Ordinance 2007-05
ORDINANCE NO. 2007-05
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING APPLICATION Z 06-04 FOR A CHANGE
IN ZONING DESIGNATION FROM R1 (SINGLE FAMILY
RESIDENTIAL) TO R3/PUD (MEDIUM DENSITY
RESIDENTIAL-PLANNED UNIT DEVELOPMENT) ON
APPROXIMATELY ONE (1) ACRE OF A 3.38-ACRE SITE
LOCATED AT 9130 AND 9160 KERN AVENUE, NORTH OF
MANTELLI DRIVE, APNs 790-17-002 AND -003
WHEREAS, 9130 Kern Avenue, LLC (Miraflores Homes) submitted application Z 06-
04, a request for a zone change from R1 (Single Family Residential) to R3/PUD (Medium
Density Residential-Planned Unit Development) on approximately one (1) acre of a 3.38-acre
site ("the Project"), the remaining acreage already zoned R3/PUD, on land located at 9130 and
9160 Kern Avenue, north ofMantelli Drive, APNs 790-17-002 and -003; and
WHEREAS, the Planning Commission held a duly noticed public hearing on December
7,2006, at which time the Planning Commission considered the public testimony, the staff report
dated December 1, 2006 ("Staff Report"), the proposed Mitigated Negative Declaration, and all
other documentation related to application Z 06-04, and recommended that the City Council
approve said application; and
WHEREAS, the City Council held a duly noticed public hearing on December 18, 2006,
at which time the City Council considered the public testimony, the Staff Report, a supplemental
staff report, and all other documentation related to application Z 06-04; and
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), the City
Council after consideration of the proposed Mitigated Negative Declaration prepared for the
required General Plan Amendment (GPA 06-01), for this.change in Zoning Designation 9Z 06-
04), for the associated Tentative Map (TM 06-03), and for the Architectural and Site Approval
. .
IMD01714494.2
01-011407-04706089
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Ordinance No. 2007-05
(AS 06-09), did adopt the Mitigated Negative Declaration on December 18, 2006, which is
attached hereto as Exhibit "A", finding that it was completed in compliance with CEQA, that it
reflects the independent judgment of the City, and that there is no substantial evidence in the
entire record that the Project as mitigated will have a significant effect on the environment; 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.
SECTION I
NOW, THEREFORE, THE CITY COUNCIL FINDS THAT:
1. The proposed rezoning is consistent with the intent of the goals and policies of the
City's General Plan, and with the land use designation on the General Plan Land Use
map as amended by GP A 06-01. The Project is located on the edge of City limits,
and will abut undeveloped and under-developed land that the General Plan has
designated as Neighborhood District. Therefore, the land surrounding the Project site
will eventually be developed with a mixture of low, medium, and high-density
housing. In addition, the rezoning will allow for the construction of more housing
than the General Plan previously allowed for the Project site, and thus will help the
City meeting its Housing Element goals.
2. The Project will not be detrimental to the public welfare or injurious to persons or
property in the vicinity.
3. Public utilities and infrastructure improvements needed in order to serve the proposed
project are in close proximity.
IMD01714494.2
01-011407-04706089
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Ordinance No. 2007-05
SECTION II
The City Council hereby adopts the Mitigation Monitoring Program attached hereto as
Exhibit 'B".
SECTION III
Based on the findings in Section I above, zoning application Z 06-04 is hereby approved,
subject to the Mitigated Negative Declaration and the Mitigation Monitoring Program.
SECTION IV
This Ordinance shall become effective thirty (30) days from and after its adoption if, and
only if, Resolution No. 2007-08 adopting GPA 06-01 becomes effective. If said resolution does
not take effect, then Z 06-04, without any further action required by the City Council, is denied.
PASSED AND ADOPTED this 5th day of March, 2007, by the following vote:
AYES: COUNCILMEMBERS:
ARELLANO, BRACCO, CORREA, and
GARTMAN
NOES: COUNCILMEMBERS:
VELASCO, V ALIQUETTE and PINHEIRO
ABSENT: COUNCILMEMBERS:
NONE
APPROVED:
ATTEST:
~L
/
1 .
Rho da Pellin, City CleTk
IMD01714494.2
01-011407-04706089
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Ordinance No. 2007-05
Community Development Department
Planning Division
MITIGATED NEGATIVE DECLARATION
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
(408) 846-0440
City File Number: GPA 06-01, Z 06- 04, TM 06-03, and AlS 06-09
Proiect Descriotion:
Name of Project:
Nature of Project:
Miraflores Homes
A Planned Unit Development application consisting of a General Plan
Amendment, Zone Change, Tentative Map, and Architectural & Site
Review to construct 54 homes on a 3.74-acre site.
Proiect Location:
Location: The project site is located at 9130 and 9160 Kern Avenue, in the City of Gilroy and
the County of Santa Clara.
Assessor's Parcel Number: 790-17-002 and 790-17-003
Entity or Person's) Undertakine: Proiect:
Name:
Address:
Miraflores Homes (9130 Kern Avenue, LLC) c/o Sal Akhter
1450 El Camino Real
Menlo Park, CA 94025
Initial Study:
An Initial study of this project was undertaken and prepared for the purpose of ascertaining whether
this project might have a significant effect on the environment. A copy of this study is on file at the
City of Gilroy Planning Department, 735 1 Rosanna Street, Gilroy, CA 95020.
EXHIBIT A
Miraflores Homes
Mitigated Negative Declaration
2
November 1,2006
Findin2s & Reasons:
The Initial Study identified potentially significant effects on the environment. However, this project
has been mitigated (see Mitigation Measures below which avoid or mitigate the effects) to a point
where no significant effects will occur. There is no substantial evidence the project may have a
significant effect on the environment. The following reasons will support these findings:
I. The proposal is a logical component of the existing land use of this area.
2. Identified adverse impacts are proposed to be mitigated through preparation of special studies
and construction of off-site improvements.
3. The proposed project is consistent with the adopted goals and policies of the General Plan of the
City of Gilroy.
4. City staff independently reviewed the Initial Study, Clnd this Negative Declaration reflects the
independent judgment of the City of Gilroy.
Mitil!:ation Measures:
1. Project plans shall include the following dust control measures during grading and construction
activities for the proposed development and subject to the review and approval by the City of
Gilroy Engineering Division. The following basic control measures shall be implemented at all
construction sites:
. Water all active construction areas at least twice daily
. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard
. Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved
access roads, parking areas and staging areas at construction sites
. Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas
at construction sites
. Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent
public streets
2a. The applicant shall consult with the USACE to determine the presence or absence of
jurisdictional waters ofthe United States (wetlands) at the site. lfthe USACE exerts jurisdiction,
they must confirm the adequacy of the wetland delineation (through consultation with other
appropriate regulatory agencies) and the project applicant shall redesign the proposed project to
avoid the areas delineated as waters of the United States. The drainage channel, and associated
wetlands, shall be retained, with surface and subsurface flows maintained to ensure persistence of
the wetland feature.
Miraflores Homes
Mitigated Negative Declaration
2b. If the USACE exerts jurisdiction and. avoidance of the drainage, and associated wetlands, is
deemed infeasible due to project design features or other reasons, the project applicant shall
prepare a wetland mitigation plan and receive all necessary permits from regulatory agencies
prior to project construction. The mitigation plan shall specify the methods to compensate for the
loss of wetland habitat subject to approval by the permitting/authorizing regulatory agencies.
Mitigation strategies may include:
3
November 1, 2006
a) design a new wetland feature, such as a drainage channel, with the same or better wetland
habitat quality/features (hydrology, soils, plants, etc.) as the existing feature, into the
proposed project design. The channel shall be onsite in an alternative location to compensate
on a 2: 1 or better ratio for any impacted wetland.
b) pay a fair share fee into an approved off site wetland mitigation bank to create additional
wetland habitat at a minimum 2: 1 replacement ratio. A potential opportunity may be
available and suitable at a wetland bank established off Highway 152.
2c. If the USACE exerts jurisdiction of the onsite feature and it may be indirectly disturbed during
avoidance or a new wetland area would be created onsite, a Wetland Restoration and Monitoring
Plan shall be prepared by a qualified biologist and approved by the USACE and CDFG prior to
construction initiation. This plan shall include a monitoring component for no less than three
years, success criteria, and contingency actions if the criteria are not met, and a viable funding
mechanism. In addition, the following are typical measures that must be implemented:
a) No fueling or maintenance of equipment shall take place in the wetlands or waters identified
in this delineation. Mechanical equipment should be serviced in designated staging areas
located outside of these habitats. Water from equipment washing or concrete wash down
should be prevented from entering these habitats.
b) All removed and excess material shall be disposed of off-site and away from the flood plain,
outside areas potentially subject to Corps jurisdiction.
c) Erosion control and bank stabilization measures shall be implemented to assure that disturbed
banks do not erode. In addition, when possible, alternative bank protection methods such as
restoration of native vegetation, root wads, or other bioengineering methods of stabilization
should be used.
d) Disturbance or removal of vegetation shall not exceed the minimum necessary to complete
operations. Areas with vegetation removed or severely trampled during construction should
be revegetated with local stock.
e) Re-grading and revegetation ofthe new drainage swale shall occur as soon after completion
of construction activities as possible. Revegetation of all areas other than the seasonal
wetland shall be achieved with locally obtained native wetland plant species.
f) The top 15 centimeters (6 inches) of soil shall be removed from the area delineated as
potential jurisdictional seasonal wetland. This soil will be stock piled and replaced after
construction is complete. The goal ofthis effort is to create a barrier between the wetland
soils and the alluvial sands beneath them.
g) A qualified biologist shall monitor all harvesting of vegetative material, planting and removal
and replacement of wetland soils.
Miraflores Homes
Mitigated Negative Declaration
3. Due to the possibility that significant buried cultural resources might be found during
construction, the following language shall be included on any permits issued for the project site,
including, but not limited to building permits for future development subject to the review and
approval ofthe Gilroy Planning Division:
4
November 1, 2006
"If archaeological resources or human remains are discovered during construction, work shall be
halted within 50 meters (l65 feet) of the find until a. qualified professional archaeologist can
evaluate it. If the find is determined to be significant, appropriate mitigation measures shall be
formulated and implemented (Gilroy General Plan Policy 5.07)."
4. In the event of an accidental discovery or recognition of any human remains in any location other
than a dedicated cemetery, the City shall ensure that this language is included in all permits in
accordance with CEQA Guidelines section l5064.5( e), subject to the review and approval of the
City of Gilroy Planning Division:
"If human remains are found during construction there shall be no further excavation or
disturbance of the site or any nearby area reasonably suspected to overlie adjacent human
remains until the coroner of Santa Clara County is contacted to determine that no investigation of
the cause of death is required. If the coroner determines the remains to be Native American, the
coroner shall contact the Native American Heritage Commission within 24 hours. The Native
American Heritage Commission shall identify the person or persons it believes to be the most
likely descendent (MLD) from the deceased Native American. The MLD may then make
recommendations to the landowner or the person responsible for the excavation work, for means
of treating or disposing of, with appropriate dignity, the human remains and associated grave
goods as provided in Public Resources Code Section 5097.98. The landowner of his authorized
representative shall rebury the Native American human remains and associated grave goods with
appropriate dignity on the property in a location not subject to further disturbance if: a) the
Native American Heritage Commission is unable to identify a MLD or the MLD failed to make a
recommendation within 24 hours after being notified by the commission; b) the descendent
identified fails to make recommendation; or c) the landowner or his authorized representative
rejects the recommendation of the descendent, and the mediation by the Native American
Heritage Commission fails to provide measures acceptable to the landowner."
5. The proposed buildings shall be designed by the structural engineer in accordance with the
applicable version of the California Building Code (CBC). A registered Geotechnical Engineer
and Geologist shall prepare a soils report for the project to assess these geologic hazards and to
develop appropriate mitigation that shall be implemented during design and construction. A
registered Geotechnical Engineer shall be present at the site during site grading for building
foundations. This mitigation measure shall be subject to the review and approval of the City of
Gilroy Engineering Division.
Miraflores Homes
Mitigated Negative Declaration
6. An erosion and deposition control plan shall be submitted to the City of Gilroy Engineering
Division for approval prior to the issuance of a grading permit. During construction, contractors
shall adhere to the requirements in the erosion and deposition control plan and the required
Drainage Plan and Storm Water Pollution Prevention Plan (see Mitigation Measure 7 and 8).
5
November 1, 2006
7. Development at the site shall be constructed to detain storm runoff to ensure that post-project
storm runoff does not exceed City's Storm Drainage Master Plan capacity levels, subject to the
review and approval of the City of Gilroy Engineering Division.
8. The project proponents shall pay their fair share of the cost for infrastructure identified in the
City's Storm Drainage Master Plan.
9. In order to minimize potential water quality impacts due to erosion, the project shall incorporate
a landscape plan to be implemented on the perimeter of the project site. Prior to issuance of a
grading permit, the applicant shall submit the landscape plan for review and approval by the City
of Gilroy Engineering Division.
lO. Prior to issuance of a grading permit, the applicant shall submit a Notice of Intent to the Central
Coast Regional Water Quality Control Board (CCRWQCB) to obtain a General Construction
Stormwater Permit for the project. A Storm Water Pollution Prevention Program (SWPPP) shall
be developed in compliance with this permit that achieves the following four major objectives.
The SWPPP shall also be submitted to the City of Gilroy Engineering Division and the
CCRWQCB for review and approval prior to iSsuance of a grading permit.
a. Identify pollutant sources, including sources of sediment that may affect the quality of storm
water discharges from the construction site.
b. Identify non-storm water discharges.
c. Identify, construct, implement in accordance with a time schedule, and maintain Best
Management Practices (BMPs) to reduce or eliminate pollutants in storm water discharges
and authorized non-storm water discharges, from the construction site during construction;
and
d. Identify, construct, and implement in accordance with a time schedule, and assign
maintenance responsibilities for post-construction BMPs. These measures would be installed
and implemented during construction to reduce or eliminate pollutants after construction is
completed.
ll. As part of normal City review and approval procedures for future projects the following
measures shall be incorporated to mitigate construction noise, as determined feasible by the City
Building and Engineering Divisions:
a. Limit construction activity to weekdays between 7:00 AM and 7:00 PM and Saturdays
between 9:00 AM and 7:00 PM, with no construction allowed on Sundays or City holidays;
b. Locate stationary noise-generating equipment as far as possible from sensitive receptors when
sensitive receptors adjoin or are near a construction project area.
Miraflores Homes
Mitigated Negative Declaration
6
November 1, 2006
12. The applicant shall design and install a concrete pedestrian sidewalk and Class II bicycle facility
to connect the project site to the City's trail system along Lion's Creek. This mitigation measure
is subject to the review and approval of the City of Gilroy Transportation Engineer.
13. The applicant shall design and implement the northbound left-turn lane of the Wren
A venuelTatum A venue intersection as determined by the City Transportation Engineer.
Date Prepared: November 1, 2006
End of Review Period: December 4, 2006
Date Adopted by City Council:
William Faus
Planning Division Manager
bfaus@ci.gilroy.ca.us
Appendix B
Mitigation Monitoring and Reporting Program
City of Gilroy MiraJlores Project
Draft IS/ND
The Miraflores Homes Development Project
Mitigation Monitoring and Reporting Program
I. Introduction
CEQA Guidelines section 15097 requires that public agencies adopt reporting or monitoring
programs when they approve projects subject to an environmental impact report or'a negative
declaration that includes mitigation measures to avoid significant adverse environmental effects.
The reporting or monitoring program is to be designed to ensure compliance with Initial Study
mitigation measures during project implementation in order to avoid significant environmental
effects. This monitoring program is designed to provide a mechanism to ensure that Initial Study
(IS) mitigation measures are implemented.
The basis for this monitoring program is the mitigation measures included in the IS. The
mitigation measures are designed to satisfy specific requirements of the IS and other agencies
who oversee aspects of the project and eliminate or reduce significant environmental effects to
less than significant levels. The measures are numbered as in the original document and are
arranged in order according to the stage in the project in which implementation must occur.
MODitoring Program Procedures
It is required that the City of Gilroy uses the attached monitoring check list for the project. The
monitoring program should be implemented as follows:
1. The City of Gilroy Planning Division shall be responsible for coordination of. the
monitoring program, including the monitoring checklist. The City of Gilroy Planning
Division shall be responsible for completing the monitoring checklist and distributing the
checklist to the responsible individuals or agencies for their use in monitoring the
mitigation measures.
2. Each responsible individual or agency will then be responsible for determining whether
the mitigation measures contained in the monitoring checklist have been satisfied. Once
all mitigation measures have been complied with, the responsible individual or agency
should submit a copy ofthe monitoring checklist to the City of Gilroy Planning Division
to be placed in the project file. If the mitigation measure has not been complied with, the
monitoring checklist should not be returned to the City of Gilroy Planning Division.
3. Prior to issuance of a certificate of occupancy, the City of Gilroy Planning Division
should review the checklist to ensure that all mitigation measures included in the
monitoring checklist have been satisfied. A certificate of occupancy should not be issued
until all mitigation have been satisfied.
4. If a responsible individual or agency determines that measures have not been satisfied, a
written notice should be delivered by certified mail to the project proponent within 10
days, with a copy to the City of Gilroy Planning Division, describing the non-compliance
and requiring compliance within a specified period oftime. The City may take all actions
provided in its municipal code in regards to address such non-compliance.
City a/Gilroy Miraflores Project
1
Mitigation Monitoring and Reporting Program
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("<")
I, RHONDA PELLIN, City Clerk ofthe City of Gilroy, do hereby certify that the attached
Ordinance No. 2007-05 is an original ordinance, or a true and correct copy of a city ordinance,
duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the
5th day of March, 2007, at which meeting a quorum was present, and has been published or
posted pursuant to law.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of
the City of Gilroy this 30th day of March, 2007.
~L,
City Clerk of the City of Gilroy
(Seal)