Memorandum — San Jose City Council, March 4, 2025

COUNCIL AGENDA:

FILE:
3/4/25
25-182
ITEM: 10.1(a)

CITY COUNCIL STAFF REPORT

File No. C23-115, CP24-001 & ER23-250
Applicant: Sunbelt Rentals, Inc
Location West corner of Hayes Avenue and Blossom Hill Road ramp (15 Cottle Road) (APN 690-02-003)
Existing Zoning IP Industrial Park
Proposed Zoning LI Light Industrial
General Plan Land Use
Designation
LI Light Industrial
Council District 2
Historic Resource None
Annexation Date: August 30,1970 (Oak Grove No. 36)
CEQA: Exemption per CEQA Guidelines Section 15303(c) for New Construction or Conversion of Small Structures

APPLICATION SUMMARY:

Conforming Rezoning of an approximately 0.94-gross-acre site from the IP Industrial Park to the LI Light Industrial Zoning District and a Conditional Use Permit to allow the demolition of an existing approximately 1,638-square-foot building for the construction of an approximately 5,000-square-foot building to support construction equipment sale and lease use on site, and the reconfiguration of the layout of the site.

RECOMMENDATION:

Staff recommends that the City Council:

1. Consider the exemption in accordance with the California Environmental Quality Act (CEQA) Guidelines Section 15303(c) for New Construction or Conversion of Small Structures.

2. Approve an ordinance rezoning the approximately 0.94-gross-acre site from the IP Industrial Park Zoning District to the LI Light Industrial Zoning District.

3. Adopt a resolution approving, subject to conditions, a Conditional Use Permit to allow the demolition of an existing approximately 1,638-square-foot building for the construction of an approximately 5,000-square-foot building to support construction equipment sale and lease use on site, and the reconfiguration of the layout of the approximately 0.94-gross-acre site.

__________________________________________________________________________

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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PROJECT DATA

GENERAL PLAN CONSISTENCY
General Plan Designation Light Industrial
Consistent Inconsistent
Consistent Policies General Plan Policies IP-1.7 and 8.2, IE-1.1, LU- 6, FS-2.3 and 4.5

SURROUNDING USES
General Plan Land
Use
Zoning Existing Use
North Residential
Neighborhood
R-1-8(PD), File No.

PDC75-058
Single-family Residential
and Railroad Track
South N/A (Public Right of
Way) & Mobile Home
Park
N/A (Public Right of
Way)
Mobile Home Park &
Public Right of Way
(ramp and landscape
areas)
East N/A (Public Right of
Way)
IP Industrial Park Railroad Track
West Mobile Home Park A(PD), File No.

PDC76-047
Mobile Home Park

PROJECT DESCRIPTION

Site Description and Surrounding Uses
As shown in the aerial map (Exhibit A), the subject 0.94-gross-acre site is located on the northwest corner of Hayes Avenue and Blossom Hill Road ramp. The site is currently developed with a small building for supporting the construction equipment sale/lease, the outdoor construction equipment storage area, parking, and circulation. The site is surrounded by a mobile home park to the west and the south, single-family residential to the north across Hayes Avenue, a railroad track to the east across Hayes Avenue, and the Blossom Hill Road ramp to the southeast.

Background
On October 30, 2023, Olivia Bergin from HMH Inc. on behalf of the applicant, Sunbelt Rentals, Inc., submitted a Conforming Rezoning application, File No. C23-115, and a Conditional Use Permit application, File No. CP24-001 for the approximately 0.94-acre site located on the northwest corner of Hayes Avenue and Blossom Hill Road ramp. The Conforming Rezoning is to rezone the site from the IP Industrial Park to the LI Light Industrial Zoning District. The Conditional Use Permit application is to allow the demolition of an existing 1,638-square-foot building and the construction of an approximately 5,000-square-foot building to support the construction equipment sale and lease use on site, and the reconfiguration of the site layout on this 0.94-gross-acre site.

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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The existing site is a construction equipment sale/lease facility. There are no Planning or Building Permit records for construction equipment sale/lease use on the subject site.

Construction equipment sale/lease is not allowed in the current IP Industrial Park Zoning District but is allowed in the LI Light Industrial Zoning District with a Conditional Use Permit. The rezoning to the LI Light Industrial Zoning District would bring the site into conformance with the General Plan Land Use/ Transportation Diagram land use designation of Light Industrial.

The Conditional Use Permit would allow the continued operation of the site as a construction equipment sale/lease facility, and the redevelopment of the site with a larger building and new site layout. The access to the site would remain from Hayes Avenue. The proposed building would be located along the western property line with a 15-foot-wide landscape buffer to the west, and the outdoor rental equipment storage/display area would be located to the east of the proposed building, closer to the roadways and train tracks. Parking would be provided to the east and south of the proposed building. An existing 6-foot-high masonry wall along the western and southern property lines separates the subject site and the mobile home park to the west and the south.

The normal business hours would be from 7:00 a.m. to 5:00 p.m. Monday to Friday and 8:00 a.m. to 4:00 p.m. on Saturdays. Customer’s pick up and drop off of construction equipment would occur during normal business hours.

ANALYSIS

The proposed project was analyzed for conformance with the following:

1. Envision San José 2040 General Plan

2. Zoning Code

3. Citywide Design Standards and Guidelines

4. Permit Findings

5. Senate Bill 330 Compliance

6. California Environmental Quality Act (CEQA)

7. Public Outreach
Envision San José 2040 General Plan Conformance
As shown in the General Plan Land Use Map (Exhibit B), the subject site has an Envision
San José 2040 General Plan l and use designation of LI Light Industrial. This designation is intended for a wide variety of industrial uses and excludes uses with unmitigated hazardous or nuisance effects. Warehousing, wholesaling, and light manufacturing are examples of typical uses in this designation. Office and higher-end industrial uses, such as research and development, are discouraged in order to preserve the scarce, lower cost land resources that are available for companies with limited operating history (startup companies) or lower cost industrial operations.

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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Analysis: The proposed LI Zoning district is a conforming zoning district to the LI land use designation. The sale/lease of construction equipment is permitted with a Conditional Use Permit in the LI Zoning District. Therefore, the proposed project is consistent with the LI General Plan land use designation.

The proposed rezoning is consistent with the following General Plan policies:

1. Implementation (Land Use/Transportation Diagram) Policy IP-1.7: Ensure 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 LI Zoning District is a conforming district to the LI 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 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: Any future use and development at the subject site would be required to conform with the development standards of the LI Zoning District. The allowed uses and development standards of the LI Zoning District generally correspond to the LI land use designation and would implement the Envision General Plan Land Use/Transportation Diagram.

The proposed Conditional Use Permit is consistent with the following General Plan policies:

3. Diverse and Innovative Economy Policy IE-1.1: To retain land capacity for employment uses in San José, protect and improve the quantity and quality of all lands designated exclusively for industrial uses, especially those that are vulnerable to conversion to non-employment uses.

4. Industrial Lands Goal LU-6 - Industrial Preservation: Preserve and protect industrial uses to sustain and develop the city’s economy and fiscal sustainability.

5. Fiscal Sustainability Policy FS-2.3: 3 Encourage development of industrial areas and redevelopment of existing older or marginal industrial areas (e.g. areas which could support intensified employment activity), particularly in locations that facilitate efficient commute patterns. The use of redevelopment tax increment

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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financing to provide necessary public improvements is one means of encouraging this economic development and revitalization.

6. Fiscal Sustainability Policy FS-4.5: Maintain and expand the total amount of land with either a Light Industrial or Heavy Industrial designation. Do not add overlays or other designations that would allow for non-industrial, employment uses.

Analysis for IE-1.1, LU-6, and FS-2.3 and 4.5: The project site is currently used for sale and lease of construction equipment. The proposed Conditional Use Permit would continue to allow this use with the construction of a larger building and site improvements to support this industrial business. The project would retain the industrial use on-site and generate jobs; therefore, the project would be consistent with all these policies.

Zoning Ordinance Conformance

The rezoning to the LI Light Industrial Zoning District (Exhibit D) conforms with Table 20-270 in Section 20.120.110
of the San José Zoning Code, which identifies the LI Light Industrial Zoning District as a conforming district to the General Plan Land Use/ Transportation Diagram land use designation of LI Light Industrial.

The project conforms with the LI Zoning District regulations as discussed below:

Use

The sale or lease of construction equipment requires a Conditional Use Permit pursuant to Table 20-110, Section 20.50.100
. Incidental office up to 5,000 square feet is allowed
per Section 20.50.125.A. The proposed building is to support the sale or lease of construction equipment and is 5,000 square feet. Therefore, the project complies with the requirements.

Development Standards

Setback

Per Notes 1 to 3 of Table 20-120 under Section 20.50.200, “front” refers to lot boundaries abutting streets, excluding freeways. “Side” refers to lot boundaries that do not abut streets or freeways. “Rear” refers to lot boundaries that do not abut streets or freeways. Hence, all the property lines along the public streets are the front lot lines and the two interior lot lines (western and southern lot lines) are either side or rear lot lines.

The project conforms with the following setback requirements in the LI Zoning District, except the building and parking side/rear setback requirement to the adjacent Mobile Home Park:

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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Setbacks in LI Zoning
District
Minimum
Required in feet
Proposed in feet
Front (to the street easement dedication lines)
Building 15 Minimum 60
Parking and circulation for
passenger vehicles
20 40
Interior Side/Rear (to the southern and western property lines) Building and structures
(adjacent to residential
district)
25 Building Setback:
• W estern Property Line: 15*
• Southern Property Line: 72
Structure Setback (Trash
Enclosure)
• W estern Property Line: 50
Southern Property Line: 50
Parking and circulation for
passenger vehicles/trucks
(adjacent to residential
district)
25 Western Property Line: 20*
Southern Property Line: 6.5*

*Per Zoning Code Section 20.50.240, the Director of Planning, Building and Code Enforcement may approve with a development permit, issued pursuant to Chapter

20.100, a side or rear setback of less than twenty-five feet in the LI or HI Zoning District, adjacent to a residence district, upon finding either that such a reduced setback will have no greater negative effect on the residential property than would the twenty-five- foot setback or that the reduced setback is not less than the setbacks required on the residential property.

The site is adjacent to a mobile home park to the west and the south. This mobile home park is located within a Planned Development Zoning District, File No. PDC76-047.

PDC76-047 only establishes a minimum front setback on public streets; however, there is no minimum side or rear setback requirement. The existing mobile homes to the west of the site are approximately 5 to 7.5 feet from the subject site’s western property line.

To the south of the project site is the garbage/storage area for the mobile home park.

There are no mobile homes immediately adjacent to this southern property line. The nearest mobile home is approximately 50 feet from the site’s southern property line.

The proposed 15-foot building and 20-foot parking setback to the western property line is greater than the zero side/rear setback in this Planned Development Zoning District. It is also greater than the existing 5 to 7.5-foot mobile home setback to this shared property line. In addition, the project would maintain the 6-foot-high masonry wall on this property line and a new 15-foot landscape buffer with trees along this property line to minimize the impact on the mobile homes. The noise analysis dated June 19, 2024, prepared by Illingworth & Rodkin, Inc. (Exhibit F) analyzes the noise impact and

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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concludes that with the 6-foot-high masonry wall, the predicted noise levels are expected to be below 55 dBA at the residential property line. This meets the Zoning Code performance standards requirement as discuss in the noise section below. The project would not cause a significant acoustical impact on the residences west of the site. Therefore, staff recommends granting this setback reduction.

The proposed parking setback of 6.5 feet from the southern property line is greater than the zero side/setback requirement in the PDC76-047 Zoning District. The existing 6- foot-high masonry wall would remain, and trees would be planted along this shared property line to provide a buffer between the site and the mobile home park. Given that the site immediately to the south of the project site is for garbage/storage, not for residence use, the project would not have a negative impact on the mobile home park.

Therefore, staff recommends granting this setback reduction.

Height
Pursuant to Table 20-120 under Section 20.50.200, the maximum building height is 50 feet in the LI district. The height of the proposed building is 25.5 feet. The project meets the height limit requirement.

Parking
• Vehicle Parking: The proposed use is an Other Use (OTH) and the building area is less than 30,000 square feet. Therefore, the project is exempt from the Transportation Demand Management Plan requirements per Section

20.90.900.B.2.d. The project would provide nine parking spaces. • Bicycle Parking: Bicycle parking requirement is one space per 10,000 square feet of net floor area per Table 20-190 of Section 20.90.060, or a minimum of two short-term and one long-term bicycle parking space per Section 20.90.060.A.3, whichever is greater. Therefore, a total of three bicycle parking spaces are required. The project would provide two short-term spaces and one long-term space near the building entrance. The project meets the bicycle parking space requirement.
• M otorcycle parking: Motorcycle parking shall be provided at a rate of 2.5% of the number of vehicle parking spaces provided, pursuant to Section 20.90.350. No two-wheeled motorized vehicle parking spaces are required if ten or less vehicle parking spaces are provided. With nine proposed parking spaces, the project is not required to provide motorcycle parking spaces.

Lighting
Section 20.50.250 requires light fixture heights not to exceed eight feet when adjacent to residential uses unless the setback of the fixture from the property line is twice the height of the fixture. No ground-mounted light fixture shall exceed twenty- five feet in height. All lights shall be directed downwards.

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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Residential use is to the west of the project site. The proposed 21-foot-high ground- mounted light is more than 53 feet to the western property line, more than twice the height of the lighting fixture. The 12-foot-high wall-mounted light on the north façade is setback from the western property line 25.5 feet, and the 10-foot-high wall- mounted lights on the south façade have a minimum 20 feet setback to the western property line. All the lighting fixtures are directed downwards. The photometric plan shows the proposed lighting will not result in light spillage to the adjacent mobile home park. Therefore, the project complies with Section 20.50.250.

Noise
Pursuant to Section 20.50.300, the project cannot exceed a maximum noise level of 55 dB at the property lines of the adjacent mobile home park to the west and south of the project site.

Per the noise analysis dated June 19, 2024, prepared by Illingworth & Rodkin, Inc., the predicted noise levels are expected to be below 55dBA at the residential property lines with the existing 6-foot-high masonry walls along these property lines.

The project meets this performance standard.

Citywide Design Standards and Guidelines
The project is subject to the San Jose Citywide Design Standards and Guidelines (CDSG). The CDSG includes an exception process for design standards that cannot be met and establish findings in Section 1.1.2 of the CDSG that are required to be made by decision-makers in order to grant the requested design standard exceptions. These findings include:
• There is a physical constraint or unique situation that:
o Is not created by the project applicant or property owner; and o Is not caused by financial or economic considerations. • Approving the waiver will not create a safety hazard or impair the integrity and character of the neighborhood in which the subject property is located. • The proposed project meets the intent of design standard under consideration to the extent feasible.

The project architecture, massing, materials, and site plan have been determined to be consistent with all the applicable standards, with the following two requested exceptions:
a. Section 2.3.8, S1: Select trees which at maturity create a tree canopy cover that shades a minimum of 50 percent of each on-site surface parking area, common open space at the ground floor, and POPOS (Privately Owned Public Open Spaces).

Analysis: This standard applies to the two proposed surface parking areas to the east and south of the proposed building. The proposed tree canopy coverage

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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would be approximately 18.6%. The project does not meet this standard. An exception is requested.

The project is a construction equipment sale/lease facility that requires a substantial amount of paving area for construction equipment storage/display, customer loading and delivery, parking, and truck movement. Due to the irregular shape of the site, the vehicular hardscape areas have to remain clear to accommodate vehicular turning movements and trash truck turning movements.

This limits areas for tree planting near the surface parking areas. This type of use and the lot shape are unique situations of the project that are not created by the project applicant or property owner and are not caused by financial or economic considerations. The project would still be fully landscaped with trees, plants, shrubs, and ground cover along the perimeter of the site. Approving the exception to this standard will not create a safety hazard or impair the integrity or character of the neighborhood. The proposed project also meets the intent of the design standard under consideration to the extent feasible.

All required findings can be made per the above analysis; therefore, this exception request is granted.
b. Section 2.3.8, S10: Provide a landscape buffer of at least 10 feet at the side and rear property lines and a five- to seven-foot-tall solid wall/concrete fence where Industrial General Plan land use designations abut Residential General Plan land use designations.

Analysis: The property to the west and south of the site is designated Mobile Home Park on the 2040 General Plan Land Use Map. The project includes a 6.5- foot-wide landscape buffer along the southern property line. The project does not meet this standard. An exception is requested.

This standard intends to provide sufficient buffer to the residential designated sites from industrial uses and minimize the impacts on residential use. Per the General Development Plan of PDC76-047, the area to the south of the subject site is mapped as the garbage area in the mobile home park due to its location (edge of the mobile home park), shape (triangular shape), and size (not large enough to accommodate a standard mobile home). The nearest mobile home is more than 50 feet from this shared property line. This is a unique situation of the project that is not created by the project applicant or property owner and is not caused by financial or economic considerations. The site will be fully landscaped with trees, plants, shrubs, and ground cover along the perimeter of the site.

Approving the exception to this standard will not create a safety hazard or impair the integrity or character of the neighborhood. The proposed project also meets the intent of the design standard under consideration to the extent feasible. The project would still maintain the existing 6-foot-high masonry wall on this property line, and trees will be planted within the proposed 6.5-foot landscape buffer.

All required findings can be made per the above analysis; therefore, this exception request is granted.

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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Permit Findings
Conditional Use Permit Findings
To make the Conditional Use Permit findings pursuant to San José Municipal Code Section 20.100.720, the Planning Commission must determine that:

1. The Conditional Use 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 in the General Plan Conformance section above, the project is consistent with the General Plan land use designation of LI Light Industrial and policies in that the project is an industrial project and continues to sustain industrial lands to develop the City’s economic base.

2. The Conditional Use Permit, as approved, conforms with the zoning code and all other provisions of the San José Municipal Code applicable to the project; and Analysis: As discussed in the San José Municipal Code Conformance section above, the project meets the height, setback, bicycle parking, and performance standards requirements in the Light Industrial Zoning District. The project is also exempt from the TDM plan requirement.

3. The Conditional Use Permit, as approved, is consistent with applicable city council policies, or counterbalancing considerations justify the inconsistency; and Analysis: Council Policy 6-30: Public Outreach Policy
was implemented to inform the
public of the project. Two on-site signs have been posted on the project frontages since January 24, 2024. A notice of the public hearing was distributed to the owners and tenants of all properties located within 500 feet of the project site and posted on the City’s website. Staff has also been available to respond to questions from the public.

4. The proposed use at the location requested will not:
a. Adversely affect the peace, health, safety, morals, or welfare of persons residing or working in the surrounding area; or
b. Impair the utility or value of property of other persons located in the vicinity of the site; or
c. Be detrimental to public health, safety, or general welfare; and Analysis: The project site is surrounded by public streets and a mobile home park to the west and the south. As discussed in the Zoning Code Conformance Section above, the site is separated from the mobile home park by a 6-foot-high perimeter wall and landscape buffers with trees along the shared property lines.

With the reconfiguration of the site operations, rental equipment will be relocated away from the western residential property line to the east side of the site, closer to the roadways to minimize impact on the mobile home residences. The equipment noise at nearby residences would be shielded by the new building and existing perimeter wall. The project would not cause a significant acoustical impact on the residences west of the site, per the noise report. In addition, the

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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site will be screened by new 6-foot-high metal fences and landscaping with a mix of grass and shrubs along street frontages. No late-night operation is allowed.

Customer’s pick-up and drop-off will occur during normal business hours.

Exterior lighting is designed to minimize glare on the neighboring properties. For the reasons above, the proposed use will not adversely affect the peace, health, safety, morals or welfare of persons residing or working in the surrounding area; or impair the utility or value of property in the vicinity of the site.

5. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, loading facilities, landscaping and other development features prescribed in this title, or as is otherwise required in order to integrate said use with the uses in the surrounding area; and
Analysis: The 0.94-gross acre site is sufficient to accommodate the new 5,000- square-foot building with landscape buffers to the adjacent mobile home park, parking spaces and circulation, the outdoor equipment area, and the trash enclosure.

6. The proposed site is adequately served:
a. By highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use will generate; or by other forms of transit adequate to carry the kind and quantity of individuals such use will generate; and
b. By other public or private service facilities as are required.

Analysis: The site is within a developed area that is currently served by the necessary private and public facilities. Access to the site would be from Hayes Avenue. The site is within 5 minutes of walking distance to the bus stop for Santa Clara Valley Transportation Authority (VTA) bus route 68 located at Endicott Boulevard.

7. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, stormwater runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative affect on adjacent property or properties.

Analysis: As stated above, the proposed development occurs in an urbanized area that is adequately serviced by all required utilities and public services, and the Stormwater Control Plan complies with the City’s stormwater policies that require low-impact development stormwater treatment measures to minimize stormwater pollutant discharges. The entire site will be fenced around with masonry walls abutting the mobile home park area and metal fences along public streets. The noise level generated by the project would not exceed the Zoning Code requirement with the existing masonry walls separating the mobile home park. A Construction Disturbance Coordinator shall be appointed to address any construction-related complaints. All construction activity will adhere to standard construction conditions, best management practices, and any regulatory agency requirements. The project would, therefore not have an unacceptable negative impact on adjacent properties.

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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Site Development Permit Findings
Chapter 20.100 of Title 20 of the San José Municipal Code establishes required findings for issuance of a Site Development Permit, which findings are made for the project based on the above-stated findings related to General Plan, Zoning and CEQA conformance and for the reasons stated below, and subject to the conditions set forth in this Permit.

1. The Site Development Permit, as approved, is consistent with and will further the policies of the General plan and applicable specific plans and area development policies.

Analysis: See Conditional Use Permit Finding No.1 above.

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.

Analysis: See Conditional Use Permit Finding No.2 above.

3. The site development permit, as approved, is consistent with applicable city council policies, or counterbalancing considerations justify the inconsistency.

Analysis: See Conditional Use Permit Finding No.3 above.

4. The interrelationship between the orientation, location, and elevations of proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious.

Analysis: The project would locate the noise-generated outdoor use in the east of the site, closer to roadways and away from mobile home residences to the west.

The building would be located along the western property line as a noise barrier to the mobile home park. The trash enclosure would be located to the south of the building and far from the public streets. In addition, the trash enclosure would be painted to match the primary building color. The building, the trash enclosure, and the outdoor construction equipment area are located in areas where they are functionally needed and are mutually 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.

Analysis: The site is surrounded by mobile home park residences to the west, single-family residential to the north across Hayes Avenue, and a railroad track to the east across Hayes Avenue. All the surrounding buildings are one-story high. The proposed building is 25.5 feet high, which is compatible with the surrounding buildings. The proposed materials, such as brick veneer, can be found in nearby residential neighborhoods. The site will be enclosed by metal fences with ground cover and shrubs. The project would maintain the existing 6-foot masonry walls and

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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provide new landscape buffers with trees separating the adjacent mobile home park.

Therefore, the proposed building and its use on the site are compatible with and aesthetically harmonious with adjacent development or the character of the neighborhood.

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 affect on adjacent property or properties.

Analysis: See Conditional Use Permit Finding No.7 above.

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.

Analysis: As shown on the plan sets, the landscaping, all walls and fences, utilities, and trash facilities are sufficient to maintain and upgrade the appearance of the neighborhood. The project would provide landscaping and metal fences along the streets.

8. Traffic access, pedestrian access and parking are adequate.

Analysis: The project site is accessible by a driveway along Hayes Avenue. The project would construct a standard 10- foot detached sidewalk with a minimum 4.5 - foot-wide park strip and a 5- foot-wide sidewalk along Hayes Avenue and Blossom Hill Road. A 5-foot-wide pedestrian path connects the sidewalk at Hayes Avenue and the building entrance. The project also meets the bicycle parking requirement as discussed in the Zoning Conformance section.

Evaluation Criteria for Demolition
Chapter 20.80.460 of the San José Municipal Code establishes evaluation criteria for issuance of a permit to allow for demolition. These criteria are made for the project based on the above-stated findings related to General Plan, Zoning and CEQA conformance, for the reasons stated below, and subject to the conditions set forth in this Permit.

1. The failure to approve the permit would result in the creation or continued existence of a nuisance, blight or dangerous condition;

2. The failure to approve the permit would jeopardize public health, safety or welfare;

3. The approval of the permit should facilitate a project which is compatible with the surrounding neighborhood;

4. The approval of the permit should maintain the supply of existing housing stock in the City of San Jose;

5. Both inventoried and non-inventoried buildings, sites and districts of historical significance should be preserved to the maximum extent feasible;

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

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6. Rehabilitation or reuse of the existing building would not be feasible; and

7. The demolition, removal or relocation of the building without an approved replacement building should not have an adverse impact on the surrounding neighborhood.

Analysis: The existing building on-site was constructed between 1889 to 1900 and is not a building of historical significance per the review of the Department of Parks and Recreation (DPR) 523 form prepared by the historic consultant, GPA Consulting, dated April 23, 2024. The property is ineligible for listing on the National Register, California Register or City of San Jose Historic Resources Inventory. The demolition of the building would not affect the City’s housing stock since it is currently used to support construction equipment sale/lease. The demolition of the existing building would facilitate the construction of the project consistent with the General Plan and the Zoning District, as noted above, and is compatible with the surrounding uses as analyzed in the report. The demolition would not result in a nuisance, blight, or dangerous condition as the demolition would allow for the construction of the new building with the associated site improvements.

Senate Bill 330 Compliance (for Rezoning)
The Housing Crisis Act of 2019 (SB 330, 2019) limits the manner in which local governments may reduce the capacity for residential units that can be built on within the local agency’s jurisdiction, including actions such as downzoning, changing general or specific plan land use designations to a less intensive use, reductions in height, density or floor area ratio, or other types of increased requirements that work to reduce the amount of housing capacity in the jurisdiction. An exception to this limitation is that a property may be allowed to reduce the intensity of residential uses if changes in land use designations or zoning elsewhere in the jurisdiction ensure there is no net loss in residential capacity within the jurisdiction.

Analysis: The current IP Zoning District does not allow residential uses on the subject site. Therefore, the rezoning to the LI Zoning District would not reduce the capacity for residential units within the City.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

Under the provisions of Section 15303 (c) New Construction or Conversion of Small Structures of the State Guidelines for Implementation of the California Environmental Quality Act (CEQA), the Site Development Permit is found to be exempt from the environmental review requirements of Title 21 of the San José Municipal Code, implementing the California Environmental Quality Act of 1970, as amended. CEQA Guidelines Section 15303 applies to projects that consist of small new construction, or the conversion of existing small structures from one use to another where only minor modifications are made to the exterior of the structure. CEQA Guidelines Section 15303 (c) includes the following criteria: A store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not

HONORABLE MAYOR AND CITY COUNCIL
February 10, 2025
Subject: C23-115, CP24-001 & ER23-250

Page 15 ends

exceeding 2500 square feet in floor area. In urbanized areas, the exemption also applies to up to four such commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use if not involving the use of significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive.

Analysis: The project site is within an urbanized area where all necessary public services and facilities are available. The project includes the demolition of an existing building that was built between 1889 to 1900. Per the review of the Department of Parks and Recreation (DPR) 523 form prepared by the historic consultant, GPA Consulting, dated April 23, 2024, this building is not a building of historical significance. The property is ineligible for listing on the National Register, California Register or City of San Jose Historic Resources Inventory. Therefore, the demolition of the building would not result in a significant cultural and resource impact. The proposed project includes one 5,000-square-foot building and will not involve the use of significant amounts of hazardous substances. The noise report concludes the project will not result in a significant noise impact on the adjacent mobile home park with the existing perimeter wall. Per the Public Works Final Memo dated October 28, 2024, the project will result in less-than-significant VMT impacts and the projected traffic for the project was found to be minimal. Therefore, CEQA Guidelines Section 15303(c) applies.

PUBLIC OUTREACH

Staff followed Council Policy 6-30: Public Outreach Policy to inform the public of the project. Two on-site signs have been posted on the project frontages since January 24, 2024. A notice of the public hearing was distributed to the owners and tenants of all properties located within 500 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 John Tu, Division Manager, at (408) 535-6818.

Attachments:

Exhibit A – Aerial Map
Exhibit B – General Plan Map
Exhibit C – Existing Zoning Map
Exhibit D – Proposed Zoning Map
Exhibit E – Project Plans
Exhibit F – Noise Report

Exhibit A – Aerial Map

Page 1 ends

Exhibit B – General Plan Map

Page 1 ends

Exhibit C – Existing Zoning Map

Page 1 ends

Exhibit D – Proposed Zoning Map

Page 1 ends

PROJECT DATA
PLANNER/CIVIL ENGINEER: HMH ENGINEERS
CONTACT: OLIVIA BERGIN
1570 OAKLAND ROAD
SAN JOSE, CA 95131
(669)295- 2369

DEVELOPMENT TEAM
ARCHITECT: E2 ARCHITECTURE
CONTACT: JEFFREY EATON
1501 THE ALAMEDA, SUITE 105
SAN JOSE, CA 95126
(408)691-8998
LANDSCAPE ARCHITECT: HMH LANDSCAPE ARCHITECTURE
CONTACT: SHAWN TAYLOR
1570 OAKLAND ROAD
SAN JOSE, CA 95131
(669)295-2312

ENDICOTT BLVD/BLOSSOM HILL ROAD
SITE

CONDITIONAL USE PERMIT
15 COTTLE ROAD

A DEVELOPMENT BY SUNBELT RENTALS, INC

TITLE SHEET
OB

NOT TO SCALE
OB

TABLE OF CONTENTS

PLANNING/CIVIL ENGINEERING
G1.0 TITLE SHEET

1.0 EXISTING CONDITIONS PLAN

2.0 SITE PLAN

3.0 GRADING AND DRAINAGE PLAN

4.0 UTILITY PLAN

5.0 STORMWATER CONTROL PLAN

5.1 STORMWATER CONTROL PLAN

NOTES AND DETAILS

5.2 STORMWATER CONTROL

CALCULATIONS

6.0 FIRE ACCESS PLAN

7.0 WASTE MANAGEMENT ACCESS PLAN
GOVERNMENT AGENCIES: CITY OF SAN JOSE
200 E SANTA CLARA ST
SAN JOSE, CA 95113
(408)535-3555
OWNER: SUNBELT RENTALS
CONTACT: DOUG HAYUNGS
1977 INNOVATION POINT
FORT MILL, SC 29715
(480)213-1206

PROJECT DESCRIPTION
DEVELOPER: SUNBELT RENTALS
CONTACT: DOUG HAYUNGS
1977 INNOVATION POINT
FORT MILL, SC 29715
(480)213-1206
PROPOSED PROJECT INCLUDES THE DEMOLITION OF THE EXISTING 1,638 SQUARE FEET SUNBELT RENTALS RETAIL BUILDING AND CONSTRUCTION OF A NEW 5,000 SQUARE FEET RETAIL BUILDING. RETAIL BUILDING WILL SUPPORT SUNBELT EQUIPMENT RENTALS. PROPOSED PROJECT ALSO INCLUDES 3 CUSTOMER PARKING SPACES, 6 EMPLOYEE PARKING SPACES, 1 MOTORCYCLE PARKING SPACE, AND 3 BIKE RACKS.

ARCHITECTURE
PA1 PROPOSED ARCHITECTURAL

SITE PLAN
PA2 SITE ACCESSIBILITY
PA3 PROPOSED LIGHTING PLAN
PA4 PROPOSED FLOOR PLAN
PA5 PROPOSED EAST & NORTH

EXTERIOR ELEVATIONS
PA6 PROPOSED WEST & SOUTH

EXTERIOR ELEVATIONS
PA7 SITE DETAILS
PA8 PROPOSED EXTERIOR RENDERING

LANDSCAPE

10.1 LANDSCAPE PLAN

10.2 PLANTING LEGEND, NOTES,

AND TREE MITIGATION TABLE

10.3 PLANTING DETAILS

10.4 HYDROZONE PLAN

10.5 IRRIGATION DETAILS

10.6 CONCEPT IMAGES

10.7 CONCEPT IMAGES

10.8 TREE CANOPY COVERAGE PLAN

10.9 FENCE AND GATE DETAILS

LIGHTING
P1 PHOTOMETRICS PLAN
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900TS.DWG
657900TS.DWG
G1.0
6579.00
NOV. 20, 2023
27 PLOTTED: 1/28/2025 2:06 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

HAYES AVENUEHAYES AVENUE

SOUTHERN PACIFIC TRANSPORTATION COMPANYSOUTHERN PACIFICTRANSPORTATION COMPANY ASSESSOR'S PARCEL NUMBER:

PROJECT ADDRESS/LOCATION:

EXISTING GENERAL PLAN DESIGNATION:

EXISTING ZONING DESIGNATION:

PROPOSED ZONING DESIGNATION:

PROPOSED USE:

GROSS SITE AREA:

RIGHT-OF-WAY DEDICATION:

NET SITE AREA:

PROPOSED SITE COVERAGE:

BUILDINGS:

PRIVATE CIRCULATION:

LANDSCAPE/HARDSCAPE:

ALLOWED HEIGHT:
690-02-003
15 COTTLE ROAD

LIGHT INDUSTRIAL (LI)

INDUSTRIAL PARK (IP)

LIGHT INDUSTRIAL

INDUSTRIAL/COMMERCIAL/RETAIL
±0.94 AC
±0.00 AC
±0.94 AC
±5,000 SF (12%)
±24,599 SF (60%)
±11,332 SF (28%)
±40,931 SF (100.0%)
MAX 50'
OB
28 Exhibit E - Project Plans

Page 1 ends

EX 6"SS
EX 8"SS
EX12"SS
EX12"SS
EX 15"SD
EX 12"SD
EX 12"SD
EX 12"SD
EX 12"SD

EX SSMH
RIM 189.0±
INV 182.17 ~6" IN (N)
INV 182.07 ~6" OUT (W)
EX 6"SS

EX SDMH
RIM 191.8±
INV 184.70~12" IN (NE)
INV 184.65~12" IN (SE)
INV 184.65~12" OUT (SW)

EX SSMH
RIM 191.8±
INV 185.00~NEW 6" IN (W)
INV 176.62~EX 12" IN (S)
INV 176.67~EX 8" IN (NW)
INV 176.57~12" OUT (NE)

EX SDMH

EX SDCI
RIM 191.3±
INV 187.31~12" OUT (SE)

EX SDJB
RIM 192.4±
INV 187.19~12" IN (NW)
INV 187.44~12" IN (NE)
INV 186.99~12 OUT (SW)

EX SDDI
RIM 191.7±
INV 188.35~12" OUT (SW)
EX 16"W
EX 12"W

HAYES AVE

ENDICOTT BLVD

SOUTHERN PACIFIC TRANSPORTATION COMPANY
Δ
Δ

EXISTING BUILDING

TO BE DEMOLISHED
±1,638 SF

EXISTING METAL

FENCE TO BE

REMOVED AND

REPLACED

EXISTING BUILDING

TO BE DEMOLISHED
±115 SF

EXISTING BUILDING

TO BE DEMOLISHED
±69 SF

EXISTING CONCRETE

TO BE DEMOLISHED

EXISTING DRIVEWAY TO

BE REMOVED/REPLACED

EXISTING

PARKING TO BE

REMOVED AND

REPLACED

EXISTING

PARKING TO BE

REMOVED AND

REPLACED

BLOSSOM HILL ROAD

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE
EXISTING 6'

MASONRY WALL

TO REMAIN

EXISTING

CONDITIONS PLAN
MKD

AS SHOWN
MKD
1 INCH = 20 FEET
4020 10 0
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900EX.DWG
657900EX.DWG

1.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:34 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

1. EXISTING SURFACE FEATURES ARE PLOTTED BASED OFF THE FIELD SURVEY PERFORMED BY HMH ON OCTOBER 12,, 2023.

NOTES
LEGEND

WATER MAIN

WATER METER

WATER VALVE

ELECTROLIER

CITY STREETLIGHT CONDUIT

PROJECT BOUNDARY

CURB AND GUTTER

SANITARY SEWER

SANITARY SEWER MANHOLE

PROPERTY LINE

SIDEWALK

STORM DRAIN LINE

DRIVEWAY
SHOWN FOR INFORMATION ONLY. DESIGNED BY OTHERS

RIGHT OF WAY

FIRE HYDRANT

EXISTING

STORM DRAIN MANHOLE CSJ (SDMH)

PULL BOX

STREET SIGN

WHEELCHAIR RAMP

STORM DRAIN CURB INLET (SJDI)

STORM DRAIN FIELD INLET (SDFI)

CITY MONUMENT
FENCE

STREET SIGN

JOINT TRENCH LINE

EASEMENT LINE

ABBREVIATIONS

EX EXISTING

SPOT GRADES (AERIAL)

CONTOUR ELEVATION
141.2
RH
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 2 ends

PARKING
VAN

ACCESSIBLE

HAYES AVE

ENDICOTT BLVD

SOUTHERN PACIFIC TRANSPORTATION COMPANY
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF GBR MAGIC

SANDS MHP LLC
690-020-002

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

PROPOSED BUILDING
±5,000 SF
15' LANDSCAPE
BUFFER

BLOSSOM HILL ROAD

CONSTRUCT NEW

ACCESSIBLE RAMP PER
CSJ STDS.

CONSTRUCT NEW 32.0' WIDE

DRIVEWAY PER CSJ STDS

NEW PUBLIC SIDEWALK TO CONFORM

WITH EXISTING SIDEWALK

CONSTRUCT NEW PUBLIC DETACHED

SIDEWALK, CURB AND GUTTER

PER CSJ STDS
15'

BUILDING

SETBACK
9'
TYP.

LOT 1
±40,931 SF
18'
TYP.

PROPOSED

EMPLOYEE

PARKING
28'
56'

PROPOSED SIDEWALK

EASEMENT

WIDTH VARIES

EXISTING LANDS OF LEE JAMES D
690-03-001
30'
36'
6'

LANDSCAPE
BUFFER
5' SIDEWALK
(P)
72'
91'

PROPOSED ADA ACCESS
(WITH MAN GATE) TO

PUBLIC RIGHT OF WAY PER

CSJ DESIGN GUIDELINES

PROPOSED TRASH

ENCLOSURE
13'
10'
6'
PED

STRIPING

PROPOSED BICYCLE

PARKING WITH

PROTECTIVE BOLLARDS
9'9'
9'
9'
9' 9'

LOCATE AND PROTECT SIGNAL INTERCONNECT
(SIC) COPPER CABLES (25 STRANDS RUNNING
ALONG ENDICOTT BLVD).

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE
60'
7' WROUGHT IRON

SECURITY GATE
(TO REMAIN OPEN DURING

OPERATIONAL HOURS)
7'

WROUGHT
IRON

SECURITY
FENCE
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
50'

6.5'

LANDSCAPE/SETBACK
BUFFER
2' BW

TO FENCE
1' B/W

TO FENCE
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
CONSTRUCT NEW C3

BIORETENTION PLANTER
CONSTRUCT NEW C3

BIORETENTION PLANTER

SOUTHERN PACIFIC TRANSPORTATION

COMPANY

HAYES AVE

ENDICOTT BLVD

BLOSSOM HILL RD

BLOSSOMHILL RD
SITE

15.5'5'

LANDSCAPE
BUFFER

2.5'
±36'

CURB TO CURB
R/W

15.5'

SIDEWALK

PROPOSED
FENCE

SIDEWALK
ESMT
(P)
HAYES
AVENUE
TRAVEL
LANE
TRAVEL
LANE

1.5'
4'

BIOTREATMENT
5'
SIDEWALK EX.

SIDEWALK
6" CURB
TRAVEL
LANE

12.5'
3'

BIOTREATMENT

2.5'
±30'

CURB TO CURB
R/W

7.5'
EX.

SIDEWALK

PROPOSED
FENCE

SIDEWALK
ESMT
(P)
HAYES
AVENUE
TRAVEL
LANE

4.5' LANDSCAPE
5' SIDEWALK
5'
CL II
BIKE
LANE
TRAVEL
LANE
12'
3'

BIOTREATMENT

2.5'
±56'

CURB TO CURB
R/W
EX.

SIDEWALK

PROPOSED
FENCE
(P) SIDEWALK ESMT

BLOSSOM HILL
ROAD
5' SIDEWALK
TRAVEL
LANE
11'

LEFT TURN
LANE
11'12'
TRAVEL
LANE
6'
BIKE
LANE
6" CURB

SITE PLAN
OB

AS SHOWN
OB
1 INCH = 20 FEET
4020 10 0
B
C2.0
B
C2.0
SECTION 1
NTSA

VICINITY MAP
SCALE: 1" = 500'

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900SP.DWG
657900SP.DWG

2.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:30 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

PROPOSED BUILDING

EXISTING CURB AND GUTTER

PROPOSED PARKING

PROPOSED FACE OF CURB

EXISTING FENCE

BUILDING SETBACK

BIOTREATMENT AREA

PROPOSED SIDEWALK

PROPOSED FENCE

PROPOSED SIDEWALK EASEMENT
A C2.0
A C2.0
SECTION 2
NTSB
RH
CC2.0
CC2.0
SECTION 3
NTSC
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 3 ends

PARKING
VAN

ACCESSIBLE

HAYES AVE

ENDICOTT BLVD

SOUTHERN PACIFIC TRANSPORTATION COMPANY
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF GBR MAGIC

SANDS MHP LLC
690-020-002

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

PROPOSED BUILDING
±5,000 SF
15' LANDSCAPE
BUFFER

BLOSSOM HILL ROAD

CONSTRUCT NEW

ACCESSIBLE RAMP PER
CSJ STDS.

NEW PUBLIC SIDEWALK TO CONFORM

WITH EXISTING SIDEWALK

CONSTRUCT NEW PUBLIC DETACHED

SIDEWALK, CURB AND GUTTER

PER CSJ STDS
15'

BUILDING

SETBACK
9'
TYP.

LOT 1
±40,931 SF
18'
TYP.

PROPOSED

EMPLOYEE

PARKING
28'
56'

PROPOSED SIDEWALK

EASEMENT

WIDTH VARIES

EXISTING LANDS OF LEE JAMES D
690-03-001
30'
36'
6'

LANDSCAPE
BUFFER
5' SIDEWALK
(P)
72'
91'

PROPOSED ADA ACCESS
(WITH MAN GATE) TO

PUBLIC RIGHT OF WAY PER

CSJ DESIGN GUIDELINES

PROPOSED TRASH

ENCLOSURE
13'
10'
6'
PED

STRIPING

PROPOSED BICYCLE

PARKING WITH

PROTECTIVE BOLLARDS
9'9'
9'
9'
9' 9'

LOCATE AND PROTECT SIGNAL INTERCONNECT
(SIC) COPPER CABLES (25 STRANDS RUNNING
ALONG ENDICOTT BLVD).

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE
60'
6'

WROUGHT
IRON

SECURITY
FENCE
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
50'

6.5'

LANDSCAPE/SETBACK
BUFFER
2' BW

TO FENCE
1' B/W

TO FENCE
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
CONSTRUCT NEW C3

BIORETENTION PLANTER
CONSTRUCT NEW C3

BIORETENTION PLANTER
CONSTRUCT NEW 32.0' WIDE

DRIVEWAY PER CSJ STDS
6' WROUGHT IRON

SECURITY GATE
(TO REMAIN OPEN DURING

OPERATIONAL HOURS)

SOUTHERN PACIFIC TRANSPORTATION

COMPANY

HAYES AVE

ENDICOTT BLVD

BLOSSOM HILL RD

BLOSSOMHILL RD
SITE

15.5'5'

LANDSCAPE
BUFFER

2.5'
±36'

CURB TO CURB
R/W

15.5'

SIDEWALK

PROPOSED
FENCE

SIDEWALK
ESMT
(P)
HAYES
AVENUE
TRAVEL
LANE
TRAVEL
LANE

1.5'
4'

BIOTREATMENT
5'
SIDEWALK EX.

SIDEWALK
6" CURB
TRAVEL
LANE

12.5'
3'

BIOTREATMENT

2.5'
±30'

CURB TO CURB
R/W

7.5'
EX.

SIDEWALK

PROPOSED
FENCE

SIDEWALK
ESMT
(P)
HAYES
AVENUE
TRAVEL
LANE

4.5' LANDSCAPE
5' SIDEWALK
5'
CL II
BIKE
LANE
TRAVEL
LANE
12'
3'

BIOTREATMENT

2.5'
±56'

CURB TO CURB
R/W
EX.

SIDEWALK

PROPOSED
FENCE
(P) SIDEWALK ESMT

BLOSSOM HILL
ROAD
5' SIDEWALK
TRAVEL
LANE
11'

LEFT TURN
LANE
11'12'
TRAVEL
LANE
6'
BIKE
LANE
6" CURB

SITE PLAN
OB

AS SHOWN
OB
1 INCH = 20 FEET
4020 10 0
B
C2.0
B
C2.0
SECTION 1
NTSA

VICINITY MAP
SCALE: 1" = 500'

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900SP.DWG
657900SP.DWG

2.0 6579.00
NOV. 20, 2023
28 PLOTTED: 2/4/2025 4:38 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

PROPOSED BUILDING

EXISTING CURB AND GUTTER

PROPOSED PARKING

PROPOSED FACE OF CURB

EXISTING FENCE

BUILDING SETBACK

BIOTREATMENT AREA

PROPOSED SIDEWALK

PROPOSED FENCE

PROPOSED SIDEWALK EASEMENT
A C2.0
A C2.0
SECTION 2
NTSB
RH
CC2.0
CC2.0
SECTION 3
NTSC
Exhibit E - Project Plans

Page 4 ends

PARKING
VAN

ACCESSIBLE

EXISTING LANDS OF GBR MAGIC

SANDS MHP LLC
690-020-002
IC

EX TC 190.1±

EX TC 191.5±

EX FS 191.5±

3.0%
TC 190.7
TC 191.0
TC 191.4
TC 192.2 HP
TC 193.3
TC 193.0
TC 191.4
TC 192.6 HP
TC 192.0
FS 191.5

1.8%
TC 192.2
FS 191.7
TC 192.4 HP
TC 192.1
TC 192.1 LP
TC 192.0 HP
TC 191.8 LP
TC 191.8

0.5%

0.9%
TC 191.5
TC 191.5 LP
TC 194.1
TC 193.7
TC 193.5
TC 193.7

EX FS 190.2±
FS 190.7
FF 193.7
TC 192.0

3.4%

3.9%
FS 193.7~GB

2.8%

1.5%
TC 191.9 LP

1.7%
TC 192.2

4.7%

0.5%

0.7%

1.3%

0.6%

0.5%

0.5%
TC 192.0
TC 191.7

0.5%

3.6%

1.7%

1.8%
TC 191.5

4.0%

1.3%
TC 191.3 LP
BG 190.6
EG 190.9±
EG 191.3±
EG 191.3±
EG 191.1±
EG 191.5±
EG 191.4±
EG 190.5± EG 189.5±
TC 190.4±
BG 190.7
BG 190.3
BG 189.8
BG 190.8

1.8%

9.5%
7:1
6:1
RIDGE
RIDGE
RIDGE
RIDGE
TC 189.9±
TC 189.2±

2.2%
7:1

HAYES AVENUE
ENDICOTT BLVD.

BLOSSOM HILL ROAD
15 COTTLE
(PROJECT SITE)

0.5%

0.5%
FF 193.7
BG 188.4

1.0%
FS 193.3
FF 193.7
FS 193.6
TC 193.6
TC 193.5

4.8%

1.7%
FS 190.8

1.4%

1.5%

2.2%
FF 193.7

3.6%

2.4%

1.4%
TC 190.6~GB

0.6%

1.0%
FS 193.2

5.0%
GB
GB
GB
GB
GB
TC 193.59~GB
FS 193.6~GB
FS 192.9~GB
FS 192.9~GB
FS 192.9~GB
FF 193.7
FS 193.4
FS 193.4
FS 193.4~GB
FS 193.4
FS 193.4~GB

1.9%

6.8%
FS 193.6~GB
GB

1.8%
RIDGE

1.5% (EX.)

GRADING AND

DRAINAGE PLAN
MKD/AV

AS SHOWN
MKD/AV
1 INCH = 20 FEET
4020100
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900GP.DWG
657900GP.DWG

3.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:32 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

ABBREVIATIONS
L

LC / CL CENTERLINE

CMU CONCRETE MASONRY UNIT

EG EXISTING GROUND

EX EXISTING

FF FINISHED FLOOR

FG FINISHED GRADE

FS FINISHED SURFACE

GB GRADE BREAK

HP HIGH POINT

LP LOW POINT

NTS NOT TO SCALE

P / PL PROPERTY LINE

RW RIGHT OF WAY

DS RAIN WATER LEADER

TC TOP OF CURB

LEGEND PROPOSED EXISTING

DIRECTION OF SURFACE DRAINAGE

PROPERTY LINE

OVERLAND RELEASE PATH

RETAINING WALL (CMU)

BOUNDARY

CURB AND GUTTER

SIDEWALK

DRIVEWAY

DETAIL CALLOUT DETAIL

SHEET NUMBER
A
3 CURB CUT W/ 6" TAPER -
SEE DETAIL 4/C5.1
RH

BIORETENTION AREA
SEE SHEET C5.0
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 5 ends

EX 8"SS
EX12"SS
EX12"SS
EX 15"SD
EX 12"SD
EX 12"SD
EX 12"SD
EX 12"SD
INV 182.17 ~6" IN (N)
INV 182.07 ~6" OUT (W)

EX SDMH
RIM 191.8±
INV 184.70~12" IN (NE)
INV 184.65~12" IN (SE)
INV 184.65~12" OUT (SW)

EX SSMH
RIM 191.8±
INV 185.00~NEW 6" IN (W)
INV 176.62~EX 12" IN (S)
INV 176.67~EX 8" IN (NW)
INV 176.57~12" OUT (NE)

EX SDCI
RIM 191.3±
INV 187.31~12" OUT (SE)

EX SDJB
RIM 192.4±
INV 187.19~12" IN (NW)
INV 187.44~12" IN (NE)
INV 186.99~12 OUT (SW)

EX SDDI
RIM 191.7±
INV 188.35~12" OUT (SW)
EX 16"W
EX 12"W
NO

PARKING
VAN

ACCESSIBLE
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
W
W
W
2"W
SS
SS
SS
SS
F
FF
6"FW
6"SS
4"SS
4"SS
SS
SS
SS
6"SD
6"SD
6"SS
F
F
6"FW
F F
SD
SD
SD
SD
SD
SD
SD
6"SD
6"SD
12"SD
12"SD
12"SD
6"FW
6"SD
4"SS
IRR
SD
12"SD
6"SD
6"FW
SSMH
RIM 191.62
INV 186.96 ~6" THRU
SDCO
INV 189.00
106' ~ 6" SS (PVC) @ S=0.0242
SDDI
TG 190.30
INV 186.80 ~ 6" OUT (NW)
SDDI
TG 190.80
INV 187.30 ~ 6" OUT

SD BUBBLER
TG 190.90
INV 188.6 ~ 6" IN (N)
SDCO
INV 191.34

SD BUBBLER
TG 191.60
INV 189.96 ~ 6" IN (S)
SDDI
TG 191.10
INV 187.60 ~ 6" OUT (NE)
SDMH
RIM 190.3±
INV 182.12~12" IN (SE)
INV 179.2±~EX 15" OUT (W)
SDDI
TG 191.20
INV 187.70 ~ 6" OUT
4" SS STUB
INV 190.70
22'~4" SS (PVC)
42'~4" SS (PVC)
@S=0.0242
SSCO
INV 190.54
SSCO
INV 189.52
SDMH
RIM 191.2
INV 186.64~6" IN (SE)
INV 186.07~6" IN (W)
INV 185.59~6" OUT (NE)
98' ~ 6" SS @ S=0.02
SDMH
RIM 190.7
INV 182.62~12" IN (SE)
INV 187.36~6" IN (S)
INV 186.16~6" IN (E)
INV 182.62~12" OUT (NW
123' ~ 6" SD (PVC) @ S=0.01
24'~6" SD (PVC)
@S=0.01
4" SS STUB
INV 190.70
OWS
S=0.0079
16'~6" SD (PVC)
@S=0.01
25'~12" SD
@S=0.02
19'~6" SD
(PVC)
69'~6" SD (PVC)
@ S=0.02

HAYES AVENUE

HAYES AVENUE
ENDICOTT BLVD.

BLOSSOM HILL ROAD
SDDI
TG 191.00
INV 187.80 ~ 6" OUT (W)
16'~6" SD (PVC)
@S=0.01
87' ~ 6" SD (PVC) @ S=0.01
SDMH
RIM 191.4
INV 184.72~6" IN (SW)
INV 187.64~6" IN (E)
INV 184.62~12" OUT (NW)
200' ~ 12" SD (PVC) @ S=0.01
54'~6" SD (PVC)
@ S=0.02
SSAD
RIM 192.90
INV 190.90
15'~4" SS (PVC)
@S=0.0242
SDDI
RIM 188.9
INV 184.90 ~ 12" OUT (SE)
SDMH
RIM 190.0±
INV 184.14 ~ 12" IN (NW)
INV 184.00 ~ 12" THRU
38'~12" SD (PVC)
@S=0.02
SDDI
TG 189.82
INV 186.32 ~ 6" OUT (W)
16'~6" SD (PVC)
@S=0.01
SDCO
INV 189.68

CONNECT

DOWNSPOUT TO
SDCO

28.3'

28.9'

CONNECT

DOWNSPOUT TO
SDCO

UTILITY PLAN
MKD

AS SHOWN
MKD
1 INCH = 20 FEET
4020 10 0

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900UT.DWG
657900UT.DWG

4.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 11:59 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3
LEGEND

WATER SERVICE AND METER

WATER VALVE

BUBBLER

CONDUIT

PROJECT BOUNDARY

CURB AND GUTTER

STREET MONUMENT

EASEMENT

SANITARY SEWER
SANITARY SEWER MANHOLE CSJ D-11

CENTERLINE

PROPERTY LINE

SIDEWALK

STORM DRAIN LINE

RIGHT OF WAY

FIRE HYDRANTS
TREE

PROPOSED EXISTING
STORM DRAIN MANHOLE CSJ D-11

PULL BOX

STREET SIGN

SANITARY LATERAL

SANITARY SEWER CLEAN OUT

STORM DRAIN CURB INLET

JOINT TRENCH
GAS
SS
SD
STORM DRAIN FIELD INLET (1X1)
STORM DRAIN FIELD INLET (2X2)
W

BACK FLOW VALVE

FIRE SERVICE CONNECTION

UTILITY POLE

CONCRETE VALLEY GUTTER
EP

WATER MAIN
RH

STORM DRAIN DOWNSPOUT

STORM DRAIN PLUG

STORM DRAIN PERFORATED PIPE
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 6 ends

SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
6"SD
6"SD
SD
SD
SD
SD
SD
SD
SD
6"SD
6"SD
12"SD
12"SD
12"SD
6"SD
SD
12"SD
6"SD
EX 15"SD
EX 12"SD
EX 12"SD
EX 12"SD
EX 12"SD

EX SDMH
RIM 191.8±
INV 184.70~12" IN (NE)
INV 184.65~12" IN (SE)
INV 184.65~12" OUT (SW)

EX SDMH
RIM 188.9±
INV 183.07~12" IN (NE)
INV 182.92~6" IN (N)
INV 182.87~18" OUT (SW)

EX SDCI
RIM 191.3±
INV 187.31~12" OUT (SE)

EX SDJB
RIM 192.4±
INV 187.19~12" IN (NW)
INV 187.44~12" IN (NE)
INV 186.99~12 OUT (SW)

EX SDDI
RIM 191.7±
INV 188.35~12" OUT (SW)
NO

PARKING
VAN

ACCESSIBLE
TCM 1
(347 sf)
TCM 2
(126 sf)
TCM 3
(200 sf)
TCM 4
(217 sf)
TCM 5
(347 sf)
DMA 1
DMA 2
DMA 3
DMA 4
DMA 5
DMA 6
DMA 7
TCM 6
(302 sf)
TCM 7
(175 sf)
ROOF

DOWNSPOUT

CONNECTION
ROOF

DOWNSPOUT

CONNECTION

HAYES AVENUE
ENDICOTT BLVD.

BLOSSOM HILL ROAD
ROOF

DOWNSPOUT

CONNECTION

CITY OF SAN JOSE MAINTAINED

STORMWATER TREATMENT OPERATION
AND MAINTENANCE INFORMATION:

I. RESPONSIBLE PARTY FOR MAINTENANCE:

I.A. CONTACT:

CITY OF SAN JOSE

DEPARTMENT OF TRANSPORTATION
I.B. PHONE NUMBER OF CONTACT:
(408) 794-1900

I.C. EMAIL: [email protected]
I.D. ADDRESS:
1404 MABURY ROAD
SAN JOSE, CA 95133

STORMWATER

CONTROL PLAN
MKD

AS SHOWN
MKD
1 INCH = 20 FEET
4020 10 0
DMA#

LID TREATMENT DRAINAGE AREA
(SEE SIZING CALCULATIONS,
SHEET C5.1)

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

FLOW DRAINAGE
CURB CUT W/ 6" TAPER - SEE DETAIL 2/C5.1
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900SW.DWG
657900SW.DWG

5.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:26 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3
PROJECT SITE INFORMATION:

1. SOILS TYPE: CLAY LOAM

2. GROUND WATER DEPTH: 20-30 FEET

3. NAME OF RECEIVING BODY: CANOAS CREEK

4. FLOOD ZONE: ZONE D

5. FLOOD ELEVATION (IF APPLICABLE): N/A

OPERATION AND MAINTENANCE
INFORMATION:

I. PROPERTY INFORMATION:

I.A. PROPERTY ADDRESS:

APN 690-02 -003
I.B. PROPERTY OWNER:

SUNBELT RENTALS
II. RESPONSIBLE PARTY FOR MAINTENANCE:

II.A. CONTACT:

DOUGLAS HAYUNGS
II.B. PHONE NUMBER OF CONTACT:
(480)-213-1206

II.C. EMAIL:
[email protected]
II.D. ADDRESS:
1799 Innovation Point
Fort Mill, SC 29715
RH
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 7 ends

12" MIN. OF CLASS II PERMEABLE ROCK
PER CALTRANS SPECS. ROCK SECTION

TO INCREASE IF PERFORATED PIPE
REACHES BOTTOM OF 12" SECTION.

BIO-TREATMENT

SOIL MIX (BSM)
PER SPECS.

VARIES VARIES

PERFORATED PIPE
(SLOPE AT 0.50% MIN)
W/ PERFORATIONS DOWN.

SEE PLAN FOR LENGTH
AND LOCATION.

CHRISTY V12

OR APPROVED EQUAL

OVERFLOW RISER

W/ GRATE
3:1 MAX
18"

CLEANOUT

W/ CAP AT

FINISH GRADE
6"

VARIES-SEE PLAN

VARIES-SEE PLAN
PLACE 4" MIN. DIA. APPROVED COBBLE 0.2'

BELOW CURB OPENINGS FOR DISTANCE
OF 2' EITHER SIDE OF CURB OPENINGS.

PLACE GEOTEXTILE BETWEEN COBBLES &
NATIVE SOIL FOR EROSION CONTROL.

SOLID OVERFLOW PIPE

CURB OPENING
(SEE DETAIL AND

PLAN FOR LOCATION)

BIORETENTION BASIN W/O LINER
SIZING METHOD:
4%
1 N.T.S.
2"
MIN.4"

RISER HEIGHT SEE TCM

SUMMARY TABLE

0.2"

PAVEMENT

SLOPE TO
DRAIN
18" MIN. 6" HIGH
CURB
6" HIGH
CURB

SECTION VIEW
1 6"
A
A
A-A
SEE

BIORETENTION
OR

FTP DETAILS
CURB OPENING4 N.T.S.

WARPED
GUTTER
CL

PLAN VIEW
3'-6" 12"
A
A
1'-6" MIN 6"
VARIES
SEE
PLAN

0.2'
MIN.6"
6"X"
3 MAX
PLACE 4" MIN. DIA. APPROVED
COBBLE 0.2' BELOW CURB
OPENINGS FOR DISTANCE OF 2'

EITHER SIDE OF CURB OPENINGS
DEPRESS 2"

AT OPENING
24" 24"

FLOWS TO

BIORETENTION AREA
SOURCE CONTROL MEASURES:

1. CONNECT THE FOLLOWING FEATURES TO SANITARY SEWER:
a. COVERED TRASH/ RECYCLING ENCLOSURES.
b. WASH AREA/ RACKS.

2. BENEFICIAL LANDSCAPING.

3. USE OF WATER EFFICIENT IRRIGATION SYSTEMS.

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

5. STORM DRAIN LABELING.

SITE DESIGN MEASURES:

1. PROTECT EXISTING TREES, VEGETATION, AND SOIL.

2. CREATE NEW PERVIOUS AREAS:
a. LANDSCAPING

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

4. REDUCE EXISTING IMPERVIOUS SURFACES

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

6. PARKING:
a. NOT PROVIDED IN EXCESS OF CODE.

0.1 FT
12"
12"
3 MAX
1 24"
WATER STOP. SEE

CITY OF SAN JOSE
DETAIL D-19
3/4"

CRUSHED

DRAIN ROCK

VARIES SEE
TCM

SUMMARY
TABLE
BUBBLER BOX DETAIL3 N.T.S.N.T.S.

V 12 CHRISTY BOX

WITH OPEN GRATE

SEE PLAN FOR

RIM ELEVATION
INSTALL 24" WIDE APRON
OF 4" COBBLES AROUND

BUBBLER RIM

OVERFLOW
RISER

W/GRATE

IMPERMEABLE LINER

ALONG VERTICAL EDGE PLACE GEOTEXTILE

BETWEEN COBBLES &

NATIVE SOIL FOR

EROSION CONTROL

CONTRACTOR TO DRILL
2 ROWS OF (2)
2" DIA. WEEPHOLES

DRAIN ROCK TO BE LINED
WITH 20-MIL HDPE WATER

BARRIER ALONG VERTICAL
EDGE WITH A 2" WRAP

OPEN TO DRAIN

BIORETENTION POND

0.2'

VARIES PER
DESIGN
X** IF TOP OF WALL TO BOTTOM

OF FOOTING IS GREATER
THAN OR EQUAL TO 4' WALL

SHALL BE STRUCTURALLY

DESIGNED AND APPROVED

BY PUBLIC WORKS PRIOR TO
CONSTRUCTION.

SEE

BIORETENTION
OR

FTP DETAILS
5 N.T.S.CURB ADJACENT TO BIORETENTION

BOTTOM OF

BIORETENTION
BASIN

SET BOTTOM OF CURB PER

GEOTECHNICAL REPORT TO

FOR PAVEMENT STABILITY AND

TO AVOID WATER INFILTRATION

UNDER PAVEMENT
INSTALL 4" MIN DIA. APPROVED
COBBLE 0.2 FEET BELOW CURB
OPENINGS FOR DISTANCE OF 2'
EITHER SIDE OF CURB OPENINGS.

SEE PLAN VIEW FOR LOCATION

CURB & GUTTER
3:1
MAX
SIDE SLOPE1
3 MAX.

SLOPE VARIES
REV. DATE SEPTEMBER 2021
BIORETENTION BASIN W/O LINER2
SIZING METHOD:

FLOW-COMBO
N.T.S.

PERFORATED PIPE (SLOPE AT

0.50% MIN) W/ PERFORATIONS
DOWN. SEE PLAN FOR LENGTH
AND LOCATION.

SOLID OVERFLOW PIPE

NATIVE MATERIAL

PLACE GEOTEXTILE BETWEEN COBBLES &

NATIVE SOIL FOR EROSION CONTROL

CURB OPENING
(SEE DETAIL AND

PLAN FOR LOCATION)
PLACE 4" MIN. DIA. APPROVED COBBLE 0.2'

BELOW CURB OPENINGS FOR DISTANCE
OF 2' EITHER SIDE OF CURB OPENINGS
CHRISTY V12

OR APPROVED

EQUAL OVERFLOW

RISER W/ GRATE

CLEANOUT

W/ CAP AT

FINISH GRADE

RISER HEIGHT

SEE TCM
TABLE
12" MIN. OF CLASS II PERMEABLE
ROCK PER CALTRANS SPECS.

ROCK SECTION TO INCREASE IF

PERFORATED PIPE REACHES
BOTTOM OF 12" SECTION

IF NATIVE MATERIAL IS USED FOR

SIDESLOPE, RELATIVE COMPACTION OF

SUBGRADE TO BE SIMILAR TO ADJOINING

NATIVE SOILS

BIO-TREATMENT

SOIL MIX (BSM)
PER SPECS.
18"
(BSM)
12"
MIN.

SEE PLAN
6"
2"
MIN.4"

0.2'

1. SEE GRADING PLAN FOR BASIN FOOTPRINT AND DESIGN
ELEVATIONS.

2. PLACE 3 INCHES OF COMPOSTED, NON-FLOATABLE MULCH IN
AREAS BETWEEN STORMWATER PLANTINGS.

3. SEE LANDSCAPE PLAN FOR MULCH, PLANT MATERIALS AND

IRRIGATION REQUIREMENTS

4. CURB CUTS SHALL BE A MINIMUM 18" WIDE AND SPACED AT
MAXIMUM 10' O.C. INTERVALS AND SLOPED TO DIRECT
STORMWATER TO DRAIN INTO THE BASIN. CURB CUTS SHALL
ALSO NOT BE PLACED INLINE WITH OVERFLOW CATCH BASIN.

SEE GRADING PLAN FOR MORE DETAIL ON LOCATIONS OF CURB
CUTS.

5. A MINIMUM 0.2' DROP BETWEEN STORM WATER ENTRY POINT
(I.E. CURB OPENING, FLUSH CURB, ETC.) AND ADJACENT
LANDSCAPE FINISHED GRADE.

6. DO NOT COMPACT NATIVE SOIL / SUBGRADE AT BOTTOM OF
BASIN. LOOSEN SOIL TO 12" DEPTH.

BIORETENTION & FLOW-THROUGH PLANTER NOTES:BIOTREATMENT SOIL REQUIREMENTS · BIORETENTION SOIL MIX SHALL MEET THE
REQUIREMENTS AS OUTLINED IN APPENDIX C OF THE C.3

STORM WATER HANDBOOK AND SHALL BE A MIXTURE OF

FINE SAND AND COMPOST MEASURED ON A VOLUME
BASIS OF 60-70% SAND AND 30-40% COMPOST.

CONTRACTOR TO REFER TO APPENDIX C FOR SAND AND
COMPOST MATERIAL SPECIFICATIONS. CONTRACTOR
MAY OBTAIN A COPY OF THE C3 HANDBOOK AT :

HTTPS://CLEANWATER.SCCGOV.ORG/SITES/G/FILES/
EXJCPB461/FILES/SCVURPP_C.PDF
· PRIOR TO ORDERING THE BIOTREATMENT SOIL MIX OR

DELIVERY TO THE PROJECT SITE, CONTRACTOR SHALL

PROVIDE A BIOTREATMENT SOIL MIX SPECIFICATION

CHECKLIST, COMPLETED BY THE SOIL MIX SUPPLIER AND
CERTIFIED TESTING LAB.

TO
STORM
DRAIN
FLOW-THROUGH PLANTER (BELOW GRADE)6
SIZING METHOD:
4%
N.T.S.
* IF TOP OF WALL TO BOTTOM

OF FOOTING IS GREATER
THAN OR EQUAL TO 4' WALL

SHALL BE STRUCTURALLY

DESIGNED AND APPROVED

BY PUBLIC WORKS PRIOR TO
CONSTRUCTION.

DOWNSPOUT NOTE:

IN THE EVENT ONLY ONE

DOWNSPOUT IS LOCATED

WITHIN THE FLOW-THROUGH

PLANTER BOX, CONTRACTOR

SHALL INSTALL A FLOW

SPREADER AT THE

DOWNSPOUT TO ENSURE

PROPER DISTRIBUTION OF

STORMWATER OVER THE
ENTIRE PLANTER.

REINF. CONCRETE

PLANTER
PERFORATED PIPE (SLOPE AT 0.50% MIN)
W/ PERFORATIONS DOWN. SEE PLAN FOR
LENGTH AND LOCATION.
12" MIN. OF CLASS II PERMEABLE ROCKPER
CALTRANS SPECS. ROCK SECTION TO
INCREASE WITH SLOPE OF PIPE.
4" MIN. DIA. APPROVED
COBBLE 0.2' BELOW

DOWNSPOUTS FOR
DISTANCE OF 2' EITHER

SIDE OF DOWNSPOUT

CLEANOUT

W/ CAP AT

FINISH GRADE
PLACE 4" MIN. DIA. APPROVED COBBLE 0.2'

BELOW CURB OPENINGS FOR DISTANCE
OF 2' EITHER SIDE OF CURB OPENINGS

CURB OPENING
(SEE DETAIL AND

PLAN FOR LOCATION)

BIO-TREATMENT

SOIL MIX (BSM)
PER SPECS.

WATERPROOF MEMBRANE PER
STRUCTURAL PLANS.

X* 0.2'
18"
(BSM)12"
MIN.

RISER
HEIGHT

SEE TCM
TABLE
NOTE:
3" OF NON FLOATABLE MULCH

IS REQUIRED FOR THIS FLOW

THOUGH PLANTER

CURB OPENING
(SEE DETAIL AND

PLAN FOR LOCATION)

STORMWATER

CONTROL PLAN

NOTES & DETAILS
MKD

NOT TO SCALE
MKD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900SW.DWG
657900SW.DWG

5.1 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:27 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3
RH
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 8 ends

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.

ANNUALLY AT THE END OF THE RAINY SEASON, AND/OR AFTER LARGE STORM EVENTS 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,

STORMWATER

CONTROL

CALCULATIONS
MKD

NOT TO SCALE
MKD
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900SW.DWG
657900SW.DWG

5.2 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:28 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3
RH
10/11/2024

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 9 ends

PARKING
VAN

ACCESSIBLE
W
W
W
2"W
F
FF
6"FW
F
F
6"FW
F F
6"FW
6"FW

PROPOSED
FDC

EXISTING
PUBLIC

HYDRANT
EX 16"W
EX 12"W

HAYES AVE

ENDICOTT BLVD

SOUTHERN PACIFIC TRANSPORTATION COMPANY

EXISTING LANDS OF GBR MAGIC

SANDS MHP LLC
690-020-002

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

PROPOSED BUILDING
±5,000 SF

BLOSSOM HILL ROAD

CONSTRUCT NEW

ACCESSIBLE RAMP PER
CSJ STDS.

CONSTRUCT NEW 32.0' WIDE

DRIVEWAY PER CSJ STDS

NEW PUBLIC SIDEWALK TO CONFORM

WITH EXISTING SIDEWALK

CONSTRUCT NEW PUBLIC DETACHED

SIDEWALK, CURB AND GUTTER

PER CSJ STDS
15'

BUILDING

SETBACK
LOT 1
±40,931 SF

PROPOSED

EMPLOYEE

PARKING

EXISTING LANDS OF LEE JAMES D
690-03-001

PROPOSED ADA ACCESS
(WITH MAN GATE) TO

PUBLIC RIGHT OF WAY PER

CSJ DESIGN GUIDELINES

PROPOSED TRASH

ENCLOSURE

LOCATE AND PROTECT SIGNAL INTERCONNECT
(SIC) COPPER CABLES (25 STRANDS RUNNING
ALONG ENDICOTT BLVD).

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE

EXISTING

RESIDENTIAL
USE
7' WROUGHT IRON

SECURITY GATE
(TO REMAIN OPEN DURING

OPERATIONAL HOURS)
7'

WROUGHT
IRON

SECURITY
FENCE
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
194'
111'
115'
147'
37'
77'
EXISTING 6' TALL

MASONRY WALL

TO REMAIN
CONSTRUCT NEW C3

BIORETENTION PLANTER
CONSTRUCT NEW C3

BIORETENTION PLANTER
NEW
PUBLIC

HYDRANT

FIRE ACCESS
PLAN
OB

AS SHOWN
OB
1 INCH = 20 FEET
4020 10 0

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900FA.DWG
657900FA.DWG

6.0 6579.00
NOV. 20, 2023
26 PLOTTED: 10/8/2024 12:33 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

PROPOSED BUILDING
RH
30'/50' TURNING RADIUS

FIRE HYDRANT (E)

FIRE DEPARTMENT CONNECT (P)

EXISTING WATER LINE

FIRE DEPARTMENT LINE (PROPOSED)
EX 6"W
6"FW
150' HOSE PULL
BUILDING INFORMATION:
· BUILDING CONSTRUCTION TYPE: V-B
· BUILDING SF: 5,128 SF (MEASURED TO EXTERIOR WALL)
· HAZARD CLASSIFICATION: LIGHT HAZARD
· OCCUPANCY GROUPS: B , S-1
· BUILDING HEIGHT: 25' - 6”
10/11/2024
FH-1
FH-2

1. FLOW FH-1 AND FH-2 SIMULTENOUSLY FOR
1,500 GPM AT 20 PSI. EACH HYDRANT SHALL
FLOW MINIMUM 1,000 GPM IF FLOW INDIVIDUALLY.

SAN JOSE FIRE DEPARTMENT

REVIEWED
By: Date:

Kathy Tee
10/23/2024
CP24-001

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 10 ends

EX 8"SS
EX12"SS
EX12"SS
EX 12"SD
EX 12"SD
EX 12"SD
EX 12"SD
EX 16"W
EX 12"W
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

HAYES AVE

SOUTHERN PACIFIC TRANSPORTATION COMPANY
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

PROPOSED BUILDING
±5,000 SF
NO

PARKING
VAN

ACCESSIBLE

BLOSSOM HILL ROAD
28'
30'
36'

PROPOSED TRASH

ENCLOSURE
50'
30'
R50'
R34'

SOUTHERN PACIFIC TRANSPORTATION

COMPANY

HAYES AVE

ENDICOTT BLVD

BLOSSOM HILL RD

BLOSSOMHILL RD
SITE
EX 8"SS
EX12"SS
EX12"SS
EX 12"SD
EX 12"SD
EX 12"SD
EX 12"SD
EX 16"W
EX 12"W
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

HAYES AVE

SOUTHERN PACIFIC TRANSPORTATION COMPANY
N00°08'58"E 264.68'
S89°40'07"E 64.23'
S52°23'47"E 91.98'
L=85.77'
Δ=36°24'09"
S00°08'58"W 57.48'
L=107.02'
Δ=24°14'11"
N89°40'14"W 89.51'

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO
690-020-002

PROPOSED BUILDING
±5,000 SF
NO

PARKING
VAN

ACCESSIBLE

BLOSSOM HILL ROAD
28'
30'
36'

PROPOSED TRASH

ENCLOSURE
50'
30'
R50'
R34'
WASTE

MANAGEMENT

ACCESS PLAN
MKD

AS SHOWN
MKD
1 INCH = 20 FEET
4020 10 0

VICINITY MAP
SCALE: 1" = 500'

PROJECT BOUNDARY
LEGEND
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\PL\PERMIT\657900WM.DWG
657900WM.DWG

7.0 6579.00
NOV. 20, 2023
26 PLOTTED: 6/17/2024 2:57 PMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS

PROPOSED BUILDING

EXISTING CURB AND GUTTER

PROPOSED PARKING

PROPOSED FACE OF CURB

EXISTING FENCE

BUILDING SETBACK

BIOTREATMENT AREA

PROPOSED SIDEWALK

PROPOSED FENCE

PROPOSED SIDEWALK EASEMENT
RH

WASTE MANAGEMENT-SITE ACCESS IN WASTE MANAGEMENT-SITE ACCESS OUT

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 11 ends

NO PARKING

VAN ACCESSIBLE

PROPERTY LINE
ACCESSIBLE PATH OF TRAVEL:
48" MIN CLR. WIDTH, 5% MAX RUNNING
SLOPE, AND 2% MIN CROSS SLOPE
PER 2022 CBC 11B-403
# PARKING TOTAL

DS PROPOSED DOWNSPOUT

SETBACK
15' - 0"

HAYES AVE

ENDICOTT BLVD
DS
DS
PA5
1 PA6
2 PA5
2 PA6
1 PA2
11 (N) LANDSCAPE, SCD.
(N) SIDEWALK, SCD.
(N) LANDSCAPE, SCD.
(N) SIDEWALK, SCD.
50' - 3"
(N) FENCE, SCD.
(N) FENCE, SCD.
(N) ACCESS DOOR, SCD.
(N) ACCESSIBLE PATH
OF TRAVEL, SCD.
(N) GATE, SCD.
90' - 10"

PROPOSED

BUILDING
PA7
150' - 0" MIN.

DS
6 3
(N) LANDSCAPE, SCD.
(N) LANDSCAPE,
SCD.
(N) ACCESSIBLE

PATH OF TRAVEL,
SCD.
(N) BIKE
RACK, SCD.
(N) TREE, SCD.
(N) MECHANICAL
UNIT, SCD.
71' - 7"
LEGEND

DATE DESCRIPTIONNO
657800BR.DWG
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
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA1

PROPOSED

SITE PLAN
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1/16" = 1'-0" 1

PROPOSED ARCHITECTURAL SITE PLAN

APPROVAL STAMPS
28 Exhibit E - Project Plans

Page 12 ends

OF PARKING STALL

ALIGN LOWER SIDE OF

SYMBOL W/ FRONT OF

PARKING STALL

PAINTED WHITE PROFILE

OVER BLUE BACKGROUND
1' - 6" 1' - 6"
3' - 0"
(2) #6 GALV. DOWELS 24"
LONG, 9" FROM EACH

END OF BUMPER
PRECAST CONC. WHEEL STOP
3'-0" LONG W/ (2) #3 BARS
ASPHALTIC CONC. PAVING

OVER AGGREGATE BASE
3" 2" 3"
3"3"
3' - 0" 1' - 0"
3" 2" 3"
2' - 6"

EDGE OF PARKING STALL

WHEEL STOP
2 PA2

SECTION

PLAN VIEW
TOP DIAMETER OF 0.45"-0.47"
BASE DIAMETER OF 0.9"-0.92"

2.3"-2.4"

0.65" MIN 0.18"-0.22"
NOTE: DETECTABLE

WARNING SURFACES SHALL

BE YELLOW AND
APPROXINATE FS 33,538 OF
FEDERAL STANDARD 595C
(CBC 11B-705.1.1.3)
CONC. FOOTING

THREADED PIPE CAP
2" ~ GALV. STL. PIPE - EMBED
18" MIN. INTO CONC. FOOTING
1' - 0"
17" MIN
22" MIN

MACHINE SCREWS T&B AND
WASHERS (TYP 4 PLACES)
ALUMINUM OR STEEL SIGN WITH 1 INCH HIGH
WHITE BEADED TEXT ON BLUE BACKGROUND:
"UNAUTHORIZED VEHICLES PARKED IN

DESIGNATED ACCESSIBLE SPACES NOT

DISPLAYING DISTINGUISHING PLACARDS OR

SPECIAL LICENSE PLATES ISSUED FOR

PERSONS WITH DISABILITIES WILL BE TOWED
AWAY AT THE OWNER'S EXPENSE. TOWED
VEHICLES MAY BE RECLAIMED AT: ___________
OR BY TELEPHONING___________"(NOTE:

BLANK SPACES SHALL BE FILLED IN WITH

APPROPRIATE INFORMATION PRIOR TO

FABRICATION)
2' - 0" 6' - 8"
CONC. FOOTING

THREADED PIPE CAP

INTERNATIONAL SYMBOL OF

ACCESSIBILITY

REFLECTORIZED SIGN -

WHITE ON DARK BLUE
BACKGROUND (70 SQ. IN. MIN.)

VAN ACCESSIBLE SIGN (AT

VAN ACCESSIBLE STALL)
2" ~ GALV. STL. PIPE - EMBED
18" MIN. INTO CONC. FOOTING
1' - 0"
12"
30"

MACHINE SCREWS T&B AND
WASHERS (TYP 4 PLACES)
"MINIMUM FINE $250" SIGN

BELOW INTERNATIONAL SIGN

OF ACCESSIBILITY PER CBC
11B-502.6.2
2' - 0"

PARKING
ONLY

MINIMUM
FINE $250

PARKING
ONLY

MINIMUM
FINE $250
VAN

ACCESSIBLE
12"
24"
60" MIN
60" MIN
NOTE: (PER CBC11B-502.6)
SIGNS SHALL BE 60 INCHES MIN. ABOVE THE

FINISH FLOOR OR GROUND SURFACE
MEASURED TO THE BOTTOM OF THE SIGN.
*EXCEPTION: SIGNS LOCATED WITHIN A
CIRCULATION PATH SHALL BE A MIN. OF 80

INCHES ABOVE THE FINISH FLOOR OR

GROUND SURFACE MEASURED TO THE
BOTTOM OF THE SIGN.
4" WIDE DIAGNOL STRIPING AT 3'-0"
O.C. MAX., TWO COATS (TYP) COLOR

TO BE WHITE OR BLUE REFLECTIVE

HIGHWAY PAINT
PERIMETER 4" WIDE STRIPING, TWO

COATS (TYP) COLOR TO BE BLUE

REFLECTIVE HIGHWA PAINT
NOTE:

ALL PRIMARY AND CROSS SLOPE CONDITIONS

SHALL COMPLY WITH ACCESSIBLE ROUTE TO
TRAVEL CRITERIA PER STATE OF CA TITLE 24

ACCESSIBILITY STANDARDS
TYP
4' - 0" MIN MAX
36"

NOTE - ACCESS AISLE SHALL COMPLY
WITH CBC 2019 REF. 11B-502.3
45°

CONCRETE SIDEWALK

BROOM FINISH CONCRETE

TAPER CURB ON

BOTH SIDES OF

ACCESSIBLE RAMP
4" WIDE STRIPING
TWO COATS (TYP.)

TO MATCH

EXISTING SITE

STRIPING COLOR

NO PARKING
PAINT "NO
PARKING", MIN. 12"

HIGH LETTERS W/
(2) COATS OF

TRAFFIC WHITE
5' - 0"
CURB

TOP OF EDGE OF

CURB AT ACCESSIBLE

RAMP SHALL BE

FLUSH WITH THE

DRIVEWAY PAVING

REFER TO

DETAIL FOR

ACCESS AISLE

REQUIREMENTS
NOTE:
• THE PARKING STALL AND ACCESS AISLE SHALL HAVE A MAXIMUM SLOPE OF 2% IN ANY DIRECTION
• PARKING STALLS SHALL COMPLY WITH CBC 2022 11B-208 AND 11B-502 6' - 0" TYP

ACCESSIBLE STALL
9' - 0" VAN
/10 PA2
PA2
1 PA2
8 PA2
14 EQ EQ
18' - 0" MIN
9'-0" STANDARD STALL
6' - 0" U.O.N.

U.O.N.
3' - 0"

THE CURB RAMP

LANDING WIDTH

AT LEAST AS WIDE AS

BROOM FINISH ACCESSIBLE

RAMP SURFACE AND SIDE
FLARES

THE SLOPE OF THE RAMP
LA

NDING IN ALL DIRECTIONS
SHALL BE 1:48 MAX

THE RAMP CROSS SLOPE SHALL
BE 1:48 MAX
12" MIN. BORDER

GROOVES PER DETAIL

DETECTABLE WARNING

SURFACE PER DETAIL

FOR THE FULL WIDTH OF

THE CURB RAMP

TOP OF EDGE OF THE CURB

AT ACCESSIBLE RAMP SHALL

BE FLUSH WITH THE

DRIVEWAY PAVING

AS OCCURS

AS OCCURS
4' - 0" MIN

WIDTH AS OCCURS

TAPER CURB ON

BOTH SIDES OF

ACCESSIBLE RAMP,

PAINT BLUE, TYP

ADJOINING
SLOPE
1:20 MAX.

WITHIN 20"
NOTE: CURB RAMPS SHALL COMPLY WITH CBC 2022 REFER TO 11B-406 /5 PA2
/- ---
RAMP
1:12 MAX
1:10 MAX1:10 MAX
1' - 6"
4" WIDE BAND OF

REFLECTORIZED TAPE
4" OUTSIDE DIA SCHEDULE 40 GALV
PI

PE FILLED W/ GROUT, PAINT,

SAFETY YELLOW
1" HIGH SLOPE AWAY FROM BOLLARD

CONCRETE FOOTING
6"
6" 7' - 6"

ADJACENT SURFACE

CONCRETE CROWN
4"

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA2
SITE
AC

CESSIBILITY
10/19/2023
23064
EE
JE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1" = 1'-0" 1

ACCESSIBLE SYMBOL
1 1/2" = 1'-0" 2

WHEEL STOP SECTION DETAIL
1" = 1'-0" 3

WHEEL STOP PLAN DETAIL
3" = 1'-0" 5

TRUNCATED DOME DETAILS
3/4" = 1'-0" 4

ENTRANCE ACCESSIBLE SIGNAGE
3/4" = 1'-0" 8

ACCESSIBLE PARKING SIGNAGE - POLE MOUNTED
NS 10

ADA PATH OF TRAVEL
NS 11

ACCESSIBLE PARKING STALLS
NS 14

ACCESSIBLE PERPENDICULAR CURB RAMP
1/2" = 1'-0" 15

BOLLARD
28 Exhibit E - Project Plans

Page 13 ends

7' - 9" 25' - 4" 11' - 8" 5' - 5"
3' - 0" 12' - 8" 23' - 7" 11' - 0"
23' - 9" 20' - 3" 18' - 2" 8' - 5" 5' - 11" 12' - 7" 3' - 0" R1
R1
R1R1R1R1
S1
S1S1S1
S1
S1
22' - 9"
35' - 11"
4' - 0".
4' - 0".

16.02 16.01
4' - 7" 4' - 7"
S1

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA3

PROPOSED

LIGHTING
PLAN
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
S1 LITHONIA TWR2-LED-1-50K-MVOLT-DDB LED WALL 69 0 DEGREE BALLAST, WALL PAK W/ GLASS REFLECTOR; CAST ALUM HOUSING 16'-0" AFF R1 LITHONIA OL CFM-15-WH LED RECESSED 16.6 SURFACE MOUNTED LED AND WET LABEL TYPE MANUF. DI FFUSER LAMPS MOUNTING WATTS REMARKS

LIGHTING FIXTURE SCHEDULE

APPROVAL STAMPS

KEYNOTES
16 .01 SIGNAGE UNDER SEPARATE PERMIT OWNER FURNISHED
SIGNAGE (GC TO COORDINATE AND PROVIDE ELEC.

REQUIREMENTS & 3/4" EXT. FT PLYWOOD SHEATHING
BEHIND PANELS @ SIGNAGE LOCATIONS)

16.02 SIGNAGE UNDER SEPARATE PERMIT, OWNER FURNISHED
SIGNAGE (GC TO COORDINATE AND PROVIDE ELEC.

REQUIREMENTS)
1/4" = 1'-0" 1

PROPOSED LIGHTING PLAN
28 Exhibit E - Project Plans

Page 14 ends

1 2 3 4 5 6
A
B
C
D
50' - 0"
102' - 0"
2' - 0"16' - 5"2' - 0"11' - 7"
12' - 1" 4' - 0" 8' - 3" 4' - 0" 3' - 8"
2' - 0"12' - 7"5' - 4"6' - 0"5' - 4"16' - 9"2' - 0"

STORAGE
123

BREAK ROOM
104

CONFERENCE
102
MEN'S
122

WOMEN'S
121

DISPLAY AREA
101

SHOP OFFICE
108

MANAGER
120

WAREHOUSE
110

PRESSURE

WASHER ROOM
112

LARGE WASH
BAY
111

EXISTING WALL

NEW WALL , REFER TO WALL LEGEND TYPE

EXISTING DOOR

PROPOSED WINDOW / STOREFRONT

PROPOSED DOOR

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA4

PROPOSED
FLOOR
PLAN
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1/4" = 1'-0" 1

PROPOSED FLOOR PLAN

LEGEND APPROVAL STAMPS
28 Exhibit E - Project Plans

Page 15 ends

LEVEL 1
0' - 0"
1 2 3 4 5 6
T.O. PARAPET
24' - 0"
T.O. TOWER
25' - 6"
102' - 0"
11' - 7" 2' - 0"
BIRD SAFETY FILM APPLIED, SEE KEYNOTE 08.05
16' - 5" 2' - 0" 4' - 0"
8' - 0"
1' - 11"8' - 1"
7' - 0"
14' - 0"
A
12' - 0"
CD
B
EFG
H

16.01 N 08.02

21.01 08.03KJ
16' - 0"

16.03 08.05
32' - 0"50' - 4"19' - 9"
4' - 1"4' - 1"4' - 1"4' - 1"3' - 10"3' - 10"3' - 10"
T.O. PARAPET
22' - 2"
LEVEL 1
0' - 0"
ABCD
T.O. PARAPET
24' - 0"
T.O. TOWER
25' - 6"
50' - 0"
3' - 11" 2' - 0"
BIRD SAFETY FILM APPLIED, SEE KEYNOTE 08.05
16' - 9" 5' - 4" 6' - 0" 5' - 4"
BIRD SAFETY FILM APPLIED, SEE KEYNOTE 08.05
12' - 7" 2' - 0"
10' - 0"
8' - 0" 2' - 0"
A
BC C
E
F
A
G
H
12' - 0"
N08.01 N08.02

08.03 16.02

21.01 12' - 0"

16.03 08.05 08.05
T.O. PARAPET
22' - 2"
14' - 0" 8' - 2"
2' - 8" 2' - 8" 6' - 2" 2' - 8" 2' - 8"
18' - 9" 16' - 9" 14' - 7"
3' - 0" 3' - 0" 3' - 2" 3' - 2" 3' - 2" 3' - 2"
COLOR:

C STANDING SEAM METAL SIDING- ACCENT
NA22-0019 / SUNBELT RENTALS GREEN
MANUFACTURER: STO
PRODUCT#: 648 STOCOLOR ACRYL PLUS
COLOR:

E CANOPY FASCIA
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

F METAL WALL TRIM CAPS
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

A BRICK VENEER
BROWN
MANUFACTURER: TBD
SIZE: (4 X 4 H X 16)
COLOR:

B SPLIT FACE CMU VENEER W/ DRY BLOK ADDITIVE
GRAY
MANUFACTURER: TBD
SIZE: (12 X 8 H X16)
COLOR:

G METAL COPING
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

H ALUMINUM STOREFRONT MULLION

CLEAR ANODIZED
MANUFACTURER: TBD
SIZE: 4 1/2" X 2"
COLOR:

I LOUVERED VENTS
SW 7017 DORIAN GRAY
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

D STANDING SEAM METAL SIDING- WAREHOUSE
SW 7017 DORIAN GRAY
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

J HOLLOW METAL DOOR
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

K OVERHEAD DOOR
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

L PRE-FINISHED GALV. METAL GUTTER
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

M PRE-FINISHED GALV. METAL DOWNSPOUT
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

N CLEAR GLAZING
CLR
MANUFACTURER: TBD

X EXTERIOR FINISH TAG, REFER TO

MATERIAL LEGEND

SHADED AREA
C
A
B
N
NORTH ARTICULATION %
C
A
D
N
EAST ARTICULATION %
154 SF 13%
335 SF 28%
372 SF 31%
268 SF 22%
TOTAL: 1,204 SF TOTAL: 2,324 SF
212 SF 9%
282 SF 12%
849 SF 37%
280 SF 12%
K 532 SF 23%
J 25 SF 1%

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA5

PROPOSED
EAST &
NORTH

EXTERIOR

ELEVATIONS
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1/4" = 1'-0" 1

PROPOSED EAST ELEVATION
1/4" = 1'-0" 2

PROPOSED NORTH ELEVATION

APPROVAL STAMPSMATERIAL LEGEND

KEYNOTES
08 .01 STOREFRONT DOOR, 1" CLEAR INSULATING GLASS (LOW "E" / TEMPER AS REQUIRED BY CODE), TYP.

08.02 STOREFRONT WINDOW SYSTEM, 1" CLEAR INSULATING
GLASS (LOW "E" / TEMPER AS REQUIRED BY CODE), TYP.

08.03 8" PREFIN. CONC. LINTEL BEARING ON STL ANGLE LINTEL, TYP. AT WINDOWS.

08.05 BIRD SAFETY WINDOW FILM APPLIED ON AREAS OF GLAZING WITHIN 10 FEET OF A BUILDING CORNER; SOLYX SX-BSFD

FROST DOT BIRD SAFETY FILM (NO MIRRORED GLASS OR
GLAZING WITH REFLECTIVE INDEX ABOVE 20% ALLOWED),

SEE LINK FOR DETAIL
https://www.decorativefilm.com/sx-bsfd-frost-dot-bird-safety-film

16.01 SIGNAGE UNDER SEPARATE PERMIT OWNER FURNISHED
SIGNAGE (GC TO COORDINATE AND PROVIDE ELEC.

REQUIREMENTS & 3/4" EXT. FT PLYWOOD SHEATHING
BEHIND PANELS @ SIGNAGE LOCATIONS)

16.02 SIGNAGE UNDER SEPARATE PERMIT, OWNER FURNISHED
SIGNAGE (GC TO COORDINATE AND PROVIDE ELEC.

REQUIREMENTS)

16.03 SURFACE MOUNTED EXTERIOR LIGHTING, TYP.

21.01 CANOPY, DARK GRAY METAL, TYP.

LEGEND

ARTICULATION
28 Exhibit E - Project Plans

Page 16 ends

LEVEL 1
0' - 0"

A B C D

LOW ROOF
19' - 6"
T.O. PARAPET
24' - 0"
T.O. TOWER
25' - 6"
8' - 0"
14' - 7"
B
D
G I F
10' - 0"
T.O. PARAPET
22' - 2"
4' - 0" 50' - 3" 4' - 0"
LEVEL 1
0' - 0"
123456

LOW ROOF
19' - 6"
T.O. PARAPET
24' - 0"
T.O. TOWER
25' - 6"
8' - 0"
12' - 1"4' - 0"8' - 3"4' - 0"3' - 8"4' - 0"
10' - 0"
A B
C D
E
F G
H
I
N 08.02

08.03 L
M
45°
4' - 0"
12' - 0"
24 SF GLAZING,
9 SF SHADED, OK.
24 SF GLAZING,
9 SF SHADED, OK.

08.05 BIRD SAFETY FILM APPLIED,
SEE KEYNOTE 08.05
T.O. PARAPET
22' - 2"
32' - 0" 50' - 3" 19' - 9"
102' - 0"
COLOR:

C STANDING SEAM METAL SIDING- ACCENT
NA22-0019 / SUNBELT RENTALS GREEN
MANUFACTURER: STO
PRODUCT#: 648 STOCOLOR ACRYL PLUS
COLOR:

E CANOPY FASCIA
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

F METAL WALL TRIM CAPS
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

A BRICK VENEER
BROWN
MANUFACTURER: TBD
SIZE: (4 X 4 H X 16)
COLOR:

B SPLIT FACE CMU VENEER W/ DRY BLOK ADDITIVE
GRAY
MANUFACTURER: TBD
SIZE: (12 X 8 H X16)
COLOR:

G METAL COPING
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

H ALUMINUM STOREFRONT MULLION

CLEAR ANODIZED
MANUFACTURER: TBD
SIZE: 4 1/2" X 2"
COLOR:

I LOUVERED VENTS
SW 7017 DORIAN GRAY
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

D STANDING SEAM METAL SIDING- WAREHOUSE
SW 7017 DORIAN GRAY
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

J HOLLOW METAL DOOR
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

K OVERHEAD DOOR
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

L PRE-FINISHED GALV. METAL GUTTER
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

M PRE-FINISHED GALV. METAL DOWNSPOUT
WEB GRAY SW 7075
MANUFACTURER: SHERWIN-WILLIAMS
COLOR:

N CLEAR GLAZING
CLR
MANUFACTURER: TBD

X EXTERIOR FINISH TAG, REFER TO

MATERIAL LEGEND

SHADED AREA
A
D
SOUTH ARTICULATION %
C
A
D
N
WEST ARTICULATION %
402 SF 39%
529 SF 51%
TOTAL: 1,032 SF TOTAL: 2,076 SF
544 SF 26%
223 SF 11%
1,080 SF 52%
56 SF 3%

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA6

PROPOSED
WEST &
SOUTH

EXTERIOR

ELEVATIONS
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1/4" = 1'-0" 2

PROPOSED SOUTH ELEVATION
1/4" = 1'-0" 1

PROPOSED WEST ELEVATION

KEYNOTES
08 .02 STOREFRONT WINDOW SYSTEM, 1" CLEAR INSULATING
GLASS (LOW "E" / TEMPER AS REQUIRED BY CODE), TYP.

08.03 8" PREFIN. CONC. LINTEL BEARING ON STL ANGLE LINTEL, TYP. AT WINDOWS.

08.05 BIRD SAFETY WINDOW FILM APPLIED ON AREAS OF GLAZING WITHIN 10 FEET OF A BUILDING CORNER; SOLYX SX-BSFD

FROST DOT BIRD SAFETY FILM (NO MIRRORED GLASS OR
GLAZING WITH REFLECTIVE INDEX ABOVE 20% ALLOWED),

SEE LINK FOR DETAIL
https://www.decorativefilm.com/sx-bsfd-frost-dot-bird-safety-film LEGEND

APPROVAL STAMPSMATERIAL LEGEND

ARTICULATION
28 Exhibit E - Project Plans

Page 17 ends

LEVEL 1
0' - 0"

PEDESTRIAN ACCESS DOOR
PROVIDE INTERMED. 2x2 T.S.

SUPPORT (VERT/HORIZ)
9 PA7
8 PA7
LEVEL 1
0' - 0"
1/2" / 12"
9' - 8"
8' - 0"
CMU BLOCK WALL w/ PAINT
FINISH TO MATCH ADJ. BLDG.

CORRUGATED MTL. ROOF w/ GALV. SHT.

MTL. FLASHING w FASTENER &

NEOPRENE WASHER PRIME & PAINT ALL
MTL. TO MATCH CMU
H.S.S. FRAME w/ BASE PLATE
ATTACHED TP WALL w/ EXP/

BOLTS, PRIME & PAINT
1/2" / 12"
3/4" DIA. CANE BOLT
CORRUGATED MTL. DECKING

GATE, PRIME & PAINT
3/4" DIA. DROP BOLT
1X1 SQ. TUBING WELDING
DIAG. TO DOOR FRAME,

PRIME & PAINT
PA7
6 7
PA7
0' - 6"
0' - 6"

INTEGRALLY

COLORED SPLIT FACE
CMU WALL. S.S.D.

CONCRETE CURB S.S.D.

CONCRETE HATCH
FRAME DOOR. 4 SIDES W/L WELDED, S.S.D.
3 PR. OF HEAVY-DUTY BUTT HINGES

WELDED TO JAMB AND GATE FRAME
3/4" DIAMETER SLIDE BOLT W/RECEIVER
1" CORRUGATED STEEL DECKING,
WELD TO FRAME, S.S.D.
1" MIN. CLEAR (1/2" MAX.)
H.S.S. GATE COLUMN, S.S.D.

METAL L SECTION DIAGNAL BRACE, S.S.D.

INTEGRALLY COLORED SPLIT FACE CMU
3/4" DIAMETER CANE BOLT & GUIDES

INTEGRALLY COLORED SPLIT
FACE CMU WALL. S.S.D.

FLAT CMU CAP, INTEGRALLY COLORED
HSS COLUMN S.S.D.
0' - 8"
HSS BEAM S.S.D.

CORRUGATED METAL ROOF
W/

NEOPRENE WASHER AT FASTENERS
PRIME & PAINT, TYP. S.S.D.
1' - 0"
2/ PA7
3/ PA7
4/ PA7
5/ PA7
13' - 10"
10' - 9"
15' - 1"
12' - 0"
WASTE

DUMPSTER

RECYCLE

DUMPSTER
42"30"42"
SLOPE 2% MIN.

SLOPE 2% MIN.

SLOPE 2% MIN.
3' - 11"

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA7
SITE

DETAILS
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
1/4" = 1'-0" 2

TRASH ENCLOSURE - EAST ELEVATION
1/4" = 1'-0" 3

TRASH ENCLOSURE - NORTH ELEVATION
1/4" = 1'-0" 4

TRASH ENCLOSURE - WEST ELEVATION
1/4" = 1'-0" 5

TRASH ENCLOSURE - SOUTH ELEVATION
1/4" = 1'-0" 6

HORIZ LATCH DETAIL
1" = 1'-0" 8
TRASH ENCL. WALL SECTION @ BASE
1" = 1'-0" 7
TRASH ENCL. GATE JAMB
1" = 1'-0" 9
TRASH ENCL. WALL SECTION @ TOP
1/4" = 1'-0" 1

TRASH ENCLOSURE ENLARGED PLAN
28 Exhibit E - Project Plans

Page 18 ends

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

CONDITIONAL USE PERMIT
XXOF
PA8

PROPOSED

EXTERIOR

RENDERING
10/19/2023
23064
EK
AE
15 COTTLE ROAD SAN JOSE
15 COTTLE ROAD
28 Exhibit E - Project Plans

Page 19 ends

BLOSSOM HILL ROAD

HAYES AVE

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO

SOUTHERN PACIFIC TRANSPORTATION COMPANY

PROPOSED

BUILDING

OFFICES

WAREHOUSE

MAINTENANCE

PARKING

PARKING
TRASH

ENCLOSURE
9'-9"
7'-2"
15'-0" TYP.
17'-0" TYP.
25' MAX, TYP.
25' MAX, TYP.
5'-6"
1'-6"
14'-0"
5'-0"
20'-2"
24'-3"
21'-8"
22'-10"
25'-0"
8'-2"
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.1
6579.00
NOV. 20, 2023
27 PLOTTED: 2/4/2025 9:12 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

LANDSCAPE PLAN
NOTES:

1. SEE SHEET L10.1 FOR LANDSCAPE PLAN.

2. SEE SHEET L10.2 FOR PLANTING LEGEND, NOTES, AND TREE MITIGATION TABLE.

3. SEE SHEET L10.3 FOR PLANTING DETAILS.

4. SEE SHEET L10.4 FOR HYDROZONE PLAN.

5. SEE SHEET L10.5 FOR IRRIGATION DETAILS.

6. SEE SHEETS L10.6 - L10.7 FOR CONCEPT IMAGES.

7. SEE SHEET L10.8 FOR TREE CANOPY COVERAGE PLAN.

8. STREET TREES SHOWN CONCEPTUALLY. FINAL SELECTION TO BE COORDINATED WITH THE CITY ARBORIST.

9. STREET TREE TO BE APPROVED BY CITY ARBORIST. MAXIMUM DISTANCE FOR STREET TREES AS FOLLOWS:
20'-0" O.C. FOR SMALL STREET TREES
25'-0" O.C. FOR MEDIUM STREET TREES
35'-0" O.C. FOR LARGE STREET TREES

10.SITE TREE PLACEMENT MINIMUM DIMENSION REQUIREMENT:
5'-0" O.C. TO BUILDING STRUCTURE FOR SMALL STREET TREES 12'-0" O.C. TO BUILDING STRUCTURE FOR MEDIUM STREET TREES 20'-0" O.C. TO BUILDING STRUCTURE FOR LARGE STREET TREES

11.DESIGNATE 700 CUBIC FEET OF NON-COMPACTED SOIL FOR SMALL TREES, 1400 CUBIC FEET OF NON-COMPACTED SOIL FOR MEDIUM TREES, AND 2100 CUBIC FEET OF NON-COMPACTED SOIL FOR LARGE TREES TO ALLOW TREES TO REACH THEIR MATURITY. STRUCTURAL SOIL SYSTEMS,

SOIL CELLS, OR CONTINUOUS TRENCHES ARE EXAMPLE OF WAYS TO REACH TO THE ABOVE SOIL VOLUMES.

12.MINIMUM VERTICAL CLEARANCE FOR TREE CANOPIES AT MATURITY AS FOLLOWS:
14'-0" IN AND AROUND SERVICE AND LOADING AREAS AND DRIVEWAYS 12'-0" FOR PARKING LOTS
8'-0" FOR TREE CANOPIES IMMEDIATELY

PROPOSED PLANT PALETTE

LAURUS NOBILIS 'SARATOGA'
(SMALL TREE)
TREE LEGEND:

LAGERSTROEMIA INDICA 'NATCHEZ'
(SMALL TREE)
SHRUB LEGEND:

GROUNDCOVER LEGEND:

SCALE: 1" = 20'

ULMUS PARVIFOLIA
(MEDIUM TREE)

LOMANDRA LONGIFOLIA 'BREEZE'

JUNCUS PATENS

LOMANDRA HYSTRIX 'TROPICBELLE'

NEPETA X FAASSENII

CEANOTHUS 'CONCHA'

VERBENA LILACENA 'DE LA MINA'

SALVIA CLEVELANDII
BIOTREATMENT AREA LEGEND:

ERIGERON KARVINSKIANUS

ARCTOSTAPHYLOS 'EMERALD CARPET'

CHONDROPETALUM ELEPHANTINUM

CHONDROPETALUM TECTORUM

ACER RUBRUM 'ARMSTRONG'
(MEDIUM TREE)

PROPERTY LINE

DRIVEWAY

EXISTING OVERHEAD UTILITY LINE

TO BE REDIRECTED TO PROPOSED

BUILDING

PROPOSED CONCRETE PAVING,

TYPICAL

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 7

STORMWATER TREATMENT
PLANTER, TCM 3

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 2

STORMWATER TREATMENT
PLANTER, TCM 1

STORMWATER TREATMENT
PLANTER, TCM 5

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 6
EXISTING 6'-0" HIGH METAL FENCE,
TYPICAL. SEE SHEET L10.9 FOR

FENCE AND GATE DETAILS
EXISTING 6'-0" HIGH

MASONRY WALL TO REMAIN

PROPOSED IRRIGATION

CONTROLLER

PROPOSED ADA ACCESS GATE
PER CSJ DESIGN GUIDELINES. SEE
SHEET L10.9 FOR FENCE AND GATE

DETAILS
EXISTING 6'-0" HIGH MASONRY

WALL TO REMAIN

STORMWATER TREATMENT
PLANTER, TCM 4
( In Feet )
1 inch = 20 feet

GRAPHIC SCALE
80402010020
2 TOTAL BICYCLE RACKS
1 BICYCLE LOCKER

PROTECTIVE VEHICULAR BOLLARDS
1" = 20'
JN
ST
ST

MALUS 'PRAIRIFIRE'
(SMALL TREE)
PEDESTRIAN GATE. SEE SHEET
L10.9 FOR FENCE AND GATE

DETAILS

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 20 ends

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.2
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:52 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

PLANTING LEGEND,

NOTES, AND TREE

MITIGATION TABLE
SHRUBS
DWARF MAT RUSHLOMANDRA LONGIFOLIA 'BREEZE' 3' X 3'1 GALLON L

GROUNDCOVERS SPACING
ERIGERON KARVINSKIANUS SANTA BARBARA DAISY 1 GALLON L@ 24" O.C.

PROPOSED PLANT PALETTE
TREES
SYMBOL QTY. BOTANICAL NAME COMMON NAME

MINIMUM
CONTAINER SIZEHxW
WUCOLS
(L, M, H)
114
8 ULMUS PARVIFOLIA9
JUNCUS PATENS COMMON RUSH 2' X 2'1 GALLON L147
4 PLANTING PLAN NOTES

CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO FURNISH AND INSTALL PLANT MATERIAL AS SHOWN ON THE DRAWINGS AND AS DESCRIBED IN THE SPECIFICATIONS.

UNLESS DESIGNATED ON THE DRAWINGS OTHERWISE, STRUCTURAL IMPROVEMENTS AND HARDSCAPE SHALL BE INSTALLED PRIOR TO PLANTING OPERATIONS.

PLANT LIST ON THE DRAWINGS SHALL BE USED AS A GUIDE ONLY. CONTRACTOR SHALL TAKEOFF AND VERIFY SIZES AND QUANTITIES BY PLAN CHECK.

A SOIL MANAGEMENT REPORT SHALL BE PROVIDED BY LANDSCAPE CONTRACTOR AND SOIL AMENDMENTS SHALL BE FOLLOWED PER THE REPORT. PHYSICAL COPIES OF THE SOIL MANAGEMENT REPORT SHALL BE PROVIDED TO THE CLIENT, PROJECT LANDSCAPE ARCHITECT AND LOCAL AGENCY AS REQUIRED. THE SOIL MANAGEMENT REPORT SHALL CONFORM TO STATE AB1881 WATER EFFICIENT LANDSCAPE ORDINANCE (WELO) OR LOCAL AGENCY ADOPTED WELO. CONTRACTOR SHALL OBTAIN A SOILS MANAGEMENT REPORT AFTER GRADING OPERATIONS AND PRIOR TO PLANT INSTALLATION.

SAMPLES OF FERTILIZERS, ORGANIC AMENDMENT, SOIL CONDITIONERS, AND SEED SHALL BE SUBMITTED PRIOR TO INCORPORATION. CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED REPRESENTATIVE A CERTIFICATE OF COMPLIANCE FOR SUCH FURNISHED MATERIALS.

ALL WORK ON THE IRRIGATION SYSTEM, INCLUDING HYDROSTATIC, COVERAGE, AND OPERATIONAL TESTS AND THE BACKFILLING AND COMPACTION OF TRENCHES SHALL BE PERFORMED PRIOR TO PLANTING OPERATIONS.

LOCATIONS OF PLANT MATERIAL SHALL BE REVIEWED ON SITE BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION.

TREES SHALL BE PLANTED NO CLOSER THAN TEN FEET (10') FROM UTILITIES.

TREES PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE OR STRUCTURES SHALL BE INSTALLED WITH A ROOT BARRIER AS APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.

CONTRACTOR MUST CONTACT THE CITY OF SAN JOSE ARBORIST AT 408-794-1924 TO VERIFY SPECIES (EVEN IF SHOWN ON THE PLANS), LOCATIONS, AND QUANTITIES OF ALL STREET TREES PRIOR TO ORDERING MATERIAL. IF STREET TREES ARE

TO BE PLANTED IN TREE WELLS, FINAL LOCATION OF TREE WELLS SHALL BE DETERMINED BY THE ARBORIST PRIOR TO INSTALLATION OF SIDEWALK.

ALL PLANTING AREAS TO RECEIVE 3" THICK BARK MULCH LAYER. CONTRACTOR SHALL PROVIDE SAMPLE OF PROPOSED BARK MULCH FOR APPROVAL. BARK MULCH SHALL BE LYNGSO SMALL FIR BARK (3/4" TO 1-1/2") OR APPROVED EQUAL.

ALL PLANT MATERIAL SHALL BE SELECTED IN ACCORDANCE WITH THE AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1)
FOR STANDARD FORM TREES, CALIPER SIZE SHALL BE MEASURED 6" ABOVE THE SOIL LINE FOR CALIPERS EQUAL TO OR LESS THAN 4" FOR CALIPERS GREATER THAN 4", CALIPER SHALL BE MEASURES 12" ABOVE THE SOIL LINE. FOR

MULTI-TRUNK TREES THE CALIPER SHALL BE ESTABLISHED BY TAKING THE AVERAGE OF THE CALIPER OF THE TWO LARGEST TRUNKS.

CALIPER IS MEASURED 6” ABOVE ORIGINATION POINT OF THE SECOND LARGEST TRUNK OR 6” ABOVE GROUND IF ALL TRUNKS ORIGINATE FROM THE SOIL.

CALIPER SIZES STANDARDS:
15 GALLON: 0.75-1.25"
24" BOX: 1.25-2"
36" BOX: 2-3.5"
48" BOX: 3.5-5"
60" BOX: 4-6"
WATER NEEDS CATEGORY BASED ON WUCOLS IV (JANUARY 2014) LANDSCAPE COEFFICIENT METHOD:

CATEGORY PERCENTAGE OF ETo
(H) HIGH: 0.7-0.9
(M) MEDIUM: 0.4-0.6
(L) LOW: 0.1-0.3
(VL) VERY LOW:<0.1
NOTES:

1. BARK MULCH: ALL PLANTING AREAS TO RECEIVE A 3" THICK LAYER OF BARK MULCH.

2. BARK MULCH: ALL BIOTREATMENT AREAS TO RECEIVE A 3" THICK LAYER OF NON-FLOATABLE BARK MULCH.

3. THE LOCATIONS OF THE STREET TREES WILL BE DETERMINED AT THE STREET IMPROVEMENT STAGE. CONTACT THE CITY ARBORIST AT (408) 794-1901 FOR THE DESIGNATED STREET TREE. INSTALL STREET TREES WITHIN PUBLIC RIGHT-OF-WAY ALONG ENTIRE PROJECT STREET FRONTAGE PER CITY STANDARDS; REFER TO THE CURRENT “GUIDELINES FOR PLANNING, DESIGN, AND CONSTRUCTION OF CITY STREETSCAPE PROJECTS”. STREET TREES SHALL BE INSTALLED IN PARK STRIP. OBTAIN A DOT STREET TREE PLANTING PERMIT FOR ANY PROPOSED STREET TREE PLANTINGS. STREET TREES SHOWN ON THIS PERMIT ARE CONCEPTUAL ONLY.

4. ADJACENT PROPERTY OWNER IS RESPONSIBLE FOR ALL MAINTENANCE, IRRIGATION, AND PLANTING ON PARK STRIPS PER SJ MUNICIPAL CODE. CSJ IS ONLY RESPONSIBLE FOR MAINTENANCE OF OFFSITE BIORETENTION AREAS.

BIOTREATMENT
ARCTOSTAPHYLOS 'EMERALD CARPET'CARPET MANZANITA 1 GALLON L@ 36" O.C.

NEPETA X FAASSENII CATMINT 1' X 2'1 GALLON L99
CEANOTHUS 'CONCHA' CONCHA CEANOTHUS 6' X 8'1 GALLON L
VERBENA LILACENA 'DE LA MINA' CEDROS ISLAND VERBENA 3' X 3'1 GALLON L 83 NATCHEZ CRAPE MYRTLE 25' X 15' L15 GALLONLAGERSTROEMIA INDICA 'NATCHEZ' CHINESE ELM 30' X 30' L15 GALLON
6 SALVIA CLEVELANDII CLEVELAND SAGE 4' X 5'1 GALLON L
TROPIC BELLE MAT RUSHLOMANDRA HYSTRIX 'TROPICBELLE' 3' X 3'1 GALLON L62 18 CHONDROPETALUM ELEPHANTINUMLARGE CAPE RUSH 5' X 6'1 GALLON L 16 CHONDROPETALUM TECTORUM CAPE RUSH 3' X 4'1 GALLON L
SARATOGA LAURELLAURUS NOBILIS 'SARATOGA' 25' X 25' L15 GALLON3 8 JAPANESE MAPLE 'ARMSTRONG' 30' X 25' M15 GALLONACER RUBRUM 'ARMSTRONG'

AS NOTED
JN
ST
ST
FLOWERING CRABAPPLEMALUS 'PRAIRIFIRE' 20' X 20' M15 GALLON4

TREE SIZE
(S, M, L)
S
S
S
M
S

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 21 ends

D
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.3
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:52 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

PLANTING DETAILS
A
C
B
SCALE: 1" = 1'-0"
2" DEEP BASIN AROUND

ROOT BALL, TREES PLANTED

IN TURF SHALL NOT HAVE
BASINS

NATIVE GRADE

CINCH TIE
TREE
1 9
8 FOOT TAMP BASE2

BACKFILL, PUDDLE AND

SETTLE PRIOR TO PLANTING
TREE
3 AGRIFORM PLANT TABLETS,
3 PER 15 GALLON, 6 PER 24"
BOX, AND 8 FOR 36" BOX
4 TREE5
ROOT BALL6
PINE LODGE POLE STAKE, 2"

DIAMETER, PLACED ON

WINDWARD SIDES OF TREE

AND OUTSIDE OF ROOT BALL
7 NOTES:

1. SEE PLANTING SPECIFICATIONS

PRIOR TO INSTALLATION OF
PLANT MATERIALS.

2. ROOT BALL CROWN SHALL
EXTEND 1" ABOVE FINNISH
GRADE.

3. TREE INSTALLED IN TURF

AREAS SHALL BE INSTALLED

WITH 'ARBOR-GUARD' AT BASE
OF TRUNK.
2x DIAMETER

OF ROOT BALL

SECTION
2 1
3 4
5 6
7 8
6"
9 SHRUB
SCALE: 1" = 1'-0"
NOTES:

1. SEE PLANTING SPECIFICATIONS

PRIOR TO INSTALLATION OF
PLANT MATERIALS.

2. ROOT BALL CROWN SHALL
EXTEND 1" ABOVE FINNISH
GRADE.
2x DIAMETER

OF ROOT BALLSECTION
2 1
3 4
5 6
6"

NATIVE GRADE
2 3
4 SHRUB5
6 7

AGRIFORM PLANT TABLETS,
3 PER SHRUB
2" DEEP BASIN AROUND

ROOT BALL

FOOT TAMP BASE

BACKFILL, PUDDLE AND

SETTLE PRIOR TO PLANTING
SHRUB

ROOT BALL
1 7
SCALE: 1" = 1'-0"
2 1

GROUNDCOVER

EDGE OF PLANTING AREA

PLANT, SPACING VARIES, SEE

PLANTING LEGEND
1 NOTES:

1. SEE PLANTING SPECIFICATIONS PRIOR TO INSTALLATION
OF PLANT MATERIALS.

2. SPACING SHALL BE TRIANGULATED UNLESS OTHERWISE
NOTED.

3. INFILL PLANTS AS REQUIRED TO MAINTAIN SPACING AT
IRREGULAR EDGES.
2 EQUAL EQUAL
1/2 PLANT

SPACING
PLUS 6"
EQUAL
EQUAL

PLAN VIEW
SCALE: 1" = 1'-0"

MULCHED SURFACE

TREE IN STRUCTURED SOIL
1 TOP OF VERTICAL CURB3
NOTES:

1. SEE PLANTING SPECIFICATIONS

PRIOR TO INSTALLATION OF
PLANT MATERIALS.

2. ROOT BALL CROWN SHALL
EXTEND 1" ABOVE FINNISH
GRADE.

3. TREE INSTALLED IN PARKING

LOT TO RECEIVE A MINIMUM
12'X12' LOAM/SAND

STRUCTURED SOIL PROFILE
(PER SHEET SPECIFICATIONS)
AT A DEPTH OF 36" MIN.

MINIMUM 12'-0" X 12'-0" PLANTING SECTION

CONTINUOUS ALONG PAVING EDGE
3' MIN
VARIES
(SEE PLAN)
VARIES
(SEE PLAN)
1 3 4
5 6
7 8
PAVING PER PLAN4
5 OPTIONAL GEOGRID
7 STRUCTURAL SOIL
8 TREE PIT DRAINAGE TO STORM SEWER

PERFORATED PIPE (SEE CIVIL PLANS)

GEOTEXTILE FABRIC
6 2
PLANTING SOIL MIX AS SPECIFIED2

AS NOTED
JN
ST
ST

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 22 ends

BLOSSOM HILL ROAD

HAYES AVE

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO

SOUTHERN PACIFIC TRANSPORTATION COMPANY

PROPOSED

BUILDING

OFFICES

WAREHOUSE

MAINTENANCE

PARKING

PARKING
TRASH

ENCLOSURE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.4
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:52 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

HYDROZONE PLAN
IRRIGATION ZONE LEGEND:

1. FINAL DESIGN SHALL CONFORM TO AB1881 OR CITY ADOPTED WATER EFFICIENT LANDSCAPE ORDINANCE.

2. ALL PLANTING AREAS SHOWN WILL BE COMMONLY MAINTAINED BY THE OWNER AND IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM.

3. IRRIGATION SYSTEMS WILL BE PERMANENT BELOW GROUND AUTOMATED SYSTEMS ADEQUATE FOR THE ESTABLISHMENT AND MAINTENANCE OF ALL PLANT MATERIAL.

THESE SYSTEMS WILL BE INSTALLED AS SOON AS PRACTICAL AFTER GRADING AND PRIOR TO PLANT MATERIAL INSTALLATION AND HYDROSEEDING.

4. ALL TURF, TREE, SHRUB AND GROUNDCOVER AREAS WILL BE IRRIGATED BY A PERMANENT, AUTOMATIC, UNDERGROUND IRRIGATION SYSTEM. ALL SPRAY AREAS

WILL BE IRRIGATED BY HIGH EFFICIENCY MATCHED PRECIPITATION RATE POP-UP SPRAY HEADS. TURF, TREE, SHRUB, AND GROUND COVER AREAS SHALL BE ON SEPARATE VALVES ACCORDING TO PLANT WATER REQUIREMENTS AND EXPOSURE.

5. ALL IRRIGATION SYSTEMS SHALL BE DESIGNED, MAINTAINED AND MANAGED TO MEET OR EXCEED MINIMUM EFFICIENCY.

6. ALL IRRIGATION EQUIPMENT SHALL BE SCREENED APPROPRIATELY FROM VIEW IN PUBLIC AREAS TO THE MAXIMUM EXTENT POSSIBLE.

7. THE FINAL IRRIGATION PLAN SHALL ACCURATELY AND CLEARLY IDENTIFY:

A. LOCATIONS AND SIZES OF WATER POINTS OF CONNECTION.

B. LOCATION, TYPE AND SIZE OF ALL COMPONENTS OF THE IRRIGATION SYSTEM,

INCLUDING AUTOMATIC CONTROLLERS, MAIN AND LATERAL LINES, VALVES, SPRINKLER HEADS, RAIN SWITCHES, AND QUICK COUPLERS.

C. STATIC WATER PRESSURE AT THE POINTS OF CONNECTION.

D. FLOW RATE (GALLONS PER MINUTE), REMOTE CONTROL VALVE SIZE, AND DESIGN OPERATING PRESSURE (PSI) FOR EACH STATION.

E. HYDROZONE INFORMATION TABLE.

F. WATER USE CALCULATIONS.

8. A NEW IRRIGATION WATER METER SHALL BE INSTALLED AS PART OF LANDSCAPE IMPROVEMENTS, LOCATION TO BE DETERMINED.

9. THIS PROJECT IS NOT A PART OF THE SOUTH BAY WATER RECYCLING PROGRAM. POTABLE WATER WILL BE USED FOR IRRIGATION.

LOW WATER USE AREAS FOR DRIP

AND/OR BUBBLER IRRIGATION

LOW WATER USE AREAS FOR

BIOTREATMENT IRRIGATION
IRRIGATION DESIGN CRITERIA:

PROPERTY LINE

STORMWATER TREATMENT
PLANTER, TCM 1

STORMWATER TREATMENT
PLANTER, TCM 5

PROPOSED IRRIGATION

CONTROLLER

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 7

STORMWATER TREATMENT
PLANTER, TCM 3

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 2

ON-GRADE STORMWATER
TREATMENT PLANTER, TCM 6

STORMWATER TREATMENT
PLANTER, TCM 4
NOTES:

1. SEE SHEET L10.1 FOR LANDSCAPE PLAN.

2. SEE SHEET L10.2 FOR PLANTING LEGEND, NOTES, AND TREE MITIGATION TABLE.

3. SEE SHEET L10.3 FOR PLANTING DETAILS.

4. SEE SHEET L10.4 FOR HYDROZONE PLAN.

5. SEE SHEET L10.5 FOR IRRIGATION DETAILS.

6. SEE SHEETS L10.6 - L10.7 FOR CONCEPT IMAGES.

7. SEE SHEET L10.8 FOR TREE CANOPY COVERAGE PLAN.

8. STREET TREES SHOWN CONCEPTUALLY. FINAL SELECTION TO BE COORDINATED WITH THE CITY ARBORIST.

9. STREET TREE TO BE APPROVED BY CITY ARBORIST. MAXIMUM DISTANCE FOR STREET TREES AS FOLLOWS:
20'-0" O.C. FOR SMALL STREET TREES
25'-0" O.C. FOR MEDIUM STREET TREES
35'-0" O.C. FOR LARGE STREET TREES

SOIL CELLS, OR CONTINUOUS TRENCHES ARE EXAMPLE OF WAYS TO REACH TO THE ABOVE SOIL VOLUMES.

12.MINIMUM VERTICAL CLEARANCE FOR TREE CANOPIES AT MATURITY AS FOLLOWS:
14'-0" IN AND AROUND SERVICE AND LOADING AREAS AND DRIVEWAYS 12'-0" FOR PARKING LOTS
8'-0" FOR TREE CANOPIES IMMEDIATELY
( In Feet )
1 inch = 20 feet

GRAPHIC SCALE
80402010020
1" = 20'
JN
ST
ST

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 23 ends

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.5
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:52 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

IRRIGATION DETAILS
I ACF
BDG
H E
SCALE: N.T.S.

REMOTE CONTROL VALVE
NOTES:

1. DO NOT LOCATE REMOTE CONTROL VALVE IN LAWN

2. COMPACT SOIL AROUND BOX TO SAME DENSITY AS

ADJACENT UNDISTURBED SOIL BUNDLE AND TAPE
CONTROL WIRE TO MAINLINE EVERY 10'

3. SPLICES IN CONTROL WIRE ARE NOT ALLOWED BETWEEN

CONTROLLER AND VALVE

4. SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATION

5. INSTALL ALL IN ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS
SCOTCH LOK #3577

CONNECTOR SEALING

PACK OR EQUAL
VALVE BOX: CARSON

SPECIFICATION GRADE,

NDS PRO SERIES, OR
EQUAL
REMOTE CONTROL VALVE:

SEE IRRIG. LEGEND
PEA GRAVEL SUMP, MIN. 6"
DEEP

ID TAG FOR VALVE

STATION NUMBER
PVC SCH 80 NIPPLE
(CLOSE)

TOP OF MULCH

LATERAL LINE
18" LENGTH EXPANSION
LOOP
PVC SCH 40 MIN 8" LONG
PVC 45 FITTING SCH 40
PVC SCH 40

S X S FITTING

PVC MAINLINE PIPE
BRICK SUPPORT-1 PER
CORNER
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 9
10 11
12 13
14 8
7 6
5 31
15 42
6"
3" MIN.

SCALE: N.T.S.

GATE VALVE
BRICK SUPPORT, 2 TOTAL
VALVE BOX (CARSON 910-12B) OR EQUAL

FINISHED GRADE/ BEFORE PLANTING
GATE VALVE: SEE LEGEND FOR MAKE

AND MODEL - LINE SIZE
SCH 40 PVC MALE ADAPTOR
PVC SCH 40 MIN 8" LONG
PVC SCH 40

PVC MAINLINE PIPE
PEA GRAVEL SUMP, MIN. 6" DEEP
NOTES:

1. PLACE AGGREGATE PRIOR TO

INSTALLATION OF VALVE BOX

2. INSTALL VALVE BOX SO TOP OF BOX IS

FLUSH WITH ADJACENT HARDSCAPE
PVC 45 FITTING SCH 40 (TYP.)
18" MIN.
10" MIN.
1 2
3 4
5 6
7 8
9 10
1 2
10 9
8 7
6 5
4 36"
SCALE: N.T.S.

NOTES:

1. NIPPLES AND FITTINGS TO BE SAME IPT
SIZE AS BACKFLOW ASSEMBLY.

2. INSTALL GREEN WEATHER GUARD

BACKFLOW BLANKET OR APPROVED
EQUAL.

3. DISSIMILAR METALS SHALL BE

SEPARATED BY AN APPROVED
DIELECTRIC FITTING.

4. ENCLOSURE SHALL BE STRONG BOX

LOW PROFILE SMOOTH TOUCH
SBBC-30CR OR SBBC-45CR, COLOR
DARK GREEN OR APPROVED EQUAL.

ENCLOSURE SHALL BE SIZED BASED
ON BACKFLOW DEVICE SIZE. CONTACT
MANUFACTUER V.I.T. PRODUCTS
1-800-729-1314.

SCH. 80 PVC COUPLING- 2 TOTAL
SCH. 80 PVC 90° ELBOW-2 TOTAL (TxT

CONNECTION)

PVC MAIN LINE TO POINT OF CONNECTION

BUSH AS NECESSARY FOR SIZE TRANSITION

PVC MAIN LINE TO IRRIGATION SYSTEM
SCH. 80 PVC NIPPLE-2 TOTAL

FINISHED GRADE
POURED CONCRETE BASE-6" MIN.

THICKNESS-EXTEND 4" BEYOND OUTSIDE

DIMENSIONS OF ENCLOSURE

CONCRETE SUPPORT BLOCK
SCH. 80 PVC MALE ADAPTER-2 TOTAL
SCH.40 GALVANIZED STEEL NIPPLES-2 TOTAL

REDUCED PRESSURE BACKFLOW DEVICE

ENCLOSURE AND BLANKET
BACKFLOW ENCLOSURE-SEE NOTE 4.

ANCHOR ROD (TYPICAL)

ENCLOSURE
2 3
4 5
6 7
8 10 9
14 15
9 10
11 12
13 14
13 REDUCED PRESSURE BACKFLOW ASSEMBLY
PER IRRIGATION LEGEND1
BACKFLOW BLANKET15
1 FLOW
SEE

IRRIGATION
LEGEND

BACKFLOW DEVICE
13 2
3 4
8 126
10 9
5 7
1 15
11 8"
MIN.

PER
CODE
SCALE: N.T.S.

QUICK COUPLING VALVE
10" ROUND PLASTIC VALVE

BOX WITH BOLT DOWN LID
1 1/4" x 1 1/4" x 3/16" ANGLE
IRON 30" LONG, 2 STAINLESS

STEEL STRAPS
3" LONG SCHEDULE 80 PVC

THREADED NIPPLE
NOTE:

1. NIPPLES AND FITTINGS

TO BE SAME SIZE AS

VALVE IPT INLET

THREAD SIZE

2. SEE IRRIGATION

LEGEND FOR

SPECIFICATION

3. INSTALL ALL IN

ACCORDANCE WITH

MANUFACTURER'S

RECOMMENDATIONS
10" LONG SCH 80 PVC

THREADED NIPPLE
SCH 80 PVC THREADED 90

DEGREE ELL

QUICK COUPLING VALVE

FINISHED GRADE
SEE

IRRIGATION
LEGEND

SIDE VIEW

TOP VIEW
1 114
10 2 9
5 1
2 3
PEA GRAVEL SUMP, MIN. 6"
DEPTH
3 4
5 6
MAINLINE FITTING7
7 9
10 11
2" MAX.
5 11
12 BRICK SUPPORTS, 2 TOTAL12
PVC MAINLINE6

DRIPLINE CENTER - FEED LAYOUT
SCALE: N.T.S.

FV
AV
FV

DRIPLINE AUTOMATIC FLUSH

VALVE PLUMBED TO FLUSH

MANIFOLD AT LOW POINT

PVC FLUSH MANIFOLD

DRIPLINE MANIFOLD-TO-ELBOW

CONNECTION

REMOTE CONTROL VALVE WITH

FILTER AND PRESSURE REGULATOR

PVC SUPPLY MANIFOLD

DRIPLINE MANIFOLD-TO-TEE

CONNECTION

DRIPLINE LATERAL

AIR/VACUUM RELIEF LATERAL

DRIPLINE BLANK TUBING

CENTERED ON MOUND OR BERM

DRIPLINE AIR / VACUUM RELIEF

VALVE PLUMBED TO DRIPLINE BLANK

TUBING AT EACH HIGH POINT
PERIMETER LATERALS 2" TO 4"

FROM EDGE

ZONE PERIMETER

DRIPLINE OPERATION INDICATOR
NOTE:

1. SEE IRRIGATION LEGEND FOR EQUIPMENT SPECIFICATION

2. INSTALL ALL IN ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS

3. THE TOTAL LENGTH OF ALL INTERCONNECTED DRIP LINE

SHALL NOT EXCEED THE MAXIMUM RUN LENGTH
PLAN
1 2
3 4
5 6
7 8
9 10
11 12
1 2
3 7
4 9
10 11
12 8
5 6
SCALE: N.T.S.

NOTES:

1. BUBBLER DISTANCE TO ROOT

BALL WILL VARY DEPENDING ON

THE CONTAINER SIZE OF THE
PLANT. ALLOW 6" BETWEEN
TRUNK AND BUBBLER.

2. PLACE ALL BUBBLERS ON

UPHILL SIDE OF SLOPE IF
APPLICABLE. CONCEAL ALL
EQUIPMENT UNDER MULCH.

3. SEE IRRIGATION LEGEND FOR
SPECIFICATION.

4. INSTALL ALL IN ACCORDANCE

WITH MANUFACTURER'S
RECOMMENDATIONS.

FINISHED GRADE

TUBING STAKES PVC
COATED 12 GAUGE WIRE

U STAKES QUANTITY AS

NEEDED TO SECURE
TUBING (2 MIN.) SALCO

OR EQUAL

MULCH PER

SPECIFICATIONS

POSITION BUBBLER

OVER ROOT BALL

PRESSURE

COMPENSATING DRIP

BUBBLER (SEE LEGEND

FOR MODEL)

SUPER FUNNY PIPE
850-35 ADAPTER

PVC LATERAL PIPE
PVC SCH 40 TEE OR ELL
1/2" (SLIP XSLIP X FIPT)
1/2" PVC SCH 40 (MIPT X

SLIP) MALE ADAPTER UV

RADIATION RESISTANT

ROOT BALL

PLANT CROWN
SUPER FUNNY PIPE 850

SOIL RING (SEE

PLANTING DETAILS)

ON GRADE TREE BUBBLER
1 2
3 4
5 6
7 8
9 10
11 12
13 1 2
3 4
5 6
7 8
9 10
13 12
11 3
SCALE: N.T.S.
24 VOLT CONTROL WIRING

FINISHED GRADE

PEDESTAL MOUNT CONTROLLER
2-1" PVC CONDUITS FOR 120
VOLT A.C. AND SIGNAL WIRE
CONCRETE PAD-6" THICK (MIN.)
EXTEND 6" BEYOND EACH SIDE
AND BACK AND 24" IN FRONT

PLASTIC VALVE BOX SEE

SPECIFICATIONS FOR TYPE
8' LONG COPPER GROUND ROD
4" PVC SWEEP ELL ROUND

IRRIGATION CONTROLLER-SEE

IRRIGATION LEGEND FOR

SPECIFICATION

GROUND WIRE
24"
11 2"
NOTE:

1. VERIFY POWER SOURCE WITH PROJECT
ELECTRICIAN.

2. ALL ELECTRICAL WORK MUST CONFORM TO
LOCAL CODES. REFER TO PRODUCT

LITERATURE FOR ADDITIONAL INSTALLATION
REQUIREMENTS. THIS DRAWING IS PROVIDED
FOR REFERENCE ONLY. INDIVIDUAL PROJECT

REQUIREMENTS AND LOCAL CODES MAY

DICTATE DIFFERENCES IN INSTALLATION

PROCEDURES THAT ARE NOT IDENTIFIED ON
THIS DETAIL.
1 2
3 4
5 6
7 8
9 3
4 6
5 8
92 1
7 PVC SCH 80 NIPPLE (LENGTH AS

REQUIRED)
PVC SCH 80 NIPPLE (LENGTH AS

REQUIRED)
POP-UP SPRAY SPRINKLER: SEE

LEGEND FOR MAKE, MODEL AND

NOZZLE TYPE
NOTE:

1. ALWAYS INSTALL SPRAY SPRINKLER
PERPENDICULAR TO FINISHED GRADE.

2. SEE IRRIGATION LEGEND FOR
EQUIPMENT SPECIFICATION.

3. INSTALL ALL IN ACCORDANCE WITH
MANUFACTURER'S RECOMMENDATIONS.

POP UP SPRINKLER
SCALE: N.T.S.
1/2" ABOVE FINISHED GRADE

FINISHED GRADE/TOP OF MULCH

MARLEX STREET ELL
PVC SCH 40 TEE OR ELL

PVC LATERAL PIPE
2"
1 2
3 4
5 6
7 8
1 2
3 4
7 5
6 5
7 8
2" FROM EDGE OF HARDSCAPE

MINIMUM
9 9
N.T.S.

MASTER VALVE
NOTES:

1. DO NOT LOCATE REMOTE VALVE IN TURF

2. COMPACT SOIL AROUND BOX TO SAME DENSITY AS

ADJACENT UNDISTURBED SOIL BUNDLE AND TAPE
CONTROL WIRE TO MAINLINE EVERY 10'

3. SPLICES IN CONTROL WIRE ARE NOT ALLOWED

BETWEEN CONTROLLER AND VALVE

4. SEE IRRIGATION LEGEND FOR EQUIPMENT

SPECIFICATION

5. INSTALL ALL IN ACCORDANCE WITH MANUFACTURER'S

RECOMMENDATIONS
1 MASTER VALVE-SEE LEGEND1
CARSON #1324 RECTANGULAR

VALVE BOX WITH BLACK BOLT

DOWN COVER, OR APPROVED
EQUAL. HEAT BRAND "MV" ON LID
IN 2" HIGH LETTERS
2 FINISHED GRADE3

FROM POINT OF CONNECTION-
ADAPT AS REQUIRED4
SCH. 80 TOE NIPPLE- LENGTH
AS REQUIRED5
PEA GRAVEL SUMP, MIN 6" DEEP6
3M DBY WIRE CONNECTOR7

CONTROL AND COMMON WIRE TO

DESIGNATED AUTOMATIC

CONTROLLER
8 FLOW SENSOR CABLE WITHIN
CONDUIT9
BRICK SUPPORT, 1 PER
CORNER10
6"
6"
23 4
5 6
7 8
9 10

TO FLOW
SENSOR

AS NOTED
JN
ST
ST

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 24 ends

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.6
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:53 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
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PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

CONCEPT IMAGES
TREES

SHRUBS AND GROUNDCOVERS

BIO TREATMENT SHRUBS

DWARF MAT RUSH

LOMANDRA LONGIFOLIA 'BREEZE' ERIGERON KARVINSKIANUS

SANTA BARBARA DAISY

ULMUS PARVIFOLIA

JUNCUS PATENS

COMMON RUSH

ARCTOSTAPHYLOS 'EMERALD CARPET'

CARPET MANZANITA

NEPETA X FAASSENII

CATMINT

CEANOTHUS 'CONCHA'

CONCHA CEANOTHUS

VERBENA LILACENA 'DE LA MINA'

CEDROS ISLAND VERBENA

NATCHEZ CRAPE MYRTLE

LAGERSTROEMIA INDICA 'NATCHEZ'

CHINESE ELM

SALVIA CLEVELANDII

CLEVELAND SAGETROPIC BELLE MAT RUSH

LOMANDRA HYSTRIX 'TROPICBELLE' CHONDROPETALUM ELEPHANTINUM

LARGE CAPE RUSH

SARATOGA LAUREL

LAURUS NOBILIS 'SARATOGA'

CHONDROPETALUM TECTORUM

CAPE RUSH

JAPANESE MAPLE 'ARMSTRONG'

ACER RUBRUM 'ARMSTRONG'

AS NOTED
JN
ST
ST

MALUS 'PRAIRIFIRE'

FLOWERING CRABAPPLE

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 25 ends

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.7
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:53 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

CONCEPT IMAGES

BIKE RACK

AS NOTED
JN
ST
ST

BIKE LOCKER
CAPITOL BIKE RACK BY FORMS+SURFACES
MODEL NUMBER: SKCAP
BIKE LOCKER SINGLE (D1) BY DERO

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 26 ends

IC
194'
111'
115'
147'
37'
77'

BLOSSOM HILL ROAD

HAYES AVE

EXISTING LANDS OF SOUTHERN

PACIFIC TRANSPORTATION CO

SOUTHERN PACIFIC TRANSPORTATION COMPANY

PROPOSED

BUILDING

OFFICES

WAREHOUSE

MAINTENANCE

PARKING

PARKING
TRASH

ENCLOSURE
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMH C

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.8
6579.00
NOV. 20, 2023
26 PLOTTED: 1/28/2025 10:53 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/ /2024 PLANNING PC COMMENT
RESPONSE3

TREE CANOPY

COVERAGE PLAN
NOTES:

1. SEE SHEET L10.1 FOR LANDSCAPE PLAN.

2. SEE SHEET L10.2 FOR PLANTING LEGEND, NOTES, AND TREE MITIGATION TABLE.

3. SEE SHEET L10.3 FOR PLANTING DETAILS.

4. SEE SHEET L10.4 FOR HYDROZONE PLAN.

5. SEE SHEET L10.5 FOR IRRIGATION DETAILS.

6. SEE SHEETS L10.6 - L10.7 FOR CONCEPT IMAGES.

7. SEE SHEET L10.8 FOR TREE CANOPY COVERAGE PLAN.

8. STREET TREES SHOWN CONCEPTUALLY. FINAL SELECTION TO BE COORDINATED WITH THE CITY ARBORIST.

9. STREET TREE TO BE APPROVED BY CITY ARBORIST. MAXIMUM DISTANCE FOR STREET TREES AS FOLLOWS:
20'-0" O.C. FOR SMALL STREET TREES
25'-0" O.C. FOR MEDIUM STREET TREES
35'-0" O.C. FOR LARGE STREET TREES

SOIL CELLS, OR CONTINUOUS TRENCHES ARE EXAMPLE OF WAYS TO REACH TO THE ABOVE SOIL VOLUMES.

12.MINIMUM VERTICAL CLEARANCE FOR TREE CANOPIES AT MATURITY AS FOLLOWS:
14'-0" IN AND AROUND SERVICE AND LOADING AREAS AND DRIVEWAYS 12'-0" FOR PARKING LOTS
8'-0" FOR TREE CANOPIES IMMEDIATELY

PROPOSED TREE CANOPY SHADE CALCULATION TABLE

SYMBOL BOTANICAL NAME /

COMMON NAME
QUANTITY @ 100%
SHADE / SQ. FT.

QUANTITY @ 75%
SHADE / SQ. FT.

QUANTITY @ 50%
SHADE / SQ. FT.TOTAL (SQ. FT.)

GENERAL LOCATION OF

QUALIFYING TREES
TOTAL TREE SHADE = 4,551
SURFACED AREA: PARKING LOT TOTAL SURFACE AREA = 24,395
12,197
4,551
SHADE AREA TARGET =
TOTAL SHADE PROVIDED =

18.6%PERCENT SHADE =
24,395
- -
3 @ 353 1,059- -
- -
- - - -
- - - -
*TREE PLACEMENT AND HEIGHT HAS BEEN COORDINATED WITH PG&E, TAKING INTO CONSIDERATION THE REQUIREMENTS

AND RECOMMENDATIONS MADE AS RELATED TO SAFETY, OPERATIONS AND MAINTENANCE

LAURUS NOBILIS 'SARATOGA'/

SARATOGA LAUREL

ULMUS PARVIFOLIA/

CHINESE ELM

LAGERSTOEMIA 'NATCHEZ'

CRAPE MYRTLE
- 11 @ 246 2,706
2,543
100%
( In Feet )
1 inch = 20 feet

GRAPHIC SCALE
80402010020

ACER RUBRUM 'ARMSTRONG'

JAPANESE MAPLE 'ARMSTRONG'
1" = 20'
JN
ST
ST

MALUS 'PRAIRIFIRE'/

FLOWERING CRABAPPLE
- 2 @ 236 2 @ 157 786
-

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 27 ends

DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
L10.9
6579.00
NOV. 20, 2023
27 PLOTTED: 2/4/2025 9:12 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
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RESPONSE3
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FENCE AND GATE

DETAILS

AS NOTED
JN
ST
ST

A METAL FENCE

B PEDESTRIAN METAL GATE

C VEHICULAR SWING METAL GATE
NOTES:

1. SHALL BE METAL.

2. SHALL BE COLOR BLACK.

NOTES:

1. SHALL BE METAL.

2. SHALL BE COLOR BLACK.
6'-0"
NOTES:

1. SHALL BE METAL.

2. SHALL BE COLOR BLACK.
6'-0"
6'-0"

CONCEPT IMAGES

METAL FENCEPEDESTRIAN GATE VEHICULAR SWING GATE

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 28 ends

1.2 1.5

1.6 1.6

1.7 1.8

2.1 2.6

3.5 4.5

5.2 4.8

4.1 2.4

2.9 2.8

2.3 1.8

1.5 1.3

1.2 1.2

1.3 1.4

1.4 1.3

1.1 1.7

2.0 2.0

1.9 1.9

2.0 2.3

2.9 3.8

5.0 5.8

5.3 4.3

2.2 2.7

3.0 2.5

2.0 1.6

1.4 1.4

1.4 1.5

1.6 1.8

1.8 1.5

0.6 2.3

2.6 2.5

2.3 2.2

2.2 2.5

3.1 4.0

5.2 6.1

5.6 4.6

2.3 2.8

3.1 2.6

2.0 1.7

1.5 1.5

1.6 1.7

1.9 2.2

2.4 2.1

0.8 2.7

2.9 2.7

2.5 2.3

2.4 2.6

3.1 4.0

5.2 6.0

5.6 4.8

3.0 3.4

3.3 2.7

2.1 1.7

1.6 1.6

1.7 1.9

2.2 2.5

2.8 2.6

1.0 2.7

2.9 2.8

2.6 2.4

2.4 2.6

3.1 4.0

5.1 6.0

5.9 5.1

4.0 4.0

3.4 2.6

2.1 1.7

1.6 1.6

1.7 2.0

2.3 2.6

2.7 2.6

1.0 3.0

3.1 3.0

2.7 2.2

2.0 2.1

2.3 2.8

4.8 5.8

6.0 5.3

5.7 4.9

3.6 2.6

2.0 1.7

1.6 1.6

1.7 2.0

2.4 2.8

2.9 2.9

3.5 3.5

3.2 2.8

2.2 2.0

2.0 2.1

2.3 2.7

5.4 5.5

4.8 8.1

6.2 3.8

2.6 2.0

1.8 1.7

1.7 1.8

2.1 2.5

3.0 3.3

3.3 3.8

3.4 3.2

2.8 2.2

2.0 1.9

1.9 4.1

3.6 7.6

5.9 3.7

2.6 2.1

1.8 1.7

1.8 1.9

2.1 2.6

3.0 3.3

3.8 3.4

3.4 3.2

2.8 2.2

1.9 1.8

1.1 3.4

3.1 6.0

5.0 3.8

2.7 2.1

1.9 1.8

1.8 2.0

2.2 2.6

3.1 3.4

3.4 3.0

3.1 2.9

2.6 2.2

1.9 1.5

1.2 3.4

2.9 7.1

7.0 4.2

2.8 2.2

2.0 1.9

1.9 2.1

2.3 2.6

2.9 3.0

2.8 2.9

2.8 2.7

2.2 2.0

1.9 1.8

1.9 2.2

4.8 5.6

5.7 3.2

3.2 3.8

4.8 5.1

4.6 4.4

4.8 5.2

4.6 4.1

4.6 6.6

10.0 12.7

14.2 12.4

11.6 13.3

12.6 7.9

4.5 3.0

2.4 2.2

2.1 2.1

2.2 2.4

2.6 2.7

2.7 3.0

2.8 2.6

2.5 2.4

2.5 2.7

3.1 3.8

4.8 5.6

5.8 3.9

3.9 4.5

5.3 5.5

5.1 4.9

5.3 5.6

5.1 4.6

4.9 6.0

7.7 9.1

9.9 10.0

8.9 8.5

9.1 8.5

5.8 3.8

2.8 2.5

2.3 2.3

2.4 2.4

2.5 2.6

2.7 2.3

2.7 2.6

2.5 2.4

2.5 2.5

2.7 3.0

3.5 4.3

4.7 5.0

3.8 4.1

4.4 4.7

4.9 4.9

4.9 5.0

5.0 4.8

4.5 4.5

4.6 5.0

5.4 5.6

5.5 5.1

5.0 4.9

4.7 3.8

3.0 2.7

2.5 2.5

2.5 2.6

2.6 2.5

2.5 2.1

2.3 2.3

2.3 2.4

2.6 2.7

2.9 3.1

3.6 3.9

4.0 3.2

3.3 3.5

3.7 3.8

3.8 3.8

3.9 3.8

3.7 3.5

3.4 3.3

3.4 3.4

3.3 3.3

3.1 3.0

3.0 3.0

2.7 2.6

2.5 2.6

2.7 2.8

2.8 2.7

2.4 1.9

2.2 2.3

2.5 2.6

2.7 2.8

2.9 3.1

3.2 3.2

2.5 2.6

2.7 2.8

2.8 2.8

2.8 2.7

2.6 2.5

2.4 2.4

2.3 2.3

2.3 2.2

2.2 2.2

2.3 2.3

2.4 2.5

2.7 2.9

3.1 3.1

2.8 2.3

2.0 2.3

2.5 2.7

2.7 2.7

2.8 2.7

2.6 2.6

2.0 2.1

2.1 2.1

2.1 2.0

2.0 2.0

1.9 1.9

1.9 1.8

1.8 1.8

1.8 1.9

2.0 2.2

2.3 2.6

2.9 3.1

3.3 3.4

2.8 1.7

2.3 2.7

2.9 2.9

2.8 2.7

2.5 2.3

2.2 1.8

1.7 1.7

1.7 1.6

1.6 1.6

1.5 1.5

1.5 1.6

1.6 1.6

1.6 1.7

1.8 2.0

2.2 2.5

2.8 3.1

3.2 3.3

3.3 2.3

3.0 3.2

3.0 2.9

2.6 2.4

2.2 2.0

1.6 1.5

1.5 1.4

1.4 1.3

1.3 1.3

1.2 1.2

1.3 1.3

1.3 1.4

1.5 1.6

1.6 1.7

1.7 1.9

2.1 2.3

2.6 3.1

3.4 3.4

3.2 3.0

3.3 3.1

3.0 2.8

2.4 2.2

2.0 1.6

1.5 1.4

1.3 1.2

1.2 1.1

1.1 1.1

1.2 1.3

1.4 1.5

1.6 1.7

1.8 1.9

2.0 2.3

2.6 3.0

3.3 3.6

3.7 3.2

3.2 3.2

3.0 2.6

2.3 2.0

1.7 1.5

1.3 1.3

1.2 1.1

1.1 1.1

1.0 1.1

1.1 1.2

1.3 1.4

1.5 1.7

1.8 2.0

2.1 2.2

2.5 2.8

3.2 3.5

3.7 3.9

3.0 3.5

3.6 3.3

2.9 2.4

2.1 1.7

1.6 1.4

1.3 1.2

1.2 1.1

1.1 1.1

1.2 1.3

1.4 1.6

1.8 1.9

2.1 2.3

2.5 2.7

2.9 3.1

3.3 3.5

3.8 3.7

3.5 3.2

2.7 2.3

1.9 1.7

1.5 1.4

1.3 1.3

1.2 1.1

1.1 1.1

1.1 1.2

1.3 1.5

1.6 1.8

2.0 2.2

2.4 2.6

2.9 3.1

3.1 3.1

3.9 3.7

3.3 2.9

2.5 2.1

1.9 1.7

1.6 1.5

1.4 1.3

1.2 1.2

1.3 1.4

1.5 1.7

1.9 2.1

2.3 2.5

2.7 3.0

3.3 3.2

3.4 3.2

3.0 2.7

2.3 2.1

1.8 1.7

1.6 1.5

1.4 1.3

1.3 1.3

1.3 1.4

1.4 1.6

1.7 2.0

2.2 2.4

2.5 2.7

2.9 2.9

2.6 3.2

3.4 3.2

2.9 2.4

2.1 1.9

1.8 1.7

1.6 1.5

1.4 1.4

1.5 1.5

1.6 1.8

2.1 2.3

2.4 2.5

2.6 2.6

2.3 3.4

3.3 2.9

2.5 2.2

2.0 1.8

1.7 1.7

1.6 1.6

1.6 1.5

1.6 1.6

1.7 1.8

2.0 2.2

2.4 2.5

2.6 2.5

2.3 2.7

2.9 2.7

2.4 2.2

2.0 1.9

1.8 1.8

1.7 1.7

1.8 1.8

1.9 2.0

2.2 2.4

2.6 2.7

2.7 2.5

2.3 2.3

2.2 2.1

2.0 1.9

1.9 1.8

1.9 1.9

2.0 2.0

2.0 2.1

2.2 2.3

2.5 2.7

2.8 2.8

2.9 1.9

2.1 2.0

2.0 2.0

1.9 1.9

2.0 2.0

2.1 2.2

2.3 2.3

2.4 2.6

2.8 3.0

3.1 3.0

2.9 1.6

1.9 2.0

2.0 2.0

2.1 2.2

2.4 2.5

2.6 2.7

2.8 2.9

3.2 3.3

3.5 3.2

1.9 2.1

2.1 2.1

2.2 2.2

2.3 2.4

2.6 2.7

2.8 3.0

3.0 3.2

3.4 3.6

3.7 2.2

2.3 2.4

2.4 2.5

2.5 2.6

2.7 2.8

2.9 3.0

3.2 3.3

2.6 2.8

2.9 3.0

2.9 2.9

3.0 3.0

3.1 3.2

3.4 3.5

2.8 3.2

3.2 3.3

3.2 3.1

3.1 3.2

3.1 3.0

3.4 3.5

3.5 3.2

3.1 0.4

14.6 R1 @ 11'
R1 @ 11'
R1 @ 11'
R1 @ 11'
R1 @ 11'
R1 @ 11'
S1 @ 12'
S1 @ 10' S1 @ 10' S1 @ 10'
S1 @ 16'
S1 @ 16'
S1 @ 16'
A @ 21'
A @ 21'
A @ 21'
A @ 21'
A @ 21'
A @ 21'
Statistics
Description Symbol
Calc Zone #1
Schedule
Symbol Label Image Quantity Manufacturer
R1
6 PRISMA LIGHTING
S1
7 INVUE LIGHTING
A
6 MCGRAW- EDISON

LIGHTING

BLOSSOM HILL ROAD

HAYES AVE

PROPOSED

BUILDING

PARKING
TRASH

ENCLOSURE
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
Calc Zone #1 2.8 fc 14.6 fc 0.4 fc 36.5:1 7.0:1
Schedule
Symbol Label Image Quantity Manufacturer Catalog Number Description Number Lamps
Lumens
Per Lamp
Light Loss
Factor Wattage
R1
6 PRISMA LIGHTING 071453 BLIZ ROUND 40 40W 830 S/EW 0-10V Iron gray
1 2739 0.9 40
S1
7 INVUE LIGHTING CCW-VA-4-727-U-T4W INVUE WALL PACK Wave Stream LUMINAIRE WITH T4W DISTRIBUTION
LENS
1 5789 0.9 57.6
A
6 MCGRAW- EDISON

LIGHTING
GALN-SA2C-727-U-SL4-
HSS

GALLEON AREA AND ROADWAY LUMINAIRE
(2) 70 CRI, 2700K, 1050mA
LIGHTSQUARES WITH 16 LEDS EACH AND

TYPE IV SPILL LIGHT ELIMINATOR OPTICS

WITH HOUSE SIDE SHIELD
32 304 0.9 108
DRAWN BY:

PROJECT NO:

CAD DWG FILE:

CHECKED BY:

DATE:

SCALE:

HMHC

DATE DESCRIPTIONNO
15 COTTLE ROAD
15 COTTLE ROAD SAN JOSE

CONDITIONAL USE PERMIT
CP24-001
S:\PROJECTS\657900\LA\PLANNING\657900CL.DWG
657900CL.DWG
P1
6579.00
NOV. 20, 2023
27 PLOTTED: 2/4/2025 9:13 AMOF
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
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
SITE

PHOTOMETRICS
NTS
JN
ST
ST

SITE LIGHTING REQUIREMENTS

ORIENT ALL SITE LIGHTING DIRECTLY DOWNWARDS TO PREVENT LIGHT POLLUTION AND EXCESS GLARE IN THE PUBLIC REALM.

ILLUMINATE A ZONE OF A MAXIMUM OF FIVE FEET IN FRONT OF THE GROUND FLOOR FACADE FOR ALL ACTIVE FRONTAGES SUCH AS RETAIL, OFFICES, AND COMMUNITY ROOMS.

AT LEAST ONE PEDESTRIAN AND BICYCLE CIRCULATION ROUTE MUST HAVE AN UNBROKEN LINE OF LIGHTING FROM SITE ENTRANCE TO THE BUILDING ENTRANCE.

FULLY ILLUMINATE ALL SERVICE YARDS AND ACCESS TO SERVICES AND UTILITIES.

ALL SITE LIGHTING FIXTURES MUST BE FULLY SHIELDED (FULL CUT-OFF) TO PREVENT LIGHT FROM AIMING SKYWARD AND LIGHT SPILLAGE AND GLARE THAT CAN BE SEEN FROM ABOVE.

KEEP THE MAXIMUM COLOR TEMPERATURE FOR OUTDOOR LIGHTING BELOW 2700 KELVIN, EXCEPT FOR OUTDOOR DECORATIVE LIGHTING FROM NOVEMBER 15 TO JANUARY 15.

WHEN ADJACENT TO A RESIDENTIAL DEVELOPMENT, LIGHTING FIXTURES FOR COMMERCIAL, INDUSTRIAL, OR QUASI-PUBLIC DEVELOPMENTS MUST BE LESS THAN 40-FEET TALL, IRRESPECTIVE OF THE DISTANCE FROM THE COMMON PROPERTY LINE.

A - MCGRAW - EDISON GALLEON AREA

AND ROADWAY LUMINAIRE
S1 - INVUE WALL MOUNT
SHALL BE 10', 12', or 16' TALL

SEE LOCATIONS ON PLAN
SHALL BE 21' TALL
25'-6"
( In Feet )
1 inch = 20 feet

GRAPHIC SCALE
80402010020
R1 - PRISMA LIGHTING
SHALL BE 11' TALL
53'-2"
53'-1"
20'-0"

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4

DATE DESCRIPTIONNO
3/15/20241
6/21/2024 PLANNING PC COMMENT
RESPONSE2

PER CITY COMMENTS
10/11/2024 PLANNING PC COMMENT
RESPONSE3
1/28/2025 PLANNING PC COMMENT
RESPONSE4
28 Exhibit E - Project Plans

Page 29 ends

15 COTTLE ROAD – REZONING AND

CONDITIONAL USE PERMIT

ENVIRONMENTAL NOISE ASSESSMENT
San José, California
June 19, 2024
Prepared for:

Olivia Bergin
Assistant Planner
HMH
1570 Oakland Road
San José, CA 95131
Prepared by:

Micah Black
Michael S. Thill
429 East Cotati Avenue
Cotati, CA 94931
(707) 794-0400
I&R Job No.: 23-177
Exhibit F - Noise Report

Page 1 ends

1 INTRODUCTION
The project proposes the demolition of an existing 1,638-square-foot retail building, construction of a new 5,000-square-foot construction equipment sales building, and the reconfiguration of the site layout and locations of on-site noise-generating operations at 15 Cottle Road in the City of San José, California. Operations at the 0.94 -acre site will be comparable to previous conditions.

The same number of employees, customers, parking spaces, and deliveries are expected. The new building will be larger than the previous building and will be located closer to the western property line of the site, which will aid in reducing transportation noise levels and operational noise levels at the adjoining residential properties by acting as a noise barrier.

This report assesses the potential for the project to generate a substantial permanent increase in ambient noise levels at residential receptors in the project vicinity. The report is divided into two sections: 1) the Setting Section provides a brief description of the fundamentals of environmental noise, summarizes applicable regulatory criteria, and discusses ambient noise conditions in the project vicinity; and 2) the Impacts and Mitigation Measures Section describes the significance criteria used to evaluate project impacts and presents mitigation measures, where necessary, to mitigate project impacts to less-than-significant levels.

SETTING
Fundamentals of Environmental Noise
Noise may be defined as unwanted sound. Noise is usually objectionable because it is disturbing or annoying. The objectionable nature of sound could be caused by its pitch or its loudness. Pitch is the height or depth of a tone or sound, depending on the relative rapidity ( frequency) of the vibrations by which it is produced. Higher pitched signals sound louder to humans than sounds with a lower pitch. Loudness is the intensity of sound waves combined with the reception characteristics of the ear. Intensity may be compared with the height of an ocean wave in that it is a measure of the amplitude of the sound wave.

In addition to the concepts of pitch and loudness, there are several noise measurement scales which are used to describe noise in a particular location. A decibel (dB) is a unit of measurement which indicates the relative amplitude of a sound. The zero on the decibel scale is based on the lowest sound level that the healthy, unimpaired human ear can detect. Sound levels in decibels are calculated on a logarithmic basis. An increase of 10 decibels represents a ten -fold increase in acoustic energy, while 20 decibels is 100 times more intense, 30 decibels is 1,000 times more intense, etc. There is a relationship between the subjective noisiness or loudness of a sound and its intensity. Each 10 decibel increase in sound level is perceived as approximately a doubling of loudness over a fairly wide range of intensities. Technical terms are defined in Table 1.

There are several methods of characterizing sound. The most common in California is the A- weighted sound level (dBA). This scale gives greater weight to the frequencies of sound to which the human ear is most sensitive. Representative outdoor and indoor noise levels in units of dBA are shown in Table 2. Because sound levels can vary markedly over a short period of time, a method for describing either the average character of the sound or the statistical behavior of the Exhibit F - Noise Report

Page 2 ends

2 variations must be utilized. Most commonly, environmental sounds are described in terms of an average level that has the same acoustical energy as the summation of all the time-varying events.

This energy-equivalent sound/noise descriptor is called Leq. The most common averaging period is hourly, but Leq can describe any series of noise events of arbitrary duration.

The scientific instrument used to measure noise is the sound level meter. Sound level meters can accurately measure environmental noise levels to within plus or minus 1 dBA. Various computer models are used to predict environmental noise levels from sources, such as roadways and airports.

The accuracy of the predicted models depends upon the distance the receptor is from the noise source. Close to the noise source, the models are accurate to within about plus or minus 1 to 2 dBA.

Since the sensitivity to noise increases during the evening and at night -- because excessive noise interferes with the ability to sleep -- 24-hour descriptors have been developed that incorporate artificial noise penalties added to quiet-time noise events. The Community Noise Equivalent Level (CNEL) is a measure of the cumulative noise exposure in a community, with a 5 dB penalty added to evening (7:00 pm - 10:00 pm) and a 10 dB addition to nocturnal (10:00 pm - 7:00 am) noise levels. The Day/Night Average Sound Level (DNL or Ldn) is essentially the same as CNEL, with the exception that the evening time period is dropped and all occurrences during this three -hour period are grouped into the daytime period.

Effects of Noise
Sleep and Speech Interference
The thresholds for speech interference indoors are about 45 dBA if the noise is steady and above 55 dBA if the noise is fluctuating. Outdoors the thresholds are about 15 dBA higher. Steady noises of sufficient intensity (above 35 dBA) and fluctuating noise levels above about 45 dBA have been shown to affect sleep. Interior residential standards for multi-family dwellings are set by the State of California at 45 dBA DNL. Typically, the highest steady traffic noise level during the daytime is about equal to the D NL and nighttime levels are 10 dBA lower. The standard is designed for sleep and speech protection and most jurisdictions apply the same criterion for all residential uses.

Typical structural attenuation is 12 to 17 dBA with open windows. With closed windows in good condition, the noise attenuation factor is around 20 dBA for an older structure and 25 dBA for a newer dwelling. Sleep and speech interference is therefore possible when exterior noise levels are about 57 to 62 dBA DNL with open windows and 65 to 70 dBA DNL if the windows are closed.

Levels of 55 to 60 dBA are common along collector streets and secondary arterials, while 65 to 70 dBA is a typical value for a primary/major arterial. Levels of 75 to 80 dBA are normal noise levels at the first row of development outside a freeway right -of-way. In order to achieve an acceptable interior noise environment, bedrooms facing secondary roadways need to be able to have their windows closed, those facing major roadways and freeways typically need special glass windows.

Annoyance
Attitude surveys are used for measuring the annoyance felt in a community for noises intruding into homes or affecting outdoor activity areas. In these surveys, it was determined that the causes Exhibit F - Noise Report

Page 3 ends

3 for annoyance include interference with speech, radio and television, house vibrations, and interference with sleep and rest. The DNL as a measure of noise has been found to provide a valid correlation of noise level and the percentage of people annoyed. People have been asked to judge the annoyance caused by aircraft noise and ground transportation noise. There continues to be disagreement about the relative annoyance of these different sources. When measuring the percentage of the population highly annoye d, the threshold for ground vehicle noise is about 50 dBA DNL. At a DNL of about 60 dBA, approximately 12 percent of the population is highly annoyed. When the DNL increases to 70 dBA, the percentage of the population highly annoyed increases to about 25 to 30 percent of the population. There is, therefore, an increase of about 2 percent per dBA between a DNL of 60 to 70 dBA. Between a DNL of 70 to 80 dBA, each decibel increase increases by about 3 percent the percentage of the population highly annoyed. Pe ople appear to respond more adversely to aircraft noise. When the DNL is 60 dBA, approximately 30 to 35 percent of the population is believed to be highly annoyed. Each decibel increase to 70 dBA adds about 3 percentage points to the number of people highly annoyed. Above 70 dBA, each decibel increase results in about a 4 percent increase in the percentag e of the population highly annoyed.

Exhibit F - Noise Report

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4 TABLE 1 Definition of Acoustical Terms Used in this Report Term Definition
Decibel, dB A unit describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure. The reference pressure for air is 20 micro Pascals.

Sound Pressure Level Sound pressure is the sound force per unit area, usually expressed in micro Pascals (or 20 micro Newtons per square meter), where 1 Pascal is the pressure resulting from a force of 1 Newton exerted over an area of 1 square meter. The sound pressure level i s expressed in decibels as 20 times the logarithm to the base 10 of the ratio between the pressures exerted by the sound to a reference sound pressure (e. g., 20 micro Pascals). Sound pressure level is the quantity that is directly measured by a sound leve l meter.

Frequency, Hz The number of complete pressure fluctuations per second above and below atmospheric pressure. Normal human hearing is between 20 Hz and 20,000 Hz. Infrasonic sound are below 20 Hz and Ultrasonic sounds are above 20,000 Hz.

A-Weighted Sound
Level, dBA
The sound pressure level in decibels as measured on a sound level meter using the A-weighting filter network. The A-weighting filter de-emphasizes the very low and very high frequency components of the sound in a manner similar to the frequency response of the human ear and correlates well with subjective reactions to noise.

Equivalent Noise Level,
Leq
The average A-weighted noise level during the measurement period.

Lmax, Lmin The maximum and minimum A -weighted noise level during the measurement period.

L01, L10, L50, L90 The A-weighted noise levels that are exceeded 1%, 10%, 50%, and 90% of the time during the measurement period.

Day/Night Noise Level,
Ldn or DNL
The average A -weighted noise level during a 24 -hour day, obtained after addition of 10 decibels to levels measured in the night between 10:00 pm and 7:00 am.

Community Noise
Equivalent Level,
CNEL
The average A -weighted noise level during a 24 -hour day, obtained after addition of 5 decibels in the evening from 7:00 pm to 10:00 pm and after addition of 10 decibels to sound levels measured in the night between 10:00 pm and 7:00 am.

Ambient Noise Level The composite of noise from all sources near and far. The normal or existing level of environmental noise at a given location.

Intrusive That noise which intrudes over and above the existing ambient noise at a given location. The relative intrusiveness of a sound depends upon its amplitude, duration, frequency, and time of occurrence and tonal or informational content as well as the prevailing ambient noise level.

Source: Handbook of Acoustical Measurements and Noise Control, Harris, 1998.

Exhibit F - Noise Report

Page 5 ends

5 TABLE 2 Typical Noise Levels in the Environment

Common Outdoor Activities

Noise Level (dBA)

Common Indoor Activities
110 dBA Rock band
Jet fly-over at 1,000 feet
100 dBA
Gas lawn mower at 3 feet
90 dBA
Diesel truck at 50 feet at 50 mph Food blender at 3 feet 80 dBA Garbage disposal at 3 feet
Noisy urban area, daytime
Gas lawn mower, 100 feet 70 dBA Vacuum cleaner at 10 feet Commercial area Normal speech at 3 feet
Heavy traffic at 300 feet 60 dBA
Large business office
Quiet urban daytime 50 dBA Dishwasher in next room

Quiet urban nighttime 40 dBA Theater, large conference room Quiet suburban nighttime
30 dBA Library
Quiet rural nighttime Bedroom at night, concert hall
(background)
20 dBA
Broadcast/recording studio
10 dBA

0 dBA
Source: Technical Noise Supplement (TeNS), California Department of Transportation, September 2013.

Exhibit F - Noise Report

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6 Regulatory Background

A summary of the applicable regulatory criteria is provided below.

City of San José

City of San José General Plan. The Environmental Leadership Chapter in the Envision San José 2040 General Plan sets forth policies with the goal of minimizing the impact of noise on people through noise reduction and suppression techniques, and through appropriate land use policies in the City of San José. The following policies are applicable to the proposed project:

EC-1.2 Minimize the noise impacts of new development on land uses sensitive to increased noise levels (Categories 1, 2, 3 and 6) by limiting noise generation and by requiring use of noise attenuation measures such as acoustical enclosures and sound barriers, where feasible. The City considers significant noise impacts to occur if a project would:

• Cause the DNL at noise sensitive receptors to increase by five dBA DNL or more where the noise levels would remain “Normally Acceptable;” or

• Cause the DNL at noise sensitive receptors to increase by three dBA DNL or more where noise levels would equal or exceed the “Normally Acceptable” level.

EC-1.3 Mitigate noise generation of new nonresidential land uses to 55 dBA DNL at the property line when located adjacent to existing or planned noise sensitive residential and public/quasi-public land uses.

EC-1.6 Regulate the effects of operational noise from existing and new industrial and commercial development on adjacent uses through noise standards in the City’s Municipal Code.

Exhibit F - Noise Report

Page 7 ends

7 Source: City of San José General Plan – Envision San José 2040

City of San José Municipal Code

Zoning Code 20.50.300.B.4

The sound pressure level generated by any use or combination of uses shall not exceed the decibel level at any property line as shown in Table 20-135, except upon issuance and in compliance with a Conditional Use Permit as provided in Chapter 20.100.

Exhibit F - Noise Report

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8 Existing Noise Environment

The project site is located on the northwest corner of the intersection of Endicott Boulevard and Hayes Avenue, southwest of the Union Pacific Railroad (UPRR) tracks and Monterey Highway, in the City of San José. Single-family residences along Lily Ann Way adjoin the western property line of the site.

The noise environment at the site and in the surrounding area results from a combination of traffic noise from Monterey Highway, Hayes Avenue, Endicott Boulevard, and Blossom Hill Road, as well as UPRR train noise, and jet aircraft noise associated with San José Mineta International Airport. A portion of the site is located within the 70 to 75 dBA DNL San José General Plan 2035 Traffic Noise Contours, with the remaining portion of the site located within the 65 to 70 dBA DNL noise contours.

On-site operations currently include the use of a flatbed delivery truck, forklifts for moving equipment and materials around the site and loading/unloading deliveries, the testing and demonstration of operating rental equipment, and pressure washer cleaning of equipment.

A noise monitoring survey consisting of one long-term (LT-1) and three short-term (ST-1 through ST-3) noise measurements was made between Monday, January 8, 2024, and Thursday, January 11, 2024. All measurement locations are shown in Figure 1.

Long-term noise measurement LT -1 was made at the western property line of the site , approximately 180 feet southwest of the centerline of the UPRR tracks. Hourly average noise levels at LT-1 typically ranged from 59 to 73 dBA Leq during daytime hours (7:00 a.m. and 10:00 p.m.) and from 51 to 65 dBA Leq during nighttime hours (10:00 p.m. and 7:00 a.m.). The day-night average noise level was 67 dBA DNL on Tuesday, January 9, 2024 and on Wednesday , January 10, 2024. The daily trend in noise levels at LT-1 is shown in Figures A1 through A4 of Appendix A.

Short-term noise measurements ST -1 through ST -3 were made simultaneously with LT -1 on Monday, January 8, 2024 between 9:10 a.m. and 9:30 a.m. As shown in Figure 1, ST-1 was made Exhibit F - Noise Report

Page 9 ends

9 at the northwest corner of the site, approximately 45-feet south of the centerline of Hayes Avenue.

Traffic noise typically ranged from 54 to 72 dBA at this location. A freight train with two engines and 24 cars generated noise levels up to 82 dBA. Jet fly overs occurred every few minutes, and generated noise levels ranging from 63 to 66 dBA. The 10 -minute average noise levels measured at ST-1 were 67 dBA Leq between 9:10 and 9:20 a.m., and 60 dBA Leq between 9:20 and 9:30 a.m.

ST-2 was made at the east corner of the site, approximately 45 -feet north of the centerline of Endicott Boulevard. Traffic noise typically ranged from 56 to 73 dBA at this location. Jet flyovers were also a major noise source, ranging from 66 to 68 dBA. Th e 10-minute average noise level measured at ST-2 was 63 dBA Leq between 9:40 and 9:50 a.m..

ST-3 was made at the southwest corner of the site, approximately 100 -feet northwest of the centerline of Endicott Boulevard. Traffic noise typically ranged from 51 to 63 dBA at this location.

Jet flyovers were also a major noise source, ranging from 65 to 68 dBA. Brief forklift noise ranged from 58 to 79 dBA. The 10-minute average noise level measured at ST-3 was 60 dBA Leq between 10:00 and 10:10 a.m.. Table 3 shows the noise levels measured at ST-1 through ST-3.

TABLE 3 Summary of Short-Term Noise Measurements (dBA)
Noise Measurement
Location Date, Time Measured Noise Level, dBA
Lmax L(1) L(10) L(50) L(90) Leq
ST-1a: Northwest
corner of site
1/8/2024,
9:10-9:20 a.m. 82 80 66 59 56 67
ST-1b: Northwest
corner of site
1/8/2024,
9:20-9:30 a.m. 67 66 63 58 55 60
ST-2: East corner of
site
1/8/2024,
9:40-9:50 a.m. 73 70 66 62 59 63
ST-3: Southwest
corner of site
1/8/2024,
10:00-10:10 a.m. 79 68 63 56 53 60

In addition to the long -term and short -term noise measurements, additional on -site noise measurements were made for various types of noise generating equipment that may be used at the site. All equipment noise was measured at a distance of 25 -feet. The noise levels ranged from 58 to 89 dBA. Typically, only one piece of equipment would be operating at a time, and for a brief period. The noise levels of the equipment are listed below in Table 4.

Exhibit F - Noise Report

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10 TABLE 4 Summary of Equipment Noise at 25-Feet (dBA)
Equipment Measured Noise Level, dBA
Flatbed Delivery Truck 75
Forklift (driving) 58 to 62
Forklift (back up alarm) 68 to 70
Forklift (moving materials) 80
Pressure Washer (large) 80 to 86
Pressure Washer (small) 76
Trencher 82 to 89
Skid Steer 75
Water Trailer 78 to 82
Sod Cutter 80 to 89
Scissor Lift (idle) 75
Scissor Lift (back up alarm) 79
Wood Chipper 86 to 87

Exhibit F - Noise Report

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11 FIGURE 1 Aerial Image of the Project Site Plan, Surrounding Area, and Noise Measurement Locations

Source: Google Earth, 2024.

Exhibit F - Noise Report

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12 NOISE IMPACTS AND MITIGATION MEASURES

This section describes the significance criteria used to evaluate project impacts and presents mitigation measures, where necessary, to reduce project impacts to less-than-significant levels.

Significance Criteria

According to Policy EC -1.2 of the City’s General Plan, a significant permanent noise increase would occur if the project would increase noise levels at noise-sensitive receptors by 3 dBA DNL or more where ambient noise levels exceed the “normally acceptable” noise level standard. Where ambient noise levels are at or below the “normally acceptable” noise level standard, noise level increases of 5 dBA DNL or more would be considered significant. The City’s General Plan defines the “normally acceptable” outdoo r noise level standard for the nearby residential land uses to be 60 dBA DNL. Existing ambient levels, based on the measurements made in the project vicinity, exceed 60 dBA DNL. Therefore, a significant impact would occur if noise due to the proposed project would permanently increase ambient levels by 3 dBA DNL.

Under the City’s Noise Element and the City’s Municipal Code , noise levels from new nonresidential building equipment shall not exceed a noise level of 55 dBA DNL at receiving residential land uses. Noise -sensitive receptors bordering the site would include the existing residences to the west and south of the project site.

Impact 1: Permanent Noise Level Increase/Exceed Applicable Standards. The proposed project would not result in a substantial permanent noise level increase at residential uses. This is a less than significant impact.

Rental Equipment

Construction equipment will occasionally be operated on site for maintenance purposes and for customer demonstrations. It is conservatively assumed that these operations would occur for approximately ten minutes of each hour from 7:00 a.m. to 5:00 p.m. On-site noise measurements were made for a variety of equipment (Table 4). Noise levels for the equipment ranged from 58 to 89 dBA at 25-feet. With the reconfiguration of the site operations, rental equipment will be relocated away from the western residential property line to the east side of the site, closer to the roadways and train tracks. The equipment noise at nearby residences will also be shielded by the new building and existing 6-foot perimeter wall. Operating a variety of equipment near the center of the equipment yard throughout the day would generate noise levels ranging from 41 to 51 dBA DNL at the nearest residences considering attenuation from the building and perimeter wall.

Project Traffic Increase

A traffic study was not prepared for the proposed project. The proposed project is not expected to increase traffic volumes and would not contribute to a traffic noise increase. For all surrounding receptors, project trips would not measurably contribute to ambient noise levels in the area (0 dBA DNL increase).

Exhibit F - Noise Report

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13 Mechanical Equipment

Heating, ventilation, and air conditioning (HVAC) units are typically part of commercial buildings.

These types of units typically cycle on and off during daytime hours of operation. Details pertaining to the mechanical equipment planned at the proposed sales building, such as specific type of units, quantities of units, locations of units, and noise levels generated by the units are unknown at this time. The applicant has indicated th at the building would include ground mounted condensing units. Typical air handling units for buildings of this size typically generate noise levels up to 62 dBA at a distance of 20 feet. Assuming all equipment is running simultaneously, noise levels generated by the air handling units would be up to 48 dBA DNL at the nearest residences, considering attenuation from the perimeter wall. For all surrounding receptors, mechanical equipment noise would not measurably contribute to ambient noise levels in the area (0 dBA DNL increase).

Forklift and Maintenance

Forklifts would be used when loading and unloading trucks. One propane forklift would continue to be used intermittently throughout the daytime hours. With the reconfiguration of the site, forklift operations would now occur on the east side of the site and would be mostly shielded receptors located to the west . Factoring in the expected attenuation from the new building and the 6-foot- tall perimeter wall, forklift noise is expected to be up to 39 dBA DNL, and well below the existing DNL at the residential property lines. Therefore, thresholds in the General Plan and Municipal Code would not be exceeded, and forklift noise would not measurably contribute to ambient noise levels in the area (0 dBA DNL increase).

Parking Lot Noise

Small s urface parking lot s for passenger cars would be located in the northwestern and southwestern corners of the site. Noise sources associated with the use of the parking lots would include vehicular circulation, loud engines, door slams, and human voices. The maximum noise level of a passing car at 15 mph typically ranges from 45 to 55 dBA Lmax at a distance of 100 feet.

The noise generated during an engine start is similar. Door slams cause slightly lower noise levels.

The hourly average noise levels r esulting from all of these noise -generating activities in a busy parking lot typically ranges from 40 to 50 dBA Leq at a distance of 100 feet from the parking area.

Parking lot operation is only expected between 7:00 a.m. and 5:00 p.m. Typical hourly operations would include a few cars at any time, which would result in lower levels.

When the noise source is positioned at the center of the parking lot areas, noise levels generated at parking lots at the site would be up to 38 dBA DNL, well below the existing DNL at the residential property line. Attenuation from the perimeter wall is assumed. Noise levels resulting from parking activities would be well below ambient noise levels due existing transportation noise , and the proposed parking lot/parking activities would not measurably contribute to ambient noise levels in the area (0 dBA DNL increase).

Exhibit F - Noise Report

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14 Truck Deliveries

Truck delivery noise would include maneuvering activities occurring at the loading zone , which would likely occur on the east side of the proposed building, on the eastern portion of the project site. All trucks would access the site from Hayes Avenue. On-site flatbed delivery truck noise was observed to be 75 dBA at 25-feet. The delivery truck would typically enter and exit the site a few times per day. The new building and perimeter wall would shield the nearby residences from much of the truck noise. Fla tbed truck noise is expected to be up to 40 dBA DNL, and well below the existing DNL at the residential property lines. Thresholds in the General Plan and Municipal Code would not be exceeded, and truck noise would not measurably contribute to ambient noise levels in the area (0 dBA DNL increase).

Wash Pad Operations

The project currently has a wash pad located on the project site, which would continue to be used under project conditions. However, since the wash pad is part of existing on -site operations, this is considered part of the existing ambient noise environmen t and would not be a new noise - generating source produced by the proposed project.

Total Combined Project-Generated Noise

The operational noise levels produced by the proposed project combined (i.e., rental equipment, traffic, mechanical equipment, forklift, parking lot, and truck loading/unloading activities) would generate noise levels up to 53 dBA DNL at the nearest residences, well below the existing ambient noise levels (65 to 67 dBA DNL), and would not exceed 55 dBA DNL at the land uses surrounding the site.

San Jose City CouncilMarch 4, 2025

San Jose City Council
March 4, 2025