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Home My WebLink About04/02/2026 - Item 7.1 - 95 Howson St Townhomes (AS 24-07, TM 24-01, V 26-01) March 31, 2026 Re: 95 Howson St Townhomes Project Number: AS 24-07, TM 24-01, V 26-01 Project Title: 95 Howson St Townhomes Project Applicant: Bebek Development Company Project Location: 95 Howson Street Assessor Parcel No: 790-36-012 Gilroy Planning Commission, Thank you for the opportunity to respond to the 95 Howson St Townhomes project coming before you on April 2, 2026. Comments below are based on the review of the Planning Commission agenda packet for April 2, 2026. Additional comments may be forthcoming pending final review. This project will have a direct impact in the City of Gilroy by achieving our goal to reduce air emissions from on-road motor vehicles and future developments. Improve air quality by encouraging our residents, commuters, employees to mode shift from vehicles to cycling, increase walking as alternatives to driving for short and first/last mile trips, and add new riders to the transit system. We are glad to see the inclusion of bike parking to further reduce Vehicle Miles Traveled (VMT) and greenhouse gas (GHG) emissions. With its convenient location to transit, shopping, and bike/ped facilities there are few barriers to reducing VMT at this project. With the recent adoption of our City’s General Plan 2040, we as a community called for bold actions that include continuing to promote cleaner modes of transportation. We encourage existing and proposed development to incorporate Transportation Demand Management (TDM) measures such as car-sharing, transit passes, and unbundling of parking (requiring separate purchase or lease of a parking space) where such measures will result in a reduction in vehicle miles traveled, reduction of required amount of parking or an increase in the use of alternate transportation modes. We suggest all new construction incorporate an all-electric model and be fossil fuel free in order to reduce greenhouse gas emissions. Our city is committed to helping our customers prepare for the future in the most efficient and cost-effective way possible. Since California plans to phase out the use of natural gas, many property owners could benefit by preparing their homes for the eventual replacement of gas with electric appliances when completing other projects in the home. If new electrical circuits need to be established or if existing circuits need to be moved, it can be beneficial to do so when an 1 electrician is already onsite. This avoids the need to seek out qualified electricians in the future, obtain quotes, etc. Beginning on January 1, 2027 hot water heaters1 and January 1, 2029 residential and commercial furnaces will not be allowed to be sold or installed in the Bay Area if they emit NOx upon operation. The amendments only apply to appliances that would be newly installed; they require no change-out of already existing appliances. We are actively embracing, advancing ideas, and projects that promote the concept of free- range people in the City of Gilroy. We advocate for building and planning that considers future generations as well as current residents who don’t own cars. Advancing mobility options reflects what we are teaching the youth in our community through Safe Routes to School and why we are nationally recognized as a Bronze Bicycle Friendly Community from the League of American Bicyclists, as well as recognized by the World Health Organization as an Age-Friendly Community. Continuing to leverage our Measure B Education & Encouragement (E&E) funding for established work plans/programs will further enhance Gilroy’s efforts. Measure B E&E Bike to Work Day, Community Bike/Walks Counts, Community Engagement, General, Online Media Campaign, and Safe Routes to School work plans. While there might be portions of our city that are isolated from transit, this development is not in one of those areas. Gilroy has a fully connected bike network and transit options. We have a large population that works, visits, and attends schools in Gilroy that benefits from local transit and rideshare. Gilroy has the vision that the glass is half full, we have the ability to innovate, and adapt to programs that will further reduce our VMT. Providing an incentive that rewards the effort of biking/walking/transit is important. This project is located along Church St which is designated by the General Plan 2040 as a Pedestrian-Oriented Street. We thank city staff, consultant, and applicant for always prioritizing short and long term bike parking, transit options, TDM programs, street trees, and sidewalks. We have the following recommendations and comments based on the 95 Howson St Townhomes and our General Plan 2040 Mobility- Recommend Promoting Gilroy’s Safe Routes to School Program- Both the City of Gilroy and Gilroy Unified School District through formally adopted resolutions are a Safe Routes to School City2 and School District. There is a formally adopted Safe Routes to School Action Plan3 and formal Safe Routes to School Task Force. The Schools that will serve this location are Rod Kelley Elementary, South ValleyMiddle School, and Christopher High School. Greenhouse Gas (GHG) Mitigations- While the City of Gilroy has begun work on a Climate Action Plan/GHG reduction strategy called Gilroy Blue Skies Initiative4, a GHG reduction 4 https://www.cityofgilroy.org/1144/Blue-Skies-Initiative 3 https://www.cityofgilroy.org/AgendaCenter/ViewFile/Item/3233?fileID=8561 2https://www.cityofgilroy.org/DocumentCenter/View/7646/Resolution-2012-20-City-of-Gilroy-Supports-Safe -Routes-to-School- 1https://www.baaqmd.gov/~/media/dotgov/files/rules/reg-9-rule-4-nitrogen-oxides-from-fan-type-residential -central-furnaces/2021-amendments/documents/20230522_faq_appliance-rules_final-pdf.pdf 2 strategy has not yet been adopted by the City. To meet the BAAQMD’s GHG Threshold, the project should make no connections to natural gas, meet CALGreen requirements that are energy efficient, and be constructed in a manner that would avoid wasteful use of energy. Consistent with the requirements of the CALGreen Building Standards Code, each of the 42 residences should install a 208/240-volt branch EV charging circuit and receptacle in the garage to allow for on-site EV charging. We encourage a solar plus battery system on each home of the project. We support the City of Gilroy implementing the Gilroy Blue Skies Initiative so that future developments don’t have to continue to rely on VTA. We recommend that new townhomes purchased receive a $100 Clipper Card and annually that Clipper Card is auto-loaded $100 by the projects HOA, i.e. Kern Cottages and Royal Townhomes conditions of approval. It takes a combination of all-electric construction and VMT reductions to mitigate the negative impacts to our environment. We have solutions that work, including interacting with transit agencies, to bring more frequent transit to where we are seeing an increase in development. This takes innovation through policies and programs that we have and active management of those programs with property management. We can’t continue to rely on mode shifting without actively managing programs. Recommend a Dero Bike Fixit Station with Air Kit Bike Pump and Public Outdoor Feature- We recommend placing additional bike fixit stations near the required bike parking. This would add to the current network throughout the City. https://www.dero.com/product/fixit/ General Plan 2040 Mobility-The Mobility Element provides the framework for decisions in Gilroy concerning the citywide transportation system. It seeks to create a balanced transportation network that supports and encourages walking, bicycling, and transit ridership. The goals and policies address a variety of topics, including multimodal transportation, complete streets, pedestrian facilities, bikeways, public transit, vehicular transportation, parking, and goods movement. Goal of Mobility M4- Plan for efficient and convenient local and regional transit systems that respond to the changing needs of Gilroy. Mobility 4.2- Transit and Development require new developments to fully accommodate, enhance, and facilitate public transit, including pedestrian and bicycle access to transit. What has this development done to enhance pedestrian and bicycle access to transit? Partnerships with cities are essential for improving access to public transit. Mobility 1.7: Reduce Vehicle Miles Traveled. Reduce VMT and GHG emissions by developing a transportation network that makes it convenient to use transit, ride a bicycle, walk, or use other non-automobile modes of transportation. Support and we are excited to see the City of Gilroy implement their own Bike Parking Ordinance and VMT/TDM Ordinance so that future developments don’t have to continue to rely on VTA. 3 Policy M 4.2. Transit and Development. Require new development to fully accommodate, enhance, and facilitate public transit, including pedestrian and bicycle access to transit. Support Policy M 5.3: Promote Non-Auto Modes of Transportation. Consider offering incentives as part of a multimodal system approach, for projects that incorporate travel demand management techniques and promote transit ridership, biking, and walking in order to reduce air pollution, energy consumption, and GHG emission. Mobility 4.6- Santa Clara Valley Transportation Authority (VTA) Coordinate with VTA on the planning of new transit routes within Gilroy and maintain a strong relationship with VTA management to ensure continued cooperation. Was this development project routed for plan review with our partner VTA, we have the opportunity to shift riders towards transit through a robust managed Transportation Demand Management (TDM) program? We can’t continue to rely on mode shifting without actively managing programs. Existing Transit Services- The nearest VTA bus stops serving the development are Frequent Route 68 (15 minute headway Monterey Rd/Howson St) less than 300 ft east of the project site. Local Route 85 (1 hour headway Howson St) serves the project site on Howson St. Rapid Route 568 (30 minute headway Monterey Rd/Howson St) less than 300 ft east of the project site. You can take your bike with you or park it at an e-locker at the Gilroy Transit Center. Express 121 service was cut last year. This is a great opportunity to promote the use of public transit to the residents and visitors through outreach programs established in a Transportation Demand Management (TDM) program. Leverage the Measure B E&E funding the city has and the marketing outreach resources from Valley Transportation Authority (VTA)5. Bus service between Santa Clara County and Monterey County with 4 round trips Mon-Fri on Bus Line 59 running between VTA’s Gilroy Transit Center and Salinas Intermodal Transit Center/AMTRAK.6 Sincerely, Gilroy Bicycle Pedestrian Advisory Committee (Gilroy BPAC) GilroyBPAC@gmail.com https://www.facebook.com/GilroyBPAC We are a community group actively embracing, advancing ideas, and projects that promote the concept of free-range people in Gilroy. We support building projects that are energy resilient and promote the reduction of greenhouse gasses (GHG). We are seeking your input whether you are a BMX rider, trail runner, recreational bike rider, MTB rider, walker, and hiker! #GilroyBPAC 6 https://mst.org/wp-content/media/59.pdf 5 https://www.vta.org/faq/how-do-i-start-riding-vta 4