Resolution 2000-48
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RESOLUTION NO. 2000-48
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING AlS 00-14 (PUD), AN APPLICATION
FOR ARCHITECTURAL AND SITE APPROVAL OF A
PLANNED UNIT DEVELOPMENT (PUD) INVOLVING
APPROXIMATELY 22.8 ACRES, APN 835-05-032
WHEREAS, Saint Louise Regional Hospital ("Applicant") submitted AlS 00-14, an
application for architectural and site approval of a plarmed unit development ("PUD") to allow a
2,880 square foot modular office building to be placed on the Saint Louise Regional Hospital
campus on 22.8 acres located at 9400 No Name Uno; and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), an
Environmental Impact Report was certified by the City Council on December 16, 1985, for this
site; and
WHEREAS, the Planning Commission reviewed application NS 00-14 at its duly
noticed public meeting on June 1, 2000, and recommended that the City Council approve
AlS 00-14; and
WHEREAS, the City Council held a duly noticed public meeting on June 19, 2000, at
which time the City Council considered the public testimony, the Staff Report dated May 22,
2000, and all other documentation related to application AlS 00-14; 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.
NOW, THEREFORE, BE IT RESOLVED THAT:
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Resolution 2000-48
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A. The City Council hereby adopts the following findings as required by Zoning
Ordinance section 50.55 based upon substantial evidence in the record:
1. The project conforms to the Gilroy General Plan in terms of general
location and standards of development.
2. The project will provide additional office space within a developed
hospital campus and therefore fulfills a specific need of the surrounding area.
3. Urban services are available at the project site.
4. The project, subject to the conditions of approval, will result in a project
that is harmonious and integrated.
5. The project will allow a vacant portion of this site to be used, which is
both an economical and efficient use of this property.
6. The project landscaping plan, subject to the conditions of approval, will
result III a project that meets the intent of the Planned Unit Development
ordinance.
7. The project, subject to the conditions of approval, will result in a project
that is attractive and harmonizes with the existing hospital campus.
8. The project will not create traffic congestion, noise, odor or other adverse
effects on the surrounding areas.
9. The project provides adequate access, parking, trash areas and storage.
B. The City Council hereby finds:
1. The project will not be detrimental to public welfare or IllJunous to
persons or property in the vicinity.
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Resolution 2000-48
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2. There is no substantial evidence in the record that this project will have a
significant impact on the environment.
C. NS 00-14 should be and hereby is approved subject to:
1. The nine (9) conditions set forth in the Staff Report dated May 22, 2000,
attached hereto as Exhibit A and incorporated herein by this reference, and
one additional condition which shall read in its entirety as follows:
Condition 10. The structure shall have tinted windows, stucco siding, and
canopies, all similar to the existing hospital building.
PASSED AND ADOPTED this lOth day of July, 2000 by the following vote:
AYES:
COUNCILMEMBERS:
G. ARELLANO, P. ARELLANO, MORALES,
SUDOL, VELASCO, SPRINGER
NOES:
COUNCILMEMBERS:
NONE
ABSENT:
COUNCILMEMBERS:
PINHEIRO
APPROVED:
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?l c Vl/
THOMAS W. SPRINGER, MAY
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ATTEST:
~AJ~'
Rhonda Pellin, City Clerk
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Resolution 2000-48
EXHIBIT.A
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Community Development Department
Planning Division
Staff Report
FILE NUMBER:
PUD AlS 00-14
APPLICANT:
Saint Louise Regional Hospital (c/o Rita Garcia)
LOCATION:
9400 No Name Uno
STAFF PLANNER: Melissa Durkin
May 22, 2000
REOUESTED ACTION:
The applicant requests Plarmed Unit Development review for the placement of a modular office
building on the Saint Louise Regional Hospital site.
DESCRIPTION OF PROPERTY:
Parcel No.:
Parcel Size:
Flood Zone:
835-05-032
22.8 acres
"X" Panel # 060 340 0002 D, 8/17/98
STATUS OF PROPERTY:
Existing Land Use
Saint Louise Hospital
STATUS OF SURROUNDING PROPERTY:
Existing Land Use
N: S.F. Homes/Agricultural
S: U ndev. IIndustrial/ Agricultural
E: Agricultural Uses
W: Plumbing Supply Co./Freeway
General Plan Designation
ParklPublic F aci]ity
General Plan Desilrnation
Prof. Office, NA
Industrial Park
N/A
Prof. Office, Freeway
Zoning
PF-PUD
Zoning
PO, County Ag.
Ml, MI-PUD
County Ag.
PF, Freeway
(PUD) A/S 00-14
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OS/22100
CONFORMANCE OF REOUEST WITH GENERAL PLAN:
The proposed project confOJ!IIS to the land use designation for the property on the General Plan map,
and is generally consistent with the intent of the text of the General Plan document. This project also
conforms to the policies of Gilroy's General Plan. The following examples demonstrate this
compliance:
Urban Develooment and Community Desi2ll (Section II):
Policy 3: "Urban Development will only occur within the incorporated portion of the Planning Area.
Land will therefore be annexed to the City before final development approval is given. "
The proposed project is in conformance with this policy, because this land has been within City limits
for many years.
Policy 4: "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
expansion.
The proposed project is' in conformance with this policy, because this project is located within a
developed hospital campus, 'and municipal services are currently available at this site.
ENVIRONMENTAL REVIEW:
An Environmenul Impact Report was certified for this site in 1987.
ANALYSIS OF REOUEST:
The applicant is requesting Planned Unit Development Architectural and Site review to allow a 2,880
square foot modular office building to be placed on the Saint Louise Regional Hospital campus. This site
is zoned PF-PUD (Public Facility-Planned Unit Development).
This 22.8-acre site is currently developed with an approximate 104,000 square foot hospiul and
52,000 square feet of medical office area. The applicant proposes placement of the modular office
building on the south side of the hospiul, adjacent to the southerly parking lot. The applicant has
indicated the intent to use this modular unit for approximately four years, until the hospiul is able to
construct a new facility. Although the applicant considers this a temporary building, the City must
regard it as a permanent structure for two reasons: Staff cannot guarantee it will be removed, and the
Zoning Ordinance does not allow temporary structures in the PF zoning district. The specific
considerations of this project are as follows:
(PUD)-AJS 00-14
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OS/22/00
Architectural Desim
The proposed single story struc.ture is a basic modular unit with wood siding painted to match the color
of the hospital. The applicant has indicated that a barrel awning will be placed on the south side of the
building, which is the side most visible from San Ysidro Avenue and Highway 101.
The other structures on site are one and two stories and have stucco exteriors. The buildings are accented
with geometric shapes set into the stucco, tinted glass elements, awnings, and metal roofs. The only
element of the proposed modular unit that matches the existing structures is its color; the proposed awning
has not been shown on the submitted building elevation, therefore Staff is unclear whether that eleme
will complement the existing buildings. Although the building is proposed to be located in an area tlu"
is visible from Highway 101 and San Ysidro Avenue, mature trees on the west side of the structure will
help screen it from both roadways.
Planned Unit Development Reauirements
The Planned Unit Development (PUD) C~mbining District Statement of Intent (Zoning Ordinance section
26.10) requires projects within a PUD .. :0 promote unified planning and development, economical and
efficient land use, a higher standard mtenities, appropriate and hannonious variety in physical
development, creative c.esign, and an u~.:-acing of the urban environment." Staff does not believe the
proposed building meets the intent of the PlTD combining district.
The following items are examples of project elements that could be incorporated into the project to mt
the intent of the PTJD combining district:
. Provision of stucco siding on the strUcture
. Inclusion of tinted glass elements similar to the existing hospital building.
. Improved architectural design on the south and west sides of the building
. Provision of mature landscaping, including landscaping elements such as arbors and landscape rocks,
in front of the structure
Access will be provided to the strucmre from the site' s southerly parking lot. On-site parking meets minimum
standards; any additional facility expansion at this site will require the provision of additional parking.
FINDINGS:
In order to approve a Planned Unit Development, Zoning Ordinance Section 50.55 requires the Planning
Commission and City Council to find that the proposed Planned Unit Development 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;
(PUD) A1S 00-14
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D. Provide a harmonious, integrated plan which justifies exceptions, if such are required, to the
normal requirements of this ordinance;
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E. Reflect an economical and efficient pattern ofland 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 space areas which blend
with the character of surrounding areas;
H. Not create traffic congestion, noise, odor or other adverse effects on surrounding areas; and
1. Provide adequate access, parking, landscaping, trash areas and storage, as necessary.
Staff is unable to find that this oroiect comnlies with findInes D and G.
STAFF RECOMMENDATION:
Staff recommends DENIAL of this Planned Unit DeveloDment Architectural and Site Review
reQuest.
Staff makes this recommendation for the following reasons:
A. The proposed project is inconsistent with the Planned Unit Development Statement ofIntent.
B. The project does not comply with the required Planned Unit Development fmdings D and G.
If the Planning Commission recommends that the City Council approve this project, Staff recommends
that the approval of this application be subject to the following conditions:
I. The applicant shall heavily landscape the area in front of the strUcture, and shall include landscaping
elements such as arbors and landscape rocks. Landscaping plans shall include specifications for an
irrigation system and shall be subject to approval by the Planning Division in accordance with the
adopted 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 Consolidated Landscaping Policy and the approved specific landscape
plan. This shall be subject to the review and approval of the Planning Division.
2. 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-<Jf-way, whenever possible, subject to review and approval by
the Planning Division.
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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. This is subject to the review and approval of the
Planning Division.
4. Building colors shall match the hospital subject to the review and approval of the Planning Division.
5. The Engineering Division shall assign the building address.
6. All utilities to, through, and on the site shall be constructed underground, in accordance with
Municipal Code Section 21.120, subject to the review and approval of the Engineering Division.
7. All improvements are to be done per City of Gilroy Standards, subject to the review and approval of
the Engineering Division.
8. All grading operations and soil compaction activities shall be per the approved soils report and shall
meet with the approval of the City Engineer. Grading plans shall show grades of all adjacent
properties; and shall be subject to the review and approval of the Engineering Division.
9. The applicant shall either appropriately screen or remove the storage container located east of the
hospital building, subject to the review and approval of the Planning Division.
i 'am Faus
Planning Division Manager
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I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certifY that the attached
Resolution No. 2000-48 is an original resolution, duly adopted by the Council of the City of
Gilroy at a regular meeting of said Council held on the 10th day ofJuly, 2000, 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 22nd day of August, 2000,
(Seal)