Resolution No. 2021-12 | Architectural and Site Review 20-14 Planned Unit Commercial Development at 450 E Ninth St APN 841-66-010, 011, 014 and 015 | Adopted 09/02/2021RESOLUTION NO. 2020-12
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN
ARCHITECTURAL AND SITE REVIEW PERMIT FOR A PLANNED UNIT
COMMERCIAL DEVELOPMENT ON PROPERTY LOCATED AT 450 E NINTH
STREET, CHESTNUT STREET, 401 AND 411 E TENTH STREET/AUTOMALL
PARKWAY, APN: 841-66-010, 011, 014 AND 015. FILE NUMBER AS 20-14
(20070017)
WHEREAS, on July 20, 2020, on behalf and with the consent of the property owner Donald J.
Triolo (Trustee for "The Triolo Revocable Living Trust" and agent for 450 East LLC), Evergreen
Development Company Inc. submitted an application requesting architectural and site review permit
approval to develop a planned commercial shopping center complex and hotel on a 6.8 acre property
located at 401 and 411 East Tenth Street (aka, Automall Parkway) and 450 East Ninth Street, between
Chestnut Street and Hwy 101 Offramp; and
WHEREAS, the project includes concurrent applications for planned development rezoning
from the C3 and CM zoning districts to a C3 PUD zoning district Z 20-04 (20070021) and vesting
tentative map TM 20-03 (20070020); and
WHEREAS, on May 6, 2021, the application submittal was accepted as complete; and
WHERAS, an initial study/mitigated negative declaration and mitigation monitoring and
reporting program has been prepared and recommended for adoption as the environmental document
for the project, in compliance with the California Environmental Quality Act; and
WHEREAS, on August 19, 2021 at a duly noticed meeting the Planning Commission
continued the project to September 2, 2021 and held a duly noticed public hearing, at which time the
Planning Commission received and considered the staff report as well as all evidence received
including written and oral public testimony related to the project; and
WHEREAS, the location and custodian of the documents or other materials which constitute
the record of proceedings upon which the project approval is based is the Community Development
Department, Planning Division.
NOW, THEREFORE, BE IT RESOLVED, that pursuant to Article L, Planning department
Applications, the Planning Commission of the City of Gilroy hereby find as follows:
1) The project as proposed and conditioned has been analyzed and confirmed to comply with
Section 30.50.43 scope of review criteria.
2) The project as proposed and conditioned complies with the C3 PUD zoning standards adopted
for the project as Z 20-04.
3) The commercial land use is allowed within the General Services Commercial land use
designation.
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4) The findings required pursuant to section 30.50.50 for approval of a planned unit
development approval are met as follows:
a. The project conforms to the Gilroy general plan in terms of general location and
standards of development given that the project consists of a C3PUD commercial
development which is anticipated for the site based on the General Services
Commercial land use designation.
b. The project provides the type of development which will fill a specific need of the
surrounding area as it will result in a planned commercial shopping center with
outdoor gathering areas, high quality design details, public art, internal and external
pedestrian connectivity, expanded retail services for residents, a desirable hotel use
for visitors, and new employment opportunities, which are all encouraged by the
general plan.
c. The project will not require urban services beyond those which are currently
available, as the City has infrastructure available to serve the commercial
development as anticipated by the General Plan and the project shall be designed to
comply with City standards.
d. The project will provide a harmonious, integrated plan which justifies exceptions, if
such are required, to the normal requirements of this chapter given that the project
will provide additional right of way along Tenth Street/Automall Parkway which
warrant setback reductions to the base C3 zoning, proposes a highly desirable hotel
use which warrants an increase in height, would promote a pedestrian oriented urban
frontage by reducing the setbacks along the Tenth Street and Ninth Street frontages,
and proposes well designed signage that will complement the architecture of the
center and provide for adequate visibility and identification for the center and services
contained therein.
e. The project reflects an economical and efficient pattern of land uses in that the site is
fully developed with adequate parking and circulation to accommodate all of the
intended uses, as well as providing for pedestrian enhancements and outdoor
gathering areas which are supported and desirable for the development.
f. The project includes greater provisions for landscaping and open space than would
generally be required by providing outdoor gathering spaces, and landscaping
extending fully to the public street.
g. The project utilizes creative, aesthetic design principles to create attractive buildings,
open space and site design to blend with the character of surrounding areas as detailed
in the comprehensive design guidelines prepared for the commercial center.
h. The project would not create traffic congestion, noise, odor, or other adverse effects
on surrounding areas, as detailed in the environmental document prepared for the
project.
i. The project will provide adequate access, parking, landscaping, trash areas and
storage, as necessary, as indicated on project development plans.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the City Council approval of AS 20-14, subject to the
conditions Attachment A and Mitigation Monitoring and Reporting Program Attachment B.
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RESOLUTION NO. 2021-12
PASSED AND ADOPTED this 2nd day of September by the following roll call vote:
AYES: Bhandal, Doyle, Lewis, Ridley, Jezabel Moreno, Fischer
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST: APPROVED:
KaAn L "'artier, Director
T m ischer, h: • erson
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RESOLUTION NO. 2021-12