Resolution 2010-61
RESOLUTION NO. 2010-61
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING AlS-PUD 10-15, AN APPLICATION FOR
ARCHITECTURAL AND SITE APPROVAL OF A 51-LOT
SUBDIVISION PROJECT LOCATED ON MONTEREY ROAD,
APN 790-07-029
WHEREAS, The James Group submitted application AlS/PUD 10-15, requesting
architectural and site approval of a Planned Unit Development to construct 51 single-family lots
and a private park of approximately 13,322 square feet ("the Project") on approximately 4.74
acres, on APN 790-07-029, which is located on the west side of Monterey Road approximately
250 feet north of Farrell Avenue; and
WHEREAS, the City Council approved a Shovel-ready RDO exemption, HE 10-03, for a
project at this site on August 2,2010; and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), the City
finds that the Project qualifies for a categorical exemption under CEQA Guideline 15322, Infill
Development Projects; and
WHEREAS, the Planning Commission reviewed said application including the Staff
Report dated October 7, 2010 ("Staff Report") at a duly noticed public meeting on October 7,
2010, and recommended approval of AlS-PUD 10-15 to the City Council with some adjustments
to the conditions; and
WHEREAS, the City Council reviewed the Staff Report and a supplemental staff report
dated November 1,2010, and all documents relating thereto and took oral and written testimony
at its duly noticed public hearing on November 1, 2010; 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:
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Resolution No. 2010-61
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SECTION I
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 as it meets the Neighborhood DistrictlMedium
Density Residential requirements. The proposed small lot single-family detached
dwelling units and private street design is an appropriate development concept to
implement the density set forth in the General Plan.
2. This Project will provide the type of infill development which will fill a
specific need of the surrounding area as identified in the City's General Plan Housing
Element. The proposed single family, market rate housing development will increase the
variety of housing types in combination with the existing and proposed multi-family
developments adjacent to the site.
3. The Project does not require urban services beyond those that are currently
available at the Project site.
4. The proposed small lot single-family detached dwelling units and private
street site design with specified amenities provide a harmonious, integrated plan which
justifies exceptions to the normal standards of development in the Zoning Ordinance.
5. The Project is an economical and efficient use of the property because it
provides an appropriate and efficient land use pattern for this long, narrow parcel of land.
6. The Project provides landscaping and open space over and above what is
typically required for a single-family development. The Project includes a private park, a
well-landscaped area along Monterey Road, and driveway landscaped areas that provide
enhanced landscaping for the Project.
7. The proposed site design and private street/driveway circulation pattern
make efficient use of the long, narrow parcel. The variety of dwelling unit exterior
elevations will blend with the character of the surrounding neighborhood. The private
park and landscaping along Monterey Road will provide attractive open space and an
enhanced frontage along Monterey Road.
8. The Project will not create traffic congestion, noise, odor or other adverse effects on surrounding areas.
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9. The Project provides appropriate access, parking, landscaping, trash areas
and storage as required by the Zoning Ordinance.
SECTION II
Application A/S-PUD 10-15 is hereby approved subject to the conditions of
approval set forth in Exhibit "A" attached hereto and entitled "Final Conditions of Approval for
A/S PUD 10-15."
PASSED AND ADOPTED this 15th day of November, 2010 by the following vote:
AYES:
COUNCILMEMBERS:
ARELLANO, DILLON, GARTMAN, TUCKER,
WOODWARD and PINHEIRO
NOES:
COUNCILMEMBERS:
NONE
ABSENT:
COUNCILMEMBERS:
BRACCO
APPROVED:
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Resolution No. 2010-61
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Exhibit "A".
Final Conditions of Approval for A/S-PUD 10-15
Planning Division
1. In order to provide for acceptable garbage pick-up service, the parallel parking
spaces on Sturla Way on either side of each driveway shall be posted with signs
identifying them for no parking on garbage pick-up days and requiring residents to
move their refuse bins to those locations on garbage pick-up days. The sign design
and locations shall be approved by the City Engineer.
2. The project Covenants, Conditions and Restrictions (CC&R's) shall have a
requirement prohibiting parking in all residential unit driveways.
3. The project shall erect a six foot wooden fence on the north project boundary.
4. The fencing along the rear yards of the units adjacent to the park will consist of open
wrought iron, six feet in height.
5. In order to protect the privacy of residents in the units adjacent to the park, there
shall be no bedrooms on the first floor of those units.
6. The project will be required to install an approved pedestrian style street light to be
approved by the City Engineer.
7. The driveway for lot 51 fronting on Church Street shall be redesigned to improve
vehicle access to the garage. The redesign shall be approved by the City Engineer.
8. The side yard setback on Lot 4 shall be identified on the Site Plan at 5'.0 minimum.
9. The applicant shall work with staff to incorporated into the project design traffic
calming methods (e.g., table top raised intersections or other equivalent traffic
calming techniques) to discourage cut-through traffic on Sturlay Way, acceptable to
the City Engineer.
10. The rear elevation of all units shall be revised to include architectural enhancements
(e.g., shutters, sills, or decorative trim, etc.). This requirement shall be approved by
the Planning Division Manager prior to issuance of a Building Permit.
11. The design of the proposed 'Welcome to Gilroy" sign to be placed in the landscape
setback along Monterey road shall be approved by the City Engineer.
12. The landscape plan shall be revised to place a street tree in each of the bulb outs
13. The project shall conform to the plans prepared by Hanna-Brunetti Civil Engineers,
and the brochure entitled "Tentative Map / Architectural and Site PUD Re-submittal
for TM 10-03 and A1S 10-15, dated September 4,2010. The date of the final,
approved version of these plans will be established by staff prior to City Council.
14. The landscaping plans must include street trees in the public right-of-way, consistent
with the planting specifications of the Community Services Department.
15. Show all switch gear and transformers proposed for this location, if any. Switch gear
and transformers must be placed underground unless you receive a specific
exemption from the Engineering Division. All switch gear and transformers that are
permitted above ground must be screened via a screen wall and landscaping.
Provide a detail showing how you will treat the transformers and switch gear (if any).
16. Standard Zoning Code Section 50.45 Conditions
A. Landscaping: Landscaping plans including specifications for an irrigation
system shall be approved by the Planning Director 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.
B. Trash Enclosures: All trash enclosures shall consist of visually solid fences
and gates, six (6) feet in height, in accordance with the adopted City of Gilroy
standard trash enclosure design plan, or a similar design approved by the
Planning Director. All trash enclosures shall be located in accordance with the
approved site plan and the Uniform Fire Code.
C. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed
outward from the site toward any residential use or public right-of-way.
D. Mechanical Appurtenances: Mechanical equipment to be located on the roof
of a building shall be screened by an architectural feature of the building such
that it cannot be seen from ground level at the far side of the adjacent public
right-of-way, whenever possible.
E. Outdoor Storage: All outdoor storage and loading areas must be screened
from public view with a combination of landscaping, solid fencing and building
design and orientation.
17. The project shall comply with the State Model Landscape Conservation
Ordinance, to be approved by the City engineer prior to issuance of Building
Permits.
18. The applicant shall provide a drip shelf to better protect sliding glass doors from
rain.
BuildinG Division
See attached Building Division memo dated August 16, 2010.
CIty of Gilroy Development Depertment
Building Dlvlelon
(408) 848-0430 fa 848-0428
Arch & Sn. ConIII'HInta
Date: 8-16-2010
Planning': 10070022 TM 10-03 & 10070021 AS 10-15
Applicant: James Sunsr
Address: 9435 Monterey Rd., APN' 790-07-001
Project TM for 51-Lot SubdMslon & AS for 51 Single Family OweUings
Plan Result: Failed
Reviewer: J. Alexander
AbbnM8tlon .... on the com...... below:
GMC = GHroy Municipal Code; CBC = 2007 California Building Code; CMC . 2007 Calfomia Mechanical Code;
CPC = 2007 California Plumbing Code; CEC = 2007 Califomla Electrical Code; CEne - 2007 California Energy
Code; UAC -19'f11 Uniform Administrative Code; BC = Beginning Curb; EC = End Curb; BVC = Begin Vertical
Curb; EVC = End Vertical Curb
SCOPE OF REVIEW:
The Building Division has perfonned a cursory review of the plan submitted to the Planning DIvision for the
application noted above. Based on the submitted plan, the foUowIng preliminary comments, Information and
conditions of approval are generated to assist you toward the building permit process. It is very Important
that these commen18 are Incorporated Into the final submftted plan at the time of building permit application.
These comments are In compliance with the current city adopted building codes and are subject to change.
AU construction shall comply with the most current city adopted building codes in place at the time of building
permit plan check submittaVapplication.
1. When building permit application is made, additional comments may be added due to Incomplete plans,
plan changes from any poor plans used In Planning Division processes, mistakes, errors or omissions.
2. Obtain a Demolition pennlt for any existing structures on site, if applicable.
3. The (Plan 2) lot numbers 22, 27, 28, 33, 34, 39, 40, 45, 46 and 51 appear to encroach into 10' foot PUE.
Revise.
4. Accessible Parking stall, shall be provided with signage as per 2007 CBC1009A.5. Revise Accessible
Parking space striping layout as per 2007 CBC 11298.3.1, provide details at time of building permit
application.
5. P1aygrcM'1d equipment shall meet the U.S. Comuner Product Safety Commission standards and must be
Installed by a certified Installer. ProvIde note on plans with equIpment anchorage detall8lmanufacturer's
instaIla1ion requirements. Playground material consideration as provided In 2I.X17 cae 402.11.should be
noted on plans and or provided per U.S. Consumer Proc:luct Safety Commission standards.
PIM8e give "". h..tonnatlon to the atr:hllect, dealgner, "'111""', contnlf:tor, and ""YOne'" on
your proJfIt:t ,..", 80 they "",y ,.""" the ptDpet' InIormIttIon tor your ptO/fIt:I.
PLAN CHECK AND PERMIT APPUCA110N INFORMAll0N:
a) ProvIde.."".",.", on the co""""" of the building plan tevtew ..",,,,., ,.,. ""'ng the
following:
1) , hereby acknowledge that my building plan review submittal docLments are in confonnance with
the Arch and Site approval. I understand that if my submittal is different from my arch and site
approval,. it win take longer to review my building plan review and additional fees may apply:
I I Bldgl - J007()021 TM_10-03 - 10070022 AS_IO-1 S _9435 MOnlerey Rd
2) Provide a signature of the architect of record agree the statement
b} DMlan Prof---IoftaI- this project will require a State of California registered design professional to
design, stamp and wet sign the construction plans.
c} Bulldlfta CodM - AD construction shall comply with Building, Mechanical, Plumbing, Electrical, 1-24
Energy and AccessibUity, and CIty codes. Indicate the version used for the design on the plans, the
Codes in place as of 8-16-201D are as follows:
> 2007 California Bulldfng Code.
> 2007 California Are Code.
> 2007 California Electrical Code.
> 2007 California Mechanical Code.
> 2007 California Plumbing Code.
> 2007 California Energy Regulations
> 1997 Unifonn Administrative Code
> California Energy: Zone 4
> Are Protection Class: 4
> Seismic Design Category: 0
> Wind (3 see gust), V.(Section 1609.3, CBC): 85 rnph
> Wind Exposure: C. If exposure B is used. provide calculations to justify
> Storm Water Roof Drainage (table 0-1. CPC): 1.5 incheslhour
FIMA Notice
This project may be In a flood zone and must meet the CIty of Gilroy "Floodplain Management
OrdInance" ....18. If your project Is located within the flood zone, provide this Information on the Title
Sheet.
21 Bldgl-IOO70021 TM.JO-03 -IOO70022AS_10-15_9435MonlereyRd.
I, SHA WNA FREELS, City Clerk ofthe City of Gilroy, do hereby certify that the
attached Resolution No. 2010-61 is an original resolution, or true and correct copy ofa city
resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council
held on the 15th day of November, 2010, 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 16th day of November, 2010.
Sha Freels, CMC
City Clerk of the City of Gilroy
(Seal)