Resolution 2000-71
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RESOLUTION NO. 2000-71
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING AlS 00-22 (PUD), AN APPLICATION
FOR MASTER ARCIDTECTURAL AND SITE APPROVAL OF
A PLANNED UNIT DEVELOPMENT (PUD) INVOLVING
APPROXIMATELY 104ACRES, APNs 841-17-080 AND 841-
17-004.
WHEREAS, Wellington Corporation of Northern California ("Applicant") submitted
AlS 00-22, an application for architectural and site approval of a planned unit development
("PUD") for the Wellington Business Park on an approximately 104 acre parcel located on the
south side of Highway 152 (pacheco Pass), East ofBrem Lane; and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), a Negative
Declaration was adopted by the City Council on February 22, 2000, along with a
MitigationIMonitoring program, which included this project in connection with tentative map
application TM 99-08; and
WHEREAS, the Planning Commission reviewed application AlS 00-22 at its duly
noticed public meeting on July 6, 2000, and recommended that the City Council approve AlS 00-
22; and
WHEREAS, the City Council held a duly noticed public meeting on July 17, 2000, at
which time the City Council considered the public testimony, the Staff Report dated June 23,
2000, master Design Guidelines proposed by the Applicant and all other documentation related
to application AlS 00-22; and
WHEREAS, it is the intent of the City Council to approve master Design Guidelines for
industrial development in the Wellington Business Park so that individual site design approvals
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RESOLUTION NO. 2000-71
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determined by the City to be consistent therewith will not require Architectural and Site review
by the Planning Commission and City Council except on appeal, but instead will be subject to
City Staff approval; 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:
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 proposed development is located in an industrial zoning district, and
therefore fulfills a specific need of the surrounding area.
3. Urban services are available at this project site.
4. The project plan is harmonious and integrated.
5. The project land use plan is both an economical and efficient use of this
property.
6. The project includes landscaping provisions which will meet the intent of
the Planned Unit Development ordinance.
7. The proposed master Design Guidelines will allow for attractive and
harmonious development of the project site.
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RESOLUTION NO. 2000-71
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8. All impacts from traffic congestion, noise, or other adverse effects will be
mitigated to the extent feasible.
9. The project provides adequate access, landscaping, trash areas, and
storage, in accordance with provisions of the Design Guidelines and the Zoning
Ordinance.
B. The City Council hereby finds:
1. The project will not be detrimental to public welfare or lllJUTIOUS to
persons or property in the vicinity.
2. There is no substantial evidence in the record that this project will have a
significant impact on the environment.
C. A/S 00-22 should be and hereby is approved subject to:
1. The seventeen (17) conditions set forth in the Staff Report dated June 23,
2000, attached hereto as Exhibit A and incorporated herein by this reference, and
two additional conditions which shall read in their entirety as follows:
Condition 18. Sections of the Wellington Business Park Design Guidelines for
Industrial Development dated August 7, 2000, and revised October 16, 2000,
attached hereto as Exhibit C, that apply to PUD architectural and site review, as
determined by the City, shall be incorporated into the conditions of approval for
all individual site projects in the Wellington Business Park subject to approval by
City Staff, and may be included in all architectural and site approvals that are
subject to Planning Commission review and City Council approval.
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RESOLUTION NO. 2000-71
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Condition 19. All slgnage shall comply with City of Gilroy standards and
ordinances.
2. The mitigation measures set forth in the Negative Declaration and the
Mitigation/Monitoring Program, which Negative Declaration is attached hereto as
Exhibit B and incorporated herein by this reference.
3. This approval is null and void unless and until the zoning ordinance
approving Z 00-06 becomes effective.
PASSED AND ADOPTED this 16th day of October, 2000, by the following vote:
AYES:
COUNCILMEMBERS:
G. ARELLANO, P. ARELLANO,
MORALES, PINHEIRO, SUDOL,
VELASCO, SPRINGER
NONE
NOES:
COUNCILMEMBERS
ABSENT:
COUNCILMEMBERS
NONE
APPROVED:
-----?J:
Thomas W. Springer, Mayor
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Rhonda Pellinr City Clerk
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RESOLUTION NO. 2000-71
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Community Development Department
Planning Division
Staff Report
FILE NUMBERS:
APPLICANT:
LOCATION:
DESCRIPTION:
June 23, 2000
Z 00-06, AlS 00-22
Wellington Corporation of Northern California (c!o Lee Wieder)
South side of Highway 152 (pacheco Pass), East ofBrem Lane
Zone Change and Planned Unit Development Approval for an Industrial Park
STAFF PLANNER: Melissa Durkin
REQUESTED ACTIONS:
Z 00-06
Zone Chanl!:e reouest to rezone a 104:1: acre parcel form M2 to M2-PUD
Staff recommends aooroval of this reQuest
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A/S 00-22 Planned Unit Develonment approval of development guidelines for the
Wellington Industrial Park
Staff recommends aOOToval of this reQuest with 17 conditions
DESCRIPTION OF PROPERTY:
Parcel No.: .
Project Area:
Flood Zone:
841-17-080 and 841-17-004
93.2:t net acres (104:t gross acres)
"AE" and "D" Panel # 060340 0004E Date: 11-10-98
STATUS OF PROPERTY:
General Plan Designation
General Industrial
Zoning
M2
Existing Land Use
Agriculture
EXHIBIT A
Z 00-06, NS 00-22
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06/23/00
STATUS OF SURROUNDING PROPERTY:
Existing Land Use
N: Industrial
Agriculture
S: Agriculture
Rural Residential Dwelling
E: Water District Channel
Food Processing Facility
W: AgriculturelIndustrial
General Plan Desil!J1ation
General Industrial
General Services Commercial
General Industrial
General Industrial
General Industrial
General Industrial
General Industrial
Zoning
M2
C3-PUD
County
County-HS
M2
M2
M2
CONFORMANCE OF REOUEST WITH GENERAL PLAN:
The proposed project conforms to the land use designation for the property on the General Plan map, and
is consistent with the intent of the text of the General Plan Docwnent. This project conforms to the policies
of Gilroy's General Plan. The following examples demonstrate this compliance:
Urban Develooment and Community Desil!J1 (Section 11):
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. " ~
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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. ..
Economic Develooment {Section Vl:
Policy 2: "The City will encourage industrial development to locate in Gilroy which will support
local employment needs in preference to industries which would substantially fUel
housing and population growth and place additional burdens on public services,jaci/ities
and schools. Industrial development should be phased according to the availability of
local housing, capabilities of public facilities, and provision of urban services."
The proposed project is in conformance with these policies, because this property is already located within
the incorporated City limits, and because municipal services are currently available near this site. In
addition, the proposed development will provide local employment opportunities.
ENVIRONMENTAL IMPACTS:
An Expanded Initial Study was prepared for this site under TM 99-08. The City Council adopted a
Negative Declaration on February 22, 2000 with 30 Mitigation Measures.
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Z 06-06, A/S 00-22
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06/23/00
ZONE CHANGE ANALYSIS:
The Wellington Corporation requests Zone Change approval to rezone a l04-acre:!: parcel from M2
(General Industrial) to M2-PUD (General Industrial-Planned Unit Development). The applicant received
approval to subdivide this site into 21 industrial lots in February 2000 (Ref: Tentative Map application
TM 99-08). The applicant is requesting that a Planned Unit Development (PUD) combining district be
added to this site so that the property may be developed to standards that differ from normal City
requirements. These standards are discussed in the Planned Unit Development portion of this report.
The Planned Unit Development Combining District Statement of Intent (Zoning Ordinance section 26.10)
states,
The intent of the PUD Planned Unit Development Combining District is to allow diversification in
the relationships of buildings, structures, and open spaces in building groups and the allowable
heights of said buildings and structures, while insuring adequate standards related to the public
health, safety and general welfare of the community, and so doing 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.
The Planned Unit Development portion of this report sets forth design guidelines for this development,
and analyzes the development's conformance to the PUD Statement of Intent. Si:niultaneous processing
of the Zone Change and Planned Unit Development applications will allow the project to be
comprehensively reviewed for compliance with the provisions of the PUD ordinance and all necessary
PUD fmdings.
The proposed Zone Change request is substantially consistent with the intent of the City's General Plan
text and Zoning Ordinance. The flexibility allowed by the PUD will enable the applicant to use creativity
in developing this site. Architectural and site review for projects within this development will be
addressed on an individual basis as projects are submitted.
STAFF RECOMMENDATION:
Staff recommends the Planninl!: Commission forward a recommendation of ADDroval of this request
to the City Council. The followinl!: fmdinl!:S support this recommendation:
A. The proposed zone change is consistent with the site's land use designation on the General Plan
map.
B. The proposed zone change is consistent with the intent of the General Plan text.
C. The proposal will not be detrimental to public welfare or injurious to persons or property in the
vicinity.
D. There will be no significant impacts as a result of this project due to the required mitigation
measures to 'be applied.
Z 00-06, NS 00-22
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PLANNED UNIT DE~LOPMENT ANALYSIS:
The applicant has proposed specific design standards for all future development within the Wellington
Business Park (see Design Guidelines, attached). If approved, all future developments within this Business
Park will be subject to the standards set by these Guidelines. Staff recommends that projects complying
with the Design Guidelines be permitted to process their applications through a Staff-level Architectural
and Site Review process, rather than the normal PUD process, which requires Planning Commission
recommendation and City Council approval. Following is an analysis of the proposed design standards:
Allowed Uses
The Guidelines restrict uses in this industrial park to those allowed in the M2 zoning district by City
ordinance, except that the uses are further restricted to prohibit operations that would create excessive noise,
odor, dust, or visual blight In addition, up to twenty-five percent of the business park is proposed to allow
commercial uses, as permitted by Zoning Ordinance section 26.20.
Entry Statement
The applicant proposes an entry feature, located at the intersection of Highway 152 and "Street A," that
includes signage identifying the business park; colored, stamped paving; large landscape areas; and
decorative column structures. -' -
Landscaping
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." The applicant proposes a
master landscaping plan that far exceeds City requirements. This plan includes an entry statement at the
intersection of Highway 152 and "Street A", two rows of trees adjacent to most sidewalks within the
development (one row on either side of the sidewalk), accent planting at street intersections, a double row
of street trees along "Street A" and Camino Arroyo, and a single row of trees along Luchessa Avenue,
Silacci Way and "Street B." A row of trees will be planted in "Street A's" median strip for a distance of
approximately 600 feet south of Highway 152. In addition, the plans require native materials to be planted
adjacent to the Princevalle Drain and Miller Slough, and a minimwn of 15% landscape coverage on each
parcel.
Lighting
The applicant proposes providing decorative lighting at street intersections. Since this lighting exceeds City
standards, Staff recommends that it be maintained by the applicant.
Z 00-06, A/S 00-22
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06/23/00
Parking
The amount of required parking meets City requirements, and no on-street parking will be allowed, except
in specially designated areas. The applicant is, however, requesting an exception from the Zoning
Ordinance standards for parking stall dimensions. The applicant proposes to use a standard for parking
stalls that is specifically designed by traffic engineers for use in projects that have a low rate of parking stall
turnover. Both Planning and Engineering staff support this concept with the condition that the stalls be
p,esigned to Institute of Transportation Engineers (ITE) standards. .
Setback Exceptions
The applicant is requesting that properties located along "Street A" be allowed to project one-third of each
structure up to ten (10) feet into this subdivision's required 20 foot front yard setback, rather than
maintaining the City minimum setback of 15 feet The purpose of this request is to allow creative building
design and form, thereby creating an interesting streetscape.
Signage
The applicant proposes to construct two entIy signs at the intersection of Highway 152 and "Street A." All
other signage will comply with City standards.
Storage, Service, and Loading areas
The Design Guidelines state, "The public right-of-way areas may be used for loadlitg or staging activities,
if these activities do not take place during non-peak hours." It is unsafe for the public right-of-way to'be
used for these activities; therefore Staff recommends this language be stricken from the document. .
Streets and Sidewalks
The applicant proposes street and sidewalks that differ from City standards (see Design Guidelines figure
3). The proposed design has been reviewed by Engineering Staff, and has been determined to meet
Engineering design criteria
Planned Unit Develonment Reauirements
The Planned Unit Development (PUD) Combining District Statement ofIntent (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." Staffbe!ieves this project is
an excellent example of the intent of the PUD ordinance, because it allows flexibility with City standards
while providing a high quality development.
This site will have access from Highway 152 via three streets: Camino Arroyo (an Arterial), Silacci Way
(a local street), and a new Arterial, designated as Street A in the Design Guidelines. Luchessa Avenue (an
Arterial) will provide access from the west, and an unnamed local street (Street B in the Design Guidelines)
will provide access within the subdivision. Specific architectura1 and site design considerations will be
reviewed as each lot is developed.
Z 00-06, AfS 00-22
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06/23/00
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 currently available;
D. Provide a hannonious, integrated plan which justifies exceptions, if such are required, to the normal
requirements of this ordinance;
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 that 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 neCe~ary.
STAFF RECOMMENDATION
Staff recommends the followin2:
1. That the Plannin2 Commission forwards a recommendation of APPROVAL of this Planned Unit
Develooment request (with 17 conditions) to the City Council: and
2. That Proiects comolvin2 with the aooroved dail!D l!Uidelines shall be oermitted to orocas their
aoolications throu2h a Staff-level Architectural and Site Review orocess. rather than the normal
PUD orocess. which requires Plannin2 Commission recommendation and City Council.
Staff makes this recommendation for the followin2 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 development is located in an industrial zoning district, and therefore fulfills a specific
need of the surrounding area;
C. Urban Services are available at this site;
Z 00-06, NS 00-22
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06/23/00
D. The plan is harmonious and integrated;
E. This proposed land use plan is both an economical and efficient use of this property;
F. The proposed landscaping plan meets the intent of the Planned Unit Development ordinance;
G. The proposed design guidelines will allow for attractive and harmonious development of this area;
H. All impacts from traffic congestion, noise, odor or other adverse effects will be mitigated; and
I. Adequate access, landscaping, trash areas, and storage will be provided, in accordance with the
provisions of the design guidelines and the Zoning Ordinance
PLANNED UNIT DEVELOPMENT CONDITIONS
I. Approval of this Planned Unit Development review shall be subject to the applicant obtaining Planning
Commission approval of Zone Change application Z 00-06.
2. This project shall be subject to Mitigation Measures I through 30 containei within the Negative
Declaration for the Wellington Business Park, 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). Compliance with the mitigation Measures shall be subject to the review and approval by
the Planning Division.
3. Any projects within this development that do not comply with this Planned Unit Development approval
shall be required to process a Planned Unit Development Architectural and Site Review application,
subject to review by the Planning Commission and approval by the City Council.
4. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from sites within
this development toward any residential use or public right-of-way, subject to review and approval by
the Planning Division.
5. Light poles within the City right-of-way that differ from City light pole standards will be maintained
by the applicant, subject to review and approval by the Community Services Department.
6. 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.
Z 00-06, NS 00-22
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06/23/00
7. Landscaping: Landscaping plans including specifications for an irrigation system shaIl be approved by
the Planning Division in accordance with the adopted 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 Consolidated Landscaping
Policy and the approved specific landscape plan. -
8. Street trees will be required per the Consolidated Landscaping Policy. A Street Tree Permit must be
obtained prior to planting any street trees within the City right-of-way, subject to review and approval
by the Community Services Department.
9. Landscaping in the City right-of-way that exceeds standard City landscaping requirements will bt
maintained by the applicant, subject to review and approval by the Community Services Department.
10. Building colors shall be earth tones, subject to review and approval by the Planning Division.
II. 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.
12. AIl improvements are to be designed and constructed in accordance with City of Gilroy Standards,
except where specifically approved with a different standard by this Planned Unit Development
approval. This shall be subject to the review and approval of the Engineering Division.
13. AIl grading operations and soil compaction activities shaIl be perfonned in~accordance with the
approved soils report and shall meet with the approval of the City Engineer. Gfading plans shall show
grades of all adjacent properties, and shall be subject to the review and approval of the Engineering
Division.
14. AIl proposed fencing must meet the requirements of the Planning, Building Life and Environmental
Safety, and Engineering Divisions.
15. Location of project hydrants must be approved by the Building, Life and Environmental Safety Division.
16. The applicant shall remove the foIlowing language from Design Guidelines section 4.6.1, "The public
right-of-way areas may be used for loading or staging activities, if these activities do not take place
during non-peak hours." This shall be subject to the review and approval of the Planning and
Engineering Divisions.
17. The proposed parking stall standard shall be designed to Institute of Transportation Engineer's (ITE)
standards, subject to the review and approval of the Planning and Engineering Divisions.
Respectfully,
il iam Faus
Planning Division Manager
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Ui\ J ~u: June .lV, .lUUU
If you have any questions regarding the proposal, we encourage you to contact the Planning Department prior to
the hearing. You have the right to appear at the hearing, You may also send in an" ~mmen.ts you have on the
proposal. R E eEl V E ['
~ NO.: Z 00-06 .
_I do not have any objections to this request. j U N 2 '7 2000
_I do have objections to this request.
Comments: .
(. $,/L.Cd//I/'
Signature & Date
Gilroy Plannine- nill
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Communit'Development dtpartment
Planning Division
Negative Declaration
City of Gilroy
7351 Rosanna St.
Gilroy, CA 5020
(408) 848-0440
City File Number: TM 99-08
November 24, 1999
Proiect DescriDtion
Name of Project:
Nature of Project:
Wellington Business Park
Request to subdivide approximately 104 acres into 21 industrial parcels
ranging from 2.7 to 10.9 acres.
Proiect Location
Location:
Assessor's Parcel #:
South side of Highway 152, north of and east ofSilacci Way.
841-17-080 and 841-17-004
Entity or Person(s) Undertakinl! Proiect
Name:
Address:
Wellington Corporation (% Glenn Pace)
275 Tenant Avenue, Ste. 102, Morgan Hill, CA 95037
Initial Study
An expanded Initial Study of this project was undertaken and prepared for the purpose of ascertaining
whether this project might have a significant effect on the environment. A copy of this study is on
file at the City of Gilroy Planning Division, 7351 Rosanna Street, Gilroy, CA 95020.
Findinl!s & Reasons
The Initial Study identified potentially significant effects on the environment. However, this project
has been mitigated (see Mitigation Measures below which avoid or mitigate the effects) to a point
where no significant effects will occur. There is no substantial evidence the project may have a
significant effect on the environment. The following reasons will support these findings:
I. The proposal is a logical component of the existing and potential land use of this area.
2. Potentially adverse impacts are proposed to be mitigated.
3. The proposed project is consistent with the adopted goals and policies of the Gilroy General
Plan.
EXHIBIT B
'Draft Negative Declarati.
TM 99-08
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11/24/99
4. The Initial Study was independently reviewed by City staff, and this Negative Declaration
reflects the independent judgement of the City of Gilroy.
Mitiaation Measures
I. All future project plans shall contain a notice requiring that all applicable BAAQMD construction and
operational impact emission control measures pertinent to the Basic Control Measures and Enhanced
Control Measures, as indicated in the BAAQMD CEQA Guidelines, be implemented.
2. All future project plans shall indicate preferential parking spaces for carpool and vanpool vehicles, and
provide weather-protected bicycle parking for employees.
3. Future bus stops shall include all-weather protective space designed to stay dry during periods of
inclement weather.
4. Refer to mitigations 1-3.
5. Refer to mitigations I - 3.
6. Future development plans shall submit a Notice of Intent to the Central Coast RWQCB prior to
obtaining a grading permit from the city. This permit will require development and implementation
of a Storm Water Pollution Prevention Plan (SWPPP) that uses storm water "Best Management
Practices" (BMP) to control runoff, erosion and sedimentation from the site. The SWPPP has two
major objectives: (I) to help identify the sources of sediments and other pollutants that affect the
quality of storm water discharges, and (2) to describe and ensure the implementation of practices to
reduce sediment and other pollutants in storm water discharges. The SWPPP must include BMP,
which address source reduction and, if necessary, shall include practices, which require treatment.
Integral to the NOI process is submittal of engineering designs. The SWPPP will be submitted to the
City Engineering Division and the Santa Clara Valley Water District for review and approval prior
to approval of the [mal map.
7. Due to the possibility that significant buried cultural resources might be found during construction,
the following language shall be included in all permits issued for the project site, including, but not
limited to building permits for the future development, pursuant to the review and approval of the City
Planning Division:
"If archaeological resources or human remains are discovered during construction, work shall be halted
at minimum of 200 feet from the find and the area shall be staked off. The project developer shall notify
the coroner or the Director of the Archaeological Regional Research Center. If the find is determined to
be significant, appropriate mitigation measures shall be formulated and implemented."
8. As a construction implementation step for all future development on the project site, the project
proponent shall have a soils investigation completed by a qualified soils engineer subject to review
and approval by the Gilroy Community Development Department. Recommendations from this
investigation shall be incorporated into the final improvement plans for all future development on the
project site, and shall be subject to the review and approval of the City Building Department prior to
the issuance of a building permit.
. Draft Negative Declaratie
TM 99-08
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11/24/99
9. Future development on the project site should be undertaken during the dry season (April 15 to
October 15). If construction is undertaken during the wet season (October IS to April 15) or any
portion thereof, the project proponent shall prepare an erosion control plan subject to the review and
approval by the Gilroy Community Development -
10. Refer to mitigation measure 8.
11. A qualified soils engineer shall prepare a soil investigation for the project. The recommendation of
the soils investigation shall be incorporated into the fmal map and shall be reviewed and approved by
the Gilroy Engineering Division prior to approval of the final map.
12. Implement mitigation measure 8.
13. Prior to future development, the project proponent shall be required to submit a detailed storm drainage
improvement plan for the project site and construct improvements specified in the plan. The plan shall
include design and specification for the on-site storm drainage system and all off-site storm drainage
improvements. The type, size, and location of all infrastructure improvements shall be determined by
the Engineering Division prior to issuance of a building permit. The plan shall include, but not be
limited to the following:
a. On the eastern portion of the project site, the project proponent shall design a regional retention
pond, a series of detention ponds, or other approved method, to detain surface water run-off and
ensure that storm water runoff from the proposed site does not increase and to accommodate the
City of Gilroy's Master Storm Drain Design. The floodwater flow paths created by lot grading,
as well as the location, configuration, and construction of individual buildings, should not exceed
a 50 percent reduction in the existing hydraulic conveyance capacity across the parcel. Use of
landscape berms and/or raised parking areas shall be prohibited.
b. The drainage from the parking areas and roads shall use a comprehensive non-point source
treatment system of vegetated drainage swales or a filter system prior to entering the storm drain
system.
c. Any storm drainage detention facilities shall also provide sediment control facilities.
14. The developer shall provide on-site drainage easements for the regional detention pond and all City
of Gilroy storm drainage facilities discharging into and out of the facility. This shall be completed
prior to issuance of a building permit and shall be subject to review and approval by the Engineering
Division.
15. Future development shall construct fmished floor elevations at least one foot above the 100-year flood
elevation as delineated on the current Flood Insurance Rate Maps (FIRM) produced by the Federal
Emergency Management Agency (FEMA) subject to the review and approval of the City of Gilroy
Engineering Building, Life and Environmental Safety Division prior to issuance of a building permit.
16. Future Development shall be required to apply for and obtain a "General Permit for Storm Water
Discharge Associated with Constructiqn Activity" from the regional Water Quality Control Board if
the amount of land to be disturbed is five or more acres prior to issuance of a building permit for each
individual future project.
Draft Negative Declare.
TM 99-08
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4
11/24/99
17. Future development adjacent to or within the vicinity of the Princevalle Storm Drain shall be required
to obtain a district encroachment permit from the Santa Clara Valley Water District prior to issuance
of a building permit for the project.
18. Future development shall obtain a special flood hazard development permit prior to construction from
the Engineering Division in addition to all federal, state and local permits necessary for future
development prior to issuance of a building permit. The development permit application shall include
the following:
a. Proposed elevation in relation to mean sea level, or the lowest floor (including basement) of all
structures;
b. Proposed elevation.in relation to mean sea level to which any structure will be flood-proofed;
c. Certification of a registered professional engineer or architect that the flood-proofing methods for
any non-residential structure meet criteria in Section 5 of the Floodplain Management Ordinance;
and
d. A description of the extent to which any water course will be altered or relocated as a result of
future development.
19. If the proposed project proposes to connect or construct mains for the storm drain system in a different
place than its basin has been modeled for in the City of Gilroy Storm Drainage Master Plan, the
developer shall pay the city's consultant the required fees to re-run the modeled system. These fees
shall be paid prior to issuance of a building permit.
20. Refer to mitigation measures 13-19.
21. Refer to mitigation measure 6.
22. Refer to mitigation measures 13-19
23. The applicant shall install a traffic signal at the US 101 northbound ramps and Highway 152.
Since project generated traffic accounts for only a portion of the traffic added to this intersection,
the project should pay a fair share only toward the cost of installing the signal. This mitigation
shall be reviewed and approved by Caltrans.
24. Install a traffic signal at the Silacci Way and Highway 152 intersection. Since project generated
traffic accounts for only a portion of the traffic added to this intersection, the project should pay a
fair share toward the cost of installing the signal. The improvements to Highway 152 (add one
lane in each direction) will improve the level of service to acceptable levels when the intersection
is signalized. This mitigation shall be reviewed and approved by Caltrans.
25. The applicant proposes to construct this intersection as part of the project. Caltrans peak-hour
volumes are high enough to warrant a traffic signal, therefore, the intersection shall also be
signalized when it is built. This mitigation shall be reviewed and approved by Caltrans.
26. The applicant shall install a temporary traffic signal at the Brem Lane/Renz Lane and Highway 152
intersection. This intersection will be removed under cumulative conditions with the construction
Draft Negative Declarat.
TM 99-08
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11/24/99
of Camino Arroyo to Highway 152. Since project generated traffic accounts for only a portion of
the traffic added to this intersection, the project should pay a fair share only toward the cost of
installing the signal. This mitigation shall be reviewed and approved by Caltrans.
27. Extend the existing westbound left-turn pocket an additional 45 feet under project A, B, and C
conditions. With implementation of this improvement, the storage capacity for westbound left
turns would adequately accommodate the estimated maximum vehicle queues for this movement
during the peak hours. There is approximately 135 feet between the end of the westbound left-turn
pocket and the railroad crossing, therefore, the extended pocket can be accommodated. This
improvement can be made by restriping the existing turn pocket. This mitigation is subject to
review and approval by the Gilroy Engineering Division.
28. Extend the existing southbound leli-turn pocket an additional 15 feet under project A, B, and C
conditions. With implementation of this improvement, the storage capacity for northbound left
turns would adequately accommodate the estimated maximum vehicle queues for this movement
during the peak hours. This improvement can be made by restriping the existing turn pocket. This
mitigation is subject to review and approval by the Gilroy Engineering Division.
29. One lane in each direction should be added to the segment of Highway 152 fronting the project
site. The lanes would be added over an approximate 5,500-foot section of Highway 152 and would
begin at the lane drops near Brem Lane/Renz Lane and continue eastward where they would
transition back to two lanes before the Liagas Creek bridge. Highway 152 operates at unacceptable
levels of service under existing conditions, and project traffic would account for only a portion of
the traffic on this facility. Therefore, the project should pay a fair share toward the cost of
upgrading this section of Highway 152 to a four-lane highway. It would not be feasible for this
project to pay for the upgrade of Highway 152 as far east as Frazier Lake Road, since the number
of project trips added to that portion of the facility is negligible. This mitigation is subject to
review and approval by Caltrans.
30. Add a second 100-foot westbound left-turn lane under project A conditions or add a second 120-
foot westbound left-turn lane under project B and C conditions. With the implementation of this
improvement, the storage capacity for westbound left turns would adequately accommodate the
estimated maximum vehicle queues for this movement during the peak hours. The final lane
geometry for the east approach after mitigation improvements will be two through lanes and two
left-turn lanes. The other approaches will remain unchanged from background conditions.
Date Prepared: November 24, 1999
End of Review Period: December 28, 1999
Date Adopted:
William Faus
Planning Division Manager
Golden State Planning and Environmental Consulting
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Wellington Business Park Subdivision Initial Study
Mitigation Monitoring Program
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Introduction
On January 1, 1989, the California State Legislature passed into law Assembly Bill
3180. This bill requires public agencies to adopt reporting or monitoring programs
when they approve projects subject to an environmental impact report or a negative
declaration that includes mitigation measures to avoid significant adverse
environmental effects. The reporting or monitoring program is to be designed to
ensure compliance with conditions or project approval during project implementation
in order to avoid significant adverse environmental effects identified in the
environmental review process.
This monitoring program is designed to provide a mechanism to ensure that
mitigation measures and subsequent conditions of project approval are .
implemented.
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Monitoring Program
The bases for this monitoring program are the mitigation measures included in the
initial study/negative declaration. These mitigation measures are designed to
eliminate or reduce significant adverse environmental effects to levels of
insignificance. These mitigation measures become conditions of project approval,
which the project proponent is required to complete during and after implementation
of the proposed project.
The attached checklist is proposed for monitoring the implementation of the
mitigation measures. This monitoring checklist contains all appropriate mitigation
measures in the initial study/negative declaration.
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Monitoring Program Procedures
It is required that the City of Gilroy use the attached monitoring checklist for the
proposed project. The monitoring program should be implemented as follows:
1. The City of Gilroy Planning Division should be responsible for coordination of
the monitoring program, including the monitoring checklist. The Planning Division
should be responsible for completing the monitoring checklist and distributing the
checklist to the responsible individuals or agencies for their use in monitoring the
mitigation measures. .
2. Each responsible individual or agency will then be responsible for
determining whether the mitigation measures contained in the monitoring checklist
have been implemented. Once all mitigation measures have been complied with,
the responsible individual or agency should submit a copy of the monitoring
checklist to the City of Gilroy Planning Division to be placed in the project file. If a
mitigation measure has not been complied with, the monitoring checklist should not
be returned to the Planning Division.
WeIlingtoll BUSin.ark IlIitiIll Study
MitigatiDlI MOllitorillg Program
3. Before issuance of an occupancy permit. the Planning Division should review
the checklist to ensure that all mitigation measures and additional conditions of
project approval included in the monitoring checklist have been implemented. An
occupancy permit should not be issued until all mitigation measures and additional
conditions of project approval included in the monitoring checklist have been-
implemented.
4. If a responsible individual or agency determines that a non-compliance has
occurred, a written notice should be delivered by certified mail to the project
proponent within 10 days, with a copy to the Planning Division, describing the non-
compliance and requiring compliance within a specified period of time. If a non-
compliance still exists at the expiration of the specified period of time, construction
may be halted and fines may be imposed at the discretion of the City of Gilroy.
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WeIIingtOIl BUSill.,k IlIitial Study
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MitigatU1II MOllitoring Program
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Mitigation Monitoring Checklist A
Before approval of the Final Map, the following mitigation measures shall be
implemented. ,
Mitigation Mitigation Party Party
Number Responsible for Responsible for
Implementation Monitoring
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NOT APPLICABLE
Mitigation Monitoring Checklist B
Before issuance of a Grading/Building Permit, the following mitigation
measures shall be implemented.
Mitigation Mitigation Party Party
Number Responsible for Responsible for
Implementation Monitoring
1 All future project plans shall Applicant Community
contain a notice requiring that all
applicable BAAOMD construction Development
and operational impact emission Department
control measures pertinent to the / .
Basic Control Measures and
Enhanced Control Measures, as
indicated in the BAAOMD CECA
Guidelines, be implemented.
2 All future project plans shall Applicant Community
indicate preferential parking Development
spaces for carpool and van pool Department
vehicles, and provide weather -
protected bicycle parking for
employees.
3 Future bus stops shall include all- Applicant Community
weather protective space designed Development
to stay dry during periods of Department
inclement weather.
4 Refer to mijigalions 1 - 3. Applicant Community
Development
Department
5 Refer to mitigations 1 - 3 Applicant Community
Development
Department
6 Future development plans shall Applicant Community
submit a Notice of Intent to the
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Mitigatioll MOllitorillg Program
,,:en~~1 ,",oast pnor 10 ~evelopment
obtaining a grading permit from the Department
city. This permit will require
development and implementation
of a Storm Water Pollution
Prevention Plan (SWPPP) that -
uses storm water "Best
Management Practices" (BMP) to
control runoff, erosion and
sedimentation from the site. The
SWPPP has two major objectives:
(1) to help identify the sources of
sediments and other pollutants that
affect the quality of storm water
discharges, and (2) to describe
and ensure the implementation of
practices to reduce sediment and
other pollutants in storm water
discharges. The SWPPP must
include BMP, which address
source reduction and, if necessary,
shall include practices, which
require treatment. Integral to the
NOI process is submittal of
engineering designs. The SWPPP
will be submitted to the City
Engineering Division and the Santa
Clara Valley Water District for
review and approval prior to
approval of the final map.
7 Due to the possibility that Applicant City of Gilroy
significant buried cultural resources Planning Division
might be found during construction,
the following language shall be
included in all permits issued for
the project site, including, but not
limited to building permits for the
future development, pursuant to
the review and approval of the City
Planning Division:
"If archaeological resources or
human remains are discovered
during construction, work shall be
halted at minimum of 200 feet from
the find and the area shall be
staked off. The project developer
shall notify the coroner or the
Director of the Archaeological
Regional Research Center. If the
find is determined to be significant,
appropriate mitigation measures
shall be formulated and
implemented."
8 As a construction implementation Applicant Community
step for all future development on Development
the project site, the project Department
proponent shall have a soils
investigation completed by a
qualified soils engineer subject to
review and approval by the Gilroy
Community Development
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IlIitial Study
Mitigatioll MOllitoring Program
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uepanmem. Kecommenaallons
from this investigation shall be
incorporated into the final
improvement plans for all future
development on the project s~e,
and shall be subject to the review -
and approval of the City Building
Department prior to the issuance of
a building permit.
9 Future development on the project Applicant Community
site should be undertaken during Development
the dry season (April 15 to October Department
15). If construction is undertaken
during the wet season (October 15
to April 15) or any portion thereof,
the project proponent shall prepare
an erosion control plan subject to
the review and approval by the
Gilroy Community Development -,
Department prior to the issuance of
a grading permit. The erosion
control plan shall include the
following information:
a. Measures for controlling erosion
during construction of the
proposed project, including
contractor specifications,
detention basins to hold pre-
development run-off volumes for
a 1 DO-year storm event,
reseeding of disturbed areas, .
and periodic watering during
excessive winds.
b. Measures for controlling erosion
after construction of the project
site, including reseeding of
disturbed areas.
10 Refer to Mitigation Measure 8. Applicant Community
Development
Department
11 A qualified soils engineer shall Applicant Engineering Division
prepare a soil investigation for the
project. The recommendation of
the soils investigation shall be
incorporated into the final map and
shall be reviewed and approved by
the Gilroy Engineering Division
prior to approval of the final map.
12 Implement mitigation measure 8 Applicant Community
Development
Department
13 Prior to future development, the Applicant Engineering Division
project proponent shall be required
to submit a detailed storm drainage
improvement plan for the proiect ,
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Mitiglllion MDnitDring Program
,I a~d conStruCI ImprovemenlS
specified in the plan. The plan
shall include design and
specification for the on-site storm
drainage system and all off-site
storm drainage improvements.
The type, size, and location of all -
infrastructure improvements shall
be determined by the Engineering
Division prior to issuance of a
building permit. The plan shall
include, but not be limited to the
following:
a. On the eastem portion of the
project site, the project
proponent shall design a
regional retention pond, a series
of detention ponds, or other
approved method, to detain
surface water run-off and
ensure that storm water runoff
from the proposed site does not
increase and to accommodate
the City of Gilroy's Master Storm
Drain Design. The floodwater
flow paths created by lot
grading, as well as the location,
configuration, and construction
of individual buildings, should
not exceed a 50 percent
reduction in the existing
hydraulic conveyance capacity
across the parcel. Use of
landscape berms and/or raised
parking areas shall be
prohibited.
b. The drainage from the parking
areas and roads shall use a
comprehensive nonpoint Source
treatment system of vegetated
drainage swales or a filter
system prior to entering the
storm drain system.
c. Any storm drainage detention
facilities shall also prOVide
sediment control facilities.
14 The developer shall provide on-site Applicant Engineering Division
drainage easements for the
regional detention pond and all City
of Gilroy storm drainage facilities
discharging into and out of the
facility. This shall be completed
prior to issuance of a building
permit and shall be subject to
review and approval by the
Engineering Division.
15 Future development shall construct Engineering Division
finished floor elevations at least
one foot above the 1 DO-year flood
elevation as delineated on the
current Flood Insurance Rate
Maps (FIRM) produced by the
(iolaen :!>1ate Planning ana l:.nvlronmental c.onsuitmg.
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WeUington Busines
Initial Sl1ldy
Mitigawm Monitoring Program
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reaeral t:,mergency ManagemenL
Agency (FEMA) subject to the
review and approval of the City of
Gilroy Engineering Building, Life
and Environmental Safety Division
prior to issuance of a building -
pennit.
16 Future Development shall be Community
required to apply for and obtain a Development
"General Pennit for Stonn Water Department
Discharge Associated with
Construction ActiVi%" from the
regional Water Qua ity Control
Board if the amount of land to be
disturbed is five or more acres
prior to issuance of a building
pennit for each individual future
project.
17 Future development adjacent to or Community
within the vicinity of the Princevalle Development
Stonn Drain shall be required to Department
obtain a district encroachment
pennit from the Santa Clara Valley
Water District prior to issuance of a
building permit for the project.
18 Future development shall obtain a Community
special flood hazard development Development
pennit prior to construction from Department
the Engineering Division in addition .
to all federal. state and local
penn its necessary for future
development prior to issuance of a
building permit. The development
pennit application shall include the
following:
a. Proposed eievation in relation to
mean sea level, or the lowest
floor (including basement) of all
structures;
b. Proposed elevation in relation to
mean sea level to which any
structure will be f1oodproofed;
c. Certification of a registered
professional engineer or
architect that the f1oodproofing
methods for any non-residential
structure meet criteria in Section
5 of the Floodplain Management
Ordinance; and
d. A description of the extent to
which any water course will be
altered or relocated as a result
of future development.
19 If the proposed project proposes to Engineering Division
connect or construct mains for the
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Wellington Busines
it Initial Study
Mitiglltion Monitoring Program
s~orm "rain syslem In a "IITerem
place than its basin has been
modeled for in the City of Gilroy
Storm Drainage Master Plan, the
developer shall pay the city's
consultant the required fees to re- -
run the modeled system. These
fees shall be paid prior to issuance
of a building permit.
20 Refer to mitigation measures 13- Community
19. Development
Department
21 Refer to mitigation measure 6. Community
Development
Department
22 Refer to mitigation measures 13-19 Community
Development
Department
Mitigation Monitoring Checklist C
Before issuance of an Occupancy Permit, the following mitigation measures
shall be implemented.
Mitigation Mitigation Party Party
Number Responsible for Responsible for
Implementation Monitoring
23 The applicant shall install a traffic Applicant Engineering Division
signal at the US 101 northbound
ramps and Highway 152.
24 Install a traffic signal at the Silacci Engineering Division
Way and Highway 152
intersection. The improvements to
Highway 152, described in the
following mitigations, will improve
the level of service to acceptable
levelS when the intersection is
signalized. The final lane
geometry after mitigation
improvements will be two
eastbound through lanes, one
eastbound right-turn lane, two
westbound through lanes, one
westbound I.eft-turn lane, one
northbound left-turn lane, and one
northbound right-turn lane. This
mitigation shall be reviewed and
approved by Caltrans.
I 25 The applicant proposes to Engineering Division
construct this intersection as part .
I of the project. Caltrans peak-hour
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Wellington Business
Initial Study
Mitigation Monitoring Program
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vOlumes are n1gn ,enougll '0
warrant a traffic signal, therefore,
the intersection shall also be
signalized when it is built. Highway
level of service improvements will
require the addition of an -
eastbound and westbound through
lane at this intersection. The final
lane geometry after mitigations
improvements will be two
eastbound through lanes, one
eastbound right-turn lane, two
westbound through lanes, one
westbound left-turn lane, two
northbound left-turn lanes, and one
northbound right-turn lane. This
mitigation shall be reviewed and
approved by Caltrans.
26 The applicant shall install a Engineering Division
temporary traffic signal at the Brem
Lane/Renz Lane and Highway 152
intersection. This intersection will
be removed under the general plan
buildoul scenario with the
construction of Camino Arroyo to
Highway 152. This mitigation shall
be reviewed and approved by
Caltrans.
27 The applicant shall extend the Engineering Division
existing westbound left-turn pocket
an additional 20 feet and extend
the existing westbound left-tum - .
pocket an additional 75 feet. There
is approximately 135 feet between
the end of the westbound left-tum
pocket and the railroad crossing,
therefore, the extended pocket can
be accommodated. The
westbound left-tum pocket
improvement can be made by
restriping the existing turn pocket.
With implementation of this
improvement, the storage capacity
for westbound and southbound left
turns would adequately
accommodate the estimated
maximum vehicle queues for those
movements during the peak hours.
This mitigation is subject to review
and approval by the Gilroy
Engineering Division. This
mitigation is subject to review and
approval by the Gilroy Engineering
Division.
28 The applicant shall add a second Engineering Division
southbound left-tum lane. This
improvement is superior to simply
extending the existing turn-pocket
because it would minimize green
time on Chestnut Street allowing
for better progression for the
coordinated signal system on
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.gatioll MOllitoring Program
TenthStreet. vvlul Ule
implementation of this
improvement. the storage capacity
for southbound left tums would
adequately accommodate the
estimated maximum vehicle
queues for this movement during
the peak hours. The final lane
geometry for the north approach
after mitigation improvements will
be one share throughlright-tum
lane, one through lane and two left-
tum lanes. The other approaches
will remain unchanged from
background conditions. This
mitigation is subject to review and
approval by the Gilroy Engineering
Division.
29 The applicant shall add a second Engineering Division
1 DO-foot westbound left-tum lane
under project A conditions or add a
second 120-foot westbound left-
tum lane under project Band C
conditions. With the
implementation of this
improvement. the storage capacity
for westbound left tums would
adequately accommodate the
estimated maximum vehicle
queues for this movement during ~ .
the peak hours. The final lane
geometry for the east approach
after mitigation improvements will
be two through lanes and two left-
tum lanes. The other approaches
will remain unchanged from
background conditions.
30 One lane in each direction should Engineering Division
be added to the segment of
Highway 152 fronting the project
site. The lanes would be added
over an approximate 5.500-foot
section of Highway 152 and would
begin at the lane drops near Brem
Lane/Renz Lane and continue
eastward where they would
transition back to two lanes before
the L1aoas Creek bridge.
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I, RHONDA PELLlN, City Clerk of the City of Gilroy, do hereby certify that the attached
Resolution No, 2000-71 is an original resolution, duly adopted by the Council ofthe City of
Gilroy at a regular meeting of said Council held on the 16th day of October, 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 5th day ofJanuary, 2001.
v2
(Seal)