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Ordinance 2014-07ORDINANCE NO. 2014-07
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING ZONE CHANGE Z 14 -01, A PLANNED
UNIT DEVELOPMENT ZONING AMENDMENT TO REVISE
THE ORIGINAL GLEN LOMA RANCH SPECIFIC PLAN,
FILED BY THE GLEN LOMA CORPORATION, 7888 WREN
AVENUE, SUITE D -143, GILROY, CA 95020
WHEREAS, the California Constitution, Article XI, Section 7, confers on the City of Gilroy
( "City ") the power to make and enforce within its limits all local, police, sanitary and other
ordinances and regulations not in conflict with general laws; and
WHEREAS, the Glen Loma Corporation submitted an application Z 14 -01 requesting
Planned Unit Development approval to revise the original Glen Loma Ranch Specific Plan to: update
the document to reflect changes to surrounding properties, City right -of -way standards, and
adjustments made at the City's request that affect the Specific Plan design; make minor corrections
and refinements; incorporate certain mitigation measures and Glen Loma Ranch Development
Agreement provisions; and make clarifications to avoid confusion and/or unintentional conflicts ( "Z
14 -01" or "Project "); and
WHEREAS, the Glen Loma Ranch Specific Plan sets forth the development standards for
property located within the Glen Loma Ranch Specific Plan area, located northeast of Santa Teresa
Boulevard, west of Greenfield Drive, and southwest of Uvas Creek; and
WHEREAS, the City Council adopted the original "Glen Loma Ranch Specific Plan" on
November 7, 2005; and
WHEREAS, the City Council adopted the Glen Loma Ranch Development Agreement on
November 21, 2005 ( "Development Agreement "); and
WHEREAS, pursuant to the California Environmental Quality Act of 1970, as amended,
( "CEQA ") an environmental impact report ( "EIR ") was prepared for the Project as part of the review
4826 -4372 -50820 ORDINANCE NO. 2014 -07
JH104706089
of application GPA 00 -01 and certified by the City Council on November 7, 2005, with 52 mitigation
measures; and
WHEREAS, pursuant to Section 15164 of the State Guidelines implementing CEQA, an
addendum to the original Glen Loma Ranch Specific Plan EIR has been prepared for the Project
( "Addendum EIR "); and
WHEREAS, the Addendum EIR determined that no new impacts will occur due to the
proposed Project, and, therefore, the EIR for the original Glen Loma Ranch Specific Plan is
sufficient to address the environmental effects of the proposed Project, and therefore, no further
environmental analysis is required by CEQA; and
WHEREAS, a mitigation monitoring and reporting plan has been prepared, consistent with
the original Glen Loma Ranch Specific Plan EIR; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 3, 2014 at
which time the Planning Commission considered the public testimony, the staff report dated April 3,
2014 ( "Staff Report"), the EIR, the Addendum EIR, and all other documentation related to Project,
and recommended that the City Council find that the certified EIR is sufficient to address the
environmental effects of the proposed Project and approve TM 13 -08; and
WHEREAS, the City Council held a duly noticed public hearing on April 21, 2014 and
considered the public testimony, the Staff Report, a Supplemental Staff Report dated April 21, 2014,
the EIR, the Addendum EIR, and all other documentation related to the Project; and
WHEREAS, the City Council of the City has determined that all proposed refinements to the
Project are minor in nature and consistent with the intent of the original Glen Loma Ranch Specific
Plan approval and the Development Agreement; and
4826-4372-50820
JH1047060 89 ORDINANCE NO. 2014 -07
47060
WHEREAS, the City Council of the City has determined that the proposed amendments to
the original Glen Loma Ranch Specific Plan are consistent with intent of the goals and policies of the
City's General Plan and with intent of the land use designation on the General Plan Land Use Map;
and
WHEREAS, the location and custodian of the documents or other materials that constitute
the record of proceedings upon which this Project approval is based is the office of the City Clerk.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GILROY DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION I
The City Council finds that:
1. The proposed zoning amendment Z 14 -01 is consistent with intent of the goals and policies
of the City's General Plan and with intent of the land use designation on the General Plan
Land Use Map.
2. The proposed zoning amendment Z 14 -01 will not be detrimental to the public welfare or
injurious to persons or property in the vicinity.
3. The proposed zoning amendment Z 14 -01 to revise the original Glen Loma Ranch Specific
Plan as set forth in the "Glen Loma Ranch PUD Submittal for Specific Plan Revision No. 1,
City File Z 14 -01, dated April 3, 2014" is hereby approved as set forth in Exhibit "A" and a
true and accurate copy of which is attached hereto and is incorporated by this reference.
4. The proposed zoning amendment Z 14 -01 is hereby approved subject to the Mitigation
Measures as set forth in the EIR and the Mitigation Monitoring Reporting Program, as
amended, which is attached hereto as Exhibit `B."
SECTION II
The Glen Loma Ranch Specific Plan Planned Unit Development zoning amendment Z 14 -01
to revise the original Glen Loma Ranch Specific Plan as set forth in the "Glen Loma Ranch PUD
Submittal for Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014" is set forth in
Exhibit "A" and a true and accurate copy of which is attached hereto and is incorporated by this
reference.
SECTION III
To the extent that the terms and provisions of the "Glen Loma Ranch PUD Submittal for
482 47060 89 5082v1
JH1047060 ORDINANCE NO. 2014 -07
Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014," may be inconsistent or in
conflict with the terms or conditions of the original "Glen Loma Ranch Specific Plan" dated
November 7, 2005, the terms or conditions of the "Glen Loma Ranch PUD Submittal for Specific
Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014, shall prevail.
SECTION IV
If any section, subsection, subdivision, sentence, clause, or phrase of this Ordinance is for any
reason held to be unconstitutional or otherwise void or invalid by any court of competent
jurisdiction, the validity of the remaining portion of this Ordinance shall not be affected thereby.
SECTION V
Pursuant to section 608 of the Charter of the City of Gilroy, this Ordinance shall be in full
force and effect thirty (30) days from and after the date of its adoption.
PASSED AND ADOPTED this 19'h day of May, 2014 by the following roll call vote:
AYES:
NOES:
ABSENT:
COUNCILMEMBERS: ARELLANO, AULMAN, BRACCO,
LEROE- MUNOZ, TUCKER, WOODWARD and GAGE
COUNCILMEMBERS:
COUNCILMEMBERS:
NONE
NONE
APPROVED:
Donald Gage, Mayor
48P 5082v1
JH1047060 89 ORDINANCE NO. 2014 -07
47060
GLEN LOMA RANCH
PUD SUBMITTAL
• s
SPECIFIC PLAN REVISION NO. 1
CITY FILE NO. Z 14 -01
PREPARED FOR:
Glen Loma Corporation
IM
Ruggeri- Jensen -Azar & Associates
DATED:
April 3, 2014
RUGGERI- JENSEN -AZAR
ENt3INEE' -S . FL-1 NNEh5 • ._L! R''iEY0F,S
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
TABLE OF CONTENTS
I. Project Location .................................................................................. ..............................1
II.
Glen Loma Ranch Project Background ............................................ ..............................1
III.
Glen Loma Ranch Specific Plan Objectives ..................................... ..............................1
IV.
Specific Plan Implementation ............................................................ ..............................2
V.
Refinements ......................................................................................... ..............................3
1. Implementation of Mitigation Measure No. 7 ........................ ............................... 3
2. Updated Illustrative Site Plan ................................................. ............................... 4
3. Minor Street Adjustments ........................................................ ..............................4
4. Minor Revisions — City Parks ................................................. ............................... 4
5. Minor Trail Revisions .............................................................. ..............................4
6. Northern Commercial Reserve ............................................... ............................... 5
7. Neighborhood Breakdown and Unit Counts ........................... ............................... 5
VI.
Consistency .......................................................................................... ..............................5
VII.
PUD Implementation .......................................................................... ..............................6
Appendices — Specific Plan Revised Sections
Appendix A Index to Revised Sheets & Summary of Table 10 Changes
Appendix B Section 3, Glen Loma Ranch and its Relationship to the Neighborhood District
Appendix C Section 4, Housing Mix in New Neighborhoods
Appendix D Section 5, Land Use Plan
Appendix E Section 6, Land Use Standards
Appendix F Section 7, Development Standards
Appendix G Section 9, Neighborhood Breakdown
Appendix H Section 10, Meeting the City's Affordable Housing Goals
Appendix I Section 11, Promote Biking and Walking
Appendix J Section 12, Integration of Neighborhood Serving Facilities and Amenities
Appendix K Section 14, Designs That Reduce Traffic Speeds, Volumes & Noise
Appendix L Section 15, Infrastructure (EXCERPTS ONLY)
Appendix M Section 16, Mechanisms for Ownership and Maintenance Of Specific Plan Elements
Appendix N Section 17, Implementation Measures
Appendix O Appendix B, Definition of Terms
Appendix P Appendix C, Listing of All Standards and Guidelines within the Glen Loma Ranch SP
Appendix Q Illustrative Setback Drawings (to become Appendix D in the Specific Plan)
Appendix R Letter Dated March 6, 2009 from City of Gilroy to Glen Loma Group
Page i
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
I. Proiect Location
Glen Loma Ranch Specific Plan area is located in southern Santa Clara County within the
City of Gilroy. The Glen Loma Ranch Specific Plan area consists of approximately 359
acres, and is bounded by Uvas Creek to the north, Santa Teresa Boulevard to the west and
south, and existing development to the east. Currently, the Specific Plan area site is bisected
by Miller Avenue, which runs in a north south direction.
II. Glen Loma Ranch Proiect Background
The Glen Loma Specific Plan (Specific Plan) was adopted by the Gilroy City Council by
Resolution 2005 -82. The objectives of the Glen Loma Specific Plan are to develop a well -
designed residential neighborhood consisting of a range of product types, including single
family residential, multi - family residential, commercial, and associated public facilities
such as schools, parks, and a potential fire station. Furthermore, it is intended to provide a
planning tool that provides implementation measures sufficient to execute the policies of
the Neighborhood District as set forth in the Gilroy General Plan. The Specific Plan sets
forth standards and guidelines for development. The environmental impacts of the
development were thoroughly studied in the EIR for the Glen Loma Ranch Specific Plan,
June 10, 2005 and the mitigations identified are incorporated into the development. The
Tentative Map for Glen Loma Ranch — Phase 1 A is the first to be prepared under the
Specific Plan. The Tentative Map implements the standards and guidelines of the Specific
Plan along with the project Mitigation Measures.
A Development Agreement (DA) was entered into, and is entitled "Development
Agreement between the City of Gilroy and Glen Loma Ranch, Gilroy, California ", dated
November 21, 2005, recorded with the Santa Clara County Recorder, Document No.
19158828, as it may be amended from time to time or modified by an Operating
Memorandum.
III. Glen Loma Ranch Specific Plan Objectives
The purpose of the Specific Plan is to ensure orderly development in keeping with the goals
and criteria of the Neighborhood District designation. The Project Objectives of the
Specific Plan (EIR 1 -43 and 3 -18) are generally summarized below.
The Specific Plan objectives are to develop a well - designed residential neighborhood
consisting of a range of product types, including single family residential, multi - family
residential, commercial, and associated public facilities such as schools, parks, and a
potential fire station. The project is to contribute to the City's available housing stock to
address the City's share of regional housing needs, including the development of affordable
and senior housing. Furthermore, the project objectives are to provide a "planning tool that
would be consistent with and provide implementation measures sufficient to execute the
policies of the Neighborhood District as set forth in the Gilroy General Plan." The City of
Gilroy policies for the Neighborhood District land use designation provide for more
Page ] of 6
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
pedestrian friendly and less car dependent neighborhoods. It is the intention of the
proposed project to create resident friendly neighborhoods, and build upon the city's more
recent efforts to create pedestrian and bicycle accommodating roadways and paths, passive
and active recreation, open space, and residences in proximity to jobs and commercial
centers.
The Specific Plan sets guidelines and limitations, but also recognizes that during the
development process changes and modifications are ordinarily required. Therefore it
recognizes that it is conceptual and provides that "The Master Developer and the City of
Gilroy will jointly enter into a Development Agreement. In the case where the
Development Agreement and the Specific Plan differ, the Development Agreement will
take precedent." (Specific Plan Section 16).
IV. Specific Plan Implementation
The Specific Plan implementation section envisioned the use of the City of Gilroy Planned
Unit Development zoning to provide the flexibility and framework for the design and
implementation of the project. Glen Loma Ranch Tentative Map — Phase I is the first
tentative map to be prepared for lands within the Specific Plan area. The layout, design and
preparation of this first tentative map have resulted in normally anticipated project
refinements. These refinements do not require an amendment to the Specific Plan, as they
are not major or substantial changes to the project or to the purpose of the Specific Plan.
Rather, the city staff desires, for processing purposes, to have a specific plan document that
reflects the normal refinements brought about by circumstances such as:
Updates to reflect events that have occurred since the adoption of the Specific Plan.
Such events were anticipated in the preparation of the Specific Plan, and include:
o The construction of the Las Animas Elementary School in the Cabernet
Neighborhood.
o The construction of the City's maintenance yard near the TEEC center.
o The adoption of the current city street standards
2. Minor corrections and refinements such as:
o Street names, and other labels
o Readily discernable mistaken items such as conflicting numbers,
designations, etc.
Changes to incorporate certain mitigation measures and DA provisions such as:
o Land plan changes due to field locating and mapping of the biologically
sensitive natural open spaces, as set forth in the project mitigation measures.
o Affordable housing terms in the DA.
o Trail maintenance and ownership from the DA.
o Processing related items set forth in the DA.
Page 2 of 6
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
4. Clarifications required to avoid confusion and /or unintentional conflicts and
consequences:
• Setback standards accounting for both private streets and the new public
street standards.
• Clarify the Specific Plan goals related to General Plan Target Densities in
the Neighborhood District
• Clarify intent of certain goals regarding unit ranges, and lot- or product -
specific standards
5. Expand and/or clarify wording to aid in the City's processing and review of the
document:
• Implementation section: clarify the use of the PUD and the Master
Developer's roll in the process.
• Tighten or expand wording on certain standards or guidelines that are not
clear and may cause staff frustration over disagreements in interpretations
with future builders.
6. Changes related to, or resulting from City and/or GUSD requested street alignment
revisions at the Syrah Lane extension and in the Town Center Flex area:
• Reconfiguration of neighborhoods resulting from the street realignments,
and their corresponding acreage, dwelling unit ranges, etc.
• Movement of the North Commercial Opportunity to along Club Drive
• Relocation of the North Park to the McCutchin Creek area.
7. Other items such as:
• Minor trail modifications by the City.
• Glen Loma Ranch City park area change, with HOA taking on the open
space ownership and maintenance, thereby reducing the City's
responsibility.
8. Corresponding changes to tables and figures, resulting from the above refinements
and revisions.
The above circumstances are included in Appendix A, as an index to the revised
sections /pages included in Appendices B -P
V. Refinements
The minor adjustments /refinements can be summarized in the following main categories:
1. Implementation of Mitigation Measure No. 7: Mitigation measure No. 7 is required to
be implemented prior to the approval of the first tentative map for the project.
Therefore, as part of the implementation of the Specific Plan and preparation of the
first tentative map, the project biologist personally field marked the edges of the open
space areas requiring buffers using colored pin flags to indicate specific setback
distances (green = 100 ft.; pink = 50 ft.; orange = 30 ft.). The boundaries of the
Page 3 of 6
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
preserved open space areas were walked and the project biologist set flags at the edges
of the defined areas. Careful examination was made of the location of wetlands, creek
centerlines, canopy of riparian habitat, extent of native versus non - native vegetation,
dominating scrub and woodlands, and the appropriate pin flags were set accordingly.
A field survey crew followed closely behind, recording the location and color of each
flag for incorporation into a geo- referenced (AutoCad) map layer. The subsequent
setback (buffer) lines were established by offsetting from the pin flags the distance
indicated by the color of the flag, and the resulting buffers were checked and confirmed
by the project biologist. The resulting preserved open space boundaries and their
corresponding buffers were then included in the base sheet from which the tentative
map and all other project design and drawings are developed.
2. Updated Illustrative Site Plan: The Illustrative Site Plan (Site Plan), which corresponds
to Specific Plan Figure 4, is updated to reflect the minor revisions and refinements to
the Project that are a part of the typical process of refining the details for the design and
implementation of the Project. This Site Plan utilizes the buffers established as part of
Item 1, above. These minor revisions and refinements, as shown on the Site Plan,
attached hereto, are substantially equivalent to the Project as shown in the Glen Loma
Ranch Specific Plan, remain substantially within the originally anticipated disturbed
areas of the Project,
3. Street Adjustments: Minor street alignment changes have been made due to typical
design detail refinements and to City- desired circulation improvements (Appendix Q:
March 6, 2009 letter: City of Gilroy to Glen Loma Group, Item No. 6). These include
the extension of Syrah Drive to Merlot Drive in order to improve traffic circulation for
the existing Middle School. The changes also slightly affect the alignment of West
Luchessa Avenue (formerly Merlot Drive) into the central portion of the project site,
resulting is less impact to a portion of the natural open space in that area. Additionally,
the internal street alignment in the Town Center Flex area was modified (Appendix Q,
Item No. 8), and some intersections within the specific plan area will be roundabouts,
per the direction of the, City.
4. Minor Revisions — Ci , Parks.
a) Montonico Park Site. In connection with further discussions with the City and the
minor street adjustments discussed above, Montonico Park, originally conceptually
located next to the Montonico neighborhood, has been shifted to be adjacent to the
Ascension Solorsano Middle School and the McCutchin Neighborhood, as shown
in the revised Specific Plan sheets, Figure 44. This new locations is superior non, a
safety, noise, and public use standpoint, and is substantially equivalent to, and is
consistent with the Montonico Park as shown in the Glen Loma Ranch Specific
!Tans. he timinl ?ah thle constnictioir! 01 MIS L,,'1_LY rarlk Will ie requirP_.Ci %elili,iirrC;iit
ia_itl � . `e l€lceI iistcI- i v e i[%Griio£d. i 's iaij €i iy;_€ E_[ tla at l :H
Elmira 'Q in the Cneri>io Plan reflects this ne,x7 inratinn
'-ilen - -innnn ii'i L1. nn%-%— i- lS YYl*U* l'1 11.[_i lJ
i i i v s�ii 0 c J ma costs. the 'Cay 'Ca ha SGll 4i e,j; coil II1.zi ihr: _,ii'y-
? -Ma- lkancn- '!'ci.. .....I €t L:
Pa
A ''C 4 <Pl 6
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
acre developed park area, located adjacent to the Las Animas Elementary School.
The balance of the original park area will remain as preserved open space uses,
including of trails, a water treatment/detention area, and natural open space, as
shown on Specific Plan, Figure 4, and will be owned and maintained by the Glen
Loma Ranch Homeowner's Association (HOA), as permitted in the Development
Agreement. The updated Figure 38 in the Specific Plan reflects this new park
location and size.
5. Minor Trail Revisions. After numerous meetings and conferring with City public works
and public safety officials, minor revisions have been made to some trail locations to
address safety /patrol concerns, limit disturbance to the open space, and enhanced public
use. These revisions are consistent with the intent and standards set forth in the Specific
Plan (Specific Plan TRS -3).
6. Northern Commercial Reserve. In connection with further discussions with the City,
in order to accommodate the minor street adjustments discussed above, and in order to
increase the potential to attract an appropriate commercial opportunity, the City and
Developer /Owners have agreed to shift the Northern Commercial Reserve site to a
location on Club Drive. The actual location will be determined in the future. The
commercial site may be placed along Club Drive in either the Olive Grove, McCutchin,
or Palomino neighborhoods. The Specific Plan revisions include adding the allowance
for residential units over commercial, in these neighborhoods.
7. Neighborhood Breakdown and Unit Counts. Table 2 of the Specific Plan sets forth the
anticipated neighborhood breakdown and unit count ranges. The updated anticipated
unit count ranges and densities for the neighborhoods is shown on the updated Table
2. The reasons for these necessary revisions are as follows:
a. Decreases in usable /accessible developable area due to restrictions from items such
as existing easements, setbacks, etc.
b. Reconfiguration of the developable areas for some neighborhoods due to the street
realignments discussed above.
c. Changes in regulations that result in increased land area requirements for facilities
such as storm water quality basins.
d. Changes near the new elementary school in order to meet the Specific Plan standard
to maintain diversity of product type across neighborhoods
These minor adjustments to the development unit count ranges in some neighborhoods
do ;lot increase the total units that can be built within the Specific Plan Area, as studied
in the LIR, and therefore do not increase the anticipated impacts from the project related
to the total number of units anticipated. The Glen Loma Ranch Specific Tian will
c•VIStlnldG to !YlGCt lJl the VG!1Clal f!Q!1 !Vr!ol'fbor oQd'i.Ctii %t inigr`g ni!t�
m1n1ML1m: housi !_ mix as a total project.
d'u`e 5 of 6
GLEN LOMA RANCH
PUD SUBMITTAL
SPECIFIC PLAN REVISION NO. 1
VI. Consistency
These minor revisions and refinements to the Specific Plan are consistent with the Glen
Loma Ranch Specific Plan, will aid city staff with the processing of project within the
Specific Plan area, do not increase the density or intensity of use of the project, nor do they
increase the total anticipated disturbed area within the Specific Plan.
VII. PUD Implementation
1. Upon approval of this PUD, the attached updated pages, sections, appendices, figures
and tables shall be substituted into the City's official Glen Loma Ranch Specific Plan
document.
2. Applications for A &S/PUD shall include a table to track the buildout of the Glen Loma
Ranch Specific Plan area and to document that the General Plan Neighborhood District
target densities are being achieved.
3. The Illustrative Setback Drawing sheets (Exhibit Q in this document) shall be added to
the City's official Glen Loma Ranch Specific Plan document as a new Appendix D.
Page 6 of 6
GLEN LOMA RANCH SPECIFIC PLAN
PUD - Specific Plan Revision No. 1
Index to Revised Sheets
REM /REASON FOR REVISION
AFFECTED PAGES OR FIGURES
1 Updates to reflect events that have occurred since the adoption of the specific plan. Such events were
Section 5: 16, 18
anticipated in the preparation of the specific plan, and therefore do not affect it. Such changes include:
Section 6: 21
Section 9: 63, 77, 78, 79
Section 11: 84, 85
Construction of the Las Animas Elementary School in the Cabernet Neighborhood.
Section 12: 101, 102
Construction of the City's maintenance yard near the TEEC center.
Section 14: 106,107
Section 16: 129
Adoption of the current city street standards
Section 17: 131
2 Minor corrections
and refinements such as:
Section 3: 12
Street names, and other labels
Section 5: 16, 18
Readily discernable mistaken items such numbers, designations, etc.
Section 9: 61, 62, 65, 67, 68, 69, 70, 72
Section 11: 84
Section 12: 102
Section 14: 106, 107
Section 15: 116
Section 17: 136
3 Changes to incorporate certain mitigation measures and Development Agreement (DA) provisions such
Section 3: 13
as:
Section 4: 14, 15
Land plan changes due to field locating and mapping of the biologically sensitive natural open
Section 5: 18
spaces, as set forth in the project mitigation measures
Section 6: 21
Section 9: 64, 67, 68, 69, 70, 72, 74, 81
Affordable housing terms in the DA
Section 10: 82, 83
Trail maintenance and ownership from the DA
Section 11: 85
Processing set for in the DA
Section 12: 87, 94
Section 14: 106
Section 15: 123a
Section 17: 130,131, 132, 133
4 Clarifications
required to avoid confusion and /or unintentional conflicts and consequences:
Section 4: 14
Setback standards accounting for private and the new public street standards.
Section 6: 21
Clarify the SP goals related to General Plan Target Densities in the Neighborhood District
Section 7: 23, 24, 28, 30, 31, 34, 35, 36, 38, 39
Section 9: 69, 72, 75, 80
Clarify intent of certain goals regarding unit ranges, and lot- or product- specific standards
Section 10: 83
Section 12: 103
Section 14: 110
Section 15: 123a
5 Expand and
/or clarify wording to aid in the City's processing and review of the document:
Section 6: 22 (differentiation standard)
Implementation section: clarify the use of the PUD and the Master Developer's roll in the
Section 9: 81
process.
Section 10: 83
Tighten or expand wording on certain standards or guidelines that are not clear and may
Section 11: 85
cause staff frustration over disagreements in interpretations with builders.
Section 14: 110
Added /updated definitions in Appendix B
Section 17: 130, 131
Appendix B: B -134 thru B -138
6 Changes related to, or resulting from City and /or GUSD requested street alignment revisions at the
Section 9: 58, 59, 61, 62, 65, 69
Syrah Lane extension and in the Town Center Flex area:
Section 11: 84
Reconfiguration of neighborhoods resulting from the street realignments, and their
Section 12: 102
corresponding acreage, dwelling unit ranges, etc.
Section 14: 107, 110, 111
Movement of the North Commercial Opportunity to along Club Drive
Section 16: 129
Relocation of the North Park to the McCutchin Creek area.
Section 17: 132
7 Other items
such as:
Section 4: 15
Minor trail modifications by the City.
Section 5: 16, 18
Glen Loma Ranch City park area change, with HOA taking on the open space ownership and
Section 7: 38
maintenance, thereby reducing the City's responsibility.
Section 9: 58, 61-65, 67 -72, 74, 75, 77, 78, 81
Acreage changes
Section 11: 84, 85
Section 12: 102
Section 16:129
8 Corresponding Illustrative Plan changes, changes to tables and figures, and updates to Appendix C,
Section 5: Figures 4, 5; Table 2
resulting from the above refinements and revisions.
Section 7: Figure 10; Tables 4, 5, 6, 7, 8, 9, 10,11,12
Section 9: Figures 20, 21, 22, 23
Section 11: Figure 24
Section 12: Figures 25, 26, 27, 38, 39; Tables 14,15
Section 15: Figures 44, 4S, 47, 48, 50, 52, 53
Appendix C: C -138 thru C -142, C -146 thru C -152
Page 1 of 1 PUD - APPENDIX A
GLR Specific Plan
PUD — Specific Plan Revision No. 1
Summary of Changes to Table 10 in Section 7
Background:
At the time that the Specific Plan was being prepared, the public street standards had the street right of
way (ROW) at the back of sidewalk. Generally, private street ROW is also set at the back of walk. Thus
setbacks for private and public streets were measured from the same reference point, with the ROW at
back of walk.
The Specific Plan was approved in December of 2005. At the time of the last revision, new city public street
standards were close to being adopted, which would move the ROW to the face of curb. The new standard
was adopted by City Council in February of 2006. It appears that some of the setbacks shown in Section
7, Table 10 of the Specific Plan were an attempt to anticipate this change in the ROW line, however some
of the setbacks are for the old ROW location, and are not appropriate for the new public street ROW.
In order to assure the Specific Plan is developed as envisioned by the land owners and the City, and to aid
staff in processing applications, Table 10 has been detailed to now accommodate the Feb. 2006 public
street ROW location and to also show setbacks for private streets, when the ROW is at the back of walk.
The revised Table 10 also clears up some discrepancies, and incorporates the garage setbacks, which were
previously shown in Table 12. Lastly, some detail information & footnotes have been incorporated to
better define the variety of configurations and product type that could be implemented at the Glen Loma
Ranch. The following is a more detailed explanation of the Table 10 revisions:
Overall Table Format:
• Setbacks for the Front Setbacks for lots fronting streets, and for Corner Lots, siding or backing
onto streets are shown as follows:
• Private Street setbacks are the first number
• Public Street setbacks are in square brackets [x].
• The "Max." column from Front Setbacks has been replaced with the "Garage Face" setback.
• A "Garage Face" column has been added to the Rear Yard setback, for the lane /alley loaded
products.
• A set of rows for the "Compact Lots — Rear - Loaded" has been added. (This product was formerly
combined with the tradition compact lots, and was causing some confusion in interpreting the
table.)
• Garage types for the Traditional Village Lots and Traditional Garden Lots have been detailed to
clarify their respective setback requirements.
• Additional footnotes have been added to clarify some specific situations.
• Footnote was added clarifying the garage face setback from the Gilroy Zoning Code.
Page 1 of 2
PUD — Appendix A
Attached —Single Family/Multi-Family:
• Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight
increase in the min. front setbacks.
• "Garage Face" column added for both Front Setback and for Rear Yard.
• Correction for 11 Floor Side Setback for a 3 story building (corrected from 5' to 6' min.)
• The Rear Building Setback is revised to 10 feet, to be compatible with the Compact Lot product.
Compact Lots — Front - Loaded:
• This portion of the Table is dedication to traditional, front - loaded compact lots (garages facing
the street with the entry)
• Lane /Alley loaded garages (garages at the rear with the house entry at the front) have been
moved to a separate portion of the Table.
• Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight
increase in the min. front setbacks.
• "Garage Face" column added to the Front Setback.
• Side Yard footnote added to allow 4' side yards for lot 45' or narrower in width.
• Side Setbacks for corner lots are now for Private and [Public] streets.
Compact Lots — Rear - Loaded:
• This portion of the Table is dedication to rear - loaded (alley or lane) compact lots (garages facing
a rear alley or lane, with the entry at the front of the house onto a street or paseo.
• Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight
increase in the min. front setbacks.
• "Garage Face" column added to the Rear Setback.
• Side Yard footnote added to allow 4' side yards when the lot is narrower than 45.'
• Side Setbacks for corner lots for Private and [Public] streets.
Compact Lots — Cluster /Court:
• This portion of the Table is dedication to Courtyard oriented products.
• Front building and porch setbacks for lots facing onto the motor courts
• "Garage Face" column added to the Front Setback.
• Side Yard footnote added to allow 4' side yards when the lot is narrower than 45.'
• Side Setbacks for corner lots for Private and [Public] streets.
Page 2 of 2
PUD — Appendix A
3. GLEN •
ITS RELATIONSHIP TO THE
NEIC+MORHOOD
The Neighborhood District is a new land use
designation added to the City's General Plan as
part of its update in 200I. This designation is
meant to replace the majority of the existing land
use designations of undeveloped residential
property.
Specifically, through the Neighborhood District,
the General Plan aims to:
• Create Neighborhoods that are
predominantly single family in character, but
which integrate different types and prices of
housing to meet the full range of housing
needs.
• Ensure that the City's affordable housing
goals and objectives are met.
• Encourage innovative site and building
designs that contribute to the overall
attractiveness and livability of Gilroy.
• To create a community that combines
the best of the older established planning
traditions of Gilroy with contemporary
realities of marketing and modern lifestyles.
• Promote walking and biking as alternate
modes of transportation.
• Integrate Neighborhood serving facilities
and amenities such as schools, parks, and
community gathering places to meet
residents' needs, promote a sense of
community, and provide for a high quality
of life.
• Encourage the creation of Neighborhood-
serving commercial centers that are within
walking distance of residential
Neighborhoods and which are sited and
designed to protect the Neighborhood's
character and residential quality.
e Encourage residential Neighborhood designs
that reduce traffic speeds and volumes and
control noise.
Consistency with the Neighborhood
District
The Glen Loma Ranch Specific Plan was
envisioned from the beginning as a planning tool
that would be consistent with and provide
implementation measures sufficient to execute the
policies of the Neighborhood District as set forth
the Gilroy General Plan. The following section lists
the various policies of the Neighborhood District
and provides a detailed response on how the Glen
Loma Ranch Specific Plan is consistent with these
policies. The adoption of the Glen Loma Ranch
Specific Plan implements the Neighborhood
District land use designation within the Specific
Plan area.
Neighborhood Open Space.
Incorporate open spaces into residential
Neighborhoods, ideally in conjunction with a
pedestrian and bicycle circulation system `Policy
I.09, Clustered Development; (Policy 20.0I, Open
Space Areas, Policy I6.I2, Pathway Network and
Facility Connections ".)
Response: The Specific Plan requires each residential
Neighborhood to contain a "Neighborhood Focal Point ", which
would allow for small recreational activities like Pocket Parks.
In addition to the proposed streets within the Specific Plan area,
Glen Loma Ranch has a major north /south trail system along
Santa Teresa Boulevard, and bike lanes in Merlot Avenue, Club
Drive, Luchessa Avenue and 1'01" Street. There are also two
east /west regional trails within the community that provide
pedestrian and bicycle connections to Christmas Hill Park, the
middle school, the Town Center, the regional trail along Santa
Teresa Boulevard, and to the Uvas Creek Park Preserve trail
system. The middle school and proposed elementary school within
the Specific Plan area are integrated into the Specific Plan's trail
system. The Gilroy Unified School District has modified the
district policy regarding magnet schools versus Neighborhood
schools, and the schools within Glen Loma Ranch will be well
suited for students who wish to walk or bike to school. (See pages
14 -20 and 84 - I H)
Community Gathering Places.
Provide community gathering places such as mini -
parks or tot -lots, Neighborhood parks, small picnic
areas, or a "Neighborhood center" type of
development (incorporating Neighborhood facilities
and Neighborhood- serving retail uses ) (Policy
Glen Loma Ranch Specific Plan - Final I0 Section 3
I6.06, Facility Distribution; Park and Recreation
Definition and Facility Classification System, page
7 -9; and related policies in the City's Parks and
Recreation System Master Plan.
Response: The Specific Plan will require each residential
Neighborhood to contain a Neighborhood "Focal Point ", which
would allow for small recreational activities like Pocket Parks.
(See pages 84 -103)
Street Trees.
Residential streets should include street trees to
(eventually) provide a canopy of shade over the
sidewalk and street. Tree species should be selected
that will (a) have root systems that will not cause
sidewalk buckling and other damage, and (b) make
use of native species (Policy 1. 12, Street Trees).
Response: The extremely warm summers of Gilroy necessitate
shaded streets. Aceordingto the Local Government Commission
Center for Livable Communities, shaded streets can lower the
ambient temperature by up to 10 degrees, making walking in
the summer months more pleasurable. The Glen Loma Ranch
will promote tree -lined streets using the appropriate species of
trees, and the Vaster Association will maintain the major street
rights -of -way. (See pages 106 - 111, 132)
Creek Protection.
Ensure protection of creeks (including small
canyons and seasonal creeks ) that flow through the
area, preserving their natural drainage function
through adequate setbacks and easements (Policy
20.01, Open Space Areus; Policy -10. 02, Creek Protec•lion).
Resource and Habitat Protection.
Ensure protection of natural resources and wildlife
habitar areas (1-101ky ON: Clustered Development;
Polir_v 20.01, Onon Snare Arens; Polio; 20.01, Plant and
VOlcdite Hohilals; Policv 20.04, Rore and Endunvered
.L 14.ILJ /.
M1 ourgl Feature:_
Respect the natural topography to the greatest
Ytr,�t n 'ble. .!' ..?pin, c1 ficant na rti,-a
r-.•,r (3rr�r� ,r ii �•ili {•rr 1 On li.:uvrC�(i L!FCVpI {}nn?vi�f
Ro iC 1 26'. i)1, Open .l /Jai e rii'eas').
Response: Glen Loma Ranch Specific Plan will establish over
pi�rhh <ia�l rr-w,v (if nroveprod aurali rnoC•£ i?7C'lif'.1h7o Creeks,
o,..
/rai vegetated areas
along with appropriate open space buffer areas. These areas will
be owned and maintained byaMasterHomeownersAssociation.
(Seepages 84 -103, 132)
Hazardous Areas.
Keep residential development away from hazardous
areas such as fault zones, floodways, and steep hills
(Policy 20.01, Open Space Areas; Policy 25.01, Location
of Future Development; Policy 25.07, Development in
Seismic RiskAreas; Policy 25.12, Slope Restrictions; Policy
25.14, Very High Fire Hazard Severity Zone; Policy 25.20,
Development Restrictions inFloodAreas).
Response: Glen Loma Ranch Specific Plan has been designed
to avoid any hazardous areas. Individual developments within the
specific plan area will continue to work with the City of Gilroy to
identify and establish any necessary development setbacks in
the event that any hazardous areas are identified.
Traffic Management.
Provide a residential street system that minimizes
traffic impacts on Neighborhood areas (Policy
12.02, System Function and Neighborhood Protection;
Policy 12.03, Residential Street Design).
Bike and Pedestrian Circulation.
Make it easy to walk or bike from residences to
local destinations such as a school, park, bus stop,
or local store, as well as major destinations such as
employment centers, shopping centers, transit
centers, and community facilities (Policies 1.4.01
through 14.06 regarding Bicycle and Pedestrian Circulation).
later- Neighborhood Access.
Provide direct links between adjacent residential
developnents, Neikhborhoods, and /oar coininercial
areas, via shared parks or open spaces, pedestrian/
bicvcle pathways, or roadwav connections (Policv
12.03, Residenlurl Street .?i s °fern vesit27).
Response: The Glen Loma Ranch ,4necifir Plan has nronosed a
SpTie,v ni .vh'eety and nerie,vh•t rn t7 ws Ilia,, rnnilect to 17l "ir,17
destinations. In addition to the proposed streets ?�,,ithln the Nan
area, (Tien Lom(r Ranch has a muior n Jrih South trait 1vneni
alone Sunta ter Na tSOirlevarG ana hire iane.i, in 'rteriot hvenue.
Chrb Drtve, Luchessa Avenue and 10'h Street. There _ire also two
11— h lie,.
fir; u?•e rrrirtitln s rrnni Jl ?n T _.nr O r ri';;a rte Y) Up a ;t(r rl;rrrir
I�it i�nmz 1::,nc�t Sn�riti�: hi�i� - Iii -gal I I ;ecririn .?
Santa Teresa Boulevard, and to the Uvas Creek Park Preserve
trail system. (Seepages 84 - 105)
Transit.
Support transit use by clustering higher density
residential uses, public facilities, and commercial
uses next to transit stops (Policy 13.01, Transit and
Development; Policy 13.03, Transit- Oriented Development).
Response: Glen Loma Ranch Specific Plan has proposed
��.�,4et n..;,...
transit stops along :��,�,T: ci�, , Ta�.�i'r�_�� .Ircn:,t,2 that
are located near the Town Center area, trail connections and
the Ascencion Solorsano Middle School. The Master
Developer will work with the City of Gilroy and the Santa
Clara Valley Transit Authority to implement these transit
stops. (See page 106 -111)
Building Mass and Scales.
Large building masses should be broken up and
designed in scale with their surroundings. This
might involve breaking one large building into
several smaller buildings; providing variation in the
roof line; creating a three - dimensional facade rather
than a massive, flat facade; and using landscaping to
soften building edges.
Consistent Style and Material.
The architectural style and materials of Duplexes,
Townhomes, and Apartment Buildings should be
similar if not identical to those used for single
family homes, ensuring that they reflect the scale
and character of the Neighborhood as a whole.
Architectural Variety and Interest.
Consistency in design treatment between single
family homes and multi- family buildings does
not mean that all buildings should look identical.
Residential architecture should ensure variety and
visual interest, avoiding a repetitious "cookie -
cutter" look.
Street Orientation.
Residential buildings, including single family homes,
should be oriented towards the street, with garages
and parking areas located on the side or in the back.
This, along with home designs that incorporate
balconies, porches, and similar architectural features
can encourage "eyes on the street," thereby creating a
safer street environment as well as a more pleasant
and attractive Neighborhood.
Response: The Glen Loma Ranch Specific Plan has established
the basic use pattern and overall design concept fordevelopment
of this property. (See pages 14 - 57, 58 - 83)
Defining and Recommending Appropriate
Planning Tools
Taking into consideration the possible need for
different implementation tools in different parts of
the City, examples of implementation tools include:
Planned Unit Development (PUD) Zoning. The
City's Zoning Ordinance provides for a PUD
Combining District "to promote unified planning
and development, economical and efficient land
use, a higher standard of amenities, appropriate and
harmonious variety in physical development,
creative design, and an upgrading of the urban
environment." This could be a useful tool for areas
of the City with large parcels or groupings of
parcels under coordinated ownership or control.
Modifications to the PUD Zoning criteria and
procedures may be desirable (perhaps establishing a
Neighborhood PUD zoning District ) to make it an
effective tool for achieving the goals and criteria set
forth in the General Plan.
Speck Plan Process. Due to parcelization issues
and fragmented Property Ownership in some areas
of future development, the City may require
preparation of a Specific Plan to ensure orderly
development in keeping with the goals and criteria
of the Neighborhood District designation. The
costs for preparation of the Specific Plan should be
borne by the Property Owners.
Response: .4s part of the 1999 — 2000 RDO competition,
Glen Loma Ranch committed to the preparation of Specific Plan
to guide the development of the area. In the case of Glen Loma
Ranch, the Specific Plan area is under coordinated ownership,
and the Specific Plan vehicle is used to develop effective methods
of preserving natural areas, implementing a regional trail system,
and ensuring that a variety of Residential Product Types and
densities will be constructed.
Establishing a Development Phasing Program
Consider establishing a development phasing program to
integrate facilities planning, the RDO, and
implementation of the Neighborhood Districts.
Through a phasing program, the City would use the
Urban Service Area to designate areas for near -term
Glen Loma Ranch Specific Plan - Final 12 Section 3
(five year ) development and use a Specific Plan (or
PUD) process to pro actively guide the planning
and design of those areas. RDO allocations would
then be targeted to the designated areas (with first
priority given to infill projects. This would be a
useful tool for ensuring coordination between new
residential development and the facility planning of
the Gilroy Unified School District.
Response: Glen Loma Ranch is within the urban service area
and the city limits of Gilroy. Adoption of this Specific Plan
coupled with the 1,440 market rate RDO allocations -- —
ice,± —'t by >a�r������1� '4;4 by the City of Gilroy, will serve
to guide development for Glen Loma Ranch for the next thirteen
years. The Master Developer of Glen Loma Ranch has been
working with the Gilroy Unified School District to coordinate
the development of the Specific Plan area with GUSD facility
planning, which has already led to the construction of.4scencion
Solorsano Middle School, and the designation of a future
elementary school site.
Affordable Housing Strategies
Integrate affordable housing strategies to ensure that
affordable housing goals are achieved through the
Neighborhood Districts development process.
Response: The Glen Loma Ranch Specific Plan addresses
the City's affordable housinggoals byproviding affordable, high
density multi family housing, and a special program that works
to lower the sales cost of a portion of the homes located throughout
the Glen Loma Ranch Specific Plan area in accordance with the
Neighborhood Distrietpolicy adopted by the City of Gilroy (see
pages 82 - 83).
Define Design Guidelines and Review Procedures
Define design guidelines and review procedures for
Neighborhood Districts, including use controls and
design standards for Neighborhood Commercial
areas.
Response: The Glen Loma Ranch proposes a minimum of
twelve different Residential Product Types, includingApartment
Buildings, Townhomes, row homes, cluster homes, Duplexes,
Triplexes, and Condominiums. The Specific Plan will include
design standards and guidelines to ensure innovative site and
building designfor all types of residential product, andf lexibility
to allow additional Residential Product Types in the future (see
pages 14 - 57, 58 - 83).
Address Potential Exemptions and Variances
It should be recognized that some small parcels
may not be able to accommodate the established
"Minimum Housing Mix" of housing types. In
addition to defining exemption criteria, the strategy
could define site - specific review procedures to enable
City planning staff to determine a desired housing
density and mix based on a review of the surrounding
Neighborhood area and site - specific considerations
such as road access and environmental constraints.
Response: The Glen Loma Ranch is considered a `project ",
and each residential Neighborhood has an established range
of residential units as well as a range of potential types of
residential products. While each range of densities and potential
product types has been determined based on the individual
character of each .Neighborhood, the overall density of the Specific
Plan is in conformance with the Afinimum and Target Housing
Mixes as identified in the General Plan (see pages 14 - 57,
58 - 83). Because of the flexibility within the standards and
guidelines of the specific plan, exemptions and variances are not
anticipated.
Glen Loma Ranch Specific Plan - Final 13 Section 3
4• HOUSING MIX IN NEW
NEIGHBORHOODS
A primary objective of the Neighborhood District
is to ensure a mix of housing types and prices in new
residential Neighborhoods. Rather than mapping
areas of Low, Medium and High density residential
uses, which segregates different types and prices of
housing into separate areas, the Neighborhood
District is envisioned to be a more flexible planning
tool that encourages greater innovation in achieving
housing and community design goals.
To ensure that new residential development
responds to the full range of housing need in the
community, the Neighborhood District establishes
both a minimum required housing mix (by zoning
district), as well as a target mixed with incentives for
achieving the Target Housing Mix.
Neighborhood District Target Housing Mix
The City of Gilroy General Plan states that the
Target Housing Mix for residential land uses within
a Neighborhood area (excluding land required for
streets, schools, parks, resource protection,
Neighborhood commercial, or other infrastructure
and /or amenities) is to provide, in addition to single
family uses (RI), at least *:
• I0 percent of the residential land area for
two - family (Duplex) residential uses (R2)
• I5 percent of the residential land area for
medium density residential uses (R3)
• 3 percent of the residential land area for high
density residential uses (R4)
*As per the adopted City of Gilroy General Plan, the actual mix in
any particular development will vary based on site constraints and
opportunities, developers will be encouraged to achieve or exceed the Target
Housing Mix through incentive programs that might include priority,
ranking in the Residential Development Ordinance competition and /or
density bonuses. The exact incentives to be used will be established as part
of the Neighborhood Districts Implementation Strategy.
Neighborhood District Minimum Housing Mix
The City of Gilroy General Plan states that while
incentives will encourage developers to achieve the
"target" housing mix in Neighborhood Districts,
all new residential developments will be required to
provide at least *:
• 5 percent of the residential land area for two -
family (Duplex) residential uses (R2)
• I0 percent of the residential land area for
medium density residential uses (R3)
• 3 percent of the residential land area for high
density residential uses (R4)
Glen Loma Ranch and the Neighborhood
District's Minimum and Target Goals
The Glen Loma Ranch Specific Plan has established
a series of residential Neighborhoods throughout
the Specific Plan area. Each Neighborhood has an
established range of residential units as well as a range
of potential types of residential products. The Glen
Loma Ranch Specific Plan will meet or exceed the
target and minimum housing mix as a total project.
Individual neighborhoods within the Specific Plan
area will not have to meet or exceed the target and
minimum housing mix as "stand- alone" projects.
While each range of densities and potential product
types has been determined based on the individual
character of each Neighborhood, the overall density
of the Specific Plan is in conformance with the
minimum and target housing mixes as identified in
the recently updated General Plan._'? i di,,, ;_ C J k,i l
Lt�ula - _r7._!< < I• s1� ,>>I,rl ` r,xc11 ;cnl -. ( .:cu
i Ilk : (:; 1;_ia� ' - -]�C. :��. -i':': SI l ":�C111�( :�l II1c
?i!Oo_r: - - --
-7 1 - �' 1 1, T
c)tc: L' t,t, -rl o ."C',.— a -.c_i� _t !r C
L,n
7
-. 'r �,j.. ii ..i;,' C. l tt..
While the overall acreage of the Specific Plan area is
apprcminu* 359 acres, the residential developable acreage
of the Specific Plan area is only apprmimately I92
acres. The loss of developable acreage is attributed
to the preservation of open space, the creation of
open space and fire buffers, deductions for major
road rights -of -way, and non - residential uses within
the Specific Plan area.
Glen Loma Ranch Specific Plan - Final I4 Section 4
Glen Loma Ranch Forecasted Housing Mix
In analyzing the character of the land, the
preservation of open space features, and the
proposed circulation patterns, the Glen Loma
Ranch Specific Plan established a Unit Range
for each of the nineteen Neighborhoods. In
order to create a pragmatic view of the Specific
Plan area unit count, the Specific Plan has
established a mid -point or forecasted unit count
for each Neighborhood. (While individual
Neighborhoods will have a Unit Range based
on the Residential Product Types proposed
and site constraints, the overall Specific Plan will
not be able to exceed the number of RDO units
allocated to the Specific Plan area.
Based on the 1 �,,- i-s�ta . 4 zeta!!:E .,.. C: i; 1:11:*
x:rr. of each Neighborhood, the Glen Loma
Ranch Specific Plan .. T�,,.;ri_..i .,_,: the
following housing mix of units:
- R -I Residential Uses a�,_' =;`, or
- 2- P-L8.4 Acres: ;4L Units
- R -2 Residential Uses @ 4- ! or
_34'.c� Acres: ?-4� I ` Units
- R-3 Residential Uses a� �_'— or
'??i;1. ; Acres: Units
- R -4 Residential Uses g 4447.4 or
4-,5-, 4 :% 4.7 Acres: _Units
i'r'z: "- xri<ci-- i:'.�tct3Ni3f t+i li ES, �i �Za��!iT•.'i "1 _.__ ! 1.1.__„•,;..
na .nit: c: !w- i ;i,[ J:n:.u. `_rr; ^:t meets
the intent of i,_.; ; 1, the "Minimum" Housing
Mix and the "Target" Housing Mix as set forth
in the Gilroy General Plan.
Non - Residential Neighborhood Uses
In addition to residential areas, the Neighborhood
District designation encourages the incorporation
of resident - serving uses such as parks, schools, day
care facilities, and religious facilities, as well as
neighborhoods serving commercial and professional
office uses. The neighborhood- serving commercial
and professional office uses are encouraged in the
Gilroy General Plan as long as they are:
- Sited at the "entry" to the Neighborhood:
- Adequately buffered from adjacent residential
uses;
- Limited in size;
- Controlled to prohibit inappropriate uses;
- Designed and landscaped to be compatible
with the residential Neighborhood; and
- Sited with adequate distance from competing
commercial uses, both within the Specific
Plan area and the greater Gilroy area, to
ensure a suitable Neighborhood market area.
The creation of Neighborhood centers is also
encouraged, clustering uses such as a Neighborhood
or community Park, school, day care facilities, and
Neighborhood - serving retail uses such as a small
bank branch, cafe, bakery, postal service, or small
grocery store. While the mix of uses needs to be
carefully controlled, they can have a synergistic effect
and result in a highly valued community amenity.
Such centers might even incorporate mixed use
buildings, with retail or office uses on ground floor,
and residential Apartment Buildings above. Like the
criteria for Neighborhood commercial development,
Neighborhood centers would also need to be sited at
the entry to the Neighborhood.
Response: The Glen Loma Ranch Specific Plan will allow for
a Town Center, two cu is park sites, a fire station and a
commercial opportunity site ileai. Ae '' 4.'w4lb?
l!rif: 7Lr C, f! 1 . c. In addition, the Town Center
will permit a mixture of retail and commercial uses with
residential units. (Pages 16 - 20; 58 - 83)
Glen Loma Ranch Specific Plan - Final is Section 4
S. LAND USE PLAN
The Land Use Plan is a schematic representation
of the Glen Loma Ranch Specific Plan. The Glen
Loma Ranch Specific Plan consists of the following
elements:
• Nineteen distinct residential Neighborhoods;
• A middle school site;
• 1_''_r; elementary school site -
011 )1-1 Ud_ -ilk. 1'.)
• Two Neighborhood park sites;
• A new fire station site;
• Town Center Commercial area;
• Preserved open space including the eucalyptus
grove and rocky knoll; and
• Major bicycle and pedestrian trial system
The Glen Loma Ranch Specific Plan's acreage breaks
down as follows:
f_atui b. se
�,h�ia'al�i�rt�is:
Natural Open Space
=43 '4" AC
Buffers alad ()llacr Ow t =`+ �a,Ac
=;.5 46- 4 AC
City Parks_mid Public Ooca Sn;icc!
Schools
Middle School (Existing)
17 AC.
ilk
Total
25.847 AC.
ResidentiaUL. ld
17 2.4441.4 AC.
Town Center
Retail—
6.8 AC.
Fire
1.5 AC.
Station
Total
' 6. 984 AC.
Other Commercial
1.0 AC.
Streets
411.4-32-4 AC.
Total Specific Plan Area:
359.6 AC.
Table _ tiil;ldc;lirnzza Acreage Breakdown
Glen Loma Ranch General Plan Designation
The Glen Loma Ranch Specific Plan area has the
"Neighborhood District" General Plan designation.
It is the intent of the Glen Loma Ranch Specific
Plan meet all requirements as set forth in the City of
Gilroy General Plan.
Glen Loma Ranch Specific Plan - Final 16
Glen Loma Ranch Zoning Designation
The Glen Loma Ranch Specific Plan area has the
"Neighborhood District" zoning designation. It is
the intent of the Glen Loma Ranch Specific Plan
to meet all requirements as set forth in the City
of Gilroy Zoning Ordinance unless specifically
addressed by the Specific Plan.
Based on the criteria established within the
Neighborhood District zoning designation, a wide
range of densities and residential product types
will ultimately be developed within the Specific
Plan area. Individual rezoning of individual
Neighborhoods will o,;: be necessary or required
as long as each neighborhood is developed in a
manner consistent with this document. As
established by this Specific Plan, each individual
Neighborhood has an anticipated or forecasted
mid -point unit count. This forecasted mid -point
unit count was originally derived from the overall
number of RDO allocations granted to the
Specific Plan area. It is expected that each
Neighborhood will develop close to the
forecasted unit count. This does not preclude any
Neighborhood from developing above the
forecasted mid -point unit count level and up to
the high -end unit count level as long as the overall
Specific Plan does not exceed the number of
approved RDO allocations and any future RDO
exempt units approved by the City of Gilroy.
Interrelationship of Residential
Neighborhoods and Other Land Uses
The Glen Loma Ranch Specific Plan proposes a
variety of residential densities to provide a range of
Residential ProductTypes contained within nineteen
distinct Neighborhoods. Each of the R
Neighborhoods are shaped and formed by preserved
open space, created open space buffer areas, as well
as by existing and proposed streets.
As shown in Table 2, (Page I7) the
different Neighborhoods provide a wide range of
Neighborhood sizes and anticipated Unit Ranges.
This diversity of sizes and Unit Ranges represent
a deliberate attempt to break the homogeneous
development patterns seen in Gilroy. This new
pattern permits the development of the Specific Plan
to develop in smaller individual Neighborhoods,
and allows for a mix of a variety of densities,
Section 5
product types and mixtures. This mixture of
sizes, unit counts and residential products are
consistent with the intent of the Neighborhood
District.
Nei boyhood Name
Approxirnate
Cross Area in
Low End
Unit
Count'
Forecasted
High End
Unit Count4
Mid -Point
Unit Count
Aces + -
Olive Grove
I3.5
99
I92
247
McCutehin Creek
2_7
32
38
44
Palorltino
5.7
48
57
66
Homc Rmich
7.7
52
62
68
Wild Chestnut
9.2
43
72
99
Montonico
11.7
85
Q8
110
Nebblolo
2,,.7
78
07
Ill
the Glen
5.4
22
17
31
Malvasia
14.0
I42
185
I96
Can -on Creek
9.-1
1 39
47
56
Rocky Knoll
4.2
30
33
37
Town Center Multi- Fanuly'
Ill.5
137
I89
197
Town Center Affordable
8.1
150
156
165
Luchessa
5.3
40
i4
68
Petite Sirah
10,6
31
85
108
Cabernet Elenientary School
44.O
40
144
4W,4
Mataro
1(1.t�
5I
61
96
I lie Grove
I 2.8
64
78
93
Vista Bella
24.6
I33
102
192
l or.,l
192.0
1,693'
-- Approved total RDO allocations limit development within the GLR Specific Plan, including proposed "I :ixempt' allocations, at 1,693 units
'N,sAb,,rh-,ds nix dcxclop be[o%% their lon end unit a?w pined a.hicvrs the lien *hborhood I)ntrict "bract" houatng miv
Per the proicct I )c%—dopmtnt Agrccmertt Sectwn 4 0 "Scni , / AI foi iablc I I t-no, the number f required ifi -iabl- unit ill b- PI 1)[11 WrIlIfl.11h r •du ccd 11
Elie ortal unrtr built ,nhm the .tipceil is Plan Arca , lc„ than 1 W13 ona,
'N,a all nrighb, ih ds will be ill-rod r. l t_at_rlwir 11 NA I_na f !nit Count. '1 he overall number (tuvr< built uirhin the Glen Loma I:an-h tipe Ic flan
Table 2 - Neighborhood Breakdown and Unit Counts
Glen Loma Ranch Specific Plan - Final I7 Section 5
Glen Loma Ranch Specific Plan - Final Old page I7 replaced Section 5
Appremmait* 25%Over 27% of the Glen Loma
Ranch Specific Plan area is devoted to the
preservation of open space and the area devoted to
buffering the open space. In addition, an
additional 3E 13.E acres or 44`30 of the Specific
Plan area is devoted to new City parks and public
open space. This means that a total of 108 21 12.1
acres or I 'N, of the Specific Plan area is
devoted to permanent open space.
The Specific Plan has set aside a total of I7.0 acres
of the Specific Plan area for a public school site,
which is now Ascencion Solorsano Middle School.
In addition, this c...,,.ific- Plan idespi -fie ..t
acre clementan- school was built in the Cabernet
Neighborhood, located in the southern portion of
the specific plan area. In response to input from the
City of Gilroy, I.5 acres has been allocated for a
new fire station site, to be located within the
Town Center area. This means a total of 8% of
the Specific Plan is devoted to public facilities.
The Specific Plan has allocated L112 to 7.8 acres or
2% of the Specific Plan area for
commercial /retail uses. The majority of this
commercial /retail acreage is devoted to the Town
Center area.
Residential Development Ordinance (RDO)
Allocations
The City of Gilroy has allocated a total of I443
market rate RDO allocations to the Glen Loma
Ranch. These allocations have been allocated over
a period of several RDO competitions. The
majority of units were allocated during the 2000
- 200I RDO competition. Table 3 depicts the
original distribution of allocations and the years
that the units were allocated. (The "Pre -2004
allocations include 30 allocations from the I999 -
2000 RDO competition, and 33 units from
previous allocations to Glen Loma Ranch
neighborhoods outside the Specific Plan.)The
project Development Agreement further sets
phasing and procedures for RDO buildout
schedule processes and extensions.
The balance of the total number of units within
the Glen Loma Ranch Specific Plan (the difference
between the total build out of I,693 units minus the
I,443 allocated RDO units) are e 2502p to 256
affordable units addressed in Section 10, entitled
"Meeting The City's Affm iabie Houimg Goals" (Page
82.)
Phasing of Development
The Glen Loma Ranch will develop numerically in
a manner consistent with the units allocated to the
Specific Plan area by the City of Gilroy's Residential
Development Ordinance (RDO) as shown in Table
3.
Pattern of Development
Generally speaking, development within the Glen
Loma Ranch Specific Plan area wil_is anticipated to
begin with the <V1sta Bella. Petite Sirah.
and Mataro nciv_}tborhoods.
, located at the southern
end of the project area. Development will proceed
from the north and the south to the center of the
project area in general accordance with yearly RDO
allocations as listed in Table 3. It is the intent of
the Specific Plan to have a series of neighborhoods
under construction concurrently throughout the
built -out of the Specific Plan.
Year*
RDOs Allocated
Pre -2004
63
2004
50
2005
50
2006
50
2007
50
2008
I31
2009
131
2010
131
201I
13I
2012
131
2013
I31
2014
131
2015
131
2016
132
Table 3 - Residential Development Ordinance (RDO)
Units as Allocated to Glen Loma Ranch by Year
'The actusl rmmn,,d the pr, lea L11,, it a subwr n. the terms of
t},e I )a A'pmcnt : \r reemrtzt.
Glen Loma Ranch Specific Plan - Final I8 Section 5
WAS CREEK
1 XISTING
DIRT ROAD
n:►r,!
171:
76 AIL a;• /
NOTE:
1. llt RMfI I IW,, WIl NWN'R UN 4W-11- 11NYRRI WA 1511[ fWMlfn MDMNr Wl Cd n.
IAIA17'A 4fN 1u- WRN SRUM MAN
7. tf f fIKUAIION UnlBll IAN YARIfnf51rM50f 011511! 111CYflf i g0IS1RIM RAfN / iRRll.
1 NR
fRW Cf 'lrAN7 ffWRur W ff RNl Y M 7lf0l 1 7
f Sl 0 u I. N
Nd11W fU1Q1ANI IRMn1UUU WSIUtAr A5lRlvF /OI IIAGS gA(rOT tilt
ulUl11 SU0ill IUIUMIM0l1f 11RNHMINX1 qR HCI AMI SICIMIII.
S. 1MAR Itl If tOMtf IIU fRkl M4 /R ASfINR IIAS MIR 40511110II W rIW IN
ffllwRCIAl OPO(M,Id.IrY
A, "At Mr-
f1A:511NAn IfrM)
w .��. (1ASS 11 BIR4f fNR NI111 tl'tIU WNR ON QA SIpf IIVY)
.-__ U:VANUIRAII
FIGURE 4
OVERALL SITE PLAN
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
Item VI.H. - Ordinance Approving Z 14 -01 Zone Change
1\ L 1
RUGGERI -Jr NSEN -AZAIII
FIGURE S — NOT USED
Note: This Figure was removed per GLR PUD Submittal
n . � ill . F . . � 7 _ C.. Fit _ 1� 7 _ ' T t
lOr �)peclllc rlawi n evlSlon 114 I k-1Ly 1-110 L V U. L. 1 Y -Of V l
(Ordinance No. )
Gen Loma Ranch Specific Plan - Final 20 Section 5
Specific Plan Standards Versus Guidelines
In order to ensure that the vision of the Specific
Plan translates to the ultimate built environment, the
Glen Loma Ranch Specific Plan has set forth a series
of Standards and Guidelines.
Standards versus Guidelines
Specific Plan Standards and Guidelines for the Glen
Loma Ranch Specific Plan are intended to create a
sense of corrununity and identity which is reflective
of Gilroy's historic residential character, and provide
a framework which permits appropriate flexibility
in the ultimate configuration of development. The
standards and guidelines that are established in the
Specific Plan apply to all of the development
within the Specific Plan as identified by land use or
development type.
There is a clear distinction between "Standards" and
"Guidelines ", described as follows:
- Standards are mandatory requirements that
are enforced by terms such as "shall" or
"will ".
- Guidelines are suggested or encouraged
but are not explicitly mandatory. However,
their intent represents an objective of the
Glen Loma Ranch Specific Plan and as such
they are intended to be followed in spirit if
not literally. Thus, guidelines leave some
flexibility for design creativity to meet the
intent of the guudelule and are proni iikated
by terms such as "should" or "may ".
The following Land Use Standards are comn-lon to
all Q
Specific Plan:
LUS -$ - Lach Neighborhood w'rh'n the Specific
i'iai i =.1hall recognize the importance Of the
i
rc�tOt;al. �C(i�Traplhy' and ❑atU] -a. feai'U;i'S
�silcn as -,v000lamcls, cre.eKs, riparian
corridors, etc-) by observing the setbacks as
established within 1.11e Snecilic flan
LUS -2 - l-he Neighborhoods within the Specific
I lan shall provide .Usual af well as ph„ ..,a<
acre,=: to he natural f: attar: 4 b ins* preserved
and enhanced subject to environmental
considerations where appropriate.
LUS -3 - Each individual Neighborhood will be
assigned a range of residential units for the
Neighborhood as well as a listing of
potential Residential Product Types
available for the Neighborhood.
Residential Neighborhoods ims: develor
specified
Ilk i Unit �'_flflge _'. r for said
Neighborhood.
LUS -4 - Due to restrictions
'- .. the Specific Plan unit
count cannot
exceed I,693 units unless additional
RDO allocations, affordable, senior, and/
or exempt units are granted to Glen Loma
Ranch by the Gilroy City Council, and
the specific plan is amended to reflect to
additional allocations.
LUS -5 - Each residential Neighborhood within
the Glen Loma Ranch will allow for a
range of residential units in each of the
Neighborhoods, and the
aggregate residential Unit Range for the
entire Specific Plan must meet or exceed
the "minimum" inix as established by the
"Neighborhood District" land use
category of the General Plan. The unit
count of individual Neighborhoods within
the Specific Plan area may vary so long
as the maximum number of units within
individual Neighborhoods do not exceed
tl ?e lscinn 4 }- - ell l ,Tn r t of said
nel(Thborhood.
L.USS-6 - T he i,._,
identified a variety of potential Residential
Produce Types for cacti Neighborhood.
lzui�dcr: - -. .:_ _.;nsrc__ Vii(;, -•_ -hg .. ctia_
are consistent with Or representative Of the
f _ _I -. i- -.. -i L. -...
tvpo l)i i i =_,ttit i._ii p 'i.)i -ii_f % ,i_i ills .
Nc 11,
r VT11 n TI 11 . , r 1
L;UtS -! - i- tit: oui_ ci Vl, ai i)- Ncibhl`((7- .l(.,Oli
i menu r aucc!
to consider ci or res.d.co-6a] `.� «( J,
1 1. Jllt:c
types, a l,Wl Shall not be _,AriiA 4 as to tilt.
nuinbe.r of types of, resi,ientia.i_ t�ruduct that
,
can e. used in a "eigiibornood as long as
aeth Loma P_andh tipeciftc F'l,uh - ! •irial - i SfCC1011 6
the proposed Residential Product Type is
consistent with the type of residential
products specified for the residential
Neighborhood does not exceed the Unit
Range of the Neighborhood.
LUS-8 - Residential units will be allowed to
"back" or "side" onto open space areas
subject to the standards and guidelines
within the "Open Space, Parks and
Recreation" section of this document.
LUS -9 - NekMmrhood Product Differentiation
Standard: In order to provide the Glen
Loma Ranch community with more
diverse residential communities within the
Specific Plan area, neighborhoods with a
forecasted midpoint unit -count that
exceeds one - hundred (I00) units,
excluding the Town Center R- 4MLIlti-
Family and SH;}9rAffordable Housing
neighborhoods, can have no more than 60
percent of any one residential housing
type. In the event that a neighborhood with
a forecasted mid -point unit count over
one - hundred (I00) units submits plans
with a unit count significantly below the
forecasted mid -point unit count (80% or
less than the forecasted mid- point), then
the Neighborhood Product Differentiation
Standard will not be required. This rile is
quantified for the applicable
neighborhoods as follows:
a. If the Vista Bella neighborhood
develops with more than I30 units
total, then it must contain at least
two -2) different product types, and
one of those product tomes cannot
toral more than 97 units.
b. If the Olive Grove neighborhood
develops with more than _154 units
total, then it must contain at least
two (21 different product types, and
one of those product t,-pes cannot
total more than 11 i units.
c. If the ,Vlalvasia neighborhood
dcvelo�s with more than 148 units
total, then it must contain at least
rwo (2.) different product types. and
one of those product trvVes cannot
total more than I I I units.
The Product Differentiation Standard
shall also apply to Contiguous
Neighborhoods. The Product
Differentiation Standard does not apply in
the Town Center.
LUS -10 - Ndghborhood Focal Points: Each
Neighborhood within the Specific Plan
will be required to provide a
Neighborhood Focal Point. The Focal
Point can be located adjacent to preserved
open space in an effort to better blend the
natural and built environments, or could be
located within the middle of a residential
Neighborhood. Examples of
Neighborhood Focal Points include Tot
Lots, Passive Parks adjacent to preserved
open space, Pocket Parks and other
community amenities.
LUS -11 - Streets, and /or trails shall link schools,
parks, commercial areas, and residential
Neighborhoods to ensure pedestrian access.
Glen Loma Ranch Specific Plan - Final 22 Section 6
7• DEVELOPMENT
STANDARDS
The tables set forth below and in the following sub-
sections define lot size and configuration, lot
coverage, setbacks, height and other requirements
for development of property within the various
Neighborhoods of the Plan. These development
Standards are mandatory, while the Guidelines are
advisory. Used together they are intended to create
the community character envisioned in the Specific
Plan, and they must be considered together in
making administrative decisions on the consistency
of any proposed development with the intent and
design objectives of the Specific Plan.
Lot Development Standards
The residential portion of —the Glen Loma Ranch
Specific Plan is made up of a series of
Neighborhoods providing a range of densities and a
mix of housing types.
The Specific Plan provides for various building
types and lots within each of the Neighborhoods,
along with development standards as described in
the tables below.
Residential Product Classifications
In order to provide a diverse community that is
reflective of the older patterns of development
within Gilroy, the Glen Loma Ranch Specific Plan
establishes four classifications of Residential
Product Types within the Ranch. These
classifications are:
- Single Family Detached
- Single Family Attached
- Multi- Family Attached
- Town Center Flex Residential
In order to achieve community diversity a range of
architectural styles and densities, and a variety of
Residential Product Types are allowed within each
of the four classifications listed above. These
Residential Product Types and densities are
outlined as follows:
Table 4 - Product Type - Density Matrix
Glen Loma Ranch Specific Plan - Final 23 Section 7
Residential Product Type
Typical Range of Lot Sizes
Auuroximate Density Range
SFD
Compact Lots
2,400 sq. ft. to 4,999 +/- sq. ft.
6 —11 du/ac
Small lot front load
2,400 -4,999 + / -
44 8 — 11 du /ac
Small lot alley load
2,(aOQ .400- 4,999 + -
6 — I I du /ac
Paired Z
3,8882.400- 4,999 + j _
8 — 9 du /ac
Cluster/ courtyard
_' —,598' 400- 4,999- /'-
9 — 10 du /ac
SFD
Traditional Lots
5,000 sq. ft & larger
3 — 6 du/ac
Village lot
5,000 -7,500 -
4 — 6 du /ac
Garden lot
7,500 & up
3 — 4 du /ac
SFA
Single - Family Attached
8 — 22 du /ac
Duplex
8 —9 du /ac
Triplex /Four -plex
9 — 11 du/ac
Townhouse /Rowhouse
12 — 14 du /ac
Manor Homes
13 — 22 du /ac
Combination - Condominium
13 — 15 du /ac
Stacked Flats
17 — 22 du /ac
MIA
R-4-Multi-Family Attached
17 — 30 du /ac
Apartment Buildings
17 — 22 du /ac
Condominium
17 — 22 du /ac
Table 4 - Product Type - Density Matrix
Glen Loma Ranch Specific Plan - Final 23 Section 7
Single Family Detached
Within the Single Family Detached classification
there are a range of Residential Product Types and
densities that are basically divided into I) higher
density "Compact Lot" products, and 2) relatively
lower density "Traditional Lot" products. These are
described as follows and are depicted in the attached
exhibits.
Compact Lots
Compact Lots range in lot size from 2,400 sq. ft. to
4,999 sq. ft. and result in densities generally ranging
from six to eleven units per acre. 1.)'. it,
i _f(• _Compact Lot
sizes are smaller than traditional detached product
lots and generally range from 40 to 45 feet in width
and from 70 to 90 feet in depth.
These lot products typically have relatively smaller
floor areas and reduced private yard areas, and are
typically intended for specific market segments such
as first -time buyers (lower price points) and move -
down empty nesters (less maintenance).
Typical Compact Lot Residential Product Types
include:
Front- ;T:,,,��_, . , � :�
homes.
• Rear_,,: _
L- �ad_or alley homes.
e Paired Z lots that share usable lot area with
a use easement and have one semi - recessed
garage, and one fully recessed garage on the
adjacent lot to enhance the street scene.
• Cluster /Courtyard homes that share a motor
court access and are typically grouped in pods
of 4 to lt> lots.
Typical lot sizes and densities are shown below in
matrix format and examples of product site plans
follow.
CompactLot
Minimum Lot Size
2,400 sq. ft.
Minimum Lot Width
40 ft.
Average Lot Coverage'
65%
'Average is calculated by Builder project with no more than I0% variation
in lot coverage from the expressed average. _ .
Table 5 - Compact Lot Dimensions
Cluster /Court Lot
Minimum Lot Sire
2,500 sq. ft.
Minimum Lot Width
40 ft.
Average Lot Coverage '
65%
'Average is calculated by Builder project with no more than 10 %, variation
in lot coverage from the expressed average.
Table 6 - Cluster /Court Lot Dimensions
Glen Loma Ranch Specific Plan - Final 24 Section 7
Figure 6 - Example of Alley- Loaded Home Layout (Note that
all dimensions are illustrative only. )
Glen Loma Ranch Specific Plan - Final 25 Section 7
STREET
>'
PARKWAY
I
SIDEWALK
�
� I
I•
x
Plan 3
Plan 1
Plan 2 X'
w
5
X
X
is
X•
ACCESS LANE
X
X
X Plan 3
Plan 1
Plan 2 X
®
( ,.
iC iC
,
X
K
X
SIDEW ! I
I
•
PARKWAY
-
STREET
Figure 6 - Example of Alley- Loaded Home Layout (Note that
all dimensions are illustrative only. )
Glen Loma Ranch Specific Plan - Final 25 Section 7
Figure 7 - Example of Cluster /Courtyard Layout. (Note
that all dimensions are illustrative only. )
Glen Loma Ranch Specific Plan - Final 26 Section 7
roc'
xx'' aoc' xx' roc'
aot'
roc'
AAt
11 5.6
Ac. I., w
51DEWALK SIDEWALK
PARKWAY PARKWAY
Figure 7 - Example of Cluster /Courtyard Layout. (Note
that all dimensions are illustrative only. )
Glen Loma Ranch Specific Plan - Final 26 Section 7
Y �
AERIAL PERSPECTIVE OF
TYPICAL CLUSTER
Approx. 1300.1800 s.l 111.3 d&LJL
Figure 8 - aerial Perspective of a typical cluster
ID K
P' >.
K L ` z
L D _`"f'
D :.K -- MB
B r=
,-Sr -) t-
B.,
R
Figure 9 - Plan View of a Typical Cluster. (Note that all
dimensions are illustrative only. )
N
Glen Loma Ranch Specific Plan - Final 27 Section 7
Traditional Village and Garden Lots
Traditional Lots, which include Village and Garden
lots, range in size from 5,000 sq. ft. and up, and
r;!li� _result in densities ranging from six units
per acre and lower. Lot sizes are typical of
traditional Neighborhood subdivisions and
generally range from a4 45:: to 85 feet in width and
from I00 to I20 feet in depth.
These lots permit relatively larger floor areas and
larger private yard areas, and are typically intended
for market segments such as move up buyers or
buyers with larger families.
Traditional lots typically have front accessed garages
;.; i::.. i ,a,I,-J due to wider lot
configurations. Wider lots ! :'r :_ r .:I :u :iii''; allow
more building architecture to front the street, and
the option of swing -in garages.
Traditional lot sizes and densities are shown in
Tables 7 and 8 and in the following examples of
product site plans.
Traditional Village Lot
Village Lot
Minimum Lot Size
5,000 sq. ft.
Minimum Lot Width
45 ft.
Average Lot Coverage '
55%
Traditional Garden Lot
Garden Lot
Minimum Lot Size
7,500 sq. ft.
Maximum Lot Size
No maximum
Minimum Lot Width
65 ft.
Average Lot Coverage `
55%
Average is calculated by Builder project with no more than 10 "— variation
in lot coverage from the expressed average._.; .__ ir,___.._.___.___
Table 8- Traditional Garden Lot Dimensions
>CK. )0(1 X.
I
Plan 2
®
Plan 1
-- - --
�A.
(�
- --
Plan 3
A
®
I
i
SIDEWALK
PARKWAY
Figure 10 --Representative
- Traditional Village Lot. (Note that all dimensions are illustrative only. )
Glen Loma Ranch Specific Plan - Final 28 Section 7
60'
FRCNCN COL ;NTRY
ONE-STORY
60' 55'
S
SANTA BARBARA
TWOSTORY La.
6 —H. A—
TRADITIONAL HOMES • Fr4.01 k6da'd
ONE 5 TWO STORY MOM[5
55. 60'& 65'V 100 LOT SIZE 5
176C
65'
.f
PRAIRIC
TW OSTORY
f'
3siftii i 2* 001-
vAH1fC �
srTBAC.-
Figure 11- Representative Traditional Garden Lot - Front Load (Note that all dimensions are illustrative only. )
?OC xx XX r
A,
AA
#
A Plan 2
.x.
Plan 1 Q
.
-A
Plan 3
3i
C
•
�I
X*
sm�
PARKWAY
Figure 12 - Representative Traditional Garden Lot. (Note that all dimensions are illustrative only.)
Glen Loma Ranch Specific Plan - Final 29 Section 7
Single Family Attached
The Single Family Attached classification is
comprised of units connected by adjacent walls in
various combinations and lengths. The single -
family designation implies that these are individual
ownership units, usually combined with a common
ownership interest for common areas and amenities.
Due to the multiple designs possible, no minimum
or maximum lot sizes for Single Family Attached
units are specified.
A description of the Residential Product Types of
Single Family Attached units follows.
Attached Units
Attached
Minimum Lot Size
N/A
Maximum Lot Size
N/A
Minimum � Width'
20 ft.
Maximum j—. - Width'
3S h.
Average Lot Coverage '
7S%
Orientation of Homes
f=ront on to streets
or central
landscaped green.
Minimum and maximum widths are per unit.
- Average is calculated by Builder project with no more than 10% variation
in lot coverage from the expressed average...,
Table 9 - Attached Unit t-:et- Dimensions
Duplex
In the past, the term "duplex" has been used by the
City of Gilroy to define both a zoning or density
designation and type of residential structure. For
purposes of this specific plan, the tern "Duplex
Units' are two units attached by an adjacent wall,
Ai_I �i These units
usually sit on adjoining lots with the adjacent wall
on the adjoining property line. They are often
designed to look like one slightly larger Single
Family Detached home and usually have integrated
garages. Due to the multiple designs possible, no
minimum or maximum lot sizes for duplex units are
Speci ieci.
Glen Loma Ranch Specific Plan - Final 30 Section
Manor Homes (Rear Load)
Usually a Triplex building__!: consisting of
two or n Townhomes -"i - I)Ll,, ��.���:� �.i•: carriage
unit::; ` over the garages. They are designed to look
like one larger Single Family Detached home,
sometimes referred to as a "manor home ". They
have integrated garages accessed from an alley. Guest
parking is usually located in the alley or on the street.
I _ ,
N
6
Figure 13 - Representative Triplex/
Figure 14 - Representative "Manor" Home Configuration
iNnt,. Ih- all di. ureinny •�i ell,,a r•, t;;� „�I�
Glen Loma Ranch Specific Plan - l'Mal 31 Section 7
ACCENTUATE -MANOR-
CONCEPT 11
- STREET i
ONNE S Tt�RY i AZ l; U
PARKWAY
Xoc
M
,l
j 3 d� i 4 i 2 3
�
t I
LAK
1 ? o
?oc�
GUEST PARK.NG XV
1
I REAR LANE 24', PROPERTY LINE
_
I
1
1
Figure 14 - Representative "Manor" Home Configuration
iNnt,. Ih- all di. ureinny •�i ell,,a r•, t;;� „�I�
Glen Loma Ranch Specific Plan - l'Mal 31 Section 7
Townhouse/Row House
Townhouse units are typically 4 to 8 units attached
by adjacent walls. These types of units are typically
two story units but may also be one- story units,
especially the end units. Garages may be integrated
into the residential structure or separated as a group
of garages or carports.
Townhouses and row houses are designed to be
linked in various configurations (4, 5, 6 or more
units in a "block ", which differ from Triplexes and
Four - plexes, which are typically designed as a single
block, and rarely re- configured.
_ s
J irr.
Y
z
..." ! .� - 1 awllnonse/ 1.ainninatirn- l.oniioniiniijm vrodiier - Attached
Glen Loma hanui Sueciiic Pian - r nai
L
Z�
s e F
n �
z
..." ! .� - 1 awllnonse/ 1.ainninatirn- l.oniioniiniijm vrodiier - Attached
Glen Loma hanui Sueciiic Pian - r nai
7,
0
xK
SIDE ELEVATION
T,_., 77. 17, *
gn".
ri igu!-A 16 -Representative Multi-Familv Attached Units
H H
L 1
Li
I ill
f I-
n'T
L
17
>
L
L
F tLINT1111
I�,�f
L
��
I ��I
d
� ��I`�f A�
Gni Loma Ranch -ptofic Piaui - 1:11-1lul -eclioll
Combination- Condominium
The Combination - Condominium product is a
combination of predominantly townhouses and
some flats, with the flats located over garages as
"carriage" units. The addition of the carriage units
allows this product type to achieve a slightly higher
density than the townhouse product by itself.
Buildings are two stories and garages are typically
integrated into the building with direct access from
garage to unit. When built, the Combination -
Condominium looks very much like a townhouse
development. This product must be sold as
Condominiums because the flats are not in contact
with the land. (See the definition of Condominium
in Appendix A)
"Manor" homes, as referred to in various sections of
this document, can also be a "Combination-
Condominium" of three or four designs so that the
exterior of the structure appears to be a single, large
home.
Stacked Flats
Stacked flats are comprised of individual units
(flats) stacked vertically, typically in two and three
story configurations. These units are usually referred
to as "stacked" because similar units sit directly on
top of another unit. Garages can be separated or
integrated into the building. This product must be
sold as a Condominium.
Typical lot sizes and densities are shown in the
"Product Type- Density Matrix" (Table 4).
44- Multi- Family
The multi - family attached classification is
comprised of units connected by adjacent walls in
various combinations and lengths. While a multi-
family designation usually implies rental units,
ownership units are not precluded by this product
type.
Multi - family attached units can be rental apartments
or for -sale Condominiums, They are configured as
stacked flat units in two to four story buildings.
Garages are typically separate but some may be
integrated into the building. Typical lot sizes and
densities are shown in the "Product Type - Density
Matrix" (Table 4) Wit', t�ii u ; _ l e�i n i n o
Figure 18
Representative Townhouse /Combination- Condominium Product - Attached Units (Note that all dimensions are illustrative only.
Glen Loma Ranch Specific Plan - Final 34 Section 7
STREET
PARKWAY
SIDSWA[K
i
! rt tf # 3
e s • �e
I
� AA AA
# ZI #
ACCESS LANE
Figure 18
Representative Townhouse /Combination- Condominium Product - Attached Units (Note that all dimensions are illustrative only.
Glen Loma Ranch Specific Plan - Final 34 Section 7
The Specific Plan allocates the building types /lot
sizes described above to the various residential
Neighborhoods or development areas in a pattern,
which allows only certain building types /lot sizes in
each Neighborhood. The larger lot building types
are permitted in the Neighborhoods that are
naturally configured to most easily accommodate
them and the smaller lot types and attached
products, at a relatively higher density, are permitted
in Neighborhoods adjacent to major arterials and in
the Town Center portion of the plan. Permitted
lots /building types by residential Neighborhood or
development area are defined for each of the
individual Neighborhoods it ` ec! , t._, , 9.
Town Center Flex Residential
The Town Center Flex Residential designation is
intended to provide flexibility in developing the
Town Center portion of the Glen Loma Ranch
Specific Plan. This area is envisioned to be a mix of
uses combining commercial, residential and public
facilities, with the final mix of uses determined by
market demand and timing of implementation.
Residential Product Types allowed within the Flex
area include all of the single family and multi - family
attached products described above. One additional
Residential Product Type that could occur here is
the "Live /Work Units." Live /Work Units
combine a commercial or business space on the first
floor with a flat or townhouse residential unit above
it. The concept is for the business proprietor to live
above his business with direct vertical access from
the business to the living unit. Specific densities for
this type of unit are difficult to calculate as they are
incorporated into commercial developments.
Depending on the number of units incorporated
into a commercial complex, densities might
approach the townhouse density of I2 to I4 units
per acre.
Building Siting Standards (BBS)
BSS -1 - Buildings shall be sited to front onto
Neighborhood streets, preserved open
space, open space buffer, Focal Point, or
park.
BSS -2 - Primary entry doors shall be on the
front elevation facing the street or park.
BSS -3 - Varying front /street elevations shall be
utilized. Builders shall provide at least three
floor plans for each housing type being built
and each detached plan shall have a
minimum of three different architectural
elevations
BSS -4 - Corner lots have high public realm
visibility and the architecture shall reflect
this prominent visibility through detailing
and material selection.
BSS -5 - Attached units shall front onto streets
or may be grouped around a central green
which as a whole fronts to a street. Attached
units in the center of a development may
face onto a central courtyard.
BSS -6 - Attached units which front onto a street
must have some building entries that orient
to a-) h,,i i street.
BSS -7 - Over fifty- percent (S0 %) of street level
building frontage along a "primary" street
shall be devoted to retail /commercial uses
in the omTii; ;� -: z± cic - rw Town
Center. (Exceptions to this standard may be
granted by the Gilroy Community
Development Director.
BSS -8 - Buildings on corner lots shall be located
on the street intersection and should
generally orient to the primary street, with
the major entry at the corner.
The development standards matrix on page 37 sets
forth the Building Envelope Standards for each of
the Residential Product Types permitted within the
Glen Loma Ranch Specific Plan. These standards
address primary residential buildings. Garage
envelope standards are addressed under
development standards RPS -I found on page 38.
Town Center Multi- Family Standards
TCMF /OSS -1- Provide private open space
adjacent to each unit, and private open space
should be partially screened from common
open spaces to delineate the edge between
public and private open space.
TCMF /OSS -2 — Provide pedestrian paths to
connect parking, open space and recreational
facilities.
TCMF /OSS -3 - Use fences, arbors, trellises, and
Glen Loma Ranch Specific Plan - Final 35 Section 7
hedges to define and separate outdoor
recreation areas.
Parking Lots & Garage Standards
TCMF/PGS -1 - `'''!:c° ,_; _,c.:. Trash enclosures
with solid screening shall be distributed
throughout a development and sited to allow
vehicular access from pick -up vehicles, and
consistent with City of Gilroy standards.
Site Organization Standards
TC /SOS -1 - Parking shall be screened i :.)
lzl;c. sr; ; by landscaping or Town
Center Buildings.
Additional Building Component Standards
TC/ABCS -1 - All ground or roof mounted
mechanical equipment shall be integrated
into the building design and /or visually
screened from view by fixed screening or
landscaping. Screening shall be in a manner
consistent with the building facade.
Parking Lots, Garages &
Delivery/Loading Areas
TC/PGS -1 - Trash enclosures with solid
screening shall be distributed throughout
the delivery or service area and sited to
allow vehicular access from pick -up
vehicles and shall be consistent with city
standards.
TC/PGS -2 — Delivery and loading docks shall be
located to the side or rear of buildings and
visually screened from public view, as well
as to limit noise impacts on any adjacent or
near by residential uses.
Signage Standards
TC/SS -1 — For the Town Center overall signage
program, individual signage and storefront
criteria shall be part of the overall Town
Center design submittal, and will be subject
to review and approval by the Glen Loma
Ranch Master Developer and the City of
Gilroy review and permitting process for
signs.
Glen Loma Ranch Specific Plan - Final 36 Section 7
Glen Loma Ranch Specific Plan - Final Old page 37 replaced Section 7
i:. -,..,r
nicer
J
S-rci? C�
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ft.
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Ahnimum
8,000
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sq.
l�r; -'-� :� •: —ter--
Glen Loma Ranch Specific Plan - Final Old page 37 replaced Section 7
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Glen Loma Ranch Specific Plan - Final 37a Section 7
T 4BLE 10— B( L.UING ENS ELOPE STANDARDS
Buildin_Tipe Front Setback'-9 Side Setback--' Rear lard- Height' Bide, Separation"
Bldg, I Garage I Porch 1" Floor 2 "' Floor Building G Front to Side to
Fie( J0,11 Min.' Face 610 Side or Sider`
to Front
Traditional Garden Lots:
Mina _ . , ,,i. .. , ; ;, ,,radix 0, sheets 7 & 8)
Central block,
Front - Loaded
(iarafZes:
Recessed [font- Vacitw
Side -drive Garage
Swim -in Garage
15 31
18 f 34'
1� 311
h
6x`(16- total;
20
1
I
13 r261
281401
n/a
Corner lot,
Front- Loaded
Garage same as
central block, above
15 '31
1� 31
10 r261 (u
12 [281 ice side
-)0
—
Side street. 6
street, 6
at interior side
-
(a interior
side
(20 (361 total)
Rear-Lane/Alley-
15 26
n`a
26
6
It) [261 fir side
6 %(16- total)'
201
3 ;'
Loaded
':me at rear of lot)
nner lane loaded lot min.
vard setbacks:
(al I other setbacks per
12 [2291 (d side
street.
6,'a inm ioi
street.
6 ri interior side
above
side
20 [ 161 total -
All setbacks are shown infect, are minimum dinten,wn,. and :uc mc:uufCd t "ioin pi (merry line unless other« i,': iwtcd1
Non- bracketed setback-s apply to lots on private streets with the property line at back of walk, or curb edge- of-pavement if there is no sidewalk.
Bracketed setbacks anoly to lots on public streets that contonn to the Gilrov street standards adonted in February of 2006 tpronerty line at face of
curb .
Rear setbacks for lots on lane. shall Ne measured tram the property line, unless the property line is within the paved area of the lane. in which case
the setback shall be measm•ed from the edge of the lane pavement.
Height is measured in stones. There are no limits on story heiehts, in order to encourage diversity in housing design.
Side vard setbacks for attached products refer to side vards at a street and between adjacent multi -unit lots, not to setbacks between the individual
units in one structure.
Lane accessed garages face shall have a three (3) foot nummum setback to garage face and second story living area shall be setback an additional
two (2) feet from the enrage face. Also see Note 10.
Total 2"' story side vards can be achieve by stepping the building second story on one side, or both sides.
Compact lots 45' or nan-ower in width may have minimum interior side vards of 4 feet, and a minimum building separation of feet.
Location of the PSEi and the desired Placement of the vard fencing or ciaryways may require a lareer side comer or front setback.
Garagc vehicular entrances shall N set back such that they have either a maximum of five (5) feet. or a minimum of eighteen (19) feet between
the face of the garage and the back of the sidewalk, m to the curb or edge of pavement if there is no sidewalk.
"Garage min. setback can be reduced ifthe sidewalk meanders, and the garage door placement complies with Note 10.
' -Lot N)rderinn ripen snace will be con,idered "central block" for the punwse ofestablishine minimum side vard setbacks.
''Architectural nroiections such as chimneys, staircases, media nooks, etc, can encroach uo to 2 feet into anv setback. For interior side vard, a
minimum distance of'3 feet shall be maintained between architectural proiection and property line.
"Swine -in and 'or side access garagcs will aonk to Villaae ncwhborbomts only when the typical lot for a product tvpe is oreater than sixty (60) feet
wide.
Side -to -Side buildinf- separations arc for first floor. Second floor separations will be dictated by required second floor side vard setbacks
When garage and or accessory units are separated from the urinary residence on a lot. the minimum distance between buildimLs on that lot shall
be 5 feet.
Table 10 - Building Envelope Standards
Glen Loma Ranch Specific Plan - Final 37b Section 7
Use
Minimum Spaces Per Unit
Attached Units
Same as City zoning standards
Detached, 4 bedrooms
or less
2 garage spaces
Detached, 5 bedrooms
or more
3 spaces, 2 as garage
Table 11 - ParkingDinientiiot}sl etas ^. i�r'iJa`rJtti
Residential Parking Standards
Parking requirements, parking dimensions, and
allowable garage types are defined in this section.
Requirements for the location /siting of garages on
individual lots are described further in this section.
Parking requirements are shown in the matrix.
RPS -1 - Garage parking space jo ias_ j
dimensions shall have a minimum length of
20 feet- ++i=r easured from the garage door
and a minimum width of I I feet Io1- 1'11 :;
ScC flhli: lij ioC -}:.t ",u:.
T= y, pe of Garage
Fr ofii
sst"
Rehr
i i.
Mill.
IMiit.
t>fiF+
'_-oS -5,
l
SRI Ile-
'- �- '.z��•r;- '?n =l;- ..-- ,a- !::s�c+�+rtt•�kr:�el - -,..+ 3:Tt•::;- rr+>rm -.
�., Lei-«,;: t- �.•.:- .„r:r;1.- s>r- .h- :�: <k -u ' --�- ! 9:.- c- +. - «ir: �,r�il';ir
�i •nr�..r- �- rH + -.�.He rr. -, +ir i, � „�.;•r,r' -I -ii �[, +.- .- � >c,,,•zi -uni n�ia�uv i- f- ,- sir * -,t
- I��li
Y4:.i+ zf ' i +?cam
Table 12 - Gm-age
Residential Garage Standards
There are four allowable garage types for Single
Family Detached homes that are described as
follows and depicted graphically:
RGS -1 - Recessed Garages— t=1-+ face and are
accessed from a public :vri,<ut_ street
This type of garage is located
on the front portion of the lot and is attached
to the residence. : \ i ! 1: 3I
RGS -2 - Side -drive Garages have a longer driveway
that allows the garage to be placed farther
back from the street ,-;n �i l:r(li i- io_i -i, <4
They can be attached or detached from the
residence. 1 -aa ,i>i:al rr rliJr
RGS -3 - Swing -in Garages are located on the
front portion of the lot i;D and
are attached to the residence. However,
arire ;< :_ :: Jr d: c;; not face the street.
RGS -4 - Lane or Alley 1 ;`•.,-cc_sc�! Garages
are accessible from lanes;� located to
the rear or side of a lot .1.) J,, J ). They
can be attached or detached from the
residence.
RGS -5 - In order to ensure that a garage driveway
is long enough to accommodate a standard
vehicle, or to prevent a standard vehicle
from parking _, e over rh::.
garage setbacks shall be r: er no
,
- - -- — --
more than five feet. eF U,N.enF-,- Ll rrn: ecn feet
or greater. �..:? 1Lc.�i 1 Vi _i ;..Cy_�1� x1;' LO
i )i l \.;1'; cut,
,er rt, : no ;;,i :•.;zi1. (Garage
development standards are presented in
Table 4210, � . }rrt T _kt' rrk,,i_uild;nc
_
I -), Standards " —k>t ...) Garage
i,c�r�c:
location, configuration and access shall be
dictated by the type of garage and the
building type /lot size to which it is
associated.
RGS -6
01 � , n t_��
rshall be setback at least five feet
behind the front facade or building plane of
the house .,nt -lo, �,Jcd
RGS -7 -At least 20% of the 1 [,)nT� �:JCi;; e houses
in
1:111,' ii)i.i� c. =iC! L!MJ1 „i-
:Ic b M: ,
sick - c;t , c garages located on the rear
portion of the lot - ;AA`i P ,111 l ; :
J or
utilize swing -in garages. 1 he ir;o -;❑
Glen Loma Ranch Specific Plan - Final 38 Section 7
I ;! 0
RGS -8 - Three -car wide garages in the same
plane are prohibited.
RGS -9 - Swing -in garages shall not exceed 2
cars in width _ irld_t= .�i c us(',1 r!
ot moi rli,.r.
ar:
Design Features Standards Common
To AkVarious Styles
The following design standards apply to all
applicable residential Neighborhoods (as
indicated), regardless of architectural style.
CDS -1- Each detached residential development
is required to - incorporate -at - least- three
of the seven architectural styles
with no individual style
comprising more than 35% of the total
units in the development.
tO C011k il-T1 i:-
devello�fiief) js at least four of the
architectural styles
i!l+ a [fie' e iii gym:
, 8 Pi rill
i . � lie �r�r:?.I uru!i:: ;;, t"t� � ::�•, lor�n:•rr�1r.
CDS -3 - Each detached residential development
is required to provide at least three floor
plans for each Residential Product Type
being built, and each floor plan is required
to have a minimum of three different
architectural elevations.
CDS -4 - All detached residential buildings that
face an adjacent street, park or open space
shall have articulated elevations.
Articulation should be achieved through a
combination of the following techniques:
the building.
o Varying building heights and roof
planes within each street block.
• Avoiding two story box massing by
stepping back portions of the front and
side setbacks of the second story and
providing "shouldering" of street
elevations which step the building mass
down from two to one story at corners
and periodically along a street frontage.
(See figure I9 - "Examples of Varying
"Mass" of Homes.
CDS -5 - Front porches shall be covered with a roof
that is supported by posts.
CDS -6 - All residential garage doors visible from a
street or park shall consist of articulated
panels.
CDS -7 - Street facing elevations on attached
products shall have additive or subtractive
elements to help break up the mass of the
building fi4ade. Additive elements include
dormer - windows, - porches, -bay - windows,
and exterior stairs. Subtractive elements
include carved openings, niches, windows and
doors.
CDS -8 - For all elevations that are la-i.= =rear-
facin <_,,1 _, . ,nc, no less than two - thirds
(2/3) of the second story building mass
shall be setback -- _'_feet deeper than the first
floor setback.
CDS -9 - L ?..:11 : accessed products._.n
-shall provide solid visual screening
for trash containers adjacent to the lane.
o Incorporation of porches, balconies,
bay widows, or other features
appropriate to the architectural style of
Glen Loma Ranch Specific Plan - Final 39 Section 7
. R "o VAIN20
As stated previously, the Glen Loma Ranch is
divided into nineteen distinct residential
Neighborhoods. In addition, the Specific Plan area
also has designated the Glen Loma Ranch Town
Center, as well as other non - residential uses. This
section provides a brief description of each
Neighborhood and identifies unique characteristics
that must be factored into the final design process.
Olive Grove
Area: 4 ?- 1 :;.S +/- Acres
Unit Range: 4-}?')_?- 247 Units
Forecasted Unit Count: I92 Units
Olive Grove Overview
The Glen Loma Ranch Specific Plan has identified
two options for the McCutchin Creek drainage
swale. The first option is to relocate this artificial
channel to an alignment adjacent to and parallel to
Santa Teresa Boulevard. The realigned channel
would then be integrated with the proposed Santa
Teresa Boulevard Class I trail. Because the channel
would be lengthened and revegetated to become a
more natural creek than its existing condition, this
realignment is viewed as a positive environmental
enhancement to the artificial channel.
The second option is to leave the swale in its
current alignment. The swale would be vegetated in
a more natural condition. A fifty (50) foot
development buffer on both sides of the swale
would be established on each side of the channel,
measured from the centerline of the swale. An
alternative development buffer would be a one -
hundred (I00) foot buffer on the side of the swale
adjacent to the Solorsano Middle School, and a
twenty-five (25) foot development buffer on the
opposite side of the swale. The second drainage
ditch flows east from Santa Teresa Boulevard
through the cultivated fields. This drainage ditch is
located just up -slope from a natural swale that
conveys limited runoff from the Rocky Knoll
Neighborhood towards The Glen Neighborhood.
This ditch appears to have been constructed to
direct seasonal flow originating at a culvert under
Glen Loma Ranch Specific Plan - Final 58
Santa Teresa Boulevard. Because the permitting to
revegetate the swale in its present location involved
fewer governmental permits than to relocate the
swale, the decision as to which option to pursue will
be based on the ability to secure the necessary
permits from the California Department of Fish and
Game as well as the U.S. Department of Fish and
Wildlife Service.
Olive Grove is the most northern Neighborhood of
the Glen Loma Ranch, and is the first
Neighborhood one would see traveling south on
Santa Teresa Boulevard. Because of its proximity to
Santa Teresa Boulevard, Olive Grove will also be
adjacent to the redirected creek and Santa Teresa
regional hiking and biking trail. Because the trail
and redirected creek are adjacent to Santa Teresa
Boulevard, Olive Grove will be set back from the
ultimate right -of- way by approximately I25 feet.
This setback will also benefit Olive Grove by
reducing the noise impacts of the traffic from Santa
Teresa Boulevard on the Neighborhood.
Olive Grove is also located immediately north of
Club Drive, one of the primary entrances into the
Specific Plan area. The first public street entrance
to Olive Grove from Club Drive will occur
approximately 350 feet from Santa Teresa
Boulevard at the Club Drive /Merlot Avenue
intersection.
The Product Differentiation Standard is in effect
for this Neighborhood; this rn: `requires a
minimum of two Residential Product Types! c
cric,n 6). For example, Manor Homes
(Duplex, Triplex or Four -plex units designed
architecturally to appear as one large home) facing
Santa Teresa Boulevard and Club Drive would mix
nicely with Compact Lot alley loaded homes and/
or Compact Lot cluster homes. The Manor Homes
would access their garages from a rear alley (to
avoid garages facing Santa Teresa) and the opposite
side of the alley would serve the Compact Lot
product. This provides visual variety and mixes
product types within this Neighborhood.
Section 9
Olive Grove Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan
iit11
�Lii:l CJ I�, Lhc 017, "0
• Redirected creek adjacent to Santa Teresa
Boulevard shall be incorporated into the
design of the Olive Grove Neighborhood.
• Development of the Olive Grove
Neighborhood must employ "friendly
face" design techniques to minimize or
eliminate the need for acoustical sound
walls along Santa Teresa Boulevard.
• Acoustical concerns from traffic on Santa
Teresa Boulevard.
• Acoustical concerns from traffic entering the
Specific Plan area from Club Drive.
Building Height in Olive Grove:
a. Within one - hundred feet (I00') of
property boundaries adjacent to Single -
Family Detached homes: Thirty -five feet
(35')
b. General: forty -five feet (45')
Potential Residential Product Types in Olive
Grove:
• Single Family Detached — Compact Lot
• Single Family Attached
Multi- Family Attached
° f-:..cs�:�i�tl(i:31 u;ri,_s r >��t' l_.�ir't1'7littalli
Glen Loma Ranch Specific Plan - Final 59 Section 9
OLIVE GROVE
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination- Condominiums
Stacked Flats
Manor Homes
Multi- Family Attached
Apartments
Condominiums
McCUTCHIN CREEK
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded.
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Manor Homes
Residential units over
Commercial
Multi - Family Attached
Apartments
Condominiums
Figure 20 - Northern Neighborhoods
HOME RANCH
Single Family Attached
Duplex
Tnplex/Four -Plex
Townhouses /Rowhouses
Combination- Condominiums
Stacked Flats
Single Family Detached
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
PALOMINO
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Single Family Detached
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Multi - Family Attached
Apartments
Condominiums
Glen Loma Ranch Specific Plan - Final 60 Section 9
McCutchin Creek
Area: -E-f•? +/- Acres
Unit Range: 32 — 44 Units
Forecasted Unit Count: 38 Units
McCutchin Creek Overview
Like Olive Grove, the McCutchin Creek
Neighborhood is heavily influenced by the
acoustical and visual impacts of Santa Teresa
Boulevard. The McCutchin Creek Neighborhood
is actually made up of two adjacent areas separated
by Merlot Drive. The McCutchin Creek
Neighborhood is bounded by Club Drive to the
north, Santa Teresa Boulevard to the west, Merlot
Drive to the east, and preserved open space to the
south. The Specific Plan envisions that the
residential portions of the two sub -areas would be
constructed at the same time, sharing similar
Residential Product Types.
cA T /
!'rrl i -)c: cr%,I' c.d iii) t .1!.i b tai !...ls'i i!li' +,.�)1!'•.'•.'
M'C.
T.TiI -'rC�t Hr.)" •.� " ^' -•1, -- h��c -�;-7£ E�=- cii�iilke+-c� -lit
1
; rt1 i�1z H es f. eta rrtl
�,.�R :!�oG!d t,�. ,.a.•it;4'�t e:�l-<ftllat= ;r>— !i�l!r- {af t�f�
a j- leef�� ��i�JEe;!. i �,<. E.�In!3)r'rell) er�e�2, !-;i, .E!.
e•Ji tl e Fe Bc
The McCutchin Creek Neighborhood would not
take direct vehicular access from Club Drive.
Instead, the McCutchin Creek Neighborhood will
take access from 4 r }gym 1_co I -: %1
McCutchin Creek Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Residential units located over first -floor
commercial uses are permitted in the
McCutchin Creek Neighborhood_
it�ic6!c.
• Redirected creek adjacent to Santa
Teresa Boulevard shall be incorporated into
the design of the McCutchin Creek
Neighborhood.
• DeveIopment of the -McCutchin Creek
must employ "friendly
face" design techniques to minimize or
eliminate the need for acoustical sound walls
along Santa Teresa Boulevard.
• Acoustical concerns from traffic on Santa
Teresa
Boulevard
• Acoustical concerns from traffic entering the
Specific Plan area from Club Drive.
• Preservation of an existing topographic
feature and related native trees located to the
south of the main body of McCutchin Creek
lacarcd 1!1 r!'):: Public I'11k1.
Building Height in the McCutchin
Creek Neighborhood:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
the McCutchin Creek Neighborhood:
l, "i 0 i'.��.:
• Single Family Attached
• Multi- Family Attached
• Residential units over Commercial
Glen Loma Ranch Specific Plan - Final 6 1 Section 9
-I-, - �i.�
t�!iEirc'r�ai- ii— •�?i'rrcti:'�"
..�-1 .I,l. ..1 -. ,�.
_1q -11 1 "r--
'l'
t4@g},_,p1Fec
r
• Residential units located over first -floor
commercial uses are permitted in the
McCutchin Creek Neighborhood_
it�ic6!c.
• Redirected creek adjacent to Santa
Teresa Boulevard shall be incorporated into
the design of the McCutchin Creek
Neighborhood.
• DeveIopment of the -McCutchin Creek
must employ "friendly
face" design techniques to minimize or
eliminate the need for acoustical sound walls
along Santa Teresa Boulevard.
• Acoustical concerns from traffic on Santa
Teresa
Boulevard
• Acoustical concerns from traffic entering the
Specific Plan area from Club Drive.
• Preservation of an existing topographic
feature and related native trees located to the
south of the main body of McCutchin Creek
lacarcd 1!1 r!'):: Public I'11k1.
Building Height in the McCutchin
Creek Neighborhood:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
the McCutchin Creek Neighborhood:
l, "i 0 i'.��.:
• Single Family Attached
• Multi- Family Attached
• Residential units over Commercial
Glen Loma Ranch Specific Plan - Final 6 1 Section 9
Palomino
Area: to 6; »_ +/- Acres
Unit Range: 48 — 66 Units Forecasted
Unit Count: 57 Units
The Palomino Neighborhood Overview
The Palomino Neighborhood will be influenced by
traffic and potential acoustical impacts of Club
Drive.
A small portion of a regional trail that runs at the
base of the adjoining bluff crosses the Palomino
Neighborhood at 1 r ,,.44 , L i =:, it'ri', c and
continues west where it connects to the Santa
Teresa Boulevard regional trail ar d i l;_ i i : i?�'11...
Based on the unusual shape of the Neighborhood
as well as design issues related to its proximity to
the middle school, the Palomino Neighborhood is
best suited for Single Family Detached (Compact
Lots ) and /or attached Residential Product Types.
The Palomino Neighborhood contains the original
location of the wetland /swale that is redirected
across the Olive Grove and McCutchin Creek
Neighborhoods. If the creek is relocated, no further
environmental issues would affect Palomino.
11?11 � 4 e�r�.ii o Chlt� � >� n the U?i�:��
,-
:.11 "(::�
Access to the Palomino Neighborhood is
anticipated to be from Merlot Drive and Club
Drive.
The Palomino Neighborhood
Environmental Features /Considerations:
Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan. ° Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
Existing creek to be redirected adjacent to
Santa Teresa Boulevard. If the creek is not
relocated and left in its present location, a
fifty -fifty (50') setback (average) from creek
centerline shall be observed.
° Acoustical concerns from traffic entering the
Specific Plan area from Club Drive.
° Preservation of an existing adjacent
topographic feature and related native trees
located along the bluff to the south of the
main body of McCutchin Creek ( ?ni al <_.i ;,-;
Building Height in the Palomino Neighborhood:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
the Palomino Neighborhood:
Single Family Detached — Compact Lot
° Single Family Attached
Q Multi - Family Attached
Glen Loma Ranch Specific Plan - Final 62 Section 9
Home Ranch
Area: X7.7 + /- Acres
Unit Range: x-52 — 68 Units
Forecasted Unit Count: 62 Units
R-2 14 (Tl
Home Ranch Overview
The Home Ranch Neighborhood is located at the
northeast portion of the Specific Plan and directly
borders Christmas Hill Park. The Home Ranch
Neighborhood should be designed in a fashion that
provides a visual buffer between Christmas Hill
Park and the middle school. Although a range of
potential Residential Product Types have been
identified for this Neighborhood, the City's desire
for a visual buffer may make the Home Ranch
Neighborhood best suited for Single Family
Detached — Compact Lots, or Single Family
Attached products.
In addition, :k Will :tier., >I
11„ f�g r', maintenance yard t tai
located adjacent to the southeast corner of Home
Ranch. Placement of residential structures near the
future maintenance yard should be sited carefully
to avoid fixture land use conflicts.
Home Ranch Environmental Features/
Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from the middle school
• Acoustical and visual concerns from
Christmas Hill Park.
• Observation of thirty -foot (30')
development setback from the oak woodland
scrub area.
• Preserve and maintain the existing Santa
Clara Valley Water District levee easement
located adjacent to Uvas Creek floodplam.
Building Height in Home Ranch:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single- Family
Detached homes: Thirty-five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
Home Ranch:
• Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 63 Section 9
Wild Chestnut
Area: (`)._' +/- Acres
Unit Range: 44-_l : — 99 Units
Forecasted Unit Count: 72 Units
Wild Chestnut Overview
The Wild Chestnut Neighborhood is one of three
Neighborhoods located at the top of the wooded
bluff. Because of its proximity to the open space,
and its views to the north and east, this
Neighborhood has some unique opportunities for
residential development. The shape of this
Neighborhood is very irregular due to the
preservation of existing open space, thus Wild
Chestnut seems better suited for traditional
residential lots or a higher density attached
product. If the Wild Chestnut Neighborhood is
developed for larger traditional (5,000 sq. ft. in
size or larger) residential lots, residential lots may
be placed around the edges of the Neighborhood,
allowing the homes to be positioned so that the
rears of homes can take advantage of the views.
The internal circulation pattern of the
Neighborhood can be positioned in a fashion that
allows for greater acoustical setbacks from Merlot
Avenue, which would also help to mitigate any
potential acoustical impacts from Santa Teresa
Boulevard.
If the Wild Chestnut Neighborhood is developed
using Single - Family Attached Residential Product,
such as Townhouses, the units could also be placed
around the edges of the Neighborhood, so that the
"public faces" of the units can take advantage of
the views. Garages and internal access streets
and /or alleys would be located within the middle
of the Neighborhood.
Wild Chestnut Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from Merlot Avenue, and
to a lesser degree, Santa Teresa Boulevard.
• Observation of 4+E - LHo� > }'
development setback from the oak
woodland scrub area.
Building Height in Wild Chestnut:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty-five feet (45')
Potential Residential Product Types in
Wild Chestnut:
e Single Family Detached
• Single Family Detached - Compact Lots
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 64 Section 9
Montonico
Area: � 11.7 +/- Acres
Unit Range: 75 85,;;-[ ( )
Forecasted Unit Count: W'_,,- Units
Montonico Overview
Montonico (along with the Malvasia
Neighborhood) lies between Santa Teresa
��r
Boulevard an Mer of ;r,:, � ��s�. 1_.:,ci;��sa. Avenue,
and is just north of the second entrance into the
Specific Plan area at Ballybunion Drive. The
Montonico Neighborhood is heavily influenced by
the acoustical and visual impacts of Santa Teresa
Boulevard. Because of this, Montonico is better
suited for Sin: -1:: -,or
Single - Family Attached and /or multi- family
units. As is recommended for Olive Grove and
suggested for the McCutchin Creek
Neighborhood, the "manor home" or similar
attached Residential Product Types (as described
in the Residential Design Guidelines) is
recommended along Santa Teresa Boulevard for
acoustical mitigation reasons.
Two or more different Residential Product Types
are encouraged for this neighborhood.
Montonico Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Acoustical concerns from traffic on Santa
Teresa Boulevard
e Acoustical concerns from traffic on Club
Drive.
Building Height in Montonico:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single- Family
Detached homes: Thirty -five feet (35')
b. General: forty-five feet (45')
Potential Residential Product Types
in Montonico:
.-i:a
• Single Family Attached
• Multi- Family Attached
Glen Loma Ranch Specific Plan - Final 65 Section 9
WILD CHESTNUT
Single Family Detached -
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
MONTONICO
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four - -Plex
Town houses/Rowhouses
Combination- Condominiums
Stacked Flats
Manor Homes
Multi - Family Attached
Apartments
Condominiums
THE GLEN
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Figure 21 - Central Neighborhoods
NEBBIOLO
Single Family Detached -
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses/Rowhouses
Combination - Condominiums
Stacked Flats
MALVASIA
Single Family Detached -
Traditional
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination- Condominiums
Stacked Flats
Manor Homes
Glen Loma Ranch Specific Plan - Final 66 Section 9
Nebbiolo
Area: 4A44_,5._,'+/_ Acres
Unit Range: 78 --1_ _ Units
Forecasted Unit Count: 97 Units
Nebbiolo Overview
Like Wild Chestnut and The Glen
Neighborhoods, Nebbiolo is located at the top of
the wooded bluff. With its proximity to the open
space, and its views to the north and east, this
Neighborhood offers some unique opportunities
for residential development. The shape of this
Neighborhood is very irregular due to the
preservation of existing open space.
This area is well suited for larger Traditional Lots,
with lots placed around the edges of the
Neighborhood, allowing the homes to be
positioned so that the rears of homes can take
advantage of the views. The internal circulation
pattern of the Neighborhood can be designed in a
fashion that allows for greater acoustical setbacks
from Mi,idOr Avenue.
Nebbiolo Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from' T -.«!t,
• Observation of l iw.v f�i e 5)0 '�(' ,i ' development
setback from the oak woodland scrub area.
• Observation of one hundred -foot (I00')
development setback from a riparian area.
Building Height in Nebbiolo:
• Thirty-five feet (35')
Potential Residential Product Types in
Nebbiolo:
• Single Family Detached - Traditional Lot
• Single Family Detached - Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 67 Section 9
The Glen
Area: , a. +/- Acres
Unit Range: 22 — 3I Units
Forecasted Unit Count: 27 Units
'__._..- _. L) z r)r 7
The Glen Overview
Like the Wild Chestnut and Nebbiolo
Neighborhoods, The Glen is located at the top of
the wooded bluff. Its proximity to the open space,
and its views to the north and east present some
unique opportunities for residential development.
Of the Neighborhoods, The Glen has the most
irregularity in shape due to the preservation of
existing open space. The Glen is best suited for
higher density Single - Family Attached product,
such as row houses or townhouses, where the units
could be placed around the edges of the
Neighborhood. This will allow the units to be
designed so that the "public faces" of the units can
enhance the buffer areas and take advantage of the
views. Garages and internal access streets and /or
alleys would be located within the middle of the
Neighborhood.
The Glen Design Considerations:
• Project design and development will conform
to the Standard and Guidelines section of the
Glen Loma Ranch Specific Plan.
• Trail /open space interface design and
development shall conform to the Open Space,
Parks and Recreation section of the Glen Loma
Ranch Specific Plan.
• Acoustical concerns from`,', s !_u. h,:,:;:; Avenue.
• Observation of one hundred -foot (I00')
development setback from a riparian area__:__c
e Sensitivity will be required to avoid
disturbance of any archeological features
located near the Neighborhood.
Building Height in The Glen:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in The Glen:
o Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 68 Section 9
Malvasia
Area: l-44+ I ; +/- Acres
Unit Range: I42 — I96 Units
Forecasted Unit Count: ': >> Units
Malvasia Overview
Like the Montonico Neighborhood, the Malvasia
Neighborhood lies between Santa Teresa Boulevard
and ?. \NIcsi Avenue, and is just
south of the second entrance into the Specific Plan
area at Ballybunion Drive. Malvasia is heavily
influenced by the acoustical and visual impacts of
Santa Teresa Boulevard. In addition, Malvasia is
located adjacent to a drainage - ;A a ri,: r °" l l
t orn
�ditc :.:,:a a1
��
, . =c•cr create run -
off from the adjacent coastal foothills that enters
the site from a culvert under Santa Teresa
Boulevard.
As is recommended for the Olive Grove and
Montonico Neighborhoods, as well as suggested
for the McCutchin Creek Neighborhood, the
"manor home" attached Residential Product Type
is also an appropriate choice for one of the product
types in Malvasia. This is recommended for
acoustical mitigation and aesthetic reasons because
Malvasia is also adjacent to Santa Teresa
Boulevard.
Malvasia is subject to the Product Differentiation
Standard, and rn:a,; el;.;irc_a minimum of two
different Residential Product Types,
Malvasia Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
e Acoustical concerns from traffic on Santa
Teresa
Boulevard
• Acoustical concerns from traffic on
Ballybunion Drive and
Observation of f4,,
!,
development setback from the
adjacent drainage corridor. ; I: is i-e ,;t1; J
i4- ii lti-t "Eic3ti i;f
hf �.
4111;;4;,-1 - ; -.1 'ttiFE + "H i� �
Building Height in Malvasia:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty-five feet (45')
Potential Residential Product Types in Malvasia:
a Single Family Detached — Traditional lots
• Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 69 Section 9
Canyon Creek
Area: %- +/- Acres
Unit Range: 39 -56 Units
Forcasted Unit Count: 47 i_`:1 1
Canyon Creek Overview
The Canyon Creek Neighborhood lies between
Santa Teresa Boulevard and Merlot Avenue south
of Malvasia. Canyon Creek is just east of the rocky
knoll area, which is a preserved open space area,
and is adjacent to Reservoir Canyon Creek. To the
north of Canyon Creek lies - a
di[ch that y"i1! —1?c E cc —F
s5 ,n :., :. run -off from the adjacent coastal
foothills that entering the site from a culvert under
Santa Teresa Boulevard. A regional hiking and
bicycle trail is proposed to run parallel to Reservoir
Canyon creek, and Canyon Creek will be designed
to take advantage of the access to the regional trail.
Unlike the Malvasia Neighborhood, Santa Teresa
Boulevard is less of an impact on the Canyon Creek
Neighborhood due to the preserved Rocky Knoll
area providing a physical buffer.
Canyon Creek Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from traffic on Santa
Teresa Boulevard, although partially
mitigated by the rocky knoll.
Acoustical concerns from traffic on
Observation ofr—: =T
L ?:i ' '
()_development setback from the
adjacent drainage corridor__u rcni_ -0i is.
• Observation of fifty -foot (50') development
setback from the adjacent rocky knoll area.
Observation of a one - hundred foot (I00')
development setback from the Reservoir
Canyon riparian creek channel.
Building Height in Canyon Creek:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
Canyon Creek:
Single Family Detached — Traditional lots
• Single Family Detached — Compact Lot
Single Family Attached
Glen Loma Ranch Specific Plan - Final 70 Section 9
Rocky Knoll
Area: 444._ +/- Acres
Unit Range: 30 - 37 Units Forecasted
Unit Count: 33 Units
��oliil�tti P"4 14 11
Rocky Knoll Overview
Like the Montomco and Malvasia Neighborhoods,
the Rocky Knoll Neighborhood lies along Santa
Teresa Boulevard. The design of the Rocky Knoll
Neighborhood will be heavily influenced by the
acoustical and visual impacts of Santa Teresa
Boulevard. In addition, Rocky Knoll is located
adjacent to the Rocky Knoll and Reservoir Canyon
riparian corridor, both environmental features. A
regional hiking and bicycle trail will run parallel to
Reservoir Canyon creek, and the Rocky Knoll
Neighborhood should be designed to take
advantage of the access to the regional trail.
As is recommended for other Neighborhoods along
Santa Teresa Boulevard, the "manor home"
Residential Product Type (as described in the
Residential Design Guidelines) or other similar
type of attached residential product is an
appropriate option for Rocky Knoll. This product
type is recommended for acoustical mitigation
reasons as well as due to the relatively small size of
the Neighborhood.
Rocky Knoll Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from traffic on Santa
Teresa
Boulevard.
• Observation of fifty -foot (50') development
setback from the adjacent rocky knoll area.
• Observance of a one - hundred foot (I00')
development setback from the Reservoir
Canyon riparian creek channel.
Building Height in Rocky Knoll:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in Rocky
Knoll:
-Single Family Detached — Compact Lot
• Single Family Attached
• Multi- Family Attached
Glen Loma Ranch Specific Plan - Final 7I Section 9
Town Center
Housing Area
Area: ;4',,`. I +/- Acres P
Town Center Multi Fantily4 ,.,: t4ous:.,.,
.A€fordable Areas Overview
This area is located to the east of `t\. csi
`t1. ;,r,LIC ire the Town Center
Because of its proximity to the commercial
and retail services within the Town Center, this
area is expected to provide the highest residential
densities within the Specific Plan.
This area east of the commercial Town Center is
anticipated to be high- density se 1, ,_'T ie
housing_ 11. _ 11 11 ;1 n 1: , . This area will be either
high density attached or detached, and can be
either 4-4-- "for -sale" units or rental units.
Based on the design considerations necessary to
address the unique needs of :�f_-i,,rdAJc srui .SCI;Ic_t
the Neighborhood is exempt from
the Product Differentiation Standard.
Town Center Semi Aflg -w thdii-e Housing
Area Design Considerations:
Building Height in Town Center Senior Housing
Area:
See the "Town Center Flex" area (page I04) for
detail on building heights.
Potential Residential Product Types in Town
Center Senior Housing Area:
See the "Town Center Flex" area for detail on
potential Residential Product Types within the
Town Center Flex area. The following Residential
Product Types are recommended for the Town
Center �� -��x \ � I ord: d) i c Housing
Areas:
O Single Family Detached — Compact Lot
• Single Family Attached
• Multi - Family Attached
Affordability Goals of the Town Center
SeHior-- .kf1'ordable. Housing Area
See Section I0 - Meeting the City's Affordable
Housing Goals t(pg 82-83) C4;;- l-1 :' t
0,11' 'i kz�'i Ef ek' �TrfE i3� E3tiZf3Eit'�.
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
o Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from traffic on Tenth
Street extension.
Observance of a one - hundred foot (I00')
development setback from the Reservoir
Canyon riparian creek channel ,iii l a
.iii 03k aCi. {1- .fi.'iil
e The Town Center + r :.1=i orc!:: i. L..
Housing Area is not required to have more
than one architectural style.
Glen Loma Ranch Specific Plan - Final 72 Section 9
ROCKY KNOLL
CANYON CREEK
Single Family Detached-
Single Family Detached -
Compact Lots
Traditional Lots
Small Lot Front - Loaded
Village Lots
Small Lot Alley Loaded
Garden Lots
Paired Z
Single - Family Detached -
Cluster /Courtyard
Compact Lots
Single Family Attached
Small Lot Front - Loaded
Duplex
Small Lot Alley Loaded
Triplex/Four -Plex
Paired Z
Townhouses /Rowhouses
Cluster /Courtyard
Combination-
Single Family Attached
Stacked Flats
Duplex
Manor Homes
Triplex/Four -Flex
Multi - Family Attached
Townhouses /Rowhouses
Apartments
Combination- Condominiums
Site Condominiums
Stacked Flats
Figure 22 - Town Center Flex District
TOWN CENTER -FLEX DISTRICT
8.1 Acres —
Affordable (including Senior)
18.8 Acres -
Residential
Affordable Residential
Fire Station (1.5 Acres)
Commercial Opportunity (1 — 6.8 Acres)
Glen Loma Ranch Specific Plan - Final 73 Section 9
Town Center P-4 —Multi- Family
Area
Area: 7z i +/- Acres
Unit Range: 1 5 A - -- (�.I 3- -? 9 Units
Forecasted Unit Count: 4- ' I Units
Town Center R-4 Multi- Family Area
Overview
This area is located to the west of the Town
Center commercial area. Because of its proximity to
the commercial and retail services within the Town
Center, this area is expected to provide the highest
residential densities within the Specific Plan.
The area west of the commercial Town Center is
anticipated to be the multi - family portion of the
Specific Plan area. This area will be either high
density attached or detached, and can be either
"for- sale" units or rental units.
10.ltllin d- i�..C'C'L« I�11i1 ItC1. ulli_S ;`71111i' C
TO%Vl1 +__.Cr�rcL an, i1111,v,-I io
0111" tl'n"� ;J M. SFt C AS
E'aunLL,,i „ :t1a[ sale rr�.!s-
_ i
be 711i orpol Vri:C1 LU iC L 'C;r S; tTi i.
-1 y°j !ri.._.I. 41 j il'Il_..III '41 I I c I I I 11 ?V.C�,v 'hin
IC I i'I61'I'1 1 1Zil
11). �;`i'. C1:111UI.7'C0 I''
!
_h.Cf I1;-.7i�S
071 �i i;1. 11175 -w� .
iJu Ill w dic 1 ,IIt Inii .'11 .,9 rlI
111,0k. jlICL ;j! )1 li' l�.0 !: ?!t'Lla LIIC ..- �.i_CR �.�]
,i_!'I- h -'l,i 1 1, C', ,Because of the design
considerations associated with high density
Residential Product Types, the Product
Differentiation Standard does not apply to this
Neighborhood.
Town Center 4Z-4- Multi- Family Area
Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Trail /open space interface design and
development shall conform to the Open
Space, Parks and Recreation section of the
Glen Loma Ranch Specific Plan.
• Acoustical concerns from traffic on Santa
Teresa Boulevard.
• Acoustical concerns from traffic on Tenth
Street extension.
• Observance of a one - hundred foot (I00')
development setback from the Reservoir
Canyon riparian creek channel
• The Town Center i --v Housing Area is not
required to have more than one architectural
style.
Building Height in R --Town Center Multi -
Family Area:
Building heights in 4-4—Town Center Multi- Family
area shall be consistent with Table I0, found on
page 37.
Potential Residential Product Types in Town
Center R- 4-Multi- Family Area:
The following Residential Product Types are
recommended for the Town Center Multi - Family/
Senior Housing Areas:
• Single Family Attached
• Multi- Family Attached
Glen Loma Ranch Specific Plan - Final 74 Section 9
Luchessa
Area: 1 >.3 +/-Acres
Unit Range: 40 - 68 Units
Forecasted Unit Count: 54 Units
Luchessa Overview
The Luchessa Neighborhood is located at the
southwest corner of the Luchessa Avenue /IO'
Street. Because of its proximity to the intersection
of two major streets, a higher - density
Neighborhood is envisioned.
Similar to The Grove Neighborhood, the Luchessa
Neighborhood is located adjacent to an existing
eucalyptus grove. As identified in the "Open Space,
Parks, and Recreation" section of this document,
the eucalyptus grove will be owned and maintained
by the Master Homeowners Association. As such,
the grove will have design constraints on the
adjacent residential Neighborhood, but will also
have the potential to serve as the Neighborhood's
Focal Point.
Luchessa Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Acoustical concerns from traffic on the
Tenth Street extension.
o Acoustical concerns from traffic on Luchessa
Avenue extension.
• Design constraints on future residential
development imposed by the eucalyptus grove.
Building Height in the Luchessa
Neighborhood:
a. General: forty -five feet (45')
Potential Residential Product Types in
the Luchessa Neighborhood:
The following Residential Product Types are recommended for
the Luchessa Neighborhood:
e Single Family Attached
• Multi - Family Attached
Glen Loma Ranch Specific Plan - Final 75 Section 9
MATARO
Single Family Detached -
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front- Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Manor Homes
THE GROVE
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Manor Homes
PETITE SIRAH
Single Family Detached -
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses /Rowhouses
Combination - Condominiums
Stacked Flats
Figure 23 - Southern Neighborhoods
Ur EXISTING
' DIRT ROAD
ro
F UVAS CREEK
f
2
�GN �
W
`EF
pw
O
LUCHESSA
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses/Rowhouses
Combination- Condominiums
Stacked Flats
Multi - Family Attached
Apartments
Condominiums
CABERNET
Elementary School
VISTA BELLA
Single Family Detached
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front- Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses/Rowhouses
Combination - Condominiums
Stacked Flats
Manor Homes
Glen Loma Ranch Specific Plan - Final 76 Section 9
ro
ti
=417
2
�GN �
W
`EF
pw
O
LUCHESSA
Single Family Detached -
Compact Lots
Small Lot Front - Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses/Rowhouses
Combination- Condominiums
Stacked Flats
Multi - Family Attached
Apartments
Condominiums
CABERNET
Elementary School
VISTA BELLA
Single Family Detached
Traditional Lots
Village Lots
Garden Lots
Single Family Detached -
Compact Lots
Small Lot Front- Loaded
Small Lot Alley Loaded
Paired Z
Cluster /Courtyard
Single Family Attached
Duplex
Triplex/Four -Plex
Townhouses/Rowhouses
Combination - Condominiums
Stacked Flats
Manor Homes
Glen Loma Ranch Specific Plan - Final 76 Section 9
Petite Sirah
Area: 4-y= .I l ?_( +/- Acres
Unit Range: 3 I —)- i t ? ?, Units
Forecasted Unit Count: < _.:? Units
�.. :..,.. u z [rr 'r-,
Petite Sirah Overview
The Petite Sirah is near the "Town Center Flex"
area, separated by I0`` Street. T;- S4. ,�4
SJ, •:� '�!�i� ='crrF �'ct ��., :tt� —fl. ; E'i'lt:xE E. \'t
Because of this Neighborhood's proximity to the
Town Center, the future elementary school, and
the `," Inuc, Neighborhood (which is
anticipated to be Single - Family Detached homes),
the Petite Sirah Neighborhood can proceed in two
directions. Petite Sirah can either reflect the higher
density character of the Town Center, or match the
lower density character of the �< Nj;a , rc,
neighborhood. The Unit Range anticipated for this
Neighborhood was assigned to allow flexibility in
the design process.
Petite Sirah Design Considerations:
o Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
e Design constraints and opportunities from
the potential elementary school and City
park sites.
• Acoustical concerns from traffic on Luchessa
Avenue.
o Acoustical concerns from traffic on Tenth
Street extension.
Building Height in Petite Sirah:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty-five feet (45')
Potential Residential Product Types in Petite Sirah:
-Single Family Detached — Traditional lots
-Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 77 Section 9
Mataro
Area: 4-1.. (? ') +/- Acres
Unit Range: Er _ »_i - 96 Units
Forecasted Unit Count: :Units
Mataro Overview
The Mataro Neighborhood is adjacent to the
future city park and Uvas Creek, creating one of
the most distinct Neighborhoods in the Glen
Loma Ranch Specific Plan area. Mataro is
anticipated to be a Single Family Detached
Neighborhood.
Mataro Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
Design constraints and opportunities from
the Neighborhood's proximity to the future
City park sites.
• Design constraints and opportunities from
the adjacent existing Single - Family Detached
Neighborhood.
• Acoustical concerns from traffic on the
Tenth Street extension.
Building Height in Mataro:
a. Within one- hundred feet (I00') of property
boundaries adjacent to Single- Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in Mataro:
• Single Family Detached — Traditional Lots
• Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 78 Section 9
Cabernet
t4iaE -t is e. Fe rNt+E tiiE?
pa"We Fe
a ana .pa) ej re Ibe a S,,iizl:Tle
II �]
The �rii:ci: w �i-, 'iicic�i-lit34)E� A E'� t:.. ik?il:lwd as all
Cabernet 4
Deign
Glen Loma Ranch Specific Plan - Final 79 Section 9
The Grove
Area: I2.8 +/- Acres
Unit Range: 64 - 93 Units
Forecasted Unit Count: 78 Units
The Grove Overview
The Grove Neighborhood is located at the
intersection of Tenth Street extension and Santa
Teresa Boulevard, and is close proximity to the
existing eucalyptus grove.
As identified in the "Open Space, Parks, and
Recreation" section of this document, the
eucalyptus grove will be owned and maintained by
the Master Homeowners Association. As such, The
Grove will have design constraints on the adjacent
residential Neighborhood, but will also have the
potential to serve as the Neighborhood's Focal
Point.
The Grove Neighborhood is designated as an
alternative elementary school site. In addition, if
the elementary school site is located within the
Grove neighborhood, a neighborhood park on the
order of three (3) acres may be located adjacent to
the elementary school site in keeping with the City
of Gilroy's policy to coordinate schools and park
sites within close proximity to one another.
The Grove Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan.
• Acoustical concerns from traffic on Santa
Teresa Boulevard.
• Acoustical concerns from traffic on Tenth
Street extension.
• Design constraints on future residential
development imposed by the eucalyptus
grove.
• Within The Grove Neighborhood, the
maximum lot width for Compact Lots shall
be fifty -five feet (55').
Building Height in The Grove Neighborhood:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single - Family
Detached homes: Thirty-five feet (35')
b. General: forty-five feet (45')
Potential Residential Product Types in The Grove
Neighborhood:
• Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 80 Section 9
Vista Bella
Acres: 2-4-42 4. i; +/-
Unit Range: I33 — 192 Units
Forecasted Unit Count: I62 Units
Vista Bella Overview
The Vista Bella Neighborhood is located between
Santa Teresa Boulevard and Luchessa Avenue. The
Vista Bella neighborhood is adjacent to existing
residential neighborhoods, and future design of the
Vista Bella neighborhood should recognize the
need to provide an appropriate design transition
from the existing neighborhood into the specific
plan area.
The Product Differentiation Standard is in effect
for this Neighborhood, rar d ,._ , r -: t. r_:_a
minimum of two Residential Product Types_____
1.1_iS -9. For example, Manor Homes (Duplex,
Triplex or Four -plex units designed architecturally
to appear as one large home) facing Santa Teresa
Boulevard would mix nicely with Compact Lot
alley loaded homes and /or Compact Lot cluster
homes. The Manor Homes would access their
garages from a rear alley (to avoid garages facing
Santa Teresa) and the opposite side of the alley
would serve the Compact Lot product. This
provides visual variety and mixes product types
within this Neighborhood, as well as blend with
the existing Villas Neighborhood (4,500 sf lots.)
Vista Bella Design Considerations:
• Project design and development will
conform to the Standard and Guidelines
section of the Glen Loma Ranch Specific
Plan..
• Acoustical concerns from Santa Teresa
Boulevard
• Acoustical concerns from Luchessa Avenue.
• Observation of .,u t rcc rlatr fifty -foot
(50') development setback from Babbs
Creek riparian area consistent with the
existing Babbs Creek Park Preserve) _I: m!
Building Height in Vista Bella:
a. Within one - hundred feet (I00') of property
boundaries adjacent to Single- Family
Detached homes: Thirty -five feet (35')
b. General: forty -five feet (45')
Potential Residential Product Types in
Vista Bella:
o Single Family Detached — Traditional Lots
e Single Family Detached — Compact Lot
• Single Family Attached
Glen Loma Ranch Specific Plan - Final 81 Section 9
10. MEETING THE CITY'S
AFFORDABLE HOUSING
GOALS
The Glen Loma Ranch will provide a variety of
Market -Rate housing lot sizes and types which, by
definition, meet and exceed the
housing mix as specified in the "Neighborhood
District" requirements. This will result in a broad
spectrum of price points and housing types.
In addition to meeting and exceeding the Target
Housing Mix of the Neighborhood District, c
`_,ccUC,n 7,
101'Cie i�.1c 1 1 C I iJ 1 '1' t "i I
1 .
311", Liu - il�rl .9 Ci
� -V.' ('I Ui ;i ;11' Cnc•
i.11i 1!T U)111C
150 U Hit prnennt 11n��ea..aknrll C.r1nnii lam, 4`�n•
z�L'!E}1fDi= S��`Gq�� ➢1 ��!- iiSP:`ifl6'i�F 1 �
�V 11 i. 1 ! =i_1_ be
located within the Town Center illc rc e1 (See
page 72 for additional information on the
Neighborhood). The Town Center is the best
location in which to locate a senior housing
project, primarily because the Town Center can
provide a wide range of commercial and social
uses that are accessible to seniors.:` la i,; a '.: rri. n.
•;�a71ii-
( - >i
rn;7 ri: F r:;rc i c\") ,lei 1i r,i. The close proximity of
these services to a senior complex will allow the
residents to access the town center without
relying on cars. The Town Center would also be
a transit hub for the southwest quadrant of
Gilroy, which will also be a benefit to seniors.
(NOTE: The Product Differentiation Standard
does not apply within the Town Center.)
"affordable senior" units. The allocation of exempt
units are ilichi : l Chit ,r(;i. ' Oi- 7T.li'ili
-firs
Special Program Lots
Glen Loma Ranch !Fapc r i;lcl f_s :!
s «i,`'.i! : =
(who would be discounting the cost of
r.l;, , -be for rent or for sale. pRge -7 4 -i+?r
construction, and by the Title Company (who
"i' '•i_ " e
would be discounting and /or waiving title and
These +t4;}l —: Ifv:,lal -i units af�rl., , __
lender fees, a price discount of $35,000 would
single - family I, 1 1_,.= n is C . it
be realized. Additional participants, such as the
and /or multi - family attached structures with
City of Gilroy and /or the Gilroy Unified School
attached or detached garages. Private outdoor living
District, would also contribute to the special
space will be provided, such as courtyards, patios,
housing program by either waiving a portion
and /or rear yards.
of development fees or deferring some fees in the
1 14 Tle; rl t rte 3r
form of an interest free "silent second ", to be
:gym; - :- Plai4 t t
w- � c- aFea, Fhest iiii4e,
retired from proceeds upon employee's sale of
(,Ie 48;4_-1A r,
residence. For purposes of this example, the
144. ofie
contribution by the participating public agency is1+�-
assumed to be the same as the developer and
' d , ,.t `. •'. •
- 5 P.. .
Builder, which is $ I5,000. This places the total
"' t 1 • > t t 1.
reduction of the sales price of the home at
$50,000.
... 4-1:;;;1. 1:? 11 4 _rk;. ;44e T, .
In the event that the Special Housing Program
irk 1_i1wd .Neel, a •i • • -b, a4-c-_4
cannot be successfully structured, the Master
- .- -
Developer will work with the City of Gilroy to
�11 ',!._ -..
ekia!lges seale - . r t
provide affordable units under the provisions setiH�,..
?(ais X11 zit!�iE gel l�,fa::y �!
forth in the Development Agreement.
ke a -` le ,f phe t, "a , a.,._,- ..t,,,,` the
�.t,r aii
High Density \ uld Family R,p
r g born iod Olhe r
Affordable Housi. y
ii„its ,"",11. l-,C. l ro• 1LAIc =.� �.1;I(uj-i rr
I � ,
urnrs c��ul�[ qi � ntl�t��n�'rl .,uh ruarkei r,lrc iar':a�..
C4l
10 i As stated previously the Glen
Loma Ranch Specific Plan will provide
High Density Multi - Family P,-�-units within the
Town Center 1,;i', _l 4�L)i:.1,:-L
d)- rrt[..:ci i._Irl, R:in; . The units within the
Town Center K —rir; Arc, ". vill .al :_be
integrated with a mix of uses combining
commercial, residential and public facilities, with
the final mix of uses probably residential and
public facilities, with the final mix of uses
probably being determined by market demand
and timing of implementation. These units
Glen Loma Ranch Specific Plan - Final 83
Section I0
II. PROMOTE BIKING AND
WALKING
Trails Within Glen Loma
Glen Loma Ranch is supporting alternative modes
of transportation throughout its entire site by
incorporating a trail system within its development.
The trail system (as shown in Figure 24t
will provide connecting points within the trails
and to the existing Uvas Creek trail north of the
scltooi. A series of multi- use trails will serve as
shared bicycle and pedestrian trails linking the
preserved open space, residential Neighborhoods,
schools, transit opportunities, the Town Center
and other elements of the plan area.
In some locations, the multi -use trails will also
serve as maintenance/ fire access roads, occurring
primarily between Neighborhood lots and natural
open space. They will also serve as fuel transition
zones. Although their primary function is vehicular
and service- oriented, pedestrians will be permitted
to access and use these roads to connect to various
trail systems, open space areas, and other
Neighborhoods. The construction of the multi -use
trails, including timing and implementation, shall
be subject to the provisions of the Development
Agreement between the Master Developer and the
City of Gilroy.
Santa Teresa Trail
One of Glen Loma Ranch's longest trails, the Santa
Teresa Trail plays a significant role on this
particular site. The trail runs parallel to the
southerly boundary of the entire ranch site
connecting to existing development to the
southeast. The Olive Grove, Wild Plum, Rocky
Knoll, Reservoir Canyon and the Loma Trails all
connect with the Santa Teresa Trail, providing easy
access throughout the entire site.
Wild Plum Trail
n a a- Wild Chestnut,
rNeighborhoods, as well as, the Ascencion
Solorsano Middle School site. One of the many
advantages of this trail is that it connects .vldl r i, c
rr—i =1;11 I'A -I --making it convenient for
residents to take a leisurely walk to the
park _end i o r I ?, n' -- T1
; .
Olive Grove Trail
7 , '111SL CL0,
II .i7ttsrr?;is 1 -f;11 l,t11
.�,,tr; i l.?•,r I try ; "a,i :aor? as � ; ;�k. - �-I�is
EORHREFS r:} el� S�.i�t�erera -ll::ti1
rl, a. c .4, nt: - a 1.,
1, geos dzi 1, - _i
rat iri
Reservoir Canyon Trail .,Uid lzockd Knoll
Trail, —
The Reservoir Canyon Trail anc %Ile _Kockr nol!
l r:iJ connect- to the Santa Teresa Trail jH F ea,5 e
Eris- icy- �cicF" feil.E >ft �1 „':,TI,L„�..4„�,,.J �iL it <:jcrlilt i'
and i -:,: located approximately in the
middle portion of the site. ;i hcsc rc..i1, l:r Irs
E --; s perpendicular to the Santa Teresa Trail
anc' Ci)i1vcr-)c ru VVCc t 1 tl�!?essi ls:t rtc �,,f�c,E rig.
!`IUlei- Reservoir
Canyon trail CC)Illuulc'ri tl Ci; i I �r:C�rt - "[iil i'li<.
i Mil_runs along the eastern side
of i:[i _Canyon Creek: and the Rocky Knoll
Neighborhoods a ;-k <ViI a
sr rn side )I Hhc To-, n ,tc: i _: :uca. One ;rr
or fl« c rr;iil ,+ -1':.. :4 is that
1Le provides shade for the pedestrians from
existing mature trees during the hot summer
months. " 1,, r> , -.,..,._,,., r ,:l t t...a -.
Autumn Camp Trail
This trail starts with a connection point to Santa
Teresa at McCutchin Creek. r: uts !:fu"c�,_iv1? ri?c n�>.+ The �- }:'�,:u umr� Camp Trail also runs through
puHic r.>:,::, and extends to Oil, ” 1,~ A �� the center of Glen Loma Ranch in a north /south
,.,
-; 1 1 direction. This trail is located north of 4e +lit
and runs between
1.:?ri :. This trail runs adjacent to the Palomino, 1_.uciics >a .
Nebbiolo and The Glen Neighborhoods. This trail
Glen Loma Ranch Specific Plan - Final 84 Section 11
connects �tlie �����_
- , G, ,.1, -'��� i .il is , \`,l'r'U.I� � a•_ �
The Loma Trail
The Loma Trail is located on the eastern side of
the ranch, north of ]_--rliessa-
This trail runs along the
eastern side of the ' z=,'v it,-zr ;
Neighborhood, _ _,, mn _ .ri,� ' ,c.:, c Pa.ca
zr4c-existing = P.111. ai. Chk. -)rO 1', :rc
—mss___
r,,:tr itia.ds -,,; [1h, Uvas Creek trail -4ig+
-rr, V'41.
There is also one r tu_�u:r: iY trail segment that
is incorporated within Glen Loma Ranch
allowing access from the Town Center vicinity to
the iin pa %-(:(I r;r „ =.i1,; tn rte;, open space owned by the
City of Gilroy. Every trail incorporated into the
Glen Loma Ranch site plays an important role
within the community. The extensive trail
network allows easy access from one end of the
site to the other by connecting all the trails to one
another. This helps to reduce use of the
automobile and creates a pedestrian- friendly
environment. These trails are an essential
"building block” of Glen Loma Ranch that prove
a common connection to every one of the
Neighborhoods.
Standards for Trails
TRS -1 - The multi -use trail shall be set back
from the defined creek channels a
minimum of fifty (50) feet c>r _
TRS -2 - The route and destination points
of the various trail segments will be
conceptually set through the adoption of
the Glen Loma Ranch Specific Plan
Future
Neighborhoods that develop adjacent to
the trail segments shall respect the trail
alignments as adopted.
TRS -3 - Adjustments to the trail design,
location, surface material, the width of
appropriate buffer and other factors will be
reviewed by the City of Gilroy:-,ml d c
ic:a i_ : 1;.; ,i as part of the design of
individual Neighborhoods so that the final
Neighborhood and trail designs best reflect
site - specific conditions.
TRS -4 - Trail segments will be constructed by
individual projects adjacent to the trails.
The completed trail segments and an area
equivalent to the width of future multi -use
trails will be built to City standards -+++4
TRS -5 - Maintenance /fire access roads shall
be a minimum of twelve -feet (I2') wide.
Removable bollards or other barriers may be
placed at entry points to prevent
unauthorized motorized access, subject to
review and approval by City staff and the
City Fire Marshall during the map approval
process of each Neighborhood. Connection
points will be reviewed by the City of Gilroy
staff (including the Gilroy Police and Fire
Departments) to determine the appropriate
level of access.
TRS -6 - Trails used as maintenance and /or
public safety access shall be an all weather
surface. Potential surface materials may be
concrete, asphalt, or another material
deemed appropriate by the City Fire
Marshall.
TRS -7 - Multi -use trails shall be a minimum of
twelve feet (IT) wide.
TRS -8 - Multi -use trails shall be surfaced when
also used as a maintenance easement.
TRS -9 - Signage
as we4
RS HHHI�t ! ias11 >B of
the preserved open space will be placed
periodically along the trail system.
TRS -10 - Where deemed appropriate, multi -use
trails shall be placed along or within the
buffers adjacent to preserved open space
areas, and will link with other trail systems
to provide access throughout the Specific
Plan area and to other local and regional
systems.
TRS -11 - Trail crossings of all streets shall occur
at controlled access sites such as stop signs,
signals.,
Private Interior Pedestrian Pathways
Private interior pedestrian pathways are encouraged
but not required within individual residential
Neighborhoods. These interior pedestrian
Glen Loma Ranch Specific Plan - Final 85 Section I I
pathways can provide access to adjacent preserved
open space areas, private community recreation
facility, Neighborhood focal areas and Pocket
Parks. If proposed, these interior pedestrian
pathways will be owned and maintained by either
the Neighborhood homeowner association or the
Master HOA but not by the City of Gilroy.
TRS -12 - The width of the pedestrian pathway
shall be a minimum of six feet (6').
Removable bollards or other appropriate
measures should be employed where
required at all entry points to collector
and residential streets to prevent
unauthorized motorized access.
TRS -13 - Appropriate signage shall be provided
indicating ownership, directional and
location information.
TRS -14 The Builder of a Neighborhood
that proposed private interior pedestrian
pathways shall provide disclosure to the
future residents that the trails, while
privately owned and maintained, will be
accessible to the general public.
Glen Loma Ranch Specific Plan - Final 86 Section I I
OLIVE GROVE
TRAIL
EXISTING
NATIVE
GROUND
EXISTNG 1K�IL
ti
FUTURE CITY iRAII.
('I I'Y'I RAIL `� IL' •✓ P It '! wiwlr(rlrlmrlr(�rlrl�lrle( 'rI .i AUTUMN CAMP •~~• .
;.
TRAIL
( LOMA TRAIL
otroECROVE ♦ OPPORI RYI tAS�ENCION
vcHOLOR>IMIUMIDJILH yl 7.7 AC t PP .
PMLOMNO WlARO
♦ f S,SlFjf1>iJINg1�'i , ai :���"
- ♦ Q7AC! Lk > >'J Y, ..ri ,. ,;.IR .3. (FORMERLY - .
♦ 5111 r {'rt'!,t'�1Q�f CABERNET) -
0.EL'OLATED 1 II �,��h'7v1.." 77AC!
CRL•EK !DRAINAGE •� ♦ pq,
RR It t
�c
__ 71-. - 71', • �EI.EMENIARY .
WILD PLUM •, !� NEBHwIO
TRAIL MgAC.! B.lAC t AFFOa011a/6 PETITESIRAN
-qF��II. •� 5� - 10.6 AC.a
we
CHES
P_ pat
A�O • - p R Lu(:NESaA ,NES "£ VISTA BEl1A
'��•:, MONTONICO ♦��0-0 --WE 1T FIRE BTATIMI B.S AC.1 24.6 AC.!
_ . .. 11.8 AC. It �♦� 1 CANYON IOCAT1011 ..
... ; .. •.. `.` , rl ' CREEK
• ._< GROVE
SANTA TERESA : MALVASIA 9.Bac.t A
f - CENTER -� .
t _ TRAIL 14.0 AC. ■ / ! OCKY I1N011: • i F4E11. _ � :'y �d 12A AC.! -. ly
I ! 1 .. orFil HPACe' ° k! M arvur. ,
I - Roc r KWOLL � ` DER
. No
. I
SANTA TERE A
:. TRAIL CANYON TRAIL _
a
ROCKY KNOLL
TRAIL
NOTE:
I. LXISITNII DIN "f OR WR SUBJEL -i i1PI1KTNENDLfLRMINATIONI 'ERNCI•.
LEGEND FIGURE za
— — —'—•'- — — SPECIFIC PLAN AREA
PROPOSED CLASS 1 TRAIL
I ��rlr�rl�Irlrlrlrlrl� EXISTING CLASS I TRAIL
If •r��...... o PROPOSEOCLASS II TRAIL
j, °--- - - - -°•• •- •- •m- - - - - -. . EXMIN6 NATIVE GROUND TRAIT.
_ _ - - - -- PROPMMUNPAVEDTRAII.
If
TRAIL SYSTEM
GLEN LOMA RANCH SPECIFIC PLAN
GILROY; CALIFORNIA
vi "
RugGaR1- JEN5@N•AZ
I2. NTEGRATION OF
NEIGHBORHOOD
SERVING FACILMES
LND ANEN'ITIES
Inteoratina the Built Environment to the
Natural Environment
The citizens of Gilroy appreciate the value of open
space within the community. Areas like the Uyas
Creek Park Preserve and the Babbs Creek Park
Preserve are some recent examples of the C;irys
corrunirment to providing a full range of park and
recreation facilities to its residents. Through a
series of community meetings, the Gilroy public
has voiced strong support of the preservation of,
and access to, the various open space futures
throughout the Glen Loma Ranch Specific Plan. In
addition, Gilroy's General Plan has placed greater
emphasis on eonnectivit� to open space, greater
opportunities for pedestrian and bicycle access
between Neighborhoods, and fewer impervious
surfaces. The Glen Loma Ranch will implement
these policies by providing a community that
'integrates the natural and built environments. The
C.
resulting land plan takes advantage of the preserved
open space by integrating the homes with the open
space, nor segregating the open space from homes.
Tables 14 and Ii, as well as figures 2i, 26, and ?7
delineate the types of open space features within the
specific plan area.
Single - loaded streets separating Neighborhoods
from the preserved open space shall be minimized
,within the Glen Loma Ranch Specific Plan, but may
be necessary in some specific locations to address
public safety concerto. as determined during the
developmenr review of individual Neighborhoods.
shrubs, classified as coastal scrub. have found a
home in -t nd- exposed areas and areas of moderate
slope. Oak riparian areas Follow the natural drainage
courses as they flow through Uvas Creek. These
natural features have been preserved as permanent
open space for the project. and the communitt• at
lame.
Preserved Natural Open Space Guidelines
POSG -1 — tittblcct to the review and approval of
the Lit- of Gilroy, and assuming that
public safety concerns can be adequately
mitigated, individual Neighborhood,
adjacent to preserved open space areas and
its corresponding buffer may:
• Allow homes to back directly on to
the open space buffer,
• Allow the sides of homes adjacent
to the open space buffer
• Allow the fronts of homes to face
onto the open space buffer
POSG -? - In the event that safety concerns
cannot be mitigated, a single - loaded street
may be located between the homes and the
open space.
POSG -3 - The preserved open space within
the Glen Loma Ranch Specific Plan area
provides effective wildlife habitat areas
and serves as wildlife movement corridors.
Generally, development should not occur
closer than one - hundred feet (100') to a
defined creek bank or tree canopy of a
defined riparian area or r- _
to other preserved open
space areas (coastal scrub areas, mixed
cultivated woodland, and rocky serpentine
grassland areas)_
1n certain Neighborhoods,
however, other setback standards may be
Preserved Natural Open Space approved due to sire constraints or to
As one moves around the Glen Loma Ranch, the accomplish specific project goals, but
most striking elements on the property are the shall in no event be less than
natural plant communities and topographic features. ") feet.
The sire has many areas of great natural beauty. POSG -4 - Where design:ued by the Glen Loma
Intermixed across the property, dense stands of oak Ranch Specific Plan and confirmed by the
woodlands are inter-woven I.yith small stands of City through the individual map approval
olive trees, randomly planted fruit trees as well as processes, preserved open space areas may
sycamores, black walnut. Madrone, Monterey Pine, function as linear circulation corridors
Arizona cypress and redwood trees. Low to linking Neighborhoods. parks, and
moderate growing eye green and drought- deciduous surround trig open space.
Gen Loma Ranch Specific Plan - FinaI 87 Section I?
Glen Loma Ranch Specific Plan - Final Old page 88 replaced Section I2
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Glen Loma Ranch Specific Plan - Final Old page 88 replaced Section I2
His
M
Glen Loma Ranch Specific Plan - Final 88 Section 2
Notes:
1 Arm" "-Very Low" level of maintenance @ $I307 /acre based'on City
of Gilroy memo dated 2/16/01
2. Annual ; "Low° maintenance -cost @ $I4I6 /acre based on City of
Gilroy memo dazed 2/ 16/01
3: Annual " moderate ",.'maintenance cost @ $4400 /acre from City Parks
and Recreation Master Plan, pg. I09
4. FTZ Fuel Transition Zone
5.
} _T_ t -} ! l V V_:: l �7E ka•_:_ I 1 Vf 1.;;: i.i'
Table 14 = Breakdown and Ownership of Open Space
Glen Loma Ranch Specific Plan - Final 89 Section 12
Area
Designation
Description
Acreage
Ownership
Level of
Maintenance
I
Olive Grove Focal Point
0.2
HOA
Low
2
Palomino Focal Point
0.2
HOA
Low
3
Home Ranch Focal Point
0.2
HOA
Low
4
McCutchin Creek Focal Point
0.2
HOA
Low
5
Wild Chestnut Focal Point
0.2
HOA
Low
6
Montonico Focal Point
0.2
HOA
Low
7
Nebbiolo Focal Point
0.2
HOA
Low
8
Malvasia Focal Point
OZ
HOA
Low
9
The Glen Focal Point
0.2
HOA
Low
I0
Canyon Creek Focal Point
0.2
HOA
Low
I I
Rocky Knoll (developable area) Focal Point
0.2
HOA
Low
I2
Town Center ` :lulri,- .i_ur,i!._Aj Focal Point
0.2
HOA
Moderate
I3
Eucalyptus Developable Land Focal Point
0.2
HOA
Low
I4
Luchessa Focal Point
0.2
HOA
Low
I5
Petite Sirah Focal Point
OZ
HOA
Low
17
Bella Vista Focal Point
0.2
HOA
Low
18a�
_ :_ ,_ ' .. ±(north of the town center)
Focal Point
0?
HOA
Moderate
Note:
Actual location of each Focal Point will be determined at the time of
development for each individual neighborhood.
L Annual "Very Low" level of maintenance (&, $1307 /acre based on City
of Gilroy memo dated 2/I6/0I
2. Annual "Low" maintenance cost @) $1416 /acre based on City of
Gilroy memo dated 2/I6/01
3. Annual "moderate" maintenance cost C/ $4400 /acre from City Parks
and Recreation Master Plan, pg. 109
4. F I Z = Fuel Transition Zone
Table 15 - Breakdown and Ownership of Focal Points
Glen Loma Ranch Specific Plan - Final 90 Section I2
d
i
i�
!7
A
s
A.IN'�II" I tlRRIYk a } 11 f12YNV1'•l C� VI
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RECOLATED 7 pra, n kA
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CYIRRIDOR J
-. P K►('liill`M 1111
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yNfill N'ILL'P INUYT <.,'yAti
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NOTE:
L EX157IN0 DIRT DITC11 SURJF(T'IO FIJRTIIER IIFTFRMINATKIN PFR IICP ANTI
SPKIFIC PLAN 51`41.11ON 12.
LEGEND
FXISTINO
NATIVE
MOUND
7 "RAIL ................
•' I.IKAIL
Y7 Ai a
�r Krtl sll•1�
FA 11'Knl 11
iJAla
51 FIT
JIM'
/illy YVPK
Il AlwllP
Ya.VI •
— ••- -•— •• —• - --
FLFX
1KATWAMRV
RA
�••+— •— •— '— ,- -- , —' - --
C 54DEWIAL
�NAE'
--- --- •- - - - - --
u©
OPEN SPAS[ BREAKDOWN
ROCKYKNOLL
EXISTING NATIVE OROUNDTRAIL
GLEN LOMA RANCH
- -- �-•�
• _•
PkOPOSFD UNPAVrD TR.AII.
PIIRLIC PARK AND OTIIrIt PURI.IC OI'I:N SPACE
®..
WIy11N'
FTyillUFFER A)TIIER OPEN SPACE
1 IK P1,offlMMk
1 INNI nIINNI KI �.�tYLNN
PRESERVEDNAIIJRAL OPEN SPAC'E 1• s Soo,
~TINT'. AII.
"�� i(04t
I µY INI }IkK YIlV
N R7YAVJIF U 17
YIK(KYI
*,' F
INkKl k11N'1 :lM'
N
CN Yy111K Kl>•R INl lrilp JLA_
rtllk
okM •
MAIINtAL1I iANVVN
7JY.�1 )IM's
' /M'•
Il AlwllP
Ya.VI •
— ••- -•— •• —• - --
9PI CIFIC PL AN AREA BOUNDARY
I'ROPOSI: U CLASS I TRAIT.
RA
�••+— •— •— '— ,- -- , —' - --
FXISTINO CLASS ITRAIL
O
OVERALL
--- --- •- - - - - --
I- ROP09LD CLASS II TRAIT.
OPEN SPAS[ BREAKDOWN
•- ••••- •••••••••• ...... - -••••
EXISTING NATIVE OROUNDTRAIL
GLEN LOMA RANCH
- -- �-•�
• _•
PkOPOSFD UNPAVrD TR.AII.
PIIRLIC PARK AND OTIIrIt PURI.IC OI'I:N SPACE
.
(iI1 ROY. CALIFORNIA
®
FTyillUFFER A)TIIER OPEN SPACE
_
PRESERVEDNAIIJRAL OPEN SPAC'E 1• s Soo,
RUOOERI-JENSEN•AZAn
C3
NRIG111101(1100D rOCAL POINTS
rwN""r w�ua�u iu °iiu.i w Yw
UVAS CREEK
IIPC41LATED
CREEK A)KAINAQE--I
C.ORRIOOK
P A�^ tir.krl�
.i rPgF.P MONTOIRC(
'n /Ih .p
A�
'tee
NOTL
I. I�XIS'1INli DIRT 1117 C11 SIINILcT LG I'l IR'I11 Lk ULrLRMINAlI ION PI:R N('P-
�I LEGEND
1
— '-- --- '- --'—
SPP.CIFICPLAN AREA BOUNDARY
s
f{
PRLnnsu) class 1 TRAIL
I
............. 1-1 -1—
ESISTINQ CLASS (TRAIL
-- - - - - - - - - - - - - - - -
PROP09W CLASS II TRAIL
•••••••••••••••••••••••- •••••.
EIISTINO NATIVE GROUND TRAIL
yyy••-
- -•--•- — -- - - -•--
PROPOSED IINPAVFD TRAIL
_
PUBLIC PARK AND OnIER PUBLIC OPEN SPACE
ITUOUFFER AITHCR OPLN SPACE
a
PRESERVED NATURAL OPEN SPACL
ofI
�i
13
NEIGIIIIORIIC)C)D FUCAi. POINTS
Al
CHRISTMAS
HII L PARK
UVAS CREEK
FIGURE 26
HOME OWNER ASSOCIATION
OWNEDIMAINTAINED
OPEN SPACE BREAKDOWN
GLEN LOMA RANCH
GILROY, CALIFORNIA
- 3w `li
RUGGEnf- JENSEN•AZAR
I I I I R F. I XISTIN( r
('I'IY INAII. CIFVil(AII- INAII.
RY Pllo ilf..I VNA9 CREEK i
�US
COMM ASCENCION � ROME
IX IVF GROVE CIAL SOLORSA MIDDLE a RANCH
(xWO RI LAITY HO SCHOOL s
e
PaoWlo .IErlstwc) x
J•t w
RI:COLATI 1) q�
I' JOT K'L)RAINAG1.
[Y)IlRIIx)R
R
VAL NEOOKKO
C IES KR
`f f)IE WED STNUr O 1
TF
i •Q�.TT �` k`Il� "R
MONTORICO I;( tit
1 y� 11) aVe
MAL VASIA
�O
Y
�
NOTE RI
O�
3t�
t' NO L•
R
(; I.I:XI511N1:DIRT DII('11 SUIIl)1'1 'I0 1 1114 1111'N UI:I)NA11NA1ION III N IT( 'I'
dI 2 A TIT All .1) ANLA ALRNUSANTA ILIIISA NLVII. 10 III: OWNI. D111 011-
tI ('IfY% %I'Ill IOFI.ANRY('AT'(NU AND ' 1 RAW 11) III: XIAINi AlN1 -D [IV OII liL1:1.
jLEGEND
3 SPFC'IFIC PLAN ARIA DOUNDARY
- -_- -- ---- I'RUI'I ISP.O CLASS) IRAII.
I
'YISTINU !'LASS I TRAIL
•...������- . -...• 1.ROI.'OSFD CLASS II "TI(AII
. .
VNIS "I INO NA'TIVT GROUND 1 RAII.
- • — — • — 1'1101-OSFII UNPAVLD TRAIL
PlAIIIC PARK AND 111111 K I'IIIILIC I IPI'N NPA('U 1• - 300'
tY €'
t,
CHRISTMAS
HILL PARK
I XIS IIN(,
NAI11'I.
`,UVAS CREEK lil(111:111)
INAII. ........
T. .
MAIARO
CHRISTMAS HILL
PARK HILLSIDE ADDITION ADDITION •
•' IAS NIIMAS
FIFMEN f N1v /
TOWN (
(EXISTING)
CENTER FLEX
PETITE SRN)
M AFFOROA &E
YRF
OMAff RCIAL*
. OPPOR Il1111TY L
LIX.11f SSA VISTA RI LL
11 (:
FIGURE 27
CITY OW14E.DINIAINTAINED
OPEN SPACE BREAKDOWN
GLEN LOMA RANCH
CIR RROOTYY.. CALIFORNIA
1\jltr
RUGGER1•JENSEN•AZAR
Preserved Natural Open Space5tandards:
POSS -1 - Human access into the preserved
open space areas shall be limited and
controlled via trail placement and
interpretive signage.
POSS -2 Future homeowners shall be notified
of the existence of the preserved n :a r i { : !
open space, the location of present and
future trails, fuel transition buffers as
prescribed by the Gilroy Fire
Department, access issues as prescribed
by the City of Gilroy Police Department,
and the enforcement of pet leash laws
within the preserved open space areas
through disclosure documents presented
at the time of purchase of future homes.
POSS -3 - During and after construction of
adjacent lands, specific site erosion control
practices shall be employed to limit
sedimentation into the preserved open
space areas.
POSS -4 - The Glen Loma Ranch Master
Homeowners Association will assume
ownership and maintenance of the
preserved na; a :a ii—open space. The
vegetation in the Preserved ``aturai Open
Space shall be evaluated for fuel
management and modification by an urban
wild land interface planner or similar
professional, subject to the approval of the
Fire Marshall. A report shall be provided
based on fuel modeling and fire behavior
for the existing vegetation. As each
neighborhood adjacent to the Preserved
Open Space is developed, the
recommendations of the report shall be
implemented in the adjacent open space.
The required width of the FTZ shall be
based on the conclusions of this report j, c;
Ch;' Il'I1i t!J 3CI�if'1 !t ?CRSLiI "C.
Open Space Buffer Standards
Glen Loma Ranch has placed a high priority on
the interplay between development and areas of
preserved = r:_ - _Topen space. Homes adjacent to
open space will offer a living environment unique
to previous Gilroy developments. But that
uniqueness comes the added responsibility of
respecting the natural environment standard and
the potential issues that come with living in such a
setting.
POSS -5 - In order to protect the preserved nai:u:;i
open space from urban intrusion, the creation of
open space buffers surrounding the open space will
be required. These buffers will create a non -
development zone between the preserved ri x r it r_t i
open space and future development. These buffers
will be either thirty (30) feet, fifty (50) feet or
one - hundred (100) feet in width, depending on
the nature and quality of the preserved open
space, as determined by the biotic consultant for
the Glen Loma Ranch Specific Plan. Activities
within the open space buffers are restricted to fuel
maintenance activities related to either the preserved
open space and /or the fuel transition zones, and in
some cases, :_o r T_ r -_ —ind trail corridors
(public or private) outside the preserved open space
but within the open space buffer.
POSS -6 - Unless specifically noted elsewhere in
this document, all preserved Tian r) i open space
and open space buffers will be owned and
maintained by the Glen Loma Ranch Master
Homeowners Association.
Fuel Transition Zones Within the Open
Space Buffer Areas
The second level of protection of both the preserved
open space and development is the creation of Fuel
Transition Zones (FTZ).These zones will be located
within the open space buffers between the preserved
open space and development. FTZs are defined as
a zone that lies adjacent to development designed
to reduce the threat of wildfire in developments
adjacent to brush, forested or grass- covered open
space areas. The primary reason of establishing a
FTZ shall be the management of vegetation and
other fuels with the following intent:
To protect life and property.
• To reduce the potential for fire on improved
property spreading to wild land fuels.
• To provide a safe working area for emergency
responders.
FTZS -1 - Whenever a development has a
boundary with an area of preserved open
space, either internal or external to the
development area, a FTZ is required.
Glen Loma Ranch Specific Plan - Final 94 Section I2
Mowed Natural Vegetation
Space Buffed Fuel Transition Zone
Figure 28 - 30' Open Space Buffer
12'
Public Trail
(Owned/Maintained by City)
and Maintained Area
Figure 29- 30' Development Setback
Glen Loma Ranch Specific Plan - Final 95
Section 12
� ' d P s� �' `�' .�,�.�a � S - � �t s� � �-�R' � �S'" i '�hi'� i� k.�a -".C�� � � f��'� �'+`�`Y.L� ``��5�,2! g♦�y ,� tE• �' E�Po�Y
Q'
OWN el 5r�
NOR
z�
e t
Open Fence
Mowed Natural Vegetation w
so,
�
Open Space Buffer/Fuel Transition Zone
H.O.A. Owned and Maintained Area
Open Space Buffer
Figure 30 - 50' Open Space Buffer
Figure 31- 50' Development Setback
Glen Loma Ranch Specific Plan - Final 96 Section I2
Figure 32 - 50' Open Space Buffer with Trail
Figure 33 - 50' Development Setback with Public Trail
Glen Loma Ranch Specific Plan - Final 97 Section 12
Opal Fence
Mowed Natural Vegetation -
so, 12'
Spacofuel Transition Zone
H.O.A. Otaned/Maintained Area
Figure 34 -100' Open Space Buffer
Figure 35 -100' Development Setback
Glen Loma Ranch Specific Plan - Final 98 Section I2
upen: p21C r urrer:w�Ln irdi�
k
L.
Open Fence
a
Mot%rd Natural Veesetaiion i Mmsed Natural Vcr�elation
12'
Public Trail .(Owned and Maintained by CRY)
50'
Open Space/Fuel Transition Lone
100'
H.O.A. Owncd/Maintained Area
Figure 36 - 100' Open Space Buffer with Trail
tN
k j _
2.
t ....i x F'y,: `ZI�.
p'�/� yyt� �.e``,- w-
ffia �a.: /?`.�.:a� _
x
AF-
ty 4`'A�' ,R
t �
"Y
rx�.�
Y
t iyl 19_ y'sF teL j i y� 4r t� i��INN;, &'
F� kt 4 Y 'V F��# f 4 G'C*�
fdi•E: �,ri d .�' if1*. e f ^0 p. ,.e f' �{{�u.,+
Figure 37 - 100' Development Setback with Public
Trail
Glen Loma Ranch Specific Plan - Final 99 Section 12
Dimensions of the Fuel Transition Zones:
FTZS -2 - The minimum width of fuel transition
zones shall be 30 feet. This width may be
wider as required in areas of higher fire
potential. The width of the FTZ will be
composed of mowed natural vegetation
managed as indicated below. Irrigated
and maintained landscaping of individual
parcels can also be used to meet up to
thirty (30) ft. of the required FTZ width.
Roads and trails can also be used to make
up the required FTZ.
Vegetation Management Standards
Within the Fuel Transition Zones:
The following standards shall be observed in the
maintenance and management of fuel transition
zones:
FTZS -3 - Landscaping with the FTZ will be at
the option of the Master Developer.
FTZS -4 - Ground fuel shall be eliminated by
chemical treatment or mowed to a height
of not more than 4 ". Alternatively, the area
may be disked annually or more frequently
as directed by the Fire Marshal. Live
vegetation, (trees and shrubs, within the
transition zone shall have all dead material
removed and shall be thinned and pruned
to reduce fire intensity and rate of spread.
FTZS -5 - Dead trees within the transition zone
shall be removed.
FTZS -6 - Vegetation under trees within the
defined transition zone shall be maintained
at height that will preclude its functioning
as a "ladder" for fire to travel from ground
vegetation into the tree crown.
FTZS -7 - Only approved fire resistive landscape
plants shall be used for the "green belting"
element of the fuel transition zone. Plants
within the greenbelt shall be permanently
irrigated.
FTZS -8 - Only open fencing (wire -mesh,
wrought -iron, or tubular steel ) shall be
allowed as rear -yard fences abutting the
FTZ. Traditional wood "good
neighborhood" fences are prohibited.
All fuel transition zones
maintained by the Glen
Homeowners Association.
will be owned and
Loma Ranch Master
Standard for Landscaping Within the Fuel
Transition Zones and the Open Space
Buffers:
If landscaping or landscape- related structures are
contemplated within the FTZ, the following
guidelines shall be observed:
FTZS -9 - Approved Fire Resistive Plants shall be
utilized.
FTZS -10 — The Builder for each proposed
Neighborhood adjacent to preserved na .irai
open space and /or an open space buffer
shall submit landscaping plans for review
and approval by the Community
Development staff, which will include review
and approval by the City Fire Marshall.
FTZS -11- Each Neighborhood that is part of an
overall FTZ shall have the specifications
consistent with the CC &Rs adopted by the
MHOA. The adopted CC &R shall indicate
the dimensions of the area that is to be
maintained as part of an FTZ. If the
Master Developer elects to provide
landscaping, the landscaped area will be
managed and maintained pursuant to a
landscaping plan approved and inspected
by the Gilroy Fire Marshal.
Fuel Transition Zones Access Standards:
There shall be Public Safety (Police and /or Fire
Department) access locations at intervals along the
FTZ.
FTZS -12 - These access locations shall be at a
minimum of every I000', but this interval
can be reduced based on determination of
need by the Police and Fire Departments.
FTZS -13 - A fire hydrant shall be within 20'
of an access location. The access location
shall have a minimum width of 20'.
FTZS -14 - If gated, the gate shall meet the
Fire Prevention Gate Policy and be
provided with a "Knox" keyed lock.
Trails/Roads Standards Within the Fuel
Transition Zones and Open Space Buffers:
FTZS -15 - When a trail or roadway is to be
Glen Loma Ranch Specific Plan - Final 100 Section I2
included in the FTZ it shall consist of:
• Paved with a non combustible or fire
resistive material
• Any associated landscape strip shall
either be irrigated, or kept mowed
or chemically treated at the option
of the Master Developer (subject to
approval by the Gilroy Fire Marshall)
• Trees shall be of approved Fire Resistive
variety
Maintenance of the Fuel Transition
Zones
The Glen Loma Ranch Master Home Owners
Association shall maintain all elements of the
FTZ. A "Master Fuel Transition Zone
Maintenance Plan" shall be submitted and'
approved by the Deputy Fire Marshal prior to the
recordation of the final map for the first
Neighborhood within Glen Loma Ranch, and
updated as necessitated by the development of
subsequent Neighborhoods. The plan shall
include a listing of plants and irrigation plan for
landscape areas, if any. A description of areas
subject to routine mowing, disking and /or
pruning shall be included and those areas shall be
identified. The plan shall designate maintenance
standards, frequency of maintenance, the
individuals or parties (such as the HOA) that are
responsible for the maintenance of the Open
Space Buffer, FTZ, strip and any or all trails
and roads (public or private) that are within the
Fuel Transition Zone.
Restored Creeks Along Santa Teresa
Boulevard
An existing drainage channel presently crosses
the Olive Glove Neighborhood. This drainage
originates from McCutchin Canyon located
south of the property in the hills above the
Eagle Ridge community. Water flow crosses
Santa Teresa Boulevard via an existing culvert
and enters the site from the south, flows
through a small reach of natural channel to a
farm road crossing, and is diverted into a
channelized, man -made linear ditch. This ditch
flows through the fallow field that will be the
Palomino Neighborhood and discharges into
Uvas Creek. The channel is mostly unvegetated due
to regular maintenance to prevent flooding. The
Specific Plan proposes to realign the channel so that
it runs parallel to Santa Teresa Boulevard and would
be incorporated into the proposed Santa Teresa
Boulevard regtional trail.
The Glen Loma Ranch Specific Plan has identified
two options for the McCutchin Creek drainage
swale. The first option is to relocate this swale to
an alignment adjacent to and parallel to Santa
Teresa Boulevard. The realigned swale would then be
integrated with the proposed Santa Teresa Boulevard
Class I trail. Because the Swale would be lengthened
and revegetated to become a more natural creek than
its existing condition, this realignment is viewed as
a positive environmental enhancement to an existing
channel
The second option is to leave the swale in its current
alignment. The swale would be vegetated in a more
natural condition. A fifty (50) foot development
buffer on both sides of the swale would be
established on each side of the channel, measured
from the centerline of the Swale. An alternative
development buffer would be a one - hundred (I00)
foot buffer on the side of the swale adjacent to the
Solorsano Middle School, and a twenty -five (25)
foot development buffer on the opposite side of
the Swale.
The second drainage ditch flows east from Santa
Teresa Boulevard through the cultivated fields.
This drainage ditch is located just up -slope from
a natural swale that conveys limited runoff from
the Rocky Knoll Neighborhood towards The Glen
Neighborhood. This ditch appears to have been
constructed to direct seasonal flow originating at a
culvert under Santa Teresa Boulevard. Because the
permitting to revegetate the swale in its present
location will involve fewer governmental permits
than to relocate the swale, the decision as to which
option to pursue will be based on the ability to
secure the necessary permits from the California
Department of Fish and 4— \ ; l c' i; l t as well
as the U.S. Department of Fish and Wildlife
Service.
Glen Loma Ranch Specific Plan - Final I01 Section 12
Figure 38 - Glen Loma Ranch Part:
Glen Loma Ranch Park
A>::? 3._ !- -_acre park site (Figure 38) has
been designated in the southeast corner of the
Specific Plan area. There are several factors that
lead to the selection of this site.
First, the location of this park ,611 - —*iq t
't-A 1�11C -M, 10 1')1
which provides for the preservation of the Uvas
Creek corridor as well as providing limited access
via trail connections.
Second, the park site is located adjacent to the
elementary school �4. The City
of Gilroy and the Gilroy Unified School District
have a long- standing relationship where city parks
are located adjacent to elementary schools. This
relationship benefits both agencies, as well as the
future residents of the Specific Plan area.
Third, the park site is located at the southern end
of the Specific Plan area, as well as adjacent to the
existing residential Neighborhoods along Luchessa
Avenue and Thomas Road. This park location will
serve not only the southern portion of the Specific
Plan area, but will also serve existing residents. The
final park design will be developed under the
direction of Gilroy City staff and will be subject to
the review and approval of the City of Gilroy.
A4 ntonwo cC'utchin Park
A -acre park (Figure 39 on page 103)
has been designated in the northwestern portion
of the Specific Plan area. This park site is
immediately adjacent to Me -aaFP;4,-e x,A the
resici�,i ri t Neighborhood. -- _-_Ti'� -- - -_
This site is located along Santa Teresa Boulevard,
and the future Santa Teresa Boulevard trail will run
along the park site. Direct vehicular access from
Santa Teresa Boulevard into the park will not be
permitted. The site's adjacency toklj
rLico C)i ,, c will provide vehicular access to the
park.
This park site will serve the northern portion of the
Specific Plan area, and will also provide a city park
for the Eagle Ridge residents located on the west side
of Santa Teresa Boulevard. The final park design,
Glen Loma Ranch Specific Plan - Final IO2 Section 12
.V E.; j k)� be t zi. will be developed under
the direction of Gilroy City staff and will be
subject to the review and approval of the City of
Gilroy.
Focal Points
Each Neighborhood within the Specific Plan area
is required to provide a Focal Point. These Focal
Points are intended to serve as small recreational
areas near every dwelling. Focal Points are intended
to meet the following requirements:
Focal Point Standards
FPS -1 - The size of each Focal Point shall be
a �a� 1�1"A 4,500 ,—.004) square
feet in size.
FPS -2 - Focal Points are intended for the use of
the residents of the Neighborhood in which
they are located. Disclosure shall be made
to Neighborhood residents that there will
be incidental use by the general public of
the Focal Points.
Figure 39- Monteiijeo MJ urchin Park
FPS -3 - Focal Points are to be owned and
maintained by the Glen Loma Ranch Master
HOA. If major amenities (i.e. swimming pool,
tennis courts) are proposed by the Builder of the
Neighborhood, these major amenities could
then be owned and maintained by the Master
HOA or an individual Neighborhood HOA.
Focal Point Guidelines
FPG -1 - The Focal Points may have Tot Lots,
playground equipment or other features,
but are not required to provide such
features.
FPG -2 - Focal Points can be located within
the center of individual Neighborhoods,
but can be located adjacent to open space
buffers to take advantage of the adjacent
open space.
FPG -3 — Focal Points within individual
Neighborhoods may be located adjacent to
public trails. Suitability of this placement
will be reviewed by the City of Gilroy as
part of the review of the individual
Neighborhood
Glen Loma Ranch Specific Plan - Final 103 Section 12
14. DESIGNS THAT
REDUCE TRAFFIC
SPEEDS,
VOLUMES, & NOISE
Glen Loma Ranch Specific Plan
Circulation System
The Glen Loma Ranch Specific Plan area is served
by three major roadways; Santa Teresa Boulevard,
c__ Luchessa Avenue, and Miller Avenue. All
street designs within the Specific Plan area must be
consistent with the Specific Plan and built to City
standards. In addition, Tenth Street will be
extended across Uvas Creek and through the
project site to Santa Teresa Boulevard.
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Santa Teresa Boulevard
Santa Teresa Boulevard is a currently a two -lane
expressway. Upon the ultimate build -out as an
expressway, Santa Teresa Boulevard will be a four -
lane expressway with a total right- of-way of II0
feet. The Glen Loma Ranch Specific Plan area will
access Santa Teresa Boulevard at three existing
intersections. Ballybunion Drive is currently a three
legged intersection, but upon build -out, it will
become a four -way intersection. Miller Avenue
(described below ) will be realigned within the
Specific Plan area to become the future extension
of Tenth Street.
Club Drive
Club Drive has the most northern signalized
intersection along Santa Teresa Boulevard that
borders the Glen Loma Ranch Specific Plan area.
Club Drive is presently a four -way intersection.
Tenth Street Extension
The Gilroy General Plan has proposed the
extension of Tenth Street from its present western
terminus at Uvas Creek Drive to intersect with
Santa Teresa Boulevard at the present Santa Teresa
Boulevard/ Miller Avenue intersection.
The Glen Loma Ranch will reflect the General
Plan alignment of Tenth Street across the Specific
Plan area. The Tenth Street alignment is
anticipated to intersect Santa Teresa Boulevard at
the existing Miller Avenue intersection.
A portion of the extension of Tenth Street will be
the construction of a bridge across Uvas _ Creek.
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tti be ere,; fat tt:t�kce is3 '44 1. The
bridge will be funded by the Traffic Improvement
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Ballybunion Drive
Ballybunion Drive is designated by the City of
Gilroy as a "residential collector ", and is the second
existing signalized intersection that was constructed
as part of the Eagle Ridge golf course community.
The Glen Loma Ranch Specific Plan area will
utilize this intersection as the central connection to
Santa Teresa Boulevard.
The Specific Plan circulation scheme designates
Ballybunion Drive as a residential collector
allowing traffic to access Santa Teresa Boulevard.
Since Santa Teresa Boulevard an expressway, it is
the preferred route to move regional traffic.
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Miller Avenue
Miller Avenue currently bisects the Specific Plan
area running east -west connecting Christmas Hill
Park to Santa Teresa Boulevard. Starting at the
intersection of Miller Avenue and Santa Teresa
Glen Loma Ranch Specific Plan - Final I06 Section I4
Boulevard /Miller Avenue will be realigned as
Tenth Street with a future connection across Uvas
Creek.
With the development of the Town Center Flex
area, the Miller Avenue alignment will be
reconfigured. However, Miller Avenue will still
maintain its present alignment where it runs
adjacent to the Hillside Addition portion of
Christmas Hill Park. Access to Christmas Hill Park
will be maintained at its present location. The City
of Gilroy has stated that the Miller Avenue access
to Uvas Park Drive will be closed after such time
that the Tenth Street bridge is constructed.
Luchessa Avenue
The current General Plan defines Luchessa Avenue
as an east -west arterial street. Luchessa Avenue is
the southern -most arterial in Gilroy, and currently
dead ends at the southern boundary of the Glen
Loma Ranch. From the southern boundary of the
site to the intersection of future IOth Street,
Luchessa Avenue will remain an arterial section. As
part of a plan to minimize cut- through traffic
within the Specific Plan area and encourage north -
south traffic to use Santa Teresa Boulevard,
Luchessa Avenue will end ate - Fev. -t, <- t —�-
Regional (non - Ranch ) traffic traveling between the
extreme southern and northern portions of Gilroy
will be encouraged to use Santa Teresa Boulevard
11 .41; s 1 E�� l� ignage at�t t4e tizttt }eE�r ;Etee�
Christmas Hill Park will be accessible from Santa
Teresa Boulevard by using the proposed Tenth
Street extension and accessing the remaining
portion of existing Miller Avenue via di
improvements or realignments are proposed for
Miller Avenue outside of the Specific Plan area.
Merlot Drive .-area Sv rah Drive
Merlot Drive is a proposed residential collector
>ct,eigp,- teoE ;migkn 4 >�Lai- that moves traffic
through the Specific Plan area from r-1, Trig
:al, 1 -: %;i <: c. <rc:)iSic,n to the north to 41, THi*ii
c- cTir�:= !-ii -t'- •�- ccr- ci'.*c— eri�-ri: }' 3t�t� %. E1iEi "t �Ei'l?fz�:�' i:51.
to the south. Merlot Drive is
intended to serve the residents of the Specific Plan
area and not be a regional thoroughfare. Merlot
Drive will also provide residents with access to the
future middle school at the northern end of the
Specific Plan area. Merlot Drive will integrate a bike
lane in each direction into the street section. In an
effort to lessen conflicts with bicycles in the bike
lanes and parked cars, parking on Merlot Drive will
not be permitted. Merlot Drive will have detached
sidewalks within the landscaped right of way
Transit Opportunities Within the
Glen Loma Ranch Specific Plan
Merlot Drive. .`> t ,; h i.- and Luchessa Avenue
will be the collector streets that will run through
the Specific Plan area and connect to the Town
Center. As such, transit stops will be incorporated
at the following locations:
•:. -;ui- Drive near 1.ic:;
.%Crafc near the
Rocky Knoll trail crossing.
Luchessa Avenue near r!.. e 1.oiiiit
• Within the Town Center
Final Transit stop locations will be determined by
the City of Gilroy Engineering Division in concert
with the Master Developer and the Valley
Transportation Authority (VTA).
Traffic Calming
Traffic calming within residential Neighborhoods
is an attempt to strike a balance between vehicular
traffic and other users of the street: pedestrians,
bikers, business people and residents.
That balance tilts away from cars. Some see traffic
calming as a way of "reclaiming" local streets from
a traditional domination by automobiles. Others
see it more modestly as a way of restoring the
safety and peace in Neighborhoods that are
becoming overwhelmed with speeding traffic.
In many ways, this approach upends the traditional
goals of traffic engineering, which strive to move
auto traffic quickly and efficiently. In the past,
roads have been designed as wide, straight routes,
with few obstructions to the motorist's vision or
progress. Traffic canning, by contrast, seeks to do
the opposite.
Glen Loma Ranch Specific Plan - Final I07 Section 14
Traffic calming within individual Neighborhoods
of the Specific Plan will be based on speed
control measures. These measures are primarily
used to address speeding problems by changing
vertical alignment, changing horizontal alignment,
or narrowing the roadway. The Specific Plan,
subject to the review and approval of City Staff,
encourages the incorporation of the following
traffic calming measures into the design and
construction of new Neighborhoods:
Raised Crosswalks a.k.a. Raised crossings,
Sidewalk Extensions
Raised Crosswalks are speed tables outfitted with
crosswalk markings and signage to channelize
pedestrian crossings, thereby providing pedestrians
with a level street crossing. Raised crosswalks can
use grooved asphalt, colored paving stones, brick,
(or for the ultimate effectiveness, cobblestones).
The concept behind a raised crosswalk is quite
simple: the change in texture gets the drivers'
attention.
Traffic Circles a.k.a. Rotaries, Intersection Islands
Traffic circles are islands, placed in intersections,
around which traffic circulates. In residential areas,
traffic circles may be small enough (I6 to 25
feet in diameter ) to cause motorists to slow and
alter their path. Traffic circles can be attractively
landscaped and be used as visual Focal Points
within a Neighborhood. While bicyclists may find
them difficult to negotiate, the trail system and
bike lanes on major streets within the Specific Plan
will provide bicyclists with alternative routes.
Neck -downs and Bulb -outs
A neck -down or bulb -out is defined as an
extension of the curb, usually at an intersection,
that narrows the vehicular pathway and inhibits fast
auto turns.
Alternatives to Sound Walls
Santa Teresa Boulevard is a vital circulation
element that ultimately will be carrying expressway
levels of traffic in close proximity to Glen Loma
Ranch. An unwelcome companion to the traffic on
Santa Teresa Boulevard will be noise generated
from the cars and trucks.
Neighborhoods within the Glen Loma Ranch
Specific Plan shall be designed to limit the use of
sound walls to the greatest extent possible. Noise
levels for interior and exterior areas are subject to the
noise standards as set forth in the City of Gilroy
General Plan.
Alternatives such as using frontage roads parallel to
streets like Santa Teresa Boulevard are not effective
in meeting the City's current standards because the
policy requires the front yards to meet the same
maximum outdoor noise level standard as a rear
yard. Thereby, the width of the frontage road itself
is usually not a sufficient remedy from the noise
source. Additional setback is typically required.
This setback area must be landscaped adequately in
order to be aesthetically acceptable. In lieu of the
City assuming maintenance responsibilities,
individual developments would have to maintain
these areas. This requires the formation of home
owners associations to fund the long term
maintenance of these areas.
Landscaped berms, utilized correctly, can also
be effective methods to meet the City's noise
policies. However, since many projects feel the
need for perimeter security walls, using berms alone
may not provide adequate security. A combination
of berms and sound walls can be a viable option
where adequate landscaping is provided. Like the
frontage road alternative discussed previously, the
berms and setback area must be landscaped
adequately in order to be aesthetically acceptable.
As is the case with frontage berms above,
maintenance of these areas will fall on individual
developments. This requires the formation of
homeowner's associations to fund the long -term
maintenance of these areas.
Glen Loma Ranch Specific Plan - Final 108 Section 14
Figure 40 - Open Fencing Maintains
Existing Views
Figure 41- Effective Use of Rear Articulation of
Buildings and Landscaped Soundwalls
Figure 42 - Breaking Up Soundwalls with
Opening Where Possible
Glen Loma Ranch Specific Plan - Final 109 Section 14
Standards and Guidelines to Limit
Noise Exposure
The land use plan for the Glen Loma Ranch
Specific Plan has been designed, in part, to lessen
the need for sound walls along Santa Teresa
Boulevard. The Glen Loma Ranch Specific Plan
will use the following elements to lessen or
eliminate the need for sound walls.
NLS -1 - Neighborhoods that lie adjacent to
Santa Teresa Boulevard shall provide a
fifty -foot (50') buffer, n._SUicri t_0nti
for
acoustical and aesthetic considerations
except as noted below:
a. If the existing creek that runs through
the Palomino neighborhood is relocated to
within the McCutchin Creek and Olive
Grove Neighborhoods, no additional
buffer will be required.
b. The Grove and Vista Bella
Neighborhoods are required to provide a
twenty -fie (25') buffer. This twenty -five
(25') buffer reflects a previous dedication
of twenty -five (25) made to the City of
Gilroy to assist in the implementation of
the Santa Teresa Boulevard Class I trail as
shown in the Parks and Recreation Master
Plan.
NLS -2 - The relocation of drainage swale
coupled with the placement of a new trail
along Santa Teresa Boulevard shall create
a significant development and noise
mitigation setback from Santa Teresa
Boulevard.
NLS -3 - . ^.. 4 i i 5i. ,,.
_T proposed to run parallel to Santa
Teresa Boulevard will serve as a noise
mitigation setback from Santa Teresa
Boulevard. aP 1 ;i!'C oit <;ISC1''i1C
NLS -4 - The new City park adjacent to the
:?i;,t Neighborhood
will serve as an aesthetic open space break
along Santa Teresa Boulevard and serve as
a noise mitigation setback from Santa
Teresa Boulevard
NLS -5 - Preserved open space in the form
of a landscaped drainage corridor and
Reservoir Canyon creek and open space
buffers shall serve as an aesthetic open
space break along Santa Teresa Boulevard
and serve as a noise mitigation setback.
NLS -6 - Neighborhoods that lie adjacent to
Santa Teresa Boulevard : ;,
�_nc�_��_ic;t <•e:,i feature higher density
Residential Product Types so that the
building themselves provide shielding for
outdoor noise levels in lieu of sound walls.
NLS -7 - The use of frontage roads and alleys
along Santa Teresa Boulevard within the
Olive Grove. i— +J Creek.
!�:c:.!,.;. PTV .l, a:�:f � ..,�J�:•, r rr: >11
Neighborhoods --k1-41 be used
€T:i s i:::t i ; T the setback of
development from Santa Teresa Boulevard.
Santa Teresa Boulevard North of "kb
The Santa Teresa Boulevard trail coupled with the
open space containing the relocated stream running
parallel to Santa Teresa Boulevard will serve to
create a significant setback. At a distance of I80
feet from the center of Santa Teresa Boulevard, the
outdoor Ldn would be 68dB. Attenuation can be
accomplished through the use of some or all of the
following measures:
NLG -1 - Locate homes and attached units (like
Townhomes and /or manor homes)
between Santa Teresa Boulevard and back
yard areas so that the structures provide
shielding for outdoor noise levels. (Interior
noise levels inside the homes can then be
controlled through the use of sound rated
windows and other construction measures,
where necessary.)
NLG -2 - In cases where sound walls are used, the
following measures should be
used:
o Breaks and openings shall be
incorporated in the design of the sound
walls.
• Integrate variations in the sound wall
planes to avoid long stretches of sound
walls without variation.
• Locate sound walls behind berms and/
Glen Loma Ranch Specific Plan - Final 110 Section I4
or landscaping to screen them from
Santa Teresa Boulevard. Landscaping
maintenance will be the responsibility
of the Homeowners Association.
o Vary berm heights and widths to
create natural looking berm forms
and shapes.
Santa Teresa Boulevard South of Chib &-i e
N,1 c 0i tdil ii Park to Tenth Street
This segment of the Specific Plan addresses the
three (3) Neighborhoods adjacent to Santa Teresa
Boulevard. While this segment has the continuation
of the Santa Teresa Boulevard trail adjacent to the
Specific Plan area, it does not have the additional
setback created by the relocated creek. If no
mitigation was offered and residential homes were
located immediately behind the Santa Teresa trail,
then a sound wall ranging from eight (8) to eleven
(II) feet in height would be required to screen
private outdoor areas.
The Glen Loma Ranch Specific Plan will take
advantage of the City of Gilroy's updated Noise
Element in order to discourage sound walls. The
following measures are recommended for the
Montonico, Malvasia, Town Center R -4 Multi -
Family and Rocky Knoll Neighborhoods.
NLG -3 - Interpose homes and attached units
(like Townhomes and /or manor homes)
between Santa Teresa Boulevard and back
yard areas so that the building themselves
provide shielding for outdoor noise levels.
Partially because these Neighborhoods lie
adjacent to Santa Teresa Boulevard, the
Montonico, Rocky Knoll and Town
Center R -4 Multi- Family Neighborhoods
are envisioned as high density
Neighborhoods. Dwelling units at a higher
density may be situated along Santa Teresa
Boulevard to shield the remaining portion
of the Neighborhood from noise.
NLG -4 - The use of frontage roads and alleys
along Santa Teresa Boulevard within the
Montonico, Malvasia, Rocky Knoll and
Town Center R -4 Multi - Family
Neighborhoods would increase the setback
of development from Santa Teresa
Boulevard.
Santa Teresa Boulevard South of Tenth Street
Traffic volumes along Santa Teresa Boulevard are
expected to diminish significantly south of Tenth
Street. This will translate to lower noise levels to the
Neighborhoods along Santa Teresa Boulevard south
of Tenth Street. If no additional mitigation measures
were offered in this area, preliminary calculations
would indicate that an eight (8) foot wall would be
needed to screen outdoor areas.
NLG -5 - The Grove and Vista Bella
Neighborhoods should benefit from the
continuation of the Santa Teresa Boulevard
trail.
NLG -6 — The Grove and Vista Bella
Neighborhoods should consider
interposing homes and attached units (like
Townhomes and /or manor homes)
between Santa Teresa Boulevard and back
yard areas so that the building themselves
provide shielding for outdoor noise levels.
NLG -7 - In areas where the building layout does
not provide necessary shielding, promote
the use of earthen berms and /or short
walls on top of the earthen berms that
would provide the necessary noise
attenuation.
NLG -8 - The use of frontage roads and alleys in
Neighborhoods adjacent to Santa Teresa
Boulevard and Merlot Drive would
increase the setback of development from
Santa Teresa Boulevard.
Glen Loma Ranch Specific Plan - Final I I I Section I4
SECTION F -) (EXCIFIR'°T S ONLA )
Domestic Water
Domestic Water Distribution System
Domestic water is available at several points on the
Specific Plan boundary as well as in Miller Avenue
through the Master Plan area. The domestic water
service within the site will be provided by the
construction of on -site distribution lines (see
Figure 47 on page II8). The Specific Plan area
lies within both water pressure zones I & 2. Both
zones will include adequate looping to provide for
the redundancy needed. The internal lines will be
sized to comply with the City of Gilroy Water
Master Plan.
DWS -1 - Conform all design and construction
of the system to the
City of Gilroy 5a ;�.iF:4 -`:}
Master Plan and Standards.
Domestic Water Supply
The City of Gilroy General Plan and accompanying
EIR documents cite sufficient water supply for the
city's planned growth, including the Glen Loma
Ranch area. Since the General Plan anticipates and
accommodates the development of the Glen Loma
Ranch no major impacts to the water supply system
are expected.
The City of Gilroy Water Department will supply
potable water to the Glen Loma Ranch site. The
Average PotableWater Demand is shown inTable IT
Land Use
Area
(AC)
Flow per Acre
(gpd /AC)
Average Daily
Demand (gpd)
Residential
Low
89.6
2100
188,160
Medium
59.0
3200
188,800
High
39.2
4900
I92,080
Commercial
10.2
1200
12,480
Total Estimated Average Daily Potable Water Demand = 581,520 (gpd)
Table 17 - Estimate Average Daily Potable Water Demand
These flows are consistent with the City of Gilroy
Water Master Plan for the area.
For more detail, refer to the "Glen Loma Ranch
Specific Plan Engineering Report ", which contains
a more detailed analysis of the proposed domestic
water distribution system.
Glen Loma Ranch Specific Plan - Final 116 Section 15
Storm Drainage
The Glen Loma Ranch has developed a preliminary
schematic plan that specifically addresses the issue
of storm drainage as it directly relates to the
development of the Glen Loma Ranch.
Collection and Pretreatment of Storm Water
The storm water collection system for Glen Loma
Ranch will primarily consist of storm water inlets
with underground ,piping systems in the residential
streets and commercial parking areas. These
facilities will discharge into pretreatment areas such
as biofilters (vegetated swales /strips ) that will release
into channels or r , . _underground pipes that
will convey the water to Uvas Creek. The post
development drainage areas as shown on Figure 5I
on page I24.
Parks, open space & landscaped areas will be
predominantly overland runoff. The runoff from
these areas will be pre- treated through biofilter
strips bordering streams and /or natural swales.
Offsite Drainage
Offsite drainage areas to the site were established
using the USGS seven - and - one -half minute
topographic map of the drainage basin. The offsite
drainage areas are shown on Figure 50. In general,
all off -site flows entering the site cross Santa
Teresa Boulevard from the coastal foothills and
the Eagle Ridge Development to the west. At
several points along the western boundary of the
Specific Plan area these flows cross under Santa
Teresa Boulevard via culverts and onto the Glen
Loma Ranch.
On -Site Drainage
As the off -site drainage crosses under Santa Teresa
Boulevard and enters the Specific Plan area it flows
through a series of natural open channels on its way
to Uvas Creek. It is the intention of the Specific
Plan area to allow the flows from off -site drainage
areas that enter the site are shown to continue their
natural course through the site without hindrance.
In general, storm drain detention facilities are not
needed on the site because the estimated post -
development flows do not exceed the flows proposed
for the area in the I982 General Plan nor the design
flows for Uvas Creek. However, some areas of
the Specific Plan area do not discharge directly into
Uvas Creek. These areas may need detention
facilities in order to ensure that downstream areas,
which are between the Specific Plan area and Uvas
Creek, are not adversely affected by increased runoff
created by the development of the Glen Loma
Ranch. Figure 5I shows the proposed drainage areas
and schematically maps the conveyance of the storm
water from these areas to Uvas Creek. "I'LL, . n
X,, 2 _.
Flooding Issues
The proposed development areas are not within the
FEMA I00 year flood plain or flood way. There is
only a small portion of the Specific Plan area within
a floodplain designated by the Federal Emergency
Management Agency Flood Insurance Rate map.
This area is not proposed for development. Figure
SI shows the floodplain and flood way of Uvas
Creek on the Glen Loma Ranch property. Generally
the floodplain in the lowest portion of the site is
up to elevation 2I4. The flood way parallels the
eastern boundary of the Specific Plan area but does
not enter the Specific Plan area.
SDS -1 - Preserve water quality by implementing
the latest Best Management Practices for
Storm Drainage into the design and
construction of the Specific Plan area, thus
reducing the discharge of pollutants into
storm water.
SDS -2 - Ensure that all storm drain flows
entering Uvas Creek from the Specific
Plan area coincide with the current City of
Gilroy Storm Drain Master Plan and the
Uvas Creek Drainage Standards.
SDS -3 - Use the existing channels on the site as
the primary means for conveyance of pre-
treated storm water.
SDS -4 - Limit the destruction of existing habitats
caused by channel erosion, and channel
improvements.
SDS -5 - The design of future collector streets
may allow the center islands or park strips
to be used as vegetated swales to filter street
run -off subject to the review and approval
of the City Engineer
Glen Loma Ranch Specific Plan - Final I23a Section I5
For more detail, refer to the "Glen Loma Ranch
Specific Plan Engineering Report ", which contains
a more detailed analysis of the proposed storm
drainage system
Glen Loma Ranch Specific Plan - Final I23b Section I5
rr�g'
7
5
a. FIGURE 4i
°6 SCHEMATIC SEWER SYSTEM LAYOUT
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
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HOM�E -' RAN-C
WODLE
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ro
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Z �\ �" S 1 t• 1 ,� /
''N \ N +'�� `1. } N "f! j� i�u>;� 1�`. ;\ ...�, •t� �.'1rdir�f/
"\. ! ocy •�' 1 _ _� ,: Av, NEBBIOLO
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r:;
LEGEND
AV.
o nFCt \WwILOCE�STN� y / , raj / — ��I{It 1 The GLEN t,j 1 u
1T
zz Y \5 - . \! t II i V 1 /1.1��/!�` • 04*
q =`
DESCRIPTION - -.L !�'• *. /' __ .y,/ i /tJ J ,. i.
) I1 .' 1 fy
/ 1' / 1 \
EX15n4G RIGHT OP WAr •. ,pf /, �~ /t {,IIt �/) \!
1 l s
— - - - — aw4oARY
MSTING PRO.RRTY LINE
PROPOSED SWEET RIGHT- OF.WAY .t,� { ♦ - � � `v �� _ � � �.`!' �`�.'v' t L' �L" /- � �_ r' r ` i �
PROPOSED LOT LINE `1 �'p., t \` \ ' "frtoNTONICO `. \ \ • -= � �. \ , � ( ILI
a �W es m CX1511NG 5P.N11ARY 5—.
s v� m FROF05170 5ANITARY 5FWTK TKUNF MAIN _�
SEWER RIMSTATION -1.
i
Y A�
FORCf MAIN gg ;
�wa1:� i� < —_ / / ♦ 'I :••r CANYON,CREEK \\ `
Y°
\ -
I 1 •
UTILITY NOTES: ROCRY•Fj OLL
•r:''.;.OPEN SPACE AREA 1 I) \ ia\ `.
1 . LOCATION OF UTILITY LINES 15 SCHEMATIC AND FINAL D SSR ,?1 ,� , - "�, �k. i i ✓i _>�\ \
ALIGNMENT Nn LL BE DETERMINED DURING THE DESIGN OF
EACH NEIGHBORHOOD. StldL IN FEET. 1•- wo•.. ST•> a �` `iy �+ ` - '� : - — \ -�•`\ ^� 1
2. SANITARY SEWER SYSTEM SHALL BE CONSTRUCTED i0 MAINTAIN A +Pz S \ \.,' - ->:. �► _ �•�ROCKY r,NOU.'� .r y\' \r
MINIMUM VELOCITY OF 2 FF5 (FEET PER SECOND) AND MAXIMUM
VELOCITY Of IOeF'S. DAf TN
3. LOCATION OF SANITARY SEWER MANS SERVING THE INDIVIDUAL ••� ti �-•`s. _ -c -- _
NEIGHBORHOODS WILL BE DETERMINED WITH THE TENTATIVE MAP -- -,'-,j ��- is ""- —u- - _ `: �iJ_
FOP. EACH NEIGHBORHOOD. .. _. _..___ _ - ___•- __�r�),: it-',
SHEET 1 OF Y
FIGURE45
SCHEMATIC SEWER SYSTEM LAYOUT
Y wF xc GLEN LOMA RANCH SPECIFIC PLAN
,r
GILROY. CALIFORNIA
LFGEND
;'I }li�ill;3J�j L \ t ' ti4
DESCRIPTION
III /Ia1
- -- 01511116 PlGnr rx WAY i �I �I x MATARO l _ '.,;�. -..� I� T � JJr �• �• .
t5OUNDAKY _..._ OU5r.rIG PROPERTY lmC ® g
FRVPri5ED51REE1 PJGNI OF -WAY j(; ;v"��r�sr...,�s��urAS� �ir 11 {I 1 `� r:l ':`• �r , 1J
FRDfvl-tn LOT UNIT
yI'�T i,l ilnl { - } :.kt LAS ANIMAS`
:11 a lia�.m m fxrSTtIG SANTARY 5ryfv. K 1 } I }\ 1 - -
m m w(M M P.-.OPOMD SANITARY 5r.WER MtLNF MINI l 1 t_ f =ELEMENTARY SCFIOOL
) 1
■0�0�00 �■ PUfUP25ANITAPY 5EWrR MAIII (BY 0111ER91
--R. -11-1 ON WIT., 1-1 —11 O (�N CENTER' f. 1 } 1 •,� D � t I w r ro �r r.
1 ` \ 4 VKtO t—. s
..� ! -.. L`'i _ t.}:.1 -
\} PETIT[ -
UTILITYNOTES:
\ - r
3
1. LOCATION OF UTILITY LINES 15 SCHEMATIC AND FINAL OV
ALIGNMENT WILL BE DETERMINED DURING THE DESIGN O \ \. -�� \{. I _ r�� _
OF EACH NEIGHBORHOOD. -.'r
° 2. SANITARY SEWER SYSTEM 511ALL BE CONSTRUCTED TO K •!� / - 10 Y _
P MAINTAIN A MINIMUM VELOCITY OF 2 FPS (FEET PER
g - SECOND) AND MAXIMUM VELOCITY OF IO FPS: -� I�/�,r� - -/ I iI VISTA BELLA
3. LOCATION OF SANITARY SEWER :MAIN5 SERVING THE
€I INDIVIDUAL NEIGHDORHOODS.WILL BE DETERMINED w \� YO�,',,% i -
WITH THE TENTATIVE_ MAP FOR EACH NEIGHBORHOOD. N _.. _•� r \ , ! ��. ` t 1 _ - r . '"
CANYON
CREEK-
-TH[ GROVE
6 OP. oCKY -K `I \I�,, r� 'ti_.._ _ l\ !_ ,/ / • �\`. ` \. • . .4 �►
��• � 2' - ' \ -
l i ��
ROCKY KNOLL I r Q \ \- sl tx a :•� r•� 1 r u ..�I
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SCALE W FL: 1'��W i
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B ate'i l r y, -•
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FIGURE 47
SCHEMATIC DOMESTIC WATER SYSTEM LAYOUT
GLFN LOMA RANCIISPECIFIC PLAN
GILROY, CALIFORNIA
A-
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ifif GLEN IM 0
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LEGEND I 1 ' }. DESCRIPTION 1
7
WA bWNUAKY t
D115TWG PROPERV LINE 4 VIGHT OF WAY ■ LM PROPOSED RIGHT OF WAY lLFot ■ A".-
OPEN SPACE BLIFrEWLIft TRANSITION ZONE
12 EX ZI-W �.j
om m rX15TING 70NF 1 WAITK MAIN
12
'X Z2 W
0 1
2!99W60M tX45TING ZORf. 2 WAR* MAIN
III Fk0r0.5fDZ0Nt I WATtKtAAIN _4 j
4� CANYON.0 Eff,
2.W
1284000SEE FROP(".D 20NF 2 WARR MAIN
-90 IVIALVASIJ�-
.E W APPROXIMATE WATER 2014f LIMITS
.1 1 WATER I. T19cO7KA1 NDGIOM1000, W NOTE P.
- - - - --- ROCKY
4, OPEN SPACE AREA Jr 41`li i
...... 21 ZONE 2 WATEK LOOP ThKOLIGM NFIGMUOKHOOL). 5ff NOTE 2. ag Is
SCALE N FEET: V- 4W
M.-
4�
J6.
'
j
UTILITY NOTES:
1. LOCATION AND SIZE Or UTILITY LINES ARE SCHEMATIC.
2. EACH NEIGHBORHOOD 'WILL PROVIDE ADEQUATE LOOPING.
ALIGNMENT AND SIZE WILL BE DETERMINED DURING
NEIGHBORHOOD LOOPING SHALL NOT BE THROUGH NATURAL
THE DESIGN OF EACH NEIGHBORHOOD.
OPEN SPACE AREAS. WATER STUDIES WILL BE DONE AT TIME
OF NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING.
SKEET I OF 2
222 ffll
YI
€I
is
5a '
S�
LEGEND
DE5CRIPTION
5FECINC MAN AREA BOUNDARY
— EXISTING "OPERTY LINE t k1GHT OF WAY
FROPO5ED RIGHT OF WAY
_ — OPf.N SPACE. FRIFffULIEI TRANSITION 20Nf.
—?1
7
O
1 2'EX Z w—
, ■a>t aa0 EXISTING ZONE I WATER MAIN
I r EX Z2 -W
Q
011189001110116 FX15TING ZONE 2 WATER MAIN
Z
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r
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Z
WOaa
O
■aa ■■ PP.OPO5E0 ZONE 2 WAIER MAIN
® 1 a■ 18a I On APPROXIMATE WATER ZONE LIMITS
0
■Oa Oman.) WATER I- 7H— I'.111.1IORHOOD.5Cf NOTE 2.
r
v'
'
W
W
UTILITY NOTF.5:
I . LOCATION AND SIZE OF UTILITY UNE5 ARE 5_ CHEMATIC.
ALIGNMENT AND 51ZE WILL BE DETERMINED DURING
THE DE51GN OF EACH NEIGHBORHOOD.
2. EACH NEIGHBORHOOD WILL PROVIDE ADEQUATE LOOPING.
NEIGHBORHOOD LOOPING 5HALL,NOT BE THROUGH NATURAL
OPEN 5PACE ARLA5. WATER 5TUDlE5 WILL BE DONE AT TIME
Of NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING.'
o u
SCALE W FEET: I,- 4w
i
Ck*OI
CREEK
'i
FIGURE 4R
SCHEMATIC DOMESTIC WATER SYSTEM LAYOUT
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
+ye+
If
AAS
icHOOL
fxriran;
HkIVf I r UL
�i�T,•'�i„ �.fA; RVlCTOIROM Er24'tI W
♦ `rO 1
SHEET 2 OF 2
FIQURE so
SCHEMATIC RECYCLED WATER SYSTEM LAYOUT
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
.._ -. ,- � ry • �-..._ -' •. . ^(t CHyilAU9 rnu rARA � S ��� ,� ti ��>
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LEGENDT ` - •.. •� .__._ ,\ , ;S' "[,•'�`/ ri f (I -'-� v
E`N... \ i C/ f
-N MALVA51A
DE5CRIPTION \ '- _ _ INYON CREEK �°+ 'i ( ♦ ry ''
• [ - J ciq��r f t - 1 J. THE GROVE
nouNOacr 1 � R sA• r..v, � ._ �� t` p � - ♦ ♦`
- CX151ING PROPMI Y LINO [ RIG") OP WAY OP[NSPACE� tl Z\ -`' `• ,�3• '�`sT a w a r R ` min ' '
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OPEN 5rACE WrFEWFUEI TRANSITION 20JE • 24 ► \�,
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UTILITY NOTE5: +r . t• + ti,vi fiII� x , '"� y k
. g
I .
LOCATION AND SIZE OF UTILITY LINES ARE SCHEMATIC.
R 6' FINAL ALIGNMENT AND SIZE WILL BE DETERMINED \ :_ } r. _• ��e- \3`„
DURING THE DESIGN OF EACH NEIGHBORHOOD.
4 1•
2. RECYCLED WATER SERVICE AREAS INCLUDE PUBLIC STREET -'��•
g$ MEDIANS, PARK 51TE5 AND SANTA iERE5A BLVD - PUBLIC
TRAIL.
kI 3. RECYCLED WATER CONNECTION TO BE- PROVIDED FOR
d LAS ANI MA5 ELEMENTARY 5CHOOL BCAIE IN FELT: [,-
y .ou
� .:. .. SHEET i OF 1
I
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ON
FIGURE 52
SCHEMATIC STORM DRAIN SYSTEM LAYOUT
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
to -.5 Mel
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1%'A(r .... ........ . .
A— CM51MA5 HILL rAM
A
HOME fit 5
PALOMIW llklb j I T'l I
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FX15TINr PR0FrRTYllNF f RJGH? OF WAY I
— — — — — OffN SPACE lJL'A'fkfVfL T~1 WN ZONE
---< - - - " I ST
v
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c �i.p.
DMI!1- tX'l57lJVG DRA10VAGt CHANNEL OR CIIICrf
VYRfCflCW Of -'VRFACt P1 OKI TABLE A. WKSONE 51ORM DRAIN DETENTION
DF TIO&Mir MANAGEMENT FRAC77CES 51rf
cwtN oorrom cmvtpr
UTILITY NOTE5:
CANYON cREEr,
- ROCKY ii NO
IEV KTO rUTVRr ,
k N
I LOCATION AND WE OF UTILITY LINE5 ARE SCHEMATIC.
FINAL ALIGNMENT AND 512E WILL BE DETERMINED
DURING THE DE51GN OF EACH NEIGHBORHOOD. 'z
ROCK)r moij
2. BMP 51T125.511OWn APE CONCEPTUAL AND WILL BE 5HOWN
IN MORE DETAIL DURING THE FINAL DESIGN STAGE.
3. NOT ALL BPAP 51TE5 MALL BE U5ED. 50ME MAY BE COMBINED
TO IMPROVE AN NDIVI D UAL NEIGHBORHOOD DESIGN BY k
REDUCING GRAD:NG, 11 ENCOURAGING MORE EFFICIENT DESIGN, ETC. ScAll go nu.. I"- 4ow
SHEET I OF 2
—H
bj
woicr m '. aw
j
cc—
1
3.3r
CANYON cREEr,
- ROCKY ii NO
IEV KTO rUTVRr ,
k N
I LOCATION AND WE OF UTILITY LINE5 ARE SCHEMATIC.
FINAL ALIGNMENT AND 512E WILL BE DETERMINED
DURING THE DE51GN OF EACH NEIGHBORHOOD. 'z
ROCK)r moij
2. BMP 51T125.511OWn APE CONCEPTUAL AND WILL BE 5HOWN
IN MORE DETAIL DURING THE FINAL DESIGN STAGE.
3. NOT ALL BPAP 51TE5 MALL BE U5ED. 50ME MAY BE COMBINED
TO IMPROVE AN NDIVI D UAL NEIGHBORHOOD DESIGN BY k
REDUCING GRAD:NG, 11 ENCOURAGING MORE EFFICIENT DESIGN, ETC. ScAll go nu.. I"- 4ow
SHEET I OF 2
it
11
iy
iw
LEGEND
DE5CKIPTION
fiPrOrIC fTAN ARIA 60bWAR?
12
fA 15TIAW WWRTY 1104.- 1 RIO I r Of IVAr
0ff;,V SPACE tWf06t7PrUft ?KAN5t7XWZONE
F-,-,r,,r 5ro-w w,,w,.mr
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1111-0. M511IV6 09AINA&t C"ANNU OR DITCH
DI&CrION CV Wx,-ACt'fL0%v
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O
UTILITY NOTf5i
A-111
I . LOCATION AND 512E OF UTILITY UNE5 ARE SCHEMATIC.
,
FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED
0 :&
DURING THE DE51GN Of EACH NEIGHBORHOOD.
2. BMP 51TE5 5HOWN APE CONCEPTUAL AND WILL BE 5HOWN
0 e
IN MORE DETAIL DURING THE FINAL DESIGN STAGE.
ti
41
3. NOT ALL 13MP 51TE5 HALL BE U5ED. 50ME MAY BE COMBINED
Lo
TO IMPROVE AN INDIVIDUAL NEIGHBORHOOD DE51GN BY
REDUCING GRADING. i ENCOURAGING
MORE EFFICIENT DESIGN, ETC.
J)
"All
CANYON y
TABLE A. 6ACK50NE-51ORM DRAIN DETENTION
CREEK
SQL
MIM
12
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0,
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ROCKY KNOI-d—,'N
FIGURE 53
R SCHEMATIC STORM DRAIN SYSTEM LAYOUT
-
W
LIN,
GLEN LOMA RANCH SPECIFIC PLAN
GILROY, CALIFORNIA
Zm
N, L
M
If
MATAKO
ANIMA5
EYENTARY5Cmoo
N&v,
PETITE`'
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. . . . . . . ...
SHEET 2 OF 2
I6. MECHANISMS FOR
OWNERSHIP AND
MAINTENANCE
OF SPECIFIC PLAN
ELEMENTS
The Glen Loma Ranch Specific Plan has proposed
a variety of public and open space elements unique
to Gilroy. However, the City of Gilroy will not
take ownership or maintenance responsibilities
for all of these elements. Since different Builders
may construct the various Neighborhoods within
the Specific Plan and no one Builder is ultimately
responsible for all these elements, a mechanism is
needed to address these unique issues. In the case
of the Glen Loma Ranch Specific Plan area, the
mechanism will be a homeowners association.
A homeowners association (or referred to as a
HOA) is defined as an organization comprising
homeowners within a project or group of projects
empowered with management of the common areas
of the Specific Plan area. These associations take
on issues such as maintaining common land and
recreation areas, and collecting dues from residents.
The homeowners' association is also responsible for
enforcing any covenants, conditions and restrictions
that apply to the property. Payment of dues and
participation in the homeowner's association is
mandatory.
Glen Loma Ranch Master Home Owners
Association Elements
The elements to be owned and /or maintained by
the Glen Loma Ranch Master HOA will include,
but not limited to:
• Maintenance of common landscaping,
• Maintenance of entry monumentation, and
traffic circles,
• Preserved Open Space
• Fuel Transition Areas /Open Space Buffers
• Rocky Knoll and Eucalyptus Grove
• Relocated Creek along Santa Teresa
Boulevard
• Neighborhood Focal Points
• Entry Features, landscaped rights -of -way and
medians
Maintenance of unimproved drainage
channels
n1riu
City of Gilroy Elements
The Glen Loma Ranch Specific Plan has identified
the following as elements to be owned and
maintained by the City of Gilroy:
• All Public Streets
• Glen Loma Ranch Park
• M et3t :Y1_I.- iii_clii`;1 Park
-_Fire Station
• Vii,' ��.rld�ll__: Llj G- ,.Il�r;iYl_ 1' iltl �.'d�f. ,)lt: _. �_
In the case of Glen Loma Ranch, there is a need
for a Master HOA that will cover all c
residential Neighborhoods as well as the Town
Center and northern commercial opportunity. (The
term "master" is used because this association will
cover all areas within the Specific Plan.
There may be a need to have several individual or
"sub- associations" created for some Neighborhoods
that create features that are intended for and used by
an individual Neighborhood. The overall or master
HOA will remain in place, and the individual or sub -
HOA will only address these `additional' elements.
Some examples of elements that may require the
formation of an individual HOA are:
• Private streets within a Neighborhood
• Entry gate features
• Swimming pools
• Recreational features like tennis courts or
Tot Lots
• Trail segments internal to an individual
Neighborhood
• Special or unique fencing, landscaping and/
or monumentation
The Master Developer and the City of Gilroy
1,,,tLc_ jointly enter into a Development Agreement.
In the case where the Development Agreement
and the Specific Plan differ, the Development
Agreement will take precedent.
Glen Loma Ranch Specific Plan - Final 129 Section 16
I7. MLEMENTATION
MEASURES
The Glen Loma Ranch Specific Plan is a new
approach to the design and implementation of
development projects for the City of Gilroy. In the
past, the City approved residential projects that
conformed to citywide development standards.
With the adoption of the Specific Plan, the City of
Gilroy will be provided with a variety of new
planning tools developed expressly for the Glen
Loma Ranch. These tools are intended to work in
tandem with existing City review procedures so
that implementation achieves the vision set forth in
this Specific Plan.
Consistency With the City of Gilroy
General Plan
The Glen Loma Ranch Specific Plan will be
adopted by the City of Gilroy as an amendment to
the City of Gilroy's General Plan. As such, the
Specific Plan shall be considered a refinement of,
and derived from, the general plan's goals,
objectives and policies. In the case where the
Specific Plan provides more specific
implementation direction than the City's general
plan, the Specific Plan shall take precedent, but not
override the general plan.
Because the City of Gilroy is a Charter City, the
adoption of the Specific Plan will be accomplished
as a General Plan amendment. As such, the
adoption of this Specific Plan will be consistent
with the Gilroy General Plan.
Glen Loma Ranch and RDO
Allocations
Developers of Glen Loma Ranch reserve the right
to use the allocated RDO units in any area of the
Specific Plan as long the development of individual
residential Neighborhoods are consistent with all
provisions of this Specific Plan. If an individual
residential Neighborhood is approved by the City
of Gilroy (either through an Architectural and Site
Review permit and /or an approved tentative map
at a lower unit count than the mid -point unit count
as assigned by the Specific Plan, the developer
reserves the right to use the balance of the RDO
Glen Loma Ranch Specific Plan - Final I30
allocations within other residential Neighborhoods
as long as each individual Neighborhoodta;
Glen Loma Ranch and the Neighborhood
District
The Glen Loma Ranch Specific Plan is consistent
with the Neighborhood District General Plan
designation as a complete and single project.
1.4 of Individuid
.ro2.ee _
With the approval of this specific plan, each
residential Neighborhood will carry the Planned
Unit Development overlay zoning designation, and
will require a Planned Unit Development
Architectural and Site Approval permit AS
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u�ttp::et. d - i7 v !.h ��lexi 'Lr•c t, �1 !� ° „c
_Future Builde rs. It i,:
<ls cr I-)cv i ;h :! . and the City of Gilroy shall use
the flexibility of the Planned Unit Development
process to the greatest extent to implement the
Standards and Guidelines as set forth in this
Specific Plan. 1.1; .rk i+. i.,.., t .a:..;..:,.•,
Section 17
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The environmental reviews of individual projects
are assumed to be consistent with findings of the
environmental documents certified for the Glen
Loma Ranch Specific Plan, and will utilize the
"Initial Study" or "EIR Addendum" process as
set forth in the California Environmental Quality
Act to the greatest extent possible. Developments
that deviate from the Specific Plan that
substantially deviate from the Specific Plan
criteria will require additional environmental
review.
Each Neighborhood will have a zoning
designation that reflects the high end of the Unit
Range assigned to the Neighborhood. As long as
development for the neighborhood is consistent
with all provisions of the Glen Loma Ranch
Specific Plan, additional rezoning of individual
Neighborhoods will not be required.
City Park Sites
1;Ri4 sI-E: as tiesf�i -iqp l' 1 - I, I, L. -.1-• -
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Elementary School Site
A new elementary school
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Gilroy Unified School District i -. e:.,d:)(,m .
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Fire Station
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' -411; . zi." � ; _ Interpretive Site
4e elepi ie'H ;4jeet tt. .n3r. }1e113ir.1�� 3f the The interpretive site will be offered for dedication to
.,P `-i�- 'I,-1r i-ke r the City of Gilroy at the time of development of the
first residential Neighborhood (The Glen or Canyon
,+ Creek ) contiguous to the site or with the Town
tat 1l?e e1r:`,ik ri.,>E d r F�' p,-;4: _ :T 1 Center area. The City of Gilroy will be responsible
Glen Loma Ranch Specific Plan - Final I3I Section I7
for any development related to implementing the
interpretive site. If the City of Gilroy declines the
offer of dedication, the interpretive site will be
offered to other public and /or quasi -public
agencies qualified to maintain the area. If no offers
of dedication are accepted, the Glen Loma Ranch
Master HOA will continue to own and maintain
this area. (This section does not preclude any
separate agreement between the City of Gilroy and
the Master Developer of the Specific Plan area
from entering into a cooperative agreement to
develop the interpretive site.)
Northern Commercial Reserve Site
The northern commercial reserve site located
tiT ,: ,4,...t 1nn,, c-:!, -:L i J I o as designated
within the Specific Plan will be held in reserve for
a period of ten years. If a good faith effort has
been made to locate an appropriate commercial
opportunity for this site acceptable to the Master
Developer and the City of Gilroy, but an
appropriate commercial use has not been found,
the northern commercial reserve site will revert
back to the- 1'`v:; r '' - -!_ } e ! :: „c r for
potential residential development subject to the
appropriate allocation of RDO units or
reallocation of RDO units, and developed
consistent with the design standards and
guidelines of the
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Trail Implementation
Individual Neighborhoods will be responsible for
the construction and dedication to the City of
Gilroy of each public trail segment located
immediately adjacent to said Neighborhood in
accordance with the standards and guidelines set
forth in this Specific Plan.
Creek Relocation
The construction necessary to relocate the creek
to a location parallel to Santa Teresa Boulevard
will be the responsibility of the Master Developer
acting on behalf of the Property Owner.
Rocky Knoll
The "Rocky Knoll" preserved open space area as
designated within the Specific Plan shall be owned
and maintained by the Master Homeowner's
Association or an adjacent individual
Neighborhood homeowners association.
Eucalyptus Grove
The "eucalyptus grove" open space area as
designated within the Specific Plan shall be
dedicated to and maintained by the Master
Homeowner's Association or an adjacent individual
Neighborhood homeowners association, and may
serve to meet the adjacent Neighborhoods' Focal
Point requirements.
Expressway and Arterial Streets
The widening of Santa Teresa Boulevard, as required
by the City of Gilroy, will be the responsibility of
the Master Developer on behalf of the Property
Owner, subject to partial reimbursement by the City
of Gilroy through the policies of the adopted Traffic
Improvement Funds (TIF).
Construction of Tenth Street within the boundaries
of the Specific Plan area, as required by the City of
Gilroy, will be the responsibility of the Master
Developer on behalf of the Property Owner„ subject
to partial reimbursement by the City of Gilroy
through the policies of the adopted Traffic
Improvement Funds (TIF).
Local Collectors and Public Neighborhood
Streets
Construction of Merlot Avenue, c Luchessa
Avenue, sr r, `! ci i,i cr1.r :. and
_l -);-i , i., and residential streets will be the
responsibility of the Builders of each Neighborhood.
A homeowners association or a landscape and
lighting district will fund landscape maintenance
within public rights -of -way.
Miller Avenue Relocation
The reconfiguration of Miller Avenue will occur as
part of the construction of Tenth Street from Santa
Teresa Boulevard to the Luchessa Avenue
intersection. The closure of Miller Avenue :it
will not occur until
Glen Loma Ranch Specific Plan - Final I32 Section I7
such time that the Tenth Street bridge over Uvas
Creek has been constructed and open. This is
anticipated to occur t+ax-d . gin=
of the Specific Plan
Water, Recycled Water, Sewer, and Storm
Drainage
Except for certain major water, recycled water,
sewer, and storm drainage trunk lines, construction
of all infrastructures will proceed in conjunction
with the development of individual Neighborhoods
within the Specific Plan area.
Prior to the recordation of final maps, detailed
improvement plans and funding mechanisms
consistent with the general design described in
this Specific Plan shall be prepared by the Master
Developer or individual Builders for approval by
the City of Gilroy. Builders of individual
Neighborhoods will pay the appropriate City
impact fees at the time of filing of the final map
of each individual Neighborhood. All impact fees
will be paid in accordance with the City of Gilroy
policies, but may be subject to the provisions of
the adopted Development Agreement.
Development Agreement
The Master Developer and the City of Gilroy
I1: VC _,-jointly enter into a Development
Agreement. In the case where the Development
Agreement and the Specific Plan differ, the
Development Agreement will take precedent.
Accessory Units
against the RDO allocations already allocated to
the Specific Plan area.
The formation of the Master HOA shall include a
reference acknowledging the concept of accessory
units within the Specific Plan area.
Accessory units - also known as secondary units
or "granny flats" - are a means of achieving more
compact development and providing affordable
housing. Second units can be built in the
backyard or above the garage and can be rented to
students, the elderly or single individuals. An
accessory unit provides additional income to the
homeowner and can help pay the mortgage.
Future developers are encouraged to include
accessory units within future neighborhoods as
permitted by State Planning laws and the City of
Gilroy. As per existing City policy, no additional
RDO allocations are required to utilize accessory
units, nor do the use of accessory units count
Glen Loma Ranch Specific Plan - Final I33 Section 17
APPENDIX B - DEFINITIONS
OF TERMS
For purposes of the Glen Loma Ranch, the
following terms are defined as follows. Unless
otherwise listed within this section, certain terms
are defined as found in Section 2.20 of the Gilroy
Zoning Ordinance.
Accessory Units
Accessory units - also known as secondary units or
"granny flats" - are a means of achieving more
compact development and providing affordable
housing. Second units can be built in the backyard
or above the garage and can be rented to students,
the elderly or single individuals. An accessory unit
provides additional income to the homeowner and
can help pay the mortgage.
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Apartment Building
A building, or portion thereof, which is designed
and built for rental occupancy by three or more
families.
Builder
The Builder is defined as a merchant Builder who
buys a portion of an entitled Neighborhood or
Neighborhoods from the Property Owner and is
the entity who constructs and sells residential
products to the general public.
Cluster or Courtyard Residential Product Type
A cluster or courtyard residential product is a
group or "cluster" of homes (typically four or
greater) where the homes garage's take access from
a common courtyard instead of a public street.
Compact Lot
The Glen Loma Ranch Specific Plan defines a
Compact Lot as a residential lot less than 5,000
square feet in size and is intended to accommodate
a Single Family Detached home.
Glen Loma Ranch Specific Plan - Final B -I34
Conditional Use
A Conditional Use is potentially appropriate land
use for a particular area within Glen Loma Ranch as
defined with the Glen Loma Ranch Specific Plan. In
order to be allowed, the proposed Conditional Use
must receive an approval through the Planned Unit
Development process as defined in the City of
Gilroy Zoning Ordinance.
Condominium
For the purposes of the Glen Loma Ranch Specific
Plan, the term "Condominium" means any product
type meeting the definition of a condominium as
set forth in section I351(f) of the California Civil
Code, or any successor statute, and includes,
without limitation, attached or detached product
types, combination - condominiums, stacked flats,
site condominiums and envelope condominiums.
Contiguous Neighborhoods
Contiguous Neighborhoods are located
immediately adjacent to one another without other
elements separating the two Neighborhoods.
Neighborhoods separated by streets, drainage
corridors, and /or preserved open space and buffers
are not deemed "contiguous ".
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Duplex
A Duplex is a building designed for and intended
to be occupied as living quarters for two units
living independent of one another. Duplexes
typically share at least one common wall.
Exempt Units
For purposes of the Glen Loma Ranch Specific
Plan, an exempt unit is any dwelling unit proposed
for construction within the Glen Loma Ranch
Specific Plan specifically listed as exempt in
Section 50.62(b) of the City of Gilroy Zoning
Ordinance. All requests for exempt projects shall
be processed through an `Affordable Housing
Exemption from RDO" application in
accordance with Section 50.62 of the City of
Gilroy Zoning Ordinance.
Focal Point
A Focal Point is a Neighborhood -level
recreational element. A Focal Point shall be
�'•_� - ` '' - -- 4,500-- �.��— c?a -�j..: _ itt+ --;�}
and shall be accessible to Neighborhood
residents. Focal Points will be owned and
maintained by the Master Homeowners
Association or a sub or individual association of
that Neighborhood. Examples of Focal Points
include turfed lawn area, Tot Lots, Passive Parks
adjacent to preserved open space, Pocket Parks
and other community amenities. Focal Points are
intended for the use of the residents of the
Neighborhood in which they are located, but
disclosed to Neighborhood residents that they
will be in use by the general public.
Income - Assisted Units
Income assisted units are dwelling units that receive
a subsidy of some type in order to make the
dwelling unit more affordable than would normally
be available. The subsidy can be from private, local,
state or Federal government sources. The subsidy
can either be applied to lower the monthly rent of a
dwelling unit, or in the case of for -sale units, be
used to lower the sales price of a unit.
L ..
Live/Work Units
Live /Work Units provide a pedestrian oriented,
mixed -use commercial and residential space, usually
in a large area, over a commercial or industrial
space. Such space is developed into a living space
and studio or other home businesses as permitted
Glen Loma Ranch Specific Plan - Final B -135
by the City of Gilroy Zoning Ordinance.
Master Developer
The Master Developer for the Glen Loma Ranch
Specific Plan area shall be Glen Loma Corporation,
or its successors and assigns. The Master Developer
will coordinate among the property owners and will
cause the master HOA to be formed.
Market -Rate Units
For purposes of the Glen Loma Ranch Specific Plan,
a market rate unit is any dwelling unit proposed for
construction within the Glen Loma Ranch Specific
Plan and sold to the public without price subsidy or
income restrictions, except for those residential
development projects specifically listed as exempt in
Section 50.62(b) of the City of Gilroy Zoning
Ordinance.
Neighborhood
A Neighborhood is one of the nineteen developable
areas as shown in the Glen Loma Ranch:
I) Olive Grove
2) Palomino
3) Home Ranch
4) McCutchin Creek
5) Wild Chestnut
6) Montonico
7)Nebbiolo
8) Malvasia
9) The Glen
I0) _,;anyon Creek
II) Rocky Knoll
I2) The Grove
I3) Luchessa
I4) Petite Sirah
I5) (_abernet 16) Vista Vista Bella
I7) Mataro
I8) Town Center R -4 Multi- Family
I9 Town Center �- v -,-\I i 1 � +��1�. Housing
Neighborhood District Minimum Housing Mix
As defined in the City of Gilroy General Plan, the
minimum acreage mix for residential land uses in
the Neighborhood District (excluding land
required for streets, schools, parks, resource
protection, Neighborhood commercial, or other
infrastructure and /or amenities) shall provide for
at least:
- 5 percent two - family (Duplex) uses (R2)
- I0 percent medium density residential uses
(R3)
- 3 percent high density residential uses (R4)
The remainder of the residential land will be
allocated for single - family homes.
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Neighborhood District Target Housing Mix
As defined in the City of Gilroy General Plan, the
target acreage mix for residential land uses in the
Neighborhood District (excluding land required
for streets, schools, parks, resource protection,
Neighborhood commercial, or other
infrastructure and /or amenities) shall provide for
at least:
- I0 percent two - family (Duplex) uses (RZ)
- I5 percent medium density residential uses
(R3)
- 5 percent high density residential uses (R4)
The remainder of the residential land will be
allocated for single - family homes.
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Neighborhood Product Differentiation Standard
forecasted mid -point unit count (80% or less than
the forecasted mid- point), then the Neighborhood
Product Differentiation Standard will no longer
apply. tic. [ . �..- S,
Paired Z Residential Product Type
A paired Z residential product is a Compact Lot
where a pair of homes and lots are designed to
interlock together, and the two lots exchange use
easements in lieu of meeting standard side yard
setbacks. The two homes are not physically
connecting to one another.
Passive Park
A Passive Park is typically turfed or lawn area and
does not provide "active" recreational features like
playground equipment, tennis or basketball courts. A
Passive Park is another example of a "Focal Point"
by providing common open space within a
residential or commercial area.
Permitted Uses
A Permitted Use is the intended land use for a
particular area, as designed by its zoning
classification or as specifically defined by the Glen
Loma Ranch Specific Plan.
Pocket Park
A Pocket Park is defined as one type of Focal Point
which provides common open space with
recreational opportunities within a residential or
commercial area. The term "pocket" is a reference to
the small size of the park relative to the typical
Neighborhood park.
Property Owner
The Property Owner is the holder of fee title of
lands within the Glen Loma Ranch Specific Plan
area. These would include, but would not be limited
to, the Filice Family Estates, Christopher, and
In order to provide the Glen Loma Ranch Orchard Valley Communities.
community with more diverse residential
communities within the Specific Plan area, Rear- Loaded
neighborhoods with a forecasted midpoint unit- A house or unit with the garage at the rear of the
count that exceeds one - hundred units, excluding house, taking access from a private alley or lane with
the Town Center R -4 and Senior Housing the main entry door at the front or side of the
neighborhoods, can have no more than 60 percent unit /house.
of any one residential housing type. In the event
that a neighborhood with a forecasted mid -point Residential Product Type
unit count over one - hundred (I00) units submits A Residential Product Type is a distinct category of
plans with a unit count significantly below the housing unit different from other types or categories
Glen Loma Ranch Specific Plan - Final B -136
of housing units. For purposes of this Specific
Plan, distinctions between Residential Product
Types are defined as:
- Attached vs. Detached units
Methods and /or configurations of attaching
units
- Garage orientation (alley- loaded vs. front or
street loaded)
- lot size
-Lot dimensions and configurations
(traditional lot vs. zero lot line)
Dimensions of the residential lot
- Market segmentation
For example, an alley- loaded single family home
(meaning a home that accesses its garage from an
alley at the rear of the home) is a different
Residential Product Type than a front- loaded
single family home (meaning a garage that takes
access from the street) even though both product
types have similar lot sizes and market
segmentation.
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Senior Housing Units
Senior housing units are dwelling units
specifically designated for use by seniors as part
of a residential project specifically listed as
exempt in Section 50.62(b) of the City of Gilroy
Zoning Ordinance. Typically, the age of the
primary resident of the project is 62 years of age
or older, but specific restrictions as to the age of
residents, spouses and for other family members
living with the primary resident of the project will
be established by the local, state or Federal
funding source for the project, and will be set by
the developer.
Glen Loma Ranch Specific Plan - Final B -I37
Small Lot Alley- Loaded Residential Product Type
A small lot alley - loaded product is one form of a
Compact Lot where a Single Family Detached
home on a small is ic_;i, under
square feet in size) lot .1n,I the home's garage
accessed from the rear off a i private
alley; l:
Small Lot Front - Loaded Residential Product Type
A Small Lot Front - Loaded product is one form of
a Compact Lot where a Single Family Detached
home on a small (_ i>i c. =. i i vunder 5,000 square feet
in size) lot and the home's garage is accessed
from the front of the home off a public, or private
street.
Tot Lot
A Tot Lot is a recreational area with play
equipment intended for use by small children. Tot
Lots are usually located within parks with active
recreational elements. Tot Lots can typically be
part of Pocket Parks.
Townhouse/Rowhouse
A Townhouse or Rowhouse is a Condominium
dwelling unit, which is the sole dwelling unit on a
separate parcel of land, with no dwelling units
above or below it.
Triplex/Four -Plex
Triplexes and Four - plexes are buildings designed
for and intended to be occupied as living quarters
for three or four units living independent of one
another. Triplexes and Four - plexes typically share
at least one common wall.
Unit Range
Each Neighborhood within the Glen Loma Ranch
Specific Plan gh.-II 1,61s assigned a potential range
of dwelling units. This Unit Range? —a
-I, ,11: ;!' �vt 11C
The Master
Developer or merchant Builder cannot propose a
project that, �-,, exceeds the H;< h la?,l Unit
Z iiige i-mi assigned to said Neighborhood.
Glen Loma Ranch Specific Plan - Final B- I38
APPENDIX C - LISTING OF
ALL STANDARDS AND
GL IDELIl�TES WITH N THE
GLEN LOMA RANCH SPECIFIC
PLAN
Land Use Standards (LUS)
LUS -1 - Each Neighborhood within the Specific
Plan shall . i (I_w»n0n ='-'`
;>t,__, the regional geography and natural
features (such as woodlands, creeks,
riparian corn ors, etc.
r cd , [ Ji [nom# the
Specific Plan rre _rn.T'hncr _dIC 111: j ct
;
LUS -2 - The Neighborhoods within the Specific
Plan shall provide visual as well as physical
access to the natural features being
preserved and enhanced subject to
environmental considerations where
appropriate.
LUS -3 - Each individual Neighborhood will be
assigned a range of residential units for the
Neighborhood as well as a listing of
potential Residential Product Types
available for the Neighborhood. Residential
Neighborhoods 4- --.E :ter n
[,c� :__- _c.c_l ,:;ici specified l -1,, l - -u.
Unit `_._: ,> _l! for said Neighborhood.
LUS -4 - Due to restrictions 1t
iiniIt ai�U ] - :ilk., the
Specific Plan unit count cannot
exceed I,693 units
unless additional RDO allocations,
affordable, senior, and/ or exempt units
are granted to Glen Loma Ranch by the
Gilroy City Council, and the specific plan
is amended to reflect to additional
allocations.
LUS -5 - Each residential Neighborhood within
the Glen Loma Ranch will allow for a
range of residential units in each of the
;T+-�Neighborhoods, and the aggregate
residential Unit Range for the entire
Specific Plan must meet or exceed the
"minimum" mix as established by the
"Neighborhood District" land use category
of the General Plan. The unit count of
Glen Loma Ranch Specific Plan - Final C -138
individual Neighborhoods within the
Specific Plan area may vary so long as the
maximum number of units does not exceed
the high end unit count of said
Neighborhood.
LUS -6 - The Glen Loma Ranch Specific Plan has
identified a variety of potential Residential
Product Types for each Neighborhood.
Builders must construct housing units that
are consistent with or respective of the type
of residential products specified for the
specific Neighborhood.
LUS -7 - The Builder of any Neighborhood
within the Glen Loma Ranch is encouraged
to consider a variety of residential product
types, and shall not be limited as to the
number of types of residential product that
can be used in a Neighborhood as long as
the proposed Residential Product Type is
consistent with the type of residential
products specified for the residential
Neighborhood, and the total unit count of
the Neighborhood does not exceed the Unit
Range of the Neighborhood.
LUS -8 - Residential units will be allowed to
"back" or "side" onto open space areas
subject to the standards and guidelines
within the "Open Space, Parks and
Recreation " section of this document.
LUS -9 - Neighborhood Product Differentiation
Standard: In order to provide the Glen
Loma Ranch community with more diverse
residential communities within the Specific
Plan area, neighborhoods with a forecasted
midpoint unit -count that exceeds one -
hundred (I00) units, excluding the Town
Center R ;\ 1._I l r;- 1--:1 m;1, and -.)e Fi i e +
ft,; 'al;le _Housing neighborhoods, can
have no more than 60 percent of any one
residential housing type. In the event that a
neighborhood with a forecasted mid -point
unit count over one - hundred (I00) units
submits plans with a unit count significantly
below the forecasted mid -point unit count
(80% or less than the forecasted mid - point,
then the Neighborhood Product
Differentiation Standard will not be
required. -`
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The Product Differentiation Standard
shall also apply to Contiguous
Neighborhoods.
The Product Differentiation Standard does
not apply in the Town Center.
LUS -10 - Neighborhood Focal Points: Each
Neighborhood within the Specific Plan
will be required to provide a
Neighborhood Focal Point. The Focal
Point can be located adjacent to preserved
open space in an effort to better blend the
natural and built environments, or could be
located within the middle of a residential
Neighborhood. Examples of
Neighborhood Focal Points include Tot
Lots, Passive Parks adjacent to preserved
open space, Pocket Parks and other
community amenities.
LUS -11 - Boulevards, streets, and /or trails to
provide pedestrian access shall link schools,
parks, commercial areas, and residential
Neighborhoods.
Residential Development Standards
BSS -2 - Primary entry doors shall be on the front
elevation facing the street or park.
BSS -3 - Varying front /street elevations shall be
utilized. Builders shall provide at least three
floor plans for each housing type being built
and each plan shall have a minimum of three
different architectural elevations
BSS -4 - Corner lots have high public realm
visibility and the architecture shall reflect
this prominent visibility through detailing
and material selection.
BSS -5 - Attached units shall front onto streets or
may be grouped around a central green
which as a whole fronts to a street. Attached
units in the center of a development may
face onto a central courtyard.
BSS -6 - Attached units which front onto a street
must have some building entries that orient
to t 1
I lac street.
BSS -7 - Over fifty- percent (50 %) of street level
building frontage along a "primary" street
shall be devoted to retail /commercial uses in
the ooiTi<•n rat t.h;. Town Center.
(Exceptions to this standard may be granted
by the Gilroy Community Development
Director.
BSS-8 - Buildings on comer lots shall be located
on the street intersection and should
generally orient to the primary street, with
the major entry at the corner.
Town Center Multi- Family Standards
TCMF /OSS -1- Provide private open space
adjacent to each unit, and private open
space should be partially screened from
common open spaces to delineate the edge
between public and private open space.
TCMF /OSS -2 — Provide pedestrian paths to
connect parking, open space and
recreational facilities.
TCMF /OSS -3 - Use walls, arbors, trellises, and
hedges to define and separate outdoor
recreation areas.
Building Siting Standards (BBS) Parking Lots & Garage Standards
BSS -1 - Buildings shall be sited to front onto TCMF/PGS -1 -_' ` %hvl ®„_,_,:I,_Trash enclosures
Neighborhood streets, preserved open with solid screening shall be distributed
space, open space buffer, Focal Point, or throughout a development and sited to
park. allow vehicular access from pick -up
vehicles.
Glen Loma Ranch Specific Plan - Final C -139
Site Organization Standards
TC /SOS -1 - Parking shall be screened from
by landscaping or
Town Center buildings.
Additional Building Component Standards
TC /ABCS -1 - All ground or roof mounted
mechanical equipment shall be integrated
into the building design and /or visually
screened form view by fined screening or
landscaping. Screening shall be in a
manner consistent with the building
facade.
Parking Lots, Garages & Delivery/Loading
Areas
TC/PGS -1 - Trash enclosures with solid
screening shall be distributed throughout
the delivery or service area and sited to
allow vehicular access from pick -up
vehicles.
TC/PGS -2 - Delivery and loading docks shall be
located to the side or rear of buildings
and visually screened from public view, as
well as to limit noise impacts on any
adjacent or near by residential uses.
Signage Standards
TC /SS -1 For the Town Center overall '
signage program, individual signage and
storefront criteria shall be part of the
overall Town Center design submittal,
and will be subject to review and
approval by the Glen Loma Ranch
Master Developer and the City of Gilroy
1_i:,'ie� 8r1C :� ucrlr.r t -it;y; b» �i9,tn_;.
Residential Parking Standards
RPS -1 - Garage parking space (m s i ci c
dimensions shall have a minimum length
of 4- 11_feet measured from the garage
door and a minimum width of 1--feet
-�i.lc - ' -- <. -) ! .lUi.C, Cli:
S11 1 1 !_ !11"1 �71.1.r" of I0 Mier u;
to the residence, : All
RGS -2 - Side -drive Garages have a longer
driveway that allows the garage to be placed
farther back from the street :]n ;1 iforit-
I( I >I!-iC,i h; LTSc. They can be attached or
detached from the residence
!.t?tS !��:i:ai.cr: C!1E11, f1l! wztli:l.
RGS -3 - Swing -in Garages are located on the
front portion of the lot ficuii ioajed ` and
are attached to the residence. However,
>; ,e :u;.ioc J, c)r ,ac_ not face the street
i rai t kji� ;a1
RGS -4 - Lane or Alley aEeessed —
Garages are accessible from lanes /a_ilpc
located to the rear or side of a lot ; rca,
ioacic& ;. They can be attached or detached
from the residence.
RGS -5 - In order to ensure that a garage driveway
is long enough to accommodate a standard
vehicle, or to prevent a standard vehicle from
parking . " ov !: t1),e �iclel,�..IIIc,
garage setbacks shall be ci d i c P: no more than
five feet,_,:�ic jl rl',<_ er feet or greater,.
1 ,UI: I oft, 03 t , C_r c,tt tmC A ._1i!.
i -i
C.", II'L) !i;c¢ =i_7 �.t tE" iii. ','rl� C iAl,;aC.�i1C!
c *v Ik. (Garage development standards are
presented in Table 2 1(}
"- - — Mal l I w _ i_a1 % c l c> c Standards"
Garage location, configuration and
access shall be dictated by the type of garage
and the building type /lot size to which it is
associated.
RGS -6
�#:i: i.rlEe�� -ra t�e-i-- i3 =1--E l.•-rac— ii'i�a-rc e �:•�,, .rrrrzrrl�'cri- ci-�i=
fe-44 et )ee shall be setback at least five feet
behind the front fagade or building plane of
the house i;ll i`d!:on! -!;, aid
RGS -7 - At least 20% of the c,rx ;::9c!ec! houses
In eiie.4 i�c�ciii_! ! :i_�ICli)11.J -i. Lt!C
r r
1 'i.:rhitt_1_I_.,_i!_; '.i °1'f i.��i' _i�� ➢if_t% I_ —�
t,lc. shall h;
id, garages _located on the rear
portion of the lot 8
r4e-, or
Residential Garage Standards utilize swing -in garages.,_.__. fle
RGS -1 - Recessed Garages face and are accessed — - -- —
from a public t,r —!'3t% street._,,
This type of garage is located on RGS -8 Three car wide garages in the same plane
are prohibited.
the front portion of the lot and is attached
Glen Loma Ranch Specific Plan - Final C- 140
RGS -9 - Swing -in garages shall not exceed 2 cars
in width. �nt1 c:u) 1�, uccii
1 id��c_._;t :C 11 ?!lli)i --
Design Features Standards Common
To All -Vai- ous Styles
CDS -1 - Each detached residential
development is required to incorporate at
least three of the seven architectural styles
OH Page,; 10 in ` Cc -i;.;n with no
individual style comprising more than
35% of the total units in the
development.
CDS -2 -
"ail he
ciTc.!zi -4 the
a t, ; «�ei iR 4-P` rFi1'R;-�Ari
e,-'! 1)jiie"i atlleast four id ei :;c,'cr) of
the architectural styles
in Ernrc
�,. I eiiiefqFti 1: d, !.
t
J�4 -'i, 1J1. ��� ?C [.: -'C11� iU?_Ii: iii Cili v:'.Vll�Jlli•ill'.I'1C.
CDS -3 - Each detached residential development
is required to provide at least three floor
plans for each liHti a••
i:,,: duc: I s Pc being
built, and each floor plan is required to
have a minimum of three different
architectural elevations.
CDS -4 - All detached residential buildings
that face an adjacent street, park or open
space shall have articulated elevations.
Articulation should be achieved through
a combination of the following
techniques:
• Incorporation of porches, balconies,
bay widows, or other features
appropriate to the architectural style
of the building.
• Varying building heights and
roof planes within each street
block.
• Avoiding two story box massing by
stepping back portions of the front
and side setbacks of the second
story and providing "shouldering"
Glen Loma Ranch Specific Plan - Final C -141
of street elevations which step the
building mass down from two to one
story at comers and periodically along
a street frontage. (See the following
"Building Articulation" exhibit)
CDS -5 - Front porches shall be covered with a
roof that is supported by posts.
CDS -6 - All residential garage doors visible from
a street or park shall consist of articulated
panels.
CDS -7 - Street facing elevations on attached
products shall have additive or subtractive
elements to help break up the mass of the
building facade. Additive elements include
dormer windows, porches, bay windows, and
exterior stairs. Subtractive elements include
carved openings, niches, windows and doors.
CDS -8 - For all elevations that are fai=re t r rear -
facing, J.mc no less than two - thirds (2/3) of
the second story building mass shall be
setback 4-= feet deeper than the first floor
setback.
CDS -9 - ,!....,,
-:.:. � accessed products c,n a _
hm, shall provide solid visual screening for
trash containers adjacent to the lane.
Architectural Design Guidelines
Design Guidelines Common To All Styles
CDG -1 - Land use plans should respect and
enhance the community's natural and
cultural assets.
CDG -2 - Each Neighborhood should strive for an
appropriate mix of land uses and densities.
CDG -3 - Design review of future Neighborhoods
should include a high standard of
community design and sensitivity to local
context.
CDG -4 - Landscape design should strengthen and
define the built environment and should be
an integral element of design guidelines.
CDG -5 - Plants should be low- maintenance,
water conserving, and consistent with the
City of Gilroy Consolidated Landscaping
Policy, unless otherwise noted within this
document.
CDG -6 - Builders of each new Neighborhood, as
well as future residents, should work with
the City of Gilroy to enhance and expand
the number of street trees throughout the
community.
count towards this requirement).
SFDBMG -4 - Where building elevations other
than the front (street) elevation are visible
from a side street, park, or other public
Building Siting Guidelines
area, these visible elevations should have
BSG -1 - Neighborhood Product Differentiation
the same level of detail and articulation as
Guideline - The Glen Loma Ranch
the front elevation.
community desires to create more diverse
SFDBMG -5 - Combinations of one and two -
residential communities within the Specific
story elements on the same building are
Plan area. The builders of new
encouraged to create visual diversity.
neighborhoods are encouraged to develop
SFDBMG -6 — Building mass should be
neighborhoods with more than one
articulated (if practical) to reflect the
residential product type. Refer to LUS -9
historical context of the architectural style.
for the specific standard.
SFDBMG -7 - Architectural elements such as
BSG -2 - Varying setbacks, building heights and
chimneys, balconies, porches, pot shelves
roof planes should be considered to
and window surrounds are encouraged
provide a varied and more interesting
because these elements provide visual
visual character along Neighborhood
interest.
streets.
SFDBMG -8 — Building mass should be
BSG -3 - Variable lot widths are encouraged to
proportionate to the size of the lot.
achieve more varied building massing and
SFDBMG -9 - Dormers, gables, eaves and other
facilitate single story plans where
projections may be used to break up simple
possible.
architectural forms.
Vehicular Access & Street Layout Guidelines
Building Color Guidelines
VAG -1 - Through streets are preferred, but
SFDBCG -1 - Building materials and colors
loop streets are permitted to form
should compliment the historical
interconnecting grid patterns.
architectural style.
VAG -2 - Where cul -de -sacs are used, pedestrian
SFDBCG -2 - Stucco and combinations of
pathways are encouraged to connect cul-
stucco, stone and wood or materials of a
de- sacs to adjoining through streets or
wood -like appearance, having the necessary
trail systems. ,, i} t, : !�os;ib!c,
fire retardant characteristics, are encouraged
Single Family Dwelling Building Massing
for exterior surfaces.
Guidelines
SFDBCG -3 - Where stucco is used, it should
SFDBMG -1 - Front porches are encouraged
have a final coat of integral color in a muted
on a minimum of 50% of all detached
earth tone or shade of white to compliment
residential units. Where used, porches
the historical architectural style.
shall have a minimum depth of 6 feet and
SFDBCG -4 - Use of natural materials such
comprise a minimum of 30% of the
as wood, wood -like details and trim, and
width of a building's primary facade
stone, rock or brick are encouraged for
(excluding garage, or I0 feet, whichever
design accent and trim.
is greater.
SFDBCG -5 - Color is intended as a primary
SFDBMG -2 - Wrap- around porches and /or
theme element, and color values should be
patios defined by a low wall are
generally light earth tones or white with
encouraged on corner lots to provide
darker or lighter accents encouraged to
visual interest on both street elevations.
highlight the character of the structure.
SFDBMG -3 - At least 25% of a residential
SFDBCG -6 - Accent color should be used for
building's facade that faces a primary
shutters, trim, fascia, balcony rails, stucco
circulation street or park should be
recesses, or cornice bands, and should relate
windows and doors (garage doors do not
to the architectural form and character of
Glen Loma Ranch Specific Plan - Final C- 142
the building. All wrought iron should be
black.
SFDBCG -7 - Concrete, brick, stone, or other
similar natural material may be used for
driveway and parking areas.
Roof Form & Materials Guidelines
SFD /RFG -1 - Simple pitched, gable, or shed
roof forms should be utilized, consistent
with the architectural style of the building.
SFD/RFG -2 - Roof pitch may vary, but
generally be a minimum of 4 in I2. Shed
roofs over porches or other building
extensions may be lower in pitch.
SFD/RFG -3 - Varied plate and ridge heights
should be utilized to create offsets in the
ridgeline to better articulate roof forms and
building massing.
SFD/RFG -4 - Roof colors and composition
should vary within a Neighborhood to
add variety to the street scene.
SFD/RFG -5 - Roof colors should be neutral
earth tones, except for architectural styles
that require shades of gray or black.
Avoid high- contrast colors such as red,
oranges or ceramic blue except for
architectural styles that require shades of
black or gray.
SFD/RFG -6 - Roof materials should be
concrete,clay, cement, composition
shingle or other fire resistant materials.
SFD/RFG -7 - Roof forms, materials and
colors of garages or other detached
structures should be designed to reflect
the character and materials of the primary
structure.
Building Elevations Guidelines
SFDBEG -1 - To the extent possible, building
elevations should be harmonious and
compatible with the design elements of
the architectural style of the building.
SFDBEG -2 - Each structure should have a
predominant facade material or color that
differentiates it from adjacent structures.
This will promote individuality within
the context of the Neighborhood.
SFDBEG -3 - Each elevation should be
designed with a proper visual balance and
Glen Loma Ranch Specific Plan - Final C -143
sense of cohesion, and all elevations of a
building should have detailing appropriate
to the style, not just the front elevation.
SFDBEG -4 - Functional covered balconies,
decks, covered front porches, and other
architectural detailing that reflect the style
of the building are encouraged.
SFDBEG -5 - Garage doors should not dominate
the front elevation of the building. If visually
prominent on the front elevation, garage
doors are encouraged to be broken into
single door entries.
SFDBEG -6 - Side entry or swing -in garages are
encouraged on lots that can accommodate
them.
Additional Building Components Guidelines
SFD /ABCG -1 - Exposed gutters and
downspouts should be painted to match
adjacent roof, fascia, trim or wall colors.
Patina finishes are also acceptable.
SFD /ABCG -2 - Gutters and downspouts should
be placed so as not to detract from or
compete with the architectural design of the
building.
SFD /ABCG -3 - Satellite dishes that do not
exceed I$ inches in diameter may be placed
on the exterior of the building if placed in a
location that is not visible from the public
street frontage.
SFD /ABCG -4 - All flashing, sheet metal, vents
and pipes should be painted to match the
adjacent surface.
SFD /ABCG -5 - Skylights should be incorporated
into the roof design to provide natural light
and passive solar energy. Frame color should
blend with the surrounding roof color,
natural aluminum frames are not allowed.
SFD /ABCG -6 - Solar panels, if used, should
be integrated into the roof design as an
unobtrusive element. Panels are to be parallel
to the roof plane and should be clear,
bronze, or smoke colored plastic or glass.
SFD /ABCG -7 - To the greatest extent possible,
solar panels should be located away from
front elevation street views.
Building Mass & Scale Guidelines
MFBMG -1 - Building massing should not seem
boxy, but appear to result from the
combination of several compatible
geometric forms. Large monolithic forms
should be avoided.
MF/13MG -2 - Combinations of one and two -
story elements on the same building are
encouraged to create visual diversity.
MFBMG-3 - One -story elements at the end
of buildings, especially at street corners,
diminishes the visual impact of the
building mass.
MFBMG-4 - Architectural elements such as
chimneys, balconies, porches, pot shelves
and window surrounds (consistent with the
architectural style) should be provided for
visual diversity.
MFBMG-5 - To the extent possible, entrances
to individual units should be plainly visible.
MFBMG-6 - Units and buildings should be
sited to maximize view opportunities to
open spaces.
MFBMG-7 - The overall composition of
buildings should incorporate proportion
and rhythm among a series of unit "bays"
and the overall building mass.
Materials & Colors Guidelines
MF/MCG -1 - Building materials and colors
should be consistent with the guidelines
for the architectural style selected for the
Neighborhood.
MF/MCG -2 - Stucco and combinations of
stucco, stone, and wood or materials of a
wood -like appearance, having the
necessary fire retardant characteristics, are
encouraged for exterior surfaces.
MF/MCG -3 - Where stucco is used, it should
have a final coat of integral color in a
muted tone consistent with the
architectural style.
MF /MCG -4 - Use of stucco on larger mass
buildings should be broken up or mixed
with other materials.
MF/MCG -5 - Use of natural materials such
as wood, wood -like details and trim, and
stone, rock or brick are encouraged for
design accent and trim.
MF/MCG -6 - Color is intended as a primary
theme element, and color values should
be generally light tones with darker or
lighter accents encouraged to highlight the
character of the structure.
MF/MCG -7 - Accent color should be used for
shutters, awnings, trim, fascia, balcony
rails, stucco recesses, inlaid tile bands or
cornice bands, and should relate to the
architectural form and character of the
building.
Roof Form & Materials Guidelines
MF/RFG -1 - When a project includes more
than one building, roof forms should vary
from one building to the next where
practicable, in order to achieve visual
interest and diversity.
MF/RFG -2 - Roof pitch may vary, but
generally be consistent with the
architectural style. Shed roofs over porches
or other building extensions may be lower
in pitch..
MF/RFG -3 - Varied ridge heights should be
utilized to create offsets in the ridgeline to
better articulate roof forms and building
massing.
MF/RFG -4 - Roof colors and composition
should vary within a Neighborhood to add
visual diversity.
MF/RFG -5 - Roof colors should generally be a
neutral earth tone, avoiding high- contrast
colors such as red, oranges or ceramic blue.
MF/RFG -6 - Roof materials should be concrete,
clay, cement, composition shingle or other
fire resistant materials.
MF/RFG -7 - Roof forms, materials and colors of
garages or other detached structures should
be designed to reflect the character and
materials of the primary structure.
Building Elevations & Siting Guidelines
MFBEG -1 - Each elevation should be designed
with a proper visual balance and sense of
cohesion, and all elevations of a building
should have detailing appropriate to the
style, not just the front elevation.
MFBEG -2 - Functional covered balconies,
decks, covered front porches, and other
architectural detailing that reflect the style of
the building are encouraged.
M1FBEG -3 - Use offset window, door, and
exterior deck placement to preserve visual
privacy.
Glen Loma Ranch Specific Plan - Final C- 144
NU/BEG-4 - Site buildings to take advantage of
open space views, courtyard open spaces or
private recreational facilities.
MFBEG -5 - Consider limiting buildings to 4
to 6 units to avoid overly long building
elevations.
MFBEG -6 - Street facing elevations on
attached products shall have additive or
subtractive elements to help break up the
mass of the building facade. Additive
elements include dormer windows,
porches, bay windows, and exterior stairs.
Subtractive elements include carved
openings, niches, windows and doors.
MFBEG -7 - Where building elevations other
than the front (street) elevation are visible
from a side street, park, or other public
area, these visible elevations should have
the same level of detail and articulation as
the front elevation.
MFBEG -8 - Units located adjacent to streets
may face onto the street, or may be
grouped around a central green in a
configuration which as a whole fronts the
street.
MFBEG -9 - When units front onto a street,
the primary facades and building entries
should orient to the street.
MFBEG -10 - Off - street parking lots should be
limited to on no more than 20 percent of
the parcel's street frontage.
MFBEG -11 - Street oriented windows should
be well articulated, and upper story
(above first floor ) windows should have a
vertical dimension equal to or greater
than the horizontal dimension.
incorporated into the roof design to provide
natural light and passive solar energy. Frame
color should blend with the surrounding roof
color, natural aluminum frames are not
allowed.
Parking Lots & Garage Guidelines
MF /PGG -1 - Parking lots should be designed and
lighted to ensure pedestrian safety.
MF/PGG -2 - Long rows of garages should be
avoided. Garages and parking spaces
should be distributed throughout a
development to ensure that each unit's
assigned parking is reasonably close to the
unit.
MF/PGG -3 - Garage structures should provide
some enclosed storage for each unit.
MF/PGG -4 - Guest parking should be
distributed throughout the
development and clearly identified.
Town Center/ Residential Flex
Site Organization Guidelines
TC /SOG -1 - Combinations of one and two- story
elements on the same building are
encouraged to create visual diversity.
TC /SOG -2 - Building mass should be articulated
to the extent practical to reflect the
historical context of the architectural style.
TC /SOG -3 - Building mass should reflect a
reasonable relation to the size of the lot.
TC /SOG -4 - Awnings, arcades, trellises, and
other pedestrian protection may project ten
feet (I0') beyond the property line. These
shall interrupt the vertical facade divisions.
TC /SOG -5 - Retail shops, restaurants, other
"active" businesses display windows, and/
Additional Building Components Guidelines
or courtyard entrances should be located at
MF /ABCG -1 - Exposed gutters and
ground level on front on the primary street.
downspouts should be painted to match
TC /SOG -6 - Major pedestrian entrances should
always be located at the street front;
adjacent roof, fascia, trim or wall colors.
secondary entrances may be located at or
MF /ABCG -2 - Gutters and downspouts should
convenient to parking lots.
be placed so as not to detract from or
TC/SOG -7 - Residential units over first floor
compete with the architectural design of
commercial and retail businesses are
the building.
encouraged.
MF /ABCG -3 - All flashing, sheet metal, vents
TC /SOG -8 - Buildings should be always built
and pipes should be painted to match the
to, or near, the front property line. ( "Front
adjacent surface.
property line is defined as the frontage along
MF /ABCG -4 - Skylights should be
a "primary" street as defined in the
Glen Loma Ranch Specific Plan - Final C -145
"Circulation " section of the Glen Loma
Ranch Specific Plan.
TC/SOG -9 - Buildings should also be built to
side property lines to form as continuous a
line of building fronts as possible, but
must respond to the need to provide
parkmi g or access to parking.
ti .- r- t- e- E— lc�•- Tir– �l�c�r'rF}i; �Ecr+i E- ,ire— il�...ie�� :l
1 i
TC/SOG44 -10 - Buildings on comer lots
should be located on the street intersection
and should generally orient to the primary
street, with the major entry at the corner.
TC /SOG -4?1 1 -Parking should be located to
the rear or sides of buildings, and should
not front any Town Center primary street.
TC /SOG4-3--I.2 - Driveways should be shared
with adjacent uses and the number of
driveways to a major street should be
limited. The preferred access is from side
streets provided that such access is not
adjacent to or opposite from residential
uses.
TC /SOG -44— 1 3 - Shared parking among
compatible businesses is encouraged to
reduce the total parking area of the Town
Center.
,rc /sOC -la
Materials & Colors Guidelines
TC/MCG -1 - Building materials and colors
should compliment the historical
architectural style.
TC/MCG -2 - Stucco and combinations of
stucco, stone and wood or materials of a
wood -like appearance, having the
necessary fire retardant characteristics, are
encouraged for exterior surfaces.
TC/MCG -3 - Where stucco is used, it should
have a final coat of integral color in a
muted earth tone or shade of white to
compliment the historical architectural
style.
TC/MCG -4 - Use of natural materials such
as wood, wood -like details and trim, and
Glen Loma Ranch Specific Plan - Final C -146
stone, rock or brick are encouraged for
design accent and trim.
TC/MCG -5 - Color is intended as a primary
theme element, and color values should be
generally light earth tones or white with
darker or lighter accents encouraged to
highlight the character of the structure.
TC/MCG -6 - Accent color should be used for
shutters, trim, fascia, stucco recesses, or
cornice bands, and should relate to the
architectural form and character of the
building. All wrought iron is to be black or
similar dark color.
Roof Form & Materials Guidelines
TC/RFG -1 - Simple pitched, gable, or shed roof
forms should be utilized, consistent with
the architectural style of the building. Flat
roofs with parapets may be allowed as
limited roof elements.
TC/RFG -2 - Roof pitch may vary, but generally
be a minimum of 4 in I2. Shed roofs over
covered walkways or other building
extensions may be lower in pitch.
TC/RFG -3 - Roof colors should generally be a
neutral earth tone, avoiding high- contrast
colors such as red, oranges or ceramic blue.
TC/RFG -4 - Roof materials should be concrete,
clay, cement, composition shingle or other
fire resistant materials.
Building Elevations Guidelines
TC/BEG -1 - To the extent possible, building
elevations should be harmonious and
compatible with the design elements of the
architectural style of the building.
TC/BEG -2 Each elevation should be designed
with a proper visual balance and sense of
cohesion, and all elevations of a building
should have detailing appropriate to the
style, not just the front elevation.
TC/BEG -3 - Covered front walkways that reflect
the style of the building are encouraged.
TC/BEG -4 - Thick support pillars, battered
columns typical of the architectural theme
design are encouraged along with pilasters
accented with stone work at entries.
TC/BEG -5 - Long, large, solid walls unbroken
in relief, form or design facing roadways or
other areas of public view should be broken
up through varied architectural design and
landscaping.
TCBEG -6 - Clear glass and non - reflective glass
is permitted, but reflective and mirrored
glass is prohibited.
Additional Building Components Guidelines
TC /ABCG -1 - Exposed gutters and downspouts
should be painted to match adjacent roof,
fascia, trim or wall colors.
TC /ABCG -2 - All flashing, sheet metal, vents
and pipes should be painted to match the
adjacent surface.
TC /ABCG -3 - Skylights may be incorporated
into the roof design to provide natural
light and passive solar energy. Frame color
should blend with the surrounding roof
color, natural aluminum frames are not
allowed.
TC /ABCG -4 - To the greatest extent possible,
solar panels should be located away from
front elevation street views.
Parking Lots Garages & Loading Areas
Guidelines
TC/PGG -1 - Parking lots should be designed
and lighted to ensure pedestrian safety.
Signage Guidelines
TC /SG -1 - Sign style should always conform
to the architectural style of the building.
TC /SG -2 - Encouraged signs include raised-
"Halo" letters on building face,
pedestrian- oriented blade signs,
sculptural cantilevered signs, non-
internally lit signs with lighting from
secondary source, neon signs backed by
building face or storefront.
TC /SG -3 - Discouraged signs include cabinet
or "can" internally lit signs with the
exception of theatre marquee, plastic -
faced, internally -lit channel letters.
Institutional Site Organization Guidelines
IU /SOG -1- Parking for institutional uses
should not extend into residential areas.
IU /SOG -2 - Multi -story buildings should not
be placed adjacent to private open space
of residential units.
IU /SOG -3 - Multiple buildings in a single
institutional project should be varied in
Glen Loma Ranch Specific Plan - Final C -I47
size and mass. A transition from low
buildings on the perimeter to larger and
taller structures on the interior of the site is
encouraged.
IU /SOG -4 - Where institutional site interfaces
with a residential street, barriers to
vehicular access from that street should be
designed into the Specific Plan area.
Barriers may include building placement,
masonry walls, fences, or any other site
feature that will physically obstruct
vehicular movement, while still allowing
pedestrian movement from the street and
the site.
IU /SOG -5 Institutional sites should take full
advantage of transit opportunities, trails,
and other pedestrian - friendly elements as
deemed feasible.
IU /SOG -6 - Institutional signs should be more
restrained in size and design than general
commercial signs.
Standards for Trails
TRS -1 - The multi -use trail shall be set back from
the defined creek channels a minimum of
fifty (50) feet_�,i;.��� dirt:ci,_,d L)�,, p, :u
TRS-2 - The route and destination points of the
various trail segments will be conceptually
set through the adoption of the Glen Loma
Ranch Specific Plan ix> f_m d deM nl.
Future Neighborhoods that develop adjacent
to the trail segments are intended to respect
the trail alignments as adopted.
TRS -3 - Adjustments to the trail design, location,
surface material, the width of appropriate
buffer and other factors will be reviewed by
the City of Gilroy and dic tirofr g L)rologl7 i".
as part of the design of individual
Neighborhoods so that the final
Neighborhood and trail designs best reflect
site - specific conditions.
TRS -4 - Trail segments will be constructed by
individual projects adjacent to the trails. The
completed trail segments and an area
equivalent to the width of future multi- use
trails will be dedicate J rf, die ef
i :j,,.tilr * ; .ilv •,r;:r�;:iarc
TRS -5 - Maintenance /fire access roads shall
be a minimum of twelve -feet (I2') wide.
future residents that the trails, while
Removable bollards or other barriers may
privately owned and maintained, will be
be placed at entry points to prevent
accessible to the general public.
unauthorized motorized access, subject to
Preserved Natural Open Space Guidelines
review and approval by City staff and the
City Fire Marshall during the map
POSG -1 - Subject to the review and approval of
approval process of each Neighborhood.
the City of Gilroy, and assuming that
Connection points will be reviewed by the
public safety concerns can be adequately
City of Gilroy staff (including the Gilroy
mitigated, individual Neighborhoods
Fire Department) to determine the
adjacent to preserved open space areas and
appropriate level of access.
its corresponding buffer may:
TRS -6 - Trails used as maintenance and /or
- Allow homes to back directly on to
public safety access shall be an all weather
the open space buffer
surface. Potential surface materials may be
- Allow the sides of homes adjacent to
concrete, asphalt, decomposed granite, or
the open space buffer
another material deemed appropriate by
- Allow the fronts of homes to face
the City Fire Marshall
onto the open space buffer
TRS -7 - Multi -use trails shall be a minimum of
POSG -2 - In the event that safety concerns
twelve feet (I2') wide.
cannot be mitigated, a single - loaded
TRS -8 - Multi -use trails shall be surfaced
street may be located between the homes
when also used as a maintenance
and the open space.
easement.
POSG -3 - The preserved open space within
TRS -9 - Signage � e yeti g t4 ge ew ;iersl,:F o1_
the Glen Loma Ranch Specific Plan area
: t tink
provides effective wildlife habitat areas
f
ee-.,'-? �c- T- rm- a;:- m+,�,,,�t.,�- �1�',o :!si of
and serves as wildlife movement
the preserved open space will be placed
corridors. Generally, development should
periodically along the trail system.
not occur closer than one- hundred feet
TRS -10 - Where deemed appropriate, multi-
(I00') to a defined creek bank or tree
use trails shall be placed along or within the
canopy of a defined riparian area or
buffers adjacent to preserved open space
(; %" �0' to other preserved open space
areas, and will link with other trail systems
areas (coastal scrub areas, mixed
to provide access throughout the Specific
cultivated woodland, and rocky
Plan area and to other local and regional
serpentine grassland areas) ; jar
systems.
e In certain
TRS -11 - Trail crossings of all streets shall
Neighborhoods, however, other setback
occur at controlled access sites such as
standards may be approved due to site
stop signs, signals, is >ui,c'i:; i c;.;tS, etc.
constraints or to accomplish specific
TRS -12 - The width of the pedestrian pathway
project goals, but shall in no event be less
shall be a minimum of six feet (C).
than thirty (30) feet.
Removable bollards or other appropriate
POSG -4 - Where designated by the Glen Loma
measures should be employed where
Ranch Specific Plan and confirmed by the
required at all entry points to collector and
City through the individual map approval
residential streets to prevent unauthorized
processes, preserved open space areas may
motorized access.
function as linear circulation corridors
TRS -13 - Appropriate signage shall be
linking Neighborhoods, parks, and
provided indicating ownership, directional
surrounding open space.
and location information.
TRS -14 - The Builder of a Neighborhood that
Preserved Natural Open Space Standards
proposed private interior pedestrian
POSS -1 - Human access into the preserved open
pathways shall provide disclosure to the
space areas shall be limited and controlled
Glen Loma Ranch Specific Plan - Final C -148
via trail placement and interpretive signage.
POSS -2 Future homeowners shall be notified
of the existence of the preserved n :irm:fl
open space, the location of present and
future trails, fuel transition buffers as
prescribed by the Gilroy Fire Department,
access issues as prescribed by the City of
Gilroy Police Department, and the
enforcement of pet leash laws within the
preserved open space areas through
disclosure documents presented at the time
of purchase of future homes.
POSS -3 - During and after construction of
adjacent lands, specific site erosion control
practices shall be employed to limit
sedimentation into the preserved open
space areas.
POSS -4 - The Glen Loma Ranch Master
Homeowners Association will assume
ownership and maintenance of the
preserved __open space. The
vegetation in the Preserved ;1 -Open
Space shall be evaluated for fuel
management and modification by an urban
wild land interface planner or similar
professional, subject to the approval of the
Fire Marshall. A report shall be provided
based on fuel modeling and fire behavior
for the existing vegetation. As each
neighborhood adjacent to the Preserved
Open Space is developed, the
recommendations of the report shall be
implemented in the adjacent open space.
The required width of the FTZ shall be
based on the conclusions of this report„
POSS-5 - In order to protect the preserved
open space from urban intrusion,
the creation of open space buffers
surrounding the open space will be
required. These buffers will create a non -
development zone between the preserved
open space and future development. These
buffers will be either thirty (30') feet, fifty
(50') feet or one- hundred (I00') feet in
width, depending on the nature and
quality of the preserved nay m�j _open
space, as determined by the biotic
consultant for the Glen Loma Ranch
Specific Plan. Activities within the open
Glen Loma Ranch Specific Plan - Final C -149
space buffers are restricted to fuel
maintenance activities related to either the
preserved open space and /or the fuel
transition zones, and in some cases, _a orm
z C r_.h _ -111d trail corridors (public or
private ) outside the preserved open space
but within the open space buffer.
POSS -6 - Unless specifically noted elsewhere in
this document, all preserved < ;; ai open
space and open space buffers will be
owned and maintained by the Glen Loma
Ranch Master Homeowners Association.
Fuel Transition Zone Standards
FTZS -1 - Whenever a development has a
boundary with an area of preserved open
space, either internal or external to the
development area, a FTZ is required.
FTZS -2 - The minimum width of fuel transition
zones shall be 30 feet. This width may be
wider as required in areas of higher fire
potential. The width of the FTZ will be
composed of mowed natural vegetation
managed as indicated below. Irrigated and
maintained landscaping of individual
parcels can also be used to meet up to
thirty (30) ft. of the required FTZ width.
Roads and trails can also be used to make
up the required FTZ.
FTZS -3 - Landscaping with the FTZ will be at
the option of the Master Developer.
FTZS -4 - Ground fuel shall be eliminated by
chemical treatment or mowed to a height of
not more than 4 ". Alternatively, the area
may be disked annually or more frequently
as directed by the Fire Marshal. Live
vegetation, (trees and shrubs, within the
transition zone shall have all dead material
removed and shall be thinned and pruned to
reduce fire intensity and rate of spread.
FTZS -5 - Dead trees within the transition zone
shall be removed.
FTZS -6 - Vegetation under trees within the
defined transition zone shall be maintained
at height that will preclude its functioning as
a "ladder" for fire to travel from ground
vegetation into the tree crown.
FTZS -7 - Only approved fire resistive landscape
plants shall be used for the "green belting"
element of the fuel transition zone. Plants
within the greenbelt shall be permanently
irrigated.
FTZS -8 - Only open fencing (wire -mesh,
wrought -iron, or tubular steel) shall be
allowed as rear -yard fences abutting the
FTZ. Traditional wood "good
neighborhood" fences are prohibited. All
fuel transition zones will be owned and
maintained by the Glen Loma Ranch
Master Homeowners Association.
FTZS -9 - Approved Fire Resistive Plants shall
be utilized.
FTZS -10 - The Builder for each proposed
Neighborhood adjacent to preserved
naturai open space and /or an open space
buffer shall submit landscaping plans for
review and approval by the Community
Development staff, which will include
review and approval by the City Fire
Marshall.
FTZS -11 - Each Neighborhood that is part of
an overall FTZ shall have the
specifications consistent with the CC &Rs
adopted by the MHOA. The adopted
CC &R shall indicate the dimensions of
the area that is to be maintained as part of
an FTZ. If the Master Developer elects to
provide landscaping, the landscaped area
will be managed and maintained pursuant
to a landscaping plan approved and
inspected by the Gilroy Fire Marshal.
FTZS -12 - These access locations shall be at a
minimum of every 1000', but this interval
can be reduced based on determination of
need by the Police and Fire Departments.
FTZS -13 - A fire hydrant shall be within 20'
of an access location. The access location
shall have a minimum width of 20'.
FTZS -14 - If gated, the gate shall meet the Fire
Prevention Gate Policy and be provided
with a "Knox" keyed lock.
FTZS -15 - When a trail or roadway is to be
included in the FTZ it shall consist of:
• Paved with a non combustible or fire
resistive material
• Any associated landscape strip shall
either be irrigated, or kept mowed or
chemically treated at the option of
the Master Developer (subject to
Glen Loma Ranch Specific Plan - Final C -150
approval by the Gilroy Fire Marshall)
• Trees shall be of approved Fire
Resistive variety.
Focal Point Standards
FPS -1 - The size of each Focal Point shall be
--U k; asi- 4,500 .4-square
feet in size.
FPS -2 - Focal Points are intended for the use of
the residents of the Neighborhood in
which they are located. I .WJ, _,ur c sip J1.1--
7 - -. I;'�:= C �'Ci *L�,. }1.:1U 1�� :; tC� -. 1.5 1. t' h • ?':::
I1
FPS-3 - - Focal Points are to be owned and
maintained by the Glen Loma Ranch
Master HOA. If major amenities (i.e.
swimming pool, tennis courts) are
proposed by the Builder of the
Neighborhood, these major amenities
could then be owned and maintained by
the Master HOA or an individual
Neighborhood HOA.
Focal Point Guidelines
FPG -1 - The Focal Points may have Tot Lots,
playground equipment or other features,
but are not required to provide such
features.
FPG -2 - Focal Points can be located within the
center of individual Neighborhoods, but
can be located adjacent to open space
buffers to take advantage of the adjacent
open space.
FPG -3 — Focal Points within individual
Neighborhoods may be located adjacent to
public trails._ Su
t�t�v e�4—as to tn�I3i13� iT this
placement =. ii! b ;e, J by the City of
Gilroy as part of the review of the individual
Neighborhood.
Standards to Limit Noise Exposure
NLS -1 - Neighborhoods that lie adjacent to Santa
Teresa Boulevard shall provide a fifty -foot
(50) buffer f:-ein ,_h,> !![irnatc
Lace r t ciJu! -- .:,_i �aix_: T <, for acoustical
and aesthetic considerations except as noted
below:
a. If the existing creek that runs through
the Palomino neighborhood is relocated to
within the McCutchin Creek and Olive
Grove Neighborhoods, no additional
buffer will be required.
b. The Grove and Vista Bella
Neighborhoods are required to provide a
twenty -fie (25') buffer. This twenty -five
(2S') buffer reflects a previous dedication
of twenty-five (2S') made to the City of
Gilroy to assist in the implementation of
the Santa Teresa Boulevard Class I trail as
shown in the Parks and Recreation Master
Plan.
NLS -2 - The relocation of drainage swale
coupled with the placement of a new trail
along Santa Teresa Boulevard shall create a
significant development and noise
mitigation setback from Santa Teresa
Boulevard.
NLS -3 - A t:
otn�:nt�� proposed to run parallel to Santa
Teresa Boulevard will serve as a noise
mitigation setback from Santa Teresa
Boulevard. _, :' ::i unitise nt ",:r[. Oi't'i_ L
u._0 n.lstjc.;.1 titrr.
NLS -4 - The new City park adjacent to the
cc( _n -Neighborhood
will serve as an aesthetic open space break
along Santa Teresa Boulevard and serve as
a noise mitigation setback from Santa
Teresa Boulevard
NLS -5 - Preserved open space in the form of a
landscaped drainage corridor and
Reservoir Canyon creek and open space
buffers shall serve as an aesthetic open
space break along Santa Teresa Boulevard
and serve as a noise mitigation setback.
NLS -6 - Neighborhoods that lie adjacent to
Santa Teresa Boulevard 1;tcc
feature higher density
Residential Product Types so that the
building themselves provide shielding for
outdoor noise levels in lieu of sound
walls.
NLS -7 - The use of frontage roads and alleys
along Santa Teresa Boulevard within the
Olive Grove, —'FlI McCutchin Creek.
Glen Loma Ranch Specific Plan - Final C -15I
� 1 nl!< ;lico. 8"IId i� i� -h.F _nol -1
Neighborhoods —_ - be used
the setback of
development from Santa Teresa Boulevard.
Guidelines to Limit Noise Exposure
NLG -1 - ! ,cr homes and attached
units (like Townhomes and /or manor
homes ) between Santa Teresa Boulevard
and back yard areas so that the bH
r!R sstruc UI'<S provide shielding for
outdoor noise levels. (Interior noise levels
inside the homes can then be controlled
through the use of sound rated windows
and other construction measures, where
necessary.)
NLG -2 - v, i c c_sound walls are used,
the following measures should be used:
• Breaks and openings s Wr -. i i!_be
incorporated in the design of the sound
walls;
• Integrate variations in the sound wall
planes to avoid long stretches of sound
walls without variation.
• Locate sound walls behind berms and/
or landscaping to screen them from
Santa Teresa Boulevard. Landscaping
maintenance will be the responsibility
of the Homeowners Association.
• Vary berm heights and widths to
create natural looking berm forms and
shapes.
NLG -3 - Interpose homes and attached units
(like Townhomes and /or manor homes
between Santa Teresa Boulevard and back
yard areas so that the building themselves
provide shielding for outdoor noise levels.
Partially because these Neighborhoods lie
adjacent to Santa Teresa Boulevard, the
Montonico, Rocky Knoll and Town
Center R -4 Multi - Family Neighborhoods
are envisioned as high density
Neighborhoods. In addition, the Product
Differentiation Standard is in effect for the
Malvasia Neighborhood, dwelling units at
a higher density may be situated along
Santa Teresa Boulevard to shield the
remaining portion of the Neighborhood
from noise.
NLG -4 - The use of frontage roads and alleys
along Santa Teresa Boulevard within the
Montonico, Malvasia, Rocky Knoll and
Town Center R -4 Multi - Family
Neighborhoods would increase the setback
of development from Santa Teresa
Boulevard.
NLG -5 — The Grove and Vista Bella
Neighborhoods should benefit from the
continuation of the Santa Teresa Boulevard
trail.
NLG -6 — The Grove and Vista Bella
Neighborhoods should consider
interposing homes and attached units (like
Townhomes and /or manor homes)
between Santa Teresa Boulevard and back
yard areas so that the building themselves
provide shielding for outdoor noise levels.
NLG -7 - In areas where the building layout does
not provide necessary shielding, promote
the use of earthen berms and /or short
walls on top of the earthen berms that
would provide the necessary noise
attenuation.
NLG -8 - The use of frontage roads and alleys in
Neighborhoods adjacent to Santa Teresa
Boulevard and Merlot Drive would
increase the setback of development from
Santa Teresa Boulevard.
Sanitary Sewer Standards
SS -1 - Conform all design and construction of
the sanitary sewer system to the City of
Gilroy Sanitary Sewer Master Plan.
Domestic Water Distribution System
Standards
DWS -1 - Conform all design and construction
of the ;t 4;_ar,rr system to the
City of Gilroy; \?
Master Plan.
Recycled Water Distribution
System Standards
RW S -1 - The design of the recycled water
system within the Glen Loma Ranch
shall conform to the current South
County Region Water Reuse Authority
(SCRWA) Plan.
Glen Loma Ranch Specific Plan - Final C -152
Storm Drainage Standards
SDS -1 - Preserve water quality by implementing
— the latest Best Management Practices for
Storm Drainage into the design and
construction of the Specific Plan area, thus
reducing the discharge of pollutants into
storm water to the maximum extent
practicable.
SDS -2 - Ensure that all storm drain flows entering
— Uvas Creek from the Specific Plan area
coincide with the current City of Gilroy
Storm Drain Master Plan and the Uvas
Creek Drainage Standards.
SDS -3 - Use the existing channels on the site as
the primary means for conveyance of pre-
treated storm water.
SDS -4 - Limit the destruction of existing habitats
caused by flow changes, channel erosion,
and channel improvements.
SDSS -5 - The design of future collector streets
may allow the center islands or park strips
to be used as vegetated swales to filter
street run -off subject to the review and
approval of the City Engineer.
0
s°
a
0
SINGLE - FAMILY ATTACHED/MULTI- FAMILY ATTACHED UNITS
1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS
AT PUBLIC STREETS
I
I
3'
3'
LANE 3'
LANE 3'
3'III
3'
W
BUILDING
10'
10
SIDE TOF OM MIN.
_..
15,/20
10
-
- 10'
i P}f-.I
FRONT LIVING
43
REAR
I
F-'
�I
LIVING
\
REAR
1 \
'
W
C
1 �
LIVING
LIVING
13
5• /6•.
5/0
5' /6•1
T /6�'
P
5'/6••
5' /6.
5'/6•.
VJ
21'/221'
SIDE
SIDE
SIDE
V
>
ADJACENT
To
FRONT
SD)E
FRONT
„4
'a
;.
CORNER
FROM
FRONT
a'
.. PORCH ti
10'
LIVING
is PORCH :i
10'
LIVING
••..
_. __ -5'
PORCH
PSE
RCH
PORCH
PORCH
\26
T
PRIVATE STREET
_'
2 1
_'_S_IDEWALK.: ,21•.
-26'
2� -.
. "..
16' PSE
16 PSE
PUBLIC STREET
1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS
AT PUBLIC STREETS
1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS
AT PRIVATE STREETS
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7
OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE,
TABLE 10 SHALL TAKE PRECIDENT.
2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR. UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE
A LARGER SIDE CORNER OR FROM SETBACK.
W
FROMTO AONTMM.
a
FRONT
FRONT LIVING LIVING
I_
LANE
f I
LANE
BUILDING SEPARATION -FRONT TO FRONT
i
I
I
3'
3'
LANE 3'
3'
W
BUILDING
10
SIDE TOF OM MIN.
15'/20
10
i P}f-.I
FRONT LIVING
I I
F-'
�I
LIVING
LANE
LIVIN
'
W
P
13
5• /6•.
5/0
5' /6•1
T /6�'
SIDE
ADJACENT
SD)E
SIDE
SIDE
TO CORNER
>
i1 _.
FRONT
FRONT
'a
LIVING
LIVING
a'
.. PORCH ti
10'
'`' PORCH `�
is PORCH :i
10'
PORCH S.
••..
_. __ -5'
PSE
-_._
5 _
SwewALK
T
PRIVATE STREET
1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS
AT PRIVATE STREETS
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7
OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE,
TABLE 10 SHALL TAKE PRECIDENT.
2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR. UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE
A LARGER SIDE CORNER OR FROM SETBACK.
W
FROMTO AONTMM.
a
FRONT
FRONT LIVING LIVING
I_
LANE
f I
LANE
BUILDING SEPARATION -FRONT TO FRONT
i
I
I
LANE.
sloe
30'
W
BUILDING
SIDE TOF OM MIN.
a
i P}f-.I
FRONT LIVING
�I
LANE
BUILDING SEPARATION -SIDE TO FRONT
APPENDIX Q
NOTES:
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
SIDE SETBACKS AND BUILDING SEPARATION OF SIDE TO SIDE SINGLE - FAMILY ATTACHED
WITH "• "ONLY APPLY TO 3 -STORY UNITS, SEE TABLE lo. /MULTI - FAMILY ATTACHED UNITS
-RJA
RU08RR1-JRN5ZZi-AZAR
SHEET I OF B SHEETS
COMPACT LOTS, MINIMUM 2,400 S.F., COMPACT LOTS, MINIMUM 2,400 S.F.,
FRONT - LOADED GARAGE REAR/ALLEY- LOADED GARAGE
LANE
I
10'
3""
VG1V �1(tiL 1V V l IIJ:
10'
1
10'
F SLUG. ENVELOPE
I. THESE LOT SITING EXHIBITS ARE
BLDG. ENV'E.LOPE.
FACE)
W PSE 6
SEE TABLE IO
SEE TABLE IO
�I
_
SEE TABLE 10
BUILDING
BUILDING
BLDG.ENVELOPE
BULDNG
ENVELOPE
ENVELOPE
BLDG. ENVELOPE
ENVELOPE
STANDARDS
STANDARDS
1
STANDARDS
i
! i
I
_'1
3
GARAGE LVING
FACE "
THESE EXHIBITS AND TABLE 10
ENVELOPE
VARIES
BLIR;. ENVEIOee
SPACE
STANDARDS
OR
LIVNG SPACE
PORCH
X18'
10' SEE TABLE IO
Q 3 ¢ BUILDNG
LIVING GARAGE
PL SPACE -
PL
PIE 10'
SWE.,.
ENVELOPE
p STANDARDS
FA
OR ... CE-
SIDEWALK
smewALK
PRIVATE STREET
LANE
I
10'
3""
VG1V �1(tiL 1V V l IIJ:
1
10'
F SLUG. ENVELOPE
I. THESE LOT SITING EXHIBITS ARE
BLDG. ENVELOPE
FACE)
W PSE 6
SEE TABLE IO
INTENDED TO AID IN THE
�I
_
SEE TABLE 10
"W"1 ARIES c�. SEE TABLE
BUILDING
BLDG.ENVELOPE
BULDNG
ENVELOPE
BUILDING
ENVELOPE
BLDG. ENVELOPE
ENVELOPE
STANDARDS
F
W
V)
STANDARDS
STANDARDS
SPECIFIC PLAN. IN THE CASE WHERE
BUILDNG
3
FACE _
THESE EXHIBITS AND TABLE 10
ENVELOPE
VARIES
BLIR;. ENVEIOee
i,1 1
R i.
STANDARDS
LP1 'x
LIVNG SPACE
1E' PORCH
10' SEE TABLE IO
Q 3 ¢ BUILDNG
LIVING GARAGE
PL SPACE -
10' PL
SWE.,.
ENVELOPE
p STANDARDS
FA
OR ... CE-
SIDEWALK
PRIVATE STREET
PUBLIC STREET
PORUl
�Rl
UNLESS OTHERWISE NOTED.
APPENDIX Q
a
10' ( 18'
SPACE
ILLUSTRATIVE SETBACK DRAWINGS
PL
PSE
PUPUBLICROW
3. SOME SECOND STORY SETBACK
GLEN LOMA RANCH SPECIFIC PLAN
LIVNG SPACE
(FACE OF CURB)
PRIVATE STREET
REQUIREMENTS DEVIATE FROM THE
COMPACT LOTS,
OR PORCH
LANE
LANE
3""
VG1V �1(tiL 1V V l IIJ:
1
10'
10
GARAGE-- -
I. THESE LOT SITING EXHIBITS ARE
BLDG. ENVELOPE
FACE)
3 „„
10'
SEE TABLE IO
INTENDED TO AID IN THE
�I
_
SEE TABLE 10
BULLDING
BUILDING
BLDG.ENVELOPE
BULDNG
ENVELOPE
ENVELOPE
BLDG. ENVELOPE
ENVELOPE
STANDARDS
F
W
SEE TABLE IO
STANDARDS
SPECIFIC PLAN. IN THE CASE WHERE
BUILDNG
BUILDNG
V
FACE _
THESE EXHIBITS AND TABLE 10
ENVELOPE
VARIES
BLIR;. ENVEIOee
L DING
STANDARDS
LP1 'x
LIVNG SPACE
1E' PORCH
10' SEE TABLE IO
Q 3 ¢ BUILDNG
OR PORCH
10' PL
SWE.,.
ENVELOPE
p STANDARDS
PSE
SIDEWALK
PRIVATE STREET
CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT 5. LOCATION DESIRED PL A THE PSE AND THE
ACEMENT OF THE YARD
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET FENCING OR ENTRYWAYS MAY
It A LARGER SIDE CORNER OR
FRONT SETBACK
LANE
3,m
VG1V �1(tiL 1V V l IIJ:
1
10'
0
GARAGE --
I. THESE LOT SITING EXHIBITS ARE
BLDG. ENVELOPE
'FACE
3 „„
10'
SEE TABLE IO
INTENDED TO AID IN THE
i •i GARAGE i
BULLDING
BUILDING
INTERPRETATION OF TABLE 10, FROM
SE.E. TABUW
ENVELOPE
ENVELOPE
BLDG. ENVELOPE
SECTION 7 OF THE GLEN LOMA RANCH
STANDARDS
F
W
SEE TABLE IO
STANDARDS
SPECIFIC PLAN. IN THE CASE WHERE
PSE
BUILDNG
V
FACE _
THESE EXHIBITS AND TABLE 10
ENVELOPE
VARIES
BLIR;. ENVEIOee
L DING
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
LP1 'x
LIVNG
1E' PORCH
10' SEE TABLE IO
Q 3 ¢ BUILDNG
SPACE
2. ALL SETBACKS SHOWN ARE MINIMUM
SWE.,.
ENVELOPE
p STANDARDS
H
16'PSE - -- --
DIMENSIONS TO THE FIRST FLOOR,
PUBLIC STREET
_
�Rl
UNLESS OTHERWISE NOTED.
APPENDIX Q
a
_ 26'
SPACE
ILLUSTRATIVE SETBACK DRAWINGS
PL
21
PUPUBLICROW
3. SOME SECOND STORY SETBACK
GLEN LOMA RANCH SPECIFIC PLAN
LIVNG SPACE
(FACE OF CURB)
REQUIREMENTS DEVIATE FROM THE
COMPACT LOTS,
OR PORCH
IFACE OF CURB)
FIRST STORY SETBACKS. SEE THE GLEN
—
PUBLIC STREET
LOMA RANCH SPECIFIC PLAN,
PSE 10
INCLUDING TABLE 10 IN SECTION 7,
-
FOR DETAILS.
PUBLIC STREET
4. SEETHE GLEN LOMA RANCH SPECIFIC
PRIVATE STREET
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT 5. LOCATION DESIRED PL A THE PSE AND THE
ACEMENT OF THE YARD
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET FENCING OR ENTRYWAYS MAY
It A LARGER SIDE CORNER OR
FRONT SETBACK
LANE
LANE
I' 3i °'
10 _
j--GARAGE
3,m
D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
1
10'
0
GARAGE --
16• SLUG. ENVELOPE
BLDG. ENVELOPE
'FACE
16
SEE TABLE IO
SEE TABLE FO
BULLDING
BUILDING
F
ryl SEE TABLE 10
SE.E. TABUW
ENVELOPE
ENVELOPE
BLDG. ENVELOPE
UW1 BUILDING
TAi EyJ ENVELOPE
STANDARDS
SFANDARDS
SEE TABLE IO
STANDARDS
I '
GARAGE '
-
BUILDNG
V
FACE _
ENVELOPE
L DING
STANDAROS
SPACE
LIVNG
1E' PORCH
SPACE
21' 26'
SWE.,.
H
16'PSE - -- --
"""B"C ROW
(FACE OF CURB
PUBLIC STREET
LANE
LANE
I' 3i °'
10 _
j--GARAGE
3,m
D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
1
10'
0
GARAGE --
16• SLUG. ENVELOPE
'FACE
16
PSE
-�
F
ryl SEE TABLE 10
SE.E. TABUW
H
[L)
6 BLDG. ENVELOPE
BLDG. ENVELOPE
UW1 BUILDING
TAi EyJ ENVELOPE
(1) SEE TABLE 10, FOOTNOTE 10.
SEE TABLE IO
STANDARDS
TE'/I a V STANDARDS
121-1 'n O
BUILDING
BUILDNG
V
ENVELOPE
ENVELOPE.
.] y' STANDARDS
a o
STANDAROS
LIVNG
SPACE
a a�Gu
H
I
GI GARAGE
FACE —'
_
�Rl
LIYTNG
APPENDIX Q
_ 26'
SPACE
ILLUSTRATIVE SETBACK DRAWINGS
21
PUPUBLICROW
. PORCH 16'
GLEN LOMA RANCH SPECIFIC PLAN
(FACE OF CURB)
26'-
COMPACT LOTS,
IFACE OF CURB)
21' 16'PSE
—
PUBLIC STREET
IC ROW
(FFACE AC.0 DE CURB)
PUBLIC STREET
LANE
LANE
I' 3i °'
10 _
j--GARAGE
3,m
D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
0
GARAGE --
/
'FACE
16
-�
-
SE.E. TABUW
H
[L)
6 BLDG. ENVELOPE
BLDG. ENVELOPE
BL'RDNG
ENVELOPE
(1) SEE TABLE 10, FOOTNOTE 10.
SEE TABLE IO
STANDARDS
BUILDING
BUILDNG
V
ENVELOPE
ENVELOPE.
.] y' STANDARDS
a o
STANDAROS
LIVNG
SPACE
H
I
_
�Rl
26'
APPENDIX Q
_ 26'
-SIDEWALK
ILLUSTRATIVE SETBACK DRAWINGS
21
PUPUBLICROW
16 P$E
GLEN LOMA RANCH SPECIFIC PLAN
(FACE OF CURB)
PUBLIC STREET
CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT ~ilIL)
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET ER11%H3 w—
SHEET 2 O 8 SHEETS
LANE
I' 3i °'
10 _
j--GARAGE
D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
j, FACE'
16
PSE
NOTES:
H
[L)
6 BLDG. ENVELOPE
(1) SEE TABLE 10, FOOTNOTE 10.
V l21' C SUITABLE IO
=
BUILDNG
V
ENVELOPE.
.] y' STANDARDS
a o
LIVNG
SPACE
\ PORCH
APPENDIX Q
_ 26'
ILLUSTRATIVE SETBACK DRAWINGS
- - -27: - - - -' -
--
GLEN LOMA RANCH SPECIFIC PLAN
16 PSE
PL`P -"'RGw
COMPACT LOTS,
IFACE OF CURB)
MINIMUM 2,400 S.F.
PUBLIC STREET
CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT ~ilIL)
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET ER11%H3 w—
SHEET 2 O 8 SHEETS
0
i
i
F�
i�
iLL
COMPACT LOTS, MINIMUM 2,400 S.F.
CLUSTER/COURT LOTS
LOT FRONTING TO MOTOR COURT/
INTERIOR TO CLUSTER OR SIDING ONTO OPEN SPACE
( LOT #1•,4)
CORNER LOT TO MOTOR COURT
AND SIDING TO PUBLIC STREET
( LOT #5,6)
5'SIDE 5' SIDE
IO _GARAGE GARAGE _:= lO
REAR _ �.- REAR
BLDG (2) BLDG.
ENVELOPE _ I _ - -- _ j ENVELOPE
LOT 96 �-"CH PORCRI' LOT #5
PSE ]O SIDE SIDE PLC 2) rPL ]O'SIDF. PCF
PRIVATE STREET
CORNER LOT TO MOTOR COURT
AND SIDING TO PRIVATE STREET
( LOT #5,6)
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10.
(2) 5' SETBACK TO LIVING SPACE AND
Y SETBACK TO PORCH IF PROVIDED.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
COMPACT LOTS -
CLUSTER/COURT LOTS
=
SHEET 3 O 8 SHEETS
LOT 41
LOT #2
LOT 03
LOT #4
1O' REAR
tO' REAR
REAR 10' REAR 10'
5 5
5 5'
SIDE
SIDE
BLDG.
ENVELOPE
BLDG. ENVELOPE
BLDG.ENVELOPE BLDG.
ENVELOPE
5
_. - - 5.
RIDE
'1
SIDE-
f�
5
-- I
•� 5
FRONT
3'
GARAGE.'m. eats
!/
FRONP
cx ! GARAGE ? 3•
r
5:
5.1,1 I
POW"
2
2 PoRCH
GARAGE T, MOTOR
COURT (1 GARAGE
5' 1
5'SIDE
5
5' SIDE
lO '
GARAGE ry
i GARAGE ID'
REAR
-' i_ (2)
I - BLDG.
_ -_
l.__� ENVELOPE
LOT#6
-PORCH
RLIF•,
LOT #S
SIDEL
(2)
SLUE
-
SIDEWALK
PUPUBLICROW 21'
-�
16' PSE
-
I SB)EN'ALK -
IC PSE Pu um"ROW 21'
-
-
(FACE OF "IRB)
(FACE OF CURB)
PUBLIC STREET
LOT FRONTING TO MOTOR COURT/
INTERIOR TO CLUSTER OR SIDING ONTO OPEN SPACE
( LOT #1•,4)
CORNER LOT TO MOTOR COURT
AND SIDING TO PUBLIC STREET
( LOT #5,6)
5'SIDE 5' SIDE
IO _GARAGE GARAGE _:= lO
REAR _ �.- REAR
BLDG (2) BLDG.
ENVELOPE _ I _ - -- _ j ENVELOPE
LOT 96 �-"CH PORCRI' LOT #5
PSE ]O SIDE SIDE PLC 2) rPL ]O'SIDF. PCF
PRIVATE STREET
CORNER LOT TO MOTOR COURT
AND SIDING TO PRIVATE STREET
( LOT #5,6)
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10.
(2) 5' SETBACK TO LIVING SPACE AND
Y SETBACK TO PORCH IF PROVIDED.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
COMPACT LOTS -
CLUSTER/COURT LOTS
=
SHEET 3 O 8 SHEETS
W
U
ra
D:1
a
�II
L
COMPACT LOTS, MINIMUM 2,400 S.F.
CLUSTER/COURT LOTS
LOT #1
(
10'
BLDG.
ENVELOPE
2E' SIDE
- -` l
FRONT 5 _
r
PORCH - .
I
GARAGE <� MOTOR COURT
5
5 SIDE LOT #6
E I
- ,'GARAGE .
(REAR - - — -
BLDL (2)
ENVELOPE
S IE
' 3H)eN'ALK
l - -- -
1F' PCC
LOT #6
PL/PUBLIC ROW PUBLIC STREET -
(FACE OF CURB)
MOTOR COURT LOTS SIDING/BACKING
TO PUBLIC STREETS
(LOT #1, 6)
MOTOR COURT LOTS SIDING/BACKING
TO PRIVATE STREETS
(LOT #1, 6)
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE, TABLE IO SHALL TAKE
PRECIDE'NCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEETHE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONTSETBACK.
6. THE FOOTPRINTS. GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10.
(2) 5' SETBACK TO LIVING SPACE AND
Y SETBACK TO PORCH IF PROVIDED.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
COMPACT LOTS -
CLUSTER/COURT LOTS
.w== mum.
SHEET 4 O 8 SHEETS
LOT #I.
„ 110
..
BuR.
F
ENVELOPE
1IQ'
SIDE
5
(/1
FRONT
I
i
PORCH
R
"
MOTOR COURT
d
GARAGE
5
S SME
LOT #6
7
10
-
- GARAGE
R
BLDG. ._
I_-
(2)
ENVELOPE
- -
-PORCH i
l
10 SMF
PSE
LOT #6
PRIVATE STREET
MOTOR COURT LOTS SIDING/BACKING
TO PRIVATE STREETS
(LOT #1, 6)
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE, TABLE IO SHALL TAKE
PRECIDE'NCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEETHE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONTSETBACK.
6. THE FOOTPRINTS. GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10.
(2) 5' SETBACK TO LIVING SPACE AND
Y SETBACK TO PORCH IF PROVIDED.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
COMPACT LOTS -
CLUSTER/COURT LOTS
.w== mum.
SHEET 4 O 8 SHEETS
TRADITIONAL VILLAGE LOTS, MINIMUM 5,000 S.F., FRONT - LOADED
RECESSED -FRONT GARAGE SIDEDRIVE- GARAGE SWING -IN GARAGE
GENERAL NOTES
1. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE. TABLE 10 SHALL TAKE
PRECH)ENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
S. LOCATION OF THE PSE AND THE
vnalrccu rL,na,crvLCrL yr L
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
S 15' MIN.
y
15' MIN.
15' MIN.
I
I
BLDG. ENVELOPE
5'
i
PORCH
18' PL 10' PSE 15
BLDG.
5'
__
� SIDEWALK -
W
10' SIDE CORNER
PRIVATE STREET
GENERAL NOTES
1. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE. TABLE 10 SHALL TAKE
PRECH)ENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
S. LOCATION OF THE PSE AND THE
vnalrccu rL,na,crvLCrL yr L
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
S 15' MIN.
15' MIN.
15' MIN.
5' BLDG.
ENVFLOPE
F
BLDG.
5'
ENVELOPE
5'
FIMIN. 25'
W
10' SIDE CORNER
gl MIN.40'
1
oPnoNAL
-- 1
I /i
S'
i
I
N
-----
I
--
PRIVATE STREET
ARCHITECTURAL GUIDELINES AND
w
!�+ BLDG.ENVELOPE
21 smevPALK 26' '
21;.,!I
�o
16'PSE
� -
OPTIONAL.
t l
BLDG.
ENVELOPE
PORTF
COCHFRF.
BLDG.
F.NVF.LOPF.
5' S'
PORCH
o
8
-
15
_ MIN. 25'
� i
I
PORCH --
SIDEWALK;:_
a
-: PSE 15'
GLEN LOMA RANCH SPECIFIC PLAN
26 sroewALK
.V.
3
v
PRIVATE STREET
E'
fl
GENERAL NOTES
1. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE. TABLE 10 SHALL TAKE
PRECH)ENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
S. LOCATION OF THE PSE AND THE
vnalrccu rL,na,crvLCrL yr L
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
15' MIN.
15' MIN.
5' BLDG.
ENVFLOPE
f +, •`
BLDG.
5'
ENVELOPE
5'
FIMIN. 25'
ENVELOPE
gl MIN.40'
1
oPnoNAL
-- 1
I /i
S'
i
I
10' PSE
-----
I
--
PRIVATE STREET
ARCHITECTURAL GUIDELINES AND
MIN.28'
21 smevPALK 26' '
21;.,!I
16'PSE
� -
OPTIONAL.
t l
BLDG.
ENVELOPE
PORTF
COCHFRF.
BLDG.
F.NVF.LOPF.
5' S'
PORCH
BLDG.
ENVELOPE
15
_ MIN. 25'
PL PSE
10
F+
SIDEWALK;:_
a
PRIVATE STREET
GENERAL NOTES
1. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE. TABLE 10 SHALL TAKE
PRECH)ENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
S. LOCATION OF THE PSE AND THE
vnalrccu rL,na,crvLCrL yr L
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
15' MIN.
15' MIN.
5' BLDG.
ENVFLOPE
15' MIN.
5'
ENVELOPE
5'
FIMIN. 25'
gl MIN.40'
1
oPnoNAL
-- 1
15' MIN.
10' PSE
—__—
--
PRIVATE STREET
GENERAL NOTES
1. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE. TABLE 10 SHALL TAKE
PRECH)ENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
S. LOCATION OF THE PSE AND THE
vnalrccu rL,na,crvLCrL yr L
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY
AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw—
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS
15' MIN.
6. THE FOOTPRINTS, GARAGES AND
15' MIN.
15' MIN.
ENVELOPE
5'
PORCHES SHOWN ARE EXAMPLES
gl MIN.40'
1
oPnoNAL
15' MIN.
ONLY. SEE THE GLR SPECIFIC PLAN FOR
—__—
PORCH
ARCHITECTURAL GUIDELINES AND
21 smevPALK 26' '
21;.,!I
16'PSE
� -
t l
BLDG.
ENVELOPE
BLDG.
F.NVF.LOPF.
5' S'
I
16 PSE
BLDG.
ENVELOPE
_ MIN. 25'
APPENDIX
F+
.I
a
GLEN LOMA RANCH SPECIFIC PLAN
26 sroewALK
.V.
3
v
E'
fl
- RJAs•'
P- LICROW PUBLIC STREF,T
O
21
I
i
j$
PORCN
-,\
PDRCN
1$
v_
slDEwau_c
26' 21
16 'PSE
Zl' 26'
16'PSE
--
PUBLIC STREET
FALeoFiuxel
PUBLIC STREET
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw—
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS
15' MIN.
6. THE FOOTPRINTS, GARAGES AND
15' MIN.
ENVELOPE
5'
PORCHES SHOWN ARE EXAMPLES
gl MIN.40'
1
oPnoNAL
jI
FORTE
cOCLLERE
ONLY. SEE THE GLR SPECIFIC PLAN FOR
—__—
PORCH
ARCHITECTURAL GUIDELINES AND
21 smevPALK 26' '
16'PSE
� -
P
euBLlcROw PUBLIC STREET
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw—
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS
6. THE FOOTPRINTS, GARAGES AND
15' MIN.
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
BLDG.
ENVELOPE
5' S'
_ MIN. 25'
APPENDIX
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
26 sroewALK
TRADITIONAL VILLAGE LOTS,
FRONT-LOADED
E'
fl
- RJAs•'
P- LICROW PUBLIC STREF,T
CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw—
AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS
0
m
ill
EPin LANE
3
1 OARAGEi! 15'
i FACE
5 BLDG. ENVELOPE
10' PSE
06YIALR _
PRIVATE STREET
CENTRAL BLOCK LOT
AT PRIVATE STREET
TRADITIONAL VILLAGE LOTS, MINIMUM 5,000 S.F.
REAR/ALLEY- LOADED GARAGES
I
I
T
F!
EM LANE
3�
S 15' MIN. '1 GARAGE
GARAGE 15' MIN,
FACE
L
FACE
, v
LWL
5'
10' SIDE CORNER 5' S'
I
v
u
I"'
>
BLDG. ENVELOPE
y
PORCH
ENVELOPE.
SIOP.WALK
16'PSE"
Z
> 5
5
v
i3
g
ry
PORCH I
PUBLICSTREET (FACEOFCURB)
PSE
15'
PL 10
I
PRIVATE STREET
CORNERLOT
AT PRIVATE STREET
CENTRAL BLOCK LOT
AT PUBLIC STREET
f
I
ePrvL LANE
3
EP PL LANE
3"
-
GARAGE 15' MIN,
FACE
BLDG.
ENVELOPE
5'
21
E,
PORCH
ENVELOPE.
SIOP.WALK
16'PSE"
Z
> 5
5
16 'PSE 21'- 26'
i3
z
ry
PUBLIC ROW
PUBLICSTREET (FACEOFCURB)
CENTRAL BLOCK LOT
AT PUBLIC STREET
f
I
ePrvL LANE
3
15' MIN. GAµAGE
FACE;
21
E,
ENVELOPE.
W
16'PSE"
Z
> 5
5
u
i3
z
pad
��I
2
a
i
\PORCH
� 21' 26
_ _
i 6'PSE
Pv
PUBLIC ROW
(FACE OF CURD)
PUBLIC STREET
CORNERLOT
AT PUBLIC STREET
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE 10
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENT'S DEVIATE FROM THE
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 101N SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK-
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE IO
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL VILLAGE LOTS,
LEAR/ALLEY- LOADED GARAGES
°Rjk'
SHEET 6 OF 8 SHEETS
1
0
0
3
i
3
CENTRAL BLOCK LOT AT PRIVA
°s
ENTRAL BLOCK LOT AT PUBLIC STREE
TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F., FRONT LOADED
F
cW
F 10' SIDE CORNER
W 6'
F
Q < BLDG. ENVELOPE
a �
P �
z
i`
l
`- LIVING SPACE
/ OR PORCH
PSE 15' 16'
PRIVATE STREET
CORNER LOT AT PRIVATE STREET
CORNER LOT AT PUBLIC STREET
20'
BLDG.
20'
ENVELOPE 6'
26'
6' ( I
W16
i
PSE
BLOC.
ENVELOPE
I. THESE LOT SITING EXHIBITS ARE
p
6'
6'
COCHERE
I LIVING SPACE
U
s
o
PL PSE
15'
INTERPRETATION OF TABLE 10, FROM
SIDEWALK -=
LMNG SPACE I
;I
OR PORCH -
SECTION 7 OF THE GLEN LOMA RANCH
18'
SPECIFIC PLAN. IN THE CASE. WHERE
31
16 PSE
PLRUBLIC ROW
(FACE OP(M=)l
PUBLIC STREET
CORNER LOT AT PUBLIC STREET
CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
�.
f( I BLDG.
/ I ENVELOPE
LIVING SPACE
OR PORCH
(FACT.OP CURB)
PUBLIC STREET
BLDO.
ENVELOPE
FF-
PUBLIC STREET PUPUBLIC ROW
(FACE OF CURB)
FRONT SETBACK.
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL GARDEN LO'
FRONT - LOADED
IRJA,,.
INIMMEM,11IN of 1
,AZAR
=
CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS
20'
BLDG.
GENERAL NOTES:
ENVELOPE 6'
6' ( I
1 MIN.28'
I. THESE LOT SITING EXHIBITS ARE
/OM ONAL
PORIE
COCHERE
I LIVING SPACE
INTENDED TO AID IN THE
ORPORCH
PL PSE
15'
INTERPRETATION OF TABLE 10, FROM
SIDEWALK -=
PRIVATE STREET
CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
�.
f( I BLDG.
/ I ENVELOPE
LIVING SPACE
OR PORCH
(FACT.OP CURB)
PUBLIC STREET
BLDO.
ENVELOPE
FF-
PUBLIC STREET PUPUBLIC ROW
(FACE OF CURB)
FRONT SETBACK.
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL GARDEN LO'
FRONT - LOADED
IRJA,,.
INIMMEM,11IN of 1
,AZAR
=
CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS
GENERAL NOTES:
I. THESE LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE. WHERE
THESE EXHIBITS AND TABLE 10
g'
BLIXL
DISAGREE, TABLE 10 SHALL TAKE
ENVELOPE
PRECIDENCE.
6'
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
- -
3. SOME SECOND STORY SETBACK
-
REQUIREMENTS DEVIATE FROM THE
_ 2
MIN. 25'
FIRST STORY SETBACKS. SEE THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE lO IN SECTION 7,
FOR DETAILS.
_
PSE
4. SEE THE GLEN LOMA RANCH SPECIFIC
-SIDEWALK
-
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
PRIVATE STREET
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
�.
f( I BLDG.
/ I ENVELOPE
LIVING SPACE
OR PORCH
(FACT.OP CURB)
PUBLIC STREET
BLDO.
ENVELOPE
FF-
PUBLIC STREET PUPUBLIC ROW
(FACE OF CURB)
FRONT SETBACK.
6. THE FOOTPRINTS, GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL GARDEN LO'
FRONT - LOADED
IRJA,,.
INIMMEM,11IN of 1
,AZAR
=
CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS
a
0
CENTRAL BLOCK LOT
AT PRIVATE STREET
TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F.
REAR/ALLEY- LOADED GARAGE
LANE EML
LANE
EPPL
3''
EP /PL LANE
"mL LANE
GuAk E 20'
FACE
3"
3'e
' PS 20, 11 GARAGE
6'
6'
BLDG. ENVELOPE
I 11l
-...
W
W
6'
N10'
SIDE CORNER
LIVING SPACE
OR PORCH
6
15 PL PSE
6'
a.
PRIVATE STREET
CENTRAL BLOCK LOT
AT PRIVATE STREET
TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F.
REAR/ALLEY- LOADED GARAGE
CORNERLOT
AT PRIVATE STREET
LANE
EPPL
EP /PL LANE
"mL LANE
3"
3'e
' PS 20, 11 GARAGE
OARAGE I' 2O'
FACE'
20' GARAGE
FACE!
I 11l
-...
W
W
1.-
N10'
SIDE CORNER
BLOC. ENVELOPE.
6'
6
BLDG. ENVELOPE
6'
a.
c
P x
c
c
OR PORCH
c
LIVING SPACE
OR PORCH
'
a
PSE
IR
" PL 15,
- 16'PSE PL/PUBLIC ROW 26 --
PRIVATE STREET
CORNERLOT
AT PRIVATE STREET
CENTRAL BLOCK LOT
AT PUBLIC STREET
LANE
EPPL
EP /PL LANE
3'
3'e
OARAGE I' 2O'
20' GARAGE
FACE!
•FACE
BLOC. ENVELOPE.
6'
6
LIVING SPACE
6'
PLUG. ENVELOPE
c
r�
OR PORCH
6
'
a
_ ::.SIDEWALK
IR
- 16'PSE PL/PUBLIC ROW 26 --
-
E
[(FACE OF CURB)
w
PUBLIC STREET
CENTRAL BLOCK LOT
AT PUBLIC STREET
CORNER LOT AT
PUBLIC STREET
GENERAL NOTES
I. THESE. LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE, 10
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE. THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
6. THE FOOTPRINTS. GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL GARDEN LOTS,
tEAR/ALLEY- LOADED GARAGE
"RJA
"w-
SHEET 8 OF 8 SHEETS
EP /PL LANE
3'e
20' GARAGE
FACE!
26'
a
PLUG. ENVELOPE
c
r�
6'
6
a
IR
�a
e
E
w
LIVING SPACE
.�I
OR PORCH
16 PSE
P
PUBLK ROW
(FACE OF CURB)
PUBLIC STREET
CORNER LOT AT
PUBLIC STREET
GENERAL NOTES
I. THESE. LOT SITING EXHIBITS ARE
INTENDED TO AID IN THE
INTERPRETATION OF TABLE 10, FROM
SECTION 7 OF THE GLEN LOMA RANCH
SPECIFIC PLAN. IN THE CASE WHERE
THESE EXHIBITS AND TABLE, 10
DISAGREE, TABLE 10 SHALL TAKE
PRECIDENCE.
2. ALL SETBACKS SHOWN ARE MINIMUM
DIMENSIONS TO THE FIRST FLOOR,
UNLESS OTHERWISE NOTED.
3. SOME SECOND STORY SETBACK
REQUIREMENTS DEVIATE FROM THE
FIRST STORY SETBACKS. SEE. THE GLEN
LOMA RANCH SPECIFIC PLAN,
INCLUDING TABLE 10 IN SECTION 7,
FOR DETAILS.
4. SEE THE GLEN LOMA RANCH SPECIFIC
PLAN FOR REQUIREMENTS RELATED TO
ARCHITECTURAL DETAILING.
5. LOCATION OF THE PSE AND THE
DESIRED PLACEMENT OF THE YARD
FENCING OR ENTRYWAYS MAY
REQUIRE A LARGER SIDE CORNER OR
FRONT SETBACK.
6. THE FOOTPRINTS. GARAGES AND
PORCHES SHOWN ARE EXAMPLES
ONLY. SEE THE GLR SPECIFIC PLAN FOR
ARCHITECTURAL GUIDELINES AND
STANDARDS.
NOTES:
(1) SEE TABLE 10, FOOTNOTE 10
APPENDIX Q
ILLUSTRATIVE SETBACK DRAWINGS
GLEN LOMA RANCH SPECIFIC PLAN
TRADITIONAL GARDEN LOTS,
tEAR/ALLEY- LOADED GARAGE
"RJA
"w-
SHEET 8 OF 8 SHEETS
March 6, 2009
Mr. Tim Filice
Glen Loma Group
7888 Wren Avenue
Gilroy, CA 95020
City of Gilroy
COMMUNITY DEVELOPMENT DEPARTMENT
pig Division (408) 846.0440; fax (408) 846-0429
g g Divisiaai (408) 846.0430; fax (408) W -0429
Housing & Commmunity Development (4088) 846-0290; fax (408) 846-0429
Re: Acknowledgement of the City of Gilroy's Agreement with Glen Loma Ranch
Specific Plan and Development Agreement Follow -up Items Covered in the
Meetings on July 2, 2008 and March 4, 2009
Dear Tim:
Please accept this letter as the City of Gilroy's formal agreement to the resolution of the
twelve (12) items contained in the meeting notes entitled Glen Loma Ranch Resolution
Critical Items dated March 4, 2009. City Engineering, Rick Smelser and I have reviewed
the proposed resolutions and we agree with all that is stated.
It has truly been a pleasure working with you and the Glen Loma Team these last 6 years.
I wish you and the Ranch project the best success!
Should you have any questions, please contact Rick Smelser at 846 -0260.
Warmest Regards,
Wendie Rooney
Community Development Director
cc: Rick Smelser
Glen Loma Ranch Specific Plan and Development Agreement Files
GLEN LOMA RANCH
RESOLUTION OF CRITICAL ITEMS
March 4, 2009
All comments represent notes from meetings held at the City of Gilroy on July 2, 2008 attended
by: Wendie Rooney, Rick Smelser, Don Dey, Laura McIntyre, Bill Faus, Tim Filice, John Filice,
Arminta Jensen, Jim Schul and February 5, 2009 attended by: Wendie Rooney, Rick Smelser,
Don Dey, Charlie Krueger, Kristie Abrams, Melissa Durkin, Tim Filice, John Filice, Craig
Filice, Arminta Jensen, Jim Schul.
1. Babbs Creek setback
Summary: A copy of Zander Associates letter titled 'Gabbs Creek Setbacks" dated
January 30, 2008, was provided at the meeting for review by City, regarding
the acceptance of buffer averaging to Babbs Creek along the extension Oak
Brook Way into the Vista Bella Neighborhood..
Resolution: Buffer averaging plan is acceptable, as reflected on the attached Exhibit and
accompanying letter.
Follow up: None required.
2. Off -site Santa Teresa Trail vs. Frontage Trail Phasing.
Summary: The City has a desire to complete the Santa Teresa Trail connection from
the south end of the GLR project, south to Thomas Rd. Improvements
related to this section of trail are not the responsibility of the GLR project.
The possibility of the project complete this segment of trail in lieu of
installing large segments of their frontage trail as currently set for phasing
is being pursued. There is also a question regarding the trail cost cap in DA
Section 4.4.3.3. "Trail Cap".
Resolution: The "Trail Cap" is a separate issue from this segment of trail. This segment
of trail is not a project requirement.
This item is regarding the offsite segment of Class I trail from southerly end
of project to Thomas Road is included in City trails Master Plan and
reimbursable from 440 fund, when available.
Page 1 of 6
W:Vobs 06\ 062010 \Documents \Coord.City\critical items of clarification with the city July, 7 2008.docx
Amending the D.A. was posed as an option, but not acceptable to the land
owner.
A viable option discussed is to eliminate temporary trail requirement on
Glen Loma Ranch frontage and provide off -site trail connection to Thomas,
as a cost trade off. Further studies showed that the cost of constructing the
full offsite trail improvement would be too high, and not an equitable trade
for the applicant. City is agreeable to GLR grading and compacting all
interim trails. City also agreed that placing base or a portion of the base as
an interim trail would be acceptable.
Follow up: Charlie is to check if the necessary ROW dedication for the trail exists for
all properties between GLR and Thomas Rd.
If the ROW exists, final terms need to be worked out and agreed upon for
location and timing, etc.
3. Type of fence along Santa Teresa
Resolution: Concrete split rail is the current thinking. Discussed the issue of vandalism
occurring with breaking of the rails on the existing fence at Villagio.
Follow up: Further discussions will be required at design.
4. Mello Roos District possibility (see DA Section 3.8)
Resolution: City is open to the formation of a Mello Roos.
Follow up: Glen Loma to provide options for District administration, when the time
comes.
5. Development Agreement and Specific Plan Standards:
Summary: The Development Agreement and Specific Plan establish Standards and
Regulations that apply to development of Glen Loma Ranch (see DA
Section 3.2 as well as State Law):
• City Standards for Street sections & PUE widths
Page 2 of 6
W:' Jobs 06\ 062010 \Documents \Coord.City\critical items of clarification with the city July, 7 2008.docx
o New policies and standards for streets, such as 'Any street that is not
Arterial or Collector shall be private'; do not apply to GLR
Confirmation of the Street lighting standards for GLR - lumens,
spacing hardware
Resolution: Tim Filice to have Paul Giacalone contact Don Dey with a specification
from their manufacturer to replace Holophane brand street lights.
Street lights - Holophane replacement, wattages - GLG agreed to make
modifications to existing lights on Luchessa and Cimino. Those Changes
are not to be applicable and/or precedent setting for future Ranch
development.
Follow up: Further discussion and clarification needed on what are the prevailing
standards for the entire Ranch.
6. Syrah CL Extension from Solorsano - clarification of responsibility, process, CEQA,
etc.
Resolution: Process discussed with Wendie, who stated this is a minor adjustment to
the Specific Plan and no formal revision process is necessary.
Follow up: Should the extension be needed.
7. Mitigation clean -up: items such as deleting mitigation measures related to the
Thomas Rd. Bridge and Uvas Park Drive, which were replaced by the Tenth Street
Bridge. (See Letter from City dated 3.1.06)
Resolution: Glen Loma has received letter from the City on this issue (attached).
Follow up: Wendie has back -up emails between her and the previous City Manager
which provide additional documentation regarding the intent of handling
this issue.
Page 3 of 6
W AJobs 06 \062010 \Documents \Coord.City \critical items of clarification with the city July, 7 2008.docx
8. Specific PIan allows some changes to street configurations and alignments that do
not require an amendment.
a Confirmation of Town Center street configuration, intent to discourage thru
traffic from Luchessa, responsibility of Miller traffic accommodation due to
City plans for the operation of Christmas Hill Park, etc.
e Town Center Street submitted September 20089 - Status of City review.
(Wendie, Rick, Don Dey)
Resolution: Agreed that Specific Plan amendment not required.
RJA provided a street transition layout study (4 lanes to 2 lane transition),and the
City agreed with conceptual layout.
Follow up: Final design will reflect the agreed -upon alignment.
8. Confirm the fire station location and configuration
Resolution: Fire station location good as shown in conceptual layout, dated June 21,
2007.
Follow up: Final design will reflect the agreed -upon alignment.
9. City's desire to widen Miller Avenue to three (3) lanes to service Christmas Hill
Park events.
Resolution: RJA to review feasibility and provide alignment study.
10. Acceptance of the street improvements for Luchessa Avenue and Cimino Street, at
the elementary school.
Resolution: City agreed to conditionally accept the street improvements accompanied
by a Memorandum of Understanding (MOU) outlining the outstanding items
to be accepted at a later date. City will draft the MOU.
RJA will revise plat and legal descriptions to place R. 0. W. at back of curb.
RJA will consolidate documents into one single- recorded package for each
property owner (3 total).
11. Deeds for dedication of R.O.W. and easements - City provided signed document to
RJA.
Resolution: Two of the three are complete..
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WAJobs 06\ 062010 \Documents \Coord.City\criticar items of clarification with the city July, 7 2008.docx
Follow up: RJA to pick up final from the City and will forward to the title company
with instruction for recording.
12. TIF reimbursement:
Resolution: RJA made application to the City in early 2008. The application has been
misplace. RJA is resubmitting TIF package to Rick S on March 4, 2009.
Follow up: Parties to come to agreement on reimbursement items and amounts now.
Payment is five (5) years out.
13. Wendie to set up meeting concerning GUSD signing the DA and discussion on
school frontage landscape maintenance.
Resolution: GUSD has not signed DA. A meeting between the City, School District and
Glen Loma is necessary.
Follow up: Meeting needs to be held.
14. Thomas Rd. / Luchessa and Princvalle Intersections:
Summary: GUSD mitigation measures include installing these improvements.
Resolution: Must have a reimbursement agreement or some other method of cost
sharing.
Follow up: Meeting must include a discussion regarding the project cost vs TIF
reimbursement.
15. 2008 creek bank stabilization and erosion cost sharing - GLR, GGF, COG ( Wendie,
Rick)
Resolution: Tim F., Brian B., and Charlie K. will be meeting to finalize agreement.
Follow up:
12. Offsite Improvement Plan
• Approval
Resolution: Tenth & Monterey Intersection improvement plans submitted July 2008 - Status of
City review. (Don Dey)
Page 5 of 6
WAJobs 06 \062010 \Documents \Coord.City \ciitical items of clarification with the city July, 7 2008.docx
LLtchessctl77tontct s/Prittcevalle improvent.ent plans sub milted November 2008 -
Statit.s of Cit>> review. (Don Dev)
Follow up: Don is two (2) months from Starting review.
Developer has option of paying for contract worker if expedited review is needed.
Attachments:
Letter from Zander Associates, dated January 30, 2008
Conceptual Layout Glen Loma Ranch Town Center, dated June 21; 2007
Letter from City of Gilroy, dated March t, 2006
Fabe 6 of 6
W :Uobs tJ b) 0G2010XDocuuuntslCoord .Citykritical items of clarification with the city July. 7 2008,docx
ZANDER ASSOCIATES
Environmental Consultants
January 30, 2008
Mr. Jim Schul
Ruggeri- Jensen -Azar & Associates
8055 Camino Arroyo
Gilroy, CA 95020
Babbs Creek Setbacks
Vista Bella at Glen Loma Ranch
Gilroy, California
Dear Jim:
On January 16, 2008, you and I visited the southeasterly portion of the proposed Vista Bella
neighborhood at Glen Loma Ranch. We walked the proposed alignment of the extension of Oak
Brook Way, an existing residential street in the adjacent Villas neighborhood to the east. We
also reviewed project plans including the Vesting Tentative Map for the Vista Bella
neighborhood dated December 12, 2007. The purpose of our visit was to evaluate setback issues
for the proposed Oak Brook Way extension relative to an approximately 320 -foot reach of Babbs
Creek as it flows easterly from a culvert under Santa Teresa Boulevard toward the Villas
subdivision.
Oak Brook Way exists today as an approximately 36 -foot wide (right of way width) residential
street along the southerly boundary of the Villas neighborhood that is stubbed at the weaterly
property line with Glen Loma Ranch. Babbs Creek more or less parallels Oak Brook Way along
the south (at least in this vicinity) and has been left as an open channel through the Villas with
use restrictions and planting requirements to preserve it as a natural riparian corridor. A flexible
buffer width was established for development setbacks from Babbs Creek for the Villas. An
average minimum width (50 feet from the top of the bank or dripline of riparian canopy if
present) was established, but location- specific distances could be modified and adjusted if
additional onsets (e.g. opposite side buffers, additional tree planting) were incorporated into the
development planning. In the immediate area of the Villas boundary with Glen Loma Ranch
(site of the proposed Vista Bella neighborhood), creek setbacks are considerably closer than 50
feet, but in other areas they are greater.
The proposed extension of Oak Brook Way into the Vista Bella neighborhood will tie into the
existing stub and of the street, retain the 36 -foot wide right of way width and head due west more
or less parallel to the relatively short remaining reach of Babbs Creek. At the point of
connection with the stub end of the sheet, the Babbs Creek channel meanders south so that
setbacks will generally exceed 100 fact from centerline and 50 feet from the top of the bank in
this area. However, as the proposed mad right of way moves west, the stream channel (and top
150 Ford Wap, Suite 101, Novato, CA 94945 telephone: (41S) 897 -8781
fax: (415) 897 -042J
Page I of 6
W:Uobs 06/0620100=nwnts %Coord.Cit.*6tical items of clarification with the city July, 7 2008.doex
Mr. Jim Schul
January 30, 2008
Page 2
Lander associates
of bank) meander closer with setback distances narrowing as close as 20 feet from the top of
bank at the western (upstream) terminus of Babbs Creek (at the outfall of the culvert under Santa
Teresa Boulevard). Riparian habitat in this reach of Babbs Creek is limited to in- channel
vegetation and a few scattered trees (oak and willow).
Extension of Oak Brook Way will allow completion of the riparian corridor along Babbs Creek
to its terminus at Santa Teresa Boulevard. While the City's requirements for riparian setbacks
for the Glen Loma Ranch Specific Plan generally specify 100 -foot buffer areas, a more flexible
standard is appropriate for this small reach of:Rabbs Creek. it has very limited riparian cover
and is restricted from additional expansion because of Santa Teresa Boulevard and other
surrounding uses. Increased' plantings along the.bank and in the buffer areas, educational
signage and use/access restrictions could be included in the planning for this small reach through
the Vista Bella neighborhood to improve its habitat quality and provide corridor linkage without
the need for greater aetback distance&
1 trust this brief asaessment will allow you to complete your tentative map application for the
project. Please call we if you have any questions.
Sincerely,
wtlll-�
Michael Zander
Principal
c: Tim Pilice
Page 2 of 6
W:Uobs 061 0620101 Documents \Coord.Citykritical itetns of clarification with the city July,1 2008.docx
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Page 4 of 6
W:\JobsO6\062010\Documents\Coord.CitftriticaI items of clarification with the city July, 7 2008.docx
Aug 05 08 08:45a
March 1, 2006
GLEN LOMA GROUP 408 847 3380 p.2
Toleph6rie (408) 846.0400
Facsimile (408) 846 -0500
QV41C i tp of 01 f rD p http://www.cf.giiroy.ca.us
7351 Rosanna Street
Gilroy, California
95020.6197 COPY
for. Tun Filice
Glen Loma Group
7888 Wren Avenue
Gilroy, CA 95020
RE: Luchessa Bridge and Road Widening
Dear Mr. Filice:
The intent of this letter is to mmorialize d scussions between the City of Gilroy Staff
and Glen Loma representatives relative to specific traffic mitigation measures identified
in the Glen Lorna Ranch Specific Plan Environmental impact Report (EIR).
The Glen Loma Ranch Specific Plan EIR traffic study dated June 6, 2005 concluded that
the development of the project would not necessitate the construction of the I& Street
Bridge. The study found that from a circulation or LOS standpoint the bridge would not
be required until the General Plan build out or around 2020. However, The Glen Loma
Ranch Specific Plan EIR traffic study concluded that in order to maintain the General
PIan adopted LOS of C, the project would be require to widen the existing Luchcssa
Bridge from the present two lanes to four lanes and other improvements, such as the
widening of Luchessa Road on each side of the bridge.
During circulation of the draft Glen Loma Ranch Specific Plan EIR, the City held as
informational meeting with the City Council and Planning Commission on July 25, 2005.
Although it was recognized that the Glen Loma Rauch development would not generate
the need for the construction of the I& Street Bridge in order to maintain a LOS of C;
the City Council and Planning Commission expressed concern that the bridge should be
constructed concurrently with the phase of the Glen Loma Ranch that would be access
via I Oa' Street, which would occur at the beginning of Phase III.
Based on this concern, and with Glen Loma's concurrence, the City conducted a second
traiiic study dated September 8, 2005, which analyzed the circulation improvements that
would be necessary if the 1 016 Street Bridge were constructed during the build out of the
Glen Loma Ranch or about 10 years earlier than General Plan Build out- Based on this
second traffic study, which assumed construction of the 10* Street Bridge around 2012, a
number of improvements that were identified in the June 6, 2005, traffic study were
determined to not be necessary to maintain the acceptable LOS, including the widening
08/05/2008 TUB 08:44 ITX /RX NO 95571 0 002
Page 5 of 6
W:Vobs 06\062010 \Documents\Coord.City\criticnl items of clarification with the city July, 7 2008.docx
nug 05 08 08:46a GLEN LOMF GROUP 408 847 3300 p.3
of both Luchessa Road and (lie iuchessa. Bridge. While these circulation improvements
are identified in the Glen Lorna Ranch Specific flan lift as required mitigation
measures, based on the Scptranbcr 8, 2005, traffic study they will not be necessary until
sometime in the future, near the General Plan build out in 2020 and will not be imposed
on the Glen Loma Itanch development.
The City will be conducting.environmental review on the constmetion of the lq"' Street
Bridge in 2006, and will be addressing the tithing of the Luchessa Road and Bridge
widening in that environmental review process.
In conclusion, although this letter cannot eliminate the Luchessa Road and Bridge
widening mitigation measures in the Glen Loma Ranch Specific Plan CIR, it
memoriali7.s the fact dual the this mitigation measure will be fitrther addressed in the 10 "'
Street Bridge construction MR and will not be imposed on the Glen Loma Ranch
development.
Should you have any questions, please feel free to contact me at (408) 846 -0208.
Very Truly Yours,
IeO017
Wcndic Rooney
Community Development Director
08/05 /2008 'tvl: M44 I'rX/ttS NO 65571 a00.1
Page 6 of 6
W:Vohs 0610620101Docuntents \Coord.Citylcriticai items of darificationwith thc.city July. 7 2008..docx
*AV MII:11r:a
GLEN LOMA RANCH SPECIFIC PLAN
MITIGATION MONITORING PROGRAM
INTRODUCTION
CEQA Guidelines section 15097 requires public agencies to 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 conditions of
project approval during project implementation in order to avoid significant adverse
environmental effects.
The law was passed in response to historic non - implementation of mitigation measures
presented in environmental documents and subsequently adopted as conditions of project
approval. In addition, monitoring ensures that mitigation measures are implemented and
thereby provides a mechanism to evaluate the effectiveness of the mitigation measures.
A definitive set of project conditions would include enough detailed information and
enforcement procedures to ensure the measure's compliance. This monitoring program is
designed to provide a mechanism to ensure that mitigation measures and subsequent conditions
of project approval are implemented.
EMC PLANNING GROUP INC. 1 -1
1.0 INTRODUCTION
MONITORING PROGRAM
The basis for this monitoring program is the mitigation measures included in the project
environmental impact report, and as revised through the EIR addendum process. These
mitigation measures are designed to eliminate or reduce significant adverse environmental
effects to less than significant levels. These mitigation measures become conditions of project
approval, which the project proponent is required to complete during and after implementation
of the proposed project.
The attached checklist is proposed for monitoring the implementation of the mitigation
measures. This monitoring checklist contains all appropriate mitigation measures in the Final
EIR, as modified in the Addendum EIR.
MONITORING PROGRAM PROCEDURES
The City of Gilroy shall use the attached monitoring checklist for the proposed project. The
monitoring program should be implemented as follows:
1. The Gilroy Community Development Department should be responsible for coordination
of the monitoring program, including the monitoring checklist. The Community
Development Department should 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 complied with. Once
all mitigation measures have been complied with, the responsible individual or agency
should submit a copy of the monitoring checklist to the Community Development
Department 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 Community
Development Department;
3. The Gilroy Community Development Department will review the checklist to ensure that
appropriate mitigation measures and additional conditions of project approval included in
the monitoring checklist have been complied with at the appropriate time, e.g. prior to
issuance of a use permit, etc. Compliance with mitigation measures is required for project
approvals; and
1-2 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
4. If a responsible individual or agency determines that a non - compliance has occurred, a
written notice should be delivered by certified mail to the project proponent within 10
days, with a copy to the Community Development Department, describing the non-
compliance and requiring compliance within a specified period of time. If non - compliance
still exists at the expiration of the specified period of time, construction may be halted and
fines may be imposed at the discretion of the City of Gilroy.
EMC PLANNING GROUP INC. 1 -3
1.0 INTRODUCTION
MITIGATION MONITORING CHECKLIST
STEP 1 PRIOR TO APPROVAL OF THE TENTATIVE MAP
(NOTE: MITIGATION MEASURES MAY SPECIFY TENTATIVE
MAPS IN SPECIFIC NEIGHBORHOODS)
1. Prior to the approval of the first tentative map, the project proponent shall prepare a Santa
Teresa Boulevard Landscaped Buffer Plan to include, but not be limited to, the following
components:
• A buffer along the entire length of the boulevard, in varying identified widths
depending upon topography and views into the site;
• Landscaping along Santa Teresa Boulevard to enhance and blend into the natural
landscape and screen, to the greatest extent feasible, views of structures including
berm /sound wall combinations;
• Design options for entry features consistent with General Plan policy 1.10;
• Design options for berm /sound wall combinations and signs; and
• Class I Santa Teresa Multi -Use Regional Trail.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -4 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
12. The preserved serpentine rocky grassland on site shall be actively managed to reduce
indirect impacts resulting from public use. This may include ranch -style wood fencing
surrounding the knoll to protect the area from off -road vehicle use. Additionally, a short
trail system could be installed to direct public access with interpretive signs at trailheads to
educate the public on the uniqueness of the serpentine grassland community. The project
proponent of any future development on the project site shall include habitat management
measures in future project plans, subject to review and approval of the City of Gilroy
Planning Division prior to approval of the tentative map for Canyon Creek and /or Rocky
Knoll, whichever occurs first.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
47. Prior to approval of the first tentative map, the applicant shall provide written verification
and mapping of the approximate 17 percent of the project site previously used for non -
dryland crop use (e.g., wine grapes, tomatoes, cucumbers, strawberries).
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
48. Prior to approval of tentative maps, use permits, or architectural review applications of
neighborhoods identified as part of mapping required in Mitigation Measure #47, the
developer shall have a Phase I Environmental Site Assessment prepared. Based on the
findings of the Phase I Environmental Site Assessment, clean up and disposal of such
EMC PLANNING GROUP INC. 1 -5
1.0 INTRODUCTION
contamination, if present, shall be in compliance with federal, state and local regulations
governing the clean -up and disposal of hazardous waste.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
49. Prior to approval of the first tentative map, the project proponent shall prepare a program
for monitoring the need for development of the new fire station. The monitoring program
shall be consistent with the requirements of the development agreement between the
project proponent and the City of Gilroy and is subject to review by the City Fire Marshal.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Fire Marshal
Monitoring Notes:
1 -6 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
51. Prior to approval of the first tentative map, the project proponent shall have an "urban
wildland interface planner ", or other professional acceptable to the City of Gilroy Fire
Marshal, prepare a report to address the vegetation in the Preserved Open Space and
evaluate fuel management and modification. The report shall be based on fuel modeling
and fire behavior for the existing vegetation. As each neighborhood adjacent to the
Preserved Open Space is developed, the recommendations of the report shall be
implemented by the developer in the adjacent Preserved Open Space. The required width
of the Fuel Transition Zones shall also be at least the width as recommended in the report.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Fire Marshal
Monitoring Notes:
EMC PLANNING GROUP INC. 1_7
1.0 INTRODUCTION
STEP 2 PRIOR TO APPROVAL OF EACH TENTATIVE MAP OR
USE PERMIT
7. Prior to approval of each tentative map or use permit, project plans for future development
on the project site shall be designed to include adequate buffer areas to protect wetlands,
waters of the U.S., oak /riparian woodland, and other open space areas to be preserved in
the specific plans area (coastal scrub areas, mixed cultivated woodland, and rocky
serpentine grassland areas), subject to review and approval of the City of Gilroy Planning
Division. Project plans shall indicate that no development is to occur within 100 feet of a
defined creek bank or edge of riparian corridor. Project plans shall indicate that no
development is to occur within 50 feet of other open space areas; however, this setback
may be reduced due to site constraints or to accomplish specific project goals subject to
review and approval of the City of Gilroy Planning Division, but shall in no event be less
than 30 feet. Wherever possible, buffer areas shall be planted with locally- obtained native
grasses, shrubs and woodland understory species.
Party responsible for implementation: Project Proponent
Party responsible for monitoring. Gilroy Planning Division
Monitoring Notes:
8. Prior to approval of each tentative map or use permit, project plans for future development
on the project site shall be designed to avoid unnecessary filling or other disturbance of
natural drainage courses and associated oak /riparian woodland vegetation to the greatest
extent feasible, subject to review and approval of the City of Gilroy Planning Division. In
the event that disturbance of site drainages and associated oak /riparian woodland
vegetation cannot be avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts,
storm drain outfalls, etc.), authorization from the California Department of Fish and
Game through Section 1600 et. seq. of the Fish and Game Code and /or the U.S. Army
Corps of Engineers through Section 404 of the Clean Water Act and the Regional Water
1 -8 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
Quality Control Board through Section 401 of the Clean Water Act shall be obtained, if
required, prior to issuance of building or grading permits for any activity that might
encroach on the site's drainages. Conditions imposed on these permits and /or
authorizations may include but not be limited to the following:
• Construction work shall be initiated and completed during the summer and fall
months when the drainages are dry, or at least have a very low flow. Typically, no
construction work shall be allowed between. October 15th and April 15th.
• A Habitat Restoration Plan shall be prepared to identify the exact amount and
location of affected and replacement habitat, to specify on -site revegetation with
locally- obtained native species within the buffer areas to mitigate habitat loss, and to
provide specifications for installation and maintenance of the replacement habitat.
Any loss of riparian or wetland vegetation resulting from construction activities shall
be mitigated on -site at a minimum 3:1 replacement ratio.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
13. Prior to approval of each individual tentative map or use permit, subject to the review of
the Gilroy Planning Division, the project applicant shall install siltation fencing, hay bales,
or other suitable erosion control measures along portions of natural and manmade
drainage channels in which construction will occur and within 20 feet of construction
and /or staging areas in order to prevent sediment from filling the creek.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -9
1.0 INTRODUCTION
15. Prior to approval of a tentative map for each phase of the proposed project requiring
removal or alteration to potential wetlands and /or waters of the U.S., a wetland
delineation shall be prepared according to U.S. Army Corps of Engineers guidelines. The
actual acreage of impacts to waters of the U.S. and wetlands shall be determined based on
project plans for each development project and the wetland delineation for each
development phase. The project proponent shall obtain all necessary permits and /or
approvals from the U.S. Army Corps of Engineers and shall retain a restoration specialist
to prepare a detailed wetland mitigation plan, if necessary, subject to review and approval
by the U.S. Army Corps of Engineers and the City of Gilroy Planning Division. The plan
shall include, but not be limited to, creation of wetlands on site to mitigate for unavoidable
impacts to waters of the U.S. and wetlands resulting from development activities.
Party responsible for implementation: Project Proponent
Party responsible for monitoring. Gilroy Planning Division
Monitoring Notes:
17. Prior to approval of a tentative map for each phase of the proposed project containing or
adjacent to preserved natural open space areas, a signage plan shall be prepared to outline
the language, number and location of signs to dissuade people from straying off trails and
to prohibit unleashed dogs in the open space areas, subject to approval by the City of
Gilroy Planning Division.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -10 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 1.3, 2014
18. Prior to tentative map or use permit approval of areas that contain any significant tree(s), a
field survey shall be conducted by a certified arborist to determine the number and location
of each significant tree to be removed, the type and approximate size of each significant
tree, and the reason for removal. These findings shall be included in a written report that
contains specifications for replacing significant trees to be removed.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
22. Project developers shall have a fault investigation performed for each tentative map or site
plan approval within the fault rupture zone to determine if there is an active fault located
within the fault rupture zone. The investigation shall determine, but not be limited to, the
location of the fault (if any), and the anticipated severity of seismic activity of the fault. A
copy of the report shall be presented to the City of Gilroy and the County of Santa Clara
Planning Office. Project developers shall use the findings of the report for structural design
or avoidance of the potential hazard. The fault investigations shall be subject to the review
and approval by the City Engineering Division, prior to the approval of tentative maps
and /or architectural and site plan approval.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -11
1.0 INTRODUCTION
23 The speeif ^ plan shall be revised to Each tentative map shall include a detention pond or
ponds to collect storm water in the case of 2 -, 10 -, 25 -, and 100 -year peak storm events.
Detention ponds shall be designed according to the recommendations presented in the
Hydrologic Analysis (Schaaf & Wheeler 2005) and should include, but not be limited to
the following:
a. The pond(s) should be located to collect the storm water runoff from the project site
and discharge to per-- A4ei ^Rese I - the existing drainage
corridors and /or the existing outfalls tributary to Uvas Creek.
b. Any discharge from the pond(s) should release a maximum of storm water runoff for
pre - project conditions (see tables 18 and 19 in the Draft EIR).
C. The pond(s) should be sized a total of approximately 8.9 acre -feet to provide for
appropriate storm water quantities and filter pollutants for the purpose of water
quality.
d. The pond(s) shall not replace any proposed preserved open space at the project site,
that was assumed to provide flood control and
water quality benefits modeled in the Hydrological Analysis (Schaaf & Wheeler
2003).
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -12 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
27. Future developers adjacent to Santa Teresa. Boulevard, and along internal project arterials,
shall prepare a noise impact assessment, by a noise consultant acceptable to the City, to
determine if the project would be significantly affected by general plan buildout traffic
volumes. If the noise impact assessment concludes that the project would not meet the
noise standards of the general plan, the project shall be redesigned to be consistent with the
general plan noise element policy 26.03 and 26.05, and with the noise standards in the
Guidelines for Sound Attenuation and Visual Preservation of the Santa Teresa Boulevard
Corridor Policy. The noise attenuation feature shall be no higher than seven feet above the
existing grade at the property line. The appropriate height of the noise attenuation feature
shall be incorporated into applicable tentative maps prior to their approval. Noise
attenuation features shall be landscaped and primarily consist of earthen berms, and an
appropriate funding mechanism for maintenance shall be identified.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
EMC PLANNING GROUP INC. 1 -13
1.0 INTRODUCTION
STEP 3 PRIOR TO RECORDATION OF THE FIRST FINAL MAP
AND /OR FINAL IMPROVEMENT PLANS
11. Prior to recordation of the first final map within the Glen Loma Ranch Specific Plan area,
the project proponent shall ensure that a suitable ownership structure (i.e., homeowner's
association or similar mechanism) is established prior to occupancy to take long -term
responsibility for maintaining and funding the ongoing management of any open space,
woodland, vegetated riparian, or other habitat conservation easements on site. The
homeowners' association, or other suitable mechanism, shall be structured so that it is
responsible for enforcing habitat protection and maintenance measures to protect onsite
biological resources. The homeowners' association may assess fines to property owners
who are non - compliant with these measures. Fines assessed by the homeowner's
association shall be used for on -site habitat protection, maintenance, and restoration, as
necessary. Any noncompliance shall be reported to the City of Gilroy Planning Division
and the California Department of Fish and Game by the homeowners association.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -14 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
16. A schematic lighting plan shall be submitted with each development proposal for review
and approval by the Planning Division. Exterior lighting for any development proposed
adjacent to open space areas shall be of low stature (i.e., 20 feet) and shall be of a full
cutoff design or include opaque shields to reduce illumination of the surrounding
landscape. Lighting shall be directed away from open space areas.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
26. Future applicants in the Glen Loma Ranch specific plan area shall prepare a post -
construction storm water management plan, subject to the review and approval of the
Gilroy Engineering Division prior to the approval of final improvement plans, that shall
include structural and non - structural best management practices (BMPs) for the reduction
of pollutants in storm water to the maximum extent practicable.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -15
1.0 INTRODUCTION
STEP 4 PRIOR TO APPROVAL OF EACH FINAL GRADING
PLAN
3. Project proponents shall specify in project plans the implementation of the following dust
control measures during grading and construction activities for any proposed development.
The measures shall be implemented as necessary to adequately control dust, subject to the
review and approval by the City of Gilroy Engineering Division:
The following 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; and
• Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets.
The following measures shall be implemented at all construction sites greater than four
acres in area:
• Hydroseed or apply (non- toxic) soil stabilizers to inactive construction areas
(previously graded areas inactive for ten days or more);
• Enclose, cover, water twice daily or apply (non- toxic) soil binders to exposed
stockpiles (dirt, sand, etc.);
• Limit traffic speeds on unpaved roads to 15 mph;
• Install sandbags or other erosion control measures to prevent silt runoff to public
roadways; and
• Replant vegetation in disturbed areas as quickly as possible.
1 -16 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 1.3, 2014
The following measures are strongly encouraged at construction sites that are large in area,
located near sensitive receptors or which for any other reason may warrant additional
emission reductions:
• Install wheel washers for all existing trucks, or wash off the tires or tracks of all
trucks and equipment leaving the site;
• Install wind breaks, or plant trees /vegetative wind breaks at windward side(s) of
construction areas;
• Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25
miles per hour; and
• Limit the area subject to excavation, grading and other construction activity at any
one time.
Party responsible for implementation: Project Proponent
Party responsiblefor monitoring: Gilroy Engineering Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -17
1.0 INTRODUCTION
STEP 5 30 DAYS PRIOR TO COMMENCEMENT OF GRADING
OR CONSTRUCTION ACTIVITIES
limited te, the fellewia,�,.
1 -18 EMC PLANNING GROUP INC.
WA ■
Mwanel
..
limited te, the fellewia,�,.
1 -18 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
4. The applicant shall obtain a Santa Clara Valley Habitat Plan permit from the City of
Gilroy, prior to issuance of a grading permit. The permit shall include all applicable project
conditions.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
5. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior
to commencement of grading or construction activities for development proposed in or
adjacent to potential nesting habitat (i.e., riparian woodland and oak woodland), a tree
survey shall be conducted by a qualified biologist to determine if active nest(s) of protected
birds are present in the trees. Areas within 200 feet of the construction zone that are not
within the control of the applicant shall be visually assessed from the project site. This
survey shall be required only if any construction would occur during the nesting and /or
breeding season of protected bird species potentially nesting in the tree (generally March 1
through August 1). If active nest(s) are found, clearing and construction within 200 feet of
the tree, or as recommended by the qualified biologist, shall be halted until the nest(s) are
vacated and juveniles have fledged and there is no evidence of a second attempt at nesting,
as determined by the qualified biologist. If construction activities are not scheduled
between March 1 and August 1, no further shrike or tree surveys shall be required.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -19
1.0 INTRODUCTION
6. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior
to commencement of grading or construction activities for development proposed in or
adjacent to potential roost habitat (i.e., riparian woodland and oak woodland), pre -
construction surveys for bat roosts shall be performed by a qualified biologist. If bat roost
sites are found, the biologist shall implement a program to remove /displace the bats prior
to the removal of known roost sites. In addition, an alternate roost site shall be
constructed in the vicinity of the known roost site. Specifications of the alternate roost
shall be determined by a bat specialist.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
19. Prior to commencement of construction activities, the protected zone of any trees or
groups of trees to be retained shall be fenced to prevent injury to the trees during
construction. Soil compaction, parking of vehicles or heavy equipment, stockpiling of
construction materials, and /or dumping of materials shall not be allowed within the
protected zone. The fencing shall remain in place until all construction activities are
complete.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -20 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
STEP 6 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST
BUILDING PERMIT IN PHASE 1
30. Add an eastbound and a westbound left -turn lane on the Fitzgerald and Masten
approaches to the Monterey Road /Masten Avenue intersection, and change the east -west
signal phasing from split phasing to protected phasing.
This intersection is within the City of Gilroy's Transportation Master Plan and therefore,
impact fees are collected for improvements at this intersection. Therefore, implementation
of this mitigation measure is the responsibility of the project proponent, prior to issuance
of the first building permit.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
31. The applicant shall design and construct a two -lane roundabout (ultimate condition) at
Santa Teresa Boulevard and Miller Avenue. The City of Gilroy will reimburse the
applicant from the traffic impact fee program for construction of the interior lane as the
mitigation required of the applicant is for only one lane of the roundabout The design
shall be subject to review and approval of the City Engineer and approval of an
encroachment permit from Santa Clara County. Construction of the roundabout is
required to be completed prior to issuance of the first building permit
Party responsible for implementation: Project Proponent
EMC PLANNING GROUP INC. 1 -21
Fr.
31. The applicant shall design and construct a two -lane roundabout (ultimate condition) at
Santa Teresa Boulevard and Miller Avenue. The City of Gilroy will reimburse the
applicant from the traffic impact fee program for construction of the interior lane as the
mitigation required of the applicant is for only one lane of the roundabout The design
shall be subject to review and approval of the City Engineer and approval of an
encroachment permit from Santa Clara County. Construction of the roundabout is
required to be completed prior to issuance of the first building permit
Party responsible for implementation: Project Proponent
EMC PLANNING GROUP INC. 1 -21
1.0 INTRODUCTION
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
.............
1-22 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
33. Convert the Thomas Road /Luchessa Avenue intersection to a one -lane modern
roundabout.
o
Signalize the Thomas Road /Luchessa Avenue intersection, add a northbound right turn
lane, and add a northbound right turn overlap phasing to the signal phasing.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit for Phase I.
Note: The mitigated negative declaration for the planned elementary school within the
specific plan, located on Luchessa Avenue within the Cabernet neighborhood, required
implementation of this mitigation measure prior to opening the school. It was required
due to unacceptable levels of services during the mid- afternoon peak hour. The mitigation
measure requires the school district to pay their fair share of this improvement determined
by agreement between the school district and the City of Gilroy.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -23
1.0 INTRODUCTION
STEP 7 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST
BUILDING PERMIT IN PHASE II
34. Signalize the Santa Teresa Boulevard /Fitzgerald Avenue intersection and add eastbound
and westbound left turn lanes.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase II.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
35. Add a northbound left turn lane to the Uvas Park Drive /Miller Avenue intersection.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase II.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
1 -24 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
36. Prepare a traffic management plan of the Miller Avenue street section southwest of the
intersection with Uvas Park Drive.
The project proponent shall be responsible for preparation of the plan. The plan shall be
subject to review and approval by the City staff and constructed by the project, prior to
issuance of the first building permit in Phase II.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -25
1.0 INTRODUCTION
STEP 8 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST
BUILDING PERMIT IN PHASE III
37. Add second eastbound and westbound left turn lanes to the Santa Teresa Boulevard /First
Street intersection.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase III.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
38. The applicant shall design and construct a two -lane roundabout (ultimate condition) a
Santa Teresa Boulevard and Ballybunion Drive. The City of Gilroy will reimburse the
applicant from the traffic impact fee program for construction of the interior lane, as the
mitigation required of the applicant is for only one lane of the roundabout The design
shall be subject to review and approval of the City Engineer and approval of an
encroachment permit from Santa Clara County. Construction of the roundabout is
required to be completed prior to issuance of the first building permit.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
1-26 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
Monitoring Notes:
39. Signalize the Uvas Park Drive /Miller Avenue intersection and add northbound and
southbound left -turn lanes.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase III.
Note: This intersection would operate at LOS C during the AM and PM peak hours with
implementation of this improvement. However, under General Plan Buildout Conditions,
the Tenth Street Bridge would be required to be constructed. With the Tenth Street
Bridge, this intersection would operate at LOS A during the AM peak hour and LOS C
during the PM peak hour with NO improvements, e.g. signalization and lane additions.
Therefore, the mitigation measure identified above would not be required under General
Plan Buildout Conditions, assuming the Tenth Street Bridge were constructed.
One option would be to only add the northbound left -turn lane as recommended in the
previous scenario (Background Plus Project Phases I and II) and consider LOS E as an
acceptable short term level of service for this intersection. Another option is to implement
the mitigation measure above (signalize the intersection and add the left -turn lanes, which
would improve operations to LOS C during the AM and PM peak hours), with the
knowledge that the signal could be removed once the Tenth Street Bridge is constructed at
General Plan Buildout Conditions.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -27
1.0 INTRODUCTION
40. Convert the signal phasing at the Princevalle Street /Tenth Street intersection from
permitted phasing to protected phasing.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase III.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
41. If the Thomas Road /Luchessa Avenue intersection was converted to a one lane modern
roundabout, add a second lane to the roundabout and widen the Luchessa Avenue Bridge
to four lanes. This would result in LOS A during both the AM and PM peak hours.
•
If the Thomas Road /Luchesssa Avenue intersection was signalized and a northbound
right turn lane was added, add a second westbound left turn lane and westbound through
lane and widen the Luchessa Avenue Bridge to four lanes.
The project proponent shall be responsible for paying for the design and implementation of
this mitigation measure, prior to the issuance of the first building permit in Phase III.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Engineering Division
Monitoring Notes:
1-28 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
The pr-ejeet pwponent shag be responsible figr- paying fef the design arad,
this mitigation measum, pFief to the issuanee of t_h e
)44 hifpkm wnAagon.- F4*ec4 Fmpemem
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Avcia.'aic na.f.-u-Sicclion.
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�hz M-L Galtlun ne: --e, _oT Lt _1 1e _II- 0W.w."Ifflug; TN"Ti-r-12-11, Hn
Pam;
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4A Add an eiQthniind And wecthnilnd thrniiah lane nn Pirct Iqtrppt
Sama Teresa Muievard.
The vroiect ormonent snail be resDonsime for vavina for the design and implementation of
i iviii- iiwa.iui-oT i -- ii-T �i il� �.l; igaic' ' .' iliaikC In i;iiiCij i! iii.
psy wylownelor,
i - 3 111 E�-'C PLANTINTING CROUP !NC.
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i Iv "I", t.. tho ifis
SilAll
CqutlC L11k- PrQ]CCt Propolic-111L to retain a qualillitc-d 10101korgist to prepare a Plabitat
iS --f—Wit v- i I. -i Iml 1-m I ",0 Y ail 11 Ajiuj `9 -ii` IJ�f e-ai Anti i- id ef -ien
t liaU itat, spuity an appropriate plant palette, and provicc
III-aL1k)11) ItIl installation and
'At. V-
kJULamed na-t-OV,kc pia—lit spCCIC-1. A-1-11y 10"s-S On Vwlojvodiaanu� vkergketa—HO11 Sian U%- 1111LJraL%-LL
er In
01--i-TO A-s A V1 VO-MACOT-11filli
UW.. 114-
"ucpa-M-Licnt of i ist-1 and vane and ILI ic 1%.A Vy of L J Arov. t'Any 11oss of oak woodland
Asp
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iftt n OLP-) -JO -0 i I Ot _3 OtIlk'i 1,�� txt L� I L-MlIca vti a c L-)cpa-EL111cnt on, 11 v; I I
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1 11
...; INTRODUCTION
T)
'I0r 10 iss(la 10- of"filrQ piJ 1-1 _t v i
Ing- permits,
development on the project site shall submit a Landscape Plan, for review and approval L)y
kP V _1 10.7fir-
oi %-I ur I "a' lan
-andscaving -L)Ians tor arlen—s ad1,4kCM In,
habitat shall include appropriate guidelines to prevent contamination of drainages and
k11e:11 aSs"Ic!
"V ILIT1210 ICS. ;i-
Landscaping shall include appropriate native plants species and should not include
plantings of non-native, invasive plant species.
Patty responsible for iinplemetuatiori: Project Proponew
Part), responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
2
20. Project proponents shall submit a soils investigation prepared by a quallilied soils engineer
for futare de-Vei0)VJMleiA Oil Ule Site. lRe recOnlMendation 0i MW SoUBIZ in AiIgM
shall be incorporated into final b u- A d 1 ng- -P'l da lPs I N Ll C L L tit tai L reviC"v;% A A �V i C
Gilroy En i' cc n_- Divisionpror to an r roval of any building permits.
f
Pali
Ivir-Hiton-i1c, % oitc:;'
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
21. The project applicant shall design all structures in accordance with the Uniform Building
Code for seismic design. In addition, all recommendations in the geotechnical reports
prepared for the project shall be implemented. Structural design is subject to the review
and approval by the Gilroy BLES Division prior to the issuance of building n � nkc.
Party responsible for implementation: Project Proponent
f 7t_,,- ,s " "e%C�Y, } {lJjCjij {{,.j i?r ;F }1 {7Y1flOrl rl� :7!IP(ry fM7.'u.r iiar t .Cr _. +i_' hirJi { }rYYF1rrI
pii �D{_f =a �e Grp- aigi T r any plulkj —u l{ -1 PHICHLL Q1I iia_- pr U)CU die` - -r, `e011i 101 r=ill
please of the development, submit a Notice of Intent (NON) and detailed engineering
eie_-ClnjgS t0 thr- i entral roast KVV`it=_v- 1111 n _ CLCU ptnim Isiah regwrc d vc10—"'1 et_nt
and ample nirntatlOn of a -SWPPP that uses StC)rnI water "Beszb Manag f at`a__ 111 a -1 -i11 _`s
{_r_rsi jt-lg lILI-yi r€ � e.filSq li nealR SCCIIegI �E :`n� i2 tI J!!€ i [fit- S11E'. i 1�L :-i vV
_ :inn
A \Y.
Party fCCp�miNe for implementation: Project Proponent
1.0 INTRODUCTION
25. The project applicant shall submit plans for review by, and obtain an approved permit
from the Santa Clara Valley Water District (SCVWD) prior to any work within 50 feet of
on -site drainages, wetlands or riparian habitat.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
28. Prior to issuance of a grading permit for all areas within the Specific Plan area, the
following measures shall be incorporated into the project plans to mitigate construction
noise, subject to the review and approval of the City of Gilroy Engineering Division:
1.- ___._a.... = 7�._ 9 be .3 1-0 between A l! F '7 TIT F .�a ys
�.. �U11Jtlui:ilvli Sllald v� lililiteu .v 'r`i�?Ii{iays 1�etvveEn / rz1v1 gild / :1v1 and Saturdays
_ , A t1 f. .: -7 11
a llu 11U11L1a.vJ UL'IV een -Y t IVI al-101 / E iV17 VVdi.1111U LUU-Nu tL11U11 on Sun lay J,
A If
U. All 111tClual 1-L1111UL1Jt1V11 C11g1S1C'US1VC11 UC Cl(Ul /}i�tl vy 11J1 1141111011
i!yni niC -11 11110W La j€ viii i4 rid M.L. � �uItYL11!n 1 iiii 1110 CL!S11�ie aSCddl. 011il
_. J1.C1.iiililti.l�v SiU1.�C— �e':eCiQ.t111� CtsitrltllCllR. �g3rali lC lliln.it =ii tli ici1- �_� r11JJt1 -e1= ti!it1S
—M-11 Sd IL19 s1evk 1LLL ollli aLl Jilldd U1 /3dt 1ite1 a _.-- _t1!1!L1t1811 -It!)
area.
Party responsible for monitoring.- Gilroy Engineering Division
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
45. 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 of the Gilroy Planning Division:
If archaeological resources are discovered during construction, work shall be halted within 50
meters (165 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.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
46. 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 15064.5(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 (MID) 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
Ulan .v ? hip . -cZP? :S aid ASS =iated
crave goods as Provided in I'11bhC m?SviirCCS
odc cction 509 -98- i he landowner or his authorized representative shall rebus the
Nati;� s^,�''�a_iran h l .. r�mairc a:�d aSsociated grave goods with ap rOprlaie dignity on
tnc propert�' In a location not Su�Iecr to #iirtilcr disturbance it a! the �lat've Y11i ,— an
__ -S l 1LL SILL 111iA S\ UlIcIVli Ui iUllltllj Q ivil.�l_i iJS }i IL IV��.Li t/11SrU U) 11141\l. a
1.0 INTRODUCTION
recommendation within 24 hours after being notified by the commission; b) the descendent
identified fails to make a 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.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
1 -36 EMC PLANNING GROUP INC..
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
STEP 10 PRIOR TO APPROVAL OF COMMENCEMENT OF
CONSTRUCTION ACTIVITIES ASSOCIATED WITH THE
RESERVOIR CANYON CREEK BRIDGE
10. Prior to commencement of construction activities associated with Reservoir Canyon Creek
Bridge, the project proponent responsible for construction of the bridge shall arrange for a
qualified biologist to monitor bridge construction activities to ensure there are no impacts
to wetlands and associated oak /riparian woodland habitat.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Planning Division
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -37
1.0 INTRODUCTION
STEP 1 1 PRIOR TO APPROVAL OF THE FIRST OCCUPANCY
PERMIT
50. Residential fire sprinklers shall be installed in all residences within the specific plan area
over 3,000 square feet, including single - family and multi - family town homes or
apartments, and residential clusters with more than 25 units that lack secondary access.
Residential fire sprinklers shall be installed prior to occupancy. Prior to approval of future
development projects within the specific plan area, the City Fire Marshal may require that
all residences have residential fire sprinkler systems, regardless of conditions stated above,
especially if streets are narrow, buildings are closely spaced, emergency response time is
not met, there is inadequate fire flow, building are adjacent to natural areas, or other
conditions exist that could hinder the ability of the City of Gilroy Fire Department to
perform fire suppression acts in such case they would be needed. The sprinklers shall be
designed and installed in accordance with City of Gilroy Fire Department policies.
Party responsible for implementation: Project Proponent
Party responsible for monitoring: Gilroy Fire Marshal
Monitoring Notes:
52. The Glen Loma Ranch Homeowner's Association shall take full responsibility for
management and maintenance of the preserved open space areas within the project site.
Seasonal vegetation management should be scheduled to occur at the end of the rainy
season and consistent with the annual weed abatement resolution. The HOA should
implement any vegetation management in the Preserved Open Spaces and Fuel Transition
Zones at the beginning of the weed abatement season. This language shall be included in
the HOA conditions, covenants, and restrictions.
Party responsible for implementation: Project Proponent
Party responsible for monitoring. Gilroy Planning Division
1 -38 EMC PLANNING GROUP INC.
GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM
REVISED MARCH 13, 2014
Note: Mitigation measure 29 is not the responsibility of the project proponent.
Monitoring Notes:
29. Lengthen the existing southbound acceleration lane at Castro Valley Road as an auxiliary
lane between Castro Valley Road and the off -ramp to Highway 25. The combined
acceleration /auxiliary lane would extend the nearly 2,000 feet between Castro Valley
Road and the off -ramp to Highway 25.
This intersection is outside of the City of Gilroy's Transportation Master Plan and
therefore, impact fees are not collected for improvements at this intersection. Therefore,
implementation of this mitigation measure is the responsibility of the County of Santa
Clara.
Party responsible for implementation: County of Santa Clara
Party responsible for monitoring: County of Santa Clara
Monitoring Notes:
EMC PLANNING GROUP INC. 1 -39
I, SHAWNA FREELS, City Clerk of the City of Gilroy, do hereby certify that the
attached Ordinance No. 2014 -07 is an original ordinance, or 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 19"' day of May, 2014, 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 21" day of May, 2014.
,:-I i i / -
Shawna Freel' , C
City Clerk oft e City of Gilroy
(Seal)