Resolution 1993-61
.
.
RESOLUTION NO. 93-61
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY APPROVING AjS 93-13, PLANNED UNIT
DEVELOPMENT (PUD) APPROVAL ON PROPERTY ZONED
PF-PUD (PUBLIC FACILITY) PLANNED UNIT
DEVELOPMENT, FOR THE CONSTRUCTION OF A MEDICAL
OFFICE BUILDING ON AN EXISTING HOSPITAL CAMPUS
LOCATED AT 9360 NO NAME UNO, BETWEEN COHANSEY
AVENUE AND LAS ANIMAS AVENUE, AFFECTING APN
835-05-027.
WHEREAS, South Valley Medical Building, Ltd., has
submitted AjS 93-13, application for Planned unit Development (PUD)
approval on property zoned PF-PUD (Public Facility) Planned unit
Development, for the construction of a medical office building on
an existing hospital campus located at 9360 No Name Uno, between
Cohansey Avenue and Las Animas Avenue, APN 835-05-027, the geo-
graphic extent of such land being that as indicated on the site
plan entitled "South Valley Hospital Medical Office Plan" and dated
September 14, 1993, and considered by the Planning Commission; and,
WHEREAS, the City has prepared and circulated in connec-
tion with its review of this project a Negative Declaration,
attached hereto as "Exhibit A" and incorporated herein by this
reference, which included a mitigation monitoring program and 15
mitigation measures;
WHEREAS, the Planning Commission at its regular meeting
of October 7, 1993, voted to recommend that the city Council adopt
the Negative Declaration and approve AjS 93-13 subject to 12
conditions listed in the staff report dated September 28, 1993,
prepared by the Planning Department, which staff report is attached
hereto as "Exhibit B"; and,
WHEREAS, this City Council at its meeting of October 25,
1993, voted to adopt the Negative Declaration as having been
completed in compliance with CEQA and reflecting the independent
judgment of the City.
RESOLUTION NO. 93 - 61
-1-
.
.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The city Council finds pursuant to Zoning Ordinance
section 50.55 that:
1. The proposed project conforms to the land use
designation for the property on the General Plan map, and is
consistent with the intent of the text of the General Plan docu-
menti
2. Public utilities and infrastructure improve-
ments needed in order to serve the proposed project are in close
proximity; and
3. There will be no significant environmental
impacts as a result of this project due to the required mitigation
measures to be applied at the development stage.
B. A/S 93-13 should be and hereby is approved, subject
to the 12 conditions set forth in the Planning staff report dated
september 28, 1993.
C. The mitigation monitoring program set forth in
Exhibit A is hereby adopted.
PASSED AND ADOPTED this 25th day of October, 1993 by the
following vote:
AYES:
COUNCILMEMBERS: GILROY, HALE, KLOECKER, NELSON,
VALDEZ and GAGE.
NOES:
COUNCILMEMBERS:
None.
ABSENT:
COUNCILMEMBERS:
Rowlison.
APPROVED:
Do;g~!~~
A6Lanodt ~
Susanne E. Steinmetz, City
RESOLUTION NO. 93 - 61
-2-
.
Planning Department
NEGATIVE
DECLARATION
.
City of Gilroy
7351 Rosanna St.
Gilroy, CA 95020
(408) 848-0440
CITY FILE NUMBER: A/S 93-13
PROJECT DESCRIPTION:
Name of project:
Nature of project:
South Valley Hospital Medical Office Building
Planned unit Peve10pment (PUP) approval for the
proposed construction of medical office building on an
existing hospital campus.
PROJECT LOCATION:
Location: 9360 No Name Uno, between Cohansey Avenue and Las Animas Road
Assessor's Parcel Number: 835-05-027
Entitv or Person(s) Undertakinq proiect:
Name: South valley Medical Building, Ltd. (c/o Bryan Ballard)
Address: 9400 No Name Uno, Gilroy, CA 95020
INITIAL STUDY:
An expanded Initial study for this project was undertaken and prepared for
the purpose of ascertaining whether the project might have a significant
effect on the environment. A copy of this study is on file at the City of
Gilroy Planning Department, 7351 Rosanna street, Gilroy, California.
FINDINGS & REASONS:
The Initial study identified potentially significant effects on the
environment. However, the applicant has agreed to specific revisions in
the project and/or the project has been revised. See the following list of
MITIGATION MEASURES, which avoid or mitigate potential effects to a point
where no significant effects will occur. There is no substantial evidence
that the project, as revised, may have a significant effect on the
environment. The following reasons will support these findings:
A. The proposed medical office, under the provisions of a planned unit
Development, is consistent with the city's General Plan land use map;
B. The proposed Planned unit Development is substantially consistent with
the adopted goals and policies of the City'S General Plan document;
C. The granting of the Planned Unit Development request will not adversely
affect or impact adjacent parcels of land or developed residential and
agricultural properties in the vicinity; and
o. The
potential significant effects identified within the Initial Study .,
be mitigated to reduce them to an insignificant level of impact. 1:;\
..'
can
.
(
f"'.~
l~,
",,",".'1,
"ptl
y~~
~'~,
Negative Declaration: A/S 93-13
2
08/12/93
.
.
MITIGATION MEASURES:
1. The project shall be designed in accordance with earthquake design
regulations of the Uniform Building code, subject to the review and
approval by the city Building Department.
(
,
2. The design of all storm drainage improvements serving the project site
shall be provided by the developer, subject to the review and approval by
the city Pepartment of Public Works.
3. The developer shall pay the appropriate traffic impact fee, subject to the
review and approval by the City Department of Public works, and prior to
the issuance of a building permit.
4. The driveway connection to the future north/south arterial along the
easterly boundary of the hospital campus, located north of the proposed
medical office building, should be provided with separate left and right
turn lanes when that connection is made, subject to the review and
approval by the city Pepartment of Public Works, and prior to the issuance
of a building permit.
(
5. The project owner shall enter into a deferred development agreement with
the city of Gilroy which will state that at the time that the future
street which fronts the office building properties is developed, the
owners shall be responsible to pay for the cost of the street improvements
along their frontage which are not covered by the Traffic Impact Fee.
6. All phases of development shall provide minimum off-street parking in
accordance with section 31, OFF STREET PARKING REQUIREMENTS, of the city's
Zoning Ordinance, subject to the review and approval by the city Planning
Department.
7. All phases of development shall provide required handicapped parking in
accordance with the AMERICAN DISABILITIES ACT, subject the review and
approval by the city Building Department.
8. The developers shall be responsible for submitting a dust control policy,
subject to review and approval by the city Building Department. The
policy shall be consistent with existing city policies and codes, and
shall be submitted prior to the issuance of a building permit.
9. Prior to development of the site, the developer shall pay required city of
Gilroy Public Safety impact fees.
10. The development of the site shall conform to the Uniform Building,
Plumbing, and Mechanical codes, the National Electrical Code, and the
handicap and energy regulations in Title 24 of the California Building
code, subject to the review and approval by the City Public works and
Building Departments.
11. The development of the site shall conform to the Uniform Fire Code,
subject to the review and approval by the City Fire Department.
.
.
Negative peclaration: A/S 93-13
3
08/12/93
12. Development plans shall include the installation of on-site fire
hydrants. Improvement plans shall be subject to the review and approval
by the City Pepartrnent of Public Works, Fire, and Building.
13. The developer shall pay the appropriate water development fees, subject to
review by the City Department of Public works, and prior to the issuance
of a building permit.
14. The developer shall pay appropriate sewer development fees, subject to
review by the city Department of Public Works, and prior to the issuance
of a building permit.
15. pue to the possibility that significant buried cultural resources might be
found during construction, a statement shall be printed on all
construction drawings to facilitate the protection of these resources.
The specific language shall be subject to the review and approval by the
City Planning pepartment.
Date prepared: August 12, 1993
End of Review period: September 7, 1993
Approved by city council:
Michael Dorn, pi rector of Planning
. ~_>r--'
,;-........h "
"'.--~;; -'-;'-' .
'''"}..~'
.v;,
(.
c
I (
(
.
.
MITIGATION MONITORING PROGRAM CHECKLIST
South Valley Hospital Medical Office Building
Initial Study
Prior to issuance of a Building Permit, the following mitigations shall be
implemented:
Party
Mitigation Nature of Mitigation Responsible for party Responsible for
Number Implementation Monitoring
1 Development designed in Developer City Building Department
accordance with earthquake
design reQUlations.
2 Provide storm drainage Developer City Department of Public
imnrovements. Works
3 Pay traffic impact fee. Developer City Department of Public
Works
4 Provide separate left and right Developer City Department of Public
turn lanes into future driveway Works
connection to future north/south
arterial.
5 Pay cost of street improvements Developer City Department of Public
to future street not covered by Works
the Traffic Impact Fee.
6 Provide minim urn off.street Developer City Planning Department
parkine:.
7 Provide required handicap Developer City Planning Department
oarkine:.
8 Develop a dust control poliCY. Developer City Buildine: Department
9 Pay public safety impact fees Developer City Building Department
10 Conform with Unifonn Building, Developer City Department of Public
Plumbing, and Mechanical Works
Codes, the National Electrical
Code, and the handicap and
energy regulations in Title 24 of
the California Buildine: Code.
11 Conform to Uniform Fire Code. Developer Citv Fire Deoartment
12 Include installation of on-site fire Developer City Department of Public
hvdrants. Works. Fire. and Buildin2'
13 Pay water development fee. Developer City Department of Public
Works
14 Pay sewer development fee. Developer City Department of Public
Works
15 Protect any future Developer City Planning Department
archaeologicallhistorical
resources discovered on-site.
rYHUllT B
[.~"~'~Di
Planning4bepartment-
STAFF REPORT
september 28, 1993
(
FILE:
A/S 93-13, a Planned unit Development (PUP)
APPLICANT: South valley Medical Buildinq, Ltd. (c/o G.L. Bruno Associates)
LOCATION:
9360 No Name Uno Avenue
A site on the south Valley Hospital campus property located
immediately south of the main hospital buildinq.
STAFF:
william Faus
...***************************************************************************
******************************************************************************
REOUESTED ACTION:
c
planned Unit pevelopment approval for the construction of a medical office
buildinq to be located on the south Valley Hospital campus, under the
provisions of planned Unit Development review.
~: If property is located within a Planned Unit Development (PUD)
combining district, the Planning Commission and the City Council must
approve the project prior to building permit issuance.
{zoning ordinance Section 50.50}
DESCRIPTION OF PROPERTY:
parcel No.:
Parcel size:
835-05-027
approximately 23t acres
STATUS OF PROPERTY:
Existinq Land Use
Hospital Complex
General plan oesianation
Public Facility
zonina
PF-PUP
STATUS OF SURROUNDING PROPERTY:
Existinc Land Use
N: SF Res./ Aq./ RV storaqe
S: Aqricultural, SF Residence
E: Agricultural
W: south valley Freeway (101)
General Plan Desionation
PO Commercial, county
Industrial Park
Outside City GP Area
circulation, Freeway
Zonina
PO/County
HI/County
county
Freeway
.
.
staff Report A/S 93-13
2
09/28/93
CONFORMANCE OF REQUEST WITH GENERAL PLAN:
The proposed project conforms to the land use designation for the property
on the General plan map, and is consistent with the intent of the text of
the General plan document. A brief summary of applicable policies are as
follows:
URBAN GROWTH ANP PEVELOPMENT
. The City will phase development in an orderly, contiguous manner in
order to maintain a compact development pattern to avoid premature
investment for the extension of public facilities and services~ New
urban development will occur in areas where municipal services are
available and capacity exists prior to the approval of development in
areas which would require major new facility expansione
. New development will pay all of the incremental public service costs
which it generates.
PUBLIC SAFETY ANP SEISMIC SAFETY
. Restrict development in those areas subject to major sheet flooding in
the northern portion of the Planning Area until adequate drainage
improvements are provided.
ECONOMIC PEVELOPMENT
. New commercial uses will be encouraged to group into clustered areas or
centers containing professional offices, retail sales and services.
These uses will not be permitted to occur in a strip form of development
(shallow depth, linear form).
. Auto-oriented commercial uses, that front on major thoroughfares,
will present a high-quality design and will be adequately screened from
adjacent uses. Access to these uses will be controlled to minimize
circulation conflicts.
ENVIRONMENTAL REVIEW:
An expanded Initial Study has been prepared. The Initial Study was
independently reviewed by city staff, and reflects the independent
judgement of the city of Gilroy. The Initial study identified potentially
significant effects on the environment, however, the applicant has agreed
to specific revisions in the project and/or the project has been revised.
See the MITIGATION MEASURES listed below, which avoid or mitigate the
effects to a point where no significant effects will occur. There is no
substantial evidence that the project, as revised, may have a significant
effect on the environment. Therefore, a Negative Declaration has been
prepared for the following reasons:
A. The proposed medical office building, under the prOV~Sl.ons of a planned
unit Development, is consistent with the city'S General plan land use
map;
B. The proposed planned Unit Development is substantially consistent with
the adopted goals and policies of the city'S General plan document;
r
(
c
staff Report A/S 93-13
3
09/28/93
.
.
.
C. The granting of the planned unit pevelopment request will not adversely
affect or impact adjacent parcels of land or developed residential and
agricultural properties in the vicinity; and
(
D. The potential significant effects identified within the Initial study
can be mitigated to reduce them to an insignificant level of impact.
MITIGATION MEASURES:
staff recommends that the following mitigation measures be applied to the
project approval in order to reduce potential significant effects to an
acceptable level:
1. The project shall be designed in accordance with earthquake design
regulations of the Uniform Building code, subject to the review and
approval by the City Building Department.
2. The design of all storm drainage improvements serving the project site
shall be provided by the developer, subject to the review and approval
by the City Department of Public Works.
(
3. The developer shall pay the appropriate traffic impact fee, subject to
the review and approval by the City Department of public works, and
prior to the issuance of a building permit.
4. The driveway connection to the future north/south arterial along the
easterly boundary of the hospital campus, located north of the proposed
medical office building, should be provided with separate left and right
turn lanes when that connection is made, subject to the review and
approval by the city Pepartment of Public Works, and prior to the
issuance of a building permit.
5. The project owner shall enter into a deferred development agreement with
the city of Gilroy which will state that at the time that the future
street which fronts the office building properties is developed, the
owners shall be responsible to pay for the cost of the street
improvements along their frontage which are not covered by the Traffic
Impact Fee.
6. All phases of development shall provide minimum off-street parking in
accordance with Section 31, OFF STREET PARKING REQUIREMENTS, of the
city's Zoning ordinance, subject to the review and approval by the City
Planning Pepartment.
7. All phases of development shall provide required handicapped parking in
accordance with the AMERICAN PISABILITIES ACT, subject the review and
approval by the City Building Pepartment.
8. The developers shall be responsible for submitting a dust control
policy, subject to review and approval by the city Building Department.
The policy shall be consistent with existing City policies and codes,
and shall be submitted prior to the issuance of a building permit.
.
.
staff Report A/S 93-13
4
09/28/93
9. Prior to development of the site, the developer shall pay required City
of Gilroy public Safety impact fees.
10. The development of the site shall conform to the uniform Building,
plumbing, and Mechanical Codes, the National Electrical code, and the
handicap and energy regulations in Title 24 of the california Building
Code, subject to the review and approval by the City public Works and
Building Departments.
11. The development of the site shall conform to the Uniform Fire code,
subject to the review and approval by the city Fire Department.
12. Development plans shall include the installation of on-site fire
hydrants. Improvement plans shall be subject to the review and
approval by the city Pepartment of public works, Fire, and Building.
13. The developer shall pay the appropriate water development fees, subject
to review by the City Pepartment of Public Works, and prior to the
issuance of a building permit.
14. The developer shall pay appropriate sewer development fees, subject to
review by the City Department of Public Works, and prior to the
issuance of a building permit.
15. Due to the possibility that significant buried cultural resources might
be found during construction, a statement shall be printed on all
construction drawings to facilitate the protection of these resources.
The specific language shall be subject to the review and approval by
the City Planning Pepartment.
BACKGROUND:
The South Valley Hospital complex, a planned Unit Pevelopment, was approved
by the City Council on February 17, 1987 (A/S 86-43). The first phase of
the project [with 98,225. sq.ft.] was approved with the following eight
elements: 1) The main hospital building & patient wing; 2) Energy center;
3)..Visitor & public parking area; 4) Hospital staff parking area; 5)
Helicopter landing pad; 6) On-site circulation improvements; 7) Project
landscaping & drainage improvements; and 8) off-site street improvements.
All other main buildings marked on the original site plan as "FUTURE" would
be subject to additional PUD approval prior to buildout.
On June. 5, 1989, the applicant received city council approval for a planned
unit pevelopment request that permitted the construction of a medical
office building on the South Valley Hospital campus (ref: A/S 89-24). The
building was situated at the far northeast corner of the hospital site,
immediately north of the main hospital building. The 35,670. square foot
structure provided office space for 14. resident doctors and a pharmacy.
(.
c
staff Report A/S 93-13
5
09/28/93
,.
.
.
ANALYSIS OF REOUEST,
(
The current applicant (South valley Medical Building, Ltd.) is requesting
Planned unit Development approval in order to construct a second medical
office building on the South Valley Hospital campus. The proposed building
will be situated at the southeast corner of the 23t acre hospital site,
just east of the emergency heliport pad.
The proposed 22,400t square foot building will provide office space for
approximately 14 doctors. The two-story structure will have a design very
similar to the existing medical office building located just north of the
hospital. The future expansion of this building is delineated on the site
plan as as PHASE II, and will require additional planned unit pevelopment
approval. staff is recommending that approval of this second phase require
staff level review only, through the city'S Architectural & site Review
process (see proposed condition tll).
(
The submitted site plan design depicts a parking lot arrangement which is
closely coordinated with the overall circulation pattern approved under the
original hospital pUP. Primary access will be provided from the main
public drive off No Name Uno, with secondary access provided by the future
development of a north-south collector adjacent to the easterly property
line. The proposed parking layout will create 106 new stalls, to be shared
in common with existing hospital parking. As designed, proposed off-street
parking exceeds minimum city standards.
Proposed landscaping improvements will match the existing scheme approved
under the original hospital PUD, and will amount to approximately 32% of
the developed area.
Architecturally, the proposed medical office building will reflect a style
similar to that of the hospital and the original medical office building,
in addition to using the same materials and colors. The style can best be
described as a modern looking building using a few simple geometric shapes
with a limited number of basic construction materials. When completed, the
medical office building will easily blend in with the existing hospital
complex.
FINDINGS,
In order to grant'Planned Unit Pevelopment (PUD) approval, the Planning
commission and city Council must find that the proposed planned Unit
Development shall:
A. conform to the Gilroy General plan in terms of general location and
standards of development;
B. Provide the type of development which will fill a specific need of the
surrounding area;
c. Not require urban services beyond those which are currently available;
.
.
staff Report A/S 93-13
6
09/28/93
D. Provide a harmonious, integrated plan which justifies exceptions, if
such are required, to the normal requirements of this ordinance;
E. Reflect an economical and efficient pattern of land uses;
F. Include greater provisions for landscaping and open space than would
generally be required;
G. Utilize aesthetic design principles to create attractive buildings and
open areas which blend with the character of surrounding areas;
H. Not create traffic congestion, noise, odor, or ether adverse effects on
surrounding areas; and
I. provide adequate access, parking, landscaping, trash areas and storage,
as necessary.
STAFF RECOMMENDATION.
staff recommends that the Planning commission forward a recommendation to
the City Council to approve this request for the following reasons.
(A) The proposed project conforms to the land use designation for the
property on the General plan map, and is consistent with the intent of
the text of the General Plan' document;
(B) public utilities and infrastructure improvements needed in order to
serve the proposed project are in close proximity along No Name Uno
Avenue;
(C) There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied at the
development stage; and
(D) As submitted, the proposed development is consistent with the necessary
PUD Findings A through I, as stated under Zoning ordinance section
50.55 (listed above).
IF APPROVED. STAFF RECOMMENDS THAT THE FOLLOWING CONPITIONS BE PLACEP ON
THE PROJECT.
1. Landscaping: Landscaping plans including specifications for an
irrigation system shall be approved by the Planning Director in
accordance with the city's Consolidated Landscaping policy, prior to
issuance of a building permit. The landscaping shall be continuously
maintained in an orderly, live, healthy, and relatively weed-free
condition, in accordance with the adopted landscaping policy.
(.
c
~~
staff Report A/S 93-13
7
09/28/93
'.
.
.
(
2. Exterior trash enclosures shall be provided: All trash enclosures
shall consist of visually solid walls, six (6) feet in height, in
accordance with the adopted City of Gilroy standard trash enclosure
design plan, or a similar design approved by the Planning pirector.
All trash enclosures shall be located in accordance with the approved
site plan and Fire Pepartment regulations.
3. Exterior Lighting: No unobstructed beam of exterior lighting shall be
directed outward from the site toward any residential use or public
right-of-way.
4. Mechanical Appurtenances: Mechanical equipment to be located on the
roof of a building shall be screened by an architectural feature of the
building such that it cannot be seen from ground level at the far side
of the adjacent public right-of-way, whenever possible.
5. The developer shall separate the business water system from the
landscaping system and provide an individual meter for each in
accordance with city of Gilroy standard Details.
{~
6. All utility lines to and adjacent to the site shall be located
underground, subject to the review and approval by the pirector of
Public Works.
7. The design for storm drainage improvements, both on and off site, shall
be provided by the developer, subject to the review and approval by the
Department of Public Works and the Santa Clara Valley Water pistrict.
8. The applicant/developer shall install fire hydrants on the project
site. specific hydrant locations and water main sizing shall be
subject to the review and approval by the Fire and public works
Departments; and
A. Pipes which serve as fire sprinkler services are subject to the
specifications of the Gilroy Fire Pepartment once they depart from
the City main and anyon-site or off-site hydrant system and must
have a City standard valve intervening; and
B. Inspection of on-site hydrants and water mains supplying them will
be the responsibility of the Fire Pepartment.
9. The applicant shall record a parcel map, reflecting the proposed
property lines delineated on the submitted site plan, prior to building
permit issuance, and subject to the review and approval by the Public
Works Pepartment.
10. All grading operations and soil compaction activities shall meet the
approval of the city Engineer.
.
.
staff Report A/S 93-13
8
09/28/93
11. The standard Architectural & site Review process, rather than the
planned Unit Development (PUP) process, shall be required for the
future expansion of the office building (delineated on the site plan as
PHASE II), if the Planning Director determines that the overall
architectural style and building materials are substantially consistent
with the approved Phase I design scheme.
12. The recommended MITIGATION MEASURES #1 through #15 (as noted within the
staff report) shall be applied to the approval of the project in order
to reduce and/or eliminate all potential significant impacts to a level
of insignificance, as required under the California Environmental
Quality Act (CEQA).
Respectfully,
~PG-
Michael Dorn
Director of Planning
10/7/93
At their meeting of October 7, 1993, the The Planning COmmission,
by a vote of 6-0-1 (Commissioner Suyeyasu absent), recommended
adoption of the Negative Declaration as completed in compliance with
CEQA, and reflecting the independent judgment of the City, together
with 15 mitigation measures as listed in the Negative Declaration.
The Planning Commission, by a vote of 6-0-1 (Commissioner Suyeyasu
absent), recommended approval of A/S 93-13, subject to 12 conditions
as listed in the staff report.
AYES,
NAYES,
ABSENT,
Cooper, Gage,
None
Suyeyasu
Lai, Puente, Romero, Buchanan
c
(-.
.....c
.
.
. ,
I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Resolution No. 93-61
is an original
resolution, duly adopted by the Council of the City of Gilroy at a regular
meeting of said Council held on the
1st
day of
November
, 19~,
at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
Official Seal of the City of Gilroy this 2nd day of
November
,1993.
{ /~
~~ J ;7~/L.__~-l:.-
/City Clerk of the City of G~~ (f--
(Seal)