Resolution 2002-37
RESOLUTION NO. 2002-37
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING A/S 01-87, AN APPLICATION FOR
ARCHITECTURAL AND SITE APPROVAL OF A PLANNED
UNIT DEVELOPMENT (PUD) ON 7.3 ACRES, APNs 790-07-012
AND 790-07-013.
WHEREAS, Central Valley Corporation, the applicant, submitted A/S 01-87, an application
for architectural and site approval of a Planned Unit Development ("PUD") for the review of a
reception center on approximately 7.3 acres, located at 9345 Monterey Road, north ofFarral Avenue;
and
WHEREAS pursuant to the California Environmental Quality Act (CEQA), the City Council
adopted a Negative Declaration on April 15, 2002, finding that the Negative Declaration was
completed in compliance with CEQA, that it reflects the independent judgment of the City and that
there is no substantial evidence in the record that the project as mitigated will have a significant
effect on the enviromnent; and
WHEREAS, the Planning Commission held a duly noticed public meeting on April 11, 2002,
at which time the Planning Commission considered the public testimony, the Staff Report dated
April 3, 2002 ("Staff Report") and all other documentation related to application A/S 01-87, and
recommended that the City Council approve said application; and
WHEREAS, the City Council held a duly noticed public meeting on May 6, 2002, at which
time the City Council considered the public testimony, the Staff Report and all other documentation
related to application A/S 01-87; 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.
ICDS\550913.1
01-051404706002
-1-
Resolution No. 2002-37
AYES:
COUNCILMEMBERS:
ARELLANO, DILLON, GARTMAN,
MORALES, VELASCO, and
SPRINGER
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The City Council hereby adopts the findings as required by Zoning Ordinance section
50.55, set forth at pages 16, 17 and 18 of the Staff Report along with the facts
supporting these findings, based upon substantial evidence in the record.
B. A/S 01-87 should be and hereby is approved subject to:
1. The thirty (30) final conditions of approval attached hereto as Exhibit "A" and
incorporated herein by this reference.
2. The twenty-four (24) mitigation measures set forth in the Negative Declaration
and the Mitigation Monitoring Program, attached hereto as Exhibit "B" and
incorporated herein by this reference.
This approval shall take effect if and only if, and then upon the same date that Zoning Ordinance
2002-8 regarding Z 01-10 takes effect.
PASSED AND ADOPTED this 20th day of May, 2002, by the following vote:
NOES:
COUCILMEMBERS:
NONE
ABSENT:
COUNCILMEMBERS:
PINHEIRO
t &2_-
/ ~
A'l"TE : /
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Rh'onda Pellin, City Clerk
APPROVED:
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Thomas W. Springer, Ma)1 r -
\CDS\550913.1
01-051404706002
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Resolution No. 2002-37
EXHIBIT A
Architectural & Site Review 01-87 Final Conditions of Approval
Planninl!. Division (contact Melissa Durkin at 846-0440)
1. Mitigation Measures I through 24 contained within the Negative Declaration for this project
shall be applied to the approval of the project. Implementation of the mitigation measures
will reduce and/or eliminate all potential significant impacts to a level of insignificance, as
required under the California Enviromnental Quality Act (CEQA), subject to the review and
approval of the Planning Division.
2. Approval of this application shall be subject to the applicant obtaining Historic Heritage
Committee approval to demolish the buildings on site.
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, subject to review and approval by
the Planning Division.
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. 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.
6. All landscaped areas adjacent to parking and/or paved areas shall be separated by a raised
protective curbing to meet minimum City standards, as required under Section 38.22 of the
City's Zoning Ordinance, subject to review and approval of the Planning Division.
7. Trash Enclosures: All trash enclosures shall consist of visually solid fences and gates, six (6)
feet in height, in accordance with the adopted City of Gilroy standard trash enclosure design
plan, or a similar design approved by the Planning Division. All trash enclosures shall be
located in accordance with the approved site plan and Uniform Fire Code. In addition,
recycling areas must be provided within the trash enclosures, in accordance with the
following regulations:
A. Areas for recycling shall be adequate in capacity, number, and distribution to serve the
development project.
B. Dimensions of the recycling area shall accommodate receptacles sufficient to meet the
recycling needs of the development project.
A/S 01-87 2
Final Architectural & Site Conditions of Approval
5/14/02
C. An adequate number of bins or containers to allow for the collection and loading of
recyclable materials generated by the development project should be located within the
recycling area
8. Building colors shall be earth tones, subject to review and approval by the Planning Division.
9. The Architectural and Site Review for the transitional apartment units shall be processed at a
staff level. The applicant shall use the same site design, building design, and project concept
described in this application. Changes to the site design, building design, or project concept
shall be subject to the Planned Unit Development process. This condition shall be subject to
review and approval by the Planning Division.
En2ineerin2 Division (contact Kristi Abrams or Don Nunes at 846-0450)
10. All utilities constructed to, through and on the site shall be constructed underground, subject
to review and approval by the Engineering Division.
11. Street addresses shall be assigned by the Engineering Division.
12. The applicant shall prepare and file a Parcel Map or a Final Map showing easements and
dedications.
13. The applicant shall prepare Improvement Plans per City Standards for public improvements.
14. The applicant shall execute a Development Agreement.
15. The applicant shall pay applicable fees.
16. The applicant shall post applicable bonds.
17. The applicant shall submit storm calculations for sizing pipes and on-site retention.
18. The applicant shall submit grading plans to include any grading across West end.
19. The applicant shall extend underground utilities along the Monterey frontage from Farrell
Avenue.
Fire Department (contact Rodger Maggio at 846-0430)
20. Provide public fIre hydrants per City of Gilroy Standards along Monterey Road (i.e. one at
each of the 2 driveway entrances). The maximum fIre hydrant spacing is 300 feet.
21. Provide at least four on-site fIre hydrants on the apartmentlhomeless center site.
EXHIBIT A
A/S 01-87 3
Final Architectural & Site Conditions of Approval
5/14/02
22. Delineate the fIre apparatus access lanes on the apartment site. All fire access lanes shall be
"red-curbed" and conspicuously posted "NO PARKING-FIRE LANE".
23. The apartment buildings and transitional center shall be provided with automatic fIre
sprinklers conforming to NFPA 13 Standards for the Center and NFPA 13R for the
apartments.
24. All primary fIre access roadways shall have a permanent hard surface.
25. Premise Identification for all buildings is to be clearly visible from the public way. Posted
signage at driveway entrances showing layout of the development and addresses are required.
Council-added Conditions
26. For the first three years after issuance of the certifIcate of occupancy for this transitional
center, the applicant shall submit an annual report to the City Council that provides, at a
minimum, the following information: the status of services provided; the number of people
served for the year; identification of problems encountered; and identification of successful
interventions.
27. The proposed rental units shall be restricted to case-managed housing administered by a social
services agency.
28. The homeless shelter shall be referred to by the term "reception center" and the transitional
apartments shall be referred to by the term "transitional housing."
29. The transitional housing units closest to the southern property boundary shall be restricted to
two stories.
30. The applicant shall place a sign on this property prior to and during construction that describes
this proj ect.
EXHIBIT A
Ufi/lq/U~ rUh IJ:lb rAA qU~M~~lO'fY
Jj.ta<LJ..Nt1'l &. \ju~rt
Community,Development Department
Planning Division
NEGATIVE
DECLARATION
City of Gilroy
7351 Rosanna St.
Gilroy, CA 95020
(408) 846-0440
City File Number: Z 01-10, CUP 01.08, and A/S 01.87
Proiect Descriotion:
Name of Project: South County Housing/Emergency Housing Consortium
Transitional Housing Center
Nature of Project: Zone Change, Conditional Use Permit, and Arc::hitectural and Site
Review for the construction of a homeless shelter facility, 60
apartment units, and 13 single family homes.
Proied Location;
Location: 9345 Monterey Road
Assessor's Parcel Numbers: 790-07-012, and -013
Entitv or Person(s) Undertakinl! Proiect:
Name:
Address:
Central Valley Corporation (c/o Mary Iserman, South County Housing)
7455 Carmel Street, Gilroy, CA 95020
Initial Study:
An 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 Department, 735 I Rosanna
Street, Gilroy, CA 95020.
Findinl1.S & Reasons:
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05/14/02 TlIt; 17: 17 .t'AX 4UIH~3lS257H
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Transitional Housing Center
Negative Declaration
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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 land use of this area.
2. Identified adverse impacts are propos~::i~;~~!~\ifk~ted through preparation of special studies and
construction of off-site improvements. . "" .~L",iI,' .
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3. The proposed project is consistent with tfri.1Wlgied goals and policies of the General Plan of the
City of Gilroy.
4. City staff independently reviewed the Initial Study, and this Negative Declaration reflects the
independent judgement of the City of Gilroy,
Mitil!:lItion Measures:
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1. The following dust control measures shall be'incqtpotated into all permits for any phase of proposed
construction on the project sire, The measures ~fiali.be implemented as necessary to adequately control
dust, subject to the review and approval of the Gilroy Engineering Division,
The following measures shall be implemented at all construction sites:
. Water all active construction areas at least twice daily;
. Cover al trucks hauling soil, sand, and other. I~,~e materials or require all trucks to maintain at least
two feet offreeboard':' ,',','.:-,,,
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. Pave, apply water three times daily, or,appl~,Wi~~toxic) soil stabilizers on all unpaved access
roads, parking areas and staging areas at cionstfutlion sites;
. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at
construction sites;
The following measures shall he implemented at construction sites greater than four acres in area:
. Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously graded
areas inaclive for ten days or more); '. ',. .
. Enclose, cover, water twice daily or apply (no?-toxic) soil binders to exposed stockpiles (dirt, sand,
etc.);'
. Limit traffic speeds on unpaved roads to 15 mph;
. Install sandbags or other erosion control measures to prevent silt runoff to public roadways;
. Replant vegetation in disturbed areas as quickly as possible.
Subject to determination by the Gilroy Engineering Division, the following measures may be implemented
EXHI8I:T .' B
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Transitional Housing Center
Negative Declaration
3
4/29/2002
at constru~jon sites that are very large or are located near sensitive receptors:
.
Insta.1I wheel washers for all existing trucks, or wash off the tires of all tucks and equipment leaving
the sIte;
Suspend e"cavation and grading activity when winds (instantaneous gusts) exceed 25 miles per
hour;
Limit the area subject to excavation, grading and other construction activity at anyone time.
.
.
2. A botanical survey for big-scale balsamroot and showy Indian clover are necessary to eliminate their
potential presence within the vacant lot. This survey needs to be conducted during the appropriate
time of year (both species are in bloom April through June). In the unlikely everit that either of these
two species is found within the project site, the following mitigation measures, subject to Gilroy
Planning Division review and approval, will be required, which will reduce impacts to a less-than-
significant level:
. A "Rare Plant Mitigation and Monitoring Plan" shall be designed by a qualified biologist and
approved by the CDFG, USFWS, and the City Planning Director. This plan will outline the location
and condition of any individuals and populations of special-status plants found on the project site.
This Plan will provide a description of the mitigation being provided (whether it be avoidance or
population relocation as described below), and outline the monitoring efforts, including success
criteria and contingency planning in the case the criteria are not met.
. Efforts to avoid and protect the populations shall be made. Specifically, the project should be
redesigned as feasible, to eliminate the take of known individuals and provide prOtection for the
populations in the form of a conservation easement in perpetuity.
If avoidance is not feasible, relocation ofthe population via the collection and redistribution of seed shall
be accomplished.
3. Potential nesting and foraging habitat for burrowing owls has been identified on the project site,
consisting of areas of annual grasslands and California ground squirrel burrows. Implementation of the
following mitigation measures, subject to Gilroy Planning Division review and approval, will reduce
impacts to burrowing owls to a less-than-significant level. Protocol-level surveys shall be conducted by
a qualified ornithologist, per CDFG guidelines, during the breeding season of the same year
construction is scheduled to begin, to determine the presence of burrowing owls. Breeding season
begins February 1 and continues through August 31. Ifpossible, surveys should be conducted during
the peak of the breeding season, between April 15 and July 15.
. Ifburrowing owls are located on or immediately adjacent to the site, avoidance, which would allow
the areas currently occupied by burrowing owls to Continue uninterrupted, would entail the
establishment of a construction-free buffer zone around all active burrows. No disturbance shall
occur within 50 meters (approximately] 60 feet) of occupied burrows during the non-breeding
season (September 1 through January 31), or within 75 meters (approlCimately 250 feet) during the
breeding season (February 1 through August 31). Avoidance also requires that a minimum of6.5
acres of foraging habitat be preserved contiguous with occupied burrow sites for each pair of
breeding owls (with or without dependent young) or single unpaired resident bird. No activities,
EXHIBIT B
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05/14/0~ TUb 17:H ~'AX 4U~"J~~51"
HbKLINhK & ~U~N
Transitional Housing Center
Negative Declaration
4
4/2912002
including grading Dr Dther cDnstruction work .or relocation of owls, would proceed that may disturb breeding
Dwls in the buffer zone. If Dwls arc resident during the breeding season, avoidance of this buffer would be
required. If owls are rcsidellt during the non-breeding season, the owls could be relocated, as described
below. .
. If surveys determine that burrowing owls occupy the site during non-breeding season, and
avoidance of the occupied areas is not feasible, a qualified ornithologist, in consultation with
CDFG, could relocate the owls to avoid the loss of individuals during construction. Relocation
should only be conducted under the authorization ofCDFG, which typically requires mitigation for
lost burrowing owl habitat as a condition of such authorization. CDFG wiU not authorize the
relocation of burrowing owls during the breeding season.
. Ifburrowing owls are not found during the protocol-level surveys, burrowing owls may occupy the
site prior to construction. Pre- construction surveys, conducted per CDFG guidelines, for
burrowing owls shall be conducted by a qualified ornithologist prior to any construction activity.
The pre-construction survey shall be conducted no more than 30 days prior to the start of site
grading, regardless the time of year in which grading occurs.
If on-site mitigation is infeasible, the applicant shall mitigate off-site per Department of Fish & Game
requirements.
4. Construction disturbance during the raptor breeding season (April 15 to August 1) could result in
incidental loss of fertile eggs or nestlings, or otherwise lead to nest abandonment. ConstlUction
activities (e.g., tree removal and site grading) that disturb nesting raptors on site or adjacent to the
project site constitute a significant impact. The implementation of the following mitigation measure,
subject to Gilroy Planning Division review and approval, will reduce impacts to nesting raptors to a
less-than-significant level:
. Construction should be scheduled to avoid the raptor nesting season to the extent feasible by
initiating construction before Apri] 15 or after August 1. Ifit is not feasible to do this, pre-
construction surveys for nesting raptors shall be performed within 30 days of the initiation of
construction, including the removal of trees, by a qualified ornithologist prior to construction. Ifan
active raptor nest is found within 300 feet of the project site, a 300-foOl buffer shall be established
around the nest. No construction activities shall occur within the buffer until a qualified
ornithologist reports the young have fledged.
5. If archaeological or paleontological resources or human remains are accidentally discovered during
construction, work shall be halted within 200 feet of the find until it can be evaluated by a qualified
professional archaeologist. If the find is determined to be significant, appropriate mitigation measures
shall be formulated and implemented based on CEQA Guidelines Section 15064.5.
. If human remains are accidentally discovered during construction, there shall be no further
excavation or disturbance ofthe site or any nearby area reasonably suspected to overlie adjacent
human remains until the coroner of Santa Clara County is contacted to determine that no
investigation ofthe cause of death is required. If the coroner determines the remains to be Native
American the coroner shalI contact the Native American Heritage Commission withiri 24 hours.
The Native American Heritage Commission shall identifY the person or persons it believes to be
EXHIBIT B
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05/14/02 TUE 17:18 FAX 4089J8~579
H~KLIN~K & LUtthN
Transitional Housing Center
Negative Declaration
5
4/29/2002
them most likely descendent (Ml.D) from the deceased Native American. The Ml..D may then
make recommendations to the landowner or the person responsible for the ex.cavation work, for
means of treating or disposing of, with appropriate dignity, the human remains and associated grave
goods as provided in Public Resources Code Section 5097,98. The htndowner or his authorized
representative shall rebury the Native American human remains and associated grave goods with
appropriate dignity on the property in a location not subject to further disturbance if: a) the Native
American Heritage Commission is unable to identify a MLD or the MLD failed to make a
recommendation within 24 hours after being notified by the commission; b) the descendent
identified fails to make a recommendation; or c) the landowner or his authorized representative
rejects the recommendation of the descendent, and the mediation by the Native American Heritage
Commission fails to provide measures acceptable to the landowner, This mitigation measure shall
be subject to Gilroy Planning Division review and approval.
6. All potentially friable asbestos-containing material shall be removed prior to building removal in
accordance with National Emissions Standards for Hazardous Air Pollutants guidelines. This
mitigation shall be subject to Gilroy Building Division review and approval,
7. The contractor, in a manner and method acceptable under applicable standards and laws, shall abate all
hazardous materials in compliance with a report of survey and abatement plan, supplied by the
contractor. This mitigation shall be subject to Gilroy Building Division review and approval.
10. During the design phase of the project, the applicant should provide a detailed acoustical analysis of the
necessary noise insulation features to be included in the project's design. The analysis should identiiY
and evaluate the needed noise insulation requirements to reduce exterior noise levels to 60 dBA Ldn or
less and interior noise levels to 45 dBA Ldn. or less. This mitigation shall be subject to Gilroy Building
Division and Planning Division review and approval.
11, To meet the City's exterior noise goal, exterior use areas should be located in acoustically protected
areas such as west of the proposed apartment buildings. Noise barrier walls or earth berms may also be
effective at reducing noise levels in private or shared outdoor use areas if properly designed. This
mitigation shall be subject to Gilroy Building Division and Planning Division review and approval.
12. The amount of attenuation needed to meet the interior noise standard would require a combination of
noise control measures including increased- performance wall systems, high-perfonnance windows and
EXHIBIT B
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05/14/02 TUE 17:1M YAX 40MHJM257H
HhKL1Nh~ & CUhhN
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Transitional Housing Center
Negative Declaration
6
4/29/2002
doors, and some form afforced-air mechanical ventilation, allowing the occupants to control noise by
maintaining the windows shut. To Some degree, all units on the project site would need to incorporate
noise insulation features into the design to meet the standards of the State Building Code and the City
of Gilroy as noise levels throughout the site are projected to exceed 60 dBA Ldn. This mitigation shall
be subject to Gilroy Building Division and Planning Division review and approval.
13. All construction activities shall be restricted to the hours of7:00 a.m. to 7:00 p.m., Monday through
Friday, and 9;00 a.m. to 7:00 p.m. on Saturdays and City holidays. No construction activities are
allowed on Sundays. This mitigation measure shall be subject to Gilroy Building, Engineering, and
Planning Division enforcement.
14. Equip all internal combustion engine driven equipment with intake and exhaust mufflers which are in
good condition and appropriate for the equipment. This mitigation measure shall be subject to Gilroy
Building, Engineering, and Planning Division enforcement.
15. Unnecessary idling of internal combustion engines shall be strictly prohibited. This mitigation measure
sh.a.ll be subject to Gilroy Building, Engineering, and Planning Division enforcement.
16. Avoid staging of construction equipment within 200 feet of residences and locate all stationary noise-
generating construction equipment, such as air compressors and portable power generators, as far
practical from existing noise sensitive receptors. Construct temporary barriers to screen stationary
noise generating equipment when located in areas adjoining noise sensitive land uses. This mitigation
measure shall be subject to Gilroy Building, Engineering, and Planning Division enforcement.
17. Utilize "quiet" air compressors and other stationery noise sources where technology exists. This
mitigation measure shall be subject to Gilroy Building, Engineering, and Planning Division
enforcement.
18. Route all construction traffic to and from the project site via designated truck routes where: possible.
Prohibit construction related heavy truck traffic in residential areas where feasible. This mitigation
measure shall be subject to Gilroy Building, Engineering, and Planning Division enforcement.
19. Control noise from construction workers' radios to the point where they are not audible at existing
residences bordering the project site. This mitigation measure shall be subject to Gilroy Building,
Engineering, and Planning Division enforcement.
20. NotifY adjacent residents to the project site of the construction schedule in writing. This mitigation
measure shall be subject to Gilroy Building, Engineering, and Planning Division enforcement.
21. Designate a "noise disturbance coordinator" who is responsible for responding to any local complaints
about construction noise. The disturbance coordinator would determine the cause of the noise
EXHIBIT B
05/14/02 'l'1It: 17: 19 l"AA 4UlS~;jlSlfiHf
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Transitional Housing Center
Negative Declaration
7
4/29/2002
complaint (e.g" starting too early, bad muffler, etc.) and would require that reasonable measures
warranted to correct the problem be implemented, Conspicuously post a telephone number for the
disturbance coordinator at the construction site and include it in the notice sent to neighbors regarding
the construction schedule. This mitigatiDn measure shall be subject tD Gilroy Building, Engineering, and
Planning Division enforcement.
22. The applicant shall construct a full concrete sidewalk, (curb and gutter already exist) from the property
to the existing traffic signal at Farrell Avenuc, along the west side DfMonterey Road. This mitigation
shall be subject to Gilroy Engineering Division review and approval,
23. The applicant shall CDnstruct a pedestrian crosswalk on the northern edge of the MontereylFarrell
intersection. This shall be cODrdinated with the City and Santa Clara Valley Transportation Authority,
This mitigation shall be subject tD Gilroy Engineering Division review and approval.
24. The applicant shall construct a pedestrian walkway On the north side of Farrell Avenue from Monterey
Road to the bridge, subject to the approval of Engineering Division staff.
Date Prepared: March 14,2002
End DfReview Period: April 4, 2002
Date AdDpted by City Council: May 6,2002
William Faus
Planning Division Manager
-EXHIBIT B
05/14/02 TIffi 17:19 FAX 4089382579
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I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached
Resolution No. 2002-37 is an original resolution, duly adopted by the Council of the City of
Gilroy at a regular meeting of said Council held on the 20th day of May, 2002, 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 4th day of June, 2002.
r2
(Seal)