Resolution 2003-01
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Resolution No. 2003-1
RESOLUTION NO. 2003-1
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING SHE 02-02, AN APPUCATION FOR A
SENIOR HOUSING EXEMPTION FROM THE RESIDENTIAL
DEVELOPMENT ORDINANCE, APN 808-01-012
WHEREAS, Benassi Oaks ("Applicant") submitted SHE 02-02, requesting a senior housing
exemption for market rate units from the Residential Development Ordinance ("RDO") for the
purpose of constructing 24 senior duet residential units as part of an overall I 04-unit residential
development on the north side of Cypress Court across from Laurel and Ponderosa Drives, APN
808-01-012; and
WHEREAS, on August 6, 2001, the City Council adopted Resolution No. 2001-50, which
set numerical limits for residential development in the years 2004-2013 and established targets for
exempt housing, including 120 units of senior housing for individuals 62 and over; and
WHEREAS, the 24 units to be developed under SHE 02-02 are senior housing units that
can be exempted under the RDO allocation as discussed in the Staff Report dated November 20,
2002 ("Staff Report"), which is attached hereto as Exhibit A; and
WHEREAS, the Planning Commission reviewed application SHE 02-02 at a duly noticed
public hearing on December 5, 2002, and recommended that the City Council approve it subject to
the conditions set forth on page 3 of the Staff Report; and
WHEREAS, the City Council reviewed application SHE 02-02 and all documents relating
thereto and took oral and written testimony at its duly noticed public hearing of January 6, 2003;
and
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Resolution No. 2003-1
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
1. The City Council finds that this application is consistent with the intent of the
goals and policies of the City's General Plan, and with the City's Zoning
Ordinance and Land Development policies.
2. SHE 02-02 should be and hereby is approved subject to the conditions set
forth on page 3 in the attached Staff Report.
PASSED AND ADOPTED this 6th day of January, 2003 by the following
AYES:
COUNClLMEMBERS:
ARELLANO, DIILON, GARTMAN,
MORALES, PINHEIRO, VELASCO and
SPRINGER
NOES:
COUNClLMEMBERS:
NONE
ABSENT: COUNClLMEMBERS:
NONE
APPROVED:
~
Thomas W. Springe
ATTEST:
~Q
..... .' ';C.o ....~.
Rhonda Pellin, City Clerk
Community Development Department
Planning Division (408) 846-0440
Senior Housing Exemption
November 20, 2002
mE NUMBER:
SHE 02-02
APPLICANT:
Ben8Ssi Oaks (c/o John Kent) (408) 779-1600
LOCATION:
North side of Cypress Court across from Laurel Dr. and Ponderosa Dr.
STAFF:
Cydney Casper (ccasper@ci.l!:ilrov.ca.us)
REOUESTED ACTION:
Senior flousing Exemption request for 24 senior duet residential units as part of an overall 104 unit residential
development
DESCRIPTION OF PROPERTY:
Parcel No.:
Net Area:
Flood Zone:
808-01-012
7.1 acres
"X" Panel # 060340 0002D Date: 8-17-98
STATUS OF PROPERTY:
Existin!! Land Use
Vacant Land
General Plan Desilllllllion
Medium Density Residential
Zoninll
R2IR3
STATUS OF SURROUNDING PROPERTY:
Existing Land Use
N: Vacant Parcel
S: Single Family Residences
E: Single Family Residences
W: Single Family Residences
General Plan Desil!Dation
General Services Commercial
Low Density Residential
Medium Density Residential
High Density Residential
Zoninp"
C3
Rl
R3
Rl
SHE 02-02
2
11120/02
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 Document. This project also conforms with the policies
of Gilroy's General Plan. The following examples demonstrate this compliance:
Policy 7.04: "Equal Housing Opportunity. Promote equal housing opportunities for all residents
regardless of age, sex race, marital status, ethnic background, income and other
arbitrary factors. "
Policy 7.05: "Community Diversity. Maintain community diversity by ensuring a variety of housing
opportunities to meet the needs of people of different ages and/or social and economic
backgrounds, and diffirent household andfamily structures. '~
The proposed project is in conformance with these policies, because it will result in the construction of housing
units that will accommodate only senior citizens, a currently underrepresented segment of Gilroy's housing
market.
ENVIRONMENTAL IMPACTS:
Environmental analysis has not yet been completed for this project. Full environmental review to comply with the
requirements of the CalifomiaEnvironmental Quality Act (CEQA) will be reqnired at the time of the Architecture
& Site ReviewIPlanned Unit Development process.
ROO BACKGROUND:
RD 01-07: Request for RDO allocation to construct a 104-unit residential development consisting of 80
multi-family apartment units and 24 senior duet units. On September 3, 2002 the City Council
voted to approve allocations for the 80 multi-family apartment units~ Because the 24 duet units
were proposed for senior-only housing, the Council directed the applicant w.obtain the allocation
from the pool of units available through the Senior Housing Exemption process.
ANALYSIS OF REOUEST:
The Benassi Oaks project consists of 104 units that include 80 rental apartments and 24 duet cottages for
seniors. The entire residential project is located on approximately 7 acres of a 14.5-acre parcel. The
remainder of the parcel along First Street is proposed for future commercial development. The 24 senior
duet units face Cypress Court with alley-loaded access off the main entryway. The single story design, classic
Spanish style and porch frontages of the senior duet cottages will blend with the adjacent single-family
residences on Cypress Court. The 80 apartment units tie into the future commercial component (which
comprises the remainder of the parcel and faces onto First Street) with gated pedestrian access for both
apartments and duets to the commercial uses. RDO allocation for the 80 apartment units was awarded by the
City Council on September 3, 2002.
SHE 02-02
3
11 /20/02
While there are no specific criteria for evaluating projects for the Senior Housing Exemption, the
project characteristics are as follows:
Issues.& Concerns:
This Senior Housing Exemption request is for the 24 senior duet units of the 104 unit residential development If
approved, the following shall be addressed prior to project build-out
~ Adequate buffering between residential and commercial uses.
~ Resolution of a 20-foot "dead-space" strip on the adjacent parcel to the west
Proiect Streneths:
The following characteristics of this project were considered to be strengths when evaluating this application:
+ The proposed project site is considered predominantly an "infill~ development;
+ The proposed project provides a mixture of housing types that transition from the existing single family
residences to the proposed future commercial development;
+ Approving these market-rate senior units will provide homes that are affordable to a variety of income levels;
+ These senior units would provide additional housing for ahistorically under-represented housing type in Gilroy;
+ These 24 senior units will complete the project conceptually approved with RD 01-07;
+ The proposed request is consistent with the intent of the goals and policies of the City's General Plan document;
and
+ The proposed request is consistent with the Zoning Ordinance and Land Development policies.
Prior To DeveIoD1ItI!nt. The AoDIicant Will Be Reauired to:
[J Complete a parcel map to split the acreage proposed for the residential development
[J If this Senior Housing Exemption request is approved by the City Council, the applicant must complete
Architecture and Site Planned Unit Development Review prior to issuance of any building permits.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission forward a recommendation of approval for this Senior
Housing Exemption request to the City Council. Staff further recommends that the following condition be
applied to the project:
1. Prior to issuance of any building permits for these units, an RDO Performance Agreement must be
signed agreeing to the restriction of occupancy of these units to people age 62 and older.
~
aus
Planning Division Manager
bfaus@ci.l!ilrov.ca.us
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of
I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certifY that the attached
Resolution No. 2003-01 is an original resolution, duly adopted by the Council of the City of
Gilroy at a regular meeting of said Council held on the 6th day ofJanuary, 2003, at which meeting
a quorum was present.
the City of Gilroy this 7th day of February, 2003.
~e~A"
City Clerk of the City of Gilroy
(Seal)