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CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-1 3 SPECIFIC PLAN ELEMENTS 3.1 Land Use Plan The Woodglen plan area is designated Village Residential in the Modesto Urban Area General Plan, as part of the Kiernan/Carver Comprehensive Planning District (CPD). In the 1,150-acre CPD, residential development of about 4,940 units, at an average density of 6.6 dwelling units per acre and a maximum overall density of 7.5 dwelling units per acre for the Residential Designation. The predominant land use in the Woodglen Specific Plan is residential, as Table 3-1: Land Use Program illustrates. Several types of Low-Density Residential homes (LDR) are provided with densities ranging from 4-9 du per acre. A maximum of 367 units is permitted in the overall LDR land use designation, at an average density of about 6.1 units per gross acre. Diverse housing types, sizes and styles are permitted within the LDR-designated area. A maximum of 166 multi-family homes are permitted in the Medium-High- Density Residential area (MHDR) ranging from 20.5-29 du per acre. Overall density within the plan area is 6.6 dwelling units per gross acre, consistent with the General Plan designation. Table 3-1: Land Use Program Land Use Zoning Acres Permitted Density (du/ gross ac) Max. No. of Dwelling Units Low-Density Residential LDR 59.6 4-9 367 Multi-Family Residential MHDR 8.1 20.5-29 166 RESIDENTIAL SUBTOTAL 67.7 533 Open Space OS 4.4 Major Roadways 8.7 TOTAL (Gross Acres) 80.8 Notes: Includes a mix of lot sizes ranging from 3000-10,000 SF. Lots less than 5000 SF are subject to the City’s Guidelines for Small Lot, Single-family Residential Developments (May 2005) This open space acreage includes the infiltration basin and active common open space areas. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-2 At the heart of the plan area is a 2.8-acre linear common open space that helps orient the neighborhood and create a desirable way of life. The open space features an infiltration basin with a landscaped perimeter trail at the top of the basin. In addition, a 1.6-acre pocket park is provided next to the Multi-Family Residential parcel and is intended for both passive and active recreational uses. Figure 3-1: Land Use Diagram regulates the location and extent of the land uses. Low-Density Residential (LDR): The Low-Density Residential designation provides areas for detached single-family homes on both conventional and small lots. The conventional lots are 5,000 square feet or greater, generally corresponding to the density of the City’s R-1 (Low-Density Residential) Zone; the small lots range from 3,000 to 4,999 square feet corresponding to the density addressed by the City’s Small Lot Single-Family Development Guidelines (May 2005). Uses permitted within the LDR area shall be limited to those permitted within the City’s R-1 Zone (Title 10 of the Modesto Municipal Code). Medium-High-Density Residential (MHDR): The Medium-High-Density Residential (MHDR) land use designation provides for the development of multi-family dwellings, such as for-ownership condominiums and/or rental apartments. Uses permitted within the MHDR area shall be limited to those permitted within the City’s R-3 Zone. Open Space (OS): Open space areas may include the following permitted uses: parks, playgrounds, and recreation facilities, passive or active open space, private recreation facilities, or public facilities. Facilities inherent to the character of open space uses, such as trails and picnic areas, or ancillary facilities, such as bathrooms, are also permitted. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-3 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-4 3.2 Housing Plan The Woodglen housing plan includes single-family detached homes (LDR) and multi-family attached homes (MHDR). The Woodglen LDR area will generally be designed in accordance with the City’s R-1 Zone for lots 5,000 square feet and greater and the City’s Guidelines for Small Lot, Single- family Residential Developments for lots less than 5,000 square feet. The MHDR housing will generally be designed in accordance with the City’s R-3 Zone and Multi-Family Residential Design Guidelines. Following is a summary of the housing provided. Within the LDR area, a variety of lot and home sizes and types are envisioned, including small lots, alley homes, conventionally front-loaded homes, and more. The homes located along the edges of the central linear park are designed to provide a front door presence, contributing to an attractive streetscape, increasing neighborhood awareness, and making these areas safer. All homes within the LDR area incorporate a high quality of architectural design with unifying and complimentary siting and scale. As many as 367 single-family homes are planned on approximately 59.7 gross acres with a density of 6.1 dwelling units per gross acre, consistent with General Plan development assumptions for the site. Within the MHDR area, multi-family buildings ranging from two to three stories are envisioned, sharing a common open space. Units within the MHDR area provide a strong connection to internal streets or driveways and common areas, include unifying elements and incorporate quality architecture. A minimum of 166 multi-family units are planned on 8.1 gross acres, at a density of 20.5 units per acre. The City of Modesto Housing Element identifies on page 4- 10 and page 4-16 (Table 4-10), that the Woodglen Specific Plan would include provision for at least 180 multi-family units. In early 2009, as part of the Housing Element update, the city conducted a sites inventory survey of all land suitable for residential development, and determined a surplus capacity for 239 dwelling units for extremely low-, very low-, and low-income households As part of this amended Woodglen Specific Plan, a reduction of 15 multi- family units for a minimum of 166 multi-family units in the MHDR area is established. Specific Development Standards and Guidelines for the LDR and MHDR areas are addressed in Chapters 4 and 5. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-5 3.2.1 Regional and Citywide Population Growth Modesto experienced an estimated 12% increase in population between 2000 and 2010, nearly mirroring California’s 13.6% increase between 2000 and 2009 (per Department of Finance Estimates). The 2010 Modesto population has been estimated at 201,165 (2010 U.S. census). According to the Master Environmental Impact Report (MEIR) for the Modesto Urban Area General Plan, the population in Modesto may reach 357,000 by 2025/2030, as compared with the Stanislaus Council of Governments projection of 440,000 by 2025. Woodglen accommodates its share of the City’s Regional Housing Needs Allocation established by StanCOG and identified in the Housing Element. The Housing Element anticipates the area will provide approximately 530 housing units, including the 166 units designated for multi-family development at a minimum density of 20.5 du/acre. Woodglen provides 533 housing units, including 166 units of multi-family housing at a minimum density of 20.5 units per acre. 3.2.2 Jobs-Housing Balance In 2000, the job to housing ratio for Stanislaus County was 1.28, or one job for every 1.28 housing units. Ideally, there should be 1.5 jobs for every housing unit. According to the City of Modesto Housing Element, Modesto is projected to have 303,920 jobs and 138,329 housing units by 2025, resulting in a jobs-to-housing ratio of 2.19. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-6 3.3 Public Facilities Plan This section provides plans for the removal of existing irrigation facilities and the provision of water, sewer, storm drainage, streets/walkways/bike routes and open space. The Woodglen Facilities Master Plan provides more technical details about the elements of each system. Accompanying the Facilities Master Plan and explaining how these improvements are funded is the Woodglen Infrastructure Financing Plan (see Chapter 9: Implementation). 3.3.1 Irrigation Systems To implement the Specific Plan, existing irrigation facilities must be abandoned, relocated or removed. The plan area is currently within the Modesto Irrigation District (MID) service area for the supply and drainage of agricultural irrigation water. As Figure 2-2: Existing Wet Utilities in Chapter 2 shows, there are MID facilities in the plan area, specifically, a 30-inch District drain line on the western parcel. A portion of the District’s drain line has already been relocated in the Carver Road right-of-way and may not need future relocation. Private facilities on the eastern parcel draw from MID sources across Tully Road. 3.3.1.1 Service Standards and Guidelines MID has standard details, specifications, and construction guidelines for the abandonment and relocation of its facilities. MID has a general policy for the removal of agricultural service from the District, implemented upon termination of the irrigation rights in the plan area. 3.3.1.2 Proposed Facilities All private facilities shall be abandoned and removed unless required to be relocated by MID for users of the District’s facilities. Any proposed relocation of MID’s drainage facilities shall be constructed using reinforced concrete pipe, according to MID standards. The location shall be determined by MID requirements. Figure 3-2: Irrigation System shows a typical layout of the irrigation facilities being relocated in the Bangs Avenue and Carver Road rights-of-way. Alternative locations for the rerouting of the irrigation facilities could be proposed on-site within the right-of-way of the local street network. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-7 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-8 3.3.2 Water The following section summarizes the water system for the plan area. The proposed system is designed to be consistent with General Plan policies, the Woodglen Facilities Master Plan and existing improvement standards. Service and maintenance of the systems shall be provided by the City of Modesto. 3.3.2.1 Existing Conditions The plan area is currently within the City of Modesto’s planned service area with existing water mains on three sides of the project. There are fire hydrants at standard City intervals located along the west side of Carver Road. Currently, the plan area does not receive service from the City of Modesto. 3.3.2.2 Service Standards All of the facilities within the plan area shall be sized and constructed in accordance with the current City standards to provide the necessary water demand for domestic use, fire suppression and irrigation. Fire hydrants shall be provided along the project’s frontages in accordance with City Standards. The design of this system shall operate to meet all of the criteria established by the City of Modesto. These criteria include: • Minimal residual system pressure is greater than 30 psi. • Fire flows must be provided with a minimum residual pressure of 20 psi or greater under maximum day scenario. • The maximum system pressure shall be 90 psi. • Total head loss per 1,000 lf of pipeline should not exceed 5.0 feet. • Prior to obtaining Tentative Subdivision, Parcel Map or Development Plan approvals, the proponent shall be required to demonstrate the adequate quantity and quality of water consistent with the City of Modesto General Plan. • No future well sites are identified by City of Modesto for placement within the plan area. 3.3.2.3 Proposed Facilities The water system is served by a looped grid system of water mains constructed in the streets and lanes. Figure 3- 3 shows a typical layout with connection points to existing water mains surrounding the plan area. The water distribution system (as illustrated by Figure 3-3: Water System) includes the main spine of the network of water mains following the east-west parkway around the open space. From this water main, a sub-network of looped water mains serves the various neighborhoods. A tie in point is provided in a north-south direction and on the east to a proposed 10” main to be located in Bangs Avenue and Tully Road. The project will also tie in to the existing 12” water main in Carver Road(See Figure 2-2). The size and final location of all the water lines shall be determined at the time the Tentative Subdivision Map is approved and final maps and improvement plans are prepared, in accordance with the Facilities Master Plan ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-9 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-10 3.3.3 Wastewater System Woodglen shall collect the wastewater from the residences with conventional sanitary sewer facilities consisting of manholes, main sewer pipes, service laterals and cleanouts. See Figure 3-5: Wastewater System. 3.3.3.1 Existing Conditions The plan area is currently within the City of Modesto’s planned service area for sanitary sewer service. There is an existing 12” sanitary sewer main in Carver Road, extending southerly past the plan area, servicing areas to the south and southeast. A temporary terminus point for the City’s North Sewer Trunk ends at the intersection of Bangs Avenue and Carver Road. In 2009, the City completed the Phase I - Treatment Plant Expansion for disposal and tertiary treatment to meet its current and future demands. 3.3.3.2 Sewer Service Standards & Guidelines The Modesto General Plan Citywide policy mandates public sewer service for new residential developments. Consistent with this policy, the plan area is served by a public sewer system. Construction of public trunk and collector sewers shall be required to the satisfaction of the City of Modesto. Development projects are obligated to participate in the cost of constructing master infrastructure facilities. The determination of the fair share costs, timing, and funding mechanisms for master infrastructure facilities shall be determined by the Woodglen Infrastructure Financing Plan. 3.3.3.3 Proposed Facilities The following provides a brief summary of the system contained within the plan area, the proposed extension of the North Sewer Trunk Main, and current expansion of the Waste Water Treatment Facility. Figure 3-4: Wastewater System illustrates the general configuration of the proposed system layout and the approximate location of the tie-in point to the City of Modesto wastewater system. Technical details regarding this system are provided in the Woodglen Facilities Master Plan. The service area limits are bounded by the plan area and no over-sizing of facilities are required for the servicing area beyond the proposed service area limits. The shed area encompasses 80 acres ± bounded on the north by Bangs Avenue, south by Pelandale Avenue, the west by Carver Road and east by Tully Road. The shed area includes the 74-acre project area as well as portions of the surrounding rights-of-way measured to centerline. At ultimate build-out condition, the sewer system will gravity flow from the plan area in a south to north direction connecting to the future 27” North Sewer Trunk main (to be constructed by the City). The 27” main extends for the full frontage of Bangs Avenue, temporarily terminating at Tully Road. As part of the development project, a 10” sewer main will be constructed in Tully Road, from Bangs Avenue to Pelandale Avenue. This 10” sewer main does not service the plan area, but instead services development to the east. It will be constructed concurrent with the improvements to Tully Road. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-11 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-12 The estimated wastewater flow for the plan area is 0.515 million gallons per day (mgd) wet weather flow. This is based on a wastewater coefficient of 1,914 gallons per day per gross acreage for Village residential as identified in the “Wastewater Collection System Master Plan, March 2007”. The sewer system for the plan area is located within existing and proposed road rights-of-way. In the build-out condition, the entire plan area is served by a gravity sewer system connecting to the extension of the 27” Trunk Sewer Main located in Bangs Avenue. The size and final location of all the sewer lines shall be determined at the time the Tentative Subdivision Map is approved and final maps and improvement plans are prepared, in accordance with the Facilities Master Plan. The plan area is currently in ‘Area No. 1’ as described in the City of Modesto’s Wastewater Collection System Master Plan (March 2007). The Master Plan identifies priorities for improvement to the collection and capacity of the existing system. The report does not show or indicate any priority collector or capacity improvement being required. 3.3.4 Stormwater Drainage Plan Storm drainage shall be collected with conventional storm drain facilities consisting of manholes, inlets and main storm drain pipes. The system will be conveyed to on-site infiltration systems which will be sized to store and infiltrate 100% of the site’s drainage per City Standards. See Figure 3-5: Stormwater Drainage System. Low Impact Development (LID) strategies, in agreement with LID stormwater management principles, are encouraged for each lot. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-13 3.3.4.1 Existing Facilities The existing plan area is undeveloped land and is being used for agricultural purposes. There are currently no City drainage facilities serving the site or adjoining roadways except for Palendale Avenue where a storm drainage pipe system and a roadside swale serve the roadway’s drainage requirements. 3.3.4.2 Service Standards and Guidelines The Modesto General Plan calls for public storm drainage systems for all new residential development. Consistent with this policy, Woodglen shall be served by a public storm drainage system that is designed as a positive drainage system network. Construction of public trunk and collector storm drains shall be designed to the satisfaction of the City of Modesto. The determination of the fair share costs, timing and funding mechanisms for drainage will be determined by the Woodglen Infrastructure Financing Plan and City Standards. 3.3.4.3 Proposed Facilities Wherever practical, LID strategies, in agreement with LID stormwater management principles, are encouraged for each lot. Any remaining runoff will be collected within the plan area storm drain system and discharged to central infiltration system(s). The stormwater drainage system consists of a series of pipe networks, curb inlets, and manholes in the streets and alleys. Figure 3-5 shows a typical layout with connections to the adjacent streets surrounding the Specific Plan Area. The project will collect and infiltrate 100% of the drainage from the plan area and adjoining half street rights-of way (not including Palendale Avenue). The self-sufficient system removes approximately 76 acres of drainage area from future CPD drainage considerations. The drainage from the surrounding streets and the plan area is picked-up and conveyed via conventional stormwater inlets, manholes and piping. To meet stormwater quality standards, the stormwater then passes through a device(s) that removes pollutants, including gross solids, suspended solids, oil and grease, before it is discharged to infiltration basins. The project will consist of up to three drainage basins and may include underground infiltration systems such as perforated pipes. The basins and/or underground systems will collect and infiltrate storm water per City Standards. The majority of the project site, 65 acres, will drain to two basins centrally located and connected by an equalizing storm drain pipe. The basins will be constructed to a maximum depth of 5’ with a length of 84” perforated pipe ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-14 beneath the surface for additional storage capacity. The basin together with the perforated pipe are sized to store and infiltrate the 100 year, 24 hour storm per City Standards. The outside of the basin will include a 20 feet wide landscape buffer with a continuous sidewalk/trail. This public facility is designed for positive drainage in a manner consistent with the General Plan. The remaining 7.5 acres, the future multi-family site, will construct a basin and/or an underground infiltration system on the multi-family site. Details for the infiltration system will be developed concurrent with site planning efforts for the multi-family site. The design of the storm drainage system meets all the criteria established by the City of Modesto. These criteria include: • Basins and/or underground infiltration systems will provide storage volume to store stormwater from a 100-year, 24-hour event. • Basins and/or underground infiltration systems will dispose (percolates) the 100-year, 24-hour storm event volume in 48 hours. • Stormwater is treated in accordance with the City of Modesto’s policies for stormwater quality. Stormwater entering the basin passes through an approved treatment unit or device prior to discharge. Figure 3-5: Stormwater Drainage System illustrates the principles of the stormwater drainage system. The size and final location of all the storm drain lines and infiltration systems shall be determined at the time the Tentative Subdivision Map is approved and final maps and improvement plans are prepared, in accordance with the Facilities Master Plan. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-15 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-16 3.3.5 Dry Utilities Plan The service providers identified below provide utilities, including gas, electricity, telephone, cable television and telecommunications. All such equipment shall be placed underground and located within public utility easements, as required by the service providers and consistent with City practices. See Figure 3-6: Dry Utility System. 3.3.5.1 Gas and Electric MID owns and maintains backbone electrical infrastructure adjacent to the plan area and will provide service to Woodglen (See Figure 3-6). Distribution lines extending into the plan area serve the specific land uses. PG&E will provide natural gas service. Trenched utilities shall be placed underground pursuant to City standards and specifications. 3.3.5.2 Cable TV- Telecommunications Telephone and telecommunications service to the plan area will be provided by conjunctive use of existing electrical poles by AT&T. Cable television service will be provided by Comcast. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-17 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-18 3.4 Circulation Plan The plan area is bounded by public roadways, but currently has no existing internal roads, as described under Existing Conditions in Chapter 2: Introduction. There are multiple connections to the perimeter public roadways, two primary entries - on Carver Road and Tully Road - and other secondary entries on Bangs Avenue. See Figure 3-7: Circulation Plan. Access onto Pelandale Avenue, a Class B Expressway, is neither permitted nor provided. The Woodglen circulation plan is a network of internal public streets that serve its residential areas. The streets vary in width based on function. Descriptions of the internal local street system are provided below. They are preceded by descriptions of three public rights-of-way adjacent to the plan area (Pelandale Avenue is not described as it is already built-out adjacent to Woodglen). For ease of reference, the locations of the multiple street sections are shown on Figure 3-8: Circulation Key Map. The Woodglen Specific Plan area is served by Modesto Area Transit Route 31, which currently runs along Pelandale Avenue between Tully Road and Dale Road. The nearest existing stop is located less than one mile away, at the corner of Tully Road and Standiford Avenue. A new bus stop at the corner of Tully Road and Pelandale Avenue will serve the Woodglen Community and the surrounding area. Additional transit stops are provided at the other three corners of the plan area in the public rights-of-way to make the project “transit ready” for any future bus routes. Transit stops are shown on Figure 3-7: Circulation Plan. 3.4.1 External Rights-of-Way 3.4.1.1 Principal Arterial – Tully Road Tully Road is a principal arterial street with bike lanes. One vehicular entry into Woodglen is planned roughly mid-way between Pelandale and Bangs Avenues. 3.4.1.2 Minor Collector – Bangs Avenue Bangs Avenue is a minor collector. Secondary entries into Woodglen may be provided along Bangs Avenue. 3.4.1.3 Minor Collector – Carver Road Carver Road is a minor collector. Woodglen’s primary entry is provided on Carver Road, roughly mid-way between Pelandale and Bangs Avenues. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-19 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-20 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-21 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-22 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-23 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-24 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-25 3.4.2 Woodglen Streets Within the low-density residential areas, the cross sections of the internal streets vary to adapt to specific circumstances, as explained in this section and shown in Figures 3-12 through 3-15. Public streetscape design is provided in Section 3.5.5 and shown in Figures 3-16 through 3-19. Within the MHDR area, all roadways are private. 3.4.2.1 Primary Entries The primary entrances from Carver Road and Tully Road are two-way until they split into two one-way parkways at a landscaped traffic island. The two-way parkway segment is a 86-foot wide right-of-way, with two 14-foot travel lanes, an 8-foot median, and two 5-foot detached sidewalks set between two 10-foot parkways. There is no on street parking on these entry roads. The Tully Road receiving lane will be designed to the satisfaction of the City Traffic Engineer to safely accommodate traffic entering the plan area from Tully Road. 3.4.2.2 One-Way Parkway At the open space, the parkway splits into two, one-way, 32-foot wide rights-of-way on either side of the open space. This parkway serves as the primary means of ingress and egress for the plan area. The parkway is comprised of a 20-foot travel lane, a 7-foot parking lane and a five-foot sidewalk per side. Circulation proceeds in a counter-clockwise direction. 3.4.2.3 Typical Local Streets The conceptual two-way local residential streets are 44-foot wide rights-of-way. They include two ten-foot travel lanes, two 8-foot parking lanes and two 4-foot sidewalks. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-26 3.4.3 Non-Motorized Transportation Plan Pedestrian circulation is encouraged by the walkways provided within the linear parkway and the presence of sidewalks on both sides of the streets. Sidewalks are a minimum of 4-feet wide and comprised of concrete with scoring. Bicyclists are able to use the local street system, where size, volume and travel speeds are conducive to shared travel. Bike lanes are provided along Tully Road, the most intensive roadway providing access to the site, and bike paths are envisioned along Carver Road in accordance with the City’s Non-Motorized Transportation Plan. These facilities provide connection to a planned Class I bike path on the south side of the Pelandale right-of-way. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-27 3.4.4 Streetscape Plan Woodglen has generously-sized and extensively landscaped borders and primary entries. Internal streets provide sidewalks on both sides of the streets (See Figures 3-13 through 3-21). Street landscaping is provided on the exterior edge of the plan area, along the four public rights- of-way that border Woodglen. Primary entries receive landscape treatment that accentuates their importance. Landscaping along local streets is provided through front and side yard setback areas. All streetscapes are described below. The plant palette for Woodglen is provided in Chapter 5: Design Guidelines. 3.4.4.1 External Rights-of-Way The description of exterior wall treatments for the perimeter is provided under Chapter 5: Design Guidelines, Section 5.6. 3.4.4.2 Primary Entries: Carver Rd. and Tully Rd. The streetscape associated with the Carver Road entry signifies one’s arrival within Woodglen. (See Figure 3-13 & 3-14: Carver & Tully Road Entry Streetscape.)The entry is marked with split-face block walls with accent pilasters, signage, and a grove-like planting of flowering trees. The ground plane is an ornamental grass to reflect the groundcovers utilized in portions of the central open space. Along the roadway, a 10-foot landscape ornamental groundcover parkway separates the street from a 5-foot sidewalk and additional 10-foot landscape parkway. Large canopy trees set 30 feet on center are planted in the parkway on both sides of the street. Seating areas are provided. The landscape treatment at the Tully Road entry is marked with split-face block walls and pilasters. A groundcover planted median with large canopy street trees divides the two 14-foot lanes of traffic. A 10-foot landscape ornamental groundcover parkway with large canopy street trees frames the street on both sides. A 5-foot concrete sidewalk separates the landscaped parkway and landscape on residential lots. No on-street parking is allowed on the entry road between Tully Road and the round-a-bout. (See Figure 3-13 & 3-14: Carver & Tully Road Entry Streetscape.) ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-28 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-29 3.4.4.4 One-way Parkway The one-way parkway borders the passive open space/basin. (See Figure 3-15 & 3-16: One-way Parkway Streetscape.) The linear parkway around the edge of the basin has a 5-foot wide sidewalk with a 7' foot wide landscape bench. On the residential side, canopy street trees approximately 30 feet on center are provided within the residential property, with a 5-foot sidewalk next to the residential property line. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-30 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-31 3.4.4.5 Local Streets The neighborhood landscape is defined by tree-lined local streets and curb-adjacent sidewalks. Standard local streets have planting strips within the residential property and 4- foot sidewalks on both sides of the street. See Figures 3-17 to 3-21: Conceptual Local Street. Typically running north- south and connected directly with the central open space, local streets are planted with canopy shade trees at a generous 30-foot spacing. Canopy street tree species vary by sub-neighborhood. ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-32 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-33 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-34 ---PAGE BREAK--- CHAPTER 3: SPECIFIC PLAN ELEMENTS WOODGLEN SPECIFIC PLAN 3-35 3.5 Conceptual Grading Plan The Woodglen grading plan is consistent with the City of Modesto standards and specifications and complies with Federal, State and local Stormwater National Pollutant Discharge Elimination System (NPDES) water quality objectives and requirements. The grading for new development shall maintain the relatively flat character of the site, and create the central stormwater infiltration basin. Grading operations will follow the demolition of the existing structures and the orchard on the easterly portion of the site and the removal or relocation of irrigation lines per MID standards and requirements. Cut and fill will balance on the site.