Resolution 1995-04
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RESOLUTION NO. 95-4
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY CONDITIONALLY APPROVING APPLICATION
A/S 94-14, PLANNED UNIT DEVELOPMENT DESIGN
APPROVAL, FOR OVERALL PROJECT DESIGN AND LOT
CONFIGURATION FOR 140 DWELLING UNITS AND
SPECIFIC DESIGN APPROVAL FOR THE CONSTRUCTION
OF 140 SINGLE FAMILY DETACHED DWELLINGS ON
PROPERTY LOCATED WEST OF RANCHO HILLS DRIVE,
NORTH OF MANTELLI DRIVE, APN'S 783-52-003, -
004, -005.
WHEREAS,
New cities
Development Group has made
application PUD: A/S 94-14, for planned unit development approval
for overall project design and lot configuration for 140 dwelling
units and specific design approval for the construction of 140
single family detached homes on approximately 78 acres located west
of Rancho Hills Drive, North of Mantelli Drive, APNS 783-52-003, -
004, and -005; and,
WHEREAS, the overall project design and specific design
approval sought in connection with this planned unit development
application is in furtherance of a much larger development project,
known as "Carriage Hills", which larger project also consists of
proposals Z 94-03, TM 94-2, and TM 94-03 (COllectively, referred
to hereinafter as the IIproject Applications"); and,
WHEREAS, the city has prepared and circulated in
connection with the Project Applications an Initial Study in
accordance with the California Environmental 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 the Project Applications with 46
mitigation measures and a mitigation monitoring program; and,
WHEREAS, on December 19, 1994, this City Council, upon
recommendation of the Planning Commission, duly approved TM 94-02
and TM 94-03, maps which create the subject 140 lots; and,
WHEREAS, the Gilroy City Planning Commission held a duly
RESOLUTION NO. 95-4
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noticed public hearing on PUD: A/S 94-14 on December 1, 1994 and
after that public hearing voted to recommend approval of PUD: A/S
94-14, subject to the l6 conditions listed in the Planning staff
Report on the matter dated November 22, 1994, and attached hereto
as Exhibit "A" and incorporated herein by this reference, but with
one minor modification to Condition No. 2 as set forth therein to
reflect a revised date for the mitigated Negative Declaration from
October 21, 1994 to November 30, 1994; and,
WHEREAS, this City Council held a duly noticed public
hearing on PUD: A/S 94-14 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 for the Project Applications as well as the specific merits
of the design review at issue here in PUD: A/S 94-14 and, based
upon substantial evidence produced both in writing and orally,
resolved that the project should be approved as mitigated and
conditioned; 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 finds as follows:
1. 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.
2. The proposed development is consistent with the
findings (a) through (i) as required in Section 50.55 of the Gilroy
Zoning Ordinance.
3. There is no substantial evidence that the project
as mitigated may have a significant effect on the environment.
4. The Negative Declaration prepared for the Project
RESOLUTION NO. 95-4
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Applications has been prepared in accordance with CEQA and reflects
the independent judgment of the city.
B. PUD: AjS 94-22 should be and hereby is approved, subject
to the mitigation measures and mitigation monitoring program set
forth in the Negative Declaration and subject to the 16 conditions
contained in the staff report attached as Exhibit A, as so modified
by the Planning Commission.
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
:?~g!'V
l..279\ 178363 . 1
~ER~~~N NO. 95-4
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November 22, 1994
Plannin'Department
STAFF REPORT
FILE NUMBER:
PUD: A/s 94-14
APPLICANT:
New cities Development Group (c/o Lee Newell)
LOCATION: Property west of Rancho Bills Drive, north of Mantelli Drive
STAFF PLANNER: William Faus
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REOUESTED ACTION:
planned Unit Development (PUD) approval for the overall project design and
lot configuration far 140 dwelling units, and specific design approval for
the construction of the single family detached homes. specific development
plans for that portion of the project site involving the future townhouse
units (72 dwellings) and the hillside parcels (approximately 39 lots) will
require additional PUD review and approval by the Planning commission and
city council prior to buildout.
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DESCRIPTION OF PROPERTY:
Parcel No.:
Parcel size:
Flood Zone:
783-52-003, 004, and 005
approximately 78t acres
"B", panel i 060 340 OOOlC, dated 10/06/81
STATUS OF PROPERTY:
Existina Land Use
Undeveloped Ranch Land
Undeveloped Billside
Undeveloped Ranch Land
General plan Desianation
Residential Low Density
Residential Billside
Park 1 public Facility
STATUS OF SURROUNDING PROPERTY:
Existina Land Use
N: Undeveloped Ranch Land
undeveloped Ranch Land
E: Single Family Dwellings
s: single Family Dwellings
Single Family Dwellings
W: undeveloped Bil1side
General plan Desianation
Residential Billside
Park 1 Public Facility
Residential Law Density
Residential Law Density
Residential Hillside
Residential Hillside
EXHIBIT A
Zoninq
Rl, RI-PUD
RH
PF
zonina
RH
PF.
Rl
Rl
RH
RB
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11/22/94 .
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staff Report PUD: A/S 94-14
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CONFORMANCE OF REOUEST W1:T11 GENERAL pLAN:
The proposed Planned unit Development (PUD) request conforms to the LOW
DENSITY RESIDENTIAL 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 78.2i acre site. The proposed
planned unit Development (PUD) request will set forth specific development
criteria far those lots created under tentative map TH 94~02 and TH 94-03,
totaling 140 single family parcels with a remaining parcel representing
future townhouse dwellings 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 an 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 paint where no significant effects will
occur. There is no substantial evidence that the proposed project, as
revised, may have a significant effect an the environment. Therefore, a
Negative Declaration was prepared under accompanying zone change
application Z 94-03. (
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, 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 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.
RELATED APPLICATIONS:
z 94-03:
proposed request to rezone a portion of the site from R1 (single Family
Residential), RB (Residential Hillside), and PF (park/Public Facility) to
RI-PUO (Single Family Residential, planned unit Development) and RB
(Residential Billside).
11/22/94
Staff
Report PUD: ~94-14
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~ 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.
~ 94-Q3: {a vesting tentative map}
A tentative map request to create 95 single family lots within a 6,000+
sq.ft. range and 5,600t 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. The applicant expects to receive
additional ROO allocation in future years in order to complete the project.
ANALYSIS OF REQUEST:
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The applicant, New cities Development Group, is requesting planned Unit
Development (POD) approval for the proposed "Carriage Bills" project, a 251
unit residential subdivision an 78t acres. The subject PUD approval will
allow the applicant distribute density across the entire portion of the
site zoned RI-POD (as proposed under accompanying Zone Change Z 94-03). In
addition, the POD approval will permit the construction of 140 single
family detached dwellings an lots created under tentative maps TM 94-02 and
TM 94-03.
Specific design and cODstruction details for that portion of the project
site plan delineated as "Future Townhomes" and "Future Hillside Cluster
Homes" will require additional ROO {Residential Development Ordinance)
allocation by the City Council, tentative map approval, and additional PUD
approval prior to buildout. Fallowing the completion of TM 94-02 and TM
94-03 (representing ROO buildout years 1994 through 1998), the applicant
will have 12 ROO bui1dout allocations remaining. The applicant expects to
receive additional ROO allocation in future years in order to complete the
project.
The subiect.PUD.xeauest will.oermit._the followinq .three scecific actions:
'1. will allow the applicant to distribute density across the entire
portion of the project site zoned RI-PUD (as proposed under Z 94-03).
A maximum build-aut density not to exceed 7~ dwelling units per net
acre is allowed under the Rl base zone. As proposed (and consistent
with the prior approved conceptual plan far RD 92-16), the RI-PUD
development site plan exhibits a density at approximately 6.5t dwelling
units per net acre (the 140 single family units proposed under TM 94-03
and TM 94-03 combined with the 72 future townhouse units).
staff
Report PUD: ~94-14
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11/22/94
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'2. Allow the construction of 137 single family detached homes using four
distinct models, and 3 custom designed homes. The single family lots
created by tentative map TM 94-02 and 94-03 fall within two different
lot size categories as proposed under the original ROO approval; lots
6,000 sq.ft. and larger, and lots averaging approximately 5,600 sq.ft.
As proposed by the applicant, the overall concept is to provide two
distinct single family lot sizes (large and small) while using the same
models throughout the tract. This concept provides a slight price
break far buyers of the smaller lots while maintaining the continuity
of the neighborhood.
'3. Allow a diversity in the building setbacks throughout the single family
lot portion of the PUD in order to achieve consistency with the
fallowing development concerns:
(A) Create maximum housing diversity by allowing all models to be
constructed on as many of the smaller 5,600~ lots as possible:
> A .fit list" chart is provided an page 2 of the PUD plans to show
which home models will fit an each lot within the project.
> conceptual lot layouts are provided on POD pages 3, 4, and 5 to
illustrate the varying setback situations proposed under the
project.
(B) protect & maintain existing oak trees:
> Page 3 of the PUD plans illustrates how two homes along Rancho
Bills Drive will have a proposed 15' front yard setback (as
apposed to the minimum 20'), in order to minimize the disturbance
to two existing oaks.
> In addition, a number of single family lots abutting the hillside
will have less than the minimum 15' rear yard setback in order to
minimize the impacts to surrounding oak trees.
(C) provide a required 50' setback from a trace fault that runs through
the development site:
> The submitted site plan (PUD pages 1, 3, and 4) delineates the
existing fault in dashed lines, with the required 50 foot wide
setback.
(D) Minimize the amount of cut & fill grading for the tract, as well as
individual home sites:
> A number of single family lots abutting the hillside will have
less than the minimum 15' rear yard setback or 20' front yard
setback in order to minimize the amount of rear yard cut & fill
.grading.
(E) Minimize the disruption to the adjacent hillside:
> A number of single family lots abutting the hillside will have
less than the minimum 15' rear yard setback or 20' front yard
setback in order to minimize the impact to the natural terrain,
rock outcroppings, oak groves, indigenous plant and animal
habitat.
staff
Report PUD: ~94-14
5
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11/22/94
proposed models far the 137 sinqle family homes:
The applicant would like to develop the 137 single family lots utilizing
four proposed models (see attached elevation plans). Each model will have
three distinct elevation alte~natives, thereby creating 12 available house
plans~ Zn addition, each plan can also be reversed, providing greater
diversity to the overall development scheme.
Three of the proposed lots (#8, #9, and 110) will be constructed with
custom homes, in order to minimize cut & fill grading adjacent to the
residential hillside. staff is recommending that these homes be
constructed under the city's Architectural & site Review procedures,
subject to the Planning Director's approval with a finding that the
proposed homes are substantially consistent with the approved PUD.
As proposed by New cities Development Group, the four base plans are
designed in a california craftsman style of architecture with gabled roofs,
wood detailed windows & doors, covered front entries, and stuccoed chimney
and exterior walls. Many of the homes will be detailed along the front
elevation using stucco-stone or brick, custom front entry & garage doors,
and french and extended bay windows. The four proposed house plans are as
follows:
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plan ONE:
A single story 3-bedroom house with 1,787 square feet and an attached two
car garage. This model will have a 2 bedroom/sitting roam option.
Exterior details will include a covered front porch, stucco stone or brick
wainscot accents, kitchen garden window, and a gabled or hipped roof design
with concrete tiles.
Plan TWO:
A two story 4-bedroom house with 2,016 square feet and an attached two car
garage. This plan will have a 3 bedroom/media option. Exterior details
will include a high wall covered front parch, stucco stone or brick
wainscot accents, custom made bay window, and a gabled or hipped roof
design with concrete tiles.
plan THREE:
A two story 4-bedroom house with 2,301 square feet and an attached three
car garage. Exterior details will include a small covered front parch,
stucco stone or brick wainscot accents, large front bay window, custom
sectional garage doors, decorative louvers and small accent windows, and a
gabled roof design with concrete tiles.
plan FOUR:
A two story 4-bedroom house with 2,611 square feet and an attached three
car garage. This plan has a 5th bedroom/den aptian. Exterior details will
include a small covered front porch, stucco stone or brick wainscot
accents, front bay window, custom sectional garage doors, and a hipped roof
design with concrete tiles.
staff
Report PUD: 4IIt 94-14
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11/22/94.
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As submitted, the proposed PUD is consistent with the city's General plan
land use map which designates the site as Residential Law Density,
substantially consistent with prior city council Residential Development
ordinance and Tentative Hap approvals, consistent with the city's zoning
ordinance, and substantially consistent with applicable Billside
Development policies.
REOUlRED FINDINGS:
In order to grant planned unit Development
commission and city council must find that
Development will:
(PUD) approval, the planning
the proposed planned unit
A. conform to the Gilroy General plan in terms of general location and
standards of development;
B. provide the type of development which will fill a specific need of the
surrounding area~
C. Not require urban services beyond those which are currently available;
D. provide a harmonious, integrated plan which justifies exceptions, if
such are required, to the normal requirements of this ordinance,
E. Reflect an economical and efficient pattern of land uses;
F. Include greater provisions far landscaping and open space than would
generally be required;
G. utilize aesthetic design principles to create attractive buildings and (,"
open areas which blend with the character of surrounding areas;
H. Not create traffic congestion, noise, odor, or other adverse effects on
surrounding areas; and
I. provide adequate access, parking, landscaping, trash areas and storage,
as necessary.
RECOMMENDATION:
staff recommends that the planning commission forward a recommendation to
the city council to approve this request far the fallowing reasons:
(A) The proposed PUD project conforms to the land use designation far the
property an the General plan map, and is consistent with the intent of
the text of the General plan document;
(B) Public..utilities_and_infr~structure.impr~vements-needed in order to
serve the proposed project are in close proximity along Rancho Bills
Drive and Mantelli Drive;
(C) There will be no significant environmental impacts as a result of this
project due to the required mitigation measures to be applied at the
development stage; and
(D) As submitted, the proposed development is consistent with the necessary
PUD Findings A through I, as stated under zoning ordinance section
50.55.
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staff Report PUD:
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94-14
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11/22/94.
In addition staff recommends the followin conditions be laced on the
arantina of this reauest:
1. Specific design review plans far that portion of the project site
delineated .as "Future towuhomes" and "Future Hillside Cluster LotS"
shall require additional PUD review and approval prior to buildout.
2. 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).
3. Grading, Erasion control, and Drainage plans are required and shall be
subject to the review and approval of the public Works Department prior
to building permit issuance.
4. 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.
5. 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.
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6. For each approved build-aut year (1994, 1995, 1996, 1997, and 1998),
the developer will be allowed to receive building permits, far
individual hames, in number corresponding directly to the amount
granted to the project by the city council under the 1992 ROO
allocation (1994 @ 12 dw, 1995 @ 30 dw, 1996 @ 35 dw, 1997 @ 34, and
1998 @ 41 dw).
7. All dwellings positioned adjacent to Rancho Hills Drive shall be
designed to control interior noise levels in habitable roams, from
exterior sources, with tested assemblies having STC of IIC ratings of
45 db or more (USC AppendiX section 5401(h), subject to the review and
approval by the Building Department.
8. All proposed fencing shall meet the requirements of the city'S zoning
ordinance section 34 and the city'S Billside Development Guidelines,
subject to the review and approval by the planning Department.
9. 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.
10. 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 ~epartment.
staff
Report PUD: .94-14
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11/22/94 .
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The developer shall
operations and soil
the city Engineer.
properties, subject
Department.
submit a sails report far the project. All grading
compaction activities shall meet the approval of
Grading plans shall shaw grades of all adjacent
to the review and approval by the public works
12. Show location of all existing wells. All existing water wells shall be
sealed to meet the approval of the city Engineer and the santa clara
Valley water District (SCVWD).
13. 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.
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14. Fire hydrant locations, looping, and water main s1z1ng shall be subject
to the review and approval by the Fire Department's Building, Life and
Environmental safety Division and Public Works Department, and shall be
subject to the fallowing:
A. Materials used far off-site installations shall be per city of Gilroy
standard Details. This includes pipe, valves, hydrants, back-flow
prevention devices, concrete, trench back-fill, etc.;
B. pipes which serve an-site fire service systems are subject to the
specifications of the Fire Department's Building, Life and (
Environmental safety Division once they depart from the City main.
Anyon-site or fire service system must have a city standard valve
intervening; and
C. Inspection of an-site fire service systems will be the responsibility
of the Fire Department's Building, Life and Environmental safety
Division.
15. The use of "Class A. roofing materials shall be required an all
structures, subject to Building and Fire Department approvals.
16. Building colors shall be compatible with the natural landscape.
Respectfully,
,~ Po-
Michael Dorn
Director of planning
attachments
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12-1-94
At their meeting of December I, 1994, the Planning Commission, by a voi ce
vote of 6-0-1 (Commissioner Gage absent), recommended approval of
A/S 94-14, subject to 16 conditions as set forth in the staff report, with a
minor modification to condition #2, reflecting a revised date for the mitigated
Negative Declaration from 10121/94 to 11130/94.
AYES:
NAYES:
ABSENT:
Arellano, Buchanan, Cooper, Puente, Suyeyasu, Lai
None
Gage
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I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Resolution No. 95-4
is an original
resolution, duly adapted by the Council of the City of Gilroy at a regular
meeting of said Council held an the 3rd day of
Januarv
, 19--2L,
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.
AA~0 ~
/City Clerk of the City of Gilroy
(Seal)