Resolution 1997-22
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RESOLUTION NO. 97-22
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY APPROVING A/S 97-06 (PUD) , AN
APPLICATION FOR ARCHITECTURAL AND SITE
APPROVAL OF A PLANNED UNIT DEVELOPMENT (PUD)
INVOLVING APPROXIMATELY 7.68 ACRES, APN 841-
14-067
WHEREAS, MVW Partners ("Applicant") submitted A/S 97-06
(PUD) , an application for architectural and site approval of a
planned unit development ("PUD") for a 7.68 acre lot located on
the Monterey Road freeway interchange, and backing to the Union
Pacific Railway right-of-way to the east; and
WHEREAS,
pursuant to the California Environmental
Quality Act ("CEQA") an initial study was prepared for this
proj ect that identified potentially significant effects on the
environment.
However, the Applicant has agreed to specific
revisions in the project and/or individual mitigation measures
that will be applied to the project which avoid or mitigate the
effects to a point where no significant effects will occur; and
WHEREAS, the Planning Commission reviewed application
A/S 97-06 (PUD) at its duly noticed meeting on April 3, 1997 and
recommended that the City Council adopt the Negative Declaration
containing 23 mitigation measures and further recommended that the
City Council approve Application A/S 97-06 subject to 24
conditions; and
WHEREAS, the City Council reviewed Application 97-06
(PUD) and all documents relating thereto and took oral and written
testimony at its duly noticed meeting of April 21, 1997; and
WHEREAS, the location and custodian of the documents or
other materials which constitute the record of proceedings upon
which this project approval is based is the office of the City
Clerk;
\KBAI339462.01
71-042804706002
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RESOLUTION NO. 97-22
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NOW, THEREFORE, BE IT RESOLVED THAT:
A. The City Council hereby finds that:
1. The. project is consistent with the Gilroy General
Plan because it conforms to the land use designation for the
property on the General Plan map, and it is substantially
consistent with the intent of the text, goals and policies of
the General Plan documents.
2. The project complies with the findings required to
grant PUD architectural and site approval pursuant to
subsections (a) through (i) of Section 50.55 of the Gilroy
Zoning ordinance, and that the facts as set forth more fully
in the record incorporated herein, including the staff report
dated March 27, 1997 supports said findings.
3. There is no substantial evidence that the project
as
mitigated may have
a
significant
effect
on
the
environment.
B. The Negative Declaration is adopted, with 23 mitigation
measures, as completed in compliance with CEQA and reflecting the
independent judgment of the City, and the mitigation/monitoring
program associated therewith is adopted.
C.
A/S 97-06
(PUD) should be and hereby is approved,
subject to 24 conditions set forth in the staff report dated March
27, 1997, attached hereto as Exhibit A and incorporated herein by
this reference.
\KBA\339462.01
71-042804706002
-2-
RESOLUTION NO. 97-22
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PASSED AND ADOPTED this 5th day of May, 1997 by the
following vote:
AYES:
COUNCILMEMBERS: GILROY, MORALES, ROGERS, SPRINGER,
VALDEZ, ROWLISON
NOES:
COUNCILMEMBERS: NONE
ABSENT:
COUNCILMEMBERS: NONE
APPROVED:
~A~ ;f~~
Suellen Rowlison,
Mayor Pro Tern
:E~.. .. {! ,
'- i:- - ' ~:;f~
Rhonda. pellin, Interim City Clerk
IKBA1339462.01
71-042804706002
-3-
RESOLUTION NO. 97-22
. "Exhibit A" . '
Community Development Departme~t-
Planning Division
Staff Report .
FILE NUMBER:
i:
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March 27, 1997
A\S 97-06 (planned Unit Development design review)
APPLICANT:
MVW Partners (c/o Howard Vierra)
LOCATION:
5900 Travel Park Circle, at the Monterey ROJld .freeway interchange, and backing to
the Union Pacific railway right-of-way to the'east.
STAFF PLANNER William Faus
REQUESTED ACTION:
The applicant is requesting Planned Unit Development (PUD) design review approval that will allow the
development of a mini-mart gas station within a larger PUD project site.
DESCRIPTION OF PROJECT:
Parcel No:
Parcel Size:
Flood Zone:
841-14-067
approximately 7.68 acres (from a larger 14.78:t acre PUD site)
"A", panel # 060340 0004D, dated 09/04/87
(revised with a LOMAR dated 04/18/91)
STATUS OF PROPERTY:
Existing Land Use
Fallow Agricultural Land
General Plan Designation
General Services Commercial
Zoning
eM-PUD
STATUS OF SURROUNDING PROPERTY:
North:
Existing Lapd Use
South Valley Freeway
Mixed Industrial Uses
Mixed Industrial Uses
Vacant Parcel
South Valley Freeway
Gas Station
East:
South:
WeSt:
-'fILl 13 ./,
General Plan Designation
CirculationIFreeway
General Industrial
General Industrial
Industrial Park
CirculationlFreeway
Visitor Serving Commercial
Zoning
N/A
M2
M2
M1
N/A
HC
A1S 97-06 (PUD)
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2
3/-27/97
CONFORMANCE OF REOUEST WITH GENERAL PLAN:
The proposed project,representating a part of a larger PUD approved under A/S 93-05, is substantially
consistent with the land llse designation for the property on the General Plan map ( GENERAL SERVICES
CO!v1MERCIAL). The proposed project is also consistent with the intent of the text of the General Plan
document. In addition, the proposed site design is also consistent with the following South County Joint
Area Plan poliCies (adopted by the City Council on 05/15/89):
20.00 mUCK STOPS
"Truck stops should be located near major truck routes, and because of their demand for higher levels
of police and fire protection, and the nature and range of activities they generate, proposals to
develop truck stops should be thoroughly evaluated for a vari!!ty of locational, environmental, fiscal,
and safety-related considerations..."
20.04
"Those truck stops which are allowed within the Cities of the South County should be located near
major trucking routes in an area which will serve the maximum number of truckers, thereby
minimizing the need for additional truck serving facilities, and minimizing the impacts of truck traffic
on the community. "
ENVIRONMENTAL IMPACTS:
A prior Initial Study was prepared under General Plan Amendment request GP A 94-02, involving the
subject 7.68:1: acre site. The expanded Initial Study, addressing the project, 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 agreed to specific revisions in the
project and/or individual mitigation measures that applied to the. project which avoid or mitigate the
potential effects to a point where no significant effects will occur. There is no substantial evidence that
the proposed project, as revised, may have a significant effect on the environment. Therefore, a Negative
Declaration was prepared and approved under GP A 94-02 (adopted by the City Council on January 17,
1995). Staffhas subsequently reviewed this report in conjunction with the current request CA/S 97-06)
and finds the mini-mart project substantially consistent with the prior environmental documentation.
RELATED APPLICATIONS:
GPA94-02:
A General Plan Amendment proposal that changed the prior General Plan land use map designation from
INDUSTRIAL PARK and OPEN SPACE to GENERAL SERVICES COMMERCIAL, on 14.78:J: acres
of land. This request was recommended for approval by the Planning Commission and approved by the
City Council on January 17, 1995.
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A/S 97-06 (PUD)
3
3/27/97
"
Z 92-07: } J ;
A Zone Change request that changed the zoning designation on 14.78:1:: acres oflarid from the prior M1
(Limited Industrial, 12.60:!: acres owned by the applicant) and OS (Open Space, 2.18::t acres under
CalTrans authority) to eM-PUD (Commercial Industrial, Planned Unit Development). This request was
recommended for approval by the Planning Commission and approved by the City Council on January 17,
1995.
TM 92-03:
A Tentative Map request that created five parcels, each zoned CM-PUD. . The five parcels range in size
from approximately 1.1:!: to 7. 7::t acres. A circular public street, connecting to Monterey Street at two
separate locations, will facilitate all access to the five parcels. This tentative map request is part of the
subject PUD submittals.. This request was recommended for approval by the Planning Commission and
unanimously approved by the City Council on February 21, 1995.
AlS 93-05 (PUD):
Planned Unit Development approval for the overall truck stop site design, proposed uses, parcel
configuration, on/off-site street improvements, and reciprocal parking arrangement between uses. This
PUD application did not address specific architectural building designs. The Planning Commission
specifically asked that proposed architectural building designs be brought back before them. This request
was recommended for approval by the Planning Commission and unanimously approved by the City
Council on February 21, 1995.
ANALYSIS OF REOUEST:
The proposed Architectural & Site plans submitted under this Planned Unit Development request will allow
the applicant to develop a mini-mart gas station on one of the five independent parcels which comprise the
truck stop complex on property zoned CM-PUD (Commercial Industrial, Planned Unit Development).
The first page of the architectural drawings, submitted by the applicant for this request, illustrates the
original PUD approval granted under AfS 93-05, and delineates the five parcels as created under 1M 92-03
(ranging in size from 1. I:!: to 7.7::t acres). A circular public street pattern, connecting to Monterey Road
at two separate locations, will facilitate all access drives. No private access driveways directly to Monterey
Road are proposed, with the exception of an " exit-only" curb cut for parcel one.
As submitted and approved under the original pun application (A/S 93-05) the proposed project will
involve the development of five parcels under one consolidated site plan design, with the following
proposed uses:
Parcel #1: Fast Food Restaurant
Parcel #2: Full Service Restaurant
Parcel #3: Motel
Parcel #4: Public Mini-Storage Facility
Parcel #5: Truck & Auto Fueling, Truck Parking, and Mini-Mart / gas station
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A/S 97-06 (pun)
4
3/27/97
Under the current Pun submittal, the applicant is requesting the following two actions:
#1. Architectural design approval for the proposed Mini-Mart 1 Trucker's Lounge building
(with second floor offices); and
#2. Site design approval for the Mini-Mart 1 gas station portion of parcel fIVe (a review for
consistency with the prior PUD approval granted under AfS 93-05).
With this PUD submittal, the applicant would like to primarily focus on the architectural design of the
proposed Mini-Mart 1 Trucker's Lounge building. . The applicant's intent is to receive City approval for the
overall architectural style of the building, in order to begin the process of establishing guidelines for specific
design criteria for the entire truck stop complex. ._
. Car Wash and Fuel Island Canopv
As noted on the submitted site plan, the applicant does not have specific architectural construction plans
for the proposed car wash or fuel island canopy. Staffis recommending that these structure designs (when
submitted) be reviewed by staff through the standard Architectural & Site design review procedures, if
findings can be made that the future designs are substantially consistent with the subject review. A finding
ofinconsist~cyby staffwould require additional Pun review and approval by the Planning Commission.
Truck Stop Use
Prior to commencement of construction on the truck stop use (which includes all tenant improvements
to the "Trucker's Lounge" within the proposed building), an approved Conditional Use Permit must be
granted by the Planning Commission. Staff is recommending that the required CUP application for the
specific "Truck Stop" use should serve in a dual capacity in addressing required PUD issues as well. All
issues that are nonnally addressed within a PUD application could easily be covered within the CUP
process. This action to combine the two applications into one (CUP + PUD) would save staff time,
Commission time, and the applicant time.
Traffic and Parking
As delineated on the original PUD site plan, parcel five extends the entire length of the project site in a
north-south orientation, and provides easy access to truck parking from any of the other four parcels. The
proposed site design separates trUck uses from passenger vehicle uses in order to minimize traffic conflicts
and maximize parking space dynamics. The mini-mart 1 gas station will be located directly adjacent to the
proposed fastfood restaurant, hopefully keeping the bulk of car traffic within the interior parking lots.
Most truck activities and traffic will focus within the southern part of parcel #5 with proposed truck
fueling, weigh station, trucker's lounge & showers, and the bulk of truck parking. Only specific details for
the mini-mart portion of parcel #5 are being reviewed under the current application reqJlest. In addition
to the truck uses, a drainage detention basin will be constructed in the far southeastern comer of the project
site in order to mitigate potential storm drainage impacts.
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3/,27 /~7
A/S 97-06 (PUD)
5
Architectural design for the proposed Mini-Mart / Trucker's Lounge building I-
The proposed two-story building will be constructed with full improvements for the .Mini-Mart business,
in addition to providing a tenant shell for the future Trucker's Lounge and second floor offices. These
future uses will be subject to additional on-site parking requirements, as regulated under the City's Zoning
Ordinance. Proposed spaces within the building will be as follows:
Mini-Mart
Trucker's Lounge
Offices
[first floor, north end] .
[first floor, south end]
[entire second floor]
3,200 sq.ft.
3,200 sq. ft.
6,000 sq.ft.
Future *
Future *
11 These Future uses will require improved parking prior to occupancy.
The proposed Mini-Mart 1 Trucker's Lounge building will have a "Country Ranch" influence with the
following architectural characteristics:
o Hipped roof, surfaced with high-profile asphalt shingles, and detailed eaves
o A deep balcony with a wood balustrade around the entire second floor
o Mix of horizontal wood siding and french windows for the second floor offices
[future tenants will detennine window and door spacing]
o Distinctive roof cupolas with louver details, in addition to exposed skylights
o Two distinctive geometric scored concrete patterns for the first floor walls
o Large windows and glass doors for the Mini-Mart entry, and the future lounge entry
Site design for the Mini-Mart 1 gas station portion of parcel five
Overall, the proposed site plan configuration is substantially consistent with the prior approved Planned
Unit Development application A1S 93-05, reviewed by the Planning Commission and approved by the City
Council on February 21, 1995. As originally proposed, an access drive will be improved to the adjoining
parcel to the south in order to minimize increased traffic on Monterey Street, and help eliminate the
creation of undesirable strip commercial. development. In addition, the site design separates truck and car
parking which will help facilitate the operation of the complex as natural stop for both trucks and cars.
The applicant has worked closely with City Staff and CalTrans to develop a site design that addresses a
multitude of traffic issues and environmental concerns. As submitted, the subject Planned Unit
Development site plan design is consistent with both the intent of the City's General Plan text and Land
Use Map.
A/S 97-06 (PUD)
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6
3}27/97
REOUIRED FINDINGS:
In order to grant Planned Unit Development design review approval, the Planning Commission and City
Council must find that the proposal will:
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;
D. Provide a harmonious, integrated plan which justifies excep~ions, if such are required, to the normal
requirements of this Ordinance;
E. Reflect an economical and efficient pattern ofIand 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 other adverse effects on surrounding areas; and
I. Provide adequate access, parking, landscaping, trash areas and storage, as necessary.
STAFF RECOMMENDATIONS:
Staff is recommending that the Planning Commission forward a recommendation to the City Council to
approve this PUD design review request for the following reasons:
.... The proposed site design configuration is substantially consistent with the prior approved Planned Unit
Development application A/S 93-05, reviewed by the Planning Commission and approved by the City
Council on February 21, 1995;
.... The proposed site design 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;
... 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
... .As submitted, the proposed development is consistent with the necessary PUD Findings A through I,
as stated under Zoning Ordinance Section 50.55.
A/S 97-06 (PUD)
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7
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3/27/97
In addition. Staff recommends the foUowing conditions be placed on the granting ~f this request:
1. :MITIGATION :rvIEASURES #1 through #23, contained within the revised Negative Declaration dated
12/16/94 for GP A 94-02 involving the subject project, shall be applied to the approval of this Planned Unit
Development 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).
2. Specific improvement plans for the Car Wash and Fuel Island Canopy shall be reviewed under the City's
Architectural & Site Review procedures, subject to the Planning Division's approval and a finding that the
proposal is substantially consistent with this PUD design approval, as reviewed and approved under this
application by the Planning Commission and City Council.
3. The specific truck stop and lounge uses will require a Conditional Use Permit, prior to building permit
issuance, and subject to Planning Commission review and approval. The CUP application for the specific
"Truck Stop" uses will serve in a dual capacity in addressing required PUD issues as well. All issues that
are normally addressed within a PUD application will be covered within the CUP process. This will
combine the two applications into one (CUP + PUD).
4. The proposed tenant shell for the future Truckers Lounge and second floor offices shall be subject to
additional on-site parking requirements, as regulated under the City's Zoning Ordinance. These spaces
shall not be occupied until all required parking is fully improved, subject to the review and approval by the
Planning Division.
5. The size of the proposed :Mini-Mart shall be limited by the amount of on-site parking stalls provided and
as required under Section 31 of the City's Zoning Ordinance.
6. Landscaping: Landscaping plans including specifications for an irrigation system shall be approved by the
Planning Division in accordance with the City's Consolidated Landscaping Policy, prior to issuance of a
building pennit. The landscaping shall be continuously maintained in an orderly, live, healthy, and relatively
weed-free condition, in accordance with the adopted landscaping policy.
7. Trash Enclosures: All trash enclosures shall consist of visually solid fences and gates, 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 Division. All trash enclosures shall be located in accordance with the approved
site plan and Uniform Fire Code.
8. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from the site
toward any residential use or public right-of-way.
9. Mechanical Appurtenances: Mechanical equipment to be located oil 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.
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A/S 97-06 (PUD)
8
3/27/97
10. The applicant shall develop a comprehensive sign program for all project signage.(parcels #1 through
#5), subject to Planning Division review and approval.
11. Building colors shall be earth tones, subject to Planning Division review and approval.
12. The location, type, and color. of all fencing material shall be indicated on the final construction plans.
All proposed fencing shall be constructed in accordance with Zoning Ordinance Section 34, subject to
the review and approval by the Planning Division.
13. All public sewer lines, storm drains, and water lines which traverse through private parcels shall be
within access/utility easements, subject to the review and approval by the Community Development
Department. - -
14. The developer/applicant must obtain a sewer allotment for this project, and sign a sewer allotment
agreement prior to the issuance of any building permits.
15. All curb cuts for access drives shall be constructed at a minimum distance of ten (10) feet from adjacent
fire hydrants and/or street light poles.
1 Ii. 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.
17. All Utility lines to and adjacent to the site shall be located underground, subject to the review and
approval by the Community Development Department.
18. 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 Community Development Department and the Santa Clara
Valley Water District.
19. The developer shall provide an emergency access roadway to within one hundred fifty feet (150') of
the front side of any structure during project construction, subject to the review and approval by the
Fire Department.
20. The developer shall provide and install Knox Boxes for each business, subject to the review and
approval by the Fire Department.
21. The applicant is subject to Gilroy City Ordinance #83-6 (HMSO - Hazardous Materials Storage
Ordinance) administered by the Fire Department, and shall therefore obtain, complete, and sign an
HMIS (Hazardous Materials Inventory Statement).
22. The applicant shall be required to install an underground grease interceptor for all food processing
uses, subject to the review and approval of the City's Industrial Waste Inspector.
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A/S 97-06 (PUD)
9
3/27/97
23. 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 Community Development
Departments; and
A Pipes which serve as fire sprinkler services are subject to the specifications of the Gilroy Fire
Departmen~ 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
Department.
24. Any proposed truck wash rack shall be subject to the revi~YI and approval by the City's Industrial
Waste Inspector.
Respectfully, . ~
~~
William Faus
Planning Division Manager
4-3-97 At their meeting of April 3, 1997, the Planning Commission recommended
approval of AjS 97-06, subject to 24 conditions as set forth in the
staff report.
AYES:
NAYES:
ABSENT:
ARELLANO, BLANKLEY, PINHEIRO, PUENTE, TINSLEY, COLLIER
NONE
LAI
~lantling De'artment
~EGATIVE
lEC LARATI ON
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City of Gilroy _
7351 Rosanna St.-.
Gilroy, CA 95020
(408) 848-04~0
{ REVISED }
CITY FILE NUMBERS: GPA 94-02, Z 92-07, TM 92-03, PUD A/S 93-05
PROJECT DESCRIPTION:
Name of project:
Nature of project:
MVW properties Truck stop Center
General -plan Amendmant, Zone change, Tentative Map, and
planned unit Development (PUP) .approvals to allow the
proposed development of a truck stop complex.
PROJECT LOCATION:
Location: Approximately 15 acres on the west side of Bolsa Road, adjacent
to the Highway 101 / Monterey street interchange.
Assessor's Parcel Numbers: 841-14-067
Entitv or Person(s) undertakinq proiect:
Name: MVW Partners (c/o Howard vierra)
Address: 22650 McKean Road, San Jose. CA 95120
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 Truck stop Center, 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 General plan Amendment, Zone Change, Tentative Map,
and planned unit Development (PUD) approvals will not adversely affect
or impact adjacent parcels of land or developed industrial,
commercial I .or 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 ~pact.
NEG. DEC. MVW ~RUCK STOP.
2
.
12/16/94
REVI$ED
1. The project shall be designed in accordance with earthquake design
regulations of the Uniform Building code, subject to the review.~nd
approval by the city Building, Life & Environmental Safety Department~
2. A soils investigation shall be prepared for the project site by a
qualified soils engineer. The recommendations of the soils investigation
shall be incorporated into the final improvement plans and shall be
reviewed and approved by the city Department of public works prior to
approval of the final map. The purposes of the soils investigation are to
determine the exact soils characteristics and limitations on the project
site, specifically the shrink-swell potential of the soils, and to
recommend appropriate engineering specifications for the proposed project.
3. ~he developer .shall construct f~nished floor elevatior.s at least o~e foot
above the lOO-year flood elevation as delineat~d on the 1994 preliminary
FIRM amp on file with the city of Gilroy. To accomplish this, the
preliminary grading plan shall be revised to reflect the following
changes:
A. Raise the first floor of the motel elevation 186'; and
B. Raise the first floor of the mini-storage buildings to elevation 187'.
4. The design of all storm drainage improvements serving the project site
shall be provided by the developer, subject to review and approval by the
city Department of Public Works. ~hese design plans shall include, but
not be limited to:
A. calculations verifying that at least 1.5 acre-feet of water detention
storage will be provided at the project site;
B. The water detention storage shall be lined. It shall have an
appropriate inlet and outlet for releasinq water from the detention
pond into a watercourse throuqh a storm drain system with adequate
capacity to convey releases from the detention pond;
C. Applicable storm water source and treatment-based best management
practices, applied and maintained, as recommended in the California
storm Water Best Management Practice Handbook;
D. sediment and pollution control facilities within the storm drain
detention facilities; and
E. provisions for periodic sweeping for roadways, driveways, and parking
areas on the project site.
5. Developers shall pay the appropriate storm drain development fees, subject
to review by the city Department of Public Works prior to issuance of a
building permit.
6. The project proponent shall be required to obtain a National pollution
Discharge Elimination systems Program (NPDES) General Construction Permit,
required under the Federal clean water Act, from the Regional Water
Quality control Board, prior to issuance of a building permit. The NPDES
construction permit requires implementing both construction and post-
construction phase storm water pollution best management practices.
Additionally, the proposed project shall implement provisions of the NPDES
construction pe~t which requires preparing and complying with a storm
Water pollution Prevention Plan.
NEG .DEC. MVW TRUCK STOP .
3
.
12/16/94
REVIS~D
7. The project proponent shall conduct a velocity study to design slope
protection for the railroad ballast. The study shall address the scouring
effect of the floodway and the measures that will be needed to be
undertaken to protect the railroad tracks, ballast, and slopes. This
study and design shall be subject to review and approval by the city
Public works Department.
8. The developer shall pay the appropriate traffic impact fee, subject to
approval of the city Department of Public Works, prior to issuance of a
building permit.
9. The developer shall signalize the Monterey street/southbound Highway 101
ramps intersection.
10. The developer shall prepare a traffic facilitie~ improvement plan to
include the installation of the following improvements:
A. Provide a sidewalk along the entire project Monterey street frontage;
B. Provide bus turnouts along the project frontage as directed by the
Santa clara county Transportation Agency;
C. Provide two through lanes, as well as a left-turn lane on the
northbound Bolsa Road approach at the project driveway. This will be
needed to accommodate long-term traffic growth;
D. Provide two left-turn lanes, a through lane, and a right-turn lane on
the northbound Highway 101 off-ramp. The.left-turn lanes should
provide a minimum of 300 feet of vehicular storage. The right-turn
lane should provide a minimum of 200 feet of vehicular storage. This
will be needed to accommodate long-term traffic conditions;
E. signalize the Monterey street/Northbound Highway 101 ramps, project
driveway intersection;
F. Dedicate right-of-way and provide frontage improvements along the
project frontage on Bolsa Road to accommodate a four-lane divided
arterial;
G. Provide verification that the vertical alignment of the project
driveway can accommodate a 25 mile per hour design speed. This
includes sight distance across Monterey street. currently Monterey
Street if banked to the west with a 4 percent super elevation. The on-
site driveway drops off to the east at a 5.5 percent grade. This is
about a 10 percent change in gradient across the intersection. The
ability for vehicles to maintain lane alignment east bound and west
bound across the intersection must be maintained through the
intersection;
H. Provide a driveway on the easterly side of Parcel 2 to allow vehicle
easier and clearer entry from an exit to the main project driveway. An
east bound left-hand turn lane will need to be provided on the main
project entrance to accommodate the inbound movement. The high
turnover sit-down restaurant on Parcel 2 is currently proposed to be
served by only a single driveway at the back side of the parcel;
I. Install stop signs on the three exiting movements at the main project
driveway intersection with the first on-site north/south cross aisle
between Parcels 1 and 5; and
REG. DEC. MVW TRUCK STOP.
4
.
12/16/94
~VISED
J. Provide for additional width required to allow for bike lanes on
Monterey Road per city standards and specifications.
Traffic facility improvement plans shall be subject to the review and
approval by the city public works Department, prior to approval of the
final map and final improvement plans.
11. The developers shall be responsible for submitting a dust and pollution
control plan subject to review and approval by the city Building, Life &
Environmental safety Department, consistent with existing city policies
and codes prior to issuance of a building permit. This plan may include
the following measures:
A. Re'~ard engine timing on diesel-powered equipment to reduce NOx
emissions. Maintain existing gasoline-power~d.~quipment in tune per
manufacturer's instructions.
B. Substitute electric-powered equipment for internal combustion-powered
equipment, where feasible.
c. substitute gasoline-powered equipment (preferably, with catalytic
converters installed) for diesel-powered equipment, where feasible.
D. Develop a comprehensive construction activity management plan to
minimize the pieces of construction equipment operating and the extent
of the site area worked during any given time period.
E. Use water trucks or sprinkler systems to prevent airborne dust from
leaving the site. Require increased wate~ing frequency whenever wind.
speeds exceed 15 mph.
F. Lay building pads and pave roadways area, sidewalks, parking lots, etc.
as soon as possible.
G. Limit the speed for all construction equipment to 15 mph on any unpaved
surface.
H. schedule
hours to
I. Water or
as many construction truck trips as possible during non-peak
reduce peak-hour emissions.
securely cover all excavated
material transported off-site.
12. Noise-generating construction activities shall be ~estricted to normal
daytime hours (7: 00 am to 10: 00 pm). Construction equipment shall be
properly muffled and maintained. The contractor work specifications for
all construction activities shall reflect these measures subject to the
review and approval of the city Building, Life & Environmental safety
Department prior to issuance of a building permit.
13. A noise analysis shall be conducted to determine anticipated on-site noise
levels generated by the proposed project. The analysis information shall
be used to determine the need for any noise attenuation structures or
special building design considerations for both the restaurant and the
motel. The noise analysis shall be conducted subject to review and
approval by the City Building, Life & Environmental safety Department
prior to issuance of a building permit.
REG. DEC. ~ TRUCK STOP.
5
.
12/16/94
,REvisED
14. The developer shall provide design guidelines for the entire site which
should include, but not limited to, the following components:
A. Landscaping (paying special attention to the southern and western
borders of the site, as well as between the truck parking area and the
motel and restaurant). Development of ,the site shall conform to the
city of Gilroy's Consolidated Landscaping Policy; and
B. Architectural design (to ensure internal design compatibility and
design which is compatible with southern Gilroy).
These design guidelines shall be subject to the review and approval by the
city planning Department prior to approval of the final map and shall be
addressed fully within the city of Gilroy'S planned Unit Development
procedures via Architectural & site Review.
15. The developer shall construct all utilities to~ through, and on the site
underground subject to the review and approval by the city Department of
Public Works.
16. Prior to development of the site, the developer shall pay required city of
Gilroy Public safety impact fees.
17. The design of all water infrastructure improvements serving the project
site shall be provided by the developer, subject to the review and
approval by the city Department of Public works. The proposed project
shall provide a looped 12 inch water system ~rom the existing line in
Monterey street, to the existing stub located in souths ide Drive east of
the railroad tracks. This will require a fully dedicated utility easement
through the private properties the line traverses. A bore & jack,
separate from the one required for the sewer extension, will be required
under the railroad tracks.
18. Developers shall pay the appropriate water development fees, subject to
review by the city Department of Public works prior to the issuance of a
building permit.
19. All existing on-site wells shall be permanently capped in compliance with
the standards set forth by the Santa clara Valley Water District and the
city Department of Public works prior to the issuance of a building
permit.
20. The design of all sewer infrastructure improvements serving the project
site shall be provided by the developer subject to review and approval by
the city Department of Public Works. Sewer lines shall be a minimum of 12
inches.
21. Developers shall pay the appropriate sewer development fees subject to
review by the city Department of Public Works prior to issuance of a
building permit.
22. Prior to development of the site, the developer must obtain sufficient
sewer allocation to serve the prop~sed project and will be required to pay
. city of Gilroy sanitary sewer connection fees.
NEG.DEC. ~ TRUCK STO.
6
.
12/16/94
REVIS~D
23. Due to the possibility that significant buried cultural resources might be
found during construction, language shall be printed on construction
drawings to protect these resources, pursuant to the review by and
approval of the city Planning Department. Such language might read as
follows: "If archaeological resources or human remains are discovered
during construction, work shall be halted within 50 meters (150 feet) of
the find until it can be evaluated by a qualified professional
archaeologist. If the find is determined to be significant, appropriate
mitigation measures shall be formulated and implemented."
Date prepared: Oc~ober 21, 1994
End of Review period: December 9, 1994 /S/ MICHAEL R. DO&~, Director of Planning
Approved by city council: January 17, 1995 Michael Dorn, Director of Planning
:l
.
.
Attachment B
I
MITIGATION MONITORING PROGRAlVI CHECKLIST
MVW Properties Truck Stop Center
Expanded Initial Study
I
Prior to issuance of a Building Permit, the following mitigations shall be
implemented:
I
Party
Mitigation Responsible for Party Responsible for
Number Nature of Mithration Implementation Monitoring-
1 Development designed in '. "
accordance with earthquake Developer Building Department
design regulations
5 Pay storm drain development Developer Department of Public Works
fees
6 Obtain NPDES permit Developer Department of Public Works
8 Pav traffic impact fee Developer Department of Public Works
9 Design and install Monterey Developer Public Works Department
Street/Southbound Highway 101
ramps intersection
11 Submit dust and pollution Developer Building Department
control plan
12 Restrict construction activities to Developer Building Department
normal daytime hours (7:00 am
to 10:00 pm)
13 Conduct noise analvsis Developer Building- Department
15 Construct all utilities to, Developer Building Department
through, and on the site
undere:round
16 Pay required Public Safety Developer Planning Department
impact fees
18 Pay the appropriate water Developer Department of Public Works
development fees
19 Permanently cap existing on-site Developer Department of Public Works
wells Santa Clara Valley Water
District
21 Pay the appropriate sewer Developer Department of Public Works
development fees
22 Obtain sufficient sewer Developer Department of Public Works
allocation to serve the proposed
project and pay City of Gilroy
sanitary sewer connection fees
23 Protect any future Developer City Planning Department
archaeologicalihistorical
resources discovered on-site
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Attachment A
MITIGATION MONITORING PROGRAM CHECKLIST
MVW Properties Truck Stop Center
Expanded Initial Study
Prior to approval of the Final Subdivision Map, the following mitigations shall be
implemented:
Party
Mitigation Responsible for Party Responsible for
Number Nature of Mitig:ation Implementation Monitoring:
2 Prepared detailed soils Developer Public Works Department
investigation
3 Revise preliminary grading plan Developer Building Department
to reflect construction of finished .'
..
floor elevations at least one foot
above the 100-year flood
elevation
4 Revise storm drain improvement Developer I Public Works Department
plans
7 Conduct velocity study; design Developer Public Works Department
slope protection for railroad
ballast
10 Prepare traffic facilities Developer Public Works Department
improvement plan
14 Provide architectural and Developer Planning Department
landscape design 2Uidelines
17 Provide design of all water Developer Department of Public Works
infrastructure improvements
serving the proiect site
20 Provide design of all sewer Developer Public Works Department
infrastructure improvements
serving the proiect site
, ,
.
.
I, RHONDA PELLIN, Interim City Clerk of the City of Gilroy, do hereby certify that the
attached Resolution No. 97-22 is an original resolution, duly adopted by the Council of the City
of Gilroy at a regular meeting of said Council held on the 5th day of May, 1997, at which meeting
a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand ana affixed the Official Seal of
the City of Gilroy this 19th day of May, 1997.
~f!k /)
I~ ./ tPLc ~'
Interim City Clerk of the City of Gilroy
(Seal)