HomeMy WebLinkAbout10/04/2018 Planning Commission - Regular Meeting Agenda Packet
Regular Planning Commission Meeting Agenda
October 4, 2018
Regular Meeting 6:30 P.M.
City Council Chambers, City Hall
7351 Rosanna Street, Gilroy, CA 95020
PLANNING COMMISSION MEMBERS
Chair: Tom Fischer: tom.fischer@cityofgilroy.org Sam Kim: sam.kim@cityofgilroy.org
Vice Chair: Casey Estorga:
casey.estorga@cityofgilroy.org
Sue Rodriguez: sue.rodriguez@cityofgilroy.org
Rebeca Armendariz: rebeca.armendariz@cityofgilroy.org Rebecca Scheel: rebecca.scheel@cityofgilroy.org
Steve Ashford: steve.ashford@cityofgilroy.org
Comments by the public will be taken on any agenda item before action is taken by the Planning Commission.
Persons speaking on any matter are asked to state their name and address for the record. Public testimony is
subject to reasonable regulations, including but not limited to time restrictions on particular issues and for each
individual speaker. A minimum of 12 copies of materials should be provided to the Clerk for distribution to the
Commission and Staff. Public comments are limited to no more than 3-minutes, at the Chair’s discretion.
In compliance with the American Disabilities Act (ADA), the City will make reasonable arrangements to ensure
accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the
City Clerk 72 hours prior to the meeting at (408) 846-0491. A sound enhancement system is available in the
City Council Chambers.
If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising
only those issues you or someone else raised at the public hearing held at this meeting, or in written
correspondence delivered to the Planning Commission at, or prior to, the public hearing. Please take notice
that the time within which to seek judicial review of any final administrative determination reached at this
meeting is governed by Section 1094.6 of the California Code of Civil Procedure.
Persons who wish to speak on matters set for Public Hearing will be heard when the presiding officer calls for
comments from those persons who are in support of or in opposition thereto. After persons have spoken, the
hearing is closed and brought to the Planning Commission level for discussion and action. There is no further
comment permitted from the audience unless requested by the Planning Commission.
A Closed Session may be called during this meeting pursuant to Government Code Section 54956.9(b)(1) if a
point has been reached where, in the opinion of the legislative body of the City on the advice of its legal
counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City.
Materials related to an item on this agenda submitted to the Planning Commission after distribution of the
agenda packet are available for public inspection with the agenda packet in the lobby of Administration at City
Hall, 7351 Rosanna Street during normal business hours. These materials are also available with the agenda
packet on the City website at www.cityofgilroy.org
I. PLEDGE OF ALLEGIANCE
II. REPORT ON POSTING THE AGENDA AND ROLL CALL
III. APPROVAL OF MINUTES
A. Meeting Minutes of September 6, 2018
IV. PRESENTATION BY MEMBERS OF THE PUBLIC: (Three-minute time limit). This portion
of the meeting is reserved for persons desiring to address the Planning Commission on
matters not on the agenda. The law does not permit the Planning Commission action or
extended discussion of any item not on the agenda except under specia l circumstances. If
Planning Commission action is requested, the Planning Commission may place the matter
on a future agenda. All statements that require a response will be referred to staff for reply
in writing.
PUBLIC HEARINGS FOR RELATED PROJECT APPLICATIONS WILL BE HEARD CONCURRENTLY AND
ACTION WILL BE TAKEN INDIVIDUALLY. COMPANION PROJECTS UNDER NEW BUSINESS WILL BE
TAKEN UP FOR ACTION PRIOR TO, OR IMMEDIATELY FOLLOWING THE RELATED PUBLIC HEARING.
THIS REQUIRES DEVIATION IN THE ORDER OF BUSINESS AS NOTED WITHIN THE AGENDA.
V. PUBLIC HEARINGS
A. Architectural and Site Review permit (AS 16-19) and Zone Change for a Planned
Unit Development (Z 17-03) proposes to construct a five-story mixed-use
development on approximately 2-acre site at 8955 Monterey Road. Ground level
commercial space facing Monterey Road would occupy 4,435 square feet with up
to 4 businesses. At this time, no specific tenants have been identified for these
areas, but possible business may include retail, small grocery store, professional
offices, and/or small scale food service, as long as no additional parking will be
generated based on the assumed parking count of 1 space / 250 s.f. of retail
space. Residential units on the upper floors would provide 78 apartments
ranging from 1 to 4 bedroom units. Of the 78 residential units, 9 units will be
made available to low-income households. Residential amenities include a 1,279
s.f. lobby area, a 1,734 s.f. lounge, two enclosed playground area s with play
structures, a multi-purpose room, an indoor gym, a laundry facility, two bike
storage facilities and extra storage areas for the residents. In addition, a separate
community rooftop terrace with lounge area will be provided on the 5th level for
the residents. The second and third floors each will contain 24 units while the
fourth and fifth floors will include 18 and 14 units, respectively. The location and
type of affordable units will be determined at a later date. Two sets of elevators
are proposed to serve the front lobby area and middle portion of the
development. The rear of the building will be accessed through a set of the
stairs. The development includes a Density Bonus request, for a 27.5% increase
above the R4 density standards to achieve the total of 78 units. Nine of the units
will be maintained as low -income affordable units. As part of the Density Bonus
request, the applicant requests an allowance for compact spaces as a project
concession.
1. Staff Report: Pamela Wu, Senior Planner
2. Public Comment
3. Planning Commission Disclosure of Ex-Parte Communications
4. Possible Action:
1) Recommendation: Staff has analyzed the proposed project, and recommends that
the Planning Commission:
a) Consider and recommend that the City Council adopt the Mitigated Negative
Declaration prepared for the project, based on findings required by the California
Environmental Quality Act (CEQA); and
b) Adopt a resolution recommending that the City Council approve the Architectural and
Site review permit (AS 16-19) subject to certain findings and conditions; and
c) Adopt a resolution recommending that the City Council approve the Zone Change for
a Planned Unit Development (Z 17-03) subject to certain findings and conditions.
VI. OLD BUSINESS
VII. NEW BUSINESS
A. Consideration of the Planning Commission Bylaws (entitled “Rules and
Regulations for the Planning Commission”) to amend General Order of Business
and to adhere to the City Council’s recently approved policy governing Board,
Commission and Committee attendance.
1. Staff Report: Sue O'Strander, Deputy Director of Community Development
2. Public Comment
3. Possible Action:
a) Motion to approve Planning Commission Bylaws, as recommended. (Roll Call Vote)
B. Approval of the 2019 Schedule of Regular and Special Planning Commission
Meetings.
1. Staff Report: Zinnia Navarro, Office Assistant
2. Public Comment
3. Possible Action:
a) Motion to approve the 2019 Regular and Special Planning Commission Meetings
(Roll Call Vote)
VIII. CORRESPONDENCE
IX. INFORMATIONAL ITEMS
A. Current Planning Projects (report attached)
B. Planning Staff Approvals (report attached)
X. PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
XI. ORAL REPORTS BY COMMISSION MEMBERS
Chair Tom Fischer - Bicycle Pedestrian Committee, Gilroy Downtown Business
Association, General Plan Advisory Committee, High Speed Rail Authority
Vice Chair Casey Estorga - Street Naming
Commissioner Armendariz - Housing Advisory Committee
Commissioner Steve Ashford - Historic Heritage Committee
Commissioner Sue Rodriguez - South County Joint Planning Advisory Committee
Commissioner Rebecca Scheel - Council Meeting for September 10, 2018 and
September 17, 2018, General Plan Advisory Committee
Commissioner Sam Kim - Council Meeting for October 1, 2018
XII. PLANNING DIVISION MANAGER REPORT
XIII. ASSISTANT CITY ATTORNEY REPORT
XIV. PLANNING COMMISSION CHAIR REPORT
XV. ADJOURNMENT to the Next Meeting of November 1, 2018 at 6:30 P.M.
KNOW YOUR RIGHTS UNDER THE GILROY OPEN GOVERNMENT ORDINANCE
Government's duty is to serve the public, reaching its decisions in full view of the public .
Commissions, task forces, councils and other agencies of the City exist to conduct the people's
business. This ordinance assures that deliberations are conducted before the people and that City
operations are open to the people's review
FOR MORE INFORMATION ON YOUR RIGHTS UNDER THE OPEN GOVERNMENT ORDINANCE,
TO RECEIVE A FREE COPY OF THE ORDINANCE OR TO REPORT A VIOLATION OF THE
ORDINANCE, CONTACT THE OPEN GOVERNMENT COMMISSION STAFF AT (408) 846-
0204/shawna.freels@cityofgilroy.org
PUBLIC MEETING SCHEDULE- PLANNING
Public Meeting Schedule
The Planning Commission meets regularly on the first Thursday of each month, at 6:30
p.m. If a holiday should fall on the regular meeting date (or the next day), the meeting
will be rescheduled to the following Thursday.
November 2018
01* Planning Commission Meeting 6:30 p.m.
05* City Council Meeting, 6:00 p.m., City Council Chambers.
07 South County Regional Wastewater Authority, (Regular Meeting) 8:00 a.m.
08 Open Government Commission, 7:00 p.m., City Council Chambers
13 Art & Culture Commission 5:30 p.m.
14 Historic Heritage Committee (Regular Meeting) 5:30 p.m.
14 Housing Advisory Committee, 6:00 p.m.
14 Library Commission Meeting 7:00 p.m. Gilroy Library Meeting Room
19* City Council Meeting, 6:00 p.m., City Council Chambers.
20 Parks & Recreation Commission 6:00 p.m.
21 Community & Neighborhood Revitalization Committee
21 Public Art Committee 5:30 p.m.
27 Bicycle Pedestrian Commission 6:00 p.m.
* Meetings will be web-streamed and televised
a
Planning Commission
Regular Meeting
of
SEPTEMBER 6, 2018
SPECIAL MEETING 6:00 P.M.
Training Session on Voting System
Training was conducted with Planning Commissioners on the voting system.
REGULAR MEETING 6:30 P.M.
I.PLEDGE OF ALLEGIANCE
Chair Fischer called the meeting to order at 6:30 p.m. and led the Pledge of Allegiance.
II.REPORT ON POSTING THE AGENDA AND ROLL CALL
Office Assistant Zinnia Navarro announced that the agenda had been posted on August 30,
2018 @ 4:21 p.m.
Attendee Name Title Stat
us
Arriv
ed
Rebeca
Armendariz
Planning
Commissioner
Pres
ent
6:30
PM
Steve Ashford Planning
Commissioner
Pres
ent
6:30
PM
Casey Estorga Vice Chair Pres
ent
6:30
PM
Sam Kim Planning
Commissioner
Pres
ent
6:30
PM
Susan Rodriguez Planning
Commissioner
Pres
ent
6:31
PM
Rebecca Scheel Planning
Commissioner
Pres
ent
6:30
PM
Tom Fischer Chair Pres
ent
6:30
PM
III.APPROVAL OF MINUTES
Vice Chair Estorga moved to approve the meeting minutes of June 7, 2018 with the
following amendments: title name for Rebeca Armendariz should read Planning
Commissioner and Casey Estorga should read Vice Chair. In addition, under item# D, the
voting names should be listed out.
A.Meeting Minutes of June 7, 2018
RESULT:ANNOUNCED [6 TO 0]
MOVER:Casey Estorga, Vice Chair
SECONDER:Rebecca Scheel, Planning Commissioner
AYES:Armendariz, Ashford, Estorga, Kim, Scheel, Fischer
ABSTAIN:Rodriguez
IV.PRESENTATION BY MEMBERS OF THE PUBLIC
None.
3.A
Packet Pg. 6 Communication: Meeting Minutes of September 6, 2018 (APPROVAL OF MINUTES)
V.PUBLIC HEARINGS
A.Consideration of a Citywide Zoning Ordinance Amendment to add a New Section
30.38.270 “Protected Tree Removal” to Chapter 30 of the Gilroy City Code (Z16-05)
1.Staff Report: Stan Ketchum, Senior Planner
2.Public Comment
3.Planning Commission Disclosure of Ex-Parte Communications
4.Possible Action:
a)Motion to adopt a resolution recommending that the City Council approve the Protected
Tree Removal ordinance Z16-05 [Project No. 16040038]) as requested. (Roll Call Vote)
At the beginning of his presentation, Senior Planner Ketchum informed the Commission
that, the City of Gilroy Government Ordinance Section 17A. 10(c) requires that any
document not posted on the City website 72 hours in advance of the meeting can only
be presented if a majority of the members of the Planning Commission approve
"following a showing by staff of good cause". Senior Planner Ketchum explained that
the revised version of the Draft Planning Commission Resolution had been distributed
by e-mail to the Commission and posted on the website on September 5, 2018.
Commissioner Kim motioned to approve accepting the revised resolution to be part of
the discussion; seconded by Commissioner Rodriguez
RESULT:APPROVE [UNANIMOUS]
MOVER:Sam Kim, Planning Commissioner
SECONDER:Susan Rodriguez, Planning Commissioner
AYES:Armendariz, Ashford, Estorga, Kim, Rodriguez, Scheel, Fischer
Consideration of a Citywide Zoning Ordinance Amendment to add a New Section 30.38.270
“Protected Tree Removal” to Chapter 30 of the Gilroy City Code (Z16-05)
1.Staff Report: Stan Ketchum, Senior Planner
2.Public Comment
3.Planning Commission Disclosure of Ex-Parte Communications
4.Possible Action:
a)Motion to adopt a resolution recommending that the City Council approve the Protected
Tree Removal ordinance Z16-05 [Project No. 16040038]) as requested. (Roll Call Vote)
3.A
Packet Pg. 7 Communication: Meeting Minutes of September 6, 2018 (APPROVAL OF MINUTES)
RESULT:APPROVE [6 TO 1]
MOVER:Susan Rodriguez, Planning Commissioner
SECONDER:Rebeca Armendariz, Planning Commissioner
AYES:Armendariz, Estorga, Kim, Rodriguez, Scheel, Fischer
NAYS:Ashford
B.M 18-02 proposes an amendment to the policy entitled “Placement of Street
Furniture Objects in the Public Right of Way”. The particular amendment would
pertain to the pilot program which allows the establishment of parklets in Downtown
Gilroy. The recommended policy would eliminate the current pilot program and
provide a formalized permit process for the establishment and sponsorship of public
parklets.
1.Staff Report: Sue O'Strander, Deputy Director of Community Development
2.Public Comment
3.Planning Commission Disclosure of Ex-Parte Communications
4.Possible Action:
a)Motion to continue item off-calendar.
Ostrander stated we would like to continue to a future off calendar date.
RESULT:APPROVE [UNANIMOUS]
MOVER:Casey Estorga, Vice Chair
SECONDER:Rebecca Scheel, Planning Commissioner
AYES:Armendariz, Ashford, Estorga, Kim, Rodriguez, Scheel, Fischer
VI.OLD BUSINESS
VII.NEW BUSINESS
VIII.CORRESPONDENCE
IX.INFORMATIONAL ITEMS
A.Current Planning Projects (report attached)
B.Planning Staff Approvals (report attached)
X.PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
None.
XI.ORAL REPORTS BY COMMISSION MEMBERS
Chair Tom Fischer: Chair Fischer provided a brief summary on the following committees:
Bicycle Pedestrian Committee, and Gilroy Downtown Business Association High Speed
Rail Authority- No meeting; nothing to report.
Vice Chair Casey Estorga : Vice Estorga provided a brief summary on the City Council
Meetings held on June 4, 2018 and June 18, 2018. Street
Naming; No meeting; nothing to report.
3.A
Packet Pg. 8 Communication: Meeting Minutes of September 6, 2018 (APPROVAL OF MINUTES)
Commissioner Armendariz: Commissioner Armendariz provided a brief summary on the
City Council Meetings for July 2, 2018 and Housing Advisory Committee.
Commissioner Steve Ashford: Commissioner Ashford provided a brief summary on the
Historic Heritage Committee.
Commissioner Sue Rodriguez: Commissioner Rodriguez provided a brief summary on the
City Council Meetings for August 6, 2018 and August 20, 2018. South County
Joint Planning Advisory Committee: No meeting, nothing to report
Commissioner Rebecca Scheel: Commissioner Scheel was unable to attend the last
General Plan Advisory Committee meeting.
XII.PLANNING DIVISION MANAGER REPORT
Deputy Director Sue O'Strander provided an update on the interactive tool called
YourVoice, the month of October is Community Development Planning month, coordination
with Chair Tom Fischer will take place to provide an annual report to City Council. A
$1,000.00 budget was approved for training opportunities for each committee, and
commission.
XIII.ASSISTANT CITY ATTORNEY REPORT
Nothing to report.
XIV.PLANNING COMMISSION CHAIR REPORT
Nothing to report.
XV.ADJOURNMENT to the Next Meetingtest of October 4, 2018 at 6:30 P.M.
Zinnia Navarro, Office Assistant
3.A
Packet Pg. 9 Communication: Meeting Minutes of September 6, 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: October 4, 2018
TO: Planning Commission
FROM: Pamela Wu, Senior Planner
SUBJECT: AS 16-19 & Z 17-03 Mixed-Use Apartments and Commercial
Development, Located at 8955 Monterey Road
1) Request: Architectural and Site Review permit (AS 16-19) and Zone Change for a
Planned Unit Development (Z 17-03) proposes to construct a five-story mixed-use
development on approximately 2-acre site at 8955 Monterey Road. Ground level
commercial space facing Monterey Road would occupy 4,435 square feet with up
to 4 businesses. At this time, no specific tenants have been identified for these
areas, but possible business may include retail, small grocery store, professional
offices, and/or small scale food service, as long as no additional parking will be
generated based on the assumed parking count of 1 space / 250 s.f. of retail
space. Residential units on the upper floors would provide 78 apartments ranging
from 1 to 4 bedroom units. Of the 78 residential units, 9 units will be made
available to low-income households. Residential amenities include a 1,279 s.f.
lobby area, a 1,734 s.f. lounge, two enclosed playground area s with play
structures, a multi-purpose room, an indoor gym, a laundry facility, two bike storage
facilities and extra storage areas for the residents. In addition, a separate
community rooftop terrace with lounge area will be provided on the 5th level for the
residents. The second and third floors each will contain 24 units while the fourth
and fifth floors will include 18 and 14 units, respectively. The location and type of
affordable units will be determined at a later date. Two sets of elevators are
proposed to serve the front lobby area and middle portion of the development. The
rear of the building will be accessed through a set of the stairs. The development
includes a Density Bonus request, for a 27.5% increase above the R4 density
standards to achieve the total of 78 units. Nine of the units will be maintained as
low-income affordable units. As part of the Density Bonus request, the applicant
requests an allowance for compact spaces as a project concession.
2) Subject Property and Surrounding Land Uses: The subject site is currently
developed with a granite slab supply business (Granite Outlet) and a church (Iglesia
Cristiana). The total site area is approximately 2.046 acre and is developed with
Kristi A. Abrams
DIRECTOR
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several buildings. The front of the site is paved with asphalt and concrete while the
rear is unpaved and is utilized for outdoor granite storage. Existing landscaping is
minimal except for a few trees that are in the middle of the subject parcel which will
be removed as part of the project.
The subject site is located to the north of downtown Gilroy and on the west side of
Monterey Road. Union Pacific railroad tracks and vacant land are on the east of
subject parcel.
LOCATION EXISTING LAND USE GENERAL PLAN ZONING
Project Site Granite business and church High Density Residential R4
North Preschool High Density Residential R4
South Used car dealership High Density Residential R4
East Vacant Limited Industrial M1
West Single-family residential Single-family residential R1
3) Environmental Assessment: In accordance with the California Environmental
Quality Act (CEQA), an initial study was prepared to evaluate any potentially
significant adverse effects of the proposed project on the environment. Some areas
of concern identified as potentially being affected include: Air Quality, Biological
Resource, Geology and Soils, and Noise. Specifically, environmental impacts
identified in the IS/MND include possible impacts to the nesting raptors due to the
removal of two existing trees and noise levels that may exceed the standard
threshold affecting both the surrounding neighborhood and the future residents.
The required mitigation measures (BIO-1A) include a nesting raptor survey to be
conducted if construction is to occur between February 15 and September 15. In
addition, if active nests are found, an appropriate buffer between the nest and the
active construction site should be established by a qualified biologist (BIO-1B).
Further, in order to reduce off-site noise levels, mitigations such as a five-foot sound
wall (NOI-1) along portion of the southern property line to will be constructed and
suitable form of AC/mechanical ventilation, insulated windows and doors should be
incorporated into final construction so that the interior noise levels do not exceed 45
dBA (NOI-2).
On January 30, 2018, the applicant agreed to the recommended mitigation
measures to address the identified adverse effects. The Mitigated Negative
Declaration (MND) was circulated and made available for public review at the Gilroy
Public Library, the Planning Division public counter, and on the Planning Division
webpage (www.cityofgilroy.org/planning) for the requisite comment period, from
March 9, 2018 through April 9, 2018. (The project has been ready to be considered
by the Planning Commission since May 2018, pending several items to be provided
by developer such as arranging a community outreach meetings, finalizing the public
amenity type and location, refining proposed co lor schemes for the development and
designing the frontage landscaping and rear pedestrian access.)
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The MND is provided as an attachment to this report. Comments were received from
California Department of Transportation and California Department of Fish and
Wildlife but do not directly address the environmental analysis contained in the initial
study/mitigated negative declaration and would not require changes to the MND. As
such, no significant adverse effects are expected to result from the proposed project,
and the Planning Commission can make findings to recommend adoption of the
MND.
4) Background Information: The 2007-2014 Housing Element identified the need to
designate additional properties for high density residential development. To satisfy
that need, the subject parcel, along with 15 other properties, was rezoned to R4,
High Density Residential, in 2013. The adjacent properties to the north and south of
subject parcel were also rezoned to R4, where the density requirement is 20 to 30
dwelling units per acre (du/ac).
5) General Plan Consistency: The City's General Plan designates the subject site for
High Density Residential use, which supports the proposed project request. The
density requirement for High Density Residential use is 16 to 30 dwelling units per
acre whereas the density requirement for R4 zoning is 20 to 30 dwelling units per
acre. High Density Residential use can be combined with a Planned Unit
Development (PUD) Combining District overlay to accommodate better design. The
proposed project is a 5-story multi-family development located on Monterey Road, a
major transportation corridor for the City, and is surrounded by compatible uses such
as daycare, commercial shops and single-family residences. As such, the proposal
conforms to the goals and policies of the General Plan. Key goals and policies,
which pertain to the proposed project, are discussed below:
POLICY
#
TITLE AND SUMMARY ANALYSIS
1.01 Pattern of Development:
Encourages contiguous,
compact, infill development.
The project is an infill development and is
adjacent to developed properties on 3
sides. East of the subject property is the
railroad and vacant land beyond the
railroad.
Project is consistent with the policy.
1.02 Mix of Uses: Encourages a
range of housing types.
The project proposes a mixed-use
development including both commercial
and multi-family residential units. The
multi-family residential component would
provide other types of housing units in
addition to single-family residences in the
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POLICY
#
TITLE AND SUMMARY ANALYSIS
current neighborhood.
Project is consistent with the policy.
1.05 Existing Neighborhoods.
Maintain and enhance the
quality of existing residential
neighborhoods.
The project is designed to provide
adequate public facilities such as street
improvements for the new residents. In
addition, bike storage and a walking route
to nearby schools through a pedestrian
path from the existing neighborhood to the
project site will be improved.
Project is consistent with the policy
2.01 Location of Growth.
Direct new growth to under-
utilized lands within the
USA and consistent with the
2016 UGB.
The project site is currently under-utilized
for the designed R4 zoning district and is
within the City’s USA. The proposed
project is within the Urban Growth
Boundary as adopted in 2016.
Project is consistent with the policy.
3.20 North Monterey Street
Improvements. Require
curbs and gutters in the
commercial areas.
Condition of approval requires curb and
gutters to be upgrade along Monterey
Road frontage. Sidewalk has been
improved already at current site.
Project is consistent with the policy.
H-1.1 Encourage a variety of
housing options for Gilroy
residents.
The project will increase the supply of
apartment units, including 9 low-income
units, in the City.
Project is consistent with the policy.
H-2.1 Encourage new affordable
housing.
The project includes 9 low-income units,
which is 15% of total available units.
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POLICY
#
TITLE AND SUMMARY ANALYSIS
Project is consistent with the policy.
H-2.2 Provide incentives for
affordable housing, such as
density bonus and various
provisions in the Residential
Development Ordinance.
The project proposes 1 concession
(allowing compact parking spaces) through
the Density Bonus provision (GCC Section
30.46.40) and qualifies for the RDO
allocation exemption for R4 property (GCC
Section 30.50.60). The project also
proposes a PUD permit to allow ground-
level commercial units.
Project is consistent with the policy.
14.03 Bicycle and Pedestrian
Paths and Facilities.
Provide for the design of
safer, convenient and
attractive bicycle and
pedestrian facilities.
Proposed roadways will be
planned to accommodate
bicycle traffic.
A bike lane along Monterey Road frontage
is required in addition to bike racks and
permanent bike storage area to
accommodate 80 bicycles for the
apartment residents. The 2016 California
Green Building code requires permanent
bike storage for a minimum of nine bikes.
The development will exceeded the
minimum requirement by providing 80 bike
storage units. A pedestrian path through
the development connecting the nearby
school to the existing residential
neighborhood is also included.
Project is consistent with the policy.
14.05 Private Development of
Bike and Pedestrian
Facilities. Provide
bikeways and/or pedestrian
pathways.
A pedestrian circulation diagram that
connects Weaver Court, through the
project site, onto Monterey Road, is
designed to ensure a safe pathway.
Project is consistent with the policy.
6) Conformance with Zoning Code Development Standards: The proposed
development is located in the High Density Residential R4 zone district. In
accordance with the Gilroy City Code (GCC), the proposed project may be permitted
with an approved Planned Unit Development and Architectural and Site Review to
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allow for a mix-use development. Applicable development standards for the project
have been considered and are listed below. 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 or other applicable
sections.
STANDARD REQUIRED PROPOSED CONFORMS?
Density 1 unit / 1,452 s.f.
89,124 s.f. / 1,452 = 61.3
units
Project includes a total of
78 units, which is 27.5%
above allowed density
No - Density
Bonus approval
requested (see
discussion
under Section
6)
Front building
setback
Minimum 26 feet from
face of curb
Building setback 42-ft
from Monterey Road
frontage
Yes
Side yard
setback
Minimum 12 feet from
interior property line, 21
feet from curb
Closest distance from the
building to any side
property line is 32-feet
Yes
Rear yard
setback
Minimum 15 feet from
property line
Building setback 38-ft
from rear property line
Yes
Height Maximum 75 feet and 6
stories
Building height range from
58-ft (5-story), to 44-ft (4-
story), to 34-ft (3-story).
Yes
Total number
of residential
parking per
Gov Code
65915, Density
Bonus Law
Total number
of commercial
parking per
GCC
30.31.25(a)
Residential Use:
1 space / 1 bdrm unit
2 space / 2-3 bdrm unit
2.5 spaces / 4+ bdrm unit
Commercial Use (retail):
1 space / 250 s.f. for
general retail sales
Residential Use:
8 (8 one-bedroom)
64 (32 two-bedroom) + 74
(37 three-bedroom)
2.5 (1 four-bedroom)
Total = 148.5 spaces
Commercial Use (retail):
4,447 s.f. / 250 s.f = 17.8
spaces
Total required: 166
Total provided: 171
Yes
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STANDARD REQUIRED PROPOSED CONFORMS?
Parking Stall
Dimension
Residential Use:
10-ft wide x 20-ft deep
Commercial Use:
9-ft wide x 18-ft deep
No compact space
allowed
Includes 25% compact
spaces through Density
Bonus concession
allowance
Tandem compact space:
9-ft x 14-ft clear space
(total parking depth 32-ft)
All other compact space:
8.5-ft x 14-ft
All other regular space
9-ft x 18-ft
No
Concession
requested
though Density
Bonus approval
Parking Space
Arrangement
Tandem parking allowed
through Gov Code 65915
80 tandem parking spaces
with one regular sized
stall and one compact
stall proposed (total depth
32-ft)
Yes
Allowed Uses Multi-family residential Mix-use to include multi-
family residential and
commercial uses
No - Exception
requested
through PUD
approval
7) Other Considerations.
RDO Interim Exemption: Effective November 6, 2017, the City Council took action
to not extend the RDO allowances, unless projects were deemed to be ‘complete’ for
processing by November 6th. This project was determined to be ‘complete’ for
processing on July 3, 2017.
Pursuant to GCC Section 30.50.60.(b)(2)(l).3.A, no RDO allocation is required for
any R4 property (high density residential), so long as the project is reviewed by the
Planning Commission and approved by the City Council. If the project receives a
favorable recommendation from the Planning Commission and then approved by
City Council, the project can proceed without needing a separate RDO allocation
approved by Council.
Affordable Housing Policy: In 2006, the Council adopted criteria and guidelines
for affordable housing developments. The goal is to enhance public welfare by
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meeting the current and future housing needs of all segments of the community. As
such, the policy encourages housing development for Very Low, Low and Moderate
income households, as defined by HUD for the Santa Clara County thresholds. The
policy also provides RDO exemption for affordable development as long as the
general requirements are satisfied. The policy further specifies guidance on how the
affordable rental units will be awarded and reserved for eligible tenants, and how the
developer should enter an Agreement with the City to ensure these units are to be
provided and remained affordable. Specific criteria will be incorporated into
conditions of approval to ensure such units be retained for the targeted affordable
households. In addition, prior to issuance of building permits, the applicant must
enter into an agreement with the City and record a deed restriction to ensure the
continued affordability of the units in the project.
Density Bonus Ordinance: The City Density Bonus provisions that were adopted
in 2014 are not consistent with the current State Density Bonus law. Therefore,
analysis in this report is conducted under the latest State Density Bonus law
(Government Code 65915) that went into effect on January 1, 2017. Staff
anticipates the City Density Bonus provisions to be updated and revised in 2019.
Gov. Code 65915 allows a housing development to request density bonus if at least
“10% of the total units of housing development” are reserved “for lower income
households.” The development proposes 9 units, which equates to 15% of total
units, to be dedicated for low-income housing, households with earnings less than
80% of the County median income. As such, the project qualifies for 27.5% density
bonus above the R4 base zoning allowance, for a total of 78 units (61 units x
27.5%). With 15% low-income units proposed, the developer has requested 1
concession for the development. The requested concession is a modification to the
parking space standard to allow compact parking spaces onsite. The project
proposes 80 compact spaces to be combined with a tandem parking arrangement.
Per GC 65915, tandem parking is allowed by right for all density bonus projects and
is not considered as a separate concession.
Staff supports the requested concession to allow compact parking spaces onsite.
However, staff is concerned that the combination of allowing tandem parking along
with compact spaces may result in significant off -street parking impacts within the
existing residential neighborhood. However, since tandem parking is allowed
through Density Bonus provision, the Planning Commission has no jurisdiction in
recommending denial of this design. It is important to note that approval of the
exception request is not discretionary under the Density Bonus law. In order to
ensure that off-street parking and on-site circulation will not significantly impact the
neighborhood, the applicant has submitted a parking management plan that was
reviewed by staff to address the concern which will be incorporated into conditions of
approval to ensure future enforceability. The parking management plan will require
the onsite management company to monitor the resident parking practice and
ensure that there is overflow parking occurring at Weaver Court.
Housing Accountability Act: Since implementation of the Housing Accountability
Act in 1982, the intent of the law is to promote housing development in response to
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the dire housing crisis in California. As a result, the State laws limit the ability of
local government to deny any new housing development. Government Code
Section 65589.5(j) states that a “proposed housing development project cannot be
denied if it complies with applicable, objective general plan, zoning, and subdivision
standards and criteria, including design review standards, in effect at the time that
the housing development project’s application is determined to be complete.” As
such, if a proposed housing project complies with applicable, objective general plan
and zoning standards and criteria, including design review standards , then the local
government decision-making body, such as City Council, must support or otherwise
approve the proposed development.
Staff Analysis for Architecture & Site Approval (A/S 16-19):
a) Building Setbacks and Height: As described in Section 5, previously, the
proposed development is situated on property zoned R4 and conforms to the
required setbacks and height. In fact, the proposed building, which is located in
the center of the site with uncovered parking around the perimeter, provides
setbacks that far exceed the minimum required. There are no residential units
proposed on the ground level. All of the residential units are located on the
upper floor with different types of arrangement provided for each floor. The front
of building is approximately 42-ft from Monterey Road, with bike racks, bus
shelter, city trees, landscaping and wide sidewalks in between. The closest
distance from the side property line to the proposed building is 32 -ft, far
exceeding the required 12-ft setback requirement. The rear clearance between
the building and the property is 38-ft, which is also greater than the 15-ft setback
requirement. Further, the proposed building varies from 5 -story in height
maximum along Monterey Road to 3-story in the rear, where maximum
allowance can be 75-ft or up to 6-story.
b) Architectural Design: The project consists of one building that varies from
five-story in the front to three-story in the rear where the building is closest to the
existing single-family residential neighborhood. The building is proposed at a
maximum height of 58 feet along Monterey Road frontage. The building exterior
is proposed to use a stucco finish and a three-tone (beige, gray and blue) color
scheme. Considerable articulation is proposed on the elevations of the building
including recessed windows, protruding balconies with vertical elements that
provide a visual separation. The entrance to the residential component is located
behind the commercial spaces along Monterey Road. The overall architectural
design of the building is modern with simple geometric forms, rectangular shapes
and clean lines.
As the building will be much taller than its surrounding structures, adequate
buffer and landscaping will be incorporated to soften the urban presence to the
adjacent single-family homes and one-story commercial structures. Mature
canopy trees are proposed along Monterey Road, in front of the commercial
stores, to enhance the building elevation to a more human-scale that can be
inviting for pedestrian activity.
c) Parking
Residential Parking requirement: Pursuant to the Density Bonus law,
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Government Code 65915, all density bonus projects are required to provide
parking based on the following ratio:
1 space / 0-1 bedroom units
2 spaces / 2-3 bedroom units
2.5 spaces / 4+ bedroom units
The proposed project includes (8) 1-bedroom units, (32) 2-bedroom units, (37) 3-
bedroom units and (1) 4-bedroom unit. Therefore, a total of 148.5 parking
spaces are required for the residential uses.
Commercial Parking requirement:
Pursuant to GCC Section 30.31.25(a), one space is required for every 250 s.f. of
gross floor area for general retail sales, repair and services. One space is
required for every 3 seats or 100 s.f. of gross floor area for any restaurant uses.
Since no specific tenants for the ground-level commercial uses are identified,
staff determines that the minimum parking requirement is 18 spaces if all of the
commercial uses are dedicated to retail uses. If any restaurant or food service
use is proposed, then additional parking may be required and can be conditioned
through future request. The 18 parking spaces required for the commercial
establishments will be clustered towards Monterey Road, and be reserved for
such uses, through condition of approval.
Overall Parking Compliance:
As proposed, a total of 171 parking spaces are shown which exceeds the
minimum requirement by 5 spaces (148.5 or 149 residential spaces + 17.8 or 18
retail spaces = 166 spaces). With providing more than the minimum number of
parking spaces, the parking management should ensure the adequacy of onsite
parking. If parking is found to be deficient, through a monitoring report, the
Architecture and Site Review permit can be subject to revocation and
modification at the Council’s discretion.
However, 80 of the residential spaces are shown in a tandem configuration
where one regular stall (9-ft x 18’ft) is stacked with another compact stall (9-ft x
14-ft). None of the commercial spaces are provided in tandem configuration. In
addition, 25% of overall parking spaces (41 compact spaces) are shown in the
compact dimension (8.5ft to 9-ft x 14-ft). Even though the project conforms to the
minimum parking standard per the State Density Bonus law, the project is not in
compliance with the City standard, as stated in GCC Section 30.31.
Further, the allowance for compact parking spaces is a requested concession
through the Density Bonus provision, which has been discussed earlier in this
report. The tandem parking arrangement is not considered a concession, and is
allowed to satisfy the required onsite parking as stated in Government Code
Section 65915 (p)(4).
Therefore, the minimum amount of required onsite parking spaces provided are
in compliance with the State Density Bonus law for residential uses, which
requires less parking spaces than the City requirement. Commercial parking
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spaces are provided in compliance with the City requirement. Because the
project is in compliance with the State provisions, it would supersede the City
parking requirement.
d) Landscaping/Fencing: The landscape plan proposes a variety of plant
material that is well-suited to provide screening, where needed, shade for the
parking lot and an overall attractive design. A grouping of canopy tree such as
brisbane box or paperbark is proposed along Monterey Road in front of the
commercial units. Prior to construction, detailed plans will need to be submitted
that indicate the specific plant material to be used at each location and their
sizes. Additionally, an irrigation plan will be required as well as documentation of
compliance with the City’s landscape water conservation ordinance. Play
structures are proposed for each of the two courtyards of the project. Plans for
those structures will need to be submitted for review and approval.
As proposed, a minimum of three-foot landscape strip along the perimeter is
provided. A five-foot sound wall along portion of the southern property line to
reduce off-site noise levels should be constructed between the proposed
development and the existing auto dealership. The construction should be
incorporated into the final landscaping plan.
e) Trash Pickup: A centralized trash enclosure is provided in the middle portion
of the development for residents while a separate trash enclosure is provided for
the commercial tenants closer to Monterey Road. The applicant is required to
provide a will-serve letter from the City’s waste hauler (Recology) to confirm
regularly scheduled pickups.
8) Staff Analysis for Zoning Application Z 17-03 (Planned Unit Development
Overlay, processed as a Zone Change): 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. The
project requests a commercial component with the approval of the proposed PUD
zoning overlay. The proposal includes approximately 4,435 s.f. of commercial space
on the ground level along Monterey Road where retail, office and/or small scale food
services are anticipated. The commercial uses will serve both the onsite residents
and nearby neighborhoods.
a) PUD Intent and Requirement for Project Amenities: The proposed zoning
for the project site is R4 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
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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,
in addition to the residential amenities that will be provided, the applicant
proposes to install a bus shelter based on VTA’s suggestion of a bus stop
location along Monterey Road as public amenities to satisfy the PUD request and
to further promote a higher standard of amenities, with focus on the project's
relationship and contribution to its nearby condition. In addition, a public plaza-
like area will be created in front of the commercial stores along Monterey as a
gathering place as an additional amenity. Preliminary conceptual drawings of
such area are enclosed with this report.
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 and provide a
brief explanation on how each finding is met below:
1. “The project conforms to the Gilroy General Plan in terms of general location
and standards of development.”
Explanation: The project conforms to the Gilroy General Plan in that the
project is located in an area that is designated for multi-family residential
development. The General Plan designation and zoning for the subject
property was updated to high density residential as a mitigation to allow the
City to satisfy the affordable housing needs identified in the 2007 -2014
Housing Element of the General Plan.
2. “The project provides the type of development that will fill a specific need of
the surrounding area.”
Explanation: The project satisfies this finding in that few high -density
residential projects have been developed in the City. Gilroy’s housing stock is
primarily comprised of single-family homes. If approved, this type of
development will offer a needed alternative housing option.
3. “The project will not require urban services beyond those that are currently
available.”
Explanation: No additional urban services such as water, sewer and utilities
will be required to be installed beyond those that are currently available.
Such services are currently available to the existing uses onsite.
4. “The project provides a harmonious, integrated plan that justifies exceptions,
if such are required, to the normal requirements of this ordinance.”
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Explanation: The developer requests an exception through the PUD permit to
allow mix-use development in a R4 zone. The allowance to include ground -
level commercial stores would further engage pedestrian conn ectivity from
nearby residential neighborhood to Monterey Road. The inclusion of
commercial uses can yield a better design for the overall development. Also,
even though the project may seem to have a height disparity with nearby
homes, care in the proposed building articulation and stepping back the tallest
components away from existing homes reduces the potential massing effect.
5. “The project reflects an economical and efficient pattern of land uses.”
Explanation: The project reflects an economical and efficient pattern of land
uses, in that the property is an infill site, surrounded on three sides by urban
development and is proposed at a density of 38 units per acre.
6. “The project includes greater provisions for landscaping and open space than
would generally be required.”
Explanation: The project meets the minimum landscaping buffer of 3 feet
along the perimeters. In addition, the project will install two playgrounds with
picnic tables and a rooftop terrace area as additional open spaces for the
onsite residents. There will also be an indoor gym and other lounge areas
provided within the residential development. A wider sidewalk with a public
plaza-like area to accommodate bike rack, bus shelter, seating area and city
trees with planter boxes is proposed beyond the minimal requirement to
provide additional open space for the commercial units.
7. “The project utilizes aesthetic design principles to create attractive buildings
and open space areas that blend with the character of surrounding areas.”
Explanation: The project proposes a building design that focuses the tallest
portion of the development along Monterey Road and gradually steps down
with lower building height towards the existing residential neighborhood.
Uncovered parking spaces are proposed along the perimeter which further
minimizes structural elements, thereby providing a feeling of open space
between the proposed development and the adjacent residential
neighborhood.
8. “The project will not create traffic congestion, noise, odor or other adverse
effects on surrounding areas.”
Explanation: The environmental document that was prepared for this project
found no significant traffic congestion, noise, odor or other adverse effects
that will be generated by the project. Further, mitigation measures are
included to address any impact to a less than significant level. If the
proposed parking management plan is effectively executed and monitored by
the onsite management company, then the concern of spillover parking on
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Weaver Court would be alleviated. If onsite parking is found to be deficient
and causing a detriment to the nearby neighborhood, then City Council may
revoke or modify the Arch & Site for further review.
9. “The project provides adequate access, parking, landscaping, trash areas and
storage, as necessary.”
Explanation: With adoption of the conditions of approval, the project will
ensure adequate access, parking, landscaping, trash areas and storage
areas are provided for both residents and the commercial tenants.
As such, staff supports a recommendation of approval by the Planning
Commission with the recommended conditions included as an attachment to this
staff report.
9) 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 April 4, 2017, May 13, 2017, May 16, 2017 and June 7,
2017. Recommendations of the TAC members have been incorporated into the
project plans and/or are included as recommended conditions in attached
resolutions.
10) Bicycle Pedestrian Committee (BPC): On July 26, 2016, the applicant presented
the proposed project to the BPC with a special focus on pedestrian and bicycle
aspects of the proposal. The BPC approved the project with a list of Conditions
made by Commissioner Marandos and seconded by Commissioner Muniz. The
Conditions include the use of Bike Route signage from the rear pedestrian exit of
the project area onto Weaver Court, then onto Woodworth Way, towards Church
Street and a recommendation of a bike lane along with related improvements on
the project’s Monterey Street frontage and a donation or pledge toward future bike
lane improvements on Monterey Street when the road surface gets repaved by
City. Motion was approved with these conditions and will be recommended to
move forward to Planning Commission and City Council.
The applicant requested an endorsement amendment from BPC favoring access
from the west end of the complex onto Weaver Court, Woodworth Way to the
Church Street bike lanes. A motion for the additional endorsement was made by
Commissioner Reedy and seconded by Commissioner Marandos.
11) Gilroy Unified School District (GUSD): Project plans were routed to the GUSD
for review and comments. GUSD representatives (discussion with Alvaro Meza on
8/22/2018) did not have comments on the proposed project but noted the
development falls within the following school boundaries: Antonio Del Buono
Elementary School, South Valley Middle School and Christopher High School.
Staff has confirmed with GUSD that these nearby schools will have capacity to
serve additional students from the proposed project.
12) Noticing: Property owner information (i.e. list, labels, and map) within 500 feet of
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the subject site were generated by DataPro Title Company using current ownership
data. On September 21, 2018 notices of this Planning Commission meeting were
mailed to the property owners along within other interested parties. In addition, the
property has been posted with on-site signage notifying passersby of pending
development, and the Planning Commission public hearing packets are available
through the City's webpage.
Two community outreach meetings were hosted by the developer on June 18,
2018 and July 31, 2018, where planning staff attended the July 31, 2018 meeting.
At the July 31, 2018 meeting, 2 neighbors were in attendance and a few questions
regarding the development were discussed.
13) Appeal Procedure: The Planning Commission's action is not final, but rather a
recommendation. As such, the matter will be considered by the City Council at a
later date.
Attachments:
1. AS 16-19 PC Reso_100418
2. Z 17-03 PC Reso_090618
3. MND
4. Final MMRP
5. Public plaza view 1
6. public plaza view 2
7. BPC Meeting Minutes
8. Proposed Plans
9. revised site plan (new pedestrian access location)
10. SRTS 8955 Monterey Rd Apartments
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AS 16-19
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY
RECOMMENDING APPROVAL OF ARCHITECTURAL AND SITE REVIEW AS
16-19, A PLANNED UNIT DEVELOPMENT ARCHITECTURAL AND SITE
REVIEW TO APPROVE THE CONSTRUCTION OF THE 78 UNIT MIX-USE
MONTEREY APARTMENT DEVELOPMENT, FILED BY JAN HOCHHAUSER,
122 EAST ARRELLAGA ST., SANTA BARBARA, CA 93101.
WHEREAS, Jan Hochhauser submitted an application requesting an architectural and site
review to approve the architectural and site design of the Monterey Apartment mix-use
development project; and
WHEREAS, the subject property is located to the north of downtown Gilroy and is on the
west side of Monterey Road, where Union Pacific railroad tracks and vacant land are on the east of
subject parcel. (APN 790-14-025); and
WHEREAS, the planning commission of the city of Gilroy has considered the architectural
and site review request (AS 16-19), in accordance with the Gilroy Zoning Ordinance, and other
applicable standards and regulations; and
WHEREAS, the MND prepared for the project determined that while the proposed project
would result in less than significant effects on the environment, the project has been mitigated to a
point where no significant effects will occur; 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 September 6, 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 architectural and site review application AS
16-19, subject to the following conditions:
5.A.a
Packet Pg. 25 Attachment: AS 16-19 PC Reso_100418 (1773 : Monterey Mixed-Use Project)
Resolution No. 2018-XX
Page 2
CONDITIONS OF APPROVAL
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 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 AS 16-19 & Z 17-03 Located at 8955 Monterey Road, Gilroy, PROJECT
NUMBER (# [16050028 & 17030060] (hereinafter “this permit”) is granted for approved
plans stamped as “Approved on 9/6/2018” (“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)
5.A.a
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Resolution No. 2018-XX
Page 3
4. Failure to appeal this decision in a timely manner, or commencement of any activity related
to the project, is understood to clarify Developer’s acceptance of all conditions and
obligations imposed by this permit and waiving any challenge to the validity of the
conditions and obligations stated therein. (CA, G-4)
5. 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 shall request a Pre-Con meeting with City staff prior to issuance of building /
grading permit.
11. 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)
12. 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. (PL, G-13)
13. Approval of this permit is subject to approval of AS 16-19 and Z 17-03. Should any of those
application(s) be rescinded or not approved, this approval shall immediately become null
and void. (PL, G-16)
5.A.a
Packet Pg. 27 Attachment: AS 16-19 PC Reso_100418 (1773 : Monterey Mixed-Use Project)
Resolution No. 2018-XX
Page 4
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. The
colored elevations should be prepared based on the latest and approved plans including
architectural, civil and landscaping plans. (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 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,
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Resolution No. 2018-XX
Page 5
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 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:
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(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 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.”
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
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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 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-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. Building additions and patio covers shall conform to the requirements of the R4 zone district
setbacks, or as otherwise approved by this permit or by Z 17-03. The design of such addition
or patio cover shall match the materials and style of the residence. (PL, PL-20)
33. Developer shall provide masonry walls along project perimeter property lines. Interior lot
lines may be delineated by fencing, constructed of wood material. (PL, PL-22)
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34. Prior to issuance of building permits, Developer shall include identify the placement and
design of directory sign(s) and location map(s) for multi-family residential projects. Such
signs/maps shall be installed prior to occupancy of the first unit. (PL, PL-23)
35. 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)
36. Prior to issuance of building permits, Developer shall locate rooftop mechanical equipment,
including but not limited to heating and cooling systems, plumbing vents, ducts and other
appurtenances protruding from the roof are recessed or otherwise screened so that they will
not be visible from the front of the property or other major public vantage points. (PL, PL-
29)
37. Developer shall install all roof and building drainpipes and downspouts inside building
elements. These items shall not be visible on any exterior building elevations. (PL, PL-30)
38. Prior to issuance of building permits, Developer shall provide architectural screening for any
exterior utility meters. The final placement and design shall be to the satisfaction of the
Community Development Director or designee. (PL, PL-31)
39. Prior to issuance of building permits, Developer shall provide screening of all ground-level
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-32)
40. Prior to issuance of building permits, Developer shall submit and obtain approval of a
master sign program for the project, which shall indicate on the site plan the elevations, the
size, placement, materials, and color of all proposed free-standing and building signs. The
total square footage of all signs for the project should be in compliance with GCC Section
30.37. (PL/BL, PL-33)
41. Prior to issuance of a sign permit for this site, Developer shall propose well-designed,
quality signs that comply with the allowances of the City Code, and are to the satisfaction of
the Community Development Director or designee. Cabinet or box-style signs will not be
permitted onsite. (PL/BL, PL-34)
42. Prior to issuance of building permit, the identified location and design for onsite temporary
bicycle storage should be verified. Permanent bicycle storage should be shown per the
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approved plan. The placement and design shall be to the satisfaction of the Community
Development Director or designee. (PL, PL-35)
43. Prior to issuance of building permit, Developer shall stripe all loading zones, if any, whether
situated outside or inside a structure, for loading and unloading activities only and shall post
a sign prohibiting storage or other non-loading activity within the designated loading zone.
(PL/BL, PL-36)
44. Prior to issuance of a certificate of occupancy, Developer shall remove all construction
materials, debris, and vehicles from the subject property. (PL/BL, PL-37)
45. This permit approval does not allow for any outdoor storage or outdoor activities as part of
the development and/or operation. Any future consideration of outdoor uses onsite shall only
be considered as allowed by the City Code, including any subsequent permitting for such
outdoor use. (PL, PL-39)
PLANNING LANDSCAPING CONDITIONS
46. Prior to issuance of building permit, the landscape plan should include a minimum of 3-ft
landscaping strip around the perimeter of subject property and a 5-foot sound wall along
portion of the southern property line for off-site noise reduction. The should wall should be
incorporated with onsite landscaping element and constructed between the proposed
development and the existing auto dealership.
47. 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. Details of required screening shall be to the satisfaction
of the Community Development Director or designee. (PL, PL-41)
48. 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)
49. Prior to 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)
50. 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-44)
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51. 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 landscape
ordinance. (PL, PL-45)
52. Prior to final occupancy, 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)
53. Prior to issuance of certificate of occupancy, Developer shall complete installation of all
landscaping and irrigation in accordance with the approved plans. (PL/ PL-48)
54. 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)
55. 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 Community Development Director or designee.
(PL, PL-50)
PLANNING DIVISION SPECIAL CONDITIONS
56. Amenities proposed for the residential development as shown on the approved plans include
the following: a multi-purpose room, an indoor gym, a laundry facility, a bike storage for 80
bikes, four separate resident storage areas, a roof top terrace area and two enclosed (2)
playgrounds.
57. Public amenities proposed for the development as shown on the approved plans include the
following: bus shelter, wider sidewalk improvement, and a centralized piazza area with
seating area and low canopy trees in front the commercial businesses on Monterey Road
frontage.
Parking Spaces
58. Total parking provided for both residential and commercial uses is 171 spaces, 5 spaces
exceeding the minimum requirement. Parking is calculated based ratio stipulated in the
State Density Bonus provisions for 8 one-bedroom units, 32 two-bedroom units, 37 three-
bedroom units and 1 four-bedroom unit (total of 148 spaces for the apartment use).
18 parking spaces and 1 loading space are shown at the front of property to serve the
commercial spaces. All commercial spaces should be reserved and clearly delineated.
Intended commercial uses include retail, office and/or small food establishment. If other
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commercial uses are proposed in which additional parking spaces are required, further
planning review and approval may be warranted.
Parking Dimension
59. Standard parking space for residential uses should be 10-ft wide x 20-ft deep. Standard
parking space for commercial uses should be 9-ft wide x 18-ft deep. Of the total parking
spaces provided, 25% of total parking count can be compact spaces which cannot be smaller
than 8.5-ft wide x 14-ft deep. Tandem compact spaces are allowed as a concession through
the Density Bonus approval, and minimum dimension should be 9-ft wide x 14-ft deep.
60. All tandem parking should be provided per approved plans and for residential uses only. No
tandem parking for commercial uses are allowed.
61. Developer shall maintain the parking areas free or liter and debris. Developer shall sweep
sidewalks, drive aisles, and parking lots regularly to prevent accumulation of litter and
debris. When swept or cleaned, debris must be trapped and collected to prevent entry into
the storm drain system. Developer may not discharge any cleaning agent into the storm drain
system.
Parking Management Plan
62. A parking management plan that assigns parking spaces for each residential unit should be
included in the rental agreement. The plan should include and indicate the location of guest
spaces and the assignment of spaces to unit within the development. The onsite
management company shall ensure and monitor that there is no offsite parking affecting the
Weaver Court neighborhood. An annual parking monitoring program should be submitted
to City staff for review. Prior to issuance of final occupancy, a sample rental agreement
should be submitted to City staff for review to ensure its adequacy. Should onsite parking is
found to be insufficient and causing any congestion program to the existing neighborhood,
then the Architecture and Site Review permit may be subject to revocation or modification.
Placement of Satellite Dishes
63. Prior to issuance of building permits, the applicant shall submit a plan that will eliminate the
use of any satellite dishes located on the exterior of individual apartment units for review.
Density Bonus and Affordability
64. The project proposes a 27.5% density bonus above the R4 density standards and one
concession to allow compact spaces.
65. Prior to issuance of building permits, Developer shall execute and record an agreement with
the City that will ensure the continued affordability of all units within the project for a
minimum period of 30 years. The agreement should be recorded as a deed restriction with
the Santa Clara County Recorder's Office which explains the affordability requirement and
ensures that continued affordability consistent with GCC Section 30.46.40( i)( 4). A longer
period may be necessary if required by the construction or mortgage financing assistance
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program, mortgage insurance program or rental subsidy program. 9 units (15%) shall remain
for low-income households.
66. The developer shall enter into a contract with the city agreeing to restrict the rental rates of
units and age of residents within this development, such that they are consistent with the
provisions of Gilroy City Code section 30.46.40. This condition shall be subject to the
review and approval of the Planning Division Manager.
Trash Enclosure
67. Prior to issuance of building permit, location of the trash enclosure should be shown per the
approved plans (one in the middle of the residential building and one towards the front of
property). The developer shall ensure that the trash enclosure is consistent with the
architecture, exterior color and material of the main building. A solid cover for the trash
enclosure should be included.
Pedestrian Pathway to Weaver Court
68. Entrance from Weaver Court to the proposed residential development should be provided
via an electronic key fob issued to current resident only.
69. Residents and guests should not use Weaver Court for additional parking.
Bus Shelter
70. Prior to issuance of building permit, coordinate with VTA on the location and final design of
the proposed bus shelter.
Public Amenities
71. Prior to final occupancy, install the required public amenities as shown on the approved
plans. The approved public amenities include the bus shelter, wider sidewalk, seating
arrangement, and/or water-fountain feature in a public piazza along Monterey Road.
PLANNING DIVISION ENVIRONMENTAL CONDITONS (MMRP)
Selection of equipment during construction to minimize emissions
72. Prior to the issuance of each demolition or building, developer shall prepared a plan
demonstrating that the off-road equipment used on-site to construct the project would
achieve a fleet-wide average 78 percent reduction in DPM exhaust emissions or greater.
Common approaches to achieve this reduction could include the use of Tier 4 equipment for
all mobile diesel-powered off-road equipment larger than 25 horsepower that operate on the
site for more than two days continuously, limiting the use of cranes to no more than four
hours per work day, the use of electrically powered welders, the use of equipment with
CARB-certified Level 3 Diesel Particulate Filters or alternatively-fueled equipment, and
added exhaust devices, or a combination of measures, provided that these measures are
approved by the City (MND / AQ-1)
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Nesting Bird Surveys
73. If Project-related work is scheduled during the nesting season for smaller bird species such
as passerines (February 15 to August 30); for owls (January 15 to September 15); and for
other raptors (February 15 to September 15), a qualified biologist will conduct two surveys
for active nests of such birds. The first survey shall be within 14 days prior to the beginning
of Project construction. The second survey shall be conducted within 48 hours prior to
construction. The minimum survey radii surrounding the work area shall be the following:
for passerines - 250 feet; for small raptors such as accipiters - 500 feet; and for larger raptors
such as buteos - 1,000 feet. Surveys will be conducted at the appropriate times of day and
during appropriate nesting times. (MND / BIO-1A).
Active Nest Buffers
74. If active nests are found, a qualified biologist will establish an appropriate buffer between
the nest and active construction. The buffer shall be clearly marked. The buffer will be
maintained until the young have fledged and are foraging independently. The qualified
biologist will document pre-construction baseline monitoring of the nest to characterize
“normal” bird behavior and will establish a buffer distance in which the birds exhibit normal
behavior. The qualified biologist will monitor the nesting birds daily during construction
activities and will increase the buffer if the birds are showing signs of unusual or distressed
behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and
flying away from the nest). If buffer establishment is not possible, work will cease in the
area until young have fledged and the nest is no longer active.” (MND / BIO-1B)
75. Prior to the issuance of any grading or building permit incorporate the recommendations of a
site specific geotechnical engineering report, as may be amended, into the construction plans
and permits. (MND / GEO-1)
Reduce Off-site Noise Levels
76. Prior to building occupancy, the developer shall construct a five foot tall sound wall along a
portion of the southern property line. At a minimum the sound wall needs to begin 85 feet
from the centerline of Monterey Road and continue for 200 feet. (MND / NIO-1)
Noise Insulation to Reduce Interior Noise Levels
77. Prior to the issuance of a building permit, a report by a qualified acoustical expert shall be
submitted to the City to ensure that interior noise levels within residences do not exceed 45
dBA Ldn. Noise reduction measures may include a suitable form of forced-air mechanical
ventilation, and windows and doors with higher STC ratings. The recommendations of the
report shall be incorporated into the approved construction plan set. (MND / NEO-2)
Reduction of Ground-borne Vibration during Construction (MND / NOI-3)
78. The use of alternative equipment and construction techniques are possible means for
minimizing the vibration impacts to existing nearby structures. Prior to the issue of any
permit for site preparation or grading the developer shall submit a report documenting the
type of equipment to be used in site construction with thirty feet of the property line. If the
size and type of the proposed equipment has the potential to cause damage to any existing
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structure, based upon information contained in Table 9 of the Noise and Vibration
Assessment or other reliable information, the following shall be implemented.
a. The contractor shall alert heavy equipment operators to the close proximity of the adjacent
structures along the northern, western, and southern boundaries so they can exercise extra
care. The contractor shall prohibit the use of techniques involving substantial vibration, such
as vibratory rollers, the dropping of heavy equipment, large drilling machines, and large
bulldozers, within 20 feet of the northern, western, and southern boundaries. Smaller, portable
equipment should be used in place of the heavier equipment.
b. The contractor shall retain a qualified firm to conduct a pre- and post-construction cosmetic
crack survey of the buildings adjacent to the northern, western, and southern boundaries and
shall repair any cosmetic damage attributable to project construction activities. If the property
owner does not allow the pre- and/or post-construction survey to occur, this measure shall be
deemed to have been satisfied
Reduction of Construction-Related Noise (MND / NOI-4)
79. In addition to the provisions of the City Municipal Code relating construction noise, the
developer shall prepare a construction noise control plan for incorporation into the approved
building permit plan set, including, but not limited to, the following available controls.
a. Construct temporary noise barriers, where feasible, to screen stationary noise-generating
equipment. Temporary noise barrier fences would provide a 5 dBA noise reduction if the
noise barrier interrupts the line-of-sight between the noise source and receptor and if the
barrier is constructed in a manner that eliminates any cracks or gaps.
b. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that
are in good condition and appropriate for the equipment.
c. Unnecessary idling of internal combustion engines should be strictly prohibited.
d. Locate stationary noise-generating equipment, such as air compressors or portable power
generators, as far as possible from sensitive receptors as feasible. If they must be located near
receptors, adequate muffling (with enclosures where feasible and appropriate) shall be used to
reduce noise levels at the adjacent sensitive receptors. Any enclosure openings or venting
shall face away from sensitive receptors.
e. Utilize quieter models of air compressors and other stationary noise sources where technology
exists.
f. Construction staging areas shall be established at locations that will create the greatest
distance between the construction-related noise sources and noise-sensitive receptors nearest
the project site during all project construction.
g. Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far
as feasible from residential receptors.
h. Control noise from construction workers’ radios to a point where they are not audible at
existing residences bordering the project site.
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i. The contractor shall prepare a detailed construction schedule for major noise-generating
construction activities. The construction plan shall identify a procedure for coordination with
adjacent residential land uses so that construction activities can be scheduled to minimize
Disturbance Coordinator
80. 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. Conspicuously post a 24-hour telephone number for the disturbance
coordinator at the construction site and include in it the notice sent to neighbors regarding the
construction schedule. (MND / NOI-5)
PUBLIC WORKS DEPARTMENT CONDITIONS
81. 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.
82. 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.
83. 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.
84. GENERAL – A complete plan set for submittal shall include civil plans, landscape plans,
joint trench plans, lighting plans, and photometric plans.
85. GENERAL – Improvement plan set cover sheet shall include an Ownership &
Responsibility table indicating proposed infrastructure ownership and future maintenance
responsibilities.
86. GENERAL – Improvement plans are required for both on-site and off- site improvements;
and improvement plan set cover shall include an index sheet referencing on-site and off-
site improvements.
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87. GENERAL - Existing overhead utilities shall be undergrounded and related utility poles
removed along the property frontage.
88. GENERAL - All existing public utilities shall be protected in place and if necessary
relocated as approved by the City Engineer. No permanent structure is permitted within
City easements without the approval of the City of Gilroy.
89. GENERAL - Prior to any work within public right of way or City easement, the developer
shall obtain an encroachment permit from the City.
90. 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 public streets.
91. GENERAL - The approved construction schedule shall be shared with Gilroy Unified
School District (GUSD) to avoid traffic impacts to surrounding school functions. An
approved construction information handout(s) shall also be provided to GUSD to share
with school parents.
92. GENERAL – Applicant shall obtain will serve and review letter from Recology confirming
serviceability and site accessability of solid waste pickup. Contact Steven Lucchetti,
Operations Manager 408-842-3358.
93. FEE - The project is subject to the City’s Street Tree, Storm, Sewer, Water, Traffic, and
Public Facilities Development Impact Fees. Latest City impact fee schedule is available
on the City website. Payment of Impact Fees is required at building permit issuance. Fees
shall be based on the current comprehensive fee schedule in effect at the time of fee
payment, consistent with and in accordance with City policy.
94. FEE - At first improvement plan submittal, Developer shall submit a $10,000 (Ten
Thousand) initial deposit for plan check and processing. This deposit will be
credited/accounted for toward final plan check and inspection fee.
95. FEE - Prior to plan approval, developer shall submit a detailed project cost estimate by the
project engineer, subject to City Engineer approval. Cost estimate shall be broken out into
on-site and off-site improvements.
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96. FEE - Prior to final plan approval, Developer shall pay 100% of the plan check and
processing fees and other related fees that the property is subject to, enter into a property
improvement agreement, and provide payment and performance bonds.
97. GENERAL - At first improvement plan submittal, project shall show existing topo and
features at least 50’ beyond the project boundary. Clearly show existing topo, label contour
elevations, drainage patterns, flow lines, slopes, label boundary record information (i.e.
bearings/distances), existing easements and all other property encumbrances.
98. GENERAL - Prior to issuance of any building permits, developer shall submit for City
approval water, sewer and storm drain studies for the development. These studies shall
identify the development's effect on the City's present Master Plans and the impact of this
development to surrounding utility lines. If the results of the study indicate that this
development contributes to the over-capacity of the trunk line, developer will be required
to mitigate the impact by remove and replace or upsizing of the existing utilities. These
studies shall provide supporting hydraulic calculation for pipe sizing per City standard
design guideline.
99. GENERAL – Developer is required to confirm the location of existing utility lines along
the project frontage by potholing. Prior to any potholing, developer shall submit a pothole
plan for City review and approval. Developer shall provide the pothole result to the City
Engineer prior to final design.
100. GENERAL – Developer is required to evaluate the conditions of the existing utility lines
along the project frontage by videotaping and providing the result to the City Engineer. If
the integrity of existing utilities found to be compromised, developer will be required to
repair, or remove and replace if necessary, to the City Engineer satisfaction.
101. GRADING & DRAINAGE - Prior to building permit 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. The study and the
design shall be in compliance with the City’s Stormwater Management Guidance Manual
(latest edition). The developer shall satisfy the conclusions and recommendations of the
approved drainage study and storm water management plan.
102. 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
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devices and other techniques in accordance with Municipal Code § 27C to minimize
erosion. The developer shall have a QSP on site as necessary to ensure implementation
and maintenance of all erosion control measures. Specific measures to control sediment
runoff, construction pollution and other potential construction contamination sediment
runoff, construction pollution and other potential construction contamination shall be
addressed through the Erosion Control Plan and Storm Water Pollution Prevention Plan
(SWPPP). The SWPPP shall supplement the Erosion Control Plan and project
improvement plans. These documents shall also be kept on-site while the project is under
construction. A Notice of Intent (NOI) shall be filed with the State Water Resources
Control Board, with a copy provided to the Engineering Division before a grading permit
will be issued. WDID# shall be provided prior to the commencement of work.
103. GRADING & DRAINAGE - All grading operations and soil compaction activities shall be
per the approved project’s geotechnical report that was prepared for the design of the
project and shall be subject to the approval of the Public Works Director. Site preparation
and cut/fill construction shall be conducted under the observation of, and tested by, a
licensed soils or geotechnical engineer. A report shall be filed with the City of Gilroy for
each phase of construction, stating that all site preparation and cut/fill construction were
performed in conformance with the requirements of the project’s geotechnical report. This
shall be subject to review and approval by the Engineering Division. The developer shall
add this condition to the general notes on the grading plan.
104. GRADING & DRAINAGE - Prior to building permit issuance, the applicant’s soils
engineer shall review the final grading, pavement design and drainage plans to ensure that
designs for foundations, retaining walls, site grading, and site drainage are in accordance
with their recommendations and the peer review comments. The applicant’s soils
engineer’s approval shall then be conveyed to the City either by letter or by signing the
plans.
105. TRANSPORTATION - Any work in the public right-of-way shall require a traffic control
plan prepared by a licensed professional engineer with experience in preparing such plans.
Traffic Control Plan shall be prepared in accordance with the requirements of the latest
edition of the California Manual on Uniform Traffic Control Devices. The Traffic Control
Plan shall be approved prior to the commencement of any work within the public right of
way.
106. TRANSPORTATION - The Project shall comply with all the traffic mitigation measures
identified in the project’s Traffic Study.
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107. TRANSPORTATION - Developer shall submit final photometric plans prior to first
building permit issuance.
108. 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.
109. 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.
110. TRANSPORTATION - At first plan submittal developer shall model all Solid Waste
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
111. TRANSPORTATION - At first plan submittal developer shall model all Emergency
Vehicle circulation movements, as a separate plan sheet. The circulation plan shall be
prepared to the City Engineer’s satisfaction, and modeled with AutoTurn swept analysis
software, all turning and street circulation movements.
112. EASEMENTS – Prior to improvement plan approval or building permit issuance,
whichever occurs first, developer shall provide and record necessary easements for the
Pedestrian access, Fire line connection and sanitary sewer line connection to Weaver Court
on the adjacent property.
113. PUBLIC IMPROVEMENTS - Prior to building permit issuance, the developer shall obtain
improvement plan approval and bond for the portion of public improvements that are
necessary to serve the proposed developed.
114. 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.
115. 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.
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116. PUBLIC IMPROVEMENTS – Prior to building permit issuance, the developer shall obtain
design approval and bond for all necessary public improvements, including but not limited
to the following:
A. Removal and replacement of all existing curb and gutter along Monterey Road
frontage.
B. Removal of existing sidewalk and installation of new 10-foot sidewalk and tree wells
with City approved trees along Monterey Road frontage.
C. Installation of two new City standard streetlights along Monterey Road and one on
Weaver Court frontage at new pedestrian access location. Final streetlight locations
shall be to the satisfaction of the City Transportation Engineer and shall follow City
standards.
D. Installation of a new stormdrain manhole on Monterey Boulevard at southerly point of
connection.
E. 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.
F. Landscaping and trees along all public street frontages.
G. Existing overhead utilities shall be undergrounded and related utility poles removed
along the property frontage.
H. Grind, overlay and restripe the entire width of Monterey Road frontage with a
minimum 2-1/2” hot mix AC, and with dig-outs and repair as necessary to the City
Engineer satisfaction. Extend of the dig-outs to be determined by field inspection
between Developer and City inspector.
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.
117. UTILITY – Developer shall provide separate water and sewer service laterals for the
commercial and residential components of the project.
118. WATER – Developer shall provide separate irrigation meter to serve this development
landscaping.
119. WATER QUALITY – Proposed development shall comply with state mandated regional
permits for both pre-construction and post-construction stormwater quality requirements
per chapter 27D of the Gilroy Municipal Code, and is subject to, but not limited to, the
following:
a. At grading permit phase, submit a final design Stormwater Management Plan and final
signed Performance Requirement Certifications specified in the City of Gilroy
Stormwater Management Guidance Manual (latest edition).
b. At improvement plan phase, confirm that the bioretention basin locations shown on
the Stormwater Control Plan match with the locations shown on the Landscape Plans.
c. Prior to building permit issuance, the Developer of the site shall enter into a formal
written Stormwater BMP Operation and Maintenance Agreement with the City.
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i. The City shall record this agreement against the property or properties involved
and it shall be binding on all subsequent owners of land served by the stormwater
management treatment BMPs. The City-standard Stormwater BMP Operation and
Maintenance Agreement will be provided by Public Works Engineering.
ii. This Agreement shall require that the BMPs not be modified and BMP
maintenance activities not alter the designed function of the facility from its
original design unless approved by the City prior to the commencement of the
proposed modification or maintenance activity.
iii. This Agreement shall also provide that in the event that maintenance or repair is
neglected, or the stormwater management facility becomes a danger to public
health or safety, the city shall have the authority to perform maintenance and/or
repair work and to recover the costs from the owner.
iv. All on-site stormwater management facilities shall be operated and maintained in
good condition and promptly repaired/replaced by the property owner(s) or other
legal entity approved by the City.
v. Any repairs or restoration/replacement and maintenance shall be in accordance
with City-approved plans.
vi. The property owner(s) shall develop a maintenance schedule for the life of any
stormwater management facility and shall describe the maintenance to be
completed, the time period for completion, and who shall perform the
maintenance. This maintenance schedule shall be included with the approved
Stormwater Runoff Management Plan.
d. Stormwater BMP Inspections will be required for this project and shall adhere to the
following:
i. The property owner(s) shall be responsible for having all stormwater management
facilities inspected for condition and function by a knowledgeable third party.
ii. Unless otherwise required by the City Engineer or designee, stormwater facility
inspections shall be done at least twice per year, once in Fall, in preparation for the
wet season, and once in Winter. Written records shall be kept of all inspections
and shall include, at minimum, the following information:
1. Site address;
2. Date and time of inspection;
3. Name of the person conducting the inspection;
4. List of stormwater facilities inspected;
5. Condition of each stormwater facility inspected;
6. Description of any needed maintenance or repairs; and
7. As applicable, the need for site re-inspection.
e. Upon completion of each inspection, an inspection report shall be submitted to Public
Works Engineering no later than October 1st for the Fall report, and no later than
March 15th of the following year for the Winter report.
f. Before commencing any grading or construction activities, the developer shall obtain a
National Pollutant Discharge Elimination System (NPDES) permit and provide
evidence of filing of a Notice of Intent (NOI) with the State Water Resources Control
Board.
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120. 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.
121. UTILITIES – All new services to the development shall be "underground service" designed
and installed in accordance with the Pacific Gas and Electric Company, AT&T (phone)
Company and local cable company regulations. Transformers and switch gear cabinets
shall be placed underground unless otherwise approved by the Planning Director and the
City Engineer. Underground utility plans must be submitted prior to installation.
122. UTILITIES - The following items will need to be completed prior to first building permit
submittal:
a. The Developer shall provide joint trench composite plans for the underground
electrical, gas, telephone, cable television, and communication conduits and cables
including the size, location and details of all trenches, locations of building utility
service stubs and meters and placements or arrangements of junction structures as a
part of the Improvement Plan submittals for the project. Show preferred and
alternative locations for all utility vaults and boxes if project has not obtained PG&E
approval. A licensed Civil or Electrical Engineer shall sign the composite drawings
and/or utility improvement plans. (All dry utilities shall be placed underground).
b. The Developer shall negotiate right-of-way with Pacific Gas and Electric and other
utilities subject to the review and approval by the Engineering Division and the utility
companies.
c. Will Serve Letter” from each utility company for the subdivision shall be supplied to
the City.
123. UTILITIES - A note shall be placed on the joint trench composite plans which states that
the plan agrees with City Codes and Standards and that no underground utility conflict
exists. The Joint consultant shall provide the City a separate “project utility composite
plan” showing all Civil, Landscape, electrical, and joint trench information to confirm that
there are no conflicts with joint trench plan utilities.
124. UTILITIES - Storm and sewer lines in private areas shall be privately owned and
maintained, unless approved by the Public Works Director. This should be noted on the
title sheet of the project improvement plan.
125. UTILITIES - 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.
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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 improvement plans.
126. UTILITIES - Sanitary sewer laterals and/or water meters located in driveways shall have
traffic rated boxes and lids.
127. UTILTIES - The Developer/Contractor shall make accessible any or all City utilities as
directed by the Public Works Director.
128. 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.
129. LANDSCAPING - Landscape Plans shall provide a “composite plan” showing Civil,
Landscape, Electrical, and Joint Trench information to confirm that there are no conflicts.
130. 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.
131. 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.
132. WATER - The Developer shall perform Fire Hydrant test to confirm water system will
adequately serve the development, and will modify any part of the systems that does not
perform to the standards established by the City. Developer shall coordinate with Fire
Department for the Fire Hydrant test.
133. CONSTRUCTION - All construction water from fire hydrants shall be metered and billed
at the current hydrant meter rate.
134. CONSTRUCTION - 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.
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135. CONSTRUCTION - 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.
136. CONSTRUCTION - Blowing dust shall be reduced by timing construction activities so that
paving and building construction begin as soon as possible after completion of grading,
and by landscaping disturbed soils as soon as possible. Further, water trucks shall be
present and in use at the construction site. All portions of the site subject to blowing dust
shall be watered as often as deemed necessary by the City, or a minimum of three times
daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and
staging areas at construction sites in order to insure proper control of blowing dust for the
duration of the project. Watering on public streets shall not occur. Streets will be cleaned
by street sweepers or by hand as often as deemed necessary by the Public Works Director,
or at least once a day. Watering associated with on-site construction activity shall take
place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon
watering to minimize the effects of blowing dust. All public streets soiled or littered due
to this construction activity shall be cleaned and swept on a daily basis during the
workweek to the satisfaction of the Public Works Director. Demolition or earthwork
activities shall be halted when wind speeds (instantaneous gusts) exceed 25 MPH. All
trucks hauling soil, sand, or other loose debris shall be covered.
137. 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.
138. 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.
139. CONSTRUCTION – Prior to Final Map approval, the Developer/Applicant shall submit a
proposed construction phasing and schedule for approval by the City Engineer. Schedule
format shall be Microsoft Prospect, and shall identify the scheduled critical path for the
installation of improvements. The schedule shall be updated weekly.
140. 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
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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.
141. 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.
142. CONSTRUCTION - All work shown on the improvement plans shall be inspected.
Uninspected work shall be removed as deemed appropriate by the Public Works Director.
143. CONSTRUCTION - All public improvements, including the complete installation of all
improvements relative to streets, fencing, sanitary sewer, storm drainage, water system,
underground utilities, etc., shall be completed and attested to by the City Engineer before
approval of occupancy of any unit. Where facilities of other agencies are involved, such
installation shall be verified as having been completed and accepted by those agencies.
144. 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.
145. 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.
146. CONSTRUCTION - 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).
147. MONUMENTS – Any monuments get damaged during the construction shall be replaced
and set per the recorded final map. A certificate letter by the Surveyor or Engineer will
be provided to the City Engineer.
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148. 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.
149. ACCEPTANCE - Until such time as all improvements required are fully completed and
accepted by City, Developer will be responsible for the care maintenance of and any
damage to such improvements. City shall not, nor shall any officer or employee thereof, be
liable or responsible for any accident, loss or damage, regardless of cause, happening or
occurring to the work or Improvements required for this project prior to the completion
and acceptance of the work or Improvements. All such risks shall be the responsibility of
and are hereby assumed by the Developer.
150. ACCEPTANCE - The developer shall submit an AutoCAD drawing file for all consultants
composite base map linework showing all public improvements and utility layouts.
Separate AutoCAD file shall be submitted for civil, final map, landscape, joint trench,
electrical and photometric.
151. ACCEPTANCE – Developer shall provide all final construction cost and back-up
documents for City review and approval, and in a format acceptable to City Engineer.
FIRE MARSHAL CONDITIONS
152. Apartment and Community Buildings shall have a fire sprinkler system installed to meet
NFPA 13 with all concealed spaces protected.
153. Emergency lighting shall be provided in any community rooms, commercial areas, laundry
rooms, stairwells and hallways/corridors. These areas shall also have illuminated exit
signage to include and emergency egress lighting in the path of egress and exit discharge.
154. All doors to be compliant for signage, direction of swing and hardware. Note the
community room is an A occupancy and shall have exiting in conformance with A
occupancy standards. Any gates shall provide swing in the direction of travel for exiting
the area.
155. Knox Boxes shall be provided at: each stairwell, Fire Riser Room, Fire Alarm Panel
location, Electrical Room and each commercial space. To be located at the upper right
hand side of the main doorway to each, 72” above finished grade.
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156. Note deferred submittal for Fire Alarm system on cover page. The Fire alarm system shall
provide water flow monitoring for each floor level, a tamper switch at the DDCA and PIV
(if one is present), a pull station and smoke detector at the riser location. Water flow shall
cause alarm to sound in each unit. The smoke detection and CO monitoring shall only
sound in the unit of alarm and as a supervisory alarm to the main office. Public areas
including the community rooms, laundry rooms, hallways shall have smoke detectors
located in them and send an alarm to the central station.
157. Fire Extinguishers shall be provided so that there is one within 75 ft travel distance.
158. Building to be tested for adequate public safety emergency radio coverage. Any building
which fails to support adequate radio coverage for the city's public safety communication
systems, shall include an amplification system to provide for voice and data
communications for police and fire division personnel.
159. A parking enforcement (signage and striping plan) shall be provided to ensure fire access is
maintained. This is a deferred item and shall be submitted prior to final inspection with
enough time for review and comment by the Fire Marshal.
160. The Fire Department requires a $200 per unit training fee for buildings over 30 feet tall to
fund equipment and training.
161. A public Hydrant shall be located at each driveway.
162. On sheet C200 the Fire Line shall be looped and connect at both Monterey and Weaver Ct.
The 6 “ DDCA / FDC shall be located adjacent to the driveway to each street and adjacent
to the street hydrant. The North parking lot for the project does not appear to have any fire
hydrants being proposed for installation. Provide proper fire hydrant coverage in the
North lot as provided in the South lot.
163. All fire hydrants on the private fire main shall be dry barrel and painted red with a blue
reflector street marker.
164. A minimum of 2 stairwells diagonally opposed shall be accessible from the exterior. Those
stairways shall be provided with a Fire Department Standpipe. The hose connection shall
be on the intermediate stairway for each floor. You may need to enlarge those stairwells.
Those stairwells shall be 2-hour rated enclosures. Stairwells shall also provide roof access.
See page A 2.2 with pink highlighted notes.
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165. Provide stairway roof access from the stairways.
166. The elevator must be at least a 3500lb capacity elevator, able to accommodate an
ambulance gurney size of 80” x 65”. A minimum of one elevator shall meet ADA
requirements.
167. The gate from Weaver Ct. to the parking lot must be adequately sized to 1’ wider than the
paved surface.
168. As applicable, any required fire pump must have a pump room. Backup power shall be
required unless it’s a diesel pump.
169. There shall be a fire hose connection within 150 feet of the furthermost point in any room.
This may be connected to the fire sprinkler system.
170. Smoke control fans shall be provided in the garage to meet all applicable codes. The
smoke control system shall be activated by the Fire Sprinkler system with manual override
switch (on and off) for Fire Department use.
171. Need separate (deferred) submittals for the following items: a) fire sprinkler system, b) fire
alarm system, c) fire service underground, d) fire pump system and smoke control system.
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Packet Pg. 52 Attachment: AS 16-19 PC Reso_100418 (1773 : Monterey Mixed-Use Project)
RESOLUTION NO. 2018-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF GILROY
RECOMMENDING APPROVAL OF ZONE CHANGE Z 17-03, A PLANNED
UNIT DEVELOPMENT ZONING AMENDMENT TO APPROVE THE
CONSTRUCTION OF THE 78 UNIT MIX-USE MONTEREY APARTMENT
DEVELOPMENT, FILED BY JAN HOCHHAUSER, 122 EAST ARRELLAGA ST.,
SANTA BARBARA, CA 93101.
WHEREAS, Jan Hochhauser submitted an application requesting a Planned Unit
Development zoning amendment to allow commercial use as part of the Monterey Apartment
mix-use development project; and
WHEREAS, the subject property is located to the north of downtown Gilroy and on the west
side of Monterey Road, where Union Pacific railroad tracks and vacant land are on the east of subject
parcel. (APN 790-14-025); and
WHEREAS, the planning commission of the city of Gilroy has considered the zone change
request (Z 17-03), in accordance with the Gilroy Zoning Ordinance, and other applicable standards
and regulations; and
WHEREAS, the MND prepared for the project determined that while the proposed project
would result in less than significant effects on the environment, the project has been mitigated to a
point where no significant effects will occur; and
WHEREAS, said zone change 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 September 6, 2018 along with testimony received at the duly-noticed public hearing and other
materials; and
WHEREAS, the Planning Commission finds the proposed Planned Unit Development design
complies with all required Planned Unit Development findings; 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 Planned Unit Development Zone
Amendment.
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Resolution No. 2018-XX
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PUD Z17-03
PASSED AND ADOPTED this 6th day of September 2018 by the following roll call vote:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
_________________________________ __________________________________
Susan L. O’Strander, Secretary Tom Fischer, Chairperson
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Packet Pg. 54 Attachment: Z 17-03 PC Reso_090618 (1773 : Monterey Mixed-Use Project)
INITIAL STUDY / MITIGATED NEGATIVE
DECLARATION
MONTEREY APARTMENT PROJECT
DECEMBER 14, 2017
PREPARED FOR:
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF GILROY
PREPARED BY:
METROPOLITAN PLANNING GROUP
307 ORCHARD CITY DRIVE, SUITE 100
CAMPBELL, CA 95008
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Packet Pg. 55 Attachment: MND (1773 : Monterey Mixed-Use Project)
M ONTEREY A PARTMENTS
I NITIAL S TUDY/MITIGATED N EGATIVE D ECLARATION
i
TABLE OF CONTENTS
A. B ACKGROUND ............................................................... 1
B. E NVIRONMENTAL F ACTORS P OTENTIALLY A FFECTED ..... 21
C. D ETERMINATION ......................................................... 22
D. E VALUATION OF E NVIRONMENTAL I MPACTS .................. 23
1. Aesthetics ......................................................................... 25
2. Agriculture and Forestry Resources ..................................... 28
3. Air Quality ....................................................................... 30
4. Biological Resources .......................................................... 37
5. Cultural Resources ............................................................ 40
6. Geology and Soils .............................................................. 44
7. Greenhouse Gas Emissions ................................................. 47
8. Hazards and Hazardous Materials ....................................... 49
9. Hydrology and Wat er Quality ............................................. 5 2
10. Land Use and Planning ...................................................... 56
11. Mineral Resources ............................................................. 57
12. Noise ............................................................................... 58
13. Population and Housing ..................................................... 68
14. Public Services .................................................................. 70
15. Transportation/Traffic ....................................................... 72
16. Tribal Cultural Resources ................................................... 79
17. Utilities and Service Systems .............................................. 80
18. Mand atory Findings of Significance .................................... 83
E. S OURCES .................................................................... 85
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Packet Pg. 56 Attachment: MND (1773 : Monterey Mixed-Use Project)
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Figures
Figure 1 Regional Location .................................................................................... 6
Figure 2 Project Vicinity ......................................................................................... 7
Figure 3 Aerial Photograph ..................................................................................... 8
Figure 4 Site Photographs ....................................................................................... 9
Figure 5 Assessor’s Parcel Map ............................................................................. 15
Figure 6 Project Plans (Site Plan, Floor Plan, Elevations, Landscape Plan ) ........... 16
Figure 7 Traffic Study Intersections ...................................................................... 73
Tables
Table 3 -1 Construction Period Emissions .............................................. 3 2
Table 3 -2 Impacts from Combined Sources on the MEI .......................... 3 5
Table 13 -1 General Plan Population Projection Comparisons .................. 68
Table 14 -1 Gilroy USD Student Generation Rates .................................. 71
Table 15 -1 Comparis on of Existing Traffic Conditions ............................ 7 5
Table 15 -2 Comparison of Background Traffic Conditions ...................... 7 5
Table 15 -3 Comparison of Cumulative Traffic Conditions ...................... 7 6
Appendices
Appendix A Air Quality/Greenhouse Gas Assessment
Appendix B Biological Assessment
Append ix C Noise and Vibration Assessment
Appendix D Traffic Impact Analysis
Appendix E Historical Resource Evaluation
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A. BACKGROUND
Project Title Monterey Apartments
Architectural and Site Review AS 16-19 (#16050028), and
Zone Change ZC 17-03 (#17030060)
Project Description The construction of a mixed-use (residential and
commercial) building containing 78 apartment units and
4,430 square feet of commercial space on a 2.046-acre
parcel.
Lead Agency Contact Person
and Phone Number
Melissa Durkin, Planner II
City of Gilroy Community Development Department
Planning Division
(408) 846-0440
Date Prepared December 8, 2017
Study Prepared by M-Group
307 Orchard City Drive, Suite 100
Campbell, CA 95008
Project Location 8955 Monterey Road, Gilroy, CA 95020
APN# 790-14-025
Project Sponsor Name and
Address
Elite Development, Inc.
144 West Lake Avenue
Watsonville, CA 95076
General Plan Designation General Services Commercial
Zoning R-4 (High Density Residential)
Purpose and Intent
The purpose of this Initial Study/Mitigated Negative Declaration (IS/MND) is to analyze the environmental
impacts associated with the proposed Monterey Apartments project (hereinafter referred to as the “Project”).
This IS/MND is intended to inform City decision-makers, responsible agencies, interested parties, and the
general public about the potential environmental effects of the proposed project. It is also intended to provide
the environmental documentation to comply with the provision of the California Environmental Quality Act
(CEQA) that is required for all local and state approvals or permits.
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Relationship to the General Plan
The Project is also subject to the policies and programs set forth in the Gilroy 2020 General Plan (General Plan)
and mitigation measures contained in the certified Environmental Impact Report (EIR) prepared for the General
Plan. As a result, whenever a General Plan policy or program, or a mitigation measure from the General Plan
EIR, has the potential to reduce an environmental impact, it is incorporated by this reference into the IS/MND.
Legal Authority
This IS/MND for the Project has been prepared in full accordance with the procedural and substantive
requirements of CEQA and the CEQA Guidelines. M-Group, at the request of the City of Gilroy, has conducted
an Initial Study to determine the level of environmental review necessary for the proposed Monterey Apartments
project. Consistent with Section 15070(b) of the CEQA Guidelines, the Initial Study identified potentially
significant effects, but:
1. Revisions in the Project plans or proposal made by or agreed to by the applicant before a proposed
negative declaration and initial study are released for public review would avoid the effects or mitigate
the effects to a point where clearly no significant effect would occur; and
2. There is no substantial evidence, in light of the whole record before the agency, that the Project as
revised may have a significant effect on the environment.
Therefore, as the lead agency, the City of Gilroy has determined tha t a Mitigated Negative Declaration is the
appropriate level of environmental review.
Setting
The City of Gilroy encompasses approximately sixteen square miles in the central part of the Santa Clara Valley.
The Santa Clara Valley is bounded by San Francisco Bay on the north, the Santa Cruz Mountains to the west,
the Diablo Range to the east, and includes the agricultural lands around Hollister in the south. The
Calaveras/Hayward fault zone parallels the Diablo Range along the east side of the valley. The project site is
located north of downtown Gilroy along the old highway to San Jose that is known locally as Monterey Road.
Figure 1 shows the location of the Project.
The Project site consists of a developed parcel located in the northern portion of the C ity of Gilroy on the west
side of Monterey Road. The parcel is irregularly shaped with the frontage along Monterey Road being longer
than the rear property line. Access to the site from Monterey Road is provided by two existing gated driveways.
There is no vehicular access to Weaver Court, a cul-de-sac located behind the site, although pedestrians will be
able to access to access the Project site from this roadway.
The site is currently occupied by a granite slab supply business and a church. The site contains several buildings
totaling approximately 12,600 square feet. The site is paved with asphalt and concrete on the front or eastern
half, while the rear or western half of the site is unpaved and covered with a combination of hard packed
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decomposed granite, gravel, and earthen surfaces. Except for isolated ruderal vegetation and some limited
landscaping in the middle of the site around an outdoor display building, the site is virtually free of landscaping.
The site is essentially level with a gradual slope toward Monterey Road. Figure 2 shows the shape and location
of the site.
The adjacent land uses along Monterey Road include a used car dealership south of the site and a
preschool/child care center to the north. The rear portions of the site are surrounded by existing single family
residential development. Across Monterey Road are the Union Pacific railroad tracks and vacant land beyond.
Description of Project
The Project proposes to construct a mixed-use development consisting of a commercial component on the first
floor facing Monterey Road with residential units on the upper floors. The project site has a General Plan land
use designation of High Density Residential and a zoning designation of High Density Residential (R -4);
proposed zone change application Z 17-03 will add a planned development overlay to the site. The high density
residential general plan and zoning designations were approved as part of the adoption of the City’s 2015 -2023
Housing Element Update and is consistent with the underlying high density residential land use designation.
The Project includes of a five-story building with 78 residential units. The proposed residential units include a
combination of one, two, three, and four-bedroom units, as summarized below.
One Bedroom 8 units
Two Bedroom 32 units
Three Bedroom 37 units
Four Bedroom 1 unit
The first (or ground) floor would include 4,435+/- square feet of commercial space, a 1,279+/--square foot
residential lobby, and 1,734+/- square feet space dedicated to amenities and lounge area for residents. In
addition to the commercial space, the ground floor of the building will contain covered tandem -parking spaces,
elevators and stairs, and utility/storage/mechanical spaces. The second and third floors e ach contain twenty-
four units, while the fourth and fifth floor contain eighteen and fourteen units, respectively. An 870 square foot
rooftop lounge is also being proposed for the 5th floor. The Gilroy City Code allows the requested commercial
component with approval of the proposed planned development zoning overlay. No specific tenants have been
identified for the commercial space, but the applicant anticipates that retail, office, and/or food uses will locate
on site.
Access to the residential units would be provided at three locations within the building. The first two are through
lobby elevators located at the front and middle portion of the project and the third is a set of stairs located at the
rear of the project. Figure 6-2c and 6-2d shows the floor plans of the proposed building.
The project applicant is requesting a density bonus for the inclusion of low income units. The City’s Density
Bonus Ordinance allows a 27.5% increase in density (over base density) with the inclusion of 15% low income
units. The R-4 zoning designation allows a residential density of between 20 and 30 dwelling units per net acre,
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or between 40 and 61 units on this site. The Project includes nine low income units (15% of sixty-one) and will
receive a 27.5% increase in the base density, for a total of 78 units.
The project applicant is also requesting development concessions to reduce the size of the required parking
spaces to allow for 25% compact spaces and to allow for tandem parking spaces for some of the units. The
proposed project complies with the lot size, required yard setbacks, building height, and total number of
commercial parking spaces as specified in the City Zoning Code. The proposed project complies with the
number of residential parking stalls specified by state Density Bonus law.
Site Layout and Architecture
The proposed building is located in the center of the site with uncovered parking around the perimeter. The
front half of the building is five stories in height while the rear half of the building is stepped down to three stories
to be more in scale with the surrounding single-family residences. The site plan is shown in Figure 6-1. The
architecture of the building is a contemporary style with an angular form. The vertical massing is tempered with
stacked balcony projections, wall recesses, and an asymmetrical parapet roof line. Horizontal elements include
balconies and the layout of the windows. Figures 6-2a and 6-2b shows the elevations of the building.
Materials include concrete walls, glass in metal frames surrounding windows and balconies and corrugated
metal-clad stair wells. The color scheme includes shades of grey on the lower levels of the building, fascia, and
metal railings of balconies with lighter off-whiter colors on the upper levels.
Access and Parking
Vehicular access to the site is via two driveways on Monterey Road. The third access point is a gated
pedestrian/emergency vehicular access leading to Weaver Court at the rear of the site.
The Project will provide a total of 171 at-grade vehicular parking spaces, 80 enclosed bicycle parking spaces, and
bicycle racks. Seventy-eight of the vehicle parking spaces are ground-level tandem parking spaces located on the
ground level. Eight of the parking spaces will be accessible-designated. Guest and commercial patron parking
spaces are located at the front of the site. Residential parking is located in the interior of the site. The bicycle
spaces are located in bicycle storage rooms on the first floor adjacent to the laundry room and in front of the
ground floor commercial space.
Landscaping
Proposed landscaping consists of trees, shrubs, ground cover, and vines. Along Monterey Road, the landscaping
includes street trees with shrubs adjacent to a low seating wall to create an outdoor activity space in front of the
ground floor commercial space. Along the remaining perimeter of the site, trees with low ground cover will
shade the parking lot and screen the rear yards of the adjacent single family homes. A small landscaped plaza
will include trees, shrubs, groundcover, and seating near the central residential lobby. Flowering vines are
proposed for the columns supporting the upper building floors over under-building tandem parking. The
conceptual landscape plan in shown on Figure 6-4.
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Utilities
The site is currently served by all utilities. Dry utilities will connect to the existing utility systems in Monterey
Road. Potable water supply and storm drainage will also connect to the existing systems in Monterey Road.
Sanitary sewer service will connect to the existing sanitary sewer line in Weaver Court. The fire water supply
will create a loop system by connecting to the existing water lines in Monterey Road and Weaver Court. No
new streets or street extensions are required by the Project.
Project Construction
According to the applicant’s timeline, project construction will require about fifteen months to complete as are
described below.
Demolition – one month, debris from the existing buildings and paved areas would be disposed of of f-
site.
Grading/Trenching – two months, no net soil export or import is anticipated.
Building Construction– eleven months.
Site Paving – two weeks.
Entitlements
The Project requires the approval of a Planned Development Permit via the Zone Change process and Site and
Architectural Review with a Density Bonus and Development Concession. These approvals will require an
action by the City Council (with a recommendation from Planning Commission).
Other Public Agencies W hose Approval is Required
Caltrans.
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Figure 1 Regional Location
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Figure 2 Project Vicinity
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Figure 3 Aerial Photograph
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Figure 4 Site Photographs
Figure 4-1. Existing Buildings on Project Site as seen from across Monterey Road.
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Figure 4-2. Close up view of the Front of the Existing Buildings.
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Figure 4-3. Unpaved Outdoor Storage in the Rear of the Property looking North.
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Figure 4-4. Unpaved Outdoor Storage in the Rear of the Property looking South.
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Figure 4-5. Weaver Court (at the rear of the Project Site).
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Figure 4-6. Location of Proposed Emergency Access and Pedestrian Gate to Weaver Court. The existing easements allowing for ingress and e gress
include the left half of the driveway and the landscaping to the left of the mail box (which is located at the left edge of the image).
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Figure 5 Assessor’s Parcel Map
PROJECT
LOCATION
APN 790-14-025
PROJECT
LOCATION
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Figure 6-1 Site Plan
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Figure 6-2a Proposed Floor Plan, Second Floor
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Figure 6-2b Proposed Floor Plan, Fifth Floor
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Figure 6-3 Front Elevation
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Figure 6-4 Conceptual Landscape Plan
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B. ENVIRONMENTAL FACTORS POTENTIALLY A FFECTED
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a “Potentially Significant Impact” as indicated by the checklist on the following pages.
Aesthetics Greenhouse Gas Emissions Population/Housing
Agriculture and Forestry
Resources
Hazards & Hazardous
Materials
Public Services
Air quality Hydrology/Water quality Transportation/Traffic
Biological Resources Land Use/Planning Tribal Cultural Resources
Cultural Resources Mineral Resources Utilities/Service Systems
Geology/Soils Noise Mandatory Findings of
Significance
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D. EVALUATION OF ENVIRONMENTAL I MPACTS
The evaluation of the potential impacts of the proposed project is contained in the following series of checklists and
accompanying narratives. The following notes apply to this section.
Notes
1. A brief explanation is provided for all answers except “No Impact” answers that are adequately
supported by the information sources cited in the parentheses following each question. A “No Impact”
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No
Impact” answer is explained where it is based on project -specific factors as well as general standards
(e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening
analysis).
2. All answers take account of the whole action involved, including off -site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3. Once it has been determined that a particular physical impact may occur, then the checklist answers
indicate whether the impact is potentially significant, less than significant with mitigation, or less than
significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect
may be significant. If there are one or more “Potentially Significant Impact” entries when the
determination is made, an EIR is required.
4. “Negative Declaration: Less-Than-Significant Impact with Mitigation Measures Incorporated” applies
where the incorporation of mitigation measures has reduced an effect from “Potentially Significant
Impact” to a “Less-Than-Significant Impact.” The mitigation measures are described, along with a brief
explanation of how they reduce the effect to a less-than-significant level (mitigation measures from
section XVII, “Earlier Analyses,” may be cross-referenced).
5. Earlier analyses are used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier document or negative declaration. [Section 15063(c)(3)(D)]
In this case, a brief discussion would identify the following:
a. “Earlier Analysis Used” identifies and states where such document is available for review.
b. “Impact Adequately Addressed” identifies which effects from the checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and
states whether such effects were addressed by mitigation measures based on the earlier analysis.
c. “Mitigation Measures”—For effects that are “Less-Than-Significant Impact with Mitigation
Measures Incorporated,” mitigation measures are described which were incorporated or refined
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from the earlier document and the extent to which they address site-specific conditions for the
project.
6. Checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances,
etc.) are incorporated. Each reference to a previously prepared or outside document, where appr opriate,
includes a reference to the page or pages where the statement is substantiated.
7. “Supporting Information Sources”—A list of sources is attached, and other sources used or individuals
contacted are cited in the discussion.
8. The explanation of each issue identifies:
a. The significance criteria or threshold, if any, used to evaluate each question; and
b. The mitigation measure identified, if any to reduce the impact to less than significant.
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1. A ESTHETICS
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Have a substantial adverse effect on a scenic
vista or degrade the existing visual character
in the Hecker Pass Specific Plan Area (GP
Policy 1.07) or the hillside areas (GP Policy
1.16, GP Policy 12.04)? (1,13)
b. Substantially damage scenic resources
viewed from Hecker Pass Highway or
Pacheco Pass Highway (GP Policy 6.01, GP
Policy 12.04)? (1,13)
c. Substantially damage scenic resources
viewed from Uvas Park Drive, Santa Teresa
Boulevard, or Miller Avenue from First
Street to Mesa Road (GP Policy 6.02)? (1,13)
d. Substantially damage scenic resources
(farmland and surrounding hills) viewed
from Highway 101 (GP Policy 6.03, Action
1-H)? (13)
e. Result in unattractive entrances at the
principal gateways to the City (north and
south Monterey Road, Highway 152/Hecker
Pass Highway, Highway 152/Pacheco Pass,
north and south Santa Teresa Boulevard, and
at the Highway 101 interchanges at Masten,
Buena Vista, Leavesley, and Tenth Street)
(GP Policy 1.10 and Action 1-H)? (13,21)
f. Create a new source of substantial light or
glare, which would adversely affect day or
nighttime views in the area? (21)
g. Include or require a wall or fence higher than
seven feet above the existing grade at the
property line? (21)
Comments:
a.-d. Affect a Scenic Resources – No Impact. The Project involves the redevelopment of a previously
developed two-acre parcel along Monterey Road and the construction of a three to five story mixed-use
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residential and commercial building. The site is not visible from the scenic corridors identified in the
General Plan, the Hecker Pass Highway, Pacheco Pass Highway, Uvas Park Drive, Santa Teresa
Boulevard, Miller Avenue between First Street and Mesa Road, or from US 101. US 101 is located
approximately ½ mile east of the project site and is the closest scenic roadway to the project. Because
of the intervening development and trees, the Project is not ex pected to be visible from US 101. As a
result, the project will not adversely affect a scenic vista, scenic resources, or degrade the existing visual
character from these locations. As a result, no impacts to scenic resources are anticipated.
e. Create an Unattractive City Gateway – No Impact. The Project is located on the west side of
Monterey Road between Las Animas Avenue and Leavesley Road and will be seen by people entering
and leaving Gilroy along Monterey Road. The site is occupied by a granite c enter outlet business and
a church in what were old pre-freeway highway commercial buildings. As shown on Figure 6-3, the
visual appearance of the street frontage contains no landscaping, only a three foot chain link fence with
gates at the back of the sidewalk. The Project involves the construction of an attractive contemporary
building and the installation of street trees and other landscaping. The current Monterey Road gateway
contains a mixture of older highway oriented commercial buildings, agricultural uses, and modern
residential and office buildings.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is the lack of sufficiently landscaped entrances with landscaped medians, indicating civic pride and a
concern for civic beauty. The Project is consistent with other new development along this segment of
Monterey Road and will contribute toward the creation of an attractive entrance to the community
through the contemporary design of the building and the enhanced landscaping and street trees along
Monterey Road. As a result, the project will not result in an unattractive entry and no impacts are
anticipated.
f. Light and Glare – Less than Significant Impact . The site is located within an urbanized area which
already experiences some levels of light and/or glare from the existing development and vehicle traffic
on Monterey Road. The Project will involve the installation of new on-site lighting. At present, most
of the existing onsite lighting is located around the existing buildings. As a result, the rear half of the
site has little regular illumination.
The City has established a CEQA Significant Impact Threshold for this issue. The significance
thresholds are a lack of compliance with General Plan Policies 19.13, 19.14, and 19.15. These policies
call for appropriate lighting on sidewalks and pathways, the use of energy efficient outdoor lighting,
and the reduction of glare and light pollution. The project includes new lighting along the si dewalk,
new security lighting throughout the parking lot, and the lighting associated with the commercial uses.
The project may also result in indirect illumination from the new residential units, and the potential for
additional nighttime lighting from the headlights of vehicles accessing the parking spaces.
The design of the exterior lighting for the Project incorporates measures that will minimize or reduce
any significant impacts from light or glare. The design includes lowering the fixture heights to reduce
off-site illumination, using lower wattage lights, and shielding the lighting to ensure that any
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illumination is focused toward the ground. The Project includes twelve shielded 72 -watt fixtures on
sixteen foot poles around the parking lot, three 24-watt fixtures along the front of the commercial space,
and other low illumination security lighting in the parking areas under the building and around the
residential entrances. All new exterior lighting will also comply with the State’s energy effici ency
requirements. In addition, there may be some indirect illumination from the windows in the new
building and vehicle traffic in the parking lot. However according to the photometric analysis provided
with the application these indirect sources generally do not continue all night and do not typically
illuminate off-site areas.
The proposed project will not substantially alter the general light level or glare relative to the existing
conditions. The project also does not conflict with the General Plan policies that provide the basis for
the significance thresholds. While new lighting will be introduced as part of the development, the
additional lighting will not adversely affect day or nighttime views. As a result, any impacts would be
less than significant.
g. High Fences and Walls – No Impact. The Project includes perimeter fences and walls up to seven feet
in height along the north, west, and south property lines.
The City has established a CEQA Significant Impact Threshold for this issue. Th e significance
threshold are walls or fences greater than seven feet in height measured from the finished grade on the
higher side of the fence. Because the Project does not involve the construction of fence or walls taller
than seven feet no impacts are anticipated.
Mitigation Measures:
None required.
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2. A GRICULTURE AND F ORESTRY R ESOURCES
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Convert prime farmland or farmland of
statewide importance, as shown on the maps
prepared pursuant to the Farmland Mapping
and Monitoring Program of the California
Resources Agency, to an urban use (projects
requiring a legislative act, such as zoning
changes, annexation to the City, urban
service area amendments, etc.)? (1)
b. Conflict with a Williamson Act contract?
(29)
c. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))? (3)
d. Result in the loss of forest land or conversion
of forest land to non-forest use? (13)
e. Involve other changes in the existing
environment, which, due to their location or
nature, could result in conversion of
Farmland to nonagricultural use or
conversion of forest land to non-forest use?
(1,13)
In determining whether impacts on agricultural resources are significant environmental effects and in assessing impacts
on agriculture and farmland, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model (LESA) (1997) prepared by the California Department of Conservation as an optional model to use
in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including
timberland, are significant environmental effects, lead agencies may refer to information compiled by the California
Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and
Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology
provided in Forest Protocols adopted by the California Air Resources Board.
Comments:
a.-e. All – No impact. The Project involves the redevelopment of a previously developed two-acre parcel
along Monterey Road and the construction of a new mixed-use (residential and commercial) building.
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The site is located in an urbanized area and designated for urban uses by the General Plan. The site is
surrounded by urban uses to the north, west and south, and four-lane Monterey Road to the east. From
historic aerial photographs, prior to the 1950s, portions of the site appear to have been used for
agricultural purposes. There is no evidence that the site was ever used f or timber production. In
addition, the site is currently is not used for agricultural or timber production, is not designated as prime
farmland or farmland of statewide importance, and is not under a Williamson Act contract. As a result,
no impacts are anticipated.
Mitigation Measures:
None required.
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3. A IR Q UALITY
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Conflict with the Bay Area Air Quality
Management District Clean Air Plan
(BAAQMD CAP)? (24)
b. Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation? (24)
{BAAQMD indicates that any project that would
individually have a significant air quality impact
would also be considered to have a significant
cumulative air quality impact.}
c. Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is in nonattainment under
an applicable federal or state ambient air
quality standard (including releasing
emissions, which exceed quantitative
thresholds for ozone precursors)? (24)
d. Expose sensitive receptors (residential areas,
schools, hospitals, nursing homes) to
substantial pollutant concentrations (CO and
PM10), as determined in b. above? (24)
e. Create objectionable odors affecting a
substantial number of people? (24)
Comments:
a. Conflict with Air Quality Plan – Less Than Significant Impact. The Project involves the demolition
of existing structures to make way for the construction of a new mixed-use building on a two-acre parcel
along Monterey Road and the construction of a three to five story mixed-use residential and commercial
building. The City has established a CEQA Significant Impact Threshold for this issue. The significance
threshold is having a conflict with the adopted Clean Air Plan.
The most recent clean air plan is the 2017 Clean Air Plan that was adopted by Bay Area Air Quality
Management District (BAAQMD) in April 2017. The proposed project would not conflict with the
latest Clean Air planning efforts since the project would have emission s below the BAAQMD
thresholds. The project is too small to exceed any of the significance thresholds and therefore is not
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required to incorporate project-specific transportation control measures listed in the latest Clean Air
Plan. As a result, no significant impacts are anticipated.
b. Violate Air Quality Standards – Less Than Significant Impact.
The Project involves the redevelopment of a previously developed two-acre parcel along Monterey Road
and the construction of a three to five story mixed-use residential and commercial building. The Bay
Area is considered a non-attainment area for ground-level ozone and Particulate Matter, 2½ microns
in size (PM2.5) under both the Federal Clean Air Act and the California Clean Air Act. The area is
also considered non-attainment for PM10 under the California Clean Air Act, but not the federal act.
The area has attained both State and federal ambient air quality standards for carbon monoxide. As
part of an effort to attain and maintain ambient air quality standards for ozone and Particulate Matter,
10 microns in size (PM10), the BAAQMD has established thresholds of significance for these air
pollutants and their precursors. These thresholds are for ozone precursor pollutants (Reactive Organic
Gases and Oxides of Nitrogen), PM10, and PM2.5 and apply to both construction period and
operational period impacts.
Construction Period Emissions
Construction emissions are primarily made up of construction equipment emissions and off -site
activities like worker vehicle trips, hauling, and vendor traffic. A construction build-out scenario,
including equipment list and schedule, was developed based on information provided by the project
applicant and CalEEMod defaults for a project of this type and size. During grading a nd excavation,
850 cubic yards of soil export and 850 cubic yards of soil import are assumed. In addition, the
demolition of 12,600 square feet of buildings and 72,000 square feet of pavement were also assumed.
During the building construction phase, 134 one-way cement truck trips are anticipated. Finally, during
the paving phase, 240 cubic yards of asphalt are anticipated. The project would be built out over a
period of approximately 14 months beginning in April 2018.
Average daily emissions were computed for each phase by dividing the total construction emissions by
the number of construction days. Table AQ -1 shows average daily construction emissions of ROG,
NOx, PM10, and PM2.5. As indicated in Table AQ -1, estimated the construction period emissions
would not exceed the BAAQMD significance thresholds.
Construction activities, particularly during site preparation and grading, would temporarily generate
fugitive dust in the form of PM10 and PM2.5. Sources of fugitive dust would include disturbed s oils at
the construction site and trucks carrying uncovered loads of soils. Unless properly controlled, vehicles
leaving the site would deposit mud on local streets, which could be an additional source of airborne
dust after it dries.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
for the operation of the project is Reactive Organic Gases (ROG), Oxides of Nitrogen (NOx) and
Particulate Matter smaller than 10 micros (PM10) emissions in excess of 80 pounds per day.
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Table 3-1. Construction Period Emissions
Scenario ROG NOx PM10 PM2.5
2018 0.15 tons 1.44 tons 0.07 tons 0.07 tons
2019 0.67 tons 0.41 tons 0.02 tons 0.02 tons
Total construction emissions 0.82 tons 1.85 tons 0.09 tons 0.09 tons
Average daily emissions 5.3 lbs./day 12.0 lbs./day 0.6 lbs./day 0.6 lbs./day
BAAQMD Thresholds) 54 lbs./day 54 lbs./day 82 lbs./day 54 lbs./day
Exceeds BAAQMD Threshold? No No No No
As indicated above, all of these construction emissions are below the BAAQMD’s CEQA Air Quality
Guideline thresholds. In addition, as part of the City’s standard conditions of project approval, the
applicant is required that during any construction period ground disturbance that the project contractor
implement measures to control dust and exhaust. Implementation of the best measures recommended
by BAAQMD required by the City’s standard conditions of approval will reduce the air quality impacts
associated with grading and new construction to a less than significant level. As a result, these impacts
are considered to be less than significant.
Operational Emissions
Due to the project size, operational-period emissions would be less than significant. In the 2017 update
to the CEQA Air Quality Guidelines, BAAQMD identifies screening criteria for the sizes of land use
projects that could result in significant air pollutant emissions. For operational criteria pollutant impacts,
the screening project size for mid-rise apartments is identified as 494 dwelling units. Since the p roject
proposes to develop 78 dwelling units and 4,600 square feet of retail or office space, it concluded that
emissions would be below the BAAQMD significance thresholds. Stationary sources of air pollution
(e.g., back-up generators) have not been identified with this project. As a result, any impacts are
expected to be less than significant.
c. Increase Criteria Pollutants – Less Than Significant Impact.
As discussed under Impact 3.b above, the project would have emissions less than the BAAQMD
screening size for evaluating impacts related to ozone and particulate matter. Therefore, the project
would not contribute substantially to existing or projected violations of those standards. In addition to
those air quality pollutants, carbon monoxide emissions from traffic generated by the project would be
the pollutant of greatest concern at the local level. Congested intersections with a large volume of traffic
have the greatest potential to cause high-localized concentrations of carbon monoxide. Intersections
affected by the project are expected to have traffic volumes below the BAAQMD screening criteria and
are not expected to cause a violation of an ambient air quality standard or have a considerable
contribution to cumulative violations of these standard. As a result, any impacts are expected to be less
than significant.
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d. Impact Sensitive Receptors – Less-Than-Significant Impact.
Impacts related to increased community risk can occur either by introducing new sensitive receptors,
such as a residential uses, in proximity to existing sources of Toxic Air Contaminants (TACs) or by
introducing a new source of TACs in the project vicinity.
The BAAQMD CEQA Air Quality Guidelines recommends using a 1,000-foot screening radius around
a project site for purposes of identifying community health risk from siting a new sensitive receptor or
a new source of TACs. Construction activity would generate dust and equipment exhaust on a
temporary basis that could affect nearby sensitive receptors that include residenc es.
Operation of the project is not expected to cause any localized emissions that could expose sensitive
receptors to unhealthy air pollutant levels. No stationary sources of TACs, such as generators, are
proposed as part of the project. The proposed project would introduce new sensitive receptors to the
area in the form of future residences. There are thresholds that address both the impact of single and
cumulative TAC sources upon projects that include new sensitive receptors.
Community Risk Impacts from Existing Sources
A health risk assessment (HRA) for exposure to Toxic Air Contaminates (TACs) requires the
application of a risk characterization model to the results from the air dispersion model to estimate
potential health risk at each sensitive receptor location. The State of California Office of Environmental
Health Hazard Assessment (OEHHA) and California Air Resources Board (CARB) develop
recommended methods for conducting health risk assessments. The most recent OEHHA risk
assessment guidelines were published in February of 2015.
Monterey Road Health Risk
Traffic on high volume roadways is a common source of TAC emissions that may adversely affect
sensitive receptors in close proximity to the roadway. For local roadways, BAAQMD considers
roadways with traffic volumes of over 10,000 vehicles per day to have a potentially significant impact
on a proposed project. A review of the project area indicates that traffic on Monterey Road would
exceed 10,000 vehicles per day. All other neighborhood s treets are assumed to have less than 10,000
vehicles per day.
A review of BAAQMD’s Google Earth mapping tool did not identify any stationary sources of TACs
with substantial risk within 1,000 feet of the project. The calculation of TAC emissions from mo tor
vehicles used EMFAC2011 emission rates for the year 2014. Two adjustments were made to the cancer
risk predictions, an adjustment for latest vehicle emissions rates and an adjustment of cancer risk to
reflect new OEHHA guidance.
The average daily traffic (ADT) on Monterey Road was estimated to be 16,040 based on the project
traffic report’s cumulative plus project traffic volumes. Using the BAAQMD Roadway Screening
Analysis Calculator for Santa Clara County for north-south directional roadways and at a distance of
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approximately 25 feet west of the roadway, estimated cancer risk at the residential portion of the project
site would be 6.4 per million and PM2.5 concentration would be 0.2 micrograms per cubic meter
(ug/m3), which would not exceed BAAQMD significance thresholds. The chronic or acute Hazard
Index threshold for roadways is 0.3. As a result, no significant impacts are anticipated.
Railroad Community Risk Impacts
The project site is located near a rail line used for freight and passenger rail service. Due to the proximity
of the rail line to the proposed project, potential community risks to future project residents from diesel
particulate matter (DPM) and PM2.5 emissions from diesel locomotive engines were also evaluated.
Modeling of locomotive emissions was conducted using the EPA’s ISCST3 dispersion model using five
years of hourly meteorological data from nearby San Martin Airport. Since the exposure period for
calculating cancer risks recommended by the BAAQMD is thirty years, passenger and freight train
average DPM and PM2.5 emissions for the year 2020 were used to conservatively estimate emissions
and cancer risk over the entire exposure period. This approach is considered to be conservative because
cleaner diesel locomotives are expected to be more common during the thirty year period.
The model indicated that the maximum DPM and PM2.5 concentrations occurred in the second floor
residential units closest to Monterey Road. Based on the rail line modeling, the maximum PM2.5
concentration at the project site is expected to be 0.01 μg/m3. This concentration is below the
BAAQMD PM2.5 threshold of greater than 0.3 µg/m3. As a result, any impacts would be less than
significant impact for new occupants of the project.
The maximum excess cancer risk from these emissions were also calculated. The City of Gilroy does
not have a significant threshold for this effect. As a result, this analysis uses the criteria contained in
the BAAQMD CEQA Air Quality Guidelines which indicates that an incremental cancer risk of greater
than 10.0 cases per million from a single source would be considered to be a significant impact.
According to the analysis, the increased cancer risk is only 7.9 in one million. As a result, any impacts
would be less than significant impact for new occupants of the project.
Estimated Cancer Risk and Hazards
The Air Quality Assessment included an evaluation of the potential cancer risk from diesel particulate
matter. The assessment considered the impact of the existing sources of DPM (Monterey Road and the
Union Pacific Railroad tracks) as well as the impacts from project construction on adjacent sensitive
land uses. This analysis concluded that the Most Effected Individual (or MEI) would be located at the
Lollipop Land Preschool just north of the project site when diesel powered construction equipment are
used during project construction.
Results of the assessment indicate that the maximum increased cancer risk would be 45.4 in one million
for an infant exposure and 0.8 in one million for an adult exposure. The maximum excess cancer risk
would be greater than the BAAQMD significance threshold of 10 in one million and would be
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considered a significant impact. However with the implementation of the Mitigation Measure AQ -1,
any potential impacts are expected to be less than significant.
The maximum modeled annual residential DPM concentration from construction exhaust was 0.216
μg/m3. The maximum computed Hazard Index (HI) based on this DPM concentration is 0.04, which
is lower than the BAAQMD significance criterion of a HI greater than 1.0. The cumulative impacts of
TAC emissions from construction of the project, traffic on Monterey and nearby street and rail activities
on the MEI during project construction have been summarized in Table 3-2. As shown in Table 3-2,
the sum of impacts from combined sources at the construction MEI would be less -than-significant for
excess cancer risk and annual PM2.5 concentration.
Table 3-2. Impacts from Combined Sources on the MEI
Potential Sources
Maximum
Cancer Risk
(per million)
PM2.5
concentration
(μg/m3)
Hazard
Index
Project Construction 45.4 0.4 0.04
Monterey Road 6.4 0.2 <0.03
Railroad 7.9 <0.1 <0.01
Combined Sources 59.7 <0.7 <0.08
BAAQMD Threshold – Combined Sources 100 0.8 10.0
With the implementation of Mitigation Measure AQ-1 and the City’s standard conditions of approval,
any impact is expected to be less than-significant impact.
e. Create Objectionable Odors – Less Than Significant Impact.
The project would generate localized emissions of diesel exhaust during const ruction equipment
operation and truck activity. These emissions may be noticeable from time to time by adjacent receptors.
However, they would be localized and are not likely to adversely affect people off site by resulting in
confirmed odor complaints.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is the frequent exposure of members of the public to objectionable odors. The project would not include
any sources of significant odors that would cause complaints from surrounding uses. As a result, any
impacts would be a less-than-significant impact.
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Mitigation Measures:
AQ-1 Selection of equipment during construction to minimize emissions . Prior to the issuance of each
demolition or building, developer shall prepared a plan demonstrating that the off-road equipment used
on-site to construct the project would achieve a fleet-wide average 78 percent reduction in DPM exhaust
emissions or greater. Common approaches to achieve this reduction could include the use of Tier 4
equipment for all mobile diesel-powered off-road equipment larger than 25 horsepower that operate on
the site for more than two days continuously, limiting the use of cranes to no more than four hours per
work day, the use of electrically powered welders, the use of equipment with CARB-certified Level 3
Diesel Particulate Filters or alternatively-fueled equipment, and added exhaust devices, or a
combination of measures, provided that these measures are approved by the City.
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4. B I OLOGICAL R ESOURCES
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, regulations, or by the
California Department of Fish and Game or
US Fish and Wildlife Service? (13,32,33,34)
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Game or
US Fish and Wildlife Service? (13,32,34)
c. Have a substantial adverse effect on federally
protected wetlands, as defined by section 404
of the Clean Water Act (including, but not
limited to, marsh, vernal pool, coastal, etc.),
through direct removal, filling, hydrological
interruption, or other means? (13,33)
d. Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites? (13,32,33)
e. Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance? (1,3)
f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan? (33)
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Comments:
a. Affect Sensitive/Endangered Species – No Impact. The Project involves the redevelopment of a
previously developed two-acre parcel along Monterey Road and the construction of a three to five story
mixed-use residential and commercial building. The site is currently developed with a granite slab
supply business and a small church. Much of the site is either paved, covered with compacted soil, or
occupied by structures. The project involves the removal of the existing paving, structures, and
vegetation from the site. The California Natural Diversity Database (CNDDB) is an inventory of the
status and locations of rare plants and animals in California. The CNDDB was consulted for this site,
the only potential species of concern were special status bat species such as the pallid bat, western red
bat, or Townsend’s big-eared bat. A survey for bats was conducted by Coast Ridge Ecology in February
2017. The survey included both a daytime survey (looking for signs of occupation) and nighttime survey
(looking for emerging bats and listening for the sounds of bats). The survey indicated that no bat species
use the site for either roosting or foraging.
The City has established a CEQA Significant Impact Threshold for this issue. The significance
threshold involves either killing or destroying the habitat of an endangered or protected species. Because
the site is developed and no species of concerns were observed on the site. As a result, no impacts to a
candidate, sensitive, or special status species are expected, and no impacts to biologic resources are
anticipated.
b,c,d. Affect Riparian Areas or Wetlands – No Impact. The project site is currently developed and is
substantially surrounded by urban development, and the site and adjacent properties ar e fenced and do
not contain riparian corridors, wildlife areas or wetlands. The closest vacant lands are on the other side
of Monterey Road and Union Pacific Railroad and the Ronan Channel located approximately two
hundred feet east and north of the site, respectively. As a result, no impacts to these special resource
areas are anticipated.
e. Conflict with Local Ordinances – No Impact. While the City of Gilroy has no ordinances protecting
biological resources, there are two City policy statements that apply toward the protection of biologic
resources. The first is Goal 20 in the General Plan, which contains a statement calling for the
preservation, protection, and maintenance of natural open space resources such as creeks, meadows,
hills, woodlands, and vistas. The second is the provisions in the City Consolidated Landscaping Policy
addressing significant trees.
The City has established a CEQA Significant Impact Threshold for this issue. The significance
threshold involves compliance with Section 6.0, Significant Trees, from the Consolidated Landscape
Policy which contains special provisions for native trees six inches or more in diameter (measured a
four and half feet about the ground). The only trees on-site are all landscape trees located in an outdoor
display area near the center of the site. However because the site does not contain any of these locally
identified significant resources, and the City has no ordinances regulating locally significant biologic
resources, no impacts to special local resources are expected to occur.
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f. Conflict with Habitat Conservation Plan – No Impact. The project site is located within the boundary
of the Santa Clara Valley Habitat Plan. However the site is identified as an “Urban Area” and is in the
No Land Cover Fee Zone, which means that no special studies or impact fees are required for
development on this site. As a result, the Project is consistent with the Santa Clara Valley Habitat Plan
and no impacts are expected to occur.
Mitigation Measures:
None required.
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5. C ULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Cause a substantial adverse change in the
significance of a historical resource as
defined in section 15064.5? (1,9,30,31,39)
b. Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to section 15064.5? (1,9,30,31)
c. Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature? (1,13,17)
d. Disturb any human remains, including those
interred outside of formal cemeteries? (1,30)
Comments:
a. Affect Historic Resources – Less Than Significant Impact. Section 15064.5 of the State CEQA
Guidelines defines a historical resource as either a resource listed in or determined to be eligible by the
State Historical Resources Commission, for listing in the California Register of Historical Resources; a
resource listed in a local register of historical resources or identified as significant in an historical
resource survey meeting certain state guidelines; or an object, building, structure, site, area, place, record
or manuscript which a lead agency determines to be significant in the architectural, engineering,
scientific, economic, agricultural, educational, social, political, military, or cultural annals of California,
provided that the lead agency’s determination is supported by substantial evidence in light of the whole
record.
A project could have a significant effect on the environment if it “may cause a substantial adverse
change in the significance of an historical resource.” A “substantial adverse change” means “physical
demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that
the significance of an historical resource is impaired.” Material impairment means altering “…in an
adverse manner those characteristics of an historical resource that convey its historical significance and
its eligibility for inclusion in the California Register of Historical Resources.” Impacts to those cultural
resources not determined to be significant according to the significance criteria described above are not
considered significant for the purposes of CEQA.
A Historical Resource Evaluation was conducted by M-Group to evaluate the historic value of the
existing buildings which are over fifty years old. According to the evaluation, the main structures were
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designed using the Art Deco and Moderne styles which were popular in the United States between
approximately 1925 and 1945. The following are the four significance criteria of the California Register.
To be eligible for the California Register, an historical resource must be significant at the local, state or
national level under at least one of the following criteria.
Criterion 1: Event or Patterns of Events. Is it associated with events or patterns of events
that have made a significant contribution to the broad patterns of local or regional history, or
the cultural heritage of California or the United States?
Evaluation: Historical research has determined that the structures at 8955 Monterey Road,
in the City of Gilroy, do not qualify individually or collectively under Criterion 1:
Event/Patterns of Events. While the structures possess an association with the development
of retail auto showrooms in Gilroy, this association does not rise to a level of significance to
justify individual California Register eligibility. The structure is not illustrative of types and
patterns of development within Gilroy at the time, this site being developed outside of the
urbanized area.
Criterion 2: Important Person(s). It is associated with the lives of persons important to local,
California or national history?
Evaluation: Historical research has determined that the structures at 8955 Monterey Road,
in the City of Gilroy, are not associated with any individuals who have had an important
role in local, California or national history. As a result, the structures do not qualify
individually under California Register Criterion 2: Important Person(s).
Criterion 3: Design/Construction. Does it embody distinctive characteristics of a type,
period, region or method of construction, or represents the work of a master, or possesses
high artistic values?
Evaluation: No significant architect or designer has been identified with the property. The
primary structure is not an outstanding example of its respective architectural styles within
the context of the style as represented in the region and thus is not individually eligible for
the California Register.
Criterion 4: Information Potential. Has it yielded, or does it have the potential to yield,
information important to the prehistory or history of the local area, California or the nation?
Evaluation: Since the structures do not possess individual historical significance, an analysis
of integrity has not been undertaken. It should be noted however that the structures have
been altered significantly and no longer retain important identifying features.
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The conclusion of the Historic Resource Evaluation indicated that the structures do not possess
historical significance, are not strong examples of a style or type, were not designed by a master architect
or builder, are not associated with important events or persons, and concluded that the structures are
not individually eligible for California Register of Historical resources and do not qualify as historical
resources under CEQA Guidelines §15064.5(a)(3). As a result no significant impacts to designated
historic structures will occur.
b. Affect Archeologic Resources – Less-Than-Significant Impact. Section 15064.5 of the State CEQA
Guidelines defines significant archaeological resources as a resource that meets the criteria for historical
resources, as discussed above, or resources that constitute unique archaeological resources. The site is
completely developed and lacks any natural surfaces or features that would indicate the presence of
significant archeologic resources.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is the provisions of Public Resources Code Section 21083.2, Archeological Resources; Determination
of Effect of Project; EIR or Negative Declaration; Mitigation Measures.
The City has a standard requirement that 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. Because the site is currently developed and has been used for
agricultural and urban uses since the middle of the 1900’s, any impacts are expected to be less than
significant.
c. Affect Paleontological Resources – Less-Than-Significant Impact. The directly or indirectly destroy
a unique paleontological resource or site or unique geologic feature. The site is completely developed
and lacks any natural surfaces and contains no unique g eologic features. The City has not adopted
significant impacts threshold for these items. However, it is possible that unique paleontological
resources could be discovered during project construction, specifically during any grading or trenching
activities. The inadvertent discovery of paleontological resources has the potential to result in a
potentially significant impact. The implementation of standard condition of approval described above
will reduce any impacts to a less than significant level.
d. Disturb Human Remains – Less-Than-Significant Impact. According to Section 15064.5 of the State
CEQA Guidelines, all human remains are a significant resource. Section 15064.5 of the State CEQA
Guidelines also assigns special importance to human remains and specifies procedures to be used when
Native American remains are discovered.
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The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is the disturbance of any human remains. While there are no records that the site has ever been used
for cemetery purposes, it is possible that human remains could be discovered during project construction,
specifically during any grading or trenching activities.
The standard condition that according to Section 5097.98 of the State Public Resources Code and
Section 7050.5 of California’s Health and Safety Code, if human remains are discovered during any
construction activities, all ground-disturbing activity within fifty feet of the remains shall be halted
immediately, and the County Coroner shall be immediately notified. As a result, any impacts are
expected to be less than significant.
Mitigation Measures:
None required.
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6. G EOLOGY AN D SOILS
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
(1) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? Refer to Division of
Mines and Geology Special Publication
42. (28)
(2) Strong seismic ground shaking? (1,17)
(3) Seismic-related ground failure, including
liquefaction? (1,17)
(4) Landslides? (1,17)
b. Result in substantial soil erosion or the loss
of topsoil? (17)
c. Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
on- or off-site landslide, lateral spreading,
subsidence, liquefaction, or collapse? (17)
d. Be located on expansive soil, as defined in
Table 18-1-B of the California Building Code
(2001), creating substantial risks to life or
property? (17)
Comments:
a. (1) AP Fault Zone Surface Rupture – No Impact. The project is not located in or adjacent to an
Alquist-Priolo Special Study Zone. The closest mapped fault zones are the Calaveras and
Sargent/Castro Fault Zones located four miles to the east and four miles to the west, respectively.
The San Andreas Fault Zone is located seven miles to the west. As a result, no impacts are
expected.
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(2) Seismic Ground Shaking – Less-Than-Significant Impact with Mitigation Measures
Incorporated. The project is located in a seismically active area of central California. The Sargent,
San Andreas, and Calaveras/Hayward faults are the three most notable regional faults. T he
Calaveras Fault is located about four miles to the east of the site, while the Sargent and San
Andreas Faults are located west of the site approximately five miles and seven miles, respectively.
While each of these faults is considered to be active and have produced numerous earthquakes
with magnitudes of 6.0 and greater within the last two hundred years, the strongest earthquakes
are expected to result from the San Andreas Fault. A major earthquake could result in
considerable seismic ground shaking that could cause damage to the project or risk public safety.
The severity of seismic shaking at any given location depends on various factors, including
earthquake magnitude, distance to the causative fault, depth to bedrock, physical characteristics
of underlying soil and bedrock, and local topography. Given that the entire Bay Area could be
subject to strong seismic ground shaking during a large earthquake event, development of the
Project would not expose people or structures to any greater risks invol ving seismic ground
shaking than would other projects located in the region. While the potential for strong seismic
ground shaking cannot be completely eliminated, compliance with the requirements of the
building code and any recommendations from the required engineering geotechnical study
identified in Mitigation Measure GEO-1 will reduce any risk to a less than significant level.
(3) Liquefaction – No Impact. According to the Geotechnical Study, the on-site soils are not
potentially liquefiable soils. As a result, no impacts are expected.
(4) Landslides – No Impact. The project is located in the middle of the southern end of the Santa
Clara Valley. The on-site and adjacent slopes are generally less than one percent. The closest
slopes are a series of foothills to the Santa Cruz Mountains that are located approximately one
and half miles to the west. The tops of these foothills are approximately four to six hundred feet
above the valley floor. Given the distance and the relatively low height differen tial, no impacts
are expected.
b. Loss of Topsoil – Less Than Significant Impact. The site is virtually level with typical slopes of less
than one percent which slope toward Monterey Road. The flat nature of the site will minimize the
potential for erosion and runoff. The Municipal Code requires an erosion control plan for all new
development. The erosion control plan identifies needed measures to reduce onsite erosion and off-site
deposition during construction. As a result, any impacts will be less than significant.
c. Unstable Soil Conditions – Less Than Significant Impact. See the responses to Items 6.a(3), 6.a(4),
and 6.d.
d. Expansive Soils – Less-Than-Significant Impact with Mitigation Measures Incorporated. Expansive
soils tend to swell with increases in soil moisture and shrink as the soil moisture decreases. The volume
changes that the soils undergo in this cyclical pattern can stress and damage slabs, foundations, and
other improvements. One of the measurements of soil expansiveness is the Plasticity Index (PI). The
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PI provides a rough relationship of a soil for its potential to expand from added moisture content. In
other words it gives some indication of the amount of swelling and shrinkage that will result from
repeated wetting and drying. According to the USDA Natural Resources Conservation Survey Web
Soil Survey, the on-site soils are classified as a Pleasanton Loam. Two soil samples were analyzed for
their plasticity potential. These tests resulted PI values of 6 and 9 which indicate a low plasticity
potential. However, the Pleasanton Loam Soil has exhibited Plasticity Index values as high as 20 on
other occasions, indicating that moderately to highly expansive soils may be present at the site. PI’s
higher than 17 indicate a soil with a high plasticity potential.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
applies to sites proposed on slopes greater than ten percent and therefore does not apply to this project.
The City requires a geotechnical engineering or soils report for new development applications.
Mitigation Measure GEO-1 requires implementation of the recommendations from the geotechnical
engineering report. Implementation on the recommendations in Mitigation Measure GEO-1 will
reduce any impacts to a less than significant level.
Mitigation Measures:
GEO-1: Comply with the Recommendations of Geotechnical Engineering Report . Prior to the issuance of
any grading or building permit incorporate the recommendations of a site specific geotechnical
engineering report, as may be amended, into the construction plans and permits.
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7. G REENHOUSE G AS E MISSION S
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Generate greenhouse gas (GHG) emissions,
either directly or indirectly, that may have a
significant impact on the environment? (24)
b. Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse gases?
(24)
Comments:
a. Result in Significant GHG Emissions – Less Than Significant Impact.
The project involves the redevelopment of a developed two -acre parcel along Monterey Road.
Greenhouse Gas (GHG) emissions associated with development of the proposed project would occur
over the short-term from construction activities, consisting primarily of emissions from equipment
exhaust and worker and vendor trips. There would also be long-term operational emissions associated
with vehicular traffic within the project vicinity, energy and water usage, and solid waste disposal.
Construction Emissions
Construction of the project is estimated to emit 203 MT of CO2e over the total construction duration.
Neither the City nor the Bay Area Air Quality Management District (BAAQMD) have an adopted
threshold of significance for construction-related GHG emissions. BAAQMD encourages the
incorporation of best management practices to reduce GHG emissions during construction where
feasible and applicable. Best management practices assumed to be incorporated into constructi on of
the proposed project include, but are not limited to: using local building materials of at least 10 percent
and recycling or reusing at least 50 percent of construction waste or demolition materials. As a result,
no significant impacts are expected to occur.
Operational Emissions
For operational GHG emissions, the BAAQMD screening size is identified as 87 dwelling units for
mid-rise apartments. Since, the project proposes 78 dwelling units with a small retail or office-oriented
commercial space, it is concluded that the operational GHG emissions would not exceed the
BAAQMD significance thresholds. As a result no significant impacts are expected to occur.
b. Conflict with GHG Program Requirements – Less Than Significant Impact.
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Assembly Bill (AB) 32, the Global Warming Solutions Act of 2006, codifies the State of California’s
GHG emissions target by directing California Air Resources Board (CARB) to reduce the State’s global
warming emissions to 1990 levels by 2020. Since that time, CARB, the California Energy Commission
(CEC), the California Public Utilities Commission (CPUC), and the Building Standards Commission
have all been developing regulations that will help meet the goals of AB 32 and Executive Order S -3-
05. The Scoping Plan contains a range of GHG reduction actions, including direct regulations,
alternative compliance mechanisms, monetary and non -monetary incentives, voluntary actions, and
market-based mechanisms such as a cap-and-trade system.
The city has not adopted any significant impact thresholds for this issue. The proposed project would
not conflict or otherwise interfere with the statewide GHG reduction measures identified in CARB’s
Scoping Plan. The project would comply with requirements of the Green Building Standards Code, the
proposed building would be constructed in conformance with CALGreen and Title 24. As a result, any
impacts are expected to be less than significant.
Mitigation Measures:
None Required.
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8. H AZARDS AN D H AZARDOUS M ATERIALS
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials? (14,21)
b. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment? (14,21)
c. Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school? (14,21)
d. Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code section
65962.5 and, as a result, create a significant
hazard to the public or the environment? (37)
e. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation plan?
(1,27)
f. Expose people or structures to a significant
risk of loss, injury, or death involving
wildland fires, including where wildlands
area adjacent to urbanized areas or where
residences are intermixed with wildlands?
(35)
Comments:
a. Transport, Use, or Disposal of Hazardous Material – No Impact. The project involves the
redevelopment of a developed two-acre parcel along Monterey Road. The site is currently occupied by
a granite slab supply business and a church. The new development will include an apartment building
with some retail use on the ground floor and the project upon constructio n would not involve routine
transport, use, or disposal of hazardous materials. Site preparation and construction activities for
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project development will result in the temporary presence of potentially hazardous materials including,
but not limited to fuels and lubricants, paints, solvents, insulation, electrical wiring, and other
construction related materials onsite. However, any impact from constructions would be temporary
and would not involve routine transport, use, or disposal of hazardous materials . Furthermore, the
project would be required to comply with all existing Federal, State, and local safety regulations
governing the transportation, use, handling, storage, and disposal of potentially hazardous materials .
As a result, no impacts are anticipated.
b. Upset and accident conditions involving release of hazardous materials – Less Than Significant
Impact. The project would not involve any significant storage of hazardous materials on site or generate
hazardous waste to cause release of hazardous materials into the environment. However, the site was
previously occupied by agricultural use up to approximately 1939 and several businesses beginning after
such time that would have handled hazardous materials or generated hazardous waste,. These
businesses included a gas station, an automobile repair shop, automobile body and painting shop,
welding shop and furniture refinishing.
A Phase I Environmental Site Assessment (ESA), dated October 2015, was prepared by Earth Systems
Pacific for the project site. The purpose of this assessment was to evaluate the site for the presence of
Recognized Environmental Conditions (REC) related to the current or past use, handling, storage or
disposal of hazardous materials or petroleum products on or near the subject property. RECs include
the presence or likely presence of any hazardous substances or petroleum products, in or on the property
due to a release to the environment, under conditions indicative of a release to the environment or under
conditions that pose a material threat of a future release to the environment.
The Phase I ESA noted no RECs on adjacent properties that could adversely affect the project site,
based on site reconnaissance on September 4, 2015, and records review. The Phase I ESA did identify
a previous report from 1987 that identified potential RECs consisting of fuel and waste oil tanks, a
leaking hydraulic lift, surface oil staining, an incinerator, previous use of the site for agricultural
purposes, and potential asbestos in the acoustic ceiling materials in the church on site.
Subsequent soil sampling and testing was performed in 2000 and documented in a report entitled
‘Report of Current Environmental Status’, dated August 2000, by ETIC (and included in the Phase I
Report. Tests were undertaken in the areas of the former underground fuel storage tanks and waste oil
tank, septic leach lines, and former hydraulic lift, which was removed from the site. The soil sampling
included the stockpiled soil from the excavation of the underground fuel tanks. A ground water sample
was also collected from a boring in the area of the former underground storage tanks and tested. The
results of soil and water tests did not detect any residual petroleum hydrocarbons (specifically Total
Petroleum Hydrocarbons Gasoline or TPHg, Benzene, Toluene, Ethylbenzene, and Xylene or BTEX,
and the gasoline additive Methyl Tertiary Butyl Ether also known as MtBE) in the soil or groundwater
under the site. Tests were also conducted for lead and chromium. The re sults of these tests indicated
that the concentrations of these metals were at background concentrations, meaning that the detected
concentrations are very low similar to what can typically be found in normal soil conditions. In addition,
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two samples of the acoustic ceiling in the current church facility were also tested for asbestos. The
report documented that no asbestos was detected in the acoustic ceiling materials.
As a result the project will not create a significant a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment and any impacts are expected to be less than significant.
c. Emit or handle hazardous materials, substance or waste within one quarter mile of a school – No
Impact. A preschool/child care center is located adjacent to the site to the north. However, due to the
nature of the proposed development, hazardous emissions from the project are not expected. The project
does not involve the use, handling or transport of hazardous materials. As a result no impacts are
expected to occur.
d. Existing hazardous materials sites - No Impact. The California Department of Toxic Substances
Control (DTSC) maintains a hazardous waste and substances site list, also known as the “Cortese List.”
A government database search was performed in order to identify whether the project site or sites in the
vicinity are listed as a Cortese or a hazardous materials site. Neither the project site nor the adjacent
sites are included on the Cortese list. As a result no impacts are anticipated.
e. Impair Emergency Response Plan. – No Impact. The development proposed on the site is not expected
to impair the implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan. The project provides access to the proposed development from Monterey
Road with a gated emergency ingress/egress from Weaver Court to the rear that have been deemed
adequate for emergency access to the site by the City of Gilroy Fire Department and the project will be
required to comply with all applicable aspects of the fire code. Therefore the project will not impair or
interfere with adopted emergency response plans and will not have an impact.
f. Wildland fire hazard – No Impact. The project site is located within an urban area of the City of
Gilroy and is bounded by existing development on all sides. There are no wildlands located within or
adjacent to the project site. The project is not located in an area identified in the General Plan (Figure
8-2. Very High Fire Hazard Severity Zone, or “Mutual Threat Zone”) as a very high fire hazard severity
zone or “mutual threat zone.” Additionally, the Fire Hazards Severity Zones (FHSZ) maps published
by the California Department of Forestry and Fire Protection (CAL FIRE) do not include the site in an
FHSZ. As a result, project development will not expose people or structures to a significant risk of loss,
injury, or death involving wildland fires and no impacts are anticipated.
Mitigation Measures:
None required.
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9. H YDROLOGY AN D W ATER Q UALITY
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Violate any water quality standards or waste
discharge requirements? (14,21)
b. Substantially deplete groundwater supplies or
interfere substantially with groundwater
recharge such that there would be a net
deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., would the
production rate of preexisting nearby wells
drop to a level which would not support
existing land uses or planned uses for which
permits have been granted)? (7,21)
c. Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river in a manner that would result in
substantial erosion or siltation on- or off-site?
(21)
d. Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or substantially increase the rate or
amount of surface run-off in a manner that
would result in flooding on- or off-site?
(19,21)
e. Create or contribute run-off water, which
would exceed the capacity of existing or
planned storm water drainage systems or
provide substantial additional sources of
polluted run-off? (19)
f. Otherwise substantially degrade water
quality? (19)
g. Place housing within a 100-year flood hazard
area as mapped on Federal Flood Hazard
Boundary or Flood Insurance Rate Map or
other flood hazard delineation map? (20)
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Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
h. Place within a 100-year flood hazard area
structures, which would impede or redirect
flood flows? (20)
i. Expose people or structures to a significant
risk of loss, injury, or death involving
flooding, including flooding as a result of the
failure of a levee or dam? (1,26)
j. Would the project substantially alter the
existing drainage pattern of the site or area,
or add water features that could increase
habitat for mosquitoes and other vectors and
a potential for increased pesticide use?
(19,21)
Comments:
a. Violate Water Quality Standards - Less than Significant Impact. The project involves the
redevelopment of a developed two-acre parcel along Monterey Road. The proposed project does not
involve activities that require waste discharge requirements. The project will connect to the existing
City wastewater conveyance and treatment system and would result in a minor incremental increase in
wastewater flows. As a result any impact is expected to be less than significant. The discussion related
to the requirements of the storm water program are addressed under the discussion for Item 9.e below.
b. Deplete Groundwater Resources - Less than Significant Impact. The project involves the construction
of a mixed-use building on an existing developed two-acre parcel. The City of Gilroy relies on
groundwater from the underlying Llagas Groundwater Basin. The basin consists of sedimen tary
material sandwiched between the Santa Cruz Mountains on the west and the Diablo Range on the East.
According to the City’s Water System Master Plan, the City withdraws groundwater from underground
aquifers through nine wells with an effective production capacity of approximately 15.5 million gallons
per day. The site, though only partially paved is considered to be effectively impervious since the
unpaved areas have been substantially compacted over many years. As a result the site does not appear
to provide an opportunity for substantial groundwater recharge. The proposed project, which will be
83% impervious does not represent a substantial change from the current condition. In addition, on -
site retention basins will retain the design rainfall events which will result some potential recharge of
groundwater.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
any project that is inconsistent with the City’s Water Master Plan. Because the project is consistent
with the City’s Water Master Plan the proposed project will have a less than significant on local water
supplies.
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c,d. Alter the Existing Drainage System – No Impact. The two-acre site on Monterey Road is not adjacent
to an existing stream channel. The project is located in an area served by upon an engineered drainage
system. The closest drainage channel is the engineered Ronan Channel that carries run off into Llagas
Creek. Site drainage currently flows toward the east onto Monterey Road where it enters the existing
street and flows to the existing storm drain system and ultimately Llagas Creek. Because the project
will not alter the current drainage pattern. As a result, no impacts are anticipated.
e. Excess Run -off – No Impact. The project involves the redevelopment of an existing developed two-
acre parcel. The preliminary hydrology and stormwater quality report prepared for the project that
indicated the current site is about 66% impervious. The proposed project is expected to be about 83%
impervious. However, the design of proposed stormwater management system will result in a decrease
in the amount of run-off retention over the existing condition. As a result, no impacts are anticipated.
f. Otherwise Degrade Water Quality – No Impact. The project consists of the construction of a mixed
use residential and commercial project. The proposed uses are not expected to otherwise degrade or
affect water quality. As a result, no impacts are anticipated.
g, h. Place Structures in Floodways – No Impact. The project site is located on the west side of Monterey
Road south of the Ronan Channel, a tributary to West Llagas Creek. According to the Flood Insurance
Rate Map for this portion of Gilroy, the site and adjacent areas are not with in the 100-Year floodway
(i.e. a one percent annual probability of inundation). The existing channel for the Ronan Channel has
the capacity to handle a 100-year flood without over-topping the banks. Because the project site is not
located within the 100-Year Floodway, no impacts are anticipated.
i. Dam Inundation – Less Than Significant Impact. The project site is located on the west side of
Monterey Road north of Leavesley Road (Highway 152). Site is located within the dam inundation
areas for the Anderson Reservoir dam which is located approximately ten miles north of the site. Dam
inundation studies are normally prepared with the assumption that the lake behind the dam is full and
that the dam fails completely creating a worst-case scenario. In this worst case scenario, the site would
be inundated to a depth of approximately ten feet beginning about two hours after a complete dam
failure. According to the Santa Clara Valley Water District, the Anderson Reservoir dam is currently
undergoing seismic safety improvements. While these are occurring, water levels behind the dam are
being kept at substantially lower levels or approximately fifty -five feet below the top of the dam (or at
about two-thirds of the reservoir’s capacity). With this reduction in normal operating levels and the
very low probability of a dam failure, any impacts are expected to be less than significant. When the
seismic safety upgrades are completed it is expected that the reservoir will be used as originally designed.
With the upgraded dam and very low probability of a dam failure, any impacts are still expected to be
less than significant.
j. Create Mosquito Breeding Opportunities – No Impact. The project involves the redevelopment of an
existing developed two-acre parcel. Given the current on-site conditions, it is possible that there may
be some mosquito breeding opportunities in and around the storage areas on the rear portion of the
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property. The project does not propose to create any water impoundments or fountains that could
provide an opportunity for mosquitos to breed. Because the site will be occupied by a building and the
rest of the site will be paved or landscaped areas, the opportunity to create mosquito breeding
opportunities is limited. As a result, no impacts are anticipated.
Mitigation Measures:
None required.
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10. L AN D U SE AN D P LAN N IN G
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Physically divide an established community?
(1,15)
b. Conflict with any applicable land-use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but
not limited to, the general plan, specific plan,
zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental
effect? (1,3)
Comments:
a. Divide the Community – No Impact. The Project involves the redevelopment of a developed two-acre
parcel along Monterey Road. The project site is surrounded by fence on three sides and is currently
accessible only from Monterey Road. The Project proposes to provide a gated pedes trian connection
to Weaver Court which will better connect the site to the rest of the community by allowing pedestrians
(including elementary-age children accessing Antonio Del Buono Elementary School) a more direct
route. This proposed pedestrian access will remove some of the existing divide created by the current
perimeter fencing. As a result, the Project will not physically divide an established community and no
impacts are anticipated.
b. Conflict with Local plans – No Impact. The Project is located on a site designated for commercial
and/or high density residential uses in the General Plan, the requirements of 2015 -2023 Housing
Element, and the provisions of Municipal Code Section 30.46.40 (Density Bonus for Affordable
Housing Developments). The project is located in an urbanized portion of the City.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is a conflict with the General Plan or Zoning Ordinance. The Project is not in conflict with any
applicable land-use plan, policy, or regulation adopted to avoid, or mitigate, any environmental effects.
As a result, no impacts are anticipated.
Mitigation Measures:
None required.
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11. M INERAL R ESOURCES
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Result in loss of availability of a known
mineral resource that would be of value to
the region and the residents of the state?
(11,12)
Comments:
a. Loss of Availability of a Mineral Resource – Less Than Significant Impact. According to the
Department of Mines and Geology the project site is located in an area designated as MRZ-3.
MRZ-3 areas in valley areas are typically consist of recent (Quaternary) alluvial deposits containing
sand and gravel. But resource calculations cannot be made in these areas due to inadequate
subsurface data (either the well-log data is unavailable or the available data is inconclusive). An
area will be classified MRZ-3 if, based upon well-log data, sand and gravel are present that do not
meet the criteria for MRZ-2. The MRZ-2 designation identify areas that are known to contain
commercially viable mineral or aggregate deposits. However, even if there are deposits of sand and
gravel in this area, most is already covered with urban development and is not reasonably available
for the mining of sand and gravel.
The City has established a CEQA Significant Impact Threshold for this issue. The significance
threshold is a project within an area classified as MRZ-2. Because the site is not located in an area
classified as MRZ-2, any impacts to known mineral resources will be less than significant.
Mitigation Measures:
None required.
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12. N OISE
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Result in exposure of persons to or
generation of noise levels in excess of
standards established in the general plan?
(1,23)
b. Result in exposure of persons to or
generation of excessive ground-borne
vibration or ground borne noise levels? (1,23)
c. Result in a substantial temporary or periodic
increase in ambient noise levels in the project
vicinity above levels existing without the
project? (23)
Comments:
a. Noise Levels in Excess of Standards – Less Than Significant Impact with Mitigation Measures
Incorporated.
The project involves the redevelopment of a developed two-acre parcel along Monterey Road. As part
of the Noise Assessment prepared by Illingworth and Rodkin ambient noise measurements were taken
between April 19 and 21, 2017. While some of the ambient noise is generated by the adjacent preschool,
the surrounding single-family homes, the existing granite outlet business on the site, the Union Pacific
tracks, and small aircraft using the San Martin Airfield, the noise environment is dominated by traffic
noise from Monterey Road.
Ambient Noise
Potential noise impacts from project construction on adjacent residents and businesses as well as the
impacts on future residents were evaluated in a Noise and Vibration Assessment. According to the
Assessment, ambient community noise levels at the edge of the right-of-way along Monterey Road was
calculated to be 75 dBA Ldn. At the rear of the property, community noise levels on Weaver Court are
58 dBA Ldn. Day Night Average Noise Level or Ldn is the average equivalent sound level over a 24
hour period, which includes a penalty for noise during the nighttime hours between 10:00 p.m. and
07:00 a.m. “A” Weighted Sound Levels or dBA is a measure of t he sound pressure in decibels using
an A-weighting filter which de-emphasizes the very low and very high frequency sounds that are not
easily distinguished by the human ear.
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A significant impact would potentially occur if the permanent or cumulative traffic noise level increase
was 3 dBA Ldn or greater for future levels exceeding 60 dBA Ldn or was 5 dBA Ldn or greater for
future levels at or below 60 dBA Ldn and if the project would make a “cumulatively considerable”
contribution to the overall traffic noise increase. A cumulatively considerable contribution would be
defined as an increase of 1 dBA Ldn or more attributable sol ely to the proposed project. By way of
comparison, a 5 dBA Ldn noise increase would be expected if the project would result in a threefold
increase in the volume of traffic along Monterey Road.
Ambient noise levels at the noise-sensitive receptors in the project vicinity are represented by
measurements made on Weaver Court. To determine the effect of project-generated traffic on the
nearby existing residences, the existing plus project traffic volumes included in the traffic study by
Hexagon Transportation Consultants, Inc. were compared to the existing traffic volumes. Peak hour
traffic volumes during both AM and PM would result in an increase of 10% or less along every roadway
segment included in the study. This would result in a traffic noise increase o f less than 1 dBA Ldn.
Therefore, the project-generated traffic would not cause a significant increase at the surrounding noise-
sensitive receptors and no significant impact is anticipated.
Playground Noise
Playground noise would primarily result from activities occurring at proposed outdoor playground areas.
While hours of operation for the playground and activity area were not specified, it is assumed that
activities at this outdoor use area would occur during the daytime hours of 7:00 a.m. and 10:00 p .m.
Two sand areas for play structures are shown in the site plan, both being located along the southern
building façade behind the commercial use. Typical noise levels resulting from various playground
activities range from 59 to 67 dBA Leq at a distance of 50 feet. The nearest residence would be located
directly south of the playground area, and the distance from the center of the playground to the shared
property line would be approximately 65 feet. At this distance, playground noise would range from 5 7
to 65 dBA Leq at the nearest residential property line, assuming no mitigation. With the construction
of a sound wall identified in Mitigation Measure NOI-1, any impacts will be reduced to a less than
significant level.
Truck Loading and Unloading
Truck deliveries to the commercial land uses and trash pickup from commercial and residential land
uses would have the potential to generate noise. Two trash pickup zones and one parking spot
designated for loading were identified on the southern façade of the proposed building. While specific
delivery times were not specified by the City, restricting deliveries to the hours between 7:00 a.m. and
10:00 p.m. would limit excess noise disturbance to nearby noise -sensitive receptors. Based on the size
of the commercial land uses, smaller delivery and vendor trucks would potentially be used at the site.
Smaller delivery trucks typically generate maximum noise levels of 60 to 65 dBA Leq at a distance of
50 feet. Low speed truck noise results from a combination of eng ine, exhaust, and tire noise, as well as
the intermittent sounds of back-up alarms and releases of compressed air associated with truck/trailer
air-brakes. The noise level of backup alarms can vary depending on the type and directivity of the sound,
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but maximum noise levels are typically in the range of 65 to 75 dBA Lmax at a distance of 50 feet. The
distance from the parking spot designated loading, which is the closest parking spot to Monterey Road,
to the property line of the nearest residence to the south of the project site would be approximately 100
feet. At this distance, smaller vendor trucks would generate noise levels ranging from 59 to 64 dBA Leq,
with maximum instantaneous noise levels up to 69 dBA Lmax. Truck deliveries associated with the
proposed project would not exceed the City’s 70 dBA L10 threshold. This represents a less -than-
significant impact.
Mechanical Equipment
Chapter 41.31 of the City’s Zoning Ordinance restricts fixed noise sources to 70 dBA L10, as measured
at the property line of receiving residential land uses. Existing residential land uses are adjacent to the
project site to the north, to the west, and to the south towards the rear of the parcel.
The project’s site plan indicates that a power generator and transformer would be located in the
northeast corner of the project site. The seven-foot masonry sound wall indicated along the shared
northern property line with the preschool/day care center would provide some shielding for the adjacent
residential land uses. Power generators are typically used during emergency power outages and/or
during routine checks, which occur monthly or bi-monthly. Typical noise levels for a generator would
be about 78 dBA Leq at a distance of 50 feet. The nearest residential property line would be
approximately 175 feet west of the unit. At this distance and assuming 5 dBA reduction from the
proposed seven-foot masonry sound wall, the generator and transformer would generate noise levels of
about 62 dBA Leq at the property line of the nearest residence. This represents a less-than-significant
impact.
The proposed project would also include mechanical equipment, such as heating, ventilation, and air
conditioning systems. Information regarding the number, type, and size of the mechanical equipment
units to be used in the proposed project was not available at the time of this study. According to the site
plan, mechanical and utility rooms would be located on the ground floor in the southeast corner of the
building and just north of the western edge of the proposed playground area. Approximately 70
condensing units were indicated on the rooftop, as well. Each of the condensing units would be set back
from the edge of the building by approximately 10 to 30 feet. The equipment located within the building
structure would not be audible on the exterior of the building. However, rooftop equipment may affect
the surrounding land uses.
Typical air conditioning units and heat pumps for apartment complexes would be about 60 dBA Leq at
a distance of 50 feet. The western part of the building would have residential units on levels 2 and 3;
therefore, the roof would be elevated approximately 34 feet above the ground. Since the nearest
residences surround this portion of the site, the units located on this part of the roof would result in the
worst-case scenario. The nearest residential property lines would be located approximately 45 feet from
the western, northern, and southern building façades. Two condensing units are located 10 feet from
the western building façade and 30 feet from the southern façade. Therefore, the estimated noise levels
for rooftop mechanical equipment would be less than 50 dBA Leq at the property lines of the residences
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to the west and to the south of the project site. Four condensing units are located 25 feet from the
northern building façade. The estimated noise levels for rooftop mechanical equipment would be 51
dBA Leq at the property line of the residences to the north of the project site. Since the estimated
mechanical equipment noise would be less than the City’s 70 dBA L10 threshold at the nearby
residences, mechanical equipment noise from the proposed project is not expected to result in a
significant impact at off-site receptors. This represents a less-than-significant impact.
Exterior Noise
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is the outdoor and indoor noise levels in excess of the standards contained in General Plan Policy 26.02
and General Plan Figure 8-3. This policy specifically addresses noise level increases on a project level
basis. The City of Gilroy General Plan has established an exterior noise standard for residential land
uses of 60 dBA Ldn and an interior residential noise standard of 45 dBA Ldn. In addition, construction
related noise is expected is required to comply with the provisions of Title 16 of the Gilroy Municipal
Code which limits the type of equipment and the hours of construction.
According to the site plan, common outdoor use areas associated with the proposed residential
component of the project would include a ground level playground with an outdoor barbeque area and
a community roof terrace on the 5th level.
The playground and barbeque area would be located behind the commercial building. Wh ile this
outdoor use area would be partially shielded from traffic along Monterey Road by the intervening
project building, there would be some exposure to traffic noise along the southern boundary of the
playground and barbeque area. Since this outdoor use area is located on the southern building façade,
the proposed building would provide shielding from the playground noise associated with the adjacent
preschool/day care center. Assuming partial shielding from the proposed building, the future exterior
noise levels would range from 63 dBA Ldn at the center of the outdoor use area to 64 dBA Ldn at the
southeastern corner.
The roof terrace would be located on the fifth floor, on the western façade of the proposed building.
Due to the orientation of the site and proposed building, the northern and southern edges of the roof
terrace would have direct line-of-sight to Monterey Road traffic. In addition to traffic noise, the roof
terrace would also be exposed to noise from the playground on the adjacent proper ty. Due to the
orientation of the building and the elevation above the ground, the center and southern half of the
terrace would be shielded from the playground noise; however, the northern edge of the terrace would
have direct line-of-sight, with setbacks from the center of the playground ranging from 105 to 130 feet.
Combining the playground noise levels at these distances with the traffic noise levels estimated at the
setbacks and elevation of the roof terrace, the future exterior noise levels would rang e from 61 to 63
dBA Ldn along the southern edge and from 64 to 65 dBA Ldn along the northern edge. However, the
center of the terrace, which is where the majority of the outdoor use would occur, would be shielded
from the traffic noise by the intervening building and partially shielded from the playground noise due
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to the elevation of the outdoor use area. At the center of the roof terrace, future exterior noise levels
would be 60 dBA Ldn.
While noise along the northern edge and in the southeastern corner of the roof terrace would exceed
the 60 dBA Ldn limit, future exterior noise levels towards the center of the outdoor use area would be
at or below 60 dBA Ldn. Since this is where most outdoor activities would occur, the roof terrace would
be compatible with the future noise environment at the site and would not require additional noise
control. This represents a less-than-significant impact.
Interior Noise
All of the residential apartment units would be located on floors two through five. The exterior -facing
residential units located along the east facing (front) building façade would have direct line -of-sight to
Monterey Road. This façade is setback from the centerline of Monterey Road by approximately 85 feet.
At this distance, the exterior-facing units would be exposed to future exterior noise levels of 75 dBA
Ldn.
The northern building façade has setbacks ranging from 85 to 450 feet. The exterior-facing units along
the northern building façade would be exposed to future exterior noise levels from und er 60 to 75 dBA
Ldn. While the units along the southern façade would have setbacks ranging from 85 to 475 feet, some
of these units would also be partially shielded from traffic noise due to the orientation of the proposed
building. These units would also be exposed to future exterior noise levels from below 60 to 75 dBA
Ldn.
Standard residential construction provides approximately 15 dBA of exterior -to-interior noise reduction,
assuming the windows are partially open for ventilation. Standard construction with the windows
closed provides approximately 20 to 25 dBA of noise reduction in interior spaces. Where exterior noise
levels range from 60 to 65 dBA Ldn, the inclusion of adequate forced-air mechanical ventilation is often
the method selected to reduce interior noise levels to acceptable levels by closing the windows to control
noise. Where noise levels exceed 65 dBA Ldn, forced-air mechanical ventilation systems and sound-
rated construction methods are normally required. Such methods or materials may inc lude a
combination of smaller window and door sizes as a percentage of the total building façade facing the
noise source, sound-rated windows and doors, or sound rated exterior wall assemblies with mechanical
ventilation so windows may be kept closed at the occupant’s discretion.
The Noise and Vibration Assessment identified the need for higher STC rated windows for nine units
on each building floor. All five of the units with windows on the front of building would need STC
ratings of between 33 and 35. The three units along the north elevation back from the northeast corner
of the building, and the first unit on the south elevation would need windows with STC ratings of 30.
This recommendation has provided the foundation for Mitigation Measure NOI-2. With the use of
windows with higher STC ratings, any impacts will be reduced to a less than significant level.
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The performance method enforced in the Cal Green Code requires that interior noise levels be
maintained at 50 dBA Leq(1-hr) or less during hours of operation at the proposed uses. Additionally,
the City of Gilroy requires interior noise levels to be maintained at or below 61 dBA Ldn.
The proposed ground floor commercial uses which face Monterey Road would also be exposed to future
exterior noise levels of 75 dBA Ldn, ranging from 68 to 75 Leq(1-hr) during daytime operational hours.
Standard construction materials for commercial uses would provide at least 25 dBA of noise reduction
in interior spaces. This anticipated noise reduction in combination with forced-air mechanical
ventilation, the interior noise levels at the proposed commercial uses would be below 50 dBA Ldn and
would be at or below 50 dBA Leq(1-hr). For the proposed project, forced-air mechanical ventilation
would be required to satisfy the Cal Green Code threshold; however, no further noise insulation features
would be required.
b. Exposure to Excessive Vibration – Less Than Significant Impact with Mitigation Measures
Incorporated.
The project involves the redevelopment of a two-acre parcel along Monterey Road. Except for the used
car dealership and preschool adjacent to Monterey Road most of the site surrounded by single family
residential development. The site is also located across Monterey Road from railroad tracks operated
by Union Pacific. These tracks are also used by Amtrak and Caltrain to provide passenger service.
Groundborne Vibration from Project Construction
According to the Noise and Vibration Assessment prepared for the project construction of the project
may generate vibration when heavy equipment or impact tools (e.g. jackhammers, hoe rams) are used.
Construction activities would include grading, foundation work, paving, and new building framing and
finishing. According to the equipment list provided at the time of this study, pile driving, which can
cause excessive vibration, is not expected for this project.
For structural damage, the California Department of Transportation recommends a vibration limit of
0.5 in/sec Peak Particle Velocity (PPV) for buildings structurally sound and designed to modern
engineering standards, 0.3 in/sec PPV for buildings that are found to be structurally sound but where
structural damage is a concern, and a conservative limit of 0.08 in/sec PPV for ancient buildings or
buildings that are documented to be structurally weakened. No known ancient buildings or buildings
that are documented to be structurally weakened adjoin the project area. Therefore, conservatively,
groundborne vibration levels exceeding 0.3 in/sec PPV could have the potential to result in a significant
vibration impact.
Project construction activities, such as drilling, the use of jackhammers, rock drills and other high-power
or vibratory tools, and rolling stock equipment (tracked vehicles, compactors, etc.), may genera te
substantial vibration in the immediate vicinity. Vibration levels can vary depending on soil conditions,
construction methods, and equipment used. Most of the construction activities associated with the
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proposed mixed-use building are located at least 50 feet from the nearest residential structures. At this
distance, construction equipment would generate vibration levels of 0.1 in/sec PPV.
The preschool/day care center located to the north of the site would be approximately 20 feet from the
shared property line. At this distance, vibration levels would be up to 0.27 in/sec PPV , below the 0.3
in/sec PPV. The used car lot to the south of the site also has two buildings located on the lot; the nearest
commercial building is approximately 40 feet south of the shared property line, and at this distance,
vibration levels would be up to 0.13 in/sec PPV. If heavy equipment will be used along the shared
property lines, vibration levels could be up to 0.37 in/sec PPV at 15 feet, up to 0.58 in/sec PPV at 10
feet, and up to 0.74 in/sec PPV at 8 feet.
There are four structures located closer than 20 feet from property line. One is on the west side and
three on the south side of the project site. The distances of these structures range from 5 feet to 12 feet
from the shared property line. Construction of the proposed project could potentially generate vibration
levels of 0.3 in/sec PPV to one or more to these structures. This is a potentially significant impact.
However, with the implementation of Mitigation Measure NOI-3, any impacts are expected to be less
than significant.
Groundborne Vibration from Railroad Operations
In 2015 observations and measurements were made to evaluate the vibrational effects of train traffic
along this section of the railroad tracks south of the project site. On average there are between ten and
fourteen freight and passenger trains per day, on average along this section of the Union Pacific tracks.
Measurements were taken at points 120 feet and 165 feet from the tracks. At the monitored 165-foot
location, the Amtrak and freight trains resulted in maximum overall levels ranging from 53 to 56 VdB.
The distance between the railroad tracks and the front of the proposed building is approximately 160
feet. Because of the similarities in the setting and distances to the tracks, the 2015 analysis is a
reasonable analog for the effects of train traffic on the project.
The City does not have significance thresholds for this issue. Consequently, this Initial Study is using
criteria proposed by the Federal Transit Administration (FTA) for groundborne vibrations. The FTA’s
criteria identifies three land use categories and three vibrational event (train traffic) categories. The
three land use categories are (1) buildings where vibration would interfere with interior operations (e.g.
vibration sensitive manufacturing or research uses), (2) residences and buildings where people normally
sleep, and (3) institutional land uses with primarily daytime use. The frequency of train use categories
are: 71 or more vibrations events per day, 70 to 30 events per day, and less than 30 events per day.
Using these criteria the Monterey Road project would be a Category 2 Land Use with less than 30
vibration events per day. For these land uses an impact threshold of 80 VdB is proposed. Because the
measured vibrations are well below 80dVB, no vibration impacts related to the operation of the existing
railroad track are anticipated.
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c. Temporary or Periodic Increase in Ambient Noise – Less Than Significant Impact.
The project involves the redevelopment of a developed two-acre parcel along Monterey Road. The
project includes the demolition of the existing structures and facilities and the construction of a three to
five story missed use building with associated parking and landscaping.
Noise impacts resulting from construction depend upon the noise generated by various pieces of
construction equipment, the timing and duration of noise-generating activities, and the distance
between construction noise sources and noise-sensitive areas. Construction noise impacts primarily
result when construction activities occur during noise-sensitive times of the day (e.g., early morning,
evening, or nighttime hours), the construction occurs in areas immediately adjoining noise-sensitive
land uses, or when construction lasts over extended periods of time. Construction for the proposed
project is expected to last for approximately thirteen months.
Chapter 16 of the City of Gilroy Municipal Code limits the allowable constr uction hours to between
7:00 a.m. and 7:00 p.m. on weekdays and between 9:00 a.m. and 7:00 p.m. on Saturdays. Construction
is prohibited on Sundays and City holidays. It is assumed that the proposed project would limit
construction activity to these allowable construction hours. Under this assumption, the proposed project
would be in compliance with the City’s General Plan and Municipal Code during construction activities.
Once the project is completed and occupied, it is expected have a similar noise prof ile as the existing
adjacent commercial and residential uses. Chapter 30 of the City’s zoning ordinance also contains
quantitative noise limits for noise sources within the City of Gilroy based on the land use of the property
receiving the noise. The noise ordinance establishes acceptable exterior noise levels and exemptions
from the ordinance for special activities, such as emergency work and refuse and recycling collection.
Special noise limits are also established for certain noise-generating activities.
In addition to the provisions of the Municipal Code and the implementation of Mitigation Measures
NOI-4 and NOI-5, any impacts from construction noise are expected to be less than significant.
Mitigation Measures:
NOI-1. Reduce Off-site Noise Levels. Prior to building occupancy, the developer shall construct a five foot
tall sound wall along a portion of the southern property line. At a minimum the sound wall needs to
begin 85 feet from the centerline of Monterey Road and continue for 200 feet.
NOI-2. Noise Insulation to Reduce Interior Noise Levels. Prior to the issuance of a building permit, a report
by a qualified acoustical expert shall be submitted to the City to ensure that interior noise levels within
residences do not exceed 45 dBA Ldn. Noise reduction measures may include a suitable form of forced-
air mechanical ventilation, and windows and doors with higher STC ratings. The recommendations of
the report shall be incorporated into the approved construction plan set.
NOI-3. Reduction of Groundborne Vibration during Construction. The use of alternative equipment and
construction techniques are possible means for minimizing the vibration impacts to existing nearby
structures. Prior to the issue of any permit for site preparation or gradi ng the developer shall submit a
report documenting the type of equipment to be used in site construction with thirty feet of the property
line. If the size and type of the proposed equipment has the potential to cause damage to any existing
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structure, based upon information contained in Table 9 of the Noise and Vibration Assessment or other
reliable information, the following shall be implemented.
a. The contractor shall alert heavy equipment operators to the close proximity of the adjacent
structures along the northern, western, and southern boundaries so they can exercise extra care.
The contractor shall prohibit the use of techniques involving substantial vibration, such as
vibratory rollers, the dropping of heavy equipment, large drilling machines, a nd large
bulldozers, within 20 feet of the northern, western, and southern boundaries. Smaller, portable
equipment should be used in place of the heavier equipment.
b. The contractor shall retain a qualified firm to conduct a pre - and post-construction cosmetic
crack survey of the buildings adjacent to the northern, western, and southern boundaries and
shall repair any cosmetic damage attributable to project construction activities. If the property
owner does not allow the pre- and/or post-construction survey to occur, this measure shall be
deemed to have been satisfied.
NOI-4.Reduction of Construction-Related Noise. In addition to the provisions of the City Municipal Code
relating construction noise, the developer shall prepare a construction noise contr ol plan for
incorporation into the approved building permit plan set, including, but not limited to, the following
available controls:
a. Construct temporary noise barriers, where feasible, to screen stationary noise -generating
equipment. Temporary noise barrier fences would provide a 5 dBA noise reduction if the noise
barrier interrupts the line-of-sight between the noise source and receptor and if the barrier is
constructed in a manner that eliminates any cracks or gaps.
b. Equip all internal combustion engine-driven equipment with intake and exhaust mufflers that
are in good condition and appropriate for the equipment.
c. Unnecessary idling of internal combustion engines should be strictly prohibited.
d. Locate stationary noise-generating equipment, such as air compressors or portable power
generators, as far as possible from sensitive receptors as feasible. If they must be located near
receptors, adequate muffling (with enclosures where feasible and appropriate) shall be used to
reduce noise levels at the adjacent sensitive receptors. Any enclosure openings or venting shall
face away from sensitive receptors.
e. Utilize quieter models of air compressors and other stationary noise sources where technology
exists.
f. Construction staging areas shall be established at locations that will create the greatest distance
between the construction-related noise sources and noise-sensitive receptors nearest the project
site during all project construction.
g. Locate material stockpiles, as well as maintenance/equipment staging and parking areas, as far
as feasible from residential receptors.
h. Control noise from construction workers’ radios to a point where they are not audible at
existing residences bordering the project site.
i. The contractor shall prepare a detailed construction schedule for major noise-generating
construction activities. The construction plan shall identify a procedure for coordination with
adjacent residential land uses so that construction activities can be scheduled to minimize noise
disturbance.
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NOI-5.Disturbance Coordinator. 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. Conspicuously post a 24-hour telephone number for the
disturbance coordinator at the construction site and include in it the notice sent to neighbors regarding
the construction schedule.
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13. P OPULATION AND H OUSIN G
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Induce substantial population growth in an
area, either directly (e.g., by proposing new
homes and businesses) or indirectly (e.g.,
through extension of roads or other
infrastructure)? (14,15,21)
b. Displace substantial numbers of existing
housing or people, necessitating the
construction of replacement housing
elsewhere? (13,21)
Comments:
a. Population Growth – Less Than Significant Impact. The Project involves the redevelopment of a
developed two-acre parcel along Monterey Road and the addition of 78 residential units within the City.
According to the State Department of Finance, the January 2017 population was 55,936 with an average
household size of 3.52 persons per household. Based upon this information, the Project could result in
an increase in the population of Gilroy by 275 people.
The City has established a CEQA Significant Impact Threshold for this issue. The significance
thresholds are densities greater than currently established by the General Plan or the extending
infrastructure that may encourage growth into areas not planned for growth. In 2020 the General Plan
envisioned that the City population would be between 60,500 and 62,500. A comparison of the City
population envisioned by the General Plan and actual population from the US Census is provided below
in Table 13-1. As shown below the project is consistent with the population growth envisioned in the
General Plan and the EIR for General Plan.
Table 13-1 General Plan Population Projection Comparisons
Year
General Plan
Population Projection
Actual
Population
Actual Population
Data Source
2010 52,500 48,015 U.S. Census
2015 56,500 51,649 American Community Survey,
Bureau of the Census
2020 60,500 – 62,500 ---------- ---
The density of the project is thirty-eight units per acre. This density is consistent with the provisions of
the General Plan as they relate to projects which incorporate affordable housing units. Also the project
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site is a previously developed site located within the urban growth boundary. As a result, any impacts
from the additional population were anticipated in the adoption of the General Plan and any impacts
are less than significant.
b. Displace Housing or People – No Impact. The Project involves the redevelopment of a two-acre parcel
along Monterey Road that is currently occupied with a religious institution and granite business. There
are currently no residential units on -site. As a result, no housing units or people will be displaced by
the Project and no impacts are anticipated.
Mitigation Measures:
None required.
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14. P UBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with the provision of or need for new
or physically altered governmental facilities, the construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any
of the following public services:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Fire protection? ( )
b. Police protection? ( )
c. Schools? (25)
d. Parks? ( )
e. Other Public Facilities? ( )
Comments:
a,b,d,e. City Services – Less Than Significant Impact. The City of Gilroy provides fire, police, parks, and
other general municipal services. The project involves the redevelopment of a developed two-acre
parcel along Monterey Road and involves a change in land use from commercial and institutional to
mixed-use commercial and residential. According to the analysis in Section 13, the project is estimated
to add an additional 275 residents to the City, or about one-half of one percent of the current population.
This increase in City-residents will result in an incremental increase in the demand for all of the public
services provided by the City of Gilroy.
The City has established a CEQA Significant Impact Threshold for these issues. The significance
thresholds are increases in response times for fire and police services, and the lack of dedication or
contribution for park land.
The fire station located nearest to the Project site is the Las Animas Station, approximately 1.1 road
miles from the site, at 8383 Wren Avenue. The Sunrise Station, at 874 Sunrise Drive, is only a little
farther away and could also provide fire services to the project site. The Police Department is located
7301 Hanna Street, next door to city hall, approximately 1.9 travel miles south of the project site.
Because the site is located within the existing urbanized area, the response times for the emergency fire
and police services are not expected to significantly change. City hall, located at 7351 Rosanna Street,
contains the offices which provide the other municipal services provided by the City. The site is located
approximately one-half mile from Las Animas Park. Las Animas Park provides a full range of
recreational amenities including athletic fields, tennis courts, skateboard park, playground, dog park,
and walking trails. The City of Gilroy collects development impact fees for public facilities, water
system, sewer, traffic, street trees, and storm drains. The City also collects in -lieu parkland dedication
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fees for new development. All of these impact fees address the incremental need for additional facilities.
The maintenance of the response times for police and fire services, the payment of the established
development impact fees, and the current city services and facilities will mitigate the impacts of the
project on public services to a less than significant level.
c. Schools – Less Than Significant Impact. The Gilroy Unified School District provides K-12 education
and includes areas outside of the City limits. The project involves the redevelopment of a developed
two-acre parcel along Monterey Road and would generate additional students from the sixty-nine
market rate and nine below market rate housing units. As part of the District’s development impact fee
for the construction of school facilities, GUSD collects Level 1 Fees, as authorized by Government
Code Section 65995, to construct new school facilities. As part of the process of establishing this fee,
the District developed student generation rates by housing type. The payment of these fees mitigates
the impact on school facilities created by new residential units and commercial and industrial buildings.
The student generation rates within the Gilroy Unified School District for multiple family and below
market rate housing units are provided below in Table 14-1.
Table 14-1 Gilroy USD Student Generation Rates
Student Generation Rate (per unit )
Housing Types K - 5 6 - 8 9 - 12 K - 12
Multi-Family Units 0.06 0.05 0.06 0.17
Below Market Rate Units 0.40 0.12 0.04 0.56
Based upon the District’s student generation rate and the number of project residential units, the
construction of the Monterey Apartments project will generate approximately eight additional
elementary school students, five additional middle school students, and five additional high school
students.
The City has established a CEQA Significant Impact Threshold for these issues. The significance
thresholds are the lack of a site dedication or the payment of the required impact fee. Because the
project is subject to the payment of statutory school impact fees to offset any cumulative impacts on the
school system in accordance to California Education Code 17620 no significant impacts will occur to
school facilities and no mitigation measures, beyond the payment of the mandatory school fees is
required.
Mitigation Measures:
None required.
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15. T RAN SPORTATION /T RAFFIC
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Conflict with an applicable plan, ordinance
or policy establishing measures of
effectiveness for the performance of the
circulation system, taking into account all
modes of transportation including mass
transit and non-motorized travel and relevant
components of the circulation system,
including but not limited to intersections,
streets, highways and freeways, pedestrian
and bicycle paths, and mass transit? (1,27)
b. Conflict with an applicable congestion
management program, including, but not
limited to level of service standards and
travel demand measures, or other standards
established by the county congestion
management agency for designated roads or
highways? (27)
c. Substantially increase hazards due to a
design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)? (27)
d. Result in inadequate emergency access? (27)
e. Result in inadequate parking capacity? (27)
f. Conflict with any City of Gilroy General
Plan Transportation and Circulation Element
policies? (1,27)
Comments:
a. Conflict with the Effectiveness of the Transportation System – Less Than Significant. The project
involves the redevelopment of a developed two-acre parcel along Monterey Road. The Traffic Impact
Analysis (TIA) prepared by Hexagon Transportation Consultants analyzed five key intersections
around the project site. These key intersection are depicted in Figure 7. The analysis in the TI A is
based upon traffic counts conducted in January 2017.
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Figure 7 Traffic Study Intersections.
Source: Monterey Apartments Development Traffic Impact Analysis, 2017.
The TIA compared traffic volumes for the following scenarios.
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Existing Conditions with and without the Project. Existing peak-hour traffic volumes on the
existing roadway network with the addition of traffic generated by the proposed project if the project
were open and operating today.
Background Conditions with and without the Project. Background traffic volumes were estimated
by adding to existing peak-hour volumes the projected trips from approved but not yet constructed
developments in the study area.
Cumulative Conditions with and without the Project. Cumulative condit ions represent future
traffic volumes on the future transportation network that would result from traffic growth projected
to occur due to proposed but not yet approved (proposed or pending) development projects.
The City has established a CEQA Significant Impact Threshold for signalized intersections with
General Plan criteria of LOS C.
o For these intersections that are already operating at LOS D, a potentially significant impact
would occur if a project increases the average delay more than 2.0 seconds or more.
o For signalized intersections already operating at unacceptable LOS E or F, a potentially
significant impact would occur if a project increases the average delay by 1.0 second or more.
An increase in average delay of less than one second is well within variations in delay
experienced on a day-to-day basis and is not discernible by the motoring public.
Exiting Conditions
Table 15-1 summarizes the results of the analysis of existing traffic conditions with and without the
proposed project. As depicted in Table 15-1, the changes in the average delay are minimal with minor
variation of one-tenth of a second and are generally indiscernible to the general public. Consequently,
additional vehicle trips from the Project will not have a discernable impact on peak hour traffic and will
not result in a significant impact.
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Table 15-1. Comparison of Existing Traffic Conditions
STUDY INTERSECTION
PEAK
HOUR
EXISTING
WITHOUT PROJECT
EXISTING
WITH PROJECT
CHG. AVG. DELAY LOS AVG. DELAY LOS
1. Monterey Rd. and
Masten Ave./Fitzgerald Ave.
AM 30.9 Sec. C 30.9 Sec. C 0.0
PM 43.3 Sec. D 43.4 Sec. D +0.1
2. Monterey Rd. and
Farrell Ave.
AM 16.0 Sec. B 16.1 Sec. B +0.1
PM 9.7 Sec. A 9.6 Sec. A -0.1
3. Monterey Rd. and
Las Animas Ave.
AM 14.6 Sec. B 14.6 Sec. B 0.0
PM 13.3 Sec. B 13.3 Sec. B 0.0
4. Monterey Rd. and
Leaveley Rd./Welburn Ave.
AM 27.1 Sec. C 27.2 Sec. C +0.1
PM 29.1 Sec. C 29.2 Sec. C +0.1
5. Leaveley Rd. and
Murray Ave.
AM 25.4 Sec. C 25.3 Sec. C -0.1
PM 29.1 Sec. C 29.1 Sec. C 0.0
Background Conditions
Table 15-2 summarizes the results of the analysis of the background traffic conditions with and without
the proposed project. As depicted in Table 15-2, the changes in the average intersection delays are
minimal, indiscernible to the general public. Consequently, additional vehicle trips from the Project
will not have a discernable impact on peak hour traffic and will not result in a significant impact.
Table 15-2. Comparison of Background Traffic Conditions
STUDY INTERSECTION
PEAK
HOUR
BACKGROUND
WITHOUT PROJECT
BACKGROUND
WITH PROJECT
CHG. AVG. DELAY LOS AVG. DELAY LOS
1 Monterey Rd. and
Masten Ave./Fitzgerald Ave.
AM 59.2 Sec. E 59.2 Sec. E 0.0
PM 76.4 Sec. F 76.6 Sec. E +0.2
2. Monterey Rd. and
Farrell Ave.
AM 16.1 Sec. B 15.8 Sec. B -0.3
PM 9.7 Sec. A 9.6 Sec. A -0.1
3. Monterey Rd. and
Las Animas Ave.
AM 14.7 Sec. B 14.6 Sec. B -0.1
PM 13.4 Sec. B 13.4 Sec. B 0.0
4. Monterey Rd. and
Leaveley Rd./Welburn Ave.
AM 27.9 Sec. C 28.0 Sec. C +0.1
PM 30.1 Sec. C 30.2 Sec. C +0.1
5. Leaveley Rd. and
Murray Ave.
AM 24.8 Sec. C 24.8 Sec. C 0.0
PM 29.6 Sec. C 29.5 Sec. C -0.1
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Cumulative Conditions
Table 15-3 summarizes the results of the analysis of the background traffic conditions with and without
the proposed project. As depicted in Table 15-3, most of the changes in the average delay are minimal,
indiscernible to the general public. Consequently, additional vehicle trips from the Project will not have
a discernable impact on peak hour traffic and will not result in a significant impact.
Table 15-3. Comparison of Cumulative Traffic Conditions
STUDY INTERSECTION
PEAK
HOUR
CUMULATIVE
WITHOUT PROJECT
CUMULATIVE
WITH PROJECT
CHG. AVG. DELAY LOS AVG. DELAY LOS
1. Monterey Rd. and
Masten Ave./Fitzgerald Ave.
AM 66.0 Sec. E 66.0 Sec. E 0.0
PM 89.3 Sec. F 89.6 Sec. F +0.3
2. Monterey Rd. and
Farrell Ave.
AM 16.0 Sec. B 15.9 Sec. B -0.1
PM 9.0 Sec. A 9.0 Sec. A 0.0
3. Monterey Rd. and
Las Animas Ave.
AM 14.3 Sec. B 14.3 Sec. B 0.0
PM 13.1 Sec. B 13.1 Sec. B 0.0
4. Monterey Rd. and
Leaveley Rd./Welburn Ave.
AM 30.1 Sec. C 30.2 Sec. C +0.1
PM 35.0 Sec. D 35.2 Sec. D +0.2
5. Leaveley Rd. and
Murray Ave.
AM 24.2 Sec. C 24.2 Sec. C 0.0
PM 29.4 Sec. C 29.4 Sec. C 0.0
None of the Levels of Service at the studied intersections, both with and without the Project, exceed the
General Plan goals. In addition, prior to the issuance of a building permit the owner or designee shall
pay the applicable Traffic Impact Fee as a fair-share contribution toward improvements to the
circulation system. As a result no significant impacts are anticipated.
b. Conflicts with Congestion Management Program – Less Than Significant Impact. The project is
located on the west side of Monterey Road north of Leavesley Road. The closest Congestion
Management Program (CMP) roadways are US 101 and State Route 152. Monterey Road intersects
State Route 152 approximately two thirds of a mile south of the project site. According to the TIA, the
project will have negligible effect on local CMP network roadways, Leavesley Road (SR 152) at the
intersection with Monterey Road with changes in delay of approximately one tenth of a second. As a
result, no significant impacts are expected to occur. The City has not established CEQA Significant
Impact Thresholds for this issue.
c. Increased Road Safety Hazards – Less Than Significant Impact. The project is a
residential/commercial mixed-use on a previously developed site in an urbanized portion of the
community. The current project accesses Monterey Road through two existing driveways. The project
maintain the two driveways accessing Monterey Road. The project also does not involve the
construction of new roadways or alterations to the existing road network. The Traffic Impact Analysis
did not identify any road safety hazards along Monterey Road.
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The City has established a CEQA Significant Impact Threshold for these issues. The significance
threshold is the creation of traffic conflicts associated with left and right turn vehicles that conform to
the warrants for left and right turn lanes (as defined by Caltrans’ Guidelines for Reconstruction of
Intersections). Because no turning conflicts were identified, no significant impacts are expected to occur.
d. In adequate Emergency Access – No Impact. The project will access Monterey Road via two driveways
located on either side of the building. In addition, there will be an emergency access from the rear of
the site to Weaver Court. This access will be usable by the Police and Fire Departments and will ensure
adequate emergency access.
The City has established a CEQA Significant Impact Threshold for these issues. The significance
threshold is inadequate emergency access as determined by the City Code or the City Engineer. Because
the project will have two driveways onto Monterey Road and a potential emergency access point to
Weaver Court, as a result no impacts are anticipated.
e. Inadequate Parking Capacity – Less Than Significant Impact. The proposed mixed use project would
provide onsite parking spaces consistent with the provisions of the California Government Code and
the City of Gilroy Parking requirements. The project is required to provide 167 parking spaces (149 for
the residential component and 18 for the retail component), and according to the project plans the
project is providing 170 parking spaces. If additional parking is needed, on-street parking along Weaver
Court is also possible.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is insufficient parking capacity per City Code. Because the project is providing more parking spaces
that required, no significant impact is anticipated.
f. Conflict with Local Transportation Plans – Less than Significant Impact. The project involves the
construction of a mixed-use development on a two-acre parcel along Monterey Road that includes
existing structures. The General Plan contains twelve policies related to traffic circulation and parking,
four policies related to transit, and six policies related to bicycle and pedestrian circulation. The project
directly supports four of these policies and is not in conflict with the remaining Transportation and
Circulation Element policies. The policies that will be implemented by the project include:
“Policy 12.08 Standard Level of Service. Maintain traffic conditions at LOS C or better at
Gilroy intersections and roadways, allowing some commercial and industrial areas 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.”
The additional traffic generated by the Project will not change the underlying Levels of Service
at the evaluated intersections. The project supports this General Plan policy.
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“Policy 12.10 – Land Use and Congestion . Promote land use planning that helps reduce
automobile trips. In particular, strive for a balance of jobs and housing in future development
to provide Gilroy residents the opportunity to work within Gilroy, and reduce long distance
commuting both to and from Gilroy. The jobs-housing balance must strive for parity in the
total number of jobs to the total number of housing units, as well as in the salary ranges of jobs
compared to the costs of housing prices and rents.”
Through the integration of residential and commercial land uses, and the pedestrian access to
Weaver Court to encourage children living in the project to walk to school. The project
supports this General Plan policy.
“Policy 12.11 On-site Parking. Ensure adequate on-site parking in new developments to meet
the needs of residents, employees, and patrons, in keeping with the requirements of the City’s
Zoning Ordinance.”
As previously discussed under Item 15.e, the project is providing an adequate number of
parking spaces. The project supports this General Plan policy.
“Policy 14.01 Non-Auto Modes of Travel. Emphasize non-auto travel modes of
transportation as a key strategy for achieving air quality goals. For example, encourage bicycle
riding to school from an early age by providing safer bikeways between residential areas and
schools and encourage the schools to provide secured bike racks and/or lockers.”
The pedestrian/emergency access to Weaver Court can encourage children living in the project
to walk or bike to school. The project supports this General Plan policy.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is a conflict with any of the General Plan policies. Because no General Plan policy -level impacts have
been identified, no impacts with the policies in the Transportation and Circulation Element are expected
to occur.
Mitigation Measures:
None required.
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16. T RIBAL C ULTURAL R ESOURCES
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, as defined
in Public Resources Code Section 21074, and that is:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Listed or eligible for listing in the California
Register of Historic Resources, or in a local
register of historic resources as defined in
Public Resources Code section 5020.1(k)?
(31,38)
b. A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to
criteria set forth in subdivision (c) of Public
Resources Code section 5024.1. In applying
the criteria set forth in subdivision (c), the
lead agency shall consider the significance of
the resource to a California Nation American
tribe. (31,38)
Comments:
a, b. All – No Impact. The project involves the construction of a mixed-use development on a developed
two-acre parcel along Monterey Road. Public Resources Code Section 21074 describes a tribal cultural
resource as sites, features, places, cultural landscapes, sacred places, and objects with cultural value to
a California Native American tribe that are either eligible to be included or determined to be eligible for
inclusion in the California Register of Historical Resources or a local register of historical resources.
The site does not contain a listed or previously identified historic resource. In addition, as part of the
process of complying Assembly Bill 52, local tribal representatives on file with the Native American
Heritage Commission were also contacted. None of the representatives identified any tribal cultural
resources on the project site. Because the site does not contain any of the applicable resources, no
impacts are anticipated.
Mitigation Measures:
None required.
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17. U TILITIES AN D SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Exceed wastewater treatment requirements
of the applicable Regional Water Quality
Control Board? (36)
b. Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which could cause significant
environmental effects? (5,36)
c. Require or result in the construction of new
storm water drainage facilities or expansion
of existing facilities, the construction of
which could cause significant environmental
effects? (4)
d. Have sufficient water supplies available to
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed? (7,8)
e. Result in a determination by the wastewater
treatment provider, which serves or may
serve the project that it has inadequate
capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments? (5,36)
f. Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid-waste disposal needs? (1,22)
g. Would the project require or result in the
construction of new storm water drainage
facilities or expansion of existing facilities,
the construction of which could cause
significant environmental effects, including a
potential increase in pesticide use to control
mosquitoes and other vectors? (4,21)
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Comments:
a, e. Wastewater Treatment Capacity – Less Than Significant Impact. The project involves the
construction of a developed two-acre parcel along Monterey Road. The site is currently connected to
the sanitary sewer system located in Weaver Court. The existing wastewater treatment is operated by
the South County Regional Wastewater Authority (SCRWA) which is a joint powers authority between
the Cities of Gilroy and Morgan Hill. The wastewater treatment plant treats wastewater from the City
of Gilroy and the City of Morgan Hill, with plant capacity and finances split at 58 percent and 42 percent
respectively. The current facility has an Average Dry Weather Flow capacity of 8.5 million gallons per
day. Using per capita wastewater flows from the project’s Final Environmental Impact Report, this
design capacity could accommodate a population of about 87,000. The City has projected the
wastewater treatment plant expansion will provide sufficient capacity to accommodate City growth
through 2030.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is non-compliance with the 2004 Sewer Master Plan. The Master Plan bases future demand and system
requirements on the General Plan Land Use Map and related population and service area projections.
The project is consistent with the land use and growth projections contained in the General and Master
Plans and will not require the extension of the existing system. As a result, any impacts are expected
to be less than significant.
b. New Water or Sewer Facilities – Less Than Significant Impact. The project involves the
redevelopment of a developed two-acre parcel along Monterey Road. The site is currently connected
to the public water system located in Monterey Road.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is non-compliance with the 2004 Water Master Plan and the 2004 Sewer Master Plan. These Master
Plans base future demand and system requirements on the General Plan Land Use Map and related
population and service area projections. Because the project is consistent with the land use and growth
projections contained in the General Plan and the site is currently connected to the existing distribution
and collection systems, any impacts are expected to be less than significant.
c, g. Storm Drain Facilities – Less Than Significant Impact. The project involves the redevelopment of a
developed two-acre parcel along Monterey Road. The site is currently connected to the storm drain
system via the existing drainage from the site to the gutter and storm drain system in Monterey Road.
From there site runoff drains into the existing Ronan Channel. The project will not alter this current
drainage pattern or increase the current amount of storm event run-off.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is non-compliance with the 2004 Storm Drainage Master Plan. The Master Plan bases future system
requirements on the 2020 General Plan Land Use Map. The project is currently served by a twenty-
four inch storm drain in Monterey Road that is consistent with system outlined in the Master Plan. As
a result, any impacts are expected to be less than significant.
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d. Water Supplies – Less Than Significant Impact. The project involves the redevelopment of a
developed two-acre parcel along Monterey Road. The site is currently connected to the water system
located in Monterey Road. Based upon the assumptions used in the City Water System Master Plan,
the project would consume approximately 8,200 gallons of water per day. About one third of this would
be used for irrigation and other non-sewer discharged uses. The SCRWA also operates a recycled water
facility co-located at the treatment plant site. Most of the treated wastewater from the facility is
recharged through a series of percolation ponds.
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is non-compliance with the 2004 Water System Master Plan. The Master Plan bases future demand
and system requirements on the General Plan Land Use Map and related population and service area
projections. The project is consistent with the land use and growth projections contained in the General
and Master Plans. As a result, any impacts are expected to be less than significant.
f. Landfill Capacity – Less Than Significant Impact. The project involves the redevelopment of a
developed two-acre parcel along Monterey Road. The demolition of the existing structures, the
construction of the project, and the operation of the project will generate recyclable and disposable
materials. The City of Gilroy contracts with Recology South County to provide curbside recycling,
garbage, and organic waste collection services. Solid Waste from the City is currently disposed of at
the John Smith Landfill near Hollister. The John Smith Landfill is a Class III Landfill with a permitted
capacity of 9.354 million cubic yards. The facility still has about half of its capacity remaining. Class
III landfills accept municipal solid waste, industrial solid waste, sewage sludge, nonhazardous
municipal solid waste incinerator ash and other nonhazardous waste. For projects requiring a building
or demolition permit that involve 5,000 square feet or more are required to recycled or diverted from
disposal at a landfill at least 50% of the construction debris resulting from the construction or demolition
(Article V of Chapter 12 of the Gilroy Municipal Code).
The City has established a CEQA Significant Impact Threshold for this issue. The significance threshold
is non-compliance with provisions in the General Plan and State Law relating to the collection,
recycling and disposal of refuse and building materials. Because the project will be required to comply
with the provisions of the Municipal Code and State Law, no significant impacts are anticipated.
Mitigation Measures:
None required.
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18. M AN DATORY F INDINGS OF SIGN IFICANCE
Potentially
Significant
Impact
Less-than-Significant
Impact with Mitigation
Measures Incorporated
Less-Than-
Significant
Impact
No
Impact
a. Does the project have the potential to
degrade the quality of the environment;
substantially reduce the habitat of a fish or
wildlife species; cause a fish or wildlife
population to drop below self-sustaining
levels; threaten to eliminate a plant or animal
community; substantially reduce the number
or restrict the range of an endangered, rare,
or threatened species; or eliminate important
examples of the major periods of California
history or prehistory? (all)
b. Does the project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects.) (all)
c. Does the project have environmental effects,
which will cause substantial adverse effects
on human beings, either directly or
indirectly? (all)
Comments:
a. Degrade the Environment – Less Than Significant Impact. The project involves the construction of
a residential/commercial mixed-use building on a developed two-acre parcel along Monterey Road.
According to the biological assessment and site visit, the site contains limited biologic resources or
habitat for species of concern. Because the project is surrounded by other urba n development the
likelihood that there would be impacts to biologic resources is not likely. There is no evidence that the
project site contains buried cultural resources. Nonetheless, there remains a potential the resources
could be unearthed during construction activities. As such, project conditions of approval provide for
the protection of cultural and historical resources in the event that they are encountered during
construction. With implementation of mitigation measures set forth above, the proj ect’s potential
impacts to cultural and tribal resources would be reduced to levels below significance. As a result, the
project will not degrade the quality of the environment and any impacts are expected to have a less than
significant impact.
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Packet Pg. 140 Attachment: MND (1773 : Monterey Mixed-Use Project)
M ONTEREY A PARTMENTS
I NITIAL S TUDY/MITIGATED N EGATIVE D ECLARATION
84
b. Cumulative Impacts – Less Than Significant Impact. The project involves the construction of a
developed two-acre parcel along Monterey Road. The project is consistent with the City’s General Plan
(the long-range plan for the including the goals, policies and programs set forth therein) and the zoning
requirements. The project will not promote further development beyond what is called for in City’s
General Plan and its Environmental Impact Report (EIR). The EIR certified in 2002 identified
significant and unavoidable impacts due to agricultural resources, air quality, traffic, and noise. A
statement of overriding consideration was adopted for the significant and unavoidable impacts
identified due to build-out of the City’s General Plan. This environmental document tiers off of the
General Plan EIR (SCH No. 1999052046). Public utilities exist on-site and service providers will be
capable of serving the project with existing or planned facilities. Potential environmental impacts are
expected to remain at, or be mitigated to, less than significant levels. Therefore the project’s cumulative
impacts will be less than significant.
c. Adverse Effect on Human Beings – Less Than Significant Impact. The project involves the
construction of a developed two-acre parcel along Monterey Road and has the potential to result in
adverse impacts to air quality, cultural resources, geology and soils, noise, and transportation that have
the potential to either directly or indirectly affect human beings. With mitigation measures set f orth
above, the project will have less than significant environmental effects that would directly or indirectly
impact human beings onsite or in the project vicinity. Therefore, the project will have less than
significant impacts due to substantial adverse environmental effects.
5.A.c
Packet Pg. 141 Attachment: MND (1773 : Monterey Mixed-Use Project)
M ONTEREY A PARTMENTS
I NITIAL S TUDY/MITIGATED N EGATIVE D ECLARATION
85
E. SOURCES
1. City of Gilroy. City of Gilroy General Plan. 2002.
2. City of Gilroy. City of Gilroy General Plan EIR. 2002.
3. City of Gilroy. The Charter of the City of Gilroy, as amended.
4. Carollo Engineers. City of Gilroy Storm Drainage System Master Plan. May 2004.
5. Carollo Engineers. City of Gilroy Sewer System Master Plan. May 2004.
6. Carollo Engineers. City of Gilroy Water System Master Plan. May 2004.
7. Akel Engineering Group. City of Gilroy 2010 Urban Water Management Plan. June 2011.
8. Carollo Engineers. South County Recycled Water Master Plan. October 2004.
9. Akel Engineering Group. 2015 South County Recycled Water Master Plan Update. May 2016.
10. City of Gilroy. Historical and Cultural Resources Map. 1978-1979.
11. Department of Mines and Geology. Update of Mineral Land Classifications: Aggregate
Materials in the Monterey Bay Production Consumption Region. 2000.
12. Department of Mines and Geology. Mineral Land Classifications: Aggregate Materials in the
Monterey Bay Production Consumption Region, Special Report 146, Part IV. 1987.
13. Site Visit by M-Group. April 16, 2017.
14. Elite Development. Uniform Application. April 27, 2016.
15. Aerial Photography, 2016. Available online at:
https://www.sccgov.org/gis/SCCPubInteractiveMap/
16. USDA, Natural Resources Conservation Service. Web Soil Survey. Available online at
https://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx. Accessed July 12, 2017.
17. Earth Systems Pacific. Geotechnical Engineering Report, 8955 Monterey Street Apartments
Gilroy, California. April 1, 2016.
18. Earth Systems Pacific. Phase I Environmental Site Assessment, 8955 Monterey Road, Gilroy,
California. October 8, 2015.
5.A.c
Packet Pg. 142 Attachment: MND (1773 : Monterey Mixed-Use Project)
M ONTEREY A PARTMENTS
I NITIAL S TUDY/MITIGATED N EGATIVE D ECLARATION
86
19. Civil Design Studio. Preliminary Hydrology & Stormwater Quality Report – Monterey
Apartments. March 9, 2017.
20. Federal Emergency Management Agency. FIRM Map – Santa Clara County, Panel 639 of 830.
Effective May 18, 2009.
21. Hochhauser Blatter, Architecture and Planning. Monterey Mixed Use Plan Set. March 27,
2017.
22. Personal communications with Anthony Eulo, Solid Waste Program Administrator,
Community Services Department, City of Morgan Hill. June 19, 2017.
23. Illingworth and Rodkin. 8955 Monterey Road Project –Noise and Vibration Assessment.
September 14, 2017.
24 Illingworth and Rodkin. 8955 Monterey Road Project, Air Quality & Greenhouse Gas Emissions
Assessment. September 27, 2017.
25. Spectrum Management Solutions for the Gilroy Unified School District. Developer Fee
Justification Study. 2014.
26. Santa Clara Valley Water District. Anderson Dam Emergency Action Plan - Flood Inundation
Maps. June 2008.
27. Hexagon Transportation Consultants, Inc. Monterey Apartments Development-Traffic Impact
Analysis. December 13, 2017.
28. California Department of Mines and Geology. Special Studies Zones, Gilroy. January 1, 1982
29. California Natural Resources Agency. Santa Clara County Williamson Act FY 2015/2016.
30. Northwest Information Center. California Historic Resource Information System Records Search
#16-0947. January 19, 2017.
31. City of Gilroy. Inventory of Historic Sites. Available on-line at:
www.cityofgilroy.org/DocumentCenter/Home/View/1747
32. Coast Ridge Ecology. Results of Bat Surveys at 8955 Monterey Road, Gilroy, California. February
15, 2017.
33. Santa Clara Valley Habitat Agency. Santa Clara Valley Habitat Plan. August 2012.
34. California Department of Fish and Wildlife. California Natural Diversity Database.
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Packet Pg. 143 Attachment: MND (1773 : Monterey Mixed-Use Project)
M ONTEREY A PARTMENTS
I NITIAL S TUDY/MITIGATED N EGATIVE D ECLARATION
87
35. California Department of Forestry and Fire Protection. Draft Fire Hazard Severity Zones in LRA.
October 4, 2007.
36. Personal communications with Saeid Vaziry PE, South County Regional Wastewater
Authority. July 13, 2017.
37. California Department of Toxic Substances Control. CORTESE List of Toxic Substance Sites.
Accessed July 12, 2017.
38. Tribal Representatives contacted during the preparation of this Initial Study.
A. Andrew Galvan, The Ohlone Indian Tribe.
B. Irenne Zwierlein, Chairperson, Amah Mutsun Tribal Band of Mission San Juan
Bautista.
C. Katherine Erolinda Perez, Chairperson, North Valley Yokuts Tribe.
D. Marie Sayers, Chairperson, Indian Canyon Mutsun Band of Costanoan.
E. Rosemary Cambra, Chairperson, Muwekma Ohlone Indian Tribe of the SF Bay Area.
F. Valentin Lopez, Chairperson, Amah Mutsun Tribal Band.
39. M-Group. Historical Resource Evaluation for 8955 Monterey Road, Gilroy, CA. November
30, 2017.
All documents indicated with bold numbers are available for review at the City of Gilroy, 7351
Rosanna Street, Gilroy, California (408) 846-0440 during normal business hours.
5.A.c
Packet Pg. 144 Attachment: MND (1773 : Monterey Mixed-Use Project)
City of Gilroy, California
Community Development Department
Planning Division
7351 Rosanna Street, Gilroy, CA 94583
Project Name: Monterey Road Apartments
Project Number: Architectural and Site Review - AS 16-19,
Zone Change - ZC 17-03
Address/Location: 8995 Monterey Road, City of Gilroy, CA
MITIGATION MONITORING AND REPORTING PROGRAM
The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in according to Section
21081.6 of the California Environmental Quality Act (CEQA) and 15097 of the CEQA Guidelines, which
requires a MMRP as part of the Mitigated Negative Declaratio n (MND) process. The results of the
environmental analysis, including findings related to the proposed mitigation measures, are
documented in the Final MND.
CEQA requires that agencies adopting MNDs take the necessary steps to ensure that designated
mitigation measures are appropriately implemented during all stages of the project including
construction and throughout the project build-out. Therefore, the purpose of this MMRP is to
document execution of required mitigations, identify the appropriate entity responsible for
mitigation monitoring and reporting, document and establish frequency/duration of monitoring and
reporting, and ultimately to ensure compliance.
The following MMRP matrix lists each of the mitigation measures adopted as a condition of project
approval, the method required for implementation, the party or permit responsible for implementing
the measures, the timeframe for which the measure is relevant, and the status of compliance.
5.A.d
Packet Pg. 145 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 1 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
Air Quality
AQ-1. Selection of equipment during construction to minimize
emissions. Prior to the issuance of each demolition or building,
developer shall prepared a plan demonstrating that the off-road
equipment used on-site to construct the project would achieve a fleet-
wide average 78 percent reduction in DPM exhaust emissions or
greater. Common approaches to achieve this reduction could include
the use of Tier 4 equipment for all mobile diesel-powered off-road
equipment larger than 25 horsepower that operate on the site for
more than two days continuously, limiting the use of cranes to no more
than four hours per work day, the use of electrically powered welders,
the use of equipment with CARB-certified Level 3 Diesel Particulate
Filters or alternatively-fueled equipment, and added exhaust devices,
or a combination of measures, provided that these measures are
approved by the City.
Submittal of design
documents demonstrating
attainment.
City of Gilroy
and
Contractor
Prior to issuance of
grading and building
permits.
________
Biologic Resources
BIO-1A. Nesting Bird Surveys. If Project-related work is scheduled
during the nesting season for smaller bird species such as passerines
(February 15 to August 30); for owls (January 15 to September 15); and
for other raptors (February 15 to September 15), a qualified biologist
will conduct two surveys for active nests of such birds. The first survey
shall be within 14 days prior to the beginning of Project construction.
The second survey shall be conducted within 48 hours prior to
construction. The minimum survey radii surrounding the work area
shall be the following: for passerines - 250 feet; for small raptors such
as accipiters - 500 feet; and for larger raptors such as buteos - 1,000
feet. Surveys will be conducted at the appropriate times of day and
during appropriate nesting times.
Submit a report
documenting the results of
bird surveys.
City of Gilroy Prior to the issuance
of the first building
permit.
________
5.A.d
Packet Pg. 146 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 2 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
BIO-1B. Active Nest Buffers. If active nests are found, a qualified
biologist will establish an appropriate buffer between the nest and
active construction. The buffer shall be clearly marked. The buffer will
be maintained until the young have fledged and are foraging
independently. The qualified biologist will document pre-construction
baseline monitoring of the nest to characterize “normal” bird behavior
and will establish a buffer distance in which the birds exhibit normal
behavior. The qualified biologist will monitor the nesting birds daily
during construction activities and will increase the buffer if the birds
are showing signs of unusual or distressed behavior (e.g. defensive
flights and vocalizations, standing up from a brooding position, and
flying away from the nest). If buffer establishment is not possible, work
will cease in the area until young have fledged and the nest is no longer
active.”
Submit a report document
next locations and
recommendations for next
protection zones.
Identify nest
protection zones
onto applicable
grading and building
plans.
________
Geology / Soils
GEO-1. Comply with the Recommendations of Geotechnical
Engineering Report. Prior to the issuance of any grading or building
permit incorporate the recommendations of a site specific geotechnical
engineering report, as may be amended, into the construction plans
and permits.
Incorporate the
recommendations into the
project’s design and
construction documents.
City of Gilroy Verification of
incorporation prior
to the issuance of
any grading and
building permits.
________
Noise
NOI-1. Reduce Off-site Noise Levels. Prior to building occupancy, the
developer shall construct a five foot tall sound wall along a portion of
the southern property line. At a minimum the sound wall needs to
begin 85 feet from the centerline of Monterey Road and continue for
200 feet.
Submittal of design
documents demonstrating
attainment; and verified by
an on-site inspection.
City of Gilroy Prior to building
occupancy.
________
5.A.d
Packet Pg. 147 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 3 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
NOI-2. Noise Insulation to Reduce Interior Noise Levels. Prior to
the issuance of a building permit, a report by a qualified acoustical
expert shall be submitted to the City to ensure that interior noise levels
within residences do not exceed 45 dBA Ldn. Noise reduction
measures may include a suitable form of forced-air mechanical
ventilation, and windows and doors with higher STC ratings. The
recommendations of the report shall be incorporated into the
approved construction plan set.
Submittal of design
documents demonstrating
attainment; on-site
inspection.
City of Gilroy
Prior to the issuance
of building permits.
________
NOI-3. Reduction of Groundborne Vibration during Construction .
The use of alternative equipment and construction techniques are
possible means for minimizing the vibration impacts to existing nearby
structures. Prior to the issue of any permit for site preparation or
grading the developer shall submit a report documenting the type of
equipment to be used in site construction with thirty feet of the
property line. If the size and type of the proposed equipment has the
potential to cause damage to any existing structure, based upon
information contained in Table 9 of the Noise and Vibration
Assessment or other reliable information, the following shall be
implemented.
a. The contractor shall alert heavy equipment operators to the
close proximity of the adjacent structures along the northern,
western, and southern boundaries so they can exercise extra
care. The contractor shall prohibit the use of techniques
involving substantial vibration, such as vibratory rollers, the
dropping of heavy equipment, large drilling machines, and large
bulldozers, within 20 feet of the northern, western, and
southern boundaries. Smaller, portable equipment should be
used in place of the heavier equipment.
Brief heavy equipment
operators and all project
superintendents of this
requirement.
City of Gilroy
and
contractor
Prior written
verification that all
Heavy equipment
operators have been
informed of this
requirement no later
than the first day of
grading or site
preparation.
________
5.A.d
Packet Pg. 148 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 4 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
b. The contractor shall retain a qualified firm to conduct a pre-
and post-construction cosmetic crack survey of the buildings
adjacent to the northern, western, and southern boundaries
and shall repair any cosmetic damage attributable to project
construction activities. If the property owner does not allow the
pre- and/or post-construction survey to occur, this measure
shall be deemed to have been satisfied.
Contact each potentially
affected property owner and
offer to perform pre- and
post-construction inspections
(at no expense to the
property owner) to identify
any damage to structures as
a result of project
construction.
City of Gilroy
and
developer
Prior to the issuance
of the first grading
or building permit
involving any
applicable heavy
equipment a copy of
the pre-construction
inspection shall be
provided to the
Planning Division.
________
NOI-4. Reduction of Construction-Related Noise. In addition to the
provisions of the City Municipal Code relating construction noise, the
developer shall prepare a construction noise control plan for
incorporation into the approved building permit plan set, including, but
not limited to, the following available controls:
a. Construct temporary noise barriers, where feasible, to screen
stationary noise-generating equipment. Temporary noise
barrier fences would provide a 5 dBA noise reduction if the
noise barrier interrupts the line-of-sight between the noise
source and receptor and if the barrier is constructed in a
manner that eliminates any cracks or gaps.
b. Equip all internal combustion engine-driven equipment with
intake and exhaust mufflers that are in good condition and
appropriate for the equipment.
c. Unnecessary idling of internal combustion engines should be
strictly prohibited.
d. Locate stationary noise-generating equipment, such as air
compressors or portable power generators, as far as possible
Incorporate noise reduction
measures into all
construction documents and
post measures on site.
City of Gilroy Prior to issuance of
grading permit and
during construction
activities.
________
5.A.d
Packet Pg. 149 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 5 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
from sensitive receptors as feasible. If they must be located
near receptors, adequate muffling (with enclosures where
feasible and appropriate) shall be used to reduce noise levels at
the adjacent sensitive receptors. Any enclosure openings or
venting shall face away from sensitive receptors.
e. Utilize quieter models of air compressors and other stationary
noise sources where technology exists.
f. Construction staging areas shall be established at locations that
will create the greatest distance between the construction -
related noise sources and noise-sensitive receptors nearest the
project site during all project construction.
g. Locate material stockpiles, as well as maintenance/equipment
staging and parking areas, as far as feasible from residential
receptors.
h. Control noise from construction workers’ radios to a point
where they are not audible at existing residences bordering the
project site.
i. The contractor shall prepare a detailed construction schedule
for major noise-generating construction activities. The
construction plan shall identify a procedure for coordination
with adjacent residential land uses so that construction
activities can be scheduled to minimize noise disturbance.
5.A.d
Packet Pg. 150 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
FINAL MITIGATION MONITORING AND REPORTING PROGRAM
APRIL 2018 | m-group.us P A G E | 6 GILROY | MONTEREY ROAD APARTMENTS
Mitigation Measures Method of
Verification
Responsible
for
Verification
Action Schedule
Verification of
Completion
NOI-5. Disturbance Coordinator. 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. Conspicuously post a 24-hour telephone number for the
disturbance coordinator at the construction site and include in it the
notice sent to neighbors regarding the construction schedule.
Submit documentation on
the contact information for
Disturbance Coordination
and provide verification that
the required notice has been
posted on-site and that the
neighbors have been
provided notice.
City of Gilroy Prior to issuance of
grading permit and
during construction
activities.
________
5.A.d
Packet Pg. 151 Attachment: Final MMRP (1773 : Monterey Mixed-Use Project)
5.A.e
Packet Pg. 152 Attachment: Public plaza view 1 (1773 : Monterey Mixed-Use Project)
5.A.f
Packet Pg. 153 Attachment: public plaza view 2 (1773 : Monterey Mixed-Use Project)
MINUTES OF BICYCLE PEDESTRIAN COMMISSION REGULAR MEETING
TUESDAY, JULY 26, 2016
CALL TO ORDER:
6:00 p.m.
ROLL CALL:
Eldon Chappell Chair, Leonardo Gonzalez Vice-Chair – arrived at 6:34, Tony Marandos,
Thomas Muniz – arrived at 6:19, Sean Reedy
ALSO PRESENT:
Henry Servin, City Traffic Engineer
Rebecca Tolentino, Senior Planner
Zinnia Navarro, Office Assistant
COMMISSION SECRETARY’S REPORT ON POSTING THE AGENDA:
The agenda for tonight’s Bicycle Pedestrian regular meeting was posted on Thursday, July 21 2016, at 8:45
a.m. in the City Hall announcement window near the Council Chambers and online in keeping with
provisions of the California Brown Act.
PRESENTATIONS TO COMMISSION:
A. Monterey Apartments Development: A representative from Hochhauser-Blatter Architecture and Planning
of Santa Barbara, CA provided a packet of representative drawings with the project statistics for the 78
affordable apartment units. The project will provide 112 bike storage spaces.
A motion to approve the project with a list of Conditions was made by Commissioner Marandos and
seconded by Commissioner Muniz. The Conditions include use of Bike Route signage from the rear
pedestrian exit of the project area onto Weaver Court, then onto Woodworth Way, towards Church Street
and a recommendation of a bike lane along with related improvements on the project’s Monterey Street
frontage and a donation or pledge toward future bike lane improvements on Monterey Street when the
road surface gets repaved by City. Motion was approved with these conditions and will be recommended
to move forward to Planning Commission and City Council.
The applicant requested an endorsement amendment from BPC favoring access from the west end of the
complex onto Weaver Court, Woodworth Way to the Church Street bike lanes. A motion for the additional
endorsement was made by Commissioner Reedy and seconded by Commissioner Marandos. The motion
passed.
5.A.g
Packet Pg. 154 Attachment: BPC Meeting Minutes (1773 : Monterey Mixed-Use Project)
APPROVAL OF MINUTES:
Approved: Minutes were moved for approval by Commissioner Marandos and seconded by
Commissioner Reedy.
OLD BUSINESS:
A. Annual Report to Council: Staff Member Henry Servin provided documents for discussion and approval
from last year’s presentation from Commissioner Libby Lai for background, along with another collection of
additional information provided to date. The Annual Presentation to City Council will be on Monday,
November 14, 2016. The Clerk should have the BPC’s report by November 5, 2016. Recommendation for
the agenda could include a list of the BPC Commissioners and staff report, BPC Bylaws - Powers and Duties,
2015 Accomplishments, 2015 Retrospective and 2016 Objectives. There was open discussion on the recent
version to highlight areas that are to be explored further. New statistics and photos will eventually be
added to update the document.
B. Bicycle and Pedestrian Master Plan: Staff Member Henry Servin provided two 11x17 documents for group
discussion for the BPC’s future study which are in the proposed, preferred General Plan Update. The M-2
diagram is the Planned Bicycle Network and the M-5 is the Planned Pedestrian Network. There are still
opportunities to revisit, recommend changes or recommend deletions.
C. Almaden Cycle Touring Club (ACTC) Plans: Staff Member Henry Servin contacted the ACTC and they have a
speaker that can attend the BPC September meeting. They can discuss several topics such as bicycle safety,
clubs and how they outreach, events such as Terra Bella, etc. They are available to speak for 10 – 30
minutes.
NEW BUSINESS:
A. Monterey Apartments Development: See previous Presentations To Commission above.
B. OTS Grant Application: OTS grantees develop programs to increase awareness of traffic rules, rights, and
responsibilities among various age groups. Staff Member Henry Servin provided a four page handout
presenting the California Office of Traffic Safety’s 2015 Program Highlights as well as the Pedestrian and
Bicycle Safety Program Area Goals. The next deadline is in October, 2016 and again in April, 2017.
C. First Street Pavement Issues: Staff Member Henry Servin provided an update. While we are waiting for
Caltrans to give us permission to start the water line replacement project, paving will take place at the
corner of First and Church prior to the start of the Garlic Festival.
CORRESPONDENCE:
Staff Member Henry Servin reported that the Garlic Festival Association extended the offer to the BPC
Commissioners and staff to volunteer for venues at the Garlic Festival. Established organizations will be
given a donation for your service.
COMMISSIONER’S REPORTS:
A. Chair Chappell: None
B. Vice-Chair Gonzalez: None
C. Commissioner Muniz: None
D. Commissioner Reedy: None
E. Commissioner Marandos: Reported that Bike To Work Day in May was a success with 30 participants.
5.A.g
Packet Pg. 155 Attachment: BPC Meeting Minutes (1773 : Monterey Mixed-Use Project)
STAFF COMMENTS:
The High Speed Rail will have another Citizens Advisory Committee meeting on August 11, 2016. They will
also be holding the Alignment Meeting (a separate venue) on August 19, 2016 in Morgan Hill.
VTA is seeking a BPAC Member to participate in Gilroy’s BPC. There have been no applicants to date. Any
person interested in being an acting interim should notify Staff Member Henry Servin.
Mayor Woodward requested that a visit by the Mayor to the BPC meeting occur after the election.
Bike Taxis and Sidewalk Safety will be an ongoing reporting item. Staff Member Henry Servin provided a
four page, double sided handout from MUTCD describing the use of green bike lanes in Gilroy. We received
a grant to allow us to test it with swatches on Santa Teresa Blvd.
Due to the recent phenomenon called Pokemon Go, people are walking around town playing the game on
their phones and crossing the streets downtown with their heads down. Staff Member Henry Servin
provided a stencil handout and proposed using the stencil on the ground at the beginning of a crosswalk as
a trial to bring attention to individuals for the need to look first before crossing.
AGENDA ITEMS FOR NEXT MEETING:
HSR in August and/or September
Almaden Cycle Touring Club Presentation in August or September
Annual presentation to City Council in November
ADJOURN: 7:30 p.m. to the August 23, 2016 meeting at 6pm.
5.A.g
Packet Pg. 156 Attachment: BPC Meeting Minutes (1773 : Monterey Mixed-Use Project)
COMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGESUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIOLEVEL 1st level2nd level3rd level4th level 5th levelAREA (SF)--PARKING, VEHICLE ACCESS39087LANDSCAPE, VEGETATIVE, SITE STRUCTURES 11847EXTERIOR PEDESTRIAN WALKS4501SITE COVERAGE STATISTICS------TOTAL:833121178516122558355573893830827371612212792667558390517344435----2604-756-8953592252083076--754-8953592252082331-6225978702142149011283(2737)-758-6012459179951618-TOTAL site:89124TOTAL NET ENCL./ COVERED AREA32725 33527 32780 23431 2041533689BUILDING COVERAGE "UNDER ROOF"---BUILDING AREA STATS44351279TOTAL NET HABITABLE AREA7460 28800 20454 1791328800103427122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A0.1COVER SHEET9799MONTEREY MIXED USEGilroy, CaliforniaSHEET INDEXVICINITY MAPPROJECT DIRECTORYPROJECT DATAOWNER/APPLICANT:PROJECT ADDRESS:ZONE:APN:OCCUPANCY TYPE:PROJECT DESCRIPTION:LOT AREAYARD REQUIREMENTSFLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:3311810106632111187371189,123.76 SF / 2.046 ACRESURVEYCIVILMID COAST ENGINEERIS70 PENNY LANE, SUITE AWATSONVILLE CA, 95076TEL. 831.724.2580CIVIL DESIGN STUDIO, Inc.ROBERT WINSLOW, P.E., QSDP.O. BOX 199CAMBRIA, CA 93428TEL. 805.706.04018955 MONTEREY ST., GILROY, CA790 -14-025CALIF. BLDG CODE B, R2, S-2PARKING ANALYSIS / DEMAND8 - 1BDRM UNITS- @ 1/ UNIT832 - 2BDRM UNITS - @ 2/ UNIT 6437 - 3BDRM UNITS - @ 2/ UNIT 741 - 4BDRM UNITS- @ 2.5/ UNIT2.517.4ARCHITECTJAN R. HOCHHAUSER, AIAHOCHHAUSER BLATTERARCHITECTURE + PLANNING122 E. ARRELLAGA STREETSANTA BARBARA, CA 93101T: 805.962.2746 X 102F: 805.962.4984SOILSLANDSCAPEEARTH SYSTEMS PACIFIC500 PARK CENTER DRIVE STE 1HOLLISTER, CA 95023ATTN: GEORGE BANNETTEL: 831.637.2133DAVID BLACK AND ASSOCIATES1718 PAMPAS AVE.SANTA BARBARA, CA 93101TEL. 805.898.8717TOTAL:2424161478SITER4 (HIGH DENSITY RESIDENTIAL DISTRICT)A0.1 COVER SHEETA1.1SITE PLANC100PELIMINERY GRADING PLANPA2.1PELIMINERY LANDSCAPE PLANS1 A.L.T.A. SURVEY S2 A.L.T.A. SURVEYLT1SITE PHOTOMETRICA2.11ST FLOOR PLANA2.22ND FLOOR PLANA2.33RD FLOOR PLANA2.44TH FLOOR PLANA2.55TH FLOOR PLANA2.6ROOF PLANA3.1ELEVATIONSA3.2ELEVATIONSA3.3ELEVATIONSA4.2SITE SECTIONSA5.1DETAILSC200PELIMINERY UTILITY PLANNORTHOWNER / APLICANTELITE DEVELOPMENT, INC.144 WEST LAKE AVENUEWATSONVILLE, CA 95076ATTN.: SON TUT / JUGGY TUTFIVE STORY MIXED-USE RESIDENTIAL COMMERCIAL DEVELOPMENT WITH 78 RESIDENTIAL APARTMENT UNITS, OF WHICH 9 UNITS WILL BE RENT-RESTRICTED TO LOW-INCOME HOUSEHOLDS UNDER THE CITY OF GILROY’S BONUS DENSITY ORDINANCE IN THE HOUSING ELEMENT.BONUS DENSITY CALCULATION:BASE DENSITY IS 30 UNITS / ACRE OR 30 X 2.046 = 61.38 UNITS, WITH 15% OF BASE DENSITY UNITS (.15 X 61) = 9 UNITS RESTRICTED TO LOW-INCOME HOUSEHOLDS. THE PROJECT QUALIFIES FOR A 27.5% DENSITY BONUS. 1.275 X 61.38 = 78 UNITSTHE CITY BONUS DENSITY ORDINANCE IS A CONCESSION / INCENTIVE TO ZONING STANDARDS PURSUANT TO CALIFORNIA GOVERNMENT CODE65915(D)(2)(A). THIS INCENTIVE IS APPLIED TO MODIFICATION OF STANDARD PARKING STALL DIMENSION STANDARDS.THE MIXED-USE COMMERCIAL COMPONENT IN THE R4 ZONE IS PROPOSED TO BE PURSUED UNDER THE CITY’S UNIFORM APPLICATION FOR A PLANNED UNIDEVELOPMENT (PUD) UNDER GCC 30.50.50THE PROJECT QUALIFIES FOR 27.5% DENSITY BONUS ABOVE THE R4 ZONE BASE DENSITYA4.1THROUGH BUILDING SECTIONSC300PELIMINERY EROSION CONTROL PLANA1.1aSITE PLAN ON GOOGLE EARTHA3.43D VIEWSA3.53D VIEWSA5.2MATERIAL BOARDA1.2PARKING / CIRCULATION PLANELITE DEVELOPMENT, INC.144 WEST LAKE AVENUEWATSONVILLE, CA 95076ATTN.: SON TUT / JUGGY TUTRESIDENTIAL UNIT MIXRESIDENTIAL PARKING REQUIREMENT:SUBTOTAL:148.517148% 80TANDEM PARKING:ADA ACCESSABLE PARKING:8 COMMERCIAL PARKING REQUIREMENT:4447 SF @ 4/1000TOTAL PARKING REQUIRED:166TOTAL PARKING PROVIDED:TUCK UNDER PARKING:50% 845%COMPACT PARKING4125%REQUIRED 1/ UNIT78BICYCLE STORAGEPROVIDED80BUILDING / DEVELOPMENT AREA STATISTICSA2.7TYPICAL RESIDENTIAL UNIT PLANSYARD PROVIDEDBUILDING HEIGHTMAX. PROVIDED75 FT 58 FTSIX STORIES FIVE STORIESREQUIREDFRONTSIDEREAR261215324738.9-- --0---AFFORDABLE UNIT MIX: 3 - 1BDRM UNITS; 3 - 2BDRM UNITS; 3 - 3 BDRM UNITSA3.63D VIEWSC H U R C H S T .
M O N T E R E Y R D .5.A.hPacket Pg. 157Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
M O N T E R E Y ROAD.24FIRST FLOOR TANDEM PARKINGN 13.000 S.F. / FLOORTANDEM PARKING641 8 ' - 0 "
2 5 8 ' - 0 5 9 /2 5 6 "169' - 9 63/256"233' - 7 15/128"199' - 11 115/128"105' - 2"105' - 10"90' - 2"104' - 10"104' - 10"2 1 ' - 0 2 9 /1 2 8 "26' - 0 1/2" 16' - 0" 2' - 0"3' - 6 209/256"26' - 0"16' - 0"2' - 0"3' - 6 125/128"30' - 1 81/128" 18' - 0"SHORT TERMBIKE PARKING, TYP.BUS STOP/SHELTERTO BE PROVIDEDPER PUBLIC WORKS.CIRCULATION1252covered walkpathCIRCULATIONcovered walkpathLOBBYCIRCULATIONPARKINGAMENITIESLOBBYCIRCULATIONCIRCULATION1273EXTERIORWALKS1275130345781112131415161718192223242526272865465758 59 60 61 62 63 647374757678798081MULTI-PURPOSEROOM3132336656484734353637385549 50 51 52 53 54passage throughMECHANICALRESIDENTIALSTORAGEWALKWAYWALKWAYWALKWAY677GATED EMERGENCYVEHICULAR INGRESS EGRESSPERMEABLEEMPEDESTRIANGATENEW 7" HIGHMASONRY SOUND WALLPROPERTY LINEFENCENEW 7" HIGHMASONRY SOUND WALLM A C H IN E R Y
R O O M
trash/recyclingroomCpassage throughCCCCCC CCCCCCCCCCCCCCCCCCCCC29CCCCCCCCCCCCC291039404142437067 68 69828384852021444586877271commercialcommercialcommercialcommercialcommercialloadingcommercialcommercialcommercialPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYTRASH / RECYCLINGloundryrooms ig n a g e signageTRANSFORMERPOWERGENERATORRESIDENT STORAGE40 bikes parking40 bikes parkingcommercialcommercialcommercialcommercialcommercialcommercialTOP OFCURBPROPERTYLINEUTILITYEXSITINGWALKWAYPLAYGROUNDPLAYGROUNDRESIDENT STORAGE26' - 0"25' - 0"3 5 ' - 0 "2 5 ' - 0 "GYMCOMMERCIALRESIDENTIALSTORAGEENTRYPORCHADA COMPLIANT WALK47ft. SIDE YARD47ft. SIDE YARD38ft. REAR YARD32ft FRONT YARD47ft. SIDE YARDMAIL MAIL COMMERCIALCOMMERCIALRES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.BenchBBQOUTDOORTABLEOUTDOORTABLEBenchto th e n e ig h b o r e d d r iv e w a y c e n te r lin e~ 5 3 ' - 0 "to th e n e x t d r iv e w a y~ 7 4 ' - 0 "DRIVEWAYDRIVEWAY122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA1.1PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020SITE PLAN9799 1" = 20'-0"1SITE PLANPROJECTNORTH5.A.hPacket Pg. 158Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
uman ave.122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA1.1aPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020Aerial Site View9799 1" = 60'-0"1Site Aerial5.A.hPacket Pg. 159Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
M O N T E R E Y R D .200 SFRESIDENTIAL USE, PLAY GROUNDLANDSCAPEGYML A N D S C A P ELANDSCAPELANDSCAPE RESIDENTIAL COMPLEXDRIVEWAY AND PARKINGRESIDENTIAL COMPLEXDRIVEWAY AND PARKINGRESIDENTIAL COMPLEXDRIVEWAY AND PARKINGRESIDENTIAL COMPLEXDRIVEWAY AND PARKINGPEDESTRIAN OUTDOOR WALKWAYCOVERED WALKWAYCOVERED WALKWAYSR SR SR SRSR SR SR SR SR RC RC RC SR SR SR SR SR SR SR SR SR SR RC RCSRSRSRGG12SC11SC10SC9SC6SC5SC4SC3SCA2SCA1SC8SCA8SCARTRTRTRTRTRTRTRTRTRTRTRTRTRTRTRTRTRTSRARTRTRTRTRTRTSRARTSR SR SR
SR SR SR SR SR SR SR SR SR RC RC RC SR SR SR SR SR SR SR SR RC RC RC RC SR SR SR SR SR SR SR RC RCSRSRRTRTRTRTRTRT RTSRASRARTRTRTRTRTRTRTCMPCT10X16CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCTCMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCT CMPCTCMPCTGGGSCSCSCSCSC SCLOADINGSR- STANDARD RESIDENTIAL ASSIGNED / RESTRICTEDRT -RESIDENTIALTANDEM - ASSIGNED TO SINGLE DESIGNATED UNIT RESTRICTEDRC- RESIDENTIAL COMPACT SIZE - ASSIGNEDSCA - STANDARD COMMERCIAL ACCESSIBLEG- GUEST / VISITORBICIYCLE AND PEDESRIAN ACCESS THRU WEAVER COURTTO WOODWORTH WAY, CHURCH STREET AND NEIBORHOOD TO WESTEXCLUSIVE EMERGENCY / GATEDPOLICE FIRE VEHICLE ACCESSWEAVER COURTNEW BUSSHELTERFUTURE VEHICULAR ACCESSTO ADJACENT PROPERTYRESIDENTIALCOMMERCIALGUESTPEDESTRIAN CIRCULATIONTO NORTHBIKESTORAGEBIKESTORAGEPEDESTRIAN CIRCULATIONSOUTH TO DOWNTOWNGILROYRESIDENTIALCIRCULATIONCOMMERCIAL CIRCULATIONMULTIPURPOSE ROOMCOMMERCIALRESIDENTIALSTORAGEL A U N D R YLOBBY76' - 8"103'-4 1/4"PARKING SCHEDULEUSE / UNIT TYPE NO. REQUIREMENTS1 BR. UNITS2 BR. UNITS3 BR. UNITS4 BR. UNITSCOMMERCIAL832371864372.51 / 250 (18)4516 S.F.TOTAL REQUIRED166.5172TOTAL PROVIDEDREQUIREMENTS PER A BONUS DENSITYCITY OF GILROY PROGRAM[CA.GOV. CODE] 65915 (P)(1)122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA1.2PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020PARKING / CIRCULATIONPLAN9799 1" = 20'-0"1Residential Use5.A.hPacket Pg. 160Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
XXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXSDSDSSWMWM WMWMSSWMNOPARKINGNOPARKING>>>2%MAX2%MAX (210.4)EG(211.3)EG(211.8)EG(215.5)EG(212.8)EG(214.2)EG(215.2)EG(210.7)EG(211.1)EG(211.3)FL(211.2)FL(210.4)FL(210.3)FL(211.9)EG131111111111111111121213131313131314131313131314141414141414141515171717171818161616161616161616161616161616TYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPRIDGELINERIDGELINE10.00'SS ESMT50.00'INGRESS/EGRESS EASEMENT2.00'2.00'26.00'26.00'2.00'211.8 TC211.3 FS212.0 TC211.5 FS171717181818181818RIDGELINE12RIGHTOF WAYM O N T E R E Y R O A D PROPOSED BUILDING212.5 FFPROPERTYLINEW E A V E R C O U R T PROPERTYLINEPROPERTYLINEPROPERTYLINEPROPERTYLINERIGHTOF WAYS89° 13' 16"W512.43'N00° 46' 44"W169.77'N89° 13' 16"E233.60'N68° 20' 06"E199.98'S21° 39' 54"E258.02'212.3TC/FS212.1TC/FS212.5FF212.5FF212.5FF212.5FFRIDGELINE 212.4TC/FS212.4TC/FS212.5FF212.5FF212.5FS212.5FSRIDGELINE191919191919191919192012(E) 16.31'DRIVEWAY11a11a11a11a211.3TG212.1TG210.8TG211.5TG211.2TG212.3TG213.9TG210.1BOT210.6BOT211.4BOT213.2BOT211.5FG211.5FG1212211.5FG211.5FG211.6BOT210.9BOT209.4BOT210.5BOT211.5FG211.5FG210.9TG10.0'S/W10.0'S/WCDS JOB #:SCALE:16-003AS SHOWNDATE:March 9, 2017PREPARED BY:MMMREVIEWED BY:RDWS:\_Work\CDS\Active Jobs\16-003 Monterey Apartments\_Project\1_Prelim Docs\16-003 Prelim Grading Plan.dwg, March 9, 2017ABCDEFGHIJKLMNOABCDEFGHI JKLMNO213456789101112SHEET XX OF 3 SHEETSMONTEREY APARTMENTSPROJECT NAME:PLANS PREPARED FOR: PROJECT LOCATION:ELITE DEVELOPMENTS, INC.144 WESTLAKE AVENUEWATSONVILLE, CA 950768955 MONTEREY ROADGILROY, CA 95020APN: 790-014-025CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS- NOT FORCONSTRUCTIONCONSTRUCTION NOTESLEGEND11 PROPOSED ASPHALT PAVINGPROPOSED PERVIOUS PAVEMENT PER DETAIL "B", THISSHEET12 PROPOSED CONCRETE13 PROPOSED CONCRETE CURB14 PROPOSED CONCRETE CURB AND GUTTER15 PROPOSED DRIVEWAY16 PROPOSED STRIPING17 PROPOSED BUILDING PER ARCHITECTURAL PLANS18 PROPOSED ADA PARKING STALLS19 PROPOSED SOUND WALL PER ARCHITECTURAL PLANS20 PROPOSED BUS STOP21 PROPOSED BIO-PLANTER PER DETAIL "A", THIS SHEETPROPOSED ASPHALT PAVINGPROPOSED PERVIOUSPAVEMENT20 10 015SCALE: 1" = 20'20 40C100PRELIMINARYGRADING PLAN1GRADING PLAN NOTESCONCRETE CURBS AND/OR GUTTERS THAT HAVE BEENCONSTRUCTED AT 0.5% OR LESS SHALL BE PUDDLE TESTED TOVERIFY CORRECT DRAINAGE. CONTRACTOR SHALL REMOVE ANDREPLACE SECTIONS OF CURB THAT DO NOT COMPLY WITH THISPLAN. MAXIMUM ACCEPTABLE POND LENGTH SHALL BE 2'.MAXIMUM POND DEPTH SHALL BE .02'MAXIMUM SLOPE IN ALL ADA PARKING STALLS AND LOADINGAREAS SHALL BE 2.0% MAXIMUM IN ANY DIRECTION.11a11AREA BREAKDOWNEXISTING CONDITIONSIMPERVIOUS AREA: 48,277 SQUARE FEET (1.11 ACRES = 54%)PERVIOUS AREA: 40,851 SQUARE FEET (0.94 ACRES = 46%)TOTAL PROJECT: 89,128 SQUARE FEET (2.05 ACRES = 100%)PROPOSED PROJECTBUILDING AREA: 13,400 SQUARE FEET (0.31 ACRES = 15%)PAVING AREA: 60,304 SQUARE FEET (1.38 ACRES = 0.68%)TOTAL IMPERVIOUS AREA: 73,704 SQUARE FEET (1.69 ACRES = 83%)PERVIOUS/LANDSCAPE AREA: 15,424 (0.35 ACRES = 17%)TOTAL PROJECT: 89,128 SQUARE FEET (2.05 ACRES = 100%)IMPERVIOUS/PERVIOUS SURFACE AREA TABLESITEACREAGENUMBEROF LOTSTOTAL PROJECT AREA OFDISTURBANCE (SQ FT)EXISTING IMPERVIOUSSURFACE AREA (SQ FT)PROPOSED IMPERVIOUSSURFACE AREA (SQ FT)EXISTING OR REPLACED IMPERVIOUSSURFACE AREA (SQ FT)PROPOSED OR REPLACED PERVIOUSSURFACE AREA (SQ FT)LIST OF PLANNED STORMWATERCONTROL MEASURES2.05 189,128 48,277 73,704 48,277 15,424BIO-PLANTER, PERVIOUS PAVEMENT, &TECHNICAL INFEASIBILITYSURFACE STORAGEVARIES (9" MIN)BIO SOIL60% SAND,40% ORGANIC#57 ROCK3/4" WASHED ROCKNATIVE SOIL8" DIAMETERPVC SDR 35 PIPE6.0"4.0"12.0"PARKING LOTASPHALTCURB ANDGUTTER WITH12" OPENINGSBENCH6" MIN45°WIDTH PER PLAN12" MIN4.0"4.0"MINNYOPLASTDRAIN BASINWITH DOMEGRATETOP OF GRATEELEVATION3.0" GORILLA HAIRBARK AND MULCHPLANTINGSOIL3.0"11a12.0"DETAIL "B": PERVIOUS PAVEMENTSCALE: 1" = 1'11a6" DIAMETER PVCSDR 35 PERFORATED PIPE.LOCATION PER PLAN.TO STORMDRAIN SYSTEM11aPROPOSED CONCRETE125.A.hPacket Pg. 161Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
XXXXSSSSSSSSSSSSSSSD SD SD SD SD SD SD SDOHOHOHOHOHOH OH
XXXXXXXXXXXXXXXXXXXXXXX X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXSDSDSSWMWM WMWMSSSSSSSSSSSSSSSSSSSSSSFF F FFFFFFFFFFFFFFFFWMWL>>>SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD212.3 TG208.3 INV213.1 RIM208.6 IE210.8 TG206.8 INVCONNECTTO EXISTMATCHEXIST209.5IE414141414242444453515151525252546162656264717373727374SEWERPOCGASPOCWATERPOCFIREPOC52211.2 TG207.2 INV44210.9 TG206.9 INV444242213.9 TG209.9 INV44211.3 TG207.3 INV44212.1 TG208.1 INV44424242203.6INV203.4INV757565656565656565636366676868686565211.5 TG207.5 INV4442RIGHTOF WAYM O N T E R E Y R O A D PROPOSED BUILDING212.5 FFPROPERTYLINEW E A V E R C O U R T PROPERTYLINEPROPERTYLINEPROPERTYLINEPROPERTYLINERIGHTOF WAY7371CDS JOB #:SCALE:16-003AS SHOWNDATE:March 9, 2017PREPARED BY:MMMREVIEWED BY:RDWS:\_Work\CDS\Active Jobs\16-003 Monterey Apartments\_Project\1_Prelim Docs\16-003 Prelim Utility Plan.dwg, March 9, 2017ABCDEFGHIJKLMNOABCDEFGHI JKLMNO213456789101112SHEET XX OF 3 SHEETSMONTEREY APARTMENTSPROJECT NAME:PLANS PREPARED FOR: PROJECT LOCATION:ELITE DEVELOPMENTS, INC.144 WESTLAKE AVENUEWATSONVILLE, CA 950768955 MONTEREY ROADGILROY, CA 95020APN: 790-014-025CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS- NOT FORCONSTRUCTION20 10 015SCALE: 1" = 20'20 40C200PRELIMINARYUTILITY PLAN2UTILITY CONSTRUCTION NOTES41 EXISTING STORM DRAIN INFRASTRUCTURE - PROTECT IN PLACE42 PROPOSED 8" STORM DRAIN PIPE43 NOT USED44 PROPOSED CATCH BASINNOTES 45 TO 50 NOT USED51 EXISTING SANITARY SEWER INFRASTRUCTURE - PROTECT IN PLACE52 PROPOSED 8" SANITARY SEWER LINE53 PROPOSED SANITARY SEWER MANHOLE54 PROPOSED SANITARY SEWER CLEANOUTNOTE 55 TO 60 NOT USED61 EXISTING WATER INFRASTRUCTURE - PROTECT IN PLACE62 PROPOSED 3" WATER LINE63 PROPOSED DOUBLE DETECTOR CHECK BACKFLOW ASSEMBLY64 PROPOSED 2" WATER METER65 PROPOSED 6" FIRE LINE WITH THRUST BLOCKS66 PROPOSED FIRE DEPARTMENT CONNECTION67 PROPOSED POST INDICATOR VALVE68 PROPOSED FIRE HYDRANTNOTES 69 TO 70 NOT USED71 EXISTING ELECTRICAL INFRASTRUCTURE - PROTECT IN PLACE72 EXISTING GAS INFRASTRUCTURE - PROTECT IN PLACE73 EXISTING UTILITY POLE - REMOVE AND UNDERGROUND LINES PER THE CITYENGINEER. COORDINATION WITH PG&E SHALL BE REQUIRED74 PROPOSED GAS LINE75 PROPOSED ELECTRICAL INFRASTRUCTURE5.A.hPacket Pg. 162Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
XXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXSDSDSSWMWM WMWMSSWMNOPARKINGNOPARKING>>>RIGHTOF WAYM O N T E R E Y R O A D PROPOSED BUILDING212.5 FFPROPERTYLINEW E A V E R C O U R T PROPERTYLINEPROPERTYLINEPROPERTYLINEPROPERTYLINERIGHTOF WAYCDS JOB #:SCALE:16-003AS SHOWNDATE:March 9, 2017PREPARED BY:MMMREVIEWED BY:RDWS:\_Work\CDS\Active Jobs\16-003 Monterey Apartments\_Project\1_Prelim Docs\16-003 Prelim Grading Plan.dwg, March 9, 2017ABCDEFGHIJKLMNOABCDEFGHI JKLMNO213456789101112SHEET XX OF 3 SHEETSMONTEREY APARTMENTSPROJECT NAME:PLANS PREPARED FOR: PROJECT LOCATION:ELITE DEVELOPMENTS, INC.144 WESTLAKE AVENUEWATSONVILLE, CA 950768955 MONTEREY ROADGILROY, CA 95020APN: 790-014-025CIVIL ENGINEERING PLANNING PERMITTINGCIVIL DESIGN STUDIOP.O. Box 199 | Cambria | Ca 93428805.706.0401 www.civil-studio.comPLAN PREPARED BY:PRELIMINARY PLANS- NOT FORCONSTRUCTION20 10 015SCALE: 1" = 20'20 40C300PRELIMINARYEROSION CONTROLPLAN3CONTRACTORSTAGING AREATC-1SE-5TC-1PROJECT SCHEDULINGPRESERVATION OF EXISTING VEGETATIONWATER CONSERVATIONPAVING AND GRINDINGDISCHARGE REPORTINGPOTABLE WATER / IRRIGATIONVEHICLE CLEANINGVEHICLE FUELINGVEHICLE MAINTENANCEWIND EROSION CONTROLTHE FOLLOWING BMPS ARE SPECIFIED ON THIS PLAN:CHECK DAMTHE FOLLOWING BMPS SHALL BE USED IN THE CONTRACTOR STAGING AREA:MATERIAL STORAGEMATERIAL USAGESPILL PREVENTION KITSOLID WASTE (TRASH)CONCRETE WASTE (WASH OUT)SEPTIC / SANITARY FACILITIESSTOCKPILE MANAGEMENTFIBER ROLLSBMP'S SPECIFIED ON THIS PLAN REFERENCE THE NOVEMBER 2009 EDITION OF THECASQA "CALIFORNIA STORMWATER HANDBOOK". IT IS THE RESPONSIBILITY OF THECONTRACTOR TO OBTAIN BMP DETAILS AVAILABLE AT WWW.CASQA.ORG.THE FOLLOWING BMPS ARE NOT SHOWN IN SPECIFIC LOCATIONS ON THIS PLANAND ARE APPLICABLE TO THE PROJECT. THE CONTRACTOR SHALL INCORPORATETHESE BMPS INTO THE PROJECT SCOPE:STABILIZED CONSTRUCTION ENTRANCE/EXITSTREET SWEEPINGHAZARDOUS WASTE MANAGEMENTEC-1EC-2NS-1NS-3NS-6NS-7NS-8NS-9NS-10SE-7WE-1SE-4SE-5TC-1WM-1WM-2WM-3WM-4WM-5WM-6WM-8WM-9BMP SELECTION AND LEGENDEROSION CONTROL NOTES1. EROSION CONTROL MEASURES FOR WIND, WATER, MATERIAL STOCKPILES, AND TRACKING SHALL BE IMPLEMENTED ON ALLPROJECTS AT ALL TIMES AND SHALL INCLUDE SOURCE CONTROL, INCLUDING PROTECTION OF STOCKPILES, PROTECTION OF SLOPES,PROTECTION OF ALL DISTURBED AREAS, PROTECTION OF ACCESSES, AND PERIMETER CONTAINMENT MEASURES. EROSIONCONTROL SHALL BE PLACED PRIOR TO THE COMMENCEMENT OF GRADING AND SITE DISTURBANCE ACTIVITIES UNLESS THE PUBLICWORKS DEPARTMENT DETERMINES TEMPORARY MEASURES TO BE UNNECESSARY BASED UPON LOCATION, SITE CHARACTERISTICSOR TIME OF YEAR. THE INTENT OF EROSION CONTROL MEASURES SHALL BE TO KEEP ALL GENERATED SEDIMENTS FROM ENTERINGA SWALE, DRAINAGE WAY, WATERCOURSE, ATMOSPHERE, OR MIGRATE ONTO ADJACENT PROPERTIES OR ONTO THE PUBLICRIGHT-OF-WAY.2. SITE INSPECTIONS AND APPROPRIATE MAINTENANCE OF ALL EROSION CONTROL MEASURES/DEVICES SHALL BE CONDUCTED ANDDOCUMENTED AT ALL TIMES DURING CONSTRUCTION IN ACCORDANCE WITH CALIFORNIA GENERAL PERMIT.3. THE OWNER SHALL BE RESPONSIBLE FOR THE PLACEMENT AND MAINTENANCE OF ALL EROSION CONTROL MEASURES/DEVICES ASSPECIFIED BY THE APPROVED PLAN UNTIL SUCH TIME THAT THE PROJECT IS ACCEPTED AS COMPLETE BY THE PUBLIC WORKSDEPARTMENT OR UNTIL A NOTICE OF TERMINATION HAS BEEN ACCEPTED BY RWQCB. EROSION CONTROL MEASURES/DEVICESMAY BE RELOCATED, DELETED OR ADDITIONAL MEASURES/DEVICES MAY BE REQUIRED DEPENDING ON THE ACTUAL CONDITIONSENCOUNTERED DURING CONSTRUCTION AT THE DIRECTION OF THE PROJECT QSP. ADDITIONAL EROSION CONTROLMEASURES/DEVICES SHALL BE PLACED AT THE DISCRETION OF THE QSD, QSP, AGENCY INSPECTOR, OR RWQCB.4. PER THE CALIFORNIA GENERAL PERMIT, THERE IS NO IDENTIFIED RAINY SEASON. EROSION CONTROL MEASURES ARE REQUIRED ATALL TIMES. REFER TO PROJECT SWPPP FOR BMP DETAILS.5. IN THE EVENT OF A FAILURE, THE OWNER AND/OR HIS REPRESENTATIVE SHALL BE RESPONSIBLE FOR CLEANUP AND ALLASSOCIATED COSTS OR DAMAGE. IN THE EVENT THAT DAMAGE OCCURS WITHIN THE RIGHT-OF-WAY AND THE AGENCY ISREQUIRED TO PERFORM CLEANUP, THE OWNER SHALL BE RESPONSIBLE FOR AGENCY REIMBURSEMENT OF ALL ASSOCIATED COSTSOR DAMAGE.6. IN THE EVENT OF FAILURE AND/OR LACK OF PERFORMANCE BY THE OWNER AND/OR CONTRACTOR TO CORRECT EROSIONCONTROL RELATED PROBLEMS THE PUBLIC WORKS DEPARTMENT MAY REVOKE ALL ACTIVE PERMITS.7. PERMANENT EROSION CONTROL SHALL BE PLACED AND ESTABLISHED WITH 75% COVERAGE ON ALL DISTURBED SURFACES, PRIORTO FINAL INSPECTION. PERMANENT EROSION CONTROL SHALL BE FULLY ESTABLISHED PRIOR TO FINAL ACCEPTANCE. TEMPORARYEROSION CONTROL MEASURES SHALL REMAIN IN PLACE UNTIL PERMANENT MEASURES ARE ESTABLISHED.8. THE AGENCY MAY HAVE ADDITIONAL PROJECT SPECIFIC EROSION CONTROL REQUIREMENTS. THE CONTRACTOR, DEVELOPER, ANDENGINEER OF WORK SHALL BE RESPONSIBLE FOR MAINTAINING SELF-REGULATION OF THESE REQUIREMENTS.9. ALL PROJECTS INVOLVING SITE DISTURBANCE OF ONE ACRE OR GREATER SHALL COMPLY WITH THE REQUIREMENTS OF THECALIFORNIA GENERAL PERMIT. THE OWNER SHALL SUBMIT A NOTICE OF INTENT (NOI).10. NAME OF PERSON TO CONTACT 24 HOURS A DAY IN THE EVENT THERE IS AN EROSION CONTROL/SEDIMENTATION PROBLEM:NAME:________________________________________ PHONE:_________________________STORM DRAIN INLET PROTECTIONSE-10SE-4SE-4SE-10SE-4SE-10SE-4SE-10SE-4SE-10SE-4SE-10SE-4SE-10SE-4SE-10SE-4SE-4SE-4SE-4SE-4SE-4SE-4FR FR FR FR FR FR FRSE-5SE-5SE-55.A.hPacket Pg. 163Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
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23
LOBBY
5'-0"4'-0"3'-6"26'-0"4'-0"COMMERCIAL
RESIDENTIAL
AMMENTIES
FIRST FLOOR TANDEM PARKING
N 13.000 S.F. / FLOOR
TAND
E
M
P
A
R
K
I
N
G
313233
66 67
85
86
64
5'-0"26'-0"
56 68
434241403435363738
554748495051525354464544
corridor lines
MECH
A
N
I
C
A
L
WALKW
A
Y
WALKW
A
YWALKW
A
Y
Blatter
SHEET
THIS DRAWING IS COPYRIGHTED
MATERIAL UNDER THE SOLE OWNERSHIP
OF HOCHHAUSER BLATTER ARCHITECTURE
& PLANNING. ANY USE WITHOUT
EXPRESSED WRITTEN CONSENT OF
HOCHHAUSER BLATTER IS PROHIBITED.
SHEET CONTENTS
ISSUANCE OR REVISIONDATE:8955 Monterey Rd Gilroy, CA 95020MONTEREY APPARTMENTSPA2.1IN PROGRESSLEVEL 1 PLAN
xxxx
1" = 20'-0"1Level 1
D A V I D R.
B L A C K &
A S S O C I A T E S
L A N D S C A P E A R C H I T E C T U R E
Telephone 805.898.8717 Fax 898.0373
S A N T A B A R B A R A ,
C A L I F O R N I A 9 3 1 0 1
1 7 1 8 P A M P A S A V E .
d b l a c k @ d a v i d b l a c k l a . c o m
U R B A N D E S I G N
PRELIMINARY LANDSCAPE PLAN
Calamagrostis a. `Karl Foerster` / Reed Grass
Chondropetalum tectorum / Cape Rush
Juncus patens / California Gray Rush
Muhlenbergia rigens / Deer Grass
Achillea millefolium `Paprika` / Red Yarrow
Achillea x `Moonshine` / Moonshine Yarrow
Erigeron Karvinskianis / Santa Barbara Daisy
Pemstemon spp / Beard Tounge
Rosmarinus o.`Irene` / Trailing Rosemary
Parthenicissus tricuspidata / Boston Ivy
$UFWRVWDSK\ORVG¶(PHUDOG&DUSHW·0DQ]DQLWD
Carex divulsa / Berkeley Sedge
&HDQRWKXVJ¶<DQNHH3RLQW·:LOG/LODF
Cotoneaster d. `Lowfast` / Bearberry
GRASSES
TERRACE PLANTINGS
GROUNDCOVER
'RGRQHDY¶3XUSXUHD·+RSVHHG%XVK
Feijoa sellowiana / Pineapple Guava
Heteromeles arbutifolia / Toyon
Prunus caroliniana / Carolina Cherry
Rhus integrifolia / lemonadeberry
SCREENING SHRUBS
Callistemon viminalis / Weeping Bottlebrush
Chitalpa tashkentensis / Chitalpa
FLOWERING ACCENT TREES
PARKING LOT TREES
Metrosideros excelsa / New Zealand X-mas Tree
Quercus suber / Cork Oak
SCREENING TREES
Melaleuca linarifolia / Paperbark Tree
Geijera parviflora / Australian Willow
STREET FRONTAGE
COURTYARD PLANTINGS
Cistus spp. / Orchid Rockrose
Echium fastuosum / Pride of Madeira
Salvia l. `Santa Barbara` / Mexican Sage
Salvia greggii `Furmans Red` / Red Salvia
Grevillea x `Canberra Gem` / Grevillea
Cotoneaster d. `Lowfast` / Bearberry
Muhlenbergia rigens / Deer Grass
Achillea millefolium `Paprika` / Red Yarrow
Lavatera bicolor / Tree Mallow
Buddleja d. `Black Knight` / Butterfly Bush
Nandina domestica / Heavenly Bamboo
Pemstemon 'Margarita Bop' / Beard Tounge
Heuchera sanguinea / Coral bells
Calamagrostis a. `Karl Foerster` / Reed Grass
Grewia occidentalis / Lavender Starflower
Erigeron Karvinskianis / Santa Barbara Daisy
FOUNDATION PLANTINGS
$UFKWRVWDSK\ORV¶-RKQ'RXUOH\·0DQ]DQLWD
Buddleja davidii `Black Knight` / Butterfly Bush
Cistus spp. / Orchid Rockrose
Grevillea x `Canberra Gem` / Canb Grevillea
Hebe x `Coed` / Hebe
Nandina domestica / Heavenly Bamboo
Rosmarinus o. `Tuscan Blue` / Upright Rosemary
Salvia greggii `Furmans Red` / Red Salvia
Leptospermum s. `Helene Strybing` / Tea Tree
Lavatera bicolor / Tree Mallow
MEDIUM SHRUBS
Carpenteria californica / Bush Anemone
&RUHD¶&DUPLQH%HOOV·&RUHD
&XSKHDK¶/DYHQGHU&XSKHD
Echium fastuosum / Pride of Madeira
Grewia occidentalis / Lavender Starflower
Hypericum calycinum / Hypericum
Kniphofia u `Malibu Yellow` / Yellow Torch Lily
Mahonia aquifolium / Oregon Grape
Phormium spp. / New Zealand Flax
5KDPQXVF¶(YH&DVH·&RIIHHEHUU\
Salvia leucantha `Santa Barbara` / Mexican Sage
UPRIGHT CANOPY TREES
Olea e. 'Majestic Beauty' / Fruitless Olive
Cercis c. Forest Pansy / Canadian Redbud
VINES
Melaleuca quinquenervia / Paperbark Tree
STREET TREE
MELALEUCA QUINQUENERVIA
SCREENING TREES
MELALEUCA LINARIFOLIA
PARKING LOT TREES
METROSIDEROS EXCELSA
STREET TREE
GEIJERA PARVIFLORA
PARKING LOT TREES
METROSIDEROS EXCELSA
Heteromeles arbutifolia / Toyon
FLOWERING ACCENT TREE
HETEROMELES ARBUTIFOLIA
SCREENING TREES
MELALEUCA LINARIFOLIA
SHRUBS & GROUNDCOVER TYP.
ENHANCED PAVING
18" SEATWALL TYP.
FLOWERING ACCENT TREE
CHITALPA TASHKENTENSIS
UPRIGHT CANOPY TREES
EUCALYPTUS NICHOLAI
COURTYARD WITH ENHANCED
PAVING & SEAT WALLS
UPRIGHT CANOPY TREES
MELALEUCA QUINQUENERVIA
PARKING LOT TREES
METROSIDEROS EXCELSA
GROUNDCOVER TYP.
SHRUBS & GROUNDCOVER TYP.
SHRUBS &
GROUNDCOVER
TYP.
PRELIMINARY PLANT LIST
MONTEREY STREETHerdenbergia violacea / Happy Wanderer
Lonicera hispidula vacillans / California Honeysuckle
FLOWERING VINE TYP.
FLOWERING VINE TYP.
5.A.h
Packet Pg. 164 Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
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ROAD
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24
LOBBY
COMMERCIAL
SPACE
RESIDENTIAL
AMENITIES
FIRST FLOOR TANDEM PARKING
N 13.000 S.F. / FLOOR
TAND
E
M
P
A
R
K
I
N
G
313233
66
85
64
56
68
4241403435363738
554748495051525354464544
corridor lines
MECH
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77
GATED EMERGENCY
VEHICULAR INGRESS EGRASS
PERMEABLE
EM
PEDESTRIAN
GATE
NEW 7" HIGH
MASONRY SOUND WALL
NEW 7" HIGH
MASONRY SOUND WALL
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
T3M
A
MH: 16
LCCO
E
MH: 16
WM SR2
S
MH: 12
WM SR2
S
MH: 12
WM SR2
S
MH: 12
WM SR3
SS
MH: 12
WM SR3
SS
MH: 12
T5W
F
MH: 16
T3M
A
MH: 16
GARAGE
X
MH: 9
GARAGE
X
MH: 9
GARAGE
X
MH: 9
GARAGE
X
MH: 9
GARAGE
X
MH: 9
GARAGE
X
MH: 9
0.1 0.4 0.6 0.9 1.0 1.9 2.8 4.4 3.3 2.0 1.2 0.8 0.7 1.0 1.6 2.5 4.3 3.6 2.1 1.3 0.9 0.8 1.0 1.6 2.4 4.2 3.7 2.1 1.4 1.0 0.9 1.2 2.0 3.0 4.5 3.3 2.0 1.2 0.9 0.9 1.2 2.0 3.2 4.4 2.9 1.9 1.0 0.6 0.2 0.1 0.0
0.2 0.6 1.0 1.4 1.0 1.7 2.6 3.0 2.7 1.9 1.1 0.9 0.8 1.0 1.4 2.4 2.9 2.9 2.1 1.2 1.0 0.9 1.0 1.4 2.3 2.9 2.9 2.1 1.3 1.1 1.0 1.2 1.9 2.9 3.3 2.9 2.0 1.2 1.0 1.0 1.2 1.8 2.7 3.0 2.6 1.7 1.0 0.6 0.3 0.1 0.0
0.3 0.9 1.4 1.8 0.8 1.3 1.6 1.6 1.5 1.3 0.8 0.7 0.6 0.8 1.1 1.6 1.6 1.5 1.5 0.9 0.8 0.7 0.8 1.0 1.6 1.6 1.5 1.5 1.0 0.8 0.8 1.1 1.6 2.1 2.2 2.0 1.7 1.1 1.0 0.9 1.0 1.4 1.5 1.6 1.5 1.2 0.7 0.4 0.4 0.2
0.3 1.4 2.1 2.4 0.8 0.6 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.3 0.5 0.4 0.5 0.5 0.4 0.4 0.4 0.4 0.3 0.4 0.6 1.0 1.2 1.3 1.2 1.0 0.9 0.7 0.5 0.4 0.4 0.4 0.3 0.2 0.2 0.9 0.1
0.2 1.4 2.5 3.5 1.2 0.4 0.1 0.2 0.2 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.2 0.2 0.1 0.2 0.2 0.2 0.8 0.7 0.7 0.4 0.2 0.1 0.1 0.1 0.2 0.5 0.8 1.2 1.4 1.3 1.2 0.9 0.6 0.4 0.2 0.1 0.1 1.6 0.6 0.0
0.3 1.4 2.6 3.6 1.2 0.4 0.3 0.6 0.5 0.2 0.1 0.5 0.7 0.4 0.1 0.3 0.6 0.6 0.2 0.3 0.6 0.6 0.2 1.4 2.1 0.8 0.0 0.0 0.1 0.1 0.2 0.5 0.9 1.3 1.5 1.6 1.4 1.1 0.7 0.4 0.2 0.0 0.0 2.7 0.4
0.4 1.5 2.2 2.4 0.7 0.3 1.1 1.7 1.7 0.3 0.2 1.6 1.7 1.2 0.1 0.7 1.7 1.7 0.5 0.9 1.7 1.7 0.3 0.0 0.0 0.1 0.1 0.4 0.7 1.1 1.4 1.8 1.7 1.4 1.0 0.6 0.3 1.2 0.1
0.7 1.3 1.6 1.5 0.2 0.2 1.8 3.2 3.0 0.2 0.1 3.0 3.0 2.2 0.1 0.8 3.3 3.1 0.4 1.4 3.2 3.0 0.2 0.1 0.2 0.4 0.7 1.0 1.3 1.5 1.5 1.3 0.8 0.5 0.2 0.8 0.5
1.0 1.3 1.3 1.0 0.1 0.1 1.6 2.7 2.5 0.2 0.1 2.7 2.8 1.9 0.1 0.7 2.5 2.3 0.3 1.3 2.6 2.4 0.2 0.5 0.8 1.0 1.1 1.2 1.0 0.7 0.3 0.7 0.2
1.6 1.6 1.4 0.6 0.1 1.8 3.0 2.6 0.2 0.1 2.7 3.0 2.0 0.1 0.9 2.9 2.7 0.4 1.5 3.0 2.6 0.2 0.3 0.5 0.5 0.7 0.8 0.7 0.6 0.3 0.7 0.9 0.0
2.5 2.4 1.6 0.4 0.1 0.8 1.4 1.4 0.2 0.2 1.3 1.4 0.9 0.1 0.6 1.4 1.4 0.4 0.7 1.4 1.4 0.3 0.9 1.9 3.2 1.5 0.3 0.4 0.3 0.2 2.4 0.6
3.8 2.6 1.4 0.3 0.1 0.2 0.5 0.4 0.1 0.1 0.4 0.5 0.3 0.1 0.2 0.5 0.5 0.2 0.2 0.5 0.4 0.1 2.4 1.2 2.5 2.4 2.6 2.1 0.8 0.2 2.4 0.4
3.3 2.6 1.4 0.3 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 1.1 0.1 0.3 1.5 2.5 3.0 1.7 0.8 0.6 1.2 1.8 0.3 0.8 0.9 0.0
2.1 2.0 1.4 0.4 0.3 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.8 0.5 0.2 0.1 0.1 0.6 0.9 0.5 0.8 1.8 3.2 2.7 2.8 0.5 0.3
1.3 1.2 1.0 0.6 0.7 1.2 1.6 1.6 1.6 1.4 0.9 0.7 0.6 0.8 1.1 1.6 1.6 1.6 1.4 0.9 0.6 0.5 0.5 0.8 0.9 0.8 0.4 0.2 0.1 0.1 0.2 0.6 2.1 3.1 2.3 2.6 0.1 0.1
0.8 0.8 0.8 0.7 1.0 1.6 2.6 3.0 2.8 1.9 1.1 0.9 0.8 1.0 1.4 2.4 3.0 2.9 2.1 1.2 0.8 0.5 0.6 0.9 1.2 1.7 1.6 1.2 0.7 0.4 0.2 0.1 0.1 0.3 2.0 1.9 0.8 0.0 0.0 0.0
0.4 0.4 0.5 0.6 1.0 1.8 2.8 4.5 3.3 2.0 1.2 0.8 0.7 1.0 1.6 2.5 4.3 3.7 2.1 1.3 0.7 0.3 0.4 1.0 1.7 2.8 2.8 2.2 1.7 1.0 0.6 0.4 0.2 0.2 0.1 0.2 0.3 0.1 0.0 0.0
2.7 4.1 3.1 2.0 1.1 0.9 0.7 0.7 0.7 0.4 0.2 0.2 0.1 0.0 0.0 0.0 0.0
0.0 1.6 1.1 0.9 1.0 1.1 1.5 1.5 1.1 0.6 0.4 0.3 0.4 0.3 0.1 0.0 0.0
0.5 1.0 1.4 2.5 2.7 2.2 1.8 1.1 0.8 1.0 0.9 0.3 0.2 0.1
2.3 3.8 3.2 2.3 1.3 1.0 1.7 2.0 1.2 0.7
0.0 2.0 1.2 1.3 1.9 2.5 3.3 1.9
1.3 2.4 5.1 6.3 0.0
8.0
122 E. ARRELLAGA
SANTA BARBARA
805 962 2746
CALIFORNIA 93101
Blatter
Hochhauser
ARCHITECTURE
AND PLANNING
SHEET
PROJECT NO:
THIS DRAWING IS COPYRIGHTED
MATERIAL UNDER THE SOLE OWNERSHIP
OF HOCHHAUSER BLATTER ARCHITECTURE
& PLANNING. ANY USE WITHOUT
EXPRESSED WRITTEN CONSENT OF
HOCHHAUSER BLATTER IS PROHIBITED.
SHEET CONTENTS
ISSUANCE OR REVISIONDATE:
PLANNING SUBMITTAL05.05.2016 8955 Monterey Rd Gilroy, CA 95020MONTEREY APPARTMENTSLT1.0 PLANNING SUBMITTALPHOTOMETRIC
STUDY
9799
1" = 20'-0"1PHOTOMETRIC PLAN
PROJECT
NORTH
Luminaire Schedule
Symbol Tag Qty Label Description Arrangement LLF Lum. Watts Filename
A 11 T3M DSX0 LED 20C 1000 30K T3M MVOLT HS SINGLE 0.910 72 DSX0_LED_20C_1000_30K_T3
E 1 LCCO DSX0 LED 20C 1000 30K LCCO MVOLT SINGLE 0.910 72 DSX0_LED_20C_1000_30K_LC
S 3 WM SR2 WST LED 1 10A700/30K SR2 MVOLT SINGLE 0.910 24 WST_LED_1_10A700_30K_SR2
SS 2 WM SR3 WST LED 1 10A700/30K SR3 MVOLT SINGLE 0.910 24 WST_LED_1_10A700_30K_SR3
F 1 T5W DSX0 LED 20C 1000 30K T5W MVOLT SINGLE 0.910 72 DSX0_LED_20C_1000_30K_T5
X 6 GARAGE DSXPG LED 10C 1000 30K T5R MVOLT SINGLE 0.910 37 DSXPG_LED_10C_1000_30K_T
Calculation Summary
Label CalcType Units Avg Max Min Avg/Min Max/Min
CalcPts Illuminance Fc 1.12 8.0 0.0 N.A.N.A.
PARKING LOT FIXTURE WALL MOUNT FIXTURE GARAGE CEILING FIXTURE
5.A.h
Packet Pg. 165 Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
1303457811121314151617181922232425262728654657 58 59 60 61 62 63 647374757678798081M O N T E R E Y R D .24FIRST FLOOR PARKINGN 13.000 S.F. / FLOORPARKING313233666056484734353637385549 50 51 52 53 54passage throughMECHANICALRESIDENTIALSTORAGEWALKWAYWALKWAYWALKWAY839A677GATED EMERGENCYVEHICULAR INGRESS EGRESSPERMEABLEEMPEDESTRIANGATE2 5 8 ' - 0 1 /4 "NEW 7" HIGHMASONRY WALLPROPERTY LINEFENCE169' - 9 1/4"233' - 7"200' - 0"105' - 2"105' - 10"90' - 2"104' - 10"104' - 10"2 1 ' - 0 2 9 /1 2 8 "NEW 7" HIGHMASONRY WALL3' - 7" 18' - 0" 44' - 1 1/2" 16' - 0" 22' - 4" 44' - 1 3/4" 16' - 0" 2' - 0"3' - 6 3/4"30' - 1 81/128" 18' - 0"
M A C H IN E R Y
R O O M
trash/recyclingroomCpassage throughCCCCCC CCCCCCCCCCCCCCCCCCCCC29CCCCCCCCCCCCC291039404142437067 68 698283848520214445868772719' - 0"E12BDC4commercialcommercialcommercialcommercialcommercialloadingcommercialcommercialcommercialAMENITIESPARKINGLOBBYCOMMERCIALcovered walkpathEXTERIORWALKSEXTERIORWALKScovered walkpathPARKINGCIRCULATIONLOBBYCIRCULATIONEXTERIORWALKSCIRCULATIONCIRCULATIONCIRCULATIONEXTERIORWALKSPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYTRASH / RECYCLINGBUSSTOPloundryroom26' - 0"26' - 0"s ig n a g e signageTRANSFORMERPOWERGENERATORRESIDENT STORAGEPARKING40 bikes parking40 bikes parking7' - 3 3/4"SANDSANDcommercialcommercialcommercialcommercialcommercialALL PAVEMENT / DRIVING AREA39581 SFALL GREENS9622 SFFcommercialTOP OFCURBPROPERTYLINEGYM9' - 0"18' - 0"2' - 0"UTILITY1 1 ' - 9 5 /8 "EXSITINGWALKWAYPLAYGROUNDPLAYGROUNDRESIDENT STORAGE2 6 ' - 0 "274 SF306 SF200 SF2322 SF67 SF47 SF45 SF119 SFMULTI-PURPOSEROOMRESIDENTIALSTORAGEATRIUMADA COMPLIANT WALKENTRYPORCHcommercialcommercial65G710BenchBBQOUTDOORTABLEOUTDOORTABLEBenchCOMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGESUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIO1st levelAREA (SF)PARKING, VEHICLE ACCESS39087LANDSCAPE, VEGETATIVE, SITE STRUCTURES 11847EXTERIOR PEDESTRIAN WALKS4501SITE COVERAGE STATISTICS1612212792667558390517344435----TOTAL site:89124TOTAL NET ENCL./ COVERED AREA3272533689BUILDING COVERAGE "UNDER ROOF"BUILDING AREA STATSTOTAL NET HABITABLE AREA7460FLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:33118101066321111873711TOTAL:2424161478RESIDENTIAL UNIT MIX-0------PROPERTY LINEVERTICAL STEEL CHANELPOST SET IN MIN. 24"DEEP CONCRETEBASE @6'-0" O.C. TYP1 X4, 1 X6, & 1 X8 VERTICAL CEDAR BOARDS0' - 1 1/2"0' - 1 1/2"0' - 0 3/4"2 X 6 HORIZONTALCEDAR OR PRESSURETREATED SPANNER7'-0"ABOVE GRADEPROPERTY LINE7'-0"ABOVE GRADE8" REINFORCEDCONCRETE MASONRYUNIT WALL W/ PLASTERFINISHNATURAL / FINISHGRADECONCRETE GRADEBEAM / FOOTING122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.1PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950201ST FLOOR PLAN9799 1" = 20'-0"1Level 1PROJECTNORTHTYPICAL FENCE AT PROPERTY LINETYPICAL WALL AT PROPERTY LINE5.A.hPacket Pg. 166Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
UPUP1A4.1OPENPATIOOPENPATIOOPENPATIOOPENPATIOA2.71A2.72A2.73A2.7414' - 2"12' - 4"45' - 0"9' - 4"839A1A4.22A4.23 5 ' - 1 1 "
2 9 ' - 5 1 /2 "
3 5 ' - 1 1 "
2 9 ' - 5 1 /2 "
2 ' - 6 "2' - 0"EQ EQLEGEND1BDRM2BDRM3BDRMATRIUMCIRCULATIONCORRIDORDECKUTILITY6' - 0"9' - 3"OPEN TO BELOWCIRCULATIONATRIUM1303CIRCULATIONCIRCULATION1305UTILITY1323UTILITY1324UTILITY1325CIRCULATION13292BDRM201DECK1334CIRCULATION1344CORRIDOR1353UTILITY154365' - 4 1/2"8 0 ' - 1 0 9 /1 2 8 "23' - 8" 23' - 8"23' - 8" 23' - 8"E12BDC490 SFF3A4.176 SF23 SF401 SF3590 SF73 SF202 SF258 SF74 SF294 SF312 SF314 SF313 SF314 SF89 SF90 SF 90 SF 90 SF89 SF 90 SF249 SF2BDRM2022BDRM2031145 SF3BDRM2041243 SF3BDRM2051164 SF3BDRM2061196 SF3BDRM2071211 SF3BDRM2081223 SF3BDRM209622 SF1BDRM210877 SF3BDRM211880 SF3BDRM212886 SF3BDRM2131402 SF3BDRM2141332 SF3BDRM2151329 SF3BDRM2161329 SF3BDRM2171338 SF3BDRM218885 SF2BDRM219893 SF2BDRM220643 SF1BDRM221643 SF1BDRM222885 SF2BDRM2231046 SF2BDRM2246566' - 3"129' - 9"G1 5 6 ' - 1 0 1 /2 "
7 0 ' - 0 "180' - 7 1/2"74' - 5 1/2"710188' - 8"191' - 0"4A4.16 5 ' - 4 1 /2 "94 SFDECK178 SFDECK87 SFDECK88 SFDECK89 SFDECK82 SFDECK95 SFDECK87 SFDECK89 SFDECK89 SFDECK88 SFDECK165 SFDECK47 SFDECK80 SFDECKCOMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGES, ATRIUMUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIO2nd levelAREA-249--756-8953592252083076-TOTAL AREA USAGE PER LEVEL33776FLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:33118101066321111873711TOTAL:2424161478RESIDENTIAL UNIT MIX-- --0---122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.2PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950202ND FLOOR PLAN9799 1" = 20'-0"2Level 2PROJECTNORTHAREA STATISTICS 2ND LEVEL5.A.hPacket Pg. 167Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
DNDN3585 SFCORRIDOR839ALEGEND1BDRM2BDRM3BDRMATRIUMCIRCULATIONCORRIDORDECKUTILITYCORRIDOR57OPEN TO BELOWCIRCULATION1545ATRIUM1546CIRCULATION1547CIRCULATION1548DECKDECK1551DECK1553UTILITY1554UTILITY1555UTILITY1556DECK1558CIRCULATION1560DECKDECK1569DECK1570DECK1571DECK1572CIRCULATION1575DECK1580UTILITY1598E12BDC4DECK1703F68 SF23 SF399 SF265 SF294 SF137 SF 137 SF137 SF 137 SF85 SF90 SF81 SF81 SF81 SF80 SF68 SF83 SF82 SF83 SF81 SF83 SF83 SF84 SF177 SF82 SF90 SF159 SF873 SF2BDRM301875 SF2BDRM302888 SF2BDRM3031117 SF3BDRM3041224 SF3BDRM3051170 SF3BDRM3061195 SF3BDRM3071212 SF3BDRM3081218 SF3BDRM309630 SF1BDRM310879 SF2BDRM311882 SF2BDRM312882 SF2BDRM3131332 SF3BDRM3151329 SF3BDRM3161329 SF3BDRM3171338 SF3BDRM318885 SF2BDRM319893 SF2BDRM320643 SF1BDRM321643 SF1BDRM322884 SF2BDRM3231031 SF2BDRM32465G7103BDRM95 SFDECK47 SFDECKCOMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGES, ATRIUMUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIO3rd levelAREA---754-8953592252082353-249TOTAL AREA USAGE PER LEVEL33051FLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:33118101066321111873711TOTAL:2424161478RESIDENTIAL UNIT MIX-- --0---122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.3PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950203RD FLOOR PLAN9799 1" = 20'-0"1Level 3PROJECTNORTHAREA STATISTICS 3RD LEVEL5.A.hPacket Pg. 168Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
839AOPEN TO BELOWCIRCULATIONATRIUMCIRCULATIONDECKDECKDECKUTILITYUTILITYUTILITYDECKCIRCULATIONDECKDECKDECK1620DECKDECKDECKDECKDECKUTILITYCORRIDORCIRCULATION1697E12BDC42 ' - 6 "2' - 6"F73 SF22 SF399 SF265 SF2453 SF252 SF79 SF71 SF200 SF137 SF88 SFLEGEND1BDRM2BDRM3BDRM4BDRMATRIUMCIRCULATIONCORRIDORDECKUTILITY877 SF2BDRM401882 SF2BDRM402888 SF2BDRM4031114 SF3BDRM4041236 SF3BDRM4051170 SF3BDRM4061202 SF3BDRM4071223 SF3BDRM4081223 SF3BDRM409629 SF1BDRM410877 SF3BDRM411880 SF3BDRM412872 SF3BDRM4131410 SF3BDRM4141326 SF3BDRM4151778 SF4BDRM41665G710DECKCOMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGES, ATRIUMUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIO4th levelAREA---758-6012459179951640-249TOTAL AREA USAGE PER LEVEL23702FLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:33118101066321111873711TOTAL:2424161478RESIDENTIAL UNIT MIX-- --0---122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.4PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950204TH FLOOR PLAN9799 1" = 20'-0"1Level 4ROOFPROJECTNORTHAREA STATISTICS 4TH LEVELROOFACCESS5.A.hPacket Pg. 169Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
ROOF839AOPEN TO BELOWCIRCULATIONATRIUMCIRCULATIONDECKDECKDECKDECKUTILITYUTILITYUTILITYDECKCIRCULATIONDECKDECKDECKDECKDECKUTILITY1689CORRIDORDECKLOUNGE AREACIRCULATIONE12BDC46' - 0"F2140 SF196 SF75 SF255 SF77 SFLEGEND1BDRM2BDRM3BDRMATRIUMCIRCULATIONCORRIDORDECKLOUNGE AREAUTILITY879 SF2BDRM501882 SF2BDRM502888 SF2BDRM5031115 SF3BDRM5041246 SF3BDRM5051161 SF3BDRM5061197 SF3BDRM5071221 SF3BDRM5081229 SF3BDRM509630 SF1BDRM510877 SF3BDRM511880 SF3BDRM512882 SF3BDRM5131402 SF3BDRM514DECK65G710DECKCOMMUNITYROOF TERRACEFIREPITBAR B. QUEEQUIPMENTDECK2730 SQ FTCOMMERCIAL SPACERESIDENTIAL LOBBYRESIDENTIAL AMENETIES / LOUNGES, ATRIUMUTILITY / STORAGE / MECHANICALINTERIOR CIRCULATION, CORRIDORS, WALKINGVERTICAL CIRCULATION (STAIRS, ELEVATORS)COVERED EXT. PEDESTRIAN CIRCULATIONTUCK UNDER PARKINGRESIDENTIAL UNITS / HABITABLERESIDENTIAL DECKS, PATIOSCOMMUNITY DECKS PATIO5th levelAREA--622597111921421490113052737TOTAL AREA USAGE PER LEVEL23423FLOOR LEVEL1 - BEDROOM UNIT2 - BEDROOM UNIT3 - BEDROOM UNIT4 - BEDROOM UNITLEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5TOTAL:33118101066321111873711TOTAL:2424161478RESIDENTIAL UNIT MIX-- --0---122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.5PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950205TH FLOOR PLAN9799 1" = 20'-0"1Level 5PROJECTNORTHAREA STATISTICS 5TH LEVEL5.A.hPacket Pg. 170Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
839AE12BDC4ROOF ACCESSLADDERF7 ' - 0 "65G710TYP. AWNINGROOF OVERUNIT BALCONYEDPM (GREEN)COMPLIANTROOF MEMBRANEROOFACCESSROOFACCESSTYP. CONDENSINGUNITSKYLIGHT TOATRIUM122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA2.6PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020ROOF PLAN9799 1" = 20'-0"1ROOF PLANPROJECTNORTH5.A.hPacket Pg. 171Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
D30' - 1"D45' - 1"32' - 3 1/2"12' - 9 1/2"7' - 4 1/2"10' - 7 1/2"19' - 4 1/4"9' - 11 1/8"14' - 8 1/8"15' - 8 1/4"8' - 0"13' - 8"12' - 4"327 SQ FT8' - 0"C53B122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A2.7TYPICAL RESIDENTIAL UNITPLANS9799TYPICAL UNIT -1 BEDROOMTYPICAL UNIT -2 BEDROOM (a)TYPICAL UNIT -3 BEDROOM (A)TYPICAL UNIT -3 BEDROOM (b)LIVING ROOMMASTER BEDROOMBEDROOM BEDROOMBATHROOMOPEN PATIOBATHROOMUTILITYROOMLIVING ROOMMASTER BEDROOMBEDROOMBATHROOMOPEN PATIO - 88 SQ FTOPEN PATIO 85 SQ FTMASTER BEDROOMLIVING ROOMBATHROOMUTILITYROOMUTILITY ROOMLIVING ROOMMASTER BEDROOMBATHROOMOPEN PATIOBATHROOMUTILITY ROOMBEDROOM BEDROOMCLOSETUNIT AREA - 590 SQ FT UNIT AREA -819 SQ FT UNIT AREA - 1232 SQ FT UNIT AREA - 1405 SQ FT 21345.A.hPacket Pg. 172Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A3.1ELEVATIONS9799FRONT VIEWFROM MONTEREY ROAD5.A.hPacket Pg. 173Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"Level 544' - 0"ROOF PLAN58' - 0"A51949494838090E11' - 0"G505253509291919290989799999990515353525190969191945194929091919467545292929292919190905194808199999080515294535350Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"Level 544' - 0"AEG122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A3.2ELEVATIONS9799 1/16" = 1'-0"4EAST MONTEREY RD. ELEVATION50 PAINTED STRUCTURAL TUBING FRAME W/ SS MESH TRELLIS51 STANDING SEAM METAL ROOF WITH METAL FASCIA / T&GCEILING AWNING ELEMENT52 STEEL TUBE FRAME WITH WINE MESH PANEL GUARDRAIL53 STEEL TUBE FRAME WITH GLASS PANEL GUARDRAIL54 STEEL TUBE FRAME WITH ADJUSTABLE FABRIC AWNING84 HOLLOW METAL DOOR FRAME90 CORRUGATED METAL WALL CLADDING91 PORTLAND CEMENT PLASTER W/ COLOR No. 1 "CL 3255DVAULT"92 PORTLAND CEMENT PLASTER W/ COLOR No. 2 "CLW 1033WForgetmenot"94 PORTLAND CEMENT PLASTER W/ COLOR No. 4 "CL 3026D Stigma"96 PORTLAND CEMENT PLASTER W/ COLOR No. 5 "CL 2782WCorduroy"97 DECORATIVE CERAMIC TILE ACCENT98 TILE BASE / WAINSCOATING99 PLASTER REGLET REVEAL80 NATURAL ALUMINUM COLOR / VINYL WINDOWSYSTEM81 NATURAL ALUMINUM COLOR / VINYL SLIDINGDOOR SYSTEM83 ANODIZED ALUMINUM STOREFRONT SYSTEM84 HOLLOW METAL DOOR FRAME 1/16" = 1'-0"1FULL NORTH ELEVATIONDOORS AND WINDOWSCOLORS, MATERIALS 1/16" = 1'-0"2VIRTUAL VEGETATED MONTEREY RD. EAST ELEVATIONMATERIALS KEY5.A.hPacket Pg. 174Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
92808181909291919191519091919044' - 6"5929490929898525253539080818184845454549480Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"DC929198Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"Level 544' - 0"ROOF PLAN58' - 0"COMMERCIALSIGNAGE, TYP.92948180909751905096122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A3.3ELEVATIONS9799 1/16" = 1'-0"1SOUTH ELEVATION 1/16" = 1'-0"2WEST ELEVATION80 NATURAL ALUMINUM COLOR / VINYL WINDOWSYSTEM81 NATURAL ALUMINUM COLOR / VINYL SLIDINGDOOR SYSTEM83 ANODIZED ALUMINUM STOREFRONT SYSTEM84 HOLLOW METAL DOOR FRAME50 PAINTED STRUCTURAL TUBING FRAME W/ SS MESH TRELLIS51 STANDING SEAM METAL ROOF WITH METAL FASCIA / T&GCEILING AWNING ELEMENT52 STEEL TUBE FRAME WITH WINE MESH PANEL GUARDRAIL53 STEEL TUBE FRAME WITH GLASS PANEL GUARDRAIL54 STEEL TUBE FRAME WITH ADJUSTABLE FABRIC AWNING84 HOLLOW METAL DOOR FRAME90 CORRUGATED METAL WALL CLADDING91 PORTLAND CEMENT PLASTER W/ COLOR No. 1 "CL 3255DVAULT"92 PORTLAND CEMENT PLASTER W/ COLOR No. 2 "CLW 1033WForgetmenot"94 PORTLAND CEMENT PLASTER W/ COLOR No. 4 "CL 3026D Stigma"96 PORTLAND CEMENT PLASTER W/ COLOR No. 5 "CL 2782WCorduroy"97 DECORATIVE CERAMIC TILE ACCENT98 TILE BASE / WAINSCOATING99 PLASTER REGLET REVEALCOLORS, MATERIALSDOORS AND WINDOWS 3/16" = 1'-0"3EastMATERIALS KEY5.A.hPacket Pg. 175Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA3.4PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950203D VIEWS97991EYE LEVEL SOUTHWEST VIEW2EYE LEVEL COMMERCIAL FRONTAGE NEIN PROGRESSIN PROGRESS5.A.hPacket Pg. 176Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA3.5PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 950203D VIEWS97991RECREATION SPACE FROM W2COMMUNITY ROOF TERRACE AND LOUNGEIN PROGRESSIN PROGRESS5.A.hPacket Pg. 177Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A3.63D VIEWS9799SOUTH VIEWSOUTH WESTNORTH EASTIN PROGRESSIN PROGRESSIN PROGRESS5.A.hPacket Pg. 178Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"Level 544' - 0"Roof 5 lvl54' - 0"ROOF PLAN58' - 0"PARKING1267CORRIDOR1353CORRIDOR57CORRIDOR1693CORRIDOR16922BDRM201COMMERCIAL1272LOBBY1269T.O.P. 153' - 5"PROPERTYLINE20' - 0"T.O.P. CEILINGLOUNGE AREA1700CORRIDOR1693CORRIDOR57CORRIDOR1353covered walkpath1253LOBBY1264Level 10' - 0"Level 214' - 0"Roof 5 lvl54' - 0"CORRIDOR1353CORRIDOR57CORRIDOR1693CORRIDOR1692COMMERCIAL1272covered walkpath1259covered walkpath1259T.O.P. CEILINGPROPERTYLINE10' SIDE WALKMONTEREY RD.22' TO CURBCORRIDOR1353CORRIDOR57CORRIDOR1693CORRIDOR1692covered walkpath1259covered walkpath12592BDRM2BDRM2BDRM2BDRM3BDRM3BDRM3BDRM3BDRMCOMMERCIAL122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA4.1PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020THROUGH BUILDINGSECTIONS9799 1/16" = 1'-0"1Section 1 1/16" = 1'-0"3Section 3 1/8" = 1'-0"4Section 3 ENLARGEDSECTION KEY5.A.hPacket Pg. 179Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
Level 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"CORRIDORPROPERTYLINEPROPERTYLINEADJACENT BUILDINGADJACENT BUILDINGT.O.P. 29' - 0"1BDRM1BDRM3BDRM3BDRM CORRIDORcovered walkpathUTILITYcovered walkpathPARKINGPARKINGLevel 10' - 0"Level 214' - 0"Level 324' - 0"Level 434' - 0"Level 544' - 0"Roof 5 lvl54' - 0"ROOF PLAN58' - 0"PROPERTYLINEADJACENTSCHOOL BUILDINGPROPERTYLINECORRIDORMULTI-PURPOSEROOMGREEN OPENSPACEDRIVEWAY3BDRM CORRIDOR 3BDRM3BDRMCORRIDOR3BDRM3BDRM2BDRM3BDRM CORRIDOR 3BDRMcovered walkpathAMENITIES PARKING122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA4.2PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020SITE SECTIONS9799 1" = 10'-0"1SITE SECTION A 1" = 10'-0"2SITE SECTION BSECTIONS KEY5.A.hPacket Pg. 180Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
Level 324' - 0"Level 434' - 0"FLOOR SLABBALCONYFLOOR SLABMETAL MESHMETAL FRAME0' - 3"SLIDINGDOORMETAL FRAMEBALCONYGLAZINGBALCONY FRAME SYSTEM TOSLAB ATTACHMENTS1' - 0"FLOATING PANELEXTERIOR SYSTEMINTERIORWALLEXTERIORWALLLevel 324' - 0"GLAZINGEXTERIOR WALLFLOOR SLABLevel 544' - 0"FLOATING PANELEXTERIOR SYSTEMSTUCCO OVERLATH OVERWATERPROOFINGOVER PLYWOODSHEETHINGOVER FRAMINGSTANDINGMETAL PANELROOFBALCONYSLIDING DOORSYSTEMFLOOR SLABBALCONYSLABBUILDINGROOFING42" ROOF PARAPETCEMENT PLASTERPAINTED WALLEXTERIORWALLT.O.P. 153' - 5"4' - 0"8' - 8"Roof 5 lvl54' - 0"ROOF PLAN58' - 0"BUILDINGTERRACEPARAPETCAPEXTERIORWALL6" THICK ROOF PARAPET3' - 6"0' - 4"0' - 4"T.O.P. 153' - 5"Level 10' - 0"Level 214' - 0"1T.O.P. 29' - 0"CEILINGSYSTEMALUMINUM FRAMINGSTOREFRONTSYSTEMFLOORSLABEXTERIORWALLSUSPENDEDCANOPYEXTERIORSYSTEM9' - 0"5' - 0"5' - 0"3' - 6"0' - 9" 2' - 3"Level 324' - 0"Level 434' - 0"BALCONY GURADRAILMESH SYSTEMFLOATING PANELEXTERIOR SYSTEMBALCONY FLOORSLABINTERIOR FLOOR SLABSLIDINGDOOR122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSPLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020A5.1DETAILS9799 3/8" = 1'-0"7TYP. GLASS BALCONY SECTION 3/8" = 1'-0"5TYP. RECESSED WINDOW 3/8" = 1'-0"2TYP. PANEL BALCONY WITH ROOF OVER IT 3/8" = 1'-0"1TYP. PARAPET TO ROOF 3/8" = 1'-0"9TYP. EXTERIOR FRONT CANOPIES SYSTEMEXTERIORWALKWAYINTERIOR 3/8" = 1'-0"11TYP. FLAT PNELS BALCONY5.A.hPacket Pg. 181Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016MONTEREY APPARTMENTSA5.2PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020MATERIAL BOARD97995.A.hPacket Pg. 182Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
5.A.h
Packet Pg. 183 Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
5.A.h
Packet Pg. 184 Attachment: Proposed Plans (1773 : Monterey Mixed-Use Project)
M O N T E R E Y ROAD.24FIRST FLOOR TANDEM PARKINGN 13.000 S.F. / FLOORTANDEM PARKING641 8 ' - 0 "
2 5 8 ' - 0 5 9 /2 5 6 "169' - 9 63/256"233' - 7 15/128"199' - 11 115/128"112' - 2"105' - 10"90' - 2"104' - 10"104' - 10"2 1 ' - 0 2 9 /1 2 8 "26' - 0 1/2" 16' - 0" 2' - 0"3' - 6 209/256"26' - 0"16' - 0"2' - 0"3' - 6 125/128"30' - 1 81/128" 18' - 0"CIRCULATION1252covered walkpathCIRCULATIONcovered walkpathLOBBYCIRCULATIONPARKINGAMENITIESLOBBYCIRCULATIONCIRCULATION1273EXTERIORWALKS1275130345781112131415161718192223242526272865465758 59 60 61 62 63 647374757678798081MULTI-PURPOSEROOM3132336656484734353637385549 50 51 52 53 54passage throughMECHANICALRESIDENTIALSTORAGEWALKWAYWALKWAYWALKWAY677PERMEABLEEMNEW 7" HIGHMASONRY SOUND WALLPROPERTY LINEFENCENEW 7" HIGHMASONRY SOUND WALLM A C H IN E R Y
R O O M
trash/recyclingroomCpassage throughCCCCCC CCCCCCCCCCCCCCCCCCCCC29CCCCCCCCCCCCC291039404142437067 68 69828384852021444586877271commercialcommercialcommercialcommercialcommercialloadingcommercialcommercialcommercialPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYPOTENTIAL FUTURECONNECTION TOADJACENT PROPERTYTRASH / RECYCLINGloundryrooms ig n a g e signageTRANSFORMERPOWERGENERATORRESIDENT STORAGE40 bikes parking40 bikes parkingcommercialcommercialcommercialcommercialcommercialcommercialTOP OFCURBPROPERTYLINEUTILITYEXSITINGWALKWAYPLAYGROUNDPLAYGROUNDRESIDENT STORAGE26' - 0"25' - 0"3 5 ' - 0 "2 5 ' - 0 "GYMCOMMERCIALRESIDENTIALSTORAGEENTRYPORCHADA COMPLIANT WALK47ft. SIDE YARD47ft. SIDE YARD38ft. REAR YARD32ft FRONT YARD47ft. SIDE YARDMAIL MAIL COMMERCIALCOMMERCIALRES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.RES.SF.BenchBBQOUTDOORTABLEOUTDOORTABLEBenchto th e n e ig h b o r e d d r iv e w a y c e n te r lin e~ 5 3 ' - 0 "to th e n e x t d r iv e w a y~ 7 4 ' - 0 "DRIVEWAYDRIVEWAYRES.SF.RES.SF.RES.SF.RES.SF.RES.SF.COMMERCIALPEDESTRIANGATEBIKERACKBIKERACKBUSSTOPCHESSTABLESPLANTERSEAT WALL122 E. ARRELLAGASANTA BARBARA805 962 2746CALIFORNIA 93101BlatterHochhauserARCHITECTUREAND PLANNINGSHEETPROJECT NO:THIS DRAWING IS COPYRIGHTEDMATERIAL UNDER THE SOLE OWNERSHIPOF HOCHHAUSER BLATTER ARCHITECTURE& PLANNING. ANY USE WITHOUTEXPRESSED WRITTEN CONSENT OFHOCHHAUSER BLATTER IS PROHIBITED.SHEET CONTENTSISSUANCE OR REVISIONDATE:PLANNING SUBMITTAL05.05.2016RESUBMITTAL03.27.2017MONTEREY APPARTMENTSA1.1PLANNING SUBMITTAL8955 Monterey Rd Gilroy, CA 95020SITE PLAN9799 1" = 20'-0"1SITE PLANPROJECTNORTH5.A.iPacket Pg. 185Attachment: revised site plan (new pedestrian access location) (1773 : Monterey Mixed-Use Project)
8955 Monterey Rd. Apartments Project
Safe Routes to School Summary
Antonio Del Buono- .47 miles away and accessed in the rear of the project using the bike/ped
path that connects to Weaver Ct, left on Woodworth Way, right on Church St, and left on
Farrell Ave to the school. This route has good sidewalks but only Church St has a bike lane. The
Lions Creek is adjacent to this project. If access were granted at Church St/Lions Creek
overcrossing students could connect to the already existing Lions Creek Trail. This would offer
the most protected route and shorten the distance.
South Valley Middle School- 1.33 miles away for walkers by going south on Monterey Rd,
crossover Monterey Rd at 1st St, and then continue to I.O.O.F. making a left to the school. This
puts you on the correct side of the street and crossing where a signal is located. 1.67 miles
away for bikers by going north on Monterey Rd, right on Las Animas, right on Murray Ave which
takes you all the way to I.O.O.F. and the school. The reason why this route is suggested is that
it was recently paved and has striped bike lanes and signage along the entire route. We do not
encourage middle school kids to ride on sidewalks. Alternatively the bikers could use the rear
bike/ped access onto Weaver Ct, left on Woodworth Way, left on Church St using the bike lane,
left on 2nd St to Monterey Rd and walk their bike over the crosswalk to left on I.O.O.F.
Christopher High School- 2.43 miles away accessed in the rear of the project using the bike/ped
path that connects to Weaver Ct, left on Woodworth Way, left on Church St, right on Mantelli
Rd, and right on Santa Teresa Rd. Once they get to Sunrise Dr they need to cross over Santa
Teresa Blvd at the signal because there are no crosswalks and bike lanes at the intersection of
Day Rd/Santa Teresa Blvd. From Sunrise Dr they have two options. Walk/bike up Sunrise Dr,
right on Tapestry Dr to access the bike/ped bridge to CHS or use the sidewalk along the south
entrance to the CHS. This route has a bike lane on Church St, a narrow shared parking/bike lane
on Mantelli Rd, and a bike lane on Santa Teresa Blvd.
A Measure B funded project is planned to extend the current Lions Creek Trail from Kern/Tatum
to Day Rd/Santa Teresa Blvd. When built this will provide the shortest and most direct
protected route to Christopher High School at 1.95 miles. It could be cut even shorter if the
Lions Creek access was open on Monterey Rd. A crosswalk will need to be placed at the exit of
this bike/ped trail to cross over Santa Teresa Blvd safely.
Zachary Hilton
Chair, Gilroy Bicycle Pedestrian Commission
Zachary.Hilton@cityofgilroy.org
#GilroyBPAC
5.A.j
Packet Pg. 186 Attachment: SRTS 8955 Monterey Rd Apartments (1773 : Monterey Mixed-Use Project)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: October 4, 2018
TO: Planning Commission
FROM: Sue O'Strander, Deputy Director of Community Development
SUBJECT: Update to Planning Commission Bylaws (M 18-24)
1) Request: Consideration of the Planning Commission Bylaws (entitled “Rules and
Regulations for the Planning Commission”) to amend General Order of Business
and to adhere to the City Council’s recently approved policy governing Board,
Commission and Committee attendance.
2) Recommendation: Staff recommends that the Planning Commission consider
amendments to the Planning Commission Bylaws to update the General Order of
Business and to incorporate policies governing Board, Commission and Committee
attendance, recently adopted by the City Council.
3) Background: On September 17, 2018, the City Council enacted an attendance
policy for the members of all standing Boards, Commissions and Committees. As
this policy became effective immediately, an amendment to the Planning
Commission Bylaws (Bylaws) is needed to formally incorporate the new attendance
policy. A copy of the policy is attached to this staff report, along with associated
Frequently Asked Questions (FAQs).
4) Attendance Policy: To maintain consistency with the Council-adopted attendance
policy, the following changes are shown in strikethrough (for language to be
removed) and underline (for language to be added). As such, the Planning
Commission Bylaws must include the following changes:
18. ABSENCES: Any member of the Commission who knows he/she
will not be able to attend a scheduled meeting shall notify the
Planning Division staff liaison at the earliest possible opportunity
and, in any event, prior to 4:00 p.m. on the date of the meeting,
stating the reason for the absence no case, not less than 72 hours
before the start of a regular meeting for an excused absence. Any
other absence shall not be deemed an excused absence.
Kristi A. Abrams
DIRECTOR
7.A
Packet Pg. 187
2
An emergency absence is an absence caused by a sudden
emergency, including, but not limited to, the illness, hospitalization,
or accident of the member, the member’s parent, spouse or
domestic partner, or dependent. Such absences shall be reported
to the staff liaison as soon as practicable.
Each member shall be allowed two excused absences, and one
emergency absence from regular meetings per calendar yearThe
secretary will report said notification to the Commission, and unless
there is an objection by the Commission, an absence with prior
notification will be deemed excused and so recorded in the minutes
of the meeting.
Any absence from a regular meeting in excess of the two excused
absences and one emergency absence in a calendar year shall be
deemed unexcused. A member with an unexcused absence shall
be removed from their seat.
5) Commission Duties: At the meeting on September 6, 2018, an inquiry raised by
some Commissioners included the appropriate place for Commissioners to present
information not on the agenda, and the process to add items to the agenda for
discussion. It is important to note that the Commission’s charge is generally limited
to discussions pertaining to orderly development and land use. These are typica lly
related to development applications and or review of policy issues, as determined
by the City Council.
Under Article IX (Boards and Commissions) of the City Code, Section 906 clarifies
that the Planning Commission’s powers and duties are limited to land use issues,
as summarized below:
(a) Recommendation to the City Council on the adoption, amendment or repeal
of a master plan or development plan;
(b) Annual review of the Capital Improvement Plan;
(c) Decisions and recommendations on land use actions;
(d) Recommendation to the City Council on redevelopment or renewal of sub-
standard areas within the City;
(e) Recommendation to the City Council on plans for orderly growth and
development; and
(f) Perform other duties as prescribed by the City Council.
6) Commission Agenda: At the last Commission meeting, an inquiry pertained to
the standard agenda format and layout. The Planning Commission agenda layout
is established in the Planning Commission Bylaws. Pursuant to the Bylaws
(specifically “General Order of Business” section), each regular Planning
Commission agenda is formatted in the following order:
7.A
Packet Pg. 188
3
PLEDGE OF ALLEGIANCE
REPORT ON POSTING THE AGENDA AND ROLL CALL
APPROVAL OF MINUTES
PRESENTATION BY MEMEBERS OF THE PUBLIC (Three-minute time limit)
PUBLIC HEARINGS
OLD BUSINESS
NEW BUSINESS
CORRESPONDENCE
INFORMATIONAL ITEMS
PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
REPORTS BY COMMISSION MEMBERS
In reviewing these headings, it became apparent that “old business” items should
be clarified to include Continued Public Hearing items. As such, these continued
items should precede New Public Hearing items and placing these under “old
business” does not accommodate the correct hearing item order. Therefore, staff
recommends the addition of “CONTINUED PUBLIC HEARINGS” before “PUBLIC
HEARINGS”.
There is an opportunity to streamline these meetings with the inclusion of a
Consent section. This would be similar to the Council meetings where approval of
minutes and other ministerial actions are taken under one comprehensive vote.
Therefore, staff recommends the addition of “CONSENT AGENDA” and elimination
of both the “APPROVAL OF MINUTES” and “OLD BUSINESS” headings.
Another clean-up item would include changing “presentation by members of the
public” to instead be “public comments” which is more descriptive of this section of
the agenda, where members of the public are invited to speak on items that are not
agendized. Also, it is recommended that “correspondence” be removed as such
items would be provided under the “informational items” heading. Finally, the
inclusion of “planning manager report”, “assistant city attorney report” and
“adjournment” would reflect additional headings that have been incorporated into
the current agenda format. With these adjustments, staff recommends the “General
Order of Business” be amended with the following headings (shown in strikeout
and underline):
PLEDGE OF ALLEGIANCE
REPORT ON POSTING THE AGENDA AND ROLL CALL
APPROVAL OF MINUTES
PRESENTATION BY MEMBERS OF THE PUBLIC COMMENTS (Three-
minute time limit)
CONSENT AGENDA
CONTINUED PUBLIC HEARINGS
PUBLIC HEARINGS
OLD BUSINESS
NEW BUSINESS
CORRESPONDENCE
INFORMATIONAL ITEMS
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Packet Pg. 189
4
PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
REPORTS BY COMMISSION MEMBERS
PLANNING MANAGER REPORT
ASSISTANT CITY ATTORNEY REPORT
ADJOURNMENT
Attachments:
1. Policy Governing Board, Commission and Committee Attendance (effective
9/18/2018)
2. Frequently Asked Questions - Attendance Policy
3. Recommended Amendment to Planning Commission Bylaws DRAFT 9-24-2018
7.A
Packet Pg. 190
1
City of Gilroy
Policy Governing Board, Commission and Committee Attendance
BACKGROUND
The City of Gilroy’s Boards, Commissions and Committees are established in
order to provide advice and recommendations to the City Council and City
Administrator, or in the context of quasi-judicial Boards and Commissions such
as the Planning Commission and Building Board of Appeals, to make
independent decisions and take administrative actions. The Boards ,
Commissions and Committees of the City play an important role of providing
broad representation of ideas into the processes of the City.
The City Charter provides that, in additional to those Boards and Commissions
established by the City Charter, the Council may create by ordinance such
advisory boards or commissions as in its judgment are required, and may grant
them such powers and duties as are consistent with the provisions of the City
Charter. The City Charter describes that if a member absents themself from three
consecutive regular meetings without permission of such board or commission
expressed in its official minutes, their office shall become vacant.
PURPOSE AND APPLICATION
This policy establishes attendance standards for these Boards, Commissions
and Committees for regular meetings and creates a systematic procedure for
reporting absences which applies to all Boards, Commissions and Committees of
the City whose members are appointed by the City Council or City Administrator.
SECTIONS
I. Definitions
II. Absences
III. Reporting Absences
IV. Removal
SECTION I. DEFINITIONS
For the purposes of this Policy, the following definitions are in effect throughout:
Body – City Boards, Commissions and Committees and City-created task forces.
Member – An individual who has been appointed by the City Council or City
Administrator to a Body.
7.A.a
Packet Pg. 191 Attachment: Policy Governing Board, Commission and Committee Attendance (effective 9/18/2018) (1855 : Planning Commission Bylaws)
2
Excused Absences: An absence that is reported to the staff liaison of the Body
no less than 72 hours before the regular meeting. Any other absence shall not be
deemed an excused absence.
Emergency Absences: An absence caused by a sudden emergency, including,
but not limited to, the illness, hospitalization or accident of the member, the
member’s parent, spouse or domestic partner, or dependent.
Regular meetings – A routine scheduled meeting of the body.
Staff liaison – The City staff member responsible for the coordination of meetings
of the Body and facilitation of communications with the members.
SECTION II. ABSENCES
Allowed Absences
Each member of a Body shall be allowed two excused absences, and one
emergency absence from regular meetings per calendar year.
Unexcused Absences
Any absence from a regular meeting in excess of the two excused absences and
one emergency absence in a calendar year shall be deemed unexcused. A
member with an unexcused absence shall be removed from their seat.
SECTION III. REPORTING ABSENCES
Absences are to be reported through the staff liaison to the body. Such reporting
shall be made by email, in person, or by phone, and shall be made no less than
72 hours before a regular meeting for an excused absence. Emergency
absences shall be reported to the staff liaison as soon as practicable.
IV. REMOVAL
If a member exceeds the number of allowed absences described in this policy,
his or her office shall become vacant and shall be so declared by the Council
7.A.a
Packet Pg. 192 Attachment: Policy Governing Board, Commission and Committee Attendance (effective 9/18/2018) (1855 : Planning Commission Bylaws)
Board, Commission & Committee Member Attendance Policy
Frequently asked Questions
Q: How many absences may a member have in a calendar year?
A: A total of 3 absences. 2 excused absences, and 1 emergency absence.
Q: What is a calendar year?
A: January – December.
Q: When does this policy go into effect?
A: September 19, 2018.
Q: Who are absences reported to?
A: The staff member who works directly with the Board/Commission/Committee.
Q: Are absences from special meetings included?
A: Absences from special meetings will not be counted towards the 3 allowable
absences per year.
Q: Is there any flexibility in the allowable number of absences per year?
A: No.
Q: Do members need to report absences 72 hours before a regular meeting?
A. The policy requests that absences be reported 72 hours prior to the meeting, to
assist staff in knowing if a quorum will be present.
Q: What is the process to vacate a seat?
A: The seat will become vacant as soon as a member exceeds the allowable 3
absences in a calendar year, and will be affirmed by the City Council.
7.A.b
Packet Pg. 193 Attachment: Frequently Asked Questions - Attendance Policy (1855 : Planning Commission Bylaws)
October 4, 2018 (Revised)
RULES AND REGULATIONS FOR THE PLANNING COMMISSION
1. There shall be at least one regular meeting per month to be held the first Thursday at 6:30
p.m. in the City Council Chambers. Meeting dates may be changed, altered or deleted at
any regularly scheduled meeting as per California State law.
2. Additional meetings may be held at any time upon the call of the chair or by a majority of
the voting members of the Commission, or upon written request of the City Council
following at least twenty-four (24) hours notice to each member of the Commission
3. The Commission shall elect a chair and vice-chair at the meeting in January.
4. The duties and powers of the officers of the Planning Commission shall be:
A. Chair:
1) Preside at all meetings of the Commission.
2) Call special meetings of the Commission in accordance with these rules
and regulations.
3) Sign documents of the Commission.
4) See that all actions of the Commission are properly taken.
B. Vice-Chair:
1) During the absence, disability, or disqualification of the chair, the vice-
chair shall exercise or perform all the duties and be subject to all the
responsibilities of the chair.
5. Matters referred to the Commission by the City Council shall be placed on the calendar
for consideration and action at their next regular meeting of the Commission after such
reference, and after publication of adequate notice.
6. Four members of the Commission must be present to constitute a quorum.
7. The latest edition of Roberts Rules of Order shall be followed unless otherwise provided
for in these rules.
8. The Chair may debate from the chair and may vote on a motion, subject only to such
limitations of debate as are imposed upon members of the Commission by these Rules
and Regulations.
9. The member making a motion shall have the privilege of closing the debate.
10. To take action on a motion, there must be four (4) yes votes or four (4) no votes of
members of the Commission.
7.A.c
Packet Pg. 194 Attachment: Recommended Amendment to Planning Commission Bylaws DRAFT 9-24-2018 (1855 : Planning Commission Bylaws)
October 4, 2018 (Revised)
11. The Commission may consider a request for reconsideration only during the same
meeting at which action was taken, and only at the request of a commissioner who voted
with the majority in the original decision on the matter.
12. Deadline for filing for placement on the agenda for public hearings shall be twenty days
prior to consideration by the Commission or such greater time as may be needed to
provide adequate notice. At that time, all applications and supporting material will be
presented to the Planning Division. Requests for continuance of matters scheduled for a
particular agenda item shall be filed in writing with the Planning Division, and
accompanied by the proper continuance fee, not later than eight (8) days prior to the
meeting.
13. Order of consideration for public hearing items:
A. Staff recommendation – Commission will refer to written report.
B. Questions of staff. Chair opens public hearing, and may set reasonable time limits
for presentations to the Commission. The Chair may limit the time to be spent on
an item.
C. The applicant of the public hearing item may make a presentation and
Commission may ask questions. Applicants shall be given a total of ten (10)
minutes to present and up to five (5) minutes of rebuttal time after the public
comments. Members of the public may make presentation and Commission may
ask questions. At the Chair’s discretion, the public may speak no more than one
(1) to three (3) minutes, depending on the number of speakers. If there are ten
(10) of fewer speaker requests on an agenda item, the limit for each speaker will
be three (3) minutes. Speakers are not allowed to delegate their time to another
speaker.
D. Chair closes public hearing.
E. Planning Commission disclosure of ex parte communications, discussion, motion,
additional discussion and vote on the matter.
14. Remaining agenda items will not be taken up after 11:00 p.m. unless requested by a
majority of the Commission.
15. Votes on resolutions shall be taken by roll call, and the chair shall vote last. Votes on
other agenda items to be by electronic and/or voice vote, and the chair shall announce
the outcome.
16. Except as provided for in section 11, no member of the Commission shall be allowed to
explain his or her vote or discuss the question while the roll is being called, and no
member shall be allowed to change his or her vote after the vote is announced by the
chair.
17. Any member of the Commission who has a conflict of interest on any matter shall
refrain from any manner of influencing or participating in the matter. The member shall
7.A.c
Packet Pg. 195 Attachment: Recommended Amendment to Planning Commission Bylaws DRAFT 9-24-2018 (1855 : Planning Commission Bylaws)
October 4, 2018 (Revised)
announce on the public record the nature of the conflict, leave the City Hall Chamber
and refrain from discussing said item.
18. ABSENCES: Any member of the Commission who knows he/she will not be
able to attend a scheduled meeting shall notify the Planning Division staff
liaison at the earliest possible opportunity and, in no case, not less than 72
hours before the start of a regular meeting for an excused absence. Any other
absence shall not be deemed an excused absence.
An emergency absence is an absence caused by a sudden emergency,
including, but not limited to, the illness, hospitalization, or accident of the
member, the member’s parent, spouse or domestic partner, or dependent. Such
absences shall be reported to the staff liaison as soon as practicable.
Each member shall be allowed two excused absences, and one emergency
absence from regular meetings per calendar year.
Any absence from a regular meeting in excess of the two excused absences
and one emergency absence in a calendar year shall be deemed unexcused. A
member with an unexcused absence shall be removed from their seat.
19. The vice-chair shall succeed the chair if the chair vacates such office before his/her term
is completed. The vice-chair shall serve the unexpired term of the vacated office. A
new vice-chair shall be elected at the next regular meeting.
20. These rules and regulations may be amended at any meeting of the Commission by a
majority of the membership of the Commission, providing that notice of said proposed
amendment is given to each member in writing at least one week prior to said meeting.
GENERAL ORDER OF BUSINESS:
PLEDGE OF ALLEGIANCE
REPORT ON POSTING THE AGENDA AND ROLL CALL
PUBLIC COMMENTS (Three-minute time limit)
CONSENT AGENDA
CONTINUED PUBLIC HEARINGS
PUBLIC HEARINGS
NEW BUSINESS
INFORMATIONAL ITEMS
PRESENTATION BY MEMBERS OF THE PLANNING COMMISSION
REPORTS BY COMMISSION MEMBERS
PLANNING MANAGER REPORT
ASSISTANT CITY ATTORNEY REPORT
ADJOURNMENT
7.A.c
Packet Pg. 196 Attachment: Recommended Amendment to Planning Commission Bylaws DRAFT 9-24-2018 (1855 : Planning Commission Bylaws)
Community Development
Department
7351 Rosanna Street, Gilroy, California 95020-61197
Telephone: (408) 846-0451 Fax (408) 846-0429
http://www.cityofgilroy.org
DATE: October 4, 2018
TO: Planning Commission
FROM: Zinnia Navarro, Office Assistant
SUBJECT: 2019 Schedule of Regular and Special Planning Commission
Meetings
1) Request: Approval of the 2019 Schedule of Regular and Special Planning
Commission Meetings.
2) Recommendation:
Consider and recommend that the Planning Commission approve the 2019 regular
and special Commission Meeting schedule
3) Background
City Charter Section 904 requires each board or commission shall hold regular
meetings at least once each month and such special meetings as such board or
commission may require.
The Planning Commission meets regularly on the first Thursday of each month, at
6:30 p.m. If a holiday should fall on the regular meeting date (or the next day), the
meeting will be rescheduled to the following Thursday.
Included is a proposed calendar of 2019 regular Planning Commission meetings
following these guidelines.
Attachments:
1. 2019 PC Meeting Schedule
Kristi A. Abrams
DIRECTOR
7.B
Packet Pg. 197
PLANNING COMMISSION
2019 MEETING SCHEDULE
6:30 p.m. – Every 1ST Thursday
Gilroy City Council Chambers
7351 Rosanna Street
Gilroy CA, 95020
January 3 & 17*
February 7 & 21*
March 14** & 21*
**Substitutes the 1st regular meeting of the month
April 4 & 18*
May 2 & 16*
June 6 & 20*
July 11** & 18*
**Substitutes the 1st regular meeting of the month
August 1 & 15*
September 5 & 19*
October 3 & 17*
November 7 & 21*
December 5 & 19*
* Second date reserved for special meetings
7.B.a
Packet Pg. 198 Attachment: 2019 PC Meeting Schedule (1856 : 2019 Schedule of Regular and Special Planning Commission Meetings)
Development Activity Log
Modified Date: 9/28/2018
ID DATE
FILED FILE # (PROJECT #)AP PLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
11/26/12 A 12-01 (#12110049)
11/26/12 Z 12-09 (#12110052)
7/17/12 USA 12-01 (#12070023)Mark Hewell, Developer
Phone: 408-483-2400
7/31/14 USA 14-02 (#14070058)Wren Investors, Developer
Phone: 408-779-3900
8/31/16 AS 16-19 (#16080053)
9/1/16 Z 17-03 (#16080006)
AS 17-14 (#17030074)
TM 17-02 (#17030075)
3/16/18 V 18-01 (#18030017)
AS 17-24 (#17070019)Proposed BE
HP 17-02 (#17070020)Proposed ML
AS 18-03 (#18010024)
Z 18-01(#18010025)
TM 18-01(#18010026)
10th St. and Alexander St. Alexander Station: 263 units with 2,700 SF commercial space Under Construction SK
10th St. and Alexander St. Alexander Station Art Plan Check MAD X
8 10/6/14 AS 14-39 (#14100010)D & Z Design, Architect
Phone: 408-778-7005 Intersection of Anson Ct. and Evergreen Ct. 6 single-family homes and an 8,600 SF common open space area Plan Check MAD MND
9 10/28/14 AS 14-41 (#14100051)Douglas L. Gibson, Applicant
Phone: 208-908-4871 Monterey Rd. and Ervin Ct.Gateway Senior Apartment, 75 units Under Construction PW MND
10 1/29/15 AS 15-01 (#15010052)Standard Pacific Homes, Applicant
Phone: 925-730-1340
Bounded by Greenfield Drive, Santa Teresa
Blvd, and West Luchessa Ave;
145 single-family homes within the Glen Loma Ranch Specific Plan
(GLRSP) Vista Bella neighborhood Under Construction MAD X
11 3/18/15 AS 15-09 (#15030037)Brookfiled Residential, Applicant
Phone: 925-743-8000
Bounded by De Anza Pl, Lopez W ay, W est
Tenth St, and Charles Lux Dr
51 single-family homes and a neighborhood park within the GLRSP
Mataro neighborhood
Under Construction (Tract
Acceptance)MAD X
12 3/18/15 AS 15-11 (#15030055)Brookfiled Residential, Applicant
Phone: 925-743-8000
Bounded by Cimino St, West Luchessa Ave,
West Tenth St, and Charles Lux Dr
77 single-family homes and a private open space area within the
GLRSP Petite Sirah neighborhood
Under Construction (Tract
Acceptance)MAD X
13 5/5/15 AS 15-20 (#15050005)Meritage Homes, Developer
Phone: 707-359-2038 Hecker Pass Highway Heartland W est: 95 single-family development Under Construction MAD
14 6/5/15 AS 15-24 (#15060011)Bridgit Koller, Calatlantic Homes
Phone: 925-315-0366 8450 W ren Ave.70 single-family residence Under Construction MAD IS/MND
15 11/24/15 AS 15-41 (#15110035)Meta Housing Corporation, Developer
Phone: 310-575-3543 111 Lewis St 4-story, 104-unit low income Apartment Complex in Cannery District Under Construction MAD X
16 05/18/16 TM 16-02 (#16050031)R.J. Dyer Real Property Investment, Inc.
Phone: 408-847-1553 Thomas Ln TM for subdividing 14 single-family residential lots Proposed KT
17 08/22/16 AS 16-32 (#16080034) Meritage Homes, Developer
Phone: 707-359-2038 2730 Lone Oak Court Heartland Gardens: 73 single-family residence Under Construction MAD
18 08/25/16 AS 16-33 (#16080044)City of Gilroy W.Luchessa Ave and Miller Ave.New Glen Loma Ranch Fire Station Proposed MAD X
19 10/25/16 AS 16-47 (#16100026)Walid Nazzal, Architect
Phone: 408-772-6096 8755 W ild Iris Dr.Single Family Hillside Home Plan Check JL X
20 02/28/17 AS 17-07 (#17020041)Stephen Machado, Developer
Phone: 408-781-6451 7224 Church St.New 2,008 SF duplex home Under Construction JL X
21 09/04/16 AS 17-12 (#17030051)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd 125-unit townhomes at GLR Town Center Multi-Family Area Proposed MAD
22 09/04/16 TM 17-01 (#17030052)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd Tentative Maps for GLR Town Center Multi-Family Area CC Approved on 5/8/18 MAD
1/16/18 Hecker Pass North, LLC, Developer
Phone: 408-836-9290
7 11/12/13 Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102AS 13-33 (#13080011)
Hecker Pass (APN:783-04-023)73 SFR lots, 7 common spaces, and public and private streets by
establishing a new PUD overlay
Third Street
Residential Projects Involving Multiple Applications
3 Jan R. Hochhauser, Architect
Phone: 805-962-2746, Ext. 102 MND8955 Monterey Rd 78-unit apartment complex with new 4,600 commercial space PWProposed
2
1 Mark Hewell, Developer
Phone: 408-483-2400 Vickery & Kern Avenues Urban Service Area Amendment for annexation of 5.46 acres and
prezone to Neighborhood District On Hold MAD MND
MNDVickery & Kern Avenues USA of approximate 49 acres Proposed PW/MAD
SP
6
Residential Projects Involving Single Application
BEApproved by CC
on 8/6/18
X
X
Plan Check9-lot SFR subdivision within Hecker Pass Special District (HPSD)
5 4-story, 119-unit apartment on an approximately 148,456 lot9/9/16
4 9/7/16 Meritage Homes, Developer
Phone: 707-359-2038
Adam Hudson, Developer
Phone: 408-271-0500 First Street and Kern Avenue
9.A
Packet Pg. 199 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 9/28/2018
ID DATE
FILED
FILE
NUMBER AP PLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
23 09/04/16 Z 17-02 (#17030053)Tim Filice, Developer
Phone: 408-847-4224 North of Santa Teresa Blvd Glen Loma Ranch Specific Plan update Proposed MAD
24 03/21/17 AS 17-13 (#17030062)James Baldwin, Architect
Phone: 408-448-2012 1820 Carob Ct.Single-Family Hillside Home Plan Check JL X
25 03/30/17 AS 17-15 (#17030085)D & Z Design, Architect
Phone: 408-778-7005 Eagle Ridge 16-lot single-family hillside residential
development in Eagle Ridge
Under Construction
(Phase I for 4 Lots)PW X
26 04/03/17 AS 17-16 (#17040001)D & Z Design, Architect
Phone: 408-778-7005 2140 Hollyhock Ln Single-Family Hillside Home Plan Check JL X
27 04/19/17 AS 17-18 (#17030040)Oscar Medrano, Developer
Phone: 831-801-0242 250 Gurries Rd An additional 2,846 SF duplex to an existing
single-family residence Plan Check JL X
28 04/26/17 AS 17-19 (#17040037)Alexander Angkawijaya, Architect
Phone: 408-431-2952 8735 W ild Iris Dr.Single-Family Hillside Home Plan Check KT X
29 9/12/17 AS 13-26 (#13090024)Meritage Homes, Developer
Phone: 707-359-2038 Cohansey and Monterey Rd Cohansey Bridge Addendum Initial Study/Negative Declaration Under Construction MAD MND
30 9/27/17 AS 17-31 (#17090038)Richard Hartman, Architect
Phone: 408-995-0496 660 Birdsong Street 1,320 SF, two story addition to a single-family residence Plan Check SK X
31 10/25/17 AS 17-34 (#17100048)D & Z Design, Architect
Phone: 408-778-7005 2282 Gunnera Ct.Single-Family Hillside Home Proposed JL X
32 10/25/17 AS 17-35 (#17100050)Cameron Waston, Developer
Phone: 408-690-3037 8565 Strawberry Ln Single-Family Hillside Home Proposed KT X
33 12/15/17 AS 17-37 (#17120021)Caleb Roope, Applicant
Phone: 530-906-6967 Santa Teresa Blvd 158-unit apartment project at Glen Loma Ranch Approved on 9/19/18 MAD
34 01/17/18 AS 18-04 (#18010027)D & Z Design, Architect
Phone: 408-778-7005 8955 Mimosa Ct.Single-family hillside home Plan Check JL X
35 01/25/18 TM 13-03 ((#13040049)RJA: Chris Patton
Phone: 408-848-0300
Southwest of Santa Teresa Blvd, south of the
Ballybunion Dr/Santa Teresa Blvd
TM 13-03 Time Extension for Kroeger Subdivision: Six SFR lots,
three open space parcels, and a private street
Final Map and
Improvement Plan Check MAD X
36 02/01/18 AS 18-05 (#18020002)RJA: Chris Patton
Phone: 408-848-0300
East of Miller Ave. between Stanta Terasa Blvd
and W est of Luchessa Ave A private park: a trail, a dog park, and other amentities in GLR Under Construction MAD X
37 02/16/18 AS 18-06 (#18020025)D & Z Design, Architect
Phone: 408-778-7005 9175 Tea Tree W ay Single Family Hillside Home Plan Check JL X
38 05/04/18 AS 18-10 (#18050024)Tony Rivellini, Owner
Phone: 408-607-3248 1981 Lavender Way 3,715 SF Single-Family Hillside Home Proposed JL X
39 06/11/18 TM 18-02 (#18060015)RJA: Chris Patton
Phone: 408-848-0300
North of Santa Teresa, east of Syrah Dr, and
west of Miller Ave.
TM for three neighborhoods in GLR: Nebbiolo – 103 SF lots;
Malvasia – 46 compact SF lots; and The Glen – 23 SF lots Proposed MAD
40 06/20/18 AS 18-12 (#18060023)Baljeet Singh, Applicant
Phone: 408-438-8817 1727 W asabi W ay New patio cover in a residential Planned Unit Development (PUD)Under Construction PW X
41 06/24/18 MA 18-01 (#18070056)Deng Liu, Owner
Phone: 608-695-3621 222 Martin St.Mills Act application Proposed PW X
42 07/09/18 AS 18-13 (#18070015)D & Z Design, Architect
Phone: 408-778-7005 2243 Banyan Couty 4,428 SF Single-Family Hillside Home Proposed JL X
43 08/09/18 AS 18-14 (#18080026)Sergio Perez, Project manager
Phone: 925-730-1373 Merlot Dr (APN: 808-18-014 & 018)Provence (Formerly W ild Chestnut) Neighborhood in Glen Loma
Ranch: 43 sinlge-family detached homes Approved on 9/19/18 MAD X
44 08/16/18 AS 18-16 (#18080044)Sergio Perez, Project manager
Phone: 925-730-1373 Syrah Ct (APN: 808-43-005)Burgundy (Formerly Home Ranch) Neighborhood in Glen Loma
Ranch: 52 sinlge-family detached homes Proposed MAD X
45 08/16/18 AS 18-17 (#18080045)Sergio Perez, Project manager
Phone: 925-730-1373
South of Solorsano Middle School; East of
Santa Teresa Blvd (APN: 808-18-017)
Margaux (Formerly Montonico) Neighborhood in Glen Loma Ranch:
84 sinlge-family detached homes Proposed MAD X
46 09/06/18 AS 18-20 (#18090005)William J. McClintock, Engineer;
Phone: 408-779-7381
Southeast corner of Santa Teresa Blvd and 1st
St Architectural modification for 202 townhome units Proposed PW X
47 09/14/18 AS 18-21 (#18090018)Tony Rivellini, Applicant
Phone: 408-607-3248 8775 W ild Iris Dr.Single-Family Hillside Home Proposed JL X
48 09/20/18 AS 18-22 (#18090026)Efrain Coria, Owner
Phone: 408-804-0342 8762 Foxglove Ct.Single-Family Hillside Home Proposed X
9.A
Packet Pg. 200 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 9/28/2018
ID DATE
FILED
FILE
NUMBER AP PLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
08/31/16 AS 16-38 (#16080053)
09/01/16 CUP 16-04 (#16080006)
09/11/16 AS 17-25 (#17070046)Proposed KT
09/11/16 HP 17-04 (#17070047)Proposed ML
05/04/18 AS 18-09 (#18050017)
05/04/18 Z 18-04 (#18050018)
52 12/11/14 AS 14-46 (#14120015)Kevin Nijjar, Developer
Phone: 559-264-5650 5975 Travel Park Circle Hampton Inn: 4-story, 100-room hotel with basement parking garage Under Construction KT IS/MND
53 10/26/15 AS 15-37 (#15100042)George Ramstad, Architect
Phone: 408-842-9942 7320, 7330, 7340 Monterey Renovation of a downtown URM building Approved on 5/26/17 SO X
54 05/25/16 AS 16-20 (#16050055)Jim Rubnitz, Developer
Phone: 408-813-6416 6901 Cameron Blvd 7,018 SF Chevron carwash, retail and canopy Plan Check KT X
55 09/12/16 AS 16-40 (#16090017)Trac N. Vu, Developer
Phone: 408-506-0739 850 Pacheco Pass Highway New 4,975 SF fueling canopy and underground
tanks replacement Plan Check KT X
56 01/26/17 AS 17-02 (#17010029)Hecker Pass Commercial, LLC, Developer
Phone: 408-836-9290 2475 Hecker Pass Commercial and residential mixed use in HPSD CC Approved on
7/2/18 TWA IS/MND
57 03/24/17 AS 17-03 (#17020027)Mobilitie, Applicant
Phone: 209-470-0861 7381 Eigleberry St.Antennas installation on an existing utility pole within public right-of-
way Under Construction JL X
58 4/17/2017 AS 17-17 (#17040010)Mobilitie, Applicant
Phone: 209-470-0861 601 Leavesley Rd Antennas installation on an existing utility pole within public right-of-
way Under Construction JL X
59 05/12/17 AS 17-21 (#17050016)Tony Ho, Developer
Phone: 310-844-6521 8425 Monterey Rd Tenant improvement to convert a warehouse use to an auto repair
use Approved 3/8/18 BE X
60 09/01/17 AS 17-28 (#17090001)Jack Huang, Developer
Phone: 408-423-9138 7151 Monterey Rd URM retrofit and two story addition for a 2-unit
apartment Proposed PW X
61 10/04/18 M 17-24 (#17100010)Mark Sanchez, Applicant
Phone: 408-842-7000 6970 Camino Arroyo Traffic Sensitivity Analysis for proposed commercial development at
the Southeast corner of Camino Arroyo and SR 152 Proposed MAD
62 10/25/17 DUP 17-03 (#17100049)Greg Jaso, Developer 7373 Monterey Rd Lonely Oak Brewery Plan Check JL X
63 11/14/17 DUP 17-04 (#17110012)Eric Ingram, Applicant
Phone: 408-482-1462 7419 Monterey Rd Promise Land Brewery Under Construction JL X
64 06/20/18 AS 18-11 (#18060018)Pam Kearney, Agent
Phone: 866-504-3888 Ext. 106 8390 Arroyo Circle McDonald's restaurant remodel Approved on 9/4/2018 JL X
65 07/30/18 CUP 18-02 (#18070065)Grant Bennett, Applicant
Phone: 408-847-6000 8455 W ren Ave Conditional use permit for a pre-school at an existing church Proposed JL X
66 08/08/18 Z 18-06 (#18080019)George L. Renz, Applicant
Phone: 408-846-1031 Bolsa Rd (APN: 841-31-003 & 022)Zone Map Change request from Open Space to Commercial
Industrial Proposed MAD
67 08/27/18 AS 18-19 (#18080070)Jeffrey Eaton, Applicant
Phone: 408-691-8998 770 1st St.New 4,016 s.f. commercial building with drive-through Proposed KT X
Approximate 12,000 SF commercial complex
Automall Pkwy Freeway-oriented electronic message pylon sign, 80 feet in height,
for Gilroy Auto Mall Proposed
50 Chris Vanni, Applicant
Phone: 408-847-9190
Commercial Projects Involving Multiple Applications
Northwest of First Street and Kelton Avenue
2256 Coral Bell Ct Installation of a new AT&T wireless antenna facilityPaul Strom, Applicant
Phone: 734-812-8741 Proposed SK
PW51Arroyo Sign, c/o: Richard Luchini
Phone: 510-715-5488
49
Commercial Projects Involving Single Application
9.A
Packet Pg. 201 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 9/28/2018
ID DATE
FILED
FILE
NUMBER AP PLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
AS 18-15 (#18060028)Hanna & Brunetti, Applicant Arch & Site review for site improvements
CUP 18-03 (#18080029)Phone: 408-842-2173 Conditional use permit for a concrete recycling facility
69 10/12/15 AS 15-34 (#15100018)Carl Salinas/Hanna & Brunetti/Lon Davis
Phone: 408-842-2173 360-380 Obata Two industrial lots -- construction storage yards Approved on 1/22/18 KT X
70 06/28/16 AS 16-25 (#16060050)Vince Rivero, Architect
Phone: 408-813-2010 6705 Silacci W ay 91,045 SF for contractor truck parking and
equipment yard
Approved on
3/19/18 BE X
71 09/14/16 AS 16-41 (#16090019)YISRAEL 26, LLC, Applicant
Phone: 408-921-1882 9080 San Ysidro Ave 114,035 SF self-storage facility Under Construction MAD X
72 10/21/16 AS 16-46 (#16100023)Performance Food Group, LLC
Phone: 415-200-9460 5480 Monterey Road Construction of a grocery and dry goods distribution center that
includes a 347,651 square-foot warehouse Under Construction SR EIR
73 03/06/17 AS 17-08 (#17030017)Gilroy Storage LLC, Developer
Phone: 530-886-8558 6500 & 6700 Cameron Blvd. 40,125 SF addition to an existing self-storage facility Plan Check BE X
74 07/11/17 AS 17-23 (#17070011)Lon Davis, Architect
Phone: 408-778-2525 5727 Obata Way A 10,500 SF industrial building with warehouse
and steel fabrication Approved on 7/20/18 KT X
75 03/09/17 AS 17-04 (#17020009)Steve Devich, Architect
Phone: 650-308-5278 205 Mayock Rd.10,000 SF addition to an existing industrial building Under Construction BE X
76 09/28/17 AS 17-32 (#17090040)Jeffrey Eaton, Applicant
Phone: 408-691-8998 904 Holloway Rd 9,971 SF addition to an existing laundary facility Proposed KT X
77 10/11/17 AS 17-33 (#17100019)Robert DeGrasse, Applicant
Phone: 209-575-1415 8333 Swanston Ln Germains Seed:15,800 SF addition to an existing industrial building Under Construction SP X
78 01/09/18 AS 18-01 (#18010011)McCarthy Gilroy LLC, Developer
Phone: 408-356-2300 6503 Cameron Blvd & 1001 Ventura W ay Two single-story warehouse buildings totaling 173,740 SF Proposed KT X
79 05/01/18 CUP 18-01 (#18050004)Godon D. Warner, Applicant 5987 Obata Way Condition use permit for expansion of an existing recycling facity Proposed KT X
80 08/20/18 AS 18-18 (#18080051)Lon Davis, Architect
Phone: 408-778-2525 Mayock Rd (APN: 841-76-031)New 16,340 s.f industrial warehouse building Proposed JL X
Industrial Projects Involving Multiple Applications
Industrial Projects Involving Single Application
68 08/10/18 305 Obata Ct Proposed KT
9.A
Packet Pg. 202 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 9/28/2018
ID DATE
FILED
FILE
NUMBER AP PLICANT AND CONTACT LOCATION DESCRIPTION STATUS PLANNER CEQA
A 01/18/18 HP 18-02 (#18010034)Christ Patton, Applicant
Phone: 408-848-0300
Southwest of of Santa Teresa Blvd (APN: 808-
18-003 & 808-19-006)Habitat Plan application for Miller realignment in GLR Proposed DJP X
B 06/14/18 HP 18-09 (#18060019)Gilroy Storage LLC, Developer
Phone: 530-886-8558 6500 Cameron Blvd.Habitat Plan application for expansion of Gilroy Self-Storage Proposed DJP X
C 06/19/18 HP 18-10 (#18060019)D & Z Design, Applicant
Phone: 408-778-7005 2140 Hollyhock Ln Habitat Plan application for a single-family hillside home Proposed DJP X
D 06/27/18 HP 18-12 (#18060034)D & Z Design, Architect
Phone: 408-778-7005 8955 Mimosa Ct.Habitat Plan application for a single-family hillside home Proposed DJP X
E 02/28/18 M 18-05 (#18020037)Meritage Homes, Developer
Phone: 707-359-2038 Cohansey and Monterey Rd Public art at the entrance of Harvest Park Phase II Plan Check MAD X
F 07/13/13 GPA 13-02 (#13100001)City 2040 General Plan Update Proposed SK X
G 12/02/15 GPA 15-02 (#15120002),
Z 15-12 (#15120004)City High Speed Rail Station Area Plan Proposed KA X
H 12/14/15 Z 15-16 (#15120033)City Zone Text Amendment - Administrative Hearing
Process Proposed SO X
I 09/02/16 M 16-10 (#16090007)City CEQA analysis of 10th Street bridge project Proposed MAD X
J 01/24/18 M 18-02 (#18010039)City Parklet policy Proposed SO X
K 06/27/18 M 18-13 (#18060036)City Historical Resource Inventory Proposed PW X
L 07/16/18 M 18-17 (#18070050)City Cities Association RHNA Sub-Region Proposed SK X
M 08/02/18 M 18-18 (#18080001)City Special Events Permit/Temporary Use Permit Proposed MAD X
N 08/21/18 M 18-20 (#18080052)City Live-work unit study Proposed KT X
O 08/21/18 M 18-21(#18080053)City Accessory dwelling unit study Proposed KT X
P 08/21/18 M 18-22(#18080054)City High Speed Rail Gilroy Alignment study Proposed KT X
Q 09/05/28 M18-23 (#18090007)City Housing Policy C.C. Study Session Proposed SK X
R 09/11/28 M18-24 (#18090008)City Review of Planning Agenda and Bylaws Proposed SO X
S 09/11/28 M18-25 (#18090009)City Land Use Management Proposed SO X
T 09/19/28 M18-26 (#18090019)City Design guidelines for compliance with the Housing Accountability
Act Proposed KT X
U 09/19/18 Z 18-07 City Zoning Code Minor Edits 2018 Proposed KT X
RECENT ACTION TAKEN
NEW PROJECTS
City Ordinance Amendment, Policy Amendment & Other Projects
9.A
Packet Pg. 203 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
Development Activity Log
Modified Date: 9/28/2018
TM = Tentative Map KA = Kristi Abrams, 408-846-0451
TUP = Temporary Use Permit Kristi.Abrams@cityofgilroy.org
USA = Urban Service Area Amendment MAD = Melissa Durkin, 408-846-0451
V = Variance Melissa.Durkin@cityofgilroy.org
Z = Zone Change SK = Stan Ketchum, 408-846-0451
EIR = Environmental Impact Report Stan.Ketchum@cityofgilroy.org
GPA = General Plan Amendment
A-EIR = Environmental Impact Report
Addendum JL = Jia Liu, 408-846-0471
HP = Habitat Plan Permit
IS/MND = Initial Study/Mitigated Negative
Declaration Jia.Liu@cityofgilroy.org
Environmental Quality Act) or a project
previously
MD = Minor Deviation
Approved = Application approved through
Planning review process JC = Jim Carney, RGS
RDO = Residential Development Ordinance
Plan Check = Application under building permit
plan check review 408-846-0209 or Jim.Carney@cityofgilroy.org
Under Construction = Application building
permit issued and under construction SP = Stuart Poulter, EMC Planning Group
831-649-1799, #216 or poulter@emcplanning.com
TWA = Teri Wissler Adam, EMC Planning Group
831-649-1799 #203 or wissler@emcplanning.com
SR = Sally Rideout, EMC Planning Group
831-649-1799, # 210 or rideout@emcplanning.com
408-248-3500 or mlisenbee@davidjpowers.com
SPE = Small Project Exemption DJP = David J. Powers & Associates
Contract PlannerM = Miscellaneous
DSPE = Downtown Specific Plan Exemption
DTSUP = Downtown Special Use Permit
PW = Pamela W u, 408-846-0253
Pamela.W u@cityofgilroy.org
AHE = Affordable Housing Exemption
CUP = Conditional Use Permit
Kraig Tambornini, 408-846-0214
Kraig.Tambornini@cityofgilroy.org
Planning Staff
SO = Sue O'Strander, 408-846-0219
Sue.OStrander@cityofgilroy.org
A = Annexation
AS = Architectural & Site
Planning Applications and Abbreviations
9.A
Packet Pg. 204 Communication: Current Planning Projects (report attached) (INFORMATIONAL ITEMS)
City of Gilroy
COMMUNITY DEVELOPMENT DEPARTMENT
7351 Rosanna Street, Gilroy CA 95020
(408) 846-0451 (408) 846-0429 (fax)
www.cityofgilroy.org
Home Occupations:
Date Applicant Address Project Description
9/5/18 Lawrence Tan 1802 Tarragon Dr. Office for Consulting Services
9/6/18 Juana Martines 212 Loupe Dr Office for Cleaning Services
9/10/18 Joel Mejia 733 Alexander Str. Office for Gardening Services
9/13/18 Raymond Avera 8495 Murray Ave. Office for Handyman Services
9/14/18 Cesar Escobar 1180 Driftwwod Terrace Office for Metal Fabrication
9/14/18 Mark Wells 320 Honey Ct. Office for Consulting Services
9/19/18 Mathew Longanbach 9384 Rodeo Dr. Office for Heat & Air Conditioning
Services
9/19/18 Ezequiel Gonzalez 8315 Kern Ave. Office for Online Retail Sales
9/19/18 Erick De Guevara 6388 Emerald Lane Office for Online Retail Sales
9/20/18 Vanessa Rocha 7831 Rosanna Street Office for Online Retail Sales
9/20/18 Christopher Newman 6032 Pipit Way Office for Underground Locating
Services
9/21/18 Xochitl Mancilla 500 IOOF Ave Apt 96 Office for Cleaning Services
9/24/18 Gabriel DelTorre 1191 Driftwood Terrace #2 Office for Landscaping Services
9/24/18 Diana McDonald 7180 Albany Place Office for Sales Services
9.B
Packet Pg. 205 Communication: Planning Staff Approvals (report attached) (INFORMATIONAL ITEMS)
City of Gilroy
COMMUNITY DEVELOPMENT DEPARTMENT
7351 Rosanna Street, Gilroy CA 95020
(408) 846-0451 (408) 846-0429 (fax)
www.cityofgilroy.org
Architectural & Site Approvals:
Date Approved File No. Applicant Address Project Description
Date
Approved File No. Applicant Address Project Description
9/4/18 AS 18-11 Pam Kearney 8390 Arroyo Circle McDonald’s restaurant remodel
9/19/18 AS 17-37 Caleb Roope Santa Teresa Blvd. 158-unit apartment project at Glen
Loma Ranch
9/19/18 AS 18-14 Sergio Perez Merlot Dr. (APN:
808-18-014 & 018)
Provence ( Formerly Wild Chestnut)
Neighborhood in Glen Loma Ranch:
43 single family detached homes
AS 17-04 Steve Devich 205 Mayock Ct Remodel for 10,000 SF added
9.B
Packet Pg. 206 Communication: Planning Staff Approvals (report attached) (INFORMATIONAL ITEMS)