Resolution 1997-58
It
.
.
RESOLUTION NO. 97-58
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY APPROVING A/S 97-38 (PUD) , AN
APPLICATION FOR ARCHITECTURAL AND SITE
APPROVAL OF A PLANNED UNIT DEVELOPMENT (PUD)
INVOLVING APPROXIMATELY 1.17 ACRES, APN 841-
14-067
WHEREAS,
Foodmaker/Jack-in-the-Box
("Applicant" )
submitted A/S 97-38 (PUD) , an application for architectural and
site approval of a planned unit development ("PUD") for a 1.17
acre lot located on the Monterey Road freeway interchange, 5900
Travel Park Circle; and
WHEREAS, the Planning Commission reviewed application
A/S 97-38 (PUD) at its duly noticed meeting on October 2, 1997 and
recommended that the City Council approve Application A/S 97-38
subject to 17 conditions; and
WHEREAS,
pursuant to the California Environmental
Quality Act ("CEQA"), City Council on January 17, 1995 certified a
Negative Declaration with 23 mitigation measures for this site
under GPA 94-02; and
WHEREAS, the City Council reviewed Application 97-38
(PUD) and all documents relating thereto and took oral and written
testimony at its duly noticed meeting of October 6, 1997; and
WHEREAS, the location and custodian of the documents or
other materials which constitute the record of proceedings upon
which this proj ect approval is based is the office of the City
Clerk.
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.
IKBA 1354557.01
71-042804706002
-1-
RESOLUTION NO. 97-58
.
.
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 but not limited
to the staff report dated September 25, 1997, attached hereto
as Exhibit A and incorporated herein by this reference,
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 for this site certified and
adopted in compliance with CEQA, in association with GPA 94-02,
with 23 mitigation measures, is supported by substantial evidence
and applies to this project, finding as follows:
1. The Negative Declaration has been prepared in
accordance with CEQA and reflects the independent judgment of the
CitYi and
C.
A/S 97-38
(PUD) should be and hereby is approved,
subj ect to 17 conditions set forth in the staff report dated
September 25, 1997, attached hereto as Exhibit A, and recommended
by the Planning Commission.
PASSED AND ADOPTED this 27th day of October, 1997 by
the following vote:
AYES:
COUNCILMEMBERS:GILROY, MORALES, ROGERS, ROWLISON,
SPRINGER, VALDEZ
NOES:
COUNCILMEMBERS:NONE
ABSENT:
COUNCILMEMBERS:NONE
Pet
Mayor
~~.
Rhonda pellin, City Clerk
IKBA1354557.01
71-042804706002
-2-
RESOLUTION NO. 97-58
" Exhibit A .
. COnlmuntty Developmen~epartment
Pl~nning Division
Memorandum
-To: Jay Baksa, City Administrator.
October 3, .19
. ",qq1
From: William Faus~ Planning DiVision Manager
File No.: A1S 97-38 (planned Unit Development design review approval)
Applicant: Foodmaker / ~a~~in-the-BoJ: (c/o Walt Mitchell)
Location: MVW Truck Stop (5900 Travel Park Circle)
PLANNING COMMISSION ACTION:
At their meeting of October 2, 1997, the Planning Commission, by a vote of 6-0-1 (Commissioners
Lai was absent), recommended approval of the applicant's request:
AYES: ARELLANO, BLANKLEY, COLLIER, PINHEIRO, PUENTE, and TINSLEY
NAYES:
ABSENT: LA!
In brief, the Planning Commissi.on reco~ended approval of this request for the following reasons:
,
so The proposed site design configuration is substantially consistent with the prior overall PUD
approval granted under A1S 93-05 for the Truck Stop; and
.. The proposed architectural design is substantially consistent with the prior PUD architectural
design approval granted under A1s 97-06 for the truck lounge / mini-mart.
Staff Report attacbed
C:\WPWINtlN'LANNJN~x.MVW
". . .. .
Commumty Development Department
Planning Division.
Staff Report
September. 25, 1997
Fll..E NUMBER:
A\S 97-38 (planned Unit Development design review)
Foodmaker / Jack-in-the-Box (c/o Walt Mitchell)
APPLICANT:
LOCATION:
5900 Tra~l Park: Circle, at the Monterey Road freeway interchange
STAFF PLANNER; William Faus
REOUESTED ACTION:
The applicant is requesting Planned Unit Development (PUD) design review approval that will allow th(
construction of a fast food restaurant within a larger PUD project site.
DESCRIPTION OF PROJECT:
,.
Parcel No: 841-14-067
Parcel SiZe: approximately 1.17 acres (from a larger 14. 78:t acre PUD site)
Flood Zone: "A", panel # 060 340 0004D, dated 09/04/87
. (revised with a LOMAR dated 04/18/91)
. STATUS OF PROPERTY:
,.
Existini lAnd Use
Undeveloped Parcel
General Plan De~tion
. General Services Commercial
Zorn.
CM-PUD
STArns OF SURROTJNDING PROPERTY:
North:
East:
South:
West:
Existinr I..And Use
Future Restaurant site
Future Mini-Mart site
Undeveloped Parcel
Chevron Gas Station
General Plan DesiVation
General Services Commercial
General Services Commercial
Industrial Park:
Visitor Serving Commercial
Zoni.
CM-PUD
CM-PUD
Ml
He
A1S 97-38 (Pun.
2
.
9125/97
CONFORMANCE OF REOUEST WITH GENERAL PLAN:
The proposed project, representatiDg . part of . larger PUD approved UD~er A/S 93-05, i
substantially consistent with the land use desiW'Ation for the property on the General Plan Ma
(GENERAL SERVICES COMMERCIAL). The proposed pn:;ect is also consistent with the intent ofth
text of' the GeJ}era1 Plan document. In addition, the propoSed site design is' also consistent ~ th
following South County ;Joint Area PIon policies (adopted by the .City CoUncil on 5115/89):
20.00 TRUCK STOPS
'Truck stops should be located near major truck routes, and because of their demand for higher level
of police and fire protection, and the nature and range of activities they generate, proposals tl
develop truck stops should be thoroughly evaluated for a variety of JocationaJ, enviro~ental, jiscaj
and safety-related considlrations ... " ..
20.04
'Those truck stops which are allowed within the Cities of the South County should be located nea
major trucking routes in an area which wiD serve the 1IIDXimum mnnber of truckers, thereb)
minimizing the need for additional truck servingfacilities, and minimizing the impacts of truck traffi(
on the community. "
ENVIRONMENTAL IMPACI'S:
,.
, .
A prior expanded Initial Study was prepared under General Plan Amendment request OP A 94-02
involving the subject 1.17-:1= acre site. The expanded Initial Study, addressing the project, w&!
independently reviewed by City statrand reflects the independent judgement of the City of Gilroy. Tht
Initial Study identified poteDtiaDy significant effects on the environment, however, the applicant agreed tc
. specific revisions in the project and/or individual mitigation measures that applied to.the project whicl
avoid or mitigate the potential effects to a point where no significant effects-will occur. There is nc
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). Staff hu subsequently reviewed this report in conjunction with thf
current request (A1S 97-38) and fmds .the proposed futfood restaurant project lubstantiaDy
consistent with the prior environmental documentation.
RELA TED APPLICATIONS:
GPA 94-02:
A General Plan An1fI!nCIment proposal that changed the prior General Plan land use map designation from
INDUSTRIAL PARK and OPEN SPACE to GENERAL SERVICES COMMERCIAL, on 14.78:f: acres
of land. This request was recommended for approval by the planniTlg Commission and approved by the
City Council on January 17, 1995.
A1S 97-38 (P~
3
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9125/97
Z 92-07:
A Zone Change request that changed the zoning designation on 14. 78:l: acres of land from the prior ~
(Limited Industrial, 12.6Oj: acres owned by the applicant) and OS (Open Sp~ 2.IS:!: acres und
CalTrans authority) to CM-PUD (Commercial Industrial, P~ Unit Development). This request w;
recommended for approval by the Planni1,g Commission and approved by the City COQllcil On JIID118n' 1
1995. . .. .
TM92-03: .
A Tentative Map requesi that created five parcels, each zoned CM-PUD~ The five parcels range in ~
from approximately I.l:!: to 7.7:!: acres. A circular public street [Travel Park Circle]7 connecting 1
Monterey Street at two separate locatio~ will facilitate all access to the five parcels. This tentative 1m
request was part of the PUD A/S 93-0S submittal. This requeSt was recommended for approval by tt
Planning Commission and unanimously approved by the City Council on February 217 1995.
A1S 93-05 (PUB):
Planned Unit Development approval for the overall truck stop. site desi~ proposed uses7 paro
configuration, on/off-site street improvem~ and reciprocal parking arrangement between uses. Ih:
PUD application did Dot address or ~prove ~ecific architectural buildine desip. The Plannin
Commission specifically asked that future arcbitectural building designs be brought back before them. Th
request was recommended for approval by the Pl~ Commiqion and unanimously approved by the Cit
Council on February 21, 1995.
A1S 97-06 (PUB):
Planned Unit Development Arcbitectura1 & Site approval for the devdopment of a Truck Stop / Mini-mat
gas station on one of the five independent parcels which comprise the truck stop complex on propert
. zoned CM-PUD (Commercial Industri~ Planned Unit Development). This request was recommende:
for approval by the Planning Commission and unanimously approved by the City Council on April 21
1997.
f
ANALYSIS OF REOUEST:
The proposed Architectural & Site plans submitted by Jack-in-the-Box under this Planned Uni
Development request will allow the construction of a fast food restaurant on one of the five indepencien
parcels which encompass the Travel Park truck stop complex on property zoned CM-PUD (Commercia
Indu~ Planned Unit Development).
The first page of the architectura1 drawings, submitted by the applicant for this request, illustrates th(
original PUD approval gnmted under A/S 93-057 and de1inCates the five parcels as created under TM 92-0~
(ranging in size from 1.1:!: to 7.7:!: acres). A circular public street pattern, connecting to Monterey ROa(
at two separate loaltions, wiD &l'!I~ an access drives. No private access driveways directly to Montefe)
Road are propo~ with the exception of a right-tum-only exit for parcel op.e7 the subject project.
A/S 97-38 ~
4
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9125/97
As submitted and approved under the original PUD application, A1S 93-05, the tlUck stop will involve tl
development offive parcels under one coordinated site plan design, with the following proposed uses:
Parcel #1: Fast Food Restaurant
Parcel #2: Full Service "sit-down" Restaurant
Parcel #3: Motel .
Parcel #4: Public Mini-Storage Facility
Parcel #5: Truck St~p Lounge~ Truck &. Auto Fueling, Truck Parking, and Mini-Mart l Gas S~(
Under the eUlTen. PUD submittAl- the JQJplirJInf is requesm.1 the foDowinl two adions:
#1. Site design approval for the project CODf'lpI'atiOD; aad _
[this part involves a review for consistency with the prior PUD approval granted under A1S 93-O~
#2. Architectural design approval for the proposed restauraat building elevatioDL
[this part involves a review for consistency with the prior PUD approval granted under A1S 97-Ot
Site desip
Overall, the proposed Jack-in-the-Box site plan configuration is substantially consistent with the pric
approved Planned Unit Development application A1S 93-05, reviewed by the Planning Commission an
approved by the City Council on February 21, 1995 (note: the firIt page of1bc II'Chitcctural drawiDss IIlbmittcd b
the applicant illusIrates the orisinal PUD approvIl granted UDder A/S 93-05). As originally proposed, an access driv,
will be improved to the adjoining parcel to the south in order to minimize increased vehicular traffic 0]
Monterey Street and to help elimina.te the creation of undesirable strip commercial development. 1
. addition, the site design wiD share an adjoining access drive with the futme mini-mart.
,
Architectural desip
The proposed fast food restaurant will be single story construction, total 2,622 square feet in floor area
and will seat 90 people. Blending in with the architectural design established under the prior approve<
PUD, A/S 97-06 for the Truck Stop Lounge I Mini-mart, the Jack-in-the-Box building will have ~
"COU1lt!Y Ranch" influence with the following architectural characteristics:
a Hipped root: surfaced with high-profile asphalt shingles [same as Truck Stop I Mini-mart]
a Scored concrete block wainscotting [same as Truck Stop I MiDi-mart)
a Stuccoed wall fiIces with aluminuDl framed windows and doors [ume as Truck Stop 1MiDi-mart]
a A building color schedule with accent bandi'l8 [ume as Tmck stop IMini-mart)
Spedallll'Chitectu1Yll1lote: The distinctive roof cupolas approved under the prior PUD approval (A/S
97-06, Truck Stop / Mini-mart) have been removed due to the architectural difficulty of incorporating
these characteristics into future buildings and improvements (see attached drawings J43-J).
AlS 97-38 (PUD).
5
..
9125/97
The applicant has worked closely with City staff in order to develop a project that adcti-esses a multitude
of site and architectural design issues and 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.
REOUlRED FINDINGS: .
In order to grant Planned Unit DeveloPment design review approval, the PIAm'lingCommission and C;:-'
Coun~i1 must find that the proposal \vill:
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 ~ of the surrounding area;
C. Not require urban services beyond those which are currently available;
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 other adverse effects on surrounding areas; and
I. Provide adequate access, parking, landscaping, trash areas and storage, as necessary.
STAFF RECOMMENDA nONS:
StaB' is reeommendinl that the Planning Commission forward a reeommendationto the City
Council to .ppmve thn PUD design review request for the foRowing reasons:
. ... The proposed.site and arMitectura1 design are substAftt1A11y consistent with the prior approved Planned
Unit Development applications AlS 93-05 and A1S 97-06, reviewed by the Planning Colllft1ission and
approved by the City Council on Febrwuy 21, 1995, and April 21, 1997, respectively;
... 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;
A/S 97-38 (P~
6..
. 9125/97
.. There will be no significant environmental impacts as a result of this project due to the require
mitigation measures to be applied at the development stage; and
.. As submitted, the proposed development is consistent with the necessary PUD Findings A through :
as stated under Zoning Ordinance Section 50.55.
In addition. Staff re~ommends the foUowinr ~onditioDS be pla~ed on the pntinr of this request:
1. MITIGATION MEASURES #1 through #23, contained within the revised Negative Declaration date
12/16/94 for Of A 94-02 invoNing the subject project, shaD be applied to the approval of this Planned Urn
Development (A1S 97-38) in order to reduce and/or eliminate all potential significant impacts to a level 0
insignificance, as required under the California Enviromnental Quality Act (CEQA).
2. I.andscaping: l.andscaping plans including specifications for an inigation system shall be approved by thl
Planmng Division in accordance with the City's Consolidated Landscaping Policy, prior to issuance of;
building permit. The landscaping shaD be continuously maintslined in an orderly, live, healthy, and relativel~
weed-free condition, in accordance with the adopted landscaping policy.
3. Tmsh Enclosures: The trash enclosure sba1l consist of a visually solid masomy waD and gates, six (6) fee
in height, in accordance with the adopted City of Gilroy standard trash enclosure design plan, or a simila:
design approved by the Planni~ Division. All trash enclosures shall be located in accordance with th(
approved site plan and Uniform Fife Code.
. 4. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from the sit,
. toward any residential use or public right-of-way.
t.
5. Mechanical Appwtenances: Mechanical equipment to be located on the roof o( 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 01
the adjacent public right-of-way, whenever possible.
6. Delineated sigDage is Dot approved. TJle applicant shall develop a comprehensive sign program for aD
project signage, subject to Planning Division review and approval.
7. Building colors shall be earth tones, subject to Planning Division review and approval. .
8. AD public sewer lines, storm drains, and water lines which traverse through private parcels shalI be within
accessIuti1ity ~~ subject to the review and approval by the Community Development Department.
9. The developer/applicant must obtain a sewer allotment for this project, and sign a sewer allotment
agreement prior to the issuance of any building pennits.
A/S 97-38 (Pun.
7
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9125/97
10. AD curb arts for access drives shaD be constructed at a minimum distance often (10) feet from adjacer:
fire hydrants and/or street light poles.
11. The developer shaD separate the business water system from ~e landscaping system and provide 8.1
individual meter for each in accordance with City of Gilroy Standard Details.
12. All Utility lines to and adjacent to the site shall be located underground, Subject to thereviewan(
approval by the Community Development Department.. .
13.. The design for stonn drainage improvements, both on and off site, shaD be provided by the developer
subject to the review and approval by the Community Development Department and the Santa Clan
Valley W ster District. '-
14. The developer shaD provide an emergency access roadway to within one hundred fifty feet (1 SO') oj
the front side of any structure during project construction, subject to the review and approval by the
Fire Department.
15. The developer shall provide and install a Knox Box, subject to the review and approval by the Fin
Department.
16. The applicant is subject to Gilroy City Ordinance #83-6 (HMSO - Hazardous Materials Storage
Ordinance) administered by the Fue Department, and shall therefore obtain, complete, and sigr
HMIS (Hazardous Materials Inventory Statement).
17. The applicant shaD 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.
..
,.
Respectfully,
#il
c:\~~
-,
9
t ,. .
-0
LOCATION MAP FOR A/S' 97-38
. Plantting.epartmen.
NEGATIVE
DECLARATION"
Ciey of Gilroy
7351 Rosanna St.
Gilroy, CA 95020
(408) 848-0440
,( REVISED )
CI'l'Y FILE R'OMBERS: GPA 94-02. Z 92-07. ~ 92-03. PtJD A/S 93-05
PROJECT DESCRIPTIOR:.
Name of project:
Nature of Project:
HVW properties Truck stop Center
General.Plan ;.mendment, Zone Change, Tentative Hap, and
~lanned unit Development (pm)) approvals to allow the
p'~oposed development of a truc~ stop complex.
PROJECT LOC.ATIOR:
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
EDtitv or Per.ODtSl UDdertakin~ proiect:
Name: HVW Partners (c/o Howard Vierra)
Address: 22650 Meltean Road, San Jose ,CA 95120
IRITIAL S'1'ODY:
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.
FIRDIRGS 5 REASONS:
The Initial study identified potentially significant effects on the
environment. Bowever, the applicant has agreed to specific revisions in
the project and/or the project has been revised. See the following list
of M%TI~IOR MEaSuRES, which aveid 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 us. 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 (POD) approvals will not adversely affect
or impact adjacent parcels of land or developed industrial,
commercial , or agricultural properties in the vicinity; and
D. The po~ential significant effects identified within the Initial study
can be mitigated to reduce them to an insignificant level of ~act.
REG.DEC. MV'W ne smp
. 2
'.
12/16/94
REVISED
1. The proj.ct .hall be designed in .ccordance with' earthquake d..ign
regulations of the Unifo:rm Building Code, .ubject to the review and
approval by the City Building, Life I. Environmental Safety Department.
2. A soil. investigation shall be prepared for the project site by a' .
qualifi.d soil. engineer. The recommendations of the .oils investigation
.hall be incorporated into the final improvemen~ plan. and shal~ be
reviewed and .pprov.d by the city Department of Public Work~ prior to
approval of the final map. The purpo.es of the soils investigation are to .
determine the exact .oils characteri.tics and limitations o~ the project
site~ specifically the shrink-swell potential of the soils, and to
recommend appropriate engineering specifications for the proposed project.
3. ~he deve~~pershall construct finished floor elevatio~s at least o~e foot
above the lOO-year 'f~ood elevation as delineated on the 1994 preliminary
FIRM amp on file . with the City of Gilroy. To accomplish this, the
preliminary grading plan .~all be revised to r~flect the following
changes:
A. Raise the first floor of the motel elevation 186'; and
B. Raise the first floor of the mini-.torage buildings to elevation 187'.
4. The design of all storm drainage improvements serving the project site
shall be provided by the developer, subject to r.vi.w and approval by the
City Department of Public Works. Th.se design plans .hall 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
.vorovri.te inlet .Dd outl.t for rel..siDQ wat.r fram the detention
vond into a wat.rcours. through a storm drain sy.tem with adeauate
cavacity to conv.y r.l..... fram the d.tention ~ond;
c. Applicabl. storm wat.r source and treatment-bas.d best management
practices, applied and maintained, as r.c;~nded in the cali:fornia
Storm Water. Best .Han.~ement Practice Handbook;
D. sediment and pollution control faciliti.s within the storm drain
detention facilities; and
E. Provi.ions for periodic sweeping for roadways, driveways, and parking
area. on the project site.
5. Developers shall pay the appropriate storm drain development fees, subj.ct
to review by the City Department of Public Works prior to issuance of a
building permit.
6. The project proponent .hall be requir.d to obtain a National Pollution
Discharge Elimination systems Program (HPDES) General Con.truction Permit,
requir.d und.r the Federal Clean Wat.r Act, fram the Regional Water
Ouality Control Board, prior to issuance of a building permit. The HPDES
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 HPDES
construction permit which reqUires preparing and complying with a Storm
Water Pollution Prevention Plan.
IIZG.DEC. MVII' .8mP
3
.
12/16/94
REVISED
1. The project proponent shall conduct a velocity study to design slope .
protection for the railroad ballast. The study shall address the scour1ng
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 Depart:ment.
S. 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. ~he developer shall signalize the Honterey Street/Southbound Highway 101
ramps intersection.
10. The developer shall'prepare a traffic facilities improvement plan to
include the inst.ll.~ion 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 velU.cular storage. The right-turn
lane should provide a minimum of 200 feet of vehicular storage. This
will be needed to accommodate long-term traffic cond! tioDs;
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 Honterey Street. . currently Honterey
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 accOJlllllOdate 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.
IIEG~I)EC. JIVW- ue &mP
4 .
.-.
12/16/94
~SED
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 revie~.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. R.e;:ard engine timing on diesel-powered equipment to reduce NOx
emissions. Maintain existing gasoline-powered equipment in tune per
manufacturer's i~tructions.
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:r;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.
B. Schedule as many construction truck trips as possible during non-peak
hours to reduce peak-hour emissions.
I. Water or securely cover all excavated material transported off-site.
I'
. 12. Noise-generating construction activities shall be restricted 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. MVW ~p
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 confo.;:m to the
city of Gilroy'S consolidated Landscaping Policy: and
B. Architectural design (to ensure internal design compatibi.lity and
design which is compatible with'southern Gilroy). "
These design'guidelines shall be subject to the review and~pproval 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 s.ite
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 Southside 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. Deveiopers shall pay the appropriate water development fees, subject to
review by the City Department of Public Works prior to the issuance of .
building permit.
t'
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 proposed project and will be required to.pay
City of Gilroy sanitary sewer connection fees.
REG.DEC. MVW 'S"l'OP
6
.
12/16/94
REVISED
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: .r~ arcbaeological resources or buman r.....1".. are disc,?,vered
dur~ng cons~ruct:ion, work sball be bal~ed within 50 meters (150 ~eet) o~
the ~ind un~il it can be evaluated by a quali~ied pro~essio1t4l '..
archaeologist. r~ tbe ~ind is determined to be sJ.gnJ.~i.cant,. appropri.ate
mitigation measu~es shall be ~or.mulated and implemented.~
Date Prepared: October 21, 1994
End of Review Period: December 9, 1994 /S/ MICHAEL R. DORN, Director of PlanniT.
Approved by city Council: January 17, 1995 Michael Dorn, Director of Planning
,. f'
.
.
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 ofMiti2'ation Im:Dlementation MonitorUw
2 Prepared detailed soils Developer Public Works Department
- investie:ation
3 Revise preliminary grading plan Developer Building Department
to reflect construction of finished
floor elevations at least one foot
above the 10o.;yeat~flood
elevation
4 Revise storm drain improvement Developer Public Works Department
Dlans
7 Conduct velocity study; design Developer Public Works Department
slope protection for railroad
ballast
10 Prepare traffic facilities Developer Public Works Department
imDrovement DIan
14 Provide architectural and Developer Planning Department
landscaDe desim lZUidelines
17 Provide design of all water Developer Department of Public Works
infrastructure improvements
servine: the Droiect site
20 Provide design of all sewer I Developer Public Works Department
infrastructure improvements
servin2' the Droiect site
"
"
.
.
Attachment B
MITIGATION MONITORING PROGRAM CHECKLIST
MVW Properties Truck Stop Center
Expanded Initial Study .
Prior to issuance of a Building Permit, the following' mitigations shall 'be
implemented:
J!
Party
Mitigation Responsible for Party Responsible for
Number Nature of Mitil!'ation Imulementation Monitorinl!'
1 Development designed in
accordance with earthquake Developer Building Department
desim re2Ulations
5 Pay storm drain development Developer Department of Public Works
fees
6 Obtain NPDES permit Develooer Department of Public Works
8 Pav traffic imDact fee Developer Department of Public Works
9 Design and install Monterey Developer Public Works Department
Street/Southbound Highway 101
r8lnDsinterse~on
11 Submit dust and pollution Developer Building Department
control plan
12 Restrict constru~on activities to Developer Building Department
normal daytime hours (7:00 am
to 10:00 pm)
13 Conduct noise analvsis Developer Buildinsr DeDartment
15 Construct all utilities to, Developer Building Department
through. and on the site
underszround
16 Pay required Public Safety Developer Planning Department
imDact fees
18 Pay the appropriate water Developer' Department of Public Works
develoDment 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
sanitarv sewer conne~on fees
23 Protect any future Developer City Planning Department
archaeologicallhistorical
resources discovered on-site
.
.
t .
I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached
Resolution No. 97-58 is an original resolution, duly adopted by the Council of the City of Gilroy
at a regular meeting of said Council held on the 27th day of October, 1997, 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 24th day of November, 1997.
~
City Clerk of the City of Gilroy
(Seal)