Ordinance 1994-07• •
ORDINANCE NO. 94 -7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GILROY
REZONING FROM Al (AGRICULTURE) AND R3 (MEDIUM DENSITY
RESIDENTIAL) TO Rl -PUD (SINGLE FAMILY RESIDENTIAL,
PLANNED UNIT DEVELOPMENT) ON APPROXIMATELY 39.33 ACRES,
AND TO R3 -PUD (MEDIUM DENSITY RESIDENTIAL, PLANNED UNIT
DEVELOPMENT) ON APPROXIMATELY 13.42 ACRES, APNs 808 -20-
004, -006, -011, -012, and -016.
WHEREAS, Thomas Road Properties, Ltd. and the Glen Loma
Group have submitted Z 93 -02, requesting an amendment to the City
of Gilroy's zoning map to rezone approximately 39.33 acres from A-
1 (Agriculture) and R3 (Medium Density Residential) to R1 -PUD
(Single Family Residential, Planned Unit Development) and
approximately 13.42 acres to R3 -PUD (Medium Density Residential,
Planned Unit Development); and
WHEREAS, the property affected by Z 93 -02 is bounded
generally by Thomas Road on the east and Santa Theresa Boulevard
on the south, on APNs 808 -20 -004, -006, -011, -012, and -016, such
land being indicated on a map attached hereto as Exhibit A and
incorporated herein by this reference; and
WHEREAS, the City has prepared and circulated in
accordance with the California Environmental Quality Act (CEQA),
a Negative Declaration for this project, attached hereto as Exhibit
B and incorporated herein by this reference; and
WHEREAS, the Planning Commission held a duly noticed
public hearing on Z 93 -02 on May 5, 1994 and after that public
hearing voted to recommend that the City Council adopt the Negative
Declaration and to approve the project; and
WHEREAS, the City Council held a duly noticed public
hearing on Z 93 -02 on May 16, 1994, at which public hearing the
Council considered the project and the conditions proposed to be
attached to its approval along with staff reports, public testimony
and documentation or other evidence on the project.
ORDINANCE NO. 94 -7
-1-
FOLLOWS:
THE CITY COUNCIL OF THE CITY OF GILROY HEREBY ORDAINS AS
SECTION I
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.
SECTION II
The City Council hereby adopts the Negative Declaration
set forth in Exhibit B and thereby adopts the mitigation monitoring
program contained therein, finding as follows:
1. The Negative Declaration for this project
reflected the independent judgment of the City; and
2. There was no substantial evidence before the
City Council that the project as mitigated may have a significant
effect on the environment; and
3. The Negative Declaration for Z 93 -02 has been
prepared in accordance with CEQA and reflects the independent
judgment of the City.
SECTION III
A. Z 93 -02 should be and hereby is approved, subject
to the mitigation measures and mitigation monitoring program set
forth in Exhibit B.
B. The Zoning Map of the City of Gilroy is hereby
amended to rezone approximately 39.33 acres from A -1 (Agriculture)
and R3 (Medium Density Residential) to R1 -PUD (Single Family
Residential, Planned Unit Development) and approximately 13.42
acres to R3 -PUD (Medium Density Residential, Planned Unit
Development), such located on the West Side of Thomas Road, north
of Santa Theresa Boulevard, on APNs 808 -20 -004, -006, -011, -012,
and -016, and as indicated on a map attached hereto as Exhibit A.
SECTION IV
This ordinance shall take effect and be in full force
ORDINANCE NO. 94 -7
-2-
0 0
thirty days from and after its adoption and approval.
PASSED AND ADOPTED this 6th day of June, 1994 by the
following vote:
AYES:
NOES:
ABSENT:
COUNCILMEMBERS: GILROY, KLOECKER, MORALES, ROGERS,
ROWLISON, VALDEZ, GAGE
COUNCILMEMBERS: None
COUNCILMEMBERS: None
APPR VED:
01'
Don F. Gage, M o
NO. 94 -7
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SITE MAP FOR
Z 93 -02 _
EXHIBIT "A'
PlanninOOev
•
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City of Gilroy
GATIVE 7351 Rosanna 9 St.
CA
Gilroy, 95020
(408) 848 -0440
DEC
Tj®N (revised)
CITY FILE NU14BERS s Z 93 -02 and TAI 93 -03
PROJECT DESCRIPTION:
Name of Project: The vineyards At'Thamas Road
Mature of Project: Proposed request to rezone 52.751 acres from Al and R3
(Agriculture, and Medium Density Residential) to R1 -PUD and R3 -POD (Single
Pamily Residential \ Planned unit Development, and Medium' Density Re
_ \ Planned Unit Development); and the proposed development of Phase i thattaal
includes 42 single family lots.
PROJECT LOCATION:
Location: west side of Thomas Road, north of Santa Theresa Boulevard.
Assessor's Parcel Numbers: 808 -20 -004, 006, 011, 012 and 016.
Entity or Person(sl Undertakina Proiect:
Name: The Glen Lama Group
Address: 7888 wren Avenue, Suite D -143, Gilroy, CA 95020
INITIAL STUDY:
An Expanded Initial study for this project was undertaken and prepared for
the purpose of ascertaining whether the project might have a significant
effect on 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 following list of
XXTIGATION mmsOREs, which avoid or mitigate potential effects to a point
where no significant effects will occur. There is no substantial evidence
that the project, as revised, may have a significant effect on the
environment. The following reasons will support these findings:
A. The proposed rezoning from Al and R3_ (Agriculture, and Medium Density
Residential) to R1 -POD and R3 -PUD (single Family Residential \ Planned
Unit Development;- and Medium Density-Residential \ Planned unit
Development) is consistent with the City's..General Plan land use map;
B. The proposed project is substantially consistent with the adopted goals
and policies of the City's General Plan document;
C. The granting of this request will not adversely affect or impact adjacent
parcels of land or developed agricultural and residential properties in
the vicinity; and
D. All potential significant effects can be mitigated to reduce them to an
insignificant level of impact.
EXHIBIT "B"
Neg.Dec. Z 93- At 93 -03 2 '04/26/94
revised
1. The project shall be designed in accordance with earthquake design
regulations of the uniform Building Code, subject to the review and approval
by the city Building Department.
2. The project proponent shall be required to obtain a National Pollution
Discharge Elimination systems Program (NPDES) General Construction permit,
required under the Federal Clean water Act, from the Regional water Quality
Control Board, prior to issuance of a building permit.
3. A grading and erosion control plan shall be prepared and shall include
contractor specifications which identify best management practices,
consistent with local policies and recommendation of the Regional water
Quality Control Board, to protect Babbs Canyon Creek from erosion and soil
deposits. Examples of best management practices could include:
• stabilizing denuded areas prior to the wet season;
• Limiting construction access points and stabilizing access points;
• Protection of adjacent areas with sediment barriers;
• stabilizing and preventing erosion from temporary conveyance channels;
• Appropriate construction material and construction waste handling, storage,
and disposal practices; and
• Appropriate vehicle and equipment fueling and maintenance practices.
The grading and erosion control plan is subject to review and approval by t'
City Public works Department, prior to issuance of a building permit.
4. The developer shall construct finished floor elevations at least one foot
above the 100 -pear flood elevation as delineated on the Flood Plain study for
.Thomas Road Property (see Appendix C of the Initial study).
S. The developer shall prepare a detailed arborist report of the site to
determine what measures are necessary to protect the existing trees,
especially valley oaks, during project demolition, construction, and
landscaping. The arborist report is subject to review and approval by the
City Planning Department, prior to issuance of a building permit. of special
concern are the following areas:
A. Protection of the oak trees in the vicinity of the proposed storm water
outlet in the western portion of Phase .1 (the 18 -inch reinforced concrete
pipe and rock rip -rap); and
.B. Removal of the four trees as a result of widening Thomas Road.
Because it may not be feasible to protect all of the oak trees, any oak trees
(six inches or more in diameter measured at four and one -half feet above the
ground) which are removed or destroyed shall be replaced a ratio recommended
by the arborist.
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' Reg.Dec. Z 93 -6
Tm 93 -03 4
04/26/94
revised
S. Literature regarding the value of riparian corridors and which encourages
the protection of the botanical and wildlife resources of Babbs Canyon Creek
shall be distributed by the project proponent with the sale of each new home
at the project site. This mitigation is intended to educate future
residents of the proposed project of the value of the riparian corridor.
9. The design of all storm drainage improvements serving the project site shall
be provided by the developer, subject to review and approval by the City
Department of Public works and the California Department of Fish and Game
prior to issuance of a building permit. The design shall:
'A. Ensure that existing existing flow levels are maintained through the
portion of Babbs Canyon Creek downstream of Thomas Road, while diverting
increased flows generated by the proposed project into the storm drain
system leading to IIvas Creek; and
B. Include best management practices to reduce post - construction pollution.
These practices shall be consistent with local policies and the
recommendations of the Regional water Quality Control .Board. Examples of
best management practices could include:
Y installation of structural storm water treatment controls (i.e.
conveyance swales, vegetated filter strips-and/or sand filters);
e maintenance of storm water controls for the life of the system at a
frequency that would insure high longevity and efficiency of the
system;
- e Annul (Fall] storm drain cleaning;
• incorporation of a street cleaning program;
o Appropriate handling, storage, and disposal of hazardous household
materials; and
e Appropriate use of landscape irrigation and application of fertilizers,
herbicides and pesticides.
If mitigation measure 9 -A is not feasible, and the storm drain improvements
will divert the entire stream flow, then the project proponent shall enhance
the riparian habitat values of the on -site corridor through revegetation.of
the creek with valley oaks and Sycamore to create a continuous canopy. The
number of oak trees established along the corridor shall equal the number of
oak trees potentially adversely affected by the stream flow diversion. A
revegetation plan and monitoring program shall be developed and implemented
by a qualified native habitat restoration specialist and approved by the
California Department of Fish and Game -prior to issuance of a building
permit.
in addition, a Stream bed Alteration Agreement may be necessary from the
California Department of Fish and Game for water diversion through.
installation of the storm drain outlet and rock apron on Babbs Canyon Creek.
10. The developer shall pay the appropriate traffic impact'fee, subject to the
approval of the City Department of Public works prior to the issuance of a
building permit (All Project Phases).
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'Neg.Dec. Z 93 -0, -M 93 -03 6 04/26/94
revised
19. Prior to development of the site, the developer shall pay required city of
.Gilroy Public safety impact fees.
20. The development of - the site shall conform to the Uniform Building, Plumbing,
and Mechanical Codes, the National Electrical code, and the handicap and
energy regulations in Title 24 of the California Building Code, subject to
the review and approval by the City Public works and Building Departments.
21. The development of the site shall conform to Uniform Fire Code, subject to :.
the review and approval by the City Fire Department.
22. Development plans shall include the installation of on -site fire hydrants.
Improvement plans shall be subject to the review and approval by the City
Department of Public works, Fire, and Building.
.23. The developer shall, as soon as possible, and before issuance of any
building permits for the project, negotiate with the Gilroy Unified school
District to determine the level of additional impacts on.the district. The
developer shall provide full mitigation of the impacts to the school
district which may include 1) impact fees, 2) dedication of land, 3)
facilities, and /or 4) equipment.
24. The design of all slater infrastructure improvements serving the project site
.shall be provided by the developer, subject to the review and approval by
the City Department of Public works.
25. Developers-shall pay the appropriate water development fees, subject to
review by the City Department of Public storks prior to the issuance of a.
building permit.
26. The design of all sewer infrastructure improvements serving the project site
shall be provided by the developer, subject to the review and approval by
the City Department of Public works.
27. Developers shall pay the appropriate sewer development fees, subject to
review by the city Department of Public works prior to the issuance of a
building permit.
28. Prior to development of the site, the developer must obtain sufficient sewer
allocation to serve the proposed project and will be required to pay City of
Gilroy sanitary sewer connection fees.
29. Developers shall pay the appropriate storm drain development fees, subject
to review by the City Department of Public works prior to the issuance of a
building.permit.
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Id
MITIGATION MONITORING PROGRAM CHECKLIST
The Vineyard At Thomas Road
Initial Study
Prior to issuance of a Building Permit, the following mitigations shall be
implemented:
C.,
Party
Mitigation
Responsible for
Party Responsible for
Number
Nature of rffidgation
Im lemeatation
Monitorixg
1
Development designed in
City Building Department
accordance with earthquake
Developer
design regulations
2
Obtain NPDES Permit
Developer
City Deparbr t of Public
Works
3
Prepare grading and erosion
Developer
City Department of Public
control plan
Works
4
Construct finished floor elevation
City Building Department
one foot above 100 -year flood
Developer
elevation
5
Prepare detailed arborist report
Developer
Citv Planning Department
7
Construct low - stature fence
Developer
City Planning Department,
along outward edge of riparian
City Parks and Recreation
habitat; establish signs along
Department, California
pedestrian trail; prohibit private
Department of Fish and
motorized vehicles on pedestrian
Game
trail; minimi lighting ward
riparian corridor
8
Distribute wildlife resources
Developer
City Planning Department
literature with the sale of new
homes
9
Prepare storm drain
Developer
City Department of Public
improvement plans
Works. California
Department of Fish and
Game
10
Pay traffic impact fee
Developer
City Department of Public
Works
11
Include Class H bicycle land
Developer
City Department of Public
adjacent to the project site along
Works
Thomas Road
13
Prepare a dust control policy for
Developer
City Building Department
construction
14
Conduct noise survey to
Developer
City Department of Public
determine deed for noise
Works
attenuation structures or special
building desien considerations
15
Restrict noise - generating
Developer
City Building Department
construction activities in
contractor work specifications
C.,
r'
continued.»
16
Conduct architecaaal and site
City
City Planning Department
review
17
Conform to City's consolidated
Developer
City Planning Department
landscapinglice
18
Construct all utilities to,
Developer
City Department of Public
through, and on site
Works
underground
19
Pay Public safety impact fees
Devel
Citv Planning Department
20
Conform to the uniform building,
Developer
City Department of Public
plumbing, and mechanical codes,
Works, City Building
etc.
Department
21
Conform to Uniform Fire Code
Develo
Citv Fire Department
22
Install on -site fire hydrants
Developer
City Department of Public
Works, Fire Department,
and Build= Department
.23
Provide full mitigation for
Developer
City Planning Department
impacts to schools
24
Design water infrastructure
Developer
City Department of Public
improvements
Works
25
Pay water development fees
Developer
CityDepartment of Public
26
Design sewer infrastructure
Developer.
City Department of Public
improvements
Works
27
Pay sewer development fees
Developer
City Department of Public
Works
28
Obtain sufficient sewer
Developer
City Department of Public
allocation and pay sanitary
Works
sewer connection fees
29
Pay storm drain development
Developer
City Department of Public
fees
Works
30
Pay required parks and
Developer
City Department of Parks
recreation impact fee
and Recreation
31
Dedicate creek, riparian area
Developer
City Department of Parks.
and buffer to the Citv
and Recreation
32
Issue a 100 -foot wide easement
City of Gilroy
City Planning Department
over the creek to the Santa Clara
Vallev Water District
33
Implement a Lighting and
Developer
City Planning Department,
Landscape District to maintain
City Parks and Recreation,
creek, pedestrian trail, and
City Department of Public
vroiect frontage
Works
34
Protect any future
Developer
City Planning Department
archaeological/historical
resources discovered on -site
laIITIGATION MONITORING PROGRAM CBECE.IST
The Vineyard At Thomas Road
Initial Study
Prior to approval of the Phase I Tentative Map, the following mitigations shall be
im lemented:
Party
Mitigation
V,
'
Besponsible for
Party Responsible for
'
Number
Nature of Mi Lion
lamentation
Monito
6
Redesign project -to incorporate
Developer
City Planning Department,
appropriate width creek buffer
California Department of
Fish and Game
MMGATION MONETORING PROGRAM CHECIMIST
The rineyard. At Thomas Road
Initial Study
Prior to approval of the Phase 31 Tentative Map, the following mitigations shall be
unpiemenzea:
Wtigation
1_
Party -
for
I
Party for
I
Number
:Nature OfIEft_120n
hW ementation
Monitorin
-
12
Design Phase H to provide
Developer
City Department of Public
to the trian�sr parcel south of
Works
the RVject site.
I, SUSANNE E. STEINMETZ, City Clerk of the City of Gilroy, do
hereby certify that the attached Ordinance No. 94 -7 is an original
ordinance, duly adopted by the Council of the City of Gilroy at a regular
meeting of said Council held on the 6th day of June 19 94,
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 10th day of June
19 94
Clerk of the City of Gilroy
(Seal)