Resolution 2007-70
RESOLUTION NO. 2007-70
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING AlS-PUD 06-52, AN APPLICATION FOR
ARCHITECTURAL AND SITE APPROVAL OF A PLANNED
UNIT DEVELOPMENT FOR A RECREATIONAL VEHICLE
SALES OFFICE AND DISPLAY AREA, ON APPROXIMATELY
1.74 ACRES LOCATED AT 5990 TRAVEL PARK CIRCLE,
APN.841-75-011.
WHEREAS, McAlpine RV Sales submitted application AlS-PUD 06-52, requesting
architectural and site approval of a Planned Unit Development to construct a recreational vehicle
sales office and display area on approximately 1.74 acres ("the Project"), at 5990 Travel Park
Circle, APN. 841-75-011; and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), CEQA
Guidelines Section 15332, this Project is categorically exempt from further environmental
review as an in-fill development; and
WHEREAS, the Planning Commission held a duly noticed meeting on July 25,2007, at
which time the Planning Commission considered the public testimony, the staff report dated July
18, 2007 ("Staff Report"), and all other documentation related to application AlS-PUD 06-52,
and recommended that the City Council approve said application; and
WHEREAS, the City Council at its duly noticed meeting on August 6, 2007 considered
the public testimony, the Staff Report, the supplemental staff report dated July 31, 2007, and all
other documentation related to application AlS-PUD 06-52; and
WHEREAS, the City Council determined that the conditions of approval set forth in the
Staff Report and recommended by the Planning Commission should be incorporated into the
Project; and
-1-
\LLEZOTTE\734197.1
080807-04706089
Resolution No. 2007-70
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 as summarized below:
1. The Project conforms to the Gilroy General Plan in terms of general
location and standards of development for a Planned Unit Development.
2. This Project will provide specific and unique services to a large
geographical area. This is an appropriate location for an RV sales operation being
adjacent to a major highway.
3. The Project does not require urban services beyond those that are currently
available at the Project site.
4. The Project meets the requirements and intent of the Planned Unit
Development ordinance and commercial proj ects in general. There are no exceptions
being requested.
5. The Project is an economical and efficient use of the property because it is
an infill development. Furthermore, the project fits within the land uses, existing and
proposed, at the Garlic Farm Truck Stop used by the traveling public from a larger
geographical area than the City itself.
6. The Project exceeds minimum City requirements for landscaping in that it
provides 25% of the plant material at a size larger than the minimum requirements and a
-2-
\LLEZOTTE\734197.1
080807-04706089
Resolution No. 2007-70
planting area of 15% of the site exceeds the City's minimum commercial landscape
standards.
7. The proposed project meets City design standards and will be compatible
with the character of the surrounding areas. Additionally, the project will add canvas
awnings over the windows and doors, trellising and an arbor. The sales office is set at the
back of the property line.
8. The Project will not create traffic congestion, noise, odor or other adverse
effects on surrounding areas, as the streets were specifically designed for this type of
traffic.
9. The Project provides appropriate access, parking, landscaping, trash areas
and storage.
B. Application AlS-PUD 06-52 should be and hereby is approved subject to the 69
conditions of approval set forth in Exhibit "A" attached hereto and entitled "CONDITIONS AlS-
PUD 06-52".
PASSED AND ADOPTED this 17th day of September, 2007 by the following vote:
AYES: COUNCILMEMBERS:
ARELLANO, BRACCO, CORREA,
GARTMAN, VALIQUETTE, VELASCO,
and PINHEIRO
NOES: COUNCILMEMBERS:
NONE
ABSENT: COUNCILMEMBERS:
NONE
APPROVED:
~
----~_.-
-3-
\LLEZOTTE\734197.1
080807-04706089
Resolution No. 2007-70
-,.,.
.....#
CONDITIONS AS 06-52
1. Expiration: This Architectural and Site Review approval is valid for one (1) year from the date of
Planning Commission approval. If any development for which this approval has been granted is not
established within this period, the approval shall expire. The Planning Division Manager may grant an
extension of one additional year on an application if the request is received prior to expiration.
2. 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 planting design will show that 25% of the plant material exceed the minimum
size requirements, i.e trees at 24" box, shrubs at 5 gallon and perennials at 1 gallon. 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.
3. Mechanical Appurtenances: Mechanical equipment if 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 ofthe adjacent public right-of-way.
4. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from the site
toward any residential use or public right-of-way.
5. All proposed signage shall be subject to review and approval by the Planning Division.
6. Any buildings over 1000 sq ft shall have a fire sprinkler system installed. Fire sprinkler systems shall
meet NFP A 13 and are subject to review and approval by Fire Prevention. See the Gilroy Fire
Sprinkler Design Guidance Document for system requirements, monitoring and underground
requirements.
7. For buildings or outdoor operations involving combustible materials 150 feet or more from the street,
a yard fire hydrant( s) shall be installed so that there is a hydrant within 150 feet of buildings or
combustible storage or hazardous operations. An on-site hydrant may be deferred from this project at
this time until a building of 1,000 ft or greater is built, or unless storage other than motor homes is
conducted at the site.
8. All buildings and uses shall have fire engine access within 150 feet of any portion of the building or
use. Roads shall be all weather and capable of supporting a 40,000 pound apparatus and provide an
inside turn radius of 39 feet. Fire access roads greater than 150 feet shall be provided with a
turnaround using the Gilroy Fire Department template. Fire access shall not have a slope greater than
15 %, nor be less than 20 feet in width. Fire access shall be reviewed and approved by Fire
Prevention.
9. Buildings shall not have high voltage power lines pass over them and shall have a minimum horizontal
set-back of 10 feet from such lines.
10. All buildings and tenants shall have Model 3201 KNOX boxes installed at each tenant's main entry.
All Locked gates shall be provided with KNOX access.
11. The following standards shall apply to lighting, address identification and parking areas:
(A) The address number of every commercial building shall be illuminated during the hours of
darkness so that it shall be easily visible from the street. The numerals in these numbers
shall be no less than six (6) inches in height and be of a color contrasting to the
background. In addition, any business which affords vehicular access to the rear through
any driveway, alleyway or parking lot shall also display the same numbers on the rear of
the building.
(B) All exterior commercial doors, during the hours of darkness, shall be illuminated with a
minimum of one foot-candle oflight. All exterior bulbs shall be protected by weather-and
vandalism-resistant cover(s).
',~,.'
A/S 06-52 (PUD) 2 7/18/07
(C) Open parking lots, and access thereto, providing more than ten (10) parking spaces and for
use by the general public, shall be provided with a maintained minimum of one foot-candle
oflight on the parking surface from dusk until the termination of business every operating
day.
12. 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.
13. Storage and hazardous materials shall be done only after obtaining a hazardous materials facility
permit. All hazardous materials uses shall comply with local, state and federal regulations.
14. Vehicle maintenance or repair operations shall be done under a covered, paved area and in
conformance with building and fire codes for the kinds of vehicle repair operations to be conducted.
Any welding, cutting or engine rebuilding shall be done in an area classified as an H4 Occupancy,
replacement of parts and minor engine work shall be done in an S3 Occupancy.
15. All new commercial and industrial 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).
16. Vehicle parking and storage areas shall be paved and sloped to drain to storm drains with filter inserts
to keep oils and debris out of the storm drain system. Such inserts shall be kept on a maintenance
contract and annual certification of service provided to the Chemical Control Program.
17. Vehicle Washing or other washing operations that may generate oily residues shall be done at an
approved wash pad and drained to an oil water separator. Rainwater is prohibited from entering the
separator. Separate plans and approval are required for vehicle wash pads.
18. Civil site plan shall include engineer's license number and stamp/seal.
19. Clearly distinguish between existing conditions and proposed improvements.
20. Identify, and dimension all proposed curb, gutter, sidewalk, driveways, and landscape/ parkstrip areas
and areas conforming to existing improvements.
21. Identify and dimension all damaged curb, gutter, and sidewalk along project frontage being replaced to
current City standards.
22. Show location of and identify all existing street furniture (i.e. fire hydrant, street sign, etc.) along
project frontage.
23. Provide sidewalk along project frontage; identify and dimension.
24. Maintain 4 feet minimum sidewalk clearance/path of travel from all street furniture; identify and
dimension.
25. Identify if curb ramp( s) shown are existing or proposed; provide if none.
26. Identify if driveway(s) shown are existing or proposed.
27. Driveway(s) shall meet current City standards - identify and dimension.
28. Existing driveways no longer utilized shall be removed and replaced with City standard curb, gutter,
and sidewalk.
29. Replace dead and/or diseased trees in parkstrip.
30. Site drainage overland flow shall flow to street - show and identify how and where site is being
drained.
31. Show elevations at property corners and all adjacent properties (public and/or private).
32. Show top of grade elevations for finish floor elevation of each structure.
33. Show and identify location of all existing and proposed utilities.
34. Water and sewer allocation agreement is required at building permit for commercial/industrial portion
of development.
35. Provide and show proposed project lighting, including proposed street lighting and/or building
frontage lighting, as applicable.
,-.~.
,,,,$
AlS 06-52 (PUD) 3 7/18/07
36. Show and identify transformer and switch gear; transformers and switch gear shall be underground.
37. Dimension on-site parking stall depth:
o Uniform parking stall dimension shall be a minimum 9 feet x 18 feet or 9 feet x 16 feet
with allowable 2-foot overhang
. Identify and dimension 2-foot overhang
. Identify improvements in overhang area; if sidewalk provided, 6- foot minimum
required
o Dimension adjacent walkways
38. Thirty-foot minimum isle width required to accommodate larger vehicles. City may reduces this
requirement if applicant can provide past evidence to prove and support a narrower travel isle.
39. Provide and show parking area lighting.
40. Trash pick-up shall occur on-site.
41. Provide, identify, and dimension trash enclosure.
42. Any damaged curb, gutter, and sidewalk along project frontage shall be replaced with current City
standards and conform to existing adjacent properties.
43. Transformers and switch gear shall be underground.
44. Water and sewer allocation agreement is required at building permit.
45. Applicant shall be required to obtain a Santa Clara County encroachment permit for all work along
Monterey Road (i.e. sidewalk, curb, gutter, driveway, roadway, etc.).
46. Applicant shall be required to obtain a City of Gilroy encroachment permit for all work in City right of
way (i.e. sidewalk, curb, gutter, driveway, roadway, alley, etc.).
47. When submitting for building permit, encroachment permit, etc., improvement plans shall include a
Caltrans-approved traffic control plan for roadway work along Monterey Street.
48. When submitting for building permit, encroachment permit, etc., improvement plans shall include a
traffic control plan for activities performed within City right-of-way (including alleyways).
49. Traffic control plans shall be prepared in accordance with latest edition of the Manual on Uniform
Traffic Control Devices (MUTCD) 2003 Edition and MUTCD 2003 California (CA) Supplement.
50. Traffic control plan shall be prepared by a California-licensed Professional Engineer with experience
in preparing traffic control plans.
51. Roads shall not exceed 15 % grade, shall provide 14 ft overhead clearance, and an inside turning
radius of not less than 32' and outside radius of not less than 39'.
52. Grade transition from streets to driveways shall not exceed 2 %. Other grade transitions shall not
exceed 10 % or be such that 30 ft fire apparatus shall not bottom out.
53. Grading, Erosion Control, and Drainage plans are required and shall be subject to the review and
approval of the Engineering Division prior to building permit issuance.
54. Site preparation and fill construction shall be conducted under the observation of, and tested by, a
licensed soils or geotechnical engineer. A report shall be filed with the City of Gilroy stating that
all site preparation and fill construction meets the requirements of the geotechnical investigation.
This shall be subject to review and approval by the Engineering Division.
55. The foundation design, based on soils tests, shall be reviewed and approved by the Community
Development Department.
56. All retaining walls shall be masonry and shall be a modular system, subject to the review and
approval of the Planning, Building, and Engineering Divisions.
57. A sewer backflow preventer may be required, subject to the review and approval ofthe
Engineering Division.
58. A storm flow dissipater may be required, subject to the review and approval ofthe Engineering
Division.
" .,
AlS 06-52 (PUD) 4 7/18/07
59. Any work in the public right-of-way shall require a Traffic Control Plan prepared by a licensed
professional engineer with experience in Traffic Control preparation.
60. Infrastructure shall be in place prior to the issuance of building permit.
61. Replace and/or repair any damaged curb, gutter and sidewalk.
62. Undergrounding required with new streets. All overhead utility facilities within newly constructed
public streets shall be placed underground. No utility undergrounding fee shall be required for any
frontage of a development project which is adjacent to a street which will be improved, including
utility undergrounding, as a condition of such project Installation of underground utility lines, etc.:
exceptions.
63. New and existing utility lines, appurtenances and associated equipment, including, but not limited
to, electrical transmission, street lighting, and cable television shall be required to be placed
underground.
64. All commercial and industrial driveways shall be 35-foot wide minimum unless otherwise
approved by the City Engineer.
65. Lot size and easements are to correspond with the tract map and need to be shown on the plan.
66. Any retaining wall in excess of 48 inches tall (from the bottom of the footing to the top ofthe wall
or supporting a surcharge) will need to have a building permit and engineering calculations
(submitted to the Building Department).
67. Water pressure reducing valve or backflow preventer may be required.
68. All previous Engineering Division review comments shall apply unless otherwise specified in
writing. Additional comments may be added at any time due to incomplete plans, plan changes
and mistakes, errors or omissions.
69. Building Division has attached "Pre-submittal" information.
...,
."*,~
I, SHA WNA FREELS, City Clerk of the City of Gilroy, do hereby certify that the
attached Resolution No. 2007-70 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 17th day of September, 2007, 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 25th day of September, 2007.
(Seal)