Union Ranch Specific Plan - City of Manteca

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Union Ranch Specific Plan Table of Contents Section G. Resource Planning 81 G.1 Biological Resources 81 G 1.1 Wetlands 81 G 1.2 Terrestrial Biology 81 G 1.3 Biological Resource Guidelines and Standards 82 G.2 Water Quality 83 G.2.1 Water Quality Resource Guidelines and Standards 83 G.2.2 Proposed Lake Uses 83 G.2.3. Lake Physical Characteristics and Irrigation Reservoir 83 G.2.4 Lake Water Quality Management System(s) and Vector Control Plan 84 G.2.5 Lake Access and Public Safety 85 G.2.6 Operations and Maintenance (O&M) Program 85 G.2.7 Lake System – Water Quality Management Program 86 G.3 Cultural Resources 87 G.3.1 Regulatory Framework and Thresholds 87 G.3.2 Cultural Resource Standards and Guidelines 88 Section H. Phasing and Financing 89 H.1 Development Agreement 89 H.2 Phasing of Improvements 89 H.2.1 Description of Major Infrastructure Improvements 91 H.3 Cost of Improvements 93 Table H.3.1 Engineer’s Opinion of Probable Costs, Union Ranch Off-Site Improvements 94 Section I. Implementation and Administration 96 I.1 Implementation of the Plan 96 I.2 Annexation 96 I.3 Adoption of the Specific Plan 97 I.4 Plan Review and Amendments 97 Section J. Design Guidelines 99 J.1 Introduction 99 J.2 Residential Design Guidelines 101
Union Ranch Specific Plan Table of Contents J.2.1 Woodbridge by Del Webb Residential Design Character 101 J.2.2 Woodbridge by Del Webb Residential Design Criteria 102 J.2.3 Union Ranch East and CMU Residential Design Character 103 J.2.4 Union Ranch East Design Criteria 104 J.2.5 CMU Residential Design Criteria 105 J.3 Commercial Mixed-Use Design Guidelines 106 J.3.1 Commercial Parking Guidelines 107 J.4 Open Space Design Guidelines 108 J.5 Landscape Concept 109 J.6 Landscape Easements and Open Space 109 J.7 Streetscapes 110 J.8 Streetscape Elements 114 J.9 Signage 121 J.10 Decorative or Enhanced Paving 126 J.11 Streetscape Furnishings 126 J.12 Public Lighting 127 J.13 Soundwalls 127 J.14 Pilasters and Low Decorative Walls 129 J.15 Fencing 130 J.16 Landscape Palette 131 J.16.1 Master Plant Palette 131 J.17 Soil Conditioning Guidelines 131 J.18 Irrigation Improvements Criteria 131 J.19 Landscape Maintenance 132 J.19.1 Turf Care 132 J.19.2 Tree and Shrub Care 133 J.19.3 Ground Cover Care 134 J.19.4 Annual Flower Beds 135 J.19.5 Irrigation System 135 J.19.6 Hardscape Care 135
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Page 8 and 9: Union Ranch Specific Plan Section A
Page 10 and 11: Union Ranch Specific Plan Section A
Page 12 and 13: Section B. Objectives of the Specif
Page 14 and 15: Section C. Land Use C.1 Land Use St
Page 16: Union Ranch Specific Plan Section C
Page 19 and 20: Union Ranch Specific Plan Section C
Page 24 and 25: Music Records/Tapes/CD/ DVD P Music
Page 26 and 27: Fire Station P P Government Office/
Page 28 and 29: 4,600 sq. ft. Lot Figure C.4.3 46X9
Page 30 and 31: Union Ranch Specific Plan This Page
Page 32 and 33: C.6.1 Community Design CD-P-1 Retai
Page 36 and 37: CS-P-38 Union Ranch Specific Plan S
Page 38 and 39: C.6.2 Housing Element - General Pla
Page 42 and 43: C-P-10 Union Ranch Specific Plan Se
Page 44 and 45: Consistency: The Plan is designed t
Page 46 and 47: ight-of-way, and any branch or conn
Page 48 and 49: RC-P-2 The city shall explore poten
Page 52 and 53: RC-P-32 Union Ranch Specific Plan S
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Section D. Circulation Union Ranch
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Union Road- South of the Community
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Airport Way - North of Community En
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Neighborhood Street, 50-foot Right-
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Neighborhood Street at Parkway, 54-
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Residential Collector Street, 60-fo
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Union Ranch Specific Plan Section D
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E.2 Fire Protection Union Ranch Spe
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Park A: Woodbridge by Del Webb, 5.4
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E.4.2 Private Recreation Facilities
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Union Ranch Specific Plan Section F
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Union Ranch Specific Plan Section F
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Section G. Resource Planning Natura
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Union Ranch Specific Plan Section G
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G.2.5 Lake Access and Public Safety
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Union Ranch Specific Plan Section G
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Section H. Phasing and Financing H.
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PHASE 5A - WOODBRIDGE PHASE 5 1. On
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I. Storm Drain Pipe/Box Culvert Con
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Section I. Implementation and Admin
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Union Ranch Specific Plan Section I
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Union Ranch Specific Plan Section J
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J.3.1 Commercial Parking Guidelines
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Residential Collectors Union Ranch
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Primary Union Ranch Community Entry
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. Freestanding Commercial/Merchant
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Figure J.13.2 Soundwall and Fencing
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J.19 Landscape Maintenance Union Ra
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3) Insect and Disease Control Union
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Union Ranch Specific Plan Figure In
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Union Ranch Specific Plan Figure In
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Union Ranch Specific Plan - City of Manteca

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