the site, the Applicant is not requesting a density increase, nor are they required to. Additionally, while many requests for a density bonus include a request for the waiver of development standards, the Applicant has not.
The density bonus in this case is solely for the waiver of the fees for the affordable units and the project could be constructed as approved without the density bonus should the City Council deny the request.
If approved, prior to issuance of a building permit, the developer will be required to enter into a Housing Agreement with the City (which requires review and approval by the City Council) to ensure that the eight (8) affordable units will be used for very-low income families for a period of fifty-five (55) years. A deed restriction will also be required, prior to building issuance, to notify any future buyers that there are 8 income-restricted units in the development.
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City Council Options:
The City Council has the following options at tonight’s meeting:
1. Adopt a Resolution approving the Density Bonus and waiving the sewer and storm drainage impact fees for eight (8) affordable units.
2. Adopt a Resolution approving the Density Bonus and waiving the sewer and storm drainage impact fees for eight (8) affordable units with modifications made by the City Council.
3. Deny a Resolution approving the Density Bonus and waiving the sewer and storm drainage impact fees for eight (8) affordable units.
4. Continue the item and direct Staff to provide additional information or clarification.
Conclusion:
The Applicant is eligible for one concession or incentive, as part of a Density Bonus request, for the dedication of five (5) percent of the total number of dwelling units for the development for very-low income households. The Applicant is requesting a waiver of sewer and storm drainage impact fees for the eight (8) affordable units to offset the cost of their construction and loss in rental income for the units.
FINANCIAL IMPACT: If approved, the Applicant will not be required to pay the sewer and storm drainage impact fees for the eight (8) affordable units. Using the current fees, the total impact fee waiver for the project is estimated to be $70,045.44 - $80,685.44 ($64,445.44 in sewer fees and $5,600 - $16,240 in storm drainage fees [this fee is based on the number of bedrooms in the affordable units which is unknown at this time]). The actual fee waiver, however, will be calculated based on the fee in place prior to payment of the impact fees for the development.
CEQA: The proposed request for an incentive related to a density bonus application is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines because the Density Bonus incentive itself will not result in any direct physical change to the City and therefore it is not a project under CEQA and are exempt from further review (CEQA Guidelines, Section 15378). Review under CEQA for the proposed residential development is required and a Mitigated Negative Declaration was prepared for the project and approved by the Planning Commission.
ATTACHMENTS:
1. 1. Density Bonus Written Statement
2. 2. Applicant’s Density Bonus Incentive Request
3. 3. PC Reso Ratifying DB 2023-2
4. 4. SBHSD
THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH THE
STAFF RECOMMENDATION
David Mirrione, City Manager
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RESOLUTION NO. 2023-222
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER APPROVING A
DENSITY BONUS INCENTIVE FOR THE PROPOSED RESIDENTIAL DEVELOPMENT LOCATED AT 1550 SAN JUAN ROAD (DB 2023-1)
WHEREAS, Chapter 17.34, Density Bonus, of the Zoning Ordinance and Government Code Section 65915 regulate Density Bonus requests; and
WHEREAS, in accordance with Section 17.34.030, Eligibility for Bonus Incentive of Concessions, the Applicant is eligible for a Density Bonus for the provision of eight (8) affordable units restricted to very-low income households which comprises five (5) percent of the total development of 157 dwelling units; and
WHEREAS, in accordance with Section 17.34.060(C), Allowed Incentives or Concessions, the Applicant is eligible for one incentive or concession for the provision of eight (8) affordable units restricted to very-low income households which comprises five (5) percent of the total development of 157 dwelling units; and
WHEREAS, Section 17.34.060(D) outlines the type of incentives an Applicant can request with an eligible density bonus request; and
WHEREAS, the Applicant has requested the waiver of sewer and storm drainage impact fees for the eight affordable units as an incentive; and
WHEREAS, the Applicant has requested the financial incentive to support the construction and loss in future rental monies related to constructing and maintaining these units for a period of fifty-five (55) years; and
WHEREAS, the Planning Commission considered the project during a noticed public hearing on August 31, 2023 and approved Resolution No. 2023 -20 approving a Mitigation Negative Declaration, Resolution No. 2023-21 approving Site and Architectural Review 2021-11, and Resolution No. 2023-22 recommending City Council approval of Density Bonus 2023-2; and
WHEREAS, the San Benito High School District filed an appeal of the Planning Commission’s decision on September 15, 2023; and
WHEREAS, in response to some of the matters raised in the appeal, the Planning Commission approved Resolution No. 2-23-31 ratifying their decision to recommend approval of the Density Bonus during the September 28, 2023 Planning Commission meeting; and
WHEREAS, on November 6, 2023, the City Council denied the appeal of the San Benito High School District and upheld the Planning Commission’s decision to approve the project during a noticed public hearing; and
WHEREAS, the City Council in its sole discretion can approve a direct financial contribution as part of a Density Bonus application; and
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WHEREAS, the City Council reviewed the request for Density Bonus 2023-1 on November 6, 2023.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Hollister based on facts and analysis in the staff report, and written and oral testimony, does hereby approve the request for a Density Bonus and the requested incentive to waive the impact fees for sewer and storm drainage for the eight (8) affordable units.
PASSED AND ADOPTED, by the City Council of the City of Hollister at a Regular Meeting held this 6th day of November, 2023, by the following vote:
Mia Casey, Mayor
ATTEST:
Jennifer Woodworth, MMC, City Clerk
APPROVED AS TO FORM:
Lozano Smith Attorneys at Law
Mary F. Lerner, City Attorney
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I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2023-222, is an original Resolution, or true and correct copy of a City Resolution, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on the 6th day of November, 2023, at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Hollister this City Council day of November, 2023.
Jennifer Woodworth, MMC
City Clerk of the City of Hollister
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Affordability Proposal: 1550 San Juan Road
Affordability Level: Very Low Income
Total No. of Units: 8 of the 157 units (5%) will be designated very low income
Method to Determine Income Level of Applicants: City of Hollister process
Total Years to Remain Affordable: 55 years
Location of Units: Exhibit to be provided later
Requested Incentives: One incentive
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AFFORDABLE UNITS: METHODOLOGY TO DETERMINE ELIGIBILITY
The eligibility of an applicant for a “very low” apartment will be based on the U.S. Dept. of Housing and Urban Development’s (HUD) established income levels for San Benito County.
For 2-bedroom and 3-bedroom units in FY 2023, these income levels would be $50,100 and $55,650, respectively. These numbers will presumably change, depending on when the apartment complex is built and ready for occupancy.
The $50,100 income level represents the maximum for a family of three, which translates to eligibility for a 2-bedroom unit. The $55,650 income level represents the maximum for a family of four, which translates to eligibility for a 3-bedroom unit.
Rent is to be determined as such: for a 2-bedroom unit, 30 percent of the “very low” income limit for a family of three; for a 3-bedroom unit, 30 percent of the “very low” income limit for a family of four.
In FY 2023, this translates to monthly rent of $1,391 for 3-bedroom apartments and $1,253 for 2-bedroom apartments.
3-bedroom: $55,650 income * 0.3 (or 30%) = $16,695 annual rent $16,695 annual rent / 12 months = $1391 monthly rent
2-bedroom: $50,100 income * 0.3 (or 30%) = $15,030 annual rent $15,030 annual rent / 12 months = $1253 monthly rent
*Monthly rent includes provision for utility expenses, including: electric, water, and trash.
PROJECT BENEFIT OF REQUESTED INCENTIVE
We are pleased to commit 5% of our proposed apartment complex’s residential units for tenants who qualify for “very low” affordable units. With this commitment comes a reduction to future rental income, which means that, from a financing standpoint, the complex will generate less income to offset the construction cost.
So, we are requesting a fee reduction for each of the eight proposed “very low” affordable units.
Specifically, we are asking the City to waive fees related to Sewer, Storm Drainage, and Detention.
A fee reduction for the affordable units would help offset the reduced income by reducing the total amount of construction cost, as impact fees comprise a significant component of this total cost. This eases the burden to prove financial viability to a prospective lender, which increases F.1.b
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the likelihood of the project being funded and to provide much needed housing inventory–both market-rate and affordable–to the City of Hollister.
The federal interest rate has increased 5% since Spring 2022. Meanwhile cost of construction, which has receded somewhat, is still significantly higher than pre-pandemic. As such, the hard cost for this apartment complex is projected to be $250,000 per unit. (This figure does not include the so-called soft costs, such as impact fees to be paid to the City and the school district.)
Cost of construction in the greater Bay Area, for an apartment complex, is estimated to be $204,000 per dwelling. With Hollister’s impact fees, that brings the per-room cost to $244,000.
After factoring an 80% loan-to-cost, the per-unit borrowing burden is approximately $226,500.
That comes to a monthly per-unit payment of $1,384. The “very low” rent for a 3-bedroom unit is $1,391. However, this figure includes the cost of utilities, which reduces the income by $200/month. And when factoring general expenses and potential vacancy, that reduces the net income by another $900, bringing the net income of a 3-bedroom “very low” unit to about $300/month.
A 2-bedroom unit’s net income would be about $450/month. (It is higher largely due to the rent differential between “very low” 3-bedroom and 2-bedroom units being proportionally less than the difference in market rents between these unit sizes.)
Each “very low” unit would run at a deficit of a little more than $1,000/month. With eight units in this affordability category, that would be a deficit of about $8,000/month, or $96,000/year.
While we would not expect the City to help offset this reduced revenue long-term, the requested impact fee reduction would help alleviate financial stresses as the apartments are initially rented and the complex gets up and running.
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PLANNING COMMISSION RESOLUTION NO. 2023-31
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER RATIFYING THE PLANNING COMMISSION’S DECISION TO RECOMMEND CITY COUNCIL APPROVAL OF A DENSITY BONUS 2023-2 TO WAIVE THE REQUIRED SEWER AND STORM DRAINING IMPACT FEES FOR EIGHT (8) RESIDENTIAL
DWELLING UNITS RESTRICTED TO VERY-LOW INCOME HOUSEHOLDS WITHIN THE MIXED-USE DEVELOPMENT LOCATED AT 1550 SAN JUAN ROAD
(APN 052-090-008)
WHEREAS, the Applicant, Laith Agha, has applied for Site and Architectural Review (S&A 2022-11) of 157 dwelling units and 3,750 square feet of commercial space in a new mixed-use development, a Mitigated Negative Declaration, and an application for Density Bonus (DB 2023-2), located at 1550 San Juan Road; and
WHEREAS, the Applicant has submitted a complete application for the requested entitlements prepared by RRM Design Group received by the Planning Division on August 22, 2023; and
WHEREAS, The California Density Bonus Law (Government Code section 65915 et seq.) and chapter 17.34, Density Bonus, of the Zoning Ordinance, allows developers to seek incentives or concessions from the City in exchange for providing affordable units within their project; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City as the Lead Agency approved a Mitigated Negative Declaration and circulated it for review; and
WHEREAS, a Staff Report dated August 31, 2023, incorporated herein by reference, described and analyzed the Project including the Site and Architectural Review (S&A 2021-11), Mitigated Negative Declaration, and Density Bonus (DB 2023-2); and
WHEREAS, the Planning Commission held a duly noticed public hearing on August 31, 2023, to consider Density Bonus 2023-2, review the City Staff Report, and receive written and oral testimony for and against the proposal; and
WHEREAS, on August 31, 2023, the Planning Commission approved a recommendation that the City Council approve Density Bonus 2023-2p to waive the required sewer and stormwater impact fees for eight (8) residential dwelling units restricted to very low-income households within the mixed-use development located at 1550 San Juan Road; and
WHEREAS, on September 15, 2023, the Planning Commission received a Brown Act – Cure and Correct Demand from the San Benito High School District alleging that that consideration of Density Bonus 2023-2 was not properly agendized; and
WHEREAS, Government Code section 54960.2, subdivisions c and f, allow a city to cure an alleged Brown Act violation without prejudice; and
WHEREAS, the Planning Commission included the following item on the September 28, 2023, Planning Commission agenda: “Adopt a Resolution to Recommend City Council Approval of Density Bonus 2023-2 to Waive the Required Sewer and Storm Draining Impact Fees for Eight (8) Residential Dwelling F.1.c
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PC Resolution 2023-31
DB 2023-1 / 1550 San Juan Road
Units Restricted to Very-Low Income Households within the Mixed-Use Development Located at 1550 San Juan Road.”
NOW THEREFORE IT IS RESOLVED that the Planning Commission of the City of Hollister does hereby make the following findings and determinations regarding the proposed Density Bonus and recommends the City Council approve the Density Bonus:
A. The residential development meets the requirements of chapter 17.34, Density Bonus, because:
1. The Applicant is proposing to restrict eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development which comprises five percent (5%) of the total number of units to households with very-low income.
2. Residential projects which restrict a minimum of five percent (5%) of the total number of dwelling units to very-low-income households qualify for a Density Bonus in accordance with section 17.34.040(A)(2).
3. The Applicant is requesting a waiver of impact fees related to sewer and storm drainage impact fees.
B. The proposed Project provides the required number of Target Units for the proposed affordability Type:
1. A total of eight (8) dwelling units within the 157 dwelling unit residential portion of the mixed-use development, which comprises five percent (5%) of the total number of units, will be restricted to households with very-low income for a minimum period of fifty-five (55) years.
C. The Applicant is requesting concessions or incentives that the project is eligible under the Government Code because:
1. Development projects which restrict five percent (5%) of the total number of dwelling units to very-low-income households are allowed one incentive or concession in accordance with section 17.34.060, subdivision (C)(a).
2. The Applicant has requested the waiver of sewer and storm drainage impact fees.
3. The Applicant has requested the waiver of the sewer and storm drainage impact fees to off-set the construction of the affordable units and off-set the loss in revenue related to restricting the units for a minimum period of fifty-five (55) years.
4. Approval of a direct financial contribution is a concession or incentive under section
17.34.060, subdivision (D)(4) of the Zoning Ordinance and requires the approval of the City Council.
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PC Resolution 2023-31
DB 2023-1 / 1550 San Juan Road
PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 28th day of September 2023, by the following vote:
AYES: Henderson, Corona, Lenoir, and Ross
NOES: None
ABSTAIN: None
ABSENT: Belong
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Christine Hopper, Secretary
Please Note
It is the sole responsibility of the project applicant to comply with the conditions as approved, modified, or added by the Planning Commission. It is recommended that the applicant review these conditions carefully and if any questions arise as to compliance with the conditions, please do not hesitate to contact the staff planner. Also, if you do not agree with the proposed conditions, you have an opportunity to present your case to the City Council at their meeting. In addition, the City provides for a 15-day appeal period.
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STAFF REPORT
CITY COUNCIL REGULAR MEETING AGENDA
MEETING DATE: NOVEMBER 6, 2023
SUBMITTED: October 27, 2023
DEPARTMENT:
DEPARTMENT HEAD:
Public Works
William Via, Community Services
Director
TITLE OF ITEM: RESOLUTION NO. 2023-223, A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HOLLISTER ADOPTING A WASTEWATER SERVICES AGREEMENT
BETWEEN THE CITY OF HOLLISTER AND SUNNYSLOPE COUNTY WATER DISTRICT
BRIEF DESCRIPTION: City Council will consider adopting a Wastewater Services Agreement between the City of Hollister and Sunnyslope County Water District for Gavilan College, Cielo Vista, Fairview Corners, and Lands of Lee.
RECOMMENDATION: Adopt a resolution approving the Wastewater Treatment Services Agreement between the City of Hollister and Sunnyslope County Water District to provide outside jurisdiction sewer service.
DEPARTMENT SUMMARY: On October 3, 2022, the Hollister City Council received a presentation from Sunnyslope County Water District (Sunnyslope) and directed staff to return with a presentation with options on how to provide wastewater treatment services to Gavilan in partnership with Sunnyslope Water District. Staff worked with Gavilan College and Sunnyslope to provide possible options, including the necessary partnerships required for the project. Staff made that presentation to Council on August 7, 2023.
Following the presentation by staff at the August 7, 2023 City Council Meeting, staff received direction to negotiate an agreement with Sunnyslope to provide wastewater services to Gavilan College, Cielo Vista, Fairview Corners, and Lands of Lee. Staff has been working with Sunnyslope and have negotiated the agreement presented here tonight. The agreement has been approved, as presented, by the Sunnyslope Board of Directors (Board).
The Board also authorized their General Manager to negotiate an amended version, if the Council wishes to amend, that removes or amends Section 8 a. and/or 8 d. and authorizes their Board President to sign the agreement without returning to the full Board.
The following are some of the main points of the agreement:
• The agreement limits sewer service only to those APNs listed in the agreement • The owners of each APN shall consent to future annexation and waive any protest to future annexation
• The District shall pay the City of Hollister (City) 100 percent of the treatment portion of the sewer rate and 70 percent of the collection portion (Sunnyslope retains 30% for maintenance of their portion of the collection system). • Prior to construction of any connection(s) or use of the wastewater system, the City will apply to and receive written approval from LAFCo
• The City will have the ability to review and approve any subsequent agreements necessary for Sunnyslope to provide wastewater services • Sunnyslope shall indemnify the City should LAFCo not approve or fail to act on the City’s F.2
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application
• Upon annexation of any of the properties, the City will take possession of the collection system located within the annexed properties.
• Flow is estimated at 145,000 gallons per day at buildout
FINANCIAL IMPACT: Receipt of approximately $2,214,000 in Wastewater Treatment and Collection Impact fees at full buildout plus monthly wastewater treatment and collection charges.
Charges are estimated as impact fees are collected at the then current rate when occupancy is granted.
CEQA: Sunnyslope shall be responsible for all environmental impact analysis and mitigation pursuant to the California Environmental Quality Act and National Environmental Protection Act related to the construction, operation, and maintenance of the Sunnyslope Collection System and connection to the City Wastewater Collection System.
ATTACHMENTS:
1. Gavilan College Agreement Sunnyslope Signature
THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH THE
STAFF RECOMMENDATION
David Mirrione, City Manager
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RESOLUTION NO. 2023-223
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER ADOPTING A
WASTEWATER SERVICES AGREEMENT BETWEEN THE CITY OF HOLLISTER AND
SUNNYSLOPE COUNTY WATER DISTRICT
WHEREAS, the City desires to support the construction of a new Gavilan College Campus in Hollister; and
WHEREAS, the cost savings of connecting to the City sewer system will support the construction of a new campus; and
WHEREAS, the saved funds being reinvested into the campus will benefit the students of Gavilan College; and
WHEREAS, connecting to the City sewer system will protect the environment by eliminating the need for the installation of a septic system; and
WHEREAS, the City supports the protection of the environment; and
WHEREAS, the connection of the new Gavilan College campus requires cooperation between Sunnyslope County Water District and the City of Hollister.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister hereby approves a Wastewater Services Agreement between the City of Hollister and Sunnyslope County Water District for Wastewater services and authorizes the Mayor to sign the agreement.
PASSED AND ADOPTED, by the City Council of the City of Hollister at a Regular Meeting held this 6th day of November, 2023, by the following vote:
Mia Casey, Mayor
ATTEST:
Jennifer Woodworth, MMC, City Clerk
APPROVED AS TO FORM:
Lozano Smith Attorneys at Law
Mary F. Lerner, City Attorney
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I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2023-223, is an original Resolution, or true and correct copy of a City Resolution, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on the 6th day of November, 2023, at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Hollister this City Council day of November, 2023.
Jennifer Woodworth, MMC
City Clerk of the City of Hollister
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STAFF REPORT
CITY COUNCIL REGULAR MEETING AGENDA
MEETING DATE: NOVEMBER 6, 2023
SUBMITTED: October 23, 2023
DEPARTMENT:
DEPARTMENT HEAD:
Planning
Christine Hopper, Development
Services Director
TITLE OF ITEM: RESOLUTION NO. 2023-224, A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HOLLISTER APPROVING A SUPPLEMENTAL APPROPRIATION OF $762,822 AND AUTHORIZING THE CITY MANAGER TO EXECUTE A CONTRACT AMENDMENT WITH PLACEWORKS INC. FOR THE 2040 GENERAL PLAN UPDATE TO ADDRESS THE CITY COUNCIL’S RECOMMENDED CHANGES TO THE DRAFT GENERAL PLAN
BRIEF DESCRIPTION: A resolution approving a supplemental appropriation of $762,822 (includes a $40,000 contingency) and authorizing the execution of a contract amendment with Placeworks Inc. for the completion of revisions to the Draft General Plan, Climate Action Plan, and Environmental Impact Report based on the City Council’s direction from the September 11, 2023 study session on the 2040 General Plan Update.
RECOMMENDATION: Approve a resolution approving a supplemental appropriation of $762,822 and authorization to execute a contract amendment with Placeworks Inc. to complete additional work related to amendments requested on the Draft General Plan, Climate Action Plan, and Environmental Impact Report.
DEPARTMENT SUMMARY: The City of Hollister is in the process of updating the current 2005- 2023 General Plan through the year 2040. The City has contracted with Placeworks Inc. (“Placeworks”) to prepare the 2040 General Plan Update, as well as a Climate Action Plan, Agricultural Preservation Program, Inclusionary Housing Ordinance, and several other documents and programs, along with an associated Environmental Impact Report.
Throughout 2020 and 2021, staff and Placeworks received feedback and policy direction from the public, General Plan Advisory Committee (GPAC), Planning Commission, and City Council, which informed the drafting of the 2040 General Plan Update. On April 4, 2023, the City of Hollister released the Draft General Plan, Draft Climate Action Plan (CAP), Draft Agricultural Preservation Program (APP), and Draft Environmental Impact Report (DEIR) for public review.
Since the release of the draft documents, staff have compiled feedback from the public on the draft documents, which was reviewed by the Planning Commission at a study session on August 10, 2023, and by the City Council during a study session on September 11, 2023.
During the September 11, 2023 study session, after considering the feedback from the public and the Planning Commission, the City Council directed staff and Placeworks to make several amendments to the Draft General Plan. These amendments include changes to the Sphere of Influence and land use changes which require additional review and amendments to be made to the draft documents to reflect the amended project description. A detailed description of the recommended changes to the document can be found in the September 11, 2023 Minutes (Attachment 1).
Additional Items from September 11, 2023 Study Session
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In addition to the Sphere of Influence and land use changes directed by the City Council at the September 11, 2023 Study Session, the Council also requested three additional items to return for further discussion. The City Council also separately discussed a policy to defer acceptance and processing of individual general plan amendment requests during the course of the General Plan Update. The deferral policy itself will be discussed as a separate item on tonight’s council agenda as well. However, below is a discussion of these items; how they are currently proposed to be addressed in the scope amendment; and how changes to the items would potentially affect the scope, timeline, and/or budget of the General Plan Update.
Discussion Items:
1. Request to return a discussion of additional allowed uses within the North Gateway Zoning District.
This item was one of the remaining discussion items from the September 11th study session. The request came from several public comments received about potentially expanding the uses permitted in the North Gateway General Plan Designation (a commercial designation) to include more industrial uses. Additionally, as the City is also in the process of updating the 6th Cycle Housing Element, the possibility of including residential uses in the North Gateway is up for discussion in order to identify additional sites to meet the City’s Regional Housing Needs Allocation (RHNA).
As proposed in the scope of work, staff anticipates to bring this item back to the City Council for further discussion and direction at the 11/20/23 City Council meeting. An item has been incorporated into the scope of work and budget for Placeworks staff attendance at this meeting. The ultimate list of permitted uses in this zoning designation will affect the modeling that will occur as part of the project amendments. In discussions with Placeworks, if these uses are identified by the 11/20/23 meeting, the timeline as drafted will not be affected. However, delays to receiving this feedback after the start of December would push back the timeline because the data would not be able to be entered, and modeling would either be stalled or need to be redone if significant land use changes are proposed.
2. Request to return a discussion to expand the area of acceptable conservation sites within the Agricultural Preservation Program to encompass the entire county.
This item was one of the remaining discussion items from the September 11th study session. The request came from the public comments received.
As proposed in the current scope of work, staff anticipates to also bring this item to the 11/20 City Council meeting for discussion and direction. However, the direction on this item will not affect the timeline of the amendments, and could be delayed to a future discussion if needed.
3. Request to return a discussion regarding labor requirements for development.
This item was the final remaining discussion item from the September 11th study session. The request also came from public comments received.
As discussed during the study session, this item is not appropriate for incorporation into the General Plan. Planning staff and Placeworks do not intend to return this item for discussion. However, the City Attorney’s office offered to return a general discussion of F.3
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this topic to the Council at a later date. This item will therefore not affect the General Plan Update scope of work or timeline.
General Plan Amendment Deferral Policy:
This item was a separate discussion at the September 11th study session and it was requested that staff return to the Council with a policy for adoption. The City Council discussed a formal policy at the October 16, 2023 regular meeting. At the October 16th meeting, the policy adoption was tabled to the November 6th meeting pending the discussion of the timeline of the General Plan Update, and a status of pending applications for general plan amendments. The policy itself is a separate item on tonight’s council agenda as well.
City staff have requested the Council’s consideration of a policy to defer the acceptance and processing of individual general plan amendment requests during the course of the City’s General Plan Update (GPU). This is due both to the effect that an individual request can have on the timeline and costs associated with amending the GPU to reflect those individual changes, and also the effect that processing an individual request can have on the ability for the City to then implement the goals and policies of the GPU after its ultimate adoption. It is important to note that while land use is a key part of any general plan, the General Plan also incorporates policies related to many other topics – such as circulation, agriculture and open space, arts and culture, economic development, etc. Upon adoption of the General Plan Update, all of the policies within the document would affect and shape future development within the City.
Below is a brief description of the general plan amendment (and prezone/annexation, as they are often accompanied) processes in the City of Hollister:
General Plan Amendment (GPA)/Prezone (PZ) Process
1 Submittal of Request for Initiation
2 Staff Review of Submitted Materials
3 City Council Authorization of Initiation (Resolution [4/5th vote for GPA]) 4 Submittal of Formal GPA/PZ Application(s)
5 Staff Review of Submittal Materials
6 Environmental Analysis (completed concurrently with Step 5) 7 Planning Commission Recommendation to City Council
8 City Council Decision (GPA – Resolution; PZ – Ordinance, 1st & 2nd Reading Required) 9 PZ Only – City Council Authorization to Submit Application to LAFCO (Resolution) 10 PZ Only – Staff/Applicant Coordination to Complete LAFCO Application 11 PZ Only – Annexation Application Submitted to LAFCO
12 PZ Only – LAFCO Decision (Annexation/SOI Boundary Determination)
As requested by the Council, staff have identified pending applications for general plan amendments, their current status, and the effect of their status (or a change to their status) on the GPU.
1. GPA 2020-1, PZ 2020-2 – Hollister Research Campus
Initiation Application Submitted: June 24, 2020
Prezone Application Submitted: December 18, 2020
The project proposes to amend the general plan to designate ~230 acres of land located at the intersection of San Felipe Road and Highway 156 for industrial uses, expand the Sphere of Influence to incorporate the land, and proposes annexation of the land into the Light Industrial (M1) and Industrial Business Park (IBP) Zoning Districts.
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Figure 1. Project Site GPA 2020-1, PZ 2020-2
This project was authorized for Initiation on 10/19/2020 by the City Council (Step 3).
The project applicant submitted the formal GPA and PZ applications (Step 4) on 12/18/2020, and staff and the applicant are in the process of preparing the environmental analysis for the project (Step 5 & 6).
As currently proposed, the project is utilizing the environmental analysis of the 2040 GPU as a baseline, and has been analyzed to follow the update of the GPU. The GPU incorporates this area as a future study area. This project does not affect the proposed scope of work or budget of the GPU, and is not being analyzed under the City’s project.
However, an amendment to the direction of this project to have the project precede the GPU would significantly affect both projects. The environmental analysis, mapping, modeling, project description, and text of the GPU would need to be amended to reflect the project, and the project’s environmental analysis would need to be completely redone with the current General Plan as a baseline. The GPU’s timeline would be delayed until the completion of this project, including any individual project delays.
2. PZ 2020-1 – Lico & Greco Properties
Initiation Application Submitted: May 18, 2020
Prezone Application Submitted: June 19, 2020
The project proposes to expand the Sphere of Influence to incorporate ~98 acres of land currently designated as Industrial within the General Plan, and to annex the land into the F.3
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M1 Zoning District. The property is located off of San Felipe Road at the end of Bert Drive.
Figure 2. Project Site PZ 2020-1
The project was authorized for Initiation on 6/15/2020 by the City Council (Step 3).
The project applicant submitted the formal PZ application (Step 4) on 6/19/2020. It is noted that while an application for a GPA was not submitted with this request, since the time of original approval of the initiation and submittal of the application, it has been determined that an amendment to the Sphere of Influence does require a general plan amendment. This would be incorporated into the ultimate project approval. However, the initiation authorization of the council was approved unanimously (meeting the 4/5th vote requirement) and the description included the Sphere of Influence amendment, so the initiation request has not been brought back for further consideration by the Council.
Staff requested a scope of work for environmental review and provided a cost letter to the applicant on 8/3/2020, and the applicant never proceeded with authorizing the environmental work. However, this property provides contiguity for the Hollister Research Campus project (identified above), and has since been incorporated into that project as part of the ongoing environmental analysis. Because of this, the project, as incorporated into the Hollister Research Campus project, is planned to proceed for consideration after the GPU. This project does not affect the proposed scope of work or budget of the GPU, for the reasons described above. Consequences of modifications are the same as the Hollister Research Campus project.
3. GPA 2022-2, Rezone (RZ) 2022-1 – Hollister Multifamily LLC Initiation Application Submitted: September 1, 2022
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Rezone Application Submitted: Application has not been submitted
The project proposes to amend the current general plan land use designation of North Gateway Commercial to Mixed-Use, and rezone the property from North Gateway (NG) to Neighborhood Mixed-Use (NMU). The project is located near San Felipe Road and Maple Street, within the city limits, and totals approximately 4.6 acres in size.
Figure 3. Project Site GPA 2022-2, RZ 2022-1
The project was authorized for Initiation on 1/17/2023 by the City Council (Step 3).
The project applicant has not submitted a formal application for the GPA or RZ as of the date of this report. Per the Council’s direction on 1/17/2023, the GPU has been amended to reflect this amendment as a baseline, and the site is currently shown as Mixed-Use in the draft general plan. However, it has been assumed that the project work (including any environmental analysis) would have been completed prior to the adoption of the GPU by the project applicant. As an application has not been received for processing, the GPU is technically held until the completion of this work. However, the project is relatively small, and can, at the direction of the council, be incorporated as a change within the scope of work amendment and reflected in the GPU project. This would not have any additional effect on the GPU timeline and budget as currently scoped.
4. GPA 2022-3, PZ 2022-1 – Severita Hamana
Initiation Application Submitted: October 12, 2022
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The project proposes a general plan amendment to designate the property located at 2910 Southside Road (APN 020-280-042) as Low Density Residential, expand the Sphere of Influence, and prezone the property to the Low Density Residential (R1) Zoning District for annexation. The project site is approximately 5 acres in size.
Figure 4. Project Site GPA 2022-3, PZ 2022-1
The project applicant has submitted an application for a request to Initiate the GPA and PZ applications. The request had not yet been formally brought before the City Council for consideration. The project site is not currently located within or contiguous to the existing General Plan Planning Area, Sphere of Influence, or City Limits. The project site is proposed to be located within the draft general plan planning area with a designation of Low Density Residential to reflect the existing and surrounding county development.
The property is not proposed to be within or contiguous to the Sphere of Influence expansion in the current draft General Plan, nor was it proposed for inclusion in the amended Sphere of Influence as directed by the Council at the September 11th study session.
The scope of work, timeline, and budget for the contract amendment do not propose to include the additional Sphere of Influence expansion and analysis required to incorporate this request. If the Council desired to incorporate the proposal into the GPU, the GPU scope may need to be amended, and further direction would need to be provided on the additional parcels desired to be incorporated into the Sphere of Influence in order to provide contiguity to this parcel. This would potentially include properties located within the “Sunnyside Estates” County Subdivision, which surrounds the property to the north, west, and south.
If the Council desired to move this individual request ahead of the GPU, the timeline, scope, and budget would be affected. The GPU (and associated environmental analysis) would need to be amended to include this change as a baseline. The Council would F.3
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need to provide direction on creating a contiguous Sphere of Influence amendment as part of the project, and the GPU project description would need to be amended to reflect this a baseline. This project applicant would need to incorporate the changes to land use and the Sphere of Influence necessary to create contiguity between their project and the current general plan, sphere, and city limits – greatly increasing the scope and potential environmental impact of their project. The work reflected in the 2040 GPU could not be utilized for this project, and the GPU would need to reverse and reflect any changes to the baseline as a part of this proposal. The GPU would also be delayed until the individual project environmental analysis is completed and adopted, before the GPU could move forward. An estimated timeline for the individual project is difficult to assess, depending on the scale of the amendments to the land use map and current general plan to provide contiguity, likely a minimum of 1.5 to 2 years would be required to complete the project review and analysis.
5. GPA 2023-1, PZ 2023-1 – MLC Holdings/Sarwat Fahmy
Initiation Application Submitted: February 8, 2023
The project proposes a general plan amendment to change the land use designation of properties located at Ladd Lane and Union Road (APNs 020-280-007 & 020-280-070) from Low Density Residential to Medium Density Residential in the general plan, expand the Sphere of Influence to include the properties, and to annex the properties into the Medium Density Residential (R3) Zoning District. The project site totals approximately 18 acres.
Figure 5. Project Site GPA 2023-1, PZ 2023-1
The project applicant has submitted an application for a request to Initiate the GPA and PZ applications. The request had not yet been formally brought before the City Council F.3
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for consideration. The project site is currently designated Low Density Residential in the 2005-2023 General Plan. The project site is not located within the existing Sphere of Influence, but is contiguous to the Sphere of Influence and City Limits to the north. The project site is proposed to be located within the draft general plan planning area with a designation of Medium Density Residential, and is proposed to be included within the Sphere of Influence expansion area in the draft 2040 General Plan, as well as within the proposed amended Sphere of Influence area from the September 11th study session direction.
The property is proposed to be within the “Union Road Special Planning Area” of the draft General Plan. This is an area specially identified by the City Council as part of the General Plan for specific attention and policy direction. The draft General Plan currently contains policy, from direction received during the drafting of the general plan, to require the preparation of a Specific Plan, prior to future city development within the area. The goal of the draft policies includes items such as providing for circulation design and study on Union Road and surrounding the existing Ladd Lane Elementary School; consideration of preserving aspects of the existing agriculture and orchards in the area as the area develops; incorporation of mixed-use and commercial development toward Highway 25; and potential study of architectural and landscaping design within the area.
These types of considerations are too specific to be incorporated into a General Plan, however, a future Specific Plan can go into this level of detail and provide clear development direction.
As currently proposed, the general plan amendment application would not require any changes to Draft General Plan or to the scope of work amendment in order to be incorporated into the GPU. The project applicant proposes the same designation, Medium Density Residential, as has been proposed and analyzed in the Draft General Plan. No changes were proposed by the City Council at the September 11th study session for this site.
If the Council desired to move this individual request ahead of the GPU, the timeline, scope, and budget would be affected. As mentioned, this site has been identified as an area of change within the Draft General Plan. The proposed Sphere of Influence and land use designation changes have been incorporated and analyzed in the Draft General Plan and Environmental Impact Report. Additionally, the policy analysis and input from the public, General Plan Advisory Committee, Planning Commission, and City Council have been incorporated into many aspects of the Draft General Plan as it relates to the larger Union Road Special Planning Area. Moving the individual request ahead of the GPU would require the reversal and re-analysis of the land use designation change, Sphere of Influence change, and policy direction to reflect the project as an established baseline, rather than a change implemented by the GPU itself. As with the previously described project proposal, the GPU would become dependent upon the project application being completed and any environmental analyses certified, before the GPU could be adopted. Additionally, the scope of work, timeline, and budget as drafted would likely need to be amended to include additional policy discussion and potentially public workshops to reflect the change to the Union Road Special Planning Area, and revise policies and/or land uses accordingly. It is likely that the processing of the individual request ahead of the General Plan Update would result in development of this parcel prior to the GPU being adopted and policies implemented. Development would be reflective of current codes and policies, rather than the policies proposed by the GPU, F.3
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and the GPU would need to be revised to reflect this potential development as an existing baseline.
6. PZ 2023-2 – Joe Tonascia
Initiation Application Submitted: April 20, 2023
The project proposes annexation of an approximately 35-acre property located west of Southside Road and north and south of Union Road (APN 020-280-040) into either a Specific Plan or Low Density Residential Performance Overlay (R1-L/PZ) Zoning Designation.
Figure 6. Project Site PZ 2023-2
The project applicant has submitted a request for Initiation of Prezone for annexation of the parcel. The request had not yet been formally brought before the City Council for consideration. The northern half of the project site is currently designated Low Density Residential in the 2005-2023 General Plan; the southern half of the project site does not contain a designation in the 2005-2023 General Plan. The project site is not located within the existing Sphere of Influence, but is contiguous to the Sphere of Influence and City Limits to the north. Though the applicant has not applied for an initiation request for a General Plan Amendment, in order for the project to be approved, a general plan amendment would be required to change the southern half of the project site to have a general plan designation as well as to incorporate the necessary Sphere of Influence amendment for the project. The northern half of the project site is proposed to be located within the draft general plan planning area with a designation of Medium Density Residential, and the southern half is proposed with an Agricultural land use designation in the draft 2040 General Plan. The site is proposed to be included within the Sphere of Influence expansion area in the draft 2040 General Plan. At the September 11th Study Session, the City Council directed staff to incorporate the southern half of the project site into a future Specific Plan study area with a mix of uses. This change is incorporated into the draft scope of work and contract amendment for discussion tonight. The property is proposed to be a part of the “Union Road Special Planning Area” within the Draft F.3
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General Plan. The Union Road Special Planning Area goals and policies have been described above. This project site is similarly analyzed and the goals of the area affect this project in a similar manner as the previous project.
If the Council desired to incorporate this change into the draft GPU, the scope, timeline, and budget may or may not be affected, depending on the direction. As a part of the Union Road Special Planning Area, the project site would be affected by policies related to the future development of the area, including the adoption of a Specific Plan as described in the previous proposal. During the process of developing a Specific Plan, the City would look in detail at the project area. Adoption of a Specific Plan allows the City to consider all aspects of the study area – including land use designations. The City Council could direct Staff to keep the policies and land use designations as drafted (or as proposed by the September 11th study session direction), and at a future date, consider a specific land use designation(s) for this project site, when the Union Road Specific Plan is being developed. If this is the direction, no change is needed to the scope of work, timeline, and budget. If the Council would like the draft General Plan to reflect more specific details of the applicant’s land use proposal (low density residential with a mixed-use component), this would require the creation of a specific land use designation for the property (the City does not currently have a land use designation that reflects a low density residential mixed-use development) and further analysis. If the direction is to incorporate this level of detail into the GPU, amendments to the scope, timeline and budget would need to be made to reflect this.
If the Council desired to move this individual request ahead of the GPU, the timeline, scope, and budget would be affected. The project is a proposed area of change and part of the Union Road Special Planning Area reflected in the Draft GPU. The changes to the scope, timeline, and budget of the GPU described for the previous project, would also be required to move this project before the General Plan Update.
7. PZ 2023-3 – Lico & Greco Properties
Initiation Application Submitted: August 14, 2023
The project proposes annexation of an approximately 55-acre parcel located at Union Road and Highway 25 (APN: 020-290-056) into either a Specific Plan or Low Density Residential Performance Overlay (R1-L/PZ) Zoning District.
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Figure 7. Project Site PZ 2023-3
The project applicant has submitted a request for Initiation of Prezone for annexation of the parcel. The request had not yet been formally brought before the City Council for consideration. The project site is currently designated Low Density Residential with the northwest portion designated for Mixed-Use close to the intersection of Highway 25 and Union Road. The project site is not located within the existing Sphere of Influence, but is contiguous to the Sphere of Influence and City Limits to the east. Though the applicant has not applied for an initiation request for a General Plan Amendment, in order for the project to be approved, a general plan amendment would be required to change the designation of the site as well as to accommodate the necessary Sphere of Influence amendment. With the preliminary site plan as proposed, a specific plan or planned development is likely the most appropriate zoning designation. The project is proposed to be designated Mixed-Use and is proposed to be within the Sphere of Influence expansion area in the draft 2040 General Plan. At the September 11th study session, the City Council did not propose a change to the land use on this site. The property is proposed to be a part of the “Union Road Special Planning Area” within the Draft General Plan. The Union Road Special Planning Area goals and policies have been described above. This project site is similarly analyzed and the goals of the area affect this project in a similar manner as the previous project.
If the Council desired to incorporate this change into the draft GPU, the scope, timeline, and budget may or may not be affected, depending on the direction. As a part of the Union Road Special Planning Area, the project site would be affected by policies related to the future development of the area, including the adoption of a Specific Plan as described for the previous proposal. During the process of developing a Specific Plan, the City would look in detail at the project area. Adoption of a Specific Plan allows the City to consider all aspects of the study area – including land use designations. The City Council could direct Staff to keep the policies and land use designations as drafted (or as proposed by the September 11th study session direction), and at a future date, consider a specific land use designation(s) for this project site, when the Union Road F.3
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Specific Plan is being developed. If this is the direction, no change is needed to the scope of work, timeline, and budget. If the Council would like the draft General Plan to reflect more specific details of the applicant’s land use proposal (low density residential with a mixed-use component), this would require the creation of a specific land use designation for the property (the City does not currently have a land use designation that reflects a low density residential mixed-use development) and further analysis. If the direction is to incorporate this level of detail into the GPU, amendments to the scope, timeline and budget would need to be made to reflect this.
If the Council desired to move this individual request ahead of the GPU, the timeline, scope, and budget would be affected. The project is a proposed area of change and part of the Union Road Special Planning Area reflected in the Draft GPU. The changes to the scope, timeline, and budget of the GPU described for the previous project, would also be required to move this project before the General Plan Update.
Contract Amendment
Placeworks has prepared, and staff have reviewed, the attached scope, timeline, and budget amendment (Attachments 2, 3, and 4) for the completion of the work to address the changes directed by the Council. It is important to note that this scope of work includes necessary amendments to the Draft General Plan, CAP, and DEIR as directed, but does not include additional policy meetings, study sessions, or public workshops to further address the proposed amendments. The timeline and budget proposed include only the implementation and analysis of the changes recommended by the City Council at the September 11, 2023 study session where the draft documents were reviewed.
Additionally, due to the scope of the changes recommended by the City Council – particularly the significant increase to the City’s Sphere of Influence – the traffic analysis of the DEIR will require amendments. It is the recommendation of our traffic consultant that traffic counts be re- taken as part of the necessary modeling that must be re-run. This will ensure that the most current and accurate data is available, and that the DEIR will be useable for as long as possible as a document that can be tiered-off of for future environmental analyses, reducing future costs for projects as much as feasible. This work is included within the scope of work and budget.
As indicated in the scope of work, the cost for the amendments is not-to-exceed $722,822.00.
The revised timeline estimates the completion of the revisions and the adoption hearings for the documents to be in September 2024 with no screencheck drafts submitted to the City or November 2024 if screencheck drafts are submitted to the City for review. This timeline anticipates an immediate start date after the City Council meeting, very brief review turnarounds for City and Placeworks Staff, as well as a special meeting of the Planning Commission for the adoption hearings. Staff and Placeworks have been discussing the scope amendment, and Placeworks is prepared to mobilize work on November 7th, pending approval of the contract amendment by the City Council at tonight’s meeting. Delays to the start date, or unanticipated delays through the project, will affect the draft schedule.
In addition to the work identified in Placeworks’ scope, staff is recommending a $40,000.00 contingency budget to allow for flexibility in any additional work needed by Placeworks during the course of the project. This contingency is approximately 5.5% of the overall contract total, and would be authorized for use by the City Manager. This will allow staff to make any adjustments needed to the scope of work that may arise, without having to return to the City Council for additional contract amendments, hopefully avoiding delays in the project timeline.
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As described in the Financial Impact section of this report, while the timeline of the project extends into Fiscal Year 2024-25, the majority of the work is anticipated to be completed during the current fiscal year (2023-24). This does not include the remaining items that are a part of the existing contract and their related expenditures which are still anticipated (Inclusionary Housing Ordinance, Municipal Service Review, Adoption Hearings, etc).
Finally, the existing contract has the following language regarding the term of the agreement:
“2.1 Term of Agreement. The term of the Agreement shall be for one (1) year from the date it is fully executed by the City of Hollister, but under no circumstances shall it expire after January 31, 2021. Nothing in this section shall prohibit earlier termination of this Agreement under another provision herein. This Agreement shall not automatically renew for any period of time except by a written agreement fully executed by both parties.”
This language is unclear as to the term, and is contradictory. It is and was the intent of the City to contract with Placeworks for the completion of the scope of work, as amended, for the Project. This is clear within Section 1.1 Scope of Services of the Agreement, which references the scope of work and prepared timeline for the project, and is consistent with the intent to hire Placeworks for the completion of a specific project (the General Plan Update), rather than for ongoing services as may be the case in some other contract work. The Administrative Services Department has recommended that this language be clarified. The draft resolution includes an amendment to Section 2.1 of the Professional Services Agreement so that it reads as follows:
“2.1 Term of Agreement. The term of this Agreement shall be until the completion of the Services identified in Section 1.1 Scope of Services of this contract, as amended, unless otherwise agreed upon by a written agreement fully executed by both parties.”
It is staff’s recommendation that the City Council approve the contract amendment, $40,000 contingency budget, and supplemental appropriation for the project.
FINANCIAL IMPACT: This approval will authorize a contract amendment with Placeworks Inc. in the amount not-to-exceed of $722,822.00 as well as an additional $40,000.00 in contingency finding which can be utilized at the discretion of the City Manager for any additional work that may arise during the course of the completion of the project. The project timeline is anticipated to extend into Fiscal Year 2024-25, but the majority of the expenses are anticipated to be expended during Fiscal Year 2023-24. It is estimated that $80,000.00 of the total appropriation will be spent in Fiscal Year 2024-25, and recommended that the majority of the project budget and contingency ($682,822.00) be allocated for the current 2023-24 fiscal year, with flexibility for real expenditures up to the total not-to-exceed amount based on actual work done.
Funding for this item was not included in the FY 2023-24 Adopted Budget. Approval will result in the use of approximately $762,822.00 in Fund Balance from the City’s General Fund. At adoption of the FY 2023-24 budget, the General Fund (Fund 101) had approximately $4,936,791.00 in available Fund Balance.
CEQA: The execution of a contract amendment is not a project under CEQA. An Environmental Impact Report is being prepared for the 2040 General Plan Update, Climate Action Plan, and Agricultural Preservation Program as part of this ongoing contract.
ATTACHMENTS:
1. Budget Transfer-Appropriation Form
2. Exhibit A. Amended Scope of Work and Budget
3. Attachment 1. 2023.09.11 Minutes
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4. Attachment 2. Scope of Work Amendment
5. Attachment 3. Amended Project Timeline
6. Attachment 4. Amended Budget
7. Attachment 5. 2020-02-03 PlaceWorks Inc
8. Attachment 6. 2021-11-01 Placeworks Inc Amendment 1
9. Attachment 7. 2022-12-19 Placeworks Inc Amendment 2
10. Attachment 8. 2023-06-20 Placeworks Inc Amendment 3
THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH THE
STAFF RECOMMENDATION
David Mirrione, City Manager
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RESOLUTION NO. 2023-224
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER APPROVING A SUPPLEMENTAL APPROPRIATION OF $762,822 AND AUTHORIZING THE CITY MANAGER TO EXECUTE A CONTRACT AMENDMENT WITH PLACEWORKS INC. FOR THE 2040 GENERAL PLAN UPDATE TO ADDRESS THE CITY COUNCIL’S
RECOMMENDED CHANGES TO THE DRAFT GENERAL PLAN
WHEREAS, on February 3, 2020 the City Council adopted Resolution 2020-17 authorizing the City of Hollister (“City”) to enter into a Professional Services Agreement with Placeworks, Inc. (“Placeworks”) for the preparation of a citywide General Plan Update and associated environmental review (“2040 General Plan Update”); and
WHEREAS, on November 2, 2021 the City Council adopted Resolution 2021-203 approving an amendment to the contract to additionally include work to develop an Inclusionary Housing Ordinance (Contract Amendment No. 1); and
WHEREAS, on December 19, 2022 the City Council adopted Resolution 2022-216 approving an amendment to the contract to address necessary changes needed to the Environmental Impact Report and Climate Action Plan based on recently amended state legislation; and
WHEREAS, on June 20, 2023 the City Council adopted Resolution 2023-136 approving an amendment to the contract to include additional public outreach meetings related to the Inclusionary Housing Ordinance (Contract Amendment No. 3); and
WHEREAS, the Draft General Plan, Climate Action Plan, and Environmental Impact Report were released for public review on April 4, 2023; and
WHEREAS, the City sought to receive public feedback on the draft documents to ensure that the documents reflected the input that was provided to develop the plans, including public workshops held in May 2023; and
WHEREAS, on August 10, 2023 the Planning Commission held a study session on the draft documents where the public provided additional feedback and the Planning Commission provided a recommendation to the City Council on various policies within the draft; and
WHEREAS, on September 11, 2023 the City Council held a study session on the draft documents where the public provided additional feedback, and the Council considered the recommendation of the Planning Commission; and
WHEREAS, after hearing the feedback from the public and the recommendations of the Planning Commission at the September 11, 2023 study session, the City Council directed staff and Placeworks to make changes to the draft General Plan; and
WHEREAS, Placeworks has prepared a scope amendment which will allow for the additional work needed to make changes to the Draft General Plan, Climate Action Plan, and Environmental Impact Report to address the Council’s direction from the September 11, 2023 study session; and
WHEREAS, the additional work will cost $722,822 over the course of Fiscal Year 2023-24 and Fiscal Year 2024-25; and
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WHEREAS, staff recommends the City Council approve an additional $40,000 contingency budget and authorize the City Manager discretion over use of this contingency funding to address any additional items that may be necessary during the course of this work; and
WHEREAS, the City Council desires to approve the scope amendment and authorize the supplemental appropriation to complete the work to implement the Council’s recommended changes to the Draft General Plan; and
NOW, THEREFORE, BE IT RESOLVED, that the City Council does hereby approve the following:
1. A supplemental appropriation totaling $762,822.00 (including contingency) for the completion of additional work by Placeworks, identified in Exhibit A of this resolution, as part of the 2040 General Plan Update; with $682,822 being estimated to be spent in FY 2023-24 and approximately $80,000 being estimated to be spent in FY 2024-25; and
2. Authorizing the City Manager to execute Contract Amendment No. 4 with Placeworks Inc. for the completion of the additional work identified in Exhibit A of this resolution, at a cost not-to-exceed $722,822.00; and
3. Amending Section 2.1 of the Professional Services Agreement dated February 3, 2020, as amended on November 2, 2021, December 19, 2022, and June 20, 2023 to read as follows:
“2.1 Term of Agreement. The term of this Agreement shall be until the completion of the Services identified in Section 1.1 Scope of Services of this contract, as amended, unless otherwise agreed upon by a written agreement fully executed by both parties.”
Authorizing the City Manager to utilize up to $40,000.00 of contingency funding for necessary additional work that may arise during the course of the completion of the additional services.
PASSED AND ADOPTED, by the City Council of the City of Hollister at a Regular Meeting held this 6th day of November, 2023, by the following vote:
Mia Casey, Mayor
ATTEST:
Jennifer Woodworth, MMC, City Clerk
APPROVED AS TO FORM:
Lozano Smith Attorneys at Law
Mary F. Lerner, City Attorney
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I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2023-224, is an original Resolution, or true and correct copy of a City Resolution, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on the 6th day of November, 2023, at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Hollister this City Council day of November, 2023.
Jennifer Woodworth, MMC
City Clerk of the City of Hollister
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APPROPRIATION ADJUSTMENT
1. TRANSFERS OF APPROPRIATIONS WITHIN CLASSIFICATIONS OF EXPENDITURES (i.e. BETWEEN PROFESSIONAL SERVICES AND SUPPLIES EXPENSE) MAY BE SUBMITTED DIRECTLY TO FINANCE WITH DEPARTMENT HEAD’S SIGNATURE.
2. TRANSFERS OF APPROPRIATIONS BETWEEN CLASSIFICATIONS OF EXPENDITURES (i.e. BETWEEN SALARIES AND SERVICES AND SUPPLIES) MUST BE APPROVED BY THE CITY MANAGER.
3. TRANSFERS OF APPROPRIATIONS BETWEEN FUNDS OR COST CENTERS MUST BE APPROVED BY THE CITY COUNCIL.
4. INCREASE IN APPROPRIATIONS NEEDS TO BE OFFSET BY ADDITIONAL REVENUE SOURCE OR AVAILABLE FUND BALANCE.
(ROUND UP TO WHOLE DOLLAR)
Account Project
Department/ Account Title Fund #Cost Center Number Task #Increase Decrease Planning/Professional Services 101 4010 730000 757,722
Fund Balance 101 757,722
Total 757,722 757,722
Explanation of Transaction:
Contract Amendment No. 4 with Placeworks Inc. to implement the changes to the Draft General Plan, Climate Action Plan, and Environmental Impact report, as requested by the City Council at the September 11, 2023 study session
Prepared by Date
Department Head
FOR ADMINISTRATION AND FINANCE OFFICE ONLY
Approved
for Entry Date
Finance Office
Approved Date Journal No.
City Manager
Date Resolution No.
City Clerk
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PLACEWORKS 1
OCTOBER 23, 2023
EXHIBIT A: SCOPE OF WORK AND COSTS
This scope of work responds to direction from the September 11, 2023 Council Meeting. The scope includes revisions to existing Tasks 1, 6 and 8 and includes new Tasks 10 and 11 to complete the Revised Draft General Plan, Climate Action Plan, and Revised Draft Environmental Impact Report.
Task 1. Startup and Project Management
1.6 Ongoing Communication
PlaceWorks will attend bi-weekly meetings with City staff for up to 12 months. It is assumed these meetings will be held via Zoom or similar conferencing platform.
1.7 Project Management
This task covers PlaceWorks’ role in managing the consultant team and coordinating on a day-to-day basis with City staff.
1.8 Website Maintenance
This task assumes approximately two hours per month for up to 12 months for ongoing updates and website posts; it does not include significant redesign or restructuring of the www.Hollister2040.org website.
Task 6. Other Work Products
6.4 Agricultural Lands Mitigation Program
PlaceWorks will update the Agricultural Lands Mitigation Program to reflect direction from the September 11, 2023 City Council meeting.
6.7 Municipal Service Review
PlaceWorks is requesting additional hours to analyze the expanded Sphere of Influence and to cover increased billing rates that will be in effect at the time this work occurs.
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C ITY OF H OLLISTER
R EVISED G ENERAL P LAN U PDATE
EXHIBIT A: SCOPE OF WORK AND COSTS
PLACEWORKS 2
OCTOBER 23, 2023
Task 8. Public Review and Adoption
8.1 Certification and Adoption Hearings
Although this task is already included in the existing scope of work, this amendment includes funds to cover increased billing rates that will be in effect at the time these hearings occur.
8.2 Final Documents
Although this task is already included in the existing scope of work, this amendment includes funds to cover increased billing rates that will be in effect at the time this work occurs.
Task 10. Second Draft Geneal Plan and Climate Action Plan
10.1 Administrative Draft General Plan
PlaceWorks will update the Draft General Plan to reflect direction provided at the September 11, 2023 City Council meeting.
PlaceWorks will review each element of the Draft General Plan and update as needed to ensure consistency with the updated General Plan Land Use Map and Council policy direction. Kimley-Horn will update the Circulation Element to revise the 2040 Circulation System diagram, identify circulation improvements required to support the updated land use map, and revisit the goals, policies, and actions as needed. PlaceWorks will also update all figures to reflect the updated Sphere of Influence boundary. PlaceWorks will submit an Administrative Draft General Plan for City staff review and comment.
10.2 Screencheck Draft General Plan
PlaceWorks will incorporate City staff comments on the Administrative Draft General Plan and produce a Screencheck Draft General Plan for City review.
10.3 Final Draft General Plan
PlaceWorks will incorporate City staff comments on the Screencheck Draft General Plan and produce a Public Review Draft General Plan.
10.4 Revised Climate Action Plan
The CAP assesses GHG emissions for the City limits and the Sphere of Influence (SOI) (combined as the CAP Study Area) to comply with CEQA Guidelines for preparation of “CEQA Qualified” GHG reduction strategy (see Section 15183.5). All quantitative analyses for the area outside of the City limits (revised SOI expansion areas) will need to be updated after revisions to the buildout and VMT modeling are conducted as part of Task 11. Following the City’s approval of the revised buildout and VMT, PlaceWorks will update the baseline GHG emissions inventory and forecasts. Updates to the forecast will change the estimated GHG reductions for the SOI and Study Area. PlaceWorks will review all changes against the City’s GHG emissions reduction targets for 2030, 2040, and 2045 and suggest updates to GHG reduction strategies and actions if needed to maintain GHG reductions and target achievement. Following completion of quantitative analyses, PlaceWorks will update content of the Climate Action Plan and its appendices, including replacement of tables, figures, and graphics as applicable.
We will produce an administrative draft, screencheck draft public draft, public draft, and final draft CAP. PlaceWorks will also update supporting content in PowerPoint presentations and public facing materials as applicable.
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Task 11. Environmental Impact Report (Revised)
In this task, PlaceWorks will prepare a Revised Draft EIR to evaluate the impacts of the proposed revised General Plan Update and on the other companion items described in Task 6 of this scope of work. Pursuant to CEQA Guidelines Section 15088.5, Recirculation of an EIR Prior to Certification, a lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review under Section 15087, Public Review of Draft EIR, but before certification. As used in CEQA Guidelines Section 15088.5, the term “information” can include changes in the project or environmental setting as well as additional data or other information. However, the new information added to an EIR is not “significant” unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project’s proponents have declined to implement. As defined in CEQA Guidelines Section 15088.5(a), significant new information requiring recirculation is that which shows any of the following:
1. A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented.
2. A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance.
3. A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project’s proponents decline to adopt it.
4. The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded.
This scope of work assumes that recirculation of the EIR will be required. However, because the CEQA Guidelines define “significant new information” in this manner, the need to recirculate the Draft EIR would only be triggered if there were a “new” significant impact not previously identified in the Draft EIR. Therefore, if following the revised analysis described in Task 7.2 it is determined that there is no “new” significant information, the Revised Draft EIR would be formatted as the Final EIR along with the responses to comments on the previously circulated Draft EIR resulting in a cost and time savings from what is proposed in this scope of work. In other words, this scope of work represents a conservative cost and schedule.
11.1 Revised Buildout Calculations
PlaceWorks will calculate the buildout of the revised project to be evaluated in the Revised Draft EIR using the City approved methodology for this calculation prior to our analysis. PlaceWorks will prepare a draft set of revised buildout numbers, including buildout numbers for the new specific plan areas, make any changes needed, and provide staff with an opportunity for a final review before using those numbers as the basis for evaluation in the EIR.
11.2 Revised Transportation Modeling
Under this task, the following tasks will be completed by Kimley-Horn Existing Conditions 2023
Kimley Horn will compile data and information on the existing transportation system, including intersections and roadways, transit services, bicycle facilities, and pedestrian amenities to reflect 2023 conditions. New traffic counts will be conducted at the study intersections. Traffic counts will be conducted at up to thirty (30) intersections for the AM and PM peak periods F.3.b
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(2 hours per period) and twenty-four-hour roadway segment counts at up to ten (10) locations. In addition, information regarding the following facilities will be gathered. Transit services has changes since the previous study and the latest routing detail will be used in this analysis:
Transit System - Request the latest available peak-hour ridership data from the SBCOG for existing transit lines that serve the City of Hollister. In addition, Kimley-Horn will use published transit schedules and time points to determine travel times using existing transit service between various points of interest. This data will be updated form the previous analysis
Bicycle Network – Some changes have been implemented and bike lanes provided on the City road network. The Bike Plan will be updated to reflect the latest data.
Pedestrian Network – No update will be made to the pedestrian facilities map.
General Plan Land Use Development and Traffic Forecasting Kimley Horn will analyze one land use alternative that represents differing levels of managed growth alternatives. The spatial allocation of growth including specific land use types will be developed in cooperation with the City. The land use information provided by the City will be the basis for updating the Traffic Analysis Zones (TAZ) included within the most recent version of the AMBAG Travel Demand Model (AMBAG TDM) that will subsequently be used to develop traffic forecasts and vehicles miles traveled (VMT) estimates as required by the Monterey Bay Air Resources District. AMBAG has released a newer model compared to the one used for the circulated Draft EIR effort.
Kimley-Horn will update the roadway network within City boundaries for the City of Hollister specific version of the current AMBAG TDM. Kimley-Horn will compare the volume difference between the base year assignment and the available roadway segment daily traffic counts. This comparison will be used to validate the updated base year version of the City’s model using the same criteria as the previous model update for model validation.
Traffic Operations Analysis
The traffic impact of each of the land use alternatives developed during Task 3 will be completed using both Level of Service (LOS) and VMT as measures of effectiveness. Under this task, LOS analyses will be conducted and required transportation infrastructure determined based on deficiencies identified. Improvements to support proposed General Plan changes will be identified and described. Planning level cost estimates of each of the required improvements will also be determined.
Each alternative analysis will include up to thirty (30) intersections (AM and PM peak-hour analysis) and ten (10) roadway segments. The intersections and segments will be selected in collaboration with the project team and the City and are expected to be close to future development areas.
11.3 Revised Project Description
PlaceWorks will revise the project description based on the revised General Plan Update, the revised SOI expansion areas, and the companion items described in Task 6. Upon approval by City staff, the revised Project Description will be distributed to the PlaceWorks team for reference.
11.4 Administrative Revised Draft EIR
Environmental Analysis
PlaceWorks will prepare a Revised Draft EIR that focuses on the CEQA resource categories where substantial evidence of a potentially significant environmental impact exists. As with the circulated Draft EIR, where appropriate, PlaceWorks will F.3.b
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recommend policy language to be incorporated into the revised General Plan Update to avoid significant impacts, or mitigation measures to reduce impacts.
It is assumed that the environmental setting (existing conditions) section for each subject area of the EIR will generally remain unchanged; however, we will update any sections as needed pursuant to the revised project description.
In keeping with the requirements of CEQA Guidelines Section 15088.5, the revised environmental review will include a detailed analysis to determine the environmental impacts for the following resource categories to analyze if there are any new potential aesthetic impacts.
Aesthetics. The aesthetics analysis will review the revised General Plan Update land use map, policies, and programs that may impact scenic vistas and other scenic resources to analyze if there are any new potential aesthetic impacts related to visual compatibility with the surrounding land uses. Agriculture Resources. The revised agricultural analysis will include a recalculation to the agricultural lands based on the proposed changes to the revised SOI, and address any applicable land use map, policies, and programs to address potential impacts associated with the conversion of agricultural lands. Air Quality and Greenhouse Gas Emissions. PlaceWorks will update the evaluation in of the potential impacts in the North Central Coast Air Basin (NCCAB) based on the methodology identified in the Monterey Bay Air Resources District’s (MBARD) CEQA Air Quality Guidelines (2008) based on the revised General Plan Update buildout assumptions and subsequent revisions to the evaluations for utilities and transportation, as well as the Climate Action Plan.
Biological Resources. Environmental Collaborative will conduct an update of the California Natural Diversity Data Base (CNDDB) of the California Department of Fish and Wildlife (CDFW); records on sensitive resources available from the California Native Plant Society, the City and County, CDFW, and the U.S. Fish and Wildlife Service (USFWS); environmental documentation for specific development applications within the revised SOI. Although requested by the CDFW as part of their comments on the circulated Draft EIR, as with the previous scope of work, no detailed surveys or mapping is proposed as part of this scope or is believed necessary, given the planning-level analysis involved in the revised General Plan Update. If the City would like, detailed surveys and mapping of particular areas could be performed under an expanded scope, if considered useful by the City to further refine biological and wetland constraints.
Cultural Resources and Tribal Cultural Resources. The revised EIR will update this section of the Draft EIR to include the new areas and policies of the revised General Plan Update. PlaceWorks will assist the City with sending notification to the applicable Native American tribes regarding the revisions to the plan boundaries. Energy. PlaceWorks will revise the energy section of the EIR to address the changes to the revised General Plan update to reflect any changes to the buildout numbers and the comments made during the public review period regarding the deficiencies of the energy provider (PG&E).
Geology and Soils. The EIR will be updated to evaluate any potential impacts due to the revised boundaries. Hazards and Hazardous Materials. The EIR will be revised to capture any potential hazardous materials sites in the revised boundaries and any updated to the revised General Plan Update policies and programs. Hydrology and Water Quality. This section will identify and mitigate any new flooding or water quality issues that could arise due to updates to the revised General Plan.
Land Use and Planning. The EIR will discuss whether the revised General Plan Update will physically divide an established community; conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project; or conflict with any applicable habitat conservation or natural community conservation plan.
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Mineral Resources. PlaceWorks will update the maps to identify any qualifying mineral resources of value based on the revised boundaries of the EIR Study Area.
Noise and Vibration. PlaceWorks will revise the noise impact analysis and update the noise contour maps to reflect the changes to the proposed revised General Plan Update buildout projections and transportation analysis. Population and Housing. This section will focus on the growth inducing potential of the revised buildout, including indirect growth from increased employment opportunities. Public Services and Recreation. PlaceWorks will evaluate the potential need for expanded public services as a result of the proposed updates to the buildout numbers.
Transportation and Traffic. Kimley-Horn will evaluate the transportation and traffic changes due to the updates to the buildout numbers and land use changes of the proposed revised General Plan Update. The traffic impact of each will be completed using both Level of Service (LOS) and VMT as measures of effectiveness up to thirty (30) intersections (AM and PM peak-hour analysis) and ten (10) roadway segments for existing conditions, Year 2045 conditions with existing General Plan, and Year 2045 conditions with the preferred General Plan alternative. Utilities and Service Systems. PlaceWorks will prepare any necessary revisions to the utilities and service systems section of the EIR, covering water, wastewater, stormwater, and solid waste utility systems pursuant to the revised buildout numbers and boundary changes.
Wildfire. PlaceWorks will updated this section of the EIR to reflect the new proposed boundaries of the SOI and their relationship to the State Responsibility Area in the SOI expansion to the east.
Alternatives Analysis
The PlaceWorks team does not propose any new alternatives as a result of the proposed changes to the General Plan, but will update this chapter to accurately capture any changes in the findings from the preparation of the Revised Draft EIR.
CEQA-Required Assessment Conclusions
PlaceWorks will revise the appropriate conclusions to fulfill CEQA requirements by providing an assessment of unavoidable significant environmental impacts; significant irreversible environmental changes; relationship between local short-term uses of the environment and long-term productivity; and effects found not to be significant as they relate to the revised analysis.
An Administrative Draft will be prepared for City review and comment. Technical appendices and background reports will be provided electronically for all drafts.
11.5 Public Review Revised Draft EIR and Public Review
Upon receipt of a consolidated set of comments from the City on the Administrative Revised Draft EIR, PlaceWorks will make any necessary revisions to the Screencheck Draft and prepare the Public Review Revised Draft EIR for publication.
PlaceWorks will prepare and submit the Notice of Completion (NOC) regarding the Revised Draft EIR to the State Clearinghouse, which will begin the legally required 45-day public review period. PlaceWorks will assist the city in preparing the distribution lists and notices for the County Clerk.
During the Revised Draft EIR public review period, PlaceWorks will attend a public hearing to present the findings on the Revised Draft EIR and solicit feedback on the document, if requested. Note, this meeting is not required under CEQA.
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11.6 Final EIR
Immediately following the completion of the 45-day public review period, PlaceWorks will discuss with City staff any comments received during the public review period and the approach to responding to the comments. PlaceWorks will incorporate public and/or agency comments received on the Draft EIR and the responses to these comments, as appropriate, into the Final EIR document. PlaceWorks will also include any needed revisions to the Revised Draft EIR. Other members of the consulting team will also participate as needed. (Reanalysis is not included in this Scope of Services.) This scope assumes up to 40 hours for responses to comments.
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The PlaceWorks Team
Hollister General Plan Update
COST PROPOSAL
Early Brubaker Stone Goodfellow Seale Lau Krispi Willey Mazur DiPierro McCracken Kha Vermilion Parks Chung Parks/Khan /Goren Fitzgerald Protsman
Rohr
Golden-
Harrell Lukondi GRAPHICS
Environmental
Collaborative Kimley Horn
Principal in
Charge Principal
Project
Manager
Senior
Associate Principal
Urban
Designer
Senior
Associate
Project
Planner GIS GIS EIR Principal
EIR Project
Manager Principal Associate
Associate
Principal
Project
Planner
Principal
Engineer Associate
Technical
Editor
Admin
Assistant
Hourly Rate:$320 $255 $225 $210 $250 $165 $210 $140 $225 $125 $245 $155 $250 $145 $230 $145 $235 $185 $135 $125 $130 TASK 1. STARTUP AND PROJECT MANAGEMENT
6 Ongoing Communication 36 36 8 8 6 6 100 $514 $26,214 0 0 $0 $0 $26,214 7 Project Management 24 36 8 8 14 34 124 $563 $28,723 0 32,300 $3,230 $35,530 $64,253 8 Website Maintenance 24 24 $79 $4,039 0 0 $0 $0 $4,039 Task 1. Subtotal 60 0 72 0 16 24 16 0 0 0 20 40 0 0 0 0 0 0 0 0 0 248 $1,156 $58,976 $0 $32,300 $3,230 $35,530 $94,506 TASK 6. OTHER WORK PRODUCTS
4 Agricultural Lands Mitigation Program 4 2 8 2 2 18 $79 $4,009 $0 $0 $0 $0 $4,009 7 Municipal Service Review 8 20 4 30 62 $234 $11,944 $0 $0 $0 $0 $11,944 Task 6. Subtotal 12 0 22 8 0 0 0 0 4 30 0 0 0 0 0 0 0 0 2 2 0 80 $313 $15,953 $0 $0 $0 $0 $15,953 TASK 8. PUBLIC REVIEW AND ADOPTION
1 Certification and Adoption Hearings 6 8 4 2 20 $91 $4,631 $0 $0 $0 $0 $4,631 2 Final Documents 4 20 8 8 8 4 52 $188 $9,568 $0 $0 $0 $0 $9,568 Task 8. Subtotal 10 0 28 0 0 0 0 4 0 8 0 0 0 0 0 0 0 0 8 8 6 72 $279 $14,199 $0 $0 $0 $0 $14,199 TASK 10. SECOND DRAFT GENERAL PLAN AND CLIMATE ACTION PLAN 1 Administrative Draft General Plan 27 32 56 8 32 8 48 15 60 63 36 8 393 $1,400 $71,400 0 21,100 $2,110 $23,210 $94,610 2 Screencheck Draft General Plan 18 8 27 8 8 8 36 7 15 27 18 8 188 $686 $34,986 0 0 $0 $0 $34,986 3 Public Review Draft General Plan 9 1 18 8 1 8 24 3 7 18 18 8 123 $433 $22,093 0 0 $0 $0 $22,093 4 Revised Climate Action Plan 4 40 60 120 8 24 24 8 288 $972 $49,552 0 0 $0 $0 $49,552 Task 10. Subtotal 54 41 105 0 64 41 84 228 25 90 0 0 0 0 0 0 0 0 132 96 32 992 $3,491 $178,031 $0 $21,100 $2,110 $23,210 $201,241 TASK 11. REVISED DRAFT EIR
1 Revised Buildout Calculations 4 24 16 80 4 4 132 $438 $22,318 $0 $0 $0 $0 $22,318 2 Revised Transportation Modeling 4 8 12 $44 $2,264 $0 $103,060 $10,306 $113,366 $115,630 3 Revised Project Description 6 8 8 2 1 2 27 $107 $5,472 $0 $0 $0 $0 $5,472 4 Administrative Revised Draft EIR 55 140 12 70 12 231 32 8 44 4 2 610 $2,006 $102,286 $3,800 $45,540 $4,934 $54,274 $156,560 5 Public Review Revised Draft EIR and Public Review 24 36 4 8 4 66 6 4 10 2 1 165 $560 $28,550 $0 $9,100 $910 $10,010 $38,560 6 Final EIR 16 36 6 8 2 72 4 3 4 0 6 157 $518 $26,393 $1,900 $0 $190 $2,090 $28,483 Task 11. Subtotal 4 0 24 0 0 0 0 0 16 80 109 232 30 86 18 369 42 15 60 7 11 1103 $3,673 $187,283 $5,700 $157,700 $16,340 $179,740 $367,023 Labor Hours Total 140 41 251 8 80 65 100 232 45 208 129 272 30 86 18 369 42 15 202 113 49 2495 Labor Dollars Total $44,800 $10,455 $56,475 $1,680 $20,000 $10,725 $21,000 $32,480 $10,125 $26,000 $31,605 $42,160 $7,500 $12,470 $4,140 $53,505 $9,870 $2,775 $27,270 $14,125 $6,370 $8,912 $454,442 $5,700 $211,100 $238,480 $692,922 PlaceWorks Percent of Total Labor 6%2%10%0%3%3%4%9%2%8%5%11%1%3%1%15%2%1%8%5%2%
EXPENSES
PlaceWorks Reimbursable Expenses $5,000
Subconsultants' Reimbursable Expenses $19,800
EXPENSES TOTAL $24,800
GRAND TOTAL $717,722
PLACEWORKS
Subconsultant
Total
Total Task
Budget
PlaceWorks
Hours
PlaceWorks
Total
SUBCONSULTANTS
Biological
Resources Transportation
PlaceWorks
2% Office
Expenses
10%
Subconsultant
Markup
PLACEWORKS
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CITY COUNCIL OF THE
CITY OF HOLLISTER
Minutes of Special Meeting
September 11, 2023
PUBLIC PARTICIPATION NOTICE
CALL TO ORDER - 4:00 PM
Mayor Casey called the special meeting of the City Council of the City of Hollister to order at 4:05 p.m.
PLEDGE OF ALLEGIANCE
Councilmember Resendiz led the Pledge of Allegiance.
ROLL CALL
The Special Meeting of the City Council was called to order by Mayor Mia Casey on September, 11, 2023 at 4:00 PM in the City Council Chambers at 375 Fifth Street, Hollister, CA 95023.
Attendee Name Title Status Arrived
Mia Casey Mayor Present
Rick Perez District 1 Present
Rolan Resendiz District 2 Present
Dolores Morales District 3 Present
Tim Burns District 4 Present
Mary F. Lerner City Attorney Present
Jennifer Woodworth City Clerk Present
Carlos Reynoso Police Chief Present
David Mirrione City Manager Present
Gordon Machado City Treasurer Absent
VERIFICATION OF AGENDA POSTING
City Clerk Woodworth reported the agenda for the City Council of the City of Hollister special meeting of September 11, 2023 was posted on the bulletin board at City Hall on September 7, 2023 at 2:40 p.m. per Government Code Section 54954.2.
CONSENT AGENDA
All items listed under the consent agenda will be enacted in one motion authorizing the actions indicated for those items so designated.
1. RESOLUTION NO. 2023-175 A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF HOLLISTER AUTHORIZING THE CITY MANAGER TO
SUBMIT AN INCIDENTAL TAKE PERMIT AIRPORT'S RUNWAY 6 SAFETY IMPROVEMENT PROJECT AT A COST OF $30,014.25.
Mayor Casey opened public comment at 4:05 p.m.
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There were no speakers for the consent agenda items.
Mayor Casey closed public comment at 4:05 p.m.
Councilmember Burns moved, and Councilmember Morales seconded the motion to approve the consent agenda items. Motion carried 5-0-0.
RESULT: Adopted [Unanimous]
MOTION: Tim Burns
SECOND: Dolores Morales
AYES: Casey, Perez, Resendiz, Morales, Burns
NOES:
RECUSED:
ABSTAIN:
ABSENT:
STUDY SESSION
2. DRAFT GENERAL PLAN, DRAFT CLIMATE ACTION PLAN, DRAFT
AGRICULTURAL PRESERVATION PROGRAM, AND DRAFT
ENVIRONMENTAL IMPACT REPORT
Development Services Director Christy Hopper introduced David Early with Placeworks, who led the City's consultant team for the General Plan update.
Mr. Early reviewed the purpose of the General Plan, its elements, proposed updates, etc. and described the public outreach and public involvement in the process. Mr.
Early described the proposed climate action plan, draft agricultural plan, and draft environmental impact report (DEIR) for the General Plan update. Mr. Early presented the various recommended changes to the proposed General Plan update recommended by the City's Planning Commission and highlighted various strategies for the City to meet its Regional Housing Needs Analysis (RHNA) numbers as required by the state.
Mayor Casey opened public comment at 5:27 p.m.
Joe Tonascia commented regarding his property in the City that is split by Union Road and requested the entirety of his property to be able to be developed uniformly.
Mr. Tonascia supported building housing on his property for agricultural workers.
Jennifer Churchill opposed re-designation of her property on Fairview from mixed use to commercial. Ms. Churchill requested it stay as a mixed use designation.
Shawn Tennenbaum, Superintendent for the Hollister High School District, requested the City expand the sphere of influence to include the Buena Vista Corridor to include 50 acres for a future high school. Additionally, Dr. Tennenbaum requested expansion of the sphere of influence to include the district's Best Road property.
Jeffrey Small, Municipal Advisor for the San Benito School District, commented on the Facilities Master Plan for the school district and requested expansion of the B.1
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sphere of influence to include the Buena Vista Corridor and the school district's Best Road property.
Karson Klauer commented on the Planning Commission's recommendations related to proposed rezoning of properties in the City and supported expansion of the City's sphere of influence to include two parcels south of Enterprise.
Graham Mackie supported preservation of agricultural land in the City in order to help increase commercial activity and attract business to the City.
Maria Gomes requested inclusion of her property in the City's boundaries.
Willis (Skip) Pack commented on the proposed zoning designation for his property in the northern area of the City and the impact of the designation on the agricultural value of the land.
Geary Coats spoke regarding his property in the North Gateway area and requested expansion of the allowed uses under the zoning designation, which could support implementation of the Climate Action Plan.
Dane Nabal supported expansion of the City's sphere of influence to include the Buena Vista Corridor.
Rene Baez supported use of accredited apprenticeship programs, providing healthcare benefits for construction workers, and hire of local workers and requested inclusion of language related to labor standards for developments in the City.
Matt Nohr commented on the current North Gateway zoning designation for his properties and requested rezoning to support complete use of the parcels to support economic development.
Carly Robles spoke regarding Mayor Casey's previous comments regarding economic development in Hollister. Ms. Robles expressed concern regarding traffic in the County and commented on the need for infrastructure maintenance and roadway improvements.
Bob Tiffany supported the expansion of the City's sphere of influence and stated the entire county should be looked at when considering expansion of the sphere, supported revisiting the agricultural preservation ratio of 2:1, and supported commercial and economic development, and setting the inclusionary housing percentage at 15%.
Alex Sywak commented on his proposed project stating it can provide medium- density housing and requested it not be designated as high density.
Devon Pack supported expansion of the City's sphere of influence to include the Buena Vista Corridor.
Carol Lenoir commented on the recommendations of the General Plan Advisory Committee and the need to promote economic development in Hollister.
Anne Hall expressed concern regarding the requirement for agricultural mitigation lands to be located within the City limits and supported allowing mitigation land to be B.1
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located within San Benito County. Ms. Hall supported inclusion of areas that are currently served by the City's utilities and surrounding properties in the City's sphere of influence.
Bella Rosales expressed concern regarding the City's draft General Plan update and expansion of the City's sphere of influence stating it is contrary to Climate Action Plan goals.
Elia Salinas supported expansion of the City's sphere of influence and commented on the precedent set for providing sewer service to properties outside the City's sphere of influence. Finally, Ms. Salinas expressed concern regarding the imposition of the builders' remedy requirement if a housing element is not approved.
Stewart Fahmy requested a low density designation for his properties.
Michael Anderson requested the City continue providing utilities to properties already being served by City utilities, including Santa Ranch.
Valerie Egland supported development of local areas to support multimodal transport to support climate action plan goals and a healthy community.
Dennis Martin supported expansion of the City's sphere of influence, setting the agricultural mitigation ratio at 1:1 which could be located anywhere in the County, and setting the inclusionary housing rate at 15% affordable housing. Mr. Martin opposed the public art requirements for residential development. Mr. Martin stated high density housing is likely not feasible in Hollister and requested a feasibility study be included in the General Plan if the high density housing requirement is approved.
John Robles expressed concern regarding the availability of water for the community.
Mayor Casey closed public comment at 6:27 p.m.
Councilmember Resendiz and Burns supported continuing the item to a future date to allow further discussion of the item and consideration of the public's comments.
Councilmember Perez supported taking action at the current meeting in order to move the process forward.
Mayor Casey expressed concern the Housing Element may not be certified by the state by January 1, 2024, which would allow the "builders remedy" requirement to apply. As a result, she supported moving forward with the General Plan update at the current meeting.
By consensus the Council directed staff to move forward with the Planning Commission's recommendations related to sphere of influence expansions and requested land use changes for Buena Vista Road, Chappell Road/Santa Ana Road, Meridian Road Special Planning Area, and Glenmore Drive.
By consensus, the Council directed staff to include the following land use changes in the General Plan update: update the designation for Buena Vista Road from High to Medium Density Residential; update the designation for Chappell Road/Santa Ana B.1
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Road from High to Medium Density Residential; update the designation for the Meridian Road Special Planning Area from Residential Estate to a mix of Medium and High Density Residential; and update the designation for Glenmore Drive from High to Low Density Residential.
By consensus the Council directed the staff to revise the Agricultural Preservation Program from a 2 to 1 preservation ratio to a 1 to 1 preservation ratio and to bring back additional information to a future Council meeting to consider whether the acquisition of Agricultural Conservation Easements should be located only within the City of Hollister Planning Area, as defined by the General Plan, or if eligible lands should be revised to include the purchase of lands outside the City's planning area (county-wide).
By consensus, the Council directed staff to include an action item in the General Plan the would explore implementing a public art project development fee to fund public art and cultural programming in the City of Hollister.
By consensus the Council directed staff to change the Inclusionary Housing Ordinance to require new market rate housing projects provide 15 percent of the total units as affordable.
The City Council recessed at 7:16 p.m. and reconvened at 7:30 p.m. with all members of Council present.
By consensus, the Council declined to give direction to allow a wider variety of uses, including large format such as industrial and logistics or residential uses if needed to meet RHNA for the 6th Cycle Housing Element, in the North Gateway area. The Council directed staff to return with additional information regarding this topic at a future date for consideration and direction.
By consensus, the Council declined to include in the General Plan a commitment to providing wastewater services to the Santana Ranch project.
By consensus, the Council directed staff to include in the General Plan the Best Road high school site in the City's sphere of influence, along with the parcels immediately to the west of the site, up to the Planning Commission’s recommended sphere change area east of Fairview.
By consensus, the Council declined to designate the property at the northwest corner of Hillcrest and Fairview Roads as mixed-use instead of commercial.
By consensus, the Council declined to include in the General Plan requirements for use of accredited internship programs, healthcare benefits for construction workers, and a local hiring program. By consensus the Council directed staff to return with a future Council item to discuss options to address the topic of setting labor standards for developments in the City.
By consensus, the Council directed staff to expand the sphere of influence to include areas that are currently served by the City's utilities and surrounding properties on the west end of the City near San Juan Hollister Road.
Mr. Early described next steps for addressing land use designations in the expanded B.1
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sphere of influence areas.
By consensus, the Council declined to consider an increase the minimum density for mixed use zones to 45 dwelling units per acre and keep the density at 30 dwelling units per acre.
By consensus, the Council directed staff that the "Leatherback" site could be considered as a potential affordable housing site for the 6th Cycle Housing Element if necessary.
3. INCLUSIONARY HOUSING ORDINANCE
Greg Goodfellow with Placeworks provided the staff presentation reviewing the proposed inclusionary housing ordinance requirements and public feedback received.
Mayor Casey opened public comment at 8:25 p.m.
Devon Pack provided information regarding the effectiveness of inclusionary housing fees and supported dispersal of affordable housing throughout a community.
Alex Sywak requested clarification regarding allowance of in lieu fees for rental housing and "for sale" housing, regarding the allowance to donate land, and regarding the costs to build affordable rate housing.
Carly Robles supported a 20% inclusionary housing requirement and supported a 1% public art fee.
Karson Klauer supported on-site inclusionary housing and dispersal of affordable housing in the community, supported rental and "for sale" units in the same community, and supported use of in-lieu fees by the City.
Elia Salinas spoke against in-lieu fees and in support of splitting the requirements for low and very low income housing equally. Ms. Salinas supported the City applying for home key funds.
Dennis Martin stated a 15% requirement may potentially slow the development of affordable housing and recommended the City utilize a split compliance allowing affordable units be built and also payment of in-lieu fees.
John Robles thanked the Council for listening to the comments made by the public.
Julio Rodriguez opposed in-lieu fees and supported building affordable housing.
Rene Baez spoke against contractors that are not interested in paying construction workers a prevailing wage.
Mayor Casey closed public comment at 8:48 p.m.
By consensus the Council directed staff to return with an inclusionary housing ordinance that includes the following:
- Split of the inclusionary housing requirement - 7% very low income, 5% low income, and 3% moderate income
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- Projects of less than 10 units are exempt from the inclusionary housing requirements
- In-lieu fees will not be allowed for rental housing projects - In-lieu fees will not be allowed for "for sale" housing projects - Do not allow required units off site
- Do not allow for land to be dedicated in lieu of building affordable housing
4. GENERAL PLAN AMENDMENTS/ PREZONES/ SPHERE OF INFLUENCE
AMENDMENTS
Interim Planning Manager Eva Kelly provided the staff report.
Mayor Casey opened public comment at 9:22 p.m.
Jason Noble spoke regarding a proposed project at the corner of Union and Ladd Lane and requested the project be able to move forward with the prezoning and general plan amendment for the project.
Karson Klauer stated a moratorium on General Plan amendments may not be reasonable for projects that began several years ago. Mr. Klauer supported creation of a timeline for project review and response by City staff.
Elia Salinas supported creation of a City timeline to review and respond to project applications.
Stewart Fahmy requested to be able to move forward with his project at Union Road and Ladd Lane. Mr. Fahmy requested projects that are underway be allowed to move forward.
Paul Rovella spoke regarding the long timeline for his current project and requested a timeline for when development would be allowed to move forward again.
Mayor Casey closed public comment at 9:37 p.m.
Councilmember Burns supported creation of a timeline to review development projects and supported creating a process for quarterly General Plan amendments.
Councilmember Morales expressed concern regarding the long period for project review by the City and supported moving forward with the four applications for initiation of a prezone.
By consensus the Council agreed to continue the meeting after 10:00 p.m.
By consensus Council directed staff to bring forward a resolution for Council consideration to pause processing of applications for General Plan amendments for seven months or sooner with regular updates from staff during the General Plan update process.
ADJOURNMENT
Councilmember Resendiz moved, and Councilmember Morales seconded the motion to adjourn the meeting at 10:03 p.m. Motion carried 5 -0-0.
Respectfully submitted,
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Jennifer Woodworth, MMC
City Clerk
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EXHIBIT A: SCOPE OF WORK AND COSTS
This scope of work responds to direction from the September 11, 2023 Council Meeting. The scope includes revisions to existing Tasks 1, 6 and 8 and includes new Tasks 10 and 11 to complete the Revised Draft General Plan, Climate Action Plan, and Revised Draft Environmental Impact Report.
Task 1. Startup and Project Management
1.6 Ongoing Communication
PlaceWorks will attend bi-weekly meetings with City staff for up to 12 months. It is assumed these meetings will be held via Zoom or similar conferencing platform.
1.7 Project Management
This task covers PlaceWorks’ role in managing the consultant team and coordinating on a day-to-day basis with City staff.
1.8 Website Maintenance
This task assumes approximately two hours per month for up to 12 months for ongoing updates and website posts; it does not include significant redesign or restructuring of the www.Hollister2040.org website.
Task 6. Other Work Products
6.4 Agricultural Lands Mitigation Program
PlaceWorks will update the Agricultural Lands Mitigation Program to reflect direction from the September 11, 2023 City Council meeting.
6.7 Municipal Service Review
PlaceWorks is requesting additional hours to analyze the expanded Sphere of Influence and to cover increased billing rates that will be in effect at the time this work occurs.
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Task 8. Public Review and Adoption
8.1 Certification and Adoption Hearings
Although this task is already included in the existing scope of work, this amendment includes funds to cover increased billing rates that will be in effect at the time these hearings occur.
8.2 Final Documents
Although this task is already included in the existing scope of work, this amendment includes funds to cover increased billing rates that will be in effect at the time this work occurs.
Task 10. Second Draft Geneal Plan and Climate Action Plan
10.1 Administrative Draft General Plan
PlaceWorks will update the Draft General Plan to reflect direction provided at the September 11, 2023 City Council meeting.
PlaceWorks will review each element of the Draft General Plan and update as needed to ensure consistency with the updated General Plan Land Use Map and Council policy direction. Kimley-Horn will update the Circulation Element to revise the 2040 Circulation System diagram, identify circulation improvements required to support the updated land use map, and revisit the goals, policies, and actions as needed. PlaceWorks will also update all figures to reflect the updated Sphere of Influence boundary. PlaceWorks will submit an Administrative Draft General Plan for City staff review and comment.
10.2 City Council Direction on Policy Issues
David Early will attend a meeting with the City Council to solicit direction on the remaining policy issues: Agricultural Preservation Program mitigation location, allowed land uses in the North Gateway, and requests to incorporate labor- related policies in the General Plan. PlaceWorks will prepare a memorandum and accompanying PowerPoint presentation that summarizes the issues.
10.3 Screencheck Draft General Plan
PlaceWorks will incorporate City staff comments on the Administrative Draft General Plan and produce a Screencheck Draft General Plan for City review.
10.4 Final Draft General Plan
PlaceWorks will incorporate City staff comments on the Screencheck Draft General Plan and produce a Public Review Draft General Plan.
10.5 Revised Climate Action Plan
The CAP assesses GHG emissions for the City limits and the Sphere of Influence (SOI) (combined as the CAP Study Area) to comply with CEQA Guidelines for preparation of “CEQA Qualified” GHG reduction strategy (see Section 15183.5). All quantitative analyses for the area outside of the City limits (revised SOI expansion areas) will need to be updated after F.3.d
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revisions to the buildout and VMT modeling are conducted as part of Task 11. Following the City’s approval of the revised buildout and VMT, PlaceWorks will update the baseline GHG emissions inventory and forecasts. Updates to the forecast will change the estimated GHG reductions for the SOI and Study Area. PlaceWorks will review all changes against the City’s GHG emissions reduction targets for 2030, 2040, and 2045 and suggest updates to GHG reduction strategies and actions if needed to maintain GHG reductions and target achievement. Following completion of quantitative analyses, PlaceWorks will update content of the Climate Action Plan and its appendices, including replacement of tables, figures, and graphics as applicable.
We will produce an administrative draft, screencheck draft public draft, public draft, and final draft CAP. PlaceWorks will also update supporting content in PowerPoint presentations and public facing materials as applicable.
Task 11. Environmental Impact Report (Revised)
In this task, PlaceWorks will prepare a Revised Draft EIR to evaluate the impacts of the proposed revised General Plan Update and on the other companion items described in Task 6 of this scope of work. Pursuant to CEQA Guidelines Section 15088.5, Recirculation of an EIR Prior to Certification, a lead agency is required to recirculate an EIR when significant new information is added to the EIR after public notice is given of the availability of the draft EIR for public review under Section 15087, Public Review of Draft EIR, but before certification. As used in CEQA Guidelines Section 15088.5, the term “information” can include changes in the project or environmental setting as well as additional data or other information. However, the new information added to an EIR is not “significant” unless the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (including a feasible project alternative) that the project’s proponents have declined to implement. As defined in CEQA Guidelines Section 15088.5(a), significant new information requiring recirculation is that which shows any of the following:
1. A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented.
2. A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance.
3. A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project’s proponents decline to adopt it.
4. The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded.
This scope of work assumes that recirculation of the EIR will be required. However, because the CEQA Guidelines define “significant new information” in this manner, the need to recirculate the Draft EIR would only be triggered if there were a “new” significant impact not previously identified in the Draft EIR. Therefore, if following the revised analysis described in Task 7.2 it is determined that there is no “new” significant information, the Revised Draft EIR would be formatted as the Final EIR along with the responses to comments on the previously circulated Draft EIR resulting in a cost and time savings from what is proposed in this scope of work. In other words, this scope of work represents a conservative cost and schedule.
11.1 Revised Buildout Calculations
PlaceWorks will calculate the buildout of the revised project to be evaluated in the Revised Draft EIR using the City approved methodology for this calculation prior to our analysis. PlaceWorks will prepare a draft set of revised buildout numbers, including buildout numbers for the new specific plan areas, make any changes needed, and provide staff with an opportunity for a final review before using those numbers as the basis for evaluation in the EIR.
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11.2 Revised Transportation Modeling
Under this task, the following tasks will be completed by Kimley-Horn Existing Conditions 2023
Kimley Horn will compile data and information on the existing transportation system, including intersections and roadways, transit services, bicycle facilities, and pedestrian amenities to reflect 2023 conditions. New traffic counts will be conducted at the study intersections. Traffic counts will be conducted at up to thirty (30) intersections for the AM and PM peak periods (2 hours per period) and twenty-four-hour roadway segment counts at up to ten (10) locations. In addition, information regarding the following facilities will be gathered. Transit services has changes since the previous study and the latest routing detail will be used in this analysis:
Transit System - Request the latest available peak-hour ridership data from the SBCOG for existing transit lines that serve the City of Hollister. In addition, Kimley-Horn will use published transit schedules and time points to determine travel times using existing transit service between various points of interest. This data will be updated form the previous analysis
Bicycle Network – Some changes have been implemented and bike lanes provided on the City road network. The Bike Plan will be updated to reflect the latest data.
Pedestrian Network – No update will be made to the pedestrian facilities map.
General Plan Land Use Development and Traffic Forecasting Kimley Horn will analyze one land use alternative that represents differing levels of managed growth alternatives. The spatial allocation of growth including specific land use types will be developed in cooperation with the City. The land use information provided by the City will be the basis for updating the Traffic Analysis Zones (TAZ) included within the most recent version of the AMBAG Travel Demand Model (AMBAG TDM) that will subsequently be used to develop traffic forecasts and vehicles miles traveled (VMT) estimates as required by the Monterey Bay Air Resources District. AMBAG has released a newer model compared to the one used for the circulated Draft EIR effort.
Kimley-Horn will update the roadway network within City boundaries for the City of Hollister specific version of the current AMBAG TDM. Kimley-Horn will compare the volume difference between the base year assignment and the available roadway segment daily traffic counts. This comparison will be used to validate the updated base year version of the City’s model using the same criteria as the previous model update for model validation.
Traffic Operations Analysis
The traffic impact of each of the land use alternatives developed during Task 3 will be completed using both Level of Service (LOS) and VMT as measures of effectiveness. Under this task, LOS analyses will be conducted and required transportation infrastructure determined based on deficiencies identified. Improvements to support proposed General Plan changes will be identified and described. Planning level cost estimates of each of the required improvements will also be determined.
Each alternative analysis will include up to thirty (30) intersections (AM and PM peak-hour analysis) and ten (10) roadway segments. The intersections and segments will be selected in collaboration with the project team and the City and are expected to be close to future development areas.
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11.3 Revised Project Description
PlaceWorks will revise the project description based on the revised General Plan Update, the revised SOI expansion areas, and the companion items described in Task 6. Upon approval by City staff, the revised Project Description will be distributed to the PlaceWorks team for reference.
11.4 Administrative Revised Draft EIR
Environmental Analysis
PlaceWorks will prepare a Revised Draft EIR that focuses on the CEQA resource categories where substantial evidence of a potentially significant environmental impact exists. As with the circulated Draft EIR, where appropriate, PlaceWorks will recommend policy language to be incorporated into the revised General Plan Update to avoid significant impacts, or mitigation measures to reduce impacts.
It is assumed that the environmental setting (existing conditions) section for each subject area of the EIR will generally remain unchanged; however, we will update any sections as needed pursuant to the revised project description.
In keeping with the requirements of CEQA Guidelines Section 15088.5, the revised environmental review will include a detailed analysis to determine the environmental impacts for the following resource categories to analyze if there are any new potential aesthetic impacts.
Aesthetics. The aesthetics analysis will review the revised General Plan Update land use map, policies, and programs that may impact scenic vistas and other scenic resources to analyze if there are any new potential aesthetic impacts related to visual compatibility with the surrounding land uses. Agriculture Resources. The revised agricultural analysis will include a recalculation to the agricultural lands based on the proposed changes to the revised SOI, and address any applicable land use map, policies, and programs to address potential impacts associated with the conversion of agricultural lands. Air Quality and Greenhouse Gas Emissions. PlaceWorks will update the evaluation in of the potential impacts in the North Central Coast Air Basin (NCCAB) based on the methodology identified in the Monterey Bay Air Resources District’s (MBARD) CEQA Air Quality Guidelines (2008) based on the revised General Plan Update buildout assumptions and subsequent revisions to the evaluations for utilities and transportation, as well as the Climate Action Plan.
Biological Resources. Environmental Collaborative will conduct an update of the California Natural Diversity Data Base (CNDDB) of the California Department of Fish and Wildlife (CDFW); records on sensitive resources available from the California Native Plant Society, the City and County, CDFW, and the U.S. Fish and Wildlife Service (USFWS); environmental documentation for specific development applications within the revised SOI. Although requested by the CDFW as part of their comments on the circulated Draft EIR, as with the previous scope of work, no detailed surveys or mapping is proposed as part of this scope or is believed necessary, given the planning-level analysis involved in the revised General Plan Update. If the City would like, detailed surveys and mapping of particular areas could be performed under an expanded scope, if considered useful by the City to further refine biological and wetland constraints.
Cultural Resources and Tribal Cultural Resources. The revised EIR will update this section of the Draft EIR to include the new areas and policies of the revised General Plan Update. PlaceWorks will assist the City with sending notification to the applicable Native American tribes regarding the revisions to the plan boundaries.
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Energy. PlaceWorks will revise the energy section of the EIR to address the changes to the revised General Plan update to reflect any changes to the buildout numbers and the comments made during the public review period regarding the deficiencies of the energy provider (PG&E).
Geology and Soils. The EIR will be updated to evaluate any potential impacts due to the revised boundaries. Hazards and Hazardous Materials. The EIR will be revised to capture any potential hazardous materials sites in the revised boundaries and any updated to the revised General Plan Update policies and programs. Hydrology and Water Quality. This section will identify and mitigate any new flooding or water quality issues that could arise due to updates to the revised General Plan.
Land Use and Planning. The EIR will discuss whether the revised General Plan Update will physically divide an established community; conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project; or conflict with any applicable habitat conservation or natural community conservation plan. Mineral Resources. PlaceWorks will update the maps to identify any qualifying mineral resources of value based on the revised boundaries of the EIR Study Area.
Noise and Vibration. PlaceWorks will revise the noise impact analysis and update the noise contour maps to reflect the changes to the proposed revised General Plan Update buildout projections and transportation analysis. Population and Housing. This section will focus on the growth inducing potential of the revised buildout, including indirect growth from increased employment opportunities. Public Services and Recreation. PlaceWorks will evaluate the potential need for expanded public services as a result of the proposed updates to the buildout numbers.
Transportation and Traffic. Kimley-Horn will evaluate the transportation and traffic changes due to the updates to the buildout numbers and land use changes of the proposed revised General Plan Update. The traffic impact of each will be completed using both Level of Service (LOS) and VMT as measures of effectiveness up to thirty (30) intersections (AM and PM peak-hour analysis) and ten (10) roadway segments for existing conditions, Year 2045 conditions with existing General Plan, and Year 2045 conditions with the preferred General Plan alternative. Utilities and Service Systems. PlaceWorks will prepare any necessary revisions to the utilities and service systems section of the EIR, covering water, wastewater, stormwater, and solid waste utility systems pursuant to the revised buildout numbers and boundary changes.
Wildfire. PlaceWorks will updated this section of the EIR to reflect the new proposed boundaries of the SOI and their relationship to the State Responsibility Area in the SOI expansion to the east.
Alternatives Analysis
The PlaceWorks team does not propose any new alternatives as a result of the proposed changes to the General Plan, but will update this chapter to accurately capture any changes in the findings from the preparation of the Revised Draft EIR.
CEQA-Required Assessment Conclusions
PlaceWorks will revise the appropriate conclusions to fulfill CEQA requirements by providing an assessment of unavoidable significant environmental impacts; significant irreversible environmental changes; relationship between local short-term uses of the environment and long-term productivity; and effects found not to be significant as they relate to the revised analysis.
An Administrative Draft will be prepared for City review and comment. Technical appendices and background reports will be provided electronically for all drafts.
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11.5 Public Review Revised Draft EIR and Public Review
Upon receipt of a consolidated set of comments from the City on the Administrative Revised Draft EIR, PlaceWorks will make any necessary revisions to the Screencheck Draft and prepare the Public Review Revised Draft EIR for publication.
PlaceWorks will prepare and submit the Notice of Completion (NOC) regarding the Revised Draft EIR to the State Clearinghouse, which will begin the legally required 45-day public review period. PlaceWorks will assist the city in preparing the distribution lists and notices for the County Clerk.
During the Revised Draft EIR public review period, PlaceWorks will attend a public hearing to present the findings on the Revised Draft EIR and solicit feedback on the document, if requested. Note, this meeting is not required under CEQA.
11.6 Final EIR
Immediately following the completion of the 45-day public review period, PlaceWorks will discuss with City staff any comments received during the public review period and the approach to responding to the comments. PlaceWorks will incorporate public and/or agency comments received on the Draft EIR and the responses to these comments, as appropriate, into the Final EIR document. PlaceWorks will also include any needed revisions to the Revised Draft EIR. Other members of the consulting team will also participate as needed. (Reanalysis is not included in this Scope of Services.) This scope assumes up to 40 hours for responses to comments.
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Hollister General Plan Update
Duration
(calendar
days)
Estimated
Start
Estimated
Finish Notes
Update Buildout Numbers
Administrative Draft Buildout Calculations 21 11/1/2023 11/22/2023 City Review of Draft Buildout Calcultions 7 11/22/2023 11/29/2023 This is over Thanksgiving Finalize Buildout Calculations 7 11/29/2023 12/6/2023
Draft General Plan 126 12/6/2023 4/10/2024
PlaceWorks submits Admin Draft General Plan 28 11/1/2023 11/29/2023 City review of Admin Draft General Plan 21 11/29/2023 12/20/2023 PlaceWorks and subs respond to City comments 21 12/20/2023 1/10/2024 PlaceWorks reviews sub edits and coordinates with subs 7 1/10/2024 1/17/2024 PlaceWorks prepare Screencheck Draft General Plan 14 1/17/2024 1/31/2024 City review of Screencheck Draft General Plan 14 1/31/2024 2/14/2024 PlaceWorks incorporates edits and finalizes Public Review Draft 14 2/14/2024 2/28/2024 Climate Action Plan
PlaceWorks submits Admin CAP 48 1/19/2024 3/7/2024 Assumes GHG emissions quantification is completed during this timeframe City review of Admin CAP 14 3/7/2024 3/21/2024
PlaceWorks prepares Screencheck CAP 14 3/21/2024 4/4/2024 City review of Screencheck CAP 14 4/4/2024 4/18/2024
PlaceWorks incorporates edits and finalizes Public Review Draft CAP 14 4/18/2024 5/2/2024 Revised Draft EIR
PlaceWorks prepares the water and wastewater calculations 7 12/6/2023 12/13/2023 City reviews the water and wastewater calculations 7 12/13/2023 12/20/2023 PlaceWorks incorporates edits and finalizes the water and wastewater calculations 3 12/20/2023 12/23/2023 Kimley Horn prepares the VMT 30 12/6/2023 1/5/2024
City reviews the VMT 7 1/5/2024 1/12/2024
Kimley Horn incorporates edits and finalizes the VMT 7 1/12/2024 1/19/2024 Kimley Horn prepares the LOS 30 1/5/2024 2/4/2024
City reviews the LOS 7 2/4/2024 2/11/2024
Kimley Horn incorporates edits and finalizes the LOS 7 2/11/2024 2/18/2024 PlaceWorks prepares Admin Revised Draft EIR (includes new AQ/GHG/ENE/NOI modeling) & draft Notices 48 3/7/2024 4/24/2024 PlaceWorks will prepare the noise contour maps for the GP and EIR in the first week of this timeframe City review of Admin Draft EIR & draft Noticing 14 4/24/2024 5/8/2024 Assumes 2-week City review time frame for ADEIR PlaceWorks incorporates edits and finalizes Public Review Revised Draft EIR and Notices 14 5/8/2024 5/22/2024 45 public review period (includes public meeting to accept comments on Revised Draft EIR)45 5/22/2024 7/6/2024 Final EIR and MMRP/Findings & Sumary of Revisions to Draft GP PlaceWorks prepares Admin Final EIR and MMRP/Findings and Revisions to Draft GP 20 7/6/2024 7/26/2024 Timeline depends on volume of comments (could be more or less) City review of Admin Final EIR and MMRP/Findings and Revisions to Draft GP 14 7/26/2024 8/9/2024 Assumes 2-week City review time frame for AFEIR PlaceWorks incorporates edits and finalizes Final EIR and MMRP/Findings and Revisions to Draft GP 14 8/9/2024 8/23/2024 Certification and Adoption Hearings & Final Plan EIR
Planning Commission Meeting (1)9/5/2024 9/5/2024 Special meeting of the PC? (PC holds their public meetings at 6:00 pm on the fourth Thursday) City Council Meeting (1)9/16/2024 9/16/2024 Council meets on the first and third Mondays of each month at 6:30 p.m.
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Duration
(calendar
days)
Estimated
Start
Estimated
Finish Notes
Update Buildout Numbers
Administrative Draft Buildout Calculations 21 11/1/2023 11/22/2023 City Review of Draft Buildout Calcultions 7 11/22/2023 11/29/2023 This is over Thanksgiving Finalize Buildout Calculations 7 11/29/2023 12/6/2023
Draft General Plan 126 12/6/2023 4/10/2024
PlaceWorks submits Admin Draft General Plan 28 11/1/2023 11/29/2023 City review of Admin Draft General Plan 21 11/29/2023 12/20/2023 PlaceWorks and subs respond to City comments 21 12/20/2023 1/10/2024 PlaceWorks reviews sub edits and coordinates with subs 7 1/10/2024 1/17/2024 PlaceWorks prepare Screencheck Draft General Plan 14 1/17/2024 1/31/2024 City review of Screencheck Draft General Plan 35 1/31/2024 3/6/2024 PlaceWorks incorporates edits and finalizes Public Review Draft 14 3/6/2024 3/20/2024 Climate Action Plan
PlaceWorks submits Admin CAP 56 1/19/2024 3/15/2024 Assumes GHG emissions quantification is completed during this timeframe City review of Admin CAP 14 3/15/2024 3/29/2024
PlaceWorks prepares Screencheck CAP 14 3/29/2024 4/12/2024 City review of Screencheck CAP 14 4/12/2024 4/26/2024
PlaceWorks incorporates edits and finalizes Public Review Draft CAP 14 4/26/2024 5/10/2024 Revised Draft EIR
PlaceWorks prepares the water and wastewater calculations 7 12/6/2023 12/13/2023 City reviews the water and wastewater calculations 7 12/13/2023 12/20/2023 PlaceWorks incorporates edits and finalizes the water and wastewater calculations 3 12/20/2023 12/23/2023 Kimley Horn prepares the VMT 30 12/6/2023 1/5/2024
City reviews the VMT 7 1/5/2024 1/12/2024
Kimley Horn incorporates edits and finalizes the VMT 7 1/12/2024 1/19/2024 Kimley Horn prepares the LOS 30 1/5/2024 2/4/2024
City reviews the LOS 7 2/4/2024 2/11/2024
Kimley Horn incorporates edits and finalizes the LOS 7 2/11/2024 2/18/2024 PlaceWorks prepares Admin Revised Draft EIR (includes new AQ/GHG/ENE/NOI modeling) & draft Notices 48 3/15/2024 5/2/2024 PlaceWorks will prepare the noise contour maps for the GP and EIR in the first week of this timeframe City review of Admin Draft EIR & draft Noticing 14 5/2/2024 5/16/2024 Assumes 2-week City review time frame for ADEIR PlaceWorks incorporates edits andprepares Screencheck Revised Draft EIR & Notices 14 5/16/2024 5/30/2024 City review of Screencheck Revised Draft EIR & Notices 14 5/30/2024 6/13/2024 Assumes 2-week City review time frame for Screencheck DEIR PlaceWorks incorporates edits and finalizes Public Review Revised Draft EIR and Notices 7 6/13/2024 6/20/2024 45 public review period (includes public meeting to accept comments on Revised Draft EIR)45 6/20/2024 8/4/2024 Final EIR and MMRP/Findings & Sumary of Revisions to Draft GP PlaceWorks prepares Admin Final EIR and MMRP/Findings and Revisions to Draft GP 21 8/4/2024 8/25/2024 Timeline depends on volume of comments (could be more or less) City review of Admin Final EIR and MMRP/Findings and Revisions to Draft GP 14 8/25/2024 9/8/2024 Assumes 2-week City review time frame for AFEIR PlaceWorks incorporates edits and prepares Screencheck Final EIR and MMRP/Findings and Revisions to Draft GP 14 9/8/2024 9/22/2024 City review of Screencheck Final EIR and MMRP/Findings and Revisions to Draft GP 14 9/22/2024 10/6/2024 Assumes 2-week City review time frame for Screencheck DEIR PlaceWorks incorporates edits and finalizes Final EIR and MMRP/Findings and Revisions to Draft GP 7 10/6/2024 10/13/2024 Certification and Adoption Hearings & Final Plan EIR
Planning Commission Meeting (1)10/24/2024 10/24/2024 PC holds their public meetings at 6:00 pm on the fourth Thursday City Council Meeting (1)11/18/2024 11/18/2024 Council meets on the first and third Mondays of each month at 6:30 p.m.
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The PlaceWorks Team
Hollister General Plan Update
COST PROPOSAL
Early Brubaker Stone Goodfellow Seale Lau Krispi Willey Mazur DiPierro McCracken Kha Vermilion Parks Chung Parks/Khan
/Goren Fitzgerald Protsman Rohr Golden‐
Harrell Lukondi
GRAPHICS
Environmental
Collaborative Kimley Horn
Principal in
Charge Principal
Project
Manager Senior Associate Principal
Urban
Designer
Senior
Associate
Project
Planner GIS GIS EIR Principal
EIR Project
Manager Principal Associate
Associate
Principal Project Planner
Principal
Engineer Associate
Technical
Editor
Admin
Assistant
Hourly Rate: $320 $255 $225 $210 $250 $165 $210 $140 $225 $125 $245 $155 $250 $145 $230 $145 $235 $185 $135 $125 $130 TASK 1. STARTUP AND PROJECT MANAGEMENT
6 Ongoing Communication 36 36 8 8 6 6 100 $514 $26,214 0 0 $0 $0 $26,214 7Project Management 24 36 8 8 14 34 124 $563 $28,723 0 32,300 $3,230 $35,530 $64,253 8Website Maintenance 24 24 $79 $4,039 0 0 $0 $0 $4,039
Task 1. Subtotal 60 0 72 0 16 24 16 0 0 0 20 40 0 0 0 0 0 0 0 0 0 248 $1,156 $58,976 $0 $32,300 $3,230 $35,530 $94,506 TASK 6. OTHER WORK PRODUCTS
4Agricultural Lands Mitigation Program 4 2 8 22 18 $79 $4,009 $0 $0 $0 $0 $4,009 7 Municipal Service Review 8 20 430 62 $234 $11,944 $0 $0 $0 $0 $11,944 Task 6. Subtotal 12 0 22 8 0 0 0 0 4 30 0 0 0 0 0 0 0 0 2 2 0 80 $313 $15,953 $0 $0 $0 $0 $15,953 TASK 8. PUBLIC REVIEW AND ADOPTION
1 Certification and Adoption Hearings 6 8 4 2 20 $91 $4,631 $0 $0 $0 $0 $4,631 2Final Documents 4 20 8 88 4 52 $188 $9,568 $0 $0 $0 $0 $9,568 Task 8. Subtotal 10 0 28 0 0 0 0 4 0 8 0 0 0 0 0 0 0 0 8 8 6 72 $279 $14,199 $0 $0 $0 $0 $14,199 TASK 10. SECOND DRAFT GENERAL PLAN AND CLIMATE ACTION PLAN 1 Administrative Draft General Plan 27 32 56 8 32 8 48 15 60 63 36 8 393 $1,400 $71,400 0 21,100 $2,110 $23,210 $94,610 2City Council Direction on Policy Issues 10 8 18 $100 $5,100 0 0 $0 $0 $5,100 3 Screencheck Draft General Plan 18 8 27 8 8 8 36 7 15 27 18 8 188 $686 $34,986 0 0 $0 $0 $34,986 4 Public Review Draft General Plan 9118 818243 7 18 18 8 123 $433 $22,093 0 0 $0 $0 $22,093 5 Revised Climate Action Plan 4 40 60 120 8 24 24 8 288 $972 $49,552 0 0 $0 $0 $49,552 Task 10. Subtotal 64 41 113 0 64 41 84 228 25 90 0 0 0 0 0 0 0 0 132 96 32 1010 $3,591 $183,131 $0 $21,100 $2,110 $23,210 $206,341 TASK 11. REVISED DRAFT EIR
1 Revised Buildout Calculations 4 24 16 80 4 4 132 $438 $22,318 $0 $0 $0 $0 $22,318 2 Revised Transportation Modeling 48 12 $44 $2,264 $0 $103,060 $10,306 $113,366 $115,630 3 Revised Project Description 68 8 21 2 27 $107 $5,472 $0 $0 $0 $0 $5,472 4 Administrative Revised Draft EIR 55 140 12 70 12 231 32 8 44 4 2 610 $2,006 $102,286 $3,800 $45,540 $4,934 $54,274 $156,560 5 Public Review Revised Draft EIR and Public Review 24 36 4 8 4 66 6 4 10 2 1 165 $560 $28,550 $0 $9,100 $910 $10,010 $38,560 6Final EIR 16 36 6 8 2 72 4 3 4 0 6 157 $518 $26,393 $1,900 $0 $190 $2,090 $28,483 Task 11. Subtotal 4 0 24 0 0 0 0 0 16 80 109 232 30 86 18 369 42 15 60 7 11 1103 $3,673 $187,283 $5,700 $157,700 $16,340 $179,740 $367,023 Labor Hours Total 150 41 259 8 80 65 100 232 45 208 129 272 30 86 18 369 42 15 202 113 49 2513 Labor Dollars Total $48,000 $10,455 $58,275 $1,680 $20,000 $10,725 $21,000 $32,480 $10,125 $26,000 $31,605 $42,160 $7,500 $12,470 $4,140 $53,505 $9,870 $2,775 $27,270 $14,125 $6,370 $9,012 $459,542 $5,700 $211,100 $238,480 $698,022 PlaceWorks Percent of Total Labor 6% 2% 10% 0% 3% 3% 4% 9% 2% 8% 5% 11% 1% 3% 1% 15% 2% 1% 8% 4% 2%
EXPENSES
PlaceWorks Reimbursable Expenses $5,000
Subconsultants' Reimbursable Expenses $19,800
EXPENSES TOTAL $24,800
GRAND TOTAL $722,822
PLACEWORKS
Subconsultant
Total
Total Task
Budget
PlaceWorks
Hours
PlaceWorks
Total
SUBCONSULTANTS
Biological Resources Transportation
PlaceWorks 2%
Office Expenses
10%
Subconsultant
Markup
PLACEWORKS
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Packet Pg. 1521
RESOLUTION NO. 2020-17
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER TO ACCEPT THE PROPOSALS RECEIVED, AWARD A CONTRACT TO PLACEWORKS, INC. FOR
THE PREPARATION OF A GENERAL PLAN UPDATE AND ENVIRONMENTAL REVIEW,
AUTHORIZE THE CITY MANAGER TO EXECUTE THE AGREEMENT, AND APPROVE A SUPPLEMENTAL APPROPRIATION OF $700,000
WHEREAS, to assist local governments in preparing general plans and the public in participating in that process, the Governor's Office of Planning and Research (OPR) periodically revises the guidelines for the preparation and content of local general plans (Gov. Code § 65040.2); and WHEREAS, the City of Hollister's comprehensive revision of the 2005-2023 General Plan, completed in 2005, is in compliance with the 2003 General Plan Guidelines and is set to expire in 2023; and
WHEREAS, the City Council of the City of Hollister authorized staff to send a request for proposal to invite qualified firms to prepare an update to the City's General Plan in compliance with all applicable laws, regulations, policies and procedures and prepare corresponding documentation per the California Environmental Quality Act; and
WHEREAS, the City of Hollister received three proposals on November 5, 2019; and WHEREAS, the staff conducted a thorough and objective review of the proposals and interviewed three firms on December 10, 2019; and
WHEREAS, staff recommends the proposal submitted by PlaceWorks, Inc. as the most responsive to the City's requirements after consideration of the proposal and the in-person interview.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Hollister accepts the proposals received, and awards a contract to PlaceWorks, Inc. for the preparation of a General Plan Update and Environmental Review.
BE IT FURTHER RESOLVED that the City Council of the City of Hollister authorizes the City Manager to execute the contract with PlaceWorks, Inc. and approves the supplemental appropriation of$700.000.00.
PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held this 3rd day of February, 2020, by the following vote:
AYES: Council Members Resendiz, Richman, Lenoir, and Mayor Velazquez.
NOES: Council Member Spencer.
ABSTAINED: None.
ABSENT: None.
Ignacio Velazquez, Mayor
ATTEST:APPROVED AS TO FORM:
l/-----
1 Epperson Law Group PC
Nova Romero, CMC(Deputy City Clerk
Jas . erson, City Attorney
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Packet Pg. 1522
APPROPRIATION ADJUSTMENT
1. TRANSFERS OF APPROPRIATIONS WITHIN CLASSIFICATIONS OF EXPENDITURES(i.e. BETWEEN PROFESSIONAL SERVICES AND SUPPLIES EXPENSE)MAY BE SUBMITTED DIRECTLY TO FINANCE WITH DEPARTMENT HEAD'S SIGNATURE.
2. TRANSFERS OF APPROPRIATIONS BETWEEN CLASSIFICATIONS OF EXPENDITURES (i.e. BETWEEN SALARIES AND SERVICES AND SUPPLIES)MUST BE APPROVED BY THE CITY MANAGER.
3. TRANSFERS OF APPROPRIATIONS BETWEEN FUNDS OR COST CENTERS MUST BE APPROVED BY THE CITY COUNCIL.
4. INCREASE IN APPROPRIATIONS NEEDS TO BE OFFSET BY ADDITIONAL REVENUE SOURCE OR AVAILABLE FUND BALANCE.
ROUND UP TO WHOLE DOLLAR)
Fiscal Year:2019/2020
Account Project
Department/Account Title Fund# Cost Center Number Task# Increase Decrease ti
r01 a'. kz . r
Professional Services 101 4010 730000 700,000
Reserves 101 300101 700,000
Y: - -`
ti 11' w
rc, ,} k.', E —`;t a .s h ..r`« i .., .',' , , Ash' ,., 'F-a S k" w . . -`_'t . e .. ' d -:_. g Explanation of Transaction:
Supplemental Appropriations for General Plan Update consultant for the portion that will be spent in fiscal year 2019/2020. Total contract amount is $1,403,698.
1 1
Pre pared b Date d1j
0 P Y
Departmen 1 3
FOR ADMINISTRATION AND FINANCE OFFICE ONLY
Approved tez,p
for Entry Date
mance Office
2 1v2-6Approved d" —% Date Journal No.
City Manager
Date Resolution No.
City Clerk
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Packet Pg. 1523
PROFESSIONAL SERVICES AGREEMENT
By and Between the
CITY OF HOLLISTER
and
PLACEWORKS, INC.
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Packet Pg. 1524
Table of Contents
ARTICLE I Consultant Services 5
1.1 Scope of Services 5
1.2 Contract Administrator 5
1.3 City Modification of Scope of Services 6
1.4 Written Authorization 6
1.5 Confidentiality of Services 6
1.6 Competitive Bidding 6
ARTICLE II Duration of Agreement 7
2.1 Term of Agreement 7
2.2 Time for Performance 7
2.3 Notification of Delay 7
2.4 Delay 7
2.5 City's Right to Suspend for Convenience 7
2.6 City's Right to Terminate for Convenience 8
2.7 City's Right to Terminate for Default 8
ARTICLE III Compensation 8
3.1 Amount of Compensation 8
3.2 Additional Services 9
3.3 Billing and Payment Procedures 9
3.4 Additional Costs 9
3.5 Reimbursable 9
3.6 Eighty Percent Notification 9
ARTICLE IV Consultant's Obligations 10
4.1 Familiarity with Work 10
4.2 Industry Standards 10
4.3 Right to Audit 10
4.3.1 Access. 10
4.3.2 Audit 10
4.3.3 City's Right Binding on Subcontractors 11
4.3.4 Compliance Required before Mediation or Litigation 11
4.4 Insurance 11
4.4.1 Required Insurance Coverage 11
4.4.2 Required Clauses in Policies 12
4.4.3 Required Certificates and Endorsements 12
4.4.4 Remedies for Defaults Re: Insurance 13
4.5 Indemnification 13
ARTICLE V Non-dscrimination Requirements 14
5.1 Nondiscrimination 14
5.1.2 Fair Employment Act 14
5.1.3 Reasonable Notice.14