Loading...
Resolution 1998-50 t . . RESOLUTION NO. 98-50 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING A/S 98-19 (PUD), AN APPLICATION FOR ARCHITECTURAL AND SITE APPROVAL OF A PLANNED UNIT DEVELOPMENT (PUD) INVOLVING APPROXIMATELY 2.67 ACRES, APN 808-08-011 WHEREAS, American Housing Partners ("Applicant") submitted A/S 98-19 (PUD), an application for architectural and site approval of a planned unit development ("PUD") for an 2.67 acre lot located at 7884 Wren Avenue, south of First Street; and WHEREAS, the California Environmental Quality Act ("CEQA") provides an exemption which applies to this request: Public Resources Code Section 21080.14 affecting certain lower income projects; and WHEREAS, the Planning Commission held a duly noticed public hearing on July 30, 1998, at which it considered this project and voted to recommended approval of Application A/S 98- 19 to the City Council; and WHEREAS, the City Council held a duly noticed public hearing on August 3, 1998, at which time the City Council considered public testimony, the Staff Report dated July 22, 1998, and all other documentation on the project; and WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which this project approval is based is the office of the City Clerk. NOW, THEREFORE, BE IT RESOLVED THAT A. The City Council hereby finds that: 1. The project is consistent with the exemption from the Residential Development Ordinance granted to the developer by the City Council, and it is consistent with the intent of the text, goals and policies of the General Plan. \KHM\42145801 84-083104706038 -1- RESOLUTION NO. 98-50 . . 3. The project complies with the findings required to grant PUD architectural and site approval pursuant to subsections (a) through (i) of Section 50.55 ofthe Gilroy Zoning Ordinance, and adopts said findings as set forth in the Staff Report dated July 22, 1998. B. AlS 98-19 (PUD) should be and hereby is approved subject to: 1. The fifteen (15) conditions, with a revision to Condition 14, set forth in the Staff Report dated July 22, 1998, attached hereto as Exhibit A, and incorporated herein by this reference, and with two further conditions. Condition 14 and the two additional conditions shall read in their entirety as follows: Condition 14. All of the apartment units in this development shall be restricted to residents 62 years and older. Condition 16. The Community Room facility shall be limited to residents and their guests, and limited to services that are provided for the specific benefit of seniors. Condition 17. The applicant shall provide 96 parking stalls, 75 of which must be covered. Of the 75 covered parking stalls, one must be assigned to each dwelling unit. PASSED AND ADOPTED this 8th day of September, 1998 by the following vote: AYES: COUNCILMEMBERS: ARELLANO, MORALES, ROWLISON, SPRINGER, SUDOL, GILROY NOES: COUNCILMEMBERS: GIFFORD ABSENT: COUNCILMEMBERS: NONE ATTE~: . ././}/ ... ~.. "-MIJ'U:i^- Rhonda Pellin, City Clerk ~r~~ K.A. Mike Gilroy, Mayor ~ \KHM\421458.01 84-083104706038 -2- RESOLUTION NO. 98-50 . . Community Development Department Planning Division Staff Report July 22, 1998 File Number: AlS 98-19 (Planned Unit Development) Applicant: American Housing Partners (c/o Paul Filice) Location: 7884 Wren Avenue, south of First Street Staff Planner: Melissa Durkin REQUESTED ACTION: Planned Unit Development review of a 75 unit affordable senior citizen apartment complex. DESCRIPTION OF PROPERTY: Parcel Number: Parcel Size: Flood Zone: 808-08-011 2.67:1: acres [Note: The total size of the PUD is 10.8:1: acres] Zone B, Panel # 0603400001C Panel Date: 10/06/81, Revised to reflect LOMR 8/31/95 STATUS OF PROPERTY: ExistinglandlIse Abandoned Ag. Building freneralElan Designation Professional Office Zoning PO-PUD SIATIlS OF SURROlINIlINGFROPERTY: .Ex.iRtinglandHse N: BlockbusterlUndeveloped S: Professional Offices E: Alley / Single Family Homes W: S.F. Res., Duplexes, Apart. Genera1J>laullesignatiDn General Services Commercial Medium Density Residential Low Density Residential Low and Med. Dens. Res. Zoning C3-PUD R3-PUD Rl RI, R3, R2 EXHIBIT "A" NS 98-19 (PUD) . 2 . 7/22/98 CONFORMANCE OF REQUEST WITH GENERAL PLAN: The proposed project conforms to the land use designation for the property on the General Plan map, and is consistent with the intent ofthe text of the General Plan Document. This project conforms with the policies of Gilroy's General Plan. The following example demonstrates this compliance: Residential Environment (Section IV): Policy 1: "The City will continue to work towards the goal of a balanced community with a variety of housing types and prices, sufficient job opportunities, and an efficient and adequate provision of City services and amenities. " The proposed project is in conformance with this policy, because it will provide low income, senior citizen housing. Both of these housing types are under-represented in Gilroy. Policy 2: "The City will encourage the construction of multi-family units, especially units suitable for lower income households and large families. " The proposed project is in conformance with this policy, because it will be affordable to low income households. Urhan DevelopmenLand Commun.itY-De.sign (Section II): Policy 3: "Urban Development will only occur within the incorporated portion of the Planning Area. Land will therefore be annexed to the City before final development approval is given. " The proposed project is in conformance with this policy, because this land has been within City limits for many years. Policy 4: "The City will phase development in an orderly, contiguous manner in order to maintain a compact development pattern to avoid premature investment for the extension of public facilities and services. New urban development will occur in areas where municipal services are available and capacity exists prior to the approval of development in areas which would require major new facility expansion. " The proposed project is in conformance with this policy, because this site is surrounded by urban development. ENYIRONMENTALIMFACIS: An Expanded Initial Study would normally be required for this project. However, the State has recently passed a law that exempts affordable housing projects, up to 100 units in size, located in an urbanized area, from CEQA. Staff has reviewed this project, and has determined that it complies with all of the . . 7/22/98 A/S 98-19 (PUD) 3 requirements of this exemption. The applicant has prepared a traffic report to address any potential impacts of traffic from this project. No impacts have been found, therefore, no mitigation measures are necessary . RDO BACKGROUND: This project received a RDO exemption for 75 affordable housing units in April, 1998 [Ref: file M 98-04, ARE 98-01]. ANALYSIS OF REQUEST: The applicant is requesting Planned Unit Development (PUD) design review for the proposed construction of75 affordable senior apartment units on an approximately 2.7 acre site. [Note: The total area of the PUD is approximately 10.8 acres.] This project will consist of 62 one-bedroom units, and 13 two-bedroom units. This site has a zoning designation ofPO-PUD (Professional Office - Planned Unit Development), and is currently developed with an office complex. The applicant is proposing to use the flexibility of the PUD overlay to allow 25% of this site to be developed with a senior citizen affordable apartment project. Residential uses are not normally allowed in the PO zoning district. However, Zoning Ordinance section 26.20 allows properties contained within a PUD overlay zone to have up to 25% of their land area developed with uses that are otherwise not allowed within the underlying zoning district. &o,iectnesign The site design for the proposed project shows four buildings, containing between sixteen and twenty apartment units each, spread throughout this 2.7 acre site. A single story recreation center, which includes a meeting room, a crafts room and a pool area, has been placed in the front of the development. Typically, staff would require that the recreation facilities be placed in the center of the development, so that equal access is provided to all residents. However, the applicant is proposing to place the recreation building in the proposed location for the following reasons: 1. The recreation building will include a reception area. All people entering this complex on foot will have to go through this reception area in order gain access to the site. By having the reception area located at the entrance to the development, security is able to be provided to the site. [Note: Vehicular access to this site is also regulated, since all entrances to the site will have security gates.] 2. Older people often tend to limit the amount of exercise they get. By placing the recreation center at the front of the development, the residents will be forced to walk in order to participate in activities. This will encourage them to get more exercise than they may otherwise. The site plan shows a series of paths that will meander through this complex. The paths will provide the residents with a pleasant area to walk, and will also provide access to the following amenities: . . A/S 98-19 (PUD) 4 7/22/98 IQ" a rose garden IQ" a laundry facility IQ" a resident garden area, that will be used for growing vegetables This design is intended to promote a community atmosphere in the development, in that residents will be connected by the paths and open space, rather than isolated by parking lots or other structural barriers. ArchitecturaLSt}1e The proposed apartment design is two stories, with stucco siding and gable roofs, constructed of concrete tile. The design of the building is enhanced by wood trim along the roof line, detailed windows with window sills for plants, and mosonite wood siding accenting the front of the units. Enclosed patios are provided for all of the ground floor units, with decks provided for the second floor units. The community center is a one and two story structure, and is planned to be similar in design to the apartment units. The front entrance to this building is a tower-like structure, with a hip roof, decorative windows, detailed double glass doors, and decorative tile work. The remainder of the building will have gable roofs, decorative windows with window sills for plants, and detailed framing. The materials used on the community center will be the same as those used on the apartment units. Zoningl1rdinan.ce.Exc~eptions The applicant is asking for an exception to the required parking for this project, through the Planned Unit Development approval process. The Zoning Ordinance requires the following number of parking stalls for multi-family housing: 1.5 stalls for one and two bedroom units, and 2 stalls for units with three or more bedrooms, plus 1 stall for every four units for guests. One stall for each unit must be a covered garage or carport. Based on these requirements, the Victoria Woods complex is required to provide 113 stalls for residents, with at least 75 covered, and 19 stalls for guest parking, for a total of 132 stalls. The applicant is proposing to provide 96 stalls, 40 of which would be covered. The reason the applicant is requesting this exception is because many of the seniors living in these apartments will not drive, and therefore will not own vehicles. The applicant feels that this exception would not result in a detrimental effect on the neighborhood for the following reasons: 1. In the applicant's experience with other senior apartment complexes that he operates, only approximately 60% of the seniors will have vehicles. 2. The applicant is providing more than 1 stall per residential unit. 3. The applicant has prepared a survey of the parking needs at three other senior rental housing projects in Gilroy. The following comparison shows the three complexes surveyed, plus the Victoria Woods project: . . AlS 98-19 (PUD) 5 7/22/98 Sunset Gardims Wheeler Manor Plum Tree West Yktoria Woods No. of Units: 75 110 72 75 No. of Parking 51 56 62 96 Spaces: Number of Spaces/unit: 0.68 0.51 0.86 1.28 Number of Vacant Stalls: 17 24 32 This survey shows that the proposed Victoria Woods project will have far more parking stalls than the other senior citizen developments in the City. In addition, even with the limited number of parking stalls provided in the other senior projects, many of the stalls are still left vacant. Based on this survey, it appears that the Victoria Woods project will have more than an adequate amount of parking stalls. Staff also believes that provided 40 covered parking stalls will be adequate to meet the parking needs of the residents. The Zoning Ordinance requires that extra amenities be provided in exchange for the flexibility that the Planned Unit Development allows. The applicant is fulfilling this requirement by providing affordable housing, and by developing senior housing in an area that is close to services (e.g. grocery stores, medical offices, and video stores). Access to this development will be provided by Wren Avenue (a collector). The proposed street alignments are consistent with minimum City development standards. FINDINGS: In order to grant Planned Unit Development (PUD) approval, the Planning Commission and City 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 ?fthe 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 for landscaping and open space than would generally be required. G. Utilize aesthetic design principles to create attractive buildings and open space areas which blend with the character of surrounding areas; H. Not create traffic congestion, noise, odor or other adverse effects on surrounding areas; and . . A1S 98-19 (PUD) 6 7/22/98 I. Provide adequate access, parking, landscaping, trash areas and storage, as necessary. ST AFF RECOMMENDATION: Staff recommends that the Planning Commission forward a recommendation to the City Council to APPROVE this request for the following reasons: A. The project proposal is consistent with the exemption from the Residential Development Ordinance granted to the developer by the City Council; B. The proposed PUD 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. D. Public utilities and infrastructure improvements needed in order to serve the proposed project are in close proximity; E. There will be no significant environmental impacts as a result of this project; and F. The proposed development is consistent with PUD findings A through I, as stated in Zoning Ordinance Section 50.55. If this project is approved, staff recommends that the following conditions be attached to the approval ofthe project: 1. Landscaping: Landscaping plans including specifications for an irrigation system shall be approved by the Planning Division in accordance with the adopted Consolidated Landscaping Policy, prior to issuance of a building permit. The landscaping shall be continuously maintained in an orderly, live, healthy, and relatively weed-free condition, in accordance with the adopted Consolidated Landscaping Policy and the approved specific landscape plan. 2. Exterior Lighting: No unobstructed beam of exterior lighting shall be directed outward from the site toward any residential use or public right-of-way, subje,ct to review and approval by the Planning Division. 3. Mechanical Appurtenances: Mechanical equipment to be located on the roof of a building shall be screened by an architectural feature of the building, such that it cannot be seen from ground level at the far side of the adjacent public right-of-way, whenever possible, subject to review and approval by the Planning Division. 4. Building colors shall be earth tones, subject to review and approval by the Planning Division. 5. All utilities constructed to, through and on the site shall be constructed underground, subject to review and approval by the Engineering Division. . . NS 98-19 (PUD) 7 7/22/98 6. All sets of building plans shall contain the following wording: "If archeological resources or human remains are discovered during construction, work shall be halted within 50 meters (150 feet) of the fmd until it can be evaluated by a qualified professional archaeologist. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented." This shall be subject to the review and approval of the Planning Division. 7. Street addresses shall be assigned by the Engineering Division. 8. All proposed fencing must meet the requirements ofthe Planning Division. 9. Location of hydrants must be approved by the Building, Life and Environmental Safety Division for this project. 10. Fire sprinklers will be required for all buildings in this project, subject to the review and approval of the Fire Prevention Division. 11. The applicant shall delineate fire access lanes and turn-arounds with red curbs marked "No Parking - Fire Lane," subject to the review and approval of the Fire Prevention Division. 12. All gates are to be provided with "Knox" padlocks, subject to the review and approval of the Fire Prevention Division.. 13. The applicant shall sign a contract with the City agreeing to rent these units at an affordable rate prior to issuance of a building permit, subject to the review ancf approval of the Planning Division and the City Attorney. 14. All of the apartment units in this development shall be restricted to residents age 55 years and older. 15. The applicant shall provide a security lighting plan for this project prior to the issuance of a building permit. This plan shall be subject to the review and approval of the Police Department, and the Planning Division. Respectfully, ~ ~~ William Faus Planning Division Manager ------- ~ ~:rI'Y \11 U ELEM. ,,- ~ G< ~ ~ q oSCHOOL: I~ =; o G) - ~ ~-= 'lJ:'" _ ~ _ ;.;:- VI - a: - '-; 1IJ G- /11 (~_, ~ - c 1 . ~ g'~l!- Or I I '_I 13 ~ ~/ - Jl ~ I' ,,)It/D- --l' IslvJn s t. ~.. ,~~ l -r ~ - ~- ~ EL"" ROBLE~- I ; _ ~"" . = r=::1 . ... ~ ;:!Afii?',!',I.;::::: ~\-- ~Q,:lt///'r::::: .HrJr./~ ii: I,J"~,,,- \ . ~ _ . ~ r:f:L.Il-f "'-/ ~ ---;; , S I. '? ' = = . ~ '. IclaJ "",I I . -"YJi!lIa~.~". -;:::::=~ ~ I /--J "=V 1 ~~ - _____ , ~ ~ -:-;_J I " '\. ,.... :~:~.., ~\ ~,~ <> c' Ci II I _____ "' '.' ' ~ .;: _~ ,", . J~ . Ll ~ . --...... ,,'\ . . . . ~ -j ------- ,"~ "." ..'-; .. -----.. ~ '/!f}'~' .. - t-- -----.. -............ '" ~ . 1 ,- I-- _____ ~ "'~. I .. :..:: ~ . UHWY X/54 331/27 386/6 Monte Bello I I I I 'I f:h~ \ / ....g. ~ $ ~ ~ a.. c r--~ . , .;.....'-=- -4- ) ..c. ~<:r U 0: ~...~... c c -c:- I ~ T -&- 3~ ~~~ I---- r--=- I---- 0 -:!- I-- " I%) -- - -- - - -I-- ---/ -- .--- - -/V- - 1\ - 4 0 2//3 -J 1/ . l-~ ,.-'-- ~Ir ri-~ r-- '" '--+ - ---, ... ~ u THE SITE ~ Dr. o .... - N " N - !2 " ..., .., LOCATION MAP FOR A/S 98-19 St. .1 _ ~Jn~z -..... -~m - fi'l =~ . . .. . .... I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certifY that the attached Resolution No. 98-50 is an original resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the 8th day of September, 1998, 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 23rd day of September, 1998, ~,~__ci!u City C erk of the City of Gilroy (Seal)