Loading...
Resolution 2000-50 IGMBI484559.1 02-062104706002 -1- Resolution 2000-50 . . RESOLUTION NO. 2000-50 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING A1S 00-16 (PUD), AN APPLICATION FOR ARCHITECTURAL AND SITE APPROVAL OF A PLANNED UNIT DEVELOPMENT (PUD) INVOLVING APPROXIMATELY 8.5 ACRES, APN 835-04-063 WHEREAS, Alamo Group ("Applicant") submitted A1S 00-16, an application for architectural and site approval of a plarmed unit development ("PUD") to allow construction of a 10,450 square foot expansion to an existing commercial building on 8.5 acres located at the Alamo Plaza shopping center at 8777 San Ysidro Avenue; and WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), an Environmental Impact Report was certified by the City Council on November 2, 1992, for this site; and WHEREAS, the Planning Commission reviewed application A1S 00-16 at its duly noticed public meeting on June 1, 2000, and recommended that the City Council approve A1S 00-16; 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 June 1, 2000, and all other documentation related to application A1S 00-16; 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: IGMB\484559.1 02.{)62104706002 -2- Resolution 2000-50 . . 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 allow the vacant portion of this building to be used and therefore fulfills a specific need of the surrounding area. 3. Urban services are available at the project site. 4. The project plan is harmonious and integrated. 5. The project will allow the vacant portion of this building to be used, which is both an economical and efficient use of this property. 6. The project, subject to the conditions of approval, will result in a project that meets the intent ofthe Plarmed Unit Development ordinance. 7. The proposed facility is attractive and harmonizes with the other developments along San Ysidro Avenue. 8. All impacts from traffic congestion, noise, odor or other adverse effects will be mitigated to the extent feasible. 9. The project provides adequate access, parking, landscaping, trash areas and storage. B. The City Council hereby finds: I. The project will not be detrimental to public welfare or injurious to persons or property in the vicinity. APPROVED: - (/A~ THOMAS W. SPRINGER, MAY ~ . . 2. There is no substantial evidence in the record that this project will have a significant impact on the environment. C. NS 00-16 should be and hereby is approved subject to: 1. The thirteen (13) conditions set forth in the Staff Report dated June 1, 2000, attached hereto as Exhibit A and incorporated herein by this reference, striking Condition 2 and replacing it with a new Condition 2, which shall read in its entirety as follows: Condition 2. The existing landscaping in the planter along the northern property boundary shall be removed and replaced with more vertical landscaping, such as trees. This shall be subject to the review and approval ofthe Planning Division. PASSED AND ADOPTED this 10th day of July, 2000 by the following vote: NOES: COUNCILMEMBERS: G. ARELLANO, P. ARELLANO, MORALES, SUDOL, VELASCO, SPRINGER NONE AYES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: PINHEIRO ATTE~? / ~t6 eu~ Rhonda Pellin, City Clerk IGMB\484559.1 02-062104706002 -3- Resolution 2000-50 . . . EXHIBIT A . Community Development Department Planning Division Staff Report June 1,2000 FILE NUMBER: PUD AlS 00-16 Revised StatTReport APPLICANT: Alamo Group (c/o Mark Sweeney) LOCATION: 8777 San Y sidro Avenue STAFF PLANNER: Melissa Durkin REOUESTED ACTION: The applicant requests Planned Unit Development review of an addition to an existing commercial building in Alamo Plaza. DESCRIPTION OF P~WI'ERTY: Parcel No.: Parcel Size: Flood Zone: 835-04-063 8.5 acres "X" Panel # 060 340 0002 D, 8/17/98 STATUS OF PROPERTY: Existing Land Use Commercial Building General Plan Designation Gen. Servo Comm.lInd. Park . Zoning C3/M1- PUD STATUS OF SURROUNDING PROPERTY: Existinll Land Use N: Undeveloped Industrial Lot S: Outlet Malls E: Commercial Businesses W: Freeway General Plan Designation Industrial Park General Services Commercial General Services Commercial FreewaytExpressway ZoniDlZ C3/Ml- PUD C3/M1- PUD C3-PUD Freeway . (PUD) AlS 00-16 Revised . CONFORMANCE OF REOUEST WITH GENERAL PLAN: 2 . 06/01/00 The proposed project confonns 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 coDfonns to the policies of Gilroy's General Plan. The following examples demonstrate this compliance: Urban Develonment and Community Desim (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 commercial area, and municipal services are currently available at this site. ENVIRONMENTAL REVIEW: An Environmental Impact Report was certified for this site in 1992. At~AL YSIS OF REOUEST: The applicant is requesting Planned Unit Development Architectural and Site-review to allow a 10,450 square foot expansion to an existing commercial building in the Alamo Plaza. This site is zoned C3iMl- PUD (Shopping Center Commercia.l/Limited Industrial-Planned Unit Development). This 8.5-acre site is currently developed with an approximare 74,280 square foot commercial building. The applicant proposes to remodel a portion of the existing building and construct a 10,450 square foot addition, so that a furniture store may locate on site. The proposed addition will be on the north side of the building, and the applicant proposes to provide parking and a separate entrance for this area. The project's specific considerations are as follows: Architectural Des;lrn The proposed single story addition will exactly match the existing building with regard to exterior materials and paint color. The applicant also plans to construct an entry feature on the east side of the (PUD) NS 00-16 Revised. . 06/01/00 3 building. This feature will be similar to the building's southern entry feature, in that it will be constructed of stucco and capped with a standing seam metal roof. However, the proposed entry feature differs from the existing feature, in that it will include scored, split face concrete masonry columns, rather than the stucco columns used on the south side of the building; it will use straight geometric lines, rather than the arched lines used along the south side of the building; and it will use a different color scheme than was used along the south side of the building. Although the proposed entry feature differs from the existing entry feature, it will be located along the northeast side of the building, and therefore will not be in the same line of sight as the entry feature on the south side of the building. Staff therefore believes that the proposed entry feature will not conflict with the existing building architecture. The north side of this building is highly visible to Highway 101 southbound traffic. This side of the building is approximately 140 feet long, and consists of a concrete masonry wall with few architectural elements. Staff recommends that a condition be placed on this project requiring an architectural feature with elements complementing the applicant's entry design be placed on the northerly end of this building. Parkin!!: This development currently has 375 parking stalls; the applicant proposes to provide 84 additional stalls, for a total of 459 stalls. The Zoning Ordinance requires 339 parking stalls; therefore the applicant proposes to provide 120 stalls more than are required. Landscaoin!!: On-site landscaping meets minimum requirements for commercially zoned projects. However, Planned Unit Developments are regulated by Zoning Ordinance Section 50.55, which requires "...greater provisions for landscaping and open space than would generally be required." Staff recommends that a condition be placed on this project to expand the landscape area to 15 feet along the northern property boundary. [Note: the landscape planter can only be expanded where the driveway width exceeds 24 feet.] In addition, the applicant will be required to provide 50 square feet oflandscaping for every 12 parking stalls, in accordance with Zoning Ordinance section 3822. Planned Unit DeveloDment Requirements The Planned Unit Development (PUD) Combining District Statement of Intent (Zoning Ordinance section 26.10) requires projects within a PUD "...to promote unified planning and development, economical and efficient land use, a higher standard of amenities, appropriate and harmonious variety in physical development, creative design, and an upgrading of the urban environment." Staffbelieves that, with the proposed conditions requiring the applicant to provide additional landscaping on the north end of this site and an architectural feature on the northerly end of this building, this project will meet the Planned Unit Development Statement of Intent. Two entrances to this site will continue to be provided from San Y sidro Avenue. Ingress and egress to the Outlet Mall south of this site will be provided via easements. As submitted, the proposal meets minimum development standards for landscaping and parking. . (PUD) AlS 00-16 Revised . 4 06/01/00 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 =entlyavailable; 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 space areas that 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 believes that. with the proposed conditions reauirine the applicant to provide additional landscapim! on the north end of this site and an architectural feature on the northerlv end of this buildine. this proiect complies with the reauired fmdines. "iTAFF RECOMMENDATION: Staff recommends that the Plannine Commission forward a recommendation of APPROVAL to the City Council for this Planned Unit Development Architectural and Site review for the followine reasons: A. This project conforms to the Gilroy General Plan in terms of general location and standards of development, as shown in the section of this report titled "Conformance of the Request with the General Plan"; B. The proposed remodel and expansion will allow the vacant portion of this building to be used and therefore fulfills a specific need of the surrounding area; C. Urban Services are available at this site; D. The plan is harmonious and integrated; E. This proposed remodel and expansion will allow the vacant portion of this building to be used, which is both an economical and efficient use of this property; F. The applicant shall be required to provide additional landscaping at this site; G. The proposed building is attractive and harmonizes with the other developments along San Y sidro avenue; (PUD) NS 00-16 Revise_ 5 . 06/01100 H. All impacts from traffic congestion, noise, odor or other adverse effects will be mitigated to the extent feasible; and 1. Adequate access, parking, landscaping, trash areas and storage have been provided. Staff further recommends that the approval of this application be subject to the following conditions: 1. Landscaping: Landscaping plans including specifications for an irrigation system shall be approved 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. 2. The landscape planter along the northern property boundary shall be expanded to a width of 15 feet wherever the driveway width exceeds 24 feet. 3. The applicant shall provide 50 square feet oflandscaping for every 12 parking stalls, in accordance with Zoning Ordinance section 38.22, subject to Planning Division review and approval. 4. Mechanical Appurtenances: Mechanical equipment to be located on the roof of a building shall be screened by an architectural feature of the building, such that it cannot be seen from ground level at the far side of the adjacent public right-of-way, whenever possible, subject to review and approval by the Planning Division. 5. 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. 6. All proposed signage shall be subject to Planning Division approval. Signs delineated on the submitted plot plan are not approved. 7. Building colors shall match the existing structure, subject to the review and approval of the Planning Division. 8. The Engineering Division shall assign the building address. 9. 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. 10. All improvements are to be done per City of Gilroy Standards, subject to the review and approval of the Engineering Division. II. 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. . (PUD) AJS 00-16 Revised . 06/01/00 6 12. An architectural feature with elements complementing the applicant's entry design shall be placed on the northerly end of this building, subject to the review and approval of the Planning Division. 13. The developer shall provide a public use easement approved by the City Engineer for the construction of a traffic signal, including traffic signal detection loops and all associated work, such as curb return relocation. ~ . am Faus Planning Division Manager . . . . I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certifY that the attached Resolution No. 2000-50 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 of July, 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 24th day of August, 2000. ( Seal)