HomeMy WebLinkAbout05/17/2018 Planning Commission - Special Meeting Agenda Packet
Special Planning Commission Agenda
May 17, 2018 6:30 P.M.
CITY COUNCIL CHAMBERS, CITY HALL
7351 Rosanna Street, Gilroy CA
PLANNING COMMISSION MEMBERS
Chair: Tom Fischer: tom.fischer@cityofgilroy.org Sam Kim: sam.kim@cityofgilroy.org
Vice Chair: Casey Estorga:
casey.estorga@cityofgilroy.org
Sue Rodriguez: sue.rodriguez@cityofgilroy.org
Rebeca Armendariz: rebeca.armendariz@cityofgilroy.org Rebecca Scheel: rebecca.scheel@cityofgilroy.org
Steve Ashford: steve.ashford@cityofgilroy.org
Pursuant to Government Code Section 54956, at a Special Meeting, comments by the public will be
taken only on those items on the agenda. Persons speaking on any matter are asked to state their name
and address for the record. Public testimony is subject to reasonable regulations, including but not limited to
time restrictions on particular issues and for each individual speaker. A minimum of 12 copies of materials
should be provided to the Clerk for distribution to the Commission and Staff. Public comments are limited to no
more than 3-minutes, at the Chair’s discretion.
In compliance with the American Disabilities Act (ADA), the City will make reasonable arrangements to ensure
accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the
City Clerk 72 hours prior to the meeting at (408) 846-0491. A sound enhancement system is available in the
City Council Chambers.
If you challenge any planning or land use decision made at this meeting in court, you may be limite d 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
REMOTE PARTICIPANT per Government Code
Section 54953 (b) (1)
Commissioner Sue Rodriguez
Remote Location: 2510 Greensborough Circle,
Highlands Ranch, CO 80129
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 April 19, 2018
IV. PUBLIC HEARINGS
A. Convert a planned cut through collector street into a cul-de-sac at Silacci Way,
south of Holloway Road. The 2020 General Plan Circulation Plan Map shows
Silacci Way as a collector street running from Pacheco Pass Highway (State
Route 152) to Venture Way. Therefore, the general plan will need to be amended
to revise this map.
1. Staff Report: Sue O'Strander, Interim Development Center Manager
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, modify, or
deny GPA 17-01 (Staff recommends approval of this request) (Roll Call Vote)
B. Variance (V 18-01), Tentative Map (TM 17-02), and Architectural and Site Review
(AS 17-04) request for a 2.23-acre residential site located along Third Street within
the East Residential Cluster of the Hecker Pass Specific Plan area. The
applications support development of the residential site with a cul-de-sac
neighborhood, referred to as Heartland Triangle, to include 9 single-family
residential lots, public landscaped areas along Third Street, and a public street.
The residential lots vary in size from 3,800 SF to 20,200 SF with the buildable
square footage ranging from 3,300 SF to 9,100 SF. A variance from Hecker Pass
Specific Plan setback and lot size requirements is requested to accommodate a
zipper lot configuration for the nine lots.
1. Staff Report: Sue O'Strander, Interim Development Center Manager
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Motion to recommend that the Planning Commission:
1) Consider and recommend that the City Council adopt the Mitigation Monitoring and
Reporting Program prepared for the project, based on findings required by the
California Environmental Quality Act (CEQA); and
2) Adopt a resolution approving the Variance (V 18-01) as requested, subject to certain
findings and conditions; and
3) Adopt a resolution recommending that the City Council approve the Tentative Map
(TM 17-02) as requested, subject to certain findings and conditions; and
4) Adopt a resolution recommending that the City Council approve the Architectural and
Site Review (AS 17-14) as requested, subject to certain findings and conditions.
(Roll Call Vote)
C. Z 18-01 (zone change for a PUD) requests approval of a Zoning Amendment to
establish a Planned Unit Development for this 22.44 acre site, commonly known
as the Hecker Pass North Residential Cluster. The project is located within the
Hecker Pass Specific Plan area, north of Hecker Pass Highway and immediately
east of the Gilroy Municipal Golf Course (APN 783-04-023). TM 18-01 (tentative
map) requests approval of a subdivision consisting of 72 single-family residential
lots, 7 open space parcels, 2 private street parcels, and 2 public street parcels.
AS 18-03 (architecture and site review) requests approval of the architectural
details and site improvements associated with the development of a 72 unit
single-family residential subdivision.
1. Staff Report: Brad Evanson, Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Due to a noticing error, this item will be discussed at the June 7, 2018 Planning
Commission Meeting.
D. Consideration of Text Amendments to Zoning Ordinance Section 19.10 (c)(2) and
Downtown Specific Plan Chapter V Land Use Page 55 to Page 60, to temporarily
allow ground floor office uses by right in area north of 4th Street and south of 6th
Street within the Downton Historic District (DHD). The temporary allowance is for
a period of two years.
1. Staff Report: Pamela Wu, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
Recommend City Council approve the proposed amendments to the Zoning
Ordinance and Downtown Specific Plan allowing ground-level office uses by right
within the Downtown Historic District areas north of 4th Street and south of 6th Street.
V. ADJOURNMENT to the Next Meeting of June 7, 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
Planning Commission
Regular Meeting
of
APRIL 19, 2018
I. PLEDGE OF ALLEGIANCE
Chair Fischer calleed the meeting to order at 6:30 p.m., and led the pledge of allegiance.
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
Attendee Name Title Status Arrived
Rebeca Armendariz Vice Chair Absent
Steve Ashford Planning Commissioner Present 6:36 PM
Casey Estorga Planning Commissioner Present 6:22 PM
Sam Kim Planning Commissioner Absent
Susan Rodriguez Planning Commissioner Late 6:49 PM
Rebecca Scheel Planning Commissioner Present 6:15 PM
Tom Fischer Chair Present 6:21 PM
III. APPROVAL OF MINUTES
A. Meeting Minutes of March 1, 2018
The Meeting Mintues of March 1, 2018 were approved.
Chair Fischer moved to approve the meeting minutes; seconded by Vice Chair Estorga.
Roll call: Fischer, Estorga, Ashford, Rodriguez, Scheel
Absent: Armendariz, Kim
RESULT: ANNOUNCED
IV. PRESENTATION BY MEMBERS OF THE PUBLIC
None.
V. PUBLIC HEARINGS
A. Convert a planned cut through collector street into a cul-de-sac at Silacci Way, south
of Holloway Road. The 2020 General Plan Circulation Plan Map shows Silacci Way as
a collector street running from Pacheco Pass Highway (State Route 152) to Venture
Way. Therefore, the general plan will need to be amended to revise this map.
1. Staff Report: Sue O'Strander, Interim Development Center Manager
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, modify, or deny
GPA 17-01 (Staff recommends approval of this request) (Roll Call Vote)
3.A
Packet Pg. 4 Communication: Meeting Minutes April 19, 2018 (APPROVAL OF MINUTES)
Roll Call:
Moved by Vice Chair Estorga; seconded by Rebecca Scheel
Yes: Vice Chair Casey Estorga; Commissioner Rebecca Scheel; Commissioner Sue
Rodriguez
No: Chair Tom Fischer, Commissioner Ashford
Absent: Commissiner Armendariz, Commissioner Kim
Motion failed
A second motion made by Commissioner Ashford to continue item #V.A. to the next
Planning Commission Meeting of May 17, 2018; seconded by Commissioner Scheel.
Commissioners would like the Traffic Engineer present at the May 17, 2018 Planning
Commission Meeting to address their concerns about traffic.
Roll Call:
Moved by Commissioner Ashford; seconded by Commissioner Scheel
Yes: Vice Chair Casey Estorga; Commissioner Rebecca Scheel; Commissione r Sue
Rodriguez, Chair Tom Fischer, Commissioner Ashford
Absent: Commissiner Armendariz, Commissioner Kim
Motion carried 5-0-0-2
B. Consideration of the Miller Red Barn, located in Christmas Hill Park, Ranch Site,
7049 Miller Avenue (APN 808-18-022) as a locally significant historic resource. (Z 18-
02)
1. Staff Report: Kristi Abrams, Community Development Director
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
a) Motion to recommend to Council approval of the designati on of Locally Historic
Significance to the Miller Red Barn, located in Christmas Hill Park, Ranch Site, 7049
Miller Ave., APN 808-18-022 (Roll Call Vote)
RESULT: APPROVE [UNANIMOUS]
MOVER: Susan Rodriguez, Planning Commissioner
SECONDER: Rebecca Scheel, Planning Commissioner
AYES: Ashford, Estorga, Rodriguez, Scheel, Fischer
ABSENT: Armendariz, Kim
VI. OLD BUSINESS
VII. NEW BUSINESS
VIII. CORRESPONDENCE
IX. INFORMATIONAL ITEMS
3.A
Packet Pg. 5 Communication: Meeting Minutes April 19, 2018 (APPROVAL OF MINUTES)
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
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 - City Council Meetings for April 2, 2018 and April 16,
2018, Historic Heritage Committee
Commissioner Sue Rodriguez - South County Joint Planning Advisory Committee
Commissioner Rebecca Scheel - General Plan Advisory Committee
Commissioner Sam Kim - City Council Meetings for March 5, 2018 and March 19, 2018
XII. PLANNING DIVISION MANAGER REPORT
XIII. ASSISTANT CITY ATTORNEY REPORT
XIV. PLANNING COMMISSION CHAIR REPORT
XV. ADJOURNMENT to the Next Regular Meeting of April 26, 2018 at 6:30 P.M.
Zinnia Navarro, Office Assistant
3.A
Packet Pg. 6 Communication: Meeting Minutes April 19, 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: May 17, 2018
TO: Planning Commission
FROM: Sue O'Strander, Interim Development Center Manager
SUBJECT: GPA 17-01 (#17080047), Silacci Way General Plan Map
Amendment Continuance Meeting Memorandum
1) Request: Convert a planned cut through collector street into a cul-de-sac at
Silacci Way, south of Holloway Road. The 2020 General Plan Circulation Plan Map
shows Silacci Way as a collector street running from Pacheco Pass Highway (State
Route 152) to Venture Way. Therefore, the general plan will need to be amended
to revise this map.
Per the Commission’s request and unanimous vote at the April 19, 2018 regular
meeting of the Planning Commission, the item listed above was continued for further
consideration for the following regularly scheduled meeting. As noted in the attached
staff report prepared for the April 19, 2018 meeting, the applicant (McCarthy Ranch
LLC) has requested a general plan map amendment to amend the City’s Circulation
Plan Map to reflect a cul-de-sac at the end of Silacci Way, instead of the planned
connector cut-through street.
The primary reason for the Commission’s request for a continuance of the item was
concerns over potential traffic flow on adjacent streets, uncertainty over the overall
buildout status of the industrial areas along Silacci Way, and potential congestion at the
Pacheco Pass Highway (SR 152) and Silacci Way intersection. The city’s traffic
consultant, Hexagon Transportation Consultants, prepared a brief memo in September
2017 to address the planned connector at Silacci Way as relates to the City’s Traffic
Demand Model. The memo confirmed the planned connector had not in fact been
factored into the model previously and its elimination would therefore not result in any
impacts to the City’s Level of Service standards. Hexagon determined that Camino
Arroyo and Cameron Boulevard carry the extra traffic load without the Silacci Way
Kristi A. Abrams
DIRECTOR
4.A
Packet Pg. 7
2
connection and that levels of service at the critical intersections around the site are
found to be at acceptable levels.
The City’s Traffic Engineer, Gary Heap, was not present at the previous meeting to
address specific traffic-related concerns and questions. Mr. Heap has made himself
available to the Commission for tonight’s meeting to address any questions the
Commission may have on the requested action. In addition, the applicant’s
representative, Mr. Joe Goggiano, will be in attendance at this meeting should the
Commission have any questions of the applicant.
Attachments:
1. GPA 17-01 Planning Commission Staff Report
2. Project Site Location Map
3. Notice of Exemption
4. Reduced Project Plans
5. Silacci Way Extension Memo (Prepared by Hexagon Transportation Consultants,
Inc. dated September 18, 2017)
6. Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated
September 19, 2017)
7. Recommended Resolution
4.A
Packet Pg. 8
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: April 19, 2018
TO: Planning Commission
FROM: Sue O'Strander, Interim Development Center Manager
SUBJECT: General Plan Amendment Request to Convert a Planned Through
Collector Street into a Cul-de-sac at Silacci Way, Between
Cameron Boulevard and Venture Way (APNs: 841-17-107 and 841-
17-108). Application Filed by Joseph McCarthy c/o McCarthy Gilroy
LLC. GPA 17-01 (#17080047)
1) Request: Convert a planned cut through collector street into a cul-de-sac at
Silacci Way, south of Holloway Road. The 2020 General Plan Circulation Plan Map
shows Silacci Way as a collector street running from Pacheco Pass Highway (State
Route 152) to Venture Way. Therefore, the general plan will need to be amended
to revise this map.
2) Recommendation: Staff has analyzed the proposed project, and recommends
that the Planning Commission adopt a resolution recommending that the City
Council approve the General Plan Map Amendment, GPA 17-01 as requested,
subject to certain findings and conditions.
3) Subject Property and Surrounding Land Uses: The 11.04-acre subject site is
made up of two parcels (APNs 841-17-107 and 841-17-108) presently vacant but
surrounded by small industrial and business parks. The site makes up part of the
original Wellington Business Park. See Attachment A for project location map.
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Land General Industrial M2 General Industrial
North Office Parks/Tractor
Supply Company General Industrial M2 General Industrial
South United Natural Foods General Industrial M2 General Industrial
East Small Industrial General Industrial M2 General Industrial
Kristi A. Abrams
DIRECTOR
4.A.a
Packet Pg. 9 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
2
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Buildings & mini storage
West
Cintas Facility
Services/Vacant
Land
General Industrial M2 General Industrial
4) Environmental Assessment: The proposed project is not subject to the California
Environmental Quality Act (CEQA) under the following class of exemption: CEQA
Guidelines Section 10561(b)(3), the “general rule” exemption, as the city has
determined that there is no possibility that the activity in question (i.e., the general
plan map amendment to convert a planned cut-through collector street into a
collector cul-de-sac) would have a significant effect on the environment. However,
any future development on the proposed site would be subject to additional
environmental review to address potential impacts resulting from development of
the site.
The City’s CEQA consultant, EMC Planning Group, conducted an independent
review and evaluation of the proposed project, conducted independent research,
and reviewed previous CEQA and technical documentation prepared by the city.
The documentation included the certified Wellington Business Park MND adopted
by the city in 2000 as well as technical memos prepared to address the project’s
effect on the city’s travel demand model, cultural resources, and the potential for a
well site on or near the project site. Additionally, sufficient fire and emergency
access for the proposed cul-de-sac was considered by city staff and was found to
be adequate for a collector cul-de-sac. Based on its review, EMC Planning Group
concluded that none of the exceptions listed in CEQA Guidelines section 15300.2
(a-f) apply to the proposed project. Therefore, a General Rule Exemption is
appropriate pursuant to CEQA Guidelines section 15061(b)(3).
Filing of a Notice of Exemption is not mandated, however, it reduces the statute of
limitations for legal challenges under CEQA, from 180 days to 35 days. No further
assessment is necessary for this proposal, and a Notice of Exemption may be filed
for the project. A copy of the Notice of Exemption is attached to this staff report as
Attachment B.
5) Background Information: The planned through connector street, Silacci Way, is
not currently constructed (i.e. it is a dead-end street) within the surrounding land
use of General Industrial. In 2002, the City developed a General Plan Circulation
Plan Map that showed Silacci Way as a cut through street to Venture Way.
Therefore, the General Plan would need to be amended to revise this map. On
August 23, 2017, the applicant submitted a General Plan map amend ment
application to amend the City’s General Plan Circulation Map to show Silacci Way
as a cul-de-sac rather than a cut thru collector street (see Attachment C for copy of
site plan for general plan map amendment). The applicant believes Silacci Way will
not provide any benefit to future and existing uses in the area by extending to
Venture Way and negatively impacts the development potential of the two adjacent
parcels significantly.
4.A.a
Packet Pg. 10 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
3
Staff notes that the original Uniform Application form referenced an anticipated
development on the site with two single-story warehouse buildings totaling 172,802
square feet. However, for the purposes of this general plan map amendment
application, the project description only includes the conversion of the cut through
collector street into a cul-de-sac at Silacci Way. Any future development
applications will be reviewed separately.
6) General Plan Consistency: The City's General Plan designates the subject site
for General Industrial uses. The applicant requests a General Plan map
amendment to convert a planned collector to a cul-de-sac, which is intended to
support future development of the site for industrial uses. As such, the proposal
conforms to the goals and policies of the General Plan. Key goals and policies,
which pertain to the proposed project are discussed below:
POLICY # TITLE AND SUMMARY ANALYSIS
1.03 Uses East of Highway 101. Restrict
lands east of Highway 101 to
industrial and agricultural use except
for (1) commercial developments
that draw a clear majority of
customers from outside of Gilroy, in
accordance with criteria established
by the City of Gilroy; and (2) public
and quasi-public facilities identified
on the Land Use Plan Map. The City
will encourage the maintenance of
agricultural uses in all undeveloped
industrially designated areas.
The proposed project would continue to
conform to the General Plan designation of
General Industrial uses for the areas east
of Highway 101. No land uses would be
changed from their current designation.
3.04 Industrial Growth. Encourage new
industrial uses to locate in Gilroy that
can provide jobs for Gilroy residents.
Discourage industrial uses that
create noxious or nuisance
conditions, as well as industries that
would substantially fuel housing and
population growth and place
excessive burdens on public
services, facilities, and schools.
Phase new industrial development
according to the availability of local
housing, public facility capacities,
and provision of urban services (see
also Policy 2.02, Rate and Timing of
Growth).
The proposed project would not discourage
industrial development of the site as part of
the Wellington Business Park. Rather the
General Plan Amendment would
encourage development of the two
adjacent parcels by providing a
consolidated development parcel.
3.06 Industrial Parks. Continue to
encourage the development of well-
designed industrial park areas (in
terms of parcel size, landscaping,
and location) to attract new light
The proposed project would not hinder the
future development of the site as a part of
the Wellington Business Park.
4.A.a
Packet Pg. 11 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
4
POLICY # TITLE AND SUMMARY ANALYSIS
industrial development to the Gilroy
area.
12.01 Street System. Use the proposed
major street system (designed to
accommodate traffic at build-out of
the General Plan) shown on the
Circulation Map and the Bicycle
Transportation Plan Map to guide
long-term planning of the citywide
circulation system.
While part of the original Circulation Map
for the city, the cut-through collector shown
at Silacci Way has not been incorporated
into city traffic modeling and has not
factored into long-term planning of the
citywide circulation system. Therefore, its
elimination from the Circulation Map to
reflect a cul-de-sac would not hinder further
transportation planning efforts within the
city.
12.08 Standard Level of Service (LOS).
Maintain traffic conditions at LOS C
or better at Gilroy intersections and
roadways, allowing some
commercial and industrial areas (as
specified on the ‘Level of Service D
Areas’ Map, page 6-11) to operate at
LOS D or better. Exceptions to this
standard will be allowed only where
the City Council determines that the
improvements needed to maintain
the City’s standard level of service at
specific locations are infeasible.
Per a review conducted by Hexagon
Transportation Consultants (see
Attachment D), the subject portion of
Silacci Way has not been included as a
component of the Gilroy Travel Demand
Model and has not factored into level of
service demand for the city. The review
conducted by Hexagon Transportation
Consultants found that level of service
standards would not be negatively affected
as a result of converting the planned cut-
through street into a cul-de-sac.
7) Staff Analysis for General Plan Amendment (GPA 17-01): Staff investigated
three main issues of concern: traffic, municipal groundwater well siting, and
archaeological resources.
City staff contacted Hexagon Transportation Consultants to confirm that the traffic
models used for the City’s 2020 General Plan did not include the Silacci Way
connection between Holloway Road and Venture Way. Through a memo prepared
in September 2017, it was confirmed that this connection was not assumed for any
of the general plan traffic studies that have been done since the City’s travel
demand model was developed (2008 and after). Hexagon determined that Cam ino
Arroyo and Cameron Boulevard carry the extra traffic load without the Silacci Way
connection and that levels of service at the critical intersections around the site are
found to be at acceptable levels. The memo is attached to this staff report as
Attachment D.
City staff also contacted AKEL Engineering Group to determine the necessity for
the City to have an additional groundwater well in order to meet existing demands
and to assess the City’s current planned well site location adjacent to the
intersection of Silacci Way and Holloway Road. Based on the City’s annual
production data, AKEL concluded that the City should construct one new
groundwater well in the near future to meet existing demands. Additionally, AKEL
4.A.a
Packet Pg. 12 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
5
determined that because the planned groundwater well location is near a 12-inch
water main and preliminary hydraulic analysis suggests that the planned location is
suitable, it is recommended that additional hydrogeologic investigation occur to
confirm the yield of a new groundwater well at this site. Further communications
between the applicant and the City Engineer confirmed that the proposed well site
would be located at the adjacent site with access from Cameron Boulevard. The
AKEL Engineering report is attached to this staff report as Attachment E.
Amendment to a General Plan requires the City to implement Senate Bill 18
(Government Code §65352.3), which requires local governments to consult with
the California Native American tribes identified by the Native American Heritage
Commission (NAHC) for the purpose of protecting, and/or mitigating impacts to
cultural places. In accordance with statutory requirements stipulated in Senate Bill
18, EMC Planning Group submitted a request to the NAHC by e-mail on
September 13, 2017 for a Tribal Consultation List on behalf of the City. EMC
Planning Group subsequently sent a letter to each tribal representative identified
on the list and received a response on December 12, 2017 by Valentin Lopez,
Chairman of the Amah Mutsun Tribal Band, with a request for a formal
consultation.
At the request of the City, a draft cultural resource evaluation was prepared by
Archaeological Resource Management (ARM) to determine the presence of
archaeological resources within the area. Based on this evaluation, Mr. Lopez
stated that the Tribe would like to have a Native American monitor from the Amah
Mutsun Tribal Band to be assigned to the project if any cultural resource materials
are discovered onsite. As a condition of approval, city staff has revised the city’s
standard conditions of approval which require notification of tribal representatives
upon discovery of cultural resources and/or human remains to reflect Mr. Lopez’s
specific request.
8) 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 September 7, 2017. Recommendations of the TAC
members have been incorporated into the project plans and/or are included as
recommended conditions in attached resolution(s).
Comments received from the City Fire Marshal involved fire access requirements
such that the cul-de-sac shall provide a minimum inside turn radius of 39 feet,
which the applicant has satisfied by indicating that the outside turn radius would be
59 feet.
Concerns were raised with regard to the planned groundwater well site location,
which fell within the boundaries of the project site. However, as stated in the
previous section, the City’s Land Development Engineer has agree d that the
proposed well would not be located within the subject parcel and would be instead
located at the adjacent site with access from Cameron Boulevard.
9) Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of
4.A.a
Packet Pg. 13 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
6
the subject site were generated by Data Pro Mapping using current ownership
data. Public notices were mailed to the property owners along within other
interested parties, in accordance with City requirements. In addition, the property
has been posted with on-site signage notifying passers-by of pending
development, and the Planning Commission public hearing packets are available
through the City's webpage.
10) 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. Project Site Location Map
2. Notice of Exemption
3. Reduced Project Plans
4. Silacci Way Extension Memo (Prepared by Hexagon Transportation Consultants,
Inc. dated September 18, 2017)
5. Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated
September 19, 2017)
6. Recommended Resolution
4.A.a
Packet Pg. 14 Attachment: GPA 17-01 Planning Commission Staff Report (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
£¤101
UV152
£¤101
Legend
Gilroy City Limits
Project Site
C
a
m
ero
n Blv
d
Sila
cci
W
a
y
C
a
m
in
o A
rro
y
o
4.A.b
Packet Pg. 15 Attachment: Project Site Location Map (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Notice of Exemption
To: Office of Planning and Research From: City of Gilroy
P.O. Box 3044, Room 113 Community Development Department
Sacramento, CA 95812-3044 7351 Rosanna Street
Gilroy, CA 95020
County Clerk
County of Santa Clara
ATTN: Business Division
70 West Hedding Street, East Wing, First Floor
San Jose, CA 95110
Project Title: Silacci Way General Plan Map Amendment (GPA 17-01)
Project Applicant: Joseph A. McCarthy, Jr. c/o McCarthy Gilroy LLC
Project Location – Specific:
Northwest corner of Cameron Blvd. and Venture Way, end of Silacci Way
Project Location – City:
Gilroy
Project Location – County:
Santa Clara
Description of Nature, Purpose and Beneficiaries of the Project:
Nature: The proposed General Plan Map Amendment would convert a planned through collector street into a cul-
de-sac at Silacci Way south of Holloway Road. The 2020 General Plan Circulation Plan Map shows Silacci Way
as a collector street running from Pacheco Pass Highway (State Route 152) to Venture Way. Therefore, the
general plan will need to be amended to revise this map.
Purpose: Change the planned through collector street into a cul-de-sac at Silacci Way.
Beneficiaries: The beneficiaries of this project include owners and/or tenants of two planned industrial parcels
and occupants/employees/users of adjacent sites.
Name of Public Agency Approving Project: City of Gilroy, Community Development Department
Name of Person or Agency Carrying Out Project: McCarthy Gilroy LLC
Exempt Status: (check one)
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: Section 15061(b)(3)
No Possibility of Significant Effect (General Rule Exemption): Section 15061(b)(3)
Statutory Exemptions. State code number:
_________________________________________________________
4.A.c
Packet Pg. 16 Attachment: Notice of Exemption (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Reasons why project is exempt:
The proposed project is not subject to CEQA under the following class of exemption: Section 10561(b)(3), the
“general rule” exemption, as the city has determined that there is no possibility that the activity in question (i.e.,
the general plan map amendment to convert a planned cut-through collector street into a collector cul-de-sac)
would have a significant effect on the environment. Any future development on the proposed site would be
subject to additional environmental review to address potential impacts as a result of development of the site.
The City’s CEQA consultant, EMC Planning Group, conducted an independent review and evaluation of the
proposed project, conducted independent research, and reviewed previous CEQA and technical documentation
prepared by the City. The documentation included the certified Wellington Business Park MND adopted by the
city in 2000 as well as technical memos prepared to address the project’s effect on the city’s travel demand model,
cultural resources, and the potential for a well site on or near the project site. Additionally, sufficient fire and
emergency access for the proposed cul-de-sac was considered by city staff and was found to be adequate for a
collector cul-de-sac. Based on its review, EMC Planning Group concluded that none of the exceptions listed in
CEQA Guidelines section 15300.2 (a-f) apply to the proposed project. Therefore, a General Rule Exemption is
appropriate pursuant to CEQA Guidelines section 15061(b)(3).
Lead Agency
Contact Person: Susan L. O’Strander,
Planning Manager
Area Code/Telephone/Extension: (408) 846-0219
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature:
_____________________________________
Date:
____________
Title:
Planning Manager
Signed by the Lead Agency Date received for filing at OPR: _____________________
Signed by Applicant Revised 2011
4.A.c
Packet Pg. 17 Attachment: Notice of Exemption (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
4.A.d
Packet Pg. 18 Attachment: Reduced Project Plans (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Memorandum
Date: September 18, 2017
To: Stuart Poulter
From: Jeff Elia
Subject: Silacci Way Extension
Per EMCs request, Hexagon researched the status of the Silacci Way extension (from its current terminus at
Holloway Road) to Venture Way in the City of Gilroy Travel Demand Model. We found that the Gilroy Model
never had the Silacci connection between Holloway and Venture.
The Gilroy model started out as the VTA regional model, which lacks detail at the local transportation network
level. Most local streets are missing as are some minor collector streets. That portion of Silacci was one of the
collector streets missing in Gilroy in the regional model. To develop the City of Gilroy travel demand model,
the VTA regional model was refined and additional detail was added to make it suitable for local traffic
forecasting applications. It appears that portion of Silacci was never added to the Gilroy model when it was
being developed for City use.
In looking through the different versions of the Gilroy model that existed throughout the course of developing/
calibrating it for local Gilroy use (beginning around 2007/08) and in refining it once again for the 2040 GP
work (2014/15), it appears that further adjustments were made to the Silacci area to remove traffic analysis
zone connections to Silacci. Presumably this adjustment was made because the model was assigning too
much traffic to Silacci given that it is probably underutilized and looks like a more attractive route to the model
than either Camino Arroyo or Cameron. Since the Silacci intersection at Highway 152 is unsignalized and it
would only serve a limited number of development parcels, it would not be logical for a significant amount of
traffic to use that connection, especially considering it is located in close proximity to two traffic signals which
would provide a much better and direct route out of the areas south of the highway.
In summary, for all of the general plan traffic study work that has been done since the City’s travel demand
model was developed (2008 and after), the Silacci connection to Venture was not assumed. In other words,
Camino Arroyo and Cameron carry the extra traffic load without that connection and all planning work has
assumed this extra traffic load on those two streets.
In the most recent GP amendment that was done for the UNFI facility, south of Venture Way, to remove a
portion of Camino Arroyo from the GP circulation network, this portion of Silacci is not included. Even without
this portion of Silacci and removing the piece of Camino Arroyo through the UNFI site, LOS at the critical
intersections was found to be at acceptable levels.
4.A.e
Packet Pg. 19 Attachment: Silacci Way Extension Memo (Prepared by Hexagon Transportation Consultants, Inc. dated September 18, 2017) (1687 : GPA 17-01
CITY OF GILROY
SILACCI WAY WELL
SITE EVALUATION
Preliminary
September 2017
4.A.f
Packet Pg. 20 Attachment: Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated September 19, 2017) (1687 : GPA 17-01 Silacci
September 2017 1 City of Gilroy
Silacci Way Well Site Confirmation
September 19, 2017
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
Attention: Rebecca Tolentino
Interim Planning Manager
Subject: Silacci Way Well Site Evaluation
Dear Rebecca:
We are pleased to submit this letter report documenting the results of the Silacci Way Well Site
Evaluation. The purpose of this analysis was to determine the City of Gilroy’s (City) need for an
additional groundwater well to meet existing demands, and evaluate the currently planned well site
location near the intersection of Silacci Way and Holloway Road (Figure 1).
Supply Analysis
The City’s historical supply capacity was evaluated to determine recent trends in demands and supply
availability (Table 1). Based on annual production data for the years 2013, 2014, and 2015, as well as
a Maximum Day Demand (MDD) peaking factor of 2.3, the City’s did not have adequate supply during
the years 2013 and 2014. It should be noted that the City’s supply surplus in the year 2015 is largely
due to reduced City-wide demand as a result of strict water conservation measures enforced as part
of the recent state-wide drought. Therefore, as a result of the supply analysis summarized on Table 1,
it is recommended that the City plan to construct one new groundwater well in the near future to meet
existing customer’s needs.
Preliminary Well Site Evaluation
Based on discussions with City staff, a well site is currently planned to be incorporated into future
development southeast of the intersection of Silacci Way and Holloway Road. This site is in close
proximity to an existing 12-inch water pipeline that terminates at the intersection of Silacci Way and
Holloway Road (Figure 1). This location is approximately 3,300 feet from the nearest existing well
site. Based on the distance from the nearest well, the proximity to the 12-inch water main, and the
supply deficiency that currently exists, it is recommended that further investigation be completed to
verify the yield of a new groundwater well at this site.
Smart Planning Our Water Resources
4.A.f
Packet Pg. 21 Attachment: Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated September 19, 2017) (1687 : GPA 17-01 Silacci
September 2017 2 City of Gilroy
Silacci Way Well Site Confirmation
Conclusion
Based on the results of the supply analysis summarized on Table 1 it is recommended that the City
construct one new groundwater well in the near future to accommodate existing demands. The
planned site currently identified by the City is in close proximity to a 12-inch water main and
preliminary hydraulic analysis indicates this location is suitable for the construction of a new well. It is
recommended that a hydrogeologic investigation verify the potential yield of a well in this location, and
pending the results, a new groundwater well be constructed.
Sincerely,
AKEL ENGINEERING GROUP, INC.
Tony Akel, P.E.
Principal
4.A.f
Packet Pg. 22 Attachment: Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated September 19, 2017) (1687 : GPA 17-01 Silacci
#*#*#*#*#*#*#*#*#*#*£¤101Welburn AveWren AveSecond StMiller AveP r in c e v a lle S t Sixth StTenth StUvas Park DrM u rray A v e
Ca m in o Ar ro y o
Renz LnOld Gilroy StLewis StA rro y o C irM o n t e r e y S tMiller Slough16121 2
12121 2 121 2 1212101 0 121 2
1012121012101 0
1 2
12121212121 21210
1 0
121 2
10 12101 2
1 2
161 0
1 0
1 2 1210
1 0 121 212
1212121212121266666 41 2
4
46888
6 4688
8 12128Well: 7Well: 1Well: 3Well: 8AWell: 812Well: 6Well: 4Well: 5Well: 2S ila c c i W a yReccommendedFuture Well ConnectionFigure 1Project LocationSilacci Way Well Site EvaluationCity of Gilroy5Updated: September 14, 2017GIS01,0002,000500FeetLegendUTExisting Tank#*Existing WellsÈ6"#"ıExisting Booster Pumps#*Planned Well SitePipes by Size4" - 6"8"10" - 30"RoadsRailroadsProject LocationRivers & CreeksWaterbodiesFile Path & Name: P:\xGIS\GIS_Projects\Gilroy\Water\170914- McCarthy Business Park\GL_McCarthy_BusinessPark_091417.mxdPRELIMINARY4.A.fPacket Pg. 23Attachment: Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated September 19, 2017) (1687 : GPA 17-01 Silacci
Table 1 Supply Capacity Evaluation
Silacci Way Well Site Evaluation
City of Gilroy
PRELIMINARY
Well No. Rated Supply Capacity
Supply Capacity Criteria1
Groundwater Supply Capacity1
No. 1 1,200 gpm
No. 2 1,100 gpm
No. 3 2,300 gpm
No. 4 1,200 gpm
No. 5 1,600 gpm
No. 6 1,500 gpm
No. 7 1,700 gpm
No. 8 2,200 gpm
No. 8A 240 gpm
Supply vs. Demand Evaluation
Historical Demands 2013 2014 2015
Maximum Day Demand2
(mgd)19.1 16.9 14.1
Standby Well (mgd) 2.6 2.6 2.6
Total Required Supply
Capacity 21.7 19.5 16.7
Available Supply Capacity
(mgd)18.8 18.8 18.8
Capacity
Surplus/Deficiency (mgd)-3.0 -0.7 2.1
Recommended New Wells
(at 2.2 mgd each)2 1 0
Notes:
9/14/2017
1. Source: City of Gilroy in-progress 2017 Water System Master Plan
2. Maximum Day Demand = 2.3 x Average Day Demand
Total supply capacity to equal Maximum Day Demand + Standby
Well (2.6 mgd)
4.A.f
Packet Pg. 24 Attachment: Silacci Way Well Site Evaluation (Prepared by Akel Engineering Group, Inc., dated September 19, 2017) (1687 : GPA 17-01 Silacci
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING CITY COUNCIL APPROVAL OF GENERAL
PLAN MAP AMENDMENT APPLICATION (GPA 17-01) FOR PROPERTY
LOCATED AT 6503 CAMERON BOULEVARD AND 1001 VENTURE WAY.
FILED BY MCCARTHY GILROY LLC C/O JOSEPH A. MCCARTHY, JR.,
221 LOS GATOS SARATOGA ROAD, LOS GATOS, CA 95030.
WHEREAS, McCarthy Gilroy LLC c/o Joseph A. McCarthy, Jr. submitted an application
requesting a General Plan Map Amendment to amend the 2020 General Plan Circulation
Plan Map to eliminate a planned extension from Silacci Way to Venture Way and replace
the collector cut-thru street with a collector cul-de-sac; and
WHEREAS, the subject property is located at 6503 Cameron Boulevard and 1001 Venture
Way (Assessor’s Parcel Numbers 841-17-107 & 841-17-108); and
WHEREAS, the Planning Commission of the City of Gilroy has considered the General
Plan Amendment request (GPA 17-01) in accordance with the Gilroy General Plan and
other applicable standards and regulations; a nd
WHEREAS, the project has been determined to be exempt from the California
Environmental Quality (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3); and
WHEREAS, city staff have determined that the project has no possibility would have a
significant effect on the environment and that none of the exceptions listed in CEQA
Guidelines Section 15300.2(a-f) would apply to the project; and
WHEREAS, a Notice of Exemption has been prepared by city staff and will be filed with the
Santa Clara County Clerk-Recorder’s Office; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the proposed
project on April 26, 2018, at which public hearing the Commission considered the proposed
project, staff report, public comments and testimony, and a ll other documentation or other
evidence received on the project; and
WHEREAS, the Planning Commission finds the General Plan Amendment application
conforms to the intent of the Gilroy Genera l Plan and elements thereof.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby recommends to the City Council approval of General Plan Amendment application
(GPA 17-01), subject to the following conditions:
4.A.g
Packet Pg. 25 Attachment: Recommended Resolution (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Resolution No. 2018-XX
Page 2
GENERAL PROJECT CONDITIONS
1. Approval of GPA 17-01 is granted consistent with plans stamped as “Received on
August 23, 2017 (“the plans”) on file with the Planning Division. (PL, G-1)
2. Applicant means permit applicant, property owner, operator, permitee, lessee,
and/or tenants using the space(s) for the intended use(s). Developer shall comply
with project conditions for the life of the project. (CA, G -2)
3. Applicant agrees, as a condition of permit approval, at Applicant’s own expense, to
defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its officers,
contractors, consultants, attorneys, employees and agents from any and all
claim(s), action(s) or proceeding(s) brought against the City or its officers,
contractors, consultants, attorneys, employees, or agents to challenge, attack, set
aside, void or annul the approval of this resolution or any condition attached
thereto or any proceedings, acts or determinations taken, includin g actions taken
under the California Environmental Quality Act of 1970, as amended, done or
made prior to the approval of such resolution that were part of the approval
process. (CA, G-3)
4. Failure to appeal this decision in a timely manner, or commencement of any
activity related to the project, is understood to clarify Applicant’s acceptance of all
conditions and obligations imposed by this approval and waiving any challenge to
the validity of the conditions and obligations stated therein. (CA, G-4)
5. If Applicant, owner or tenant fails to comply with any of the conditions of this
approval, the Applicant, owner or tenant shall be subject to permit revocation or
enforcement actions pursuant to the City Code. All costs associated with any such
actions shall be the responsibility of Applicant, owner or tenant. (CA, G-7)
6. Applicant shall complete the “Notice of Land Use Restrictions and Conditions”
form, using the form provided by the City, for recording with the Santa Clara
County Recorder. Before the City issues building permits for future development
applications associated with APNs 841-17-107 and 841-17-108, Applicant shall
submit the original completed, signed and notarized document to the Community
Development Director or designee. (PL, G-9)
PLANNING DIVISION SPECIAL CONDITIONS
7. In the event of an accidental discovery of archaeological resources during grading or
construction activities, Developer shall include the following language on any
grading, site work, and construction plans issued for the project site (BL/PL, PL-1):
“If archaeological or cultural resources are discovered during earth-moving,
grading, or construction activities associated with any future development
4.A.g
Packet Pg. 26 Attachment: Recommended Resolution (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Resolution No. 2018-XX
Page 3
applications for the site, all work shall be halted within at least 50 meters (165 fe et)
of the find and the area shall be staked off immediately. The monitoring
professional archaeologist, if one is onsite, along with Mr. Valentin Lopez, tribal
representative for the Amah Mutsun Tribal Band, shall be notified and evaluate the
find. If a monitoring professional archaeologist is not onsite, the City shall be
notified immediately and a qualified professional archaeologist shall be retained (at
Developer’s expense) to evaluate the find and report to the City. If the find is
determined to be significant, appropriate mitigation measures shall be formulated
by the professional archaeologist and implemented by the responsible party.”
8. In the event of an accidental discovery or recognition of any human remains,
Developer shall include the following language in all grading, site work, and
construction plans (BL/PL, PL-2):
“If human remains are found during earth-moving, grading, or construction
activities associated with any future development applications for the site, 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 determ ines the remains to be Native American the
coroner shall contact the Native American Heritage Commission and Mr. Valentin
Lopez, tribal representative for the Amah Mutsun Tribal Band, within 24 hours. The
Native American Heritage Commission shall identify the person or persons it
believes to be the most likely descendent (MLD) from the deceased Native
American. The MLD may then make recommendations to the landowner or the
person responsible for the excavation work, for means of treating or disposing of,
with appropriate dignity, the human remains and associated grave goods as
provided in Public Resources Code Section 5097.98. The landowner or his
authorized representative shall rebury the Native American human remains and
associated grave goods with appropriate dignity on the property in a location not
subject to further disturbance if: a) the Native American Heritage 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) th e 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.”
FIRE CONDITIONS
9. Applicant shall red-curb and/or post no parking signs within the cul-de-sac during
construction. (FP, F-1)
4.A.g
Packet Pg. 27 Attachment: Recommended Resolution (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Resolution No. 2018-XX
Page 4
PASSED AND ADOPTED this 19th day of April 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chair
4.A.g
Packet Pg. 28 Attachment: Recommended Resolution (1687 : GPA 17-01 Silacci Way Cul-De-Sac Continuance Meeting Memo)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: May 17, 2018
TO: Planning Commission
FROM: Sue O'Strander, Interim Development Center Manager
SUBJECT: V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14
(#17030074), Heartland Triangle, Located northeast of Third Street,
west of The Heartland subdivision, and south of Syngenta Flowers,
Inc. in the Hecker Pass Specific Plan – East Residential Cluster
1) Request: Variance (V 18-01), Tentative Map (TM 17-02), and Architectural and
Site Review (AS 17-04) request for a 2.23-acre residential site located along Third
Street within the East Residential Cluster of the Hecker Pass Specific Plan area.
The applications support development of the residential site with a cul -de-sac
neighborhood, referred to as Heartland Triangle, to include 9 single-family
residential lots, public landscaped areas along Third Street, and a public street.
The residential lots vary in size from 3,800 SF to 20,200 SF with the buildable
square footage ranging from 3,300 SF to 9,100 SF. A variance from Hecker Pass
Specific Plan setback and lot size requirements is requested to accommodate a
zipper lot configuration for the nine lots.
2) Recommendation: Staff has analyzed the applications, and recommends that the
Planning Commission:
a) Consider and recommend that the City Council adopt the Mitigation Monitoring
and Reporting Program prepared for the project, based on findings required by
the California Environmental Quality Act (CEQA); and
b) Adopt a resolution approving the Variance (V 18 -01) as requested, subject to
certain findings and conditions; and
c) Adopt a resolution recommending that the City Council approve the Tentative
Map (TM 17-02) as requested, subject to certain findings and conditions; and
d) Adopt a resolution recommending that the City Council approve the
Architectural and Site Review (AS 17-14) as requested, subject to certain
findings and conditions.
3) Subject Property and Surrounding Land Uses: The Hecker Pass Specific Plan
covers approximately 423 acres and is generally bounded by Uvas Creek to the
Kristi A. Abrams
DIRECTOR
4.B
Packet Pg. 29
2
west and south, and the Village Green development (located on the west side of
Santa Teresa Boulevard) to the east. Hecker Pass Highway forms the northern
boundary for a majority of the specific plan area with the exception of
approximately 123 acres located north of Hecker Pass Highway.
The subject site is located immediately north of Uvas Creek and Third Street and
south of the Syngenta Flowers agricultural facilities consisting of a single parcel
comprised of vacant, fallow land (2.23 acres, portion of APN 810-20-029).
Presently the site is occupied with temporary construction office trailers and
storage used by Meritage Homes for adjacent ongoing residential development.
The following table identifies the existing land use, general plan designation and
zoning designation of the properties surrounding the subject site.
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Vacant Hecker Pass Special
Use District
Hecker Pass Special
Use District
(Residential Cluster)
North
Agricultural facility
(Syngenta Flowers,
Inc.)
Hecker Pass Special
Use District
Hecker Pass Special
Use District
(Agricultural
Commercial)
South Uvas Creek Linear
Park and Trail
Hecker Pass Special
Use District
Hecker Pass Special
Use District
(Park/Recreational
Facility)
East Residential subdivision
(The Heartland)
Hecker Pass Special
Use District
Hecker Pass Special
Use District
(Residential Cluster)
West
Third Street/Uvas
Creek Linear Park and
Trail
Hecker Pass Special
Use District
Hecker Pass Special
Use District
(Park/Recreational
Facility)
4) Environmental Assessment: Section 15812(a) of the California Environmental
Quality Act (CEQA) Guidelines, exempts from further environmental review, those
residential projects “where a public agency has prepared an EIR on a specific plan
after January 1, 1980” and where a residential project is “undertaken pursuant to
and in conformity to that specific plan.” The City Council adopted the Hecker Pass
Specific Plan in 2005 and this Heartland Triangle residential project conforms to
the plan. A mitigation monitoring and reporting program (MMRP) has been
prepared that applies mitigation measures from the certified Hecker Pass Specific
Plan EIR specifically to the Heartland Triangle project (see Attachment C,
Heartland Triangle Mitigation Monitoring and Reporting Program and draft notice of
exemption). The project is consistent with the Hecker Pass Specific Plan and the
certified Hecker Pass Specific Plan EIR provides adequate environmental review
4.B
Packet Pg. 30
3
for this application. No further environmental review is required and a Notice of
Exemption (NOE) will be filed with the Santa Clara County Clerk. Filing of a NOE is
not mandated, however, it reduces the statute of limitations for legal challenges
under CEQA, from 180 days to 35 days.
5) Background Information: The Hecker Pass Specific Plan was adopted by the
City Council in January 2005. The Hecker Pass Specific Plan/South Valley
Community Church EIR (HPSP EIR) was prepared and certified in 2004. Since the
original specific plan was adopted, three amendments to the specific plan have
been approved by the City Council as provided below:
Amendment
Number
Year/Project Number &
Resolution Number
Action
1 2007 (GPA 06-02,
Resolution No. 2007-01)
Eliminated the “east intersection” on Hecker
Pass Highway and allowed limited transfer of
residential units among Residential Clusters.
2 2008 (GPA 07-05,
Resolution No. 2009-33)
Reduced the Community Facility designation
by six acres (from 18 acres to 12 acres) and
increased the acreage and number of
dwellings in the Residential East Cluster
area by six acres and 15 units respectively.
3 2015 (GPA 14-02,
Resolution No. 2015-21)
Changed the remaining land designated
Community Facilities (12 acres) to
Residential East Cluster, allowing for an
additional 33 residential units. With this
approval, no more Community Facility-
designated land exists within the specific
plan boundary.
After approval of the 3rd amendment to the Hecker Pass Specific Plan in 2015, the
East Residential Cluster of the specific plan area was allocated 259 residential
units. To date, the East Residential Cluster has 234 approved units comprised of
The Heartland (186 units), the Heartland Estates-South (15 units), and the
Heartland Estates-North (33 units). The 9 new units added by the Heartland
Triangle development would result in a total of 243 approved residential units for
the East Residential Cluster, still below the maximum residential units allowed. The
9 units will also raise the overall approved unit total for the Hecker Pass Specific
Plan area to 411 units, still below the maximum of 521 dwelling units allocated
across the specific plan area.
6) General Plan Consistency: The City's General Plan designates the subject site
as part of the Hecker Pass Special Use District. Key goals form the General Plan
(see pg. 3-33 of the General Plan), which pertain to the Hecker Pass Special Use
District and the proposed project are discussed below:
4.B
Packet Pg. 31
4
POLICY # TITLE AND SUMMARY ANALYSIS
Goal 1 Protect the area’s rural and
agricultural character,
including its view corridors
and natural features.
While the proposed project would alter the
existing vacant, fallow land and residential
home site into a 9-lot residential
development, the site has previously been
designated for a residential subdivision
and is designated as “Residential Cluster”
per the approved and subsequently
amended Hecker Pass Specific Plan. Any
potential effects to view corridors and
natural features would be adequately
mitigated per the MMRP prepared for the
site and based on the certified and
amended HPSP EIR.
Staff determination of consistency:
Consistent
Goal 4 Ensure that the design of new
developments respects and
reflects the rural character of
the area.
The proposed development utilizes design
principles to create attractive buildings and
landscaped areas that integrate with the
character of the specific plan area.
Staff determination of consistency:
Consistent
7) Hecker Pass Specific Plan Consistency: The Hecker Pass Specific Plan, which
provides a comprehensive land use program for the Hecker Pass Special Use
District, designates the existing property as “Residential Cluster (East)”. The
applicant requests a Tentative Map and an Architectural and Site Review approval
of a 9-unit single family residential subdivision with landscaped open space and a
public street. The specific plan allows for a total of 259 un its within the East
Residential Cluster. The current 9-lot application combined with the 234 units
already approved and constructed total 243 lots. This total remains within the 259
allocated lots for the East Cluster residential area.
The specific plan establishes a mix of lot sizes within the East Cluster area: 82
small lots below 3,500 square feet; 118 medium lots between 3,500 and 6,000
square feet, and 59 large lots larger than 6,000 square feet. Currently the East
Residential Cluster has 69 small lots, 117 medium lots, and 48 large lots. The table
below provides a breakdown of the current and proposed East Cluster lot types.
Lot Type Allocated Lot Total
(East Residential
Cluster)
Approved Lot
Total (To Date)
Proposed Total with
Heartland Triangle (V 18-
01/TM 17-02/ AS 17-14/)
4.B
Packet Pg. 32
5
Typically Less than
3,500 SF
82 units 69 units 78 units (9 proposed with
application)
Typically 3,500 to
6,000 SF
118 units 117 units 117 (0 units proposed with
application)
Typically larger
than 6,000 SF
59 units 48 units 48 units (0 units proposed
with application)
With approval of the proposed project, medium lots in the East Residential Cluster
would be exceeded by 6 lots (124 total). However, the applicant wishes to exercise
the flexibility provided in Hecker Pass Specific Plan policy 3-19 which states:
“Individual lot sizes within each lot type category may exceed the maximum limit of
that category where unusual lot placement (i.e. cul-de-sacs, knuckles, etc.), lot
configuring, topography, or grading requirements require the maximum lot size to
be exceeded.” Staff concurs that this site presents a challenging lot configuration
and size restrictions and finds policy 3-19 applicable to the project site. Further
discussion and analysis of this issue is presented below under the variance
application.
Overall, the proposed project is generally consistent with the intent and residential
design requirements of the specific plan. Exceptions to the specific plan guidelines
are discussed below. In addition, a public street, landsca ped open space fronting
the development, setback buffers from agricultural facilities, and an access point to
the Uvas Creek trail parkway Class I bike path are all consistent with key goals and
policies from the Hecker Pass Specific Plan.
8) Staff Analysis for Variance Application (V 18-01): In March 2018, the applicant
submitted a variance application to provide justification for the deviations in
categorizing lot sizes and setbacks for the nine lots as required by the specific
plan. This application was submitted after consultation with city staff regarding the
inconsistencies with how the lot and setback sizes were categorized as small
“zipper lot types. These small “zipper” lots have typically fulfilled the 2,500 -3,500
SF lot type within both the West and East Clusters of the specific plan areas. The
applicant wishes to utilize the small “zipper” lots to maximize the development
potential of the site and stay in keeping with the same “zipper” lots approved for
adjacent residential developments. As noted in the analysis included for the
Tentative Map and Architecture and Site Review applications below, while these
lots are categorized as small lots, they are in fact larger lots in terms of actual
square footage (between 3,800 and 20,200 SF). The applicant has prepared a
graphic which illustrates the distribution of lot types and sizes across the specific
plan area including the project site (if approved) (see Attachment C, Hecker Pass
Lot Type/Size Breakdown).
As a result of categorizing the nine lots as small “zipper” lots, the applicant wishes
to apply the same small lot setback standards. As noted in the Architectural and
Site analysis below, these zipper lots create deviations in setback standards for
both the proposed lot type (small lots) and actual lot size (medium and large lots).
Per Table 7-1, Minimum Residential Site and Building Requirements, of the specific
4.B
Packet Pg. 33
6
plan, under footnote #1, “setback requirements are guidelines only and may be
modified to suit the unique characteristics of a project to allow for diverse product
type. Modifications to these setback requirements will be subject to Architectural
and Site review through the Planned Unit Development Application (PUD) that shall
be reviewed and approved by the City of Gilroy.” Due to the unique characteristics
of the site, including the small size of the site and the development restrictions
imposed on the site (including the 50’ development setback from the Syngenta
property boundary), the City would not be able to make the nine required findings
for PUD applications.
Upon consultation with city staff, the applicant chose to seek approval of the lot
sizes and setback deviations via a variance request. The proposed nine zipper lots
are consistent with the zipper lots provided in the adjacent approved and
constructed Hecker Pass East Cluster Planned Unit Development (approved under
AS 13-06 and TM 13-02) and Hecker Pass West Cluster.
a) FINDINGS: In accordance with Gilroy City Code Section 30.50.20(3), five
required findings must all be supported for consideration of a variance request.
Staff has evaluated each required finding, as follows:
i) “That there are exceptional or extraordinary circumstances applying to the
property involved or to the proposed use.”
As previously discussed, the property is a uniquely shaped and sized
parcel with a 50’ no-build easement along its northern property line. This
presents particularly unique and exceptional constraints on the applicant
to conform to the specific plan’s lot size and setback requirements while
attempting to make the property a viable and economically feasible
development. The lack of square footage also presents a challenge to
meet the Planned Unit Development requirements as would typically be
required for deviations for setbacks and lot sizes (as noted above).
ii) “That because of such exceptional or extraordinary circumstances, the
literal enforcement of specified provisions of this chapter would result in
practical difficulty or unnecessary hardship such as to deprive the
applicant of a substantial property right possessed by other owners of
property in the same class or district.”
As noted, the project site’s size and development constraints present a
unique development hurdle for the applicant due to a number of factors,
including a 50’ no build easement, the unique triangular shape of the lot,
and the lack of physical space to accommodate residential units and stand
alone open space. Staff believe the literal enforcement of the specific
plan’s setback requirements for the actual lot sizes proposed (between
3,800 and 20,200 SF) and the subsequent requirement for the applicant to
submit a PUD request to justify those deviations, would constitute an
unnecessary hardship and would not be in line with previous city
approvals for similar specific plan developments.
4.B
Packet Pg. 34
7
iii) “That the allowance of the variance will not, under circumstances of the
particular case, be materially detrimental to the public welfare or
materially injurious to persons or property in the vicinity.”
The allowance of the variance will not be materially detrimental to the
public welfare or materially injurious to persons or property in the vicinity
as the property has been designated for residential uses and would not
present any impediments to adjacent uses. The project factors into its
development footprint the 50’ no-build easement along the north project
boundary with Syngenta Flowers and would not impede agricultural uses
on that site.
iv) “That the results of allowing the variances as specified will be in harmony
with the general intent of the Zoning Ordinance.”
The Zoning Ordinance designates this site as part of the Hecker Pass
Special Use District which is subject to the rules and requirements of the
Hecker Pass Specific Plan. The specific plan provides allowances for
varying lot sizes and setbacks if they are intended to accommodate for
diverse residential product types. The applicant seeks to continue the
zipper lot configuration that previously permitted in the adjacent East
Cluster development and is attempting to comply with setback and lot
size requirements as closely as possible given the constraints of the site.
Therefore, allowing this variance would be in general harmony with the
general intent of the specific plan.
v) “That the granting of a variance will not constitute the granting of a special
privilege greater than that provided for by the standard provisions of this
chapter for other properties in the vicinity and in the same zoning district.”
As previously discussed, the granting of this variance generally complies
with the Hecker Pass Specific Plan’s allowance for varying lot sizes and
product types as has been previously permitted in adjacent residential
developments within the specific plan area. Therefore, the variance does
not constitute the granting of a special privilege greater than that provided
to other properties in the vicinity.
Given the minor variations proposed, the previously approved East Cluster zipper
lot standards, and the compensatory adjustment of rear setbacks, staff
recommends approval of the lot size and setback variations. As such, staff
supports approval of the variance request by the Planning Commission with the
recommended conditions included in Attachment E of this staff report.
9) Staff Analysis for Vesting Tentative Map (TM 17-02): In accordance with Section
21.41(i) of the Gilroy City Code, initial approval of a tentative map is valid for
twenty-four (24) months. Such approval may only be extended at the Council’s
discretion.
4.B
Packet Pg. 35
8
a) Site Layout and Lot Sizes: The proposed tentative map would subdivide
approximately 2.23-acres into nine (9) residential lots (1.48 acres), two (2)
landscaped open space parcels fronting Third Street (0.41 acres), and one (1)
public street (Thyme Court) (0.34 acres). The Hecker Pass Specific Plan
prescribes the percentage of lot sizes required in each of the Residential
Clusters within the Specific Plan area. The East Residential Cluster
designation is designed to allow compact clustering of units in neighborhoods,
and to preserve agricultural and open space land in the Hecker Pa ss Specific
Plan area. The clustering concept requires three ranges of home types, to
allow diversity in design and a mixture of unit types. The three lot size ranges
are Smaller (typically 2,500-3,500 square feet), Mid-range (typically 3,500-
6,000 square feet), and larger (typically greater than 6,000 square feet).
The following chart shows the percentage of each lot type specified and
approved by the Specific Plan:
East Residential Cluster Lot Size Requirements
Hecker Pass Specific Plan
Lot Size Ranges
Dwelling Units
(Allocated)
Percentage
Small (Less than 3,500 SF) 82 31.7%
Mid-Range (3,500-6,000 SF) 118 45.6%
Large (6,000 SF and above) 59 22.8%
Source: Hecker Pass Specific Plan, page 3-21, Table 3-3
The project proposes all 9 lots be categorized in the small lot category due to
their “zipper” lot configuration. The actual lot sizes range in size from 3,800 to
5,400 square feet for 7 lots, and 2 lots in the larger category, 6,000 square feet
and greater (note that the ranges have been modified, bu t still provide small,
mid-range, and larger lots accommodating development of diverse floor plans
and sizes). The table below provides a breakdown of each lot’s total actual
square footage. Because the specific plan requires development buffers
between residential and agricultural uses (HPSP Policy 3-12), a required 50-
foot “no build easement” is included for Lots 1 & 9 for the north portion of each
property. This “no build easement” is required because of the adjacent
Syngenta agricultural facility immediately to the north.
Heartland Triangle Actual Lot Sizes1
LOT #
LOT TOTAL SF
1 9,000 (3,3002)
4.B
Packet Pg. 36
9
LOT #
LOT TOTAL SF
2 3,800
3 3,800
4 4,300
5 4,900
6 9,100
7 5,400
8 4,200
9 20,200 (8,6802)
1 – Lot sizes presented above are the actual square footage of each lot.
However, all nine lots utilize the small “zipper” lot designation per previous
specific plan residential cluster approvals.
2 – Buildable square footage is calculated for Lots 1 and 9 to subtract the
square footage of the 50’ no-build easement
As noted above under 7) “Hecker Pass Specific Plan Consistency,” the
applicant wishes to exercise the flexibility in lot sizes that the specific plan
provides. Note that the Specific Plan uses a variety of terms regarding lot size,
which include “maximum limit”, “maximum lot size”, “target percentage”,
“typical lot size”, etc., which allows the City flexibility in interpreting the intent of
the specific plan as it relates to lot sizes and ensuring diverse housing types.
Although the proposed subdivision may not be consistent with the maximum
lot sizes in each category, it is substantially consistent with the intent of the
Specific Plan to provide a variety of lot sizes that accommodate diverse home
sizes.
b) Density: 6.1dwelling units per acre.
c) Circulation: A cul-de-sac public street (Thyme Court) would provide access
via Third Street. The cul-de-sac would comply with the specific plan’s
requirement for a full public street section (36’ right-of-way) providing a 46’
public right-of-way. A roadside bio-retention area and sidewalks connecting to
existing sidewalks to the north and south of the site are proposed along Third
Street immediately fronting the development.
d) Open Space: Two open space parcels (totaling 0.41 acres) with bio-retention
basin and connecting sidewalk will front the development along Third Street.
An existing crosswalk immediately to the southeast of site will provide access
to Uvas Creek public linear park and trail system.
4.B
Packet Pg. 37
10
e) Off-Site Improvements: A portion of the proposed bio-retention area and
new six foot wide sidewalk would extend onto the adjacent property to the east
(The Heartland development).
f) Property Dedications and Easements: A five-foot public service easement
would be provided immediately fronting each lot along Thyme Court and would
include the development’s cluster mailbox between Lots 1 and 9.
g) FINDINGS: As discussed and analyzed above, the following findings can be
made in support of the tentative map request:
i) The proposed Tentative Map is generally consistent with the intent of the
goals and policies of the Hecker Pass 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) Staff Analysis for Architecture & Site Approval (AS 17-14): The Hecker Pass
Specific Plan provides for specific design requirements as detailed in Chapter 7,
“Community Design.” The proposed project and how it conforms to these
requirements are analyzed as follows:
a) Building Setbacks: Table 7-1 on page 7-6 of the specific plan provides
minimum residential site and building requirements for the residential districts
that make up the specific plan area. The residential lots vary in size from 3,800
square feet to 20,200 square feet. However, as previously noted a 50-foot no-
build easement for Lots 1 and 9 reduce the “buildable” square footage for
these lots (Lot 1 – 3,800 SF and Lot 9 – 6,200 SF). In addition, each of the
nine lots are characterized as “zipper” lots which per prior East Residentia l
Cluster entitlement approvals allow for reduced front yard setbacks and
increased rear setbacks. Therefore, as a result of utilizing the small “zipper” lot
type, the project falls within the specific plan’s Residential Cluster
requirements for lots that typically range from 2,500-3,500 square feet in size.
The table below provides a breakdown of each of the nine lots and the actual
lot size and setback requirements for each. Those setbacks that do not meet
the minimum requirements of the specific plan are shown in bold italics. Again,
the applicant is wishing to apply the small “zipper” lot standard which applies
4.B
Packet Pg. 38
11
small lot design standards. Small and medium lot standards are largely the
same except for side to lot line as noted below.
3,500-6,000 SF
LOT
#
Plan # &
Elevation
Style
LOT
TOTAL
SF
LOT
BUILDABLE
SF
Front to
Right-
of-Way
12'
Side to
Right-of-
Way
7'
Side to
Lot Line
3’1
Building
to
Building
6'
Rear
to
Lot
Line
10'
2 4Z (B) 3,800 3,800 10 N/A 4 8 15
3 2Z-ALT.
(A)
3,800 3,800 10 N/A 4 8 15
4 3Z (D) 4,300 4,300 10 N/A 4 8 15
5 2Z-ALT.
(C)
4,900 4,900 10 N/A 4 8 15
7 3Z (C)*** 5,400 5,400 10 10 4 8 15
8 2Z-ALT.
(D)***
4,200 4,200 10 N/A 4 8 15
*** - enhanced elevations
1.Side to lot line requirements for lots within the “Typ. 2500 -3500 SF Lot” type is 0’.
6,000 SF and above
LOT
#
Plan # &
Elevation
Style
LOT
TOTAL
SF
LOT
BUILDABLE
SF1
Front to
Right-
of-Way
15’
Side to
Right-of-
Way
10'
Side to
Lot Line
6’
Building
to
Building
12'
Rear
to
Lot
Line
15'
1 2Z-ALT. 9,000 3,300 10 N/A 4 8 15
6 4Z (B)*** 9,100 9,100 10 N/A 4 8 15
9 4Z (B)*** 20,200 8,680 10 N/A 4 8 15
1 – Buildable square footage is calculated for Lots 1 and 9 to subtract the square
footage of the 50’ no-build easement
*** - enhanced elevations
The Hecker Pass Specific Plan includes a provision under “Table 7-1:
Minimum Residential Site and Building Requirements” (page 7-6) that reads,
“Setback requirements are guidelines only and may be modified to suit the
unique characteristics of a project to allow for diverse product types.
Modifications to these setback requirements will be subject to Architectural
and Site review through the Planned Unit Development Application that shall
4.B
Packet Pg. 39
12
be reviewed and approved by the City of Gilroy.” As noted, the applicant
wishes to utilize the small “zipper” lot designation for each of the nine lots
which would effectively characterize the lots as small lots and the lot standards
thereof. The applicant proposes to reduce front yard setbacks for all lots in
order to gain rear yard depth as was approved in The Heartlands Planned Unit
Development (AS 13-06/TM 13-02). Therefore, each of the 9 lots deviate from
the front yard setback standards. In addition, the three largest lots (1, 6 and 9)
do not meet the setback standards for side to lot line and bu ilding to building
standards. While the 9 lots do not fully meet the front setback standards, the
setbacks are guidelines only and may be modified through the Architectural
and Site Review process. The Hecker Pass Specific Plan typically only allows
for this through the Planned Unit Development application process. However,
due to the size and the unusual development restrictions of the parcel, the
applicant subsequently submitted a variance application for sizes for each of
the lots as required by the specific plan. Further staff analysis and discussion
is included staff’s variance analysis above.
b) Architectural Design: Four distinct architectural styles have been utilized for
this 9-lot community: “Farmhouse,” “Prairie,” “Craftsman,” and
“Mediterranean.” These architectural styles are incorporated throughout the
development with 3 different plan types as listed below, and have been
differentiated through the use of materials and design features including: roof
pitch, window and door trims (headers and sills), shutter style, garage door
style, front door style, eave type and depth, roof tile style, column style, use
and design of corbels and style-appropriate details. Each style is intended to
be representative of the historical home model type and each is i ntended to be
readily distinguished from the other. Side and rear elevations that face streets
within the subdivision would be required to include additional detailing. These
lots are noted as having enhanced elevations in the Lot Setback Tables (see
above). The following table identifies the various architectural styles proposed
for each home plan.
Plan Type Farmhouse Prairie Craftsman Mediterranean
2Z-ALT. x x x
3Z x x x
4Z x x
c) Parking: There are two garage spaces and two driveway spaces for each
home for a total of 36 private parking spaces. There will be 9 on -street parking
spaces provided and available for home-owners and guests. The City requires
two garage spaces (unobstructed 20 feet by 20 feet) and two driveway spaces
per home, along with one on-street parking space per home. City parking
requirements are met.
d) Landscaping: Landscaping plans (as shown on sheets L-1 through L-3) for
4.B
Packet Pg. 40
13
the proposed development include front and side yard landscaping for all nine
residential lots. The applicant proposes to landscape approximately 15 percent
of the total residential site area. In addition, a shrub landscaped portion of the
space comprising Lots 9 and 1 primarily consists of the 50 -foot no build
setback. Per the specific plan (Section 5.2.1.3, “Agricultural Management”),
landscaping is allowed within this 50-foot easement. All landscaping proposed
will be maintained by property owners. Only one tree (coast live oak) exists on
the site (on the northeast corner of the proposed Lot 1) and will be retained as
part of the backyard of Lot 1. The open space areas fronting the development
along Third Street already include landscaping and only the vegetated
bioswale will be maintained by the city.
e) Fencing: Six-foot high good neighbor fencing will be provided throughout the
development to separate residential lots while a six-foot high stone veneer
privacy wall will mark the boundary of the development and the sidewalk along
Third Street. Wood gates will allow side back yard access to each individual
residence. Height and materials proposed for all fencing and walls are
consistent with specific plan design guidelines.
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 April 13, 2017 and September 28, 2017. Additional
review by Planning staff was conducted on a third set of plans received on
November 6, 2017 as well as the variance application on March 29, 2018.
Recommendations of the TAC members have been incorporated into the project
plans and/or are included as recommended conditions in attached resolution(s).
Pursuant to Section 21.41(a), the Tentative Map was distributed for consideration
by various departments and utility agencies. Standard comments received are
incorporated in the recommended conditions of approval (see Attachment D).
12) Gilroy Unified School District (GUSD): Project plans were routed to the GUSD
for review and comments. The GUSD representative did not have comments on
the proposed project but noted the Heartland Triangle development falls within the
following school boundaries: Las Animas Elementary School, Ascension
Solorsano Middle School, and Gilroy High School. In addition, the GUSD
representative noted that each school would have capacity to handle the expected
population increase as a result of this development.
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 April 27, 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 passers-by 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 on the tentative map and
4.B
Packet Pg. 41
14
architectural and site review applications are not final, but rather a
recommendation. As such, the matter will be considered by the City Council at a
later date. However, the variance application, per City Code section 30.50.209(a),
will only be reviewed and approved by the Planning Commission. If app roved, staff
has conditioned the variance application so that the variance will only go into effect
upon final approval of the tentative map and the architectural and site review
applications by the City Council.
Attachments:
1. Hecker Pass Specific Plan Land Use Diagram
2. Project Plans (Architectural and Site ReviewTentative Map)
3. Hecker Pass SP Lot Type & Breakdown Size
4. Mitigation Monitoring and Reporting Program
5. Draft Notice of Exemption
6. V 18-01 Recommended Resolution
7. TM 17-02 Recommended Resolution
8. AS 17-14 Recommended Resolution
4.B
Packet Pg. 42
4.B.aPacket Pg. 43Attachment: Hecker Pass Specific Plan Land Use Diagram (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
3RD STREET123456789GRASSLAND WAY3RD STREETROSEMARY DRTAMARIND WAYTARRAGON DRCLUB DRLOT ALOT BSHEET NO.SHEET TITLEVTM-01TITLE SHEETVTM-02EXISTING CONDITIONSVTM-03SITE PLANVTM-04GRADING AND UTILITY PLANVTM-05PRELIM STORMWATER CONTROL PLANVTM-06CUT & FILL MAPGILROY, CALIFORNIAVESTING TENTATIVE MAP (TM 17-02)APPLICANT/OWNER:MERITAGE HOMES2603 CAMINO RAMON, STE. #140SAN RAMON, CA 94583CONTACT: JESS SALMON(925) 543-4057-2038,JESS.SALMON@MERITAGEHOMES.COMHECKER PASS - EAST CLUSTERPROJECT INFORMATION1.PROPERTY LOCATION SOUTH OF HWY 152, NORTH OF 3RD STREET, WEST OF THE HEARTLAND SUBDIVISION (TRACT 10220).2.ASSESSOR'S PARCEL NUMBER810-20-0293.TRACT # TRACT 10279, PARCEL M4.PRESENT LAND USEVACANT (TEMPORARY CONSTRUCTION TRAILERS & STORAGECONTAINERS)5.TOTAL EXISTING LOTSONE6.TOTAL PROPOSED LOTS9 RESIDENTIAL LOTS, 2 OPEN SPACE PARCELS & 1 PUBLIC STREET7.EXISTING GENERAL PLANHECKER PASS SPECIAL USE DISTRICT-RESIDENTIAL CLUSTER8.EXISTING ZONING DISTRICTHECKER PASS SPECIAL DISTRICT-RESIDENTIAL CLUSTER9.BUILDOUT TABULATIONRESIDENTIAL LOTS (LOTS 1 - 9) 1.48 ± ACOPEN SPACE (LOTS A & B) 0.41 ± ACPUBLIC STREET 0.34 ± AC GROSS AREA 2.23 ± ACNET DENSITY9 LOTS / 1.48 AC (RESIDENTIAL LOT ACREAGE) = 6.1 DU/AC10.UTILITIESWATERCITY OF GILROYGAS & ELECTRICPACIFIC GAS & ELECTRICSANITARY SEWERCITY OF GILROYSTORM DRAINCITY OF GILROYTELEPHONEVERIZONCABLEFRONTIER COMMUNICATIONS PLANNER/CIVIL ENGINEER:RUGGERI-JENSEN-AZAR8055 CAMINO ARROYOGILROY, CA 95020PLANNER CONTACT: ROSS DOYLE(408) 848-0300, RDOYLE@RJA-GPS.COMCIVIL ENGINEER CONTACT: JIM SCHUL, P.E., RCE #49688(408) 848-0300, JSCHUL@RJA-GPS.COMSHEET INDEX1003,977 SFMeritageHomesGENERAL NOTES1.LOT NUMBERS ARE FOR IDENTIFICATION ONLY AND ARE NOT INTENDED AS FINAL.2.THE EXISTING TOPOGRAPHY, AS SHOWN, IS BASED ON A FIELD SURVEY DATED DECEMBER, 2016. THE SPOT ELEVATIONS AND/OR CONTOURSSHOWN ON THIS PLAN REPRESENT GROUND ELEVATIONS, AS DETERMINED AT TIME OF SAID SURVEY.3.CERTIFICATION OF GRADES AND SOIL COMPACTION REQUIRED PRIOR TO BUILDING PERMIT FINAL.4.ALL FUTURE BUILDINGS SHALL BE SPRINKLERED FOR FIRE SAFETY PER THE CITY OF GILROY FIRE AND BUILDING DEPARTMENT STANDARDS.5.ALL RETAINING WALLS (IF REQUIRED) SHALL BE MASONRY AND SHALL BE A MODULAR SYSTEM AND/OR CAST IN PLACE CONCRETE WITH ADECORATIVE SURFACING. ALL SITE RETAINING WALLS ARE SUBJECT TO THE REVIEW AND APPROVAL OF THE PLANNING, BUILDING, ANDENGINEERING DIVISIONS. WOOD WALLS SHALL NOT BE PERMITTED.6.PROPOSED PIPE SIZES AND LENGTHS TO BE CONFIRMED DURING IMPROVEMENT PLAN PREPARATION.7.ALL WORK IS TO BE DONE IN COMPLIANCE WITH THE CITY OF GILROY SPECIFICATIONS STANDARDS AND DESIGN CRITERIA AND IS SUBJECT TOALL LAWS OF THIS COMMUNITY BY REFERENCE.8.TRANSFORMERS AND SPLICE BOXES SHALL BE UNDERGROUND.9.CERTIFICATION OF IMPROVEMENTS ON SITE PLANS IS REQUIRED PRIOR TO BUILDING FINAL.10.LOTS A & B WILL BE OWNED BY THE CITY OF GILROY AND MAINTAINED BY THE COMMUNITY FACILITY DISTRICT.11.THE PROJECT IS LOCATED IN ZONE D PER FLOOD MAP# 06085C0638H EFFECTIVE ON 05/18/2009 . ZONE D IS DEFINED AS AREAS IN WHICH FLOODHAZARDS ARE UNDETERMINED, BUT POSSIBLE.12.ALL GRADING WILL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONS AND CONDITIONS OF THE GEOTECHNICAL ENGINEER'SREPORTS REGARDING THIS PROJECT.13.PROPOSED GRADES AS SHOWN ARE PRELIMINARY. FINAL GRADES ARE SUBJECT TO FINAL DESIGN.14.ALL EROSION CONTROL MEASURES SHALL BE IN CONFORMANCE WITH THE CRITERIA AND STANDARDS OF THE CITY OF GILROY.15.GRADING, SURFACE IMPROVEMENTS, AND UTILITIES ARE CONCEPTUAL AND ARE SUBJECT TO REVISION AND CITY APPROVAL DURING FINALDESIGN.16.IF THE PROJECT HAS EXCESS FILL OR CUT THAT WILL BE ON OR OFF-HAULED TO A SITE WITHIN THE CITY LIMITS OF GILROY, AN ADDITIONALPERMIT IS REQUIRED.17.THE EXISTING TREE WITHIN THE DEVELOPMENT AREA WILL REMAIN.18.BENCHMARK: BRASS DISK MONUMENT AT THE SOUTHEAST END OF UVAS CREEK BRIDGE ON SANTA TERESA BOULEVARD, ELEVATION =222.51'(NGVD29-CITY OF GILROY). 19. WITHIN THE DEVELOPMENT AREA SHOWN ABOVE, APPLICANT WILL PROVIDE DETECTABLE WARNING SURFACES FOR ALL PEDESTRIAN ACCESS POINTS CROSSING STREETS.VTM-01EARTHWORK SUMMARYCUT:1,488 CYFILL:1,977 CYNET:509 CY IMPORTSITEAREA MAPNOT TO SCALEHEARTLAND -TRIANGLESHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-420003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, Suite 140
San Ramon, CA 94583
www.meritagehomes.com
VESTING TENTATIVE MAPSHEET OF 609/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.NTS14.B.bPacket Pg. 44Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
N89°44'56"E 469.40'N00°16'09"W 422.12'N47°43'29"W 530.21'LIMIT OF FEMAFLOOD ZONE AEEXISTING TRAILLANDS OF MERITAGE HOMESAPN 810-20-029PARCEL M OF TRACT 10279±2.23 AC (GROSS)L=101.41' R=817.50'Δ=7°06'27"HPSPCOMPOSITECREEKSETBACKLINEEXISTINGCROSSWALKVTM-022SHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-420003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, Suite 140
San Ramon, CA 94583
www.meritagehomes.com
VESTING TENTATIVE MAPSHEET OF 609/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.4.B.bPacket Pg. 45Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
11.0'5.0'TRAVEL LANE11.0'TRAVEL LANEPSE6" MODIFIED CURB (ATDRIVEWAYS ONLY); 6" STANDARDCURB IN ALL OTHER LOCATIONS7.0'PARKING7.0'PARKINGPROPOSED 46' PUBLIC R/W*1"=10'6" MODIFIED CURB (ATDRIVEWAYS ONLY); 6" STANDARDCURB IN ALL OTHER LOCATIONS5.0'PSE5.0'SW5.0'SWPUBLIC R/WPLPL2%2%2%2%CL12.0'EX TRAVEL LANE12.0'EX TRAVEL LANE5.0'EX CLASS II5.0'EXISTING 3RD STREET SECTION(SECTION A-A)1"=10'8.0'EX SWALEEX 35.0' PUBLIC ROADRWBIKE LANEEX CLASS IIBIKE LANERW3.0'2.0'15.5'6.0'SWKPL3.0'2%2%CL2%EX FLUSH CURBEX FLUSH CURB3.5'14.0'3.5'10.5'EX 30" RECWEX 16" WEX 36" SDNEWRESIDENTIALLOT46.0'20.5'33.0' PSE6.5'LANDSCAPEFCFC36.0'EXEXNEWBNDY3.5'BIORETENTION SWALE, SEEDETAIL ON PRELIM SWCP(SHEET VTM-05)BNDY WALLAPPROX EX JTTHYME COURT12.0'EX TRAVEL LANE12.0'EX TRAVEL LANE5.0'EX CLASS II5.0'EXISTING 3RD STREET SECTION(SECTION B-B)1"=10'8.0'EX SWALEEX 35.0' PUBLIC ROADRWBIKE LANEEX CLASS IIBIKE LANERW3.0'17.0'6.0'EX SWKPL2%2%CL2%EX FLUSH CURBEX FLUSH CURB3.5'14.0'3.5'10.5'EX 30" RECWEX 16" WEX 36" SDNEWRESIDENTIALLOTLANDSCAPE33.0' PSE10.0'EXEXNEWBNDY3.5'BNDY WALLAPPROX EX JTEX SWALE37'47'37'47'117'45'45'90'1234567899
1
'
5
0
'
4
8
'3RD STREET (PUBLIC)50.0'NO-BUILDEASEMENT57'47'152'18'
10'45'91'49'46'51'40'22'3
5
.
0
'
E
X
3
3
'
P
S
E 10'36.0'46.0'R 39.0'10'10'197'20'69'47'32'
39'
22
'
2
8
'±9,100 SQFT±4,900 SQFT±4,300 SQFT±3,800 SQFT±3,800 SQFT±9,000 SQFT±20,200 SQFT±4,200 SQFT±5,400 SQFT46' PUBLIC R/W27'16'43'48
3
3
'
7
9
'
92'61'281'LOT A±11,100 SQFT±14,600 SQFT
LOT B±7,000 SQFTN89°44'56"E 469.40'N00°16'09"W 422.12'N47°43'29"W 530.21'18'134'50.0'NO-BUILDEASEMENTL=101.41' R=817.50'Δ=7°06'27"R=10
2
'
5'R=50'R=84'EX 12' CLASS 1 TRAIL202'49'
45'
6'2'322'49'98'R=31'R=31'55'ROSEMARY DRIVE5' PSE5' PSE5' PSE2'101'231'2'EX 10'UTILITYEASEMENT16' PTEEX SWALE NEW BIO-RETENTION AREA EX SIDEWALK TOBE REMOVEDNEW 6' SIDEWALKEX 6' SIDEWALKEX 6' SIDEWALKCLUSTERMAILBOXAA6' SIDEWALKEX SIDEWALK TOBE REMOVEDCONFORM TO EXSIDEWALK BOUNDARY WALL/1.5' RET WALL BOUNDARY WALL/1.5' RET WALLCONFORM TOEX SIDEWALKTHYME COURTBB5'5'202'EX CROSSWALKVTM-033SHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-420003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, Suite 140
San Ramon, CA 94583
www.meritagehomes.com
VESTING TENTATIVE MAPSHEET OF 609/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.4.B.bPacket Pg. 46Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 47Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 48Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 49Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
3RD STREET123456789GRASSLAND WAY3RD STREETROSEMARY DRTAMARIND WAYTARRAGON DRCLUB DRTHYME CT.APPLICANT/OWNER:MERITAGE HOMES2603 CAMINO RAMON, STE. #140SAN RAMON, CA 94583CONTACT: JESS SALMON (925) 543-4057JESS.SALMON@MERITAGEHOMES.COM PLANNER/CIVIL ENGINEER:RUGGERI-JENSEN-AZAR8055 CAMINO ARROYOGILROY, CA 95020PLANNER CONTACT: ROSS DOYLE(408) 848-0300, RDOYLE@RJA-GPS.COMCIVIL ENGINEER CONTACT: JIM SCHUL, P.E., RCE #49688(408) 848-0300, JSCHUL@RJA-GPS.COM1003,977 SFMeritageHomesPARKING SUMMARYPARKING REQUIRED: 21 SPACES9X2 (2/EACH UNIT)+9/4 (GUEST PARKING, 1 PER 4 UNITS)PARKING PROVIDED: 45 SPACESTYPE OF PARKINGPROVIDED·GARAGE SPACES18 (2/UNIT)·APRON SPACES18 (2/UNIT)·CURB-SIDE SPACES9 45 (5/UNIT)1ARCHITECTURAL & SITE APPROVAL APPLICATION (AS 17-14)AS-01GILROY, CALIFORNIAARCHITECT:OAG ARCHITECTS, INC.940 TYLER ST., #19BENICIA, CA 94510CONTACT: NANCY NELSON(707) 746-6586 NNELSON@OAGARCHITECTS.COMLANDSCAPEARCHITECT:VANDER TOOLEN ASSOCIATES855 BORDEAUX WAY, STE 240NAPA, CA 94558CONTACT: RACHAEL BRINKERHOFF(707) 224-2299 RACHAEL@VANDERTOOLEN.COML1~L3LANDSCAPE PLANSSHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-4200003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, #140
San Ramon, CA 994583
www.meritagehomes.com
ARCHITECTURE/SITE APPROVALSHEET OF 2109/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.EARTHWORK SUMMARYCUT:1,488 CYFILL:1,977 CYNET:509 CY IMPORTGENERAL NOTES1.LOT NUMBERS ARE FOR IDENTIFICATION ONLY AND ARE NOT INTENDED AS FINAL.2.THE EXISTING TOPOGRAPHY, AS SHOWN, IS BASED ON A FIELD SURVEY DATED DECEMBER, 2016. THE SPOT ELEVATIONS AND/OR CONTOURSSHOWN ON THIS PLAN REPRESENT GROUND ELEVATIONS, AS DETERMINED AT TIME OF SAID SURVEY.3.CERTIFICATION OF GRADES AND SOIL COMPACTION REQUIRED PRIOR TO BUILDING PERMIT FINAL.4.ALL FUTURE BUILDINGS SHALL BE SPRINKLERED FOR FIRE SAFETY PER THE CITY OF GILROY FIRE AND BUILDING DEPARTMENT STANDARDS.5.ALL RETAINING WALLS (IF REQUIRED) SHALL BE MASONRY AND SHALL BE A MODULAR SYSTEM AND/OR CAST IN PLACE CONCRETE WITH ADECORATIVE SURFACING. ALL SITE RETAINING WALLS ARE SUBJECT TO THE REVIEW AND APPROVAL OF THE PLANNING, BUILDING, ANDENGINEERING DIVISIONS. WOOD WALLS SHALL NOT BE PERMITTED.6.PROPOSED PIPE SIZES AND LENGTHS TO BE CONFIRMED DURING IMPROVEMENT PLAN PREPARATION.7.ALL WORK IS TO BE DONE IN COMPLIANCE WITH THE CITY OF GILROY SPECIFICATIONS STANDARDS AND DESIGN CRITERIA AND IS SUBJECT TOALL LAWS OF THIS COMMUNITY BY REFERENCE.8.TRANSFORMERS AND SPLICE BOXES SHALL BE UNDERGROUND.9.CERTIFICATION OF IMPROVEMENTS ON-SITE PLANS IS REQUIRED PRIOR TO BUILDING FINAL.10.LOTS A & B WILL BE OWNED BY THE CITY OF GILROY AND MAINTAINED BY THE COMMUNITY FACILITY DISTRICT.11.THE PROJECT IS LOCATED IN ZONE D PER FLOOD MAP# 06085C0638H EFFECTIVE ON 05/18/2009 . ZONE D IS DEFINED AS AREAS IN WHICH FLOODHAZARDS ARE UNDETERMINED, BUT POSSIBLE.12.ALL GRADING WILL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONS AND CONDITIONS OF THE GEOTECHNICAL ENGINEER'SREPORTS REGARDING THIS PROJECT.13.PROPOSED GRADES AS SHOWN ARE PRELIMINARY. FINAL GRADES ARE SUBJECT TO FINAL DESIGN.14.ALL EROSION CONTROL MEASURES SHALL BE IN CONFORMANCE WITH THE CRITERIA AND STANDARDS OF THE CITY OF GILROY.15.GRADING, SURFACE IMPROVEMENTS, AND UTILITIES ARE CONCEPTUAL AND ARE SUBJECT TO REVISION AND CITY APPROVAL DURING FINALDESIGN.16.IF THE PROJECT HAS EXCESS FILL OR CUT THAT WILL BE ON OR OFF-HAULED TO A SITE WITHIN THE CITY LIMITS OF GILROY, AN ADDITIONALPERMIT IS REQUIRED.17.THE EXISTING TREE WITHIN THE DEVELOPMENT AREA WILL REMAIN.18.BENCHMARK: BRASS DISK MONUMENT AT THE SOUTHEAST END OF UVAS CREEK BRIDGE ON SANTA TERESA BOULEVARD, ELEVATION =222.51'(NGVD29-CITY OF GILROY).19.WITHIN THE DEVELOPMENT AREA SHOWN ABOVE, APPLICANT WILL PROVIDE DETECTABLE WARNING SURFACES FOR ALL PEDESTRIAN ACCESS POINTS CROSSING STREETS.PROJECT INFORMATION1.PROPERTY LOCATION SOUTH OF HWY 152, NORTH OF 3RD STREET, WEST OF THE HEARTLAND SUBDIVISION (TRACT 10220).2.ASSESSOR'S PARCEL NUMBER810-20-0293.TRACT # TRACT 10279, PARCEL M4.PRESENT LAND USEVACANT (TEMPORARY CONSTRUCTION TRAILERS & STORAGECONTAINERS)5.TOTAL EXISTING LOTSONE6.TOTAL PROPOSED LOTS9 RESIDENTIAL LOTS, 2 OPEN SPACE PARCELS & 1 PUBLIC STREET7.EXISTING GENERAL PLANHECKER PASS SPECIAL USE DISTRICT-RESIDENTIAL CLUSTER8.EXISTING ZONING DISTRICTHECKER PASS SPECIAL DISTRICT-RESIDENTIAL CLUSTER9.BUILDOUT TABULATIONRESIDENTIAL LOTS (LOTS 1 - 9) 1.48 ± ACOPEN SPACE (LOTS A & B) 0.41 ± ACPUBLIC STREET 0.34 ± AC GROSS AREA 2.23 ± ACNET DENSITY9 LOTS / 1.48 AC (RESIDENTIAL LOT ACREAGE) = 6.1 DU/AC10.UTILITIESWATERCITY OF GILROYGAS & ELECTRICPACIFIC GAS & ELECTRICSANITARY SEWERCITY OF GILROYSTORM DRAINCITY OF GILROYTELEPHONEVERIZONCABLEFRONTIER COMMUNICATIONSSheet NumberSheet TitleAS-01TITLE SHEETAS-02EXISTING CONDITIONSAS-03SITE PLANAS-04PRELIMINARY PLOTTING & DEVELOPMENT STANDARDSAS-05GRADING AND UTILITY PLANAS-06PRELIM STORMWATER CONTROL PLANAS-07CUT & FILL MAPSHEET INDEXA0~A9ARCHITECTURE PLANSPHOTOMETRIC PLANHECKER PASS - EAST CLUSTERHEARTLAND -TRIANGLESITEAREA MAPNOT TO SCALENTS4.B.bPacket Pg. 50Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
N89°44'56"E 469.40'N00°16'09"W 422.12'N47°43'29"W 530.21'LIMIT OF FEMAFLOOD ZONE AEEXISTING TRAILLANDS OF MERITAGE HOMESAPN 810-20-029PARCEL M OF TRACT 10279±2.23 AC (GROSS)L=101.41' R=817.50'Δ=7°06'27"HPSPCOMPOSITECREEKSETBACKLINEEXISTINGCROSSWALKAS-022SHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-4200003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, #140
San Ramon, CA 994583
www.meritagehomes.com
ARCHITECTURE/SITE APPROVALSHEET OF 2109/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.4.B.bPacket Pg. 51Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
11.0'5.0'TRAVEL LANE11.0'TRAVEL LANEPSE6" MODIFIED CURB (ATDRIVEWAYS ONLY); 6" STANDARDCURB IN ALL OTHER LOCATIONS7.0'PARKING7.0'PARKINGPROPOSED 46' PUBLIC R/W*1"=10'6" MODIFIED CURB (ATDRIVEWAYS ONLY); 6" STANDARDCURB IN ALL OTHER LOCATIONS5.0'PSE5.0'SW5.0'SWPUBLIC R/WPLPL2%2%2%2%CL12.0'EX TRAVEL LANE12.0'EX TRAVEL LANE5.0'EX CLASS II5.0'EXISTING 3RD STREET SECTION(SECTION A-A)1"=10'8.0'EX SWALEEX 35.0' PUBLIC ROADRWBIKE LANEEX CLASS IIBIKE LANERW3.0'2.0'15.5'6.0'SWKPL3.0'2%2%CL2%EX FLUSH CURBEX FLUSH CURB3.5'14.0'3.5'10.5'EX 30" RECWEX 16" WEX 36" SDNEWRESIDENTIALLOT46.0'20.5'33.0' PSE6.5'LANDSCAPEFCFC36.0'EXEXNEWBNDY3.5'BIORETENTION SWALE, SEEDETAIL ON PRELIM SWCP(SHEET VTM-05)BNDY WALLAPPROX EX JTTHYME COURT12.0'EX TRAVEL LANE12.0'EX TRAVEL LANE5.0'EX CLASS II5.0'EXISTING 3RD STREET SECTION(SECTION B-B)1"=10'8.0'EX SWALEEX 35.0' PUBLIC ROADRWBIKE LANEEX CLASS IIBIKE LANERW3.0'17.0'6.0'EX SWKPL2%2%CL2%EX FLUSH CURBEX FLUSH CURB3.5'14.0'3.5'10.5'EX 30" RECWEX 16" WEX 36" SDNEWRESIDENTIALLOTLANDSCAPE33.0' PSE10.0'EXEXNEWBNDY3.5'BNDY WALLAPPROX EX JTEX SWALE37'47'37'47'117'45'45'90'1234567899
1
'
5
0
'
4
8
'3RD STREET (PUBLIC)50.0'NO-BUILDEASEMENT57'47'152'18'
10'45'91'49'46'51'40'22'3
5
.
0
'
E
X
3
3
'
P
S
E 10'36.0'46.0'R 39.0'10'10'197'20'69'47'32'
39'
22
'
2
8
'±9,100 SQFT±4,900 SQFT±4,300 SQFT±3,800 SQFT±3,800 SQFT±9,000 SQFT±20,200 SQFT±4,200 SQFT±5,400 SQFT46' PUBLIC R/W27'16'43'48
3
3
'
7
9
'
92'61'281'LOT A±11,100 SQFT±14,600 SQFT
LOT B±7,000 SQFTN89°44'56"E 469.40'N00°16'09"W 422.12'N47°43'29"W 530.21'18'134'50.0'NO-BUILDEASEMENTL=101.41' R=817.50'Δ=7°06'27"R=10
2
'
5'R=50'R=84'EX 12' CLASS 1 TRAIL202'49'
45'
6'2'322'49'98'R=31'R=31'55'ROSEMARY DRIVE5' PSE5' PSE5' PSE2'101'231'2'EX 10'UTILITYEASEMENT16' PTEEX SWALE NEW BIO-RETENTION AREA EX SIDEWALK TOBE REMOVEDNEW 6' SIDEWALKEX 6' SIDEWALKEX 6' SIDEWALKCLUSTERMAILBOXAA6' SIDEWALKEX SIDEWALK TOBE REMOVEDCONFORM TO EXSIDEWALK BOUNDARY WALL/1.5' RET WALL BOUNDARY WALL/1.5' RET WALLCONFORM TOEX SIDEWALKTHYME COURTBB5'5'202'EX CROSSWALK5' PSEEX 10'UTILITYEASEMENT5' PSEAS-033SHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-4200003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, #140
San Ramon, CA 994583
www.meritagehomes.com
ARCHITECTURE/SITE APPROVALSHEET OF 2109/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.4.B.bPacket Pg. 52Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
5' PSEPROPOSEDRED CURBEX 10'UTILITYEASEMENT5' PSE1234567893RD STREET (PUBLIC)50.0'NO-BUILDEASEMENT46' PUBLIC R/WLOT ALOT B50.0'NO-BUILDEASEMENTPLAN 4ZBPLAN 2ZA-ALTPLAN 3ZCPLAN 2ZD-ALTPLAN 4ZAPLAN 2ZB-ALTPLAN 4ZBP
L
A
N
2
Z
D
-
A
L
T
PLAN 3ZCMAILBOXEX SIDEWALKEX 6"W-RECTHYME COURT CLUSTER789LOT APLAN 4ZBPLAN 2ZD-ALTPLAN 3ZCAS-044SHEET REVISIONS DATE JOB NO.SHEETBY
DATE
SCALECK HECKER PASS EAST CLUSTER-HEARTLAND TRIANGLE
GILROY, CALIFORNIA994001-4200003/17/2017
AS SHOWN Meritage Homes
2603 Camino Ramon, #140
San Ramon, CA 994583
www.meritagehomes.com
ARCHITECTURE/SITE APPROVALSHEET OF 2109/01/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
JULY 6, 2017.
11/02/2017 REVISIONS TO PLAN SET PER CITY OF
GILROY'S INCOMPLETE LETTER DATED
OCTOBER 11, 2017.TYPICAL LOT STANDARDS ZIPPER LOTS(LOTS 1-9)SETBACKS:FACE-OF-GARAGE TO RIGHT-OF-WAY (1)FRONT LIVING SPACE TO STREET RIGHT-OF-WAY REAR LIVING SPACE TO LOT LINESIDE YARD (INTERIOR) TO LOT LINEDEVELOPMENT STANDARDSPROPOSEDSTANDARDS(A)(B)(C)TYPICAL LOT AREA (MINIMUM):3,800 S.F.18' MIN.10' MIN.15' MIN.4' MIN.LOT TYPE: ZIPPER LOTS - MINIMUM SETBACKS(D)SIDE YARD (CORNER) TO RIGHT-OF-WAY10' MIN.(E)FRONT PORCH TO RIGHT-OF-WAY6' MIN.(F)NOTES:1.PER CITY STANDARDS, DRIVEWAYS ARE A MINIMUM OF 18-FEET,MEASURED FROM BACK OF WALK TO FACE OF GARAGE.***MINIMUM SETBACK IDENTIFIED. IN NO CASE WILL THEPORCH ENCROACH INTO THE PSE.***IN CASES WHERE PRIVATE YARD EASEMENTS APPLY, THEMINIMUM SIDE YARD SETBACK SHALL BE 5 FEET.LOT #PLAN #(B) FRONTSETBACK(LIVING AREATO BACK OFWALK) (FT)(F) FRONTSETBACK(PORCH TOBACK OFWALK) (FT)*(C) REARYARDSETBACK (FT)(D) SIDE YARDINTERIORSETBACK(FT)**(E) SIDE YARDCORNERSETBACK (TOBACK OFWALK) (FT)ELEVATIONSTYLE12Z-ALT.106154n/aB24Z106154n/aA32Z-ALT.106154n/aD43Z106154n/aC52Z-ALT.106154n/aA64Z106154n/aB***73Z10615410C***82Z-ALT.106154n/aD***94Z106154n/aB***MINIMUM SETBACK TABLE&
46' PUBLIC RW3RD STREETLOT A(OPEN SPACE) NEW SIDEWALK EXISTING SIDEWALK* MINIMUM SETBACK IDENTIFIED. IN NO CASE WILL THE PORCH ENCROACH INTO THE PSE.** IN CASES WHERE PRIVATE YARD EASEMENTS APPLY, THE MINIMUM SIDE YARD SETBACK SHALL BE 5 FEET.*** ENHANCED ELEVATIONS4.B.bPacket Pg. 53Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 54Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 55Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.bPacket Pg. 56Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
4.B.b
Packet Pg. 57 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
PLAN 2Z ALT. (237-2132)
HEARTLAND TRIANGLE
SHEET A-1940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17UP
0 1 2 4 8
PLAN 2Z ALT. (237-2132)
HEARTLAND TRIANGLE
SHEET A-1940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
ENTRY
2-CAR GARAGE
KITCHEN
COVERED
PORCH
FIRST FLOOR PLAN (1029 S.F.)
(2132 TOTAL S.F.)
37'-0"64'-8"16'-0" x 11'-0"
16'-0" x 15'-6"
20'-0" x 20'-0"
FAMILY
DINING
BA. #3
GREAT ROOM
PANTRY
10'-0" x 13'-4"
DEN
(BEDROOM #4 OPT.)
BEDROOM #4
OPTION
BEDROOM #4
10'-0" x 13'-4"DNBEDROOM #2
MA. BATH
WALK-
IN
SECOND FLOOR PLAN (1103 S.F.)
16'-0" x 12'-10"
10'-0" x 11'-5"
MA. BEDROOM
LINEN
STORAGE
WALK-
IN
LAUND.
BATH #2
STOR.
LOFT OPTION
10'-6" x 13'-4"
BEDROOM #3
(LOFT OPTION)LOFT
12'-5" x 13'-4"
POPOUT AT
ELEV. "A"UP0 1 2 4 8
PLAN 2Z ALT. (237-2132)
HEARTLAND TRIANGLE
SHEET A-1940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
ENTRY
2-CAR GARAGE
KITCHEN
COVERED
PORCH
FIRST FLOOR PLAN (1029 S.F.)
(2132 TOTAL S.F.)
37'-0"64'-8"16'-0" x 11'-0"
16'-0" x 15'-6"
20'-0" x 20'-0"
FAMILY
DINING
BA. #3
GREAT ROOM
PANTRY
10'-0" x 13'-4"
DEN
(BEDROOM #4 OPT.)
BEDROOM #4
OPTION
BEDROOM #4
10'-0" x 13'-4"DNBEDROOM #2
MA. BATH
WALK-
IN
SECOND FLOOR PLAN (1103 S.F.)
16'-0" x 12'-10"
10'-0" x 11'-5"
MA. BEDROOM
LINEN
STORAGE
WALK-
IN
LAUND.
BATH #2
STOR.
LOFT OPTION
10'-6" x 13'-4"
BEDROOM #3
(LOFT OPTION)LOFT
12'-5" x 13'-4"
POPOUT AT
ELEV. "A"
4.B.b
Packet Pg. 58 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
PLAN 2Z ALT. (237-2132)
HEARTLAND TRIANGLE
SHEET A-2940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17DN5:12 5:12
RIDGE12" O.H
TYP. @ EAVE
AND RAKE 6.9:126.9:12RIDGE
RIDGETYP.TYP.
V
A
L
L
E
YVALLE
Y
4:12
5:12 5:12 5:125:12RIDGE
V
A
L
L
E
YRIDGEVALLEY5:12RIDGE
5:12VALLEYROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 32 ONLY)9'-1"9'-1"T.O. CURB
T.O. PLY
TOP PL
TYP.TYP.27'-4"TOP PL
RIDGE
9"TRUSSHEEL0 1 2 4 8
FRONT ELEVATION "A"
(CRAFTSMAN)
PLAN 2Z ALT. (237-2132)
HEARTLAND TRIANGLE
SHEET A-2940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
5:12 ROOF PARTS9'-1"5'-6"
3
ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 32 ONLY)
5:12 ROOF PARTS9'-1"5'-6"
3
ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 32 ONLY)
5:12 ROOF PARTS9'-1"5'-6"
3
ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 32 ONLY)
CRAFTSMAN
STUCCO SIDING
SMOOTH STUCCO OVER FOAM TRIM
SHINGLE SIDING AT GABLE ACCENT
HORIZONTAL LAP SIDING
FAUX WOOD OUTLOOKERS
TAPERED PORCH COLUMNS
CULTURED STONE VENEER
CONCRETE TILE ROOFING -
"SHAKE" PROFILE
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
FAUX WOOD TRIM AT
STUCCO SIDING TYP.
AT FRONT ELEVATION
4.B.b
Packet Pg. 59 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
PLAN 2Z ALT. (237-2132)SHEET A-3940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17DNRIDGERIDGE5:12 5:12 HIPHIPHIPHIP12" O.H
TYP. @ EAVE
& RAKE 6.9:126.9:124:12V
A
L
L
E
Y
4:12 4:12TYP.TYP.4:12VALLE
Y HIP4:124:12
HIPHIPROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
OPTIONAL
DOOR
SIDE YARD
FENCELINE 9'-1"9'-1"T.O. CURB
T.O. PLY
TOP PL
TOP PL
TYP.TYP.27'-4"10'-7"RIDGE
9"TRUSSHEELFRONT ELEVATION "B"
PLAN 2Z ALT. (237-2132)SHEET A-3940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
(MEDITERRANEAN)
5:12 ROOF PARTS
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
OPTIONAL
DOOR
SIDE YARD
FENCELINE
5:12 ROOF PARTS
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
OPTIONAL
DOOR
SIDE YARD
FENCELINE
5:12 ROOF PARTS
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
OPTIONAL
DOOR
SIDE YARD
FENCELINE
MEDITERRANEAN
STUCCO SIDING
STUCCO O/ FOAM TRIM
DECORATIVE SHUTTERS
FRIEZE BAND WITH CORBELS
CULTURED STONE VENEER
THEME SPECIFIC GARAGE DOOR
CONCRETE TILE ROOFING -
LOW PROFILE "S"
4.B.b
Packet Pg. 60 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
DNRIDGE6:126:12 6:12
6:12 6:12
RIDGE12" O.H
TYP. @ EAVE
& RAKE
VALLEYRIDGE
V
A
L
L
E
Y6.9:126.9:124:12RIDGE
4:12VALLEY6:12
ROOF PLAN "D"
RIGHT SIDE "D"
REAR "D"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL OF
WINDOWS AND DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 8 ONLY)
LEFT SIDE "D" ENHANCED 1/8"LEFT SIDE "D"1/8"
(LOT 8 ONLY)VALLEY6:12RIDGE
6:12VALLEYAA
SIDE YARD
FENCELINE 9'-1"9'-1"T.O. CURB
T.O. PLY
TOP PL
TOP PL
TYP.TYP.27'-4"10'-7"RIDGE
9"TRUSSHEELFRONT ELEVATION "D"
PLAN 2Z ALT. (237-2132)SHEET A-4940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
(FARMHOUSE)
6
12
6:12 ROOF PARTS
AA
ROOF PLAN "D"
RIGHT SIDE "D"
REAR "D"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL OF
WINDOWS AND DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 8 ONLY)
LEFT SIDE "D" ENHANCED 1/8"LEFT SIDE "D"1/8"
(LOT 8 ONLY)VALLEY6:12RIDGE
6:12VALLEYAA
SIDE YARD
FENCELINE
6:12 ROOF PARTS
AA
ROOF PLAN "D"
RIGHT SIDE "D"
REAR "D"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL OF
WINDOWS AND DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 8 ONLY)
LEFT SIDE "D" ENHANCED 1/8"LEFT SIDE "D"1/8"
(LOT 8 ONLY)VALLEY6:12RIDGE
6:12VALLEYAA
SIDE YARD
FENCELINE
6:12 ROOF PARTS
AA
ROOF PLAN "D"
RIGHT SIDE "D"
REAR "D"
OPTIONAL
DOOR
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL OF
WINDOWS AND DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
PART. ROOF
(LOT 8 ONLY)
LEFT SIDE "D" ENHANCED 1/8"LEFT SIDE "D"1/8"
(LOT 8 ONLY)VALLEY6:12RIDGE
6:12VALLEYAA
SIDE YARD
FENCELINE
PLAN 2Z ALT. (237-2132)SHEET A-4940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
FARMHOUSE
STUCCO SIDING
SMOOTH STUCCO OVER FOAM TRIM
BOARD & BATTEN SIDING ACCENTS
WOOD PORCH POSTS W/ KICKERS
CULTURED BRICK VENEER
THEME SPECIFIC GARAGE DOOR
CONCRETE TILE ROOFING -
"SLATE" PROFILE
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
4.B.b
Packet Pg. 61 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
UP0 1 2 4 8
PLAN 3Z (238-2182)SHEET A-5940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
3-14-171703
HEARTLAND TRIANGLE
Gilroy, California
2-CAR GARAGE
FIRST FLOOR PLAN (1032 S.F.)
(2182 TOTAL S.F.)
SECOND FLOOR PLAN (1150 S.F.)
38'-0"53'-0"11'-0" x 14'-0"
20'-2" x 21'-4"
13'-0" x 14'-0"
ENTRY
BATH #3
GREAT ROOM
KITCHEN
PANTRY
BEDROOM #4
FAMILY
DINING
BEDROOM #3
MA. BATH
BEDROOM #2
LAUND.
BATH #2
WALK-IN
MA. BEDROOM
LINENBEDROOM #5
OPTION
BEDROOM #5
LOFT
(BEDROOM #5
OPTION)
11'-0" x 12'-10"
15'-4" x 17'-0"
10'-0" x 11'-8"LINEN11'-10" x 11'-8"
11'-0" x 10'-8"
10'-0" x 11'-6"
POPOUT AT
ELEVATION
"B" & "C"
POPOUT AT
ELEVATION
"A" & "B"
PLAN 3Z (238-2182)SHEET A-5940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
3-14-171703
HEARTLAND TRIANGLE
Gilroy, California
PARTIAL PLAN 1/4"
(ELEVATION "X")
13'-0" x 14'-0"
BEDROOM #3
MA. BATH
BEDROOM #2
LAUND.
BATH #2
WALK-IN
MA. BEDROOM
LINENBEDROOM #5
OPTION
1/4"
BEDROOM #5
LOFT
(BEDROOM #5
OPTION)
11'-0" x 12'-10"
10'-0" x 11'-8"LINEN11'-10" x 11'-8"
10'-0" x 11'-6"
SECOND FLOOR PLAN (1150 S.F.)
PARTIAL PLAN 1/4"
(ELEVATION "X")
13'-0" x 14'-0"
BEDROOM #3
MA. BATH
BEDROOM #2
LAUND.
BATH #2
WALK-IN
MA. BEDROOM
LINENBEDROOM #5
OPTION
1/4"
BEDROOM #5
LOFT
(BEDROOM #5
OPTION)
11'-0" x 12'-10"
10'-0" x 11'-8"LINEN11'-10" x 11'-8"
10'-0" x 11'-6"
SECOND FLOOR PLAN (1150 S.F.)
4.B.b
Packet Pg. 62 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
DNRIDGERIDGE
RIDGEVALLEYVALLEYVALLEYHIPHIPHIP5:12 5:12
TYP.TYP.
12" O.H
TYP. @ EAVE
& RAKE
VALLEYRIDGE
HIPHIPHIPHIPHIPHIPRIDGE
HIPHIP5:12TYP.HIPHIPROOF PLAN "C"
RIGHT SIDE "C"
LEFT SIDE "C"
REAR "C"
LEFT SIDE "C"
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RETURN VENEER
TO FENCELINE
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
STUCCO OVER FOAM
TRIM SURROUND TYPICAL
AT WINDOWS AND DOORS
SIDE YARD
FENCELINE
9'-1"9'-1"TOP PL
TOP PL
T.O. PLY
T.O. CURB TYP.TYP.FRONT ELEVATION "C"26'-1"PLAN 3Z (238-2182)SHEET A-6940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
(PRAIRIE)
RIDGE
ROOF PLAN "C"
RIGHT SIDE "C"
LEFT SIDE "C"
REAR "C"
LEFT SIDE "C"
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RETURN VENEER
TO FENCELINE
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
STUCCO OVER FOAM
TRIM SURROUND TYPICAL
AT WINDOWS AND DOORS
SIDE YARD
FENCELINE
ROOF PLAN "C"
RIGHT SIDE "C"
LEFT SIDE "C"
REAR "C"
LEFT SIDE "C"
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RETURN VENEER
TO FENCELINE
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
STUCCO OVER FOAM
TRIM SURROUND TYPICAL
AT WINDOWS AND DOORS
SIDE YARD
FENCELINE
ROOF PLAN "C"
RIGHT SIDE "C"
LEFT SIDE "C"
REAR "C"
LEFT SIDE "C"
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RETURN VENEER
TO FENCELINE
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
STUCCO OVER FOAM
TRIM SURROUND TYPICAL
AT WINDOWS AND DOORS
SIDE YARD
FENCELINE
PLAN 3Z (238-2182)SHEET A-6940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
PRAIRIE
STUCCO SIDING
STUCCO O/ FOAM TRIM
CULTURED STONE VENEER
THEME SPECIFIC GARAGE DOOR
CONCRETE TILE ROOFING -
"SLATE" PROFILE
4.B.b
Packet Pg. 63 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
SHEET A-7940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17UP
0 1 2 4 8
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
SHEET A-7940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
ENTRY
BATH #3
GREAT ROOM
2-CAR GARAGE
KITCHEN
COVERED
PORCH
FIRST FLOOR PLAN (1181 S.F.)
(2360 TOTAL S.F.)
38'-0"61'-6"9'-8" x 13'-6"
20'-4" x 21'-4"
DEN OPTION
16'-6" x 10'-6"
DINING
(DEN OPTION)
BEDROOM #4
11'-6" x 10'-4"
PANTRY
DEN
11'-10" x 10'-6"
NOOK 3'-0"54'-6"4'-0"16'-8" x 16'-10"
PORCH EXTENSION
AT ELEV. "A" UP0 1 2 4 8
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
SHEET A-7940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
ENTRY
BATH #3
GREAT ROOM
2-CAR GARAGE
KITCHEN
COVERED
PORCH
FIRST FLOOR PLAN (1181 S.F.)
(2360 TOTAL S.F.)
38'-0"61'-6"9'-8" x 13'-6"
20'-4" x 21'-4"
DEN OPTION
16'-6" x 10'-6"
DINING
(DEN OPTION)
BEDROOM #4
11'-6" x 10'-4"
PANTRY
DEN
11'-10" x 10'-6"
NOOK 3'-0"54'-6"4'-0"16'-8" x 16'-10"
PORCH EXTENSION
AT ELEV. "A" UP0 1 2 4 8
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
SHEET A-7940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
1703 3-14-17
ENTRY
BATH #3
GREAT ROOM
2-CAR GARAGE
KITCHEN
COVERED
PORCH
FIRST FLOOR PLAN (1181 S.F.)
(2360 TOTAL S.F.)
38'-0"61'-6"9'-8" x 13'-6"
20'-4" x 21'-4"
DEN OPTION
16'-6" x 10'-6"
DINING
(DEN OPTION)
BEDROOM #4
11'-6" x 10'-4"
PANTRY
DEN
11'-10" x 10'-6"
NOOK 3'-0"54'-6"4'-0"16'-8" x 16'-10"
PORCH EXTENSION
AT ELEV. "A" DNPARTIAL PLAN1/4"
(ELEVATION "X")
BEDROOM #2
MA. BATH
BEDROOM #3
LOFT
LAUNDRY
BATH #2
WALK-IN
16'-4" x 16'-10"
10'-10" x 10'-4"
MA. BEDROOM
WALK-
IN
WALK-
IN
LINEN
10'-4" x 11'-0"
10'-0" x 11'-10"
SECOND FLOOR PLAN (1179 S.F.)
4.B.b
Packet Pg. 64 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
SHEET A-8940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
Gilroy, California
1703 3-14-17DN5:12 5:12
RIDGETYP.TYP.RIDGERIDGERIDGE
12" O.H
@ RAKE &
EAVE , TYP.RIDGE4:124:125:125:12
RIDGE
ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
FRONT ELEVATION "A"
(CRAFTSMAN)SHEET A-8940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
Gilroy, California
1703 3-14-17 9'-1"9'-1"T.O. PLY
TOP PL
TOP PL
TYP.TYP.T.O. SLAB
5:12 ROOF PARTS26'-1"RIDGE
FRONT ELEVATION "A"
(CRAFTSMAN)SHEET A-8940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586
PLAN 4Z (238-2360)
HEARTLAND TRIANGLE
Gilroy, California
1703 3-14-17
5:12 ROOF PARTS
4:12 ROOF PITCH VALLEYVALLEYVAL.ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
5:12 ROOF PARTS
4:12 ROOF PITCH VALLEYVALLEYVAL.ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
5:12 ROOF PARTS
4:12 ROOF PITCH VALLEYVALLEYVAL.ROOF PLAN "A"
RIGHT SIDE "A"
LEFT SIDE "A"
REAR "A"
STUCCO OVER FOAM TRIM
TYPICAL AT WINDOWS AND
DOORS, U.O.N.
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
SIDE YARD
FENCELINE
CRAFTSMAN
STUCCO SIDING
SMOOTH STUCCO OVER FOAM TRIM
SHINGLE SIDING AT GABLE ACCENT
HORIZONTAL LAP SIDING
FAUX WOOD OUTLOOKERS
TAPERED PORCH COLUMNS
CULTURED STONE VENEER
CONCRETE TILE ROOFING -
"SHAKE" PROFILE
WOOD OR FAUX WOOD
TRIM TYP. AT AREAS OF
FIBER CEMENT SIDING
FAUX WOOD TRIM AT
STUCCO SIDING TYP.
AT FRONT ELEVATION
4.B.b
Packet Pg. 65 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
PLAN 4Z (238-2360)SHEET A-9940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17DN5:12 5:12
RIDGETYP.TYP.RIDGERIDGEHIPVALLEYHIPHIPHIPHIPHIPVALLEYHIPHIPHIPRIDGEHIPHIP12" O.H
TYP. @ EAVE
VALLEY4:12
4:12 4:12RIDGEVALLEY4:12HIP
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
LEFT SIDE "B" ENHANCED
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RIGHT SIDE "B" ENHANCED(LOTS ADJACENT TO STREETS OR OPEN SPACE)ENHANCED TRIM & SHELF W/CORBELS AT 2nd FLOOR WDWS. (MATCH FRONT ELEV.)
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
LOUVERED
SHUTTERS
EXTEND STONE TO LINE OF 2nd FLOOR
SIDE YARD
FENCELINE
SIDE YARD
FENCELINE
REAR "B" ENHANCED
RIGHT SIDE "B" ENHANCED
(LOT 9 ONLY)
(LOTS 6 & 9 ONLY)9'-1"9'-1"T.O. SLAB
T.O. PLY
TOP PL
TOP PL
TYP.TYP.26'-1"RIDGE
FRONT ELEVATION "B"
(MEDITERRANEAN)
PLAN 4Z (238-2360)SHEET A-9940 Tyler Street #19
Benicia, CA 94510
Phone: (707) 746-6586Gilroy, California
HEARTLAND TRIANGLE
1703 3-14-17
4:12 ROOF PITCH 5:12 ROOF PITCH
TYP.
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
LEFT SIDE "B" ENHANCED
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RIGHT SIDE "B" ENHANCED(LOTS ADJACENT TO STREETS OR OPEN SPACE)ENHANCED TRIM & SHELF W/CORBELS AT 2nd FLOOR WDWS. (MATCH FRONT ELEV.)
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
LOUVERED
SHUTTERS
EXTEND STONE TO LINE OF 2nd FLOOR
SIDE YARD
FENCELINE
SIDE YARD
FENCELINE
REAR "B" ENHANCED
RIGHT SIDE "B" ENHANCED
(LOT 9 ONLY)
(LOTS 6 & 9 ONLY)
4:12 ROOF PITCH 5:12 ROOF PITCH
TYP.
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
LEFT SIDE "B" ENHANCED
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RIGHT SIDE "B" ENHANCED(LOTS ADJACENT TO STREETS OR OPEN SPACE)ENHANCED TRIM & SHELF W/CORBELS AT 2nd FLOOR WDWS. (MATCH FRONT ELEV.)
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
LOUVERED
SHUTTERS
EXTEND STONE TO LINE OF 2nd FLOOR
SIDE YARD
FENCELINE
SIDE YARD
FENCELINE
REAR "B" ENHANCED
RIGHT SIDE "B" ENHANCED
(LOT 9 ONLY)
(LOTS 6 & 9 ONLY)
4:12 ROOF PITCH 5:12 ROOF PITCH
TYP.
ROOF PLAN "B"
LEFT SIDE "B"
REAR "B"
RIGHT SIDE "B"
STUCCO OVER FOAM TRIM
TYP. AT HEAD AND SILL
OF WINDOWS AND DOORS
LEFT SIDE "B" ENHANCED
(LOTS ADJACENT TO STREETS OR OPEN SPACE)
RIGHT SIDE "B" ENHANCED(LOTS ADJACENT TO STREETS OR OPEN SPACE)ENHANCED TRIM & SHELF W/CORBELS AT 2nd FLOOR WDWS. (MATCH FRONT ELEV.)
ENHANCED TRIM AT
2nd FLOOR WINDOWS
(MATCH FRONT ELEV.)
LOUVERED
SHUTTERS
EXTEND STONE TO LINE OF 2nd FLOOR
SIDE YARD
FENCELINE
SIDE YARD
FENCELINE
REAR "B" ENHANCED
RIGHT SIDE "B" ENHANCED
(LOT 9 ONLY)
(LOTS 6 & 9 ONLY)
MEDITERRANEAN
STUCCO SIDING
STUCCO O/ FOAM TRIM
DECORATIVE SHUTTERS
FRIEZE BAND WITH CORBELS
CULTURED STONE VENEER
THEME SPECIFIC GARAGE DOOR
CONCRETE TILE ROOFING -
LOW PROFILE "S"
4.B.b
Packet Pg. 66 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
JTJTJTJTJTJTJTJTJTJTJTJTJTJT
SLSLSLSLS
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
SL
JTJTJTJTJTJTJTJTJTJTJTJTJTJTSVC SVC SVC
SVC SVC SVC SVC
SVC
SVC
SVC
SVCSVC
S
V
C
S
V
C
S
V
C
S
V
C
SVC
S
V
C
S
V
C
JT
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
TJTJTT
H
I
R
D
S
T
R
E
E
T
1
2
3
4
5
6
7
8
9
THYME COURTLO
T
A
(
E
X
I
S
T
I
NG
L
A
N
D
S
C
A
P
E
)
LO
T
B
(
E
X
I
S
T
I
NG
L
A
N
D
S
C
A
P
E
)
GENERAL NOTES:
·TREE LAYOUT IS SCHEMATIC. FINAL TREE LOCATIONS AND SPECIES
SUBJECT TO CITY REVIEW. STREET TREES LOCATED
APPROXIMATELY 30' O.C.
·ALL LANDSCAPE AREAS THAT ARE INSTALLED BY DEVELOPER
SHALL RECEIVE IRRIGATION BY MEANS OF AN AUTOMATIC
UNDERGROUND IRRIGATION SYSTEM(S). THE SYSTEM(S) WILL BE
DESIGNED UTILIZING BACKFLOW PREVENTION DEVICES TO MEET
LOCAL AND UBC CODES. IRRIGATION HEADS SHALL BE DESIGNED
TO MINIMIZE OVERSPRAY AND RUNOFF.
SCALE: 1" = 20'-0"
0'20'40'80'SHEET REVISIONS DATE JOB NO.
SHEETMKBY DATESCALECKHECKER PASS EAST CLUSTER- HEARTLAND TRIANGLEGILROY, CALIFORNIA00117 10/26/2017ARCHITECTURE AND SITE PERMITSHEET OF 31671 EAST MONTE VISTA AVENUE, SUITE 214VACAVILLE, CA 95687MeritageHomesWalnutCreek700 Ygnacio Valley Rd.Suite 100Walnut Creek, CA. 94596tel: 925.274.1305NapaCorp. Office855 Bordeaux WaySuite 240Napa, CA 94558tel: 707.224.2299WestSacramento2101 Stone Blvd.Suite 115W. Sacramento, Ca. 95691tel: 916.244.3000www.vanderToolen.comPRELIMINARY LANDSCAPE PLANL-11"=20'1
PROPOSED TREE PALETTE
NTS
HECKER PASS HWY
T
H
I
R
D
S
T
.
GRAS
S
L
A
N
D
WAY COBBLESTONE CT.HECKER PASS SPECIFIC PLAN MAP
PROJECT
AREA
SANTA TERESA BLVD.THE LANDSCAPE PLANS COMPLY WITH THE
CRITERIA OF THE WATER CONSERVATION IN
LANDSCAPE ORDINANCE AND THE HECKER
PASS SPECIFIC PLAN AND APPLIED SUCH
CRITERIA FOR THE EFFICIENT USE OF WATER
AND SELECTION OF PLANT MATERIAL IN THE
LANDSCAPE DESIGN PLAN.
I HAVE COMPLIED WITH THE CRITERIA OF THE
ORDINANCE AND APPLIED THEM FOR THE
EFFICIENT USE OF WATER IN THE LANDSCAPE
DESIGN PLAN.
GOOD NEIGHBOR FENCE -
SEE SHEET L-3, DETAIL B
CONCRETE GARBAGE PAD, TYP.
SEE SHEET L-3, DETAIL A.
SHRUB AREA, TYP.
FRONT CONCRETE WALK,
TYP. SEE SHEET L-3, DETAIL A.
SIDEWALK PER CIVIL
ENGINEER'S PLANS,
TYP.
DRIVEWAY PER CIVIL
ENGINEER'S PLANS, TYP.
ENHANCED SCORING ON
DRIVEWAY, TYP.
SIDEWALK PER CIVIL
ENGINEER'S PLANS,
TYP.
SHRUB AREA, TYP.
STREET TREE, TYP.
WOOD GATE - SEE SHEET L-3,
DETAIL C
GOOD NEIGHBOR FENCE - SEE DETAIL B, SHEET L-3
6' HIGH PRIVACY WALL - SEE DETAIL D, SHEET L-3
EXISTING FENCE
WOOD GATE - SEE DETAIL C, SHEET L-3
FENCE & WALLS LEGEND
CBU MAILBOX - SEE
SHEET L-3, DETAIL E.
PRIVACY WALL - SEE SHEET L-3, DETAIL D
TREES BOTANICAL NAME COMMON NAME CONT WUCOLS QTY
ACER BUERGERIANUM TRIDENT MAPLE 15 GAL MOD 6
PISTACIA CHINENSIS `KEITH DAVEY`KEITH DAVEY CHINESE PISTACHE 15 GAL LOW 8
BOTANICAL NAME COMMON NAME SIZE WUCOLS
ACHILLEA MILLEFOLIUM COMMON YARROW 1 GAL LOW
CALLISTEMON CITRINUS `LITTLE JOHN`DWARF BOTTLE BRUSH 5 GAL LOW
CAREX TUMULICOLA BERKELEY SEDGE 1 GAL LOW
CEANOTHUS SPP.CEANOTHUS SNOWBALL 1 GAL LOW
DIETES BICOLOR FORTNIGHT LILY 1 GAL LOW
DODONAEA VISCOSA `PURPUREA`PURPLE LEAFED HOPSEED BUSH 5 GAL LOW
ERIGERON SPP BEACH DAISY 1 GAL LOW
FESTUCA SPP.NATIVE FESCUE 1 GAL LOW
FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW
GREVILLEA X `NOELLII`GREVILLEA 5 GAL LOW
HELIANTHEMUM NUMMULARIUM `HENFIELD BRILLIANT`HENFIELD BRILLIANT ROCK ROSE 1 GAL LOW
HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS 1 GAL LOW
HETEROMELES ARBUTIFOLIA TOYON 1 GAL LOW
JUNCUS PATENS CALIFORNIA GRAY RUSH 1 GAL LOW
LEYMUS CONDENSATUS `CANYON PRINCE`NATIVE BLUE RYE 1 GAL LOW
LEYMUS TRITICOIDES `GREY DAWN`GREY CREEPING WILD RYE FLAT LOW
LIMONIUM PEREZII STATICE 1 GAL LOW
LOROPETALUM CHINENSE FRINGE FLOWER 5 GAL LOW
LUPINUS ARBOREUS TREE LUPINE 5 GAL LOW
MIMULUS AURANTIACUS STICKY MONKEY FLOWER 1 GAL V. LOW
PHORMIUM SPP.NEW ZEALAND FLAX 5 GAL LOW
PRUNUS ILICIFOLIA HOLLY LEAF CHERRY 1 GAL LOW
RHAPHIOLEPIS INDICA `CLARA`INDIAN HAWTHORN 5 GAL LOW
RIBES SANGUINEUM RED FLOWERING CURRANT 1 GAL LOW
ROSA CALIFORNICA CALIFORNIA WILD ROSE 2 GAL LOW
SALVIA SPP.SAGE 1 GAL LOW
TEUCRIUM FRUTICANS `COMPACTA`BUSH GERMANDER 5 GAL LOW
WESTRINGIA FRUTICOSA COAST ROSEMARY 5 GAL LOW
ZAUSCHNERIA CALIFORNICA `SCHIEFFLIN`S CHOICE`CALIFORNIA FUCHSIA 1 GAL LOW
PROPOSED SHRUB PALETTE
CONCRETE GARBAGE PAD, TYP.
SEE SHEET L-3.
CONCRETE GARBAGE
PAD, TYP. SEE SHEET
L-3, DETAIL A.
CONCRETE GARBAGE
PAD, TYP. SEE SHEET L-3,
DETAIL A.
CONCRETE GARBAGE
PAD, TYP. SEE SHEET L-3,
DETAIL A.
CONCRETE GARBAGE
PAD, TYP. SEE SHEET L-3,
DETAIL A.
LANDSCAPE AREA PERCENTAGES
SQUARE FEET PERCENT OF SITE
78,201
11,550
0
100%
15%
0%
15%
TOTAL PARCEL AREA
SHRUB AREA*
TURF AREA*
PERCENT OF SITE LANDSCAPED*
*AREA INCLUDES 50' NON-BUILDABLE SETBACK
FRONT
CONCRETE
WALK, TYP. SEE
SHEET L-3,
DETAIL A.
FRONT CONCRETE
WALK, TYP. SEE
SHEET L-3, DETAIL A.
FRONT CONCRETE WALK, TYP.
SEE SHEET L-3, DETAIL A.
FRONT CONCRETE WALK,
TYP. SEE SHEET L-3, DETAIL A.
FRONT CONCRETE
WALK, TYP. SEE SHEET
L-3, DETAIL A.
FRONT CONCRETE WALK,
TYP. SEE SHEET L-3,
DETAIL A.
UTILITIES PER CIVIL
ENGINEER'S PLANS,
TYP.
EXISTING COAST LIVE
OAK TO REMAIN
EXISTING FENCE TO REMAIN
4.B.b
Packet Pg. 67 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
JTJTJTJTJTJTJTJTJTJTJTJTJTJT
SLSLSLSLS
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
S
L
SL
JTJTJTJTJTJTJTJTJTJTJTJTJTJTSVC SVC SVC
SVC SVC SVC SVC
SVC
SVC
SVC
SVCSVC
S
V
C
S
V
C
S
V
C
S
V
C
SVC
S
V
C
S
V
C
JT
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
T
J
TJTJT
A
A
A
A
A
A
A
A
A
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
A-1
3/4"
15 GPM MAX
SHRUB DRIP
T
H
I
R
D
S
T
R
E
E
T
1
2
3
4
5
6
7
8
9
THYME COURT
LO
T
A
(
E
X
I
S
T
I
NG
L
A
N
D
S
C
A
P
E
)
LO
T
B
(
E
X
I
S
T
I
NG
L
A
N
D
S
C
A
P
E
)
SCALE: 1" = 20'-0"
0'20'40'80'SHEET REVISIONS DATE JOB NO.
SHEETMKBY DATESCALECKHECKER PASS EAST CLUSTER- HEARTLAND TRIANGLEGILROY, CALIFORNIA00117 10/26/2017ARCHITECTURE AND SITE PERMITSHEET OF 31671 EAST MONTE VISTA AVENUE, SUITE 214VACAVILLE, CA 95687MeritageHomesWalnutCreek700 Ygnacio Valley Rd.Suite 100Walnut Creek, CA. 94596tel: 925.274.1305NapaCorp. Office855 Bordeaux WaySuite 240Napa, CA 94558tel: 707.224.2299WestSacramento2101 Stone Blvd.Suite 115W. Sacramento, Ca. 95691tel: 916.244.3000www.vanderToolen.comPRELIMINARY IRRIGATION PLANL-21"=20'2
NTS
HECKER PASS HWY
T
H
I
R
D
S
T
.
GRAS
S
L
A
N
D
WAY COBBLESTONE CT.HECKER PASS SPECIFIC PLAN MAP
PROJECT
AREA
SANTA TERESA BLVD.THE LANDSCAPE PLANS COMPLY WITH THE
CRITERIA OF THE WATER CONSERVATION IN
LANDSCAPE ORDINANCE AND THE HECKER
PASS SPECIFIC PLAN AND APPLIED SUCH
CRITERIA FOR THE EFFICIENT USE OF WATER
AND SELECTION OF PLANT MATERIAL IN THE
LANDSCAPE DESIGN PLAN.
I HAVE COMPLIED WITH THE CRITERIA OF THE
ORDINANCE AND APPLIED THEM FOR THE
EFFICIENT USE OF WATER IN THE LANDSCAPE
DESIGN PLAN.
IRRIGATION CONCEPT STATEMENT
THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE STATE OF CALIFORNIA
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (TITLE 23 - DIVISION 2-CHAPTER 2.7)
AND THE CITY OF GILROY WATER EFFICIENT LANDSCAPE STANDARDS.
THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION
CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF
INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO
ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION
RATES.
THE IRRIGATION SYSTEMS WILL CONSIST PRIMARILY OF LOW VOLUME, LOW FLOW
BUBBLERS FOR TREES, POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND
GROUNDCOVERS, AND LOW FLOW IRRIGATION FOR TURF PLANTINGS.
PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND
WATER USE TO ALLOW FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION
SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES. THE ENTIRE
SITE WILL BE DESIGNED TO RUN DURING NIGHTTIME HOURS WHEN IRRIGATION IS MOST
EFFICIENT.
IRRIGATION NOTES
1. IRRIGATION ZONES: ALL LANDSCAPED AREAS HAVE AN IRRIGATION ZONE DESIGNATION
OF "SHRUBS / GROUNDCOVERS/ TREES' OR 'TURF." NO IRRIGATION ZONES FOR ANNUALS
AND TURFED SLOPES EXCEEDING 10% ARE PROPOSED.
2. DEPTH OF IRRIGATION LINES: ALL ON-GRADE LATERAL LINES SHALL BE BURIED TO A
DEPTH OF 18" MIN. ALL ON-GRADE MAINLINES SHALL BE BURIED TO A DEPTH OF 24" MIN.
3. BACKFLOW PREVENTER: BACKFLOW PREVENTER SHALL BE A REDUCED PRESSURE
PRINCIPLE BACKFLOW PREVENTER (FEBCO 825Y OR EQUAL) TYPE AS APPROVED BY
WATER PURVEYOR.
4. IRRIGATION SPRINKLER TYPES: ALL SPRINKLERS SHALL UTILIZE MATCHED
PRECIPITATION, PRESSURE COMPENSATING NOZZLES FOR MAXIMUM UNIFORMITY OF
DISTRIBUTION. IRRIGATION SYSTEMS TO BE INSPECTED PERIODICALLY FOR BROKEN OR
DEFICIENT EQUIPMENT.
5. IRRIGATION CONTROLLERS: CONTROLLER SHALL BE AN AUTOMATIC ET
(EVAPOTRANSPIRATION) WITH MULTIPLE PROGRAMMING CAPABILITY. CONTROLLER TO BE
REPROGRAMMED SEASONALLY TO MINIMIZE RUNOFF OR OVER WATERING. MOISTURE
SENSING DEVICES SHALL BE UTILIZED TO CONTROL IRRIGATION CYCLES ACCORDING TO
SPECIFIC IRRIGATION REQUIREMENTS.
6. CLASS OF IRRIGATION PIPE: ALL MAINLINE SHALL BE CLASS 315 PVC. ALL LATERAL LINE
SHALL BE CLASS 200 PVC.
7. IRRIGATION EMITTERS: ALL TURF AREAS SHALL BE IRRIGATED USING LOW FLOW
IRRIGATION SYSTEM. ALL SHRUB/ GROUNDCOVER AREAS SHALL BE IRRIGATED USING
DRIP IRRIGATION SYSTEM. ALL TREE AREAS SHALL BE IRRIGATED USING BUBBLER
IRRIGATION SYSTEM.
8. RECLAIMED WATER: IRRIGATION SYSTEM SHALL BE DESIGNED TO MEET SOUTH COUNTY
REGIONAL WATER REUSE AUTHORITY REQUIREMENTS FOR FUTURE RECLAIMED WATER
SYSTEM.
WHICHEVER IS GREATER; MINIMUM THREE PER DRIVE.
4" MINIMUM SIZE OR TWICE THE SIZE OF PIPE TO BE SLEEVED,
ON PLAN AND AS DIRECTED BY OWNER'S REPRESENTATIVE.
PIPE & WIRE SLEEVING UNDER ALL PAVING AS INDICATED
ATMOSPHERIC BACKFLOW PREVENTER; INSTALL PER DETAILS.
SHALL BE 3/4" SIZE; ALL OTHERS SIZED PER PLAN.
IRRIGATION LATERAL LINE. INSTALL AT A DEPTH OF 12"
ALL PIPE NOT SIZED AND DOWNSTREAM OF 1" PIPE
3/4" ELECTRIC REMOTE CONTROL DRIP VALVE W/
A
DRIP
INSTALL PER DETAILS.
SCH 40
CLASS 200
APPROVED
APPROVED
ACZ-075HUNTER
HUNTER
NEAREST HOSE BIB W/ 1" IRRIGATION MAINLINE TO ALL
IRRIGATION POINTS OF CONNECTION (P.O.C.) TO BE AT
VERIFY STATIC WATER PRESSURE PRIOR TO WORK.
WATER METER AND SERVICE LINE PROVIDED BY OTHERS.
SYMBOL
VALVES AS INDICATED ON PLAN.
N/A
MODEL
N/A
MANUF.DESCRIPTION
X-CORE SERIES
RAINBIRD MDCFTEE
MDCFXXFPT/MPT
IRRIGATION POINT
OF CONNECTION
EASY FIT COMPRESSION FITTING SYSTEM TEE
AND PCV TO POLYETHELENE ADPATER/FITTING
XC-600i / WSS-SEN
REMOTE CONTROL INDOOR IRRIGATION CONTROLLER W/
NUMBER OF STATIONS PER PLAN AND WIRELESS SOLAR
SYNC (ET MONITOR & RAIN SENSOR). COORDINATE
ELECTRICAL POC AS DIRECTED IN FIELD BY OWNER'S
REPRESENTATIVE; INSTALL PER DETAILS.
IRRIGATION EQUIPMENT LEGEND
IRRIGATION DISTRIBUTION LEGEND
MANUF.MODEL DESCRIPTION PSI SPACING
30 NA
XFD100RAINBIRD
16MM ON-SURFACE POLYETHELENE
DISTRIBUTION TUBING FOR POINT-SOURCE
BARBED EMITTER DRIP IRRIGATION WITH
EASY-FIT COMPRESSION FITTINGS AT
DISTRIBUTION TUBING AND CONNECTION
POINTS TO PVC LATERAL PIPE
REFER TO CITY DETAILS FOR SPACING.
BUBBLER; INSTALL TWO AT EA. TREE.
PRESSURE COMPENSATING FLOOD
30 NAPCN-50HUNTER
SYMBOL
RESIDENTIAL IRRIGATION:
TREES, SHRUBS, &
GROUNDCOVER
UTILITIES PER CIVIL
ENGINEER'S PLANS,
TYP.
4.B.b
Packet Pg. 68 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
SHEET REVISIONS DATE JOB NO.
SHEETMKBY DATESCALECKHECKER PASS EAST CLUSTER- HEARTLAND TRIANGLEGILROY, CALIFORNIA00117 10/26/2017ARCHITECTURE AND SITE PERMITSHEET OF 31671 EAST MONTE VISTA AVENUE, SUITE 214VACAVILLE, CA 95687MeritageHomesWalnutCreek700 Ygnacio Valley Rd.Suite 100Walnut Creek, CA. 94596tel: 925.274.1305NapaCorp. Office855 Bordeaux WaySuite 240Napa, CA 94558tel: 707.224.2299WestSacramento2101 Stone Blvd.Suite 115W. Sacramento, Ca. 95691tel: 916.244.3000www.vanderToolen.comPRELIMINARY DETAILS & IMAGERYL-3AS SHOWNGOOD NEIGHBOR FENCE
SCALE: 1/2" = 1'-0 "
4 x 4 PTDF POST. LP-22
CEDAR TONE PT # 2 OR
BETTER @ 8' 0.C. (MIN)
CONSISTENT SPACING
THROUGHOUT PROJECT.
1 x 6 # 2 NO HOLE WESTERN
RED CEDAR FENCE BOARDS,
OVERLAPPED 3/4".
FINISH GRADE, GRADES TO
SLOPE AWAY FROM FENCE.
2 x 8 PTDF LP-22 CEDAR TONE
KICKBOARD. (PT OF # 2 OR
BETTER).
2 x 4 R/S TOP RAIL DADO
TO ACCEPT FENCE
BOARDS.
NOTE:
-ALL WOOD SHALL BE
CONSTRUCTION REDWOOD OR
CEDAR UNLESS OTHERWISE
SPECIFIED.
-ALL NAILS SHALL BE HOT
DIPPED GALVANIZED.
1
2
3
4
5
6
7
8
9
1
2
4
5
6
7
2
8
10
2 x 4 BOTTOM L-RAIL W/
1x1 CLEAT.
1'-0"2'-0" MIN.2"6'-0"9
TOP OF FOOTING.
CONCRETE FOOTING.
6" AGGREGATE DRAIN ROCK.
ELEVATION
SECTION
10 COMPACTED SUBGRADE OR
ENGINEERED FILL.
WOOD GATE
SCALE: 1/2" = 1'-0 "
11
8
9 1
7
10
6
4
5
3
2
3'-0"
14
2"6'-0"2'-0"12
13
GATE LATCH.
2 X 4 TOP RAIL.
(3) GATE HINGES.
2 X 4 GATE FRAME.
2 X 4 DIAGONAL BRACE.
FINISH GRADE.
12" DIA. CONCRETE FOOTING.
5/8 X 6 BOARDS.
1 X 4 NAILER.
1 CU. FT. DRAIN ROCKS.
2 X 4 BOTTOM RAIL W/ DADO
4 X 4 POST.
COMPACTED SUBGADE OR
ENGINEERED FILL.
ADJACENT FENCE. SEE
DETAIL H, THIS SHEET.
NOTE:
1.ALL WOOD MEMBERS SHALL
BE CONSTRUCTION GRADE
CEDAR OR REDWOOD.
2.ALL FASTENERS SHALL BE
HOT DIPPED GALVANIZED.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
D
CAB
3
CONCRETE PAVING
SCALE: 1-1/2" = 1'-0"
1 CONCRETE PAVING. SEE
CONSTRUCTION CALLOUT PLAN FOR
COLOR AND FINISH.4"2
3
4 CLASS II AGGREGATE BASE,
COMPACTION, & THICKNESS PER SOIL'S
REPORT RECOMMENDATION.
5
6
REINFORCING PER SOIL'S REPORT
RECOMMENDATION.
1/2" TOOLED RADIUS.
COMPACTED SUBGRADE OR
ENGINEERED FILL.
1/4" WIDE X 3/4" DEEP TOOLED CONTROL
JOINT (SEE PLANS).
7 FINISH GRADE. 2" BELOW TOP OF
PAVING FOR PLANTING AREA AND 1"
BELOW TOP OF PAVING FOR TURF.
1
2
3
7
6
4
5
PROTO II WALL W/STONE VENEER PILASTERS
SCALE: 1/2" = 1'-0"
1
3
2
3
2
1 4
4
WALL CAP.6'-0" MAX. ON DEVELOPMENT SIDE8'-0" MAX ON SYNGETA SIDESTONE VENEER.
PILASTERS AT CORNERS AND EVERY
PROPERTY LINE WITH STONE VENEER SEE
STRUCTURAL ENGINEER'S DRAWINGS.
FINISH GRADE 5 PILASTER CAP.
5
6 CONCRETE MASONRY UNITS. SEE STRUCTURAL
ENGINEER'S DRAWINGS.
6
NOTE:
SEE STRUCTURAL ENGINEER'S PLANS FOR
CONSTRUCTION, FOOTINGS AND REINFORCING
12-UNIT ALUMINUM CLUSTER BOX UNIT
(CBU) MAILBOX.
CBU TOP CAP WITH FINIAL BALL.
CBU SHORT PEDESTAL COVER
SURFACE MOUNT CBU PEDESTAL TO
CONCRETE PAD PER MANUFACTURERS'
SPECIFICATIONS.
CONCRETE PAD PER DETAIL A, THIS SHEET
OUTGOING MAIL BOX & INCOMING PARCEL
BOX SET AT A MAXIMUM OF 54" ABOVE
FINISH SURFACE FOR ADA ACCESSIBLITY.
1
CBU MAILBOX
SCALE:3/4" = 1'-0"2'-6"4'-0"15"EQEQ
9"MIN. TO 36"MAXADA ACCESSIBLEELEVATION
6
3
4
5
1
2
3
4
5
6
NOTE:
ALL MAILBOXES AND ACCESSORIES AVAILABLE
THROUGH CUSTOM HOME ACCESSORIES (800)
265-0041, OR EQUAL.
1
2
E
4.B.b
Packet Pg. 69 Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
3'3'
171 168172172 167172171168EX. ROSEMARY DRIVE
(PRIVATE)THIRD STREET(PUBLIC)HOEYPARCEL 3(827-M-12)810-20-02012
3
456 789STREET "A"
(PUBLIC)
G
E
GE0.820.990.820.830.921.081.100.841.151.180.991.211.241.311.200.981.151.111.461.731.240.751.031.171.121.321.631.120.590.700.850.991.141.201.060.580.640.770.981.170.470.500.641.261.140.850.801.001.110.940.821.110.630.900.970.921.201.040.820.760.720.790.590.670.640.560.510.680.530.480.440.520.490.490.460.360.350.390.450.380.360.430.380.440.480.380.600.590.370.380.630.590.420.380.420.460.490.390.440.490.530.340.560.450.520.480.270.520.700.510.480.390.210.210.440.470.400.410.320.170.120.280.380.390.430.400.300.180.280.380.430.460.540.510.390.260.420.530.610.660.660.610.470.370.430.530.660.720.690.600.440.590.580.550.540.580.480.600.470.473'3'
171
170 169
168
173175174172
173175174172 167
173156157158159160 155
162161
163164165166126127128129122123124125119120121176175174172 171 168
133132131130137136135134140139138153
152
151150149 154
EX. ROSEMARY DRIVE
(PRIVATE)THIRD STREET(PUBLIC)GOLDSMITH SEEDSROS(250-M-21)810-20-005HOEYPARCEL 3(827-M-12)810-20-02012
3
456 789STREET "A"
(PUBLIC)
P
L
A
N
1
P
L
A
N
2PLAN 3PLAN 4 PLAN 3 PLAN 4
PLAN 2
PLAN 3
PLAN 3PLAN 1PLAN 4PLAN 2PLAN 3PLAN 1PLAN 4PLAN 2PLAN 3PLAN 2PLAN 3PLAN 1PLAN 4PLAN 2PLAN 3PLAN 1PLAN 4PLAN 4PLAN 1PLAN 2PLAN 4PLAN 3PLAN 1PLAN 3PLAN 4PLAN 2PLAN 1 PLAN 4
PLAN 1
P
L
A
N
2
PLAN 3PLAN 1PLAN 4PLAN 2 ALTPLAN 3PLAN 2
PLAN 4PLAN 2 ALT PLAN 3PLAN 2 ALTPLAN 2 PLAN 3
1+00
2+003+004+005+006+005+006+007+00
8+009+0010+002+00 3+00 4+00 5+006+007+008+009+0010+000.820.990.820.830.921.081.100.841.151.180.991.211.241.311.200.981.151.111.461.731.240.751.031.171.121.321.631.120.590.700.850.991.141.201.060.580.640.770.981.170.470.500.641.261.140.850.801.001.110.940.821.110.630.900.970.921.201.040.820.760.720.790.590.670.640.560.510.680.530.480.440.520.490.490.460.360.350.390.450.380.360.430.380.440.480.380.600.590.370.380.630.590.420.380.420.460.490.390.440.490.530.340.560.450.520.480.270.520.700.510.480.390.210.210.440.470.400.410.320.170.120.280.380.390.430.400.300.180.280.380.430.460.540.510.390.260.420.530.610.660.660.610.470.370.430.530.660.720.690.600.440.590.580.550.540.580.480.600.470.47Luminaire Schedule - LEDProject: EXISTINGSymbolQtyLabelArrangementLum. WattsLum. LumensLLFLLDLDDUDFDescriptionFilename2(E)B1 (10' Arm)SINGLE6473700.9000.9001.0001.000Leotek GC1-60F-MV-NW-2-GY-350-FDC-WL - 10' Arm - 32' Mtg. Ht.VC_GC1-60F-MV-NW-2-GY-350 L031Luminaire Schedule - LEDProject: HOEY TRIANGLE - GILROYSymbolQtyLabelArrangementLum. WattsLum. LumensLLFLLDLDDUDFDescriptionFilename1B1 (12' Arm)SINGLE6473700.9000.9001.0001.000Leotek GC1-60F-MV-NW-2-GY-350-FDC-WL - 12' Arm - 32' Mtg. Ht.VC_GC1-60F-MV-NW-2-GY-350 L0312E1 (12' Arm)SINGLE3638970.9000.9001.0001.000Leotek GC1-30F-MV-NW-2-GY-350-FDC-WL - 12' ARM - 32' Mtg. Ht.VC_GC1-30F-MV-NW-2-GY-350 L031Calculation SummaryProject: HOEY TRIANGLE - GILROYLabelDescriptionCalcTypeUnitsGrid ZAvgMaxMinAvg/MinMax/MinINTERSECTION AT 3RD AND STREETCOLLECTOR/LOCAL T-INTERSECTIONIlluminanceFc01.021.730.472.173.68STREET ALOCAL LOW - .4 / 6:1IlluminanceFc00.541.260.124.5010.50AGI32 VERSION 17.4AGI (C) 1999-2017 LIGHTING ANALYSTS, INC.10268 W. CENTENNIAL ROAD, SUITE 202LITTLETON, CO 80127* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * *SALES REPRESENTATIVE: ALR; JOHN BENSON differences will occur between measured values and calculated values.lighting calculations. If the real environment conditions do not match the input data,dimensions, reflectances, furniture and architectural elements significantly affect thevariations. Input data used to generate the attached calculations such as roommeasurement techniques and field conditions such as voltage and temperaturetolerances in calculation methods, testing procedures, component performance,Some differences between measured values and calculated results may occur due toCalculations have been performed according to IES standards and good practice.BY: APPLICATIONS ENGINEERING; RAMON ZAPATAREPORT FOR: TARRAR UTILITY CONSULTANTSPHONE: (510) 638-0158 - FAX (510) 638-2908OAKLAND, CA 94621P.O. BOX 22657777 PARDEE LANEASSOCIATED LIGHTING REPRESENTATIVES, INCALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADELAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUALIS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHEDPHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONSDATE02.07.20171" = 20'1 OF 1XREVSHEETSCALEPROJECT DESCRIPTIONDRAWING NO. / INPUT FILEHEARTLAND TRIANGLECITY OF GILROY14058BEN-A.DWG / 14058BEN-A.A324.B.bPacket Pg. 70Attachment: Project Plans (Architectural and Site ReviewTentative Map) (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
3RDSTREET
GRASSLAND WAY3RD STREETSANTA TERESA BOU
L
E
V
A
R
DHIGHWAY 152 (HECKER PASS)LONE OAK LANEGILROY, CAJob No.: 994001-39001ENGIEERSNNNSSSRRREEPLAUVYOHECKER PASSLOT TYPE/SIZE BREAKDOWNW:\JOBS 99\994001-39001\DRAWINGS\PRELIM\APPLICATIONS\2015-12-XX_TENTATIVE MAP RESUBMITTAL\SUPPLIMENTAL INFORMATION\EXH LOT TYPE-SIZE BREAKDOWN-2017-08-15.DWG
HECKER PASSWEST CLUSTERHECKER PASSEAST CLUSTERSYNGENTAEXPANSION(FUTURE)PUBLIC PARKLOT TYPE &# OF UNITSSMALL LOT2500 - 3500 SF LOTSWEST CLUSTERHECKER PASS% OF CLUSTERMEDIUM LOT3500 - 6000 SF LOTSLARGE LOTLARGER THAN 6000SF LOTS# OF UNITSEAST CLUSTERHECKER PASS% OF CLUSTERTOTAL62388018034%21%44%100%781174824332%48%20%100%"TYPICAL" LOT SIZENOTE:THIS EXHIBIT DIFFERENTIATES HOUSING TYPES, AND ASSOCIATESRELATIVE LOT SIZES TO THESE TYPES. HOUSING TYPES ARE DEPICTED THUS:WEST CLUSTER:SMALL LOT: SMALL LOT SINGLE-FAMILY ATTACHED/ZIPPERSMEDIUM LOT: STANDARD SMALL LOT SINGLE-FAMILY DETACHEDLARGE LOT: LARGE LOT SINGLE-FAMILY DETACHED (INCLUDING 12CASTRO/THOMAS LOTS)EAST CLUSTERSMALL LOT: SMALL LOT SINGLE-FAMILY DETACHED/ZIPPERSMEDIUM LOT: STANDARD LOT SINGLE-FAMILY DETACHEDLARGE LOT: LARGE LOT SINGLE-FAMILY DETACHEDAUGUST 16, 20174.B.cPacket Pg. 71Attachment: Hecker Pass SP Lot Type & Breakdown Size (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
1
Heartland Triangle Subdivision
Variance
(#V 18-01, #18030017)
Tentative Map
(#TM 17-02, #17030075)
Architectural and Site Review
(#AS 17-14, #17030074)
Mitigation Monitoring and Reporting
Program
Note: This mitigation monitoring program shall supersede any other mitigation monitoring
program adopted for the project or project site.
Introduction
CEQA Guidelines section 15097 requires public agencies to adopt reporting or
monitoring programs when they approve projects subject to an environmental impact
report or a negative declaration that includes mitigation measures to avoid significant
adverse environmental effects. The reporting or monitoring program is to be designed to
ensure compliance with conditions of project approval during project implementation in
order to avoid significant adverse environmental effects.
The law was passed in response to historic non-implementation of mitigation measures
presented in environmental documents and subsequently adopted as conditions of
project approval. In addition, monitoring ensures that mitigation measures are
implemented and thereby provides a mechanism to evaluate the effectiveness of the
mitigation measures.
A definitive set of project conditions would include enough detailed information and
enforcement procedures to ensure the measure's compliance. This monitoring program
is designed to provide a mechanism to ensure that mitigation measures and subsequent
conditions of project approval are implemented.
4.B.d
Packet Pg. 72 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Mitigation Monitoring and Reporting Program V 18-01 (#18030017). TM 17-02 (#17030075)
& AS 17-14 (#17030074)
2
Monitoring Program
The basis for this monitoring program is the mitigation measures included in the Hecker
Pass Specific Plan EIR. These mitigation measures are designed to eliminate or reduce
significant adverse environmental effects to less than significant levels. These mitigation
measures become conditions of project approval, which the applicant is required to
complete.
These mitigation measures have been modified to be consistent with the Santa Clara Valley
Habitat Plan, which was adopted after adoption of the mitigation monitoring program for the
Hecker Pass Specific Plan. Additionally, many of the applicable mitigation measures in the specific
plan EIR are now city-standard conditions of approval and are no longer reiterated as mitigation
measures. These include the following mitigation measures from the specific plan EIR:
Mitigation Measure 4
Mitigation Measure 6
Mitigation Measure 11
The attached checklist is for monitoring the implementation of the mitigation measures.
This monitoring checklist contains all appropriate mitigation measures in the EIR, as
modified.
Monitoring Program Procedures
The City of Gilroy shall use the attached monitoring checklist for the Heartland Triangle
subdivision. The monitoring program should be implemented as follows:
1. The Gilroy Community Development Department is responsible for coordination
of the monitoring program, including the monitoring checklist. The Community
Development Department should be responsible for completing the monitoring
checklist and distributing the checklist to the responsible individuals or agencies
for their use in monitoring the mitigation measures;
2. Each responsible individual or agency will then be responsible for determining
whether the mitigation measures contained in the monitoring checklist have been
complied with. Once all mitigation measures have been complied with, the
responsible individual or agency should submit a copy of the monitoring checklist
to the Community Development Department to be placed in the project file. If
the mitigation measure has not been complied with, the monitoring checklist
should not be returned to the Community Development Department;
3. The Community Development Department will review the checklist to ensure
that appropriate mitigation measures and additional conditions of project
approval included in the monitoring checklist have been complied with at the
4.B.d
Packet Pg. 73 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
V 18-01 (#18030017), TM 17-02 (#17030075) &
AS 17-14 (#17030074) Mitigation Monitoring and Reporting Program
3
appropriate time, e.g. prior to issuance of a use permit, etc. Compliance with
mitigation measures is required for project approvals; and
4. If a responsible individual or agency determines that a non-compliance has
occurred, a written notice should be delivered by certified mail to the project
proponent within 10 days, with a copy to the Community Development
Department, describing the non-compliance and requiring compliance within a
specified period of time. If non-compliance still exists at the expiration of the
specified period of time, construction may be halted and fines may be imposed at
the discretion of the City of Gilroy.
4.B.d
Packet Pg. 74 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Mitigation Monitoring and Reporting Program V 18-01 (#18030017). TM 17-02 (#17030075)
& AS 17-14 (#17030074)
4
Heartland Triangle Mitigation Monitoring Checklist
Step 1 Prior to issuance of a grading permit, the following
mitigation measures shall be implemented:
Mitigation Measure #9
Prior to development of any property within the specific plan area, a Phase 1
Environmental Site Assessment shall be prepared in accordance with ASTM
Standard(s) to identify whether past or existing uses of the project property may
have adversely affected soil or groundwater, or would otherwise pose a health
hazard during site development or habitation. If the Phase I assessment finds
that past uses may have contaminated the site, a Phase 2 Site Assessment shall be
prepared. If contamination is present, clean up and disposal of such
contamination shall be in compliance with federal, state and local regulations
governing the cleanup and disposal of hazardous waste. Results of the Phase 1
and, if needed, the Phase 2 assessment and cleanup shall be presented to and
approved by the City of Gilroy Engineering Division prior to issuance of a
Building Permit.
Party responsible for implementation: Applicant
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
Mitigation Measure #22
Storm water detention shall be designed to prevent an increase in the 2-year, 10-year and
100-year peak discharge for the project area
Party responsible for implementation: Applicant
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
4.B.d
Packet Pg. 75 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
V 18-01 (#18030017), TM 17-02 (#17030075) &
AS 17-14 (#17030074) Mitigation Monitoring and Reporting Program
5
Step 2 Prior to issuance of a building permit for the 75th
dwelling unit within the Hecker Pass Specific Plan area, the
following mitigation measures shall be implemented:
Mitigation Measure #18
Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
improving Hecker Pass Highway immediately west of Santa Teresa Boulevard to
include a second westbound travel lane. The second westbound travel lane on
Hecker Pass Highway, and the appropriate lane-drop taper consistent with
Caltrans’ Standards, should extend as far as possible beyond (west of) Santa
Teresa Boulevard as can be accommodated within the existing public right-of-
way, with the design subject to approval by the City Engineer in his/her
reasonable discretion. Applicants shall coordinate with the City of Gilroy
Engineering Division to design and implement the widening project. Removal of
deodar cedar trees along the highway must be avoided wherever possible and
improvements must be consistent with State scenic highway guidelines. Traffic
signal modifications should be made to the intersection of Santa Teresa
Boulevard and First Street/Hecker Pass Highway to add vehicle detection for the
second eastbound through lane.
However, implementation of this measure may not be feasible without either a) removal of
deodar cedar trees within the Caltrans right-of-way along the southern side of the highway,
which is an historic resource listed on both the national and state registers, or b)
significantly cut into the hillside on the northern side of the highway, which would require
construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property owners to
amend the Hecker Pass Specific Plan, which includes among other changes, elimination of
this mitigation measure. If the proposed project is approved, building permits for the
residential units could not be issued until the mitigation measure is implemented, or the
specific plan amendment request that includes elimination and/or modification of the
measure, is approved.
Party responsible for implementation: Applicant
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
4.B.d
Packet Pg. 76 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Mitigation Monitoring and Reporting Program V 18-01 (#18030017). TM 17-02 (#17030075)
& AS 17-14 (#17030074)
6
Mitigation Measure #19
Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
shoulder improvements to Hecker Pass Highway, per Caltrans’ standards,
between Santa Teresa Boulevard and the easterly limits of the planned Caltrans
Uvas Creek Bridge Improvement project. Applicants shall coordinate with the
City of Gilroy Engineering Division to design and implement the shoulder
improvements. Removal of deodar cedar trees along the highway must be
avoided wherever possible and improvements must be consistent with State
scenic highway guidelines.
However, implementation of this measure may not be feasible without either a) removal of
deodar cedar trees within the Caltrans right-of-way along the southern side of the highway,
which is an historic resource listed on both the national and state registers, or b)
significantly cut into the hillside on the northern side of the highway, which would require
construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property owners to
amend the Hecker Pass Specific Plan, which includes among other changes, elimination of
this mitigation measure. If the proposed project is approved, building permits for the
residential units could not be issued until the mitigation measure is implemented, or the
specific plan amendment request that includes elimination and/or modification of the
measure, is approved.
Party responsible for implementation: Applicant
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
4.B.d
Packet Pg. 77 Attachment: Mitigation Monitoring and Reporting Program (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Notice of Exemption
To: Office of Planning and Research From: City of Gilroy
P.O. Box 3044, Room 113 Community Development Department
Sacramento, CA 95812-3044 7351 Rosanna Street
Gilroy, CA 95020
County Clerk
County of Santa Clara
ATTN: Business Division
70 West Hedding Street, East Wing, First Floor
San Jose, CA 95110
Project Title: Heartland Triangle Variance (V 18-01), Tentative Map (TM 17-02), and Architectural and Site
Review (AS 17-14)
Project Applicant: Meritage Homes c/o Mark Currington
Project Location – Specific:
2.23-acre site located northeast of Third Street, west of The Heartland subdivision, and south of Syngenta
Flowers, Inc. in the Hecker Pass Specific Plan – East Residential Cluster area.
Project Location – City:
Gilroy
Project Location – County:
Santa Clara
Description of Nature, Purpose and Beneficiaries of the Project:
Nature: Variance, tentative map, and architectural and site review applications for a proposed 9-lot single family
residential subdivision with city-owned landscaped areas fronting Third Street and public cul-de-sac street. In
addition, the applicant seeks a variance to accommodate a zipper lot configuration which will necessitate
deviations from setback requirements of the Hecker Pass Specific Plan.
Purpose: Implement the intended use of the site (Residential Cluster) as defined in the Hecker Pass Specific Plan.
Beneficiaries: The beneficiaries of this project include the applicant, the City of Gilroy and new residents of the 9
residential lots.
Name of Public Agency Approving Project: City of Gilroy
Name of Person or Agency Carrying Out Project: Meritage Homes
Exempt Status: (check one)
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: Section 15182(a) “Residential projects pursuant
to a specific plan”
Statutory Exemptions. State code number:
_________________________________________________________
4.B.e
Packet Pg. 78 Attachment: Draft Notice of Exemption (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Reasons why project is exempt:
The proposed project qualifies as Categorically Exempt under the following class of exemption: Section 15182(a)
“Residential Projects Pursuant to a Specific Plan” under CEQA Guidelines Article 12, “Special Situations”.
Section 15182(a) provides an exemption for residential projects located in a specific plan area where a public
agency has already prepared an EIR on a specific plan after January 1, 1980 and that residential project is
undertaken pursuant to and in conformity with that specific plan.
The City’s CEQA consultant, EMC Planning Group, conducted an independent review and evaluation of the
proposed project, conducted independent research, and reviewed previous CEQA and technical documentation
prepared by the City. The documentation included the certified Hecker Pass Specific Plan EIR and subsequent
CEQA documentation prepared for three approved specific plan amendments. Based on its review, EMC Planning
Group concluded that none of the exceptions listed in CEQA Guidelines section 15300.2 (a-f) apply to the
proposed project. Therefore, a Categorical Exemption is appropriate pursuant to CEQA Guidelines section
15182(a), and the project will be required to implement the applicable mitigation measures in the specific plan
EIR.
Lead Agency
Contact Person: Susan O’Strander, Planning
Manager
Area Code/Telephone/Extension: (408) 846-0219
If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature:
_____________________________________
Date:
____________
Title:
Planning Manager
Signed by the Lead Agency Date received for filing at OPR: _____________________
Signed by Applicant Revised 2011
4.B.e
Packet Pg. 79 Attachment: Draft Notice of Exemption (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY APPROVING VARIANCE APPLICATION V 18-01, ALLOWING
EXCEPTIONS TO FRONT AND BACK YARD SETBACKS REQUIRED BY
THE HECKER PASS SPECIFIC PLAN FOR THE 9-LOT, HEARTLAND
TRIANGLE RESIDENTIAL PROJECT LOCATED WITHIN THE HECKER
PASS SPECIFIC PLAN, NORTHEAST OF THIRD STREET, WEST OF THE
HEARTLAND SUBDIVISION, AND SOUTH OF SYNGENTA FLOW ERS,
INC. (PORTION OF ASSESSOR’S PARCEL NUMBERS 810-20-020). FILED
BY MERITAGE HOMES, 2603 CAMINO RAMON, SUITE 140, SAN RAMON,
CA 94583.
WHEREAS, Mark Currington representing Meritage Homes submitted a request for
variance to Gilroy City Code section 30.29.30 and the Hecker Pass Specific Plan site and
building requirements to permit a reductions in front yard setbacks for lots between 3,500
and 6,000 square feet in size (lots 2, 3, 4, 5, 7, and 8) and reductions in setbacks for front,
side, and building-to-building setbacks for lots larger than 6,000 square feet (lots 1, 6, and
9); and
WHEREAS, the Planning Commission recommended adoption of a mitigation monitoring
and reporting program for this project, which is based on mitigation measures found in the
approved Hecker Pass Specific Plan EIR, on May 17, 2018. These mitigation measures will
be applied to development of the 9-lot subdivision; and
WHEREAS, the variance request V 18-01 is exempt from the California Environmental
Quality Act under Section 15182(a) “residential projects pursuant to a specific plan”;
WHEREAS, the Planning Commission held a duly noticed public hearing on May 17, 2018,
at which time the Planning Commission considered the public testimony, the staff report
dated May 17, 2018 (“staff report”), and all other documentation in relation to V 18 -01; and
WHEREAS, the location and custodian of the documents or other materials which
constitute the record of proceedings upon which this project application is based in the
Community Development Department; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the variance
application (V 18-01), in accordance with the Gilroy Zoning Ordinance, and other
applicable standards and regulations; and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, that the facts set forth in the record support the findings required by Section
30.50.20(3) of the Gilroy Zoning Ordinance as follows:
1) There are exceptional or extraordinary circumstances applying to the property
arising from the property’s uniquely size and shape combined with a 50’ no-build
4.B.f
Packet Pg. 80 Attachment: V 18-01 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 2
easement along its northern property line; these circumstances present particularly
unique and exceptional constraints on the applicant to conform to the Hecker Pass
Specific Plan’s lot size and setback requirements while attempting to make the
property a viable and economically feasible development.
2) That because of such exceptional or extraordinary circumstances, the literal
enforcement of specified provisions of Zoning Ordinance would result in practical
difficulty or unnecessary hardship such as to deprive the applicant of a substantial
property right possessed by other owners of property in the same class or district.
The literal enforcement of the specific plan’s setback requirements for the actual lot
sizes proposed (between 3,800 and 20,200 SF) and the subsequent requirement for
the applicant to submit a PUD request to justify those deviations, would constitute
an unnecessary hardship and would not be in line with previous city approvals for
similar adjacent developments.
3) The allowance of the variance will not be materially detrimental to the public welfare
or materially injurious to persons or property in the vicinity as the property has been
designated for residential uses and would not present any impediments to adjacent
uses. The project factors into its development footprint the 50’ no-build easement
along the north project boundary with Syngenta Flowers and would not impede
agricultural uses on that site.
4) Allowing this variance would be in general harmony with the general intent of the
specific plan as the applicant seeks to continue the zipper lot configuration that
previously permitted in the adjacent East Cluster development and is attempting to
comply with setback and lot size requirements as closely as possible giv en the
constraints of the site.
5) The granting of this variance generally complies the Hecker Pass Specific Plan’s
allowance for varying lot sizes and product types as has been previously permitted
in adjacent residential developments within the specific plan area. Therefore, the
variance does not constitute the granting of a special privilege greater than that
provided to other properties in the vicinity.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby grants approval of the Variance application, subject to the following condition:
1. This variance approval applies specifically to the Heartland Triangle subdivision at
Third Street within the Hecker Pass Specific Plan – East Cluster (TM 17-02 and AS
17-14) and shall expire if this project is not approved or constructed.
4.B.f
Packet Pg. 81 Attachment: V 18-01 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 3
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan O’Strander, Secretary Tom Fischer, Chairperson
4.B.f
Packet Pg. 82 Attachment: V 18-01 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING CITY COUNCIL APPROVAL OF VESTING
TENTATIVE MAP (TM 17-02), HEARTLAND TRIANGLE RESIDENTIAL
PROJECT CREATING 9 SINGLE-FAMILY RESIDENTIAL LOTS, WITH 0.42
ACRES OF CITY-OWNED LANDSCAPED AREAS, AND 0.34 ACRES TO
BE USED FOR A PUBLIC STREET, LOCATED WITHIN THE HECKER
PASS SPECIFIC PLAN, NORTHEAST OF THIRD STREET, WEST OF THE
HEARTLAND SUBDIVISION, AND SOUTH OF SYNGENTA FLOWERS,
INC., PORTION OF ASSESSOR’S PARCEL NUMBER 810-20-029. FILED
BY MERITAGE HOMES, 2603 CAMINO RAMON, SUITE 140, SAN RAMON,
CA 94583.
WHEREAS, Meritage Homes submitted an application requesting a tentative map to
subdivide a 2.23-acre site into 9 single family residential lots with 0.42 acres of city-owned
landscaped areas, and 0.34 acres for a public street; and
WHEREAS, the subject property is located within the Hecker Pass Specific Plan, northeast
of Third Street, west of The Heartland subdivision, and south of Syngenta Flowers, Inc.;
and
WHEREAS, said tentative map was referred to various City departments, including the
Technical Advisory Committee for recommendations; and
WHEREAS, the Planning Commission of the City of Gilroy has considered TM 17-02 in
accordance with the Gilroy General Plan, the Hecker Pass Specific Plan, the Gilroy Zoning
Ordinance, and other applicable standards and regulations; and
WHEREAS, the Planning Commission held a duly noticed public hearing on the proposed
project on May 17, 2018, at which public hearing the Commission considered the proposed
project, staff report, public comments and testimony, and all other documentation or other
evidence received on the project.
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
1. As proposed, the tentative map is consistent with the intent of the goals
and policies of the City’s General Plan and Hecker Pass Specific Plan.
2. The Planning Commission has approved a variance application (V 18-01)
and recommended City Council approval of an architectural and site
review application (A/S 17-14); and with these approvals, the tentative
map would be consistent with the General Plan land use designation and
Zoning Ordinance districts.
3. The proposed development is consistent with the City's Subdivision and
Land Development Code, and the State Subdivision Map Act.
4.B.g
Packet Pg. 83 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 2
4. Public utilities and infrastructure improvements needed in order to serve
the proposed project are in close proximity.
5. There will be no significant environm ental impacts as a result of this
project due to the required mitigation measures to be applied.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby recommends to the City Council the approval of TM 17-02, subject to the following
conditions:
Note: The following abbreviations identify the City department or division responsible for determining compliance
with these conditions. The first group listed has responsibility for compliance at plan check, the second
confirms compliance with the condition at final inspection, prior to final occupancy or issuance of a
certificate of occupancy, or as specified in the condition. If only one group is identified, they have
responsibilities from initial review through compliance veri fication. An internal condition reference number is
located at the end of each condition (e.g. G-1 or MND-S2).
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL Building Division/Inspectors PK Parks/Landscape Design
CA City Attorney PL Planning Division
CC Chemical Control Agency PW Public Works/Engineering
FP Fire Prevention TR Traffic Division
PD Police Department WW Wastewater/Source Control
GENERAL PROJECT CONDITIONS
1. Approval of Tentative Map TM 17-02 (hereinafter “this permit”) is granted for
approved plans stamped as “Received on November 3, 2017” (“the plans”) on file
with the Planning Division. Build-out of the project shall conform to the plans,
except as otherwise specified in these conditions. Any future adjustment or
modification to the plans shall be considered by the Community Development
Director or designee, may require separate discretionary approval, and shall
conform to all City, State, and Federal requirements, including subsequent City
Code requirements or policies adopted by City Council. (PL, G-1)
2. Developer means permit applicant, property owner, operator, permitee, lessee,
and/or tenants using the space(s) for the intended use(s). Developer shall comply
with project conditions for the life of the project. (CA, G -2)
3. Developer agrees, as a condition of permit approval, at Developer’s own expense,
to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its
officers, contractors, consultants, attorneys, employees and agents from any and
all claim(s), action(s) or proceeding(s) brought against the City or its officers,
contractors, consultants, attorneys, employees, or agents to challenge, attack, set
aside, void or annul the approval of this resolution or any condition attached
thereto or any proceedings, acts or determinations taken, including actions taken
4.B.g
Packet Pg. 84 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 3
under the California Environmental Quality Act of 1970, as amended, done or
made prior to the approval of such resolution that were part of the approval
process. (CA, G-3)
4. Failure to appeal this decision in a timely man ner, or commencement of any
activity related to the project, is understood to clarify Developer’s acceptance of all
conditions and obligations imposed by this permit and waiving any challenge to the
validity of the conditions and obligations stated therein . (CA, G-4)
5. Should Developer intend to request an extension to the permit expiration date,
Developer must submit to the Planning Division a written application with
applicable fees prior to the expiration date. Only timely requests may be
considered pursuant to the City Code. (PL, G-5)
6. Prior to issuance of building permits, Developer shall correct all violations of the
City Code, if any, existing on the project property for which the City has open
cases. (PL/CE, G-6)
7. If Developer, owner or tenant fails to comply with any of the conditions of this
permit, the Developer, owner or tenant shall be subject to permit revocation or
enforcement actions pursuant to the City Code. All costs associated with any such
actions shall be the responsibility of Developer, owner or tenant. (CA, G-7)
8. Prior to occupancy, Developer shall complete all required offsite and onsite
improvements related to the project, including structures, paving, and landscaping,
unless otherwise allowed by the Community Development Director, or stated in
these conditions. (BL, G-8)
9. Developer shall complete the “Notice of Land Use Restrictions and Conditions”
form, using the form provided by the City, for recording with the Santa Clara
County Recorder. Before the City issues building permits, Developer shall submit
the original completed, signed and notarized document to the Community
Development Director or designee. (PL, G-9)
10. Developer acknowledges that because of water limitations placed on the City by its
water providers, approval of this permit does not guarantee that the city will issue
building permits. Issuance of building permits may be delayed and subject to
implementation and/or compliance with mandated water conservation or allocation
plans. (PL/PW, G-10)
11. Any covenants, conditions, and restrictions (CC&Rs) applicable to the project
property shall be consistent with the terms of this permit and the City Code. If
there is a conflict between the CC&Rs and the City Code or this permit, the City
Code or this permit shall prevail. (PL/CA, G-11)
4.B.g
Packet Pg. 85 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 4
12. An approved tentative map or vesting tentative map shall expire twenty-four (24)
months from the approval date if the final map is not approved prior to expiration.
(PL, G-12)
13. Approval of this permit is subject to approval of V 18-01 and AS 17-14. Should any
of those application(s) be rescinded or not approved, this approval shall
immediately become null and void. (PL, G-16)
PLANNING DIVISION STANDARD CONDITIONS
14. Developer shall obtain necessary permits prior to initiating any new construction or
modifications authorized under this approval, including but not limited to temporary
construction trailers, temporary staging areas, model home sales offices,
advertising signs of any kind, exterior and interior modifications. Developer shall
pay all requisite fees in effect at the time of plan submittal and/or issuance, as
applicable. (PL/BL, PL-1)
15. Developer shall submit plans for building permit applications that include all
exterior building materials and colors, including product and finish manufacturer
name, color name and number, and surface finish type (e.g. stucco with sand
finish, plaster with smooth finish) to be used in construction. (PL, PL -2)
16. Developer shall submit plans for building permit applications that include, on all
sets, a reproduction of all conditions of approval of this permit, as adopted by the
decision-maker. (PL, PL-3)
17. Prior to issuance of building permits, Developer shall provide to the Planning
Division digital photos or copies of full-size colored elevations, color and material
sample boards, perspective illustrations, and any other colored exhibit approved
by the decision-maker. (PL, PL-4)
18. Developer may not modify any use approved by this permit unless the Community
Development Director or designee determines that Developer has provided the
parking required by the City Code for the modified use. Such determination may
require an adjustment or modification to this permit approval. (PL, PL -5)
19. Prior to issuance of grading permits, Developer shall submit a combined
landscape and lighting plan to verify all project onsite lighting shall be of a type and
in a location that does not constitute a hazard to vehicular traffic, either on private
property or on public property, including streets. Such lighting shall not conflict with
drainage plans, landscape plans, tree locations, parking spaces, or any other such
land use concerns. (PL, PL-6)
20. Parking lot and exterior light fixtures shall be full cutoff type so that lighting is
directed downward only, minimizing glare and light pollution, and shall not cast
4.B.g
Packet Pg. 86 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 5
light on any adjacent property or roadway. Developer shall recess or conceal any
under-canopy lighting elements so they are not directly visible from any public
area. Prior to issuance of building permits, Developer shall submit a lighting plan
with details of the proposed fixtures and locations to the satisfaction of the
Community Development Director or designee. (PL, PL -7)
21. Developer agrees, as a permit of condition approval, that no sign advertising the
development project or components thereof, including individual tenants or
subdivisions, shall be installed or maintained onsite or offsite except as allowed
and in conformance with an approved sign permit. (PL, PL -8)
22. Concurrent with or prior to an application for a grading permit, Developer shall
apply for a Santa Clara Valley Habitat Plan permit from the City of Gilroy. The
grading permit will be issued only after payment of assessed fees and approval of
the Habitat Plan permit. (PL, PL-9)
23. Prior to issuance of a grading permit, Developer shall present to the Community
Development Director or designee, a receipt issued by Santa Clara County for full
payment of the Santa Clara Valley Habitat Plan fees for associated with the
proposed development. Such receipt shall be dated within six (6) months of the
grading permit issuance date, or the fee amount may be reassessed and
difference collected at the time of grading permit issuance. (PL, PL -10)
24. To minimize potential construction-related impacts to noise, Developer shall
include the following language on any grading, site work, and construction plans
issued for the subject site (PL/BL, PL-11):
“During earth-moving, grading, and construction activities, Developer shall
implement the following measures at the construction site:
a. Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and
on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is
prohibited on Sundays and City-observed holidays;
b. Locate stationary noise-generating equipment as far as possible from
sensitive receptors when sensitive receptors adjoin or are near a construction
project area;
c. Construct sound walls or other noise reduction measures prior to developing
the project site;
d. Equip all internal combustion engine driven equipment with intake and
exhaust mufflers that are in good condition and appropriate for the
equipment;
e. Prohibit all unnecessary idling of internal combustion engines;
f. Utilize “quiet” models of air compressors and other stationary noise sources
where technology exists; and
g. Designate a “disturbance coordinator’ who would be responsible for
responding to any complaints about construction noise. The disturbance
4.B.g
Packet Pg. 87 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 6
coordinator will determine the cause of the noise complaint (e.g. bad muffler,
etc.) and will require that reasonable measures be implemented to correct the
problem.”
25. To minimize potential construction-related impacts to air quality, Developer shall
include the following language on any grading, site work, and construction plans
issued for the project site (PL/BL, PL-12):
“During earth-moving, grading, and construction activities, Developer shall
implement the following basic control measures at the construction site:
a. All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day;
b. All haul trucks transporting soil, sand, or other loose material onsite or offsite
shall be covered;
c. All visible mud or dirt tracked out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of dry
power sweeping is prohibited;
d. All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles
per hour;
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used;
f. Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the California
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers at
all access points;
g. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer’s specifications. All equipment shall be checked
by a certified visible emissions evaluator; and
h. Post a publicly visible sign with the telephone number and person to contact at
the lead agency regarding dust complaints. This person shall respond a nd take
corrective action within 48 hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations.”
26. In the event of an accidental discovery of archaeological resources during grading
or construction activities, Developer shall include the following language on any
grading, site work, and construction plans issued for the project site (BL/PL, PL -
13): “If archaeological or cultural resources are discovered during earth -moving,
grading, or construction activities, all work shall be halted within at least 50 meters
(165 feet) of the find and the area shall be staked off immediately. The monitoring
professional archaeologist, if one is onsite, shall be notified and evaluate the find.
If a monitoring professional archaeologist is not onsite, the City shall be notified
immediately and a qualified professional archaeologist shall be retained (at
Developer’s expense) to evaluate the find and report to the City. If the find is
4.B.g
Packet Pg. 88 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 7
determined to be significant, appropriate m itigation measures shall be formulated
by the professional archaeologist and implemented by the responsible party.”
27. In the event of an accidental discovery or recognition of any human remains,
Developer shall include the following language in all grading, site work, and
construction plans (BL/PL, PL-14): “If human remains are found during earth-
moving, grading, or construction activities, there shall be no further excavation or
disturbance of the site or any nearby area reasonably suspected to overlie
adjacent human remains until the coroner of Santa Clara County is contacted to
determine that no investigation of the cause of death is required. If the coroner
determines the remains to be Native American the coroner shall contact the Native
American Heritage Commission within 24 hours. The Native American Heritage
Commission shall identify the person or persons it believes to be the most likely
descendent (MLD) from the deceased Native American. The MLD may then make
recommendations to the landowner or the person responsible for the excavation
work, for means of treating or disposing of, with appropriate dignity, the human
remains and associated grave goods as provided in Public Resources Code
Section 5097.98. The landowner or his authorized representative sha ll 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.”
28. Developer shall install all roof and building rain gutters and downspouts, vents,
and flashing to integrate as closely as possible with building design elements,
including matching the color of the adjacent surface. (PL, PL -15)
29. Prior to issuance of building permits, Developer shall provide utility meters,
mechanical equipment, mailboxes and address directories, placed in decorative
cabinets and clustered for efficient access by residents and service persons. The
final placement and design shall be to the satisfaction of the Community
Development Director or designee. (PL, PL-16)
30. Prior to issuance of building permits, Developer shall provide screening of all
mechanical equipment, post indicator valves, backflow prevention devices etc. All
ground mounted utility appurtenances such as transformers shall not be visible
from any public right-of-way and shall be adequately screened through the use or
combination of concrete or masonry walls, berms, and landscaping. In addition to
the above, backflow preventers shall be painted dark green, except the fire
connection which shall be painted yellow. The final placement and design of these
4.B.g
Packet Pg. 89 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 8
items shall be to the satisfaction of the Community Development Director or
designee. (PL, PL-17)
31. Developer shall provide automatic garage door openers for all garages. All garage
entries closer than 23 feet to the front property line shall be equipped with a
sectional roll-up garage door. (PL, PL-18)
32. Prior to issuance of fine grading plans, Developer shall provide a minimum 9 -foot
by 3-foot level concrete pad for storage of three refuse containers in the side yard
area or other location approved by the Community Development Director or
designee that is out of view from the street. The storage location shall not be
within the garage. Developer shall also provide for a paved path from the storage
location to the pick-up area (typically the street) that does not require entering the
garage. All gates or doors along the path shall be constructed with a minimum
clear space of 36-inches to allow passage of the containers. (PL, PL-19)
33. Building additions and patio covers shall conform to the requirements of the R-1
zone district setbacks, or as otherwise approved by this permit. The design of such
addition or patio cover shall match the materials and style of the residence. (PL,
PL-20)
34. Prior to the close of escrow for each dwelling unit, Developer shall provide the
buyer with a written guarantee that the exterior finishes of the dwelling unit will
remain in good condition for at least five (5) years from the final building permit
inspection and sign-off. Developer shall provide a copy of the guarantee to the City
prior to final Planning Division inspection and sign-off. (PL, PL-21)
35. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details as to the posting and of pertinent
information and maps that may affect the subject project and adj acent properties.
At minimum, the land plan for the overall development that shows all surrounding
land uses and how the project integrates with theses surrounding uses shall be
displayed and maintained in a prominent location. Additional resources might
include the current General Plan and corresponding Land Use Map, and any
specific plan associated with the project area. Developer shall include such details
to the satisfaction of the Community Development Director or designee. (PL, PL -
22)
36. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details of signage and written information to
potential buyers that demonstrate the principles of water efficient landscapes
described in the State MWELO. Developer shall provide such details to the
satisfaction of the Community Development Director or designee. (PL, PL -23)
4.B.g
Packet Pg. 90 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 9
37. Light standards illuminating interior walkways shall be not more than eight (8) feet
in height, and shall not intrude into the private living or patio areas. Light standards
serving recreational areas held in common shall be no more than 15 feet in height,
and shall be directed away from dwelling units. PL, PL -24)
38. Developer shall establish a Homeowners’ Association (HOA) for the development.
The HOA shall be responsible for the maintenance and enforcement of parking,
private streets, landscaping, recreation and other interior areas held in common by
the HOA. Such responsibilities shall be provided within the CC&Rs for the
development. (PL, PL-25)
PLANNING DIVISION LANDSCAPING CONDITIONS
39. Prior to issuance of building permits, Developer shall identify landscaping or other
screening method to protect glare from headlights on the subject property
extending offsite. At the time of planting, such screening shall be maintained at or
below three (3) feet if located in a required street frontage or front yard. Details of
required screening shall be to the satisfaction of the Community Development
Director or designee. (PL, PL-26)
40. Prior to issuance of building permits, Developer shall (as part of the irrigation
system) include sensors that suspend or alter irrigation operation during
unfavorable weather conditions (e.g. automatic rain shut-off devices). (PL, PL-27)
41. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a completed Landscape Documentation
Package, including a soil analysis/management report along with appropriate
application review fees, to the Community Development Department, including
required documentation for compliance verification, and obtain approval of such
plans. (PL, PL-28)
42. As part of the Landscape Plan submittal, Developer shall not include any invasive
plant species, such as those listed by the California Invasive Plant Council. (PL,
PL-29)
43. As part of the Landscape Plan submittal, Developer shall clarify a minimum three
(3) inch layer of mulch to be applied on all exposed soil surfaces, as required by
the State MWELO. (PL, PL-30)
44. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a signed Certificate of Completion, along with
all necessary supporting documentation and payment to the Community
Development Department, for compliance verification of the landscape installation.
(PL, PL-31)
4.B.g
Packet Pg. 91 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 10
45. Prior to issuance of certificate of occupancy or building permit final sign -off,
Developer shall complete installation of all landscaping and irrigation in
accordance with the approved plans. (PL/ PL -32)
46. Developer is required under MWELO to provide a copy of the approved Certificate
of Completion to the property owner or his or her designee. Prior to completion of
each build-out phase of development, Developer shall provide the Community
Development Director or designee a summary of each lot in that phase and timing
of compliance with this requirement. (PL, PL-33)
47. For the life of the project, Developer shall maintain landscaping and irrigation in
accordance with the approved plans, except as otherwise permitted or re quired by
law. Significant changes to the number, placement, and selection of plant species
may require a modification to this approval, to be determined by the Community
Development Director or designee. (PL, PL-34)
PLANNING DIVISION SPECIAL CONDITIONS
48.
PLANNING DIVISION ENVIRONMENTAL CONDITIONS
49. Prior to development of any property within the specific plan area, a Phase 1
Environmental Site Assessment shall be prepared in accordance with ASTM
Standard(s) to identify whether past or existing uses of the project property may
have adversely affected soil or groundwater, or would otherwise pose a health
hazard during site development or habitation. If the Phase I assessment finds that
past uses may have contaminated the site, a Phase 2 Site Assessment shall be
prepared. If contamination is present, clean up and disposal of such
contamination shall be in compliance with federal, state and local regulations
governing the cleanup and disposal of hazardous waste. Results of the Phase 1
and, if needed, the Phase 2 assessment and cleanup shall be presented to and
approved by the City of Gilroy Engineering Division prior to issuance of a Building
Permit. (PL/PW, PL-35) (HPSP EIR MM#9)
50. Storm water detention shall be designed to prevent an increase in the 2 -year, 10-
year and 100-year peak discharge for the project area. (PL/PW, PL-36) (HPSP
EIR MM#22)
51. Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
improving Hecker Pass Highway immediately west of Santa Teresa Boulevard to
include a second westbound travel lane. The second westbound travel lane on
Hecker Pass Highway, and the appropriate lane -drop taper consistent with
Caltrans’ Standards, should extend as far as possible beyond (west of) Santa
4.B.g
Packet Pg. 92 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 11
Teresa Boulevard as can be accommodated within the existing public right -of-way,
with the design subject to approval by the City Engineer in his/her reasonable
discretion. Applicants shall coordinate with the City of Gilroy Engineering Division
to design and implement the widening project. Removal of deodar cedar trees
along the highway must be avoided wherever possible and improvements must be
consistent with State scenic highway guidelines. Traffic signal modifications should
be made to the intersection of Santa Teresa Boulevard and First Street/Hecker
Pass Highway to add vehicle detection for the second eastbound through lane.
However, implementation of this measure may not be feasible without either a)
removal of deodar cedar trees within the Caltrans right-of-way along the southern
side of the highway, which is an historic resource listed on both the national and
state registers, or b) significantly cut into the hillside on the northern side of the
highway, which would require construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property
owners to amend the Hecker Pass Specific Plan, which includes among other
changes, elimination of this mitigation measure. If the proposed project is
approved, building permits for the residential units could not be issued until the
mitigation measure is implemented, or the specific plan amendment request that
includes elimination and/or modification of the measure, is approved. (PL/TR, PL-
37) (HPSP EIR MM#18)
52. Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
shoulder improvements to Hecker Pass Highway, per Caltrans’ standar ds,
between Santa Teresa Boulevard and the easterly limits of the planned Caltrans
Uvas Creek Bridge Improvement project. Applicants shall coordinate with the City
of Gilroy Engineering Division to design and implement the shoulder
improvements. Removal of deodar cedar trees along the highway must be avoided
wherever possible and improvements must be consistent with State scenic
highway guidelines.
However, implementation of this measure may not be feasible without either a)
removal of deodar cedar trees w ithin the Caltrans right-of-way along the southern
side of the highway, which is an historic resource listed on both the national and
state registers, or b) significantly cut into the hillside on the northern side of the
highway, which would require construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property
owners to amend the Hecker Pass Specific Plan, which includes among other
changes, elimination of this mitigation measure. If the proposed pro ject is
approved, building permits for the residential units could not be issued until the
mitigation measure is implemented, or the specific plan amendment request that
4.B.g
Packet Pg. 93 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 12
includes elimination and/or modification of the measure, is approved. (PL/TR, PL-
38) (HPSP EIR MM#19)
PUBLIC WORKS/ENGINEERING CONDITIONS
53. GENERAL
a. Proposed Development shall comply with all terms and conditions specified
in the Development Agreement between City of Gilroy and Hecker Pass
Development Area. (PW, PW -1)
b. 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. (PW, PW -2)
c. 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. (PW, PW -3)
d. 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. (PW, PW -4)
e. All existing public utilities shall be protected in place and if necessary
relocated as approved by the City Engineer. No permanent structure is
permitted within City easements without the approval of the City of Gilroy.
(PW, PW -5)
f. The proposed cul-de-sac, Thyme Court, will be privately owned and
maintained by HOA. The private streets shall be designated as a Public
Utility Easement (PUE), Water Line Easement (WLE), and Emergency
Vehicle Access Easement (EVAE). (PW, PW -6)
54. FEE
a. 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. (PW , PW -7)
b. At improvement plan submittal, Developer shall submit a $25,000 (Twenty
Five Thousand) initial fee for plan check and processing. (PW, PW -8)
c. Prior to plan approval, developer shall submit a detailed project cost
estimate, subject to City Engineer approval. (PW, PW -8)
d. Prior to public improvement plan approval, Developer shall pay 100% of
the plan check and inspection fees and other related fees that the
4.B.g
Packet Pg. 94 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 13
property is subject to, enter into a property improvement agreement, and
provide payment and performance bonds. (PW, PW -9)
55. CFD - Prior to any building permit issuance, the developer shall submit an
executed petition to annex the subject property into the CFD 2012 -1, with respect
to the property, the special taxes levied by Community Facility District (CFD 2012-
1) for the purpose of maintaining the public landscaping. The petition to annex
into the CFD shall be finalized concurrently with the final map recordation or prior
to any building permit issuance, whichever occurs first. The developer shall
comply with all rules, regulations, policies and practices established by the State
Law and/or by the City with respect to the CFD including, without limitation,
requirements for notice and disclosure to future owners and/or residents. (PW/FP,
PW -10)
56. GRADING & DRAINAGE
a. 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 include all off-site tributary areas. The study and the
design shall be in compliance with the City’s Stormwater Management
Guidance Manual (latest edition). Existing offsite drainage patterns, i.e.,
tributary areas, drainage amount and velocity shall not be altered by the
development. The developer shall satisfy the conclusions and
recommendations of the approved drainage study and storm water
management plan. (PW, PW -11)
b. 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 te chniques 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 cop y provided to the
Engineering Division before a grading permit will be issued. WDID# shall
be provided prior to the commencement or work. (PW, PW -12)
c. All grading operations and soil compaction activities shall be per the
approved project’s geotechnical report that was prepared for the design of
4.B.g
Packet Pg. 95 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 14
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. (PW, PW -13)
d. 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. (PW, PW -14)
57. TRANSPORTATION
a. Any work in the public right-of-way shall require a traffic control plan
prepared by a licensed professional engineer with experience in preparing
such plans. Traffic Control Plan shall be prepared in accordance with the
requirements of the latest edition of the California Manual on Uniform
Traffic Control Devices. The Traffic Control Plan shall be approved prior
to the commencement of any work within the public right of way. (PW,
PW -15)
b. The Project shall comply with all the traffic mitigation measures identified
in the project’s Traffic Study. (PW, PW -16)
c. At first plan submittal, developer shall provide a circulation plan to the City
Engineer’s satisfaction, for emergency vehicles and solid waste collection
vehicles with turning templates and showing truck turning movements.
(PW, PW -17)
d. Developer shall submit final photometric plans prior to first building permit
issuance. (PW, PW -18)
e. 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 Collector and Arterial streets. Quad duct shall be per City STD EL -
11. (PW, PW -19)
f. Developer shall design driveway grades to keep a standard design vehicle
from dragging or “bottoming out” on the street or driveway and to keep
water collected in the street from flowing onto the lots. The details of such
design shall be provided at improvement plan phase and shall be to the
satisfaction of the City Transportation Engineer. (PW, PW -20)
58. FINAL MAP
a. 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)
4.B.g
Packet Pg. 96 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 15
days after the Final Map is deemed technically correct, and Subdivisio n
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. (PW, PW -21)
b. The tentative map and all final maps shall designate all common lots and
easements as lettered lots or lettered easements. The Final map should
be clear on the limits of Public vs. Private (HOA) responsibilities. (PW,
PW -22)
c. Prior to final map approval, the developer shall establish a homeowner
association. The homeowner association shall be responsible for the
maintenance of the private streets, private streetlights, private utilities,
landscaping along proposed private cul-de-sac, walls, and common areas,
and shall have assessment power. This information shall be clearly
included in the Conditions, Covenants, and Restrictions (CC&R) and
recorded documents. The CC&R document shall be submitted for re view
and approval by the City Engineer. (PW, PW -23)
59. PUBLIC IMPROVEMENTS
a. The existing 6” irrigation reclaim water line along the Easterly boundary of
the project shall be relocated within the proposed cul-de-sac, Thyme
Court. The related easement shall be vacated. The new reclaim water
line alignment shall be reviewed and approved by the SCVWD and City
Engineer. (PW, PW -24)
b. Prior to building permit issuance, the developer shall obtain design
approval and bond for all necessary public improvements, includin g but
not limited to the following (PW, PW -25):
i. Construction of Water Main within the proposed private cul-de-sac.
ii. Relocation of the 6” reclaim water line to the new alignment.
iii. Removal and installation of sidewalk along 3rd Street frontage .
iv. Installation of new Storm Drain treatment facilities along 3rd Street
frontage.
v. 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.
vi. Landscaping and trees along all public street frontages, including
the proposed roundabouts and median islands.
vii. 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.
c. Prior to building permit issuance, developer shall execute a public
improvement agreement and post Payment and Performance bonds each
for 100% of cost for improvement with the City that shall secure the
4.B.g
Packet Pg. 97 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 16
construction of the public improvements. Insurance shall be provided per
the terms of the agreement. (PW, PW -26)
d. 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. (PW, PW -27)
e. The developer shall obtain all local and state permits necessary for all
project onsite and offsite construction. (PW, PW -28)
f. Prior to project acceptance, the developer shall slurry along 3rd Street
project frontage due to new trench crossings made. (PW, PW -29)
g. Prior to any work within public right of way or City easement, the
developer shall obtain an encroachment permit from the City. (PW, PW -
30)
60. WATER QUALITY
a. Proposed development shall comply with state mandated regional permits
for both pre-construction and post-construction storm water quality
requirements per chapter 27D of the Gilroy Municipal Code, and is subject
to, but not limited to, the following (PW, PW -31):
i. 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).
ii. 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.
iii. 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.
iv. 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 storm water management treatmen t
BMPs. The City-standard Stormwater BMP Operation and
Maintenance Agreement will be provided by Public Works
Engineering.
v. 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.
vi. This Agreement shall also provide that in the event that
maintenance or repair is neglected, or the storm water
management facility becomes a danger to public health or safety,
4.B.g
Packet Pg. 98 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 17
the city shall have the authority to perform maintenance and/or
repair work and to recover the costs from the owner.
vii. All on-site storm water 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.
viii. Any repairs or restoration/replacement and maintenance shall be in
accordance with City-approved plans.
ix. The property owner(s) shall develop a maintenance schedule for
the life of any storm water 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.
x. Stormwater BMP Inspections will be required for this project and
shall adhere to the following:
xi. The property owner(s) shall be responsible for having all storm
water management facilities inspected for condition and function by
a knowledgeable third party.
xii. Unless otherwise required by the City Engineer or designee, storm
water 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 storm water facilities inspected;
5. Condition of each storm water facility inspected;
6. Description of any needed maintenance or repairs; and
7. As applicable, the need for site re-inspection.
xiii. 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.
xiv. 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.
b. 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. (PW, PW -32)
61. UTILITIES
4.B.g
Packet Pg. 99 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 18
a. All service to the development shall be an "underground service" designed
and installed in accordance with the Pacific G as and Electric Company,
AT&T (phone) Company and local cable company regulations.
Transformers and switch gear cabinets shall be placed underground
unless otherwise approved by the Planning Director and the City
Engineer. Underground utility plans must be submitted prior to
installation. (PW, PW -33)
b. 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 (PW, PW -34):
i. The Developer shall provide joint trench composite plans for the
underground electrical, gas, telephone, cable television, and
communication conduits and cables including the size, location and
details of all trenches, locations of building utility service stubs and
meters and placements or arrangements of junction structures as a
part of the Improvement Plan submittals for the project. Show
preferred and alternative locations for all utility vaults and boxes if
project has not obtained PG&E approval. A licensed Civil or
Electrical Engineer shall sign the composite drawings and/or utility
improvement plans. (All dry utilities shall be placed underground).
ii. 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.
iii. Will Serve Letter” from each utility company for the subdivision
shall be supplied to the City.
c. 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. (PW, PW -35)
d. Storm and sewer lines in private areas shall be privately owned and
maintained by the HOA, unless approved by the Public Works Director.
(PW, PW -36)
e. Prior to any construction of the dry utilities in the field, the following will
need to be supplied to the City (PW, PW -37):
i. A professional engineer- 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.
f. Sanitary sewer laterals and/or water meters located in driveways shall
have traffic rated boxes and lids. (PW, PW -38)
g. The Developer/Contractor shall make accessible any or all City utilities as
directed by the Public Works Director. (PW, PW -39)
4.B.g
Packet Pg. 100 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 19
h. 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. (PW, PW -40)
62. WATER CONSERVATION - The project shall fully comply with the measures
required by the City’s Water Supply Shortage Regulations Ordinance (Gilroy City
Code, Chapter 27, Article VI), and subsequent amendments to meet the
requirements imposed by the State of California’s Water Board. This ordinance
established permanent voluntary water saving measures and temporary
conservation standards. (PW, PW -41)
63. WATER - All construction water from fire hydrants shall be metered and billed at
the current hydrant meter rate. (PW, PW -42)
64. 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. (PW, PW -43)
65. WATER - Where recycled water is not available, as determined by the Public
Works Director, potable water shall be used for construction water. All City potable
water will be billed based on the City’s comprehensive fee schedule under the
Portable Fire hydrant meter rate. (PW, PW -44)
66. 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. (PW, PW -45)
67. CONSTRUCTION BMP
a. 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. (PW, PW -46)
b. 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
4.B.g
Packet Pg. 101 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 20
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. (PW, PW -47)
68. CONSTRUCTION
a. 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. (PW, PW -48)
b. 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. (PW, PW -49)
c. 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 Project, and shall identify
the scheduled critical path for the installation of improvements. The
schedule shall be updated weekly. (PW, PW -50)
d. 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. (PW, PW -51)
e. 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. (PW, PW -52)
f. All work shown on the improvement plans shall be inspected.
Uninspected work shall be removed as deemed appropriate by the Public
Works Director. (PW, PW -53)
g. 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
4.B.g
Packet Pg. 102 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 21
facilities of other agencies are involved, such installation shall be verified
as having been completed and accepted by those agencies. (PW, PW -54)
h. Construction activity shall be restricted to the period between 7:00 a.m. to
7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to 7:00 p.m. for
general construction activity. No work shall be done on Sundays and City
Holidays. The Public Works Director may apply additional construction
period restrictions, as necessary, to accommodate standard commute
traffic along arterial roadways and along school commute routes. (PW,
PW -55)
i. 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. (PW,
PW -56)
69. 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). (PW, PW -57)
70. MONUMENTS – All monuments shall be set per the recorded final map. A
certificate letter by the Surveyor or Engineer will be provided to the City Engineer
prior to project acceptance. (PW, PW -58)
71. ACCEPTANCE
a. 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. (PW, PW -59)
b. 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. (PW, PW -60)
c. The developer shall submit an AutoCAD drawing file of all Asbuilt
consultants composite basemap linework showing all public improvements
and utility layouts. (PW, PW -61)
FIRE MARSHAL CONDITIONS
72. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure. Street
Hydrants shall be spaced every 300 ft, and within 150 ft of any building. Off site
improvement plan shall provide Fire Hydrants per the City Standard. Hydrants shall
be installed prior to commencement of construction with combustible materials.
4.B.g
Packet Pg. 103 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 22
73. Each home shall be provided with water laterals and meters sized to allow for a
residential NFPA 13d fire sprinkler system. At a minimum the off - site improvement
plan shall provide 1.5 inch water laterals and 1” meters sized to allow for a residential
NFPA 13d fire sprinkler system. A fire flow test shall be obtained from the Fire
Marshal for the purpose of Fire Sprinkler design.
74. Cul De Sac shall be red curbed, the 39 ft radius does not provide for parking. Show
red curbing on improvement plans. Include signage as Fire Lane no parking in the cul
de sac.
75. Street naming shall be done prior to off -site improvement plan and building plan
submittal. Addresses shall be assigned by the City Engi neering Section prior to
improvement plan and building permit submittal. Street signage shall be installed
prior to any on-site improvements (foundations or buildings) has begun.
76. Open Spaces, including storm water detention/retention basins, agricultural lots,
landscaped and naturally vegetated areas shall have vegetation management to
remove dead plants and debris, and to remove, disc or mow weeds during weed
abatement season from April to November of each year.
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chair
4.B.g
Packet Pg. 104 Attachment: TM 17-02 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF ARCHITECTURAL AND SITE
REVIEW A/S 17-14, A ARCHITECTURAL AND SITE REVIEW TO ALLOW
CONSTRUCTION OF THE 9-LOT, HEARTLAND TRIANGLE RESIDENTIAL
PROJECT LOCATED WITHIN THE HECKER PASS SPECIFIC PLAN
NORTHEAST OF THIRD STREET, WEST OF THE HEARTLAND
SUBDIVISION, AND SOUTH OF SYNGENTA FLOW ERS, INC. (PORTION
OF ASSESSOR’S PARCEL NUMBERS 810-20-020). FILED BY MERITAGE
HOMES, 2603 CAMINO RAMON, SUITE 140, SAN RAMON, CA 94583.
WHEREAS, Meritage Homes, submitted an application requesting an Architectural and
Site Review to approve the architectural and site design of the Heartland Triangle
residential project; and
WHEREAS, the subject property is located within the Hecker Pass Specific Plan area,
northeast of Third Street, west of The Heartland subdivision, and south of Syngenta
Flowers, Inc. ; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the Architectural
and Site Review request (A/S 17-14), in accordance with the Gilroy Zoning Ordinance, and
other applicable standards and regulations ; and
WHEREAS, the project is consistent with applicable general plan, specific plan, and zoning
designations; has no value as habitat for endangered , rare or threatened species; would
not result in any significant effects relating to traffic, noise, air quality, or water quality; and
can be adequately served by all required utilities and public services; and
WHEREAS, said Architectural and Site Review application was referred to various city
departments, including the Technical Advisory Committee, for recommendations ; and
WHEREAS, the Planning Commission of the City of Gilroy has considered the Staff Report
dated May 17, 2018, along with testimony received at the duly-noticed public hearing and
other materials; and
WHEREAS, the Planning Commission finds the Architectural and Site Review application
conforms to the City’s General Plan and elements thereof; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Gilroy
hereby recommends to the City Council the approval of the Architectural and Site Review
application A/S 17-14, subject to the following conditions:
Note: The following abbreviations identify the City department or division responsible for determining compliance
with these conditions. The first group listed has responsibility for compliance at plan check, the second
confirms compliance with the condition at final inspection, prior to final occupancy or issuance of a
certificate of occupancy, or as specified in the condition. If only one group is identified, they have
4.B.h
Packet Pg. 105 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 2
responsibilities from initial review through compliance verification. An internal condition reference number is
located at the end of each condition (e.g. G-1 or MND-S2).
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL Building Division/Inspectors PK Parks/Landscape Design
CA City Attorney PL Planning Division
CC Chemical Control Agency PW Public Works/Engineering
FP Fire Prevention TR Traffic Division
PD Police Department WW Wastewater/Source Control
GENERAL PROJECT CONDITIONS
1. Approval of Architectural and Site Review (AS 17 -14) (hereinafter “this permit”) is
granted for approved plans stamped as “Received on November 3, 2017” (“the
plans”) on file with the Planning Division. Build-out of the project shall conform to the
plans, except as otherwise specified in these conditions. Any future adjustment or
modification to the plans shall be considered by the Community Development Director
or designee, may require separate discretionary approval, and shall conform to all
City, State, and Federal requirements, including subsequent City Code requirements
or policies adopted by City Council. (PL, G-1)
2. Developer means permit applicant, property owner, operator, permitee, lessee, and/or
tenants using the space(s) for the intended use(s). Developer shall comply with
project conditions for the life of the project. (CA, G-2)
3. Developer agrees, as a condition of permit approval, at Developer’s own expense, to
defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its officers,
contractors, consultants, attorneys, employees and agents from any and all claim(s),
action(s) or proceeding(s) brought against the City or its officers, contractors,
consultants, attorneys, employees, or agents to challenge, attack, set aside, void or
annul the approval of this resolution or any condition attached thereto or any
proceedings, acts or determinations taken, including actions taken under the
California Environmental Quality Act of 1970, as amended, done or made prior to the
approval of such resolution that were part of the approval process. (CA, G-3)
4. Failure to appeal this decision in a timely manner, or commencement of any activity
related to the project, is understood to clarify Developer’s acceptance of all conditions
and obligations imposed by this permit and waive to any challenge to the validity of
the conditions and obligations stated therein. (CA, G-4)
5. Should Developer intend to request an extension to the permit expiration date,
Developer must submit to the Planning Division a written application with applicable
fees prior to the expiration date. Only timely requests may be considered pursuant to
the City Code. (PL, G-5)
4.B.h
Packet Pg. 106 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 3
6. Prior to issuance of building permits, Developer shall correct all violations of the City
Code, if any, existing on the project property for which the City has open cases.
(PL/CE, G-6)
7. If Developer, owner or tenant fails to comply with any of the conditions of this permit,
the Developer, owner or tenant shall be subject to permit revocation or enforcement
actions pursuant to the City Code. All costs associated with any such actions shall be
the responsibility of Developer, owner or tenant. (CA, G-7)
8. Prior to tract acceptance, Developer shall comp lete all required offsite and onsite
improvements related to the project, including structures, paving, and landscaping.
(BL, G-8)
9. Developer shall complete the “Notice of Land Use Restrictions and Conditions” form,
using the form provided by the City, for recording with the Santa Clara County
Recorder. Before the City issues building permits, Developer shall submit the original
completed, signed and notarized document to the Community Development Director
or designee. (PL, G-9)
10. Developer acknowledges that because of water limitations placed on the City by its
water providers, approval of this permit does not guarantee that the City will issue
building permits. Issuance of building permits may be delayed and subject to
implementation and/or compliance with mandated water conservation or allocation
plans. (PL/PW, G-10)
11. Any covenants, conditions, and restrictions (CC&Rs) applicable to the project
property shall be consistent with the terms of this permit and the City Code. If there is
a conflict between the CC&Rs and the City Code or this permit, the City Code or this
permit shall prevail. (PL/CA, G-11)
12. Developer shall obtain building permits for the plans within one (1) year from the date
of this permit approval. If such building permits are not received within the time frame,
this permit shall automatically become null and void unless an extension of time is
approved by the City. (PL, G-12)
PLANNING DIVISION STANDARD CONDITIONS
13. Developer shall obtain necessary permits prior to initiating any new constructi on or
modifications authorized under this approval, including but not limited to temporary
construction trailers, temporary staging areas, model home sales offices, advertising
signs of any kind, exterior and interior modifications. Developer shall pay all requisite
fees in effect at the time of plan submittal and/or issuance, as applicable. (PL/BL,PL -
1)
14. Developer shall submit plans for building permit applications that include all exterior
building materials and colors, including product and finish manuf acturer name, color
name and number, and surface finish type (e.g. stucco with sand finish, plaster with
smooth finish) to be used in construction. (PL, PL-2)
4.B.h
Packet Pg. 107 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 4
15. Developer shall submit plans for building permit applications that include, on all sets,
a reproduction of all conditions of approval of this permit, as adopted by the decision -
maker. (PL, PL-3)
16. Prior to issuance of building permits, Developer shall provide to the Planning Division
digital photos or copies of full-size colored elevations, color and material sample
boards, perspective illustrations, and any other colored exhibit approved by the
decision-maker. (PL, PL-4)
17. Developer may not modify any use approved by this permit unless the Community
Development Director or designee determines that Deve loper has provided the
parking required by the City Code for the modified use. Such determination may
require an adjustment or modification to this permit approval. (PL, PL -5)
18. Prior to issuance of the first building permit, Developer shall submit complete
landscape plans to ensure the site irrigation system does not conflict with site lighting.
All onsite and offsite lighting will be per an approved photometric study and approved
joint trench plans. Onsite lighting shall be of a type and in a location that does not
constitute a hazard to vehicular traffic, either on private property or on public property,
including streets. Such lighting shall not conflict with drainage plans, landscape plans,
tree locations, parking spaces, or any other such land use concerns. (PL, PL-6)
19. Developer agrees, as a permit of condition approval, that no sign advertising the
development project or components thereof, including individual tenants or
subdivisions, shall be installed or maintained onsite or offsite except as allowed and
in conformance with an approved sign permit. (PL, PL-7)
20. Concurrent with or prior to an application for a grading permit, Developer shall apply
for a Santa Clara Valley Habitat Plan permit from the City of Gilroy. The grading
permit will be issued only after payment of assessed fees and approval of the Habitat
Plan permit. (PL, PL-8)
21. Prior to issuance of a grading permit, Developer shall present to the Community
Development Director or designee, a receipt issued by Santa Clara County for full
payment of the Santa Clara Valley Habitat Plan fees associated with the proposed
development. (PL, PL-9)
22. Developer shall include the following language in all grading, site work, and
construction plans (BL/PL, PL-10):
“If human remains are found during earth-moving, grading, or construction activities,
there shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the coroner of Santa
Clara County is contacted to determine that no investigation of the cause of death is
required. If the coroner determines the remains to be Native American the coroner
shall contact the Native American Heritage Commission within 24 hours. The Native
American Heritage Commission shall identify the person or persons it believes to be
the most likely descendent (MLD) from the deceased Native American. The MLD may
4.B.h
Packet Pg. 108 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 5
then make recommendations to the landowner or the person responsible for the
excavation work, for means of treating or disposing of, with appropria te dignity, the
human remains and associated grave goods as provided in Public Resources Code
Section 5097.98. The landowner or his authorized representative shall rebury the
Native American human remains and associated grave goods with appropriate dignity
on the property in a location not subject to further disturbance if: a) the Native
American Heritage 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.”
23. Developer shall install all roof and building rain gutters and downspouts, vents, and
flashing to integrate as closely as possible with building design elements, including
matching the color of the adjacent surface. (PL, PL -11)
24. Per the approved Improvement and Landscape plans, Developer shall provide utility
meters, mechanical equipment, mailboxes and address directories, placed in
decorative cabinets and clustered for efficient access by residents and service
persons. The final placement and design shall be to the satisfaction of the Community
Development Director or designee. (PL, PL-12)
25. Per the approved Improvement and Landscape plans, Developer shall provide
screening of all mechanical equipment, post indicator valves, backflow prevention
devices etc. All ground mounted utility appurtenances such as transformers shall not
be visible from any public right-of-way and shall be adequately screened through the
use or combination of concrete or masonry walls, berms, and landscaping. In addition
to the above, backflow preventers shall be painted dark green, except the fire
connection which shall be painted yellow. The final placement and design of these
items shall be to the satisfaction of the Community Development Director or
designee. (PL, PL-13)
26. Developer shall provide automatic garage doors and door openers for all garages. All
garage entries closer than 23 feet to the front property line shall be equipped with a
sectional roll-up garage door. (PL, PL-14)
27. Developer shall provide a minimum 9-foot by 3-foot level concrete pad for storage of
three refuse containers in the side yard area or other location approved by the
Community Development Director or designee that is out of view from the street. The
storage location shall not be within the garage. De veloper shall also provide for a
paved path from the storage location to the pick -up area (typically the street) that
does not require entering the garage. All gates or doors along the path shall be
constructed with a minimum clear space of 36 -inches to allow passage of the
containers. (PL, PL-15)
28. Building additions and patio covers shall conform to the requirements of the Hecker
Pass Specific Plan Residential zone district setbacks, or as otherwise allowed by the
4.B.h
Packet Pg. 109 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 6
Gilroy City Code. The design of such addition or patio cover shall match the materials
and style of the residence. (PL/BL, PL-16)
29. The use of wood good-neighbor fences and split-rail fencing along the sides of open
space areas shall be subject to final review and approval of the Planning Manager a s
part of the building permit review. Fences shall be constructed in a manner consistent
with the requirements of City Code Section 30.34 Fencing. (PL, PL-17)
30. Prior to issuance of a Temporary Use Permit for the sales office and/or model home,
Developer shall provide details as to the posting of pertinent information and maps
that may affect the subject project and adjacent properties. At minimum, the land plan
for the overall development that shows all surrounding land uses and how the project
integrates with theses surrounding uses shall be displayed and maintained in a
prominent location. Additional resources might include the current General Plan and
corresponding Land Use Map, and the Hecker Pass Specific Plan. Developer shall
include such details to the satisfaction of the Community Development Director or
designee. (PL, PL-18)
31. Prior to issuance of a Temporary Use Permit for the sales office and/or model home,
Developer shall provide details of signage and written information to potential buyers
that demonstrate the principles of water efficient landscapes described in the State
MWELO. Developer shall provide such details to the satisfaction of the Community
Development Director or designee. (PL, PL-19)
32. Light standards illuminating interior walkways sh all be not more than eight (8) feet in
height, and shall not intrude into the private living or patio areas. Light standards
serving recreational areas held in common shall be no more than 15 feet in height,
and shall be directed away from dwelling units. PL, PL-20)
33. Developer shall establish a Homeowners’ Association (HOA) for the development.
The HOA shall be responsible for the maintenance and enforcement of parking,
private streets, solid walls adjacent to open space areas, gates/fencing at project
entries, street lights, landscaping, recreation and other interior areas held in common
by the HOA. Such responsibilities shall be provided within the CC&Rs for the
development. (PL, PL-21)
PLANNING LANDSCAPING CONDITIONS
34. Applicant shall design and install landscaping and irrigation plans in accordance with
the adopted Consolidated Landscaping Policy and the Landscaping Requirements of
the City Code (Chapter 30, Section 38). (PL, PL-22)
35. As part of the building permit application, the applicant shall submit a complete
landscape package in accordance with MWELO. The project’s licensed landscape
architect shall also stamp and sign the landscape plans and submit a signed affidavit
verifying the landscape package complies with MWELO. A copy of the compliance
affidavit form is available at
4.B.h
Packet Pg. 110 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 7
http://www.cityofgilroy.org/DocumentCenter/Home/View/6056. (PL, PL-23)
36. Developer is required under MWELO to provide a copy of the approved Certificate of
Completion to the property owner or his or her designee. Prior to completion of each
build-out phase of development, Developer shall provide the Community
Development Director or designee a summary of each lot in that phase and timing of
compliance with this requirement. (PL, PL-24)
37. At a date to be determined, the Developer shall transfer responsibility to individual
homeowners and/or the Homeowners Association (HOA) for the life of the project all
maintenance of landscaping and irrigation in accordance wit h the approved plans,
except as otherwise permitted or required by law. Significant changes to the number,
placement, and selection of plant species may require a modification to this approval,
to be determined by the Community Development Director or designee. (PL, PL-25)
PLANNING DIVISION SPECIAL CONDITIONS
38. The Conditions, Covenants, and Restrictions and homeowners association bylaws for
the subdivision shall be submitted to and approved by the Public Works, Community
Development, and Fire Departments prior to recordation of the Final Map. The
CC&Rs and By-Laws shall include, but not be limited to, a statement that the private
streets within the subdivision are to remain open and un-gated unless and until
modification to street configuration at the entra nces to the subdivision is approved by
the City Planning Commission and installed by the homeowners association. (PL, PL-
26)
39. The developer shall disclose to every future homebuyer that active farming will occur
on the agricultural lands within the Hecker Pass Specific Plan area, including but not
limited to the agricultural property to the west. Proposed language for the right-to-farm
disclosure shall be submitted to and approved by the Planning Division prior to
issuance of any building permits for the subdivision. (HPSP Policy 5-9 & 11) (PL, PL-
27)
PLANNING DIVISION ENVIRONMENTAL CONDITIONS
1. Prior to development of any property within the specific plan area, a Phase 1
Environmental Site Assessment shall be prepared in accordance with ASTM
Standard(s) to identify whether past or existing uses of the project property may
have adversely affected soil or groundwater, or would otherwise pose a health
hazard during site development or habitation. If the Phase I assessment finds that
past uses may have contaminated the site, a Phase 2 Site Assessment shall be
prepared. If contamination is present, clean up and disposal of such
contamination shall be in compliance with federal, state and local regulations
governing the cleanup and disposal of hazardous waste. R esults of the Phase 1
and, if needed, the Phase 2 assessment and cleanup shall be presented to and
4.B.h
Packet Pg. 111 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 8
approved by the City of Gilroy Engineering Division prior t o issuance of a Building
Permit. (PL/PW, PL-28) (HPSP EIR MM#9)
2. Storm water detention shall be designed to prevent an increase in the 2 -year, 10-
year and 100-year peak discharge for the project area. (PL/PW, PL-29) (HPSP
EIR MM#22)
3. Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
improving Hecker Pass Highway immediately west of Santa Teresa Boulevard to
include a second westbound travel lane. The second westbound travel lane on
Hecker Pass Highway, and the appropriate lane-drop taper consistent with
Caltrans’ Standards, should extend as far as possible beyond (west of) Santa
Teresa Boulevard as can be accommodated within the existing public right -of-way,
with the design subject to approval by the City Engineer in his/her reasonable
discretion. Applicants shall coordinate with the City of Gilroy Engineering Division
to design and implement the widening project. Removal of deodar cedar trees
along the highway must be avoided wherever possible and improvements must be
consistent with State scenic highway guidelines. Traffic signal modifications
should be made to the intersection of Santa Teresa Boulevard and First
Street/Hecker Pass Highway to add vehicle detection for the second eastbound
through lane.
However, implementation of this measure may not be feasible without either a)
removal of deodar cedar trees within the Caltrans right -of-way along the southern
side of the highway, which is an historic resource listed on both the national and
state registers, or b) significantly cut into the hillside on the northern side of the
highway, which would require construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property
owners to amend the Hecker Pass Specific Plan, which includes among other
changes, elimination of this mitigation measure. If the proposed project is
approved, building permits for the residential units could not be issued until the
mitigation measure is implemented, or the specific plan amendment request that
includes elimination and/or modification of the measure, is approved. (PL/TR, PL-
30) (HPSP EIR MM#18)
4. Prior to issuance of the 75th building permit within the Specific Plan area,
applicants for projects within the specific plan area shall be responsible for
shoulder improvements to Hecker Pass Highway, per Caltrans’ standards,
between Santa Teresa Boulevard and the easterly limits of the planned Caltrans
Uvas Creek Bridge Improvement project. Applicants shall coordinate with the City
of Gilroy Engineering Division to design and implement the shoulder
improvements. Removal of deodar cedar trees along the highway must be avoided
4.B.h
Packet Pg. 112 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 9
wherever possible and improvements must be consistent with State scenic
highway guidelines.
However, implementation of this measure may not be feasible without either a)
removal of deodar cedar trees within the Caltrans right -of-way along the southern
side of the highway, which is an historic resource listed on both the national and
state registers, or b) significantly cut into the hillside on the northern side of the
highway, which would require construction of a retaining wall.
The City of Gilroy is currently processing a request from the specific plan property
owners to amend the Hecker Pass Specific Plan, which includes among other
changes, elimination of this mitigation measure. If the proposed project is
approved, building permits for the residential units could not be issued until the
mitigation measure is implemented, or the specific plan amendment request that
includes elimination and/or modification of the measure, is approved. (PL/TR, PL-
31) (HPSP EIR MM#19)
FIRE MARSHALL CONDITIONS
40. Single Family Homes with a fenced yard shall have a gate that opens to a public way
(or to an open yard that leads to a public way). (FP, FP-1)
41. Detached Second Units shall have a path of travel (min 36” wide) to the street and
shall be provided a separate address number. (This cannot be to the alley side of the
property as the Fire Department responds via a street address. (FP, FP-2)
42. All residential structures shall be provided with residential fire sprinklers (13d)
including garages. City standards include: (FP, FP-3)
a. A 1 inch meter and 1.5 inch laterals shall be provided to each SFR.
b. System to comply with NFPA 13D (2016) subject to inspection by the City.
c. Riser shall be installed in the garage or approved exterior cabinet.
d. If the water supply to the home is not at the garage, water supply from point
of entry to the riser shall be approved fire sprinkler line.
e. All enclosed garages shall be provided with sprinkler protection.
f. At least 1 sprinkler of each type shall be present in the spare head box at
final.
g. An exterior bell/horn shall be installed on the bedroom side of the home. The
water-flow switch shall be wired to smoke alarms for interior notification.
h. Each attic access shall be protected by a pilot head. The pilot head piping
(CPVC) shall be provided with adequate insulation or be done with a copper
riser.
i. Sprinkler coverage shall be provided underneath stairwells when used as
storage, closets or bathrooms (even if less than 55 sq ft). Concealed spaces
used for storage in attics or crawl spaces that exceed 55 sq ft in area and 6
ft in height, shall be provided with sprinkler coverage.
4.B.h
Packet Pg. 113 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 10
j. A fire flow test shall be obtained from the Fire Marshal and included in the
sprinkler system design calculations
k. Detached second units shall have a separate water lateral not less than 1.5
inches cpvc and provided with a separate water meter or as a separate line
from the main water lateral prior to the existing structure. Second units shall
not be provided with water service from the main residence.
43. Building / House numbers shall be clearly visible from the street:
a. For Single family homes, addressing shall be from the street that the front
door faces and shall be visible from that street. If the house is recessed,
obstructed or at an angle such that the front door is not visible from the
street, an additional address sign shall be provided th at is visible from the
street. All main address numbers shall be illuminated a minimum o f 2.5
inches in height with a 3/8 inch stroke and placed to read from left to right
and/or top to bottom, and located at least 60 inches high from the ground.
(FP, FP-4)
44. Chimneys shall have spark arrestors installed. No permanent outdoor, wood -fired
fireplaces/pits are allowed. Trees and tree branches shall not be within 10 ft of a
chimney. (FP, FP-5)
45. For gated communities (proposed plan does not show to be gated at this time), or
gated EVA’s or gates to more than two homes: Gates shall be electronically operated
using the “Click to Open” TM system. A building permit shall be obtained for the gate
installation. The gate shall also have Police and Fire KNOX key over -ride. The gate
shall also be recessed from the roadway and a visitor turn out provided. (FP, FP-6)
46. Submitted plans show proper signage and striping. When streets are less than 36’ in
width parking restrictions as indicated below apply: For streets less than 36’ wide (curb
to curb) and greater or equal to 28 ft wide, one side shall be marked as a fire lane.
Signage stating : “FIRE LANE - NO PARKING” or red curbing stenciled with “FIRE
LANE” shall be provided in any areas longer than 8 ft, in cul de sacs and along the
turning radius of the street ( both sides). When using signage spacing shall be
determined by the Traffic Engineer. When the street is less than 28’ wide both sides
shall be marked as above as FIRE LANES. Shared private access driveways that do
not provided parking shall be provided with No Parking Signage and/or red curing. (FP,
FP-7)
47. Landscaping in the open space areas shall be maintained so as not to become a fire
hazard. All dead and dry vegetation to be removed by May 15th each year and t o be
maintained until November. (FP, FP-8)
48. Egress Windows shall be provided on all sleeping rooms. A room that does not have a
clearly defined use as a kitchen, closet, dining room, living/family room or study shall be
considered a bedroom. Studies/libraries with closets shall be treated as bedrooms.
4.B.h
Packet Pg. 114 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Resolution No. 2018-XX
Page 11
Storage rooms that are provided with windows, and electrical outlets and are greater
than 50 square feet may also be considered bedrooms if attached to a dwelling unit.
(FP, FP-9)
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
4.B.h
Packet Pg. 115 Attachment: AS 17-14 Recommended Resolution (1679 : V 18-01 (#18030017), TM 17-02 (#17030075), AS 17-14 (#17030074))
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: May 17, 2018
TO: Planning Commission
FROM: Brad Evanson, Planner
SUBJECT: Hecker Pass North Residential Cluster - Zone change to PUD,
Tentative Map, and Architectural and Site Review for a 72 unit
residential subdivision located on a 22.44 acre parcel north of
Hecker Pass Highway and immediately east of the Gilroy Municipal
Golf Course
1) Request: Z 18-01 (zone change for a PUD) requests approval of a Zoning
Amendment to establish a Planned Unit Development for this 22.44 acre site,
commonly known as the Hecker Pass North Residential Cluster. The project is
located within the Hecker Pass Specific Plan area, north of Hecker Pass Highway
and immediately east of the Gilroy Municipal Golf Course (APN 783-04-023). TM
18-01 (tentative map) requests approval of a subdivision consisting of 72 single-
family residential lots, 7 open space parcels, 2 private street parcels, and 2 public
street parcels. AS 18-03 (architecture and site review) requests approval of the
architectural details and site improvements associated with the development of a
72 unit single-family residential subdivision.
2) Recommendation: Staff has analyzed the proposed project, and recommends
that the Planning Commission:
a) Adopt a resolution recommending that the City Council approve Z 18-01 as
requested, subject to certain findings; and
b) Adopt a resolution recommending that the City Council approve TM 18 -01, as
requested, subject to certain findings; and
c) Adopt a resolution recommending that the City Council approve AS 18-03 as
requested, subject to certain findings and conditions; and
d) Consider and recommend that the City Council motion to accept an Addendum
to the Hecker Pass Specific Plan EIR prepared for the project, based on
findings required by the California Environmental Quality Act (CEQA).
3) Subject Property and Surrounding Land Uses: The site consists of a 22.44-
acre parcel (assessor’s parcel number (APN) 783-04-023). The property was used
Kristi A. Abrams
DIRECTOR
4.C
Packet Pg. 116
2
as pasture land and included two barn structures that have fallen into disrepair.
The adjacent uses include vacant land to the south and residences (Ousley Home,
Hoey Residence) with Hecker Pass Highway beyond; vacant hillside and
residential to the north; to the west, Gilroy Municipal Golf Course, and vacant land
to the east. The Uvas Creek corridor is located approximately 1,500 feet south of
the southerly boundary of the site.
4) Environmental Assessment: The Gilroy City Council adopted the Hecker Pass
Specific Plan (HPSP) in January 2005, after certification of the Hecker Pass
Specific Plan/South Valley Community Church EIR (“EIR”).
The EIR evaluated the potential effects of implementing the HPSP. A range of
development types was proposed on the approximately 425 acres included within
the HPSP boundary. Uses included: open space (125 acres), residential (145
acres), agricultural uses including agricultural commercial uses (115 acres) and
community facilities (18 acres). A total of 530 dwelling units were proposed within
the HPSP boundary; the HPSP EIR analysis was based on this residential
development capacity. Upon adoption of the specific plan, the Gilroy City Council
limited total residential development to 506 units.
Since adoption of the HPSP, four amendments to the HPSP have been approved
by the City Council. The first amendment was approved in 2007, eliminating the
east intersection on Hecker Pass Highway and allowing limited transfer of
residential units among the Residential Clusters. A mitigated negative declaration
was prepared and adopted. The second amendment was approved in 2009, which
reduced Community Facility acreage by six acres and subsequently increased the
Residential Cluster acreage by six acres. An addendum to the EIR was prepared
and certified. The third amendment was approved by the City Council in 2015,
which redesignated the remaining twelve acres of Community Facility lands to
Residential Cluster. Again, an addendum to the EIR was prepared and certified.
CEQA Guidelines Section 15164(d) requires that the decision-making body
consider the addendum with the final EIR prior to making a decision on this project
5) Background Information: As noted previously, the City Council approved the
Hecker Pass Specific Plan in 2004. Comprising 423 acres, the HPSP was adopted
with the intent to provide 163 acres of residential land to accommodate more than
500 dwelling units, along with 115 acres designated for agriculture and agricultural-
related uses and 145 acres designated for open space and park uses. On the
south side of Hecker Pass Highway, the residential lots are approaching build-out,
and there are applications for Architectural and Site Review for some of the
agricultural commercial and agri-tourist parcels. Within the HPSP, there were three
“clusters” of land where residential development was focused. The East Cluster
was allocated 259 residential units, the West Cluster was allocated 205 residential
units, and the North Cluster was allocated 57 residential units.
6) General Plan Consistency: The City's General Plan designates the subject site
as Hecker Pass Special Use District, which supports the proposed project request.
4.C
Packet Pg. 117
3
As such, the proposal conforms to the goals and policies of the General Plan. Key
goals and policies, which pertain to the proposed project are discussed below:
POLICY # TITLE AND SUMMARY ANALYSIS
1.07 Hecker Pass – Protect and
enhance the unique qualities
and character of the Hecker
Pass area as the City’s
western gateway and as a
highly valued scenic resource
for residents and visitors.
The proposed project is set back from
Hecker Pass highway, providing a natural
transition into the development, which is
designed to generally follow the existing
topography. Furthermore, the project
entrance will allow the completion of a
round-about on Hecker Pass Highway,
creating a distinctive gateway to the
community and to Gilroy. Therefore, it is
consistent with General Plan Policy 1.07.
1.09 Clustered Development –
Encourage clustered
development to achieve
desired densities while
protecting habitats natural
features, and providing
amenity open space
The proposed project is designed in such
a way as to preserve a water course and
drainage feature by clustering the
residences around it. Likewise, trails and
park space is provided in the spaces
between the blocks of residential
development. Therefore, it is consistent
with General Plan Policy 1.09.
12.06 Expressway Access – Limit
driveway intersections on
Hecker Pass Highway to
maximize safety and traffic
carrying capacity.
The project will support the development
fourth leg of the proposed traffic circle on
Hecker Pass Highway, west of Santa
Teresa Boulevard, minimizing the access
points on the highway. Furthermore, the
developer has collaborated with the Gilroy
Municipal Golf Course to close the Golf
Course driveway on Hecker Pass Highway
and create a new driveway from the
western perimeter road (Autumn Drive)
within the development, further channeling
vehicle access through the future traffic
circle. Therefore, it is consistent with
General Plan Policy 12.06.
20.01 Open Space Areas – Preserve
and protect open space areas,
including natural resource and
wildlife habitat areas, steep
hillside areas, and recreational
lands such as the Gilroy
Municipal Golf Course.
The location of the project includes steep
hillsides and natural drainage courses.
The development generally follows the
topography, in particular preserving as
open space the sloped drainage course
that traverses the site north to south.
Additionally, elements of the development
will support improved safety and
operations at the Gilroy Municipal Golf
Course, which is immediately adjacent to
4.C
Packet Pg. 118
4
the project’s western boundary. Therefore,
it is consistent with General Plan Policy
20.01.
7) Conformance with Zoning Code Development Standards: The proposed
development is located in the Hecker Pass Special District, specifically in the RC-
Residential Cluster District. In accordance with the Gilroy City Code (GCC) and the
Hecker Pass Specific Plan, the proposed residential development may be
permitted with an approved Zone Change for a PUD, Tentative Map, and
Architectural and Site Review. Applicable development standards for the project
have been considered for the proposed project, as shown below.
The Hecker Pass Specific Plan includes a provision that reads, “Setback
requirements are guidelines only and may be modified to suit the unique
characteristics of a project to allow for diverse product types. Modifications to these
setback requirements will be subject to Architectural and Site Review through the
Planned Unit Development Application that shall be reviewed and approved by the
City of Gilroy.” Therefore, while the table below identifies setbacks that do not
conform to standards, the setbacks are guidelines only and may be modified
through the Architectural and Site Review/PUD process.
STANDARD REQUIRED PROPOSED CONFORMS?
Front to ROW 12 ft; 15 ft for lots >6,000 sf Per HPSP YES
Side to Interior
Property Line
3 ft; 6 ft for lots >6,000 sf Per HPSP YES
Side to ROW 7 ft; 10 ft for lots >6,000 sf Per HPSP YES
Rear to
Property Line
10 ft; 15 ft for lots >6,000 sf Per HPSP YES
Building Height 35 ft Up to 29 ft 2 in YES
*Development Standards identified in italics include the Code deviations
requested pursuant to Section 30.50.50 of the Gilroy City Code for the Planned
Unit Development design. The details are further discussed in sections of this
staff report, as noted.
8) Hecker Pass Specific Plan Development Considerations: There are two unique
elements of the Hecker Pass Specific Plan that apply to the proposed
development:
a) Distribution of RDO Allocations: Per HPSP Figure 3 -6, RDOs approved for the
HPSP were distributed among the three development clusters, with the East
Cluster being assigned 259 dwelling units, the West Cluster being assigned
205 dwelling units, and the North Cluster being assigned 57 dwelling units.
RDOs can be reallocated to other clusters, so long a s no Cluster increases by
more than 25 dwelling units. The West Cluster is in the process of completing
4.C
Packet Pg. 119
5
the development of the 205 dwelling units allocated to it. The East Cluster has
developed 243 dwelling units of the 259 allocated to it. With no additional
residential land available in the East Cluster, there are 16 unused dwelling unit
allocations. This application proposes to transfer the 16 dwelling units to the
North Cluster, increasing it from 57 dwelling units to 73 dwelling units, thereby
accommodating the proposed 72 dwelling units.
b) The HPSP identifies three residential development categories: 2,500-3,500 sf
lots, 3,500-6,000 sf lots, and larger than 6,000 sf lots. Historically, the earlier
phases of development within the HPSP, specifically the H eartland
developments included product designed to fit 3,500 sf lots (Zipper plans), but
generally the lots for those housing types exceeded 3,500 sf. The Heartland
developments still included three ranges of housing product, and this was
accepted in the staff reports of September 5, 2013 (TM 13-02 and AS 13-06)
and March 3, 2016 (Heartland West). The applicant is proposing the use of the
Zipper plans for this project. While the above precedent is cited, the
topography of the site triggers implementation of HPSP Policy 3-19, which
allows lot sizes to exceed the maximum size of the category due to
consideration of topography, lot configuring, etc.
9) Staff Analysis for Planned Unit Development, processed as a Zone Change (Z
18-01): The PUD combining district provides the opportunity for project designs
that deviate from specific requirements of the City Code and other development
standards, where appropriate and justified.
a) PUD Intent and Requirement for Project Amenities: The proposed zoning
for the project site is Hecker Pass Specific Plan Residential Cluster-Planned
Unit Development (HPSP RC-PUD), requiring conformance to Zoning Code
Planned Unit Development (PUD) Combining District. The PUD ordinance
Statement of Intent (Zoning Ordinance section 30.26.10) states "The intent of
the PUD Planned Unit Development combining district is to allow diversification
in the relationships of buildings, structures, and open spaces in building groups
and the allowable heights of said buildings and structures, while insuring
adequate standards related to the public health, safety and general welfare of
the community. By allowing this diversification, the PUD planned unit
development combining district intends to promote unified planning and
development, economical and efficient land use, a higher standard of
amenities, appropriate and harmonious variety in physical development,
creative design, and an upgrading of the urban environment."
As part of the PUD application, the applicant must voluntarily offer amenities
that are above-and-beyond the normal course of development for a property.
As such, the following items are offered by the applicant as amenities to satisfy
the PUD application:
Substantial open space for aesthetic and passive use
A four acre community park
Private streets with an entry monument
Preserved topography for enhanced view corridors
4.C
Packet Pg. 120
6
In addition to the items proposed by the applicant, staff recommends the
following amenities to further promote a higher standard of amenities, with a
focus on the project's relationship and contribution to regional needs:
Decorative pavers at crosswalks for safety and aesthetic purposes
b) FINDINGS: In accordance with Gilroy City Code Section 30.50.50(d), nine
required findings must all be supported for consideration of a planned unit
development request. Staff has evaluated each required finding, as follows:
i) “The project conforms to the Gilroy General Plan in terms of general
location and standards of development.”
The proposed project is located within the Hecker Pass Special Use
District of the General Plan. As it is in compliance with the general
location and standards of the development contained in the HPSP,
specifically it is a residential subdivision within the Residential Cluster
area of the North Development Cluster, and it conforms with the
applicable development standards contained in the HPSP and the City of
Gilroy Zoning Ordinance, it therefore conforms to the Gilroy General Plan
in terms of general location and standards of development.
ii) “The project provides the type of development that will fill a specific need
of the surrounding area.”
The Hecker Pass Specific Plan was developed to, among other goals,
provide a diverse mix of housing types to ensure that a larger percentage
of the proposed housing would be affordable to a wider variety of
socioeconomic classes (HPSP Goal 3-8). By providing housing options
that fit 3 separate categories by lot size/configuration, the proposed
project fills this need.
iii) “The project will not require urban services beyond those that are currently
available.”
All services needed for the proposed development either are already
present or are anticipated in the Hecker Pass Specific Plan. Therefore, no
additional urban services would be required to service the proposed
development.
iv) “The project provides a harmonious, integrated plan that justifies
exceptions, if such are required, to the normal requirements of this
ordinance.”
The proposed project is located within the Hecker Pass Specific Plan and
is in compliance with all applicable development standards and design
guidelines. Furthermore, the project site is characterized by significant
topographical variation, and the design and layout of the development are
incorporated into the topography, further integrating it into the surroun ding
4.C
Packet Pg. 121
7
area.
v) “The project reflects an economical and efficient pattern of land uses.”
The project is designed with several smaller clusters of residences
throughout the site. This is an economical and efficient pattern of
development due to the topography of the site. The use of smaller
residential clusters minimizes the amount of earthwork needed, and
allows for greater preservation of the overall site characteristics as well as
a natural drainage course.
vi) “The project includes greater provisions for landscaping and open space
than would generally be required.”
The proposed project includes 72 dwelling units within a gross area of
more than 22 acres. Of that 22 acres, 9.1 acres is set aside for residential
development and 9.6 acres is set aside for open space, community park,
and landscaping, which means a greater percentage of the project site is
dedicated to landscaping and open space than to residences.
vii) “The project utilizes aesthetic design principles to create attractive
buildings and open space areas that blend with the character of
surrounding areas.”
The project is located within the Hecker Pass Specific Plan. The HPSP
was written largely to preserve the rural, agricultural character of the
overall project area. The proposed project complies with b oth the
architectural design guidelines and with the open space and landscaping
design guidelines. Therefore, it utilizes aesthetic principles to blend into
and otherwise preserve the character of the surrounding areas.
viii) “The project will not create traffic congestion, noise, odor or other adverse
effects on surrounding areas.”
The proposed project consists of a 72 unit residential subdivision. It has a
single access point through the future traffic circle on Hecker Pass
Highway, which would minimize traff ic and congestion impacts.
Furthermore, the rural nature of the project site ensures that activities on
the project site are not likely to be noticeable by or impacting to
surrounding areas.
ix) “The project provides adequate access, parking, landscaping, trash areas
and storage, as necessary.”
As noted previously, the project is in compliance with all applicable
standards and regulations in the Hecker Pass Specific Plan and the
Gilroy Zoning Ordinance. Furthermore, the proposed project has been
reviewed by City departments including Engineering/Public Works, Police,
4.C
Packet Pg. 122
8
and Fire, and no issues or objections were noted.
As such, staff supports a recommendation of approval by the Planning
Commission with the recommended conditions included in Attachment D of this
staff report.
10) Staff Analysis for Tentative Map (TM 18-01): In accordance with Section 21.41(i)
of the Gilroy City Code, initial approval of a tentative map is valid for twenty-four
(24) months. Such approval may only be extended at the Council’s discretion.
a) Site Layout: The project site is approximately 22.4 acres in size and proposes
72 residential lots on 9.2 acres, 9.6 acres of open space, and 3.6 acres of
public and private streets.
b) Lot Sizes: Lot sizes range from 3,710 sf to 13,630 sf. The smaller residential
lots are configured as “zipper lots,” which generally describe two smaller lots
paired together with a job along the shared property line to allow the units to
be constructed closer together and create an appearance of one larger single-
family home. Private yard easements will be recorded along the shared
property line of the paired zipper lots to create more useable rear yards for the
first lot and accommodate the driveway for the second lot. This lot type is
consistent with previous developments within the Hecker Pass Specific Plan
area, and the proposed lot sizes are consistent with the HPSP requirements
for a mix of lot sizes ranging from 2,500 sf to more than 6,000 sf.
c) Density: Gross density proposed is approximately 3.2 du/acre.
d) Circulation: TM 18-01 would take access to the site from Hecker Pass
Highway. Specifically, from the north leg of the future traffic circle at the
alignment where Third Street would intersect with Hecker Pass Highway. From
there, general circulation within the development is a loop. Autumn Drive as a
public street would connect to the traffic circle and proceed north along the
eastern boundary of the North Cluster Ag-Tourist parcel adjacent to the
highway. From there, Autumn Drive would traverse westerly along the
southern boundary of the project site, and then northerly along the western
boundary of the project site. A cluster of lots would be served by a smaller loop
off of Autumn Drive to the east, and the two roads creating the loop are private
streets: Pasture Street and Haybale Street. A smaller traffic circle would be
located on Autumn Drive in between Pasture and Haybale to provide access to
the Gilroy Municipal Golf Course, which will lose its access to Hecker Pass
Highway when the main traffic circle is completed. Autumn Drive would
continue northerly and stub out at the subdivision’s northwest corner, to
provide access for waterline servicing as well as potential connectivity to future
development to the north. A series of private streets would complete the main
loop through the subdivision and provide access to other lot clusters. These
streets include: Meadow Wood Court, traversing west to east from Autumn
Drive to the eastern-most cluster of lots; Falling Leaf Way, traverses north
from Meadow Wood Court to serve a small cluster of lots and provide potential
4.C
Packet Pg. 123
9
connectivity to development to the north; Little Barn Avenue traverses south
from Meadow Wood Court, along the drainage course/open space, and forms
a three-way intersection with the leg of Autumn Drive that runs east-west and
the leg of Autumn Drive that connects to Hecker Pass Highway; and
Homestead Court traverses east from Little Barn Avenue to serve a cluster of
lots along the eastern perimeter of the project site. Autumn Drive and Little
Barn Avenue are both long, downhill streets with the potential for unsafe traffic
behavior. As such, traffic calming measures are being required for these two
streets. On Autumn Drive, it is expected that the traffic circle to the golf course
will be sufficient to calm the traffic flow. On Little Barn Avenue, a three -way
stop would be required at the intersections with Meadow Wood Court and
Homestead Court. Additionally, a crosswalk with decorative pavers and other
visibility enhancements would be included to cross Little Barn Avenue from the
sidewalk between Lot 72 and the guest parking stalls over to the open space
area in Parcel D. A condition of approval has been included in the Tentative
Map Resolution requiring Little Barn Avenue be renamed to Little Barn Lane
on all maps and documents associated with this project prior to adoption of the
Final Map. This will ensure consistency with the Street Naming Committee’s
review of the proposed street names for the Hecker Pass Specific Plan.
e) Open Space: TM 18-01 proposes more than 9.6 acres of open space across
seven parcels. Parcel A is a 0.1 acre landscape buffer between Autumn Drive
and the golf course to the west. Parcel B (0.13 acre) and Parcel C (0.18 acre)
are landscape areas at the east and west ends of the lot cluster served by the
loop of Pasture Street and Haybale Street. Parcel D is more than 3.7 acres in
size, is located generally west of Little Barn Avenue, and accommodates both
the slope areas between lot clusters and the drainage course that runs
towards Uvas Creek. Parcel E is a 0.06 acre drainage easement between Lots
43 and 44, managing drainage from lots above the subdivision to the north. It
provides connectivity via drainage improvements in Meadow Wood Court to
the drainage course in Parcel D. Parcel F is the primary community park for
the development. It is 1.4 acres in size, and is generally located at the
northeastern corner of the subdivision, directly north of the intersection of
Meadow Wood Court and Little Barn Avenue. Parcel G is the largest open
space parcel, consisting of more than 4.1 acres of land. Parcel G is primarily
located along the eastern boundary of the subdivision, and like Parcel D it runs
between lot clusters to accommodate the slope areas.
f) Off-Site Improvements: Autumn Drive between Hecker Pass Highway and
the project site traverses the two agri-tourist commercial parcels in the North
Cluster. The developer will be responsible for extending Autumn Drive from
the project site to Hecker Pass Highway. As noted previously, Gilroy Mun icipal
Golf Course will be required to take access from Autumn Drive when its
existing driveway onto Hecker Pass Highway is closed. The developer will be
required to construct the new access driveway, the traffic circle on Autumn
Drive, and mitigate any impacts to the golf course resulting from the new
driveway.
4.C
Packet Pg. 124
10
g) Property Dedications and Easements: As noted previously, Autumn Drive
(Parcels J and K) will be dedicated as a public right of way with the associated
Public Service Easement accommodation. Along the southern-most 125 feet
of Little Barn Avenue, a Public Service Easement and Ingress/Egress
Easement will be dedicated for the exclusive use of the Hoey Agri-Tourist
Commercial parcel east of Autumn Drive, between Hecker Pass Highway and
the project site. Finally, the entire length of Falling Leaf Way and the portion of
Meadow Wood Court between Falling Leaf Way and the public Autumn Drive
will include an exclusive Public Service Easement and Ingress/Egress
Easement to the benefit of APN 783-04-024 which is owned by the developer
but is not a part of the Hecker Pass Specific Plan.
h) FINDINGS: As discussed and analyzed above, the following findings can be
made in support of the tentative map request:
i) The proposed Tentative Map is generally consistent with the intent of the
goals and policies of the Hecker Pass 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.
11) Staff Analysis for Architecture & Site Approval (A/S 18-03):
a) Building Setbacks: The Hecker Pass Specific Plan includes development
standards specific to the project site and surrounding specific plan area.
STANDARD REQUIRED PROPOSED CONFORMS?
Front to ROW 12 ft; 15 ft for lots >6,000 sf Per HPSP YES
Side to Interior
Property Line
3 ft; 6 ft for lots >6,000 sf Per HPSP YES
Side to ROW 7 ft; 10 ft for lots >6,000 sf Per HPSP YES
Rear to
Property Line
10 ft; 15 ft for lots >6,000 sf Per HPSP YES
Building Height 35 ft Up to 29 ft 2 in YES
4.C
Packet Pg. 125
11
As presented, the proposed project complies with the development standards
in the HPSP. A detailed breakdown of the setbacks by lot is shown on Page
AS & PUD-06 in Attachment B of this report.
b) Architectural Design: The proposed project includes four floor plans (Plans
1-4) for the smaller lots, including variations of the four to fit the zipper lot
configuration (Plans 1z-4z), and three floor plans (Plans 5-7) for the larger lots.
Three different architectural styles are proposed for each plan. The styles
include Spanish, Craftsman, French Country, Farmhouse, and Mediterranean,
and the architectural styles are consistent with the Hecker Pass Specific Plan
architectural design guidelines.
c) Parking: The project is required to provide 2 parking stalls per dwelling unit.
The project also provides driveway aprons that can accommodate at least 2
additional parking stalls, and provides an additional 102 on-street parking
stalls for a total of 390 parking stalls, which equates to 5.4 parking stalls per
dwelling unit and is in compliance with the parking requirements of the City
and the Hecker Pass Specific Plan.
d) Landscaping/Fencing: Landscaping plans identify extensive landscaping
throughout the development consistent with the provisions of the Hecker Pass
Specific Plan. This project will be subject to the City’s MWELO requirements,
and a condition of approval will require the applicant to submit the requisite
landscaping documentation as part of their building permit and improvement
plan submittals.
Fencing within the development is shown on Sheet AS & PUD-06, and
proposes split-rail fencing along several of the open space parcels, wood view
fences for rear yards backing up to open space, and solid wood fencing for
property line application.
e) Signs: No project signage is proposed with this application.
f) FINDINGS: As discussed and analyzed above, the following findings can be
made in support of the Architecture and Site Review request:
i) The proposed development is permitted by and is ge nerally consistent
with the intent of the goals and policies of the Hecker Pass Specific Plan,
the City of Gilroy Zoning Ordinance, and any other applicable policies of
the City of Gilroy.
ii) The proposed development is consistent with the intent of the goal s and
policies of the City's General Plan.
iii) The proposed development would not impair the integrity and character of
the area surrounding and in the vicinity of the subject property.
iv) The subject site would be served by streets and highways adequate in
width and structure to carry the kind and quantity of traffic such use would
generate.
v) Public utilities and infrastructure improvements needed in order to serve
4.C
Packet Pg. 126
12
the proposed project are in close proximity.
vi) This project is subject to the EIR prepared for the Hecker Pass Specific
Plan. Due to the application of mitigation measures contained therein,
there will be no significant environmental impacts as a result of this
project.
As such, staff supports a recommendation of approval by the Planning
Commission with the recommended conditions included in Attachment [#] of this
staff report.
12) Staff Analysis for Planned Unit Development, processed as a Zone Change (Z
18-01): The PUD combining district provides the opportunity for project designs
that deviate from specific requirements of the City Code and other development
standards, where appropriate and justified.
a) PUD Intent and Requirement for Project Amenities: The proposed
zoning for the project site is Hecker Pass Specific Plan Residential Cluster-
Planned Unit Development (HPSP RC-PUD), requiring conformance to Zoning
Code Planned Unit Development (PUD) Combining District. The PUD
ordinance Statement of Intent (Zoning Ordinance section 30.26.10) states "The
intent of the PUD Planned Unit Development combining district is to allow
diversification in the relationships of buildings, structures, and open spaces in
building groups and the allowable heights of said buildings and structures,
while insuring adequate standards related to the public health, safety and
general welfare of the community. By allowing this diversification, the PUD
planned unit development combining district intends to promote unified
planning and development, economical and efficient land use, a higher
standard of amenities, appropriate and harmonious variety in physical
development, creative design, and an upgrading of the urban environment."
As part of the PUD application, the applicant must voluntarily offer amenities
that are above-and-beyond the normal course of development for a property. As
such, the following items are offered by the applicant as amenities to satisfy the
PUD application:
Substantial open space for aesthetic and passive use
A four acre community park
Private streets with an entry monument
Preserved topography for enhanced view corridors
In addition to the items proposed by the applicant, staff recommends the
following amenities to further promote a higher standard of amenities, with a
focus on the project's relationship and contribution to regional needs:
Decorative pavers at crosswalks for safety and aesthetic purposes
b) FINDINGS: In accordance with Gilroy City Code Section 30.50.50(d),
nine required findings must all be supported for consideration of a
planned unit development request. Staff has evaluated each required
finding, as follows:
4.C
Packet Pg. 127
13
i) “The project conforms to the Gilroy General Plan in terms of general
location and standards of development.”
The proposed project is located within the Hecker Pass Special Use
District of the General Plan. As it is in compliance with the general
location and standards of the development contained in the HPSP,
specifically it is a residential subdivision within the Residential Cluster
area of the North Development Cluster, and it conforms with the
applicable development standards contained in the HPSP and the City of
Gilroy Zoning Ordinance, it therefore conforms to the Gilroy General Plan
in terms of general location and standards of development.
ii) “The project provides the type of development that will fill a specific need
of the surrounding area.”
The Hecker Pass Specific Plan was developed to, among other goals,
provide a diverse mix of housing types to ensure that a larger percentage
of the proposed housing would be affordable to a wider variety of
socioeconomic classes (HPSP Goal 3-8). By providing housing options
that fit 3 separate categories by lot size/configuration, the proposed
project fills this need.
iii) “The project will not require urban services beyond those that are currently
available.”
All services needed for the proposed development either are already
present or are anticipated in the Hecker Pass Specific Plan. Therefore, no
additional urban services would be required to service the proposed
development.
iv) “The project provides a harmonious, integrated plan that justifies
exceptions, if such are required, to the normal requirements of this
ordinance.”
The proposed project is located within the Hecker Pass Specific Plan and
is in compliance with all applicable development standards and design
guidelines. Furthermore, the project site is characterized by significant
topographical variation, and the design and layout of the development are
incorporated into the topography, further integrating it into the surrounding
area.
v) “The project reflects an economical and efficient pattern of land uses.”
The project is designed with several smaller clusters of residences
throughout the site. This is an economical and efficient pattern of
development due to the topography of the site. Smaller residential
clusters minimizes the amount of earthwork needed, and allows for
4.C
Packet Pg. 128
14
greater preservation of the overall site characteristics as well as a natural
drainage course.
vi) “The project includes greater provisions for landscaping and open space
than would generally be required.”
The proposed project includes 72 dwelling units within a gross area of
more than 22 acres. Of that 22 acres, 9.1 acres is set aside for residential
development and 9.6 acres is set aside for open space, community park,
and landscaping, which means a greater percentage of the project site is
dedicated to landscaping and open space than to residences.
vii) “The project utilizes aesthetic design principles to create attractive
buildings and open space areas that blend with the character of
surrounding areas.”
The project is located within the Hecker Pass Specific Plan. The HPSP
was written largely to preserve the rural, agricultural character of the
overall project area. The proposed project complies with both the
architectural design guidelines and with the open space and landscaping
design guidelines. Therefore, it utilizes aesthetic principles to blend into
and otherwise preserve the character of the surrounding areas.
viii) “The project will not create traffic congestion, noise, odor or other adverse
effects on surrounding areas.”
The proposed project consists of a 72 unit residential subdivision. It has a
single access point through the future traffic circle on Hecker Pass
Highway, which would minimize traffic and congestion impacts.
Furthermore, the rural nature of the project site ensures that activities on
the project site are not likely to be noticeable by or impacting to
surrounding areas.
ix) “The project provides adequate access, parking, landscaping, trash areas
and storage, as necessary.”
As noted previously, the project is in compliance with all applicable
standards and regulations in the Hecker Pass Specific Plan and the
Gilroy Zoning Ordinance. Furthermore, the proposed project has been
reviewed by City departments including Engineering/Public Works, Police,
and Fire, and no issues or objections were noted.
As such, staff supports a recommendation of approval by the Planning
Commission with the recommended conditions included in Attachment F of this
staff report.
13) Technical Advisory Committee (TAC): Project plans were routed to Engineering,
Building, Police, and Fire representatives for internal review and comment. The
4.C
Packet Pg. 129
15
TAC considered the project on 2/1/18 and 3/29/18. Very few concerns were noted,
with the majority of the comments pertaining to traffic calming measures on
Autumn Drive and Little Barn Avenue. Recommendations of the TAC members
have been incorporated into the project plans and/or are included as recommended
conditions in attached resolution(s).
Pursuant to Section 21.41(a), the Tentative Map was distributed for consideration
by various departments and utility agencies. Standard comments received are
incorporated in the recommended conditions of approval (see Attachment E).
14) Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of
the subject site were generated by [NAME] Title Company using current ownership
data. On [MAILING DATE], 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 passers by of pending
development, and the Planning Commission public hearing packets are available
through the City's webpage.
15) Appeal Procedure: In accordance with Section 30.51.50 of the Gilroy City Code,
the Planning Commission's decision may be appealed, in writing, to the City
Council within 20 days of adoption of the resolution. Appeal forms may be obtained
from the City Clerk and must be submitted with the appropriate fee before the end
of the appeal period. - OR - 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:
A. Vicinity Map
B. Reduced Project Plans
C. Project Radii
D. Resolution 18-XX (Zone Change Z 18-01)
E. Resolution 18-XX (Tentative Map TM 18-01)
F. Resolution 18-XX (Architectural & Site Review AS 18-03)
Attachments:
1. Z 18-01 PC Reso
2. TM 18-01 PC Reso
3. AS 18-03 PC Reso
4. AS 18-03 Vicinity Map
5. AS 18-03 Reduced Plans
6. AS 18-03 Radius Maps
4.C
Packet Pg. 130
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF ZONE CHANGE Z 18-01, A
PLANNED UNIT DEVELOPMENT ZONING AMENDMENT TO APPROVE
THE HECKER PASS NORTH RESIDENTIAL CLUSTER PROJECT, FILED
BY HECKER PASS NORTH LLC, C/O SKIP SPIERING, 8 NORTH SAN
PEDRO, SAN JOSE, CA 95110.
WHEREAS, Hecker Pass North LLC submitted an application requesting a
Planned Unit Development zoning amendment to approve the specific design of
Hecker Pass North Residential Cluster project; and
WHEREAS, The Hecker Pass North Residential Cluster Planned Unit Development
sets forth the architectural design for property located at the parcel north of Hecker Pass
Highway and immediately east of the Gilroy Municipal Golf Course (APN 783-04-023); and
WHEREAS, the planning commission of the city of Gilroy has considered the zone
change request (Z 18-01) in accordance with the Gilroy Zoning Ordinance and other
applicable standards and regulations; and
WHEREAS, an addendum to the certified Hecker Pass Specific Plan/South Valley
Community Church EIR has been prepared for this project; and
WHEREAS, the addendum analyzed the proposed development of the Hecker Pass
North Residential Cluster and determined the project would not create new significant
environmental effects, intensify previously identified effects or take place in a context
where new information is available that would alter conclusions in the Hecker Pass Specific
Plan/South Valley Community Church EIR concerning potential environmental effects; and
WHEREAS, the planning commission of the city of Gilroy has considered the Staff
Report dated May 17, 2018 along with testimony received at the duly-noticed public
hearing and other materials; and
WHEREAS, the planning commission of the city of Gilroy has determined that the
proposed Planned Unit Development design complies will all required Planned Unit
Development findings.
NOW, THEREFORE, BE IT RESOLVED that the planning commission of the city of
Gilroy hereby recommends to the city council the approval of the Planned Unit
Development zoning amendment.
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
4.C.a
Packet Pg. 131 Attachment: Z 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 2
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
4.C.a
Packet Pg. 132 Attachment: Z 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF TENTATIVE MAP TM 18-01, A
SUBDIVISION TO ALLOW 72 SINGLE-FAMILY RESIDENTIAL LOTS IN THE
HECKER PASS NORTH RESIDENTIAL CLUSTER, FILED BY HECKER
PASS NORTH LLC, C/O SKIP SPIERING, 8 NORTH SAN PEDRO, SAN
JOSE, CA 95110.
WHEREAS, Hecker Pass North LLC submitted an application requesting a
tentative map review to approve the subdivision design of the Hecker Pass North
Residential Cluster project; and
WHEREAS, the subject property is located on the parcel north of Hecker Pass
Highway and immediately east of the Gilroy Municipal Golf Course (APN 783-04-023);
and
WHEREAS, the planning commission of the city of Gilroy has considered the
tentative map request (TM 18-01), in accordance with the Gilroy Zoning Ordinance,
City's Subdivision and Land Development Code, the State Subdivision Map Act, and
other applicable standards and regulations; and
WHEREAS, an addendum to the certified Hecker Pass Specific Plan/South
Valley Community Church EIR has been prepared for this project; and
WHEREAS, the addendum analyzed the proposed development of the Hecker
Pass North Residential Cluster and determined the project would not create new
significant environmental effects, intensify previously identified effects or take place in a
context where new information is available that would alter conclusions in the Hecker
Pass Specific Plan/South Valley Community Church EIR concerning potential
environmental effects; and
WHEREAS, said tentative map was referred to various public utility companies,
City departments, including the Technical Advisory Committee for recommendations;
and
WHEREAS, the Planning Commission finds the tentative map conforms to the
City's General Plan and elements thereof, including the Hecker Pass Specific Plan; and
WHEREAS, a mitigation monitoring and reporting plan has been prepared,
consistent with the certified Hecker Pass Specific Plan EIR; and
WHEREAS, the Planning Commission finds, after due study, deliberation and
public hearing, the following circumstances exist:
4.C.b
Packet Pg. 133 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 2
1. As proposed, the tentative map is generally consistent with the intent of the goals
and policies of the Hecker Pass Specific Plan.
2. The proposed tentative map is generally consistent with the intent of the goals
and policies of the City's General Plan.
3. The proposed development is consistent with the Zoning Ordinance and the
City's Subdivision and Land Development Code, and the State Subdivision Map
Act.
4. Public utilities and infrastructure improvements needed in order to serve the
proposed project are in close proximity.
5. There will be no significant environmental impacts as a result of this project due
to the required mitigation measures to be applied. An addendu m EIR has been
prepared to analyze the development of the Hecker Pass North Residential
Cluster and determined the proposed project would not create new significant
environmental effects, intensify previously identified effects or take place in a
context where new information is available that would alter conclusions in the
Hecker Pass Specific Plan/South Valley Community Church EIR concerning
potential environmental effects.
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.
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
and adoption of the mitigation monitoring and reporting p lan, subject to the following
conditions:
GENERAL PROJECT CONDITIONS
1. The Final Map shall comply with the Vesting Tentative Map prepared by Ruggeri-
Jensen -Azar, dated May 17, 2018 and stamped approved, except as modified by
the City Council' s approval of this application and the conditions of approval.
2. Approval of TM 18-01 is subject to the applicant receiving approval of zone
change application Z 15-02.
3. 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 City’s Residential
Development Ordinance (City Zoning Ordinance Sections 50.60 et seq.) referred
to as 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. The project must also comply with any
4.C.b
Packet Pg. 134 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 3
condition of exemption granted from the RDO, including but not limited to time
limits in obtaining City approvals and completion of construction of the dwelling
units.
4. This permit is granted for the property described in the application on file with the
Planning Division, and may not be transferred from one property to another,
unless a request is requested and granted by the Planning Manager, pursuant to
the City Code.
5. This permit is granted for approved plans (“the plans”) on file with the Planning
Division. The project shall conform to the plans, except as otherwise specified in
these conditions. Any subsequent modification or deviation to the approved plans
shall be considered by the Planning Manager, may require separate discretionary
approval and shall conform to City Code requirements or policies adopte d by City
Council.
6. Developer means permit applicant, property owner, and/or tenants using the
space(s) for the intended use(s). Compliance with project conditions is expected
for the life of the project.
7. Developer shall obtain building permits for the plans within one (1) year from the
date of this permit approval. If such buildings permits are not received within the
time frame, this permit shall automatically become null and void.
8. Should Developer intend to request an extension to the permit expirati on date,
Developer must submit to the Planning Division a written application with
applicable fees prior to the expiration date. Only timely requests may be
considered pursuant to the City Code.
9. Failure to appeal this decision in a timely manner or commencement of any
activity related to the project is understood to clarify the Developer’s acceptance
of all conditions and obligations imposed by this permit and waiving any challenge
to the validity of the conditions and obligations stated therein.
10. Developer shall complete all required off-site and on-site improvements related to
the project, including structures, paving, and landscaping, prior to occupancy
unless otherwise allowed by the Community Development Director.
11. Developer agrees, as a condition of adoption of this resolution, at Developer’s
own expense, to defend, indemnify, and hold harmless the City of Gilroy and its
officers, contractors, consultants, attorneys, employees and agents from any and
all claim(s), action(s) or proceeding(s) brought against City or its officers,
contractors, consultants, attorneys, employees, or agents to challenge, attack, set
aside, void or annul the approval of this resolution or any condition attached
thereto or any proceedings, acts or determinations taken, includ ing actions taken
4.C.b
Packet Pg. 135 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 4
under the California Environmental Quality Act of 1970, as amended, done or
made prior to the approval of such resolution that were part of the approval
process.
12. Any covenants, conditions, and restrictions (CC&Rs) applicable to the proje ct
property shall be consistent with the terms of this permit and the City Code. If
there is a conflict between the CC&Rs and the City Code or this permit, the City
Code shall prevail, with the exception that deviations from the City Code
specifically approved under this permit shall prevail.
13. Developer shall complete the “Notice of Land Use Restrictions and Conditions”
form, using the form provided by the City, for recording with the Santa Clara
County Recorder. Before the City issues building permits, Developer shall submit
the original completed, signed and notarized document, together with the required
fees to the Planning Manager.
PLANNING DIVISION SPECIAL CONDITIONS
14. Prior to the issuance of any demolition permits, a comprehensive lead based paint
survey shall be submitted to the City. If any lead based paint is identified, it shall be
removed from the site in accordance with all applicable regulations, including
California Division of Occupational Safety and Health (Cal/OSHA) Lead in
Construction Standard, as included in California Code of Regulations, Title 8,
Section 1532.1, during demolition activities. If lead paint is peeling, flaking or
blistered, it shall be removed prior to demolition. It is assumed that such paint will
become separated from the building components during demolition activities and
could become air-borne; therefore, it shall be managed and disposed as a separate
waste stream. Any debris or soil containing lead paint or coat shall be disposed at
landfills that are permitted to accept the waste being disposed.
15. The applicant 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 Planning
Division.
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;
4.C.b
Packet Pg. 136 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 5
• Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets;
• 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;
• Replant vegetation in disturbed areas;
• Place a minimum of 100 linear feet of 6 to 8 inch average diameter cobb le at
all exit points to dislodge and trap dirt from vehicle tires;
• Suspend excavation and grading activity when winds (instantaneous gusts)
exceed 25 miles per hour; and
• Limit the area subject to excavation, grading and other construction activity at
any one time.
16. In order to prevent the spread of invasive non -native species, the project proponent
shall prepare and implement a landscaping and re-vegetation plan to include the
following requirements:
• An eradication plan for plants listed on the Inv asive Plant Inventory (Cal-IPC
2006) currently growing on the project site to be implemented during the
grading phases of the project in those areas subject to grading work (excluding
the Uvas Creek corridor, where the SCVWD implements their own weed
eradication program);
• Use of plants listed on the Invasive Plant Inventory (Cal-IPC 2006) shall be
prohibited;
• Exposed soil areas shall be planted, mulched, or covered between October 15
and the following April 15 each year;
• Plant materials used in landsc aping, erosion control, or habitat restoration shall
consist of plants that are included in an appropriate native California plants as
identified by a qualified biologist or landscape architect;
• Information regarding the removal of invasive species and l andscaping plant
preferences shall be distributed to each homeowner prior to occupancy;
• To prevent erosion and conserve water during construction, bare soil between
newly installed plant materials shall be mulched, covered with jute netting, or
seeded with a mix of seeds best suited for the climate and soil conditions, and
native to the Santa Clara County region; and
4.C.b
Packet Pg. 137 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 6
• Lots graded but left vacant pending sale and construction of a house and
landscaping shall be monitored for invasive plants. If deemed nec essary, bare
soils should be covered, seeded, or invasive species actively removed.
• The landscape and revegetation plan shall be included in the final
improvement plans, subject to review and approval by the Planning Division,
prior to approval of the final improvement plans.
17. Pre-construction surveys for nesting raptors will be conducted by a qualified
biologist if construction is to occur during the nesting season (April 15 – August 1)
to reduce impacts to a less than significant level. If raptor nests are located during
pre-construction surveys, a qualified biologist shall establish a 300 -foot buffer
around each nest for the duration of the breeding season (until such time as the
young are fully fledged) to prevent nest harassment and brood mortality. W ork may
proceed prior to August 1 only if a qualified biologist conducts nest checks and
establishes that the young are fully fledged. Every effort will be made to avoid
removal or impact to known raptor nests within project boundaries. If trees known
to support raptor nests cannot be avoided, removal of these trees will only occur
during the non-breeding season to reduce impacts to a less than significant level.
This mitigation measure is subject to the review and approval of the Planning
Division. A report documenting survey results shall be subject to review and
approval by the Planning Division, prior to issuance of a building permit.
18. Pre-construction surveys for roosting bats will be performed no more than 30 days
prior to construction. If roosts are found, a Memorandum of Understanding (MOU)
with the CDFG will be obtained by the contractor in order to remove bat species.
Alternatively, the construction schedule will be modified to initiate construction after
August 1, within the specified exclusion zone, when young have fledged. If bats are
found, a suitable construction exclusion zone shall be established based on the
number and species of bats observed. Alternative habitat will need to be provided if
bats are to be excluded from maternity roosts. If this is the case, a roost with
comparable spatial and thermal characteristics will be constructed and provided.
CDFG shall be consulted regarding specific designs. This mitigation measure is
subject to the review and approval of the Planning Division. A re port documenting
survey results shall be subject to review and approval by the Planning Division,
prior to issuance of a building permit.
19. Prior to construction, a qualified arborist shall complete an inventory and
assessment of any trees proposed for removal and/or trees that may be impacted
by disturbance. Included in this survey will be recommendations for the following:
a. Avoidance of tree removal whenever possible;
b. Transplanting of trees if possible; and
c. Recommendations for replacement plan ting areas, replacement ratio, and
monitoring after replanting.
4.C.b
Packet Pg. 138 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 7
Project developers shall implement the recommendations in the arborist report.
To compensate for the loss of protected trees, any protected tree(s) that are
removed shall be replaced. The typical ratio of replacement is 3:1; however the
arborist may make recommendations regarding the ratio based on the results of
the tree assessment and planting plan and depending on size and health of the
trees. Replacement locations should focus on areas within the specific plan
boundary.
This mitigation measure is subject to the review and approval of the Planning
Division.
20. In order to protect oak trees on the project site from inadvertent damage by
construction equipment during grading and construction activities, native trees that
are to be retained and are located within or adjacent to the construction zone shall
be identified in grading plans, and the following protective methods employed
during construction.
a. For trees under 12 inches in diameter, wrap trunks with protective materials;
b. For trees 12 inches in diameter or greater, install protective fencing 0.5 - to
0.75-feet from the trunk per inch trunk diameter; work within the protected
area shall be overseen by a qualified arborist of biolo gist;
c. Bridge or tunnel under roots greater than four inches in diameter where
exposed. Smaller roots shall be cut by manually digging a trench and cutting
exposed roots with a saw, vibrating knife, rock saw, narrow trencher with
sharp blades, or other approved root-pruning equipment. Any roots damaged
during grading or excavation shall be exposed to sound tissue and cut cleanly;
and
d. Avoid soil compaction, parking of vehicles or heavy equipment, stockpiling of
construction materials, and/or dumping of materials under dripline of trees.
21. In the event of an accidental discovery or recognition of any human remains in any
location other than a dedicated cemetery, the City shall ensure that the language is
included in all permits in accordance with CEQA Guidelines section 15064.5(e),
subject to the review and approval of the C ity of Gilroy Planning Division.
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
4.C.b
Packet Pg. 139 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 8
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 rep resentative 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 th e 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.
22. Prior to development of any property within the specific plan area, a Phase 1
Environmental Site Assessment shall be prepared in accordance with ASTM
Standard(s) to identify whether past or existing uses of the project property may
have adversely affected soil or groundwater, or would otherwise pose a health
hazard during site development or habitation. If the Phase I assessment finds that
past uses may have contaminated the site, a Phase 2 Site Assessment shall be
prepared. If contamination is present, clean up and disposal of such contamination
shall be in compliance with federal, state and local regulations governing the
cleanup and disposal of hazardous waste. Results of the Phase 1 and, if needed,
the Phase 2 assessment and cleanup shall be presented to and approved by the
City of Gilroy Engineering Division prior to issuance of a Building Permit.
23. The project proponent shall participate in the city’s traffic impact fee program in
order to mitigate its incremental impacts on the circulation system. Fees shall be
paid prior to approval of issuance of building permits .
PUBLIC WORKS DEPARTMENT CONDITIONS
24. GENERAL
a. All work is to be done in compliance with the City of Gilroy Specifications
Standards and Design Criteria, Hecker Pass Special Plan, Hecker Pass
Development Agreement and Hecker Pass Specific Use District and is subject
to all laws of this community by reference. Street improvements a nd the
design of all storm drainage, sewer lines, and all street sections shall be in
accordance with City Standards and Hecker Pass Specific Plan, Hecker Pass
Development Agreement and Hecker Pass Special Use District, Hecker Pass
Backbone Plans and shall follow the most current City Master plan for streets
and each utility.
b. 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.
4.C.b
Packet Pg. 140 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 9
c. As part of the first submittal for Final Map, the Developer shall submit vector
based electronic files readable in PDF format. Additionally, after the Final
Map and Improvement Plans have been found to be technically correct and in
substantial conformance with the Tentative Map, the Developer shall again
submit vector based electronic files readable in PDF format.
d. A duplicate conformed Mylar copy of the Final Map shall be provided to the
City along with an electronic copy.
e. A Final Map with all required dedications shall be filed with the Santa Clara
County Recorder’s Office with a copy transmitted to the City.
f. The developer shall annex the project into the Citywide Landscape
Maintenance Community Facilities District (CFD) for the maintenance of the
open space adjacent to Hecker Pass Highway. The Developer shall annex
the project prior to first building occupancy.
g. If access to adjacent property will be necessary to construct proposed
improvements then a letter granting access will be required prior to Final Map
approval.
h. Within 30 days of the final map approval, the Developer shall submit an 8 -1/2
X 11-inch site plan to the Engineering Division to assign addressing which
shows the following: tract name and number, lot number, street names,
property lines, right-of-way lines, north arrow and curb cuts for driveway.
i. The Developer shall locate stationary noise-generating equipment as far away
from existing residences as feasible.
j. The Developer shall provide security fencing around the site during
construction of the project to the satisfaction of the Public Works Director.
k. This project shall consult with the Valley Transportation Authority to determine
whether provisions for future stops or services are required. All bus stops
shall meet all current VTA requirements and standards for bus stops (HPSP
Policy 4-17).
l. The project shall pay school impact fees required by Gilroy Unified School
District to mitigate impacts on the public school system (HPSP Policy 6 -6).
m. Wireless service shall be provided per Hecker Pass Specific Plan
Development Agreement.
n. Parcels “J and “K” of the vesting tentative map shall be dedicated to the City.
4.C.b
Packet Pg. 141 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 10
o. Work in Caltran’s right-of-way requires an Encroachment Permit issued by
Caltrans. A copy of that Permit shall be provided to the Public Works Director
prior to commencement of that work.
p. Prior to Final Map recordation, the Developer shall provide approved access
easements to the subdivision.
25. FEES
a. 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 prior to approval of the Final
Map. Sewer, Water, Traffic, and Public Facilities Development Impact Fees
are due at time of building permit or prior to building occupancy.
b. Prior to Final Map approval, the Developer shall submit an estimate of the
probable cost of improvements, pay all plan check and inspection fees, enter
into a property improvement agreement, and provide payment and
performance bonds.
26. TRANSPORTATION
a. All joint trench shall have (4) dedicated 1 ½” SCH 80 PVC conduit for City
Fiber Optic need in a Quad duct arrangement. Quad duct shall be as per City
STD El-11.
b. All street light conduits shall be 2” SCH40 PVC as per City Standard EL-1 and
related pull boxes shall follow City Standard EL-14 (Proposed Street “A”.)
c. Final streetlight locations shall be to the satisfaction of the City Transportation
Engineer.
d. Maximum driveway approach width is 24 feet. Minimum driveway approach
width is 16 feet or clear opening of garage space whichever is greater.
e. Driveway transitions are not permitted closer than 10 feet from the nearest
back curve radius (BCR) / end curve radius (ECR) on residential streets.
f. Grade: Driveway grades shall be designed to keep the automobile from
dragging or “bottoming out” on the street or driveway and to keep water
collected in the street from the flowing onto the lots.
g. 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.
4.C.b
Packet Pg. 142 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 11
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.
27. GRADING/DRAINAGE
a. Grading shall be such that it does not create any adverse impacts to
neighboring properties.
b. All grading activity shall address National Pollutant Discharge Elimination
System (NPDES) concerns. 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 accordanc e with Municipal Code §
27C to minimize erosion. 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 c onstruction. 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 / Final Map appro val.
c. All grading operations and soil compaction activities shall be per the approved
project 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 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.
d. Prior to issuance of the first building permit, 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.
28. LOT DRAINAGE
4.C.b
Packet Pg. 143 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 12
a. All lots shall drain to the street or other approved storm drainage facility
unless otherwise approved by the Public Works Director.
29. WATER
a. Improvement Plans and Plot Plans shall clearly identify those lots requiring a
pump or pressure reducer. Improvement Plans shall also identify the water
pressure zone for each lot and distribution system water pipe.
b. 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, which was adopted on August 4, 2014 to
meet the requirements imposed by the State of California’s Water Board. This
ordinance established permanent voluntary water saving measures and
temporary conservation standards.
i. All construction water from fire hydrants shall be metered and billed
at the current hydrant meter rate.
ii. 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.
iii. 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.
c. 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.
d. Water services shall be 1.5” minimum with 1” meter. Service/meter shall be
upsized if necessary water pressure is not met.
30. STORMWATER
a. This project is subject to post-construction stormwater quality requirements
per Section 27D of the Gilroy Municipal Code. Post -construction treatment
measures must be reviewed and approved by the Engineering Division prior
to Final Map and /or improvement plan approval.
31. UTILITIES
4.C.b
Packet Pg. 144 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 13
a. Sanitary sewer laterals and/or water meters located in driveways shall have
traffic rated boxes and lids.
b. 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.
c. The Developer/Contractor shall make accessible any or all City utilities as
directed by the Public Works Director.
d. A note shall be placed on the composite joint trench plans which states that
the composite joint trench plan agrees with City Codes and Standards and
that no underground utility conflict exists.
e. Improvement plans are required for all on-site and off-site improvements.
Prior to Final Map approval and approval of the Improvement Plans, the
following items will need to be completed:
1. The Developer shall provide joint trench composite plans for the
underground electrical, gas, telephone, cable television, and
communication conduits and cables including the size, location and
details of all trenches, locations of building utility service stubs and
meters and placements or arrangements of junction structures as a
part of the Improvement Plan submittals for the project. Show
preferred and alternative locations for all utility vaults and boxes if
project has not obtained PG& E approval. A licensed Civil or
Electrical Engineer shall sign the composite drawings and/or utility
improvement plans. (All dry utilities shall be placed underground.)
2. 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.
3. “Will Serve Letters” from each utility company for the subdivision
shall be supplied to the City.
4. The City will collect the plan check and inspection fee for the utility
underground work.
f. Prior to any construction of the dry utilities in the field, the following will need
to be supplied to the City:
1. A professional engineer-signed and PG&E-approved original electric
plan.
4.C.b
Packet Pg. 145 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 14
2. 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.
32. ENCROACHMENT PERMIT. The developer shall be required to obtain a separate
City of Gilroy encroachment permit for all work in the City right -of-way that is not
part of the approved Improvement Plans.
33. 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. The names of individuals
responsible for dust, noise and litter control shall be expressly identified in the
notice.
34. START OF CONTRUCTION. 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.
35. WORKING HOURS. 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.
36. WORK INSPECTION. All work shown on the improvement plans shall be
inspected. Uninspected work shall be removed as deemed ap propriate by the
Public Works Director.
37. HAUL PERMIT. 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 g eneral note to the Grading and
Drainage Plan.
38. DUST CONTROL. 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,
4.C.b
Packet Pg. 146 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 15
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 clea ned 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.
39. CONSTRUCTION STREET 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).
40. SILT AND MUD. 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.
41. RESTORATION OF 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. Improvements such as, but not
limited to: curbs, gutters, sidewalks, driveways, signs, pavements, rais ed
pavement markers, thermoplastic pavement markings, etc. shall be repaired and
replaced to a condition equal to or better than the original condition. Existing
improvement to be repaired or replaced shall be at the direction of the Engineering
Construction Inspector, and shall comply with all Title 24 Disabled Access
provisions. Developer shall request a walk-through with the Engineering
Construction Inspector before the start of construction to verify existing conditions.
42. CONTRUCTION STAGING (applicable). Developer shall create a construction
staging plan that addresses the ingress and egress location for all construction
vehicles, parking and material storage area. This plan shall be subject to review
and approval by the Engineering Division prior to the issuance of a grading permit.
43. FIRE FLOW . Certification of fire flow test for each zone is required prior to final
permit, the highest elevation is to be tested (Add to general notes on Plan Title
sheet). Fire flow for the project shall be modeled for a minimum of 1,500 gpm for
residential fire flow. Street Hydrants shall be placed every 300 feet and within 150
feet of any building. Off-site improvement plan shall provide Fire Hydrant per the
4.C.b
Packet Pg. 147 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 16
City Standard. Hydrants shall be installed prior to co mmencement of construction
with combustible materials.
44. MONUMENTS
a. A minimum of one exterior monument shall be set. Additional monuments can be
required by the Public Works Director or City Surveyor as deemed necessary.
b. Monuments shall be located and ref erenced by or under the direction of a
licensed land surveyor or licensed civil engineer legally authorized to practice
land surveying prior to work. Any City monuments damaged, displaced or
destroyed shall be replaced at the developer’s sole expense.
45. GRADE CERTIFICATION. 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.
46. IMPROVEMENTS CERTIFICATION. Certification of improvements on the site
plans are required prior to Building final (add to general notes on Title Sheet of
Plans).
47. RETAINING WALL CERTIFICATION. Certification is required by the design
engineer of the design and construction for all retaining walls shown on the
improvement plans prior to final acceptance of the subdivision.
48. ACCEPTANCE OF IMPROVEMENTS. 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 improveme nts. 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 accepta nce of
the work or Improvements. All such risks shall be the responsibility of and are
hereby assumed by the Developer.
FIRE MARSHAL CONDITIONS
49. Fire Hydrants shall be able to flow 1500 gpm with a 20 psi residual pressure.
Street Hydrants shall be spaced every 300 feet and within 150 feet of any building.
Off-site improvement plan shall provide fire hydrants per the City Standard.
Hydrants shall be installed prior to commencement of construction with combustible
materials.
50. All homes shall be provided with water laterals and meters sized to allow for a
residential NFPA 13d fire sprinkler system. At a minimum the offsite improvement
plan shall provide 1.5 inch water laterals and 1” meters sized to allow for a
4.C.b
Packet Pg. 148 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 17
residential NFPA 13d fire sprinkler system. A fire flow test shall be obtained from
the Fire Marshal for the purpose of Fire Sprinkler design.
51. Roadways shall provide a minimum 20 feet of unobstructed travel. Turning radi i
shall not be less than 32 feet inside and 39 feet outside. Fire Apparatus shall not
be required to cross to the opposite side of a street as part of a turn on that street
or onto another street.
52. Where parking is restricted, it shall be posted with signs for No Parking -Fire Lane
and curbs shall be painted red. Signage and curb painting shall be maintained in
good condition. The parking enforcement plan shall be reviewed and approved by
Deputy Fire Marshal prior to the final inspection of the first unit built.
53. Addresses shall be assigned by the Engineering Division prior to improvement plan
and building permit submittal. Street signage shall be installed prior to any on -site
improvements (foundations or buildings) has begun.
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
4.C.b
Packet Pg. 149 Attachment: TM 18-01 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING APPROVAL OF ARCHITECTURAL AND SITE
REVIEW AS 18-03, A PLANNED UNIT DEVELOPMENT ARCHITECTURAL
AND SITE REVIEW TO ALLOW CONSTRUCTION OF THE 72 UNIT
HECKER PASS NORTH RESIDENTIAL CLUSTER PROJECT, FILED BY
HECKER PASS NORTH LLC, C/O SKIP SPIERING, 8 NORTH SAN PEDRO,
SAN JOSE, CA 95110.
WHEREAS, Hecker Pass North LLC submitted an application requesting an
architectural and site review to approve the architectural and site design of the Hecker
Pass North Residential Cluster project; and
WHEREAS, the subject property is located on the parcel north of Hecker Pass
Highway and immediately east of the Gilroy Municipal Golf Course (APN 783-04-023); and
WHEREAS, the planning commission of the city of Gilroy has considered the
architectural and site review request (AS 18-03), in accordance with the Gilroy Zoning
Ordinance, and other applicable standards and regulations; and
WHEREAS, an addendum to the certified Hecke r Pass Specific Plan/South Valley
Community Church EIR has been prepared for this project; and
WHEREAS, the addendum analyzed the proposed development of the Hecker Pass
North Residential Cluster and determined the project would not create new significant
environmental effects, intensify previously identified effects or take place in a context where
new information is available that would alter conclusions in the Hecker Pass Specific
Plan/South Valley Community Church EIR concerning potential environmenta l effects; and
WHEREAS, said architectural and site review application was referred to various city
departments, including the Technical Advisory Committee , for recommendations; and
WHEREAS, the planning commission of the city of Gilroy has considered the Staff
Report dated May 17, 2018 along with testimony received at the duly-noticed public hearing
and other materials; and
WHEREAS, the Planning Commission finds the architectural and site review
application conforms to the City's General Plan and elements thereof; and
WHEREAS, the Planning Commission finds the architectural and site review
application conforms to the adopted Hecker Pass Specific Plan and elements thereof; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Gilroy hereby recommends to the City Council the approval of architectural and site review
application AS 18-03, subject to the following conditions:
4.C.c
Packet Pg. 150 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 2
Note: The following abbreviations identify the City department or division responsible for determinin g compliance
with these conditions. The first group listed has responsibility for compliance at plan check, the second
confirms compliance with the condition at final inspection, prior to final occupancy or issuance of a certificate
of occupancy, or as specified in the condition. If only one group is identified, they have responsibilities from
initial review through compliance verification. An internal condition reference number is located at the end of
each condition (e.g. G-1 or MND-S2).
RESPONSIBLE DEPARTMENTS/DIVISIONS
BL Building Division/Inspectors PK Parks/Landscape Design
CA City Attorney PL Planning Division
CC Chemical Control Agency PW Public Works/Engineering
FP Fire Prevention TR Traffic Division
PD Police Department WW Wastewater/Source Control
GENERAL PROJECT CONDITIONS
1. Approval of [FILL IN PERMIT TYPE AND NUMBER] (hereinafter “this permit”) is
granted for approved plans stamped as “Received on [DATE]” (“the plans”) on file
with the Planning Division. Build-out of the project shall conform to the plans,
except as otherwise specified in these conditions. Any future adjustment or
modification to the plans shall be considered by the Community Development
Director or designee, may require separate discretionary approval, and shall
conform to all City, State, and Federal requirements, including subsequent City
Code requirements or policies adopted by City Council. (PL, G-1)
2. Developer means permit applicant, property owner, operator, permitee, lessee,
and/or tenants using the space(s) for th e intended use(s). Developer shall comply
with project conditions for the life of the project. (CA, G-2)
3. Developer agrees, as a condition of permit approval, at Developer’s own expense,
to defend, indemnify, and hold harmless the City of Gilroy (“the City”) and its
officers, contractors, consultants, attorneys, employees and agents from any and
all claim(s), action(s) or proceeding(s) brought against the City or it's officers,
contractors, consultants, attorneys, employees, or agents to challenge, attack, set
aside, void or annul the approval of this resolution or any condition attached thereto
or any proceedings, acts or determinations taken, including actions taken under the
California Environmental Quality Act of 1970, as amended, done or made prior to
the approval of such resolution that were part of the approval process. (CA, G-3)
4. Failure to appeal this decision in a timely manner, or commencement of any activity
related to the project, is understood to clarify Developer’s acceptance of all
conditions and obligations imposed by this permit and waiving any challenge to the
validity of the conditions and obligations stated therein. (CA, G-4)
4.C.c
Packet Pg. 151 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 3
5. Should Developer intend to request an extension to the permit expiration date,
Developer must submit to the Planning Division a written application with applicable
fees prior to the expiration date. Only timely requests may be considered pursuant
to the City Code. (PL, G-5)
6. Prior to issuance of building permits, Developer shall correct all violations of the
City Code, if any, existing on the project property for which the City has open
cases. (PL/CE, G-6)
7. If Developer, owner or tenant fails to comply with any of the conditions of this
permit, the Developer, owner or tenant shall be subject to permit revocation or
enforcement actions pursuant to the City Code. All costs associated with any such
actions shall be the responsibility of Developer, owner or tenant. (CA, G-7)
8. Prior to occupancy, Developer shall complete all required offsite and onsite
improvements related to the project, including structures, paving, and landscaping,
unless otherwise allowed by the Community Development Director , or stated in
these conditions. (BL, G-8)
9. Developer shall complete the “Notice of Land Use Restrictions and Conditions”
form, using the form provided by the City, for recording with the Santa Clara County
Recorder. Before the City issues building permits, Developer shall submit the
original completed, signed and notarized document to the Community Development
Director or designee. (PL, G-9)
10. Developer acknowledges that because of water limitations placed on the City by its
water providers, approval of this permit does not guarantee that the city will issue
building permits. Issuance of building permits may be delayed and subject to
implementation and/or compliance with mandated water conservation or allocation
plans. (PL/PW, G-10)
11. Any covenants, conditions, and restrictions (CC&Rs) applicable to the project
property shall be consistent with the terms of this permit and the City Code. If there
is a conflict between the CC&Rs and the City Code or this permit, the City Code or
this permit shall prevail. (PL/CA, G-11)
12. Developer shall obtain building permits for the plans within one (1) year from the
date of this permit approval. If such b uildings permits are not received within the
time frame, this permit shall automatically become null and void. (PL, G-13)
13. Approval of architectural and site review application AS 18-03 is subject to approval
of Zoning application Z 18-01 and Tentative Map TM 18-01. Should any of these
applications be rescinded or not approved, this approval shall immediately become
null and void (PL, G-16)
4.C.c
Packet Pg. 152 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 4
PLANNING DIVISION STANDARD CONDITIONS
14. Developer shall obtain necessary permits prior to initiating any new constructi on or
modifications authorized under this approval, including but not limited to temporary
construction trailers, temporary staging areas, model home sales offices,
advertising signs of any kind, exterior and interior modifications. Developer shall
pay all requisite fees in effect at the time of plan submittal and/or issuance, as
applicable. (PL/BL, PL-1)
15. Developer shall submit plans for building permit applications that include all exterior
building materials and colors, including product and finish man ufacturer name,
color name and number, and surface finish type (e.g. stucco with sand finish,
plaster with smooth finish) to be used in construction. (PL, PL -2)
16. Developer shall submit plans for building permit applications that include, on all
sets, a reproduction of all conditions of approval of this permit, as adopted by the
decision-maker. (PL, PL-3)
17. Prior to issuance of building permits, Developer shall provide to the Planning
Division digital photos or copies of full-size colored elevations, color and material
sample boards, perspective illustrations, and any other colored exhibit approved by
the decision-maker. (PL, PL-4)
18. Developer may not modify any use approved by this permit unless the Community
Development Director or designee determines that Developer has provided the
parking required by the City Code for the modified use. Such determination may
require an adjustment or modification to this permit approval. (PL, PL -5)
19. Prior to issuance of grading permits, Developer shall submit a combined lands cape
and lighting plan to verify all project onsite lighting shall be of a type and in a
location that does not constitute a hazard to vehicular traffic, either on private
property or on public property, including streets. Such lighting shall not conflict with
drainage plans, landscape plans, tree locations, parking spaces, or any other such
land use concerns. (PL, PL-6)
20. Parking lot and exterior light fixtures shall be full cutoff type so that lighting is
directed downward only, minimizing glare and light pollution, and shall not cast light
on any adjacent property or roadway. Developer shall recess or conceal any under -
canopy lighting elements so they are not directly visible from any public area. Prior
to issuance of building permits, Developer shall subm it a lighting plan with details of
the proposed fixtures and locations to the satisfaction of the Community
Development Director or designee. (PL, PL-7)
21. Developer agrees, as a permit of condition approval, that no sign advertising the
development project or components thereof, including individual tenants or
4.C.c
Packet Pg. 153 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 5
subdivisions, shall be installed or maintained onsite or offsite except as allowed
and in conformance with an approved sign permit. (PL, PL -8)
22. Concurrent with or prior to an application for a grading permit, Developer shall
apply for a Santa Clara Valley Habitat Plan permit from the City of Gilroy. The
grading permit will be issued only after payment of assessed fees and approval of
the Habitat Plan permit. (PL, PL-9)
23. Prior to issuance of a grading permit, Developer shall present to the Community
Development Director or designee, a receipt issued by Santa Clara County for full
payment of the Santa Clara Valley Habitat Plan fees for associated with the
proposed development. Such receipt shall be dated within six (6) months of the
grading permit issuance date, or the fee amount may be reassessed and difference
collected at the time of grading permit issuance. (PL, PL-10)
24. To minimize potential construction-related impacts to noise, Developer shall include
the following language on any grading, site work, and construction plans issued for
the subject site (PL/BL, PL-11)
“During earth-moving, grading, and construction activities, Developer shall
implement the following measures at the construction site:
(A) Limit construction activity to weekdays between 7:00 a.m. and 7:00 p.m., and
on Saturdays between 9:00 a.m. and 7:00 p.m. Construction noise is prohibited
on Sundays and City-observed holidays;
(B) Locate stationary noise-generating equipment as far as possible from sensitive
receptors when sensitive receptors adjoin or are near a construction project
area;
(C) Construct sound walls or other noise reduction measures prior to developing
the project site;
(D) Equip all internal combustion engine driven equipment with intak e and exhaust
mufflers that are in good condition and appropriate for the equipment;
(E) Prohibit all unnecessary idling of internal combustion engines;
(F) Utilize “quiet” models of air compressors and other stationary noise sources
where technology exists; and
(G) Designate a “disturbance coordinator’ who would be responsible for responding
to any complaints about construction noise. The disturbance coordinator will
determine the cause of the noise complaint (e.g. bad muffler, etc.) and will
require that reasonable measures be implemented to correct the problem.”
25. To minimize potential construction-related impacts to air quality, Developer shall
include the following language on any grading, site work, and construction plans
issued for the project site (PL/BL, PL -12):
4.C.c
Packet Pg. 154 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 6
“During earth-moving, grading, and construction activities, Developer shall
implement the following basic control measures at the construction site:
(A) All exposed surfaces (e.g. parking areas, staging areas, soil piles, graded
areas, and unpaved access roads) shall be watered two times per day;
(B) All haul trucks transporting soil, sand, or other loose material onsite or offsite
shall be covered;
(C) All visible mud or dirt tracked out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of dry
power sweeping is prohibited;
(D) All vehicle speeds on unpaved roads or pathways shall be limited to 15 miles
per hour;
(E) All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used;
(F) Idling times shall be minimized either by shutting equipment off when not in use
or reducing the maximum idling time to 5 minutes (as required by the Californ ia
airborne toxics control measure Title 13, Section 2485 of California Code of
Regulations [CCR]). Clear signage shall be provided for construction workers
at all access points;
(G) All construction equipment shall be maintained and properly tuned in
accordance with manufacturer’s specifications. All equipment shall be checked
by a certified visible emissions evaluator; and
(H) Post a publicly visible sign with the telephone number and person to contact at
the lead agency regarding dust complaints. This person sha ll respond and take
corrective action within 48 hours. The Air District’s phone number shall also be
visible to ensure compliance with applicable regulations.”
26. In the event of an accidental discovery of archaeological resources during grading
or construction activities, Developer shall include the following language on any
grading, site work, and construction plans issued for the project site (BL/PL, PL -
13):
“If archaeological or cultural resources are discovered during earth -moving,
grading, or construction activities, all work shall be halted within at least 50 meters
(165 feet) of the find and the area shall be staked off immediately. The monitoring
professional archaeologist, if one is onsite, shall be notified and evaluate the find. If
a monitoring professional archaeologist is not onsite, the City shall be notified
immediately and a qualified professional archaeologist shall be retained (at
Developer’s expense) to evaluate the find and report to the City. If the find is
determined to be significant, appropriate mitigation measures shall be formulated
by the professional archaeologist and implemented by the responsible party.”
4.C.c
Packet Pg. 155 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 7
27. In the event of an accidental discovery or recognition of any human remains,
Developer shall include the following language in all grading, site work, and
construction plans (BL/PL, PL-14):
“If human remains are found during earth-moving, grading, or construction
activities, there shall be no further excavation or disturbance of the site or any
nearby area reasonably suspected to overlie adjacent human remains until the
coroner of Santa Clara County is contacted to determine that no investigation of the
cause of death is required. If the coroner determines the remains to be Native
American the coroner shall contact the Native American Heritage Commission
within 24 hours. The Native American Heritage Commission shall identify the
person or persons it believes to be the most likely descendent (MLD) from the
deceased Native American. The MLD may then make recommendations to the
landowner or the person responsible for the excavation work, for means of treating
or disposing of, with appropriate dignity, the human remains and associated grave
goods as provided in Public Resources Code Section 5097.98. The landowner or
his authorized representative shall rebury the Native American human remains and
associated grave goods with appropriate dignity on the property in a location not
subject to further disturbance if: a) the Native American Heritage 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.”
28. Developer shall install all roof and building rain gutters and downspouts, vents, and
flashing to integrate as closely as possible with building design elements, including
matching the color of the adjacent surface. (PL, PL -15)
29. Prior to issuance of building permits, Developer shall provide utility meters,
mechanical equipment, mailboxes and address directories, placed in decorative
cabinets and clustered for efficient access by residents and service persons. The
final placement and design shall be to the satisfaction of the Community
Development Director or designee. (PL, PL-16)
30. Prior to issuance of building permits, Developer shall provide scr eening of all
mechanical equipment, post indicator valves, backflow prevention devices etc. All
ground mounted utility appurtenances such as transformers shall not be visible
from any public right-of-way and shall be adequately screened through the use or
combination of concrete or masonry walls, berms, and landscaping. In addition to
the above, backflow preventers shall be painted dark green, except the fire
connection which shall be painted yellow. The final placement and design of these
items shall be to the satisfaction of the Community Development Director or
designee. (PL, PL-17)
4.C.c
Packet Pg. 156 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 8
31. Developer shall provide automatic garage door openers for all garages. All garage
entries closer than 23 feet to the front property line shall be equipped with a
sectional roll-up garage door. (PL, PL-18)
32. Prior to issuance of fine grading plans, Developer shall provide a minimum 9 -foot
by 3-foot level concrete pad for storage of three refuse containers in the side yard
area or other location approved by the Community Development Director or
designee that is out of view from the street. The storage location shall not be within
the garage. Developer shall also provide for a paved path from the storage location
to the pick-up area (typically the street) that does not require ente ring the garage.
All gates or doors along the path shall be constructed with a minimum clear space
of 36-inches to allow passage of the containers. (PL, PL -19)
33. Building additions and patio covers shall conform to the requirements of the Hecker
Pass Specific Plan Residential Cluster RC zone district setbacks, or as otherwise
approved by this permit or by Z 18-01. The design of such addition or patio cover
shall match the materials and style of the residence. (PL, PL -20)
34. Prior to the close of escrow for each dwelling unit, Developer shall provide the
buyer with a written guarantee that the exterior finishes of the dwelling unit will
remain in good condition for at least five (5) years from the final building permit
inspection and sign-off. Developer shall provide a copy of the guarantee to the City
prior to final Planning Division inspection and sign-off. (PL, PL-21)
35. Prior to issuance of building permits, Developer shall include identify the placement
and design of directory sign(s) and location map(s) for m ulti-family residential
projects. Such signs/maps shall be installed prior to occupancy of the first unit. (PL,
PL-23)
36. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details as to the posting an d of pertinent information
and maps that may affect the subject project and adjacent properties. At minimum,
the land plan for the overall development that shows all surrounding land uses and
how the project integrates with theses surrounding uses shall be displayed and
maintained in a prominent location. Additional resources might include the current
General Plan and corresponding Land Use Map, and any specific plan associated
with the project area. Developer shall include such details to the satisfaction of the
Community Development Director or designee. (PL, PL-24)
37. Prior to issuance of a Temporary Use Permit for the sales office and/or model
home, Developer shall provide details of signage and written information to
potential buyers that demonstrate the principles of water efficient landscapes
described in the State MWELO. Developer shall provide such details to the
satisfaction of the Community Development Director or designee. (PL, PL -25)
4.C.c
Packet Pg. 157 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 9
38. Light standards illuminating interior walkways shall be not more than eight (8) feet
in height, and shall not intrude into the private living or patio areas. Light standards
serving recreational areas held in common shall be no more than 15 feet in height,
and shall be directed away from dwelling units. PL, PL-26)
39. Developer shall establish a Homeowners’ Association (HOA) for the development.
The HOA shall be responsible for the maintenance and enforcement of parking,
private streets, landscaping, recreation and other interior areas held in common by
the HOA. Such responsibilities shall be provided within the CC&Rs for the
development. (PL, PL-27)
PLANNING LANDSCAPING CONDITIONS
40. Prior to issuance of building or grading permits, Developer shall have an arborist
report prepared (by an ISA certified and licensed arborist) for the subject property.
At minimum, such report must identify all existing trees, including significant trees,
and clarify which trees will be saved, transplanted, or removed, and any
recommendations of the arborist for such work. Any proposed removal o f trees
from the subject property shall be conducted in accordance with any tree removal
permits to be issued separately. (PL, PL-40)
41. Prior to issuance of building permits, Developer shall identify landscaping or other
screening method to protect glare from headlights on the subject property
extending offsite. At the time of planting, such screening shall be maintained at or
below three (3) feet if located in a required street frontage or front yard. Details of
required screening shall be to the satisfacti on of the Community Development
Director or designee. (PL, PL-41)
42. Prior to issuance of building permits, Developer shall (as part of the irrigation
system) include sensors that suspend or alter irrigation operation during
unfavorable weather conditions (e.g. automatic rain shut-off devices). (PL, PL-42)
43. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a completed Landscape Documentation
Package, including a soil analysis/management report along with appropriate
application review fees, to the Community Development Department, including
required documentation for compliance verification, and obtain approval of such
plans. (PL, PL-43)
44. As part of the Landscape Plan submittal, Developer sha ll not include any invasive
plant species, such as those listed by the California Invasive Plant Council. (PL,
PL-44)
4.C.c
Packet Pg. 158 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 10
45. As part of the Landscape Plan submittal, Developer shall clarify a minimum three
(3) inch layer of mulch to be applied on all exposed so il surfaces, as required by
the State MWELO. (PL, PL-45)
46. Prior to issuance of building permits or initiation of the proposed use, whichever
comes first, Developer shall submit a signed Certificate of Completion, along with
all necessary supporting documentation and payment to the Community
Development Department, for compliance verification of the landscape installation.
(PL, PL-47)
47. Prior to issuance of certificate of occupancy or building permit final sign -off,
Developer shall complete installation of all landscaping and irrigation in accordance
with the approved plans. (PL/ PL-48)
48. Developer is required under MWELO to provide a copy of the approved Certificate
of Completion to the property owner or his or her designee. Prior to completion of
each build-out phase of development, Developer shall provide the Community
Development Director or designee a summary of each lot in that phase and timing
of compliance with this requirement. (PL, PL-49)
49. For the life of the project, Developer shall maintain landscaping and irrigation in
accordance with the approved plans, except as otherwise permitted or required by
law. Significant changes to the number, placement, and selection of plant species
may require a modification to this approval, to be determined by the Com munity
Development Director or designee. (PL, PL-50)
PLANNING DIVISION SPECIAL CONDITIONS
50. The following traffic calming measures shall be installed to the satisfaction of the
Planning and Engineering Divisions of the City:
(A) Three-way stop signs will be placed at the intersection of Little Barn
Avenue and Autumn Drive, the intersection of Little Barn Avenue and
Homestead Court, Little Barn Avenue and Meadow Wood Court, and
Meadow Wood Court and Autumn Drive.
(B) Stop signs will be placed on Haybale Street at Autumn Drive, on Pasture
Street at Autumn Drive, and on Falling Leaf Way at Meadow Wood Court.
(C) A crosswalk with decorative pavers and flashing indicators will be installed
on Little Barn Avenue, immediately south of Lot 72.
51. A traffic circle will be installed on Autumn Drive, generally in between Pasture
Street and Haybale Street to provide ingress/egress to the Gilroy Municipal Golf
Course. Developer shall secure the necessary right -of-way dedication from the Golf
Course property, and the developer shall be responsible for mitigating any impacts
to the operations of the golf course resulting from the encroachment of the traffic
circle.
4.C.c
Packet Pg. 159 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 11
PUBLIC WORKS DEPARTMENT CONDITIONS
52. GENERAL – Proposed Development shall comply with all terms and conditions
specified in the Development Agreement between City of Gilroy and Hecker Pass
Development Area.
53. 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.
54. 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.
55. 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.
56. All existing public utilities shall be protected in place and if necessary relocated as
approved by the City Engineer. No permanent structure is permitted within City
easements without the approval of the City of Gilroy.
57. GENERAL – Prior to building permit issuance, developer shall dedicate necessary
easements for the project development, including but not limited to 16 -foot Public
Service easement along all the project frontages within existing and future public
streets. The private streets shall be designated as a Public Utility Easement
(PUE), Water Line Easement (WLE), and Emergency Vehicle Access Easement
(EVAE).
58. 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 an d 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.
59. FEE - At improvement plan submittal, Developer shall submit a $25,000 (Twenty
Five Thousand) initial fee for plan check and processing.
60. Prior to plan approval, developer shall submit a detailed project cost estimate,
subject to City Engineer approval.
61. FEE - Prior to final plan approval, Developer shall pay 100% 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.
4.C.c
Packet Pg. 160 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 12
62. GRADING & DRAINAGE - Prior to final map approval, the developer shall submit a
grading plan and a drainage study prepared by a registered Civil Engineer. The
drainage study shall analyze the existing and ultimate conditions and facilities, and
the study shall include all off-site tributary areas. The study and the design shall be
in compliance with the City’s Stormwater Management Guidance Manual (latest
edition). Existing offsite drainage patterns, i.e., tributary areas, drainage amount
and velocity shall not be altered by the dev elopment. The developer shall satisfy
the conclusions and recommendations of the approved drainage study and storm
water management plan.
63. GRADING & DRAINAGE - All grading activity shall address National Pollutant
Discharge Elimination System (NPDES) requirements. 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 i n accordance with
Municipal Code § 27C to minimize erosion. The developer shall have a QSP on
site as necessary to ensure implementation and maintenance of all erosion control
measures. Specific measures to control sediment runoff, construction pollution and
other potential construction contamination sediment runoff, construction pollution
and other potential construction contamination shall be addressed through the
Erosion Control Plan and Storm Water Pollution Prevention Plan (SWPPP). The
SWPPP shall supplement the Erosion Control Plan and project improvement plans.
These documents shall also be kept on -site while the project is under construction.
A Notice of Intent (NOI) shall be filed with the State Water Resources Control
Board, with a copy provided to the Engineering Division before a grading permit will
be issued. WDID# shall be provided prior to the commencement or work.
64. GRADING & DRAINAGE - All grading operations and soil compaction activities
shall be per the approved project’s geotechnical repo rt 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 en gineer. 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 sub ject to review
and approval by the Engineering Division. The developer shall add this condition to
the general notes on the grading plan.
65. GRADING & DRAINAGE - Prior to building permit issuance, the applicant’s soils
engineer shall review the final grading 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
4.C.c
Packet Pg. 161 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 13
engineer’s approval shall then be conveyed to the C ity either by letter or by signing
the plans.
66. TRANSPORTATION - Any work in the public right-of-way shall require a traffic
control plan prepared by a licensed professional engineer with experience in
preparing such plans. Traffic Control Plan shall be pre pared in accordance with the
requirements of the latest edition of the California Manual on Uniform Traffic
Control Devices. The Traffic Control Plan shall be approved prior to the
commencement of any work within the public right of way.
67. TRANSPORTATION - The Project shall comply with all the traffic mitigation
measures identified in the project’s Traffic Study.
68. At first plan submittal, developer shall provide a circulation plan to the City
Engineer’s satisfaction, for emergency vehicles and solid waste col lection vehicles
with turning templates and showing truck turning movements.
69. TRANSPORTATION - Developer shall submit final photometric plans prior to first
building permit issuance.
70. 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 Collector and Arterial streets. Quad duct shall be per City STD EL -11.
71. 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.
72. TRANSPORTATION - Final streetlight locations shall be to the satisfaction of the
City Transportation Engineer and shall follow City standards.
73. TRANSPORTATION - Developer shall design driveway grades to keep a standard
design vehicle from dragging or “bottoming out” on the street or driveway and to
keep water collected in the street from flowing onto the lots. The details of such
design shall be provided at improvement plan phase an d shall be to the satisfaction
of the City Transportation Engineer.
74. FINAL MAP – Prior to the final map recordation, developer shall obtain easements
from the adjacent Country Estates project and Golf Course, for the construction of
the proposed water lines.
75. 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.
4.C.c
Packet Pg. 162 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 14
76. PUBLIC IMPROVEMENTS – Prior to building permit issuance, developer shall
execute a public improvement agreement and post Payment and Performance
bonds each for 100% of cost for improvement with the City that shall secure the
construction of the public improvements. Insurance shall be provided per the terms
of the agreement.
77. 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.
78. PUBLIC IMPROVEMENTS – The developer shall obtain all local and state permits
necessary for all project onsite and offsite construction.
79. PUBLIC IMPROVEMENTS – The developer shall slurry all new public streets prior
to project acceptance. A slurry may not be necessary with approval of the City
Engineer, if after a final inspection the condition of th e street is free of any surface
defects.
80. PUBLIC IMPROVEMENTS - Prior to any work within public right of way or City
easement, the developer shall obtain an encroachment permit from the City.
81. WATER QUALITY – Proposed development shall comply with state mandated
regional permits for both pre-construction and post-construction storm water 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 storm water 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.
4.C.c
Packet Pg. 163 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 15
iii. This Agreement shall also provide that in the event that maintenance or
repair is neglected, or the storm water management facility becomes a
danger to public health or safety, the city shall have the authori ty to
perform maintenance and/or repair work and to recover the costs from the
owner.
iv. All on-site storm water 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 storm water 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 t his project and shall adhere
to the following:
i. The property owner(s) shall be responsible for having all storm water
management facilities inspected for condition and function by a
knowledgeable third party.
ii. Unless otherwise required by the City Engineer or designee, storm water
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 storm water facilities inspected;
5. Condition of each storm water 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 1 st 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.
82. 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.
4.C.c
Packet Pg. 164 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 16
83. 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. T ransformers and
switch gear cabinets shall be placed underground unless otherwise approved by
the Planning Director and the City Engineer. Underground utility plans must be
submitted prior to installation.
84. 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 co mmunication conduits and
cables including the size, location and details of all trenches, locations of
building utility service stubs and meters and placements or arrangements of
junction structures as a part of the Improvement Plan submittals for the
project. Show preferred and alternative locations for all utility vaults and
boxes if project has not obtained PG&E approval. A licensed Civil or
Electrical Engineer shall sign the composite drawings and/or utility
improvement plans. (All dry utilities shall be placed underground).
b. The Developer shall negotiate right-of-way with Pacific Gas and Electric and
other utilities subject to the review and approval by the Engineering Division
and the utility companies.
c. Will Serve Letter” from each utility company fo r the subdivision shall be
supplied to the City.
85. 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 sh all 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.
86. UTILITIES - Storm and sewer lines in private a reas shall be privately owned and
maintained by the HOA, unless approved by the Public Works Director.
87. 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- 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.
88. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall
have traffic rated boxes and lids.
4.C.c
Packet Pg. 165 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 17
89. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities
as directed by the Public Works Director.
90. 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.
91. WATER CONSERVATION - The project shall fully comply with the measures
required by the City’s Water Supply Shortage Regulations Ordinance (Gilroy City
Code, Chapter 27, Article VI), and subsequent amendments to meet the
requirements imposed by the State of California’s Water Board. This ordinance
established permanent voluntary water saving measures and temporary
conservation standards.
92. WATER - All construction water from fire hydrants shall be metered and billed at
the current hydrant meter rate.
93. 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 indus trial rate based on the current Santa Clara Valley
Water District’s municipal industrial rate.
94. 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.
95. 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.
96. 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.
97. 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
4.C.c
Packet Pg. 166 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 18
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.
98. 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.
99. 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.
100. 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 Project, and shall identify the
scheduled critical path for the installation of improvements. The schedule shall be
updated weekly.
101. 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.
102. 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.
103. CONSTRUCTION - All work shown on the improvement plans shall be inspected.
Uninspected work shall be removed as deemed appropriate by the Public Works
Director.
104. 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
4.C.c
Packet Pg. 167 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 19
agencies are involved, such installation shall be verified as having been completed
and accepted by those agencies.
105. CONSTRUCTION - Construction activity shall be restricted to the period between
7:00 a.m. to 7:00 p.m. Mondays through Fridays, Saturday 9:00 a.m. to 7:00 p.m.
for general construction activity. No work shall be done on Sundays and City
Holidays. The Public Works Director may apply additional construction period
restrictions, as necessary, to accommodate standard commute traffic along arterial
roadways and along school commute routes.
106. 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.
107. CONSTRUCTION PARKING - No vehicle having a manufacturer's rated gross
vehicle weight exceeding ten thousand (10,0 00) 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).
108. MONUMENTS – All monuments shall be set per the recorded final map. A
certificate letter by the Surveyor or Engineer will be provided to the City Engineer
prior to project acceptance.
109. 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.
110. 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 offi cer 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.
111. ACCEPTANCE - The developer shall submit an AutoCAD drawing file of all as-built
consultants composite basemap linework showing all public improvements and
utility layouts.
FIRE MARSHAL CONDITIONS
112. Single Family Homes with a fenced yard shall have a gate that opens to a public
way (or to an open yard that leads to a public way).
113. All residential structures shall be provided with residential fire sprinklers including
detached garages. City standards include
4.C.c
Packet Pg. 168 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 20
a) A 1 inch meter and 1.5 inch laterals shall be provided to each SFR.
b) System to comply with NFPA 13D (2013) subject to inspection by the City.
c) Riser shall be installed in the garage unless alternate approved by the Fire
Marshal
d) If the water supply to the home is not at the garage, water supply from point of
entry to the riser shall be approved fire sprinkler line.
e) All enclosed garages shall be provided with sprinkler protection.
f) At least 1 sprinkler of each type shall be pre sent in the spare head box at final.
g) An exterior bell/horn shall be installed on the bedroom side of the home. A horn
device shall be provided for the interior living space .
h) Each attic access shall be protected by a pilot head. The pilot head piping
(CPVC) shall be provided with adequate insulation or be done with a copper
riser.
i) Sprinkler coverage shall be provided underneath stairwells when used as
storage, closets or bathrooms (even if less than 55 sq ft). Concealed spaces
used for storage in attics or crawl spaces that exceed 55 sq ft in area and 6 ft in
height, shall be provided with sprinkler coverage.
114. An address shall be provided at building permit submittal. Building / House
numbers shall be clearly visible from the street. Addressing shall be from the street
that the front door faces and shall be visible from that street. All main address
numbers shall be illuminated a minimum of 2.5 inches in height with a 3/8 inch
stroke and placed to read from left to right and/or top to bottom, and locat ed at
least 60 inches high from the ground.
115. Chimneys shall have spark arrestors installed. No permanent outdoor, wood -fired
fireplaces/pits are allowed. Trees and tree branches shall not be within 10 f eet of a
chimney.
PASSED AND ADOPTED this 17th day of May 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
4.C.c
Packet Pg. 169 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Resolution No. 2018-XX
Page 21
_____________________________ ______________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
4.C.c
Packet Pg. 170 Attachment: AS 18-03 PC Reso (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.d
Packet Pg. 171 Attachment: AS 18-03 Vicinity Map (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 172 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 173 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 174 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 175 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 176 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 177 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.e
Packet Pg. 178 Attachment: AS 18-03 Reduced Plans (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 179 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 180 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 181 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 182 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 183 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 184 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
4.C.f
Packet Pg. 185 Attachment: AS 18-03 Radius Maps (1683 : AS 18-03, TM 18-01, & Z 18-01 Hecker Pass North Residential Cluster)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: May 17, 2018
TO: Planning Commission
FROM: Pamela Wu, Senior Planner
SUBJECT: Text Amendments to Zoning Ordinance Section 30.19.10 (c)(2) and
Downtown Specific Plan Chapter V Land Use Page 55 to Page 60,
to temporarily, for a two year period, allow ground floor office uses
by right in areas north of 4th Street and south of 6th Street within
the Downtown Historic District (DHD).
1) Request: Consideration of Text Amendments to Zoning Ordinance Section 19.10
(c)(2) and Downtown Specific Plan Chapter V Land Use Page 55 to Page 60, to
temporarily allow ground floor office uses by right in area north of 4 th Street and
south of 6th Street within the Downton Historic District (DHD). The temporary
allowance is for a period of two years.
2) Recommendation: Staff has analyzed the proposed project, and recommends
that the Planning Commission:
a) Adopt a resolution recommending the City Council approve proposed text
amendments to section 30.19.10(C)(2) the Zoning Ordinance; and
b) Adopt a resolution recommending the City Council approve proposed
amendments to the Downtown Specific Plan.
3) Environmental Assessment: Section 15061(b)(3) of the California Environmental
Quality Act (CEQA) Guidelines provides an exemption for certain qualified project
and is stated as follows:
“The activity is covered by the general rule that CEQA applies only to projects
which have the potential for causing a significant impact to the environmental.
Where it can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the enviro nment, the activity is not
subject to CEQA.”
The proposed text amendments to the Zoning Ordinance and Downtown Specific
Plan would allow ground-level office use in areas along Monterey Road north of 4th
Kristi A. Abrams
DIRECTOR
4.D
Packet Pg. 186
2
Street and south of 6th Street within the Downtown Historic District (DHD) area by
right, in lieu of obtaining a conditional use permit. It can be seen with certainty that
such amendments would have no possibility for causing a significant effect on the
environment. The proposed amendments are for a period of two years only and
staff has determined that the temporary de-regulation of ground-level office use
within a confined area would not result in adverse environmental impacts and are
exempt from CEQA.
Filing of a Notice of Exemption is not mandated, however, it reduces the statute of
limitations for legal challenges under CEQA, from 180 days to 35 days. No further
assessment is necessary for the proposed project; therefore a NOE will be filed for
the project.
4) Background Information: In 2005, the City Council adopted the Downtown Gilroy
Specific Plan to establish connections from the General Plan in revitalizing and
enhancing business opportunity within the downtown area. The intent of the
Specific Plan is to “create a unique and identifiable downtown for Gilroy that is
economically vibrant, pedestrian-oriented and a local and visitor destination.” The
Specific Plan divided the downtown area into six districts: Downtown Historic
District, Downtown Expansion District, Civic/Cultural Arts District, Transition
District, Cannery District and the Gateway District. Particularly within the
Downtown Historic District (DHD), the area located along Monterey Road between
Third and Eighth Streets, it is envisioned to be the primary destination for retail and
entertainment activities. The DHD area is to provide a continuous atmosphere for
shopping, eating and entertainment activities. Primary uses intended for this area
include street front retail, family restaurants and/or live music venues that actively
engage pedestrians. Less active uses, such as office and residential apartments,
are encouraged to be on the upper levels, unless approved with a conditional use
permit (CUP). Through the CUP process, each request for a ground-level office
use would be carefully examined to ensure that the proposal aligns with the
Downtown Specific Plan vision to support a pedestrian-activated environment.
However, vacancies in the DHD area, especially north of 4th and south of 6th
Streets, continue to be a challenge.
In response to high vacancy rates caused by the Great Recession, the City
Council, in 2011, approved a zoning text amendment to allow ground-level office
use in the DHD by right for a period of three years. The effort was seen as an
economic incentive by alleviating the application process and associated cost of
obtaining a conditional use permit for potential business owners. Typically, the
cost to process a CUP application is about $5400 and, on average, can take 4 to 6
months depending on the complexity of the proposed scope. In 2014, the Council
extended the temporary allowance for another three years to May 21, 2017. Since
then, there has been a slight increase in occupancy rate, while vacancy remains as
a major concern for the downtown business.
Between 2011 and 2017, seven ground-level offices benefited from the temporary
allowance and are still currently in operation.
On April 16, 2018, the City Council recognized the ongoing struggle with optimizing
4.D
Packet Pg. 187
3
downtown tenant spaces and preserving prime locations for more active uses that
may be better aligned with the downtown vision. As such, the City Council directed
staff to mirror the efforts in 2011 and 2014 to again provide temporary allowance
for ground-level office use by right. However, the Council indicated their desire to
restrict the temporary allowance to area s north of 4th Street and south of 6th Streets
only, to preserve the core downtown area for more active uses. Within the core
downtown area (i.e. along Monterey, between 4 th and 6th Streets), current
regulations requiring a CUP for ground-level office uses will remain unchanged to
promote higher pedestrian activity and to foster a vibrant downtown.
Existing Conditions Downtown: Downtown Gilroy has continued to have difficulty
in achieving full tenant occupancy. Staff conducted a field survey within the DHD
area on April 30, 2018 and found that of the 150 ground-level buildings, 32
buildings are currently vacant. The chart below demonstrates the vacancy rate
shown in different areas of the DHD.
Total No.
Ground Level
Buildings
No. of Vacant
Ground Level
Buildings
Ground Level
Vacancy Rate
Entire Downtown Historic
District
150
32
21.3%
Core DHD Area
(Monterey, between 4th & 6th )
81
7
9%
Area north of 4th and south of 6th
Streets that is within DHD
69
25
36.2%
As shown, the DHD zoned areas north of 4th and south of 6th Streets suffer from a
much higher vacancy rate than the core downtown area.
Of note, 10 of the 32 vacant businesses in the DHD are unreinforced masonry
(URM) buildings, and occupancy of these structures can only occur after certain
retrofits are completed which may present added challenges to potential tenants.
Of the 10 URM building businesses, 5 are in need of additional retrofit before new
business can occupy. Of the 5 vacant URM building businesses that need
additional retrofit, all are within the core DHD area which would not benefit from the
temporary allowance.
While conducting the field survey, staff also found a total of 16 existing ground -
level office uses within DHD. The chart below provides the breakdown in different
areas of the DHD.
Total No.
Ground Level
Total No.
Ground Level
Percentage
Ground Level
4.D
Packet Pg. 188
4
Offices Buildings Office Uses
Entire Downtown Historic
District
16
150
11%
Core DHD (Area between 4th &
6th )
7
81
8%
Area north of 4th and south of 6th
Streets that is within DHD
9
69
13%
Downtown Specific Plan Modifications. Chapter V of the Downtown Specific
Plan provides development standards and specifies different types of uses within
each of the six districts. Specifically, page 55 to page 60 includes the Permitted
Use Table within the DHD area from Section 30.19.10 of the Zoning Ordinance.
However, the Permitted Use Table shown in the Specific Plan has not been
updated in accordance with other recent Zoning Ordinance amendments. For
consistency, staff recommends an amendment to the Specific Plan to eliminate the
Permitted Use Table and, instead, to reference the development standards and
Downtown Commercial Use Table in the Zoning Ordinance. With the Zoning
Ordinance as the single point of reference, future amendments can be processed
more efficiently.
5) General Plan Consistency: The proposed zoning text amendment is consistent
with the 2020 General Plan. Specifically, Policy 3.26 states that business
development should “encourage new office and retail businesses and expansion of
existing business...” With the proposed amendment, ground-level office uses can
create a positive synergy for downtown and potentially improve the occupancy rate
among the vacant store fronts.
6) Zoning Ordinance Amendment Conformance: Section 30.52 of the Zoning
Ordinance provides detailed procedures and findings when an amendment to the
zoning ordinance is proposed. Any amendment to the Zoning Ordinance can be
initiated by City Council per Section 30.52.20(b), and the proposed amendment
was directed by Council at the April 16, 2018 meeting. After initiation, the Planning
Commission should hold a public hearing and consider if the proposed amendment
“is necessary to carry out the general purpose and applicable general plan goals
and policies.” The proposed amendment is to temporarily allow grown -level office
uses in areas along Monterey Road north of 4th Street and south of 6th Street within
the Downtown Historic District (DHD) area by right. The amendment would allow
such use to be established in lieu of obtaining a conditional use permit for a period
of two years. The intent is to stimulate downtown business by reducing the
vacancy rate. If the Planning Commission finds such amendments to be
necessary, then the Commission shall adopt a resolution to send a favorable
recommendation from to City Council for final adoption in accordance with Section
4.D
Packet Pg. 189
5
30.52.40.
7) Downtown Specific Plan Amendment: In conjunction with the proposed
amendment to the Zoning Ordinance, staff proposes to eliminate the Permitted Use
Table as listed under Chapter V of the Downtown Specific Plan for consistency
purpose. The current Permitted Use Table (Page 55 to Page 60) were not updated
when the prior temporary allowance for ground-level office use in 2011 and 2014
was approved by Council. By eliminating the use table and provide a sole
reference to the Zoning Ordinance for permitted uses, no future changes to the
Specific Plan are necessary.
In accordance with Section IX, Plan Administration, of the Downtown Specific Plan
and as stated in California Government Code (Section 65453), “a Specific Plan
may be amended as …necessary by the legislative body,” recognizing that there
may be amendments to the Specific Plan as economic conditions or City needs
occur. The City can initiate an amendment and the Planning Division Manager can
approve the revision if the amendment is deemed insignificant.
Because the proposed amendments to the DSP is minor in nature where there is
no substantive changes to the Plan itself, and that the allowance for ground -level
office is temporary, the proposed change to the DSP can be made should the City
Council approve the Zoning Ordinance Amendment.
8) Analysis: In keeping with the vision to create an enlivened downtown, the
temporary allowance would provide an economic incentive to enable active offices
such as real estate office, professional office (e.g. architect’s office) or co-work
space (e.g. Greenhouse Co-working) to occupy inside an existing vacant ground-
level space north of 4th Street and south of 6th Street. The temporary allowance to
establish such use without the approval of a conditional use permit can stimulate
downtown business and reduce vacancy rates. Recently, staff has received a
number of similar inquiries to occupy a ground-level space for office use. If the
amendments are approved, such vacant ground -level spaces can be occupied
more expeditiously and, in turn, provide additional pedestrian activity in the
downtown area.
Traditionally office uses have been limited from the ground level within the
downtown area. Such office uses are generally characterized by activities focus on
business, government, professional, medical, or financial services. Examples of
these types of traditional office uses include insurance office, tax preparation office
and/or medical office. Nearby cities such as City of Mountain View, Palo Alto and
Redwood City also have similar regulations to limit office uses to be located either
above or behind ground-level retail uses. However, recent trend finds a new type
of office use that has been allowed on the ground-level which can foster an active
downtown. For instance, City of San Jose allows co-work offices, such as WeWork
and Regus, on the ground level by right within its downtown. Such o ffice uses
involve a higher level of face-to-face customer contact and typically are expected to
generate higher foot traffic. Such active office use connects with other nearby
venues, such as restaurants and coffee houses. Examples of an active office use
4.D
Packet Pg. 190
6
include co-worker office, architect’s office, and/or real estate office.
On the contrary, traditional office use that engages less with other business,
typically do not promote spontaneous pedestrian activity, and therefore, are not
considered “active office uses”. In keeping with the vision to create a vibrant
downtown, staff proposes to allow office uses that only operate in a manner
promoting pedestrian activity in the downtown area.
When the policy discussion was presented to the City Council for direction on April
16, 2018, Council concluded that the core downtown area (between 4 th and 6th
Street) should be preserved for retail, entertainment and restaurants uses, while
area north of 4th and south of 6th Street can be flexible in allowing ground-level
active office use by right. The intent for the temporary allowance is to stimulate the
downtown occupancy rate in achieving a vibrant downtown. Council directed staff
to proceed with amendments on a temporary basis for a period of two years.
9) Conclusions and Recommendation:
The temporary allowance of establishing ground-level office use in the area north
of 4th Street and south of 6th Street within the DHD district by right may help in
improving the occupancy rate and preserving the core downtown area (between 4 th
and 6th Streets) for more active uses. Any office legally established without a CUP
after the temporary allowance may remain in ground-level, so long the operation
does not cease more than 120 days, pursuant to regulations set forth for
nonconforming uses and expansion as stated in Section 30.48.20(b) of the Zoning
Ordinance.
The proposed amendment would support City Council’s goal and priority in
downtown revitalization. Staff recommends the Planning Commission to forward a
favorable recommendation to City Count to approve both text amendments as
described below:
Zoning Ordinance Text Amendment
The proposed zoning ordinance text amendment would modify Commercial Use
Table 19.10 (C)(2) Footnote 4 to temporarily allow ground -level (sidewalk level)
office uses in areas along Monterey Road north of 4th Street and south of 6th Street
within the Downtown Historic District (DHD) area by right for a period of two years
until August x, 2020. In addition, the proposed zoning ordinance text amendment
would require any future ground-level Desktop Publishing / Copy Shop use to
obtain a conditional use permit by adding Footnote 4 in the use table. The
proposed text amendment is shown as follow:
Section 30.19.10 (c) (2) Downtown Commercial Use Table.
Commercial Uses DHD
Desktop Publishing/Copy Shop X4
4.D
Packet Pg. 191
7
4. These uses are unconditionally permitted on the second story and above.
Any time these uses are proposed for the first floor (sidewalk level), a conditional
use permit is required, except that first floor active office uses in areas along
Monterey Road north of 4th Street and south of 6th Street within the Downtown
Historic District (DHD) area and desktop publishing/copy shop shall be allowed in
the DHD without a conditional use permit until May 21, 2017 August x, 2020.
After that date, conditional use permit approval shall be required for new first
floor office uses in the DHD. Residential units in these zones shall not front on
the street.
Downtown Specific Plan Text Amendment
The proposed Downtown Specific Plan text amendment would modify Chapter V,
Land Use, Page 55 to Page 60, by eliminating the Permitted Use Table and
provide reference to Zoning Ordinance Section 30.19.10 (c )(2). The proposed
amendment is shown as follow:
///
PERMITTED USES TABLE
The Permitted Use Table indicates whether a variety of uses are unconditionally
permitted (designated with an X), permitted only with a conditional use permit
from the Planning Commission (designated with a C), or permitted only as a
temporary use (designated with a T). Where no symbol is shown, the use is
prohibited. The Planning Commission or its designee shall determine, upon
written request, whether or not any use not listed in the Permitted Uses Table is
similar in character to a described use for the purpose of applying the District
regulations and conditions. Permitted uses within the Downtown Specific Plan
area are detailed in Section 30.19.10 (c)(2) of the Zoning Ordinance. Refer to
the Downtown Commercial Use Table to verify if a use is unconditionally
permitted, permitted only with a conditional use permit, or permitted only as a
temporary use.
///
Page 56 to Page 60 should include the following note:
“This page intentionally left blank.”
10) Noticing: The public notice for this item, published in the Gilroy Dispatch on May
7, 2018, meets the Government Code requirement for projects of citywide
importance. Individual notices were prepared for properties within 500-ft of DHD
area. In addition, Planning Commission packets are available through the City’s
webpage prior to the scheduled meeting.
4.D
Packet Pg. 192
8
Attachments:
A. Proposed Zoning Ordinance Text Amendment, Commercial Use T able 19.10
(C)(2) Footnote 4
B. Proposed Downtown Specific Plan Text Amendment, Chapter V Land Use, Page
55 to Page 60.
C. Recommended Ordinance
Attachments:
1. GDSP amendment clean version
2. GDSP amendment underline-strikethrough version
3. Z 18-03 PC resolution
4. ZO amendment clean version
5. ZO amendment underline-strikethrough version
4.D
Packet Pg. 193
4.D.a
Packet Pg. 194 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.a
Packet Pg. 195 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.a
Packet Pg. 196 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.a
Packet Pg. 197 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.a
Packet Pg. 198 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.a
Packet Pg. 199 Attachment: GDSP amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 200 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 201 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 202 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 203 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 204 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4.D.b
Packet Pg. 205 Attachment: GDSP amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
1
RESOLUTION NO. 2018-xx
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF GILROY RECOMMENDING CITY COUNCIL
APPROVAL TO AMENDING SECTION 30.19.10(c)(2) OF
CHAPTER 30 OF THE GILROY CITY CODE TO ALLOW
GROUND-FLOOR OFFICES IN AREA NORTH OF 4TH
STREET AND SOUTH OF 6TH STREET WITHIN THE
DOWNTOWN HISTORIC DISTRICT WITHOUT A
CONDITIONAL USE PERMIT FOR A PERIOD OF TWO (2)
YEARS.
WHEREAS, the City of Gilroy has adopted downtown commercial use table, currently
located at Gilroy City Code, section 30.19.10, subdivision (c)(2); and
WHEREAS, although the Downtown Specific Plan identifies this district as the primary
retail and entertainment district in the downtown, and therefore office uses on the ground floor
were required to obtain a conditional use permit to insure prime space is available for retail and
entertainment uses, though due to the current economic downturn there is excess ground floor
space available, at least on a limited basis; and
WHEREAS, the proposed Zoning Ordinance Text Amendment supports the council’s
downtown revitalization goal, and it is consistent with Goal 5 of the Economic Development
Strategic Plan, which seeks to enhance downtown as a local and visitor destination; and
WHEREAS, the proposed Zoning Ordinance Text Amendment supports the General
Plan’s goal of providing a mix of traditional and new businesses in and around Gilroy’s historic
downtown, and it supports General Plan Policy 3.26 by encouraging new office businesses to
locate in downtown; and
WHEREAS, the proposed Zoning Ordinance Text Amendment will simplify the process
for a potential business to locate in the ground floor which may generate employees to further
support downtown businesses; and
4.D.c
Packet Pg. 206 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
2
WHEREAS, the Planning Commission of the City of Gilroy has considered the Zoning
Ordinance Amendment request (Z 18-03), in accordance with the Gilroy Zoning Ordinance, and
other applicable standards and regulations; and
WHEREAS, the Planning Commission of the City of Gilroy held a public hearing on
May 17, 2018 to consider the request and reviewed written materials and oral comments related
to the proposed code amendments; and
WHEREAS, the subject Gilroy City Code amendments are covered under Section
15061(b)(3) of the California Environmental Quality Act (CEQA) Guidelines as an activity that
can be seen with certainty to have no possibility for causing a significant effect on the
environment and Section 15061 (b) (3) of the CEQA Guidelines pursuant to the provisions of
Section 15061(b) (3) of the CEQA Guidelines in that “the activity is covered by the general rule
that CEQA applies only to projects which have the potential for causing a significant impact to
the environment. Where it can be seen with certainty that there is no possibility that the activity
in question may have a significant effect on the environment; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Gilroy hereby recommends to the City Council adoption of Z 18-03 amending the Gilroy City
Code as contained in Attachment 1 to this resolution.
PASSED AND ADOPTED this x day of May, 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST:
APPROVED:
Sue O’Strander, Secretary Tom Fischer, Chairperson
4.D.c
Packet Pg. 207 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
3
Attachment 1
Gilroy City Code, Chapter 30, 30.19.10, subdivision (c)(2), is hereby amended to read as
follows:
“(c)(2) Downtown Commercial Use Table.
DHD DED CCA TD CD GD
Commercial Uses
Animal Boarding X11 X11 X11 C19
Animal Grooming or Training X X X X
Animal Hospital/Veterinary Office X
Antique Shop X X X X
Appliance Repair X X X
Arcade and Internet Access as Primary Use X X X X
Art, Dance, Gymnastic and Music Studios or Galleries X X X X X X
Auction House X4 X X
Automotive Body Repair and Painting C
Automotive Car Stereos and Alarm Systems Sales and
Installation
X17 X17 X17
Automotive Car Wash X
Automotive Gasoline Station X10 X
Automotive Parts Sales X10 X
Automotive Repair and Service X10 X13
Automotive Sales X9 X X
Automotive Sales, Temporary3 C C C C
Automotive Tire Shop X10 X
Bank X X X X X
Bakery/Coffee House X X X X X X
Bakery, Commercial C12 C12 X X
4.D.c
Packet Pg. 208 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
4
DHD DED CCA TD CD GD
Bed and Breakfast Establishment X X X
Boat and Motorcycle Sales X X
Bowling Alley X X X
Building Materials Sales and Storage X
Card Room C C
Clothing Sales/Service Establishment X X X X X
Cottage Industry with Light Manufacturing and Assembly X X
Dance Venue, Small X X X X X X
Dance Venue, Medium15 X X X X X X
Dance Venue, Large X16 X16 X16 C15
Desktop Publishing/Copy Shop X4 X X X X X
Festival T T T T T T
Grocery Store or Deli (Not Supermarket) X X X X X X
Gymnasium/Health Studio X X X X X X
Home Occupation6 X X X X X X
Hotel, Motel X X X
Laboratory (Research and Testing) X4 C C X
Landscape Nursery X
Liquor/Alcohol Sales/Bars (On-Site Consumption of Beer,
Wine, or Liquor, not including Micro-Brewery and Wine
Tasting Provisions below)5
C1 C1 C1 C1 C1
Liquor/Alcohol Sales (Off-Site Consumption)5 C C C C
Medical or Dental Office/Clinic X4 X X X
Micro-Breweries and Wine Tasting21 D D D
Museums X X X X X X
4.D.c
Packet Pg. 209 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
5
DHD DED CCA TD CD GD
Mortuary or Crematory C X X
Newspaper Printing Facility X
Office X4 X X X X X
Outdoor Amusement/Recreation18 C
Parking Lot (Automobile Parking) X X X X X X
Pawn Shop X X
Personal Services7 X8 X8 X X X X
Pool/Billiards Establishment and Indoor Recreation X X C
Printing/Sign Painting Establishment X X X X
Restaurant X X X X X X
Restaurant with Drive Through X X
Retail Sales 10,000 sq. ft. or Less X X X X X
Retail Sales 10,001 sq. ft. to 50,000 sq. ft. X X
Retail Sales 50,001 sq. ft. or More X
Supermarket X X
Theater X X X X X X
Therapy Clinic (Licensed Provider) X4 X X X X
Tow Yard (No Dismantling or Parts Sales) C
Public and Semi-Public Uses
Ambulance Service X10 X X
Community Center X4 X X X X X
Adult or Child Day Care Center C X X X X
Emergency Shelter20 C C C C C C
Hospital, Rest Home, Sanitarium C X
Lodge, Club, or Fraternal Hall X4 C X C X
4.D.c
Packet Pg. 210 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
6
DHD DED CCA TD CD GD
Public Facility X X X X X X
Religious Institution X4 X X X X
School (Private ≤ 12 Students) X4 X X X X X
School (Private > 12 Students) C C C C C C
Residential Uses
Boarding or Rooming House C C C
Caretaker’s Quarters X X X X X C
Residential Units2 X4 X4 X14 X X X
Temporary Uses
Bazaar T T T T T
Christmas Tree Lot T T T T
Outdoor Booth/Sales T T T T T T
X = Unconditionally permitted.
T = Temporary use—See Article XLVII.
C = Permitted only with conditional use permit granted by planning commission.
D = Permitted only with an administratively approved downtown use permit granted by the community
development director, or his/her designee.
1 The requirement for a conditional use permit does not apply to businesses whose primary use is the
preparation and service of food, and liquor is served as a clearly ancillary use.
2 All residential unit projects within commercial zones shall comply with the following guidelines:
(a) The number of residential units shall not compromise the quality or character of any existing or
proposed businesses located on the same property;
(b) The number of residential dwellings shall be limited by the availability and provision of off-street
parking stalls or as allowed by ordinance;
(c) All bedrooms proposed for residential use shall meet minimum square footage requirements in
compliance with the Uniform Building Code; and
4.D.c
Packet Pg. 211 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
7
(d) Open space shall be provided, when feasible.
(e) Notwithstanding subsections (a) and (b) of this footnote, the minimum residential density in the
DHD, DED and CD districts shall be twenty (20) units per acre.
3 A conditional use permit may be granted to an auto related sales business for up to four (4)
temporary auto sales events on the same property within one (1) calendar year.
4. These uses are unconditionally permitted on the second story and above. Any time these uses are
proposed for the first floor (sidewalk level), a conditional use permit is required, except that first floor
active office uses in areas along Monterey Road north of 4th Street and south of 6th Street within the
Downtown Historic District (DHD) area and desktop publishing/copy shop shall be allowed in the DHD
without a conditional use permit until May 21, 2017 August x, 2020. After that date, conditional use
permit approval shall be required for new first floor office uses in the DHD. Residential units in these
zones shall not front on the street.
5 Requests for new ABC liquor licenses are subject to review and approval of the city’s chief of police.
6 Permitted only if the regulations of Article XL, Home Occupation, are met.
7 Commercial uses providing needed services of a personal nature. Personal services generally
include barber and beauty shops, nail salons, tanning and spa salons, seamstresses, tailors, shoe repair
shops, dry cleaning (except bulk processing plants), self service laundries, massage parlors, and tattoo
and piercing parlors, except where expressly prohibited (see footnote 8).
8 Uses offering the primary personal services of massage, tattoo, and/or piercing are prohibited.
9 Indoor only for the display and sales of automobiles with no repair or servicing.
10 Not permitted on any parcel fronting on Eigleberry Street or on those parcels that may front a side
street on the one-half (1/2) block west of Gourmet Alley.
11 Day boarding only allowed; no overnight boarding.
12 Must have a prominent ancillary retail outlet or use.
13 Must be approved by a conditional use permit if within one hundred fifty (150) feet of a residential
use.
14 Residential units may be allowed on the ground floor if located between Eigleberry and Church
Streets behind a business.
15 Provided that all other provisions set forth in Chapter 8 are satisfied.
16 Up to three (3) large dance venues are allowed in the DHD downtown historic district, DED
downtown expansion district, CCA civic/cultural arts district, combined, and only located on Monterey
Street between 1st St. and 10th St. and only with a downtown special use permit granted by the
4.D.c
Packet Pg. 212 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
8
community development director or designee; and provided, that all provisions set forth in
Chapter 8are satisfied. City council approval is required for the fourth or more large dance venue in the
DHD downtown historic district, DED downtown expansion district, CCA civic/cultural arts district,
combined, and only located on Monterey Street between 1st St. and 10th St. and only with a
downtown special use permit granted by the community development director or designee; and
provided, that all provisions set forth in Chapter 8 are satisfied.
17 Sales shall be limited to car stereos and alarm systems, and installation and servicing must take
place indoors. In the gateway district, outdoor installation and servicing may occur. However, a
conditional use permit is required if located within one hundred fifty (150) feet of a residentially zoned
property.
18 Outdoor amusement and recreation facilities require a conditional use permit. Indoor amusement
and recreation facilities are enumerated under “pool/billiards establishment and indoor recreation.”
19 A conditional use permit is required for animal boarding within one hundred fifty (150) feet of
residential properties and/or for businesses that board animals outside. Businesses that board animals
more than one hundred fifty (150) feet from residentially zoned properties do not require a conditional
use permit as long as the animals are contained inside a building.
20 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
21 Administrative approval of a downtown use permit is required when criteria set forth in
section 30.50.35 are met. Any micro-brewery or wine tasting uses not meeting the criteria noted in
section 30.50.35 would fall into the liquor sales/bars (on-site consumption of beer, wine, or liquor,
except uses meeting micro-brewery and wine tasting provision) category in the use table.
4.D.c
Packet Pg. 213 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
9
Attachment 2
Downtown Gilroy Specific Plan is hereby amended to read as follows:
(Page 55)
PERMITTED USES TABLE
The Permitted Use Table indicates whether a variety of uses are unconditionally
permitted (designated with an X), permitted only with a conditional use permit from the
Planning Commission (designated with a C), or permitted only as a temporary use
(designated with a T). Where no symbol is shown, the use is prohibited. The Planning
Commission or its designee shall determine, upon written request, whether or not any use
not listed in the Permitted Uses Table is similar in character to a described use for the
purpose of applying the District regulations and conditions. Permitted uses within the
Downtown Specific Plan area are detailed in Section 30.19.10 (c)(2) of the Zoning
Ordinance. Refer to the Downtown Commercial Use Table to verify if a use is
unconditionally permitted, permitted only with a conditional use permit, or permitted
only as a temporary use.
///
Page 56 to Page 60 should include the following note:
“This page intentionally left blank.”
4.D.c
Packet Pg. 214 Attachment: Z 18-03 PC resolution (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
Gilroy City Code, Chapter 30, 30.19.10, subdivision (c)(2), is hereby amended to read as
follows:
“(c)(2) Downtown Commercial Use Table.
DHD DED CCA TD CD GD
Commercial Uses
Animal Boarding X11 X11 X11 C19
Animal Grooming or Training X X X X
Animal Hospital/Veterinary Office X
Antique Shop X X X X
Appliance Repair X X X
Arcade and Internet Access as Primary Use X X X X
Art, Dance, Gymnastic and Music Studios or Galleries X X X X X X
Auction House X4 X X
Automotive Body Repair and Painting C
Automotive Car Stereos and Alarm Systems Sales and
Installation
X17 X17 X17
Automotive Car Wash X
Automotive Gasoline Station X10 X
Automotive Parts Sales X10 X
Automotive Repair and Service X10 X13
Automotive Sales X9 X X
Automotive Sales, Temporary3 C C C C
Automotive Tire Shop X10 X
Bank X X X X X
Bakery/Coffee House X X X X X X
Bakery, Commercial C12 C12 X X
4.D.d
Packet Pg. 215 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Bed and Breakfast Establishment X X X
Boat and Motorcycle Sales X X
Bowling Alley X X X
Building Materials Sales and Storage X
Card Room C C
Clothing Sales/Service Establishment X X X X X
Cottage Industry with Light Manufacturing and Assembly X X
Dance Venue, Small X X X X X X
Dance Venue, Medium15 X X X X X X
Dance Venue, Large X16 X16 X16 C15
Desktop Publishing/Copy Shop X4 X X X X X
Festival T T T T T T
Grocery Store or Deli (Not Supermarket) X X X X X X
Gymnasium/Health Studio X X X X X X
Home Occupation6 X X X X X X
Hotel, Motel X X X
Laboratory (Research and Testing) X4 C C X
Landscape Nursery X
Liquor/Alcohol Sales/Bars (On-Site Consumption of Beer,
Wine, or Liquor, not including Micro-Brewery and Wine
Tasting Provisions below)5
C1 C1 C1 C1 C1
Liquor/Alcohol Sales (Off-Site Consumption)5 C C C C
Medical or Dental Office/Clinic X4 X X X
Micro-Breweries and Wine Tasting21 D D D
Museums X X X X X X
4.D.d
Packet Pg. 216 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Mortuary or Crematory C X X
Newspaper Printing Facility X
Office X4 X X X X X
Outdoor Amusement/Recreation18 C
Parking Lot (Automobile Parking) X X X X X X
Pawn Shop X X
Personal Services7 X8 X8 X X X X
Pool/Billiards Establishment and Indoor Recreation X X C
Printing/Sign Painting Establishment X X X X
Restaurant X X X X X X
Restaurant with Drive Through X X
Retail Sales 10,000 sq. ft. or Less X X X X X
Retail Sales 10,001 sq. ft. to 50,000 sq. ft. X X
Retail Sales 50,001 sq. ft. or More X
Supermarket X X
Theater X X X X X X
Therapy Clinic (Licensed Provider) X4 X X X X
Tow Yard (No Dismantling or Parts Sales) C
Public and Semi-Public Uses
Ambulance Service X10 X X
Community Center X4 X X X X X
Adult or Child Day Care Center C X X X X
Emergency Shelter20 C C C C C C
Hospital, Rest Home, Sanitarium C X
Lodge, Club, or Fraternal Hall X4 C X C X
4.D.d
Packet Pg. 217 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Public Facility X X X X X X
Religious Institution X4 X X X X
School (Private ≤ 12 Students) X4 X X X X X
School (Private > 12 Students) C C C C C C
Residential Uses
Boarding or Rooming House C C C
Caretaker’s Quarters X X X X X C
Residential Units2 X4 X4 X14 X X X
Temporary Uses
Bazaar T T T T T
Christmas Tree Lot T T T T
Outdoor Booth/Sales T T T T T T
X = Unconditionally permitted.
T = Temporary use—See Article XLVII.
C = Permitted only with conditional use permit granted by planning commission.
D = Permitted only with an administratively approved downtown use permit granted by the community
development director, or his/her designee.
1 The requirement for a conditional use permit does not apply to businesses whose primary use is the
preparation and service of food, and liquor is served as a clearly ancillary use.
2 All residential unit projects within commercial zones shall comply with the following guidelines:
(a) The number of residential units shall not compromise the quality or character of any existing or
proposed businesses located on the same property;
(b) The number of residential dwellings shall be limited by the availability and provision of off-street
parking stalls or as allowed by ordinance;
(c) All bedrooms proposed for residential use shall meet minimum square footage requirements in
compliance with the Uniform Building Code; and
4.D.d
Packet Pg. 218 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
(d) Open space shall be provided, when feasible.
(e) Notwithstanding subsections (a) and (b) of this footnote, the minimum residential density in the
DHD, DED and CD districts shall be twenty (20) units per acre.
3 A conditional use permit may be granted to an auto related sales business for up to four (4)
temporary auto sales events on the same property within one (1) calendar year.
4. These uses are unconditionally permitted on the second story and above. Any time these uses are
proposed for the first floor (sidewalk level), a conditional use permit is required, except that first floor
active office uses in areas along Monterey Road north of 4th Street and south of 6th Street within the
Downtown Historic District (DHD) area shall be allowed without a conditional use permit until August x,
2020. After that date, conditional use permit approval shall be required for new first floor office uses in
the DHD. Residential units in these zones shall not front on the street.
5 Requests for new ABC liquor licenses are subject to review and approval of the city’s chief of police.
6 Permitted only if the regulations of Article XL, Home Occupation, are met.
7 Commercial uses providing needed services of a personal nature. Personal services generally
include barber and beauty shops, nail salons, tanning and spa salons, seamstresses, tailors, shoe repair
shops, dry cleaning (except bulk processing plants), self service laundries, massage parlors, and tattoo
and piercing parlors, except where expressly prohibited (see footnote 8).
8 Uses offering the primary personal services of massage, tattoo, and/or piercing are prohibited.
9 Indoor only for the display and sales of automobiles with no repair or servicing.
10 Not permitted on any parcel fronting on Eigleberry Street or on those parcels that may front a side
street on the one-half (1/2) block west of Gourmet Alley.
11 Day boarding only allowed; no overnight boarding.
12 Must have a prominent ancillary retail outlet or use.
13 Must be approved by a conditional use permit if within one hundred fifty (150) feet of a residential
use.
14 Residential units may be allowed on the ground floor if located between Eigleberry and Church
Streets behind a business.
15 Provided that all other provisions set forth in Chapter 8 are satisfied.
16 Up to three (3) large dance venues are allowed in the DHD downtown historic district, DED
downtown expansion district, CCA civic/cultural arts district, combined, and only located on Monterey
Street between 1st St. and 10th St. and only with a downtown special use permit granted by the
community development director or designee; and provided, that all provisions set forth in
4.D.d
Packet Pg. 219 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
Chapter 8are satisfied. City council approval is required for the fourth or more large dance venue in the
DHD downtown historic district, DED downtown expansion district, CCA civic/cultural arts district,
combined, and only located on Monterey Street between 1st St. and 10th St. and only with a
downtown special use permit granted by the community development director or designee; and
provided, that all provisions set forth in Chapter 8 are satisfied.
17 Sales shall be limited to car stereos and alarm systems, and installation and servicing must take
place indoors. In the gateway district, outdoor installation and servicing may occur. However, a
conditional use permit is required if located within one hundred fifty (150) feet of a residentially zoned
property.
18 Outdoor amusement and recreation facilities require a conditional use permit. Indoor amusement
and recreation facilities are enumerated under “pool/billiards establishment and indoor recreation.”
19 A conditional use permit is required for animal boarding within one hundred fifty (150) feet of
residential properties and/or for businesses that board animals outside. Businesses that board animals
more than one hundred fifty (150) feet from residentially zoned properties do not require a conditional
use permit as long as the animals are contained inside a building.
20 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
21 Administrative approval of a downtown use permit is required when criteria set forth in
section 30.50.35 are met. Any micro-brewery or wine tasting uses not meeting the criteria noted in
section 30.50.35 would fall into the liquor sales/bars (on-site consumption of beer, wine, or liquor,
except uses meeting micro-brewery and wine tasting provision) category in the use table.
4.D.d
Packet Pg. 220 Attachment: ZO amendment clean version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
Gilroy City Code, Chapter 30, 30.19.10, subdivision (c)(2), is hereby amended to read as
follows:
“(c)(2) Downtown Commercial Use Table.
DHD DED CCA TD CD GD
Commercial Uses
Animal Boarding X11 X11 X11 C19
Animal Grooming or Training X X X X
Animal Hospital/Veterinary Office X
Antique Shop X X X X
Appliance Repair X X X
Arcade and Internet Access as Primary Use X X X X
Art, Dance, Gymnastic and Music Studios or Galleries X X X X X X
Auction House X4 X X
Automotive Body Repair and Painting C
Automotive Car Stereos and Alarm Systems Sales and
Installation
X17 X17 X17
Automotive Car Wash X
Automotive Gasoline Station X10 X
Automotive Parts Sales X10 X
Automotive Repair and Service X10 X13
Automotive Sales X9 X X
Automotive Sales, Temporary3 C C C C
Automotive Tire Shop X10 X
Bank X X X X X
Bakery/Coffee House X X X X X X
Bakery, Commercial C12 C12 X X
4.D.e
Packet Pg. 221 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Bed and Breakfast Establishment X X X
Boat and Motorcycle Sales X X
Bowling Alley X X X
Building Materials Sales and Storage X
Card Room C C
Clothing Sales/Service Establishment X X X X X
Cottage Industry with Light Manufacturing and Assembly X X
Dance Venue, Small X X X X X X
Dance Venue, Medium15 X X X X X X
Dance Venue, Large X16 X16 X16 C15
Desktop Publishing/Copy Shop X4 X X X X X
Festival T T T T T T
Grocery Store or Deli (Not Supermarket) X X X X X X
Gymnasium/Health Studio X X X X X X
Home Occupation6 X X X X X X
Hotel, Motel X X X
Laboratory (Research and Testing) X4 C C X
Landscape Nursery X
Liquor/Alcohol Sales/Bars (On-Site Consumption of Beer,
Wine, or Liquor, not including Micro-Brewery and Wine
Tasting Provisions below)5
C1 C1 C1 C1 C1
Liquor/Alcohol Sales (Off-Site Consumption)5 C C C C
Medical or Dental Office/Clinic X4 X X X
Micro-Breweries and Wine Tasting21 D D D
Museums X X X X X X
4.D.e
Packet Pg. 222 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Mortuary or Crematory C X X
Newspaper Printing Facility X
Office X4 X X X X X
Outdoor Amusement/Recreation18 C
Parking Lot (Automobile Parking) X X X X X X
Pawn Shop X X
Personal Services7 X8 X8 X X X X
Pool/Billiards Establishment and Indoor Recreation X X C
Printing/Sign Painting Establishment X X X X
Restaurant X X X X X X
Restaurant with Drive Through X X
Retail Sales 10,000 sq. ft. or Less X X X X X
Retail Sales 10,001 sq. ft. to 50,000 sq. ft. X X
Retail Sales 50,001 sq. ft. or More X
Supermarket X X
Theater X X X X X X
Therapy Clinic (Licensed Provider) X4 X X X X
Tow Yard (No Dismantling or Parts Sales) C
Public and Semi-Public Uses
Ambulance Service X10 X X
Community Center X4 X X X X X
Adult or Child Day Care Center C X X X X
Emergency Shelter20 C C C C C C
Hospital, Rest Home, Sanitarium C X
Lodge, Club, or Fraternal Hall X4 C X C X
4.D.e
Packet Pg. 223 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
DHD DED CCA TD CD GD
Public Facility X X X X X X
Religious Institution X4 X X X X
School (Private ≤ 12 Students) X4 X X X X X
School (Private > 12 Students) C C C C C C
Residential Uses
Boarding or Rooming House C C C
Caretaker’s Quarters X X X X X C
Residential Units2 X4 X4 X14 X X X
Temporary Uses
Bazaar T T T T T
Christmas Tree Lot T T T T
Outdoor Booth/Sales T T T T T T
X = Unconditionally permitted.
T = Temporary use—See Article XLVII.
C = Permitted only with conditional use permit granted by planning commission.
D = Permitted only with an administratively approved downtown use permit granted by the community
development director, or his/her designee.
1 The requirement for a conditional use permit does not apply to businesses whose primary use is the
preparation and service of food, and liquor is served as a clearly ancillary use.
2 All residential unit projects within commercial zones shall comply with the following guidelines:
(a) The number of residential units shall not compromise the quality or character of any existing or
proposed businesses located on the same property;
(b) The number of residential dwellings shall be limited by the availability and provision of off-street
parking stalls or as allowed by ordinance;
(c) All bedrooms proposed for residential use shall meet minimum square footage requirements in
compliance with the Uniform Building Code; and
4.D.e
Packet Pg. 224 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
(d) Open space shall be provided, when feasible.
(e) Notwithstanding subsections (a) and (b) of this footnote, the minimum residential density in the
DHD, DED and CD districts shall be twenty (20) units per acre.
3 A conditional use permit may be granted to an auto related sales business for up to four (4)
temporary auto sales events on the same property within one (1) calendar year.
4. These uses are unconditionally permitted on the second story and above. Any time these uses are
proposed for the first floor (sidewalk level), a conditional use permit is required, except that first floor
active office uses in areas along Monterey Road north of 4th Street and south of 6th Street within the
Downtown Historic District (DHD) area and desktop publishing/copy shop shall be allowed in the DHD
without a conditional use permit until May 21, 2017 August x, 2020. After that date, conditional use
permit approval shall be required for new first floor office uses in the DHD. Residential units in these
zones shall not front on the street.
5 Requests for new ABC liquor licenses are subject to review and approval of the city’s chief of police.
6 Permitted only if the regulations of Article XL, Home Occupation, are met.
7 Commercial uses providing needed services of a personal nature. Personal services generally
include barber and beauty shops, nail salons, tanning and spa salons, seamstresses, tailors, shoe repair
shops, dry cleaning (except bulk processing plants), self service laundries, massage parlors, and tattoo
and piercing parlors, except where expressly prohibited (see footnote 8).
8 Uses offering the primary personal services of massage, tattoo, and/or piercing are prohibited.
9 Indoor only for the display and sales of automobiles with no repair or servicing.
10 Not permitted on any parcel fronting on Eigleberry Street or on those parcels that may front a side
street on the one-half (1/2) block west of Gourmet Alley.
11 Day boarding only allowed; no overnight boarding.
12 Must have a prominent ancillary retail outlet or use.
13 Must be approved by a conditional use permit if within one hundred fifty (150) feet of a residential
use.
14 Residential units may be allowed on the ground floor if located between Eigleberry and Church
Streets behind a business.
15 Provided that all other provisions set forth in Chapter 8 are satisfied.
16 Up to three (3) large dance venues are allowed in the DHD downtown historic district, DED
downtown expansion district, CCA civic/cultural arts district, combined, and only located on Monterey
Street between 1st St. and 10th St. and only with a downtown special use permit granted by the
4.D.e
Packet Pg. 225 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)
community development director or designee; and provided, that all provisions set forth in
Chapter 8are satisfied. City council approval is required for the fourth or more large dance venue in the
DHD downtown historic district, DED downtown expansion district, CCA civic/cultural arts district,
combined, and only located on Monterey Street between 1st St. and 10th St. and only with a
downtown special use permit granted by the community development director or designee; and
provided, that all provisions set forth in Chapter 8 are satisfied.
17 Sales shall be limited to car stereos and alarm systems, and installation and servicing must take
place indoors. In the gateway district, outdoor installation and servicing may occur. However, a
conditional use permit is required if located within one hundred fifty (150) feet of a residentially zoned
property.
18 Outdoor amusement and recreation facilities require a conditional use permit. Indoor amusement
and recreation facilities are enumerated under “pool/billiards establishment and indoor recreation.”
19 A conditional use permit is required for animal boarding within one hundred fifty (150) feet of
residential properties and/or for businesses that board animals outside. Businesses that board animals
more than one hundred fifty (150) feet from residentially zoned properties do not require a conditional
use permit as long as the animals are contained inside a building.
20 Emergency shelters shall be subject to the performance standards listed in section 30.41.32.
21 Administrative approval of a downtown use permit is required when criteria set forth in
section 30.50.35 are met. Any micro-brewery or wine tasting uses not meeting the criteria noted in
section 30.50.35 would fall into the liquor sales/bars (on-site consumption of beer, wine, or liquor,
except uses meeting micro-brewery and wine tasting provision) category in the use table.
4.D.e
Packet Pg. 226 Attachment: ZO amendment underline-strikethrough version (1662 : Z18-03: Ground Floor Offices in Downtown Historic District)