Resolution 1988-12
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RESOLUTION NO. 88~12
RESOLUTION OF THE COUNCIL OF THE CITY OF GILROY
APPROVING A TENTATIVE MAP FOR 123 RESIDENTIAL LOTS ON
APPROXIMATELY 100 ACRES OF A 370 ACRE SITE ON THE
NORTH SIDE OF HECKER PASS HIGHWAY WEST OF MANTELLI
DRIVE
WHEREASt application TI1 87-4 has been made by
GILROY COUNTRY CLUB ESTATES (Sig Sanchez et a1) to the Planning
Commission for approval of a tentative map for 123 residential
lots on 100 acres on the north side of Hecker Pass Highway
west of Mante1li Drive, and
WHEREAS, after a public hearing the Planning Commission
has passed Resolution No. 88~7 in which it recommends approval
of the tentative map subject to 75 conditions, including 53
conditions from the Public Works Departmentt and
WHEREAS, the Council has previously certified an
Environmental Impact Report for this project under the California
Environmental Quality Act and has held a public hearing on the
application and has considered the Planning Commission recommendation
and the evidence presentedi
NOW, THEREFORE, BE IT RESOLVED by the Council of the
City of Gilroy that:
I. Twenty-three mitigating measures which reduce
significant affects on the environment were adopted prior to
certification of the Environmental Impact Report for this project.
II. The tentative map is approved subject in part to
the 25 conditions set forth by the Planning Commission in its
Resolution No. 88~7, as amended herein.
RESOLUTION NO. 88-12
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1I1, The tentat~ve ~~p ~s approved subject also
to the 53 conditions recommended by the Director of Public
Works in his memoranda of February 23 and March 1, 1988 t
and by the Planning Commission as amended herein.
IV. The Council amends the above conditions as follows:
1. Make provision for flag lot frontage of less than
40 feet.
2. Determine building envelope or footprint for each
lot.
3. Access to future Golf Course expansion to the
northwest shall be preserved.
4. Landscaping shall be required on both sides of
the secondary access road.
5. Lighting on the secondary access road shall be
designed to minimize glare on adjacent properties.
6. This approval is conditional on Developer entering into
a Deferred Development Agreement for the construction
of the Hecker Pass access road as part of the next
phase of development on the remaining 270 acres.
7. The statement that the secondary access to Burchell
Road "shall be removed" shall be deleted from the
tentative map.
PASSED AND ADOPTED this 7th day of March 1988, by the
following vote:
NOES:
ABSENT:
COUNCILMEMBERS: GAGE, HALE, KLOECKER, MUSSALLEM,
PALMERLEE, VALDEZ and HUGHAN
com~CILMEMBERS: NONE
COUNC1LMEMBERS: NONE
AYES;
d~
Mayo
RESOLUTION NO. 88~12
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PLANNING COMMISSION
RESOLUTION II 88-7'
A RESOLUTION OF THE PLANNING COMMISSION OF .
THE CITY OF GILROY.. CALIFORNIA, RECOMMlliDING
APPROVAL OF THE TENTATIVE SUBDIVISION MAP OF
GIL ROY COUNTRY CLUB ESTATES PARTNERSHIP AND
SPECIFYING THE NATURE AND CHARACTER OF THE
IMPROVEMlliTS TO BE MADE
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TENTATIVE SUBDIVISION MAP N'.__iBER: TM 87-4
APPLICANT: Gilroy Country Club Estates Partnership
LOCATION: North of Hecker Pass Highway and west of Santa Teresa Boulevard
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THE PLAL\lNING COMMISSION OF THE CITY OF GIL ROY, CAL IFORNIA, DOES HEREBY
RESOL VE' AS FOLLOWS:
illIE~AS, the Planning Commission did on the 3rd day of March, 1988,
consider the Tentative Subdivision Map of Gi.lroy Country Club Estates
Partnership consistiLg of 123 residential lots, and legally described and
shown on EXhibit A and EXhibit B attached hereto, and
WHEREAS, the Planning Commission of the City of Gilroy finds that:
1. The project proposal is consistent with the land use designation of
the City's General Plan Land Use Map.
2. The project proposal is consistent with the intent of. the goals and
policies of the General Plan document.
3. The project proposal is generally consistent with the approval
granted to the developer by the City Council under the Residential
Development Ordinance.
4. The proposed development project is located in proximity to an
urbanized area where municipal services and utilities are
available.
WHEREAS, the Planning Commission find'; that pursuant to provls:cms
pertaining to procedures and guidelines implementing the California
Environmental Quality Act, an Environmental Impact Report was prepared and
certified by the City Council on March .1, 1982 (file 11M 81-4), and a copy is
on file at the Department of Planning, and
WHEREAS, the Planning Commission has de termined that the Tentative
Subdivision Map complies with all the provisions of the Subdivision and
Zoning Ordinances of the City of Gilroy.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does
hereby recqmmend APPROVAL of the Tentative Subdivision Map of Gilroy Country
Club Estates Partnership, subject to the following conditions:
1." An all-weather access road, not less than twenty (20) feet in width,
for fire E;[lgines shall be providd before commencing any combustible
construction. Fire hydrants shall also be installed and maintained
before combustible construction begins, to meet the approval of the
City Fire Department.
2. Dead-end access roads, in excess of one hundred fifty (150) feet in
leng th; shall be provided provisions for the turning around of Fire
Department apparatus. Turning radii shall not be less than thirty-
nine (39) fee t..
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P C RESOLUTION #88-7
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3. The Develope~. shall provide adequate dual access for each phase of
development to mee t the 'approval of' the City Engineer and the Gilroy
Fire Department.
4. Hydrant locations, and water main si~ing shall be approved by the
Gilroy Fire De partmentprior to' the issuance of any building
permits.
5. The Developer shall negotiate rights-of-way with Pacific Gas &
Electric and other utilities.
6. All utilities to, through, and on the site shall be installed
underground.
7., The Developer shall extend all utilities to ends of all partially
developed streets and cul-de-sacs within the proposed project site.
8. All retaining walls must be constructed of permanent materials such
as concrete or masonry. Wood shall not be permitted.
9. S'reets "A", "B", "C", "D", "E", "F", "G", "H", "I" and "J" shall be
subject to approval by the City Public Works and Planning
Departments.
10. Existing specimen trees native to the area shall be preserved
wherever possible.
11. If the Gilroy Unified School District determines that the project
will impact localschools.beyond the level offset by required school
impaction fees, the Developer shall, as soon as possible, and before
issuance of any building permits for the project, negotiate with the
Gilroy Unified School District and the City of Gilroy to mitigate
such impacts, in addition to paying the required impact fees.
12. All exis t ng water wells shall be sealed to mee t the approval of the
City Engineer and the Santa Clara Valley Water District (SCVWD).
13. The Developer/applicant must obtain a sewer allotment for this
project, and sign a sewer allotment E;greement prior to the issuance
of any building permits.
14. The developer shall be responsible for the improvements and the
completion of all the following conditions as they apply to the
Gilroy City Golf Course:
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A. The Developer shall widen the fifth fairway a mlnlmum distance
of sixty (60) feet adjacent to the project site. The additional
width and any associated drainage improvements shall be fully
borne by the Developer to USGA (United St" tes Golf Association)
standards and shall be subject to Parks & Recreation approval.
In addition, the Developer shall submit, for Parks & Recreation
Department review and approval, a use agreement for the
property, which the City shall maintain upon completion.
B. The Developer shall submit plans for the relocation of the sand
trap, which is adjacent to the fifth green to USGA (United
States Golf Association) standards and Parks & Recreation
Department review and approval. The relocation of the sand trap
and any associated drainage improvements shall be fully borne by
the Developer.
C. The Developer shall'submit plans for the construction of a berm
and the installation of substantial landscaping in the area
be tween the proposed secondary access road (to Burchell Road)
and the sixth fairway to mee t the approval of.the Parks ,&
Recreation Department. The berm, landscaping, and any .
associated drainage improvements shall be fully borne by the
Devel6per. ."
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P C RESOLUTIO~ #88-7
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D. The Developer shall submit plans for the' relocation of the golf
cart path, located between the proposed secondary access road
and the fifth green and the sixth fairway, to meet USGA (United
States Golf Association) standards and Parks & Recreation
Department approval. The new golf cart path and any associated
drainage improvements shall be fully borne by the Developer.
E. The Developer shall submit grading plans for all proposed cut
and fill which is in the immediate vicinity of the cluster of
"old oak trees" adjacent to the sixth tee. Any associated
drainage improvements, made in order to protect the livelihood
of the existing oaks, shall be fully borne by the'Developer.
F. The Developer shall submit plans for the relocation and
replacement of the old drinking fountain which is a~jacent to
the fifth green. The new drinking fountain and all associated
plumbing shall be fully borne by the Developer.
15. Each lot shall be designed with a street frontage of not less than
forty (40) feet.
16. Development of the hillside lots, to include the design layouts and
specific site considerations, shall be addressed fully within a
required Architectural and Site Review application from the City of
Gilroy.
17. Site preparation and fill construction shall be conducted under the
observation of, and tested by, a licensed soils or geotechnical
engineer and a report shall be filed with the City of Gilroy stating
that all site preparation and fill construction meets the
requirements of the geotechnical investigation.
18. Construction plans for the proposed water pumping stations, as
required by the Department of Public Works, shall be reviewed and
approved through the City's Architectural & Site Review process.
19. All building construction in this subdivision shall include
non-combustible roofing mate~ials, as approved by the City Building
and Fire Departments.
20. A deed restriction shall be recorded on every parcel (only for those
parcels intended for construction of a single family dwelling) in
order to preclude the future subdivision of the property into
smaller parcell'.
21. Street alignment design for the intersection of the proposed
secondary access road with Burchell Road shall be revieKed and
approved by the City of Gilroy Department of Public Works and the
Santa Clara County Transportation Agency. In addition, the
Developer shall provide advance warning signs, of an intersection
ahead type, on both Burchell Road approaches (north and south bound
traffic), as may be required by the City of Gilroy Department of
Public Works and/or the Santa Clara County Transportation Agency.
22. The area designated as "building pad" for proposed lot number 1153
shall be consistent with the City's HILLSIDE DEVELOPMENT GUIDrLINES.
23. R'ght-of-way and easements shall include any area necessary for
slopes and slope maintenance, access to retaining walls, water,
drainage and sewer facilities and any appurtenances.
24. Grading operations and soil compaction activities shall be in
accordance with the approved soils report and geologic study subject
to the approval of the City Engineer.
25. All infrastructure shall be completed and accepted prior to the
issuance of any building permit for any lot within the subdivision.
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P C RESOLUTION #88-7
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26. The Developer agrees to make corrections to the infrastructure due
to data inadvertently omitted-by the engineer due to errors in the
material available for review. During the design process all
available current information is reviewed, but it is common in a
project of this complexity to find inadvertent errors that
neccessitate design changes during construction.
27. The Developer agrees the Tentative Master Utility Plans of the
property- were prepared for the logical and orderly development of
Phase One of this project. Approval of Phase One does not
constitute approval of the Master Utility Plans except as shown for
the development of Phase One. Subsequent Phases will require
additional study of the Master Utility Plans.
28. Street alignments connecting to adjoining developments shall be
coordinated with those projects and approved by the City Engineer.
29. Street improvements and the design of all street sections and widths
shall be in accordance with current City Standard Details and
subject to the approval of the City Engineer.
30. The Developer shall contribute to the Santa Teresa Blvd. Improvement
fund for the Cities northwest quadrant. The fee will be based on
the number of units approved multiplied by the current fee per
dwelling unit.
31. An all-weather road surface shall be provided to the lots prior to
construction, subject to the approval of the City engineer and the
Fire De partment.
32. Adequate turnaround space shall be provided for any cul-de-sac to
meet Gilroy Fire Department standards and approval.
33. The Developer agrees to construct a City approved water system with
two separate pressure zones. Each zone shall be supported by two
reservoirs and two booster pump stations each with alternate power.
The reservoirs and booster pump stations shall be controlled by
radio telemetry equipment of the same manufacturer as other City
Telemetry Equipment. The system will be designed to provide
capacity for 400 homes in each pressure zone and shall be supported
by two separat. booster pump systems, each ,.;ith 150% capacity. The
owner further agrees the second booster station in zone two may be
deferred until the next phase of this development or additional
units are approved for connection to the system. The Developer
agrees to begin construction on the second booster station when
additional lots are approved for connection to the system and the
respons( and repair time will be less than 3.37 days computed with
one reservoir out of service.
34. The Developer further agrees that the design of the water system
assumes a certain maximum flow rate for domestic use and for fire
suppression. The design allows for contingency use but actual lse
could be greater than the design assumptio!1s. TIe Developer will
perform an analysis of the water use for completed homes after 50
homes have been occupied and landscaping has matured. If a
discrepancy exists between the design and actual use, the Developer
agrees to modify the system and correct the deficiency.
35. The owner agrees to perform specific modeling studies of the water
pipe system to assure the system design meets the following:
a. Pipe sizes shall assure maximum efficiency.
b. Fire hydrant flow meets Fire Department requirements. 2000 gpm
@ 20 p,d res.
c. Minimum and maximum pressures shall be evaluated at each home
site for in-house booster pumps or pressure reduction.
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P C RESOLUTION #88-7
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Main break failure shall be reviewed to see how many homes will~,
be without water when a main break occurs.
e. Evaluate end of main pressure and flow.
f. Deficiencies in any of the above systems will be corrected by
the Developer as directed by the City.
36. Reservoirs shall be constructed and protected using the existing
city reservoirs as the standard. Minimum City road standards shall
be used to and arpund the reservoirs.
37. Each reservoir shall be equipped with radio telemetry to control
booster pumps through the city telemetry master control center at
the City Corporation Yard.
38. The Developer agreei to purchase and install telemetry equipment in
the existing City system at the Corporation Yard and further agrees
to purchase from the City any existing equip~ent that will be used
for this project.
39. Each pump within the booster pump stations shall be separately
controlled by ~ reservoir water level control in each reservoir and
connected to the City Telemetry Control Center. Each pump shall be
metered and flow recorded at the Control Center. Each Booster pump
station shall contain a stationary generator to provide alternate
power. The generator shall be automatically switche~ on and cycled
on once each week to exercise the unit. Failure alarms shall be
installed to alert for negative conditions. The pumping station
shall be housed in a block building textured to be compatible with
the area home construction with landscaping as approved by the
planning department. An I-beam with chain pulley shall be provided
in each pump house for easy removal of the system components. A
complement of critical spare parts shall be supplied for each
booster station zone.
40. Hydraulic water main loops will be provided in each pressure zone
providing two-way flow with an all-weather maintenance roadway
constructed over all water mains.
41. The Developer shall provide a positive marking syste~ for the two
water lines and components in the system. Pipe shall be positively
identified with plastic tape marking each zone. Services, Hydrants,
and Valves, shall be tagged with brass tags identifying the zone
served by that facility.
42. The Developer agrees to perform field verification testing of the
water system and will modify any part of the system that does not
perform to the standards established by the city.
43. The Developer agrees to pay the annual maintenance cost of the water
sysL8m until such time as all homes within the development are
completed and maintenance costs are recovered by monthly service
fees.
44. The Developer will support water conservation in the project by
advising prospective owners of the maximum capacity of the water
system. The Developer further agrees to support the installation of
water monitors within each home and will include the requirement in
the owners conditions.
45 The Developer will construct' a zone 2 booster station on the Rancho'
Real property and will credit their water system obligation with a' ,
fair price for the land value. and construction cost expended by tLem
, for the booster station site development.
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P C RESOLUTION 1188-7
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46. The City agrees to collect the per unit costs of the water system
and reimburse the Developer for any new unit that obtains a building
permit and connects to the Zone 2 or 3 Water System. The Developer,
shall submit contracts which define the cost and shall have his
engineer prepare a cost analysis to substantiate costs to all.
prospective users of the system. There are a small number of
existing homes that will automatically benefit from a pipeline
connected to the Zone 3 system. The City will attempt to collect
from the existing owners, but cannot guarantee these costs will be
retrieved. Any new units that benefit will be conditioned to pay
this cost.
47. All lots within the development shall be protected from storm water
runoff by the installation of drainage structures within the
contributing lot. Drainage easements shall be required when more
than one lot benefits from the easement. All easements shall be in
favor of the benefiting property and shall be designated as a
private storm drain easement.
48. All drainage structures shall lead to an appropriate inlet connected
to a storm drain system. Inlets shall be spaced to preclude
flooding in the street. Pelican Hoods shall be used throughout the
development. Lot development will not be complete until ditches and
concrete channels are constructed to protect the adjacent lower
properties.
49. A Storm Drainage System Map will be prepared with contributing
runoff areas calculated for flow. All areas of runoff that will
contribute in the future shall be included in the calculation for
pipe sizing for the present and future phases of the project and
areas within the runoff area that are outside of the project
boundary.
50. All storm facilities shall be designed for a 100 year storm with an
overflow for events greater than the 100 year storm.
51. The storm drainage system shall be extended and connected to the
existing storm drain on Mantelli Drive. The system shall be sized
to drain each reservoir during maintenance operations.
52. No water from this development may be discharged to another property
without first obtaining a Storm Drainage Easement or Agreement.
Easements or Agreements must extend to a natural channel. Certified
Calculations will be submitted which show the historical r noff has
not been increased. No development water may flow onto another
property.
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53. Storm drain design submittals should include calculations of the
depth and width of flow in street gutters during a 10 year flood and
a 100 year event. The in et capacities and spacings should be
designed such that the gutter flow down both sides of the street
does not encroach beyond two feet from the gutter during a 10 year
storm and will allow a minimum 10 foot wide traffic lane to be free
of water during a 100 year storm. In no case shall the pavement be
inundated at any time. Standard inlets with Pelican hoods shall be
used throughout the development.
54. The Developer will study the downstream facilities for adequate
outfalls through the Hoey property and through the Day Ranch
property. If the existing system is found to be inadequate the
Developer will, at his cost, regrade the existing channels or make
modificat ons necessary to accommodate the flow through the
properties to the creek.
55. All storm drains shall be made of City standard reinforced concrete
pi pe .
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P C RESOLUTION 1188-7
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56.
All inlet, structures shall be located adjacent to a service road or
at a location that can be easily maintained in all weather
conditions.
57.
In remote areas, open concrete-lined channels shall be constructed
in lieu of pipes.'
58. Install a storm drain pipe from lot #2 to the existing drainage
inle t on Rancho Real Tract. This work shall be arranged during the
construction of the Rancho Real Project.
59. All ditches and slope easements on private property shall be
maintained by a homeowners association or the owner of each
property. The only exception is in a public utility easement and
along the public right-of-way that is accessible in all weather
conditions.
60. A Drainage report shall be prepared by the Engineer for submittal to
the City, County and Caltrans for approval. The report shall
include all calculations and a verbal interpretation of the drainage
conditions before and after development. Should modifications be
required by other adjacent agencies, the Developer shall at his cost
make modifications to those systems to bring them up to a condition
that is acceptable.
61. The Developer agrees with the concept of a General Maintenance
Assessment District or additional monthly fees for the Maintenance
of the Inf1~astructure and improvements within the development. The
district or fees shall b~ in place before the sale of any lots in
the development.
62. The Developer agrees to construct two temporary sewer lift stations
that will serve all present and proposed units within the project
site. The lift stations are temporary and all units within the
development shall be designed to be connected to a gravity main in
the future. Individual home sewer lift pumps may be approved in
isolated locations, but no more than two units shall be in the same
area. No groups of homes shall be approved with sewer lift pumps in
this development or subsequent developments.
63. 'No sanitary laterals shall be connected to a temporary gravity sewer
main.
64. The Developer shall provide a sanitary lateral easement on lot 91
for lot 98.
65. The Developer shall provide sewer backflow valves on all lots where
the upstream sewer main is at an elevation abo';e the lot.
66. The Developer shall provide a bond for the removal of the lift
stations and pump house.
67. The force main shall be abandoned and plugged on both ends after the
gravity line is installed. All costs shall be borne by the
Developer.
68. Temporary gravity main shall be abandoned by the Developer at no
cost to the City after the gravity line is installed.
69. No sanitary sewer lateral shall be constructed below a concrete
ditch. A minimum separation from the ditch is 5 feet.
70. The Developer shall certify on the final map that the maintenance
of the sewer later Is extended to the sewer main and individual home
pump stations are [he homeowners responsibility. CC and R's shall
include this wording.
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71." The temporary road to the lift station shall be abandoned in the
future, by the Developer at no'cost to the City.
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72. All facilities scheduled for removal in the future must be bonded to
an amount equal to the cost of,the removal.
73. _ Lift stations and generators shall be installed in a building that
is compatible with the home construction in the area.
74. The Developer shall contribute to the cost of the installation of
the future trunk main and shall pay a prorated amount into escrow
for each unit sold. The cost of the trunk main shall include all
construction and acquisition costs and shall be computed for a
twelve inch sewer main.
75. Lift station design shall include level alarms connected to the City
Water telemetry system. Each station shall provide 100% redundancy
in pumping equipment and shall be powered by an automatic stationary
generator. The generator shall operate continuously for 48 hours
without refueling. The generator shall be turned on automatically.
A wet well shall be designed and constructed with reserve capacity
to allow maintenance people to respond. Each station shall be
accompanied with a full compliment of spare parts which will be
stored on shelving in the station house.
PASSED AND ADOPTED, this 3rd day of March, 1988, by the following vote
to wit;
AYES: Commissioners Bentson, Buchanan, Rogers, Cooper
NAYES: Commissioners ~akahara, Suyeyasu
ABSTAIN: None
ABSENT:" Commissioner Paredes
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Ken Cooper, Ch~man
I, Michael Dorn, Secretary of the Gilroy Planning Commission do hereby
certify that this is a "true and correct copy of Resolution #88-7.
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Michael Dorn, Secretary
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Appli ca tior. -)'. 170794
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EXHIBIT A
All that certain real property situate in the County of
Santa Clara,. State of California, described as follows:
P A.qCE:'" ONE
BEGINNING at a fence picket marked 0-4 standing vhere the
.fence on the South line of property formerly of Clara M. Ousley
intersect the fence on the Easterly line of Burchell Road;
runnin~ thence' along the fence line on the Easterly line of
the Burchell ROad North 601..:-41 \.Jest 3.00 chains to fe11ce
picket marked 0-5, North 190 281 West 4.25 chains 'to a fence
picket m~rked 0-6, North 430 02' West 7.42 chains to a fence
picket mar~ed -0-7, North.IOo 05' West 3.367 chains to a fence
picket marked 0-8 and Nor:.h 6.11 chains to a point where the
. Burchell Road " runs \&,Testerly and continuin:::; thence North from
said Burchell~Road along the fence line b.;tween the lands
formerly'of.CYara H.' Ousley and the lands of Milne, 8.91
chains to_'a fence picket marked 0-9; thence South 480 281 East
15.28 ch8.1ns to a stake marked 0-10; thence South 790 151, East
18.70' chains.,to a .fence picket IDCirked O-llAost~nding in a fence.
,'line; thencsalong.said'. fence line South 4-b. L:: 1 Ee.s t 3.347 chalns
.'. to:a fence:.picket:markedO-l2., South 390 23' V.:sst 1.39 chai:-~s .
. . 'to a' fence:;picket.. mar-kedO-l}, South~O o"Lj:3 ' Bast 2.76 3/4 chains
....,'n to a. fence:' picket. marked 0-14.. and Souffi'"~ '5'3 ' East 1.52 1/3
"',.chains to.:'an'8",:<8t1fenc'e post stanc.ing'Tn the fence lir:e
';';. .,' ,:..between the"lanes' of the City of Gilroy. and the lands of Ousley;
.' . thence ~along:.:then fence line between the 'lands a:.. the Ci tyof
...Gilroy'and ;thelandsof.Ou.sley .South 880. 26 I West 25.237 chains
,';and~'South'1~.i'34,,':'East 9..60 chains to a stake South 880 061 West
'.., ., .:..:~....2,~??4,'.:~~aip7s',,' t6':'t~~. P?.int o.r- b;giiming. .
...' "~";':-'H."""''''-':::'':''':'''.'; '/",,;"-0.. ;:::-.':<,.-,,'.':', "", ":-:"'-.~" ';"."",. ,"',' "..
:-;,'.,>:,!;(..~ CONTAINING.:':AP.PFtOX):.M.ATELY-: 3~. 61.':a'~re.s',o(i'and. .
." ,~t/Ci); ,.; ':::"::::!::Y'f:':i",.",::''':'('::"S~~:':'i '0;',:: -, , _~.",';i,>.. ';':':7::::,::.:':.:::;.,~.. ....",. . .'
, . ":'c:~:':~;;;'EXCEPTING FROH.,th'~'? a. b:j've' 'des'cribed' lands: all.. \la ter . r i E;hts ".'. .
.' ",',>;,/'i,>/..::,,'cOriv'eyed:-to':; Electa'_ Ousley,'. her. heir s: and. as signs ,,,_by thos e two
. ""'c'er.tairi'-' ins truments't.respecti vely.:~executed :by :Donald McKenzie and"
D.'.,S.. K~'.~:Bliick:-'9.ii.d,7..b~<,tlie'. City.'.-of: Gilroy,' respect'ively dated. .''', ;
Febr'ua:-y'; 1.~',-'187L'aJ?d" Ju..D.e'16'/'1888, and respectiv~ly. ::-ecorded' .
...:Nov,e'mber;'7 ;.1(383' in V alume' 71 of: De'eds, .page '175' and S epte!Ilber
"':']"'.':";..",i :".,10"('1936':'in,~Yolume~, 785:06ro Official' Records,.. page' 444, as ~xcepted
.' :.(,(- "'~.:./,;;~'}'ii1":the"Detree':,recorded 'mEo'ok 897 of Of':icia,l' Records, page 539.
.....:.,~.'~./.::;. '.' . ..,..,.,.,...PARCEL.TWO... :.. "
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._....' Pass High\lay. at a Southwe sterly .comer of tha tcertain 43:;.80
'..:' 'ac.re' tract of land descri;,;ed in the Deed from' William' A. Eoey
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:':",to Edward B. Roey), dated October 7, 1938, recorded October'.
. 17, 1938.in Book b92 Official. Records, page '559, Santa Clara
'." C~unty Records; thence from said point of beginning North
o 01' West along a Westerly line of said 435.80 acre tra~t
1206.60 feet to a 1 1/4 inch pipe set at an angle corner
therein; thence South 89056' West along a Sou~herly line
of said 435.80 acre tract, 44'5.30 feet to a 8":1.8" post set
at a Southeasterly corner of that certain 36.61 acre tract
o~ land described in that Partial Decree of Distribution
~ntered on October 28, 1938 in tfieSuperiorCourt of the
State of California in and for the Co~~ty of Santa Clara,
entitled, "In the Hatter of the Estate, of Mary E. Ousley,
'deceased, William A. Roey, Executor to City of, Gilroy,
a Municipal Corporation" Case No. 21186,' a certified copy
of which Decree was filed for record in the office of the
...: /~ Recorder' of. the County of Santa Clara, State of California,
~. on .November: 12~ 1938 in Book 897 Official Records, page 539;
,thence~South 8~0 26' West along a Southerly line of said
36.61 2cre~ti2ct 1665.642 feet to an angle .comer thereinj
.. .thence South 10'34' ,East along an Easterly line of said 3b.61
....acre tract 633.60 feet to a stake set' at a Southeas:.erly
_ . . 0
. 'corner 'of .sa'id',36.61 acre tract; thence South 89 36' \'lest
. "along a' Southerly line of .said 36.61 acre tract and its hiester1y
:~';prolongation 84~OO'feet to a 3/4 inch iron 'pi~e set in the
<,')~;ceriter line' of 'Burchell Road, (40.00 feet in.width) as said
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,~Road 'is: shm.m upon: tha t:certairi Map'enti tIed 1" ttRecord of SUl'V2Y
'" . portion of Rancho< Solis )r.nown as ,'The IslaIld . ll, which Map was
,., f-":{,:; .". ."/~: filed, for record in'.: the:: office. oLthe' Recorder' of, theCoun.:ty
~:,:<...,,:,:,;::!:,';:;'~<;::oL~Santa: Clar a '~:'.Sta te.of:California ;ion' September. 22; 1'948
'::~:';',,;::;./:(;.['~.:,;~ri ~.3ook19 . of ,Maps; :'a t pag'e' 27;'thence : South 60 04 1 East.. .along
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,,'::_~;;:::"'..:::;-;;:~:'i;saidRecord:of Su~vey_Map above~refer!'3d':__to." thence South 65 ".' .
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CITY OF GILROY
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PL.ANNING DEPARTMENT
Report
.S t a f f
February 24, 1988
CASE NUMBER:
TM 87-4
APPL ICANT :
Gilroy Country Club Estates (c/o Allan Butler)
LOCATION: Property west of the westerly terminus of Mantelli Drive,
north of Hecker Pass, and east of Burchell Road.
STAFF PLfu~NER: William Faus
***********************************,****************************************
REQUESTED ACnrn:
Approval of a tentative map for a residential hillside subdivision
creating 123 single family lots.
(prior approvals: see City file nTX 84-3)
--.----.------- -- -. _.- ._-+-'- .-----------.- --.--.- -
DESCRIPTICN OF PROPERTY:
Parcel No.:
Parcel Size:
783-04-001,009, 012, 013, and 014
approximately 370 acres
(total for all parcels)
STATUS OF PROPERTY:
Lxisting Land Use
General Plan Designation
Undeveloped Range Land
Residential Hillside
STATUS OF SURROUNDING PROPERTY:
Exis ting Land Use
General Plan Designation
N: Undeveloped Range Land
S: Golf Course/Hecker Pass
E: SF Home s/Undeveloped
W: SF Homes/Undeveloped
Residential Hillside/County
Pub lic Fac ili ty / Rural Re s .
Residential-Low De ns i ty
Residential-Hillside
CONFOR..'1ANCE OF REQUEST WITH GENERAL PLA."i:
Zoning
RH
Zoning
RH/County
PF & Rl
RI-PUf/RH
RI-PUO/Co.
The proposed project conforms to the land use designation for the
property on the General Plan map, and is consistent with the intent of
the text of the Gener.ll Plan document.
\J r~ .l
Staff Report TM 87-4
3
02/24/88
course. At their January 12, 1988 meeting, the Advisory Board recommended
approval of the plan (first phase only) subject to a number of mitigation
measures. These proposed mitigation measures (which the applicant
acquiesced to at the January 12 meeting) are listed under recommended
approval condition 1114 ("A" through "F") of this report.
The proposed tract map configuration for the project's first phase of
development has been modified from the original RD approval in order to
provide greater traffic circulation flexibility, and secondly, to
conform with Engineering requests for street alignments, drainage
easements, sewer pump stations, and water tank sites. Staff, has. worked
with several map alternatives for the site and feels confident in the
applicant's final design scheme for this Tentative Map proposal.
STAFF RECOMHmDATION:
Staff recommends approval of this request for the following reasons:
1. The project proposal is consistent with the land use designation of
the City's General Plan Land Use Map;
2. The project proposal is consistent with the intent of the goals and
policies 0 f.t he_Ge ne r aL_P I an. docume n t ;__~____~_____ ___ -______~__ __________c-_______
3. The project proposal is generally consistent with the approval
granted to the Developer by the City Council under the Residential
Development Ordinance; and
,.,
4. The proposed development project is located in proximity to an
urbanized area where municipal services and utilities are available.
In addition, Staff recommends the following conditions be placed on the
granting of this request:
1. An all-weather access road, not less than twenty (20) feet in width,
for fire engines shall be provided before commencing any combustible
construction. Fire hydrants shall also be installed and maintained
bef, re combustible construction begins, to mee t the approval of the
City Fire Department.
2. Dead-end access roads, in exc.ess of one hundred fifty (150) fe, t in
length, shall be provided provisions for the turning around of Fire
Department apparatus. Turning radii shall not be less than thirty-
nine (39) feet.
3. The Developer shall provide adequate dual access for each phase of
development to meet the approval of the City Engineer and the Gilroy
Fire De par tment.
Staff Report TM 87-4
5
02/24/88
B. The Developer shall submit plans for the relocation of the sand
trap, which is adjacent to the fifth green to USGA (United
States Golf Association) standards and Pa'"ks & Recreation
Department review and approval. The relocation of the sand trap
and any associated drainage improvements shall be fully borne by
the Developer.
C. The Developer shall submit plans for the construction of a berm
and the installation of substantial landscaping in the area
between the proposed secondary access road (to Burchell Road)
and the sixth fairway to meet the approval of the Parks &
Recreation Department. The berm, landscaping, and any
associated drainage improvements shall be fully borne by the
Developer.
D. The Developer shall submit plans for the relocation of the golf
cart path, located between the proposed secondary access road
and the sixth fairway, to meet USGA (United States Golf
Association) standards and Parks & Recreation Department
approval. The new golf cart path and any associated drainage
improvements shall be fully borne by the Developer.
E.
The Developer shall submit grading plans for all proposed cut
and fill .which. is in the.immediate vicini tyofthe ...cluster._of
"old oak trees" adjacent to the fifth green. Any associated
drainage improvements, made in order to protect the livelihood
of the existing oaks, shall be fully borne by the Developer.
F. The Developer shall submit plans for the relocation and
replacement of the old drinking fountain which is adjacent to
the fifth green. The new dr.Lnking fountain and all associated
plumbing shall be fully borne by the Developer.
15. Each lot shall be designed with a street frontage of not less than
forty (40) feet.
16. Development of the hillside lots, to include the design layouc:s and
specific site considerations, shall be addressed fully wit1'in a
required Architectural and Site Review application from the City of
Gilroy.
17. Site preparation and fill construction shall be conducted under the
observation of, and tested by, a licensed soils or geotechnical
engineer and a report shall be filed with the City of Gilroy stating
that all site preparation and fill construction meets the
requirements of the geotechnical investigation.
18. Construction plans for the proposed water pumping stations, as
required by the Department of Public WOrks, shall be reviewed and
approved through the City's Architectural & Site Review process.
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Country Club Estates
2
2/23/88
5. The Developer agrees the Tentative Master Utility Plans of the
property were prepared for the logical and orderly development of
Phase One of this project. Approval of Phase One does not
constitute approval of the Master Utility Plans except as shown for
the development of Phase One. Subsequent Phases will require
additional study of the Master Utility Plans.
STREETS:
1. Street alignments connecting to adjoining developments shall be
coordinated with those projects and approved by the City Engineer.
2. Street improvements and the design of all street sections and widths
shall be in accordance with current City Standard Details and
subject to the approval of the City Engineer.
3. The Developer shall contribute to the Santa Teresa Blvd. Improvement
fund for the Cities northwest quadrant. The fee will be based on
the number of units approved multiplied by the current fee per
dwelling unit.
4. An all-weacher road surface shall be provided to the lots prior to
construction, subject to the approval of the City engineer and the
Fire Department.
"
5. Adequate turnaround space shall be provided for any cul-de-sac to
meet Gilroy Fire Department standards and approval.
WA.TER COODITICNS:
1. The Developer agrees to construct a City approved water system with
two separate pressure zones. Each zone shall be supported by two
reservoirs and two booster pump stations each with alternate power.
The reservoirs and booster pump stations shall be controlled by
radio telemetry equipment of the same manufacturer as other City
Teleme try Equipment. The system will de designed to provide
capacity for 400 homes in each pressure zone and shall be supported
by two separate booster pump systems, each with 150% capacity. The
owner further agrees the second booster station in zone two may be
deferred until the next phase of this development or additional
units are approved for connection to the system. The Developer
agrees to begin construction on the second booster station when
additional lots are approved for connection to the system and the
response and repair time will be less than 3.37 days computed with
one re se rvoir out of se rvice .
@
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Country Club Estates
4
2/23/88
7. Each pump within the booster pump stations shall be separately
controlled by a reservoir water level control in each reservoir and
connected to the City Telemetry Control Center. Each pump shall be
metered and flow recorded at the Control Center. Each Booster pump
station shall contain a stationary generator to provide alternate
power. The generator shall be automatically switched on and cycled
on once each week to exercise the unit. Failure alarms shall be
installed to alert for negative conditions. The pumping station
shall be housed ina block building textured to be compatible with
the area home construction with landscaping as approved by the
planning department. An I-beam with chain pulley shall be provided
in each pump house for easy removal of the system components. A
complement of critical spare parts shall be supplied for each
booster station zone.
8. Hydraulic water main loops will be provided in each pressure zone
providing two-way flow with an all-weather maintenance roadway
constructed over ~ll water mains.
9. The Developer shall provide a positive marking system fDr the two
water lines and components in the system. Pipe shall be positively
identified with plastic tape marking each zone. Services, Hydrants,
and Valves, shall be tagged with brass tags identifying the zone
served by that facility.
10.
The Developer agrees to perform field verification testing of the
water system and will modify any p~rt of the system that does not
perform to the standards established by the city.
~
11. The Devel'per agrees to pay the annual maintenance cost of the water
system until such time as all homes within the development are
completed and maintenance costs are recovered by monthly service
fees.
12. The Developer will support water conservotion in the project by
advising prospective owners of the maximum capacity of the water
system. The Developer further agrees to support the installation of
water monitors within each home and will include the requirement in
the owners conditions.
13. The Developer will construct a zone 2 booster station on the Rancho
Real property and will credit their water system obligation with a
fair price for the land value and construction cost expended by them
for the booster station site development.
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Country Club Estates
6
2/23/88
7. Storm drain design submittals should include calculations of the
depth and width of flow in street gutters during a 10 year flood and
a 100 year eveIlt. The inle t capacities and spacings should be
designed such that the gutter flow down both sides of the street
does not encroach beyond two feet from the gutter during a 10 year
storm and will allow a minimum 10 foot wide traffic lane to be free
of water during a 100 year storm. In no case shall the pavement be
inundated at any time. Standard inlets with Pelican hoods shall be
used throughout the development.
8. The Developer will study the downstream facilities for adequate
outfalls through the Hoey property and through the Day Ranch
property. If the existing system is found to be inadequate the
Developer will, at his cost, regrade the existing channels or make
modifications necessary to accommodate the flow through the
properties to the creek.
9. All storm drains shall be made of City standard reinforced concrete
pi pe .
10. All inlet structures shall be located adjacent to a service road or
at a location that can be easily maintained in all weather
conditions.
11. In remote areas, open concrete-lined channels shall be constructed
in lieu of pipes.
12. Install a storm drain pipe from lot #2 to the existing drainage
inlet on Rancho Real Tract. This work shall be arranged during the
construction of the Rancho Real Project.
13. All ditches and slope easements on private property'shall be
maintained by a homeowners association or the owner of each
property. The only exception is in a public utility easement and
along the public right-of-way that is accessible in all weather
conditions.
14. A Drainage report shall be prepared by the Engineer for submittal to
the City, County and Caltrans for approval. The report shall
include all calculations and a verbal interpretation of the drainage
condi tions be fore and af te r deve 10pment. ShouLI modifications be
required by other adjacent agencies, the Developer shall at his cost
make modifications to those systems to bring them up to a condition
that is acceptable.
15. The Developer agrees with the concept of a General Maintenance
Assessment District or additional monthly fees for the Maintenance
of the Infrastructure and improvements within the development. The
district or fees shall be in place before the sale of any lots in
the cleve lopme nt.
. KEITH B. HIGGINS & ASSOCIATES, INC.
Civil and Traffic Engineers
Allan Butler
APC International, Inc.
1 Almaden Blvd., Suite 300
San Jose, CA 95113
RECEIVED
FEB 25 1988
GHroV Planning Dept.
CDPY
February 22, 1988
Re: Country Club Estates, Gilroy -
Secondary Access onto Burchell Road
Dear Allan,
As you requested, I am responding to the neighborhood concerns
regarding traffic impacts on Burchell Road and at the Burchell
Ro~d intersection with Hecker Pass Highway (State Route 152). I
believe the secondary access road from the Country Club Estates,
which will allow the project traffic to utilize Burchell. Road,
will result in a minimal impact on Burchell Road and the Burchell
Road intersection with Hecker Pass Highway.
There are se;aral reasons for this opinion.
1. Low existing volumes on Burchell Road.
Presently Burchell Road carries about 35 vehicles during the
evening peak hour. This is one vehicle every 1.5 to 2 minutes,
which is extremely light. Burchell Road is not only able to
accommodate increases invehic"lar traffic in terms of its
carrying capacity but also in ~erms of the existing minimal
impact on quality of life based upon studies performed in other
areas. In other words, existing traffic volumes are well b'low
levels normally considered to be a nuisance in a neighborhood.
Thresholds where traffic volumes become a nuisance are normally
bebleen about 80 and 150 peak hour trips, depending upon
neighborhood characteristics. The current volume is less than
half the lower threshold limit.
"
2. The low project related traffic on Burchell Road.
The project is expected to add about 18 evening peak hour trips
on Burchell Road. Virtually all of these are expected to be
between the Country Club Estates access and Hecker Pass Highway
because there is nothing to attract project traffic to the north
Salinas
(408) 424-3180
P.O, Box 628 San Luis Obispo
Gilroy, California 95021-0628 (408) 848-3122 - (805) 543-5164
Allan Butler
Page Three
February 22, 1988
Based on the above considerations, the Country Club Estates
secondary access appears to be a reasonable element of the
project site plan, although at added expense to the development.
I recommend that it be included in this projc8t.
Please do not hesitate to contact me if you have any questions
regarding this letter.
Respectfully submitted,
~ t3~ #gcr'~
Keith B. Higgins, CE, TE
KBH/kah
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I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Resolution No. 88-12
is an original
resolution, duly adopted by the Council of the City of Gilroy at a regular
meeting of said Council held on the
7th
day of
March
19~,
at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
Official Seal of the City of Gilroy this 11th day of
March
19 88.
( Seal)