Hollister City Council
May 19, 2025

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER

APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A SOBER LIVING FACILITY (BRIGHT FUTURE RECOVERY) WITH 22 RESIDENTIAL BEDS LOCATED AT 1000 FAIRVIEW ROAD
(APN 057-710-012-0)

WHEREAS, the Applicant, Bright Future Recovery, has submitted an application for a Conditional Use Permit (CUP 2022-5) to allow for the operation of Bright Future Recovery located at 1000 Fairview Road; and

WHEREAS, the proposal includes the establishment of a community care facility (sober living facility) to provide services for up to 22 residents in a sober living facility; 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, on April 24, 2025, the Planning Commission held a duly noticed public hearing and adopted Resolution No. 2025-10 recommending City Council approval of the Conditional Use Permit for Bright Future Recovery; and

WHEREAS, a Staff Report was submitted to the City Council of the City of Hollister recommending approval of a Conditional Use Permit; and

WHEREAS, the City Council held a duly noticed public hearing on May 19, 2025 to consider Conditional Use Permit 2022-5, review the City Staff Report, and receive written and oral testimony for and against the proposal; and

WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and

WHEREAS, pursuant to CEQA, the City Council has adopted a Resolution approving an Addendum to the 1998 West of Fairview Specific Plan Environmental Impact Report which was certified by the Hollister City Council (SCH # 1990031027). An Addendum was determined to be the proper method to review this project under CEQA because the proposed project requires minor changes to the project studied in the EIR and the proposed modifications will not result in any new impacts or mitigation measures; and

WHEREAS, after closing the public hearing, the City Council deliberated and recommended City Council approval in accordance with Section 17.24.200 of the City of Hollister Municipal Code, and based on the facts as presented, and the code requirements as plainly stated; and

Resolution No. 2025-XX

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hollister does hereby make the following findings and determinations regarding the proposed Conditional Use Permit (CUP 2025-5):

A. The proposed use is conditionally allowed within the subject zoning district and complies with all of the applicable provisions of this Zoning Ordinance because:

1. The proposed project is a conditionally permit use as amended by the West Fairview Specific Plan which is a part of this project.

2. The State of California has determined that community care facilities are an important asset for communities and are considered a residential use.

3. The proposed sober living facility will operate with up to 22 beds serving 22 residents living at the facility.

4. As conditioned, the operation of the facility will comply with all requirements of the West of Fairview Specific Plan and Zoning Ordinance.

B. The proposed use is consistent with the General Plan because:

1. The site has a general plan land use designation of Low Density Residential. The proposed use has been determined to be a residential use by the State of California.

2. The proposed site is adequate to support the sober living facility.

3. The sober living facility will allow for up to 22 people to live in the facility and recovery support services to provide them with a supportive living environment.

C. The approval of the Conditional Use Permit for the proposed use is in compliance with the California Environmental Quality Act (CEQA):

1. The proposed project was reviewed with respect to the 1998 West of Fairview Specific Plan Environmental Impact Report (EIR) and the 2007 Supplemental Environmental Impact Report. Staff determined that there were minor modifications to the project from what was studied in the prior environmental documents, but that the modifications were minor and the project would not result in any additional impacts. In accordance with CEQA Guidelines Section 15614, an Addendum was prepared to discuss the minor modifications.

D. The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity because:

Resolution No. 2025-XX

1. The new buildings are located on an existing development property and will be set back from the surrounding residential neighborhood due to the proposed setbacks of the building, existing sidewalks and street, and fence located around the property.

2. The proposed site will be modified to include two new buildings for a total of three buildings and the site (1.15 acres) has adequate space to accommodate the buildings and allow for landscaping and screening of the buildings.

3. The operating plan for the site ensures that residents will remain on site and not significantly impact traffic and circulation in the area. Visitors to the site are limited and the proposed operations of the site are to provide living and support services to the residents and their families only.

E. The proposed use would not impair the architectural integrity and character of the zoning district in which it is located because:

1. The proposed use is consistent with the use of the surrounding area which is a combination of different residential use types including single family residential, cluster lots, and apartments.

2. The proposed buildings have been designed to fit in with the s cale and character of the surrounding neighborhood.

Conditions of Approval
CUP 2022-5

No. Condition of Approval Responsible
Department
Required
Prior To:

General Conditions
1 Approval. This Conditional Use Permit
approval is for the sober living facility
located at 1000 Fairview Road (S&A 2022-
13, CUP 2022-5, and SPA 2022-1). The
proposed use shall be in substantial
conformance to Exhibit A (written
statement) prepared by Bright Future
Recovery and the approved project plans
on file with the Planning Division, and other
plans, text and diagrams relating to this
Project, except as modified by the following
conditions.

Planning On-going

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
2 Permit Expiration. In accordance with
Section 17.24.200(F) of the Municipal Code
and these Conditions of Approval, this
Conditional Use Permit shall expire if the
approved Site and Architectural Review has
expired, unless an extension has been
granted.

Planning May 19,
2027
3 Time Extension. In accordance with
Section 17.24.200(F)(2) of the Municipal
Code, the Community Development
Director 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. Approval of an extension
by the Community Development Director
shall also extend the validity period of this
Conditional Use Permit.

Planning 30 days
prior to
expiration
4 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
Community Development Director
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.

Planning 15 days
following
approval
5 Revocation of Permit. The Conditional
Use Permit shall be revocable for cause in
accordance with Section 17.24.200(H) of
the Hollister Municipal Code. Any violation
of the terms or conditions of this permit shall
Planning On-going

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
be subject to citation.
5 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, Community
Development Director 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.

Planning On-going
6 Minor Amendments. Modifications or
changes to this Conditional Use Permit
approval may be considered and approved
by the Community Development Director if
the modifications or changes comply with
the Zoning Ordinance.

Planning On-going
7 Site and Architectural Review. The
Applicant and/or Property Owner shall also
comply with all Conditions of Approval
associated with the approved Site and
Architectural Review for site improvements.

Planning On-going
8 Clarification of Conditions. In the event
that there needs to be clarification to the
Conditions of Approval, the Community
Development Director 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 Community Development Director and
City Engineer also have the authority to
make minor modifications to these
Planning On-going

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
conditions without going to a public hearing
in order for the Developer to fulfill needed
improvements or mitigations resulting from
impacts to this project.
9 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.”
All Issuance of
Building
Permit
10 Recordation. These Conditions of
Approval shall be recorded in the San
Benito County Recorder’s office on the
subject property prior to Occupancy.

Planning Occupancy
Planning - Project Specific Conditions
11 Use. This Conditional Use Permit approval,
grants the use of the property located at
1000 Fairview Road for a sober living
facility (community care facility) with up to
22 beds or residents with support staff and
services only, as described in the
Applicant’s written statement included as
Exhibit A.

Planning On-going
12 Licensing. The Applicant and all future
owners of the daycare shall be licensed and
comply with all State of California
Community Care Licensing requirements.

13 Sale or Transfer. Prior to the sale or
transfer of this facility, the new
owner/operator shall contact the Planning
Division and submit a statement of
operations to determine if a new
Conditional Use Permit is required.

Approval by the Community Development
Planning On-going

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:

Director or Planning Commission (if a new
or amended Conditional Use Permit is
required) shall be secured prior to the
operation of the facility by a new owner.
14 Noise/Nuisance. The Applicant shall
control all activities in the parking lot,
landscape areas, and sport/activity areas
so as not to create a nuisance to the
surrounding area.

Planning On-going
15 Annual Review. On an annual basis, the
Conditional Use Permit approval may be
subject to a review by the Community
Development Director to determine
compliance with the Conditions of Approval.

Planning On-going

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on May 19, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

Resolution No. 2025-XX

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XX is an original resolution, or true and corre ct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on May 19, 2025, 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 on May 19, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

1000 Fairview Road Hollister, CA 95023
6850 Ontario Road San Luis Obispo, CA 93405

May 18, 2023

I would like to take the opportunity to introduce Bright Future Recovery-a drug and alcohol detox facility—with the hope of becoming a resource for our local community.

Bright Future Recovery is a family-oriented drug and alcohol detox facility with locations in both Northern and Central California. With our wide radius, we are able to provide services throughout California.

Bright Future Recovery is a medically assisted detox program with a 24-hour on-site medical team. Bright Future Recovery’s Avila Beach and Hollister locations offer residential treatment in addition to detox. One-on-one case management and collaborative post-treatment planning are also provided to ensure that our clients receive continued clinical support.

Bright Future Recovery offers comprehensive residential treatment services for a smooth transition into daily life after the detox process. Residential treatment is an essential step in the recovery process. The Bright Future atmosphere is a safe, harmonious space where clients are encouraged to identify the root of their addiction. Our core curriculum focuses on the mind-body connection and incorporates a trauma-informed approach to the healing process. Clinical support is delivered through individual, group, and family therapy focusing on evidence-based and contemporary treatment modalities such as EMDR, CBT, DBT, psychoeducation, family systems, 12-step, and non- 12-step programs, equine therapy, and meditation.

We are looking to upgrade our Hollister Location which is currently a 12 bed residential program since 2017 to 22 beds (10 bed increase). At the time, our location was considered county. Now that we are in city limits, we have been taking all the necessary actions to obtain a CUP for this campus upgrade. The main building will be used for groups, office space, individual sessions. Currently we have 1 bedroom converted into an office and a shed on the side which is also converted into an office.

We use living rooms as group rooms. Expanding will make our working environment much more comfortable and spacious for our team and clients. If ever anyone from the county or city would like to tour our program, I am more than happy to assist with this.

We look forward to partnering with our local community and providing support to individuals battling addiction. We are in network with a variety of insurance providers and more often than not, we work hard to provide flexible financing.

1000 Fairview Road Hollister, CA 95023
6850 Ontario Road San Luis Obispo, CA 93405

Added notes and reply to email request-
Currently our facility is operating as a 12 bed facility. When we originally opened in 2015 we were licensed as a 6 bed program. When we increased to 12 I had contacted the city to inquire about the process to do so. City said we were county and we needed to coordinate through them. County’s requirement was simply to get fire clearance and turn into the state, which was done I believe back in 2016-17. Since then we have been operating as a 12 bed facility. If we ever had an emergency call, the sheriffs were the ones to come out. One day, I believe in 2021, the local PD came out for a call. When they arrived, I was shocked to see them and asked where sheriffs were? PD informed me that we are now in city lines due to new housing going in and no longer county. (I am a by the book businessperson) so I instantly reached out to the city, informing them of this and asking what I needed to do to obtain a CUP as I had already known city requires one for anything over 6 beds. Originally, city was considering grandfathering me in, until they dug deeper and found my address was technically city limits all along.

City then informed me I needed to submit a CUP application.

Future goals for BFR was to eventually turn our acre into a beautiful campus. Since we were already needing to submit CUP for 12 beds, I figured we might as well get the campus design going and submit for the entire thing at once so I did not need to do it twice. So here we are :) It’s been a long and expensive process. But I am passionate about BFR, what we do for our community and those needing our help to get their lives back on track. Currently, we are a single-story home with 5 bedrooms and a small shed on the side. One bedroom is converted into an office. One bedroom has 3 beds, 2 rooms have 2 beds, and the master has 5 beds, for a total of 12 beds.

We are a 24/7 residential facility licensed through the state of CA and accredited by The Joint Commission. MAXIMUM staff we have onsite at one time is 10-12. Average is 6-

8. Currently it is a tight squeeze at the facility, but we make it work and clients have no complaints. However, we all dream of more space. Which is where the new admin office comes into place. The admin office consists of a reception area, conference room, group room and 3 offices. Currently our groups are held in the living room which would then be held in the new group room. Currently our staff gather to plan and discuss cases in the 1 office inside the house, this will then take place in a new conference room. We currently provide individual counseling sessions in the shed which will then take place in an actual office space. The admin office is to simply provide more space for our clients and team during the day. Nighttime Admin office will be locked and closed.

1000 Fairview Road Hollister, CA 95023
6850 Ontario Road San Luis Obispo, CA 93405

We do not allow clients to drive themselves in as it is a liability if they want to leave. (Out of sight out of mind). Families either drop their loved one off, or we have a staff member transport them in.

Visitors are allowed on Sundays between 11-4. Average is usually 3-4 families each visiting day. 1-2 people per family.

Most of our family therapy sessions are via zoom with our clinical director. If we provide in person sessions it is on Sundays during their visit. Currently these meetings are held outside patio. A quiet space in new admin office would make these conversations much more comfortable.

We do not currently offer outside meetings to come into the facility due to protection of our in-house residents. We take them to local meetings in town.

BFR has another location located at 330 Tres Pinos Rd. Suite F-3 which was just approved by the city to provide outpatient services. New admin office on Fairview would not be the outpatient office.

Occasionally we do provide tours to other professionals, therapists, facility representatives. These happen maybe once every other month. Usually 3-4 people at a time during regular business hours for about an hour or 2. This is to show other professionals what we offer and so they first hand have been to our location and have met our team.

I am attaching our daily program schedule to better understand what takes place each day. Experiential, or exercise outing is the scheduled time for outdoor amenities.

I hope these points answer all the questions asked. I want to thank you all again for all your help. I would love to provide a tour, meet In person one day so you all have a clearer understanding of BFR and the wonderful services we provide. We truly have an amazing team who have such a passion for saving lives. We have the pleasure of helping individuals heal during a very vulnerable and scary time in their life and we get to see majority of them smile big with the certificate of completion and become healthy, sober, contributing members to a crime free and drug free society.

1000 Fairview Road Hollister, CA 95023
6850 Ontario Road San Luis Obispo, CA 93405

I am requesting the city to kindly waive the Specific Plan Amendment fee. I have spent over $200,000 on this project thus far. Between attorney fees to coordinate LLA with award homes over the past 4 years, to design and architect work for the beautiful new campus, Two traffic survey’s, one personally done and one through the city. I have also paid fee for CEQA. It would be very much appreciated if this fee could be waived so we can continue this project and hopefully get approved and I can pay permit fee and get started on this wonderful project.

Please feel free to reach out anytime. We look forward to meeting with you and discussing further
details.

Thank you,
Cheree Ashley
Owner/Director
[email protected]
831.245.7736
www.bfrdetox.com

Cheree
Ashley/Bright
Future Recovery
1 BRIGHT FUTURE RECOVERY -SPA, S&A AND
CUP

1000 Fairview
Road
2 PROJECT

LOCATION
Project Site
Project Site

Specific Plan Amendment to allow the
construction of the facility with the development
standards proposed .
Site &Architectural Review for exterior
improvements which include two new buildings,
landscaping,fencing,and site improvements .
Conditional Use Permit for a sober living facility .
Planning Commission reviewed on April 24 ,
2025 and recommended City Council approval
of the project as proposed .
3 PROJECT SCOPE

Included within the West Fairview Specifi c
Plan Area .
No development was anticipated for this
property in the Plan ;however,the property
was included within the Plan Area to ensure
any future development complied with the
goals and policies .
A SPA is required to allow the proposed
number of buildings on site with the
development standards as proposed .
4 SPECIFIC PLAN AMENDMENT

5 SITE LAYOUT

6 FRONT OF ADMINISTRATION BUILDING

7 NEW RESIDENTIAL BUILDING

A sober living facility currently operates out of the existing house .
The operator would like increase the number of people
served to a maximum of 22 people .
The State of California considers this type of facility to be a residential use .
Residents will live on site and will not have cars .Residents will live in the existing house or the new guest house .

Services are provided on-site .
A Traffic Analysis was prepared and it identified several enhancements to the site to ensure adequate ingress and egress which were incorporated into the plans .
The size of the facility is similar to what cou ld be
constructed if developed with single family residences . 8 CONDITIONAL USE PERMIT

Development of the Specific Plan Area,
including this site,was anticipated in the
1998 West of Fairview Specific Plan EIR and
the 2007 Supplemental EIR .
This proposed project includes a minor
modification to the location of the access
driveway noted in the EIR from development
internal access to one on Fairview Road .
The access/driveway does c urrently exist on
Fairview Road .
9 CEQA

Staff prepared an Initial Study to review the
proposed minor access modification as well
as the facility .
Based on this Initial Study,Staff determined
that an Addendum to the adopted EIR was
appropriate because although the project
would result in minor changes,the project
would not create any additional impacts
beyond what was previously studied .
10 EIR ADDENDUM

The site is large and is physically suitable for the project . The proposed use of the site,as a sober living facility,will provide support and services for residents of the City that may need assistance .The size of the site is suitable to serve the proposed number of residents .
The State of California has determined that these types of facilities are residential uses and therefore the development of the site will be compatible with the surrounding area . Although not readily visible from Fairview Road, the new buildings are well designed, are well articulated, include a mixture of materials and colors, and include architectural details and enhancements.
The Addendum determined that the project would not result in any environmental impacts.
11 STAFF ANALYSIS

Staff Recommends the City Council adopt the following :
1)Resolution approving an Addendum to the West Fairview EIR for the project .
2)Resolution approving an Amendment to the West Fairview Specific Plan to allow the constriction of additional
buildings on site with the development standards
proposed .
3)Resolution approving a Site and Architectural Review for the two new buildings and related site improvements .
4)Resolution approving a Conditional Use Permit to allow a 22 bed sober living facility on the project site .
12 RECOMMENDATION

STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: May 19, 2025
REPORT # Community Development-2025-28

AGENDA ITEM: PLANNED DEVELOPMENT 2025-1 AND TENTATIVE MAP 2025-1 – AUGIE DENT – EVERGLEN PHASE 2 SUBDIVISION (APN 051-230-005)

DEPARTMENT: Community Development
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Erica Fraser, Senior Planner

RECOMMENDED ACTION: Hold a public hearing and introduce an ordinance approving a Planned Development Rezone; and adopt a resolution approving a Tentative Map for the Everglen Phase 2 development.

DISCUSSION: The Project (Everglen Phase 2) is located at 251 N. Chappell Road, a .89- acre parcel which is currently developed with one 1,783 square foot house and several accessory structures. The parcel is proposed to be subdivided into seven (7) lots to allow the construction of six (6) new residential dwellings on Lots 1 -6, the existing dwelling to remain on Lot 7, and the existing accessory structures will be demolished to accommodate the new dwellings. The Everglen development and Phase 2 are located within the Chappell Road Master Plan area.

The new development is proposed to be Phase 2 of the Everglen development which is currently under construction by KB Homes. Phase 1 of Everglen was approved by the Planning Commission on September 22, 2022, and included approval of a Vesting Tentative Map (TM 2021-4) and a Conditional Use Permit for a Planned Development (CUP 2022-1). The approvals allowed for the construction of eighty-two (82) new single- family residences on a 13.79-acre parcel (Everglen Phase 1). At the time of application for Phase 1, development of the parcel located at 241 N. Chappell Road was not anticipated.

On April 24, 2025, the Planning Commission reviewed the proposed project (Phase 2) and adopted Resolution No. 2025-11 recommending City Council approval of the Planned Development Rezone and No. 2025-12 recommending City Council approval of the Tentative Map.

ANALYSIS: The project site is located off N. Chappell Road and is next to Everglen Phase 1 (currently under construction). The layout of the new streets within the development (Tall Grass Way and Walk About Way) can be seen on the map below. The parcel shown to the south is also part of the Chappell Road Master Pl an area and will eventually be developed with single-family residential homes.

Figure 1 - Project Site and the Surrounding Area

On-site circulation, access, and other requirements have been reviewed by the City’s Development Review Committee (DRC) to ensure compliance with City, State, and Federal Regulations. Conditions of Approval related to compliance have also been included in the Project Conditions of Approval.

Planned Development

Chapter 17.66, Planned Developments, of the Hollister Zoning Ordinance, establishes the purpose and requirements of the Planned Development Zoning District. This new Ordinance was adopted by the City Council on August 21, 2023, and replaces the prior regulations which were located in Section 17.24.240 of the Zoning Ordinance. Processing of Planned Development requests has changed from a Conditional Use Permit to a Rezone and therefore, all new Planned Development requests require review by the Planning Commission and final consideration by the City Council.

The intent of Planned Development is to create a more desirable use of the land, more coordinated development, and to allow for flexibility in standards to create a better physical environment than would otherwise be achieved through strict application of the Zoning Ordinance.

The project site is zoned R1-L/PZ which allows for small lot residential developments.

With these smaller lots (minimum 2,5000 square feet) typical setbacks found in the R1 Zoning District cannot be applied and most properties within the PZ (Performance Overlay) Zoning District request a Planned Development to modify the development standards for the site.

The Applicant is requesting approval of a Planned Development to allow the following Project Site

standards:

Table 1 – Existing and Proposed Development Standards

R1 (Low Density) Standards Proposed Standards
Lot Size (minimum) 5,500 square feet 3,735 square feet
Lot Coverage 50% 50%
Setbacks – Side 6 feet 5 feet
Setbacks – Front 18 feet to house
20 feet to garage
15 feet to house
20 feet to garage
Setbacks - Rear 15 foot minimum, maximum
20 feet
Lot 1, Lot 2, Lot 5 and Lot
6 -15 feet, lot 3 – 5 ‘ at
corner, then 15 feet, Lot 4
– 8 feet at corner, then 15
feet
Parking 2 spaces 2 spaces
Air Conditioners 6 feet 5 feet
Density 1-8 Dwelling Units/Acre 8 Dwelling Units/Acre

As required by the new Planned Development regulations, elevations of the homes have been provided and are included in Attachment 3. The proposed elevations match the design of Everglen Phase 1 so that the projects will be seamlessly integrated once completed.

All Planned Developments are now required to include a public benefit (Section

17.66.070, Substantial Public Benefit in Exchange for a Planned Development). This project is included within the Chappell Road Master Plan Area which requires several public benefits in exchange for the development of the Master Plan area. These benefits include parks, greenbelts, and pedestrian connections. Because this site is small (.89 acres), is a part of the Everglen development (which includes a park at N. Chappell Road), and is included within the Chappell Road Master Plan which identifies public benefits, staff recommend approval of the public benefits associated with this project. The project will also contribute toward identified ultimate improvements along San Felipe Road and Pacific Way that will be constructed as the Chappell Road Master Plan Area builds out.

The proposed rezone is consistent with the General Plan and Zoning Ordinance because the Planned Development will have a density of eight (8) units per acre which is consistent with the General Plan and the Planned Development has been designed to incorporate the Phase 2 project into Phase 1 of the Everglen development so that the two projects will function as one development. An Ordinance approving the proposed planned development rezone is included as Attachment 1.

Tentative Map

The Tentative Map for Phase 2 is included as Exhibit A to Attachment 2. The location of the new subdivision is shown on the map below. The new lots are delineated with a thicker line type and the location of the approved circulation network as well as location of the homes within Phase 1 can be seen in a lighter line.

Figure 2 – Proposed Subdivision with a Portion of Phase 1 Shown

The Applicant is proposing to subdivide the existing .89 -acre parcel into seven (7) new lots. The existing residential dwelling will remain and located on Lot 7. The remaining six (6) lots will be developed with six (6) new residential dwelling units to be constructed by KB Homes as part of the Everglen development. Lots 5, 6 and 7 will have direct access off of N. Chappell Road and Lots 1, 2, 3 and 4 will be accessible via an internal road (Summer Morning Drive).

The proposed project is not subject to the City’s Inclusionary Housing Ordinance.

Although this project is intended to be integrated into the overall Everglen development, Phase 1 was previously approved and is currently under construction. Phase 2 is therefore its own separate project and has six (6) new residential lots which exempts the project from City inclusionary requirements on developments of ten (10) units or more.

The project’s layout and access have also been reviewed by the City’s Development

Review Committee (DRC) and were approved as proposed. In consideration that the Tentative Map relies on approval of the Planned Development for the setbacks shown, the City Council serves as the approving body for the map. A Resolution approving the Tentative Map is included as Attachment 2.

Figure 3: Phase 2 Layout

FISCAL IMPACT: $0

PREVIOUS COUNCIL OR COMMISSION ACTION: On April 24, 2025, the Planning Commission reviewed the proposed project and adopted Resolution No. 2025-11 recommending City Council approval of the Planned Development Rezone and No. 2025- 12 recommending City Council approval of the Tentative Map.

CEQA: On May 18, 2019, the Hollister City Council certified an Environmental Impact Report (EIR) for the Chappell Road Project (SCH #2016101044) which analyzed the environmental impacts related to the development of all sites within the Master Plan area (or the Chappel Road Project). The proposed project was included within the area studied of the EIR and all mitigation measures identified in the EIR will apply to this project. No further study is required under CEQA.

ATTACHMENTS:

1. Ordinance approving a Planned Development Rezone with the development plans included as Exhibit A.

2. Resolution approving a Tentative Map with the Tentative Map included as Exhibit A.

3. Planned Development Plans.

4. Presentation.

ORDINANCE NO. XXXX

AN ORDINANCE OF THE CITY OF HOLLISTER APPROVING A

PLANNED DEVELOPMENT (PD) REZONE FOR THE EVERGLEN
PHASE 2 PROJECT LOCATED AT 241 N. CHAPPELL ROAD (APN
051-230-005) (PD 2025-1)

WHEREAS, the Applicant has requested approval of a Planned Development rezone to modify the development standards for Phase 2 of the Everglen development; and

WHEREAS, on April 24, 2025, the Hollister Planning Commission held a duly noticed public hearing during which all interested persons were heard and adopted Planning Commission Resolution No. 2025-11 recommending the City Council rezone the project site from R1/PZ (Single Family Residential/Performance Overlay) to PD 2025-1 (Planned Development); and

WHEREAS, a staff report was submitted to the City Council of the City of Hollister recommending approval of the proposed Planned Development; and

WHEREAS, the City Council held a public hearing on the proposed Planned Development on May 19, 2025, at which time all interested parties had the opportunity to be heard; and

WHEREAS, proper notice of said heading was given as required by law; and

WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony herein and used its independent judgement to evaluate the proposed amendments; and

WHEREAS, the City Council of the City of Hollister hereby makes the following findin gs related to the Planned Development Rezone as required by Section 17.66.120 of the Municipal Code:

A. The Planned Development is consistent with the General Plan, applicable specific plan, and other plans and policies adopted by the City Council because:

1. The proposed development is consistent with the General Plan Land Use designation of Low Density Residential which allows 1 to 8 units per acre and the proposed project will have a density of 8 dwelling units per acre.

2. The proposed development is compatible with the N. Chappell Road Master Plan in that development of this site was anticipated in the Master Plan.

3. The proposed development is consistent with Land Use and Circulation Design Element Goal LU 6 in that development of this area is consistent with the existing and proposed residential development of the surrounding properties and provides additional residential dwellings within the City.

Ordinance No. XXXX

B. The Planned Development will not be detrimental to the health, safety, or welfare of persons residing or working in or adjacent to the Planned Development or to the general welfare of the City because:

1. The proposed development standards are consistent with the development standards approved for Phase 1 of Everglen.

2. The reduced rear yard setbacks are necessary to allow construction of a home on the irregularly shaped lots.

C. The proposed development is superior to the development that could occur under the requirements for the underlying zoning designation because:

1. The proposed development standards are similar to the ones approved for the development located adjacent to it.

2. The proposed development standards will allow the project to be seamlessly incorporated into the Everglen development including the use of the planned internal roadways for the Everglen development.

D. That the location, design, size, and uses will result in an attractive, well designed, and beneficial environment for living, shopping, or working because:

1. The proposed development will allow the subdivision of the existing parcel and the construction of 6 new residential dwellings which will be included within the overall Everglen residential development layout.

2. The proposed development is consistent with the adopted Chappell Road Master Plan, which incorporates open space, multi-modal circulation, and both residential and commercial uses in the larger Master Plan development area to create a cohesive and connected neighborhood and community environment.

E. The proposed Planned Development will be harmonious and compatible with existing and potential development in the surrounding area because:

1. The proposed development has been designed and laid out to match Phase 1 of the Everglen development.

2. The project site is surrounded by residential development including the parcel to the south where future development of residential dwellings on smaller lots with modified development standards is anticipated.

Ordinance No. XXXX

F. The Planned Development would result in a thoughtful, well-planned development which has been designed to meet current and futu re needs of residents and workers within the City because:

1. The Planned Development will allow for infill construction by subdividing the existing lot into seven (7) parcels to allow the construction of six (6) new residential dwelling units which will be incorporated into Phase 1 of the Everglen development.

2. The Planned Development is consistent with the Chappell Road Master Plan that was adopted to provide a cohesive and well-planned neighborhood with connected roadways, pedestrian and bicycle access, coordinated open space and park areas, and development of new commercial areas near the planned residential uses.

G. The Planned Development will provide one or more Substantial Public Benefits, as defined by Section 17.66.070, in exchange for any modification s from standards zoning requested by the Planned Development because:

1. The proposed Planned Development is for a small development located on a parcel located within the Chappell Road Master Plan. Development of the Master Plan Area includes requirements for parks, greenbelts, and pedestrian connections. Project wide, there are numerous public benefits associated with the development of the Master Plan Area of which this is a part.

WHEREAS, the City Council of the City of Hollister hereby makes the followi ng finding regarding the California Environmental Quality Act: on May 18, 2019, the Hollister City Council certified an Environmental Impact Report (EIR) for the Chappell Road Project (SCH #2016101044) which analyzed the environmental impacts related to the development of all sites within the Master Plan area (or the Chappel Road Project). The proposed project was included within the area studied in the EIR. The certified EIR consisted of a Draft EIR and Responses to Comments. For identified impacts that c ould not be mitigated to a less than significant level, the City Council adopted a Statement of Overriding Considerations. The proposed project is consistent with the project identified in the certified EIR. All mitigation measures included within the EIR will apply to this project.

NOW THEREFORE THE CITY COUNCIL OF THE CITY OF HOLLISTER DOES ORDAIN AS FOLLOWS:

SECTION 1. Zoning Map Amendment. Pursuant to Chapter 17.66, of Title 17 of the Municipal Code, the Hollister Zoning Map is amended to rezone the following property to PD 2025-1 (Planned Development) district:

Ordinance No. XXXX

.89+ acres within Parcel A of Tract 365, Everglen, in Book 17 of Maps, Page 51 San Benito County Records (APN 051-230-005-000).

A map of the rezoning area is shown below:

SECTION 2. Development Plan.

The regulations for the use, development, improvement, and maintenance of the subject property are set forth in the following Development Plan, which is hereby approved. Any amendments to the Development Plan shall be in accordance with Section 17.66.130 of the Hollister Municipal Code.

1. Purpose and Intent of the Planned Development

The purpose and intent of this Planned Development is to allow for the development of an infill parcel and allow modified development standards so that the proposed development will be integrated into the Everglen Phase 1 development.

2. Underlying Zoning Designation

The underlying zoning designation for this site is the R1 (Low Density Residential) District.

3. Statement of Uses

Everglen Phase 2
PD 2025-1

Ordinance No. XXXX

All permitted, conditionally permitted, and not permitted uses shall be the same as those for the R1 (Low Density Residential) District (Chapter 17.04 of the Municipal Code).

4. Architectural Standards

The design of the residential dwellings shall conform to the plans submitted with the Planned Development application.

5. Site Development Regulations

The following development standards shall apply to this Planned Development.

Where not listed, the development standards shall be those established by the Zoning Ordinance for the R1 (Low Density Residential) District.

Development Standard Everglen 2
Lot Size (minimum) 3,735 square feet
Lot Coverage 50%
Setbacks – Side 5 feet
Setbacks – Front 15 feet to house
20 feet to garage
Setbacks - Rear Lot 1, Lot 2, Lot 5 and Lot 6 -15 feet, lot 3 – 5 ‘ at corner, then 15 feet, Lot 4 – 8 feet at
corner, then 15 feet
Parking 2 spaces
Air Conditioners 5 feet
Density 8 Dwelling Units

SECTION 3. The use, development, improvement, and maintenance of the project area shall be governed by the provisions of the R1 (Low Density Residential) Zoning District and of the Dublin Zoning Ordinance except as otherwise provided in the Planned Development.

SECTION 4. SEVERABILITY. If any part of this Ordinance is held invalid for any reason by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it wo uld have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.

SECTION 5. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.

SECTION 6. PUBLICATION. Within fifteen (15) days after passage, the City Clerk shall cause this ordinance to be published in a newspaper of general circulation.

Ordinance No. XXXX

INTRODUCED at a regular City Council meeting on May 19, 2025 and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on June 2, 2025 by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

________________________________
Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

______________________________ _______________________________ Jennifer Woodworth, MMC, City Clerk Mary Lerner, City Attorney

I, JENNIFER WOODWORTH, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Ordinance No. XXXX is an original ordinance, or true and correct copy of a City ordinance, duly adopted by the Council of the City of Hollister at a regular meeting of said Council held on June 2, 2025, 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 on June 2, 2025

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

RESOLUTION NO. 2025-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER APPROVING TENTATIVE MAP 2025-1 TO DIVIDE AN .89-ACRE
PARCEL INTO SEVEN (7) PARCELS TO ALLOW THE CONSTRUCTION OF SIX (6) NEW RESIDENTIAL DWELLINGS EVERGLEN PHASE 2 - 241 N. CHAPPELL ROAD (APN 051-230-005)

WHEREAS, the Applicant, Pad Investment Trust, has submitted an application for Tentative Map 2025-1 to subdivide an existing .89-acre parcel located at 241 N. Chappell Road (APN 051-230-005) into seven (7) parcels to allow six (6) new residential dwellings to be constructed on Lots 1-6 and the existing residential dwelling to remain on Lot 7; and

WHEREAS, the Applicant has additionally submitted an application for a Planned Development rezone (PD 2025-1) to modify the allowed development standards for the site; and

WHEREAS, the Applicant has submitted a complete application for the requested entitlements prepared by HMH received by the Planning Division on March 27, 2025; and

WHEREAS, on April 24, 2025, the Planning Commission reviewed the proposed project during a duly noticed public hearing and adopted Resolution No. 2025 -12 recommending City Council approval of the Tentative Map; and

WHEREAS, under the provisions of Section 17.24.060 of the Hollister Municipal Code, the City Planning Division received the Applicant’s plans and forwarded the request to the Development Review Committee (DRC) to assess the proposal for compliance with all relevant regulations; and

WHEREAS, the Development Review Committee considerations were presented to the City Council as part of the staff report and the Conditions of Approval for the project; and

WHEREAS, a staff report was submitted to the City Council of the City of Hollister recommending approval of a Tentative Map; and

WHEREAS, although the Planning Commission is charged with receiving, investigating, and taking action on Tentative Maps under the provisions of the Municipal Code, the proposed Tentative Map relies on revised development standards that can only be allowed upon approval of a Planned Development rezone. In accordance with Chapter

17.66, Planned Developments, the Planning Commission is charged with the review of Planned Development requests and making a written recommendation to the City Council. Because this Tentative Map relies on approval of the Planned Development rezone, the City Council will take action on the Map; and

Resolution No. 2025-XX

WHEREAS, the City Council held a duly noticed public hearing on May 19, 2025 to consider Vesting Tentative Map 2025-1, review the City staff report, and receive written and oral testimony for and against the proposal; and

WHEREAS, after closing the Public Hearing, the City Council determined that the project is consistent with the Environmental Impact Report for the Chappell Road Project which was certified by the Hollister City Council on May 18, 2019 (SCH# 2016101044). The EIR analyzed the environmental impacts related to the development of all sites within the Master Plan area (or the Chappell Road Project). The proposed project was included within the area studied in the EIR and is consistent with the development potential studied in the EIR. All mitigation measures contained in the Chappell Road EIR will continue to apply to this project

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Hollister does hereby recommend City Council approval of the Everglen Phase 2 Tentative Map subject to the following findings and conditions of approval:

A. The project as proposed is consistent with the City of Hollister General Plan.

1. The project site has a land use designation of Low Density Residential and the proposed project is a single family detached development.

2. The proposed project is designed so that it is a part of the residential subdivision located adjacent to the project site.

B. The project meets the criteria of the Title 17, Zoning, and Title 16, Subdivisions, of the Municipal Code.

1. The subdivision has been reviewed to ensure compliance with the requirements of Title 16, Subdivisions.

2. The project site is zoned Low Density Residential/Performance Overlay (R1/PZ) which allows up to eight (8) dwelling units per acre and the proposed development has a density of eight (8) units per acre.

C. The design of the subdivision proposed by the Vesting Tentative Map will not cause substantial environmental damage or result in any significant environmental effects.

1. The project is consistent with the project studied in the Chappell Road Environmental Impact Report which was certified by the City Council.

2. All mitigation measures identified in the Environmental Impact Report apply to this project.

Resolution No. 2025-XX

D. The proposed project will not be detrimental to the health, safety and welfar e of persons residing or working in the neighborhood or to the general welfare of the City.

1. The proposed layout of the site has been reviewed to ensure adequate on - site and off-site circulation. The development meets the requirements of the Municipal Code and General Plan.

Conditions of Approval
TM 2025-1

No. Condition of Approval Responsible
Department
Required
Prior To:

General Conditions
1 Approval. This Tentative Map approval is for
the residential development located at 241 N.

Chappell Road (TM 2025-1) further identified
as Everglen Phase 2. The proposed
development shall be in substantial
conformance to project plans prepared by
HMH. and dated “Received, on March 27,
2025” on file with the Planning Division, and
other plans, text and diagrams relating to this
Tentative Map, except as modified by the
following conditions. The improvements shall
strictly adhere to the approved set of plans
unless prior approval is granted by Community
Development Director for changes.

Planning On-going
2 Permit Expiration. In accordance with Section

16.44.060 of the Municipal Code, this Tentative
Map approval shall expire two (2) years from
the date of approval unless a Final Map is
recorded.

Planning May 19, 2027
3 Validity. The approval of this Tentative Map
shall only become effective upon the approval
and effective date of the Planned Development
Rezone.

Planning PD Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
4 Time Extension. In accordance with Chapter

16.36 of the Municipal Code, the Planning
Commission 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.

Planning 30 days prior
to expiration
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 Community
Development 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.

Planning 15 days
following
approval
6 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 Community Development
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.

Planning On-going

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
7 Clarification of Conditions. In the event that
there needs to be clarification to the Conditions
of Approval, the Director of Community
Development 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 Community Development 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.

Planning and
Engineering
On-going
8 Final Inspection/Occupancy. The applicant
shall call the Planning Division 30 days prior to
requesting a Final Inspection or Occupancy. All
Conditions of Approval are required to be met
in order to issue a Temporary Certificate of
Occupancy, Occupancy, or schedule a Final
Inspection.

Planning Occupancy
9 Mitigation Measures. This project shall
comply with all mitigation measures included in
the Chappell Road Project Environmental
Impact Report. An annotated Mitigation
Monitoring and Reporting Program shall be
submitted to the Planning Division and
approved prior to issuance of a grading permit.

Planning Grading
10 Maps. The developer shall submit a final map
package for review and approval by the City
Engineer and City Council for the subdivision.

The submittal shall be in complete form and
accompanied by the traverse sheets, map
checking fees and all other items required by
Hollister Municipal Code Chapter 16. The final
map shall be required to indicate all public and
private rights-of-way for streets and all public
and private easements necessary to serve the
subdivision as deemed necessary by the City
Engineering Department. The City Engineer
will determine the improvements and property
for which the City will accept dedication.

Engineering Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
11 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.

Engineering Final Map
12 Water Supply. Prior to filing of the final map,
the developer shall provide to the Engineering
Department water calculations based on recent
hydrant tests showing sufficient water supply
for domestic & fire suppression use.

Engineering Final Map
13 Material Required for City Council. Prior to
filing of the finals map and Subdivision
Improvement Agreement, all material
necessary to present the subdivision to the
City Council shall be submitted to the City
Engineer at least two weeks prior to the
Council meeting. The material shall be
submitted in a form satisfactory to the City
Engineer.

Engineering Final Map
14 Public Roads on Tentative Map. The streets
as shown on the Tentative Map in their
alignments and dimensions shown are to be
private roadways designed per the sections on
the approved Tentative Map.

Engineering Final Map
15 Chappell Road Improvements: As shown of
the tentative map, Chappell Road to the west
of the site shall have full road improvements
including but not limited to sidewalk, curb,
gutter, lighting, undergrounding of any existing
overheard utilities, irrigation, and landscaping
on the east side of Chappell Road , connecting
to the existing roads, as determined by the City
Engineer in conformance with the Chappell
Road Master Plan.

Engineering Occupancy

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
16 Temporary barricades. All streets temporarily
ending at property lines shall be barricaded in
accordance with City Standards. A sign shall
be posted stating that the road will be
extended.

Engineering Occupancy
17 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.

Engineering Improvement
Plan
Approval
18 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.

Engineering Occupancy
19 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.

Engineering Improvement
Plan
Approval
20 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.

Engineering Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
21 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.

Engineering Improvement
Plan
Approval
22 Improvement Plans. Prior to permit issuance
for onsite and/or offsite work, Improvement
Plans shall be submitted to the Engineering
Department for review of all necessary
improvements in compliance with mitigation
measures, requirements, and conditions as per
the Final Environmental Impact Report (EIR)
for the Chappell Road Project and the 2022
(Wallace Group) infrastructure assessment.

Engineering Permits
23 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.

Engineering Improvement
and Grading
Plans
24 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.

Engineering Improvement
Plan
Approval
25 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 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.

Engineering Grading Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
26 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.

Engineering Improvement
Plan
Approval
27 Water Meter Applications. The Engineering
Department shall process applications for new
water meter and meter boxes for irrigation and
potable water systems. The owner/developer
may contact the Engineering Department (831)
636-4340 for information.

Engineering Occupancy
28 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.

Engineering Occupancy
29 Sanitary Sewer and Storm Drain Capacity
Analysis. Developer shall provide an on-site
storm drain system and sanitary sewer
collection system capacity study with the
submittal of improvement plans.

Engineering Improvement
Plan
Approval
30 Sewer Mains and Laterals. Prior to burial, the
Engineering Department shall inspect all
building laterals, the project’s main sanitation
collection system, the connection to the City’s
main sanitary collection system, and the
interceptor installation. The owner/ developer
shall contact the Engineering Department at
least 24 hours prior to all necessary
inspections.

Engineering Burial
31 Storm Drain Facilities. Prior to burial or
connection of storm drain facilities, the
Engineering Department shall inspect the
installation and connection of such facilities to
assure compliance with the City's standards.

The owner/developer shall contact the
Engineering Department at least 24 hours prior
to all necessary inspections.

Engineering Burial

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
32 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
Public Works Department Utilities Division at
(831) 636-4377. Water for irrigation shall be
separately metered.

Engineering Occupancy
33 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.

Engineering Improvement
or Grading
Plan
Approval
34 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.

Engineering Improvement
Plan
Approval
35 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.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
36 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.

Engineering Occupancy
37 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.

Engineering Occupancy
37 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.

Engineering Improvement
Plan
Approval
38 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.

Engineering Grading Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
39 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.

Engineering Grading Plan
Approval
40 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.
a) Sediment/Trash Separator. Drainage
improvements shall include but not
limited to all necessary sediment traps
and trash separator devices, such as
hydrodynamic vortex separator, as
directed by the City Engineer.

Engineering Grading Plan
Approval
41 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
50% of all construction or demolition waste
from being disposed of at a landfill.

Engineering Plot Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
42 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. Low
Impact Development (LID) strategies shall be
considered and incorporated as part of site
planning and design as appropriately feasible.

Engineering Grading Plan
Approval
43 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.

Engineering Grading Plan
Approval
44 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.

Engineering Improvement
Plan
Approval
45 Bicycle Lanes. Bicycle lanes shall meet City
standards and shall be designed in accordance
with the San Benito County Bikeway and
Pedestrian Master Plan. Bicycle lanes shall be
shown on the improvement plans, which shall
be submitted to the City Engineer for review
prior to final map approval.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
46 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.

Engineering Occupancy
47 Final Occupancy Inspection for Residential
Units. A final occupancy shall not be granted
for any residential units unless the Building
Inspector can verify the following:
a. The water conditioning system that has
been installed is a City-approved system
that can be regenerated offsite and will not
discharge waste or waste products into the
City's sewage system.
b. Prior to final occupancy of the residential
units, the applicant shall install new Radio
Read Meters. For details, contact the Lead
Water Operator with the Utilities Division of
the Public Works Department at (831)636-
4377.
c. The front yard landscaping has been
installed in compliance with the Water
Efficient Landscape Requirements.
d. Runoff from roof gutters shall be directed to
landscape swales, rain gardens, and shall
not be piped directly to gutters or non -
permeable paving.
e. 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.

Engineering Occupancy

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:

Development impact fees that apply to the
project are listed below:

I. Water (City of Hollister)
II. Traffic
III. Sewer Treatment
IV. Sewer Collection
V. Storm Drainage
VI. Park
VII. Library
VIII. Police
IX. Fire
X. Detention (Jail/Juvenile Hall)
Facilities
XI. City Hall/City Yard
XII. 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.

Note: School Impact Fees, unless
otherwise required by law, shall be paid to
the school district(s) prior to building permit
issuance.
48 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.

Engineering Grading Plan
Approval
49 Homeowners Association. The project will
create a Homeowners Association (HOA) that
will be responsible for long-term funding of
maintenance of on-site private roads, common
area landscaping, open space, and storm
drains for projects. A copy of the CC&Rs shall
be submitted to the City for review prior to the
recording of the first Final Map. Private Street
shall conform to City of Hollister Municipal
Code Section 13.20.020(M).

Engineering Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
50 HOA Responsibility. The HOA shall be
responsible for maintenance of all on-site
common area landscaping and irrigations
systems, which shall be kept in a neat, clean
and healthy manner and in compliance with the
approved plants. The applicant will maintain
the approved landscaping in perpetuity. No
trees, shrubs, or plant material shall obstruct
site distance of motorists and pedestrians. This
condition does not apply to individual private
yards.

Engineering Ongoing
51 Water mains and services. Prior to
connection and burial of services and mains,
the Engineering Department shall inspect all
water services, mains, meters, and meter
boxes. 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. The owner/developer shall
contact the Engineering Department at least 24
hours prior to all necessary inspections.

Engineering Connection
52 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.

Engineering Improvement
Plan
Approval
53 Water Sampling. Prior to final map submittal,
the map shall identify a water sampling device
for water analysis at opposite ends of the
project site to avoid using water hydrants for
water analysis. The map shall be submitted to
the City of Hollister Engineering Division and
the placement of the water sampling device on
the map and ultimately on the site shall be
reviewed and approved by the City of Hollister
Environmental Programs Manager.

Engineering Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
54 Pavement Resurfacing: Prior to the City’s
acceptance of the subdivision improvements,
the subdivision roads and vicinity roads shall
be in a good state of repair as determined by
the City Engineering Department. Roads on
the project site and vicinity determined not to
be in a good state of repair by the City
Engineering Department, or that have patches,
shall be repaired curb to curb by the applicant
using Type II slurry seal or grind and overlay
per City Standard drawing E-4-2. The limits of
the pavement resurfacing shall be shown on
the plans. All pavement legends and striping
shall be placed and/or redone. Thermoplastic
material shall be used for the road markings.

Engineering Acceptance
55 On-Site Drainage. Developer shall be
responsible to maintain all on-site drainage
facilities, including underground chambers, bio-
filtration basins and conduit (pipe).

Engineering Ongoing
56 Encroachment Permit. The
developer/contractor shall obtain an
encroachment permit in addition to the grading
permit for the work within the City of Hollister
right-of-way or public easements within the
property. This includes improvements such as:
driveway approaches, water line connection for
domestic water or fire services, sewer lateral
installations and any other improvements on
right-of-way. Encroachment Permits are issued
at the Engineering Department located at 339
Fifth Street, in Hollister CA.

Engineering Grading
57 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.

Engineering Grading Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
58 Addresses. Prior to submittal of an application
for a building permit, 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. Addresses shall not be assigned for
any lot or utility meter until after the recordation
of the Final Map.

Engineering Building
Permit
59 Utility Clearance. No buildings, trees, bushes,
other structures shall be placed within ten feet
(10’) of the water, storm water, or sanitary
sewer mains unless approved by the City
Engineer.

Engineering Occupancy
60 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.

Engineering Ongoing
61 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.

Engineering Occupancy
62 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.

Engineering Inspection

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
63 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.

Engineering Inspection
64 Closed Circuit Television (CCTV). Before
start of construction and again prior to
acceptance of the work, Developer shall
provide to the City an industry-standard CCTV
recording of the storm water system and
sanitary sewer system, not less than 500 feet
from site as directed by the City Inspector.

Engineering Start of
Construction
65 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.

Engineering Ongoing
66 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.

Engineering During
Construction

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
67 Hazardous Materials. Prior to the issuance of
a demolition permit or of a grading permit that
involves demolition of existing structures, the
developer shall contract with a certified
asbestos/lead paint consultant to perform an
asbestos and lead paint inspection prior to the
demolition of regulated structures. Should the
inspection identify the presence of asbestos
and/or lead paint, the developer shall contract
for material abatement. Removal or
disturbance of asbestos and lead paint
requires adherence to the California Division of
Occupational Safety and Health and California
Department of Public Health regulations.

Should the asbestos and lead paint inspection
indicate the presence of the significant levels
of asbestos, the developer shall contract a
California State registered and licensed
asbestos abatement contractor to perform the
asbestos work. The asbestos and lead paint
inspection and evidence of abatement of any
identified lead based paint and regulated
asbestos containing materials shall be
presented to the city prior to issuance of a
grading and/or demolition permit.

Engineering Building
Permit
68 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.

Engineering Construction
69 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.

Engineering During
Construction

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
70 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.

Check with the Public Works Department
for the availability of recycled water;
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;
Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
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.
71 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.

Engineering Acceptance
72 Damage to Existing and New
Improvements. Developer shall replace
existing and new improvements removed or
damaged as determined by the City Engineer.

Engineering Occupancy

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
73 Truck Circulation, Construction
Management, and Staging. A truck circulation
plan and construction management and
staging plan shall be included with any
demolition, stockpile, grading, or improvement
plan submittal. The plans shall include:
a) General truck routes shall be submitted
for review and acceptance by the City.
b) 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.

Engineering Improvement
Plan
Approval
74 Improvement Plans. 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.

Engineering Improvement
Plan
Approval
75 Preliminary Plans. 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.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
76 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.

Engineering Final
Occupancy
77 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.

Engineering Occupancy
78 Improvement Warranty. Developer shall
warranty improvements for one year.

Contractor shall provide a warranty bond prior
to acceptance of the improvements.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

79 Reduced Pressure Principal (RPP): When
the City of Hollister deems it necessary, the
applicant shall be required to install an RPP
backflow prevention device at their sites which
shall meet the following criteria:
a) The RPP shall conform to all AWWA
(American Water Works Association)
standards and shall be appropriately
sized for the specific application on the
site.
b) The RPP shall be inspected by a certified
California-Nevada AWWA Backflow
Prevention Assembly General Tester.

The Utility Division shall provide a list of
acceptable Assembly Testers within the
area.
c) The Utility Division shall receive a copy
of the initial RPP inspection report.
d) Any and all RPP defects shall be
immediately repaired or replaced prior to
the Utility Division reestablishing water
service to the sites. The owner/operators
shall have the RPP inspected/tested
each year thereafter, with all reports
forwarded to the Utility Division.
e) Should the RPP fail to pass any
inspection or test, the device shall be
immediately repaired or replaced, with all
repair and/or replacement reports
forwarded to the Utility Division.
f) The RPP shall be installed according to
AWWA standards, in regards to concrete
padding and surrounding
landscape/RPP height requirements.
g) The RPP shall be installed inside a wire-
mesh cage enclosure, preferably green
in color, with a hinge on one end and a
locking hasp device on the other to
prevent vandalism and unauthorized
entries.
h) The RPP shall be installed at a site
between the City’s water meter and the
building inside the property line where
the RPP can be readily observed and be
easily accessible for future inspections.

Engineering Notification
by City

Resolution No. 2025-XX

80 With respect to all off-site improvements, prior
to filing of the Final Map, the subdivider shall
either:
a) Clearly demonstrate their right to
construct the improvements by showing
title or interest in the property in a form
acceptable to the City Engineer; or,
b) Demonstrate, in writing, that the
subdivider has exhausted all reasonable
efforts to acquire interest to the subject
property and request that the City assist
in acquiring the property required for the
construction of such improvements and
exercise its power of eminent domain in
accordance with Government Code
Section 66462.5 to do so, if necessary.

Subdivider shall also enter into an
agreement with the City to pay all costs
of such acquisition including, but not
limited to, all costs associated with
condemnation. Said agreement shall be
in a form acceptable to the City Engineer
and the City Attorney. If condemnation
proceedings are required, the subdivider
shall submit, in a form acceptable to the
City Engineer, the following documents
regarding the property to be acquired:
i) Property legal description and
plat stamped and signed by a
Licensed Land Surveyor or Civil
Engineer authorized to practice
land surveying in the State of
California;
ii) Preliminary title report including
chain of title and litigation
guarantee;
iii) Appraisal of the property by a City
approved appraiser. In the course
of obtaining such appraisal, the
property owner(s) must be given
an opportunity to accompany the
appraiser during any inspection of
the property or acknowledge in
writing that they knowingly waived
the right to do so;
Engineering Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
iv) Copies of all written
correspondence with off-site
property owners including
purchase summary of formal
offers and counter offers to
purchase at the appraised price.
v) Prior to submittal of the
aforementioned documents for
City Engineer approval, the
Subdivider shall deposit with the
City all or a portion of the
anticipated costs, as determined
by the City Attorney, of the
condemnation proceedings. The
City does not and cannot
guarantee that the necessary
property rights can be acquired or
will, in fact, be acquired. All
necessary procedures of law
would apply.
81 The applicant shall submit a final
Transportation Improvement Phasing Plan for
each final map development phase of the
Project for City review and approval prior to
recordation of the first final map.

Engineering Final Map
82 The improvement plan submittal shall include a
complete construction phasing plan in
accordance with the mitigation measures,
conditions of approval, City codes, and
standards.

Engineering Improvement
Plan
Approval
83 Detailed plans shall be provided for any off-site
or out-of-phase improvements in conjunction
with the proposed phasing plans unless
preliminary or final designs are needed for
orderly development and/or to substantiate the
design of an adjoining phase.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
84 All public streets shall conform to City
Engineering Standards and the specific plan
including curb, gutter, and sidewalk, driveway
approaches, and curb ramps as approved by
the City Engineer. Where conflicts occur
between the City Engineering Standards and
concepts identified in the Chappell Road
project approval documents and/or
represented on the tentative map, the City
Engineer shall make the final determination of
design approval and/or exceptions.

Engineering Improvement
Plan
Approval
85 All subdivision improvements shall be
consistent with the City Engineering Standards
except where the applicant has requested and
has been granted a formal design exception by
the City Engineer. Design exceptions shall be
requested in a format approved by the City and
shall be accompanied by the required
application and review fee. The applicant shall
summarize the need for the request,
alternatives, and may be asked to propose
final construction details, specifications, and
minimum construction tolerances/testing for
review and approval by the City Engineer in
support of the request. The request shall be
approved by the City Engineer prior to
submittal of complete public improvement
plans.

Engineering Improvement
Plan
Approval
86 Final street sections shall be approved in
conjunction with the review and approval of the
final project geotechnical report. The final
design shall consider drainage, transitions, and
accessibility.

Engineering Final Map91

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
87 San Felipe Road Corridor Improvements.

The San Felipe Road Corridor Study and the
Supplemental Analysis to the San Felipe Road
Corridor Study prepared by Rick Engineering
for the City of Hollister determined that the first
phase of improvements are triggered by the
100th PM Peak Hour Trip that would go to the
future intersection of San Felipe and Pacific.

This trigger will be met by the 451st residential
unit or the first commercial development,
whichever occurs first. Rick Engineering has
subsequently determined the "fairshare" cost of
these improvements to be $2,470 per PM Peak
Hour Trip, to be increased annually by the CPI.

Each newly created residential lot will generate
one (1) PM Peak Hour Trip. This amount shall
be paid to the City of Hollister prior to the
issuance of each building permit and shall
constitute full satisfaction of the project's
obligation toward these improvements up to
the 451st newly created lot within the study
area.

Engineering Plot Plan
Approval of
Each Lot
88 Street trees are required as a condition of
development. Street trees shall generally be
planted at the rate of one 24” box street tree
for each 35 lineal feet of property frontage.

Landscape plans may include grouping of
trees to vary this standard to honor site/public
improvements, achieve visual variety, or to
honor line-of-sight corridors within the
subdivision.

Planning
Engineering
WELO
Approval
89 Improvement plans for the entire subdivision,
including any off-site improvements shall be
approved to the satisfaction of the Public
Works Department, Utilities Department, and
Fire Department prior to map recordation. Off-
site improvements may include but are not
limited to roadways, sewer mains, water
mains, recycled water mains, and storm drain
improvements. Off-site improvements may
include off-site access roadways,
transportation improvements, and utility system
improvements.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
90 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.

Engineering Improvement
Plan
Approval
91 The map and improvement plans shall show
and clarify the extent of all existing public and
private easements. The 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. The developer shall
provide any additional clarifications,
amendments, and/or quit-claims on any
outstanding private easement agreements, as
necessary.

Engineering Improvement
Plan and
Final Map

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
92 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 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. The 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.

Engineering Improvement
Plan
Approval
93 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
subdivision 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 subdivision 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.

Engineering Improvement
Plan
Approval

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
94 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.

Engineering Improvement
Plan
Approval
95 The 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 Public Works
Director.

Engineering Improvement
Plan
Approval
96 Preliminary undergrounding plans for the entire
subdivision 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.

Engineering Construction
97 Fire Department access shall be provided for
each building construction phase to the
satisfaction of the Fire Chief. Phased street
construction shall consider and provide
suitable Fire Department hydrant access,
circulation routes, passing lanes, and turn-
around areas in accordance with current City
codes and standards.

Engineering Construction

Resolution No. 2025-XX

No. Condition of Approval Responsible
Department
Required
Prior To:
98 Rustic Basin Improvements. The City has
tested the infiltration rates for the Rustic Basin
for inclusion in the storm drain model to see
the effects of improvements previously made
by the City. The results show the basin is
deficient for the total tributary area in the 25-
year storm event. The developer shall either
mitigate the 25-year storm on-site or increase
the capacity of the Rustic Basin by increasing
infiltration or basin volume to provide capacity
for future flows.

Engineering Improvement
Plan
Approval

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on May 19, 2025, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor

ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law

____
Jennifer Woodworth, MMC, City Clerk Mary F. Lerner, City Attorney

Resolution No. 2025-XX

I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2025-XX 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 held on May 19, 2025, 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 on May 19, 2025.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

LOT 7

PROPOSED

RESIDENTIAL USE
±8,886 SF

EXISTING BUILDING

TO REMAIN
113'
114'
16 9
'
10' PUSE
(E)

GENTLE RAIN DRIVE (E)
SU
M
M
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R

M
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N
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(
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)
83 '
53 '
41 '
145
'
10 2
'
LOT 1

PROPOSED

RESIDENTIAL USE
±3,735 SF
49'101'
N.

C
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L
L

R
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(
E
)
83'
15'
N85°45'08"W 113.82'
N0
4 °
1 4
'
5 2
"
E

6 6
.
5 0
'
N85°45'08"W 83.00'
N85°45'08"W 47.00'
N0
4 °
1 4
'
5 2
"
E

8 3
.
0 0
'
S85°45'08"E 309.00'
S0
3 °
5 8
'
0 5
"
W

1 6
8 .
5 0
'
83 '
45'
45'
LOT 2

PROPOSED

RESIDENTIAL USE
±3,965 SF
LOT 3

PROPOSED

RESIDENTIAL USE
±5,284 SF
LOT 4

PROPOSED

RESIDENTIAL USE
±5,594 SF
17 '
1 5
'
32'
45 '
79 '
LOT 5

PROPOSED

RESIDENTIAL USE
±5,117 SF
114'
45 '
79 '
30'
10' PUSE (E)
L
=
6 2.85'
R
=
6 6.00'
Δ
=
5 4°3
3'36"

EXISTING AGRICULTURAL

LANDS OF RIGHETTI BROS
0193500150

EXISTING BUILDINGS

TO BE REMOVED

LOT B OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
36'LOT 6

PROPOSED

RESIDENTIAL USE
±5,107 SF
45 '
45 '
113'
LOT 8 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 7 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 6 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 5 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 9 OF FINAL
MAP TRACT NO.
365
BOOK 17 PAGE 51
LOT 10 OF FINAL
MAP TRACT NO.
365
BOOK 17 PAGE 51
LOT 16 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 15 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 14 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 13 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 17 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 18 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 19 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
LOT 20 OF FINAL MAP
TRACT NO. 365
BOOK 17 PAGE 51
2 7
6 27
4 27
4 27
5 273
27 3
27 4
SITE

AIRLINE HWY
N. CHAPPELL ROAD
SA
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N.

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GATEWAY DRIVE
25 *
·REFER TO PLANNED DEVELOPMENT PERMIT (XX-XX) SUBMITTED TO THE CITY, PLANNED DEVELOPMENT PERMIT FOR EVERGLEN 2, FOR GRADING

AND DRAINAGE, STORMWATER, AND CROSS SECTIONS FOR THE
PROJECT.
·THIS SUBDIVISION WILL CONFORM TO THE STREET TREE PLAN OF THE CITY OF HOLLISTER.
·DEMOLITION PERMITS MAY BE ISSUED PRIOR TO ISSUANCE OF FINAL BUILDING PERMITS AND RECORDATION OF FINAL MAP.
·MULTIPLE FINAL MAPS MAY BE FILED BASED ON THIS TENTATIVE MAP. ·ALL DIMENSIONS DEPICTED HEREON ARE APPROXIMATE AND ARE SUBJECT TO REVISION AT FINAL MAP(S) STAGE.
·NO WELLS EXIST ON THIS SITE.
·NO NEW STREET NAMES HAVE BEEN APPROVED AT THIS TIME.

GENERAL NOTES
·PROJECT NAME:EVERGLEN 2
·OWNER:PAD INVESTMENT TRUST, ET AL
150 SAN FELIPE ROAD
HOLLISTER, CA 95023
(831)970-0318
SUBDIVIDER:PAD INVESTMENT TRUST, ET AL
150 SAN FELIPE ROAD
HOLLISTER, CA 95023
(831)970-0318
·ENGINEER:HMH ENGINEERS
1570 OAKLAND ROAD
SAN JOSE, CA 95131
PETE SMITH, RCE #46225
(408)487-2200x2308
·STREET LOCATION: 241 N CHAPPELL ROAD
·EXISTING ZONING: R1-L/PZ (LOW DENSITY RESIDENTIAL

PERFORMANCE OVERLAY)
·PROPOSED ZONING:PLANNED DEVELOPMENT
EXISTING GP DESIGNATION: LOW DENSITY RESIDENTIAL
·EXISTING USE: RESIDENTIAL
·PROPOSED USE:RESIDENTIAL
·WATER SUPPLY: CITY OF HOLLISTER WATER SYSTEM
·SEWAGE DISPOSAL: CITY OF HOLLISTER
·ASSESSOR'S PARCEL #(S): 051-230-0050
·STREET TREES: SHALL CONFORM TO CITY OF HOLLISTER

STANDARDS
·TOTAL SITE AREA: ±0.87 ACRES
·PUBLIC STREET DEDICATION:±0.00 ACRES
·NET SITE AREA:±0.87 NET ACRES
·PROPOSED LOTS:7
·AVERAGE LOT SIZE:5,384 SF
·MINIMUM LOT SIZE:3,735 SF
·AREA OF OPEN SPACE: 0 SF
·TOTAL UNITS:7 UNITS
·NET DENSITY: 8.05 DU/AC
·FLOOD ZONE:X
·TITLE REPORT THE TITLE REPORT THAT WAS USED FOR THE

PREPARATION OF THIS MAP WAS PREPARED

BY FIRST AMERICAN TITLE, ORDER NUMBER
0131-625683-SRP.

VESTING

TENTATIVE MAP
OB

AS SHOWN
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
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D
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595601TM.DWG
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NOVEMBER 20, 2024
1 PL
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3/
5 /
2 0
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8 :
1 1

A
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OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
DATE
1 3/3/2025 PER CITY COMMENTS

VICINITY MAP

NOT TO SCALE
1 INCH = 20 FEET
4020100

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

RIGHT OF WAY

PUBLIC UTILITY SERVICE EASEMENT PUSE

EXISTING (E)

PROPOSED PROPERTY LINE
1 EXISTING PROPERTY LINE

EXISTING MINOR CONTOURS

EXISTING MAJOR CONTOURS

PROJECT DATA
PLANNER/CIVIL ENGINEER:HMH ENGINEERS
CONTACT: PETE SMITH
1570 OAKLAND ROAD
SAN JOSE, CA 95131
(669)295-2308

DEVELOPMENT TEAM
ARCHITECT:SDG ARCHITECTS, INC
CONTACT: JENNIFER MASTRO
3361 WALNUT BLVD, SUITE 120
BRENTWOOD, CA 94513
(925)634-7000
N.

C
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SITE
N.

C
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SITE

PLANNED DEVELOPMENT
EVERGLEN 2

A RESIDENTIAL DEVELOPMENT BY PAD INVESTMENT TRUST

TITLE SHEET
OB

TABLE OF CONTENTS

PLANNING/CIVIL ENGINEERING

1.0 TITLE SHEET

2.0 EXISTING CONDITIONS PLAN

2.1 SITE PHOTOGRAPHS

3.0 SITE PLAN

3.1 PROJECT INFORMATION

4.0 GRADING AND DRAINAGE PLAN

5.0 UTILITY PLAN

6.0 STORMWATER PLAN

7.0 CIRCULATION PLAN
GOVERNMENT AGENCIES:CITY OF HOLLISTER
339 5TH ST
HOLLISTER, CA 95023
(831)636-4360
DEVELOPER/OWNER:PAD INVESTMENT TRUST, ET AL
CONTACT: AUGIE DENT
150 SAN FELIPE ROAD
HOLLISTER, CA 95023
(831)801-0154
ASSESSOR'S PARCEL NUMBER:

PROJECT ADDRESS/LOCATION:

EXISTING GENERAL PLAN DESIGNATION:

EXISTING ZONING DESIGNATION:

PROPOSED USE:

GROSS SITE AREA:

RIGHT-OF-WAY DEDICATION:

NET SITE AREA:

PROPOSED DENSITY:
051-230-0050
241 N CHAPPELL ROAD, HOLLISTER CA 95023

LOW DENSTY RESIDENTIAL
R1-L/PZ (LOW DENSITY RESIDENTIAL PERFORMANCE OVERLAY)

RESIDENTIAL
±0.87 AC
±0.00 AC
±0.87 AC
7 DU

0.87 AC (NET)

8.05 DU / AC

PROJECT DESCRIPTION
PROPOSED PROJECT INCLUDES THE SUBDIVISION OF 1 EXISTING ROUGHLY .87 ACRE LOT INTO 7 LOTS. 6 OF THE LOTS WILL HAVE NEW SINGLE FAMILY DETACHED HOMES AND THE 1 EXISTING BUILDING ON LOT 7 WILL REMAIN. PROJECT ALSO INCLUDES THE DEMOLITION OF 4 EXISTING BUILDINGS TOTALING 1,130 SF ON PROPOSED LOTS 3 & 4. LOTS 1-4 WILL ALL BE ACCESSED FROM EXISTING PRIVATE STREET SUMMER MORNING DRIVE, LOTS 5, 6, AND 7 WILL BE ACCESSED FROM EXISTING PUBLIC STREET N. CHAPPELL ROAD. NO NEW STREET IMPROVEMENTS ARE PROPOSED.

ARCHITECTURE
LOT 1: BUILDING PLAN 2288C(R)
2288-4A ELEVATION 'C' PARTIAL SLAB INTERFACE
& FIRST FLOOR PLAN
2288-AB ELEVATION 'C' PARTIAL SECOND FLOOR PLAN
2288-4C ELEVATION 'C' ROOF PLAN & CALCULATIONS
2288-4D ELEVATION 'C' EXTERIOR ELEVATIONS
LOT 2: BUILDING PLAN 1674C
1674-4A ELEVATION 'C' PARTIAL SLAB INTERFACE
& FIRST FLOOR PLAN
1674-AB ELEVATION 'C' PARTIAL SECOND FLOOR PLAN
1674-4C ELEVATION 'C' ROOF PLAN & CALCULATIONS
1674-4D ELEVATION 'C' EXTERIOR ELEVATIONS
LOT 3: BUILDING PLAN 1910B(R)
1910-3A ELEVATION 'B' PARTIAL SLAB INTERFACE &

FIRST FLOOR PLAN
1910-3B ELEVATION 'B' PARTIAL SECOND FLOOR PLAN
1910-3C ELEVATION 'B' ROOF PLAN & CALCULATIONS
1910-3D ELEVATION 'B' EXTERIOR ELEVATIONS
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
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30 PL
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A
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Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
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2 5
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1 3/3/2025 PER CITY COMMENTS
LOT 4 & 6: BUILDING PLAN 2069A
2069-1A ELEVATION 'A' PARTIAL SLAB INTERFACE PLAN
2069-1B ELEVATION 'A' FIRST FLOOR PLAN
2069-1C ELEVATION 'A' SECOND FLOOR PLAN
2069-1D ELEVATION 'A' ROOF PLAN & CALCULATIONS
2069-2 ELEVATION 'A' EXTERIOR ELEVATIONS
LOT 5: BUILDING PLAN 2288C(R)
2288-4A ELEVATION 'C' PARTIAL SLAB INTERFACE
& FIRST FLOOR PLAN
2288-AB ELEVATION 'C' PARTIAL SECOND FLOOR PLAN
2288-4C ELEVATION 'C' ROOF PLAN & CALCULATIONS
2288-4D ELEVATION 'C' EXTERIOR ELEVATIONS

X
X
EU
O
H
EU
O
H
EU
O
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EU
O
H
EU
O
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EU
O
H
EU
O
H
EU
O
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EU
O
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EU
O
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EU
O
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EU
O
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O
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EX GAS EX GAS EX GAS EX GAS

EEUG JT
JT
JT
JT
JT
JT
JT
JT
JT

JT JT JT JT JT JT
J
T
JT

JT JT JT

JT JT JT JT JT JT JT
JT
JT

JT JT JT JT JT JT JT JT JT JT JT JT
I
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
SL
SL
SL
I
EUOH
EUOH
EUOH
I
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
114'
16 9
'
10' PUSE
(E)

GENTLE RAIN DRIVE (E)
SU
M
M
E
R

M
O
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N
I
N
G

D
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(
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)
GO
L
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(
E
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309'
N.

C
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L

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(
E
)
83'
15'
N85°45'08"W 113.82'
N0
4 °
1 4
'
5 2
"
E

6 6
.
5 0
'
N85°45'08"W 83.00'
N85°45'08"W 47.00'
N0
4 °
1 4
'
5 2
"
E

8 3
.
0 0
'
S85°45'08"E 309.00'
S0
3 °
5 8
'
0 5
"
W

1 6
8 .
5 0
'
47'
EXISTING 1,783 SF

HOUSE TO REMAIN
30'
10' PUSE (E)
L
=
6 2.85'
R
=
6 6.00'
Δ
=
5 4°3
3'36"

EXISTING AGRICULTURAL

LANDS OF RIGHETTI BROS
0193500150
EXISTING 171 SF

BUILDING TO BE

DEMOLISHED
EXISTING 47 SF

BUILDING TO BE

DEMOLISHED
EXISTING 729 SF

BUILDING TO BE

DEMOLISHED
EXISTING 183 SF

BUILDING TO BE

DEMOLISHED

EXISTING RETAINING
WALL (TYP.)
83 '
67 '
63'
36'46'
13'16'

EXISTING STORM

WATER STORAGE WITH

INFILTRATION

VICINITY MAP
SITE

AIRLINE HWY
N. CHAPPELL ROAD
SA
N

F
E
L
I
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R
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SANTA ANA ROAD
N.

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H
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PACIFIC WAY
RU
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T
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S
T
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E
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GATEWAY DRIVE
25 *

EXISTING

CONDITIONS PLAN
1 INCH = 20 FEET
4020100

VICINITY MAP

NOT TO SCALE

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
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5 9
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5 9
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D
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595601EC.DWG

2.0 5956.01
OB
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NOVEMBER 21, 2024
30 PL
O
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:

3/
5 /
2 0
2 5

8 :
1 9

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
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A
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A
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2 0
2 5
-
0 1

&

P
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2 0
2 5
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0 1
1 3/3/2025 PER CITY COMMENTS

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

PUBLIC UTILITY SERVICE EASEMENT PUSE

EXISTING (E)

EXISTING CURB

EXISTING DRIVEWAY

EXISTING WATER LINE

EXISTING STORM DRAIN LINE

EXISTING SANITARY SEWER LINE

EXISTING JOINT TRENCH LINE JT JT JT

EXISTING OVERHEAD LINE EUOH EUOH

EXISTING IRRIGATION LINE

EXISTING STORM DRAIN MANHOLE

EXISTING SANITARY SEWER MANHOLE

EXISTING FIREHYDRANT

EXISTING ELECTROLIER

EXISTING GAS LINE EX GAS EX GAS

EXISTING SANITARY SEWER CLEAN OUT

EXISTING TRANSFORMER

EXISTING WATER VALVE

EXISTING TREE

SITE

PHOTOGRAPHS
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
S
I
T
E

P
H
O
T
O
G
R
A
P
H
S
.

D
W
G
595601SITE PHOTOGRAPHS.DWG

2.1 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
1 9

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

X
X
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EU
O
H
EC
O
H
EC
O
H
EC
O
H
EC
O
H

EX GAS EX GAS EX GAS EX GAS

EEUG JT
JT
JT
JT
JT
JT
JT
JT
JT

JT JT JT JT JT JT
J
T
JT

JT JT JT

JT JT JT JT JT JT JT
JT
JT

JT JT JT JT JT JT JT JT JT JT JT JT
I
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
SL
SL
SL
I
EUOH
EUOH
EUOH
I
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
113'
114'
16 9
'
10' PUSE (E)

GENTLE RAIN DRIVE (E)
SU
M
M
E
R

M
O
R
N
I
N
G

D
R
I
V
E

(
E
)
GO
L
D
E
N

C
L
O
U
D

A
V
E
N
U
E

(
E
)
83 '
53 '
41 '
145
'
10 2
'
LOT 1
±3,735 SF
49'101'
N.

C
H
A
P
P
E
L
L

R
D

(
E
)
83'
15'
N85°45'08"W 113.82'
N0
4 °
1 4
'
5 2
"
E

6 6
.
5 0
'
N85°45'08"W 83.00'
N85°45'08"W 47.00'
N0
4 °
1 4
'
5 2
"
E

8 3
.
0 0
'
S85°45'08"E 309.00'
S0
3 °
5 8
'
0 5
"
W

1 6
8 .
5 0
'
10'
5'
5'
83 '
45'
5'
45'5'
LOT 2
±3,965 SF
LOT 3
±5,284 SF
LOT 4
±5,594 SF
15'
17 '
1 5
'
15'
19'
32'
5'
5'
8'
9'
16'
(TYP.)
45 '
79 '
LOT 7
±8,886 SF
LOT 5
±5,117 SF
114'
45 '
79 '

EXISTING

HOUSE TO
REMAIN
30'
10' PUSE (E)
L
=
6 2.85'
R
=
6 6.00'
Δ
=
5 4°3
3'36"
31'

EXISTING AGRICULTURAL

LANDS OF RIGHETTI BROS
0193500150
31'
47'
37'
23'

EXISTING

RETAINING
WALL

PROPOSED

RETAINING
WALL
46'36'
16'
16'
7'
LOT 6
±5,107 SF
113'
45 '
45 '
5'
27'
5'
38'
16'
5'
37'
10'
42'
4'
11'
13'
16'
31'
35'
16'
34'
16'
9'
9'
10'
5'
15'

EXISTING STORM

WATER STORAGE WITH

INFILTRATION
BUILDING PLAN 2288(C)RBUILDING PLAN 1674C

BUILDING PLAN
1910(B)R
BUILDING PLAN 2069A

BUILDING PLAN
2288(C)R

BUILDING PLAN
2069A

VICINITY MAP
SITE

AIRLINE HWY
N. CHAPPELL ROAD
SA
N

F
E
L
I
P
E

R
O
A
D

SANTA ANA ROAD
N.

C
H
A
P
P
E
L
L

R
O
A
D
AI
R
L
I
N
E

H
W
Y

PACIFIC WAY
RU
S
T
I
C

S
T
R
E
E
T

GATEWAY DRIVE
25 *

SITE PLAN
OB
1 INCH = 20 FEET
4020100

VICINITY MAP

NOT TO SCALE

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
S
P
.

D
W
G
595601SP.DWG

3.0 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 0

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

PROPOSED DRIVEWAY

PROPOSED BUILDING

PUBLIC UTILITY SERVICE EASEMENT PUSE

EXISTING (E)

PROPOSED PROPERTY LINE

EXISTING CURB

EXISTING TREE
1 B

EXISTING DRIVEWAY

PROJECT

INFORMATION
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
S
P
.

D
W
G
595601SP.DWG

3.1 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 0

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

1+00 2+00 3+00
2+
0 0
3+
0 0
4+
0 0
5+
0 0
5+
2 6
2+
0 0
3+
0 0
4 +
0 0
5+00 6+00
1+00
X
X
x 274.4
x 274.8
x 275.5
x 275.5
x 275.5
x 275.5
x 275.3
x 274.8
x 274.3
x 274.8
TRC 275.67
X276.5
X2
7 7
.
0 X2
7 6
.
0 FF 277.82
TRC 275.39
TRC 275.14
TRC 274.98
TRC 275.27
TRC 275.20
FF 277.5
GFF 276.6
GFF 276.6
FF 277.5
G
F
F

2 7
6 .
9 F
F

2 7
7 .
8 FF

2 7
7 .
3 2
F
F

2 7
7 .
8 G
F
F

2 7
6 .
9 x276.7 276.7 xx277.0
x276.3
x276.8
x27
6 .
6 x2
7 6
.
7 x2
7 7
.
0 276.3x

1.5' +/- RETAINED
2'

+
/
-

R
E
T
A
I
N
E
D
x276.5
x276.7
276
.
6 x
x2
7 6
.
6 x2
7 6
.
5 TC

2 7
4 .
0 4
TC

2 7
4 .
2 8
GF
F

2 7
5 .
0 FF

2 7
6 .
2 FF

2 7
7 .
1 2
x
2 7
6 .
2 x
2 7
6 .
6 x
2 7
6 .
6 x2
7 5
.
0 2
7 5
.
5 x
x
2 7
5 .
5 x275.0
x275.0
x 274.6
x 274.6
276
.
0 x
x276.4
276
.
0 x
276.2x
x276.1
276.6 x
x
2 7
6 .
5 x 276.6
x276.5
276.1x
276.1xx276.1

GENTLE RAIN DRIVE

SUMMER MORNING DRIVE
N.

C
H
A
P
P
E
L
L

R
O
A
D
A
4 A
4 B
4 LOT 1
LOT 2LOT 3
LOT 4
LOT 5
LOT 6
GF
F

2 7
5 .
2 FF

2 7
6 .
4 x2
7 5
.
0 27
5 .
2 x
x 274.8
x274.6
LOT 6
27 5
.
2 x
x
2 7
6 .
5 x2
7 6
.
5 276.6 xx 276.6
x
2 7
5 .
0 2
7 5
.
5 x
x274.5
x274.5
x274.7
275
.
3 x
27 5
.
5 x
27 5
.
5 x
27 5
.
8 x
SD SD
SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
SD SD

GRADING AND

DRAINAGE PLAN
PS
1 INCH = 20 FEET
4020100
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
G
P
.

D
W
G
595601GP.DWG

4.0 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 1

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

PROJECT BOUNDARY
LEGEND

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

PROPOSED DRIVEWAY

PROPOSED BUILDING

PROPOSED PROPERTY LINE

1. 5
'
±

R
E
T
A
I
N
E
D
EX. LOT

PROPOSED LOT
PROPOSED LOT EX. LOT

SECTION A

SECTION B

LANDSCAPE DRAIN

BUBBLE UP

1+00 2+00 3+00 2+
0 0
3+
0 0
4+
0 0
5+
0 0
5+
2 6
2+
0 0
3+
0 0
4 +
0 0
5+00 6+00
1+00
X
X
EC
O
H
EC
O
H
EC
O
H

EX GAS EX GAS EX GAS EX GAS

EEUG JT
SL
JT
JT
JT
JT
JT
JT
JT
JT

JT JT JT JT JT JT
J
T
JT

JT JT JT JT

JT JT JT JT JT JT
JT
JT

JT JT JT JT JT JT JT JT JT JT JT JT JT
I
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
SL
SL
SL
II
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
SD SD
SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
SD SD
N85°45'08"W 113.82'
N0
4 °
1 4
'
5 2
"
E

6 6
.
5 0
'
N85°45'08"W 83.00'
N85°45'08"W 47.00'
N0
4 °
1 4
'
5 2
"
E

8 3
.
0 0
'
S85°45'08"E 309.00'
S0
3 °
5 8
'
0 5
"
W

1 6
8 .
5 0
'

EXISTING

HOUSE TO
REMAIN
L
=
6 2.85'
R
=
6 6.00'
Δ
=
5 4
°3
3'36"

EXISTING

RETAINING
WALL

PROPOSED

RETAINING
WALL

EXISTING STORM

WATER STORAGE WITH

INFILTRATION
x 274.4
x 274.8
x 275.5
x 275.5
x 275.5
x 275.5
x 275.3
x 274.8
x 274.3
x 274.8
TRC 275.67
X276.5
X2
7 7
.
0 X2
7 6
.
0 FF 277.82
TRC 275.39
TRC 275.14
TRC 274.98
TRC 275.27
TRC 275.20
FF 277.5
GFF 276.6
GFF 276.6
FF 277.5
G
F
F

2 7
6 .
9 F
F

2 7
7 .
8 FF

2 7
7 .
3 2
F
F

2 7
7 .
8 G
F
F

2 7
6 .
9 TC

2 7
4 .
0 4
TC

2 7
4 .
2 8
GF
F

2 7
5 .
0 FF

2 7
6 .
2 FF

2 7
7 .
1 2
x
2 7
6 .
2 x
2 7
6 .
6 x
2 7
6 .
6 GENTLE RAIN DRIVE (E)

SUMMER MORNING DRIVE (E)
N.

C
H
A
P
P
E
L
L

R
O
A
D

(
E
)
LOT 1
LOT 2LOT 3
LOT 4
LOT 5
LOT 6
6" PVC @ 1% (TYP)
6"

P
V
C

@

1 %

(
T
Y
P
)

CONNECT TO EX MH
INV 264.5012" PVC @ 1%
12 "

P
V
C

@

1 %
12 "

P
V
C

@

1 %
IN
V

2 6
5 .
9 6" PVC @ 1% (TYP)
LOT 7
4" SAN LAT
4" SAN LAT
IN
V

2 6
6 .
8 UTILITY PLAN
1 INCH = 20 FEET
4020100
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
U
T
.

D
W
G
595601UT.DWG

5.0 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 1

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

PROPOSED DRIVEWAY

PROPOSED BUILDING

PUBLIC UTILITY SERVICE EASEMENT PUSE

EXISTING (E)

PROPOSED PROPERTY LINE

EXISTING CURB

EXISTING SIDEWALK

EXISTING WATER LINE

EXISTING STORM DRAIN LINE

EXISTING SANITARY SEWER LINE

EXISTING JOINT TRENCH LINE JT JT JT

EXISTING OVERHEAD LINE EUOH EUOH

EXISTING IRRIGATION LINE

PROPOSED STORM DRAIN LINE SD

PROPOSED LANDSCAPE DRAIN

PROPOSED BUBBLE UP

EXISTING STORM DRAIN MANHOLE

EXISTING SANITARY SEWER MANHOLE

EXISTING FIREHYDRANT

EXISTING ELECTROLIER

EXISTING GAS LINE EX GAS EX GAS

EXISTING SANITARY SEWER CLEAN OUT

EXISTING TRANSFORMER

EXISTING WATER VALVE

1+00 2+00 3+00
2+
0 0
3+
0 0
4+
0 0
5+
0 0
5+
2 6
2+
0 0
3+
0 0
4 +
0 0
5+00 6+00
1+00
X
X
SD SD
SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD SD
SD SD

EXISTING UNDERGROUND

STORMWATER STORAGE
TCM 1

GENTLE RAIN DRIVE
N.

C
H
A
P
P
E
L
L

R
O
A
D

SELF RETAINING
TCM 2
DMA 2
±8,886 SF
DMA 1B
±10,224 SF
DMA 1A
±18,577 SF
NEW IMPERVIOUS SURFACE 5373 SF
REPLACED IMPERVIOUS SURFACE 3052 SF
PERVIOUS SURFACE 10152 SF
NEW IMPERVIOUS SURFACE 4352 SF
REPLACED IMPERVIOUS SURFACE 0 SF
PERVIOUS SURFACE 5872 SF
NEW IMPERVIOUS SURFACE 0 SF
EXISTING IMPERVIOUS SURFACE 4090 SF
PERVIOUS SURFACE 4796 SF STORMWATER

CONTROL PLAN
PS
1 INCH = 20 FEET
4020100
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
S
W
.

D
W
G
595601SW.DWG

6.0 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 2

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS
DMA#DRAINAGE MANAGEMENT AREA
(SEE SIZING CALCULATIONS,

SHEET XX)

STORM DRAIN PIPE (EXISTING)

STORM DRAIN PIPE SD SD SD

CATCH BASIN

STORM DRAIN MANHOLE

CATCH BASIN (EXISTING)

CURB INLET (EXISTING)

STORM DRAIN MANHOLE (EXISTING)

PROJECT BOUNDARY
LEGEND

BIORETENTION AREA

DIRECTION OF SURFACE DRAINAGE
PROJECT SITE INFORMATION:

1.SOILS TYPE:

2.GROUND WATER DEPTH: 55'

3.NAME OF RECEIVING BODY: RUSTIC STREET INFILTRATION POND

4.FLOOD ZONE: X

5.FLOOD ELEVATION (IF APPLICABLE):

SOURCE CONTROL MEASURES:

1.BENEFICIAL LANDSCAPING.

2.USE OF WATER EFFICIENT IRRIGATION SYSTEMS.

3.MAINTENANCE (PAVEMENT SWEEPING, CATCH BASIN CLEANING, GOOD HOUSEKEEPING).

4.STORM DRAIN LABELING.

SITE DESIGN MEASURES:

1.PROTECT EXISTING TREES, VEGETATION, AND SOIL.

2.PRESERVE OPEN SPACE AND NATURAL DRAINAGE PATTERNS.

3.LANDSCAPING
a.WALKWAYS AND PATIOS.
b.PRIVATE STREETS AND SIDEWALKS.

4.DIRECT RUNOFF FROM ROOFS, SIDEWALKS, PATIOS TO
LANDSCAPED AREAS.

5.CLUSTER STRUCTURES/PAVEMENT.

6.PLANT TREES ADJACENT TO AND IN PARKING AREAS AND
ADJACENT TO OTHER IMPERVIOUS AREAS.

OPERATION AND MAINTENANCE
INFORMATION:

I.PROPERTY INFORMATION:

I.A.PROPERTY ADDRESS:

APN:

I.B.PROPERTY OWNER: PAD INVESTMENT TRUST
150 SAN FELIPE ROAD
HOLLISTER CA 95023
II.RESPONSIBLE PARTY FOR MAINTENANCE:

II.A.CONTACT: HOA
II.B.PHONE NUMBER OF CONTACT: TBD

II.C.EMAIL: TBD
II.D.ADDRESS: TBD

SELF-RETAINING AREA

CURB INLET

PERFORATED UNDERDRAIN PIPE

113'
114'
16 9
'
10' PUSE (E)

GENTLE RAIN DRIVE (E)
SU
M
M
E
R

M
O
R
N
I
N
G

D
R
I
V
E

(
E
)
GO
L
D
E
N

C
L
O
U
D

A
V
E
N
U
E

(
E
)
83 '
53 '
41 '
145
'
10 2
'
LOT 1
±3,735 SF
49'101'
N.

C
H
A
P
P
E
L
L

R
D

(
E
)
83'
15'
N85°45'08"W 113.82'
N0
4 °
1 4
'
5 2
"
E

6 6
.
5 0
'
N85°45'08"W 83.00'
N85°45'08"W 47.00'
N0
4 °
1 4
'
5 2
"
E

8 3
.
0 0
'
S85°45'08"E 309.00'
S0
3 °
5 8
'
0 5
"
W

1 6
8 .
5 0
'
10'
5'
5'
83 '
45'
5'
45'5'
LOT 2
±3,965 SF
LOT 3
±5,284 SF
LOT 4
±5,594 SF
15'
17 '
1 5
'
15'
19'
32'
5'
5'
8'
9'
16'
(TYP.)
45 '
79 '
LOT 7
±8,886 SF
LOT 5
±5,117 SF
114'
45 '
79 '

EXISTING

HOUSE TO
REMAIN
30'
10' PUSE (E)
L
=
6 2.85'
R
=
6 6.00'
Δ
=
5 4°3
3'36"
31'

EXISTING AGRICULTURAL

LANDS OF RIGHETTI BROS
0193500150
31'
47'
37'
23'

EXISTING

RETAINING
WALL

PROPOSED

RETAINING
WALL
46'36'
16'
16'
7'
LOT 6
±5,107 SF
113'
45 '
45 '
5'
27'
5'
38'
16'
5'
37'
10'
42'
4'
11'
13'
16'
31'
35'
16'
34'
16'
9'
9'
10'
5'
15'

EXISTING STORM

WATER STORAGE WITH

INFILTRATION

VICINITY MAP
SITE

AIRLINE HWY
N. CHAPPELL ROAD
SA
N

F
E
L
I
P
E

R
O
A
D

SANTA ANA ROAD
N.

C
H
A
P
P
E
L
L

R
O
A
D
AI
R
L
I
N
E

H
W
Y

PACIFIC WAY
RU
S
T
I
C

S
T
R
E
E
T

GATEWAY DRIVE
25 *

CIRCULATION PLAN
OB
1 INCH = 20 FEET
4020100

VICINITY MAP

NOT TO SCALE

ABBREVIATIONS

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DESIGNED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
S:
\
P
R
O
J
E
C
T
S
\
5 9
5 6
0 0
\
P
L

5 9
5 6
0 1
\
P
E
R
M
I
T
\
5 9
5 6
0 1
C
P
.

D
W
G
595601CP.DWG

7.0 5956.01
OB
DM
NOVEMBER 21, 2024
30 PL
O
T
T
E
D
:

3/
5 /
2 0
2 5

8 :
2 3

A
M
OF
Land Use Entitlements
Land Planning
Landscape Architecture
Civil Engineering
Utility Design
Land Surveying
Stormwater Compliance
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com

AS SHOWN
LA
N
D
S

O
F

P
A
D

I
N
V
E
S
T
M
E
N
T

T
R
U
S
T
CH
A
P
P
E
L
L

R
O
A
D

H
O
L
L
I
S
T
E
R
,

C
A
PL
A
N
N
E
D

D
E
V
E
L
O
P
M
E
N
T
MS

2 0
2 5
-
0 1

&

P
D

2 0
2 5
-
0 1
1 3/3/2025 PER CITY COMMENTS

EXISTING PROPERTY LINE

EXISTING EASEMENT

EXISTING BUILDING

PROPOSED DRIVEWAY

PROPOSED BUILDING

PUBLIC UTILITY SERVICE EASEMENT PUSE

EXISTING (E)

PROPOSED PROPERTY LINE

PEDESTRIAN PATH
30'/50' TURNING RADIUS

EXISTING CURB

EXISTING SIDEWALK

EXISTING TREE

EXISTING DRIVEWAY

HB w/SHUT-
OFF
35'-0"
1'
-
0 "
12 '
-
0 "
5'
-
6 1
/
2 "
5 1
/
2 "
5'
-
6 1
/
2 "
5 1
/
2 "
19'-0"7'-0"9'-0"
5 1/2"
6'-1"
5 1/2"
1'-6 1/2"
3'-0"
1'-6 1/2"
2'
-
0 "
5 1
/
2 "
1'
-
6 1
/
2 "
1'
-
0 "
3'
-
0 "
3"3"3"3"
8 1/2"
4'-10 1/2"
ENTRY2-BAY GARAGE
DEN / OPT.

BEDROOM 5
PORCH

CONCRETE GARAGE
SLAB - S.S.D.

CONCRETE
SLAB - S.S.D.

CONCRETE

PATIO / PORCH
SLAB - S.S.D.

CONC. DRIVEWAY SEE CIVIL DWGS.

HB w/SHUT-
OFF
35'-0"
1'
-
0 "
5'
-
6 1
/
2 "
5 1
/
2 "
5'
-
6 1
/
2 "
12 '
-
0 "
5 1
/
2 "
19'-0"
5 1/2"
6'-1"
5 1/2"
7'-0"9'-0"
2'
-
0 "
5 1
/
2 "
1'
-
6 1
/
2 "
4'-10 1/2"
8 1/2"
5'-10 1/2"4'-2 1/2"
3 1/2"
3 1/2"
DEN / OPT.

BEDROOM 5
2-BAY GARAGE ENTRY
S
B
GFCI
S
M/P

ADDRESS
S3
HD. BD. SOFFIT
- SEE ELEV. -
TYP. @ PORCH

LINE OF
FLR. ABV.

M/P
30 5
0 S
H
M/P
WP
OPT. COACH
LIGHT
PORCH
+/-9' STUCCO SOFFIT
6X6 RS.

WD. POST

DO NOT SCALE THESE DRAWINGS
QCPM
JOB
OL

AS NOTED

ISSUE DATE
SCALE
DRAWN

SET DATE

REVISIONS
© SDG ARCHITECTS INC. EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT OF SDG ARCHITECTS INC.

WALLS LEGEND
2x WD. STUD PARTIAL HEIGHT
WALL. HEIGHT PER PLAN

SOFFIT OR FURRED CEILING

POT SHELF
2x4 WD. STUD WALL
2x6 WD. STUD WALL
2x8 WD. STUD WALL

DOOR NOTES
3080 SC OPERATION OR TYPE
HEIGHT (FT'-IN") i.e. 8'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION OR TYPE ABBREVIATIONS
SC = SOLID CORE
FR = FRENCH
SGD = SLIDING GLASS DOOR
HM = HOLLOW METAL
PR = PAIR

1.ALL DOORS ARE HOLLOW CORE, U.O.N.

2.DOOR SIZE INDICATED IS THE ROUGH OPENING - VERIFY
ROUGH OPENING REQUIREMENTS w/ DOOR MFR.

3.DOORS THAT APPEAR TO BE CENTERED ARE INTENDED
TO BE CENTERED, U.O.N.

WHEN DOORS ARE LOCATED, THEY ARE LOCATED FROM

THE ADJACENT ROUGH FRAMING TO THE CENTERLINE OF
THE ROUGH OPENING, U.O.N.

4.MINIMUM DOOR JAMB IS 4" FROM ADJACENT ROUGH
FRAMING TO ROUGH OPENING, U.O.N.

5. 6.ALL DOOR GLAZING IS DUAL PANE INSULATING GLASS.

HEADER HEIGHT:
1st FLOOR = 8'-0" U.O.N.
2nd FLOOR = 8'-0" U.O.N.

E
T

2. 3.

1. 4.

WINDOWS MARKED WITH A SHALL BE VERIFIED TO

MEET EGRESS BY THE MANUFACTURER
ALL GLAZING IS DUAL PANE INSULATING GLASS.

GLAZING NOTES
GLAZING MARKED WITH A SHALL BE 3/16" THICK

TEMPERED SAFETY GLASS
3050 FX OPERATION
HEIGHT (FT'-IN") i.e. 5'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION ABBREVIATIONS
FX = FIXED
SH = SINGLE HUNG
SL = SLIDER
DH = DOUBLE HUNG
CS = CASEMENT
AW = AWNING
HP = HOPPER
XOX = XOX SLIDER
HANDRAIL AT WALL @ +36" ABOVE TREAD NOSING PER
C.B.C. 1011.11 & C.R.C. R311.7.8, SEE 3/AD4

ALL WALLS AND SOFFITS OF ENCLOSED USABLE

SPACE UNDER INTERIOR STAIRWAYS SHALL BE

PROTECTED ON THE ENCLOSED SIDE WITH A MINIMUM
OF 1/2" GYPSUM BOARD PER C.R.C. R302.7

4. RISER HEIGHT = SEE PLAN FOR HT. & NO. OF RISERS
TREAD DEPTH = 10" - SEE PLAN FOR NO. OF TREADS

1. 3.

2. STAIR NOTES
HANDRAIL / GUARD AT OPEN SIDE @ +36" ABOVE
TREAD NOSING. GUARD AT OPEN SIDE @ +42" A.F.F.

PER C.R.C. R312 , SEE 2/AD4
FLR. PLAN GENERAL NOTES

GARAGE NOTES
A.

1. C.

D.

B.

A.

2.WATER HEATER
C.

D.

DUCTS IN A PRIVATE GARAGE AND DUCTS

PENETRATING THE SEPARATION WALLS OR CEILINGS,
SHALL BE 0.019-INCH SHEET STEEL AND SHALL HAVE
NO OPENINGS INTO THE GARAGE.

OPENINGS BETWEEN THE GARAGE AND RESIDENCE

SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT
LESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB-CORE
STEEL DOORS NOT LESS THAN 1 3/8" THICK, OR
20-MINUTE FIRE-RATED DOORS, SELF-LATCHING AND

EQUIPPED WITH A SELF-CLOSING OR AUTOMATIC
CLOSING AND DEVICE.

GARAGE SEPARATION SHALL BE PER C.R.C. R302.6, AS
FOLLOWS:

THE PRIVATE GARAGE SHALL BE SEPARATED FROM
R-2 & R-3 OCCUPANCY DWELLING UNITS AND ITS
ATTIC AREA BY A MINIMUM OF 1/2-INCH GYPSUM
BOARD APPLIED TO THE GARAGE SIDE.

PROVIDE COMBUSTION AIR FOR WATER HEATER PER
C.P.C. SECTION 506.

PROVIDE COMBINATION TEMPERATURE & PRESSURE

RELIEF VALVE & A DRAIN OF GALVANIZED STEEL OR
HARD-DRAWN COPPER TO THE OUTSIDE OF THE BLDG.
w/ END OF PIPE NOT MORE THAN 2' OR LESS THAN 6"

ABOVE GRADE, POINTING DOWNWARD, TERMINAL END
BEING UNTHREADED AS PER C.P.C. SECTION 608.3 &
608.5
PROVIDE PIPE BOLLARD PER PLAN PER C.M.C.

SECTION 305.1 - S.S.D.

PROVIDE 18" HIGH WOOD FRAMED PLATFORM &
SEISMIC BRACING FOR WATER HEATER, PER C.P.C.

SECTION 507.2 & 507.13. SEE SHEET G1 & 20/AD4 FOR
INSTALLATION.

B.GARAGES BENEATH HABITABLE ROOMS SHALL BE

SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY
A MINIMUM OF 5/8-INCH TYPE X GYPSUM BOARD OR
EQUIVALENT AND 1/2" GYPSUM BOARD APPLIED TO

STRUCTURES SUPPORTING THE SEPARATION FROM
HABITABLE ROOMS ABOVE THE GARAGE.
1 11/06/2023
08/04/2023

EVERGLEN

HOLLISTER, CA
310.538

CRI, ADE, PSU

CRILGA PSU

ELEVATION 'C'

PARTIAL SLAB

INTERFACE &

FIRST FLOOR PLAN
2288-4A
PLAN 2288 - SHEET

ELEVATION 'C'

SLAB INTERFACE PLAN
SCALE: 1/4" = 1'-0"

ELEVATION 'C'

FIRST FLOOR PLAN
SCALE: 1/4" = 1'-0"

ANY CHANGE TO THIS PLAN HAS BEEN

DOCUMENTED BY THIS DRAWING, FOR ALL

UNCHANGED NOTES, DIMENSIONS, AND DETAILS,
REFER TO FIRST FLOOR PLAN, SHEET 2288-1B

ANY CHANGES TO THIS ELECTRICAL PLAN

HAS BEEN DOCUMENTED BY THIS DRAWING,

FOR ALL UNCHANGED ELECTRICAL FIXTURES
REFER TO ELECTRICAL PLAN, SHEET 2288-7

ANY CHANGE TO THIS PLAN HAS BEEN

DOCUMENTED BY THIS DRAWING, FOR ALL

UNCHANGED NOTES AND DIMENSIONS REFER
TO SLAB INTERFACE PLAN, SHEET 2288-1A
1 PLAN CHECK COMMENTS: 11/06/2023
V:
\
3 1
0 5
3 8
_
K
B

E
v
e
r
g
l
e
n

H
o
l
l
i
s
t
e
r
\
0 3
_
C
A
D
\
3 1
0 5
3 8
\
0 4
_
S
h
e
e
t
s
\
P
L
A
N

2 2
8 8
\
2 2
8 8
-
4 A

E
L
E
V
A
T
I
O
N

'
C
'

P
A
R
T
I
A
L

S
L
A
B

I
N
T
E
R
F
A
C
E

&

F
I
R
S
T

F
L
O
O
R

P
L
A
N
.
d
w
g
,

1 0
/
3 1
/
2 0
2 3

3 :
5 4
:
4 5

P
M
,

P
S
u
t
t
i

D
35'-0"
1'
-
0 "
1'
-
0 "
12'-6"10'-0"12'-6"
4'-5"3'-8"4'-5"8"2'-4 1/2"6'-5 1/2"6"2'-11"6'-8"2'-11"
1'-10"1'-10"1'-4"4'-0"1'-4"
BEDROOM 2 LNDY BEDROOM 4
30 5
0 S
H
20 3
0 S
H
20 3
0 S
H
E

STUCCO SOFFIT
- SEE ELEV.

STUCCO SHELF -

SLOPE TO
DRAIN
SOFFIT @
+8'-4" A.F.F.

GYP. BD. SHELF
@ +56" A.F.F.

DO NOT SCALE THESE DRAWINGS
QCPM
JOB
OL

AS NOTED

ISSUE DATE
SCALE
DRAWN

SET DATE

REVISIONS
© SDG ARCHITECTS INC. EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT OF SDG ARCHITECTS INC.

DOOR NOTES
3080 SC OPERATION OR TYPE
HEIGHT (FT'-IN") i.e. 8'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION OR TYPE ABBREVIATIONS
SC = SOLID CORE
FR = FRENCH
SGD = SLIDING GLASS DOOR
HM = HOLLOW METAL
PR = PAIR

1.ALL DOORS ARE HOLLOW CORE, U.O.N.

2.DOOR SIZE INDICATED IS THE ROUGH OPENING - VERIFY
ROUGH OPENING REQUIREMENTS w/ DOOR MFR.

3.DOORS THAT APPEAR TO BE CENTERED ARE INTENDED
TO BE CENTERED, U.O.N.

WHEN DOORS ARE LOCATED, THEY ARE LOCATED FROM

THE ADJACENT ROUGH FRAMING TO THE CENTERLINE OF
THE ROUGH OPENING, U.O.N.

4.MINIMUM DOOR JAMB IS 4" FROM ADJACENT ROUGH
FRAMING TO ROUGH OPENING, U.O.N.

5. 6.ALL DOOR GLAZING IS DUAL PANE INSULATING GLASS.

HEADER HEIGHT:
1st FLOOR = 8'-0" U.O.N.
2nd FLOOR = 8'-0" U.O.N.

E
T

2. 3.

1. 4.

WINDOWS MARKED WITH A SHALL BE VERIFIED TO

MEET EGRESS BY THE MANUFACTURER
ALL GLAZING IS DUAL PANE INSULATING GLASS.

GLAZING NOTES
GLAZING MARKED WITH A SHALL BE 3/16" THICK

TEMPERED SAFETY GLASS
3050 FX OPERATION
HEIGHT (FT'-IN") i.e. 5'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION ABBREVIATIONS
FX = FIXED
SH = SINGLE HUNG
SL = SLIDER
DH = DOUBLE HUNG
CS = CASEMENT
AW = AWNING
HP = HOPPER
XOX = XOX SLIDER
HANDRAIL AT WALL @ +36" ABOVE TREAD NOSING PER
C.B.C. 1011.11 & C.R.C. R311.7.8, SEE 3/AD4

ALL WALLS AND SOFFITS OF ENCLOSED USABLE

SPACE UNDER INTERIOR STAIRWAYS SHALL BE

PROTECTED ON THE ENCLOSED SIDE WITH A MINIMUM
OF 1/2" GYPSUM BOARD PER C.R.C. R302.7

4. RISER HEIGHT = SEE PLAN FOR HT. & NO. OF RISERS
TREAD DEPTH = 10" - SEE PLAN FOR NO. OF TREADS

1. 3.

2. STAIR NOTES
HANDRAIL / GUARD AT OPEN SIDE @ +36" ABOVE
TREAD NOSING. GUARD AT OPEN SIDE @ +42" A.F.F.

PER C.R.C. R312 , SEE 2/AD4

WALLS LEGEND
2x WD. STUD PARTIAL HEIGHT
WALL. HEIGHT PER PLAN

SOFFIT OR FURRED CEILING

POT SHELF
2x4 WD. STUD WALL
2x6 WD. STUD WALL
2x8 WD. STUD WALL
FLR. PLAN GENERAL NOTES

GARAGE NOTES
A.

1. C.

D.

B.

A.

2.WATER HEATER
C.

D.

DUCTS IN A PRIVATE GARAGE AND DUCTS

PENETRATING THE SEPARATION WALLS OR CEILINGS,
SHALL BE 0.019-INCH SHEET STEEL AND SHALL HAVE
NO OPENINGS INTO THE GARAGE.

OPENINGS BETWEEN THE GARAGE AND RESIDENCE

SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT
LESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB-CORE
STEEL DOORS NOT LESS THAN 1 3/8" THICK, OR
20-MINUTE FIRE-RATED DOORS, SELF-LATCHING AND

EQUIPPED WITH A SELF-CLOSING OR AUTOMATIC
CLOSING AND DEVICE.

GARAGE SEPARATION SHALL BE PER C.R.C. R302.6, AS
FOLLOWS:

THE PRIVATE GARAGE SHALL BE SEPARATED FROM
R-2 & R-3 OCCUPANCY DWELLING UNITS AND ITS
ATTIC AREA BY A MINIMUM OF 1/2-INCH GYPSUM
BOARD APPLIED TO THE GARAGE SIDE.

PROVIDE COMBUSTION AIR FOR WATER HEATER PER
C.P.C. SECTION 506.

PROVIDE COMBINATION TEMPERATURE & PRESSURE

RELIEF VALVE & A DRAIN OF GALVANIZED STEEL OR
HARD-DRAWN COPPER TO THE OUTSIDE OF THE BLDG.
w/ END OF PIPE NOT MORE THAN 2' OR LESS THAN 6"

ABOVE GRADE, POINTING DOWNWARD, TERMINAL END
BEING UNTHREADED AS PER C.P.C. SECTION 608.3 &
608.5
PROVIDE PIPE BOLLARD PER PLAN PER C.M.C.

SECTION 305.1 - S.S.D.

PROVIDE 18" HIGH WOOD FRAMED PLATFORM &
SEISMIC BRACING FOR WATER HEATER, PER C.P.C.

SECTION 507.2 & 507.13. SEE SHEET G1 & 20/AD4 FOR
INSTALLATION.

B.GARAGES BENEATH HABITABLE ROOMS SHALL BE

SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY
A MINIMUM OF 5/8-INCH TYPE X GYPSUM BOARD OR
EQUIVALENT AND 1/2" GYPSUM BOARD APPLIED TO

STRUCTURES SUPPORTING THE SEPARATION FROM
HABITABLE ROOMS ABOVE THE GARAGE.
1 11/06/2023
08/04/2023

EVERGLEN

HOLLISTER, CA
310.538

CRI, ADE, PSU

CRILGA PSU

ELEVATION 'C'

PARTIAL SECOND

FLOOR PLAN
2288-4B
PLAN 2288 - SHEET

ELEVATION 'C'

SECOND FLOOR PLAN
SCALE: 1/4" = 1'-0"

ANY CHANGE TO THIS PLAN HAS BEEN

DOCUMENTED BY THIS DRAWING, FOR ALL

UNCHANGED NOTES, DIMENSIONS, AND DETAILS,
REFER TO SECOND FLOOR PLAN, SHEET 2288-1C
1 PLAN CHECK COMMENTS: 11/06/2023
V:
\
3 1
0 5
3 8
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2 2
8 8
\
2 2
8 8
-
4 B

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'
C
'

P
A
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T
I
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L

S
E
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N
D

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,

1 1
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RIDGE
CONC. FLAT
TILE ROOF 5 :12
5 :12
6:1
2 6:1
2 RI
D
G
E
6:1
2 6:1
2 RI
D
G
E
6:1
2 4:12
HIP
VA
L
L
E
Y
R.

H
I
P
1'-0"
TYP.

EAVE
6"
TY
P
.

RA
K
E
6:1
2 6:1
2 6:1
2 RI
D
G
E
V.

V
A
L
L
E
Y
VA
L
L
E
Y
V
A
L
L
E
Y
H
I
P
HIP
6:1
2 4'
-
0 "
6"
EAVE
5'-6"5'-6"6"
EAVE
4'
-
0 "
1365 SQ. FT.
174 SQ. FT.

D.S.

D.S.

D.S.

D.S.D.S.

D.S. TO
ROOF
BELOW
1 AD3
4 AD3
@ WALL
D.S.

D.S.
2 AD3
9 AD3
G.S.M.

GUTTER
5'x10' FAU PLATFORM
IN ATTIC - SEE19
AD4

O'HAGIN VENT
(TYP. OF 4)
11 AD3
3 AD3
@ WALL
17 AD2

DO NOT SCALE THESE DRAWINGS
QCPM
JOB
OL

AS NOTED

ISSUE DATE
SCALE
DRAWN

SET DATE

REVISIONS
© SDG ARCHITECTS INC. EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT OF SDG ARCHITECTS INC.

ATTIC VENTILATION NOTES
SCREEN VENTS: AREA = 29 SQ. IN. PER VENT FOR
RAFTERS / TRUSSES @ 16" o.c., OR 46 SQ. IN. PER
VENT FOR RAFTERS / TRUSSES @ 24" o.c.; (VERIFY
NET VENTILATING AREA WITH VENT MFR. &

RECALCULATE VENTILATION AS REQUIRED FOR
COMPLIANCE).

LOWER VENTILATION:

PROVIDE LOWER VENTILATION WITH SCREEN VENTS

AND/OR O'HAGIN VENTS, AS SHOWN IN ROOF PLAN,
CALCULATIONS AND NOTES BELOW.

NOTE:

RECALCULATE VENTILATION REQUIREMENTS FOR

COMPLIANCE IF RAFTER / TRUSS BLOCKS ARE USED IN
PLACE OF SCREEN VENTS. RAFTER / TRUSS BLOCKS:
(3) 2" DIA. HOLES. AREA = 9.42 SQ. IN. PER BLOCK.

SEE STRUCTURAL DRAWINGS FOR RESTRICTIONS DUE TO
SHEAR WALL REQUIREMENTS, IF ANY.

PROVIDE ROOF / ATTIC VENTILATION IN COMPLIANCE
WITH C.R.C. SECTION R806.

PROVIDE VENTILATING OPENINGS FOR EACH SEPARATE

SPACE OF ENCLOSED ATTICS AND ENCLOSED RAFTER

SPACES, WHERE CEILINGS OCCUR AT UNDERSIDE OF

ROOF FRAMING MEMBERS, WHERE SHOWN OR WHERE NOT

SHOWN, TO ACHIEVE FULL CODE COMPLIANT CROSS
VENTILATION.

3. 2.

1. PROVIDE CORROSION-RESISTANT WIRE CLOTH

SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR
SIMILAR MATERIAL WITH OPENINGS OF 1/8" MINIMUM AND
1/4" MAXIMUM, FOR ALL EXTERIOR OPENING INTO ATTIC
SPACE.

BLOCKING, BRIDGING AND INSULATION SHALL BE

ARRANGED SO AS NOT TO INTERFERE WITH AIR
MOVEMENT.

PROTECT VENTILATING OPENINGS AGAINST ENTRANCE OF
RAIN AND/OR SNOW.

UPPER VENTILATION:

PROVIDE UPPER VENTILATION WITH GABLE VENTS

AND/OR O'HAGIN VENTS, AS SHOWN IN ROOF PLAN AND
CALCULATIONS BELOW.

8. 7.

5. 4.

A.

9. THE MINIMUM NET FREE VENTILATING AREA SHALL BE
1/150 OF THE AREA OF THE VENTED SPACE.

EXCEPTION: THE MINIMUM NET FREE VENTILATION AREA
SHALL BE 1/300 OF THE VENTED SPACE PROVIDED NOT
LESS THAN 40 PERCENT AND NOT MORE THAN 50

PERCENT OF THE REQUIRED VENTILATING AREA IS

PROVIDED BY VENTILATORS LOCATED IN THE UPPER
PORTION OF THE ATTIC OR RAFTER SPACE. UPPER
VENTILATORS SHALL BE LOCATED NOT MORE THAN 3

FEET BELOW THE RIDGE OR HIGHEST POINT OF THE
SPACE, MEASURED VERTICALLY. THE BALANCE OF THE

REQUIRED VENTILATION PROVIDED SHALL BE LOCATED
IN THE BOTTOM ONE-THIRD OF THE ATTIC SPACE.

WHERE THE LOCATION OF WALL OR ROOF FRAMING

MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER
VENTILATORS, INSTALLATION MORE THAN 3 FEET BELOW

THE RIDGE OR HIGHEST POINT OF SPACE SHALL BE
PERMITTED.

6.NOT LESS THAN 1" OF AIR SPACE SHALL BE PROVIDED

BETWEEN THE INSULATION AND THE ROOF SHEATHING
AND AT THE LOCATION OF THE VENT.

VERIFY NET FREE AREA OF VENTS WITH MANUFACTURER
SPECIFICATIONS. ANY CHANGE IN SIZE OR NUMBER OF

VENTS REQUIRES RECALCULATION OF VENTING PER THE
VENT CALCULATIONS ON THIS SHEET.

10. ELEVATION 'C'

ROOF PLAN &

CALCULATIONS
2288-4C
PLAN 2288 - SHEET
11/06/2023
08/04/2023

EVERGLEN

HOLLISTER, CA
310.538

CRI, ADE, PSU

CRILGA PSU

ELEVATION 'C'

ROOF PLAN
SCALE: 1/4" = 1'-0"
ATTIC VENT CALCS.

AREA 1 - VENTILATION REQUIRED:
1365 S.F. ATTIC AREA / 300 = 4.55 S.F.

REQUIRED VENTILATION:

4.55 S.F. / 2 = 2.28 S.F. (OR 328 S.I.)

UPPER VENTILATION PROVIDED
(4) O'HAGIN VENT(S) @ 98.75 S.I. = 395 S.I.
395 S.I. PROVIDED > 328 S.I. REQ.'D
LOWER VENTILATION PROVIDED (MIN.):
(8) SCREENED VENT(S) @ 46 S.I. = 368 S.I.
368 S.I. PROVIDED > 328 S.I. REQ'D.

AREA 2 - VENTILATION REQUIRED:
174 S.F. ATTIC AREA / 150 = 1.16 S.F.

REQUIRED VENTILATION:

1.16 S.F. (OR 167 S.I.)
VENTILATION PROVIDED (MIN.):
(4) SCREENED VENT(S) @ 46 S.I. = 184 S.I.
184 S.I. PROVIDED > 167 S.I. REQ'D.

V:
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2 2
8 8
\
2 2
8 8
-
4 C

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,

1 1
/
1 /
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2 3

7 :
5 0
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SOFFIT HT.

T.O. CURB
T.O. PL
T.O. SF.

HD. HT.

T.O. PL
SOFFIT HT.

SHELF HT.

T.O. SF.

T.O. PL
T.O. PL
T.O.S.

HD. HT.

HD. HT.

HEEL HT.

HEEL HT.HEEL HT.
14 AD3
17 AD3
xxx
12 AD2 10
AD2
2 AD2
8 AD2
5 AD1
6 AD1
15 AD3
12 6
12 6
12 612
6 12
6 12
6 12
6 12
6 12
6 8'
-
4 "
9'
-
1 "
9'
-
1 "
8'
-
0 "
8'
-
4 "
2'
-
8 "
9'
-
1 "
9'
-
1 "
8'
-
0 "
8'
-
0 "
6"
5 1
1 /
1 6
"
4 3
/
4 "
4 3
/
4 "
2X6 FIBER

CEMENT TRIM

GUSSET PLATE
SEE
4' HORZ. LAP SIDING -
INSTALL PER MFR. SPECS.

EXT. CEMENT

PLASTER FINISH

TO BE SELECTED

SECTIONAL GARAGE
DOOR
OPT. COACH
LIGHT

ILLUMINATED
ADDRESS +78"
ABOVE T.O.C.

STUCCO o/ 2x6

FOAM TRIM
CONC. FLAT TILE

ROOFING
2x8 RAKE
BOARD
G.S.M. GUTTER
o/ FASCIA BD.
2X8 FIBER

CEMENT TRIM

STUCCO SCREED
- SEE
STUCCO o/ 2x4
FOAM TRIM @ DOOR
STUCCO o/ 2x6

FOAM TRIM
STUCCO o/ 2x4

FOAM TRIM
STUCCO o/ 4x4
o/ 2x4 FOAM
TRIM
@ DOOR
STUCCO o/ 2x6
FOAM TRIM @
DOOR
HD. BD. SOFFIT
- SEE
STUCCO
SOFFIT
STUCCO

SHELF SLOPE

TO DRAIN
6X6 RS.

WD. POST
WD. CORBEL
- SEE
16 AD2
2X6
FIBER
CEMENT
TRIM
3"
TYP.
6"
TYP.
2'
-
3 3
/
4 "
13 AD1
14 AD1
28 '
-
6 1
/
4 "
RIDGE HT.
1 T.O.S.

HD. HT.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
T.O.S.

HD. HT.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
12 5
12 5
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
1'-0"
T.O.S.

HD. HT.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
T.O.S.

HD. HT.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
1 AD1
3 AD1
2 AD1
12 6
12 6
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
CONC. STOOP
T.O.S.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
T.O. SF.

HD. HT.

T.O. PL
T.O. CURB
T.O. PL
1 AD2
12 5
12 5
12 4
9'
-
1 "
9'
-
1 "
8'
-
0 "
9'
-
1 "
8'
-
0 "
9'
-
1 "

ELECTRIC
METER
GAS
METER

TELEPHONE
CABLE T.V.
(2) 14"x6"
SCREENED GAR.

VENTS (HIGH & LOW)
CONC. STOOP

DO NOT SCALE THESE DRAWINGS
QCPM
JOB
OL

AS NOTED

ISSUE DATE
SCALE
DRAWN

SET DATE

REVISIONS
© SDG ARCHITECTS INC. EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT OF SDG ARCHITECTS INC. 11/06/2023
08/04/2023

EVERGLEN

HOLLISTER, CA
310.538

CRI, ADE, PSU

CRILGA PSU

ELEVATION 'C'

EXTERIOR

ELEVATIONS
2288-4D
PLAN 2288 - SHEET

ELEVATION 'C'

FRONT ELEVATION
SCALE: 1/4" = 1'-0"

ELEVATION 'C'

RIGHT ELEVATION
SCALE: 1/4" = 1'-0"

ELEVATION 'C'

REAR ELEVATION
SCALE: 1/4" = 1'-0"

ELEVATION 'C'

LEFT ELEVATION
SCALE: 1/4" = 1'-0"
1 PLAN CHECK COMMENTS: 11/06/2023
V:
\
3 1
0 5
3 8
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B

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C
A
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\
3 1
0 5
3 8
\
0 4
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\
P
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A
N

2 2
8 8
\
2 2
8 8
-
4 D

E
L
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V
A
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I
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N

'
C
'

E
X
T
E
R
I
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R

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A
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S
.
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,

1 1
/
1 /
2 0
2 3

7 :
5 9
:
2 1

A
M
,

P
S
u
t
t
i

HB w/SHUT-
OFF
38 '
-
0 "
35'-0"
22 '
-
1 0

1 /
2 "
9'
-
6 "
6'
-
0 "
5'
-
6 1
/
2 "
5 1
/
2 "
1'
-
0 "
3'
-
9 1
/
2 "
5 1
/
2 "
3'
-
9 1
/
2 "
5 1
/
2 "
19'-4"15'-8"
5 1/2"
7'-1 1/2"
5 1/2"
7'-2"
5 1/2"
5 1/2"
10 1/2"
4'-8"
5 1/2"
4'-4 1/2"4'-6 1/2"
3 1/2"
+/-9' STUCCO SOFFIT
S
GF
C
I
M/P
S

ADDRESS B
S3
30 5
0 S
H
M/P
M/P
WP
OPT. COACH
LIGHT
6X6 RS.

WD. POST
HD. BD. SOFFIT
- SEE ELEV.
- TYP. @ PORCH

LINE OF
FLR. ABV.

HB w/SHUT-
OFF
38 '
-
0 "
35'-0"
22 '
-
1 0

1 /
2 "
9'
-
6 "
6'
-
0 "
5'
-
6 1
/
2 "
5 1
/
2 "
1'
-
0 "
3'
-
9 1
/
2 "
5 1
/
2 "
3'
-
9 1
/
2 "
5 1
/
2 "
19'-4"15'-8"
5 1/2"
7'-1 1/2"
5 1/2"
7'-2"
5 1/2"
5'-6 1/2"9'-8"
3"
3"
3"
3"9"
3'
-
0 "
1'-8 1/2"
3'-0"2'-5"
5 1/2"

CONCRETE GARAGE
SLAB - S.S.D.

CONCRETE
SLAB - S.S.D.

CONCRETE

PATIO / PORCH
SLAB - S.S.D.

DO NOT SCALE THESE DRAWINGS
QCPM
JOB
OL

AS NOTED

ISSUE DATE
SCALE
DRAWN

SET DATE

REVISIONS
© SDG ARCHITECTS INC. EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED OR COPIED IN ANY FORM OR MANNER WHATSOEVER NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING THE EXPRESS WRITTEN PERMISSION AND CONSENT OF SDG ARCHITECTS INC.

WALLS LEGEND
2x WD. STUD PARTIAL HEIGHT
WALL. HEIGHT PER PLAN

SOFFIT OR FURRED CEILING

POT SHELF
2x4 WD. STUD WALL
2x6 WD. STUD WALL
2x8 WD. STUD WALL

DOOR NOTES
3080 SC OPERATION OR TYPE
HEIGHT (FT'-IN") i.e. 8'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION OR TYPE ABBREVIATIONS
SC = SOLID CORE
FR = FRENCH
SGD = SLIDING GLASS DOOR
HM = HOLLOW METAL
PR = PAIR

1.ALL DOORS ARE HOLLOW CORE, U.O.N.

2.DOOR SIZE INDICATED IS THE ROUGH OPENING - VERIFY
ROUGH OPENING REQUIREMENTS w/ DOOR MFR.

3.DOORS THAT APPEAR TO BE CENTERED ARE INTENDED
TO BE CENTERED, U.O.N.

WHEN DOORS ARE LOCATED, THEY ARE LOCATED FROM

THE ADJACENT ROUGH FRAMING TO THE CENTERLINE OF
THE ROUGH OPENING, U.O.N.

4.MINIMUM DOOR JAMB IS 4" FROM ADJACENT ROUGH
FRAMING TO ROUGH OPENING, U.O.N.

5. 6.ALL DOOR GLAZING IS DUAL PANE INSULATING GLASS.

HEADER HEIGHT:
1st FLOOR = 8'-0" U.O.N.
2nd FLOOR = 8'-0" U.O.N.

E
T

2. 3.

1. 4.

WINDOWS MARKED WITH A SHALL BE VERIFIED TO

MEET EGRESS BY THE MANUFACTURER
ALL GLAZING IS DUAL PANE INSULATING GLASS.

GLAZING NOTES
GLAZING MARKED WITH A SHALL BE 3/16" THICK

TEMPERED SAFETY GLASS
3050 FX OPERATION
HEIGHT (FT'-IN") i.e. 5'-0"
WIDTH (FT'-IN") i.e. 3'-0"

OPERATION ABBREVIATIONS
FX = FIXED
SH = SINGLE HUNG
SL = SLIDER
DH = DOUBLE HUNG
CS = CASEMENT
AW = AWNING
HP = HOPPER
XOX = XOX SLIDER
HANDRAIL AT WALL @ +36" ABOVE TREAD NOSING PER
C.B.C. 1011.11 & C.R.C. R311.7.8, SEE 3/AD4

ALL WALLS AND SOFFITS OF ENCLOSED USABLE

SPACE UNDER INTERIOR STAIRWAYS SHALL BE

PROTECTED ON THE ENCLOSED SIDE WITH A MINIMUM
OF 1/2" GYPSUM BOARD PER C.R.C. R302.7

4. RISER HEIGHT = SEE PLAN FOR HT. & NO. OF RISERS
TREAD DEPTH = 10" - SEE PLAN FOR NO. OF TREADS

1. 3.

2. STAIR NOTES
HANDRAIL / GUARD AT OPEN SIDE @ +36" ABOVE
TREAD NOSING. GUARD AT OPEN SIDE @ +42" A.F.F.

PER C.R.C. R312 , SEE 2/AD4
FLR. PLAN GENERAL NOTES

GARAGE NOTES
A.

1. C.

D.

B.

A.

2.WATER HEATER
C.

D.

DUCTS IN A PRIVATE GARAGE AND DUCTS

PENETRATING THE SEPARATION WALLS OR CEILINGS,
SHALL BE 0.019-INCH SHEET STEEL AND SHALL HAVE
NO OPENINGS INTO THE GARAGE.

OPENINGS BETWEEN THE GARAGE AND RESIDENCE

SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT
LESS THAN 1 3/8" THICK, SOLID OR HONEYCOMB-CORE
STEEL DOORS NOT LESS THAN 1 3/8" THICK, OR
20-MINUTE FIRE-RATED DOORS, SELF-LATCHING AND

EQUIPPED WITH A SELF-CLOSING OR AUTOMATIC
CLOSING AND DEVICE.

GARAGE SEPARATION SHALL BE PER C.R.C. R302.6, AS
FOLLOWS:

THE PRIVATE GARAGE SHALL BE SEPARATED FROM
R-2 & R-3 OCCUPANCY DWELLING UNITS AND ITS
ATTIC AREA BY A MINIMUM OF 1/2-INCH GYPSUM
BOARD APPLIED TO THE GARAGE SIDE.

PROVIDE COMBUSTION AIR FOR WATER HEATER PER
C.P.C. SECTION 506.

PROVIDE COMBINATION TEMPERATURE & PRESSURE

RELIEF VALVE & A DRAIN OF GALVANIZED STEEL OR
HARD-DRAWN COPPER TO THE OUTSIDE OF THE BLDG.
w/ END OF PIPE NOT MORE THAN 2' OR LESS THAN 6"

ABOVE GRADE, POINTING DOWNWARD, TERMINAL END
BEING UNTHREADED AS PER C.P.C. SECTION 608.3 &
608.5
PROVIDE PIPE BOLLARD PER PLAN PER C.M.C.

SECTION 305.1 - S.S.D.

PROVIDE 18" HIGH WOOD FRAMED PLATFORM &
SEISMIC BRACING FOR WATER HEATER, PER C.P.C.

SECTION 507.2 & 507.13. SEE SHEET G1 & 20/AD4 FOR
INSTALLATION.

B.GARAGES BENEATH HABITABLE ROOMS SHALL BE

SEPARATED FROM ALL HABITABLE ROOMS ABOVE BY
A MINIMUM OF 5/8-INCH TYPE X GYPSUM BOARD OR
EQUIVALENT AND 1/2" GYPSUM BOARD APPLIED TO

STRUCTURES SUPPORTING THE SEPARATION FROM
HABITABLE ROOMS ABOVE THE GARAGE.
1 11/06/2023
08/04/2023

EVERGLEN

HOLLISTER, CA
310.538

CRI, ADE, PSU

CRILGA PSU

ELEVATION 'C'

PARTIAL SLAB

INTERFACE &

FIRST FLOOR PLAN
1674-4A
PLAN 1674 - SHEET

ELEVATION 'C'

PARTIAL SLAB INTERFACE PLAN
SCALE: 1/4" = 1'-0"

ELEVATION 'C'

PARTIAL FIRST FLOOR PLAN
SCALE: 1/4" = 1'-0"

ANY CHANGE TO THIS PLAN HAS BEEN

DOCUMENTED BY THIS DRAWING, FOR ALL

UNCHANGED NOTES, DIMENSIONS, AND DETAILS,
REFER TO FIRST FLOOR PLAN, SHEET 1674-1B

ANY CHANGE TO THIS PLAN HAS BEEN

DOCUMENTED BY THIS DRAWING, FOR ALL

UNCHANGED NOTES AND DIMENSIONS REFER
TO SLAB INTERFACE PLAN, SHEET 1674-1A

ANY CHANGES TO THIS ELECTRICAL PLAN

HAS BEEN DOCUMENTED BY THIS DRAWING,

FOR ALL UNCHANGED ELECTRICAL FIXTURES
REFER TO ELECTRICAL PLANS, SHEET 1674-7
1 PLAN CHECK COMMENTS: 11/06/2023
V:
\
3 1
0 5
3 8
_
K
B

E
v
e
r
g
l
e
n

H
o
l
l
i
s
t
e
r
\
0 3
_
C
A
D
\
3 1
0 5
3 8
\
0 4
_
S
h
e
e
t
s
\
P
L
A
N

1 6
7 9
\
1 6
7 4
-
4 A

E
L
E
V
A
T
I
O
N

'
C
'

P
A
R
T
I
A
L

S
L
A
B

I
N
T
E
R
F
A
C
E