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Ordinance 2014-07ORDINANCE NO. 2014-07 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GILROY APPROVING ZONE CHANGE Z 14 -01, A PLANNED UNIT DEVELOPMENT ZONING AMENDMENT TO REVISE THE ORIGINAL GLEN LOMA RANCH SPECIFIC PLAN, FILED BY THE GLEN LOMA CORPORATION, 7888 WREN AVENUE, SUITE D -143, GILROY, CA 95020 WHEREAS, the California Constitution, Article XI, Section 7, confers on the City of Gilroy ( "City ") the power to make and enforce within its limits all local, police, sanitary and other ordinances and regulations not in conflict with general laws; and WHEREAS, the Glen Loma Corporation submitted an application Z 14 -01 requesting Planned Unit Development approval to revise the original Glen Loma Ranch Specific Plan to: update the document to reflect changes to surrounding properties, City right -of -way standards, and adjustments made at the City's request that affect the Specific Plan design; make minor corrections and refinements; incorporate certain mitigation measures and Glen Loma Ranch Development Agreement provisions; and make clarifications to avoid confusion and/or unintentional conflicts ( "Z 14 -01" or "Project "); and WHEREAS, the Glen Loma Ranch Specific Plan sets forth the development standards for property located within the Glen Loma Ranch Specific Plan area, located northeast of Santa Teresa Boulevard, west of Greenfield Drive, and southwest of Uvas Creek; and WHEREAS, the City Council adopted the original "Glen Loma Ranch Specific Plan" on November 7, 2005; and WHEREAS, the City Council adopted the Glen Loma Ranch Development Agreement on November 21, 2005 ( "Development Agreement "); and WHEREAS, pursuant to the California Environmental Quality Act of 1970, as amended, ( "CEQA ") an environmental impact report ( "EIR ") was prepared for the Project as part of the review 4826 -4372 -50820 ORDINANCE NO. 2014 -07 JH104706089 of application GPA 00 -01 and certified by the City Council on November 7, 2005, with 52 mitigation measures; and WHEREAS, pursuant to Section 15164 of the State Guidelines implementing CEQA, an addendum to the original Glen Loma Ranch Specific Plan EIR has been prepared for the Project ( "Addendum EIR "); and WHEREAS, the Addendum EIR determined that no new impacts will occur due to the proposed Project, and, therefore, the EIR for the original Glen Loma Ranch Specific Plan is sufficient to address the environmental effects of the proposed Project, and therefore, no further environmental analysis is required by CEQA; and WHEREAS, a mitigation monitoring and reporting plan has been prepared, consistent with the original Glen Loma Ranch Specific Plan EIR; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 3, 2014 at which time the Planning Commission considered the public testimony, the staff report dated April 3, 2014 ( "Staff Report"), the EIR, the Addendum EIR, and all other documentation related to Project, and recommended that the City Council find that the certified EIR is sufficient to address the environmental effects of the proposed Project and approve TM 13 -08; and WHEREAS, the City Council held a duly noticed public hearing on April 21, 2014 and considered the public testimony, the Staff Report, a Supplemental Staff Report dated April 21, 2014, the EIR, the Addendum EIR, and all other documentation related to the Project; and WHEREAS, the City Council of the City has determined that all proposed refinements to the Project are minor in nature and consistent with the intent of the original Glen Loma Ranch Specific Plan approval and the Development Agreement; and 4826-4372-50820 JH1047060 89 ORDINANCE NO. 2014 -07 47060 WHEREAS, the City Council of the City has determined that the proposed amendments to the original Glen Loma Ranch Specific Plan are consistent with intent of the goals and policies of the City's General Plan and with intent of the land use designation on the General Plan Land Use Map; and WHEREAS, the location and custodian of the documents or other materials that constitute the record of proceedings upon which this Project approval is based is the office of the City Clerk. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GILROY DOES HEREBY ORDAIN AS FOLLOWS: SECTION I The City Council finds that: 1. The proposed zoning amendment Z 14 -01 is consistent with intent of the goals and policies of the City's General Plan and with intent of the land use designation on the General Plan Land Use Map. 2. The proposed zoning amendment Z 14 -01 will not be detrimental to the public welfare or injurious to persons or property in the vicinity. 3. The proposed zoning amendment Z 14 -01 to revise the original Glen Loma Ranch Specific Plan as set forth in the "Glen Loma Ranch PUD Submittal for Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014" is hereby approved as set forth in Exhibit "A" and a true and accurate copy of which is attached hereto and is incorporated by this reference. 4. The proposed zoning amendment Z 14 -01 is hereby approved subject to the Mitigation Measures as set forth in the EIR and the Mitigation Monitoring Reporting Program, as amended, which is attached hereto as Exhibit `B." SECTION II The Glen Loma Ranch Specific Plan Planned Unit Development zoning amendment Z 14 -01 to revise the original Glen Loma Ranch Specific Plan as set forth in the "Glen Loma Ranch PUD Submittal for Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014" is set forth in Exhibit "A" and a true and accurate copy of which is attached hereto and is incorporated by this reference. SECTION III To the extent that the terms and provisions of the "Glen Loma Ranch PUD Submittal for 482 47060 89 5082v1 JH1047060 ORDINANCE NO. 2014 -07 Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014," may be inconsistent or in conflict with the terms or conditions of the original "Glen Loma Ranch Specific Plan" dated November 7, 2005, the terms or conditions of the "Glen Loma Ranch PUD Submittal for Specific Plan Revision No. 1, City File Z 14 -01, dated April 3, 2014, shall prevail. SECTION IV If any section, subsection, subdivision, sentence, clause, or phrase of this Ordinance is for any reason held to be unconstitutional or otherwise void or invalid by any court of competent jurisdiction, the validity of the remaining portion of this Ordinance shall not be affected thereby. SECTION V Pursuant to section 608 of the Charter of the City of Gilroy, this Ordinance shall be in full force and effect thirty (30) days from and after the date of its adoption. PASSED AND ADOPTED this 19'h day of May, 2014 by the following roll call vote: AYES: NOES: ABSENT: COUNCILMEMBERS: ARELLANO, AULMAN, BRACCO, LEROE- MUNOZ, TUCKER, WOODWARD and GAGE COUNCILMEMBERS: COUNCILMEMBERS: NONE NONE APPROVED: Donald Gage, Mayor 48P 5082v1 JH1047060 89 ORDINANCE NO. 2014 -07 47060 GLEN LOMA RANCH PUD SUBMITTAL • s SPECIFIC PLAN REVISION NO. 1 CITY FILE NO. Z 14 -01 PREPARED FOR: Glen Loma Corporation IM Ruggeri- Jensen -Azar & Associates DATED: April 3, 2014 RUGGERI- JENSEN -AZAR ENt3INEE' -S . FL-1 NNEh5 • ._L! R''iEY0F,S GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 TABLE OF CONTENTS I. Project Location .................................................................................. ..............................1 II. Glen Loma Ranch Project Background ............................................ ..............................1 III. Glen Loma Ranch Specific Plan Objectives ..................................... ..............................1 IV. Specific Plan Implementation ............................................................ ..............................2 V. Refinements ......................................................................................... ..............................3 1. Implementation of Mitigation Measure No. 7 ........................ ............................... 3 2. Updated Illustrative Site Plan ................................................. ............................... 4 3. Minor Street Adjustments ........................................................ ..............................4 4. Minor Revisions — City Parks ................................................. ............................... 4 5. Minor Trail Revisions .............................................................. ..............................4 6. Northern Commercial Reserve ............................................... ............................... 5 7. Neighborhood Breakdown and Unit Counts ........................... ............................... 5 VI. Consistency .......................................................................................... ..............................5 VII. PUD Implementation .......................................................................... ..............................6 Appendices — Specific Plan Revised Sections Appendix A Index to Revised Sheets & Summary of Table 10 Changes Appendix B Section 3, Glen Loma Ranch and its Relationship to the Neighborhood District Appendix C Section 4, Housing Mix in New Neighborhoods Appendix D Section 5, Land Use Plan Appendix E Section 6, Land Use Standards Appendix F Section 7, Development Standards Appendix G Section 9, Neighborhood Breakdown Appendix H Section 10, Meeting the City's Affordable Housing Goals Appendix I Section 11, Promote Biking and Walking Appendix J Section 12, Integration of Neighborhood Serving Facilities and Amenities Appendix K Section 14, Designs That Reduce Traffic Speeds, Volumes & Noise Appendix L Section 15, Infrastructure (EXCERPTS ONLY) Appendix M Section 16, Mechanisms for Ownership and Maintenance Of Specific Plan Elements Appendix N Section 17, Implementation Measures Appendix O Appendix B, Definition of Terms Appendix P Appendix C, Listing of All Standards and Guidelines within the Glen Loma Ranch SP Appendix Q Illustrative Setback Drawings (to become Appendix D in the Specific Plan) Appendix R Letter Dated March 6, 2009 from City of Gilroy to Glen Loma Group Page i GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 I. Proiect Location Glen Loma Ranch Specific Plan area is located in southern Santa Clara County within the City of Gilroy. The Glen Loma Ranch Specific Plan area consists of approximately 359 acres, and is bounded by Uvas Creek to the north, Santa Teresa Boulevard to the west and south, and existing development to the east. Currently, the Specific Plan area site is bisected by Miller Avenue, which runs in a north south direction. II. Glen Loma Ranch Proiect Background The Glen Loma Specific Plan (Specific Plan) was adopted by the Gilroy City Council by Resolution 2005 -82. The objectives of the Glen Loma Specific Plan are to develop a well - designed residential neighborhood consisting of a range of product types, including single family residential, multi - family residential, commercial, and associated public facilities such as schools, parks, and a potential fire station. Furthermore, it is intended to provide a planning tool that provides implementation measures sufficient to execute the policies of the Neighborhood District as set forth in the Gilroy General Plan. The Specific Plan sets forth standards and guidelines for development. The environmental impacts of the development were thoroughly studied in the EIR for the Glen Loma Ranch Specific Plan, June 10, 2005 and the mitigations identified are incorporated into the development. The Tentative Map for Glen Loma Ranch — Phase 1 A is the first to be prepared under the Specific Plan. The Tentative Map implements the standards and guidelines of the Specific Plan along with the project Mitigation Measures. A Development Agreement (DA) was entered into, and is entitled "Development Agreement between the City of Gilroy and Glen Loma Ranch, Gilroy, California ", dated November 21, 2005, recorded with the Santa Clara County Recorder, Document No. 19158828, as it may be amended from time to time or modified by an Operating Memorandum. III. Glen Loma Ranch Specific Plan Objectives The purpose of the Specific Plan is to ensure orderly development in keeping with the goals and criteria of the Neighborhood District designation. The Project Objectives of the Specific Plan (EIR 1 -43 and 3 -18) are generally summarized below. The Specific Plan objectives are to develop a well - designed residential neighborhood consisting of a range of product types, including single family residential, multi - family residential, commercial, and associated public facilities such as schools, parks, and a potential fire station. The project is to contribute to the City's available housing stock to address the City's share of regional housing needs, including the development of affordable and senior housing. Furthermore, the project objectives are to provide a "planning tool that would be consistent with and provide implementation measures sufficient to execute the policies of the Neighborhood District as set forth in the Gilroy General Plan." The City of Gilroy policies for the Neighborhood District land use designation provide for more Page ] of 6 GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 pedestrian friendly and less car dependent neighborhoods. It is the intention of the proposed project to create resident friendly neighborhoods, and build upon the city's more recent efforts to create pedestrian and bicycle accommodating roadways and paths, passive and active recreation, open space, and residences in proximity to jobs and commercial centers. The Specific Plan sets guidelines and limitations, but also recognizes that during the development process changes and modifications are ordinarily required. Therefore it recognizes that it is conceptual and provides that "The Master Developer and the City of Gilroy will jointly enter into a Development Agreement. In the case where the Development Agreement and the Specific Plan differ, the Development Agreement will take precedent." (Specific Plan Section 16). IV. Specific Plan Implementation The Specific Plan implementation section envisioned the use of the City of Gilroy Planned Unit Development zoning to provide the flexibility and framework for the design and implementation of the project. Glen Loma Ranch Tentative Map — Phase I is the first tentative map to be prepared for lands within the Specific Plan area. The layout, design and preparation of this first tentative map have resulted in normally anticipated project refinements. These refinements do not require an amendment to the Specific Plan, as they are not major or substantial changes to the project or to the purpose of the Specific Plan. Rather, the city staff desires, for processing purposes, to have a specific plan document that reflects the normal refinements brought about by circumstances such as: Updates to reflect events that have occurred since the adoption of the Specific Plan. Such events were anticipated in the preparation of the Specific Plan, and include: o The construction of the Las Animas Elementary School in the Cabernet Neighborhood. o The construction of the City's maintenance yard near the TEEC center. o The adoption of the current city street standards 2. Minor corrections and refinements such as: o Street names, and other labels o Readily discernable mistaken items such as conflicting numbers, designations, etc. Changes to incorporate certain mitigation measures and DA provisions such as: o Land plan changes due to field locating and mapping of the biologically sensitive natural open spaces, as set forth in the project mitigation measures. o Affordable housing terms in the DA. o Trail maintenance and ownership from the DA. o Processing related items set forth in the DA. Page 2 of 6 GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 4. Clarifications required to avoid confusion and /or unintentional conflicts and consequences: • Setback standards accounting for both private streets and the new public street standards. • Clarify the Specific Plan goals related to General Plan Target Densities in the Neighborhood District • Clarify intent of certain goals regarding unit ranges, and lot- or product - specific standards 5. Expand and/or clarify wording to aid in the City's processing and review of the document: • Implementation section: clarify the use of the PUD and the Master Developer's roll in the process. • Tighten or expand wording on certain standards or guidelines that are not clear and may cause staff frustration over disagreements in interpretations with future builders. 6. Changes related to, or resulting from City and/or GUSD requested street alignment revisions at the Syrah Lane extension and in the Town Center Flex area: • Reconfiguration of neighborhoods resulting from the street realignments, and their corresponding acreage, dwelling unit ranges, etc. • Movement of the North Commercial Opportunity to along Club Drive • Relocation of the North Park to the McCutchin Creek area. 7. Other items such as: • Minor trail modifications by the City. • Glen Loma Ranch City park area change, with HOA taking on the open space ownership and maintenance, thereby reducing the City's responsibility. 8. Corresponding changes to tables and figures, resulting from the above refinements and revisions. The above circumstances are included in Appendix A, as an index to the revised sections /pages included in Appendices B -P V. Refinements The minor adjustments /refinements can be summarized in the following main categories: 1. Implementation of Mitigation Measure No. 7: Mitigation measure No. 7 is required to be implemented prior to the approval of the first tentative map for the project. Therefore, as part of the implementation of the Specific Plan and preparation of the first tentative map, the project biologist personally field marked the edges of the open space areas requiring buffers using colored pin flags to indicate specific setback distances (green = 100 ft.; pink = 50 ft.; orange = 30 ft.). The boundaries of the Page 3 of 6 GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 preserved open space areas were walked and the project biologist set flags at the edges of the defined areas. Careful examination was made of the location of wetlands, creek centerlines, canopy of riparian habitat, extent of native versus non - native vegetation, dominating scrub and woodlands, and the appropriate pin flags were set accordingly. A field survey crew followed closely behind, recording the location and color of each flag for incorporation into a geo- referenced (AutoCad) map layer. The subsequent setback (buffer) lines were established by offsetting from the pin flags the distance indicated by the color of the flag, and the resulting buffers were checked and confirmed by the project biologist. The resulting preserved open space boundaries and their corresponding buffers were then included in the base sheet from which the tentative map and all other project design and drawings are developed. 2. Updated Illustrative Site Plan: The Illustrative Site Plan (Site Plan), which corresponds to Specific Plan Figure 4, is updated to reflect the minor revisions and refinements to the Project that are a part of the typical process of refining the details for the design and implementation of the Project. This Site Plan utilizes the buffers established as part of Item 1, above. These minor revisions and refinements, as shown on the Site Plan, attached hereto, are substantially equivalent to the Project as shown in the Glen Loma Ranch Specific Plan, remain substantially within the originally anticipated disturbed areas of the Project, 3. Street Adjustments: Minor street alignment changes have been made due to typical design detail refinements and to City- desired circulation improvements (Appendix Q: March 6, 2009 letter: City of Gilroy to Glen Loma Group, Item No. 6). These include the extension of Syrah Drive to Merlot Drive in order to improve traffic circulation for the existing Middle School. The changes also slightly affect the alignment of West Luchessa Avenue (formerly Merlot Drive) into the central portion of the project site, resulting is less impact to a portion of the natural open space in that area. Additionally, the internal street alignment in the Town Center Flex area was modified (Appendix Q, Item No. 8), and some intersections within the specific plan area will be roundabouts, per the direction of the, City. 4. Minor Revisions — Ci , Parks. a) Montonico Park Site. In connection with further discussions with the City and the minor street adjustments discussed above, Montonico Park, originally conceptually located next to the Montonico neighborhood, has been shifted to be adjacent to the Ascension Solorsano Middle School and the McCutchin Neighborhood, as shown in the revised Specific Plan sheets, Figure 44. This new locations is superior non, a safety, noise, and public use standpoint, and is substantially equivalent to, and is consistent with the Montonico Park as shown in the Glen Loma Ranch Specific !Tans. he timinl ?ah thle constnictioir! 01 MIS L,,'1_LY rarlk Will ie requirP_.Ci %elili,iirrC;iit ia_itl � . `e l€lceI iistcI- i v e i[%Griio£d. i 's iaij €i iy;_€ E_[ tla at l :H Elmira 'Q in the Cneri>io Plan reflects this ne,x7 inratinn '-ilen - -innnn ii'i L1. nn%-%— i- lS YYl*U* l'1 11.[_i lJ i i i v s�ii 0 c J ma costs. the 'Cay 'Ca ha SGll 4i e,j; coil II1.zi ihr: _,ii'y- ? -Ma- lkancn- '!'ci.. .....I €t L: Pa A ''C 4 <Pl 6 GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 acre developed park area, located adjacent to the Las Animas Elementary School. The balance of the original park area will remain as preserved open space uses, including of trails, a water treatment/detention area, and natural open space, as shown on Specific Plan, Figure 4, and will be owned and maintained by the Glen Loma Ranch Homeowner's Association (HOA), as permitted in the Development Agreement. The updated Figure 38 in the Specific Plan reflects this new park location and size. 5. Minor Trail Revisions. After numerous meetings and conferring with City public works and public safety officials, minor revisions have been made to some trail locations to address safety /patrol concerns, limit disturbance to the open space, and enhanced public use. These revisions are consistent with the intent and standards set forth in the Specific Plan (Specific Plan TRS -3). 6. Northern Commercial Reserve. In connection with further discussions with the City, in order to accommodate the minor street adjustments discussed above, and in order to increase the potential to attract an appropriate commercial opportunity, the City and Developer /Owners have agreed to shift the Northern Commercial Reserve site to a location on Club Drive. The actual location will be determined in the future. The commercial site may be placed along Club Drive in either the Olive Grove, McCutchin, or Palomino neighborhoods. The Specific Plan revisions include adding the allowance for residential units over commercial, in these neighborhoods. 7. Neighborhood Breakdown and Unit Counts. Table 2 of the Specific Plan sets forth the anticipated neighborhood breakdown and unit count ranges. The updated anticipated unit count ranges and densities for the neighborhoods is shown on the updated Table 2. The reasons for these necessary revisions are as follows: a. Decreases in usable /accessible developable area due to restrictions from items such as existing easements, setbacks, etc. b. Reconfiguration of the developable areas for some neighborhoods due to the street realignments discussed above. c. Changes in regulations that result in increased land area requirements for facilities such as storm water quality basins. d. Changes near the new elementary school in order to meet the Specific Plan standard to maintain diversity of product type across neighborhoods These minor adjustments to the development unit count ranges in some neighborhoods do ;lot increase the total units that can be built within the Specific Plan Area, as studied in the LIR, and therefore do not increase the anticipated impacts from the project related to the total number of units anticipated. The Glen Loma Ranch Specific Tian will c•VIStlnldG to !YlGCt lJl the VG!1Clal f!Q!1 !Vr!ol'fbor oQd'i.Ctii %t inigr`g ni!t� m1n1ML1m: housi !_ mix as a total project. d'u`e 5 of 6 GLEN LOMA RANCH PUD SUBMITTAL SPECIFIC PLAN REVISION NO. 1 VI. Consistency These minor revisions and refinements to the Specific Plan are consistent with the Glen Loma Ranch Specific Plan, will aid city staff with the processing of project within the Specific Plan area, do not increase the density or intensity of use of the project, nor do they increase the total anticipated disturbed area within the Specific Plan. VII. PUD Implementation 1. Upon approval of this PUD, the attached updated pages, sections, appendices, figures and tables shall be substituted into the City's official Glen Loma Ranch Specific Plan document. 2. Applications for A &S/PUD shall include a table to track the buildout of the Glen Loma Ranch Specific Plan area and to document that the General Plan Neighborhood District target densities are being achieved. 3. The Illustrative Setback Drawing sheets (Exhibit Q in this document) shall be added to the City's official Glen Loma Ranch Specific Plan document as a new Appendix D. Page 6 of 6 GLEN LOMA RANCH SPECIFIC PLAN PUD - Specific Plan Revision No. 1 Index to Revised Sheets REM /REASON FOR REVISION AFFECTED PAGES OR FIGURES 1 Updates to reflect events that have occurred since the adoption of the specific plan. Such events were Section 5: 16, 18 anticipated in the preparation of the specific plan, and therefore do not affect it. Such changes include: Section 6: 21 Section 9: 63, 77, 78, 79 Section 11: 84, 85 Construction of the Las Animas Elementary School in the Cabernet Neighborhood. Section 12: 101, 102 Construction of the City's maintenance yard near the TEEC center. Section 14: 106,107 Section 16: 129 Adoption of the current city street standards Section 17: 131 2 Minor corrections and refinements such as: Section 3: 12 Street names, and other labels Section 5: 16, 18 Readily discernable mistaken items such numbers, designations, etc. Section 9: 61, 62, 65, 67, 68, 69, 70, 72 Section 11: 84 Section 12: 102 Section 14: 106, 107 Section 15: 116 Section 17: 136 3 Changes to incorporate certain mitigation measures and Development Agreement (DA) provisions such Section 3: 13 as: Section 4: 14, 15 Land plan changes due to field locating and mapping of the biologically sensitive natural open Section 5: 18 spaces, as set forth in the project mitigation measures Section 6: 21 Section 9: 64, 67, 68, 69, 70, 72, 74, 81 Affordable housing terms in the DA Section 10: 82, 83 Trail maintenance and ownership from the DA Section 11: 85 Processing set for in the DA Section 12: 87, 94 Section 14: 106 Section 15: 123a Section 17: 130,131, 132, 133 4 Clarifications required to avoid confusion and /or unintentional conflicts and consequences: Section 4: 14 Setback standards accounting for private and the new public street standards. Section 6: 21 Clarify the SP goals related to General Plan Target Densities in the Neighborhood District Section 7: 23, 24, 28, 30, 31, 34, 35, 36, 38, 39 Section 9: 69, 72, 75, 80 Clarify intent of certain goals regarding unit ranges, and lot- or product- specific standards Section 10: 83 Section 12: 103 Section 14: 110 Section 15: 123a 5 Expand and /or clarify wording to aid in the City's processing and review of the document: Section 6: 22 (differentiation standard) Implementation section: clarify the use of the PUD and the Master Developer's roll in the Section 9: 81 process. Section 10: 83 Tighten or expand wording on certain standards or guidelines that are not clear and may Section 11: 85 cause staff frustration over disagreements in interpretations with builders. Section 14: 110 Added /updated definitions in Appendix B Section 17: 130, 131 Appendix B: B -134 thru B -138 6 Changes related to, or resulting from City and /or GUSD requested street alignment revisions at the Section 9: 58, 59, 61, 62, 65, 69 Syrah Lane extension and in the Town Center Flex area: Section 11: 84 Reconfiguration of neighborhoods resulting from the street realignments, and their Section 12: 102 corresponding acreage, dwelling unit ranges, etc. Section 14: 107, 110, 111 Movement of the North Commercial Opportunity to along Club Drive Section 16: 129 Relocation of the North Park to the McCutchin Creek area. Section 17: 132 7 Other items such as: Section 4: 15 Minor trail modifications by the City. Section 5: 16, 18 Glen Loma Ranch City park area change, with HOA taking on the open space ownership and Section 7: 38 maintenance, thereby reducing the City's responsibility. Section 9: 58, 61-65, 67 -72, 74, 75, 77, 78, 81 Acreage changes Section 11: 84, 85 Section 12: 102 Section 16:129 8 Corresponding Illustrative Plan changes, changes to tables and figures, and updates to Appendix C, Section 5: Figures 4, 5; Table 2 resulting from the above refinements and revisions. Section 7: Figure 10; Tables 4, 5, 6, 7, 8, 9, 10,11,12 Section 9: Figures 20, 21, 22, 23 Section 11: Figure 24 Section 12: Figures 25, 26, 27, 38, 39; Tables 14,15 Section 15: Figures 44, 4S, 47, 48, 50, 52, 53 Appendix C: C -138 thru C -142, C -146 thru C -152 Page 1 of 1 PUD - APPENDIX A GLR Specific Plan PUD — Specific Plan Revision No. 1 Summary of Changes to Table 10 in Section 7 Background: At the time that the Specific Plan was being prepared, the public street standards had the street right of way (ROW) at the back of sidewalk. Generally, private street ROW is also set at the back of walk. Thus setbacks for private and public streets were measured from the same reference point, with the ROW at back of walk. The Specific Plan was approved in December of 2005. At the time of the last revision, new city public street standards were close to being adopted, which would move the ROW to the face of curb. The new standard was adopted by City Council in February of 2006. It appears that some of the setbacks shown in Section 7, Table 10 of the Specific Plan were an attempt to anticipate this change in the ROW line, however some of the setbacks are for the old ROW location, and are not appropriate for the new public street ROW. In order to assure the Specific Plan is developed as envisioned by the land owners and the City, and to aid staff in processing applications, Table 10 has been detailed to now accommodate the Feb. 2006 public street ROW location and to also show setbacks for private streets, when the ROW is at the back of walk. The revised Table 10 also clears up some discrepancies, and incorporates the garage setbacks, which were previously shown in Table 12. Lastly, some detail information & footnotes have been incorporated to better define the variety of configurations and product type that could be implemented at the Glen Loma Ranch. The following is a more detailed explanation of the Table 10 revisions: Overall Table Format: • Setbacks for the Front Setbacks for lots fronting streets, and for Corner Lots, siding or backing onto streets are shown as follows: • Private Street setbacks are the first number • Public Street setbacks are in square brackets [x]. • The "Max." column from Front Setbacks has been replaced with the "Garage Face" setback. • A "Garage Face" column has been added to the Rear Yard setback, for the lane /alley loaded products. • A set of rows for the "Compact Lots — Rear - Loaded" has been added. (This product was formerly combined with the tradition compact lots, and was causing some confusion in interpreting the table.) • Garage types for the Traditional Village Lots and Traditional Garden Lots have been detailed to clarify their respective setback requirements. • Additional footnotes have been added to clarify some specific situations. • Footnote was added clarifying the garage face setback from the Gilroy Zoning Code. Page 1 of 2 PUD — Appendix A Attached —Single Family/Multi-Family: • Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight increase in the min. front setbacks. • "Garage Face" column added for both Front Setback and for Rear Yard. • Correction for 11 Floor Side Setback for a 3 story building (corrected from 5' to 6' min.) • The Rear Building Setback is revised to 10 feet, to be compatible with the Compact Lot product. Compact Lots — Front - Loaded: • This portion of the Table is dedication to traditional, front - loaded compact lots (garages facing the street with the entry) • Lane /Alley loaded garages (garages at the rear with the house entry at the front) have been moved to a separate portion of the Table. • Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight increase in the min. front setbacks. • "Garage Face" column added to the Front Setback. • Side Yard footnote added to allow 4' side yards for lot 45' or narrower in width. • Side Setbacks for corner lots are now for Private and [Public] streets. Compact Lots — Rear - Loaded: • This portion of the Table is dedication to rear - loaded (alley or lane) compact lots (garages facing a rear alley or lane, with the entry at the front of the house onto a street or paseo. • Front building and porch setbacks for Private and [Public] streets are now shown. Note a slight increase in the min. front setbacks. • "Garage Face" column added to the Rear Setback. • Side Yard footnote added to allow 4' side yards when the lot is narrower than 45.' • Side Setbacks for corner lots for Private and [Public] streets. Compact Lots — Cluster /Court: • This portion of the Table is dedication to Courtyard oriented products. • Front building and porch setbacks for lots facing onto the motor courts • "Garage Face" column added to the Front Setback. • Side Yard footnote added to allow 4' side yards when the lot is narrower than 45.' • Side Setbacks for corner lots for Private and [Public] streets. Page 2 of 2 PUD — Appendix A 3. GLEN • ITS RELATIONSHIP TO THE NEIC+MORHOOD The Neighborhood District is a new land use designation added to the City's General Plan as part of its update in 200I. This designation is meant to replace the majority of the existing land use designations of undeveloped residential property. Specifically, through the Neighborhood District, the General Plan aims to: • Create Neighborhoods that are predominantly single family in character, but which integrate different types and prices of housing to meet the full range of housing needs. • Ensure that the City's affordable housing goals and objectives are met. • Encourage innovative site and building designs that contribute to the overall attractiveness and livability of Gilroy. • To create a community that combines the best of the older established planning traditions of Gilroy with contemporary realities of marketing and modern lifestyles. • Promote walking and biking as alternate modes of transportation. • Integrate Neighborhood serving facilities and amenities such as schools, parks, and community gathering places to meet residents' needs, promote a sense of community, and provide for a high quality of life. • Encourage the creation of Neighborhood- serving commercial centers that are within walking distance of residential Neighborhoods and which are sited and designed to protect the Neighborhood's character and residential quality. e Encourage residential Neighborhood designs that reduce traffic speeds and volumes and control noise. Consistency with the Neighborhood District The Glen Loma Ranch Specific Plan was envisioned from the beginning as a planning tool that would be consistent with and provide implementation measures sufficient to execute the policies of the Neighborhood District as set forth the Gilroy General Plan. The following section lists the various policies of the Neighborhood District and provides a detailed response on how the Glen Loma Ranch Specific Plan is consistent with these policies. The adoption of the Glen Loma Ranch Specific Plan implements the Neighborhood District land use designation within the Specific Plan area. Neighborhood Open Space. Incorporate open spaces into residential Neighborhoods, ideally in conjunction with a pedestrian and bicycle circulation system `Policy I.09, Clustered Development; (Policy 20.0I, Open Space Areas, Policy I6.I2, Pathway Network and Facility Connections ".) Response: The Specific Plan requires each residential Neighborhood to contain a "Neighborhood Focal Point ", which would allow for small recreational activities like Pocket Parks. In addition to the proposed streets within the Specific Plan area, Glen Loma Ranch has a major north /south trail system along Santa Teresa Boulevard, and bike lanes in Merlot Avenue, Club Drive, Luchessa Avenue and 1'01" Street. There are also two east /west regional trails within the community that provide pedestrian and bicycle connections to Christmas Hill Park, the middle school, the Town Center, the regional trail along Santa Teresa Boulevard, and to the Uvas Creek Park Preserve trail system. The middle school and proposed elementary school within the Specific Plan area are integrated into the Specific Plan's trail system. The Gilroy Unified School District has modified the district policy regarding magnet schools versus Neighborhood schools, and the schools within Glen Loma Ranch will be well suited for students who wish to walk or bike to school. (See pages 14 -20 and 84 - I H) Community Gathering Places. Provide community gathering places such as mini - parks or tot -lots, Neighborhood parks, small picnic areas, or a "Neighborhood center" type of development (incorporating Neighborhood facilities and Neighborhood- serving retail uses ) (Policy Glen Loma Ranch Specific Plan - Final I0 Section 3 I6.06, Facility Distribution; Park and Recreation Definition and Facility Classification System, page 7 -9; and related policies in the City's Parks and Recreation System Master Plan. Response: The Specific Plan will require each residential Neighborhood to contain a Neighborhood "Focal Point ", which would allow for small recreational activities like Pocket Parks. (See pages 84 -103) Street Trees. Residential streets should include street trees to (eventually) provide a canopy of shade over the sidewalk and street. Tree species should be selected that will (a) have root systems that will not cause sidewalk buckling and other damage, and (b) make use of native species (Policy 1. 12, Street Trees). Response: The extremely warm summers of Gilroy necessitate shaded streets. Aceordingto the Local Government Commission Center for Livable Communities, shaded streets can lower the ambient temperature by up to 10 degrees, making walking in the summer months more pleasurable. The Glen Loma Ranch will promote tree -lined streets using the appropriate species of trees, and the Vaster Association will maintain the major street rights -of -way. (See pages 106 - 111, 132) Creek Protection. Ensure protection of creeks (including small canyons and seasonal creeks ) that flow through the area, preserving their natural drainage function through adequate setbacks and easements (Policy 20.01, Open Space Areus; Policy -10. 02, Creek Protec•lion). Resource and Habitat Protection. Ensure protection of natural resources and wildlife habitar areas (1-101ky ON: Clustered Development; Polir_v 20.01, Onon Snare Arens; Polio; 20.01, Plant and VOlcdite Hohilals; Policv 20.04, Rore and Endunvered .L 14.ILJ /. M1 ourgl Feature:_ Respect the natural topography to the greatest Ytr,�t n 'ble. .!' ..?pin, c1 ficant na rti,-a r-.•,r (3rr�r� ,r ii �•ili {•rr 1 On li.:uvrC�(i L!FCVpI {}nn?vi�f Ro iC 1 26'. i)1, Open .l /Jai e rii'eas'). Response: Glen Loma Ranch Specific Plan will establish over pi�rhh <ia�l rr-w,v (if nroveprod aurali rnoC•£ i?7C'lif'.1h7o Creeks, o,.. /rai vegetated areas along with appropriate open space buffer areas. These areas will be owned and maintained byaMasterHomeownersAssociation. (Seepages 84 -103, 132) Hazardous Areas. Keep residential development away from hazardous areas such as fault zones, floodways, and steep hills (Policy 20.01, Open Space Areas; Policy 25.01, Location of Future Development; Policy 25.07, Development in Seismic RiskAreas; Policy 25.12, Slope Restrictions; Policy 25.14, Very High Fire Hazard Severity Zone; Policy 25.20, Development Restrictions inFloodAreas). Response: Glen Loma Ranch Specific Plan has been designed to avoid any hazardous areas. Individual developments within the specific plan area will continue to work with the City of Gilroy to identify and establish any necessary development setbacks in the event that any hazardous areas are identified. Traffic Management. Provide a residential street system that minimizes traffic impacts on Neighborhood areas (Policy 12.02, System Function and Neighborhood Protection; Policy 12.03, Residential Street Design). Bike and Pedestrian Circulation. Make it easy to walk or bike from residences to local destinations such as a school, park, bus stop, or local store, as well as major destinations such as employment centers, shopping centers, transit centers, and community facilities (Policies 1.4.01 through 14.06 regarding Bicycle and Pedestrian Circulation). later- Neighborhood Access. Provide direct links between adjacent residential developnents, Neikhborhoods, and /oar coininercial areas, via shared parks or open spaces, pedestrian/ bicvcle pathways, or roadwav connections (Policv 12.03, Residenlurl Street .?i s °fern vesit27). Response: The Glen Loma Ranch ,4necifir Plan has nronosed a SpTie,v ni .vh'eety and nerie,vh•t rn t7 ws Ilia,, rnnilect to 17l "ir,17 destinations. In addition to the proposed streets ?�,,ithln the Nan area, (Tien Lom(r Ranch has a muior n Jrih South trait 1vneni alone Sunta ter Na tSOirlevarG ana hire iane.i, in 'rteriot hvenue. Chrb Drtve, Luchessa Avenue and 10'h Street. There _ire also two 11— h lie,. fir; u?•e rrrirtitln s rrnni Jl ?n T _.nr O r ri';;a rte Y) Up a ;t(r rl;rrrir I�it i�nmz 1::,nc�t Sn�riti�: hi�i� - Iii -gal I I ;ecririn .? Santa Teresa Boulevard, and to the Uvas Creek Park Preserve trail system. (Seepages 84 - 105) Transit. Support transit use by clustering higher density residential uses, public facilities, and commercial uses next to transit stops (Policy 13.01, Transit and Development; Policy 13.03, Transit- Oriented Development). Response: Glen Loma Ranch Specific Plan has proposed ��.�,4et n..;,... transit stops along :��,�,T: ci�, , Ta�.�i'r�_�� .Ircn:,t,2 that are located near the Town Center area, trail connections and the Ascencion Solorsano Middle School. The Master Developer will work with the City of Gilroy and the Santa Clara Valley Transit Authority to implement these transit stops. (See page 106 -111) Building Mass and Scales. Large building masses should be broken up and designed in scale with their surroundings. This might involve breaking one large building into several smaller buildings; providing variation in the roof line; creating a three - dimensional facade rather than a massive, flat facade; and using landscaping to soften building edges. Consistent Style and Material. The architectural style and materials of Duplexes, Townhomes, and Apartment Buildings should be similar if not identical to those used for single family homes, ensuring that they reflect the scale and character of the Neighborhood as a whole. Architectural Variety and Interest. Consistency in design treatment between single family homes and multi- family buildings does not mean that all buildings should look identical. Residential architecture should ensure variety and visual interest, avoiding a repetitious "cookie - cutter" look. Street Orientation. Residential buildings, including single family homes, should be oriented towards the street, with garages and parking areas located on the side or in the back. This, along with home designs that incorporate balconies, porches, and similar architectural features can encourage "eyes on the street," thereby creating a safer street environment as well as a more pleasant and attractive Neighborhood. Response: The Glen Loma Ranch Specific Plan has established the basic use pattern and overall design concept fordevelopment of this property. (See pages 14 - 57, 58 - 83) Defining and Recommending Appropriate Planning Tools Taking into consideration the possible need for different implementation tools in different parts of the City, examples of implementation tools include: Planned Unit Development (PUD) Zoning. The City's Zoning Ordinance provides for a PUD Combining District "to promote unified planning and development, economical and efficient land use, a higher standard of amenities, appropriate and harmonious variety in physical development, creative design, and an upgrading of the urban environment." This could be a useful tool for areas of the City with large parcels or groupings of parcels under coordinated ownership or control. Modifications to the PUD Zoning criteria and procedures may be desirable (perhaps establishing a Neighborhood PUD zoning District ) to make it an effective tool for achieving the goals and criteria set forth in the General Plan. Speck Plan Process. Due to parcelization issues and fragmented Property Ownership in some areas of future development, the City may require preparation of a Specific Plan to ensure orderly development in keeping with the goals and criteria of the Neighborhood District designation. The costs for preparation of the Specific Plan should be borne by the Property Owners. Response: .4s part of the 1999 — 2000 RDO competition, Glen Loma Ranch committed to the preparation of Specific Plan to guide the development of the area. In the case of Glen Loma Ranch, the Specific Plan area is under coordinated ownership, and the Specific Plan vehicle is used to develop effective methods of preserving natural areas, implementing a regional trail system, and ensuring that a variety of Residential Product Types and densities will be constructed. Establishing a Development Phasing Program Consider establishing a development phasing program to integrate facilities planning, the RDO, and implementation of the Neighborhood Districts. Through a phasing program, the City would use the Urban Service Area to designate areas for near -term Glen Loma Ranch Specific Plan - Final 12 Section 3 (five year ) development and use a Specific Plan (or PUD) process to pro actively guide the planning and design of those areas. RDO allocations would then be targeted to the designated areas (with first priority given to infill projects. This would be a useful tool for ensuring coordination between new residential development and the facility planning of the Gilroy Unified School District. Response: Glen Loma Ranch is within the urban service area and the city limits of Gilroy. Adoption of this Specific Plan coupled with the 1,440 market rate RDO allocations -- — ice,± —'t by >a�r��1� '4;4 by the City of Gilroy, will serve to guide development for Glen Loma Ranch for the next thirteen years. The Master Developer of Glen Loma Ranch has been working with the Gilroy Unified School District to coordinate the development of the Specific Plan area with GUSD facility planning, which has already led to the construction of.4scencion Solorsano Middle School, and the designation of a future elementary school site. Affordable Housing Strategies Integrate affordable housing strategies to ensure that affordable housing goals are achieved through the Neighborhood Districts development process. Response: The Glen Loma Ranch Specific Plan addresses the City's affordable housinggoals byproviding affordable, high density multi family housing, and a special program that works to lower the sales cost of a portion of the homes located throughout the Glen Loma Ranch Specific Plan area in accordance with the Neighborhood Distrietpolicy adopted by the City of Gilroy (see pages 82 - 83). Define Design Guidelines and Review Procedures Define design guidelines and review procedures for Neighborhood Districts, including use controls and design standards for Neighborhood Commercial areas. Response: The Glen Loma Ranch proposes a minimum of twelve different Residential Product Types, includingApartment Buildings, Townhomes, row homes, cluster homes, Duplexes, Triplexes, and Condominiums. The Specific Plan will include design standards and guidelines to ensure innovative site and building designfor all types of residential product, andf lexibility to allow additional Residential Product Types in the future (see pages 14 - 57, 58 - 83). Address Potential Exemptions and Variances It should be recognized that some small parcels may not be able to accommodate the established "Minimum Housing Mix" of housing types. In addition to defining exemption criteria, the strategy could define site - specific review procedures to enable City planning staff to determine a desired housing density and mix based on a review of the surrounding Neighborhood area and site - specific considerations such as road access and environmental constraints. Response: The Glen Loma Ranch is considered a `project ", and each residential Neighborhood has an established range of residential units as well as a range of potential types of residential products. While each range of densities and potential product types has been determined based on the individual character of each .Neighborhood, the overall density of the Specific Plan is in conformance with the Afinimum and Target Housing Mixes as identified in the General Plan (see pages 14 - 57, 58 - 83). Because of the flexibility within the standards and guidelines of the specific plan, exemptions and variances are not anticipated. Glen Loma Ranch Specific Plan - Final 13 Section 3 4• HOUSING MIX IN NEW NEIGHBORHOODS A primary objective of the Neighborhood District is to ensure a mix of housing types and prices in new residential Neighborhoods. Rather than mapping areas of Low, Medium and High density residential uses, which segregates different types and prices of housing into separate areas, the Neighborhood District is envisioned to be a more flexible planning tool that encourages greater innovation in achieving housing and community design goals. To ensure that new residential development responds to the full range of housing need in the community, the Neighborhood District establishes both a minimum required housing mix (by zoning district), as well as a target mixed with incentives for achieving the Target Housing Mix. Neighborhood District Target Housing Mix The City of Gilroy General Plan states that the Target Housing Mix for residential land uses within a Neighborhood area (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) is to provide, in addition to single family uses (RI), at least *: • I0 percent of the residential land area for two - family (Duplex) residential uses (R2) • I5 percent of the residential land area for medium density residential uses (R3) • 3 percent of the residential land area for high density residential uses (R4) *As per the adopted City of Gilroy General Plan, the actual mix in any particular development will vary based on site constraints and opportunities, developers will be encouraged to achieve or exceed the Target Housing Mix through incentive programs that might include priority, ranking in the Residential Development Ordinance competition and /or density bonuses. The exact incentives to be used will be established as part of the Neighborhood Districts Implementation Strategy. Neighborhood District Minimum Housing Mix The City of Gilroy General Plan states that while incentives will encourage developers to achieve the "target" housing mix in Neighborhood Districts, all new residential developments will be required to provide at least *: • 5 percent of the residential land area for two - family (Duplex) residential uses (R2) • I0 percent of the residential land area for medium density residential uses (R3) • 3 percent of the residential land area for high density residential uses (R4) Glen Loma Ranch and the Neighborhood District's Minimum and Target Goals The Glen Loma Ranch Specific Plan has established a series of residential Neighborhoods throughout the Specific Plan area. Each Neighborhood has an established range of residential units as well as a range of potential types of residential products. The Glen Loma Ranch Specific Plan will meet or exceed the target and minimum housing mix as a total project. Individual neighborhoods within the Specific Plan area will not have to meet or exceed the target and minimum housing mix as "stand- alone" projects. While each range of densities and potential product types has been determined based on the individual character of each Neighborhood, the overall density of the Specific Plan is in conformance with the minimum and target housing mixes as identified in the recently updated General Plan._'? i di,,, ;_ C J k,i l Lt�ula - _r7._!< < I• s1� ,>>I,rl ` r,xc11 ;cnl -. ( .:cu i Ilk : (:; 1;_ia� ' - -]�C. :��. -i':': SI l ":�C111�( :�l II1c ?i!Oo_r: - - -- -7 1 - �' 1 1, T c)tc: L' t,t, -rl o ."C',.— a -.c_i� _t !r C L,n 7 -. 'r �,j.. ii ..i;,' C. l tt.. While the overall acreage of the Specific Plan area is apprcminu* 359 acres, the residential developable acreage of the Specific Plan area is only apprmimately I92 acres. The loss of developable acreage is attributed to the preservation of open space, the creation of open space and fire buffers, deductions for major road rights -of -way, and non - residential uses within the Specific Plan area. Glen Loma Ranch Specific Plan - Final I4 Section 4 Glen Loma Ranch Forecasted Housing Mix In analyzing the character of the land, the preservation of open space features, and the proposed circulation patterns, the Glen Loma Ranch Specific Plan established a Unit Range for each of the nineteen Neighborhoods. In order to create a pragmatic view of the Specific Plan area unit count, the Specific Plan has established a mid -point or forecasted unit count for each Neighborhood. (While individual Neighborhoods will have a Unit Range based on the Residential Product Types proposed and site constraints, the overall Specific Plan will not be able to exceed the number of RDO units allocated to the Specific Plan area. Based on the 1 �,,- i-s�ta . 4 zeta!!:E .,.. C: i; 1:11:* x:rr. of each Neighborhood, the Glen Loma Ranch Specific Plan .. T�,,.;ri_..i .,_,: the following housing mix of units: - R -I Residential Uses a�,_' =;`, or - 2- P-L8.4 Acres: ;4L Units - R -2 Residential Uses @ 4- ! or _34'.c� Acres: ?-4� I ` Units - R-3 Residential Uses a� �_'— or '??i;1. ; Acres: Units - R -4 Residential Uses g 4447.4 or 4-,5-, 4 :% 4.7 Acres: _Units i'r'z: "- xri<ci-- i:'.�tct3Ni3f t+i li ES, �i �Za��!iT•.'i "1 _.__ ! 1.1.__„•,;.. na .nit: c: !w- i ;i,[ J:n:.u. `_rr; ^:t meets the intent of i,_.; ; 1, the "Minimum" Housing Mix and the "Target" Housing Mix as set forth in the Gilroy General Plan. Non - Residential Neighborhood Uses In addition to residential areas, the Neighborhood District designation encourages the incorporation of resident - serving uses such as parks, schools, day care facilities, and religious facilities, as well as neighborhoods serving commercial and professional office uses. The neighborhood- serving commercial and professional office uses are encouraged in the Gilroy General Plan as long as they are: - Sited at the "entry" to the Neighborhood: - Adequately buffered from adjacent residential uses; - Limited in size; - Controlled to prohibit inappropriate uses; - Designed and landscaped to be compatible with the residential Neighborhood; and - Sited with adequate distance from competing commercial uses, both within the Specific Plan area and the greater Gilroy area, to ensure a suitable Neighborhood market area. The creation of Neighborhood centers is also encouraged, clustering uses such as a Neighborhood or community Park, school, day care facilities, and Neighborhood - serving retail uses such as a small bank branch, cafe, bakery, postal service, or small grocery store. While the mix of uses needs to be carefully controlled, they can have a synergistic effect and result in a highly valued community amenity. Such centers might even incorporate mixed use buildings, with retail or office uses on ground floor, and residential Apartment Buildings above. Like the criteria for Neighborhood commercial development, Neighborhood centers would also need to be sited at the entry to the Neighborhood. Response: The Glen Loma Ranch Specific Plan will allow for a Town Center, two cu is park sites, a fire station and a commercial opportunity site ileai. Ae '' 4.'w4lb? l!rif: 7Lr C, f! 1 . c. In addition, the Town Center will permit a mixture of retail and commercial uses with residential units. (Pages 16 - 20; 58 - 83) Glen Loma Ranch Specific Plan - Final is Section 4 S. LAND USE PLAN The Land Use Plan is a schematic representation of the Glen Loma Ranch Specific Plan. The Glen Loma Ranch Specific Plan consists of the following elements: • Nineteen distinct residential Neighborhoods; • A middle school site; • 1_''_r; elementary school site - 011 )1-1 Ud_ -ilk. 1'.) • Two Neighborhood park sites; • A new fire station site; • Town Center Commercial area; • Preserved open space including the eucalyptus grove and rocky knoll; and • Major bicycle and pedestrian trial system The Glen Loma Ranch Specific Plan's acreage breaks down as follows: f_atui b. se �,h�ia'al�i�rt�is: Natural Open Space =43 '4" AC Buffers alad ()llacr Ow t =`+ �a,Ac =;.5 46- 4 AC City Parks_mid Public Ooca Sn;icc! Schools Middle School (Existing) 17 AC. ilk Total 25.847 AC. ResidentiaUL. ld 17 2.4441.4 AC. Town Center Retail— 6.8 AC. Fire 1.5 AC. Station Total ' 6. 984 AC. Other Commercial 1.0 AC. Streets 411.4-32-4 AC. Total Specific Plan Area: 359.6 AC. Table _ tiil;ldc;lirnzza Acreage Breakdown Glen Loma Ranch General Plan Designation The Glen Loma Ranch Specific Plan area has the "Neighborhood District" General Plan designation. It is the intent of the Glen Loma Ranch Specific Plan meet all requirements as set forth in the City of Gilroy General Plan. Glen Loma Ranch Specific Plan - Final 16 Glen Loma Ranch Zoning Designation The Glen Loma Ranch Specific Plan area has the "Neighborhood District" zoning designation. It is the intent of the Glen Loma Ranch Specific Plan to meet all requirements as set forth in the City of Gilroy Zoning Ordinance unless specifically addressed by the Specific Plan. Based on the criteria established within the Neighborhood District zoning designation, a wide range of densities and residential product types will ultimately be developed within the Specific Plan area. Individual rezoning of individual Neighborhoods will o,;: be necessary or required as long as each neighborhood is developed in a manner consistent with this document. As established by this Specific Plan, each individual Neighborhood has an anticipated or forecasted mid -point unit count. This forecasted mid -point unit count was originally derived from the overall number of RDO allocations granted to the Specific Plan area. It is expected that each Neighborhood will develop close to the forecasted unit count. This does not preclude any Neighborhood from developing above the forecasted mid -point unit count level and up to the high -end unit count level as long as the overall Specific Plan does not exceed the number of approved RDO allocations and any future RDO exempt units approved by the City of Gilroy. Interrelationship of Residential Neighborhoods and Other Land Uses The Glen Loma Ranch Specific Plan proposes a variety of residential densities to provide a range of Residential ProductTypes contained within nineteen distinct Neighborhoods. Each of the R Neighborhoods are shaped and formed by preserved open space, created open space buffer areas, as well as by existing and proposed streets. As shown in Table 2, (Page I7) the different Neighborhoods provide a wide range of Neighborhood sizes and anticipated Unit Ranges. This diversity of sizes and Unit Ranges represent a deliberate attempt to break the homogeneous development patterns seen in Gilroy. This new pattern permits the development of the Specific Plan to develop in smaller individual Neighborhoods, and allows for a mix of a variety of densities, Section 5 product types and mixtures. This mixture of sizes, unit counts and residential products are consistent with the intent of the Neighborhood District. Nei boyhood Name Approxirnate Cross Area in Low End Unit Count' Forecasted High End Unit Count4 Mid -Point Unit Count Aces + - Olive Grove I3.5 99 I92 247 McCutehin Creek 2_7 32 38 44 Palorltino 5.7 48 57 66 Homc Rmich 7.7 52 62 68 Wild Chestnut 9.2 43 72 99 Montonico 11.7 85 Q8 110 Nebblolo 2,,.7 78 07 Ill the Glen 5.4 22 17 31 Malvasia 14.0 I42 185 I96 Can -on Creek 9.-1 1 39 47 56 Rocky Knoll 4.2 30 33 37 Town Center Multi- Fanuly' Ill.5 137 I89 197 Town Center Affordable 8.1 150 156 165 Luchessa 5.3 40 i4 68 Petite Sirah 10,6 31 85 108 Cabernet Elenientary School 44.O 40 144 4W,4 Mataro 1(1.t� 5I 61 96 I lie Grove I 2.8 64 78 93 Vista Bella 24.6 I33 102 192 l or.,l 192.0 1,693' -- Approved total RDO allocations limit development within the GLR Specific Plan, including proposed "I :ixempt' allocations, at 1,693 units 'N,sAb,,rh-,ds nix dcxclop be[o%% their lon end unit a?w pined a.hicvrs the lien *hborhood I)ntrict "bract" houatng miv Per the proicct I )c%—dopmtnt Agrccmertt Sectwn 4 0 "Scni , / AI foi iablc I I t-no, the number f required ifi -iabl- unit ill b- PI 1)[11 WrIlIfl.11h r •du ccd 11 Elie ortal unrtr built ,nhm the .tipceil is Plan Arca , lc„ than 1 W13 ona, 'N,a all nrighb, ih ds will be ill-rod r. l t_at_rlwir 11 NA I_na f !nit Count. '1 he overall number (tuvr< built uirhin the Glen Loma I:an-h tipe Ic flan Table 2 - Neighborhood Breakdown and Unit Counts Glen Loma Ranch Specific Plan - Final I7 Section 5 Glen Loma Ranch Specific Plan - Final Old page I7 replaced Section 5 Appremmait* 25%Over 27% of the Glen Loma Ranch Specific Plan area is devoted to the preservation of open space and the area devoted to buffering the open space. In addition, an additional 3E 13.E acres or 44`30 of the Specific Plan area is devoted to new City parks and public open space. This means that a total of 108 21 12.1 acres or I 'N, of the Specific Plan area is devoted to permanent open space. The Specific Plan has set aside a total of I7.0 acres of the Specific Plan area for a public school site, which is now Ascencion Solorsano Middle School. In addition, this c...,,.ific- Plan idespi -fie ..t acre clementan- school was built in the Cabernet Neighborhood, located in the southern portion of the specific plan area. In response to input from the City of Gilroy, I.5 acres has been allocated for a new fire station site, to be located within the Town Center area. This means a total of 8% of the Specific Plan is devoted to public facilities. The Specific Plan has allocated L112 to 7.8 acres or 2% of the Specific Plan area for commercial /retail uses. The majority of this commercial /retail acreage is devoted to the Town Center area. Residential Development Ordinance (RDO) Allocations The City of Gilroy has allocated a total of I443 market rate RDO allocations to the Glen Loma Ranch. These allocations have been allocated over a period of several RDO competitions. The majority of units were allocated during the 2000 - 200I RDO competition. Table 3 depicts the original distribution of allocations and the years that the units were allocated. (The "Pre -2004 allocations include 30 allocations from the I999 - 2000 RDO competition, and 33 units from previous allocations to Glen Loma Ranch neighborhoods outside the Specific Plan.)The project Development Agreement further sets phasing and procedures for RDO buildout schedule processes and extensions. The balance of the total number of units within the Glen Loma Ranch Specific Plan (the difference between the total build out of I,693 units minus the I,443 allocated RDO units) are e 2502p to 256 affordable units addressed in Section 10, entitled "Meeting The City's Affm iabie Houimg Goals" (Page 82.) Phasing of Development The Glen Loma Ranch will develop numerically in a manner consistent with the units allocated to the Specific Plan area by the City of Gilroy's Residential Development Ordinance (RDO) as shown in Table 3. Pattern of Development Generally speaking, development within the Glen Loma Ranch Specific Plan area wil_is anticipated to begin with the <V1sta Bella. Petite Sirah. and Mataro nciv_}tborhoods. , located at the southern end of the project area. Development will proceed from the north and the south to the center of the project area in general accordance with yearly RDO allocations as listed in Table 3. It is the intent of the Specific Plan to have a series of neighborhoods under construction concurrently throughout the built -out of the Specific Plan. Year* RDOs Allocated Pre -2004 63 2004 50 2005 50 2006 50 2007 50 2008 I31 2009 131 2010 131 201I 13I 2012 131 2013 I31 2014 131 2015 131 2016 132 Table 3 - Residential Development Ordinance (RDO) Units as Allocated to Glen Loma Ranch by Year 'The actusl rmmn,,d the pr, lea L11,, it a subwr n. the terms of t},e I )a A'pmcnt : \r reemrtzt. Glen Loma Ranch Specific Plan - Final I8 Section 5 WAS CREEK 1 XISTING DIRT ROAD n:►r,! 171: 76 AIL a;• / NOTE: 1. llt RMfI I IW,, WIl NWN'R UN 4W-11- 11NYRRI WA 1511[ fWMlfn MDMNr Wl Cd n. IAIA17'A 4fN 1u- WRN SRUM MAN 7. tf f fIKUAIION UnlBll IAN YARIfnf51rM50f 011511! 111CYflf i g0IS1RIM RAfN / iRRll. 1 NR fRW Cf 'lrAN7 ffWRur W ff RNl Y M 7lf0l 1 7 f Sl 0 u I. N Nd11W fU1Q1ANI IRMn1UUU WSIUtAr A5lRlvF /OI IIAGS gA(rOT tilt ulUl11 SU0ill IUIUMIM0l1f 11RNHMINX1 qR HCI AMI SICIMIII. S. 1MAR Itl If tOMtf IIU fRkl M4 /R ASfINR IIAS MIR 40511110II W rIW IN ffllwRCIAl OPO(M,Id.IrY A, "At Mr- f1A:511NAn IfrM) w .��. (1ASS 11 BIR4f fNR NI111 tl'tIU WNR ON QA SIpf IIVY) .-__ U:VANUIRAII FIGURE 4 OVERALL SITE PLAN GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA Item VI.H. - Ordinance Approving Z 14 -01 Zone Change 1\ L 1 RUGGERI -Jr NSEN -AZAIII FIGURE S — NOT USED Note: This Figure was removed per GLR PUD Submittal n . � ill . F . . � 7 _ C.. Fit _ 1� 7 _ ' T t lOr �)peclllc rlawi n evlSlon 114 I k-1Ly 1-110 L V U. L. 1 Y -Of V l (Ordinance No. ) Gen Loma Ranch Specific Plan - Final 20 Section 5 Specific Plan Standards Versus Guidelines In order to ensure that the vision of the Specific Plan translates to the ultimate built environment, the Glen Loma Ranch Specific Plan has set forth a series of Standards and Guidelines. Standards versus Guidelines Specific Plan Standards and Guidelines for the Glen Loma Ranch Specific Plan are intended to create a sense of corrununity and identity which is reflective of Gilroy's historic residential character, and provide a framework which permits appropriate flexibility in the ultimate configuration of development. The standards and guidelines that are established in the Specific Plan apply to all of the development within the Specific Plan as identified by land use or development type. There is a clear distinction between "Standards" and "Guidelines ", described as follows: - Standards are mandatory requirements that are enforced by terms such as "shall" or "will ". - Guidelines are suggested or encouraged but are not explicitly mandatory. However, their intent represents an objective of the Glen Loma Ranch Specific Plan and as such they are intended to be followed in spirit if not literally. Thus, guidelines leave some flexibility for design creativity to meet the intent of the guudelule and are proni iikated by terms such as "should" or "may ". The following Land Use Standards are comn-lon to all Q Specific Plan: LUS -$ - Lach Neighborhood w'rh'n the Specific i'iai i =.1hall recognize the importance Of the i rc�tOt;al. �C(i�Traplhy' and ❑atU] -a. feai'U;i'S �silcn as -,v000lamcls, cre.eKs, riparian corridors, etc-) by observing the setbacks as established within 1.11e Snecilic flan LUS -2 - l-he Neighborhoods within the Specific I lan shall provide .Usual af well as ph„ ..,a< acre,=: to he natural f: attar: 4 b ins* preserved and enhanced subject to environmental considerations where appropriate. LUS -3 - Each individual Neighborhood will be assigned a range of residential units for the Neighborhood as well as a listing of potential Residential Product Types available for the Neighborhood. Residential Neighborhoods ims: develor specified Ilk i Unit �'_flflge _'. r for said Neighborhood. LUS -4 - Due to restrictions '- .. the Specific Plan unit count cannot exceed I,693 units unless additional RDO allocations, affordable, senior, and/ or exempt units are granted to Glen Loma Ranch by the Gilroy City Council, and the specific plan is amended to reflect to additional allocations. LUS -5 - Each residential Neighborhood within the Glen Loma Ranch will allow for a range of residential units in each of the Neighborhoods, and the aggregate residential Unit Range for the entire Specific Plan must meet or exceed the "minimum" inix as established by the "Neighborhood District" land use category of the General Plan. The unit count of individual Neighborhoods within the Specific Plan area may vary so long as the maximum number of units within individual Neighborhoods do not exceed tl ?e lscinn 4 }- - ell l ,Tn r t of said nel(Thborhood. L.USS-6 - T he i,._, identified a variety of potential Residential Produce Types for cacti Neighborhood. lzui�dcr: - -. .:_ _.;nsrc__ Vii(;, -•_ -hg .. ctia_ are consistent with Or representative Of the f _ _I -. i- -.. -i L. -... tvpo l)i i i =_,ttit i._ii p 'i.)i -ii_f % ,i_i ills . Nc 11, r VT11 n TI 11 . , r 1 L;UtS -! - i- tit: oui_ ci Vl, ai i)- Ncibhl`((7- .l(.,Oli i menu r aucc! to consider ci or res.d.co-6a] `.� «( J, 1 1. Jllt:c types, a l,Wl Shall not be _,AriiA 4 as to tilt. nuinbe.r of types of, resi,ientia.i_ t�ruduct that , can e. used in a "eigiibornood as long as aeth Loma P_andh tipeciftc F'l,uh - ! •irial - i SfCC1011 6 the proposed Residential Product Type is consistent with the type of residential products specified for the residential Neighborhood does not exceed the Unit Range of the Neighborhood. LUS-8 - Residential units will be allowed to "back" or "side" onto open space areas subject to the standards and guidelines within the "Open Space, Parks and Recreation" section of this document. LUS -9 - NekMmrhood Product Differentiation Standard: In order to provide the Glen Loma Ranch community with more diverse residential communities within the Specific Plan area, neighborhoods with a forecasted midpoint unit -count that exceeds one - hundred (I00) units, excluding the Town Center R- 4MLIlti- Family and SH;}9rAffordable Housing neighborhoods, can have no more than 60 percent of any one residential housing type. In the event that a neighborhood with a forecasted mid -point unit count over one - hundred (I00) units submits plans with a unit count significantly below the forecasted mid -point unit count (80% or less than the forecasted mid- point), then the Neighborhood Product Differentiation Standard will not be required. This rile is quantified for the applicable neighborhoods as follows: a. If the Vista Bella neighborhood develops with more than I30 units total, then it must contain at least two -2) different product types, and one of those product tomes cannot toral more than 97 units. b. If the Olive Grove neighborhood develops with more than _154 units total, then it must contain at least two (21 different product types, and one of those product t,-pes cannot total more than 11 i units. c. If the ,Vlalvasia neighborhood dcvelo�s with more than 148 units total, then it must contain at least rwo (2.) different product types. and one of those product trvVes cannot total more than I I I units. The Product Differentiation Standard shall also apply to Contiguous Neighborhoods. The Product Differentiation Standard does not apply in the Town Center. LUS -10 - Ndghborhood Focal Points: Each Neighborhood within the Specific Plan will be required to provide a Neighborhood Focal Point. The Focal Point can be located adjacent to preserved open space in an effort to better blend the natural and built environments, or could be located within the middle of a residential Neighborhood. Examples of Neighborhood Focal Points include Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. LUS -11 - Streets, and /or trails shall link schools, parks, commercial areas, and residential Neighborhoods to ensure pedestrian access. Glen Loma Ranch Specific Plan - Final 22 Section 6 7• DEVELOPMENT STANDARDS The tables set forth below and in the following sub- sections define lot size and configuration, lot coverage, setbacks, height and other requirements for development of property within the various Neighborhoods of the Plan. These development Standards are mandatory, while the Guidelines are advisory. Used together they are intended to create the community character envisioned in the Specific Plan, and they must be considered together in making administrative decisions on the consistency of any proposed development with the intent and design objectives of the Specific Plan. Lot Development Standards The residential portion of —the Glen Loma Ranch Specific Plan is made up of a series of Neighborhoods providing a range of densities and a mix of housing types. The Specific Plan provides for various building types and lots within each of the Neighborhoods, along with development standards as described in the tables below. Residential Product Classifications In order to provide a diverse community that is reflective of the older patterns of development within Gilroy, the Glen Loma Ranch Specific Plan establishes four classifications of Residential Product Types within the Ranch. These classifications are: - Single Family Detached - Single Family Attached - Multi- Family Attached - Town Center Flex Residential In order to achieve community diversity a range of architectural styles and densities, and a variety of Residential Product Types are allowed within each of the four classifications listed above. These Residential Product Types and densities are outlined as follows: Table 4 - Product Type - Density Matrix Glen Loma Ranch Specific Plan - Final 23 Section 7 Residential Product Type Typical Range of Lot Sizes Auuroximate Density Range SFD Compact Lots 2,400 sq. ft. to 4,999 +/- sq. ft. 6 —11 du/ac Small lot front load 2,400 -4,999 + / - 44 8 — 11 du /ac Small lot alley load 2,(aOQ .400- 4,999 + - 6 — I I du /ac Paired Z 3,8882.400- 4,999 + j _ 8 — 9 du /ac Cluster/ courtyard _' —,598' 400- 4,999- /'- 9 — 10 du /ac SFD Traditional Lots 5,000 sq. ft & larger 3 — 6 du/ac Village lot 5,000 -7,500 - 4 — 6 du /ac Garden lot 7,500 & up 3 — 4 du /ac SFA Single - Family Attached 8 — 22 du /ac Duplex 8 —9 du /ac Triplex /Four -plex 9 — 11 du/ac Townhouse /Rowhouse 12 — 14 du /ac Manor Homes 13 — 22 du /ac Combination - Condominium 13 — 15 du /ac Stacked Flats 17 — 22 du /ac MIA R-4-Multi-Family Attached 17 — 30 du /ac Apartment Buildings 17 — 22 du /ac Condominium 17 — 22 du /ac Table 4 - Product Type - Density Matrix Glen Loma Ranch Specific Plan - Final 23 Section 7 Single Family Detached Within the Single Family Detached classification there are a range of Residential Product Types and densities that are basically divided into I) higher density "Compact Lot" products, and 2) relatively lower density "Traditional Lot" products. These are described as follows and are depicted in the attached exhibits. Compact Lots Compact Lots range in lot size from 2,400 sq. ft. to 4,999 sq. ft. and result in densities generally ranging from six to eleven units per acre. 1.)'. it, i _f(• _Compact Lot sizes are smaller than traditional detached product lots and generally range from 40 to 45 feet in width and from 70 to 90 feet in depth. These lot products typically have relatively smaller floor areas and reduced private yard areas, and are typically intended for specific market segments such as first -time buyers (lower price points) and move - down empty nesters (less maintenance). Typical Compact Lot Residential Product Types include: Front- ;T:,,,��_, . , � :� homes. • Rear_,,: _ L- �ad_or alley homes. e Paired Z lots that share usable lot area with a use easement and have one semi - recessed garage, and one fully recessed garage on the adjacent lot to enhance the street scene. • Cluster /Courtyard homes that share a motor court access and are typically grouped in pods of 4 to lt> lots. Typical lot sizes and densities are shown below in matrix format and examples of product site plans follow. CompactLot Minimum Lot Size 2,400 sq. ft. Minimum Lot Width 40 ft. Average Lot Coverage' 65% 'Average is calculated by Builder project with no more than I0% variation in lot coverage from the expressed average. _ . Table 5 - Compact Lot Dimensions Cluster /Court Lot Minimum Lot Sire 2,500 sq. ft. Minimum Lot Width 40 ft. Average Lot Coverage ' 65% 'Average is calculated by Builder project with no more than 10 %, variation in lot coverage from the expressed average. Table 6 - Cluster /Court Lot Dimensions Glen Loma Ranch Specific Plan - Final 24 Section 7 Figure 6 - Example of Alley- Loaded Home Layout (Note that all dimensions are illustrative only. ) Glen Loma Ranch Specific Plan - Final 25 Section 7 STREET >' PARKWAY I SIDEWALK � � I I• x Plan 3 Plan 1 Plan 2 X' w 5 X X is X• ACCESS LANE X X X Plan 3 Plan 1 Plan 2 X ® ( ,. iC iC , X K X SIDEW ! I I • PARKWAY - STREET Figure 6 - Example of Alley- Loaded Home Layout (Note that all dimensions are illustrative only. ) Glen Loma Ranch Specific Plan - Final 25 Section 7 Figure 7 - Example of Cluster /Courtyard Layout. (Note that all dimensions are illustrative only. ) Glen Loma Ranch Specific Plan - Final 26 Section 7 roc' xx'' aoc' xx' roc' aot' roc' AAt 11 5.6 Ac. I., w 51DEWALK SIDEWALK PARKWAY PARKWAY Figure 7 - Example of Cluster /Courtyard Layout. (Note that all dimensions are illustrative only. ) Glen Loma Ranch Specific Plan - Final 26 Section 7 Y � AERIAL PERSPECTIVE OF TYPICAL CLUSTER Approx. 1300.1800 s.l 111.3 d&LJL Figure 8 - aerial Perspective of a typical cluster ID K P' >. K L ` z L D _`"f' D :.K -- MB B r= ,-Sr -) t- B., R Figure 9 - Plan View of a Typical Cluster. (Note that all dimensions are illustrative only. ) N Glen Loma Ranch Specific Plan - Final 27 Section 7 Traditional Village and Garden Lots Traditional Lots, which include Village and Garden lots, range in size from 5,000 sq. ft. and up, and r;!li� _result in densities ranging from six units per acre and lower. Lot sizes are typical of traditional Neighborhood subdivisions and generally range from a4 45:: to 85 feet in width and from I00 to I20 feet in depth. These lots permit relatively larger floor areas and larger private yard areas, and are typically intended for market segments such as move up buyers or buyers with larger families. Traditional lots typically have front accessed garages ;.; i::.. i ,a,I,-J due to wider lot configurations. Wider lots ! :'r :_ r .:I :u :iii''; allow more building architecture to front the street, and the option of swing -in garages. Traditional lot sizes and densities are shown in Tables 7 and 8 and in the following examples of product site plans. Traditional Village Lot Village Lot Minimum Lot Size 5,000 sq. ft. Minimum Lot Width 45 ft. Average Lot Coverage ' 55% Traditional Garden Lot Garden Lot Minimum Lot Size 7,500 sq. ft. Maximum Lot Size No maximum Minimum Lot Width 65 ft. Average Lot Coverage ` 55% Average is calculated by Builder project with no more than 10 "— variation in lot coverage from the expressed average._.; .__ ir,___.._.___.___ Table 8- Traditional Garden Lot Dimensions >CK. )0(1 X. I Plan 2 ® Plan 1 -- - -- �A. (� - -- Plan 3 A ® I i SIDEWALK PARKWAY Figure 10 --Representative - Traditional Village Lot. (Note that all dimensions are illustrative only. ) Glen Loma Ranch Specific Plan - Final 28 Section 7 60' FRCNCN COL ;NTRY ONE-STORY 60' 55' S SANTA BARBARA TWOSTORY La. 6 —H. A— TRADITIONAL HOMES • Fr4.01 k6da'd ONE 5 TWO STORY MOM[5 55. 60'& 65'V 100 LOT SIZE 5 176C 65' .f PRAIRIC TW OSTORY f' 3siftii i 2* 001- vAH1fC � srTBAC.- Figure 11- Representative Traditional Garden Lot - Front Load (Note that all dimensions are illustrative only. ) ?OC xx XX r A, AA # A Plan 2 .x. Plan 1 Q . -A Plan 3 3i C • �I X* sm� PARKWAY Figure 12 - Representative Traditional Garden Lot. (Note that all dimensions are illustrative only.) Glen Loma Ranch Specific Plan - Final 29 Section 7 Single Family Attached The Single Family Attached classification is comprised of units connected by adjacent walls in various combinations and lengths. The single - family designation implies that these are individual ownership units, usually combined with a common ownership interest for common areas and amenities. Due to the multiple designs possible, no minimum or maximum lot sizes for Single Family Attached units are specified. A description of the Residential Product Types of Single Family Attached units follows. Attached Units Attached Minimum Lot Size N/A Maximum Lot Size N/A Minimum � Width' 20 ft. Maximum j—. - Width' 3S h. Average Lot Coverage ' 7S% Orientation of Homes f=ront on to streets or central landscaped green. Minimum and maximum widths are per unit. - Average is calculated by Builder project with no more than 10% variation in lot coverage from the expressed average..., Table 9 - Attached Unit t-:et- Dimensions Duplex In the past, the term "duplex" has been used by the City of Gilroy to define both a zoning or density designation and type of residential structure. For purposes of this specific plan, the tern "Duplex Units' are two units attached by an adjacent wall, Ai_I �i These units usually sit on adjoining lots with the adjacent wall on the adjoining property line. They are often designed to look like one slightly larger Single Family Detached home and usually have integrated garages. Due to the multiple designs possible, no minimum or maximum lot sizes for duplex units are Speci ieci. Glen Loma Ranch Specific Plan - Final 30 Section Manor Homes (Rear Load) Usually a Triplex building__!: consisting of two or n Townhomes -"i - I)Ll,, ��.��:� �.i•: carriage unit::; ` over the garages. They are designed to look like one larger Single Family Detached home, sometimes referred to as a "manor home ". They have integrated garages accessed from an alley. Guest parking is usually located in the alley or on the street. I _ , N 6 Figure 13 - Representative Triplex/ Figure 14 - Representative "Manor" Home Configuration iNnt,. Ih- all di. ureinny •�i ell,,a r•, t;;� „�I� Glen Loma Ranch Specific Plan - l'Mal 31 Section 7 ACCENTUATE -MANOR- CONCEPT 11 - STREET i ONNE S Tt�RY i AZ l; U PARKWAY Xoc M ,l j 3 d� i 4 i 2 3 � t I LAK 1 ? o ?oc� GUEST PARK.NG XV 1 I REAR LANE 24', PROPERTY LINE _ I 1 1 Figure 14 - Representative "Manor" Home Configuration iNnt,. Ih- all di. ureinny •�i ell,,a r•, t;;� „�I� Glen Loma Ranch Specific Plan - l'Mal 31 Section 7 Townhouse/Row House Townhouse units are typically 4 to 8 units attached by adjacent walls. These types of units are typically two story units but may also be one- story units, especially the end units. Garages may be integrated into the residential structure or separated as a group of garages or carports. Townhouses and row houses are designed to be linked in various configurations (4, 5, 6 or more units in a "block ", which differ from Triplexes and Four - plexes, which are typically designed as a single block, and rarely re- configured. _ s J irr. Y z ..." ! .� - 1 awllnonse/ 1.ainninatirn- l.oniioniiniijm vrodiier - Attached Glen Loma hanui Sueciiic Pian - r nai L Z� s e F n � z ..." ! .� - 1 awllnonse/ 1.ainninatirn- l.oniioniiniijm vrodiier - Attached Glen Loma hanui Sueciiic Pian - r nai 7, 0 xK SIDE ELEVATION T,_., 77. 17, * gn". ri igu!-A 16 -Representative Multi-Familv Attached Units H H L 1 Li I ill f I- n'T L 17 > L L F tLINT1111 I�,�f L �� I ��I d � ��I`�f A� Gni Loma Ranch -ptofic Piaui - 1:11-1lul -eclioll Combination- Condominium The Combination - Condominium product is a combination of predominantly townhouses and some flats, with the flats located over garages as "carriage" units. The addition of the carriage units allows this product type to achieve a slightly higher density than the townhouse product by itself. Buildings are two stories and garages are typically integrated into the building with direct access from garage to unit. When built, the Combination - Condominium looks very much like a townhouse development. This product must be sold as Condominiums because the flats are not in contact with the land. (See the definition of Condominium in Appendix A) "Manor" homes, as referred to in various sections of this document, can also be a "Combination- Condominium" of three or four designs so that the exterior of the structure appears to be a single, large home. Stacked Flats Stacked flats are comprised of individual units (flats) stacked vertically, typically in two and three story configurations. These units are usually referred to as "stacked" because similar units sit directly on top of another unit. Garages can be separated or integrated into the building. This product must be sold as a Condominium. Typical lot sizes and densities are shown in the "Product Type- Density Matrix" (Table 4). 44- Multi- Family The multi - family attached classification is comprised of units connected by adjacent walls in various combinations and lengths. While a multi- family designation usually implies rental units, ownership units are not precluded by this product type. Multi - family attached units can be rental apartments or for -sale Condominiums, They are configured as stacked flat units in two to four story buildings. Garages are typically separate but some may be integrated into the building. Typical lot sizes and densities are shown in the "Product Type - Density Matrix" (Table 4) Wit', t�ii u ; _ l e�i n i n o Figure 18 Representative Townhouse /Combination- Condominium Product - Attached Units (Note that all dimensions are illustrative only. Glen Loma Ranch Specific Plan - Final 34 Section 7 STREET PARKWAY SIDSWA[K i ! rt tf # 3 e s • �e I � AA AA # ZI # ACCESS LANE Figure 18 Representative Townhouse /Combination- Condominium Product - Attached Units (Note that all dimensions are illustrative only. Glen Loma Ranch Specific Plan - Final 34 Section 7 The Specific Plan allocates the building types /lot sizes described above to the various residential Neighborhoods or development areas in a pattern, which allows only certain building types /lot sizes in each Neighborhood. The larger lot building types are permitted in the Neighborhoods that are naturally configured to most easily accommodate them and the smaller lot types and attached products, at a relatively higher density, are permitted in Neighborhoods adjacent to major arterials and in the Town Center portion of the plan. Permitted lots /building types by residential Neighborhood or development area are defined for each of the individual Neighborhoods it ` ec! , t._, , 9. Town Center Flex Residential The Town Center Flex Residential designation is intended to provide flexibility in developing the Town Center portion of the Glen Loma Ranch Specific Plan. This area is envisioned to be a mix of uses combining commercial, residential and public facilities, with the final mix of uses determined by market demand and timing of implementation. Residential Product Types allowed within the Flex area include all of the single family and multi - family attached products described above. One additional Residential Product Type that could occur here is the "Live /Work Units." Live /Work Units combine a commercial or business space on the first floor with a flat or townhouse residential unit above it. The concept is for the business proprietor to live above his business with direct vertical access from the business to the living unit. Specific densities for this type of unit are difficult to calculate as they are incorporated into commercial developments. Depending on the number of units incorporated into a commercial complex, densities might approach the townhouse density of I2 to I4 units per acre. Building Siting Standards (BBS) BSS -1 - Buildings shall be sited to front onto Neighborhood streets, preserved open space, open space buffer, Focal Point, or park. BSS -2 - Primary entry doors shall be on the front elevation facing the street or park. BSS -3 - Varying front /street elevations shall be utilized. Builders shall provide at least three floor plans for each housing type being built and each detached plan shall have a minimum of three different architectural elevations BSS -4 - Corner lots have high public realm visibility and the architecture shall reflect this prominent visibility through detailing and material selection. BSS -5 - Attached units shall front onto streets or may be grouped around a central green which as a whole fronts to a street. Attached units in the center of a development may face onto a central courtyard. BSS -6 - Attached units which front onto a street must have some building entries that orient to a-) h,,i i street. BSS -7 - Over fifty- percent (S0 %) of street level building frontage along a "primary" street shall be devoted to retail /commercial uses in the omTii; ;� -: z± cic - rw Town Center. (Exceptions to this standard may be granted by the Gilroy Community Development Director. BSS -8 - Buildings on corner lots shall be located on the street intersection and should generally orient to the primary street, with the major entry at the corner. The development standards matrix on page 37 sets forth the Building Envelope Standards for each of the Residential Product Types permitted within the Glen Loma Ranch Specific Plan. These standards address primary residential buildings. Garage envelope standards are addressed under development standards RPS -I found on page 38. Town Center Multi- Family Standards TCMF /OSS -1- Provide private open space adjacent to each unit, and private open space should be partially screened from common open spaces to delineate the edge between public and private open space. TCMF /OSS -2 — Provide pedestrian paths to connect parking, open space and recreational facilities. TCMF /OSS -3 - Use fences, arbors, trellises, and Glen Loma Ranch Specific Plan - Final 35 Section 7 hedges to define and separate outdoor recreation areas. Parking Lots & Garage Standards TCMF/PGS -1 - `'''!:c° ,_; _,c.:. Trash enclosures with solid screening shall be distributed throughout a development and sited to allow vehicular access from pick -up vehicles, and consistent with City of Gilroy standards. Site Organization Standards TC /SOS -1 - Parking shall be screened i :.) lzl;c. sr; ; by landscaping or Town Center Buildings. Additional Building Component Standards TC/ABCS -1 - All ground or roof mounted mechanical equipment shall be integrated into the building design and /or visually screened from view by fixed screening or landscaping. Screening shall be in a manner consistent with the building facade. Parking Lots, Garages & Delivery/Loading Areas TC/PGS -1 - Trash enclosures with solid screening shall be distributed throughout the delivery or service area and sited to allow vehicular access from pick -up vehicles and shall be consistent with city standards. TC/PGS -2 — Delivery and loading docks shall be located to the side or rear of buildings and visually screened from public view, as well as to limit noise impacts on any adjacent or near by residential uses. Signage Standards TC/SS -1 — For the Town Center overall signage program, individual signage and storefront criteria shall be part of the overall Town Center design submittal, and will be subject to review and approval by the Glen Loma Ranch Master Developer and the City of Gilroy review and permitting process for signs. Glen Loma Ranch Specific Plan - Final 36 Section 7 Glen Loma Ranch Specific Plan - Final Old page 37 replaced Section 7 i:. -,..,r nicer J S-rci? C� :irc:i_j A2idg. Selift h +68H -4.9. A4tt-,,- '1'IT['eh. 4-,F4 t'f'i" ?LN!- t`i -efit 'TKe to "lam girls sitl� 9= 4� Cuinpfiet Lots! Niwi"F� 2j 100 �_!- 4_11 r ,l tJJ 2. 4. -ttJ ! . Q4 L, ,, , T4adifiqnfll Lot,,!, NXIiHinium ft. C -54,000 sq. Ahnimum 8,000 k –45! sq. l�r; -'-� :� •: —ter-- Glen Loma Ranch Specific Plan - Final Old page 37 replaced Section 7 FA91-1 H).- W I.Di I EM I" t'N' I, �NDIIRT i-ov; i 'St: 11 C Nr t i I C _o � �L'! L side 11; ktu-; sidC of -�- 5 Q. shcei I ktl I W �I Un 1v'NA, ch-d J 5 '5 !""Orllwill SQ. 1 0 1 1 4, i 10 12 1' 0 Conicl !,-,I i 3 tU. LoLs v.J fll;lllih 4d ) s it S, Cclur"11 h;OCk 6 i Cni-fic! lot 2 1 11 10 121 1 ,-1" sid-c- sicic 1- o 101" ------- --- -- ... Jnt-.:n-'-' sid side u Lks C, ,_ 1C C 0 u r 1-1110 ft. (S-,,- Apr-;ndix 0- shects & - 4) 1"Iolor �'ourl- D (T 11 1 10 10" 1 Y C i t0 I11 t.0F L�OWI' d imcricor side di� Ilnlrpuvi, sc. ft� (.``2'C' A!N7r--r is 1 S C 2 - to ""t 1 2 Iii C o sick '0I . . . ........ C l®r-l"I i Mi '--d (j i I C 10 Glen Loma Ranch Specific Plan - Final 37a Section 7 T 4BLE 10— B( L.UING ENS ELOPE STANDARDS Buildin_Tipe Front Setback'-9 Side Setback--' Rear lard- Height' Bide, Separation" Bldg, I Garage I Porch 1" Floor 2 "' Floor Building G Front to Side to Fie( J0,11 Min.' Face 610 Side or Sider` to Front Traditional Garden Lots: Mina _ . , ,,i. .. , ; ;, ,,radix 0, sheets 7 & 8) Central block, Front - Loaded (iarafZes: Recessed [font- Vacitw Side -drive Garage Swim -in Garage 15 31 18 f 34' 1� 311 h 6x`(16- total; 20 1 I 13 r261 281401 n/a Corner lot, Front- Loaded Garage same as central block, above 15 '31 1� 31 10 r261 (u 12 [281 ice side -)0 — Side street. 6 street, 6 at interior side - (a interior side (20 (361 total) Rear-Lane/Alley- 15 26 n`a 26 6 It) [261 fir side 6 %(16- total)' 201 3 ;' Loaded ':me at rear of lot) nner lane loaded lot min. vard setbacks: (al I other setbacks per 12 [2291 (d side street. 6,'a inm ioi street. 6 ri interior side above side 20 [ 161 total - All setbacks are shown infect, are minimum dinten,wn,. and :uc mc:uufCd t "ioin pi (merry line unless other« i,': iwtcd1 Non- bracketed setback-s apply to lots on private streets with the property line at back of walk, or curb edge- of-pavement if there is no sidewalk. Bracketed setbacks anoly to lots on public streets that contonn to the Gilrov street standards adonted in February of 2006 tpronerty line at face of curb . Rear setbacks for lots on lane. shall Ne measured tram the property line, unless the property line is within the paved area of the lane. in which case the setback shall be measm•ed from the edge of the lane pavement. Height is measured in stones. There are no limits on story heiehts, in order to encourage diversity in housing design. Side vard setbacks for attached products refer to side vards at a street and between adjacent multi -unit lots, not to setbacks between the individual units in one structure. Lane accessed garages face shall have a three (3) foot nummum setback to garage face and second story living area shall be setback an additional two (2) feet from the enrage face. Also see Note 10. Total 2"' story side vards can be achieve by stepping the building second story on one side, or both sides. Compact lots 45' or nan-ower in width may have minimum interior side vards of 4 feet, and a minimum building separation of feet. Location of the PSEi and the desired Placement of the vard fencing or ciaryways may require a lareer side comer or front setback. Garagc vehicular entrances shall N set back such that they have either a maximum of five (5) feet. or a minimum of eighteen (19) feet between the face of the garage and the back of the sidewalk, m to the curb or edge of pavement if there is no sidewalk. "Garage min. setback can be reduced ifthe sidewalk meanders, and the garage door placement complies with Note 10. ' -Lot N)rderinn ripen snace will be con,idered "central block" for the punwse ofestablishine minimum side vard setbacks. ''Architectural nroiections such as chimneys, staircases, media nooks, etc, can encroach uo to 2 feet into anv setback. For interior side vard, a minimum distance of'3 feet shall be maintained between architectural proiection and property line. "Swine -in and 'or side access garagcs will aonk to Villaae ncwhborbomts only when the typical lot for a product tvpe is oreater than sixty (60) feet wide. Side -to -Side buildinf- separations arc for first floor. Second floor separations will be dictated by required second floor side vard setbacks When garage and or accessory units are separated from the urinary residence on a lot. the minimum distance between buildimLs on that lot shall be 5 feet. Table 10 - Building Envelope Standards Glen Loma Ranch Specific Plan - Final 37b Section 7 Use Minimum Spaces Per Unit Attached Units Same as City zoning standards Detached, 4 bedrooms or less 2 garage spaces Detached, 5 bedrooms or more 3 spaces, 2 as garage Table 11 - ParkingDinientiiot}sl etas ^. i�r'iJa`rJtti Residential Parking Standards Parking requirements, parking dimensions, and allowable garage types are defined in this section. Requirements for the location /siting of garages on individual lots are described further in this section. Parking requirements are shown in the matrix. RPS -1 - Garage parking space jo ias_ j dimensions shall have a minimum length of 20 feet- ++i=r easured from the garage door and a minimum width of I I feet Io1- 1'11 :; ScC flhli: lij ioC -}:.t ",u:. T= y, pe of Garage Fr ofii sst" Rehr i i. Mill. IMiit. t>fiF+ '_-oS -5, l SRI Ile- '- �- '.z��•r;- '?n =l;- ..-- ,a- !::s�c+�+rtt•�kr:�el - -,..+ 3:Tt•::;- rr+>rm -. �., Lei-«,;: t- �.•.:- .„r:r;1.- s>r- .h- :�: <k -u ' --�- ! 9:.- c- +. - «ir: �,r�il';ir �i •nr�..r- �- rH + -.�.He rr. -, +ir i, � „�.;•r,r' -I -ii �[, +.- .- � >c,,,•zi -uni n�ia�uv i- f- ,- sir * -,t - I��li Y4:.i+ zf ' i +?cam Table 12 - Gm-age Residential Garage Standards There are four allowable garage types for Single Family Detached homes that are described as follows and depicted graphically: RGS -1 - Recessed Garages— t=1-+ face and are accessed from a public :vri,<ut_ street This type of garage is located on the front portion of the lot and is attached to the residence. : \ i ! 1: 3I RGS -2 - Side -drive Garages have a longer driveway that allows the garage to be placed farther back from the street ,-;n �i l:r(li i- io_i -i, <4 They can be attached or detached from the residence. 1 -aa ,i>i:al rr rliJr RGS -3 - Swing -in Garages are located on the front portion of the lot i;D and are attached to the residence. However, arire ;< :_ :: Jr d: c;; not face the street. RGS -4 - Lane or Alley 1 ;`•.,-cc_sc�! Garages are accessible from lanes;� located to the rear or side of a lot .1.) J,, J ). They can be attached or detached from the residence. RGS -5 - In order to ensure that a garage driveway is long enough to accommodate a standard vehicle, or to prevent a standard vehicle from parking _, e over rh::. garage setbacks shall be r: er no , - - -- — -- more than five feet. eF U,N.enF-,- Ll rrn: ecn feet or greater. �..:? 1Lc.�i 1 Vi _i ;..Cy_�1� x1;' LO i )i l \.;1'; cut, ,er rt, : no ;;,i :•.;zi1. (Garage development standards are presented in Table 4210, � . }rrt T _kt' rrk,,i_uild;nc _ I -), Standards " —k>t ...) Garage i,c�r�c: location, configuration and access shall be dictated by the type of garage and the building type /lot size to which it is associated. RGS -6 01 � , n t_�� rshall be setback at least five feet behind the front facade or building plane of the house .,nt -lo, �,Jcd RGS -7 -At least 20% of the 1 [,)nT� �:JCi;; e houses in 1:111,' ii)i.i� c. =iC! L!MJ1 „i- :Ic b M: , sick - c;t , c garages located on the rear portion of the lot - ;AA`i P ,111 l ; : J or utilize swing -in garages. 1 he ir;o -;❑ Glen Loma Ranch Specific Plan - Final 38 Section 7 I ;! 0 RGS -8 - Three -car wide garages in the same plane are prohibited. RGS -9 - Swing -in garages shall not exceed 2 cars in width _ irld_t= .�i c us(',1 r! ot moi rli,.r. ar: Design Features Standards Common To AkVarious Styles The following design standards apply to all applicable residential Neighborhoods (as indicated), regardless of architectural style. CDS -1- Each detached residential development is required to - incorporate -at - least- three of the seven architectural styles with no individual style comprising more than 35% of the total units in the development. tO C011k il-T1 i:- devello�fiief) js at least four of the architectural styles i!l+ a [fie' e iii gym: , 8 Pi rill i . � lie �r�r:?.I uru!i:: ;;, t"t� � ::�•, lor�n:•rr�1r. CDS -3 - Each detached residential development is required to provide at least three floor plans for each Residential Product Type being built, and each floor plan is required to have a minimum of three different architectural elevations. CDS -4 - All detached residential buildings that face an adjacent street, park or open space shall have articulated elevations. Articulation should be achieved through a combination of the following techniques: the building. o Varying building heights and roof planes within each street block. • Avoiding two story box massing by stepping back portions of the front and side setbacks of the second story and providing "shouldering" of street elevations which step the building mass down from two to one story at corners and periodically along a street frontage. (See figure I9 - "Examples of Varying "Mass" of Homes. CDS -5 - Front porches shall be covered with a roof that is supported by posts. CDS -6 - All residential garage doors visible from a street or park shall consist of articulated panels. CDS -7 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building fi4ade. Additive elements include dormer - windows, - porches, -bay - windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. CDS -8 - For all elevations that are la-i.= =rear- facin <_,,1 _, . ,nc, no less than two - thirds (2/3) of the second story building mass shall be setback -- _'_feet deeper than the first floor setback. CDS -9 - L ?..:11 : accessed products._.n -shall provide solid visual screening for trash containers adjacent to the lane. o Incorporation of porches, balconies, bay widows, or other features appropriate to the architectural style of Glen Loma Ranch Specific Plan - Final 39 Section 7 . R "o VAIN20 As stated previously, the Glen Loma Ranch is divided into nineteen distinct residential Neighborhoods. In addition, the Specific Plan area also has designated the Glen Loma Ranch Town Center, as well as other non - residential uses. This section provides a brief description of each Neighborhood and identifies unique characteristics that must be factored into the final design process. Olive Grove Area: 4 ?- 1 :;.S +/- Acres Unit Range: 4-}?')_?- 247 Units Forecasted Unit Count: I92 Units Olive Grove Overview The Glen Loma Ranch Specific Plan has identified two options for the McCutchin Creek drainage swale. The first option is to relocate this artificial channel to an alignment adjacent to and parallel to Santa Teresa Boulevard. The realigned channel would then be integrated with the proposed Santa Teresa Boulevard Class I trail. Because the channel would be lengthened and revegetated to become a more natural creek than its existing condition, this realignment is viewed as a positive environmental enhancement to the artificial channel. The second option is to leave the swale in its current alignment. The swale would be vegetated in a more natural condition. A fifty (50) foot development buffer on both sides of the swale would be established on each side of the channel, measured from the centerline of the swale. An alternative development buffer would be a one - hundred (I00) foot buffer on the side of the swale adjacent to the Solorsano Middle School, and a twenty-five (25) foot development buffer on the opposite side of the swale. The second drainage ditch flows east from Santa Teresa Boulevard through the cultivated fields. This drainage ditch is located just up -slope from a natural swale that conveys limited runoff from the Rocky Knoll Neighborhood towards The Glen Neighborhood. This ditch appears to have been constructed to direct seasonal flow originating at a culvert under Glen Loma Ranch Specific Plan - Final 58 Santa Teresa Boulevard. Because the permitting to revegetate the swale in its present location involved fewer governmental permits than to relocate the swale, the decision as to which option to pursue will be based on the ability to secure the necessary permits from the California Department of Fish and Game as well as the U.S. Department of Fish and Wildlife Service. Olive Grove is the most northern Neighborhood of the Glen Loma Ranch, and is the first Neighborhood one would see traveling south on Santa Teresa Boulevard. Because of its proximity to Santa Teresa Boulevard, Olive Grove will also be adjacent to the redirected creek and Santa Teresa regional hiking and biking trail. Because the trail and redirected creek are adjacent to Santa Teresa Boulevard, Olive Grove will be set back from the ultimate right -of- way by approximately I25 feet. This setback will also benefit Olive Grove by reducing the noise impacts of the traffic from Santa Teresa Boulevard on the Neighborhood. Olive Grove is also located immediately north of Club Drive, one of the primary entrances into the Specific Plan area. The first public street entrance to Olive Grove from Club Drive will occur approximately 350 feet from Santa Teresa Boulevard at the Club Drive /Merlot Avenue intersection. The Product Differentiation Standard is in effect for this Neighborhood; this rn: `requires a minimum of two Residential Product Types! c cric,n 6). For example, Manor Homes (Duplex, Triplex or Four -plex units designed architecturally to appear as one large home) facing Santa Teresa Boulevard and Club Drive would mix nicely with Compact Lot alley loaded homes and/ or Compact Lot cluster homes. The Manor Homes would access their garages from a rear alley (to avoid garages facing Santa Teresa) and the opposite side of the alley would serve the Compact Lot product. This provides visual variety and mixes product types within this Neighborhood. Section 9 Olive Grove Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan iit11 �Lii:l CJ I�, Lhc 017, "0 • Redirected creek adjacent to Santa Teresa Boulevard shall be incorporated into the design of the Olive Grove Neighborhood. • Development of the Olive Grove Neighborhood must employ "friendly face" design techniques to minimize or eliminate the need for acoustical sound walls along Santa Teresa Boulevard. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. Building Height in Olive Grove: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Olive Grove: • Single Family Detached — Compact Lot • Single Family Attached Multi- Family Attached ° f-:..cs�:�i�tl(i:31 u;ri,_s r >��t' l_.�ir't1'7littalli Glen Loma Ranch Specific Plan - Final 59 Section 9 OLIVE GROVE Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats Manor Homes Multi- Family Attached Apartments Condominiums McCUTCHIN CREEK Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded. Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Manor Homes Residential units over Commercial Multi - Family Attached Apartments Condominiums Figure 20 - Northern Neighborhoods HOME RANCH Single Family Attached Duplex Tnplex/Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats Single Family Detached Small Lot Front - Loaded Small Lot Alley Loaded Paired Z PALOMINO Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Single Family Detached Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Multi - Family Attached Apartments Condominiums Glen Loma Ranch Specific Plan - Final 60 Section 9 McCutchin Creek Area: -E-f•? +/- Acres Unit Range: 32 — 44 Units Forecasted Unit Count: 38 Units McCutchin Creek Overview Like Olive Grove, the McCutchin Creek Neighborhood is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. The McCutchin Creek Neighborhood is actually made up of two adjacent areas separated by Merlot Drive. The McCutchin Creek Neighborhood is bounded by Club Drive to the north, Santa Teresa Boulevard to the west, Merlot Drive to the east, and preserved open space to the south. The Specific Plan envisions that the residential portions of the two sub -areas would be constructed at the same time, sharing similar Residential Product Types. cA T / !'rrl i -)c: cr%,I' c.d iii) t .1!.i b tai !...ls'i i!li' +,.�)1!'•.'•.' M'C. T.TiI -'rC�t Hr.)" •.� " ^' -•1, -- h��c -�;-7£ E�=- cii�iilke+-c� -lit 1 ; rt1 i�1z H es f. eta rrtl �,.�R :!�oG!d t,�. ,.a.•it;4'�t e:�l-<ftllat= ;r>— !i�l!r- {af t�f� a j- leef�� i�JEe;!. i �,<. E.�In!3)r'rell) er�e�2, !-;i, .E!. e•Ji tl e Fe Bc The McCutchin Creek Neighborhood would not take direct vehicular access from Club Drive. Instead, the McCutchin Creek Neighborhood will take access from 4 r }gym 1_co I -: %1 McCutchin Creek Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Residential units located over first -floor commercial uses are permitted in the McCutchin Creek Neighborhood_ it�ic6!c. • Redirected creek adjacent to Santa Teresa Boulevard shall be incorporated into the design of the McCutchin Creek Neighborhood. • DeveIopment of the -McCutchin Creek must employ "friendly face" design techniques to minimize or eliminate the need for acoustical sound walls along Santa Teresa Boulevard. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. • Preservation of an existing topographic feature and related native trees located to the south of the main body of McCutchin Creek lacarcd 1!1 r!'):: Public I'11k1. Building Height in the McCutchin Creek Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in the McCutchin Creek Neighborhood: l, "i 0 i'.��.: • Single Family Attached • Multi- Family Attached • Residential units over Commercial Glen Loma Ranch Specific Plan - Final 6 1 Section 9 -I-, - �i.� t�!iEirc'r�ai- ii— •�?i'rrcti:'�" ..�-1 .I,l. ..1 -. ,�. _1q -11 1 "r-- 'l' t4@g},_,p1Fec r • Residential units located over first -floor commercial uses are permitted in the McCutchin Creek Neighborhood_ it�ic6!c. • Redirected creek adjacent to Santa Teresa Boulevard shall be incorporated into the design of the McCutchin Creek Neighborhood. • DeveIopment of the -McCutchin Creek must employ "friendly face" design techniques to minimize or eliminate the need for acoustical sound walls along Santa Teresa Boulevard. • Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic entering the Specific Plan area from Club Drive. • Preservation of an existing topographic feature and related native trees located to the south of the main body of McCutchin Creek lacarcd 1!1 r!'):: Public I'11k1. Building Height in the McCutchin Creek Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in the McCutchin Creek Neighborhood: l, "i 0 i'.��.: • Single Family Attached • Multi- Family Attached • Residential units over Commercial Glen Loma Ranch Specific Plan - Final 6 1 Section 9 Palomino Area: to 6; »_ +/- Acres Unit Range: 48 — 66 Units Forecasted Unit Count: 57 Units The Palomino Neighborhood Overview The Palomino Neighborhood will be influenced by traffic and potential acoustical impacts of Club Drive. A small portion of a regional trail that runs at the base of the adjoining bluff crosses the Palomino Neighborhood at 1 r ,,.44 , L i =:, it'ri', c and continues west where it connects to the Santa Teresa Boulevard regional trail ar d i l;_ i i : i?�'11... Based on the unusual shape of the Neighborhood as well as design issues related to its proximity to the middle school, the Palomino Neighborhood is best suited for Single Family Detached (Compact Lots ) and /or attached Residential Product Types. The Palomino Neighborhood contains the original location of the wetland /swale that is redirected across the Olive Grove and McCutchin Creek Neighborhoods. If the creek is relocated, no further environmental issues would affect Palomino. 11?11 � 4 e�r�.ii o Chlt� � >� n the U?i�:�� ,- :.11 "(::� Access to the Palomino Neighborhood is anticipated to be from Merlot Drive and Club Drive. The Palomino Neighborhood Environmental Features /Considerations: Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. ° Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. Existing creek to be redirected adjacent to Santa Teresa Boulevard. If the creek is not relocated and left in its present location, a fifty -fifty (50') setback (average) from creek centerline shall be observed. ° Acoustical concerns from traffic entering the Specific Plan area from Club Drive. ° Preservation of an existing adjacent topographic feature and related native trees located along the bluff to the south of the main body of McCutchin Creek ( ?ni al <_.i ;,-; Building Height in the Palomino Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in the Palomino Neighborhood: Single Family Detached — Compact Lot ° Single Family Attached Q Multi - Family Attached Glen Loma Ranch Specific Plan - Final 62 Section 9 Home Ranch Area: X7.7 + /- Acres Unit Range: x-52 — 68 Units Forecasted Unit Count: 62 Units R-2 14 (Tl Home Ranch Overview The Home Ranch Neighborhood is located at the northeast portion of the Specific Plan and directly borders Christmas Hill Park. The Home Ranch Neighborhood should be designed in a fashion that provides a visual buffer between Christmas Hill Park and the middle school. Although a range of potential Residential Product Types have been identified for this Neighborhood, the City's desire for a visual buffer may make the Home Ranch Neighborhood best suited for Single Family Detached — Compact Lots, or Single Family Attached products. In addition, :k Will :tier., >I 11„ f�g r', maintenance yard t tai located adjacent to the southeast corner of Home Ranch. Placement of residential structures near the future maintenance yard should be sited carefully to avoid fixture land use conflicts. Home Ranch Environmental Features/ Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from the middle school • Acoustical and visual concerns from Christmas Hill Park. • Observation of thirty -foot (30') development setback from the oak woodland scrub area. • Preserve and maintain the existing Santa Clara Valley Water District levee easement located adjacent to Uvas Creek floodplam. Building Height in Home Ranch: a. Within one - hundred feet (I00') of property boundaries adjacent to Single- Family Detached homes: Thirty-five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Home Ranch: • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 63 Section 9 Wild Chestnut Area: (`)._' +/- Acres Unit Range: 44-_l : — 99 Units Forecasted Unit Count: 72 Units Wild Chestnut Overview The Wild Chestnut Neighborhood is one of three Neighborhoods located at the top of the wooded bluff. Because of its proximity to the open space, and its views to the north and east, this Neighborhood has some unique opportunities for residential development. The shape of this Neighborhood is very irregular due to the preservation of existing open space, thus Wild Chestnut seems better suited for traditional residential lots or a higher density attached product. If the Wild Chestnut Neighborhood is developed for larger traditional (5,000 sq. ft. in size or larger) residential lots, residential lots may be placed around the edges of the Neighborhood, allowing the homes to be positioned so that the rears of homes can take advantage of the views. The internal circulation pattern of the Neighborhood can be positioned in a fashion that allows for greater acoustical setbacks from Merlot Avenue, which would also help to mitigate any potential acoustical impacts from Santa Teresa Boulevard. If the Wild Chestnut Neighborhood is developed using Single - Family Attached Residential Product, such as Townhouses, the units could also be placed around the edges of the Neighborhood, so that the "public faces" of the units can take advantage of the views. Garages and internal access streets and /or alleys would be located within the middle of the Neighborhood. Wild Chestnut Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from Merlot Avenue, and to a lesser degree, Santa Teresa Boulevard. • Observation of 4+E - LHo� > }' development setback from the oak woodland scrub area. Building Height in Wild Chestnut: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty-five feet (45') Potential Residential Product Types in Wild Chestnut: e Single Family Detached • Single Family Detached - Compact Lots • Single Family Attached Glen Loma Ranch Specific Plan - Final 64 Section 9 Montonico Area: � 11.7 +/- Acres Unit Range: 75 85,;;-[ ( ) Forecasted Unit Count: W'_,,- Units Montonico Overview Montonico (along with the Malvasia Neighborhood) lies between Santa Teresa ��r Boulevard an Mer of ;r,:, � ��s�. 1_.:,ci;��sa. Avenue, and is just north of the second entrance into the Specific Plan area at Ballybunion Drive. The Montonico Neighborhood is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. Because of this, Montonico is better suited for Sin: -1:: -,or Single - Family Attached and /or multi- family units. As is recommended for Olive Grove and suggested for the McCutchin Creek Neighborhood, the "manor home" or similar attached Residential Product Types (as described in the Residential Design Guidelines) is recommended along Santa Teresa Boulevard for acoustical mitigation reasons. Two or more different Residential Product Types are encouraged for this neighborhood. Montonico Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard e Acoustical concerns from traffic on Club Drive. Building Height in Montonico: a. Within one - hundred feet (I00') of property boundaries adjacent to Single- Family Detached homes: Thirty -five feet (35') b. General: forty-five feet (45') Potential Residential Product Types in Montonico: .-i:a • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Final 65 Section 9 WILD CHESTNUT Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats MONTONICO Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four - -Plex Town houses/Rowhouses Combination- Condominiums Stacked Flats Manor Homes Multi - Family Attached Apartments Condominiums THE GLEN Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Figure 21 - Central Neighborhoods NEBBIOLO Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination - Condominiums Stacked Flats MALVASIA Single Family Detached - Traditional Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination- Condominiums Stacked Flats Manor Homes Glen Loma Ranch Specific Plan - Final 66 Section 9 Nebbiolo Area: 4A44_,5._,'+/_ Acres Unit Range: 78 --1_ _ Units Forecasted Unit Count: 97 Units Nebbiolo Overview Like Wild Chestnut and The Glen Neighborhoods, Nebbiolo is located at the top of the wooded bluff. With its proximity to the open space, and its views to the north and east, this Neighborhood offers some unique opportunities for residential development. The shape of this Neighborhood is very irregular due to the preservation of existing open space. This area is well suited for larger Traditional Lots, with lots placed around the edges of the Neighborhood, allowing the homes to be positioned so that the rears of homes can take advantage of the views. The internal circulation pattern of the Neighborhood can be designed in a fashion that allows for greater acoustical setbacks from Mi,idOr Avenue. Nebbiolo Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from' T -.«!t, • Observation of l iw.v f�i e 5)0 '�(' ,i ' development setback from the oak woodland scrub area. • Observation of one hundred -foot (I00') development setback from a riparian area. Building Height in Nebbiolo: • Thirty-five feet (35') Potential Residential Product Types in Nebbiolo: • Single Family Detached - Traditional Lot • Single Family Detached - Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 67 Section 9 The Glen Area: , a. +/- Acres Unit Range: 22 — 3I Units Forecasted Unit Count: 27 Units '__._..- _. L) z r)r 7 The Glen Overview Like the Wild Chestnut and Nebbiolo Neighborhoods, The Glen is located at the top of the wooded bluff. Its proximity to the open space, and its views to the north and east present some unique opportunities for residential development. Of the Neighborhoods, The Glen has the most irregularity in shape due to the preservation of existing open space. The Glen is best suited for higher density Single - Family Attached product, such as row houses or townhouses, where the units could be placed around the edges of the Neighborhood. This will allow the units to be designed so that the "public faces" of the units can enhance the buffer areas and take advantage of the views. Garages and internal access streets and /or alleys would be located within the middle of the Neighborhood. The Glen Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from`,', s !_u. h,:,:;:; Avenue. • Observation of one hundred -foot (I00') development setback from a riparian area__:__c e Sensitivity will be required to avoid disturbance of any archeological features located near the Neighborhood. Building Height in The Glen: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in The Glen: o Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 68 Section 9 Malvasia Area: l-44+ I ; +/- Acres Unit Range: I42 — I96 Units Forecasted Unit Count: ': >> Units Malvasia Overview Like the Montonico Neighborhood, the Malvasia Neighborhood lies between Santa Teresa Boulevard and ?. \NIcsi Avenue, and is just south of the second entrance into the Specific Plan area at Ballybunion Drive. Malvasia is heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. In addition, Malvasia is located adjacent to a drainage - ;A a ri,: r °" l l t orn �ditc :.:,:a a1 �� , . =c•cr create run - off from the adjacent coastal foothills that enters the site from a culvert under Santa Teresa Boulevard. As is recommended for the Olive Grove and Montonico Neighborhoods, as well as suggested for the McCutchin Creek Neighborhood, the "manor home" attached Residential Product Type is also an appropriate choice for one of the product types in Malvasia. This is recommended for acoustical mitigation and aesthetic reasons because Malvasia is also adjacent to Santa Teresa Boulevard. Malvasia is subject to the Product Differentiation Standard, and rn:a,; el;.;irc_a minimum of two different Residential Product Types, Malvasia Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. e Acoustical concerns from traffic on Santa Teresa Boulevard • Acoustical concerns from traffic on Ballybunion Drive and Observation of f4,, !, development setback from the adjacent drainage corridor. ; I: is i-e ,;t1; J i4- ii lti-t "Eic3ti i;f hf �. 4111;;4;,-1 - ; -.1 'ttiFE + "H i� � Building Height in Malvasia: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty-five feet (45') Potential Residential Product Types in Malvasia: a Single Family Detached — Traditional lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 69 Section 9 Canyon Creek Area: %- +/- Acres Unit Range: 39 -56 Units Forcasted Unit Count: 47 i_`:1 1 Canyon Creek Overview The Canyon Creek Neighborhood lies between Santa Teresa Boulevard and Merlot Avenue south of Malvasia. Canyon Creek is just east of the rocky knoll area, which is a preserved open space area, and is adjacent to Reservoir Canyon Creek. To the north of Canyon Creek lies - a di[ch that y"i1! —1?c E cc —F s5 ,n :., :. run -off from the adjacent coastal foothills that entering the site from a culvert under Santa Teresa Boulevard. A regional hiking and bicycle trail is proposed to run parallel to Reservoir Canyon creek, and Canyon Creek will be designed to take advantage of the access to the regional trail. Unlike the Malvasia Neighborhood, Santa Teresa Boulevard is less of an impact on the Canyon Creek Neighborhood due to the preserved Rocky Knoll area providing a physical buffer. Canyon Creek Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard, although partially mitigated by the rocky knoll. Acoustical concerns from traffic on Observation ofr—: =T L ?:i ' ' ()_development setback from the adjacent drainage corridor__u rcni_ -0i is. • Observation of fifty -foot (50') development setback from the adjacent rocky knoll area. Observation of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel. Building Height in Canyon Creek: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Canyon Creek: Single Family Detached — Traditional lots • Single Family Detached — Compact Lot Single Family Attached Glen Loma Ranch Specific Plan - Final 70 Section 9 Rocky Knoll Area: 444._ +/- Acres Unit Range: 30 - 37 Units Forecasted Unit Count: 33 Units ��oliil�tti P"4 14 11 Rocky Knoll Overview Like the Montomco and Malvasia Neighborhoods, the Rocky Knoll Neighborhood lies along Santa Teresa Boulevard. The design of the Rocky Knoll Neighborhood will be heavily influenced by the acoustical and visual impacts of Santa Teresa Boulevard. In addition, Rocky Knoll is located adjacent to the Rocky Knoll and Reservoir Canyon riparian corridor, both environmental features. A regional hiking and bicycle trail will run parallel to Reservoir Canyon creek, and the Rocky Knoll Neighborhood should be designed to take advantage of the access to the regional trail. As is recommended for other Neighborhoods along Santa Teresa Boulevard, the "manor home" Residential Product Type (as described in the Residential Design Guidelines) or other similar type of attached residential product is an appropriate option for Rocky Knoll. This product type is recommended for acoustical mitigation reasons as well as due to the relatively small size of the Neighborhood. Rocky Knoll Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Observation of fifty -foot (50') development setback from the adjacent rocky knoll area. • Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel. Building Height in Rocky Knoll: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Rocky Knoll: -Single Family Detached — Compact Lot • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Final 7I Section 9 Town Center Housing Area Area: ;4',,`. I +/- Acres P Town Center Multi Fantily4 ,.,: t4ous:.,., .A€fordable Areas Overview This area is located to the east of `t\. csi `t1. ;,r,LIC ire the Town Center Because of its proximity to the commercial and retail services within the Town Center, this area is expected to provide the highest residential densities within the Specific Plan. This area east of the commercial Town Center is anticipated to be high- density se 1, ,_'T ie housing_ 11. _ 11 11 ;1 n 1: , . This area will be either high density attached or detached, and can be either 4-4-- "for -sale" units or rental units. Based on the design considerations necessary to address the unique needs of :�f_-i,,rdAJc srui .SCI;Ic_t the Neighborhood is exempt from the Product Differentiation Standard. Town Center Semi Aflg -w thdii-e Housing Area Design Considerations: Building Height in Town Center Senior Housing Area: See the "Town Center Flex" area (page I04) for detail on building heights. Potential Residential Product Types in Town Center Senior Housing Area: See the "Town Center Flex" area for detail on potential Residential Product Types within the Town Center Flex area. The following Residential Product Types are recommended for the Town Center �� -��x \ � I ord: d) i c Housing Areas: O Single Family Detached — Compact Lot • Single Family Attached • Multi - Family Attached Affordability Goals of the Town Center SeHior-- .kf1'ordable. Housing Area See Section I0 - Meeting the City's Affordable Housing Goals t(pg 82-83) C4;;- l-1 :' t 0,11' 'i kz�'i Ef ek' �TrfE i3� E3tiZf3Eit'�. • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. o Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Tenth Street extension. Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel ,iii l a .iii 03k aCi. {1- .fi.'iil e The Town Center + r :.1=i orc!:: i. L.. Housing Area is not required to have more than one architectural style. Glen Loma Ranch Specific Plan - Final 72 Section 9 ROCKY KNOLL CANYON CREEK Single Family Detached- Single Family Detached - Compact Lots Traditional Lots Small Lot Front - Loaded Village Lots Small Lot Alley Loaded Garden Lots Paired Z Single - Family Detached - Cluster /Courtyard Compact Lots Single Family Attached Small Lot Front - Loaded Duplex Small Lot Alley Loaded Triplex/Four -Plex Paired Z Townhouses /Rowhouses Cluster /Courtyard Combination- Single Family Attached Stacked Flats Duplex Manor Homes Triplex/Four -Flex Multi - Family Attached Townhouses /Rowhouses Apartments Combination- Condominiums Site Condominiums Stacked Flats Figure 22 - Town Center Flex District TOWN CENTER -FLEX DISTRICT 8.1 Acres — Affordable (including Senior) 18.8 Acres - Residential Affordable Residential Fire Station (1.5 Acres) Commercial Opportunity (1 — 6.8 Acres) Glen Loma Ranch Specific Plan - Final 73 Section 9 Town Center P-4 —Multi- Family Area Area: 7z i +/- Acres Unit Range: 1 5 A - -- (�.I 3- -? 9 Units Forecasted Unit Count: 4- ' I Units Town Center R-4 Multi- Family Area Overview This area is located to the west of the Town Center commercial area. Because of its proximity to the commercial and retail services within the Town Center, this area is expected to provide the highest residential densities within the Specific Plan. The area west of the commercial Town Center is anticipated to be the multi - family portion of the Specific Plan area. This area will be either high density attached or detached, and can be either "for- sale" units or rental units. 10.ltllin d- i�..C'C'L« I�11i1 ItC1. ulli_S ;`71111i' C TO%Vl1 +__.Cr�rcL an, i1111,v,-I io 0111" tl'n"� ;J M. SFt C AS E'aunLL,,i „ :t1a[ sale rr�.!s- _ i be 711i orpol Vri:C1 LU iC L 'C;r S; tTi i. -1 y°j !ri.._.I. 41 j il'Il_..III '41 I I c I I I 11 ?V.C�,v 'hin IC I i'I61'I'1 1 1Zil 11). �;`i'. C1:111UI.7'C0 I'' ! _h.Cf I1;-.7i�S 071 �i i;1. 11175 -w� . iJu Ill w dic 1 ,IIt Inii .'11 .,9 rlI 111,0k. jlICL ;j! )1 li' l�.0 !: ?!t'Lla LIIC ..- �.i_CR �.�] ,i_!'I- h -'l,i 1 1, C', ,Because of the design considerations associated with high density Residential Product Types, the Product Differentiation Standard does not apply to this Neighborhood. Town Center 4Z-4- Multi- Family Area Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Trail /open space interface design and development shall conform to the Open Space, Parks and Recreation section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic on Tenth Street extension. • Observance of a one - hundred foot (I00') development setback from the Reservoir Canyon riparian creek channel • The Town Center i --v Housing Area is not required to have more than one architectural style. Building Height in R --Town Center Multi - Family Area: Building heights in 4-4—Town Center Multi- Family area shall be consistent with Table I0, found on page 37. Potential Residential Product Types in Town Center R- 4-Multi- Family Area: The following Residential Product Types are recommended for the Town Center Multi - Family/ Senior Housing Areas: • Single Family Attached • Multi- Family Attached Glen Loma Ranch Specific Plan - Final 74 Section 9 Luchessa Area: 1 >.3 +/-Acres Unit Range: 40 - 68 Units Forecasted Unit Count: 54 Units Luchessa Overview The Luchessa Neighborhood is located at the southwest corner of the Luchessa Avenue /IO' Street. Because of its proximity to the intersection of two major streets, a higher - density Neighborhood is envisioned. Similar to The Grove Neighborhood, the Luchessa Neighborhood is located adjacent to an existing eucalyptus grove. As identified in the "Open Space, Parks, and Recreation" section of this document, the eucalyptus grove will be owned and maintained by the Master Homeowners Association. As such, the grove will have design constraints on the adjacent residential Neighborhood, but will also have the potential to serve as the Neighborhood's Focal Point. Luchessa Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on the Tenth Street extension. o Acoustical concerns from traffic on Luchessa Avenue extension. • Design constraints on future residential development imposed by the eucalyptus grove. Building Height in the Luchessa Neighborhood: a. General: forty -five feet (45') Potential Residential Product Types in the Luchessa Neighborhood: The following Residential Product Types are recommended for the Luchessa Neighborhood: e Single Family Attached • Multi - Family Attached Glen Loma Ranch Specific Plan - Final 75 Section 9 MATARO Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front- Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Manor Homes THE GROVE Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Manor Homes PETITE SIRAH Single Family Detached - Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses /Rowhouses Combination - Condominiums Stacked Flats Figure 23 - Southern Neighborhoods Ur EXISTING ' DIRT ROAD ro F UVAS CREEK f 2 �GN � W `EF pw O LUCHESSA Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination- Condominiums Stacked Flats Multi - Family Attached Apartments Condominiums CABERNET Elementary School VISTA BELLA Single Family Detached Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front- Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination - Condominiums Stacked Flats Manor Homes Glen Loma Ranch Specific Plan - Final 76 Section 9 ro ti =417 2 �GN � W `EF pw O LUCHESSA Single Family Detached - Compact Lots Small Lot Front - Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination- Condominiums Stacked Flats Multi - Family Attached Apartments Condominiums CABERNET Elementary School VISTA BELLA Single Family Detached Traditional Lots Village Lots Garden Lots Single Family Detached - Compact Lots Small Lot Front- Loaded Small Lot Alley Loaded Paired Z Cluster /Courtyard Single Family Attached Duplex Triplex/Four -Plex Townhouses/Rowhouses Combination - Condominiums Stacked Flats Manor Homes Glen Loma Ranch Specific Plan - Final 76 Section 9 Petite Sirah Area: 4-y= .I l ?_( +/- Acres Unit Range: 3 I —)- i t ? ?, Units Forecasted Unit Count: < _.:? Units �.. :..,.. u z [rr 'r-, Petite Sirah Overview The Petite Sirah is near the "Town Center Flex" area, separated by I0`` Street. T;- S4. ,�4 SJ, •:� '�!�i� ='crrF �'ct ��., :tt� —fl. ; E'i'lt:xE E. \'t Because of this Neighborhood's proximity to the Town Center, the future elementary school, and the `," Inuc, Neighborhood (which is anticipated to be Single - Family Detached homes), the Petite Sirah Neighborhood can proceed in two directions. Petite Sirah can either reflect the higher density character of the Town Center, or match the lower density character of the �< Nj;a , rc, neighborhood. The Unit Range anticipated for this Neighborhood was assigned to allow flexibility in the design process. Petite Sirah Design Considerations: o Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. e Design constraints and opportunities from the potential elementary school and City park sites. • Acoustical concerns from traffic on Luchessa Avenue. o Acoustical concerns from traffic on Tenth Street extension. Building Height in Petite Sirah: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty-five feet (45') Potential Residential Product Types in Petite Sirah: -Single Family Detached — Traditional lots -Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 77 Section 9 Mataro Area: 4-1.. (? ') +/- Acres Unit Range: Er _ »_i - 96 Units Forecasted Unit Count: :Units Mataro Overview The Mataro Neighborhood is adjacent to the future city park and Uvas Creek, creating one of the most distinct Neighborhoods in the Glen Loma Ranch Specific Plan area. Mataro is anticipated to be a Single Family Detached Neighborhood. Mataro Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. Design constraints and opportunities from the Neighborhood's proximity to the future City park sites. • Design constraints and opportunities from the adjacent existing Single - Family Detached Neighborhood. • Acoustical concerns from traffic on the Tenth Street extension. Building Height in Mataro: a. Within one- hundred feet (I00') of property boundaries adjacent to Single- Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Mataro: • Single Family Detached — Traditional Lots • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 78 Section 9 Cabernet t4iaE -t is e. Fe rNt+E tiiE? pa"We Fe a ana .pa) ej re Ibe a S,,iizl:Tle II �] The �rii:ci: w �i-, 'iicic�i-lit34)E� A E'� t:.. ik?il:lwd as all Cabernet 4 Deign Glen Loma Ranch Specific Plan - Final 79 Section 9 The Grove Area: I2.8 +/- Acres Unit Range: 64 - 93 Units Forecasted Unit Count: 78 Units The Grove Overview The Grove Neighborhood is located at the intersection of Tenth Street extension and Santa Teresa Boulevard, and is close proximity to the existing eucalyptus grove. As identified in the "Open Space, Parks, and Recreation" section of this document, the eucalyptus grove will be owned and maintained by the Master Homeowners Association. As such, The Grove will have design constraints on the adjacent residential Neighborhood, but will also have the potential to serve as the Neighborhood's Focal Point. The Grove Neighborhood is designated as an alternative elementary school site. In addition, if the elementary school site is located within the Grove neighborhood, a neighborhood park on the order of three (3) acres may be located adjacent to the elementary school site in keeping with the City of Gilroy's policy to coordinate schools and park sites within close proximity to one another. The Grove Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan. • Acoustical concerns from traffic on Santa Teresa Boulevard. • Acoustical concerns from traffic on Tenth Street extension. • Design constraints on future residential development imposed by the eucalyptus grove. • Within The Grove Neighborhood, the maximum lot width for Compact Lots shall be fifty -five feet (55'). Building Height in The Grove Neighborhood: a. Within one - hundred feet (I00') of property boundaries adjacent to Single - Family Detached homes: Thirty-five feet (35') b. General: forty-five feet (45') Potential Residential Product Types in The Grove Neighborhood: • Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 80 Section 9 Vista Bella Acres: 2-4-42 4. i; +/- Unit Range: I33 — 192 Units Forecasted Unit Count: I62 Units Vista Bella Overview The Vista Bella Neighborhood is located between Santa Teresa Boulevard and Luchessa Avenue. The Vista Bella neighborhood is adjacent to existing residential neighborhoods, and future design of the Vista Bella neighborhood should recognize the need to provide an appropriate design transition from the existing neighborhood into the specific plan area. The Product Differentiation Standard is in effect for this Neighborhood, rar d ,._ , r -: t. r_:_a minimum of two Residential Product Types_____ 1.1_iS -9. For example, Manor Homes (Duplex, Triplex or Four -plex units designed architecturally to appear as one large home) facing Santa Teresa Boulevard would mix nicely with Compact Lot alley loaded homes and /or Compact Lot cluster homes. The Manor Homes would access their garages from a rear alley (to avoid garages facing Santa Teresa) and the opposite side of the alley would serve the Compact Lot product. This provides visual variety and mixes product types within this Neighborhood, as well as blend with the existing Villas Neighborhood (4,500 sf lots.) Vista Bella Design Considerations: • Project design and development will conform to the Standard and Guidelines section of the Glen Loma Ranch Specific Plan.. • Acoustical concerns from Santa Teresa Boulevard • Acoustical concerns from Luchessa Avenue. • Observation of .,u t rcc rlatr fifty -foot (50') development setback from Babbs Creek riparian area consistent with the existing Babbs Creek Park Preserve) _I: m! Building Height in Vista Bella: a. Within one - hundred feet (I00') of property boundaries adjacent to Single- Family Detached homes: Thirty -five feet (35') b. General: forty -five feet (45') Potential Residential Product Types in Vista Bella: o Single Family Detached — Traditional Lots e Single Family Detached — Compact Lot • Single Family Attached Glen Loma Ranch Specific Plan - Final 81 Section 9 10. MEETING THE CITY'S AFFORDABLE HOUSING GOALS The Glen Loma Ranch will provide a variety of Market -Rate housing lot sizes and types which, by definition, meet and exceed the housing mix as specified in the "Neighborhood District" requirements. This will result in a broad spectrum of price points and housing types. In addition to meeting and exceeding the Target Housing Mix of the Neighborhood District, c `_,ccUC,n 7, 101'Cie i�.1c 1 1 C I iJ 1 '1' t "i I 1 . 311", Liu - il�rl .9 Ci � -V.' ('I Ui ;i ;11' Cnc• i.11i 1!T U)111C 150 U Hit prnennt 11n��ea..aknrll C.r1nnii lam, 4`�n• z�L'!E}1fDi= S��`Gq�� ➢1 ��!- iiSP:`ifl6'i�F 1 � �V 11 i. 1 ! =i_1_ be located within the Town Center illc rc e1 (See page 72 for additional information on the Neighborhood). The Town Center is the best location in which to locate a senior housing project, primarily because the Town Center can provide a wide range of commercial and social uses that are accessible to seniors.:` la i,; a '.: rri. n. •;�a71ii- ( - >i rn;7 ri: F r:;rc i c\") ,lei 1i r,i. The close proximity of these services to a senior complex will allow the residents to access the town center without relying on cars. The Town Center would also be a transit hub for the southwest quadrant of Gilroy, which will also be a benefit to seniors. (NOTE: The Product Differentiation Standard does not apply within the Town Center.) "affordable senior" units. The allocation of exempt units are ilichi : l Chit ,r(;i. ' Oi- 7T.li'ili -firs Special Program Lots Glen Loma Ranch !Fapc r i;lcl f_s :! s «i,`'.i! : = (who would be discounting the cost of r.l;, , -be for rent or for sale. pRge -7 4 -i+?r construction, and by the Title Company (who "i' '•i_ " e would be discounting and /or waiving title and These +t4;}l —: Ifv:,lal -i units af�rl., , __ lender fees, a price discount of $35,000 would single - family I, 1 1_,.= n is C . it be realized. Additional participants, such as the and /or multi - family attached structures with City of Gilroy and /or the Gilroy Unified School attached or detached garages. Private outdoor living District, would also contribute to the special space will be provided, such as courtyards, patios, housing program by either waiving a portion and /or rear yards. of development fees or deferring some fees in the 1 14 Tle; rl t rte 3r form of an interest free "silent second ", to be :gym; - :- Plai4 t t w- � c- aFea, Fhest iiii4e, retired from proceeds upon employee's sale of (,Ie 48;4_-1A r, residence. For purposes of this example, the 144. ofie contribution by the participating public agency is1+�- assumed to be the same as the developer and ' d , ,.t `. •'. • - 5 P.. . Builder, which is $ I5,000. This places the total "' t 1 • > t t 1. reduction of the sales price of the home at $50,000. ... 4-1:;;;1. 1:? 11 4 _rk;. ;44e T, . In the event that the Special Housing Program irk 1_i1wd .Neel, a •i • • -b, a4-c-_4 cannot be successfully structured, the Master - .- - Developer will work with the City of Gilroy to �11 ',!._ -.. ekia!lges seale - . r t provide affordable units under the provisions setiH�,.. ?(ais X11 zit!�iE gel l�,fa::y �! forth in the Development Agreement. ke a -` le ,f phe t, "a , a.,._,- ..t,,,,` the �.t,r aii High Density \ uld Family R,p r g born iod Olhe r Affordable Housi. y ii„its ,"",11. l-,C. l ro• 1LAIc =.� �.1;I(uj-i rr I � , urnrs c��ul�[ qi � ntl�t��n�'rl .,uh ruarkei r,lrc iar':a�.. C4l 10 i As stated previously the Glen Loma Ranch Specific Plan will provide High Density Multi - Family P,-�-units within the Town Center 1,;i', _l 4�L)i:.1,:-L d)- rrt[..:ci i._Irl, R:in; . The units within the Town Center K —rir; Arc, ". vill .al :_be integrated with a mix of uses combining commercial, residential and public facilities, with the final mix of uses probably residential and public facilities, with the final mix of uses probably being determined by market demand and timing of implementation. These units Glen Loma Ranch Specific Plan - Final 83 Section I0 II. PROMOTE BIKING AND WALKING Trails Within Glen Loma Glen Loma Ranch is supporting alternative modes of transportation throughout its entire site by incorporating a trail system within its development. The trail system (as shown in Figure 24t will provide connecting points within the trails and to the existing Uvas Creek trail north of the scltooi. A series of multi- use trails will serve as shared bicycle and pedestrian trails linking the preserved open space, residential Neighborhoods, schools, transit opportunities, the Town Center and other elements of the plan area. In some locations, the multi -use trails will also serve as maintenance/ fire access roads, occurring primarily between Neighborhood lots and natural open space. They will also serve as fuel transition zones. Although their primary function is vehicular and service- oriented, pedestrians will be permitted to access and use these roads to connect to various trail systems, open space areas, and other Neighborhoods. The construction of the multi -use trails, including timing and implementation, shall be subject to the provisions of the Development Agreement between the Master Developer and the City of Gilroy. Santa Teresa Trail One of Glen Loma Ranch's longest trails, the Santa Teresa Trail plays a significant role on this particular site. The trail runs parallel to the southerly boundary of the entire ranch site connecting to existing development to the southeast. The Olive Grove, Wild Plum, Rocky Knoll, Reservoir Canyon and the Loma Trails all connect with the Santa Teresa Trail, providing easy access throughout the entire site. Wild Plum Trail n a a- Wild Chestnut, rNeighborhoods, as well as, the Ascencion Solorsano Middle School site. One of the many advantages of this trail is that it connects .vldl r i, c rr—i =1;11 I'A -I --making it convenient for residents to take a leisurely walk to the park _end i o r I ?, n' -- T1 ; . Olive Grove Trail 7 , '111SL CL0, II .i7ttsrr?;is 1 -f;11 l,t11 .�,,tr; i l.?•,r I try ; "a,i :aor? as � ; ;�k. - �-I�is EORHREFS r:} el� S�.i�t�erera -ll::ti1 rl, a. c .4, nt: - a 1., 1, geos dzi 1, - _i rat iri Reservoir Canyon Trail .,Uid lzockd Knoll Trail, — The Reservoir Canyon Trail anc %Ile _Kockr nol! l r:iJ connect- to the Santa Teresa Trail jH F ea,5 e Eris- icy- �cicF" feil.E >ft �1 „':,TI,L„�..4„�,,.J �iL it <:jcrlilt i' and i -:,: located approximately in the middle portion of the site. ;i hcsc rc..i1, l:r Irs E --; s perpendicular to the Santa Teresa Trail anc' Ci)i1vcr-)c ru VVCc t 1 tl�!?essi ls:t rtc �,,f�c,E rig. !`IUlei- Reservoir Canyon trail CC)Illuulc'ri tl Ci; i I �r:C�rt - "[iil i'li<. i Mil_runs along the eastern side of i:[i _Canyon Creek: and the Rocky Knoll Neighborhoods a ;-k <ViI a sr rn side )I Hhc To-, n ,tc: i _: :uca. One ;rr or fl« c rr;iil ,+ -1':.. :4 is that 1Le provides shade for the pedestrians from existing mature trees during the hot summer months. " 1,, r> , -.,..,._,,., r ,:l t t...a -. Autumn Camp Trail This trail starts with a connection point to Santa Teresa at McCutchin Creek. r: uts !:fu"c�,_iv1? ri?c n�>.+ The �- }:'�,:u umr� Camp Trail also runs through puHic r.>:,::, and extends to Oil, ” 1,~ A �� the center of Glen Loma Ranch in a north /south ,., -; 1 1 direction. This trail is located north of 4e +lit and runs between 1.:?ri :. This trail runs adjacent to the Palomino, 1_.uciics >a . Nebbiolo and The Glen Neighborhoods. This trail Glen Loma Ranch Specific Plan - Final 84 Section 11 connects �tlie ��_ - , G, ,.1, -'�� i .il is , \`,l'r'U.I� � a•_ � The Loma Trail The Loma Trail is located on the eastern side of the ranch, north of ]_--rliessa- This trail runs along the eastern side of the ' z=,'v it,-zr ; Neighborhood, _ _,, mn _ .ri,� ' ,c.:, c Pa.ca zr4c-existing = P.111. ai. Chk. -)rO 1', :rc —mss___ r,,:tr itia.ds -,,; [1h, Uvas Creek trail -4ig+ -rr, V'41. There is also one r tu_�u:r: iY trail segment that is incorporated within Glen Loma Ranch allowing access from the Town Center vicinity to the iin pa %-(:(I r;r „ =.i1,; tn rte;, open space owned by the City of Gilroy. Every trail incorporated into the Glen Loma Ranch site plays an important role within the community. The extensive trail network allows easy access from one end of the site to the other by connecting all the trails to one another. This helps to reduce use of the automobile and creates a pedestrian- friendly environment. These trails are an essential "building block” of Glen Loma Ranch that prove a common connection to every one of the Neighborhoods. Standards for Trails TRS -1 - The multi -use trail shall be set back from the defined creek channels a minimum of fifty (50) feet c>r _ TRS -2 - The route and destination points of the various trail segments will be conceptually set through the adoption of the Glen Loma Ranch Specific Plan Future Neighborhoods that develop adjacent to the trail segments shall respect the trail alignments as adopted. TRS -3 - Adjustments to the trail design, location, surface material, the width of appropriate buffer and other factors will be reviewed by the City of Gilroy:-,ml d c ic:a i_ : 1;.; ,i as part of the design of individual Neighborhoods so that the final Neighborhood and trail designs best reflect site - specific conditions. TRS -4 - Trail segments will be constructed by individual projects adjacent to the trails. The completed trail segments and an area equivalent to the width of future multi -use trails will be built to City standards -+++4 TRS -5 - Maintenance /fire access roads shall be a minimum of twelve -feet (I2') wide. Removable bollards or other barriers may be placed at entry points to prevent unauthorized motorized access, subject to review and approval by City staff and the City Fire Marshall during the map approval process of each Neighborhood. Connection points will be reviewed by the City of Gilroy staff (including the Gilroy Police and Fire Departments) to determine the appropriate level of access. TRS -6 - Trails used as maintenance and /or public safety access shall be an all weather surface. Potential surface materials may be concrete, asphalt, or another material deemed appropriate by the City Fire Marshall. TRS -7 - Multi -use trails shall be a minimum of twelve feet (IT) wide. TRS -8 - Multi -use trails shall be surfaced when also used as a maintenance easement. TRS -9 - Signage as we4 RS HHHI�t ! ias11 >B of the preserved open space will be placed periodically along the trail system. TRS -10 - Where deemed appropriate, multi -use trails shall be placed along or within the buffers adjacent to preserved open space areas, and will link with other trail systems to provide access throughout the Specific Plan area and to other local and regional systems. TRS -11 - Trail crossings of all streets shall occur at controlled access sites such as stop signs, signals., Private Interior Pedestrian Pathways Private interior pedestrian pathways are encouraged but not required within individual residential Neighborhoods. These interior pedestrian Glen Loma Ranch Specific Plan - Final 85 Section I I pathways can provide access to adjacent preserved open space areas, private community recreation facility, Neighborhood focal areas and Pocket Parks. If proposed, these interior pedestrian pathways will be owned and maintained by either the Neighborhood homeowner association or the Master HOA but not by the City of Gilroy. TRS -12 - The width of the pedestrian pathway shall be a minimum of six feet (6'). Removable bollards or other appropriate measures should be employed where required at all entry points to collector and residential streets to prevent unauthorized motorized access. TRS -13 - Appropriate signage shall be provided indicating ownership, directional and location information. TRS -14 The Builder of a Neighborhood that proposed private interior pedestrian pathways shall provide disclosure to the future residents that the trails, while privately owned and maintained, will be accessible to the general public. Glen Loma Ranch Specific Plan - Final 86 Section I I OLIVE GROVE TRAIL EXISTING NATIVE GROUND EXISTNG 1K�IL ti FUTURE CITY iRAII. ('I I'Y'I RAIL `� IL' •✓ P It '! wiwlr(rlrlmrlr(�rlrl�lrle( 'rI .i AUTUMN CAMP •~~• . ;. TRAIL ( LOMA TRAIL otroECROVE ♦ OPPORI RYI tAS�ENCION vcHOLOR>IMIUMIDJILH yl 7.7 AC t PP . PMLOMNO WlARO ♦ f S,SlFjf1>iJINg1�'i , ai :��" - ♦ Q7AC! Lk > >'J Y, ..ri ,. ,;.IR .3. (FORMERLY - . ♦ 5111 r {'rt'!,t'�1Q�f CABERNET) - 0.EL'OLATED 1 II �,��h'7v1.." 77AC! CRL•EK !DRAINAGE •� ♦ pq, RR It t �c __ 71-. - 71', • �EI.EMENIARY . WILD PLUM •, !� NEBHwIO TRAIL MgAC.! B.lAC t AFFOa011a/6 PETITESIRAN -qF��II. •� 5� - 10.6 AC.a we CHES P_ pat A�O • - p R Lu(:NESaA ,NES "£ VISTA BEl1A '��•:, MONTONICO ♦��0-0 --WE 1T FIRE BTATIMI B.S AC.1 24.6 AC.! _ . .. 11.8 AC. It �♦� 1 CANYON IOCAT1011 .. ... ; .. •.. `.` , rl ' CREEK • ._< GROVE SANTA TERESA : MALVASIA 9.Bac.t A f - CENTER -� . t _ TRAIL 14.0 AC. ■ / ! OCKY I1N011: • i F4E11. _ � :'y �d 12A AC.! -. ly I ! 1 .. orFil HPACe' ° k! M arvur. , I - Roc r KWOLL � ` DER . No . I SANTA TERE A :. TRAIL CANYON TRAIL _ a ROCKY KNOLL TRAIL NOTE: I. LXISITNII DIN "f OR WR SUBJEL -i i1PI1KTNENDLfLRMINATIONI 'ERNCI•. LEGEND FIGURE za — — —'—•'- — — SPECIFIC PLAN AREA PROPOSED CLASS 1 TRAIL I ��rlr�rl�Irlrlrlrlrl� EXISTING CLASS I TRAIL If •r��...... o PROPOSEOCLASS II TRAIL j, °--- - - - -°•• •- •- •m- - - - - -. . EXMIN6 NATIVE GROUND TRAIT. _ _ - - - -- PROPMMUNPAVEDTRAII. If TRAIL SYSTEM GLEN LOMA RANCH SPECIFIC PLAN GILROY; CALIFORNIA vi " RugGaR1- JEN5@N•AZ I2. NTEGRATION OF NEIGHBORHOOD SERVING FACILMES LND ANEN'ITIES Inteoratina the Built Environment to the Natural Environment The citizens of Gilroy appreciate the value of open space within the community. Areas like the Uyas Creek Park Preserve and the Babbs Creek Park Preserve are some recent examples of the C;irys corrunirment to providing a full range of park and recreation facilities to its residents. Through a series of community meetings, the Gilroy public has voiced strong support of the preservation of, and access to, the various open space futures throughout the Glen Loma Ranch Specific Plan. In addition, Gilroy's General Plan has placed greater emphasis on eonnectivit� to open space, greater opportunities for pedestrian and bicycle access between Neighborhoods, and fewer impervious surfaces. The Glen Loma Ranch will implement these policies by providing a community that 'integrates the natural and built environments. The C. resulting land plan takes advantage of the preserved open space by integrating the homes with the open space, nor segregating the open space from homes. Tables 14 and Ii, as well as figures 2i, 26, and ?7 delineate the types of open space features within the specific plan area. Single - loaded streets separating Neighborhoods from the preserved open space shall be minimized ,within the Glen Loma Ranch Specific Plan, but may be necessary in some specific locations to address public safety concerto. as determined during the developmenr review of individual Neighborhoods. shrubs, classified as coastal scrub. have found a home in -t nd- exposed areas and areas of moderate slope. Oak riparian areas Follow the natural drainage courses as they flow through Uvas Creek. These natural features have been preserved as permanent open space for the project. and the communitt• at lame. Preserved Natural Open Space Guidelines POSG -1 — tittblcct to the review and approval of the Lit- of Gilroy, and assuming that public safety concerns can be adequately mitigated, individual Neighborhood, adjacent to preserved open space areas and its corresponding buffer may: • Allow homes to back directly on to the open space buffer, • Allow the sides of homes adjacent to the open space buffer • Allow the fronts of homes to face onto the open space buffer POSG -? - In the event that safety concerns cannot be mitigated, a single - loaded street may be located between the homes and the open space. POSG -3 - The preserved open space within the Glen Loma Ranch Specific Plan area provides effective wildlife habitat areas and serves as wildlife movement corridors. Generally, development should not occur closer than one - hundred feet (100') to a defined creek bank or tree canopy of a defined riparian area or r- _ to other preserved open space areas (coastal scrub areas, mixed cultivated woodland, and rocky serpentine grassland areas)_ 1n certain Neighborhoods, however, other setback standards may be Preserved Natural Open Space approved due to sire constraints or to As one moves around the Glen Loma Ranch, the accomplish specific project goals, but most striking elements on the property are the shall in no event be less than natural plant communities and topographic features. ") feet. The sire has many areas of great natural beauty. POSG -4 - Where design:ued by the Glen Loma Intermixed across the property, dense stands of oak Ranch Specific Plan and confirmed by the woodlands are inter-woven I.yith small stands of City through the individual map approval olive trees, randomly planted fruit trees as well as processes, preserved open space areas may sycamores, black walnut. Madrone, Monterey Pine, function as linear circulation corridors Arizona cypress and redwood trees. Low to linking Neighborhoods. parks, and moderate growing eye green and drought- deciduous surround trig open space. Gen Loma Ranch Specific Plan - FinaI 87 Section I? Glen Loma Ranch Specific Plan - Final Old page 88 replaced Section I2 Ids +g?;�ttEi,�t d3e� �f+efr`e Awfl�ea =SHE 'rr..R:,��2 4:'•,I .,I.,,,.. L.,i 1.,:.... ., 1:1..,7:.i}i: rte•;. wen +4 :..1. �Z 1 l ttx �; 4-P LH4—= t T 1 - -" �1 F�ei "F �r r•=Y3E'k1F yeile al" Piiy. C,(:e r2i777 tz- r�cierr,•• ". "rer'ri- o��3ti'.iH�}8i. -Fiii3-rc �-.a, �- ,rFll 1�,.- re--.I Will pp*:I- 4-1 140A 'i. (`_1 .," $w f tit it Ei Fig i..�.l.- n- crrc- n- c- ,�.�i, •,.t":f -5+t�� =z3� ��I i-' Q "l�c"'.�-- E�ikt��i��?�t'- :i7"ci � �rf� �H4V� ZGT979, f4`.:-., i�.,,. �1,.,. Ir�. .,.��,..aa- 1........,irl.,..,, c,,.: -:, I�.../ 1- -, .-rt: -4 dle I'),.;:. _.., . J \ `` �-,7 r "1., ,.. L., ., -, 4-4 4;4-y �Nr "F"— �-crcc _ 3-FG"". Glen Loma Ranch Specific Plan - Final Old page 88 replaced Section I2 His M Glen Loma Ranch Specific Plan - Final 88 Section 2 Notes: 1 Arm" "-Very Low" level of maintenance @ $I307 /acre based'on City of Gilroy memo dated 2/16/01 2. Annual ; "Low° maintenance -cost @ $I4I6 /acre based on City of Gilroy memo dazed 2/ 16/01 3: Annual " moderate ",.'maintenance cost @ $4400 /acre from City Parks and Recreation Master Plan, pg. I09 4. FTZ Fuel Transition Zone 5. } _T_ t -} ! l V V_:: l �7E ka•_:_ I 1 Vf 1.;;: i.i' Table 14 = Breakdown and Ownership of Open Space Glen Loma Ranch Specific Plan - Final 89 Section 12 Area Designation Description Acreage Ownership Level of Maintenance I Olive Grove Focal Point 0.2 HOA Low 2 Palomino Focal Point 0.2 HOA Low 3 Home Ranch Focal Point 0.2 HOA Low 4 McCutchin Creek Focal Point 0.2 HOA Low 5 Wild Chestnut Focal Point 0.2 HOA Low 6 Montonico Focal Point 0.2 HOA Low 7 Nebbiolo Focal Point 0.2 HOA Low 8 Malvasia Focal Point OZ HOA Low 9 The Glen Focal Point 0.2 HOA Low I0 Canyon Creek Focal Point 0.2 HOA Low I I Rocky Knoll (developable area) Focal Point 0.2 HOA Low I2 Town Center ` :lulri,- .i_ur,i!._Aj Focal Point 0.2 HOA Moderate I3 Eucalyptus Developable Land Focal Point 0.2 HOA Low I4 Luchessa Focal Point 0.2 HOA Low I5 Petite Sirah Focal Point OZ HOA Low 17 Bella Vista Focal Point 0.2 HOA Low 18a� _ :_ ,_ ' .. ±(north of the town center) Focal Point 0? HOA Moderate Note: Actual location of each Focal Point will be determined at the time of development for each individual neighborhood. L Annual "Very Low" level of maintenance (&, $1307 /acre based on City of Gilroy memo dated 2/I6/0I 2. Annual "Low" maintenance cost @) $1416 /acre based on City of Gilroy memo dated 2/I6/01 3. Annual "moderate" maintenance cost C/ $4400 /acre from City Parks and Recreation Master Plan, pg. 109 4. F I Z = Fuel Transition Zone Table 15 - Breakdown and Ownership of Focal Points Glen Loma Ranch Specific Plan - Final 90 Section I2 d i i� !7 A s A.IN'�II" I tlRRIYk a } 11 f12YNV1'•l C� VI �(INIIIIN'lt � a 7Q UY M�a I I 11117KFk /AYIP I � Kn1VP -`L 119... RECOLATED 7 pra, n kA CREEK /DRAIN.NIE •LJ • CYIRRIDOR J -. P K►('liill`M 1111 L�{g[K ►f4 /VA /:l IM Ai ..... 1'11'N I�NI�'k Ylnl•� k❑ - n 1P.u. Nlwnl y MITI UI 111' u1J AlKAP IIKIvk ,) IEWN r, al,nnrlNV r�.k +� CI[S1NU yNfill N'ILL'P INUYT <.,'yAti ) I AI lG 8 <1 J 1P�11� J0M \111 •I'� NOTE: L EX157IN0 DIRT DITC11 SURJF(T'IO FIJRTIIER IIFTFRMINATKIN PFR IICP ANTI SPKIFIC PLAN 51`41.11ON 12. LEGEND FXISTINO NATIVE MOUND 7 "RAIL ................ •' I.IKAIL Y7 Ai a �r Krtl sll•1� FA 11'Knl 11 iJAla 51 FIT JIM' /illy YVPK Il AlwllP Ya.VI • — ••- -•— •• —• - -- FLFX 1KATWAMRV RA �••+— •— •— '— ,- -- , —' - -- C 54DEWIAL �NAE' --- --- •- - - - - -- u© OPEN SPAS[ BREAKDOWN ROCKYKNOLL EXISTING NATIVE OROUNDTRAIL GLEN LOMA RANCH - -- �-•� • _• PkOPOSFD UNPAVrD TR.AII. PIIRLIC PARK AND OTIIrIt PURI.IC OI'I:N SPACE ®.. WIy11N' FTyillUFFER A)TIIER OPEN SPACE 1 IK P1,offlMMk 1 INNI nIINNI KI �.�tYLNN PRESERVEDNAIIJRAL OPEN SPAC'E 1• s Soo, ~TINT'. AII. "�� i(04t I µY INI }IkK YIlV N R7YAVJIF U 17 YIK(KYI *,' F INkKl k11N'1 :lM' N CN Yy111K Kl>•R INl lrilp JLA_ rtllk okM • MAIINtAL1I iANVVN 7JY.�1 )IM's ' /M'• Il AlwllP Ya.VI • — ••- -•— •• —• - -- 9PI CIFIC PL AN AREA BOUNDARY I'ROPOSI: U CLASS I TRAIT. RA �••+— •— •— '— ,- -- , —' - -- FXISTINO CLASS ITRAIL O OVERALL --- --- •- - - - - -- I- ROP09LD CLASS II TRAIT. OPEN SPAS[ BREAKDOWN •- ••••- •••••••••• ...... - -•••• EXISTING NATIVE OROUNDTRAIL GLEN LOMA RANCH - -- �-•� • _• PkOPOSFD UNPAVrD TR.AII. PIIRLIC PARK AND OTIIrIt PURI.IC OI'I:N SPACE . (iI1 ROY. CALIFORNIA ® FTyillUFFER A)TIIER OPEN SPACE _ PRESERVEDNAIIJRAL OPEN SPAC'E 1• s Soo, RUOOERI-JENSEN•AZAn C3 NRIG111101(1100D rOCAL POINTS rwN""r w�ua�u iu °iiu.i w Yw UVAS CREEK IIPC41LATED CREEK A)KAINAQE--I C.ORRIOOK P A�^ tir.krl� .i rPgF.P MONTOIRC( 'n /Ih .p A� 'tee NOTL I. I�XIS'1INli DIRT 1117 C11 SIINILcT LG I'l IR'I11 Lk ULrLRMINAlI ION PI:R N('P- �I LEGEND 1 — '-- --- '- --'— SPP.CIFICPLAN AREA BOUNDARY s f{ PRLnnsu) class 1 TRAIL I ............. 1-1 -1— ESISTINQ CLASS (TRAIL -- - - - - - - - - - - - - - - - PROP09W CLASS II TRAIL •••••••••••••••••••••••- •••••. EIISTINO NATIVE GROUND TRAIL yyy••- - -•--•- — -- - - -•-- PROPOSED IINPAVFD TRAIL _ PUBLIC PARK AND OnIER PUBLIC OPEN SPACE ITUOUFFER AITHCR OPLN SPACE a PRESERVED NATURAL OPEN SPACL ofI �i 13 NEIGIIIIORIIC)C)D FUCAi. POINTS Al CHRISTMAS HII L PARK UVAS CREEK FIGURE 26 HOME OWNER ASSOCIATION OWNEDIMAINTAINED OPEN SPACE BREAKDOWN GLEN LOMA RANCH GILROY, CALIFORNIA - 3w `li RUGGEnf- JENSEN•AZAR I I I I R F. I XISTIN( r ('I'IY INAII. CIFVil(AII- INAII. RY Pllo ilf..I VNA9 CREEK i �US COMM ASCENCION � ROME IX IVF GROVE CIAL SOLORSA MIDDLE a RANCH (xWO RI LAITY HO SCHOOL s e PaoWlo .IErlstwc) x J•t w RI:COLATI 1) q� I' JOT K'L)RAINAG1. [Y)IlRIIx)R R VAL NEOOKKO C IES KR `f f)IE WED STNUr O 1 TF i •Q�.TT �` k`Il� "R MONTORICO I;( tit 1 y� 11) aVe MAL VASIA �O Y � NOTE RI O� 3t� t' NO L• R (; I.I:XI511N1:DIRT DII('11 SUIIl)1'1 'I0 1 1114 1111'N UI:I)NA11NA1ION III N IT( 'I' dI 2 A TIT All .1) ANLA ALRNUSANTA ILIIISA NLVII. 10 III: OWNI. D111 011- tI ('IfY% %I'Ill IOFI.ANRY('AT'(NU AND ' 1 RAW 11) III: XIAINi AlN1 -D [IV OII liL1:1. jLEGEND 3 SPFC'IFIC PLAN ARIA DOUNDARY - -_- -- ---- I'RUI'I ISP.O CLASS) IRAII. I 'YISTINU !'LASS I TRAIL •...��- . -...• 1.ROI.'OSFD CLASS II "TI(AII . . VNIS "I INO NA'TIVT GROUND 1 RAII. - • — — • — 1'1101-OSFII UNPAVLD TRAIL PlAIIIC PARK AND 111111 K I'IIIILIC I IPI'N NPA('U 1• - 300' tY €' t, CHRISTMAS HILL PARK I XIS IIN(, NAI11'I. `,UVAS CREEK lil(111:111) INAII. ........ T. . MAIARO CHRISTMAS HILL PARK HILLSIDE ADDITION ADDITION • •' IAS NIIMAS FIFMEN f N1v / TOWN ( (EXISTING) CENTER FLEX PETITE SRN) M AFFOROA &E YRF OMAff RCIAL* . OPPOR Il1111TY L LIX.11f SSA VISTA RI LL 11 (: FIGURE 27 CITY OW14E.DINIAINTAINED OPEN SPACE BREAKDOWN GLEN LOMA RANCH CIR RROOTYY.. CALIFORNIA 1\jltr RUGGER1•JENSEN•AZAR Preserved Natural Open Space5tandards: POSS -1 - Human access into the preserved open space areas shall be limited and controlled via trail placement and interpretive signage. POSS -2 Future homeowners shall be notified of the existence of the preserved n :a r i { : ! open space, the location of present and future trails, fuel transition buffers as prescribed by the Gilroy Fire Department, access issues as prescribed by the City of Gilroy Police Department, and the enforcement of pet leash laws within the preserved open space areas through disclosure documents presented at the time of purchase of future homes. POSS -3 - During and after construction of adjacent lands, specific site erosion control practices shall be employed to limit sedimentation into the preserved open space areas. POSS -4 - The Glen Loma Ranch Master Homeowners Association will assume ownership and maintenance of the preserved na; a :a ii—open space. The vegetation in the Preserved ``aturai Open Space shall be evaluated for fuel management and modification by an urban wild land interface planner or similar professional, subject to the approval of the Fire Marshall. A report shall be provided based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented in the adjacent open space. The required width of the FTZ shall be based on the conclusions of this report j, c; Ch;' Il'I1i t!J 3CI�if'1 !t ?CRSLiI "C. Open Space Buffer Standards Glen Loma Ranch has placed a high priority on the interplay between development and areas of preserved = r:_ - _Topen space. Homes adjacent to open space will offer a living environment unique to previous Gilroy developments. But that uniqueness comes the added responsibility of respecting the natural environment standard and the potential issues that come with living in such a setting. POSS -5 - In order to protect the preserved nai:u:;i open space from urban intrusion, the creation of open space buffers surrounding the open space will be required. These buffers will create a non - development zone between the preserved ri x r it r_t i open space and future development. These buffers will be either thirty (30) feet, fifty (50) feet or one - hundred (100) feet in width, depending on the nature and quality of the preserved open space, as determined by the biotic consultant for the Glen Loma Ranch Specific Plan. Activities within the open space buffers are restricted to fuel maintenance activities related to either the preserved open space and /or the fuel transition zones, and in some cases, :_o r T_ r -_ —ind trail corridors (public or private) outside the preserved open space but within the open space buffer. POSS -6 - Unless specifically noted elsewhere in this document, all preserved Tian r) i open space and open space buffers will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. Fuel Transition Zones Within the Open Space Buffer Areas The second level of protection of both the preserved open space and development is the creation of Fuel Transition Zones (FTZ).These zones will be located within the open space buffers between the preserved open space and development. FTZs are defined as a zone that lies adjacent to development designed to reduce the threat of wildfire in developments adjacent to brush, forested or grass- covered open space areas. The primary reason of establishing a FTZ shall be the management of vegetation and other fuels with the following intent: To protect life and property. • To reduce the potential for fire on improved property spreading to wild land fuels. • To provide a safe working area for emergency responders. FTZS -1 - Whenever a development has a boundary with an area of preserved open space, either internal or external to the development area, a FTZ is required. Glen Loma Ranch Specific Plan - Final 94 Section I2 Mowed Natural Vegetation Space Buffed Fuel Transition Zone Figure 28 - 30' Open Space Buffer 12' Public Trail (Owned/Maintained by City) and Maintained Area Figure 29- 30' Development Setback Glen Loma Ranch Specific Plan - Final 95 Section 12 � ' d P s� �' `�' .�,�.�a � S - � �t s� � �-�R' � �S'" i '�hi'� i� k.�a -".C�� f��'� �'+`�`Y.L� ``��5�,2! g♦�y ,� tE• �' E�Po�Y Q' OWN el 5r� NOR z� e t Open Fence Mowed Natural Vegetation w so, � Open Space Buffer/Fuel Transition Zone H.O.A. Owned and Maintained Area Open Space Buffer Figure 30 - 50' Open Space Buffer Figure 31- 50' Development Setback Glen Loma Ranch Specific Plan - Final 96 Section I2 Figure 32 - 50' Open Space Buffer with Trail Figure 33 - 50' Development Setback with Public Trail Glen Loma Ranch Specific Plan - Final 97 Section 12 Opal Fence Mowed Natural Vegetation - so, 12' Spacofuel Transition Zone H.O.A. Otaned/Maintained Area Figure 34 -100' Open Space Buffer Figure 35 -100' Development Setback Glen Loma Ranch Specific Plan - Final 98 Section I2 upen: p21C r urrer:w�Ln irdi� k L. Open Fence a Mot%rd Natural Veesetaiion i Mmsed Natural Vcr�elation 12' Public Trail .(Owned and Maintained by CRY) 50' Open Space/Fuel Transition Lone 100' H.O.A. Owncd/Maintained Area Figure 36 - 100' Open Space Buffer with Trail tN k j _ 2. t ....i x F'y,: `ZI�. p'�/� yyt� �.e``,- w- ffia �a.: /?`.�.:a� _ x AF- ty 4`'A�' ,R t � "Y rx�.� Y t iyl 19_ y'sF teL j i y� 4r t� i��INN;, &' F� kt 4 Y 'V F��# f 4 G'C*� fdi•E: �,ri d .�' if1*. e f ^0 p. ,.e f' �{{�u.,+ Figure 37 - 100' Development Setback with Public Trail Glen Loma Ranch Specific Plan - Final 99 Section 12 Dimensions of the Fuel Transition Zones: FTZS -2 - The minimum width of fuel transition zones shall be 30 feet. This width may be wider as required in areas of higher fire potential. The width of the FTZ will be composed of mowed natural vegetation managed as indicated below. Irrigated and maintained landscaping of individual parcels can also be used to meet up to thirty (30) ft. of the required FTZ width. Roads and trails can also be used to make up the required FTZ. Vegetation Management Standards Within the Fuel Transition Zones: The following standards shall be observed in the maintenance and management of fuel transition zones: FTZS -3 - Landscaping with the FTZ will be at the option of the Master Developer. FTZS -4 - Ground fuel shall be eliminated by chemical treatment or mowed to a height of not more than 4 ". Alternatively, the area may be disked annually or more frequently as directed by the Fire Marshal. Live vegetation, (trees and shrubs, within the transition zone shall have all dead material removed and shall be thinned and pruned to reduce fire intensity and rate of spread. FTZS -5 - Dead trees within the transition zone shall be removed. FTZS -6 - Vegetation under trees within the defined transition zone shall be maintained at height that will preclude its functioning as a "ladder" for fire to travel from ground vegetation into the tree crown. FTZS -7 - Only approved fire resistive landscape plants shall be used for the "green belting" element of the fuel transition zone. Plants within the greenbelt shall be permanently irrigated. FTZS -8 - Only open fencing (wire -mesh, wrought -iron, or tubular steel ) shall be allowed as rear -yard fences abutting the FTZ. Traditional wood "good neighborhood" fences are prohibited. All fuel transition zones maintained by the Glen Homeowners Association. will be owned and Loma Ranch Master Standard for Landscaping Within the Fuel Transition Zones and the Open Space Buffers: If landscaping or landscape- related structures are contemplated within the FTZ, the following guidelines shall be observed: FTZS -9 - Approved Fire Resistive Plants shall be utilized. FTZS -10 — The Builder for each proposed Neighborhood adjacent to preserved na .irai open space and /or an open space buffer shall submit landscaping plans for review and approval by the Community Development staff, which will include review and approval by the City Fire Marshall. FTZS -11- Each Neighborhood that is part of an overall FTZ shall have the specifications consistent with the CC &Rs adopted by the MHOA. The adopted CC &R shall indicate the dimensions of the area that is to be maintained as part of an FTZ. If the Master Developer elects to provide landscaping, the landscaped area will be managed and maintained pursuant to a landscaping plan approved and inspected by the Gilroy Fire Marshal. Fuel Transition Zones Access Standards: There shall be Public Safety (Police and /or Fire Department) access locations at intervals along the FTZ. FTZS -12 - These access locations shall be at a minimum of every I000', but this interval can be reduced based on determination of need by the Police and Fire Departments. FTZS -13 - A fire hydrant shall be within 20' of an access location. The access location shall have a minimum width of 20'. FTZS -14 - If gated, the gate shall meet the Fire Prevention Gate Policy and be provided with a "Knox" keyed lock. Trails/Roads Standards Within the Fuel Transition Zones and Open Space Buffers: FTZS -15 - When a trail or roadway is to be Glen Loma Ranch Specific Plan - Final 100 Section I2 included in the FTZ it shall consist of: • Paved with a non combustible or fire resistive material • Any associated landscape strip shall either be irrigated, or kept mowed or chemically treated at the option of the Master Developer (subject to approval by the Gilroy Fire Marshall) • Trees shall be of approved Fire Resistive variety Maintenance of the Fuel Transition Zones The Glen Loma Ranch Master Home Owners Association shall maintain all elements of the FTZ. A "Master Fuel Transition Zone Maintenance Plan" shall be submitted and' approved by the Deputy Fire Marshal prior to the recordation of the final map for the first Neighborhood within Glen Loma Ranch, and updated as necessitated by the development of subsequent Neighborhoods. The plan shall include a listing of plants and irrigation plan for landscape areas, if any. A description of areas subject to routine mowing, disking and /or pruning shall be included and those areas shall be identified. The plan shall designate maintenance standards, frequency of maintenance, the individuals or parties (such as the HOA) that are responsible for the maintenance of the Open Space Buffer, FTZ, strip and any or all trails and roads (public or private) that are within the Fuel Transition Zone. Restored Creeks Along Santa Teresa Boulevard An existing drainage channel presently crosses the Olive Glove Neighborhood. This drainage originates from McCutchin Canyon located south of the property in the hills above the Eagle Ridge community. Water flow crosses Santa Teresa Boulevard via an existing culvert and enters the site from the south, flows through a small reach of natural channel to a farm road crossing, and is diverted into a channelized, man -made linear ditch. This ditch flows through the fallow field that will be the Palomino Neighborhood and discharges into Uvas Creek. The channel is mostly unvegetated due to regular maintenance to prevent flooding. The Specific Plan proposes to realign the channel so that it runs parallel to Santa Teresa Boulevard and would be incorporated into the proposed Santa Teresa Boulevard regtional trail. The Glen Loma Ranch Specific Plan has identified two options for the McCutchin Creek drainage swale. The first option is to relocate this swale to an alignment adjacent to and parallel to Santa Teresa Boulevard. The realigned swale would then be integrated with the proposed Santa Teresa Boulevard Class I trail. Because the Swale would be lengthened and revegetated to become a more natural creek than its existing condition, this realignment is viewed as a positive environmental enhancement to an existing channel The second option is to leave the swale in its current alignment. The swale would be vegetated in a more natural condition. A fifty (50) foot development buffer on both sides of the swale would be established on each side of the channel, measured from the centerline of the Swale. An alternative development buffer would be a one - hundred (I00) foot buffer on the side of the swale adjacent to the Solorsano Middle School, and a twenty -five (25) foot development buffer on the opposite side of the Swale. The second drainage ditch flows east from Santa Teresa Boulevard through the cultivated fields. This drainage ditch is located just up -slope from a natural swale that conveys limited runoff from the Rocky Knoll Neighborhood towards The Glen Neighborhood. This ditch appears to have been constructed to direct seasonal flow originating at a culvert under Santa Teresa Boulevard. Because the permitting to revegetate the swale in its present location will involve fewer governmental permits than to relocate the swale, the decision as to which option to pursue will be based on the ability to secure the necessary permits from the California Department of Fish and 4— \ ; l c' i; l t as well as the U.S. Department of Fish and Wildlife Service. Glen Loma Ranch Specific Plan - Final I01 Section 12 Figure 38 - Glen Loma Ranch Part: Glen Loma Ranch Park A>::? 3._ !- -_acre park site (Figure 38) has been designated in the southeast corner of the Specific Plan area. There are several factors that lead to the selection of this site. First, the location of this park ,611 - —*iq t 't-A 1�11C -M, 10 1')1 which provides for the preservation of the Uvas Creek corridor as well as providing limited access via trail connections. Second, the park site is located adjacent to the elementary school �4. The City of Gilroy and the Gilroy Unified School District have a long- standing relationship where city parks are located adjacent to elementary schools. This relationship benefits both agencies, as well as the future residents of the Specific Plan area. Third, the park site is located at the southern end of the Specific Plan area, as well as adjacent to the existing residential Neighborhoods along Luchessa Avenue and Thomas Road. This park location will serve not only the southern portion of the Specific Plan area, but will also serve existing residents. The final park design will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. A4 ntonwo cC'utchin Park A -acre park (Figure 39 on page 103) has been designated in the northwestern portion of the Specific Plan area. This park site is immediately adjacent to Me -aaFP;4,-e x,A the resici�,i ri t Neighborhood. -- _-_Ti'� -- - -_ This site is located along Santa Teresa Boulevard, and the future Santa Teresa Boulevard trail will run along the park site. Direct vehicular access from Santa Teresa Boulevard into the park will not be permitted. The site's adjacency toklj rLico C)i ,, c will provide vehicular access to the park. This park site will serve the northern portion of the Specific Plan area, and will also provide a city park for the Eagle Ridge residents located on the west side of Santa Teresa Boulevard. The final park design, Glen Loma Ranch Specific Plan - Final IO2 Section 12 .V E.; j k)� be t zi. will be developed under the direction of Gilroy City staff and will be subject to the review and approval of the City of Gilroy. Focal Points Each Neighborhood within the Specific Plan area is required to provide a Focal Point. These Focal Points are intended to serve as small recreational areas near every dwelling. Focal Points are intended to meet the following requirements: Focal Point Standards FPS -1 - The size of each Focal Point shall be a �a� 1�1"A 4,500 ,—.004) square feet in size. FPS -2 - Focal Points are intended for the use of the residents of the Neighborhood in which they are located. Disclosure shall be made to Neighborhood residents that there will be incidental use by the general public of the Focal Points. Figure 39- Monteiijeo MJ urchin Park FPS -3 - Focal Points are to be owned and maintained by the Glen Loma Ranch Master HOA. If major amenities (i.e. swimming pool, tennis courts) are proposed by the Builder of the Neighborhood, these major amenities could then be owned and maintained by the Master HOA or an individual Neighborhood HOA. Focal Point Guidelines FPG -1 - The Focal Points may have Tot Lots, playground equipment or other features, but are not required to provide such features. FPG -2 - Focal Points can be located within the center of individual Neighborhoods, but can be located adjacent to open space buffers to take advantage of the adjacent open space. FPG -3 — Focal Points within individual Neighborhoods may be located adjacent to public trails. Suitability of this placement will be reviewed by the City of Gilroy as part of the review of the individual Neighborhood Glen Loma Ranch Specific Plan - Final 103 Section 12 14. DESIGNS THAT REDUCE TRAFFIC SPEEDS, VOLUMES, & NOISE Glen Loma Ranch Specific Plan Circulation System The Glen Loma Ranch Specific Plan area is served by three major roadways; Santa Teresa Boulevard, c__ Luchessa Avenue, and Miller Avenue. All street designs within the Specific Plan area must be consistent with the Specific Plan and built to City standards. In addition, Tenth Street will be extended across Uvas Creek and through the project site to Santa Teresa Boulevard. Fr�1 ,;�.:, n�ei it- {e•�F'allt:�. ,tili ;�t:tF�et•;trif�:- 1 1_(P rh G; 1_0149a 1' -i• � %.>?1n n; —teaue; i ;A 1i e+r ff Santa Teresa Boulevard Santa Teresa Boulevard is a currently a two -lane expressway. Upon the ultimate build -out as an expressway, Santa Teresa Boulevard will be a four - lane expressway with a total right- of-way of II0 feet. The Glen Loma Ranch Specific Plan area will access Santa Teresa Boulevard at three existing intersections. Ballybunion Drive is currently a three legged intersection, but upon build -out, it will become a four -way intersection. Miller Avenue (described below ) will be realigned within the Specific Plan area to become the future extension of Tenth Street. Club Drive Club Drive has the most northern signalized intersection along Santa Teresa Boulevard that borders the Glen Loma Ranch Specific Plan area. Club Drive is presently a four -way intersection. Tenth Street Extension The Gilroy General Plan has proposed the extension of Tenth Street from its present western terminus at Uvas Creek Drive to intersect with Santa Teresa Boulevard at the present Santa Teresa Boulevard/ Miller Avenue intersection. The Glen Loma Ranch will reflect the General Plan alignment of Tenth Street across the Specific Plan area. The Tenth Street alignment is anticipated to intersect Santa Teresa Boulevard at the existing Miller Avenue intersection. A portion of the extension of Tenth Street will be the construction of a bridge across Uvas _ Creek. 71111 : —ti4 ' he rr_W 0 6 tti be ere,; fat tt:t�kce is3 '44 1. The bridge will be funded by the Traffic Improvement Fee. Thc 1,1, i, T, ,)11'ril ,: \ : >, cni cc: Ballybunion Drive Ballybunion Drive is designated by the City of Gilroy as a "residential collector ", and is the second existing signalized intersection that was constructed as part of the Eagle Ridge golf course community. The Glen Loma Ranch Specific Plan area will utilize this intersection as the central connection to Santa Teresa Boulevard. The Specific Plan circulation scheme designates Ballybunion Drive as a residential collector allowing traffic to access Santa Teresa Boulevard. Since Santa Teresa Boulevard an expressway, it is the preferred route to move regional traffic. ... desig!:+e'g [f) f'�i .�EE�I-t£B ktiC ••C.H {�'f }3'f�kf?+l t• e{: .•�rixzr•1 Miller Avenue Miller Avenue currently bisects the Specific Plan area running east -west connecting Christmas Hill Park to Santa Teresa Boulevard. Starting at the intersection of Miller Avenue and Santa Teresa Glen Loma Ranch Specific Plan - Final I06 Section I4 Boulevard /Miller Avenue will be realigned as Tenth Street with a future connection across Uvas Creek. With the development of the Town Center Flex area, the Miller Avenue alignment will be reconfigured. However, Miller Avenue will still maintain its present alignment where it runs adjacent to the Hillside Addition portion of Christmas Hill Park. Access to Christmas Hill Park will be maintained at its present location. The City of Gilroy has stated that the Miller Avenue access to Uvas Park Drive will be closed after such time that the Tenth Street bridge is constructed. Luchessa Avenue The current General Plan defines Luchessa Avenue as an east -west arterial street. Luchessa Avenue is the southern -most arterial in Gilroy, and currently dead ends at the southern boundary of the Glen Loma Ranch. From the southern boundary of the site to the intersection of future IOth Street, Luchessa Avenue will remain an arterial section. As part of a plan to minimize cut- through traffic within the Specific Plan area and encourage north - south traffic to use Santa Teresa Boulevard, Luchessa Avenue will end ate - Fev. -t, <- t —�- Regional (non - Ranch ) traffic traveling between the extreme southern and northern portions of Gilroy will be encouraged to use Santa Teresa Boulevard 11 .41; s 1 E�� l� ignage at�t t4e tizttt }eE�r ;Etee� Christmas Hill Park will be accessible from Santa Teresa Boulevard by using the proposed Tenth Street extension and accessing the remaining portion of existing Miller Avenue via di improvements or realignments are proposed for Miller Avenue outside of the Specific Plan area. Merlot Drive .-area Sv rah Drive Merlot Drive is a proposed residential collector >ct,eigp,- teoE ;migkn 4 >�Lai- that moves traffic through the Specific Plan area from r-1, Trig :al, 1 -: %;i <: c. <rc:)iSic,n to the north to 41, THi*ii c- cTir�:= !-ii -t'- •�- ccr- ci'.*c— eri�-ri: }' 3t�t� %. E1iEi "t �Ei'l?fz�:�' i:51. to the south. Merlot Drive is intended to serve the residents of the Specific Plan area and not be a regional thoroughfare. Merlot Drive will also provide residents with access to the future middle school at the northern end of the Specific Plan area. Merlot Drive will integrate a bike lane in each direction into the street section. In an effort to lessen conflicts with bicycles in the bike lanes and parked cars, parking on Merlot Drive will not be permitted. Merlot Drive will have detached sidewalks within the landscaped right of way Transit Opportunities Within the Glen Loma Ranch Specific Plan Merlot Drive. .`> t ,; h i.- and Luchessa Avenue will be the collector streets that will run through the Specific Plan area and connect to the Town Center. As such, transit stops will be incorporated at the following locations: •:. -;ui- Drive near 1.ic:; .%Crafc near the Rocky Knoll trail crossing. Luchessa Avenue near r!.. e 1.oiiiit • Within the Town Center Final Transit stop locations will be determined by the City of Gilroy Engineering Division in concert with the Master Developer and the Valley Transportation Authority (VTA). Traffic Calming Traffic calming within residential Neighborhoods is an attempt to strike a balance between vehicular traffic and other users of the street: pedestrians, bikers, business people and residents. That balance tilts away from cars. Some see traffic calming as a way of "reclaiming" local streets from a traditional domination by automobiles. Others see it more modestly as a way of restoring the safety and peace in Neighborhoods that are becoming overwhelmed with speeding traffic. In many ways, this approach upends the traditional goals of traffic engineering, which strive to move auto traffic quickly and efficiently. In the past, roads have been designed as wide, straight routes, with few obstructions to the motorist's vision or progress. Traffic canning, by contrast, seeks to do the opposite. Glen Loma Ranch Specific Plan - Final I07 Section 14 Traffic calming within individual Neighborhoods of the Specific Plan will be based on speed control measures. These measures are primarily used to address speeding problems by changing vertical alignment, changing horizontal alignment, or narrowing the roadway. The Specific Plan, subject to the review and approval of City Staff, encourages the incorporation of the following traffic calming measures into the design and construction of new Neighborhoods: Raised Crosswalks a.k.a. Raised crossings, Sidewalk Extensions Raised Crosswalks are speed tables outfitted with crosswalk markings and signage to channelize pedestrian crossings, thereby providing pedestrians with a level street crossing. Raised crosswalks can use grooved asphalt, colored paving stones, brick, (or for the ultimate effectiveness, cobblestones). The concept behind a raised crosswalk is quite simple: the change in texture gets the drivers' attention. Traffic Circles a.k.a. Rotaries, Intersection Islands Traffic circles are islands, placed in intersections, around which traffic circulates. In residential areas, traffic circles may be small enough (I6 to 25 feet in diameter ) to cause motorists to slow and alter their path. Traffic circles can be attractively landscaped and be used as visual Focal Points within a Neighborhood. While bicyclists may find them difficult to negotiate, the trail system and bike lanes on major streets within the Specific Plan will provide bicyclists with alternative routes. Neck -downs and Bulb -outs A neck -down or bulb -out is defined as an extension of the curb, usually at an intersection, that narrows the vehicular pathway and inhibits fast auto turns. Alternatives to Sound Walls Santa Teresa Boulevard is a vital circulation element that ultimately will be carrying expressway levels of traffic in close proximity to Glen Loma Ranch. An unwelcome companion to the traffic on Santa Teresa Boulevard will be noise generated from the cars and trucks. Neighborhoods within the Glen Loma Ranch Specific Plan shall be designed to limit the use of sound walls to the greatest extent possible. Noise levels for interior and exterior areas are subject to the noise standards as set forth in the City of Gilroy General Plan. Alternatives such as using frontage roads parallel to streets like Santa Teresa Boulevard are not effective in meeting the City's current standards because the policy requires the front yards to meet the same maximum outdoor noise level standard as a rear yard. Thereby, the width of the frontage road itself is usually not a sufficient remedy from the noise source. Additional setback is typically required. This setback area must be landscaped adequately in order to be aesthetically acceptable. In lieu of the City assuming maintenance responsibilities, individual developments would have to maintain these areas. This requires the formation of home owners associations to fund the long term maintenance of these areas. Landscaped berms, utilized correctly, can also be effective methods to meet the City's noise policies. However, since many projects feel the need for perimeter security walls, using berms alone may not provide adequate security. A combination of berms and sound walls can be a viable option where adequate landscaping is provided. Like the frontage road alternative discussed previously, the berms and setback area must be landscaped adequately in order to be aesthetically acceptable. As is the case with frontage berms above, maintenance of these areas will fall on individual developments. This requires the formation of homeowner's associations to fund the long -term maintenance of these areas. Glen Loma Ranch Specific Plan - Final 108 Section 14 Figure 40 - Open Fencing Maintains Existing Views Figure 41- Effective Use of Rear Articulation of Buildings and Landscaped Soundwalls Figure 42 - Breaking Up Soundwalls with Opening Where Possible Glen Loma Ranch Specific Plan - Final 109 Section 14 Standards and Guidelines to Limit Noise Exposure The land use plan for the Glen Loma Ranch Specific Plan has been designed, in part, to lessen the need for sound walls along Santa Teresa Boulevard. The Glen Loma Ranch Specific Plan will use the following elements to lessen or eliminate the need for sound walls. NLS -1 - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall provide a fifty -foot (50') buffer, n._SUicri t_0nti for acoustical and aesthetic considerations except as noted below: a. If the existing creek that runs through the Palomino neighborhood is relocated to within the McCutchin Creek and Olive Grove Neighborhoods, no additional buffer will be required. b. The Grove and Vista Bella Neighborhoods are required to provide a twenty -fie (25') buffer. This twenty -five (25') buffer reflects a previous dedication of twenty -five (25) made to the City of Gilroy to assist in the implementation of the Santa Teresa Boulevard Class I trail as shown in the Parks and Recreation Master Plan. NLS -2 - The relocation of drainage swale coupled with the placement of a new trail along Santa Teresa Boulevard shall create a significant development and noise mitigation setback from Santa Teresa Boulevard. NLS -3 - . ^.. 4 i i 5i. ,,. _T proposed to run parallel to Santa Teresa Boulevard will serve as a noise mitigation setback from Santa Teresa Boulevard. aP 1 ;i!'C oit <;ISC1''i1C NLS -4 - The new City park adjacent to the :?i;,t Neighborhood will serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback from Santa Teresa Boulevard NLS -5 - Preserved open space in the form of a landscaped drainage corridor and Reservoir Canyon creek and open space buffers shall serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback. NLS -6 - Neighborhoods that lie adjacent to Santa Teresa Boulevard : ;, �_nc�_��_ic;t <•e:,i feature higher density Residential Product Types so that the building themselves provide shielding for outdoor noise levels in lieu of sound walls. NLS -7 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Olive Grove. i— +J Creek. !�:c:.!,.;. PTV .l, a:�:f � ..,�J�:•, r rr: >11 Neighborhoods --k1-41 be used €T:i s i:::t i ; T the setback of development from Santa Teresa Boulevard. Santa Teresa Boulevard North of "kb The Santa Teresa Boulevard trail coupled with the open space containing the relocated stream running parallel to Santa Teresa Boulevard will serve to create a significant setback. At a distance of I80 feet from the center of Santa Teresa Boulevard, the outdoor Ldn would be 68dB. Attenuation can be accomplished through the use of some or all of the following measures: NLG -1 - Locate homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the structures provide shielding for outdoor noise levels. (Interior noise levels inside the homes can then be controlled through the use of sound rated windows and other construction measures, where necessary.) NLG -2 - In cases where sound walls are used, the following measures should be used: o Breaks and openings shall be incorporated in the design of the sound walls. • Integrate variations in the sound wall planes to avoid long stretches of sound walls without variation. • Locate sound walls behind berms and/ Glen Loma Ranch Specific Plan - Final 110 Section I4 or landscaping to screen them from Santa Teresa Boulevard. Landscaping maintenance will be the responsibility of the Homeowners Association. o Vary berm heights and widths to create natural looking berm forms and shapes. Santa Teresa Boulevard South of Chib &-i e N,1 c 0i tdil ii Park to Tenth Street This segment of the Specific Plan addresses the three (3) Neighborhoods adjacent to Santa Teresa Boulevard. While this segment has the continuation of the Santa Teresa Boulevard trail adjacent to the Specific Plan area, it does not have the additional setback created by the relocated creek. If no mitigation was offered and residential homes were located immediately behind the Santa Teresa trail, then a sound wall ranging from eight (8) to eleven (II) feet in height would be required to screen private outdoor areas. The Glen Loma Ranch Specific Plan will take advantage of the City of Gilroy's updated Noise Element in order to discourage sound walls. The following measures are recommended for the Montonico, Malvasia, Town Center R -4 Multi - Family and Rocky Knoll Neighborhoods. NLG -3 - Interpose homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. Partially because these Neighborhoods lie adjacent to Santa Teresa Boulevard, the Montonico, Rocky Knoll and Town Center R -4 Multi- Family Neighborhoods are envisioned as high density Neighborhoods. Dwelling units at a higher density may be situated along Santa Teresa Boulevard to shield the remaining portion of the Neighborhood from noise. NLG -4 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Montonico, Malvasia, Rocky Knoll and Town Center R -4 Multi - Family Neighborhoods would increase the setback of development from Santa Teresa Boulevard. Santa Teresa Boulevard South of Tenth Street Traffic volumes along Santa Teresa Boulevard are expected to diminish significantly south of Tenth Street. This will translate to lower noise levels to the Neighborhoods along Santa Teresa Boulevard south of Tenth Street. If no additional mitigation measures were offered in this area, preliminary calculations would indicate that an eight (8) foot wall would be needed to screen outdoor areas. NLG -5 - The Grove and Vista Bella Neighborhoods should benefit from the continuation of the Santa Teresa Boulevard trail. NLG -6 — The Grove and Vista Bella Neighborhoods should consider interposing homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. NLG -7 - In areas where the building layout does not provide necessary shielding, promote the use of earthen berms and /or short walls on top of the earthen berms that would provide the necessary noise attenuation. NLG -8 - The use of frontage roads and alleys in Neighborhoods adjacent to Santa Teresa Boulevard and Merlot Drive would increase the setback of development from Santa Teresa Boulevard. Glen Loma Ranch Specific Plan - Final I I I Section I4 SECTION F -) (EXCIFIR'°T S ONLA ) Domestic Water Domestic Water Distribution System Domestic water is available at several points on the Specific Plan boundary as well as in Miller Avenue through the Master Plan area. The domestic water service within the site will be provided by the construction of on -site distribution lines (see Figure 47 on page II8). The Specific Plan area lies within both water pressure zones I & 2. Both zones will include adequate looping to provide for the redundancy needed. The internal lines will be sized to comply with the City of Gilroy Water Master Plan. DWS -1 - Conform all design and construction of the system to the City of Gilroy 5a ;�.iF:4 -`:} Master Plan and Standards. Domestic Water Supply The City of Gilroy General Plan and accompanying EIR documents cite sufficient water supply for the city's planned growth, including the Glen Loma Ranch area. Since the General Plan anticipates and accommodates the development of the Glen Loma Ranch no major impacts to the water supply system are expected. The City of Gilroy Water Department will supply potable water to the Glen Loma Ranch site. The Average PotableWater Demand is shown inTable IT Land Use Area (AC) Flow per Acre (gpd /AC) Average Daily Demand (gpd) Residential Low 89.6 2100 188,160 Medium 59.0 3200 188,800 High 39.2 4900 I92,080 Commercial 10.2 1200 12,480 Total Estimated Average Daily Potable Water Demand = 581,520 (gpd) Table 17 - Estimate Average Daily Potable Water Demand These flows are consistent with the City of Gilroy Water Master Plan for the area. For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed domestic water distribution system. Glen Loma Ranch Specific Plan - Final 116 Section 15 Storm Drainage The Glen Loma Ranch has developed a preliminary schematic plan that specifically addresses the issue of storm drainage as it directly relates to the development of the Glen Loma Ranch. Collection and Pretreatment of Storm Water The storm water collection system for Glen Loma Ranch will primarily consist of storm water inlets with underground ,piping systems in the residential streets and commercial parking areas. These facilities will discharge into pretreatment areas such as biofilters (vegetated swales /strips ) that will release into channels or r , . _underground pipes that will convey the water to Uvas Creek. The post development drainage areas as shown on Figure 5I on page I24. Parks, open space & landscaped areas will be predominantly overland runoff. The runoff from these areas will be pre- treated through biofilter strips bordering streams and /or natural swales. Offsite Drainage Offsite drainage areas to the site were established using the USGS seven - and - one -half minute topographic map of the drainage basin. The offsite drainage areas are shown on Figure 50. In general, all off -site flows entering the site cross Santa Teresa Boulevard from the coastal foothills and the Eagle Ridge Development to the west. At several points along the western boundary of the Specific Plan area these flows cross under Santa Teresa Boulevard via culverts and onto the Glen Loma Ranch. On -Site Drainage As the off -site drainage crosses under Santa Teresa Boulevard and enters the Specific Plan area it flows through a series of natural open channels on its way to Uvas Creek. It is the intention of the Specific Plan area to allow the flows from off -site drainage areas that enter the site are shown to continue their natural course through the site without hindrance. In general, storm drain detention facilities are not needed on the site because the estimated post - development flows do not exceed the flows proposed for the area in the I982 General Plan nor the design flows for Uvas Creek. However, some areas of the Specific Plan area do not discharge directly into Uvas Creek. These areas may need detention facilities in order to ensure that downstream areas, which are between the Specific Plan area and Uvas Creek, are not adversely affected by increased runoff created by the development of the Glen Loma Ranch. Figure 5I shows the proposed drainage areas and schematically maps the conveyance of the storm water from these areas to Uvas Creek. "I'LL, . n X,, 2 _. Flooding Issues The proposed development areas are not within the FEMA I00 year flood plain or flood way. There is only a small portion of the Specific Plan area within a floodplain designated by the Federal Emergency Management Agency Flood Insurance Rate map. This area is not proposed for development. Figure SI shows the floodplain and flood way of Uvas Creek on the Glen Loma Ranch property. Generally the floodplain in the lowest portion of the site is up to elevation 2I4. The flood way parallels the eastern boundary of the Specific Plan area but does not enter the Specific Plan area. SDS -1 - Preserve water quality by implementing the latest Best Management Practices for Storm Drainage into the design and construction of the Specific Plan area, thus reducing the discharge of pollutants into storm water. SDS -2 - Ensure that all storm drain flows entering Uvas Creek from the Specific Plan area coincide with the current City of Gilroy Storm Drain Master Plan and the Uvas Creek Drainage Standards. SDS -3 - Use the existing channels on the site as the primary means for conveyance of pre- treated storm water. SDS -4 - Limit the destruction of existing habitats caused by channel erosion, and channel improvements. SDS -5 - The design of future collector streets may allow the center islands or park strips to be used as vegetated swales to filter street run -off subject to the review and approval of the City Engineer Glen Loma Ranch Specific Plan - Final I23a Section I5 For more detail, refer to the "Glen Loma Ranch Specific Plan Engineering Report ", which contains a more detailed analysis of the proposed storm drainage system Glen Loma Ranch Specific Plan - Final I23b Section I5 rr�g' 7 5 a. FIGURE 4i °6 SCHEMATIC SEWER SYSTEM LAYOUT GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA INhs crKr. 'SO ,.Iqec i +�'` r7�Y \ -'�. •r- 7=- �' / r_ i + '�,,, a_w r ��'- " -�•-.a � � � } � Cr1W3iMA5 nitl PAW, .- �."C._ f ar m,w na. m,,mT4°'r°'� � I��liil 4 /�aI ). � °�Wp,�aw�.. l ri\ •fit lv '•; W1 ,}�lhi ,'��;t\ l S a \ ♦ \ ' l \' \ I: \ / '+c .� \ . ! �1 � ` V ' i' `' f� 5 PALL O iMt `�I- N . O ASC} N, 5TI SINCO6M[ ) OA O: `'1 OLIVOV 4.k HOM�E -' RAN-C WODLE IEX1w � H `% `I \ c t_ Q k: � .e l f- � ^ _- . ' f' �"•-- ' I —f \ • � / \ __ v — 'r �X r ro 1(755 �yi�:+ `r L• it \ 1 f f f a I Ir, r� i rl� �rL ��._ _ >.Y/ �- ni I \ �, d' :1 tit e, t ,t a y \ {f / It.�VV s Z �\ �" S 1 t• 1 ,� / ''N \ N +'�� `1. } N "f! j� i�u>;� 1�`. ;\ ...�, •t� �.'1rdir�f/ "\. ! ocy •�' 1 _ _� ,: Av, NEBBIOLO %,r1�.LC�`I - f i /41rJ "1�'•- i Il� } t- `' �t�`\ -\�� O /1 / f i , � � j.' �i ¢ �Is, '. a,Ne .I} � `�' 1f ,r'.•�`>�: n valLO � it fC. :�• \, -- I 1. /'' r:; LEGEND AV. o nFCt \WwILOCE�STN� y / , raj / — ��I{It 1 The GLEN t,j 1 u 1T zz Y \5 - . \! t II i V 1 /1.1��/!�` • 04* q =` DESCRIPTION - -.L !�'• *. /' __ .y,/ i /tJ J ,. i. ) I1 .' 1 fy / 1' / 1 \ EX15n4G RIGHT OP WAr •. ,pf /, �~ /t {,IIt �/) \! 1 l s — - - - — aw4oARY MSTING PRO.RRTY LINE PROPOSED SWEET RIGHT- OF.WAY .t,� { ♦ - � � `v �� _ � � �.`!' �`�.'v' t L' �L" /- � �_ r' r ` i � PROPOSED LOT LINE `1 �'p., t \` \ ' "frtoNTONICO `. \ \ • -= � �. \ , � ( ILI a �W es m CX1511NG 5P.N11ARY 5—. s v� m FROF05170 5ANITARY 5FWTK TKUNF MAIN _� SEWER RIMSTATION -1. i Y A� FORCf MAIN gg ; �wa1:� i� < —_ / / ♦ 'I :••r CANYON,CREEK \\ ` Y° \ - I 1 • UTILITY NOTES: ROCRY•Fj OLL •r:''.;.OPEN SPACE AREA 1 I) \ ia\ `. 1 . LOCATION OF UTILITY LINES 15 SCHEMATIC AND FINAL D SSR ,?1 ,� , - "�, �k. i i ✓i _>�\ \ ALIGNMENT Nn LL BE DETERMINED DURING THE DESIGN OF EACH NEIGHBORHOOD. StldL IN FEET. 1•- wo•.. ST•> a �` `iy �+ ` - '� : - — \ -�•`\ ^� 1 2. SANITARY SEWER SYSTEM SHALL BE CONSTRUCTED i0 MAINTAIN A +Pz S \ \.,' - ->:. �► _ �•�ROCKY r,NOU.'� .r y\' \r MINIMUM VELOCITY OF 2 FF5 (FEET PER SECOND) AND MAXIMUM VELOCITY Of IOeF'S. DAf TN 3. LOCATION OF SANITARY SEWER MANS SERVING THE INDIVIDUAL ••� ti �-•`s. _ -c -- _ NEIGHBORHOODS WILL BE DETERMINED WITH THE TENTATIVE MAP -- -,'-,j ��- is ""- —u- - _ `: �iJ_ FOP. EACH NEIGHBORHOOD. .. _. _..___ _ - ___•- __�r�),: it-', SHEET 1 OF Y FIGURE45 SCHEMATIC SEWER SYSTEM LAYOUT Y wF xc GLEN LOMA RANCH SPECIFIC PLAN ,r GILROY. CALIFORNIA LFGEND ;'I }li�ill;3J�j L \ t ' ti4 DESCRIPTION III /Ia1 - -- 01511116 PlGnr rx WAY i �I �I x MATARO l _ '.,;�. -..� I� T � JJr �• �• . t5OUNDAKY _..._ OU5r.rIG PROPERTY lmC ® g FRVPri5ED51REE1 PJGNI OF -WAY j(; ;v"��r�sr...,�s��urAS� �ir 11 {I 1 `� r:l ':`• �r , 1J FRDfvl-tn LOT UNIT yI'�T i,l ilnl { - } :.kt LAS ANIMAS` :11 a lia�.m m fxrSTtIG SANTARY 5ryfv. K 1 } I }\ 1 - - m m w(M M P.-.OPOMD SANITARY 5r.WER MtLNF MINI l 1 t_ f =ELEMENTARY SCFIOOL ) 1 ■0�0�00 �■ PUfUP25ANITAPY 5EWrR MAIII (BY 0111ER91 --R. -11-1 ON WIT., 1-1 —11 O (�N CENTER' f. 1 } 1 •,� D � t I w r ro �r r. 1 ` \ 4 VKtO t—. s ..� ! -.. L`'i _ t.}:.1 - \} PETIT[ - UTILITYNOTES: \ - r 3 1. LOCATION OF UTILITY LINES 15 SCHEMATIC AND FINAL OV ALIGNMENT WILL BE DETERMINED DURING THE DESIGN O \ \. -�� \{. I _ r�� _ OF EACH NEIGHBORHOOD. -.'r ° 2. SANITARY SEWER SYSTEM 511ALL BE CONSTRUCTED TO K •!� / - 10 Y _ P MAINTAIN A MINIMUM VELOCITY OF 2 FPS (FEET PER g - SECOND) AND MAXIMUM VELOCITY OF IO FPS: -� I�/�,r� - -/ I iI VISTA BELLA 3. LOCATION OF SANITARY SEWER :MAIN5 SERVING THE €I INDIVIDUAL NEIGHDORHOODS.WILL BE DETERMINED w \� YO�,',,% i - WITH THE TENTATIVE_ MAP FOR EACH NEIGHBORHOOD. N _.. _•� r \ , ! ��. ` t 1 _ - r . '" CANYON CREEK- -TH[ GROVE 6 OP. oCKY -K `I \I�,, r� 'ti_.._ _ l\ !_ ,/ / • �\`. ` \. • . .4 �► ��• � 2' - ' \ - l i �� ROCKY KNOLL I r Q \ \- sl tx a :•� r•� 1 r u ..�I rp •-y; L � f�T 6l A�•�•� SAT" 1`iSt /NIUR[CONNrCiR]NM SCALE W FL: 1'��W i i7 r...,, Iii f \ J)�((/'�) ��_ '•"2_ _C �� h B ate'i l r y, -• Z. bi �' Jig % \':' %.' -iii% �'?l.•r11 �-��t:'�. SHEET 2 OFT FIGURE 47 SCHEMATIC DOMESTIC WATER SYSTEM LAYOUT GLFN LOMA RANCIISPECIFIC PLAN GILROY, CALIFORNIA A- Afc -w c '&' Ill"IlAm- ot, 12., Y. HO ME •RAI: -AAIDDE u Nf15 IOL J C, I O "'V ,f -- / -COLD irld x----- -- ifif GLEN IM 0 0� 0 LEGEND I 1 ' }. DESCRIPTION 1 7 WA bWNUAKY t D115TWG PROPERV LINE 4 VIGHT OF WAY ■ LM PROPOSED RIGHT OF WAY lLFot ■ A".- OPEN SPACE BLIFrEWLIft TRANSITION ZONE 12 EX ZI-W �.j om m rX15TING 70NF 1 WAITK MAIN 12 'X Z2 W 0 1 2!99W60M tX45TING ZORf. 2 WAR* MAIN III Fk0r0.5fDZ0Nt I WATtKtAAIN _4 j 4� CANYON.0 Eff, 2.W 1284000SEE FROP(".D 20NF 2 WARR MAIN -90 IVIALVASIJ�- .E W APPROXIMATE WATER 2014f LIMITS .1 1 WATER I. T19cO7KA1 NDGIOM1000, W NOTE P. - - - - --- ROCKY 4, OPEN SPACE AREA Jr 41`li i ...... 21 ZONE 2 WATEK LOOP ThKOLIGM NFIGMUOKHOOL). 5ff NOTE 2. ag Is SCALE N FEET: V- 4W M.- 4� J6. ' j UTILITY NOTES: 1. LOCATION AND SIZE Or UTILITY LINES ARE SCHEMATIC. 2. EACH NEIGHBORHOOD 'WILL PROVIDE ADEQUATE LOOPING. ALIGNMENT AND SIZE WILL BE DETERMINED DURING NEIGHBORHOOD LOOPING SHALL NOT BE THROUGH NATURAL THE DESIGN OF EACH NEIGHBORHOOD. OPEN SPACE AREAS. WATER STUDIES WILL BE DONE AT TIME OF NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING. SKEET I OF 2 222 ffll YI €I is 5a ' S� LEGEND DE5CRIPTION 5FECINC MAN AREA BOUNDARY — EXISTING "OPERTY LINE t k1GHT OF WAY FROPO5ED RIGHT OF WAY _ — OPf.N SPACE. FRIFffULIEI TRANSITION 20Nf. —?1 7 O 1 2'EX Z w— , ■a>t aa0 EXISTING ZONE I WATER MAIN I r EX Z2 -W Q 011189001110116 FX15TING ZONE 2 WATER MAIN Z I2•ZI -W r 0® O>m 080 fN.OPO`iEU ZONE 1 WATfR MAIN Z WOaa O ■aa ■■ PP.OPO5E0 ZONE 2 WAIER MAIN ® 1 a■ 18a I On APPROXIMATE WATER ZONE LIMITS 0 ■Oa Oman.) WATER I- 7H— I'.111.1IORHOOD.5Cf NOTE 2. r v' ' W W UTILITY NOTF.5: I . LOCATION AND SIZE OF UTILITY UNE5 ARE 5_ CHEMATIC. ALIGNMENT AND 51ZE WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. 2. EACH NEIGHBORHOOD WILL PROVIDE ADEQUATE LOOPING. NEIGHBORHOOD LOOPING 5HALL,NOT BE THROUGH NATURAL OPEN 5PACE ARLA5. WATER 5TUDlE5 WILL BE DONE AT TIME Of NEIGHBORHOOD TO PROVIDE ADEQUATE LOOPING.' o u SCALE W FEET: I,- 4w i Ck*OI CREEK 'i FIGURE 4R SCHEMATIC DOMESTIC WATER SYSTEM LAYOUT GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA +ye+ If AAS icHOOL fxriran; HkIVf I r UL �i�T,•'�i„ �.fA; RVlCTOIROM Er24'tI W ♦ `rO 1 SHEET 2 OF 2 FIQURE so SCHEMATIC RECYCLED WATER SYSTEM LAYOUT GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA .._ -. ,- � ry • �-..._ -' •. . ^(t CHyilAU9 rnu rARA � S �� ,� ti ��> t Rt im r R Vie, L mil•♦. I 1 " F >l♦ . L i ./ .s�'4�iZ"''. - y.'. r '� s { - yjl' OLIVE GP.OV [[ 1 T .;ASCE�1p� S - y I : ` [� • ! � r �h \�• �;•�{. ..-e 1� MI DIY`SCt1.[tOL \tIOM�•.RANGfI 4t -.`' -c � ) :� "" kj �• r r: r ♦`''� . � `i r Y e'• �� ' Q 4 § L[�; `Y \� !A '1y.� l^ .'� _ ._ _. � �I '1 CnRrsrMAS nIII P.wi � �}� ,- ti`y � jl � %j'� + /��j� �'1 _ , J', !, �- _.� - s - 1 t 1 ?. R[c dt-`Z 1' tB �i ,•4C r /�• "3rur r rin r -` _, 1, J -as `•R`. \ _. =�.r d1 ' MATARO I,t f li `; Z ! . �' � O .1. l I C G � \`'i, � T f i - [C NMr 9TATld! ` �1 � � � '}:: i S ; ��• �i K� 1. d �'�•ii J/�� r o•CH /Y rAw if�r�?;ia4 t` 4 \j - -•`� 11�(t' y11. �W31 aJ / `AU�N_ry lo- ,r � 1 4' .�• "�./ C�et`G7' rat...' "'� �'h t- >t yC''r{�l {��.kZ. NFBBIOLO..` / �Hf<,. /,- �\••.t[ �,i1:, 11 � l{LMD5C IANbSCKE Fch°i , 1, '�` :, • t an r _ - v!S'b`.' _ Ym fd. \ r, > \ . - 1 ' `� a ANIMA M N t %i, ~• a�� ty (l �� ,•I,k3�.;•` it `�I ::� 1 1 %� �1� ��- Jiul Ci'.. 1 \ \\:" ��" l \F. -_ CHI Ts`� ir. t, ,• I may, ` �g _ rrr ♦Qf'P 1) ( W1 j EST,U 4�1f1 �� THEG_L j -�,y y+�F1.yyy ,\ .y1J ,. - �1�( T �.I/ �f„ \TO'MN c �"--- [r WRrc rAArN ro •��'�'LIA �. Sy F,'' -,-1 �S{ rwl �' ,,( ♦ ` t� �4 1 PETITE �a3i j.�.r !r I'•��``�,HFSTfIVT Li\ "1 '._ -r.uw. awry ° r iA ,\ Tlam_ •��r t• •�. •�.1 ' e IANpS(.IIPE AR[],IItCI, .• r n `'l-• ti ; , ! `-h • .� , ..I - . f " r 7 ._. °cYreMmiu r,y xt (�sk.l; c X - •!•.., t`.. --- -.. 1r l ;� -- \ 'r - ♦- vAtrurr.,w,nn[u,.p.t ,YOVJI�. itR t55A VISTA BELix , q LEGENDT ` - •.. •� .__._ ,\ , ;S' "[,•'�`/ ri f (I -'-� v E`N... \ i C/ f -N MALVA51A DE5CRIPTION \ '- _ _ INYON CREEK �°+ 'i ( ♦ ry '' • [ - J ciq��r f t - 1 J. THE GROVE nouNOacr 1 � R sA• r..v, � ._ �� t` p � - ♦ ♦` - CX151ING PROPMI Y LINO [ RIG") OP WAY OP[NSPACE� tl Z\ -`' `• ,�3• '�`sT a w a r R ` min ' ' 1 -- 9I� l , 1 OPEN 5rACE WrFEWFUEI TRANSITION 20JE • 24 ► \�, g ex Irw.Ree • rX15r1NGRrcrcu•DWAItV,r N � " •!w ��. i ROCKY KNOLL .T ♦ ��.� - r s' PP.fWOSFO RfCKIFD WATPP, IAAIN �}r �r..� 4�:yy ` � '✓ y q UTILITY NOTE5: +r . t• + ti,vi fiII� x , '"� y k . g I . LOCATION AND SIZE OF UTILITY LINES ARE SCHEMATIC. R 6' FINAL ALIGNMENT AND SIZE WILL BE DETERMINED \ :_ } r. _• ��e- \3`„ DURING THE DESIGN OF EACH NEIGHBORHOOD. 4 1• 2. RECYCLED WATER SERVICE AREAS INCLUDE PUBLIC STREET -'��• g$ MEDIANS, PARK 51TE5 AND SANTA iERE5A BLVD - PUBLIC TRAIL. kI 3. RECYCLED WATER CONNECTION TO BE- PROVIDED FOR d LAS ANI MA5 ELEMENTARY 5CHOOL BCAIE IN FELT: [,- y .ou � .:. .. SHEET i OF 1 I O ON FIGURE 52 SCHEMATIC STORM DRAIN SYSTEM LAYOUT GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA to -.5 Mel j%Wxy Wmm L 1%'A(r .... ........ . . A— CM51MA5 HILL rAM A HOME fit 5 PALOMIW llklb j I T'l I z % 'V. W 4 16 < 'A 0 71".. 11 'JU. I z V LE( 11 .'A DF5CRlr1ION WILD CHt5TNLjT -6 Vyr/Flc PLAN ARFA BOUNDARY f In k FX15TINr PR0FrRTYllNF f RJGH? OF WAY I — — — — — OffN SPACE lJL'A'fkfVfL T~1 WN ZONE ---< - - - " I ST v MONTONI&; N c �i.p. DMI!1- tX'l57lJVG DRA10VAGt CHANNEL OR CIIICrf VYRfCflCW Of -'VRFACt P1 OKI TABLE A. WKSONE 51ORM DRAIN DETENTION DF TIO&Mir MANAGEMENT FRAC77CES 51rf cwtN oorrom cmvtpr UTILITY NOTE5: CANYON cREEr, - ROCKY ii NO IEV KTO rUTVRr , k N I LOCATION AND WE OF UTILITY LINE5 ARE SCHEMATIC. FINAL ALIGNMENT AND 512E WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. 'z ROCK)r moij 2. BMP 51T125.511OWn APE CONCEPTUAL AND WILL BE 5HOWN IN MORE DETAIL DURING THE FINAL DESIGN STAGE. 3. NOT ALL BPAP 51TE5 MALL BE U5ED. 50ME MAY BE COMBINED TO IMPROVE AN NDIVI D UAL NEIGHBORHOOD DESIGN BY k REDUCING GRAD:NG, 11 ENCOURAGING MORE EFFICIENT DESIGN, ETC. ScAll go nu.. I"- 4ow SHEET I OF 2 —H bj woicr m '. aw j cc— 1 3.3r CANYON cREEr, - ROCKY ii NO IEV KTO rUTVRr , k N I LOCATION AND WE OF UTILITY LINE5 ARE SCHEMATIC. FINAL ALIGNMENT AND 512E WILL BE DETERMINED DURING THE DE51GN OF EACH NEIGHBORHOOD. 'z ROCK)r moij 2. BMP 51T125.511OWn APE CONCEPTUAL AND WILL BE 5HOWN IN MORE DETAIL DURING THE FINAL DESIGN STAGE. 3. NOT ALL BPAP 51TE5 MALL BE U5ED. 50ME MAY BE COMBINED TO IMPROVE AN NDIVI D UAL NEIGHBORHOOD DESIGN BY k REDUCING GRAD:NG, 11 ENCOURAGING MORE EFFICIENT DESIGN, ETC. ScAll go nu.. I"- 4ow SHEET I OF 2 it 11 iy iw LEGEND DE5CKIPTION fiPrOrIC fTAN ARIA 60bWAR? 12 fA 15TIAW WWRTY 1104.- 1 RIO I r Of IVAr 0ff;,V SPACE tWf06t7PrUft ?KAN5t7XWZONE F-,-,r,,r 5ro-w w,,w,.mr sI w 4— PRCVY)WSTORAI D"N 1111-0. M511IV6 09AINA&t C"ANNU OR DITCH DI&CrION CV Wx,-ACt'fL0%v WWI. 0---% OPEN 50MOV CIAL VCR/ O UTILITY NOTf5i A-111 I . LOCATION AND 512E OF UTILITY UNE5 ARE SCHEMATIC. , FINAL ALIGNMENT AND 51ZE WILL BE DETERMINED 0 :& DURING THE DE51GN Of EACH NEIGHBORHOOD. 2. BMP 51TE5 5HOWN APE CONCEPTUAL AND WILL BE 5HOWN 0 e IN MORE DETAIL DURING THE FINAL DESIGN STAGE. ti 41 3. NOT ALL 13MP 51TE5 HALL BE U5ED. 50ME MAY BE COMBINED Lo TO IMPROVE AN INDIVIDUAL NEIGHBORHOOD DE51GN BY REDUCING GRADING. i ENCOURAGING MORE EFFICIENT DESIGN, ETC. J) "All CANYON y TABLE A. 6ACK50NE-51ORM DRAIN DETENTION CREEK SQL MIM 12 14— WWI. 0, -POCr,Y:KNOLL k ROCKY KNOI-d—,'N FIGURE 53 R SCHEMATIC STORM DRAIN SYSTEM LAYOUT - W LIN, GLEN LOMA RANCH SPECIFIC PLAN GILROY, CALIFORNIA Zm N, L M If MATAKO ANIMA5 EYENTARY5Cmoo N&v, PETITE`' SIRAH 4% k TOWN it" VISTA j 'TILE GROVE'. . . . . . . . ... SHEET 2 OF 2 I6. MECHANISMS FOR OWNERSHIP AND MAINTENANCE OF SPECIFIC PLAN ELEMENTS The Glen Loma Ranch Specific Plan has proposed a variety of public and open space elements unique to Gilroy. However, the City of Gilroy will not take ownership or maintenance responsibilities for all of these elements. Since different Builders may construct the various Neighborhoods within the Specific Plan and no one Builder is ultimately responsible for all these elements, a mechanism is needed to address these unique issues. In the case of the Glen Loma Ranch Specific Plan area, the mechanism will be a homeowners association. A homeowners association (or referred to as a HOA) is defined as an organization comprising homeowners within a project or group of projects empowered with management of the common areas of the Specific Plan area. These associations take on issues such as maintaining common land and recreation areas, and collecting dues from residents. The homeowners' association is also responsible for enforcing any covenants, conditions and restrictions that apply to the property. Payment of dues and participation in the homeowner's association is mandatory. Glen Loma Ranch Master Home Owners Association Elements The elements to be owned and /or maintained by the Glen Loma Ranch Master HOA will include, but not limited to: • Maintenance of common landscaping, • Maintenance of entry monumentation, and traffic circles, • Preserved Open Space • Fuel Transition Areas /Open Space Buffers • Rocky Knoll and Eucalyptus Grove • Relocated Creek along Santa Teresa Boulevard • Neighborhood Focal Points • Entry Features, landscaped rights -of -way and medians Maintenance of unimproved drainage channels n1riu City of Gilroy Elements The Glen Loma Ranch Specific Plan has identified the following as elements to be owned and maintained by the City of Gilroy: • All Public Streets • Glen Loma Ranch Park • M et3t :Y1_I.- iii_clii`;1 Park -_Fire Station • Vii,' ��.rld�ll__: Llj G- ,.Il�r;iYl_ 1' iltl �.'d�f. ,)lt: _. �_ In the case of Glen Loma Ranch, there is a need for a Master HOA that will cover all c residential Neighborhoods as well as the Town Center and northern commercial opportunity. (The term "master" is used because this association will cover all areas within the Specific Plan. There may be a need to have several individual or "sub- associations" created for some Neighborhoods that create features that are intended for and used by an individual Neighborhood. The overall or master HOA will remain in place, and the individual or sub - HOA will only address these `additional' elements. Some examples of elements that may require the formation of an individual HOA are: • Private streets within a Neighborhood • Entry gate features • Swimming pools • Recreational features like tennis courts or Tot Lots • Trail segments internal to an individual Neighborhood • Special or unique fencing, landscaping and/ or monumentation The Master Developer and the City of Gilroy 1,,,tLc_ jointly enter into a Development Agreement. In the case where the Development Agreement and the Specific Plan differ, the Development Agreement will take precedent. Glen Loma Ranch Specific Plan - Final 129 Section 16 I7. MLEMENTATION MEASURES The Glen Loma Ranch Specific Plan is a new approach to the design and implementation of development projects for the City of Gilroy. In the past, the City approved residential projects that conformed to citywide development standards. With the adoption of the Specific Plan, the City of Gilroy will be provided with a variety of new planning tools developed expressly for the Glen Loma Ranch. These tools are intended to work in tandem with existing City review procedures so that implementation achieves the vision set forth in this Specific Plan. Consistency With the City of Gilroy General Plan The Glen Loma Ranch Specific Plan will be adopted by the City of Gilroy as an amendment to the City of Gilroy's General Plan. As such, the Specific Plan shall be considered a refinement of, and derived from, the general plan's goals, objectives and policies. In the case where the Specific Plan provides more specific implementation direction than the City's general plan, the Specific Plan shall take precedent, but not override the general plan. Because the City of Gilroy is a Charter City, the adoption of the Specific Plan will be accomplished as a General Plan amendment. As such, the adoption of this Specific Plan will be consistent with the Gilroy General Plan. Glen Loma Ranch and RDO Allocations Developers of Glen Loma Ranch reserve the right to use the allocated RDO units in any area of the Specific Plan as long the development of individual residential Neighborhoods are consistent with all provisions of this Specific Plan. If an individual residential Neighborhood is approved by the City of Gilroy (either through an Architectural and Site Review permit and /or an approved tentative map at a lower unit count than the mid -point unit count as assigned by the Specific Plan, the developer reserves the right to use the balance of the RDO Glen Loma Ranch Specific Plan - Final I30 allocations within other residential Neighborhoods as long as each individual Neighborhoodta; Glen Loma Ranch and the Neighborhood District The Glen Loma Ranch Specific Plan is consistent with the Neighborhood District General Plan designation as a complete and single project. 1.4 of Individuid .ro2.ee _ With the approval of this specific plan, each residential Neighborhood will carry the Planned Unit Development overlay zoning designation, and will require a Planned Unit Development Architectural and Site Approval permit AS !.11! -- _ ";.-Il ! I! ,.:P d, ( !il C oroC ,J i'� ;II,, CI ?i-;..'- A'-'I Di:'•t -I iti� C':>I'ICL i ITC. i'1 Lkc' ;1i I.: �I.il'i Ci.]CY•!��' 1.!.0 )Il "LP 1ISLt:I 1 Ji_ I i nulllr ?1']C� ill;lV c t!i'�; I�IC i:t- i. "Cli - +7 11Tl'IATCi'1' iJl..:ia t"t. L�:C' _l:a "C 'LI lb iil 1. .'n .7i 1iliJIvI, J:a� I;C S c �' -fi nrcr+l:1. L 1 :if in 1 l' C. Ll!;.' s r C', , ! ;� � :t c. CllIl iti C�. 7 PU_ � 7t ,j' ?.L �:i _.� u�ttp::et. d - i7 v !.h ��lexi 'Lr•c t, �1 !� ° „c _Future Builde rs. It i,: <ls cr I-)cv i ;h :! . and the City of Gilroy shall use the flexibility of the Planned Unit Development process to the greatest extent to implement the Standards and Guidelines as set forth in this Specific Plan. 1.1; .rk i+. i.,.., t .a:..;..:,.•, Section 17 L_L,e —C�ttr f i J i c , , S1 I C VC 1, 1 Y1", -I i. :C? 11 .:7 ..ati!- 111, �'. L) Cl =•:I1� c. i -r- 1 11 11 S 1 iC 11, _i i.h ( is ;-- ;i10 l �.icC 31f'�t "I i 1:7;1 t i ,�,, `'i. i I F 1' 1011'; IT:;'S; ic' \'aIl!11. i. C, 1i) -,i1 P, ,c..CST 11 Wit' -- , - - , ni � 1, l iic 1 i_t} ?. (' OtS M l' 'L,:. _ Ct.)1 ?i I �?r ._AEI ,I The environmental reviews of individual projects are assumed to be consistent with findings of the environmental documents certified for the Glen Loma Ranch Specific Plan, and will utilize the "Initial Study" or "EIR Addendum" process as set forth in the California Environmental Quality Act to the greatest extent possible. Developments that deviate from the Specific Plan that substantially deviate from the Specific Plan criteria will require additional environmental review. Each Neighborhood will have a zoning designation that reflects the high end of the Unit Range assigned to the Neighborhood. As long as development for the neighborhood is consistent with all provisions of the Glen Loma Ranch Specific Plan, additional rezoning of individual Neighborhoods will not be required. City Park Sites 1;Ri4 sI-E: as tiesf�i -iqp l' 1 - I, I, L. -.1-• - i�'- tint -H^i C:�'t°" -"- Hit[- -�?-F£ � i� t- ht�i=- �°:?°F�- j-l- ��ri -+ti :- ib.�•.t'+?ht ti-E-- �ti- Lri�t =«u? C... _: ✓ ` - I ")1., , , i-�„ •- �,��+- i-i�-- i- F�fH- ;�irt�Ft>r2 r i 11 i CIS Ci( '�t'?m ?- nt.1lld VilC::�,'11DO ,�i.- '�..;A 1�:iI�;''. Elementary School Site A new elementary school t'a "•; �'t: ir3e- :i�rc'rt� iFi�l-1 -R :"�?i ��'t.c-r. z-tC u�irl. � -}t-_I ;;' Gilroy Unified School District i -. e:.,d:)(,m . !�: � • � ;�) C? I "I L O CI . ?Tilr��£r. i��3H. -1-c�' �t rc ='>� —i � i-c i3c.1..I ...., lr. -'.•i' .�I?It�I :�i- F- '. "��:F,1'1'2£i:: .3�, �e:� �, — ��1zrc-- T-_-.. -'.r- re"c�r Lke �TTe£t -p PLl- :3-- r;?e.3 - i-:1:14 Fire Station -Spil 1" -I� ,�- := r-i "rli. !3t 1rrc, ,cry- vF' -'ci -1 :4t -, A l: ' J1iid 4.-.' i .. =1 `1.:.1 ..tr1.�`-_1 utt•I ,:1�., _.I. i �?i_i, i 1 ,, -1.: ;_I - -� - -�— ' -411; . zi." � ; _ Interpretive Site 4e elepi ie'H ;4jeet tt. .n3r. }1e113ir.1�� 3f the The interpretive site will be offered for dedication to .,P `-i�- 'I,-1r i-ke r the City of Gilroy at the time of development of the first residential Neighborhood (The Glen or Canyon ,+ Creek ) contiguous to the site or with the Town tat 1l?e e1r:`,ik ri.,>E d r F�' p,-;4: _ :T 1 Center area. The City of Gilroy will be responsible Glen Loma Ranch Specific Plan - Final I3I Section I7 for any development related to implementing the interpretive site. If the City of Gilroy declines the offer of dedication, the interpretive site will be offered to other public and /or quasi -public agencies qualified to maintain the area. If no offers of dedication are accepted, the Glen Loma Ranch Master HOA will continue to own and maintain this area. (This section does not preclude any separate agreement between the City of Gilroy and the Master Developer of the Specific Plan area from entering into a cooperative agreement to develop the interpretive site.) Northern Commercial Reserve Site The northern commercial reserve site located tiT ,: ,4,...t 1nn,, c-:!, -:L i J I o as designated within the Specific Plan will be held in reserve for a period of ten years. If a good faith effort has been made to locate an appropriate commercial opportunity for this site acceptable to the Master Developer and the City of Gilroy, but an appropriate commercial use has not been found, the northern commercial reserve site will revert back to the- 1'`v:; r '' - -!_ } e ! :: „c r for potential residential development subject to the appropriate allocation of RDO units or reallocation of RDO units, and developed consistent with the design standards and guidelines of the i-� �..- �.r ,� �_�, Trail Implementation Individual Neighborhoods will be responsible for the construction and dedication to the City of Gilroy of each public trail segment located immediately adjacent to said Neighborhood in accordance with the standards and guidelines set forth in this Specific Plan. Creek Relocation The construction necessary to relocate the creek to a location parallel to Santa Teresa Boulevard will be the responsibility of the Master Developer acting on behalf of the Property Owner. Rocky Knoll The "Rocky Knoll" preserved open space area as designated within the Specific Plan shall be owned and maintained by the Master Homeowner's Association or an adjacent individual Neighborhood homeowners association. Eucalyptus Grove The "eucalyptus grove" open space area as designated within the Specific Plan shall be dedicated to and maintained by the Master Homeowner's Association or an adjacent individual Neighborhood homeowners association, and may serve to meet the adjacent Neighborhoods' Focal Point requirements. Expressway and Arterial Streets The widening of Santa Teresa Boulevard, as required by the City of Gilroy, will be the responsibility of the Master Developer on behalf of the Property Owner, subject to partial reimbursement by the City of Gilroy through the policies of the adopted Traffic Improvement Funds (TIF). Construction of Tenth Street within the boundaries of the Specific Plan area, as required by the City of Gilroy, will be the responsibility of the Master Developer on behalf of the Property Owner„ subject to partial reimbursement by the City of Gilroy through the policies of the adopted Traffic Improvement Funds (TIF). Local Collectors and Public Neighborhood Streets Construction of Merlot Avenue, c Luchessa Avenue, sr r, `! ci i,i cr1.r :. and _l -);-i , i., and residential streets will be the responsibility of the Builders of each Neighborhood. A homeowners association or a landscape and lighting district will fund landscape maintenance within public rights -of -way. Miller Avenue Relocation The reconfiguration of Miller Avenue will occur as part of the construction of Tenth Street from Santa Teresa Boulevard to the Luchessa Avenue intersection. The closure of Miller Avenue :it will not occur until Glen Loma Ranch Specific Plan - Final I32 Section I7 such time that the Tenth Street bridge over Uvas Creek has been constructed and open. This is anticipated to occur t+ax-d . gin= of the Specific Plan Water, Recycled Water, Sewer, and Storm Drainage Except for certain major water, recycled water, sewer, and storm drainage trunk lines, construction of all infrastructures will proceed in conjunction with the development of individual Neighborhoods within the Specific Plan area. Prior to the recordation of final maps, detailed improvement plans and funding mechanisms consistent with the general design described in this Specific Plan shall be prepared by the Master Developer or individual Builders for approval by the City of Gilroy. Builders of individual Neighborhoods will pay the appropriate City impact fees at the time of filing of the final map of each individual Neighborhood. All impact fees will be paid in accordance with the City of Gilroy policies, but may be subject to the provisions of the adopted Development Agreement. Development Agreement The Master Developer and the City of Gilroy I1: VC _,-jointly enter into a Development Agreement. In the case where the Development Agreement and the Specific Plan differ, the Development Agreement will take precedent. Accessory Units against the RDO allocations already allocated to the Specific Plan area. The formation of the Master HOA shall include a reference acknowledging the concept of accessory units within the Specific Plan area. Accessory units - also known as secondary units or "granny flats" - are a means of achieving more compact development and providing affordable housing. Second units can be built in the backyard or above the garage and can be rented to students, the elderly or single individuals. An accessory unit provides additional income to the homeowner and can help pay the mortgage. Future developers are encouraged to include accessory units within future neighborhoods as permitted by State Planning laws and the City of Gilroy. As per existing City policy, no additional RDO allocations are required to utilize accessory units, nor do the use of accessory units count Glen Loma Ranch Specific Plan - Final I33 Section 17 APPENDIX B - DEFINITIONS OF TERMS For purposes of the Glen Loma Ranch, the following terms are defined as follows. Unless otherwise listed within this section, certain terms are defined as found in Section 2.20 of the Gilroy Zoning Ordinance. Accessory Units Accessory units - also known as secondary units or "granny flats" - are a means of achieving more compact development and providing affordable housing. Second units can be built in the backyard or above the garage and can be rented to students, the elderly or single individuals. An accessory unit provides additional income to the homeowner and can help pay the mortgage. win [11!': CI)- (.:ri _'i? l lil::: k L11,1"C ,c', c i Apartment Building A building, or portion thereof, which is designed and built for rental occupancy by three or more families. Builder The Builder is defined as a merchant Builder who buys a portion of an entitled Neighborhood or Neighborhoods from the Property Owner and is the entity who constructs and sells residential products to the general public. Cluster or Courtyard Residential Product Type A cluster or courtyard residential product is a group or "cluster" of homes (typically four or greater) where the homes garage's take access from a common courtyard instead of a public street. Compact Lot The Glen Loma Ranch Specific Plan defines a Compact Lot as a residential lot less than 5,000 square feet in size and is intended to accommodate a Single Family Detached home. Glen Loma Ranch Specific Plan - Final B -I34 Conditional Use A Conditional Use is potentially appropriate land use for a particular area within Glen Loma Ranch as defined with the Glen Loma Ranch Specific Plan. In order to be allowed, the proposed Conditional Use must receive an approval through the Planned Unit Development process as defined in the City of Gilroy Zoning Ordinance. Condominium For the purposes of the Glen Loma Ranch Specific Plan, the term "Condominium" means any product type meeting the definition of a condominium as set forth in section I351(f) of the California Civil Code, or any successor statute, and includes, without limitation, attached or detached product types, combination - condominiums, stacked flats, site condominiums and envelope condominiums. Contiguous Neighborhoods Contiguous Neighborhoods are located immediately adjacent to one another without other elements separating the two Neighborhoods. Neighborhoods separated by streets, drainage corridors, and /or preserved open space and buffers are not deemed "contiguous ". Ii h�l 'Ci "t _ i_ii" n1;'� .ilG fan ".1 "1 1 i�,� -1 -_ _F,_1 I I c, I �,ti�`C'i'. "r ?�lf� ?l.I�i.�" ...j [�':�I: i`�,,,.,•illl��cT �1 _100 , li,' -�t1:!tYi �r�i •.tic l�l i�' i_��::I l_Ual. �{. `, i,�.0 l "�_- :�tIr.ucic�l t �iln :u�1� r , itt��i�• ;:I- !.1� �il�eu r.•�' air Duplex A Duplex is a building designed for and intended to be occupied as living quarters for two units living independent of one another. Duplexes typically share at least one common wall. Exempt Units For purposes of the Glen Loma Ranch Specific Plan, an exempt unit is any dwelling unit proposed for construction within the Glen Loma Ranch Specific Plan specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. All requests for exempt projects shall be processed through an `Affordable Housing Exemption from RDO" application in accordance with Section 50.62 of the City of Gilroy Zoning Ordinance. Focal Point A Focal Point is a Neighborhood -level recreational element. A Focal Point shall be �'•_� - ` '' - -- 4,500-- �.��— c?a -�j..: _ itt+ --;�} and shall be accessible to Neighborhood residents. Focal Points will be owned and maintained by the Master Homeowners Association or a sub or individual association of that Neighborhood. Examples of Focal Points include turfed lawn area, Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. Focal Points are intended for the use of the residents of the Neighborhood in which they are located, but disclosed to Neighborhood residents that they will be in use by the general public. Income - Assisted Units Income assisted units are dwelling units that receive a subsidy of some type in order to make the dwelling unit more affordable than would normally be available. The subsidy can be from private, local, state or Federal government sources. The subsidy can either be applied to lower the monthly rent of a dwelling unit, or in the case of for -sale units, be used to lower the sales price of a unit. L .. Live/Work Units Live /Work Units provide a pedestrian oriented, mixed -use commercial and residential space, usually in a large area, over a commercial or industrial space. Such space is developed into a living space and studio or other home businesses as permitted Glen Loma Ranch Specific Plan - Final B -135 by the City of Gilroy Zoning Ordinance. Master Developer The Master Developer for the Glen Loma Ranch Specific Plan area shall be Glen Loma Corporation, or its successors and assigns. The Master Developer will coordinate among the property owners and will cause the master HOA to be formed. Market -Rate Units For purposes of the Glen Loma Ranch Specific Plan, a market rate unit is any dwelling unit proposed for construction within the Glen Loma Ranch Specific Plan and sold to the public without price subsidy or income restrictions, except for those residential development projects specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. Neighborhood A Neighborhood is one of the nineteen developable areas as shown in the Glen Loma Ranch: I) Olive Grove 2) Palomino 3) Home Ranch 4) McCutchin Creek 5) Wild Chestnut 6) Montonico 7)Nebbiolo 8) Malvasia 9) The Glen I0) _,;anyon Creek II) Rocky Knoll I2) The Grove I3) Luchessa I4) Petite Sirah I5) (_abernet 16) Vista Vista Bella I7) Mataro I8) Town Center R -4 Multi- Family I9 Town Center �- v -,-\I i 1 � +��1�. Housing Neighborhood District Minimum Housing Mix As defined in the City of Gilroy General Plan, the minimum acreage mix for residential land uses in the Neighborhood District (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) shall provide for at least: - 5 percent two - family (Duplex) uses (R2) - I0 percent medium density residential uses (R3) - 3 percent high density residential uses (R4) The remainder of the residential land will be allocated for single - family homes. �cc l- roc 1 al., Ij 1.,, il]c !lulnbel- :uti'_ rfr,r of Neighborhood District Target Housing Mix As defined in the City of Gilroy General Plan, the target acreage mix for residential land uses in the Neighborhood District (excluding land required for streets, schools, parks, resource protection, Neighborhood commercial, or other infrastructure and /or amenities) shall provide for at least: - I0 percent two - family (Duplex) uses (RZ) - I5 percent medium density residential uses (R3) - 5 percent high density residential uses (R4) The remainder of the residential land will be allocated for single - family homes. 1. oiV: . 1 \271 L L'-1 nt!CPOS C _;, t i ::' ii ��it "(i'1 Cilc i'i,.I, . "U ✓l'" ._ � � .,,CCI lr,i" Neighborhood Product Differentiation Standard forecasted mid -point unit count (80% or less than the forecasted mid- point), then the Neighborhood Product Differentiation Standard will no longer apply. tic. [ . �..- S, Paired Z Residential Product Type A paired Z residential product is a Compact Lot where a pair of homes and lots are designed to interlock together, and the two lots exchange use easements in lieu of meeting standard side yard setbacks. The two homes are not physically connecting to one another. Passive Park A Passive Park is typically turfed or lawn area and does not provide "active" recreational features like playground equipment, tennis or basketball courts. A Passive Park is another example of a "Focal Point" by providing common open space within a residential or commercial area. Permitted Uses A Permitted Use is the intended land use for a particular area, as designed by its zoning classification or as specifically defined by the Glen Loma Ranch Specific Plan. Pocket Park A Pocket Park is defined as one type of Focal Point which provides common open space with recreational opportunities within a residential or commercial area. The term "pocket" is a reference to the small size of the park relative to the typical Neighborhood park. Property Owner The Property Owner is the holder of fee title of lands within the Glen Loma Ranch Specific Plan area. These would include, but would not be limited to, the Filice Family Estates, Christopher, and In order to provide the Glen Loma Ranch Orchard Valley Communities. community with more diverse residential communities within the Specific Plan area, Rear- Loaded neighborhoods with a forecasted midpoint unit- A house or unit with the garage at the rear of the count that exceeds one - hundred units, excluding house, taking access from a private alley or lane with the Town Center R -4 and Senior Housing the main entry door at the front or side of the neighborhoods, can have no more than 60 percent unit /house. of any one residential housing type. In the event that a neighborhood with a forecasted mid -point Residential Product Type unit count over one - hundred (I00) units submits A Residential Product Type is a distinct category of plans with a unit count significantly below the housing unit different from other types or categories Glen Loma Ranch Specific Plan - Final B -136 of housing units. For purposes of this Specific Plan, distinctions between Residential Product Types are defined as: - Attached vs. Detached units Methods and /or configurations of attaching units - Garage orientation (alley- loaded vs. front or street loaded) - lot size -Lot dimensions and configurations (traditional lot vs. zero lot line) Dimensions of the residential lot - Market segmentation For example, an alley- loaded single family home (meaning a home that accesses its garage from an alley at the rear of the home) is a different Residential Product Type than a front- loaded single family home (meaning a garage that takes access from the street) even though both product types have similar lot sizes and market segmentation. i.. 1 ci, cii ici. cci�.ici't�:ct �Ctti�'e. t.11 �3.!l Nit 3f }-ii i.4 Wiz,, lm=� -e - a - 1-0 14e r Senior Housing Units Senior housing units are dwelling units specifically designated for use by seniors as part of a residential project specifically listed as exempt in Section 50.62(b) of the City of Gilroy Zoning Ordinance. Typically, the age of the primary resident of the project is 62 years of age or older, but specific restrictions as to the age of residents, spouses and for other family members living with the primary resident of the project will be established by the local, state or Federal funding source for the project, and will be set by the developer. Glen Loma Ranch Specific Plan - Final B -I37 Small Lot Alley- Loaded Residential Product Type A small lot alley - loaded product is one form of a Compact Lot where a Single Family Detached home on a small is ic_;i, under square feet in size) lot .1n,I the home's garage accessed from the rear off a i private alley; l: Small Lot Front - Loaded Residential Product Type A Small Lot Front - Loaded product is one form of a Compact Lot where a Single Family Detached home on a small (_ i>i c. =. i i vunder 5,000 square feet in size) lot and the home's garage is accessed from the front of the home off a public, or private street. Tot Lot A Tot Lot is a recreational area with play equipment intended for use by small children. Tot Lots are usually located within parks with active recreational elements. Tot Lots can typically be part of Pocket Parks. Townhouse/Rowhouse A Townhouse or Rowhouse is a Condominium dwelling unit, which is the sole dwelling unit on a separate parcel of land, with no dwelling units above or below it. Triplex/Four -Plex Triplexes and Four - plexes are buildings designed for and intended to be occupied as living quarters for three or four units living independent of one another. Triplexes and Four - plexes typically share at least one common wall. Unit Range Each Neighborhood within the Glen Loma Ranch Specific Plan gh.-II 1,61s assigned a potential range of dwelling units. This Unit Range? —a -I, ,11: ;!' �vt 11C The Master Developer or merchant Builder cannot propose a project that, �-,, exceeds the H;< h la?,l Unit Z iiige i-mi assigned to said Neighborhood. Glen Loma Ranch Specific Plan - Final B- I38 APPENDIX C - LISTING OF ALL STANDARDS AND GL IDELIl�TES WITH N THE GLEN LOMA RANCH SPECIFIC PLAN Land Use Standards (LUS) LUS -1 - Each Neighborhood within the Specific Plan shall . i (I_w»n0n ='-'` ;>t,__, the regional geography and natural features (such as woodlands, creeks, riparian corn ors, etc. r cd , [ Ji [nom# the Specific Plan rre _rn.T'hncr _dIC 111: j ct ; LUS -2 - The Neighborhoods within the Specific Plan shall provide visual as well as physical access to the natural features being preserved and enhanced subject to environmental considerations where appropriate. LUS -3 - Each individual Neighborhood will be assigned a range of residential units for the Neighborhood as well as a listing of potential Residential Product Types available for the Neighborhood. Residential Neighborhoods 4- --.E :ter n [,c� :__- _c.c_l ,:;ici specified l -1,, l - -u. Unit `_._: ,> _l! for said Neighborhood. LUS -4 - Due to restrictions 1t iiniIt ai�U ] - :ilk., the Specific Plan unit count cannot exceed I,693 units unless additional RDO allocations, affordable, senior, and/ or exempt units are granted to Glen Loma Ranch by the Gilroy City Council, and the specific plan is amended to reflect to additional allocations. LUS -5 - Each residential Neighborhood within the Glen Loma Ranch will allow for a range of residential units in each of the ;T+-�Neighborhoods, and the aggregate residential Unit Range for the entire Specific Plan must meet or exceed the "minimum" mix as established by the "Neighborhood District" land use category of the General Plan. The unit count of Glen Loma Ranch Specific Plan - Final C -138 individual Neighborhoods within the Specific Plan area may vary so long as the maximum number of units does not exceed the high end unit count of said Neighborhood. LUS -6 - The Glen Loma Ranch Specific Plan has identified a variety of potential Residential Product Types for each Neighborhood. Builders must construct housing units that are consistent with or respective of the type of residential products specified for the specific Neighborhood. LUS -7 - The Builder of any Neighborhood within the Glen Loma Ranch is encouraged to consider a variety of residential product types, and shall not be limited as to the number of types of residential product that can be used in a Neighborhood as long as the proposed Residential Product Type is consistent with the type of residential products specified for the residential Neighborhood, and the total unit count of the Neighborhood does not exceed the Unit Range of the Neighborhood. LUS -8 - Residential units will be allowed to "back" or "side" onto open space areas subject to the standards and guidelines within the "Open Space, Parks and Recreation " section of this document. LUS -9 - Neighborhood Product Differentiation Standard: In order to provide the Glen Loma Ranch community with more diverse residential communities within the Specific Plan area, neighborhoods with a forecasted midpoint unit -count that exceeds one - hundred (I00) units, excluding the Town Center R ;\ 1._I l r;- 1--:1 m;1, and -.)e Fi i e + ft,; 'al;le _Housing neighborhoods, can have no more than 60 percent of any one residential housing type. In the event that a neighborhood with a forecasted mid -point unit count over one - hundred (I00) units submits plans with a unit count significantly below the forecasted mid -point unit count (80% or less than the forecasted mid - point, then the Neighborhood Product Differentiation Standard will not be required. -` ct -t� I:: c)u;.tn[:�tiet{ a -Crr d1C K"! I nci;h1b,)1 [IoI -.d 3�? 11.11 It 11MIT �. "�i! ?L5 ?i1 it IC1.til i •'i C! ±`i'Cill hCC'ii ll Ci: �'til:•; _i'1 _? �llic i)i- 1.11rar1 _ LIME,,. 1'lOi'c dk t"C7�T 111!.:S 11ILIS t.C-l11 I iv;7t,;C d ffl ITA1 1) 'Q, ucr P, 1) ;and onw n n C: C 1,71,11: !1•I 11,'.i'c 1 5 i'I _i:[:i` It ;1'l�l;;t�.i?nt�lA"1_ ��:1•;r r',,; -r, _ c��- �)er111" 1r•._c..r_t t,'_c arlt o,r; ct :hc�:;c. . - --- �.--- .... - -- ; Il!"T r(.,. 11[. i; OICc .i_ ?_il, r; l if The Product Differentiation Standard shall also apply to Contiguous Neighborhoods. The Product Differentiation Standard does not apply in the Town Center. LUS -10 - Neighborhood Focal Points: Each Neighborhood within the Specific Plan will be required to provide a Neighborhood Focal Point. The Focal Point can be located adjacent to preserved open space in an effort to better blend the natural and built environments, or could be located within the middle of a residential Neighborhood. Examples of Neighborhood Focal Points include Tot Lots, Passive Parks adjacent to preserved open space, Pocket Parks and other community amenities. LUS -11 - Boulevards, streets, and /or trails to provide pedestrian access shall link schools, parks, commercial areas, and residential Neighborhoods. Residential Development Standards BSS -2 - Primary entry doors shall be on the front elevation facing the street or park. BSS -3 - Varying front /street elevations shall be utilized. Builders shall provide at least three floor plans for each housing type being built and each plan shall have a minimum of three different architectural elevations BSS -4 - Corner lots have high public realm visibility and the architecture shall reflect this prominent visibility through detailing and material selection. BSS -5 - Attached units shall front onto streets or may be grouped around a central green which as a whole fronts to a street. Attached units in the center of a development may face onto a central courtyard. BSS -6 - Attached units which front onto a street must have some building entries that orient to t 1 I lac street. BSS -7 - Over fifty- percent (50 %) of street level building frontage along a "primary" street shall be devoted to retail /commercial uses in the ooiTi<•n rat t.h;. Town Center. (Exceptions to this standard may be granted by the Gilroy Community Development Director. BSS-8 - Buildings on comer lots shall be located on the street intersection and should generally orient to the primary street, with the major entry at the corner. Town Center Multi- Family Standards TCMF /OSS -1- Provide private open space adjacent to each unit, and private open space should be partially screened from common open spaces to delineate the edge between public and private open space. TCMF /OSS -2 — Provide pedestrian paths to connect parking, open space and recreational facilities. TCMF /OSS -3 - Use walls, arbors, trellises, and hedges to define and separate outdoor recreation areas. Building Siting Standards (BBS) Parking Lots & Garage Standards BSS -1 - Buildings shall be sited to front onto TCMF/PGS -1 -_' ` %hvl ®„_,_,:I,_Trash enclosures Neighborhood streets, preserved open with solid screening shall be distributed space, open space buffer, Focal Point, or throughout a development and sited to park. allow vehicular access from pick -up vehicles. Glen Loma Ranch Specific Plan - Final C -139 Site Organization Standards TC /SOS -1 - Parking shall be screened from by landscaping or Town Center buildings. Additional Building Component Standards TC /ABCS -1 - All ground or roof mounted mechanical equipment shall be integrated into the building design and /or visually screened form view by fined screening or landscaping. Screening shall be in a manner consistent with the building facade. Parking Lots, Garages & Delivery/Loading Areas TC/PGS -1 - Trash enclosures with solid screening shall be distributed throughout the delivery or service area and sited to allow vehicular access from pick -up vehicles. TC/PGS -2 - Delivery and loading docks shall be located to the side or rear of buildings and visually screened from public view, as well as to limit noise impacts on any adjacent or near by residential uses. Signage Standards TC /SS -1 For the Town Center overall ' signage program, individual signage and storefront criteria shall be part of the overall Town Center design submittal, and will be subject to review and approval by the Glen Loma Ranch Master Developer and the City of Gilroy 1_i:,'ie� 8r1C :� ucrlr.r t -it;y; b» �i9,tn_;. Residential Parking Standards RPS -1 - Garage parking space (m s i ci c dimensions shall have a minimum length of 4- 11_feet measured from the garage door and a minimum width of 1--feet -�i.lc - ' -- <. -) ! .lUi.C, Cli: S11 1 1 !_ !11"1 �71.1.r" of I0 Mier u; to the residence, : All RGS -2 - Side -drive Garages have a longer driveway that allows the garage to be placed farther back from the street :]n ;1 iforit- I( I >I!-iC,i h; LTSc. They can be attached or detached from the residence !.t?tS !��:i:ai.cr: C!1E11, f1l! wztli:l. RGS -3 - Swing -in Garages are located on the front portion of the lot ficuii ioajed ` and are attached to the residence. However, >; ,e :u;.ioc J, c)r ,ac_ not face the street i rai t kji� ;a1 RGS -4 - Lane or Alley aEeessed — Garages are accessible from lanes /a_ilpc located to the rear or side of a lot ; rca, ioacic& ;. They can be attached or detached from the residence. RGS -5 - In order to ensure that a garage driveway is long enough to accommodate a standard vehicle, or to prevent a standard vehicle from parking . " ov !: t1),e �iclel,�..IIIc, garage setbacks shall be ci d i c P: no more than five feet,_,:�ic jl rl',<_ er feet or greater,. 1 ,UI: I oft, 03 t , C_r c,tt tmC A ._1i!. i -i C.", II'L) !i;c¢ =i_7 �.t tE" iii. ','rl� C iAl,;aC.�i1C! c *v Ik. (Garage development standards are presented in Table 2 1(} "- - — Mal l I w _ i_a1 % c l c> c Standards" Garage location, configuration and access shall be dictated by the type of garage and the building type /lot size to which it is associated. RGS -6 �#:i: i.rlEe�� -ra t�e-i-- i3 =1--E l.•-rac— ii'i�a-rc e �:•�,, .rrrrzrrl�'cri- ci-�i= fe-44 et )ee shall be setback at least five feet behind the front fagade or building plane of the house i;ll i`d!:on! -!;, aid RGS -7 - At least 20% of the c,rx ;::9c!ec! houses In eiie.4 i�c�ciii_! ! :i_�ICli)11.J -i. Lt!C r r 1 'i.:rhitt_1_I_.,_i!_; '.i °1'f i.��i' _i�� ➢if_t% I_ —� t,lc. shall h; id, garages _located on the rear portion of the lot 8 r4e-, or Residential Garage Standards utilize swing -in garages.,_.__. fle RGS -1 - Recessed Garages face and are accessed — - -- — from a public t,r —!'3t% street._,, This type of garage is located on RGS -8 Three car wide garages in the same plane are prohibited. the front portion of the lot and is attached Glen Loma Ranch Specific Plan - Final C- 140 RGS -9 - Swing -in garages shall not exceed 2 cars in width. �nt1 c:u) 1�, uccii 1 id��c_._;t :C 11 ?!lli)i -- Design Features Standards Common To All -Vai- ous Styles CDS -1 - Each detached residential development is required to incorporate at least three of the seven architectural styles OH Page,; 10 in ` Cc -i;.;n with no individual style comprising more than 35% of the total units in the development. CDS -2 - "ail he ciTc.!zi -4 the a t, ; «�ei iR 4-P` rFi1'R;-�Ari e,-'! 1)jiie"i atlleast four id ei :;c,'cr) of the architectural styles in Ernrc �,. I eiiiefqFti 1: d, !. t J�4 -'i, 1J1. �� ?C [.: -'C11� iU?_Ii: iii Cili v:'.Vll�Jlli•ill'.I'1C. CDS -3 - Each detached residential development is required to provide at least three floor plans for each liHti a•• i:,,: duc: I s Pc being built, and each floor plan is required to have a minimum of three different architectural elevations. CDS -4 - All detached residential buildings that face an adjacent street, park or open space shall have articulated elevations. Articulation should be achieved through a combination of the following techniques: • Incorporation of porches, balconies, bay widows, or other features appropriate to the architectural style of the building. • Varying building heights and roof planes within each street block. • Avoiding two story box massing by stepping back portions of the front and side setbacks of the second story and providing "shouldering" Glen Loma Ranch Specific Plan - Final C -141 of street elevations which step the building mass down from two to one story at comers and periodically along a street frontage. (See the following "Building Articulation" exhibit) CDS -5 - Front porches shall be covered with a roof that is supported by posts. CDS -6 - All residential garage doors visible from a street or park shall consist of articulated panels. CDS -7 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building facade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. CDS -8 - For all elevations that are fai=re t r rear - facing, J.mc no less than two - thirds (2/3) of the second story building mass shall be setback 4-= feet deeper than the first floor setback. CDS -9 - ,!....,, -:.:. � accessed products c,n a _ hm, shall provide solid visual screening for trash containers adjacent to the lane. Architectural Design Guidelines Design Guidelines Common To All Styles CDG -1 - Land use plans should respect and enhance the community's natural and cultural assets. CDG -2 - Each Neighborhood should strive for an appropriate mix of land uses and densities. CDG -3 - Design review of future Neighborhoods should include a high standard of community design and sensitivity to local context. CDG -4 - Landscape design should strengthen and define the built environment and should be an integral element of design guidelines. CDG -5 - Plants should be low- maintenance, water conserving, and consistent with the City of Gilroy Consolidated Landscaping Policy, unless otherwise noted within this document. CDG -6 - Builders of each new Neighborhood, as well as future residents, should work with the City of Gilroy to enhance and expand the number of street trees throughout the community. count towards this requirement). SFDBMG -4 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public Building Siting Guidelines area, these visible elevations should have BSG -1 - Neighborhood Product Differentiation the same level of detail and articulation as Guideline - The Glen Loma Ranch the front elevation. community desires to create more diverse SFDBMG -5 - Combinations of one and two - residential communities within the Specific story elements on the same building are Plan area. The builders of new encouraged to create visual diversity. neighborhoods are encouraged to develop SFDBMG -6 — Building mass should be neighborhoods with more than one articulated (if practical) to reflect the residential product type. Refer to LUS -9 historical context of the architectural style. for the specific standard. SFDBMG -7 - Architectural elements such as BSG -2 - Varying setbacks, building heights and chimneys, balconies, porches, pot shelves roof planes should be considered to and window surrounds are encouraged provide a varied and more interesting because these elements provide visual visual character along Neighborhood interest. streets. SFDBMG -8 — Building mass should be BSG -3 - Variable lot widths are encouraged to proportionate to the size of the lot. achieve more varied building massing and SFDBMG -9 - Dormers, gables, eaves and other facilitate single story plans where projections may be used to break up simple possible. architectural forms. Vehicular Access & Street Layout Guidelines Building Color Guidelines VAG -1 - Through streets are preferred, but SFDBCG -1 - Building materials and colors loop streets are permitted to form should compliment the historical interconnecting grid patterns. architectural style. VAG -2 - Where cul -de -sacs are used, pedestrian SFDBCG -2 - Stucco and combinations of pathways are encouraged to connect cul- stucco, stone and wood or materials of a de- sacs to adjoining through streets or wood -like appearance, having the necessary trail systems. ,, i} t, : !�os;ib!c, fire retardant characteristics, are encouraged Single Family Dwelling Building Massing for exterior surfaces. Guidelines SFDBCG -3 - Where stucco is used, it should SFDBMG -1 - Front porches are encouraged have a final coat of integral color in a muted on a minimum of 50% of all detached earth tone or shade of white to compliment residential units. Where used, porches the historical architectural style. shall have a minimum depth of 6 feet and SFDBCG -4 - Use of natural materials such comprise a minimum of 30% of the as wood, wood -like details and trim, and width of a building's primary facade stone, rock or brick are encouraged for (excluding garage, or I0 feet, whichever design accent and trim. is greater. SFDBCG -5 - Color is intended as a primary SFDBMG -2 - Wrap- around porches and /or theme element, and color values should be patios defined by a low wall are generally light earth tones or white with encouraged on corner lots to provide darker or lighter accents encouraged to visual interest on both street elevations. highlight the character of the structure. SFDBMG -3 - At least 25% of a residential SFDBCG -6 - Accent color should be used for building's facade that faces a primary shutters, trim, fascia, balcony rails, stucco circulation street or park should be recesses, or cornice bands, and should relate windows and doors (garage doors do not to the architectural form and character of Glen Loma Ranch Specific Plan - Final C- 142 the building. All wrought iron should be black. SFDBCG -7 - Concrete, brick, stone, or other similar natural material may be used for driveway and parking areas. Roof Form & Materials Guidelines SFD /RFG -1 - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building. SFD/RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over porches or other building extensions may be lower in pitch. SFD/RFG -3 - Varied plate and ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. SFD/RFG -4 - Roof colors and composition should vary within a Neighborhood to add variety to the street scene. SFD/RFG -5 - Roof colors should be neutral earth tones, except for architectural styles that require shades of gray or black. Avoid high- contrast colors such as red, oranges or ceramic blue except for architectural styles that require shades of black or gray. SFD/RFG -6 - Roof materials should be concrete,clay, cement, composition shingle or other fire resistant materials. SFD/RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations Guidelines SFDBEG -1 - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. SFDBEG -2 - Each structure should have a predominant facade material or color that differentiates it from adjacent structures. This will promote individuality within the context of the Neighborhood. SFDBEG -3 - Each elevation should be designed with a proper visual balance and Glen Loma Ranch Specific Plan - Final C -143 sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. SFDBEG -4 - Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. SFDBEG -5 - Garage doors should not dominate the front elevation of the building. If visually prominent on the front elevation, garage doors are encouraged to be broken into single door entries. SFDBEG -6 - Side entry or swing -in garages are encouraged on lots that can accommodate them. Additional Building Components Guidelines SFD /ABCG -1 - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. Patina finishes are also acceptable. SFD /ABCG -2 - Gutters and downspouts should be placed so as not to detract from or compete with the architectural design of the building. SFD /ABCG -3 - Satellite dishes that do not exceed I$ inches in diameter may be placed on the exterior of the building if placed in a location that is not visible from the public street frontage. SFD /ABCG -4 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. SFD /ABCG -5 - Skylights should be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. SFD /ABCG -6 - Solar panels, if used, should be integrated into the roof design as an unobtrusive element. Panels are to be parallel to the roof plane and should be clear, bronze, or smoke colored plastic or glass. SFD /ABCG -7 - To the greatest extent possible, solar panels should be located away from front elevation street views. Building Mass & Scale Guidelines MFBMG -1 - Building massing should not seem boxy, but appear to result from the combination of several compatible geometric forms. Large monolithic forms should be avoided. MF/13MG -2 - Combinations of one and two - story elements on the same building are encouraged to create visual diversity. MFBMG-3 - One -story elements at the end of buildings, especially at street corners, diminishes the visual impact of the building mass. MFBMG-4 - Architectural elements such as chimneys, balconies, porches, pot shelves and window surrounds (consistent with the architectural style) should be provided for visual diversity. MFBMG-5 - To the extent possible, entrances to individual units should be plainly visible. MFBMG-6 - Units and buildings should be sited to maximize view opportunities to open spaces. MFBMG-7 - The overall composition of buildings should incorporate proportion and rhythm among a series of unit "bays" and the overall building mass. Materials & Colors Guidelines MF/MCG -1 - Building materials and colors should be consistent with the guidelines for the architectural style selected for the Neighborhood. MF/MCG -2 - Stucco and combinations of stucco, stone, and wood or materials of a wood -like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. MF/MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted tone consistent with the architectural style. MF /MCG -4 - Use of stucco on larger mass buildings should be broken up or mixed with other materials. MF/MCG -5 - Use of natural materials such as wood, wood -like details and trim, and stone, rock or brick are encouraged for design accent and trim. MF/MCG -6 - Color is intended as a primary theme element, and color values should be generally light tones with darker or lighter accents encouraged to highlight the character of the structure. MF/MCG -7 - Accent color should be used for shutters, awnings, trim, fascia, balcony rails, stucco recesses, inlaid tile bands or cornice bands, and should relate to the architectural form and character of the building. Roof Form & Materials Guidelines MF/RFG -1 - When a project includes more than one building, roof forms should vary from one building to the next where practicable, in order to achieve visual interest and diversity. MF/RFG -2 - Roof pitch may vary, but generally be consistent with the architectural style. Shed roofs over porches or other building extensions may be lower in pitch.. MF/RFG -3 - Varied ridge heights should be utilized to create offsets in the ridgeline to better articulate roof forms and building massing. MF/RFG -4 - Roof colors and composition should vary within a Neighborhood to add visual diversity. MF/RFG -5 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. MF/RFG -6 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. MF/RFG -7 - Roof forms, materials and colors of garages or other detached structures should be designed to reflect the character and materials of the primary structure. Building Elevations & Siting Guidelines MFBEG -1 - Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. MFBEG -2 - Functional covered balconies, decks, covered front porches, and other architectural detailing that reflect the style of the building are encouraged. M1FBEG -3 - Use offset window, door, and exterior deck placement to preserve visual privacy. Glen Loma Ranch Specific Plan - Final C- 144 NU/BEG-4 - Site buildings to take advantage of open space views, courtyard open spaces or private recreational facilities. MFBEG -5 - Consider limiting buildings to 4 to 6 units to avoid overly long building elevations. MFBEG -6 - Street facing elevations on attached products shall have additive or subtractive elements to help break up the mass of the building facade. Additive elements include dormer windows, porches, bay windows, and exterior stairs. Subtractive elements include carved openings, niches, windows and doors. MFBEG -7 - Where building elevations other than the front (street) elevation are visible from a side street, park, or other public area, these visible elevations should have the same level of detail and articulation as the front elevation. MFBEG -8 - Units located adjacent to streets may face onto the street, or may be grouped around a central green in a configuration which as a whole fronts the street. MFBEG -9 - When units front onto a street, the primary facades and building entries should orient to the street. MFBEG -10 - Off - street parking lots should be limited to on no more than 20 percent of the parcel's street frontage. MFBEG -11 - Street oriented windows should be well articulated, and upper story (above first floor ) windows should have a vertical dimension equal to or greater than the horizontal dimension. incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. Parking Lots & Garage Guidelines MF /PGG -1 - Parking lots should be designed and lighted to ensure pedestrian safety. MF/PGG -2 - Long rows of garages should be avoided. Garages and parking spaces should be distributed throughout a development to ensure that each unit's assigned parking is reasonably close to the unit. MF/PGG -3 - Garage structures should provide some enclosed storage for each unit. MF/PGG -4 - Guest parking should be distributed throughout the development and clearly identified. Town Center/ Residential Flex Site Organization Guidelines TC /SOG -1 - Combinations of one and two- story elements on the same building are encouraged to create visual diversity. TC /SOG -2 - Building mass should be articulated to the extent practical to reflect the historical context of the architectural style. TC /SOG -3 - Building mass should reflect a reasonable relation to the size of the lot. TC /SOG -4 - Awnings, arcades, trellises, and other pedestrian protection may project ten feet (I0') beyond the property line. These shall interrupt the vertical facade divisions. TC /SOG -5 - Retail shops, restaurants, other "active" businesses display windows, and/ Additional Building Components Guidelines or courtyard entrances should be located at MF /ABCG -1 - Exposed gutters and ground level on front on the primary street. downspouts should be painted to match TC /SOG -6 - Major pedestrian entrances should always be located at the street front; adjacent roof, fascia, trim or wall colors. secondary entrances may be located at or MF /ABCG -2 - Gutters and downspouts should convenient to parking lots. be placed so as not to detract from or TC/SOG -7 - Residential units over first floor compete with the architectural design of commercial and retail businesses are the building. encouraged. MF /ABCG -3 - All flashing, sheet metal, vents TC /SOG -8 - Buildings should be always built and pipes should be painted to match the to, or near, the front property line. ( "Front adjacent surface. property line is defined as the frontage along MF /ABCG -4 - Skylights should be a "primary" street as defined in the Glen Loma Ranch Specific Plan - Final C -145 "Circulation " section of the Glen Loma Ranch Specific Plan. TC/SOG -9 - Buildings should also be built to side property lines to form as continuous a line of building fronts as possible, but must respond to the need to provide parkmi g or access to parking. ti .- r- t- e- E— lc�•- Tir– �l�c�r'rF}i; �Ecr+i E- ,ire— il�...ie�� :l 1 i TC/SOG44 -10 - Buildings on comer lots should be located on the street intersection and should generally orient to the primary street, with the major entry at the corner. TC /SOG -4?1 1 -Parking should be located to the rear or sides of buildings, and should not front any Town Center primary street. TC /SOG4-3--I.2 - Driveways should be shared with adjacent uses and the number of driveways to a major street should be limited. The preferred access is from side streets provided that such access is not adjacent to or opposite from residential uses. TC /SOG -44— 1 3 - Shared parking among compatible businesses is encouraged to reduce the total parking area of the Town Center. ,rc /sOC -la Materials & Colors Guidelines TC/MCG -1 - Building materials and colors should compliment the historical architectural style. TC/MCG -2 - Stucco and combinations of stucco, stone and wood or materials of a wood -like appearance, having the necessary fire retardant characteristics, are encouraged for exterior surfaces. TC/MCG -3 - Where stucco is used, it should have a final coat of integral color in a muted earth tone or shade of white to compliment the historical architectural style. TC/MCG -4 - Use of natural materials such as wood, wood -like details and trim, and Glen Loma Ranch Specific Plan - Final C -146 stone, rock or brick are encouraged for design accent and trim. TC/MCG -5 - Color is intended as a primary theme element, and color values should be generally light earth tones or white with darker or lighter accents encouraged to highlight the character of the structure. TC/MCG -6 - Accent color should be used for shutters, trim, fascia, stucco recesses, or cornice bands, and should relate to the architectural form and character of the building. All wrought iron is to be black or similar dark color. Roof Form & Materials Guidelines TC/RFG -1 - Simple pitched, gable, or shed roof forms should be utilized, consistent with the architectural style of the building. Flat roofs with parapets may be allowed as limited roof elements. TC/RFG -2 - Roof pitch may vary, but generally be a minimum of 4 in I2. Shed roofs over covered walkways or other building extensions may be lower in pitch. TC/RFG -3 - Roof colors should generally be a neutral earth tone, avoiding high- contrast colors such as red, oranges or ceramic blue. TC/RFG -4 - Roof materials should be concrete, clay, cement, composition shingle or other fire resistant materials. Building Elevations Guidelines TC/BEG -1 - To the extent possible, building elevations should be harmonious and compatible with the design elements of the architectural style of the building. TC/BEG -2 Each elevation should be designed with a proper visual balance and sense of cohesion, and all elevations of a building should have detailing appropriate to the style, not just the front elevation. TC/BEG -3 - Covered front walkways that reflect the style of the building are encouraged. TC/BEG -4 - Thick support pillars, battered columns typical of the architectural theme design are encouraged along with pilasters accented with stone work at entries. TC/BEG -5 - Long, large, solid walls unbroken in relief, form or design facing roadways or other areas of public view should be broken up through varied architectural design and landscaping. TCBEG -6 - Clear glass and non - reflective glass is permitted, but reflective and mirrored glass is prohibited. Additional Building Components Guidelines TC /ABCG -1 - Exposed gutters and downspouts should be painted to match adjacent roof, fascia, trim or wall colors. TC /ABCG -2 - All flashing, sheet metal, vents and pipes should be painted to match the adjacent surface. TC /ABCG -3 - Skylights may be incorporated into the roof design to provide natural light and passive solar energy. Frame color should blend with the surrounding roof color, natural aluminum frames are not allowed. TC /ABCG -4 - To the greatest extent possible, solar panels should be located away from front elevation street views. Parking Lots Garages & Loading Areas Guidelines TC/PGG -1 - Parking lots should be designed and lighted to ensure pedestrian safety. Signage Guidelines TC /SG -1 - Sign style should always conform to the architectural style of the building. TC /SG -2 - Encouraged signs include raised- "Halo" letters on building face, pedestrian- oriented blade signs, sculptural cantilevered signs, non- internally lit signs with lighting from secondary source, neon signs backed by building face or storefront. TC /SG -3 - Discouraged signs include cabinet or "can" internally lit signs with the exception of theatre marquee, plastic - faced, internally -lit channel letters. Institutional Site Organization Guidelines IU /SOG -1- Parking for institutional uses should not extend into residential areas. IU /SOG -2 - Multi -story buildings should not be placed adjacent to private open space of residential units. IU /SOG -3 - Multiple buildings in a single institutional project should be varied in Glen Loma Ranch Specific Plan - Final C -I47 size and mass. A transition from low buildings on the perimeter to larger and taller structures on the interior of the site is encouraged. IU /SOG -4 - Where institutional site interfaces with a residential street, barriers to vehicular access from that street should be designed into the Specific Plan area. Barriers may include building placement, masonry walls, fences, or any other site feature that will physically obstruct vehicular movement, while still allowing pedestrian movement from the street and the site. IU /SOG -5 Institutional sites should take full advantage of transit opportunities, trails, and other pedestrian - friendly elements as deemed feasible. IU /SOG -6 - Institutional signs should be more restrained in size and design than general commercial signs. Standards for Trails TRS -1 - The multi -use trail shall be set back from the defined creek channels a minimum of fifty (50) feet_�,i;.�� dirt:ci,_,d L)�,, p, :u TRS-2 - The route and destination points of the various trail segments will be conceptually set through the adoption of the Glen Loma Ranch Specific Plan ix> f_m d deM nl. Future Neighborhoods that develop adjacent to the trail segments are intended to respect the trail alignments as adopted. TRS -3 - Adjustments to the trail design, location, surface material, the width of appropriate buffer and other factors will be reviewed by the City of Gilroy and dic tirofr g L)rologl7 i". as part of the design of individual Neighborhoods so that the final Neighborhood and trail designs best reflect site - specific conditions. TRS -4 - Trail segments will be constructed by individual projects adjacent to the trails. The completed trail segments and an area equivalent to the width of future multi- use trails will be dedicate J rf, die ef i :j,,.tilr * ; .ilv •,r;:r�;:iarc TRS -5 - Maintenance /fire access roads shall be a minimum of twelve -feet (I2') wide. future residents that the trails, while Removable bollards or other barriers may privately owned and maintained, will be be placed at entry points to prevent accessible to the general public. unauthorized motorized access, subject to Preserved Natural Open Space Guidelines review and approval by City staff and the City Fire Marshall during the map POSG -1 - Subject to the review and approval of approval process of each Neighborhood. the City of Gilroy, and assuming that Connection points will be reviewed by the public safety concerns can be adequately City of Gilroy staff (including the Gilroy mitigated, individual Neighborhoods Fire Department) to determine the adjacent to preserved open space areas and appropriate level of access. its corresponding buffer may: TRS -6 - Trails used as maintenance and /or - Allow homes to back directly on to public safety access shall be an all weather the open space buffer surface. Potential surface materials may be - Allow the sides of homes adjacent to concrete, asphalt, decomposed granite, or the open space buffer another material deemed appropriate by - Allow the fronts of homes to face the City Fire Marshall onto the open space buffer TRS -7 - Multi -use trails shall be a minimum of POSG -2 - In the event that safety concerns twelve feet (I2') wide. cannot be mitigated, a single - loaded TRS -8 - Multi -use trails shall be surfaced street may be located between the homes when also used as a maintenance and the open space. easement. POSG -3 - The preserved open space within TRS -9 - Signage � e yeti g t4 ge ew ;iersl,:F o1_ the Glen Loma Ranch Specific Plan area : t tink provides effective wildlife habitat areas f ee-.,'-? �c- T- rm- a;:- m+,�,,,�t.,�- �1�',o :!si of and serves as wildlife movement the preserved open space will be placed corridors. Generally, development should periodically along the trail system. not occur closer than one- hundred feet TRS -10 - Where deemed appropriate, multi- (I00') to a defined creek bank or tree use trails shall be placed along or within the canopy of a defined riparian area or buffers adjacent to preserved open space (; %" �0' to other preserved open space areas, and will link with other trail systems areas (coastal scrub areas, mixed to provide access throughout the Specific cultivated woodland, and rocky Plan area and to other local and regional serpentine grassland areas) ; jar systems. e In certain TRS -11 - Trail crossings of all streets shall Neighborhoods, however, other setback occur at controlled access sites such as standards may be approved due to site stop signs, signals, is >ui,c'i:; i c;.;tS, etc. constraints or to accomplish specific TRS -12 - The width of the pedestrian pathway project goals, but shall in no event be less shall be a minimum of six feet (C). than thirty (30) feet. Removable bollards or other appropriate POSG -4 - Where designated by the Glen Loma measures should be employed where Ranch Specific Plan and confirmed by the required at all entry points to collector and City through the individual map approval residential streets to prevent unauthorized processes, preserved open space areas may motorized access. function as linear circulation corridors TRS -13 - Appropriate signage shall be linking Neighborhoods, parks, and provided indicating ownership, directional surrounding open space. and location information. TRS -14 - The Builder of a Neighborhood that Preserved Natural Open Space Standards proposed private interior pedestrian POSS -1 - Human access into the preserved open pathways shall provide disclosure to the space areas shall be limited and controlled Glen Loma Ranch Specific Plan - Final C -148 via trail placement and interpretive signage. POSS -2 Future homeowners shall be notified of the existence of the preserved n :irm:fl open space, the location of present and future trails, fuel transition buffers as prescribed by the Gilroy Fire Department, access issues as prescribed by the City of Gilroy Police Department, and the enforcement of pet leash laws within the preserved open space areas through disclosure documents presented at the time of purchase of future homes. POSS -3 - During and after construction of adjacent lands, specific site erosion control practices shall be employed to limit sedimentation into the preserved open space areas. POSS -4 - The Glen Loma Ranch Master Homeowners Association will assume ownership and maintenance of the preserved __open space. The vegetation in the Preserved ;1 -Open Space shall be evaluated for fuel management and modification by an urban wild land interface planner or similar professional, subject to the approval of the Fire Marshall. A report shall be provided based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented in the adjacent open space. The required width of the FTZ shall be based on the conclusions of this report„ POSS-5 - In order to protect the preserved open space from urban intrusion, the creation of open space buffers surrounding the open space will be required. These buffers will create a non - development zone between the preserved open space and future development. These buffers will be either thirty (30') feet, fifty (50') feet or one- hundred (I00') feet in width, depending on the nature and quality of the preserved nay m�j _open space, as determined by the biotic consultant for the Glen Loma Ranch Specific Plan. Activities within the open Glen Loma Ranch Specific Plan - Final C -149 space buffers are restricted to fuel maintenance activities related to either the preserved open space and /or the fuel transition zones, and in some cases, _a orm z C r_.h _ -111d trail corridors (public or private ) outside the preserved open space but within the open space buffer. POSS -6 - Unless specifically noted elsewhere in this document, all preserved < ;; ai open space and open space buffers will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. Fuel Transition Zone Standards FTZS -1 - Whenever a development has a boundary with an area of preserved open space, either internal or external to the development area, a FTZ is required. FTZS -2 - The minimum width of fuel transition zones shall be 30 feet. This width may be wider as required in areas of higher fire potential. The width of the FTZ will be composed of mowed natural vegetation managed as indicated below. Irrigated and maintained landscaping of individual parcels can also be used to meet up to thirty (30) ft. of the required FTZ width. Roads and trails can also be used to make up the required FTZ. FTZS -3 - Landscaping with the FTZ will be at the option of the Master Developer. FTZS -4 - Ground fuel shall be eliminated by chemical treatment or mowed to a height of not more than 4 ". Alternatively, the area may be disked annually or more frequently as directed by the Fire Marshal. Live vegetation, (trees and shrubs, within the transition zone shall have all dead material removed and shall be thinned and pruned to reduce fire intensity and rate of spread. FTZS -5 - Dead trees within the transition zone shall be removed. FTZS -6 - Vegetation under trees within the defined transition zone shall be maintained at height that will preclude its functioning as a "ladder" for fire to travel from ground vegetation into the tree crown. FTZS -7 - Only approved fire resistive landscape plants shall be used for the "green belting" element of the fuel transition zone. Plants within the greenbelt shall be permanently irrigated. FTZS -8 - Only open fencing (wire -mesh, wrought -iron, or tubular steel) shall be allowed as rear -yard fences abutting the FTZ. Traditional wood "good neighborhood" fences are prohibited. All fuel transition zones will be owned and maintained by the Glen Loma Ranch Master Homeowners Association. FTZS -9 - Approved Fire Resistive Plants shall be utilized. FTZS -10 - The Builder for each proposed Neighborhood adjacent to preserved naturai open space and /or an open space buffer shall submit landscaping plans for review and approval by the Community Development staff, which will include review and approval by the City Fire Marshall. FTZS -11 - Each Neighborhood that is part of an overall FTZ shall have the specifications consistent with the CC &Rs adopted by the MHOA. The adopted CC &R shall indicate the dimensions of the area that is to be maintained as part of an FTZ. If the Master Developer elects to provide landscaping, the landscaped area will be managed and maintained pursuant to a landscaping plan approved and inspected by the Gilroy Fire Marshal. FTZS -12 - These access locations shall be at a minimum of every 1000', but this interval can be reduced based on determination of need by the Police and Fire Departments. FTZS -13 - A fire hydrant shall be within 20' of an access location. The access location shall have a minimum width of 20'. FTZS -14 - If gated, the gate shall meet the Fire Prevention Gate Policy and be provided with a "Knox" keyed lock. FTZS -15 - When a trail or roadway is to be included in the FTZ it shall consist of: • Paved with a non combustible or fire resistive material • Any associated landscape strip shall either be irrigated, or kept mowed or chemically treated at the option of the Master Developer (subject to Glen Loma Ranch Specific Plan - Final C -150 approval by the Gilroy Fire Marshall) • Trees shall be of approved Fire Resistive variety. Focal Point Standards FPS -1 - The size of each Focal Point shall be --U k; asi- 4,500 .4-square feet in size. FPS -2 - Focal Points are intended for the use of the residents of the Neighborhood in which they are located. I .WJ, _,ur c sip J1.1-- 7 - -. I;'�:= C �'Ci *L�,. }1.:1U 1�� :; tC� -. 1.5 1. t' h • ?'::: I1 FPS-3 - - Focal Points are to be owned and maintained by the Glen Loma Ranch Master HOA. If major amenities (i.e. swimming pool, tennis courts) are proposed by the Builder of the Neighborhood, these major amenities could then be owned and maintained by the Master HOA or an individual Neighborhood HOA. Focal Point Guidelines FPG -1 - The Focal Points may have Tot Lots, playground equipment or other features, but are not required to provide such features. FPG -2 - Focal Points can be located within the center of individual Neighborhoods, but can be located adjacent to open space buffers to take advantage of the adjacent open space. FPG -3 — Focal Points within individual Neighborhoods may be located adjacent to public trails._ Su t�t�v e�4—as to tn�I3i13� iT this placement =. ii! b ;e, J by the City of Gilroy as part of the review of the individual Neighborhood. Standards to Limit Noise Exposure NLS -1 - Neighborhoods that lie adjacent to Santa Teresa Boulevard shall provide a fifty -foot (50) buffer f:-ein ,_h,> !![irnatc Lace r t ciJu! -- .:,_i �aix_: T <, for acoustical and aesthetic considerations except as noted below: a. If the existing creek that runs through the Palomino neighborhood is relocated to within the McCutchin Creek and Olive Grove Neighborhoods, no additional buffer will be required. b. The Grove and Vista Bella Neighborhoods are required to provide a twenty -fie (25') buffer. This twenty -five (2S') buffer reflects a previous dedication of twenty-five (2S') made to the City of Gilroy to assist in the implementation of the Santa Teresa Boulevard Class I trail as shown in the Parks and Recreation Master Plan. NLS -2 - The relocation of drainage swale coupled with the placement of a new trail along Santa Teresa Boulevard shall create a significant development and noise mitigation setback from Santa Teresa Boulevard. NLS -3 - A t: otn�:nt�� proposed to run parallel to Santa Teresa Boulevard will serve as a noise mitigation setback from Santa Teresa Boulevard. _, :' ::i unitise nt ",:r[. Oi't'i_ L u._0 n.lstjc.;.1 titrr. NLS -4 - The new City park adjacent to the cc( _n -Neighborhood will serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback from Santa Teresa Boulevard NLS -5 - Preserved open space in the form of a landscaped drainage corridor and Reservoir Canyon creek and open space buffers shall serve as an aesthetic open space break along Santa Teresa Boulevard and serve as a noise mitigation setback. NLS -6 - Neighborhoods that lie adjacent to Santa Teresa Boulevard 1;tcc feature higher density Residential Product Types so that the building themselves provide shielding for outdoor noise levels in lieu of sound walls. NLS -7 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Olive Grove, —'FlI McCutchin Creek. Glen Loma Ranch Specific Plan - Final C -15I � 1 nl!< ;lico. 8"IId i� i� -h.F _nol -1 Neighborhoods —_ - be used the setback of development from Santa Teresa Boulevard. Guidelines to Limit Noise Exposure NLG -1 - ! ,cr homes and attached units (like Townhomes and /or manor homes ) between Santa Teresa Boulevard and back yard areas so that the bH r!R sstruc UI'<S provide shielding for outdoor noise levels. (Interior noise levels inside the homes can then be controlled through the use of sound rated windows and other construction measures, where necessary.) NLG -2 - v, i c c_sound walls are used, the following measures should be used: • Breaks and openings s Wr -. i i!_be incorporated in the design of the sound walls; • Integrate variations in the sound wall planes to avoid long stretches of sound walls without variation. • Locate sound walls behind berms and/ or landscaping to screen them from Santa Teresa Boulevard. Landscaping maintenance will be the responsibility of the Homeowners Association. • Vary berm heights and widths to create natural looking berm forms and shapes. NLG -3 - Interpose homes and attached units (like Townhomes and /or manor homes between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. Partially because these Neighborhoods lie adjacent to Santa Teresa Boulevard, the Montonico, Rocky Knoll and Town Center R -4 Multi - Family Neighborhoods are envisioned as high density Neighborhoods. In addition, the Product Differentiation Standard is in effect for the Malvasia Neighborhood, dwelling units at a higher density may be situated along Santa Teresa Boulevard to shield the remaining portion of the Neighborhood from noise. NLG -4 - The use of frontage roads and alleys along Santa Teresa Boulevard within the Montonico, Malvasia, Rocky Knoll and Town Center R -4 Multi - Family Neighborhoods would increase the setback of development from Santa Teresa Boulevard. NLG -5 — The Grove and Vista Bella Neighborhoods should benefit from the continuation of the Santa Teresa Boulevard trail. NLG -6 — The Grove and Vista Bella Neighborhoods should consider interposing homes and attached units (like Townhomes and /or manor homes) between Santa Teresa Boulevard and back yard areas so that the building themselves provide shielding for outdoor noise levels. NLG -7 - In areas where the building layout does not provide necessary shielding, promote the use of earthen berms and /or short walls on top of the earthen berms that would provide the necessary noise attenuation. NLG -8 - The use of frontage roads and alleys in Neighborhoods adjacent to Santa Teresa Boulevard and Merlot Drive would increase the setback of development from Santa Teresa Boulevard. Sanitary Sewer Standards SS -1 - Conform all design and construction of the sanitary sewer system to the City of Gilroy Sanitary Sewer Master Plan. Domestic Water Distribution System Standards DWS -1 - Conform all design and construction of the ;t 4;_ar,rr system to the City of Gilroy; \? Master Plan. Recycled Water Distribution System Standards RW S -1 - The design of the recycled water system within the Glen Loma Ranch shall conform to the current South County Region Water Reuse Authority (SCRWA) Plan. Glen Loma Ranch Specific Plan - Final C -152 Storm Drainage Standards SDS -1 - Preserve water quality by implementing — the latest Best Management Practices for Storm Drainage into the design and construction of the Specific Plan area, thus reducing the discharge of pollutants into storm water to the maximum extent practicable. SDS -2 - Ensure that all storm drain flows entering — Uvas Creek from the Specific Plan area coincide with the current City of Gilroy Storm Drain Master Plan and the Uvas Creek Drainage Standards. SDS -3 - Use the existing channels on the site as the primary means for conveyance of pre- treated storm water. SDS -4 - Limit the destruction of existing habitats caused by flow changes, channel erosion, and channel improvements. SDSS -5 - The design of future collector streets may allow the center islands or park strips to be used as vegetated swales to filter street run -off subject to the review and approval of the City Engineer. 0 s° a 0 SINGLE - FAMILY ATTACHED/MULTI- FAMILY ATTACHED UNITS 1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS AT PUBLIC STREETS I I 3' 3' LANE 3' LANE 3' 3'III 3' W BUILDING 10' 10 SIDE TOF OM MIN. _.. 15,/20 10 - - 10' i P}f-.I FRONT LIVING 43 REAR I F-' �I LIVING \ REAR 1 \ ' W C 1 � LIVING LIVING 13 5• /6•. 5/0 5' /6•1 T /6�' P 5'/6•• 5' /6. 5'/6•. VJ 21'/221' SIDE SIDE SIDE V > ADJACENT To FRONT SD)E FRONT „4 'a ;. CORNER FROM FRONT a' .. PORCH ti 10' LIVING is PORCH :i 10' LIVING ••.. _. __ -5' PORCH PSE RCH PORCH PORCH \26 T PRIVATE STREET _' 2 1 _'_S_IDEWALK.: ,21•. -26' 2� -. . ".. 16' PSE 16 PSE PUBLIC STREET 1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS AT PUBLIC STREETS 1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS AT PRIVATE STREETS GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENT. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR. UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FROM SETBACK. W FROMTO AONTMM. a FRONT FRONT LIVING LIVING I_ LANE f I LANE BUILDING SEPARATION -FRONT TO FRONT i I I 3' 3' LANE 3' 3' W BUILDING 10 SIDE TOF OM MIN. 15'/20 10 i P}f-.I FRONT LIVING I I F-' �I LIVING LANE LIVIN ' W P 13 5• /6•. 5/0 5' /6•1 T /6�' SIDE ADJACENT SD)E SIDE SIDE TO CORNER > i1 _. FRONT FRONT 'a LIVING LIVING a' .. PORCH ti 10' '`' PORCH `� is PORCH :i 10' PORCH S. ••.. _. __ -5' PSE -_._ 5 _ SwewALK T PRIVATE STREET 1 &2/3- STORY SINGLE FAMILYATTACHED/MULTI- FAMILY ATTACHED UNITS AT PRIVATE STREETS GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENT. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR. UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FROM SETBACK. W FROMTO AONTMM. a FRONT FRONT LIVING LIVING I_ LANE f I LANE BUILDING SEPARATION -FRONT TO FRONT i I I LANE. sloe 30' W BUILDING SIDE TOF OM MIN. a i P}f-.I FRONT LIVING �I LANE BUILDING SEPARATION -SIDE TO FRONT APPENDIX Q NOTES: ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN SIDE SETBACKS AND BUILDING SEPARATION OF SIDE TO SIDE SINGLE - FAMILY ATTACHED WITH "• "ONLY APPLY TO 3 -STORY UNITS, SEE TABLE lo. /MULTI - FAMILY ATTACHED UNITS -RJA RU08RR1-JRN5ZZi-AZAR SHEET I OF B SHEETS COMPACT LOTS, MINIMUM 2,400 S.F., COMPACT LOTS, MINIMUM 2,400 S.F., FRONT - LOADED GARAGE REAR/ALLEY- LOADED GARAGE LANE I 10' 3"" VG1V �1(tiL 1V V l IIJ: 10' 1 10' F SLUG. ENVELOPE I. THESE LOT SITING EXHIBITS ARE BLDG. ENV'E.LOPE. FACE) W PSE 6 SEE TABLE IO SEE TABLE IO �I _ SEE TABLE 10 BUILDING BUILDING BLDG.ENVELOPE BULDNG ENVELOPE ENVELOPE BLDG. ENVELOPE ENVELOPE STANDARDS STANDARDS 1 STANDARDS i ! i I _'1 3 GARAGE LVING FACE " THESE EXHIBITS AND TABLE 10 ENVELOPE VARIES BLIR;. ENVEIOee SPACE STANDARDS OR LIVNG SPACE PORCH X18' 10' SEE TABLE IO Q 3 ¢ BUILDNG LIVING GARAGE PL SPACE - PL PIE 10' SWE.,. ENVELOPE p STANDARDS FA OR ... CE- SIDEWALK smewALK PRIVATE STREET LANE I 10' 3"" VG1V �1(tiL 1V V l IIJ: 1 10' F SLUG. ENVELOPE I. THESE LOT SITING EXHIBITS ARE BLDG. ENVELOPE FACE) W PSE 6 SEE TABLE IO INTENDED TO AID IN THE �I _ SEE TABLE 10 "W"1 ARIES c�. SEE TABLE BUILDING BLDG.ENVELOPE BULDNG ENVELOPE BUILDING ENVELOPE BLDG. ENVELOPE ENVELOPE STANDARDS F W V) STANDARDS STANDARDS SPECIFIC PLAN. IN THE CASE WHERE BUILDNG 3 FACE _ THESE EXHIBITS AND TABLE 10 ENVELOPE VARIES BLIR;. ENVEIOee i,1 1 R i. STANDARDS LP1 'x LIVNG SPACE 1E' PORCH 10' SEE TABLE IO Q 3 ¢ BUILDNG LIVING GARAGE PL SPACE - 10' PL SWE.,. ENVELOPE p STANDARDS FA OR ... CE- SIDEWALK PRIVATE STREET PUBLIC STREET PORUl �Rl UNLESS OTHERWISE NOTED. APPENDIX Q a 10' ( 18' SPACE ILLUSTRATIVE SETBACK DRAWINGS PL PSE PUPUBLICROW 3. SOME SECOND STORY SETBACK GLEN LOMA RANCH SPECIFIC PLAN LIVNG SPACE (FACE OF CURB) PRIVATE STREET REQUIREMENTS DEVIATE FROM THE COMPACT LOTS, OR PORCH LANE LANE 3"" VG1V �1(tiL 1V V l IIJ: 1 10' 10 GARAGE-- - I. THESE LOT SITING EXHIBITS ARE BLDG. ENVELOPE FACE) 3 „„ 10' SEE TABLE IO INTENDED TO AID IN THE �I _ SEE TABLE 10 BULLDING BUILDING BLDG.ENVELOPE BULDNG ENVELOPE ENVELOPE BLDG. ENVELOPE ENVELOPE STANDARDS F W SEE TABLE IO STANDARDS SPECIFIC PLAN. IN THE CASE WHERE BUILDNG BUILDNG V FACE _ THESE EXHIBITS AND TABLE 10 ENVELOPE VARIES BLIR;. ENVEIOee L DING STANDARDS LP1 'x LIVNG SPACE 1E' PORCH 10' SEE TABLE IO Q 3 ¢ BUILDNG OR PORCH 10' PL SWE.,. ENVELOPE p STANDARDS PSE SIDEWALK PRIVATE STREET CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT 5. LOCATION DESIRED PL A THE PSE AND THE ACEMENT OF THE YARD AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET FENCING OR ENTRYWAYS MAY It A LARGER SIDE CORNER OR FRONT SETBACK LANE 3,m VG1V �1(tiL 1V V l IIJ: 1 10' 0 GARAGE -- I. THESE LOT SITING EXHIBITS ARE BLDG. ENVELOPE 'FACE 3 „„ 10' SEE TABLE IO INTENDED TO AID IN THE i •i GARAGE i BULLDING BUILDING INTERPRETATION OF TABLE 10, FROM SE.E. TABUW ENVELOPE ENVELOPE BLDG. ENVELOPE SECTION 7 OF THE GLEN LOMA RANCH STANDARDS F W SEE TABLE IO STANDARDS SPECIFIC PLAN. IN THE CASE WHERE PSE BUILDNG V FACE _ THESE EXHIBITS AND TABLE 10 ENVELOPE VARIES BLIR;. ENVEIOee L DING DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. LP1 'x LIVNG 1E' PORCH 10' SEE TABLE IO Q 3 ¢ BUILDNG SPACE 2. ALL SETBACKS SHOWN ARE MINIMUM SWE.,. ENVELOPE p STANDARDS H 16'PSE - -- -- DIMENSIONS TO THE FIRST FLOOR, PUBLIC STREET _ �Rl UNLESS OTHERWISE NOTED. APPENDIX Q a _ 26' SPACE ILLUSTRATIVE SETBACK DRAWINGS PL 21 PUPUBLICROW 3. SOME SECOND STORY SETBACK GLEN LOMA RANCH SPECIFIC PLAN LIVNG SPACE (FACE OF CURB) REQUIREMENTS DEVIATE FROM THE COMPACT LOTS, OR PORCH IFACE OF CURB) FIRST STORY SETBACKS. SEE THE GLEN — PUBLIC STREET LOMA RANCH SPECIFIC PLAN, PSE 10 INCLUDING TABLE 10 IN SECTION 7, - FOR DETAILS. PUBLIC STREET 4. SEETHE GLEN LOMA RANCH SPECIFIC PRIVATE STREET PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT 5. LOCATION DESIRED PL A THE PSE AND THE ACEMENT OF THE YARD AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET FENCING OR ENTRYWAYS MAY It A LARGER SIDE CORNER OR FRONT SETBACK LANE LANE I' 3i °' 10 _ j--GARAGE 3,m D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. 1 10' 0 GARAGE -- 16• SLUG. ENVELOPE BLDG. ENVELOPE 'FACE 16 SEE TABLE IO SEE TABLE FO BULLDING BUILDING F ryl SEE TABLE 10 SE.E. TABUW ENVELOPE ENVELOPE BLDG. ENVELOPE UW1 BUILDING TAi EyJ ENVELOPE STANDARDS SFANDARDS SEE TABLE IO STANDARDS I ' GARAGE ' - BUILDNG V FACE _ ENVELOPE L DING STANDAROS SPACE LIVNG 1E' PORCH SPACE 21' 26' SWE.,. H 16'PSE - -- -- """B"C ROW (FACE OF CURB PUBLIC STREET LANE LANE I' 3i °' 10 _ j--GARAGE 3,m D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. 1 10' 0 GARAGE -- 16• SLUG. ENVELOPE 'FACE 16 PSE -� F ryl SEE TABLE 10 SE.E. TABUW H [L) 6 BLDG. ENVELOPE BLDG. ENVELOPE UW1 BUILDING TAi EyJ ENVELOPE (1) SEE TABLE 10, FOOTNOTE 10. SEE TABLE IO STANDARDS TE'/I a V STANDARDS 121-1 'n O BUILDING BUILDNG V ENVELOPE ENVELOPE. .] y' STANDARDS a o STANDAROS LIVNG SPACE a a�Gu H I GI GARAGE FACE —' _ �Rl LIYTNG APPENDIX Q _ 26' SPACE ILLUSTRATIVE SETBACK DRAWINGS 21 PUPUBLICROW . PORCH 16' GLEN LOMA RANCH SPECIFIC PLAN (FACE OF CURB) 26'- COMPACT LOTS, IFACE OF CURB) 21' 16'PSE — PUBLIC STREET IC ROW (FFACE AC.0 DE CURB) PUBLIC STREET LANE LANE I' 3i °' 10 _ j--GARAGE 3,m D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. 0 GARAGE -- / 'FACE 16 -� - SE.E. TABUW H [L) 6 BLDG. ENVELOPE BLDG. ENVELOPE BL'RDNG ENVELOPE (1) SEE TABLE 10, FOOTNOTE 10. SEE TABLE IO STANDARDS BUILDING BUILDNG V ENVELOPE ENVELOPE. .] y' STANDARDS a o STANDAROS LIVNG SPACE H I _ �Rl 26' APPENDIX Q _ 26' -SIDEWALK ILLUSTRATIVE SETBACK DRAWINGS 21 PUPUBLICROW 16 P$E GLEN LOMA RANCH SPECIFIC PLAN (FACE OF CURB) PUBLIC STREET CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT ~ilIL) AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET ER11%H3 w— SHEET 2 O 8 SHEETS LANE I' 3i °' 10 _ j--GARAGE D. 1HC PV I YL(LPI 1 J'VAISAVCJ —V PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. j, FACE' 16 PSE NOTES: H [L) 6 BLDG. ENVELOPE (1) SEE TABLE 10, FOOTNOTE 10. V l21' C SUITABLE IO = BUILDNG V ENVELOPE. .] y' STANDARDS a o LIVNG SPACE \ PORCH APPENDIX Q _ 26' ILLUSTRATIVE SETBACK DRAWINGS - - -27: - - - -' - -- GLEN LOMA RANCH SPECIFIC PLAN 16 PSE PL`P -"'RGw COMPACT LOTS, IFACE OF CURB) MINIMUM 2,400 S.F. PUBLIC STREET CENTRAL BLOCK LOT STREET CORNER LOT CENTRAL BLOCK LOT STREET CORNER LOT ~ilIL) AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET ER11%H3 w— SHEET 2 O 8 SHEETS 0 i i F� i� iLL COMPACT LOTS, MINIMUM 2,400 S.F. CLUSTER/COURT LOTS LOT FRONTING TO MOTOR COURT/ INTERIOR TO CLUSTER OR SIDING ONTO OPEN SPACE ( LOT #1•,4) CORNER LOT TO MOTOR COURT AND SIDING TO PUBLIC STREET ( LOT #5,6) 5'SIDE 5' SIDE IO _GARAGE GARAGE _:= lO REAR _ �.- REAR BLDG (2) BLDG. ENVELOPE _ I _ - -- _ j ENVELOPE LOT 96 �-"CH PORCRI' LOT #5 PSE ]O SIDE SIDE PLC 2) rPL ]O'SIDF. PCF PRIVATE STREET CORNER LOT TO MOTOR COURT AND SIDING TO PRIVATE STREET ( LOT #5,6) GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10. (2) 5' SETBACK TO LIVING SPACE AND Y SETBACK TO PORCH IF PROVIDED. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN COMPACT LOTS - CLUSTER/COURT LOTS = SHEET 3 O 8 SHEETS LOT 41 LOT #2 LOT 03 LOT #4 1O' REAR tO' REAR REAR 10' REAR 10' 5 5 5 5' SIDE SIDE BLDG. ENVELOPE BLDG. ENVELOPE BLDG.ENVELOPE BLDG. ENVELOPE 5 _. - - 5. RIDE '1 SIDE- f� 5 -- I •� 5 FRONT 3' GARAGE.'m. eats !/ FRONP cx ! GARAGE ? 3• r 5: 5.1,1 I POW" 2 2 PoRCH GARAGE T, MOTOR COURT (1 GARAGE 5' 1 5'SIDE 5 5' SIDE lO ' GARAGE ry i GARAGE ID' REAR -' i_ (2) I - BLDG. _ -_ l.__� ENVELOPE LOT#6 -PORCH RLIF•, LOT #S SIDEL (2) SLUE - SIDEWALK PUPUBLICROW 21' -� 16' PSE - I SB)EN'ALK - IC PSE Pu um"ROW 21' - - (FACE OF "IRB) (FACE OF CURB) PUBLIC STREET LOT FRONTING TO MOTOR COURT/ INTERIOR TO CLUSTER OR SIDING ONTO OPEN SPACE ( LOT #1•,4) CORNER LOT TO MOTOR COURT AND SIDING TO PUBLIC STREET ( LOT #5,6) 5'SIDE 5' SIDE IO _GARAGE GARAGE _:= lO REAR _ �.- REAR BLDG (2) BLDG. ENVELOPE _ I _ - -- _ j ENVELOPE LOT 96 �-"CH PORCRI' LOT #5 PSE ]O SIDE SIDE PLC 2) rPL ]O'SIDF. PCF PRIVATE STREET CORNER LOT TO MOTOR COURT AND SIDING TO PRIVATE STREET ( LOT #5,6) GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10. (2) 5' SETBACK TO LIVING SPACE AND Y SETBACK TO PORCH IF PROVIDED. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN COMPACT LOTS - CLUSTER/COURT LOTS = SHEET 3 O 8 SHEETS W U ra D:1 a �II L COMPACT LOTS, MINIMUM 2,400 S.F. CLUSTER/COURT LOTS LOT #1 ( 10' BLDG. ENVELOPE 2E' SIDE - -` l FRONT 5 _ r PORCH - . I GARAGE <� MOTOR COURT 5 5 SIDE LOT #6 E I - ,'GARAGE . (REAR - - — - BLDL (2) ENVELOPE S IE ' 3H)eN'ALK l - -- - 1F' PCC LOT #6 PL/PUBLIC ROW PUBLIC STREET - (FACE OF CURB) MOTOR COURT LOTS SIDING/BACKING TO PUBLIC STREETS (LOT #1, 6) MOTOR COURT LOTS SIDING/BACKING TO PRIVATE STREETS (LOT #1, 6) GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE IO SHALL TAKE PRECIDE'NCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEETHE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONTSETBACK. 6. THE FOOTPRINTS. GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10. (2) 5' SETBACK TO LIVING SPACE AND Y SETBACK TO PORCH IF PROVIDED. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN COMPACT LOTS - CLUSTER/COURT LOTS .w== mum. SHEET 4 O 8 SHEETS LOT #I. „ 110 .. BuR. F ENVELOPE 1IQ' SIDE 5 (/1 FRONT I i PORCH R " MOTOR COURT d GARAGE 5 S SME LOT #6 7 10 - - GARAGE R BLDG. ._ I_- (2) ENVELOPE - - -PORCH i l 10 SMF PSE LOT #6 PRIVATE STREET MOTOR COURT LOTS SIDING/BACKING TO PRIVATE STREETS (LOT #1, 6) GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE IO SHALL TAKE PRECIDE'NCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEETHE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONTSETBACK. 6. THE FOOTPRINTS. GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10. (2) 5' SETBACK TO LIVING SPACE AND Y SETBACK TO PORCH IF PROVIDED. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN COMPACT LOTS - CLUSTER/COURT LOTS .w== mum. SHEET 4 O 8 SHEETS TRADITIONAL VILLAGE LOTS, MINIMUM 5,000 S.F., FRONT - LOADED RECESSED -FRONT GARAGE SIDEDRIVE- GARAGE SWING -IN GARAGE GENERAL NOTES 1. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE. TABLE 10 SHALL TAKE PRECH)ENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. S. LOCATION OF THE PSE AND THE vnalrccu rL,na,crvLCrL yr L CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. S 15' MIN. y 15' MIN. 15' MIN. I I BLDG. ENVELOPE 5' i PORCH 18' PL 10' PSE 15 BLDG. 5' __ � SIDEWALK - W 10' SIDE CORNER PRIVATE STREET GENERAL NOTES 1. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE. TABLE 10 SHALL TAKE PRECH)ENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. S. LOCATION OF THE PSE AND THE vnalrccu rL,na,crvLCrL yr L CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. S 15' MIN. 15' MIN. 15' MIN. 5' BLDG. ENVFLOPE F BLDG. 5' ENVELOPE 5' FIMIN. 25' W 10' SIDE CORNER gl MIN.40' 1 oPnoNAL -- 1 I /i S' i I N ----- I -- PRIVATE STREET ARCHITECTURAL GUIDELINES AND w !�+ BLDG.ENVELOPE 21 smevPALK 26' ' 21;.,!I �o 16'PSE � - OPTIONAL. t l BLDG. ENVELOPE PORTF COCHFRF. BLDG. F.NVF.LOPF. 5' S' PORCH o 8 - 15 _ MIN. 25' � i I PORCH -- SIDEWALK;:_ a -: PSE 15' GLEN LOMA RANCH SPECIFIC PLAN 26 sroewALK .V. 3 v PRIVATE STREET E' fl GENERAL NOTES 1. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE. TABLE 10 SHALL TAKE PRECH)ENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. S. LOCATION OF THE PSE AND THE vnalrccu rL,na,crvLCrL yr L CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 15' MIN. 15' MIN. 5' BLDG. ENVFLOPE f +, •` BLDG. 5' ENVELOPE 5' FIMIN. 25' ENVELOPE gl MIN.40' 1 oPnoNAL -- 1 I /i S' i I 10' PSE ----- I -- PRIVATE STREET ARCHITECTURAL GUIDELINES AND MIN.28' 21 smevPALK 26' ' 21;.,!I 16'PSE � - OPTIONAL. t l BLDG. ENVELOPE PORTF COCHFRF. BLDG. F.NVF.LOPF. 5' S' PORCH BLDG. ENVELOPE 15 _ MIN. 25' PL PSE 10 F+ SIDEWALK;:_ a PRIVATE STREET GENERAL NOTES 1. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE. TABLE 10 SHALL TAKE PRECH)ENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. S. LOCATION OF THE PSE AND THE vnalrccu rL,na,crvLCrL yr L CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 15' MIN. 15' MIN. 5' BLDG. ENVFLOPE 15' MIN. 5' ENVELOPE 5' FIMIN. 25' gl MIN.40' 1 oPnoNAL -- 1 15' MIN. 10' PSE —__— -- PRIVATE STREET GENERAL NOTES 1. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE. TABLE 10 SHALL TAKE PRECH)ENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. S. LOCATION OF THE PSE AND THE vnalrccu rL,na,crvLCrL yr L CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT FENCING OR ENTRYWAYS MAY AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET AT PRIVATE STREET REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw— AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS 15' MIN. 6. THE FOOTPRINTS, GARAGES AND 15' MIN. 15' MIN. ENVELOPE 5' PORCHES SHOWN ARE EXAMPLES gl MIN.40' 1 oPnoNAL 15' MIN. ONLY. SEE THE GLR SPECIFIC PLAN FOR —__— PORCH ARCHITECTURAL GUIDELINES AND 21 smevPALK 26' ' 21;.,!I 16'PSE � - t l BLDG. ENVELOPE BLDG. F.NVF.LOPF. 5' S' I 16 PSE BLDG. ENVELOPE _ MIN. 25' APPENDIX F+ .I a GLEN LOMA RANCH SPECIFIC PLAN 26 sroewALK .V. 3 v E' fl - RJAs•' P- LICROW PUBLIC STREF,T O 21 I i j$ PORCN -,\ PDRCN 1$ v_ slDEwau_c 26' 21 16 'PSE Zl' 26' 16'PSE -- PUBLIC STREET FALeoFiuxel PUBLIC STREET CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw— AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS 15' MIN. 6. THE FOOTPRINTS, GARAGES AND 15' MIN. ENVELOPE 5' PORCHES SHOWN ARE EXAMPLES gl MIN.40' 1 oPnoNAL jI FORTE cOCLLERE ONLY. SEE THE GLR SPECIFIC PLAN FOR —__— PORCH ARCHITECTURAL GUIDELINES AND 21 smevPALK 26' ' 16'PSE � - P euBLlcROw PUBLIC STREET CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw— AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS 6. THE FOOTPRINTS, GARAGES AND 15' MIN. PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. BLDG. ENVELOPE 5' S' _ MIN. 25' APPENDIX ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN 26 sroewALK TRADITIONAL VILLAGE LOTS, FRONT-LOADED E' fl - RJAs•' P- LICROW PUBLIC STREF,T CENTRAL BLOCK LOT CORNER LOT CENTRAL BLOCK LOT CENTRAL BLOCK LOT Vim= m%aw— AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET AT PUBLIC STREET SHEET 5 O 8 SHEETS 0 m ill EPin LANE 3 1 OARAGEi! 15' i FACE 5 BLDG. ENVELOPE 10' PSE 06YIALR _ PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET TRADITIONAL VILLAGE LOTS, MINIMUM 5,000 S.F. REAR/ALLEY- LOADED GARAGES I I T F! EM LANE 3� S 15' MIN. '1 GARAGE GARAGE 15' MIN, FACE L FACE , v LWL 5' 10' SIDE CORNER 5' S' I v u I"' > BLDG. ENVELOPE y PORCH ENVELOPE. SIOP.WALK 16'PSE" Z > 5 5 v i3 g ry PORCH I PUBLICSTREET (FACEOFCURB) PSE 15' PL 10 I PRIVATE STREET CORNERLOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PUBLIC STREET f I ePrvL LANE 3 EP PL LANE 3" - GARAGE 15' MIN, FACE BLDG. ENVELOPE 5' 21 E, PORCH ENVELOPE. SIOP.WALK 16'PSE" Z > 5 5 16 'PSE 21'- 26' i3 z ry PUBLIC ROW PUBLICSTREET (FACEOFCURB) CENTRAL BLOCK LOT AT PUBLIC STREET f I ePrvL LANE 3 15' MIN. GAµAGE FACE; 21 E, ENVELOPE. W 16'PSE" Z > 5 5 u i3 z pad ��I 2 a i \PORCH � 21' 26 _ _ i 6'PSE Pv PUBLIC ROW (FACE OF CURD) PUBLIC STREET CORNERLOT AT PUBLIC STREET GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENT'S DEVIATE FROM THE FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 101N SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK- 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE IO APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL VILLAGE LOTS, LEAR/ALLEY- LOADED GARAGES °Rjk' SHEET 6 OF 8 SHEETS 1 0 0 3 i 3 CENTRAL BLOCK LOT AT PRIVA °s ENTRAL BLOCK LOT AT PUBLIC STREE TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F., FRONT LOADED F cW F 10' SIDE CORNER W 6' F Q < BLDG. ENVELOPE a � P � z i` l `- LIVING SPACE / OR PORCH PSE 15' 16' PRIVATE STREET CORNER LOT AT PRIVATE STREET CORNER LOT AT PUBLIC STREET 20' BLDG. 20' ENVELOPE 6' 26' 6' ( I W16 i PSE BLOC. ENVELOPE I. THESE LOT SITING EXHIBITS ARE p 6' 6' COCHERE I LIVING SPACE U s o PL PSE 15' INTERPRETATION OF TABLE 10, FROM SIDEWALK -= LMNG SPACE I ;I OR PORCH - SECTION 7 OF THE GLEN LOMA RANCH 18' SPECIFIC PLAN. IN THE CASE. WHERE 31 16 PSE PLRUBLIC ROW (FACE OP(M=)l PUBLIC STREET CORNER LOT AT PUBLIC STREET CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR �. f( I BLDG. / I ENVELOPE LIVING SPACE OR PORCH (FACT.OP CURB) PUBLIC STREET BLDO. ENVELOPE FF- PUBLIC STREET PUPUBLIC ROW (FACE OF CURB) FRONT SETBACK. 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL GARDEN LO' FRONT - LOADED IRJA,,. INIMMEM,11IN of 1 ,AZAR = CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS 20' BLDG. GENERAL NOTES: ENVELOPE 6' 6' ( I 1 MIN.28' I. THESE LOT SITING EXHIBITS ARE /OM ONAL PORIE COCHERE I LIVING SPACE INTENDED TO AID IN THE ORPORCH PL PSE 15' INTERPRETATION OF TABLE 10, FROM SIDEWALK -= PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR �. f( I BLDG. / I ENVELOPE LIVING SPACE OR PORCH (FACT.OP CURB) PUBLIC STREET BLDO. ENVELOPE FF- PUBLIC STREET PUPUBLIC ROW (FACE OF CURB) FRONT SETBACK. 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL GARDEN LO' FRONT - LOADED IRJA,,. INIMMEM,11IN of 1 ,AZAR = CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS GENERAL NOTES: I. THESE LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE. WHERE THESE EXHIBITS AND TABLE 10 g' BLIXL DISAGREE, TABLE 10 SHALL TAKE ENVELOPE PRECIDENCE. 6' 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. - - 3. SOME SECOND STORY SETBACK - REQUIREMENTS DEVIATE FROM THE _ 2 MIN. 25' FIRST STORY SETBACKS. SEE THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE lO IN SECTION 7, FOR DETAILS. _ PSE 4. SEE THE GLEN LOMA RANCH SPECIFIC -SIDEWALK - PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. PRIVATE STREET 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD CENTRAL BLOCK LOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR �. f( I BLDG. / I ENVELOPE LIVING SPACE OR PORCH (FACT.OP CURB) PUBLIC STREET BLDO. ENVELOPE FF- PUBLIC STREET PUPUBLIC ROW (FACE OF CURB) FRONT SETBACK. 6. THE FOOTPRINTS, GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL GARDEN LO' FRONT - LOADED IRJA,,. INIMMEM,11IN of 1 ,AZAR = CENTRAL BLOCK LOT AT PUBLIC STREET I CENTRAL BLOCK LOT AT PUBLIC STREET SHEET 7 O 8 SHEETS a 0 CENTRAL BLOCK LOT AT PRIVATE STREET TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F. REAR/ALLEY- LOADED GARAGE LANE EML LANE EPPL 3'' EP /PL LANE "mL LANE GuAk E 20' FACE 3" 3'e ' PS 20, 11 GARAGE 6' 6' BLDG. ENVELOPE I 11l -... W W 6' N10' SIDE CORNER LIVING SPACE OR PORCH 6 15 PL PSE 6' a. PRIVATE STREET CENTRAL BLOCK LOT AT PRIVATE STREET TRADITIONAL GARDEN LOTS, MINIMUM 7,500 S.F. REAR/ALLEY- LOADED GARAGE CORNERLOT AT PRIVATE STREET LANE EPPL EP /PL LANE "mL LANE 3" 3'e ' PS 20, 11 GARAGE OARAGE I' 2O' FACE' 20' GARAGE FACE! I 11l -... W W 1.- N10' SIDE CORNER BLOC. ENVELOPE. 6' 6 BLDG. ENVELOPE 6' a. c P x c c OR PORCH c LIVING SPACE OR PORCH ' a PSE IR " PL 15, - 16'PSE PL/PUBLIC ROW 26 -- PRIVATE STREET CORNERLOT AT PRIVATE STREET CENTRAL BLOCK LOT AT PUBLIC STREET LANE EPPL EP /PL LANE 3' 3'e OARAGE I' 2O' 20' GARAGE FACE! •FACE BLOC. ENVELOPE. 6' 6 LIVING SPACE 6' PLUG. ENVELOPE c r� OR PORCH 6 ' a _ ::.SIDEWALK IR - 16'PSE PL/PUBLIC ROW 26 -- - E [(FACE OF CURB) w PUBLIC STREET CENTRAL BLOCK LOT AT PUBLIC STREET CORNER LOT AT PUBLIC STREET GENERAL NOTES I. THESE. LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE, 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE. THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 6. THE FOOTPRINTS. GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10 APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL GARDEN LOTS, tEAR/ALLEY- LOADED GARAGE "RJA "w- SHEET 8 OF 8 SHEETS EP /PL LANE 3'e 20' GARAGE FACE! 26' a PLUG. ENVELOPE c r� 6' 6 a IR �a e E w LIVING SPACE .�I OR PORCH 16 PSE P PUBLK ROW (FACE OF CURB) PUBLIC STREET CORNER LOT AT PUBLIC STREET GENERAL NOTES I. THESE. LOT SITING EXHIBITS ARE INTENDED TO AID IN THE INTERPRETATION OF TABLE 10, FROM SECTION 7 OF THE GLEN LOMA RANCH SPECIFIC PLAN. IN THE CASE WHERE THESE EXHIBITS AND TABLE, 10 DISAGREE, TABLE 10 SHALL TAKE PRECIDENCE. 2. ALL SETBACKS SHOWN ARE MINIMUM DIMENSIONS TO THE FIRST FLOOR, UNLESS OTHERWISE NOTED. 3. SOME SECOND STORY SETBACK REQUIREMENTS DEVIATE FROM THE FIRST STORY SETBACKS. SEE. THE GLEN LOMA RANCH SPECIFIC PLAN, INCLUDING TABLE 10 IN SECTION 7, FOR DETAILS. 4. SEE THE GLEN LOMA RANCH SPECIFIC PLAN FOR REQUIREMENTS RELATED TO ARCHITECTURAL DETAILING. 5. LOCATION OF THE PSE AND THE DESIRED PLACEMENT OF THE YARD FENCING OR ENTRYWAYS MAY REQUIRE A LARGER SIDE CORNER OR FRONT SETBACK. 6. THE FOOTPRINTS. GARAGES AND PORCHES SHOWN ARE EXAMPLES ONLY. SEE THE GLR SPECIFIC PLAN FOR ARCHITECTURAL GUIDELINES AND STANDARDS. NOTES: (1) SEE TABLE 10, FOOTNOTE 10 APPENDIX Q ILLUSTRATIVE SETBACK DRAWINGS GLEN LOMA RANCH SPECIFIC PLAN TRADITIONAL GARDEN LOTS, tEAR/ALLEY- LOADED GARAGE "RJA "w- SHEET 8 OF 8 SHEETS March 6, 2009 Mr. Tim Filice Glen Loma Group 7888 Wren Avenue Gilroy, CA 95020 City of Gilroy COMMUNITY DEVELOPMENT DEPARTMENT pig Division (408) 846.0440; fax (408) 846-0429 g g Divisiaai (408) 846.0430; fax (408) W -0429 Housing & Commmunity Development (4088) 846-0290; fax (408) 846-0429 Re: Acknowledgement of the City of Gilroy's Agreement with Glen Loma Ranch Specific Plan and Development Agreement Follow -up Items Covered in the Meetings on July 2, 2008 and March 4, 2009 Dear Tim: Please accept this letter as the City of Gilroy's formal agreement to the resolution of the twelve (12) items contained in the meeting notes entitled Glen Loma Ranch Resolution Critical Items dated March 4, 2009. City Engineering, Rick Smelser and I have reviewed the proposed resolutions and we agree with all that is stated. It has truly been a pleasure working with you and the Glen Loma Team these last 6 years. I wish you and the Ranch project the best success! Should you have any questions, please contact Rick Smelser at 846 -0260. Warmest Regards, Wendie Rooney Community Development Director cc: Rick Smelser Glen Loma Ranch Specific Plan and Development Agreement Files GLEN LOMA RANCH RESOLUTION OF CRITICAL ITEMS March 4, 2009 All comments represent notes from meetings held at the City of Gilroy on July 2, 2008 attended by: Wendie Rooney, Rick Smelser, Don Dey, Laura McIntyre, Bill Faus, Tim Filice, John Filice, Arminta Jensen, Jim Schul and February 5, 2009 attended by: Wendie Rooney, Rick Smelser, Don Dey, Charlie Krueger, Kristie Abrams, Melissa Durkin, Tim Filice, John Filice, Craig Filice, Arminta Jensen, Jim Schul. 1. Babbs Creek setback Summary: A copy of Zander Associates letter titled 'Gabbs Creek Setbacks" dated January 30, 2008, was provided at the meeting for review by City, regarding the acceptance of buffer averaging to Babbs Creek along the extension Oak Brook Way into the Vista Bella Neighborhood.. Resolution: Buffer averaging plan is acceptable, as reflected on the attached Exhibit and accompanying letter. Follow up: None required. 2. Off -site Santa Teresa Trail vs. Frontage Trail Phasing. Summary: The City has a desire to complete the Santa Teresa Trail connection from the south end of the GLR project, south to Thomas Rd. Improvements related to this section of trail are not the responsibility of the GLR project. The possibility of the project complete this segment of trail in lieu of installing large segments of their frontage trail as currently set for phasing is being pursued. There is also a question regarding the trail cost cap in DA Section 4.4.3.3. "Trail Cap". Resolution: The "Trail Cap" is a separate issue from this segment of trail. This segment of trail is not a project requirement. This item is regarding the offsite segment of Class I trail from southerly end of project to Thomas Road is included in City trails Master Plan and reimbursable from 440 fund, when available. Page 1 of 6 W:Vobs 06\ 062010 \Documents \Coord.City\critical items of clarification with the city July, 7 2008.docx Amending the D.A. was posed as an option, but not acceptable to the land owner. A viable option discussed is to eliminate temporary trail requirement on Glen Loma Ranch frontage and provide off -site trail connection to Thomas, as a cost trade off. Further studies showed that the cost of constructing the full offsite trail improvement would be too high, and not an equitable trade for the applicant. City is agreeable to GLR grading and compacting all interim trails. City also agreed that placing base or a portion of the base as an interim trail would be acceptable. Follow up: Charlie is to check if the necessary ROW dedication for the trail exists for all properties between GLR and Thomas Rd. If the ROW exists, final terms need to be worked out and agreed upon for location and timing, etc. 3. Type of fence along Santa Teresa Resolution: Concrete split rail is the current thinking. Discussed the issue of vandalism occurring with breaking of the rails on the existing fence at Villagio. Follow up: Further discussions will be required at design. 4. Mello Roos District possibility (see DA Section 3.8) Resolution: City is open to the formation of a Mello Roos. Follow up: Glen Loma to provide options for District administration, when the time comes. 5. Development Agreement and Specific Plan Standards: Summary: The Development Agreement and Specific Plan establish Standards and Regulations that apply to development of Glen Loma Ranch (see DA Section 3.2 as well as State Law): • City Standards for Street sections & PUE widths Page 2 of 6 W:' Jobs 06\ 062010 \Documents \Coord.City\critical items of clarification with the city July, 7 2008.docx o New policies and standards for streets, such as 'Any street that is not Arterial or Collector shall be private'; do not apply to GLR Confirmation of the Street lighting standards for GLR - lumens, spacing hardware Resolution: Tim Filice to have Paul Giacalone contact Don Dey with a specification from their manufacturer to replace Holophane brand street lights. Street lights - Holophane replacement, wattages - GLG agreed to make modifications to existing lights on Luchessa and Cimino. Those Changes are not to be applicable and/or precedent setting for future Ranch development. Follow up: Further discussion and clarification needed on what are the prevailing standards for the entire Ranch. 6. Syrah CL Extension from Solorsano - clarification of responsibility, process, CEQA, etc. Resolution: Process discussed with Wendie, who stated this is a minor adjustment to the Specific Plan and no formal revision process is necessary. Follow up: Should the extension be needed. 7. Mitigation clean -up: items such as deleting mitigation measures related to the Thomas Rd. Bridge and Uvas Park Drive, which were replaced by the Tenth Street Bridge. (See Letter from City dated 3.1.06) Resolution: Glen Loma has received letter from the City on this issue (attached). Follow up: Wendie has back -up emails between her and the previous City Manager which provide additional documentation regarding the intent of handling this issue. Page 3 of 6 W AJobs 06 \062010 \Documents \Coord.City \critical items of clarification with the city July, 7 2008.docx 8. Specific PIan allows some changes to street configurations and alignments that do not require an amendment. a Confirmation of Town Center street configuration, intent to discourage thru traffic from Luchessa, responsibility of Miller traffic accommodation due to City plans for the operation of Christmas Hill Park, etc. e Town Center Street submitted September 20089 - Status of City review. (Wendie, Rick, Don Dey) Resolution: Agreed that Specific Plan amendment not required. RJA provided a street transition layout study (4 lanes to 2 lane transition),and the City agreed with conceptual layout. Follow up: Final design will reflect the agreed -upon alignment. 8. Confirm the fire station location and configuration Resolution: Fire station location good as shown in conceptual layout, dated June 21, 2007. Follow up: Final design will reflect the agreed -upon alignment. 9. City's desire to widen Miller Avenue to three (3) lanes to service Christmas Hill Park events. Resolution: RJA to review feasibility and provide alignment study. 10. Acceptance of the street improvements for Luchessa Avenue and Cimino Street, at the elementary school. Resolution: City agreed to conditionally accept the street improvements accompanied by a Memorandum of Understanding (MOU) outlining the outstanding items to be accepted at a later date. City will draft the MOU. RJA will revise plat and legal descriptions to place R. 0. W. at back of curb. RJA will consolidate documents into one single- recorded package for each property owner (3 total). 11. Deeds for dedication of R.O.W. and easements - City provided signed document to RJA. Resolution: Two of the three are complete.. Page 4of6 WAJobs 06\ 062010 \Documents \Coord.City\criticar items of clarification with the city July, 7 2008.docx Follow up: RJA to pick up final from the City and will forward to the title company with instruction for recording. 12. TIF reimbursement: Resolution: RJA made application to the City in early 2008. The application has been misplace. RJA is resubmitting TIF package to Rick S on March 4, 2009. Follow up: Parties to come to agreement on reimbursement items and amounts now. Payment is five (5) years out. 13. Wendie to set up meeting concerning GUSD signing the DA and discussion on school frontage landscape maintenance. Resolution: GUSD has not signed DA. A meeting between the City, School District and Glen Loma is necessary. Follow up: Meeting needs to be held. 14. Thomas Rd. / Luchessa and Princvalle Intersections: Summary: GUSD mitigation measures include installing these improvements. Resolution: Must have a reimbursement agreement or some other method of cost sharing. Follow up: Meeting must include a discussion regarding the project cost vs TIF reimbursement. 15. 2008 creek bank stabilization and erosion cost sharing - GLR, GGF, COG ( Wendie, Rick) Resolution: Tim F., Brian B., and Charlie K. will be meeting to finalize agreement. Follow up: 12. Offsite Improvement Plan • Approval Resolution: Tenth & Monterey Intersection improvement plans submitted July 2008 - Status of City review. (Don Dey) Page 5 of 6 WAJobs 06 \062010 \Documents \Coord.City \ciitical items of clarification with the city July, 7 2008.docx LLtchessctl77tontct s/Prittcevalle improvent.ent plans sub milted November 2008 - Statit.s of Cit>> review. (Don Dev) Follow up: Don is two (2) months from Starting review. Developer has option of paying for contract worker if expedited review is needed. Attachments: Letter from Zander Associates, dated January 30, 2008 Conceptual Layout Glen Loma Ranch Town Center, dated June 21; 2007 Letter from City of Gilroy, dated March t, 2006 Fabe 6 of 6 W :Uobs tJ b) 0G2010XDocuuuntslCoord .Citykritical items of clarification with the city July. 7 2008,docx ZANDER ASSOCIATES Environmental Consultants January 30, 2008 Mr. Jim Schul Ruggeri- Jensen -Azar & Associates 8055 Camino Arroyo Gilroy, CA 95020 Babbs Creek Setbacks Vista Bella at Glen Loma Ranch Gilroy, California Dear Jim: On January 16, 2008, you and I visited the southeasterly portion of the proposed Vista Bella neighborhood at Glen Loma Ranch. We walked the proposed alignment of the extension of Oak Brook Way, an existing residential street in the adjacent Villas neighborhood to the east. We also reviewed project plans including the Vesting Tentative Map for the Vista Bella neighborhood dated December 12, 2007. The purpose of our visit was to evaluate setback issues for the proposed Oak Brook Way extension relative to an approximately 320 -foot reach of Babbs Creek as it flows easterly from a culvert under Santa Teresa Boulevard toward the Villas subdivision. Oak Brook Way exists today as an approximately 36 -foot wide (right of way width) residential street along the southerly boundary of the Villas neighborhood that is stubbed at the weaterly property line with Glen Loma Ranch. Babbs Creek more or less parallels Oak Brook Way along the south (at least in this vicinity) and has been left as an open channel through the Villas with use restrictions and planting requirements to preserve it as a natural riparian corridor. A flexible buffer width was established for development setbacks from Babbs Creek for the Villas. An average minimum width (50 feet from the top of the bank or dripline of riparian canopy if present) was established, but location- specific distances could be modified and adjusted if additional onsets (e.g. opposite side buffers, additional tree planting) were incorporated into the development planning. In the immediate area of the Villas boundary with Glen Loma Ranch (site of the proposed Vista Bella neighborhood), creek setbacks are considerably closer than 50 feet, but in other areas they are greater. The proposed extension of Oak Brook Way into the Vista Bella neighborhood will tie into the existing stub and of the street, retain the 36 -foot wide right of way width and head due west more or less parallel to the relatively short remaining reach of Babbs Creek. At the point of connection with the stub end of the sheet, the Babbs Creek channel meanders south so that setbacks will generally exceed 100 fact from centerline and 50 feet from the top of the bank in this area. However, as the proposed mad right of way moves west, the stream channel (and top 150 Ford Wap, Suite 101, Novato, CA 94945 telephone: (41S) 897 -8781 fax: (415) 897 -042J Page I of 6 W:Uobs 06/0620100=nwnts %Coord.Cit.*6tical items of clarification with the city July, 7 2008.doex Mr. Jim Schul January 30, 2008 Page 2 Lander associates of bank) meander closer with setback distances narrowing as close as 20 feet from the top of bank at the western (upstream) terminus of Babbs Creek (at the outfall of the culvert under Santa Teresa Boulevard). Riparian habitat in this reach of Babbs Creek is limited to in- channel vegetation and a few scattered trees (oak and willow). Extension of Oak Brook Way will allow completion of the riparian corridor along Babbs Creek to its terminus at Santa Teresa Boulevard. While the City's requirements for riparian setbacks for the Glen Loma Ranch Specific Plan generally specify 100 -foot buffer areas, a more flexible standard is appropriate for this small reach of:Rabbs Creek. it has very limited riparian cover and is restricted from additional expansion because of Santa Teresa Boulevard and other surrounding uses. Increased' plantings along the.bank and in the buffer areas, educational signage and use/access restrictions could be included in the planning for this small reach through the Vista Bella neighborhood to improve its habitat quality and provide corridor linkage without the need for greater aetback distance& 1 trust this brief asaessment will allow you to complete your tentative map application for the project. Please call we if you have any questions. Sincerely, wtlll-� Michael Zander Principal c: Tim Pilice Page 2 of 6 W:Uobs 061 0620101 Documents \Coord.Citykritical itetns of clarification with the city July,1 2008.docx W W CN N O R x BABAS CREEKr T_. c �o .•' l•I �.'fREE•.� P- 11 kl- * 7(ISRNG �� 120 ,60 SCALE m rEEf: t_e 60', - EXHIBIT A GHJW, CMOQ 1A GLMZGBG BAhv! UNGMTA 2M 7061alNG6A!l�OOr7 m'o tJFa n a A :oclates Q� (w67',tq -also •f.n CWl78N -0701' �y VIST BtUA ' •.. o n I VU-LAS / 1 _ NEIGH RHOOD. ' NEIGHBORHOOD 70, :: -9 67 66 . ,65 64. ., •68 EXISTING ,.- OA�KBIE WAS - 7ecpKBToctme a�cuKero roror"K'. - ROO WAY OAKB K �• _ •1 - IrcuaataTOrornar+ti . . �_ _ - •- _707opOFBAHx `'� � -lb OF BATA f BABAS CREEKr T_. c �o .•' l•I �.'fREE•.� P- 11 kl- * 7(ISRNG �� 120 ,60 SCALE m rEEf: t_e 60', - EXHIBIT A GHJW, CMOQ 1A GLMZGBG BAhv! UNGMTA 2M 7061alNG6A!l�OOr7 m'o tJFa n a A :oclates Q� (w67',tq -also •f.n CWl78N -0701' I r HRI ![ a ,11 1, AL \ \8Vk'0 \tl3lu?]�a01 \f:tivAttlC \&Ar,6 \66 i�/Y \iI �W�Ct[- NC -[PK-f ]ull]wWl 9n4vyU ne,x, Irv, ewnai�o -uva Page 4 of 6 W:\JobsO6\062010\Documents\Coord.CitftriticaI items of clarification with the city July, 7 2008.docx Aug 05 08 08:45a March 1, 2006 GLEN LOMA GROUP 408 847 3380 p.2 Toleph6rie (408) 846.0400 Facsimile (408) 846 -0500 QV41C i tp of 01 f rD p http://www.cf.giiroy.ca.us 7351 Rosanna Street Gilroy, California 95020.6197 COPY for. Tun Filice Glen Loma Group 7888 Wren Avenue Gilroy, CA 95020 RE: Luchessa Bridge and Road Widening Dear Mr. Filice: The intent of this letter is to mmorialize d scussions between the City of Gilroy Staff and Glen Loma representatives relative to specific traffic mitigation measures identified in the Glen Lorna Ranch Specific Plan Environmental impact Report (EIR). The Glen Loma Ranch Specific Plan EIR traffic study dated June 6, 2005 concluded that the development of the project would not necessitate the construction of the I& Street Bridge. The study found that from a circulation or LOS standpoint the bridge would not be required until the General Plan build out or around 2020. However, The Glen Loma Ranch Specific Plan EIR traffic study concluded that in order to maintain the General PIan adopted LOS of C, the project would be require to widen the existing Luchcssa Bridge from the present two lanes to four lanes and other improvements, such as the widening of Luchessa Road on each side of the bridge. During circulation of the draft Glen Loma Ranch Specific Plan EIR, the City held as informational meeting with the City Council and Planning Commission on July 25, 2005. Although it was recognized that the Glen Loma Rauch development would not generate the need for the construction of the I& Street Bridge in order to maintain a LOS of C; the City Council and Planning Commission expressed concern that the bridge should be constructed concurrently with the phase of the Glen Loma Ranch that would be access via I Oa' Street, which would occur at the beginning of Phase III. Based on this concern, and with Glen Loma's concurrence, the City conducted a second traiiic study dated September 8, 2005, which analyzed the circulation improvements that would be necessary if the 1 016 Street Bridge were constructed during the build out of the Glen Loma Ranch or about 10 years earlier than General Plan Build out- Based on this second traffic study, which assumed construction of the 10* Street Bridge around 2012, a number of improvements that were identified in the June 6, 2005, traffic study were determined to not be necessary to maintain the acceptable LOS, including the widening 08/05/2008 TUB 08:44 ITX /RX NO 95571 0 002 Page 5 of 6 W:Vobs 06\062010 \Documents\Coord.City\criticnl items of clarification with the city July, 7 2008.docx nug 05 08 08:46a GLEN LOMF GROUP 408 847 3300 p.3 of both Luchessa Road and (lie iuchessa. Bridge. While these circulation improvements are identified in the Glen Lorna Ranch Specific flan lift as required mitigation measures, based on the Scptranbcr 8, 2005, traffic study they will not be necessary until sometime in the future, near the General Plan build out in 2020 and will not be imposed on the Glen Loma Itanch development. The City will be conducting.environmental review on the constmetion of the lq"' Street Bridge in 2006, and will be addressing the tithing of the Luchessa Road and Bridge widening in that environmental review process. In conclusion, although this letter cannot eliminate the Luchessa Road and Bridge widening mitigation measures in the Glen Loma Ranch Specific Plan CIR, it memoriali7.s the fact dual the this mitigation measure will be fitrther addressed in the 10 "' Street Bridge construction MR and will not be imposed on the Glen Loma Ranch development. Should you have any questions, please feel free to contact me at (408) 846 -0208. Very Truly Yours, IeO017 Wcndic Rooney Community Development Director 08/05 /2008 'tvl: M44 I'rX/ttS NO 65571 a00.1 Page 6 of 6 W:Vohs 0610620101Docuntents \Coord.Citylcriticai items of darificationwith thc.city July. 7 2008..docx *AV MII:11r:a GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM INTRODUCTION CEQA Guidelines section 15097 requires public agencies to adopt reporting or monitoring programs when they approve projects subject to an environmental impact report or a negative declaration that includes mitigation measures to avoid significant adverse environmental effects. The reporting or monitoring program is to be designed to ensure compliance with conditions of project approval during project implementation in order to avoid significant adverse environmental effects. The law was passed in response to historic non - implementation of mitigation measures presented in environmental documents and subsequently adopted as conditions of project approval. In addition, monitoring ensures that mitigation measures are implemented and thereby provides a mechanism to evaluate the effectiveness of the mitigation measures. A definitive set of project conditions would include enough detailed information and enforcement procedures to ensure the measure's compliance. This monitoring program is designed to provide a mechanism to ensure that mitigation measures and subsequent conditions of project approval are implemented. EMC PLANNING GROUP INC. 1 -1 1.0 INTRODUCTION MONITORING PROGRAM The basis for this monitoring program is the mitigation measures included in the project environmental impact report, and as revised through the EIR addendum process. These mitigation measures are designed to eliminate or reduce significant adverse environmental effects to less than significant levels. These mitigation measures become conditions of project approval, which the project proponent is required to complete during and after implementation of the proposed project. The attached checklist is proposed for monitoring the implementation of the mitigation measures. This monitoring checklist contains all appropriate mitigation measures in the Final EIR, as modified in the Addendum EIR. MONITORING PROGRAM PROCEDURES The City of Gilroy shall use the attached monitoring checklist for the proposed project. The monitoring program should be implemented as follows: 1. The Gilroy Community Development Department should be responsible for coordination of the monitoring program, including the monitoring checklist. The Community Development Department should be responsible for completing the monitoring checklist and distributing the checklist to the responsible individuals or agencies for their use in monitoring the mitigation measures; 2. Each responsible individual or agency will then be responsible for determining whether the mitigation measures contained in the monitoring checklist have been complied with. Once all mitigation measures have been complied with, the responsible individual or agency should submit a copy of the monitoring checklist to the Community Development Department to be placed in the project file. If the mitigation measure has not been complied with, the monitoring checklist should not be returned to the Community Development Department; 3. The Gilroy Community Development Department will review the checklist to ensure that appropriate mitigation measures and additional conditions of project approval included in the monitoring checklist have been complied with at the appropriate time, e.g. prior to issuance of a use permit, etc. Compliance with mitigation measures is required for project approvals; and 1-2 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 4. If a responsible individual or agency determines that a non - compliance has occurred, a written notice should be delivered by certified mail to the project proponent within 10 days, with a copy to the Community Development Department, describing the non- compliance and requiring compliance within a specified period of time. If non - compliance still exists at the expiration of the specified period of time, construction may be halted and fines may be imposed at the discretion of the City of Gilroy. EMC PLANNING GROUP INC. 1 -3 1.0 INTRODUCTION MITIGATION MONITORING CHECKLIST STEP 1 PRIOR TO APPROVAL OF THE TENTATIVE MAP (NOTE: MITIGATION MEASURES MAY SPECIFY TENTATIVE MAPS IN SPECIFIC NEIGHBORHOODS) 1. Prior to the approval of the first tentative map, the project proponent shall prepare a Santa Teresa Boulevard Landscaped Buffer Plan to include, but not be limited to, the following components: • A buffer along the entire length of the boulevard, in varying identified widths depending upon topography and views into the site; • Landscaping along Santa Teresa Boulevard to enhance and blend into the natural landscape and screen, to the greatest extent feasible, views of structures including berm /sound wall combinations; • Design options for entry features consistent with General Plan policy 1.10; • Design options for berm /sound wall combinations and signs; and • Class I Santa Teresa Multi -Use Regional Trail. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -4 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 12. The preserved serpentine rocky grassland on site shall be actively managed to reduce indirect impacts resulting from public use. This may include ranch -style wood fencing surrounding the knoll to protect the area from off -road vehicle use. Additionally, a short trail system could be installed to direct public access with interpretive signs at trailheads to educate the public on the uniqueness of the serpentine grassland community. The project proponent of any future development on the project site shall include habitat management measures in future project plans, subject to review and approval of the City of Gilroy Planning Division prior to approval of the tentative map for Canyon Creek and /or Rocky Knoll, whichever occurs first. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 47. Prior to approval of the first tentative map, the applicant shall provide written verification and mapping of the approximate 17 percent of the project site previously used for non - dryland crop use (e.g., wine grapes, tomatoes, cucumbers, strawberries). Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 48. Prior to approval of tentative maps, use permits, or architectural review applications of neighborhoods identified as part of mapping required in Mitigation Measure #47, the developer shall have a Phase I Environmental Site Assessment prepared. Based on the findings of the Phase I Environmental Site Assessment, clean up and disposal of such EMC PLANNING GROUP INC. 1 -5 1.0 INTRODUCTION contamination, if present, shall be in compliance with federal, state and local regulations governing the clean -up and disposal of hazardous waste. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 49. Prior to approval of the first tentative map, the project proponent shall prepare a program for monitoring the need for development of the new fire station. The monitoring program shall be consistent with the requirements of the development agreement between the project proponent and the City of Gilroy and is subject to review by the City Fire Marshal. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Fire Marshal Monitoring Notes: 1 -6 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 51. Prior to approval of the first tentative map, the project proponent shall have an "urban wildland interface planner ", or other professional acceptable to the City of Gilroy Fire Marshal, prepare a report to address the vegetation in the Preserved Open Space and evaluate fuel management and modification. The report shall be based on fuel modeling and fire behavior for the existing vegetation. As each neighborhood adjacent to the Preserved Open Space is developed, the recommendations of the report shall be implemented by the developer in the adjacent Preserved Open Space. The required width of the Fuel Transition Zones shall also be at least the width as recommended in the report. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Fire Marshal Monitoring Notes: EMC PLANNING GROUP INC. 1_7 1.0 INTRODUCTION STEP 2 PRIOR TO APPROVAL OF EACH TENTATIVE MAP OR USE PERMIT 7. Prior to approval of each tentative map or use permit, project plans for future development on the project site shall be designed to include adequate buffer areas to protect wetlands, waters of the U.S., oak /riparian woodland, and other open space areas to be preserved in the specific plans area (coastal scrub areas, mixed cultivated woodland, and rocky serpentine grassland areas), subject to review and approval of the City of Gilroy Planning Division. Project plans shall indicate that no development is to occur within 100 feet of a defined creek bank or edge of riparian corridor. Project plans shall indicate that no development is to occur within 50 feet of other open space areas; however, this setback may be reduced due to site constraints or to accomplish specific project goals subject to review and approval of the City of Gilroy Planning Division, but shall in no event be less than 30 feet. Wherever possible, buffer areas shall be planted with locally- obtained native grasses, shrubs and woodland understory species. Party responsible for implementation: Project Proponent Party responsible for monitoring. Gilroy Planning Division Monitoring Notes: 8. Prior to approval of each tentative map or use permit, project plans for future development on the project site shall be designed to avoid unnecessary filling or other disturbance of natural drainage courses and associated oak /riparian woodland vegetation to the greatest extent feasible, subject to review and approval of the City of Gilroy Planning Division. In the event that disturbance of site drainages and associated oak /riparian woodland vegetation cannot be avoided (i.e., Reservoir Canyon Creek Bridge construction, culverts, storm drain outfalls, etc.), authorization from the California Department of Fish and Game through Section 1600 et. seq. of the Fish and Game Code and /or the U.S. Army Corps of Engineers through Section 404 of the Clean Water Act and the Regional Water 1 -8 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 Quality Control Board through Section 401 of the Clean Water Act shall be obtained, if required, prior to issuance of building or grading permits for any activity that might encroach on the site's drainages. Conditions imposed on these permits and /or authorizations may include but not be limited to the following: • Construction work shall be initiated and completed during the summer and fall months when the drainages are dry, or at least have a very low flow. Typically, no construction work shall be allowed between. October 15th and April 15th. • A Habitat Restoration Plan shall be prepared to identify the exact amount and location of affected and replacement habitat, to specify on -site revegetation with locally- obtained native species within the buffer areas to mitigate habitat loss, and to provide specifications for installation and maintenance of the replacement habitat. Any loss of riparian or wetland vegetation resulting from construction activities shall be mitigated on -site at a minimum 3:1 replacement ratio. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 13. Prior to approval of each individual tentative map or use permit, subject to the review of the Gilroy Planning Division, the project applicant shall install siltation fencing, hay bales, or other suitable erosion control measures along portions of natural and manmade drainage channels in which construction will occur and within 20 feet of construction and /or staging areas in order to prevent sediment from filling the creek. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -9 1.0 INTRODUCTION 15. Prior to approval of a tentative map for each phase of the proposed project requiring removal or alteration to potential wetlands and /or waters of the U.S., a wetland delineation shall be prepared according to U.S. Army Corps of Engineers guidelines. The actual acreage of impacts to waters of the U.S. and wetlands shall be determined based on project plans for each development project and the wetland delineation for each development phase. The project proponent shall obtain all necessary permits and /or approvals from the U.S. Army Corps of Engineers and shall retain a restoration specialist to prepare a detailed wetland mitigation plan, if necessary, subject to review and approval by the U.S. Army Corps of Engineers and the City of Gilroy Planning Division. The plan shall include, but not be limited to, creation of wetlands on site to mitigate for unavoidable impacts to waters of the U.S. and wetlands resulting from development activities. Party responsible for implementation: Project Proponent Party responsible for monitoring. Gilroy Planning Division Monitoring Notes: 17. Prior to approval of a tentative map for each phase of the proposed project containing or adjacent to preserved natural open space areas, a signage plan shall be prepared to outline the language, number and location of signs to dissuade people from straying off trails and to prohibit unleashed dogs in the open space areas, subject to approval by the City of Gilroy Planning Division. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -10 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 1.3, 2014 18. Prior to tentative map or use permit approval of areas that contain any significant tree(s), a field survey shall be conducted by a certified arborist to determine the number and location of each significant tree to be removed, the type and approximate size of each significant tree, and the reason for removal. These findings shall be included in a written report that contains specifications for replacing significant trees to be removed. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 22. Project developers shall have a fault investigation performed for each tentative map or site plan approval within the fault rupture zone to determine if there is an active fault located within the fault rupture zone. The investigation shall determine, but not be limited to, the location of the fault (if any), and the anticipated severity of seismic activity of the fault. A copy of the report shall be presented to the City of Gilroy and the County of Santa Clara Planning Office. Project developers shall use the findings of the report for structural design or avoidance of the potential hazard. The fault investigations shall be subject to the review and approval by the City Engineering Division, prior to the approval of tentative maps and /or architectural and site plan approval. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -11 1.0 INTRODUCTION 23 The speeif ^ plan shall be revised to Each tentative map shall include a detention pond or ponds to collect storm water in the case of 2 -, 10 -, 25 -, and 100 -year peak storm events. Detention ponds shall be designed according to the recommendations presented in the Hydrologic Analysis (Schaaf & Wheeler 2005) and should include, but not be limited to the following: a. The pond(s) should be located to collect the storm water runoff from the project site and discharge to per-- A4ei ^Rese I - the existing drainage corridors and /or the existing outfalls tributary to Uvas Creek. b. Any discharge from the pond(s) should release a maximum of storm water runoff for pre - project conditions (see tables 18 and 19 in the Draft EIR). C. The pond(s) should be sized a total of approximately 8.9 acre -feet to provide for appropriate storm water quantities and filter pollutants for the purpose of water quality. d. The pond(s) shall not replace any proposed preserved open space at the project site, that was assumed to provide flood control and water quality benefits modeled in the Hydrological Analysis (Schaaf & Wheeler 2003). Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -12 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 27. Future developers adjacent to Santa Teresa. Boulevard, and along internal project arterials, shall prepare a noise impact assessment, by a noise consultant acceptable to the City, to determine if the project would be significantly affected by general plan buildout traffic volumes. If the noise impact assessment concludes that the project would not meet the noise standards of the general plan, the project shall be redesigned to be consistent with the general plan noise element policy 26.03 and 26.05, and with the noise standards in the Guidelines for Sound Attenuation and Visual Preservation of the Santa Teresa Boulevard Corridor Policy. The noise attenuation feature shall be no higher than seven feet above the existing grade at the property line. The appropriate height of the noise attenuation feature shall be incorporated into applicable tentative maps prior to their approval. Noise attenuation features shall be landscaped and primarily consist of earthen berms, and an appropriate funding mechanism for maintenance shall be identified. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division EMC PLANNING GROUP INC. 1 -13 1.0 INTRODUCTION STEP 3 PRIOR TO RECORDATION OF THE FIRST FINAL MAP AND /OR FINAL IMPROVEMENT PLANS 11. Prior to recordation of the first final map within the Glen Loma Ranch Specific Plan area, the project proponent shall ensure that a suitable ownership structure (i.e., homeowner's association or similar mechanism) is established prior to occupancy to take long -term responsibility for maintaining and funding the ongoing management of any open space, woodland, vegetated riparian, or other habitat conservation easements on site. The homeowners' association, or other suitable mechanism, shall be structured so that it is responsible for enforcing habitat protection and maintenance measures to protect onsite biological resources. The homeowners' association may assess fines to property owners who are non - compliant with these measures. Fines assessed by the homeowner's association shall be used for on -site habitat protection, maintenance, and restoration, as necessary. Any noncompliance shall be reported to the City of Gilroy Planning Division and the California Department of Fish and Game by the homeowners association. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -14 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 16. A schematic lighting plan shall be submitted with each development proposal for review and approval by the Planning Division. Exterior lighting for any development proposed adjacent to open space areas shall be of low stature (i.e., 20 feet) and shall be of a full cutoff design or include opaque shields to reduce illumination of the surrounding landscape. Lighting shall be directed away from open space areas. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 26. Future applicants in the Glen Loma Ranch specific plan area shall prepare a post - construction storm water management plan, subject to the review and approval of the Gilroy Engineering Division prior to the approval of final improvement plans, that shall include structural and non - structural best management practices (BMPs) for the reduction of pollutants in storm water to the maximum extent practicable. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -15 1.0 INTRODUCTION STEP 4 PRIOR TO APPROVAL OF EACH FINAL GRADING PLAN 3. Project proponents shall specify in project plans the implementation of the following dust control measures during grading and construction activities for any proposed development. The measures shall be implemented as necessary to adequately control dust, subject to the review and approval by the City of Gilroy Engineering Division: The following measures shall be implemented at all construction sites: • Water all active construction areas at least twice daily; • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard; • Pave, apply water three times daily, or apply (non - toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites; • Sweep daily (with water sweepers) all paved access roads, parking areas and staging areas at construction sites; and • Sweep streets daily (with water sweepers) if visible soil material is carried onto adjacent public streets. The following measures shall be implemented at all construction sites greater than four acres in area: • Hydroseed or apply (non- toxic) soil stabilizers to inactive construction areas (previously graded areas inactive for ten days or more); • Enclose, cover, water twice daily or apply (non- toxic) soil binders to exposed stockpiles (dirt, sand, etc.); • Limit traffic speeds on unpaved roads to 15 mph; • Install sandbags or other erosion control measures to prevent silt runoff to public roadways; and • Replant vegetation in disturbed areas as quickly as possible. 1 -16 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 1.3, 2014 The following measures are strongly encouraged at construction sites that are large in area, located near sensitive receptors or which for any other reason may warrant additional emission reductions: • Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and equipment leaving the site; • Install wind breaks, or plant trees /vegetative wind breaks at windward side(s) of construction areas; • Suspend excavation and grading activity when winds (instantaneous gusts) exceed 25 miles per hour; and • Limit the area subject to excavation, grading and other construction activity at any one time. Party responsible for implementation: Project Proponent Party responsiblefor monitoring: Gilroy Engineering Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -17 1.0 INTRODUCTION STEP 5 30 DAYS PRIOR TO COMMENCEMENT OF GRADING OR CONSTRUCTION ACTIVITIES limited te, the fellewia,�,. 1 -18 EMC PLANNING GROUP INC. WA ■ Mwanel .. limited te, the fellewia,�,. 1 -18 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 4. The applicant shall obtain a Santa Clara Valley Habitat Plan permit from the City of Gilroy, prior to issuance of a grading permit. The permit shall include all applicable project conditions. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 5. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential nesting habitat (i.e., riparian woodland and oak woodland), a tree survey shall be conducted by a qualified biologist to determine if active nest(s) of protected birds are present in the trees. Areas within 200 feet of the construction zone that are not within the control of the applicant shall be visually assessed from the project site. This survey shall be required only if any construction would occur during the nesting and /or breeding season of protected bird species potentially nesting in the tree (generally March 1 through August 1). If active nest(s) are found, clearing and construction within 200 feet of the tree, or as recommended by the qualified biologist, shall be halted until the nest(s) are vacated and juveniles have fledged and there is no evidence of a second attempt at nesting, as determined by the qualified biologist. If construction activities are not scheduled between March 1 and August 1, no further shrike or tree surveys shall be required. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -19 1.0 INTRODUCTION 6. Subject to the review of the City of Gilroy Planning Division, no more than 30 days prior to commencement of grading or construction activities for development proposed in or adjacent to potential roost habitat (i.e., riparian woodland and oak woodland), pre - construction surveys for bat roosts shall be performed by a qualified biologist. If bat roost sites are found, the biologist shall implement a program to remove /displace the bats prior to the removal of known roost sites. In addition, an alternate roost site shall be constructed in the vicinity of the known roost site. Specifications of the alternate roost shall be determined by a bat specialist. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 19. Prior to commencement of construction activities, the protected zone of any trees or groups of trees to be retained shall be fenced to prevent injury to the trees during construction. Soil compaction, parking of vehicles or heavy equipment, stockpiling of construction materials, and /or dumping of materials shall not be allowed within the protected zone. The fencing shall remain in place until all construction activities are complete. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -20 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 STEP 6 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE 1 30. Add an eastbound and a westbound left -turn lane on the Fitzgerald and Masten approaches to the Monterey Road /Masten Avenue intersection, and change the east -west signal phasing from split phasing to protected phasing. This intersection is within the City of Gilroy's Transportation Master Plan and therefore, impact fees are collected for improvements at this intersection. Therefore, implementation of this mitigation measure is the responsibility of the project proponent, prior to issuance of the first building permit. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 31. The applicant shall design and construct a two -lane roundabout (ultimate condition) at Santa Teresa Boulevard and Miller Avenue. The City of Gilroy will reimburse the applicant from the traffic impact fee program for construction of the interior lane as the mitigation required of the applicant is for only one lane of the roundabout The design shall be subject to review and approval of the City Engineer and approval of an encroachment permit from Santa Clara County. Construction of the roundabout is required to be completed prior to issuance of the first building permit Party responsible for implementation: Project Proponent EMC PLANNING GROUP INC. 1 -21 Fr. 31. The applicant shall design and construct a two -lane roundabout (ultimate condition) at Santa Teresa Boulevard and Miller Avenue. The City of Gilroy will reimburse the applicant from the traffic impact fee program for construction of the interior lane as the mitigation required of the applicant is for only one lane of the roundabout The design shall be subject to review and approval of the City Engineer and approval of an encroachment permit from Santa Clara County. Construction of the roundabout is required to be completed prior to issuance of the first building permit Party responsible for implementation: Project Proponent EMC PLANNING GROUP INC. 1 -21 1.0 INTRODUCTION Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: ............. 1-22 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 33. Convert the Thomas Road /Luchessa Avenue intersection to a one -lane modern roundabout. o Signalize the Thomas Road /Luchessa Avenue intersection, add a northbound right turn lane, and add a northbound right turn overlap phasing to the signal phasing. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit for Phase I. Note: The mitigated negative declaration for the planned elementary school within the specific plan, located on Luchessa Avenue within the Cabernet neighborhood, required implementation of this mitigation measure prior to opening the school. It was required due to unacceptable levels of services during the mid- afternoon peak hour. The mitigation measure requires the school district to pay their fair share of this improvement determined by agreement between the school district and the City of Gilroy. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -23 1.0 INTRODUCTION STEP 7 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE II 34. Signalize the Santa Teresa Boulevard /Fitzgerald Avenue intersection and add eastbound and westbound left turn lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 35. Add a northbound left turn lane to the Uvas Park Drive /Miller Avenue intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase II. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 1 -24 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 36. Prepare a traffic management plan of the Miller Avenue street section southwest of the intersection with Uvas Park Drive. The project proponent shall be responsible for preparation of the plan. The plan shall be subject to review and approval by the City staff and constructed by the project, prior to issuance of the first building permit in Phase II. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -25 1.0 INTRODUCTION STEP 8 PRIOR TO APPROVAL AND ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE III 37. Add second eastbound and westbound left turn lanes to the Santa Teresa Boulevard /First Street intersection. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 38. The applicant shall design and construct a two -lane roundabout (ultimate condition) a Santa Teresa Boulevard and Ballybunion Drive. The City of Gilroy will reimburse the applicant from the traffic impact fee program for construction of the interior lane, as the mitigation required of the applicant is for only one lane of the roundabout The design shall be subject to review and approval of the City Engineer and approval of an encroachment permit from Santa Clara County. Construction of the roundabout is required to be completed prior to issuance of the first building permit. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division 1-26 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 Monitoring Notes: 39. Signalize the Uvas Park Drive /Miller Avenue intersection and add northbound and southbound left -turn lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Note: This intersection would operate at LOS C during the AM and PM peak hours with implementation of this improvement. However, under General Plan Buildout Conditions, the Tenth Street Bridge would be required to be constructed. With the Tenth Street Bridge, this intersection would operate at LOS A during the AM peak hour and LOS C during the PM peak hour with NO improvements, e.g. signalization and lane additions. Therefore, the mitigation measure identified above would not be required under General Plan Buildout Conditions, assuming the Tenth Street Bridge were constructed. One option would be to only add the northbound left -turn lane as recommended in the previous scenario (Background Plus Project Phases I and II) and consider LOS E as an acceptable short term level of service for this intersection. Another option is to implement the mitigation measure above (signalize the intersection and add the left -turn lanes, which would improve operations to LOS C during the AM and PM peak hours), with the knowledge that the signal could be removed once the Tenth Street Bridge is constructed at General Plan Buildout Conditions. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -27 1.0 INTRODUCTION 40. Convert the signal phasing at the Princevalle Street /Tenth Street intersection from permitted phasing to protected phasing. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 41. If the Thomas Road /Luchessa Avenue intersection was converted to a one lane modern roundabout, add a second lane to the roundabout and widen the Luchessa Avenue Bridge to four lanes. This would result in LOS A during both the AM and PM peak hours. • If the Thomas Road /Luchesssa Avenue intersection was signalized and a northbound right turn lane was added, add a second westbound left turn lane and westbound through lane and widen the Luchessa Avenue Bridge to four lanes. The project proponent shall be responsible for paying for the design and implementation of this mitigation measure, prior to the issuance of the first building permit in Phase III. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Engineering Division Monitoring Notes: 1-28 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 The pr-ejeet pwponent shag be responsible figr- paying fef the design arad, this mitigation measum, pFief to the issuanee of t_h e )44 hifpkm wnAagon.- F4*ec4 Fmpemem }ring i Avcia.'aic na.f.-u-Sicclion. IA IC-: p icf� i-d' PhAs;v 11, _T I �hz M-L Galtlun ne: --e, _oT Lt _1 1e _II- 0W.w."Ifflug; TN"Ti-r-12-11, Hn Pam; M .o 4A Add an eiQthniind And wecthnilnd thrniiah lane nn Pirct Iqtrppt Sama Teresa Muievard. The vroiect ormonent snail be resDonsime for vavina for the design and implementation of i iviii- iiwa.iui-oT i -- ii-T �i il� �.l; igaic' ' .' iliaikC In i;iiiCij i! iii. psy wylownelor, i - 3 111 E�-'C PLANTINTING CROUP !NC. ormi- I r Il. rLFi IN 1"1 I 1/13/111 V IN 1v1V1-41 1 "MI IN l r MVlS ivl I r P 14 P-1114 (I I. PP '' I/ I j,;., i-, - C.IAViAo wi-lirvilAnd nArj.-I-g Vt�' 1-M-1 -1- i Iv "I", t.. tho ifis SilAll CqutlC L11k- PrQ]CCt Propolic-111L to retain a qualillitc-d 10101korgist to prepare a Plabitat iS --f—Wit v- i I. -i Iml 1-m I ",0 Y ail 11 Ajiuj `9 -ii` IJ�f e-ai Anti i- id ef -ien t liaU itat, spuity an appropriate plant palette, and provicc III-aL1k)11) ItIl installation and 'At. V- kJULamed na-t-OV,kc pia—lit spCCIC-1. A-1-11y 10"s-S On Vwlojvodiaanu� vkergketa—HO11 Sian U%- 1111LJraL%-LL er In 01--i-TO A-s A V1 VO-MACOT-11filli UW.. 114- "ucpa-M-Licnt of i ist-1 and vane and ILI ic 1%.A Vy of L J Arov. t'Any 11oss of oak woodland Asp L k-, tmi q n iftt n OLP-) -JO -0 i I Ot _3 OtIlk'i 1,�� txt L� I L-MlIca vti a c L-)cpa-EL111cnt on, 11 v; I I L11 !TV fij - jiffo"., i it Hj,oj[ VI A I i r,t V�In.�J.rc l-.-1 i 1 1" D- g:n i:�---- 1 11 ...; INTRODUCTION T) 'I0r 10 iss(la 10- of"filrQ piJ 1-1 _t v i Ing- permits, development on the project site shall submit a Landscape Plan, for review and approval L)y kP V _1 10.7fir- oi %-I ur I "a' lan -andscaving -L)Ians tor arlen—s ad1,4kCM In, habitat shall include appropriate guidelines to prevent contamination of drainages and k11e:11 aSs"Ic! "V ILIT1210 ICS. ;i- Landscaping shall include appropriate native plants species and should not include plantings of non-native, invasive plant species. Patty responsible for iinplemetuatiori: Project Proponew Part), responsible for monitoring: Gilroy Planning Division Monitoring Notes: 2 20. Project proponents shall submit a soils investigation prepared by a quallilied soils engineer for futare de-Vei0)VJMleiA Oil Ule Site. lRe recOnlMendation 0i MW SoUBIZ in AiIgM shall be incorporated into final b u- A d 1 ng- -P'l da lPs I N Ll C L L tit tai L reviC"v;% A A �V i C Gilroy En i' cc n_- Divisionpror to an r roval of any building permits. f Pali Ivir-Hiton-i1c, % oitc:;' GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 21. The project applicant shall design all structures in accordance with the Uniform Building Code for seismic design. In addition, all recommendations in the geotechnical reports prepared for the project shall be implemented. Structural design is subject to the review and approval by the Gilroy BLES Division prior to the issuance of building n � nkc. Party responsible for implementation: Project Proponent f 7t_,,- ,s " "e%C�Y, } {lJjCjij {{,.j i?r ;F }1 {7Y1flOrl rl� :7!IP(ry fM7.'u.r iiar t .Cr _. +i_' hirJi { }rYYF1rrI pii �D{_f =a �e Grp- aigi T r any plulkj —u l{ -1 PHICHLL Q1I iia_- pr U)CU die` - -r, `e011i 101 r=ill please of the development, submit a Notice of Intent (NON) and detailed engineering eie_-ClnjgS t0 thr- i entral roast KVV`it=_v- 1111 n _ CLCU ptnim Isiah regwrc d vc10—"'1 et_nt and ample nirntatlOn of a -SWPPP that uses StC)rnI water "Beszb Manag f at`a__ 111 a -1 -i11 _`s {_r_rsi jt-lg lILI-yi r€ � e.filSq li nealR SCCIIegI �E :`n� i2 tI J!!€ i [fit- S11E'. i 1�L :-i vV _ :inn A \Y. Party fCCp�miNe for implementation: Project Proponent 1.0 INTRODUCTION 25. The project applicant shall submit plans for review by, and obtain an approved permit from the Santa Clara Valley Water District (SCVWD) prior to any work within 50 feet of on -site drainages, wetlands or riparian habitat. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 28. Prior to issuance of a grading permit for all areas within the Specific Plan area, the following measures shall be incorporated into the project plans to mitigate construction noise, subject to the review and approval of the City of Gilroy Engineering Division: 1.- ___._a.... = 7�._ 9 be .3 1-0 between A l! F '7 TIT F .�a ys �.. �U11Jtlui:ilvli Sllald v� lililiteu .v 'r`i�?Ii{iays 1�etvveEn / rz1v1 gild / :1v1 and Saturdays _ , A t1 f. .: -7 11 a llu 11U11L1a.vJ UL'IV een -Y t IVI al-101 / E iV17 VVdi.1111U LUU-Nu tL11U11 on Sun lay J, A If U. All 111tClual 1-L1111UL1Jt1V11 C11g1S1C'US1VC11 UC Cl(Ul /}i�tl vy 11J1 1141111011 i!yni niC -11 11110W La j€ viii i4 rid M.L. � �uItYL11!n 1 iiii 1110 CL!S11�ie aSCddl. 011il _. J1.C1.iiililti.l�v SiU1.�C— �e':eCiQ.t111� CtsitrltllCllR. �g3rali lC lliln.it =ii tli ici1- �_� r11JJt1 -e1= ti!it1S —M-11 Sd IL19 s1evk 1LLL ollli aLl Jilldd U1 /3dt 1ite1 a _.-- _t1!1!L1t1811 -It!) area. Party responsible for monitoring.- Gilroy Engineering Division GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 45. Due to the possibility that significant buried cultural resources might be found during construction, the following language shall be included on any permits issued for the project site, including, but not limited to building permits for future development, subject to the review and approval of the Gilroy Planning Division: If archaeological resources are discovered during construction, work shall be halted within 50 meters (165 feet) of the find until a qualified professional archaeologist can evaluate it. If the find is determined to be significant, appropriate mitigation measures shall be formulated and implemented. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 46. In the event of an accidental discovery or recognition of any human remains in any location other than a dedicated cemetery, the City shall ensure that this language is included in all permits in accordance with CEQA Guidelines section 15064.5(e), subject to the review and approval of the City of Gilroy Planning Division: If human remains are found during construction there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until the coroner of Santa Clara County is contacted to determine that no investigation of the cause of death is required. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descendent (MID) from the deceased Native American. The MLD may then make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate Ulan .v ? hip . -cZP? :S aid ASS =iated crave goods as Provided in I'11bhC m?SviirCCS odc cction 509 -98- i he landowner or his authorized representative shall rebus the Nati;� s^,�''�a_iran h l .. r�mairc a:�d aSsociated grave goods with ap rOprlaie dignity on tnc propert�' In a location not Su�Iecr to #iirtilcr disturbance it a! the �lat've Y11i ,— an __ -S l 1LL SILL 111iA S\ UlIcIVli Ui iUllltllj Q ivil.�l_i iJS }i IL IV��.Li t/11SrU U) 11141\l. a 1.0 INTRODUCTION recommendation within 24 hours after being notified by the commission; b) the descendent identified fails to make a recommendation; or c) the landowner or his authorized representative rejects the recommendation of the descendent, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: 1 -36 EMC PLANNING GROUP INC.. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 STEP 10 PRIOR TO APPROVAL OF COMMENCEMENT OF CONSTRUCTION ACTIVITIES ASSOCIATED WITH THE RESERVOIR CANYON CREEK BRIDGE 10. Prior to commencement of construction activities associated with Reservoir Canyon Creek Bridge, the project proponent responsible for construction of the bridge shall arrange for a qualified biologist to monitor bridge construction activities to ensure there are no impacts to wetlands and associated oak /riparian woodland habitat. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Planning Division Monitoring Notes: EMC PLANNING GROUP INC. 1 -37 1.0 INTRODUCTION STEP 1 1 PRIOR TO APPROVAL OF THE FIRST OCCUPANCY PERMIT 50. Residential fire sprinklers shall be installed in all residences within the specific plan area over 3,000 square feet, including single - family and multi - family town homes or apartments, and residential clusters with more than 25 units that lack secondary access. Residential fire sprinklers shall be installed prior to occupancy. Prior to approval of future development projects within the specific plan area, the City Fire Marshal may require that all residences have residential fire sprinkler systems, regardless of conditions stated above, especially if streets are narrow, buildings are closely spaced, emergency response time is not met, there is inadequate fire flow, building are adjacent to natural areas, or other conditions exist that could hinder the ability of the City of Gilroy Fire Department to perform fire suppression acts in such case they would be needed. The sprinklers shall be designed and installed in accordance with City of Gilroy Fire Department policies. Party responsible for implementation: Project Proponent Party responsible for monitoring: Gilroy Fire Marshal Monitoring Notes: 52. The Glen Loma Ranch Homeowner's Association shall take full responsibility for management and maintenance of the preserved open space areas within the project site. Seasonal vegetation management should be scheduled to occur at the end of the rainy season and consistent with the annual weed abatement resolution. The HOA should implement any vegetation management in the Preserved Open Spaces and Fuel Transition Zones at the beginning of the weed abatement season. This language shall be included in the HOA conditions, covenants, and restrictions. Party responsible for implementation: Project Proponent Party responsible for monitoring. Gilroy Planning Division 1 -38 EMC PLANNING GROUP INC. GLEN LOMA RANCH SPECIFIC PLAN MITIGATION MONITORING PROGRAM REVISED MARCH 13, 2014 Note: Mitigation measure 29 is not the responsibility of the project proponent. Monitoring Notes: 29. Lengthen the existing southbound acceleration lane at Castro Valley Road as an auxiliary lane between Castro Valley Road and the off -ramp to Highway 25. The combined acceleration /auxiliary lane would extend the nearly 2,000 feet between Castro Valley Road and the off -ramp to Highway 25. This intersection is outside of the City of Gilroy's Transportation Master Plan and therefore, impact fees are not collected for improvements at this intersection. Therefore, implementation of this mitigation measure is the responsibility of the County of Santa Clara. Party responsible for implementation: County of Santa Clara Party responsible for monitoring: County of Santa Clara Monitoring Notes: EMC PLANNING GROUP INC. 1 -39 I, SHAWNA FREELS, City Clerk of the City of Gilroy, do hereby certify that the attached Ordinance No. 2014 -07 is an original ordinance, or true and correct copy of a City ordinance, duly adopted by the Council of the City of Gilroy at a regular meeting of said Council held on the 19"' day of May, 2014, at which meeting a quorum was present. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of the City of Gilroy this 21" day of May, 2014. ,:-I i i / - Shawna Freel' , C City Clerk oft e City of Gilroy (Seal)