COUNCIL AGENDA:
FILE:
03/14/23
23-370
ITEM: 10.1b
CITY COUNCIL STAFF REPORT
File Nos. C19-011, H19-020, ET19-003
Applicant Berryessa Property, LLC. (William Chan)
Location Southeastern corner of Jackson Avenue and
Berryessa Road
Existing Zoning A(PD), Planned Development Zoning District (PDC07-033)
Proposed Zoning CP Commercial Pedestrian
Council District 4
Historic Resource No
Annexation Date March 19, 1974, August 8, 1975 (Berryessa No. 25, Berryessa Road Strip 75-1)
CEQA Berryessa-Jackson Commercial Project Mitigated
Negative Declaration
APPLICATION SUMMARY:
Conforming Rezoning from the PD Planned Development Zoning District to the CP Commercial Pedestrian Zoning District; Site Development Permit to allow the construction of a 47,000- square-foot, retail plaza consisting of two buildings; and a release of the Covenant of Easement to remove parking, ingress and egress, emergency access, and access to and/or operation and maintenance of stormwater treatment measure easements on an approximately 2.7-gross-acre site.
RECOMMENDATION:
Staff recommends that the City Council:
1. Consider the Berryessa-Jackson Commercial Project Mitigated Negative Declaration, in accordance with CEQA; and
2. Approve an Ordinance rezoning the approximately 2.7-gross-acre site located on the southeastern corner of Berryessa Road and Jackson Avenue from the PD Planned Development Zoning District to the CP Commercial Pedestrian Zoning District; and
3. Approve a Site Development Permit allowing the construction of a commercial plaza consisting of two buildings totaling approximately 47,000 square feet on an approximately 2.7-gross-acre site; and
4. Approve the requested release of a Covenant of Easement to facilitate the development of the subject site.
__________________________________________________________________________
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
PROJECT DATA
GENERAL PLAN CONSISTENCY
General Plan Designation Neighborhood/Community Commercial Consistent Inconsistent
Consistent Policies Implementation Policies LU-1.2, LU-4.1, LU-4.3, CD-2.3, IP-1.7, and IP-8.2
Inconsistent Policies N/A
SURROUNDING USES
General Plan Land Use Zoning Existing Use
North Residential Neighborhood R-1-8/A(PD) Residential
South Mixed Use Neighborhood A(PD) Residential
East Mixed Use
Neighborhood/Residential
Neighborhood
A(PD) Residential
West Residential Neighborhood R-1-5(PD) Residential
RELATED APPROVALS
Date Action
06/17/08 Planned Development Rezoning (File No. PDC07-033) from the R-1-5(PD) Planned Development and A-Agriculture Zoning Districts to the A(PD) Planned Development Zoning District to allow up to 379 single-family attached residences and 30,000 square feet for commercial uses on a 20.18- gross-acre site.
10/10/08 Planned Development Permit (File No. PD08-001) to allow the construction of 371 residential units, and 30,000 square feet of retail space with a drivethru pharmacy use on a 20.52-gross-acre site. 10/14/08 Vesting Tentative Map (PT08-001) to reconfigure nine parcels into 105 lots for 371 residential units and 30,000 square feet of commercial floorspace on a 20.52-gross-acre site.
10/17/12 Planned Development Permit Amendment to amend a permit condition of a previously approved Planned Development Permit (File No. PD08-001) allowing the construction of 371 attached residential units, 30,000 square feet of commercial, demolition of two single-family residences and associated accessory buildings, and relocation of one single-family residence to another area on site. The change would allow the construction of up to 300 residential units prior to the construction of 30,000 square feet of commercial on a 20.52-gross-acre site
9/17/14 Planned Development Permit Amendment to amend permit Condition No. 3 of a previously approved Planned Development Permit Amendment (File No. PDA08-001-01) to require the filing of a building permit to construct all site infrastructure and underground improvements for the 30,000 square feet of commercial space prior to the issuance of a building permit for the 301st residential unit on an approximately 20.52-gross-acre site.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
PROJECT DESCRIPTION
Site Description and Surrounding Uses
The project site is a vacant lot located on the southeastern corner of Berryessa Road and Jackson Avenue (see Figure 1). The subject site consists of three parcels (APNs: 254-80-021, -022, -023) totaling approximately 2.7 gross acres. The vacant lot is adjacent to residential development (Cherry Blossom at Pepper Lane community) under the same Planned Development Zoning District (PDC07-033). The site is surrounded by single- to three-story residences, including detached single-family residences to the west and north, and multiple family and cluster development residences to the northeast, east, and south, with Jackson Avenue to the west, Pepper Road to the east, and Berryessa Road to the north, which connects to Interstate Highway 680, approximately 1,000 feet to the east of the project site.
Figure 1: Aerial image of the subject site
Background
On May 7, 2019, the applicant, William Chan, on behalf of property owner Berryessa Property, LLC., filed two applications for concurrent review: A rezoning application to rezone an approximately 2.7-gross-acre site from the PD Planned Development Zoning District to the CP Commercial Pedestrian Zoning District; and a Site Development Permit to allow the construction of two buildings: Building A, two stories, and Building B, one story, totaling approximately 47,000 square feet and associated paving and landscaping. On June 11, 2019, the applicant also applied for a petition for a release of the Covenant of Easement on the subject site to release parking, emergency access, ingress and egress, and access to and/or operation and maintenance
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
of stormwater treatment measure easements to facilitate a lot merger of the three parcels and the proposed commercial development. Per staff’s recommendation, the applicant requests a conforming rezoning to the CP Commercial Pedestrian Zoning District to align with the Neighborhood/Community Commercial General Plan designation. The previous PD Planning Development Zoning District (PDC-07033), as detailed above, was approved by City Council on June 17, 2008, and dedicated approximately 30,000 square feet of commercial space and anticipated the development of retail space with an incidental drive-thru use. Although the current proposal does not include a drive-thru, it is a larger commercial use that meets the development standards of the CP Commercial Pedestrian Zoning District and is consistent with the Neighborhood/Community Commercial designation. Furthermore, the commercial project would complete the corner of this city block and improve the vacant lot. As shown in Figure 2 (Site Plan), the Berryessa Plaza building would be sited in the front lot, creating a storefront experience along Berryessa Road with pedestrian and vehicle entrances along North Jackson Avenue, Berryessa Road, and Pepper Road. Surface parking would be provided in the rear lot area abutting the Cherry Blossom at Pepper Lane residential subdivision with pedestrian connections and pathways to the plaza. The Berryessa Plaza would accommodate retail and commercial uses allowed in the CP Commercial Pedestrian Zoning District, such as retail bakery, retail art studio, retail sales, goods and merchandise, health club, and public eating establishments. In addition to the rezoning and Site Development Permit, the applicant is requesting the release of the existing covenants from each parcel to allow a lot merger of the three existing parcels (through a separate Lot Line Adjustment Permit process) to facilitate the proposed project. The 2.7-gross-acre project site has a historical covenant of easement for parking, emergency access, ingress and egress, and access to and/or operation and maintenance of stormwater treatment measure easements. These easements would no longer be necessary as the project would be assembled and operate under one parcel.
Figure 2: Berryessa Plaza Site Plan
ANALYSIS
Envision San José 2040 General Plan Conformance
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
The subject property has an Envision San José 2040 General Plan Land Use/Transportation Diagram land use designation of Neighborhood/Community Commercial (see Figure 3).
Figure 3: General Plan Land Use/Transportation Diagram
This designation supports a very broad range of commercial activity, including commercial uses that serve the communities in neighboring areas, such as neighborhood-serving retail and services and commercial/professional office development. Neighborhood/Community Commercial uses typically have a strong connection to and provide services and amenities for the nearby community and should be designed to promote that connection with an appropriate urban form that supports walking, transit use, and public interaction. General office uses, hospitals, and private community gathering facilities are also allowed in this designation. The allowable Floor Area Ratio (FAR) is up to 3.5 in the Neighborhood/Community Commercial designation. The proposed 47,000-square-foot commercial plaza is consistent with the commercial uses supported in the Neighborhood/Community Commercial designation.
The rezoning is also consistent with the following General Plan policies:
1. Implementation (Land Use/Transportation Diagram) Policy IP-1.7: Ensure that proposals to rezone and pre-zone properties conform to the Land Use/Transportation Diagram, and advance Envision General Plan vision, goals, and policies.
Analysis: The CP Commercial Pedestrian Zoning District is a conforming district to the Neighborhood/Community Commercial land use designation, pursuant to Section
20.120.110 of the San José Municipal Code.
2. Implementation (Zoning) Policy IP-8.2: Use the City’s conventional zoning districts, contained in its Zoning Ordinance, to implement the Envision General Plan Land Use/Transportation Diagram. These districts include a range of allowed land uses, development intensities and standards within major land use categories (residential, commercial, and industrial) together with zoning districts for other land uses such as mixed-use and open space. The various ranges of allowed use and development intensity
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
correspond generally to the respective Envision General Plan land use designations while providing greater detail as to the appropriate land uses and form of development.
Analysis: The proposed commercial center and any future uses and development at the subject site would be required to conform with the development standards of the CP Commercial Pedestrian Zoning District. The allowed uses and development standards of the CP Commercial Pedestrian Zoning District generally correspond to the Neighborhood/Community Commercial land use designation and would implement the Envision General Plan Land Use/Transportation Diagram.
3. Land Use Policy LU-1.2: Encourage Walking. Create safe, attractive, and accessible pedestrian connections between developments and adjacent public streets to minimize vehicular miles traveled.
Analysis: The project buildings and associated signage would be sited and visible along Berryessa Road. The project design includes a storefront system with ramps and steps for pedestrian and handicapped access to the main entrance. Buildings A and B are separated by a 26-foot driveway for vehicle ingress and egress that leads to and from a surface parking lot. Pedestrian access flanks the 26-foot driveway and is provided via ramps and steps through the middle area and leads to other walkways and the bicycle parking area behind the building. Moreover, there are also defined pedestrian pathways to and from the adjacent residential subdivision to encourage the use of this pedestrian access point. Because this is a commercial plaza with the potential for varied retail/commercial uses, it will be a point of attraction for neighboring residents to walk to and patronize, minimizing vehicle miles traveled.
Zoning Ordinance Conformance
The project is located within the CP Commercial Pedestrian Zoning District. The rezoning conforms with Table 20-270 (Section 20.120.110) of the San José Municipal Code, which identifies the CP Commercial Pedestrian Zoning District as a conforming district to the General Plan Land Use/Transportation Diagram land use designation of Neighborhood/Community Commercial.
The CP Commercial Pedestrian Zoning District would allow the property to be used and developed in accordance with the allowed uses in Table 20-90 (Section 20.40.100), which include but are not limited to pedestrian-oriented retail activity at a scale compatible with surrounding residential neighborhoods. This rezoning would facilitate the development of a commercial plaza consisting of two buildings that would accommodate the commercial uses allowed under the CP Commercial Pedestrian Zoning District, incorporating a pedestrianoriented design where the buildings are oriented toward public streets and include features to provide an enhanced pedestrian environment, such as a widened sidewalk, street trees, canopies, and decks. Therefore, the project is consistent with the uses allowed in the CP Commercial Pedestrian Zoning District.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
Setbacks and Height
Table 20-100 (Section 20.40.200) of the San José Municipal Code establishes the following development standards for the CP Commercial Pedestrian Zoning District.
Standard CP Commercial Pedestrian Berryessa Plaza
(Project)
Front Setback 10-foot maximum 5 feet
Side, Corner Setback None 7 feet, 8 inches
Rear, Corner Setback 25 feet minimum 125 feet
Building Height 50 feet maximum 48 feet, 7 inches at the highest point
The CP Commercial Zoning District has a maximum front setback of 10 feet, no minimum side setback, a minimum rear setback of 25 feet, and a maximum height of 50 feet. As shown in the approved development plans, the Berryessa Plaza project has a five-foot front setback, an approximately eight-foot side setback, a 125-foot rear setback, and a maximum height of 48 feet, seven inches. As detailed above, the project meets the development standards for the CP Commercial Pedestrian Zoning District.
Allowed Uses
The project would be required to adhere to the allowed uses established in the CP Commercial Pedestrian Zoning District pursuant to Table 20-90 (Section 20.40.100) of the San José Municipal Zoning Code. As discussed above, uses could include a retail bakery, retail art studio, retail sales, goods and merchandise, health club, and public eating establishments.
Vehicle Parking
Use Ratio Required
Neighborhood shopping
center (minimum 20,000
square feet in size)
1 per 200 square feet of floor
area
200 parking spaces
Total Provided 200 parking spaces
Pursuant to Section 20.90.060 of the Zoning Code, one vehicle parking space per 200 square feet of floor area is required for a neighborhood shopping center. The floor area is 85% of the total gross floor area of a building. The project, therefore, would have a floor area of 39,950 square feet requiring a total of 200 vehicle parking spaces are required. As shown in the approved development plans, a total of 200 vehicle parking spaces are provided, meeting the requirement.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
Motorcycle Parking
Use Ratio Required
Commercial 1 per 20 code required spaces 10 spaces
Total Provided 10 spaces
Pursuant to Section 20.90.350, Table 20-250 of the Zoning Code, commercial uses are required to provide one motorcycle space per 20 code required vehicle parking spaces. Therefore, the project is required to provide 10 motorcycle spaces. Per the approved plans, a total of 10 motorcycle spaces would be provided, meeting the requirement.
Bicycle Parking
Use Ratio Required
Neighborhood shopping
center
1 per 3,000 square feet of
floor area
14 spaces
Total Provided 14 spaces
Pursuant to Section 20.90.060 of the Zoning Code, a neighborhood shopping center is to provide one bicycle parking space per 3,000 square feet of floor area. Therefore, the project is required to provide 14 bicycle parking spaces. In addition, a minimum of one long-term bicycle parking space shall be provided for each site that has a non-residential use. Per the approved plans, a total of 14 short-term bicycle parking spaces and four long-term bicycle parking spaces are provided directly behind the commercial buildings, meeting the requirement.
Noise Standards
Outdoor uses within 150 feet of residentially zoned property.
Per Section 20.40.520 of the Municipal Code, no use, which in whole or in part, consists of, includes or involves any outdoor activity or sale or storage of goods, products, merchandise or food outdoors shall occur on any lands if any part of such lands or any part of the lot on which such buildings are located is situated within 150 feet of residentially zoned property situated within or outside the city except with a special use permit as provided in Chapter 20.100, except for the following:
A. Seasonal sales in accordance with the provisions in Part 14, Chapter 20.80.
B. Service windows for pedestrians or automatic teller machines for pedestrians both of which are associated with financial institutions.
C. Cigarettes, ice, candy, food, and soft drinks dispensed from self-service, coin-operated automatic vending machines.
D. Plant nursery sales.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
E. Outdoor dining incidental to a public eating establishment or a retail establishment that conforms to all of the following criteria:
1. The outdoor dining area is completely separated from residentially zoned property by a non-residential building or by a minimum distance of 100 feet that includes a public street with a minimum public right-of-way dimension of 80 feet; and
2. The outdoor dining area does not include any equipment to produce any noise that does not comply with Section 20.40.600 of this chapter; and
3. The outdoor dining area does not operate between the hours of 10:00 p.m. and 6:00 a.m.
F. Outdoor vending of whole, uncut, fresh fruits and vegetables in conformance with the provisions of Part 10, Chapter 20.80.
G. Small certified farmers' markets in conformance with the provisions of Part 3.5, Chapter
20.80. H. Neighborhood agriculture in compliance with the provisions of this title.
Analysis: The project includes two commercial buildings with outdoor seating and covered patio areas. The subject entitlement does not allow outdoor dining pursuant to Section 20.40.520 (E) because the outdoor seating area is not separated from the residentially zoned property (to the south) by a minimum distance of 100 feet that includes a public street with a minimum public right-of-way dimension of 80 feet. Therefore, if in the future the applicant chooses to pursue the outdoor dining option, a Special Use Permit would be required.
Noise Standard
Maximum Noise Level in Decibels at
Property Line
Commercial or PQP use adjacent to a
property used or zoned for residential
purposes
55 decibels
Pursuant to Section 20.40.600 of the Zoning Code, the maximum allowable noise level (in decibels) for commercial uses adjacent to properties used or zoned for residential purposes is 55 decibels.
Analysis: To determine noise impacts of the proposed project, a Noise and Vibration Study (Exhibit D of the Berryessa-Jackson Commercial Project IS/MND, posted to the City’s Environmental Review Documents website) was prepared by Illingworth and Rodkin, dated August 6, 2020. The noise study measured general operational and construction noise. The operational noise analysis included mechanical equipment, parking lot activity, and on-site truck circulation and loading activities. As discussed above, the surface parking lot abuts the Cherry Blossom at Pepper Lane residential subdivision to the south, with a distance of over 100 feet between the existing sound wall and the proposed building. Given the distance to adjacent properties, truck deliveries would not exceed 55 decibels at any property line. The noise study assumed the parking lot would primarily be used between the hours of 7:00 a.m. and 10:00 p.m.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
and would include parking lot activities such as on-site circulation, loud engines, car alarms, door slams, and human voices. Based on these assumptions, the noise analysis concluded that the parking lot activities would result in a noise level of approximately 51 dBA, which is below the City’s 55 dBA DNL noise level threshold. Therefore, the noise study concluded that parking lot noise levels would be below ambient traffic noise levels generated along Berryessa Road and lower at sensitive receptors located further from the site or shielded by noise barriers.
When measuring the noise level pertinent to mechanical equipment, the noise study determined that noise levels could reach 52 dBA at the nearest property line if unshielded equipment were located along the eastern portion of the building. In addition, the noise levels, assuming 24-hour per day operation of the rooftop mechanical equipment, could reach 58 dBA. Therefore, the noise study included, and the project incorporated, mitigation measures to ensure that project rooftop equipment meet the noise standard. Specifically, the mitigation measure requires the applicant to commission a detailed acoustical study during building design to evaluate the noise generated by the mechanical equipment and to identify the necessary noise controls to meet the City’s 55 dBA DNL noise limit at the shared property line.
Because no outdoor dining is proposed, the noise study did not analyze it. The proposed outdoor seating is not anticipated to generate long-term noise as the outdoor seating is not intended to support the commercial uses that would generate significant noise activity (e.g., outdoor dining), but rather would be used to sit in a temporary fashion.
Moreover, the commercial uses of the project would not include activity on the site that causes ground vibration that is perceptible without instruments at the property line as the project would be limited to uses allowed in the CP Commercial Pedestrian Zoning District.
Therefore, the project conforms to the noise standard outlined in the Municipal Code for commercial uses adjacent to residential uses.
Lighting and Screening adjacent to residential properties Pursuant to Section 20.40.540 of the Municipal Code, lighting facilities used in connection with any use conducted on any property adjacent to a site or lot used for residential purposes shall be arranged and shielded so that all light will be reflected away from any residential use.
Analysis: The project includes 25-foot-high, downward-facing and shielded LED light fixtures in the parking area to be set back 50 feet from the adjacent residential uses and 15-foot-high LED lamp fixtures in the pedestrian walkway areas. The lighting fixtures are arranged and shielded to be reflected away from adjacent residential uses.
Pursuant to Section 20.40.560, any use conducted on any property shall be effectively screened at the property line from any abutting property in a residential district. The screening required shall be a masonry wall or a solid wooden fence five feet in height, except that any portion thereof situate in the required setback area from abutting public streets shall be not more than four feet; and in the event such use included any outdoor activity, such screening shall also include such trees or plants as the director deems reasonably necessary to effectively screen such use from the adjoining residence district. Such screening shall at all times be maintained in good condition and be kept free at all times of signs. In addition, where a use involving outdoor activity is on a lot or parcel adjoining a residential district, such lot or parcel shall be landscaped in a manner approved by the director.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
Analysis: There is an existing six-foot masonry wall along the project site’s southern property line which abuts the Cherry Blossom at Pepper Lane residential subdivision. In addition, the project’s landscaping consists of mid-size trees and street trees to adequately screen the project’s parking lot activities. The outdoor seating proposed on the second floor of Building A is enclosed by a covered patio and would be in the interior portion of the site, away from the surrounding residences. Therefore, through the project’s landscaping and building design and the existing masonry wall, the project would be effectively screened from abutting property in a residential district.
Off-Street Loading
Pursuant to Zoning Code Section 20.90.410, any building, or part thereof, constructed, erected, or moved within or into any lot or parcel of land in any district for any use having a floor area of ten thousand square feet or more shall provide at a minimum one off-street loading space, plus one additional such loading space for each twenty thousand square feet of floor area. The project is approximately 47,000 square feet; therefore, three off-street loading spaces would be required.
As shown in the approved development plans, the project would provide three off-street loading spaces, meeting the requirement. Section 20.90.440 of the Municipal Code also has specific provisions regarding the location of off-street loading in relation to residential districts: No offstreet loading space shall be closer than fifty feet to any lot or parcel of land in a residence district unless such off-street loading space is wholly within a completely enclosed building or unless enclosed on all sides by a wall not less than eight feet in height.
The off-street loading spaces would be located more than 75 feet from residential uses to the east and south. Therefore, no off-street loading space is closer than 50 feet to any lot or parcel of land in a residential district.
Commercial Design Guidelines
Per the Director of Planning, Building and Code Enforcement, the Commercial Design Guidelines are applicable to Planning permit applications and permit amendment applications submitted before March 24, 2021. The project application was received by the Planning Division in May 2019, therefore, the project is subject to the Commercial Design Guidelines. The Commercial Design Guidelines was adopted by the Planning Commission of the City of San José in May 1988 and published in May 1990.
Neighborhood Centers are typified by the grocery store/drug store anchor with a series of smaller shops. They may also have one or more freestanding building sites. Because they are located in or next to residential areas, the major design problem related to Neighborhood Centers is the interface between the center’s service activities and adjacent residences. Proximity of loading and storage to residences should be avoided if possible. The Neighborhood Centers guidelines apply to centers having a gross square footage of under 300,000 square feet.
Site Organization
• All buildings on the same site should have a strong spatial and functional relationship to each other.
• Parking should be provided within convenient walking distances of all tenants. • In a small scale neighborhood, the apparent scale of the center must also be small. This may be achieved in a number of ways, for example: keeping buildings as small as
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
possible, particularly in height; reducing scale through building articulation and ornamentation; avoiding large planar walls and large scale design elements and distributing the project floor area among a complex of smaller buildings.
Analysis: The project consists of two commercial buildings: Building A and Building B, which are sited in the front northern portion of the project site and the surface vehicle and bicycle parking is located in the rear part of the approximately 2.7-acre lot. The project frontage is along Berryessa Road with the highest point of Building A’s second floor reaching approximately 49 feet. The project site is surrounded by residential uses with structures that are one- to- three stories in height. The commercial project serves as a small-scale neighborhood commercial center that is accessible via walking, bicycling, and driving, and respects the character of existing residential development by including buildings that are similar in scale, using appropriate setbacks, a cohesive and stylistically consistent architectural design, and utilizing colors and materials that are compatible with its surroundings.
Building Design
• An ‘extruded’ appearance should be avoided in the design of long linear buildings.
Where long buildings are unavoidable, their linearity should be mitigated by changes in the building height, wall plane, and spatial volumes and by varied use of window areas, arcades, materials, and roof elements.
• Portions of buildings adjacent to and visible from residential properties should always be stylistically consistent with the more public portions of the buildings. In addition, these building faces should be reduced as far as possible toward residential scale by reducing wall height, articulating wall and roof planes, generating strong shadows, and/or by employing architectural decoration and sloped roofs. • Retail shops should be provided with clear glass display windows.
Analysis: The buildings’ design creates movement by utilizing small offsets on the buildings’ facades and articulating the buildings’ openings. The buildings’ planes are accented with masonry veneer, wood textured siding, and metal awnings. The project buildings are anchored by the largest commercial spaces, defining their presence with large clear glass windows set facing the street at a diagonal. The massing is broken up further by providing a change in height and scale from Building A to Building B for retail spaces that vary in size from the smallest 1,295-square- foot space to the largest 2,926-square-foot space.
Signs
• Neighborhood shopping center sign programs should include one detached project identity sign per major street frontage and an individual attached sign for each tenant. • Pedestrian oriented under-canopy signs are encouraged beneath arcades or arbors along walkways. These signs should be mounted perpendicular to the building, should leave clear pedestrian headroom, should not be visible from outside the arcade, and should not exceed six square feet in area.
Analysis: The subject Site Development does not approve specific project signage; however, the conceptual signage shown in the approved plans is consistent with the Commercial Design Guidelines for neighborhood centers in that they are pedestrian oriented, typically right above a canopy, and vary in size according to the length of the building façade. The main project signage
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
for the Berryessa Plaza is featured in the middle of the two buildings and is differentiated in color and size of the block letters for the rest of the subordinate project sign programming.
Permit Findings
In order for this application to be approved, the City Council must be able to make all required findings for a Site Development Permit and a Release of Covenants of Easements.
Site Development Permit Findings
To make the Site Development Permit findings pursuant to San José Municipal Code Section
20.100.630, and the City Council must determine that:
1. The Site Development Permit, as approved, is consistent with and will further the policies of the General Plan, applicable specific plans and area development policies; and Analysis: As explained above, the project is consistent with the Neighborhood/Community Commercial General Plan land use designation. A broad range of commercial uses are supported within the land use designation. Specifically, this designation encourages commercial uses to have a strong connection to and provide services and amenities for the nearby community and be designed to promote that connection with an appropriate urban form that supports walking, transit use, and public interaction. The allowable Floor Area Ratio (FAR) is up to 3.5 in the Neighborhood/Community Commercial designation. The Berryessa Plaza project consists of two commercial buildings totaling approximately 47,000 square feet with a FAR of 0.39, below the maximum 3.5 FAR. The project is designed to promote a connection at the pedestrian level with a storefront system, patios and ramps, and walkways along Berryessa Road. In addition, the project also includes other pedestrian and vehicle connections at existing openings at the property lines, encouraging the adjacent residential communities to access the project site via walking, bicycling, or driving. As discussed above, the project is consistent with General Plan policies relative to land use and employment, business growth and retention, vibrant neighborhoods, and community design.
2. The Site Development Permit, as approved, conforms with the Zoning Code and all other Provisions of the San José Municipal Code applicable to the project; and Analysis: The project conforms with all applicable development and noise standards of the CP Commercial Pedestrian Zoning District. The project is consistent with the permitted uses in the CP Commercial Pedestrian Zoning District as it is a commercial plaza consisting of two buildings accommodating commercial uses. As outlined above, the maximum allowed height in the Commercial Pedestrian Zoning District is 50 feet and the highest point of Building A would reach approximately 49 feet. The project also meets the required parking requirements for vehicles (200 spaces), bicycles (14), and motorcycles (10) in conformance with Chapter 20.90 of the Zoning Code. Based on the Noise and Vibration Study prepared by Illingworth and Rodkin (Exhibit D of the Berryessa-Jackson Commercial Project IS/MND, posted to the City’s Environmental Review Documents website), the project operations would not exceed the noise standards. City staff through the environmental review process and preparation of the Berryessa-Jackson Commercial Project IS/MND has reviewed the Noise and Vibration study and agrees with the report’s conclusions. In addition, the project meets the lighting and screening requirements for the CP Commercial Pedestrian Zoning District in that there is an existing masonry wall along the southern property line; project
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
landscaping would further screen parking lot activities; the commercial buildings are set back from the southern property line and closest to residences at least 100 feet in excess of the Municipal Code’s setback requirements; and the project lighting is downward facing and fully shielded to prevent light spillage outside of the property in conformance with the Municipal Code.
3. The Site Development Permit, as approved, is consistent with applicable City Council policies, or counterbalancing considerations justify the inconsistency; and Analysis: The project is consistent with City Council policies, including City Council Policy 6-30: Public Outreach Policy and Lighting: Outdoor lighting on private developments. To inform the public of the project, staff publicly noticed two community meetings (i.e., mailers, City’s News and Stories website), the first was held on Wednesday, May 29, 2019, to introduce the proposed project to the community, and the second community meeting was held on Thursday, October 27, 2022, to provide the community an update on the project’s review status and to present the current design. An on-site Notice of Development sign was posted on the project’s frontage and a notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City’s Planning Division website. The staff report is also posted on the City’s City Council Meetings and Agendas website. Staff has also been available to respond to questions from the public. As discussed above, the project conforms to the outdoor lighting policy for private developments as it aligns with the lighting standard for the CP Commercial Pedestrian Zoning District; the project lighting fixtures are LED, downward-facing, and shielded to avoid light spillage.
4. The interrelationship between the orientation, location, and elevations of the proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious; and
Analysis: As detailed above, the project site is a vacant lot consisting of three parcels totaling approximately 2.7 gross acres. The project site’s southern property line abuts a residential subdivision and is generally surrounded by other residences, separated by Pepper Road to the east, Berryessa Road to the north, and Jackson Avenue to the west. The project is located and oriented towards Berryessa Road, away from adjacent residences and complements the scale of neighboring buildings in that the commercial buildings (Buildings A and B) would be one to two stories high and the surrounding development is one to three stories high. The project is a commercial project that would be constructed in one phase to accommodate the commercial uses permitted in the CP Commercial Pedestrian Zoning District. Therefore, the on-site uses would be compatible and aesthetically harmonious.
5. The orientation, location, and elevation of the proposed buildings and structures and other uses on the site are compatible with and are aesthetically harmonious with adjacent development or the character of the neighborhood; and
Analysis: While the subject site is surrounded primarily by residences, the project conforms to the scale and character of the neighborhood. Specifically, the buildings’ design and massing represent a coherent architectural theme with neutral earth-toned colors that are compatible with the neighboring structures. The surface parking lot is sited behind the project buildings and would include landscaping consistent with the Commercial Design Guidelines and the CP Commercial Pedestrian Zoning District. The project would also
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
include design elements to enhance the pedestrian experience along Berryessa Road, including a widened sidewalk, street trees with decorative tree grates, ramps, and a pedestrian-scale storefront system.
6. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative effect on adjacent property or properties; and
Analysis: All identified environmental impacts, as analyzed in the Berryessa-Jackson Commercial Project IS/MND, related to construction noise, vibration, dust, drainage, are temporary. Per the analysis in the IS/MND, the operational noise, specifically the noise related to the rooftop mechanical equipment, is the only noise activity that has the potential to exceed the maximum decibels allowed for commercial uses adjacent to residential uses. To ensure the noise does not exceed the maximum decibels allowed in the zoning district, the project applicant is required to submit a noise assessment for the selected project rooftop equipment prior to issuance of building permits. The commercial use is not anticipated to generate unacceptable odors, water runoff, drainage, erosion, or vibration to surrounding properties. The Department of Public Works staff reviewed the preliminary grading and drainage plans and will finalize their review through the Grading Permit process, prior to issuance of Building Permits to ensure on-site stormwater, erosion, and drainage is treated in conformance with Public Works requirements.
To ensure the construction would not have an unacceptable negative effect on adjacent properties, the project applicant is required to prepare and implement a construction operations plan and retain a qualified environmental professional to complete a Site Management Plan in compliance with the project’s Mitigation Monitoring and Reporting Program. The project also includes standard permit conditions regarding best management practices for construction-related air quality, construction-related noise, constructionrelated water quality, asbestos and lead-based paint, and seismic hazards, that will be required for project approval.
Because no outdoor dining is proposed, the noise study did not analyze it; however, the proposed outdoor seating is not anticipated to generate long-term noise. Outdoor seating is intended to be used in a temporary fashion and is not intended to support the commercial uses for noise-generating activity, such as outdoor dining. As shown on the approved plan set, the outdoor seating is not attached to any particular commercial space.
7. Landscaping, irrigation systems, walls and fences, features to conceal outdoor activities, exterior heating, ventilating, plumbing, utility, and trash facilities are sufficient to maintain or upgrade the appearance of the neighborhood; and
Analysis: The approved project plans include a detailed landscaping plan for the approximately 2.70-gross-acre site. All areas not covered by driveways, parking, or utilities would be fully landscaped with a mix of trees, shrubs, groundcover, seating, lighting, and other landscape elements. Per the Site Plan, all commercial loading activities would be located approximately 100 feet away from the nearest residences; three trash bins and loading locations would be in the center of the parking lot, approximately 16 feet from the nearest residences. Three transformer pads for new transformers would be located along the southern property line. As stated above, outdoor seating would be located interior to
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
Building A in a covered patio area and along Berryessa Road. The outdoor seating would complement the commercial uses and provide pedestrian amenities but would not support an outdoor use such as outdoor dining. All rooftop equipment would be fully screened from view by the parapet. Any changes to the rooftop mechanical equipment screening would require the issuance of a permit adjustment.
8. Traffic access, pedestrian access, and parking are adequate.
Analysis: As discussed above, there are two primary vehicular entry points into Berryessa Plaza; a right-in, right-out from Jackson Avenue, and right-in, right-out from Berryessa Road; the Pepper Road vehicular entrance point is primarily for emergency vehicles and for trash collection trucks. The project site is bordered by public sidewalks on the east, west, and north.
As such, pedestrian access would be provided via sidewalks to entrances along Berryessa Road and via walkways from Jackson Avenue and Pepper Road. The VTA Route 61 bus stop is located approximately 200 feet west of the project. As outlined above, the project provides all required vehicle, bicycle, and motorcycle parking in conformance with Chapter 20.90 of the San José Municipal Code.
Release of Covenant of Easement
Pursuant to San José Municipal Code Section 20.110.150, the City Council concludes and finds that:
1. The Covenant of Easement is not necessary for the development of the properties or to achieve the land use goals of the City, and a request for release was properly applied for.
Analysis: The existing Covenant of Easement (COE) conflict with the proposed site design as it was implemented when the project site operated as three separate parcels. The COE was for parking, ingress and egress, emergency access, and access to and/or operation and maintenance of stormwater treatment measure. As stated above, the project proposes to rezone the project site and merge all parcels to facilitate the development of the commercial project. After the required Lot Line Adjustment is processed (under a separate instrument and process) and the lots are merged, the project site would be assembled under one parcel; therefore, the easements for parking, ingress and egress, emergency access, and access to and/or operation and maintenance of stormwater treatment measure would not be necessary because ownership of the property would be the same and non-transferrable without a separate future map action where additional easements could be placed on the site, as needed.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The City of San José, as the lead agency for the proposed project, prepared an Initial Study/Mitigated Negative Declaration (IS/MND) in compliance with the California Environmental Quality Act (CEQA). The Berryessa-Jackson Commercial Project IS/MND was circulated for public review and comment for 20 days from December 12, 2022, through January 5, 2023.
Comments were received from the Pacific Gas and Electric Company (PG&E) and the Santa Clara Valley Water District (Valley Water). PG&E responded that the proposed project does not appear to interfere with its ability to provide service or any easements. Valley Water commented that the project site is adjacent to one of its easements and provided recommendations for identifying wells and addressing flood zone design measures. Comments did not identify any new or greater impacts than what was previously identified in the IS/MND.
HONORABLE MAYOR AND CITY COUNCIL
March 14, 2023
Subject: File Nos. C19-011, H19-020, ET19-003
The IS/MND concluded that with implementation of identified mitigation measures the project would not result in any significant and unavoidable environmental impacts. Analysis in the IS/MND found impacts related to Air Quality, Biological Resources, Hazards and Hazardous Materials, and Noise and Vibration. The project includes mitigation measures presented in the Mitigation Monitoring and Reporting Program that would reduce the identified impacts to a less than significant level. Therefore, an Environmental Impact Report is not required, and an IS/MND is the appropriate level of CEQA clearance for the project.
The entire IS/MND, Reponses to Comments, and other related environmental documents are available on the Planning web site at: https://www.sanjoseca.gov/your-government/departmentsoffices/planning-building-code-enforcement/planning-division/environmentalreview/environmental-review-documents/berryessa-jackson-commercial-project.
PUBLIC HEARING NOTIFICATION
Staff followed Council Policy 6-30: Public Outreach Policy. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public. /s/
CHRISTOPHER BURTON, Director
Planning, Building and Code Enforcement
For questions, please contact Robert Manford, Deputy Director, at (408) 535-7900.
Attachments: Legal Description
Plat Map
Plan Set
BERRYESSA PLAZA CORNER OF BERRYESSA & JACKSON Architects 1288 Kifer Road, Unit 206, Sunnyvale, CA 94086
Telephone : 408-992-0280 Fax : 408-992-0281 SAN JOSE - CALIFORNIA BIKE PARKING MOTORCYCLE PARKING MOTORCYCLE PARKING BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING BIKE PARKING STORAGE LOADING TRASH LOADING TRASH LOADING TRASH BERRYESSA PLAZA CORNER OF BERRYESSA & JACKSON Architects 1288 Kifer Road, Unit 206, Sunnyvale, CA 94086
Telephone : 408-992-0280 Fax : 408-992-0281 SAN JOSE - CALIFORNIA TVG
UN UN UN UN UN
SL SL SL SL SL SL SL SL SL SL SL
SL
E
E
E
A
A
C
C
D D
B B
3.0 PRELIMINARY GRADING,
DRAINAGE AND,
UTILITY PLAN BERRYESSA PLAZA
CORNER OF BERRYESSA & JACKSON Architects
1288 Kifer Road, Unit 206,
Sunnyvale, CA 94086
Telephone : 408-992-0280
Fax : 408-992-0281 SAN JOSE - CALIFORNIA
LEGEND & ABBREVIATIONS
TVG
UN UN UN UN UN
SL SL SL SL SL SL SL SL SL SL SL
SL
E
E
E
BIKE PARKING
MOTORCYCLE PARKING MOTORCYCLE PARKING
BIKE PARKING BIKE PARKING BIKE PARKING
BIKE PARKING
BIKE PARKING
STORAGE
LOADING
TRASH
LOADING
TRASH
LOADING
TRASH
4.0 PRELIMINARY UTILITY
AND FIRE PLAN BERRYESSA PLAZA
CORNER OF BERRYESSA & JACKSON Architects
1288 Kifer Road, Unit 206,
Sunnyvale, CA 94086
Telephone : 408-992-0280
Fax : 408-992-0281 SAN JOSE - CALIFORNIA
FIRE GENERAL NOTES FIRE PROTECTION NOTES:
LEGEND & ABBREVIATIONS
FIRE TRUCK PROFILE
G UN UN UN UN UN
BERRYESSA PLAZA
CORNER OF BERRYESSA & JACKSON Architects
1288 Kifer Road, Unit 206,
Sunnyvale, CA 94086
Telephone : 408-992-0280
Fax : 408-992-0281 SAN JOSE - CALIFORNIA
5.0 STORMWATER
CONTROL PLAN
STANDARD STORMWATER CONTROL NOTES:
·
·
DRAINAGE AREA BOUNDARY LINE
BIORETENTION AREA (BRA)
DRAINAGE AREA DESIGNATION
TRIBUTARY AREA
PROJECT SITE INFORMATION:
1. SOILS TYPE: D
2. GROUND WATER DEPTH: 30
3. NAME OF RECEIVING BODY: COYOTE
4. FLOOD ZONE: AO
5. FLOOD ELEVATION (IF APPLICABLE): 2 FEET
BIOTREATMENT SOIL REQUIREMENTS
·
·
BIOTREATMENT & FLOW-THROUGH PLANTER NOTES:
TREATMENT CONTROL MEASURE SUMMARY TABLE
DMA # TCM # Location Treatment Type LID or
Non-LID Sizing Method Drainage Area
(s.f.)
Impervious Area
(s.f.)
Pervious Area
(Other)
(s.f.)
% Onsite Area
Treated by LID or
Non-LID TCM
Bioretention Area
Required (s.f.)
Bioretention Area
Provided (s.f.)
Overflow Riser
Height
(in)
1 1 Onsite Bioretention unlined w/ underdrain LID 2C. Flow: 4% Method ** 4,274 3,917 357 3.55% 158 162 6 2 2 Onsite Bioretention unlined w/ underdrain LID 2C. Flow: 4% Method ** 1,499 1,302 197 1.25% 53 53 6 3 3 Onsite Bioretention unlined w/ underdrain LID 2C. Flow: 4% Method ** 2,000 1,850 150 1.66% 75 75 6 4 4 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 1,205 1,062 143 1.00% 43 45 6 5 5 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 5,270 5,063 207 4.38% 203 207 6 6 6 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 5,339 5,132 207 4.44% 206 207 6 7 7 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 629 542 87 0.52% 22 22 6 8 8 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 1,385 1,275 110 1.15% 51 51 6 9 9 Onsite Bioretention lined* w/ underdrain LID 2C. Flow: 4% Method ** 2,637 2,262 375 2.19% 92 95 6 10 10 Onsite Flow-Through planter concrete lined* w/
underdrain LID 3. Flow-Volume Combo 9,010 7,699 1,311 7.49% 247 263 6 11 11 Onsite Flow-Through planter concrete lined* w/
underdrain LID 3. Flow-Volume Combo 29,554 27,687 1,867 24.56% 830 942 6 12 12 Onsite Flow-Through planter concrete lined* w/
underdrain LID 3. Flow-Volume Combo 15,050 13,727 1,323 12.51% 420 451 6 13 13 Onsite Flow-Through planter concrete lined* w/
underdrain LID 3. Flow-Volume Combo 42,466 38,383 4,083 35.29% 1180 1410 6 M - Offsite Maintenance N/A N/A 2,088 2,088 0 - - - - Totals: 120,318 109,901 10,417 100.00% Footnotes: * “Lined” refers to an impermeable liner placed on the bottom of a Bioretention basin or a concrete Flow-Through Planter, such that no infiltration into native soil occurs. ** Sizing for Bioretention Area Required calculated using the 4% Method (Impervious Area x 0.04) *** Per Chapter 2.3 of the C3 Stormwater Handbook Roadway projects that add new sidewalk along an existing roadway are exempt from Provision C.3.c of the Municipal Stormwater Permit.
BERRYESSA PLAZA
CORNER OF BERRYESSA & JACKSON Architects
1288 Kifer Road, Unit 206,
Sunnyvale, CA 94086
Telephone : 408-992-0280
Fax : 408-992-0281 SAN JOSE - CALIFORNIA
5.1 STORMWATER
CONTROL PLAN
NOTES
TABLE 1
ROUTINE MAINTENANCE ACTIVITIES FOR BIORETENTION AREAS
NO. MAINTENANCE TASK FREQUENCY OF TASK
1 REMOVE OBSTRUCTIONS, WEEDS, DEBRIS AND TRASH FROM BIORETENTION AREA AND ITS INLETS AND OUTLETS; AND DISPOSE OF PROPERLY.
QUARTERLY, OR AS NEEDED
AFTER STORM EVENTS
2 INSPECT BIORETENTION AREA FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, TILL AND REPLACE THE SURFACE BIOTREATMENT SOIL WITH THE APPROVED SOIL MIX AND REPLANT.
QUARTERLY, OR AS NEEDED
AFTER STORM EVENTS
3 CHECK UNDERDRAINS FOR CLOGGING. USE THE CLEANOUT RISER TO CLEAN ANY CLOGGED UNDERDRAINS.
QUARTERLY, OR AS NEEDED
AFTER STORM EVENTS
4 MAINTAIN THE IRRIGATION SYSTEM AND ENSURE THAT PLANTS ARE RECEIVING THE CORRECT AMOUNT OF WATER (IF APPLICABLE). QUARTERLY
5 ENSURE THAT THE VEGETATION IS HEALTHY AND DENSE ENOUGH TO PROVIDE FILTERING AND PROTECT SOILS FROM EROSION. PRUNE AND WEED THE BIORETENTION AREA. REMOVE AND/OR REPLACE ANY DEAD PLANTS.
ANNUALLY, BEFORE THE WET
SEASON BEGINS
6 USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS
INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN.
ANNUALLY, BEFORE THE WET
SEASON BEGINS
7 CHECK THAT MULCH IS AT APPROPRIATE DEPTH (2 - 3 INCHES PER SOIL SPECIFICATIONS) AND REPLENISH AS NECESSARY BEFORE WET SEASON BEGINS.
IT IS RECOMMENDED THAT 2” – 3” OF ARBOR MULCH BE REAPPLIED EVERY YEAR.
ANNUALLY, BEFORE THE WET
SEASON BEGINS
8 INSPECT THE ENERGY DISSIPATION AT THE INLET TO ENSURE IT IS FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ACCUMULATED SEDIMENT.
ANNUALLY, BEFORE THE WET
SEASON BEGINS
9 INSPECT OVERFLOW PIPE TO ENSURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE DAMAGED PIPING.
ANNUALLY, BEFORE THE WET
SEASON BEGINS
10 REPLACE BIOTREATMENT SOIL AND MULCH, IF NEEDED. CHECK FOR STANDING WATER, STRUCTURAL FAILURE AND CLOGGED OVERFLOWS. REMOVE TRASH AND DEBRIS. REPLACE DEAD PLANTS.
11 INSPECT BIORETENTION AREA USING THE ATTACHED INSPECTION CHECKLIST. ANNUALLY, BEFORE THE WET SEASON
TABLE 1
ROUTINE MAINTENANCE ACTIVITIES FOR FLOW-THROUGH PLANTERS NO. MAINTENANCE TASK FREQUENCY OF TASK
1 INSPECT THE PLANTER SURFACE AREA, INLETS AND OUTLETS FOR OBSTRUCTIONS AND TRASH; CLEAR ANY OBSTRUCTIONS AND REMOVE TRASH. QUARTERLY 2 INSPECT PLANTER FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, THE SURFACE BIOTREATMENT SOIL SHOULD BE TILLED OR REPLACED WITH THE APPROVED SOIL MIX AND REPLANTED. USE THE CLEANOUT RISER TO CLEAR ANY UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL.
QUARTERLY
3 CHECK FOR ERODED OR SETTLED BIOTREATMENT SOIL MEDIA. LEVEL SOIL WITH RAKE AND REMOVE/REPLANT VEGETATION AS NECESSARY. QUARTERLY 4 MAINTAIN THE VEGETATION AND IRRIGATION SYSTEM. PRUNE AND WEED TO KEEP FLOW-THROUGH PLANTER NEAT AND ORDERLY IN APPEARANCE. QUARTERLY 5 EVALUATE HEALTH AND DENSITY OF VEGETATION. REMOVE AND REPLACE ALL DEAD AND DISEASED VEGETATION. REMOVE EXCESSIVE GROWTH OF PLANTS THAT ARE TOO CLOSE TOGETHER.
ANNUALLY, BEFORE THE RAINY
SEASON BEGINS
6 USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS
INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN.
ANNUALLY, BEFORE THE RAINY
SEASON BEGINS
7 INSPECT THE OVERFLOW PIPE TO MAKE SURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE ANY DAMAGED OR DISCONNECTED PIPING. USE THE CLEANOUT RISER TO CLEAR UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL.
ANNUALLY, BEFORE THE RAINY
SEASON BEGINS
8 INSPECT THE ENERGY DISSIPATOR AT THE INLET TO ENSURE IT IS FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ANY ACCUMULATION OF SEDIMENT.
ANNUALLY, BEFORE THE RAINY
SEASON BEGINS
9 INSPECT AND, IF NEEDED, REPLACE WOOD MULCH. IT IS RECOMMENDED THAT 2" TO 3" OF COMPOSTED ARBOR MULCH BE APPLIED ONCE A YEAR.
ANNUALLY, BEFORE THE RAINY
SEASON BEGINS
10 INSPECT SYSTEM FOR EROSION OF BIOTREATMENT SOIL MEDIA, LOSS OF MULCH, STANDING WATER, CLOGGED OVERFLOWS, WEEDS, TRASH AND DEAD PLANTS. IF USING ROCK MULCH, CHECK FOR 3” OF COVERAGE.
ANNUALLY AT THE END OF THE
RAINY SEASON AND/OR AFTER
LARGE STORM EVENTS,
11 INSPECT SYSTEM FOR STRUCTURAL INTEGRITY OF WALLS, FLOW SPREADERS, ENERGY DISSIPATORS, CURB CUTS, OUTLETS AND FLOW SPLITTERS.
ANNUALLY AT THE END OF THE
RAINY SEASON AND/OR AFTER
LARGE STORM EVENTS,
BIORETENTION BASIN W/ LINER
BIORETENTION BASIN W/O LINER
OPERATION AND MAINTENANCE
INFORMATION:
I. PROPERTY INFORMATION:
II. RESPONSIBLE PARTY FOR MAINTENANCE:
FF 120.85
NEW BUILDING
SECTION A
BERRYESSA AVE
FF 120.85
NEW BUILDING
SECTION D
JACKSON AVENUE
FF 123.28
NEW BUILDING
SECTION B
PEPPER LANE
SECTION C
FF 120.85
NEW BUILDING
BERRYESSA PLAZA
CORNER OF BERRYESSA & JACKSON Architects
1288 Kifer Road, Unit 206,
Sunnyvale, CA 94086
Telephone : 408-992-0280
Fax : 408-992-0281 SAN JOSE - CALIFORNIA
6.0 SECTIONS & DETAILS
P.C.C. CURB AND GUTTER, TYP.
A
A
CURB OPENING
BERRYESSA PLAZA CORNER OF BERRYESSA & JACKSON Architects 1288 Kifer Road, Unit 206, Sunnyvale, CA 94086
Telephone : 408-992-0280 Fax : 408-992-0281 SAN JOSE - CALIFORNIA TRASH ENCLOSURE ROOF PLAN STAIR PLAN B A A A B ROOF GRAY METAL ROOF METAL FRAMED GATES WITH CORRIGATED METAL INFILL PROVIDE CANE BOLT AND POCKETS AT CLOSED POSITION AND AT EACH GATE WHEN OPEN NOTES: PROVIDE LED LIGHTING TO INSIDE OF TRASH ENCLOSURE ATTACH TO UNDERSIDE OF ROOF FOR FOOD SERVICES PROVIDE SEWER CONNECTION, HOT & COLD WATER & VENT. FLOOR PLAN SIDE ELEVATION FRONT ELEVATION STAIR ELEVATION RAMP PLAN RAMP ELEVATION STUCCO / COLOR TO MATCH BUILDING BERRYESSA PLAZA CORNER OF BERRYESSA & JACKSON Architects 1288 Kifer Road, Unit 206, Sunnyvale, CA 94086
Telephone : 408-992-0280 Fax : 408-992-0281 SAN JOSE - CALIFORNIA