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04/03/2014 Planning Commission Regular Meeting Adopted 05/01/20141 Planning Commission Regular Meeting APRIL 03, 2014 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 Deputy City Clerk Knerr reported that the agenda for the regular Planning Commission meeting of April 3, 2014 was posted on March 28, 2014 at 11:13 a.m. Roll Call: Present: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer Absent/Excused: Vice Chair Richard Gullen Chair Fischer stated that Vice Chair Gullen called in advance to report his absence. Staff Present: Melissa Durkin, Planner II; Jolie Houston, Assistant City Attorney; Jennifer Knerr, Deputy City Clerk; Susan Martin, Planning Manager; Henry Servin, City Traffic Engineer; Rick Smelser, Public Works Director; Terri Wissler Adam, Environmental Consultant III. APPROVAL OF MINUTES A. March 6, 2014 Motion on Item III.A. Motion: to approve the minutes of March 6, 2014 Moved by Commissioner Paul Kloecker, seconded by Commissioner Elizabeth Sanford Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen 2 IV. PRESENTATION BY MEMBERS OF THE PUBLIC No comments or presentations were made. V. PUBLIC HEARINGS A. A planned unit development zoning amendment to revise the adopted Glen Loma Ranch Specific Plan to update the document to reflect changes to the surrounding properties, include right-of-way standards, make minor clarifying corrections and refinements, and to incorporate certain mitigation measures and developme nt agreement provisions and other city initiated adjustments that affect the specific plan design; all minor in nature and consistent with the intent of the Glen Loma Ranch Specific Plan and associated development agreement. The subject property is located northeast of Santa Teresa Boulevard, west of Greenfield Drive, and southwest of Uvas Creek on approximately 309 acres, APN’s 808-43-001, 002, 003, and 005; 808-18-003, 014, 015, 016, 017, and 018; 808-19-016, 018, and 019, and 2.3 acres of existing City right-of-way. Tim Filice representing the Glen Loma Corporation, Applicant (Z14-01 PUD zoning amendment) An associated tentative map request to subdivide the area to develop 369 single -family lots on 45.4+/- acres, 9 public open space lots, 59 private open space lots, 11 lots for future development, and associated public and private streets on a portion of the specific plan area. At full build-out, the Glen Loma Ranch Specific Plan allows up to 1,693 dwelling units. An environmental impact report (EIR) for this project was certified by the City Council on October 17, 2005 and an addendum EIR has been prepared to clarify, refine, and make minor modifications, which determined that the 2008 certified EIR is sufficient. (TM 13-08 tentative map) Planner II Durkin presented the staff report. She stated that there was an error in the staff report and the Development Agreement requires the developer to construct and dedicate two Class 1 trails, one along Santa Teresa Boulevard and one along Reservoir Canyon not Uvas Creek as indicated in the staff report. She also stated that after the packet went out staff met with the developer regarding changes to the Conditions of Approval; she passed out the recommended changes to the Commission. Public Works Director Smelser explained condition 59 regarding removal of the overhead utilities lines and placing them underground and condition 78 regarding the size of recycled water lines for the project. He stated the Santa Clara Valley Water District will provide the hydraulics for the recycled water. Planner II Durkin continued with the staff report. Chair Fischer asked about the traffic circle at Luchessa and Thomas and what is the consideration for traffic relief during school hours when traffic is backed up from the stop sign across the bridge. 3 Traffic Engineer Servin explained that roundabouts would provide relief for the stop and go traffic at the stop sign and traffic would flow through the roundabout. Commissioner Sanford asked about the traffic around Las Animas School and what relief would the roundabout provide and did the city work with the school district on this issue. She also asked for future updates regarding the school traffic resolution. Traffic Engineer Servin described how the roundabout works and stated the city is working with the school district regarding the traffic circulation. Commissioner Kloecker asked about Solorsano School in regards to dropping off and picking up traffic and he also requested future updates to the Planning Commission. He asked about Miller Avenue and will it be passable during the construction process. Traffic Engineer Servin agreed to future updates and clarified Miller Avenue will close during Phase II of the project but, will be passable until then. Commissioner Kloecker asked about the long range plans for the Tenth Street bridge and also asked about soundwalls along Santa Teresa Blvd. Public Works Director Smelser stated that the Tenth Street bridge will be built in the later phases of the project. He stated that the city will be responsible for the design and the front work to make the project buildable and the developer will construct the bridge , as stated in the Development Agreement. Planner II Durkin stated that there will be a soundwall along, but not directly adjacent to Santa Teresa with a trail buffer. Commissioner Kloecker asked why future arch and site permits are considered at staff level rather than by the Planning Commission. He also asked for clarification as to what the public will see in terms of construction this year. Planner II Durkin explained the administrative arch and site reviews are in the Development Agreement. She indicated the developer will start grading and roadway improvements immediately after school is out with completion anticipated before school starts. Home construction may start by November. Traffic Engineer Servin stated that the developer is working with the city and school district on the roundabout at Luchessa and Thomas to be constructed before school starts in the fall. He also stated that street improvements will be constructed in phases. Commissioner Bannister stated that he had met with the applicant Tim Filice and his engineer. He commented that Mr. Filice was saving some of the oak trees to be removed for placement in the roundabouts. 4 Traffic Engineer Servin confirmed that some of the trees will be placed in the roundabouts. Commissioner Bannister asked about the lot sizes in the Petite Sirah neighborhood. He also asked about the removal of trees and if additional trees will be planted. Planner II Durkin explained the difference in lot sizes and referred to materials provided to the Commissioners in advanced of the meeting. She stated that the trees will be inclusive to the normal planting along the roadway, within parks and neighborhoods. They also have 15 specimen trees. Commissioner Lai asked what is the effect of the project on adjacent properties and also asked about the traffic impact on Luchessa. Planner II Durkin stated that the only project that is adjacent is off of Greenfield , and that the proposed project is buffered by a park, the school and the Vista Bella neighborhood. Traffic Engineer Servin explained the traffic studies conducted fully assess the project impact and all existing systems and traffic were taken into a count. Chair Fischer opened the public hearing. Tim Filice of Glen Loma Ranch spoke about the history of the project. He spoke on the collaboration with the city, school district and citizens regarding this project that has been in the process for the last 15 years. Mr. Filice thanked Melissa Durkin and staff for all their hard work on the project and keeping it on track. Mr. Filice introduced Arminta Jensen his chief project planner. Arminta Jensen of RJA spoke about the main elements of the site plan and used the Petite Sirah neighborhood to illustrate how it works within the specific plan. Matt Newton spoke about the traffic impact on Luchessa and Santa T eresa. He is concerned about smaller lots, on street parking and the roundabouts slowing traffic down on Santa Teresa. Alvaro Meza, Assistant Superintendent for Gilroy Unified School District spoke on behalf of Las Animas and Solorsano schools. He thanked city staff and the applicant for the collaboration on the layout of the project to help alleviate the traffic impact around the schools. He also indicated both schools have capacity to accommodate anticipated growth. Luca Pavani presented a petition and he asked where is the drop off for Las Animas School and which street to be built would alleviate traffic around Luchessa. 5 Traffic Engineer Servin stated staff feels the traffic plan as developed is adequate for the needs of the current and future Luchessa corridor. He also stated that he can’t answer the school drop off because it might change in the future and each school’s drop off location and is looked at every year with city and school district staff together. Elizabeth Stroughtman asked was there a large traffic study done. Terri Wissler Adam environmental consultant stated the EIR prepared in 2005 was approved by the Planning Commission and City Council for the specific plan . The traffic portion took into consideration the existing traffic at that time, existing and approved developments not yet constructed, and the entire Glen Loma Ranch project. She stated that an update to the original study was included to address the placement of roundabouts to mitigate traffic; instead of traffic signals. Richard Alonzo asked if there was traffic studies done regarding the side streets of the neighborhoods. He stated that parents drop kids off on the back side of the school and then cut through the side streets. Mary Ann Rossi commented on how long it takes her to get from the stop sign on Village Place to her home on Alta Oak Way. She stated it’s about 20 minutes to get out or in due to traffic. John Corditch stated the traffic through the neighborhood to the school is horrible. He stated adding a street behind the school will not alleviate the traffic through his neighborhood. Chair Fischer closed the public hearing. Commissioner Kloecker stated he had met with the applicant and Arminta Jensen. Commissioner Bannister stated again that he met with the applicant. Chair Fischer stated he had met with the applicant. Commissioner Sanford asked when the Tenth Street extension would be built and how will that alleviate traffic. Traffic Engineer Servin explained that the Tenth Street extension would be built in the later phases of the project. Commissioner Bannister asked about children from the Eagle Ridge area going to Las Animas School and couldn’t they travel from Santa Teresa to Miller to Luchessa instead of Santa Teresa to Thomas. 6 Traffic Engineer Servin stated that children from the Eagle Ridge area do currently attend the schools and that is the strategy for the traffic to move from Santa Teresa to Miller to Luchessa once it is completed. Motion on Item V.A. Motion: to recommend the City Council accept the addendum to the certified EIR. Moved by Commissioner Paul Kloecker, seconded by Commissioner Brad Bannister Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen Second Motion on Item V.A. Motion: to adopt Resolution No. 2014-03 recommending the City Council approve Z 14- 01. Moved by Commissioner Paul Kloecker, seconded by Commissioner Brad Bannister Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen Third Motion on Item V.A. Motion: to adopt Resolution No. 2014-04 recommending the City Council approve TM 13-08 reflecting changes to the tentative map conditions submitted by the applicant. Moved by Commissioner Paul Kloecker, seconded by Commissioner Brad Bannister Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen Chair Fischer stated he lives in the area and the traffic studies that have been done have shown that once the circulation is done and streets are in there will be relief to the traffic. 7 Commissioner Bannister commented that the developer Mr. Filice was born and raised in Gilroy and still lives here and this project has been in the works for many years. He stated that it might not seem like it now but once the streets start going in , it will take traffic away from Luchessa and the neighborhoods. B. Zoning Ordinance text amendment to Gilroy City Code Sections 30.50.60 (b) (2) k. and 30.50.60 (b) (2) l., RDO Interim Exemption, to extend the date by which planning applications must be submitted and deemed complete for processing to April 3, 2015, and to make minor clarifications to the text. The proposed project is exempt from environmental review. The City of Gilroy, Applicant (Z 14-05 Zoning ordinance text amendment) Planner II Durkin presented the staff report. Commissioner Sanford asked is there a better way instead of the RDO Interim Exemption extension. Planner II Durkin explained that revising the RDO would be the best way but, due to the General Plan review it is better to wait for that process to be completed first. Commissioner Lai asked for clarification on the extensions. Planner II Durkin stated the extension is for the ordinance. What that means is any developer with property zoned R4 can come in within the next year and can apply for new RDO allocations through this ordinance. Commissioner Bannister asked how much R4 land is available in Gilroy. Planner II Durkin stated about 50 acres within Gilroy. Chair Fischer opened the public hearing, seeing no comments; he then closed the public hearing. Motion on Item V.B. Motion: to adopt Resolution No. 2014-05 recommending the City Council adopt Z 14- 05, and recommending numeric limits for projects receiving allocations through the RDO Interim Exemption process. Moved by Commissioner Paul Kloecker, seconded by Commissioner Brad Bannister Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen 8 VI. OLD BUSINESS None VII. NEW BUSINESS A. Selection of Planning Commission Member Representative to Serve on the Historic Heritage Committee Commissioner Kloecker volunteered to be the representative. Motion on Item VII.A. Motion: to appoint Commissioner Kloecker to serve on the Historic Heritage Committee Moved by Commissioner Elizabeth Sanford, seconded by Commissioner Brad Bannister Vote: Motion carried 5-0-0-1 Yes: Commissioner Brad Bannister; Commissioner Paul Kloecker; Commissioner Kai Lai; Commissioner Elizabeth Sanford; Chair Tom Fischer No: None Abstain: None Absent: Vice Chair Richard Gullen VIII. CORRESPONDENCE None IX. INFORMATIONAL ITEMS A. Current Planning Projects B. Planning Staff Approvals Planning Manager Martin stated that there is nothing to report and copies are in the packets. X. PRESENTATIONS BY MEMBERS OF THE PLANNING COMMISSION None XI. ORAL REPORTS BY COMMISSION MEMBERS A. City Council meeting of April 7, 2014 and April 21, 2014 Commissioner Sanford stated she will report at the next meeting. B. Housing Advisory Committee 9 Vice Chair Gullen was absent and no report was given. C. Historic Heritage Committee Vacant D. Arts & Culture Commission Commissioner Bannister gave a brief summary of the meeting. E. South County Joint Planning Advisory Committee Commissioner Kloecker stated that there was no meeting. F. Street Naming Committee Commissioner Lai stated that there was no meeting. G. Development Standards Task Force Chair Fischer stated that there was no meeting. H. General Plan Advisory Committee Commissioner Sanford gave a brief summary of the meeting. XII. PLANNING DIVISION MANAGER REPORT Planning Manager Martin stated that the Planning Commission retreat went very well and there is a possible Special Meeting on May 15, 2014. XIII. ASSISTANT CITY ATTORNEY REPORT None XIV. PLANNING COMMISSION CHAIR REPORT None XV. ADJOURNMENT at 8:56 p.m. ____________________________ Susan Johnson, Deputy City Clerk