Resolution 1995-01
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RESOLUTION NO. 95-1
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY APPROVING TM 94-02, FOR A TENTATIVE
SUBDIVISION MAP FOR A 45-LOT RESIDENTIAL
SUBDIVISION ON APPROXIMATELY 78 ACRES LOCATED
WEST OF RANCHO HILLS DRIVE, NORTH OF MANTELLI
DRIVE, APNS 783-52-003, -004, AND -005.
WHEREAS,
New Cities
Development Group has made
application TM 94-02, for a tentative sUbdivision map to create 45
single family lots of 6,000 square feet or larger on approximately
78 acres located west of Rancho Hills Drive, North of Mantelli
Drive, APNS 783-52-003, -004, AND -005; and,
WHEREAS, the City has prepared and circulated an Initial
Study for this project in accordance with the California Environ-
mental Quality Act ("CEQA"); and,
WHEREAS, following its independent review of the Initial
Study, the City has prepared and circulated in accordance with CEQA
a Negative Declaration for this project with 46 mitigation measures
and a mitigation monitoring program, such Negative Declaration as
is attached hereto as Exhibit "A" and incorporated herein by this
reference; and,
WHEREAS, City staff have proposed that the City's
approval of this project be subject to 28 conditions as set forth
in that certain staff report dated November 21, 1994, such staff
report as is attached hereto as Exhibit "B" and incorporated herein
by this reference; and,
WHEREAS, the Gilroy City Planning Commission held a duly
noticed public hearing on TM 94-02 on December 1, 1994, and after
that public hearing voted to recommend approval of TM 94-02,
subject to the 28 conditions set forth in the staff report (Exhibit
B), with a minor modification to condition no. 1, reflecting a
revised date for the mitigated Negative Declaration from October
21, 1994 to November 30, 1994; and,
RESOLUTION NO. 95-1
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WHEREAS, this City Council held a duly noticed pUblic
hearing on TM 94-02 on December 19, 1994, at which pUblic hearing
the Council considered the project along with the prOposed
conditions and mitigation measures and mitigation monitoring
program and, based upon substantial evidence produced both in
writing and orally, resolved that the project should be approved
with conditions; and,
WHEREAS, the location and custodian of the documents or
other material which constitute the record of proceedings upon
which this resolution is based is the Office of the City Clerk.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. The Council hereby finds that the Negative Declara-
tion for this project, contained in Exhibit A, has been completed
in compliance with CEQA and reflects the independent jUdgement of
the City.
B. The Negative Declaration is hereby approved on the
basis that the Initial Study, pUblic comments, oral and written
testimony and other documents received and considered indicate
there is no substantial evidence the project as mitigated will have
a significant effect on the environment.
C. The Council finds the project is consistent with the
Gilroy General Plan because it conforms to the land use designation
for the property on the General Plan Map, and it is consistent with
the intent of the text, goals, and policies of the General Plan
documents.
D. The Council finds none of the reasons for denial of
this subdivision pursuant to Government Code Section 66474 exist
in this case.
E. TM 94-02 should be and hereby is approved, subject
to the mitigation measures and mitigation monitoring program set
forth in the Negative Declaration and the 28 conditions contained
in the staff report attached as Exhibit B, with the one exception
that the date in Condition Number 1 in the staff report be changed
RESOLUTION NO. 95-1
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from October 21, 1994 to November 30, 1994, to reflect that latter
date of the mitigated Negative Declaration.
PASSED AND ADOPTED this 3rd day of January, 1995 by the
following vote:
AYES:
COUNCILMEMBERS:
KLOECKER, MORALES, ROGERS,
ROWLISON, VALDEZ and GAGE
NOES:
COUNCILMEMBERS:
NONE
ABSENT:
COUNCILMEMBERS:
GILROY
RESOLUTION NO. 95-1
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Planning Department
NEGATIVE
DECLARATION
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Ci t:y of Gilroy
7351 Rosanna $10_
Gilroy, CA 95020
(408) 848-0440
(revised}
CITY FILE NUMBERS: Z 94-3. ~ 94-2. ~ 94-3. POD A/S 94-14
PROJECT DESCRIPTION:
Name of Project: New cities Development Group, .Carriage Bills.
Nature of Project: Proposed request to rezone a portion of the site from Rl
(single Family Residential), RB (Residential Bi1lside), and PF (park/Public
Facility) to R1-PUD (Single Family Residential, planned unit Development)
and RB (Residential Billside); two Tentative Map requests to subdivide the
property into 140 single family lots with a remaining lot; and a planned
Unit Development request far design review covering the 140 single family
,
homes and future park site.
PROJECT LOCATION:
Location: West of Rancho Bills Drive, and north of Mantel1i Drive.
Assessor's parcel Numbers: 783-52-003, 004, and 005
Entitv or Personlsl undertakinq proiect:
Name: New cities Development Group
Address: 9781 Blue Larkspur Lane, Monterey, CA 93940
EXPANDED INITIAL STUDY:
An Expanded Initial study far this project was undertaken and prepared far
the purpose of ascertaining whether the project might have a significant
effect an the environment. A copy of this study is on file at the city of
Gilroy planning Department, 7351 Rosanna street, Gilroy, california.
FINDINGS & REASONS:
The Initial study identified potentially significant effects on the
environment. However, the applicant has agreed to specific revisions in
the project and/or the project has been revised. See the fallowing list of
Mitigation Measures, which avoid or mitigate potential effects to a point
where no significant effects will OCCur4 There is no substantial evidence
that the project, as revised, may have a significant effect on the
environment.- . The- following-*easons will -support, these findings:
A. The proposed Rezoning, Tentative Maps, and planned unit Development
applications are consistent with the city's General Plan land use map;
B. The proposed project is substantially consistent with the adapted goals
and policies of the city's General plan document;
c. The granting of this request will not adversely affect or impact
neighboring parcels of land or adjacent developed residential
properties; and
D. All potential significant effects can be mitigated to reduce them to an
insignificant level of impact.
EXHJBIT A
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staff Report TM 94-02
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11/21/94
2
CONFORMANCE OF REQUEST WITH GENERAL PLAN:
The proposed Tentative Map request conforms to the LOW DENSITY RESIDENTIAL
and land use designation for the property an the General plan map and is
consistent with the intent of the text of the General plan document.
ENVIRONMENTAL IMPACTS:
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An expanded Initial study was prepared under accompanying Zone change
request Z 94-03, involving the subject 78.2x acre site. The current
tentative map request will allow the subdivision of a portion of this site
into 45 single family parcels, with a remaining parcel representing
Tentative Map TM 94-03. The Initial study, that addresses these projects,
was independently reviewed by city staff and reflects the independent
judgement of the City of Gilroy. The Initial study identified potentially
significant effects on the environment, however, the applicant has agreed
to specific revisions in the project and/or individual mitigation measures
will be applied to the project which avoid or mitigate the effects to a
point where no significant effects will occur. There is no substantial
evidence that the proposed project, as revised, may have a significant
effect on the environment. Therefore, a Negative Declaration was prepared
under accompanying Zone change application Z 94-03.
(
ihh:
RELATED APPLICATIONS:
Z 94-03:
Proposed request to rezone a portion of the site from R1 (single Family
Residential), RB (Residential Billside), and PF (park/public Facility) to
RI-PUD (single Family Residential, planned Unit Development) and RB
(Residential Billside).
~ 94-03: {a vesting tentative map}
Tentative map approval to create 95 single family lots within a 6,000x
sq.ft. and 5,600x sq. ft. range. This map represents approved ROO buildout
phases III (a portion), IV, and V (a portion of 1996 @ 35 dw, 1997 @ 34 dw,
and 1998 @ 41 dw). The recording of the final map will correspond to the
approved ROO buildout schedule adapted by the city council. Following the
completion of this map the applicant will have 12 ROO buildout allocations
remaining. -._,T-he-app1i..aot.- 9O<p8~ ~o-receive- addit.-ional-RDO -a.J.-location in
future years in order to complete the project.
POD A/5 94-14:
Planned Unit Development (PUD) approval far the overall project design and
lot configuration far 140 units, and specific design approval far the
construction of the single family detached dwellings. specific development
plans for that portion of the project site involving the future townhouse
units (72 dwellings) and the hillside lots (approximately 39 lots) will
require additional PUD review and approval by the Planning commission and
city council prior to buildout.
staff
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Report TM 94-02
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11/21/94
3
ROO BACKGROUND:
The applicant received Residential Development Ordinance (ROO) approval far
the subject project during the 1992 ROO competition. The project was given
a partial buildout approval far 152 dwelling units, aut of a total of 270
units requested, over a five year schedule (1994 @ 12 dw, 1995 @ 30 dw,
1996 @ 35 dw, 1997 @ 34 dw, and 1998 @ 41 dw).
On June 6, 1994, the applicant received city council approval that allowed
modifications to their original RO,92-16 development scheme. In short, the
request essentially decreased the overall buildout from 270 units to 251
units, a net decrease of 19 dwelling units~
ANALYSIS OF REOUEST:
The applicant (New cities Development Group) is requesting Tentative Map
approval to subdivide the subject 78.2f acre site into 45 lots, with a
remainder portion representing Tentative Map TM 94-03 (accompanying this
request). As submitted under proposed TM 94-02 and TM 94-03, the proposed
project will entail the fallowing buildout:
(
OVERALL PROJECT PROPOSAL
Billside Lots: 39
6,000+ sq.ft. Lots: 71
5,600f sq.ft. Lots: 69
Townhouse Units: 72
Totals: 251
APPROVED ROO
o (39 future)
71 RO 92-16
69 RO 92-16
12 /60 future)
152
PROPOSED TENTATIVE MAPS
71 ~ 94-02 and TM 94-03
69 TM 94-03
o (not submitted vet)
140
The proposed subdivision of 45 single family 6,000+ sq.ft. lots is
consistent with the city's General plan land use map which designates the
site as RESIDENTIAL LOW DENSITY. A maximum build-aut density not to exceed
7.25 units per net acre is allowed under the RI-PUD designation. under the
proposed Tentative Map TM 94-02, as a part of the ultimate buildout at 251
dwelling units, the project will have a density of approximately 6.5f units
per acre under the RI-PUO portion of the site.
Access to the 45 single family lots will be provided from Rancho Bills
Drive, a General plan collector street running along the easterly border of
the project site. secondary access (lots 18 through 24) will be afforded
under ultimate buildout when the project is connected to the country
.Estates ._developmentuto..Lhe-in'anediata-southwest. '
As submitted, the requested tentative map is consistent with the intent of
the city's General plan text and Land Use Map, Zoning ordinance,
Subdivision and Land Development Code, and prior ROO buildout approval
granted by the city council. The actual design of individual homes and
specific grading improvements will be addressed through the city's planned
unit Development (POO) approval processes (see PUO: A/S 94-14).
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staff Report TM 94-02
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11/21/94
The applicant and their engineers have worked closely with staff to
overcome obstacles concerning street design, density transfer, public park
location, minimizing hillside disturbance, and open space issues. As
submitted, staff is confident with the design of the proposed tentative
map.
STAFF RECOMMENDATIONS:
staff recommends approval of this request for the fallowing reasons:
A. The project proposal is generally consistent with the approval granted
to ~he developer by the City council under the Residential Development
ordinance;
B. The proposed tentative map is consistent with the intent of the goals
and policies of the City's General plan document;
C. The proposed development is consistent with the Zoning Ordinance and the
City's subdivision and Land Development Code;
D. public utilities and infrastructure improvements needed in.order to
serve the proposed project are in close proximity; and
E. There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied.
In addition. Staff recommends
qrantinq of this request:
the follawinq conditions be placed on the
d \\!S6!Cl'-
1. MITIGATION MEASURES tl throuqh t46, contain w~. -~ the Negative
Declaration prepared under Z 94-03, dated (0/21/9~, shall be applied to
the approval of the project in order to re~/or eliminate all
potential significant impacts to a level of insignificance, as required
under the california Environmental Quality Act (CEQA).
2. An all-weather access road, not less than twenty (20) feet in width, far
fire engines shall be provided before commencing any combustible
construction. Fire hydrants shall also be installed and maintained
-, before -combustible.. construction. begUls, -to mee.t.. the -approval of, the City
Fire Department.
3. Hydrant locations, and water main sizing shall be approved by the Gilroy
Fire Department prior to the issuance of any building permit~.
4. Dead-end access roads, in excess of one hundred fifty (150) feet in
length, shall be provided provisions far the turning around of Fire
Department apparatus. Turning radii shall not be less than thirty-nine
(39) feet.
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staff Report TM 94-02
5
11/21/94
5. The Developer shall provide adequate dual access for each phase of
development to meet the approval of the public works and Fire
Departments.
6. street improvements and the design of all storm drainage, sewer and
water lines, and all street sections and widths shall be subject to the
review and approval by the Public works Department.
7. All utilities to, through, and an the site shall be installed
underground in accordance with section 21.120, subject to the review
and approval by the public works Department.
8. All retaining walls must be constructed of permanent materials such as
concrete or masonry, woad shall not be permitted, subject to the review
and approval by the Building and public works Departments.
9. All existing water wells shall be sealed to meet the approval of the
city Engineer and the santa clara valley Water District (SCVWD).
10. All grading, 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, subject to the
review and approval by the Public works Department.
(
11. In addition to the shown subdrain location an the tentative maps, wet
weather testing by the soils engineer and/or field conditions may
require additional subdrain installation. This decision shall be made
by the city Engineer with the consultation of the project soils
Engineer.
12. A letter from the california Department of Fish & Game shall be
required stating that they approve the limits of grading which extend
beyond the tentative map boundaries. This letter shall be received by
the public works Department before final map approval.
13. Right-of-way and easements shall include any area necessary far slopes
and slope maintenance access to retaining walls, water drainage and
sewer facilities and any appurtenances, subject to the review and
approval by the public works Department.
14. Grading operations and solid compaction activities shall be in
. __.accordance-with.-t.he-approved.-soUs-repar-t--and -geologic- s.tudy subject to
the approval of the city Engineer.
15. The developer agrees that the utility improvements, storm drain, water
system and sanitary sewer mains shall be constructed per the approved
utility Master plans designed by Greiner, Inc. Any changes to these
Master plans will need to be reviewed and approved by the city
Engineer.
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staff Report TM 94-02
6
11/21/94
16. street alignments connecting to adjoining developments shall be
coordinated with those projects and approved by the city Engineer.
17. 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.
18. The developer/owner agrees to perform specific modeling studies of the
water pipe system to assure the system design meets the fallowing:
a. pipe sizes shall assure maximum efficiency; (
b. Fire hydrant flaw meets Fire Department requirements. At 2000 gpm @
20 psi residual;
c. Minimum and maximum pressures shall be evaluated at each home site
for in-house booster pumps or pressure r~duction;
d. 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; and
f. Deficiencies in any of the above systems shall be corrected by the
developer as directed by the city.
:*ll
19. The developer shall provide a positive marking system for the water
zones 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. The marking system shall agree with the one established
for country Estates, subject to the review and approval by the Public
works Department.
(
20. 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, subject to the review and
approval by the public works Department.
21. 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 Boods 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. All
drainage structures, including ditches and inlets, shall be designed
per the country Estates Development Plans, subject to the review and
approval by the public works Department.
22. A storm Drainage system Map will be prepared with contributing runoff
areas. calculated-.-for ,f,low.._.-Al.l_areas-of__runoff.,<that ..will-contribute in
the future shall be included in the calculation for pipe sizing far the
present and future phases of the project and areas within the runoff
area that are outside of the project boundary, subject to the review
and approval by the public works Department.
23. All storm facilities shall be designed for a 100 year storm with an
overflow far events greater than the 100 year storm. This includes the
ditches and all piping, subject to the review and approval by the
public works Department.
staff
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Report TM 94-0~
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11/21/94
24. The ditches shall have a wet test performed at the 100 year storm
level. If the ditches do not contain the storm, then they shall be
redesigned, reconstructed and retested until they pass the test,
subject to the review and approval by the Public works ~epartment.
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25. All ditches and slape easements an 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, subject to the
review and approval by the public works Department.
26. A drainage report shall be prepared by the project engineer far
submittal to the city. The report shall include all calculations and a
verbal interpretation of the drainage conditions before and after
development. should modifications be required by ather adjacent
agencies, the developer shall at his cast make modifications to those
systems to bring them up to a condition that is acceptable, subject to
the review and approval by the public Works Department.
27. All lots shall became a member of City of Gilroy Maintenance District
No.1. This district covers all the additional maintenance casts
resulting from hillside developments including the additional water
zones required to serve them. All the development shall be annexed
into the district before the sale of any lots, subject to the review
and approval by the Public works Department.
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28. All lot drainage is to be drained to the streets with no runoff
crossing property lines. All subdrains in back yards shall not crass
property lines, subject to the review and approval by the public works
Department.
Respectfully,
~f)o--
Michael Dorn
Director of Planning
attaohments
Planning4)epartmen'"
STAFF REPORT
November 21, 1994
FILE NUMBER:
TM 94-02
APPLICANT:
New cities Development Group (c/o Lee Newell)
LOCATION: property west of Rancho Bills Drive, north of Mantelli Drive
STAFF pLAFNER: william Faus
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REOUESTED ACTION:
(
The applicant is requesting Tentative Map approval to create 45 single
family lots of 6,000 square feet or larger. This map represents approved
ROO buildout phases I, II, and a portion of III (1994 @ 12 dW, 1995 @ 30
dw, and a portion 1996 @ 35 dw). The recording of the final map will
correspond to the prior approved ROO buildout schedule adopted by the city
council.
DESCRIPTION OF PROPERTY:
parcel No.:
parcel size:
Flood Zone:
A portion of 783-52-003, 004, and 005
approximately 7St acres
"B", panel # 060 340 OOOlC, dated 10/06/81
STATUS OF PROPERTY:
Existina Land Use
undeveloped Ranch Land
General plan Desianation
Residential Law Density
zonina
Rl, RI-PUD
STATUS OFSURROUNDING~ROPERTY,:
Existinq Land Use
N: single Family DWelling
E: single Family Dwellings
S: single Family DWellings
single Family DWellings
W: undeveloped Hillside
General plan oesianation
Residential LoW Density
Residential Law Density
Residential Low Density
Residential Hillside
Residential Billside
zonina
R1
Rl
R1-PUD
RH
RB
EXHIBIT B
staff
'Report TM 94-03~
2
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11/21/94
r
CONFORMANCE OF REQUEST WIT!! GENERAL PLAN:
The proposed Tentative Map request conforms to the LOW DENSITY RESIDENTIAL
and RESIDENTIAL HILLSIDE land use designation far the property on the
General plan map and is consistent with the intent of the text of the
General plan document.
ENVIRONMENTAL IMPACTS:
An expanded Initial study was prepared under accompanying Zone change
request Z 94-03, involving the subject 69~ acre site. The current
tentative map request wiil allow the subdivision of a portion of this site
into 95 single family parcels, with a remaining parcel representing future
townhouse and hillside lots. The Initial study, that addresses these
projects, was independently reviewed by city staff and reflects the
independent judgement of the city of Gilroy. The Initial study identified
potentially significant effects on the environment, however, the applicant
has agreed to specific revisions in the project and/or individual
mitigation measures will be applied to the project which avoid or mitigate
the effects to a point where no significant effects will occur. There is
no substantial evidence that the proposed project, as revised, may have a
significant effect on the environment. Therefore, a Negative Decl~ation
was prepared under accompanying Zone change application Z.94-03.
(
(
RELATED APPLICATIONS:
Z 94-03:
proposed request to rezone a portion of the site from R1 (Single Family
Residential), RB (Residential Billside) , and PF (park/public Facility) to
RI-PUD (single Family Residential, Planned unit Development) and RB
(Residential Billside).
TM 94-02:
A tentative map request to create 45 single family lots of 6,000+ square
feet or larger. This map represents approved ROO buildout phases I, II,
and a portion of III (1994 @ 12 dw, 1995 @ 30 dw, and a portion 1996 @ 35
dw). The recording of the final map far this portion of the project will
correspond to the approved ROO buildout schedule adapted by the city
council.
PUO A/S 94-14:
Planned Unit Development (PUD) approval far the overall project design and
lot configuration far 140 units, and specific design approval for the
construction of the single family detached dwellings. Specific development
plans far that portion of the project site involving the future townhouse
units (72 dwellings) and the hillside lots (approximately 39) will require
additional PUD review and approval by the planning commission and city
Council prior to buildout.
. staff Report TM 94-0~
3
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11/;2.1/94,
ROO BACKGROUND:
The applicant received Residential Development ordinance (RDO) approval for
the subject project during the 1992 RDO competition. The project was given
a partial buildout approval far 152 dwelling units, aut of a total of 270
units requested, aver a five year schedule (1994 @ 12 dw, 1995 @ 30 dw,
1996 @ 35 dw, 1997 @ 34 dw, and 1998 @ 41 dw).
On June 6, 1994, the applicant received city council approval that allowed
modifications to their original RD 92-16 development scheme. In short, the
request essentially decreased the overall buildout from 270 units to 251
units, a net decrease of 19 dwelling units.
ANALYSIS OF REOUEST:
The applicant (NeW cities Development Group) is requesting vesting
Tentative Map approval to subdivide the subject 69t acre site into 95 lots,
with a remainder portion representing the future townhouse units and
hillside lots. As submitted under proposed TM 94.03 (and accompanying TH
94-02) the proposed project will entail the fallowing buildout:
(
OVERALL PROJECT PROPOSAL
Billside Lots: 39
6,000+ sq. ft. Lots: 71
5,600t sq.ft. Lots: 69
Townhouse units: 72
Totals: 251
APPROVED RDO
o (39 future)
71 RD 92-16
69 RD 92-16
12 (60 future)
152
PROPOSED TENTATIVE MAPS
71 TM 94-02 and TN 94-03
69 'rH 94-03
o (not submitted vet)
140
Fallowing the completion of this map the applicant will have 12 ROO
buildout allocations remaining. The applicant expects to receive
additional RDO allocation in future years in order to complete the project.
The proposed subdivision of 95 single family lots in the 6,000+ sq.ft.
range and the 5,600t range is consistent with the city'S General plan land
use map which designates the site as RESIDENTIAL LOW DENSITY. A maximum
build-out density not to exceed 7.25 units per net acre is allowed under
the RI-PUD designation. under the proposed Tentative Map TM 94-03, as a
part of the ultimate buildout at 251 dwelling units, the project will have
a density -of, approximately -6 .5t--,units-per. acre under.-the -R1-PUD portion.
primary access to the 95 single family lots will be provided from Rancho
Bills Drive, a General Plan collector street located to the immediate
east. Future secondary access will be afforded when the Country Estates
development is completed immediately to the west (acoess paint at the
northwest corner of the development site).
'staff'Report TM 94-0~
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11/2,1/94
4
The subject request has been submitted to the city as a .Vesting" tentative
map~ unl~ke a standard tentative map, the vesting tentative map gives the
developer a vested right to proceed with development of the project as
originally approved. This would include the right to obtain all necessary
building permits and discretionary approvals, in accordance with city
codes, ordinances, policies, and standards in effect when the tentative map
was first approved. Tentative maps submitted to the city as "vesting"
require a higher initial level of specific design and engineering detail
than standard tentative maps (note: these details are typically required
after approval far standard tentative maps). Accordingly, specific grading (
plans accompany the tentative map submission under this request.
staff has reviewed the applicant's proposed vesting tentative map and finds
the submittal consistent with the city's General plan text, Land Use Map,
zoning.ordinance, city codes, and all applicable development standards.
The actual design of individual homes will be addressed through the city's
planned unit Development (POO) approval processes (see POO: A/S 94-14).
The applicant and their engineers have worked closely with staff to
overcome obstacles concerning street design, density transfer, public park
location, minimizing hillside disturbance, and open space issues. As
submitted, staff is confident with the proposed vesting tentative map.
STAFF RECOMMENDATIONS:
staff recommends approval of the proposed vesting tentative map far the
following reasons:
A. The project proposal is generally consistent with the approval granted
to the developer by the city council under the Residential Development
ordinance;
B. The proposed tentative map is consistent with the intent of the goals
and policies of the cityts General plan document;
c. The proposed-development...is consistent with the, zoning. ordinance and the
city's subdivision and Land Development code;
D. public utilities and infrastructure improvements needed in drder to
serve the proposed project are in close proximity; and
E. There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied.
~
. staff Report TM 94-0.
.
1l/2J./94 '.
5
In addition. Staff recommends the followiDQ conditions be Dlaced aD the
arantina of this reauest:
1. MITIGATION MEASURES #1 throuqh #46, contained within the Negative
Declaration prepared under Z 94-03, dated 10/21/94, shall be applied to
the approval of the project in order to reduce and/or eliminate all
potential significant impacts to a level of insignificance, as required
under the california Environmental Quality Act (CEQA).
2. An all-weather access road, not less than twenty (20) feet in width,
far fire engines shall be provided 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.
3. Bydrant locations, and water main s1z1ng shall be approved by the
Gilroy Fire Department prior to the issuance of any building permits.
4. Dead-end access roads, in excess of one hundred fifty (150) feet in
length, shall be provided provisions far the turning around of Fire
Department apparatus. TUrning radii shall not be less than thirty-nine
(39) feet.
I
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5. The Developer shall provide adequate dual access far each phase of
development to meet the approval of the Public works and Fire
Departments.
6. street improvements and the design of all storm drainage, sewer and
water lines, and all street sections and widths shall be subject to the
review and approval by the Public works Department.
7. All utilities to, through, and an the site shall be installed
underground in accordance with section 21.120, subject to the review
and approval by the public Works Department.
8~ All retaining walls must be constructed of permanent materials such as
concrete or masonry, woad shall not be permitted, subject to the review
and approval by the Building and public works Departments.
9. All existing water wells shall be sealed to meet the approval of the
city Engineer and the Santa Clara valley water District (SCVWD).
10. All grading,-site..preparation, ,and-fill construction shall be conducted
under the observation of, and tested by, a licensed sails 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, subjec~ to the
review and approval by the Public works Department.
'staff' Report TM -94-0.
6
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11/2.1/94 '.
11. In addition to the shawn subdrain location on the tentative maps, wet
weather testing by the sails engineer and/or field conditions may
require additional subdrain installation. This decision shall be made
by the city Engineer with the consultation of the project sails
Engineer.
12. A letter from the California Department of Fish & Game shall, be
required stating that they approve the limits of grading which extend
beyond the tentative map boundaries. This letter shall be received by
the Public works Department before final map approval. ('
13. Right-of-way and easements shall include any area necessary far slopes
and slape maintenance access to retaining walls, water drainage and
sewer fa=ilities and any appurtenances, subject to the re~iew and
approval by the public works Department.
14. Grading operations and solid compaction activities shall be in
accordance with the approved soils report and geologic study subject to
the approval of the city Engineer.
15. The developer agrees that the utility improvements, storm drain, water
system and sanitary sewer mains shall be constructed per the approved
utility Master plans designed by Greiner, Inc. Any changes to these
Master plans will need to be reviewed and approved by the city
Engineer.
16. street alignments connecting to adjoining developments shall be
coordinated with those projects and approved by the city Engineer.
17. 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.
18. The developer/owner agrees to perform specific modeling studies of the
water pipe system to assure the system design meets the fallowing:
a. pipe sizes shall assure maximum efficiency:
b. Fire hydrant flaw meets Fire Department requirements. At 2000 gpm @
20 psi residual;
c. Minimum and maximum pressures shall be evaluated at each home site
for in-house booster pumps or pressure reduction;
d. 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; and
f.. Deficiencies in.-any, of. the above systems shall be corrected by the
developer as directed by the city.
19. The developer shall provide a positive marking system far the water
zones 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. The marking system shall agree with the one established
for country Estates, subject to the review and approval by the public
works Department.
, staff Report TM 94-0.
.
11/21/94 '.
7
20. 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, subject to the review and
approval by the public works Department.
21. 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. All
drainage structures, including ditches and inlets, shall be designed
per the country Estates Development Plans, subject to the review and
approval by the public works Department.
22. A storm Drainage system Map will be prepared with contributing runoff
areas calculated far flaw. All areas of runoff that will contribute in
the future shall be included in the calculation far pipe sizing for the
present and future phases of the project and areas within the runoff
area that are outside of the project boundary, subject to the review
and approval by the public works Department.
23. All storm facilities shall be designed far a 100 year storm with an
overflow for events greater than the 100 year storm. This includes the
ditches and all piping, subject to the review and approval by the
public works Department.
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24. The ditches shall have a wet test performed at the 100 year storm
level. If the ditches do not contain the storm, then they shall be
redesigned, reconstructed and retested until they pass the test,
subject to the review and approval by the Public works Department.
25. All ditches and slape 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, subject to the
review and approval by the Public works Department.
26. A drainage report shall be prepared by the project engineer far
submittal to the city. The report shall include all calculations and a
verbal interpretation of the drainage conditions before and after
development. Should modifications be required by ather adjacent
agencies, the developer shall at his cost make modifications to those
systems to bring them up to a condition that is acceptable, subject to
the review and appr<lval..by the Public works Department.
27. All lots shall became a member of City of Gilroy Maintenance District
No.1. This district covers all the additional maintenance" costs
resulting from hillside developments including the additional water
zones required to serve them. All the development shall be annexed
into the district before the sale of any lots, subject to the review
and approval by the public works Department.
'staff' Report TM 94-03~
B
.
11/2-1./94
,
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28. All lot drainage is to be drained to the streets with no runoff
crossing property lines. All subdrains in back yards shall not cross
property lines, subject to the review and approval by the public works
Department.
Respectfully,
1J<<dJ Po--
(
Michael Darn
oirector of Planning
attachments
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AYES:
NAYES:
ABSENT:
At their meeting of December 1, 1994, tbe Planning Commission, by a vote of
6-0-1 (Commissioner Gage absent), recommended approval ofTM 94-03,
subject to 28 conditions as set fortb in the staff report, with a minor
modification to condition #1, reflecting a revised date for the mitigated
Negative Declaration from 10/21/94 to 11/30/94. (Resolution #94-37}
AreHano, Bucbanan, Cooper, Puente, Suyeyasu, Lai
None
Gage
12-1-94
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I, SUSANNE E. STEINMETZ, City Clerk of the city of Gilroy, do
hereby certify that the attached Resolution No. 95-1
is an original
resolution, duly adapted by the Council of the City of Gilroy at a regular
meeting of said Council held an the ~ day of
Januarv
, 19--2,L,
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 6th day of
Januarv
,1995.
tJ?u
ity Clerk of the
(Seal)