Resolution 2004- 35
RESOLUTION NO. 2004-35
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING AlS 04-03, AN APPLICATION FOR
ARCHITECTURAL AND SITE APPROVAL OF A PLANNED
UNIT DEVELOPMENT (PUD) FOR PHASE 2 OF THE
PACHECO PASS CENTER AND A SIGN PROGRAM FOR
PHASE 2 ON 15.11 ACRES AT THE NORTHESAST CORNER
OF RENZ LANE AND CAMINO ARROYO, APN 841-18-067
WHEREAS, Newman Development Group, the applicant, submitted AlS 04-03, an
application for architectural and site approval of a Planned Unit Development ("PUD") for Phase
2 of the Pacheco Pass Center on 15.11 acres at the northeast comer ofRenz Lane and Camino
Arroyo, APN 841-18-067; and
WHEREAS, the applicant is also requesting approval of a Sign Program for Pacheco Pass
Center Phase 2 as described in Appendix 1 of the Staff Report dated February 26, 2004 ("Staff
Report"); and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), the City
Council on October 15, 2001, adopted a mitigated Negative Declaration for tentative map
application TM 01-02 which applies to this project, the City Council 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 environment; and
WHEREAS, the Planning Commission held a duly noticed public meeting March 4,
2004, at which time the Planning Commission considered the public testimony, the Staff Report,
and all other documentation related to application AlS 04-03 and recommended that the City
Council approve said application with conditions; and
WHEREAS, the City Council held a duly noticed public meeting on April 5, 2004, at
which time the City Council considered the public testimony, the Staff Report, a Supplemental
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Resolution No. 2004-35
Staff Report dated March 8, 2004, and all other documentation related to application AlS 04-
03; and
WHEREAS, the City Council determined that the twenty-eight (28) conditions set forth
in the Staff Report and the one (l) condition recommended by the Planning Commission,
regarding architectural detailing on buildings 9, 13, and 14, and set forth in the Supplemental
Staff Report, should be incorporated into the project; 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 findings as required by Zoning Ordinance
section 50.55 based upon substantial evidence in the entire record.
1. The project conforms to the Gilroy General Plan in terms of general location
and standards of development.
2. The project fills a specific need of the surrounding area by making a "power
shopping center" available to south Santa Clara County and northern San
Benito County.
3. The project does not require urban services beyond those that are available at
the project site.
4. The project plan is harmonious and integrated and creates cohesiveness
throughout this shopping center.
5. The project continues the pattern of development along Camino Arroyo,
which is both an economical and an efficient use of this property.
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Resolution No. 2004-35
6. The project proposes to landscape 25.6 percent of the site and uses 24-inch
box-size trees, meeting the intent of the Planned Unit Development ordinance
and exceeding minimum City requirements.
7. The project's building design will harmonize with the existing buildings in the
shopping center.
8. All impacts from traffic congestion, noise and other adverse effects will be
mitigated to the extent feasible.
9. The project provides adequate access, parking, landscaping, trash areas and
storage, as necessary.
B. The City Council also finds there is no substantial evidence in the record that this
project as mitigated will have a significant impact on the environment.
C. AlS 04-03 should be and hereby is approved subject to
1. The twenty-nine (29) final conditions of approval attached hereto as
Exhibit A, and incorporated herein by this reference.
2. The Mitigation/Monitoring Program and the twenty-five (25) mitigation
measures set forth in the Negative Declaration, attached hereto as
Exhibit B, and incorporated herein by this reference.
D. All signage shall be in accordance with the Pacheco Pass Center Phase Two Sign
Program, approved herewith, which is attached hereto as Exhibit C, and
incorporated herein by this reference.
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Resolution No. 2004-35
PASSED AND ADOPTED this 19th day of April, 2004 by the following vote:
AYES:
COUNCILMEMBERS:
DILLON, GARTMAN, VALIQUETTE,
VELASCO and PINHEIRO
NOES:
COUNCILMEMBERS:
CORREA and MORALES
ABSENT: COUNCILMEMBERS:
NONE
APPROVED:
~
ATTEST:
~~,
Rhonda Pellin, City Clerk
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Resolution No. 2004-35
A/S 04-03, Newman Development Group
Final Conditions of Approval
Plannine; (contact Melissa Durkin at 846-0440)
I. All twenty-five (25) MITIGATION MEASURES contained within the Negative Declaration for
this development shall be applied to this approval 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). This shall be subject to the review and approval of the
Planning Division.
2. Any projects within this development that do not comply with the Design Guidelines 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.
3. 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.
4. All landscaped areas adjacent to parking and/or paved areas shall be separated by a raised
protective curbing to meet minimum City standards, subject to review and approval of the
Planning Division.
5. Street frontage landscaping along Camino Arroyo shall be bermed in order to provide additional
screening of the parking areas. Such bernling shall be delineated on required landscaping plans,
and shall be subject to Planning Division approval.
6. All signage shall be installed in accordance with the approved Pacheco Pass Center
Comprehensive Master Sign Program.
7. Trash Enclosures: All trash enclosures shall consist of visually solid fences and gates, six (6)
feet in height, and shall architecturally match the buildings they serve. 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 sutlicient to meet the
recycling needs of the development project.
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.
EXHIBIT A
A/S 04-03, Newman Dev. Group
Final Conditions of Approval
2
4/12/04
8. Trash enclosures visible from the public right-of-way shall be constructed of the same materials
and with the same design as the building they are adjacent to.
9. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from
the site toward any residential use or public right-of-way. This is subject to the review and
approval of the Planning Division.
10. Mechanical Appurtenanccs: Mechanical equipment to be located on thc 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. This is subject to
the rcview and approval of the Planning Division.
II. Building colors shall be consistent with the approved Design Guidelines.
Ene:ineerine: (contact Kristi Abrams or Don Nunes at 846-0450)
12. The developer/applicant must obtain a sewer allotment for this project, and sign a sewer
allotment agreement prior to the issuance of any building permits, subject to the review and
approval of the Engineering Division.
13. Off-site street improvemcnts shall be subject to revIew and approval by the Engineering
Division.
14. A grading plan must be provided subject to the revIew and approval of the Engineering
Division.
15. Underground PG&E and bond for communications undergrounding.
16. Where possible, the devcloper shalllcngthen drivcway throats at the access points to the
parking lots, subject to Engineering Division review and approval.
17. Separate revicw, approval, and pcrmits are required for all joint trench (underground utility)
plans.
18. All transformers and switchgear shall be underground.
Fire Department (contact Rodger Maggio at 846-0430)
19. All buildings shall have a fire sprinkler system installed. Fire sprinkler systems shall
meet NFP A and are subject to review and approval by Fire Prevention. Each Building
will have a separate fire street-tap and Double Detector Check (DDC). The DDC and
Fire Department Connection locations shall be approved by the Fire Marshal. Sprinkler
Risers shall be inside. Firc Department Connection shall be within 40 feet of a hydrant
and hydrant to be on thc same side of the tire access road as the FDC.
EXHIBIT A
A/S 04-03, Newman Dev. Group
Final Conditions of Approval
3
4/12/04
20. Buildings that cannot meet NFP A fire flows shall provide alternate means for protection
in order to obtain a 75% reduction in fire flow requirements. This will require ESFR
fire sprinklers and a fire pump on backup power. This requirement will likely effect
buildings 10 and 15.
21. Yard fire hydrant( s) shall be installed so that there is a hydrant within ISO feet of
buildings. Each Parcel shall have its own hydrant tap and system. The Hydrant location
shall be subject to review and approval by Fire Prevention. The Private Fire
Underground Main is subject to separate plan review and permit from Fire Prevention.
See the Underground Fire Main guidance document for standards and plan submittal
process.
22. Roadways and driveways shall provide a minimum 20 feet of unobstructed travel.
Turns shall provide an inside turning radius of 32 feet and outside radius of 39 feet. No
parking zones sigllage and curb painting shall be maintained in good condition
23. Any building with a specific tenant shall submit plans and inf(Jfmation regarding high
piled storage, rack storage, storage of combustible commodity, hazardous materials and
any processes regulated by the Unif()rm Fire Code as adopted by the Gilroy Municipal
Code. Such plans shall be approved prior to Certificate of Occupancy.
24. All Buildings and uses shall comply with the California Building Code, California Fire
Code, as amended by the City of Gilroy, and the Uniform Mechanical, Electrical, and
Plumbing Codes.
25. All buildings shall have a sewer test manhole installed on the property (see City
Specifications) and in an area that can be readily accessed by an inspector (minimum of
one for each building).
26. All restaurants, kitchens, and food preparation operations shall be provided with a
grease trap or clarifier, sized for the anticipated flows. Buildings 8, 10, 11 and 12 shall
have exterior, buried interceptors.
Community Services (contact Carla Ruigh at 846-0460)
27. Backflow devices must be provided, subject to the review and approval of the Water Division.
Thesc devices shall be painted to match their surroundings.
28. The developer shall be required to install street trees according to the Consolidated Landscaping
Policy. The developer will be required to obtain a Street Tree Permit prior to installation of the
trees. This shall be subject to the review and approval of the Community Services Division.
EXHIBIT A
A/S 04-03, Newman Dev. Group
Final Conditions of Approval
4
4/12/04
City Council-added Condition
29. The developer shall add architectural detailing to buildings 9, 13, and 14, consistent with the
architectural detailing on other buildings in the Pacheco Pass Center. This condition shall be
subject to review and approval by the Planning Division.
EXHIBIT A
Community Development Department
Planning Division
NEGA TIVE
DECLARATION
City of Gilroy
735 I Rosanna St.
Gilroy, CA 95020
(408) 846-0440
City File Number: TM 01-02
Proiect Description:
Name of Project:
Nature of Project:
Gilroy Retail Center
Tentative Map to create 18 commercial parcels on a 97-acre site.
Proiect Location:
Location: Property is located North of Highway 152 and east of Highway 101 and Renz
Lane, and is bounded on the north side by the Ronan Channel.
Assessor's Parcel Numbers: 841-18-043, 841-18-044, 841-10-049
Entitv or Person(s) Undertakine; Proiect:
Name:
Address:
Newman Development Group, LLC
2255 Van Ness Avenue, Suite 102, San Francisco, CA 94109
Initial Study:
An Initial study of this project was undertaken and prepared for the purpose of
ascertaining whether this project might have a significant eflect on the environment. A
copy of this study is on file at the City of Gilroy Planning Department, 7351 Rosanna
Street, Gilroy, CA 95020.
Exhibit B
Newman Development Group
Negative Declaration
2
10/15/200 I
Findine;s & Reasons:
The Initial Study identified potcntially significant effects on the environmcnt. Howcver, 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 thc 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 advcrse impacts are proposed to be mitigated through preparation of special studies
and construction of off-site improvements.
3. The proposed project is consistent with the adopted goals and policies of the General Plan of the
City of Gilroy.
4. City staff indcpendently reviewed thc Initial Study, and this Negative Declaration reflects the
independent judgement of the City of Gilroy.
Mitie;ation Measures:
I. Conceptual and final project siting, architectural, and landscaping plans for each structure on the
project sitc shall be subject to review through thc city Planned Unit Development architectural
and site rcvicw process and approved by the Gilroy City Council prior to the issuance of a
building permit for the proposed project.
2. The landscape plan for the proposed project shall eont()rm to the Zoning Ordinance and
Consolidatcd Landscaping Policy of the City of Gilroy and shall be reviewed and approved by
the Gilroy Planning Division prior to the issuance of a building permit. Specific requirements
contained in this policy that are pertinent to the proposed project include the following:
a. Landscaping shall be provided within development areas most visible from adjacent streets.
b. A minimum IS-foot wide plantcr area in addition to the public right-of-way shall be
provided along each street frontage.
c. At least cight percent of the gross land area, in addition to the public right-of-way, shall be
landscaped. This may include the minimum IS-foot wide planter required in "b" above.
d. All portions of the site more than 40 square feet in area and not specifically used for
parking, driveways, walkways or similar access shall be landscaped.
Actual landscaping plans will be subject to the review and approval of the Planning Division.
Exhibit B
Newman Development Group
Negative Declaration
3
10/15/200 I
3. The following dust control measures shall be incorporated into all permits for any phase of
proposed construction on thc projcct site. Thc measures shall be implemented as necessary to
adequately control dust subject to the revicw and approval of the Gilroy Planning Division.
Thefollowing measures shall be implemented at all construction sites:
· Water all active construction areas at least twice daily;
· Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain
at least two feet of freeboard;
· Pave, apply watcr three timcs daily, or apply (non-toxic) soil stabilizers on all unpaved access
roads, parking arcas and staging areas at construction sites;
· Swcep daily (with water swcepers) all paved acccss roads, parking areas and staging areas at
construction sitcs;
· Sweep strcets daily (with watcr sweepers) if visible soil material is carried onto adjacent
public streets.
The.fallowing additional measures shall be implemented at construction sites greater than.faur
acres in area:
· Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas (previously
graded areas inactivc for ten days or morc);
· Enclose, cover, water twice daily or apply (non-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 runoffto public roadways;
· Replant vegctation in disturbed areas as quickly as possible.
Suf?ject to determination by the Gilmv Planning Division the/allowing measures may be
implemented at construction sites that are Vef)) large or are located near sensitive receptors:
· Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and
equipment leaving the site;
· Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 miles
pcr hour;
Limit the area subject to excavation, grading and other construction activity at anyone time.
4. Subject to the review and approval of thc Gilroy Engineering Division, prior to demolition of any
structure on the project site, the applicant shall contract with a qualified asbestos testing or
abatement professional to determine if asbestos is present in the structure. If asbestos is
determined to be present, the applicant shall obtain any necessary permits from the Bay Area Air
Quality Management District and remove the asbestos-containing materials in accordance with
Bay Arca Air Quality Managcment District Rcgulation II, Rule 2: Hazardous Materials;
Asbestos Demolition, Renovation and Manufacturing.
Exhibit B
Newman Devclopment Group
Negative Declaration
4
10/15/2001
5. Subject to thc revicw and approval of the Gilroy Planning Division, an emission reduction
program shall bc prcparcd pursuant to thc Rincon Plaza Anncxation and Gcncral Plan
Amcndment EIR and muy include at a minimum but not bc limited to thc following elements:
· Provision of securc bicycle storage (parking) facilities for both customers and employees.
Bicycle storage shall be provided at each building;
· A sidewalk shall be provided between bus stops and major uses;
· Sidewalks shall be provided between the anchor retail stores and each adjacent use;
· A sidewalk shall be provided between the motel and adjaccnt uses;
· Pedestrian access shall be providcd bctween the sidcwalks along Camino Arroyo and Renz
Lane and thc adjacent uses; and
· If neccssary, provide adequate right-of-way for the Class I bicycle path along Ronan
Channel.
6. The projcct applicant shall prepare a grading plan, for both phases, that shall include, but not be
limitcd to, specifications rcquiring that no materials or machinery will be allowed in the bed or
banks of the Ronan Channel. This would include any grading and/or till material or grading
and/or construction vehicles, etc. Thc plan shall be subjcct to review and approval by the Gilroy
Engineering Division and Santa Clara Valley Water District, prior to approval of the final map.
Monitoring shall take placc during grading and construction activities and shall be performed by
the Gilroy Engineering Division and/or Santa Clara Valley Water District. Phasing ofthe
grading plans will be allowed to the extent approved by the Gilroy Engineering Division.
7. Due to the possibility that significant buried cultural resources might be found during
construction thc following language shall be includcd in any permits issued for the projcct site,
including, but not limitcd to building pcrmits for future dcvelopmcnt, subject to the review and
approval of the Gilroy Planning Division;
If archaeological rcsourccs or human remains are discovered during construction,
work shall be halted at a minimum of 200 feet from the find and the area shall be
staked off The project developer shall notify a qualified professional archaeologist.
If the find is determined to be significant, appropriate mitigation measures shall be
formulatcd and implemented.
8. In the event of an accidental discovery or rccognition of any human remains in any location other
than a dedicated cemetery, the City shall ensurc that this language is included in all permits in
accordance with CEQA Guidelincs scction l5064.5(e):
If human remains are found during construction there shall be no further excavation
or disturbance of the site or any nearby area reasonably suspected to overlie adjacent
human remains until the coroncr of Santa Clara County is contacted to determine that
no invcstigation of thc cause of death is required. If the coroner determines the
remains to be Native American the coroner shall contact the Native American
Exhibit B
Newman Development Group
Negative Declaration
5
10/15/2001
Heritage Commission within 24 hours. The Native American Heritage Commission
shall identify the person or persons it believes to be the most likely descendent (MLD)
from the deceased Native American. The MLD may then make recommendations to
the landowner or the person responsible for the excavation 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 landowner
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 landowncr or his authorized representative rejects
the recommendation of the descendent, and the mediation by the Native American
Heritage Commission i:.tils to provide measures acceptable to the landowner.
9. Construction on the project site shall comply with the latest adopted Uniform Building Code
structural earthquake regulations. The final construction plans for any structure shall be subject
to the review and approval of the Building Division prior to issuance of a building permit to
ensure compliance with these regulations.
10. As an implementation step for any specific construction project, a soils foundation analysis shall
be completed by a qualified soils engineer as required by section III policy 16 ofthe Gilroy
General Plan and shall be incorporated as a condition of approval. The scope of this report shall
be determined by the Gilroy Engincering Division, and shall include analysis of liquefaction
potential at the location of each proposed structure. Recommendations from this report shall be
incorporated into the grading plans for the proposed project and shall be subject to the review
and approval of the Gilroy Engineering Division prior to issuance of a building permit.
II. Construction of the proposed project should be undertaken during the dry season (April 15-
October 15). If construction of the proposed project is undertaken during the wet season
(October l5-April 15) or any portion thcreof~ the project proponent shall incorporate the use of
straw bales at discharge arcas and in swales as well as the use of seeding and hydromulching
where appropriatc. The erosion control plan measures shall be subject to review and approval by
the Gilroy Engineering Division prior to the issuance of a building permit.
12. Subject to the revicw and approval ofthc Central Coast Regional Watcr Quality Control Board
and the Gilroy Engineering Division, prior to any demolition, grading, or construction activities
on thc project site, the applicant shall prepare a storm water pollution prevention program under
the National Pollution Dischargc Elimination Systcm Gencral Construction Permit.
13. Subject to the review and approval of the Gilroy Engineering Division, prior to any demolition,
grading or construction activities within 50 fect of Ronan Channel, the applicant shall obtain a
permit from the Santa Clara Valley Water District.
Exhibit B
Newman Development Group
Negative Declaration
6
10/15/2001
14. Subject to the revicw of the Gilroy Enginccring Division, prior to PUD Architectural and Site
Review approval, the projcct applicant shall consult with thc Santa Clara Valley Water District in
the design of project parking lots to incorporate feasible measures f<)f storm water quality
protection into project designs. Thc proposed project shall at a minimum include oil and grease
separators or other effectivc filtering systcms as part of the drainage system to reduce the quantity
of water-borne pollutants leaving the project sitc and draining into Ronan Channel. These
filtering systems shall meet the standards of~ and shall be subject to the review and approval of
the Santa Clara Valley Watcr District and the Central Coast Regional Water Quality Control
Board.
15. Subject to the review and approval of the Gilroy Engineering Division, project plans shall
include designs to prevent spills or leaks at the industrial uses from flowing on the surface of the
ground or migrating underground into Ronan Channel. The project applicant shall consult with
the Santa Clara Valley Water District in thc dcsign of industrial buildings and yard areas to
determine fcasible measurcs to incorporate into project dcsigns.
16. The Final Map shall providc for the under-grounding of power distribution lines located within
the arc a ofthat projcct. In addition, the transmission lines running eastward through the center of
the projcct site will have to be relocated by the project proponent or the project design will have
to incorporate the following standards:
· No buildings or structures are allowed within the pole--tower line rights-of-way;
· Trccs within the rights-of-way are discouraged; any plans which include trecs in thcse areas
must bc rcviewed and approved by thc owner of the utility;
· No excavations may be made within 20-feet of a transmission pole;
· Minimum clearances from high voltage lines must be maintained as described in the PG&E
manual High Voltagc Electrical Safdy Orders;
· During construction activities, dust control mcasures must be implemented to avoid
contamination of the insulators;
· Unrestricted access to the lines by utility crews must be maintained at all times for
emergency and normal maintenance operations;
· All aboveground power lines on the project site should be marked as appropriate with
colored balls or other materials to enhance their visibility to low flying pilots.
17. Subject to the review and approval of the Gilroy Planning Division, and prior to approval of any
building permits for this site, the site plan shall include a buffer between the project and the
existing residences located along Renz Lane, cxtending from Renz Lane northward for a
minimum of 400 feet. Subject to the review and approval ofthe Gilroy Planning Division, prior
to approval ofthe final map, a noise study shall be prepared in conjunction with the site plan for
the portion of the proposed project located west of Camino Arroyo. The noise study shall
includc recommendations for the size and type of any sound walls or berms that would be
Exhibit B
Newman Development Group
Negative Declaration
7
10/15/2001
necessary to reduce ambient noise levels on the project site to within City standards. The noise
study shall mitigate the incremental difference between the existing noise levels and the projeet-
generated noise. This buffer shall be located outside the sewer and electrical line rights-of-way
or easement. Alternatively, at the applicant's expense and subject to review and approval of the
Planning Division, alternative, equivalent sound attenuation measures may be used, as
determined by a noise analysis.
18. Subject to the review and approval of the Gilroy Planning Division, a lighting plan shall be
prepared in conjunction with the sitc plan for the proposed project prior to approval of the final
map. No unobstructed beam of exterior lighting shall be directed outward from the site toward
any residential use or public right-of-way.
19. The following language shall be included on any permits issued at the project site, subject to the
review and approval of the Gilroy Engineering and Building Divisions: "All construction
activitics on Sundays shall be limited to the hours 01'7:00 AM to 4:00 PM."
20. Plans for any futurc spccific construction project shall includc a fire safety plan. This plan shall
indicate and describe all firc safety improvcments which will be included in the project including
fire hydrant locations, sprinkler and alarm systems, cmergency vehicle access provisions,
evacuation plans (if necessary), and demonstration of adequate water pressure for fire-fighting
purposes. This plan shall be approvcd by thc Gilroy Fire Dcpartment prior to the approval of a
site plan for any phase of the project.
21. Subject to the review and approval of the Gilroy Engineering Division, if the State Highway 152
Safety Improvement Project is not completed prior to occupancy of Phase I of the Gilroy Retail
Center, the applicant shall construct the following off-site roadway improvements:
· eithcr a southbound off-ramp loop from State Highway 101 to Tenth Street and a dual
westbound left-turn lane, or a southbound on-ramp loop from westbound State Highway
152 to U.S. Highway 101, conforming to Caltrans design standards. The Santa Clara
Valley Transportation Authority, subject to the review and approval of Caltrans, shall
determine the appropriate improvcment to be funded and/or built; and
· modify the State Highway I 52/Brem Lane intersection to a right-in right-out only
alignment.
22a. Subject to the review and approval of the Gilroy Engineering Division, the applicant shall
include thc following on-site and adjacent road improvements on the Final Map. The
improvements shall be constructed prior to occupancy of Phase I or as warranted:
.
Construct a new signalized interscction at State Highway 152 and Camino Arroyo prior to
occupancy of Phase I;
.
Construct a new signalized intcrsection at Camino Arroyo and Renz Lane;
.
Realign Renz Lane to intersect with Camino Arroyo;
Exhibit B
Newman Development Group
Negative Declaration
8
10/15/2001
· Synchronize signalization of the intersections of Camino Arroyo/State Highway 152 and
Camino Arroyo/Rcnz Lanc;
· Expand the eastbound Rcnz Lanc approach to four circulation lanes, with adequate width
for a fifth lanc for eastbound approach to Camino Arroyo;
· Modify the Brem Lane/State Highway 152 intersection to a right-in, right-out only;
· Equip signal lights at the Renz Lane/Camino Arroyo and State Highway I 52/Camino
Arroyo intersections for preemption by the California Highway Patrol, Gilroy Police
Department and Gilroy Fire Department;
· Provide Class 11 bike lanes along Camino Arroyo;
· If necessary, provide adequate right-of-way for the Class I bicycle path along Ronan
Channel;
· Consult with VT A to detcrmine the location of and to provide the right-of-way for bus stop
turnouts; and
· Determinc necessary bridge elevation ftJr the Camino Arroyo bridge over Ronan Channel,
accounting ftJr futurc trail needs, and provide adequate right-of-way to accommodate the
bridge abutments.
22b. Subject to the review and approval of the Gilroy Engineering Division, the applicant shall
include thc following on-sitc and adjacent road improvements on the site plan. The
improvements shall be constructed prior to occupancy of Phase 1:
· Realign the driveway from Renz Lane ncar the southeast corner of Parcell to lead directly
into a circulation alley;
· Provide circulation alleys to minimize traffic in front of the stores, and;
· Provide bicycle racks at each parcel.
23a. Subject to the review and approval of the Gilroy Engineering Division, the applicant shall
include the following on-site and adjacent road improvements on the Final Map. If the State
Highway 152 Safety Improvement Project is not completed prior to occupancy of Phase II of the
Gilroy Retail Center the applicant shall construct, the following off-site roadway improvements:
· Construct a second southbound left turn lane at the intersection of Camino Arroyo and
State Highway 152;
· If necessary, provide adequate right-of-way for the Class I bicycle path along Ronan
Channel;
· Consult with VT A to determine the location of and to provide the right-of-way for bus stop
turnouts;
Exhibit B
Newman Development Group
Negative Declaration
9
10/15/2001
· Construct a traffic signal at the Camino Arroyo/Project driveway intersection; and
· Construct the fourth leg, including thc signal modification, of the Camino Arroyo/Renz
Lanc interscction.
23b. Subject to the review and approval ofthe Gilroy Engineering Division, the applicant shall
include the following on-site and adjacent road improvements on the tentative map. The
improvements shall be constructed prior to occupancy of Phase 2:
· Construct a signalized project driveway providing access to Parcels 2, 12 and 13, with the
signal light synchronized with the other Camino Arroyo signals;
· Provide a right in only driveway from Camino Arroyo to Parcel 16 and direct access from
Parcel 16 to Parcel] 5;
· Signalizc the drivcway to Parcels 13 and 16. The signal should be synchronized with the
Rcnz Lane signals;
· Rcalign the drivcway to Parcel ] 7 so that the intersection of Renz Lane and the driveway is
at a 90-degree angle, or provide acccss from the Parcel 13/14 driveway;
· Provide right-in right-out driveways from Camino Arroyo to Parcels 12 and 13 to relieve
left turn movements at Renz Lane and to reduce circulation on the storefront aisle;
· Provide circulation alleys to minimize traffic in front of the stores; and
· Provide bicycle racks at each parcel.
Subject to the review and approval of the Engineering Division, the above-stated mitigation
measures may be modified to address alterations in the final site design.
24. The applicant shall provide the following roadway improvements at the intersection of Camino
Arroyo and State Highway 152. ]fthe City of Gilroy adopted level of service for the intersection
is LOS D, either ofthe following two improvements shall be made:
· modification of the southbound approach to two left-turn lanes, one through and one free
right turn lane. This improvement would also necessitate the addition of a westbound
auxiliary lane on State Highway 152 from Camino Arroyo to the U.S. Highway 10]
northbound on ramp; or
· addition of a second SB right turn lane with widening for the second right turn lane on the
western side of Camino Arroyo between Pacheco Pass Highway and Renz Lane.
Ifthe City of Gilroy adopted level of service for the intersection is LOS C, both of the following
improvemcnts shall be made:
Exhibit B
Newman Development Group
Negative Declaration
10
10/15/2001
· modification of the southbound approach to two left-turn lanes, one through and one free
right turn lane. This improvement would also necessitate the addition of a westbound
auxiliary lane on State Highway 152 from Camino Arroyo to the U.S. Highway 101
northbound on ramp; and
· construction of northbound triple left turn lanes on State Highway 152 and the construction
of a third northbound lane on Camino Arroyo, between State Highway 152 and Renz Lane.
25. As an implementation step for any specific construction project, the applicant shall prepare and
submit a solid waste disposal plan. This plan shall provide an analysis of the anticipated amount
of solid waste that will be generated by the project and indicate the manner in which it will be
disposed. In addition, the plan, at a minimum, shall include the following:
· Identification of recyclable materials storage areas for each use in the design of the
proposed project;
· Inclusion of a common recycling area f()cused on the commercial and industrial uses in the
proposed projcct;
· Provision of information to businesses about the recycling services on the project site and
in the area;
· Identification of the manner in which insulation and other products made of recycled
materials will be incorporated into building structures; and
· Identification ofthe manner in which materials in existing buildings planned for demolition
will be recycled or disposed of
This plan shall be revicwed and approved by the Environmental Resources Coordinator and
Planning Division prior to the issuance of cach building permit for the proposed project.
Date Prepared: August 24, 200 I
End of Review Period: September 26, 200 I
Date Adopted by City Council: October 15, 200 I
William Faus
Planning Division Manager
Exhibit B
Mitigation Monitoring Program for Gilroy Highway 152 Retail Center
Introduction
CEQA Guidelines section 15097 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 of project approval during
project implementation in order to avoid significant adverse environmental effects.
The law was passed in response to historic non-implementation of mitigation
measures presented in environmental documents and subsequently adopted as
conditions of project approval. In addition, monitoring ensures that mitigation
measures are implemented and thereby provides a mechanism to evaluate the
effectiveness of the mitigation measures.
A definitive set of project conditions would include enough detailed information
and enforcement procedures to ensure the measure's compliance. This monitoring
program is designed to provide a mechanism to ensure that mitigation measures
and subsequent conditions of project approval are implemented.
Monitoring Program
The basis for this monitoring program is the mitigation measures included in the
project environmental impact report. These mitigation measures are designed to
eliminate or reduce significant adverse environmental effects to less than significant
levels. 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 environmental impact report.
Monitoring Program Procedures
The City of Gilroy shall use the attached monitoring checklist for the proposed
project. The monitoring program should be implemented as follows:
1. The Gilroy Community Development Department should be responsible for
coordination of the monitoring program, including the monitoring checklist.
The Community Development Department 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.
Gilroy Highway 152 Retail Center Mitigation Monitoring Program
1
2. Each responsible individual or agency will then be responsible for
determining whether the mitigation measures contained in the monitoring
checklist have been complied with. Once all mitigation measures have been
complied with, the responsible individual or agency should submit a copy of
the monitoring checklist to the Community Development Department to be
placed in the project file. If the mitigation measure has not been complied
with, the monitoring checklist should not be returned to the Community
Development Department.
3. The Gilroy Community Development Department will review the checklist to
ensure that appropriate mitigation measures iand additional conditions of
project approval included in the monitoring checklist have been complied
with at the appropriate time, e.g. prior to issuance of a use permit, etc.
Compliance with mitigation measures is required for projectapprovals.
4. !fa 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 Community Development
Department, 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.
Gilroy Highway 152 Retail Center Mitigation Monitoring Program
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Prior to approval of building permits the following mitigation measures shall be implemented:
Mitigation Nature of Mitigation Measure Party Party
Measure Responsible for Responsible
Number Implementation for
Monitoring
Conceptual and final project siting, architectural, and landscaping Applicant Gilroy
plans for each structure on the project site shall be subject to Planning
review through the city Planned Unit Development architectural Division
and site review process and approved by the Gilroy City Council
prior to the issuance of a building pennit for the proposed
project.
2 The landscape plan for the proposed project shall confonn to the Applicant Gilroy
Zoning Ordinance and Consolidated Landscaping Policy of the Planning
City of Gilroy and shall be reviewed and approved by the Gilroy Division
Planning Division prior to the issuance of a building penn it.
Specific requirements contained in this policy that are pertinent
to the proposed project include the following:
a. Landscaping shall be provided within development areas
most visible from adjacent streets.
b. A minimum IS-foot wide planter area in addition to the
public right-of-way shall be provided along each street
frontage.
c. At least eight percent of the gross land area, in addition to
the public right-of-way, shall be landscaped. This may
include the minimum] 5-foot wide planter required in "b"
above.
d. All portions of the site more than 40 square feet in area and
not specifically used for parking, driveways, walkways or
similar access shall be landscaped.
Actual Landscaping plans will be subject to the review and
approval of the Planning Division.
9 Construction on the project site shall comply with the latest Applicant Gilroy
adopted Unifonn Building Code structural earthquake Building, Life
regulations. The final construction plans for any structure shall and
be subject to the review and approval of the Building Division Environmental
prior to issuance of a building penn it to ensure compliance with Safety
these regulations. Division
10 As an implementation step for any specific construction project, Applicant Gilroy
a soils foundation analysis shall be completed by a qualified Engineering
soils engineer as required by section III policy ]6 of the Gilroy Division
General Plan and shall be incorporated as a condition of
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
1
approval. The scope of this report shall be determined by the
Gilroy Engineering Division, and shall include analysis of
liquefaction potential at the location of each proposed structure.
Recommendations from this report shall be incorporated into the
grading plans for the proposed project and shall be subject to the
review and approval of the Gilroy Engineering Division prior to
issuance of a building permit.
II
Construction of the proposed project should be undertaken
during the dry season (April IS-October IS). If construction of
the proposed project is undertaken during the wet season
(October IS-April IS) or any portion thereof, the project
proponent shall incorporate the use of straw bales at discharge
areas and in swales as well as the use of seeding and
hydromuIching where appropriate. The erosion control plan
measures shall be subject to review and approval by the Gilroy
Engineering Division prior to the issuance of a building permit.
Applicant
Applicant
Applicant
Gilroy
Engineering
Division
Gilroy
Engineering
, and Building
Divisions
Gilroy
Planning
Division
19
The following language shall be included on any permits issued
atthe project site, subject to the review and approval of the
Gilroy Engineering and Building Divisions: "All construction
activities shall be limited to weekdays between 7:00 AM and
7:00 PM, and to Saturdays and City holidays between 9:00 AM
and 7:00 PM. No construction is allowed on Sundays."
Alternative construction hours may be allowed if specifically
approved by the City Council.
25
As an implementation step for any specific construction project,
the applicant shall prepare and submit a solid waste disposal
plan. This plan shall provide an analysis of the anticipated
amount of solid waste that will be generated by the project and
indicate the manner in which it will be disposed. In addition,
the plan, at a minimum, shall include the following:
Identification of recyclable materials storage areas for each
use in the design of the proposed project;
Inclusion of an area on the project site for a recycling center
focused on the commercial and industrial uses in the
proposed project;
Provision of information to businesses about the recycling
services on the project site and in the area;
Identification of the manner in which insulation and other
products made of recycled materials will be incorporated
into building structures;
Identification of the manner in which materials in existing
buildings planned for demolition will be recycled or
disposed of.
This plan shall be reviewed and approved by the Environmental
Resources Coordinator and Planning Division prior to the
issuance of each building permit for the proposed project.
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
2
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flrlot to a,mroval of demolition or grading permits, or demolition or grading activity, the following
mlUgllUollmeasures shall be implemented:
Mitigation
Measure
Number
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Nature of Mitigation Measure
The following dust control measures shall be incorporated into
all permits for any phase of proposed construction on the project
site. The measures shall be implemented as necessary to
adequately control dust subject to the review and approval of the
Gilroy Planning Division.
The following measures shall be implemented at all construction
sites:
Water all active construction areas at least twice daily;
Cover all trucks hauling soil, sand, and other loose materials
or require all trucks to maintain at least two feet of
freeboard;
Pave, apply water three times daily, or apply (non-toxic) soil
stabilizers on all unpaved access roads, parking areas and
staging areas at construction sites;
Sweep daily (with water sweepers) all paved access roads,
parking areas and staging areas at construction sites;
Sweep streets daily (with water sweepers) if visible soil
material is carried onto adjacent public streets.
The following additional measures shall be implemented at
construction sites greater than four acres in area:
Hydroseed or apply (non-toxic) soil stabilizers to inactive
construction areas (previously graded areas inactive for ten
days or more);
Enclose, cover, water twice daily or apply (non-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.
II
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
Party
Responsible for
Implementation
Applicant
Party
Responsible
for
Monitoring
Gilroy
Engineering
Division
3
Subject to determination by the Gilroy Planning Division the
following measures may be implemented at construction sites
that are very large or are located near sensitive receptors:
Install whee] washers for all existing trucks, or wash off the
tires or tracks of all trucks and equipment leaving the site;
Suspend excavation 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.
4
Subject to the review and approval of the Gilroy Engineering
Division, prior to demolition of any structure on the project site,
the applicant shall contract with a qualified asbestos testing or
abatement professional to detennine if asbestos is present in the
structure. If asbestos is determined to be present, the applicant
shall obtain any necessary penn its from the Bay Area Air Quality
Management District and remove the asbestos-containing
materials in accordance with Bay Area Air Quality Management
District Regulation II, Rule 2: Hazardous Materials; Asbestos
Demolition. Renovation and Manufacturing..
Applicant
Applicant
Applicant
I
I
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Gilroy
Engineering
Division
I
7
Due to the possibility that significant buried cultural resources
might be found during construction the following language shall
be included any penn its issued for the project site, including, but
not limited to building permits for future development, subject to
the review and approval of the Gilroy Planning Division:
BAAQMD
I
If archaeological resources or human remains are
discovered during construction, work shall be
halted at a minimum of 200 feet from the find
and the area shall be staked off. The project
developer shall notify a qualified professional
archaeologist. If the find is detennined to be
significant, appropriate mitigation measures
shall be formulated and implemented.
8
]n the event of an accidental discovery or recognition of any
human remains in any location other than a dedicated cemetery,
the City shall ensure that this language is included in all penn its
in accordance with CEQA Guidelines section 15064.5(e):
I
Gilroy
Planning
Division
I
If human remains are found during construction there
shall be no further excavation or disturbance of the site
or any nearby area reasonably suspected to overlie
adjacent human remains until the coroner of Santa Clara
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Gilroy
Planning
Division
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Gilroy Higlzwny 152 Rctnil Ccntcr !vlitigntion Monitoring Chccklist
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Coulltyis contacted to determine that no investigation
of the cause of death is required. If the coroner
determines the remains to be Native American the
coroner shall contact the Native American Heritage
Commission within 24 hours. The Native American
Heritage Commission shall identify the person or
persons it believes to be the most likely descendent
(MLD) from the deceased Native American. The MLD
may then make recommendations to the landowner or
the person responsible for the excavation 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 landowner 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.
12
Subject to the review and approval of the Central Coast Regional
Water Quality Control Board and the Gilroy Engineering
Division, prior to any demolition, grading, or construction
activities on the project site, the applicant shall prepare a storm
water pollution prevention program under the National Pollution
Discharge Elimination System General Construction Permit.
13
Subject to the review and approval of the Gilroy Engineering
Division, prior to any demolition, grading or construction
activities within 50 feet of Ronan Channel, the applicant shall
obtain a permit from the Santa Clara Valley Water District.
]9
The following language shall be included on any permits issued at
the project site, subject to the review and approval of the Gilroy
Building Division. "All construction activities shall be limited
to weekdays between 7:00 AM and 7:00 PM, and to Saturdays
and City holidays between 9:00 AM and 7:00 PM. No
construction is allowed on Sundays." Alternative construction
hours may be allowed if specifically approved by the City
Council.
.
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
Applicant
Applicant
Applicant
CCR WQCB
Gilroy
Engineering
Division
Gilroy
Engineering
Division
Gilroy
Engineering
Division
5
Prior to approval of a final map, the following mitigation measures shall be implemented:
Mitigation Nature of Mitigation Measure Party Party
Measure Responsible for Responsible
Number Implementation for
Monitoring
15 Subject to the review and approval of the Gilroy Engineering Applicant Gilroy
Division, project plans shall include designs to prevent spills or Engineering
leaks at the industrial uses from flowing on the surface of the Division
ground or migrating underground into Rbnan Channel. The I
project applicant shall consult with the Santa Clara Valley Water
District in the design of industrial buildings and yard areas to
determine feasible measures to incorporate into project designs. I
16 The Final Map shall provide for the under-grounding of power Applicant Gilroy
distribution lines located within the area of that project. In Engineering j
addition, the transmission lines running eastward through the Division
center of the project site will have to be relocated by the project
proponent or the project design will have to incorporate the
following standards:
No buildings or structures are allowed within the pole--tower
line rights-of-way;
Trees within the rights-of-way are discouraged; any plans
which include trees in these areas must be reviewed and
approved by the owner of the utility;
No excavations may be made within 20-feet of a transmission
pole;
Minimum clearances from high voltage lines must be
maintained as described in the PG&E manual High Voltage
Electrical Safety Orders;
During construction activities, dust control measures must be
implemented to avoid contamination of the insulators;
Unrestricted access to the lines by utility crews must be
maintained at all times for emergency and normal maintenance
operations;
All aboveground power lines on the project site should be
marked as appropriate with colored balls or other materials to
enhance their visibility to low flying pilots.
22a. Subject to the review and approval of the Gilroy Engineering
Division, the applicant shall include the following on-site and Applicant Gilroy
adjacent road improvements on the Final Map. The improvements
shall be constructed prior to occupancy of Phase 1 or as warranted: Engineering
Division
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
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Construct a new signalized intersection at State Highway 152
and Camino Arroyo;
· Construct a new signalized intersection at Camino Arroyo and
Renz Lane.
· Realign Renz Lane to intersect with Camino Arroyo
Synchronize signalization of the intersections of Camino
Arroyo/State Highway 152 and Camino Arroyo/Renz Lane;
Expand the eastbound Renz Lane approach to four circulation
lanes, with adequate right-of-waywidth for a fifth lane for
eastbound approach to Camino Arroyo; the construction of the
expansion must include the pavement for all five lanes.
Modify theSrem Lane/Highway 152 intersection to a right-in,
right-out only
Equip signal lights at the Renz Lane/Camino Arroyo and State
Highway I 52/Camino Arroyo intersections for preemption by
the California Highway Patrol, and Gilroy Fire Department;
Provide Class II bike lanes along Camino Arroyo;
If necessary, provide adequate right-of-way for the Class I
bicycle path along Ronan Channel;
Consult bridge with VT A to determine the location of and to
provide the right-of-way for bus stop turnouts; and
· Determine necessary elevation for the Camino Arroyo bridge
over Ronan Channel, accounting for future trail needs, and
provide adequate right-of-way to accommodate the bridge
abutments.
Subject to the review and approval of the Gilroy Engineering
Division, the applicant shall include the following on-site and
adjacent road improvements on the Final Map. If the State
Highway 152 Safety Improvement Project is not completed prior
to occupancy of Phase II the applicant shall construct, the
following off-site roadway improvements:
Construct a second southbound left turn lane at the
intersection of Camino Arroyo and State Highway 152;
If necessary, provide adequate right-of-way for the Class I
bicycle path along Ronan Channel;
Consult with VT A to determine the location of and to provide
the right-of-way for bus stop turnouts;
· Construct a traffic signal at the Camino Arroyo/Project
driveway intersection;
· Construct the fourth leg, including the signal modification, of
the Camino Arroyo/Renz Lane intersection.
Applicant
Gilroy
Engineering
Division
I
C i /rOil flixlzil'ny 152 Retail Center Mitigation Monitoring Checklist
7
Prior to approval of a site plan, the following mitigation measures shall be implemented:
14
Mitigation
Measure
Number
Nature of Mitigation Measure
Party
Responsible for
Implementation
Party
Responsible
for
Monitoring
5
Subject to the review and approval of the Gilroy Planning
Division, an emission reduction program shall be prepared
pursuant to the Rincon Plaza Annexation and General Plan
Amendment EfR and may include at a minimum but not be
limited to the fOllowing elements:
Gilroy
Planning
Division
Applicant
Provision of secure bicycle storage (parking) facilities for both
customers and employees. Bicycle storage shall be provided
at each building;
A sidewalk shall be provided between bus stops and major
uses;
Sidewalks shall be provided between the anchor retail stores
and each adjacent use;
A sidewalk shall be provided between the motel and adjacent
uses;
Pedestrian access shall be provided between the sidewalks
along Camino Arroyo and Renz Lane and the adjacent uses;
and
If necessary, provide adequate right-of-way for the Class I
bicycle path along Ronan Channel.
I
6
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The project applicant shall prepare a grading plan, for both
phases, that shall include, but not be limited to, specifications
requiring that no materials or machinery will be allowed in the
bed or banks of the Ronan Channel. This would include any
grading and/or fill material or grading and/or construction
vehicles, etc. The plan shall be subject to review and approval by
the Gilroy Engineering Division and Santa Clara Valley Water
District, prior to approval of the final map. Monitoring shall take
place during grading and construction activities and shall be
perfonned by the Gilroy Engineering Division and/or Santa Clara
Valley Water District. Phasing of the grading plans wiJJ be
allowed to the extent approved by the Gilroy Engineering
Division.
I
Applicant
Gilroy
Engineering
Division
I
SCVWD
I
Subject to the review of the Gilroy Engineering Division, prior to
PUD Architectural and Site Review approval, the project
applicant shall consult with the Santa Clara Valley Water District
in the design of project parking lots to incorporate feasible
II
Applicant
Gilroy
Engineering
Division
a
II
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
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measures for stOrm water quality protection into project designs.
The proposed project shall at a minimum include oil and grease
separators or other effective filtering systems as part of the
drainage system to reduce the quantity of water-borne pollutants
leaving the project site and draining into Ronan Channel. These
filtering systems shall meet the standards of, and shall be subject
to the review and approval of the Santa Clara Valley Water .
District and the Central Coast Regional Water Quality Control
Board.
17
Subject to the review and approval of the Gilroy Planning
Division, and prior to approval of any building permits for this
site, the site plan shall include a buffer between the project and
the existing residences located along Renz Lane, extending from
Renz Lane northward for a minimum of 400 feet. Subject to the
review and approval of the Gilroy Planning Division, prior to
approval of the final map, a noise study shall be prepared in
conjunction with the site plan for the portion of the proposed
project located west of Camino Arroyo. The noise study shall
include recommendations for the size and type of any sound walls
or berms that would be necessary to reduce ambient noise levels
on the project site to within City standards. The noise study
shall mitigate the incremental difference between the existing
noise levels and the project-generated noise. This buffer shall be
located outside the sewer and electrical line rights-of-way or
easement. Alternatively, at the applicant's expense and subject to
the review and approval of the Planning Division, alternative,
equivalent sound attenuation measures may be used, as
determined by a noise analysis.
18
Subject to the review and approval of the Gilroy Planning
Division, a lighting plan shall be prepared in conjunction with
the site plan for the proposed project prior to approval of the final
map. No unobstructed beam of exterior lighting shall be directed
outward from the site toward any residential use or public right-
of-way.
20
Plans for any future specific construction project shall include a
fire safety plan. This plan shall indicate and describe all fire
safety improvements which will be included in the project
including fire hydrant locations, sprinkler and alarm systems,
emergency vehicle access provisions, evacuation plans (if
necessary), and demonstration of adequate water pressure for fire-
fighting purposes. This plan shall be approved by the Gilroy Fire
Department prior to the approval of a site plan for any phase of
th e project.
Subject to the review and approval of the Gilroy Engineering
Division, the applicant shall include the following on-site and
adjacent road improvements on the site plan. The improvements
shall be constructed prior to occupancy of Phase I:
Realign the driveway from Renz Lane near the southeast
I
Ci/1011 I-figlzway 152 Retail Center Mitigation Monitoring Checklist
Applicant
Applicant
Applicant
Applicant
Gilroy
Planning
Division
Gilroy
Planning
Division
Gilroy Fire
Department
Gilroy
Engineering
and Planning
Divisions
9
comer of Parcel I to lead directly into a circulation alley;
Provide circulation alleys to minimize traffic in front of the
stores; and
Provide bicycle racks at each parcel.
23b.
Subject to the review and approval of the Gilroy Engineering
Division, the applicant shall inclUde the fOllowing on-site and
adjacent road improvements on the tentative map. The
improvements shall be constructed prior to OCCUpancy of Phase 2:
Applicant
Construct a signalized project driveway providing access to
Parcels 2, 12 and 13, with the signal light synchronized
with the other Camino Arroyo signals;
Provide a right in only driveway from Camino Arroyo to
Parcel 16 and direct access from Parcel 16 to Parcel 15;
Signalize the driveway to Parcels 13 and 16. The signal
should be synchronized with the Renz Lane signals;
Realign the driveway to Parcel 17 so that the intersection of
Renz Lane and the driveway is at a 90-degree angle, or
provide access from the Parcel 13/14 driveway;
. Provide right-in right-out driveways from Camino Arroyo to
Parcels 12 and 13 to relieve left turn movements at Renz
Lane and to reduce circulation on the storefront aisle;
Provide circulation alleys to minimize traffic in front of the
stores; and
Provide bicycle racks at each parcel.
Subject to the review and approval of the Engineering Division,
the above-stated mitigation measures may be modified to address
alterations in the final site design.
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
10
Gilroy
Engineering
Division
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'tdor 10 occupancy of Phase 1, the following mitigation measures shall be implemented:
,
Mitl&:lltiOIl
Mrll~urc
Number
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Nature of Mitigation Measure
Subject to the review and approval of the Gilroy Engineering
Division, if the State Highway 152 Safety Improvement Project is not
completed prior to occupancy of Phase I the applicant shaH construct,
the following off-site roadway improvements:
Addition of either a southbound off-ramp loop from State
Highway 101 to Tenth Street and a duel westbound left-turn lane,
or a southbound on-ramp loop from westbound State Highway
152 to U.S. Highway 101. The Valley Transportation Authority
shall detennine the appropriate improvement to be funded and/or
built; and
Modification of the State Highway 152/Brem Lane intersection to
a right-in right-out only alignment.
Subject to the review and approval of the Gilroy Engineering Division,
the following improvements shall be constructed prior to occupancy of
Phase 1 or as warranted:
Construct a new intersection at State Highway 152 and Camino
Arroyo;
Synchronize signalization of the intersections of Camino
Arroyo/State Highway 152 and Camino Arroyo/Renz Lane;
Expand the eastbound Renz Lane approach to four circulation
lanes, with adequate right-of-way width for a fifth lane for
eastbound approach to Camino Arroyo; the construction of the
expansion must include the pavement for all five lanes;
Realign the driveway from Renz Lane near the southeast comer of
Parcel I to lead directly into a circulation alley;
Equip signal lights at the Renz Lane/Camino Arroyo and State
Highway 152/Camino Arroyo intersections for preemption by the
California Highway Patrol and the Gilroy Fire Department;
Provide circulation alleys to minimize traffic in front of the stores;
Construct Class II bike lanes along Camino Arroyo;
If necessary, provide adequate right-of-way for the Class 1 bicycle
path along Ronan Channel;
Provide bicycle racks at each parcel; and
. Consult with VT A to detennine the location of and to provide the
right-of-way for bus stop turnouts.
I
, il!'l; 111'.://d'UII 152 Retail Center Mitigation Monitoring Checklist
Party
Responsible for
Implementation
Applicant
Applicant
Party
Responsible
for
Monitoring
Gilroy
Engineering
Division
Gilroy
Engineering
Division
11
Prior to occupancy of Phase 2, the following mitigation measures shall be implemented:
Mitigation
Measure
Number
23
Nature of Mitigation Measure
The following improvements shall be constructed prior to occupancy of
Phase 2:
Construct a second southbound left turn lane at the intersection of
Camino Arroyo and State Highway 152;
Construct a signalized project driveway providing access to Parcels
2, 12 and 13, with the signal light synchronized with the other
Camino Arroyo signals;
Provide a right in only driveway from Camino Arroyo to Parcel 16
and direct access from Parcel 16 to Parcel 15;
Signalize the driveway to Parcels 13 and 16. The signal should be
synchronized with the Renz Lane signals;
Realign the driveway to Parcel 17 so that the intersection of Renz
Lane and the driveway is at a 90-degree angle, or provide access
from the Parcel 13/14 driveway;
Provide right-in right-out driveways from Camino Arroyo to Parcels
12 and 13 to relieve left turn movements at Renz Lane and to reduce
circulation on the storefront aisle;
Provide circulation alleys to minimize traffic in front of the stores;
Detennine necessary bridge elevation for the Camino Arroyo bridge
over Ronan Channel, accounting for future trail needs, and provide
adequate right-of-way to accommodate the bridge abutments;
If necessary, provide adequate right-of-way for the Class I bicycle
path along Ronan Channel;
Provide bicycle racks at each parcel;
Consult with VT A to detennine the location of bus stop turnouts.
Subject to the review and approval of the Engineering Division, the
above-stated mitigation measures may be modified to address alterations
in the final site design.
Party
Responsible for
1m plementation
Applicant
Party
Responsible
for
Monitoring
Gilroy
Engineering
Division
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
12
J
II
II
II
III
II
I
The applicant shall provide the following roadway improvements at the
intersection of Camino Arroyo and State Highway 152. If the City of
Gilroy adopted level of service for the intersection is LOS D, either of the
following two improvements shall be made:
modification of the southbound approach to two left-turn lanes, one
through and one free right turn lane. This improvement would also
necessitate the addition of a westbound auxiliary lane on State Highway
152 from Camino Arroyo to the V.S. Highway 101 northbound on
ramp; or,
second SB right turn lane with widening for the second right turn lane
on the western side of Camino Arroyo between Pacheco Pass Highway
and Renz Lane.
If the City of Gilroy adopted level of service for the intersection is LOS C,
both of the following improvements shall be made:
modification of the southbound approach to two left-turn lanes, one
through and one free right turn lane. This improvement would also
necessitate the addition of a westbound auxiliary lane on State Highway
152 from Camino Arroyo to the V.S. Highway 10 I northbound on
ramp;
construction of northbound triple left turn lanes on State Highway 152
and the construction of a third northbound lane on Camino Arroyo,
between State Highway 152 and Renz Lane.
Gilroy Highway 152 Retail Center Mitigation Monitoring Checklist
Applicant Gilroy
Engineering
Division
13
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I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached
Resolution No. 2004-35 is an original resolution, or true and correct copy of a city resolution,
duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the
19th day of April, 2004, 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 30th day of April, 2004.
~kAfl2J-<~"
City Clerk of the City of Gilroy
(Seal)