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Resolution 2005-03 RESOLUTION NO. 2005-03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING GPA 02-01, AN AMENDMENT TO THE GENERAL PLAN TO ADOPT THE HECKER PASS SPECIFIC PLAN FOR APPROXIMATELY 423 ACRES ALONG HECKER PASS HIGHWAY, WEST OF SANTA TERESA BOULEVARD, AND TO APPROVE GENERAL PLAN TEXT AMENDMENTS THAT SUPPORT THE GOALS AND POLICIES OF THE HECKER PASS SPECIFIC PLAN. WHEREAS, the Hecker Pass Property Owners submitted GPA 02-01, an amendment to the General Plan to adopt the Hecker Pass Specific Plan and to approve General Plan text amendments that support the goals and policies of the Hecker Pass Specific Plan; and WHEREAS, application GP A 02-01 applies to approximately four-hundred-twenty-three (423) acres located along Hecker Pass Highway, west of Santa Teresa Boulevard, APNs 810-20- 003, 004-009, 011-013; 810-21-001, 002-005; 783-04-011, 018; 783-03-002, 003, 070; 783-20- 004, 009,010, 020,026,030-033; and WHEREAS, the General Plan 2002-2020, adopted on June 13, 2002, established the Hecker Pass Special Use District to establish specific use controls and development guidelines for the Hecker Pass area that will allow for limited development while encouraging open space preservation, view protection, and enhancement of features that give the area its special character; and WHEREAS, the Hecker Pass Specific Plan was drafted over the course of more than 18 months with input from the Hecker Pass Specific Plan Advisory Committee and the Hecker Pass property owners as a means to implement the General Plan Hecker Pass Special Use District land use designation; and WHEREAS, the Planning Commission and City Council held joint workshops on April 26, 2004, and July 6, 2004, to consider and revise drafts ofthe Hecker Pass Specific Plan; and IG80\645618.2 010605-04706089 -1- Resolution No. 2005-03 , WHEREAS, the Planning Commission held a duly noticed public hearing on September 2, 2004, followed by study sessions on September 9, 2004, and October 14, 2004, and a duly noticed public meeting on November 4, 2004, at which time the Planning Commission considered the public testimony, the Staff Reports, the proposed Final EIR, and all other documentation related to application GPA 02-01, and recommended that the City Council approve said application; and \ WHEREAS, the City Council held a duly noticed public hearing at a special meeting on November 8, 2004, followed by study sessions on November 22,2004, and November 29, 2004, and additional duly noticed public hearings on December 6, 2004, and December 20, 2q04, at which time the City Council considered the public testimony, the Staff Reports, a follow-up staff report dated December 13, 2004 ("Follow-Up Report"), the proposed Final EIR and all other documentation related to application GP A 02-01; and WHEREAS, pursuant to the California Environmental Quality Act ("CEQA"), the City Council on December 20, 2004, certified the Final Environmental Impact Report (Final EIR), finding that (a) it was completed in compliance with CEQA; that (b) the Final EIR was presented to the City Council and the City Council reviewed and considered the information contained in the Final EIR prior to approving the project; and that (c) the Final EIR reflects the independent judgment and analysis of the City; and WHEREAS, the City Council at its regular meeting of January 18, 2005, adopted Resolution No. 2005-02, making findings for each significant environmental impact, adopting a Statement of Overriding Considerations in connection with this project regarding the unavoidable impacts and the anticipated benefits of the project; and IG80\645618.2 010605-04706089 -2- Resolution No. 2005-03 WHEREAS, the City Council, also by Resolution No. 2005-02, and pursuant to CEQA, adopted a Mitigation Monitoring Program for the mitigation measures set forth in the Final EIR; and ,WHEREAS, the location and custodian of the documents or other materials which constitute the record of proceedings upon which this project approval is based is the office of the City Clerk. SECTION I NOW, THEREFORE, THE CITY COUNCIL FINDS THAT: 1. The General Plan text amendments proposed by GPA 02-01are in the public interest because they further the intent of the Hecker Pass Special Use District as described by the existing General Plan, while eliminating any inconsistencies between the Hecker Pass Specific Plan and the General Plan. 2. The Hecker Pass Specific Plan is consistent with the City's General Plan as amended, and provides a means to implement the Hecker Pass Special Use District as described by the General Plan. 3. The General Plan text amendments and Hecker Pass Specific Plan also are in the public interest in that they provide a means to protect the Hecker Pass area's rural and agricultural character and scenic qualities while providing for an economically viable use ofthe land for property owners. SECTION II Based on the above findings, General Plan amendment application GP A 02-01 is hereby approved, the Hecker Pass Specific Plan, attached hereto as Exhibit A and incorporated herein by this reference, is hereby adopted, and the City of Gilroy General Plan is hereby amended as set forth on Exhibit B attached hereto and incorporated herein by this reference. IGB01645618.2 010605-04706089 -3- Resolution No. 2005-03 SECTION III This Resolution shall be in full force and effect thirty (30) days after the date of its adoption. PASSED AND ADOPTED this 18th day of January, 2005 by the following vote: AYES: COUNCILMEMBERS: CORREA, DILLON, GARTMAN, MORALES, VALIQUETTE, VELASCO and PINHEIRO NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE APPROVED: /s/ ALBERT PINHEIRO Albert Pinheiro, Mayor ATTEST: /s/ RHONDA PELLIN Rhonda Pellin, City Clerk IG801645618.2 010605-04706089 -4- Resolution No. 2005-03 (Document Available in the City Clerk's office for viewing) EXHIlUT A REQUEST TO AMEND CITY OF GILROY GENERAL PLAN TO BE CONSIDERED WITH HECKER PASS SPECIFIC PLAN (revised 12/22/04 in response to City Council and Plannine: Commission Hearine:s) As a companion application to the proposed Hecker Pass Specific Plan, the applicants request the following changes to the text of the Gilroy General Plan. Each change is intended to harmonize the two planning documents. The EIR being prepared on the Specific Plan also should evaluate these amen~ents for any potential adverse environmental effects. [Proposed inserts are marked like this. Proposed deletions are shown lills ~iB.] Page 3-33. Amend second Goal as follows: EXHIBIT B . Provide for an economically viable use of land for property ownerss includine: a combination of ae:riculture. residential. ae:-commercial. ae:ri-tourist commercial and .communitv facilities and recreational__._______........{ DeIeted:1!Ii!IB land uses. Page 3-34. Amend 5th paragraph as follows: The Hecker Pass Land Use Diagram (Fie:ure 3-6) provides a conceptual graphic representation of the land use distribution considered to be in keeping with the goals ofthe Hecker Pass Special Use District. Fie:ure 3-7 shows nearby existine: land uses. to help e:uide development ofa SDecific Plan that is compatible with the surroundine: community. Page 3-34. Amend last paragraph as follows: The exact distribution and configuration of land uses will need to be determined through the Specific Plan process (see the Implementation discussion at the end of this section), taking into consideration the development controls and design guissliuB standards presented on page ~ 3-39. Page 3-35. Amend the list of existing zoning districts that may be of use in the Hecker Pass Special Use District as follows: - AgPi8ulwr8(f~1) . Open Space (OS) . ParklPublic Facility (PF) . Sine:le Familv Residential (Rt) . Hillside Residential (HR) I C;\Docwnents and Settin2slrhondaDILocal Settin!!,s\Temoormv Internet Files\OLK2F\GP A Amend 4.DOC,. __ ___ . . __ _ __ _ __ __ ___ _ _ _ L _ _ __ __ ___ __ " , Deleted: F;IJobslJobsl999\994001\994 " OOISP\GP AMEND\FinalI2-22-04\GPA , ! Amend 4.DOC Page 3-35. Amend third paragraph as follows: , ' It also allows for 8eRt@ limites residential development in the area, as well as development of "agri-tourismt :'~gJi_-:tou~s~ _ ~verlax~ "ag~~om~~_,:~_illl," ~n~ _ _ _ _... _ _ _ _ __' . - - -.~ Formatted E~~_~~~i!x _ facilit): _ !l~es~ _1I<?~_~yer~ _ th~_ _qry_ _d~~~ _J.1_<?!. r.:ur:re~~~y_ _h~v_~ _ ~l~y'. ~_<?~~':1g_ _ _ _ _ _ _ _ _ _ _ __ _ _ - -.. Deleted: Drivate districts that could be used to implement the desired use controls, densities, and development standards for these uses. Therefore, new implementation tools will need to be developed through the Specific Plan process. Examples of potential tools include: J Page 3-35. Replace Figure 3-6 "Hecker Pass Land Use Diagram" with the illustration attached hereto as Exhibit A. The new diagram adds the Hecker Pass Special Use District boundary, revises the layout of suggested land uses within the District, and clarifies that areas outside the District are shown as existing land use. Exhibit A I , i LEGEND . - . - - - . MllfSl'<lQ1(~ _JtK#J'/"f_ --~-- AGII(JJ1TUM1.~{IIQ __alIIIIIIilI<H.(AT} AGID',rotlRIIr~(W8fAJ' a..."'"'.........,~ HlUSltM arsrtII!H'IW. (NrU M!ifllINJML a.una (ItJ .. - II-1_/lt.,) ~.MafllIISlCF) ArIPIIQIIllM'f.I'JItIn.IIII lHIm.ma!I'f ALRiNNINf' I'OSSIIU.I.OOUDVOF J'fma 'N:.~JWtI l.Mt1t:JWIl' * . ,i Deleted: F:\Jobs\Jobsl999\994001\994 ,: l OOISPIGP AMENDIFinalI2-22-04IGPA ,: Amend4.DOC ..J C:\Docwnents 8IId SettinllslrhoDdaDlLocal SettinllslTemooI3lV Internet FilesIOLK2F\GPA Amend 4.00c. _ _ _ _ _ __ _ _ _ _ _ _ _. _ _ _ _ __ _2_ _ _ _. _ _ _ _ _ __ Page 3-36: Add figure 3-7 (the illustration attached hereto as Exhibit B. This new Figure shows nearbv existing land uses in relation to the Specific Plan Area. Exhibit B TO MORGAN HILL o ~ ~ COUNTRY I 'ESTATES \' / (RESIDENTV\L) THE ~v.is /, ' FOREST <fiL / / /;//- (RESIDEl'<TlAL) CIlf:!a:J / 2- ---.. .' ...ccc'"- I TO />'~.f..~.'.....)..,....;...~]...,..".--...'..."... -....J'~. -:::: .. ..... '.' '.' .'. ..' . i .......j . (SEl'o10R .. ';;CCL'54 RFSU>&vn'U '~""~ ....... lJVASC..REEK TO WATSONVILLE ~ __ EAGLE RIDGE (RESIDErmAL) I ~ TO HWYIOI 1..1 SPECIFC PIA'" AREA ~ l\'EARBY EXISTING LAl"D USES Page 3-36. Amend the list of implementation tools as follows: . A-Mw New residential zoning ~ districts tailored to the specific requirements of the area, establishing use controls, density limits, and basic development standards. . A new "Hecker Pass Ae:ricultural" zonine: district to establish soecial use controls and conditional uses for ae:riculture in the area. These uses are more restrictive than allowed under the existine: "AlIA2riculture" zonine: district to maintain the character of the Hecker Pass area. . A Hll" New "agri-tourism". "ae:ri-tourism overaly".. and "ae:-___________._-- commercial" zoning ~ districts to establish the special use controls and other development standards appropriate for this type these tvoes of I C:\Docwnents and SelliDl<slrhondap\Local SettiDlls\TernDorarv Internet Files\OLK2F\GPA Amend 4.004_ __ __ _ _ __ __ __ ___ ___ _ _ _ 3 { Formatted Deleted: F:IJobslJobsl999\994001\994 OOlSPlGP AMENDIFina112-22-04\GPA Amend4.DOC ., " development (which would differ from the allowed uses under the existing , Al/Agriculture zoning district). ' ' . A Hecker Pass Overlay District, in combination with the base zoning designations, that would designate areas suitable for clustered development and appropriate densities for each cluster, in keeping with the overall density parameters and development standards established in the General Plan and Zoning Ordinance. I . A _Community Facilitv zonine district to establish special use controls -----i DeIebld:~ J and other development standards for facilities that draw clientele _ - : : : : : : : :: : _., _ - ' DeIebld: urivatelv-owned facilitv from all of Gilrov. , Pages 3-36 & 3-37. Delete the four paragraphs under the heading "Residential Densities" and insert the following: Residential Densities I The Hecker Pass Special Use District establishes a verv low overall residential density that will be clustered both north and south of Hecker Pass Hiehwav. The majority of the units will be in two lal'2e clusters between Hecker Pass Hiehwav and Uvas Creek. These clusters will be confieured to retain lal'2e areas of aericultural lands and open spaces. protectine views from both the hiehwav and the Uvas Creek area. providine an adequate buffer between development and the creek. and minimizine conflicts between housine areas and aericultural activity. Housine north of Hecker Pass Hiehwav will consist of a sinele residential cluster and hillside homes. mostlv on the Hoev Ranch site in the northwest corner of the District. desiened to protect scenic values and preserve steeper hillside areas as open space. The overall residential density of the Special Use District will not exceed J.2 units per acre. allowine existine residential units to remain anduuu DeIetect; ~ ---~ - approximatelv.506 new dwellinl!: units to be constructed in the approximatelv muum__------ DeIebld: 530 423-acre Special Use area: approximatelv 449 units south of Hecker Pass - - ~ ~ ~ - - - --" : --- DeIebld: 425 Hil!:hwav and 57 units north. The exact acreaee fieures and unit calculations Deleted: 473 for each cluster will need to be reviewed and confirmed throueh the Specific .1 Plan process. Clusters may consist of a variety of housine types to be I determined in the Specific Plan. Unit transfers between clusters of UP to.25 Deleted: I!mIin: units will be allowed. to provide desien flexibilitv.'___uuuummmuuummh_ -- ,- - - - - - - - - - - ~ - - --, DeIebld: !!!.J!mm! DeIebld: luu to 15 units for the north Certain properties north of Hecker Pass Hiehwav have entitled proiects cluster on the Hoev Ranch site). (Countrv Estates and The Forest) where construction alreadv has occurred or initial approvals have been eranted. The development areas of those projects are mostlv north of and outside the Special Use District. and are not counted in the total unit fieures above. Onlv hillside open space areas connected to those projects and possiblv a few hillside residential lots are ' Deleted: F:\Jobs\Jobsl999\994001\994 OOISP\GP AMEND\FinaII2-22-04\GPA Amend 4.DOC I C:\Docwnents and SettiDl!slrhondaDlLocaI SettinilS\Temoorarv Internet Files\OLK2F\GPA Amend 4.00C,_ 4 --------- -------------.----------- ---- included in the Special Use District. These properties will be exempt from Specific Plan requirements and will be allowed to develop in accordance with standard Residential Hillside densities and development patterns. Page 3-37. Amend the discussion of "Agri- Tourism" Development as follows: "Agri-Tourism" Development Aside from the existin2 Goldsmith Seeds A2ricultural Commercial Use. the ~ only commercial uses allowed in the Hecker Pass Special Use District are those defined as "agri-tourism" uses. These are small-scale establishments serving tourists along Hecker Pass Highway and the Hecker Pass Special Use District community and rdl@tlti':@ @f should reflect the area's agricultural heritage. They should be I'll!lilt 8Rly planned and developed in conjunction with 8R Bite, 8RglliRg agricultural operations, and should be ancillary to the ongoing surrounding agricultural ust;.____ ____ __________ _ _____________ ___ _ __ ______________ __ ____ __ ___ ___ __ _ _ __ ____ _________ _____ _ _____ Specific uses that would be allowed under this definition include: . Bed and breakfast inns . Small restaurants or cafes . "Mom & Pop" stvle 2rocerv stores/delis . ._F~~€?~s_ _~~lce~~ _ ()ut~()~! _a!l~_ _in~~_o! _s~l(:s _ ()f fr(:sl1 J~ro_~~~(:~ _a~~ _~()a~s!~€?_ _ _ _ _ _ _ _ _ _ ___ produce stands. . Wine-tasting rooms and related retail and service uses . Recreation and fitness related tourism uses, such as health spas. and bike or roller-blade rental shops The number and scale of agri-tourism establishments would be strictly limited to ensure preservation of the area's semi-rural character and scenic quality. Fast- food and convenience store franchises and similar "chain" operations are strictly prohibited. Page 3-37. Insert the following new discussion of"Ag-Commercial" development: "A2-Commercial" Development" The existin2 a2riculture commercial land use in the Specific Plan Area would be protected under a new "A2 Commercial' land use desi2nation. All uses associated with any on20in2 operations should be permitted bv ri2ht. Aericultural commercial uses also may include: . Horticultural operations and associated offices. ereenhouses and buildines . Wholesale commercial tree and plant production . Wholesale and retail commercialearden center or Nurserv I C:\Docmnents and Settinl!slrhondaDlLocaI Settinl!s\Temoorarv Internet Files\OLK2F\GP A Amend 4.00C,_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _5 _ _ _ _ _ _ _ _ _ _ __ , ' _ _ _ - - { Deleted: of the site Deleted: Small-scale retail operations that primarily sell agricultural and related products, with an emphasis on products grown and processed in Santa Clara and nearby counties , Deleted: F:lJobslJobsl999\99400I\994 ,'; OOISP\GP AMEND\FinalI2-22.Q4\GPA :' Amend4.DOC . Christmas tree lots _ _ - - { Deleted: Feed store . ,,------------------------------------------------------ . Florists . Roadside stands · Sale of farm_produce __umum_mn_ummun _umm________uuu_____mu . Small wineries. wine tastine: facilities. retail wine sales. and small indoor events rooms. / - { Deleted: I!!J!!I.Ym Page 3-37.' Insert the following new discussion of'~<::()IIlI11\lrlity_I1~_cili~y':AeY_el()p_I11~~~:u uu _ - - { Deleted: Private ",Community Facili~" Development uuuu_mmu_u_uum_mu__muumuuu_u__uu_mm_d _-,,-{ Deleted: Private The Community Facilitt land use in the Specific Plan area would allow for_m_mu__------~ DeIeted:f.I:i!B the development of _ public and private institutions. educational facilities. u m m _ _ __- _ _ - - - Deleted: a church. orivate sdIool community centers. recreational facilities or any combination of these. Page 3-37. Insert the following new discussion regarding Uvas Creek and recreation: Uvas Creek Preservation and Area Recreation Features The existine: Uvas Creek Park Preserve and Levee Trail that currently run alone: Uvas Creek between Santa Teresa Boulevard and the Thomas Road Bride:e shall be extended throue:h the Decker Pass Special Use District. The Uvas Creek Park Preserve extension should consist of two separate areas. The park preserve should e:enerally include the riparian corridor and all areas south of the existine: sanitary maintenance road. The park preserve should have restricted access and should be limited to passive recreational activities to protect the natural habitat. Routine: of the Class I bike trail shall be an allowed recreation improvement in the Park Preserve in the Creek buffer area. The second area. a public linear park. should e:enerally include all lands between the maintenance road and the future Third Street extension. The linear park should provide numerous amenities for residents' and visitors' more active recreational enioyment. The existine: sanitary sewer maintenance road should be upe:raded to a Class I trail. while still servine: as a maintenance road for the City. Other possible facilities may include picnic areas. doe: off-leash areas. environmental education facilities. kiosks. fitness stations. overlooks. interpretive or directional sie:nae:e. and other recreational uses that do not compete with preservation of the adiacent natural habitat. The linear park should also act as a buffer between future development and Uvas Creek. Davine: the linear park next to natural areas toe:ether with sensitive trail desie:n will enhance appreciation and provide protection of these valuable natural resources while preservine: the rural character of the Hecker Pass Area. In addition to the linear park and park preserve. the Specific Plan should provide more active public parkland in the form of a ,]f Deleted: F:\Jobs\Jobsl999\99400I\994 1 :' OOISP\GP AMEND\FinalI2-22-04\GPA j :' t Amend 4,DOC I C:\DocwnenlS and Settin2s\rhondaD\LocaI Settin2S\Temnomrv Internet Files\OLK2F\GPA Amend 4,~_ _ _ _ _ __ _uu_uu~u_____u___ ., neii!bborbood park and possibly small "pocket parks" adiacent to tbe linear , , park. Tbe neii!bborhood park may include potential features sucb as ' ' plaYi!rounds. tot-lots. playfields. bard courts or specialtv courts. Nii!bttime Iii!htini! of park facilities sbould be limited so as not to disturb tbe adiacent habitat preserve. The neii!hborbood park should provide a trail connection to the Class I trail in the linear park. Tbe linear park and neii!bborbood park sbould be witbin walkini! distance of all area residents and should be accessible to diverse cultures. ai!e i!roups and people with disabilities. Tbe Class I trail sbould provide additional connections between bicycle routes and pedestrian trails provided in the Specific Plan area and tbe City's on- street bicycle route system. The Class I trail will also serve as part of the relrlonal trail network and sbould be desii!ned to allow for possible future connection to the Bay Ridi!e Re2ional Trail. I Pai!e 3-38. .R:~Xi~~ _:t1~~_ ~~ll_et _ iteIll_ ~ _ f<>.IJ_o~~ _ (s.e~ _a!~~ _ ~I1l~I)._clIll~~!~_ ~~ J~ag~_~ _4_-_~ _~ 1_ 6_,: ~_'_ _ _ _ _ _ _ _ _ _ _ __ _ _ - - - - ~ Formatted l 6-4. 6-12. 6-13. and 8-30).: _ u u u mu u m _ u _ mum u ___ _ _ _ ___ ___ ___ _ _ _ U _ u u _ u u _u mum ___ _ _ _ ___ __ _ _ - - i Formatted , ~~~Ir~?~:t!f!rs!S:~i~~~1::X"~~e~a1"~~j-~::'-T:::a~~~~~!l~-el~:::::::::::~::::::~ ::= l designated "expressway" on the General Plan Circulation Map. This does not necessarily mean that traffic here is traveling at high speeds. but rather that the number of intersections is limited (spaced 0.25 miles apart or more) and direct- access driveways are prohibited or extremely limited. Page 3-38. Delete the second section under "Circulation" regarding widening of Highway 152 and insert the following: Plaa feF thl Willlaiag ef High Jla~ In. Or:ef the Relft v.. eBt~ } 11lfI8, it i8 Iiliely 1ftat t'!liMe al8Rg IIig)n'~' U:J .1 ill iRlftllltitl BigRiHtlltRtI~ lIue te the geRfllMI C8f'lIeBB IItl. tllellmeBt, reaehiRg the IUIHtt lI'ftere the eni8tiRg 1'.1'e lane high':.'&)' '::iIl .eEJuire '::iseRiRg. While "::iseRhlg t8 feUf laRe8 ":All eertaiRly eh8ftge tftil ehllfl8etef 8f the '8as':)~', tlltl CeReM VlaR sirilsts the Ci~' t8 ""'Ifll ilI18el:; .. ith CaltraRBl--tl eRBlUI that thtl '::illeRiRg IlfljeBt re!lIlB818 thl BleRie ~lIalitieB If the Mila lm8 Ilfe!lfilr:fil8 Rattwel featlll'fil8 8ueR a8 the SfilISlH' filesat' trellS. Thi8 ilouls .1 J'lotfilRtially efil aehifil' filS tftl'OUgft a ~lit 1'0as':.'8)' ll8ftHguf8tilll. (with the tffilfil8 retaiRes iR the Median). ,1 Deleted: However. Ihe Soecific Plan ,: i should orovide setbacks to r ' j accommodate future widenirnP and Discourai!e Wideninl! of Hii!hway 152. _ Encourage tbe potential future desii!nationmu____ I seenic hoffers. ifneeessarv. lbe Citv i should strive to identify and imolement of Hii!hway 152 as a scenic hii!hway by minimizini! tbe widenini! of Hii!hway 152 I intersection imorovements and other wbere possible. Tbe Specific Plan sbould provide setbacks to accommodate future I measures to handle traffic and delav or widenini! and scenic buffers as. necessary. _'--_mu ___m_umu_ umu_ __u uuum_ u u ___u ___u __hh__ _____':uu_ avoid the need to widen Ihe Hi2hwav Deleted: ..if Page 3-38. Insert the following new section under "Circulation ": Deleted: , Deleted: F:\Jobs\Jobsl999\9940011994 OOISPlGP AMENDIFinalI2-22-04IGPA Amend 4,DQC I C:\Docwnents and SettinllSlrltondaDlLocaI SettinllSlTemoorarv Internet FilesIOLK2F\GPA Amend 4.DOC _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ u7. _ _ _ _ h _ _ _ __ Allow Reduced Road Standards. The City should strive to develop standards that preserve the rural character of the Hecker Pass area. To that end. interior roads servine: development in the Special Use District may be built to reduced width and other standards. Page 3-39. Amend the paragraph titled "Preserve Open Space" as follows: Preserve Open Space. A variety of open space areas should be created through . the 'design and development process, including active recreation areas, habitat protection areas, agricultural areas, scenic open spaces, and neighborhood open spaces (interspersed between clusters of residential development). For all open spaces, the Specific Plan should ensure (a) that open space dedications are permanent; and (b) that appropriate mechanisms are in place to address ongoing maintenance and management issues. Such mechanisms mie:ht include desie:natine: ae:ricultural land use areas. open space and ae:ricultural easements. property leases. ae:ricultural manae:ement proe:rams. maintenance districts. home owners associations or other such mechanisms. TH@ fJl'efle8@tl tleR8i~ lleRli8 i8 eR@ fle88ihl@ iR@@fttiv@ 8f1)'Te8M feT 8@Hi@-:iRg th@8@ ge8l8. !.Betfl@T efltieR might iReh.tle 8 Tl'8ft8feT 8f De'. ille)'Milftt Riglm fll'8gfllM. feT hmtl8 88eefltetl 8~' tRe Cit3 86 tletlie8tetl 8f18R 8f18ee, eeR8itl81'1Hi8R aR81iltllJe gh-eR t8 t!stHliamag 18Rg teml le88t! &gft!8M8RtB -.\itlt fMMilrs 8T .:iR@ fll'8tlH@@TS -::Hll -::IlHltl s8RtiRH@ @Hlti :&tillS llf the Illfttl. Page 3-41. Amend the first paragraph as follows: The Specific Plan should cover all of the area designated as "Hecker Pass Special Use District" on the Land Use Map, as \.@Il aa thil and take into consideration all adiacent areas includine: Bonfante Gardens development, the municipal golf course, and properties adjoining Santa Teresa Boulevard. Page 4-4. Amend the paragraph titled "Creation of a Hecker Pass Special Use District" as follows: Creation of a Hecker Pass Special Use District in the area along Hecker Pass Highway, between Santa Teresa and Y8RfeRtS Bonfante Gardens (including .. fl811tieR ef the Bonfante Nurserv site), to establish special use controls and development guidelines that will allow for ~ development while encouraging open space preservation, view protection, and enhancement of the features that give this unique area its special character. Page 4-17. Amend the discussion of community design and development standards for the Hecker Pass Special Use District as follows: I C:\Documents and Settin2slrbondaDILoca1 Settin2SITeIDDOIarv Internet FilesIOLK2F\GPA Amend 4.DOC._ _ _ _ ___ ____________ ____8__ '1'0eIeb!d: F:IJobslJobsl999\9940011994 1 " OOISPlGP AMENDIFinalI2-22-04\GPA I ... l Amend 4.DOC J Density: Zoning: lillggeMed tlll'gilt Overall residential density of {M up to ,_~.~ _':l~*~___ __ ___ ___ _ _ ___ {DeIeted:l.J per acre, 7.<ith )!l8tilDtial IhUl.ei1y helule l!!f 23% €fef 1R8uimWft BttgglilMlilll .!'glilt lIlilIl.Bi~' ef Q.a tiIli18 "lilf 8lilFIl) ill. IlHllsangll fur with permanent open space dedications and clustered residential site design. Possible new zoning: districts to implement the Specific Plan and meet the specific need of sug:g:ested types of land use .shall ____________-----{ Deleted: mil!ht include: . A new "agri-tourism" and "aflri-tourist overlav" zoning distric1 is MIss pI 8J! saali 16 mast t.'ta 3fUJsifia . ,ail. o/' t.',i3 M86igIftilH8If. A new "Hecker Pass Aericultural" district A new "ae-commercial" district A new ''J::ommunitv Facilities" district One or more new "Hecker Pass Residential Cluster" districts at varvine densities Commercial developments shall be low intensity, Ill!!. ePiHg with building: coverag:e of no more than ~~~_~~~~~_~rp_a~~~!_~_~~~_~g~________ for "agri-tourism" and "ag:-commercial" uses. ~~~~d~~IL___________- Coverag:e shall be limited to 10% within the area desig:nated "ag:ri-tourist overlav". Building heights shall be limited to 35 feet maximum (2 stories), with setbacks and additional restrictions as necessary to preserve views. The Hecker Pass Specific Plan will address appropriate height restrictions for architectural features of buildings within the Special Use District. Zoning districts potentially consistent with the Hecker Pass designation include: ,. J.I J\gPiillll111ril . OS - Open Space . PF - ParklPublic Facility . RI - Single Family Residential - lU T.. 8 FllIRily R.eBilllilMi81. . DR - Hillside Residential . . . . The Planned Unit Development (PUD) Combining District as well as the Historic Site Combining District could be applied as overlay designations in the Hecker Pass Special Use District. Description: This designation is intended to establish specific use controls and development guidelines for the Hecker Pass corridor area, as designated on the Land Use Plan Map. It encourages preservation I C:\Docwnents and Settin!,slrhondaplLocaI Settings\Temoorarv Internet Files\OLK2F\GP A Amend 4.004_ _ _ _ 9 1= ) _--...{ DeIeted:~ Deleted: F:IJobslJobsl999\994001 \994 OOISPlGP AMENDIFinalI2-22-04\GPA Amend4.DOC of the natural features and unique qualities of this important community asset, while allowing ~ compatible development. Of special concern are: . preservation of open space, agricultural lands, and the Uvas Creek riparian corridor . maintaining views to the southern hills . protection of significant natural features such as the cedar trees along Highway 152 . limiting access points along Highway 152 . creating an integrated trail network that will include extension of the Uvas Creek Park Preserve from Santa Teresa to B81'1.f8Me Bonfante Gardens and creation of a bicycle staging area Residential uses in the Hecker Pass area should be liMite~ te 18.. er ~ilRBity ~e\ eI8JlMilRtB, clustered al8Rg tke B8tHftem. pM 8f !fill 118rfla8r Mila t8..arall U':all Crll@\[ (r@!lJliltlting to resoect views from the creek and its importance as a recreational resourc~ and views from Hie:hwav 152 south toward the creek and north toward the hillsides &H~ il'l. tfttl II8ey ReBek area 1'1.8* 8f IIigh..a;. IS2. Clustered designs should ensure the preservation of significant open space areas, view corridors, and significant natural features. Commercial uses should be limited in scale and type to ensure compatibility with the agricultural character of Hecker Pass. ~ "agPi t8yFi!lM" "Ae:ri-tourism" uses might include wineries, fruit stands, and gift shops specializing in agricultural products. Small restaurants. "mom & 000" tyoe e:rocerv stores/delis and "bed- and-breakfast" establishments would also be compatible if limited in scale and quantity. "Ae:-commercial" uses mie:ht include nurseries. e:arden centers. and seed & flower oroduction comoanies. _Community Facilitv uses should be consistent with the rural u u u u' character of the Hecker Pass area. Community Facilities mie:ht ,m_,m__ include oublic and Qrivate institutions. educational facilities. ___mum __ community center. recreational facilities or a combination of these. All developments must meet strict landscaping, site design, signage, and architectural design standards to ensure visual compatibility with the unique atmosphere of the Hecker Pass area. I C:\Docmnents and Settinl!Slrhondao\Loca1 Settin2S\Temoormv IntemetFiles\OLK2F\GPA Amend4,DOC. uu ,p 'uu u 10 --------------------- Deleted: Private DeIebld: f!:iIIK Deleted: a church. Drivale school J Deleted: F:\Jobs\Jobsl999\994001\994 1 :' I 00 I SP\GP AMEND\Finall2-22-04\GPA J ,-' l Amend4,DOC . An overview of the General Plan's goals and intent in relation to the new Hecker Pass Special Use District is provided in Chapter 3, Strategic Direction. Page 4-21. Amend Policy 1.07 as follows: Policy 1.07 Hecker Pass. Protect and enhance the unique qualities and character of the Hecker Pass area as the City's western gateway and as a highly valued scenic resource for Gilroy residents and visitors. Use the ideas, objectives, and guidelines set forth in Chapter 3 under Hecker Pass (page ~ 3-33) to guide future planning, design and development in the area to achieve the vision and goals of the Gilroy General Plan. Page 4-33. Amend Policy 3.22 as follows: Policy 3.22 Commercial Uses West of Santa Teresa Boulevard. Prohibit commercial development in the areas west of Santa Teresa Boulevard with the exception of visitor-serving commercial uses associated with theme/recreation parks; small neighborhood commercial uses; and limited agri-tourism and ae:-commercial uses as permitted in the Hecker Pass Special Use District. Page 4-40. Amend Policy 6.01 as follows: Policy 6.01 Scenic Highways. Support the designation of Hecker Pass Highway, Santa Teresa Boulevard, and Pacheco Pass Highway as official State Scenic Highways, and ~ establish appropriate development controls to ensure long-term protection of their scenic qualities. Controls should establish appropriate setbacks, sign controls, and other development regulations includine: those specified in the Hecker Pass Specific Plan once adopted. in keeping with State guidelines for the protection of scenic highway corridors. Page 4-42. Amend Action I.E as follows: Action 1.E Hecker Pass Specific Plan. Develop a Specific Plan for the Hecker Pass area to achieve the goals and objectives set forth in the Gilroy General Plan (pages ~ 3-33 through ~ 3-41). Ensure the participation of property owners as well as the community at-large in the development of the Hecker Pass Specific Plan's C:\Docwnents and Settin2s\IhondaD\LocaI Settin2s\T emoorarv Internet Files\OLK2F\GP A Amend 4.DOC.. . . . . . . . . . . . _ . . . . . . . . .1.1. . . . . . . . . . . / , ' r~: F:IJobsIJobsl999\994001\994 1 " I OOISP\GP AMENDIFinaI12-22-04\GPA I ./ l Amend4.DOC J policies, design and development recommendations, and implementation strategies. , ' Page 4-51. Amend the "Land Use Plan Map" by changing the circulation designation of Hecker Pass Highway from "Expressway" to "Arterial". This is more appropriate given the revised policy to discourage widening the highway (see amendment to page 3-38). Projected traffic volumes at General Plan buildout can be accommodated under the Arterial designation. Related amendments are described for pages 3-38. 6-3, 6-4. 6-12. 6-13 and 8-30 Lu____uu_uu______uu_u_uu_------{ Deleted: 6-13 Page 6-3. Amend Policy 12.06 regarding Expressway Access as follows, in recognition that Hecker Pass Highway is being designated an Arterial rather than Expressway (see next t ;~e:_~~;~ Jt~~~~t:;~~:~;_Q)~s~_ t~ _t~e_ ~_~~~~~_ ~_d_ r~lat~_ :~~~~~~~_ ~~_~C~~~d_ ~~~_ ~~~e_~ ~~: ~: :::::~ ::= Policy 12.06 Expressway Access. Limit driveway intersections on Santa Teresa Boulevard Me lIilill.llr PaBS I1igh,':ay to maximize safety and traffic-carrying capacity, and to maintain the high-speed inter-city character of these expressway routes. Street intersections shall be minimal, with an average spacing of one-half mile between intersections. Page 6-4. Add new Policy 12.13 limiting access to Hecker Pass Highway as follows: Polier 12.13 Hecker Pass Hil!hway Access. Limit driveway intersections on Hecker Pass Hil!bway to maximize safety and allow the road to accommodate traffic volume requirements as an Arterial without the need for lane wideninl!. Street intersections shall be minimal. with location and spacinl! to be specified in the Hecker Pass Specific Plan Page 6-12. Amend the "Level of Service D Areas Map" by changing the classification of Hecker Pass Highway from "Expressway" to "Arterial". See also amendments to pages 3-38. 4- .; 51, 6-3. 6-.4,p_-PLaIld _8~~9_.____ u - - _u_ ____u___ - u - - u - uuu_______u___u_uu_u_ u_ u_ u_ - - -- - - u ---------u<::::1 =:and Page 6-13. Amend the "Circulation Plan Map" by changing the classification of Hecker Pass Highway from "Expressway" to "Arterial". See also amendments to pages 3-38. 4-51, 6-3. 6-4. kg._liI1li_ 8_~3(}:u _ _, _ u _ _ _ _ _ _, _u _ _ _ u___ u __ _ u u_ _ _ _ _ ____ _ ___ _ _ _ _ _ _ _ __mu__ u_ _ u _ __ _, ___ u _ ___ __u _ _ _ u_ _ _ _ _ uu__ _--of Deleted: and / Deleted: F:\Jobs\Jobsl999\994001\994 \ OOISP\GP AMEND\FinalI2-22-04\GPA Amend4.DOC I C:\Documents and SeUiDl!s\rhondan\LocaI Settinl!s\Ternnorarv Internet Files\OLK2F\GPA Amend 4.DOC___ _ ___ __ __ _ __ u_ _ _ _ _ .1_2_ u u _ ___ _ _ / Page 7-23. Amend the "Geographical Park Service Needs" map from the Parks and Recreation System Master Plan as follows: . Change the legend to identifY the "Hp" label as referring to "Hecker Pass Neighborhood Park" instead of a Community Park. . Add the designation "HI" to the map to label the Uvas Creek Linear Park. Add to the legend that future improvements along Uvas Creek within the Hecker Pass Special Use District will include both a "Park Preserve" and a "Linear Park". Page 8-9. Delete Policy 23.06 regarding Mineral Resources and replace as follows: _001;81 U.(J~ UiBePRI ReseHne8. CBII.8eP'\ e thl! Mill.l!l'td 1@!jelUUB alBlI.g U.M Crul[ that RILl! B eell. de8iglil~ted Bj Mle ~ate Uill.iRg Md Ce818gy Q Bard Ilfl Ra. ill.g BatBdde 8r regiBRaI sigtliiie811.ee. Preteet theBe TtlSllUfee &feas WBM ""!1m eRe,eaehMeM 81ul pfemaWfe se-:eIBpmeftt that m~' Be ill.eBmpatiBle 'xith Milling. UsdB :elBped hmds that maj Be fill!Bgtlisd ill. tRl! Rftltre a8 p8B!lll8Bill.g Mill.llflll 1l!!lBlI'IlIlS Ilf Bate.. idll 8r regi8sal BigniiiellMee BMall alBB Be elUlflllill.ed t8 deteJIIRis@ Mil! Iell8iBility Bf eBSBep'. isg tRBse laRds fer future Misel'fd eJ8Meti8s. Policv 23.06 Mineral Resource Status Termination. The entire se2ment of Uvas Creek and adioinine: mare:ins within the Hecker Pass Special Use District have been desie:nated by the State Minine: and Geolol!V Board as "Mineral Resource Zone MRZ-2." which is used for areas where "adeouate information indicates that sie:nificant mineral deposits are present. or where it is iude:ed that a hie:h likelihood exists for their presence." The Board considers these mineral resources (sand and e:ravel used to make concrete) as beine: of statewide importance. A former Quarry extracted e:ravel from the creek: this activity ceased more than 20 years ae:o. Evidence of the Quarry includes a pit and IS-foot-tall waste mounds. Ouarryine: affected the location and rate of erosion of the Uvas Creek banks. The General Plan advocates protectine: the bioloe:ical resources of Uvas Creek. extendine: the Uvas Creek Park Preserve throue:h the Hecker Pass Special Use District. developine: trails and a linear park alone: Uvas Creek. preservine: the scenic Quality of the creek area. and encourae:ine: both ae:riculture and development in the Hecker Pass Special Use District. Reactivatine: minine: in this area would conflict with and likely prevent attainine: any of these e:oals. The importance of these other e:oals outweie:hs any value of extractine: sand and e:ravel from Uvas Creek in the Hecker Pass Special Use District. The City shall implement the necessary measures to terminate the state's desie:nation. I C;\Docwnents and Settinllslrhondan\LocaJ Settinl'SlTemnorarv Internet FilesIOLK2F\GP A Amend 4.004_ _ _ _ _ __ _ _ _ _ __ __ _ _ __ _ __ J) _ __ _ _ _ _ _ _ _ _ / _ __ _ _ _ _ - - { DeIel2d: Resources DeIel2d: F;lJobslJobsl999\994001\994 OOISPlGP AMEND\FinalI2-22-04\GPA Amend4_DOC l'__________________.___________________ I Page 8-25. .Delete ~ction_s_~_3:~ el1titIed.Min~rlllRe~C!llr~er1r~ll DesigYlllt~oYls:u_. ,,--------------------------------- Paee 8-25. Amend Actions 23.H entitled .M~'!~r:llr~e~_ollr~f!u$H!!ll~J'.f!!'!!in.at!C!n.__~u__uum_ follows: Action 23.H Mineral Resource Status Termination. Apply for termination of the designated status of mineral resources when protection of such resources is no longer necessary. As part ofprocessine the Hecker Pass Specific Plan, implement the steps required under state law for notifvine state officials of the City's impendine action that will eliminate the potential to extract minerals from alone Uvas Creek. and applv for termination of the state's desienation of the Uvas Creek area as a mineral resource zone. 'page _8-~O_., _ _.t\1r1e!1~ _ ~ei~D1i~ _ Ifaz_ar~ _ Map t() _ sl1()~_ _lIecker Pass l~igh~3:X_ ~s_ ~_ /~.rterial instead of an Expressway. Related amendments are described for pages 3-38. 4-51. 6-3. 6-4.6-12. and 6-13. I C:\Documents and Settin2slrhondaoILocaI Settin2s\TernooraJV Internet Files\OLK2F\GPA Amend 4.00C._.. m u. u. _ _ _ _ _ _ _ _ J_4_ _ _ _ _. _ m" Deleted: qther undevelooed Ia!,lds mav be rec02Jlized ill the future as oosse8sm mine"" resoun:es of statewide or I'elriooal sil!nificance. ID that case thev sbaD be examined 10 determine Ibe feasibilitv of conservim! those lands for future mineral extraction. and DrotectinJ! those resource areas from urban encroachment and Dremature develoDlDent that mav be illcomnatible with minin2. Deleted: Amend Actions 23.F and 23.H ! rCgaIding Mineral Resources as follows: 'FOrmatted i Deleted: Action 23.F'I I Mine'td Resource Area Designations. I Maintain.. undevelooed areas eIeRe 'Ill 88 QUlh that in the future an found , !!! include mineral resources (other than i alon" Uvas Creek! as open space or as a I compatible use in the appropriate zoning II classification (Open Space. Public ~ Facility, or AgricuJture). Maintain the " lands contiguoUs to designated mineral ': resources (other than aloW! Uvas ~ II ~ as buffer lands with appropriate ': land use, designations until such time as ~ the mineral resource designation is " terminated. ! FOnnatted - - { Formatted Deleted: F:IJobslJobsl999\994001\994 OOISPlGP AMENDIFinalI2-22-04\GPA Amend 4.DOC I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached Resolution No. 2005-03 is an original resolution, or true and correct copy of a city resolution, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the 18th day of January, 2005, 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 27th day of January, 2005. /~ ~ (~J / / '-, --. '/J1-e;{~1 ...._ f " ' CIty Clerk of the CIty of GIlroy (Seal) I I I I I I I I I I I I I I I I I I I City Council 1999-2001 Thomas W. Springer, Mayor Guadalupe Arellano Peter Arellano Charles S. Morales A1 Pinheiro Anthony Sudol Roland Velasco City Council 2001-2003 Thomas W. Springer, Mayor Robert Dillon Peter Arellano Charles S. Morales A1 Pinheiro Craig Gartman Roland Velasco City Council 2003-2005 A1 Pinheiro, Mayor Robert Dillon Paul Correa Charles S. Morales Russ Valiquette Craig Gartman Roland Velasco Ack.nowledgments Planning Commission 1999-2001 Belinda Allen, Chairperson John Cabellos, Vice Chair Cat Tucker Thomas Boe Paul Correa Craig Gartman Joan Lewis Planning Commission 2001-2003 Belinda Allen, Chairperson John Cabellos, Vice Chair Cat Tucker Thomas Boe Paul Correa Russ Valiquette Joan Lewis Planning Commission 2003-2005 Thomas Boe, Chairperson Norman Thompson, Vice Chair Cat Tucker Tim Day Joan M. Lewis Dion Bracco Ermelindo Puente Hecker Pass Property Owners Ernie Filice, Filice Family Patty Filice, Filice Family Joe Giacalone, Representing Joe Giacalone and Don Christopher Joel Goldsmith, Goldsmith Seeds, Inc. Jim Hoey, Hoey Family James Suner, Representing Lone Oak Homeowners Chris Vanni, Vanni Family Steve White, South Valley Community Church Eric Smith, South Valley Community Church Anthony Luna, Arias family I I I I I I I I I I I I I I I I I I I Specific Plan Advisory Committee (SP AC) Sharon Albert, General Plan Update Committee Kirsten Carr, Gilroy Visitors Bureau Chris Easton, Coastal Rim Properties Ernie Filice, Property Owner Joe Giacalone, Property Owner Joel Goldsmith, Property Owner Jim Hoey, Property Owner Susan Jacobsen, Gilroy Chamber of Commerce Bill Lindsteadt, Gilroy Economic Development Corporation Lae1 McCormack, Gilroy Parks and Recreation Department Robert Miller, Citizens for Balanced Growth James Suner, Property Owner Lynda Trelut, Bonfante Gardens Chris Vanni, Property Owner Steve White, South Valley Community Church Luis Sandoval, Hispanic Chamber of Commerce Guadalupe Arellano, Gilroy City Council A1 Pinheiro, Gilroy City Council Joanie Lewis, Gilroy Planning Commission City Staff Jay Baksa, City Administrator Norman Allen, Community Development Director Wendy Rooney, Community Development Director William Faus, Planning Division Manager Bill Headley, Facilities & Parks Development Manager Rick Smelser, City Engineer Kristi Abrams, Traffic Engineer Melissa Durkin, Planner II Roberta Kyle, Administrative Secretary Kelly Felice, Planning Division Clerk I I I I I I I I I I I I I I I I I I I Consultants Ruggeri-Jensen-Azar & Associates, Land Planning and Civil Engineering ENGEO Incorporated, Geotechnical Engineer EMC Planning Group, Environmental Consultant Higgins Associates, Traffic Engineer Aitken and Associates, Landscape Architect David Kelley Environmental Sciences, Environmental Consultant Schaaf and Wheeler, hydrology consultant Engineering and Hydrosystems, [This Page Intentionally left blank] -I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Table of Contents 1 Introduction 1.1 PREFACE......................... .............. ....... .......... ......... .......... 1-1 1.2 DESIGN THEME ............................................................... 1-1 1.3 LEGAL CONTEXT.... ........... .................................... ......... 1-2 1.1.1 AUTHORITY TO PREPARE............................................. 1-2 1.1.2 RELATIONSHIP TO THE GENERAL PLAN........................ 1-2 1.1.3 ENVIRONMENTAL REVIEW.......................................... 1-3 1.4 REGULATORY FRAMEWORK.................................... 1-4 2 Planning Area Description 2.1 LOCATION..................................... .................................. 2-1 2.2 TOPOGRAPHy............................................................ ..... 2-4 2.3 VEGETATION AND WILDLIFE...... ............... .......... ......... 2-5 2.4 EXISTING LAND USES..................................................... 2-5 3 Land Use 3.1 PURPOSE............................ ........ ........ .... ... ............. .... .... ... 3-1 3.2 LAND USE CONCEPT....................................................... 3-5 3.3 OPEN SPACE LAND USES............... .................................. 3-7 3.3.1 UV AS CREEK SETBACK..................................... ........... 3-7 3.3.2 OPEN SPACE................................................................ 3-8 3.3.3 PARK/RECREATIONAL FACILITy................... ................ 3-8 3 .4 AGRICULTURAL LAND USES.......................................... 3-11 3.4.1 HECKER PASS AGRICULTURE....................................... 3-11 3.4.2 AGRICULTURAL COMMERCIAL.................................... 3-12 3.4.3 AGRI-TOURIST COMMERCIAL...................................... 3-12 3.4.4 AGRICULTURAL USE TABLE....................................... 3-14 3.6.1 INSTITUTIONAL USES..... ............................................. 3-24 3.6.2 COMMUNITY CENTER................................................. 3-25 3.6.3 RECREATIONAL FACILITIES............. .......................... 3-25 3.6.4 EDUCATIONAL FACILITIES....................................... 3-25 I I I I I I I I I I I I I I I I I I I 3.5 RESIDENTIAL LAND USES............... ................. ...... ......... 3-16 3.5.1 HECKER PASS RESIDENTIAL CLUSTER.......................... 3-17 3.5.2 LOW DENSITY RESIDENTIAL OVERLAy......................... 3-22 3.5.3 HILLSIDE RESIDENTIAL............................................... 3-22 3.5.4 RESIDENTIAL USE TABLE............................................ 3-22 3.6 COMMUNITY FACILITIES................................................3-24 4 Circulation and Transportation 4.1 INTRODUCTION.......................... ...................................... 4-1 4.2 EXISTING ROAD SySTEM................................................ 4-1 4.3 CIRCULATION CONCEPT......... ............. ............................ 4-3 4.4 HECKER PASS HIGHWAy.......... ........................................ 4-5 4.4.1 INTERSECTION IMPROVEMENTS.................... ............... 4-5 4.4.2 HECKER PASS SETBACK CORRIDOR.............................. 4-11 4.5 ROADWAY CHARACTER.......................................... ...... 4-11 4.6 STREET CLASSIFICATION AND DESIGN GUIDELINES... 4-14 4.6.1 RURAL COLLECTOR ROAD (UNDIVIDED)....................... 4-15 4.6.2 RURAL COLLECTOR ROAD (DIVIDED) .......................... 4-17 4.6.3 RURAL ENTRY ROAD (DIVIDED).................................. 4-19 4.6.4 RURAL ENTRY ROAD (UNDIVIDED) .......................... .....4-20 4.6.5 RURAL RESIDENTIAL ROAD........................................ 4-21 4.6.6 RESIDENTIAL CLUSTER ROAD (PUBLIC OR PRIVATE) ......4-23 4.6.7 PRIVATE ACCESS ROAD............................................... 4-26 4.6.8 AGRICULTURAL MAINTENANCE ROAD........................ 4-27 4. 7 CIRCULATION SYSTEM IMPLEMENTATION. .. . . . . .. . . . . . . ..4-28 4.8 TRANSIT SERVICE........................................................... 4-28 4.9 PEDESTRIAN AND BICYCLE CIRCULATION................... 4-30 I I I I I I I I I I I I I I I I I I I 5 Conservation and Resource Management 5 .1 INTENT... ....................................... .............................. ... I 5.2 AGRICULTURAL AND OPEN SPACE AREAS.................... 5-1 5.2.1 AGRICULTURAL RESOURCES....................................... 5-3 5.2.2.11 Agricultural Access.......................................... 5-5 5.2.2.12 Agricultural Ownership and Maintenance................... 5-5 5.2.2.13 Agricultural Management. ..... ......... ..................... 5-6 5.2.2 OPEN SPACE RESOURCES............................................. 5-7 5.2.2.14 Open Space Access...... ................ ............. ....... 5-9 5.2.2.15 Ownership and Maintenance of Open Space............ 5-10 5.3 GEOLOGY AND SOILS..................................................... 5-11 5.3.1 SOILS STABILITy..................................................... 5-J 2 5.3.2 EROSION. ................................................................. 5-13 5.4 NATURAL RESOURCE PROTECTION.............................. 5-14 5.4.1 RIPARIAN HABITATS...........................:.................... 5-16 5.4.2 GRASSLAND AND OAK WOODLANDS......................... 5-21 5.5 COMPOSITE UV AS CREEK SETBACK......... ............... ...... 5-22 5.6 CULTURAL RESOURCES ................................................ 5-25 5.6.1 HISTORIC AND CULTURAL RESOURCES............... ......... 5-25 5.6.2 VISUAL RESOURCES... ...... .... ..................................... 5-28 5.7 PUBLIC SAFETy............................................. ................ 5-32 5.7.1 FIRE......... ............ ..... .......... ......... ........................... 5-32 5.7.2 NOISE........................ ............................................. 5-36 5.7.3 HAZARDOUS MATERIALS......................................... 5-39 6 Community Services and Facilities 6.1 PARKS AND OPEN SPACE................................................ 6-1 6.1.1 UVAS CREEK PARK PRESERVE AND LINEAR PARK......... 6-2 6.1.2 HECKER PASS NEIGHBORHOOD PARK............... ... ........ 6-4 7.4.1 LANDSCAPING THEMES............................................... 7-23 7.4.2 LANDSCAPING CONCEPT........................................... 7-26 7.4.3 PLANTING MATERIALS....... ...... ................ ..... .......... '" 7-27 I I I I I I I I I I I I I I I I I I I 6.1.3 OTHER PARK AND OPEN SPACE................................. 6-5 6.2 SCHOOLS........................................................................ 6-5 6.2.1 PUBLIC SCHOOLS....................................................... 6-5 6.2.2 PROJECTED PUBLIC SCHOOL FACILITIES....................... 6-5 6.2.3 FINANCING PUBLIC SCHOOL IMPROVEMENTS............... 6-6 6.3 POLICE PROTECTION...................................................... 6-6 6.4 FIRE PROTECTION........................................................... 6-6 6.5 CHURCH........................................................................... 6-7 6.6 NEARBY COMMUNITY SERVICE AND FACILITIES....... 6-7 6.6.1 BONFANTE GARDENS AND THEME PARK..................... 6-7 6.6.2 GOLF COURSE......................................................... 6-8 7 Community Design 7 .1 INTRODUCTION... ................................................ ............7-1 7.1.1 ENVIRONMENT...... ............ ............ ......................... .. 7-2 7.1.2 HISTORy...... .................. .............................. .... ......... 7-2 7.1.3 AGRICULTURE.............................. .....:...................... 7-3 7.1.4 LIVABLE COMMUNITIES............................................ 7-3 7.2 RESIDENTIAL DESIGN GUIDELINES.... .......................... 7-4 7.2.1 HEIGHT AND SETBACK REQUIREMENTS.... ........ ....... ..... 7-6 7.2.2 ARCHITECTURE... ... ................................................ ....7-7 7.2.3 RESIDENTIAL PARKING AREAS AND GARAGES.............. 7-15 7.3 AGRI-TOURIST, AGRICULTURAL COMMERCIAL AND COMMUNITY DESIGN FACILITY GUIDELINES...... 7-16 7.3.1 DEVELOPMENT PATTERN................ ............... ......... ... 7-16 7.3.2 SETBACK AND BUILDING REQUIREMENTS..................... 7-20 7.3.3 ARCHITECTURE.......................................................... 7-21 7.3.4 PARKING.................................................................. 7-22 7.4 LANDSCAPING....... ....... ........... .......................................7-23 I I I I I I I I I I I I I I I I I I I 7.4.4 ROADWAY LANDSCAPING........................................... 7-36 7.4.5 FENCING.................................................................... 7-39 7.4.6 S I G NAG E.. .. . .. . . . .. . .. . . . . . . . .. . . . . .. . . . . . .. . .. .. . . . . . .. .. . . . . . . . .. . .. . . . .. 7-40 7.4.7 LIGHTING.................................................................. 7-42 7.4.8 STREET FURNITURE.................................................... 7-44 7 .4.9 PAVING MATERIALS.... ........................ ..... . ...... ....... .. ... 7-44 8 Public Utilities 8.1 WATER........................................................................... 8-1 8.1.1 WELL WATER........................................................... 8-1 8.1.2 POTABLE WATER................................................. ..... 8-3 8.1.3 RECYCLED WATER......... .......................................... 8-5 8.2 ST()Ft1v1 I)Flf\~ACJE................................................ 8-7 8.2.1 BEST MANAGEMENT PRACTICES................................ 8-11 8.3 SANITARY SEWER.......... ........ ........... ... ...... .... ....... 8-13 8.4 S()LII) WASTE....................................................... 8-15 8.5 CJAS, ELECTRIC ANI) CABLE TELEVISI()N.................. 8-15 9 Implementation and Financing 9.1 INTR() I) U CTI ()N. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . .. 9-1 9.2 SUMMARY ()F IMPLEMENTATI()N PR()CESS................. 9-1 9.3 ELEMENTS ()F IMPLEMENTATI()N PR()CESS................. 9-2 9.4 FINANCINCJ INTR()I)UCTI()N...... ... ... ............... ............ ... 9-4 9.5 FINANCINCJ ()VER VIEW................................................... 9-4 9.6 SPECIFIC PLAN PHASINCJ................................................ 9-6 9.7 ()N-CJ()INCJ MAINTENANCE............................................. 9-1] List of Tables 3-1: Land Use ...................................................................................... 3-2: Agricultural Use Table..................................................................... 3-3: Residential Cluster Lot Size Requirements............ .................. ................. 3-4: Residential Use Table .......................................................................... 5-1: Agricultural and Open Space Areas.. . .. .. .. . . . .. . . .. .. . .. . . . . . . . . . .. .. .. . . . .. . . . .. .. . .. . . . .. 7-1: Minimum Residential Site and Building Requirements... .......... ................. ...... 7-2: Minimum Agri-tourist, Agricultural Commercial and Private Community Facility Site and Building Requirements............ .................................... .... 8-1: Projected Average Potable Water Demand................................................. 8-2: Project Average Sanitary Sewer Demand............ ......... . .. .................. ... ..... I I I 3-1 I 3-14 3-21 3-23 I 5-2 7-6 I 7-20 I 8-4 8-14 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I List of Figures 2-1: Location Map ................................................................................... 2--1 2-2: Planning Area and Surrounding Uses..................................................... 2-3 2-3: Property Ownership.......................................................... ........ .......... 2-7 3-1: Land Use Diagram ....... ................................... ................... ............... 3-3 3-2: Cluster Concept ................................. ............ .................. ............... 3-6 3-3: Uvas Creek Park Preserve and Linear Park Cross Section..................... ...... 3-10 3-4: Estate Home v. Townhome .................................................................. 3-17 3-5: Distribution of New Housing Types Within Entire Specific Plan Area................ 3-19 3-6: Distribution of NewHousing Types by Residential C1uster.............................. 3-20 4-1: Conceptual Circulation Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 4-3 4-2: Conceptual West Intersection Improvements............................................. 4-7 4-3: Conceptual East Intersection Improvements............... ............... ...... .......... 4-9 4-4: Hecker Pass Highway Setback Corridor......... ............. ..... ...... ................ ...4-11 4-5: General Roundabout Configuration......................................................... 4-14 4-6: Typical Rural Collector Road (Undivided) - East/West Portions ......... ............. 4-16 4-7: Typical Rural Collector Road (Undivided) - North/South Portions................... 4-17 4-8: Typical Rural Collector Road (Divided) - East/West Portions......................... 4-18 4-9: Typical Rural Collector Road (Divided) - North/South Portions....................... 4-18 4-10: Typical Rural Entry Road (Divided)........................................................ 4-19 4-11: Typical Rural Entry Road (Undivided) ..................... ............................... 4-20 4-12: Typical Rural Residential Road with Parking Bay...................................... ...4-22 4-13: Typical Rural Residential Road Without Parking Bay................ .................. 4-22 4-14: Typical Rural Cluster Road.................................................................. 4-23 4-15: Typical Rural Cluster Road with Monolithic Sidewalk................................. 4-24 4-16: Typical Rural Cluster Road with Detached Sidewalk............ ... ...... ............... 4-24 4-17: Typical Rural Cluster Road with Detached Sidewalk and Parking on One Side..... . 4-25 4-18: Typical Rural Cluster Road with Detached Sidewalk and Parking on Both Sides... 4-25 4-19: Typical Private Access Road............................................................... 4-26 4-20: Typical Agricultural Maintenance Road... ... ...... ...... ....................... .... ... ... 4-27 4-21: Typical Bus Duckout....................................................................... ....4-29 4-22: Conceptual Trail System Plan............................................................ ...4-31 4-23: Uvas Creek Typical Class I TraiL........................................................... 4-32 4-24: Typical Private TraiL.. ... ......... . ............... ........ ..... . ...... ... ... ................... 4-32 5-1: Open Space Types...... ............................. ........................................... 5-8 5-2: Habitat Types.................................................................................... 5-15 5-3: Composite Setback. .. . .. .. . . . . . . . . . . . . . .. . . . . . .. . . . . .. . . . . . . . . . . . . .. . .. . . .. .. . . . . .. . . . . . .. . . . . . . 5-23 5-4: Historic Resources............................................................................. 5-26 5-5: Fire Hazard Reduction Zone.................................................................. 5-33 5-6: Noise Setbacks.................................................................................. 5-37 9-1: Basic Infrastructure Phasing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " 9-7 9-2: Conceptual Development Phasing Plan...... .................. ............ ...... ............ 9-9 I I I I I I I I I I I I I I I I I I I 6-1: Public Parks and Open Space. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 6-1 7-1: Example of Hillside Home............................................. ......... ......... .... 7-8 7-2: Example of Zero Lot Line Homes........................................................... 7-9 7-3: Example of Zipper Lot Homes........................... ... ........................... 7-9 7-4: Example of Courtyard Homes............ ..................... ............ ... ............ 7-10 7-5: Example of Duets ............................................................................ 7-10 7-6: Example of Garden Homes................................................ .................... 7-11 7-7: Example of Carriage Homes..... ..... .............. ......... .., ...... ... .... ..... ......... ... 7-11 7 -8: Example of Row Houses ................................................................ 7 -12 7 -9: Example of Duplex . . . . .. . .. . . . .. . . .. . .. . . . .. . . . . . . . . . .. . . . .. . .. .. . .. .. . .. .. ... . . .. 7-13 7-10: Example of Triplex... ..... ........................................................... ......... 7-13 7-11: Example of Apartments ......... ............... ........................ ...... ..... ...... 7-14 7-12: Typical Roundabout Landscaping........................................................ 7-38 7-13: Typical Street Light Fixture..................... ........................ .......... .......... 7-43 8-1: Conceptual Potable Water..................................................... ........... '" 8-4 8-2: Conceptual Recycled Water .............................. ................ ........ ....... ..8-7 8-3: Preliminary Hydrology........................................................................ 8-8 8-4: Conceptual Storm Drainage ............... ............ ...... ... .................. ...... 8-9 8-5: Conceptual Sanitary Sewer...... ... ......... ......... ... .. .... ...... ... ......... ............. 8-14 I I I I I I I I I I I I I I I I I I I 1 INTRODUCTION 1.1 PREFACE The Hecker Pass Specific Plan is the result of a nearly three-year effort by community members, property owners and City officials to create a plan that will provide the framework for future growth and development within approximately 423 acres at the western gateway to the City of Gilroy, commonly referred to as the "Hecker Pass Area". The Specific Plan provides a comprehensive land use program for the Hecker Pass Special Use District ofthe City of Gilroy General Plan. For the purposes of this document, the Hecker Pass Special Use District will be referred to as the "Specific Plan Area". The Specific Plan also provides goals, policies and development standards to guide the future decision-making processes for the Specific Plan Area's development as well as the conservation of natural resources and preservation of open space. In addition, the Specific Plan includes detailed information on infrastructure improvements and a strategy for ensuring the Specific Plan's implementation. 1.2 DESIGN THEMES 1. Environment 2. History 3. Agriculture 4. Livable Communities The Hecker Pass Specific Plan reaches far beyond a land use policy document. The Specific Plan establishes design themes that have been woven into the fabric of the land use policies and design standards. The basic design themes include: Hecker Pass contains some of the City's most valuable environmental resources within the Uvas Creek corridor and the hillsides north of Highway 152. The environmental design theme may be implemented through trails, kiosks, monuments, and restoration and enhancement projects. Hecker Pass also played an important role in the City's history and remnants of this rich history still exist in the area today. The historic design theme may be implemented through historic walks, cultural resource preservation, historic education programs or the development of a historic center. Agriculture has historically been and continues to be the predominant use in the area and provides the scenic landscape and tt'i\ Introduction Draft Hecker Pass Specific Plan January 2005 1-1 historical setting for this special area. Agricultural themes can be implemented through working farms, a viticulture center, farmer's markets and other agriculture related activities and uses. Finally, "Liveable Community" principles are utilized throughout the Specific Plan to encourage the compact land use patterns that ensure a mix of uses, minimize the impact of the automobile, and promote walking, bicycling, and transit access in order to protect the environment and increase quality oflife, neighborhoods, and communities. Together, these themes combine to preserve the Hecker Pass Area as "The Jewel of Gilroy". These design themes are discussed in detail in Chapter 7: Community Design. 1.3 LEGAL CONTEXT 1.3.1 AUTHORITY TO PREPARE A "specific plan" is a planning and regulatory tool made available to local governments by the State of California. By law, specific plans are intended to implement a city's general plan through the development of policies, programs and regulations that provide an intermediate level of detail between the general plan and individual development projects. State law stipulates that specific plans can only be adopted or amended if they are consistent with the city's adopted general plan. The authority to prepare and adopt specific plans and the requirements for its contents are set forth in California Government Code Sections 65450 through 65457. The law requires that the specific plan include text and diagrams specifying: . The distribution, location and intensity ofland uses and open space within the plan area; . The distribution, location and capacity of infrastructure including transportation, water, storm drainage, sanitary sewer and other utilities; . Design standards and criteria for development and use of natural resources; and . An implementation program including regulations, financing strategies and capital improvements plans. 1.3.2 RELATIONSHIP TO THE GENERAL PLAN Together, the City of Gilroy General Plan and the Hecker Pass Specific Plan provide a framework to guide the future land use and development decisions in the Specific Plan Area. The General Plan has established the following goals for the Hecker Pass Area (See City of Gilroy General Plan page 3-33): . Protect the area's rural and agricultural character and scenic qualities, including its view corridors and natural features. Provide for an economically viable use of land for property owners. Capitalize on the areas' unique potential as a year-round tourist draw. Ensure that the design of new developments respects and reflects the rural character of the area. . . . 1-2 Introduction ~~ Draft Hecker Pass Specific Plan January 2005/~11. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I . Pursue designation of Hecker Pass Highway (State Route 152) as a State Scenic Highway, and establish roadside development controls to protect its scenic qualities. Extend the Uvas Creek Park Preserve and trail to serve as part of the regional trail network and eventually connect with the Bay Ridge Regional Trail. . The Specific Plan is consistent with and serves as an extension of Gilroy's General Plan and can be used as both a policy and regulatory document. When private development proposals for the Specific Plan Area are brought before the City, the planning staff will use the Specific Plan as a guide for project review. Proposed projects will be evaluated for consistency with the intent of the Specific Plan's policies and for conformance with development standards and design guidelines. In situations where policies or standards relating to a particular subject have not been provided in the Specific Plan, the existing City policies and standards will continue to apply. 1.3.3 ENVIRONMENT AL REVIEW Under the California Environmental Quality Act (CEQA), the Hecker Pass Specific Plan is a "project" subject to evaluation of potential adverse impacts to th€ environment. The information obtained in a project's environmental review provides decision makers with the insight necessary to guide policy development, thereby ensuring that the Specific Plan's policies will address and provide the means to avoid potential environmental impacts. The Hecker Pass Special Use District originally was evaluated as a component ofthe master Environmental Impact Report (EIR) prepared as part of the City's adoption of the General Plan update in 2002. The Specific Plan provides much more detail than the General Plan regarding the nature and extent of development in the Hecker Pass Special Use District. Therefore, to evaluate potential environmental impacts arising from the more detailed Specific Plan, additional environmental review, in the form of a new EIR, was prepared concurrent with the Specific Plan and certified by the City Council on January 18,2005. The first phase of the Specific Plan includes construction of the South Valley Community Church and School Facilities. To accommodate construction after Specific Plan approval, the new EIR provides a "project" level analysis of the proposed church and school. All other phases of the Specific Plan were analyzed at a "program" level. As specific development projects are proposed within the Hecker Pass Specific Plan Area, the City will evaluate what additional environmental review is required under CEQA in addition to the Specific Plan EIR to fully evaluate all details of the proposed construction. The exact document and process required will depend on the nature of the project and circumstances at the time. For additional information relating to the environmental analysis of the Specific Plan, refer to the Hecker Pass Specific Plan/South Valley Community Church Draft Environmental Impact Report and Hecker Pass Specific Plan/South Valley Community Church Final Environmental Impact Report, dated May 24, 2004 and August 2004 respectively, prepared by EMC Planning Group, Inc. Although the EIR and the Specific Plan are separate documents, it is important to note that the environmental review process has been an integral component of the planning process to ensure the Specific Plan's sensitivity to critical environmental concerns. Notwithstanding that the EIR considers the church/school project in more detail, the Specific Plan was reviewed as a single lfi\ Introduction Draft Hecker Pass Specific Plan January 2005 1-3 overall project consisting of several distinct areas with different property owners that are anticipated to be developed over an extended period of time. This approach enables the City to comprehensively evaluate the cumulative impacts of the Specific Plan and consider broad policy alternatives and area-wide mitigation measures prior to adoption of the Specific Plan. 1.4 REGULATORY FRAMEWORK The Hecker Pass Specific Plan is the mechanism designated by the City of Gilroy General Plan for implementing the goals and policies for the Hecker Pass Area. While the General Plan provides guidance for establishing specific zoning and development controls, the City's Zoning Ordinance does not include zoning districts that allow for the clustered residential and agri- tourist uses envisioned for this unique area. Additionally, City standards do not provide for the rural road design guidelines shown in the Specific Plan. The intent of this Specific Plan is to establish use controls, density limits, and development standards and guidelines for uses that do not fall under existing zoning designations. The goals, policies, and standards of the Specific Plan will be implemented through Hecker Pass Special Use District\ Planned Unit Development (HPSUD\PUD) rezoning, tentative maps, and architectural and site approvals. In order to preserve agricultural uses in the Specific Plan Area, the Specific Plan has created a special "Hecker Pass Agriculture (HP A)" land use designation which restricts uses to limited types of agriculture and other agricultural related ancillary uses (see Chapter 3 Land Use for detailed land use descriptions). By establishing permanent land use boundaries for agriculture and development clusters, the Specific Plan will preserve the rural agricultural character and scenic qualities of Hecker Pass. The Land Use Diagram in Chapter 3 (Figure 1-3) shows the distribution and location of the various land use components that comprise the Specific Plan Area. Together with the development policies and design standards of the Specific Plan, the "Land Use Diagram" will implement the following design principles that form the foundation of the Specific Plan: · Preservation of agricu1tura11ands along the Hecker Pass Corridor; . Buffering of future development both visually and physically from Hecker Pass Highway; . Preservation of key view corridors, protection of environmentally sensitive habitats and the establishment of cohesive and interconnected open space areas; . Establishment of a development pattern that is consistent with the rural agricultural setting of the Hecker Pass Area; · Connection of all land uses through an extensive public trail system; . Alignment and traffic calming design of the Third Street extension; and . Creation of a financially feasible development plan that maximizes agricultural land and open space areas. Through implementation of the Land Use Chapter and application of the Community Design guidelines within this document, the Specific Plan will ensure that the City of Gilroy General Plan goals for the Hecker Pass Special Use District will be achieved. 1-4 Introduction ~~ Draft Hecker Pass Specific Plan January 2005 J~11. I I I I I I I I I I I I I I I I IdI I I I I I I I I I I I I I I I I I I I I 2 PLANNING AREA DESCRIPTION 2.1 LOCATION Hecker Pass is located within the City of Gilroy near the western city limit. Figure 2-1 illustrates the regiona110cation of the Hecker Pass Area. ~ Q3 Figure 2-1: Location Map I TO SAN JOSE <$ fl" " ,~ E ~ ('\t. ~' 1.rJ 3: ~L'{r ~:3 1'J'_ 0: "I "'I - ~ ('I;:; ~f- . I ,,?i.'{:, :: J \ " ~~--lI.i.VIl! 51 \.;::;" ~- -W- iC ) ~ .2I.C':lfl;..,). { ~-.. ',1 '<:mI0 ~, '. 11 t.. ".1} 2; ""' ~ ~i ~ la \~ j TO T(J H\\'Y' 101 t N II NO SCALE LOS .\NGLELES Planning Area Description Draft Hecker Pass Specific Plan January 2005 2-1 The Hecker Pass Specific Plan covers all of the areas designated as "Hecker Pass Special Use District" on the "City of Gilroy General Plan Land Use Map". The Specific Plan also takes into consideration Bonfante Gardens, the municipal Golf Course, and the property between the "Hecker Pass Special Use District" and Santa Teresa Boulevard (the Village Green property). These land uses are important to consider since their interface plays an important role in how the Specific Plan was designed. The Village Green Property, currently under construction at the southwest corner of Hecker Pass Highway and Santa Teresa Boulevard, includes a 3-story state-of- the-art Alzheimer Facility, 75 senior apartments, and 76 senior patio homes. This very dense urban development forms a strong urban interface to the rural Specific Plan Area. Rather than creating a hard edge, the Specific Plan gradually transitions the intensity of development from the Village Green project into the Specific Plan Area. Development immediately adjacent to Village Green will consist of less density and the incorporation of the rural design theme but will be more intense then development to the west, which will consist of agricultural fields and clustered residential units. This approach provides a more graceful entry into the Specific Plan Area and helps define the area as a gateway to the City. The Gilroy Golf Course, located north of Hecker Pass Highway and east of Burchell Road, and Bonfante Gardens Theme Park provide recreational amenities to the Specific Plan Area. These adjacent uses serve _as a potential draw for tourist and Gilroy residents. Therefore, the Specific Plan sites agri-tourist commercial development adjacent to the Golf Course to further attract tourists and Gilroy residents to these uses. The Golf Course also adds to the overall scenic value of the Specific Plan Area. Figure 2-2 shows the Specific Plan Area in relationship to surrounding land uses. 2-2 ~ Planning Area Description & ~ Draft Hecker Pass Specific Plan January 2005. . I I I I I I I I I I I I I I I I I I I TO WATSONVILLE ~--___ I I I I I I I I I I I I I I I I I I I ~ ~ Figure 2-2: Specific Flan Area and Surrounding Uses j u1\ \ a \. . ~~+:'~Tt.:,t ~ " . . 9. '......... . ..) " GHim'" \ ,. MUN., 'ICIPAI . GOLF 'J COURSE TO MORGAN HILI. '1' I I << ~QI'"" z!ro;S: :;;l0:: , () Q.J ~ VJ' ..... t'" , TO ,_ ~ DCYWNTOWN -, GIU={OY THE FOHEST - LNAS CREEK EAGLE HlDGE I I I \v TO HVVY lOt BONFi\NTF GARDENS- LLGEND 5pecifc Fbn Area Planning Area Description Draft Hecker Pass Specific Plan January 2005 2-3 2.2 TOPOGRAPHY Hecker Pass Highway divides the Specific Plan Area into two sections. Areas north of Hecker Pass Highway consist of steep hillsides, most of which cannot be developed. The highest elevation is 442 feet above sea level. Some flatter portions suitable for development exist near Santa Teresa Boulevard and near the western boundary of the Specific Plan Area adjacent to the Municipal Golf Course. The southern portion of the Hecker Pass Area consists of flat lands, the Uvas Creek floodplain, and the Uvas Creek Riparian corridor. The lowest elevation, located near the southeastern portion ofthe site in Uvas Creek, is 203 feet above sea level. 2-4 ~ Planning Area Description Q~ 6 Draft Hecker Pass Specific Plan January 2005. . I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 2.3 VEGETATION AND WILDLIFE The Hecker Pass Special Use District is comprised of primarily agricultura11ands, grasslands, oak woodlands, and riparian woodlands. The agricultural and horticultura11ands that make up the majority ofthe Specific Plan Area contain predominantly cultivated fields and horticultural operations and do not contain naturally occurring species, nor do they provide suitable habitat for wildlife. These agricultural fields and the historic structures associated with these properties, however, contribute to the rural character of the area and provide the scenic qualities that have been valued by the Gilroy community. Uvas Creek and the riparian woodland, which form the southern and western boundaries of the Specific Plan Area, contain the most environmentally sensitive habitat and provide much of the scenic qualities ofthe area. The hillsides north of Hecker Pass Highway provide a scenic backdrop for the Hecker Pass Area. These hillsides contain grasslands and oak woodlands, which also provide habitat for wildlife and plant species. 2.4 EXISTING LAND USES The Hecker Pass Specific Plan Area consists of29 parcels owned by 24 individual property owners. Figure 2-3 shows the individual parcels and their property owners. Numerous existing hillside residences and a Lutheran Church are located north of Hecker Pass Highway west of Santa Teresa Boulevard. A large portion of the steep hillsides north of Hecker Pass Highway has already been planned for development as part of the Country Estates and The Forest residential communities. The remaining lands north of Hecker Pass Highway are owned by the Hoey family and include the existing Hoey Ranch residence. The Gilroy Municipal Golf Course lies immediately west of the Hoey property, west of the Specific Plan Area. ~ ~ Planning Area Description Draft Hecker Pass Specific Plan January 2005 2-5 2-6 .~ Planning Area Description Q~A Draft Hecker Pass Specific Plan January 2005. . I I I I I I I I I I I I I I I I I I I [This Page Intentionally Left Blank] CL ,- -C tJ) c 1.... ro V Cl- C J ~ f' $ '2 ~ ~ 0 J) .~ ::J I/)U tf) I/) ~ , - ro:!') !L ::r; Cl- 2 -e ~-= V ~ \J CLr: o 1.... 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IN "" 0 ' ~oo 00 -pom =:. c:- :e~ m '., < >,5 ~ c: Q) .\. u~ 00<0- :r: ,J, I'- ~ 00 Ol ~ ,... co a. ~(f) 0 0 CO - 0 0 1O 0 II 0 "l f- W ..ooiiiiE ~ W LL 0 Z 0 1O W -l <( U (j) t") >,5u Q)I< O ON No;t :r: I . Or-- ~CVl 00 >, - u Q) 9 ~ o ~ C! :r:~~ co :::JV8vT 600-0G-0 18 SeWOLI..L ~.... Q)Q) c.c: 8u o 0..9< "::I O~(() lU +- . C'\I U.~::;0 ro .... co .-.c: OU ~~ r.Ll 0-u..rJ) CCU.....lCC .....lZO:J -:JuO O:;E U :)V GST SOO-OZ-OLS Ol~Se8 :)V S'G LOO-OG-O 1 8 lQUns N N- rJ'J _0 .s.2~, .6 '" ~ ""'CVlN- C 'C 866 u ro~' - - < ..... "'" 6 coCO (() C ~ ":l'O'O 0 o :J::; c:C: In N'1 Z co,Q,~ .... t: 0 8.0. o/l r.Ll r--rJ) ~~ u..Q ZCC 0< COO - - - - - - - - - - - -- - - - - - I I I I I I I I I I I I I I I I I I I Most development within the Specific Plan Area has occurred south of Hecker Pass Highway. Uvas Creek and its associated riparian corridor form the southern and western boundary of these properties. Lands within the Specific Plan Area located south of Hecker Pass Highway consist of the following: · The Village Green Property (Portion of APN 810-21-006): Approximately 7 acres of the Village Green property, located south of the Third Street Extension and consisting of natural riparian habitat, are located in the Specific Plan Area. · South Valley Community Church (APN 810-21-004 & 005): Immediately west of Village Green, is the South Valley Community Church property (Formerly the Conrotto and Takeyatsu properties). This property currently consists of vacant lands, fallow vineyards, two residences, and some dilapidated structures. · The Filice Property (APN 810-21-003): West of the South Valley Community Church property is the Filice property, which remains undeveloped and consists of vineyards and some agricultura11and dry farmed with hay. · The Vanni Property (APN 810-21-002): West of the Filice property is the Vanni property. The Vanni family is actively cultivating vineyards on this property as part of the Solis Winery. · Goldsmith Seeds (APN 810-21-001 & 005): Goldsmith Seeds, Inc. is the most prominent development in the Specific Plan Area. Goldsmith Seeds, Inc. is an ongoing flower seed production, research, and development facility, which consists of numerous greenhouses, office buildings, a swimming pool and other recreational amenities, planted fields and demonstration gardens. The demonstration gardens already provide a major tourist draw to the Hecker Pass Area. · The Arias Property (APN 810-20-004): The Arias property consists of a residence and fallow agricultural fields. · The Hoey Properties (APN 810-20-011 & 013): The Hoey family owns two large parcels south of Hecker Pass Highway in the western portion of the Specific Plan Area. These properties consist of a residence, a historic barn, various accessory structures, a tree farm, and fields of dry farmed hay. · Castro, Thomas and Suner Properties (APN 810-20-007, 008, & 009): Two Oaks Lane forms the western edge of the Hoey properties and serves three existing residences (Castro, Thomas, and Suner). · The Giacalone & Christopher property (APN 810-20-006): Two Oaks Lane also serves the Giacalone and Christopher property. · South Valley National Bank/Raley's Property (APN 810-20-015 & portions of810-20- 16 & 810- 19-013): The most westerly property in the Specific Plan Area is the South Valley National Bank/Raley's Property, which is currently vacant. · Bonfante Gardens Property (portion of APN 810-19-013): A small portion ofUvas Creek, owned by Bonfante Gardens Theme Park, extends into the Specific Plan Area. Since the lands north of Hecker Pass Highway consist primarily of steep hillsides, most ofthese lands have remained undeveloped. The limited development that has occurred north of Hecker ~ 8 Planning Area Description Draft Hecker Pass Specific Plan January 2005 2-9 Pass consists of hillside residential homes and a Lutheran Church. Properties within the Specific Plan Area located north of Hecker Pass Highway include the following: . Hoey Property (APN 783-04-011): The Hoey Family also owns a parcel on the north side of Hecker Pass Highway that consist of a residence, a barn and hills used for grazing cattle. . Country Estates (APN 783-45-044): A small portion ofthe Country Estates property lies directly East of the northerly Hoey property and remains undeveloped due to steep slopes. . The Forest Properties (APN 783-03-003 & 070): The Gilroy Forest Development consists of hillside residential homes within a gated community. Existing homes within this development are all currently located outside of the Specific Plan Area and are accessed via Rancho Real on the north side of the hill (outside of the Specific Plan Area). Future hillside homes have been planned for the portion of the Forest within the Specific Plan Area but because they have already received entitlements, they are not subject to the Specific Plan. . Orchard Valley Communities (APN 783-03-002): This small property consists of one existing residence. . Existing Hillside Homes (APN 783-004, 009, 010, 020, 032 & 030): These properties consist of existing hillside residences. . Lutheran Church of the Good Shepherd (APN 783-02-026): This property consists of an existing Lutheran Church and preschool. 2-10 ~ Planning Area Description 0~ A Draft Hecker Pass Specific Plan January 2005' . I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 3 LAND USE 3.1 PURPOSE The Land Use Chapter establishes the overall framework for the development and conservation of the Specific Plan Area. This Chapter sets forth specific land use goals, policies and standards applicable to the Hecker Pass Specific Plan Area and describes the overall development program including the type, extent, and intensity of future development. The Land Use Chapter is to be used in conjunction with the other Chapters of this Specific Plan. More detailed information on community services and facilities is included in the Community Services and Facilities Chapter (Chapter 6) and additional information relating to open space and resource management is included in the Conservation and Resource Management Chapter (Chapter 5). The Land Use Map in this Chapter (Figure 3-1) illustrates the physical pattern of uses permitted in the Specific Plan Area. Table 3-1 provides an overall summary of the acreage breakdown for each Specific Plan land use category. Table 3-1: Land Use Land Use Approximate No. of New Acrea2e Dwellin2 Unitsl Open Space 145 0 Open Space 47 0 Park/Recreational Facility 98j 0 Residential 145 506 Hillside 49 01 -- Hecker Pass Cluster 884 488 Residential Low Density 8 18L A2:riculture 115 0 -- Hecker Pass Agriculture 59 0 Agricultural Commercial 34 0 Agri-tourist 17 0 Agri-tourist Overlay 10 0 Community Facility 18 0 -- Total Specific Plan Area 423 506 1. Existing residences excluded unless otherwise noted 2. Includes 3 existing units 3. Includes 3-acre neighborhood park 4. Excludes 3-acre neighborhood park Cr - -- .~ it;~, Land Use 1II::~;11l1ll Draft Hecker Pass Specific Plan January 2005 3-1 [This Page Intentionally left blank] 3-2 Cr- - to! i~~... 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A very unique land planning approach was taken to meet the challenge of preserving the character of the area while also allowing for future development. Generally, site planning principles dictate that existing site constraints first be identified then the primary proposed uses be located on the site. "Primary" uses are typically those uses that create the highest and best use for the property such as residential or commercial uses. In the case of the Hecker Pass Specific Plan, open space and agriculture were designated as the primary uses in order to maintain the scenic value of the area. During the site planning process, existing natural open space areas were identified and set aside for protection and enhancement. Secondary open spaces areas were then delineated to act as buffers and transition areas between proposed developments and Uvas Creek and to preserve the hillsides north of Hecker Pass Highway (State Route 152). Next, agricultural areas were defined along Hecker Pass Highway to preserve the scenic corridor, views to Uvas Creek and the Gabi1an Mountains, and the rural character ofthe area. Agricultural areas were sited to be contiguous and large enough in size to ensure viable agricultural operation. The remaining areas were then evaluated as potential sites for future development. As a result of this unique approach, the Hecker Pass Specific Plan is, first and foremost, a plan for open space and agriculture. Goal 3-1: Preserve the rural and scenic character of the Hecker Pass Area. Goal 3-2: Integrate rural style urban development and agricultural uses in a manner that preserves and protects the rural agricultural character of the Hecker Pass Area. Goal 3-3: Create a scenic gateway for the western entrance into the City of Gilroy. Rather than extending existing urban development patterns into the Specific Plan Area, the Land Use Chapter will create a gradual and graceful transition from the existing rural uses to central clustered development. Transitiona11and use patterns will provide a softer edge between rural open space and the residential clusters where new agricultural and open space areas can grow up to and around new development. One example of this land use transition is the proposed South Valley Community Church. The South Valley Community Church development proposes an intensity of development that is less than the very dense existing Village Green project but more intensive than the proposed cluster residential and agricultural uses to the west. The church serves as a transition between the existing Village Green project and future uses within the Specific Plan Area. By carefully integrating new development with agricultural and open space areas, the Specific Plan attempts to reduce the visual impact of development on the rural character of the area and increase the open space amenity value for the community. Policy 3-1: Designate natural open space areas to protect the scenic natural environment of these areas. r - _ ~~~, Land Use ~::~:llllll Draft Hecker Pass Specific Plan January 2005 3-5 Policy 3-2: Create open space and agricultural areas to maintain view corridors, provide opportunities for recreation and to act as buffers between natural areas and future development. Policy 3-3: Establish contiguous agricultural lands large enough to ensure viable agricultural operations to preserve the rural character of the Specific Plan Area. The Specific Plan emphasizes relatively compact development patterns separated into a few distinct clusters. Central to the Land Use Chapter is the concept of the Residential Cluster (RC) land use designation. The Residential Cluster (RC) land use designation allows for averaging densities over a site by developing at higher densities in certain areas while preserving natural features or open space within other land use designations as further discussed in Section 3.5. Instead of spreading housing units uniformly over an entire tract, structures are arranged in closely related groups or "clusters." Unlike standard subdivisions where all land is divided among individual property owners, The Residential Cluster (RC) land use designation creates large open space generally held for the benefit of all residents. In the Hecker Pass Specific Plan Area, these open space areas occur in the form of agricultural fields and natural open space areas. In the Specific Plan Area open spaces and agricultural areas can be maintained by either homeowner's associations (HOA), Landscaping and Lighting Maintenance Districts (LLMD), individual property owners or agricultural operators. Policy 3-4: The Residential Cluster (RC) land use areas shall be separated from each other and non-contiguous to reduce impacts associated with urban development patterns. This "clustering" land use concept conserves large agricultural and open space areas that would normally be subdivided as part of a conventiona11arge lot rural development. It also allows for creation of well-defined, pedestrian-scale neighborhoods that will foster social interaction and a shared sense of community (see Figure 3-2: "Cluster Concept"). Figure 3-2: Cluster Concept Figure 3-2: The clustering concept demonstrates that the same ten acre parcel can be subdivided into ten one-acre parcels with no remaining open space, ten half-acre parcels with 5 acres of remaining open space, ten quarter-acre parcels with 7.5 acres of remaining open space, or ten townhomes with 9 acres of remaining open space. As units are clustered closer together on one portion of the site, the . . . remammg open space mcreases. 3-6 Cr- - ~ i"~ Land Use iifii;I' , 111I1111I11I1111111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 3.3 OPEN SPACE LAND USE Open Space is the primary and most important land use within the Hecker Pass Special Use District. Principal objectives of the Specific Plan include the preservation and protection ofthe environmentally sensitive habitat areas in and around the Specific Pan Area. To this end, the Specific Plan designates these areas as permanent open space and creates goals and policies to further protect and enhance such areas. There are two land use designations under the category of open space in the Specific Plan Area: Park/Recreational Facility and Open Space. The Open Space land use designation includes approximately 47 acres of the hillsides north of Hecker Pass Highway. The Park/Recreational designation totals approximately 98 acres and includes all of Uvas Creek Park Preserve, the Creek Setback Area, the linear park areas outside of the creek setback, and a 3-acre neighborhood park (see Figure 3-1 :Land Use Diagram) Further discussion of open space can be found in the Conservation and Resource Management Chapter (Chapter 5) and the Community Facilities Chapter (Chapter 6). Goal 3-4: Preserve the Uvas Creek Corridor and other open space throughout the Specific Plan Area as permanent open space to preserve the area's scenic rural character. Policy 3-5: Designate Uvas Creek as permanent open space and provide buffers along the Uvas Creek Riparian Corridor. Policy 3-6: Minimize encroachments into Uvas Creek buffers by establishing development setbacks. 3.3.1 UV AS CREEK SETBACK The U vas Creek Setback, as shown on the Land Use Diagram, represents the minimum setback for all future roadway and structural improvements adjacent to Uvas Creek. This composite setback is based on two factors: (1) The minimum setbacks for protection from potential creek bank erosion as established in Section 5.3 Geology, Soils and Grading, and (2) The minimum setbacks for environmental protection as established in Section 5.4 Natural Resource Protection. ar- - ~ iI~~...a. Land Use ii....I. 1I1111111111i II 1111 Draft Hecker Pass Specific Plan January 2005 3-7 These two setbacks do not coincide in all areas; therefore, they were combined to form one composite setback that ensures all development meets the minimum setback requirements for each policy. Please refer to Chapter 5 for further details regarding the Composite Uvas Creek Setback (See Section 5.5). 3.3.2 OPEN SPACE Open Space includes areas that will be preserved as natural open space and may be privately or publicly owned and maintained by a private landowner, homeowner's association or other such entity or dedicated to the City or resource agencies. Open space areas may also include buffer areas, passive trails, detention basins, swales, channels and other storm drainage facilities. Open space occurs in the hillsides north of Hecker Pass Highway as part of the Country Estates residential development and Hoey Ranch. Steep slopes and other environmental constraints prevent development or the cultivation of agricultural crops and therefore both are prohibited. Land use policies for open space are discussed further in the Conservation and Resource Management Chapter (Chapter 5). 3.3.3 PARK/RECREATIONAL FACILITY The Park/Recreational Facility land use category will facilitate development of an integrated park and open space system designed to meet the needs of future Specific Plan Area residents, the Gilroy community, and visitors to the area. This designation identifies areas for future development of public trails, maintenance roads, pocket parks, tot lots, playfields, habitat preserves, detention basins, swales, channels and other storm drainage facilities. Providing for the recreational needs of the community and the protection of environmentally sensitive habitats is essential to the development of a balanced, healthy living environment. Providing recreation facilities and protecting sensitive habitats within the Specific Plan Area will enhance the character and image of the entire Hecker Pass Area. The distribution and types of park facilities will ultimately be planned and incorporated into the City of Gilroy Draft Parks and Recreation Master Plan. The City of Gilroy General Plan calls for extending the Uvas Creek Park Preserve into the Specific Plan Area. Therefore, the Specific Plan has designated the Uvas Creek Riparian Corridor and adjacent areas south of the future Third Street Extension as Park/Recreational Facility. In addition, the Specific Plan has indicated the potentia110cation of a future 3-acre neighborhood park in the vicinity of the Uvas Creek Park Preserve. The exact location of this neighborhood park will be determined as part of planning the adjacent residential cluster. Lands designated Park/Recreational Facility will be subject to the same land use regulations set forth in the City of Gilroy General Plan and the City of Gilroy Draft Parks and Recreation Master Plan. 3-8 Cr- - t:!!i~\l, Land Use lifiiil' 11I11111111111I1111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 3-7: To ensure the creation of the Uvas Creek Linear Park and Uvas Creek Park Preserve, irrevocable offers of dedication to the City of Gilroy shall be required and obtained from property owners of land within the Hecker Pass Specific Plan Area that lies within the Linear Park or Park Preserve prior to the earlier of (a) prior to or concurrent with the first discretionary approval for projects for which no map is required; or (b) prior to or concurrent with final and/or parcel map approvals. In this instance, the tentative map shall have this requirement as a condition of its approval. HECKER PASS NEIGHBORHOOD PARK: The 3 acres ofland designated Parks/Recreational Facility located north of the Uvas Creek Setback will be reserved and offered to the City for purchase as a neighborhood park. The neighborhood park will be developed as part ofthe adjacent residential cluster. Although the acreage has been counted as Park/Recreational Facility (PRF) in the Table 3-1:Land Use, the park is currently designated Cluster Residential on Figure 3-1:Land Use Diagram. The Land Use Diagram indicates a possible location for this park with an asterisk, however the exact location and configuration of this park will be determined at the time of development. If possible, this park should be visually and physically linked to the Uvas Creek Linear Park. Since these lands are located outside the Uvas Creek Setback, they can be used for more active recreation including tot lots, playgrounds, sport courts, p1ayfie1ds, community facilities, and other recreational uses deemed appropriate by the City of Gilroy. Lighting should be limited to reduce potential disturbances to the riparian habitat nearby. Lands within this area that are not used for recreational purposes may also be used for environmental mitigation subject to regulatory agency approval. Additional policies can be found in the Community Facilities Chapter (Chapter 6). UV AS CREEK PARK PRESERVE: The Specific Plan has established additional policies in Section 5.4.1, Riparian Habitats, specific to this portion ofUvas Creek Park Preserve. Uses allowed within the Park Preserve vary depending on proximity to sensitive habitat. Discussion of permitted uses in the Uvas Creek Park Preserve extension has been divided into two separate areas: habitat preserve and linear park. These areas are shown in Figure 3-1: Land Use Diagram and a representative cross section of these areas is illustrated in Figure 3-3: Uvas Creek Park Preserve and Linear Park Cross-Section. r - _ a1\'!!!i~~...a. Land Use ii....I. 1II111111111illllll Draft Hecker Pass Specific Plan January 2005 3-9 Figure 3-3: Uvas Creek F ark F reserve and Liner F ark Cross-Section ;'1.Ai31T:\ T r:'?[::;[;~~VE F?AS~';:VE F-~ARI< FiF)/;,RI AJ~ C()Rh;U()~: bJ ','- , ), L..' -,' 1"'-: " '7 ,~ ~I :~:[ Qj I 61 5: o ,..t.l! L~ l..... :Jj 2 (.:'Ij ~-31 Cl;\SS i T"AIl THIIW SFeET EXTEN::;iON Habitat Preserve The habitat preserve includes approximately 73 acres of riparian corridor and 7 acres of buffer area between the existing sanitary sewer maintenance road and the Specific Plan Area's southerly boundary. Access will be limited by split rail or other open type fencing to reduce human intrusion into this environmentally sensitive area. Trails shall be limited to unpaved walking/nature trails. P1antings shall be restricted to native species. All plantings, trails, fencing, and uses are subject to regulatory agency approval. The Conservation and Resource Management Chapter (Chapter 5) of this Specific Plan also includes policies pertaining to the Uvas Creek riparian corridor. Linear Park Approximately 15 acres of land designated Parks/Recreational Facility located between the Third Street Extension and the riparian corridor and buffer area will provide numerous recreational opportunities as a linear park for community residents. This area, shown as a cross hatch in "Figure 3-1: Land Use Diagram", includes the existing sanitary sewer maintenance road, which will be converted into a Class I recreational trail. A major focus of the Specific Plan is to ensure that adequate pedestrian connections throughout the Specific Plan Area provide convenient access to all open space and recreational resources. This new Class I trail will provide a major public trail corridor along the Uvas Creek Park Preserve and link to other public trails along future roadways in the Specific Plan Area. Ultimately, this trail system will serve as part ofthe regional trail network and may provide a critica11ink to the Bay Ridge Regional Trail. Trail use in the Hecker Pass Area should be limited to bicycles, pedestrians, roller bladers and other non- motorized vehicles. Equestrian uses are prohibited. Recreational facilities including picnic areas, sitting areas, and other similar uses can occur in appropriate locations along the trail. Landscaping should consist of native p1antings and may include mitigation p1antings in particular locations (refer to 7.4. Landscaping). Since most ofthis area is located within the Uvas Creek Setback, proposed uses, landscaping and improvements are subject to regulatory agency and City 3-10 r - _ Ci~~..t.. Land Use iill5fil. 1111I111111111111I Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I approval. More active uses such as tot lots, playgrounds, and p1ayfields will occur outside the setback while mitigation areas, the Class I trail, and passive recreational uses can occur within the setback. Land use policies for public parks and trails are discussed further in the Community Facilities Chapter (Chapter 6). Any development encroachments into the creek setback must be approved by the City of Gilroy and fully mitigated (See Section 5.5). 3.4 AGRICULTURAL LAND USES Agricultural is one of the most critical components of the rural design concept for the Hecker Pass Area because these uses preserve the rural and histon cat character of the Hecker Pass Area. Open agricultural fields preserve views towards Uvas Creek, preserve the scenic corridor of Hecker Pass Highway, buller residential clusters and commercial uses, and create an interconnected network of agricultural and open space lands throughout the Specific Plan Area. Agricultural related commercial development serves as a visual reminder of Hecker Pass' colorful history, preserves existing agricultural operations and takes advantage of the unique tourism potential of the area. Goal 3-5: Provide for the ongoing operation of existing agricultural commercial uses and avoid creation of potentially conflicting uses. Goal 3-6: Provide for limited small-scale Agri- Tourist commercial uses that support and enhance rural tourism in the Hecker Pass Area. 3.4.1 HECKER PASS AGRICULTURE The Hecker Pass Agriculture land use designation provides for ongoing and new agricultural uses within the Specific Plan Area. These agricultural areas are generally located between Hecker Pass Highway and the Residential Cluster (RC) land use designation. These agricultural areas have been sited in such a manner to preserve significant view corridors, maintain the rural character ofthe area, and separate the Residential Cluster (RC) land uses. A more detailed description of these agricultural areas can be found in the Conservation and Resource Management Chapter (Chapter 5). Policy 3-8: Establish significant development buffers along Hecker Pass Highway. Policy 3-9: Establish open space or agricultural areas between Hecker Pass Highway and the Residential Cluster (RC) land uses to provide development buffers. Agricultural crops shall be limited to low intensity crops such as vineyards, orchards and some row crops. An Integrated Agricultural Management Plan shall be prepared as part of the CC&R's for development projects that addresses pesticide use, heavy machinery use, and other elements as described in Section 5.2.1.3 Agricultural Management. All agricultural areas shall maintain Cr- - ~ i~~, Land Use 1II::~:lIlUl Draft Hecker Pass Specific Plan January 2005 3-1] minimum buffers between crops and residential units as described in Section 5.2.1.3 Agricultural Management. It is intended that all the Hecker Pass Agricu1tura11ands be permanent as part of the Specific Plan's program for preservation of agricultural character. Permitted agricultural uses include all types of agriculture, gardens, outdoor plant and tree storage, and wholesale commercial tree and plant production. Temporary uses include bazaars and festivals. No development is permitted in agricultural areas with the exception of ancillary uses related to agricultural such as greenhouses and agricultural accessory buildings.. Some Commercial uses are conditionally permitted within the Hecker Pass Agricultural land use areas such as landscape nurseries and wineries. Permitted and conditionally permitted Hecker Pass Agriculture uses are listed in Table 3-2. 3.4.2 AGRICUL TURAL COMMERCIAL The Agricultural Commercia11and use designation is intended to provide for on-going and future agricultural commercial businesses in the Specific Plan Area. Existing agricultural commercial land will be protected under a new "Agriculture Commercial" land use designation. An example of this type of use is Goldsmith Seeds, Inc. Existing agricultural commercial uses will be protected by creating agricultural buffers between agricultural commercial and residential uses and by locating compatible land uses adjacent to the agricultural commercial uses. Permitted and conditionally permitted Agricultural Commercial uses are listed in Table 3-2. Policy 3-10: Agricultural Commercial buildings shall be setback a minimum of 115 feetfrom the existing centerline of Hecker Pass Highway. Policy 3-11: New habitable residential structures shall be setback a minimum of 50 feet from the Agricultural Commercial land use areas. 3.4.3 AGRI- TOURIST COMMERCIAL To preserve the rural character of the Hecker Pass Area and at the same time capitalize on local tourism, an "Agri-tourist Commercial" land use designation was created for the Specific Plan. Only small-scale commercial uses associated with rural tourism, agricultural uses and some limited recreational services will be allowed. Agri-tourist uses may also include small-scale commercial uses serving local residents and visitors. Examples of such local serving uses include but are not limited to a delicatessen, "mom & pop" grocery r - _ Ci~~, Land Use ii....i. 111111I1111I1111111 Draft Hecker Pass Specific Plan January 2005 3-12 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I market, cafe, bistro, or small coffeehouse. All new commercial uses in the Hecker Pass Area arc limited to a maximum of25% gross area building coverage, with the exception oflands designated Agri-tourist Commercial Overlay, which are restricted to a maximum of 10% gross area building coverage. The remaining area can include agricultural crops, natura11andscaping, fuel hazard reduction zones, gardens, recreational areas, outdoor event and seating areas, tree and plant growing areas, greenhouses, landscaped parking areas and driveways, gazebos, patio covers, tents, etc. Policy 3-12: All Agri-tourist commercial uses shall maintain a relatively small pedestrian scale and shall be, limited to a maximum of 25% gross site area building coverage with the exception of the 5-acre parcel designated as Agri-tourist Commercial Overlay on Figure 3-1: Land Use Diagram. This portion of the Hoey property designated as Agri-tourist Commercial Overlay shall be limited to a maximum 10% site area building coverage. Pedestrian scale development shall be defined as buildings that emphasize pedestrian access, comfort and visual interest. To this end, pedestrian-scale development shall be- small in size, clustered, limited to a maximum of two stories, and include architectural elements such as awnings, columns, porches, and building decorations that are visible at eye level to a pedestrian on the ground adjacent to the building. Policy 3-13: Agri-tourist buildings shall be setback a minimum of 115 feet from the existing centerline of Hecker Pass Highway. Policy 3-14: The design of Agri-tourist facilities shall be consistent with the rural character of the area and with the Community Design Guidelines (Chapter 7) of this Specific Plan. Policy 3-15: No chain or franchise type convenience markets (i.e. 7-11, Stop and Go, etc.) shall be permitted within the Specific Plan Area. err - -- .~iI'\~, Land Use 1I1::~:\1I111 Draft Hecker Pass Specific Plan January 2005 3-13 3.4.4 AGRICULTURAL USE TABLE The specific types of commercial uses and their general character that are permitted in the Specific Plan Area are summarized in the table below: Table 3-2 Agricultural Use Table Agricu1tureIHorticu1ture (all t es) A . cultural! Horticultural research 1aborator A . culturelHorticulture accessory building All uses associated with ongoing operations of Goldsmith Seeds, Inc. Anti ue sho Art studio or Galler Bazaar Small bakery Bed and breakfast inn Christmas tree lot Farmers market, outdoor and indoor sales of fresh produce, and roadside produce stand. Ancillary sales of prepared take-out food are ermitted. Festival Florist Garden Greenhouse Health and beaut s a facility (visitor serving) Health and beauty spa facilities ancillary use (visitor servin )4 Landsca e nursery Li uor sales (On-site consum tion) Liquor sales (Off-site consumption) in conjunction with a small grocery store, restaurant, deli, winery or "mom and pop" style market Live/Work units- Loft or studio units Offices associated with on-site agricultural roduction Offices associated with on-site horticultural roduction Outdoor amusement/Recreation Outdoor lant and tree storage 3-14 N N N T N N N X N N T N N X N X X T X X T N X X T N X X N N C N T X X X N N X C T X X N X C N C N C C N N N X X N N N X X N X N C N r - _ CKl!!i~~..a.. Land Use iilliii'. 11I1111I11111111111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I Hecker Pass A riculturelO Agri-tourist Commercial I Pottery or Ceramics studio (hand made craft only, no manufacturing) Private ark! 1ayground Pumpkin Patch Recreational service establishment uses including bicycle and skate rental (no motor vehicles) and limited retail sales of goods related to the rimary service of the use. Retail sales associated with agriculture Seasonal outdoor/booth sales related to produce sales or recreational services and rentals. Seasonal recreational equipment rental on a daily "set-u "and "take down" basis Small grocery store or deli, "mom & pop" style market6 Small restaurant, cafe or bistro style in-door and/or out-door "sit down" restaurant9 Small winery with conditionally permitted on- site and off-site liquor sa1es8 -Small wine tasting and retail sales establishments for local wineries9 Wholesale commercial tree and 1ant roduction Wholesale and retail commercial garden center N N N C N N x X X I I N N X N N X N N T I N N c .. ,~ N N X I N N X I I C X X C N N X X C X N N I I x= Unconditionally Permitted C = Permitted only with Conditional Use Permit granted by Planning Commission T = Temporary Use N = Not Permitted Footnotes for Commercial Use Table: I I I 1 = Must be visitor and local resident serving. No chain type or large production bakeries. May also include on-site sales and food services. 2 = Bed and Breakfast Inns must meet the following conditions: (1) The Inn may be no larger than 15 guest rooms (2) Food services are limited to breakfast, lunch, and dinner (3) Special events such as wine tasting, weddings, small celebrations, arts and crafts shows, etc. are allowed 3= Health and beauty spa must meet the following conditions: (I) Primarily for day use (2) Limited overnight accommodations (3) Outdoor recreation such as tennis, handball or swimming are allowed 4 = Ancillary uses may include limited restaurant facilities for the spa patrons and visitors or any other use deemed to be appropriate by the Planning Commission. 5 = Live/work lofts are defined as units that function as both living quarters and work studios for artists or other professionals. I I I I Cr - --- .~ i~~, Land Use 1lI::~~mlUlI Draft Hecker Pass Specific Plan January 2005 3-15 6 = Must be visitor and local resident serving. No chain or franchise type convenience marts. May also include deli take-out food services. 7 = No chain or franchise type restaurants or fast food restaurants are permitted. 8 = Small Winery shall generally be defined as facilities that produce up to I 0,000 cases of wine per year and may consist of the following (I) Bottling/crushing facilities (2) Lab and office space (3) Tasting room, storage (4) Indoor events room (5) Small outdoor event or picnic area. 9 = Wine tasting facilities may be developed in conjunction with any of the food serving establishments permitted in the Agricultural Commercial category or the Agri-tourist Commercial category and may include tasting room, storage, office, and small indoor events room. 10= Conditional uses within the Hecker Pass Agriculture land use category should be located in the least viable agricultural lands. 3.5 RESIDENTIAL LAND USE Residential development in the Specific Plan Area is intended to have a "rural" or "traditional" character that is consistent with the area's scenic rural setting and enhances Hecker Pass' historic, agricultural and wine country character. Residential development has been clustered to preserve larger areas for agricult_ure and open space uses and to preserve views and the overall character of the Hecker Pass Area. The Residential Cluster land use areas will incorporate "Livable" and "Wa1kab1e" community design principles to encourage compact, multi-dimensional land use patterns that ensure a mix of uses, minimize the use of cars, and promote walking, bicycling and transit access. The Specific Plan designates approximately 145 acres, or 34% of the total 423-acre Specific Plan Area, for residential uses. Approximately 17 homes already exist in the Hecker Pass Specific Plan Area. The majority of these homes are located north of Hecker Pass Highway near the intersection of Hecker Pass Highway and Santa Teresa Boulevard, in areas designated Hillside Residential on the Land Use Diagram. New residential development will be located in three distinct clusters: One north of Hecker Pass Highway adjacent to the Municipal Golf Course, and two south of Hecker Pass Highway. At maximum build out, the residential uses allow up to 506 new dwelling units resulting in an overall residential density of less than 1.2 du/ac for the Specific Plan Area. Goal 3-7: Create a unique rural residential environment with a character that reflects that of the Hecker Pass Area. New residential development should be designed to facilitate interaction between neighbors and foster a sense of community. Designs for residential areas should illustrate the development of "wa1kab1e," pedestrian-scale neighborhoods, and the creation of pedestrian and bicycle facilities that make the area easily accessible to all residents and visitors by foot or bicycle (See Section 3-16 Cr- - ~i~~ Land Use li....;I' 11I11I11I11111I1111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 4.9 - "Pedestrian and Bicycle Circulation"). While the development areas must also accommodate automobile traffic and provide convenient access, it is important that the residential areas not be dominated by roadway improvements. The aesthetics of future infrastructure and residential development are critical to the success of the Specific Plan. The Circulation Chapter (Chapter 4) and the Community Design Chapter (Chapter 7) establish design guidelines to ensure that new development fits the rural character of the area. The rural character of future development will be dependent upon careful and creative implementation of site planning, architectural design, and landscaping guidelines set forth in the Specific Plan. Goal 3-8: Create an attractive rural image and identity for the residential areas through the implementation of the "Livable Community" design principles, rural development and the design guidelines established in the Specific Plan. The foremost concept for residential uses in the Hecker Pass Specific Plan is to provide diverse housing types throughout the Specific Plan Area. This will be ach~eved by providing more sInai I lot residential units in place of one large residential unit. For example, 5 small residential10ls or 5 townhomes can be sited on the same size lot as one large estate home (See Figure 3-4). Figure 'J-+: Lstate Home v. T ownhome 1 ESTATE HOME 5 TOWN HOMES Diverse housing types ensure that a larger percentage of the proposed housing in the Hecker Pass Specific Plan Area will be affordable to a wider variety of socioeconomic classes. Housing types have been distributed evenly throughout the Specific Plan Area through the creation of the Hecker Pass Residential Cluster land use designation. 3.5.1 HECKER PASS RESIDENTIAL CLUSTER The new Residential Cluster land use designation was specifically created for the Hecker Pass Specific Plan. The Residential Cluster designation is designed to allow clustering of units in traditional neighborhoods in order to preserve agricultural and natural open space in much of the Hecker Pass Area. The design of these traditional neighborhood clusters will utilize the "Livable Community" principles which include the incorporation of strategically located parks, paseos, squares, greens and other open space areas. These principles are further discussed in Chapter 7 and are intended to enhance the natural environment and increase the quality oflife, neighborhood and community. Cr- - .~i~~, Land Use 1II;:~~\1I111 Draft Hecker Pass Specific Plan January 2005 3-17 Policy 3-16: Adequate park and recreational facilities shall be provided within each Residential Cluster as determined through the Planned Unit Development process. Three areas have been designated Residential Cluster to allow for rural type clustered development within the Hecker Pass Specific Plan Area. The north cluster is located entirely on the Hoey property north of Hecker Pass Highway. The west cluster is located on the South Valley National Bank/Raley's, Hoey and Arias properties, south of Hecker Pass Highway near the existing Lone Oak properties. The east cluster covers the Filice, Vanni, Goldsmith Seeds and Hoey properties south of Hecker Pass Highway. The Residential Cluster land use designation is designed to allow for a diverse mix of residential unit types, similar to the City of Gilroy's Neighborhood District land use designation. By establishing a "target mix" of lot types, the Specific Plan ensures that numerous housing types are provided. Lot types have been generally described as falling into three lot type or typical lot size categories: Typically 2500-3500 SF Lots, Typicall?, 3500-6000 SF Lots, and Typically greater than 6000 SF Lots. Individua110t sizes within each category may vary according to Policy 3-18. By providing a bulk of the residential units in the mid-range of lot types (typically 3500-6000 SF Lots) and requiring a certain percentage of smaller lot types (typically 2500-3500 SF Lots), the Specific Plan provides greater affordabi1ity than would occur if the site were developed with only large lot residential units such as typically found in rural development. The Specific Plan also allows for a transfer of up to 25 units to or from any cluster provided that the percentage oflot types in each cluster is consistent with Figure 3-6. Allowing a transfer of units between development clusters provides greater flexibility to provide innovative and creative residential neighborhood designs that incorporate "livable community" design concepts. Goal 3-9: Provide varied housing types with connectivity in each residential cluster. The boundaries separating the Residential Clusters from the Hecker Pass Agriculture areas may differ from the boundary locations indicated in the Specific Plan document as long as there is no change in the net acreage of Hecker Pass Agriculture-designated land. Policy 3-17: Individual lot sizes within each lot type category may exceed the maximum limit of that category where unusual lot placement (i.e. cul-de-sacs, knuckles, etc), lot configuring, topography, or grading requirements require the maximum lot size to be exceeded. Policy 3-18: 3-18 Cr - -- t\!!i~~ Land Use iilliiil' 111I11I111111/11111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 3-19: Up to 25 units may be transferred to or from any Residential Cluster, as long as the percentage of lot types in each cluster is consistent with the charts in Figure 3-6. New residential unit distribution by housing type is based on a target percentage oflot types throughout the Specific Plan Area. The intent is to ensure a diverse housing type within each residential cluster while at the same time providing creativity and flexibility of design. Figure 3- 5 shows the overall target percentage of each type within the overall Specific Plan Area: Figure ,-5: Distribution of New Housing T 'ypes within entire Specific Flan Area Typically Larger than 6000 SF Lots 111 Dwelling Units 22% Typically 2500-3500 SF Lots 102 Dwelling Units 20% Typically 3500- 6000 SF Lots 293 Dwelling Units 58% 506 Total Dwelling Units Note: Percentages have been rounded to the nearest whole percentage. These various lot types have been distributed among the three designated Residential Cluster areas. Lot types have been distinguished by typica110t size and may consist of a variety of housing types and lot sizes. The distribution of lot types for each residential cluster is shown as a percentage of the total number of units per cluster in Figure 3-6. Cr - -- ~ i~~..a. Land Use ii....I. 11I1111 III IIi 111111 Draft Hecker Pass Specific Plan January 2005 3-19 Figure )-6: Distribution of New Housing T 'ypes b'y Kesidential Cluster North Cluster (57 Dwelling Units): Typically 2500-3500 SF Lots 6 Dwelling Units 11% Typically Larger than 6000 SF Lots 24 Dwelling Units 42% Typically 3500-6000 SF Lots 27 Dwelling Units 47% West Cluster (205 Dwelling Units): Typically Larger than 6000 SF Lots 76 Dwelling Units 37% Typically 2500-3500 SF Lots 20 Dwelling Units 10% Typically 3500-6000 SF Lots 109 Dwelling Units 53% East Cluster (244 Dwelling Units): Typically Larger than 6000 SF Lots 11 Dwelling Units 5% Typically 3500- 6000 SF Lots 157 Dwelling Units 64% 506 Total Dwelling Units Typically 2500-3500 SF Lots 76 Dwelling Units 31% Note: Percentages have been rounded to the nearest whole percentage. r - _ Ci~&''''' Land Use Ii"";'. 111111I11I111111111 Draft Hecker Pass Specific Plan January 2005 3-20 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Table 3-3 also shows the distribution oflot types in each cluster and throughout the entire Specific Plan Area: Table 3-3 Residential Cluster Lot Size Requirements North Cluster West Cluster East Cluster Total du % du % du % du 0/0 Typically 2500- 6 11% 20 10% 76 32% 78 15% 3500 SF Lots Typically 3500- 27 47% 109 53% 157 64% 340 64% 6000 SF Lots Typically Larger 24 42% 76 37% 11 4% 112 18% than 6000 SF Lots Total 57 100% 205 100% 244 100% 506 100% --- Density 2.7 du/ac 6.6 du/ac 6.8 du/ac 5.75 du/ac net A detailed description of the housing types appropriate for each lot type listed below is provided in Section 7.2 of the Community Design Chapter. Tyoically Typically Tvoically Lan!er 2500- 3500 SF Lots 3500-6000 SF Lots Than 6000 SF Lots . Multi-Family . Small lot sing1e- . Standard lot sing1e- . Mixed Use family attached family detached . Small lot sing1e- . Small lot sing1e- . Large lot sing1e- family attached fami1 y detached family detached . Small lot sing1e- . Standard lot sing1e- family detached fami1 y Accessory dwelling units and structures are allowed on all single-family lots provided they meet the requirements set forth in the City of Gilroy Zoning Ordinance. These units are allowed as a separate rental unit and are not subject to the RPO since these units are intended to provide an affordable housing alternative and do not require separate sewer and utility connections. By providing secondary dwelling units on single-family lots, families may rent the unit to elderly relatives, children who have moved back home and other dependants. In addition, rent from secondary units can be used to supplement the income of first time homebuyers who would otherwise be unable to afford the mortgage associated with single-family homes. ar- - .~il~~, Land Use 1II::lf;~mlllll Draft Hecker Pass Specific Plan January 2005 3-21 3.5.2 LOW DENSITY RESIDENTIAL OVERLAY This is a special category for the three existing small properties in the area of Two Oaks Lane (Castro, Thomas, and Suner properties). The intent of this land use is to provide consistency of density and housing types between the existing homes on Two Oaks Lane and future residential development. These small properties are limited to traditional single-family detached homes that would be typically found in the existing City of Gilroy R-1 zoning district. Development of these properties will require property owners to obtain a "Small Project" approval for residential allocations (RDOs) from the City of Gilroy or compete for RDO allocations if small project exemption units are unavailable at the time of development. 3.5.3 HILLSIDE RESIDENTIAL Hillside Residential is an existing General Plan designation that provides for low density sing1e- family detached residentia110ts (0.5-4.0 du/ac) with actual allowed densities determined on a site specific basis according to the slope-density formula set forth in the Residential Hillside zoning district requirements. This formula relates the average slope of the site to the number of allowable dwelling units. Limited density bonuses, not to exceed 30 percent, may be given if preferred development techniques are utilized (as specified in the Zoning Ordinance). Most ofthe existing homes on the north side of Hecker Pass Highway fall within this land use category. Pursuant to the provisions of the City of Gilroy General Plan for the Hecker Pass Area, entitled projects such as The Forest and Country Estates are exempt from the land use restrictions of the Hecker Pass Specific Plan. Therefore, lands associated with the planned portions of The Forest residential development and Country Estates, have been designated Hillside Residential to retain the existing General Plan land use of these properties. Any future hillside units will be required to abide by the existing City regulations for Hillside development. 3.5.4 RESIDENTIAL USE TABLE The Residential Land Use Table shows what land uses are unconditionally permitted, permitted with a Conditional Use permit granted by the Planning Commission, permitted subject to approval of the Planning Director, and allowed on a Temporary Basis: 3-22 Cr- - li'!!i~~ Land Use ii&,i.' 11I111111111111111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I x= Unconditionally Permitted C = Permitted only with Conditional Use Permit granted by Planning Commission D = Permitted subject to approval of the Planning Director T = Temporary Use Footnotes for Residential Use Table: I = Accessory Dwelling Units and Structures must meet the current zoning ordinance requirements (See City of Gilroy Zoning Ordinance) 2 = Permitted only if regulations of the City of Gilroy Zoning Ordinance are met. 3.6 COMMUNITY FACILITIES There is one area designated Community Facilities within the Specific Plan Area. Land uses within the Community Facilities district include schools, religious and social centers, community centers, recreational centers and other institutions that provide a community service. All new community facility uses in the Hecker Pass Area are limited to 25% gross area maximum building coverage. The remaining area can include landscaping, play areas, p1ayfields, other recreational areas, gardens, outdoor event and seating areas, tree and plant growing areas, landscaped parking areas and driveways, gazebos, patio covers, tents, etc. A detailed description of the goals and policies for community facilities can be found in the Community Facilities Chapter (Chapter 6). Goal 3-10: Provide institutional, educational, community and recreational opportunities for the Gilroy Community. Uses permitted under the Community Facilities land use designation within the Hecker Pass area include social and religious institutions, community centers and recreational centers or any combination of these. 3.6.1 INSTITUTIONAL USES Institutional facilities may include public or private religious and social institutions, educational facilities, or other large assembly uses as approved by the City via a Conditional Use Permit. These facilities shall be consistent with the rural character of the area, shall be subject to the design guidelines provided in Chapter 7, and shall be subject to the Planned Unit Development Architectural and Site Review process. Institutional facilities may consist of a main structure and ancillary structures. Ancillary structures may include offices, wedding chapels, small bookstores and gift shops that sell institutional related merchandise, p1ayfields, or any other ancillary uses deemed appropriate by the City of Gilroy during the Architectural and Site Review process. Conditional uses may include day care facilities, special needs facilities, and long-term public or private use of facilities by organizations other than the primary user. Religious and Cr- - t;!!i1~~, Land Use iilliiil 11I111111111111111I Draft Hecker Pass Specific Plan January 2005 3-24 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I social institutions shall be consistent with the rural character of the area, shall be subject to the design guidelines provided in Chapter 7 and shall be subject to Planned Unit Development Architectural and Site Review. Nighttime lighting of play fields shall require a Conditional Use Permit. 3.6.2 COMMUNITY CENTER A community center that serves the needs of the Hecker Pass Area may include auditoriums, meeting halls, art galleries, small-scale stage theaters, meeting rooms, indoor and outdoor event and seating areas, gardens, and studios for art and music. The community center should be designed to serve the needs of Specific Plan Area and should provide a connection to the Uvas Creek Park Preserve and the recreational trail. Nighttime lighting of outdoor event areas shall require a Conditional Use Permit. 3.6.3 RECREATIONAL FACILITIES With the exception of those recreational facilities deemed ancillary to the above institutional uses, a Conditional Use Permit will be required for recreational facilities. Recreational facilities should provide recreational opportunities for residents of the Specific Plan Area, as well as Gilroy residents as a whole. Indoor and outdoor recreational uses may include facilities such as playfields, sport courts, skate rinks, parks, playgrounds, swimming pools, fitness centers, health clubs, gymnasiums, or any other recreational use deemed appropriate by the City of Gilroy through the Conditional Use Permit process. Recreational uses should be consistent with the rural character of the area. Both buildings and outdoor recreational facilities should be screened from Hecker Pass Highway. Recreational uses, especially outdoor uses, should also emphasize a connection to the Uvas Creek recreational trail. All recreational uses shall be subject to design guidelines established in Chapter 7 and shall be subject to Planned Unit Development Architectural and Site Review by the City of Gilroy. Nighttime lighting of playfields shall require a Conditional Use Permit. 3.6.4 EDUCATIONAL FACILITIES Private and public educational facilities including preschools, elementary schools, high schools, and other educational facilities may be provided under the Community Facility land use designation. Educational facilities may consist of classrooms, gymnasiums, multi-purpose rooms, cafeteria, bathrooms, playgrounds, playfields, and other uses deemed appropriate by the City of Gilroy during the Planned Unit Development Architectural and Site Review process. Conditional uses may include day care facilities, and other uses that the City deems consistent with the intent of the land use designation. Nighttime lighting of playfields shall require a Conditional Use Permit. C... - -- i\l! i~l~' Land Use JII::~~llllll Draft Hecker Pass Specific Plan January 2005 3-25 [This Page Intentionally left blank] 3-26 ...- - Ci~~"",- Land Use ii__... 11111111I111111111 Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 4 CIRCULATION AND TRANSPORTATION 4.1 INTRODUCTION One of the central concepts of the Hecker Pass Specific Plan is to maintain the rural character and scenic qualities of the area. The transportation and circulation system for the Hecker Pass Specific Plan is designed to utilize existing roadway systems and to provide new local roads as well as trails and sidewalks for non-vehicular circulation. The Specific Plan is designed to preserve the area's rural character and promote walking and bicycling as convenient alternative modes of transportation and recreation. Collectively, these circulation systems promote the concept of "livable and walkable" communities by providing connections between neighborhoods, recreation areas, local agricultural commercial and agri-tourist establishments, points of interest and adjacent areas. Goal 4-1: Provide a transportation and circulation system that safely accommodates traffic within the Specific Plan Area while preserving the Hecker Pass Area's rural agricultural character. Goal 4-2: Provide a transportation and circulation system that creates connections between existing and planned uses within and around the Specific Plan Area. Goal 4-3: Provide non-vehicular circulation routes within the Specific Plan Area as an alternative to motor vehicles to promote the concept of "walkable communities. " 4.2 EXISTING ROAD SYSTEM The existing transportation system serving the Hecker Pass Specific Plan Area consists of Hecker Pass Highway (State Route 152), First Street, Santa Teresa Boulevard, Third Street, Two Oaks Lane, Lone Oak Court, and Burchell Road. In addition, numerous driveways take access from Hecker Pass Highway including the Lutheran Church, Goldsmith Seeds, the South Valley National Bank/Raley's Property, Bonfante Gardens, and residences located on either side ofthe Highway. HECKER PASS HIGHWAY Hecker Pass Highway (State Route 152) is a State Highway providing the primary east-west connection between Highway 101 in Gilroy and Highway 1 in Watsonville. Hecker Pass Highway begins at the intersection of Santa Teresa Boulevard and extends west to the City ofWatsonville. The portion that runs through the Specific Plan Area consists of two lanes separated by a double yellow line. The posted speed limit on most of this section of highway is 55 mph, except for a 40 mph section near the intersection of Santa Teresa Boulevard. The roadway is lined with large Deodara Cedar trees and significant oak trees providing a scenic corridor through the area. -. Circuladon and Tnn'po,tadon -. -. Drnflllerka Pas, Sperij", Plan Januacy 2005 4-1 FIRST STREET First Street is the extension of State Route 152, east of Santa Teresa Boulevard. This urban roadway varies between two and four lanes with signalized intersections and extends through the City of Gilroy to Monterey Street. First Street serves as a major arterial and provides access to the numerous commercial businesses located on both sides of the street. The posted speed limit on this section of highway is 40 mph. SANTA TERESA BOULEVARD Santa Teresa Boulevard is designated by the City of Gilroy General Plan as "Expressway" and consists of two lanes that run in a north/south direction, parallel to the easterly side of the Hecker Pass Specific Plan Area. The Village Green Project lies between Santa Teresa Boulevard and the bulk of the Specific Plan Area. Santa Teresa Boulevard connects to Highway 101 via Castro Valley Road to the south and continues northward toward Morgan Hill and San Jose. Improvements to widen Santa Teresa Boulevard between First Street and Longmeadow Drive to a four-lane expressway are under construction and are projected to be complete by 2004. The posted speed limit is 45 mph. THIRD STREET Third Street is an east-west residential collector street that intersects Santa Teresa Boulevard south of First Street. Until recently, Third Street formed a T-intersection with Santa Teresa Boulevard. As part of the Village Green project, Third Street was extended across Santa Teresa Boulevard and now terminates at the Specific Plan Area's easterly boundary. The intersection has been signalized but still only allows for right-in/right-out movements on the eastern side of Santa Teresa Boulevard. TWO OAK LANE AND LONE OAK COURT Two Oaks Lane and Lone Oak Court are two small private local roads that currently serve three existing residences on the Suner, Castro and Thomas properties and the Giacalone Property. Both roads are located south of Hecker Pass Highway. Two Oaks Lane forms aT-intersection with Hecker Pass Highway near the Hoey/Giacalone Property line. Two Oaks Lane terminates at the southerly property line of the Giacalone property and intersects at a 90-degree angle with Lone Oak Court. BURCHELL ROAD Burchell Road is a narrow two lane county road that serves County residential properties north of Hecker Pass Highway and also provides a connection to the Country Estates residential community in Gilroy. Burchell Road forms a T-intersection with Hecker Pass Highway, which is stop controlled. 4-2 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 4.3 CIRCULATION CONCEPT The main goal of the Circulation Chapter is to create a balanced and well organized circulation system that will accommodate proposed development and allow people to get around by car, bicycle, foot and public transit while preserving and enhancing the rural agricultural character of the Hecker Pass Area. Streets, sidewalks and bicycle paths will contribute to a system of fully connected and interesting routes throughout the Hecker Pass Area. By placing emphasis on the pedestrian rather than the automobile, the Specific Plan will provide for greater neighborhood interaction, and a more attractive environment. Traditional street designs and traffic calming features will help slow traffic to create safer, quieter, pedestrian and bicycle friendly streets. Figure 4-1 shows a Conceptual Circulation Plan for the Hecker Pass Area. Figure +-1: Conceptual Circulation Flan < ~~ East Imel'SC(..'lIun l' 1 5 o II: r t ~ EX. HECKER PASS I-UGJIWAY tSfAlli ROtJfE 1521 \1 Wesl UlfCnit::(."don L..'RRAN F..x. TtDRD COLLE<..'T S1'REIrr Hecker Pass Specific plan Area Boundary General Plan Expressway General Pian Arterial Rural Conector Road ................ Rural Entry Road Rurdl Resldenllal ROc'ld o Roundabout .. Future Signalized Inlersection Note: The Hecker Pass Conceptual Circulation Plan is conceptual only. Actual alignments, intersection locations and designs may vary, subject to City of Girly and Caltrans Review. The circulation system in the Hecker Pass Area will utilize the existing major thoroughfares including Santa Teresa Boulevard, Third Street and Hecker Pass Highway to accommodate future traffic in the area. Existing thoroughfares will be improved and new roadways will be constructed to accommodate the additional traffic generated by new development. New roadways include the following: /~ Circulation and Transportation ~ Draft Hecker Pass Specific Plan January 2005 4-3 THIRD STREET EXTENSION Third Street will be extended from its current terminus at the Village Green Property through the Specific Plan Area along Uvas Creek to connect with Hecker Pass Highway. The Third Street Extension will intersect with Hecker Pass Highway approximately 450 feet east of the existing Two Oaks Lane Intersection. STREET A A new roadway will be provided to serve the development north of Hecker Pass Highway. This new street, referred to as Street A in the Circulation Plan, will intersect Hecker Pass Highway at the same location as the Third Street Extension, forming a four-legged intersection. Street A will extend through the Hoey property and may potentially serve as an additional access to Country Estates and a new entrance to the existing City Municipal Golf Course. This new road will also serve the future agri-tourist and residential uses proposed for this area. The exact alignment and extent will be determined at the time of development. STREET B A new roadway, shown as Street B on the Circulation Plan, will be constructed in the easterly portion of the Specific Plan Area that will connect Third Street to Hecker Pass Highway. The exact alignment of this roadway will be determined at the time of development. This roadway will serve as a secondary access for the Specific Plan Area and will primarily serve development in the easterly portion of the Specific Plan Area. This new roadway may also serve as the main access for the Goldsmith Seeds Agriculture Commercial area and as a second access for South Valley Community Church. OTHER ROADS Additional new roads will need to be constructed as part of future development of the area. The location of these roadways will depend on the final design of the residential and commercial uses within the Specific Plan Area. Therefore, these roadways have not been indicated on the Circulation Plan. Street classification and design guidelines of future roadways are specified in Section 4.6. Any frontage roads adjacent to Hecker Pass Highway shall be located and designed to avoid the existing stands of Deadora Cedar Trees and Oak Trees that currently line the Highway. 4-4 Circulation and Transportation _ -. -. Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 4.4 HECKERPASSHIGHWAY Perhaps the most important consideration identified by the General Plan and the Specific Plan for the Hecker Pass Area is the protection of Hecker Pass Highway's scenic qualities. In order to protect this scenic corridor, the Hecker Pass Specific Plan discourages the widening of Hecker Pass Highway by providing a series of intersection improvements intended to maintain acceptable levels of service through the Specific Plan Area. By avoiding future widening along most of the corridor, the existing stands of Deodara Cedar trees that add to the scenic quality of this corridor can be preserved to the greatest extent possible. The Specific Plan also establishes a setback corridor to allow for any necessary future improvements to the Highway. The setback corridor is discussed in further detail in Section 4.4.2. 4.4.1 INTERSECTION IMPROVEMENTS In order to accommodate new traffic generated by development, maintain acceptable levels of service along Highway 152, and help reduce the needfor full widening of Hecker Pass Highway, the Specific Plan requires intersection improvements at two new intersections proposed by the Conceptual Circulation Plan: the intersection of Hecker Pass, Third Street and Street A and the intersection of Street B and Hecker Pass Highway. Policy 4-1: Traffic signals, turn lanes, and other intersection improvements shall be constructed at two (2) new east and west intersections with Hecker Pass Highway. Policy 4-2: Limit new future access along Hecker Pass Highway by directing internal roadways to the two new streets intersecting with Highway 152. Policy 4-3: All streets in the Specific Plan Area shall be constructed with signage that meets or exceeds the minimum standards for traffic enforcement. HECKER PASS HIGHWAY. THIRD STREET AND STREET A INTERSECTION The intersection of the Third Street Extension, Street A and Hecker Pass Highway (west intersection) will have four-legs. These improvements are illustrated in Figure 4-2. -. CI<enladon and T<an'pnctatlon - . - . D,afl Herka Po" Specific Plan Januacy 2005 4-5 HECKER PASS HIGHWAY AND STREET B INTERSECTION The Street B and Hecker Pass Highway intersection (east intersection) consist of a four-legged signalized intersection. The leg on the north side of Highway 152 will serve only as a driveway access for the existing Lutheran Church and limited existing residences. Figure 4-3 illustrates the future intersection improvements. Once the east intersection improvements have been completed, the Goldsmith, Vanni and Filice property accesses from Hecker Pass Highway may be eliminated. This includes the existing entrance to Goldsmith Seeds, the Highway 152 access on South Valley Community Church's property and access to the Vanni and Filice properties. All properties may then take access from Street B. 4-6 Circnladnn and Tran'pnrtadon /~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I - -- \f) ~ c v E v > o L CL E - N .t- v L ::; bJ) tL. c o ,- ~ U v \f) L V ~ C - ~ \f) V ~ ro :J ~ CL V U C o U - - c ro CL \J ro (.J: c 'u 0 V '-l- CL .;.:= V) ro oJ)U oj) ::r) ro 0 CL L L '_ V ~ \J V 1: \J - I< ~ w "" ~ffi~ ~i~ ~l5l5 00 ~ tl zzoi~ ~~~ ~~S!z l5 ;~~~~~;~~~i ~ 115 · · I · · · · · I . I . ~~1ll~1<~j!;~~1ll1ll!i~ Zz % a::: '" u ~ei zz ON) SS3:>:> Z-Gd J33HS 33S - 3NnH:>~vn (J\ (J\ OJ 'T (\j 'TN ~ c.-- I!: tl C) ! f)l .... ~ ~ I ~ ~ ~ I!!I ; I ~! . JI~ ! ~.; ~i i!H ~" wZ Ul5 H ~a. lH ffi~ ~~ ~- (J)Q.. UU fflo: ~~ 85 Ul 0( w >-r ~.. Q.) c . ~ p(, ui --' ~j!;:~~ c: Q.) 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(/J ~ '" .... ~ -' to i: u ~l " ~ '" 1>;""-- 0 .!:: G - 0 >, ~ c " ~ '" ~ OD "fii OJ " to ~ ;;:: 0 ~ ~ C) OJ ;; ;:I (/J >, .... '" ::- >, '" s (/J ~ ~ OJ S OJ ~ ~ OD 'fii OJ " (/J .!: ~ " '~ OJ ~ !l vi ~ ~ OJ S ~ ,~ to to ;:I ~ C) <r: >, -a o to ;:I ~ 0.. OJ C) ~ o C) OJ .... '" (/J ~ ~ OJ S OJ ::- o .... 0.. ,5 OJ (/J OJ .!: E-o OJ ~ o Z - - G) r .... + ~ i: - - I I I I I I I I I I I I I I I I I I I 4.4.2 HECKER PASS SETBACK CORRIDOR As the City of Gilroy continues to develop after the Specific Plan has been fully developed, additional traffic may occur through the area. This could result in decreased levels of service that may require additional intersection improvements to improve the level of service to an acceptable level. In order to accommodate for future improvements along the Highway, the Specific Plan has established a minimum 115-foot setback from the existing centerline of Highway 152. Figure 4-4 illustrates the location of the "Hecker Pass Highway Setback Corridor" . Figure +-+: Hecker F ass Highwa,y Setback Corridor c.c:mRl1Xm C~ UMt'I' OF ~ PASS SE'1'aACK CdRRIDI.:'JR This corridor is intended to provide for future improvements and is also associated with the potential future designation of Hecker Pass Highway as a State Scenic Highway. Policy 4-4: No Development shall be allowed within 115 feet of the existing centerline of Hecker Pass Highway with the exception of future roadway improvements necessary to maintain adequate levels of service through the Specific Plan Area:. Agricultural crops, landscaping, roads, and limited pedestrian paths are allowed within the setback corridor. Limited signage may also be located within this setback corridor but should be limited in size and type and shall conform to the signage guidelines provided in Sections 7.3.2 and 7.4.6. Off-site signage is prohibited. Policy 4-5: Soundwalls to attenuate sound generated by traffic on Hecker Pass Highway or any other roadway in the Specific Plan Area are strictly prohibited. 4.5 ROADWAY CHARACTER The physical character of the circulation system and the design of individual roadways are critical elements in establishing and maintaining a rural ambiance in the Specific Plan Area and establishing a high quality oflife for new residents and visitors. The Specific Plan emphasizes the creation of pedestrian- friendly, rural residential neighborhoods. Many of the design guidelines that have been developed for the Specific Plan Area's roadways emphasize aesthetic criteria in order to reduce the visual prominence of the automobile within the area. Many of these guidelines also help define the functional character ofthe circulation system. Functionally, -. Cu-cnlaHon and Tcan'po,'adnn . . Dmflllerker Pa" Speriftc Plan Ian"",y 2005 4-11 the Circulation Plan will attempt to maintain low traffic volumes and reduced speeds on local streets. The volume of traffic within the Specific Plan Area will ultimately be determined by existing and proposed land uses in and around the area. While the Specific Plan cannot prohibit vehicular traffic, it can attempt to implement design principles that will help to reduce traffic and excessive speeds. To reduce traffic volumes and speeds, improve pedestrian safety, and reduce traffic noise, developments should incorporate some of the following design principles: . Create residential clusters to reduce the number of automobiles utilizing each street for pnmary access. . Reduce cut-through traffic by eliminating unnecessary connections between thoroughfares. . Create shorter residential streets to discourage build up of speeds. . Create narrower street cross sections to reduce the comfort level of drivers and consequently the speeds of vehicles. . Require extensive planting of street trees along all roadways. . Utilize traffic calming devices such as islands, roundabouts, offset intersections, divided roadways, bulb-outs and other such designs to discourage cut-through traffic and excessive speeds. . Create an extensive off-road trail system to accommodate pedestrian and bicycle travel that provides an alternative to automobile use. To ensure preservation ofthe area's rural character, the Specific Plan establishes special rural roadway design guidelines that provide a rural feel and appearance. The Circulation Plan safely accommodates increased traffic resulting from new development in and around the Specific Plan Area. At the same time, the circulation system design discourages higher traffic volumes and excessive speeds which result from the wider, high capacity, "urban" street designs normally used. The Circulation Plan is designed under the premise that the Hecker Pass Area would be a destination, not a circulation corridor leading to somewhere else. An additional goal of the plan is to maintain rural roadways with low traffic volumes and leisurely traffic speeds that allow visitors and residents to enjoy the scenic, rural setting of the Hecker Pass Area. Policy 4-6: All streets in the Specific Plan Area shall be constructed with signage that meets or exceeds the minimum standards for traffic enforcement. Policy 4-7: Design streets to safely accommodate the projected traffic volumes for the Specific Plan Area. Policy 4-8: The design and alignment of Third Street within the Specific Plan Area should discourage "cut-through" traffic and reduce excessive speeds by incorporating traffic calming devices. Policy 4-9: Strive to create new public "rural road" classifications and design guidelines for roads within the Hecker Pass Specific Plan Area to ensure preservation of the area's rural character. 4-12 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 4-10: Utilize existing roadway systems to provide access to the Specific Plan Area in order to minimize extensive development of new access roads to the Specific Plan Area. Policy 4-11: Developers shall work with City staff to develop a narrow street section specifically designed to reflect the rural design themes of the Specific Plan Area. NARROW STREETS: Developers within the Specific Plan Area should work with City staff to develop narrower street sections within the Specific Plan Area. These narrow street sections should be designed to reflect the rural design principles discussed in the Specific Plan. Narrow traditional street sections are a basic design principle of the "Livable Community" concept and have been incorporated into the design of Specific Plan street sections. N arrow streets create a more pedestrian friendly environment, foster a sense of community, reduce environmental impacts and cost less to maintain. Narrower streets encourage pedestrian activity. By placing houses and street trees closer together, the streetscape becomes more defined making the street a more pleasant environment. The reduced width allows tree canopies to grow together, creating a shaded corridor and cooler ambient temperatures in the summer. Trees and the additional room for landscaping features improve the quality ofthe streetscape. The reduced lane widths also lower the driver's comfort level, forcing them to slow down. Reduced speeds along the roadway create a safer walking environment. Neighborhood interaction is also encouraged since neighbors are in closer proximity to one another and are more likely to spend time in their front yards. Reduced street sections require less paving. The reduced amount of impervious surface is beneficial to the environment because it reduces the amount of non-point source pollution, reduces the amount of concentrated flows, and allows water to percolate through soil back into the water table rather than through a storm drain system. . Since less area is required for pavement, more area can be dedicated to open space and landscaping areas. Less pavement also means reduced maintenance costs for the City. ROUNDABOUTS: A traffic-calming feature proposed as part of the Circulation Plan is the "roundabout." Roundabouts are a type of circular intersection that incorporates specific design and traffic control features including yield controls for all entering traffic, a center island, splitter islands at approaches that channelize traffic entering the circle, and appropriate geometric curvature to slow traffic. These design and control features distinguish roundabouts from other circular ~ CiccnlaHon and Tcan'po,tadon . . lJrafl Herker Pas, Sperifir Plan Jannocy 2005 4-13 intersections such as rotaries and neighborhood traffic circles. The Department of Transportation (DOT) states that "Roundabouts are generally safer than other forms of intersections in terms of aggregate crash statistics for low and medium capacity conditions" ("Roundabouts: An Informational Guide", DOT, p. 23). Roundabouts in the Hecker Pass Area are intended to slow traffic and discourage cut-through traffic from Hecker Pass Highway or Santa Teresa Boulevard. Reduced traffic volumes and slower traffic speeds resulting from the use of roundabouts help to preserve the rural atmosphere of the Hecker Pass Area, create a more pedestrian friendly environment adjacent to the Uvas Creek trail and throughout the entire Specific Plan Area, and provide aesthetic focal points, landmarks, and entries. Each roundabout will be specifically designed to meet City approved design criteria and emergency vehicle access standards and conform to the guidelines set forth in the DOT's publication "Roundabouts: An Informational Guide". Figure 4-5 illustrates the general configuration ofroundabouts within the Hecker Pass Specific Plan Area. Figure +-5: General Koundabout Configuration In addition to being addressed in the Circulation Chapter, the design guidelines for Specific Plan Area roads are also discussed in the Chapter 7: Community Design where they can be considered in conjunction with other community design principles. 4.6 STREET CLASSIFICATION AND DESIGN GUIDELINES The Hecker Pass Specific Plan creates new rural roadway classifications to preserve the rural agricultural character of the area. The design guidelines for these roadways are a departure from 4-14 C;ccnlaHon and T,an'po,tadon -. Draflllerker Pan Specific Plan January 2005 · I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I the City's traditional urban street design standards and have been uniquely created for the Hecker Pass Specific Plan. These guidelines should be used when working with City Staff to develop standards for street sections within the Specific Plan Area. Pavement widths have been reduced to lower drivers' comfort level thereby discouraging excessive speeds, grass lined swales and flush curbs at the pavement edge are encouraged to take the place of traditional concrete curbs and gutters on streets outside of residential clusters to convey storm water into the storm drain system (concrete swales are allowed when necessary), and separated sidewalks have been provided for pedestrians and bicyclists. Medians consistent with the rural collector road section may be added to any of the road sections and the right-of-way correspondingly increased. Because street designs playa critical role in establishing the rural character of the Specific Plan Area, additional discussion of circulation design issues, street design guidelines and streetscape improvements ( i.e. landscaping, lighting, signage, etc.) is included in Chapter 7: Community Design. The unique features of these street guidelines such as grass lined swales and landscaped areas are beyond the typical maintenance operations of the City of Gilroy. Therefore, all features within the public right-of-way that are not paved including the maintenance for grassy swales, landscaped medians, landscaped roundabouts, and landscaping beyond the paved surface of the roadway will be provided by the adjacent property owner, homeowners associations (HOA), a maintenance district, or other such private entity. The City of Gilroy will maintain the paved surface roadway, sidewalks and all public storm drains, sanitary sewers and water mains and laterals located within the right-of-way. The following are descriptions of each of the roadway classifications: 4.6.1 RURAL COLLECTOR ROAD (UNDIVIDED) The rural collector road is a higher volume road that is intended to collect vehicles from local residential roads and distribute them to higher capacity roads. In the Hecker Pass Specific Plan Area, the only planned rural collector road is the extension of Third Street from Santa Teresa Boulevard through the Specific Plan Area to the west intersection with Hecker Pass Highway, just east of the existing Two Oaks Lane intersection. The majority of this collector road lies adjacent to Uvas Creek, on the north side of the existing sanitary sewer maintenance road, and generally runs in an east-west direction until it turns north to connect to Hecker Pass Highway. A typical road section for the east-west segment of Third Street adjacent to Uvas Creek is shown in Figure 4-6: Typical Rural Collector Road (Undivided) - East/West Portions. -. Ci<enladon and Tran'portadon -. - . Drafl Heck" Pa" Speri/ir Plan 'anoMy 2005 4-15 Figure +-6: T'ypical Rural Collector Road (Undivided) - East/West F ortions 71' (Ll>''') This portion of Third Street consists of a 71-foot right-of-way with two 16-foot paved travel lanes. The 24 feet on the north side of the paved travel lanes, which is not adjacent to Uvas Creek, includes a 15-foot landscape strip and a 5-foot sidewalk with two-foot shoulders on both sides. Outside the right-of-way is a 10-foot public service easement (PSE) and tree planting easement (TPE). On the south side of the paved travel way, adjacent to Uvas Creek, is a 15-foot landscape strip. Between this landscape strip and the existing sanitary sewer maintenance road and Uvas Creek Trail is an additional strip of landscaping for the Linear Park. According to the City of Gilroy Draft Parks and Recreation Master Plan, the existing sanitary sewer maintenance road will be upgraded to the typical section for a Class I trail found later in this chapter (see Section 4.9) and will be part of the Uvas Creek Linear Park. In order to retain the rural character ofthe roadway flush curbs should be encouraged take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strips. Grass-lined swales within the landscape strips are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). Once Third Street changes to a north-south direction and no longer is adjacent to Uvas Creek, the right-of-way width increases and includes two 16-foot paved travel lanes, a 15-foot landscaping strip on each side, and a 5-foot sidewalk on each side with two-foot shoulders for a total of 80- feet as seen in Figure 4-7: Typical Rural Collector Road (Undivided) - North/South Portions. 4-16 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Figure 4--7: T 'ypical R.ural Collector R.oad (Undivided) - North/South F ortions. i I I I __~-Lu>f lL-t--LL--~15';It'1 .')J{_I___ J ?::>Z-' /..S ~~:se.1 11"# ;:f--jfX.:WELJ,vAY--- ! ~ ........._______BQ~__J2--,QY:d..________...._ Beyond the right-of-way, each side includes a 10' Public Service Easements (PSE) and Tree Planting Easement (TPE). In order to retain the rural character of the roadway flush curbs should be encouraged take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strips. Grass-lined swales within the landscape strips are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). Residential lots should not back onto or place single lot driveways directly onto collector streets. Residential lots should take access from rural residential roads, residential cluster roads, or private access roads. 4.6.2 RURAL COLLECTOR ROAD (DIVIDED) Some segments of Third Street at key road intersections will transition to a symmetrical "divided" street section, consisting of an 81- foot right-of-way for east-west portions (see Figure 4-8) and a 90-foot right-of-way for north-south portions (see Figure 4-9). -. C;ccnladnn and T,an'pnctatinn -. - . Drafl Hecker Pas, Specifir Plan Jannary 2005 4-17 Figure +-8: T 9pical Rural Collector Road (Divided) - East/West F ortions / ~ 15' ""-So Figure +-9: T 9pical Rural Collector Road (Divided) - North/South F ortions 4-18 Circulation and Transportation ~ -. -. Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Each section emulates the undivided rural collector road, however, a 10- foot median island has been added between the 16-foot travel lanes. The purpose of the divided rural collector road section is two fold: to provide traffic separation at roundabout intersections and to act as a traffic calming device. The varying street section will also act as landmarks and create a diverse streetscape along the Uvas Creek corridor. In order to retain the rural character of the roadway, flush curbs should be encouraged to take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strips. Grass-lined swales within the landscape strips are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). Residential lots should not back onto or place single lot driveways directly onto collector streets. Residential lots should take access from rural residential roads, residential cluster roads, or private access roads. 4.6.3 RURAL ENTRY ROAD (DIVIDED) Rural entry roads are intended to act as gateways into residential clusters and Agri- tourist and agricultural commercial areas. Divided rural entry roads are required at the primary entrances to major agri-tourist developments and residential clusters. A typical street section for divided rural entry roads is shown in Figure 4-10: Rural Entry Road (Divided). Figure +-1 0: T ,ypical I\.ural Cntr,y I\.oad (Divided) -. Ciccnladnn and Tcan'pn,tadon -. -- . lJrafl Becka Pa" Speri/ir Plan January 2005 4-19 The divided rural entry road consists of an 84-foot right-of-way with one 14-foot paved travel lane in each direction and a 20-foot wide landscaped median. The outside edges of the roadway include a 9-foot landscape strip and 5-foot separated sidewalk with 2-foot shoulders on either side. Outside the right-of-way is a lO-foot public service easement (PSE) and tree planting easement (TPE). In order to retain the rural character of the roadway, flush curbs should be encouraged to take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strips. Grass-lined swales within the landscape strips are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). Road right-of-ways and road sections can be widened to accommodate turn lanes as required. 4.6.4 RURAL ENTRY ROAD (UNDIVIDED) As an alternative to divided entry roads where right- of-way or physical constraints exist, undivided entry roads are permitted. This road section can also be utilized for entries to residential clusters or to Agri-tourist or Agricultural Commercial uses. Rural entry roads act as gateways into residential clusters and Agri-tourist and Agricultural Commercial areas. A typical street section for undivided rural entry roads is shown in Figure 4-11: Rural Entry Road (Undivided). Figure 4--1 1: T 'ypical Rural Lntr'y Road (Undivided) ct. 1'1 ' q' LS Jot pselTrt! loB' -rePtvfLWf\Y &,4 f e.o 'vJ -+ 4-20 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I The undivided rural entry road consists of a 64-foot minimum right-of-way with one 14-foot paved travel lane in each direction. The remaining 18-feet of right-of-way along each outside edge of the travel ways includes a 9-foot landscape strip and a 5-foot sidewalk separated from the roadway with 2-foot shoulders on either side. Outside the right-of-way is a 10-foot public service easement (PSE) and tree planting easement (TPE). In order to retain the rural character ofthe roadway, flush curbs should be encouraged to take the place oftraditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strip. Grass-lined swales within the landscape strips are encouraged to convey storm drainage, however, concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). Road right- of-ways and road sections can be widened to accommodate turn lanes as required. 4.6.5 RURAL RESIDENTIAL ROAD Rural residential roads are local roads that provide access to residential clusters but are located on the periphery of residential clusters. Typically these roads are adjacent to agriculture or open space on one side and residential clusters on the other side. These streets are designed to discourage through traffic and promote low vehicle speeds. A typical road section (see Figure 4-12) consists ofa 72- foot right-of-way, with one 14-foot travel lane in each direction. The remaining 22 feet of right-of way on each side consists of a 13-foot landscape strip and a 5-foot sidewalk separated from the roadway with 2-foot shoulders on either side. Within the 13-foot landscape strip, parking bays will be strategically placed to provide on-street parking (see Figure 4-13) . ~ C'<cu'adnn and Tcan'po,'adnn -. - . Dmfl Herka Pa" Specifir Plan Jannary 2005 4-21 Figure +-1 2: T ,ypical R.ural R.esidential R.oad with F arking 5a,ys '/2.' l2..ow Figure +-13: T ,ypicalR.ural R.esidential R.oad without F arking 5a,ys tY LS /41 ILJf 2..'2/ --r'fUtV E3U4 Pry' 72.' {{old l'b' j;s .~J2Jtt 10 t J s yJ I ?5f:/-rPe ----4 Parking bays should be staggered on either side of the street to avoid the appearance of cluttered parking. Single vehicle parking bays are 8-feet wide and 28 feet long and double vehicle parking bays are 8 feet wide and 52 feet long. Parking bays shall not exceed a two-vehicle capacity. Outside the right-of-way is a 10-foot public service easement (PSE) and tree planting easement 4-22 Circulation and Transportation /~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I (TPE). In order to retain the rural character of the roadway, flush curbs should be encouraged to take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strip. Grass-lined swales within the landscape strips are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). 4.6.6 RESIDENTIAL CLUSTER ROAD (PUBLIC OR PRIVATE) Residential cluster roads are local public or private roads that provide direct access to homes within residential clusters. The rural cluster road is intended to accommodate higher density areas within residential clusters. Several sub-classifications of rural cluster roads have been created for the Hecker Pass Specific Plan in order to encourage creativity and design flexibility for the residential clusters (See Figures 4-14 through 4-18). Since Cluster Roads are intended to be narrower than the rural roads outside the residential clusters, vegetated swales and wide landscaping strips are not required. Rather, conventional curb, gutter and sidewalk construction may be utilized to accommodate the higher residential cluster densities. Natural asphalt concrete or concrete may be used for sidewalk, curb and gutters to preserve the rural character. figure +-1 +: T 'ypical Kesidential Cluster Koad ~ 12..' 24' -ri2.~Pr>( 1-5 I ~,,!:! _--1f>~ ?se.-i~ () 15 . -. Ciccnladnn and Tcan,po,tadon - . ~ . Drafl Heeke, Pas, Speriftc Plan Jannmy 2005 4-23 cr I I I I I I I I I I I I I I I I I I I I Figure +-15: T 'ypical Residential Cluster Road with Monolithic Sidewalk I /c/ 5' 1f.sE-/Tf'16 .5'1\} /2! 2.' 2.4' ~~LWI'\-Y :!>LI' go0 5 ( /0 I } ":!:!:.w PS Iii:: j-rPEE Note: Single loaded streets may provide sidewalk on one side of the street. Figure +-1 6: T 'ypical Residential Cluster Road with Detached Sidewalk IL _1_Ll '-___j"_.. ~~..~ , ~ S lriA-v~tfl\Jt:+y ~'J- jPf3- Note: Single loaded streets may provide sidewalk and planter strip on one side of the street. Circulation and Transportation /~ Draft Hecker Pass Specific Plan January 2005 ~ 4-24 I I I I I I I I I I I I I I I I I I I Figure +-17: T 'ypical Residential Cluster Road with Detached Sidewalk and F arking on One Side J ! ",<:f?~l PSE:../ TPe I +~._____._..__..50_~_ ~OV\L__.___---J. Figure +-18: T 'ypical Residential Cluster Road with Detached Sidewalk and F arking on 50th Sides l .,/p'/ ~c.,s'~1s ~. I.____LL' I ~1:~.r12r.1 .JO' , ,.,J. - ""'~ ,--' l.5 -,j< Ji2.A...v ~ . A!( ts-f::;\J f'SEj -rPE:. ! -----.-:qo' ; l Iff': J -5a,-~~J Note: Single loaded streets may provide sidewalk, planter strip and parking on one side of the street. /~ Circulation and Transportation ~ Draft Hecker Pass Specific Plan January 2005 4-25 4.6.7 PRIVATE ACCESS ROAD The private access road is a private, low traffic volume road intended to provide primary access for up to two large residential lots, agri-tourist and agricultural commercial uses. If a private access road serves more than one residence or commercial use, a private ingress and egress easement (IEE) and public service easement (PSE) must be provided. A typical road section (see Figure 4- 19) consists of a 24-foot wide easement with two 12-foot travel lanes in each direction. Figure +-1 9: T 'ypical F nvate Access Road ~ In order to retain the rural character of the roadway, flush curbs should be encouraged to take the place of traditional concrete curbs and gutters to allow run-off to flow into drainage swales within the landscape strip. Grass-lined swales along the road's edge are encouraged to convey storm drainage however concrete swales may be used when necessary (more detailed discussions and exhibits depicting this design concept are provided in Chapter 8 - Utilities and in Chapter 7 - Community Design). 4-26 Circulation and Transportation _ .' . Draft Hecker Pass Specific Plan January 2005 I I I I I ,1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 4-12: Property owners and developers of parcels within the Specific Plan Area shall coordinate and cooperate in the design and implementation of the area's road system. Because some properties will be dependent on other properties for access and road improvements, property owners are encouraged to enter into private agreements as early as possible in the development process. A model agreement will be authorized by all participating property owners and utilized to facilitate any cooperative development rights and responsibilities such as easements, right- of-way dedications, improvements, maintenance agreements, temporary construction access, etc. Policy 4-13: Primary access to all new agricultural commercial and agri-tourist commercial uses should be directed to the east and west intersections or Third Street. 4.6.8 AGRICUL TURAL MAINTENANCE ROAD Agricultural maintenance roads may be provided as necessary to allow for the maintenance of agricultural crops. These roads will consist of a 16- foot wide all weather roadway as depicted in Figure 4-20 with storm drainage swales along both sides if the road is crowned or one side if the road is cross sloped. Figure +-20: T 'ypical Agricultural Maintenance R.oad I + I Ifp' , -r------/iL--- lei fA171E-P- f2.D;.'D -. Circuladon and Tran'portadon - -. - -. Drafl Herk" Pa" Sperifir Plan Jannacy 2005 4-27 4.7 CIRCULATION SYSTEM IMPLEMENTATION The Specific Plan Area circulation system will be implemented through a coordinated effort between the City of Gilroy and the Specific Plan Area property owners or developers. When County or State roadways are involved, coordination with the Santa Clara County Public Works Department and the California Department of Transportation (CalTrans) will be required. Generally, all Specific Plan Area improvements to existing public roads or construction of new public roads will be the responsibility of the Specific Plan Area developers with the oversight and approval of the City of Gilroy Engineering Division. All public improvements will be dedicated to the appropriate public agency. Implementation of the circulation system is further discussed in Chapter 9). Policy 4-14: Allfuture roads within the Hecker Pass Specific Plan Area shall be developed with City staff incorporating the guidelines of the Specific Plan. The design of all streets shall be subject to review and approval of the City, including review by other affected City departments such as Police, Fire, Parks, etc. Policy 4-15: The City may require developers to prepare separate roadway improvement phasing plans as part of the implementation of the Specific Plan's overall infrastructure phasing plan. Interim roadway phases shall provide adequate access and capacity to serve each phase of the development. Policy 4-16: The City will require developers to enter into improvement agreements with the City to provide the necessary roadway improvements to serve the development and mitigate traffic impacts. 4.8 TRANSIT SERVICE Public transit service within the City of Gilroy is provided by the Santa Clara Valley Transportation Authority (VT A) and consists of 4 bus routes throughout the City. Route 19 is the only route that currently serves the Hecker Pass Specific Plan Area with the nearest stop located at the intersection of Santa Teresa Boulevard and First Street (Hecker Pass Highway). Connections to all bus lines and CalTrain can be made at the Downtown Transit Center. Additional future transit service to the Hecker Pass Specific Plan Area depends upon the number of potential riders that will be generated by development of the area. VT A reviewed the conceptual plan and draft document of this Specific Plan and determined that the VT A would most likely not provide any additional service to this area because the project is not dense enough to generate enough ridership opportunities. However, if future conditions warrant transit service to the area, VT A might extend one of the existing lines to service the Hecker Pass Area. Future conditions that might warrant transit service include the development of a school, community center, social or religious institution or any other community facility use and development to the south and/or west of the Specific Plan Area. Therefore, all individual development proposals shall contact VT A to determine whether provisions for future stops or services are required. 4-28 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 4-17: All individual development proposals shall consult with the ValleyTran.~portaJion Authority to determine whether provisions for future stops or services are required. All bus stops shall meet all current VTA requirements and standards for bus stops. The Hecker Pass Specific Plan designates two transit corridors should VT A decide to provide bus service to Hecker Pass. These two transit corridors include Third Street and Highway 152. Potential bus stop locations include Village Green, the Community Facility land use area, and Goldsmith Seeds. Bus stops should be located on the side of the street that will generate the most riders whenever possible. For example, bus stops along Third Street should be located on the northerly side since most of development will occur north of Third Street. The actual location of stops shall be subject to review and approval of the City of Gilroy Engineer and VTA. All bus stops shall meet all current VTA requirements and standards for bus stops. Currently, any bus stop located along either of the transit corridors within Hecker Pass would require bus duckouts. Bus duckouts must accommodate a VT A bus while still allowing traffic to pass the bus. Figure 4-21 shows the current VTA standard for bus duckouts. Figure +-2 1: T 'ypicall)us Duckout '50' 50-- 10' 1;;' ~m,w'T~~':R "-1 'vo; ;.\Y Typical bus duckouts require 10 feet minimum width for the bus to stop. Therefore, if the travel lane is 16 feet wide, the bus duckout must provide an additional6-foot wide strip of pavement. This provides 10 feet for the bus to stop and leaves 12-feet of travel way for cars to pass. In addition, the Americans with Disabilities Act (ADA) requires 8-9 feet of pavement adjacent to the bus stop. Bus duckouts should be at least 55 feet long and provide 50-foot tapers. Therefore, bus duckouts including tapers should be between 120 and 150 feet long. Bus shelters are not required but may be provided if the developer wants to provide them. Bus shelters shall be structurally sound, designed to reflect the rural character of the area and privately owned and maintained by a homeowners association, landscaping and lighting district, or other such entity. ~ Cu-cnladon and Tcan'po,tation -. - . Dmfl Heelw, Po" Sperijuc Pion January 2005 4-29 4.9 PEDESTRIAN AND BICYCLE CIRCULATION The Hecker Pass Specific Plan places a high priority on alternative modes oftransportation other than the automobile. Automobile traffic is responsible for numerous air pollutants that can cause a wide variety of health problems and environmental degradation. Automobiles are also responsible for numerous pollutants that flow from roadways into storm drainage systems and ultimately contaminate water sources and some of the most environmentally sensitive habitats including oceans, streams and rivers. Prompting alternative modes oftransportation results in reduced traffic congestion, air pollution, and non-point source pollution, providing a healthier environment and an improved quality of life. The Specific Plan encourages alternative modes through the creation of an area wide system of trails and sidewalks. This trail system allows residents and visitors to travel easily throughout the Specific Plan Area without having to get into their car. This provides residents the ability to enjoy and preserve the natural amenities of the area. The Specific Plan allows for the extension ofthe Uvas Creek trail through the Specific Plan Area and establishes a network of trails and sidewalks that will connect neighborhoods and provide access to public open spaces, agri-tourist commercial establishments, and other destinations. Providing safe, attractive and convenient trails and sidewalks for pedestrians and bicyclists is a community amenity that will enhance both the Hecker Pass Area and Gilroy's identity as a destination for visitors. Goal 4-4: Develop a network of bikeways and pedestrian trails and sidewalks that allows enjoyment of the scenic Hecker Pass Area, connects the area's neighborhoods, parks and tourist destinations, and promotes the use of alternatives to the automobile. The Specific Plan establishes a hierarchy of trails and sidewalks throughout the Specific Plan Area to provide convenient access and recreational opportunities for not only Hecker Pass Area residents but for area employees, community members, and visitors to Gilroy. The Uvas Creek Class I trail will be extended from its current termination on the east side of Santa Teresa Boulevard, under the Santa Teresa Boulevard Bridge, along Uvas Creek to the Intersection of Hecker Pass Highway and Burchell Road (Residential cluster trail connections and sidewalks are not depicted on the Conceptual Trail System Plan. Figure 4-22 illustrates a Conceptual Trail System Plan 4-30 Clccnlatlon and Tnosportatinn /~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Figure +-22: Conceptual Trail S,ystem rlan ~ I 1 Specific Plan Boundary SIdewalk Class I Recreational TraU _ I EX.llr:.GKEH. ASSHIGIIWAVISTATI:ROlrrEI521 _. .- _ =1 ~------ !=--l~ - -. - - I I - I . i ~. r- __J \ I I I' , I -~ ~ I . I .....-L-- -----. __~ _ .v I ' --- -- -----1 .___~/' I /1rl I I ! : I I I I I ! 1'___'________ I ! '---,i I ~ :\ Note: The Hecker Pass Conceptual Trail System Plan is conceptual only. Actual alignments and locations may vary, subject 0 City of Gilroy Review. The Uvas Creek trail provides the primary access to the Uvas Creek Preserve and proposed public parks along the trail. Sidewalks within right-of-ways that are separated from the roadway provide secondary connections to agri-tourist uses, the church/school site, and neighborhoods. Private trail connections will provide access from individual project sites to public trails and sidewalks. A primary objective of the Trail System Plan is to minimize conflicts between trail users and vehicular traffic. The majority of the trail system consists of Class I trails and sidewalks that are physically separated from vehicular roadways and are intended for non- motorized use only. Trails within public parks or public open space areas will be designed and improved in accordance with the City of Gilroy Draft Parks and Recreation Master Plan Class I trail section (see Figure 4-23) and maintained by the City. Policy 4-18: A system of trails and pathways shall be developed to provide pedestrian access throughout the Specific Plan Area. All projects within the Specific Plan shall be reviewed through the Planned Unit Development process to ensure that they could contribute to an interconnected trail and pathway system. /~ Circulation and Transportation ~ Draft Hecker Pass Specific Plan January 2005 4-31 Figure +-23: Uvas Creek T'ypical Class I Trail 3' 2' 12' AIC TRAIL 2' SHOULDER CONFORM TO EX GROUND 0:: "-w 00 ...J w:::> ~o O:J: wUl \. L .L_-_.- "---SWALE - CPRMMA-:- EX GROUND (UVAS CREEK SIDE) PAVEMENT TO MATCH CURRENT CITY STANDRADS All other trails and sidewalks will be designed and improved to the guidelines established in the Specific Plan. Sidewalks within public right-of-ways will be improved along with all other required street improvements as a condition of approval for the associated project. Trails within residential, agri-tourist and agricultural commercial developments that are not adjacent to public roadways shall be designated as private trails. Private trails will be designed and fully improved by the developer of the project in which they occur and shall be designed to meet the private trail guideline shown in Figure 4-24. Private trails will be maintained by a private property owner, HOA, maintenance district or other such entity. Figure +-2+: T 'ypical F rivate Trail i 2' 5' Ale TRAiL RjW 2' 10:. ~I~ 010 r ::r:... ,..J W{f) I i 0:: 6~ -...I g2 L1J <n ----.--.---.-\-..l~L...._ -----7. I l-APPROXIMA TE EX GROUND APPROXIMATE-j EX GROUND Policy 4-19: Provide paved, off-street pedestrian and bicycle facilities along all Specific Plan Area roads (outside of residential clusters). Policy 4-20: Ensure that local pedestrian and bicycle trails and sidewalks make convenient andfrequent connections to the Uvas Creek trail (outside of residential clusters). 4-32 Circulation and Transportation ~ . . Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 5 CONSERVATION AND RESOURCE MANAGEMENT 5.1 INTENT The Conservation and Resource Management Chapter provides the context for the long-term preservation and conservation of the natural resources and open space lands within the Hecker Pass Specific Plan Area. The preservation and conservation of these resources ensures that Specific Plan Area residents, City of Gilroy residents, visitors, and future generations can enjoy the natural beauty and rich history of the Hecker Pass Area. The Conservation and Resource Management Chapter also seeks to protect the environment and prevent the loss of important habitats and ecosystems. Resources to be protected include plants, animals, creeks, drainage ways, hillsides, scenic qualities, and historic and archeological features. Protect the area's natural resources and scenic qualities, including its view corridors and natural features. Effective conservation and resource management programs not only protect natural and cultural resources, but also benefit the community by enhancing aesthetic yalues of an area, preserving community character, and providing recreational opportunities. The increased visual and recreational assets enrich the quality oflife for residents, increase property values, and foster community pride. GoalS-I: 5.2 AGRICULTURAL AND OPEN SPACE AREAS The most important element of the Hecker Pass Specific Plan is the establishment of agricultural and open space areas. These areas serve to protect and conserve the natural, rural and agricultural character and resources within the Specific Plan Area. Open space and agriculture within the Hecker Pass Specific Plan Area have been sited in such a way to form a contiguous and interconnected network and to preserve views throughout the Specific Plan Area. These areas have been maximized by clustering the development that would normally occur across the entire site into three distinct clusters separated by agricultural uses or open space. In addition, open space areas through and within residential, commercial and community facility developments connect larger agricultural and open space areas, adding to the overall network. Together, all these open space and agricultural areas combine to preserve nearly 72% of the Specific Plan Area. ~~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-1 Table 5-1: Agricultural and Open Space Areas Land Use Open Space Land Use Open Space within Land use Acreages 1 Acreages Open Space 100% 47 47 Park/Recreational 100% 98 98 F acili tv Hecker Pass 100% 59 59 Agriculture Agricul tural 50%2 34 17 Commercial Agri-tourist 50%J 17 8.5 Commercial Agri-tourist 80%J 5 4 Commercial Overlav Low Density 50%4 8 4 Residential Hecker Pass 50%4 21 10 Cluster North of Hecker Pass Highway Hecker Pass 5%4 67 3 Clusters South of Hecker Pass Highway Hillside 90%4 49 44 Residential Community 60%5 18 11 Facility -- Total 72% 423 305 I All acreages are approximate 2 Acreage is based on existing uses on Goldsmith Seeds property. 3 Assumes a minimum percentage of landscaped, unpaved area. 4Assumes a minimum percentage of private open space or common open space. 5 Acreage is based on the most current site plan for South Valley Community Church available at the time. Uvas Creek provides the largest open space area within the Specific Plan Area. The riparian corridor provides an important path through the site because it allows for the continued free movement of wildlife through the area and contains the most sensitive habitat within the Specific Plan Area. The hillsides north of Hecker Pass Highway also provide a major open space element to the area and contain valuable habitat. The oak woodlands to the north and Gabilan Mountains to the south provide a scenic backdrop for the Hecker Pass Area. Agricultural areas sited along Hecker Pass Highway and around development clusters serve to reduce the impact of future 5-2 Conservation and Resonrce Management ~~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I development of residential and commercial uses on the rural character of the area. These agricultural areas extend to the Uvas Creek corridor. Policy 5-1: Provide open space and agricultural spaces around development clusters to preserve views to Uvas Creek and the hillsides and oak woodlands north of Hecker Pass Highway. To preserve the rural character, visual qualities, and natural resources of the Hecker Pass Area and maximize recreational opportunities, the agriculture and open space areas must be large enough to preserve existing views to the Gabilan Mountains and Uvas Creek and ensure agricultural viability. Agricultural areas should be contiguous and large enough to allow for and encourage the active planting and harvesting oflow-intensity orchards, vineyards or other agricultural products or natural open spaces (refer to the Sections 3.4.1 and 7.4 for more detail). 5.2.1 AGRICULTURAL RESOURCES Agricultural resources in the region are important both historically and culturally to Gilroy. The lands within the Hecker Pass Area have produced peaches, prunes, grapes and other agricultural products and have served as cattle rangelands for over 200 years. The agricultural history of Hecker Pass is connected to many prominent historical figures and families including Henry Miller the Cattle King, Henry Hecker, Electa Ousley, Pleasant Hodges, Lyttlton A. Whitehurst, the Kilpatrick family and more. To preserve this rich history and rural character, the Specific Plan creates agricultural areas to allow for continued agricultural use. The remaining agriculture fields add to the rural character of the Hecker Pass Area. The most predominant agricultural use in the Hecker Pass Area is the headquarters for Goldsmith Seeds, Inc. Goldsmith Seeds in a multi-national flower and seed production company that employs more than 4,000 people worldwide. The headquarters in Gilroy consist of numerous greenhouses and presentation gardens where seeds are bred and tested for performance both in greenhouses and gardens. Goldsmith Seeds produces mostly annual flower seeds for seed companies and growers internationally. The presentation gardens at Goldsmith Seeds are a major attraction for Gilroy tourists. The Hoey lands south of Highway 152 have recently been used to dry farm hay. The lands on the north side of Highway 152 are used for cattle grazing. The Vanni property currently produces wine grapes for the Solis winery. Solis Winery is a Vanni family owned winery with tasting rooms located further west on Highway 152. Although approximately 35% of the Specific Plan Area is capable of some kind of agricultural use, in recent years less than 100 acres have been actively farmed. According to the United States Department of Agriculture Natural Resources Conservation Service, some ofthe area south of Highway 152 could potentially be classified as "Prime Agricultural Land" or "Agricultural Land of Statewide Importance". To further evaluate the capabilities of the land to ).# Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-3 support agricultural activities, Kelley and Associates Environmental Sciences, Inc. performed a Land Evaluation and Site Assessment for Lands of the Hecker Pass Specific Plan Area. The results of the LESA revealed that the Hecker Pass Specific Plan Area does not meet the standard for "Prime Agricultural Land" or "Agricultural Land of Statewide Importance". Nevertheless, the Hecker Pass Specific Plan recognizes the importance ofthe area's agricultural character, preserves existing agricultural lands, and encourages future agricultural operations. The Specific Plan provides for the continuation of existing agricultural uses and possible enhancements by creating the agricultural land use designations described in Section 3.4. Cultivated lands such as vineyards and orchards are visual amenities that will contribute to the agricultural character of new and existing uses within the Specific Plan Area. The Specific Plan emphasizes agricultural open space by maximizing its visibility and utilizing agricultural uses to preserve Highway 152 as a scenic corridor. By placing these agricultural uses in the foreground of views from public roadways and trails, the Specific Plan will highlight the importance of agriculture and ensure that agriculture remains an important land use in the Hecker Pass Area. In addition, the Specific Plan creates an environment where residents and visitors feel they are nestled within a rural agricultural area. To accomplish this, the Specific Plan orients development to the open space and agricultural areas around development clusters. The Specific Plan establishes large contiguous areas of agricultural open space to ensure active cultivation and future viability. In addition to preserving agricultural character, the agricultural open space provides a unique landscape component for future development. Goal 5-2: Allow for continued and future agricultural operations within the Hecker Pass Area. Goal 5-3: Preserve the unique agricultural character of the Hecker Pass Area by establishing historical and agricultural project features. Policy 5-2: Encourage the Hecker Pass Specific Plan property owners and project developers to promote the establishment of an agricultural history center, workingfarm, viticulture center, or agricultural educational programs in the Specific Plan Area. Policy 5-3: To enhance the rural character of the Specific Plan Area, agricultural open space areas separating the Residential Cluster (RC) land uses shall be created. These open spaces should be of sufficient size and shape to allow for agricultural production. The size and shape of the open space shall be established through the tentative map and planned unit development architectural and site review processes at the time of development application. Policy 5-4: Agricultural uses shall be established between Hecker Pass Highway and the Residential Cluster (RC) land use designation to preserve the rural character of the area. 5-4 Conservation and Resource Management ~.~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I The preservation of agricultural resources within the Hecker Pass Area requires design features that ensure agricultural activities do not conflict with residential activities. Descriptions of these design features and other appropriate measures are discussed later in this chapter, Section 5.2.1.3 Agricultural Management. 5.2.1.1 Agricultural Access Access within agricultural land uses should be limited to ensure the viability of agricultural production. Fences should be avoided as much as possible in and around agricultural areas, however, public access may need to be restricted to prevent destruction and theft of crops. In addition, public access might conflict with harvesting activities. The use of farm machinery may present potential safety issues and conflicts. Agricultural areas should be at minimum, visually accessible to future residents and visitors. Therefore split rail fencing or other open type fencing consistent with the design guidelines provided in Section 7.4.5 should be used when fencing is necessary. Policy 5-5: Public access within agricultural land uses should be limited to avoid potential conflicts with agricultural viability. 5.2.1.2 Agricultural Ownership and Maintenance Lands designated as "Hecker Pass Agriculture" will be either owned by an agricultural operator, owned by the adjacent commercial use, owned by a third party, or owned by a homeowner's association or other such private entity. Agricultural lands can either be leased to one or more growers or planted and maintained by the direct owner or responsible entity. When agricultural lands are leased, the owner shall still maintain responsibility for conformance with the agricultural management policies set forth in Section 5.2.1.3 and shall disclose these policies to all potential lessees prior to the lease agreement. Policy 5-6: Owners of agricultural properties shall be responsible for conformance to all agricultural management policies set forth in the Hecker Pass Specific Plan and shall be required to disclose these policies to all potential lessees prior to the lease agreement. Policy 5-7: To ensure the preservation of designated agricultural areas in perpetuity, permanent agricultural easements, deed restrictions or other such instruments shall be created for each property in each agricultural area at the earlier of (a) prior to or concurrent with the first discretionary approval for projects for which no map is required; or (b) prior to or concurrent with final map and/or parcel map approvals. In this instance, the tentative map shall have this requirement as a condition of its approval, and that map shall generally describe the area to be restricted. ~' Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-5 5.2.1.3 Agricultural Management Continued agricultural use is a critical component to preserving the rural and agricultural character of the Hecker Pass Area. Since agricultural production may involve the use of pesticides, heavy machinery and other practices that may disturb or annoy nearby residents, the Specific Plan recommends that the City consider enacting a "right-to-farm" ordinance for the Specific Plan Area that allows agricultural activities to continue. To reduce potential conflicts, the Specific Plan also requires a minimum 50-foot buffer between crops and dwelling units to ensure residents are not affected by chemical applications and other agricultural activities. Site features and improvements within the buffer may include agricultural maintenance roads, driveways, public roads, swales or landscaping and may act as a fuel transition zone for structures. The buffer may occur wholly or in part on either residential, Hecker Pass Agriculture (HP A) or Agriculture Commercial (AC) designated land use areas. The Specific Plan requires that an Integrated Agricultural Management Plan be incorporated into the Conditions, Covenants and Restrictions (CC&R's) for all properties that include agricultural uses. The Integrated Agricultural Management Plan should ensure that agricultural operations and residential uses may coexist with minimal conflict by identifying appropriate times and uses of farm machinery (see Section 5.7.2) and suitable meth<?dsfor weed abatement, pest control, fertilization, and erosion control (see Section 5.7.3). This plan shall be prepared based on the recommendation of the Santa Clara County Department of Agriculture and the City of Gilroy and shall require City administrative approval. Future homebuyers, renters, and commercial tenants must be informed of and acknowledge this ordinance and any related Integrated Agricultural Management Plans prior to purchasing a home or leasing space adjacent to agricultural areas. Goal 5-4: Reduce potential conflicts between continued and future agricultural operations and residential and commercial uses. Policy 5-8: The City of Gilroy shall consider adoption of a "right-to-farm" ordinance to prevent existing and future agricultural uses from becoming nuisances to future residential uses. Policy 5-9: Future property and homebuyers shall execute right-to-farm disclosure statements as part of all sales transactions. Policy 5-10: All properties that include agricultural uses shall include an Integrated Agricultural Management Plan in the Conditions, Covenants and Restrictions for the property. 5-6 Conservation and Resource Management ,.... Draft Hecker Pass Specific Plan January 2005 -( I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 5-11: Any related Integrated Agricultural Management Plans and the "right-to-farm" ordinance shall be disclosed to future residents and commercial tenants prior to lease or purchase. Policy 5-12: Establish minimum 50-foot agricultural buffers between agricultural crops and dwelling units. 5.2.2 OPEN SPACE RESOURCES Open space refers to lands to remain undeveloped for active or passive recreation, environmental preservation, and/or aesthetics. Open space plays an important role in the Hecker Pass Specific Plan because open space serves as the method for preserving the rural character and natural resources of the area. The open space areas serve as scenic backdrops, visual and physical buffers between adjacent developments and gradual graceful transitions from existing rural uses and natural features to future development. Open space also provides recreational and educational opportunities for area residents and visitors. The Specific Plan establishes large areas of natural and recreational open space by providing permanent open space for the Uvas Creek Preserve and the hillsides north of Hecker Pass Highway (State Route 152), and by establishing buffers along the Uvas Creek riparian corridor and Hecker Pass Highway. Permanent open space areas include active recreation areas, habitat protection areas, scenic open spaces, and potential neighborhood common open space areas. Resources preserved within open space include the Uvas Creek riparian corridor, steep slopes, oak woodlands, grasslands, view sheds to the Gabilan Mountains, and the Hecker Pass Highway scenic corridor. There are four types of open space within the Hecker Pass Specific Plan: · Habitat Preserve refers to areas to be dedicated to the City of Gilroy or resource agency for the preservation of naturally occurring plant and animal species and their habitats. This type of open space occurs along the Uvas Creek riparian corridor and may include natural habitats, buffer areas, biological enhancements, mitigation areas, and limited passive recreational uses. · Park/Recreational Open Space refers to the integrated park and open space system designed to meet the recreational needs of the future Specific Plan Area residents, the Gilroy community, and visitors to the area. This type of opens space includes public trails, linear parks, buffer areas, pocket parks, neighborhood parks, tot lots and playfields. The majority of recreational open space occurs along the Uvas Creek corridor in the form )~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-7 of a linear park and trail. The linear park also serves as a buffer between Uvas Creek and future development. Small pocket parks may occur along this trail where appropriate to provide additional recreational opportunities. A 3-acre neighborhood park has also been designated near or adjacent to this linear park and shall be physically linked to the linear park. . Natural Open Space refers to those open spaces that will be privately owned and maintained. These areas include portions of the hillsides north of Hecker Pass Highway and possibly some Hecker Pass Agriculture, Agri-tourist and Agricultural Commercial areas that are not used for agricultural production. Although some of these lands may be designated as part of the Hecker Pass Agricultural or Hillside Residential land use, soil conditions, steep slopes or other factors may make agricultural production or residential development undesirable or inappropriate. Since these lands will be left in their natural state, this type of open space may include areas used for the preservation of naturally occurring plant and animal species and their habitat or agricultural buffer areas. This open space differs from park preserve open space because although these areas are required to be planted with native plant species, they will not be dedicated to the City for habitat preservation purposes. . Common Open Space refers to open space areas associated with residential or commercial development. Common open space may include private and common landscape areas, gardens, walkways, recreational areas, courtyards, patios, paseos, picnic areas, barbeque areas, pools, spas, tot lots, etc. The various open space types are shown in Figure 5-1: Figure 5-1: Open Space T'ypes m, -. .-.... .......... --"--'. . (.-.. . . LE.GE.ND NATURAL OPEN SPACE .. PARK/RECREATIONAL OPEN SPACE HABITAT PRESERVE [=:J POTENTIAL COMMON OPEN SPACE (SMALL AREAS OCCUR wrrmN DEVELOPMENTS) ! NT5. 5-8 Conservation and Resource Management ~ , Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I The combination of these open space components and the agricultural land uses creates a comprehensive interconnected network that preserves the rural character and visual qualities of the Hecker Pass Specific Plan Area while serving the needs of a community as a whole. Open space is discussed in more detail in Chapter 3: Land Use. 5.2.2.1 OPEN SPACE ACCESS _ The extension of the Uvas Creek Park Preserve along the Uvas Creek corridor should be dedicated to the City and used as a public park and habitat preserve for all Gilroy residents and VIsItors to enjoy. Although all of the main riparian corridor should be visually accessible to the public, physical access should be limited to protect the sensitive habitat. Trails into the riparian habitat should be restricted to dirt pedestrian paths or natural wildlife corridors. The riparian habitat should also remain accessible for the free movement of wildlife. Solid fencing and other structures that obstruct the movement of animals along the creek shall be prohibited. Split rail or other open type fencing may be used to restrict physical access to sensitive habitat areas within the riparian corridor. Recreational activities should remain outside the riparian corridor within the linear park between Uvas Creek and Third Street. This linear park will provide a buffer between development and the riparian corridor and will also serve as the main recreational amenity for the Hecker Pass Specific Plan Area. The Uvas Creek Park Preserve is proposed to include the extension of the Class I bicycle trail within the buffer area. Open space within the Hecker Pass Specific Plan Area should be available for all residents and visitors to enjoy. Access to open space areas can be visual or physical. Visual access from Hecker Pass Highway to the Uvas Creek Park Preserve and the Gabilan Mountains should be emphasized. Physical access should be maximized where appropriate to allow for the full enjoyment of the open space. Goal 5-5: Extend the Uvas Creek Park Preserve and trail to the western boundary of the Hecker Pass Specific Plan Area at the intersection of Uvas Creek and Hecker Pass Highway. Policy 5-13: Access to the Uvas Creek channel and into the associated riparian corridor shall be limited to dirt paths and natural wildlife corridors. Policy 5-14: Solid fencing and structures that restrict the movement of wildlife through the Uvas Creek corridor shall be prohibited. Open fencing is allowed when needed to prevent human intrusion into ecologically sensitive areas. }~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-9 Policy 5-15: Enhance public enjoyment and visibility of the stream corridor by providing public trails and recreational areas within the setback area along the Uvas Creek corridor. The most important element in providing public access to open space is the hierarchy of trails that connect through the Specific Plan Area. According to the City of Gilroy Parks and Recreation Master Plan, the existing sanitary sewer maintenance road that runs adjacent to Uvas Creek will be improved to a Class I recreational trail and extend all the way through the Specific Plan Area from its existing terminus at Santa Teresa Boulevard to the intersection of Burchell Road and Hecker Pass Highway. This path will accommodate the movement of pedestrians and bicyclists through the Specific Plan Area with minimal conflict from vehicular traffic. This trail will provide the backbone for a hierarchy of public and private trails. Smaller pedestrian trails will extend from the Uvas Creek trail along public right-of-ways and connect roadways, the 3- acre public neighborhood park, residential neighborhoods, and future Agri-tourist businesses. This Uvas Creek trail should serve as part of the regional trail network and should eventually connect to the Bay Ridge Regional Trail. This trail system is intended to attract tourists to the recreational and agricultural resources of the area, maximize the public's full enjoyment of the open space, reduce the number of vehicular trips by residents within the Specific Plan Area by creating a "walkable" community, and foster social interaction and a shared sense of community (additional policies and design standards for public and private trails are discussed in Chapter 4 and Chapter 6). Policy 5-16: A hierarchy of pedestrian trails shall be provided by future projects throughout the Specific Plan Area. Trails should connect future residential neighborhoods and commercial developments to Uvas Creek, the hillsides north of Hecker Pass Highway and other open space areas. Policy 5-17: Public access along all public trails within the Hecker Pass Specific Plan Area should be provided in right-o.fways or publicly owned lands. 5.2.2.2 OWNERSHIP AND MAINTENANCE OF OPEN SPACE Open space within the Hecker Pass Specific Plan Area will either be privately or publicly owned. Publicly owned open space will include the Uvas Creek Linear Park, The Uvas Creek Park Preserve, the 3-acre neighborhood park (if acquired by the City), and any additional parks dedicated to the City as a part of future development projects. Publicly owned lands will be available to all residents and visitors and will be maintained by the City. Trails within publicly owned lands shall be maintained by the City. Privately owned lands within the Hecker Pass Specific Plan include common open space areas within residential clusters and commercial developments and the hillside open space north of Hecker Pass Highway. Common open space areas within residential housing clusters will be maintained by a Landscape and Lighting Maintenance District, project Homeowners Associations or other such private entity to be determined at the time of development. The portion of land within hillsides owned by the Country Estates will continue to be owned and 5-10 Conservation and Resource Management ).,f' Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I maintained as permanent open space by Country Estates HOA or other such private entity. ft is likely that the hillside open space located on the Hoey property and the Forest property will be either owned and maintained by a private residence, project homeowners' associations, or a combination of both. Policy 5-18: All of the public park preserve and linear park areas will be dedicated to or reserved for the City of Gilroy prior to or concurrent with final map approvals. Policy 5-19: Hecker Pass property owners or future developers shall offer the 3-acre neighborhood park to the City of Gilroy for future purchase. Policy 5-20: To ensure the preservation of designated open space areas in perpetuity, permanent open space easements, deed restrictions, or other such instruments shall be created for each property in each open space area at the earlier of (a) prior to or concurrent with the first discretionary approval for projects for which no map is required; or (b) prior to or concurrent with final map and/or parcel map approvals. In this instance, the tentative map shall have this requirement as a condition of its approval, and that map shall generally describe the area to be restricted. 5.3 GEOLOGY, SOILS, GRADING The Specific Plan Area ranges from level flood plains in the south along Uvas Creek to steep slopes in the northern hillsides. Elevations range from 203 feet in the flat areas south of Hecker Pass Highway to 442 feet in the hillsides north of Hecker Pass Highway. The area contains several types of soils. Generally, these soil types exist either entirely north or south of Hecker Pass Highway. A more detailed description of geology and soil types, including maps, can be found in ENGEO's Preliminary Geotechnical Evaluation for the Hecker Pass Specific Plan, dated February 8,2001 and ENGEO's Preliminary Geotechnical Explorationfor Bonfante Gardens Nursery Site, Hecker Pass Specific Plan Area [now the South Valley National Bank/Raley's Property], dated October 15, 2001. The flat areas south of Hecker Pass Highway are underlain with younger alluvial deposits. Alluvial materials including unconsolidated clay, silt, sand and gravel have been deposited by Uvas Creek as it meandered across the site over thousands of years (ENGEO Sep 9, 2001). Much of the area south of Hecker Pass Highway, with the exception of areas immediately adjacent to the creek and where past quarry activities have occurred, are conducive to agricultural production including orchards, vineyards and row crops. Although much of this land has not been irrigated or used for agricultural production in years, the Specific Plan preserves a large portion of these soils as Hecker Pass Agricultural between Hecker ).# Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-11 Pass Highway and future residential development. These areas will be utilized for agricultural production. Soils unsuitable for agricultural production should be used as development sites, recreational areas, or natural open space areas. The hillsides north of Hecker Pass Highway are underlain by Miocene-age marine sedimentary rock of the Monterey formation. The majority of the hillsides consist of the Monterey formation, which generally includes thinly bedded claystone, siltstone, and sandstone. Residual soils consisting of dark brown silty clay overlay bedrock in the northern portions of the site. Thicker colluvium soils also exist within swales and valleys on the Hoey property and on other properties near Hecker Pass Highway (ENGEO Sep 8, 2001). 5.3.1 SOIL STABILITY The hillsides north of Hecker Pass Highway are known to contain both superficial and deep- seated landslides. Superficial landslides include slumps, earthflows, and debris flows. Two suspected deep-seated landslides were identified to exist in these hillsides and could range from 20-50 feet deep. These landslides are considered dormant but the risk for instability is considered high. Should development occur in these areas, additional geologic exploration should be conducted and appropriate mitigation measures should be implemented as part of future projects (See ENGEO's Preliminary Geotechnical Exploration, September 17, 2001, Figure 2 for slide locations). Policy 5-21: Development shall not be permitted on slopes greater than 30% and should be avoided in areas of high landslide risk. Applicants for clustered residential projects located north of Hecker Pass Highway shall retain a qualified geologist to verify site specific locations of high landslide risk if improvements are proposed within areas as identified in Figure 2 of ENGEO 's Geotechnical Exploration, September 17,2001. Habitable structures and supporting infrastructure shall be sited and constructed consistent with the findings of the geologist. Ground shaking is a concern for any site located within the San Francisco Bay Area. Although the site is outside the State of California Earthquake Fault Hazard Zone and no indication of faulting has been identified on site, the site may be subject to at least one moderate to strong earthquake during the life span of the project. This hazard can be mitigated through seismic design provisions that are set forth in current building codes. Policy 5-22: All buildings shall be constructed in accordance with current seismic building codes and should be designed to resist minor earthquakes without damage, resist moderate earthquakes without structural damage, and resist major earthquakes without collapse. The colluvial soils located in the hillsides north of Hecker Pass Highway also have moderate to high plasticity and high expansion potential. These soils also tend to be ".. . relatively compressible under deeper fills and are susceptible to landsliding if undercut (ENGEO Sep 9, 5-12 Conservation and Resource Management )~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 2001). The claystone layers within the Monterey formation are highly expansive and the sandstone layers within the Monterey fonnation are resistant to erosion. In general, the Monterey formation is friable to moderately strong and highly fractured. South of Hecker Pass Highway, alluvial soils have been deposited in areas where the creek channel used to occur as Uvas Creek has moved over the past century. Alluvial soils such as these tend to be less cohesive and are more susceptible to liquefaction, lurching and lateral spreading. Liquefaction refers to the phenomenon where loose uniformly clean fine sandy soils are subject to temporary but total loss of shear strength during earthquakes. Lurch cracking and lateral spreading are also the result of earthquakes. As part of the Preliminary Geologic Exploration dated September 17, 2001, ENGEO, Inc. analyzed 20 test pits and 5 borings. Generally, the borings along Uvas Creek consisted of "dense coarse grained soils with limited silt and clay sized particles" that were described as gravel or gravelly sand. Stiff to very stiff sandy clay was encountered at depths of 29 and 3 3 feet in these borings (EN GEO F eb 2001, 10). The test pits encountered similar materials at ground level and the upper soil consisted of clayey silt or silty clay. The clayey silt or silty clay deposits were shallowest near the creek and got deeper as they moved towards Hecker Pass Highway. Based on these tests, ENGEO, Inc. concluded that liquefaction is unlikely and that lurching and lateral spreading will be "limited at the site with very little potential for ground failure to extend a significant distance back from the top of creek bank." Three additional borings were analyzed as part of a letter report prepared by ENGEO on February 4,2003. These boring confirmed the findings of the earlier report. To avoid the potential for lurching and lateral spreading near Uvas Creek, the Specific Plan establishes a 50-foot minimum improvement setback from top of bank for all structures in accordance with the findings and recommendations ofENGEO, Inc. This 50-feet is within the Uvas Creek Composite Setback discussed in Section 5.5 and 3.3.1. In addition, subsurface exploration should be required for all future development projects and mitigation measures should be considered if necessary. Policy 5-23: All developments shall mitigate any geologic safety hazards that might be present on a development site to ensure public safety. 5.3.2 EROSION Erosion occurs along steep creek banks with little or no vegetation. The Uvas Creek banks vary in height and slope and are generally covered in vegetation, minimizing the overall threat of erosion. Past activities along the creek have also reduced the threat of erosion. Riprap has been placed along a section of the creek along the southwestern and western boundaries of the Specific Plan Area to protect these banks. The Specific Plan geological consultant, ENGEO Incorporated, prepared a Preliminary Geotechinical Evaluation of the Hecker Pass Specific Plan Area on February 8, 2001 and identified only two sections along the creek that were near vertical and free of vegetation and therefore, subject to erosion. ENGEO, Inc. conducted }.~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-13 additional study as part of the Preliminary Geotechnical Exploration dated September 17, 2001 and the Creek Bank Movement and Erosion Assessment dated April 8, 2003. Historical photographs of the creek indicated that the creek corridor has remained unchanged since at least 1939. Flooding resulted in creek flow levels exceeding the top of bank in 1939; however, Uvas Creek was still in its current location. Borings and test pits analyzed as part ofthe Exploration encountered sands and gravels that can withstand velocities of2-3 feet per second. Based on the soils found in this subsurface exploration, the historical photographs, and the vegetation along the channel, ENGEO, Inc. determined that the potential for future erosion is low. The reports recommended a minimum 50-foot structural and infrastructure setback from top of bank and recommended possible protection with some form of revetment in one particular section of the creek bank where the bank is in close proximity to the existing sanitary sewer. The subsequent Draft Meander Analysis: No-build Setback Determinationfor Uvas Creek, Gilroy prepared by Engineering and Hydrosystems Inc. indicated possible erosion at the toe of bank for particular sections along the Creek and established minimum setback criteria from the toe of bank. All improvements shall be setback a minimum of 100 feet from the Uvas Creek toe of bank for the portions ofland between Santa Teresa Boulevard and the downstream end of the gravel pit and a minimum of 145 feet from the Uvas Creek toe of bank slope for the portions ofland between the downstream end of the gravel pit and the upstream end of the Specific Plan Area. The Specific Plan requires compliance with the setbacks established by this most recent study. These setbacks have been incorporated into the composite setback shown on the Land Use Diagram and discussed in Sections 3.3.1 and 5.5. Policy 5-24: Prior to issuance of a grading permit for any project proposed within the Specific Plan Area, project applicants shall prepare an erosion control plan consistent with the City's erosion control ordinance. The plan shall be subject to review and approval of the City of Gilroy Engineering Division and its implementation by project applicant shall be monitored by the City. Policy 5-25: Setback all improvements a minimum of 100 feet from the Uvas Creek toe of bank for the portions of land between Santa Teresa Boulevard and the downstream end of the gravel pit and a minimum of 145 feet from the Uvas Creek toe of bank slope for the portions of land between the downstream end of the gravel pit and the upstream end of the Specific Plan Area. Policy 5-26: Any improvements within the 100-foot or 145 foot-setback other than minor trail and park improvements will require full mitigation recommended by the project geotechnical engineer and approved by the City of Gilroy Engineer. 5.4 NATURAL RESOURCE PROTECTION The Hecker Pass Area has been touted as "the Jewel of Gilroy" because of its rural and scenic qualities, open spaces, and natural resources. These natural resources contribute to the overall character of the area and are the basis for the plan's design. Preservation of these resources is important because the Hecker Pass Area also serves as a gateway to the City of Gilroy. Natural resources within the Hecker Pass Area include the Uvas Creek corridor and its associated 5-14 Conservation and Resource Management ~~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I riparian woodlands, oak woodlands, grasslands and agricultural/horticulturallands. Figure 5-2 shows the various habitat areas within the Specific Plan Area. Figure 5-2: Habitat T 'ypes There are no rare or endangered plant species identified as existing within the Specific Plan Area; however, several special-status animal species are identified to potentially occur within the Specific Plan Area or adjacent areas. Special status species include species that are threatened and may be eligible for listing as rare or endangered species by a number of regulatory agencies. While many of the species identified are not known to occur in the Specific Plan Area, the Specific Plan Area and adjacent areas provide potential habitat for these species. To preserve sensitive habitats to the greatest extent possible, the majority of proposed development within the Specific Plan Area has been limited to areas that currently consist primarily of cultivated field, orchards, and horticultural nursery operations. These active agricultural areas currently comprise approximately 65% of the Specific Plan Area and contain no naturally occurring plant species other than a few isolated native trees. Continual human interaction in these areas also limits the presence of wildlife to occasional foraging and hunting. Animals are unlikely to inhabit these areas. The remaining sensitive grasslands and oak woodlands have been mostly preserved as open space or consist of limited cluster and hillside development. The Hecker Pass Specific Plan Biological Resource Assessment prepared by EMC Planning Group in February 2001 provides a more detailed description of the existing biologic conditions for these areas. Goal 5-6: Preserve the natural resources in the Hecker Pass Specific Plan Area. ~~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-15 Policy 5-27: Impacts to sensitive wildlife species and habitats that occur in the Specific Plan Area shall be avoided whenever possible. Mitigation measures shall be implemented as necessary to reduce or eliminate impacts to special status species and their habitats. Policy 5-28: Sensitive habitat areas should be designated as permanent open space to preserve the natural resources of the area. Policy 5-29: Wildlife corridors and connections to sensitive habitat areas should be preserved to the greatest extent possible to permit the free movement of wildlife through open space areas. Policy 5-30: As a means of preserving wildlife corridors and habitat areas, development should be clustered on lands with less valuable habitat. Policy 5-31: Development should be designated in a manner that will minimize adverse impacts to native trees and habitats. Policy 5-32: Promote environmental awareness and education for residents and visitor of the Hecker Pass Specific Plan Area. 5.4.1 RIPARIAN HABITATS The most important and prominent natural resource in the Specific Plan Area is the Uvas Creek riparian corridor and its associated riparian woodland. Uvas Creek is located along the southern and western boundary of the Specific Plan Area. The associated riparian woodland ranges from 25 to 100 feet from the centerline ofUvas Creek to the edge of the tree canopy. Willow thickets, mature western sycamore trees, coast live oak, valley oak, Fremont cottonwood and California blackberry are the most prominent trees in the woodland. The tree canopy provides roost and nesting sites for raptors and other birds including white-crowned sparrows, yellow-romped warblers, bushtits, scrub jays, black phoebe, and northern flickers. Beyond the tree canopy, non-native annual grasses and forbs provide an edge between agricultural lands and the woodland. These grasses and forbs may also provide seeds and nesting materials for sparrows, finches and small mammals such as black- tailed hares, pocket gophers and ground squirrels. Harbor insects may also reside in these grasses and forbs. One of the major objectives ofthe Hecker Pass Specific Plan is the preservation ofthe Uvas Creek Corridor located along the southern boundary of the Specific Plan Area. The City of Gilroy General Plan also provides policies for the preservation of natural resources and wildlife 5-16 Conservation and Resonrce Management )~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I f I I I I I I I, I I I I I I I I I I I I I I I I I I I I I habitat areas and specifically targets the Uvas Creek riparian community as a natural resource f(Jr protection. Goal 5-7: Ensure the protection of Uvas Creek Corridor by establishing policies and protective measures for adjacent land uses. Goal 5-8: Preserve and enhance the Uvas Creek corridor and the associated riparian habitat wherever possible. The Specific Plan calls for the extension of the Uvas Creek Park Preserve along the Uvas Creek corridor. The Park Preserve extension includes Uvas Creek, the associated riparian habitat, and the lands within the Uvas Creek setback. The Park Preserve will be offered for dedication to the City of Gilroy or resource agency. The extension of this Park Preserve provides for the protection of this natural habitat. Policy 5-33: The Uvas Creek riparian corridor, the associated riparian habitat, and the land<; included in the setback area shall be incorporated into the existing Uvas Creek Park Preserve and offered for dedication to the City of Gilroy or resource agency. Because riparian habitats are important to sensitive species, riparian habitats are regulated by many federal, state and local government agencies. Regulating federal agencies include the US Army Corps of Engineers (USACE), the United States Fish and Wildlife Service (USFWS), and the National Marine Fisheries Service lNMFS). State jurisdictional agencies include the California Department ofFish and Game (CDFG) and the Regional Water Quality Control Board. Finally, local jurisdictional agencies include the City of Gilroy and the Santa Clara Valley Water District (SCVWD). Policy 5-34: Any recreational improvements proposed adjacent to Uvas Creek and its associated riparian habitat shall be done in consultation with appropriate resources agencies (i.e., California Department of Fish and Game, National Marine Fisheries Service, Us. Army Corps of Engineers, Santa Clara Valley Water District) to determine possible permitting requirements. The US Army Corps of Engineers, with jurisdiction established under Section 404 of the Clean Water Act, is primarily concerned with any potential impacts to the Uvas Creek Streambed. Permits are required for any proposed alterations within the streambed including grading and filling and any new discharges into the streambed. Prior to approving any permits, the Regional Water Quality Control Board must issue a certificate or waiver of a certificate that states the proposed activity meets state water quality standards. The Specific Plan does not propose any alterations to the streambed, however, permits for new storm drainage outfalls , as proposed in Chapter 9 - Public Utilities, should be obtained prior to construction. Policy 5-35: All proposed outfalls shall be designed to meet all state water quality standards and shall obtain permits from all required resource agencies. )~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-17 Any improvements occurring within 50 feet of the top of bank must also be submitted to and reviewed by the Santa Clara Valley Water District (SCVWD). SCVWD determines the impact of improvements on hydraulic capacity, the environment, water supply, and water quality and provides recommendations to reduce these impacts. Generally, SCVWD discourages improvements within 50 feet of the top of bank but provides guidance for improvements that may be necessary within this area such as creek bank stabilization and storm drain outfall structures. The California Department of Fish and Game acts as the lead agency for all of the state and federal regulatory agencies and is concerned with preserving habitat for rare and endangered species. CDFG requires notification, review, and potentially permits for any proposed alterations to the streambed and generally recommends that all improvements be setback a minimum of 100 feet from the edge of riparian habitat or top of creek bank to ensure preservation of the riparian habitat. Encroachments into the 100-foot setback should be mitigated by replacing any lost habitat. Policy 5-36: All improvements within the Hecker Pass Specific Plan Area shall be setback a minimum of 100 feet from the top of bank or edge of riparian corridor (whichever is greater), subject to review and approval by the City of Gilroy and the California Department of Fish and Game. No development should be allowed in the buffer areas except for improvements associated with passive recreational uses such as pedestrian trails, picnic tables and benches, etc. To the greatest extent feasible, recreation improvements within the buffer area should be sited and designed to avoid direct and indirect impacts to the riparian habitat. Any encroachments will require mitigation. Policy 5-37: Any loss of habitat within the Uvas Creek corridor resulting from development shall require the project proponent to retain a qualified biologist to prepare a Habitat Mitigation Plan to identify the exact amount and location of impacted and replacement habitat. Replacement vegetation shall be locally obtained native riparian species. Any loss of riparian woodland vegetation should be mitigated on-site, when possible, at a minimum of 3: 1 replacement ratio, unless otherwise determined by the Department of Fish and Game and the City of Gilroy. Policy 5-38: Discourage human intrusion into natural riparian habitat by limiting access into the riparian corridor and restricting trails to dirt paths and natural wildlife corridors. Policy 5-39: Landscaping plans for any recreation improvements proposed in or adjacent to riparian habitat shall include lighting specifications that shall be consistent with the requirements of the adopted environmental mitigation measures, and shall include at least the following elements: o All lighting adjacent to riparian habitat along Uvas Creek will be directed away from the riparian habitat; 5-18 Conservation and Resonrce Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I o No lighting will be installed in the riparian buffer area; and o No lighting will generally be allowed after 11:00PM Policy 5-40: Prior to construction, proponents for any recreation improvements proposed in or adjacent to the Uvas Creek riparian corridor should retain a qualified biologist to inform workers of potential presence of the special-status species, their protected status, work boundaries, and measures to be implemented to avoid loss of these species during construction activities. Policy 5-41: Any recreation improvements proposed in or adjacent to the Uvas Creek riparian corridor shall undergo additional environmental review to assess impacts of the proposed development on potential biological resources in these habitats. Policy 5-42: Encourage Hecker Pass property owners and project developers to promote environmental preservation and restoration through the establishment of an environmental education center and trail along Uvas Creek that includes information centers or kiosks, trail monumentation, and informational signage. In addition to setback requirements, the CDFG identifies a number of species that require protections or special consideration. This list also identifies those species federally protected by the US Fish and Wildlife service. Additional species are identified by the National Marine Fisheries Service that are not included on the CDFG list. Steelhead are known to exist within the Specific Plan Area and migrate and spawn in gravel areas ofUvas Creek. Although steelhead are no longer considered endangered or threatened by either the USFWS or CDFG, the National Marine Fisheries Service identifies this species as threatened along the Central California Coast. Other important species known to exist in the area that have potential habitat within Uvas Creek and the associated riparian corridor but have not been observed in the Specific Plan Area include the California tiger salamander, a federally proposed threatened species and the California red-legged frog, a federally threatened species; Species of special concern that have no known listing of occurrence in the area but have potential habitat in Uvas Creek include the western spadefoot toad, foothill yellow-legged frog and the western pond turtle. Policy 5-43: For any recreational improvements proposed in or adjacent to the Uvas Creek riparian corridor, which contains potential habitat for California tiger salamander, western spadefoot toad, yellow-legged frog, California red-legged frog, western pond turtle, steelhead, yellow-breasted chat, and/or yellow warbler, construction related activities should be conducted outside of the rainy season. The project proponent shall retain a qualified biologist to monitor construction activities occurring within 100 feet of the Uvas Creek riparian corridor. If any special status species are observed at the site, a qualified biologist shall salvage and relocate individual(s) to an appropriate area outside of the construction zone. If California red-legged frog, a federally threatened species, or California tiger salamander, a species proposed for federal listing as threatened, are observed at }.# Conservation and Resonrce Management Draft Hecker Pass Specific Plan January 2005 5-19 the site, construction activities shall be halted and the USFWS shall be contacted for further assistance. Policy 5-44: Pre-construction surveys for protected birds shall be conducted for improvements or development proposed in or adjacent to potential nesting habitat (i.e., riparian woodland) if development is proposed during the nesting and/or breeding season ofloggerhead shrike (generally February through June) or raptors (generally March through August). If any active nests are found within survey area, at the discretion of the biologist, clearing and construction within 250 feet shall be postponed or halted until nests are vacated and juveniles have fledged and there is no evidence of a second attempt at nesting. Policy 5-45: Landscaping plans for any recreation improvements proposed in or adjacent to riparian habitat shall include appropriate guidelines to prevent contamination of Uvas Creek and its associated riparian habitat by pesticide, herbicides, fungicides, and fertilizers. Landscaping should include appropriate native plant species and should not include plantings of non-native, invasive plant species. In addition to protecting the existing habitat, SCVWD, CDFG, and USFWS encourage the restoration and enhancement of habitat that has encountered intrusion of non-native species or has been damaged by human activity. Uvas Creek is a prime example of this type of habitat since the Uvas Creek corridor has become over run with a highly invasive non-native grass called Arundo Donax. Restoration and enhancement planting plans are subject to jurisdictional review and approval. Restoration and enhancement landscaping guidelines for the Uvas Creek Corridor are discussed in further detail in Chapter 7 - Community Design. Restoration and enhancement may also include the restoration of animal species such as the establishment of a steelhead fishery to repopulate Uvas Creek. Policy 5-46: Future mitigation in the Uvas Creek Park Preserve should include revegitation with native plant species to enhance the appearance and improve the habitat value of the corridor. Revegitation plans shall be subject to review and approval by the Department of Fish and Game. Policy 5-47: The City of Gilroy should work with the Santa Clara Valley District to pursue eradication of non-native plants, revegitation with native plants, native plantings within existing riprap, and establishment of a mitigation bank site for mitigation of future Gilroy development. Policy 5-48: The City in conjunction with the SCVWD should consider establishingfitture mitigation bank areas within the Specific Plan Area for other City project mitigations. Policy 5-49: Encourage Hecker Pass Specific Plan property owners and project developers to promote the creation of an environmental education center and trail along the 5-20 Conservation and Resonrce Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I, I I I I I I I I I I I Uvas Creek park area, including an information center or kiosk, trail monumentation and informational signage. Policy 5-50: Encourage Hecker Pass Specific Plan property owners and project developers to promote the establishment of a steelhead trout fishery project for Uvas Creek. Grasslands located on the northern side of Hecker Pass Highway include annual non-native grasses such as wild oat, foxtail, soft chess and ripgut brome and forbs such as wild mustard, bur clover and yellow star thistle. These grasses provide habitat for small mammals including voles and pocket gophers, which are an important source of prey for species such as red fox, various snakes, American kestrel and raptors including the red tailed hawk. Small mule deer may also use these grasses for foraging. 5.4.2 GRASSLANDS AND OAK WOODLANDS In addition to the Uvas Creek Riparian habitat, the Hecker Pass Specific Plan Area contains two other sensitive habitat areas including grasslands and oak woodlands. Oak woodlands exist on the hillsides north of the grasslands. Coast live oaks are the dominant species and scattered valley oak and blue oak also occurs. Non-native and annual grasses and forbs occur underneath the tree canopies. The oak woodland habitat provides food, cover, roosting and breeding sites for animals such as mule deer, western grey squirrel, deer mice, woodrats, woodpeckers, northern flickers and scrubjays. Insects living within the foliage and bark of oak trees provide food for ash throated flycatchers, white-breasted nuthatches and western kingbirds. Fungus, lichen, mistletoe and galls growing on oak trees provide food for raccoons and mockingbirds. Western bluebirds, American kestrels, rufous-sided towhee, and California quail may also occur within this woodland. Snakes and rap tors such as the red-tailed hawk may prey on smaller animal within this woodland. Habitat for potential special status species exists in the grasslands and oak woodlands north of Hecker Pass Highway. Raptors such as the golden eagle, white tailed kite, northern harrier, cooper's hawk and short eared owl are known to occur in the area and could maintain active nests in riparian woodland and oak woodland habitats. Active raptor nests are protected by the California Department of Fish and Game. Loggerhead shrike and burrowing owl habitat are present in the Specific Plan Area but these species have not been observed in the area. The Specific Plan seeks to preserve rare and endangered species to the greatest extent possible. To achieve this goal, development locations are mostly limited to lands subject to agricultural and horticultural uses with little or no habitat value. The habitats where these special status ~~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-21 species might occur will be avoided to the greatest extent possible and preserved as permanent open space areas or mitigated. Policy 5-51: Prior to construction, proponents for any development proposed adjacent to oak woodland and grassland habitat should retain a qualified biologist to inform workers of potential presence of the special-status species, their protected status, work boundaries, and measures to be implemented to avoid loss of these species during construction activities. Policy 5-52: Any development proposed in or adjacent to oak woodland and grassland habitats should undergo additional environmental review to assess impacts of the proposed development on potential biological resources in these habitats. Policy 5-53: Pre-construction burrowing owl surveys shall be conducted for development proposed in or adjacent to grasslands and fallow agricultural land that contains burrowing mammals, or show signs of burrowing. If active nests are found within the survey area, a burrowing owl habitat mitigation plan shall be submitted to the California Department of Fish and Game for review and approval. The burrowing owl habitat mitigation plan shall contain mitigation measures contained in the California Department of Fish and Game Staff Report on Burrowing Owl Mitigation (California Department ofFish and Game1995). Policy 5-54: Pre-construction surveys for protected birds shall be conducted for improvements or development proposed in or adjacent to potential nesting habitat within oak woodlands if development is proposed during the nesting and/or breeding season of loggerhead shrike (generally February through June) or raptors (generally March through August). If active nests are found within survey area, at the discretion of the biologist, clearing and construction within 250 feet shall be postponed or halted until nests are vacated and juveniles have fledged and there is no evidence of a second attempt at nesting. 5.5 COMPOSITE UV AS CREEK SETBACK As discussed above, there are a variety of factors and jurisdictional agencies requiring protection along Uvas Creek Corridor. Since the setbacks required for each of these considerations do not always coincide, a composite Uvas Creek setback was established that combines all of the various standards into one comprehensive setback. Figure 5-3 shows how each setback along Uvas Creek combined to form the composite setback depicted as "The Composite Uvas Creek Setback" on the Land Use Diagram in Chapter 3. 5-22 Conservation and Resource Management }~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I ,I I I I I I I I I I I I ----- ~G~~~VIN'1S ~~p.::c- ~a<~u ~~b~~ ...J z ~ ;> '-' ~ / ( //// ~, // ~ ~/ V 4/ f ~I .11,' \ \" , \ " '\\\ \ \\\ \~\ \\ ~\ ~ \\ \~ \) /J 1/ / I '\ ' , \\ , I '\ ,~ I \\ \\ \\ \\ " \\ \\ ~ \' \ \ \ \\ ~ I' ~ " J ~ "11 #" ~ / ~/ ~ ~/"/ "/ /' ~/ /;,.;' / \ \ \ \ \ : I I . // I 11/ '/ II b .6/. I I \ \ \ ~,~, 'l\ l\ ~ ~ rr-,,- ) I J, I ~ I [ \\,\l "- ..... 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I . ------------------- I I I I I I I I I I I I I I I I I I I In areas where the minimum setback cannot be achieved, on-site mitigation may be provided to the satisfaction of the appropriate jurisdictional resource agencies, geologic consultants and the City of Gilroy to augment the areas of encroachment. Two notable areas will likely require encroachment into the riparian setback. The first encroachment occurs near the existing terminus of the Third Street extension. In order to provide for a safe and smooth geometric alignment of the Third Street extension, the roadway must encroach into the setback as the roadway curves slightly north and continues west. The second encroachment occurs behind the Goldsmith Seeds property. Existing buildings prevent the roadway from shifting further north and may require encroachment into the riparian setback. Figure 5-3 shows the location of future encroachments into the riparian setback area. The exact location and amount of encroachment will be determined when the final alignment for Third Street is designed. Any encroachments will require mitigation. 5.6 CULTURAL RESOURCES Hecker Pass's rich culture has established the area as one of Gilroy's most prized areas. The Hecker Pass Area played an important role in Gilroy history and the area still contains remnants of this rich and colorful past. In addition to these remnants, the area continues to provide working agricultural lands and beautiful scenery. These resources add to the overall character of the Hecker Pass Area, provide educational opportunities, and serve as a potential tourist.draw. The protection of these resources ensures that Hecker Pass remains one of Gilroy's most valuable resources. 5.6.1 HISTORIC AND CULTURAL RESOURCES Historic and cultural resources are protected by the National Park Service, the California Office of Historic Preservation, the County of Santa Clara and the City of Gilroy. Many relics of Hecker Pass' history remain in the form of structures and may be significant historical resources. Figure 5-4 illustrates the location of these historic resources. }... Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-25 Figure 5-+: Historic Resources The historic Greek Revival-style home on the Hoey Ranch site, also known as the Ousley House is located at 2485 Hecker Pass Highway. The Ousley House has been designated as a historic site by the City of Gilroy, is listed on the County Register, and was identified as eligible for the National Register by Caltrans in 1991. The home is currently owned and occupied by the Hoey family and is intended to be preserved in its current state. The home, associated structures and site provide a significant historical resource to the City of Gilroy and the County of Santa Clara. In the event that the family chooses to sell the property, the home should be preserved as a residence or may be used as a future site for a bed and breakfast, a historical and cultural center, or other appropriate agri-tourist uses. The large red Hoey barn located on the south side of Hecker Pass Highway also provides a historically significant resource to the area. The Specific Plan incorporates the preservation of this barn for continued agricultural use or agri-tourist commercial use. Policy 5-55: Prior to approval of any future development plans on the property containing the potentially historical Ousley house and associated structures (currently owned by the Hoey family) that call for the demolition of these structures, the applicant shall contract with a qualified historian to have the structures evaluated for historical significance and shall implement mitigation measures recommended by the historian to mitigate any potential impacts to the structures. 5-26 Conservation and Resource Management ~~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 5-56: Encourage owners and project developers of the Hoey property to provide for the preservation of the Ousley House/Hoey Ranch House and possibly the establishment of a historic cultural center. Hecker Pass is often associated with the wineries that exist along this well traveled thoroughfare. The first and oldest winery within the Specific Plan Area is the Conrotto Winery. Although this winery is no longer in production, nor is it listed on any historical register, it provides numerous structures that may have some cultural value. The oldest home on the former Conrotto site, built circa 1890, is a vernacular home with Queen Anne Victorian style elements. The second home is a Spanish colonial revival home built by Anselmo Conrotto prior to World War II. This home once housed the tasting rooms for the winery. The winery complex consists of five structures including the main winery building, a small pressing room, a tasting room, a small barn and a shed. The main winery building, which was built into a hill, includes a fermentation room on the upper level and a storage room on the lower level. This unique configuration allowed fermented juice to gravity flow into the storage tanks below without the aid of expensive pumping equipment. In addition to the building, much of the old equipment, including the wine press, used by the Conrotto Winery are still located in the press room. The final element of the Conrotto winery site is a large oak tree next to the oldest home. Many of the buildings are in serious disrepair and may not be suitable for preservation. Policy 5-57: Prior to approval, any development on the Community Facility site shall prepare and submit a plan to the City to mitigate impacts to the Conrotto Winery and associated structures. The plan shall be prepared in consultation with a registered archeological historian and follow one of the following four options specified in the historical resource evaluation: o Keep all or some of the structures of architectural and historical significance. The structure may have use changes in order to merge with the proposed development; o Move structures to a new location on Hecker Pass Highway where they may be still viewed and appreciated. This relocation alternative may involve all or some of the structures depending on feasibility; o Construct new building and landscaping to merge some or all of the old structures with the new project architecture; o Design a display along Hecker Pass Highway in front of the proposed project, or a new location along Hecker Pass Highway that would utilize structures. winery elements, and landscaping for a theme of Conrotto viniculture. In addition to the historic resource mentioned above, The City of Gilroy Hecker Pass Corridor Land Use Plan, prepared by Crawford, Multari & Starr in November 1993, identifies existing archaeological resources within the Specific Plan Area, which are also protected by state agencies. According to the Hecker Pass a Family Adventure Final EIR prepared by EMC Planning Group in 1990, three archeological sites were identified within the Hecker Pass Specific Plan Area. Past construction activities have either buried or destroyed site CA-SCL-84 in the flood plain area and severely impacted site CA-SCL-82. Four bedrock mortar holes were found on site CA-SCL-82 and the site may still contain intact materials. The third site (CA- ).. Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-27 SCL-89) was located at the corner of Santa Teresa Boulevard and Hecker Pass Highway. Mortar bowls and pestles were discovered at a house located near this corner and larger sites are buried by creek sedimentation. There is also a known archeological site located on the Hoey property north of Hecker Pass Highway. These archeological sites should be preserved to the greatest extent possible. Policy 5-58: Any applicant proposing development on the property north of Hecker Pass Highway where the known archeological resource is located shall retain a qualified archeological consultant to carry out an archeological testing program prior to approval of a development permit. The testing program will document the content, extent, and quality of the resource and include specific mitigation measures for protecting the resource. The report shall be reviewed with the City and mitigation measures shall be implemented as required by the City. Mitigation options include: 1) planning construction to avoid the site; 2) deeding the site into a permanent conservation easement; 3) capping or covering the site with a layer of soil before building on site; or 4) planning parks, green space or other open space to incorporate the site. 5.6.2 VISUAL RESOURCES The visual resources in an area help define that area's character. This is especially true of the Hecker Pass Specific Plan Area because of its agricultural fields and spectacular views to Uvas Creek, the hillsides north of Hecker Pass Highway and the Gabilan Mountains. Preservation of these views are critical to maintaining the rural feel of the area and preserving Hecker Pass as the Jewel of Gilroy. SCENIC CORRIDORS Hecker Pass Highway is the main vehicular corridor through the Hecker Pass Area and provides the greatest opportunity for visitors to first experience the Hecker Pass Area. Upon entering Gilroy from the west, the Hecker Pass Area serves as a scenic gateway to the city. Residents and tourists traveling out of the city can also experience the views to Uvas Creek and the Gabilan Mountains. The portion of Hecker Pass Highway within the Specific Plan Area is lined with mature stands of deodara cedar and oak trees that provide shade and a natural edge along the 5-28 Conservation and Resource Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Hecker Pass corridor. The City of Gilroy General Plan has identified these trees as important visual resources. West of the Specific Plan Area, Hecker Pass Highway winds through beautiful vineyards, into the hillsides, through redwood forests, and finally to the Pacific coast. A major goal of the Hecker Pass Specific Plan is to preserve the aesthetics and character ofthe Hecker Pass Highway corridor. The California Scenic Highway Program was established by the State legislature in 1963 to preserve California's Scenic highways. The premise for scenic highway preservation is the enhancement of California's natural beauty, the encouragement and growth of recreational and tourist industries, and enjoyment for California residents. The California Department of Transportation (Caltrans) implements the program throughout the state, maintains a list of Highways eligible for scenic designation and has established "Guidelines for the Official Designation of Scenic Highways" in March 1995. The list of eligible highways includes the portion of Hecker Pass Highway that extends through the Specific Plan Area to Highway 1. In order to achieve the scenic designation, the local jurisdiction must prepare and submit a visual assessment and resolution package to Caltrans based on the requirements set forth in the "Guidelines". Once Caltrans and the Department Transportation Advisory Committee (DT AC) determine that the highway and application meet scenic highway standards, the local jurisdiction must prepare and adopt a Scenic Corridor Protection Program. This program must be prepared with public participation and must address five minimum requirements: . Regulation of land use and density of development (i.e., density classifications and types of allowable land uses); . Detailed land and site planning (i.e., permit or design review authority and regulations for the review of proposed developments); . Prohibition of off-site outdoor advertising [as required per Section 5440.1 of the Business and Professions Code (Outdoor Advertising Act)] and control of on-site outdoor advertising; . Careful attention to and control of earthmoving and landscaping (i.e., grading ordinances, grading permit requirements, design review authority, landscaping and vegetation requirements); and . The design and appearance of structures and equipment (i.e., placement of utility structures, microwave receptors, etc.). The guidelines also reference Section 320 of the California Public Utilities Code, which requires that all new or relocated electric and communication distribution facilities visible from the highway be buried underground whenever feasible. Although the Specific Plan cannot pursue designation of the Scenic Highway designation, the Specific Plan ensures preservation of the existing scenic qualities within the Specific Plan Area by addressing many of the requirements listed above. The City of Gilroy is encouraged to collaborate with the County of Santa Clara and pursue future Scenic Highway designation for the portion of Highway 152 that extends through the Specific Plan Area to Highway 1. The numerous policies and design measures provided in the Land Use, Community Design, and }.~ Conservation and Resonrce Management Draft Hecker Pass Specific Plan January 2005 5-29 Circulation Chapters intend to preserve the natural beauty of the Specific Plan Area and allow for the future Scenic Highway designation. Goal 5-9: Establish protection measures that will assist the City of Gilroy and the County of Santa Clara to obtain a State Scenic Highway designation for Hecker Pass Highway. Policy 5-59: The City of Gilroy shall promote Hecker Pass Highway as a "scenic highway" and enlist the support and cooperation of the County of Santa Clara and the California Department of Transportation to designate Hecker Pass Highway as a State Scenic Highway. In order to maintain the scenic qualities of the highway corridor, the Specific Plan Land Use Diagram (Chapter 3) has limited the amount and type of development allowed to occur within the Specific Plan Area. Since Hecker Pass Highway's scenic features include agricultural fields and Uvas Creek to the south and the hillsides to the north, the majority of the hillsides to the north will remain undeveloped and large areas to the south have been designated for agricultural use adjacent to the highway to ensure that residential development is less visible. Development should be carefully clustered and sited to preserve views to Uvas Creek and the Gabilan Mountains. In addition, design guidelines provided in Chapter 7regulate the type of architecture, signage and landscaping allowed in the area to ensure the rural charter of the entire Specific Plan Area is prese!yed. Chapter 4 of the Specific Plan establishes a minimum 115-foot setback from the existing centerline of Highway 152 as the Hecker Pass Setback Corridor. This prohibits any development within the setback other than future roadway improvements necessary to maintain acceptable levels of service through the Specific Plan Area. This includes the prohibition of parking areas and structures such as buildings, sound walls and fencing. Limited signage is allowed but is subject to the provisions in Section 7.4.6 of this Specific Plan and Section 5440.1 of the Business and Professions Code (Outdoor Advertising Act). Off-site signage along the highway is strictly prohibited. Uses within the corridor are limited to agriculture, natural landscaping, pedestrian paths, and roadway improvements necessary to facilitate adequate levels of service along Highway 152. New or relocated electric and communication distribution facilities within the Specific Plan Area will also be placed underground so they are not visible from the highway. Policy 5-60: Provide view corridors through development areas that visually connect Hecker Pass Highway to Uvas Creek. Policy 5-61: Improvements and permitted uses within the Hecker Pass Setback Corridor are restricted to agriculture, natural landscaping, trails, signage and roadway improvements necessary to facilitate adequate levels of service along Highway 152. Parking areas and structures including buildings, andfences are prohibited within the Hecker Pass Setback Corridor. 5-30 Conservation and Resource Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Policy 5-62: Develop road and community design standards to protect and enhance Hecker Pass Highway's scenic and rural character. Policy 5-63: All new or relocated electric and communication distribution facilities shall be placed underground whenever feasible. Policy 5-64: Uses within the Specific Plan Area, which detract from scenic values of the Hecker Pass Highway corridor, shall be mitigated by proper siting, landscaping or screening. Policy 5-65: Off-site signage shall be prohibited along the Hecker Pass Highway corridor and on-site signs shall be regulated so that they do not detract from the scenic views. Policy 5-66: Building siting, height, colors and materials that are harmonious with the surrounding area shall be required within the Hecker Pass Specific Plan Area to make development more compatible with the environment. Policy 5-67: Grading activities within the Hecker Pass Specific Plan Area shall be regulated to minimize alteration of existing contours and to preserve important vegetative features along Hecker Pass Highway. Policy 5-68: To eliminate the use of soundwalls along Hecker Pass Highway, all residential and commercial development shall mitigate noise by employing City approved mitigation measures such as setbacks, building, orientation, landscape berming, architectural sound attenuation, etc. Development along Hecker Pass Highway shall respect and preserve the existing stands of deodara cedar trees and the mature oak trees at Two Oaks Lane and the existing Gilroy Municipal Golf Course entrance that line the highway except at intersections. Future access from Hecker Pass Highway should be carefully sited to ensure that a minimum number of these trees are impacted. Policy 5-69: Preserve the existing stand of trees along the Hecker Pass Highway right- of-way except at intersections. Policy 5-70: Create roadside development controls and design guidelines to protect the scenic quality of Hecker Pass Highway. HILLSIDE DEVELOPMENT Some low-density development already exists or has been approved within the hillsides north of Hecker Pass Highway. The remaining hillsides consist mostly of slopes that exceed 30% and are considered undevelopable by City of Gilroy Hillside Development Policies. The Specific Plan preserves these steep slopes as designated Open Space. The Specific Plan allows for some development only in the few areas with gentler slopes. To ensure that this development does not ~# Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-31 compromise the visual quality of the hillsides, homes should be sited to reduce the visibility from Hecker Pass Highway. Architectural design, color, and materials should also be chosen that minimize the visual impact and reduce grading to the hillsides in accordance with the City's Hillside Design Guidelines and the architectural design guidelines ofthe Hecker Pass Specific Plan (See Chapter 7). Policy 5-71: Sensitive engineering and landscaping techniques should be utilized to reduce the visual impacts of extensive grading. Policy 5-72: In hilly development areas, building pads should not be allowed or should be stepped or graded individually if possible to conform to the natural contours of the site and reduce the amount of grading. Policy 5-73: Grading and streets should conform to the natural slopes of the hillside to the greatest extent possible to maintain the hillside's shape and form. Policy 5-74: Buildings should conform to the natural landscape through the use ofbuilding design and materials. Multi-level foundations, rooflines that compliment the topography, variations in massing, and earth tone colors and material should be used to blend in with the surrounding hillsides. UVASCREEK 5.7 PUBLIC SAFETY Uvas Creek provides some ofthe most aesthetic views within the Specific Plan Area. These views should be accessible to all residents and visitors. To achieve this, the creek corridor and areas immediately adjacent to the creek have been preserved as public open space. The Specific Plan leaves a majority of the creek visually accessible by providing public roadway frontage along the creek rather than backing homes up to the creek. View corridors extending from Hecker Pass Highway, between development clusters, to the riparian corridor and the surrounding open space further enhance views to U vas Creek. The concerns for public safety within the Hecker Pass Specific Plan are related to fire safety and nOIse. 5.7.1 FIRE If not properly mitigated, the Hecker Pass Specific Plan presents more potential fire hazards than typical residential development because of the large areas of open space provided. Open fields Conservation and Resonrce Management ~ Draft Hecker Pass Specific Plan January 2005 5-32 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I between development clusters and the hillsides north of Hecker Pass are particularly vulnerable to fire. The Gilroy Fire Department designates the hillsides north of Hecker Pass Highway as a high fire hazard area. Fire protection services provided by the City of Gilroy are discussed in Section 6.4. Goal 5-10: Protect existing and future development within the Hecker Pass Area from fire hazards. Maintenance of the open space areas will be the single most important factor to preventing fires in the area. Homes and commercial structures adjacent to open space shall provide 60-foot fire hazard reduction zones as shown in Figure 5-5. Figure 5-5: Fire Hazard Keduction Zone ADJACENT OPEN SPACE!AGRICUL TURE!VEGETATION - - - - I~ I- <l; I- -------~I I~ ~ I ~ I ~ ~ ~ ~ r./) ! 0 0' ~--i~r-I ~ ~ ......l U1 <( W Z ~ ~ I ~ tr) t5 J~ PRIVA.TE DRIVE Policy 5-75: Future development and agricultural areas or open space areas adjacent to development shall maintain a 60-foot fire hazard reduction zone between buildings and open areas. This hazard reduction zone shall consist of 30-feet of irrigated landscape area adjacent to the building pad and an additional 30-feet of fuel transition area. The irrigated landscape area may consist of private yard and other landscaped areas. The fuel transition area may consist of irrigated crops, agricultural maintenance roads, roadways, agricultural buffers or may simply consist of land that has brush removed, trees pruned and grass kept mowed no greater than 4 inches high from March through November. ~~ Conservation and Resonrce Management Draft Hecker Pass Specific Plan January 2005 5-33 Policy 5-76: Homes with deep lots and against hillside or open areas shall have a 60-footfire hazard reduction zone. The first 30 feet from the building pad shall consist of an irrigated landscape area. The remaining 30 feet shall have brush removed, trees pruned and grass kept mowed no greater than 4 inches high from March through November or may contain irrigated crops. Open fields should be plowed or disked when not in active agricultural use. Policy 5-77: Open Space not part of a home parcel shall be maintained so that there is a 30- foot irrigated strip offire resistive landscaping surrounding any building. An additional30-foot strip shall have brush removed, trees pruned and grass kept mowed no greater than 4 inches high from March through November. Landscaping in front and rear yards shall be planted with fire resistant plants as discussed in Section 7.4, the City's Consolidated Landscaping Policy, and applicable sections of the Uniform Building Code. Open space areas and yards abutting hillsides, agricultural areas, or open space areas shall have brush removed, trees pruned and grass kept mowed no greater than 4 inches high from March through November and small branches on trees shall be pruned to a height of 6-feet to remove "ladder fuels". Irrigated crops are allowed in Fuel Transition Zones. Open fields should be plowed or disked regularly when left fallow to eliminate tall combustible grasses and weeds. Policy 5-78: All new landscaping shall be approved fire resistive plants as required by the City's Consolidated Landscaping Policy and applicable sections of the Uniform Fire Code (UFC app.11-a). All landscaping within 30feet of a building shall be irrigated. Landscaping plans shall be submitted to the Deputy Fire Marshall for approval prior to buildingfinal occupancy permit. Policy 5-79: Maintain all open space areas to reduce the risk offire in the Hecker Pass Area, including disking fallow agricultural lands. Policy 5-80: Prior to building final occupancy permit, trees shall be trimmed at least 10 feet from chimney outlets. Dead branches shall not overhang roof-lines. Policy 5-81: Prior to combustible construction, native bushes and weeds shall be cleared a minimum of 30 feet from the structure/pad. All small branches on trees shall be pruned to a height of 6 feet to remove "ladder fuels". Project design can be used to reduce the risk of fire hazard in the Specific Plan Area. All hillside homes will be subject to the hillside design requirements set forth in the City of Gilroy Zoning Ordinance. Homes within the hillsides north of Hecker Pass Highway shall use "Class A" roofing materials to reduce the risk of fire. Fire resistant landscaping, such as the landscaping required by the City's Consolidated Landscaping Policy and applicable sections of the Uniform Fire Code (UFC app.11-a) shall also be required in hillside developments. Chimneys shall be equipped with spark arresters and must be located a minimum of 10 feet away from trees. Addresses must be clearly marked so emergency vehicles can find each residence easily and 5-34 Conservation and Resonrce Management ~~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I quickly when responding to emergency calls. Adequate emergency vehicle access shall be provided to all developments per the review and approval of the Gilroy Fire Department. Fire sprinklers shall be required in all hillside homes and shall be monitored by local alarm. Fire hydrants must be appropriately located and provide the necessary pressure and fire flows determined by the Fire Department. In addition to hillside areas, other high-risk fire areas shall also be required to meet the requirements of the City of Gilroy fire department. Residential fire sprinklers shall be required for projects where unusual fire risk (e.g., weather, hazardous vegetation, interface to wild-lands or intermix with wild-lands), limited access for firefighting, excessive response times, difficult topography or limited water flow, create the need for such protection and other forms of mitigation are unavailable. Other forms of acceptable mitigation may include the construction and staffing of a new fire station. When hazardous vegetation is adjacent to or within a development, fuel transition zone policy, defensible space policy and fire resistive exterior construction methods shall be adopted, subject to review and approval of the Gilroy Fire Department Chief. Site-specific fire mitigation measures will be established at the tentative map or architecture and site approval phases of projects to the satisfaction of the Gilroy Fire Department Chief. Policy 5-82: Residentialfire sprinklers shall be requiredfor projects where unusual fire risk (e.g., weather, hazardous vegetation, interface to wild-lands or intermix with wild-lands), limited access for firefighting, excessive response times, difficult topography or limited water flow, create the need for such protection and other forms of mitigation are unavailable. Other forms of acceptable mitigation may include the construction and staffing of a new fire station. Policy 5-83: All hillside construction shall be required to meet the City of Gilroy Hillside Development Guidelines including all policies related to fire protection. Policy 5-84: Homes shall be constructed with Class 'A' Roof systems. Policy 5-85: Fire sprinklers conforming to NFP A 13D are required in hillside homes including the garage and crawl spaces greater than 50 square feet with 5 feet of clearance. Hillside homes shall be monitored by local alarm. Policy 5-86: Attic vents within hillside homes shall be screened with meshed material suitable for high hazard zones. Policy 5-87: All chimneys in hillside homes shall be equipped with spark arresters and must be located a minimum of 1 0 horizontal feet from trees. Policy 5-88: Decks in hillside homes shall have the underside protected by "one-hour-rated" construction or fire sprinkler coverage. Policy 5-89: Building pads for hillside homes shall be within 150 feet of a fire access road. ~~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-35 Policy 5-90: Roadways and shared driveways shall provide a minimum of 20 feet of unobstructed travel. Roadways less than City Standard shall be posted for no parking with red striping. Signage and striping shall be maintained in good condition. Policy 5-91: Address numbers in hillside areas must be provided on a 4-inch square post, 36 inches tall if address numbers on homes are not clearly visible from the street. The post can include a mailbox or can stand alone. All numerals shall be minimum of2-112 inches in height with a 318 inch stroke and must readfrom left to right or top to bottom. (UFC 10.301) Policy 5-92: Fire hydrants must be installed in locations determined necessary by the Fire Department and must have a static pressure of at least 43 psi. Fire hydrant flows must also meet the Fire Department requirements of 2000 gpm@ 20 psi residual. (UFC app. III-A) Policy 5-93: Roadways and shared driveways shall provide a minimum of 20 feet of unobstructed travel. Roads shall not exceed 15% grade. Driveways greater than 15% grade shall provide Fire Engine turnouts. Policy 5-94: Gates, including emergency vehicle access and agricultural gates, shall be the same width as the roadway and if locked, shall be provided with KNOX key access. All homes and commercial structures within the Hecker Pass Specific Plan Area, regardless of whether they are located in the Hillsides or not, shall be required to meet the most current fire department development policies that are adopted at the time of development. Policy: 5-95: Allfuture development within the Hecker Pass Specific Plan Area shall be subject to the most current fire department policies and regulations in place at the time of development. 5.7.2 NOISE The major source of noise in the Hecker Pass Specific Plan Area will be the traffic along Hecker Pass Highway. As the City of Gilroy continues to grow, traffic along this thoroughfare will increase, generating more noise in the Hecker Pass Area. Projections by Edward L. Pack Associates, Inc. indicate that under build-out conditions the 60dbl DNL noise contour will occur about 246 feet from the Centerline of Hecker Pass Highway and the 65 dbl DNL contour will occur about 114 feet from the centerline. Since the installation of soundwalls along Highway 152 is prohibited in the Specific Plan Area, alternative methods for sound attenuation and a reduction in the required noise levels are required. Rather than installing soundwalls, the Specific Plan incorporates broad agricultural and open space areas and buffers between proposed development and roadways as a means of 5-36 Conservation and Resource Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I minimizing traffic generated noise impacts on proposed development. These open space buffer areas provide a 115-foot setback from the existing centerline of Hecker Pass Highway for proposed commercial development and 250-foot setback from the existing centerline of Hecker Pass Highway for proposed residential development as shown in Figure 5-6. Figure 5-6: Noise Setbacks U:'GEN1) --=.....,......... -- I 2 R RIlSJPf1Nt1AL uses - -- - RESlDBMYAL SETBACK COMMllRCW. uses - - COM'Mli'l'lCt4L NOlS1f. SllfMCK ~...~ ............._- 0- . ._.----.=-.~ . . \ . . '~.4~ . . ~ ---......... ....-/ t ...~ N . J "--__n~_.. :::, . .~_J These buffers serve not only to enhance the rural agricultural character of the area, but they also avoid the need for unsightly sound walls that might ordinarily be used to attenuate sound. In cases where noise setbacks are not feasible, alternative City approved noise mitigation measures such as building orientation, landscape berming, architectural sound attenuation, etc. may be utilized. Policy 5-96: All proposed residential development should be setback a minimum of250 feet from Hecker Pass Highway Centerline. If 250 feet cannot be accomplished, lesser setbacks that still meet the City of Gilroy noise policies may be implemented or alternative sound attenuation measures may be utilized. Mitigation measures must not interfere with views over the site and must be consistent with the scenic highway criteria and design standards. Policy 5-97: All proposed agri-tourist and agricultural commercial development should be setback a minimum of 115 feet from the existing centerline of Hecker Pass Highway. Proposed Agri-tourist, Agricultural Commercial and Community F acUity projects where outdoor uses are proposed within 115 feet of the existing centerline of Hecker Pass Highway shall prepare a project noise study. The study shall define mitigation measures needed to ensure that exterior and interior noise levels do not exceed city noise standards. Mitigation measures shall be included ).# Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-37 in proposed projects subject to review and approval of the City of Gilroy Engineering Division. Mitigation actions must not interfere with views over the site and must be consistent with scenic highway designation criteria and design standards contained in the Specific Plan. Policy 5-98: Sound walls shall not be permitted along the Hecker Pass Highway Corridor. Policy 5-99: No sensitive noise receptors should be located within 115- feet of the existing centerline of Hecker Pass Highway unless adequately mitigated. Policy 5-100: The City should pursue lowering speed limits on Hecker Pass Highway in the Specific Plan Area to reduce impacts from vehicle noise. The second greatest source of ambient noise in the Hecker Pass Area is Santa Teresa Boulevard. Currently Santa Teresa Boulevard generates 60 dBA DNL 216 feet from centerline and 65 dBA DNL 100 feet from centerline. These noise levels are expected to increase to 60 dBA DNL 294 feet from centerline and 60 dBA DNL 137 feet from centerline at General Plan buildout. These noise levels do not extend into the proposed development areas of the Specific Plan, which are located at least 400 feet from Santa Teresa Boulevard. The future extension of Third Street and the Uvas Creek park preserve will generate new noise levels in the area. }raffic along Third Street and the use ofUvas Creek Trail by bicyclists, pedestrians, and others will likely result in noise levels, however it is anticipated that they will not exceed the city noise standards. Agricultural operations within the Specific Plan Area may generate noise that could disturb residents. In order to address these potential noise conflicts, the Specific Plan suggests that the City adopt a "right-to-farm" ordinance and requires an Integrated Agricultural Management Plan be incorporated into the Conditions, Covenants and Restrictions (CC&R's) for all properties that include agricultural uses (see Section 5.2.1.3). The Integrated Agricultural Management Plan should ensure that agricultural operations and residential uses may coexist with minimal conflict by identifying appropriate times and uses of farm machinery and other agricultural operations that may generate noise. This plan shall be prepared based on the recommendation of the Santa Clara County Department of Agriculture and the City of Gilroy and shall require City administrative approval. Future homebuyers, renters, and commercial tenants must be informed of and acknowledge this ordinance and any related Integrated Agricultural Management Plans prior to purchasing a home or leasing space adjacent to agricultural areas. 5-38 Conservation and Resource Management ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 5.7.3 HAZARDOUS MATERIALS Since agricultural production can involve the use of pesticides that may pose a safety risk to residents, the Specific Plan requires a minimum 50-foot buffer between crops and dwelling units to ensure residents are not affected by chemical applications and other agricultural activities. Site features and improvements within the buffer may include agricultural maintenance roads, driveways, public roads, swales or landscaping and may act as a fuel transition zone for structures. The buffer may occur wholly or in part on either residential, Hecker Pass Agriculture (HP A) or Agriculture Commercial (AC) designated land use areas. In addition to minimum buffers, the Specific Plan requires that an Integrated Agricultural Management Plan be incorporated into the Conditions, Covenants and Restrictions (CC&R's) ti)r all properties that include agricultural uses (see section 5.2.1.3). The Integrated Agricultural Management Plan should ensure that agricultural operations and residential uses may coexist with minimal conflict by identifying appropriate and suitable methods for weed abatement, pest control, fertilization, and erosion control. An Integrated Agricultural Management Plan should establish appropriate weed abatement and pest control measures that have the least impact on surrounding residential uses but still effectively eliminate pests and weeds identified by area surveys. Non-chemical methods such as cultivation, soil solarization, diversified crop types, mowing, disking, tilling, mulching, use of cover crops, introduction of beneficial predator species and competitive plants, release of sterile insects, nets, fencing, and traps are the preferred methods for weed and pest control (University of California and Live Impact). Chemical control methods should be limited. Weed and pest surveys should be conducted in late winter and in late spring or summer to determine what weeds and pests are present (University of California). Weed abatement and pest control measures that most appropriately suit the conditions of the area should be selected based on these surveys. The type of crops anticipated and adjacent uses should also be taken into consideration. Appropri:ltc herbicides and pesticides should be identified including selective chemicals (Pheromones), semi- selective pesticides, non-selective short persistence pesticides, preemergent herbicides and post- emergent herbicides (University of California and Live Impact) I. The Plan should indicate appropriate application methods that reduce the amount of drift such as direct application by backpack sprayers, low-pressure flat fan nozzles on short booms, or low volume controlled droplet applicators (UCIMP). Appropriate monitoring programs that ensure that application equipment is functioning properly should also be included. This includes repairing or replacing faulty equipment and ensuring equipment is properly calibrated (Live Impact). Fertilization and erosion control methods that limit the amount of contamination should be identified. The use of fertilizers with the least amount of potential pollutants and the use of organic fertilizers or minimal fertilization is encouraged. Erosion control measures should include wide tractor tires, use of cover crops and use of organic soil amendments (Live Impact). Appropriate use of agricultural machinery should be identified. The types and sizes of machinery allowed in the area should be appropriate for the type of crop being produced that results in the least amount of disturbance to neighbors. Hours of operation should be established that minimize disturbance to neighboring residents but still allow for effective agricultural operations. ~ Conservation and Resource Management Draft Hecker Pass Specific Plan January 2005 5-39 The Integrated Agricultural Management Plan shall be prepared based on the recommendation of the Santa Clara County Department of Agriculture and the City of Gilroy and shall require City administrative approval. The Specific Plan also recommends that the City consider enacting a "right-to-farm" ordinance for the Specific Plan Area to disclose the potential conflict to residents while allowing agricultural activities to continue. Future homebuyers, renters, and commercial tenants must be informed of and acknowledge this ordinance and any related Integrated Agricultural Management Plans prior to purchasing a home or leasing space adjacent to agricultural areas. 5-40 Conservation and Resource Management ~# Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 6 COMMUNITY SERVICES AND FACILITIES 6.1 PARKS AND OPEN SPACE The Hecker Pass Specific Plan provides over 98 acres of public parks and open space as shown in Figure 6-1. The bulk of this acreage is located within the Uvas Creek Park Preserve and the linear park that runs adjacent to the park preserve. A future 3-acre neighborhood park makes up the remaining acreage. Figure 6-1: F ublic F arb and Open Space ..." . . . r---.... ""'-' --_.~ . . I , , 1--- LEGEND .. UVAS CREEK PARK PRESERVE (UNBAR PARK) UVAS CREEK PARK PRESERVE (HABITAT PRESERVE) * NEIGHBORHOOD PARK N.T5 The extension of the existing Uvas Creek Park Preserve and planned 3-acre neighborhood park meets the General Plan standard of 5 acres of developed park land per thousand population by providing sufficient park land for project residents and by adding park land to the City's overall park acreage inventory. The Hecker Pass Specific Plan allows for up to 506 residential units. This equates to a maximum population of 1,771, based on a 3.5 average family size. In order to meet the General Plan standards, the City should provide approximately 8.86 acres of parkland in this area. The linear park provides approximately 15 acres of active park space in addition to the approximate 80 acres of passive habitat area. In accordance with the City of Gilroy Draft Parks and Recreation System Master Plan dated April 2, 1999, the passive recreational open space provides limited active recreational uses and may only been valued at 5% of its total acreage when calculating "park acreage per thousand population". Thus the 80 acres of habitat preserved by the Specific Plan equates to 4 acres of recreational park space for purposes of Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 6-1 meeting the General Plan standard. Therefore the Park Preserve and Linear Park add a total of 19 acres to the City's overall total park acreage inventory. The additional 3 acres of neighborhood park increases the amount of parkland provided by the Specific Plan to 22 acres. Although the City's "5%" formula does not value the natural habitat as highly as recreational park space, the habitat area is still a valuable community resource because it provides scenic and educational opportunities and helps preserve the rural character of the Hecker Pass Area. The park preserve and linear park will be within walking distance (less that 0.5 miles) of all residents within Hecker Pass and the surrounding areas, furthering the goals and policies of the City of Gilroy General Plan and City of Gilroy Draft Parks and Recreation System Master Plan. In addition to the 98 acres, approximately 59 acres of agricultural and 47 acres of private open space throughout the Specific Plan Area will be preserved as agricultural fields or natural habitat. For a more detailed description of parks and open space, please refer to Section 5.2 of the Conservation and Resource Management Chapter and Section 3.3 of the Land Use Chapter. For more information on agricultural land uses, refer to Section 3.4. Goal 6-1: Extend the Uvas Creek Park Preserve and Trail into the Hecker Pass Specific Plan Area. Goal 6-2: Encourage development of "walkable" communities within the Specific Plan Area by establishing a network of public trails. 6.1.1 UV AS CREEK PARK PRESERVE AND LINEAR PARK The existing Uvas Creek Park Preserve and Levee Trail, which currently runs 1.75 miles along Uvas Creek between Santa Teresa Boulevard and the Thomas Road bridge, will be extended approximately 1.7 miles into the Specific Plan Area along the Uvas Creek riparian corridor, adding approximately 98 acres to the park. According to the City of Gilroy Draft Parks and Recreation Master Plan, the existing sanitary sewer maintenance road on the north side ofUvas Creek will be upgraded to a Class I trail and provide the major component of the public trail system in the Specific Plan Area. This trail will continue to serve as a City maintenance road but vehicle activity will be limited and should not interfere with pedestrian/bicycle use of the trail. The adjacency ofthis trail to natural and agricultural areas and the design of the trail will enhance appreciation and provide protection of these valuable resources while preserving the rural character of the Hecker Pass Area (see Chapter 7, Community Design). The Uvas Creek Park Preserve and Class I trail will terminate at the intersection of Hecker Pass Highway (State Route152) and Burchell Road. The Uvas Creek Park Preserve consists of two separate areas. The habitat preserve area includes the riparian corridor, buffer area, and all other areas south of the existing sanitary sewer maintenance road. The linear park area includes the future Class I trail and all lands between the 6-2 Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I trail and the future Third Street Extension right-of-way. Section 3.3.3 discuses these areas in further detail. The habitat preserve provides passive recreation and environmental education opportunities. Narrow dirt trails and wildlife corridors within the habitat area will allow limited public access. Split rail or other open types of fencing will be located along the future Class I trail to restrict access to particularly environmentally sensitive areas ofthe creek. Signs should be posted that prohibit bicycling, motor vehicles, and other inappropriate activities determined by the City of Gilroy, SCVWD, and the California Department of Fish and Game within the habitat preserve. Interpretive signs may be installed to provide environmental education but should be limited. The linear park will include numerous amenities for residents' and visitors' recreational enjoyment. The linear park consists of a Class I recreational trail that can be used for bicycling, running, and walking. The existing paved sewer maintenance road will be improved to meet Class I Trail design standards and will be opened to the public. Motorized vehicles will not be permitted along this trail except for limited City maintenance purposes. Numerous recreational areas can be provided in the flatter lands of the linear park that are free of vegetation and can serve as picnic areas, exercise stations, or dog off-leash areas. Active recreational areas such as playgrounds and play fields that include pavement, large structures, and/or non-native vegetation such as turf grasses should be located outside the Uvas Creek Composite Setback since areas within the setback are either geotechnically or environmentally sensitive. These may occur along the trail in the form of pocket parks. The public park area could also be a potential permanent location for an environmental education center. Public trail connections to pathways through residential clusters and commercial developments provide additional bicycling and/or walking opportunities for residents and visitors throughout the Specific Plan Area. The Class I trail should serve as part of the regional trail network and should be designed to allow for the possible future connection to the Bay Ridge Regional Trail. Kiosks and signage should be located along this trail indicating permitted and prohibited uses, hours, names of trails, local connecting routes and mileposts, historic points of interest and descriptions, environmental education, and other visitor information. A staging area for the Class I trail and park preserve is currently planned on the east side of Santa Teresa Boulevard. Although this staging area is not part ofthis Specific Plan, visitors to the Hecker Pass Area who wish to use the recreational trail may park at this staging area and Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 6-3 travel under the Santa Teresa bridge to access the Specific Plan Area portion of the Uvas Creek Park Preserve. The staging area will include parking for cars and bicycles, restrooms, interpretive signage, regulatory signage, directional signage, and shaded structures. Policy 6-1: Development proposals for properties within the Specific Plan Area will be required to dedicate land within the Uvas Creek Park Preserve and the designated linear park area to the City of Gilroy for public open space use and public park use. Policy 6-2: The City of Gilroy shall amend the Draft Parks and Recreation Master Plan to include the Hecker Pass Specific Plan portion of the Uvas Creek Park Preserve, Linear Park and public trails. The Uvas Creek Park Preserve extension should provide recreational and environmental education opportunities to all residents in Gilroy and all visitors to the Hecker Pass Area, including diverse cultures and age groups. To ensure that the greatest number of people possible can enjoy this area, the Uvas Creek Park Preserve and linear park area shall be dedicated to the City of Gilroy as a public park and shall be free and open to the public. Policy 6-3: The Class I recreational trail shall be constructed in accordance with State and Federal accessibility codes and standards, including those established by the Americans with Disabilities Act (ADA) and California Access Codes (Title 24, California Code of Regulations). Policy 6-4: Encourage property owners and project developers to provide environmental education opportunities in the form of an environmental education center and trail that includes an educational center or kiosk, trail monumentation and informational signage. 6.1.2 HECKER PASS NEIGHBORHOOD PARK In addition to the Uvas Creek Park Preserve and linear park, the Specific Plan suggests the development of a 3-acre neighborhood park in the eastern development cluster. The exact location and configuration of this park will be determined during the design of this residential neighborhood to ensure that the design is consistent with the future residential development. This neighborhood park will be offered for purchase to the City of Gilroy and designed and built by the City of Gilroy. The developers are not expected to dedicate this land or build the park, because the requirement to 6-4 Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I offer to dedicate and improve the Uvas Creek Park Preserve, including the habitat preserve and linear park, exceed applicable State and City standards for development obligations. If the City decides not to develop the park, the designated land area will revert to Residential Cluster uses. The reversion of this land to a residential designation does not increase the overall number of homes allowed within the Specific Plan Area. Policy 6-5: The City of Gilroy shall amend the Draft Parks and Recreation Master Plan to include the 3-acre neighborhood park in place of the community park within the Hecker Pass Specific Plan Area. 6.1.3 OTHER PARKS AND OPEN SPACE In addition to the parks and open spaces designated by the land use chapter, new developments within the Residential Cluster (RC) land use designation are required to incorporate parks, paseos, squares, greens and other types of open space as part of the "Livable Communities" principles and per Land Use Policy 3-16. These additional open space areas should be strategically located to conveniently serve all residents while also preserving view corridors through the site to the greatest extent possible. These areas will be privately owned and maintained as part of a homeowners association (HOA) Landscape and Lighting Maintenance District (LLMD) or other such entity. 6.2 SCHOOLS The Hecker Pass Specific Plan Area is within the jurisdiction of the Gilroy Unified School District (GUSD). Children from the Specific Plan Area will attend the School District's designated attendance area schools or may attend private schools. Although private schools arc not publicly owned, operated or funded, they are considered a quasi-public facility and provide an important service to the community. 6.2.1 PUBLIC SCHOOLS The Gilroy Unified School District operates nine elementary schools, three middle schools, one high school, one continuation school, and one community day school. EI Portal Charter School, a charter high school housing 90 students, has been established on the South Valley Junior High School site. Expansion of the temporary facilities is scheduled during the summers of 2002, 2003, and 2004. Gilroy Unified School District recently switched from a magnet school system to a traditional "neighborhood" school system. The attendance area schools for the Hecker Pass Area are Antonio del Buono Elementary School, Ascension Solorsano Middle School and Gilroy High School. 6.2.2 PROJECTED PUBLIC SCHOOL FACILITIES Gilroy Unified School District updated its School Facilities Master Plan in July 2002 in order to provide capacity for nearly 6,400 elementary and middle school children and 2,500 high school students during the next ten years. A new elementary school (K-5) is planned in the Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 6-5 southwesterly area ofthe City by the 2006-2007 school year. A fourth middle school is planned in the north central area of the City. A second high school is planned for the 2007-2008 school year and will likely be located in the Northwest Quadrant of the City. In addition to the new schools, the ten-year Master Plan calls for modernization and upgrading most ofthe existing facilities, including major upgrades to the high school. 6.2.3 FINANCING PUBLIC SCHOOL IMPROVEMENTS The development of the Hecker Pass Specific Plan Area will increase the demand for additional school facilities. A significant number of new residents to the Hecker Pass Area will have school age children. The acquisition of new school sites and construction of facilities can be a hardship for school districts with the high cost ofland and limited funding. To ease this burden, all projects within the Hecker Pass Specific Plan Area will be required to pay development impact fees to Gilroy Unified School District. Policy 6-6: All future developments shall pay school impact fees required by Gilroy Unified School District to mitigate impacts on the public school system. 6.3 POLICE PROTECTION The City of Gilroy Police Department serves the Hecker Pass Specific Plan Area. The response time to the Specific Plan Area for emergency calls is 2-3 minutes maximum. The Police Department currently consists of 58 full-time officers and 6 reserve officers. There are usually at least 3 teams consisting of 18 officers on duty at one time. Additional officers may need to be hired and new beats may need to be established as the Hecker Pass Area is developed. 6.4 FIRE PROTECTION The City of Gilroy Fire Department serves the Hecker Pass Specific Plan Area. The Fire Department consists of 30 uniformed firefighters and 15 paid on-call firefighters. The Fire Department currently operates 2 stations out of 2 locations: the existing Chestnut Station and the Las Animas Station. The newest fire station, Sunrise Drive, has been completed but is not yet fully staffed. An emergency team of paramedics is temporarily housed on the site. The Gilroy Fire Department also has a Mutual Aid agreement with the South Santa Clara County Fire Department. SSCCFD currently has a fire station located at Bonfante Gardens but is considering moving this station to an undetermined location. The City of Gilroy Fire Department considers 4 minutes a reasonable response time. The closest fire station to the Hecker Pass Specific Plan Area is the SSCCFD station at Bonfante Gardens. Response time from this station to the Specific Plan Area is 3-4 minutes. The new Sunrise station will be the second closest station to the Specific Plan Area and is within a 4-minute response time. If the SSCCFD decides to relocate the Bonfante station further away, the Sunrise station will likely be the first station to respond to emergency calls once the station is fully operational. The Las Animas station at the corner of Wren and Welburn is the closest operational City fire station and has a response time of approximately 6 minutes to the Specific 6-6 Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Plan Area. Refer to Section 5.7 for a detailed discussion of fire hazards in the Hecker Pass Area, including policies related to fire prevention and safety. 6.5 CHURCH Churches, although not a public facility, provide an important quasi-public facility to the community. Churches serve as a gathering place for residents and can address numerous community needs. One church already exists in the Specific Plan Area. The Good Shepherd Lutheran Church and vineyard preschool are located on the north side of Hecker Pass Highway, near the Santa Teresa Boulevard intersection. A second church has been proposed within the Specific Plan Area. South Valley Community Church purchased the properties formerly owned by the Conrotto and Takeyatsu families with the intent to build a new church and private school. The church was an active participant in the specific plan process and was represented by a member of the Advisory Committee. The proposed church offers numerous community facilities in addition to typical church facilities including a private school, wedding chapel, a multi- purpose room that could be made available for limited public use, and playfields. 6.6 NEARBY COMMUNITY SERVICES AND FACILITIES The Hecker Pass Specific Plan Area is adjacent to two additional community facilities that provide considerable recreational opportunities for area residents and visitors: Bonfante Gardens Theme Park and the Gilroy Municipal Golf Course. Although both facilities are not part of the Specific Plan Area they provide benefits to the area and were considered during the planning process for the Specific Plan. 6.6.1 BONFANTE GARDENS AND THEME PARK Bonfante Gardens Theme Park provides a major tourist draw for the Hecker Pass Area and exciting recreational opportunities for Gilroy residents. The 75-acre theme park features beautifully landscaped grounds, rides, picnic grounds, amusements, miniature golf, food, animal characters, and entertainment. Bonfante Gardens offers valuable resources to the Hecker Pass Specific Plan by providing a major attraction for tourism. Tourists visiting Bonfante Gardens are potential customers for all of the agri-tourist uses proposed in the Specific Plan Area. To take full advantage ofthese visitors, the Specific Plan Area should maximize the interface between the agri-tourist uses and the theme park. This must be done carefully, however, so as not to compromise the rural character ofthe overall Hecker Pass Area. To achieve this goal, pedestrian connections should be provided between the Hecker Pass Specific Plan Area and Bonfante Gardens in strategic locations. These access points should encourage free and easy movement between the two areas. Agri-tourist uses should be visible to these access points and along Hecker Pass Highway to the greatest extent possible. Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 6-7 6.6.2 GOLF COURSES Gilroy Municipal Golf Course is located immediately adjacent to the Hecker Pass Specific Plan Area. The golf course currently consists of 50 acres of fairway and rough, 40 acres of surrounding land, 10 holes, a 2,880 square foot clubhouse, and a driving range. The entrance to the golf course exists on Hecker Pass Highway. The City has expressed a desire to relocate the entrance from Hecker Pass Highway to the easterly property line of the Golf Course adjacent to the Hoey Property. The Specific Plan requires that development ofthe Hoey Property provide this new golf course access via public streets. The Eagle Ridge Golf Course is located immediately south of the Specific Plan Area, across Uvas Creek and is easily accessible. Eagle Ridge is an 18-hole Championship Golf Course designed by golflegend Johnny Miller with a driving range, practice area, clubhouse, banquet facilities, restaurant, bar, and pro-shop. Eagle Ridge offers tournaments, lessons, weddings and other events. 6-8 Community Services and Facilities Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 7 COMMUNITY DESIGN 7.1 INTRODUCTION The Hecker Pass Specific Plan Area has been identified by the City of Gilroy General Plan as the "Jewel of Gilroy" because of its scenic qualities and rural landscape. The Hecker Pass Specific Plan Area is defined by rolling hills and oak woodlands to the north, the deodara cedar tree lined Hecker Pass Highway (State Route 152) that bisects the area, the scenic vineyards and agricultural lands, the historic structures that remind residents and visitors of Gilroy's colorful history, and the lush meandering Uvas Creek riparian corridor along the southerly boundary. These features provide cultural and educational opportunities to the Gilroy Community while serving as a scenic gateway into the City. The Community Design Chapter of the Hecker Pass Specific Plan maintains the rural and agricultural identity of this unique area through new development guidelines that respect the natural landscape, retain the viability of existing agricultural activities, promote future agricultural activities, attract agricultural tourism, create "Livable Communities''', and produce a rural atmosphere. The Community Design Chapter establishes goals, policies and standards to provide guidance for future development proposals to ensure that the existing rural character is maintained and enhanced. The design principles for the Specific Plan Area are intended to provide the framework for creative design solutions. The design guidelines, while specific in nature, are intended to be flexible to encourage unique design and avoid repetitious development patterns and architectural forms. The design themes are intended to reflect four themes established for the Specific Plan Area. Goal 7-1: Preserve the rural character of Hecker Pass New residential development shall emphasize "Livable Community" principles as discussedfurther in Section 7.1.4. New commercial development shall encourage rural scale Agri-tourist and Agricultural Commercial businesses. Policy 7-1: , The Livable Communities principles were developed by the Local Government Commission (LGC) to help local governments and community leaders be proactive in their land use and transportation planning, and adopt programs and policies that lead to more livable and resource-efficient land use patterns. The Livable Communities principles can help jurisdictions expand transportation alternatives, reduce infrastructure costs, create more affordable housing, improve air quality, preserve natural resources, conserve agricultural land and open space, and restore local economic and social vitality. The LGC is a nonprofit, nonpartisan, membership organization of elected officials, city and county staff, and other interested individuals throughout California and other states. The Local Government Commission helps local governments identify and implement solutions to today's problems. ~ Community Desigu ~ Draft Hecker Pass Specific Plan January 2005 7-1 There are four essential design themes incorporated throughout the Specific Plan that preserve the rural and agricultural identity of the Hecker Pass Area: 1. Environment 2. History 3. Agriculture 4. Livable Communities 7.1.1 ENVIRONMENT As one travels from the City's urban core west along Hecker Pass Highway, the man-made environment gives way to the rolling hillsides and panoramic views of the Hecker Pass Area. Very few structures exist along this picturesque highway, providing visual access to Uvas Creek and the Gabilan Mountains to the south and the rolling hills and oak woodlands to the north. The natural beauty of this landscape allows these views and contributes to the rural character of the area. Some of the most scenic qualities of the Hecker Pass Area are attributed to the natural beauty of the Uvas Creek corridor, the Gabilan -Mountains and the hillsides north of Hecker Pass Highway. These scenic environments are home to a wide variety of plants and animals and provide prime examples of California's natural environment. These resources are discussed in more detail in Chapter 5: Conservation and Resource Management. Preservation of these environments is not only important to maintaining a balanced ecosystem but they provide educational opportunities as well as a scenic amenity for residents and visitors to enjoy. The environmental theme within the Hecker Pass Area is implemented through the preservation and enhancement of these natural environments. The most scenic and sensitive habitats have been preserved as open space. Specific goals and policies target these areas for protection and allow for restoration and enhancement projects. The environment has been further enhanced by the strategic placement of public trails to promote the public's enjoyment of these resources. The Specific Plan encourages additional public and private design features including kiosks, interpretive signage, monuments, and the possible establishment of an environmental education center to place a strong emphasis on the importance of the natural environment within the Hecker Pass Area. 7.1.2 HISTORY The Hecker Pass Area played an important role in Gilroy History. The Hecker Pass Area is connected to many prominent historical figures and families including Henry Miller the Cattle King, Henry Hecker, Electa Ousley, Pleasant Hodges, Lyttlton A. Whitehurst, the Kilpatrick 7-2 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I family and more. These historical figures and families made Gilroy the City it is today. Therefore, the Specific Plan strives to preserve and enhance the relics of this rich History that still exist in the Specific Plan Area. The historical theme within the Hecker Pass Area is carried out through the preservation of the few remaining historic structures in the area that are suitable for preservation. The Specific Plan further promotes the historical themes by encouraging the establishment of a historic center, historic walks, historic educational programs, and the incorporation of history in the architectural design themes for future development. Since agriculture played a huge role in the history of the area, preservation of agriculture and the implementation of the agricultural theme also promotes the historical design theme. 7.1.3 AGRICULTURE The picturesque agricultural fields define the rural character of the Specific Plan Area. Since these agricultural resources play such an important role in preserving views, creating a rural atmosphere and maintaining the historic integrity of the Hecker Pass Area, preservation of these agricultural resources is vital to the preservation of the Hecker Pass Area. The agricultural theme has been established by the designation of agricultural areas strategically placed in the foreground of views from Hecker Pass Highway. Commercial uses in the area have been limited to those that promote the agriculture theme including wineries, garden centers, roadside produce stands, and other similar rural uses. The agricultural theme is further enhanced by the promotion of agricultural education in the form of working farms, a viticulture center, and other educational programs. 7.1.4 LIVABLE COMMUNITIES The premise of the Livable Community concept is a return to the more traditional "livable" and "walkable" neighborhood in which neighbors interact more frequently, people walk rather than drive, the natural environment is enhanced and protected, and the quality of life is much higher. This livable environment can be achieved through design features that encourage more compact, multi-dimensional land use patterns, provide a mix of uses, create more pedestrian oriented street environments, and preserve environmental resources. Livable design concepts include the following: ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-3 . Creation of complete integrated communities that include housing, shops, workplaces, schools, parks, civic facilities, and all conveniences essential to daily life within easy walking distance of each other or transit stops; . Providing an ample supply of specialized open spaces in the form of squares, greens and parks whose frequent use is encouraged through placement and design; . Clearly defining the edge of each community with agricultural green belts or habitat areas, permanently protected from development; . Designing streets, pedestrian paths, and bike paths as a system of fully connected routes to all destinations; . Encouraging pedestrian and bicycle use by designing streets, pedestrian paths and bike paths spatially defined by buildings, trees, lighting and other pedestrian scale features that discourage high automobile speeds; . Preserving the natural terrain, drainage and vegetation of the community and reserving superior examples within parks or greenbelts; . Providing for the efficient use of water through the use of natural drainage, drought tolerant landscaping and recycling; . Promoting energy efficiency through street orientation, placement of building and the use of shading; and . Using materials and methods of construction specific to the region that exhibit continuity of history and culture, are compatible with the climate, and encourage the development of local character and community identity. 7.2 RESIDENTIAL DESIGN GUIDELINES The Hecker Pass Specific Plan has been developed to preserve and enhance Hecker Pass' rural character. Site planning should allow for continued use of agricultural activities, retain and enhance natural features, and maximize visual and recreational access to open space. Lots and streets within residential clusters should be designed in a traditional manner to create livable, walkable neighborhoods within the Hecker Pass community. The following guidelines and standards apply to the layout and design of streets and lots and the siting of buildings throughout the Specific Plan Area. In addition to the design guidelines discussed in this chapter, multi-family developments shall also be designed in accordance with the City of Gilroy's Multi-Family Residential Design Policy. Street Design: Streets should be narrow to discourage high traffic speeds and encourage pedestrian activity. By placing houses and street trees closer together, the streetscape becomes more defined, making the street a more pleasant environment. The reduced width allows tree canopies to grow together, creating a shaded corridor and cooler ambient temperatures in the summer. Trees and the additional room for landscaping features improve the quality of the 7-4 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I streetscape. The reduced lane widths also lower the driver's comfort level, forcing them to slow down. Reduced speeds along the roadway create a safer walking environment. Neighborhood interaction is also encouraged since neighbors are in closer proximity to one another and are more likely to spend time in their front yards. Street Orientation: Streets should be oriented and aligned to take advantage of views to hillsides, agricultural lands and Uvas Creek to the greatest extent possible. Park and Open Space Design: Adequate park and recreational facilities shall be provided within each Residential Cluster, as determined through the Planned Unit Development process. Parks, paseos, squares, greens, parkways and other open space areas should be designed to preserve views from Hecker Pass Highway to Uvas Creek to the greatest extent possible. Neighborhood Entry: Entrances to neighborhoods should be distinctive. Roadways should be divided at major project entrances and native landscaping or other rural entry features should be incorporated into the streetscape. Non-Through Streets/Cul-de-sacs: Cul-de-sacs and non-through streets should be left open at the ends to provide visual and physical access to adjacent open space and/or neighborhoods. Roundabouts: Roundabouts should be utilized as traffic calming devices, points of interest and landmarks for visitors, pedestrian nodes at intersecting trails, and rural landscape features. Lot Layout: Lots should be laid out to respect the natural topography of the area, cluster development together to maximize the surrounding open space, and provide view corridors. Block patterns should be constructed in a modified grid design to improve walkability and access between and through neighborhoods. Lots adjacent to open space: Lots adjacent to open space should be designed to maximize visual access to the open space through careful siting of buildings and fencing. Open space areas and community facilities should be used to provide social and design focal points and should be centrally located and well defined. Grading: Grading and tree removal should be minimized to the greatest extent possible. Homes should be designed and sited to respect the natural contours of the property and enhance the natural topography and vegetation ofthe site. Building Pads: In hillside areas, split pads and natural building sites should be used whenever feasible. No grading for single large flat pads is allowed in hillside areas. Retaining Walls: Retaining walls should be constructed of natural materials, pigmented or sandblasted concrete, or other materials that are complementary to adjacent structures or the natural environment such as natural stone, "Key Stone" type walls, reinforced earth, etc. Wood retaining walls will not be permitted. ~ Community Desigu ~ Draft Hecker Pass Specific Plan January 2005 7-5 7.2.1 HEIGHT AND SETBACK REQUIREMENTS Minimum setback and height requirements have been established for each housing type to ensure that the Hecker Pass community will be aesthetically pleasing and preserve the rural character of the area. Table 7-1 lists the minimum setback requirements by land use designation: Table 7-1: Minimum Residential Site and Building Requirements Residential Cluster ---- Typ. Typ. Typ. Residential District Requirements HR Rl 2500- 3500- Larger 3500 6000 than SF Lot SF 6000 Lot SF Lot Minimum Primary Building Setbacks (in Ft.) I: Building to Existing Centerline of 250 250 250 250 250 Highway 1525 Front to Right-of-Way: 20 20 12 12 15 Side to Right-of-Way: 10 10 7 7 10 Side to Lot Line: - 62 62 0 33 62 Building to Building: 12 12 6 6 12 Rear to Lot Line: 15 15 10 10 15 Minimum Accessory Unit Setbacks (in Ft.)4,1: Building to Centerline of Highway 1525 250 250 250 250 250 Secondary Building to Primary Building: 6 6 6 6 6 Side to Right-of-Way: 10 10 7 7 10 Side to Lot Line: 62 62 0 33 62 Building to Building: 12 12 6 6 12 Rear to Lot Line: 6 6 6 6 6 Height Requirements: Building Height in Feet 35 35 35 35 35 Number of Stories 2.5 2.5 2.5 2.5 2.5 Applicable City Development Policies and Regulations: City of Gilroy Zoning Ordinance Yes Yes Yes Yes Yes Hillside Development Guidelines Yes No No No No Residential Condominium Policy No No Yes No No Multi-Family Residential Design Policy No No Yes7 Yes7 No 7-6 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Residential Site and Building Requirement Notes: 1- Setback requirements are guidelines only and may be modified to suit the unique characteristics of a project to allow for diverse product types. Modifications to these setback requirements will be subject to Architectural and Site review through the Planned Unit Development Application that shall be reviewed and approved by the City of Gilroy. 2- The aggregate width of the two (2) side yards for anyone lot must be 12 feet. 3- For detached units only, the total width of the two side yards for anyone lot must equal 6 feet. The entire setback may be on one side of the lot, as in a zero lot line situation. 4- Secondary units should not front onto public roadways. Ideally they should be located behind the primary building and be oriented toward the primary building. If the secondary unit is part of a large lot, the secondary unit may side onto a public right-of-way provided that the house is still oriented toward the primary unit and that the unit is incorporated into the overall design of the estate. Secondary units must share a common driveway with the primary unit. 5- All residential development adjacent to Hecker Pass Highway should be setback a minimum of 250 feet from the existing centerline of Hecker Pass Highway to mitigate potential traffic noise. Setbacks of less than 250 feet are permitted with noise mitigation but in no instances less than the 115 feet from the existing centerline of Hecker Pass Highway (See Section 4.4.2). 6- All residential development shall still provide the amount of parking specified in the off-street parking requirements of the City of Gilroy Zoning Ordinance. Design criteria for parking areas in the Hecker Pass Area can be found in Section 7.2.3 and 7.3.4. 7- Only multi-family attached, townhomes, condominiums, garden townhomes and any other product type that includes common open space areas are subject to the Multi-Family Residential Design Policy 8- Setbacks do not apply to architectural projects (i.e. porches, bay windows, fire places, media niches, etc.) 7.2.2 ARCHITECTURE The intent of the Hecker Pass Specific Plan architectural design guidelines is not to restrict the creativity ofthe architect or designer but to provide some basic design principles that will retain the rural and agricultural feel of the Hecker Pass community. Variety and creativity in architectural design is what makes a community or neighborhood attractive, vibrant, and interesting. However, it is important that some basic design principles are followed. The architectural theme within the Specific Plan Area should reflect the rural and agricultural character of Hecker Pass. Traditional home styles that can be found in the wine regions of northern California are preferred. These styles include but are not limited to English Country, French Country, Shingle, Mission, Monterey, and Spanish Eclectic. The Hoey Ranch home, a Greek Revival style home, may be used as inspiration for future architectural styles in the Hecker Pass Area. Simple versions of Queen Anne and Folk Victorian, Prairie, and Ranch are also acceptable. The massing, proportions, rooflines and materials of these styles should form the basis for any architectural design within the Hecker Pass Specific Plan Area. Regardless ofthe architectural style, typical features and articulation should be revealed on all sides of structure. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-7 English Tudor, Gregorian, Colonial Dutch, Period Castle/Chateaux, Chalet, Neo-Classical and more ornate versions of Victorian architectural styles are discouraged. The following is a general description of examples of typical residential housing types described under the Land Use Chapter. Additional housing types are permitted within the Specific Plan Area and are subject to review and approval by the City of Gilroy. Large Lot Single-Family Detached: ~ Hillside: Single-family detached homes situated in hillside areas. Lot size is dependent on the slope of the site. These homes are subject to specific design criteria as defined in the City of Gilroy Hillside Development Guidelines to ensure the preservation of the hillside, trees and views and to reduce the risk of fire associated with hillside development (See Figure 7-2). Figure 7-1: Lxample of Hillside Home ~ Typical Large Lot Single-family Detached: Homes on lots larger than 6000 SF. Buildings should be setback from front, rear, and side lot lines at a greater distance in proportion to the size of the house than they would typically be setback in standard single-family detached homes. Standard Lot Sin2le-Familv Detached: ~ Standard Lot Single-Family Detached: Homes on lots ranging from 5000 to 6000 square feet. Buildings should be setback from front, rear, and side lot lines as they would typically be setback in standard single-family detached homes 7-8 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Small Lot Sint!le-familv Detached: ~ Typical Small Lot Single-Family Detached: Homes on lots less than 5000 square feet. Buildings are setback from front, rear, and side lot lines as they would typically be setback in standard single-family detached homes but the setbacks are reduced in proportion to the size of the lot. ~ Zero Lot Line Homes: Single-family detached homes on medium or small lots with building setback from only one side property line, resulting in only one side yard on the opposite side of the building (See Figure 7-3). Figure 7-2: Lxample of Zero Lot Line Homes ~ Z-Lot or Zipper Lot Homes: Single-family detached homes on medium or small lots with a common articulated lot line ("Z" or "Zipper" lot line) and reciprocal access and utility easements to allow for better utilization of lot areas. Zipper lots should incorporate an alternating garage back site design to avoid a monolithic street frontage (See Figure 7-4). Figure 7-): Lxample of Zipper Lot Homes ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-9 ~ Courtyard Homes: Single-family detached units arranged around a common driveway or "courtyard" (see Figure 7-5). Figure 7-+: Example of Court'yard Homes Sin21e-familv Attached: ~ Duets: Single-family attached homes that consist of two separate units attached by one common wall. Each unit of a paired dwelling or "Duet" is owned by an individual property owner (See Figure 7-6). Figure 7-5: Example of Duets 7-10 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ~ Garden Townhomes: Single-family units attached at their sides in groups oftwo or more with entries facing a common open space area and garages accessed from rear alleys (See Figure 7-7). Although this is a single-family unit in terms of ownership, garden homes share common open space areas and are part of a larger community whose buildings function as one development. Therefore garden homes are subject to the City of Gilroy's Multi Family Residential Design Policy in addition to the design guidelines discussed in this Chapter. Figure 7-6: Example of Garden T ownhome >- Carriage Homes: Single-family units attached at their sides in groups of two or more with garages accessed from rear alleys. Carriage homes do not typically share a common area like garden townhomes (See Figure 7-8). Figure 7-7: Example of Carriage Homes ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 fI' 1f i t. ~. 7-11 7-12 ~ Row Houses: Single-family dwelling units attached at their sides in groups oftwo or more. Each unit is on a separate lot with private yards. Row houses differ from townhomes because they do not usually share a common area but are structured more like a typical single-family neighborhood (See Figure 7-9). Figure 7-8: Example of R.ow Houses .., .',-;' ~ Townhomes: Single-family dwelling units on lots under individual ownership, which are part of a multiple-unit building or development. Townhomes may be attached at their sides in groups of two or more. Each unit is on a separate lot with a private yard. Townhomes typically share some common areas or common facilities within the townhome complex. Although townhomes are single-family units in terms of ownership, they are part of a larger community whose buildings function as one development and are therefore subject to the City of Gilroy's Multi- Family Residential Design Policy in addition to the design guidelines discussed in this Chapter. ~ Condominium: As defined in the City of Gilroy Zoning Ordinance, "a distinct unit under separate ownership, which is a portion of a multiple-unit building or development in which such ownership includes an interest in common areas. Condominium units may have one (1) or more common walls with other units". Condominiums differ from townhomes because ownership applies only to the airspace of the unit and not the land on which the unit resides. Although this is a single-family unit in terms of ownership, Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I condominiums are part of a larger community whose buildings function as one development and are therefore subject to the City of Gilroy's Multi-Family Residential Design Policy in addition to the design guidelines discussed in this Chapter. Condominium buildings could appear as single, integrated, but well articulated structures. The single buildings could be designed to imitate large winery structures or other large agricultural buildings. Dwelling units can be single level "flats" or two stories. Mixed Use: ~ Typical Mixed Use Developments: Multi-story construction that uses the ground floor for retail, services, or office space, while upper floors are reserved for multi-family residential or condominium units. ~ Live/Work Units: Loft or studio multi-family or condominium type units that function as both living quarters and work studios for artists or other professionals. Multi-Familv Attached (Subiect To Multi-Familv Residential Desitm Policv): ~ Duplexes: Two multi-family units, under single ownership, that are attached by one common wall (See Figure 7-10). Figure 7-9: Lxample of Duplex ~ Triplexes: Three multi-family attached units, under single ownership that are attached by common walls (see Figure 7-11). Figure 7-10: Lxample of Triplex ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-13 ~ Apartments: Multi-family attached units, under single ownership. Apartment buildings should appear as single, integrated, but well articulated structures. An example of a creative architectural design would be to design the apartment building to imitate a large winery structure or other large agricultural buildings (see Figure 7-12). Figure 7-1 1: Example of Apartments DESIGN ELEMENTS Massing: Homes should consist of one main body articulated by smaller architectural components rather than equally distinctive architectural elements. The scale of the home should be consistent throughout the design ofthe dwelling. Individual architectural elements should be designed proportionally to one another. Homes should be compatible with the scale and style of the surrounding neighborhood. Articulation: The characteristics of the architectural style should be exposed on all sides of the residence. Roofs: Roof pitches should be consistent with the architectural style of the home. Flat roofs should not be permitted in the Hecker Pass Area, with the exception of some Prairie style homes. Dormers and Cupolas: Dormers and cupolas should be designed to be consistent with the architectural style. They should be incorporated proportionally into the roofscape in correct locations and should be constructed of similar materials. Chimneys: Chimneys should be designed to be consistent with the architectural style and proportional to the mass of the home. Fireplace chimneys should be made of natural or natural looking materials. 7-14 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Windows and Doors: Door and window types, styles and sizes should be limited consistent with the architectural style of the home and details should be consistent and compatible throughout. Articulation including shutters, lintels, and/or projecting sills or surrounds is preferred and should also be consistent with the architectural style. Windows should be well spaced and proportional. Main Entrances: Main entrances should be pronounced through design and placement. Front doors should be more ornate than other entrances and should include lighting and other features that accentuate the entry. Entrances should be oriented towards the street to present a welcoming streetscape and to place "eyes on the street" to promote a safer street environment. Porches and Decks: Porches and decks should be designed to conceal unsightly supporting structures. Porches and decks should be consistent with the architectural style and compliment the overall design of the home. Porches and decks are encouraged to enhance the streetscape and stimulate social interaction throughout the neighborhood. Materials and Colors: Building materials should be harmonious with one another and create an attractive exterior appearance. Harsh contrasts of color and/or materials should be avoided. Exterior walls, roofs, windows, doors, and other elements should be natural or natural appearing with earth tones and complimentary colors. Colors should be used appropriately and should be harmonious with the surrounding landscape and neighborhood. Earth tones are preferred to reduce the visual impact of built structures on the open feel of the area. Highly reflective materials should be discouraged. Roofing materials should be rated Class B fire retardant or better in the flat portions of the site and Class A in the hillside areas. 7.2.3 RESIDENTIAL PARKING AREAS AND GARAGES In order to preserve the rural character of the area, garages and automobiles should not dominate the streetscape but shall still meet all of the off-street parking requirements of the City of Gilroy Zoning Ordinance with the exception of the design criteria. Parking stalls should meet the minimum length and width required by the City of Gilroy standards. Visibility of parking area and garages should be reduced to the greatest extent possible. The following guidelines help to achieve this goal: 1. Minimize garage frontages. 2. Garage frontages should be well articulated or provide facades that break up monolithic appearances. 3. Tandem garages are encouraged on small narrow lots. 4. Setback garage facades from living areas. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-15 5. Encourage the utilization of "Garage Back" designs where detached or attached garages are located at the rear of lots. 6. Encourage shared driveways to reduce paving and curb cuts. 7. Encourage alley loaded lots where feasible. 8. Whenever feasible, large parking areas should be hidden from Hecker Pass Highway either by placing parking behind buildings, by screening parking with grade separation or landscaping, or by providing parking underground. Above ground parking structures are not permitted. 9. Ifpossible, surface parking should be spread throughout the site rather than providing one main surface lot. If one main surface lot is necessary, the lot shall be heavily landscaped. 10. Pavement areas should be kept to a minimum. Pervious materials such as decomposed granite or gravel are encouraged for large parking areas as an alternative to asphalt or concrete but should consist of a material that prevents pollution of groundwater (see Section 7.4.9). 7.3 AGRI-TOURIST, AGRICULTURAL COMMERCIAL AND COMMUNITY FACILITY DESIGN GUIDELINES 7.3.1 DEVELOPMENT PATTERN The following guidelines apply to all Agri-tourist, Agricultural Commercial and Community Facility uses within the Specific Plan Area. Agri-tourist, Agricultural Commercial and Community Facility sites should be designed to reflect the agricultural and viticultural heritage of the Hecker Pass Area. Site design should compliment the orchards and vineyards existing in the Hecker Pass Area and the surrounding county area. Agri- tourist, Agricultural Commercial and Community Facility developments should draw inspiration from the wine regions of Northern California and the Hecker Pass Area and should be welcoming and relaxing destinations for visitors. Permitted Agri-tourist and Agricultural Commercial land uses in the Hecker Pass Specific Plan Area are predominantly viticulture, agriculture, and agricultural-tourism based. These uses include small wineries, small tasting rooms, bistro style restaurants, bed and breakfasts, live/work facilities, small mom-and-pop markets, garden centers, antique shops, beauty and health spas, and other compatible tourist attracting uses. Community Facility land uses in the Hecker Pass Specific Plan Area are predominantly institutions, private recreational facilities and schools. The following guidelines help define the role of Agri-tourist, Agricultural Commercial and Community Facility development in the Hecker Pass Area and the relationship between the Agri-tourist, Agricultural Commercial elements, Community Facilities, and the surrounding agricultural and residential uses. 7-16 -, Community Design ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Visibility: Agri-tourist, Agricultural Commercial and Community Facility sites have been carefully chosen within the Hecker Pass Specific Plan Area. Agri-tourist and Agricultural Commercial uses were located along Hecker Pass Highway to make them more visible to travelers. However, the visibility of Agri-tourist, Agricultural Commercial uses and large Community Facilities along Hecker Pass Highway compete with the goal of preserving the views and rural feeling of the Hecker Pass corridor. Therefore, Agri-tourist, Agricultural Commercial, and Community Facility designations are limited and should be designed carefully so as not to impact the rural character of this scenic highway. Buildings should not obstruct views and should respect natural features. Setbacks: All Agri-tourist, Agricultural Commercial, and Community Facility structures along Hecker Pass Highway shall be located outside the "Hecker Pass Setback Corridor" and setback a minimum of 115 feet from the existing Hecker Pass Highway centerline. Signage may be included within this setback corridor but should be limited in size and shall conform to the signage guidelines provided later in this section. Off-site signage is prohibited. Building location: Buildings shall be carefully sited to preserve views to Uvas Creek. Noise Attenuation: Sound walls along roadways shall not be used to mitigate traffic noise; setbacks and other methods of sound attenuation such as building orientation, berming, and landscaping should be used instead. Existing Features: New development along Hecker Pass Highway shall respect the stands of deodara cedar and oak trees. These trees should be preserved except at intersections by careful placement of driveways, signage and other features. If the removal of trees is unavoidable, similar trees should be replanted to recreate the original feel and visual character of the highway. Building Orientation: The facades of Agri-tourist and Agricultural Commercial buildings adjacent to Hecker Pass Highway should face Hecker Pass Highway to entice tourists. The facades of Community Facility buildings should also face Hecker Pass Highway to welcome visitors to the area. SITE DESIGN Site Layout: Agri-tourist, Agricultural Commercial and Community Facility developments should be designed so that the main structure dominates the other buildings on site while still relating to the rest of the development. A design theme and architectural style should be established and carried through all of the structures on site to create a cohesive image. Decorative features such as windmills and water towers that help to create the rural agricultural feel of the Hecker Pass Area are permitted but they should not dominate the landscape. All structures shall be setback a minimum of 115 feet from the existing centerline of Hecker Pass Highway and 50 feet from existing and approved residential buildings. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 17 Entries: Agri-tourist, Agricultural Commercial and Community Facility entries should be well defined and visible from access roads. Entries to Agri-tourist, Agricultural Commercial and Community Facility developments should reflect the nature of the development. Entries should combine walls, signage, landscaping, lighting and other features creatively to establish a welcoming and identifiable gateway into the area. Entry features should be repeated throughout the site to form a theme. Materials and colors shall be compatible with the architecture and style ofthe buildings. The entry should, however, relate to the driver while internal elements should relate to the pedestrian scale. Design Theme: All Agri-tourist, Agricultural Commercial and Community Facility developments should reflect the rural and agricultural character of the area. This theme should be expressed throughout the development through use of architectural and decorative details. Building Site Coverage: Agri-tourist, Agricultural Commercial and Community Facility structures should not cover more than 25% of the total parcel area, with the exception of areas designated Agri-tourist Overlay, which should not cover more than 10% of the total parcel area. The remaining non-structural area may include landscaping, fire hazard reduction zones, gardens, recreational areas, outdoor event areas, parking areas, tree and planting areas, green houses, landscaped parking areas, driveways, gazebos, patio covers, tents, etc. Pedestrian Connections: Pedestrian connections shall be provided through the site and adjacent to land uses. Connections shall be provided to the public sidewalks that will be adjacent to future roadways and connect to residential areas, the Uvas Creek Park Preserve, the hillsides north of Hecker Pass Highway, Bonfante Gardens and other Agri-tourist, Agricultural Commercial and Community Facility uses. Pedestrian connections shall be attractively landscaped to encourage residents and visitors to explore the entire Specific Plan Area by foot. Relationship to Open Space: Agri-tourist, Agricultural Commercial and Community Facility developments shall be designed to take full advantage of the adjoining open space areas by providing openings in buildings and fencing and orienting windows and doorways towards scenic views. Building scale should be reduced adjacent to open spaces. For example, second stories should be stepped back when adjacent to open space areas. 7-18 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I View Corridors and Agricultural Lands: Agri-tourist, Agricultural Commercial, and Community Facility developments should be designed to preserve views from Hecker Pass Highway to Uvas Creek, the Gabilan foothills, agricultural fields and the hillsides north of Hecker Pass Highway. Buildings should be clustered on one portion of the site to maintain an open feeling and preserve views. Intervening open space areas shall be planted with vineyards, orchards or other appropriate crops or landscaping as defined in the Agri-tourist, Agricultural Commercial and Community Facility landscaping portion of this chapter (Section 7.4). Bed and Breakfast Inns: Bed and Breakfast Inns should emulate the large farmhouses and vineyard estates seen throughout the rural areas of northern and central California. Each Bed and Breakfast Inn can include a residence, up to 15 guest rooms, and a maximum of one out structure and a secondary dwelling (Additional out structures may be allowed only if they are associated with the agricultural uses outlined in Chapter 3). The main residence should be the dominant structure on site. Secondary dwellings and out structures including barns and sheds are allowed but should be separate from the main residence and less pronounced. These secondary buildings should reflect their function. Barns and sheds should be plain and simple and secondary dwellings should mimic the main residence while still maintaining a unique identity. Despite the separation between the main residence and the other structures on site, the entire compound should appear as one coherent architectural composition through the use of similar forms, materials, and colors. Production and Service Areas: Unattractive production and service areas should be hidden from public view as much as possible. This includes trash areas, large production areas, loading areas, and utility areas such as large air conditioning units, gas meters, etc. Areas where trucks load or unload should be concealed and should not disrupt traffic near or within the site. Areas can either be hidden behind buildings or screened with landscaping, fencing or walls. Screening should be consistent with the rural agricultural theme of the area. Small production areas, tractors, crushers, press sheds, water tanks, and qther production tools and areas may be left visible to the public if they are in good condition and are regularly kept free of clutter and garbage. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-19 7.3.2 SETBACK AND BUILDING REQUIREMENTS Minimum setback requirements have been established for each Agri-tourist, Agricultural Commercial and Community Facility use within the Hecker Pass Community. Table 7-2 lists the minimum setback requirements: Table 7-2: Minimum Agri-tourist, Agricultural Commercial, and Community Facility Site and Building Requirements 30% Site Covera e max. Minimum Improvement Setback : Highway 152 Existing Centerline (roadways, fences, and arkin areas): Buildin Setbacks: Building to Hecker Pass Highway Existing Centerline: Building Front to All Other Public Right-of-Way: Building Side to All Other Public Right-of-Way: Building Side to Lot Line (all other side yard): Rear to Lot Line: Max. Height (from the lowest ground point to the highest roof element): Church Sanctuary/Multi-Purpose Room/Gymnasium: All Other Buildings: Towers and other similar architectural elements: Off-street Parking Requirements 115 Feet 115 Feet 30 Feet 10 Feet 6 Feet 03 35 Feet 35 Feet; 2 stories 45 Feet See Gilroy Zoning Ordinance and Section 7.3.4 See Section 7.4.5 15 SF Max. See Section 7.4.6) See Section 7.4 See Section 7.4.7 See Gilroy Zoning Ordinance Fencin Signs Residential Site and Building Requirement Notes: 1- The only allowable uses within the Hecker Pass Setback Corridor, which extends 115-feet from the existing centerline of the Highway are agriculture, natural landscaping, pedestrian pathways, limited signage, and limited roadway improvements necessary to maintain acceptable levels of service along Highway 152. Please refer to Section 4.4.2. 2- Setback requirements are guidelines only and may be modified to suit the unique characteristics of a project such as characteristics that might preserve the aesthetic integrity of the site. Modifications to these setback requirements will be subject to Architectural and Site through the Planned Unit Development application that shall be reviewed by the City of Gilroy. 7-20 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 3- Setback shall match the setback required along the same property line for the most restrictive adjacent property. 4- All Agri-tourist, Agricultural Commercial, and Community Facility developments shall still provide the amount of parking specified in the off-street parking requirements of the City of Gilroy Zoning Ordinance. Design Criteria for parking areas in the Hecker Pass Area can be found in Section 7.3.4. 7.3.3 ARCHITECTURE All Agri-tourist, Agricultural Commercial and Community Facility architecture should reflect the rural and agricultural character of the area. An agricultural or rural architectural theme should be expressed throughout the building through use of architectural and decorative details. Building Mass and Height: Simplicity and proper proportion should be achieved in the massing of all Agri-tourist, Agricultural Commercial and Community Facility buildings. Agri-tourist, Agricultural Commercial and Community Facility buildings should be no taller than 35 feet, measured from the lowest ground point to the highest roof element. Architectural elements such as towers may be as tall as 45 feet but should not be more than twice the ~eight ofthe main structure. Articulation: Articulation in the building mass and roof form should create variety and interest, especially in the main structure. Articulation should be achieved through the repetition of similar details and elements throughout the entire development. Potential elements that may be used to create visual interest and variety include but are not limited to covered entryways, verandas, porches, trellises, covered walkways, dormers, gables, towers, and overhangs. Articulation should occur on all sides of the buildings. Roofs: Rooflines should consist of multiple planes and varied pitch while still proportional to the overall form of the building. Flat roofs are not allowed. Windows and Doors: Windows and doors should be decorative and inviting. Main entrances should be more pronounced and may include decorative moldings, lighting and other architectural features. Material and Colors: Building materials should be harmonious with one another and create an attractive exterior appearance. Harsh contrasts of color and/or materials should be avoided. Exterior walls, roofs, windows, doors, and other elements should be natural or natural appearing with earth tones and complimentary colors. Colors should be used appropriately and should be harmonious with the surrounding landscape and neighborhood. Earth tones are preferred to reduce the visual impact of built structures on the open feel of the area. Highly reflective materials should be discouraged. Roofing materials should be rated Class B fire retardant or better in the flat portions of the Specific Plan Area and Class A in the hillside areas. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-21 7.3.4 PARKING Parking should not dominate the landscape of any Agri-tourist, Agricultural Commercial or Community Facility development but shall still meet all of the off-street parking requirements of the City of Gilroy Zoning Ordinance with the exception of the design criteria. Whenever feasible, parking should be hidden from Hecker Pass Highway either by placing parking at the rear or center of the development behind buildings, by screening parking with grade separation or landscaping, or by providing parking und~rground. Above ground parking garages are not permitted. If possible, surface parking should be spread throughout the site rather than provided in one main surface lot. Parking stalls should meet the minimum length and width required by the City of Gilroy standards. If one main surface lot is necessary, the lot shall be heavily landscaped. In all cases, parking areas shall provide at least one tree for every five consecutive parking spaces in a row, including parallel parking spaces. Landscaping islands with trees shall be provided at the end of each parking row. Parking areas should be setback a minimum of 10 feet from right-of-way, property lines, and structures. Pavement areas should be kept to a minimum. The use of pervious paving materials that prevent pollutants from intruding into the groundwater are encouraged as an alternative to asphalt and concrete. Parking lots may be paved with asphalt, earth tone pigmented concrete or permeable paving materials such as paving stones, gravel, rock, decomposed granite, permeable interlocking concrete pavement, special perforated paving systems, or unmortared brick, stone or tile. All parking areas must meet American's with Disabilities Act (ADA) requirements. Overflow parking may be hard packed dirt or grass (see Section 7.4.9). Parking areas should be edged with wood or stone when adjacent to landscaped areas and wherever possible. Standard curb and gutter construction should be avoided but may be used when necessary to ensure safety such as in areas where pedestrian areas are directly adjacent to parking areas. Grass swales should be strategically placed around parking areas to collect, pretreat, and convey water to the storm drainage system. Wheel stops are not encouraged but may be included if they are made of stone, wood or tree trunks. Typical curb and gutter or concrete wheel stops are not allowed except as noted above. 7-22 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 7.4 LANDSCAPING Landscaping is a critical element in preserving the rural appearance ofthe Hecker Pass Area. Vegetation that is compatible with the area's rural and agricultural character should be incorporated throughout the common open space areas and the individual housing clusters. The Landscaping Section establishes a hierarchy of landscapes throughout the Specific Plan Area. The intent is to preserve the natural environment and the agricultural character by first reestablishing natural landscapes, then creating an environment where agriculture and residential uses can co-exist. The following sections provide some guidelines for appropriate landscaping themes and materials within the Hecker Pass Specific Plan Area. 7.4.1 LANDSCAPING THEMES There are three main landscaping themes that should be followed when designing landscaping for parklands and new development within the Hecker Pass Specific Plan Area: Riparian Habitat Restoration and Enhancement, Oak Woodland and Grassland Restoration, and Agriculture Preservation. Riparian Habitat Restoration and Enhancement: Uvas Creek and its associated riparian habitat is the most prominent natural feature and provides the most sensitive habitat within the Hecker Pass Area. This riparian corridor is home to numerous species of plants and wildlife that are protected by various local, State and Federal agencies. In addition, the Uvas Creek corridor provides scenic beauty that helps define the rural character of the Hecker Pass Area. Therefore, the preservation and restoration of this corridor is an important landscape theme. Restoration of this corridor involves the eradication of non- native invasive plant species that have been introduced by man. Currently, Uvas Creek has become overrun by Arundo Donax, which has killed and still threatens many of the naturally occurring plants within the riparian woodland. The eradication of Arundo Donax and replacement with native plant materials will help restore this sensitive habitat and allow for native species to regenerate and flourish along Uvas Creek. In 2003, the Santa Clara Valley Water District (SCVWD) began a county wide project to eradicate this invasive species from Santa Clara County creeks. This program identifies Uvas Creek as the primary area where infestation of this non-native species has occurred and targets the Uvas Creek Corridor for Arundo removal. Property owners have already been contacted via mail requesting their participation in this program by allowing ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-23 SCVWD to enter their properties to eradicate the plant species through physical digging out of the biomass and directly treating resprouts with Auquamaster, an approved herbicide similar to Roundup. Property owners and the City of Gilroy are encouraged to take advantage of this program by allowing SCVWD access to perform eradication and removal. Policy 7-2: Property owners and the City of Gilroy should provide Santa Clara Valley Water District access to all properties along Uvas Creek for the purpose of removal and eradication of Arundo Donax. Policy 7-3: The City of Gilroy Draft Parks and Recreation Master Plan should be amended to include specific provisions for the continued control of non-native invasive plants, particularly Arundo Donax. Policy 7-4: The City of Gilroy Draft Parks and Recreation Master Plan should be amended to include provisions for developing the Uvas Creek Linear Park as an environmentally friendly riparian park. In addition to non-native plant species, manmade erosion control measures have been placed in some areas along the creek bank. Riprap has been placed along portions of Uvas Creek to protect the sanitary sewer trunk line. The result is an unnatural looking creek bank. Removal of the riprap is not recommended, however, native planting within the riprap may reduce the visual impact of this manmade feature and restore the creek to a more natural looking state. Oak Woodland and Grassland Restoration: Before agriculture was established in the area, grasslands once carpeted the valley floor and the hillsides north of Hecker Pass Highway. In spring, brilliant displays of wildflowers including California Poppies, lupine and Indian paintbrush would fill the valley and foothills with color. Sycamores, ash, willows, and rushes formed thickets along Uvas Creek, immense valley oaks dotted the grassy landscape, and thick oak woodlands filled the hillsides. The gently rolling hills, grassland savannahs, and oak forests are the natural California landscape, which define the Hecker Pass Area. The restoration of oak woodlands and grasslands should be encouraged throughout the Specific Plan Area. The oak species show general affinities for specific soil types and soil moisture contents, and planting plans for the development projects should reflect these natural affinities. Valley oaks (Quercus lobata) occur mostly in the lower elevations along Uvas Creek and the valley floor, where the alluvial soils have more nutrients and contain finer sediments. Also, these soils retain moisture longer in the dry months, with the water table being thirty to forty feet deep. Closer to Uvas Creek where the water table may be only five to twenty feet deep, the over story of valley oak and sycamore may be replaced by cottonwood, alder, and willow. There are a few specimens of Valley Oak existing in the Hecker Pass Area today. The drought tolerant live oaks (Quercus agrifolia) favor the sandy clay soils, which occur throughout the project site. Restoration of native grasslands and oak woodlands in the hillsides north of Hecker Pass Highway, along the Uvas Creek Buffer Area, on lands unsuitable for agriculture and within common open space areas would be beneficial for both aesthetic as well as ecological reasons. 7-24 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Native grasses and wildflowers have minimal water requirements, making them compatible companions in the oak tree environment. Their root systems aid in erosion control. There are hundreds of species of native flowering plants associated with the oak woodland forests and savannahs. Amongst the most commonly seen in the Gilroy region are California poppy, Annual Lupine, Bush Monkey flower, fuchsia-flowered gooseberry, and purple nightshade. Plantings may occur within the common areas as "islands" of native vegetation. Such naturalized groupings create environments for moisture retention, wind protection, natural mulch build-up, shade to discourage competing grasses, natural seedling habitat, wildlife shelter and nesting areas. Because close proximity of grasslands to structures presents potential fire hazards, fire reduction zones should be placed between common open space areas and structures. Fire reduction zones refer to strips of land planted with fire-retardant trees, shrubs and ground covers which are well irrigated, have brush removed, trees pruned and grass kept mowed no greater than four inches high from March through November, and have small branches on trees pruned to a height of 6- feet to remove "ladder fuels". A more detailed description of fuel reduction zones is located in Section 5.7.1 Policy 7-5: Future planningfor the hillsides north of Hecker Pass, Uvas Creek buffer areas, common areas, and natural open spaces in the upland areas adjacent to Uvas Creek should include measures to allow for oak woodland and grassland restoration. Policy 7-6: Promote oak tree conservation in the hillsides north of Hecker Pass Highway and natural common open space areas, to ensure continuation of the oak woodland heritage. Policy 7-7: Provide 30-footfitel transition zones between common open space areas and structures, which are planted with fire-retardant trees, shrubs and ground cover. Policy 7-8: Prior to the removal of any significant tree(s), afield 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 and submitted to the Gilroy Planning Division for review and approval. Policy 7-9: Prior to the commencement of construction activities, the protected zone of any tree or group of trees to be retained should be fenced to prevent injury to the trees during construction under the supervision of an arborist. 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. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-25 Agriculture Preservation: The rich agricultural history of the Hecker Pass Area was a major contributing factor to designation of this special area as the "Jewel of Gilroy". Prominent Gilroyan families including the Hoeys have farmed this land for over a century and have helped shape this area into what it is today. Preserving the agricultural character of the Hecker Pass Area requires that agriculture be preserved, enhanced and incorporated into the landscape. This will be achieved by preserving existing agricultural lands along Hecker Pass and by planting additional agricultural crops separating development clusters. Agricultural landscaping should occur where soil is conducive to agricultural production. Incorporating agricultural themes in street furniture, signage, fencing and other such elements further enhance the agricultural character of the area. 7.4.2 LANDSCAPING CONCEPT A hierarchy of landscaping styles should occur radiating outward from private yard spaces of individual homes and Agri-tourist or Agricultural Commercial developments toward the open space areas throughout the Specific Plan Area. -Lawns and formal landscaping should be restricted to private yards of individual homes and immediately adjacent to Agri-tourist and Agricultural Commercial structures. Common areas within housing clusters, Agri-tourist and Agricultural Commercial garden and patio areas, and some public spaces should be less formal and rural in appearance but may include some ornamental.landscaping in appropriate locations. Transitional landscaping should occur within development clusters and in limited areas separating each cluster. This transitional landscaping should give way to the open space surrounding each cluster, which should be the least formal landscaping and may include agricultural vegetation such as vines, orchard trees, or other agricultural plantings or natural vegetation such as grasses, oaks, or other native planting materials. Landscaping should be planted to screen views of residential development from Hecker Pass Highway in order to preserve the rural character of the area. The recreational open space areas should consist of another type of transitional landscaping that blends the agricultural and open space landscaping with the natural vegetation that occurs within the Uvas Creek riparian corridor. The Uvas Creek riparian corridor and the private open space that occurs in the hillsides north of Hecker Pass Highway should be left in their natural condition with the exception of any necessary habitat mitigation, restoration and enhancement planting. 7-26 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 7.4.3 PLANTING MATERIALS This section provides some general guidelines for the placement, arrangement and selection of trees, shrubs, plant types, and groundcover for each of the different areas within the various portions of the Hecker Pass Area. No matter what type of vegetation is chosen, all landscaping should generally consist of native drought tolerant plants that can adapt to natural conditions of the area and do not create fire hazards. Existing native vegetation, especially trees, should be preserved whenever possible. Trees that provide shade should be chosen to mitigate the hot summer weather typical to the Gilroy area. Plants should not be invasive and should be low maintenance, particularly in large open space areas. This section has been organized by plant list. Prior to each plant list is a brief description of the various areas throughout the Specific Plan Area that should use plants from each list. Riparian Habitat Restoration and Enhancement: The Uvas Creek riparian corridor provides vital habitat to many important plant and animal species. Because riparian corridors are so essential to these species and the health of our ecosystem, they are protected by many State and Federal agencies. Therefore, any activity that occurs within the corridors is subject to the review and approval of these agencies. Any landscaping that occurs within the Uvas Creek corridor, including restoration, enhancement, and mitigation, must be reviewed and approved by the City of Gilroy and the California Department ofFish and Game. Mitigation and enhancement landscaping may include the eradication of non-native invasive plant species and replacement with native plant materials. Currently, Uvas Creek has become over-run with Arundo Donax, an invasive- non-native species, which has strangled many of the plants that naturally occur in this corridor. Santa Clara Valley Water District currently has a program that specifically targets Uvas Creek for removal of Arundo Donax. As part of this program, Santa Clara Valley Water District requests owner's permission to enter the property and perform work to remove the Arundo Donaox. Work may consist of physical removal of the biomass by digging, the use of the herbicide Aquamaster (an aquatic form of roundup) on resprouts, and follow up monitoring and treatment. Once removed, Arundo Donax should be replaced with the following native riparian plant materials after review and approval of the City of Gilroy and the California Department of Fish and Game: ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-27 7-28 Riparian Plant List Botanical Name Shrubs, Vines & Herbaceous Ceanothus 'Centennial' Ceanothus rigidus 'Snowball' Diplacus aurantiacus Eriogonum crocatum Fremontodendron californica 'California Glory' Prunus ilicifolia Rhus integrifolia Ribes sanguineum Rosa gymnocarpa Trees Acer negundo Aesculus califrornica Cercis occidentalis Quercus agrifolia Quercus kellogii Quercus lobata Salix lasiolepis Sali laevigata Groundcovers Arctostaphylos hookeri 'Monterey Carpet' Heuchara sanguinia Rushes & Sedges Carex densa Carex gynodynama Carex obnupta Eleocharis macrostachya Juncus effusus Juncus phaeocephalus Juncus xiphioidesw Typha latifolia Grasses Briza maxima Common Name California Lilac White California Lilac Monkey Flower Saffron Buckwheat Flannel Bush Hlly-Ieaf Cherry Lemonade Berry Flowering Currant W oodrose Box Elder California Buckeye Western Redbud Coast Live Oak Black Oak Valley Oak Arroyo Willow Red Willow Monterey Manzanita Coral Bell Sedge Sedge Sedge Spikerush Rush Rush Bulrush Cattail Note: Additional species may be used with City and/or jurisdictional Agency approval. Big quaking grass Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Oak Woodland and Grassland Restoration: The hillsides north of Hecker Pass Highway consist of existing oak woodlands and grasslands and provide opportunities for oak woodland and grassland regeneration. Portions of these hillsides that are not already planned for development or are not suitable for agricultural production have been designated as Open Space with the intent to keep this area in its natural state. Therefore, any landscaping activity that occurs within this hillside open space shall only consist of enhancements and/or mitigation plantings if required as part of a development proposal. Other large open space areas within the Specific Plan Area unsuitable for agricultural production should also be planted to reflect the oak woodland and grassland regeneration concept discussed earlier in this chapter. Ornamental landscaping should not occur in these areas. Plantings within the hillside open space north of Hecker Pass Highway and other natural open space areas shall only include indigenous plant species including the following: Indigenous Plant List Botanical Name Shrubs, Vines & Herbaceous Arctostaphylos bakeri 'Louis Edmunds' Arctostaphylos densiflora 'Howard McMinn' Arctostaphylos 'Emerald Carpet' Baccharis pilularis var. pilularis Calycanthus ocidentalis Ceanothus 'Centennial' Ceanothus 'Concha' Ceanothus 'Frosty Blue' Ceanothus gloriosus 'Joyce Coulter' Ceanothus gloriosus 'Emily Brown' Ceanothus arboreus 'owlswood Blue' Ceanothus 'Julia Phelps' Ceanothus 'Ray Hartman' Ceanothus rigidus 'Snowball' Convolvulus cneorum Eriogonum umbellatum polyanthus Fremontodendron californica 'California Glory' Garrya elliptica Heteromeles arbutifolia Isomeris arborea Mahonia aquifolium Mahonia aquifolium 'Compacta' Mahonia pinnata Myrica californica Penstemon antirrhinoides Prunus ilicifolia Ribes sanguineum ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 Common Name Louis Edmunds Manzanita McMinn Manzanita Kinnickinnick Prostrate Coyote Brush Spice Bush California Lilac California Lilac California Lilac California Lilac California Lilac California Lilac Ceanothus White California Lilac Bush Morning Glory Sulfur Buckwheat Flannel Bush Silk Tassel Bush Toyon Bladder Pod Oregon Grape Dwarf Oregon Grape California Holly Grape Wax Myrtle Yellow Bush Penstemon Holly-leaf Cherry Flowering Currant 7-29 Ribes speciosum Rhus laurina Romneya coulteri Salivia leucophylla Symporicarpos rivularis Trichostema lanatum Trees Cercis occidentalis Juglans californica Platanus racemosa Quercus agrifolia Quercus lobata Schinus molle Schinus terebinthifolium Sequoia Sempervirens 'Aptos' Torreya californica Annuals Chorizanthe staticoides Clarkia elegans Coreopsis calliopsidea Eschscholzia californica Gilia achilleaefolia Linanthus grandiflorus Lupinus nanus Perennials Aquilegia eximia Iris douglasiana Lobelia cardinalis var. splendens Mimulus cardinalis Penstemon heterophyllus var. australis Sisyrinchium bellum Zauschneria californica Fuchsia Flowered Gooseberry Laurel Sumac Matilija Poppy Purple Sage Snowberry Woolly Blue Curls Western Redbud Western Black Walnut California Sycamore Coast Live Oak Valley Oak California Pepper Brazilian Pepper Coast Redwood California Nutmeg Turkish Rugging Clarkia Coreopsis California Poppy Gilia California Phlox Annual Lupine Columbine Douglas Iris Cardinal Flower Scarlet Monkey Flower Penstemon Blue-eyed Grass California Fuschia Note: Additional species may be used with City and/or jurisdictional Agency approval. Agricultural Lands: Agricultural lands create the rural and agricultural character of the Hecker Pass Area. The most prominent agricultural areas occur along Hecker Pass Highway because this is the area most visible to visitors traveling along the highway. Residential development along Hecker Pass Highway should be setback approximately 250 feet from the Hecker Pass Highway existing centerline (or as excepted under the provisions of Section 5.6.2) and Agri- tourist, Agricultural Commercial and Community Facility buildings are required to be setback at least 115 feet from Hecker Pass Highway's existing centerline. The area between the highway and these developments where soil and conditions allow for agricultural production should be 7-30 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I used for fields in active agricultural production. These agricultural fields should extend towards Uvas Creek, separating Agri-tourist, Agricultural Commercial and Community Facility areas and residential clusters. While grape vines are the preferred crop for the agricultural open space, any of the agricultural crops requiring low levels of pesticide are acceptable including orchard trees (cherry, apricot, peach, etc.) and row crops. Plantings in agricultural buffer areas should include native plants directly adjacent to agriculture with a transition to more formal landscaping adjacent to residential and commercial uses. See Sections 5.2.1.3, 5.7.2, and 5.7.3 for more information on agricultural buffers. Other Areas: Other landscape areas related more to individual developments include common open spaces, private yards, and Agri-tourist, Agricultural Commercial, and Community Facility areas. These areas may tend to be more formal but should still reflect rural and agricultural themes. Common open space refers to common and restricted areas within residential clusters intended for the use of residents of the project. These areas often serve as yard areas since the individual units within these developments are usually limited to small patios and entry areas. Therefore, common open space areas may be landscaped similarly to private yards depending on the proximity of the area to dwelling units. Lawns, gardens and ornamental landscaping are acceptable but should be low maintenance, non-invasive, drought tolerant, fire resistant, and should not contain plants that may host agricultural pests. Any area that does not function as a driveway, walkway, structure or similar use must be landscaped and large expansive areas of pavement s-hould be avoided. Parking areas within residential developments should be distributed throughout the site to avoid large areas of paving and should be heavily landscaped. Landscaping should be used to screen parking areas from public roadways to the greatest extent possible. Private yards may consist of formal lawns, trees, gardens and other ornamental landscaping. The Specific Plan does not intend to restrict the creativity of individual homeowners, however, some basic guidelines should be followed. Formal yard landscaping should be limited to areas immediately adjacent to homes. Plants should be drought tolerant and non-invasive. Plants known to harbor agricultural pests should be avoided. Front yards should include native shade trees that accent the residential road shade trees. Agri-tourist, Agricultural Commercial and Community Facility areas should be well landscaped to maintain a rural character and attract tourists traveling along Hecker Pass Highway. The use of agriculture landscaping such as vineyards is encouraged in the open space areas of Agri- tourist, Agricultural Commercial and Community Facility developments. The landscape should reflect a rural country setting through informal gardens, tree clusters, trellises, arbors, gazebos and other landscape features typically found in wineries and farms. Small courtyards, patios, and other public gathering spaces should use landscaping to create attractive and welcoming outdoor atmospheres for eating, sitting and participating in activities related to the particular business within the adjoining structure. Shade should be incorporated into the landscape design to provide respite from hot summer days and to cool adjacent buildings, reducing energy consumption. Long walls and fences should be landscaped and articulated to de-emphasize ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-31 manmade structures and break monotonous expansive surfaces. Unattractive areas such as maintenance yards should be screened from public view by clustering trees or shrubs. Parking areas within Agri-tourist, Agricultural Commercial and Community Facility developments should be distributed throughout the site to avoid large areas of paving and should be heavily landscaped. Landscaping should be used to screen parking areas from public roadways to the greatest extent possible. For larger parking areas, a planting area should be provided after every five consecutive parking spaces. (See Sections 7.2.3, 7.3.4, and 7.4.9 for additional requirements). Appropriate plant materials for private yards, project open space, and landscape areas of Agri- tourist, Agricultural Commercial, and Community Facility uses include: General Plant List Botanical Name Shrubs, Vines & Herbaceous Agapanthus oreintalis 'Queen Anne Select' Arbutus unedo 'Compacta' Arctostaphylos bakeri 'Louis Edmunds' Arctostaphylos densiflora 'Howard McMinn' Berberis thunbergii 'Crimson Pygmy' Berberis thunbergii 'Rose Glow' Buddleia 'Black Knight' Camellia japonice Ceanothus 'Frosty Blue' Ceanothus gloriosus 'Joyce Coulter' Ceanothus 'Ray Hartman' Ceratostigma plumbaginoides Cistus 'Sunset' Cis tus purpureus Cistus villosus 'Prostratus' Coleonema pulchrum Convolvulus cneorum Correa 'Carmine Bells' Dietes vegeta Escallonia 'Fradesi' Escallonia 'Newport Dwarf' Escallonia 'Terri' Euryops pectinatus 'Viridis' Fremontodendron californica 'California Glory' Grevillea noellii Hemerocallis fulva Heteromeles arbutifolia Hydrangea quercifolia Common Name Lily-of-the-Nile (blue) Dwarf Strawberry Tree Louis Edmunds Manzanita McMinn Manzanita Japanese Barberry Japanese Barberry Buddleia Cameillia California Lilac California Lilac Ceanothus Dwarf Plumbago Magenta Rockrose Orchid Rockrose Pink-breath -of-heaven Bush Morning Glory Australian Fuschia Fortnight Lily Pink Escallonia Dwarf Escallonia Escallonia California Bush Daisy Flannel Bush Hummingbird Bush Daylilies (yellow) Toyon Oakleaf Hydrangea Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ 7-32 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Lagerstroemia 'Petite Embers' Leptospermum scoparium 'Ruby Glow' Mahonia aquifolium Myrica californica Myrtus communis 'Compacta' Naninda domestica Nerium 'Petite Salmon' Olea europaea 'Little Ollie' Photinia fraseri Plumbago auriculata Prunus caroliniana 'compacta' Prunica granatum 'Nana' Rhus integrifolia Rosa 'Carefree Beauty Pink' Rosmarinus 'Ken Taylor' Sollya heterophylla Spiraea bumalda 'Anthony Waterer' Spiraea japonica 'Little Princess' Trachelospermum jasminoides Viburnum tinus 'Spring Bouquet' Westringia rosmariniformis Xylosma congestum Dwarf Red Crape Myrtle New Zealand Tea Tree Oregon Grape Pacific Myrtle Wax Dwarf Myrtle Heavenly Bamboo Dwarf Oleander Olive Photinia Cape Plumbago Dwarf Carolina Laurel Cherry Dwarf Pomegranate Lemonade Berry Rosemary Australian Bluebells Spiraea Spiraea Star Jasmine Laurustinus Rosemary Bush Westringia Shiney Xylosma Trees Acer palmatum Arbutus Unedo Arbutus 'Marina" Cedrus Deadora Cercis occidentalis Fruit Trees Lagerstroemia x faureie hybrids Magnolia soulangeana Olea europaea Pistacia chinesis Platanus acerfolia 'Yarwood' Podocarpus gracilior Prunus yeoensis 'Akebono' Pyrus calleryana 'Bradford' Quercus agrfolia Quercus coccinea Quercus lobata Quercus palustris Quercus robur 'Fastigiata' Quercus rubra Japanese Maple Strawberry Tree Strawberry Tree California Christmas Tree Western Redbud Owner's choice Tuscarora (red) (Crape Myrtle) Saucer Magnolia Olive Tree Chinese Pistache London Plane (standard/multi) F em pine Flowering Cherry Bradford Flowering Pear California Live Oak Scarlet Oak Valley Oak Pin Oak Upright English Oak Red Oak ~ Comnlunity Design ~ Draft Hecker Pass Specific Plan January 2005 7-33 Quercus suber Quercus virginiana Rhus lancea Schinus molle Sequoia sempervirens 'Aptos' Umbellularia californica Groundcovers Annual color Arctostaphylos 'Emerald Carpet' Baccharis pilularis 'Twin Peaks ' Ceanothus 'Carmel Creeper' Coprosma 'Verde Vista' Cotoneaster 'Lowfast' Heuchera sanguinia Hypericum calycinum lberis Sempervirens 'Snowflake' Myoporum parvifolium 'Prostratum' Rosemarinus ofjicinalis prostrates Scaevola chinensis Scaevola 'Diamind Head' Santolina chamaecyparissus Sedum rubrotinctum Trachelospermum jasminoides Verbena peruviana 'Homestead Purple' Cork Oak Louisiana Live Oak African Sumac California Pepper Coast Redwood California Bay Laurel Seasonal changes Manzanita Dwarf Coyote Brush Ceanothus Creeping Coprosma Cotoneaster Coral Bell TrailingSt. John's Wort Candytuft Myoparum Trailing Rosemary Muave Clusters Lavender Cotton Pork and Beans Star Jasmine Purple Verbena Vines Campsis ridicans Clematis armandii Clytostoma Callustegioides Jasminum polyanthum Parthenocissus tricuspidata Rosa 'Cecil Brunner' Tecomeria capensis Vitis vinifera Wisteria sinesis Perennials Achillea millefolium 'Pastel Mix' Artemisia 'Powis Castle' Campanula poscharskyana Convolvulus mauritanicus Coreopsis grandiflora 'Early Sunrise' Cuphea aequi[etala Echinaeacea /Rudbeckia purpurea Erigeron karvinskianus Trumpet Creeper Evergreen Clematis Lavender Trumpet Vine Pink Jasmine Boston Ivy Cecile Brunner Rose Cape Honeysuckle Grape Chinese Wisteria Common Yarrow Silver Mound Coreopsis Purple Cone Flower Santa Barbara Daisy 7-34 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Erysmum linifolium 'Bowles Mauve' Gaura lindheimeri Hemerocallis fulva Iris Hybrid Lavandula angustifolia Lavandula stoechas 'Otto Quast' Limonium peresii Nepate mussinii 'Six Hill Giant' Penstemon varieties Perovskia atriplicifolia Rudbeckia fulgida 'Goldsturm' Salvia leucantha Salvia greggii varieties Stachys byzantina 'Silver Carpet' Cheiranthus Gaura Daylilllies (yellow) English Lavender Spanish Lavender Sea Lavender Catnip Beardtongue Russian Sage Black-eyed Susan Mexican Sage Autumn Sage Lamb's Ear Ferns Adiantum pedatum Polystichum Woodwardia fimbriata Grasses Briza maxima Big Quaking Grass Festuca ovina 'Glauca' Blue Fescue Festuca rubra Creeping Red Fescue Helictotrichon sempernirens Blue Oat Grass Pennisetum setaceum 'Rubrum' Purple Foiuntain Grass Stpa gigantean Giant Feather Grass Native Grass and Wildflower Mix (Available from Clyde Robin Seed Company (510) 785-0425 1. Hard Fescue (Bunch Grass) Spread @ 80 Lbs. Per acre 2. Flower Mix: Spread @ 15 lbs. Per acre Eschscholzia californica Gazania 'Sunrise Yellow' Layia platglossa Lupinus nanus Sisyrinchium bellum Trifolium incarnatum Fern Sword Fern Giant Chain Fern California Poppy Gazania Tidy Tips Sky Blue and White Lupin Blue-eyed Grass Crimson Clover Note: Additional species may be used with City and/or jurisdictional Agency approval. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-35 Transitional areas: Areas between different types oflandscapes should combine plants from both types of landscapes that border the transitional area. Transition from agricultural open space, natural open space, and the manmade environment should occur within the recreational open space portion of the Uvas Creek Park Preserve. This transitional zone should include plants from both the riparian plant list and the indigenous plant list. The transition from residential, Agri-tourist, Agricultural Commercial and Private Community Facility areas to agricultural/common open space areas is important to prevent conflicts between uses and to reduce health and safety risks. Ample room must be provided between homes and the agricultural fields to ensure that agricultural production can continue without adversely impacting residents. The use of pesticides and machinery often conflict with adjacent residential uses and must be mitigated; therefore, a 50-foot minimum agricultural buffer is required between residential structures and agricultural fields as discussed in Chapter 5. This 50-foot buffer can combine roadways, fuel reduction zones, yard areas, common open space areas, etc. Plantings in agricultural buffer areas should include native plants directly adjacent to agriculture with a transition to more formal landscaping adjacent to residential and commercial uses. See Sections 5.2.1.3, Sections 5.7.2 and Section 5.7.3 for more information on agricultural buffers. Buffers should also be provided between natural common open spaces and residential uses to reduce the risk of fire. The fire department requires a 60-foot strip of land between residential uses and open space areas, known as a fire hazard reduction zone, for this purpose. This fire hazard reduction zone can consist of 30 feet of irrigated fire resistive landscape area plus 30 feet of land that has brush removed, trees pruned, and grass kept mowed no greater than 4 inches high from March through November. Trees within fuel hazard reduction zones shall have small branches pruned to a height of 6 feet to remove "fuel ladders" (see Section 5.7.1 ). 7.4.4 ROADWAY LANDSCAPING Rural Collector Roads: Collector roads should be clearly distinguished from other roads in the area. Trees should be evenly spaced forming a straight line parallel to the right-of way. This arrangement emulates trees planted in agricultural areas to protect agricultural fields from wind. Spacing should be determined by the typical canopy width of a mature 15-year old tree. Trees should form a near continuous canopy over the roadway to provide shade. Accent trees adjacent to right-of-ways should consist of smaller trees spaced far enough from the street trees to thrive and to not obstruct vehicle sight lines. Shoulders should be left in a natural condition with native grasses, mulch or stones. Berms at roadways are discouraged. Roadside landscaping will be maintained by the property fronting the road. 7-36 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I IeI I I I I I I I I I I I I I I I I I I I Rural Entry Roads and Entry Features: Entry roads and entry features should create a clear definable gateway to residential development while still blending with the rural and agricultural landscape. Overly decorative entry features such as ornate walls and flowerbeds are not appropriate. Simple walls and fences or clusters of native tree and shrub species, however, may be used. Simple entry features that emulate the entries to vineyards or ranches provide another creative alternative. Entry features should not obstruct vehicle sight lines. Entry roads should be lined with trees in a straight row, similar to typical entry roads for vineyards, farms, and ranches. These trees should be smaller in scale to those trees found along adjacent rural collector roads. Roadside landscaping will be maintained by the property fronting the road. Rural Residential Roads: Rural residential roads should be less formally landscaped than collector roads. Street trees can be planted individually or in groups. There should be a minimum of one street tree or tree cluster every 50 feet. Placement should appear more random and natural. Tree clusters should consist of a larger shade street surrounded by smaller trees or shrubs. Trees should be arranged to provide shade to the street, walking path, and especially parking bays. The ground should consist of small shrubs, native groundcover, or mulching. Natural, drought-tolerant grasses should be used in lieu of turf grass. Roadside landscaping will be maintained by the property fronting the road. Private Access Road: Private access roads should also be landscaped similarly to rural residential roads. Placement of street trees should appear more random and natural and can consist of individual trees or a cluster oflarger shade trees surrounded by smaller trees or shrubs. Street trees or clusters should occur a minimum of every 50 feet and should be planted to provide shade to the street, walking path, and especially parking bays. The ground should consist of small shrubs, native groundcover, mulching, and drought-tolerant grasses. Turf grass should be avoided. Roadside landscaping will be maintained by the property fronting the road. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-37 Roundabouts: Roundabouts and dividers on collector roads should be planted with trees and shrubs in an organized and creative design, similar to Figure 7-13. figure 7-1 2: T 'ypical Roundabout Landscaping /?~'--~1' ,j j' · 'l t\ : // .../.., , :? 0~ ' ''"' /<1 '. \ ;~)" 7)'J>/j)! }; \ \ ~.~. / ..../~/ _ /,,:;k;>': "'Z~) .,j rY?i,Wlc;"K? .,; - ; ..' <f / . "<J~ei!j,j \"._.~/~::~~"::10:~A~~ ,.~ ,,'IT,1M~! "",A.-.s :;--..~ ~y~;~v~~, ~ ! / , ~_, ' I i }:, /\ I; \,..... '''\<t-, ~. (.oW. '. ~fpVND~D""&::RS'" j../ '><ff' /~/:::1J ~! \ / -y,,/ "-.-1/\\;\ ~ '\ '. "-j1/ (1/ 11. "k-V ( ....t~.. ~.;-.",,:~\. ~~ (O;:Jk.-:,t:Y/7J.-' L~:~\lC?'~i!?_ "!Yt: OAKS j \, 'V\ ", \'~ . , ! t- r' )(/ j --,.-....-...... "'"'''''I'''} '.. . ..r l" '~-~T- .,~:::~,,: ,\ i f ;(~ . \ /j~_.>.;~~f j ...._~ \ ~l'if! '" , \ ^~7 , NT5 '....,...." . ~ ",' ~ ...>: ':';x/. ' , Overly decorative entry features such as ornate walls and flowerbeds are not appropriate. Simple low walls and transparent fences or clusters of native tree and shrub species, however, may be used. Entry features, including trees and shrubs, shall not obstruct vehicle sight lines. Median islands and roundabout landscaping will be privately maintained by homeowners associations (HOA), Lighting, Landscaping & Maintenance District (LLMD), or other such entity. 7-38 -t Community Design ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Vegetated Swales: Vegetated swales occurring adjacent to roadways, around parking areas, and throughout the Specific Plan Area should be planted with drought resistant and erosion resistant grasses. These grasses filter out pollutants from storm water runoffthrough chemical reactions, pretreating the water before it enters the storm drain system and eventually, Uvas Creek. The following species are appropriate for vegetated swales: Vegetated Swales Plant List Scientific Name Agrostis exerata Stipa pulchra Vulpia myuros v. hirsute Common Name Bentgrass Colonial Bentrass Creeping Bentgrass Highland Bentgrass California Brome Buffalo Grass Creeping wildrye Idaho fescue, Blue benchgrass Molate/Red Fescue Meadow Barley Meadow Barley salt Common bermudgrass Hybrid bermudagrass Perennial ryegrass Purple needlegrass Zorro annual fescue Zoysiagrass Bromus carinatus Buchloe dactyloides Elymus trircoides Festuca idahoensis Festuca rubra Hordeum brachyantherum Hordeum brachyantherum salt Note: Additional species may be used with City and/or jurisdictional Agency approval. Native seed suppliers, plant nurseries, erosion control specialists and landscape consultants can suggest additional plant species appropriate to particular swales. 7.4.5 FENCING Fencing is an integral part ofthe rural landscape of the Hecker Pass Area. Fencing materials should be natural, compatible, and complimentary to one another and should reflect the agricultural character of the area and the architectural style of the associated building. The design of fences should preserve the open feeling of the area and should enhance rather than obstruct views to agricultural areas, the Gabilan Mountains, Uvas Creek and other ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-39 open space areas. Open or "transparent" fencing such as split rail fencing, post and grid wire mesh, or planted fencing is preferred. Fencing in environmentally sensitive areas should not prevent the free movement of wildlife through the area. Low stone, rock, and stucco walls are allowed to define patios, gardens, and courtyards provided they are no taller than 4 feet. Solid fencing or taller walls are allowed in moderation to screen unsightly production areas from public view but may not be taller than 6 feet and must be constructed of natural looking materials. Wire mesh fencing is not allowed except for limited Agri-tourist and Agricultural Commercial use applications where fencing is not visible from public streets and other types of rural fencing are not practical or where such fencing is used aesthetically as a design feature to promote an agricultural theme (for example attractive framed hog wire fencing). All wire mesh fencing will require administrative approval by the City of Gilroy Planning Division. Planted fences including shrubs and trellised vines should be used as an alternative to solid fencing and is preferred. Front Yards Fencing: Front yard fencing is discouraged in order to retain the open feeling of the area. In instances where front yard fencing occurs, fencing shall not exceed three feet in height and shall be open fencing of the same type discussed above. Side Yard and Rear Yard Privacy Fencing: Fencing along side and rear yards shall not exceed 7 feet. Side yard fencing shall be held back 10 feet behind the front building face and 5 feet from adjacent streets or public right-of-ways. When fences abut open space areas, fences shall be of transparent design. Solid privacy fencing should be located in close proximity to the primary dwelling structure to preserve the openness of the area while still providing ample privacy to the residents. Common Open Space Areas: Fencing of common open space areas surrounding individual homes and housing clusters is strongly discouraged but may be necessary along right-of-ways. When necessary, fencing shall not exceed 4 feet in height and should be of transparent design. Fences around open space areas shall provide openings allowing access to public trails that run through the area. Uvas Creek Riparian Corridor: Fencing that obstructs the free movement of wildlife within the Uvas Creek Riparian corridor is prohibited. 7.4.6 SIGNAGE Nothing can detract from the rural feel and attractiveness of an area more than inappropriate signage. Signage is an important element that helps define the character of the area while allowing visitors to orient themselves geographically. Signs are most important however in marketing a business and its services to potential customers and therefore tend to be large and obtrusive if not properly controlled. Therefore, the size and type of signs Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ 7-40 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I allowed in the Specific Plan Area are limited. In addition to the requirements discussed in this section of the Specific Plan, signage visible from Hecker Pass Highway is subject to the requirements of Section 5440.1 of the Business and Professions Code (Outdoor Advertising Act) in order to meet Caltrans requirements for Scenic Highways. Signs should be limited in number and should be simple in design so as not to distract from the natural and rural environment. Materials and colors should be chosen that compliment the rural character of the area. Signs within the Specific Plan Area should communicate clearly and succinctly basic information including street names, development names, and the location of important facilities with minimal size. Walls, poles, and other supports for signs should consist of natural materials such as wood or stone and should be unobtrusive. Metal poles, bright colors, neon, and billboards are prohibited. Signs may be externally lit but should provide the lowest level oflighting possible to illuminate the sign. Street signs can help define an area from other areas within the City. Street signs within the Specific Plan Area should be distinctive from the rest ofthe City and should reflect the rural and agricultural character of the area. Each residential development, Agri-tourist, Agricultural Commercial and Private Community Facility is allowed a maximum of 15 square feet of aggregate sign space for the overall development (i.e. residential neighborhood, commercial center). Sign space is defined as the area that contains text and logos identifying the business name, business type, business affiliation, name of the residential or commercial development or the use of the property. Aggregate sign space does not include pedestals, mounting, or other structures used to display the sign. Signs larger than 15 square feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department if they incorporate the rural and agriculture theme of the area, meet all other design criteria set forth in this section, do not visually detract from the character of the area, and do not block views. For uses that are located at the end oflong driveways and are not visible from public roadways, one additional overall development entry sign near the main roadway is permitted but is subject to the same requirements discussed above. If more than one use occurs within the Agri-tourist, Agricultural Commercial and Community Facility, each individual use is allowed 15 square feet of aggregate sign space on the premises of the use in addition to the overall development sign. Signs larger than 15 square feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department if they incorporate the rural and agriculture theme of the area, meet all other design criteria set forth in this section, do not visually detract from the character of the area, and do not block VIews. Signs should be incorporated into the architecture whenever possible and are encouraged to use historic, agricultural, or rural themes and styles. Signs may only be located on the property for which the sign is intended. Off-site signage and advertising signage are prohibited. Off-site signage is prohibited. Signage may be illuminated externally. Neon and exposed bulbs are not allowed. Supporting structures for any sign shall be made of natural or natural looking materials. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-41 Signs may be free standing, mounted on walls, or mounted on other structures. The following sign mounts are allowed in the Specific Plan Area. Awning: A single awning sign that does not exceed more than 2/3 of the unit's frontage is permitted for each unit provided it is less than eight feet tall and is consistent with the architectural theme of the building. Signs taller than 8 feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department. Canopy: A single canopy sign that does not exceed 12 feet in length or 4 feet in height is permitted provided it is not placed above the roofline or does not exceed 2/3 of the unit's frontage. Signs longer than 12 feet and/or taller than 4 feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department. Wall Signs: Wall signs may be mounted to buildings or entry walls but may not exceed 15 square feet and should be compatible with the architecture and materials of the building or structure. Signs larger than 15 square feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department. Freestanding: Freestanding signs may be a maximum of 8 feet tall but may not exceed 15 square feet. Signs larger than 15 square feet and/or taller than 8 feet are conditionally allowed with a Conditional Use Permit. Entry Arch: Entry arch signs may be a maximum of 20 feet tall but may not exceed 15 square feet of sign area. Signs larger than 15 square feet and/or taller than 20 feet are conditionally allowed with administrative approval by the City of Gilroy Planning Department. Temporary Signs: Temporary signs for the marketing of home sales and leasing or for community events are permitted within the Special Use District and are subject to the provisions of the City of Gilroy Zoning Ordinance. 7.4.7 LIGHTING Preserving the rural character of the Specific Plan Area and minimizing disturbances to the natural environment requires minimal lighting. Lighting should be provided at the lowest level required for public safety and should be spaced at the greatest distance along right-of-ways to still meet photometric requirements. Intersections, sharp curves, ends of cul-de-sacs, and crosswalks on all streets should be illuminated. On smaller streets (i.e. all streets except for rural collector roads and Highway 152) lighting should alternate from one side of the street to the other. Light fixture styles should conform to the typical light detail seen in Figure 7-14. 7-42 -t Community Design ~ Draft Hecker Pass Specific Plan January 2005 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Figure 7-1): T'ypical5treet Light Fixture o I :q. ... H : i nl ,LJJl i~ DATE; CATALOG fl. FIXTURE, CATALOG fl. POLE, 4-16-01 Z47 A-70S-3AC-SYU-l2O-llK'l'X-llS-Pll7 RBOA-14- BKTX-TBCl ZED ILUMECI Lighting of residential, Agri-tourist, Agricultural Commercial and Private Community Facility developments should be minimized according to the requirements for public safety. Entries, parking areas, and key intersections should be lit at minimum. Light posts and fixtures should reflect the rural character of the area and be consistent with the architectural style of the adjacent structure. Lamp posts in pedestrian areas should be scaled to the pedestrian while lamp posts in parking lots may be taller but shall not exceed 16 feet in height. Lighting should also be used to enhance architectural features and landscape elements. Uplighting along paths and in gardens, patios and other public spaces is encouraged to create ambiance. Decorative lighting at main entrances should be used for emphasis. In all instances, lighting should not disturb neighboring properties or create driving hazards. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-43 Policy 7-10: Nighttime lighting of play fields should not be permitted unless the proposed lighting design and technology substantially reduce nighttime glare and substantially reduce glare in areas outside of the immediate playfield area. Policy 7-11: Projects proposing nighttime lighting of play fields will be subject to a conditional use permit and will require the review and approval of the City of Gilroy Policy 7-12: Landscaping plans for any recreation improvements proposed in or adjacent to riparian habitat shall include lighting specifications that shall include at least the following elements: . All lighting adjacent to riparian habitat along Uvas Creek will be directed away from the riparian habitat . No lighting will be installed in the riparian buffer area; and . No lighting will generally be allowed after 11:00PM Policy 7-13: Street lighting in the Hecker Pass Specific Plan Area shall be the lowest level required for public safety, with street lighting generally limited to street intersections, similar to the Hillside Residential lighting standards. 7.4.8 STREET FURNITURE Street furniture within the Hecker Pass Area should be kept to a minimum and should reflect the rural character of the area. Benches and trash receptacles along public paths should be consistent throughout and should be strategically placed in areas where people might stop to enjoy the surrounding environment. Creative styles such as planters and trashcans made of old wine barrels or benches made oflogs are encouraged. Patio furniture, benches, trash receptacles and planters in common areas should be constructed of natural or natural looking materials. They should compliment the architectural style of the buildings nearby and should reflect the agricultural and rural atmosphere of the Hecker Pass Area. 7.4.9 PAVING MATERIALS Paved areas including patios and walkways should be kept to a minimum. The use of pervious paving materials such as raised wooden decks, paving stones, gravel, rock, decomposed granite, permeable interlocking concrete pavement, special perforated paving systems, hard packed dirt or grass, or unmortared brick, stone or tile that prevent pollutants from intruding into the 7-44 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I groundwater are encouraged as an alternative to asphalt and concrete. All developments must meet American's with Disabilities Act (ADA) requirements. Paved areas should be edged with wood or stone when adjacent to landscaping areas and wherever possible. Standard curb and gutter construction should be avoided but may be used when necessary to ensure safety such as in areas where pedestrian areas are directly adjacent to parking areas. In limited areas where paving does occur, grass swales should be strategically placed around paved areas to collect pretreat, and convey water to the storm drainage system. ~ Community Design ~ Draft Hecker Pass Specific Plan January 2005 7-45 [This Page Intentionally left blank] 7-46 Community Design ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 8 PUBLIC UTILITIES The purpose of the Public Utilities Chapter is to facilitate an orderly development of infrastructure in the Specific Plan Area and to ensure adequate capacity of utilities for future uses. This chapter addresses the existing and future demands for domestic water, recycled water, sanitary sewer, storm drainage, solid waste disposal, and gas and electric distribution systems within the Specific Plan Area. 8.1 WATER According to the City of Gilroy Water Master Plan, May 1993, the City of Gilroy uses local groundwater from the Llagas sub-basin as its sole source of domestic water. The Llagas sub- basin is approximately 15 miles long, 3 miles wide along its northerly boundary and 6 miles wide along its southerly boundary. The basin is located below the City of Gilroy and flows south towards the Pajaro River. The sub-basin has a storage capacity of 475,000 acre-feet and has an estimated long-term natural groundwater yield of 45,200 acre-feet per year. Llagas and Uvas Creeks, which flow into the basin's western side, recharge Llagas sub-basin. Coyote Creek may also recharge the sub-basin through infiltration on the northern end. The natural recharge into the sub-basin is low. Santa Clara Valley Water District (SCVWD), the principal groundwater management agency in the County of Santa Clara, artificially recharges the sub-basin with imported surface water through the San Filipe Water Project. SCVWD is also the contracting agency for both the State Water Project and the Federal Central Valley Project. The City of Gilroy operates 12 existing wells to serve the City; only 8 are active. The City of Gilroy pays a pumping tax to SCVWD, which also acts as the major water wholesaler for Santa Clara County. City wells are operated based on system demands based on reservoir levels, peak demands, and fire flows based on system pressure. Wells are rotated weekly. Wells pump water directly into the distribution system and water that is not used is used to fill reservoirs. The City has three Zone 1 reservoirs, five Zone 2 reservoirs, and two Zone 3 reservoirs that have an overall total storage capacity of 14.07 million gallons (MG). Reservoirs are emptied to half capacity before filling from wells in the winter and set points are higher in the summer. Goal 8-1: Provide a public water distribution system to all new development in the Specific Plan Area. The City of Gilroy water distribution system is divided into three pressure zones based on elevation and static pressure. Zone 1 serves the lowest elevations and is supplied directly by City wells. Booster pump stations that pump water from Zone 1 serve Zones 2 and 3. Water is distributed to areas throughout the City through pipes ranging between 4" and 24" in diameter. 8.1.1 WELL WATER Well water is currently the primary source of water for agricultural uses in the Specific Plan Area. The continued use of well water in the Hecker Pass Specific Plan Area is critical to the viability of agricultural operations since potable City water is too expensive to support ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 8-1 agricultural activities and recycled water may not be suitable for some crops and soils. If it becomes necessary, existing wells may be replaced with new wells. New wells, other than replacement wells, are allowed for agricultural use only. Where practical, the City encourages the use of recycled water for agricultural uses (See Section 8.1.3). Policy 8-1: Existing water wells within the Specific Plan Area will be allowed as an ongoing source of irrigation water for agricultural uses and open space areas. Existing domestic wells may remain in use until such time as wells become defunct or the property develops. If it becomes necessary, existing wells may be replaced with new wells. New wells, other than replacement wells, are allowed for agricultural use only. There are approximately 9 existing agricultural water wells in the Specific Plan Area: 1 abandoned well on the South Valley National Bank/Raley's Property, 1 agricultural well on the Hoey property; 2 agricultural wells at Goldsmith Seeds, Inc. property; 1 agricultural well on the Vanni Property; 1 dormant well and 1 active well on the South Valley Community Church property; 1 residential well on the Thomas property; and 1 residential well on the Castro Property. Although the South Valley National Bank/Raley's Property previously obtained water from a well on-site, the pump was removed when the well was abandoned. When operating, the well had a capacity of about 120 gallons per minute (gpm). The South Valley National Bank/Raley's Property also previously obtained approximately 80 acre feet (AF) per year of agricultural water supplied via the 12" water line that crosses underneath Uvas Creek from Bonfante Gardens pumps and lakes to irrigate boxes of trees which used to be stored on the property for the Bonfante Gardens Theme Park. The Giacalone/Christopher property was previously leased by Bonfante Nurseries and also used water from Bonfante Gardens, supplied by the same pipeline. The Hoey properties use one well for all agricultural uses south of Highway 152. This 650 gpm well is located 400 feet south of Highway 152 and 400 feet east of Lone Oak. The Hoey properties currently use approximately 36 AF per year. Goldsmith Seeds uses two wells for agricultural and greenhouse needs. These wells produce 200gpm and 300 gpm. The operations at Goldsmith Seeds generally use 24 AF and 25 AF per year from these wells respectively. The Filice property and the Vanni properties share a well located near the westerly property line of the Vanni property. This 15-horse pump well produces approximately 400 gpm. The current vineyards on the Vanni property and Filice property demand 4.5 AF or less per year. The vineyards on the Vanni property use a drip irrigation system that minimizes the demand for water and the vineyards on the Filice property are not irrigated. The South Valley Community Church properties have two wells located on site: one in the front and one near the rear of the properties. The well at the rear of the properties is not currently in use. The well on the front portion of the property currently serves the herbs being grown on site, 8-2 Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I IhI I I I I I I I I I I I I I I I I I I I I I I I three of the existing buildings, and a fifth wheel trailer. The agricultural uses require 3.6 AF per year and the residences demand 0.6 AF per year. The Church is currently in the process of capping these wells and connecting the remaining buildings to City's domestic water system. Two residential wells serve the Thomas and Castro properties located on Lone Oak Court. The current demand of these two residences is unknown. Continued use of these residential wells for these two residences is allowed under the Specific Plan. If the two existing residential wells become defunct, new wells will be allowed for the existing residences. Any subdivision of the properties however will require these units and any new units to connect to the City's potable water system. Based on the figures above, which were derived from Santa Clara Valley Water District annual well statements, the combined current well water demand for all existing agricultural uses is approximately 174 AF per year Agricultural uses include 83.25 acres of irrigated soil and previously included 50 acres of container trees on the Bonfante and Giacalone properties. Therefore, the existing water demand use rate is approximately 1,165 gallons per day per acre (gpd/ AC). The Specific Plan proposes 73 acres of Hecker Pass Agricultural land and 25 acres of Agricultural Commercial land for a total of 98 acres demanding well water. Based on the current use rate, the projected well water demand for the Hecker Pass Specific Plan is approximately 114,170 gpd or 127.9 AF per year. 8.1.2 POTABLE WATER Potable water currently serves most of the existing residence and offices within the Specific Plan Area including the warehouse bathrooms on the South Valley National Bank/Raley's Property, all the homes located on the Giacalone/Christopher property, Suner property, Castro property, Thomas property, and Hoey properties, the Goldsmith Seeds offices, 2 of the buildings on the South Valley Community Church property, the Lutheran church and the homes on the north side of Hecker Pass Highway. The existing 24" main located in Hecker Pass Highway provides service to these facilities. A second 24" main is located in Santa Teresa Boulevard. The City of Gilroy General Plan cites sufficient water supply for the City's planned growth, including the Hecker Pass Area. Since the General Plan anticipates and accommodates the development of Hecker Pass, no major impacts to the water supply system are expected. The City of Gilroy Water Department will supply potable water to the Specific Plan Area. Based on the water use rates identified in the City of Gilroy Water Master Plan, the projected average potable water demand is as shown in Table 8.1: ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 8-3 Table 8-1: Projected Average Potable Water Demand Land Use Average Daily Demand d) 333,900 17,000 25,000 9,468 385,368 Units Use Rate d1unit) 180 1000 1000 526 1855 people 17 acres 25 acres 18 acres Agricultural uses were not included in potable water demand projections since these areas will be supplied with water via existing wells. In addition, Recreational Open Space was also excluded since these areas will be irrigated by recycled water. Recycled water demand for Recreational Open Space is discussed in Section 8.1.3. Water demands may also be lower than those projected above since it is anticipated that recycled water will be used to irrigate landscaping in Agri-tourist, Agricultural Commercial and Community Facility developments. All design and construction of the domestic water system shall conform to the City of Gilroy Water Master Plan and City standards. Future domestic potable water service for the Specific Plan Area will be provided by the use of existing water mains and the construction of on-site distribution lines. One possible configuration is shown in Figure 8-1. Policy 8-2: Figure 8-1: Conceptual F otable Water FUTURE Z2 , (FROM COUNJR'( "qr' i ---~-------------- ; i , 'L' ~'~<.i'....... ...1 'r ji~... .... EX-44"ZI ..... .... ....... ...._--~~! . """""1""""+;' .'.i""'-'~.. "F...HE~:'R'':;~;G-:~~'r I.'~i' I ' . i 8: n- ;;; \ i i",! I i j.: ~ ",', I I I I -Iii! l . <'\i ~ ~ ; 1'...1. I - ~ _ ~ ~ L . . I.. - 1 ,~""'--r,___ < ~ I;J - "",' / . I !... I'll: e/ J.""" . 'UVAS CREEK ......, I L~! : ~ ,~ If-' .~. <> ~l i I~ '__ ' .; i .. ._~.- -----J' , : . :. i . 0l,J.Jl UVA Note: The Hecker Pass Potable Water Plan is conceptual only. Actual alignments, locations and designs may vary, subject to City of Gilroy review. 8-4 Public Utilities 00 Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I, I I I I I I I I I I I I I I I I I I New distribution lines will be sized to comply with the current City of Gilroy Water Master Plan. The distribution system will utilize existing domestic water facilities that are available at several points along the Specific Plan Area boundary. The basic water infrastructure may consist of a 12" Zone 1 line in Third Street, connecting to an existing 24" Zone 1 line in Santa Teresa Boulevard and an existing 24" Zone 1 line in Hecker Pass Highway (State Route 152); a 12" Zone 1 line that extends from the proposed Third Street line to the existing Hecker Pass Highway line along future Street B; and a new 8" Zone 1 line that extends from the Third Street line through the South Valley National Bank/Raley's Property and loops back to Third Street, along the existing east-west portion of Two Oaks Lane. Additional lines will be installed as part of individual development project, including Zone 2 lines to serve future developments in the hillsides north of Hecker Pass Highway. Policy 8-3: The water distribution system for new development within the Specific Plan Area shall meet fire flow and pressure requirements of the City Master Plan and Gilroy Fire Department and Engineering Division standards. Policy 8-4: Bacliflow preventers shall be installed at all connections to the City's domestic water system including residential connections. 8.1.3 RECYCLED WATER Recycled water refers to wastewater that has been treated to produce water that is suitable for non-potable uses such as irrigation oflandscaping, playgrounds, golf courses, parks, and some types of crops. Recycling water has become increasingly popular with water agencies throughout California as a method for water conservation by providing additional water supply. Recycled water is used in numerous areas throughout the City of Gilroy and has been incorporated into the Specific Plan. The City of Gilroy receives recycled water through the South County Regional Wastewater Authority. Wastewater is collected from the sanitary sewer system and treated at a recycling plant. According to the information provided at the "South County Regional Wastewater Authority and Santa Clara Valley Water District Recycled Water Partnership Site Supervisor Training Workshop", April 28, 1999, there are three levels of treatment that wastewater must go through to become recycled water. The first process, primary treatment, removes organic and inorganic solids through screening and grit removal. Secondary treatment converts the remaining Biochemical Oxygen Demand (BOD), suspended solids and some dissolved solids to a form that will settle, which is then separated from the water in a secondary clarifier. Secondary treatment removes 80-95% of the fine organic and inorganic solids that remain after primary treatment. The final process, tertiary treatment, filters the treated water through fine sand or other granular material to remove any remaining fine suspended solids and then disinfects the water through chlorination. ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 8-5 Recycled water is distributed through a separate distribution system than potable domestic water. Recycled water utilities already exist within the Specific Plan Area. A 16" line runs in Hecker Pass Highway and an additional 12" line extends from Eagle Ridge Golf Course south ofUvas Creek, northerly along the Vanni/Goldsmith Property line, and then west in Hecker Pass Highway. A major concern within the Specific Plan Area is the irrigation of agricultural open space and common open space areas. To ensure that agriculture is a viable use within the Specific Plan Area, water must be readily available for the irrigation of crops and other agricultural uses. Agriculture is usually reserved for unincorporated areas of the county and is therefore not required to use potable City water. Therefore, recycled water, has been provided as an additional potential resource for ensuring water availability for successful farming within the Specific Plan Area. Where practical, the City encourages the use of recycled water for agricultural uses. Recycled water should also be used to water the non-agricultural open space areas including public and private open spaces, landscaping in residential and commercial developments, public recreational open space areas, parks, playgrounds, playfields, school yards, roadway landscaping, decorative fountains or whenever practical. Although recycled water may be used to irrigate crops where practical, the following demand calculations assume that agricultural uses will continue to use well water for irrigation. Recreational open space is anticipated to use 1000 gpd/acre. Since the riparian corridor will remain in its natural state and only the 15 acres of linear park and the 3-acre neighborhood park will be irrigated, it is anticipate that recreational open spaces in the Specific Plan Area will demand approximately 18,000 gpd of recycled water. Since the amount of landscaping in Agri-tourist, Agricultural Commercial and Community Facility developments cannot be determined until development of individual projects, it is assumed that the demand for recycled water will increase but the demand for potable water will decrease. Goal 8-2: Provide recycled water as an alternative to potable water for landscape irrigation and, where practical, crop irrigation throughout the Specific Plan Area. Policy 8-5: Where practical, recycled water should be used to irrigate landscaping within the Specific Plan open space areas. The Hecker Pass Specific Plan has developed a preliminary schematic plan that specifically addresses the issue of recycled water as it directly relates to the development of the Specific Plan Area. The Conceptual Recycled Water Plan is shown in Figure 8-2: 8-6 Public Utilities ~ Dmft Hecker Pa" Specific Plaa Jonu",y 200S ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Figure 8-2: Conceptual Kec'ycled Water -.+------ I I . I ~., )it!"" , /< J 0<-16", .. .,. . .'. i. E:X-16'if{~CI(ERPASScHIGWHAY ..... A........j ...i ...~.........'.i-.-..... ... :.. ~.... ....... .....'..III!h...r.. t... ,AT' I ! 0 - .,. if '. EX-12" '. ." .' .......... , i..sf' ,:S :;-,~+:1". Ii I I. '. ! '. I jg i...:.L LJ?~' L;.~:E:::;~~~' '~'.l~ ! [ t; ii: ~!-'j~;~'l! ".I..:~~+J" .1..~.-:~CRmJlJ;.:;> } "#..7- i-L11 - -- , ',,- -... ,,( -,--;:;:- _____ Pi:<'ji:y)S'E[; PECL.Ai;/ED Note: The Hecker Pass Recycled Water Plan is conceptual only. Actual alignments, locations and designs may vary, subject to City of Gilroy review. Recycled water services within the site will be provided by the construction of on-site distribution lines connected to the existing mains in Hecker Pass Highway and the main that extends through the middle of the Specific Plan Area. The internal lines will be sized to comply with the project demands for supplying recycled water to landscaping, parks, and agricultural and open space areas. Policy 8-6: The design of the recycled water system within the Specific Plan Area shall conform to the current South County Regional Water Reuse Authority (SCR WRA) Plan. 8.2 STORM DRAINAGE According to the City of Gilroy Storm Drain Master Plan, May 1993, the City of Gilroy lies within two major watersheds, Uvas Creek and Llagas Creek, which run 26 miles and 22 miles long respectively. Both watersheds have their headwaters in the Santa Cruz Mountains and flow southeasterly across the Santa Clara Valley into the Pajaro River and eventually into Monterey Bay. Gilroy is located at the downstream end of these watersheds. Two reservoirs, the Uvas Reservoir and Chesbro Reservoir, regulate these watersheds. The Uvas Reservoir has a capacity of 10,000 acre-feet and the Chesbro Reservoir has a capacity of8,000 acre-feet. Both dams were constructed for water supply rather than flood control; however, Uvas Reservoir does provide minor flood control. ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 8-7 The City of Gilroy storm drain system consists of a network of pipes and open space channels that ultimately drain into Llagas Creek, West Branch Llagas Creek, Lions Creek, North or South Morey Creeks, Ronan Channel, Miller Slough south of Highway 101, or Uvas Creek. Pipes are mostly reinforced concrete (RCP) but some are corrugated metal (CMP) and are usually relatively short due to their close proximity to channels or creeks. Intervening ditches and open channels occur throughout the City, especially in the northwest quadrant where the Soil Conservation Service (SCS) and the Santa Clara Valley Water District (SCVWD) constructed numerous channels as part of the PL566 Channel and Levee Improvements to the West Branch of Llagas Creek and its tributaries. Retention and detention basins are located in Eagle Ridge, and Country Estates, and are required for some new developments. The Specific Plan Area is located within the Uvas Creek watershed and contains Uvas Creek along its southerly boundary. Large amounts of storm water flow from areas north of the Specific Plan Area into the hillsides north of Hecker Pass Highway, across Hecker Pass Highway, across the flat lands of the Specific Plan Area and into Uvas Creek. Off-site drainage areas tributary to the Specific Plan Area were established using the USGS seven-and-one-half minute topographic maps. The drainage patterns are shown in Figure 8-3. figure 8-3: F reliminar,y H,ydrolog,y ;:> . . "3-~-1,,.:~,~/,..1 L 1 BE ,,,ve~~f~"']i,;",!! 48 AC - .. I . ".,' " Q0022 cflI I. -~, 1 . ,11/\"0! I ; ~~~ " fl,/,\, ...-1... .t , ~ W"'~ . * "*" .~~. /'<':,' , .... "- - ...0.-- ... ~ t;!;. :eit" .I, tj' " I ' . \::;;:_., '-k,<~,!_:;_ ;_;,-___0; '<",,,'.\.,, I ',. :<,:--_i' '-~~:- LEGEND - - - SUB-BASIN BOUNDARY AREA BOUNDARY EXISTING REGIONAL STORM DRAIN CHANNEL * APPROXIMATE LOCATION OF EXlSllNG OUlFAU. 8-8 Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Generally all off-site flows come from the various hillside areas to the north of the Specific Plan Area. The drainage area is divided into 3 sub-basins. At several points, flows from these basins cross under Hecker Pass Highway via existing culverts and through the Specific Plan Area ultimately discharging into Uvas Creek. Currently, the majority of the flows that cross Hecker Pass Highway do not have defined courses once they cross onto the southern portion of the site with the exception of drainage from the northwest hillsides. Drainage from the northwest hillsides is conveyed to Uvas Creek through an existing channel adjacent to Two Oaks Lane after it crosses Hecker Pass Highway. The Hecker Pass Specific Plan Area has developed a preliminary schematic storm drainage plan that specifically addresses the issue of storm drainage as it directly relates to the regional hydrology_ This plan, as shown in Figure 8-4, is based on the findings ofthe Hecker Pass Specific Plan Preliminary Hydrology and Hydraulics Report and Calculations prepared by RJA for the Specific Plan Area and the letter prepared by Schaaf and Wheeler regarding Hydrology and Drainage for Hecker Pass Specific Plan, Program EIR. Figure 8-+: Conceptual Storm Drainage Note: The Hecker Pass Storm Drainage Plan is conceptual only. Actual alignments, locations and designs may vary, subject to City of Gilroy review. _ _ _ SUB-BASIN BOUNDARY AREA BOUNDARY EXlSllNG REGIONAL STORM ORAlN CHANNEl. PROPOSED REGIONAL STORM ORAlN APPROXlMA"IE tOCA nON Of PROPOSED REGIONAL DETENllON\PRElREA ll.lENT F AClUTY Al'PROXlMA"IE tOCA llON Of PROPOSED REGIONAL DETEN11ON\PRE1REAll.lENT FAClUTY WITH PROPOSED OUtfAll to WAS CREEK ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ ~* * Al'PROXlMA"IE LOCA llON Of EXlSllNG OUtfAll to BE USED BY Sl'ECIfIC PLAN AAEA 8-9 The storm water collection system for the Specific Plan Area will primarily consist of natural drainage ways and vegetated drainage swales (bio-filters) within the right-of-way of proposed streets. Natural drainage ways, including the channel adjacent to Two Oaks Lane and in the hillsides north of Hecker Pass Highway, will continue to be utilized and will be preserved and enhanced to the greatest extent possible. New on-site swales will be utilized throughout the Specific Plan Area to collect and convey local storm water. Once the capacity of these swales is reached, additional storm water will flow into inlets that connect to underground piping systems in the streets. Primary storm drain pipes will be located in portions of Third Street as shown in Figure 8-4. The new storm drains and swales will convey the Specific Plan Area's storm water as well as tributary drainages to up to three detention/pretreatment basins unless the City for Gilroy determines more basins are needed. Basins shall be sufficient to meet the criteria set forth by the City of Gilroy and the Santa Clara Valley Water District's Hydrology Unit. Due to hydraulic grade constraints, South Valley Community Church will be required to provide on-site detention for the church and school site, which will ultimately connect to the existing storm drain outfall constructed by the adjacent Village Green project. According to Schaaf and Wheeler's letter, detention facilities must provide storage for 2.4 acre-feet, the difference between the existing and post-development 24-hour run-off volume. An additional 25% ofthe total basin volume should be added to each basin for freeboard. These basins will prevent an increase in the 10-year and 100-year peak discharges from the Specific Plan Area. Detention facilities should be designed to incorporate best management practices (BMP's) for storm water pollution (see Section 8.2.1 and sections 7.4.4 for additional information on BMP's and vegetated swales). Policy 8-7: Stormwater detention shall be designed to mitigate an increase in the 10-year and 1 OO-year peak discharge for the project area, as determined by permitting agencies. Once the storm water has been pretreated within the swales and detention basins, the drainage will then be release through outfall and/or weir structures into the Uvas Creek channel. Outlet pipes and/or weirs should be designed to allow the 2.4-acre storage volume to be drained within 24-hours, prior to the next storm event. The outlets and weirs shall be designed so that storm water released into Uvas Creek does not exceed the existing 10-year peak discharge. Existing outfalls will be improved and utilized to the greatest extent possible to reduce the need for new outfalls and reduce impacts to Uvas Creek. All improvements to existing outfall structures and the construction of new outfall structures will be subject to the review and approval ofthe City of Gilroy, Santa Clara Valley Water District, the California Department of Fish and Game and possibly the United States Army Corp of Engineers. Policy 8-8: Preserve water quality by implementing the latest Best Management Practices (BMPs) for storm drainage into the design and construction of the Specific Plan Area and detention facilities. 8-10 Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I IhI I I I I I I I I I I I I I I I I I I I Policy 8-9: Use the existing channels where possible on site as a primary means for conveyance of pre-treated storm water based on biological studies for individual projects. Policy 8-10: Limit the destruction of existing habitats caused by flow changes, channel erosion, and channel improvements. Policy 8-11: 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. 8.2.1 BEST MANAGEMENT PRACTICES Storm water pollution, also known as non-point source pollution, results from rainwater washing pollutants from roadways, sediment from erosion, herbicides and pesticides from landscaped areas, and other pollutants into storm drain systems. These pollutants are a major concern because they often discharge untreated storm water into creeks and eventually the ocean, posing serious health risks to the environment, animals, and humans. The Federal Clean Water Act requires all local municipalities to implement measures to control pollution from rainwater nmoff Sensitive site planning and the implementation of design elements can greatly reduce the level of non-point source pollution by reducing the volume of runoff, increasing infiltration and treating runoff on-site. The following guidelines are intended to identify measures that will help maintain the quantity and quality of storm water runoff from the Hecker Pass Area at pre-development levels. Goal 8-3: Maintain pre-development levels of storm water runoff and provide pretreatment methods to reduce the amount of pollutants entering the storm drain system. The Hecker Pass Specific Plan minimizes the volume of runoff and maximizes infiltration by designating approximately 72 % ofthe entire Specific Plan Area as undeveloped open space. By maintaining large areas of permeable surfaces, much of the rainwater is absorbed into the soil where many toxins and pollutants are broken-down and extracted from the water before it reenters the water table. To further reduce the amount of runoff and increase infiltration, developed areas should minimize the amount ofhardscape or impervious surfaces and use alternative materials such as raised wooden decks, gravel or rock pavement, special perforated paving systems, or unmortared brick, stone or tile in areas that normally utilize impervious pavement materials (See Sections 7.2.3, 7.3.4 and 7.4.9). Goal 8-4: Minimize the amount of impervious surfaces within the Specific Plan Area. ~ Public Utilities -/ Draft Hecker Pass Specific Plan January 2005 8-11 Policy 8-12: Whenever feasible, developments should use impervious materials to decrease the amount of storm water runoff and increase infiltration for groundwater recharge. Large impervious surfaces such as parking lots, driveways, and streets, should be buffered from the storm drain system by landscaping, grassy swales, or other permeable surfaces to provide absorption and pretreatment of storm water before entering the storm drain system. Impervious surface areas should not be directly connected to the storm drain system as this is the greatest contributor to storm water pollution. Policy 8-13: All rural roads and driveways shall utilize vegetated swales for infiltration and biologic uptake of pollutants whenever possible. Concrete gutters for roads and driveways are only permitted within residential clusters or on rural roads when vegetated swales are not feasible. Policy 8-14: Break up expansive paved parking areas and patios with landscaped areas. Policy 8-15: Incorporate vegetated swales around parking areas to provide pretreatment of storm water runoff before entering the storm drain system. Policy 8-16: Rooftops should be designed to drain as much rainwater as possible into areas with permeable surfaces. This may be achieved by providing downspouts that direct water to appropriate areas. Policy 8-17: Prior to issuance of grading or building permits, individual project applicants shall obtain a National Pollution Discharge Elimination System Program General Construction Permit, as required by the Federal Clean Water Act. Developers shall comply with all provisions of this permit including the use of best management practices and preparation of and compliance with a Storm Water Pollution Prevention Plan required as part of the permit process. Verification of the permit shall be made by the City of Gilroy Engineering Division. Small shallow detention ponds and shallow recreation field detention basins may be incorporated into common open space areas to provide pretreatment and absorption. Pretreatment ponds provide aesthetic features when full and may serve as small playfields during the dry months. Grading in hillsides should be minimized to the greatest extent possible and the creation of steeper slopes should be avoided. These activities increase the velocity of runoff so that 8-12 Public Utilities 00 Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I absorption into the soil cannot be achieved. Steeper slopes also cause increased erosion of top soils, resulting in siltation, which clog storm drain inlets and cause flooding. 8.3 SANITARY SEWER According to the City of Gilroy Sewer Master Plan, May 1993, the existing City of Gilroy sanitary sewer system consists of 6" clay pipes in alleys and easements downtown, newer 8" pipes in street and cul-de-sacs throughout the rest of the City, and a network of 10" or greater trunk lines flowing in a west to east direction. The trunk lines discharge into an interceptor sewer line on the west side of Highway 101 and then flows travel to the Gilroy/Morgan Hill Treatment Plant. A second 33" interceptor line carries wastewater from northern portions of Gilroy and southern portions of Morgan Hill to the treatment plant. Both cities share the use of this line through a contractual agreement. The City of Gilroy provides wastewater collection and South County Regional Wastewater Authority provides treatment to the City of Gilroy. The Hecker Pass project area is completely within the service area of the City of Gilroy and treatment capacity has been included in the long-term treatment plant planning to serve the project. The City of Gilroy Sewer Master Plan divides the existing City into 87 subareas, ranging from 21 to 542 acres, and future service areas into 8 subareas, ranging from 215 to 726 acres. Subareas refer to "hydraulically isolated areas that are used to define the amount of wastewater loading into a single point on the trunk sewer". The Specific Plan Area lies within subareas 500- 201,500-219,500-237, and 340-047. The majority ofthe Specific Plan Area is within subarea 500-201. Lands west of Two Oaks Lane and south of Hecker Pass Highway lie within subarea 500-219. A small portion ofthe Hoey lands north of Hecker Pass Highway and the Municipal Golf Course, lie within subarea 500-237. Finally, some of the existing homes north of Hecker Pass Highway, near the intersection of Hecker Pass Highway and Santa Teresa Boulevard are in subarea 340-047. The Specific Plan Area already contains significant sanitary sewer infrastructure. A large sewer trunk main that was installed as part ofthe Country Estates project in 1989 passes through the Specific Plan Area. The trunk main extends from the Country Estates project, down Burchell Road across Hecker Pass Highway, follows the north bank ofUvas Creek, crosses Santa Teresa Boulevard and continues in existing Third Street. The main ranges from 18" in Burchell, 24" through the Specific Plan Area and 12" in existing Third Street. The main was sized to accommodate future development in and adjacent to the Hecker Pass Specific Plan Area. The trunk line was sized for over 1200 connections and oversized by approximately 50% to provide additional capacity if required. Based on the existing and anticipated number of sewer connections in and around the Specific Plan Area, there is adequate capacity in the existing trunk line to serve the Specific Plan Area. ~ Public Utilities , Draft Hecker Pass Specific Plan January 2005 8-13 Table 8-2 demonstrates the estimated demand generated by the proposed uses within the Specific Plan Area: Table 8-2: Projected Average Sanitary Sewer Demand Land Use Residential Communit Facilities A . -tourist Commercial A . cultural Commercial Total Unit Average flow ( d) 129,850 2,268 5,100 7,500 144,718 Use Rate ( d) 70 3.6 300 300 The Hecker Pass Specific Plan has developed a schematic sanitary sewer facilities plan for future development in the Specific Plan Area as shown in Figure 8-5. figure 8-5: Conceptual Sanitar'y Sewer '.:.,,, LEGEND --- SANi rM.? ?---~;E r1ir;,~' _.___ '::~P;:.:P')SED s/l!'....fr!;,pvsEH.F,~~' ~.2 _ii' _ IjEG./!€.R P~S5 H!GWHA'(, -' - - !' ,;;,,"< ;' ~ <" "I I I I -, it : : ~ ~ 10" . ' ! "* , ' '" _ ,,- ., I I i I' '" "', I a - - ' , ~ \<J'I I ...- I' t.lJ is' 1 1 - - < '"' , I, ,- -.1 i~' - IIIit - , i _ , '~ r-- \. EX-24-" sS I, "UVAS CREEK' \. I I 2+: ~ IS" SIPHON -- .". .". .". - T w " \ I' I ;.. EX-24"~S , __ . ~ -}I- ...... .,. _ , < EX-12 5S ... ... " : .., "" '~l. I J l\ Note: The Hecker Pass Sanitary Sewer Plan is conceptual only. Actual alignments, locations and designs may vary, subject to City of Gilroy review.] The Sanitary Sewer plan shall conform to the City of Gilroy Sanitary Sewer Master Plan and establishes policies to facilitate the design and construction of a quality system that will meet the demands ofthe Specific Plan Area. All new sewer facilities from within the Specific Plan Area flow south and connect to the existing 18"-24" trunk line that currently parallels Uvas Creek. The largest of these mains is the sewer main that will extend up the western portion of Third Street and across Hecker Pass Highway to provide service to development north of Hecker Pass 8-14 Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Highway and portions of Country Estates. Existing downstream sanitary sewers that may require future upgrades or replacements are identified in the City of Gilroy Sanitary Sewer Master Plan. Future development will be required to conform to the City of Gilroy Sanitary Sewer Master Plan. Policy 8-18: Design and construction of the sanitary sewer system shall conform to the City of Gilroy Sanitary Sewer Master Plan and City standards. 8.4 SOLID WASTE According to the City of Gilroy's Environmental Program Coordinator, the average person in Gilroy generates 2 pounds of solid waste per day. Based on a 3.5 household size and 530 units, the Specific Plan would generate 3,710 pounds of waste per day or approximately 677 tons of solid waste per year. Based on current experience in the City, about half of this waste, 338.5 tons, will be sent to the landfill while the other half is diverted to recycling. The current solid waste disposal service provider for the City of Gilroy is South Valley Disposal and Recycling (SVDR). The contract with SVDR is valid until 2013. SVDR disposes of solid waste at the Pacheco Pass landfill located at 3675 Pacheco Pass Road, east of the Gilroy City limits. This landfill is operated by Norcal Waste Systems, Inc., the parent company of SVDR. The Pacheco Pass Landfill is expected to reach capacity in 2007. No negotiations have been started to determine new locations for disposal ofthe City's solid waste. South Valley Disposal and Recycling (SVDR) currently offers curbside residential and commercial recycling in the City of Gilroy. Recyclable items collected at curbside are sent to the San Martin Transfer Station, which is also operated by SVDR. From San Martin, recyclable items are transported to the Recyclery, a material recovery facility (MRF) operated by BFI Waste Systems in San Jose. Recyclables are decontaminated and transferred to market. Recycling diverts half of all the solid waste generated by the City of Gilroy away from the Pacheco Pass Landfill to other uses. 8.5 GAS, ELECTRIC AND CABLE TELEVISION Joint trench utilities within the public right of way will include new underground telephone, gas, electric, and cable television utilities to all new development in the Hecker Pass Area. Verizon currently provides telephone service, PG&E provides gas and electricity, and Charter Cable provides cable television service to the City of Gilroy. All future infrastructure needed to support these service shall be placed underground wherever feasible. The exact location and configuration of the infrastructure necessary for proposed development will be determined at the time of development. Applicants will be required to obtain "will serve" letters from all of the applicable utility companies and submit them to the City of Gilroy Engineering Department prior to the approval of improvement plans and final maps. Policy 8-19: All future infrastructure and transmission lines for gas, electricity and cable television shall be placed underground to the greatest extent possible. ~ Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 8-15 [This Page Intentionally left Blank] 8-16 Public Utilities ~ Draft Hecker Pass Specific Plan January 2005 ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 9 IMPLEMENTATION & FINANCING 9.1 INTRODUCTION The implementation section of this chapter addresses the procedures for administering the Specific Plan and associated procedures for California Environmental Quality Act (CEQA) compliance. This chapter also addresses the phasing of improvements for the entire Specific Plan Area as well as methods for financing the improvements. The Hecker Pass Specific Plan will be implemented through the development approval proC(~SS and construction of individual projects within the Specific Plan Area. Although several financing mechanisms are available to developers of properties in the Specific Plan Area, it is anticipated that improvements will be constructed primarily with developer direct financing and partially with development impact fee reimbursements. More detailed information on specitic plan financing is included in Section 9.4 of this chapter. 9.2 SUMMARY OF THE IMPLEMENTATION PROCESSES The following implementation outline summarizes the key steps that have occurred and those that should generally be followed by the City and developers to ensure the. effective and orderly implementation of the Hecker Pass Specific Plan. · Certify the General Plan Update EIR and adopt the 2002-2020 General Plan. · Award Residential Development Allocations under the 2001 RDO competition. . Certify the Hecker Pass Specific Plan EIR and adopt the Hecker Pass Specific Plan . Approve the General Plan Amendments related to the Specific Plan. . Amend the Zoning Ordinance to designate the Hecker Pass Area as "Hecker Pass Special Use District\Planned Unit Development (HPSUD\PUD)" consistent with the Hecker Pass Specific Plan. . Property owners/developers should execute private development agreements for RDO administration, right-of way dedications, easements, and infrastructure financing. . Execute the Hecker Pass Planned Residential Community RDO Performance Agreement. . Review and approve Tentative Subdivision Maps for individual developments (if required). ~ ~~~ Implementation & Financing Draft Hecker Pass Specific Plan January 2005 9-1 . Review and approve Planned Unit Development Architecture and Site Approval requests for individual developments. . Review and approve improvement plans, grading plans and final subdivision maps for individual developments. 9.3 ELEMENTS OF THE IMPLEMENTATION PROCESS . General Plan EIR Certification and General Plan Approval- The 2002-2020 Gilroy General Plan was adopted by City Council on June 13,2002 together with the Certification of the General Plan EIR. The 2002-2020 Gilroy General Plan establishes the goals, policies and land use designations necessary to formulate the Hecker Pass Specific Plan. With the creation of the "Hecker Pass Special Use District" land use designation, the City mandated the preparation of a specific plan for the Hecker Pass Area. The General Plan goals and policies related to Hecker Pass establish the framework for the Specific Plan. 2001 Residential Development Ordinance (RDO) Competition - To ensure the comprehensive planning ofthe Hecker Pass Area and the systematic phasing of infrastructure, the City Council Awarded 427 RDO's over a 6-year period from 2007-2012. . . Private Development Agreements - Participating property owners within the Specific Plan Area will enter into a private development agreement to establish the administration and _distribution of RDO allocations as well as the terms and conditions for their use in the Specific Plan and to insure predictable and equitable allocation of costs of basic and shared infrastructure, reimbursements of improvement costs benefiting other properties, and provisions for reciprocal and mutually benefiting right-of-way dedications and grants of easements for public and private infrastructure. . Specific Plan EIR Certification - The Hecker Pass Specific Plan EIR was certified on January 18,2005 by the City Council. The project EIR analyzed potential environmental impacts and established mitigation measures for the Specific Plan. Specific Plan Adoption - After review and consideration of the Hecker Pass Specific Plan, its goals, policies and standards, and its conformance with the goals and policies of the General Plan, the City Council adopted the Hecker Pass Specific Plan on January 18,2005. RDO Performance Agreement - After allocation of RDO' s and approval of the Specific Plan, the City of Gilroy and the Hecker Pass property owners group will execute an RDO Performance Agreement for the Hecker Pass Planned Rural Community. The agreement will specify the number of allocations and the years in which they are to be used. Rezoning - In order to implement the goals and policies of the Hecker Pass Specific Plan, the City approved a rezoning request for the entire Specific Plan Area on February 7,2005. The rezoning changed the Specific Plan Area to "Hecker Pass Special Use District/Planned Unit Development (HPSUD\PUD)". Subsequent PUD and Architecture and Site rezonings may be required for individual projects. Other developments may only require Architecture and Site approval. All development requests must be consistent with the Specific Plan. . . . 9-2 - ~/IL Implementation & Financing~' $ Draft Hecker PassSpecific Plan January 2005 oa I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I . Tentative Subdivision Map - Any development proposals requiring division of property will require the filing of a tentative map and review and approval of the City. Tentative maps must be consistent with the goals, policies and standards set forth in the Specific Plan. All subdivisions within the Hecker Pass Special Use District will be governed by the State Subdivision Map Act (Government Code Sections 66410-66499.58) as well as City standards and policies not included in the Specific Plan. . Architecture and Site Approval (ASA) - All Architecture and Site approvals shall be consistent with the goals and policies of the Specific Plan and shall implement the Community Design Guidelines set forth in the Specific Plan. Architectural and Site Approval shall be required for all development within the Hecker Pass Area and shall be subject to review and approval of the City staff, Planning Commission and City Council. Applications shall provide a site development plan, architectural design drawings, landscaping plans and any other information deemed necessary by the Planning Division. . Conditional Use Permit - Conditional uses under each ofthe land use categories within the Hecker Pass Specific Plan Area shall submit an application to the City of Gilroy for review by City staff and the Planning Commission. The Planning Commission shall review and discuss the application and approve the issuance of the Conditional Use Permit if the proposed use is located appropriately within the context of the Specific Plan, the community as a whole, adjacent uses, the surrounding circulation pattern, and nearby service facilities. Approval shall also be contingent upon the proposed use complying with all of the required conditions of that use. Conditional uses that adversely affect neighboring properties or that may cause nuisance to any person or property shall not be approved. . Improvement Plans - In order to construct improvements required for the implementation of the Specific Plan, developers must submit improvement plans for City review and approval. Improvement plans should include detailed engineered grading, street improvement and utilities plans that meet City requirements. Improvement plans should include infrastructure phasing plans when multiple phases are proposed or when "off-site" improvements are required. All improvement plans shall comply with the requirements of the Specific Plan and other City standards not included in the Specific Plan. . Final Subdivision Maps- All projects with approved tentative maps must submit final subdivision maps to the City Engineer for review and approval. Final maps must be consistent with the tentative map, must include all information required by the Gilroy City Code sections 21.42-21.92, and will be governed by the Subdivision Map Act (Government Code Sections 66410-66499.58). Once submitted, all City departments shall report in writing to the City Engineer whether the final map is in compliance or noncompliance with the laws of that department and shall provide a statement of changes necessary to comply with such laws. If required, after checking the map for completeness, correctness, and compliance with the tentative map, the City Engineer will present the map to the City Council for approval. Once approved, the developer shall submit the map to the County Surveyor or County Engineer for recording. The final map must be submitted and recorded (f),t; \' Implementation & Financing '" Q $ Draft Hecker Pass Specific Plan January 2005 06> 9-3 within 60 days after all required signatures have been obtained or the map must be returned to the City Engineer and retained by the City Engineer until the developer is ready to record the map immediately. Final maps must be recorded prior to the expiration of the tentative map or "the developer will be required to start the tentative map process again, the final map may be declared null and void and the developer may be required to prepare a new map." (Gilroy City Code, Sec. 21.51.1, 272). 9.4 FINANCING - INTRODUCTION The financing section of this chapter is designed to provide flexibility for developments within a well-defined framework of cost allocations and funding mechanisms. The financing section identifies the basic infrastructure required to sustain the proposed uses within the Specific Plan Area and the costs allocated to the individual properties (basic infrastructure costs). This approach will allow for financial planning of phased development and cost reimbursement between property owners for shared improvements. Although some infrastructure costs may be reimbursable by the City, the majority of costs will be borne by private developers. Participating property owners within the Specific Plan Area will enter into a private development agreement to ensure predictable and equitable allocation of costs of basic infrastructure and reimbursements of improvement costs benefiting other properties. This chapter establishes policies and procedures that will allow the phasing of development and flexibility of financing mechanisms for property developers. 9.5 FINANCING OVERVIEW The Specific Plan provides for the incremental improvement of infrastructure required to serve new development in the Specific Plan Area. The improvements will generally be phased to serve the minimum number of dwelling units required to fund the basic infrastructure for the Specific Plan Area. A number of financing mechanisms may be used to fund basic infrastructure required for the Specific Plan. The ultimate type of financing mechanisms will be determined by property developers based on final technical analyses of costs, financing requirements, duration of funding, reimbursement requirements, absorption rates and market strategies. This section describes the key features of the funding mechanisms available to Specific Plan Area developers. The mechanisms discussed in this section fall into four distinct categories: . Cost sharing of privately funded infrastructure; Citywide Sources- Impact Fees, Connection Fees; Assessment and Special Tax Secured Financing - Special Assessment Districts, Mello- Roos Community Facilities Districts, Landscape and Lighting Maintenance Districts (See Section 9.7); and Area-Specific Fees, Dedications and Exactions - Area of Benefit Fees, Development Impact Fees, Dedications and Exactions. . . . 9-4 ~ Implementation & Financing 0'o~ Draft Hecker PassSpecific Plan January 2005 fJrS> I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I As discussed earlier in this chapter, it is likely that most improvements will be directly financed by developers of the properties through a variety of mechanisms including: . Cost allocations or assessments for basic infrastructure benefiting all participating properties; . Proportionate cost sharing for mutually benefiting adjacent properties; and . Project direct costs associated with individual projects. In order to facilitate these financing mechanisms, participating property owners will enter into a private development agreement to ensure the equitable allocation and reimbursement of costs for basic infrastructure. Basic Infrastructure Costs - Basic infrastructure consists of those improvements that directly benefit all of the participating Specific Plan Area properties. Portions ofthe basic infrastructure will be constructed as each phase of the Specific Plan Area is developed. Costs for the improvements will be allocated to each development based on the types of proposed land uses and the intensity. In order to equitably distribute the improvement costs, the Specific Plan establishes a methodology for weighing different land uses and associated costs. Each type of land use was evaluated based upon demand and use factors for various types of infrastructure including trip generation rates, storm drainage, sanitary sewer demands, and water consumption and irrigation requirements. Based upon these weighted land use factors, each type of dwelling unit was allocated a "unit cost" proportionate to its "use/demand" factor. For commercial land uses, an equivalent unit per acre cost was established. Cost burdens on some of the proposed com.mercial uses suggest that these land uses may not be able to bear their fair share of the basic infrastructure costs. The relatively high cost burdens on commercial uses result largely from the significant allocation of roadway and utilities costs to these uses. Even though the use/demand factors for the higher intensity commercial uses and residential uses are roughly comparable, the majority of the allowable commercial uses have much lower use/demand factors. Because the Specific Plan requires a relatively high amount of infrastructure compared to the low overall density, the commercial uses would have to bear higher improvement costs than comparable urban commercial uses. Additionally, Agri-tourist, Agricultural Commercial and Community Facility uses in the Specific Plan Area must not exceed 25% building coverage (10% within the Agri- tourist overlay designation) resulting in a minimum of75% non-structural area (90% in the Agri- tourist overlay designation), thus increasing the relative cost of improvements. Compounding this situation is the relatively high risk and failure rate for tourism dependent businesses in uncertain markets. Since the Agriculture Commercial and Agri-Tourist Commercial uses are key components for implementing the goals of the General Plan, it is desirable to create special provisions to compensate for the cost burdens on the commercial uses. Similarly, the church and school site (quasi-public land use) would assume a disproportionately high share ofthe basic improvement costs relying on use/demand factors. Based on the use/demand factors for all permitted commercial uses in the Specific Plan Area, Equivalent Cost Units (ECU's) ranged generally from 5 to 7 units per acre depending on the type CfJ,-r; " Implementation & Financing '- 0 $ Draft Hecker Pass Specific Plan January 2005 ~rS> 9-5 of use. To compensate for the infrastructure cost burden on commercial and quasi-public uses, the ECU rate was set at 3 ECU per acre on commercial uses and 1.5 ECU per acre on quasi- public uses. The residual infrastructure costs for the commercial uses and quasi-public uses are shifted to the residential uses. Residential uses are considered able to absorb the additional infrastructure costs since residential use accounts for nearly 95% of the equivalent units in the Specific Plan Area. Simply put, residential uses within the Specific Plan Area are expected to subsidize the commercial uses in order to maximize their potential feasibility. The total basic infrastructure cost for the Specific Plan is approximately $10-12 million. These costs are in addition to those typically borne by projects of the size and magnitude ofthe Hecker Pass Specific Plan. The Hecker Pass Specific Plan offers substantial amenities and improvements of value to the City of Gilroy including: . Abundant open space areas that include a combination of natural open space, agricultural areas, Uvas Creek Park Preserve, private open space, , and private open space with public access; An extensive trail system for walking and bicycling; Comprehensive architectural and site design guidelines; Specially designed street sections that are not only sensitive to the rural character ofthe area, but provide separated pathways that are pedestrian and bicycle friendly; A mixture of housing types that encourage a diverse community; A newly created Agri-Tourist Commercial land use designation that will add to the rural feel of the area and attract tourists; A recycled water distribution system; and A safer access point to the Municipal Gilroy Golf Course. . . . . . . . Shared Improvement Costs - Shared improvements are those that directly benefit adjacent properties. An example of shared improvements would be a roadway together with its associated trails and utilities that runs between two properties. Each benefiting property would pay its proportionate share of costs based upon property frontage or some other equitable factor. Should one property develop before other benefiting properties, the provider of shared infrastructure will be entitled to reimbursement of costs. Proiect Direct Costs - Project direct costs are those required for development of individual projects, financed directly by the project developer and not subject to reimbursement by other properties. 9.6 SPECIFIC PLAN PHASING Phasing of the Hecker Pass Specific Plan must be carefully coordinated to not only ensure a comprehensive and efficient build-out, but to also allow for the financially feasible sequencing of infrastructure improvements. Compared to other areas in Gilroy, the Hecker Pass Area will require more infrastructure per residential unit or commercial acre due to the relatively low 9-6 (f)'1L Implementation & Financing 0' $ Draft Hecker PassSpecific Plan January 2005 Q6:> I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I density and intensity of uses. Additionally, because the various uses in the Specific Plan Area .are separated by large open spaces and spread out over such a large area, longer stretches of infrastructure are required to reach each use. In order to provide adequate traffic circulation and public utilities for future uses, improvement phasing will require the bulk of the infrastructure to be constructed with the initial phases of development (see Figure 9-1 and Figure 9-2 - Conceptual Development Phasing Plan). Figure 9-1: J:)asic Infrastructure Fhasing < ! East Interst:(.."t!oo EX. IIa'..KER PA.'i.."t HIGHWAY 'STATE ROUTE 1521 I ~ ~ ~ ~ ~ 1i West IOlcrsecrlon .1 ~z ~c ~~ 2~ ~. 1>Y(% /1' ~~ I ~ L ,_____~?'.-_m EX. llilRD STREET LF.GEND Hecker Pass Specific Plan Area Boundary Existing Improvements - Phase I Phase Ii Phase III Phase IV Phase V phase VI o Roundabout .. Signallzec1lnlerseclion Note: The Hecker Pass Basic Infrastructure Phasing Plan is conceptual only. Actual alignments, intersection locations and designs may vary, subject to City of Gilroy and Caltrans review. The purpose of the Conceptual Phasing Plan is to identify the major development components and the likely sequencing of improvements. The sequencing of improvements will be largely based on the improvement schedule ofRDO allocations. Other factors influencing project phasing are market conditions, timing requirements for individual projects, financial considerations, and regulatory agency constraints. Because of the many factors affecting project phasing, the Conceptual Phasing Plan should be implemented within the context of the Specific Plan Private Development Agreement and through the filing of tentative maps for individual projects. ~ ~~l $}) Implementation & Financing Draft Hecker Pass Specific Plan January 2005 9-7 9-8 ~'fL Implementation & Financing~' $ Draft Hecker PassSpecific Plan January 2005 Q6> I I I I I I I I I I I I I I I I I I I [This Page Intentionally left blank] ~AH7no"- ~S3!lH.L ~.l!!YS \ ~'\ ,. \' \ \ _\ J . I . '"'1 I I / -~ - --"------------ --- - --- ,-~ , (" D z uJ \J uJ -1 ~ ~ o CO 5 0.. U (i: ...... 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Cl CI) ~ ~ ------------------- I I I I I I I I I I I I I I I I I I I 9.7 ON-GOING MAINTENANCE As the Hecker Pass Specific Plan Area is developed, a master homeowners association for the area, landscape lighting and maintenance district, community service district, or other such entity will assume maintenance. If a maintenance district is established and is later voted out by it's membership, it is the responsibility of the property owners to establish a new maintenance entity, such as an HOA, to continue maintenance in the Specific Plan Area. The maintenance entity shall be formed with the completion of the first development project. Subsequent development projects will be added to the association in concurrence with occupation of residential units. fn addition to the master association, each development will have an individual homeowners association that is responsible for the project open space for that individual project. The master maintenance entity may be responsible for coordinating the individual homeowners associations, leasing agricultural properties to agricultural operators, maintaining any unleased agricultural lands and any common open spaces that serve the entire Specific Plan Area, and mediating any conflicts between residents, commercial uses, and agricultural operations. The maintenance entity will adopt a set of Covenant, Conditions and Restrictions that are in conformance with the Specific Plan and include an Integrated Agricultural Management Plan (See Section 5.2.1.3). The maintenance entity will be responsible for maintaining landscape strips, medians, and roundabouts in public roadways. The adjacent property owner will maintain all other landscaping, except for landscaping in publicly owned lands. All private open space areas, agricultural areas, private trails, as well as landscaping, fencing, structure or other design features associated with these areas will be maintained by the adjacent property owner, the property lessee or the maintenance entity. Street signs, street lights and street furniture within public right-of-ways and publicly owned lands designed specifically for the Specific Plan Area will be designed at the time of development with the consultation of City staff to determine what may reasonably be maintained by the City versus the maintenance entity. ~ ~~~ Implementation & Financing Draft Hecker Pass Specific Plan January 2005 9-11 [This Page Intentionally left blank] 9-12 ~'IL Implementation & Financing 0' $ Draft Hecker PassSpecific Plan January 2005 06:> I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Works Consulted Baird + Driskell Community Planning, City of Gilroy General Plan. Adopted 13 June 2002. Bellinger Foster Steinmetz, City of Gilroy Draft Parks and Recreation System Master Plan. Monterey, Bellinger Foster Steinmetz, 2 Apr 1999. Camp Dresser & McKeee Inc. City of Gilroy Sewer Master Plan. Camp Dresser & McKeee Inc. May 1993. Camp Dresser & McKeee Inc. City of Gilroy Storm Drain Master Plan. Camp Dresser & McKeee Inc. May 1993. Camp Dresser & McKeee Inc. City of Gilroy Water Master Plan. Camp Dresser & McKeee Inc. May 1993. City of Gilroy. Agricultural Mitigation Policy. Adopted 3 May 2004 City of Gilroy, City of Gilroy Zoning Ordinance, Gilroy: City of Gilroy 2003 Crawford Multari & Starr. City of Gilroy Hecker Pass Corridor Area Land Use Plan. San Luis Obispo: Crawford Multari & Starr, Nov 1993 Earth Systems Pacific. Phase I Environmental Site Assessment and Limited Phase II Soil Testing for South Valley Community Church, 1690 and 1750 Hecker Pass Highway, Gilroy, California. Hollister: Earth Systems Pacific, Aug. 2004 EMC Planning Group. Hecker Pass a Family Adventure Final Certified Environmental Impact Report. Monterey: EMC, July 1990 EMC Planning Group, Inc. Hecker Pass Specific Plan Biological Resource Assessment. Feb 2001 EMC Planning Group. Hecker Pass Specific Plan/South Valley Community Church Draft Environmental Impact Report, 2 vols. Monterey: EMC Planning Group, 24 May 2004 EMC Planning Group. Hecker Pass Specific Plan/South Valley Community Church Final Environmental Impact Report, 2 vols. Monterey: EMC Planning Group, Aug. 2004 ENGEO Incorporated, Preliminary Geoetechnical Evaluation. San Ramon: 8 Feb 2001. ENGEO Incorporated, Preliminary Geotechnical Exploration for the Hecker Pass Specific Plan Area, San Ramon: 17 Sept 2001 ENGEO Incorporated. Letter. Liquefaction Susceptibility - ABAG Maps.. 5 Sept, 2002. ENGEO Incorporated, Preliminary Geotechnical Exploration for the Bonfante Gardens Nursery Site, Hecker Pass Specific Plan Area, San Ramon: 15 Oct 2002 ENGEO Incorporated. Letter. Response to Peer Review Comments. 4 Feb 2003 ENGEO Incorporated, Creek Bank and Erosion Assessment for the Hecker Pass SpecifIC Plan, San Ramon: 8 Apr 2003 Engineering & Hydrosystems, Inc. Draft Meander Analysis: No-build Setback Determination for Uvas Creek, Gilroy Littleton: 2003. Gilroy Unified School District Facilities Planning & Construction. Facility Master Plan 2002-2027. Gilroy: GUSD 15 Dec. 2004. Higgins Associates. Hecker Pass Specific Plan Traffic Impact Study Report. Gilroy: Higgins Associates, 19 Jan. 2004. Kelley & Associates Environmental Sciences Inc. Land Evaluation and Site Assessmen~ for Lands of the Hecker Pass Specific Plan Area. Davis: Kelley & Associates, Feb. 2004. Klienfelder. Letter. Geotechnical and Geologic Peer Review for Bonfante Garden Nursery Hecker Pass Specific Pan Area in Gilroy. California. 6 Dec 2002 Kleinfelder. Letter. Comments on ENGEO's Response to Peer Review Comments for Bonfante Gardens Nursery Hecker Pass Specific Plan Area in Gilroy. California. 26 Feb 2003. Live Impact Viticulture and Enology Program, "Integrated Production (Sustainable Agriculture)", Online. Liveinc.org. Internet 24 Jan 2003. Local Government Commission (LGC). "The Ahwahnee Principles". Online. LCG. Internet. 2004 Myer, Chuck. Hecker Pass: A Historical Adventure. Gilroy 1993? Ruggeri-Jensen-Azar & Associates. Hecker Pass: A Planned Rural Community. Residential Development Application. Gilroy: Ruggeri-Jensen-Azar & Associates, J an 2002. Ruggeri-Jensen-Azar & Associates. Hecker Pass Specific Plan Preliminary Hydrology & Hydraulics Report and Calculations. Gilroy: Ruggeri-Jensen-Azar & Associates, 18 Apr 2003. Schaff and Wheeler. Letter. Hydrology and Drainage for Hecker Pass Specific Plan, Program EIR. Schaff and Wheeler, 27 May 2003. State of California Busin~ss Transportation and Housing Agency Department of Transportation. Guidelines for the Official Designation of Scenic Highways. Sacramento: Caltrans, Mar 1996. University of California Statewide Integrated Pest Management (UCIPM), "DC Pest Management Guidelines - Grape Integrated Weed Management." Online. DC Davis. Internet. 24 J an 2003. I I I I I I I I I I I I IiI I I I I I