Resolution 1995-21
.
.
RESOLUTION NO. 95-21
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GILROY CONDITIONALLY APPROVING APPLICATION
PUD: A/S 94-31, PLANNED UNIT DEVELOPMENT
DESIGN APPROVAL, TO ALLOW CONSTRUCTION OF 64
SINGLE FAMILY HOMES ON INDIVIDUAL LOTS ON
APPROXIMATELY 12.8 ACRES LOCATED ON THE WEST
SIDE OF THOMAS ROAD, NORTHEAST OF SANTA TERESA
BOULEVARD, APNS 808-20-004 AND A PORTION OF -
006.
WHEREAS, Kaufman and Broad has made application PUD: A/S
94-31, for planned unit development approval of a 64-10t single
family residential subdivision on approximately 12.8 acres located
on the west side of Thomas Road, northeast of Santa Teresa
Boulevard, APNs 808-20-004 and a portion of -006, such property as
is outlined on the map attached hereto as Exhibit "A" and
incorporated herein by this reference; and,
WHEREAS, the design approval sought under this planned
unit development application is in furtherance of the second phase
of a larger development project, known as "The vineyards", the
tentative map for such second phase being TM 94-05 as approved by
this Council on November 21, 1994; and,
WHEREAS, the city has prepared and circulated in
connection with Z 93-02, a project which resulted in the rezoning
of the property for the development which is the subject of A/S 94-
31, an expanded initial study in accordance with the California
Environmental Quality Act ("CEQA"); and,
WHEREAS, following its independent review of the initial
study, the City prepared and circulated in accordance with CEQA a
negative declaration for Z 93-02 with 30 mitigation measures and
a mitigation monitoring program; and,
WHEREAS, this City council, following a duly noticed
public hearing on Z 93-02 on May 16, 1994, adopted the negative
declaration as having been completed in compliance with CEQA and
reflected the independent judgement of the City; and,
RESOLUTION NO. 95-21
-1-
'-
.
.
WHEREAS, the Gilroy City Planning Commission, at their
duly noticed public meeting on February 2, 1995, voted to recommend
approval of PUD: A/S 94-25, subject to the 13 conditions as set
forth in that certain revised staff report dated January 23, 1995,
such staff report being attached hereto as Exhibit "B" and
incorporated herein by this reference, as well as subject to an
additional condition added by the Commission; and,
WHEREAS, this City Council, at its duly notice public
meeting of February 27, 1995, considered the project along with the
proposed conditions and mitigation measures and mitigation
monitoring program established in connection with approval of Z 93-
02 and, based upon substantial evidence produced and before the
council, resolved that the project should be conditionally approved
as recommended by the Planning Commission; 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 approved for Z 93-02, which
this Council has previously found has been prepared in accordance
with CEQA and reflects the independent judgment of the city,
applies to this project.
RESOLUTION NO. 95-21
-2-
.
.
B. PUD: AjS 94-31 should be and hereby is approved, subject
to the mitigation measures and mitigation monitoring program set
forth in the Negative Declaration for Z 93-02 and subject to the
13 conditions contained in Exhibit B and an additional condition
Number 14, which shall read as follows:
"Condition 1/ 14: The landscaping along the entire
length of the project facing Santa Teresa Boulevard
is to be upgraded to heavier, more mature plants
for more complete coverage."
PASSED AND ADOPTED this 6th day of March, 1995 by the
following vote:
AYES:
COUNCILMEMBERS:
GILROY, KLOECKER, MORALES,
ROGERS, ROWLISON, VALDEZ, GAGE
NOES:
COUNCILMEMBERS:
None
ABSENT:
COUNCILMEMBERS:
None
APPROVED:
&41/V
Susanne E.
RESOLUTION NO. 95-21
-3-
'--
"
~
,
/
/
I
I
!
/~~
.#
#
~
~
! ~
.~/
./
/
,
f
#
J
I
! /
f
THE
SITE
..
"':'::;;:::1::::,:;:,::::;
:::::.:.:.:.:.;.
:::::::::::;:::::
::;::::::::::::::
.:.:.:.:~.:~.:. "
:.:.:.:.;.:.:,.......
....:.:.,:.:...:....
:~::: ,.~"',. :::;:mm:~:::r:
.....:.:.~:::f::::::::::::;~;:::::rW
/
/
/<
~~
~d'
"V
LOCA.TION
PUD
tv1 A. P
FOR
-
-
A../S
94-3"1
EXHIBIT "A"
Plaimingtbepartment .
STAFF REPORT
January 23, 199
FILE NUMBER: PUD: NS 94-31
APPLICANT: Kaufinan & Broad Monterey Bay (c/o Augie Dent)
LOCATION: West side of Thomas Road, northeast of Santa Teresa Boulevard
STAFF PLANNER: William Faus
REOUESTED ACI10N:
PUD Architectural & Site design approval for Phase IT of the "The Vineyards @ Thomas Road" development
on 12.82: acres. The project wiU allow the construction of 64 single family homes on individual lots.
DESCRIPTION OF PROJECT:
Parcel No:
Parcel Size:
Flood Zone:
808-20-004 and a portion of 006
approximately 12.8 acres
"D", panel 06034000030, dated 09/04/87
{with a revised 04/18/91 LOMAR}
STATUS OF PROPERTY:
Existing Land Use
Agricultural uses
General Plan Desisrnation
Residential Low Density
Zoning
R1-PUD
STATUS OF SURROUNDING PROPERTY:
North:
East:
South:
West:
Existinl! Land Use
Agricultural, SF Res.
Agricultural
Agricultural
Agricultural, SF Res.
General Plan Desisrnation
Residential Low Density
Residential Low Density
Residential Low Density
Residential Low Density
Zoning
R1-PUD, Co.
Al
County
County
EXHIBIT "B"
PUD: A/S 94-.
2.
01123/94
CONFORMANCE OF REOUEST WITH GENERAL PLAN:
The proposed PUD Architectural & Site design request confonns to the land use designation for the
property on the General Plan map and is consistent with the intent of the text of the General Plan document
ENVIRONMENTAL IMPAcrS:
A prior expanded Initial Study was prepared under Zone Change request (Ref: Z 93-02) involving a larg
52.75:1: acre development site. The subject PUD Architectural & Site design request represents Phase n for tt
project. The Initial Study was independently reviewed by City staff and reflects the independent judgement
the City of Gilroy. The Initial Study identified potentially significant effects on the environment, however, t
applicant has agreed to specific revisions in the project and/or individual mitigation measures will be appli,
to the project which avoid or mitigate the effects to a point where no significant effects will occur. There is J
substantial evidence that the proposed project, as revised, may have a significant effect on the environmer
Therefore, a Negative Declaration was prepared and issued under Z 93-02, by the City Council on 05/16/94
RELATED APPLICA nONS:
Z 93-02:
A zone change request to amend the City of Gilroy's Zoning Map from Al (Agriculture) and R3 (Mediu
Density Residential) to RI-PUD (Single Family Residential, Planned Unit Development) on 39.33:1: acres, aJ
to R3-PUD (Medium Density Residential, Planned Unit Development) on 13.42:1: acres. This Zone Chan)
request was recommended for approval by the Planning Commission on 05/5/94, and approved by the Ci
Council on 05/16/94.
TM 93-03:
Tentative Map for Phase I of "The Vineyards @ Thomas Road" development project, a tentative map reque
to subdivide 10.19:1: acres of a larger 39.33:1: acres ofRI-PUD property. The subdivision created 43 sing
family lots and a publicly dedicated creek preserve (Babbs Canyon Creek). This Tentative Map w
recommended for approval by the Planning Commission on 05/5/94, and approved by the City Council (
05/16/94.
PUD: A/S 94-22:
PUD Architectural.&. Site design approval.for.Phase.! of "The.Vineyar.ds @ Thomas Road", on 15:1: acres
a larger 39:1: acre RI-PUD site. ThePUD approval for the construction of 43 single family homes on individu
lots and creation ofa publicly dedicated creek preserve (Babbs Canyon Creek). This phase was recommend(
for approval by the Planning Commission on 10/06/94, and approved by the City Council on 10/17/94.
TM 94-05:
Tentative Map for Phase 11 of "The Vineyards @ Thomas Road" development project, a tentative map reque
to subdivide a 14:1: acre RI-PUD site into 64 single family lots. This Tentative Map was recommended f,
approval by the Planning Commission on 10/06/94, and approved by the City Council on 11/21/94.
PUD: A/S 94-.
3.
. 01123194
RDO BACKGROUND:
The applicant received Residential Development Ordinance (ROO) approval for the subject project during ti
1992 RDO competition (Ref: RO 92-21). The project was given partial buildout approval by the City Count
for 144 dwelling units over a four year schedule (1995 @33 dw, 1996 @33 dw, 1997 @ 34 dw, and 1998 I
41). The subject Planned Unit Development represents the years 1995 and 1996. The Final Map and PU
build-out will be sequenced in order of the City Council approved ROO buildout schedule. Note: Phast
(TM 93-03) ROO was granted under the original ROO approval granted by the City Council in 1982.
ANALYSIS OF REOUEST:
The applicant, Kaufinan & Broad, is requesting PUD Architectural & Site design approval for Phase n of "Tl
Vineyards @ Thomas Road" development project. This proposed PUD design request will allow the appliCllJ
to develop a 14:1: acre RI-PUD site with 64 single family homes. The Phase n site is located on the west sic
of Thomas Road and borders Santa Teresa Boulevard along southwest corner of the development. Phase n wi
wrap-around an undeveloped parcel, fronting Thomas Road, with street access to the rear of Phase I, just non
of the site. Primary access to Phase n will be provided from Thomas Road adjacent to the project side, wil
secondary access connected to Phase I at the northwest corner of the project site. No direct access to San'
Teresa Boulevard will be developed.
The proposed PUD design request for 64 single family lots is consistent with the City's General Plan land m
map which designates the site as RESIDENTIAL LOW DENSITY. A maximum build-out density not t
exceed 7'h dwelling units per net acre is allowed under this designation. As proposed, the PUD site desig
exhibits a density at about 6.9:1: dwelling units per acre, with lots ranging in size from 4,950 to 11,267 sqUaT
feet (average: 6,193:1: sq.ft.). The "PUD" combining district allows the averaging oflot sizes in order to penn
lots less than the minimum 6,000 square feet.
There are three key elements to the proposed PUD site design:
# 1. Site Plan Design with individual house footprints, setbacks, and fence locations {attached}
#2. Soundwall & Landscaping Design Plans {attached}
#3. Elevation Design Plans {attached}
SITE PLAN DESIGN:
This proposed site plan design delineates the overall project with 64 single family lots, with access fror
Thomas Road and a portion of the project backing to Santa Teresa Boulevard. The applicant has drawn th
footprint for each of the proposed single family detached. homes with an-approximate location for private yar
fences (delineated for lots #14 through #17 only). Front and rear yard setbacks will meet minimum cit
standards, with side yards proposed at five feet (1' less than the minimum required). Using the flexibility ofth
PUD, the applicant will build homes with a 5' setback on one side and a larger than nonnal setback on th
opposite side. As requested by the City Council at their November 21, 1994, meeting (involving the tentativ
map for this phase of construction) the applicant will be constructing single-story homes adjacent to Sant
Teresa Boulevard (see PUD site plan, lots numbered #26, #27, #28, #31, #32, #33, #40, and #41).
pun: A/S 94-.
4.
01/23/94
SOUNDWALL & LANDSCAPING DESIGN PLANS:
As a required mitigation measure, specifically stated within the Negatwe Declaration issued under Z 93-02
sound intensity analysis was conducted to detennine the potential noise impacts from Santa Teresa BouleVllJ
The study identified potential noise levels exceeding the City's General Plan guidelines and the UnifOl
Building Code (prepared by LSA Associates, dated August 19, 1994). Using the noise analysis prepared unc'
the LSA report, the applicant received tentative map approval (Ref: TM 94-05), and has submitted
corresponding PUD design which addresses the potential noise impacts by proposing the use of a modifi
sound wall & landscaping berm design along Santa Teresa Boulevard (see attached Site Plan and speci
elevation drawings for landscaping & soundwall details). This design involves a 25' wide landscaped ar
which is bermed up to a 6' sound wall. When viewed from Santa Teresa Boulevard, the wall appears only
to 4' tall. From the"rear yards ofadjacent homes, to be constructed under this PUD site design, the wall w
be approximately 6' tall.
ELEVATION DESIGN PLANS:
Kaufman & Broad would like to develop the 64 single family lots utilizing three proposed models (same
proposed under Phase I). Each model will have three distinct elevation alternatives, thereby creating ni
available house plans. In addition, each house plan can also be reversed, providing greater diversity to t
overall development scheme. The three base plans will be designed in a modified "California Craftsman" ~
of architecture with gabled roofs, wood detailed windows & doors, covered front porch entry, with stucco
horizontal wood siding. The three proposed house plans are as follows:
PLAN 345.39:
A single story 3-bedroom house with 1,311 square feet and an attached two car garage. This model will ha
a 3rd bedroom/den option. Front exterior details will include a small front porch, french windows, custc
garage and front entry doors, and a gabled roof with concrete tiles.
PLAN 345.35:
A single story 3-bedroom house with 1,567 square feet and an attached two car garage. This plan will haV(
4th bedroom/den option. Front exterior details will include a small front porch, french windows, custom gara.
and front entry doors, stucco or horizontal wood siding, and a gabled roof with concrete tiles.
PLAN 540.20:
A two story 3-bedroom house with 1,648 square feet and an attached two car garage. This plan has a 4
bedroom/loft option. Front exterior details will include a covered front porch, stucco or horizontal wood sidin
french windows, custom garage and front entry doors, a gabled or hipped roof design with concrete tiles.
As submitted, the proposed PUD Architectural & Site design is consistent with the City's General Plan land u
map which designates the site as Residential Low Density, substantially consistent with prior City Coun'
Residential Development Ordinance and Tentative Map approval, consistent with the City's Zoning Ordinanc
and substantially consistent with applicable development policies.
PUD: A/S 94-.
5.
01/23/94
REOUIRED FINDINGS:
In order to grant Planned Unit Development (PUD) site design approval, the Planning Commission and C
Council must find that the proposed Planned Unit Development will:
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. N ot require_urban services beyond those which are currently available;
D. Provide a harmonious, integrated plan which justifies exceptions, if such are required, to the nom
requirements of this Ordinance;
E. Reflect an economical and efficient pattern ofland uses;
F. Include greater provisions for landscaping and open space than would generally be required;
G. Utilize aesthetic design principles to create attractive buildings and open areas which blend with t
character of surrounding areas;
H. Not create traffic congestion, noise, odor, or other adverse effects on surrounding areas; and
1. Provide adequate access, parking, landscaping, trash areas and storage, as necessary.
STAFF RECOMMENDA nONS:
Staff recommends that the Planning Commission forward a recommendation to. the City Council to approve tI
PUD Architectural & Site design request for the following reasons:
... The proposed PUD Architectural & Site design conforms to the land use designation for the property on tJ
General Plan map, and is consistent with the intent of the text of the General Plan document;
... Public utilities and infrastructure improvements needed in order to serve the proposed project are in clo
proximity along Thomas Road;
... There will be no significant environmental impacts as a result of this project due to the required mitigati(
measures to be applied at the development stage; and
... As submitted, the proposed development is consistent with the necessary PUD Findings A through I,
stated under Zoning Ordinance Section 50.55.
PUD: A/S 94-"
6.
01/13/94
In addition. Stall'rec:ommends tbe followinl! conditions be DlaCed on the IJ'BDtiDl! oftbis request:
I. MITIGATION MEASURES #1 through #34, contained within the revised Negative Declaration dated 04/26/'
for Z 93-02 involving the subject project, shall be applied to the approval of this Planned Unit Developme
project in order to reduce and/or eliminate all potential significant impacts to a level of insignificance,
required under the California Environmental Quality Act (CEQA).
2. All dwellings positioned adjacent to Santa Teresa Boulevard and Thomas Road shall be designed to contr
interior noise levels in habitable rooms, from exterior sources, with tested assemblies having STC ofIIC ratin.
of 45 db or more{UBC Appendix Section 540I(h), subject to the review and approval by the BuildiI
Department.
3. An all-weather access road, not less than twenty (20) feet in width, for fire engines shall be provided befo
commencing any combustible construction. Fire hydrants shall also be installed and maintained befo.
combustible construction begins, to meet the approval of the City Fire Department.
..
4. Fire hydrant locations, looping, and water main sizing shall be subject to the review and approval by the Fi
Department's Building, Life and Environmental Safety Division and Public Works Department, and shall I
subject to the following:
a. Materials used for off-site installations shall be per City of Gilroy Standard Details. This includes pip
valves, hydrants, back-flow prevention devices, concrete, trench back-fill, etc.;
b. Pipes which serve on-site fire service systems are subject to the specifications of the Fire Department
Building, Life and Environmental Safety Division once they depart from the City main. Anyon-site or fil
service system must have a City standard valve intervening; and
c. Inspection of on-site fire service systems will be the responsibility of the Fire Department's Building, Li:
and Environmental Safety Division.
5. All proposed fencing shall meet the requirements of the City's Zoning Ordinance Section 34, subject to t~
review and approval by the Planning Department.
6. Street improvements and the design of all stonn drainage, sewer and water lines, and all street sections an
widths shall be subject to the review and approval by the Public Works Department.
7. All utilities to,.through,.and.on the site.shall..beinstalled.underground.in accordance with Section 21.I2(
subject to the review and approval by the Public Works Department.
8. The developer shall submit a soils report for the project. All grading operations and soil compaction activitit
shall meet the approval of the City Engineer. Grading plans shall show grades of all adjacent properties, subje(
to the review and approval by the Public Works Department.
9. All lots shall drain to the street for stonn drainage, subject to the review and approval by the Public Work
Department.
PUD: A/S 94-.
7
.
. . 01/23/94
10. All proposed retaining walls must be constructed of permanent materials such as concrete or masonry, subjf
to the review and approval by the Public Works Department. Wood wiD not be permitted.
I I. Show location of all existing weDs. All existing water weDs shall be sealed to meet the approval of the C
Engineer and the Santa Clara Valley Water District (SCVWD).
12. The design, texture, and color for the proposed sound walls along Santa Teresa Boulevard and Thomas Ro
shall be subject to the review and approval by the Planning and Public Works Departments.
13. The developer shall provide water and electric utility service to the landscaping along Santa Teresa Boulevar
subject to the review and approval by the Parks & Recreation and Public Works Departments.
Respectfully,
~f)~- -
Michael Dorn
Director of planning
attachments
2/2/95
At their meeting of February 2,1995, the Planning Commission
recommended approval of AIS 94-31, subject to 13 conditions as outlined in
tbe staff report, plus one additional condition recommended as foBows:
Conditian #14: The landscaping along the entire length of the project facing
Santa Teresa Boulevard is to be upgraded to heavier, more mature plants for
more complete coverage.
Ayes:
Nayes:
Absent:
AreBano, Collier, Gage, Lai, Pinbeiro, Puente, Suyeyasu
None
None
2/21/92
Citv CouncD Action: At their meeting of February 21, 1995, the City CouncD
reafrmned the recommendation of the Planning Commission and approved
AIS 94-31 by a vote of 7-0-0.
Ayes:
Nayes:
Absent:
Gage, GDroy, Kloecker, Morales, Rogen, Rowlison, Valdez
None
None
. .
.
.
I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Resolution No. 95-21 is an original
resolution, duly adopted by the Council of the City of Gilroy at a regular
meeting of said Council held on the 6th day of
at which meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the
March
, 19--2L,
Official Seal of the City of Gilroy this 18th day of
April
,1995.
(Seal)