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Resolution 2005-82
RESOLUTION NO. 2005-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING GPA 00 -01 ADOPTING THE GLEN LOMA RANCH SPECIFIC PLAN FOR APPROXIMATELY 360 ACRES EAST OF SANTA TERESA BOULEVARD BETWEEN GREENFIELD DRIVE AND UVAS CREEK, AND ALLOCATING AN ADDITIONAL 250 RESIDENTIAL DEVELOPMENT UNITS. WHEREAS, the Glen Loma Group c/o Tim Filice submitted GPA 00 -01 to adopt the Glen Loma Ranch Specific Plan, and allocating an additional 250 residential development units; and WHEREAS, application GPA 00 -01 applies to approximately three- hundred -sixty (360) acres located east of Santa Teresa Boulevard between Greenfield Drive and Uvas Creek, APNs 808 -18 -003, 014, 015, 016, 017, 018, 808 -19 -008, 009, 010, 011, 808 -43 -001, 002, 003, 004, 005, and 006; and WHEREAS, the Glen Loma Ranch Specific Plan was drafted over the course of five years with input from the Glen Loma Ranch Specific Plan Liaison Committee and the community as a means to implement the goals and policies of the General Plan; and WHEREAS, the City of Gilroy held three community meetings between October 2000 and June 2001 to gain input into the overall design of the project; and WHEREAS, the Planning Commission and City Council held a series of six workshops to discuss the process and overall project between February 2001 and September 2005, including a workshop in May 2001 with the Parks and Recreation Commission; and WHEREAS, Planning Commission held a duly noticed public hearing on October 6, 2005, at which time the Planning Commission considered the public testimony, the staff report dated September 29, 2005 ( "Staff Report"), and all other documentation related to application GPA 00 -01, and recommended that the City Council approve said application; and 1GB01674080.2 110105 -04706089 -I- Resolution No. 2005 -82 WHEREAS, the City Council held a duly noticed public hearing on October 17, 2005, at which time the City Council considered the public testimony, the Staff Report, a follow -up staff report dated October 11, 2005, and all other documentation related to application GPA 00- 01; and WHEREAS, pursuant to the California Environmental Quality Act ( "CEQA "), the City Council on October 17, 2005, certified a Final Environmental Impact Report (Final EIR) in connection with this project finding that (a) the Final EIR 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, also pursuant to CEQA, the City Council on November 7, 2005, by Resolution No. 2005 -81, made findings for each significant environmental impact and adopted a Statement of Overriding Considerations in connection with this project regarding the unavoidable impacts and the anticipated benefits of the project, and adopted the mitigation measures in the Final EIR; and WHEREAS, the City Council, also by Resolution No. 2005 -81, 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 Glen Loma Ranch Specific Plan proposed by GPA 00 -01 is in the public interest because the Plan ensures that the City's affordable housing goals are met, IGB01674080.2 110105 - 04706089 encourages innovative site and building designs that contribute to the overall attractiveness and livability of Gilroy, promotes walking, biking and transit use as alternative modes of transportation, provides a residential street system that -2- Resolution No. 2005 -82 minimizes traffic impacts on neighborhood areas, and keeps residential development away from hazardous areas. 2. The Project also furthers the intent of many General Plan policies such as those for patterns of development, gateways, rate and timing of growth, scenic roadways, bicycle and pedestrian travel, creek protection and plant and wildlife habitat, and drought - resistant landscaping. 3. The Glen Loma Ranch Specific Plan is consistent with the City's General Plan, and provides a means to implement the General Plan goals for Neighborhood Districts with a mix of housing and neighborhood - serving amenities such as schools, parks, open space, and neighborhood commercial uses. SECTION II Based on the above findings, application GPA 00 -01 is hereby approved, and the Glen Loma Ranch Specific Plan, attached hereto as Exhibit "A" and incorporated herein by this reference, is hereby adopted subject to the mitigation measures set forth in the Final EIR as expressed in CEQA Resolution No. 2005 -81 and the Mitigation/Monitoring Program set forth therein. SECTION III This Resolution shall be in full force and effect thirty (30) days after the date of its adoption. PASSED AND ADOPTED this 7th day of November, 2005 by the following vote: AYES: COUNCILMEMBERS: CORREA, DILLON, GARTMAN, MORALES, VALIQUETTE, VELASCO, and PINHEIRO NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE IGB01674080.2 110105 - 04706089 -3- Resolution No. 2005 -82 ATTEST: Rhonda Pellin, City Clerk IGB01674080.2 110105 - 04706089 APPROVED: lbert Pinheiro, Mayor Resolution No. 2005 -82 GLEN LOMA RANCH SPECIFIC PLAN PUBLIC REVIEW DRAFT ►UNE 9, 2005 GLEN LOMA RANCH SPECIFIC PLAN - TABLE OF CONTENTS I . THE GLEN LOMA RANCH SPECIFIC PLAN What is a Specific Plan? Community Outreach Process I I I Desirable and Undesirable Elements to be Included in the Specific Plan I Keep the "Ranch "feel and style throughout site Implementation of the Neighborhood District should: In order to meet affordable bousing needs, the community recommended that the specific plan should: The speck plan should promote innovative SitelBuilding design. The speck plan should provide neighborhood amenities like: In dealing with the natural features within the project area, the specific plan should consider the following: Neighborbood- Serving Commercial Uses should provide the following: The specific plan sbould encourage bicycles and walking by the following: Glen Loma Ranch Liaison Committee 3 Planning Commission and City Council Study Sessions 2. SITE CHARACTERISTICS Location Site Characteristics Drainages, Wetlands and Potential Waters of the United States Creeks and Drainages Seasonal Wetlands Artificial Channels 3 • GLEN LOMA RANCH AND ITS RELATIONSHIP TO THE NEIGHBORHOOD DISTRICT Consistency with the Neighborhood District Neighborbood Open Space. Community Gathering Places. Creek Protection. Resource and Habitat Protection. Natural Features. Hazardous Areas. Bike and Pedestrian Circulation. Inter - Neighborhood Access. Transit. Consistent Style and Material. Architectural Variety and Interest. Street Orientation. Glen Loma Ranch Specific Plan - Draft i 4 5 5 6 8 8 8 8 I0 SI] Establishing a Development Phasing Program Affordable Housing Strategies Define Design Guidelines and Review Procedures 4. HOUSING MIX IN NEW NEIGHBORHOODS I4 Neigbborhood District Target Housing Mix Neighborhood District Minimum Housing Mix Glen Loma Ranch and the Neighborhood District's Minimum and Target Goals I4 Glen Loma Ranch Forecasted Housing Mix I4 Non - Residential Neighborhood Uses is 5 • LAND USE PLAN 16 Glen Loma Ranch General Plan Designation I6 Glen Loma Ranch Zoning Designation I6 Interrelationship of Residential Neighborhoods and Other Land Uses I6 Residential Development Ordinance (RDO) Allocations I8 Phasing of Development I8 Pattern of Development I8 6. LAND USE STANDARDS 21 Specific Plan Standards Versus Guidelines 2I Standards versus Guidelines 2I 7. DEVELOPMENT STANDARDS 23 Lot Development Standards 23 Residential Product Classifications 23 Single Family Detached 24 Compact Lots Traditional Lots Traditional Village Lot Single Family Attached 30 Attached Units Duplex Manor Homes (Rear Load TownbouselRow House Combination- Condominium Stacked Flats Town Center Flex Residential Building Siting Standards 35 Open Space Standards 35 Additional Building Component Standards 36 Parking Lots & Delivery/Loading Areas 36 Glen Loma Ranch Specific Plan - Draft ii Signage Standards 36 Residential Parking Standards 38 Residential Garage Standards 38 Design Features Standards Common To All Styles 38 8. LAND USE GUIDELINES 40 Intent of Guidelines 40 Community Design Guidelines 40 Architectural StyleslImagery 6I Craftsman /Cottage 41 American Farmhouse 42 Monterey Ranch 43 Cape Cod /Shingle 45 Colonial /Traditional 46 Spanish Colonial 47 Prairie 49 Site Planning 50 Lotting Concepts 7I Building Siting Guidelines Vehicular Access & Street Layout Architectural Design Guidelines 50 Design Features Common To All Styles Roof Form & Materials Attached & Multi -Family Products 52 Town Center Residential Flex 54 Institutional Uses Within the Town Center 9. NEIGHBORHOOD BREAKDOWN 58 Olive Grove 58 McCutchin Creek 6I Palomino 62 Home Ranch 63 Wild Chestnut 64 Montonico 65 Nebbiolo 67 The Glen 68 Malvasia 69 Canyon Creek 70 Rocky Knoll 7I Glen Loma Ranch Specific Plan - Draft iii Town Center Senior Housing Area 72 Affordability Goals of the Town Center Senior Housing Area 87 Town Center R -4 Multi - Family Area 74 Luchessa 75 Petite Sirah 77 Mataro 78 Cabernet 79 The Grove 80 Vista Bella 8I 10. MEETING THE CITY'S AFFORDABLE HOUSING GOALS 82 I SO -unit Project Dedicated Specifically For Seniors 82 Special Program Lots 82 High Density Multi - Family R4 Neighborhood 83 I 1. PROMOTE BIKING AND WALKING 84 Trails Within Glen Loma 84 Santa Teresa Trail Wild Plum Trail Olive Grove Trail Reservoir Canyon Trail Indian Camp Trail The Loma Trail Standards for Trails 12. INTEGRATION OF NEIGHBORHOOD SERVING FACILITIES AND AMENITIES 87 Integrating the Built Environment to the Natural Environment 87 Preserved Natural Open Space 87 Preserved Natural Open Space Guidelines 87 Preserved Natural Open Space Standards: 93 Open Space Buffer Standards 93 Fuel Transition Zones Within the Open Space Buffer Areas: 93 Dimensions of the Fuel Transition Zones: 99 Vegetation Management Standards Within the Fuel Transition Zones: 99 Standard for Landscaping Within the Fuel Transition Zones and the Open Space Buffers: I00 Fuel Transition Zones Access Standards: I00 Trails /Roads Standards Within the Fuel Transition Zones and Open Space Buffers: I00 Maintenance of the Fuel Transition Zones I00 Restored Creek Along Santa Teresa Boulevard I00 Glen Loma Ranch Park IO2 Glen Loma Ranch Specific Plan - Draft iv Montonico Park Focal Points Focal Point Standards Focal Point Guidelines 13. NEIGHBORHOOD SERVING COMMERCIAL CENTERS Glen Loma Ranch Town Center Flex Area Development Criteria Town Center Permitted Uses: Sidewalk Cafes 14. DESIGNS THAT REDUCE TRAFFIC SPEEDS, VOLUMES, & NOISE Glen Loma Ranch Specific Plan Circulation System Santa Teresa Boulevard Club Drive Tenth Street Extension Ballybunion Drive Miller Avenue Lucbessa Avenue Merlot Drive Transit Opportunities Within the Glen Loma Ranch Specific Plan Traffic Calming Raised Crosswalks a.k.a. Raised crossings, Sidewalk Extensions Traffic Circles a.k.a. Rotaries, Intersection Islands Standards and Guidelines to Limit Noise Exposure Santa Teresa Boulevard North of Club Drive Santa Teresa Boulevard South of Club Drive to Tentb Street Santa Teresa Boulevard Soutb of Tentb Street I S. INFRASTRUCTURE Sanitary Sewer Scbematic Sanitary Sewer System Layout Collection And Treatment Domestic Water Domestic Water Distribution System Domestic Water Supply Recycled Water Storm Drainage Flooding Issues ElectriclGas TelepbonelCable Solid Waste Glen Loma Ranch Specific Plan - Draft v IO2 I03 I04 I04 I04 I04 I06 I06 I07 I07 II0 II2 II2 II6 I20 I23 I23 16. MECHANISMS FOR OWNERSHIP AND MAINTENANCE OF SPECIFIC PLAN ELEMENTS Glen Loma Ranch Master Home Owners Association Elements City of Gilroy Elements 17. IMPLEMENTATION MEASURES Consistency With the City of Gilroy General Plan Glen Loma Ranch and RDO Allocations Glen Loma Ranch and the Neighborhood District Development of Individual Residential Neighborhoods City Park Sites Elementary School Site Fire Station Interpretive Site Northern Commercial Reserve Site Trail Implementation Creek Relocation Rocky Knoll Eucalyptus Grove Expressway and Arterial Streets Local Collectors and Public Neighborhood Streets Miller Avenue Relocation Water, Reclaimed Water, Sewer, and Storm Drainage Development Agreement Accessory Units APPENDIX A - ACRONYMS FOR STANDARDS & GUIDELINES APPENDIX B - DEFINITIONS OF TERMS Accessory Units Apartment Building Builder Cluster or Courtyard Residential Product Type Compact Lot Conditional Use Condominium Contiguous Neighborboods Duplex Exempt Units Focal Point Income- Assisted Units Livel Kork Units Master Developer Glen Loma Ranch Specific Plan - Draft vi I29 I29 I29 I30 I30 I30 I30 I30 I30 I3I I3I I3I I3I I3I I3I I3I I3I I32 I32 I32 I32 I32 I32 I33 I34 Market -Rate Units Nei ghborbood Neighborhood District Minimum Housing Mix Neighborhood District Target Housing Mix Paired Z Residential Product Type Passive Park Permitted Uses Pocket Park Neighborhood Product Differentiation Standard Property Owner Residential Product Type Senior Housing Units Small Lot Alley - Loaded Residential Product Type Small Lot Front - Loaded Residential Product Type Tot Lot TownhouselAowbouse Triplex1Four -plex Unit Range APPENDIX C - LISTING OF ALL STANDARDS AND GUIDELINES WITHIN THE GLEN LOMA RANCH SPECIFIC PLAN I38 Land Use Standards I38 Residential Development Standards I39 Building Siting Standards Open Space Standards Parking Lots & Garage Standards Site Organization Standards Additional Building Component Stand Parking Lots & Deliverylloading Areas Signage Standards Residential Parking Standards Residential Garage Standards Design Features Standards Common To All Styles I40 Architectural Design Guidelines Design Guidelines Common To All Styles Building Siting Guidelines Vehicular Access & Street Layout Guidelines Roof Form & Materials Guidelines Town Center Residential Flex I45 Preserved Natural Open Space Guidelines I47 Preserved Natural Open Space Standards I48 Fuel Transition Zone Standards I48 Focal Point Standards I49 Focal Point Guidelines I49 Standards to Limit Noise Exposure I50 Glen Loma Ranch Specific Plan - Draft vii Guidelines to Limit Noise Exposure Sanitary Sewer Standards Domestic Water Distribution System Standards Recycled Water Distribution System Standards Storm Drainage Standards Glen Loma Ranch Specific Plan - Draft viii I50 I5I I5I I5I I5I I. THE GLEN LOMA Community Outreach Process RANCH SPECIFIC PLAN What is a Specific Plan? 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 or county'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. As vehicles for the implementation of the goals and policies of a community's general plan, State law stipulates that Specific Plans can only be adopted or amended if they are consistent with the jurisdictions adopted General Plan. The authority to prepare and adopt Specific Plans and the requirements for its contents are set forth in the California Government Code Sections 65450 through 65457. State law (Government Code Section 65450 et seq.) states that a Specific Plan must include the following information: (I) The distribution, location, and extent of land uses, including open space, within the area covered by the plan; (2) The proposed distribution, location, extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan; (3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable; (4) A program of implementation measures including regulation, programs, public works projects, and financing measures necessary to carry out I, 2, and 3, above; and (5) A statement of the relationship of the Specific Plan to the adopted General Plan. Before any pencil was put to paper, the Glen Loma Ranch started the design process with a series of community meetings. The intent of these meetings was to solicit public input into the specific plan process, and to gain understanding into the community's vision for Glen Loma Ranch. After three community meetings held over several months, the following list of the community's input was compiled, and used as a guiding force in the preparation of this specific plan document. Desirable and Undesirable Elements to be Included in the Specific Plan • Include small community parks within neighborhoods. • Miraloma Condos - nicely done, open space integrated into the project, project design not linear. • Promote Tree canopies (as on 6`h St., Miller Ave.) • Levee is a good example of public use of open space. • The "curvy part" of the sound wall along I0" Street (with vertical landscaping) is a good example of sound walls when needed. • Promote the use of parkway planting strip in lieu of monolithic sidewalk. • The public desired curvilinear streets over grid design of neighborhoods. • Open space vantage points should be screened from development. • Maintain a rural, open space character along trails. • Use low profile street lighting - no cobra arm lampposts. • Show sensitivity to natural features; integrate built and natural environment. • Improve aesthetic appearance of homes along frontages. Enhance facade treatments to soften edges and ease the transition from public spaces to private spaces. • Circulation pattern should provide enough through streets to disperse Glen Loma Ranch Specific Plan - Draft I Section I congestion. Discourage hierarchy of streets. • Facades exposed to public should be enhanced. • Landscape and maintain road shoulders to discourage weeds, trash. • Maintain consistent theme, integrity, character among differing land uses (commercial integrated with residential). • De- emphasize parking in commercial areas. • Widen streets - Narrow street causes tunnel effect. • Promote narrow streets. (Wider streets seem to encourage speeding.) • Provide commercial opportunities. • Encourage mixed use. The Neighborhood District land use designation states that new project should "Create Neighborhoods that are predominately single family, but incorporate different types and prices of housing to meet the full range of housing needs within the community. " The community was given this description from the General Plan and asked how they would want to see this implemented within the Glen Loma Ranch Specific Plan area. The community responded in the following manner: Keep the "Ranch" feel and style throughout site • Fences along Santa Teresa Boulevard should be subdued, making natural surroundings more apparent/ predominant. • A Community Center would create a sense of harmony with neighbors. • Provide landscaping throughout the project, not just front yards. • Lot size bigger • Houses seem too close to street (Villas) Implementation of the Neighborhood District should: • Discourage apartment complexes - encourage zero lot line homes, duplexes (medium density, not high density. • Multi- family buildings should be architecturally similar to other uses; establish architectural compatibility among single- family dwellings, multi- family dwellings, and commercial structures. • Look at Sunset Gardens adjacent to R- I neighborhood. • Allow "granny flats" (Secondary units). • Emphasize single -story structures. • Establish a comfortable lot- size -to- footprint -size ratio. • Vary product line. Avoid "cookie cutter ", repetitious neighborhoods. • Provide affordable housing to encourage the Gilroy work force to live in town. • Discourage garage- dominated homes. • Expand the color palette of new residential and commercial construction. • Allocate land for affordable housing providers within the Ranch. • Provide architectural elements/ details to soften edges and unify the neighborhood. • Include mature landscaping, abundant vegetation. • Provide owner /builder opportunities, local builder opportunities. • Emphasize pedestrian circulation, connections. • Mature trees are very important to the "feel" of a neighborhood In order to meet affordable housing needs, the community recommended that the specific plan should: • Be cautious when locating affordable housing units. • Prefer that the specific plan meet affordability through government assistance rather than "specific housing units" with prices that do not match the price ranges of the typical home in the project. • Look to positive examples of affordable housing like the apartments at Rod Kelley School, and discourage negative examples like the Kern Avenue apartments. Glen Loma Ranch Specific Plan - Draft 2 Section I • Promote and use granny flats, built on Carmel, Dowdy, and Princevalle streets. Alley accessibility a good idea. • Stress affordable units to a range of income levels, not just "low- income" projects. The specific plan should promote innovative Site /Building design. • Keep the view corridor along Santa Teresa Boulevard open. • Discourage sound wall barriers. • Develop varied setbacks to avoid homes all on the same setback line. • Ensure that enough parking is provided. • Provide new amenities but maintain old charm "ranch" style characteristics. • Preserve the archaeological /heritage site. • Encourage distinctive street lights. The specific plan should provide neighborhood amenities like: • Include small neighborhood parks within neighborhoods • Provide City Parks (including bathrooms). • Trails that run both north -south and east -west. • Emphasize pedestrian circulation, connections. In dealing with the natural features within the project area, the specific plan should consider the following: • Respect topography of site and natural features of the site. • Public should be able to access the open space. • If preservation of the open space is a community -wide benefit, then the City should own. If it's exclusive to the development itself, then homeowners association should deal with it. • Minimize grading Neighborhood - Serving Commercial Uses should provide the following: • Niche Shopping • Cyber Cafe • Organic Market • Dessert /Pastry Shop • Patio /Sitting Place • Promote the establishment of a market unique to the area like a Trader Joe's or Whole Foods. Discourage strip malls. • Encourage courtyard cafes, restaurants, and bakeries. • Discourage convenience markets. • Encourage uses like a Post office, market, w /professional services as well. The specific plan should encourage bicycles and walking by the following. • Maintain access from Christmas Hill Park to Santa Teresa Corridor Trail. • Promote a bike trail corridor along Santa Teresa Boulevard. • Allow more trails just like Uvas Creek Trail with lots of foliage and benches. • Address current recreational uses along Santa Teresa Boulevard. • Envision paths that are well- landscaped so people can continue to enjoy this area. • Maintain pedestrian access along Miller Road connection to Uvas Creek /Christmas Park Hill. Glen Loma Ranch Liaison Committee Once the input from the community was received, the planning process began, using the community's input as a starting point and guide. Once the initial planning effort for Glen Loma Ranch began to take shape, a second method of soliciting public input was developed. A commuity liaision committee was formed as a way to reach members of the Gilroy community with different interests and perspectives. This committee consisted of Parks and Recreation Commission members, Planning Commissions, City Council members and interested members of the community at large. The purpose of the liasion committee was to serve as sounding board for various ideas and concepts put forth by the property owners and urban designers. The liasion committee met on a "as- needed" basis to review the progress of the specific plan to review proposed goals, policies and recommendations of the specific plan. Input from Glen Loma Ranch Specific Plan - Draft 3 Section I the liaision committee was incorporated into the draft document. Members of the committee included: Al Pinheiro, Mayor Roland Velasco, City Council Craig Gartman, Planning Commission /City Council Cat Tucker, Planning Commission Huldah Champion, Planning Commission John Cellabous, Planning Commission Sherri Stuart, Parks and Recreation Commission Phillip Buchanan, D.D.S. Parks and Recreation Commission Others who have attended some of the liaision committee meetings include: Jim Rogers, Gilroy Unified School District Board Member Bob Kraemer, Gilroy Unified School District Board Member Peter Areallano, M.D., City Council Cecelia McCormack, Area Resident In addition to the formal liaision committee meetings, several site tours were conducted for interested members of the public, including area residents, City staff, Planning Commission members, and City Council members. Planning Commission and City Council Study Sessions The third step in the specific plan's community outreach program was to make periodic formal presentations to both the Gilroy Planning Commission and City Council. These presentations, also referred to as "study sessions ", provided the Planning Commission and City Council detailed project updates, as well as providing an avenue for questions and to receive input on the progress of the planning effort. When these presentations were part of the Planning Commission's and /or City Council's formal agenda, these presentations were televised on the City's public access channel. Glen Loma Ranch Specific Plan - Draft 4 Section I 2. SITE CHARACTERISTICS Figure I - Regional Settings Location As shown in the regional map in Figure I, the Glen Loma Ranch Specific Plan area is located in southern Santa Clara County within the City of Gilroy. The Glen Loma Ranch Specific Plan area consists of approximately 359 acres, and is bounded by Uvas Creek to the north, Santa Teresa Boulevard to the west and south, and existing development to the east. Currently, the Specific Plan area site is bisected by Miller Avenue, which runs in a north - south direction. Existing adjacent land uses to the east include Christmas Hill Park (City of Gilroy facility), the Villas and Villagio residential Neighborhoods. Uvas Creek lies to the north of the Specific Plan area site, and is to remain open space. The Eagle Ridge golf course and residential community is west and south of the Specific Plan area site. Glen Loma Ranch Specific Plan - Draft 5 Section 2 TO HOLLI5TER VO o '0 �r� aP HIGHWAY 10 TO sAN 305E 5TRE� CITY OF - t1rGtJWAr GILROY ��� - - r o r TO ss 7LOM�' BLVD. 5ANTA TERE5A a G� a` 5ANTA U J� TERE5A . ' EAGLE FUDGE -- 1 N . r NO SCALE PROJECT SITE TO WAT50NVILLE Figure I - Regional Settings Location As shown in the regional map in Figure I, the Glen Loma Ranch Specific Plan area is located in southern Santa Clara County within the City of Gilroy. The Glen Loma Ranch Specific Plan area consists of approximately 359 acres, and is bounded by Uvas Creek to the north, Santa Teresa Boulevard to the west and south, and existing development to the east. Currently, the Specific Plan area site is bisected by Miller Avenue, which runs in a north - south direction. Existing adjacent land uses to the east include Christmas Hill Park (City of Gilroy facility), the Villas and Villagio residential Neighborhoods. Uvas Creek lies to the north of the Specific Plan area site, and is to remain open space. The Eagle Ridge golf course and residential community is west and south of the Specific Plan area site. Glen Loma Ranch Specific Plan - Draft 5 Section 2 (F (LICE FAMILY ESTATE) AFN 8004.5-002 (FILICE FAMILY ESTATE) AFN 80843004 (GILROY UNIFIED SCHOOL DBMC ) APN 808 - 09-005 (FILICE FAMILY ESTATE) \ APN 806434)02 \ (FDICE FAMILY ESTATE) \ \ Ant ees -Isms QTLICE FAMILY ESTATE) APN 00818-014 PARCEL 4 APN 80818-018 (nUCE FAMILY ESTATE) (FILICE FAMILY ESTATE) APN 908184110 (FILICE FAMILY ESTATE) i APN 80810017 (CHRISTOPHER OOt0A1D (In= FAIRLY ESTATE) CHAR FAMILY PARTYMO -- APN 800.10-003 (HUCE FAMILY ESTATE) 1 APN 808 -10008 _ I 1 - (GILROY WHIM SCHOOLD131'RICI) AFN 00818010 (SANTA TERESA PROPS LLCM FILICE JOHN M JR) APN 80819000 Property Ownership Figure 2 - Property Ownership Site Characteristics Presently the site is used to grow hay, which is planted in the spring and harvested in the mid- summer. Other areas of the site consist of mixed grasslands, scattered eucalyptus trees and oak riparian woodlands, mixed cultivated woodlands, and coastal scrub areas. The northern portions of the Specific Plan area site are relatively flat, with average slopes ranging from zero to eight percent, but accented by a thirty to fifty foot high change in grade. This grade change (covered by mixed- cultivated woodland and coastal scrub) is located in the northern third of the Specific Plan area site, and runs in an east -west direction. The southern portion of the site consists of gently rolling topography. Since the Glen Loma Ranch Specific Plan area lies between the coastal foothills to the southwest and Uvas Creek to the north, several drainage corridors cross the Specific Plan area site. These corridors were severed several years ago with the construction of Santa Teresa Boulevard, which cut through and across the natural drainage patterns of the area. The construction of Santa Teresa Boulevard included culverts under the roadway to allow runoff from the foothills to cross SantaTeresa Boulevard on its way to Uvas Creek. Over the years, the remaining drainage corridors on the site have been channelized. Glen Loma Ranch Specific Plan - Draft 6 Section 2 a 11M] LEGEND M Oak- rlparlan woodland Mixed - cultivated woodland Coastal scrub ® Non - native grassland U Cultivated fields Rocky serpentine grassland pEV. A1z� #6 GILROY Santa Teresa Disturbed ® Preserved area Zander Associates ® Seasonal wetland Project boundary ® Environmental Consultants ,.«.. Drainage 150 Ford Way, Suite 101 Scale: 1" =600' Novato, CA 94945 (415) 897 -8781 ""+Ei Rt�e Project Ewffecls on Biological Resources Glen Loma Ranch P I a t G Santa Clara County, California 2 Job # GLG2 Reviewed by. MZ Date: 7/01 Drainages, Wetlands and Potential Waters of the United States Most of the hydrology on site is attributable to seasonal flows coming from the watershed south of the property and, to a lesser extent, as a result of direct precipitation. Storm water runoff from Reservoir Canyon and McCutchin Canyon produce seasonal flow in both of those drainages. Sheet flow runoff from the fields also collects in "head cuts" at the top of three tributary drainages to Reservoir Canyon Creek and, to a lesser degree, in the low - lying swales that traverse the field's up- gradient from these head cuts. The low -lying swales convey limited water flow only in times of relatively heavy rainfall and runoff. Water does not pond and is not resident in these swales for long enough duration to create saturated conditions that support moisture - loving (hydrophytic) plants. Creeks and Drainages The only USGS blue -line creek on site originates from Reservoir Canyon south of the property. Reservoir Canyon Creek is the largest creek on site and conveys water flow in a northerly direction towards Uvas Creek. There is no bed, bank or channel, or natural vegetated connection between Uvas Creek and the lower reaches of Reservoir Canyon Creek. The lower reaches of Reservoir Canyon Creek were developed into a parking area for Christmas Hill Park and any storm water flow through the creek passes over the asphalt parking lot into Uvas Creek. Upstream of this area, the creek is vegetated with good quality oak /riparian woodland habitat to the southern edge of the Glen Loma Ranch property. Water flow ceases during the dry summer and early fall months. A second natural drainage, known as Babbs Creek, is located in the southeast corner of the property. Babbs Creek is an ephemeral creek that flows in an easterly direction through an adjacent residential development known as The Villas. The creek originates on site at a culvert under Santa Teresa Boulevard and flows for approximately 200 feet before entering The Villas project area. Vegetation along the reach of the creek through the Glen Loma Ranch site consists of coast live and valley oak trees with a moderate shrub and herbaceous understory cover. In addition to the two creeks there are four small tributaries that transport water from the foothills and cultivated fields to Reservoir Canyon Creek. In general the drainages originate abruptly as steep head cuts in low topographical areas and continue as incised channels towards the main creek. The four drainages are approximately 3 -5 feet wide with limited water flow observed in March 200I. The first two tributaries nearest Reservoir Canyon Creek are vegetated with oak /riparian woodland habitat in the downstream portion while the upstream portions are vegetated with non - native grasses and cultivated fields. The second two tributaries are deeply cut, unvegetated channels found in the coastal scrub habitat on site. These tributaries convey limited run- off from the adjacent cultivated fields. Seasonal Wetlands The only identified seasonal wetland lies within the mixed /cultivated woodland below the Wild Chestnut Neighborhood where an oblong depression collects seasonal moisture. Development is not anticipated in this area, and the seasonal wetland area will not be disturbed. Artificial Channels There are two artificial (man-made) drainages on the property. The first drainage originates from McCutchin Canyon and an unnamed side canyon both located south of the property. Water flow enters the site from the south, flows through a small reach of natural channel to a farm road crossing, and is diverted into a channelized, man-made linear ditch. This ditch flows through the field of the Palomino Neighborhood and discharges into Uvas Creek. Water flow is seasonal with the heaviest flows occurring after storm events. The existing off site topography and drainage patterns within McCutchin Canyon suggest that this artificial channel was historically a natural creek that flowed through the site to Uvas Creek. Natural stream flow was likely directed into this artificial channel to protect the adjacent fields. The Glen Loma Ranch Specific Plan has identified two options for the McCutchin Creek drainage swale. The first option is to relocate this artificial Glen Loma Ranch Specific Plan - Draft 8 Section 2 channel to an alignment adjacent to and parallel to Santa Teresa Boulevard. The realigned channel would then be integrated with the proposed Santa Teresa Boulevard Class I trail. Because the channel would be lengthened and revegetated to become a more natural creek than its existing condition, this realignment is viewed as a positive environmental enhancement to the artificial channel. The second option is to leave the swale in its current alignment. The Swale would be vegetated in a more natural condition. A fifty (50) foot development buffer on both sides of the swale would be established on each side of the channel, measured from the center line of the swale. An alternative development buffer would be a one - hundred (I00) foot buffer on the side of the swale adjacent to the Ascencion Solorsano Middle School, and a twenty -five (25) foot development buffer on the opposite side of the swale. The second drainage ditch flows east from Santa Teresa Boulevard through the cultivated fields. This drainage ditch is located just up -slope from a natural swale that conveys limited runoff from the Rocky Knoll Neighborhood towards The Glen Neighborhood. This ditch appears to have been constructed to direct seasonal flow originating at a culvert under Santa Teresa Boulevard. Because re vegetating the swale in its present location will involve fewer governmental permits than relocating the swale, the decision as to which option to pursue will be based on the ability to secure the necessary permits from the California Department of Fish and Game as well as the U.S. Department of Fish and Wildlife Service. Surface water is present only during the winter rainy season. This artificial drainage does not appear to have historically been part of any natural creek or stream. The Glen Loma Ranch Specific Plan has proposed a fifty (50) foot wide open space buffer to contain the water that flows from Santa Teresa Boulevard to The Glen Neighborhood, where the flow then enters a natural riparian area and flows ultimately to Uvas Creek. When each individual neighborhood develops, run -off would be addressed in one of three ways: within an open channel, swale or be pre- treated and piped to the riparian area. Glen Loma Ranch Specific Plan - Draft 9 Section 2 3. GLEN LOMA RANCH AND ITS RELATIONSHIP TO THE NEIGHBORHOOD DISTRICT The Neighborhood District is a new land use designation added to the City's General Plan as part of its update in 200I. This designation is meant to replace the majority of the existing land use designations of undeveloped residential property. Specifically, through the Neighborhood District, the General Plan aims to: • Create Neighborhoods that are predominantly single family in character, but which integrate different types and prices of housing to meet the full range of housing needs. • Ensure that the City's affordable housing goals and objectives are met. • Encourage innovative site and building designs that contribute to the overall attractiveness and livability of Gilroy. • To create a community that combines the best of the older established planning traditions of Gilroy with contemporary realities of marketing and modern lifestyles. • Promote walking and biking as alternate modes of transportation. • Integrate Neighborhood serving facilities and amenities such as schools, parks, and community gathering places to meet residents' needs, promote a sense of community, and provide for a high quality of life. • Encourage the creation of Neighborhood - serving commercial centers that are within walking distance of residential Neighborhoods and which are sited and designed to protect the Neighborhood's character and residential quality. • Encourage residential Neighborhood designs that reduce traffic speeds and volumes and control noise. Consistency with the Neighborhood District The Glen Loma Ranch Specific Plan was envisioned from the beginning as a planning tool that would be consistent with and provide implementation measures sufficient to execute the policies of the Neighborhood District as set forth the Gilroy General Plan. The following section lists the various policies of the Neighborhood District and provides a detailed response on how the Glen Loma Ranch Specific Plan is consistent with these policies. The adoption of the Glen Loma Ranch Specific Plan implements the Neighborhood District land use designation within the Specific Plan area. Neighborhood Open Space. Incorporate open spaces into residential Neighborhoods, ideally in conjunction with a pedestrian and bicycle circulation system "Policy I.09, Clustered Development; (Policy 20.0I, Open Space Areas; Policy I6.I2, Pathway Network and Facility Connections ".) Response: The Specific Plan requires each residential Neighborhood to contain a "Neighborhood Focal Point" which would allow for small recreational activities like Pocket Parks. In addition to the proposed streets within the Speck Plan area, Glen Loma Ranch has a major nortb1south trail system along Santa Teresa Boulevard, and bike lanes in Merlot Avenue, Club Drive, Lucbessa Avenue and 160 Street. There are also two east /west regional trails within the community that provide pedestrian and bicycle connections to Christmas Hill Park, the middle school, the Town Center, the regional trail along Santa Teresa Boulevard, and to the Uvas Creek Park Preserve trail system. The middle school and proposed elementary school within the Specific Plan area are integrated into the Specft Plan's trail system. The Gilroy Unified School District has mod #ied the district policy regarding magnet schools versus Neighborhood schools, and the schools within Glen Loma Ranch will be well suited for students who wish to walk or bike to school. (Seepages 14 -20 and 84 - 107.) Community Gathering Places. Provide community gathering places such as mil- parks or tot -lots, Neighborhood parks, small picnic areas, or a "Neighborhood center" type of development (incorporating Neighborhood facilities and Neighborhood- serving retail uses) (Policy Glen Loma Ranch Specific Plan - Draft I0 Section 3 I6.06, Facility Distribution; Park and Recreation Definition and Facility Classification System, page 7 -9; and related policies in the City's Parks and Recreation System Master Plan). Response: The Speck Plan will require each residential Neighborhood to contain a Neighborhood "Focal Point" which would allow for small recreational activities like Pocket Parks. (Seepages 84 -105) Street Trees. Residential streets should include street trees to (eventually) provide a canopy of shade over the sidewalk and street. Tree species should be selected that will (a) have root systems that will not cause sidewalk buckling and other damage, and (b) make use of native species (Policy 1. 12, Street Trees). Response: The extremely warm summers of Gilroy necessitate shaded streets. According to the Local Government Commission Center for Livable Communities, shaded streets can lower the ambient temperature by up to 10 degrees, making walking in the summer months more pleasurable. The Glen Loma Ranch will promote tree -lined streets using the appropriate species of trees, and the Master Association will maintain the major street rights -of -way. (Seepages 106 - 111, 130) Creek Protection. Ensure protection of creeks (including small canyons and seasonal creeks) that flow through the area, preserving their natural drainage function through adequate setbacks and easements (Policy 20.01, Open Space Areas; Policy 20.02, Creek Protection). Resource and Habitat Protection. Ensure protection of natural resources and wildlife habitat areas (Policy 1.09, Clustered Development Policy 20.01, Open Space Areas; Policy 20.03, Plant and Wildlife Habitats; Policy 20.04, Rare and Endangered Species). Natural Features. Respect the natural topography to the greatest extent possible, retaining significant natural features such as hillsides, trees, and heavily vegetated areas (Policy 1.09, Clustered Development; Policy 20.01, Open Space Areas). Response: Glen Loma Ranch Specific Plan will establish over eighty -eigbt acres of preserved open space, including creeks, riparian areas, drainage corridors, and natural vegetated areas along with appropriate open space buffer areas. These areas will be owned and maintained by a Master Homeowners Association. (See pages 84 -105, 13 0) Hazardous Areas. Keep residential development away from hazardous areas such as fault zones, floodways, and steep hills (Policy 20.01, Open Space Areas; Policy 25.01, Location of Future Development; Policy 25.07, Development in Seismic Risk Areas; Policy 25.12, Slope Restrictions; Policy 25.14, Very High Fire Hazard Severity Zone; Policy 25.20, Development Restrictions in Flood Areas). Response: Glen Loma Ranch Specific Plan has been designed to avoid any hazardous areas. Individual developments within the specific plan area will continue to work with the City of Gilroy to identif y and establish any necessary development setbacks in the event that any hazardous areas are identified (seepages 123). Traffic Management. Provide a residential street system that minimizes traffic impacts on Neighborhood areas (Policy 12.02, System Function and Neighborhood Protection; Policy 12.03, Residential Street Design). Bike and Pedestrian Circulation. Make it easy to walk or bike from residences to local destinations such as a school, park, bus stop, or local store, as well as major destinations such as employment centers, shopping centers, transit centers, and community facilities (Policies 14.01 through 14.06 regarding Bicycle and Pedestrian Circulation). Inter - Neighborhood Access. Provide direct links between adjacent residential developments, Neighborhoods, and /or commercial areas, via shared parks or open spaces, pedestrian/ bicycle pathways, or roadway connections (Policy 12.03, Residential Street System Design). Response: The Glen Loma Ranch Specific Plan has proposed a series of streets and pedestrian trails that connect to multiple destinations. In addition to the proposed streets within the plan area, Glen Loma Ranch has a major north /south trail system along Santa Teresa Boulevard, and bike lanes in Merlot Avenue, Club Drive, Luchessa Avenue and 160 Street. There are also two east /west regional trails within the community that provide pedestrian and bicycle connections to Christmas Hill Park, the future middle school, the Town Center, the regional trail along Glen Loma Ranch Specific Plan - Draft I I Section 3 Santa Teresa Boulevard, and to the Uvas Creek Park Preserve trail system. (See pages 84 - 105) Transit. Support transit use by clustering higher density residential uses, public facilities, and commercial uses next to transit stops (Policy 13.01, Transit and Development; Policy 13.03, Transit- Oriented Development). Response: Glen Loma Ranch Specific Plan has proposed transit stops along Merlot Drive that are located near the Town Center area, trail connections and the Ascencion Solorsano Middle School. The Master Developer will work with the City of Gilroy and the Santa Clara Valley Transit Authority to implement these transit stops. (See page 106 - 10 7) Building Mass and Scales. Large building masses should be broken up and designed in scale with their surroundings. This might involve breaking one large building into several smaller buildings; providing variation in the roof line; creating a three - dimensional facade rather than a massive, flat facade; and using landscaping to soften building edges. Consistent Style and Material. The architectural style and materials of Duplexes, Townhomes, and Apartment Buildings should be similar if not identical to those used for single family homes, ensuring that they reflect the scale and character of the Neighborhood as a whole. Architectural Variety and Interest. Consistency in design treatment between single family homes and multi - family buildings does not mean that all buildings should look identical. Residential architecture should ensure variety and visual interest, avoiding a repetitious "cookie- cutter" look. Street Orientation. Residential buildings, including single family homes, should be oriented towards the street, with garages and parking areas located on the side or in the back. This, along with home designs that incorporate balconies, porches, and similar architectural features can encourage "eyes on the street," thereby creating a safer street environment as well as a more pleasant and attractive Neighborhood. Response: The Glen Loma Ranch Specific Plan has established the basic use pattern and overall design concept for development of this property. (See pages 14 - 57, 58 - 83) Defining and Recommending Appropriate Planning Tools Taking into consideration the possible need for different implementation tools in different parts of the City, examples of implementation tools include: Planned Unit Development (PUD) Zoning. The City's Zoning Ordinance provides for a PUD Combining District "to promote unified planning and development, economical and efficient land use, a higher standard of amenities, appropriate and harmonious variety in physical development, creative design, and an upgrading of the urban environment." This could be a useful tool for areas of the City with large parcels or groupings of parcels under coordinated ownership or control. Modifications to the PUD Zoning criteria and procedures may be desirable (perhaps establishing a Neighborhood PUD zoning District ) to make it an effective tool for achieving the goals and criteria set forth in the General Plan. Specific Plan Process. Due to parcelization issues and fragmented Property Ownership in some areas of future development, the City may require preparation of a Specific Plan to ensure orderly development in keeping with the goals and criteria of the Neighborhood District designation. The costs for preparation of the Specific Plan should be borne by the Property Owners. Response: As part of the 1999 — 2000 RDO competition, Glen Loma Ranch committed to the preparation of Specific Plan to guide the development of the area. In the case of Glen Loma Ranch, the Specific Plan area is under coordinated ownership, and the Specific Plan vehicle is used to develop effective methods of preserving natural areas, implementing a regional trail system, and ensuring that a variety of Residential Product Types and densities will be constructed. Establishing a Development Phasing Program Consider establishing a development phasing program to integrate facilities planning, the RDO, and implementation of the Neighborhood Districts. Through a phasing program, the City would use the Urban Service Area to designate areas for near -term Glen Loma Ranch Specific Plan - Draft I2 Section 3 (five year ) development and use a Specific Plan (or PUD) process to pro actively guide the planning and design of those areas. RDO allocations would then be targeted to the designated areas (with first priority given to infill projects. This would be a useful tool for ensuring coordination between new residential development and the facility planning of the Gilroy Unified School District. Response: Glen Loma Ranch is within the urban service area and the city limits of Gilroy. Adoption of this Specific Plan coupled with the 1,440 market rate RDO allocations for the years 2003 through 2016 by the City of Gilroy, will serve toguide development for Glen Loma Ranch for the next thirteen years. The Master Developer of Glen Loma Ranch has been working with the Gilroy Unified School District to coordinate the development of the Specific Plan area with GUSD facility planning, which has already lead to the construction of Ascencion Solorsano Middle School, and the designation of a future elementary school site. Affordable Housing Strategies Integrate affordable housing strategies to ensure that affordable housing goals are achieved through the Neighborhood Districts development process. Response: The Glen Loma Ranch Specific Plan addresses the City's affordable housing goals by providing affordable, high density multi family housing, and a special program that works to lower the sales cost of a portion of the homes located throughout the Glen Loma Ranch Specfic Plan area in accordance with the Neighborhood District policy adopted by the City of Gilroy, (see pages 82 - 83). Define Design Guidelines and Review Procedures Define design guidelines and review procedures for Neighborhood Districts, including use controls and design standards for Neighborhood Commercial areas. Response: The Glen Loma Ranch proposes a minimum of twelve dent Residential Product Types, including Apartment Buildings, Townhomes, row homes, cluster homes, Duplexes, Triplexes, and Condominiums. The Specific Plan will include design standards and guidelines to ensure innovative site and building design for all types of residential product, and flexibility to allow additional Residential Product Types in the future (see pages 14- 57,58 -83). Address Potential Exemptions and Variances It should be recognized that some small parcels may not be able to accommodate the established "Minimum Housing Mix" of housing types. In addition to defining exemption criteria, the strategy could define site - specific review procedures to enable City planning staff to determine a desired housing density and mix based on a review of the surrounding Neighborhood area and site - specific considerations such as road access and environmental constraints. Response: The Glen Loma Ranch is considered a "project'; and each residential Neighborhood has an established range of residential units as well as a range of potential types of residential products. While each range of densities and potential product types has been determined based on the individual character of each Neighborhood, the overall density of the Sped Plan is in conformance with the Minimum and Target Housing Mixes as identified in the General Plan (seepages 14 - 57, 58 - 83). Because of the flexibility within the standards and guidelines of the specific plan, exemptions and variances are not anticipated. Glen Loma Ranch Specific Plan - Draft I3 Section 3 4. HOUSING MIX IN NEW NEIGHBORHOODS A primary objective of the Neighborhood District is to ensure a mix of housing types and prices in new residential Neighborhoods. Rather than mapping areas of Low, Medium and High density residential uses, which segregates different types and prices of housing into separate areas, the Neighborhood District is envisioned to be a more flexible planning tool that encourages greater innovation in achieving housing and community design goals. To ensure that new residential development responds to the full range of housing need in the community, the Neighborhood District establishes both a minimum required housing mix (by zoning district), as well as a target mixed with incentives for achieving the Target Housing Mix. Neighborhood District Target Housing Mix The City of Gilroy General Plan states that the Target Housing Mix for residential land uses within a Neighborhood area (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) is to provide, in addition to single family uses (RI), at least`: • 10 percent of the residential land area for two- family (Duplex) residential uses (R2) • I5 percent of the residential land area for medium density residential uses (R3) • 5 percent of the residential land area for high density residential uses (R4) *While the actual mix in any particular development will vary based on site constraints and opportunities, developers will be encouraged to achieve or exceed the Target Housing Mix through incentive programs that might include priority ranking in the Residential Development Ordinance competition and /or density bonuses. The exact incentives to be used will be established as part of the Neighborhood Districts Implementation Strategy. Neighborhood District Minimum Housing Mix The City of Gilroy General Plan states that while incentives will encourage developers to achieve the "target" housing mix in Neighborhood Districts, all new residential developments will be required to provide at least`: • 5 percent of the residential land area for two - family (Duplex) residential uses (R2) • 10 percent of the residential land area for medium density residential uses (R3) • 3 percent of the residential land area for high density residential uses (R4) Glen Loma Ranch and the Neighborhood District's Minimum and Target Goals The Glen Loma Ranch Specific Plan has established a series of residential Neighborhoods throughout the Specific Plan area. Each Neighborhood has an established range of residential units as well as a range of potential types of residential products. The Glen Loma Ranch Specific Plan will meet or exceed the target and minimum housing mix as a total project. Individual neighborhoods within the Specific Plan area did not have to meet or exceed the target and minimum housing mix as "stand - alone" projects. While each range of densities and potential product types has been determined based on the individual character of each Neighborhood, the overall density of the Specific Plan is in conformance with the minimum and target housing mixes as identified in the recently updated General Plan. While the overall acreage of the Specific Plan area is approximately 359 acres, the residential developable acreage of the Specific Plan area is only approximately I92 acres. The loss of developable acreage is attributed to the preservation of open space, the creation of open space and fire buffers, deductions for major road rights -of -way, and non- residential uses within the Specific Plan area. Glen Loma Ranch Forecasted Housing Mix In analyzing the character of the land, the preservation of open space features, and the proposed circulation patterns, the Glen Loma Ranch Specific Plan established a Unit Range for each of the nineteen Neighborhoods. In order to create a pragmatic view of the Specific Plan area unit count, the Specific Plan has established a mid -point or forecasted unit count for each Neighborhood. (While individual Neighborhoods will have a Unit Range based on the Residential Product Types proposed and site constraints, the overall Specific Plan will not be able Glen Loma Ranch Specific Plan - Draft I4 Section 4 to exceed the number of RDO units allocated to the Specific Plan area. Based on the forecasted unit count of each Neighborhood, the Glen Loma Ranch Specific Plan will establish the following housing mix of units: • R -I Residential Uses @U 63% or I20.6 Acres: 759 Units • R -2 Residential Uses @, I7% or 33.5 Acres: 286 Units • R -3 Residential Uses @, I2% or 22.7 Acres: 326 Units • R-4 Residential Uses @ 8% or I5.3 Acres: 322 Units This housing mix would produce a total of I,693 dwelling units, which meets the intent of the "Minimum" Housing Mix and the "Target" Housing Mix as set forth in the Gilroy General Plan. Non - Residential Neighborhood Uses In addition to residential areas, the Neighborhood District designation encourages the incorporation of resident - serving uses such as parks, schools, day care facilities, and religious facilities, as well as neighborhoods serving commercial and professional office uses. The neighborhood- serving commercial and professional office uses are encouraged in the Gilroy General Plan as long as they are: • Sited at the "entry" to the Neighborhood; • Adequately buffered from adjacent residential uses; • Limited in size; • Controlled to prohibit inappropriate uses; • Designed and landscaped to be compatible with the residential Neighborhood; and • Sited with adequate distance from competing commercial uses, both within the Specific Plan area and the greater Gilroy area, to ensure a suitable Neighborhood market area. The creation of Neighborhood centers is also encouraged, clustering uses such as a Neighborhood or community Park, school, day care facilities, and Neighborhood - serving retail uses such as a small bank branch, cafe, bakery, postal service, or small grocery store. While the mix of uses needs to be carefully controlled, they can have a synergistic effect and result in a highly valued community amenity. Such centers might even incorporate mixed use buildings, with retail or office uses on ground floor, and residential Apartment Buildings above. Like the criteria for Neighborhood commercial development, Neighborhood centers would also need to be sited at the entry to the Neighborhood. Response: The Glen Loma Ranch Specific Plan will allow for a Town Center, two park sites, afire station and a commercial opportunity site near the McCutchin Creek Neighborhood. In addition, the Town Center will permit a mixture of retail and commercial uses with residential units. (Pages 16 - 20; 58 -83) Glen Loma Ranch Specific Plan - Draft I5 Section 4 5. LAND USE PLAN The Land Use Plan is a schematic representation of the Glen Loma Ranch Specific Plan. The Glen Loma Ranch Specific Plan consists of the following elements: • Nineteen distinct residential Neighborhoods; • A middle school site; • A potential elementary school site; • Two Neighborhood park sites; • A new fire station site; • Town Center Commercial area; • Preserved open space including the eucalyptus grove and rocky knoll; and • Major bicycle and pedestrian trial system The Glen Loma Ranch Specific Plan's acreage breaks down as follows: Natural Open Space 4L8 AC. Buffers 46.4 AC. City Parks 20.6 AC. Schools Middle School (Existing) Total I7 AC. I7 AC. Residential 192.1 AC. Town Center Retail Fire Station Total 6.8 AC. I.5 AC. 8.3 AC. Other Commercial I.0 AC. Streets 32A AC. Total Specific Plan Area: 359.6 AC. Table I - Acreage Breakdown Glen Loma Ranch General Plan Designation The Glen Loma Ranch Specifc Plan area has the "Neighborhood District" General Plan designation. It is the intent of the Glen Loma Ranch Specific Plan meet all requirements as set forth in the City of Gilroy General Plan. Glen Loma Ranch Zoning Designation The Glen Loma Ranch Specifc Plan area has the "Neighborhood District" zoning designation. It is the intent of the Glen Loma Ranch Specific Plan to meet all requirements as set forth in the City of Gilroy Zoning Ordinance unless specifically addressed by the Specific Plan. Based on the criteria established within the Neighborhood District zoning designation, a wide range of densities and residential product types will ultimately be developed within the Specific Plan area. Individual rezoning of individual Neighborhoods will be necessary or required as long as each neighborhood is developed in a manner consistent with this document. As established by this Specific Plan, each individual Neighborhood has an anticipated or forecasted mid -point unit count. This forecasted mid -point unit count was originally derived from the overall number of RDO allocations granted to the Specific Plan area. It is expected that each Neighborhood will develop close to the forecasted unit count. This does not preclude any Neighborhood from developing above the forecasted mid -point unit count level and up to the high -end unit count level as long as the overall Specific Plan does not exceed the number of approved RDO allocations and any future RDO exempt units approved by the City of Gilroy. Interrelationship of Residential Neighborhoods and Other Land Uses The Glen Loma Ranch Specific Plan proposes a variety of residential densities to provide a range of Residential ProductTypes contained within nineteen distinct Neighborhoods. Each of the nineteen Neighborhoods are shaped and formed by preserved open space, created open space buffer areas, as well as by existing and proposed streets. As shown in Table 2, the nineteen different Neighborhoods provide a wide range of Neighborhood sizes and anticipated Unit Ranges. This diversity of sizes and Unit Ranges represent a deliberate attempt to break the homogeneous development patterns seen in Gilroy. This new pattern permits the development of the Specific Plan to develop in smaller individual Neighborhoods, and allows for a mix of a variety of densities, product types and mixtures. This mixture of sizes, unit counts and residential products are consistent with the intent of the Neighborhood District. Glen Loma Ranch Specific Plan - Draft I6 Section 5 Neighborhood Name Area in Acres Low End Unit Count (Mina Forecasted Mid -Point Unit Count High End Unit Count High -End Neighborhood Zoning Designation Olive Grove I3.7 137 I92 247 R4 -PUD McCutchin Creek 4.4 32 38 44 R3 -PUD Palomino 6.6 48 57 66 R3 -PUD Home Ranch 7.6 55 62 68 R2 -PUD Wild Chestnut 11.0 44 72 99 R3 -PUD Montonico 5.0 85 80 75 R3 -PUD Nebbiolo I9.4 78 97 I16 RI -PUD The Glen 3.1 22 27 31 R3 -PUD Malvasia 19.6 I42 I69 I96 R3 -PUD Canyon Creek 7.7 39 47 56 R2 -PUD Rocky Knoll 4.I 30 33 37 R3 -PUD Town Center Multi- Family R -4 9.3 I58 172 I86 R4 -PUD Town Center Sr. Housing 7.8 I50 I50 150 R4 -PUD Luchessa 4.0 40 54 68 R4 -PUD Petite Sirah 10.9 31 69 I08 R2 -PUD Cabernet I0.0 40 53 60 RI -PUD Mataro 8.6 67 8I 96 RI -PUD The Grove I2.8 64 78 93 R2 -PUD Vista Bella 26.5 I33 162 I92 R2 -PUD Total 192.1 1,693' Table 2 - Neighborhood Breakdown and Unit Counts Approximately 25% of the Glen Loma Ranch Specific Plan area is devoted to the preservation of open space and the area devoted to buffering the open space. In addition, an additional 20.6 acres or 6% of the Specific Plan area is devoted to new City parks. This means that a total of 108.8 acres or 30% of the Specific Plan area is devoted to permanent open space. *Approved total RDO allocations limit development within the GLR Specific Plan, including proposed "Exempt" allocations, at 1,693 units. Glen Loma Ranch Specific Plan - Draft I7 Section 5 The Specific Plan has set aside a total of I7.0 acres of the Specific Plan area for a public school site, which is now Ascencion Solorsano Middle School. In addition, this Specific Plan identifies potential sites for a future elementary school site to be located in the southern portion of the specific plan area. In response to input from the City of Gilroy, 1.5 acres has been allocated for a new fire station site, to be located within the Town Center area. This means a total of 8% of the Specific Plan is devoted to public facilities. The Specific Plan has allocated 7.8 acres or 2% of the Specific Plan area for commercial /retail uses. The majority of this commercial /retail acreage is devoted to the Town Center area. Residential Development Ordinance (RDO) Allocations The City of Gilroy has allocated a total of I443 RDO allocations to the Glen Loma Ranch. These allocations have be allocated over a period of several RDO competitions. The majority of units were allocated during the 2000 - 2001 RDO competition. Table 4 depicts the distribution of allocations and the years that the units were allocated. (The "Pre - 2004 allocations include 30 allocations from the I999 - 2000 RDO competition, and 33 units from previous allocations to Glen Loma Ranch. The balance of the total number of units within the Glen Loma Ranch Specific Plan (the difference between the total build out of 1,693 units minus the I,443 allocated RDO units ) are the 250 affordable units addressed in Section I0, entitled "Meeting The City's Affordable Housing Goals." Phasing of Development The Glen Loma Ranch will develop numerically in a manner consistent with the units allocated to the Specific Plan area by the City of Gilroy's Residential Development Ordinance (RDO) as shown in Table 3. Pattern of Development Generally speaking, development within the Glen Loma Ranch Specific Plan area will begin with the Home Ranch neighborhood, located at the northern end of the project area, and with the Vista Bella neighborhood, located at the southern end of the project area. Development will proceed from the north and the south to the center of the project area in general accordance with yearly RDO allocations as listed in Table 3. It is the intent of the Specific Plan to have a series of neighborhoods under construction concurrently throughout the built out of the Specific Plan. Year RDOs Allocated Pre -2004 63 2004 50 2005 50 2006 50 2007 50 2008 I3I 2009 I3I 2010 I3I 201I I3I 20I2 IM 20I3 I3I 20I4 IM 20I5 I31 20I6 I32 Table 3 - Residential Development Ordinance (RDO) Units as Allocated to Glen Loma Ranch by Year Glen Loma Ranch Specific Plan - Draft 18 Section 5 P FIGURE 4 NEIGHBORHOOD LAYOUT GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA * POTENTIAL SCHOOL SITE R ueri ensen - )Azar & Associates Pleasanton • Gilroy • Walnut Creek L CONCEPTUAL EXAMPLE OF THE VARIETY OF LAND USES AND RESIDENTIAL DENSITY OPPORTUNITIES AVAILABLE WITHIN THE SPECIFIC PLAN AREA 1; �mq 110 m FIGURE 5 GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA 0,4 1 Ruggeri - Jensen - Azar & Associates Azar 6. LAND USE STANDARDS Specific Plan Standards Versus Guidelines In order to ensure that the vision of the Specific Plan translates to the ultimate built environment, the Glen Loma Ranch Specific Plan has set forth a series of Standards and Guidelines. Standards versus Guidelines Specific Plan Standards and Guidelines for the Glen Loma Ranch Specific Plan are intended to create a sense of community and identity which is reflective of Gilroy's historic residential character, and provide a framework which permits appropriate flexibility in the ultimate configuration of development. The standards and guidelines that are established in the Specific Plan apply to all of the development within the Specific Plan as identified by land use or development type. There is a clear distinction between "Standards" and "Guidelines ", described as follows: • Standards are mandatory requirements that are enforced by terms such as "shall" or "will ". • Guidelines are suggested or encouraged but are not explicitly mandatory. However, their intent represents an objective of the Glen Loma Ranch Specific Plan and as such they are intended to be followed in spirit if not literally. Thus, guidelines leave some flexibility for design creativity to meet the intent of the guideline and are promulgated by terms such as "should" or "may ". The following land use Standards are common to all Neighborhoods, within the Glen Loma Ranch Specific Plan: LUS -I - Each Neighborhood within the Specific Plan shall recognize the importance of the regional geography and natural features (such as woodlands, creeks, riparian corridors, etc.) by observing the setbacks as established within the Specific Plan. LUS -2 - The Neighborhoods within the Specific Plan shall provide visual as well as physical access to the natural features being preserved and enhanced subject to environmental considerations where appropriate. LUS -3 - Each individual Neighborhood will be assigned a range of residential units for the Neighborhood as well as a listing ofpotential Residential Product Types available for the Neighborhood. Residential Neighborhoods must develop within the specified Unit Range for said Neighborhood. LUS -4 - Due to restrictions for the Unit Range for each Neighborhood, the Specific Plan unit count cannot drop below I,384 units nor exceed 1,693 units unless additional RDO allocations, affordable, senior, and/ or exempt units are granted to Glen Loma Ranch by the Gilroy City Council, and the specific plan is amended to reflect to additional allocations. LUS -5 - Each residential Neighborhood within the Glen Loma Ranch will allow for a range of residential units in each of the nineteen Neighborhoods, and the aggregate residential Unit Range for the entire Specific Plan must meet or exceed the "minimum" mix as established by the "Neighborhood District" Iand use category of the General Plan. The unit count of individual Neighborhoods within the Specific Plan area may vary so long as the maximum number of units within individual Neighborhoods do not exceed the assigned high end unit count of said neighborhood. LUS -6 - The Glen Loma Ranch Specific Plan has identified a variety of potential Residential Product Types for each Neighborhood. Builders must construct housing units that are consistent with or representative of the type of residential products specified for the specific Neighborhood. LUS -7 - The Builder of any Neighborhood within the Glen Loma Ranch is encouraged to consider a variety of residential product types, and shall not be limited as to the number of types of residential product that can be used in a Neighborhood as long as the proposed Residential Product Type is consistent with the type of residential products specified for the residential Glen Loma Ranch Specific Plan - Draft 2I Section 6 Neighborhood, and the total unit count of the Neighborhood does not exceed the Unit Range of the Neighborhood. LUS -8 - Residential units will be allowed to "back" or "side" onto open space areas subject to the standards and guidelines within the "Open Space, Parks and Recreation " section of this document. LUS -9 - Neighborhood Product Differentiation Standard: In order to provide the Glen Loma Ranch community with more diverse residential communities within the Specific Plan area, neighborhoods with a forecasted midpoint unit -count that exceeds one - hundred (I00) units, excluding the Town Center R-4 and Senior Housing neighborhoods, can have no more than 60 percent of any one residential housing type. In the event that a neighborhood with a forecasted mid -point unit count over one - hundred (I00) units submits plans with a unit count significantly below the forecasted mid -point unit count (80% or less than the forecasted mid - point, then the Neighborhood Product Differentiation Standard will not be required. The Product Differentiation Standard shall also apply to Contiguous Neighborhoods. The Product Differentiation Standard does not apply in the Town Center. LUS -IO - Neighborhood Focal Points: Each Neighborhood within the Specific Plan will be required to provide a Neighborhood Focal Point. The Focal Point can be located adjacent to preserved open space in an effort to better blend the natural and built environments, or could be located within the middle of a residential Neighborhood. Examples of Neighborhood Focal Points include Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. LUS -I I -Streets, and /or trails shall link schools, parks, commercial areas, and residential Neighborhoods to ensure pedestrian access. Glen Loma Ranch Specific Plan - Draft 22 Section 6 7. DEVELOPMENT STANDARDS The tables set forth below and in the following sub - sections define lot size and configuration, lot coverage, setbacks, height and other requirements for development of property within the various Neighborhoods of the Plan. These development Standards are mandatory, while the Guidelines are advisory. Used together they are intended to create the community character envisioned in the Specific Plan, and they must be considered together in making administrative decisions on the consistency of any proposed development with the intent and design objectives of the Specific Plan. Lot Development Standards The residential portion of the Glen Loma Ranch Specific Plan is made up of a series of Neighborhoods providing a mix of housing types. The Specific Plan provides for various building types and lots within each of the Neighborhoods, along with development standards as described in the tables below Residential Product Classifications In order to provide a diverse community that is reflective of the older patterns of development within Gilroy, the Glen Loma Ranch Specific Plan establishes four classifications of Residential Product Types within the Ranch. These classifications are: • Single Family Detached • Single Family Attached • Multi - Family Attached • Town Center Flex Residential In order to achieve community diversity a range of architectural styles and densities, and a variety of Residential Product Types are allowed within each of the four classifications listed above. These Residential Product Types and densities are outlined as follows: Table 4 - Product Type - Density Matrix Glen Loma Ranch Specific Plan - Draft 23 Section 7 Residential Product Type Typical Lot Size Density Range co s' Small lot front load 2,400 -4,999 I0 — I I du /ac Small lot alley load 2,600 -4,999 8 — I0 du /ac Paired Z 3,000 -4,999 8 — 9 du /ac Cluster /courtyard 2,500 -4,999 9 — I0 du /ac YY t Village lot 5,000 -7,500 4 —5.5 du /ac Garden lot 7,500 & up 3 — 4 du /ac 7777777 Duplex 8 —9 du /ac Triplex /Four -plex 9 — I I du /ac Townhouse /Rowhouse I2 — I4 du /ac Manor Homes I3 — 22 du /ac Combination - Condominium I3 — IS du /ac Stacked Flats 17 — 22 du /ac 77 y, 11'177H1i x; tS } �61r r+t 43 ds 'i dtinr t �d Apartment Buildings 17 — 22 du /ac Condominium I7 — 22 du /ac Table 4 - Product Type - Density Matrix Glen Loma Ranch Specific Plan - Draft 23 Section 7 Single Family Detached Within the Single Family Detached classification there are a range of Residential Product Types and densities that are basically divided into I) higher density "Compact Lot" products, and 2) relatively lower density "Traditional Lot" products. These are described as follows and are depicted in the attached exhibits: Compact Lots Compact Lots range in lot size from 2,400 sq. ft. to 4,999 sq. ft. and result in densities generally ranging from six to eleven units per acre. Compact Lot sizes are smaller than traditional detached product lots and generally range from 40 to 45 feet in width and from 70 to 90 feet in depth. (Note: The Grove Neighborhood has a maximum lot width of 55 feet. See page 74) These lot products typically have relatively smaller floor areas and reduced private yard areas, and are typically intended for specific market segments such as first -time buyers (lower price points) and move - down empty nesters (less maintenance). Typical Compact Lot Residential Product Types include: • Front load homes. • Rear load or alley homes. • Paired Z lots that share usable lot area with a use easement and have one semi - recessed garage, and one fully recessed garage on the adjacent lot to enhance the street scene. • Cluster /Courtyard homes that share a motor court access and are typically grouped in pods of 4 to 6 lots. Typical lot sizes and densities are shown below in matrix format and examples of product site plans follow. Compact Lot Minimum Lot Size 2,400 sq. ft. Minimum Lot Width 40 ft. Maximum Lot Width 45 ft. Average Lot Coverage 65% ' Average is calculated by Builder project with no more than I0% variation in lot coverage from the expressed average. Table 5 - Compact Lot Dimensions Cluster /Court Lot Minimum Lot Size 2,500 sq. ft. Minimum Lot Width 40 ft. Maximum Lot Width 50 ft. Average Lot Coverage' 65% ' Average is calculated by Builder project with no more than I0% variation in lot coverage from the expressed average. Table 6 - Cluster /Court Lot Dimensions Glen Loma Ranch Specific Plan - Draft 24 Section 7 Figure 6 - Example of Alley- Loaded Home Layout Glen Loma Ranch Specific Plan - Draft 25 Section 7 STREET PARKWAY . SID 0 - O — - — in • Plan 3 Plan 1 Plan 2 AAI ACCESS LANE 40' 40' 45' im in in v vv v I; Plan 3 Plan 1 Plan 2 {� - SIDEW . r - • PAR�CWAY • . , - STREET Figure 6 - Example of Alley- Loaded Home Layout Glen Loma Ranch Specific Plan - Draft 25 Section 7 Figure 7 - Example of Cluster /Courtyard Layout Glen Loma Ranch Specific Plan - Draft 26 Section 7 15b' 38' 41' 41' 38' �t O E tAA 12' 4'AA !2' O N In 20' 20' O O O SIDEWALK SIDEWALK PARKWAY PARKWAY Figure 7 - Example of Cluster /Courtyard Layout Glen Loma Ranch Specific Plan - Draft 26 Section 7 AERIAL PERSPECTIVE OF TYPICAL CLUSTER Approx 1300.1600 s.f 111.3 dulac Figure 8 - Aerial Perspective of a typical cluster Figure 9 - Plan View of a Typical Cluster Glen Loma Ranch Specific Plan - Draft 27 Section 7 Traditional Lots Traditional Lots range in size from 5,000 sq. ft. and up, and result in densities ranging from five units per acre and lower. Lot sizes are typical of traditional Neighborhood subdivisions and generally range from 50 to 85 feet in width and from I00 to I20 feet in depth. These lots permit relatively larger floor areas and larger private yard areas, and are typically intended for market segments such as move up buyers or buyers with larger families. Traditional lots typically have front accessed garages due to wider lot configurations. Wider lots allow more building architecture to front the street, and the option of swing -in garages. Typical lot sizes and densities are shown in the matrix above and in the following examples of product site plans. Traditional Village Lot Village Lot Minimum Lot Size 5,000 sq. ft. Minimum Lot Width 45 ft. Maximum Lot Width I00 ft. Average Lot Coverage 55% ' Average is calculated by Builder project with no more than 10% variation in lot coverage from the expressed average. Table 7 - Traditional Village Lot Dimensions Traditional Garden Lot Garden Lot Minimum Lot Size 7,500 sq. ft. Maximum Lot Size No maximum Minimum Lot Width 65 ft. Maximum Lot Width 85 ft. Average Lot Coverage' 55% ' Average is calculated by Builder project with no more than 10% variation in lot coverage from the expressed average. Table 8- Traditional Garden Lot Dimensions 50' S0' 50' O tV 0 h n Plan 1 Plan 2 Plan 3 AA-J A' • D � rT 7- in — — N SIDEWALK PARKWAY Figure I0 - Representative 5,000 Square Foot Wide Lot - Village Lot Glen Loma Ranch Specific PIan - Draft 28 Section 7 or ... �.eOfiO *V=" 6Q, I rj�j� ( �• I i S Q Plan 2 [AAQ Plan I Q AAA' Plan 3 • T SZCW PARI(WAY FREN04 COUMN A — ONE-STORY y .a' !^?'�„ •a'�{� I � �., l'�II �x�, mss:. # ,[�',!. S S40MALK 6* PARKWAY TRADFfIONAL HOMES - Frord Loaded vAauEOraoN XIIACKS ONE & TWO STORY HOMES 55', 60' &65* X 100• LOT SIZES 1 7, 50 - 3000 s f • average Ix sire 5520 s I Figure I I - Traditional Homes - Front Loaded Figure I2 - Representative Garden Lot Glen Loma Ranch Specific Plan - Draft 29 Section 7 Q Plan 2 [AAQ Plan I Q AAA' Plan 3 • T SZCW PARI(WAY Figure I2 - Representative Garden Lot Glen Loma Ranch Specific Plan - Draft 29 Section 7 Single Family Attached The Single Family Attached classification is comprised of units connected by adjacent walls in various combinations and lengths. The single - family designation implies that these are individual ownership units, usually combined with a common ownership interest for common areas and amenities. A description of the Residential Product Types of Single Family Attached units follows. Attached Units Attached Minimum Lot Size N/A Maximum Lot Size N/A Minimum Lot Width' 20 ft. Maximum Lot Width' 35 ft. Average Lot Coverage Z 75% Orientation of Homes Front on to streets or central landscaped green. • ivurnmum ana maximum wiams are per unit. Z Average is calculated by Builder project with no more than I0% variation in lot coverage from the expressed average. Table 9 - Attached Unit Lot Dimensions Duplex Duplex units are two units attached by an adjacent wall. These units usually sit on adjoining lots with the adjacent wall on the adjoining property line. They are often designed to look like one slightly larger Single Family Detached home and usually have integrated garages. Glen Loma Ranch Specific Plan - Draft 30 Section 7 Manor Homes (Rear Load) Usually a Triplex building, consisting of two Townhomes and a carriage unit over the garages. They are designed to look like one larger Single Family Detached home, sometimes referred to as a "manor home ". They have integrated garages accessed from an alley. Guest parking is usually located in the alley or on the street. REPRFSEPRATiVE TwROC _ WLW- SvqczE FAwLy ATTACHEn LAYOUT '—s Figure 13 - Representative Triplex/Manor Homes - Attached Units Figure I4 - Representative "Manor" Home Configuration Glen Loma Ranch Specific Plan - Draft 3I Section 7 FRONT PORCHES ACCENTUATE "MANOR" TOWNHOME CONCEPT STREET ONE STORY MASSING PARKWAY 15' 15' MIN 3 4 j 4 4 I 2 3 90' I D J� 1 s• GUEST PARKING 12' REAR LANE 24' PROPERTY LINE Figure I4 - Representative "Manor" Home Configuration Glen Loma Ranch Specific Plan - Draft 3I Section 7 Townhouse /Row House Townhouse units are typically 4 to 8 units attached by adjacent walls. These types of units are typically two story units but may also be one- story units, especially the end units. Garages may be integrated into the residential structure or separated as a group of garages or carports. Townhouses and row houses are designed to be linked in various configurations (4, 5, 6 or more units in a "block ", which differ from Triplexes and Four - plexes, which are typically designed as a single block, and rarely re- configured. =� ? t r` Front Elevation ri-IM ,ham - . . . . . . . . . . . . . . . Rear Elevation Figure I5 - Representative Townhouse/ Combination- Condominium Product - Attached Units Left Side Elevation REPRESENTATIVE TOWNHOUSE /COMBO-CONDO _ SINGLE FAMILY ATTACHED LAYOUT Glen Loma Ranch Specific Plan - Draft 32 Section 7 SIDE ELEVATION FRONT ELEVATION (REAR ELEVATION SIMRAR) REPRESENTATIVE MULTI FAMILY APARTMENTS Figure I6 - Representative Multi Family Attached Units Figure I7 - Representative Multi Family Attached Units Glen Loma Ranch Specific Plan - Draft 33 Section 7 Combination - Condominium The Combination - Condominium product is a combination of predominantly townhouses and some flats, with the flats located over garages as "carriage" units. The addition of the carriage units allows this product type to achieve a slightly higher density than the townhouse product by itself. Buildings are two stories and garages are typically integrated into the building with direct access from garage to unit. When built, the Combination - Condominium looks very much like a townhouse development. This product must be sold as Condominiums because the flats are not in contact with the land. (See the definition of Condominium in Appendix A) "Manor" homes, as referred to in various sections of this document, can also be a "Combination - Condominium" of three or four designs so that the exterior of the structure appears to be a single, large home. Stacked Flats Stacked flats are comprised of individual units (flats) stacked vertically, typically in two and three story configurations. These units are usually referred to as "stacked" because similar units sit directly on top of another unit. Garages can be separated or integrated into the building. This product must be sold as a Condominium. Typical lot sizes and densities are shown in the "Density Matrix" (pg. 23). R -4 Multi- Family The multi - family attached classification is comprised of units connected by adjacent walls in various combinations and lengths. While a multi - family designation usually implies rental units, ownership units are not precluded by this product type. Multi- family attached units can be rental apartments or for -sale Condominiums, They are configured as stacked flat units in two to four story buildings. Garages are typically separate but some may be integrated into the building. Typical lot sizes and densities are shown in the "Density Matrix" (pg. 23). Figure 18 - Representative Townhouse/Combination- Condominium Product - Attached Units Glen Loma Ranch Specific Plan - Draft 34 Section 7 STREET PARKWAY SIDEWAIX j 3 2 3 3 2 3 A'A AA AIA 0'A AA AA A'd ACCESS LANE _V Figure 18 - Representative Townhouse/Combination- Condominium Product - Attached Units Glen Loma Ranch Specific Plan - Draft 34 Section 7 The Specific Plan allocates the building types /lot sizes described above to the various residential Neighborhoods or development areas in a pattern, which allows only certain building types /lot sizes in each Neighborhood. The larger lot building types are permitted in the Neighborhoods that are naturally configured to most easily accommodate them and the smaller lot types and attached products, at a relatively higher density, are permitted in Neighborhoods adjacent to major arterials and in the Town Center portion of the plan. Permitted lots /building types by residential Neighborhood or development area are defined for each of the individual Neighborhoods. Town Center Flex Residential The Town Center Flex Residential designation is intended to provide flexibility in developing the Town Center portion of the Glen Loma Ranch Specific Plan. This area is envisioned to be a mix of uses combining commercial, residential and public facilities, with the final mix of uses determined by market demand and timing of implementation. Residential Product Types allowed within the Flex area include all of the single family and multi - family attached products described above. One additional Residential Product Type that could occur here is the "Live /Work Units" Live /Work Units combine a commercial or business space on the first floor with a flat or townhouse residential unit above it. The concept is for the business proprietor to live above his business with direct vertical access from the business to the living unit. Specific densities for this type of unit are difficult to calculate as they are incorporated into commercial developments. Depending on the number of units incorporated into a commercial complex, densities might approach the townhouse density of I2 to I4 units per acre Building Siting Standards BSS -I - Buildings shall be sited to front onto Neighborhood streets, preserved open space, open space buffer, Focal Point, or park. BSS -2 - Primary entry doors shall be on the front elevation facing the street or park. BSS -3 - Varying front /street elevations shall be utilized. Builders shall provide at least three floor plans for each housing type being built and each detached plan shall have a minimum of three different architectural elevations BSS -4 - Corner lots have high public realm visibility and the architecture shall reflect this prominent visibility through detailing and material selection. BSS -5 - Attached units shall front onto streets or may be grouped around a central green which as a whole fronts to a street. Attached units in the center of a development may face onto a central courtyard. BSS -6 - Attached units which front onto a street must have some building entries that orient to a street. BSS -7 - Over fifty - percent (50 %) of street level building frontage along a "primary" street shall be devoted to retail /commercial uses in the Town Center. (Exceptions to this standard may be granted by the Gilroy Community Development Director). BSS -8 - Buildings on corner lots shall be located on the street intersection and should generally orient to the primary street, with the major entry at the corner. The development standards matrix on page 34 sets forth the Building Envelope Standards for each of the Residential Product Types permitted within the Glen Loma Ranch Specific Plan. These standards address primary residential buildings. Garage envelope standards are addressed below under Parking Standards (pg. 38) Open Space Standards MF/OSS -I- Provide private open space adjacent to each unit, and should be partially screened from common outdoor spaces. MF /OSS -2 - Provide pedestrian paths to connect parking, open space and recreational facilities. MF/OSS -3 - Use fences, arbors, trellises, and hedges to define and separate outdoor recreation areas. Parking Lots & Garage Standards MF/PGS -I Trash enclosures with solid screening shall be distributed throughout a development and sited to allow vehicular Glen Loma Ranch Specific Plan - Draft 35 Section 7 access from pick -up vehicles, and consistent with City of Gilroy standards. Site Organization Standards TC/SOS -I - Parking shall be screened by landscaping or Town Center buildings. Additional Building Component Standards TC/ABCS -I - All ground or roof mounted mechanical equipment shall be integrated into the building design and /or visually screened from view by fixed screening or landscaping. Screening shall be in a manner consistent with the building facade. Parking Lots & Delivery /Loading Areas TC/PGS -I -Trash enclosures with solid screening shall be distributed throughout the delivery or service area and sited to allow vehicular access from pick -up vehicles and shall be consistent with city standards. TC /PGS -2 - Delivery and loading docks shall be located to the side or rear of buildings and visually screened from public view, as well as to limit noise impacts on any adjacent or near by residential uses. Signage Standards TC /SS-I - For the Town Center overall signage program, individual signage and storefront criteria shall be part of the overall Town Center design submittal, and will be subject to review and approval by the Glen Loma Ranch Master Developer and the City of Gilroy review and permitting process for signs. Glen Loma Ranch Specific Plan - Draft 36 Section 7 Building Front Setback 1 Side Setback ' Rear' Height' Bldg. Separation Type Yard Min. Max. Porch. I Floor 2 "' Floor Front Side to To side Side Or front Attached Units a I & 2 story 21 3I I7 5 8 I5 3 30 I5 3 story 26 3I I9 5 I2 I5 3 30 20 Compact Lots: Minimum12400 sq ft On lane 2I 3I I7 5 5 3/55 2 I0 I0 Central block 2I 31 I7 5 5 I0 2 I0 I0 At street side 2I 31 I7 8 I0 Io 2 I0 I0 corner �Court Lots: Minimum 2,400 sq. f Court frontage lots 21 31 I9 5 5 I0 2 I0 10 (Public Streets Corner lot, side- 25 28 I9 10@ 10 @ side Io 2 10 I0 Loaded garage side street, 5 @ street, interior 5@ interior Traditional Lots: Minimum 5,000 sq. ft- Central block, non- 26 n/a 2I I2 6 5/I24 15 2 I0 10 lane garage Corner lot, non 26 n/a 2I I2 10 @ side 10@ 15 2 I0 I0 lane garage street, 6 side street, @ interior 8 @ side interior side All lots with lane 26 n/a 2I I2 6 5/124 3/55 2 I0 I0 loaded garage ��o-nal Lots: MYmt iuiul 00 sq, ft Central block, non- n/a 26 I4 6 5/124 20 2 I0 I0 lane garage 3I Corner lot, non- n/a 26 I4 10 @ side 10@ 20 2 I0 I0 lane garage street, 5 side street, @ interior 8 @ side interior 3I side All lots with lane- n/a 26 I4 6 5/124 3/55 2 I0 I0 loaded garage 26 ' AN setbacks are shown in feet and measured from property line, unless otherwise indicated. All rear setbacks from a lane are minimum three feet and are measured from the edge of the lane pavement. 'Height is measured in stories. There are no limits on story heights, in order to encourage diversity in housing design. a Side yard setbacks for attached products refer to side yards at a street and between adjacent multi -unit lots, not to setbacks between the individual units in one structure. 'Second stories shall have a minimum side yard setback of five feet, with an average setback of twelve feet for all second story living area. 'Lane accessed garages shall have a three foot minimum setback and second story living area shall have a 5 foot setback. Table I0 - Building Envelope Standards Glen Loma Ranch Specific Plan - Draft 37 Section 7 Use Minimum Spaces Per Unit Attached Units Same as City zoning standards Detached, 4 bedrooms or less 2 garage spaces Detached, 5 bedrooms or more 3 spaces, 2 as garage Table I I - Parking Dimensions Residential Parking Standards Parking requirements, parking dimensions, and allowable garage types are defined in this section. Requirements for the location /siting of garages on individual lots are described further in this section. Parking requirements are shown in the matrix. RPS -I - Garage parking space dimensions shall have a minimum length of 20 feet measured from the garage door and a minimum width of II feet. Type of Garage Front Side Rear Min. 1 Min. I Min. i Lane Accessed N/A 3 3 Z Swing -in 26 5 Same as house Side -Drive 40 3 3 Recessed 34 or 5' 5 Same as house Cluster /Court 20 or 54 5 Same as house I All setbacks shown in feet are measured from property line, face of building or edge of lane pavement as indicated. 2 Rear setback from lane is measured from edge of lane pavement. 3 Recessed garages shall be set back at least 34 feet from front property line or at least 5 feet back from primary residence fafade, whichever is a greater distance from the front property line to ensure a minimum I8 foot driveway measured from back of sidewalk to face of garage. 4 Cluster /Court garages shall be set back 5 feet or 20 feet or greater from property line. Table I2 - Garage Setback Standards Residential Garage Standards There are four allowable garage types for Single Family Detached homes that are described as follows and depicted graphically. RGS -I - Recessed Garages that face and are accessed from a public street. This type of garage is located on the front portion of the lot and is attached to the residence. RGS -2 - Side -drive Garages have a longer driveway that allows the garage to be placed farther back from the street. They can be attached or detached from the residence. RGS -3 - Swing -in Garages are located on the front portion of the lot and are attached to the residence. However, they do not face the street. They may not exceed 2 cars in width. RGS -4 - Lane or Alley accessed Garages are accessible from lanes located to the rear or side of a lot. They can be attached or detached from the residence. RGS -5 - In order to ensure that a garage driveway is long enough to accommodate a standard vehicle, or to prevent a standard vehicle from parking on a garage apron, garage setbacks shall be no more than five feet or twenty feet or greater. (Garage development standards are presented in Table I2 "Garage Setback Standards" below.) Garage location, configuration and access shall be dictated by the type of garage and the building type /lot size to which it is associated. RGS -6 - Garages that are integrated in the front facade of the residence shall be setback at least five feet behind the front fa4ade or building plane of the house. RGS -7 - At least 20% of the houses in each Neighborhood shall have garages located on the rear portion of the lot with a setback at least 40 -feet from the front property line, or utilize swing -in garages. RGS -8 - Three -car wide garages in the same plane are prohibited. RGS -9 - Swing -in garages shall not exceed 2 cars in width. Design Features Standards Common To All Styles The following design standards apply to all applicable residential Neighborhoods (as indicated), regardless of architectural style. CDS -I - Each detached residential development is required to incorporate at least three of the seven architectural styles on pages 36- 46, with no individual style comprising more than 35% of the total units in the development. Glen Loma Ranch Specific Plan - Draft 38 Section 7 CDS -2 - For each of the architectural styles utilized in residential developments, at least four of the architectural styles chosen must be incorporated into the exterior design. Essential Design Elements for each style are outlined on pages 36 -46. CDS -3 - Each detached residential development is required to provide at least three floor plans for each Residential Product Type being built, and each floor plan is required to have a minimum of three different architectural elevations. CDS -4 - All detached residential buildings that face an adjacent street, park or open space shall have articulated elevations. Articulation should be achieved through a combination of the following techniques: o Incorporation of porches, balconies, bay widows, or other features appropriate to the architectural style of the building. o Varying building heights and roof planes within each street block. o Avoiding two story box massing by stepping back portions of the front and side setbacks of the second story and providing "shouldering" of street elevations which step the building mass down from two to one story at corners and periodically along a street frontage. (See the following "Building Articulation" exhibit CDS -5 - Front porches shall be covered with a roof that is supported by posts. CDS -6 - All residential garage doors visible from a street or park shall consist of articulated panels. CDS -7 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building fa4ade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. CDS -8 - For all elevations that are lane or rear - facing, no less than two - thirds (2/3) of the second story building mass shall be setback 4 feet deeper than the first floor setback. CDS -9 - Lane or alley accessed products shall provide solid visual screening for trash containers adjacent to the lane. Glen Loma Ranch Specific Plan - Draft 39 Section 7 8. LAND USE GUIDELINES Intent of Guidelines The guidelines contained in this section are intended to establish a consistent design expression between site planning, engineering, architectural and landscape architectural components while allowing reasonable flexibility in design. Examples of the desired themes are illustrated on the following pages. Each residential Neighborhood shall include at least three of the defined architectural styles. These illustrations are conceptual and do not depict final designs, nor should they limit the range of expression among individual Builders and their professional design teams. These guidelines are intended to: • Assist in implementing the Glen Loma Ranch Specific Plan by establishing Specific Plan area intent and ensuring compatibility among different residential densities and land uses; • Create a framework to implement individual project design while maintaining community identity; • Foster a compatible blend of architectural styles and character while at the same time not dictating an exact mix of styles. • Provide a consistent approach to site planning, building design, streetscapes, signage, wall and fence materials, lighting, landscaping, and other design elements that will endure for the life of the community. These guidelines are provided for the benefit of Builders, their design teams, and the City of Gilroy staff and decision - makers in the preparation and review of future development proposals. These guidelines are also intended to smooth the process by providing clear direction to decision - makers on the intent of the plan, and by reducing confusing interpretation and subjective decisions regarding Plan implementation. The following guidelines are common to all Neighborhoods within the Glen Loma Ranch Specific Plan. As guidelines, they are flexible, and are intended to shape and direct future development. CDG-I - Land use plans should respect and enhance the community's natural and cultural assets. CDG -2 - Each Neighborhood should strive for an appropriate mix of land uses and densities. CDG -3 - Design review of future Neighborhoods should include a high standard of community design and sensitivity to local context. CDG -4 - Landscape design should strengthen and define the built environment and should be an integral element of design guidelines. CDG -5 - Plants should be low- maintenance, water conserving, and consistent with the City of Gilroy Consolidated Landscaping Policy, unless otherwise noted within this document. CDG -6 - Builders of each new Neighborhood, as well as future residents, should work with the City of Gilroy to enhance and expand the number of street trees throughout the community. Community Design Guidelines Architectural Styles /Imagery The intent of this guideline package is to help promote Neighborhoods that are architecturally distinct, yet also fit harmoniously within the larger context of a master planned community. To that end, a variety of architectural themes or styles have been selected to provide historical character to the community, rather than "trendy" designs that are quickly dated. Therefore, each Neighborhood will be comprised of a variety of historic architectural styles that reflect Gilroy's rich heritage. Seven architectural styles have been selected for the Glen Loma Ranch Specific Plan, and examples of the styles are shown in the following exhibits. Single Family Detached architectural guidelines are described below for each of these historic styles: • Craftsman /Cottage • American Farmhouse • Monterey Ranch • Cape Cod /Shingle • Colonial /Traditional • Spanish Colonial • Prairie Glen Loma Ranch Specific Plan - Draft 40 Section 8 Craftsman /Cottage The Craftsman/Cottage architectural style is typically characterized by low - pitched gabled roofs, occasionally hipped and with wide, enclosed eave overhangs. The roof rafters are usually exposed with decorative (false) beams or braces, commonly added under the gables. The front porches are full or partial width and the roof is supported by square tapered columns that frequently extend down to the ground level with no breaks. The most common wall claddings are siding, shingle and stucco, with brick or stone accents. Dormers are also found gabled, with exposed rafter ends and braces. Wood trellises also accent this style as either an extended porch or porte cochere. Essential Design Elements of the Craftsman style: I. Shallow pitched roofs with deep overhangs 2. Deep, broad porch elements with expressive structural components such as square, tapered columns 3. Expressive structural elements such as rafters, brackets, braces and columns 4. A mixture of materials such as stone, shingles and wood siding S. Asymmetrical massing and window and door compositions. 6. Mid to dark earth tone colors are used. Examples on wood siding, shingles and trim of acceptable contemporary application of these elements are described as follows: Shallow pitched roofs with deep overhangs • Roof pitches less than 4 in I2. • Eave overhangs of 24 inches or greater. Deep, broad porch elements with expressive structural components such as square, tapered columns • Front elevation porches with a minimum depth of 6 feet. • Substantial porch roof columns with a dimensional width of at least I2 inches. • Lower 3 to 4 feet of porch columns faced with stone or brick. Expressive structural elements such as rafters, brackets, braces and columns • Front elevation eaves and overhangs to be detailed with extended rafter tails. • Gable end braces and brackets supporting the eave overhang. A mixture of materials such as stone, shingles and wood siding • Stone, brick, shingles and wood siding can be used to present a mixture of natural looking materials. • Stone and brick can be used as a wainscot treatment. Asymmetrical massing and window and door compositions • Avoid symmetrical spacing of windows on front elevation. • Set front door off center of front elevation. Avoid vertical alignment of windows between the •ont elevation. CRAFTSMAN / COTTAGE Glen Loma Ranch Specific Plan - Draft 4I Section 8 American Farmhouse The American Farmhouse style is typically characterized by wrapping front porches with a variety of wood columns and railings. The asymmetrical cottage look may be used. Dormers and symmetrical elevations can also be thematic for the elevation. Characteristic details are cupolas, dovecotes, vertical windows with shutters, wood pot shelves, siding and gable end vent details. The massing is simple with gable roofs and may include either shed or side hip roofs occurring over the first floor porch. Essential Design Elements of the American Farmhouse style: I. Simple gable roof forms both perpendicular and parallel to the front elevation. 2. Broad porches covered by shed roof forms. 3. Simple two story massing forms broken only by covered porches and gables. 4. Exterior materials are predominantly wood sidings. 5. Colors can range from light to rich earthy colors. Examples of acceptable contemporary application of these elements are described as follows: • The main roof form should be a gable running parallel to the lot frontage. Broad porches covered by shed roof forms • Front elevation porches with a minimum depth of 6 feet. • Porches to be covered. Simple two story massing forms broken only by covered porches and gables • Gable roof elements running perpendicular to the main roof form. • Covered front elevation porches with a minimum depth of 6 feet. Exterior materials are predominantly wood siding • Use combinations of wood siding, materials of a wood -like appearance and shingles as the predominant exterior material on the front elevation Simple gable roof forms both perpendicular and parallel to the front elevation • Relatively simple gable roof forms running parallel and perpendicular to the lot frontage. - v -�w AMERICAN FARMHOUSE Glen Loma Ranch Specific Plan - Draft 42 Section 8 Monterey Ranch The Monterey Ranch style is an indigenous California house type. It is principally characterized by two story structures with low pitched gable roofs and a second story balcony cantilevered and covered by the principal roof. Paired windows with shutters are common and typically set flush to the outside wall to create a deep reveal on the interior of the house. The first and second stories frequently have different cladding materials, with wood over brick being the most common pattern. Stucco is also commonly used on the exterior and may be mixed with other materials. Essential Design Elements of the Monterey Ranch style: I. Simple, straightforward volumes sometimes with gable wing facing the street. 2. Shallow slope gable roofs with either shake shingles or barrel tile. 3. Multi -paned windows, usually with 4 over 6 or 6 over 6 panes. 4. Second story cantilevered balcony covered by principal roof. S. Paired windows and shutters. 6. Exterior cladding materials typically stucco, brick with weeping morter and horizontal wood siding, or combination of these materials. 7. Detailing on balconies and cornice are extremely simple, with rafters often exposed. 8. Stucco colors are typically light, while wood trim is Examples of acceptable contemporary application of these elements are described as follows: Simple, straightforward volumes sometimes with gable wing facing the street • Relatively simple gable roof forms running parallel and perpendicular to the lot frontage. • The main roof form should be a gable running parallel to the lot frontage. Shallow sloped gable roofs with either shake shingles or barrel tile • Use of pitches not greater than 4 in I2. • Use of half -round clay or cement roof tiles. • Use of "S" cement roof tiles. Multi -paned windows, usually with 4 over 6 or 6 over 6 panes • Windows on front elevation should be proportionately higher than their width with divided lites. Second story cantilevered balcony covered by principal roof • Front elevation balconies, in whole or part cantilevered, with a minimum of 6 feet. • Balconies to be covered by main roof extension. Paired windows and shutters • Front elevation windows should be flanked by shutters on both the first and second floors. MONTEREY RANCH Glen Loma Ranch Specific Plan - Draft 43 Section 8 Exterior cladding materials typically stucco, brick and horizontal wood siding, or combination of these materials • Stucco, brick and wood or cement - composition siding can be used. • Use of brick wainscot on the first floor or siding on the second floor to present a mix of materials. Detailing on balconies and cornice are extremely simple, with rafters often exposed • Rafter tails exposed and unadorned by carving or painting. • Balcony posts, beams and railings are simple square or rectangular shapes, not carved or spindled. • Balcony posts, beams and railings are simple square or rectangular shapes, not carved or spindled. • Simple square tubular wrought iron railings between wood columns. Glen Loma Ranch Specific Plan - Draft 44 Section 8 Cape Cod /Shingle Cape Cod & Shingle architectural styles are dominant along the East Coast resort areas. The most distinctive feature of this style is the roof. Steep pitches and gambrel lines dominate the elevation of all wood siding and shingles with a variety of profiles. Windows are vertical with multiple panes, often used in groupings and symmetrically stacked. Towers, shutters, clerestory windows, dovecotes, stair railings, detailed gable dormers, cupolas and decorative round windows compliment each other as they enhance simple massing of the main structure. Essential Design Elements of the Cape Cod & Shingle style: I. Steep pitched roofs, often integrating the gambrel form. 2. Almost exclusive use of wood exterior materials in siding and shingle forms. 3. Broad covered porch elements with classical supporting posts and railings. 4. Vertical window forms with multi -lite upper halves. 5. Colors are muted blues, grays and earth tones. Examples of acceptable contemporary application of these elements are described as follows: Steep pitched roofs integrating the gambrel form. • Use roof pitches greater than 4 in I2. Almost exclusive use of wood exterior materials in siding and shingle forms • Use combinations of wood siding, materials of a wood -like appearance and shingles as the predominant exterior material on the front elevation. Broad covered porch elements with classical supporting posts and railings • Front elevation porches with a minimum depth of 6 feet. • Porch roof columns designed as round or square with vertical fluting and capitals Vertical window forms with multi -lite upper halves • Windows on front elevation should be proportionately taller than their width and have divided lites in the upper portion or the entire window. Glen Loma Ranch Specific Plan - Draft 45 Section 8 Colonial /Traditional The Traditional style is a mixture of several themes including Colonial and East Coast Eclectic. The use of brick veneer and /or wood siding with heavier trim above doors and windows is typical. Wood shutters are required and a white picket fence may round out the details. There are one and two story elements with simple gable forms. Simple porches or balconies have wood details. Entries are simple. Dormers may occur with gabled or hipped roofs. Essential Design Elements of the Traditional style: I. Simple, straightforward volumes with one - story wings and porches to make more complex shapes. 2. Symmetrical composition of doors and windows. 3. Simplified versions of Classical details and columns. 4. Multi -lite windows that are wide in proportion, usually with 6 over 6 pane patterns. 5. Multiple dormers with multi -lite windows. 6. Colors are muted, with dark shutters and entry doors. Examples of acceptable contemporary application of these elements are described as follows: • Simple, straightforward volumes with one - story wings and porches to make more complex shapes. • Relatively simple gable roof forms running parallel and perpendicular to the lot frontage. • Front elevation porches with a minimum depth of 6 feet.Symmetrical composition of doors and windows • Symmetrical spacing of windows on front elevation. • Set front door on center of front elevation. • Vertical alignment of windows between the first and second floors on the front elevation. Simplified versions of Classical details and columns • Porch roof columns designed as round or square with vertical fluting and capitals • Use of pointed, curved or broken pediments over windows and entry doors. Multi -lite windows that are wide in proportion, usually with 6 over 6 pane patterns • Windows on front elevation should be proportionately wider than their height and have divided lites. Multiple dormers with multi -lite windows • At least two dormers on the front elevation of the roof incorporating windows with divided lites. COLONIAL / TRADITIONAL Glen Loma Ranch Specific Plan - Draft 46 Section 8 Spanish Colonial The Spanish Colonial architectural style is typically characterized with simple courtyards and distinctive use of key details such as roof tiles, stucco walls, detailed wooden doors and ornamental ironwork. Walls convey a thick appearance with recessed door and window openings set back into smooth finished plane walls. The use of arches, courtyards, patios and colonnades enhance the theme. Balconies with wood details or canvas awnings may enhance the elevations along with classic shutters and pot shelves. A variety of gabled end details are encouraged along with the use of scalloped finishes to add a different feel to the elevation. Essential Design Elements of the Spanish Colonial style: I. Stucco walls with a hand made /formed appearance. Preferably smooth in finish. 2. Shallow sloped, terra cotta barrel tile roofs in variegated colors. 3. Thick walls with deep recessed openings, often using arched form. 4. Covered patios /porches /loggias. S. Detailing primarily at openings. 6. Balconies. 7 Decorative iron work. 8. Colors can range from dark to light earth tones. Examples of acceptable contemporary application of these elements are described as follows: Stucco walls with a hand made /formed appearance • Smooth or sanded stucco finish, not the heavy "lace" finish. • Incorporation of arch forms at window and doorway openings. Shallow sloped, terra cotta barrel tile roofs in variegated colors • Use of pitches not greater than 4 in 12. • Use of half -round clay or cement roof tiles. • Use of "S" cement roof tiles. High profile tiles are preferred to emulate the look of red clay tiles. • Use of varying or variegated tile colors in shades of terra cotta and muted reds. Thick walls with deep recessed openings, often using arched form • Use of door and window surrounds and/ or shutters to deepen openings and create shadow patterns. • Covered entries with setback doors. • Use of arched windows and entry doors. Covered patios /porches/loggias • Covered entry porches. • Covered porch or patio with arched supports. Detailing primarily at openings • Window shutters SPANISH COLONIAL Glen Loma Ranch Specific Plan - Draft 47 Section 8 Balconies • False (abbreviated) balconies under windows. • Functional balconies off of bedrooms. Decorative iron work • Porch railings. • Grill work over small decorative windows. • Balcony railings. Glen Loma Ranch Specific Plan - Draft 48 Section 8 Prairie The Prairie style, developed in the Midwestern states in the early part of the 20`E' century, is characterized by low pitched roofs, usually hipped, and strong horizontal lines. Wide overhanging eaves are common with massing forms usually employing one and two story elements. Massive square porch supports of masonry are also common. Characteristic details include hipped dormers, window boxes, flattened pedestal urns for flowers, upper portions of windows divided into small panes, broad flat chimneys, and horizontal decorative emphasis by such techniques as: I) horizontal board - and -batten siding, selective recessing of only the horizontal masonry joints, and contrasting wood trim between stories. Essential Design Elements of the Prairie style: I. Low pitched hipped roof forms with wide overhangs. 2. Hipped dormers. 3. Horizontal rows of windows, some with tall casements. 4. Strong horizontal lines through masonry or siding design. 5. Large square porch supports. 6. Upper portions of windows divided into small geometric patterns. 7. Colors are usually dark. Examples of acceptable contemporary application of these elements are described as follows: Low pitched hipped roof forms with wide overhangs • Utilize hip roof forms to reduce the mass of the building. • Use flatter roof pitches less than 4 in I2. • Minimum eave overhangs should be 24 inches. Horizontal rows of windows, some with tall casements • Windows on front elevation should be proportionately taller than their width and have divided lites. • Windows grouped together on front elevation. Strong horizontal lines through masonry or siding design • Use horizontal siding and /or masonry with horizontal grout lines. • Use belly bands to accentuate horizontal lines of building. Large square porch supports • Substantial porch roof columns with a dimensional width of at least 12 inches. Upper portions of windows divided into small geometric patterns • Front elevation windows may have small divided lites in the upper third or quarter of the window. Glen Loma Ranch Specific Plan - Draft 49 Section 8 Site Planning The following site planning guidelines address the four areas of design: I. Lotting Concepts 2. Building Siting Criteria 3. Garages 4. Vehicular Access Control Lotting Concepts Examples of detached and attached residential site planning are illustrated in Figures I I - I7 for various building types /lot sizes. These illustrations are conceptual and do not depict final designs, nor should they limit the range of expression among individual builders and their professional design teams. However, they do notate the setback requirements of the plan, and reflect compliance with the standards and intent of the Glen Loma Ranch Specific Plan. Building Siting Guidelines BSG -I - Neighborhood Product Differentiation Guideline - The Glen Loma Ranch community desires to create more diverse residential communities within the Specific Plan area. The builders of new neighborhoods are encouraged to develop neighborhoods with more than one residential product type. BSG -2 - Varying setbacks, building heights and roof planes should be considered to provide a varied and more interesting visual character along Neighborhood streets. BSG -3 - Variable lot widths are encouraged to achieve more varied building massing and facilitate single story plans where possible. Vehicular Access & Street Layout VAG -I - Through streets are preferred, but loop streets are permitted to form interconnecting grid patterns. VAG -2 - Where cul -de -sacs are used, pedestrian pathways shall connect cul -de -sacs to adjoining through streets or trail systems, wherever possible. Architectural Design Guidelines Design Features Common To All Styles The following design guidelines apply to all Single Family Detached Residential Product Types, regardless of architectural style. Building Massing SFD /BMG -I - Front porches are encouraged on a minimum of 50% of all detached residential units. Where used, porches shall have a minimum depth of 6 feet and comprise a minimum of 30% of the width of a building's primary fa4ade (excluding garage), or I0 feet, whichever is greater. SFD /BMG -2 - Wrap- around porches and /or patios defined by a low wall are encouraged on corner lots to provide visual interest on both street elevations. SFD /BMG -3 - At least 25% of a residential building's fa4ade that faces a primary circulation street or park should be windows and doors (garage doors do not count towards this requirement). SFD /BMG -4 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. SFD /BMG -5 - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. SFD /BMG -6 - Building mass should be articulated (if practical) to reflect the historical context of the architectural style. SFD /BMG -7 - Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds are encouraged because these elements provide visual interest. SFD /BMG -8 - Building mass should be proportionate to the size of the lot. SFD /BMG -9 - Dormers, gables, eaves and other projections may be used to break up simple architectural forms. Materials & Colors SFD /BCG -I - Building materials and colors Glen Loma Ranch Specific PIan - Draft 50 Section 8 should compliment the historical architectural style. SFD /BCG -2 - Stucco and combinations of stucco, stone and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. SFD /BCG -3 - Where stucco is used, it should have a final coat of integral color in a muted earth tone or shade of white to compliment the historical architectural style. SFD /BCG -4 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. SFD /BCG -5 - Color is intended as a primary theme element, and color values should be generally light earth tones or white with darker or lighter accents encouraged to highlight the character of the structure. SFD /BCG -6 - Accent color should be used for shutters, trim, fascia, balcony rails, stucco recesses, or cornice bands, and should relate to the architectural form and character of the building. All wrought iron should be black. SFD /BCG -7 - Concrete, brick, stone, or other similar natural material may be used for driveway and parking areas. Roof Form & Materials SFD /RFG -I - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building. SFD /RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over porches or other building extensions may be lower in pitch. SFD /RFG -3 - Varied plate and ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. TWO STORY MASS VERTICAL TWO STORY ARTICULATION BASIC TWO STORY 2 BUILDING MASS HORIZONTAL ROOF .y {dYk, by tt• M1 G GROUND FLOOR ^' 3 ARTICULATION/ SHOULDERING AUTPLAN -tD ROOF 4 Figure 19 - Examples of Varying "Mass" of Homes Glen Loma Ranch Specific Plan - Draft 51 Section 8 SFD/RFG -4 - Roof colors and composition should vary within a Neighborhood to add variety to the street scene. SFD/RFG -5 - Roof colors should be neutral earth tones, except for architectural styles that require shades of gray or black. Avoid high- contrast colors such as red, oranges or ceramic blue except for architectural styles that require shades of black or gray. SFD/RFG -6 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. SFD/RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations SFD/BEG -I - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. SFD/BEG -2 - Each structure should have a predominant fapde material or color that differentiates it from adjacent structures. This will promote individuality within the context of the Neighborhood. SFD/BEG -3 - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. SFD/BEG -4 - Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. SFD/BEG -5 - Garage doors should not dominate the front elevation of the building. If visually prominent on the front elevation, garage doors are encouraged to be broken into single door entries. SFD/BEG -6 - Side entry or swing -in garages are encouraged on lots that can accommodate them. Additional Building Components SFD/ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. Patina finishes are also acceptable. SFD /ABCG -2 - Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building. SFD /ABCG -3 - Satellite dishes that do not exceed I8 inches in diameter may be placed on the exterior of the building if placed in a location that is not visible from the public street frontage. SFD/ABCG -4 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. SFD/ABCG -5 - SkyIights should be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. SFD /ABCG -6 - Solar panels, if used, should be integrated into the roof design as an unobtrusive element. Panels are to be parallel to the roof plane and should be clear, bronze, or smoke colored plastic or glass. SFD/ABCG -7 - To the greatest extent possible, solar panels should be located away from front elevation street views. Attached & Multi- Family Products These residential units are single family and /or multi - family attached structures with attached or detached garages. Private outdoor living spaces, such as courtyards, patios, and /or rear yards, will be provided. Unlike the detached residential developments within the community, attached projects may have as few as one of the architectural styles as described on page 36. This should be consistent throughout the Specific Plan area. For the style(s) that is chosen, at least four of the "Essential Design Elements" of that style must be incorporated into the exterior design. Transitions from attached developments to Single Family Detached developments should be carefully designed to avoid abrupt changes in scale and /or minimize intrusions on privacy. This can be achieved by reducing the height and scale of the attached product along the interface with the detached Glen Loma Ranch Specific Plan - Draft 52 Section 8 product, and by careful placement of buildings, windows, decks and patios to minimize loss of solar access and privacy. Building Mass & Scale MF/BMG -I - Building massing should not seem boxy, but appear to result from the combination of several compatible geometric forms. Large monolithic forms should be avoided. MF/BMG -2 - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. MF/BMG -3 - One -story elements at the end of buildings, especially at street corners, diminishes the visual impact of the building mass. MF/BMG -4 - Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds (consistent with the architectural style ) should be provided for visual diversity. MF/BMG -5 - To the extent possible, entrances to individual units should be plainly visible. MF/BMG -6 - Units and buildings should be sited to maximize view opportunities to open spaces. MF/BMG -7 - The overall composition of buildings should incorporate proportion and rhythm among a series of unit "bays" and the overall building mass. Materials & Colors MF/MCG -I - Building materials and colors should be consistent with the guidelines for the architectural style selected for the Neighborhood. MF/MCG -2 - Stucco and combinations of stucco, stone, and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. MF/MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted tone consistent with the architectural style. MF/MCG -4 - Use of stucco on larger mass buildings should be broken up or mixed with other materials. MF/MCG -5 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. MF/MCG -6 - Color is intended as a primary theme element, and color values should be generally light tones with darker or lighter accents encouraged to highlight the character of the structure. MF/MCG -7 - Accent color should be used for shutters, awnings, trim, fascia, balcony rails, stucco recesses, inlaid tile bands or cornice bands, and should relate to the architectural form and character of the building. Roof Form & Materials MF/RFG -I - When a project includes more than one building, roof forms should vary from one building to the next where practicable, in order to achieve visual interest and diversity. MF/RFG -2 - Roof pitch may vary, but generally be consistent with the architectural style. Shed roofs over porches or other building extensions may be lower in pitch. MF/RFG -3 - Varied ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. MF/RFG -4 - Roof colors and composition should vary within a Neighborhood to add visual diversity. MF/RFG -5 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. MF/RFG -6 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. MF/RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations & Siting MF/BEG -I - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. MF/BEG -2 - Functional covered balconies, decks, covered front porches, and other Glen Loma Ranch Specific Plan - Draft 53 Section 8 architectural detailing that reflect the style of the building are encouraged. MF /BEG -3 - Use offset window, door, and exterior deck placement to preserve visual privacy. MF /BEG -4 - Site buildings to take advantage of open space views, courtyard open spaces or private recreational facilities. MF /BEG -5 - Consider limiting buildings to 4 to 6 units to avoid overly long building elevations. MF /BEG -6 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building fa4ade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. MF /BEG -7 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. MF /BEG -8 - Units located adjacent to streets may face onto the street, or may be grouped around a central green in a configuration which as a whole fronts the street. MF /BEG -9 - When units front onto a street, the primary facades and building entries should orient to the street. MF /BEG -IO - Off - street parking lots should be limited to on no more than 20 percent of the parcel's street frontage. MF /BEG -II - Street oriented windows should be well articulated, and upper story (above first floor windows should have a vertical dimension equal to or greater than the horizontal dimension. Additional Building Components MF /ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, facia, trim or wall colors. MF /ABCG -2 - Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building MF /ABCG -3 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. MF /ABCG -4 - Skylights should be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. Parking Lots & Garages MF /PGG -I - Parking lots should be designed and lighted to ensure pedestrian safety. MF /PGG -2 - Long rows of garages should be avoided. Garages and parking spaces should be distributed throughout a development to ensure that each unit's assigned parking is reasonably close to the unit. MF /PGG -3 - Garage structures should provide some enclosed storage for each unit. MF /PGG -4 - Guest parking should be distributed throughout the development and clearly identified. Town Center Residential Flex Unlike the more diverse detached residential development areas, a uniform architectural style is envisioned for the Town Center /Residential Flex area. The architectural character of the Town Center must be consistent with the rest of the Glen Loma Ranch community. The residential Neighborhoods of Glen Loma Ranch have been conceived with a variety of architectural design themes. These themes are the styles of American Farmhouse, Monterey, Cape Cod /Shingle, Craftsman, Colonial, Cottage, Prairie, and Spanish Colonial. While the architectural character of the Town Center must establish its own architectural identity, it must also coalesce with the historic Gilroy environment in which the Specific Plan area will be sitting. The objective is to avoid blandness by carefully choosing details, materials, and colors that are appropriate for the architectural style used for the commercial portion of the Specific Plan area. Site Organization TC /SOG -I - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. Glen Loma Ranch Specific Plan - Draft 54 Section 8 TC /SOG -2 - Building mass should be articulated to the extent practical to reflect the historical context of the architectural style. TC /SOG -3 - Building mass should reflect a reasonable relation to the size of the lot. TC /SOG -4 - Awnings, arcades, trellises, and other pedestrian protection may project ten feet (I0') beyond the property line. These shall interrupt the vertical facade divisions. TC /SOG -5 - Retail shops, restaurants, other "active" businesses display windows, and/ or courtyard entrances should be located at ground level on front on the primary street. TC /SOG -6 - Major pedestrian entrances should always be located at the street front; secondary entrances may be located at or convenient to parking lots. TC /SOG -7 - Residential units over first floor commercial and retail businesses are encouraged. TC /SOG -8 - Buildings should always be built to, or near, the front property line. "Front" property line is defined as the frontage along a "primary" street as defined in the "Circulation " section of the Glen Loma Ranch Specific Plan. TC /SOG -9 - Buildings should also be built to side property lines to form as continuous a line of building fronts as possible, but must respond to the need to provide parking or access to parking. TC /SOG -I0 - Buildings on corner lots shall be located on the street intersection and shall generally orient to the primary street, with the major entry at the corner. TC /SOG -I I - Parking should be located to the rear or sides of buildings, and should not front any Town Center primary street. TC /SOG -I2 - Driveways shall be shared with adjacent uses and the number of driveways to a major street shall be limited. The preferred access is from side streets provided that such access is not adjacent to or opposite from residential uses. TC /SOG -I3 - Shared parking among compatible businesses is encouraged to reduce the total parking area of the Town Center. TC /SOG -I4 - Typical "suburban" architectural styles and elements, such as shed roofs, and shopping center style mansard roofs, are discouraged. Materials & Colors TC /MCG -I - Building materials and colors should compliment the historical architectural style. TC/MCG -2 - Stucco and combinations of stucco, stone and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. TC/MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted earth tone or shade of white to compliment the historical architectural style. TC/MCG -4 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. TC /MCG -5 - Color is intended as a primary theme element, and color values should be generally light earth tones or white with darker or lighter accents encouraged to highlight the character of the structure. TC /MCG -6 - Accent color should be used for shutters, trim, fascia, stucco recesses, or cornice bands, and should relate to the architectural form and character of the building. All wrought iron is to be black or similar dark color. Roof Form & Materials TC/RFG -I - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building Flat roofs with parapets may be allowed as limited roof elements. TC /RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over covered walkways or other building extensions may be lower in pitch. TC /RFG -3 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. TC /RFG -4 - Roof materials should be concrete, Glen Loma Ranch Specific Plan - Draft 55 Section 8 clay, cement, composition shingle or other fire resistant materials. Building Elevations TC /BEG -I - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. TC /BEG -2 - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. TC /BEG -3 - Covered front walkways that reflect the style of the building are encouraged. TC /BEG -4 - Thick support pillars, battered columns typical of the architectural theme design are encouraged along with pilasters accented with stone work at entries. TC /BEG -5 - Long, large, solid walls unbroken in relief, form or design facing roadways or other areas of public view should be broken up through varied architectural design and landscaping. TC /BEG -6 - Clear glass and non - reflective glass is permitted, but reflective and mirrored glass is prohibited. Additional Building Components TC /ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. TC /ABCG -2 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. TC /ABCG -3 - Skylights may be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. TC /ABCG -4 - To the greatest extent possible, solar panels should be located away from front elevation street views. Parking Lots & Delivery/Loading Areas TC /PGG -I - Parking lots should be designed and lighted to ensure pedestrian safety. Signage TC /SG -I - Sign style should always conform to the architectural style of the building TC /SG -2 - Encouraged signs include raised "Halo" letters on building face, pedestrian - oriented blade signs, sculptural cantilevered signs, non - internally lit signs with lighting from secondary source, neon signs backed by building face or storefront. TC /SG -3 - Discouraged signs include cabinet or "can" internally lit signs with the exception of theatre marquee, plastic- faced, internally - lit channel letters. Institutional Uses Within the Town Center Institutional uses, such as medical clinics, museums, community recreation facilities, schools and government buildings share many of the physical qualities of commercial development. Institutional uses present more of a challenge to ensure that they are not disruptive to the overall theme established for the Town Center. Institutional Site Organization IU /SOG -I -Parking for institutional uses should not extend into residential areas. IU /SOG -2 - Multi -story buildings should not be placed adjacent to private open space of residential units. IU /SOG -3 - Multiple buildings in a single institutional project should be varied in size and mass. A transition from low buildings on the perimeter to larger and taller structures on the interior of the site is encouraged. IU /SOG -4 - Where institutional site interfaces with a residential street, barriers to vehicular access from that street should be designed into the Specific Plan area. Barriers may include building placement, masonry walls, fences, or any other site feature that will physically obstruct vehicular movement, while still allowing pedestrian movement from the street and the site. N /SOG -5 - Institutional sites should take full advantage of transit opportunities, trails, and other pedestrian - friendly elements as deemed feasible. N /SOG -6 - Institutional signs should be more Glen Loma Ranch Specific Plan - Draft 56 Section 8 restrained in size and design than general commercial signs. Hours of Operation Due to the residential elements of the Town Center, no retail commercial establishment shall be open between the hours of 12:00 midnight and 6:00 a.m. in the Town Center unless expressly permitted by the Glen Loma Ranch Master Homeowners Association and the City of Gilroy through the "Conditional Use" permit process. Public Uses Similar to the Town Center /Residential Flex development area, a uniform architectural style is envisioned for the public uses within the Ranch. Development here will be required to utilize the Craftsman style that will also help to reinforce a visual sense of place for the Ranch. Design criteria, including key design elements of the Craftsman style, are provided on page 4I. As these uses will be developed by public or quasi - public agencies, allowances may be made for a wider range of materials and style variations, similar to the commercial portion of the Town Center /Flex area. As with the commercial development areas, the overriding objective in the design of the public uses is to avoid static blandness that is the result of limited detail, accent and color, while at the same time reinforcing the visual character of the Ranch. Design guidelines for public use development within the Ranch are the same as for the commercial portion of the Town Center /Flex area, allowing for code or safety variances that may be necessary, dependent on the specific public use. Glen Loma Ranch Specific Plan - Draft 57 Section 8 9. NEIGHBORHOOD BREAKDOWN As stated previously, the Glen Loma Ranch is divided into nineteen distinct residential Neighborhoods. In addition, the Specific Plan area also has designated the Glen Loma Ranch Town Center, as well as other non - residential uses. This section provides a brief description of each Neighborhood and identifies unique characteristics that must be factored into the final design process. Olive Grove Area: I3.7 +/- Acres Unit Range: I37- 247 Units Forecasted Unit Count: I92 Units Zoning: R4 -PUD Olive Grove Overview The Glen Loma Ranch Specific Plan has identified two options for the McCutchin Creek drainage swale. The first option is to relocate this artificial channel to an alignment adjacent to and parallel to Santa Teresa Boulevard. The realigned channel would then be integrated with the proposed Santa Teresa Boulevard Class I trail. Because the channel would be lengthened and revegetated to become a more natural creek than its existing condition, this realignment is viewed as a positive environmental enhancement to the artificial channel. The second option is to leave the swale in its current alignment. The swale would be vegetated in a more natural condition. A fifty (50) foot development buffer on both sides of the swale would be established on each side of the channel, measured from the centerline of the swale. An alternative development buffer would be a one - hundred (I00) foot buffer on the side of the swale adjacent to the Solorsano Middle School, and a twenty -five (25) foot development buffer on the opposite side of the swale. The second drainage ditch flows east from Santa Teresa Boulevard through the cultivated fields. This drainage ditch is located just up -slope from a natural swale that conveys limited runoff from the Rocky Knoll Neighborhood towards The Glen Neighborhood. This ditch appears to have been constructed to direct seasonal flow originating at a culvert under Santa Teresa Boulevard. Because the permitting to revegetate the Swale in its present location involved fewer governmental permits than to relocate the swale, the decision as to which option to pursue will be based on the ability to secure the necessary permits from the California Department of Fish and Game as well as the U.S. Department of Fish and Wildlife Service. Olive Grove is the most northern Neighborhood of the Glen Loma Ranch, and is the first Neighborhood one would see traveling south on Santa Teresa Boulevard. Because of its proximity to Santa Teresa Boulevard, Olive Grove will also be adjacent to the redirected creek and Santa Teresa regional hiking and biking trail. Because the trail and redirected creek are adjacent to Santa Teresa Boulevard, Olive Grove will be set back from the ultimate right -of- way by approximately I25 feet. This setback will also benefit Olive Grove by reducing the noise impacts of the traffic from Santa Teresa Boulevard on the Neighborhood. Olive Grove is also located immediately north of Club Drive, one of the primary entrances into the Specific Plan area. The first public street entrance to Olive Grove from Club Drive will occur approximately 350 feet from Santa Teresa Boulevard at the Club Drive /Merlot Avenue intersection. The Product Differentiation Standard is in effect for this Neighborhood; this requires a minimum of two Residential Product Types. For example, Manor Homes (Duplex, Triplex or Four -plex units designed architecturally to appear as one large home ) facing Santa Teresa Boulevard and Club Drive would mix nicely with Compact Lot alley loaded homes and/ or Compact Lot cluster homes. The Manor Homes would access their garages from a rear alley (to avoid garages facing Santa Teresa ) and the opposite side of the alley would serve the Compact Lot product. This provides visual variety and mixes product types within this Neighborhood. Olive Grove Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. Glen Loma Ranch Specific Plan - Draft 58 Section 9 • Redirected creek adjacent to Santa Teresa Boulevard shall be incorporated into the design of the Olive Grove Neighborhood • Development of the Olive Grove Neighborhood must employ "friendly face" design techniques to minimize or eliminate the need for acoustical sound walls along Santa Teresa Boulevard. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. Building Height in Olive Grove. a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Olive Grove: • Single Family Detached — Compact Lot • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Draft 59 Section 9 OLIVE GROVE MCCUTCHIN CREEK Single Family Detached- Single Family Attached Compact lot Duplex Small Lot Front - Loaded Triplex/Four -Plex Small Lot Alley Loaded Townhouses /Rowhouses Paired Z Combination- Condominiums Cluster /Courtyard Stacked Flats Multi- Family Attached Manor Homes Single Family Attached Residential units over Duplex Commercial Triplex /Four -Plex Townhouses / Rowhouses Multi- Family Attached Combination- Condominiums Apartments Stacked Flats Condominiums Manor Homes Multi- Family Attached Apartments Condominiums Figure 20 - Northern Neighborhoods s HOME RANCH Single Family Attached Duplex Triplex/Four -Flex Town houses / Rowhouses Combination - Condominiun Stacked Flats PALOMINO Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses is Combination- Condominiur Stacked Flats Single Family Detached Single Family Detached - Small Lot Front - Loaded Compact Lots Small Lot Alley Loaded Small Lot Front - Loaded Paired Z Small Lot Alley Loaded Cluster /Courtyard Paired Z Cluster /Courtyard Multi- Family Attached Apartments Condominiums Glen Loma Ranch Specific Plan - Draft 60 Section 9 McCutchin Creek Area: 4.4 +/- Acres Unit Range: 32 — 44 Units Forecasted Unit Count: 38 Units Zoning: R3 -PUD McCutchin Creek Overview Like Olive Grove, the McCutchin Creek Neighborhood is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. The McCutchin Creek Neighborhood is actually made up of two adjacent areas separated by Merlot Drive. The McCutchin Creek Neighborhood is bounded by Club Drive to the north, Santa Teresa Boulevard to the west, Merlot Drive to the east, and preserved open space to the south. The Specific Plan envisions that the residential portions of the two sub -areas would be constructed at the same time, sharing similar Residential Product Types. While not immediately adjacent to the middle school, the school will have an influence on the McCutchin Creek Neighborhood. A small commercial site (approximately one acre in size) may also be located within the McCutchin Creek Neighborhood subject to the provisions of the "Northern Commercial Reserve Site" found on Page I I5. Potential uses within the commercial area should be reviewed carefully in light of the adjacent school. The commercial area, however, should be designed to take advantage of the preserved open space features. The McCutchin Creek Neighborhood would not take direct vehicular access from Club Drive. Instead, the McCutchin Creek Neighborhood will take access from Merlot Avenue. McCutchin Creek Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Allow for a one (I) acre commercial /retail center. Suggested uses include a coffee shop, restaurant, bakery, and other Neighborhood driven uses. The "Commercial Reserve" parcel shall be designated as "Neighborhood Commercial" • Residential units located over first -floor commercial uses are permitted in the McCutchin Creek Neighborhood. • Redirected creek adjacent to Santa Teresa Boulevard shall be incorporated into the design of the McCutchin Creek Neighborhood. • Development of the two McCutchin Creek areas must employ "friendly face" design techniques to minimize or eliminate the need for acoustical sound walls along Santa Teresa Boulevard. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. • Preservation of an existing topographic feature and related native trees located to the south of the main body of McCutchin Creek. Building Height in the McCutchin Creek Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in the McCutchin Creek Neighborhood: • Single Family Attached • Multi- Family Attached • Residential units over Commercial Glen Loma Ranch Specific Plan - Draft 6I Section 9 Palomino Area: 6.6 +/- Acres Unit Range: 48 — 66 Units Forecasted Unit Count: 57 Units Zoning: R3 -PUD The Palomino Neighborhood Overview The Palomino Neighborhood will be influenced by traffic and potential acoustical impacts of Club Drive. A small portion of a regional trail that runs at the base of the adjoining bluff crosses the Palomino Neighborhood at Merlot Avenue and continues west where it connects to the Santa Teresa Boulevard regional trail. Based on the unusual shape of the Neighborhood as well as design issues related to its proximity to the middle school, the Palomino Neighborhood is best suited for Single Family Detached (Compact Lots and /or attached Residential Product Types. The Palomino Neighborhood contains the original location of the wetland /swale that is redirected across the Olive Grove and McCutchin Creek Neighborhoods. If the creek is relocated, no further environmental issues would affect Palomino. Access to the Palomino Neighborhood is anticipated to be from Merlot Drive and Club Drive. The Palomino Neighborhood Environmental Features /Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • TraiI /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Existing creek to be redirected adjacent to Santa Teresa Boulevard. If the creek is not relocated and left in its present location, a fifity -foot (50') setback (average) from creek centerline shall be observed. • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. • Preservation of an existing adjacent topographic feature and related native trees located along the bluff to the south of the main body of McCutchin Creek. Building Height in the Palomino Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in the Palomino Neighborhood: • Single Family Detached — Compact Lot • Single Family Attached • Multi - Family Attached Glen Loma Ranch Specific Plan - Draft 62 Section 9 Home Ranch b. General: forty -five feet (45') Area: 7.6 +/- Acres Residential Product Types in Home Ranch: Unit Range: 55 — 68 Units • Single Family Detached — Compact Lot Forecasted Unit Count: 62 Units • Single Family Attached Zoning: R2 -PUD Home Ranch Overview The Home Ranch Neighborhood is located at the northeast portion of the Specific Plan and directly borders Christmas Hill Park. The Home Ranch Neighborhood should be designed in a fashion that provides a visual buffer between Christmas Hill Park and the middle school. Although a range of potential Residential Product Types have been identified for this Neighborhood, the City's desire for a visual buffer may make the Home Ranch Neighborhood best suited for Single Family Detached — Compact Lots, or Single Family Attached products. In addition, the Christmas Hill Park Master Plan calls for a maintenance yard to be located adjacent to the southeast corner of Home Ranch. Placement of residential structures near the future maintenance yard should be sited carefully to avoid future land use conflicts. Home Ranch Environmental Features Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from the middle school • Acoustical and visual concerns from Christmas Hill Park. • Provision of a regional east -west trail crossing Home Ranch. • Observation of thirty -foot (30') development setback from the oak woodland scrub area. • Preserve and maintain the existing Santa Clara Valley Water District levee easement located adjacent to Uvas Creek floodplain. Building Height in Home Ranch: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') Glen Loma Ranch Specific Plan - Draft 63 Section 9 Wild Chestnut Area: 11.0 +/- Acres Unit Range: 44 — 99 Units Forecasted Unit Count: 72 Units Zoning: R3 -PUD Wild Chestnut Overview The Wild Chestnut Neighborhood is one of three Neighborhoods located at the top of the wooded bluff. Because of its proximity to the open space, and its views to the north and east, this Neighborhood has some unique opportunities for residential development. The shape of this Neighborhood is very irregular due to the preservation of existing open space, thus Wild Chestnut seems better suited for traditional residential lots or a higher density attached product. If the Wild Chestnut Neighborhood is developed for larger traditional (5,000 sq. ft. in size or larger ) residential lots, residential lots may be placed around the edges of the Neighborhood, allowing the homes to be positioned so that the rears of homes can take advantage of the views. The internal circulation pattern of the Neighborhood can be positioned in a fashion that allows for greater acoustical setbacks from Merlot Avenue, which would also help to mitigate any potential acoustical impacts from Santa Teresa Boulevard. If the Wild Chestnut Neighborhood is developed using Single - Family Attached Residential Product, such as Townhouses, the units could also be placed around the edges of the Neighborhood, so that the "public faces" of the units can take advantage of the views. Garages and internal access streets and /or alleys would be located within the middle of the Neighborhood. Wild Chestnut Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from Merlot Avenue, and to a lesser degree, Santa Teresa Boulevard. • Observation of fifty -foot (50') development setback from the oak woodland scrub area. Building Height in Wild Chestnut: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Wild Chestnut: • Single Family Detached • Single Family Detached - Compact Lots • Single Family Attached Glen Loma Ranch Specific Plan - Draft 64 Section 9 Montonico Area: 5.0 +/- Acres Unit Range: 75 — 85 Forecasted Unit Count: 80 Units Zoning: R3 -PUD Montonico Overview Montonico (along with the Malvasia Neighborhood) lies between Santa Teresa Boulevard and Merlot Avenue, and is just north of the second entrance into the Specific Plan area at Ballybunion Drive. The Montonico Neighborhood is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. Because of this, Montonico is better suited for Single - Family Attached and /or multi- family units. As is recommended for Olive Grove and suggested for the McCutchin Creek Neighborhood, the "manor home" or similar attached Residential Product Types (as described in the Residential Design Guidelines) is recommended along Santa Teresa Boulevard for acoustical mitigation reasons. Two or more different Residential Product Types are encouraged for this neighborhood. Montonico Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic on Club Drive. Building Height in Montonico: a. Within one - hundred feet (100') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Montonico: • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Draft 65 Section 9 WILD CHESTNUT THE GLEN NEBBIOLO Single Family Detached - Traditional Village Lots Garden Lots Single Family Detached- Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination-Condominiums Stacked Flats MONTONICO Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats Manor Homes Multi - Family Attached Apartments Site Condominiums Figure 2I - Central Neighborhoods Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex /Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats MALVASIA Single Family Detached - Traditional Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Single Family Attached Duplex Triplex /Four -Plex Townhouses/Rowhouses Combination- Condominiums Stacked Flats Manor Homes Single Family Detached Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Glen Loma Ranch Specific Plan - Draft 66 Section 9 Nebbiolo Area: I9.4 +/- Acres Unit Range: 78 - 116 Units Forecasted Unit Count: 97 Units Zoning: RI -PUD Nebbiolo Overview Like Wild Chestnut and The Glen Neighborhoods, Nebbiolo is located at the top of the wooded bluff. With its proximity to the open space, and its views to the north and east, this Neighborhood offers some unique opportunities for residential development. The shape of this Neighborhood is very irregular due to the preservation of existing open space. This area is well suited for larger Traditional Lots, with lots placed around the edges of the Neighborhood, allowing the homes to be positioned so that the rears of homes can take advantage of the views. The internal circulation pattern of the Neighborhood can be designed in a fashion that allows for greater acoustical setbacks from Merlot Avenue. Nebbiolo Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from Merlot Drive. • Observation of fifty -foot (50') development setback from the oak woodland scrub area. • Observation of one hundred -foot (I00') development setback from a riparian area. Building Height in Nebbiolo: • Thirty -five feet (35') Residential Product Types in Nebbiolo: • Single Family Detached - Traditional Lot • Single Family Detached - Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 67 Section 9 The Glen Area: 3.I +/- Acres Unit Range: 22 — 3I Units Forecasted Unit Count: 27 Units Zoning: R3 -PUD The Glen Overview Like the Wild Chestnut and Nebbiolo Neighborhoods, The Glen is located at the top of the wooded bluff. Its proximity to the open space, and its views to the north and east present some unique opportunities for residential development. Of the Neighborhoods, The Glen has the most irregularity in shape due to the preservation of existing open space. The Glen is best suited for higher density Single - Family Attached product, such as row houses or townhouses, where the units could be placed around the edges of the Neighborhood. This will allow the units to be designed so that the "public faces" of the units can enhance the buffer areas and take advantage of the views. Garages and internal access streets and /or alleys would be located within the middle of the Neighborhood. The Glen Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from MerIot Avenue. • Observation of one hundred -foot (I00') development setback from a riparian area. • Sensitivity will be required to avoid disturbance of any archeological features located near the Neighborhood. Building Height in The Glen: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in The Glen: • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 68 Section 9 Malvasia Area: 19.6 +/- Acres Unit Range: I42 — I96 Units Forecasted Unit Count: 169 Units Zoning: R3 -PUD Malvasia Overview Like the Montonico Neighborhood, the Malvasia Neighborhood lies between Santa Teresa Boulevard and Merlot Avenue, and is just south of the second entrance into the Specific Plan area at Ballybunion Drive. Malvasia is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. In addition, Malvasia is located adjacent to a drainage corridor that will be created to address run -off from the adjacent coastal foothills that enters the site from a culvert under Santa Teresa Boulevard. As is recommended for the Olive Grove and Montonico Neighborhoods, as well as suggested for the McCutchin Creek Neighborhood, the "manor home" attached Residential Product Type is also an appropriate choice for one of the product types in Malvasia. This is recommended for acoustical mitigation and aesthetic reasons because Malvasia is also adjacent to Santa Teresa Boulevard. Malvasia is subject to the Product Differentiation Standard, and a minimum of two different Residential Product Types. Malvasia Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic on Ballybunion Drive. • Observation of fifty -foot (50') development setback from the adjacent drainage corridor. • Observance of a portion of a riparian creek channel at the eastern portion of the Neighborhood adjacent to Merlot Avenue. Building Height in Malvasia: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Malvasia: • Single Family Detached — Traditional lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 69 Section 9 Canyon Creek Area: 7.7 +/- Acres Unit Range: 39 — 56 Units Forecasted Unit Count: 47 Zoning: R2 -PUD Canyon Creek Overview The Canyon Creek Neighborhood lies between Santa Teresa Boulevard and Merlot Avenue south of Malvasia. Canyon Creek is just east of the rocky knoll area, which is a preserved open space area, and is adjacent to Reservoir Canyon Creek. To the north of Canyon Creek lies an open space corridor that will be created to address run -off from the adjacent coastal foothills that entering the site from a culvert under Santa Teresa Boulevard. A regional hiking and bicycle trail is proposed to run parallel to Reservoir Canyon creek, and Canyon Creek will be designed to take advantage of the access to the regional trail. Unlike the Malvasia Neighborhood, Santa Teresa Boulevard is less of an impact on the Canyon Creek Neighborhood due to the preserved Rocky Knoll area providing a physical buffer. Canyon Creek Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard, although partially mitigated by the rocky knoll. • Observation of fifty -foot (50') development setback from the adjacent drainage corridor. • Observation of fifty -foot (50') development setback from the adjacent rocky knoll area. • Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel Building Height in Canyon Creek: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Canyon Creek: • Single Family Detached — Traditional lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 70 Section 9 Rocky Knoll Area: 4.I +/- Acres Unit Range: 30 - 37 Units Forecasted Unit Count: 33 Units Zoning: R3 -PUD Rocky Knoll Overview Like the Montonico and Malvasia Neighborhoods, the Rocky Knoll Neighborhood lies along Santa Teresa Boulevard. The design of the Rocky Knoll Neighborhood will be heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. In addition, Rocky Knoll is located adjacent to the Rocky Knoll and Reservoir Canyon riparian corridor, both environmental features. A regional hiking and bicycle trail will run parallel to Reservoir Canyon creek, and the Rocky Knoll Neighborhood should be designed to take advantage of the access to the regional trail. As is recommended for other Neighborhoods along Santa Teresa Boulevard, the "manor home" Residential Product Type (as described in the Residential Design Guidelines) or other similar type of attached residential product is an appropriate option for Rocky Knoll. This product type is recommended for acoustical mitigation reasons as well as due to the relatively small size of the Neighborhood. The Rocky Knoll Neighborhood is not subject to the Product Differentiation Standard. Rocky Knoll Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Observation of fifty -foot (50') development setback from the adjacent rocky knoll area. • Observance of a one- hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel. Building Height in Rocky Knoll: a. Within one - hundred feet (100') of property boundaries adjacent to Single- Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Rocky Knoll: •Single Family Detached — Compact Lot • Single Family Attached • Multi - Family Attached Glen Loma Ranch Specific Plan - Draft 7I Section 9 Town Center Senior Housing Area Area: 7.8 +/- Acres Units: I50 Units Zoning. R4 -PUD Town Center Multi- Family/Senior Housing Areas Overview This area is located to the east of the Town Center commercial area. Because of its proximity to the commercial and retail services within the Town Center, this area is expected to provide the highest residential densities within the Specific Plan. This area east of the commercial Town Center is anticipated to be high- density senior housing. This area will be either high density attached or detached, and can be either R -4 "for- sale" units or rental units. Based on the design considerations necessary to address the unique needs of seniors, the Neighborhood is exempt from the Product Differentiation Standard. Town Center Senior Housing Area Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic on Tenth Street extension. • Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel • The Town Center Senior Housing Area is not required to have more than one architectural style. Building Height in Town Center Senior Housing Area: See the "Town Center Flex" area (page 94) for detail on building heights. Residential Product Types in Town Center Senior Housing Area: See the "Town Center Flex" area for detail on potential Residential Product Types within the Town Center Flex area. The following Residential Product Types are recommended for the Town Center Multi - Family /Senior Housing Areas: • Single Family Detached — Compact Lot • Single Family Attached • Multi - Family Attached Affordability Goals of the Town Center Senior Housing Area See section I0 - Meeting the City's Affordable Housing Goals (pg 77 -78) for the affordable housing goals of this Neighborhood. Glen Loma Ranch Specific Plan - Draft 72 Section 9 J DRS :N,� C ROCKY KNOLL Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex /Four -Plex Town houses /Rowhouses Combination - Condominiums Stacked Flats Manor Homes Multi - Family Attached Apartments Site Condominiums Figure 22 -Town Center Flex District CANYON CREEK Single Family Detatched- Traditional Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plea Townhouses /Rowhouses Combination- Condominiums Stacked Flats I TOWN CENTER - FLEX DISTRICT 17.3 Acres - Residential 8.3 Acres - Commercial Glen Loma Ranch Specific Plan - Draft 73 Section 9 Town Center R -4 Multi - Family Area Area: 9.3 +/- Acres Unit Range: I58 - I86 Units Forecasted Unit Count: I72 Units Zoning: R4 -PUD Town Center R-4 Multi - Family Area Overview This area is located to the west of the Town Center commercial area. Because of its proximity to the commercial and retail services within the Town Center, this area is expected to provide the highest residential densities within the Specific Plan. The area west of the commercial Town Center is anticipated to be the multi - family portion of the Specific Plan area. This area will be either high density attached or detached, and can be either R -4 "for- sale" units or rental units. Because of the design considerations associated with high density Residential Product Types, the Product Differentiation Standard does not apply to this Neighborhood. Town Center R-4 Multi - Family Area Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic on Tenth Street extension. • Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel • The Town Center Senior Housing Area is not required to have more than one architectural style. Building Height in R-4 Town Center Multi - Family Area: See the "Town Center Flex" area (Page 94) for detail on building heights. Residential Product Types in Town Center R-4 Multi - Family Area: The following Residential Product Types are recommended for the Town Center Multi- Family/ Senior Housing Areas: • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Draft 74 Section 9 Luchessa Area: 4.0 +/-Acres Unit Range: 40 - 68 Units Forecasted Unit Count: 54 Units Zoning: R4 -PUD Luchessa Overview The Luchessa Neighborhood is located at the southwest corner of the Luchessa Avenue /10' Street. Because of its proximity to the intersection of two major streets, a higher- density Neighborhood is envisioned. Similar to The Grove Neighborhood, the Luchessa Neighborhood is located adjacent to an existing eucalyptus grove. As identified in the "Open Space, Parks, and Recreation" section of this document, the eucalyptus grove will be owned and maintained by the Master Homeowners Association. As such, the grove will have design constraints on the adjacent residential Neighborhood, but will also have the potential to serve as the Neighborhood's Focal Point. Luchessa Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on the Tenth Street extension. • Acoustical concerns from traffic on Luchessa Avenue extension. • Design constraints on future residential development imposed by the eucalyptus grove. Building Height in the Luchessa Neighborhood: a. General: forty -five feet (45') Residential Product Types in the Luchessa Neighborhood: The following Residential Product Types are recommended for the Luchessa Neighborhood: • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Draft 75 Section 9 MATARO Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex /Four -Plex Townhouses / Rowhouses Combination- Condominiums Stacked Flats Manor Homes PETITE SIRAH Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats CABERNET Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front- Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex /Four -Plex Townhouses / Rowhouses combination - Condominiums Stacked Flats Figure 23 - Southern Neighborhoods THE GROVE VISTA BELLA Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination - Condominiums Stacked Flats Manor Homes LUCHESSA Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination- Condominiums Stacked Flats Multi- Family Attached Apartments Condominiums Single Family Detached- Traditional Lots Village Lots Garden Lots Single Family Detached- Compact Lots Small Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Duplex Single Family Attached Tri lex/Four -Flex Townhouses /Rowhouses Combination- Condominiums Stacked Flats Manor Homes GIen Loma Ranch Specific Plan - Draft 76 Section 9 Petite Sirah Area: I7.7 +/- Acres Unit Range: 3I — I09 Units Forecasted Unit Count: 69 Units Zoning: R3 -PUD Petite Sirah Overview The Petite Sirah is near the "Town Center Flex" area, separated by I9' Street. The Petite Sirah Neighborhood is designated as an alternative elementary school site. Because of this Neighborhood's proximity to the Town Center, the future elementary school, and the Cabernet Neighborhood (which is anticipated to be Single - Family Detached homes), the Petite Sirah Neighborhood can proceed in two directions. Petite Sirah can either reflect the higher density character of the Town Center, or match the lower density character of the Cabernet neighborhood. The Unit Range anticipated for this Neighborhood was assigned to allow flexibility in the design process. Petite Sirah Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Design constraints and opportunities from the potential elementary school and City park sites. • Acoustical concerns from traffic on Luchessa Avenue. • Acoustical concerns from traffic on Tenth Street extension. Building Height in Petite Sirah: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Petite Sirah: *Single Family Detached — Traditional lots *Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 77 Section 9 Mataro Area: 8.6 +/- Acres Unit Range: 67 - 96 Units Forecasted Unit Count: 8I Units Zoning: R2 -PUD Mataro Overview The Mataro, Neighborhood is adjacent to the future city park and Uvas Creek, creating one of the most distinct Neighborhoods in the Glen Loma Ranch Specific Plan area. Mataro, is anticipated to be a Single Family Detached Neighborhood. The Mataro Neighborhood is designated as an alternative elementary school site. Mataro Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Design constraints and opportunities from the Neighborhood's proximity to the future City park sites. • Design constraints and opportunities from the adjacent existing Single- Family Detached Neighborhood. • Acoustical concerns from traffic on the Tenth Street extension. Building Height in Mataro: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Mataro: • Single Family Detached — Traditional Lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 78 Section 9 Cabernet Area: I0.0 +/-Acres Unit Range: 40 - 60 Units Forecasted Unit Count: 50 Units Zoning: R I -PUD Cabernet Overview Cabernet is only one of two Glen Loma Ranch Neighborhoods that are adjacent to existing residential development. This Neighborhood should be as compatible as possible to the adjacent Villagio subdivision, The Cabernet Neighborhood is anticipated to be a Single Family Detached Neighborhood. The Cabernet Neighborhood is designated as an alternative elementary school site. Cabernet Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Design constraints and opportunities from the adjacent elementary school and City park sites. • Design constraints and opportunities from the adjacent existing Single - Family Detached Neighborhood. • Acoustical concerns from traffic on the Tenth Street extension. • Acoustical concerns from traffic on Luchessa Avenue. Building Height in Cabernet: a. Within one - hundred feet (100') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Cabernet: • Single Family Detached — Traditional Lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 79 Section 9 The Grove Area: I2.8 +/- Acres Unit Range: 64 - 93 Units Forecasted Unit Count: 78 Units Zoning: R2 -PUD The Grove Overview The Grove Neighborhood is located at the intersection of Tenth Street extension and Santa Teresa Boulevard, and is close proximity to the existing eucalyptus grove. As identified in the "Open Space, Parks, and Recreation" section of this document, the eucalyptus grove will be owned and maintained by the Master Homeowners Association. As such, The Grove will have design constraints on the adjacent residential Neighborhood, but will also have the potential to serve as the Neighborhood's Focal Point. The Grove Neighborhood is designated as an alternative elementary school site. In addition, if the elementary school site is located within the Grove neighborhood, a neighborhood park on the order of three (3) acres may be located adjacent to the elementary school site in keeping with the City of Gilroy's policy to coordinate schools and park sites within close proximity to one another. The Grove Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic on Tenth Street extension. • Design constraints on future residential development imposed by the eucalyptus grove. • Within The Grove Neighborhood, the maximum lot width for Compact Lots shall be fifty -five feet (55'). Building Height in The Grove Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in The Grove Neighborhood: • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 80 Section 9 Vista. Bella. Acres: 26.5 +/- Unit Range: I33 — I92 Units Forecasted Unit Count: I62 Units Zoning: RI -PUD Vista Bella Overview The Vista Bella Neighborhood is located between Santa Teresa Boulevard and Luchessa Avenue. The Product Differentiation Standard is in effect for this Neighborhood, requiring a minimum of two Residential Product Types. For example, Manor Homes (Duplex, Triplex or Four -plex units designed architecturally to appear as one large home ) facing Santa Teresa Boulevard would mix nicely with Compact Lot alley loaded homes and /or Compact Lot cluster homes. The Manor Homes would access their garages from a rear alley (to avoid garages facing Santa Teresa ) and the opposite side of the alley would serve the Compact Lot product. This provides visual variety and mixes product types within this Neighborhood, as well as blend with the existing Villas Neighborhood (4,500 sf lots. Vista Bella Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from Santa Teresa Boulevard • Acoustical concerns from Luchessa Avenue. • Observation of fifty -foot (50') development setback from Babbs Creek riparian area consistent with the existing Babbs Creek Park Preserve. Building Height in Vista Bella: a. Within one - hundred feet (I00') of property boundaries adjacent to Single- Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Residential Product Types in Vista Bella: • Single Family Detached — Traditional Lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Draft 8I Section 10 io. MEETING THE CITY'S AFFORDABLE HOUSING GOALS The Glen Loma Ranch will provide a variety of Market -Rate housing lot sizes and types which, by definition, meet and exceed the minimum housig mix as specified in the "Neighborhood District" requirements. This will result in a broad spectrum of price points and housing types. In addition to meeting and exceeding the Target Housing Mix of the Neighborhood District, the Glen Loma Ranch Specific Plan has mandated the following housing types: I50 -unit Project Dedicated Specifically For Seniors This project would be located within the Town Center (See page 72 for additional information on the Neighborhood). The Town Center is the best location in which to locate a senior housing project, primarily because the Town Center can provide a wide range of commercial and social uses that are accessible to seniors. The close proximity of these services to a senior complex will allow the residents to access the town center without relying on cars. The Town Center would also be a transit hub for the southwest quadrant of Gilroy, which will also be a benefit to seniors. (NOTE: The Product Differentiation Standard does not apply within the Town Center.) One hundred -fifty (I50) RDO exempt units are envisioned to be used for the senior project. Seventy -five (75) of the exempt units are anticipated to be categorized as "senior" units, and seventy -five (75) are categorized as "affordable senior" units. The allocation of exempt units are anticipated to be granted by the City of Gilroy City Council by separate action as part of the adoption process of the Specific Plan. Special Program Lots Glen Loma Ranch is proposing a special program that would provide for I00 or more units to be built and sold pursuant to the development agreement between the Master Developer and the City of Gilroy. The program concept would involve each participating entity involved in the development, construction, and approval process would agree to make a contribution in the form of discounts or waivers that would allow the house to be sold at a price lower than a comparable market -rate unit. Sales Price $425,000 Principal, Interest &Taxes $3,029 (monthly payment) (PIT) Household Annul Income Special Program Sales Price $425,000 Less: Developer Discount $I5,000 Builder Discount $ I5,000 City of Gilroy Fee Deferral $15,000 Title Fee Discount $I,500 Lender Fee Waiver $3,500 Total Reductions $50,000 Reduced Sales Price $375,000 Reduced PIT $2,672 (monthly payment) *City or School district will either waive fees or fees in the form of an interest free "silent second ", to be retired from proceeds upon employee's sale of residence. Table I3- An Example of Special Program Discounts Table six illustrates a hypothetical example of how the program would work. A new market rate alley - loaded Single- Family Detached home in Gilroy would hypothetically sell for $425,000. By applying affordable housing discounts by the developer (who would be discounting the land cost of the project), the Builder of the project (who would be discounting the cost of construction), and by the Title Company (who would be discounting and /or waiving title and lender fees), a price discount of $35,000 would be realized. Additional participants, such as the City of Gilroy and /or the Gilroy Unified School District, would also contribute to the special housing program by either waiving a portion of development fees or deferring some fees in the form of an interest free "silent second ", to be retired from proceeds upon employee's sale of residence. For purposes of this example, the contribution by the participating public agency is assumed to be the Glen Loma Ranch Specific Plan - Draft 82 Section I I same as the developer and Builder, which is $ I5,000. This places the total reduction of the sales price of the home at $50,000. In the event that the Special Housing Program can not be successfully structured, the Master Developer will work with the City of Gilroy to provide affordable units under the provisions set forth in the Development Agreement. High Density Multi- Family R4 Neighborhood As stated previously, the Glen Loma Ranch Specific Plan will provide approximately one hundred seventy -two (I72) High Density Multi- Family R4 units within the Town Center. The units within the Town Center area will be integrated with a mix of uses combining commercial, residential and public facilities, with the final mix of uses probably being determined by market demand and timing of implementation. These units will be for rent or for sale. (See page 74 for additional detail for this neighborhood) These residential units are single- family and /or multi - family attached structures with attached or detached garages. Private outdoor living space will be provided, such as courtyards, patios, and /or rear yards. Unlike the detached residential developments within the Specific Plan area, these units within the Glen Loma Ranch Town Center are limited to only one architectural style as described in Specific Plan. For the style(s) that is chosen, at least four of the "Essential Design Elements" of that style must be incorporated into the exterior design. Transitions from the R -4 units within the Town Center to Single Family Detached nearby adjacent developments will be required to avoid abrupt changes in scale and /or minimize intrusions on privacy. This will be achieved by reducing the height and scale of the attached product along the interface with the detached product, and by careful placement of buildings, windows, decks and patios to minimize loss of solar access and privacy. Glen Loma Ranch Specific Plan - Draft 83 Section I I 1><. PROMOTE BIKING AND WALKING Trails Within Glen Loma Glen Loma Ranch is supporting alternative modes of transportation throughout its entire site by incorporating a trail system within its development. The trail system (as shown in Figure 25) will provide connecting points within the trails and to the existing Uvas Creek trail north of the adjacent Villagio Neighborhood. A series of multi -use trails will serve as shared bicycle and pedestrian trails linking the preserved open space, residential Neighborhoods, schools, transit opportunities, the Town Center and other elements of the plan area. In some locations, the multi -use trails will also serve as maintenance /fire access roads, occurring primarily between Neighborhood lots and natural open space. They will also serve as fuel transition zones. Although their primary function is vehicular and service- oriented, pedestrians will be permitted to access and use these roads to connect to various trail systems, open space areas, and other Neighborhoods. The construction of the multi -use trails, including timing and implementation, shall be subject to the provisions of the Development Agreement between the Master Developer and the City of Gilroy. Santa Teresa Trail One of Glen Loma Ranch's longest trails, the Santa Teresa Trail plays a significant role on this particular site. The trail runs parallel to the southerly boundary of the entire ranch site connecting to existing development to the southeast. Three additional trails connect with the Santa Teresa Trail, providing easy access throughout the entire site. Wild Plum Trail This trail starts with a connection point to Santa Teresa at McCutchin Creek and extends to the northern end of the site at the terminus of Miller Avenue. This trail runs through the Palomino, Home Ranch, Wild Chestnut, and Nebbiolo Neighborhoods, as well as, the Ascencion Solorsano Middle School site. One of the many advantages of this trail is that it connects to the southern end of Christmas Hill Park making it convenient for surrounding residents to take a leisurely walk to the park. Olive Grove Trail This trail also connects to the Santa Teresa Trail running east of Montonico and Wild Chestnut Neighborhoods and west of Home Ranch. One of the advantages of the Olive Grove trail is that it not only goes through several Neighborhoods, but it also allows for a stroll through the preserved natural open space. Reservoir Canyon Trail The Reservoir Canyon Trail connects to the Santa Teresa Trail just east of the Rocky Knoll Neighborhood and is located approximately in the middle portion of the site. This trail runs perpendicular to the Santa Teresa Trail to the terminus of Miller Avenue. Reservoir Canyon trail runs along the eastern side of Canyon Creek, and the Rocky Knoll Neighborhood connecting to the Wild Plum trail. One asset of this trail is that it provides shade for the pedestrians from existing mature trees during the hot summer months. Indian Camp Trail The Indian Camp Trail also runs through the center of Glen Loma Ranch in a north /south direction. This trail is located north of Merlot Drive and runs between Nebbiolo and The Glen Neighborhoods. This trail connects to the Reservoir Canyon trail, at its most northerly point. The Loma Trail The Loma Trail is located on the eastern side of the ranch, north of Luchessa Avenue. This trail runs along the eastern side of the Petite Sirah Neighborhood through to the proposed City Park. It connects to the existing Uvas Creek trail that runs through The Villagio development. There is also one other trail segment that is incorporated within Glen Loma Ranch allowing access from the Town Center vicinity to the open space owned by the City of Gilroy. Every trail incorporated into the Glen Loma Ranch site plays an important role within the community. Glen Loma Ranch Specific Plan - Draft 84 Section I I The extensive trail network allows easy access from one end of the site to the other by connecting all the trails to one another. This helps to reduce use of the automobile and creates a pedestrian - friendly environment. These trails are an essential "building block" of Glen Loma Ranch that prove a common connection to every one of the Neighborhoods. Standards for Trails TRS -I - The multi -use trail shall be set back from the defined creek channels a minimum of fifty (50) feet. TRS -2 - The route and destination points of the various trail segments will be conceptually set through the adoption of the Glen Loma Ranch Specific Plan. Future Neighborhoods that develop adjacent to the trail segments shall respect the trail alignments as adopted. TRS -3 - Adjustments to the trail design, location, surface material, the width of appropriate buffer and other factors will be reviewed by the City of Gilroy as part of the design of individual Neighborhoods so that the final Neighborhood and trail designs best reflect site - specific conditions. TRS -4 - Trail segments will be constructed by individual projects adjacent to the trails. The completed trail segments and an area equivalent to the width of future multi -use trails will be built to city standards and dedicated to the City of Gilroy. TRS -5 - Maintenance /fire access roads shall be a minimum of twelve -feet (I2') wide. Removable bollards or other barriers may be placed at entry points to prevent unauthorized motorized access, subject to review and approval by City staff and the City Fire Marshall during the map approval process of each Neighborhood. Connection points will be reviewed by the City of Gilroy staff (including the Gilroy Police and Fire Departments) to determine the appropriate level of access. TRS -6 - Trails used as maintenance and /or public safety access shall be an all weather surface. Potential surface materials may be concrete, asphalt, or another material deemed appropriate by the City Fire Marshall. TRS -7 - Multi -use trails shall be a minimum of twelve feet (I2') wide. TRS -8 - Multi -use trails shall be surfaced when also used as a maintenance easement. TRS -9 - Signage denoting the ownership of the trails by the City as well as noting homeowner association of the preserved open space will be placed periodically along the trail system. TRS -I0 - Where deemed appropriate, multi -use trails shall be placed along or within the buffers adjacent to preserved open space areas, and will link with other trail systems to provide access throughout the Specific Plan area and to other local and regional systems. TRS -II - Trail crossings of all streets shall occur at controlled access sites such as stop signs, signals, etc. Private Interior Pedestrian Pathway Private interior pedestrian pathways are encouraged but not required within individual residential Neighborhoods. These interior pedestrian pathways can provide access to adjacent preserved open space areas, private community recreation facility, Neighborhood focal areas and Pocket Parks. If proposed, these interior pedestrian pathways will be owned and maintained by either the Neighborhood homeowner association or the Master HOA but not by the City of Gilroy. TRS -I2 - The width of the pedestrian pathway shall be a minimum of six feet (6). Removable bollards or other appropriate measures should be employed where required at all entry points to collector and residential streets to prevent unauthorized motorized access. TRS -I3 - Appropriate signage shall be provided indicating ownership, directional and location information. TRS -I4 - The Builder of a Neighborhood that proposed private interior pedestrian pathways shall provide disclosure to the future residents that the trails, while privately owned and maintained, will be accessible to the general public. Glen Loma Ranch Specific Plan - Draft 85 Section I2 OLIVE GROVE TRAIL EXISTING ARTIFICIAL CHANNEL \RELOCATED L v aww CREEKIDRAINAGE � CORRIDOR UVAS CREEK I' ic>fl; o a� WILD i PLUM TRAIL Uj w CHRISTMAS a HILL PARK - � INDIAN NORTHERN / COMMERICAL OPPORTUNITY • p SANTA �q TERESA TRAIL *Optional trail ultimate alignment to be determined by the City Gilroy lAwAS1A 3 E 10 1T N 1�3 E -i DEV AC. CAMP TRAIL* �. �CHRISTIMAS HILL PARK HILLSIDE ADDITION Environ ental 1 & Interpreti Area � � � CKY KNOLL HABITAT AREA OCKY KN • L Y CENTER . ROCKY �= � KNOLL TRAIL* -- — SANTA FIGURE 24 TERESA TRAIL TRAILS GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA MU mv 1 UMM PIN] Me 6ELLA VISTx1 LOMA TRAIL RESERVIOR CANYON TRAIL Ruggeri - Jensen - Azar & Associates i'I: ;r,�inl��r, � �ilrr� 11',d�s r (_ r • �1., 12. INTEGRATION OF NEIGHBORHOOD SERVING FACILITIES AND AMENITIES Integrating the Built Environment to the Natural Environment The citizens of Gilroy appreciate the value of open space within the community. Areas like the Uvas Creek Park Preserve and the Babbs Creek Park Preserve are some recent examples of the City's commitment to providing a full range of park and recreation facilities to its residents. Through a series of community meetings, the Gilroy public has voiced strong support of the preservation of, and access to, the various open space features throughout the Glen Loma Ranch Specific Plan. In addition, Gilroy's General Plan has placed greater emphasis on connectivity to open space, greater opportunities for pedestrian and bicycle access between Neighborhoods, and fewer impervious surfaces. The Glen Loma Ranch will implement these policies by providing a community that integrates the natural and built environments. The resulting land plan takes advantage of the preserved open space by integrating the homes with the open space, not segregating the open space from homes. Single- loaded streets separating Neighborhoods from the preserved open space shall be minimized within the Glen Loma Ranch Specific Plan, but may be necessary in some specific locations to address public safety concerns, as determined during the development review of individual Neighborhoods. Preserved Natural Open Space As one moves around the Glen Loma Ranch, the most striking elements on the property are the natural plant communities and topographic features. The site has many areas of great natural beauty. Intermixed across the property, dense stands of oak woodlands are interwoven with small stands of olive trees, randomly planted fruit trees as well as sycamores, black walnut, Madrone, Monterey Pine, Arizona cypress and redwood trees. Low to moderate growing evergreen and drought- deciduous shrubs, classified as coastal scrub, have found a home in wind - exposed areas and areas of moderate slope. Oak riparian areas follow the natural drainage courses as they flow through Uvas Creek. These natural features have been preserved as permanent open space for the project, and the community at large. Preserved Natural Open Space Guidelines POSG -I - Subject to the review and approval of the City of Gilroy, and assuming that public safety concerns can be adequately mitigated, individual Neighborhoods adjacent to preserved open space areas and its corresponding buffer may: • Allow homes to back directly on to the open space buffer, • Allow the sides of homes adjacent to the open space buffer • Allow the fronts of homes to face onto the open space buffer. POSG -2 - In the event that safety concerns cannot be mitigated, a single - loaded street may be located between the homes and the open space. POSG -3 - The preserved open space within the Glen Loma Ranch Specific Plan area provides effective wildlife habitat areas and serves as wildlife movement corridors. Generally, development should not occur closer than one - hundred feet (I00') to a defined creek bank or tree canopy of a defined riparian area or fifty feet (50') to other preserved open space areas (coastal scrub areas, mixed cultivated woodland, and rocky serpentine grassland areas). In certain Neighborhoods, however, other setback standards may be approved due to site constraints or to accomplish specific project goals, but shall in no event be less than 50 feet. POSG -4 - Where designated by the Glen Loma Ranch Specific Plan and confirmed by the City through the individual map approval processes, preserved open space areas may function as linear circulation corridors linking Neighborhoods, parks, and surrounding open space. Glen Loma Ranch Specific Plan - Draft 87 Section I2 Area Designation Description Acreage Ownership Level of Maintenance A Santa Teresa Boulevard Trail 0.8 City Low B Relocated Creek Segment 2.I HOA Low C Trail South of Club Drive 0.1 City Low D Trail South of Club Drive 0.6 City Low E Open Space South of Club Drive 4.0 HOA Low F Trail along Santa Teresa Blvd 4.0 City Low G Montonico Park 3.0 City Moderate H Drainage Corridor 2.8 HOA Very Low I Trail along drainage corridor 0.6 HOA Low J Rocky Knoll S.1 HOA Very Low K Rocky Knoll Trail L1 HOA Low L Trail along Reservoir Canyon Creek 0.7 City Low M FTZ /Buffer along west of Reservoir Canyon 2.2 HOA Very Low N Reservoir Canyon Open Space 2.7 HOA Very Low O FTZ /Buffer along east of Reservoir Canyon 4.2 HOA Very Low P Eucalyptus Grove Open Space 3.I HOA Low Q -I Future City Park (Active Portion) 5.0 City Moderate Q -2 Future City Park (Uvas Creek Park Preserve Portion) 11.3 City Very Low R Trail going through City park 0.5 City Low S Trail going north of Tenth Street 0A City Low T Trail going south along Elementary School /Park Site 0.9 City Low U Extension of Christmas Hill Park 2.3 City Very Low V Town Center Trail Connection to Christmas Hill Park Extension 0.3 HOA Very Low W FTZ /Buffer 1.5 HOA Very Low X FTZ /Buffer I.6 HOA Very Low Y Trail connection to trail along Miller Ave 0.3 HOA Low Z Trail connecting south of Miller Ave 0.4 City Low AA FTZ /Buffer surrounding "The Glen" developable area 6.5 HOA Very Low BB Trail on the west side of "The Glen" developable area 0.6 City Low CC Trail along Miller Ave 0.5 City Low DD FTZ /Buffer along the Preserved Natural Open Space I2.6 HOA Very Low EE Trail north of the Preserved Natural Open Space I.8 City Low FF Trail segment 0.I HOA Low GG Trail through "Mitten" 0.8 City Low HH Preserved Open Space 25.8 HOA Very Low II FTZ /Buffer along Middle School I.3 HOA Very Low Notes: 1. Annual "Very Low" level of maintenance @ $1307 /acre based on City of Gilroy memo dated 2/16/01 2. Annual "Low" maintenance cost @ $1416 /acre based on City of Gilroy memo dated 2/ 16/01 3. Annual "moderate" maintenance cost @ $4400 /acre from City Parks and Recreation Master Plan, pg. 109 4. FTZ = Fuel Transition Zone Table I4 - Breakdown and Ownership of Open Space Glen Loma Ranch Specific Plan - Draft 88 Section I2 Area Designation Description Acreage Ownership Level of Maintenance I Olive Grove Focal Point 0.2 HOA Low 2 Palomino Focal Point 0.2 HOA Low 3 Home Ranch Focal Point 0.2 HOA Low 4 McCutchin Creek Focal Point 0.2 HOA Low 5 Wild Chestnut Focal Point 0.2 HOA Low 6 Montonico Focal Point 0.2 HOA Low 7 Nebbiolo Focal Point 0.2 HOA Low 8 Malvasia Focal Point 0.2 HOA Low 9 The Glen Focal Point 0.2 HOA Low I0 Canyon Creek Focal Point 0.2 HOA Low I I Rocky Knoll (developable area) Focal Point 0.2 HOA Low I2 Town Center Apartments Focal Point 0.2 HOA Moderate 13 Eucalyptus Developable Land Focal Point 0.2 HOA Low 14 Luchessa Focal Point 0.2 HOA Low 15 Petite Sirah Focal Point 0.2 HOA Low I6 Cabernet Focal Point 0.2 HOA Low 17 Bella Vista Focal Point 0.2 HOA Low I8 Senior Homes (north of the town center) Focal Point 0.2 HOA Moderate Note: Actual location of each Focal Point will be determined at the time of development for each individual neighborhood. I. Annual "Very Low' level of maintenance @ $I307 /acre based on City of Gilroy memo dated 2/I6/0I 2. Annual "Low" maintenance cost Q@ $14I6 /acre based on City of Gilroy memo dated 2 /I6 /0I 3. Annual "moderate" maintenance cost @A $4400 /acre from City Parks and Recreation Master Plan, pg. I09 4. FTZ = Fuel Transition Zone Table I5 - Breakdown and Ownership of Focal Points Glen Loma Ranch Specific Plan - Draft 89 Section I2 IL FrL 1.3 s¢ Hit. PRESEWW NAWRAL 1 S AC OPEN SYXCE OF Cl)l1DD I® PALOMMM \ 0.0 AC \ pa_ C '\\ 4 ■ �t1 N t4d G •`� _ �__) 0 D. TRAIL OF Cg. DRIVE 0 OPEN SPACE �� 0 C R DRIVE Aa g "n 1" = 300' Y 4 , SECOND CT o#r SA AC TRAIL N'v� 2.8 AC t.'fRi1tL 0.8 AC. J�gp'f ARTA 5.1 AC LEGEND ® PARKS =TRAILS L= FTZ /BUFFER =PRESERVED OPEN SPACE =NEIGHBORHOOD FOCAL POINTS NOTE: FOCAL POINTS ARE NOT INDMDUALLY DESIGNATED. .. / L. TRA1L M. Fi'Z � OF 0 7 AC I�gE{NOIR CANYON TRAU OPEN S N. 2.2 AC 2.7 AC Q 2. YARR%WAS mlloslam liskC � C 05AC YtOWE r VI AGIO i�/ -' . OpEl1 SPACE P 3.1 AC OVERALL OPEN SPACE BREAK DOWN GLEN LOMA RANCH GILROY, CA erf - JAzar rt. /lseoelabes L ,� \� _ �E �'. � � a 1 _--� _.,� --•� fry -L'= ' ``^ fir -}�. L li�,k i`�c� t� ' LJ� � °eft ��'-' —' '" _ —'`��- `�� -:.t `` __ 1 . r � �rk� _��•_ _ � � - 4 '�.i a Xl `:•�f ���- "'-'t _3� � % =y °.'j"" _�%i'' --` _-•I'� _a� _ _ - Wiz` � ; On 25.5 W spy OF CE 4.0 AC 1" = 300' WILD CHESTNUT MONTONICO 6n EC 14 DRA1N g AC LEGEND ® PARKS =TRAILS = FTZ /BUFFER MpRESERVED OPEN SPACE =NEIGHBORHOOD FOCAL POINTS (FOCAL POINTS ARE INCLUDED IN THE NEIGHBORHOOD ACREAGE.) 7 . 8E MALVASIA l 00.61 C 10■ CANYON CREEK �18 DIG o v TXM CENM '1:51 ENT - F AMILY 127 180 P1:9TIE SIRAH pilor, ROCKY KNOLL 11 ' SANTA TERESA BOULEVARD M. FdWEST OF REq ILRC .OPPEN ACED 17 � f ON 2.2 AC 2.1 AC µFSFAVO ISM VE GROVE T A VI AGIO CI$010 17 N VISTA BELLA P, OPEN SPACE 3.1 AC HOME OWNER ASSOCIATION OWNED /MAINTAINED OPEN SPACE BREAK DOWN GLEN LOMA RANCH GILROY, CA t%- m i 'M- a I:u���r - � , DD•X 12.8 AC ��sEGMFN7 21 AC v AS NNW HOME RANCH OLIVE GROVE r16 ZE {.4 PALOMINO McCU1CNI C� 4® NPBBIOLO f' spy OF CE 4.0 AC 1" = 300' WILD CHESTNUT MONTONICO 6n EC 14 DRA1N g AC LEGEND ® PARKS =TRAILS = FTZ /BUFFER MpRESERVED OPEN SPACE =NEIGHBORHOOD FOCAL POINTS (FOCAL POINTS ARE INCLUDED IN THE NEIGHBORHOOD ACREAGE.) 7 . 8E MALVASIA l 00.61 C 10■ CANYON CREEK �18 DIG o v TXM CENM '1:51 ENT - F AMILY 127 180 P1:9TIE SIRAH pilor, ROCKY KNOLL 11 ' SANTA TERESA BOULEVARD M. FdWEST OF REq ILRC .OPPEN ACED 17 � f ON 2.2 AC 2.1 AC µFSFAVO ISM VE GROVE T A VI AGIO CI$010 17 N VISTA BELLA P, OPEN SPACE 3.1 AC HOME OWNER ASSOCIATION OWNED /MAINTAINED OPEN SPACE BREAK DOWN GLEN LOMA RANCH GILROY, CA t%- m i 'M- a �' 1 1� \'1 r*t✓ .. a.J�"�':7�'q`w ��� .;�'i t =va LLt' , y , .'� i � IF i�.�1�� ' � � �,1 r McCUTCtilN CRT - 8AN'1A 7'MMMXUVABD CITY OWNED /MAINTAINED LEGEND OPEN SPACE BREAK DOWN GLEN LOMA RANCH ME PARKS GILROY, CA I" = 300' =TRAILS MAY, 2005 FTZ /BUFFER 1 SHEET OF 1 =PRESERVED OPEN SPACE JOB NUMBER: 994009 =NEIGHBORHOOD FOCAL POINTS Preserved Natural Open Space Standards: POSS -I - Human access into the preserved open space areas shall be limited and controlled via trail placement and interpretive signage. POSS -2 - Future homeowners shall be notified of the existence of the preserved open space, the location of present and future trails, fuel transition buffers as prescribed by the Gilroy Fire Department, access issues as prescribed by the City of Gilroy Police Department, and the enforcement of pet leash laws within the preserved open space areas through disclosure documents presented at the time of purchase of future homes. POSS -3 - During and after construction of adjacent lands, specific site erosion control practices shall be employed to limit sedimentation into the preserved open space areas. POSS -4 - The Glen Loma Ranch Master Homeowners Association will assume ownership and maintenance of the preserved open space. The vegetation in the Preserved Open Space shall be evaluated for fuel management and modification by an urban wild land interface planner or similar professional, subject to the approval of the Fire Marshall. A report shall be provided based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented in the adjacent open space. The required width of the FTZ shall be based on the conclusions of this report. Open Space Buffer Standards Glen Loma Ranch has placed a high priority on the interplay between development and areas of preserved open space. Homes adjacent to open space will offer a living environment unique to previous Gilroy developments. But that uniqueness comes the added responsibility of respecting the natural environment standard and the potential issues that come with living in such a setting. POSS -5 - In order to protect the preserved open space from urban intrusion, the creation of open space buffers surrounding the open space will be required. These buffers will create a non - development zone between the preservedopenspaceandfuture development. These buffers will be either thirty (30) feet, fifty (50) feet or one - hundred (I00) feet in width, depending on the nature and quality of the preserved open space, as determined by the biotic consultant for the Glen Loma Ranch Specific Plan. Activities within the open space buffers are restricted to fuel maintenance activities related to either the preserved open space and /or the fuel transition zones, and in some cases, trail corridors (public or private outside the preserved open space but within the open space buffer. POSS -6 - Unless specifically noted elsewhere in this document, all preserved open space and open space buffers will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. Fuel Transition Zones Within the Open Space Buffer Areas: The second level of protection of both the preserved open space and development is the creation of Fuel Transition Zones (FTZ). These zones will be located within the open space buffers between the preserved open space and development. FTZs are defined as a zone that lies adjacent to development designed to reduce the threat of wildfire in developments adjacent to brush, forested or grass- covered open space areas. The primary reason of establishing a FTZ shall be the management of vegetation and other fuels with the following intent: • To protect life and property. • To reduce the potential for fire on improved property spreading to wild land fuels. • To provide a safe working area for emergency responders. FTZS -I - Whenever a development has a boundary with an area of preserved open space, either internal or external to the development area, a FTZ is required. Glen Loma Ranch Specific Plan - Draft 93 Section I2 Open Fence •� n Mowed Natural Vegetation 30' 12' Opcn Sparc Butfci/ Fuel Transition Zone Public Trail (Owned/Maintained by City) I I.O.A. Owned and Maintained Area figure 28 - 30' Open Space Buffer Figure 29- 30' Development Setback Glen Loma Ranch Specific Plan - Draft 94 Section 12 Figure 30 - 50' Open Space Buffer Figure 3I - 50' Development Setback Glen Loma Ranch Specific Plan - Draft 95 Section I2 Figure 32 - 50' Open Space Buffer with Trail Figure 33 - 50' Development Setback with Public Trail Glen Loma Ranch Specific Plan - Draft 96 Section I2 Figure 34 - I00' Open Space Buffer Figure 35 - I00' Development Setback Glen Loma Ranch Specific Plan - Draft 97 Section I2 Open Space Buffer with Trail Open fence rte. %I—cd Nalm.d V'e,c[Xm i Nknwed Natural Vegetation { Public Trail (Awned and Maintained by City) 50' Open Space/Fuel Transition Zone 100' H.O.A. Awned(Maintained Area Figure 36 - I00' Open Space Buffer with Trail Figure 37 - I00' Development Setback with Public Trail Glen Lorna Ranch Specific Plan - Draft 98 Section 12 Dimensions of the Fuel Transition Zones: FTZS -2 - The minimum width of fuel transition zones shall be 30 feet. This width may be wider as required in areas of higher fire potential. The width of the FTZ will be composed of mowed natural vegetation managed as indicated below. Irrigated and maintained landscaping of individual parcels can also be used to meet up to thirty (30) ft. of the required FTZ width. Roads and trails can also be used to make up the required FTZ. Vegetation Management Standards Within the Fuel Transition Zones: The following standards shall be observed in the maintenance and management of fuel transition zones: FTZS -3 - Landscaping with the FTZ will be at the option of the Master Developer. FTZS -4 - Ground fuel shall be eliminated by chemical treatment or mowed to a height of not more than 4 ". AIternatively, the area may be disked annually or more frequently as directed by the Fire Marshal. Live vegetation, (trees and shrubs, within the transition zone shall have all dead material removed and shall be thinned and pruned to reduce fire intensity and rate of spread. FTZS -5 - Dead trees within the transition zone shall be removed. FTZS -6 - Vegetation under trees within the defined transition zone shall be maintained at height that will preclude its functioning as a "ladder" for fire to travel from ground vegetation into the tree crown. FTZS -7 Only approved fire resistive landscape plants shall be used for the "green belting" element of the fuel transition zone. Plants within the greenbelt shall be permanently irrigated. FTZS -8 - Only open fencing (wire -mesh, wrought -iron, or tubular steel ) shall be allowed as rear -yard fences abutting the FTZ. Traditional wood "good neighborhood" fences are prohibited. All fuel transition zones maintained by the Glen Homeowners Association. will be owned and Loma Ranch Master Glen Loma Ranch Specific Plan - Draft 99 Section 12 Standard for Landscaping Within the Fuel Transition Zones and the Open Space Buffers: If landscaping or landscape - related structures are contemplated within the FTZ, the following guidelines shall be observed: FTZS -9 - Approved Fire Resistive Plants shall be utilized. FTZS -I0 - The Builder for each proposed Neighborhood adjacent to preserved open space and /or an open space buffer shall submit landscaping plans for review and approval by the Community Development staff, which will include review and approval by the City Fire Marshall. FTZS -II - Each Neighborhood that is part of an overall FTZ shall have the specifications consistent with the CC &Rs adopted by the MHOA. The adopted CC &R shall indicate the dimensions of the area that is to be maintained as part of an FTZ. If the Master Developer elects to provide landscaping, the landscaped area will be managed and maintained pursuant to a landscaping plan approved and inspected by the Gilroy Fire Marshal. Fuel Transition Zones Access Standards: There shall be Public Safety (Police and /or Fire Department) access locations at intervals along the FTZ. FTZS -I2 - These access locations shall be at a minimum of every I000, but this interval can be reduced based on determination of need by the Police and Fire Departments. FTZS -I3 - A fire hydrant shall be within 20' of an access location. The access location shall have a minimum width of 20'. FTZS -I4 - If gated, the gate shall meet the Fire Prevention Gate Policy and be provided with a KNOX keyed lock. Trails /Roads Standards Within the Fuel Transition Zones and Open Space Buffers: FTZS -I5 - When a trail or roadway is to be included in the FTZ it shall consist of: • Paved with a non combustible or fire resistive material • Any associated landscape strip shall either be irrigated, or kept mowed or chemically treated at the option of the Master Developer (subject to approval by the Gilroy Fire Marshall) • Trees shall be of approved Fire Resistive variety Maintenance of the Fuel Transition Zones The Glen Loma Ranch Master Home Owners Association shall maintain all elements of the FTZ. A "Master Fuel Transition Zone Maintenance Plan" shall be submitted and approved by the Deputy Fire Marshal prior to the recordation of the final map for the first Neighborhood within Glen Loma Ranch, and updated as necessitated by the development of subsequent Neighborhoods. The plan shall include a listing of plants and irrigation plan for landscape areas, if any. A description of areas subject to routine mowing, disking and /or pruning shall be included and those areas shall be identified. The plan shall designate maintenance standards, frequency of maintenance, the individuals or parties (such as the HOA) that are responsible for the maintenance of the Open Space Buffer, FTZ, strip and any or all trails and roads (public or private ) that are within the Fuel Transition Zone. Restored Creek Along Santa Teresa Boulevard An existing drainage channel presently crosses the Olive Glove Neighborhood. This drainage originates from McCutchin Canyon located south of the property in the hills above the Eagle Ridge community. Water flow crosses Santa Teresa Boulevard via an existing culvert and enters the site from the south, flows through a small reach of natural channel to a farm road crossing, and is diverted into a channelized, man-made linear ditch. This ditch flows through the fallow field that will be the Palomino Neighborhood and discharges into Uvas Creek. The channel is mostly unvegetated due to regular maintenance to prevent flooding. The Specific Plan proposes to realign the channel so that it runs parallel to Santa Teresa Boulevard and would Glen Loma Ranch Specific Plan - Draft I00 Section I2 be incorporated into the proposed Santa Teresa Boulevard regional trail. The Glen Loma Ranch Specific Plan has identified two options for the McCutchin Creek drainage swale. The first option is to relocate this swale to an alignment adjacent to and parallel to Santa Teresa Boulevard. The realigned swale would then be integrated with the proposed Santa Teresa Boulevard Class I trail. Because the swale would be lengthened and revegetated to become a more natural creek than its existing condition, this realignment is viewed as a positive environmental enhancement to an existing channel. The second option is to leave the swale in its current alignment. The swale would be vegetated in a more natural condition. A fifty (50) foot development buffer on both sides of the swale would be established on each side of the channel, measured from the centerline of the swale. An alternative development buffer would be a one - hundred (I00) foot buffer on the side of the swale adjacent to the Solorsano Middle School, and a twenty -five (25) foot development buffer on the opposite side of the swale. The second drainage ditch flows east from Santa Teresa Boulevard through the cultivated fields. This drainage ditch is located just up -slope from a natural swale that conveys limited runoff from the Rocky Knoll Neighborhood towards The Glen Neighborhood. This ditch appears to have been constructed to direct seasonal flow originating at a culvert under Santa Teresa Boulevard. Because the permitting to revegate the swale in its present location will involve fewer governmental permits than to relocate the swale, the decision as to which option to pursue will be based on the ability to secure the necessary permits from the California Department of Fish and Game as well as the US. Department of Fish and Wildlife Service. Glen Loma Ranch Specific Plan - Draft I0I Section I2 CONNECTIONS .—� GLEN LOMA RANCH FITNESS PARK .mcx,a woo �a,KSxr w.m+c. WxKac wux,�m. • r.t,xxs nvncua emnacaeesm �. rmxsns.,nom® �°'mwrw � «.: emefnwxnccsn5 iv nn�a,un .xvnar •vn.axr ��� A�1gMT'KKI x0<'�W \ Bnpng people CONCEPTUAL DESIGN SUBJECT TO CHANGE and their environments closer togelber... nalaralbt Figure 38 - Glen Loma Ranch Park Glen Loma Ranch Park A I6.3 -acre park site has been designated in the southeast corner of the Specific Plan area. There are several factors that lead to the selection of this site. First, the location of this park will aid in the extension of the Uvas Creek Park Preserve, which provides for the preservation of the Uvas Creek corridor as well as providing limited access via trail connections. Second, the park site is located adjacent to the some of the Neighborhoods designed as potential elementary school sites. The City of Gilroy and the Gilroy Unified School District have a long - standing relationship where city parks are located adjacent to elementary schools. This relationship benefits both agencies, as well as the future residents of the Specific Plan area. Third, the park site is located at the southern end of the Specific Plan area, as well as adjacent to the existing residential Neighborhoods along Luchessa Avenue and Thomas Road. This park location will serve not only the southern portion of the Specific Plan area, but will also serve existing residents. The final park design will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. Montonico Park A 3.0 -acre park has been designated in the northwestern portion of the Specific Plan area. This park site is immediately adjacent to MerIot Drive and the Montomco residential Neighborhood. This site is located along Santa Teresa Boulevard, and the future Santa Teresa Boulevard trail will run along the park site. Direct vehicular access from Santa Teresa Boulevard into the park will not be permitted. The site's adjacency to Merlot Drive will provide vehicular access to the park. This park site will serve the northern portion of the Specific Plan area, and will also provide a city park for the Eagle Ridge residents located on the west side of Santa Teresa Boulevard. The final park design, including a decision on whether on -site parking will or will not be provided, will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. Glen Loma Ranch Specific Plan - Draft IO2 Section I3 J .mcx,a woo �a,KSxr w.m+c. WxKac wux,�m. • r.t,xxs nvncua emnacaeesm �. rmxsns.,nom® �°'mwrw � «.: emefnwxnccsn5 iv nn�a,un .xvnar •vn.axr ��� A�1gMT'KKI x0<'�W \ Bnpng people CONCEPTUAL DESIGN SUBJECT TO CHANGE and their environments closer togelber... nalaralbt Figure 38 - Glen Loma Ranch Park Glen Loma Ranch Park A I6.3 -acre park site has been designated in the southeast corner of the Specific Plan area. There are several factors that lead to the selection of this site. First, the location of this park will aid in the extension of the Uvas Creek Park Preserve, which provides for the preservation of the Uvas Creek corridor as well as providing limited access via trail connections. Second, the park site is located adjacent to the some of the Neighborhoods designed as potential elementary school sites. The City of Gilroy and the Gilroy Unified School District have a long - standing relationship where city parks are located adjacent to elementary schools. This relationship benefits both agencies, as well as the future residents of the Specific Plan area. Third, the park site is located at the southern end of the Specific Plan area, as well as adjacent to the existing residential Neighborhoods along Luchessa Avenue and Thomas Road. This park location will serve not only the southern portion of the Specific Plan area, but will also serve existing residents. The final park design will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. Montonico Park A 3.0 -acre park has been designated in the northwestern portion of the Specific Plan area. This park site is immediately adjacent to MerIot Drive and the Montomco residential Neighborhood. This site is located along Santa Teresa Boulevard, and the future Santa Teresa Boulevard trail will run along the park site. Direct vehicular access from Santa Teresa Boulevard into the park will not be permitted. The site's adjacency to Merlot Drive will provide vehicular access to the park. This park site will serve the northern portion of the Specific Plan area, and will also provide a city park for the Eagle Ridge residents located on the west side of Santa Teresa Boulevard. The final park design, including a decision on whether on -site parking will or will not be provided, will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. Glen Loma Ranch Specific Plan - Draft IO2 Section I3 Focal Points Each Neighborhood within the Specific Plan area is required to provide a Focal Point. These Focal Points are intended to serve as small recreational areas near every dwelling. Focal Points are intended to meet the following requirements: Focal Point Standards FPS -I - The size of each Focal Point shall be between 4,500 to 6,000 square feet in size. FPS -2 - Focal Points are intended for the use of the residents of the Neighborhood in which they are located. Disclosure shall be made to Neighborhood residents that there will be incidental use by the general public of the Focal Points. FPS -3 - Focal Points are to be owned and maintained by the Glen Loma Ranch Master HOA. If major amenities (i.e. swimming pool, tennis courts ) are proposed by the Builder of the Neighborhood, these major amenities could then be owned and maintained by the Master HOA or an individual Neighborhood HOA. Focal Point Guidelines FPG -I - The Focal Points may have Tot Lots, playground equipment or other features, but are not required to provide such features. FPG -2 - Focal Points can be located within the center of individual Neighborhoods, but can be located adjacent to open space buffers to take advantage of the adjacent open space. FPG -3 - Focal Points within individual Neighborhoods may be located adjacent to public trails. Suitability of this placement will be reviewed by the City of Gilroy as part of the review of the individual Neighborhood. Figure 39 - Montonico Park Glen Loma Ranch Specific Plan - Draft I03 Section 13 13. NEIGHBORHOOD SERVING COMMERCIAL CENTERS Glen Loma Ranch Town Center Flex Area The conventional method of establishing commercial areas within a community has been to segregate and separate land uses by "zones ". This segregation between commercial, industrial and residential uses was the product of early industrial workplaces, where a genuine need existed to protect public welfare. This separation grew into the zoning ordinances we know today, where the community is dissected into individual land uses. Today's zoning ordinances are parochial, and re- enforce physical breaks between residential and commercial uses, and tend to overlook the importance for the natural integration of daily activities. These isolated retail and commercial areas are difficult to access by foot and have created a heavy reliance on the car. The Glen Loma Ranch design concept views the Specific Plan area as a coherent planning unit, where residents can walk to nearby shopping, services, schools, parks, and recreation centers in the Town Center. In some cases, residents may actually be able to walk to their own jobs or businesses. The Town Center is envisioned as the civic and community hub; not only for the Specific Plan area, but also for the southern portion of Gilroy. The Glen Loma Ranch Town Center is not only accessed by city streets, but by pedestrian walkways, hiking and biking trails. Public transit will be readily available to connect residents to other parts of Gilroy, and through CaITrain, north to San Jose and the Bay Area. Development Criteria The Specific PIan recognizes that commercial viability for the Town Center will be dependent on the construction pace of the residential components of Specific Plan, which is regulated by the City's RDO allocation process that meters development. The Glen Loma Ranch Town Center is intended to merge retail, commercial and residential activities within the boundaries of the "Town Center Flex" area. To that end, the Glen Loma Ranch Specific Plan has established the following development criteria that is intended to be flexible enough (hence the "flex" designation) to promote a wide range of uses, and should not be viewed as prescriptive in nature. With this in mind, the form of the Glen Loma Ranch Town Center will be open for interpretation by future Builders and the following development criteria and implementation measures may require future revisions prior to actual development of this area. Town Center Permitted Uses: The following Permitted Uses for the Glen Loma Ranch Town Center Flex area are intended as guides, and are not intended to be all encompassing. a. Retail businesses or retail commercial enterprises which are designed to serve primarily the immediate Neighborhood; b. Produce market; c. Business offices and agencies; d. Financial institutions; e. Professional offices; f. Restaurants and public eating establishments; g. Dressmaking and tailor shops (no factories) h. News and magazines stands i. Rental libraries; j. Locksmiths; k. Collectible shops; 1. Personal services shops; m. Museums, libraries, or community centers publicly operated; n. Gymnasiums and health clubs; o. Day Care Centers; p. Single Family Detached - Compact Lots; q. Attached Residential units as such: I. Duplex 2. Triplex 3. Townhouse 4. Combination - Condominium r. Condominiums (Stacked Flats); s. Multi- Family Attached Residential Units t. Apartment Buildings; (Conditional Uses Subject to special considerations of compatibility and impacts through the Planned Development Process a. Live /Work Units; Glen Loma Ranch Specific Plan - Draft I04 Section I4 b. Bed and Breakfast inns; c. Studios whose customers, or business invitees paint, draw, sculpt or photograph persons provided as models by the studio or any other person; d. Medical clinics; e. Bars /Night Clubs; f. Laundromats; g Dry Cleaning establishments; h. Catering (not in association with a restaurant); i. Movie Theatres; j. Temporary, interim and short -term uses not listed in the "permitted" or "conditional" use sections; Sidewalk Cafes Sidewalk cafes are permitted in the public /private street right -of -way subject to review and approval through the City of Gilroy "Architecture and Site Review" permit process. Glen Loma Ranch Specific Plan - Draft Ios Section I4 14- DESIGNS THAT REDUCE TRAFFIC SPEEDS, VOLUMES, & NOISE Glen Loma Ranch Specific Plan Circulation System The Glen Loma Ranch Specific Plan area is served by three major roadways, Santa Teresa Boulevard, Luchessa Avenue, and Miller Avenue. All street designs within the Specific Plan area must be consistent with the Specific Plan and built to City standards. NOTE: At the time of adoption of this document, the City of Gilroy is in the process of amending the street standards for the City of Gilroy. The amended standards established by the City of Gilroy, including rights -of -way, widths of paving, park strips, and sidewalks, will supersede any standards or references cited within the Glen Loma Ranch Specific Plan. While these amended street sections have not been adopted, the intent of the amendments is consistent with the goals of the Glen Loma Ranch Specific Plan by reducing paving while increasing the amount of landscaping where possible. Santa Teresa Boulevard Santa Teresa Boulevard is a currently a two -lane county expressway. Upon the ultimate build -out as an expressway, Santa Teresa Boulevard will be a four -Lane expressway with a total right -of -way of I I0 feet. The Glen Loma Ranch Specific Plan area will access Santa Teresa Boulevard at three existing intersections. Club Drive and Ballybunion Drive are currently three legged intersections, but upon build - out, they will become four -way intersections. Miller Avenue (described below) will be realigned within the Specific Plan area to become the future extension of Tenth Street. Club Drive Club Drive has the most northern signalized intersection along SantaTeresa Boulevard that borders the Glen Loma Ranch Specific Plan area. Club Drive was originally constructed on the southwest side of Santa Teresa Boulevard as part of the Eagle Ridge golf course community, it is presently a three- legged intersection. Club Drive will be one of the first streets constructed within the Specific Plan area. The initial role of Club Drive will be to provide access for Ascencion Solorsano Middle School. In addition, the I999 — 2000 Residential Development Ordinance awarded development allocations to the Glen Loma Ranch area for use as soon as 2003. These units will represent the first residential development as the Home Ranch Neighborhood in the Specific Plan area. This initial development will access Santa Teresa Boulevard via Club Drive. Tenth Street Extension The Gilroy General Plan has proposed the extension of Tenth Street from its present western terminus at Uvas Creek Drive to intersect with Santa Teresa Boulevard at the present Santa Teresa Boulevard/ Miller Avenue intersection. The Glen Loma Ranch will reflect the General Plan alignment of Tenth Street across the Specific Plan area. Since the Tenth Street alignment is anticipated to intersect Santa Teresa Boulevard at the existing Miller Avenue intersection. A portion of the extension of Tenth Street will be the construction of a bridge across Uvas Creek. The Glen Loma Ranch Specific Plan will not generate enough traffic volumes at build -out to require the construction of the Tenth Street bridge. Therefore, the City will ultimately construct the 10th Street bridge sometime in the future. This will be funded by the Traffic Improvement Fee, and, is not an element of the Glen Loma Ranch Specific Plan. Ballybunion Drive Ballybumon Drive is designated by the City of Gilroy as a "residential collector ", and is the second existing signalized intersection that was constructed as part of the Eagle Ridge golf course community. The Glen Loma Ranch Specific Plan area will utilize Glen Loma Ranch Specific Plan - Draft I06 Section 14 this intersection as the central connection to Santa Teresa Boulevard. The Specific Plan circulation scheme designates Ballybunion Drive as a residential collector allowing traffic to access Santa Teresa Boulevard. Since Santa Teresa Boulevard is a county expressway, it is the preferred route to move regional traffic. The Ballybunion Drive connection to Merlot Drive is designed to discourage "cut through" regional traffic. Miller Avenue Miller Avenue currently bisects the Specific Plan area running east -west connecting Christmas Hill Park to Santa Teresa Boulevard. Starting at the intersection of Miller Avenue and Santa Teresa Boulevard /Miller Avenue will be realigned as Tenth Street with a future connection across Uvas Creek. With the development of the Town Center Flex area, the Miller Avenue alignment will be re configured. However, Miller Avenue will still maintain its present alignment where it runs adjacent to the Hillside Addition portion of Christmas Hill Park. Access to Christmas Hill Park will be maintained at its present location. The City of Gilroy has stated that the Miller Avenue access to Uvas Park Drive will be closed until such time that the Tenth Street bridge is constructed. (The Tenth Street bridge is not an element of this Specific Plan). Luchessa Avenue The current General Plan defines Luchessa Avenue as an east -west arterial street. Luchessa Avenue is the southern-most arterial in Gilroy, and currently dead ends at the southern boundary of the Glen Loma Ranch. From the southern boundary of the site to the intersection of future I0th Street, Luchessa Avenue will remain an arterial section. As part of a plan to minimize cut - through traffic within the Specific Plan area and encourage north -south traffic to use Santa Teresa Boulevard, Luchessa Avenue will end at the Town Center at its intersection with Tenth Street. Regional (non -Ranch) traffic traveling between the extreme southern and northern portions of Gilroy will be encouraged to use Santa Teresa Boulevard both by signage and by the circuitous street system in the Town Center Flex area. Christmas Hill Park will be accessible from Santa Teresa Boulevard by using the proposed Tenth Street extension and accessing the remaining portion of existing Miller Avenue via the Town Center. No improvements or realignments are proposed for Miller Avenue outside of the Specific PIan area. Merlot Drive Merlot Drive is a proposed residential collector seventy -foot right -of -way that moves traffic through the Specific Plan area from Club Drive to the north to the Town Center mixed use center and Tenth Street to the south. Merlot Drive is intended to serve the residents of the Specific Plan area and not be a regional thoroughfare. Merlot Drive will also provide residents with access to the future middle school at the northern end of the Specific Plan area. Merlot Drive will integrate a bike lane in each direction into the street section. In an effort to lessen conflicts with bicycles in the bike lanes and parked cars, parking on Merlot Drive will not be permitted. Merlot Drive will have detached sidewalks within the landscaped right of way Transit Opportunities Within the Glen Loma Ranch Specific Plan Merlot Drive and Luchessa Avenue will be the collector streets that will run through the Specific Plan area and connect to the Town Center. As such, transit stops will be incorporated at the following locations: • Merlot Drive near the Wild Plum trail crossing. • Merlot Drive near the Rocky Knoll trail crossing. • Luchessa Avenue near the Loma trail crossing • Within the Town Center FinalTransit stop locations will be determined by the City of Gilroy Engineering Division in concert with the Master Developer and the Valley Transportation Authority (VTA). Traffic Calming Traffic calming within residential Neighborhoods is an attempt to strike a balance between vehicular Glen Loma Ranch Specific Plan - Draft I07 Section I4 traffic and other users of the street: pedestrians, bikers, business people and residents. That balance tilts away from cars. Some see traffic calming as a way of "reclaiming" local streets from a traditional domination by automobiles. Others see it more modestly as a way of restoring the safety and peace in Neighborhoods that are becoming overwhelmed with speeding traffic. In many ways, this approach upends the traditional goals of traffic engineering, which strive to move auto traffic quickly and efficiently. In the past, roads have been designed as wide, straight routes, with few obstructions to the motorist's vision or progress. Traffic calming, by contrast, seeks to do the opposite. Traffic calming within individual Neighborhoods of the Specific Plan will be based on speed control measures. These measures are primarily used to address speeding problems by changing vertical alignment, changing horizontal alignment, or narrowing the roadway. The Specific Plan encourages the incorporation of the following traffic calming measures into the design and construction of new Neighborhoods: Raised Crosswalks aka. Raised crossings, Sidewalk Extensions Raised Crosswalks are speed tables outfitted with crosswalk markings and signage to channelize pedestrian crossings, thereby providing pedestrians with a level street crossing. Raised crosswalks can use grooved asphalt, colored paving stones, brick, (or for the ultimate effectiveness, cobblestones). The concept behind a raised crosswalk is quite simple: the change in texture gets the drivers' attention. Traffic Circles a k.a. Rotaries, Intersection Islands Traffic circles are islands, placed in intersections, around which traffic circulates. In residential areas, traffic circles may be small enough (I6 to 25 feet in diameter ) to cause motorists to slow and alter their path. Traffic circles can be attractively landscaped and be used as visual Focal Points within a Neighborhood. While bicyclists may find them difficult to negotiate, the trail system and bike lanes on major streets within the Specific Plan will provide bicyclists with alternative routes. Neck -downs and Bulb -outs A neck -down or bulb -out is defined as an extension of the curb, usually at an intersection, that narrows the vehicular pathway and inhibits fast auto turns. Alternatives to Sound Walls Santa Teresa Boulevard is a vital circulation element that ultimately will be carrying expressway levels of traffic in close proximity to Glen Loma Ranch. An unwelcome companion to the traffic on Santa Teresa Boulevard will be noise generated from the cars and trucks. Neighborhoods within the Glen Loma Ranch Specific Plan shall be designed to limit the use of sound walls to the greatest extent possible. Noise levels for interior and exterior areas are subject to the noise standards as set froth in the City of Gilroy General Plan. Alternatives such as using frontage roads parallel to streets like Santa Teresa Boulevard are not effective in meeting the City's current standards because the policy requires the front yards to meet the same maximum outdoor noise level standard as a rear yard. Thereby, the width of the frontage road itself is usually not a sufficient remedy from the noise source. Additional setback is typically required. This setback area must be landscaped adequately in order to be aesthetically acceptable. In lieu of the City assuming maintenance responsibilities, individual developments would have to maintain these areas. This requires the formation of home owners associations to fund the long term maintenance of these areas. Landscaped berms, utilized correctly, can also be effective methods to meet the City's noise policies. However, since many projects feel the need for perimeter security walls, using berms alone may not provide adequate security. A combination of berms and sound walls can be a viable option where adequate landscaping is provided. Like the frontage road alternative discussed previously, the berms and setback area must be landscaped adequately in order to be aesthetically acceptable. As is the case with frontage berms above, maintenance of these areas will fall on individual developments. This requires the formation of homeowner's associations to fund the long -term maintenance of these areas. Glen Loma Ranch Specific Plan - Draft I08 Section 14 Figure 40 - Open Fencing Maintains Existing Views Figure 4I - Effective Use of Rear Articulation of Buildings and Landscaped Soundwalls Figure 42 - Breaking Up Soundwalls with Opening Where Possible Glen Loma Ranch Specific Plan - Draft I09 Section I4 Standards and Guidelines to Limit Noise Exposure The land use plan for the Glen Loma Ranch Specific Plan has been designed, in part, to lessen the need for sound walls along Santa Teresa Boulevard. The Glen Loma Ranch Specific Plan will use the following elements to lessen or eliminate the need for sound walls. NLS -I - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall provide a fifty -foot (50') buffer for acoustical and aesthetic considerations except as noted below: a. If the existing creek that runs through he Palomino neighborhood is relocated to within the McCutchin Creek and Olive Grove Neighborhoods, no additional buffer will be required. b. The Grove and Vista Bella Neighborhoods are required to provide a twenty -fie (25') buffer. This twenty -five (25') buffer reflects a previous dedication of twenty -five (25') made to the City of Gilroy to assist in the implementation of the Santa Teresa Boulevard Class I trail as shown in the Parks and Recreation Master Plan. NLS -2 - The relocation of drainage Swale coupled with the placement of a new trail along Santa Teresa Boulevard shall create a significant development and noise mitigation setback from Santa Teresa Boulevard. NLS-3 - A segment of Merlot Drive proposed to run parallel to Santa Teresa Boulevard will serve as a noise mitigation setback from Santa Teresa Boulevard. NLS-4 - The new City park adjacent to the Montonico Neighborhood will serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback from Santa Teresa Boulevard NLS -5 - Preserved open space in the form of a landscaped drainage corridor and Reservoir Canyon creek and open space buffers shall serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback. NLS-6 - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall feature higher density Residential Product Types so that the building themselves provide shielding for outdoor noise levels in lieu of sound walls. NLS-7 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Olive Grove and McCutchin Creek Neighborhoods shall be used to increase the setback of development from Santa Teresa Boulevard. Santa Teresa Boulevard North of Club Drive The Santa Teresa Boulevard trail coupled with the open space containing the relocated stream running parallel to Santa Teresa Boulevard will serve to create a significant setback. At a distance of I80 feet from the center of Santa Teresa Boulevard, the outdoor Ldn would be 68dB. Attenuation can be accomplished through the use of some or all of the following measures: NLG -I - Locate homes and attached units (like Townhomes and /or manor homes ) between Santa Teresa Boulevard and back yard areas so that the structures provide shielding for outdoor noise levels. (Interior noise levels inside the homes can then be controlled through the use of sound rated windows and other construction measures, where necessary.) NLG -2 - In cases where sound walls are used, the following measures should be used: • Breaks and openings shall be incorporated in the design of the sound walls. • Integrate variations in the sound wall planes to avoid long stretches of sound walls without variation. • Locate sound walls behind berms and/ or landscaping to screen them from Santa Teresa Boulevard. Landscaping maintenance will be the responsibility of the Homeowners Association. • Vary berm heights and widths to create natural looking berm forms and shapes. Glen Loma Ranch Specific Plan - Draft I10 Section I4 Santa Teresa Boulevard South of Club Drive to Tenth Street This segment of the Specific Plan addresses the three (3) Neighborhoods adjacent to Santa Teresa Boulevard. While this segment has the continuation of the Santa Teresa Boulevard trail adjacent to the Specific Plan area, it does not have the additional setback created by the relocated creek. If no mitigation was offered and residential homes were located immediately behind the Santa Teresa trail, then a sound wall ranging from eight (8) to eleven (I I) feet in height would be required to screen private outdoor areas. The Glen Loma Ranch Specific Plan will take advantage of the City of Gilroy's updated Noise Element in order to discourage sound walls. The following measures are recommended for the Montonico, Malvasia, Town Center R-4 Multi - Family and Rocky Knoll Neighborhoods. NLG -3 - Interpose homes and attached units (like Townhomes and /or manor homes ) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. Partially because these Neighborhoods lie adjacent to Santa Teresa Boulevard, the Montonico, Rocky Knoll and Town Center R -4 Multi - Family Neighborhoods are envisioned as high density Neighborhoods. Dwelling units at a higher density may be situated along Santa Teresa Boulevard to shield the remaining portion of the Neighborhood from noise. NLG-4 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Montonico, Malvasia, Rocky Knoll and Town Center R -4 Multi - Family Neighborhoods would increase the setback of development from Santa Teresa Boulevard. Santa Teresa Boulevard South of Tenth Street Traffic volumes along Santa Teresa Boulevard are expected to diminish significantly south of Tenth Street. This will translate to lower noise levels to the Neighborhoods along Santa Teresa Boulevard south of Tenth Street. If no additional mitigation measures were offered in this area, preliminary calculations would indicate that an eight (8) foot wall would be needed to screen outdoor areas. NLG -5 - The Grove and Vista Bella Neighborhoods should benefit from the continuation of the Santa Teresa Boulevard trail. NLG -6 - The Grove and Vista Bella Neighborhoods should consider interposing homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. NLG -7 - In areas where the building layout does not provide necessary shielding, promote the use of earthen berms and /or short walls on top of the earthen berms that would provide the necessary noise attenuation. NLG -8 - The use of frontage roads and alleys in Neighborhoods adjacent to Santa Teresa Boulevard and Merlot Drive would increase the setback of development from Santa Teresa Boulevard. Glen Loma Ranch Specific Plan - Draft III Section I4 15. INFRASTRUCTURE Sanitary Sewer The Glen Loma Ranch Specific Plan has developed a preliminary schematic plan that specifically addresses the issue of sanitary sewer as it relates to the development of Glen Loma Ranch as well as its relationship to the City of Gilroy's Master Plan. The Plan analyzes the sanitary sewer system for the Glen Loma Ranch and establishes policies that will help to facilitate the design and construction of a quality system that will meet the needs of the public. SSS -I - Conform all design and construction of the sanitary sewer system to the City of Gilroy Sanitary Sewer Master Plan and City standards. Schematic Sanitary Sewer System Layout The schematic layout for the system of internal mains within the Specific Plan area is shown on Figure 46. The site splits into two service areas, and the tributary areas are consistent with the current Sanitary Sewer Master Plan. The northern two - thirds of the site flow toward the existing sanitary sewer siphon that crosses under Uvas Creek. The remaining portion of the site flows toward an existing sanitary sewer line in Luchessa Avenue at the Specific Plan boundary. The existing system is shown in Figure 45. The Glen Loma Ranch Specific Plan area will not impact downstream sewer mains. All existing downstream mains have sufficient capacity for the estimated flows that will be produced by the proposed development. Collection And Treatment The City of Gilroy provides wastewater collection and South County Regional Wastewater Authority provides treatment to the City of Gilroy. The Glen Loma Ranch site is completely within the service area of the City of Gilroy and, per the Master Plan, treatment capacity currently exists to serve the Specific Plan area. The average daily sewer flows wet weather) are estimated as shown in Table 16. Land Use No. Items Flow per Item° (gpd) Average Daily Flow (gpd) Residential Single Family 73I I75 I79,095 Multi Family 496 245 83,800 Commercial I0.4 500 5,200 Inflow & - - 26,8I0 Infiltration ° From the City of Gilroy Sewer System Master Plan. Total Average Daily Flow (estimated): 294,905 Table I6 - Estimated Average Daily Sewer Flows (Wet Weather) These flows are consistent with the City of Gilroy Sewer Master Plan for the area. For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed sanitary sewer system. Glen Loma Ranch Specific Plan - Draft 112 Section 14 FIGURE 44 //7 jj j��1 jj /f j��j� j�(�y�/jVjjjj �1j�(��jjj�jj�v HIM a4i'J' i J .. ` ! ` �_ ���"\ s �'`�..,`` =`` i I[ r'�. 1 is f x x - �iD1111aaV 11/V�LVL& LIO!'L1lVl�rH o IL/�Y111C c HUa1�1V . .3�} ies- e r a4'..s ez':; ="`. .--: GII.ROY, CAUFORNIA "w, 11 - i-- `. ^,_� / '.•,i :1' , ; 3 a.+: - - \ - ._ -rY S /C ZAT 8. AssoclaYes r.. d.f lk!t`.i 1* sy w; -_> _'`^- �- ._'.\'�., ,.•r - _ � ;�.'._ -.L.y nac�waoo�•%.wwaw: _ `i Y _ , EGT TO rt - :' S5 MAIN — -' CONN EX N :. ti , ' r .R ,r 1 ,....\ 10, i1v IN- wn ■r 9� aae w a , rs __ _ \-.w ,' \.\* - fit..•..;.: -'>+- , f so a ; OLIVE GROVE \ >_ - / HOME RANCH / r • a Ji \\ I' h'. THIII.PARK CONN ECT TO f ,t I R \ \ D55 MAI N CONNECT TO EX 55 MAIN � � r` t #111151QE AE)D(TI©1l' PAXWDMI NEBBIOLO \ ; TURAL q ri ETC �+ �` \ \ ` \♦ / �` f y. °[ C ' (» LEGEND I LL- c� : DESCRIPTION R/ �� 4 \ / , I\ w - -- -- —_. . EKOTL4 ' RIGHT Or WAY oft w' ti. 5-; H 5T . - - - -- °O1"1DA10 4 WILD C E. NUT oa3Twc rROreRTY uNe �';',`,•_= =,:�► < >." ..: \ — — — — CrM SIMAGt dER"n MAMMON ION! \ 1rr � MOr05151) 9TRRT FiGm- r-WAY rRrL&w4Ax19 . rROr osev rROraoY LINE 41, \ SOT FIRE .,..,., _.. .. , . ION { IS {i FFWC= 5A1NURr 9[WM TftM MNH \A \\ ` 'No "'A 1A I \ ARU9 To roeaeiY R6QURE 9ANRARY shat urr sTA710N9 tr+oA OYVNm ANO MAINTAIN[9I 4 , � , ....CITY PARK SITE wIONTONIO ; r \ QED> AR[A Or DISTUMma vpmwnmTl* , v 4.8 AC: " _ , . I t UTILITY NOTES: 0 zoo aoo soo ;. — / CANYON CREEK \ LOCATION OF UTILITY LINES 15 SCHEMATIC AND FINAL SCALE IN FEET: 1 "= zoo `' MALVASIA / 4 ALIGNMENT WILL BE DETERMINED DURING THE DE51GN OF i'1 EACH NEIGHBORHOOD. =` 4 Racl4ti`-xC OLL I, 2. SANITARY SEWER 5Y5TEM SHALL BE CONSTRUCTED TO MAINTAIN A� q "�+, �/ 4 j h1A81TAT MINIMUM VELOCITY OF 2 FPS (FEET PER SECOND) AND MAXIMUM 4>,�,► \. / - -� VELOCITY OF 10 FPS. ♦ ,,� i ROCKY KNOLL 3. LOCATION OF SANITARY SEWER MAINS SERVING THE INDIVIDUAL�t, NEIGHBORHOODS WILL BE DETERMINED WITH THE TENTATIVE MAP FOR EACH NEIGHBORHOOD. SHMU 1 OF 1 SHom -------- -- - - I-. 005TM AWT OF MY DOUNDAW 045TM rropff" UNE OM SrAa DUMERAn TRANN" ZONE MIKIrOSED STREET RIGAW-M-WAY rfaAMWAY) mtoro5w mtorew Lot 0 200 400 600 C45TING SAWrARY 3EM rR0rO5CD SANITARf WM3t TRUNK MAIN SCALE IN FEET: 1 "= 200' AW-45 TO rO55ftY 01301RE SANITARY MWER Lrr STATPON5 OM OWNED AND MAINTAHM AREh OF DOTURBANCE V?RWMkWQ UTILITY NOTE5: 1. LOCATION OF UTILITY UNE515 5CHEMATIC AND FINAL ALIGNMENT WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. 2. SANITARY 5EWER 5Y5TEM 5HALL BE CON5TRUCTED TO MAINTAIN A MINIMUM VELOCITY OF 2 FP5 (FEET PER 5ECOND) AND MAXIMUM VELOCITY OF 10 FP5. 3. LOCATION OF 5ANITARY 5EWER MAJN5 5ERVING THE INDIVIDUAL NEIGHBORHOOD5 WILL BE DETERMINED WITH THE TENTATIVE MAP FOR EACH NEIGHBORHOOD. MERCIAL TOWN CENTE MULTIFAMILY V k z 0 ADD" D tL. OWN CENtER lu lu -5ENIOR H OIJ51NG)�., LEGEND - - I-. 005TM AWT OF MY DOUNDAW 045TM rropff" UNE OM SrAa DUMERAn TRANN" ZONE MIKIrOSED STREET RIGAW-M-WAY rfaAMWAY) mtoro5w mtorew Lot 0 200 400 600 C45TING SAWrARY 3EM rR0rO5CD SANITARf WM3t TRUNK MAIN SCALE IN FEET: 1 "= 200' AW-45 TO rO55ftY 01301RE SANITARY MWER Lrr STATPON5 OM OWNED AND MAINTAHM AREh OF DOTURBANCE V?RWMkWQ UTILITY NOTE5: 1. LOCATION OF UTILITY UNE515 5CHEMATIC AND FINAL ALIGNMENT WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. 2. SANITARY 5EWER 5Y5TEM 5HALL BE CON5TRUCTED TO MAINTAIN A MINIMUM VELOCITY OF 2 FP5 (FEET PER 5ECOND) AND MAXIMUM VELOCITY OF 10 FP5. 3. LOCATION OF 5ANITARY 5EWER MAJN5 5ERVING THE INDIVIDUAL NEIGHBORHOOD5 WILL BE DETERMINED WITH THE TENTATIVE MAP FOR EACH NEIGHBORHOOD. FIGURE 45 SCHUMIMIC MM STOM HAVOUT ORM URN& RMCH MMUNC NM GILROY, CALIFORNIA ted - j CONNOCT To PX 55 MAIN ECr MAJN To SHW20F2 MERCIAL TOWN CENTE MULTIFAMILY V k FIGURE 45 SCHUMIMIC MM STOM HAVOUT ORM URN& RMCH MMUNC NM GILROY, CALIFORNIA ted - j CONNOCT To PX 55 MAIN ECr MAJN To SHW20F2 Domestic Water Domestic Water Distribution System Domestic water is available at several points on the Specific Plan boundary as well as in Miller Avenue through the Master Plan area. The domestic water service within the site will be provided by the construction of on -site distribution lines (see Figure 47). The Specific Plan area lies within both water pressure zones I & 2. Both zones will include adequate looping to provide for the redundancy needed. The internal lines will be sized to comply with the City of Gilroy Water Master Plan. DWS -I - Conform all design and construction of the sanitary sewer system to the City of Gilroy Sanitary Sewer Master Plan and Standards. Domestic Water Supply The City of Gilroy General Plan and accompanying EIR documents cite sufficient water supply for the city's planned growth, including the Glen Loma Ranch area. Since the General Plan anticipates and accommodates the development of the Glen Loma Ranch no major impacts to the water supply system are expected. The City of Gilroy Water Department will supply potable water to the Glen Loma Ranch site. The Average Potable Water Demand is shown in Table 18. Land Use Area (AC) Flow per Acre (gpd /AC) Average Daily Demand (gpd) Residential Low 89.6 2100 188,160 Medium 59.0 3200 I88,800 High 39.2 4900 I92,080 Commercial 10.2 1 200 12,480 Total Estimated Average Daily Potable Water Demand = 58I,520 (gpd) Table I7 - Estimate Average Daily Potable Water Demand These flows are consistent with the City of Gilroy Water Master Plan for the area. For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed domestic water distribution system. GIen Loma Ranch Specific Plan - Draft 116 Section I5 LEGEND „ DESCRIPTION — - - - — BOUNDARY A \ x,` EXISTING PROPERTY LINE & RIGHT OF WAY lA "G�� �` IIIIIIIIIIIUII EXISTING WATER ZONE 1 ���x, w / ' / 20q " • EXISTING WATER ZONE 7 p1 { {U { {r ♦ 1 ` 2�0/ { { {, { {a�','' PROPOSED PROPERTY LINE & RICH T OF WAY ,��{� { { �/ , e 250 -,.., = �X' ��t �� -- I� ♦♦ i�l, 2200 / 240 it b ` UVAS4t 1 ` `rte 200 - \ 2901 ,� /,�,:� , .., �j�I� ;•' , / � • - mot, , _... s. / /�" w -/ ° 210 . -' /' fl��. /i 9 200 / ` r�i�`� 1� / 70.\ 330 200 \ /f/ , ���� °i 300` �f! -�.s.�;r: �•�:�iyt �y:�,:._ --' . r'..- �S1 - 2 U r 33p f/ l _ 111(IIIIIf1 260 \ f If1/ 3 0 t ri / \ , 31 , _.. / 1 \ /f L'10 �. 280 \tea - ✓ , . + J' 200 , �� \ ` \ \ 330 ,vII / _. // Z2 y y 200 ;.o '�., EX- 210 ,�1 I� C:, 340 , I, ,. ♦ \ , 290" 350 220 MIDDLE C) 3 .. SCHOOL oo _, �. ° �� EX —Z2 TANK , r 230':' \ 0 V 2ao ' �`����. G EX —Z] TANKS AND 2rb 2' 20 EX —SITE FOR Z2 PUMP STATION ♦��'- -, Z2 TANK — ZZ ��` E 210 —'. _ _ _._— ;'?, 330 ' � ' _.._ -260- `. �' . •, .. {�{ F 11111/1 u{ +41��� ! ! 1 1 RGEME46 -n—lrul=u- ll���wffnuuunuulu111uwuul��' nuur P'Z O EMMR DOWES Wq M , • Qom Lou& D3UCH SMEEVE mm SANTA TERESA BLVD. EX -24 % y EAGLE RIDGE GROY' CAUFORNU r� r� _ Ruggeri - T ` \ 0 300 600 900 ensen - ��•� V )Azar & Associates ,,1,,,� SCALE IN FEET: I"= 300 8055 MIND ARROYO 8-0300 `FAX, CA 9 848 -0302 FIGURE 47 Mlffmklmc Dammc WATM m7m uATow MC UDL&N iv, 3"L _ GILROY, CALIFORNIA tf A Av � -4 rl Ay- jx 'a VT v Al > 4P - ;tra 5. F05611%f CONNEMON To of W (T_- A TO 1-00F 5YSTEM .... . ....... EX I Z, W IN QtENA0iE-WAY-- "t - " 7 P, W"' z OLIVE GROVE 0 MOMF-'RJ CONNECT To Ex NCH 7 616� 5'0 XA IrWIN D MEKLar MP,'E MjJDp ai�, -,--CHOOL 77 ji 1 k, ji: '00� 4 0 Q V _7 V� --C 0** 'j,, Q -Qu NEBBIOLO M 7 A,. V. ,7"* E fYl - RAL u0m, �%v V X1191 x % Z 7 4T 4 LEGEND MCM nM AM 000NIMM 0857M FF"CM UK • Mg OF WAY 11`1011`05W MGM Or WAY Oros SFAa all"UWM MAMMON tole lr rx zI_w mmm mmon EMM MW I WAIM MM I r rx n4v iiiiiiiiiiit i . i m 005TWG MW 2 WATM MOYN frzl-%v PF40FWWMW I WIMMAIN Ff"WW MC 2 WAM MAIN ArrFUMAT11 ZONE 2 MW 5TATI0N MMASM 8c1W41111"mmocroff WATM LOOT YHRMM NVaRMX=, SICZ NOM 2. 0 200 400 600 SCALE IN FEET: I "= 200' uj --iHE GLEN, ■ WILD CHE5TNUT ■ s WA 1. 5W FM D-3 • Aw AN goes, P ?"? 0 00 k ZONE 2 00 ♦ gal FIGIM" v CITY PARK 51m _4� k MONTONICO MALVA51A ot 0' CANYON CREEK 0 FUMf'5TAn0N or LOCAnoN o CONNECT TO Dc Z2 -16' W IN A TEREM V LL ROCKY KNO --:5)W 40 HABITAT AREA UTILITY NOTE5: 4f# KNOLL jW4* 1. LOCATION AND 51ZE Of UTILITY LINE5 ARE 5CHEMATIC. 2. EACH NEIGHBORHOOD WILL PROVIDE ADEQUATE LOOPING. ALIGNMENT AND SIZE WILL BE DETERMINED DURING NEIGHBORHOOD LOOPING 5HALL NOT BE THROUGH OPEN -waft.- THE DE51GN OF EACH NEIGHBORHOOD. 5FACE AREA5. WATER 5TUDIE5 WILL BE DONE AT TIME Of NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING. SHIRr I OF 2 WIRM LEGEND MCM ruw AM e0UNI)u r — — — — COMM rF"WY UK i INGHT Or WAY ra011`09m FJW Or WAY 12'IXZI -w or01 SrAamorGVrmTRANSnWNzow r■ ■eet casnw zow I WATOI MAN 1r0c22NI M I I M 00STMG zOW 2 WAIM MAN Irzl -w � Irz2.w W PAWOM MW I IM MAN ■ ■ ■ ■ ■ ■ W FROrOM MC 2 W IM MAN Sn2. ArMtOMWE DOW 2 MW STATION `yQSuorA aN.Nror, sawn � wtma� Ima�r ■ ■ ■ ■ ■ ■� SCH MATIO WA71M IOOr. SQ NOTE 2. CHRI5TMA5 HILL f 0 a M z EX 2 -12' M 4 mium AV ad rli-A� O SINGLE I:E IL UP TO 5Pq N TERESA 61 O C9 u- U.1 N t CANYON CREEK 1 ROCKY KNOLL . \ TOWN - HABITAT AREA' )C IC MULTIF�ILY ROCKY KNOLL \ bDNNECT TO EX I G' n u. ILI C.ALJ`tA UTILITY NOTES: I . LOCATION AND 51ZE OF UTILITY LINES ARE SCHEMATIC. FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. OTHER WATER MAIN5 WITHIN EACH NEIGHBORHOOD WILL CONNECT TO THE MAIN SHOWN HERE -ON TO COMPLETE AND/OR AUGMENT TO PIPE NETWORK. 2. EACH NEIGHBORHOOD WILL PROVIDE ADEQUATE LOOPING. NEIGHBORHOOD LOOPING 5HALL NOT BE THROUGH OPEN 5PACE AREAS. WATER 5TUDIE5 WILL BE DONE AT TIME OF NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING. \ EX Z I WATER TANK 34 B Q BOTTOM OF TANK-346. It) (HEIGHT=t341 0 200 400 600 SCALE IN FEET I "= Z00' it lAF ' DM ENO l TO BE CONNECTCD FIGURE 48 - *"iN ljwH STREET 15 5) MUM= 00R=c wk7m amm uAYYaw GILROY, CALIFORNIA �,,.� .,� Azar>LAssociates ZONE I _ f CABERNET i•�` ,�,>�' �� r /- r �- CONNECT TO D( 24' It t Z I -W IN LUCt1E'$5A y AVE PETITE 51RAH 1 A t , ZONE 1 �� 1�' e ��■■■ Igo■woo*** ♦ � CONNECT TOrX24 VISTA BELLA Z I W IN GREENFIELD �ucNSA I J \ I 1 r I� f .Y -�.,. THE GROVE'' / f CONNECT TO EX�W Z 141V IN SANTA TERESA 6 ¢ 15 ANTICIPATED THAT THE 24' Z I -W IN SANTA y" TER SOUTH OF MILLER AVFJ9ANTA TERESA ESA. INIER5ECT10N, WILL Be INSTAUrD BY OTHERS rf r: PR10RT0 THE GLEN LOMA RANCH IMPROVO4ENT5. GLEN LOMA RANCH WILL INSTALL THE 24' Z- I �!♦ WATER IF NOT IN PLACE AT THE TIME OF DtVMDFMENT OF THE VI5TA BELLA r NEIGHBORHOOD. Z i WATER TANK ?�'d1�► f r.� 4*7- �'�t /'O(S2 NNOtTN/C Z2 WATER TANK TO BE IN5TALLED WITH GLEN LOMA RANCH SHMT 2 OF 2 SWIM Recycled Water The Glen Loma Ranch 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 Glen Loma Ranch. Distribution System A recycled water trunk main exists along the plan area's northerly boundary (Figure 48). Recycled water service within the site will be provided by the construction of on -site distribution lines connecting to this existing recycled water main on the Ranch site (Figure 49). The internal lines will be sized to comply with the project demand. Reclaimed water will be used for public parks, school landscaping, Focal Points, preserved open space (where needed, and other common open space areas. RWS -I - The design of the recycled water system within the Glen Loma Ranch shall conform to the current South County Region Water Reuse Authority (SCRWA) Plan. For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed recycled water system. Glen Loma Ranch Specific Plan - Draft I20 Section I5 LEGEND DESCRIPTION BOUNDARY - - - EXISTING PROPERTY LINE & RIGHT OF WAY i �0 r' 111111111111111 EXISTING RECYCLED WATER 4 r 0,,,�� PROPOSED PROPERTY LINE & RIGHT OF WAY .t v' O ' ! %J 23ll 250 >, 210 ♦♦ / 1 ` 290 . , ' ':CREEK — 240 UV AS ' •.200 yi �i ♦i ♦♦ i r'/ 250- \t _ v�7 ' r /� ♦ ♦ ♦ ♦♦ 210 / \ s � '' s - ♦ ♦ ♦ ♦` ,250 /r290 -' 260 210 :i ♦ ♦♦ /r �.. ._ _ /. /' 200 / �1 � ♦ ♦ ♦♦ j . J 70 ♦♦ 200 \1 - / -���- ♦ ♦♦ � /� 330, '' / � : -. ...:,i�; -�� ,,� _`" " -'210 ♦♦ ' �, // _ - _ s, _ -•_. _'•� p ri, t � - s.-=" ,- . -, - ♦. / 300 ., \., l -2 0 - _ ....... b V. <� - /,/ 0 330_. 29 ... _ _.', •i/,l' / ♦ / i r 30 r `{ Co EX WATER ♦ bo \ \ 3 1. RECYCLED - ; PUMP S • • P70 r r r ' r , , 210 280 , .r 200 , ' 200 ' 210 , 290 `. -- 350, - 220 MIDDLE !; x , 00 / k . SCHOOL 2io - i 230. r 220 i 26 , 20': / - ;\ 2 \ • V :. . 210' \ �; / 330 - �� / �, / FIGiIRS 49 SANTA TERESA BLVD. r -> Q8IIM unm LAt�II ffi i�ll� EAGLE RIDGE cRAGY, CALIFORM4, A - M - ,; 0 300 600 900CRuggerl- I"= ensen SCALE IN FEET. 300 . .- :. AZ�asr 8. Associates e5020 ' PHONE: (408) 848 -0300 • FAX: (408) 848 -0302 �( 110 1 l 04alt - mom RG.1= WMM U9[ MWA (*G7.1 Aq roroav&x"aaerrec :iooAq UTILITY NOTES: I . LOCATION AND 51ZE OF UTILITY LINE5 ARE SCHEMATIC. FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED DURING THE DESIGN OF EACH NEIGHBORHOOD. 2. RECYCLED WATER 5ERVICE AREA5 INCLUDE PUBLIC 5TREET MEDIAN5. PARK 51TE5 AND 5ANTA TERE5A BLVD PUBLIC TRAIL. 3. RECYCLED WATER CONNECTION TO BE PROVIDED FOR PROP05ED SCHOOL AT WCHE55A AVENUE AND GREENFIELD DRIVE. tes Storm Drainage The Glen Loma Ranch has developed a preliminary schematic plan that specifically addresses the issue of storm drainage as it directly relates to the development of the Glen Loma Ranch. Collection and Pretreatment of Storm Water The storm water collection system for Glen Loma Ranch will primarily consist of storm water inlets with underground piping systems in the residential streets and commercial parking areas. These facilities Will discharge into pretreatment areas such as biofilters (vegetated swales /strips that will release into channels or underground pipes that will convey the water to Uvas Creek. The post development drainage areas are shown on Figure 50. Parks, open space & landscaped areas will be predominantly overland runoff. The runoff from these areas will be pre- treated through biofilter strips bordering streams and /or natural swales. Offsite Drainage Offsite drainage areas to the site were established using the USGS seven - and - one -half minute topographic map of the drainage basim. The offsite drainage areas are shown on Figure 50. In general, all off -site flows entering the site cross Santa Teresa Boulevard from the coastal foothills and the Eagle Ridge Development to the west. At several points along the western boundary of the Specific Plan area these flows cross under Santa Teresa Boulevard via culverts and onto the Glen Loma Ranch. On -Site Drainage As the off -site drainage crosses under Santa Teresa Boulevard and enters the Specific Plan area it flows through a series of natural open channels on its way to Uvas Creek. It is the intention of the Specific Plan area to allow these flows to continue their natural course through the site without hindrance. In general, storm drain detention facilities are not needed on the site because the estimated post - development flows do not exceed the flows proposed for the area in the 1982 General Plan nor the design flows for Uvas Creek. However, some areas of the Specific Plan area do not discharge directly into Uvas Creek. These areas may need detention facilities in order to ensure that downstream areas, which are between the Specific Plan area and Uvas Creek, are not adversely affected by increased runoff created by the development of the Glen Loma Ranch. Figure 5I shows the proposed drainage areas and schematically maps the conveyance of the storm water from these areas to Uvas Creek. Flooding Issues The proposed development areas are not within the FEMA I00 year flood plain or flood way. There is only a small portion of the Specific Plan area within a floodplain designated by the Federal Emergency Management Agency Flood Insurance Rate map. This area is not proposed for development. Figure 5I shows the floodplain and flood way of Uvas Creek on the Glen Loma Ranch property. Generally the floodplain in the lowest portion of the site is up to elevation 214. The flood way parallels the eastern boundary of the Specific PIan area but does not enter the Specific PIan area. SDS -I - Preserve water quality by implementing the latest Best Management Practices for Storm Drainage into the design and construction of the Specific Plan area, thus reducing the discharge of pollutants into storm water. SDS -2 - Ensure that all storm drain flows entering Uvas Creek from the Specific Plan area coincide with the current City of Gilroy Storm Drain Master Plan and the Uvas Creek Drainage Standards. SDS -3 - Use the existing channels on the site as the primary means for conveyance of pre- treated storm water. SDS -4 - Limit the destruction of existing habitats caused by channel erosion, and channel improvements. SDS -5 - The design of future collector streets may allow the center islands or park strips to be used as vegetated swales to filter street run -off subject to the review and approval of the City Engineer. For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed storm drainage system. Glen Loma Ranch Specific Plan - Draft 123 Section I5 •��. LEGEND * DESCRIPTION — - - - — BOUNDARY -- EXISTING PROPERTY LINE & RIGHT OF WAY - IVi 210 / 290 - �U�III��OU�� EXISTING STORM DRAIN /CULVERT `� y *nom • n 200' / j %i 240 jib E -- - U �I / ■11011011MIlM STORM DRAIN UNDER CONSTRUCTION \ _.__..200-' _ 250 EXISTING DRAINAGE COURSE En / 2L0 CIO \ \ . J EXISTING CULVERT �� Z '260 -- _ - f' MAN -MADE CHANNELS �r0 / / 50 /1 /� 2 PROPOSED PROPERTY LINE & RIGHT OF WAY r 200 330 200r - - s 5�r 1 %/ 3.300/ ✓ ^�� ' I 200 �i / 2 C�" r° • ' - j 260 3 0 f :r ..270 % s / P 31 J 1p / i,: = 280 3 \ r 3 �i� Y = 30 / Y 200 ' r 200 210 .- / w E i CULVERT _ EX; 350. 220' MIDDLE 3'a ' 290" , 4 / SCHOOL ,,' , - - \.,, ... 1 / 30 p V 27 230. � / /. 0,. oi PHONE: (408) 848 -0300 • FAX: (408) 848 -0302 �:. .rr.• .•rcr r 'M t ;per C, -ti OLIVE GROVE Val 1 PALOMI h LEGEND FIGURE 52 ,!PARK s. HiOM CH - - - - -- j piRI5TMA5 HILL PARK HILLSIDE ADDITION t t NEB i1 }��, - 41 BIOL P = ' F:AL ilx \ I ILA N I'. / (t£ /MJE Gj�'''�t ✓;Y WILD CHESTNUT__ - - -' \ •�. �' ""E t 11F(F Dc1eN11DN aw sim DE5CRIPTION — — — — ArrRCASNAI[DX4M WaA%VAM - - - -- -IPMM PL MARL DOW"" C 4 D { r f%5TW Ag0A rrrjW*JUQ/rorWAY — — — OPMS/AaBUM na TRAAMMON"C - - < - - - 0omo mm Oi6VNa11 m G n= fARYARG =#VARY 024 N ♦ 1 - - 4 - Pjg0pv9l _1To ON OIRm Tom D[ lnON VOTM aAMj4!'iG VAM CAWCWN of -,x4vAw now rtaxgjetj>'aornjwasa ftwcnc>s s m Oawm _MICRON vgm AMMhCJ f r100FOSM 5RXW VPAW 444NIOW GI7m aAm r j9R5Wa0 W0RAWH0AWif a1WCf OR ARM OA VM ® srA5OW NenAW FIGURE 52 ,!PARK s. HiOM CH - - - - -- j piRI5TMA5 HILL PARK HILLSIDE ADDITION t t NEB i1 }��, - 41 BIOL P = ' F:AL ilx \ I ILA N I'. / (t£ /MJE Gj�'''�t ✓;Y WILD CHESTNUT__ - - -' \ •�. �' ""E t 11F(F Dc1eN11DN aw sim UxAnm � ^45 NORM sae or owe GRONe O.s4 C 4 D { r NORM 5W Or ►MAMNO 0.79 r NOW Or THE GLEN 1.59 G TOWN CENictt 024 N ♦ 1 wwm Or MAT= o es Tom D[ lnON 4.0 UTILITY NOTE5: - LOCATION AND 51ZE OF UTILITY UNE5 ARE SCHEMATIC. FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. -BMP 51TE5 5HOWN ARE CONCEPTUAL AND WILL BE 5HOWN IN MORE DETAIL DURING THE FINAL DE51GN STAGE. -NOT ALL BMP 51TE5 WILL BE U5ED. SOME MAY BE COMBINED TO IMPROVE AN INDIVIDUAL NEIGHBORHOOD DE51GN BY REDUCING GRADING. # ENCOURAGING MORE EFFICIENT DESIGN. ETC. • ERIC j of IONT NI -� `i `� `�� , , cm 4.8 s l ^\ j , `� 6 CANYON CREEK 2 MALVASIAj Ukki - w Q tw TAT 1 KNOLL -` "- - - - - - -- 0 200 400 600 SCALE IN FEET: 1"= 200' SKEW 1 OF 2 SHB6TS LEGEND DE5CRIPTION — — — — ARR MMIrurMlMCraA%WAWA BMW PWMNWLW* NGWOF WAY – – — s14L7'AOr/ANAAS.1 ap,RCMRY GHSTm srom ARAWGumu IRCUM"AAG10ONVAKr DAOeVM Cr51WAa I60W FC65W VOT ANNAGaCVT PRAcncm -Inr s. E0lWSnaoua94WAM#nZ • PN0P 7' W 510^4 UTiUM A44WV L CAMN 50%3W r 1 00511AA^s amw CR C xvm aRVW01RAmcHa vtRr ® WASOMM *THAW TABLE A -STORM DRAIN DETENTION oel am aw sm LOCATION DCrfNr )N A#6 NORTI190[ Or 014 GROK 0.54 C ♦ O • C NORM 910[ Or PALom 10 0.79 r NORI11 Qr TI! Gm I.Sa G TONM Cemm 0.24 N.I NORITIOrWJ= O.a5 TOTAL OCrCWfM 4.0 j ={ FIGURE 53 -- L, - -- - GUM HZNk MRIC II SMEMC NM ' - - -- GU RO Y, CALIFORNIA - -- _ R19IMI►9 reu P`AitIC 4 \ �, w = t .° _ jx a wu«laces f cY S r K. r t lij m°OSVC: <as wwwmoa ' we're a wm 7 \ J - a: 1 .ARK a` 4 , ■ �' f f f 'tJ f '. .. ;... � MATER I � •,,� f � i .� `s ,�.? ,iii,. v c .. f t. .•, \ ., t: ,.. —, �' __ ' `i f� ♦_ �.AB �i t i 1, sue♦ r ♦♦ , �-N \� 1•\ l i NIOR I10U 1N sl \ S Blip 81TE 'O' 5 <y PETITE IRAN Q TO to 0 �♦ �1 FIB . • .. ■■� ►♦ flf p 5ATI N ♦- f.5 Ac T CENTER ,. \ , VISTA BELLA . CCU.. � a THE G vE /TOWN MULTI ILY 1 ,;t ROCKY KNOLL -i UTILITY NOTE: I ' - LOCATION AND 51ZE OF UTILITY LINES ARE SCHEMATIC. FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED$`= DURING THE DE51GN OF EACH NEIGHBORHOOD. -BMP 51TE5 SHOWN ARE CONCEPTUAL AND WILL BE 5HOWN IN MORE DETAIL DURING THE FINAL DE51GN 5TAGE. -NOT ALL BMP 51TE5 WILL BE USED. SOME MAY BE COMBINED TO IMPROVE AN INDIVIDUAL NEIGHBORHOOD DE51GN BY o 200 400 600 REDUCING GRADING, 4 ENCOURAGING MORE EFFICIENT DESIGN, ETC. 10 SCALE IN FEET: 1"= 200' SH=2 or 2 scars LEGEND FLOOD ELEV 212E AllDESCRIPTION BOUNDARY EXISTING PROPERTY LINE & RIGHT OF WAY ®100 YEAR FLOOD ZONE FROM FIRM PANEL y ice' *�,� ,� s;; 230, 256: '; ►y�f PROPOSED PROPERTY LINE & RIGHT OF WAY a. sK� ... ".; - .:: —.:_ ._.._.:_ ='a' - �• `; -' \ _ //- 90 ' i " 240 , Tires; •� - .. _a,' UVAS CREEK > FLOOD ELEV 213E .; . >' -- - - A / 290: \ r::,• , ! � ;W /650' // / 304': CL i \ �\, s. • �i 330 .. � - •/ , / / r _ y .• : ; � - :`. l E 1, _.- .. — V' Y \\ j s .250 _. > -� . ` :' ,. i25U. 260 3 , 3b 29 \ -•. i , ?. ;�': r• 3 ) I / FLOOD ELEV 214E ' '' '' , 0 / , i 4 3 220 : MIDDLE SCHOOL s 290 , 300 r<- / , G 27 ' • " _ , 2 ° LL 330 i \ - — - _ -- _ _ a • :y FLOOD T AU FLOOD SANTA TERESA BLVD:.: . EAGLE RIDGE �` ', GLW Lm BMW ]PUM .. \l. GILROY., CALIFORNIA ,y _ ti Ruggeri - Jensen - _ `. \ 8055 (4 ONE: 06) 48 0300 ! F 2 PH ARROYO 8 A%: ( /OB 48 -0302 Other Utilities Electric /Gas Electricity and gas services in the City of Gilroy are provided by Pacific Gas & Electric Company (PG &E). Telephone /Cable Telephone service in the City of Gilroy is provided by Verizon. Cable television is provided by Charter Cable. Solid Waste The City of Gilroy lies within the service area of the Santa Clara County Solid Waste Commission. Glen Loma Ranch Specific Plan - Draft I28 Section 15 t6. MECHANISMS FOR OWNERSHIP AND MAINTENANCE OF SPECIFIC PLAN ELEMENTS The Glen Loma Ranch Specific Plan has proposed a variety of public and open space elements unique to Gilroy. However, the City of Gilroy will not take ownership or maintenance responsibilities for all of these elements. Since different Builders may construct the various Neighborhoods within the Specific Plan and no one Builder is ultimately responsible for all these elements, a mechanism is needed to address these unique issues. In the case of the Glen Loma Ranch Specific Plan area, the mechanism will be a homeowners association. A homeowners association (or referred to as a HOA) is defined as an organization comprising homeowners within a project or group of projects empowered with management of the common areas of the Specific Plan area. These associations take on issues such as maintaining common land and recreation areas, and collecting dues from residents. The homeowners' association is also responsible for enforcing any covenants, conditions and restrictions that apply to the property. Payment of dues and participation in the homeowner's association is mandatory. Glen Loma Ranch Master Home Owners Association Elements The elements to be owned and /or maintained by the Glen Loma Ranch Master HOA will include, but not limited to: • Maintenance of common landscaping, • Maintenance of entry monumentation, and traffic circles, • Preserved Open Space • Fuel Transition Areas /Open Space Buffers • Rocky Knoll and Eucalyptus Grove • Relocated Creek along Santa Teresa Boulevard • Neighborhood Focal Points • Entry Features, landscaped rights -of -way and medians • Maintenance of unimproved drainage channels City of Gilroy Elements The Glen Loma Ranch Specific Plan has identified the following as elements to be owned and maintained by the City of Gilroy: • All Public Streets • Glen Loma Ranch Park • Montonico Park • Public Trail Segments that Connect to Public Parks • Fire Station In the case of Glen Loma Ranch, there is a need for a Master HOA that will cover all nineteen residential Neighborhoods as well as the Town Center and northern commercial opportunity. (The term "master" is used because this association will cover all areas within the Specific Plana There may be a need to have several individual or "sub- associations" created for some Neighborhoods that create features that are intended for and used by an individual Neighborhood. The overall or master HOA will remain in place, and the individual or sub - HOA will only address these `additional' elements. Some examples of elements that may require the formation of an individual HOA are: • Private streets within a Neighborhood • Entry gate features • Swimming pools • Recreational features like tennis courts or Tot Lots • Trail segments internal to an individual Neighborhood • Special or unique fencing, landscaping and/ or monumentation The Master Developer and the City of Gilroy will jointly enter into a Development Agreement. In the case where the Development Agreement and the Specific Plan differ, the Development Agreement will take precedent. Glen Loma Ranch Specific Plan - Draft I29 Section I5 17. IMPLEMENTATION MEASURES The Glen Loma Ranch Specific Plan is a new approach to the design and implementation of development projects for the City of Gilroy. In the past, the City approved residential projects that conformed to citywide development standards. With the adoption of the Specific Plan, the City of Gilroy will be provided with a variety of new planning tools developed expressly for the Glen Loma Ranch. These tools are intended to work in tandem with existing City review procedures so that implementation achieves the vision set forth in this Specific Plan. Consistency With the City of Gilroy General Plan The Glen Loma Ranch Specific Plan will be adopted by the City of Gilroy as an amendment to the City of Gilroy's General Plan. As such, the Specific Plan shall be considered a refinement of, and derived from, the general plan's goals, objectives and policies. In the case where the Specific Plan provides more specific implementation direction than the City's general plan, the Specific Plan shall take precedent, but not override the general plan. Because the City of Gilroy is a Charter City, the adoption of the Specific Plan will be accomplished as a General. Plan amendment. As such, the adoption of this Specific Plan will be consistent with the Gilroy General Plan. Glen Loma Ranch and RDO Allocations Developers of Glen Loma Ranch reserve the right to use the allocated RDO units in any area of the Specific Plan as long the development of individual residential Neighborhoods are consistent with all provisions of this Specific Plan. If an individual residential Neighborhood is approved by the City of Gilroy (either through an Architectural and Site Review permit and /or an approved tentative map) at a lower unit count than the mid -point unit count as assigned by the Specific Plan, the developer reserves the right to use the balance of the RDO allocations within other residential Neighborhoods as long as each individual Neighborhood develops within the assigned Unit Range. Glen Loma Ranch and the Neighborhood District The Glen Loma Ranch Specific Plan is consistent with the Neighborhood District General Plan designation as a complete and single project. Development of Individual Residential Neighborhoods With the approval of this specific plan, each residential Neighborhood will carry the Planned Unit Development overlay zoning designation, and will require a Planned Unit Development Architectural and Site Approval permit. Future Builders and the City of Gilroy shall use the flexibility of the Planned Unit Development process to the greatest extent to implement the Standards and Guidelines as set forth in this Specific Plan. In the case where land division is desired or necessary, approval of a tentative map will be required. The environmental reviews of individual projects are assumed to be consistent with findings of the environmental documents certified for the Glen Loma Ranch Specific Plan, and will utilize the "Initial Study" or "EIR Addendum" process as set forth in the California Environmental Quality Act to the greatest extent possible. Developments that deviate from the Specific Plan that substantially deviate from the Specific Plan criteria will require additional environmental review. Each Neighborhood will have a zoning designation that reflects the high end of the Unit Range assigned to the Neighborhood. As long as development for the neighborhood is consistent with all provisions of the Glen Loma Ranch Specific Plan, additional rezoning of individual Neighborhoods will not be required. City Park Sites City park sites as designated within the Specific Plan will be held in reserve until the year 20I6 (which coincides with the allocation of RDOs). If the City has not acquired the park sites within seven years, the land will revert back to the Master Developer Glen Loma Ranch Specific Plan - Draft I30 Section IS for potential residential development subject to amendment of the Specific Plan and the appropriate allocation of RDO units. The City of Gilroy will be responsible for the acquisition and development of the designated city park sites. (This section does not preclude any separate agreement between the City of Gilroy and the Master Developer of the Specific Plan area from entering into a cooperative agreement to develop the park sites. Elementary School Site A new elementary school site may be located within the Specific Plan. The Gilroy Unified School District will be responsible for the acquisition and development of the designated school site. (This section does not preclude any separate agreement between the GUSD and the Master Developer of the Specific Plan area from entering into a cooperative agreement to develop the school site. Fire Station The fire station site as designated within the Specific Plan will be offered for dedication to the city of Gilroy by the Master Developer. If the City of Gilroy has not accepted said offer of dedication of the fire station site within five years, the land will revert back to the Master Developer for potential development within the Town Center commercial area. The City of Gilroy will be responsible for the construction and staffing of the fire station. (This section does not preclude any separate agreement between the City of Gilroy and the Master Developer of the Specific Plan area from entering into a cooperative agreement to develop the fire station site. Interpretive Site The interpretive site will be offered for dedication to the City of Gilroy at the time of development of the first residential Neighborhood (The Glen or Canyon Creek ) contiguous to the site or with theTown Center area. The City of Gilroy will be responsible for any development related to implementing the interpretive site. If the City of Gilroy declines the offer of dedication, the interpretive site will be offered to other public and /or quasi - public agencies qualified to maintain the area. If no offers of dedication are accepted, the Glen Loma Ranch Master HOA will continue to own and maintain this area. (This section does not preclude any separate agreement between the City of Gilroy and the Master Developer of the Specific Plan area from entering into a cooperative agreement to develop the interpretive site. Northern Commercial Reserve Site The northern commercial reserve site located adjacent to the McCutchin Creek Neighborhood as designated within the Specific Plan will be held in reserve for a period of ten years. If a good faith effort has been made to locate an appropriate commercial opportunity for this site acceptable to the Master Developer and the City of Gilroy, but an appropriate commercial use has not been found, the northern commercial reserve site will revert back to the Specific Plan for potential residential development subject to the appropriate allocation of RDO units or reallocation of RDO units, and developed consistent with the design standards and guidelines of the McCutchin Creek Neighborhood. Trail Implementation Individual Neighborhoods will be responsible for the construction and dedication to the City of Gilroy of each public trail segment located immediately adjacent to said Neighborhood in accordance with the standards and guidelines set forth in this Specific Plan. Creek Relocation The construction necessary to relocate the creek to a location parallel to Santa Teresa Boulevard will be the responsibility of the Master Developer acting on behalf of the Property Owner. Rocky Knoll The `Rocky Knoll" preserved open space area as designated within the Specific Plan shall be owned and maintained by the Master Homeowner's Association or an adjacent individual Neighborhood homeowners association. Eucalyptus Grove The "eucalyptus grove" open space area as designated within the Specific Plan shall be dedicated to and maintained by the Master Homeowner's Association Glen Loma Ranch Specific Plan - Draft I3I Section I6 or an adjacent individual Neighborhood homeowners association, and may serve to meet the adjacent Neighborhoods' Focal Point requirements. Expressway and Arterial Streets The widening of Santa Teresa Boulevard, as required by the City of Gilroy, will be the responsibility of the Master Developer on behalf of the Property Owner, subject to partial reimbursement by the City of Gilroy through the policies of the adoptedTraffic Improvement Funds (TIF). Construction of Tenth Street within the boundaries of the Specific Plan area, as required by the City of Gilroy, will be the responsibility of the Master Developer on behalf of the Property Owner„ subject to partial reimbursement by the City of Gilroy through the policies of the adopted Traffic Improvement Funds (TIF). Local Collectors and Public Neighborhood Streets Construction of Merlot Avenue, Luchessa Avenue and Ballybunion Avenue and residential streets will be the responsibility of the Builders of each Neighborhood. A homeowners association or a landscape and lighting district will fund landscape maintenance within public rights -of -way. Miller Avenue Relocation The reconfiguration of Miller Avenue will occur as part of the construction of Tenth Street from Santa Teresa Boulevard to the Luchessa Avenue intersection. The closure of Miller Avenue will not occur until such time that the Tenth Street bridge over Uvas Creek has been constructed and open. This is not anticipated to occur until a point in time after the build out of the Specific Plan. Water, Reclaimed Water, Sewer, and Storm Drainage Except for certain major water, reclaimed water, sewer, and storm drainage trunk lines, construction of all infrastructures will proceed in conjunction with the development of individual Neighborhoods within the Specific Plan area. Prior to the recordation of final maps, detailed improvement plans and funding mechanisms consistent with the general design described in this Specific Plan shall be prepared by the Master Developer or individual Builders for approval by the City of Gilroy. Builders of individual Neighborhoods will pay the appropriate City impact fees at the time of filing of the final map of each individual Neighborhood. All impact fees Will be paid in accordance with the City of Gilroy policies, but may be subject to the provisions of the adopted Development Agreement. Development Agreement The Master Developer and the City of Gilroy will jointly enter into a Development Agreement. In the case where the Development Agreement and the Specific Plan differ, the Development Agreement will take precedent. Accessory Units Accessory units - also know as secondary units or "granny flats" - are a means of achieving more compact development and providing affordable housing. Second units can be built in the backyard or above the garage and can be rented to students, the elderly or single individuals. An accessory unit provides additional income to the homeowner and can help pay the mortgage. Future developers are are encouraged to include accessory units within future neighborhoods as permitted by State Planning laws and the City of Gilroy. As per existing City policy, no additional RDO allocations are required to utilize accessory units, nor do the use of accessory units count against the RDO allocations already allocated to the Specific Plan area. The formation of the Master HOA shall include a reference acknowledging the concept of accessory units within the Specific Plan area. Glen Loma Ranch Specific Plan - Draft I32 Section I7 APPENDIX A - ACRONYMS FOR STANDARDS & GUIDELINES LUS - Land Use Standards pg, 2I, 22 BBS - Building Sitting Standards pg. 35 MF /OSS - Multi- Family /Open Space Standard pg. 35 MF /PGS - Multi - Family /Parking & Garage Standard pg. 35 TC /SOS - Town Center /Site Organization Standard pg. 36 TC /PGS - Town Center /Parking & Garage Standards pg .36 TC /SS - Town Center /Signage Standards pg. 36 RPS - Residential Parking Standard pg. 38 RGS - Residential Garage Standard pg. 38 CDS - Common Design Standard pg. 38, 39 CDG - Common Design Guidelines pg. 40 BSG - Building Sitting Guidelines pg. 50 SFD /BMG - Single - Family Design /Building Massing Guidelines pg. 50 SFD /BCG - Single - Family Design /Building Color Guidelines pg 50, 51 VAG - Vehicular Access Guidelines pg. 50 SFD /RFG - Single - Family Design /Roof Form Guidelines pg. 5I, 52 SFD /BEG - Single - Family Design /Building Elevations Guidelines pg. 52 SFD /ABCG - Single - Family Design/ Additional Building Component Guidelines pg. 52 MF /BMG - Multi - Family/ Building Mass Guidelines pg. 53 MF /MCG - Multi- Family /Materials & Color Guidelines pg. 53 MF /RFG - Multi- Family /Roof Form Guidelines pg. 53 MF /BEG - Multi - Family /Building Elevations Guidelines pg 52 MF /ABCG - Multi- Family /Additional Building Components pg. 52 MP /PGG - Parking Lots & Garages Guidelines pg. 54 TC /SOG - Town Center /Site Organization Guidelines pg 54, 55 TC /MCG - Town Center /Materials & Colors Guidelines pg. 55 Glen Loma Ranch Specific Plan - Draft I33 TC /RFG - Town Center /Roof Form Guidelines pg. 55, 56 TC /BEG - Town Center /Building Elevations Guidelines pg. 56 TC /ABCG - Town Center /Additional Building Components Guidelines pg. 56 TC /PGG - Town Center /Parking & Garage Standard pg. 56 TC /SG - Town Center /Signage Guidelines pg. 56 IU /SOG - Institutional Uses /Site Organization Guidelines pg. 56 TRS - Trail Standard pg. 85 POSG - Preserved Open Space Guidelines pg. 87 POSS - Preserved Open Space Guidelines pg 93 FTZS - Fuel Transition Zone Standard pg. 93, 99,100 FPS - Focal Point Standard - pg I03 FPG - Focal Point Guideline pg. I03 NLS - Noise Level Standard pg. I I0 NLG - Noise Level Guideline pg. 110, III SSS - Sanitary Sewer Standard pg. II2 DWS - Domestic Water Standard pg. 116 RWS - Recycled Water Standard pg. I20 SDS - Storm Drainage Standards pg. I23 APPENDIX B - DEFINITIONS OF TERMS For purposes of the Glen Loma Ranch, the following terms are defined as follows. Unless otherwise listed within this section, certain terms are defined as found in Section 2.20 of the Gilroy Zoning Ordinance. Accessory Units Accessory units - also know as secondary units or "granny flats" - are a means of achieving more compact development and providing affordable housing. Second units can be built in the backyard or above the garage and can be rented to students, the elderly or single individuals. An accessory unit provides additional income to the homeowner and can help pay the mortgage. Apartment Building A building, or portion thereof, which is designed and built for rental occupancy by three or more families. Builder The Builder is defined as a merchant Builder who buys a portion of an entitled Neighborhood or Neighborhoods from the Property Owner and is the entity who constructs and sells residential products to the general public. Cluster or Courtyard Residential Product Type A cluster or courtyard residential product is a group or "cluster" of homes (typically four or greater where the homes garage's take access from a common courtyard instead of a public street. Compact Lot The Glen Loma Ranch Specific Plan defines a Compact Lot as a residential lot less than 5,000 square feet in size and is intended to accommodate a Single Family Detached home. Conditional Use A Conditional Use is potentially appropriate land use for a particular area within Glen Loma Ranch as defined with the Glen Loma Ranch Specific Plan. In order to be allowed, the proposed Conditional Use must receive an approval through the Planned Glen Loma Ranch Specific Plan - Draft I34 Unit Development process as defined in the City of Gilroy Zoning Ordinance. Condominium For the purposes of the GIen Loma Ranch Specific Plan, the term "Condominium" means any product type meeting the definition of a condominium as set forth in section 135I(o of the California Civil Code, or any successor statute, and includes, without limitation, attached or detached product types, combination - condominiums, stacked flats, site condominiums and envelope condominiums. Contiguous Neighborhoods Contiguous Neighborhoods are located immediately adjacent to one another without other elements separating the two Neighborhoods. Neighborhoods separated by streets, drainage corridors, and /or preserved open space and buffers are not deemed contiguous . Duplex A Duplex is a building designed for and intended to be occupied as living quarters for two units living independent of one another. Duplexes typically share at least one common wall. Exempt Units For purposes of the Glen Loma Ranch Specific Plan, an exempt unit is any dwelling unit proposed for construction within the Glen Loma Ranch Specific Plan specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. All requests for exempt projects shall be processed through an "Affordable Housing Exemption from RDO" application in accordance with Section 50.62 of the City of Gilroy Zoning Ordinance. Focal Point A Focal Point is a Neighborhood -level recreational element. A Focal Point shall be between 4,500 to 6,000 square feet in size, and shall be accessible to Neighborhood residents. Focal Points will be owned and maintained by the Master Homeowners Association or a sub or individual association of that Neighborhood. Examples of Focal Points include turfed lawn area, Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. Focal Points are intended for the use of the residents of the Neighborhood in which they are located, but disclosed to Neighborhood residents that they will be in use by the general public. Income - Assisted Units Income assisted units are dwelling units that receive a subsidy of some type in order to make the dwelling unit more affordable than would normally be available. The subsidy can be from private, local, state or Federal government sources. The subsidy can either be applied to lower the monthly rent of a dwelling unit, or in the case of for -sale units, be used to lower the sales price of a unit. Live /Work Units Live /Work Units provide a pedestrian oriented, mixed -use commercial and residential space, usually in a large area, over a commercial or industrial space. Such space is developed into a living space and studio or other home businesses as permitted by the City of Gilroy Zoning Ordinance. Master Developer The Master Developer for the Glen Loma Ranch Specific Plan area shall be Glen Loma Corporation, or its successors and assigns. The Master Developer will coordinate among the property owners and will cause the master HOA to be formed. Market -Rate Units For purposes of the Glen Loma Ranch Specific Plan, a market rate unit is any dwelling unit proposed for construction within the Glen Loma Ranch Specific Plan and sold to the public without price subsidy or income restrictions, except for those residential development projects specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. Neighborhood A Neighborhood is one of the nineteen developable areas as shown in the Glen Loma Ranch: I) Olive Grove 2) Palomino 3) Home Ranch 4) McCutchin Creek 5) Wild Chestnut 6) Montonico Glen Loma Ranch Specific Plan - Draft I35 7)Nebbiolo 8) Malvasia 9) The Glen I0) Canyon Creek I I) Rocky Knoll I2) The Grove I3) Luchessa 14) Petite Sirah I5) Cabernet I6) Vista Bella I7) Mataro 18) Town Center R -4 Multi- Family I9) Town Center Senior Housing Neighborhood District Minimum Housing Mix As defined in the City of Gilroy General Plan, the minimum acreage mix for residential land uses in the Neighborhood District (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) shall provide for at least: • 5 percent two - family (Duplex) uses (R2) • I0 percent medium density residential uses (R3) • 3 percent high density residential uses (R4) The remainder of the residential land will be allocated for single - family homes. Neighborhood District Target Housing Mix As defined in the City of Gilroy General Plan, the target acreage mix for residential land uses in the Neighborhood District (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) shall provide for at least: • I0 percent two - family (Duplex) uses (R2) • I5 percent medium density residential uses (R3) • 5 percent high density residential uses (R4) The remainder of the residential land will be allocated for single - family homes. Paired Z Residential Product Type A paired Z residential product is a Compact Lot where a pair of homes and lots are designed to interlock together, and the two lots exchange use easements in lieu of meeting standard side yard setbacks. The two homes are not physically connecting to one another. Passive Park A Passive Park is typically turfed or lawn area and does not provide "active" recreational features like playground equipment, tennis or basketball courts. A Passive Park is another example of a "Focal Point" by providing common open space within a residential or commercial area. Permitted Uses A Permitted Use is the intended land use for a particular area, as designed by its zoning classification or as specifically defined by the Glen Loma Ranch Specific Plan. Pocket Park A Pocket Park is defined as one type of Focal Point which provides common open space with recreational opportunities within a residential or commercial area. The term "pocket" is a reference to the small size of the park relative to the typical Neighborhood park. Neighborhood Product Differentiation Standard In order to provide the Glen Loma Ranch community with more diverse residential communities within the Specific Plan area, neighborhoods with a forecasted midpoint unit -count that exceeds one - hundred (100) units, excluding the Town Center R -4 and Senior Housing neighborhoods, can have no more than 60 percent of any one residential housing type. In the event that a neighborhood with a forecasted mid -point unit count over one - hundred (I00) units submits plans with a unit count significantly below the forecasted mid -point unit count (80% or less than the forecasted mid - point), then the Neighborhood Product Differentiation Standard will no longer apply. Property Owner The Property Owner is the holder of fee title of lands within the Glen Loma Ranch Specific Plan area. These would include, but would not be limited to, the Filice Family Estates, Christopher, and Orchard Valley Communities. Residential Product Type A Residential Product Type is a distinct category of housing unit different from other types or categories of housing units. For purposes of this Specific Plan, Glen Loma Ranch Specific Plan - Draft I36 distinctions between Residential Product Types are defined as: • Attached vs. Detached units • Methods and /or configurations of attaching units • Garage orientation (alley- loaded vs. front or street loaded) • lot size • Lot dimensions and configurations (traditional lot vs. zero lot line) • Dimensions of the residential lot • Market segmentation For example, an alley- loaded single family home (meaning a home that accesses its garage from an alley at the rear of the home) is a different Residential Product Type than a front - loaded single family home (meaning a garage that takes access from the street) even though both product types have similar lot sizes and market segmentation. With regard to lot size distinction, there must be a fifteen percent (I5 %) difference in typical Single - Family Detached lot sizes to achieve a distinct difference between Single- Family Detached Iot sizes. For example, contiguous Single - Family Detached residential Neighborhoods must have a distinct difference (5,I00 square foot lot size vs. 6,000 square foot lot size) in lot size in order to be contiguous to one another. Senior Housing Units Senior housing units are dwelling units specifically designated for use by seniors as part of a residential project specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. Typically, the age of the primary resident of the project is 62 years of age or older, but specific restrictions as to the age of residents, spouses and for other family members living with the primary resident of the project will be established by the local, state or Federal funding source for the project, and will be set by the developer. Small Lot Alley- Loaded Residential Product Type A small lot alley- loaded product is one form of a Compact Lot where a Single Family Detached home on a small (under 6,000 square feet in size) lot the home's garage accessed from the rear off a public or private alley. Small Lot Front - Loaded Residential Product Type A Small Lot Front- Loaded product is one form of a Compact Lot where a Single Family Detached home on a small (under 5,000 square feet in size) lot has the home's garage is accessed from the front of the home off a public or private street. Tot Lot A Tot Lot is a recreational area with play equipment intended for use by small children. Tot Lots are usually located within parks with active recreational elements. Tot Lots can typically be part of Pocket Parks. Townhouse/Rowhouse A Townhouse or Rowhouse is a Condominium dwelling unit, which is the sole dwelling unit on a separate parcel of land, with no dwelling units above or below it. Triplex/Four -plex Triplexes and Four - plexes are buildings designed for and intended to be occupied as living quarters for three or four units living independent of one another. Triplexes and Four- plexes typically share at least one common wall. Unit Range Each Neighborhood within the Glen Loma Ranch Specific Plan shall be assigned a potential range of dwelling units. This Unit Range will assign a lower limit (or minimum number of dwelling units) and an upper limit (or maximum number of dwelling units). The Master Developer or merchant Builder cannot propose a project that is below or exceeds the Unit Range assigned to said Neighborhood. Glen Loma Ranch Specific Plan - Draft 137 APPENDIX C - LISTING OF ALL STANDARDS AND GUIDELINES WITHIN THE GLEN LOMA RANCH SPECIFIC PLAN Land Use Standards LUS -I - Each Neighborhood within the Specific Plan shall respect the regional geography and natural features (such as woodlands, creeks, riparian corridors, etc.) of the Specific Plan area. LUS -2 - The Neighborhoods within the Specific Plan shall provide visual as well as physical access to the natural features being preserved and enhanced subject to environmental considerations where appropriate. LUS -3 - Each individual Neighborhood will be assigned a range of residential units for the Neighborhood as well as a listing ofpotential Residential Product Types available for the Neighborhood. Residential Neighborhoods must develop within the specified Unit Range for said Neighborhood. LUS -4 - Due to restrictions for the Unit Range for each Neighborhood, the Specific Plan unit count cannot drop below I,384 units nor exceed I,693 units unless additional RDO allocations, affordable, senior, and/ or exempt units are granted to Glen Loma Ranch by the Gilroy City Council, and the specific plan is amended to reflect to additional allocations. LUS -5 - Each residential Neighborhood within the Glen Loma Ranch will allow for a range of residential units in each of the nineteen Neighborhoods, and the aggregate residential Unit Range for the entire Specific Plan must meet or exceed the "minimum" mix as established by the "Neighborhood District" land use category of the General Plan. The unit count of individual Neighborhoods within the Specific Plan area may vary so long as the maximum number of units does not exceed the high end unit count of said Neighborhood. LUS -6 - The Glen Loma Ranch Specific Plan has Glen Loma Ranch Specific Plan - Draft I38 identified a variety of potential Residential Product Types for each Neighborhood. Builders must construct housing units that are consistent with or respective of the type of residential products specified for the specific Neighborhood. LUS -7 - The Builder of any Neighborhood within the GIen Loma Ranch is encouraged to consider a variety of residential product types, and shall not be limited as to the number of types of residential product that can be used in a Neighborhood as long as the proposed Residential Product Type is consistent with the type of residential products specified for the residential Neighborhood, and the total unit count of the Neighborhood does not exceed the Unit Range of the Neighborhood. LUS -8 - Residential units will be allowed to "back" or "side" onto open space areas subject to the standards and guidelines within the "Open Space, Parks and Recreation " section of this document. LUS -9 - Neighborhood Product Differentiation Standard: In order to provide the Glen Loma Ranch community with more diverse residential communities within the Specific Plan area, neighborhoods with a forecasted midpoint unit -count that exceeds one - hundred (I00) units, excluding the Town Center R-4 and Senior Housing neighborhoods, can have no more than 60 percent of any one residential housing type. In the event that a neighborhood with a forecasted mid -point unit count over one - hundred (I00) units submits plans with a unit count significantly below the forecasted mid -point unit count (80% or less than the forecasted mid - point, then the Neighborhood Product Differentiation Standard will not be required. The Product Differentiation Standard shall also apply to Contiguous Neighborhoods. The Product Differentiation Standard does not apply in the Town Center. LUS -I0 - Neighborhood Focal Points: Each Neighborhood within the Specific Plan will be required to provide a Neighborhood Focal Point. The Focal Point can be located adjacent to preserved open space in an effort to better blend the natural and built environments, or could be located within the middle of a residential Neighborhood. Examples of Neighborhood Focal Points include Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. LUS -II - Boulevards, streets, and /or trails to provide pedestrian access shall link schools, Parks, commercial areas, and residential Neighborhoods. Residential Development Standards Building Siting Standards BSS -I - Buildings shall be sited to front onto Neighborhood streets, preserved open space, open space buffer, Focal Point, or park. BSS -2 - Primary entry doors shall be on the front elevation facing the street or park. BSS -3 - Varying front /street elevations shall be utilized. Builders shall provide at least three floor plans for each housing type being built and each plan shall have a minimum of three different architectural elevations BSS -4 - Corner lots have high public realm visibility and the architecture shall reflect this prominent visibility through detailing and material selection. BSS -5 - Attached units shall front onto streets or may be grouped around a central green which as a whole fronts to a street. Attached units in the center of a development may face onto a central courtyard. BSS -6 - Attached units which front onto a street must have some building entries that orient to a street. BSS -7 - Over fifty - percent (50 %) of street level building frontage along a "primary" street shall be devoted to retail /commercial uses in the Town Center. (Exceptions to this standard may be granted by the Gilroy Community Development Director). BSS -8 - Buildings on corner lots shall be located on the street intersection and should GIen Loma Ranch Specific Plan - Draft I39 generally orient to the primary street, with the major entry at the corner. Open Space Standards MF /OSS -I- Provide private open space adjacent to each unit, and should be partially screened from common outdoor spaces. MF /OSS -2 - Provide pedestrian paths to connect parking, open space and recreational facilities. MF /OSS -3 - Use walls, arbors, trellises, and hedges to define and separate outdoor recreation areas. Parking Lots & Garage Standards MF /PGS -I Trash enclosures with solid screening shall be distributed throughout a development and sited to allow vehicular access from pick -up vehicles. Site Organization Standards TC /SOS -I - Parking shall be screened by landscaping or Town Center buildings. Additional Building Component Stand TC/ABCS -1 - All ground or roof mounted mechanical equipment shall be integrated into the building design and /or visually screened form view by fixed screening or landscaping. Screening shall be in a manner consistent with the building fa4ade. Parking Lots & Delivery/Loading Areas TC/PGS -I -Trash enclosures with solid screening shall be distributed throughout the delivery or service area and sited to allow vehicular access from pick-up vehicles. TC /PGS -2 - Delivery and loading docks shall be located to the side or rear of buildings and visually screened from public view, as well as to limit noise impacts on any adjacent or near by residential uses. Signage Standards TC /SS -I - For the Town Center overall signage program, individual signage and storefront criteria shall be part of the overall Town Center design submittal, and will be subject to review and approval by the Glen Loma Ranch Master Developer and the City of Gilroy. Residential Parking Standards RPS -I - Garage parking space dimensions shall have a minimum length of 9 feet measured from the garage door and a minimum width of 9 feet. Residential Garage Standards RGS -I - Recessed Garages face and are accessed from a public street. This type of garage is located on the front portion of the lot and is attached to the residence. RGS -2 - Side -drive Garages have a longer driveway that allows the garage to be placed farther back from the street. They can be attached or detached from the residence. RGS -3 - Swing -in Garages are located on the front portion of the lot and are attached to the residence. However, they do not face the street. They may not exceed 2 cars in width. RGS -4 - Lane or Alley accessed Garages are accessible from lanes located to the rear or side of a lot. They can be attached or detached from the residence. RGS -5 - In order to ensure that a garage driveway is long enough to accommodate a standard vehicle, or to prevent a standard vehicle from parking on a garage apron, garage setbacks shall be no more than five feet or twenty feet or greater. (Garage development standards are presented in Table I2 "Garage Setback Standards" below.) Garage location, configuration and access shall be dictated by the type of garage and the building type /lot size to which it is associated. RGS -6 - Garages that are integrated in the front fagade of the residence shall be setback at least five feet behind the front facade or building plane of the house. RGS -7 - At least 20% of the houses in each Neighborhood shall have garages located on the rear portion of the lot with a setback at least 40 -feet from the front property line, or utilize swing -in garages. RGS -8- Three -car wide garages in the same plane are prohibited. RGS -9 - Swing -in garages shall not exceed 2 cars in width. Glen Loma Ranch Specific Plan - Draft I40 Design Features Standards Common To All Styles CDS -I - Each detached residential development is required to incorporate at least three of the seven architectural styles on pages 36- 46, with no individual style comprising more than 35% of the total units in the development. CDS -2 - For each of the architectural styles utilized in residential developments, at least four of the architectural styles chosen must be incorporated into the exterior design. Essential Design Elements for each style are outlined on pages 36 -46. CDS -3 - Each detached residential development is required to provide at least three floor Plans for each housing product type being built, and each floor plan is required to have a minimum of three different architectural elevations. CDS -4 - All detached residential buildings that face an adjacent street, park or open space shall have articulated elevations. Articulation should be achieved through a combination of the following techniques: • Incorporation of porches, balconies, bay widows, or other features appropriate to the architectural style of the building. • Varying building heights and roof planes within each street block. • Avoiding two story box massing by stepping back portions of the front and side setbacks of the second story and providing "shouldering" of street elevations which step the building mass down from two to one story at corners and periodically along a street frontage. (See the following "Building Articulation" exhibit CDS -5 - Front porches shall be covered with a roof that is supported by posts. CDS -6 - All residential garage doors visible from a street or park shall consist of articulated panels. CDS -7 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building fa4ade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. CDS -8 - For all elevations that are lane or rear - facing, no less than two - thirds (2/3) of the second story building mass shall be setback 4 feet deeper than the first floor setback. CDS -9 - Lane or alley accessed products shall provide solid visual screening for trash containers adjacent to the lane. Architectural Design Guidelines Design Guidelines Common To All Styles CDG -I - Land use plans should respect and enhance the community's natural and cultural assets. CDG -2 - Each Neighborhood should strive for an appropriate mix of land uses and densities. CDG -3 - Design review of future Neighborhoods should include a high standard of community design and sensitivity to local context. CDG -4 - Landscape design should strengthen and define the built environment and should be an integral element of design guidelines. CDG -5 - Plants should be low- maintenance, water conserving, and consistent with the City of Gilroy Consolidated Landscaping Policy, unless otherwise noted within this document. CDG -6 - Builders of each new Neighborhood, as well as future residents, should work with the City of Gilroy to enhance and expand the number of street trees throughout the community. Building Siting Guidelines BSG -I - Neighborhood Product Differentiation Guideline - The Glen Loma Ranch community desires to create more diverse residential communities within the Specific Plan area. The builders of new neighborhoods are encouraged to develop neighborhoods with more than one residential product type. BSG -2 - Varying setbacks, building heights and roof planes should be considered to GIen Loma Ranch Specific Plan - Draft I4I provide a varied and more interesting visual character along Neighborhood streets. BSG -3 - Variable lot widths are encouraged to achieve more varied building massing and facilitate single story plans where possible. Vehicular Access & Street Layout Guidelines VAG -I - Through streets are preferred, but loop streets are permitted to form interconnecting grid patterns. VAG -2 - Where cul -de -sacs are used, pedestrian pathways are encouraged to connect cul- de -sacs to adjoining through streets or trail systems. Single Family Dwelling Building Massing Guidelines SFD/BMG -I - Front porches are encouraged on a minimum of 50% of all detached residential units. Where used, porches shall have a minimum depth of 6 feet and comprise a minimum of 30% of the width of a building's primary facade (excluding garage), or I0 feet, whichever is greater. SFD/BMG -2 - Wrap- around porches and /or patios defined by a low wall are encouraged on corner lots to provide visual interest on both street elevations. SFD/BMG -3 - At least 25% of a residential building's fa4ade that faces a primary circulation street or park should be windows and doors (garage doors do not count towards this requirement). SFD/BMG -4 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. SFD/BMG -5 - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. SFD/BMG -6 - Building mass should be articulated (if practical) to reflect the historical context of the architectural style. SFD/BMG -7 - Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds are encouraged because these elements provide visual interest. SFD/BMG -8 - Building mass should be proportionate to the size of the lot. SFD/BMG -9 - Dormers, gables, eaves and other projections may be used to break up simple architectural forms. Materials & Colors SFD/BCG -I - Building materials and colors should compliment the historical architectural style. SFD/BCG -2 - Stucco and combinations of stucco, stone and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. SFD/BCG -3 - Where stucco is used, it should have a final coat of integral color in a muted earth tone or shade of white to compliment the historical architectural style. SFD/BCG -4 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. SFD/BCG -5 - Color is intended as a primary theme element, and color values should be generally light earth tones or white with darker or lighter accents encouraged to highlight the character of the structure. SFD/BCG -6 - Accent color should be used for shutters, trim, fascia, balcony rails, stucco recesses, or cornice bands, and should relate to the architectural form and character of the building. All wrought iron should be black. SFD/BCG -7 - Concrete, brick, stone, or other similar natural material may be used for driveway and parking areas. Roof Form & Materials Guidelines SFD/RFG -I - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building. SFD/RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over porches or other building extensions may be lower in pitch. SFD/RFG -3 - Varied plate and ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. Glen Loma Ranch Specific Plan - Draft I42 SFD/RFG -4 - Roof colors and composition should vary within a Neighborhood to add variety to the street scene. SFD/RFG -5 - Roof colors should be neutral earth tones, except for architectural styles that require shades of gray or black. Avoid high- contrast colors such as red, oranges or ceramic blue except for architectural styles that require shades of black or gray. SFD/RFG -6 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. SFD/RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations Guidelines SFD/BEG -I - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. SFD/BEG -2 - Each structure should have a predominant fa4ade material or color that differentiates it from adjacent structures. This will promote individuality within the context of the Neighborhood. SFD/BEG -3 - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. SFD/BEG -4 - Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. SFD/BEG -5 - Garage doors should not dominate the front elevation of the building If visually prominent on the front elevation, garage doors are encouraged to be broken into single door entries. SFD/BEG -6 - Side entry or swing -in garages are encouraged on lots that can accommodate them. Additional Building Components Guidelines SFD/ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. Patina finishes are also acceptable. SFD/ABCG -2 - Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building. SFD/ABCG -3 - Satellite dishes that do not exceed I8 inches in diameter may be placed on the exterior of the building if placed in a location that is not visible from the public street frontage. SFD/ABCG -4 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. SFD/ABCG -5 - Skylights should be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. SFD/ABCG -6 - Solar panels, if used, should be integrated into the roof design as an unobtrusive element. Panels are to be parallel to the roof plane and should be clear, bronze, or smoke colored plastic or glass. SFD/ABCG -7 - To the greatest extent possible, solar panels should be located away from front elevation street views. Building Mass & Scale Guidelines MF/BMG -I - Building massing should not seem boxy, but appear to result from the combination of several compatible geometric forms. Large monolithic forms should be avoided. MF/BMG -2 - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. MF/BMG -3 - One -story elements at the end of buildings, especially at street corners, diminishes the visual impact of the building mass. MF/BMG -4 - Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds (consistent with the architectural style ) should be provided for visual diversity. MF/BMG -5 - To the extent possible, entrances to individual units should be plainly visible. MF/BMG -6 - Units and buildings should be Glen Loma Ranch Specific Plan - Draft I43 sited to maximize view opportunities to open spaces. MF/BMG -7 - The overall composition of buildings should incorporate proportion and rhythm among a series of unit "bays" and the overall building mass. Materials & Colors Guidelines MF/MCG -I - Building materials and colors should be consistent with the guidelines for the architectural style selected for the Neighborhood. MF/MCG -2 - Stucco and combinations of stucco, stone, and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. MF/MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted tone consistent with the architectural style. MF/MCG -4 - Use of stucco on larger mass buildings should be broken up or mixed with other materials. MF/MCG -5 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. MF/MCG -6 - Color is intended as a primary theme element, and color values should be generally light tones with darker or lighter accents encouraged to highlight the character of the structure. MF/MCG -7 - Accent color should be used for shutters, awnings, trim, fascia, balcony rails, stucco recesses, inlaid tile bands or cornice bands, and should relate to the architectural form and character of the building Roof Form & Materials Guidelines MF/RFG -I - When a project includes more than one building, roof forms should vary from one building to the next where practicable, in order to achieve visual interest and diversity. MF/RFG -2 - Roof pitch may vary, but generally be consistent with the architectural style. Shed roofs over porches or other building extensions may be lower in pitch. MF/RFG -3 - Varied ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. MF /RFG -4 - Roof colors and composition should vary within a Neighborhood to add visual diversity. MF /RFG -5 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. MF /RFG -6 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. MF /RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations & Siting Guidelines MF /BEG -I - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. MF /BEG -2 - Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. MF /BEG -3 - Use offset window, door, and exterior deck placement to preserve visual privacy. MF /BEG -4 - Site buildings to take advantage of open space views, courtyard open spaces or private recreational facilities. MF /BEG -5 - Consider limiting buildings to 4 to 6 units to avoid overly long building elevations. MF /BEG -6 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building facade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. MF /BEG -7 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. Glen Loma Ranch Specific Plan - Draft I44 MF /BEG -8 - Units located adjacent to streets may face onto the street, or may be grouped around a central green in a configuration which as a whole fronts the street. MF /BEG -9 - When units front onto a street, the primary facades and building entries should orient to the street. MF /BEG -I0 - Off - street parking lots should be limited to on no more than 20 percent of the parcel's street frontage. MF /BEG -II - Street oriented windows should be well articulated, and upper story (above first floor windows should have a vertical dimension equal to or greater than the horizontal dimension. Additional Building Components Guidelines MF /ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, facia, trim or wall colors. MF /ABCG -2 - Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building. MF /ABCG -3 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. MF /ABCG -4 - Skylights should be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. Parking Lots & Garage Guidelines MF /PGG -I - Parking lots should be designed and lighted to ensure pedestrian safety. MF /PGG -2 - Long rows of garages should be avoided. Garages and parking spaces should be distributed throughout a development to ensure that each unit's assigned parking is reasonably close to the unit. MF /PGG -3 - Garage structures should provide some enclosed storage for each unit. MF /PGG -4 - Guest parking should be distributed throughout the development and clearly identified. Town Center Residential Flex Site Organization Guidelines TC /SOG -I - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. TC /SOG -2 - Building mass should be articulated to the extent practical to reflect the historical context of the architectural style. TC /SOG -3 - Building mass should reflect a reasonable relation to the size of the lot. TC /SOG -4 - Awnings, arcades, trellises, and other pedestrian protection may project ten feet (I0') beyond the property line. These shall interrupt the vertical facade divisions. TC /SOG -5 - Retail shops, restaurants, other "active" businesses display windows, and/ or courtyard entrances should be located at ground level on front on the primary street. TC /SOG -6 - Major pedestrian entrances should always be located at the street front; secondary entrances may be located at or convenient to parking lots. TC /SOG -7 - Residential units over first floor commercial and retail businesses are encouraged. TC /SOG -8 - Buildings should be always built to, or near, the front property line. ( "Front property line is defined as the frontage along a "primary" street as defined in the "Circulation " section of the Glen Loma Ranch Specific Plan. TC /SOG -9 - Buildings should also be built to side property lines to form as continuous a line of building fronts as possible, but must respond to the need to provide parking or access to parking. TC /SOG -IO - Over fifty - percent (50 %) of street level building frontage along a "primary" street should be devoted to retail /commercial uses. TC /SOG -I I - Buildings on corner lots should be located on the street intersection and should generally orient to the primary street, with the major entry at the corner. TC /SOG -I2 - Parking should be located to the rear or sides of buildings, and should not front any Town Center primary street. Glen Loma Ranch Specific Plan - Draft I45 TC /SOG -I3 - Driveways should be shared with adjacent uses and the number of driveways to a major street should be limited. The preferred access is from side streets provided that such access is not adjacent to or opposite from residential uses. TC /SOG -14 - Shared parking among compatible businesses is encouraged to reduce the total parking area of the Town Center. Materials & Colors Guidelines TC /MCG -I - Building materials and colors should compliment the historical architectural style. TC /MCG -2 - Stucco and combinations of stucco, stone and wood or materials of a wood - like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. TC /MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted earth tone or shade of white to compliment the historical architectural style. TC /MCG -4 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. TC /MCG -5 - Color is intended as a primary theme element, and color values should be generally light earth tones or white with darker or lighter accents encouraged to highlight the character of the structure. TC /MCG -6 - Accent color should be used for shutters, trim, fascia, stucco recesses, or cornice bands, and should relate to the architectural form and character of the building. All wrought iron is to be black or similar dark color. Roof Form & Materials Guidelines TC /RFG -I - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building. Flat roofs with parapets may be allowed as limited roof elements. TC /RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over covered walkways or other building extensions may be lower in pitch. TC /RFG -3 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. TC/RFG -4 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. Building Elevations Guidelines TC/BEG -I - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. TC/BEG -2 - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. TC/BEG -3 - Covered front walkways that reflect the style of the building are encouraged. TC/BEG -4 - Thick support pillars, battered columns typical of the architectural theme design are encouraged along with pilasters accented with stone work at entries. TC/BEG -5 - Long, large, solid walls unbroken in relief, form or design facing roadways or other areas of public view should be broken up through varied architectural design and landscaping. TC/BEG -6 - Clear glass and non - reflective glass is permitted, but reflective and mirrored glass is prohibited. Additional Building Components Guidelines TC/ABCG -I - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. TC/ABCG -2 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. TC/ABCG -3 - Skylights may be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. TC/ABCG -4 - To the greatest extent possible, solar panels should be located away from front elevation street views. Glen Loma Ranch Specific Plan - Draft 146 Parking Lots & Loading Areas Guidelines TC/PGG -I - Parking lots should be designed and lighted to ensure pedestrian safety. Signage Guidelines TC/SG -I - Sign style should always conform to the architectural style of the building TC/SG -2 - Encouraged signs include raised "Halo" letters on building face, pedestrian - oriented blade signs, sculptural cantilevered signs, non - internally lit signs with lighting from secondary source, neon signs backed by building face or storefront. TC/SG -3 - Discouraged signs include cabinet or "can" internally lit signs with the exception of theatre marquee, plastic- faced, internally - lit channel letters. Institutional Site Organization Guidelines IU/SOG -I -Parking for institutional uses should not extend into residential areas. IU /SOG -2 - Multi -story buildings should not be placed adjacent to private open space of residential units. IU/SOG -3 - Multiple buildings in a single institutional project should be varied in size and mass. A transition from low buildings on the perimeter to larger and taller structures on the interior of the site is encouraged. IU/SOG -4 - Where institutional site interfaces with a residential street, barriers to vehicular access from that street should be designed into the Specific Plan area. Barriers may include building placement, masonry walls, fences, or any other site feature that will physically obstruct vehicular movement, while still allowing pedestrian movement from the street and the site. IU/SOG -5 - Institutional sites should take full advantage of transit opportunities, trails, and other pedestrian - friendly elements as deemed feasible. IU/SOG -6 - Institutional signs should be more restrained in size and design than general commercial signs. Standards for Trails TRS -I - The multi -use trail shall be setback from the defined creek channels a minimum of fifty (50) feet. TRS -2 - The route and destination points of the various trail segments will be conceptually set through the adoption of the Glen Loma Ranch Specific Plan. Future Neighborhoods that develop adjacent to the trail segments are intended to respect the trail alignments as adopted. TRS -3 - Adjustments to the trail design, location, surface material, the width of appropriate buffer and other factors will be reviewed by the City of Gilroy as part of the design of individual Neighborhoods so that the final Neighborhood and trail designs best reflect site - specific conditions. TRS -4 - Trail segments will be constructed by individual projects adjacent to the trails. The completed trail segments and an area equivalent to the width of future multi- use trails will be dedicated to the City of Gilroy. TRS -5 - Maintenance /fire access roads shall be a minimum of twelve -feet (I2') wide. Removable bollards or other barriers may be placed at entry points to prevent unauthorized motorized access, subject to review and approval by City staff and the City Fire Marshall during the map approval process of each Neighborhood. Connection points will be reviewed by the City of Gilroy staff (including the Gilroy Fire Department) to determine the appropriate level of access. TRS -6 - Trails used as maintenance and /or public safety access shall be an all weather surface. Potential surface materials may be concrete, asphalt, decomposed granite, or another material deemed appropriate by the City Fire Marshall TRS -7 - Multi -use trails shall be a minimum of twelve feet (I2') wide. TRS -8 - Multi -use trails shall be surfaced when also used as a maintenance easement. TRS -9 - Signage denoting the ownership of the trails by the City as well as noting homeowner association of the preserved open space will be placed periodically along the trail system. Glen Loma Ranch Specific Plan - Draft I47 TRS -I0 - Where deemed appropriate, multi -use trails shall be placed along or within the buffers adjacent to preserved open space areas, and will link with other trail systems to provide access throughout the Specific Plan area and to other local and regional systems. TRS -I I - Trail crossings of all streets shall occur at controlled access sites such as stop signs, signals, etc. TRS -I2 - The width of the pedestrian pathway shall be a minimum of six feet (6). Removable bollards or other appropriate measures should be employed where required at all entry points to collector and residential streets to prevent unauthorized motorized access. TRS -I3 - Appropriate signage shall be provided indicating ownership, directional and location information. TRS -I4 - The Builder of a Neighborhood that proposed private interior pedestrian pathways shall provide disclosure to the future residents that the trails, while privately owned and maintained, will be accessible to the general public. Preserved Natural Open Space Guidelines POSG -I - Subject to the review and approval of the City of Gilroy, and assuming that public safety concerns can be adequately mitigated, individual Neighborhoods adjacent to preserved open space areas and its corresponding buffer may: • Allow homes to back directly on to the open space buffer • Allow the sides of homes adjacent to the open space buffer • Allow the fronts of homes to face onto the open space buffer POSG -2 - In the event that safety concerns cannot be mitigated, a single - loaded street may be located between the homes and the open space. POSG -3 - The preserved open space within the Glen Loma Ranch Specific Plan area provides effective wildlife habitat areas and serves as wildlife movement corridors. Generally, development should not occur closer than one - hundred feet (100') to a defined creek bank or tree canopy of a defined riparian area or fifty feet (50') to other preserved open space areas (coastal scrub areas, mixed cultivated woodland, and rocky serpentine grassland areas. In certain Neighborhoods, however, other setback standards may be approved due to site constraints or to accomplish specific project goals, but shall in no event be less than thirty(30) feet. POSG -4 - Where designated by the Glen Loma Ranch Specific Plan and confirmed by the City through the individual map approval processes, preserved open space areas may function as linear circulation corridors linking Neighborhoods, parks, and surrounding open space. Preserved Natural Open Space Standards POSS -I - Human access into the preserved open space areas shall be limited and controlled via trail placement and interpretive signage. POSS -2 - Future homeowners shall be notified of the existence of the preserved open space, the location of present and future trails, fuel transition buffers as prescribed by the Gilroy Fire Department, access issues as prescribed by the City of Gilroy Police Department, and the enforcement of pet leash laws within the preserved open space areas through disclosure documents presented at the time of purchase of future homes. POSS -3 - During and after construction of adjacent lands, specific site erosion control practices shall be employed to limit sedimentation into the preserved open space areas. POSS -4 - The Glen Loma Ranch Master Homeowners Association will assume ownership and maintenance of the preserved open space. The vegetation in the Preserved Open Space shall be evaluated for fuel management and modification by an urban wild land interface planner or similar professional, subject to the approval of the Fire Marshall. A report shall be Glen Loma Ranch Specific Plan - Draft I48 provided based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented in the adjacent open space. The required width of the FTZ shall be based on the conclusions of this report. POSS -5 - In order to protect the preserved open space from urban intrusion, the creation of open space buffers surrounding the open space will be required. These buffers will create a non- development zone between the preserved open space and future development. These buffers will be either thirty (30') feet, fifty (50') feet or one- hundred (I00') feet in width, depending on the nature and quality of the preserved open space, as determined by the biotic consultant for the Glen Loma Ranch Specific Plan. Activities within the open space buffers are restricted to fuel maintenance activities related to either the preserved open space and /or the fuel transition zones, and in some cases, trail corridors (public or private ) outside the preserved open space but within the open space buffer. POSS -6 - Unless specifically noted elsewhere in this document, all preserved open space and open space buffers will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. Fuel Transition Zone Standards FTZS -I - Whenever a development has a boundary with an area of preserved open space, either internal or external to the development area, a FTZ is required. FTZS -2 - The minimum width of fuel transition zones shall be 30 feet. This width may be wider as required in areas of higher fire potential. The width of the FTZ will be composed of mowed natural vegetation managed as indicated below. Irrigated and maintained landscaping of individual parcels can also be used to meet up to thirty (30) ft. of the required FTZ width. Roads and trails can also be used to make up the required FTZ. FTZS -3 - Landscaping with the FTZ will be at the option of the Master Developer. FTZS -4 - Ground fuel shall be eliminated by chemical treatment or mowed to a height of not more than 4 ". Alternatively, the area may be disked annually or more frequently as directed by the Fire Marshal. Live vegetation, (trees and shrubs, within the transition zone shall have all dead material removed and shall be thinned and pruned to reduce fire intensity and rate of spread. FTZS -5 - Dead trees within the transition zone shall be removed. FTZS -6 - Vegetation under trees within the defined transition zone shall be maintained at height that will preclude its functioning as a "ladder" for fire to travel from ground vegetation into the tree crown. FTZS -7 - Only approved fire resistive landscape plants shall be used for the "green belting" element of the fuel transition zone. Plants within the greenbelt shall be permanently irrigated. FTZS -8 - Only open fencing (wire -mesh, wrought -iron, or tubular steel) shall be allowed as rear -yard fences abutting the FTZ. Traditional wood "good neighborhood" fences are prohibited. All fuel transition zones will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. FTZS -9 - Approved Fire Resistive Plants shall be utilized. FTZS -I0 - The Builder for each proposed Neighborhood adjacent to preserved open space and /or an open space buffer shall submit landscaping plans for review and approval by the Community Development staff, which will include review and approval by the City Fire Marshall. FTZS -II - Each Neighborhood that is part of an overall FTZ shall have the specifications consistent with the CC &Rs adopted by the MHOA. The adopted CC &R shall indicate the dimensions of the area that is to be maintained as part of an FTZ. If the Master Developer elects to provide Glen Loma Ranch Specific Plan - Draft I49 landscaping, the landscaped area will be managed and maintained pursuant to a landscaping plan approved and inspected by the Gilroy Fire Marshal. FTZS -I2 - These access locations shall be at a minimum of every I000', but this interval can be reduced based on determination of need by the Police and Fire Departments. FTZS -I3 - A fire hydrant shall be within 20' of an access location. The access location shall have a minimum width of 20: FTZS -I4 - If gated, the gate shall meet the Fire Prevention Gate Policy and be provided with a KNOX keyed lock. FTZS -I5 - When a trail or roadway is to be included in the FTZ it shall consist of: • Paved with a non combustible or fire resistive material • Any associated landscape strip shall either be irrigated, or kept mowed or chemically treated at the option of the Master Developer (subject to approval by the Gilroy Fire Marshall) • Trees shall be of approved Fire Resistive variety Focal Point Standards FPS -I - The size of each Focal Point shall be between 4,500 to 6,000 square feet in size. FPS -2 - Focal Points are intended for the use of the residents of the Neighborhood in which they are located. FPS -3 - Focal Points are to be owned and maintained by the Glen Loma Ranch Master HOA. If major amenities (i.e. swimming pool, tennis courts ) are proposed by the Builder of the Neighborhood, these major amenities could then be owned and maintained by the Master HOA or an individual Neighborhood HOA. Focal Point Guidelines FPG -I - The Focal Points may have Tot Lots, playground equipment or other features, but are not required to provide such features. FPG -2 - Focal Points can be located within the center of individual Neighborhoods, but can be located adjacent to open space buffers to take advantage of the adjacent open space. FPG -3 - Focal Points within individual Neighborhoods may be located adjacent to public trails, but will be reviewed as to the suitability if this placement by the City of Gilroy as part of the review of the individual Neighborhood. Standards to Limit Noise Exposure NLS -I - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall provide a fifty -foot (50') buffer for acoustical and aesthetic considerations except as noted below: a. If the existing creek that runs through he Palomino neighborhood is relocated to within the McCutchin Creek and Olive Grove Neighborhoods, no additional buffer will be required. b. The Grove and Vista Bella Neighborhoods are required to provide a twenty -fie (25') buffer. This twenty -five (25') buffer reflects a previous dedication of twenty -five (25') made to the City of Gilroy to assist in the implementation of the Santa Teresa Boulevard Class I trail as shown in the Parks and Recreation Master Plan. NLS -2 - The relocation of drainage swale coupled with the placement of a new trail along Santa Teresa Boulevard shall create a significant development and noise mitigation setback from Santa Teresa Boulevard. NLS -3 - A segment of Merlot Drive proposed to run parallel to Santa Teresa Boulevard will serve as a noise mitigation setback from Santa Teresa Boulevard. NLS-4 - The new City park adjacent to the Montonico Neighborhood will serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback from Santa Teresa Boulevard NLS-5 - Preserved open space in the form of a landscaped drainage corridor and Reservoir Canyon creek and open space buffers shall serve as an aesthetic open space break along Glen Loma Ranch Specific Plan - Draft I50 Santa Teresa Boulevard and serve as a noise mitigation setback. NLS-6 - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall feature higher density Residential Product Types so that the building themselves provide shielding for outdoor noise levels in lieu of sound walls. NLS -7 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Olive Grove and McCutchin Creek Neighborhoods shall be used to increase the setback of development from Santa Teresa Boulevard. Guidelines to Limit Noise Exposure NLG -I - Interpose homes and attached units (like Townhomes and /or manor homes ) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. (Interior noise levels inside the homes can then be controlled through the use of sound rated windows and other construction measures, where necessary.) NLG -2 - If sound walls are used, either in combination with earthen berms or not, the following measures should be used: • Breaks and openings should be incorporated in the design of the sound walls; • Integrate variations in the sound wall planes to avoid long stretches of sound walls without variation. • Locate sound walls behind berms and/ or landscaping to screen them from Santa Teresa Boulevard. Landscaping maintenance will be the responsibility of the Homeowners Association. • Vary berm heights and widths to create natural looking berm forms and shapes. NLG -3 - Interpose homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. Partially because these Neighborhoods lie adjacent to Santa Teresa Boulevard, the Montonico, Rocky Knoll and Town Center R-4 Multi- Family Neighborhoods are envisioned as high density Neighborhoods. In addition, the Product Differentiation Standard is in effect for the Malvasia Neighborhood, dwelling units at a higher density may be situated along Santa Teresa Boulevard to shield the remaining portion of the Neighborhood from noise. NLG-4 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Montonico, Malvasia, Rocky Knoll and Town Center R -4 Multi- Family Neighborhoods would increase the setback of development from Santa Teresa Boulevard. NLG -5 -The Grove and VistaBellaNeighborhoods should benefit from the continuation of the Santa Teresa Boulevard trail. NLG -6 - The Grove and Vista Bella Neighborhoods should consider interposing homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. NLG -7 - In areas where the building layout does not provide necessary shielding, promote the use of earthen berms and /or short walls on top of the earthen berms that would provide the necessary noise attenuation. NLG -8 - The use of frontage roads and alleys in Neighborhoods adjacent to Santa Teresa Boulevard and Merlot Drive would increase the setback of development from Santa Teresa Boulevard. Sanitary Sewer Standards SS -I - Conform all design and construction of the sanitary sewer system to the City of Gilroy Sanitary Sewer Master Plan. Domestic Water Distribution System Standards DW -I - Conform all design and construction of the sanitary sewer system to the City of Gilroy Sanitary Sewer Master Plan. Recycled Water Distribution System Glen Loma Ranch Specific Plan - Draft 151 Standards RW I - The design of the recycled water system within the Glen Loma Ranch shall conform to the current South County Region Water Reuse Authority (SCRWA) Plan. Storm Drainage Standards SD -I - Preserve water quality by implementing the latest Best Management Practices for Storm Drainage into the design and construction of the Specific Plan area, thus reducing the discharge of pollutants into storm water to the maximum extent practicable. SD -2 - Ensure that all storm drain flows entering Uvas Creek from the Specific Plan area coincide with the current City of Gilroy Storm Drain Master Plan and the Uvas Creek Drainage Standards. SD -3 - Use the existing channels on the site as the primary means for conveyance of pre- treated storm water. SD -4 - Limit the destruction of existing habitats caused by flow changes, channel erosion, and channel improvements. SDS -5 - The design of future collector streets may allow the center islands or park strips to be used as vegetated swales to filter street run -off subject to the review and approval of the City Engineer. I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certify that the attached Resolution No. 2005 -82 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 7th day of November, 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 1 Ith day of January, 2006. City lerk of the City of Gilroy (Seal)