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Home My WebLink About01/16/2020 Planning Commission - Special Meeting Packet Special Planning Commission Agenda January 16, 2020 6:30 P.M. CITY COUNCIL CHAMBERS, CITY HALL 7351 Rosanna Street, Gilroy CA PLANNING COMMISSION MEMBERS Chair: Tom Fischer: tom.fischer@cityofgilroy.org Sam Kim: sam.kim@cityofgilroy.org Vice Chair: Casey Estorga: casey.estorga@cityofgilroy.org Fabian Morales Medina: fabian.morales@cityofgilroy.org John Doyle: john.doyle@cityofgilroy.org Peter Fleming: peter.fleming@cityofgilroy.org Amanda Rudeen: Amanda.rudeen@cityofgilroy.org Pursuant to Government Code Section 54956, at a Special Meeting, comments by the public will be taken only on those items on the agenda. Persons speaking on any matter are asked to state their name and address for the record. Public testimony is subject to reasonable regulations, including but not limited to time restrictions on particular issues and for each individual speaker. A minimum of 12 copies of materials should be provided to the Clerk for distribution to the Commission and Staff. Public comments are limited to no more than 3-minutes, at the Chair’s discretion. In compliance with the American Disabilities Act (ADA), the City will make reasonable arrangements to ensure accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the City Clerk 72 hours prior to the meeting at (408) 846-0491. A sound enhancement system is available in the City Council Chambers. If you challenge any planning or land use decision made at this meeting in court, you may be limited to ra ising only those issues you or someone else raised at the public hearing held at this meeting, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Please take notice that the time within which to seek judicial review of any final administrative determination reached at this meeting is governed by Section 1094.6 of the California Code of Civil Procedure. Persons who wish to speak on matters set for Public Hearing will be heard when the presiding officer calls for comments from those persons who are in support of or in opposition thereto. After persons have spoken, the hearing is closed and brought to the Planning Commission level for discussion and action. There is no further comment permitted from the audience unless requested by the Planning Commission. A Closed Session may be called during this meeting pursuant to Government Code Section 54956.9(b)(1) if a point has been reached where, in the opinion of the legislative body of the City on the advice of its legal counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City. Materials related to an item on this agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection with the agenda packet in the lobby of Administration at City Hall, 7351 Rosanna Street during normal business hours. These materials are also available with the agenda packet on the City website at www.cityofgilroy.org I. PLEDGE OF ALLEGIANCE II. REPORT ON POSTING THE AGENDA AND ROLL CALL III. PUBLIC COMMENTS: (Three-minute time limit). This portion of the meeting is reserved for persons desiring to address the Planning Commission on matters not on the agenda. The law does not permit the Planning Commission action or extended discussion of any item not on the agenda except under special circumstances. If Planning Commission action is requested, the Planning Commission may place the matter on a future agenda. All statements that require a response will be referred to staff for reply in writing. PUBLIC HEARINGS FOR RELATED PROJECT APPLICATIONS WILL BE HEARD CONCURRENTLY AND ACTION WILL BE TAKEN INDIVIDUALLY. COMPANION PROJECTS UNDER NEW BUSINESS WILL BE TAKEN UP FOR ACTION PRIOR TO, OR IMMEDIATELY FOLLOWING THE RELATED PUBLIC HEARING. THIS REQUIRES DEVIATION IN THE ORDER OF BUSINESS AS NOTED WITHIN THE AGENDA. IV. CONSENT AGENDA 1. Planning Commission Special Meeting Minutes of October 17, 2019 V. CONTINUED PUBLIC HEARINGS VI. PUBLIC HEARINGS VII. NEW BUSINESS A. M 19-14 (19090001): a request for an exception to the rental rates specified in the “RDO Affordable Housing Exemption Procedure” for property located north of Luchessa Avenue, between Miller Avenue and West 10th street (APN(s) 808 -18- 003 (portion), 808-19-022 and 808-19-023), commonly known as the Glen Loma Ranch Below Market Rate Apartment Project. This property is located within the Glen Loma Ranch Specific Plan area. The request does not propose any development, nor will it have a direct or indirect physical change in the environment. Therefore, the request does not meet the State CEQA Guidelines definition of project and is not subject to CEQA. Application filed by William R. Spann, 26302 Table Meadow Road, Auburn, CA 95602. 1. Staff Report: Melissa Durkin, Planner II 2. Public Comment 3. Possible Action: Staff has analyzed the proposed project, and recommends that the Planning Commission (Roll Call Vote): a) Adopt a resolution recommending that the City Council approve M 19-14 (19090001); and b) Motion to recommend that staff revise the “RDO Affordable Housing Exemption Procedure” to reflect current state laws. VIII. INFORMATIONAL ITEMS A. Current Planning Projects B. Planning Staff Approvals IX. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION Chair Tom Fischer - General Plan Advisory Committee and Historic Heritage Committee Vice Chair Casey Estorga - Street Naming Commissioner Peter Fleming - Gilroy Downtown Business Association Commissioner Amanda Rudeen - Bicycle Pedestrian Commission and High Speed Rail Authority Commissioner Sam Kim - General Plan Advisory Committee X. REPORTS BY COMMISSION MEMBERS XI. PLANNING MANAGER REPORT XII. ASSISTANT CITY ATTORNEY REPORT XIII. ADJOURNMENT to the Next Meeting of February 6, 2020 at 6:30 P.M. Planning Commission Special Meeting of OCTOBER 17, 2019 I. PLEDGE OF ALLEGIANCE II. REPORT ON POSTING THE AGENDA AND ROLL CALL Attendee Name Title Status Arrived Rebeca Armendariz Planning Commissioner Present 6:18 PM Peter Fleming Planning Commissioner Present 6:21 PM Amanda Rudeen Planning Commissioner Present 6:21 PM Casey Estorga Vice Chair Present 6:26 PM Sam Kim Planning Commissioner Present 6:30 PM Susan Rodriguez Planning Commissioner Absent Tom Fischer Chair Present 6:19 PM III. PUBLIC COMMENTS IV. CONSENT AGENDA 1. October 3, 2019 Regular Planning Commission Meeting Minutes V. PUBLIC HEARINGS A. Staff has analyzed the proposed project and recommends that the Planning Commission (Roll Call Vote): Consider and recommend that the City Council adopt the mitigated negative declaration prepared for the project, based on findings required by the California Environmental Quality Act (CEQA); and Adopt a resolution recommending that the City Council approve the Wren Investors and Mark Hewell and David Sheedy Urban Service Area Amendments (USA 12 -01 and USA 14-02). 1. Staff Report: Julie Wyrick, Planning Manager 2. Public Comment 3. Planning Commission Disclosure of Ex-Parte Communications 4. Possible Action: Melissa Durkin, Planner II presented the report. Chair Fischer opened public comment. Applicant's Mark Hewell and Dick Oliver spoke. Chair Fischer closed public comment. Disclosure of Ex-Parte Communication: Chair Fischer disclosed that he did meet with Gilroy Growing Smarter this week but ha s no new information that is not already provided on the staff report. 4.1 Packet Pg. 4 Communication: Planning Commission Special Meeting Minutes of October 17, 2019 (CONSENT AGENDA) Motion was made by Commissioner Kim, second by Commissioner Armendariz to recommend to the City Council the adoption of the mitigated negative declaration. Vote: Motion carried 6-0-0-1 Yes: Estorga, Armendariz, Kim, Fleming, Rudeen, Fischer No: None Abstain: None Absent: Rodriguez Motion was made by Commissioner Fleming, second by Commissioner Armendariz to recommend to the City Council the adoption of the Urban Service Amendment, Wren Investors and Hewell to add 56 acres to the Urban Service Area. Vote: Motion carried 6-0-0-1 Yes: Estorga, Armendariz, Kim, Fleming, Rudeen, Fischer No: None Abstain: None Absent: Rodriguez RESULT: APPROVE [UNANIMOUS] MOVER: Sam Kim, Planning Commissioner SECONDER: Rebeca Armendariz, Planning Commissioner AYES: Armendariz, Fleming, Rudeen, Estorga, Kim, Fischer ABSENT: Rodriguez VI. NEW BUSINESS A. Approval of the 2020 Schedule of Regular and Special Planning Commission Meetings. 1. Staff Report: Christina Ruiz, Management Assistant 2. Public Comment 3. Possible Action: Julie Wyrick, Planning Manager presented the 2020 Schedule of Regular and Special Planning Commission Meetings schedule. Motion was made by Commissioner Rudeen, second by Commissione r Fleming to approve the revised 2020 Schedule of Regular and Special Planning Commission Meetings. Motion carried 6-0-0-1. 4.1 Packet Pg. 5 Communication: Planning Commission Special Meeting Minutes of October 17, 2019 (CONSENT AGENDA) RESULT: APPROVE [UNANIMOUS] MOVER: Amanda Rudeen, Planning Commissioner SECONDER: Peter Fleming, Planning Commissioner AYES: Armendariz, Fleming, Rudeen, Estorga, Kim, Fischer ABSENT: Rodriguez VII. INFORMATIONAL ITEMS VIII. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION IX. REPORTS BY COMMISSION MEMBERS Commissioner Estorga requested staff to produce a report on housing legislation and agenize for the next scheduled Planning Commission meeting. Commissioner Kim requested staff to provide project comment letters to the commissioner's prior to the meeting date. X. PLANNING MANAGER REPORT XI. ASSISTANT CITY ATTORNEY REPORT Andy Faber, City Attorney presented the Assistant City Attorney's report. XII. ADJOURNMENT to the Next Meeting of November 7, 2019 at 6:30 P.M. Christina Ruiz, Management Assistant 4.1 Packet Pg. 6 Communication: Planning Commission Special Meeting Minutes of October 17, 2019 (CONSENT AGENDA) Greg Larson INTERIM DIRECTOR Community Development Department 7351 Rosanna Street, Gilroy, California 95020-61197 Telephone: (408) 846-0451 Fax (408) 846-0429 http://www.cityofgilroy.org DATE: January 16, 2020 TO: Planning Commission FROM: Melissa Durkin, Planner II SUBJECT: M 19-14 (19090001): a request for an exception to the rental rates specified in the “RDO Affordable Housing Exemption Procedure” for property located north of Luchessa Avenue, between Miller Avenue and West 10th street (APN(s) 808-18-003 (portion), 808-19-022 and 808-19-023), commonly known as the Glen Loma Ranch Below Market Rate Apartment Project. This property is located within the Glen Loma Ranch Specific Plan area. The request does not propose any development, nor will it have a direct or indirect physical change in the environment. Therefore, the request does not meet the State CEQA Guidelines definition of project and is not subject to CEQA. Application filed by William R. Spann, 26302 Table Meadow Road, Auburn, CA 95602. Request: Staff has analyzed the proposed project, and recommends that the Planning Commission (Roll Call Vote): a) Adopt a resolution recommending that the City Council approve M 19-14 (19090001); and b) Motion to recommend that staff revise the “RDO Affordable Housing Exemption Procedure” to reflect current state laws. EXECUTIVE SUMMARY: The primary funding agency for affordable housing projects in California, California Housing Finance Agency (CalHFA), recognizes that inadequate housing is being produced for very low-income and middle-income households. To bolster housing production targeted to these income groups, CalHFA is funding housing in the middle- income range, in exchange for producing housing in the very low-income range. The Pacific Companies would like to rent units in the Glen Loma Ranch below-market rate apartment project at rates consistent with CalHFA funding. The Pacific Companies 7.A Packet Pg. 7 2 would need an exception to Gilroy’s affordable housing policy to implement this rental structure. The proposed rental structure would help Gilroy meets its Regional Housing Needs Allocation (RHNA) requirements and would provide housing to under-served very low-income and middle-income families. If The Pacific Companies does not obtain approval of this exception, all apartments within this project would rent in accordance with the City’s policy. The City’s policy is outdated and does not address current RHNA requirements. Because of this, renting units in accordance with the City po licy would not advance the City in meeting its RHNA requirements. BACKGROUND: Policy issues are under the City Council’s purview and not normally reviewed by the Planning Commission. However, staff has determined that the Planning Commission should consider and recommend this policy exception, since it impacts broader issues related to the General Plan Housing Element and the city’s ability to meet RHNA requirements. Gilroy’s Affordable Housing Policy The City’s “RDO Affordable Housing Exemption Procedure” (Policy) was first adopted in 1992 as a policy of the Residential Development Ordinance (RDO). The RDO is the City’s growth management ordinance and regulates the amount of residential development that can occur over specified time periods. The Policy’s original intent was to ensure affordable projects provided housing at defined levels of affordability (see attachment). Since its initial adoption, the Policy has become the City’s de facto affordable housing policy. The Policy sets forth required affordability levels for all affordable projects, including projects within Neighborhood District areas, such as Glen Loma Ranch. The Policy states that affordable projects must rent 100% of units at rents restricted to households earning up to 60% of Area Median Income (AMI), which is within the Low- Income housing range. In practice, most affordable rental projects constructed in Gilroy have rent structures requiring a deeper level of affordability, due to requirements of the developers’ funding sources. Glen Loma Ranch Affordable Housing Requirements The Glen Loma Ranch (GLR) Development Agreement (DA) requires 15.1% of the units constructed in GLR to be affordable. Most of the affordable units are slated to be developed in the Town Center neighborhood, on a lot designated in the Specific Plan as the “Affordable Housing Area” (see GLR Land Use Plan attachment). The DA requires up to 256 affordable units to be constructed in GLR, if the project develops the Specific Plan maximum of 1,693 units. The DA requires affordable units to be constructed as follows: a. 106 units income-restricted in conformance with the Policy. These would be multi-family units; b. 75 senior affordable units. These units would be both income-restricted in conformance with the Policy and restricted to households in which at least one resident is 62 or older. 7.A Packet Pg. 8 3 c. 75 senior non-restricted units. These units would be affordable by design (i.e. smaller units, with correspondingly smaller sales prices or rental rates), but would not be income-restricted. If fewer than 1,693 units are constructed, the number of affordable units required would be reduced proportionately. Since we now know that it is likely that a maximum of 1,350 units will be constructed, Glen Loma Ranch would likely need to provide only 204 affordable/senior units. Most of these units would be constructed in the Town Center neighborhood of Glen Loma Ranch, which includes the Affordable Housing Area where The Pacific Companies will develop the below-market rate apartment project. Affordable units not constructed within the Town Center neighborhood will be constructed in neighborhoods that have not yet received development approval, specifically, the Malvasia multi-family area, Rocky Knoll and Canyon Creek. Gilroy’s Progress toward Meeting RHNA Requirements The California Department of Housing and Community Development (HCD) determines the total number of new homes that need to be constructed in each region in California, and the affordability levels of those homes. The Association of Bay Area Governments (ABAG), which is the regional governmental agency Gilroy belongs to, determines the fair share of housing each city, town and county in the Bay Area must develop. The process by which ABAG allocates this housing is called the Regional Housing Needs Allocation (RHNA) process. The RHNA cycle is concurrent with each agency’s Housing Element cycle, so Housing Element policies and goals can be tailored to facilitate development of the required housing. Gilroy’s current Housing Element/RHNA cycle runs from 2015-2023. The chart below shows the progress Gilroy has made toward meeting the RHNA requirements through 2018. Regional Housing Needs Assessment Progress (2015 – 2018) Income Level RHNA Allocation by Income 2015 2016 2017 2018 Units Permitted To-date Units Remaining Extremely Low Income (0 – 30% AMI) 236 0 0 0 37 37 163 Very Low (31 – 50% AMI) 26 0 10 0 36 Low 160 249 0 192 38 479 0 7.A Packet Pg. 9 4 AMI=Area Median Income As the chart shows, Gilroy has exceeded Low and Above -Moderate RHNA requirements, but still needs to make significant progress toward m eeting Extremely Low/Very Low and Moderate RHNA requirements. Missing Middle Housing The term “missing middle” applies to households that earn too much money to qualify for low-income housing, but not enough money to pay market rates for housing. All of the apartment projects constructed in Gilroy in recent years (Harvest Park Apartments, Alexander Station, and The Cannery at Lewis Street) are Tax Credit-funded projects that rent apartments to Low and Very Low-Income households. Households earning above 60% AMI do not qualify to rent any of these apartments, and have to compete for the limited number of market-rate apartments available in Gilroy, which tend to be older housing stock. CalHFA has chosen to fund production of housing targeted to household s earning up to 80% AMI to address the needs of the “missing middle.” In exchange for providing housing affordable to households earning up to 80% AMI, developers must also provide housing affordable to households earning up to 50% AMI . Households earning up to 50% AMI are considered Very-Low Income, another income group for which inadequate housing has been constructed. This rental structure meets the dual need of providing housing to middle-income and very low-income households. ANALYSIS: The Pacific Companies requests a Policy exception to rent 24% of the apartments in the Glen Loma Ranch Town Center apartment project to households earning up to 80% AMI, in exchange for renting 48% of the units to households earning 50% AMI (see developer’s attached letter). The proposed rental structure is consistent with CalHFA funding requirements. The apartments will be constructed on the site designated within the Town Center neighborhood as “Affordable.” In addition, as required by state law, (51 – 80% AMI) Moderate (81 – 120%AMI) 217 7 0 0 0 7 210 Above Moderate (Above 120% AMI) 475 406 321 243 156 1,126 0 Total 1,088 688 321 445 231 1,685 Remaining Need 373 7.A Packet Pg. 10 5 two units must be occupied by on-site managers, and would be unrestricted. The proposed rental structure is as follows: *Indicates units designated for on-site managers For reference, the following 2019 Tax Credit income limits and rental rates would apply to Santa Clara County; the California Tax Credit Allocation Committee (CTCAC) adjusts these rates annually. Income Limits Income Limits One-Person Household Two-Person Household Three-Person Household Four-Person Household 50% AMI $51,250 $58,550 $65,850 $73,150 60% AMI $61,500 $70,260 $79,020 $87,780 80% AMI $82,000 $93,680 $105,360 $117,040 Rental Rates Income Limits One-Bedroom Two-Bedroom Three-Bedroom 50% AMI $1,372 $1,646 $1,902 60% AMI $1,647 $1,975 $2,283 80% AMI $2,196 $2,634 $3,044 Under The Pacific Company’s proposal, 48% of the units would be rented to households earning up to 50% AMI, which is considered Very-Low Income. In exchange for renting 48% of the units to Very-Low Income households, 24% of the units would be rented to households, earning up to 80% AMI, which is still in the Low-Income range. Income Levels Family Apartments Senior Apartments Percent out of 158 units 50% AMI (Very Low) 49 27 48% 60% AMI (Low) 26 16 27% 80% AMI (Low) 4 34 24% 120% AMI (Moderate) No Restriction 1* 1* 1% Totals 80 78 7.A Packet Pg. 11 6 If the City’s current Policy requirements were applied to this project, 100% of the units would be rented to Low-Income households. The City has already fulfilled its RHNA requirements for that income group. Therefore, applying the Policy requirements to this project would not further assist the City in meeting that RHNA requirement. Allowing the proposed Policy exception and implementing the proposed rental structure would allow the city to make significant progress toward meeting Very Low-Income housing requirements. The project would provide 76 units at that level, bringing the remaining needed Very Low-Income units down to 87. The project would also rent 80 units to Low-Income households. As stated above, the City has already fulfilled its RHNA requirements for that income group, so these additional units will not further assist the City in meeting that RHNA requirement. The two manger’s units may be eligible to count toward Moderate-Income housing; that determination will be made through discussions with the State Department of Housing and Community Development. Amendments to the Affordable Housing Policy Several recent changes in state law have severally restricted cities’ abilities to limit residential development. In addition, the current affordability requirements contained within the Policy are not addressing RHNA requirements for Very-Low Income or Moderate-Income housing. For these reasons, several provisions of the Policy are either no longer enforceable or no longer meet the City’s needs. Therefore, along with recommending approval of the proposed Policy exceptions, staff recommends directing staff to propose Policy revisions to ensure compliance with state housing laws and RHNA requirements. Staff would bring back the proposed policy revisions at a later date. Project Alternatives If The Pacific Companies does do not receive approval of this exception request, they will rent all of the units at 60% AMI, in accordance with the Policy. The City does not need additional units in this income category to meet RHNA requirements. The City does need additional units in the 50% AMI (Low Income) category to meet RHNA requirements, and needs units in the 80% AMI (Low Income) category to address th e needs of middle-income households. Therefore, staff believes approval of the applicant’s request would benefit the City. Recommendations: Staff recommends that the Planning Commission take the following actions: 1. Recommend that the City Council approve an exception to the “RDO Affordable Housing Exemption Procedure,” to allow The Pacific Companies’ proposed rental structure. The rental structure would allow 48% of the units to be rented to households earning up to 50%AMI; 27% of the units to be rented to households earning up to 60%AMI; 24% of the units to be rented to households earning up to 80%AMI; and 1% of the units to be unrestricted manager’s units. 2. Recommend that the City Council direct staff to propose Policy revisions to ensure compliance with state housing laws and RHNA requirements. 7.A Packet Pg. 12 7 Next Steps: Should the Planning Commission make a recommendation to the City Council with regard to the requested Policy exception, the next step in this process would be to present the proposed policy exception request to the City Council. If the City Council approves the request, it would become effective immediately. Should the Planning Commission make a recommendation to the City Council with regard to recommending Policy revisions, the next step in this process would be to present the proposed recommendation to the City Council. If the City Council directs staff to revise the Policy, staff will add the Policy revisions to the Community Development Department work plan and bring back recommended revisions in accordance with that work plan. Attachments: A. RDO Affordable Housing Exemption Procedure B. Recommended Resolution Attachments: 1. RDO Affordable Housing Exemption Policy 2. GLR Land Use Plan 3. Developer's Request 4. Resolution 7.A Packet Pg. 13 RDO AFFORDABLE HOUSING EXEMPTION PROCEDURE City of Gilroy Revised October 7, 2013 Section 1.00 Statement of Intent It is the intent of this policy to set forth the specific criteria and guidelines for the affordable housing exemption provided in the City of Gilroy Zoning Ordinance, Section 50.62 (b) (3) and (4). The goal of this exemption is to enhance public welfare by meeting the current and future housing needs of all segments of the community. This exemption is intended to encourage private developers to construct housing that is affordable to Very Low, Low and Moderate income households, as specified in this document. Section 1.01 Definitions Affordable Housing: A dwelling unit, either rented or owned, which is affordable to households with Very Low, Low, or Moderate incomes, as specified by this document. Applicant: Any person, partnership, corporation, firm, or any entity or combination of entities, which seek permits or approval for residential development in the City of Gilroy. Dwelling Unit: Housing which is designed and intended for occupancy as a residence by one (1) household. This term includes condominiums, townhouses, single- family homes, multi-family homes and apartments. HUD: United States Department of Housing and Urban Development. Resale Controls: Legal restrictions imposed upon property owners by the City to ensure that the dwelling units will remain affordable to Very Low, Low, and Moderate income households, as defined in this document, for a specified time. 7.A.a Packet Pg. 14 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) Residential Development (RDO): All development that includes single family dwellings, multi-family dwellings, condominiums, townhouses, cooperative developments, and land subdivisions intended to be sold to the public for residential use. Residential Development Ordinance: Section 50.60 of the City of Gilroy Zoning Ordinance that encourages responsible growth in the community, and restricts the amount of housing which may be constructed each year. Very Low, Low and, Moderate Income Levels: Income categories established by HUD for Santa Clara County. Very Low and Low income levels are calculated based on Median household size and income. Section 1.02 General Requirements (A) One hundred percent (100%) of the housing units granted an exemption from the Residential Development Ordinance under this program must be sold and/or rented at prices that are affordable to Very Low, Low, or Moderate income households, as specified by sections 1.03 and 1.04. The procedure for this exemption shall be as follows: Procedure: (1) The applicant must apply for an "RDO Affordable Housing Exemption," and must submit all required fees at the time of application. Consideration for approval of this application shall be made in accordance with the criteria contained within Zoning Ordinance section 50.62. (2) At the time of application for the exemption, the applicant must specify the number of units to be constructed. The applicant must also identify the number of units that will be affordable to households with Very Low, Low, and Moderate incomes, as defined by this document. (3) Rental and/or sale prices of all units shall be reviewed and approved by the City, and shall be affordable to households with Very Low, Low, and Moderate incomes, as specified by sections 1.03 and 1.04. (4) Approval of the application will be based upon compliance with this policy and all other City requirements, as may be updated from time to time. The applicant must receive approval of the RDO exemption prior to Tentative Map approval. In situations where a Tentative Map is not required, the applicant must receive approval of the RDO exemption prior to Architectural and Site Review approval. (5) After approval of this application, and prior to receiving Tentative Map 7.A.a Packet Pg. 15 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) approval (or Architectural and Site Review approval in situations where Tentative Maps are not required), the applicant must enter into a contract with the City (hereafter referred to as Agreement) agreeing to provide affordable housing as delineated in this policy, and as approved by the City Council. This Agreement will assure affordability of the units. Failure to comply with the terms of the Agreement will void all approvals, and the project will not be allowed to proceed without complying with the Residential Development competition procedures of Zoning Ordinance section 50.60, regardless of the stage of construction of the project. 7.A.a Packet Pg. 16 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) (B) The applicant shall advertise the existence and terms of this policy to the general public and accept applications from prospective purchasers and tenants. The applicant shall keep a list of all qualified purchasers and tenants, and shall make this list, along with pertinent financial data, available to the City upon request. (C) All tentative maps, architectural and site reviews, or other development permits approving residential development shall contain conditions sufficient to ensure compliance with the requirements set forth in this policy. These conditions shall include but not be limited to conditions that specify the number of affordable units (whether for sale or rental), their prices and Resale Controls. (D) All dwelling units proposed under this program must be constructed with the same quality of design, construction and materials as required for market rate housing. This requirement shall apply to projects that consist solely of affordable housing units, as well as projects that combine affordable housing with market rate housing. (E) Low and Very Low income rental units constructed through this program shall be affordable for a minimum of 55 years, and Low and Very Low income for-sale units shall be affordable for a minimum of 30 years. Grant deeds and/or Codes, Covenants and Restrictions (CC&Rs) for units constructed under this program shall state that these units are required to remain affordable for these time periods, and shall be recorded against the property with the County Recorder of Santa Clara County. (F) Resale controls shall be incorporated as part of the Agreement signed by individual purchasers of these units. This Agreement shall be recorded against the property with the county recorder of Santa Clara County. (G) The developer shall provide the City with a detailed outreach and advertising plan, in order to insure the housing needs of existing Gilroy Very Low, Low, and Moderate Income residents are met. Section 1.03 Procedure for Renting Affordable Units (A) The City reserves the right to review documents and verify the eligibility of all prospective tenants. (B) In the event an income increase disqualifies a tenant [from hereon referred to as Over-Income Tenant] from meeting the income requirements to rent a unit through this program, the following rules shall apply: (1) The property owner shall re-certify incomes annually. If a tenant is found to make more than 120% of the maximum income to qualify as a Low Income household, the tenant will be given up to 90 days to relocate. 7.A.a Packet Pg. 17 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) (2) During the time the Over-Income Tenant continues to rent the unit, the rental rate of the unit may not increase above the maximum rental rates per bedroom size which are determined by the City (see Appendix). (C) The developer shall specify, in the Agreement entered into with the City, the number of units that are to be constructed and the number of bedrooms in each unit. (D) Cost of Housing: 7.A.a Packet Pg. 18 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) Rental housing constructed through this program shall be affordable to Very Low, Low, and Moderate income households, consistent with the intent of this policy. Rental rates shall be equivalent to the California Tax Credit Allocation Committee (CTCAC) 60% income level rental rates for Santa Clara County. The rental rates shall be revised with every published revision of California Tax Credit Allocation Committee (CTCAC) rental rates. (See Appendix) Tenants in this program may be required to pay a cleaning and/or security deposit of not more than the cost of the monthly rent. 7.A.a Packet Pg. 19 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) Section 1.04 Procedure for Selling Affordable Dwelling Units (A) All saleable dwelling units constructed through this program shall be sold to households that qualify for affordable housing, as defined in this document. For thirty years from the sales date, resale of these homes shall be subject to a resale Agreement that will ensure that these units remain affordable housing for a period of years as specified in the Agreement. The standard time period for affordability should be no less than 30 years. Transfer of these homes shall be to Very Low, Low, and Moderate Income households, and will be subject to the same resale restrictions applied to the original sale. Transfers by gift, devise, or inheritance to an existing spouse, surviving joint tenant, or a spouse as part of a dissolution proceeding, or in connection with marriage shall not be considered a transfer for the purpose of this policy. (B) The City reserves the right to review and approve documents verifying the eligibility of all homebuyers, prior to sale and transfer of each property. (C) All dwelling units constructed under the terms of this program shall be sold to owners who occupy the residences as their principal place of residence. (D) Resale of these units shall be conducted as provided for in this policy. Upon resale, the purchaser's income must correspond to the initial income category established for this unit by the developer. (E) All homebuyers shall enter into an Agreement, recorded on the property, which provides that the home shall be subject to Resale Controls. (F) Cost of Housing: a. Houses constructed in this program should be affordable to Low and Moderate Income households in the following ratios: 1 At least 40% of the units should be affordable to households earning below 60% of Median Income. 2 At least 15% of the units should be affordable to households earning above 60% up to 80% of Median Income. 3 At least 15% of the units should be affordable to households earning above 80% up to 100% of the Median Income. 4 Not more than 30% of the units should be sold to households earning above 100% up to 120% of Median Income. 7.A.a Packet Pg. 20 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) The Median Income shall be as published by the California Department of Housing and Community Development for Santa Clara County. b. Residences constructed in this program shall be sold at or below the City of Gilroy’s published sales prices based on the pricing structure calculated using the factors contained in section c., below. Such sales shall be undertaken , prior to initiating outreach and marketing efforts required in Section 1.02.G of this document. c. The following factors shall be incorporated into the calculation of the sales prices for all future affordable housing units in Gilroy. Each item shall be separately documented. i. Downpayment: 3.5% of the loan amount ii. Interest Rate: FHA rate at time of purchase iii. Property Tax: City of Gilroy property tax rate of 1.26706% of assessed value iv. Homeowners Insurance: Include in sales price calculation v. Length of Deed Restriction: 30 years vi. Private Mortgage Insurance: FHA rate of 1.35% of the loan amount vii. Homeowner’s Association Dues: Include in sales price calculation viii. Mid-Range Income Categories: Evenly distribute the price points in 10% increments over the income categories, rounding to whole units starting from the low point of each category. For example, if the project is required to provide five low income units in the above 60% to 80% of the Average Median Income (AMI) range, three of the units would be priced for households at 70% of the AMI and two at 80%. (G) If the developer is unable to find Low and Moderate Income buyers who are qualified to purchase homes through this program, the developer shall be required to continue to solicit potential Low and Moderate Income buyers for eight (8) months after the date of issuance of the Certificate of Occupancy. After this time, the developer shall be allowed to sell the homes to any person, without regard to income levels. These homes shall, however, be sold at Low and Moderate Income prices, as determined by the City, and shall remain affordable, in accordance with this policy. The applicant shall provide the City with a report on the marketing efforts of these projects, prior to the end of the eight (8) month period. 7.A.a Packet Pg. 21 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) (H) For sale homes constructed through this program shall not be leased or rented, unless exceptional circumstances are established by the owner that the leasing or renting of the home is necessary and approved by the City Planning Division and Division of Housing and Community Development. Any such lease or rental shall be consistent with the rental rates as established by this policy for Very Low, Low, and Moderate Income households and limited in time to not more than one-year. 7.A.a Packet Pg. 22 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) APPENDIX RENTAL UNITS Rental rates will be based on unit size, and will not distinguish between the income levels of the renters. The rental rate for a unit is found by using the following steps: 1. The typical household size each unit can accommodate is determined by using figure 1, although the number of people actually housed in each unit will vary by circumstance. 2. Rental rates shall be equivalent to the California Tax Credit Allocation Committee (CTCAC) 60% income-level rental rates for Santa Clara County. Figure 1 The project manager shall provide the City with a rental report in January, April, July and October of each year. This report shall provide the following elements: 1. Name of the project 2. Number of Units in the project 3. Rental rate of each unit 4. Name, unit number, and income level of each lease holder Number of Bedrooms In Dwelling Unit Typical Household Size Single Residential Occupancy 1 Studios 1 1 2 2 3 3 4 4 6 5 8 7.A.a Packet Pg. 23 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) FOR-SALE UNITS: HUD income limits shall be used to determine eligibility for participation in this program. Houses constructed in this program should be affordable to Low and Median Income households in the following ratios: 1 At least 40% of the units should be affordable to households earning 50% to 60% of Santa Clara County Median Income, as defined in the Policy. 2 At least 15% of the units should be affordable to households earning above 60% up to 80% of Median Income. 3 At least 15% of the units should be affordable to households earning above 80% up to 100% of the Median Income. 4 Not more than 30% of the units should be sold to households earning above 100% up to 120% of Median Income. The City Council may permit an exception to the above ratios and approve the allocation of market-rate units from the Market-Rate Exempt pool, not to exceed 25% of the total units in a development, if the development meets the following criteria: a) Total Affordable Units in a project meet the following affordability levels (calculated as a percentage of the total affordable units): • 20% below 50% of Santa Clara Median Income • 25% between 50% and 80% of Santa Clara Median Income • 25% between 80% and 100% of Santa Clara Median Income • 30% between 100% and 120% of Santa Clara Median Income b) The project complies with the requirements of the Neighborhood District policy. c) A Master Plan is required d) The development provides substantial public and/or private infrastructure improvements, beyond those required by the “Neighborhood District Policy,” as negotiated through a Development Agreement. The applicant shall submit proposed sales rates to staff, with backup documentation demonstrating that the units will be affordable to buyers in each income category in the specified percentages. The following provisions will apply to all homes sold under this program: • Prices for homes sold in this program will be based on the homebuyer putting a maximum of a 10% down payment on the home. • The monthly mortgage shall include PITI. • All projects constructed through this program must provide a minimum of 7.A.a Packet Pg. 24 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) three bedrooms in twenty percent (20%) of the units. • Applicants are responsible for financing their units. 7.A.a Packet Pg. 25 Attachment: RDO Affordable Housing Exemption Policy (2569 : M 19-14, Affordable Housing Policy Exception) 7.A.bPacket Pg. 26Attachment: GLR Land Use Plan (2569 : M 19-14, Affordable Housing Policy Exception) Ph: 208.461.0022 // Fax: 208.461.3267 // 430 E. State Street, Ste. 100 // Eagle, ID 83616 // www.tpchousing.com December 27, 2019 Melissa Durkin Planner II City of Gilroy Community Development Department 7351 Rosanna Street Gilroy, CA 95020 Re: Request for Exception to “RDO Affordable Housing Exemption Procedure” Glen Loma Ranch Rental Affordable Housing Project Dear Ms. Durkin, Thank you for your continued support of our efforts to develop affordable housing in the City of Gilroy. I am writing to request that the City allow an exception to its RDO Affordable Housing Exemption Procedure (“RDO Procedure”) for the rental units to be constructed as part of the Glen Loma Ranch project. As you are aware, we have received approvals from the City for the 158-unit Glen Loma Ranch affordable rental project. The allocation of units at various types and income levels is as follows: Income Targeting Family Affordable Senior Affordable Senior Affordable by Design 50% AMI 8 6 60% AMI 71 55 16 No Restriction 1* 1* Totals 80 62 16 *Indicates units designated for on-site managers In an effort to finance the project, we applied for and were awarded funding from CalHFA’s Mixed-Income Program. One of the requirements of this program is that at least 20% of the tax credit financed units be reserved for households earning up to 80% AMI and at least another 10% of the total units serve households up to 120% AMI. The introduction of units targeted at 80% AMI triggers a new federal election not previously available to tax credit projects known as “income averaging” wherein the project can earn tax credits on units at 80% AMI (as opposed to the previous cap of 60% AMI) so long as the income targeting on the tax credit units averages 60% AMI or less. Note that any units above 80% AMI are not eligible for tax credits and are not included in the income averaging calculation. 7.A.c Packet Pg. 27 Attachment: Developer's Request (2569 : M 19-14, Affordable Housing Policy Exception) Page 2 of 3 With the addition of the CalHFA Mixed-Income Program financing, we are requesting that the City approve the income-targeting below while concurrently satisfying 158 units of the total Glen Loma Ranch inclusionary housing obligations: Income Targeting Family Affordable Senior Affordable 50% AMI 49 27 60% AMI 26 16 80% AMI 4 34 120% AMI 0 0 No Restriction 1* 1* Totals 80 78 *Indicates units designated for on-site managers We offer the following in support of our request: 1) The City of Gilroy has seen substantial construction of rental units targeted at the 60% area median income level over the past several years. Our company alone has delivered over 300 such units. We are aware of one other project developed by Meta Housing which will also cover this income level. While it is clear that there continues to be a need for rental housing targeted at this level by virtue of the fact that our projects are fully occupied, there is also a need for affordable housing at both lower and higher income levels based on how many individuals and families we’ve had to turn away, some of whom were over income. Units targeted above 60% of the area median income will serve schoolteachers, nurses, government officials, firefighters and other essential members of the workforce who normally do not qualify at lower affordability levels. More units targeted at 50% AMI will help an underserved segment of the Gilroy workforce while delivering much-needed very-low income units to meet the City’s RHNA goals. 2) Policy makers in the state have come to realize that the housing shortage crisis has significantly increased the amount of people adversely affected. As such, they have designed specific funding programs to target this “missing middle” that has been historically neglected. CalHFA’s Mixed-Income Program is one such program and incentivizes and funds the production of housing targeted at 80% and 120% of the area median income. The current RDO Procedure pre-dates these recent policy initiatives and programs and would prevent a developer from accessing this funding source, which is why we are asking for this exception. Note, we did successfully petition CalHFA to allow us to forego producing any units targeted at 120% of area median income because we provided evidence that such rents would not provide a sufficient discount to prevailing market rents in Gilroy. Here is a link to CalHFA’s program for your reference: https://www.calhfa.ca.gov/multifamily/mixedincome/forms/termsheet- mixedIncome.pdf?v=1.007. 7.A.c Packet Pg. 28 Attachment: Developer's Request (2569 : M 19-14, Affordable Housing Policy Exception) Page 3 of 3 3) For decades, existing federal, state and local funding programs have targeted below 60% of area median income while the free market has served individuals and families who can pay the highest prices the market will support. With the price of homes and rents continuing to climb over the last 5 years, more and more of the workforce find themselves in a position where they do not qualify at 60% of area median income, yet they cannot afford market prices. This results in longer commutes from more affordable places or complete relocations altogether. Having units produced in the City at higher income levels but still below market will help alleviate this problem. An exception to the RDO Procedure for this project will produce a more balanced inclusionary housing development that serves a broader spectrum of the workforce who need affordable housing while at the same time bringing more diversity to the Glen Loma Ranch neighborhood. Thank you for considering this request, and please contact me with any questions. We look forward to our continued partnership with the City to address its affordable housing needs. Sincerely, Caleb Roope President / C.E.O. 7.A.c Packet Pg. 29 Attachment: Developer's Request (2569 : M 19-14, Affordable Housing Policy Exception) RESOLUTION NO. 2020- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY RECOMMENDING APPROVAL OF M 19-14, AN EXCEPTION TO THE CITY'S "RDO AFFORABLE HOUSING EXEMPTION PROCEDURE," TO ALLOW RENTAL RATES WITHIN THE GLEN LOMA RANCH TOWN CENTER APARTMENT PROJECT TO BE AFFORDABLE TO HOUSEHOLDS EARNING 50% TO 80% OF AREA MEDIAN INCOME WHEREAS, The Pacific Companies received approval to construct 158 below market rate apartment units within the Glen Loma Ranch Specific Plan Town Center Neighborhood (“Apartments”); and WHEREAS, the Glen Loma Ranch Development Agreement requires 15.1% of the units constructed in Glen Loma Ranch to be affordable in accordance with the City of Gilroy’s “RDO Affordable Housing Exemption Procedure”; and WHEREAS, 156 of the Apartments will be subject to regulatory restrictions that require affordability in accordance with the City of Gilroy’s “RDO Affordable Housing Exemption Procedure”; and WHEREAS, the existing percentages defining affordability within the “RDO Affordable Housing Exemption Procedure” make it difficult for the City to address the housing needs of Very Low-Income and middle-income households, or meet state Regional Housing Needs Allocation requirements; and WHEREAS, the primary funding agency for affordable housing projects in California is the California Housing Finance Agency (CalHFA); and WHEREAS, CalHFA recognizes that inadequate housing is being produced for Very Low-income and middle-income households; and WHEREAS, to bolster housing production targeted to these income groups, CalHFA is funding housing in the middle-income range, up to 80% Area Median Income, in exchange for producing housing in the Very Low-Income range, up to 50% Area Median Income. WHEREAS, The Pacific Companies would like to rent Apartment units at rates consistent with CalHFA funding; and WHEREAS, The Pacific Companies proposes to rent 24% of the Apartments to households earning up to 80% Area Median Income, in exchange for renting 48% of the units to households earning 50% Area Median Income, consistent with CalHFA funding; WHEREAS, The Pacific Companies would need an exception to the “RDO Affordable 7.A.d Packet Pg. 30 Attachment: Resolution (2569 : M 19-14, Affordable Housing Policy Exception) Housing Exemption Procedure” to implement this rental structure; and WHEREAS, the proposed rental structure would help the City meet Regional Housing Need Allocation requirements for Very Low-Income households, and provide housing for middle-income households; and WHEREAS, the Planning Commission held a duly noticed public meeting on January 16, 2020, at which time the Planning Commission considered the staff report dated January 16, 2020 ("Staff Report") as well as all evidence received, including public testimony. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy hereby recommends to the City Council the approval of M 19-16, a proposed policy exception to the “RDO Affordable Housing Exemption Procedure,” and further recommends that the City Council direct staff to propose Policy revisions to ensure compliance with state housing laws and Regional Housing Needs Allocation requirements. PASSED AND ADOPTED this 16th day of January, 2020 by the following roll call vote: AYES: NOES: ABSENT: ATTEST: APPROVED: _______________________ ______________________________ Julie Wyrick, Secretary Tom Fischer, Chairperson 7.A.d Packet Pg. 31 Attachment: Resolution (2569 : M 19-14, Affordable Housing Policy Exception) 7.A.d Packet Pg. 32 Attachment: Resolution (2569 : M 19-14, Affordable Housing Policy Exception) DATEFILED FILE # (PROJECT #) APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQAProposed12/31/19AS 19-27 (19120038)Deepak Patankar / Architect, (415) 312-04547880 Monterey RoadDemolition of Fosters and the construction of a new dentist office in the downtown expansion district.Proposed Not Assigned12/26/19 M 19-19 (19120034)John Moniz / Ruggeri-Jensen-Azar, (408) 848-0300201 Yamane Drive, 221 Yamane DriveDRG for a contractor's yard for a pavement/concrete installation and maintenance CompanyProposed MC12/12/19 MM 19-38 Peter Tong - System Pavers 1475 Welburn Avenue New retaining wall in residential hillside home. Proposed PA12/12/19 TM 19-01 M Huang 95 Farrell AvenueSubdividing single 43,592 SF lot into 4 single family lots. 3 will be 6,694 SF parcels and one will be a 15,710 flag parcel.Proposed KT12/12/19 Z 19-03 M Huang 95 Farrell Avenue Zone change to remove PUD for a 4 lot subdivision. Proposed KT12/11/19 AS 19-26 (19120012) Debra Mercado 1870 Carob CourtNew 4,862 sq. ft. hillside residence with 1,349 sq. ft. lower level garage.Proposed MC11/27/19 AS 19-24 (19110035) Steve Hernandez 10 West 7th Street Remodel of an existing commercial building Proposed KT11/27/19 CUP 19-01 (19110033) Larissa Dickerson 7797 MontereyConditional Use Permit for a beer garden and brew house in a historic home.Proposed MC11/27/19 AS 19-23 (19110032) Larissa Dickerson 7797 MontereyArchitectural remodel for a beer garden and brew house in a historic home.Proposed MC10/21/19 Z 19-02 City of Gilroy Citywide TUP Ordinance Amendment Proposed KT10/16/19 AS 19-22 Debra Mercado 8772 Foxglove Ct. Single-family hillside home Proposed MC10/15/19 M 19-16 Michael Sullivan, 408-802-3110 810-66-012 DRG for new 48 unit townhome development Proposed JW10/15/19 AS 19-21 Ruben Gurrero 7648 Monterey Road Re-roofing and rollup door replacement at boxing gym Proposed MC10/04/19 AS 19-20 Alfred Y. Gaetos, 408-262-8400x143 165 Martin Street Historic Restoration of Single Family Home Proposed MC7/31/20147/17/12USA 14-02 (#14070058), USA 12-01 (#12070023)Wren Investors, Developer 408-779-3900Vickery & Kern AvenuesUrban Service Area amendment to incorporate of 55.66+/- acres into Gilroy’s Urban Service Area (USA)Proposed MAD IS/MND09/30/19 AS 19-19Daniel Silvernail Architect, Inc.831-462-91381853 Thyme Ct Detached garage and residential addition (ADU under separate Proposed KT09/24/19 AS 19-18 SCRWA 1500 Southwest New Maintenace Facility Upgrades - no expansion of use Proposed KT09/16/19 AS 19-17 M Huang 95 Farrell Avenue Site improvements for 4 residential lots Proposed KT09/03/19 M 19-14 Pacific West/Caleb RoadTown Center BMR Apartments in Glen LomaAffordable housing policy exception Proposed MAD X09/24/19 M 19-10 Glen Loma Group Glen Loma Ranch Specific Plan Traffic study Proposed MAD IS/MNDG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 33Communication: Current Planning Projects (INFORMATIONAL ITEMS) 08/05/19 AS 19-15Darryl Smith408-799-05589005 Mimosa CourtConstruct a new single story 3,145 square foot single-family house with a 709 square foot garage in an RH District.Proposed DR07/03/19 M 19-09 CityHistoric Resources Evaluations - Various Downton Locations Proposed JW06/28/19AS 19-14 (19060034)VMD 19-01Scott Kraus-Oreilly, M Conrotto-Owner303 E Tenth St7,000 sf O'Reilly Auto Parts Store with reduced street sideyard setback along Chestnut Street.Proposed KT06/07/19MM 19-13 (19050039)VMD 19-02Avery Cypress Point LC 8200 KernNew fence and gate for apartment complex security (resubmitted 10/16/19)Proposed KT X05/15/19AS 19-12 (19050022)HP 17-02 (#17070020)Jonathan EmamiFirst Street and Kern Avenue (Formerly AS17-24)4-story, 120-unit apartment on approximately148,456 in-fill multi-family property adjacent to C-3Proposed KT04/19/19 AS 19-11 (19040026) Loret Mussallem 8350 Winter Green Court Single Family Hillside Home Proposed MC X03/20/19 AS 19-07 (1903038) Efrain Coria, Applicant 7888 Monterey St.Mixed use 3-story bld. 2 commercial "live/work" units + 16 residential units, ground level parking Proposed MC03/05/19 AS 19-05 (190030013) Clayton Johnson 8341 Winter Green Ct Single Family Hillside HomeApprovedMC X11/21/18 AS 18-34 (#18110037)Tony Rivellini(408)607-32489025 Mimosa Ct Single Family Hillside Home Approved MC X11/19/18 AS 18-33 (#18110027)Andrew, CA2Homes- Architect(408)786-42339211 Mahogany Ct Single Family Hillside Home Proposed MC X09/11/18 M 18-25 (#18090009) City Land Management System (LMS) Acquisition Proposed SO X08/21/18 M 18-22(#18080054) City UPRR Right of Way High Speed Rail Gilroy Alignment study - Ongoing Proposed KT X08/02/18 M 18-18 (#18080001) CitySpecial Events Permit/Temporary Use Permit Proposed MAD X07/16/18 M 18-17 (#18070050) CityCities Association RHNA Sub-Region Proposed SK X07/03/18 M 18-14 (#18070006) Tenth and Chestnut, Evergreen Tenth and ChestnutProposed commercial development in C3, CM split zoned 6+ acre site - Preapplication review and Traffic Study underwayProposed KT X06/27/18 M 18-13 (#18060036) CityHistorical Resource Inventory Proposed JW X05/04/18AS 18-09 (#18050017)Z 18-04 (18050018)Arroyo Sign, c/o: Richard Luchini 510-715-5488Automall Pkwy. 80' Freeway electronic message pylon sign Gilroy Auto Mall Proposed JW05/01/18 CUP 18-01 (#18050004) Godon D. Warner, Applicant 5987 Obata WayConditional use permit to legalize expansion of an existing recycling facility. Proposed KT X01/24/18 M 18-02 (#18010039) CityParklet policy Proposed SO X10/04/18 M 17-24 (#17100010)Mark Sanchez, Applicant(408)842-70006970 Camino ArroyoTraffic Sensitivity Analysis for proposed commercial development at the SE corner of Camino Arroyo and SR 152Proposed MAD/KT09/04/16 Z 17-02 (#17030053)Tim Filice, Developer 408-847-4224North of Santa Teresa Blvd Glen Loma Ranch Specific Plan update Proposed MADG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 34Communication: Current Planning Projects (INFORMATIONAL ITEMS) 09/02/16 M 16-10 (#16090007) CityCEQA analysis of 10th Street bridge project Proposed MAD X08/25/16 AS 16-33 (#16080044) City of Gilroy W. Luchessa Ave and Miller Ave. New Glen Loma Ranch Fire Station Proposed MAD X12/14/15 Z 15-16 (#15120033) CityZone Text Amendment - Administrative Hearing ProcessProposed SO X12/02/15GPA 15-02 (#15120002), Z 15-12 (#15120004)City Downtown High Speed Rail Station Area Plan - Reactivation of project Proposed KT X07/13/13 GPA 13-02 (#13100001) City2040 General Plan Update Proposed SK XUSA 98-03, A 06-01, Z 07-04Sports Complex Phase 3 Proposed SOApproved11/27/19 AS 19-25 (19110036) Carlos & Esmeralda Martinez 9426 Wetsand Court Legalize partially constructed gazebo Approved PA06/11/18 TM 18-02 (#18060015)RJA: Chris Patton408-848-0300North of Santa Teresa, east of Syrah Dr, and west of Miller Ave. TM for three neighborhoods in GLR: Nebbiolo – 103 SF lots; Malvasia – 46 compact SF lots; and The Glen – 23 SF lots Approved 8/5/19 MAD09/20/19 MM 19-25 C Filice 770 First St. Modify trash enclosure for AS18-19 approval Plan Check KT09/04/19 AS19-16 (19090002) Andrew Raymundo 7300 Monterey StTI to convert gas station to 40 seat coffee shop (indoor and outdoor seating area)Approved 09/16/19 MC X03/04/19 AS 19-04 (19030004) Adolfo Rodriguez 7851 Eigleberry St. New second dwelling. Bldg Permit #19040112 applied 4/19/19 Plan Check KT X03/01/19AS 19-03 (#19030002)HP 19-01 (19030003)Terra Ventures LLC 6807 Automall ParkwayNew car dealership building. Bldg Permit 19100090 Issued for Site WorkPlan CheckJWSK8/23/2019 V 19-01 Mike Torres 591 First street Sign Variance for rooftop sign Approved 09/05/19 KT04/05/19 AS 19-10 (#19040011) Joe Magana 6455 Automall PkwyNew 3,250 sq. ft. freestanding metal canopy. Building Permit #19080090Plan Check KT X04/02/19 AS 19-09 (19040007) Warren Geisert 2281 Banyan Court Single Family Hillside Home Approved MC X03/13/19 AS 19-06 (19030026)D&Z Design, Architect (Debra Mercado)1975 Saffron Court Single Family Hillside Home Plan Check MC X10/19/18 AS 18-29 (#18100050)D&Z Design, Architect (Debra Mercado), 408-778-70052291 Banyan St. Single Family Hillside Home. Permit 19030021 submitted. Plan Check JW X10/09/18AS 18-26 (18100023)CUP 18-05 (#18100024)Brain Spector, Applicant 831-319-4045 ext. 27050 Monterey RdBuilding and site improvements for Sumano's commercial bakeryPlan Check MC09/20/18 AS 18-22 (#18090026)Efrain Coria, Owner 408-804-03428762 Foxglove Ct. Single-Family Hillside Home Plan Check MC X09/14/18 AS 18-21 (#18090018)Tony Rivellini, Applicant 408-607-32488775 Wild Iris Dr. Single-Family Hillside Home (Building Permit #19010165) Plan Check KT X09/11/18 M 18-24 (#18090008) City Review of Planning Agenda and Bylaws Approved SO XG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 35Communication: Current Planning Projects (INFORMATIONAL ITEMS) 09/06/18 AS 18-20 (#18090005)William J. McClintock, Engineer; 408-779-7381Southeast corner of Santa Teresa Blvd and 1st StArchitectural modification for 202 townhome units Approved 10/29/18 JW X09/05/18 M 18-23 (#18090007) City Housing Policy C.C. Study Session Complete SK X08/20/18 AS 18-18 (#18080051)Lon Davis, Architect 408-778-2525Mayock Rd (APN: 841-76-031) New 16,340 s.f industrial warehouse building Plan Check MC X06/24/19 M 19-08 (#19060027)Peter Larson5747 ObataExtension of approval AS17-23 (expires 7/20/20) - New warhouse for steel construction companyApproved KT X01/25/18 TM 13-03 (#13040049)RJA: Chris Patton 408-848-0300SW of Santa Teresa Blvd, S of the Ballybunion Dr/Santa Teresa Blvd TM 13-03 Time Extension for Kroeger Subdivision: Six SFR lots, three open space parcels, and a private street Approved MAD X01/16/18AS 18-03 (#18010024), Z 18-01, TM 18-01Hecker Pass North, LLC, Developer 408-836-9290Hecker Pass (APN:783-04-023) 73 SFR lots, 7 common spaces, and public and private streets by establishing a new PUD overlayPlan Check MAD X01/09/18 AS 18-01 (#18010011)McCarthy Gilroy LLC, Developer 408-356-23006503 Cameron Blvd &1001 Ventura WayTwo single-story warehouse buildings totaling 173,740 SF in McCarthy Ranch Industrial PUDApproved KT X12/15/17 AS 17-37 (#17120021)Caleb Roope, Applicant 530-906-6967Santa Teresa Blvd 158-unit apartment project at Glen Loma Ranch Plan Check MAD10/25/17 AS 17-35 (#17100050)Cameron Waston, Developer 408-690-30378565 Strawberry Ln Single-Family Hillside Home (Bldg Permit #19060072) Plan Check KT X10/25/17 AS 17-34 D&Z Designs 2282 Gunnera Single-Family Hillside Home - Expires 9/3/20 Approved MC09/01/17 AS 17-28 (#17090001)Jack Huang, Developer 408-423-91387151 Monterey Rd URM retrofit and two story addition for a 2-unit apartmentPlan Check JW X09/04/16AS 17-12 (#17030051)TM 17-01 (#17030052)Tim Filice, Developer 408-847-4224North of Santa Teresa BlvdTentative Maps for GLR Town Center Multi-Family Area 125-unit townhomes at GLR Town Center Multi-Family AreaPlan Check MAD01/26/17 AS 17-02 (#17010029)Hecker Pass Commercial, LLC, Developer, 408-836-92902475 Hecker Pass Commercial and residential mixed use in HPSD Approved MAD IS/MND08/09/16 AS 16-29 D&Z Designs 8745 Wild Iris NSFR Hillside Plan Check06/28/16 AS 16-25 (#16060050)Vince Rivero, Architect 408-813-20106705 Silacci Way91,045 SF for contractor truck parking and equipment yard. Build Permit 19020025 applied 2/5/19Plan Check KT X8/31/16 9/1/2016 AS 16-19 (#16080053)Z 17-03 (#16080006)Jan R. Hochhauser, Architect 805-962-2746, Ext. 1028955 Monterey Rd 78-unit apartment complex with new 4,600 commercial space Approved 1/07/19 JW MND03/24/16 MM 19-27, AS 16-09 Maple Gardens 544 Stoney CourtRepairs and accessibility upgrades. B Permit 19100015,16,17,18,19Plan Check MC05/18/16 TM 16-02 (#16050031)R.J. Dyer Real Property Investment, Inc., 408-847-1553Thomas Ln TM for subdividing 14 single-family residential lots. Approved on 11/5/18KT12/21/16 TM 16-01 Glen Loma Group Glen Loma Ranch Specific Plan 59 SFR Lots (McCutchin and Palomino) Approved MAD10/12/15 AS 15-34 (#15100018)Carl Salinas/Hanna & Brunetti/Lon Davis, 408-842-2173360-380 ObataTwo industrial lots -- construction storage yards. Bgrade 18030094 applied 3/19/18Plan Check KT X09/15/14 AS 14-38 N Tuyen 7231 Eagle Ridge NSFR Hillside (Bldg Permit 17050137) Plan Check MC06/18/18 AS 13-35 & TM 13-11 Eagle Garden LLC 1490 Santa Teresa Blvd and First St202 Unit Townhouse Development - Time Extension No 2 (CC Reso 2018-21)Approved JW XG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 36Communication: Current Planning Projects (INFORMATIONAL ITEMS) Under Construction06/27/19 AS 19-13 (19060033) Steve Caspari, Jr 1905 Saffron CourtNew swimming pool/ retaining walls in Residential Hillside. P19050179Under Construction KT10/08/18AS 18-25 (#18100020) and TM 16-03 (#16080041)TriPointe Homes, Scott Kramer, 925-804-2278Miller Ave. and Santa Teresa Blvd. Blanc and Noir (formerly the Grove) neighborhood in Glen Loma Ranch: 113 single-famiy dwelling units Under Construction MAD X12/19/18 AS 18-35 (18120021)Richard/ Holly Hartman 408-995-0496660 Birdsong St. Addition of 963 sq.ft to existing SFR Under Construction MC X11/07/18 AS 18-32 (#18110014)Jason Guera, Symmetry Design Build, 408-813-87608950 Mimosa Ct. Single Family Hillside Home Under Construction MC X10/23/18 AS 18-31 (#18100058)Cheryl Hock, applicant 408-203-61626870 Eagle Ridge Dr. New Cabana in Residential Hillside. P18110172 Under Construction KT X10/22/18 AS 18-30 (#18100051)Jose Ontiveros, Contractor/ Designer, 408-202-21317170 Lahinch Dr. New Swimming Pool/ Spa in Residential Hillside. P18080024 Under Construction KT X10/16/18 AS 18-27 (#18100043)James Vergara, Applicant 408-640-42918885 Forest StNew 11,796 Sq.Ft Industrial Building (Building Permit #19100106)Under Construction KT X08/27/18 AS 18-19 (#18080070)Jeffrey Eaton, Applicant 408-691-8998770 First St. New 4,016 s.f. commercial building with drive-through Under Construction KT X08/16/18 AS 18-17 (#18080045)Sergio Perez, Project manager 925-730-1373S of Solorsano Middle School; E of Santa Teresa (APN: 808-18-017)Margaux (Formerly Montonico) Neighborhood in Glen Loma Ranch: 84 single-family detached homesUnder Construction MAD X08/16/18 AS 18-16 (#18080044)Sergio Perez, Project manager 925-730-1373Syrah Ct (APN: 808-43-005)Burgundy (Formerly Home Ranch) Neighborhood in Glen Loma Ranch: 52 single-family detached homesUnder Construction MAD X08/09/18 AS 18-14 (#18080026)Sergio Perez, Project manager 925-730-1373Merlot Dr (APN: 808-18-014 & 018)Provence (Formerly Wild Chestnut) Neighborhood in Glen Loma Ranch: 43 single-family detached homesUnder Construction MAD X07/30/18 CUP 18-02 (#18070065)Grant Bennett, Applicant 408-847-60008455 Wren Ave Conditional use permit for a pre-school at an existing church Under Construction MC X07/09/18 AS 18-13 (#18070015)D & Z Design, Architect 408-778-70052243 Banyan Ct 4,428 SF Single-Family Hillside Home Under Construction KT X05/04/18 AS 18-10 (#18050024)Tony Rivellini, OwnerPhone: 408-607-32481981 Lavender Way 3,715 SF Single-Family Hillside Home Under Construction JW X02/16/18 AS 18-06 (#18020025)D & Z Design, Architect 408-778-70059175 Tea Tree Way Single Family Hillside Home. P18060120 Under Construction KT X02/01/18 AS 18-05 (#18020002)RJA: Chris Patton 408-848-0300E of Miller Ave. btwn Stanta Terasa Blvd and W of Luchessa AveA private park: a trail, a dog park, and other amentities in GLR Under Construction MAD X01/17/18 AS 18-04D & Z Design, Architect 408-778-70058955 Mimosa Ct. 4418 sf SFR Hillside. Under Construction10/25/17 DUP 17-03 (#17100049) Greg Jaso, Developer 7373 Monterey Rd Lonely Oak Brewery. P18040068 Under Construction KT X09/11/16AS 17-25 (#17070046)Z18-05 (18080018)Chris Vanni, Applicant 408-847-91901405 First Street and Kelton Avenue 12KSF commercial PUD. P18120128,29,30 etc Under Construction KT04/26/17 AS 17-19 (#17040037)Alexander Angkawijaya, Architect 408-431-29528735 Wild Iris Dr. Single-Family Hillside Home. P18030015 Issued 10/11/18 Under Construction KT X04/19/17 AS 17-18 250 Gurries 2846 sf duplex on R3 lot Under Construction PW04/03/17 AS 17-16 (#17040001)D & Z Design, ArchitectPhone: 408-778-70052140 Hollyhock Ln Single-Family Hillside Home. Building Permit 18040102 Under Construction KT XG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 37Communication: Current Planning Projects (INFORMATIONAL ITEMS) 03/30/17 AS 17-15 (#17030085)D & Z Design, ArchitectPhone: 408-778-7005Eagle Ridge16-lot single-family hillside residentialdevelopment in Eagle Ridge Under Construction (Phase I for 4 Lots)JW X03/21/17 AS 17-13 (#17030062)James Baldwin, Architect 408-448-20121820 Carob Ct. Single-Family Hillside Home. P18040085 & 19030092 for ADU Under Construction KT X03/09/17 AS 17-11 D & Z 2185 Hollyhock 4878 sf DFR Hillside Under Construction KO03/07/17 AS 17-09 9010 Tea Tree Way 4ksf Hillside SFR Under Construction JL03/06/17AS 17-08 (#17030017),HP 18-09 (#18060019)Gilroy Storage LLC, DeveloperPhone: 530-886-85586500 & 6700 Cameron Blvd. 40,125 sf addition to an existing self-storage facility. Bldg Permits 18050122, 23, 24Under Construction KT X02/07/17 AS 17-05 2242 Columbine 5,027sf New Hillside Residence Under Construction JL02/06/17 AS 17-04 205 Mayock Rd 10,000 sf addition to industrial building Under Construction KTAS 16-49 R Sharma 8981 Tea Tree Way NSFR Hillside Under Construction JL10/25/16 AS 16-47 (#16100026)Walid Nazzal, ArchitectPhone: 408-772-60968755 Wild Iris Dr. Single Family Hillside Home. P18030127 Under Construction KT X10/21/16 AS 16-46 (#16100023)Performance Food Group, LLCPhone: 415-200-94605480 Monterey RoadConstruction of a grocery and dry goods distribution center that includes a 347,651 square-foot warehouse Under Construction SO EIR09/12/16 AS 16-40 (#16090017)Trac N. Vu, Developer 408-506-0739850 Pacheco Pass Highway New 4,975 SF fueling canopy and undergroundtanks replacement. P18040091Under Construction KT X09/02/16 AS 16-39 G Moore 1980 Lavender Way NSFR Hillside Under Construction JL08/12/16 AS 16-30 G Moore 7430 Sunnydale Way NSFR Hillside Under Construction JL07/01/16 AS 16-26 Truong 2261 Mantelli Drive SFR, Hillside w ADU Under Construction JL06/28/16 AS 16-24 J Suner 2201 Columbine Ct SFR Hillside Under Construction05/25/16 AS 16-20 (#16050055)Jim Rubnitz, DeveloperPhone: 408-813-64166901 Cameron Blvd7,018 SF Chevron carwash, retail and canopy, etc P18020109 issued 8/30/18Under Construction KT X11/06/15 AS 15-38 John Kennedy 2241 Columbine Ct SFR, Hillside Under Construction JL10/26/15 AS 15-37 (#15100042)George Ramstad, Architect 408-842-99427320, 7330, 7340 Monterey Renovation of a downtown URM building. Approved 5/26/17 Under Construction SO X6/5/15 AS 15-24 (#15060011)Bridgit Koller, Calatlantic HomesPhone: 925-315-03668450 Wren Ave. 70 single-family residence Under Construction MAD IS/MND12/11/14 AS 14-46 (#14120015)Kevin Nijjar, DeveloperPhone: 559-264-56505975 Travel Park CircleHampton Inn 4-story 100 room hotel. P16090068, 19100037, 19060045,46Under Construction KT IS/MND10/28/14 AS 14-41 (#14100051)Douglas L. Gibson, ApplicantPhone: 208-908-4871Monterey Rd. and Ervin Ct. Gateway Senior Apartment, 75 units Under Construction JW MND10/6/14 AS 14-39 (#14100010)D & Z Design, ArchitectPhone: 408-778-7005Intersection of Anson Ct. and Evergreen Ct. 6 single-family homes and an 8,600 SF common open space area Under Construction MAD MND03/24/16 MM 19-26, AS 16-08 Eden Housing 450 E Eighth St Repairs and accessibility upgrades Under Construction KTG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 38Communication: Current Planning Projects (INFORMATIONAL ITEMS) MM 19-17 Hererra Trucking 8797 Monterey Street Reoccupy vacant site for contractor use (Hererra) Under Construction KTOn Hold08/10/18AS 18-15 (#18060028)CUP 18-03 (#18080029)Hanna & Brunetti, Applicant, Phone: 408-842-2173305 Obata CtSite improvements and legalize concrete recycling facility expansion (Noah Concrete)On Hold KT09/1/16, 8/31/16CUP 16-04 (#16080006)AS 16-38 (16080053)Paul Strom, ApplicantPhone: 734-812-87412256 Coral Bell Ct New AT&T wireless antenna facility On-hold SK11/26/12A 12-01 (#12110049)Z 12-09 (#12110052)Mark Hewell, DeveloperPhone: 408-483-2400Vickery & Kern Avenues Annexation of 5.46 acres and prezone to Neighborhood District On Hold MAD MNDPlanning AbbreviationsA = AnnexationGL = Greg Larson, 408-846-0451AS = Architectural & SiteGreg.Larson@cityofgilroy.orgAHE = Affordable Housing ExemptionMAD = Melissa Durkin, 408-846-0451CUP = Conditional Use PermitMelissa.Durkin@cityofgilroy.orgDSPE = Downtown Specific Plan ExemptionSK = Stan Ketchum, 408-846-0451DTSUP = Downtown Special Use PermitStan.Ketchum@cityofgilroy.orgGPA = General Plan AmendmentMC= Miguel ContrerasHP = Habitat Plan PermitMiguel.Contreras@cityofgilroy.orgM = MiscellaneousPA = Phil AngeloMD = Minor DeviationPhil.angelo@cityofgilroy.orgRDO = Residential Development OrdinanceSPE = Small Project ExemptionTWA = Teri Wissler Adam, EMC Planning Group831-649-1799 #203 or wissler@emcplanning.comContract PlannersDJP = David J. Powers & AssociatesSue.OStrander@cityofgilroy.orgKT = Kraig Tambornini, 408-846-0214Kraig.Tambornini@cityofgilroy.orgJW= Julie Wyrick, 408-846-0209Diego.Romero@ci.gilroy.ca.usJulie.Wyrick@cityofgilroy.orgDR = Diego RomeroSO = Sue O'Strander, 408-846-0219Planning StaffTM = Tentative MapX = Exempt from CEQA (California Environmental Quality Act) or a project previously evaluated408-248-3500 or mlisenbee@davidjpowers.comApproved = Application approved through Planning review processEIR = Environmental Impact ReportA-EIR = Environmental Impact Report AddendumTUP = Temporary Use Permit USA = Urban Service Area AmendmentV = VarianceZ = Zone ChangeIS/MND = Initial Study/Mitigated Negative DeclarationG:\COMDEV\PLANNING\!Board and Commission\!Planning Commission\3. PC Informational Items\Planning Current Project Log\2019\PLANNING CURRENT PROJECT LOG 2020_01_06PLANNING CURRENT PROJECT LOG 2020_01_068.APacket Pg. 39Communication: Current Planning Projects (INFORMATIONAL ITEMS)