HomeMy WebLinkAbout06/20/2019 Planning Commission - Special Meeting Agenda Packet
Special Planning Commission Agenda
June 20, 2019 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
Sue Rodriguez: sue.rodriguez@cityofgilroy.org
Rebeca Armendariz: rebeca.armendariz@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 raising
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. 4/4/19 Regular Planning Commission Meeting Minutes
2. 4/18/19 Special Planning Commission Meeting Minutes
V. PUBLIC HEARINGS
A. Tentative Map TM 18-02 (#18060015) application requests subdivision of
approximately 125.32 acres for build-out of the Nebbiolo, Malvasia, and The Glen
neighborhoods of the Glen Loma Ranch Specific Plan. The subject site is located
north of Santa Teresa Boulevard, between Merlot Drive and Miller Avenue. The
site comprises APN # 808-18-003, 808-18-024, 808-18-025, and 808-18-026. The
approved Glen Loma Ranch Specific Plan anticipates residential land uses at
various densities in these neighborhoods. The requested map proposes to
create 102 Village Lots in the Nebbiolo neighborhood; 46 Compact Lots in the
Malvasia neighborhood; and 23 Compact Lots in the The Glen neighborhood, for
a total of 171 residential lots. This subdivision would also create two public open
space parcels for the construction of the Santa Teresa trail; 22 private open
space parcels that will be maintained by the homeowners’ association; three lots
for future development; and associated public and private streets on property.
This request is for mapping purposes only, and details of the individual
development of these lots are not a part of this proposal. Future build-out of
these lots will be in accordance with the specific plan. The project site is located
within the Glen Loma Ranch Specific Plan area and is commonly known as
Nebbiolo, Malvasia, and The Glen at Glen Loma Ranch. Application filed by Tim
Filice representing the Glen Loma Group, 7888 Wren Avenue, Suite D143, Gilroy,
CA 95020.
1. Staff Report: Melissa Durkin, Planner II
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
2) Recommendation: Staff has analyzed the proposed project and recommends that
the Planning Commission adopt a resolution recommending that the City Council
approve Tentative Map TM 18-02, subject to certain findings and conditions. (Roll
Call Vote)
B. A City-initiated Zoning Ordinance Amendment (Z 18-07) is proposed to amend
various sections and provisions of Gilroy City Code, Chapter 30. These
modifications include minor changes to the definitions, land uses, parking and
vehicle storage, RV parks, nonconforming uses, minor modification process and
accessory dwelling unit standards.
1. Staff Report: Kraig Tambornini, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
2) Recommendation: Staff recommends that the Planning Commission adopt a
resolution recommending that the City Council approve the proposed ordinance
amendments (Z 18-07). (Roll Call Vote)
VI. NEW BUSINESS
A. Select City Council Dates for Annual Presentation
1. Staff Report:
2. Public Comment
3. Possible Action:
VII. INFORMATIONAL ITEMS
A. Current Planning Projects
B. Planning Staff Approval
VIII. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
IX. REPORTS BY COMMISSION MEMBERS
Chair Tom Fischer - General Plan Advisory Committee and Historic Heritage Committee
Vice Chair Casey Estorga - Street Naming
Commissioner Armendariz - Housing Advisory Committee
Commissioner Sue Rodriguez - South County Joint Planning Advisory Committee
Commissioner Peter Fleming - Gilroy Downtown Business Association
Commissioner Amanda Rudeen - High Speed Rail Authority, Bicycle Pedestrian
Commission and City Council Meetings for April 1, 2019 and April 15, 2019.
Commissioner Sam Kim - General Plan Advisory Committee and City Council Meetings
for May 6, 2019 and May 20, 2019.
X. PLANNING MANAGER REPORT
XI. ASSISTANT CITY ATTORNEY REPORT
XII. ADJOURNMENT to the Next Meeting of July 11, 2019 at 6:30 P.M.
Planning Commission
Regular Meeting
of
APRIL 4, 2019
I. PLEDGE OF ALLEGIANCE
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
Attendee Name Title Status Arrived
Rebeca Armendariz Planning Commissioner Present 6:25 PM
Peter Fleming Planning Commissioner Present 6:20 PM
Amanda Rudeen Planning Commissioner Present 6:08 PM
Casey Estorga Vice Chair Present 6:23 PM
Sam Kim Planning Commissioner Present 6:13 PM
Susan Rodriguez Planning Commissioner Present 6:25 PM
Tom Fischer Chair Present 6:18 PM
III. PUBLIC COMMENTS
None.
IV. CONSENT AGENDA
1. February 7, 2019 Meeting Minutes
The meeting minutes of February 7, 2019 were approved.
V. PUBLIC HEARINGS
A.
1. Staff Report: Trevin Barber, Senior Management Analyst
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Recommend City Council consideration and approval of the proposed ordinance
amendment.
Senior Management Analyst Trevin Barber presented the report.
Several commissioners had concerns on outreach and enforcement of the deed
notifications.
Chair Fischer opened public comment.
Gary Walton spoke.
Chair Fischer closed public comment.
Disclosure Ex-Parte Communication:
Chair Fischer had a brief conversation with Gary Walton on this topic prior to the
meeting.
4.1
Packet Pg. 4 Communication: 4/4/19 Regular Planning Commission Meeting Minutes (CONSENT AGENDA)
RESULT: APPROVE [6 TO 1]
MOVER: Susan Rodriguez, Planning Commissioner
SECONDER: Rebeca Armendariz, Planning Commissioner
AYES: Armendariz, Fleming, Rudeen, Kim, Rodriguez, Fischer
NAYS: Estorga
B. Architectural and Site Review Permit AS18-27 (#18100043) requests approval to
construct an 11,769 gross square foot single-story, 26-foot tall, metal building for
speculative industrial uses located on a 0.93 acre rectangular corner parcel at 8885
Forest Street and Yamane Drive (APN #: 835-31-026).
1. Staff Report: Kraig Tambornini, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
2) Recommendation: Adopt a resolution approving the Architectural and Site Review
Permit AS18-27 (#18100043), as requested, subject to certain findings and conditions.
(Roll Call Vote)
Senior Planner Kraig Tambornini presented the report.
Comments were received by Commissioner Armendariz and Chair Fischer.
Chair Fischer opened public comment.
Applicant James Vergara spoke.
Chair Fischer closed public comment.
Disclosure of Ex-parte communication:
None.
RESULT: APPROVE [UNANIMOUS]
MOVER: Rebeca Armendariz, Planning Commissioner
SECONDER: Peter Fleming, Planning Commissioner
AYES: Armendariz, Fleming, Rudeen, Estorga, Kim, Rodriguez, Fischer
C. CUP 18-05 (#1810024) (Conditional Use Permit) request for approval to allow
Sumano’s Bakery to renovate an existing +/-23,000 square foot building on a 1.33
acre site for a commercial bakery use, including ancillary offices and a 317 square
foot retail sales area. The bakery will receive and deliver products daily from 1:45 am
to 5:30 am. The retail use will operate Tuesday-Sunday from 8:00 am to 4:00 pm. The
property is located at 7050 Monterey Street in the Downtown Expansion District
(DED) commercial zone (APNs 841-14-001, -002, & -056).
1. Staff Report: Miguel Contreras, Planner I
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
2) Recommendation: Adopt a resolution approving Conditional Use Permit (CUP) 18-05
(#1810024) subject to certain findings and conditions. (Roll Call Vote)
Planner I Miguel Contreras presented the report.
4.1
Packet Pg. 5 Communication: 4/4/19 Regular Planning Commission Meeting Minutes (CONSENT AGENDA)
Several commissioners had concerns with the use of wording in the ordinance.
Chair Fischer opened public comment.
Applicant Raymundo Sumano and architect Irina Brauzman spoke and clarified the days
of operations.
Chair Fischer closed public comment.
Disclosure of Ex-Parte communication:
None.
The Commission adopted the resolution and made changes to the recomm ended
conditions; number one (1) to read as, " Approval of Conditional Use Permit (CUPA)
18-05 (#18100024) (hereinafter "the permit") is granted for a commercial bakery with a
minimum 317 square foot ancillary retail use operated at a minimum of forty (40)
hours per week, during normal daytime business hours, contingent on approval
of the plans (hereinafter "the plans") submitted with Architectural and Site Review
application AS 18-26 on file with the Planning Division.
RESULT: APPROVE [UNANIMOUS]
MOVER: Rebeca Armendariz, Planning Commissioner
SECONDER: Sam Kim, Planning Commissioner
AYES: Armendariz, Fleming, Rudeen, Estorga, Kim, Rodriguez, Fischer
VI. NEW BUSINESS
A.
1. Staff Report:
2. Public Comment
3. Possible Action:
Chair Fischer presented the report.
Commissioner Rudeen requested to take Chair Fischer's place as the appointed
representative for Bicycle Pedestrian Commission.
(Roll Call Vote)
Result: APPROVE [UNANIMOUS]
Mover: Tom Fischer, Chair
Seconder: Susan Rodriguez, Planning Commissioner
Ayes: Rebeca Armendariz, Casey Estorga, Peter Fleming, Sam Kim, Susan Rodriguez,
Amanda Rudeen, and Tom Fischer
Absent: None
VII. INFORMATIONAL ITEMS
4.1
Packet Pg. 6 Communication: 4/4/19 Regular Planning Commission Meeting Minutes (CONSENT AGENDA)
A. Current Planning Projects (reports attached)
B. Planning Staff Approvals (reports attached)
VIII. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
IX. REPORTS BY COMMISSION MEMBERS
Chair Tom Fischer - Provided a brief report on the General Plan Advisory Committee and
Historic Heritage Committee.
Vice Chair Casey Estorga - Street Naming Committee - no meeting; no report.
Commissioner Armendariz - Provided a brief report on the Housing Advisory Committee
and City Council Meetings for February 4, 2019 and February 25, 2019
Commissioner Sue Rodriguez - Provided a brief report on City Council Meetings for
March 4, 2019 and March 18, 2019. No meeting and no report for South County Joint
Planning Advisory Committee.
Commissioner Peter Fleming - Gilroy Downtown Business Association - no meeting; no
report.
Commissioner Amanda Rudeen - Provided a brief report on High Speed Rail Authority
and Bicycle Pedestrian Commission.
Commissioner Sam Kim - Added to Chair Fischer's report on the General Plan Advisory
Committee.
X. PLANNING MANAGER REPORT
Deputy Director Sue O'Strander provided a brief report on the annual Affordable Housing
Week program and events sponsored by SV@home and upcoming Special Planning
Commission meeting being held on Thursday, April 18.
XI. ASSISTANT CITY ATTORNEY REPORT
No report.
XII. ADJOURNMENT to the Next Meeting of April 18, 2019 at 6:30 P.M.
Christina Ruiz, Management Assistant
4.1
Packet Pg. 7 Communication: 4/4/19 Regular Planning Commission Meeting Minutes (CONSENT AGENDA)
Planning Commission
Special Meeting
of
APRIL 18, 2019
I. PLEDGE OF ALLEGIANCE
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
Attendee Name Title Status Arrived
Rebeca Armendariz Planning Commissioner Present
Peter Fleming Planning Commissioner Present
Amanda Rudeen Planning Commissioner Present
Casey Estorga Vice Chair Present
Sam Kim Planning Commissioner Present
Susan Rodriguez Planning Commissioner Present
Tom Fischer Chair Present
III. PUBLIC COMMENTS
None.
IV. PLANNING COMMISSIONER TRAINING
A. Presentation of the City of Gilroy Board, Commission & Committee Member
Handbook by City Clerk
City Clerk, Shawna Freels presented the first City of Gilroy Board, Commission &
Committee Member Handbook.
B. Brown Act, Public Records Act and Conflict of Interest Training by Assistant City
Attorney
Assistant City Attorney Jolie Houston provided training on the Brown Act, Public Records
Act and Conflict of Interest.
V. ADJOURNMENT to the Next Meeting of May 2, 2019 at 6:30 P.M.
Christina Ruiz, Management Assistant
4.2
Packet Pg. 8 Communication: 4/18/19 Special Planning Commission Meeting Minutes (CONSENT AGENDA)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: June 20, 2019
TO: Planning Commission
FROM: Melissa Durkin, Planner II
SUBJECT: Tentative Map application to subdivide approximately 125.32 acres
for build-out of the Nebbiolo, Malvasia, and The Glen
neighborhoods of the Glen Loma Ranch Specific Plan. Applicant
Tim Filice representing the Glen Loma Group. (TM 18-02)
1) Request: Tentative Map TM 18-02 (#18060015) application requests subdivision
of approximately 125.32 acres for build-out of the Nebbiolo, Malvasia, and The
Glen neighborhoods of the Glen Loma Ranch Specific Plan. The subject site is
located north of Santa Teresa Boulevard, between Merlot Drive and Miller Avenue.
The site comprises APN # 808-18-003, 808-18-024, 808-18-025, and 808-18-026.
The approved Glen Loma Ranch Specific Plan anticipates residential land uses at
various densities in these neighborhoods. The requested map proposes to create
102 Village Lots in the Nebbiolo neighborhood; 46 Compact Lots in the Malvasia
neighborhood; and 23 Compact Lots in the The Glen neighborhood, for a total of
171 residential lots. This subdivision would also create two public open space
parcels for the construction of the Santa Teresa trail; 22 private open space parcels
that will be maintained by the homeowners’ association; three lots for future
development; and associated public and private streets on property. This request
is for mapping purposes only, and details of the individual development of these
lots are not a part of this proposal. Future build-out of these lots will be in
accordance with the specific plan. The project site is located within the Glen Loma
Ranch Specific Plan area and is commonly known as Nebbiolo, Malvasia, and The
Glen at Glen Loma Ranch. Application filed by Tim Filice representing the Glen
Loma Group, 7888 Wren Avenue, Suite D143, Gilroy, CA 95020.
2) Recommendation: Staff has analyzed the proposed project and recommends that
the Planning Commission adopt a resolution recommending that the City Council
approve Tentative Map TM 18-02, subject to certain findings and conditions. (Roll
Call Vote)
3) Subject Property and Surrounding Land Uses: The subject site is presently
Kristi A. Abrams
DIRECTOR
5.A
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2
undeveloped. The following table identifies the existing land uses and General Plan
and zoning designations of the project site and surrounding properties.
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site
Undeveloped Nebbiolo,
Malvasia, and The Glen
Neighborhoods
Neighborhood
District (ND)/Glen
Loma Ranch
Specific Plan
Neighborhood
District/Planned
Development
(ND/PD)
North Christmas Hill Park Ranch Site Park and
Recreation Facility
OS/PF
South
Santa Teresa Boulevard and
Eagle Ridge Development
Hillside Residential Single-Family
Residential-
Residential
Hillside (R1-
RH)/PD
East Town Center Neighborhood
(undeveloped)
Neighborhood
District (ND)/Glen
Loma Ranch
Specific Plan
ND/PD
West
Home Ranch, Wild Chestnut,
and Montonico Neighborhoods
(undeveloped)
Neighborhood
District (ND)/Glen
Loma Ranch
Specific Plan
ND/PD
4) Environmental Assessment: On November 7, 2005, the City Council certified the
Glen Loma Ranch Specific Plan Environmental Impact Report (EIR) with 52
mitigation measures and adopted the Glen Loma Ranch Specific Plan. The
California Environmental Quality Act (CEQA) Guidelines section 15182, Residential
Projects Pursuant to a Specific Plan, exempts residential projects pursuant to a
specific plan from further environmental review under CEQA, as long as the project
meets the requirements of that section. Staff has determined that the proposed
subdivision meets the requirements of section 15182, and therefore, no additiona l
CEQA analysis is required.
5) Background Information: The proposed tentative map would provide tentative
approval of the specific lots within the Nebbiolo, Malvasia, and The Glen
neighborhoods of the Glen Loma Ranch Specific plan area. In addition, this
tentative map would create parcels that would allow for future subdivision of the
Rocky Knoll, Canyon Creek, and Town Center neighborhoods, also within the Glen
Loma Ranch Specific Plan area. An additional parcel (parcel C3) would be
reserved for the creation of the multi-family portion of the Malvasia neighborhood,
which will be developed in the future. This staff report will focus on the Nebbiolo,
Malvasia, and The Glen neighborhoods, as approval of the subject tentative map
would allow the developer to obtain final map approval of those neighborhoods.
5.A
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In accordance with the Glen Loma Ranch Development Agreement, architectural
and site review permits for projects within Glen Loma Ranch, including the
Nebbiolo, Malvasia, and The Glen neighborhoods, wou ld be approved by the
planning manager at staff level, provided the plans are consistent with specific plan
requirements. See attachment 1 for additional background information on the Glen
Loma Ranch Specific Plan.
6) General Plan Consistency: The City's General Plan designates the subject site
as Neighborhood District/Glen Loma Ranch Specific Plan, which supports the
proposed project request. As such, the proposal conforms to the goals and policies
of the General Plan. Key goals and policies, which pertain to the proposed project
are discussed below:
POLICY # TITLE AND SUMMARY ANALYSIS
1.01 Pattern of Development.
Ensure orderly, contiguous
development pattern;
prioritize infill development;
phase new development;
encourages compactness
and efficiency; preserve
surrounding open space
and agricultural resources;
and avoid incompatible land
uses.
The Nebbiolo, Malvasia, and The Glen
subdivision follows the development
pattern envisioned by the Glen Loma
Ranch Specific Plan. This subdivision is
located east of the Montonico, Wild
Chestnut, and Home Ranch
neighborhoods, which are all under
development. This subdivision is west of
the Canyon Creek and Rocky Knoll
neighborhoods, which have not yet
received subdivision approval.
Development of Nebbiolo, Malvasia, and
The Glen subdivision will utilize
infrastructure currently in place or under
construction to support the Specific Plan
as a whole. The proposed map is
consistent with this policy.
1.10 Gateways. Create entry
points to the City identified
by well-designed,
landscaped entrances.
The Malvasia neighborhood is located
adjacent to Santa Teresa Boulevard and
will be visible from that roadway. The
developer has designed the Malvasia
neighborhood such that a frontage road
and open space areas abut this roadway.
The closest residential lot is located a
minimum 170 feet from the Santa Teresa
Boulevard future face-of-curb. A 25-foot
landscape buffer and a segment of the
5.A
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POLICY # TITLE AND SUMMARY ANALYSIS
Santa Teresa trail will lie between Santa
Teresa Boulevard and the frontage road.
These project features combine to create
an attractive project along Santa Teresa
Boulevard, which is one of Gilroy’s primary
entry points. The proposed map is
consistent with this policy.
2.02 Rate and Timing of
Growth. Ensure that the
rate of growth is controlled
such that resource and
system capacity constraints
are not exceeded and
urban services are funded,
implemented and
completed prior to
occupation of new
buildings.
The developer will pay impact fees and
construct needed infrastructure as part of
the Nebbiolo, Malvasia, and The Glen
subdivision tentative map to ensure that
urban services are timely provided. The
proposed map is consistent with this
policy.
14.02 Bicycle and Pedestrian
Policy. Promote compact,
mixed-use development
patterns that encourage
pedestrian and bicycle
travel and transit use.
The Specific Plan overall provides
compact, mixed-use development and a
series of trails to encourage bicycle and
pedestrian use. Transit opportunities will
be provided throughout the Specific plan
area. Tentative Map application TM 18-02
will advance the specific plan’s bicycle and
pedestrian goals by developing the portion
of the Santa Teresa Boulevard trail that
abuts its boundary, as well as the entire
Autumn Camp trail, which will connect
West Luchessa Avenue to Miller Avenue.
These trail improvements will provide
pedestrian and bicycle access among the
lots in the three neighborhoods involved in
this tentative map, as well as throughout
the Specific plan area.
The proposed map is consistent with this
policy.
Neighborhood District Policy Consistency: This property is located within the
5.A
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Glen Loma Ranch Specific Plan Neighborhood District area, which, as a whole, was
planned in compliance with General Plan Neighborhood District policies. The
resolution approving the Glen Loma Ranch Specific Plan found that the design of the
Plan was consistent with General Plan Neighborhood District policies (City Council
Resolution 2005-82). The following Specific Plan components support that
determination.
A) Density Requirements: The “Neighborhood District Policy” [The Policy] sets
minimum, but not maximum, density standards, and provides incentives for
projects to achieve a higher “Target” density of approximately 8 units per acre
[The Policy section 8.1]. The Glen Loma Ranch Specific Plan addressed The
Policy’s density requirements by setting requirements for minimum and
maximum densities in each neighborhood; establishing a range of product
types that could be developed within each neighborhood; and by requiring a
mix of lot sizes and housing types within larger neighborhoods [Glen Loma
Ranch Specific Plan section 4]. W hile individual neighborhoods within the
Specific Plan area may not meet minimum or target densities, the Specific
Plan as a whole has been designed to meet these densities.
B) Affordable Housing Requirements: The Policy requires that each
Neighborhood District development construct a minimum of fifteen percent
(15%) of its units at affordable prices. The adopted Development Agreement
and Specific Plan set forth the specific considerations related to affordable
housing and senior housing within the Glen Loma Ranch Specific Plan area.
In accordance with the Development Agreement, 15.1 percent of the units
constructed will be sold or rented at affordable levels, resulting in a maximum
of 256 affordable units within this Specific Plan area. This number is
comprised of seventy-five (75) unrestricted “Senior” units, that are intended to
be affordable by design (i.e. smaller units constructed at a higher density);
seventy-five (75) “affordable Senior” units that will be affordable in accordance
with adopted City policies; and 106 multi-family units that will be affordable in
accordance with adopted City policies. These units may be either sold or
rented. That number of affordable units is required if the developer achieves
the maximum Specific Plan build out of 1,693 units; if fewer units are
constructed, the number of affordable units required will be reduced
accordingly, while maintaining the 15.1 percent affordability ratio.
The Development Agreement anticipates that “approximately 86 affordable
units will be constructed in Phase 1, 85 affordable units will be constructed in
Phase 2, and 85 affordable units will be constructed in Phase 3” [DA 34].
Since the Development Agreement states that Phase 1 consists of 633 units,
the developer will be required to construct 86 affordable units prior to building
permit issuance of the 634th unit in the Glen Loma Ranch Specif ic Plan area.
So far, the developer has received final map approval that would allow the
development of 566 units (Vista Bella, Petite Sirah, Mataro, Wild Chestnut,
Home Ranch, Montonico, Luchessa and The Grove). Approximately 275
units have been finaled so far within the Specific Plan area, with another
approximately 135 units under construction. Therefore, the developer is still
5.A
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within Phase 1 of development.
Staff has approved the Town Center Below Market Rate (BMR) site, which
will construct 158 income-restricted affordable units. These units will satisfy
the 106 multi-family affordable unit requirement and 52 of the affordable
senior units. The Town Center Multi-family (townhouse) site proposes 46
senior affordable by design units (the end units in each row of townhouses).
With a total of 204 affordable units proposed in the Town Center, the
developer will exceed Glen Loma Ranch’s Phase 1 and Phase 2 affordable
housing requirements. Future neighborhoods within the specific plan area will
develop the remaining required affordable units.
C) Neighborhood Open Space: The Policy requires open space to meet the
needs of residents in the neighborhood district area. Specifically, this policy
requires “minimum standards for recreational areas and [. . .] a focal point
recreational area in each neighborhood.” This issue is discussed in section 9.
D. of this staff report. Staff believes the Glen Loma Ranch Specific Plan will
provide exceptional recreational and open space amenities for residents as
well as the community at large.
D) Housing Diversity: The Policy states, “Neighborhood District master and
specific plans shall mix housing of different densities together, integrating
them throughout the Neighborhood District.” The Glen Loma Ranch Specific
Plan met this requirement by including the following housing types: compact
lots, traditional lots, single-family attached lots, and multi-family attached.
These housing types will be dispersed throughout the Specific plan area.
By complying with the requirements of the Glen Loma Ranch Specific Plan, the
Nebbiolo, Malvasia, and The Glen neighborhoods comply with The Policy.
Santa Clara Valley Habitat Plan Consistency: Development of the Glen Loma
Ranch Specific Plan area is regulated by the Habitat Plan. A s such, the developer
will be required to conduct focused, pre-construction surveys for the federally and
state-listed Endangered Species and state Species of Special Concern and obtain a
Habitat Plan permit.
7) Conformance with Glen Loma Ranch Specific Plan Development Standards
and Guidelines: The proposed development is located in the Glen Loma Ranch
Specific Plan area. In accordance with the Gilroy City Code, the proposed
subdivision may be approved with a tentative map. Staff will review and approve
the future architectural and site review applications separate from this proposed
subdivision, in accordance with the Development Agreement. The following
applicable development standards have been considered for the proposed project.
Applicable Glen Loma Ranch Specific Plan Standards
STANDARD REQUIRED PROPOSED CONFORMS?
5.A
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STANDARD REQUIRED PROPOSED CONFORMS?
LUS-1 Each Neighborhood
within the Specific
Plan shall observe
the setbacks to
natural features
established within
the Specific Plan and
project Mitigation
Measures
The Nebbiolo, Malvasia
and The Glen subdivision
is largely surrounded by
preserved natural open
space. Lot setbacks to
the open space area and
the creation of a fuel
transition zone were
established during
development of the
Specific Plan. These
areas are indicated on
Specific Plan Figure 25.
The lots within this
subdivision have been
designed in accordance
with this plan.
Yes
LUS-2 The Neighborhoods
within the Specific
Plan shall provide
visual as well as
physical access to
the natural features
being preserved and
enhanced subject to
environmental
consideration where
appropriate
The Nebbiolo, Malvasia
and The Glen subdivision
preserves the view of the
preserved open space
areas via buffers and
subdivision design. The
Autumn Camp trail and
Santa Teresa trail, will
provide access to the
open space areas.
Yes
LUS-11 Streets, and/or trails
shall link schools,
parks, commercial
areas, and
residential
Neighborhoods to
ensure pedestrian
access.
The Specific Plan has
been designed with a
system of streets and
trails that connect the
schools, parks,
commercial areas and
neighborhoods within the
Specific Plan area. The
proposed tentative map
implements this aspect of
the specific plan by
constructing streets that
will connect to the master
planned street system, as
well as constructing the
segment of Santa Teresa
trail abutting the site and
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
the Autumn Camp trail.
TCMF/O
SS-2
Provide pedestrian
paths to connect
parking, open space
and recreational
facilities.
The project has been
designed with sidewalks
that connect parking,
open space and
recreational facilities. In
addition, the project will
construct a segment of
the Santa Teresa trail
and the entire Autumn
Camp trail.
Yes
TRS-2 The route and
destination points of
the various trail
segments will be
conceptually set
through the adoption
of the Glen Loma
Ranch Specific Plan.
Future
Neighborhoods that
develop adjacent to
the trail segments
shall respect the trail
alignments as
adopted.
A segment of the Santa
Teresa trail and the entire
Autumn Camp trail abut
this subdivision. These
trails/trail segments will
be constructed as part of
this project.
Yes
TRS-4 Trail segments will
be constructed by
individual projects
adjacent to the trails.
The completed trail
segments and an
area equivalent to
the width of future
multi-use trails will be
built to city standards
and dedicated to the
City of Gilroy.
A segment of the Santa
Teresa trail and the entire
Autumn Camp trail abut
this subdivision. These
trails/trail segments will
be constructed as part of
this project.
Yes
FPS-1 The size of each
Focal Point shall be
at least 4,500 square
feet in size.
Each neighborhood
provides a focal point
area exceeding 4,500
square feet.
Yes
NLS-1 Neighborhoods that
lie adjacent to Santa
The Malvasia
neighborhood is located
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
Teresa Boulevard
shall provide a fifty-
foot (50’) buffer for
acoustical and
aesthetic
considerations.
adjacent to Santa Teresa
Boulevard and will be
visible from that roadway.
The developer has
designed the Malvasia
neighborhood such that a
frontage road and open
space areas abut this
roadway. The closest
residential lot is located a
minimum 170 feet from
the Santa Teresa
Boulevard future face-of-
curb.
NLS-6 Neighborhoods that
lie adjacent to Santa
Teresa Boulevard
are encouraged to
feature higher
density residential
product types so the
buildings provide
noise shielding in lieu
of soundwalls.
Malvasia parcel C3,
which will be developed
at a future date, will be
developed with multi-
family housing. The
design of this
development will
eliminate the need for
soundwalls.
Yes
Applicable Glen Loma Ranch Specific Plan Guidelines
STANDARD REQUIRED PROPOSED CONFORMS?
VAG-1 Through streets are
preferred, but loop
streets are
permitted to form
interconnecting grid
patterns.
This subdivision proposes
a combination of through
and looped streets that
connect to surrounding
through streets within the
Specific Plan area.
Yes
NLG-2 In cases where
sound walls are
used, the following
measures should
be used:
Breaks and
openings shall be
incorporated in
the design of the
The applicant has
designed the subdivision
to minimize soundwalls.
Only short sections of
streets will require
soundwalls, such that no
breaks are needed.
Instead, the soundwalls
will be screened with
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
sound walls.
Locate sound
walls behind
berms and/ or
landscaping to
screen them from
Santa Teresa
Boulevard.
landscaping.
8) Staff Analysis for Tentative Map (TM 18-02): The subject property would create
three neighborhoods within the Glen Loma Ranch Specific Plan area : the Nebbiolo
neighborhood (102 lots); the Malvasia neighborhood (46 lots), and The Glen
neighborhood (23 lots). The proposed tentative map would also create parcels for
the Rocky Knoll, Canyon Creek, and Town Center neighborhoods. Those
neighborhoods would receive subdivision approval with specific lot layouts through
separate tentative map processes.
While the subject tentative map creates parcels allowing for future subdivision of
the Rocky Knoll, Canyon Creek, and Town Center neighborhoods, it provides for
ultimate mapping of the Nebbiolo, Malvasia, and The Glen neighborhoods, allowing
these neighborhoods to proceed to the final map process. This tentative map staff
report focuses on these three neighborhoods, as all of the other neighborhoods
require separate tentative map approval (see attachment 2 for a project vicinity
map and attachment 3 for tentative map plans).
In accordance with Section 21.41(i) of the Gilroy City Code, initial approval of a
tentative map is valid for twenty-four (24) months. Such approval may only be
extended at the Council’s discretion.
a) Site Layout and Lot Sizes: TM 18-02 proposes to subdivide the following
neighborhoods within the Glen Loma Ranch Specific Plan area: Nebbiolo,
Malvasia and The Glen. These neighborhoods are located in the central
portion of the specific plan area, north and south of West Luchessa Avenue.
This subdivision is bordered to the north by Christmas Hill Park Ranch Site; to
the south by Santa Teresa Boulevard and the Eagle Ridge development; to
the east by the Town Center neighborhood; and to the west by the Home
Ranch, Wild Chestnut, and Montonico neighborhoods (see attachment 3 for
reduced plans).
The following chart summarizes the proposed parcels and land uses:
Land Use Acreage Lot(s)
Public Open Space Lots and
trail easements (Santa
0.49 A1 and A2
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Teresa trail and Autumn
Camp trail)
Private Open Space Lots 31.78 B1-B22
Future Development Lots 55.78 C1-C3
Residential Lots 23.68 1-171
Public Streets 1.24 n/a
Private Streets 12.35 n/a
Total 125.32
Nebbiolo Neighborhood: The Nebbiolo neighborhood is located on the center of
the Specific Plan area, at the top of a wooded bluff. Nebbiolo is bordered on the
north, east, and west by private open space; the Montonico and Malvasia
neighborhoods border Nebbiolo to the south. The Nebbiolo neighborhood
consists of 102 Village single-family lots, at a density of 6.7+/- DU/net acre.
[Village Lots are described in the Specific Plan in Section 7, page 23 and 28.]
Lots in this neighborhood range in size from 5,000+/- to 12,600+/- square feet
and will be served by private streets with 102 on-street parking spaces. [Note:
all on-street parking discussed in this tentative map analysis is in addition to
parking in garages and driveways.] See attachment 4 for project street names.
Homes in this neighborhood will back onto West Luchessa Avenue and Merlot
Drive, necessitating a 6-foot high soundwall on these two streets. [Note: an
acoustical analysis prepared for this Specific Plan has determined that
soundwalls with a height of six feet are adequate to meet General Plan noise
standards. Therefore, all soundwalls discussed in this tentative map analysis
will be six feet high.] All of the lots within this neighborhood will front on private
streets; one lot will be accessed by a private driveway off a private street (lot
45).
Thirty-eight of the lots in this neighborhood will back onto private preserved
open space areas. These includes lots 31 through 59 (twenty-nine lots); lots 60-
61 and 63 (3 lots); and lots 80 through 85 (6 lots). See related discussion
concerning homes backing onto open space in the “Open Space” section of this
report (Section D). Lots backing onto preserved open space areas will provide
open view fencing to the open space area, in accordance with the adopted
Specific Plan.
The neighborhood includes a 0.43+/- -acre private open space area to be
developed as a neighborhood focal point (parcel B5). As with all neighborhoods
included in this tentative map, the neighborhood focal point design will be
considered as part of the architectural and site review application.
Malvasia: The Malvasia neighborhood is located between West Luchessa
Avenue and Santa Teresa Boulevard, south of the Nebbiolo neighborhood. It is
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12
bordered on the east by private open space (a drainage corridor) and the future
Rocky Knoll and Canyon Creek neighborhoods. This neighborhood consists of
46 Compact single-family lots at a density of 8+/- DU/net acre. [Compact Lots
are described in the Specific Plan in Section 7, pages 23-27.] Lots in this
neighborhood range in size from 4,000+/- to 9,070+/- square feet and will be
served by private streets with 46 street parking spaces.
Twelve lots in this neighborhood will back onto West Luchessa Avenue,
necessitating a soundwall on this street. All single-family lots in this
neighborhood front on private streets.
The Malvasia neighborhood proposes a 4.4+/- acre remainder lot for future
development (lot C1). This lot is proposed to accommodate an attached
housing product; the specific housing product has not yet been determined. The
lot will require approvals considered through separate processes. In
accordance with the Specific plan, the architectural and site review for this
parcel will be approved at a staff level.
The Malvasia neighborhood includes two private open space areas totaling
3.2+/- acres that will serve as the neighborhood focal point.
The Glen Neighborhood: Like the Nebbiolo neighborhood, The Glen
neighborhood is located at the top of a wooded bluff and is almost entirely
surrounded by preserved natural open space areas. Access to this site will be
provided by a private divided cul-de-sac that receives access from West
Luchessa Avenue. Two lots within this development will receive access from a
private driveway (lots 150 and 151). Those lots back onto West Luchessa
Avenue and will require a soundwall on the rear and sides of the lots. This
neighborhood will be gated.
The Glen neighborhood would consist of 23 Compact single-family lots at a
density of 7.8+/- DU/net acre, ranging in size from 4,860+/- to 7,000+/- square
feet. All lots within this neighborhood will be served by a single, divided private
street. This neighborhood will have 23 on-street parking spaces. Homes in this
neighborhood will back on to the preserved natural open space areas
surrounding this site. A detention basin lies at the top of this neighborhood (lot
B 21).
The neighborhood includes a 0.2+/- -acre private open space areas to be
developed as a neighborhood focal point.
b) Density: The densities of the neighborhoods proposed in this phase of the
Glen Loma Ranch Specific Plan are shown in the chart below.
Neighborhood Total Units Net Area
(acres)
Net Density
(DU/Acre)
Nebbiolo 102 15.15 6.7+/-
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Malvasia 46 5.65 8+/-
The Glen 23 2.95 7.8+/-
Totals: 171 23.75 7.2
(average)
c) Circulation: The Glen Loma Ranch Specific Plan includes a circulation
system composed of arterial, collector and local roads connecting to Santa
Teresa Boulevard, Miller Avenue, Tenth Street, and Luchessa Avenue. The
Specific Plan also includes a well-developed system of bicycle and pedestrian
trails that provide connectivity throughout the Specific Plan area and to
adjacent residential neighborhoods, Christmas Hill Park, and the Uvas Creek
Park Preserve. Opportunities for transit are also included within the plan.
Private streets within the Nebbiolo, Malvasia and The Glen subdivision comply
with City of Gilroy private street standards in terms of lane width, sidewalk
width, and parking stall width; all private streets will be maintained by the
homeowners’ association. The names of the new private streets have been
approved in accordance with the Development Agreement.
Access to the Nebbiolo, Malvasia and The Glen subdivision will be provided by
West Luchessa Avenue and Merlot Drive.
d) Open Space: In addition to the specific plan-wide open space discussed in
Attachment 1, “Glen Loma Ranch Specific Plan Background information” and
the focal point areas discussed above, the Malvasia neighborhood will develop
the portion of the Class I (paved) Santa Teresa trail that abuts this property.
This entire Autumn Camp trail will also be constructed, connecting West
Luchessa Avenue to Miller Avenue.
Trail/Open Space Interfaces: City general plan policies discourage homes
backing onto open space areas because homes block the view of the open
space and prevent it from being monitored. In addition, recreational use of
open space areas can be a nuisance to residents who want to peacefully enjoy
their rear yards. However, in consideration of the fact that approximately 25
percent of the Glen Loma Ranch Specific Plan area will be maintained as
permanent preserved open space with corresponding limitations on the
project’s ability to construct housing surrounding the open space, the city
agreed to permit the Glen Loma Ranch Specific Plan to design homes backing
onto open space areas. These homes are required to construct open fencing
to allow property owners to monitor the open space areas.
No homes within this subdivision directly abut the Santa Teresa trail or Autumn
Camp trail.
Open Space Buffers/Fuel Transition Zones: Specific plan policy POSS-5
5.A
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requires open space buffers around preserved open space areas. These
buffers, which act as fuel transition zones (FTZ), are areas of mowed, native
vegetation and are specified in Specific plan figure 26. The buffers/FTZs
shown on the proposed tentative map comply with Specific Plan requirements.
Open Space Maintenance: All open space within the three neighborhoods,
the Santa Teresa trail, and the Autumn Camp trail will be maintained by the
homeowners’ association.
e) Soundwalls: Some lots in the Nebbiolo, Malvasia and The Glen
neighborhoods will back onto Luchessa Avenue and Merlot Drive; these lots
will require soundwalls. Specifically, 6-foot high masonry walls will be
constructed on lots one through 12 in the Nebbiolo neighborhood, on lots 137
through 148 in the Malvasia neighborhood, and on lots 149 and 150 in The
Glen neighborhood. Because the applicant proposes to place a street
adjacent to Santa Teresa Boulevard, no soundwall will be necessary along the
portion of the Malvasia neighborhood abutting Santa Teresa Boulevard. The
future multi-family project that will be developed on lot C1 within the Malvasia
neighborhood will be designed to eliminate the need for soundwalls.
f) Stormwater Treatment Basins: The tentative map shows three detention
basins: one on parcel B3, one on parcel B9, and one on parcel B21. The
basins are designed to provide stormwater detention and stormwater
treatment for the proposed development as well as the future Rocky Knoll,
Canyon Creek, and Malvasia multi-family neighborhoods. The treatment
basins will be constructed as part of project improvements.
g) Off-Site Improvements: The following off-site improvements would be
developed as part of this tentative map approval: West Luchessa Avenue from
Santa Teresa Boulevard to parcel B 18; Merlot Drive from its intersection with
West Luchessa Avenue to its intersection with Riini Place (Private Street A);
Santa Teresa Trail and associated landscaping (along the Malvasia
neighborhood frontage); and Autumn Camp trail and associated landscaping.
h) Property Dedications and Easements: The developer will dedicate trail land
to the city for the Santa Teresa trail improvements; the public right-of-way
along West Luchessa Avenue and Merlot Drive adjacent to the Nebbiolo,
Malvasia, and The Glen neighborhoods; a public trail easement for Autumn
Camp trail; and land required for public services easements.
i) FINDINGS: As discussed and analyzed above, the following findings can be
made in support of the tentative map request:
i) The proposed Tentative Map is generally consistent with the intent of the
goals and policies of the Glen Loma Ranch Specific Plan.
ii) The proposed Tentative Map is consistent with the intent of the goals and
policies of the City's General Plan.
iii) The proposed development is consistent with the Zoning Ordinance and
5.A
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the City's Subdivision and Land Development Code, and the State
Subdivision Map Act.
iv) Public utilities and infrastructure improvements needed in order to serve
the proposed project are in close proximity.
v) There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied.
As such, staff supports a recommendation of approval by the Planning
Commission with the recommended conditions included in Attachment 5 of this
staff report.
9) Gilroy Unified School District (GUSD): Project plans were routed to the GUSD
for review and comments. Gilroy Unified School District staff has provided the
following information about this site:
a) The Glen Loma Ranch development is served by the following schools: Las
Animas Elementary, Ascension Solorsano Middle School, and Gilroy High
School. The District might construct an additional elementary school within
the Glen Loma Ranch Specific Plan area in the future, if warranted.
b) District staff expects approximately 59 students to be generated from this
project and has determined that the schools serving the Glen Loma Ranch
development have adequate capacity to serve the students generated by the
new homes.
c) Students will eventually access Las Animas Elementary School, approximately
0.7 miles from the subdivision, via West Luchessa Avenue. In the interim
period before West Luchessa Avenue is completed, students will travel by
vehicle on West Luchessa to Santa Teresa Boulevard, to West 10th Street, and
back to West Luchessa (1.3+/- miles). Pedestrians and bicyclists may also
use the Autumn Camp trail from the subdivision to Miller Avenue, and then to
West Luchessa. Students will travel to Ascension Solorsano Middle School,
approximately 0.5 miles from the subdivision, via West Luchessa
Avenue/Merlot Drive to Syrah Drive. Students will travel to Gilroy High School,
approximately 2.5 miles from the subdivision, initially via West Luchessa to
Santa Teresa Boulevard, to West 10th Street, back to West Luchessa Drive,
and then to Princevalle Drive. Ultimately students will travel approximately
one mile via West Luchessa to West Tenth Street, across the Tenth Street
bridge.
10) Technical Advisory Committee (TAC): Project plans were routed to Engineering,
Building, Police, and Fire representatives for internal review and comment. The
TAC considered the project on June 28, 2018 and on April 4, 2019.
Recommendations of the TAC members have been incorporated into the project
plans and/or are included as recommended conditions in attached resolution(s).
Pursuant to Section 21.41(a), the Tentative Map was distributed for consideration
by various departments and utility agencies. Standard comments received are
incorporated in the recommended conditions of approval (see Attachment 5).
5.A
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11) Bicycle Pedestrian Committee (BPC): On August 28, 2018, the applicant gave a
presentation on the Glen Loma Ranch Specific Plan area to the BPC. The
presentation had a special focus on pedestrian and bicycle aspects of this
proposal, as well as interconnectivity among neighborhoods within the specific plan
area. The BPC asked questions related to proposed bicycle and pedestrian
amenities and the overall circulation plan.
12) Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of
the subject site were generated by First American Title Company using current
ownership data. On June 7, 2019, notices of this Planning Commission meeting
were mailed to the property owners along within other interested parties. In
addition, the property has been posted with on -site signage notifying passersby of
pending development, and the Planning Commission public hearing packets are
available through the City's webpage.
13) Appeal Procedure: The Planning Commission's action is not final, but rather a
recommendation. As such, the matter will be considered by the City Council at a
later date.
Attachments:
1. Glen Loma Ranch Background Information
2. Vicinity Map
3. TM-Nebbiolo, Malvasia, The Glen
4. Street Names
5. TM 1802_Reso_2019-##_PC_Final
5.A
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Glen Loma Ranch Background Information
Agricultural History: Until the mid-1970s, the Glen Loma Ranch primarily
included orchards and vineyards. Subsequently, row crops and floriculture were
harvested into the early 1990s. Since that time it has been dry-farmed with grain
crops for soil stabilization. Parts of the ranch around Ascencion Solorsano
School have been generally fallow since the 1990s.
Specific Plan: The Glen Loma Group developed the Glen Loma Ranch Specific
Plan between 2000 and 2005 through a series of community meetings, a Specific
Plan liaison committee, and several Planning Commission, City Council, and
Parks and Recreation Commission workshops. The Planning Commission and
City Council considered the Specific Plan at public hearings held in 2005, and the
City Council adopted it on November 7, 2005 [Ref: Resolution 2005-81].
The Glen Loma Ranch Specific Plan area consists of approximately 309 acres
divided into 13 parcels under four separate ownerships. The land is comprised
of gently-sloped terrain with mixed oak/riparian woodlands, coastal scrub, non-
native grasslands and serpentine rock outcrops. Two on -site creeks, Reservoir
Canyon Creek and Babbs Creek, traverse the site, along with two modified
drainage channels that convey storm water for peak seasonal storm events. A
seasonal wetland exists within the northwestern region of the project site. Two
schools exist within the Specific Plan area: Ascension Solorsano Middle School
and Las Animas Elementary School. Roadways constructed to serve those
schools also serve the Specific Plan area.
The Specific Plan encompasses seventeen distinct residential neighborhoods
with up to 1,693 mixed-density residential units, including single-family homes,
apartments, low-income units, and senior units. The city has approved the
subdivision of eleven neighborhoods (Home Ranch, Wild Chestnut, Vista Bella,
Petite Sirah, Mataro, Montonico, McCutchin Creek, Palomino, The Grove,
Luchessa, and Town Center), totaling 908 units so far. Three neighborhoods
(Vista Bella, Petite Syrah and Mataro), with a total of 274 units, have built out.
Ultimate development of the Specific Plan will also consist of a Town Center
commercial development and city fire station; a potential commercial site on the
northern portion of the Specific Plan area (“Northern Commercial Rese rve”); two
proposed city park sites; community amenities or focal points within each
neighborhood; and approximately 88 acres (24 percent of the project site) of
open space and buffer areas with 6-7 miles of trails that link the neighborhoods
and tie into the existing Christmas Hill Park. A rocky knoll area with soils that
provide habitat for endangered species (serpentine soils) and an area that once
contained a eucalyptus grove will be maintained as part of the open space.
RDO Background: The City Council has granted a total of 1,693 RDO
allocations to the Glen Loma Ranch Specific Plan area, as follows: 63 allocations
5.A.a
Packet Pg. 25 Attachment: Glen Loma Ranch Background Information (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
pursuant to application RD 99-13 in the 1999 RDO approval process; 1,380
allocations pursuant to application RD 01-23 in the 2002 RDO approval process;
and 250 allocations pursuant to Gilroy City Code section 30.50.60 (c) (3) b
(formerly Zoning Ordinance section 50.63 (c) (2), see Resolution No. 2005-82).
[Note: this is the RDO “Special Exceptions” section that allows the City Council to
allocate RDO units to projects within an approved Specific Plan area.] The
allocations awarded consist of 1,443 market-rate units and 250 units to be
constructed as affordable, senior and senior-affordable units.
The time frame for construction of the RDO allocations is set forth in the Glen
Loma Ranch Development Agreement. This agreement allows RDO allocations
awarded for a particular calendar year to be used in that year, in the preceding 3
years or in the following 3 years. No more than five hundred (500) allocations
may be used in any single calendar year.
The Development Agreement also allows the buildout schedule to be extended
for force majeure considerations, which includes economic downturns. Due to the
Great Recession, the Glen Loma Ranch RDO allocations received force majeure
extensions from 2006 through 2012. W ith the three years of flexibility afforded
via the development agreement, the developer was not required to begin
obtaining final maps until the end of 2015. So far, the developer has received
final map approval that would allow the development of 566 units (Vista Bella,
Petite Sirah, Mataro, Wild Chestnut, Home Ranch, Montonico, Luchessa and The
Grove).
Open Space:
The Glen Loma Ranch Specific Plan area will preserve approximately 43 acres of
natural open space and over 55 acres of accompanying buffers and other open
space for public benefit. The developer will construct Class I trails within some of
the buffer areas, which will be open to the public via Public Access Easements.
The preserved natural open space, buffers, and Class I Trails will be owned and
maintained by the Glen Loma Ranch homeowners’ association. In addition, the
developer will develop and dedicate two public parks, one adjacent to the Mat aro
neighborhood and one adjacent to Santiago Court; the City will maintain both
parks.
5.A.a
Packet Pg. 26 Attachment: Glen Loma Ranch Background Information (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
The SiteTM 18-02 Vicinity Map5.A.b
Packet Pg. 27 Attachment: Vicinity Map (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 28Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 29Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 30Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 31Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 32Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 33Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 34Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 35Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 36Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 37Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 38Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 39Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 40Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 41Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 42Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 43Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 44Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 45Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 46Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 47Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 48Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 49Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 50Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 51Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 52Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 53Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 54Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 55Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 56Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 57Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
5.A.cPacket Pg. 58Attachment: TM-Nebbiolo, Malvasia, The Glen (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
VINADOR PLWINZER PLVINTNER STMERLOT DRVI
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TRIINA PLSAWANA WYHURKA WYYAWI PL SIRAK DRHAKKAN DRPORPOR CTPORPOR CTTIIWIS WYRECE LN5.A.dPacket Pg. 59Attachment: Street Names (2248 : Nebbiolo, Malvasia and The Glen at Glen Loma Ranch (TM 18-02))
RESOLUTION NO. 2019-##
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TM 18-02,
A SUBDIVISION OF A 125.32+/- ACRE SITE INTO 102 VILLAGE LOTS
IN THE NEBBIOLO NEIGHBORHOOD; 46 COMPACT LOTS IN THE
MALVASIA NEIGHBORHOOD; AND 23 COMPACT LOTS IN THE GLEN
NEIGHBORHOOD, FOR A TOTAL OF 171 RESIDENTIAL LOTS; TWO
PUBLIC OPEN SPACE PARCELS FOR THE CONSTRUCTION OF THE
SANTA TERESA TRAIL; 22 PRIVATE OPEN SPACE PARCELS THAT
WILL BE MAINTAINED BY THE HOMEOWNERS’ ASSOCIATION;
THREE LOTS FOR FUTURE DEVELOPMENT; AND ASSOCIATED
PUBLIC AND PRIVATE STREETS ON PROPERTY LOCATED NORTH
OF SANTA TERESA BOULEVARD, BETWEEN MERLOT DRIVE AND
MILLER AVENUE (APN # 808-18-003, 808-18-024, 808-18-025, AND
808-18-026), FILED BY GLEN LOMA GROUP, 7888 W REN AVENUE,
SUITE D-143, GILROY, CA 95020.
WHEREAS, The Glen Loma Corporation submitted an application requesting a
tentative map to subdivide an approximate 125.32+/- acre site into 102 Village Lots in
the Nebbiolo neighborhood; 46 Compact Lots in the Malvasia neighborhood; and 23
Compact Lots in the The Glen neighborhood, for a total of 171 residential lots ; and two
public open space parcels for the construction of the Santa Teresa trail; 22 private open
space parcels that will be maintained by the homeowners’ association; three lots for
future development; and associated public and private streets on property; and
WHEREAS, the subject property is located within the Glen Loma Ranch Specific
Plan area, north of Santa Teresa Boulevard, between Merlot Drive and Miller Avenue,
commonly known as the Nebbiolo, Malvasia and The Glen neighbrohoods; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the
tentative map (TM 18-02), in accordance with the Gilroy Zoning Ordinance, and other
applicable standards and regulations; and
WHEREAS, said tentative map was referred to various public utility companies
and City departments, including the Technical Advisory Committee for
recommendations; and
WHEREAS, on November 7, 2005, the City of Gilroy adopted the Glen Loma
Ranch Specific Plan; and
WHEREAS, on November 21, 2005, the City of Gilroy adopted the Glen Loma
Ranch Development Agreement; and
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WHEREAS, the Planning Commission finds the tentative map conforms to the
City's General Plan and elements thereof, including the “Glen Loma Ranch Specific
Plan” and the “Neighborhood District Policy”; and
WHEREAS, an environmental impact report (EIR) was prepared for this site as
part of the review of application GPA 00-01; and
WHEREAS, the California Environmental Quality Act (CEQA) Guidelines section
15182, Residential Projects Pursuant to a Specific Plan, exempts residential projects
pursuant to a specific plan from further environmental review under CEQA, as long as
the project meets the requirements of that section. Staff has determined that the
proposed residential subdivision meets the requirements of section 15182 , such that no
additional CEQA analysis is required; and
WHEREAS, a mitigation monitoring and reporting plan has been prepared,
consistent with the certified EIR; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
1. The proposed tentative map is generally consistent with the intent of the
goals and policies of the “Glen Loma Ranch Specific Plan.”
2. The proposed tentative map is generally consistent with the intent of the
goals and policies of the “Neighborhood District Policy.”
3. The proposed tentative map is generally consistent with the intent of the
goals and policies of the City's General Plan.
4. The proposed development is consistent with the Zoning Ordinance and
the City's Subdivision and Land Development Code, and the State
Subdivision Map Act.
5. Public utilities and infrastructure improvements needed in order to serve
the proposed project are in close proximity.
6. As identified in the certified EIR, all significant environmental impacts
associated with buildout of the Glen Loma Ranch Specific Plan area can
be reduced to a less than significant level with the implementation of
adopted mitigation measures identified in the certified EIR, except for air
quality. The proposed project would result in a significant, unavoidable
environmental impact with regard to project emissions and consistency
with the Bay Area 2000 Clean Air Plan. When adopting the specific plan in
2005, the City Council adopted a statement of overriding considerations,
finding that the benefits of the project outweighed this environmental
effect.
WHEREAS, the Planning Commission finds that the applicant agrees with the
necessity of and accepts all elements, requirements, and conditions of this resolution as
being a reasonable manner of preserving, protecting, providing for, and fostering the
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health, safety, and welfare of the citizenry in general and the persons who work, visit or
live in this subdivision in particular.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the
City of Gilroy hereby recommends to the City Council the approval of the tentative map,
subject to the following conditions:
100.
Note: The following abbreviations identify the City department or division responsible for determining compliance
with these conditions. The first group listed has responsibility for complian ce at plan check, the second
confirms compliance with the condition at final inspection, prior to final occupancy or issuance of a certificate
of occupancy, or as specified in the condition. If only one group is identified, they have responsibilities from
initial review through compliance verification. An internal condition reference number is located at the end of
each condition (e.g. G-1 or MND-S2).
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL Building Division/Inspectors PK Parks/Landscape Design
CA City Attorney PL Planning Division
CC Chemical Control Agency PW Public Works/Engineering
FP Fire Prevention TR Traffic Division
PD Police Department WW Wastewater/Source Control
GENERAL PROJECT CONDITIONS
1. Approval of tentative map application TM 18-02 (hereinafter “this permit”) is
granted for approved plans stamped as “Approved on August 5, 2019” (“the plans”)
on file with the Planning Division subdividing an approximate 125.32+/- acre site
into 102 Village Lots in the Nebbiolo neighborhood; 46 Compact Lots in the
Malvasia neighborhood; and 23 Compact Lots in the The Glen neighborhood, for a
total of 171 residential lots; and two public open space parcels for the construction
of the Santa Teresa trail; 22 private open space parcels that will be maintained by
the homeowners’ association; three lots for future development; and associated
public and private streets on property. Build-out of the project shall conform to the
plans, except as otherwise specified in these conditions. Any future adjustment or
modification to the plans shall be considered by the Community Development
Director or designee, may require separate discretionary approval, and shall
conform to all City, State, and Federal requirements, including subsequent City
Code requirements or policies adopted by City Council. (PL, G-1)
2. Developer means permit applicant, property owner, operator, permittee, lessee,
and/or tenants using the space(s) for the intended use(s). Developer shall comply
with project conditions for the life of the project. (CA, G-2)
3. Developer agrees, as a condition of permit approval, at Developer’s own expense,
to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its
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officers, contractors, consultants, attorneys, employees and agents from any and
all claim(s), action(s) or proceeding(s) brought against the City or its officers,
contractors, consultants, attorneys, employees, or agents to challenge, attack, set
aside, void or annul the approval of this resolution or any condition attached
thereto or any proceedings, acts or determinations taken, including actions taken
under the California Environmental Quality Act of 1970, as amended, done or
made prior to the approval of such resolution that were part of the approval
process. (CA, G-3)
4. Failure to appeal this decision in a timely manner, or commencement of any
activity related to the project, is understood to clarify Developer’s acceptance of all
conditions and obligations imposed by this permit and waiving any challenge to the
validity of the conditions and obligations stated therein. (CA, G-4)
5. The expiration date of this approval is August 5, 2021. Should Developer intend to
request an extension to the permit expiration date, Developer must submit to the
Planning Division a written application with applicable fees prior to the expiration
date. Only timely requests may be considered pursuant to the City Code. (PL, G -5)
6. If Developer, owner or tenant fails to comply with any of the conditions of this
permit, the Developer, owner or tenant shall be subject to permit revocation or
enforcement actions pursuant to the City Code. All costs associated with any such
actions shall be the responsibility of Developer, owner or tenant. (CA, G-7)
7. Developer shall complete the “Notice of Land Use Restrictions and Conditions”
form, using the form provided by the City, for recording with the Santa Clara
County Recorder. Before the City issues building permits, Developer shall submit
the original completed, signed and notarized document to the Community
Development Director or designee. (PL, G-9)
8. Developer acknowledges that because of water limitations placed on the City by its
water providers, approval of this permit does not guarantee that the city will issue
building permits. Issuance of building permits may be delayed and subject to
implementation and/or compliance with mandated water conservation or allocation
plans that could be required during drought emergencies pursuant to the Gilroy
City Code Chapter 27.98. (PL/PW, G-10)
9. Any covenants, conditions, and restrictions (CC&Rs) applicable to the project
property shall be consistent with the terms of this permit and the City Code. If there
is a conflict between the CC&Rs and the City Code or this permit, the City Code or
this permit shall prevail. (PL/CA, G-11)
10. An approved tentative map or vesting tentative map shall expire twenty-four (24)
months from the approval date if the final map is not approved prior to expi ration.
(PL, G-12)
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PLANNING DIVISION STANDARD CONDITIONS
11. Developer shall obtain necessary permits prior to initiating any new construction or
modifications authorized under this approval, including but not limited to temporary
construction trailers, temporary staging areas, model home sales offices,
advertising signs of any kind, exterior and interior modifications. Developer shall
pay all requisite fees in effect at the time of plan submittal and/or issuance, as
applicable. (PL/BL, PL-1)
12. Developer shall submit plans for building permit applications that include, on all
sets, a reproduction of all conditions of approval of this permit, as adopted by the
decision-maker. (PL, PL-3)
13. Concurrent with or prior to an application for a grading permit, Developer shall
apply for a Santa Clara Valley Habitat Plan permit from the City of Gilroy. The
grading permit will be issued only after payment of assessed fees and approval of
the Habitat Plan permit. (PL, PL-9)
14. Prior to issuance of a grading permit, Developer shall present to the Community
Development Director or designee, a receipt issued by Santa Clara County for full
payment of the Santa Clara Valley Habitat Plan fees for associated with the
proposed development. Such receipt shall be dated within six (6) months of the
grading permit issuance date, or the fee amount may be reassessed and
difference collected at the time of grading permit issuance. (PL, PL-10)
15. To minimize potential construction-related impacts to noise, Developer shall
include the following language on any grading, site work, and construction plans
issued for the subject site (PL/BL, PL-11)
“During earth-moving, grading, and construction activities, Developer shall
implement the following measures at the construction site:
a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and
on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is
prohibited on Sundays and City-observed holidays;
b. Locate stationary noise-generating equipment as far as possible from sensitive
receptors when sensitive receptors adjoin or are near a construction project
area;
c. Construct sound walls or other noise reduction measures prior to developing
the project site;
d. Equip all internal combustion engine driven equipment with intake and exhaust
mufflers that are in good condition and appropriate for the equipment;
e. Prohibit all unnecessary idling of internal combustion engines;
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f. Utilize “quiet” models of air compressors and other stationary noise sources
where technology exists; and
g. Designate a “disturbance coordinator’ who would be responsible for
responding to any complaints about construction noise. The disturbance
coordinator will determine the cause of the noise complaint (e.g. bad muffler,
etc.) and will require that reasonable measures be implemented to correct the
problem.”
16. In the event of an accidental discovery of archaeological resources during grading or
construction activities, Developer shall include the following language on any
grading, site work, and construction plans issued for the project site (BL/PL, PL-
13):
“If archaeological or cultural resources are discovered during earth-moving,
grading, or construction activities, all work shall be halted within at least 50 meters
(165 feet) of the find and the area shall be staked off immediately. The monitoring
professional archaeologist, if one is onsite, shall be notified and evaluate the find. If
a monitoring professional archaeologist is not onsite, the City shall be notified
immediately and a qualified professional archaeologist shall be retained (at
Developer’s expense) to evaluate the find and report to the City. If the find is
determined to be significant, appropriate mitigation measures shall be formulated
by the professional archaeologist and implemented by the responsible party.”
17. In the event of an accidental discovery or recognition of any human remains,
Developer shall include the following language in all grading, site work, and
construction plans (BL/PL, PL-14):
“If human remains are found during earth-moving, grading, or construction
activities, there shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human remains until the
coroner of Santa Clara County is contacted to determine that no investigation of
the cause of death is required. If the coroner determines the remains to be Native
American the coroner shall contact the Native American Heritage Commission
within 24 hours. The Native American Heritage Commission shall identify the
person or persons it believes to be the most likely descendent (MLD) from the
deceased Native American. The MLD may then make recommendations to the
landowner or the person responsible for the excavation work, for means of treating
or disposing of, with appropriate dignity, the human remains and associated grave
goods as provided in Public Resources Code Section 5097.98. The landowner or
his authorized representative shall rebury the Native American human remains and
associated grave goods with appropriate dignity on the property in a location not
subject to further disturbance if: a) the Native American Heritage Comm ission is
unable to identify a MLD or the MLD failed to make a recommendation within 24
hours after being notified by the commission; b) the descendent identified fails to
make a recommendation; or c) the landowner or his authorized representative
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rejects the recommendation of the descendent, and the mediation by the Native
American Heritage Commission fails to provide measures acceptable to the
landowner.”
PLANNING DIVISION ENVIRONMENTAL CONDITIONS
The following MITIGATION MEASURES, which are contained within the EIR and EIR
addendum, prepared pursuant to the California Environmental Quality Act, and as
modified based upon changes in applicable regulations, are included as conditions of
approval.
18. Project proponents shall specify in project plans the implementation of the
following dust control measures during grading and construction activities for any
proposed development. The measures shall be implemented as necessary to
adequately control dust, subject to the review and approval by the City of Gilroy
Engineering Division (corresponds to EIR Mitigation Measure 3):
The following measures shall be implemented at all construction sites:
• Water all active construction areas at least twice daily;
• Cover all trucks hauling soil, sand, and other loose materials or require all
trucks to maintain at least two feet of freeboard;
• Pave, apply water three times daily, or apply (non -toxic) soil stabilizers on
all unpaved access roads, parking areas and staging areas at construction
sites;
• Sweep daily (with water sweepers) all paved access roads, parking areas
and staging areas at construction sites; and
• Sweep streets daily (with water sweepers) if visible soil material is carried
onto adjacent public streets.
The following measures shall be implemented at all construction sites greater
than four acres in area:
• Hydroseed or apply (non-toxic) soil stabilizers to inactive construction
areas (previously graded areas inactive for ten days or more);
• Enclose, cover, water twice daily or apply (non-toxic) soil binders to
exposed stockpiles (dirt, sand, etc.);
• Limit traffic speeds on unpaved roads to 15 mph;
• Install sandbags or other erosion control measures to prevent silt runoff to
public roadways; and
• Replant vegetation in disturbed areas as quickly as possible.
The following measures are strongly encouraged at construction sites that are
large in area, located near sensitive receptors or which for any other reason may
warrant additional emission reductions:
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• Install wheel washers for all existing trucks, or wash off the tires or tracks
of all trucks and equipment leaving the site;
• Install wind breaks, or plant trees/vegetative wind breaks at windward
side(s) of construction areas;
• Suspend excavation and grading activity when winds (instantaneous
gusts) exceed 25 miles per hour; and
• Limit the area subject to excavation, grading and other construction
activity at any one time.
19. Subject to the review of the City of Gilroy Planning Division, no mo re than 30
days prior to commencement of grading or construction activities for
development proposed in or adjacent to potential nesting habitat (i.e., riparian
woodland and oak woodland), a tree survey shall be conducted by a qualified
biologist to determine if active nest(s) of protected birds are present in the trees.
Areas within 200 feet of the construction zone that are not within the control of
the applicant shall be visually assessed from the project site. This survey shall
be required only if any construction would occur during the nesting and/or
breeding season of protected bird species potentially nesting in the tree
(generally March 1 through August 1). If active nest(s) are found, clearing and
construction within 200 feet of the tree, or as recommended by the qualified
biologist, shall be halted until the nest(s) are vacated and juveniles have fledged
and there is no evidence of a second attempt at nesting, as determined by the
qualified biologist. If construction activities are not scheduled between March 1
and August 1, no further shrike or tree surveys shall be required (corresponds to
EIR Mitigation Measure 5).
20. Subject to the review of the City of Gilroy Planning Division, no more than 30
days prior to commencement of grading or construction activities for
development proposed in or adjacent to potential roost habitat (i.e., riparian
woodland and oak woodland), pre-construction surveys for bat roosts shall be
performed by a qualified biologist. If bat roost sites are found, the b iologist shall
implement a program to remove/displace the bats prior to the removal of known
roost sites. In addition, an alternate roost site shall be constructed in the vicinity
of the known roost site. Specifications of the alternate roost shall be de termined
by a bat specialist (corresponds to EIR Mitigation Measure 6).
21. Prior to approval of each tentative map or use permit, project plans for future
development on the project site shall be designed to avoid unnecessary filling or
other disturbance of natural drainage courses and associated oak/riparian
woodland vegetation to the greatest extent feasible, subject to review and
approval of the City of Gilroy Planning Division. In the event that disturbance of
site drainages and associated oak/riparian woodland vegetation cannot be
avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts, storm drain
outfalls, etc.), authorization from the California Department of Fish and Game
through Section 1600 et. seq. of the Fish and Game Code and/or the U.S. Army
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Corps of Engineers through Section 404 of the Clean Water Act and the Regional
Water Quality Control Board through Section 401 of the Clean Water Act shall be
obtained, if required, prior to issuance of building or grading permits for any
activity that might encroach on the site’s drainages. Conditions imposed on
these permits and/or authorizations may include but not be limited to the
following (corresponds to EIR Mitigation Measure 8):
• Construction work shall be initiated and completed during the summer and
fall months when the drainages are dry, or at least have a very low flow.
Typically, no construction work shall be allowed between October 15th
and April 15th.
• A Habitat Restoration Plan shall be prepared to identify the exact amount
and location of affected and replacement habitat, to specify on -site
revegetation with locally-obtained native species within the buffer areas to
mitigate habitat loss, and to provide specifications for installation and
maintenance of the replacement habitat. Any loss of riparian or wetland
vegetation resulting from construction activities shall be mitigated on -site
at a minimum 3:1 replacement ratio.
22. Any loss of oak and/or riparian woodland habitat resulting from development
shall require the project proponent to retain a qualified biologist to prepare a
Habitat Restoration Plan to identify the exact amount and location of affected and
replacement habitat, specify an appropriate plant palette, and provide
specifications for installation and maintenance of the replacement habitat.
Replacement vegetation shall consist of locally-obtained native plant species.
Any loss of riparian woodland vegetation shall be mitigated on -site at a minimum
of 3:1 replacement ratio, unless otherwise determined by the Department of Fish
and Game and the City of Gilroy. Any loss of oak woodland vegetation shall
require preservation of on-site oak woodland at a ratio of 3:1 and replanting on -
site at a ratio of 1:1, unless otherwise determined by the Department of Fish and
Game and the City of Gilroy. The Habitat Restoration Plan shall be prepared
prior to issuance of building or grading permits for any activity requiring removal
of oak and/or riparian woodland habitat, subject to review and approval of the
City of Gilroy Planning Division and California Department of Fish and Game
(corresponds to EIR Mitigation Measure 9).
23. Prior to issuance of grading and/or building permits, subject to the review of the
Gilroy Planning Division, the project applicant shall install siltation fencin g, hay
bales, or other suitable erosion control measures along portions of natural and
manmade drainage channels in which construction will occur and within 20 feet
of construction and/or staging areas in order to prevent sediment from filling the
creek (corresponds to EIR Mitigation Measure 13).
24. Prior to issuance of building permits, the project proponent of any future
development on the project site shall submit a Landscape Plan, for review and
approval by the City of Gilroy Planning Division. Landscaping plans for areas
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adjacent to riparian habitat shall include appropriate guidelines to prevent
contamination of drainages and their associated riparian habitat by pesticides,
herbicides, fungicides, and fertilizers. Landscaping shall include appropriate
native plants species and should not include plantings of non-native, invasive
plant species (corresponds to EIR Mitigation Measure 14).
25. Prior to approval of a tentative map for each phase of the proposed project
requiring removal or alteration to potential wetlands and/or waters of the U.S., a
wetland delineation shall be prepared according to U.S. Army Corps of Engineers
guidelines. The actual acreage of impacts to waters of the U.S. and wetlands
shall be determined based on project plans for each development project and the
wetland delineation for each development phase. The project proponent shall
obtain all necessary permits and/or approvals from the U.S. Army Corps of
Engineers and shall retain a restoration specialist to prepare a detailed wetland
mitigation plan, if necessary, subject to review and approval by the U.S. Army
Corps of Engineers and the City of Gilroy Planning Division. The plan shall
include, but not be limited to, creation of wetlands on site to mitigate for
unavoidable impacts to waters of the U.S. and wetlands resulting f rom
development activities (corresponds to EIR Mitigation Measure 15).
26. A schematic lighting plan shall be submitted with each development proposal for
review and approval by the Planning Division. Exterior lighting for any
development proposed adjacent to open space areas shall be of low stature (i.e.,
20 feet) and shall be of a full cutoff design or include opaque shields to reduce
illumination of the surrounding landscape. Lighting shall be directed away from
open space areas (corresponds to EIR Mitigation Measure 16).
27. Prior to approval of a tentative map for each phase of the proposed project
containing or adjacent to preserved natural open space areas, a signage plan
shall be prepared to outline the language, number and location of signs to
dissuade people from straying off trails and to prohibit unleashed dogs in the
open space areas, subject to approval by the City of Gilroy Planning Division
(corresponds to EIR Mitigation Measure 17).
28. Prior to commencement of construction activities, the protected zone of any trees
or groups of trees to be retained shall be fenced to prevent injury to the trees
during construction. Soil compaction, parking of vehicles or heavy equipment,
stockpiling of construction materials, and/or dumping of materials shall not be
allowed within the protected zone. The fencing shall remain in place until all
construction activities are complete (corresponds to EIR Mitigation Measure 19).
29. Project proponents shall submit a soils investigation prepared by a qualified soils
engineer for future development on the project site. The recommendation of the
soils investigation shall be incorporated into final building plans, subject to the
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review and approval by the Gilroy Engineering Division prior to approval of any
building permits (corresponds to EIR Mitigation Measure 20).
30. The project applicant shall design all structures in accordance with the Uniform
Building Code for seismic design. In addition, all recommendations in the
geotechnical reports prepared for the project shall be imp lemented. Structural
design is subject to the review and approval by the Gilroy BLES Division prior to
the issuance of building permits (corresponds to EIR Mitigation Measure 21).
31. Each tentative map shall include a detention pond or ponds to collect storm water
in the case of 2-, 10-, 25-, and 100-year peak storm events. Detention ponds
shall be designed according to the recommendations presented in the Hydrologic
Analysis (Schaaf & Wheeler 2005) and should include, but not be limited to the
following (corresponds to EIR Mitigation Measure 23):
a. The pond(s) should be located to collect the storm water runoff from the
project site and discharge to the existing drainage corridors and/or the
existing outfalls tributary to Uvas Creek.
b. Any discharge from the pond(s) should release a maximum of storm water
runoff for pre-project conditions (see tables 18 and 19 in the Draft EIR).
c. The pond(s) should be sized a total of approximately 8.9 acre -feet to
provide for appropriate storm water quantities and filter pollutants for the
purpose of water quality.
d. The pond(s) shall not replace any proposed preserved open space at the
project site, that was assumed to provide flood control and water quality
benefits modeled in the Hydrological Analysis (Schaaf & Wheeler 2003).
32. The project applicant for any proposed development on the project site, shall, for
each phase of the development, submit a Notice of Intent (NOI) and detailed
engineering designs to the Central Coast RWQCB. The associated permit shall
require development and implementation of a SWPPP that uses storm water
“Best Management Practices” to control runoff, erosion and sedimentation from
the site. The SWPPP must include Best Management Practices that address
source reduction and, if necessary, shall include practices that require treatment.
The SWPPP shall be submitted to the City of Gilroy Engineering Division for
review and approval prior to approval of a building permit for each phase of the
project (corresponds to EIR Mitigation Measure 24).
33. The project applicant shall submit plans for review by, and obtain an approved
permit from the Santa Clara Valley Water District for any work that requires a
permit from the water district (corresponds to EIR Mitigation Measure 25).
34. Future applicants in the Glen Loma Ranch specific plan area shall prepare a
post-construction storm water management plan, subject to the review and
approval of the Gilroy Engineering Division prior to the approval of final
improvement plans, that shall include structural and non-structural best
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management practices (BMPs) for the reduction of pollutants in storm water to
the maximum extent practicable (corresponds to EIR Mitigation Measure 26).
35. Prior to issuance of a grading permit for all areas within the Specific Plan area,
the following measures shall be incorporated into the project plans to mitigate
construction noise, subject to the review and approval of the City of Gilroy
Engineering Division (corresponds to EIR Mitigation Measure 28):
a. Construction shall be limited to weekdays between 7 AM and 7 PM and
Saturdays and holidays between 9 AM and 7 PM, with no construction on
Sundays;
b. All internal combustion engine-driven equipment shall be equipped with
mufflers that are in good condition and appropriate for the equip ment; and
c. Stationary noise-generating equipment shall be located as far as possible
from sensitive receptors when sensitive receptors adjoin or are near a
construction project area.
36. Prior to the first building occupancy in the third phase of the Glen L oma Ranch
Specific Plan development, signalize the Santa Teresa Boulevard/Fitzgerald
Avenue intersection and add eastbound and westbound left turn lanes
(corresponds to EIR Mitigation Measure 34).
The project proponent shall be responsible for paying for the design and
implementation of this mitigation measure, prior to the issuance of the first
building permit in Phase II.
Partial mitigation (installation of a signal) for this intersection has been
completed. The remaining improvements shall be deferre d until the first
occupancy permit in Phase 3.
ENGINEERING DIVISION CONDITIONS
37. GENERAL – Proposed Development shall comply with all terms and conditions specified
in the Development Agreement between City of Gilroy and Glen Loma Ranch, Doc
19158828.
38. GENERAL - All improvements shall be designed and constructed in accordance with the
City of Gilroy Municipal Code and Standard Specifications and Details, and is subject to
all laws of the City of Gilroy by reference. Street improvements and the design of al l off-
site storm drainage facilities, sewer and water lines, and all street sections shall be in
accordance with City Standards and shall follow the most current City Master Plan for
streets, as approved by the City of Gilroy’s Public Works Director/City Engineer.
39. GENERAL - Until such time as the Improvements are accepted by City, Developer shall
be responsible for and bear the risk of loss to any of the Improvements constructed or
installed.
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40. GENERAL - The applicant shall obtain all applicable permits from federal, state, and
local agencies as required to construct the proposed improvements. A copy of these
permits will be provided prior to building permits.
41. GENERAL – A complete plan set for submittal shall include civil plans, landscape plans,
joint trench plans, lighting plans, and photometric plans.
42. GENERAL - Improvement plans (as second sheet in plan set) shall contain Approved
Conditions of Approval.
43. GENERAL - Improvement plans shall include General Notes found in the City of Gilroy
General Guidelines.
44. GENERAL – Improvement plan set cover sheet shall include an Ownership &
Responsibility table indicating proposed infrastructure ownership and future
maintenance responsibilities.
45. GENERAL – Improvement plans are required for both on-site and off- site
improvements; and improvement plan set cover shall include an index sheet referencing
on-site and off-site improvements.
46. GENERAL - Existing overhead utilities shall be undergrounded and related utility poles
removed along the property frontage.
47. GENERAL - All existing public utilities shall be protected in place and if necessary
relocated as approved by the City Engineer. No permanent structure is permitted within
City easements without the approval of the City of Gilroy.
48. GENERAL - Prior to any work within public right of way or City easement, the developer
shall obtain an encroachment permit from the City.
49. GENERAL – Prior to building permit issuance, developer shall dedicate necessary
easements for the project development, including but not limited to 16-foot Public
Service easement along all the project frontages within existing and future public streets.
The private streets shall be designated as a Public Utility Easement (PUE), Water Line
Easement (WLE), and Emergency Vehicle Access Easement (EVAE).
50. GENERAL - The developer shall submit an AutoCAD drawing file of all consultants
composite basemap linework showing all public improvements and utility layouts.
51. GENERAL - The approved construction schedule shall be shared with Gilroy Unified
School District (GUSD) to avoid traffic impacts to surrounding school functions. An
approved construction information handout(s) shall also be provided to GUSD to share
with school parents.
52. GENERAL – Applicant shall obtain will serve and review letter from Recology confirming
serviceability and site accessability of solid waste pickup. Contact Steven Lucchetti,
Operations Manager 408-842-3358.
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53. GENERAL - At first improvement plan submittal, project shall show existing topo and
features at least 50’ beyond the project boundary. Clearly show existing topo, label
contour elevations, drainage patterns, flow lines, slopes, label boundary record
information (i.e. bearings/distances), existing easements and all other property
encumbrances.
54. GENERAL - Prior to final map approval, developer shall submit for City approval water,
sewer and storm drain studies for the development. These studies shall confirm the
development's consistency with the City's present Master Plans. These studies shall
provide supporting hydraulic calculation for pipe sizing per City standard design
guideline.
55. During construction if deemed necessary by the City Engineer, developer will pothole to
confirm the location of existing utility lines along the project frontage where proposed
improvements may conflict with existing utilities.
56. GENERAL - Prior to building permit issuance, the applicant’s Geotechnical Engineer
shall review the final grading, pavement design and drainage plans to ensure that said
designs are in accordance with their recommendations and the peer review comments.
The applicant’s Geotechnical engineer’s approval shall then be conveyed to the City
either by letter or by signing the plans.
57. FEE - The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and
Public Facilities Development Impact Fees. Latest City impact fee schedule is available
on the City website. Payment of Impact Fees is required at the time of each building
permit issuance. Fees shall be based on the current comprehensive fee schedule in
effect at the time of fee payment, consistent with and in accordance with City policy.
58. FEE – The Impact Fee calculation is based on project density calculation at the time of
Final Map approval. Submitted Tentative Map shows Nebbiolo and The Glen
Neighborhoods is Low Density, and Malvasia Neighborhood is considered a High
Density development.
59. FEE - At first improvement plan submittal, Developer shall submit a $25,000 (Twenty
Five Thousand) initial deposit for plan check and processing. This deposit will be
credited/accounted for toward final plan check and inspection fee.
60. FEE - Prior to plan approval, developer shall submit a detailed project cost estimate by
the project engineer, subject to City Engineer approval. Cost estimate shall be broken
out into on-site and off-site improvements.
61. FEE - Prior to final improvement plan approval, Developer shall pay 100% of the plan
check and processing fees and other related fees that the property is subject to, enter
into a property improvement agreement, and provide payment and performance bonds.
62. GRADING & DRAINAGE - Prior to final map approval, the developer shall submit a
grading plan and a drainage study prepared by a registered Civil Engineer. The drainage
study shall analyze the existing and ultimate conditions and facilities, and the study shall
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include all off-site tributary areas. The study and the design shall be in compliance with
the City’s Stormwater Management Guidance Manual (latest edition). Existing offsite
drainage patterns, i.e., tributary areas, drainage amount and velocity shall not be
adversely altered by the development. The developer shall satisfy the conclusions and
recommendations of the approved drainage study and storm water management plan.
63. GRADING & DRAINAGE - All grading activity shall address National Pollutant Discharge
Elimination System (NPDES) requirements. As part of the Improvement Plan set the
developer shall submit an Erosion Control Plan to the Public Works Director for review
and approval. This plan shall incorporate erosion control devices and other techniques in
accordance with Municipal Code § 27C to minimize erosion. The developer shall have a
QSP on site as necessary to ensure implementation and maintenance of all erosion
control measures. Specific measures to control sediment runoff, construction pollution
and other potential construction contamination sediment runoff, construction pollution
and other potential construction contamination shall be addressed through the Erosion
Control Plan and Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall
supplement the Erosion Control Plan and project improvement plans. These documents
shall also be kept on-site while the project is under construction. A Notice of Intent (NOI)
shall be filed with the State Water Resources Control Board, with a copy provided to the
Engineering Division before a grading permit will be issued. WDID# shall be provided
prior to the commencement or work.
64. GRADING & DRAINAGE - All grading operations and soil compaction activities shall be
per the approved project’s geotechnical report that was prepared for the design of the
project and shall be subject to the approval of the Public Works Director. Site
preparation and cut/fill construction shall be conducted under the observation of, and
tested by, a licensed soils or geotechnical engineer. A report shall be filed with the City
of Gilroy for each phase of construction, stating that all site preparation and cut/fill
construction were performed in conformance with the requirements of the project’s
geotechnical report. This shall be subject to review and approval by the Engineering
Division. The developer shall add this condition to the general notes on the grading plan.
65. GRADING & DRAINAGE - Prior to building permit issuance, the applicant’s soils
engineer shall review the final grading, pavement design and drainage plans to ensure
that designs for foundations, retaining walls, site grading, and site drainage are in
accordance with their recommendations and the peer review comments. The applicant’s
soils engineer’s approval shall then be conveyed to the City either by letter or by signing
the plans.
66. TRANSPORTATION - Any work in the public right-of-way shall require a traffic control
plan prepared by a licensed professional engineer with experience in preparing such
plans. Traffic Control Plan shall be prepared in accordance with the requirements of the
latest edition of the California Manual on Uniform Traffic Control Devices. The Traffic
Control Plan shall be approved prior to the commencement of any work within the public
right of way.
67. TRANSPORTATION - The Project shall comply with all the traffic related mitigation
measures identified in the project’s Mitigation Monitoring Plan, and contained within the
adopted CEQA document.
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68. TRANSPORTATION - Developer shall submit final photometric plans prior to first
building permit issuance.
69. TRANSPORTATION - Developer shall install all street light conduits as 2” SCH40 PVC
per City Standard EL-1 and related pull boxes shall follow City Standard EL-14.
70. TRANSPORTATION - Final streetlight locations shall be to the satisfaction of the City
Transportation Engineer and shall follow City standards.
71. TRANSPORTATION - Developer shall design driveway grades to keep a standard
design vehicle from dragging or “bottoming out” on the street or driveway and to keep
water collected in the street from flowing onto the lots. The details of such design shall
be provided at improvement plan phase and shall be to the satisfaction of the City
Transportation Engineer.
72. TRANSPORTATION - At first plan submittal developer shall model all Solid Waste
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
73. TRANSPORTATION - At first plan submittal developer shall model all Emergency
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
74. FINAL MAP - The Final Tract Map shall be presented to the City Council for review and
action. The City Council meeting will be scheduled approximately fifty (50) days after the
Final Map is deemed technically correct, and Subdivision Improvement Plans with
supporting documents, reports and agreements are approved by the City. Executed
Final Map shall be returned to the City Public Works Department if Final Map has not
been filed in the County Recorder’s Office within ninety (90) days from the date of City
Council’s approval.
75. FINAL MAP - The tentative map and all final maps shall designate all common lots as
lettered lots. The Final map should be clear on the limits of Public vs. Private (HOA)
designations.
76. FINAL MAP - Prior to final map approval, the developer shall establish a homeowner
association. The homeowner association shall be responsible for the maintenance of
the landscaping, walls, private streetlights, private utilities, private streets, and common
areas, and shall have assessment power. HOA shall be responsible maintenance of
the Storm Water Control treatment areas and the CC&R’s shall describe how the
stormwater BMPs associated with privately owned improvements and landscaping shall
be maintained by the association.
77. PUBLIC IMPROVEMENTS – Prior to building permit issuance, developer shall execute a
public improvement agreement and post Payment and Performance bonds each for
100% of cost for improvement with the City that shall secure the construction of the
public improvements. Insurance shall be provided per the terms of the agreement.
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78. PUBLIC IMPROVEMENTS - Prior to building permit issuance for a phase of
development within this tentative map, the developer shall obtain improvement plan
approval and bond for the portion of public improvements shown on this tentative map
that are necessary to serve the phase being developed.
79. PUBLIC IMPROVEMENTS - The developer shall repair or replace all existing
improvements not designated for removal that are damaged or removed because of
developer's operations. Developer shall request a walk -through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
80. PUBLIC IMPROVEMENTS – The developer shall slurry all new public streets prior to
project acceptance. A slurry may not be necessary with approval of the City Engineer, if
after a final inspection the condition of the street is free of any surface defects.
81. PUBLIC IMPROVEMENTS – Prior to Final map approval, developer shall coordinate
with Santa Clara Water District for construction of the 36” recycle water line and related
facilities within the proposed W. Luchessa extension; and complete project cost estimate
to be used in the reimbursement agreement with the City. The recycle water line will
only be installed if a reimbursement agreement is in place prior to the start of
construction.
82. PUBLIC IMPROVEMENTS – Prior to building permit issuance, the developer shall
obtain design approval and bond for all necessary public improvements, including but
not limited to the following:
a. Construction of W. Luchessa Avenue extension, and related surface improvements
from Merlot Drive/W. Luchessa Avenue RBT to W.Luchessa/Vintner Street RBT.
b. Construction of new RBT at W. Luchessa and Vintner Street.
c. Construction of Zone 2 water main and related facilities in the proposed W.
Luchessa Avenue extension and proposed private streets within the subdivision.
d. Construction of 36” recycle water line and related facilities wit hin the proposed W.
Luchessa extension; if a reimbursement agreement is in place prior to the start of
construction.
e. Construction of 18” storm drain line and related facilities on the proposed W.
Luchessa Avenue extension.
f. Installation of street lighting and pedestrian lighting along the proposed public
street.
g. Landscaping and trees along all public street frontages, including the proposed
roundabouts and median islands.
83. WATER – Water lines and related facilities within the proposed subdivision is publicly
owned and maintained.
84. WATER – Developer shall provide separate irrigation meter to serve this development
landscaping.
85. SEWER – Proposed sewer force main and pump system is private facility owned and
maintained by HOA. HOA shall hire a qualified firm to perform quarterly inspection of the
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sewer main force and pumping system. The test result/inspection report shall be
provided to the City Engineer. Project improvement plan will clearly show maintenance
responsibility.
86. SEWER - The sewer pumping system electrical panel and equipment must be designed
to prevent tampering.
87. SEWER – Proposed sewer pumps shall be evaluated in a failed scenario and have
mitigation measures in place to City Engineer satisfaction. The bubble-up design of the
failed pump shall be in the middle of the roadway and visible to the community. Any
emergency work performed by the City in case of failed system will be back charged to
the HOA, and HOA is responsible for payment of all cost occurred by the City. Project
improvement plan will clearly show maintenance responsibility.
88. LANDSAPING – The proposed landscaping along the project public street frontages and
Roundabouts are maintained by project HOA. Landscape plan will clearly show and
identify limits of HOA responsibilities.
89. WATER QUALITY – Proposed development shall comply with state mandated regional
permits for both pre-construction and post-construction stormwater quality requirements
per chapter 27D of the Gilroy Municipal Code, and is subject to, but not limited to, t he
following:
a. At grading permit phase, submit a final design Stormwater Management Plan and
final signed Performance Requirement Certifications specified in the City of Gilroy
Stormwater Management Guidance Manual (latest edition).
b. At improvement plan phase, confirm that the bioretention basin locations shown on
the Stormwater Control Plan match with the locations shown on the Landscape
Plans.
c. Prior to building permit issuance, the Developer of the site shall enter into a formal
written Stormwater BMP Operation and Maintenance Agreement with the City.
i. The City shall record this agreement against the property or properties
involved and it shall be binding on all subsequent owners of land served by
the stormwater management treatment BMPs. The City-standard
Stormwater BMP Operation and Maintenance Agreement will be provided
by Public Works Engineering.
ii. This Agreement shall require that the BMPs not be modified and BMP
maintenance activities not alter the designed function of the facility from its
original design unless approved by the City prior to the commencement of
the proposed modification or maintenance activity.
iii. This Agreement shall also provide that in the event that maintenance or
repair is neglected, or the stormwater management facility becomes a
danger to public health or safety, the city shall have the authority to perform
maintenance and/or repair work and to recover the costs from the owner.
iv. All on-site stormwater management facilities shall be operated and
maintained in good condition and promptly repaired/replaced by the
property owner(s) or other legal entity approved by the City.
v. Any repairs or restoration/replacement and maintenance shall be in
accordance with City-approved plans.
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vi. The property owner(s) shall develop a maintenance schedule for the life of
any stormwater management facility and shall describe the maintenance to
be completed, the time period for completion, and who shall perform the
maintenance. This maintenance schedule shall be included with the
approved Stormwater Runoff Management Plan.
d. Stormwater BMP Inspections will be required for this project and shall adhere to
the following:
i. The property owner(s) shall be responsible for having all stormwater
management facilities inspected for condition and function by a
knowledgeable third party.
ii. Unless otherwise required by the City Engineer or designee, stormwater
facility inspections shall be done at least twice per year, once in Fall, in
preparation for the wet season, and once in Winter. Written records shall
be kept of all inspections and shall include, at minimum, the following
information:
1. Site address;
2. Date and time of inspection;
3. Name of the person conducting the inspection;
4. List of stormwater facilities inspected;
5. Condition of each stormwater facility inspected;
6. Description of any needed maintenance or repairs; and
7. As applicable, the need for site re-inspection.
e. Upon completion of each inspection, an inspection report shall be submitted to
Public Works Engineering no later than October 1st for the Fall report, and no later
than March 15th of the following year for the Winter report.
f. Before commencing any grading or construction activities, the developer shall
obtain a National Pollutant Discharge Elimination System (NPDES) permit and
provide evidence of filing of a Notice of Intent (NOI) with the State Water
Resources Control Board.
90. WATER QUALITY - The developer is responsible for ensuring that all contractors are
aware of all storm water quality measures and implement such measures. Failure to
comply with the approved construction BMPs will result in the issuance of correction
notices, citations or a project stop order.
91. WATER QUALITY – The developer at its sole cost shall submit the Storm Water Control
Plan to a third party reviewer, acceptable to the City Engineer to ensure compliance with
state mandated regional permits for post-construction stormwater quality requirements
per chapter 27D of the Gilroy Municipal Code. Copy of the peer review response shall
be part of the Storm Water Control Plan submittal package.
92. WATER QAULITY – Prior to final acceptance the project Design Engineer shall provide
a letter to the City verifying that SWC treatment facilities are built per approved Storm
Water Control Plan.
93. UTILITIES - Storm and sewer lines in private areas shall be privately owned and
maintained by the HOA, unless approved by the Public Works Director.
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94. UTILITIES - All services to the development shall be an "underground service" designed
and installed in accordance with the Pacific Gas and Electric Company, AT&T (phone)
Company and local cable company regulations. Transformers and switch gear cabinets
shall be placed underground unless otherwise approved by the Planning Director and
the City Engineer. Underground utility plans must be submitted prior to installation.
95. UTILITIES - Improvement plans are required for all on-site and off-site improvements.
The following items will need to be completed prior to first building permit submittal:
a. The Developer shall provide joint trench composite plans for the underground
electrical, gas, telephone, cable television, and communication conduits and cables
including the size, location and details of all trenches, locations of building utility
service stubs and meters and placements or arrangements of junction structures
as a part of the Improvement Plan submittals for the project. Show preferred and
alternative locations for all utility vaults and boxes if project has not obtained PG&E
approval. A licensed Civil or Electrical Engineer shall sign the composite drawings
and/or utility improvement plans. (All dry utilities shall be placed underground).
b. The Developer shall negotiate right-of-way with Pacific Gas and Electric and other
utilities subject to the review and approval by the Engineering Division and the
utility companies.
c. Will Serve Letter from each utility company for the subdivision shall be supplied to
the City.
96. UTILITIES - A note shall be placed on the joint trench composite plans which states that
the plan agrees with City Codes and Standards and that no underground utility conflict
exists. The Joint consultant shall provide the City a separate “project utility composite
plan” showing all Civil, Landscape, electrical, and joint trench information to confirm that
there are no conflicts with joint trench plan utilities.
97. Prior to any construction of the dry utilities in the field, the following will need to be
supplied to the City:
a. A professional engineer- original electrical plan.
b. A letter from the design Electrical or Civil Engineer that states the electrical plan
conforms to City codes and Standards, and to the approved subdivision
improvement plans.
98. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall have
traffic rated boxes and lids.
99. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities,
within the limits of work, as directed by the Public Works Director.
100. UTILTIES - All mainline storm drain piping shall have a minimum diameter of 18 inches
and the lateral connections shall have a minimum diameter of 15 inches.
101. UTILTIES - The Developer/Applicant shall obtain a SCVWD permit for any new recycled
water mains connected to the existing Gilroy Water Reclamation Facility system.
102. UTILTIES – All recycled water system improvements, including appurtenances, shall be
located within a PSE.
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103. LANDSCAPING - Landscape Plans shall provide a “composite plan” showing Civil,
Landscape, Electrical, and Joint Trench information to confirm that there are no conflicts.
104. WATER CONSERVATION - The project shall fully comply with the measures required
by the City’s Water Supply Shortage Regulations Ordinance (Gilroy City Code, Chapter
27, Article VI), and subsequent amendments to meet the requirements imposed by the
State of California’s Water Board. This ordinance established permanent voluntary water
saving measures and temporary conservation standards.
105. WATER - All construction water from fire hydrants shall be metered and billed at the
current hydrant meter rate.
106. WATER - The Developer shall perform Fire Hydrant test to confirm water system will
adequately serve the development, and will modify any part of the systems that does not
perform to the standards established by the City. Developer shall coordinate with Fire
Department for the Fire Hydrant test.
107. WATER CONSERVATION - Recycled water shall be used for construction water, where
available, as determined by the Public Works Director. Recycled water shall be billed at
the municipal industrial rate based on the current Santa Clara Valley Water District’s
municipal industrial rate.
108. WATER - Where recycled water is not available, as determined by the Public Works
Director, potable water shall be used. All City potable water will be billed based on the
City’s comprehensive fee schedule under the Portable Fire hydrant meter rate.
109. WATER - The Developer shall perform field verification testing of the proposed water
system and will modify any part of the system that does not perform to the standards
established by the City.
110. CONSTRUCTION BMP - It is the responsibility of the contractor to make sure that all dirt
tracked into the public right-of-way is cleaned up on a daily basis. Mud, silt, concrete
and other construction debris shall not be washed into the City’s storm drains.
111. CONSTRUCTION BMP - Blowing dust shall be reduced by timing construction activities
so that paving and building construction begin as soon as possible after completion of
grading, and by landscaping disturbed soils as soon as possible. Further, water trucks
shall be present and in use at the construction site. All portions of the site subject to
blowing dust shall be watered as often as deemed necessary by the City, or a minimum
of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads,
parking areas, and staging areas at construction sites in order to insure proper control of
blowing dust for the duration of the project. Watering on public streets shall not occur.
Streets will be cleaned by street sweepers or by hand as often as deemed necessary by
the Public Works Director, or at least once a day. Watering associated with on-site
construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall
include at least one late-afternoon watering to minimize the effects of blowing dust. All
public streets soiled or littered due to this construction activity shall be cleaned and
swept on a daily basis during the workweek to the satisfaction of the Public Works
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Director. Demolition or earthwork activities shall be halted when wind speeds
(instantaneous gusts) exceed 25 MPH. All trucks hauling soil, sand, or other loose
debris shall be covered.
112. GENERAL CONSTRUCTION - If the project has excess fill or cut that will be off -hauled
to a site or on-hauled from a site within the city limits of Gilroy, an additional permit is
required. This statement must be added as a general note to the Grading and Drainage
Plan.
113. GENERAL CONSTRUCTION - The minimum soils sampling and testing frequency shall
conform to Chapter 8 of the Caltrans Construction Manual. The subdivider shall require
the soils engineer to daily submit all testing and sampling and reports to the City
Engineer.
114. GENERAL CONSTRUCTION – Prior to commencement of construction, the
Developer/Applicant shall submit a proposed construction phasing and schedule for
approval by the City Engineer. Schedule format shall be Microsoft Project, and shall
identify the scheduled critical path for the installation of improvements. The schedule
shall be updated weekly.
115. GENERAL CONSTRUCTION - At least one week prior to commencement of work, the
Developer shall post at the site and mail to the Engineering Division and to owners of
property within (300') three hundred feet of the exterior boundary of the project site a
notice that construction work will commence on or around the stated date. The notice
shall include a list of contact persons with name, title, phone number and area of
responsibility. The person responsible for maintaining the list shall be included. The list
shall be current at all times and shall consist of persons with authority to initiate
corrective action in their area of responsibility. The names of individuals responsible for
dust, noise and litter control shall be expressly identified in the notice.
116. GENERAL CONSTRUCTION - Prior to final inspections, all pertinent conditions of
approval and all improvements shall be completed to the satisfaction of the Planning
Director and City Engineer.
117. GENERAL CONSTRUCTION - All work shown on the improvement plans shall be
inspected. Uninspected work shall be removed as deemed appropriate by the Public
Works Director.
118. GENERAL CONSTRUCTION - Construction activity shall be restricted to the period
between 7:00 a.m. to 7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to 7:00
p.m. for general construction activity. No work shall be done on Sundays and City
Holidays. The Public Works Director may apply additional construction period
restrictions, as necessary, to accommodate standard commute traffic along arterial
roadways and along school commute routes.
119. GENERAL CONSTRUCTION - The City shall be notified at least two (2) working days
prior to the start of any construction work and at that time the contractor shall provide a
project schedule and a 24-hour emergency telephone number list.
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120. CONSTRUCTION PARKING - No vehicle having a manufacturer's rated gross vehicle
weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion
of a street which abuts property in a residential zone without prior approval from the
Public Works Director (§ 15.40.070).
121. MONUMENTS – All monuments shall be set per the recorded final map. A certificate
letter by the Surveyor or Engineer will be provided to the City Engineer.
122. ACCEPTANCE - Certification of grades and compaction is required prior to Building
Permit final. This statement must be added as a general note to the Grading and
Drainage Plan.
123. ACCEPTANCE - Until such time as all improvements required are fully completed and
accepted by City, Developer will be responsible for the care maintenance of and any
damage to such improvements. City shall not, nor shall any officer or employee thereof,
be liable or responsible for any accident, loss or damage, regardless of cause,
happening or occurring to the work or Improvements required for this project prior to the
completion and acceptance of the work or Improvements. All such risks shall be the
responsibility of and are hereby assumed by the Developer.
124. ACCEPTANCE - The developer shall submit an AutoCAD drawing file for all consultants
composite basemap linework showing all public improvements and utility layouts.
Separate AutoCAD file shall be submitted for civil, final map, landscape, joint trench,
electrical and photometric.
125. ACCEPTANCE – Developer shall provide all final construction cost and back -up
documents for City review and approval, and in a format acceptable to City Engineer.
FIRE DEPARTMENT CONDITIONS
The following conditions shall be shown or included on off -site improvement plans as
"Fire Department Notes." Prior to street completion, the Fire Marshal shall be contacted
and a fire clearance for off-site improvements shall be scheduled. No building permits
will be issued without a Fire—Off-Site Improvement Inspection and Fire Flow Test
administered by the Fire Marshal.
126. A Fire - Site improvement Inspection Card shall be obtained at Grading Permit.
The Fire Site improvement Inspection card will be used for Fire Inspection of
Fire Access Compliance, Fire Water Supply Compliance and Fire Marshal
Acceptance of the Improvement Plans.
127. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure.
Street Hydrants shall be spaced every 300 f eet, and within 150 feet of any
building. Off-site improvement plan shall provide Fire Hydrants per the City
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Standard. Hydrants shall be installed prior to commencement of construction
with combustible materials. .
128. Homes in the WUI shall be provided with 2-inch water laterals and 2-inch
meters unless a water service plan is filed prior to improvement plan submittal
that shows that a NFPA 13D fire sprinkler system can be provided, to the size
and configuration, of the maximum sized home and most remote home in the
development using the standard 1.5 inch lateral and 1 inch meter used in non -
WUI areas. The water service plan will be reviewed and confirmed by the City’s
water engineering firm and at the expense of the developer. The applicant shall
maintain access to fire hydrants during all phases of the project.
129. Homes in the W UI shall be provided with a 100-foot fuels reduction zone from
the nearest portion of the home, including patio covers. The fuels reduction
zone can include areas on the home’s parcel, streets, and open space areas
maintained by the HOA. Fuels reduction zones cannot be on property not
controlled by the HOA unless there is an access easement on adjacent lands
and recorded on the deed of the adjacent land. Fuels reduction shall be
maintained from May to November of each year. Fuels reduction zones include
that grasses shall not exceed 8 inches in height, all scrub brush and dead trees
removed and trees limbed up 6 ft off the ground unless the branches are major
branches. Exception: The fuels reduction zone can be decreased in width upon
approval by the Fire Marshal of a plan provided by a Wildland Vegetation
Management Specialist and prepared at the cost of the Developer. The fuel
reduction zone shall not be less than 30 ft. The improvement plans shall
include the fuels reduction zone and management plan.
130. Fire Access Roadways shall be in conformance with Chapter 5 of the Gilroy
Fire Code. A Fire Access Roadways shall provide fire apparatus access within
150 feet of the most remote part of a building. The Fire Marshal shall be called
to inspect Fire Access Roadways prior to combustible construction. Where
permanent roadways are not completed, a temporary roadway, approved by
the Fire Chief may be allowed during construction. Tentative Maps shall
provide the turning movements of the largest Gilroy Fire Department Apparatus
when roadways are less than 36 ft in width. Obtain the apparatus dimensions
from the Fire Marshal’s office.
131. Secondary access shall be provided when 30 or more homes are served on
street or in a development. Secondary Access that only serves as an EVA
shall meet the City standards as a street except curb and gutter are not
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required. Secondary Access Roadways that are only an EVA shall be secured
by an approved method that prevents tampering. The HOA shall exercise the
gate or bollards at least annually and submit a report to the Fire Department
that it is functional. EVA Secondary Access Roadways shall be managed by
the HOA. The City Engineering Division shall review and approve the details
construction and driveways for EVA. WUI EVA’s shall not be turf block or DG.
132. Gated Developments shall be provided with electronic opener equipped with a
click to open, electronic opening system, compatible with the Fire/Police radios
as well as KNOX key over ride for both Fire and Police access. Gates shall
open the full width of the roadway. be exempted from automatic opening after
133. Roadways shall not exceed 15 % grade, shall provide a minimum 20 feet of
unobstructed travel and provide vertical clearance of not less than 13.5 feet.
Turning radius shall not be less than a 40-foot outside radius. Fire Apparatus
shall not be required to cross to the opposite side of a street as part of a turn
and sharp turns may require a “bulb out”. Dead end streets in excess of 150
feet shall be provided with a cul-de-sac of 78-foot diameter. Exception: An
alternative turn around configuration can be submitted using auto -turn to
showing that the largest City of Gilroy Apparatus can make the turn in 3 or
fewer movements. Cul de sacs or turn-arounds shall be red curbed and
provided with No Parking Fire Lane signage. The inside and outside radius of
roadway turns and curves shall be red curbed to allow for Fire Apparatus
movement through the turn. This includes red curbing at intersections when
streets are less than 36 ft in width, or unless auto -turn can show the apparatus
making the turn with parking present at/in the turn. Road widths shall be signed
and striped for no parking as follows:.
a. Less than 28 feet, no parking on either side
b. Less than 36 feet, no parking on one side.
134. Where parking is restricted, curbs shall be painted red and provided with No
Parking - Fire Lane signs installed per MUTCD standard. Include curbing and
signage details in the Off-Site improvement plans. Private roadway striping
and/or signage shall be enforced and maintained by the HOA.
135. Street naming and addressing shall be completed prior to final map approval.
Street names shall be based on the current street naming policy. Addresses
shall be assigned by the City Engineering Section. Prior to Building Permit
submittal a street address and APN map shall be provided to the Building
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Permit Technician for entry into the Permitting System. Street signage shall be
installed prior to any on-site improvements (foundations or buildings) has
begun.
136. Open Spaces, including storm water detention/retention basins, agricultural
lots, landscaped and naturally vegetated areas shall have vegetation
management to remove dead plants and debris, and to remove, disc or mow
weeds during weed abatement season from May to November of each year.
The HOA shall be responsible for maintenance. Open spaces in the WUI are
subject to the prohibited plants list approved by the Fire Marshal. Existing
prohibited plants shall be eliminated prior to development. Landscape plans
shall be reviewed by the Fire Marshal.
PASSED AND ADOPTED this 20th day of June 2019 by the following roll call vote:
AYES:
NOES:
ABSENT:
ATTEST: APPROVED:
_______________________ ______________________________
Julie Wyrick, Secretary Tom Fischer, Chairperson
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Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: June 20, 2019
TO: Planning Commission
FROM: Kraig Tambornini, Senior Planner
SUBJECT: Minor Amendments to the Zoning Ordinance (Z 18-07)
1) Request: A City-initiated Zoning Ordinance Amendment (Z 18-07) is proposed to
amend various sections and provisions of Gilroy City Code, Chapter 30. These
modifications include minor changes to the definitions, land uses, parking and
vehicle storage, RV parks, nonconforming uses, minor modification process and
accessory dwelling unit standards.
2) Recommendation: Staff recommends that the Planning Commission adopt a
resolution recommending that the City Council approve the proposed ordinance
amendments (Z 18-07). (Roll Call Vote)
3) Environmental Assessment: Approval of the provisions contained in the Zoning
Text Amendment file number Z 18-07 are exempt from environmental review under
the California Environmental Quality Act ("CEQA") pursuant to the provisions of
Section 15061(b) (3) of the CEQA Guidelines, which states that a project is exempt
from CEQA when “[t]he activity is covered by the general rule that CEQA applies
only to projects which have the potential for causing a significant impact to the
environment. Where it can be seen with certainty that there is no possibility that the
activity in question may have a significant effect on the environment, the activity is
not subject to CEQA.
4) Background Information: The Community Development Department, Planning
Division, is responsible for implementing the City Zoning regulations and keeping
the regulations current. Periodically, staff recommends revisions to the Zoning
Ordinance for this purpose. The most recent minor amendments to the Zoning
Ordinance were completed in 2015. Other ordinance amendments were completed
from 2016 through 2018 which included updates to the downtown use tables,
parking ordinance, banner signs, wireless ordinance, accessory dwelling units
(ADU), recreational marijuana use, landscape ordinance and downtown office use
Kristi A. Abrams
DIRECTOR
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provisions.
A comprehensive update of the zoning ordinance would be prepared after adoption
of the General Plan 2040, which is anticipated to be completed after December
2020. In advance of that, staff is presenting several suggested changes to comply
with state law and improve comprehension throughout Chapter 30.
5) Zoning Ordinance Consistency. Zoning Ordinance Section 30.52 requires that
the Planning Commission hold a public hearing to consider the amendments, and
make findings recommending to the City Council that the amendments carry out
the general purpose of the Zoning Ordinance and applicable general plan goals
and policies. Section 30.1.10 states the intent of the Zoning Ordinance includes the
following:
To promote and protecting public health, safety, peace, comfort,
convenience and general welfare
To provide for orderly development
To protect the character and economic stability
To provide light, air, privacy and access to property
To prevent undue congestion, traffic conflicts amongst land uses, and
To prezone property for annexation.
The proposed zoning revisions Z18-07 would further the public health, safety,
welfare, orderly development and economic stability within the City of Gilroy by
bringing the zoning ordinance into greater conformity with the general plan and
state laws. Specifically, this would be achieved through minor changes made to the
definitions, land uses, parking, vehicle storage, nonconforming uses, minor
modifications and accessory dwelling unit standards.
6) General Plan Consistency: The City's General Plan sets forth various goals and
policies for community design, growth management, economic development,
agricultural use, historic preservation, and scenic highways. The land use plan map
designates areas for development of specific land use types, which are
implemented through the Zoning Ordinance. The minor amendments to the Zoning
Ordinance would not result in any change to existing or proposed land uses, and
are being suggested to promote compliance with state law, improve interpretations
and increase consistency between the General Plan and Zoning Ordinance.
7) Analysis: The draft Zoning Ordinance amendments are provided as an Exhibit A
to the draft Planning Commission Resolution, Attachment 1 of this report. The
recommended changes are discussed below. Revised text is shown in strikeout (x)
and underline (x) font, as follows:
Section 30.1.40 Relationship of the Zoning Ordinance and the general plan.
Amendment of this provision is required to change the relationship between the
Zoning Ordinance and General Plan. The City of Gilroy Zoning Ordinance currently
would prevail over the general plan. However, state government code section
65860 (recently chaptered 9-27-18 as AB1333) requires that the zoning regulations
for a charter city (such as Gilroy) must now be brought into consistency with its
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general plan (as is required for general law cities). The revised Zoning Ordinance
text is as follows:
“(b) The Zoning Ordinance shall be consistent with the
general plan of the City of Gilroy. Where inconsistencies do
exist, the Zoning Ordinance general plan shall control the
use and development of such land until such time as the city
council revises the Zoning Ordinance to achieve
consistency.”
Section 30.2.20 Definitions.
Some of the land use terms in the Zoning Ordinance either are not defined, unclear
or incomplete. In particular, “medical or dental office/clinic”, “hospital” and
“veterinary hospital” uses are not defined and the “office” definition includes
medical office which is in conflict with the land use tables. The following new or
revised definitions are proposed to improve review and interpretation of the Zoning
Ordinance, correct errors, and more accurately match the land use type as listed in
the land use tables:
“ Clinic. See “Medical or Dental Office.”
“Dwelling group” means a group or of two (2) or more detached residential
buildings occupying a parcel of land in one (1) ownership.
“Hospital” means a facility providing medical, psychiatric or surgical
services for sick or injured persons primarily on an in-patient basis,
including facilities for out-patient and emergency treatment, diagnostic
services, training, research and administration, and services to patients,
employees or visitors.
“Liquor/Alcohol sales/bars (on-site consumption)” means an area primarily
devoted to the serving of alcoholic beverages and in which the service of
food is only incidental to the consumption of such beverages.
“Medical or Dental Office/Clinic” means a facility, other than a hospital,
that provides professional medical services, consultation, diagnosis and
treatment of clients on an outpatient basis. This may include a group
practice in which several physicians work cooperatively, and/or
educational aspects such as medical instruction and/or training as well as
house a laboratory, radiology/imaging, pharmacy, rehabilitation and other
similar services as accessory uses.
“Office” means uses that predominantly sell professional and/or business
services. The contact with the general public is not as frequent as with
retail businesses or personal services, and a significant portion of the
business may take place at other locations. Examples include banks, law
offices, accountants, medical, advertising, and computer support.
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“Parking lot” means an area of land, a yard, or other space on a lot legally
used for and designed for access and parking by standard, and operable,
motor vehicles. This definition excludes land used for display, rental or
storage of operable or inoperable vehicles.
“Veterinary hospital” means a facility providing medical care for domestic
pets such as dogs, cats, reptiles, birds and similar animals which may
include boarding the animals two (2) or more days. This definition
excludes domestic farm animals such as cattle, hogs, sheep, and horses.
“Window sign” means a sign which is displayed on or located behind and
within one (1) foot of a window (not including a glass entry door), and is
visible from a street, walkway, parking lot, or pedestrian plaza, any of
which is accessible to the public. ”
Section 30.11.10(c) Residential Use Table.
The Residential Land Use tables are proposed to be revised to note that
Accessory Dwelling Units are allowed within the R3 and R4 districts. This is
necessary to be consistent with state law that requires the City to permit internal
conversions within any district that permits single-family as a primary use. The
revised table would read as follows:
“ A1 RR R1 R2 R3 R4 RH ND
Accessory Dwelling Unit1 X X X X X X * ”
In addition, a single family use should be noted as permitted in the A1 zone, but
subject to the density limits established for the district (to be referenced in a new
sub-note 8):
“ A1 RR R1 R2 R3 R4 RH ND
Single-Family Dwelling or
Modular Home
X8 X X X X X X * ”
This change is consistent with the intent of the A1 zone district Section 30.4.10,
established by Ordinance 2003-20 as an interim designation for property
annexed into the City without a plan for further development.
Finally, sub-note no. 1 for ADU’s would be revised to clarify that only one ADU is
allowed on a lot developed with only one legal primary re sidence. Sub-note no. 8
would be added to state the minimum lot area required for development in the A1
zone. These notes would read as follows:
“ 1 An accessory dwelling unit is only permitted on a lot that has been
developed with only one (1) legal single-family residential dwelling unit,
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and must comply with the regulations prescribed in Article LIV of this
chapter. ”
“ 8 One residential dwelling unit may be permitted on an A1 zoned parcel
that has a minimum size of 20 acres, or more. Subdivision of land for
further development is not permitted without rezoning to a district that
implements the general plan land use map. ”
Section 30.11.20(c) Residential site and building requirement table.
The R3 and R4 multi-family districts allow a single-family residence as a primary
use. Sub-note 7 would clarify that the maximum height of a single family
residence would be 35 feet and 2 stories.
Additionally, reference to the consolidated landscape policy shall be removed, as
the policy has been superseded by the recent revision made last year to Chapter
30.38, Landscaping.
The edits would appear to the tables and notes as follows:
“ Residential District Requirements A1 RR R1 R2 R3 R4 ND
HEIGHT REQUIREMENTS
(Maximum)
Building Height in Feet 35 30 35 35 457 757 *
Number of Stories 2 2 2 2 3 6 *
”
“ ESTABLISHED DEVELOPMENT
POLICIES
”
Consolidated Landscaping Policy6 YES YES YES YES YES YES YES
Hillside Development Guidelines5 YES YES NO NO NO NO NO
Residential Condominium Policy NO NO NO YES YES YES YES
“ 7 For R3 and R4 lots that are proposed to be developed with one (1)
single-family residence as the primary use, the height of the residential
dwelling unit shall not exceed two (2) stories and thirty-five feet (35’). ”
Section 30.14.10 Downtown Historic District, Statement of intent.
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Add a note to clarify that the Downtown Historic District (DHD) zoning district is
not an historic overlay combining district, thus does not afford the same
protections as the ND zone district, as follows:
“ Note: The downtown historic district (DHD) zone does not have the same
intent and purpose as the historic overlay district designation. Article XXVII
Neighborhood Combining District overlay zone establishes histor ic site
and neighborhood regulations. ”
30.19.10(c)(1) Commercial use table.
For internal consistency, several specific land use types are proposed for
revision within the Commercial Use Table. Only land use types to be revised are
shown below.
These changes are recommended to match the Downtown Commercial Districts
and Industrial Districts land use tables. Additionally, “Animal Hospital” is
proposed to change to “Veterinary Hospital”. The former allows large agricultural
animals, which seems to be incompatible with Gilroy’s urban commercial areas.
Animal hospitals would remain allowed in the A1 zone. Veterinary hospitals
would be more appropriate in the urban commercial zones, for small domestic
pets. The changes are as follows:
“ PO C1 C33 HC CM
Commercial Uses
Animal Veterinary Hospital/Veterinary Office C C X X ”
“ Automotive Body Repair and Painting C
Automobile Automotive Parts Sales X X X
Automobile Automotive Repair X X
Automobile Automotive Sales (Indoor or
Outdoor)
X X
Automobile Automotive Sales, Temporary6 C C C ”
“ Automotive Gasoline/Fueling Station C X X X ”
“ Bakery/Coffee House X X C X
Bars: On-Site Liquor/Alcohol Consumption
(Except as Ancillary to a Restaurant Use)
C4,9 X9 X9 X9 ”
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“ Boat and Motorcycle Sales X X ”
“ Grocery Store or Deli/Supermarket X X X ”
“ Laboratory (Research and Testing) C X X ”
“ Liquor/Alcohol Sales with Tasting (Wine and
Beer Only)9
X9 X9 X9
Liquor/Alcohol Sales (Off-Site Consumption)9 C9 X9 X9 X9 ”
“ Pool and Billiards Establishment and Indoor
Recreation
X X ”
“ Restaurant 17 X X X X ”
“ Travel Trailer or Camping Facility C ”
In addition, several of the sub-notes are proposed to be amended in order to
clarify existing allowances or limitations, as follows:
“ 5 Residential units may be allowed in conjunction with an existing
business. Stand-alone single-family residential use of a lot is not
permitted. Residential units in the C3 zones may be allowed when located
on the second or third floor of a building. More than one (1) residential unit
may be allowed upon approval of a conditional use permit pursua nt to
section 30.50.30. All residential unit projects within commercial zones
shall comply with the following guidelines:”
“ 9 Requests for new State Alcoholic Beverage Control (ABC) liquor
alcoholic beverage licenses are subject to review and approval of the
city’s ABC committee and the chief of police.”
“ 12 Provided that all provisions set forth in Chapter 8 are satisfied. See
also Article II “Definitions” for additional use specifications. “
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“ 17 A drive-through window may be allowed for retail establishments /
restaurant uses outside of the downtown. ”
30.19.10(c)(2) Downtown Commercial Use Table.
Minor changes to the Downtown land use table is recommended to match the
similar changes made to the Commercial land use tables, as follows:
“ DHD DED CCA TD CD GD
Commercial Uses
Automotive Gasoline/Fueling Station X10 X
The sub-notes are also proposed to be revised to be consistent with the
Commercial use tables. Note 2(f) is also proposed to clarify the intent of the
downtown district as commercial mixed use, but to afford greater protections for
existing historic single-family residences within the district. Lastly, note 15 is
associated with dance venues in downtown.
“ 1 The requirement for a conditional use permit does not apply to
businesses whose primary use is the preparation and service of food, and
liquor/alcohol is served as a clearly ancillary use.
2 (f) Development of new stand-alone single-family residential use on a
lot within the downtown commercial districts is not allowed. However, an
existing legally permitted historic single-family residence shall be deemed
a conforming land use. ”
“ 5 Requests for new ABC liquor alcoholic beverage licenses are subject
to review and approval of the city’s chief of police.”
“ 15 Only allowed ancillary to a primary use (see Article II Definitions).
Provided that all other provisions set forth in Chapter 8 are satisfied. ”
30.19.20(c)(1) Commercial Site and Building Requirement Table.
The Height Requirements for the C3 and HC District must be amended to comply
with state government code section 65860 that requires charter city zoning to be
consistent with general plan (revised in September 2018 as AB1333). In addition,
the outdated reference to the consolidated landscape policy would be removed:
“ PO C1 C3 HC CM
“ HEIGHT REQUIREMENTS (Maximum)
Building Height in Feet1 35 35 7555 7555 35
Number of Stories 2 2 64 64 2 ”
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“ ESTABLISHED DEVELOPMENT
POLICIES
Commercial Condominium Policy Yes Yes Yes Yes Yes
Consolidated Landscaping Policy Yes Yes Yes Yes Yes
Industrial Design Guidelines n/a n/a n/a n/a Yes
Leavesley Road Policy n/a n/a Yes Yes Yes
Street Furniture Policy Yes Yes Yes Yes Yes
Tenth Street Policy n/a n/a Yes n/a Yes ”
30.19.20(c)(2) Commercial Site and Building Requirement Table (Downtown
Specific Plan Districts).
The downtown districts Commercial Site and Building Requirement Table should
be revised to clearly identify the residential density and setback minimum and
maximum (consistent with the zoning and Downtown Specific Plan), as follows:
“
Commercial District Requirements DHD DED CCA TD CD GD
DENSITY (Use FAR or Density, Not
Both) 5
20 du/ac
(min)
20
du/ac
(min)
n/a8 20 du/ac
(max)
20-40
du/ac
(min/max)
30 du/ac
(max)
YARD REQUIREMENTS (Setbacks
in Feet Measured from Property
Line)
Minimum/Maximum Min/Max Min/Max Min/Max Min/Max
Min/Max Front 0/15 0/15 0/none 0/15 15/none
Side (Adjacent to Street) 0/101 0/101 0/none1 10/none1 15/none
Side (All Other Side Yards) 0/none2 0/none2 0/none2 0/10 15/none
Rear 03/none 03/none 0/none 0/none 10/none
Special Circumstances
Minimum/Maximum Min/Max
Eigleberry Street to Church Street
Front 0/10
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 0/10
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Rear 10/none
Church Street to Dowdy Street
Front 20/none
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 10/none
Rear 10/none
East of Eigleberry Street Min/Max
Front 0/15
Side (Adjacent to Street) 10/none1
Side (All Other Side Yards) 0/none2
Rear 0/5
West of Eigleberry Street
Front 154/none
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 5/none
Also, the sub notes should be revised as follows to clarify specific requirements.
Note 5 would be changed to explain when to use floor area ratio (FAR) versus
density for calculating project size. Note 8 would clarify limitations for multi-family
development within the CCA zoning district. Revisions are as follows:
“ 2 To be reviewed by staff to iensure compliance with urban design
principles.”
“ 5 Use either floor area ratio to determine project size for commercial and
mixed-use development or and use residential density to determine
project size for stand-alone residential development to determine project
size. Residential use is only allowed as part of a mixed use development
within the DHD, DED and CCA districts. Stand-alone (multi-family)
residential development is only allowed within the cannery district (CD),
gateway district (GD) and transitional district (TD). See Article XIV for
additional specifications.
“ 8 No min/max density. See Downtown Specific Plan for additional
specifications. Residential apartments, townhomes, live/work units
above/behind ground floor only allowed between Eigleberry Street and
Church Street.”
Section 30.20.40 Murray-Las Animas Avenue overlay combining district.
Correct an error in the section, as follows:
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30.20.40 Murray-Las Animas Avenue overlay combining district.
The Murray-Las Animas Avenue overlay combining district includes all
parcels within the geographical area bounded by Leavesley Avenue to the
south, 101 Freeway to the east, Cohansey Avenue to the north and
Monterey Road to the west. The planning commission shall hold a public
meeting noticing all property owners and residents within this area on any
planning project requiring an architecture architectural and site review
application proposed for approval within this geographical area. The public
noticing costs shall be borne by the project applicant. Notwithstanding
section 30.50.41 the planning commission shall review and issue or deny
approval of said application according to the standards set forth in section
30.50.40 and in the Murray-Las Animas Avenue overlay combining district
design policy. The applicant if not satisfied with the terms and conditions
of approval or a denial from the planning commission may appeal such
decision in writing to the city council within twenty (20) days of the
planning commission’s decision.
Section 30.23.10c Industrial Use Table.
Amend the Industrial table for internal consistency amongst land use types in
various tables. Staff also recommends the following:
1) Removing “Recreational Vehicle Park, Travel Trailer Park or Camping
Facility” from the tables. This land use type has not been implemented as
intended. The state pre-empts local land use requirements and allows for
long-term residential occupancy within RV camping facilities. Thus, they are
allowed to become residential trailer parks versus transient occupancy
facilities, as intended by the City.
2) Conditionally permitting “Distribution Facilities” and “Ministorage” uses in
order to preserve industrial land for more desirable uses creating employment
and promoting economic development, and
3) Designating Medical Office/Clinic as a separate use from Hospital in order to
distinguish the land use types
The proposed revisions are reflected as follows:
“ CI M1 M2
Commercial Uses
“ Animal Hospital/Boarding (aka, Kennel, indoor or
outdoor)
C X ”
“ AutomobileAutomotive Repair or Body Shop X X ”
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“ CI M1 M2
“ Recreational Vehicle Park, Travel Trailer Park or
Camping Facility
C C
Restaurant7 X C C ”
Industrial Uses
“ Distribution Facility XC XC ”
“ Mini-Storage, and Locker Storage and Rental Facilities XC XC ”
“ Rental Facilities X X ”
“ Truck Service Station, Stop, or Terminal C C ”
Public and Semi-Public Uses
“ Hospital or Clinic X C C
Medical or Dental Office/Clinic X C ”
Temporary Uses
“ Outdoor Booth/Sales T T T ”
And, add note 7 to clarify allowance for retail drive through uses, as follows:
“ 7 A drive-through window may be allowed for retail establishments /
restaurant uses outside of the downtown. ”
Section 30.23.20(c) Industrial Site and Building Requirement Table.
Delete the “Consolidated Landscaping Policy” from the Industrial Site and
Building Requirement Table, as the policy document has been incorporated into
Chapter 30.38 by prior Zoning Ordinance amendment Ord. 2018-06.
Section 30.24.50(c) Special Regulations, Tree Removal.
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Update this section to reference the new landscaping standards that have
superseded the landscaping policy, to read as follows:
“ c) Tree Removal. Removal of live trees in areas outside public parks
may be permitted upon approval of the planning director. All removal shall
be in accordance with the city’s consolidated landscaping policy
standards, contained within Article XXXVIII. ”
Section 30.31.20 Parking Space Requirements.
Revise terms to avoid confusion with usage of “accessible” with “handicap”
parking (which has been revised elsewhere to read accessible parking
throughout), as follows:
“ 30.31.20 Parking space requirements.
At the time any activity is established or building or structure is erected, or is
enlarged, or increased in capacity, or whenever there is a substitution of
activities of a change in the nature of an existing activity, off -street parking for
vehicles in such numbers as are hereinafter prescribed shall be provid ed.
Accessible Off-street parking areas shall be provided and, maintained and
made accessible for each land use or activity in accordance with the following
schedule, as shown: ”
Section 30.31.23 Institutional use off-street parking requirements.
Revise the following Institutional use off-street parking requirements land use
types to match the zoning district land use tables and definitions, as follows:
“ Day care centers and nursery schools ”
“ Family Day care home ”
30.31.25(a) Off-Street Parking Requirements, Retail and commercial uses.
Revise the Retail and commercial uses parking standards table to include
“shopping centers”, which is proposed to clarify that any re -occupancy within a
multi-tenant center shall be calculated at the ratio of 1 stall per 250 square feet,
regardless of the retail tenant type. The revised parking land use type would read
as follows:
“ General retail sales, repair and services, shopping centers ”
Section 30.31.30(g) General off-street parking requirements.
Amend sub section (g) to clarify staff approval of shared parking is required, and
to describe the boundaries of the parking assessment district in downtown, as
follows:
“ (g) Every use shall provide the required parking on the same parcel except:
(1) The owners of adjoining properties may provide parking space in
common if said parking area is secured by easement or other sufficient legal
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document, to the satisfaction of the community development director or
designee, and provided the total number of parking spaces provided is equal
to the sum of the individual needs.
(2) Any use located within the parking assessment district formed under
the provisions of the Gilroy Municipal Code need not provide the required
parking as specified in this chapter. (Ord. No. 2013-08, § 2 (Exh. A), 8-5-13;
Ord. No. 2016-13, § 1 (Exh. A), 8-1-16)
*The parking assessment district includes those properties zoned TD, DED, and
DHD that lie within the geographical area bounded by Fourth Street and Lewis
Street to the north, E Sixth Street and West Sixth Street to the south, TD zoned
parcels along the west side of Eigleberry, and DHD zoned parcels along the east
side of Monterey Street backing to the rear alleyway, as further depicted in the
Parking Assessment District Boundary Map below.
Parking Assessment District Boundary Map
”
Section 30.31.50 Special parking requirements.
Revise the standards for clarification and to respond to state law, including
AB2263 regarding adaptive reuse of designated historical resources, as follows:
“ 30.31.50 Special parking requirements.
(a) Employee Parking. Parking stalls designated for employee use may be
provided as part of the required off-street parking, but only up to a maximum
of the actual anticipated number of employees. Employee parking designated
stalls shall be designed and located such that they are distinct and separate
from other parking on the site. On no However, on any site where compact
car parking is has been provided shall to meet the required parking demand,
stalls designated for employee parking also shall not be allowed. Employees
shall not be prohibited from using off-street parking.
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(b) Handicap Accessible Parking Requirements. Handicap Accessible
parking shall comply with the requirements of the State Building Code.
(c) Truck Loading and Unloading Space. All retail and wholesale stores,
warehouses, supply houses, buildings devoted to manufacturing trade, hotels,
hospitals or other buildings where large amounts of goods are received or
shipped shall provide loading and unloading space adequate to handle the
volume and frequency of truck traffic to the building or shopping center. The
number and minimum dimensions of loading spaces shall be determined by
the planning director. (Ord. No. 2013-08, § 2 (Exh. A), 8-5-13)
(d) Parking for adaptive re-use of a designated historical resource. For
development in which a designated historical resource is converted or
adapted, reductions in required parking shall be provided consistent with the
provisions of Section 18962 (a) of the state Health and Safety Code.
Designated historical resource means a structure or property officially
designated on a local register of historical places, the California Register of
Historical Resources, or the National Register of Historic Places. ”
Section 30.31.60(a)(1) Off-street parking design criteria.
Change word usage from “handicap” to “accessible”, as follows:
“ (1) Each handicap accessible parking stall shall be delineated by blue
painted curb and lines, and shall be clearly labeled in blue paint with the
standard handicap accessible parking symbol or clearly labeled for
“handicapped accessible parking only. ”
Section 30.33.20 Storage all non-residential zones.
Delete this entire section titled “Storage, all nonresidential zones”, in order to
eliminate this remaining provision that would allow up to three recreational
vehicles to be parked on any commercial site. This change is consistent with a
prior amendment made by Ordinance 2016-03, and Sections 30.34.20 and
30.50.41(7) through 30.50.44, that provide RV storage in the industrial zones and
require review and screening for outdoor all storage uses.
Section 30.33.30(a) Storage, all residential zones.
Revise the provision allowing Storage, all residential zones” to eliminate gravel
as an approved material and require director approval of alternative materials, as
follows:
“ (a) In residential zones, recreational vehicles, boats and trailers may be
stored only on property on which the vehicle’s owner resides. Storage is
permitted outside a structure on a paved, graveled, or approved
alternative all-weather material driveway as approved by the community
development director or designee, provided all of the following conditions
exist: ”
Section 30.41.31(b)(1) Specific provisions-Noise.
Correct the omission of text in this section, to clarify the noise measurement in
accord with industry standards, to read as follows:
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“ (b) Maximum Outdoor Noise Levels.
(1) Residential Noise Impacting Residential Properties. Fixed-source
outdoor mechanical equipment installed after July 1, 2007 (e.g., pool,
spa, air conditioning or similar equipment) is limited to a maximum of 60
dBA Ldn measured at the property line or 70 dBA (L10) measured at the
property line. ”
Section 30.42.20 Permitted zones for recreational vehicle parks & 30.42.30
Guidelines.
Staff recommends amending the RV Park Development standards, consistent
with recommendation to remove “RV Trailer/Camping” from the Commercial and
Industrial land use tables.
The City had adopted Ord 98-18 to allow RV camping facilities with the
requirement that length of stay would be limited. This was approved to support
visitor accommodation and tourism. Two RV parks have been established within
the City (Gilroy Garlic USA with 176 lots and Garlic Farm with 158 lots). The City
also allows for permanent residential living within modular/mobile home park
development in Residential zones, but not within the Commercial or Industrial
zone districts. The City has four mobile-home parks with a total of 349 spaces.
Mobile home and RV camping facilities are regulated by State Housing and
Community Development. State law allows for long-term occupancy within any
RV park (CA Civil Code, Ca Code of Regulations, and CA Health and Safety
Code). The majority of the RV camping sites within the existing parks in the City
are used for long-term stays of more than 60 days. These are considered
permanent residences and exempt from transient occupancy tax.
Because state law pre-empts local authority to limit length of stay within the RV
camping facilities, staff recommends revising the RV park standards to preclude
any further expansion. The two existing RV camping facilities would remain
regulated under their current Conditional Use Permits and the remaining RV park
standards. Revised text is proposed to read as follows:
“ 30.42.20 Permitted zones for recreational vehicle parks.
Recreational vehicle parks as regulated herein are and that have been
conditionally permitted within the highway commercial, limited industrial,
and general industrial zoning districts may continue to operate in
conformance with .Cconditional use permit approval granted for the
facility. shall be required for all new or expanding RV parks. Applications
for conditional use permits shall be reviewed by the planning division for
compliance with these guidelines. No new facilities or any expansion of
use shall be allowed.
30.42.30 Guidelines.
Ongoing operations shall remain in conformance with the following
guidelines shall be used when reviewing applications for new or
expanding recreational vehicle park development proposals, except as
otherwise modified by the conditional use permit granted for the facility.
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Alternatives to each guideline may be acceptable if the purpose of the
guideline is achieved, and if reviewed and approved by the planning
commission. ”
Section 30.46.40 Exceptions, Density bonus for affordable housing
developments.
The City Density Bonus regulations have been superseded by revisions to the
state law. Staff recommends replacing the current regulations and referring to the
state law for guidance. A comprehensive update to this section is anticipated
following adoption of the General Plan 2040. In the interim, this section would
read as follows:
30.46.40 Density bonus for affordable housing developments.
Density bonus provisions shall be governed by the state density bonus law
Government Code Section 65915 et seq.
Section 30.48.20 Nonconforming Uses and Buildings, Expansion and
enlargement.
Revise the title of this section to more accurately reflect the provisions within
(pertains to nonconforming uses), to read as follows:
“30.48.20 Expansion and, enlargement and discontinuance. ”
Section 30.50.41(b)(1) Planning Department Applications, Review.
Revise the modifications section to include a review of exterior lighting changes,
in order to regulate changes that may adversely affect the character of the site or
increase off-site lighting or glare, as follows:
“ (1) Changes to previously approved development permits but only for
minor modification of architectural elements, exterior lighting or landscape
details (including but not limited to minor storefront alterations, relocation
of doors, equipment screening, minor landscape furniture and structures,
benches, small trellises, and planters) which do not affect the use,
intensity, general character, architectural style, circulation or other site
function of the project. ”
Section 30.50.44(a) Conditions, Landscaping.
This section would be updated to refer to the adopted landscaping standards,
instead of the superseded landscaping policy, as follows:
(a) Landscaping. Landscaping plans including specifications for an
irrigation system shall be approved by the planning director in accordance
with the adopted consolidated landscaping policy and Article XXXVIII,
prior to issuance of a building permit. The landscaping shall be
continuously maintained in an orderly, live, healthy, and relatively weed-
free condition, in accordance with the approved specific landscape plan.
Section 30.50.44(c) Conditions, Exterior lighting.
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Concurrent with revision to section 30.5.41(b)(1), review of exterior lighting,
revision to the exterior lighting conditions is recommended to include control of
glare, as follows:
“ (c) Exterior Lighting. No unobstructed beam of exterior lighting shall be
directed outward from the site toward any residential use or public right-of-
way. Lighting shall be constructed or located so that only the intended
area is illuminated and off-site glare is fully controlled. ”
Section 30.54.30 Development standards for accessory dwelling units.
Specific sections of the accessory dwelling unit ordinance are proposed to be
amended to be more consistent with the provisions of state law. This includes a
limitation to the type of replacement parking that can be required. Staff also
proposes to remove the limit on internal conversions, as the limitation does not
have any practical purpose and has led to some confusion of interpretation. The
recommended revisions are proposed to subsections (a), (b), (c), (f), and (i), as
follows:
“ (a) The accessory dwelling unit must not be intended for sale separate
from the primary single-family residence, but may be rented for periods
not less than thirty (30) days. Prior to the issuance of the building permit
for the accessory dwelling unit, the owner-occupant must record a deed
restriction stating that the accessory dwelling unit must not be rented for
periods less than thirty (30) days and stating that either the primary
residence or the accessory dwelling unit must be owner-occupied.
(b) No more than one (1) accessory dwelling unit may be established in
addition to no more than the one (1) primary single-family dwelling legally
constructed on residentially zoned property. The accessory dwelling unit
must be located on a parcel that is designated as an RR, R1 or RH zoning
district, an or on a parcel that is zoned R2, R3 or R4 zoning district if the
parcel is currently developed with only one (1) single-family dwelling and
the accessory dwelling unit takes the place of any future second dwelling
unit on the property, or an ND or PUD zoning district in which such use is
allowed in accordance to the master plan or specific plan adopted for the
neighborhood district area in which the parcel is located.
(c) The accessory dwelling unit must be located on a parcel that is
occupied by an existing single-family residence, and that single-family
residence must have at least two (2) parking spaces that comply with the
requirements of Article XXXI, Off-Street Parking Requirements. At least
one (1) of these spaces must be covered. However, if the required parking
space(s) for a single-family residence are proposed to be removed in
order to accommodate an accessory dwelling unit, including through the
conversion or demolition of a garage or carport structure, then any
required replacement parking can be provided as covered or uncovered,
in tandem, or with use of mechanical parking lifts. In any case a minimum
of two (2) stalls per primary residential dwelling unit shall be provided,
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outside of the required front or street side yard setback. Each space must
be at least ten (10 feet by twenty (20) feet. ”
“ (f) The accessory dwelling must be limited to a one (1) bedroom unit
with an overall floor area, garage areas excluded, n ot to exceed six
hundred (600) square feet. The floor area of an attached accessory
dwelling unit must not exceed fifty percent (50%) of the existing living area
of the single-family unit. ”
“ (i) An accessory dwelling unit must conform to the setback
requirements generally applicable to residential construction in the zoning
district in which the property is located, subject to the following:
(1) A setback of six (6) feet from the interior side and rear lot lines is
required for a newly constructed detached accessory dwelling unit,
and for an existing accessory structure that is expanded into an
accessory dwelling unit, except that such an accessory dwelling unit
that is located closer than five (5) feet to the existing single-family
residence remains subject to the setback requirements applicable to
the primary structure as specified by the zoning district in which the lot
is located.
(2) A setback of five (5) feet from the side and rear lot lines is required
for an accessory dwelling unit that is constructed above a garage.
(3) No additional setback is required for an existing garage that is
converted into an accessory dwelling unit.
(4) An accessory dwelling unit must not encroach upon the required
front yard area or the required street side yard area. ”
Section 30.54.40 Accessory dwelling units with existing single-family residences.
The following revisions are recommended to clarify the regulations that apply when
an ADU is created as a result of internal conversion of existing residential space:
“ 30.54.40 Accessory dwelling units proposed within existing single-
family residences and accessory structures (internal conversions).
Notwithstanding any other provisions of this chapter to the contrary, an
application for a building permit to create an accessory dwelling unit will be
ministerially approved within one hundred twenty (120) days after the city
receives the application if the proposed accessory dwelling unit meets all of
the following conditions:
(a) The unit is contained within the existing space of a single-family
residence or legal permitted residential accessory structure (e.g., pool-
house, studio workshop, or garage);
(b) The unit has independent exterior access from the existing residence;
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(c) The side and rear setbacks of the unit are sufficient for fire safety;
(d) The unit complies with applicable building and safety codes; and
(e) No other accessory dwelling units or residential units have been
approved on the lot.
(f) The accessory dwelling must be limited to a one (1) bedroom unit with
an overall floor area, garage areas excluded, not to exceed six hundred
(600) square feet.
(g) An accessory dwelling unit meeting the criteria of this section will not
be subject to any additional parking required for the unit or other
development standards (except any replacement parking that may be
required for the primary unit as a result of a garage conversion). ”
8) Findings: In accordance with Gilroy City Code Section 30.52.40, the Planning
Commission must make the following findings in recommending the amendments
to the City Council:
i) That the amendment in necessary to carry out the general purpose of this
chapter:
In accordance with City Code Section 30.1.10 the proposed zoning revisions
Z18-07 would further the public health, safety, welfare, orderly development
and economic stability of the City specifically through the revision of
commercial development height limits, accessory dwelling unit standards and
parking standards would be revised to better conform to state law, removal of
obsolete vehicle storage standards, and updates of the land use terms and
definitions for clarity.
ii) That the amendment is necessary to carry out the applicable general plan
goals and policies.
The minor amendments would not result in any change to existing or
proposed land uses but would promote greater consistency between the
general plan and zoning ordinance and compliance with state law.
9) Public Outreach: On April 29, 2019 staff hosted a Developer Roundtable meeting
and presented the draft changes. On May 2, 2019 staff forwarded the draft
revisions to staff of the Gilroy Economic Development Corporation, the Gilroy
Chamber of Commerce and the Downtown Gilroy Business Association. In
response to some of the feedback received additional edits were included, such as
clarifying that retail drive through uses may be allowed in commercial zones. In
addition, the Planning Commission public hearing packets are available through
the City’s webpage.
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10) Noticing: As required by law, on Friday, June 7, 2019, notice of this Planning
Commission meeting was advertised in The Gilroy Dispatch (no less than 10 days
prior to the meeting). Given that the amendments apply city-wide a separate mailed
notice to property owners was not required.
11) Appeal Procedure: The Planning Commission’s action is not final, but rather a
recommendation. As such, the matter will be considered by the City Council at a
later date.
Attachments:
1. Draft PC Resolution Z18-07 with Draft Ordinance Attached
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ATTACHMENT 1
RESOLUTION NO. 2019-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY
RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO THE GILROY
CITY CODE, CHAPTER 30, SECTIONS 30.1.40, 30.2.20, 30.11.10, 30.11.20,
30.14.10, 30.19.10, 30.19.20, 30.20.40 30.23.10, 30.23.20, 30.24.50, 30.31.20,
30.31.23, 30.31.25, 30.31.30, 30.31.50, 30.31.60, 30.33.30, 30.41.31, 30.42.20,
30.42.30, 30.46.40, 30.48.20, 30.50.41, 30.50.44, 30.54.30 AND 30.54.40, AND
REPEALING SECTION 30.33.20, RELATED TO GENERAL PLAN AND ZONING
RELATIONSHIP, DEFINITIONS, LAND USE TABLES AND STANDARDS,
PARKING, STORAGE, RV PARK DEVELOPMENT, DENSITY BONUS,
NONCONFORMING USES, MINOR MODIFICATIONS, AND ACCESSORY
DWELLING UNIT STANDARDS
WHEREAS, Zoning Text Amendments of the Gilroy City Code Chapter 30 (Zoning
Ordinance) are proposed to make minor revisions for internal consistency, clarification, and comply
with state law; and
WHEREAS, the Planning Commission has received and considered the Zoning Code
amendments, in accordance with the City of Gilroy Zoning Ordinance (Article LII), and the staff
report pertaining to the proposed Zoning Text Amendment file number Z 18-07; and
WEREAS, the Planning Commission held a duly noticed public hearing on June 6, 2019, at
which time the Planning Commission took and considered the written and oral public testimony
related to Zoning Text Amendment file number Z 18-07 and thereafter recommended that the City
Council approve said application; and
WHEREAS, the review and approval of the provisions contained in the Zoning Text
Amendment file number Z 18-07 is exempt from environmental review under the California
Environmental Quality Act ("CEQA") pursuant to the provisions of Section 15061(b) (3) of the
CEQA Guidelines, which states that a project is exempt from CEQA when “[t]he activity is covered
by the general rule that CEQA applies only to projects which have the potential for causing a
significant impact to the environment. Where it can be seen with certainty that there is no possibility
that the activity in question may have a significant effect on the environment, the activity is not
subject to CEQA;” and
WHEREAS, in accordance with City of Gilroy Zoning Code Section’s 30.52.40 and 30.52.60,
the Planning Commission finds that the proposed Zoning Ordinance Text Amendment implements the
general plan in conformance with state law.
5.B.a
Packet Pg. 107 Attachment: Draft PC Resolution Z18-07 with Draft Ordinance Attached [Revision 3] (2196 : Zoning Code Amendments 2019)
Resolution No. 2019-__
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Ord Z18-07
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby recommends to the City Council the approval of Zoning Amendments Z18-07 as identified in
Exhibit A to this Resolution.
PASSED AND ADOPTED this 20th day of June 2019 by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST: APPROVED:
_________________________________ __________________________________
Susan L. O’Strander, Deputy Director Tom Fischer, Chairperson
Exhibit A: Draft City Council Ordinance Amendment No. Z18-07
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Exhibit A
ORDINANCE NO. 2019-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GILROY
AMENDING THE GILROY CITY CODE, CHAPTER 30, SECTIONS 30.1.40,
30.2.20, 30.11.10, 30.11.20, 30.14.10, 30.19.10, 30.19.20, 30.20.40 30.23.10,
30.23.20, 30.24.50, 30.31.20, 30.31.23, 30.31.25, 30.31.30, 30.31.50, 30.31.60,
30.33.30, 30.41.31, 30.42.20, 30.42.30, 30.46.40, 30.48.20, 30.50.41, 30.50.44,
30.54.30 AND 30.54.40, AND REPEALING SECTION 30.33.20, RELATED TO
GENERAL PLAN AND ZONING RELATIONSHIP, DEFINITIONS, LAND
USE TABLES AND STANDARDS, PARKING, STORAGE, RV PARK
DEVELOPMENT, NONCONFORMING USES, MINOR MODIFICATIONS,
AND ACCESSORY DWELLING UNIT STANDARDS
WHEREAS, Zoning Text Amendments of the Gilroy City Code Chapter 30 (Zoning
Ordinance) are proposed to make minor revisions for internal consistency, clarification, and comply
with state law; and
WHEREAS, the Planning Commission has received and considered the Zoning Code
amendments, in accordance with the City of Gilroy Zoning Ordinance (Article LII), and the staff
report pertaining to the proposed Zoning Text Amendment file number Z 18-07; and
WEREAS, the Planning Commission held a duly noticed public hearing on June 6, 2019, at
which time the Planning Commission took and considered the written and oral public testimony
related to Zoning Text Amendment file number Z 18-07 and thereafter recommended that the City
Council approve said application; and
WHEREAS, the City Council received and considered a staff report pertaining to Zoning Text
Amendment file number Z 18-07; and
WHEREAS, the City Council held a duly noticed public hearing on July 1, 2019, at which
time the City Council took and considered written and oral public testimony, the staff report, and all
other documentation related to application Z 18-07; and
WHEREAS, the City has determined that the review and approval of the provisions contained
in the Zoning Text Amendment file number Z 18-07 is exempt from environmental review under the
California Environmental Quality Act ("CEQA") pursuant to the provisions of Section 15061(b) (3) of
the CEQA Guidelines, which states that a project is exempt from CEQA when “[t]he activity is
covered by the general rule that CEQA applies only to projects which have the potential for causing a
significant impact to the environment. Where it can be seen with certainty that there is no possibility
that the activity in question may have a significant effect on the environment, the activity is not
subject to CEQA;” and
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Ord Z18-07
WHEREAS, in accordance with City of Gilroy Zoning Code Section’s 30.52.40 and 30.52.60,
the Planning Commission has recommended and the City Council finds that the proposed Zoning
Ordinance Text Amendment implements the general plan in conformance with state law; and
WHEREAS, the location and custodian of the documents or other materials that constitute the
record of proceedings upon which Z 18-07 approval is based is the office of the City Clerk.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GILROY DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION I
Section 30.1.40(b) is hereby amended to read as follows:
“ (b) The zoning ordinance shall be consistent with the general plan of the City of Gilroy. Where
inconsistencies do exist, the general plan shall control the use and development of such land until
such time as the city council revises the zoning ordinance to achieve consistency. ”
SECTION II
Section 30.2.20 is hereby amended to add new definitions as follows:
“ Clinic. See “Medical or Dental Office.”
“ “Hospital” means a facility providing medical, psychiatric or surgical services for sick or injured
persons primarily on an in-patient basis, including facilities for out-patient and emergency
treatment, diagnostic services, training, research and administration, and services to patients,
employees or visitors. ”
“ “Medical or Dental Office/Clinic” means a facility, other than a hospital, that provides
professional medical services, consultation, diagnosis and treatment of clients on an outpatient
basis. This may include a group practice in which several physicians work cooperatively, and/or
educational aspects such as medical instruction and/or training as well as house a laboratory,
radiology/imaging, pharmacy, rehabilitation and other similar services as accessory uses. ”
“ “Veterinary hospital” means a facility providing medical care for domestic pets such as dogs,
cats, reptiles, birds and similar animals which may include boarding the animals two (2) or more
days. This definition excludes domestic farm animals such as cattle, hogs, sheep, and horses. ”
SECTION III
Section 30.2.20 is hereby amended to replace existing definitions to read as follows:
“ “Dwelling group” means a group of two (2) or more detached residential buildings occupying a
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Ord Z18-07
parcel of land in one (1) ownership. ”
“ “Liquor/Alcohol sales/bars (on-site consumption)” means an area primarily devoted to the
serving of alcoholic beverages and in which the service of food is only incidental to the
consumption of such beverages. ”
“ “Office” means uses that predominantly sell professional and/or business services. The contact
with the general public is not as frequent as with retail businesses or personal services, and a
significant portion of the business may take place at other locations. Examples include banks, law
offices, accountants, advertising, and computer support. ”
“ “Parking lot” means an area of land, a yard, or other space on a lot legally used for and designed
for access and parking by standard, and operable, motor vehicles. This definition excludes land
used for display, rental or storage of operable or inoperable vehicles. ”
“ “Window sign” means a sign which is displayed on or located behind and within one (1) foot of
a window (not including a glass entry door), and is visible from a street, walkway, parking lot, or
pedestrian plaza, any of which is accessible to the public. ”
SECTION IV
Section 30.11.10(c) Residential Use Table is hereby repealed and replaced, with revisions,
as set forth in Attachment “A” which is attached hereto and incorporated by this reference.
SECTION V
Section 30.11.20(c) Residential Site and Building Requirement Table is hereby repealed
and replaced, with revisions, as set forth in Attachment “B which is attached hereto and
incorporated by this reference.
SECTION VI
Section 30.14.10 is hereby amended to read as follows:
“ 30.14.10 Statement of intent.
This district is suitable for the improvement and maintenance of existing commercial structures or
the conversion or construction to new mixed use development. Residential mixed use projects are
encouraged.
The intent of the downtown historic district (DHD) is to foster the city’s historic downtown as a
unique and prosperous commercial resource. Buildings in the downtown historic district (DHD)
are mixed use with premium local and regional boutique retail uses and entertainment
establishments, fostering a multicultural environment. Residential or office use above the ground
floor is encouraged. Architecture should reflect historic forms and materials and adaptive reuse of
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historic architecture is encouraged. Wide sidewalks with strong pedestrian connections to adjacent
districts are encouraged. Establishment of paseos and plazas and unique outdoor spaces of any
size with fountains and public art is a priority. Parking is not allowed at street front retail
locations.
Note: The downtown historic district (DHD) zone does not have the same intent and purpose as
the historic overlay district designation. Article XXVII Neighborhood Combining District overlay
zone establishes historic site and neighborhood regulations. ”
SECTION VII
Section 30.19.10(c)(1) Commercial Use Table is hereby repealed and replaced in its
entirety with revisions as set forth in Attachment “C” which is attached hereto and incorporated
by this reference.
SECTION VIII
Section 30.19.10(c)(2) Downtown Commercial Use Table is hereby repealed and replaced
in its entirety with revisions as set forth in Attachment “D” which is attached hereto and
incorporated by this reference.
SECTION IX
Section 30.19.20(c)(1) Commercial Site and Building Requirement Table is hereby
repealed in its entirety and replaced with revisions as set forth in Attachment “E” which is
attached hereto and incorporated by this reference.
SECTION X
Section 30.19.20(c)(2) Commercial Site and Building Requirement Table (Downtown
Specific Plan Districts) is hereby repealed in its entirety and replaced with revisions as set forth in
Attachment “F” which is attached hereto and incorporated by this reference.
SECTION XI
Section 30.20.40 is hereby amended to read as follows:
“ 30.20.40 Murray-Las Animas Avenue overlay combining district.
The Murray-Las Animas Avenue overlay combining district includes all parcels within the
geographical area bounded by Leavesley Avenue to the south, 101 Freeway to the east, Cohansey
Avenue to the north and Monterey Road to the west. The planning commission shall hold a public
meeting noticing all property owners and residents within this area on any planning project
requiring an architectural and site review application proposed for approval within this
geographical area. The public noticing costs shall be borne by the project applicant.
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Notwithstanding section 30.50.41 the planning commission shall review and issue or deny
approval of said application according to the standards set forth in section 30.50.40 and in the
Murray-Las Animas Avenue overlay combining district design policy. The applicant if not
satisfied with the terms and conditions of approval or a denial from the planning commission may
appeal such decision in writing to the city council within twenty (20) days of the planning
commission’s decision. ”
SECTION XII
Section 30.23.10(c) Industrial use table is hereby repealed in its entirety and replaced with
revisions as set forth in Attachment “G” which is attached hereto and incorporated by this
reference.
SECTION XIII
Section 30.23.20(c) Industrial use table is hereby repealed in its entirety and replaced with
revisions as set forth in Attachment “H” which is attached hereto and incorporated by this
reference.
SECTION XIV
Section 30.24.50(c) Special regulations, Tree Removal is hereby revised to read as
follows:
“ (c) Tree Removal. Removal of live trees in areas outside public parks may be permitted upon
approval of the planning director. All removal shall be in accordance with the city’s landscaping
standards, contained within Article XXXVIII.”
SECTION XV
Section 30.31.20 is hereby amended to read as follows:
“ 30.31.20 Parking space requirements.
At the time any activity is established or building or structure is erected, or is enlarged, or
increased in capacity, or whenever there is a substitution of activities of a change in the nature of
an existing activity, off-street parking for vehicles in such numbers as are hereinafter prescribed
shall be provided. Off-street parking areas shall be provided, maintained and made accessible for
each land use or activity in accordance with the following schedule, as shown:
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Type of Use
Off-Street Parking Stalls Required ”
SECTION XVI
Section 30.31.23 is hereby amended to read as follows:
“ 30.31.23 Institutional use off-street parking requirements.
Assisted living facility
Eight-tenths (8/10) stalls per residential unit, plus one (1) stall per shift employee.
Churches and mortuaries
One (1) stall for every four (4) seats or one (1) stall for each fifty (50) square feet of net floor
area for assembly, whichever is greater.
Colleges, art, craft, music and dancing schools and business, professional and trade schools
One (1) stall for each employee, plus one (1) space for each four (4) students of planned capacity
or one (1) stall for each four (4) auditorium seats, whichever is greater.
Convalescent homes, nursing homes and sanitariums
One (1) stall per staff or visiting doctor, plus one (1) stall per two (2) employees, plus one (1)
stall for every four (4) beds.
Day care centers
One (1) stall for each employee, plus two (2) stalls, plus one (1) loading space for every five (5)
children.
Family Day care home
Two (2) stalls per dwelling unit, one (1) of which shall be a covered carport or garage.
Hospitals
One (1) stall for each three (3) beds, plus one (1) stall per staff doctor, plus one (1) stall for each
three (3) staff.
Orphanages
One (1) stall for every three (3) employees, plus one (1) stall for every ten (10) beds.
Public, parochial and private elementary schools
One (1) stall for each employee, plus one (1) stall for every four (4) auditorium seats, plus bus
loading area.
Public, parochial and private high schools
One (1) stall for each employee, plus one (1) space for each ten (10) students of planned capacity
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or one (1) stall for each four (4) auditorium seats, whichever is greater, plus bus loading area. ”
SECTION XVII
Section 30.31.25(a) is hereby amended to read as follows:
“ 30.31.25(a) Retail and commercial uses.
Barber and beauty shops
One (1) stall per one hundred (100) square feet of gross floor area.
Bed and breakfast establishment
Two (2) stalls, plus one (1) stall per guest room.
Bus stations, train depots and other transportation depots
One (1) stall for each employee, plus user parking as determined by the planning director.
General retail sales, repair and services, shopping centers
One (1) stall per two hundred fifty (250) square feet of gross floor area.
Hotels and motels
One (1) stall for each guest room, plus six (6) stalls.
Regional retail commercial centers
One (1) stall per two hundred (200) square feet of gross floor area.
Restaurants, bars, taverns, lunch rooms, night clubs and cocktail lounges
One (1) stall for every three (3) seats or one hundred (100) square feet of gross floor area
devoted to dining, whichever is greater, plus one (1) stall for each shift employee.
Restaurants and other retail establishments with take-out service, walk-up or drive-up
windows and roadside stands
One (1) stall for every three (3) seats or one hundred (100) square feet of gross floor area,
whichever is greater, plus one (1) stall for each shift employee, plus eight (8) stalls or eight
(8) auto waiting spaces for each exterior service window.
Retail sales of large appliances, automobiles, furniture or other similar bulky
merchandise
One (1) stall per six hundred (600) square feet of gross floor area.
Service stations and vehicle repair garages
One (1) stall per four hundred (400) square feet of gross floor area, plus one (1) stall per
employee, but not less than three (3) stalls total (service bays shall not be counted as part of
the required parking).
Uncovered general retail sales, repair and services
One (1) stall per two hundred fifty (250) square feet of gross floor area.
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Uncovered retail sales area for landscaping nurseries, vehicles and construction
materials
One (1) stall for each four thousand (4,000) square feet of gross display area, plus one (1) stall
per employee, but not less than four (4) stalls. ”
SECTION XVIII
Section 30.31.30(g) is hereby amended to read as follows:
“ (g) Every use shall provide the required parking on the same parcel except:
(1) The owners of adjoining properties may provide parking space in common if said parking
area is secured by easement or other sufficient legal document, to the satisfaction of the
community development director or designee, and provided the total number of parking
spaces provided is equal to the sum of the individual needs.
(2) Any use located within the parking assessment district formed under the provisions of the
Gilroy Municipal Code need not provide the required parking as specified in this chapter.
(Ord. No. 2013-08, § 2 (Exh. A), 8-5-13; Ord. No. 2016-13, § 1 (Exh. A), 8-1-16)
The parking assessment district includes those properties zoned TD, DED, and DHD that lie
within the geographical area bounded by Fourth Street and Lewis Street to the north, E Sixth
Street and West Sixth Street to the south, TD zoned parcels along the west side of Eigleberry, and
DHD zoned parcels along the east side of Monterey Street backing to the rear alleyway, as further
depicted in the Parking Assessment District Boundary Map below.
Parking Assessment District Boundary Map*
”
* Parking Assessment District’s #1 & #2 as formed by City Council Resolutions No. 856 & No. 79-99
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SECTION XIX
Section 30.31.50 shall be amended as follows:
“ 30.31.50 Special parking requirements.
(a) Employee Parking. Parking stalls designated for employee use may be provided as part of the
required off-street parking, but only up to a maximum of the actual anticipated number of
employees. Employee parking designated stalls shall be designed and located such that they are
distinct and separate from other parking on the site. However, on any site where compact car
parking has been provided to meet the required parking demand, stalls designated for employee
parking shall not be allowed. Employees shall not be prohibited from using off-street parking.
(b) Accessible Parking Requirements. Accessible parking shall comply with the requirements of
the State Building Code.
(c) Truck Loading and Unloading Space. All retail and wholesale stores, warehouses, supply
houses, buildings devoted to manufacturing trade, hotels, hospitals or other buildings where large
amounts of goods are received or shipped shall provide loading and unloading space adequate to
handle the volume and frequency of truck traffic to the building or shopping center. The number
and minimum dimensions of loading spaces shall be determined by the planning director.
(d) Parking for adaptive re-use of a designated historical resource. For development in which a
designated historical resource is converted or adapted, reductions in required parking shall be
provided consistent with the provisions of Section 18962 (a) of the state Health and Safety Code.
Designated historical resource means a structure or property officially designated on a local
register of historical places, the California Register of Historical Resources, or the National
Register of Historic Places. ”
SECTION XX
Section 30.31.60(a)(1) shall be amended to read as follows:
“ (1) Each accessible parking stall shall be delineated by blue painted curb and lines, and shall be
clearly labeled in blue paint with the standard accessible parking symbol or clearly labeled for
“accessible parking only.” ”
SECTION XXI
Section 30.33.20 Storage, all nonresidential zones, is hereby repealed in its entirety.
SECTION XXII
Section 30.33.30(a) is hereby revised to read as follows:
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“ (a) In residential zones, recreational vehicles, boats and trailers may be stored only on property
on which the vehicle’s owner resides. Storage is permitted outside a structure on a paved, or
alternative all-weather material driveway as approved by the community development director or
designee, provided all of the following conditions exist: ”
SECTION XXIII
Section 30.41.31(b)(1) Specific provisions –Noise, Maximum Outdoor Noise levels is
hereby revised to read as follows:
“(1) Residential Noise Impacting Residential Properties. Fixed-source outdoor mechanical
equipment installed after July 1, 2007 (e.g., pool, spa, air conditioning or similar equipment) is
limited to a maximum of 60 dBA Ldn measured at the property line or 70 dBA (L10) measured at
the property line. “
SECTION XXI
Section 30.42.20 regarding Recreational Vehicle (RV) Park Development standards is
hereby revised to read as follows:
“ 30.42.20 Permitted zones for recreational vehicle parks.
Recreational vehicle parks as regulated herein and that have been conditionally permitted within
the highway commercial, limited industrial, and general industrial zoning districts may continue
to operate in conformance with conditional use permit approval granted for the facility. No new
facilities or any expansion of use shall be allowed.”
SECTION XXIV
Section 30.42.30 regarding Recreational Vehicle (RV) Park guidelines is hereby revised to
read as follows:
“ 30.42.30 Guidelines.
Ongoing operations shall remain in conformance with the following guidelines, except as
otherwise modified by the conditional use permit granted for the facility.
(a) Minimum Spacing. A recreational vehicle (RV) park shall provide spaces to accommodate
various types of RVs. The minimum buffer area to be provided around each RV space shall be ten
(10) feet from side to side, eight (8) feet from side to rear, and six (6) feet from rear to rear or
front to rear. A minimum of five (5) feet shall be provided between RV patios and any adjacent
RV space. A minimum of six (6) feet shall be provided between the appurtenant structures
attached to an RV and any adjacent RV space. No restroom shall be closer than twenty-five (25)
feet to, nor further than four hundred (400) feet from, an RV space. Other permanent buildings
shall be set back at least ten (10) feet from any RV space.
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(b) Landscaping/Visual Screening. All RV developments shall provide a minimum twenty-one
(21) foot wide planter area, measured from the face of curb, along each street frontage (public
sidewalks may be permitted in this planter area) to minimize views of the development from the
public right-of-way. All areas not specifically used for driveways, walkways, patios, or similar
purposes shall be landscaped in accordance with Article XXXVIII (Landscaping). The buffer area
between RV spaces shall be landscaped. Landscaping materials shall meet with city standards and
shall be planted to provide maximum visual relief and summer shade. The landscaped areas shall
be protected from wheeled traffic by berms, curbing, fencing, posts, or other means where
feasible.
(c) Recreation Facilities. Recreational facilities include indoor rooms with table games as well as
pools, clubhouses, common barbecue/picnic areas, and ball fields and playgrounds with swings,
slides, sandboxes, and similar recreational equipment. A variety of recreational facilities shall be
provided at a minimum of one hundred (100) square feet per RV space. Perimeter landscaping and
landscaping between RV spaces shall not be counted as a recreational amenity.
(d) Sound Attenuation Devices. Sound attenuation devices shall be of sufficient height and density
to reduce exterior noise levels on the RV park to commercial standards. Sound attenuation devices
shall also be required if noise from the RV park may intrude onto an adjacent property. All such
sound attenuation devices shall be landscaped and constructed with aesthetically attractive
materials. Landscaping berms at least two (2) feet in height shall be provided where sound
attenuation devices are visible from the public right-of-way.
(e) Parking. A minimum of one (1) guest parking space shall be provided for every ten (10) RV
spaces. One (1) parking space shall be provided for each shift employee and shall be
conspicuously labeled as such. One (1) covered parking space shall be provided for a caretaker’s
residence, where applicable. Every RV must maintain the ability to be pulled or moved at all
times.
(f) Lighting. Lighting shall be subject to section 30.50.44. In addition, post or index lighting shall
be provided to indicate the location of each RV parking space, so that the number is clearly visible
at night. Low-level exterior lighting and adequate interior lighting shall also be provided for
restroom and shower facilities. Such lighting shall be subject to review by the planning division. ”
SECTION XXVI
Section 30.46.40 Density bonus regulations section is hereby repealed in its entirety and
replaced to read as follows:
“30.46.40 Density bonus for affordable housing developments.
Density bonus provisions shall be governed by the state density bonus law Government Code
Section 65915 et seq. ”
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SECTION XXVII
Section 30.48.20 is hereby amended to revise the section title only, to read as follows:
“ 30.48.20 Expansion, enlargement and discontinuance. ”
SECTION XXVIII
Section 30.50.41(b)(1) is hereby amended to read as follows:
“ (1) Changes to previously approved development permits but only for minor modification of
architectural elements, exterior lighting or landscape details (including but not limited to minor
storefront alterations, relocation of doors, equipment screening, minor landscape furniture and
structures, benches, small trellises, and planters) which do not affect the use, intensity, general
character, architectural style, circulation or other site function of the project. ”
SECTION XXIX
Section 30.50.44(a) is hereby amended to read as follows:
“ (a) Landscaping. Landscaping plans including specifications for an irrigation system shall be
approved by the planning director in accordance with Article XXXVIII, prior to issuance of a
building permit. The landscaping shall be continuously maintained in an orderly, live, healthy, and
relatively weed-free condition, in accordance with the approved specific landscape plan. ”
SECTION XXX
Section 30.50.44(c) is hereby amended to read as follows:
“ (c) Exterior Lighting. No unobstructed beam of exterior lighting shall be directed outward from
the site toward any residential use or public right-of-way. Lighting shall be constructed or located
so that only the intended area is illuminated and off-site glare is fully controlled. ”
SECTION XXXI
Section 30.54.30 is hereby repealed and replaced in its entirety to read as follows:
“ 30.54.30 Development standards for accessory dwelling units.
An application for a building permit to construct an accessory dwelling unit will be ministerially
approved within one hundred twenty (120) days after the city receives the application if the
proposed accessory dwelling unit meets all of the following conditions to the satisfaction of the
community development director:
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(a) The accessory dwelling unit must not be intended for sale separate from the primary single-
family residence, but may be rented for periods not less than thirty (30) days. Prior to the issuance
of the building permit for the accessory dwelling unit, the owner-occupant must record a deed
restriction stating that the accessory dwelling unit must not be rented for periods less than thirty
(30) days and stating that either the primary residence or the accessory dwelling unit must be
owner-occupied.
(b) No more than one (1) accessory dwelling unit may be established in addition to no more than
the one (1) primary single-family dwelling legally constructed on residentially zoned property.
The accessory dwelling unit must be located on a parcel that is designated as an RR, R1 or RH
zoning district, or on a parcel that is zoned R2, R3 or R4 zoning district if the parcel is developed
with only one (1) single-family dwelling and the accessory dwelling unit takes the place of any
future second dwelling unit on the property, or an ND or PUD zoning district in which such use is
allowed in accordance to the master plan or specific plan adopted for the neighborhood district
area in which the parcel is located.
(c) The accessory dwelling unit must be located on a parcel that is occupied by an existing single-
family residence, and that single-family residence must have at least two (2) parking spaces that
comply with the requirements of Article XXXI, Off-Street Parking Requirements. At least one (1)
of these spaces must be covered. However, if the required parking space(s) for a single-family
residence are proposed to be removed in order to accommodate an accessory dwelling unit,
including through the conversion or demolition of a garage or carport structure, then any required
replacement parking can be provided as covered or uncovered, in tandem, or with use of
mechanical parking lifts. In any case a minimum of two (2) stalls per primary residential dwelling
unit shall be provided, outside of the required front or street side yard setback. Each space must be
at least ten (10 feet by twenty (20) feet.
(d) In addition to the required off-street parking spaces for the existing single-family residence,
one (1) off-street parking stall is required for the accessory dwelling unit. The additional parking
stall must comply with parking stall dimensions per section 30.31.40. The additional parking stall
may be covered or uncovered, and may be provided as tandem parking on a driveway that
otherwise complies with the setback and paving requirements set forth in Article XXXI. Parking
in setback areas or tandem parking may be denied if found to be infeasible due to specific site or
life safety conditions. Notwithstanding the above, a parking stall will not be required for an
accessory dwelling unit that meets any of the following criteria:
(1) The accessory dwelling unit is located within one-half (1/2) mile of a public transit station,
such as a bus stop or train station.
(2) The accessory dwelling unit is located within an architecturally and historically significant
historic district.
(3) The accessory dwelling unit is contained within the existing space of the single-family
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residence or an accessory structure.
(4) The accessory dwelling unit is located in an area where on-street parking permits are
required but not offered to the occupant of the accessory dwelling unit.
(5) When there is a car share vehicle located within one (1) block of the accessory dwelling
unit.
(e) The accessory dwelling unit can either be attached to the existing single-family unit or located
within the living area of the existing single-family unit, or detached from the existing single-
family unit and located on the same lot as the existing single-family unit. Detached accessory
dwelling units must be limited to a single story unless the unit is built above an existing detached
garage. Outside stairways serving a second story accessory dwelling unit shall not be constructed
on any building elevation facing a public street.
(f) The accessory dwelling must be limited to a one (1) bedroom unit with an overall floor area,
garage areas excluded, not to exceed six hundred (600) square feet. However, the floor area of an
attached accessory dwelling unit shall not exceed fifty percent (50%) of the total living area of the
single-family residential structure (not including garage).
(g) The accessory dwelling unit must contain water, sewer and gas and/or electric utility
connections that are in working condition upon its occupancy. The accessory dwelling unit may be
serviced by the primary residence or may have separate utility meters. The accessory dwelling unit
will not be considered a new residential use for the purpose of calculating connection fees or
capacity charges for these utilities.
(h) The maximum height for a single-story accessory dwelling unit must be fifteen (15) feet. The
maximum height for the total structure of an accessory dwelling unit located above a garage must
be twenty-four (24) feet.
(i) An accessory dwelling unit must conform to the setback requirements generally applicable to
residential construction in the zoning district in which the property is located, subject to the
following:
(1) A setback of six (6) feet from the interior side and rear lot lines is required for a newly
constructed detached accessory dwelling unit, and for an existing accessory structure that is
expanded into an accessory dwelling unit, except that such an accessory dwelling unit that is
located closer than five (5) feet to the existing single-family residence remains subject to the
setback requirements applicable to the primary structure as specified by the zoning district in
which the lot is located.
(2) A setback of five (5) feet from the side and rear lot lines is required for an accessory
dwelling unit that is constructed above a garage.
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(3) No additional setback is required for an existing garage that is converted into an accessory
dwelling unit.
(4) An accessory dwelling unit must not encroach upon the required front yard area or the
required street side yard area.
(j) Architectural review of the accessory dwelling unit will be limited to the following:
(1) The architectural features, window styles, roof slopes, exterior materials, colors,
appearance, and design of the accessory dwelling unit must be compatible with the existing
single-family residence.
(2) Entrances to the accessory dwelling unit must be screened from street view.
(3) Any window, door or deck of an accessory dwelling unit must utilize design techniques to
lessen views onto adjacent properties to preserve the privacy of residents.
(4) An accessory dwelling unit located within a historic site or neighborhood combining
district will be subject to the design review procedures set forth in section 30.27.40 and must
be consistent with the Secretary of Interior’s Standards for the Treatment of Historic
Properties.
(k) The accessory dwelling unit is subject to the design standards and other zoning requirements
of the zoning district in which the existing single-family dwelling is located and must be built in
accordance with the building code set forth in Chapter 6, except for those design, zoning, and
building standards inconsistent with state requirements under California Government Code
Section 65852.2. ”
SECTION XXXII
Section 30.54.40 is hereby repealed and replaced in its entirety to read as follows:
“ 30.54.40 Accessory dwelling units proposed within existing single-family residences and
accessory structures (internal conversions).
Notwithstanding any other provisions of this chapter to the contrary, an application for a building
permit to create an accessory dwelling unit will be ministerially approved within one hundred
twenty (120) days after the city receives the application if the proposed accessory dwelling unit
meets all of the following conditions:
(a) The unit is contained within the existing space of a single-family residence or legal permitted
residential accessory structure (e.g., pool-house, studio workshop, or garage);
(b) The unit has independent exterior access from the existing residence;
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(c) The side and rear setbacks of the unit are sufficient for fire safety;
(d) The unit complies with applicable building and safety codes; and
(e) No other accessory dwelling units or residential units have been approved on the lot.
(f) The accessory dwelling must be limited to a one (1) bedroom unit with an overall floor area,
garage areas excluded, not to exceed six hundred (600) square feet.
(g) An accessory dwelling unit meeting the criteria of this section will not be subject to any
additional parking for the unit or other development standards (except any replacement parking
that may be required for the primary unit as a result of a garage conversion). ”
SECTION XXXIII
If any section, subsection, subdivision, sentence, clause, or phrase of this Ordinance is for any
reason held to be unconstitutional or otherwise void or invalid by any court of competent jurisdiction,
the validity of the remaining portion of this Ordinance shall not be affected thereby. SECTION XXXIV
Pursuant to section 608 of the Charter of the City of Gilroy, this Ordinance shall be in full
force and effect thirty (30) days from and after the date of its adoption.
PASSED AND ADOPTED this __ day of ___, 2019 by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
APPROVED:
Roland Velasco, Mayor
ATTEST:
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Shawna Freels, City Clerk
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ATTACHMENT “A”
(c) Residential Use Table.
A1 RR R1 R2 R3 R4 RH ND
Accessory Building X X X X X X X *
Temporary Building X X X X X X X *
Agricultural Uses
Agriculture X X C5 C5 C5 C5 C5 *
Animal Husbandry C C *
Animal Services *
Animal Boarding X X *
Veterinary Hospital X X *
Commercial Uses
Bed/Breakfast Establishment (1—2
Rooms)
C C C C C C *
Boarding or Rooming House X C C C C C *
Day Care Center C C C C C C *
Family Day Care Home X X X X X X *
Home Occupation2 D D D D D D *
Landscape Nursery C *
Sale of Farm Products (Grown on Site) X C *
Subdivision Sales Office T T T T T *
Public and Semi-Public Uses
Community Garden X X X X X X *
Emergency Shelter7 C C C C C C C *
Golf Course or Country Club C C C C C C *
Hospital C C *
Neighborhood Bazaar T T T T T *
Open Space (Recreational) X X X X X X *
Private Neighborhood Park, Recreation
Facility
C4 C4 C4 C4 C4 C4 *
Publicly Owned Building or Facility X X X X X X *
Religious Institution X X X X X X *
Schools (Private ≤ 12 Students or Public) X X X X X X *
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A1 RR R1 R2 R3 R4 RH ND
Schools (Private > 12 Students) C C C C C C *
Supportive and Transitional Housing6 X X X X X X X *
Residential Uses
Accessory Dwelling Unit1 X X X X X X *
Condominiums X X X *
Duplex X3 X X X *
Mobile Home Park C C X X *
Multiple-Family Building X X *
Residential Care Homes (More Than 6
Residents)
C C C C C C *
Residential Care Homes (Up to and
Including 6 Residents)
X X X X X X *
Single-Family Dwelling or Modular Home X8 X X X X X X *
Townhouse X X X *
X = Unconditionally permitted.
C = Permitted only with conditional use permit granted by planning commission.
D = Permitted subject to the approval of the planning manager.
T = Temporary use—see Article XLVII.
* = Refer to the master plan or specific plan adopted for the neighborhood district area in which the property is
located.
1 An accessory dwelling unit is only permitted on a lot that has been developed with only one (1) legal single -family
residential dwelling unit, and must comply with the regulations prescribed in Article LIV of this chapter.
2 Permitted only if the regulations of Article XL are met.
3 A duplex dwelling is permitted when all of the following conditions are met:
(a) The duplex dwelling shall be located on a corner lot only; and
(b) The corner lot shall have a minimum area of eight thousand (8,000) square feet and be so designated for a
duplex unit on a tentative and final map; and
(c) The duplex shall not increase the overall density within any given land subdivision beyond the maximum of
seven and one-fourth (7 1/4) dwelling units per net acre.
4 Conditional use permit required unless otherwise allowed through an approved planned unit development.
5 Planning commission approval of a conditional use permit is required for all new agricultural uses.
6 Supportive and/or transitional housing that serves more than six (6) individuals, provides on-site services and is
licensed by the state as a group home shall only be allowed upon the granting of a conditional use permit.
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7 Emergency shelters shall be subject to the performance standards listed in section 30.41.32. Additionally,
emergency shelters in the agriculture and residential zoning districts shall only serve families. For the purpose of this
section, a family is defined as having one (1) or more individuals under eighteen (18) years of age who reside with a
parent or with another person with care and legal custody of that individual (including foster parents) or with a
designee of that parent or other person with legal custody. Family also includes a pregnant woman or a person who is
in the process of adopting or otherwise securing legal custody of any individual under eighteen (18) years of age.
8 One residential dwelling unit may be permitted on an A1 zoned parcel that has a minimum size of 20 acres, or
more. Subdivision of land for further development is not permitted without rezoning to another zoning district that
implements the general plan land use map.
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ATTACHMENT “B”
(c) Residential Site and Building Requirement Table.
Residential District Requirements A1 RR R1 R2 R3 R4 ND
LOT REQUIREMENTS
Lot Size in Square Feet (Minimum)1 (Lots Using Street
Standards in Effect Prior to February 2006)
20 ac 2.5 ac 6,000 8,0004 8,000 12,000 *
Lot Size in Square Feet (Lots Using Street Standards
Adopted in February 2006)
20 ac 2.5 ac 6,660 8,880 8,880 13,320 *
YARD REQUIREMENTS
(Minimum Setbacks in Feet. Property Lines Adjacent to
Streets Measured from the Face of Curb)
Front 262 262 262 262 262 262 *
Front (Lots on Bulb of Cul-de-sac) 222 222 222 222 222 222 *
Side (Adjacent to a Street) 21 21 21 21 21 21 *
Side (All Other Side Yards) 12 12 63 63 12 12 *
Rear 156 156 156 156 156 156 *
Rear (Yards Backing onto Street) 26 26 26 26 26 26 *
HEIGHT REQUIREMENTS (Maximum)
Building Height in Feet 35 30 35 35 457 757 *
Number of Stories 2 2 2 2 3 6 *
Residential District Requirements A1 RR R1 R2 R3 R4 ND
ADDITIONAL REGULATIONS
Off-Street Parking, Article XXXI YES YES YES YES YES YES YES
Fences, Article XXXIV YES YES YES YES YES YES YES
Signs, Article XXXVII YES YES YES YES YES YES YES
Landscaping, Article XXXVIII NO NO NO YES YES YES YES
ESTABLISHED DEVELOPMENT POLICIES
Hillside Development Guidelines5 YES YES NO NO NO NO NO
Residential Condominium Policy NO NO NO YES YES YES YES
1 The minimum lot size shall not preclude the use of condominiums, clustered homes, mobile homes, or other
innovative housing development, which conforms to the density limitations of the zoning district.
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2 Garage vehicular entrances shall be set back from the property line such that they have a minimum eighteen (18)
foot long driveway measured from the back of the sidewalk.
3 For dwellings located within new subdivisions (after the effective date of the ordinance codified in this chapter),
containing five (5) or more lots, the total width of the two (2) side yards for any one (1) lot in an R1 or R2 district
must equal twelve (12) feet. For structures in existence on the effective date of the ordinance codified in this chapter,
a six (6) foot side yard setback shall be maintained, unless a smaller side yard has been allowed by a variance,
planned unit development, or preexisting, nonconforming use.
4 Seven thousand (7,000) sq. ft. for preexisting lots created prior to September 15, 1983; and six thousand (6,000)
sq. ft. for one (1) single-family dwelling.
5 Also applies to RH district.
6 Rear yard setbacks may be reduced to ten (10) feet to accommodate a five (5) foot encroachment for rear yard
patio covers.
7 For R3 and R4 lots proposed to be developed with one (1) single -family residence as the primary use, the height
of the residential dwelling unit shall not exceed two (2) stories and thirty-five feet (35’).
* Residential site and building requirements shall be established by the master plan or specific plan for the
neighborhood district area in which the property is located.
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ATTACHMENT “C”
(c)(1) Commercial Use Table.
PO C1 C33 HC CM
Commercial Uses
Adult Businesses1 C
Animal Boarding C15 C15
Animal Grooming or Training X X X
Veterinary Hospital/Veterinary Office C C X X
Antique Shop X X X X
Appliance Repair X X X
Arcade X X
Art Studio or Gallery X X X
Auction House X X
Automotive Body Repair and Painting C
Automotive Parts Sales X X X
Automotive Repair X X
Automotive Sales (Indoor or Outdoor) X X
Automotive Sales, Temporary6 C C C
Automotive Gasoline/Fueling Station C X X X
Car Wash X X
Tire Shop X X X
Bank C X X X
Bakery/Coffee House X X C X
Bars: On-Site Liquor/Alcohol Consumption (Except as Ancillary to
a Restaurant Use)
C4,9 X9 X9 X9
Bed and Breakfast Establishment X X X X
Boat and Motorcycle Sales X X
Bowling Alley X X
Building Materials Sales and Storage X X
Card Room C C
Clothing Sales/Service Establishment X X X
Contractor’s Yard X
Dance Venue, Small X X X X
Dance Venue, Medium12 X X
Dance Venue, Large12 X X
Desktop Publishing/Copy Shop X X X X
Feed Store C C X
Festival T T T
Grocery Store or Deli/Supermarket X X X
Gymnasium/Health Studio X X X
Home Occupation10 X X X X
Hotel, Motel X X X
Laboratory (Research and Testing) C X X
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Landscape Nursery X X
Liquor/Alcohol Sales with Tasting (Wine and Beer Only)9 X9 X9 X9
Liquor/Alcohol Sales (Off-Site Consumption)9 C9 X9 X9 X9
Medical or Dental Office/Clinic X X X X
Mortuary or Crematory X X
Newspaper Printing Facility X
Office X X X X
Outdoor Amusement/Recreation14 C C C
Parking Lot X X X
Pawn Shop X X
Personal Services11 X X X
Pool and Billiards Establishment and Indoor Recreation X X
Printing/Sign Painting Establishment X X
Restaurant17 X X X X
Retail Sales Establishments X X C X
Theater X X X
Therapy Clinic (Licensed Provider) X X X X
Tire Shop X X X
Tow Yard C
Light Industrial Uses
Light Industrial Uses Permitted in M17 X
Plumbing or Sheet Metal Shop X
Pottery and Ceramics Manufacturing X
Truck Stop C C
Public and Semi-Public Uses
Ambulance Service X X X X
Religious Institution X X X C
Community Center C X X
Day Care Center C X X C
Emergency Shelter16 C C C C X
Hospital, Rest Home, Sanitarium X X
Lodge, Club, or Fraternal Hall C C X X
Public Facility X X X C X
School (Private ≤ 12 Students) X X X X
School (Private > 12 Students) C C C C
Residential Uses
Boarding or Rooming House C
Caretaker’s Quarters2 C C C C C
Residential Unit C5 X5 X5
Temporary Uses
Christmas Tree Lot T T T T
Outdoor Booth/Sales13 T T T T T
X = Unconditionally permitted.
T = Temporary use—See Article XLVII.
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C = Permitted only with conditional use permit granted by planning commission.
1 Conditionally permitted in the C3 district except for C3 property that is part of a block which abuts First Street,
and in accordance with the requirements set forth in Article XXVIII.
2 If a caretaker’s residence is in a trailer or a mobile home, a conditional use permit is required and is valid for only
one (1) year, with a maximum one (1) year extension. One (1) unit for caretaker’s quarters is an unconditionally
permitted use when in conjunction with hotels, motels, bed and breakfast establishments, ambulance services,
churches or mini-storage facilities.
3 Commercial uses proposed east of the South Valley Freeway, on property zoned C3 (shopping center commercial),
shall meet the following findings prior to establishment:
(a) The intent of the proposed business is to merchandise products and/or provide services to a clientele base
which represents a regional draw; and
(b) A regional draw shall mean a clientele base with at least seventy-five percent (75%) of the customers
residing outside the city limits.
4 The requirement for a conditional use permit does not apply to businesses whose primary use is the preparation
and service of food.
5 Residential units may be allowed in conjunction with an existing business. Stand-alone single-family residential
use of a lot is not permitted. Residential units in the C3 zones may be allowed when located on the second or third
floor of a building. More than one (1) residential unit may be allowed upon approval of a conditional use permit
pursuant to section 30.50.30. All residential unit projects within commercial zones shall comply with the following
guidelines:
(a) The number of residential units shall not compromise the quality or character of any existing or proposed
businesses located on the same property;
(b) The number of residential dwellings shall be limited by the availability and provision of off-street parking
stalls;
(c) All bedrooms proposed for residential use shall meet minimum square footage requirements in compliance
with the Uniform Building Code; and
(d) Open space shall be provided, when feasible.
6 A conditional use permit may be granted to an auto-related sales business for up to four (4) temporary auto sale
events on the same property within one (1) calendar year.
7 Uses allowed in the M1 zoning district subject to a conditional use permit are also subject to conditional use
permit in the CM zoning district.
8 These uses are unconditionally permitted on the second story and above. Any time these uses are proposed for the
first floor (sidewalk level), a conditional use permit is required.
9 Requests for new State Alcoholic Beverage Control (ABC) alcoholic beverage licenses are subject to review and
approval of the city’s ABC committee and the chief of police.
10 Permitted only if the regulations of Article XL are met.
11 Commercial uses providing needed services of a personal nature. Personal services generally include barber and
beauty shops, nail salons, tanning and spa salons, seamstresses, tailors, shoe repair shops, dry cleaning (except b ulk
processing plants), self service laundries, massage parlors, and tattoo and piercing parlors.
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12 Provided that all provisions set forth in Chapter 8 are satisfied. See also Article II “Definitions” for additional use
specifications.
13 Outdoor booths and sales are permitted for thirty (30) days per calendar year, in compliance with the city’s
temporary use policy.
14 Outdoor amusement and recreation facilities require a conditional use permit. Indoor amusement and recreation
facilities are permitted without a conditional use permit.
15 A conditional use permit is required for animal boarding within one hundred fifty (150) feet of residential
properties and/or for businesses that board animals outside. Businesses that board animals more than o ne hundred
fifty (150) feet from residentially zoned properties do not require a conditional use permit as long as the animals are
contained inside a building.
16 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
17 A drive-through window may be allowed for retail establishments/restaurant uses outside of the downtown.
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ATTACHMENT “D”
(2) Downtown Commercial Use Table.
DHD DED CCA TD CD GD
Commercial Uses
Animal Boarding X11 X11 X11 C19
Animal Grooming or Training X X X X
Animal Hospital/Veterinary Office X
Antique Shop X X X X
Appliance Repair X X X
Arcade and Internet Access as Primary Use X X X X
Art, Dance, Gymnastic and Music Studios or Galleries X X X X X X
Auction House X4 X X
Automotive Body Repair and Painting C
Automotive Car Stereos and Alarm Systems Sales and
Installation
X17 X17 X17
Automotive Car Wash X
Automotive Gasoline/Fueling Station X10 X
Automotive Parts Sales X10 X
Automotive Repair and Service X10 X13
Automotive Sales X9 X X
Automotive Sales, Temporary3 C C C C
Automotive Tire Shop X10 X
Bank X X X X X
Bakery/Coffee House X X X X X X
Bakery, Commercial C12 C12 X X
Bed and Breakfast Establishment X X X
Boat and Motorcycle Sales X X
Bowling Alley X X X
Building Materials Sales and Storage X
Card Room C C
Clothing Sales/Service Establishment X X X X X
Cottage Industry with Light Manufacturing and Assembly X X
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DHD DED CCA TD CD GD
Dance Venue, Small X X X X X X
Dance Venue, Medium15 X X X X X X
Dance Venue, Large X16 X16 X16 C15
Desktop Publishing/Copy Shop X4 X X X X X
Festival T T T T T T
Grocery Store or Deli (Not Supermarket) X X X X X X
Gymnasium/Health Studio X X X X X X
Home Occupation6 X X X X X X
Hotel, Motel X X X
Laboratory (Research and Testing) X4 C C X
Landscape Nursery X
Liquor/Alcohol Sales/Bars (On-Site Consumption of Beer,
Wine, or Liquor, not including Micro-Brewery and Wine
Tasting Provisions below)5
C1 C1 C1 C1 C1
Liquor/Alcohol Sales (Off-Site Consumption)5 C C C C
Medical or Dental Office/Clinic X4 X X X
Micro-Breweries and Wine Tasting21 D D D
Museums X X X X X X
Mortuary or Crematory C X X
Newspaper Printing Facility X
Office X4,22 X X X X X
Outdoor Amusement/Recreation18 C
Parking Lot (Automobile Parking) X X X X X X
Pawn Shop X X
Personal Services7 X8 X8 X X X X
Pool/Billiards Establishment and Indoor Recreation X X C
Printing/Sign Painting Establishment X X X X
Restaurant X X X X X X
Restaurant with Drive Through X X
Retail Sales 10,000 sq. ft. or Less X X X X X
Retail Sales 10,001 sq. ft. to 50,000 sq. ft. X X
Retail Sales 50,001 sq. ft. or More X
Supermarket X X
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DHD DED CCA TD CD GD
Theater X X X X X X
Therapy Clinic (Licensed Provider) X4 X X X X
Tow Yard (No Dismantling or Parts Sales) C
Public and Semi-Public Uses
Ambulance Service X10 X X
Community Center X4 X X X X X
Adult or Child Day Care Center C X X X X
Emergency Shelter20 C C C C C C
Hospital, Rest Home, Sanitarium C X
Lodge, Club, or Fraternal Hall X4 C X C X
Public Facility X X X X X X
Religious Institution X4 X X X X
School (Private ≤ 12 Students) X4 X X X X X
School (Private > 12 Students) C C C C C C
Residential Uses
Boarding or Rooming House C C C
Caretaker’s Quarters X X X X X C
Residential Units2 X4 X4 X14 X X X
Temporary Uses
Bazaar T T T T T
Christmas Tree Lot T T T T
Outdoor Booth/Sales T T T T T T
X = Unconditionally permitted.
T = Temporary use—See Article XLVII.
C = Permitted only with conditional use permit granted by planning commission.
D = Permitted only with an administratively approved downtown use permit granted by the community development
director, or his/her designee.
1 The requirement for a conditional use permit does not apply to businesses whose primary use is the preparation
and service of food, and liquor/alcohol is served as a clearly ancillary use.
2 All residential unit projects within commercial zones shall comply with the following guidelines:
(a) The number of residential units shall not compromise the quality or character of any existing or proposed
businesses located on the same property;
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(b) The number of residential dwellings shall be limited by the availability and provision of off-street parking
stalls or as allowed by ordinance;
(c) All bedrooms proposed for residential use shall meet minimum square footage requirements in compliance
with the Uniform Building Code; and
(d) Open space shall be provided, when feasible.
(e) Notwithstanding subsections (a) and (b) of this footnote, the minimum residential density in the DHD, DED
and CD districts shall be twenty (20) units per acre.
(f) Development of new stand-alone single-family residential use on a lot within the downtown commercial
districts is not allowed. However, an existing legally permitted historic single-family residence shall be deemed a
conforming land use.
3 A conditional use permit may be granted to an auto related sales business for up to four (4) temporary auto sales
events on the same property within one (1) calendar year.
4 These uses are unconditionally permitted on the second story and above. Any time these uses are proposed for the
ground level or first floor (sidewalk level), a conditional use permit is required. Residential units in these zones shall
not front on the street.
5 Requests for new State Alcoholic Beverage Control (ABC) alcoholic beverage licenses are subject to review and
approval of the city’s chief of police.
6 Permitted only if the regulations of Article XL, Home Occupation, are met.
7 Commercial uses providing needed services of a personal nature. Personal services generally include barber and
beauty shops, nail salons, tanning and spa salons, seamstresses, tailors, shoe repair shops, dry cleaning (except bulk
processing plants), self service laundries, massage parlors, and tattoo and piercing parlors, except where expressly
prohibited (see footnote 8).
8 Uses offering the primary personal services of massage, tattoo, and/or piercing are prohibited.
9 Indoor only for the display and sales of automobiles with no repair or servicing.
10 Not permitted on any parcel fronting on Eigleberry Street or on those parcels that may front a side street on the
one-half (1/2) block west of Gourmet Alley.
11 Day boarding only allowed; no overnight boarding.
12 Must have a prominent ancillary retail outlet or use.
13 Must be approved by a conditional use permit if within one hundred fifty (150) feet of a residential use.
14 Residential units may be allowed on the ground floor if located between Eigleberry and Chu rch Streets behind a
business.
15 Only allowed ancillary to a primary use (see Article II Definitions). Provided that all other provisions set forth in
Chapter 8 are satisfied.
16 Up to three (3) large dance venues are allowed in the DHD downtown historic district, DED downtown expansion
district, CCA civic/cultural arts district, combined, and only located on Monterey Street between 1st St. and 10th St.
and only with a downtown special use permit granted by the community development director or desi gnee; and
provided, that all provisions set forth in Chapter 8 are satisfied. City council approval is required for the fourth or
more large dance venue in the DHD downtown historic district, DED downtown expansion district, CCA
civic/cultural arts district, combined, and only located on Monterey Street between 1st St. and 10th St. and only with a
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downtown special use permit granted by the community development director or designee; and provided, that all
provisions set forth in Chapter 8 are satisfied.
17 Sales shall be limited to car stereos and alarm systems, and installation and servicing must take place indoors. In
the gateway district, outdoor installation and servicing may occur. However, a conditional use permit is required if
located within one hundred fifty (150) feet of a residentially zoned property.
18 Outdoor amusement and recreation facilities require a conditional use permit. Indoor amusement and recreation
facilities are enumerated under “pool/billiards establishment and indoor recreation.”
19 A conditional use permit is required for animal boarding within one hundred fifty (150) feet of residential
properties and/or for businesses that board animals outside. Businesses that board animals more than one hundred
fifty (150) feet from residentially zoned properties do not require a conditional use permit as long as the animals are
contained inside a building.
20 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
21 Administrative approval of a downtown use permit is required when criteria set forth in section 30.50.35 are met.
Any micro-brewery or wine tasting uses not meeting the criteria noted in section 30.50.35 would fall into the liquor
sales/bars (on-site consumption of beer, wine, or liquor, except uses meeting micro-brewery and wine tasting
provision) category in the use table.
22 Within the downtown historic district (DHD) zone district, along Monterey Road north of 4th Street and south of
6th Street, ground level active office uses shall be allowed without a conditional use permit until September 1, 2020.
Active office uses are those that operate in a manner that promotes and enhances pedestrian activity in the downtown
area, in alignment with the downtown specific plan vision. After that date, conditional use permit approval shall be
required for such uses throughout the DHD zone district.
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ATTACHMENT “E”
(c)(1) Commercial Site and Building Requirement Table.
Commercial District Requirements PO C1 C3 HC CM
LOT REQUIREMENTS
Lot Size in Square Feet (min.) (Lots Created Prior to September
2005)
8,000 none none none none
Lot Size in Square Feet (min.) (Lots Created After September 2005) 8,880 none none none none
LOT COVERAGE * * * * *
Commercial District Requirements PO C1 C3 HC CM
YARD REQUIREMENTS (Minimum Setbacks in Feet)
Front (Measured from the Face of Curb) 31 31 41 31 26
Side (Adjacent to Street) (Measured from the Face of Curb) 21 21 31 31 26
Side (All Other Side Yards) 6 ** 0 ** **
Rear ** ** 0 ** **
HEIGHT REQUIREMENTS (Maximum)
Building Height in Feet1 35 35 55 55 35
Number of Stories 2 2 4 4 2
ADDITIONAL REGULATIONS
Off-Street Parking, Article XXXI Yes Yes Yes Yes Yes
Fences, Article XXXIV Yes Yes Yes Yes Yes
Signs, Article XXXVII Yes Yes Yes Yes Yes
Landscaping, Article XXXVIII Yes Yes Yes Yes Yes
Performance Standards, Article XLI Yes Yes Yes Yes Yes
ESTABLISHED DEVELOPMENT POLICIES
Commercial Condominium Policy Yes Yes Yes Yes Yes
Industrial Design Guidelines n/a n/a n/a n/a Yes
Leavesley Road Policy n/a n/a Yes Yes Yes
Street Furniture Policy Yes Yes Yes Yes Yes
Tenth Street Policy n/a n/a Yes n/a Yes
* Within existing setbacks.
** Setback from a rear or side property line shall match the setback required along the same property line for
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the most restrictive adjacent property. (There is no setback requirement if the adjacent property is in the same zoning
district.)
1 The planning division manager may approve architectural features such as tower elements, elevator service
shafts, and roof access stairwells which extend up to ten percent (10%) above the height limit.
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ATTACHMENT “F”
(2) Commercial Site and Building Requirement Table (Downtown Specific Plan Districts).
Commercial District Requirements DHD DED CCA TD CD GD
LOT REQUIREMENTS
Lot Size in Square Feet (Minimum) none none none none none none
LOT COVERAGE (Use FAR or Density, Not
Both)
Floor Area Ratio (FAR) 2.5 2.5 1.55 2.05 0.755
Monterey St. to Church St. (FAR) 1.5
Church St. to Dowdy St. (FAR) 1.0
DENSITY (Use FAR or Density, Not Both) 5 20 du/ac
(min)
20 du/ac
(min)
n/a8 20 du/ac
(max)
20-40
du/ac
(min/max)
30 du/ac
(max)
YARD REQUIREMENTS (Setbacks in Feet
Measured from Property Line)
Minimum/Maximum Min/Max Min/Max Min/Max Min/Max
Min/Max
Front 0/15 0/15 0/none 0/15 15/none
Side (Adjacent to Street) 0/101 0/101 0/none1 10/none1 15/none
Side (All Other Side Yards) 0/none2 0/none2 0/none2 0/10 15/none
Rear 03/none 03/none 0/none 0/none 10/none
Special Circumstances
Minimum/Maximum Min/Max
Eigleberry Street to Church Street
Front 0/10
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 0/10
Rear 10/none
Church Street to Dowdy Street
Front 20/none
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 10/none
Rear 10/none
East of Eigleberry Street Min/Max
Front 0/15
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Side (Adjacent to Street) 10/none1
Side (All Other Side Yards) 0/none2
Rear 0/5
West of Eigleberry Street
Front 154/none
Side (Adjacent to Street) 10/none
Side (All Other Side Yards) 5/none
Rear 10/none
Commercial District Requirements DHD DED CCA TD CD GD
HEIGHT REQUIREMENTS (Maximum)
Building Height in Feet6 50 50 50 40 50 40
Fronting Railroad Street 35
Number of Stories7 4 4 4 3 4 3
BUILDING FORM
Street Front Building Height (Minimum Feet) 25 min 25 min 25 min None 25 min None
Third and Fourth Floor Setback Required Yes Yes Yes No No No
Facades Greater than 40 Feet in Length Shall Replicate
Traditional 20 to 40 Feet Store Fronts
Yes Yes No No No No
RAILROAD CORRIDOR STANDARD
(See Railroad Corridor Standards, Article XIV) Yes Yes No No Yes Yes
ADDITIONAL REGULATIONS
Off-Street Parking, Article XXXI Yes Yes Yes Yes Yes Yes
Fences, Article XXXIV Yes Yes Yes Yes Yes Yes
Signs, Article XXXVII Yes Yes Yes Yes Yes Yes
Landscaping, Article XXXVIII Yes Yes Yes Yes Yes Yes
Performance Standards, Article XLI Yes Yes Yes Yes Yes Yes
ESTABLISHED DEVELOPMENT POLICIES
Commercial Condominium Policy Yes Yes Yes Yes Yes Yes
Street Furniture Policy Yes Yes Yes Yes Yes n/a
Tenth Street Policy n/a Yes n/a Yes n/a n/a
1 To be reviewed for vehicular sight distance.
2 To be reviewed by staff to ensure compliance with urban design principles.
3 Rear yard setback for parcels east of Monterey Street, between Lewis and Seventh is fifty-one (51) feet to
accommodate drive access and parking.
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4 Ten (10) foot setback to property line allowed with a porch.
5 Use floor area ratio to determine project size for commercial and mixed -use development, and use residential
density to determine project size for stand-alone residential development. Residential use is only allowed as part of a
mixed use development within the DHD, DED and CCA districts. Stand-alone (multi-family) residential development
is only allowed within the cannery district (CD), gateway district (GD) and transitional district (TD). See Article XIV
for additional specifications.
6 The planning division manager may approve architectural features such as tower elements, elevator service shafts,
and roof access stairwells which extend up to ten percent (10%) above the height limit.
7 New buildings should be no more than two (2) stories higher or lower than neighboring buildings. If higher or
lower buildings are desired, the massing should be stepped so as to create a smooth transition.
8 No min/max density. See Downtown Specific Plan for additional specifications. Residential apartments,
townhomes, live/work units above/behind ground floor only allowed between Eigleberry Street and Church Street .
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ATTACHMENT “G”
(c) Industrial Use Table.
CI M1 M2
Commercial Uses
Ancillary Retail4 C C C
Animal Hospital/Boarding (aka, Kennel, indoor or outdoor) C X
Amusement or Recreation Facility C C
Automotive Repair or Body Shop X X
Building Materials Sales and Storage Establishments X X
Cafeteria (for Employees Only) X X X
Dry Cleaning and Laundry Facilities (Bulk) X X
Office (Corporate) X X X5
Printing Shops X X X
Professional Offices X X
Restaurant7 X C C
Trailer, Commercial Truck, and Industrial Equipment Lease or Sales X X
Veterinarian Office X
Industrial Uses
Assembly Plant—Electronics X X X
Assembly Plant—Light (Scientific/Medical) X X X
Assembly Plant—Heavy (Vehicles/Vessels/Equipment) X
Cabinet Shop X X
Chemical Supply Establishment X
Concrete Batch Plant C
Contractor’s Yard X X
Crematorium X X
Data Processing Establishment X X X
Distribution Facility C C
Feed Yard C X
Food Processing Plant C X
Hazardous Waste Transport, Recycling, Processing, or Storage Facility2,3 C
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CI M1 M2
Laboratory X X
Lumber Yard X X
Machine Shop X X
Manufacturing Plant—Electronic Components, Plastics, Ceramics C C X
Manufacturing Plant—Heavy (Vehicles, Equipment, etc.) X
Manufacturing Plant—Light (Scientific/Medical) X X X
Mini-Storage and Locker Storage C C
Music Studio X X X
Rental Facilities X X
Research and Development Facility X X X
Sheet Metal Fabrication X
Tow Yard C X
Truck Service Station or Terminal C C
Truck Storage or Parking Yard C X
Truck Stop C C
Warehouse Facility X X
Waste Material Handling Facility/Recycling Facility C
Welding Facility X X
Wholesale Establishments X X
Wrecking Yard or Dismantling Facility C
Public and Semi-Public Uses
Religious Institution C C
Day Care Center X C
Emergency Shelter6 C C C
Hospital X C C
Medical or Dental Office/Clinic X C
Public Utility Service X X
Schools (Colleges, Vocational, Trade Schools) X X C
Temporary Uses
Caretaker’s Residence1 C C
Christmas Tree Lot T T
Festival T T T
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CI M1 M2
Outdoor Booth/Sales T T T
X = Unconditionally permitted.
C = Permitted only with conditional use permit granted by planning commission.
T = Temporary use—See Article XLVII.
1 If a caretaker’s residence is in a trailer, recreational vehicle, or a mobile home, it will be permitted for only one (1)
year, with a maximum one (1) year extension.
2 Not permitted within one thousand (1,000) feet of the exterior limits of any school property or City of Gilroy water
well.
3 All hazardous waste transport, recycling, processing and storage facilities must comply with the County of Santa
Clara’s hazardous waste management plan.
4 Ancillary retail sales uses include the sales, rental, display, storage, repair and servicing of commodities as part of
an existing industrial business. Ancillary retail uses that do not exceed ten percent (10%) of the gross enclosed floor
area for buildings that are ten thousand (10,000) square feet or less, or ancillary retail uses that do not exceed five
percent (5%) of the gross enclosed floor area for buildings that are larger than ten thousand (10,000) square feet may
be approved by the planning division manager, subject to the definition of “ancillary uses.” Ancillary retail sales uses
which are not approvable by the planning division manager will require approval of a conditional use p ermit.
Conditional use permit findings on “ancillary retail” sales uses are subject to the following criteria:
(a) The floor area used for retail display and sales occupies no more than twenty-five percent (25%) of the gross
floor area of the building.
(b) The area used for retail display and sales is separated from the remainder of the building area by a partition.
(c) All retail display and sales uses are conducted within a completely enclosed building.
(d) The retail use complies with all parking requirements of Article XXXI. Such uses do not increase the amount
of parking or traffic beyond that generally associated with the primary industrial use.
(e) The retail use (including any signage, displays and advertising) is in keeping with the industrial character of
the district.
5 Corporate offices are allowed in the M2 district when in conjunction with an otherwise allowed industrial use for
the district.
6 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
7 A drive-through window may be allowed for retail establishments/restaurant uses outside of the downtown.
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ATTACHMENT “H”
(c) Industrial Site and Building Requirement Table.
Industrial District Requirements CI M11 M2
LOT REQUIREMENTS
Building Coverage (Maximum) 50% 60% 60%
YARD REQUIREMENTS (Minimum Setbacks in Feet)
Front (Measured from the Face of Curb) 41 41 26
Side 20 None None
Side (Adjacent to Street – Measured from the Face of Curb) 31 31 31
Rear 20 None None
HEIGHT REQUIREMENTS (Maximum)
Building Height in Feet 35 35 75
Number of Stories 2 2 6
ADDITIONAL REGULATIONS
Off-Street Parking, Article XXXI Yes Yes Yes
Fences and Obstructions, Article XXXIV Yes Yes Yes
Signing, Article XXXVII Yes Yes Yes
Landscaping, Article XXXVIII Yes Yes Yes
Performance Standards, Article XLI Yes Yes Yes
ESTABLISHED DEVELOPMENT POLICIES
Industrial Condominium Policy Yes Yes Yes
Industrial Design Guidelines Yes Yes Yes
Leavesley Road Policy Yes Yes n/a
Tenth Street Policy Yes Yes Yes
1 All parcels within the geographical area bounded by Leavesley Avenue to the south, SR 101 to the east, Cohansey Avenue to the north and
Monterey Road to the west are part of the Murray-Las Animas Avenue overlay combining district. Properties in this district are subject to the
requirements of section 30.20.40 and to the “Murray-Las Animas Avenue overlay combining district design policy.”
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Development Activity Log
Modified Date: 5/23/2019
ID DATE
FILED FILE # (PROJECT #)APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
11/26/12 A 12-01 (#12110049)
11/26/12 Z 12-09 (#12110052)
7/17/12 USA 12-01 (#12070023)Mark Hewell, Developer
Phone: 408-483-2400
7/31/14 USA 14-02 (#14070058)Wren Investors, Developer
Phone: 408-779-3900
8/31/16 AS 16-19 (#16080053)
9/1/16 Z 17-03 (#16080006)
AS 17-14 (#17030074)
TM 17-02 (#17030075)
3/16/18 V 18-01 (#18030017)
AS 17-24 (#17070019)Pending Resubmittal as
of 3/11/19 KT
HP 17-02 (#17070020)Proposed ML
AS 18-03 (#18010024)
Z 18-01(#18010025)
TM 18-01(#18010026)
10th St. and Alexander St. Alexander Station: 263 units with 2,700 SF commercial space Under Construction SK
10th St. and Alexander St. Alexander Station Art Plan Check MAD X
8 10/6/14 AS 14-39 (#14100010)D & Z Design, Architect
Phone: 408-778-7005 Intersection of Anson Ct. and Evergreen Ct. 6 single-family homes and an 8,600 SF common open space area Under Construction MAD MND
9 10/28/14 AS 14-41 (#14100051)Douglas L. Gibson, Applicant
Phone: 208-908-4871 Monterey Rd. and Ervin Ct.Gateway Senior Apartment, 75 units Under Construction PW MND
11 6/5/15 AS 15-24 (#15060011)Bridgit Koller, Calatlantic Homes
Phone: 925-315-0366 8450 Wren Ave.70 single-family residence Under Construction MAD IS/MND
12 11/24/15 AS 15-41 (#15110035)Meta Housing Corporation, Developer
Phone: 310-575-3543 111 Lewis St 4-story, 104-unit low income Apartment Complex in Cannery District Under Construction MAD X
13 05/18/16 TM 16-02 (#16050031)R.J. Dyer Real Property Investment, Inc.
Phone: 408-847-1553 Thomas Ln TM for subdividing 14 single-family residential lots Approved on 11 / 5 / 18 KT MAD
15 08/25/16 AS 16-33 (#16080044)City of Gilroy W. Luchessa Ave and Miller Ave.New Glen Loma Ranch Fire Station Proposed MAD X
16 10/25/16 AS 16-47 (#16100026)Walid Nazzal, Architect
Phone: 408-772-6096 8755 Wild Iris Dr.Single Family Hillside Home Under Construction KO X
17 02/28/17 AS 17-07 (#17020041)Stephen Machado, Developer
Phone: 408-781-6451 7224 Church St.New 2,008 SF duplex home Under Construction KO X
18 09/04/16 AS 17-12 (#17030051)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd 125-unit townhomes at GLR Town Center Multi-Family Area Approved April 5, 2019 MAD
19 09/04/16 TM 17-01 (#17030052)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd Tentative Maps for GLR Town Center Multi-Family Area Approved May 7, 2018 MAD
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
20 09/04/16 Z 17-02 (#17030053)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd Glen Loma Ranch Specific Plan update Proposed MAD
21 03/21/17 AS 17-13 (#17030062)James Baldwin, Architect
Phone: 408-448-2012 1820 Carob Ct.Single-Family Hillside Home Plan Check KO X
22 03/30/17 AS 17-15 (#17030085)D & Z Design, Architect
Phone: 408-778-7005 Eagle Ridge 16-lot single-family hillside residential
development in Eagle Ridge
Under Construction
(Phase I for 4 Lots)PW X
Hecker Pass (APN:783-04-023)73 SFR lots, 7 common spaces, and public and private streets by
establishing a new PUD overlay6
Residential Projects Involving Single Application
USA of approximate 49 acres On Hold PW/MAD
1/16/18 Hecker Pass North, LLC, Developer
Phone: 408-836-9290
7 11/12/13 Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102AS 13-33 (#13080011)
Approved
5 4-story, 119-unit apartment on an approximately 148,456 lot9/9/16
4 9/7/16 Meritage Homes, Developer
Phone: 707-359-2038
Adam Hudson, Developer
Phone: 408-271-0500 First Street and Kern Avenue
Residential Projects Involving Multiple Applications
3 Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102 MND8955 Monterey Rd 78-unit apartment complex with new 4,600 commercial space PWApproved 1/07/19
2
1 Mark Hewell, Developer
Phone: 408-483-2400 Vickery & Kern Avenues Urban Service Area Amendment for annexation of 5.46 acres and
prezone to Neighborhood District On Hold MAD MND
MNDVickery & Kern Avenues
Under Construction X9-lot SFR subdivision within Hecker Pass Special District (HPSD)
X
Third Street MAD
MAD
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Development Activity Log
Modified Date: 5/23/2019
23 04/03/17 AS 17-16 (#17040001)D & Z Design, Architect
Phone: 408-778-7005 2140 Hollyhock Ln Single-Family Hillside Home Under Construction KO X
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Development Activity Log
Modified Date: 5/23/2019
24 04/19/17 AS 17-18 (#17030040)Oscar Medrano, Developer
Phone: 831-801-0242 250 Gurries Rd An additional 2,846 SF duplex to an existing
single-family residence Plan Check PW X
25 04/26/17 AS 17-19 (#17040037)Alexander Angkawijaya, Architect
Phone: 408-431-2952 8735 Wild Iris Dr.Single-Family Hillside Home (BP 18030015 Issued 10/11/18)P Issued - Under Constructi KT X
26 10/25/17 AS 17-34 (#17100048)D & Z Design, Architect
Phone: 408-778-7005 2282 Gunnera Ct.Single-Family Hillside Home Proposed MC X
27 10/25/17 AS 17-35 (#17100050)Cameron Waston, Developer
Phone: 408-690-3037 8565 Strawberry Ln Single-Family Hillside Home Approved on 12 / 5 / 18 KT X
28 12/15/17 AS 17-37 (#17120021)Caleb Roope, Applicant
Phone: 530-906-6967 Santa Teresa Blvd 158-unit apartment project at Glen Loma Ranch Approved on 9/19/18 MAD
29 01/25/18 TM 13-03 ((#13040049)RJA: Chris Patton
Phone: 408-848-0300
Southwest of Santa Teresa Blvd, south 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 X
30 02/01/18 AS 18-05 (#18020002)RJA: Chris Patton
Phone: 408-848-0300
East of Miller Ave. between Stanta Terasa Blvd
and West of Luchessa Ave A private park: a trail, a dog park, and other amentities in GLR Under Construction MAD X
31 02/16/18 AS 18-06 (#18020025)D & Z Design, Architect
Phone: 408-778-7005 9175 Tea Tree Way Single Family Hillside Home Under Construction KO X
32 05/04/18 AS 18-10 (#18050024)Tony Rivellini, Owner
Phone: 408-607-3248 1981 Lavender Way 3,715 SF Single-Family Hillside Home Under A/S review PTW X
33 06/11/18 TM 18-02 (#18060015)RJA: Chris Patton
Phone: 408-848-0300
North 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 Proposed MAD
34 07/09/18 AS 18-13 (#18070015)D & Z Design, Architect
Phone: 408-778-7005 2243 Banyan Couty 4,428 SF Single-Family Hillside Home Approved 10/18/18 KO X
35 08/09/18 AS 18-14 (#18080026)Sergio Perez, Project manager
Phone: 925-730-1373 Merlot Dr (APN: 808-18-014 & 018)Provence (Formerly Wild Chestnut) Neighborhood in Glen Loma
Ranch: 43 sinlge-family detached homes Under Construction MAD X
36 08/16/18 AS 18-16 (#18080044)Sergio Perez, Project manager
Phone: 925-730-1373 Syrah Ct (APN: 808-43-005)Burgundy (Formerly Home Ranch) Neighborhood in Glen Loma
Ranch: 52 sinlge-family detached homes Under Construction MAD X
37 08/16/18 AS 18-17 (#18080045)Sergio Perez, Project manager
Phone: 925-730-1373
South of Solorsano Middle School; East of
Santa Teresa Blvd (APN: 808-18-017)
Margaux (Formerly Montonico) Neighborhood in Glen Loma Ranch:
84 sinlge-family detached homes Under Construction MAD X
38 09/06/18 AS 18-20 (#18090005)William J. McClintock, Engineer;
Phone: 408-779-7381
Southeast corner of Santa Teresa Blvd and 1st
St Architectural modification for 202 townhome units Approved 10/29/18 PW X
39 09/14/18 AS 18-21 (#18090018)Tony Rivellini, Applicant
Phone: 408-607-3248 8775 Wild Iris Dr.Single-Family Hillside Home Approved on 12 / 10 / 18 KT X
40 09/20/18 AS 18-22 (#18090026)Efrain Coria, Owner
Phone: 408-804-0342 8762 Foxglove Ct.Single-Family Hillside Home Approved 1/7/19 MC X
41 10/08/18 AS 18-25 (#18100020)RJA: Chris Patton
Phone: 408-848-0300 Miller Ave. and Santa Teresa Blvd. Blanc and Noir (formerly the Grove) neighborhood in Glen Loma
Ranch: 113 single-famiy dwelling units Under Construction MAD X
42 10/19/18 AS 18-28 (#18100049)D&Z Design, Architect (Scott Zazueta)
Phone: 408-778-7005 8955 Mimosa Ct. A&S Remodel for Single- Family Hillside Home Plan Check PW X
43 10/19/18 AS 18-29 (#18100050)D&Z Design, Architect (Debra Mercado)
Phone: 408-778-7005 2291 Banyan St.Single- Family Hillside Home Approved on 1 / 18 / 19 PW X
44 10/22/18 AS 18-30 (#18100051)Jose Ontiveros, Contractor/ Designer
Phone: 408-202-2131 7170 Lahinch Dr.New Swimming Pool/ Spa in Residential Hillside Approved on 11 / 21 /18 KT X
45 10/23/18 AS 18-31 (#18100058)Cheryl Hock, applicant
Phone: 408-203-6162 6870 Eagle Ridge Dr.New Cabana in Residential Hillside Approved on 11/1/18 KT X
46 11/07/18 AS 18-32 (#18110014)Jason Guera, Symmetry Design Build
Phone: 408-813-8760 8950 Mimosa Ct.Single Family Hillside Home Proposed MC X
47 11/19/18 AS 18-33 (#18110027)Andrew, CA2Homes- Architect
Phone: 408-786-4233 9211 Mahogany Ct Single Family Hillside Home Proposed MC X
48 11/21/18 AS 18-34 (#18110037)Tony Rivellini
Phone: 408-607-3248 9025 Mimosa Ct Single Family Hillside Home Proposed MC X
49 12/19/18 AS 18-35 (18120021)Richard/ Holly Hartman
Phone: 408-995-0496 660 Birdsong St.Addition of 963 sq.ft to exsiting SFR Approved on 2/4/19 MC X
50 01/18/19 AS 19-01 (#19010024)Red Roots Landscpaing
Phone: 408-683-0336 2381 Mantelli Dr New swimming pool/ retaining walls in Residential Hillside Approved on 2 / 28 / 19 KT X
51 01/31/19 AS 19-02 (19010038)Irving Tamura 6830 Eagle Ridge Dr New pool and spa Approved on 3 / 5 / 19 KO/KT X
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Development Activity Log
Modified Date: 5/23/2019
71 03/04/19 AS 19-04 (19030004)Adolfo Rodriguez 7851 Eigleberry St.New second dwelling Approved 4/2/19 KT X
72 03/05/19 AS 19-05 (190030013)Clayton Johnson 8341 Winter Green Single Family Hillside Home Proposed MC / EF X
73 03/13/19 AS 19-06 (19030026)D&Z Design, Architect (Debra Mercado)1975 Saffron Court Single Family Hillside Home Proposed MC X
04/02/19 AS 19-09 (19040007)2281 Banyan Court Single Family Hillside Home Proposed MC X
04/19/19 AS 19-11 (19040026)8350 Winter Green Court Single Family Hillside Home Proposed EF X
ID DATE
FILED
FILE
NUMBER Phone: 408-203-6162 LOCATION DESCRIPTION STATUS PLANNER CEQA
Commercial Projects Involving Multiple Applications
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Packet Pg. 152 Communication: Current Planning Projects (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 5/23/2019
08/31/16 AS 16-38 (#16080053)
09/01/16 CUP 16-04 (#16080006)
09/11/16 AS 17-25 (#17070046)/Z18-05 (1 Approved on 1/ 7 /19 KT
09/11/16 HP 17-04 (#17070047)Approved 2 / 5/ 19 ML
05/04/18 AS 18-09 (#18050017)
05/04/18 Z 18-04 (#18050018)
AS 18-26 (18100023)Arch & site for building and site improvements
CUP 18-05 (#18100024)CUP for Sumano's commercial bakery
56 03/01/19 AS 19-03 (#19030002)Terra Ventures LLC 6807 Automall Parkway New car dealership building Proposed PW
HP 19-01 (19030003)Habitat Plan SK
56 12/11/14 AS 14-46 (#14120015)Kevin Nijjar, Developer
Phone: 559-264-5650 5975 Travel Park Circle Hampton Inn: 4-story, 100-room hotel with basement parking garage Construction - Pending Art A KT IS/MND
57 10/26/15 AS 15-37 (#15100042)George Ramstad, Architect
Phone: 408-842-9942 7320, 7330, 7340 Monterey Renovation of a downtown URM building Approved on 5/26/17 SO X
58 05/25/16 AS 16-20 (#16050055)Jim Rubnitz, Developer
Phone: 408-813-6416 6901 Cameron Blvd 7,018 SF Chevron carwash, retail and canopy B)18020109, etc
issued8/30/18 P issued - Under Constructi KT X
59 09/12/16 AS 16-40 (#16090017)Trac N. Vu, Developer
Phone: 408-506-0739 850 Pacheco Pass Highway New 4,975 SF fueling canopy and underground
tanks replacement Plan Check KT X
60 01/26/17 AS 17-02 (#17010029)Hecker Pass Commercial, LLC, Developer
Phone: 408-836-9290 2475 Hecker Pass Commercial and residential mixed use in HPSD Approved MAD IS/MND
61 05/12/17 AS 17-21 (#17050016)Tony Ho, Developer
Phone: 310-844-6521 8425 Monterey Rd Tenant improvement to convert a warehouse use to an auto repair
use Approved on 3/8/18 BE (KT)X
62 09/01/17 AS 17-28 (#17090001)Jack Huang, Developer
Phone: 408-423-9138 7151 Monterey Rd URM retrofit and two story addition for a 2-unit
apartment Proposed PW X
63 10/04/18 M 17-24 (#17100010)Mark Sanchez, Applicant
Phone: 408-842-7000 6970 Camino Arroyo Traffic Sensitivity Analysis for proposed commercial development at
the Southeast corner of Camino Arroyo and SR 152 Proposed MAD
64 10/25/17 DUP 17-03 (#17100049)Greg Jaso, Developer 7373 Monterey Rd Lonely Oak Brewery Under Construction KO X
65 11/14/17 DUP 17-04 (#17110012)Eric Ingram, Applicant
Phone: 408-482-1462 7419 Monterey Rd Promise Land Brewery Under Construction KO X
66 06/20/18 AS 18-11 (#18060018)Pam Kearney, Agent
Phone: 866-504-3888 Ext. 106 8390 Arroyo Circle McDonald's restaurant remodel Under Construction KO X
67 07/30/18 CUP 18-02 (#18070065)Grant Bennett, Applicant
Phone: 408-847-6000 8455 Wren Ave Conditional use permit for a pre-school at an existing church Approved 2/7/19 MC X
68 08/08/18 Z 18-06 (#18080019)George L. Renz, Applicant
Phone: 408-846-1031 Bolsa Rd (APN: 841-31-003 & 022)Zone Map Change request from Open Space to Commercial
Industrial Approved 3/18/19 MAD
69 08/27/18 AS 18-19 (#18080070)Jeffrey Eaton, Applicant
Phone: 408-691-8998 770 1st St.New 4,016 s.f. commercial building with drive-through Approved 3 /11 /19 KT X
3//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 KT/MC
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
Commercial Projects Involving Single Application
Automall Pkwy Freeway-oriented electronic message pylon sign, 80 feet in height,
for Gilroy Auto Mall Proposed
53 Chris Vanni, Applicant
Phone: 408-847-9190 Northwest of First Street and Kelton Avenue
2256 Coral Bell Ct
Approximate 12,000 SF commercial complex PUD (Z18-05)
Effective 2/7/19. HP in process
SK
PW54Arroyo Sign, c/o: Richard Luchini
Phone: 510-715-5488
52 Proposed
7050 Monterey Rd Proposed MC5510/09/18
Installation of a new AT&T wireless antenna facilityPaul Strom, Applicant
Phone: 734-812-8741
Brain Spector, Applicant
Phone: 831-319-4045 ext. 2
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Development Activity Log
Modified Date: 5/23/2019
AS 18-15 (#18060028)Hanna & Brunetti, Applicant Arch & Site review for site improvements
CUP 18-03 (#18080029)Phone: 408-842-2173 Conditional use permit for a concrete recycling facility
69 08/10/18 AS 18-23 (#18100001)RJA: John Moniz 7700 Arryo Cr Arch & Site review for truck sales and service Proposed PW
CUP 18-04 (#18100002)Conditional use permit for truck sales and service
70 10/12/15 AS 15-34 (#15100018)Carl Salinas/Hanna & Brunetti/Lon Davis
Phone: 408-842-2173 360-380 Obata Two industrial lots -- construction storage yards Approved on 1/22/18 KT X
71 06/28/16 AS 16-25 (#16060050)Vince Rivero, Architect
Phone: 408-813-2010 6705 Silacci Way 91,045 SF for contractor truck parking and
equipment yard
Approved on
3/19/18 - PLAN CHECK
3/11/19
BE (KT)X
72 09/14/16 AS 16-41 (#16090019)YISRAEL 26, LLC, Applicant
Phone: 408-921-1882 9080 San Ysidro Ave 114,035 SF self-storage facility Under Construction MAD X
73 10/21/16 AS 16-46 (#16100023)Performance Food Group, LLC
Phone: 415-200-9460 5480 Monterey Road Construction of a grocery and dry goods distribution center that
includes a 347,651 square-foot warehouse Under Construction SO EIR
74 03/06/17 AS 17-08 (#17030017)Gilroy Storage LLC, Developer
Phone: 530-886-8558 6500 & 6700 Cameron Blvd. 40,125 SF addition to an existing self-storage facility Under Construction KT X
75 07/11/17 AS 17-23 (#17070011)Lon Davis, Architect
Phone: 408-778-2525 5727 Obata Way A 10,500 SF industrial building with warehouse
and steel fabrication Approved on 7 / 20 / 18 KT X
76 09/28/17 AS 17-32 (#17090040)Jeffrey Eaton, Applicant
Phone: 408-691-8998 904 Holloway Rd 9,971 SF addition to an existing laundary facility oposed - Pending Resubmit KT X
77 10/11/17 AS 17-33 (#17100019)Robert DeGrasse, Applicant
Phone: 209-575-1415 8333 Swanston Ln Germains Seed:15,800 SF addition to an existing industrial building Under Construction KO X
78 01/09/18 AS 18-01 (#18010011)McCarthy Gilroy LLC, Developer
Phone: 408-356-2300 6503 Cameron Blvd & 1001 Ventura Way Two single-story warehouse buildings totaling 173,740 SF Approved 12 / 10 / 18 KT X
79 05/01/18 CUP 18-01 (#18050004)Godon D. Warner, Applicant 5987 Obata Way Condition use permit for expansion of an existing recycling facity Proposed - Pending
Resubmittal KT X
80 08/20/18 AS 18-18 (#18080051)Lon Davis, Architect
Phone: 408-778-2525 Mayock Rd (APN: 841-76-031)New 16,340 s.f industrial warehouse building Proposed MC X
81 10/08/18 AS 18-24 (#18100017)Hanna & Brunetti, Applicant
Phone: 408-842-2173 345 Obata Ct Truck storage and dileveries for Berkeley Farm Milk Proposed - Incomplete KT X
82 10/16/18 AS 18-27 (#18100043)James Vergara, Applicant
Phone: 408-640-4291 8885 Forest St New 11,796 Sq.Ft Industrial Building Proposed - Scheduled for
PC 4/4/19 KT X
83 04/09/19 AS 19-08 (#19030048)80 Casey St.New Greenhouse building for Germains Seed Technology Incomplete - 5/9/19 KT X
04/05/19 AS 19-10 (#19040011)6455 Automall Pkwy New 3,250 sq. ft. freestanding metal canopy EF X
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
On Hold through 4/2019 KT
Industrial Projects Involving Multiple Applications
Industrial Projects Involving Single Application
69 08/10/18 305 Obata Ct
7.A
Packet Pg. 154 Communication: Current Planning Projects (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 5/23/2019
A 01/18/18 HP 18-02 (#18010034)Christ Patton, Applicant
Phone: 408-848-0300
Southwest of of Santa Teresa Blvd (APN: 808-
18-003 & 808-19-006)Habitat Plan application for Miller realignment in GLR Proposed DJP X
B 06/14/18 HP 18-09 (#18060019)Gilroy Storage LLC, Developer
Phone: 530-886-8558 6500 Cameron Blvd.Habitat Plan application for expansion of Gilroy Self-Storage Proposed DJP X
C 06/19/18 HP 18-10 (#18060019)D & Z Design, Applicant
Phone: 408-778-7005 2140 Hollyhock Ln Habitat Plan application for a single-family hillside home Proposed DJP X
D 06/27/18 HP 18-12 (#18060034)D & Z Design, Architect
Phone: 408-778-7005 8955 Mimosa Ct.Habitat Plan application for a single-family hillside home Proposed DJP X
E 07/13/13 GPA 13-02 (#13100001)City 2040 General Plan Update Proposed SK X
F 12/02/15 GPA 15-02 (#15120002),
Z 15-12 (#15120004)City High Speed Rail Station Area Plan Proposed KA X
G 12/14/15 Z 15-16 (#15120033)City Zone Text Amendment - Administrative Hearing
Process Proposed SO X
H 09/02/16 M 16-10 (#16090007)City CEQA analysis of 10th Street bridge project Proposed MAD X
I 01/24/18 M 18-02 (#18010039)City Parklet policy Proposed SO X
J 06/27/18 M 18-13 (#18060036)City Historical Resource Inventory Proposed PW X
K 07/16/18 M 18-17 (#18070050)City Cities Association RHNA Sub-Region Proposed SK X
L 08/02/18 M 18-18 (#18080001)City Special Events Permit/Temporary Use Permit Proposed MAD X
M 08/21/18 M 18-20 (#18080052)City Live-work unit study Proposed KT X
N 08/21/18 M 18-21(#18080053)City Accessory dwelling unit study Proposed KT X
O 08/21/18 M 18-22(#18080054)City High Speed Rail Gilroy Alignment study Proposed KT X
P 09/05/28 M18-23 (#18090007)City Housing Policy C.C. Study Session Proposed SK X
Q 09/11/28 M18-24 (#18090008)City Review of Planning Agenda and Bylaws Approved SO X
R 09/11/28 M18-25 (#18090009)City Land Management System (LMS) Acquisition Proposed SO X
S 09/19/28 M18-26 (#18090019)City Design guidelines for compliance with the Housing Accountability
Act Proposed KT X
T 09/19/18 Z 18-07 City Zoning Code Minor Edits 2018 Schedluled for PC 6/20 KT X
U 11/01/18 Z 18-08 Denice & Filice Family Farms 495 Bolsa Rd.Zone Change from Open Space to General Commercial Proposed MAD X
V 1/17/2019 M 19-02 City Entry Signage, SW c/o Santa Teresa and Hecker Pass Review of Sign Design Proposed MAD X
RECENT ACTION TAKEN
NEW PROJECTS
Planning Applications and Abbreviations Planning Staff
City Ordinance Amendment, Policy Amendment & Other Projects
7.A
Packet Pg. 155 Communication: Current Planning Projects (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 5/23/2019
TM = Tentative Map KA = Kristi Abrams, 408-846-0451
TUP = Temporary Use Permit Kristi.Abrams@cityofgilroy.org
USA = Urban Service Area Amendment MAD = Melissa Durkin, 408-846-0451
V = Variance Melissa.Durkin@cityofgilroy.org
Z = Zone Change SK = Stan Ketchum, 408-846-0451
EIR = Environmental Impact Report Stan.Ketchum@cityofgilroy.org
GPA = General Plan Amendment
A-EIR = Environmental Impact Report
Addendum MC= Miguel Contreras
HP = Habitat Plan Permit
IS/MND = Initial Study/Mitigated Negative
Declaration Miguel.Contreras@cityofgilroy.org
Environmental Quality Act) or a project
previously
MD = Minor Deviation
Approved = Application approved through
Planning review process JC = Jim Carney, RGS
RDO = Residential Development Ordinance
Plan Check = Application under building permit
plan check review 408-846-0209 or Jim.Carney@cityofgilroy.org
Under Construction = Application building
permit issued and under construction SP = Stuart Poulter, EMC Planning Group
831-649-1799, #216 or poulter@emcplanning.com
TWA = Teri Wissler Adam, EMC Planning Group
831-649-1799 #203 or wissler@emcplanning.com
AS = Architectural & Site
Katie.Odom@cityofgilroy.org
DSPE = Downtown Specific Plan Exemption
DTSUP = Downtown Special Use Permit
PW = Pamela Wu, 408-846-0253
Pamela.Wu@cityofgilroy.org
AHE = Affordable Housing Exemption
CUP = Conditional Use Permit
Kraig Tambornini, 408-846-0214
Kraig.Tambornini@cityofgilroy.org
KO= Katie Odom
EF = Emily Foley
408-846-0471 or emily.foley@cityofgilroy.org
SR = Sally Rideout, EMC Planning Group
831-649-1799, # 210 or rideout@emcplanning.com
408-248-3500 or mlisenbee@davidjpowers.com
SPE = Small Project Exemption DJP = David J. Powers & Associates
Contract PlannerM = Miscellaneous
SO = Sue O'Strander, 408-846-0219
Sue.OStrander@cityofgilroy.org
A = Annexation
7.A
Packet Pg. 156 Communication: Current Planning Projects (INFORMATIONAL ITEMS)
City of Gilroy
COMMUNITY DEVELOPMENT DEPARTMENT
7351 Rosanna Street, Gilroy CA 95020
(408) 846-0451 (408) 846-0429 (fax)
www.cityofgilroy.org
Home Occupations:
Date Applicant Address Project Description
2/28/19 Rudulf Ly 744 Sullivan Way Tax Preparer
2/28/19 Nelly Calvo Bermudez 415 E. 7th Street Art Lessons
3/6/19 Maria Ramirez 8587 Church Street #33 Online Sales – Atenas
3/7/19 Francis Kun 739 Carver Place Drafting & Design Services
3/11/19 Cecilio Cruz Calva 3030 Club Drive Landscaping Services
3/13/19 Juan Urias 7621 Forest Street Landscaping Services
3/14/19 Melita Reguera 8224 Church Street #10 Cleaning Services
3/20/19 Jessica Grossmeier 951 Puma Way Wellness Consulting
3/25/19 Liliana Gonzalez 8360 Kelton Drive Cleaning Services
3/25/19 Andrea M. Van Deren 1622 Valley Oaks Dr Yoga Lessons
3/27/19 Kevin Rizzi 6285 Church Street General Contractor
4/1/19 Deborah Cassetta 7532 Turnberry Way Cash Management Advisor
4/1/19 Sherri Harrington 9550 Eagle View Way Online Sales – Clothing
4/2/19 Erica Bastion 500 W 10th Street Sp 67 Online Sales - Clothing
4/4/19 Caroline Parrish 7345 Nantuclet Place Online Blog – Recipes
4/22/19 Gorden Gibson 950 Pueblo Street Music Lessons
5/1/19 Sherri Harrington 9550 Eagle View Way Photography
5/1/19 Rosa Fregoso and Juan
Barragan 651 Fairview Dr Cleaning Services
5/2/19 Brent Jenkens 1935 Ballybunion Ct Video Production Services
5/6/19 Eao Khai Nhat 8061 Church Street Apt B Delivery Services
5/8/19 Grace Trout 9440 Trailblazer Way Voice and Songwriting Lessons
5/8/19 D. Leon Clinton 7906 Westwood Drive Apt
G124 Real Estate Investing
7.B
Packet Pg. 157 Communication: Planning Staff Approval (INFORMATIONAL ITEMS)
City of Gilroy
COMMUNITY DEVELOPMENT DEPARTMENT
7351 Rosanna Street, Gilroy CA 95020
(408) 846-0451 (408) 846-0429 (fax)
www.cityofgilroy.org
Architectural & Site Approvals:
Date Approved
Date
Approved File No. Applicant Address Project Description
4/2/19 AS 19-04 Adolfo Rodriguez 7851 Eigleberry St New second dwelling
7.B
Packet Pg. 158 Communication: Planning Staff Approval (INFORMATIONAL ITEMS)