HomeMy WebLinkAbout03/01/2018 Planning Commission - Regular Meeting Agenda Packet
Regular Planning Commission Meeting Agenda
March 1, 2018 6:30 P.M.
City Council Chambers, City Hall
7351 Rosanna Street, Gilroy, CA 95020
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 Rebecca Scheel: rebecca.scheel@cityofgilroy.org
Steve Ashford: steve.ashford@cityofgilroy.org
Comments by the public will be taken on any agenda item before action is taken by the Planning Commission.
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. APPROVAL OF MINUTES
A. Meeting Minutes February 1, 2018
IV. PRESENTATION BY MEMBERS OF THE PUBLIC: (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.
V. PUBLIC HEARINGS
A. Tentative Map TM 17-01 (#17030055) application requests subdivision of
approximately 103 acres for build-out of the Town Center area of the Glen Loma
Ranch Specific Plan. The subject site is located north of Santa Teresa Boulevard,
between West Tenth Street and Miller Avenue, and comprises APN # 808-18-003
(portion), 808-19-010 (portion), 808-19-022, 808-19-023, and 808-19-024 (portion).
The approved Glen Loma Ranch Specific Plan anticipates a variety of land uses in
this area, including residential, commercial, and public services. As such, the
requested map proposes to create 23 residential condominium lots,; three
parcels for public facilities (a fire station and two public trails); seven lots for
private open space (five of which are specific to the condominium development);
four 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 Town
Center 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:
a) Motion to recommend that the City Council approve TM 17-01 (Roll Call Vote)
VI. OLD BUSINESS
VII. NEW BUSINESS
VIII. CORRESPONDENCE
IX. INFORMATIONAL ITEMS
A. Current Planning Projects (report attached)
B. Planning Staff Approvals (report attached)
X. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
XI. ORAL REPORTS BY COMMISSION MEMBERS
City Council Meeting:
January 8, 2018 and January 22, 2018 Commissioner Rodriguez
February 5, 2018 and February 26, 2018 Commissioner Scheel
Chair Tom Fischer - Bicycle Pedestrian Committee, Gilroy Downtown Business
Association, General Plan Advisory Committee, High Speed Rail Authority
Vice Chair Casey Estorga - Street Naming
Commissioner Armendariz - Housing Advisory Committee
Commissioner Steve Ashford - Historic Heritage Committee
Commissioner Sue Rodriguez - South County Joint Planning Advisory Committee
Commissioner Rebecca Scheel - General Plan Advisory Committee
XII. PLANNING DIVISION MANAGER REPORT
XIII. ASSISTANT CITY ATTORNEY REPORT
XIV. PLANNING COMMISSION CHAIR REPORT
XV. ADJOURNMENT to the Next Regular Meeting of March 15, 2018 at 6:30 P.M.
KNOW YOUR RIGHTS UNDER THE GILROY OPEN GOVERNMENT ORDINANCE
Government's duty is to serve the public, reaching its decisions in full view of the public.
Commissions, task forces, councils and other agencies of the City exist to conduct the people's
business. This ordinance assures that deliberations are conducted before the people and that City
operations are open to the people's review
FOR MORE INFORMATION ON YOUR RIGHTS UNDER THE OPEN GOVERNMENT ORDINANCE,
TO RECEIVE A FREE COPY OF THE ORDINANCE OR TO REPORT A VIOLATION OF THE
ORDINANCE, CONTACT THE OPEN GOVERNMENT COMMISSION STAFF AT (408) 846-
0204/shawna.freels@cityofgilroy.org
PUBLIC MEETING SCHEDULE- PLANNING
Public Meeting Schedule
The Planning Commission meets regularly on the first Thursday of each month, at 6:30
p.m. If a holiday should fall on the regular meeting date (or the next day), the meeting
will be rescheduled to the following Thursday.
April 2018
02* City Council Meeting, 6:00 p.m., City Council Chambers
04 South County Regional Wastewater Authority, (Regular Meeting) 8:00 a.m.
05* Planning Commission Meeting 6:30 p.m.
09 Personnel Commission (Regular Meeting) 6:00 p.m.
09 Youth Commission Senior Center Meeting Room 6:00 p .m.
10 Art & Culture Commission 5:30 p.m
10 Physically Challenged Board of Appeals
11 Housing Advisory Committee 6:00 p.m.
11 Library Commission Meeting 7:00 p.m. Gilroy Library Meeting Room
16* City Council Meeting, 6:00 p.m., City Council Chambers.
17 Parks & Recreation Commission 6:00 p.m.
18 Community & Neighborhood Revitalization Committee
18 Historic Heritage Committee (Regular Meeting) 6:00 p.m.
24 Bicycle Pedestrian Commission City Council Chambers 6:00 p.m.
25 Public Art Committee 5:30 p.m.
* Meetings will be web-streamed and televised
Planning Commission
Regular Meeting
of
FEBRUARY 1, 2018
I.PLEDGE OF ALLEGIANCE
II.REPORT ON POSTING THE AGENDA AND ROLL CALL
Attendee Name Title Stat
us
Arriv
ed
Rebeca
Armendariz
Vice Chair Abse
nt
Steve Ashford Planning
Commissioner
Pres
ent
6:23
PM
Casey Estorga Planning
Commissioner
Pres
ent
6:09
PM
Susan Rodriguez Planning
Commissioner
Pres
ent
6:29
PM
Rebecca Scheel Planning
Commissioner
Pres
ent
6:10
PM
Tom Fischer Chair Pres
ent
6:09
PM
III.APPROVAL OF MINUTES
A.Meeting Minutes of January 4, 2018
approved as written
RESULT:ANNOUNCED [UNANIMOUS]
MOVER:Casey Estorga, Planning Commissioner
SECONDER:Rebecca Scheel, Planning Commissioner
AYES:Ashford, Estorga, Rodriguez, Scheel, Fischer
ABSENT:Armendariz
IV.PRESENTATION BY MEMBERS OF THE PUBLIC
V.PUBLIC HEARINGS
A.Zoning Ordinance Amendment to add Ch. 30.38.270 Significant Tree Removal.
The city recognizes that existing and future trees and tree communities located in
the city are a valuable and distinctive resource. The purpose of the addition of the
Significant Tree Removal Chapter is to protect existing and future significant
trees and tree communities throughout the city through the establishment of an
ordinance to regulate the removal or destruction of significant trees, tree
communities and heritage trees on private property.
1.Staff Report: Stan Ketchum, Senior Planner
2.Public Comment
3.Planning Commission Disclosure of Ex-Parte Communications
4.Possible Action:
a)Motion to adopt a resolution recommending the City Council approve Zoning Code
Amendment Z16-05 (Roll Call Vote)
3.A
Packet Pg. 5 Communication: Meeting Minutes February 1, 2018 (APPROVAL OF MINUTES)
commissioner fischer opened public comment, closed public comment
RESULT:APPROVE [UNANIMOUS]
MOVER:Tom Fischer, Chair
SECONDER:Casey Estorga, Planning Commissioner
AYES:Ashford, Estorga, Rodriguez, Scheel, Fischer
ABSENT:Armendariz
VI.OLD BUSINESS - NONE
VII.NEW BUSINESS
A.The Planning Commission is requested to review Planning Commission
assignments to various task forces and committees, and to make adjustments, as
necessary.
1.Staff Report: Sue O'Strander, Interim Development Center Manager
2.Public Comment
3.Possible Action:
a)Motion to Establish Planning Commission Task Force/Committee Assignments for
2018.
B.Selection of Chair and Vice Chair
1.Staff Report: Sue O'Strander, Interim Development Center Manager
2.Public Comment
3.Possible Action:
a)Motion to select Planning Commission Chairperson and Vice Chairperson
chair Chair fisher nomitated 1st by rodriguez 2nd by ashford
Vice Chair- 1st rodriguez, 2nd ashford
RESULT:APPROVE [UNANIMOUS]
MOVER:Susan Rodriguez, Planning Commissioner
SECONDER:Steve Ashford, Planning Commissioner
AYES:Ashford, Estorga, Rodriguez, Scheel, Fischer
ABSENT:Armendariz
Selection of Chair and Vice Chair
1.Staff Report: Sue O'Strander, Interim Development Center Manager
2.Public Comment
3.Possible Action:
a)Motion to select Planning Commission Chairperson and Vice Chairperson
RESULT:APPROVE [UNANIMOUS]
MOVER:Steve Ashford, Planning Commissioner
SECONDER:Rebecca Scheel, Planning Commissioner
AYES:Ashford, Estorga, Rodriguez, Scheel, Fischer
ABSENT:Armendariz
VIII.CORRESPONDENCE
IX.INFORMATIONAL ITEMS
A.Current Planning Projects (report attached)
B.Planning Staff Approvals (report attached)
X.PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
3.A
Packet Pg. 6 Communication: Meeting Minutes February 1, 2018 (APPROVAL OF MINUTES)
XI.ORAL REPORTS BY COMMISSION MEMBERS
XII.PLANNING DIVISION MANAGER REPORT
XIII.ASSISTANT CITY ATTORNEY REPORT
XIV.PLANNING COMMISSION CHAIR REPORT
XV.ADJOURNMENT to the Next Regular Meeting of March 1, 2018 at 6:30 P.M.
Zinnia Navarro, Office Assistant
3.A
Packet Pg. 7 Communication: Meeting Minutes February 1, 2018 (APPROVAL OF MINUTES)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: March 1, 2018
TO: Planning Commission
FROM: Melissa Durkin, Planner II
SUBJECT: Tentative Map (TM 17-01) for Subdivision of the Town Center
within the Glen Loma Ranch Specific Plan
1) Request: Tentative Map TM 17-01 (#17030055) application requests subdivision
of approximately 103 acres for build-out of the Town Center area of the Glen Loma
Ranch Specific Plan. The subject site is located north of Santa Teresa Boulevard,
between West Tenth Street and Miller Avenue, and comprises APN # 808-18-003
(portion), 808-19-010 (portion), 808-19-022, 808-19-023, and 808-19-024 (portion).
The approved Glen Loma Ranch Specific Plan anticipates a variety of land uses in
this area, including residential, commercial, and public services. As such, the
requested map proposes to create 23 residential condominium lots,; three parcels
for public facilities (a fire station and two public trails); seven lots for private open
space (five of which are specific to the condominium development); four 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 Town Center 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 17-01, subject to certain findings and conditions.
3) Subject Property and Surrounding Land Uses: The subject site is presently
undeveloped. The following table identifies the existing land uses and General
Plan and zoning designations of the project site and surrounding properties.
Kristi A. Abrams
DIRECTOR
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LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Undeveloped Town Center
Neighborhood
Neighborhood District
(ND)/Glen Loma Ranch
Specific Plan
ND/Planned
Development
(PD)
North Christmas Hill Park 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 The Grove and Luchessa
Neighborhoods
(undeveloped)
Neighborhood District/
Glen Loma Specific
Plan
ND/PD
West Malvasia and Nebbiolo
Neighborhoods
(undeveloped)
Neighborhood District/
Glen Loma 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 additional
CEQA analysis is required.
5) Background Information: The proposed tentative map would provide tentative
approval of the specific lots within the Town Center neighborhood of the Glen Loma
Ranch Specific plan area. In addition, this tentative map would create parcels that
would allow for future subdivision of the Luchessa, The Grove, Rocky Knoll and
Canyon Creek neighborhoods, also within the Glen Loma Ranch Specific Plan
area. This staff report will focus on the Town Center neighborhood, as approval of
the subject tentative map would allow the developer to obtain final map approval of
that neighborhood.
The Town Center neighborhood is located on the south side of the specific plan
area adjacent to Reservoir Canyon. The intent of the Town Center neighborhood is
to provide higher-density residential units around commercial, mixed-use and/or
institutional services. This land plan serves the dual purpose of integrating higher-
density residential and commercial uses, and providing a transition from the
specific plan’s commercial and fire station uses to the single-family neighborhoods
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that characterize most of the remaining specific plan area. In addition, the Town
Center neighborhood promotes walkability through its adjacency to the Reservoir
Canyon trail and by constructing higher-density pedestrian-oriented residential
development surrounding the commercial uses.
The Town Center neighborhood would also contain most of the specific plan’s
affordable units. See section 6, “Neighborhood District Policy Consistency”
subsection B for a full discussion of the Specific Plan’s affordable housing
requirements.
In accordance with the Glen Loma Ranch Development Agreement, architectural
and site review permits for projects within Glen Loma Ranch, including the Town
Center neighborhood, would be approved by the planning manager at staff level,
provided the plans are consistent with specific plan requirements. The architectural
and site review applications for the Town Center multi-family and below-market rate
(BMR) sites are currently under review by the planning division.
See attachment A for additional background information on the Glen Loma Ranch
Specific Plan.
6) General Plan Consistency: The City's General Plan land use map designates the
subject site as Neighborhood District/Glen Loma Ranch Specific Plan, which
supports the proposed project request. As such, the proposal conform s 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 Town Center subdivision follows the
development pattern envisioned by the Glen
Loma Ranch Specific Plan. This subdivision is
adjacent to The Grove, Luchessa and Petite
Sirah neighborhoods. Petite Sirah has
completed development, and The Grove and
Luchessa neighborhoods have received
subdivision approval. Development of the
Town Center 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 Town Center neighborhood is located
adjacent to Santa Teresa Boulevard and west
of Tenth Street, at one of the prime entry
points to the Glen Loma Ranch Specific Plan
area. The Town Center multi-family residential
subdivision will have a minimum 70-foot
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POLICY # TITLE AND SUMMARY ANALYSIS
setback from townhouse living space to the
future face-of-curb along Santa Teresa
Boulevard; a 25-foot landscape buffer from the
future face-of-curb along Santa Teresa
Boulevard and the nearest edge of the Santa
Teresa trail; and a 25 to 30-foot landscape
buffer adjacent to W. Tenth Street. In addition,
the median along W. Tenth Street will be
landscaped. These project features combine
to create an attractive entry point to this
neighborhood. 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
Town Center Flex 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.
TM 17-01 will create compact townhome lots
at a density of 24+/- du/net acre, and a multi-
family apartment lot that will develop at a
density of 16+/- du/net acre. TM 17-01 will
also create a commercial lot, which will allow
residents to access commercial services via
bicycles and by walking.
In addition, this project will develop the portion
of the Santa Teresa Boulevard trail that abuts
its boundary and the Reservoir Canyon trail.
These trails will provide pedestrian and bicycle
access throughout the Specific plan area.
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. The
proposed map is consistent with this policy.
5.A
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Neighborhood District Policy Consistency: This property is located within the
Glen Loma Ranch Specific Plan Neighborhood District area, and was planned from
the outset to comply 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” sets minimum,
but not maximum, density standards, and provides incentives for projects to
achieve a higher “Target” density of approximately 8 units per acre [ND policy
section 8.1]. The Town Center consists of two residential development areas:
the Multi-family area, which is 5.2 net acres and proposes 125 dwelling units,
for a density of 24+/- du/acre; and a BMR (affordable apartment) site, shown
as Future Development site C1 on the tentative map. This site is 9.6 net
acres and proposes 158 dwelling units, for a density of 16+/- du/acre. Overall,
the neighborhood meets the Neighborhood District Policy’s Target Density.
B) Affordable Housing Requirements: The “Neighborhood District 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 uni ts
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 Specific Plan area.
So far, the City Council has approved 625 units in the Glen Loma Specific
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Plan area through the tentative map process. Approval of this map would
bring that total to 908 units. Two hundred seventy-four (274) units have been
constructed so far within the Specific Plan area, so the developer is still within
Phase 1 of development.
The Town Center BMR site proposes 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 “Neighborhood District 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 iss ue 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 “Neighborhood District 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 includes the following housing types: comp act lots,
traditional lots, single-family attached lots, and multi-family attached. These
housing types will be dispersed throughout the Specific plan area. Staff
believes that the Glen Loma Ranch Specific Plan complies with this
“Neighborhood District Policy” requirement.
Overall, staff believes that the design of the proposed project is consistent with
the “Neighborhood District Policy” criteria.
Santa Clara Valley Habitat Plan Consistency: Development of the Glen Loma
Ranch Specific Plan area is regulated by the Habitat Plan. As 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
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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?
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 Town Center
neighborhood subdivision
improvements utilize a 100-foot
setback to the Reservoir
Canyon riparian corridor. The
location of the riparian corridor
has been determined by the
project biologist and accepted
by state and federal Fish and
Wildlife agencies.
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 Town Center Multi-Family
neighborhood proposes lots
that front onto the adjacent
Reservoir Canyon open space
area. The project will also
provide trail access to this
area.
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 the
Reservoir Canyon trail.
Yes
TCMF/OSS-
2
Provide pedestrian paths
to connect parking, open
space and recreational
The project has been designed
with sidewalks that connect
parking, open space and
recreational facilities. In
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
facilities. addition, the project will
construct the Reservoir Canyon
trail and a segment of the
Santa Teresa trail.
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 Reservoir
Canyon trail abut this
neighborhood. 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 Reservoir
Canyon trail abut this
neighborhood. 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.
The Town Center townhouse
development will have several
open space areas, including a
1.5-acre parcel that will contain
a small orchard, a community
garden, and a picnic area; and
a 0.7-acre parcel that will
contain a linear park and a
children’s play area. The
apartment site will contain
recreational facilities, as well.
These will be reviewed as part
of the architectural and site
review, and will be at least
0.4+/- acre in size.
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
NLS-1 Neighborhoods that lie
adjacent to Santa Teresa
Boulevard shall provide a
fifty-foot (50’) buffer for
acoustical and aesthetic
considerations.
The Town Center
neighborhood will provide at
least a 70-foot setback from the
future Santa Teresa Boulevard
face-of-curb to the living area
of townhomes within this
development; landscaping and
a trail will be constructed within
the setback area. In addition,
homes will face a pedestrian
pathway abutting the trail and
Santa Teresa Boulevard, to
provide a further acoustic and
aesthetic buffer.
Yes
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.
The Town Center
neighborhood will utilize
townhouses, eliminating the
need for soundwalls.
Yes
Applicable Glen Loma Ranch Specific Plan Guidelines
STANDARD REQUIRED PROPOSED CONFORMS?
NLG-3 Interpose homes and
attached units between
Santa Teresa Boulevard
and back yard areas so
the structures provide
shielding for outdoor
noise levels.
The townhouses will face
toward Santa Teresa
Boulevard, shielding outdoor
recreational areas from this
roadway.
Yes
VAG-1 Through streets are
preferred, but loop
streets are permitted to
form interconnecting grid
patterns.
The townhouse portion of the
Town Center neighborhood
proposes private looped streets
that connect to surrounding
through streets within the
Specific Plan area.
Yes
NLG-2 In cases where sound
walls are used, the
The applicant has designed the
subdivision such that homes
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
following measures
should be used:
Breaks and openings
shall be incorporated in
the design of the sound
walls. Locate sound
walls behind berms and/
or landscaping to screen
them from Santa Teresa
Boulevard.
front on Santa Teresa
Boulevard and Tenth Street.
This design has eliminated the
need for soundwalls in this
neighborhood.
NLG-3 Interpose homes and
attached units (like
Townhomes and/or
manor homes) between
Santa Teresa Boulevard
and back yard areas so
that the buildings
themselves provide
shielding for outdoor
noise levels.
The Town Center
neighborhood interposes
townhouses between Santa
Teresa Boulevard and back
yard areas to shield the back
yards from outdoor noise
levels.
Yes
9) Staff Analysis for Tentative Map (TM 17-01): The subject property would create
the 37-lot Town Center subdivision within the Glen Loma Ranch Specific Plan area.
The proposed tentative map would create the parcels for the Luchessa, The Grove,
Rocky Knoll and Canyon Creek neighborhoods. Those neighborhoods would
receive subdivision approval with specific lot layouts through separate tentative
map processes.
While the subject tentative map creates the parcels allowing for future subdivision
of the afore-mentioned neighborhoods, it provides for ultimate mapping of the
Town Center neighborhood, allowing that neighborhood to proceed to the final map
process. Specifically, this tentative map would provide for development of the
Reservoir Canyon trail and would create the following parcels within the Town
Center neighborhood: a 6.7-acre “Flex” parcel that could allow commercial or
mixed-use development; a 1.36-acre fire station parcel; a 9.6-acre BMR (affordable
apartment) parcel; and a 10.5-acre townhouse parcel, including creation of 23
condominium lots. This tentative map staff report focuses on the Town Center
neighborhood, as all of the other neighborhoods require separate tentative map
approval (see attachment B for a project vicinity map).
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 be extended
at the Council’s discretion or by statutory extensions.
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a) Site Layout and Lot Sizes: The Town Center neighborhood is located on
the east side of the Specific Plan area, and is bordered on the north by
Christmas Hill Park; on the east by the Petite Sirah, Luchessa, and The Grove
neighborhoods; on the south by Santa Teresa Boulevard; and on the west by
Reservoir Canyon (see attachment C for reduced plans)..
The following chart summarizes the proposed parcels and land uses:
Land Use Acreage Lot(s)
Future Fire Station Lot 1.36 A1
Trail Lots 0.19 A2 and A3
Private Open Space 8.15 B1-B7
Future Development Area 79.27 C1-C4
Residential 5.2 1-23
Public Streets 6.8 n/a
Private Streets 2 n/a
Totals 102.97 37
The Town Center BMR site will be located at the northeast corner of Miller
Avenue and West Luchessa Avenue, south of Christmas Hill Park. This site is
proposed to be developed with 158 affordable apartment units. See section 6,
“Neighborhood District Policy Consistency” subsection B for a full discussion
of the Specific Plan’s affordable housing requirements. The affordable and
senior units are focused in this area due to the close proximity to commercial
uses, reducing the need for vehicular travel to basic services. In addition, the
close proximity to transit stops (located on W. 10th Street near W. Luchessa)
and trails (the Reservoir Canyon trail and Santa Teresa trail) will allow for
alternative forms of transportation. In accordance with the Glen Loma Ranch
development agreement, the architectural and site review for the town house
units will be approved at a staff level.
The Town Center Flex (commercial/mixed-use) portion of Town Center will be
bordered to the north by the BMR site and to the south by the townhouse site.
The close proximity of the higher-density developments and the commercial
uses promote walkability within this neighborhood, which is further enhanced
by the site’s adjacency to the Reservoir Canyon trail. No development plans
have been submitted for the Flex site; development of this site will be
considered separately through future applications, approved at a staff level.
The fire station site is directly to the west of the Flex site, east of Reservoir
Canyon, and south of the BMR site. The location of the fire station will allow it
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to serve the specific plan area and nearby residential development, but
provides enough separation from residential uses to minimize noise and traffic
conflicts. The fire station is currently undergoing separate architectural and
site review, which will be approved at a staff level. It is unknown when the fire
station will open.
The Town Center Multi-family site is located on the south end of the Town
Center neighborhood, between Santa Teresa Boulevard and Loma Ranch
Street (a new street between the Town Center Flex site and the Town Center
Multi-family site). The subject tentative map will create 23 condominium lots
on which up to 125 townhouse units will be developed. In accordance with
the Glen Loma Ranch development agreement, the architectural and site
review for the town house units will be approve at a staff level.
b) Density: The Town Center consists of two residential development areas:
the Multi-family area, which is 5.2 net acres and proposes up to 125 dwelling
units, for a density of 24+/- du/acre; and a BMR (affordable apartment) site,
shown as Future Development site C1 on the tentative map. This site is 9.6
net acres and proposes 158 dwelling units, for a density of 16+/- du/acre.
Overall, the neighborhood meets the Neighborhood District Policy’s Target
Density.
c) Circulation: The Glen Loma Ranch Specific Plan includes a circulation
system composed of arterial, collector and local roads conne cting 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 Town Center subdivision accord 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 naming of five new private streets (Laguna Seca Lane,
Taawax Lane, Paysar Lane, Ores Way, and Kolkol Way) has been approved
in accordance with the Development Agreement.
Access to the Town Center neighborhood will be provided by Miller Avenue,
West Luchessa Avenue, Tenth Street, and Loma Ranch Street. These public
streets are currently under construction as part of Glen Loma Ranch’s master
infrastructure. In addition, Miller Avenue will be realigned as part of this map
improvement, such that it no longer intersects with Santa Teresa Boulevard.
Instead, Tenth Street will intersect with Santa Teresa Boulevard in the same
location Miller Avenue formerly connected to that street.
d) Open Space: In addition to the specific plan-wide open space discussed in
Attachment A, Glen Loma Ranch Specific Plan Background information,” each
neighborhood is required to provide a “focal point,” a private open space area
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intended to serve only neighborhood residents. In the Town Center
neighborhood, the BMR site and the Multi-family will each have to provide
separate focal points to serve their residents.
The multi-family site proposes five open space lots. These include a 1.5-acre
parcel that will contain a small orchard, a community garden, and a picnic area
bordering the east side of the site; and a 0.7-acre parcel that will contain a
linear park located between lots 12 and 17, and lots 13 and 16, and a
children’s play area at the center of the site.
The Town Center neighborhood Multi-family site builder will be required to
construct the portion of the Class I (paved) Santa Teresa trail that abuts this
property. This trail segment will extend f rom the intersection of West Tenth
Street/Santa Teresa along the entire length of the Town Center multi-family
project frontage. Future segments of this trail will develop as the property west
of the Town Center neighborhood develops.
The Multi-family builder and BMR builder will also construct the portions of the
Reservoir Canyon trail adjacent to their sites. The Reservoir Canyon Trail is a
north-south oriented Class I trail that will connect the Santa Teresa trail to
Christmas Hill Park.
Open Space Maintenance: All open space within the Town Center
neighborhood, the Santa Teresa trail, and the Reservoir Canyon trail will be
maintained by the homeowners’ association.
Trail/Open Space Interface Design: The Town Center neighborhood has
been designed such that homes will front or side onto open space and trail
areas.
e) Sound Attenuation: Homes in the Town Center neighborhood will front onto
surrounding streets, such that the homes will provide sound attenuation. No
soundwalls will be necessary within this neighborhood.
f) Stormwater Treatment Basins: The tentative map shows two detention
basins: one east of parcel C1 (Town Center basin), and one west of parcel C1
(Miller basin). The Town Center basin has already been constructed; the Miller
basin will be constructed by the BMR apartment developer as part of their
improvements. Both basins are needed to serve the Town Center
neighborhood.
g) Abandonment of a Portion of Miller Avenue: In accordance with the specific
plan, an approximate 2,000 foot-long section of Miller Avenue that traverses the
Town Center neighborhood will be abandoned. The abandoned portion of
Miller Avenue will be incorporated into the land area developed as the Town
Center neighborhood.
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Miller Avenue will be realigned to connect with West Luchessa Avenue and will
continue southward, terminating at its intersection with Loma Ranch Street. W.
10th Street will be constructed to carry the traffic that currently travels on Miller
Avenue, and will intersect with Santa Teresa Boule vard at the roundabout
intersection where Miller Avenue currently intersects.
h) Off-Site Improvements: The following off-site improvements would be
developed as part of this tentative map approval: a six-foot high retaining wall
on the Christmas Hill Park site; Luchessa from W. 10th Street to new Miller
Avenue; Loma Ranch Street from W. 10th Street to new Miller Avenue; W. 10th
Street from Santa Teresa Blvd. to W. Luchessa Ave (constructed as part of The
Grove development); Santa Teresa Trail and associated landscaping (along the
Town Center neighborhood frontage); Reservoir Canyon Trail and associated
landscaping.
i) Property Dedications and Easements: The developer will dedicate trail land
to the city for the Santa Teresa trail improvements; the publ ic right-of-way along
W. 10th Street from Santa Teresa Boulevard to West Luchessa Avenue; the
public right-of-way along W. Luchessa Avenue between W. 10 th Street and
Miller Avenue; the public right-of-way along the new Miller Avenue within the
project boundary; the public right-of-way along Loma Ranch Street; and land
required for public services easements.
j) FINDINGS: The following findings can be made in support of the tentative map
request:
i) The proposed Tentative Map is 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
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 E of this
staff report.
10) Gilroy Unified School District: 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, Solorsano Middle School, and Gilroy High School. The
District might construct an additional elementary school within the Glen Loma
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Ranch Specific Plan area in the future, if warranted.
b) District staff expects approximately 71 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 access Las Animas Elementary School, approximately 0.37 miles
from the subdivision, via West Luchessa Avenu e; Ascension Solorsano Middle
School, approximately .9 miles from the subdivision, via Miller, West Luchessa
Avenue, Merlot Drive, and Syrah Drive; and Gilroy High School, approximately
1.2 to 1.5 miles from the subdivision, initially via West Luchessa Avenue, Miller
Avenue, Uvas Park Drive and Tenth Street or via West Luchessa and
Princevalle, and ultimately 0.8 miles via West Tenth Street, across the Tenth
Street bridge.
11) 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 March 30, 2017 and November 16, 2017.
Recommendations of the TAC members have been incorporated into the project
plans and/or are included as recommended conditions in the attached resolution.
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 E).
12) Bicycle Pedestrian Committee (BPC): On October 24, 2017, the applicant
presented the overall specific plan area to the BPC. The presentation had a
special focus on pedestrian and bicycle aspects of the proposal, particular ly
interconnectivity among neighborhoods. The presentation encompassed all
neighborhoods within the specific plan area. The BPC asked questions related to
bicycle storage and parking.
13) 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 February 16, 2018, 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.
14) 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. Attachment A Glen Loma Ranch Specific Plan Background Information
2. Attachment B Vicinity Map
3. Attachment C Reduced Project Plans
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4. Attachment D Recommended Resolution
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Glen Loma Ranch Specific Plan 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 ten
neighborhoods (Home Ranch, Wild Chestnut, Vista Bella, Petite Sirah, Mataro,
Montonico, McCutchin Creek, Palomino, The Grove and Luchessa), totaling 625 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 that includes a city fire station; a potential commercial site on
the northern portion of the Specific Plan area (“Northern Commercial Reserve”); 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 currently contains a eucalyptus grove will be
maintained as part of the open space.
5.A.a
Packet Pg. 24 Attachment: Attachment A Glen Loma Ranch Specific Plan Background Information (1590 : TM 17-01)
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 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 for 453 units (Vista Bella,
Petite Sirah, Mataro, Wild Chestnut, Home Ranch, and Montonico).
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 Mataro neighborhood and one
adjacent to Santiago Court; the City will maintain both parks.
5.A.a
Packet Pg. 25 Attachment: Attachment A Glen Loma Ranch Specific Plan Background Information (1590 : TM 17-01)
The Site5.A.bPacket Pg. 26Attachment: Attachment B Vicinity Map (1590 : TM 17-01)
5.A.cPacket Pg. 27Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 28Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 29Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 30Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 31Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 32Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 33Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 34Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 35Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 36Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 37Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 38Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 39Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 40Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 41Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 42Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 43Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 44Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 45Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 46Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 47Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 48Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 49Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 50Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
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5.A.cPacket Pg. 54Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 55Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 56Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
5.A.cPacket Pg. 57Attachment: Attachment C Reduced Project Plans (1590 : TM 17-01)
RESOLUTION NO. 2018-##
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TM 17-01,
A SUBDIVISION OF A 103+/- ACRE SITE INTO 23 MULTI-FAMILY
CONDOMINIUM LOTS, ON WHICH UP TO 125 TOWNHOUSE UNITS
WILL BE CONSTRUCTED; THREE PARCELS THAT WILL BE
DEVELOPED WITH PUBLIC FACILITIES (A FIRE STATION AND TWO
PUBLIC TRAILS); SEVEN PRIVATE OPEN SPACE LOTS; FOUR LOTS
FOR FUTURE DEVELOPMENT; AND ASSOCIATED PUBLIC AND
PRIVATE STREETS ON PROPERTY LOCATED NORTH OF SANTA
TERESA BOULEVARD, BETWEEN WEST TENTH STREET AND
MILLER AVENUE (APN # 808-18-003 (portion); 808-19-010 (portion),
808-19-022, 808-19-023, 808-19-024 (portion)), 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 103+/- acre site into 23 multi-family
condominium lots, on which up to 125 townhouse units will be constructed; three
parcels that will be developed with public facilities (a fire station and two public trails);
seven private open space lots; four lots for future development; and associated public
and private streets; and
WHEREAS, the subject property is located within the Glen Loma Ranch Specific
Plan area, north of Santa Teresa Boulevard, between West Tenth Street and Miller
Avenue, commonly known as Town Center at Glen Loma Ranch; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the
tentative map (TM 17-01), 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
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
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Packet Pg. 58 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Resolution No. 2018-##
Page 2
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 1 5182, 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
health, safety, and welfare of the citizenry in general and the persons who work, visit or
live in this subdivision in particular.
5.A.d
Packet Pg. 59 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Resolution No. 2018-##
Page 3
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:
PLANNING DIVISION STANDARD CONDITIONS
1. The applicant will be required to mitigate for the removal of significant trees by
obtaining a tree removal permit, which will require replacement of significant
trees, in accordance with the City’s Consolidated Landscaping Policy.
2. The subdivider shall defend, indemnify, and hold harmless the City, its City
Council, Planning Commission, agents, officers, and employees from any claim,
action, or proceeding against the City or its City Council, Planning Commission,
agents, officers, and employees to attack, set aside, void, or annul an approval of
the City, City Council, Planning Commission, or other board, advisory agency, or
legislative body concerning this subdivision. City will promptly notify the
subdivider of any claim, action, or proceeding against it, and will cooperate fully
in the defense. This condition is imposed pursuant to California Government
Code Section 66474.9.
3. The Final Map shall substantially comply with the Tentative Map prepared by
Ruggeri Jensen Azar, dated October 2017 and stamped approved, except as
modified by the City Council's approval of this application and the conditions of
approval.
4. The developer shall submit a copy of the Conditions, Covenants and Restrictions
(CC&Rs) to the Planning Division concurrent with final map submittal.
Homeowners’ Association documentation, Conditions, Covenants and
Restrictions and/or property owner’s Maintenance Agreements shall be approved
by the Planning Division prior to the map being released for recordation.
5. With the exception of lots that received an exemption from the application of the
City's Residential Development Ordinance (RDO) (City Zoning Ordinance
Sections 50.60 et seq.), no building permit shall be issued in connection with this
project if the owner or developer of such development (i) is not in compliance
with the RDO, any conditions of approval issued in connection with such
development, or other City requirements applicable to such development; or (ii) is
in default under any agreement entered into with the City in connection with such
development pursuant to the RDO.
PLANNING DIVISION SPECIAL 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.
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6. 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:
• 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 constructio n
activity at any one time.
7. The applicant shall obtain a Santa Clara Valley Habitat Plan permit from the City
of Gilroy, prior to issuance of a grading permit. The permit shall include all
applicable project conditions (corresponds to EIR Mitigation Measure 4).
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8. 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 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 nes t(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 determ ined 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).
9. 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 biologist 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 determined
by a bat specialist (corresponds to EIR Mitigation Measure 6).
10. 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 even t 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
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.
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• 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 specificat ions 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.
11. Any loss of oak and/or riparian woodland ha bitat 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 habita t, 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).
12. Prior to issuance of grading and/or building permits, subject to the review of the
Gilroy Planning Division, the project applicant shall install siltation fencing, 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).
13. 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
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).
14. 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 wet lands
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
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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 from
development activities (corresponds to EIR Mitigation Measure 15).
15. A schematic lighting plan shall be submitted with each development proposal fo r
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).
16. Prior to approval of a tentative map for each phase of the proposed project
containing or adjacent to preserved natural open space a reas, 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).
17. 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).
18. 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
review and approval by the Gilroy Engineering Division prior to approval of any
building permits (corresponds to EIR Mitigation Measure 20).
19. 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 implemented. 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).
20. 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).
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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).
21. 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).
22. 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).
23. 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
management practices (BMPs) for the reduction of pollutants in storm water to
the maximum extent practicable (corresponds to EIR Mitigation Measure 26).
24. 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 ap proval 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 equipment; 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.
25. Add an eastbound and a westbound left -turn lane on the Fitzgerald and Masten
approaches to the Monterey Road/Masten Avenue intersection, and change the
east-west signal phasing from split phasing to protected phasing (corresponds to
EIR Mitigation Measure 30).
This intersection is within the City of Gilroy’s Transportation Master Plan and
therefore, impact fees are collected for improvements at this intersection.
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Therefore, implementation of this mitigation measure is the responsibility of the
project proponent, prior to issuance of the first building permit. Payment of the
Traffic Impact Fee shall satisfy this mitigation measure.
26. Prior to the first building occupancy in the third phase of the Gle n Loma 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 defe rred until the first
occupancy permit in Phase 3.
27. Due to the possibility that significant buried cultural resources might be found
during construction, the following language shall be included on any permits
issued for the project site, including, but not limited to building permits for future
development, subject to the review and approval of the Gilroy Planning Division
(corresponds to EIR Mitigation Measure 45):
If archaeological resources are discovered during construction, work shall be
halted within 50 meters (165 feet) of the find until a qualified professional
archaeologist can evaluate it. If the find is determined to be significant,
appropriate mitigation measures shall be formulated and implemented.
28. In the event of an accidental discovery or re cognition of any human remains in
any location other than a dedicated cemetery, the City shall ensure that this
language is included in all permits in accordance with CEQA Guidelines section
15064.5(e), subject to the review and approval of the City of Gil roy Planning
Division (corresponds to EIR Mitigation Measure 46):
If human remains are found during construction 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
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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 Commission 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 rejects the
recommendation of the descendent, and the mediation by the Native American
Heritage Commission fails to provide measures acceptable to the landowner.
29. Residential fire sprinklers shall be installed in all residences within the specific
plan area over 3,000 square feet, including single -family and multi-family town
homes or apartments, and residential clusters with more than 25 units that lack
secondary access. Residential fire sprinklers shall be installed prior to
occupancy. Prior to approval of future development projects within the specific
plan area, the City Fire Marshal may require that all residences have residential
fire sprinkler systems, regardless of conditions stated above, especially if streets
are narrow, buildings are closely spaced, emergency response time is not met,
there is inadequate fire flow, building are ad jacent to natural areas, or other
conditions exist that could hinder the ability of the City of Gilroy Fire Department
to perform fire suppression acts in such case they would be needed. The
sprinklers shall be designed and installed in accordance with City of Gilroy Fire
Department policies (corresponds to EIR Mitigation Measure 50).
30. Prior to final map approval, the developer shall reduce the height of the north
boundary retaining wall to a maximum height of six (6) feet, in accordance with
“Conceptual North Boundary Retaining Wall Exhibit” dated January 2018 .
31. Prior to final map approval, the developer shall enter into a property improvement
agreement to maintain the north boundary wall, subject to review and approval
by the planning and engineering divisions.
ENGINEERING DIVISION CONDITIONS
32. 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.
33. 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 all 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.
34. 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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35. 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.
36. GENERAL - All existing utility poles shall be removed, and all utilities placed
underground. No new poles are allowed.
37. 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 and no trees or deep rooted shrubs are
permitted within City utility easements, where the easement is located within
landscape areas.
38. GENERAL - Prior to any work within public right of way or City easement, the
developer shall obtain an encroachment permit from the City.
39. 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), Sanitary Sewer Easement
(SSE), and Emergency Vehicle Access Easement (EVAE).
40. GENERAL - The developer shall submit an AutoCAD file civil 3D release of in a
CD of all consultants composite basemap linework showing all pub lic
improvements and utility layouts.
41. GENERAL - The approved construction schedule shall be shared with Gilroy
Unified School District (GUSD) to avoid traffic impacts to surrounding school
functions. Work done during the time school is in session shall be limited to the
hours requested by GUSD. An approved construction information handout(s)
shall also be provided to GUSD to share with school parents.
42. FEE - The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and
Public Facilities Development Impact Fees. Payment of Street Tree and Storm
Development Impact Fees is required at first building permit issuance. Sewer, Water,
Traffic, and Public Facilities Development Impact Fees are due prior to building
occupancy. Note that there will be a fee increase beginning 7/1/2018.
43. FEE - At improvement plan submittal, Developer shall submit an estimate of the
probable cost of improvements and shall pay 40% of the plan check and inspection fees.
44. FEE - Prior to improvement plan approval, Developer shall pay the remaining 60% of the
plan check and inspection fees and other related fees that the property is subject to,
enter into a property improvement agreement, and provide payment and performance
bonds.
45. 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. 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 altered
by the development. The developer shall satisfy the conclusions and recommendations
of the approved drainage study and storm water management plan.
46. GRADING & DRAINAGE - All grading activity shall address National Pollutant Discharge
Elimination System (NPDES) requirements. If all or part of the construction occurs
during the rainy season, 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 Improvement Plan
approval.
47. 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.
48. GRADING & DRAINAGE - Prior to building permit issuance, the applicant’s soils
engineer shall review the final grading 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.
49. 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 included in the Improvement Plans and shall be approved prior to
grading permit issuance.
50. TRANSPORTATION - The Project shall comply with all the traffic mitigation measures
identified in the project’s Traffic Study.
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51. TRANSPORTATION - Developer shall submit final photometric plans prior to first
building permit issuance.
52. TRANSPORTATION - Developer shall install all joint trench to have (4) dedicated 11/2”
SCH 80 PVC conduit for City Fiber Optic need in a quad duct arrangement along public
streets. Quad duct shall be per City STD EL-11.
53. 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.
54. TRANSPORTATION - Final streetlight locations shall be to the satisfaction of the City
Transportation Engineer and shall follow City standards.
55. TRANSPORTATION - Developer shall design driveway grades to keep the automobile
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.
56. 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.
57. FINAL MAP – Prior to or concurrent with final map recordation developer shall vacate
the portion of Miller Avenue and all the related easements and utilities within the existing
Miller Avenue right of way.
58. 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. Miller Avenue street and related utilities,
B. Construction of W. Luchessa Avenue extension, and related utilities,
C. Construction of W. Tenth Street extension, and related utilities,
D. Proposed Loma Ranch Street construction, and related utilities,
E. W. Luchessa and Miller Avenue Roundabout design and construction, and related
utilities,
F. W. Tenth and Loma Rach Street Roundabout design and construction,
G. Extension of the exiting utilities and installation of new utilities, including but not
limited to, water, sewer and storm drain main lines, services and related facilities,
H. Landscaping and trees along all public street frontages, including the proposed
roundabouts and median islands. All improvements must be built to the city
Engineer’s satisfaction, and accepted by the City prior to issuance of any first
certificate of occupancy for the project.
59. PUBLIC IMPROVEMENTS – Prior to building permit issuance, developer shall execute a
public improvement agreement and post Payment and Performance bonds each for
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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.
60. 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.
61. PUBLIC IMPROVEMENTS – The developer shall slurry all new public streets prior to
project
62. 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, the
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.
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:
5.A.d
Packet Pg. 71 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Resolution No. 2018-##
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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.
63. 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.
64. UTILITIES - All service 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 for City approval prior to
installation.
65. UTILITIES - All proposed surface-mounted hardware (fire hydrants, electroliers, etc.)
along the public streets shall be located outside of the sidewalk within the proposed
Public Utility Easement in accordance with the requirements of the City Engineer or,
where applicable, the Fire Chief.
66. UTILITIES - The developer shall provide and install the appropriate facilities, conduit,
junction boxes, etc., to allow for installation of a fiber optic network within the
development.
67. 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
5.A.d
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Resolution No. 2018-##
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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.
68. UTILTIES - Joint trench composite plans shall be approved prior to start of construction
or as otherwise determined by the Public Works Director/City Engineer. One hard copy
and a electronic copy of the approved/stamped PG&E Joint Trench Composite Plans
shall be submitted to the Engineering Division. Should there be a delay in obtaining the
PG&E-approved joint trench plans, the Developer will not be allowed to commence joint
trench work.
69. 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.
70. UTILITIES - Storm and sewer lines in private areas shall be privately owned and
maintained by the HOA, unless approved by the Public Works Director.
71. Prior to any construction of the dry utilities in the field, the following will need to be
supplied to the City:
i. A professional engineer-signed and PG&E-approved original electrical plan.
ii. 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.
72. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall have
traffic rated boxes and lids.
73. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities as
directed by the Public Works Director.
74. 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.
75. UTILTIES - The Developer/Applicant shall obtain a SCVWD permit for any new recycled
water mains connected to the existing Gilroy Water Reclamation Facility system.
76. UTILTIES – All recycled water system improvements, including appurtenances, be
located within a PSE, to ensure that all existing portions of the recycled water system be
located in a PSE.
77. 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
5.A.d
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Resolution No. 2018-##
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State of California’s Water Board. This ordinance established permanent voluntary water
saving measures and temporary conservation standards.
78. WATER - All construction water from fire hydrants shall be metered and billed at the
current hydrant meter rate.
79. 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.
80. 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.
81. WATER - The Developer shall perform field verification testing of the water system and
will modify any part of the systems that does not perform to the standards established by
the City.
82. 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.
83. 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
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.
84. 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.
85. 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.
5.A.d
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Resolution No. 2018-##
Page 18
86. GENERAL CONSTRUCTION – Prior to Final Map approval, the Developer/Applicant
shall submit a proposed construction phasing and schedule for approval by the City
Engineer. Schedule format shall be Microsoft Prospect, and shall identify the scheduled
critical path for the installation of improvements. The schedule shall be updated weekly.
87. 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.
88. 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.
89. 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.
90. GENERAL CONSTRUCTION - All public improvements, including the complete
installation of all improvements relative to streets, fencing, sanitary sewer, storm
drainage, water system, underground utilities, etc., shall be completed and attested to by
the City Engineer before approval of occupancy of any unit. Where facilities of other
agencies are involved, such installation shall be verified as having been completed and
accepted by those agencies.
91. 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 will apply additional construction period restrictions,
as necessary, to accommodate standard commute traffic along arterial roadways and
along school commute routes.
92. 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.
93. NOTICING - At least one week prior to commencement of work, the Developer shall post
at the site and mail to owners of property within (300') three hundred feet of the exterior
boundary of the project site, to the homeowner associations of nearby residential
projects and to the Engineering Division, 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.
5.A.d
Packet Pg. 75 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Resolution No. 2018-##
Page 19
The names of individuals responsible for dust, noise and litter control shall be expressly
identified in the notice.
94. 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).
95. MONUMENTS – All monuments shall be set per the recorded final map. A certificate
letter
96. 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.
97. 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.
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.
98. The applicant shall maintain Fire Department access during all phases of the project.
99. The applicant shall maintain a minimum clear width for fire department access roads of
20 feet (6,096 mm).
100. When parking is permitted on streets, in both residential/commercial applications, it shall
conform to the following:
a. Parking is permitted on both sides of the street with street widths of 36 feet or
more.
b. Parking is permitted on one side of the street with street widths of 28 to 35 feet.
c. No parking is permitted when street widths are less than 28 feet.
101. The applicant shall maintain access to fire hydrants during all phases of the project.
102. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure.
103. Street Hydrants shall be spaced every 300 ft, and within 150 ft of any building.
104. Offsite improvement plans shall provide Fire Hydrants per the City Standard.
105. Hydrants shall be installed prior to commencement of construction with combustible
materials.
5.A.d
Packet Pg. 76 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Resolution No. 2018-##
Page 20
106. Fire Department access shall be phased in accordance with an approved construction
phasing plan.
PASSED AND ADOPTED this 1st day of March 2018 by the following roll call vote:
AYES:
NOES:
ABSENT:
ATTEST: APPROVED:
_______________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
5.A.d
Packet Pg. 77 Attachment: Attachment D Recommended Resolution (1590 : TM 17-01)
Modified Date:
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)
7/31/14 USA 14-02 (#14070058)
8/31/16 AS 16-19 (#16080053)
9/1/16 Z 17-03 (#16080006)
AS 17-12 (#17030051)
TM 17-01 (#17030052)
Z 17-02 (#17030053)
AS 17-14 (#17030074)
TM 17-02 (#17030075)
AS 17-24 (#17070019)Proposed BE
HP 17-02 (#17070020)Proposed ML (DJP)
AS 18-03 (#18010024)
Z 18-01(#18010025)
TM 18-01(#18010026)
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
7 7/17/12 USA 12-01 (#12070023)Wren Investors, Developer
Phone: 408-779-3900 Vickery & Kern Avenues USA of approximate 49 acres On Hold MAD
8 11/12/13 AS 13-33 (#13080011)Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102 10th St. and Alexander St. Under Construction DB
9 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 Plan Check MAD MND
10 10/28/14 AS 14-41 (#14100051)Alexis Gevorgian, Applicant
Phone: 818-380-2600 Monterey Rd. and Ervin Ct.4-story, 75-unit affordable senior apartment complex Approved VN MND
11 1/29/15 AS 15-01 (#15010052)Standard Pacific Homes, Applicant
Phone: 925-730-1340
Bounded by Greenfield Drive, Santa Teresa
Blvd, and West Luchessa Ave;
145 single-family homes within the Glen Loma Ranch Specific
Plan (GLRSP) Vista Bella neighborhood Under Construction MAD X
12 3/18/15 AS 15-09 (#15030037)Brookfiled Residential, Applicant
Phone: 925-743-8000
Bounded by De Anza Pl, Lopez Way, West
Tenth St, and Charles Lux Dr
51 single-family homes and a neighborhood park within the
GLRSP Mataro neighborhood Under Construction MAD X
13 3/18/15 AS 15-11 (#15030055)Brookfiled Residential, Applicant
Phone: 925-743-8000
Bounded by Cimino St, West Luchessa Ave,
West Tenth St, and Charles Lux Dr
77 single-family homes and a private open space area within
the GLRSP Petite Sirah neighborhood Under Construction MAD X
14 4/3/15 AS 15-14 (#15040004)SV Affordable Investors, Applicant
Phone: 408-607-0777
Northwest corner of Cohansey Ave. and
Monterey Rd.
Harvest Park Apartments Phase I: 66 unit low-income
apartment Under Construction MAD IS/MND
15 4/3/15 AS 15-15 (#15040005)SV Affordable Investors, Applicant
Phone: 408-607-0777
Northwest Corner of Cohansey Ave. and
Wren Ave.
Harvest Park Apartments Phase II: 32 unit low-income
apartment Under Construction MAD IS/MND
16 6/5/15 AS 15-24 (#15060011)Calatlantic Homes, Developer
Phone: 925-383-4286 8450 Wren Ave.70 single-family residence Under Construction TWA IS/MND
17 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
February 23, 2018
PLANNING CURRENT PROJECT LIST
Residential Projects Involving Single Application
BE
9/9/16
6 1/16/18 Hecker Pass North, LLC, Developer
Phone: 408-836-9290 Hecker Pass (APN:783-04-023)73 SFR lots, 7 common spaces, and public and private streets
by establishing a new PUD overlay Proposed
Adam Hudson, Developer
Phone: 408-271-0500 First Street and Kern Avenue5 4-story, 120-unit apartment on an approximately 148,456 lot
3
4 Meritage Homes, Developer
Phone: 707-359-2038 Third Street SP (EMC)
9/4/16
9/7/16
Tim Filice, Developer
Phone: 408-847-4224
9-lot SFR subdivision within Hecker Pass Special District
(HPSD)Proposed
North of Santa Teresa Blvd Proposed125-unit townhomes at GLR Town Center Multi-Family Area MAD
Residential Projects Involving Multiple Applications
2
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 MADOn Hold1
Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102 8955 Monterey Rd 78-unit apartment complex with new 4,600 commercial space MADProposed
9.A
Packet Pg. 78 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
18 02/05/16 Z 16-02 (#16020011)Meritage Homes, Developer
Phone: 707-359-2038 Hecker Pass Hecker Pass Specific Plan Amendment #6 Proposed TWA (EMC)
19 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 Proposed BE
20 08/19/16 AS 16-31 (#16080033)Steve Gibson, Developer
Phone: 408-710-7772 2262 Columbine Ct Single Family Hillside Home Proposed JH (Rincon)X
21 08/22/16 AS 16-32 (#16080034) Meritage Homes, Developer
Phone: 707-359-2038 2730 Lone Oak Court 73 single-family residence Under Construction SP (EMC)
22 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
23 10/25/16 AS 16-47 (#16100026)Walid Nazzal, Architect
Phone: 408-772-6096 8755 Wild Iris Dr.Single Family Hillside Home Proposed JH (Rincon)X
24 02/28/17 AS 17-07 (#17020041)Stephen Machado, Developer
Phone: 408-781-6451 7224 Church St.New 2,008 SF duplex home Proposed JH (Rincon)X
25 03/21/17 AS 17-13 (#17030062)James Baldwin, Architect
Phone: 408-448-2012 1820 Carob Ct.Single-Family Hillside Home Proposed JH (Rincon)X
26 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
Approved on
12/13/17 JH (Rincon)X
27 04/03/17 AS 17-16 (#17040001)D & Z Design, Architect
Phone: 408-778-7005 2140 Hollyhock Ln Single-Family Hillside Home Proposed JB X
28 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 Proposed JH (Rincon)X
29 04/26/17 AS 17-19 (#17040037)Alexander Angkawijaya, Architect
Phone: 408-431-2952 8735 Wild Iris Dr.Single-Family Hillside Home Proposed JH (Rincon)X
30 9/12/17 AS 13-26 (#13090024)Meritage Homes, Developer
Phone: 707-359-2038 Cohansey and Monterey Rd Cohansey Bridge Addendum Initial Study/Negative Declaration Proposed MAD MND
31 10/25/17 AS 17-34 (#17100048)D & Z Design, Architect
Phone: 408-778-7005 2282 Gunnera Ct.Single-Family Hillside Home Proposed JB X
32 10/25/17 AS 17-35 (#17100050)Cameron Waston, Developer
Phone: 408-690-3037 8565 Strawberry Ln Single-Family Hillside Home Proposed JB X
33 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 Proposed MAD
34 01/17/18 AS 18-04 (#18010027)D & Z Design, Architect
Phone: 408-778-7005 8955 Mimosa Ct.Single-family hillside home Proposed JL X
35 01/18/18 HP 18-01 (#18010033)RJA: Christ Patton, Applicant
Phone: 408-848-0300
North of Santa Teresa Blvd (APN: 808-19-010
& 808-19-024)HCP application for Grove neighborhood in GLM: 113 SFR Proposed DJP X
36 01/18/18 HP 18-02 (#18010034)RJA: Christ Patton, Applicant
Phone: 408-848-0300
Southwest of of Santa Teresa Blvd (APN: 808-
18-003 & 808-19-006)HCP application for Miller realignment in GLR Proposed DJP X
37 01/25/18 TM 13-03 ((#13040049)RJA: Christ 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 Proposed MAD X
38 02/01/18 AS 18-05 (#18020002)RJA: Christ 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 Proposed MAD X
39 02/09/18 HP 18-03 (#18020013)RJA: Christ Patton
Phone: 408-848-0300 Monterey Rd & Ervin Ct HCP application for Gateway Apartments: 75-unit affordable
senior housing Proposed DJP X
40 02/16/18 AS 18-06 (#18020025)D & Z Design, Architect
Phone: 408-778-7005 9175 Tea Tree Way Single Family Hillside Home Proposed JL X
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
08/31/16 AS 16-38 (#16080053)
09/01/16 CUP 16-04 (#16080006)
Commercial Projects Involving Multiple Applications
2256 Coral Bell Ct Installation of a new AT&T wireless antenna facilityPaul Strom, Applicant
Phone: 734-812-8741 Proposed SK41
9.A
Packet Pg. 79 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
09/11/16 AS 17-25 (#17070046)Proposed BE
09/11/16 M 17-07 (#17050003)Proposed Hexagon
09/11/16 HP 17-04 (#17070047)Proposed ML (DJP)
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
43 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 Under Construction VN IS/MND
44 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 5/26/18 SO X
45 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 Proposed BE X
46 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
Approved on
12/13/17 CS (Rincon)X
47 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 Proposed TWA (EMC)
/MAD IS/MND
48 03/24/17 AS 17-03 (#17020027)Mobilitie, Applicant
Phone: 209-470-0861 7381 Eigleberry St.Antennas installation on an existing utility pole within public
right-of-way
Approved on
12/22/17 JL X
49 4/17/2017 AS 17-17 (#17040010)Mobilitie, Applicant
Phone: 209-470-0861 601 Leavesley Rd Antennas installation on an existing utility pole within public
right-of-way
Approved on
12/22/17 JL X
50 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 Proposed BE X
51 08/04/17 AS 17-26 (#17080010)MBL & Sons, Inc., Applicant
Phone: 408-410-6990 11 First St. 5,388 SF PV solar carport on an existing parking
lot Under Construction JB X
52 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 JB X
53 10/25/17 DUP 17-03 (#17100049)Jeso Greg, Developer 7373 Monterey Rd Brewery pub with eating establishment Proposed JB X
54 11/08/17 AS 17-36 (#17110006)Leah Hernikl, Applicant
Phone: 408-799-1182 8091 Swanston Ln Wireless monopole upgrades Approved on 1/5/18 JL/SK X
55 11/14/17 DUP 17-04 (#17110012)Eric Ingram, Applicant
Phone: 408-482-1462 7419 Monterey Rd Micro-brewing and tasting Proposed JL X
56 01/09/18 AS 18-02 (#18010014)Anna Doan, Applicant
Phone: 909-467-8914 727 1st St.McDonald's restaurant remodel Proposed JB
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
08/24/17 GPA 17-01 (#17080047)Convertion of the Silacci cut-through road to be a cul-de-sac JR (EMC)
01/09/18 AS 18-01 (#18010011)Two single-story warehouse buildings totaling 173,740 SF BE
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
58 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 JB X
59 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 Proposed BE X
Commercial Projects Involving Single Application
Industrial Projects Involving Multiple Applications
Chris Vanni, Applicant
Phone: 408-847-919042 Northwest of First Street and Kelton Avenue Approximat12,000 SF commercial complex
Industrial Projects Involving Single Application
57 McCarthy Gilroy LLC, Developer
Phone: 408-356-2300 6503 Cameron Blvd & 1001 Ventura Way Proposed
9.A
Packet Pg. 80 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
60 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 Plan Check BW (Kimley-
Horn)/MAD X
61 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 Plan Check SR (EMC)/SO EIR
62 03/06/17 AS 17-08 (#17030017)Gilroy Storage LLC, Developer
Phone: 530-886-8558 6500 & 6700 Cameron Blvd. 40,125 SF additions to an existing self-storage facility Proposed BE X
63 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 Proposed JB X
64 03/09/17 AS 17-04 (#17020009)Steve Devich, Architect
Phone: 650-308-5278 205 Mayock Rd.10,000 SF addition to an existing industrial building Plan Check CS
(Rincon)/BE X
65 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 Proposed BE X
66 10/11/17 AS 17-33 (#17100019)Robert DeGrasse, Applicant
Phone: 209-575-1415 8333 Swanston Ln 15,800 SF addition to an existing Germains
Seed inddustrial building
Approved on
2/9/2018 SP (EMC)X
ID DATE
FILED
FILE
NUMBER APPLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
A 12/2/15 Z 15-11 (#15120003)City Development Standards Review Proposed DB
B 7/13/13 GPA 13-02 (#13100001)City New General Plan Proposed SK
C 12/2/15 GPA 15-02 (#15120002),
Z 15-12 (#15120004)City High Speed Train Station Area Plan Proposed DB/KA
D 12/2/13 City Affordable Housing Policy Proposed SK
E City Sportspark Annexation On Hold RT
F 12/2/15 Z 15-13 (#15120005)City Color Palette Ordinance On Hold RT
G 12/2/15 Z 15-14 (#15120006)City Updates to Landscape requirements - MWELO Proposed
H 12/14/15 Z 15-16 (#15120033)City Zone Text Amendment - Administrative Hearing
Process Proposed SO
I 5/6/16 M 16-06 (#16050019)City Window Replacement for Historic Building On Hold RT
J 9/2/16 M16-10 (#16090007)City CEQA analysis of 10th Street bridge project Proposed MAD
K 3/22/17 M 17-06 (#17030071)City First Street Bike/Pedestrian Study Proposed SK
L 5/23/17 M 17-08 (#17050039)City Wayfinding Signs On Hold RT
M 8/9/17 Z 17-04 (#17080014)City Economic Development Incentives Ordinance
Amendment Proposed SO
N 8/16/17 Z 17-05 (#17080026)City Wireless Telecommunication Facilities Ordinance
Amendment Proposed SK
O 8/16/17 Z 17-06 (#17080027)City Accessory Dwelling Unit Ordinance Amendment CC Approved on
1/8/18 JB
P 8/25/17 M 17-14 (#17080051)City Status of Development Process Updates Proposed SO
Q 10/13/17 Z 17-07 (#17100024)City Comply with State law pertaining to recreation
marijuana use Proposed SO
R 11/9/17 Z 17-08 (#17110009)City Landscape Ordinance Update Proposed SK
City Ordinance Amendment, Policy Amendment & Other Projects
9.A
Packet Pg. 81 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
S 1/9/18 M 18-01 (#18010019)City Santa Clara Valley Agricultural Plan Proposed SK
T 1/24/18 M 18-02 (#18010039)City Parklet policy Proposed JB
U 2/16/18 M 18-03 (#18020022)City 2017 General Plan Annual Report Proposed SK
RECENT ACTION TAKEN
NEW PROJECTS
TM = Tentative Map KA = Kristi Abrams 408-846-0451
TUP = Temporary Use Permit Kristi.Abrams@cityofgilroy.org
USA = Urban Service Area Amendment JB = Jessie Bristow, 408-846-0214
V = Variance Jessie.Bristow@cityofgilroy.org
Z = Zone Change MAD = Melissa Durkin, 408-846-0451
EIR = Environmental Impact Report Melissa.Durkin@cityofgilroy.org
A-EIR = Environmental Impact Report
Addendum
MND = Mitigated Negative Declaration
X = Exempt from CEQA (California
Environmental Quality Act) or a project BE = Brad Evanson, RGS SDS = Stacey De Shazo, Evans & De Shazo
In Process = Application submitted,
being evaluated for completeness 408-846-0439 or Brad.Evanson@cityofgilroy.org 707-812-7400 or stacey@evans-deshazo.com
Incomplete = Application reviewed,
deemed incomplete (missing information)JC = Jim Carney, RGS
Complete = Application reviewed, deemed
complete (all information submitted) 408-846-0209 or Jim.Carney@cityofgilroy.org 408-248-3500, or mlisenbee@davidjpowers.com
SP = Stuart Poulter, EMC Planning Group CS = Christy Sabdo, Rincon Consultants, Inc.
831-649-1799, #216 or poulter@emcplanning.com 831-920-5423 or csabdo@rinconconsultants.com
TWA = Teri Wissler Adam, EMC Planning Group JH = Jerry Hittleman, Rincon Consultants, Inc.
831-649-1799 #203 or wissler@emcplanning.com 805-644-4455 or jhittleman@rinconconsultants.com
RJ = Richard James, EMC Planning Group
831-649-1799, # 206 or james@emcplanning.com
ML = Michael Lisenbee, David J. Powers &
Associates
Planning Staff
Contract Planner
SK = Stan Ketchum, 408-846-0451
Stan.Ketchum@cityofgilroy.org
JL = Jia Liu, 408-846-0471
Jia.Liu@cityofgilroy.org
Sue O'Strander, 408-846-0219
Sue.OStrander@cityofgilroy.org
SPE = Small Project Exemption
A = Annexation
AS = Architectural & Site
AHE = Affordable Housing Exemption
CUP = Conditional Use Permit
DSPE = Downtown Specific Plan Exemption
DTSUP = Downtown Special Use Permit
GPA = General Plan Amendment
HP = Habitat Plan Permit
M = Miscellaneous
MD = Minor Deviation
RDO = Residential Development Ordinance
Planning Applications
9.A
Packet Pg. 82 Communication: Current Planning Projects (report attached) (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
1/25/18 James Chamberlin 755 Gettsyburg Way Office for Appliance Installation
01/29/18 Maria Munoz 464 Fellom Ct Office for Handyman Services
01/30/18 Hui Sun Wang 2105 Hollyhock Lane Office for Property Management Services
02/02/18 Hilary Little 7559 Stewart Dr. Office for Instructional Services
02/06/18 Lynn Camacho-Light 1229 Willow Ct. Office for Landscaping Design
02/06/18 Bruce Magee 771 Carla Way Office for Event Planning Consultation
02/07/18 Robert Wendr 1243 Blue Parrott Ct. Office for Vacuum Parts Sales Office
02/09/18 Ignacio Magana 7660 Rea Street Office for Retail Sales
02/09/18 Jaime Venegas 7205 East St. #A Office for Handyman Services
2/12/18 Monica Sabedra 155 Bennett St. Office for Event Services
02/20/18 Rosalie Savella 7926 Westwood Dr. D215 Office for CPR Training
02/21/18 Avelardo Solis 1425 Mantelli Dr. Office for Online Retail Sales
02/22/18 Minnie Nguy 2710 Club Dr. Office for Online Retail Sales
9.B
Packet Pg. 83 Communication: Planning Staff Approvals (report attached) (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 File No. Applicant Address Project Description
Date
Approved File No. Applicant Address Project Description
02/09/18 AS 17-33 Robert DeGrasse 8333 Swanston Lane
15,800 SF addition to an existing
Germains Seed Industry Bld.
AS 17-04 Steve Devich 205 Mayock Ct Remodel for 10,000 SF added
9.B
Packet Pg. 84 Communication: Planning Staff Approvals (report attached) (INFORMATIONAL ITEMS)