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CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-1 2 INTRODUCTION 2.1 Purpose of this Specific Plan The Woodglen plan area is within Modesto’s Planned Urbanizing Area as defined by the Modesto Urban Area General Plan. It is part of the Kiernan/Carver Comprehensive Planning District, wherein Business Park, Commercial and Village Residential land uses are planned. The development of this plan area, designated Village Residential, is consistent with the General Plan. This Specific Plan document describes the features of the land use plan and associated infrastructures, and provides development standards and an implementation strategy for the proposed Woodglen development. 2.2 Specific Plan as a Regulatory Document California Government Code (Section 65450 et seq.) requires that a Specific Plan include text and diagrams explaining the following information, all of which is provided in this Specific Plan, as noted. • The distribution, location and extent of land uses, including open space, within the area covered by the plan (Chapter • The proposed distribution, location, extent and intensity of major components of public and private transportation, water, wastewater, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan (Chapters 3, 6, and • Standards and criteria by which development will proceed, and standards for the conservation, development and utilization of natural resources, where applicable (Chapters 4 and • A program of implementation measures including regulation, programs, public works projects, and financing measures necessary to carry out the above (Chapter 9 and Woodglen Facilities Master Plan and Infrastructure Financing Plan); and • A statement of the relationship of the Specific Plan to the adopted General Plan (Chapter ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-2 2.3 Project Description The Woodglen Project is a comprehensively-planned residential development on approximately 80.8 gross acres in the southeast corner of the Kiernan-Carver Comprehensive Planning District (CPD) of Modesto, California. The land use program includes 533 single-family and multi-family residential units arranged around a central open space that include the project’s storm water infiltration basin and passive recreational areas. The plan area will be annexed to the City of Modesto and zoning will change from the Stanislaus County Agricultural (A-2-10) Zone to Modesto’s Specific Plan (SP) Zone. 2.4 General Plan Consistency & Relationship to Other Plans The Woodglen Specific Plan is consistent with the Modesto Urban Area General Plan, as updated in 2019, and the Modesto Housing Element. Pursuant to the City of Modesto Specific Plan Procedures and Preparation Guide (October 2004), this section addresses applicable Land Use and Housing policies. In the General Plan, the community development policies noted below shape citywide development and guide development within the Kiernan/Carver CPD. Development of land adjacent to existing development and existing city services, such as this site, is encouraged. Per the General Plan, a mix of comprehensively planned uses (residential, commercial, business park, and park/recreation) is provided for in the Kiernan/Carver CPD. The project contributes housing with integral open space and recreation areas. Convenient commercial uses, workplaces and parks are located within other areas of the CPD. The proposed project is consistent with the following General Plan policies: ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-3 2.4.1 Land Use Policies The project is consistent with the applicable Overall Land Use Policies in Section III-C.2 of the General Plan, that promotes and facilitates a fabric of complete, cohesive, pedestrian-friendly, and family-oriented neighborhoods across the entire City. The project includes a diverse range of housing types with ample open space and walking trail 2.4.2 Kiernan/Carver Comprehensive Planning District The proposed project is consistent with the applicable Kiernan/Carver Comprehensive Planning District Policies in Section III-D of the General Plan, as follows: • Exhibit III-1 Land Use Types — Approximately 240 acres designated “Residential” — Approximately 300 acres designated “Business Park” — Approximately 70 acres designated “Regional Commercial” — Approximately 490 acres designated “Business Commercial Residential” — Approximately 50 acres designated “Mixed Use” — Approximately 17,600 jobs — Approximately 4,940 dwelling units The Woodglen Specific Plan comprises 80.8 gross acres of the 730 acres of designated Residential within the Kiernan/Carver Comprehensive Planning District (CPD). Woodglen also accounts for 533 of the 4,940 dwelling units permitted in the CPD. 2.4.3 Housing Policies The project is consistent with the following relevant Housing Policies in Chapter 6 of the City of Modesto Housing Element, 01/10/17, as follows: • Policy 1.2 Promote the development of affordable housing throughout the community, where appropriate and compatible with existing uses and facilitate the development of housing for the unmet needs of lower income special needs groups, including the disabled, elderly, homeless, and large families (five or more persons). The Woodglen Specific Plan is consistent with this policy for affordable housing. It provides 7.5 net acres of Medium-High Density Residential Development, deemed affordable by the California Housing and Community Development Department. Small-lot single-family homes and secondary units provide additional opportunities for relatively inexpensive housing. Homes in the MHDR area will meet state requirements for accessibility, providing affordable housing opportunities for the disabled. Secondary units, permitted within the LDR area, offer affordable options for the elderly and large or extended families. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-4 • Policy 2.1 Promote equal opportunity for all residents to live in the housing of their choice by continuing to make a strong commitment to the issue of fair housing practices, as well as ensure that fair housing opportunities prevail for all City residents regardless of age, sex, religion, ancestry, marital status, family status, income or source of income, race, creed, national origin, sexual orientation, or disabilities. Fair housing practices shall be implemented in the sale and lease of all residential units within Woodglen, in accordance with all federal, state, and local laws. • Policy 2.2 Facilitate the development of accessory units as an affordable housing alternative. Woodglen permits and encourages the development of secondary or accessory dwelling units (ADU). • Policy 2.3 Facilitate the development of entry level housing as well as “step-up” housing and encourage a range of housing types to be constructed in subdivisions and large developments. The Woodglen Specific Plan provides a wide range of housing types that are attainable to a wide range of lifestyles and income levels. Multi-family units and accessory dwelling units provide opportunities for inexpensive, entry-level housing. Small lot homes provide an opportunity for low to moderate cost housing, while larger lot homes allow for step-up housing opportunities. • Policy 6.1 Promote coordination between infrastructure master plans, service area boundaries, and housing plans to ensure that adequate services are available to serve expected housing growth. Direct housing to areas where infrastructure and utilities can be provided commensurate with housing production. The 2009 Urban Growth Review (UGR) Report identified the Kiernan/Carver CPD as a logical extension of the City’s boundaries due to its proximity to already developed land, a trunk sewer line, and the extension of the Pelandale Expressway. The Woodglen Specific Plan is consistent with all infrastructure master plans, service area boundaries, and housing plans, ensuring adequate services are available to serve the project. • Policy 7.1 Encourage the development of workforce housing. The Woodglen Specific Plan provides for 7.5 net acres of Medium-High Density Residential development conveniently located adjacent to an existing public transit line, providing easy access to multiple employment centers throughout the City. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-5 2.4.4 Urban Growth Policy Review Report & Measure M On November 4, 1997, the voters enacted Measure M, the “Modesto Citizens’ Advisory Growth Management Act of 1995.” The purpose of Measure M is to extend the advisory votes required by Measure A to all sewer improvements and to bring the public’s voice into decisions concerning whether or not to allow urban expansion. The City of Modesto Urban Area General Plan provides for a periodic review of the City’s Urban Area Growth Policy (Review). The primary purpose of the Review is to assure that there is an adequate inventory of vacant and agricultural land served with urban infrastructure to accommodate anticipated economic development during the next five years. If there is not sufficient inventory, there is a deficit in needed land and additional land should be added to the Current Inventory. The 2009 Urban Growth Policy Review Report identified the Kiernan/Carver CPD as a logical extension of the City’s boundaries due to its proximity to already developed land, a trunk sewer line, and the extension of the Pelandale Expressway. The report also endorsed the use of Measure M votes to affirm the appropriateness of development in specific areas. The Woodglen Specific Plan project site received a positive Measure M vote in November 2003. 2.5 Existing Site Conditions As shown in Figure 2-1: Plan Area and Setting, the Woodglen plan area is comprised of two adjoining parcels bounded by Bangs Avenue (north), Tully Road (east), Pelandale Avenue (south), and Carver Road (west). The western parcel (Waterman) was originally 45.0 gross acres; the eastern parcel (Luchessa) was originally 35.80 gross acres. Thus, the original plan area totaled 80.8 gross acres. Both the parcels will be granting (with Final Maps) easements to the City of Modesto for the expansion of the surrounding rights-of way, resulting in a development site of approximately 72.1 acres. The plan area is actively cultivated agricultural land and agricultural fields lie to the north and to the east. The plan area and the adjoining Stanislaus County lands are zoned Agriculture (A-2-10). The Carver Bangs single- family residential subdivision lies to the west. Another single-family subdivision and a multi-family community lie to the south of the plan area. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-6 2.5.1 Existing Circulation The plan area is approximately 4.3 miles from downtown Modesto and approximately 2.8 miles east of Highway 99. Kiernan Avenue (State Route 219) is approximately one-half mile to the north. The plan area is bounded by four public rights-of-way. Bangs Avenue, on the north, is designated as a 2-lane minor collector and currently exists as a two-lane road. Tully Road, on the east, is partially improved as a principal arterial, currently consisting of 2 lanes. Pelandale Avenue, on the south, is a 135-foot wide, six-lane Class B Expressway. Planned landscaping and other amenities along Pelandale Avenue are not completed at this time. This high- capacity travel corridor is currently constructed as a six-lane road as far east as the intersection of Pelandale Avenue and McHenry Avenue. Carver Road, on the west, is designated and currently constructed as a two-lane minor collector. One bus route (#31) along Pelandale Avenue and Tully Road connects this area with downtown Modesto. There are currently no sidewalks along the perimeter of the plan area. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-7 ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-8 2.5.2 Existing Utilities 2.5.2.1 Water Alongside the plan area are four City of Modesto water mains: a 10-inch and 20-inch water main within the Bangs Avenue right-of-way; a 12-inch main in the Carver Road right-of-way and a 10-inch main in the Tully Road right-of- way. The nearest City wells are City Well No. 43 about 0.6 miles south of the site and City Well No. 48 about 0.8 miles east of the site. 2.5.2.2 Sewer The 39-inch Modesto North Sewer Trunk Line currently runs easterly on the south side of Bangs Avenue as far east as Carver Road. A 12-inch line running in Carver Avenue connects to the 39-inch line at the Carver/Bangs intersection. 2.5.2.3 Irrigation Several existing irrigation lines cross the plan area, one of which is a Modesto Irrigation District (MID) facility on the western parcel. It is a 30” irrigation outfall drain that extends southerly from Bangs Avenue, and then turns westerly to Carver Road. MID uses this drain line to discharge water to their main irrigation canal, located south at Carver Road and Snyder Avenue. The remaining facilities in the plan area are private irrigation facilities on the Luchessa property. 2.5.2.4 Electrical, Gas and Cable There are existing 12kV electrical lines on all four sides of the plan area, within the Pelandale, Carver, Bangs and Tully rights-of-way. Gas facilities are located on three sides of the plan area. In Bangs Avenue, there is a 12-inch transmission main and an 8-inch service main. There is an existing 4-inch gas service line in Carver Road between Pelandale Avenue and Verlingo Drive. There is a 4-inch service line in Tully Road. Cable and telephone facilities have conjunctive use with the existing 12kV power poles. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-9 ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-10 ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-11 2.5.3 Existing Environmental Conditions Crops such as alfalfa are grown on the western parcel. There is a residence, a barn with associated outbuildings, and an almond orchard on the property. 2.5.3.1 Topography The properties are relatively flat, with elevations ranging from 92.3 to 95.5 feet above mean sea level. Existing topography is shown on Figure 2-4: Existing Topography. Both properties have been contoured for agricultural use. 2.5.3.2 Geology and Soils The 2004 Geotechnical Report prepared by Kleinfelder reported that plan area subsurface soils consist predominantly of very loose to loose silty and relatively clean sands. Generally, these very loose to loose sandy soils are underlain by alternating layers of more dense sandy silt, silty sand and sandy clay that extended to the maximum depths explored. 2.5.3.3 Seismicity The plan area is in Seismic Zone 3, as defined by the 1997 Uniform Building Code. The nearest seismic source (a Type B Fault) is located farther than 10 kilometers from the site. No seismic risks are projected for the plan area. 2.5.3.4 Drainage and Flooding Percolation tests based on Stanislaus County guidelines undertaken by Kleinfelder in Spring 2006 indicate that groundwater is at a depth of approximately 23.5 feet below the existing ground surface and is not projected to rise near the surface. No known flooding has occurred across the plan area. The plan area properties have underground irrigation systems that manage drainage for agricultural use. Existing irrigation lines and easements shall be abandoned or relocated in conformance with Modesto Irrigation District requirements. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-12 ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-13 2.5.3.5 Vegetation and Wildlife The plan area has been actively used for agricultural purposes for over 50 years. Mature nut-bearing trees occupy the eastern parcel’s almond orchard, with some common weeds in the understory. Agricultural operations in the orchard, including pruning, spraying, harvesting, watering and other ground disturbances, limit the potential for most wildlife species to persist in the orchard. Some bird species and common ground animals are attracted to the nut crops. Additional shade trees grow around the homestead on the eastern parcel. Burrowing animals are discouraged by the farmers because of potential damage to irrigation systems. On the western parcel’s cultivated field, habitat also is frequently disturbed by agricultural operations, such as plowing and weed control. A variety of birds that are accustomed to such disturbances forage in the field. 2.5.3.6 Community Services After annexation in 2014, the plan area is served by the Modesto Police Department, Modesto Fire Department, Modesto City Schools and Stanislaus Union School District. Solid waste management for the plan area is provided by Gilton Waste Management under contract to the City of Modesto. 2.5.3.7 Agricultural Resources The western and eastern parcels are used for alfalfa crops and an almond orchard, respectively, (GPMEIR, Figure V-4-1: Important Farmland) and are slated for development. The owners of these productive agricultural operations are prepared to sell their land, i.e. discontinue the agricultural operations, and allow development to occur in the plan area. Currently, both parcels are under Williamson Act contracts (entered into October 20, 1970) that have been successfully protested by the City of Modesto (in March 1978) such that those contracts will end upon annexation to the City. 2.5.3.8 Archaeological and Cultural Resources The Urban Area General Plan indicates that the plan area is not within an identified Archaeological Resource Study Area (GPMEIR Figure V-8-2: Archaeological Resource Zones). ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-14 2.5.3.9 Hazardous Materials Separate Phase One Site Assessments have been completed for the properties that comprise the plan area. The Phase One assessment for the western parcel revealed no evidence of recognized environmental conditions in connection with the property. No restricted use chemicals were reportedly used for the crops. There was no evidence of distressed vegetation, domestic wells, soils staining, underground or above ground storage tanks, electrical transformers or odors associated with chemicals. No other significant potential off-site sources of contamination that could impact the western parcel’s subsurface conditions were identified. This assessment stated that there is a low probability that contamination from the eastern parcel would affect subsurface conditions on the western parcel. The Phase One assessment for the eastern parcel recommends further investigation in several areas of potential environmental concern, including the areas around gasoline and diesel tanks, used oil storage, general agricultural storage structures, burn areas and areas of imported fill. It recommends an evaluation of pole-mounted transformers; surface soil sampling for the presence of residual pesticides; removal of all debris and non-native materials and the abandonment of the domestic water well, septic tank and leach field in accordance with state and county guidelines. ---PAGE BREAK--- CHAPTER 2: INTRODUCTION WOODGLEN SPECIFIC PLAN 2-15 THIS PAGE INTENTIONALLY LEFT BLANK