RESOLUTION NO. 2024-_
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF MERCED, CALIFORNIA,
APPROVING GENERAL PLAN AMENDMENT
#23-03 WHICH AMENDS CERTAIN TEXT AND
FIGURES WITHIN THE GENERAL PLAN AND
ADOPTING THE VST SPECIFIC PLAN WHICH
ESTABLISHES THE STANDARDS AND
GUIDELINES FOR THE DEVELOPMENT OF
APPROXIMATELY 654 ACRES OF LAND
GENERALLY LOCATED AT THE NORTHEAST
CORNER OF CARDELLA AND LAKE ROADS
(4600 LAKE ROAD)
WHEREAS, the City of Merced is processed an application for a General Plan Amendment and the adoption of the VST Specific Plan for approximately 654 acres of land generally located at the northeast corner of Cardella and Lake Roads (4600 Lake Road) as described in Exhibit "A" and shown on the map at Exhibit "B", both attached hereto and incorporated herein by this reference; WHEREAS, the Planning Commission of the City of Merced held a noticed public hearing on December 20, 2024, at which time all those interested in the matter were provided the opportunity to speak or provide written or oral testimony regarding the application;
WHEREAS, after hearing all of the evidence and testimony, the Planning Commission adopted Resolution #4127, attached hereto as Exhibit "C" and incorporated herein by this reference, recommending the City Council approve the General Plan Amendment and adopt the Specific Plan; and, WHEREAS, the City Council held a noticed public hearing on January 16, 2024, at which time all those interested in the matter were provided the opportunity to speak or provide written or oral testimony regarding the application.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MERCED
DOES HEREBY RESOLVE, DETERMINE, FIND, AND ORDER AS
FOLLOWS:
1 X: \Agreements\Annexation & Pre-Annexation Development Agreements\ VST - Virginia Smith Trust (UC Merced)\GPA and Specific Plan Resolution docx
SECTION 1. The General Plan of the City of Merced is hereby amended by approving General Plan Amendment #23-04 which amends certain text and figures to incorporate the VST Specific Plan into the General Plan.
SECTION 2. The City Council of the City of Merced hereby adopts the VST Specific Plan provided at Exhibit "D" for the property described in Exhibit A and shown on the map at Exhibit B.
PASSED AND ADOPTED by the City Council of the City of Merced at a regular meeting held on the day of 2024, by the following AYES: Council Members:
NOES: Council Members:
ABSENT: Council Members:
ABSTAIN: Council Members:
APPROVED:
MATTHEW SERRATTO, MAYOR
Mayor
ATTEST:
D. SCOTT MCBRIDE, CITY CLERK
BY:
Assistant/Deputy City Clerk
(SEAL)
APPROVED AS TO FORM:
CRAIG J. CORNWELL, CITY ATTORNEY
Craig Cornwell Dal(I/24
elty Attorney
2 X: \Agreements\Annexation & Pre-Annexation Development Agreements|VST - Virginia Smith Trust (UC Merced) GPA and Specific Plar Resolution.docx
EXHIBIT "A"
ANNEXATION DESCRIPTION
Those portions of Sections 2, 3, 4, 9, and 10 of Township 7 South, Range 14 East, Mount Diablo Base and Meridian, in the County of Merced, State of California, described as follows:
COMMENCING at the corner common to Sections 3, 4, 9, and 10; 1) thence along the south line of said Section 3, North 89°24'31" East, 30.01 feet to the southwest corner of that certain parcel granted to Merced County by Deed recorded June 25, 1981 as Document No. 1981013067, in Volume 2288 of Official Records, at Page 783, being also the POINT OF BEGINNING of this description;
2) thence along a line parallel with and lying 30.00 feet easterly of the west line of said Section 10, South 01°02'14" West, 39.96 feet;
3) thence South 89°18'12" West, 77.04 feet to the northeast corner of Parcel 2 as shown on the map filed in Book 41 of Parcel Maps, at Page 6, Merced County Records; 4) thence North 01°02'14" East, 70.04 feet to the south line of the Remainder parcel as shown on the map filed in Book 112 of Parcel Maps, at Page 41, Merced County Records; 5) thence along said south line, North 89°18'12" East, 17.03 feet to the southeast corner of said Remainder;
thence along the westerly Lake Road right-of-way, the following nine (9) courses:
6) thence North 01°04'17" East, 323.14 feet to the northeast corner of said Remainder; 7) thence along the north line of said Remainder, South 89°19'35" West, 20.01 feet to the southeast corner of Parcel B as shown on the map filed in Book 69 of Parcel Maps, at Page 23, Merced County Records;
8) thence along the east line of said Parcel B and the east line of Parcel A of said map, North 01°04'17" East, 323.15 feet to the south line of Parcel 2 as shown on the map filed in Book 2 of Parcel Maps, at Page 18, Merced County Records; 9) thence along said south line, North 89°20'43" East, 20.01 feet to the southeast corner of said Parcel 2;
10) thence along the east line of said Parcel 2 and the east line of Lot 11 as shown on the map filed in Book 17 of Official Plats, at Page 42, Merced County Records, North 01°04'17" East, 615.81 feet to the northeast corner of said Lot 11; 11) thence along the north line of said Lot 11, South 89°22'36" West, 10.00 feet to the southeast corner of Lot 1 as shown on the map filed in Book 51 of Official Plats, at Page 50, Merced County Records;
EXHIBIT "A"
12) thence along the east line of said Lot 1 and the east line of Lot B of said map, North 01°04'17" East, 677.54 feet to the south line of the Remainder parcel as shown on the map filed in Book 79 of Parcel Maps, at Page 10, Merced County Records; 13) thence along the south line of said Remainder, North 89°21'41" East, 10.00 feet to the southeast corner of said Remainder;
14) thence along the east line of said Remainder, North 01°04'17" East, 651.84 feet to the southwesterly corner of Annexation No. 22-122, the UC Merced Annexation to the City of Merced;
thence to and along the northerly line of Adjusted Parcel 2 as described in Certificate of Compliance No. 16009 for Property Line Adjustment No. 16014, recorded October 19, 2016 as Document No. 2016035817, as well as along the southerly line of said Annexation No. 22-122 the following five (5) courses:
15) South 89°50'12" East, 5064.82 feet;
16) North 00°09'48" East, 129.31 feet;
17) North 89°22'42" East, 1764.31 feet;
18) North 60°37'40" East, 206.92 feet;
19) South 89°50'12" East, 3593.12 feet to the northeast corner of said Adjusted Parcel 2 and the southeasterly corner of said Annexation No. 22-122; 20) thence along the east line of said Adjusted Parcel 2, South 00°42'40" West, 2903.17 feet to the southeast corner of said Section 2 and said Adjusted Parcel 2; 21) thence along the south line of said Section 2 and said Adjusted Parcel 2, North 88°47'10" West, 5277.95 feet to the southeast corner of said Section 3; 22) thence along the south line of said Section 3 and said Adjusted Parcel 2, South 89°24'31" West, 5279.28 feet to the POINT OF BEGINNING.
Containing an area of approximately 659.36 acres.
The bearing of North 01°11'12" East between City of Merced GPS Control Points 35 and 36, as calculated using published coordinates per map filed in Book 58 of Records of Surveys, at Pages 38 through 41, Merced County Records, was taken as the BASIS OF BEARINGS of this description.
A PLAT OF THE ABOVE DESCRIBED PARCEL(S) OF LAND IS ATTACHED HERETO AS EXHIBIT "B" AND BY THIS REFERENCE MADE A PART HEREOF.
END DESCRIPTION
EXHIBIT "A"
This real property description has been prepared by me, or under my direction, in conformance with the requirements of the Professional Land Surveyors' Act.
Saett T. Plut
SURVEYOR November 10, 2023
Scott J. Roberts Date
SOBERTS
Professional Land Surveyor
No. 9235
California No. 9235
CALIFORNIA
SHEET 2
SHEET 4 750 1500
SHEET 3
4 SCALE: 1" = 1500'
ROBERTS
No. 9235
10 PARCEL OF CAL
DOC#2020029808 DOC#2016035817 10 Nov 2023
AD:
U.C. MERCED
ANNEXATION TO CITY
OF MERCED 22-122
S89°24'31"W 5279.28' 060-020-048 S89°50'12"E 5064.82
060-050-032 DOC#2016035817 060-020-047 BELLEVUE ROAD
POR. ADJ. PCL.
MERCED
MERCED
ANNEXATION 22-122
CARDELLA ROAD
PROJECT
#LOCATION
N00909:481 "G" STREET
129.31'
1 N89°22'42"E 1764.31'
VICINITY MAP
060-060-005 S NOT TO SCALE
4E.
N60°37'40"E NOTES
206.92
1. ANNEXATION AREA: 659.36 ACRES
2. SEE SHEET 2 FOR POINT OF
N88º47'10"W 5277.95' 060-010-004 PCL. 2 060-010-003 PARCEL COMMENCEMENT/BEGINNING, LEGEND, 060-060-004 AND ABBREVIATIONS
DOC#2016035817 S89°50'12"E 3593.12' DOC#2016035817 3. ASSESSOR'S PARCEL NUMBERS ARE DENOTED AS FOLLOWS: XXX-XXX-XXX
POR. ADJ. ADJ.
BASIS OF BEARINGS
2 THE BEARING OF NORTH 01°11'12" EAST
BETWEEN CITY OF MERCED GPS CONTROL
2903.17' POINTS 35 & 36 AS CALCULATED USING
S00°42'40"W PUBLISHED COORDINATES PER MAP FILED IN
060-060-002 060-010-002
BOOK 58 OF RECORD OF SURVEYS, AT PAGES
12 1 38-41, WAS TAKEN AS THE BASIS OF ALL
BEARINGS SHOWN HEREON.
EXHIBIT "B" 1
1165 Scenic Drive, Suite A
DELL Modesto, CA 95350 SCALE: 1"=1500' DATE: 2023-11-10 ENGINEERING odellengineering.com JOB NO.: 37771 VST ANNEXATION TO MERCED 4 FILE: 37771-PLAT-ANNEX.DWG
EXHIBIT B
_ -___SEE SHEEI 3_ —.
30° 50 POR. ADJ. PCL. 2 DOC#2016035817
REMAINDER 112PM41
NO1º04'17"E 323.14'
060-550-028 -
22880R783 060-020-048
N89°18'12"E POINT OF COMMENCEMENT
(17.03" CORNER COMMON TO
SECTIONS 3, 4, 9, & 10
•POINT OF BEGINNING
70.04°
CARDELLA N89°24'31"E
ROAD 30.01' S89°24'31"W 5279.28'
N0100214E g 10
39.96' S01º02'14"W
060-050-032
S89°18'12"W 77.04'
ABBREVIATIONS
060-560-054
ADJ. ADJUSTED
DOC# DOCUMENT NUMBER
41 PM6 OP OFFICIAL PLATS
PARCEL 2 OR OFFICIAL RECORDS
PM PARCEL MAP
47' - 30' — PCL. PARCEL
POR. PORTION OF
LEGEND
N
- ANNEXATION AREA
- PROPERTY LINE
RIGHT-OF-WAY
0 15 30
SCALE: 1" = 30' SECTION LINE
EXHIBIT "8" 2
1165 Scenic Drive, Suite A
DELL Modesto, CA 95350 SCALE: 1"= 30' DATE: 2023-11-10
ENGINEERING odellengineering.com JOB NO.: 37771 VST ANNEXATION TO MERCED 4 FILE: 37771-PLAT-ANNEX.DWG
EXHIBIT B
SEE BELOW, RIGHT _SEE SHEEL 4_
-- --
30°
510P50
LOT 1 40'
2PM18
pCh.
POR. N01º04'17"E 615.81
060-550-012
N89°20'43"E
20.01' 060-580-033 NO1º04'17"E 677.54' DOC#2020029808
PARCEL A
060-550-020
22880R783
3 NO1º04'17"E 323.15'
LAKE ROAD 060-020-048 NO1º04'17"E 615.81
060-550-021| 060-550-011| 060-020-048
22880R783 LAKE ROAD
B POR. ADJ. PCL. 2 DOC#2016035817
40 80
S8919'35W SCALE: 1"= 80' ADJ. PCL. 2
20.01'
323.1 DOC#2016035817
060-550-028
N01 0417E 2PM18 POR. PCL. POR.
REMAINDER 112PM41 060-550-012
30'
SEE SHEET 2 SEE TOP, LEFT
EXHIBIT "B" 3
1165 Scenic Drive, Suite A
DELL Modesto, CA 95350 SCALE: 1"=80' DATE: | 2023-11-10 of
ENGINEERING odellengineering.com JOB NO.: 37771 VST ANNEXATION TO MERCED 4 FILE: 37771 -PLAT-ANNEX.DWG
EXHIBIT B
SEE BELOW, RIGHT
-
30' -
060-020-044
79PM10 NO1º04'17"E 651.84' ANNEXATION 22-122
REMAINDER
S89°50'12"E 5064.82'
N89°21'41"E SEE SHEET
10.00 NORTH LINE OF
ADJ. PCL. 2 AND
SOUTH LINE OF
NO1º04'17"E 651.84' ANNEXATION 22-122 -
- 50'
NO1º04'17"E 677.54'
22880R783 060-020-044
060-580-021
LAKE ROAD
DOC#2020029808
LOT B
LAKE ROAD 22880R783 DOC#2020029808
TROVARE CT
(PRIVATE)
060-580-033 N
510P50
LOT 1 40'
40 80
SCALE: 1" = 80' 30'
SEE SHEET 3 SEE TOP, LEFT
EXHIBIT "B" 4
1165 Scenic Drive, Suite A 1"=80'
DELL Modesto, CA 95350 SCALE: DATE: 2023-11-10 of
ENGINEERING odellengineering.com JOB NO.: 37771 VST ANNEXATION TO MERCED 4 FILE: 37771 - PLAT-ANNEX.DWG
EXHIBIT B
CITY OF MERCED
Planning Commission
Resolution #4127
WHEREAS, the Merced City Planning Commission at its regular meeting of December 20, 2023, held a public hearing and considered Pending Annexation and Pre-zoning Application #23-03, General Plan Amendment #23-04, Adoption of the Virginia Smith Trust Specific Plan, and the Establishment of Planned Development (P-D) #80, initiated by the Virginia Smith Trust, pose are of land hi tap icy or Merels the Proxing of he proximay dy Planned Development (P-D) #80, an amendment to the text of the General Plan, the adoption of the VST Specific Plan, and the establishment of Planned Development (P-D) #80. The property site is generally located at the northeast corner of Cardella and Lake Roads with an address of 4600 Lake Road, and is more particularly described as those portions of Section 2 and Section 3, Township 7 South, Range 14 East, Mount Diablo Base and Meridian in the County of Merced, State of California also known as Assessor's Parcel Numbers 060-010-004 and 060-020-048; and,
WHEREAS, the Merced City Planning Commission concurs with Findings/Considerations A through I of Staff Report #23-1114 (Exhibit B); and, WHEREAS, after reviewing the City's Draft Environmental Determination, and fully discussing all the issues, the Merced City Planning Commission does resolve to hereby recommend to City Council adoption of the Focus Subsequent Environmental Impact Report SCH No. 2001021056 (certified 10/17/2023) and Mitigation Monitoring Program (Exhibit C), and approval of Pending Annexation and Pre-zoning Applications #23-03 and General Plan Amendment #23-04 and Establishment of Planned Development (P-D) #80 and Adoption of the Virginia Smith Trust Specific Plan, subject to the Conditions set forth in Exhibit A attached hereto.
EXHIBIT C
PLANNING COMMISSION RESOLUTION # 4127
December 20, 2023
Upon motion by Commissioner Gonzalez, seconded by Commissioner Delgadillo, and carried by the following vote:
AYES: Commissioner Gonzalez, Ochoa, Delgadillo, and Camper NOES: None
ABSENT: Commissioner Thao, Smith, and Chairperson Harris ABSTAIN: None
PLANNING COMMISSION RESOLUTION # 4127
December 20, 2023
Adopted this 20* day of December 2023
man empe fur hike Hessi
Chairperson, Planning Commission of
the City of Merced, California
ATTEST:
Secretary
Attachment:
Exhibit A - Conditions of Approval
Exhibit B - Findings
Exhibit C- Mitigation Monitoring and Reporting Program
Findings
Planning Commission Resolution #4127
Pending Annexation and Pre-zoning Application #23-03, General Plan Amendment #23-04, Establishment of Planned Development (P-D) #8U, Adoption of VST Specific Plan and Environmental Review #23-44 All new construction within the annexation area shall comply with all standard Municipal Code and Subdivision Map Act requirements as applied by the City Engineering, Building, Planning and Fire Departments.
2. All other applicable codes, ordinances, policies, etc. adopted by the State of California or City of Merced shall apply.
Approval of Annexation and Pre-zoning Application #23-03, General Plan Amendment #23-04, the Establishment of Planned Development (P-D) #80, VST Specific Plan, and the adoption of Environmental Review #23-44 is subject to the applicant's entering into a written (legislative action) agreement that they agree to all the conditions and shall pay all City and school district fees, taxes, public facilities fees, in lieu fees and/or assessments, in effect on the date of any subsequent subdivision and/or permit approval, any increase in those fees, taxes, or assessments, and any new fees, taxes, or assessments, which are in effect at the time the building permits are issued, which may include public facilities impact fees, a regional traffic impact fee, law, etc.
Payment shall be made for each phase at the time of building permit issuance for such phase unless an Ordinance or other requirement of the City requires payment of such fees, taxes, and or assessments at an earlier or subsequent time. Said agreement to be approved by the City Council prior to the adoption of the ordinance, resolution, or minute action.
4. The developer/applicant shall indemnify, protect, defend (with counsel selected by the City, and hold harmless the City, and any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof, from any and all claims, actions, suits, proceedings, or judgments against the City, or any agency or instrumentality thereof, and any officers, officials, employees, or agents thereof to attack, set aside, void, or annul, an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board, or legislative body, including actions approved by the
EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4127
voters of the City, concerning the project and the approvals granted herein. Furthermore, developer/applicant shall indemnify, protect, defend (with counsel selected by the City, and hold harmless the City, or any agency or instrumentality thereof, against any and all claims, actions, suits, proceedings, or judgments against any governmental entity in which developer/applicant's project is subject to that other governmental entity's approval and a condition of such approval is that the City indemnify and defend such governmental entity. City shall promptly notify the developer/applicant of any claim, action, or proceeding. City shall further cooperate fully in the detense of the action. Should the City fail to either promptly notify or cooperate fully, the developer/applicant shall not thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, officials, employees, or agents.
The developer/applicant shall construct and operate all future projects within the annexation area in strict compliance with the approvals granted herein, City standards, laws, and ordinances, and in compliance with all State and Federal laws, regulations, and standards. In the event of a conflict between City laws and standards and a State or Federal law, regulation, or standard, the stricter or higher standard shall control.
The following conditions apply to new construction within the annexation area:
6. Community Facilities District (CFD) formation is required for annual operating costs for police and fire services as well as storm drainage, public landscaping, public landscaping within State rights-of-way, street trees, street lights, parks and open space. CFD procedures shall be initiated before final map or first building permit approval.
Developer/Owner shall submit a request agreeing to such a procedure, waiving right to protest and post deposit as determined by the City Engineer or designee to be sufficient to cover procedure costs and maintenance costs expected prior to first assessments being received.
The following conditions apply to the future development at the property located at 4600 Lake Road:
7. All development shall be subject to the Mitigation Measures outlined in the Mitigation Monitoring and Reporting Program for The
EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4127
University Community Plan update and VST Specific Plan Project under Environmental Review #23-44.
8. All development within the VST Specific Plan area shall comply with all requirements of the VST Specific plan.
Site Plan Review is required prior to construction of commercial, mixed use, office, or multi-family uses. At the time of project evaluation, if the Site Plan Review Committee deems that an increase in traffic or decrease in parking will create negative impacts, if necessary, the Committee may require additional documentation or studies to provide additional analysis to mitigate any issues.
10. Prior to the issuance of a building permit, the developer shall work with the Merced County Transit Authority (aka: The Bus) to determine if a bus stop is needed at this location. If a bus stop is required, the stop shall be in an area to allow the bus to move completely out of the travel lanes. The location of all bus stops shall be subject to approval by the City Engineer or designee.
11. The hours of construction activities that generate noise, when adjacent to housing and other "sensitive" uses shall be limited to the hours of 7:00 a.m. to 6:00 p.m.
12. At the time of construction, all required public improvements shall be installed along the property frontage. This includes, but is not limited to, sidewalk, curb, gutter, streetlights, and street trees.
13. The development shall contribute its fair share toward road improvements as described in the Mitigation Monitoring program.
14. All construction shall comply with construction standards in accordance with the requirement for the City's Storm Water Quality permit and storm sewer system standards.
15. All new utilities serving the site shall be installed underground.
16. All City sewer, water, and storm drain lines serving the site shall be extended across the full frontage of the property unless it is determined by the Public Works Director that these lines are not likely to be extended to serve any other property (consistent with the Merced Municipal Code).
17. All storm water shall be contained onsite and metered out to the City's storm water system in accordance with City Standards.
EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4127
18. A minimum turning radius as required by the Fire Department for fire apparatus access : must be provided throughout the project or as required.
19. The future commercial development shall provide pedestrian and bicycle access throughout per the VST Specific Plan. Safe connectivity throughout the site shall be provided by pedestrian pathways. Bicycle parking shall be provided as required by the City's Zoning Ordinance.
20. The developer shall use proper dust control procedures during site development in accordance with San Joaquin Valley Air Pollution Control District rules.
21. All landscaping shall comply with City Standards, the City's Zoning Ordinance Section - Landscaping, and the Merced Municipal Code, in addition to all state-mandated conservation and drought restrictions. This shall include the use of xeriscape landscaping as appropriate.
22. Irrigation for all onsite landscaping shall be provided by a low- volume system in accordance with the State's Emergency Regulation for Statewide Urban Water Conservation or any other state or city- mandated water regulations dealing with current drought conditions.
23. All landscaping in the public right-of-way shall comply with the most recently adopted water regulations by the State and City addressing water conservation measures.
24. All mechanical equipment shall be screened from public view.
EXHIBIT A
OF PLANNING COMMISSION RESOLUTION #4127
Findings and Considerations
Planning Commission Resolution #4127
Pending Annexation and Pre-zoning Application #23-03, General Plan Amendment #23-04, Establishment of Planned Development (P-D) #80, and Adoption of the VST Specific Plan
FINDINGS/CONSIDERATIONS:
Changes to the text of the General Plan
A) Amend Policy UE-1.4b as follows (note underlined text is new text and strikethrough text is deleted text):
The City accepts the University Community Plan adopted by Merced County on December 21, 2004, October 17, 2023, as a general conceptual framework for the planning of the University Community.
The City also accepts the VST Specific Plan adopted by Merced County on October 17, 2023, as the design framework and program for the VST Property, including the development standards, land use diagram, circulation diagram, development plan, lot sizes and standards, and recreation, open space and park standards. These documents and plans were developed through a collaborative effort with UC Merced, the City, and the County, in conformance with the City's policies for the area, including annexation to the City.
• That existing plan can be used as foundation work for further planning for the area, with the City as lead agency in the planning progress. • If a special planning process or framework is used for the development of the University Community, the costs of that planning process shall be borne by the applicants and developers, not by Merced residents.
The City should revise all of its various planning documents to accommodate the incorporation of the University Community into the City of Merced. These include not only the General Plan, but also plans for wastewater treatment, water, storm drainage, parks, fire protection, and other services.
Amend Figure 3.9 of Chapter 3 - Land Use to accurately reflect the modified boundaries of the University Community Plan
Figure 3.9 of the General Plan at Attachment D would be modified to match the boundary of the adopted University Community Plan as shown at Attachment E.
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
Add Policy L-3.8 as follows:
L-3.8 Implement the 2023 UCP and VST Specific Plan as adopted by the County of Merced.
Amend Section 3.73 University Community Plan by adding the following to the end of this section after "2009 Revisions" on page 3-71:
After the 2009 amendments the University Community Plan was further amended. The amendments included substantial revisions to the UCP policies text to reflect the current regulatory conditions, annexation the City of Merced as the preferred form of development, reduction of the planning area from 2,133 acres to 1,841 acres to include only those areas outside of the boundaries of the LRDPand subject to local land use regulations), modification of the land use program to reduce the number for dwelling units from 11,616 to 9,680), a reduction of the amount of commercial development from 2,022,900 square feet to 1,246,150 square feet, and a modification of the circulation diagram. The modification of the circulation diagram included changes to the alignment of Campus Parkway. A revised land use diagram was also adopted and is included in Appendix 3.10.1. A Specific Plan was developed for the Virginia Smith Trust (VST) property concurrent with the update of the UCP.
Delete illustrations and figures for the UCP in Appendix 3.10.1 on pages 3-86 through 3-89 (Attachment F) and replace with Figures 3 and 4 of the VST Specific Plan (Attachment G).
General Plan Compliance and Policies Related to This Application B) The proposed annexation complies with the General Plan designation of University Community Plan (UCP) for the site. General Plan Policy UE-
1.3 and Implementing Action 1.3.g requires that annexation requests be evaluated against certain criteria. Below is an evaluation of the proposed annexation against those criteria:
Criteria 1
Is the area contiguous to the Current City Limits and within the City's Specific Urban Development Plan (SUDP)/Sphere of Influence (SOL)? Do the annexed lands form a logical and efficient City limit and include older areas where appropriate to minimize the formation of unincorporated peninsulas?
Evaluation
After the UC Merced annexation is completed, and at the time the
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
application for annexation is submitted to LAFCO, this site will be contiguous to the existing City Limits to the north (see map at Attachment A). After the annexation of the University of California Merced, campus, the annexation of the proposed project site would logically begin the physical connection of what will become a University Village to the south of the UC Merced Campus.
Criteria 2
Is the proposed development consistent with the land use classitication on the General Plan Land Use Diagram (Figure 3.1)?
Evaluation
The proposed project site land use designations are consistent with the land use classification of the University Community Plan and with the proposed changes to the General Plan text and diagrams as described in Finding A above. The VST Specific Plan is a subset of the larger University Community Plan that provides support for the University campus, students, employees, and faculty by creating a university village to house, recreate and entertain those associated with the UC. This project will implement that objective of the plan.
Criteria 3
Can the proposed development be served by the City water, sewer, storm drainage, fire and police protection, parks, and street systems to meet acceptable standards and service levels without requiring improvements and additional costs to the City beyond which the developer will consent to provide or mitigate?
Evaluation
The University is being served by the City of Merced through a service agreement. Once the UC annexes followed by the VST annexation, those services can be extended without burden to the City's financial health.
All new development within the annexation area would be required to annex into the City's Community Facilities District (CFD) for services which would cover the costs of Police and Fire protection. Public Facilities Impact Fees would also be paid that would help fund future police and fire stations, parks, and street improvements. Requirements to annex to the CFD and pay the PFFP impact fees are listed as conditions of approval in the Planning Commission Resolution at Attachment A.
EXHIBIT B
• OF PLANNING COMMISSION RESOLUTION #4127
Criteria 4
Will this annexation result in the premature conversion of prime agricultural land as defined in the Important Farmland Map of the State Mapping and Monitoring Program? If so, are there alternative locations where this development could take place without converting prime soils? Evaluation
Though parts of the annexation area are listed as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, the proposed development is planned to provide higher density, which will minimize the encroachment overall into local prime farmlands. Converting these lands to support the UC will help minimize vehicle trips and provide opportunities for healthy activity with plans for open space and parks. The conversion of farmland was evaluated as part of the FSEIR at Attachment I
Criteria 5
Will a non-agricultural use create conflict with adjacent or nearby agricultural uses? If so, how can these conflicts be mitigated? Evaluation
The proposed development would not create barriers to the use of nearby agricultural lands.
Criteria 6
Does the annexation area help the City reach one of the following goals? Does annexation of the area bring the City closer to annexation of the UC Merced campus and University Community?
Does the area contain significant amounts of job-generating land uses, such as industrial, commercial, office, and business/research and development parks?
Does the project provide key infrastructure facilities or other desirable amenities such as the extension of major roads, utility trunk lines, parks, and recreational facilities, etc.?
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
Evaluation
The proposed annexation area is within the University Community Plan.
This annexation will not be possible until the UC Merced campus is annexed. Although this annexation does not bring the City closer to annexing the UC Campus it does start the process of annexation of the University Community Plan.
The land uses proposed in this project area will contain land uses that support the University such as residential, commercial, office, and mixed use. Due to that, there will be many opportunities for economic growth and job generation. The project provides key infrastructure facilities or other desirable amenities such as the extension of major roads, utility trunk lines, parks, and recreational facilities. The VST Specific Plan provides linkages between the University Campus and this property to create opportunities for residents and staff to traverse between the school and the uses to the south eventually built on the VST site. The design also provides continued connections for roadways and utilities.
Community Benefits
C) The VST annexation is the first step in the development of this area.
Once the area begins development, there will be significant community benefits as a result of this development. These benefits include affordable housing, providing incentives to workers on the UC Campus, providing features that reduce environmental impacts, and providing ongoing funding for services and programs that further the Merced County Office of Education's (MCOE) mission. The document provided at Attachment H provides more details on these benefits.
Zoning Code Compliance for the Planned Development Establishment D) Per Merced Municipal Code Section 20.20.20 (J) Planned Development (P-D) Zoning Districts, approval of an application for Planned Development Establishment or Revision with accompanying Preliminary Site Utilization Plan only if the following findings can be made:
1. The proposed development is consistent with the goals, policies, and actions of the General Plan and any applicable specific plan and community plan.
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
The proposed Planned Development Establishment would be consistent with the General Plan if General Plan Amendment #23-04 is approved.
2. The site for the proposed development is adequate in size and shape to accommodate proposed land uses.
The subject site is located at the northeast corner of Cardella and Lake Roads (Attachment B). The project proposes 654 acres of mixed-use development, including 4,000 dwelling units, approximately 800,000 square feet of commercial/office space, 76 acres of parks and 25 acres of open space and trails. The site for the proposed development is adequate in size and shape to accommodate the proposed land uses.
3. The site for the proposed development has adequate access considering the limitations of existing and planned streets and highways.
The proposal would have adequate access to existing and planned streets and highways.
4. Adequate public services exist or will be provided to serve the proposed development.
City utilities such was water and sewer main lines as well as storm drain lines would be extended to the project site with approval of the proposed annexation. These lines would be adequate to serve the project.
5. The proposed development will not have a substantial adverse effect on surrounding property, will be compatible with the existing and planned land use character of the surrounding area, and will enhance the desirability of the area and have a beneficial effect.
There may be some temporary impacts such as vibration, noise, and dust during construction, but the proposed development would not have a substantial adverse effect on surrounding property, will be compatible with the existing and planned land use character of the surrounding area, and will enhance the desirability of the area and have a beneficial effect.
6. The proposed development carries out the intent of the Planned Development zoning district by providing a more efficient use of the land and an excellence of site design greater than that which could be achieved through the application of established zoning standards.
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
The proposed development provides efficient use of land. By creating the VST Specific Plan, the project proponents provided the vision and standards for optimizing the property, creating a sense of place, creating the foundation for mixed use and pedestrian scaled development and ultimately providing the village support needed for the existing university students and staff.
7. Each individual unit of the proposed development, in each phase as well as the total development, can exist as an independent unit capable of creating a good environment in the locality and being in any stage as desirable and stable as the total development.
The proposed development consists of a mixture of uses that mirror a similarity of design to the UC campus. Anything that is developed on this property, to the plan standards, can exist by itself and still benefit the community, especially the UC campus. Once anything is developed it could remain independent capable of creating a good environment in the locality and being in any stage as desirable and stable as the total development.
8. Any deviation from the standard ordinance requirements is warranted by the design and additional amenities incorporated in the development plan, which offer certain unusual redeeming features to compensate for any deviations that may be permitted.
As shown in VST Specific Plan at Attachment C of Planning Commission Staff Report #23-1114, the proposal includes walking and bike trails connecting the future development with the UC campus. There are also development standards that will create architectural interest not required in standard zoning. A mixed-use development, planned as part of the land use vision, will provide the extension of visual interest and optimal pedestrian and bike friendly environment as currently experienced on the campus to the north.
9. The principles incorporated in the proposed development plan indicate certain unique or unusual features, which could not otherwise be achieved under the other zoning district.
The proposed use would allow development of the entire parcel, in a way • that is directly linked and supportive to the University of California, Merced campus. The design provides physical pedestrian and bicycle linkages that will promote healthy transportation options and get people out of their car. The mixed-use design and variety of
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
housing types proposed throughout the development will provide direct support to the UC students, employees and faculty and create a village as is in the original plans for the site.
Specific Plan
E) The proposal includes a specific plan as shown at Attachment C. The VST Specific Plan is an update of the University Community Plan previously adopted by the County of Merced. The original plan had a vision which supported the University of California campus with a village-like development of mixed-use, walking and bike trails and a variety of housing styles. The VST Specific Plan contains similar requirements. The goal is to support the University campus in the same way as originally planned.
The standards of the Specific Plan will be incorporated into the standards for Planned Development (P-D) #80. The "Regulatory and Design Framework" section of the VST Specific Plan defines the standards for development within the specific plan area. All projects within the area will be measured against these standards to ensure compliance with the Specific Plan. In order to ensure this compliance, Condition #8 was added which requires Site Plan Review for all commercial, mixed-use, multi-family, or office uses within the plan area. Single-family development would also be required to comply with all requirements for setbacks and design standards as outlined in the specific plan but would not be subject to Site Plan Review.
Traffic/Circulation
F) An environmental study was conducted that assessed the projected traffic counts and traffic impacts to the area based on the proposed land uses.
This traffic study can be found within Attachment D. The development shall contribute its fair share toward road improvements as described within the Mitigation Monitoring Program in Resolution #4127 Exhibit Parking
G) The annexation does not directly produce a need for parking. However, the subsequent development would require parking to serve the future uses on the site. Parking requirements would be evaluated at the Site
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
Plan Review and/or Building Permit phase of development. It could also be reviewed as each project within the plan area is specifically entitled.
Land Use
H) The subject site is located at the northeast corner of Cardella and Lake Roads (Attachment B). The project proposes 654 acres of mixed-use development, including 4,000 dwelling units, approximately 800,000 square feet of commercial/office space, 76 acres of parks and 25 acres of open space and trails. The land use map for this development is shown as Attachment B or within the Specific Plan (Attachment C).
Site Plan
As described in Finding E above, a condition has been added to require a Site Plan Review Permit for all commercial, mixed-use, office, and multi-family development within the plan area. Each development shall be evaluated to ensure compliance with the requirements of the VST Specific Plan. At the time of project evaluation, if the Site Plan Review Committee deems that an increase in traffic or decrease in parking will create negative impacts, the Committee may require additional documentation or studies to provide additional analysis to mitigate any issues.
Neighborhood Impact/Interface
The proposed project does not include any uses that would be detrimental to the public health, safety, and welfare of the immediate area or the city as a whole. Implementation of the conditions of approval and adherence to all applicable Building Codes, Fire Codes, and City Standards would prevent the project from having any detrimental effect on the health, safety, and welfare of the neighboring properties as well as the City as a whole. There may be some temporary impacts such as vibration, noise, and dust during construction, but the proposed development would not have a substantial adverse effect on surrounding property long term, will be compatible with the existing and planned land use character of the surrounding area, and will enhance the desirability of the area and have a beneficial effect.
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
Pre-Annexation Development Agreement
K) Section 20.86.150 of the Zoning Ordinance requires a property owner to enter into a Pre-Annexation Development Agreement prior to annexation. This agreement shall not become operative unless annexation proceedings are completed by the Local Agency Formation commission (LAFCO). There is no requirement for staff to bring it to the Planning Commission. However, a Draft Pre-Annexation Development Agreement will be provided to, reviewed by, and approved by the City Council prior to their decision. The Pre-annexation Development Agreement is only with the owner of the vacant land and binds the owner and their successors to certain conditions and requirements related to the development of the land.
Environmental Clearance
L) Planning staff has conducted an environmental review of the project in accordance with the requirements of the California Environmental Quality Act (CEQA). A Focus Subsequent Environmental Impact A State SCH Overding Consideration ovia i wait on and ring.
Program is being recommended. This environmental document is provided at Attachment I.
EXHIBIT B
OF PLANNING COMMISSION RESOLUTION #4127
MITIGATION MONITORING AND REPORTING PROGRAM
FOR THE
University Community Plan Update
and VST Specific Plan Project
State Clearinghouse No. 2001021056
County of Merced
Planning Department
2222 M Street, 2nd Floor
Merced, California 95340
Contact:
Tiffany Ho
Merced County Planning Department
July 28, 2023
EXHIBIT C
OF PLANNING COMMISSION RESOLUTION #4127
TABLE OF CONTENTS
Section Page
List of Abbreviations. .3
1. Mitigation Monitoring and Reporting Program.. ..5
1.1. Purpose of Mitigation Monitoring and Reporting Program .5
1.2. 2001/2004 UCP EIR and relationship to the UCP Update and VST Specific Plan MMRP 5 1.3. Roles and Responsibilities....……....... ...6
1.4. Mitigation Monitoring and Reporting Program Table..... ........ 6 2 List of Abbreviations
AAQA Ambient Air Quality Analysis
BESD Banta Elementary School District
BMP best management practice
CALGreen State Building Energy Efficiency Standards
CAPCOA California Air Pollution Control Officers Association CARB California Air Resources Board
CDFW California Department of Fish and Wildlife
CEC California Energy Commission
CEQA California Environmental Quality Act
CESA California Endangered Species Act
CFR Code of Federal Regulations
City City of Merced
CNEL community noise equivalent level
County County of Merced
dBA A-weighted decibel
ESA federal Endangered Species Act
greenhouse gas
Ib/day pounds per day
Lan day-night average noise level
Lea energy-equivalent noise level
MMRP mitigation monitoring and reporting program
MSDS Material Safety Data Sheets
MTCOze metric tons of carbon dioxide equivalent
NAHC Native American Heritage Center
NMFS National Marine Fisheries Service
NPDES National Pollutant Discharge Eliminate System
PCC Public Contract Code
PRC Public Resources Code
RWQCB regional water quality control board
SJVAPCD San Joaquin Valley Air Pollution Control District SWPPP storm water pollution prevention plan
USACE U.S. Army Corps of Engineers
USFWS U.S. Fish and Wildlife Service
Valley CAN Valley Clean Air Now
VELB valley elderberry longhorn beetle
VERA Voluntary Emission Reduction Agreement
ZNE zero net energy
1. Mitigation Monitoring and Reporting Program
In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code [PRC] Section 21000 et seq.), the County of Merced (County) prepared a Focused Subsequent Environmental Impact Report (SEIR) for the UCP Update and VST Specific Plan Project (the Project). The Project is located in unincorporated Merced County, northeast of the City of Merced, south of UC Merced, and within the City's sphere of influence (SOl). The proposed UCP Update area encompasses 1,841 acres and includes two properties; the Hunt and VST properties. The VST Property consists of 654 acres immediately south of the UC Merced Campus and is bounded generally by Lake Road on the west, UC Merced to the north, Cardella Road on the south and the Orchard Drive alignment on the east. The Hunt property is referred to as UCP South in the Adopted UCP, and includes approximately 1,187 acres of land south of UC Merced and is bounded by Lake Road on the west, Cardella Road to the north, Fairfield Canal to the east and Yosemite Road to the south. The Project includes modifications to the University Community Plan as part of the UCP Update and a Specific Plan for the 654-acre VST Property.
The SEIR evaluates the program-level impacts of the proposed changes to the Adopted UCP, and the project specific impacts associated with the VST Specific Plan. The SEIR (State Clearinghouse No. 2001021056) identified significant impacts and mitigation measures that would reduce the identified impacts to less-than-significant levels, where feasible, and concluded that some environmental impacts would be significant and unavoidable. CEQA (PRC Section 21081.6) and the State CEQA Guidelines (Sections 15091[d] and 15097) require public agencies to "adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment." This mitigation monitoring and reporting program (MMRP) has been prepared for the Project because the SEIR identifies significant adverse impacts related to project implementation, and mitigation measures have been identified to reduce or eliminate most of those impacts. Adoption of this MMRP would occur in conjunction with approval of the Project.
1.1. Purpose of Mitigation Monitoring and Reporting Program This MMRP has been prepared to ensure that all required mitigation measures are implemented and completed in a satisfactory manner before and during project construction and operation, as applicable.
The MMRP table provided below has been prepared to assist the responsible parties in implementing the mitigation measures applicable to the Project. The table identifies the impact; the individual mitigation measures; the specific actions required before, during, and after construction; the implementing party; and mitigation timing. The table also includes a column to confirm implementation of the mitigation measures after project approval. The numbering of mitigation measures follows the numbering sequence found in the project SEIR. Mitigation measures that are referenced more than once in the SEIR are not duplicated multiple times in the MMRP table.
1.2. 2001/2004 UCP EIR and relationship to the UCP Update and VST Specific Plan MMRP
In 2004, the County adopted the UCP, which covered a 2,133-acre area that included most of the VST property, just south of the UC Merced campus (Adopted UCP). A program EIR was certified with adoption of the UCP in 2001 and a supplemental EIR, which focused on hydrology and water quality, was certified on December 21, 2004 via Resolution No. 2004-238 (referred to collectively herein as the 2001/2004 UCP EIR; State Clearinghouse No. 2001021056). The 2001/2004 UCP EIR was identified as the appropriate document to base the subsequent CEQA analyses upon because it describes the potential environmental impacts of the planning documents that would be amended by the VST Specific Plan and was certified by the County.
The County adopted an MMRP as part of the 2001/2004 UCP EIR approvals and those mitigation measures are incorporated herein by this reference. This MMRP is focused specifically on the UCP Update and VST Specific Plan 5 Project. Where mitigation measures applicable to the Project remain the same as those adopted in the 2001/2004 UCP EIR, the title, "Adopted Mitigation Measure," is used as the mitigation measure was "adopted" as part of the 2001/2004 UCP EIR; where mitigation measures would be modified or eliminated from those identified in the 2001/2004 UCP EIR, the title, "Modified Mitigation Measure," is used; and where new mitigation measures were developed for the modified Phase 2 Project, the title, "New Mitigation Measure," is used This MMRP only applies to activities associated with implementation of the UCP Update and VST Specific Plan Project applicable to the portions of the Project detailed in each measure. in addition, if the UCP Update and VST Specific Plan Project does not proceed, and the Project as approved through the 2001/2004 UCP EIR is implemented across the UCP area, the 2001/2004 UCP EIR mitigation measures would be applied to those activities.
1.3. Roles and Responsibilities
The County is responsible for overall administration of the MMRP and for verifying that the applicant, builder, construction contractor, or other designated party has completed the necessary actions for each measure. The party responsible for implementing each item will identify the staff members responsible for coordinating with the County on the MMRP.
1.4. Mitigation Monitoring and Reporting Program Table
Table 1, which identifies the mitigation measures applicable to the UCP Update and VST Specific Plan Project, includes the table columns identified and described below:
• Impact: This column presents all the impacts disclosed in the SEIR for which mitigation was identified • Mitigation Measure: This column presents all the mitigation measures identified in the UCP Update and VST Specific Plan Project SEIR, each of which has been adopted and incorporated into the project.
Action(s): For every mitigation measure, one or more actions are described. The actions delineate the means by which the mitigation measures will be implemented and, in some instances, the criteria for determining whether a measure has been successfully implemented. Where mitigation measures are particularly detailed, the action may refer back to the measure.
Implementing Party: This column identifies the entity responsible for undertaking the required action. • Timing: Implementation of the action must occur before or during some part of project approval, project design, or project construction or on an ongoing basis. This column identifies the timing for implementation of each mitigation measure.
• Completion of Implementation: The County is responsible for ensuring that mitigation measures are successfully implemented with respect to work implemented within the County's jurisdiction. The "Completion of Implementation" column is to be used by the County to indicate when implementation of a mitigation measure has been completed. The County, at its discretion, may delegate implementation responsibility or portions thereof to qualified consultants or contractors. Upon annexation, the County's responsibility to ensure that the mitigation measures are successfully implemented will be transferred to the City of Merced. The "Completion of Implementation" column is to be used by the City to indicate when implementation of a mitigation measure has been completed.
6 Table 1 UCP Update and VST Specific Plan Mitigation Monitoring and Reporting Program Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Air Quality
Impact 3.1.1: Adopted Mitigation Measure 4.3-1 Compliance with the following Prepare an AAQA for all Project applicant, During Generation of SIVAPCD mitigation measure listed in Table 6-3 of the GAAMAQD construction and operational construction preparation of Short-Term, would further reduce dust created during construction activities: emissions that exceed 100lb/ contractor, the EIR for UCP Construction- day. SJVAPCD South
Limit traffic speeds on unpaved roads to 15 mph.
Related Emissions Adopted Mitigation Measure 4.3-2 Construction contracts shall Confirm that construction County of Before grading of ROG, NOX include the following specifications: equipment measures are Merced PMto, and PM25 implemented
• Minimize idling time to a maximum of ten minutes when construction equipment is not in use;
Employ construction activity management techniques such as extending the construction period outside the ozone season of May through October, reducing the number of hours of
construction and scheduling activities during off peak hours; Tuning engines to manufacturer's specifications;
• When feasible, schedule equipment usage to avoid
simultaneous use of equipment.
New Mitigation Measure 3.1-1a: Utilize the cleanest available off- road construction equipment, including the latest Tier diesel or electric equipment (e.g. scrapers, graders, trenchers, tractors, loaders, backhoes, etc.) (UCP South only)
All construction specifications shall require use off-road construction equipment that meet EPA's Tier 4 emission standards as defined in 40 CFR 1039 and comply with the appropriate test procedures and provisions as contained in 40 CFR Parts 1065 and 1068. Tier 3 models can be used if a Tier 4 version of the equipment type is not yet produced by manufacturers. This measure can also be achieved by using battery-electric off-road equipment as it becomes available. Implementation of this measure shall be required in the 1 The County's obligation to implement or confirm that implementation has been satisfied will transfer to the City of Merced upon annexation.
Action(s) Implementing Timing Completion of Implementation Impact Mitigation Measure Party'
contract the project applicant establishes with its construction contractors. The applicant shall demonstrate its plan to fulfill the requirements of this measure in a report or in project improvement plan details submitted to the discretionary land use authority (City of Merced or Merced County) prior to the use of any off-road, diesel-powered construction equipment.
New Mitigation Measure 3.1-1b: Preparation of an Ambient Air Quality Analysis (UCP South only)
SJVACPD recommends that construction and operational emissions that exceed 100 Ib/day prepare an AAQA to assess whether a project would violate an AAQS. Prior to the approval of a Final Map, the project applicant shall prepare a project-level analysis of emissions for development in the UCP area that is subject to SIVAPD oversight to confirm whether the particular land use development would result in emissions that exceed this 100lb/day screening criterion. In cases where a project's construction activity would generate emissions above this screening criterion (i.e., 100 Ib/day) s, the project applicant shall prepare an AAQA. If, following the preparation of an AAQA, emissions are found to contribute to an exceedance of an AAQS, the project applicant shall either implement additional emission reduction measures as part of the project or, once all feasible on-site reduction measures have been exhausted, engage in regional programs that serve to reduce air pollution in the San Joaquin Valley. An example of a potential program includes the Valley Clean Air Now (Valley CAN)
organization, which improves public health through investments in vehicle repair and replacement programs. Emissions reduction programs must demonstrate a quantifiable reduction and must be located within the SJVAB so air pollution reductions are realized in the basin. Alternatively, if regional air pollution reduction programs are unavailable, the project applicant may enter into a Voluntary Emission Reduction Agreement (VERA) with SJVAPCD to reduce emissions to below 100 lb/day for any pollutant that exceeds the screening criteria. If conditions warrant participation in a VERA, the VERA shall demonstrate a pound-for-pound reduction in emissions Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party'
that exceed 100lb/day through a process that funds and
implements emissions reduction projects within the SJVAB. The types of emission reduction projects that could be funded include electrification of stationary internal combustion engines (such as well pumps), replacing old heavy-duty trucks with cleaner, more efficient heavy-duty trucks, and replacement of old farm tractors. If a VERA is found to be required to meet thresholds, and the applicant elects to enter into one, the project applicant shall engage in a discussion with SJVAPCD prior to the adoption of the VERA to ensure that feasible mitigation has been identified to reduce emissions to a less-than-significant level.
Impact 3.1-2: Adopted Mitigation Measure 4.3-4 implement construction design Project applicant, Before building Long-Term, (a) Outdoor electrical outlets shall be installed in the front and features to minimize impacts. construction permit issuance Operational backyards of all housing units. contractor
(Regional) (b) Use solar or low emission water heaters. Preparation of air quality Project applicant, Before building Emissions of assessment to determine SIVAPCD permit issuance Criteria Air (c) Orient buildings to take advantage of solar heating and natural whether any SIVAPCD annual Pollutants and cooling and use passive solar design. mass emissions thresholds are Precursors d) Increase wall and attic insulation. exceeded.
New Mitigation Measure 3.1-2a: Implement On-Site Project Design Features to Reduce Emissions of Criteria Air Pollutants (UCP South) Prior to the issuance of any development permits, the project applicant shall Implement the following measures to reduce the project's emissions:
• Use low-VOC (50-100 grams per liter) paint for external residential applications on all construction drawings for review and approval by staff of the discretionary land use authority (City of Merced or Merced County).
• Incorporate traffic calming measures including marked crosswalks, count-down signal timers, curb extensions, speed tables, raised crosswalks, raised intersections, median islands, tight corner radii, roundabouts, and on-street parking
Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party'
throughout the site plan. Specific calming measures and locations shall be identified by a qualified transportation specialist.
heaters).
• Electric heating, ventilation, and air conditioning (HVAC) units in residences (no gas units).
• Meet Tier 2 electric vehicle charging standards of the most recent version of Part 11 of the Title 24 California Building Code (CalGreen Code) for all land use types.
• Restrict idling times for heavy heavy duty trucks accessing the project site to 3 minutes or less through the signage indicating that idling must be limited to this duration.
• Plant vegetation throughout the project site near areas of high pollution generation (e.g., heavily traveled roadways, sites of truck idling) to reduce the dispersion of air pollutants. • Apply for grant funding through SJVAPCD's Bikeway Incentive Program, which offers funding for Class I, Class Il, and Class I!I bicycle paths for projects within the SJVAB.
Mitigation Measure .1-2b: Engage in Regional Programs to Offset Project Emissions of ROG, NOx, CO, and PMto (UCP South and VST Specific Plan)
Once the on-site reduction measures listed above under Mitigation Measure 3.1-2a have been incorporated, an air quality assessment shall be prepared to determine whether any SJVAPCD annual mass emissions thresholds are exceeded. If no thresholds are exceeded, no further action is necessary. If one or more thresholds are exceeded, prior to the issuance of grading permits for the first phase of development, the project applicant shall enter into a VERA through coordination with SJVAPCD to reduce emissions to meet exced the especie risins The pods a pical same that
engage in a discussion with SJVAPD prior to the adoption of the 10 Action(s) Implementing Timing
Impact Mitigation Measure Party! Completion of Implementation VERA to ensure that feasible mitigation has been identified to reduce emissions to a less-than-significant level consistent with the direction given in SJVAPCD's GAMAQI. As allowed by SIVAPCD, the project applicant shall be provided the opportunity to perform an additional quantification of the project's operational emissions following the implementation of the proposed measures listed above under Mitigation Measure 3.1-2a to estimate the TPY needed to reduce emissions to meet SJVAPCD's annual thresholds of significance.
VST Specific Plan
A project-level evaluation of potential emissions has been performed for the VST Specific Plan. Based on SJVAPCD's guidance, various project design features have been incorporated into the design of the VST Specific Plan to reduce emissions, such as transportation management strategies and the elimination of onsite natural gas infrastructure for residential land uses. Based on this data (see Table 3.1-13), the applicant shall enter into a VERA with SIVAPCD to fully compensate for ROG, NOx, and CO emissions that exceed SJVAPCD's CEQA annual mass emissions thresholds of significance.
Biological
Resources
Impact 3.2-1: Adopted Mitigation Measure 4.4-2: The County shall ensure that at Preservation of upland annual Project applicant, Before This has been completed for VST.
Result in least 551 acres of upland annual grassland is preserved in grassland. County of construction Disturbance to or conjunction with and to support at least 61.2 acres of vernal pool Merced Loss of Special- fairy shrimp habitat (for a total of 612 acres). Project applicant, Before Collection of shining navaretia
Adopted Mitigation Measure 4.4-6: Seed collection from the shining seeds within UCP area. construction construction navarretia located within the UCP area shall be conducted prior to contractor the loss of the populations in the UCP area. Seed collection shall be Project applicant, Before conducted by a qualified botanist or restoration biologist. Collected Pre-construction surveys of construction construction
seeds shall be dispersed within suitable habitat (ie, seasonally moist special-status species. contractor
11 Impact Action(s) Implementing Timing Completion of Implementation Party!
clay flats in grassland). Seeds shall be dispersed only within suitable Establishment of buffer area if Project applicant, Before habitats where shining navarretia does not currently occur to avoid any special-status species are construction construction impacts on the genetic composition of existing populations. found. contractor Seed from shining navarretia shall be dispersed in suitable habitat within the annual grassland preserved in conjunction with loss of vernal pool habitat (Impact 4.4.1) and/or Swainson's hawk habitat (Impact 4.4.4) if feasible. However, if mitigation lands to serve both purposes cannot be found, the applicant will be responsible for negotiating a conservation easement with a land owner in the vicinity such that a minimum of seven populations of shining navarretia receive long-term protection.
Mitigation Measure 3.2-1: Implement Avoidance Measure and Mitigation for Special-Status Plant Species Not Covered by the Existing CDFW Incidental Take Permit or USFWS Biological Opinion • During implementation of reconstruction surveys required under the CDFW ITP and USFWS Biological Opinion
Conservation Measures, a qualified botanist will target additional special-status plant species not covered by these permits.
Surveys will follow survey methods from CDFW's Protocols for Surveying and Evaluating Impacts on Special-Status Native Plant Populations and Natural Communities (CDFW 2018) and will be conducted during the blooming period for these species (Table MM 3.2-1).
• If special-status plant species are not found, the botanist will document the findings in a report to the discretionary land use authority (City of Merced or Merced County), and no further mitigation will be required.
If special-status plant species are found, the area occupied by special-status plants will be avoided completely, if feasible (ie., project obiectives can still be met). This may include establishing a no-disturbance buffer around the occupied habitat and
demarcation of this buffer by a qualified biologist or botanist using flagging or high-visibility construction fencing. The size of the buffer Mitigation Measure Action(s) Implementing Timing Completion of Implementation Impact Party!
will be determined by the qualified biologist or botanist and will be large enough to avoid direct or indirect impacts on the plant. • If special-status plans are found during special-status plant surveys and cannot be avoided, the project applicant shall, in consultation with CDFW or USFWS as appropriate depending on species status, develop and implement a site-specific mitigation strategy to achieve no net loss of occupied habitat or individuals.
It is likely that existing mitigation efforts for state and federally listed plant species required under the ITP and USFWS Biological Opinion would be sufficient to reduce impacts on non-listed special-status plant species to a less-than-significant level.
Mitigation measures shall include, at a minimum, preserving and enhancing existing populations, establishing populations through seed collection or transplantation from the site that is to be affected, and/or restoring or creating habitat in sufficient quantities to achieve no net loss of occupied habitat or individuals. Purchase of credits from an agency-mitigation bank that contains the affected species may also be used to offset loss of occupied habitat. Potential mitigation sites could include suitable locations within or outside of the UCP area or VST Specific Plan area. Habitat and individual plants lost shall be mitigated at a minimum 1:1 ratio, considering acreage as well as function and value. Success criteria for preserved and
compensatory populations will include:
• The extent of occupied area and plant density (number of plants per unit area in compensatory populations will be equal to or greater than the affected occupied habitat. • Compensatory and preserved populations will be self-
producing. Populations will be considered self-producing when:
• plants reestablish annually for a minimum of five years with no human intervention such as supplemental seeding; 13 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party'
• retained and presene habits contin an occupied
habitat areas in similar habitat types in the project vicinity.
If offsite mitigation includes dedication of conservation easements, purchase of mitigation credits, or other offsite conservation measures, the details of these measures will be included in the mitigation plan, including information on responsible parties for long-term management, conservation easement holders, long-term management requirements, success criteria such as those listed above and other details, as appropriate to target the preservation of long-term viable populations.
Impact 3.2-2: Adopted Mitigation Measure 4.4-2: The County shall ensure that at Preservation of upland annual Project applicant, Before This has been completed for VST. least 551 acres of upland annual grassland is preserved in grassland. County of construction Disturbance to or conjunction with and to support at least 61.2 acres of vernal pool Merced Loss of Special- fairy shrimp habitat (for a total of 612 acres). Preservation of offsite foraging Project applicant, Before Status Wildlife Adopted Mitigation Measure 4.4-4(a): The County shall ensure that habitat for Swainson's hawk construction construction Species and Swainson's hawk foraging habitat is preserved offsite in sufficient contractor, CDFW Habitat quality and quantity, as determined through consultation with the CDFW, to mitigate for the loss resulting from the proposed UCP. Pre-construction surveys to Project applicant, Before identify active raptor nests. construction construction The preservation of annual grasslands (through Policy PA 2.3) that Consultation with CDFW and contractor are suitable as foraging habitat for Swainson's hawk shall be located USEWS if any are located within 10 miles of a current or historic Swainson's hawk nest site (consistent with CDFG guidance). Pre-construction surveys to Project applicant, Before identify San Joaquin kit fox. If construction construction Adopted Mitigation Measure 4.4-4(b): The County shall require pre- any are located, implementation contractor construction surveys to identify active raptor nests prior to the onset of June 1999 Standardized of construction activities within 1,000 feet of any ground disturbing Recommendations for activities (i.e., construction site). The pre-construction surveys will be Protection of the San Joaquin Kit conducted in accordance with USFWS and/or CDFW guidelines. If Fox Prior to or During Ground Disturbance
14 no active raptor nests are identified within 1,000 feet of the Pre-construction surveys to Project applicant, Before construction site, no further mitigation would be necessary. identify presence of Western construction construction If active nests are found within 1,000 feet of the construction site, spadefoot. Implementation of contractor, CDFW the CDFW shall be consulted to determine appropriate mitigation mitigation with CDFW permit if measures to minimize the effect. At a minimum, construction shall any are located. be delayed within an appropriate buffer zone, as determined by consultation with CDFW, until the young have fledged.
Adopted Mitigation Measure 4.4-5: Project applicants shall conduct- surveys for dens/burrows that could be occupied by vagrant San Joaquin kit fox prior to any ground-disturbing activities within the UCP area. The surveys shall be conducted within two weeks or less of any ground-disturbing activities. If dens/burrows meeting the criteria suitable for use by San Joaquin kit fox are found, the dens/burrows shall be cleared using the methodologies that are consistent with those described in the June 1999 Standardized Recommendations for Protection of the San Joaquin Kit Fox Prior to or During Ground Disturbance.
New Mitigation Measure 3.2-2a: Conduct Preconstruction Surveys for Western Spadefoot, Implement Avoidance Measures, and Relocate Individuals
• Within 7 days before commencement of project activities that would result in ground disturbance, vegetation removal, or use of vehicles, a qualified biologist familiar with the life history of western spadefoot and experienced in performing surveys for western spadefoot will conduct a focused preconstruction survey of habitat suitable for the species within the UCP area. The qualified biologist will inspect the project site in the UCP area for adult western spadefoot toads, eggs and tadpoles within aquatic breeding habitat, as well as suitable burrow habitat.
• If western spadefoot adults, tadpoles, or eggs are not detected during the focused survey, the qualified biologist will submit a report summarizing the results of the survey to the discretionary land use authority (City of Merced or Merced County), and further mitigation will not be required.
• If western spadefoot adults, tadpoles, or eggs are detected, a qualified biologist with an appropriate CDFW Scientific Collecting 15 Implementing
Impact Mitigation Measure Action(s) Party' Timing Completion of Implementation Permit that allows handling of amphibians will relocate individual Pre-construction surveys to Project applicant, Before adults, tadpoles, or eggs to nearby suitable habitat with prior identify presence of Western construction approval of CDFW. The qualified biologist will also be present pond turtle. Implementation of during initial ground disturbance activities and will inspect the avoidance measures and project site in the UCP area before initiation of project activities.
If additional western spadefoot are detected, the qualified biologist will relocate individuals into suitable habitat for western spadefoot (i.e., vernal pool grasslands) that will be preserved in perpetuity.
New Mitigation Measure 3.2-2b: Conduct Preconstruction Surveys for Western Pond Turtle, Implement Avoidance Measures, and Relocate Individuals
• Within 48 hours before commencement of project activities that would result in ground disturbance, vegetation removal, or use of vehicles, a qualified biologist familiar with the life history of western pond turtle and experienced in performing surveys for western pond turtle will conduct a focused survey of habitat suitable for the species within the UCP area. If aquatic habitat potentially suitable for the species is present within a project site in the UCP area (e.g., streams, ponds, drainages), upland habitat within approximately 1,600 feet of this aquatic habitat will also be surveyed. The qualified biologist will inspect the project site for western pond turtles as well as suitable burrow habitat. • If western pond turtles are not detected during the focused survey, the qualified biologist will submit a report summarizing the results of the survey to the discretionary land use authority (City of Merced or Merced County), and further mitigation will not be required.
• If western pond turtles are detected, a no-disturbance buffer of at least 100 feet will be established around any identified nest sites or overwintering sites. A qualified biologist with an appropriate CDFW Scientific Collecting Permit that allows 16 handling of reptiles will be present during initial ground Pre-construction surveys to Project applicant, Before disturbance activities and will inspect the project site before identify presence of American construction construction initiation of project activities. If western pond turtles are Badger. Establishment of contractor detected, the qualified biologist will move the turtles protective buffers. downstream and out of harm's way.
New Mitigation Measure 3.2-2c: Conduct Focused American Badger Survey and Establish Protective Buffers
• Within 30 days before commencement of project activities that would result in ground disturbance, vegetation removal, or use of vehicles, a qualified wildlife biologist with familiarity with American badger and experience using survey methods for the species will conduct focused surveys of habitat suitable for the species within the UCP area to identify any American badger • If occupied dens are not found, the qualified biologist will submit a report summarizing the results of the survey to the discretionary land use authority (City of Merced or Merced County), and further mitigation will not be required.
• If occupied dens are found, impacts on active badger dens will be avoided by establishing exclusion zones around all active badger dens, the size of which will be determined by the qualified biologist. No project activities (e.g., vegetation removal, ground ingent eat complica ten elina, e
confirmed by a qualified biologist. The qualified biologist will monitor each den once per week to track the status of the den and to determine when it is no longer occupied. When it is no longer occupied, project activities within the exclusion zone may New Mitigation Measure 3.2-2d: Conduct Focused Surveys for Crotch Bumble Bee and Implement Avoidance Measures If Listed under CESA
Prior to implementation of project activities that could result in loss removal telen es ares lie are retion
• The project applicant will retain a qualified biologist familiar with bumble bees in California, with experience using survey methods 17 Action(s) Implementing Completion of Implementation
Impact Mitigation Measure Party! Timing
for bumble bees, and with approval from CDFW to conduct Pre-construction surveys to Project applicant, Before focused surveys of suitable habitat within the project site in the identify presence of Crotch construction construction UCP area. Because a survey protocol for this species has not Bumble Bee. Establishment of contractor. been established, survey methods will be developed and avoidance measures CDFW approved in consultation with CDFW, and will generally include but not be limited to the following elements (included in survey protocols for other bumble bee species in the United States [USFWS 2018)):
(typically March through September).
• Surveys will be conducted by walking transects through suitable habitat, or by surveying a minimum of one person- hour per 3 acres of suitable habitat without transects. • Bumble bees within the project site will be identified through passive, non-lethal methods (e.g., visual surveys using binoculars, photographic documentation), as approved by CDFW.
• If crotch bumble bees are detected during focused Pre-construction surveys to Project applicant, Before surveys, the survey results will be submitted to the identify presence of bats. construction construction discretionary land use authority (City of Merced or Merced Establishment of avoidance contractor.
County) and CDFW. The project applicant will consult with measures County of CDEW to determine whether there are additional Merced
avoidance measures available that would reduce the
likelihood off injury or mortality of crotch bumble bee. The project applicant will consult with CDFW to determine
whether authorization for take of crotch bumble bees
would be required by obtaining an incidental take permit pursuant to California Fish and Game Code Section 2081. If required, the project applicant will implement measures required under the permit which may include
compensatory mitigation to fully mitigate impacts on
crotch bumble bee.
18 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party'
• If no crotch bumble bees are detected during focused Pre-construction surveys to Project applicant, Before surveys, the survey results will be submitted to the identify presence of burrowing construction construction discretionary land use authority (City of Merced or Merced owl. Establishment of avoidance contractor.
County). The project applicant will consult with CDFW to measures and compensation for CDFW determine whether the negative survey results are affected areas sufficient to conclude that crotch bumble bees including underground overwintering and nesting colonies) are
absent from the project site, and that authorization for take of crotch bumble bees would not be required. If
CDFW concurs, then further mitigation would not be
required.
Nel mentionidance 32e: Conduct Focused Bat Sueys and
Within 30 days before commencement of project activities, a qualified biologist familiar with bats and bat ecology and experienced in conducting bat surveys will conduct surveys for bat roosts in suitable habitat (e.g., trees, crevices, cavities, exfoliating bark, bridges, unoccupied buildings) within and adjacent to the UCP If pile driving must occur within 55 feet of existing structures, use Project applicant, vibratory pile driving or augered
• Surveys will consist of a daytime pedestrian survey looking for evidence of bat use (e.g. guano) and/or an evening emergence survey to note the presence or absence of bats within potential roosts.
• If no evidence of bat roosts is found, the qualified biologist will submit a report summarizing the results of the survey to the discretionary land use authority (City of Merced or Merced County), and no further study will be required.
• If evidence of bat roosts is observed, the species and number of bats using the roost will be determined. Bat detectors shall be used if deemed necessary to supplement survey efforts by the qualified biologist.
• If an active western red bat maternity roost is detected, a qualified biologist shall determine an appropriate avoidance buffer to be maintained from April 1 until young are capable of 19 Mitigation Measure Action(s) Implementing Timing Completion of Implementation Impact Party!
flight (typically through August). Project activities will not occur within this buffer until after the roosts are unoccupied. • moses remete at it erie to me present and
site before the tree, building, or other roost structure is removed.
A program addressing compensation, exclusion methods, and roost removal procedures will be developed in consultation with CDFW before implementation. Exclusion methods may include use of one-way doors at roost entrances (bats may leave but not reenter) or sealing roost entrances when the site can be confirmed to contain no bats. Exclusion efforts may be restricted during periods of sensitive activity (e.g., during hibernation or while females in maternity colonies are nursing young). The loss of each roost (if any) will be replaced in consultation with CDFW and may require construction and installation of bat boxes suitable to the bat species and colony size excluded from the original roosting site. If determined necessary during
consultation with CDFW, replacement roosts will be implemented before bats are excluded from the original roost sites. Once the replacement roosts are constructed and it is confirmed that bats are not present in the original roost site by a qualified biologist, the roost tree, building, or roost other structure may be removed.
New Mitigation Measure 3.2-2f: Conduct Protocol-Level Surveys for Burrowing Owl, Implement Avoidance Measures, and Compensate for Loss of Occupied Burrows
This mitigation measure would remove the requirements of Adopted Mitigation Measure 4.4-4(b) and implement the following protocol-level survey requirements.
A qualified biologist will conduct focused breeding and nonbreeding season surveys for burrowing owls in areas of habitat suitable for the species identified during the reconnaissance-level survey (eg., grassland, agricultural land) on and within 1,640 feet (500 meters) of the UCP area. Surveys will be conducted before the start of project 20 Mitigation Measure Action(s) Implementing Timing Completion of Implementation Impact Party!
activities and in accordance with Appendix D of the CDFW Staff Report on Burrowing Owl Mitigation (CDFW 2012; CDFW Staff Report). • If no occupied burrows are found, the qualified biologist will submit a report documenting the survey methods and results to the discretionary land use authority (City of Merced or Merced County), and no further mitigation will be required.
• If an active burrow is found within 1,640 feet of pending construction activities that would occur during the nonbreeding season (September 1 through January 31), a minimum protection buffer of 164 feet (50 meters) shall be established and maintained around the occupied burrow throughout construction. The protection buffer may be adjusted if, in consultation with CDFW, a qualified biologist determines that an alternative buffer will not disturb burrowing owl use of the burrow because of particular site features or other buffering measures. If occupied burrows are present that cannot be avoided or adequately protected with a no- disturbance buffer, a burrowing owl exclusion plan will be developed, as described in Appendix E of the CDFW Staff Report.
Burrowing owls will not be excluded from occupied burrows until the project burrowing owl exclusion plan is approved by CDFW.
The exclusion plan will include a compensatory habitat mitigation plan (see below).
• If an active burrow is found during the breeding season (February 1 through August 31), occupied burrows will not be disturbed and wil be ride i logist ete turfer at minasim or en that.
either: (1) the birds have not begun egg laying, or (2) juveniles from the occupied burrows are foraaing independently and are capable of independent survival. The size of the buffer may be adjusted depending on the time of year and level of disturbance as outlined in the CDFW Staff Report. The size of the buffer may be reduced if a broad-scale, long-term, monitoring program acceptable to CDFW is implemented so that burrowing owls are not adversely affected. Once the fledglings are capable of independent survival, 21 Action(s) Implementing Timing Completion of Implementation Impact Mitigation Measure Party!
the owls can be evicted, and the burrow can be destroyed per the terms of a CDFW-approved burrowing owl exclusion plan
developed in accordance with Appendix E of CDFW Staff Report. • If burrowing owls are evicted from burrows and the burrows are destroyed by implementation of project activities, the project applicant will mitigate the loss of occupied habitat in accordance with guidance provided in the CDFW Staff Report, which states that permanent impacts on nesting, occupied and satellite burrows, and burrowing owl habitat (ie, grassland habitat with suitable burrows) will be mitigated such that habitat acreage and number of burrows are replaced through permanent
conservation of comparable or better habitat with similar vegetation communities and burrowing mammals (e.g., ground squirrels) present to provide for nesting, foraging, wintering, and dispersal. The project applicant will retain a qualified biologist to develop a burrowing owl mitigation and management plan that incorporates the following goals and standards:
• Mitigation lands will be selected based on comparison of the habitat lost to the compensatory habitat, including type and structure of habitat, disturbance levels, potential for conflicts with humans, pets, and other wildlife, density of burrowing owls, and relative importance of the habitat to the species throughout its range.
• If feasible, mitigation lands will be provided adjacent or proximate to the project site so that displaced owls can relocate with reduced risk of injury or mortality. Feasibility of providing mitigation adjacent or proximate to the project site depends on availability of sufficient habitat to support displaced owls that may be preserved in perpetuity.
• If habitat suitable for burrowing owl is not available for conservation adjacent or proximate to the project site, mitigation lands can be secured offsite and will aim to consolidate and enlarge conservation areas outside of
planned development areas and within foraging distance of 22 Action(s) Implementing Timing Completion of Implementation Impact Mitigation Measure Party!
other conservation lands. Mitigation may also be
accomplished through purchase of mitigation credits at a CDFW-approved mitigation bank, if available. Alternative mitigation sites and acreages may also be determined in consultation with CDFW.
If burrowing owl habitat mitigation is completed through permittee- responsible conservation lands, the mitigation plan will include mitigation objectives, site selection factors, site management roles and responsibilities, vegetation management goals, financial assurances and funding mechanisms, performance standards and success criteria, monitoring and reporting protocols, and adaptive management measures. Success will be based on the number of adult burrowing owls and pairs using the site and if the numbers are maintained over time. Measures of success, as suggested in the CDFW Staff Report, will include site tenacity, number of adult owls present and reproducing, colonization by burrowing owls from elsewhere, changes in distribution, and trends in stressors.
Greenhouse Gas
Emissions and
Climate Change
Impact 3.4-1: New Mitigation Measure 3.4-1: Implement the Bay Area Air Quality Adherence to applicable state Project applicant Before building Conflict with an Management District's On-Site Project Design Features to guidelines and standards with permits are Applicable Plan, Demonstrate the Project's Fair Share in Meeting the State's Long- respect to GHG reduction issued and/or Policy or Term GHG Reduction Targets (UCP South only) strategies. before approval Regulation The following mitigation measure shall be applied to the UCP South of improvement Adopted for the portion of the project site. Prior to the issuance of building permits, plans Purpose of the project applicant shall include the following elements in all Reducing the construction drawings.
Emissions of • Eliminate all on-site natural gas infrastructure for all land uses.
Greenhouse Gases
electric vehicle (EV) charging standards.
23 Mitigation Measure Action(s) Implementing Timing Completion of Implementation Impact Party'
• Demonstrate consistency with OPR's SB 743 regional VMT standards (i.e., residential projects meeting a 15 percent below the existing VT per capita, office projects meeting a 15 percent below the existing VMT per employee, and retail projects attaining a no net increase in existing VT)
• If the aforementioned project design features cannot be incorporated into the project's design, the applicant shall include other relevant project desian characteristics such that any additional emissions generated from natural gas, insufficient EV charging, or excessive VMT can be fully offset. Examples of measures that could be applied to individual projects in UCP South include, but are not limited to, the following:
• Implementation of a solid waste diversion program.
• Exceedance of the most recent version of Part 6 of the Title 24 California Building Code (California Energy Code).
• Use of low-flow appliances.
• Use of energy star appliances.
Implementation of ZNE buildings.
Impact 3.4-3: New Mitigation Measure 3.4-3: Implement On-Site Project Design fears tring but design Project applicant Before building Conflict with or Features that that Address Building Carbonization and Energy permit is issued Obstruct a State Efficiency (UCP South) construction
or Local Plan for Implement the project design features in Mitigation Measure 3.4-1 Renewable Energy that address building carbonization and energy efficiency. or Energy
Efficiency
Hydrology and
Water Quality
24 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party!
Impact 3.5-3: Mitigation Measure 3.5-3: Implement Altered Channel Cross Section Implementation of altered Project applicant Before Substantially Alter Subject to MID Approval (VST Specific Plan Only) channel cross section of Fairfield with oversight infrastructure the Existing Prior to initiation of infrastructure improvements for Phase 2 of the from MID, improvements Drainage Pattern of VST Specific Plan, the project applicant or subsequent developer subject to Project Area shall submit evidence to the discretionary land use authority (City of approval from Merced or Merced County) that: City of Merced or
• the proposed modification of the Fairfield Canal is designed such Merced County that no change would occur in the hydraulic flow rates and velocities of the canal, and
• necessary permits have been obtained from MID.
• Specific features that can be incorporated into the design to effectively control flowrate and velocity include (but are not limited to) adjusting the channel cross section, use of construction material that has higher roughness coefficient (ie., river rock, rip rap, gabions), incorporating roughness baffles, and energy dissipaters at the downstream end of the canal.
Impact 3.5-5: No new mitigation is required for this impact. None N/A N/A In light of changes to the cumulative condition and current Impacts to Water regulations, Adopted Mitigation Measure 4.8-12 is no longer applicable or required to address the cumulative impacts of the UCP Update. The mitigation requirement would be removed as follows:
Adopted Mitigation Measure 1.8-12 The County shall develop Best Management Practices and prepare a Stormwater Pollution Prevention Plan and a stormwater monitoring program consistent with National Pollution Discharge System Phase 2 Permit Criteria.
Impact 3.5-6: No new mitigation is required for this impact. None N/A N/A Cumulative In light of changes to the cumulative condition and current Impacts to regulations, Adopted Mitigation Measures 4.8-15 and 4.8-16 are no 25 Mitigation Measure Action(s) Implementing Timing Completion of Implementation Impact Party!
Hydrology and longer applicable or required to address the cumulative impacts of Flooding the UCP Update. The mitigation requirement would be removed as follows:
Adopted Mitigation Measure 4.8-15: The County shall work with the Merced County Flood Control District, MID, and the City of Merced to update the Merced County Critical Area Flooding and Drainage Plan to identify a stategy for managing storm drainage runoff associated with future development within the Merced area. The plan update shall include at a minimum: existing hydrologic and hydraulic conditions, identification of base flood elevations that meet FEMA 44 CFR part 60 requirements, if such data have not been developed, and a process to evaluate the one-foot cumulative increase criteria; estimates of future peak flows and volumes based on anticipated land uses; performance standards for new development that address both peak flows and volumes while downstream conditions are not worsened; strategies to coordinate the development of local storm drainage and flood protection improvements with Merced County Streams Group projects; and mechanisms to update or revise the plan as needed as new nformation becomes available.
Adopted Mitigation Measure 4.8-16: MID and the County shall coordinate to ensure that additional stormwater drainage systems do not add flows into the Fairfield Canal that would exceed the canal's capacity restrictions, potentially creating levee failure of overtopping conditions downstream of the UCP-area.
Noise and
Vibration
Impact 3.6-1: Adopted Mitigation Measure 4.10-4: Construction contractors shall Construction equipment must Project applicant, Before ground Short-Term comply with the following or an equivalent noise control program: comply with noise control construction disturbance Construction- program contractor
26 Implementing
Impact Mitigation Measure Action(s) Partyl Timing Completion of Implementation Generated Noise • All noise-producing project equipment and vehicles using Implementation of noise control Project applicant, Before ground Levels internal combustion engines shall be equipped with exhaust features on certain equipment construction disturbance mufflers and air-inlet silencers where appropriate, in good contractor operating condition that meet or exceed original factory specification.
•. Mobile or fixed "package" equipment (e.g., arc-welders, air compressors) shall be equipped with shrouds and noise control features that are readily available for that type of equipment. • All mobile or fixed noise producing equipment used on the project, that is regulated for noise output by local, state or federal agency, shall comply with such regulation while engaged in project-related activities.
• Electrically powered equipment shall be used instead of pneumatic or internal combustion powered equipment, where practicable.
• Material stockpiles and mobile equipment staging, parking and maintenance areas shall be located as far as practicable from noise-sensitive receptors.
• The use of noise-producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only. No project-related public address loudspeaker, two-way radio, or music system shall be audible at any adjacent noise-sensitive receptor except for emergency use.
The erection of temporary noise barriers will be considered where project activity is unavoidably close to noise-sensitive receptors.
New Mitigation Measure 3.6-1: Revise Policy N 2.6 for Managing Noise from Construction Activities of the Adopted UCP
Revise Policy N 2.6 of the Adopted UCP as follows:
Policy N 2.6
Manage noise from construction activities by:
• Limiting the hours of construction activities that generate noise, when adjacent to housing and other "sensitive" uses. Typically, Construction is limited to the hours of 7:00 a.m. to 6:00 p.m. 27 Implementing Timing Completion of Implementation
Impact Mitigation Measure Action(s) Party
10:00 p.m., weekdays and Saturday, and prohibited on Saturdays.
Sundays, and legal holidays except for emergency work.
• Requiring that all construction vehicles or equipment, fixed of stationary, be equipped with properly operating and maintained • All construction equipment shall be properly maintained and equipped with noise-reduction intake and exhaust mufflers and engine shrouds, in accordance with manufacturers'
recommendations. Equipment engine shrouds shall be closed during equipment operation.
• Requiring that construction vehicle staging areas be located as far as practical from existing residential uses
• Requiring that construction vehicle trips be routed as far as practical from existing residential uses
• Construction equipment with back-up alarms shall be equipped with either audible self-adjusting backup alarms or alarms that only sound when an object is detected. Self-adjusting backup alarms shall automatically adjust to 5 dB over the surrounding background levels. All non-self-adjusting backup alarms shall be set to the lowest setting required to be audible above the surrounding noise levels.
• Locate any trailers and materials used during construction capable of breaking the line of sight between the noise-sensitive receptors and construction-noise generating equipment such that they would serve as noise barriers in order to protect noise- sensitive receptors from noise generated by off-site construction • For construction occurring within 600 feet of an existing noise sensitive receptor, install temporary noise curtains as close as possible to the noise-generating activity such that the curtains obstruct the direct line of sight between the noise-generating construction activity and the nearby sensitive receptors.
Temporary noise curtains shall consist of durable, flexible composite material featuring a noise barrier layer bounded to 28 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation sound-absorptive material on one side. The noise barrier layer shall consist of rugged, impervious, material with a surface weight of at least one pound per square foot.
• Noise-reducing enclosures and techniques shall be used around stationary noise-generating equipment (e.g. concrete mixers, generators, compressors).
• Operate heavy-duty construction equipment at the lowest operating power possible.
Electrically powered equipment shall be used instead of pneumatic or internal combustion powered equipment, where practicable.
Mitigation Measure 3.6-2: Amend the UCP to Include Provisions for Design of new land uses to Project applicant, Prior to Project Operational Stationary Source Noise Generating Activities prevent excessive noise near County of approval Operational Noise The County of Merced shall revise the following policies in the UCP noise-sensitive receptors Merced (Stationary and Update as follows:
• Policy N 1.1 Design and construct new noise-generating land uses in a manner that does not cause excessive exterior or interior noise for noise-sensitive land uses on any location of nearby residential properties. The exterior noise standard for noise-sensitive land uses is of 6560 dBA Lon and the interior noise standard for residential structures and other noise-sensitive land uses is 45 dB Lari provided, however, that residential uses within and immediate adjacent to the Town Center shall be considered commercial mixed uses for the purposes of determining noise compatibility.
Additionally, exterior stationary source noise standards for noise- sensitive land uses are 55 dB Leg between the hours of 7:00 a.m. and 10:00p.m. and 45 dB Leg and 50 Lm between the hours of 10:00 p.m. and 7:00 a.m. shall not be exceeded by stationar; noise generating land uses at any existing or planned residential land use. Noise reduction features shall be included in the design of any land use that has noise sources affecting residential land uses.
These noise reduction features shall include structure design and lavout, site planning, and other measures; block walls and barriers 29 Implementing
Impact Mitigation Measure Action(s) Partv1 Timing Completion of Implementation (including berms) shall only be used where such measures are deemed infeasible or ineffective.
Policy N XX Loading docks shall be located and designed such that noise generated by activity at the loading dock would not exceed the City's stationary noise source criteria (i.e., exterior noise levels of 55 dB Lng between the hours of 7:00 a.m. and 10:00p.m. and 45 dB Ley and 50 Lmaxbetween the hours of 10:00 p.m. and 7:00 a.m) at any existing noise sensitive receptor As part of the design-build process for uses that include loading docks, a specialized noise study will be completed to evaluate the specific design and ensure compliance with City of Merced noise standards. Reduction of loading dock noise can be achieved by locating loading docks as far away as possible from noise sensitive land uses, constructing noise barriers between loading docks and noise-sensitive land uses, or using buildings and topographic features to provide acoustic shielding for noise-sensitive land uses. Final design, location, and orientation shall be dictated by findings in the noise study.
Impact 3.6-3: Adopted Mitigation Measure 4.10-3(a): The County shall construct During planning, applicant shall Project applicant Long-Term, barriers and/or retrofit affected homes with noise attenuation design development with noise Operational Noise measures (e.g., sound-rated windows) necessary to achieve a 45 Ldn considerations in mind. interior noise level.
Adopted Mitigation Measure 4.10-3(b): For development within the UCP area, noise considerations should be taken into account during initial site planning, in order to maximize shielding by the planned structures or other on-site features.
Impact 3.6-4: Adopted Mitigation Measure 4.10-5: Limit groundborne vibration Implementation of vibration Project applicant, During Generate due to construction activities to 0.2 in/sec velocity (limit of potential [reduction measures, construction construction.
Excessive for damage to structures) in the vertical direction at sensitive contractor.
Groundborne receptors. For construction adjacent to highly sensitive uses, apply Vibration or additional measures as feasible, including advance notice to Groundborne occupants of sensitive facilities to ensure precautions are taken in Noise Levels those facilities to protect ongoing activities from the effects of vibration.
30 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation New Mitigation Measure 3.6-4: Amend the UCP to Include
Provisions for Potential Vibration-Inducing Activities
The County of Merced shall include the following policy in the UCP • Policy N.X: Construction Vibration. All potential vibration- inducing activities shall comply with the following measures, setback distances, precautions, monitoring programs, and alternative methods to traditional construction activities:
• Ground vibration-producing activities, such as pile driving and blasting, shall be limited to the daytime hours between 7:00 a.m. to 6:00 p.m. on weekdays and shall not occur on
weekends and holidays consistent with County of Merced
Municipal Code Section 10.60.040.
• If pile driving is used and would occur within 630 feet of existing residential receptors, pile holes shall be predrilled to the maximum feasible depth to reduce the number of blows required to seat a pile.
- All construction equipment on construction sites shall be operated as far away from vibration-sensitive sites as
reasonably possible.
• Earthmoving and ground-impacting operations shall be phased so as not to occur simultaneously in areas close to sensitive receptors, to the extent feasible. The total vibration level produced could be significantly less when each vibration source is operated at separate times.
• Minimum setback requirements for different types of ground vibration producing activities (e.g., pile driving and blasting) for the purpose of preventing negative human response shall be established based on the specific nature of the vibration producing activity (eg., type and duration of pile driving). local soil conditions, and the type of sensitive receptor.
Established setback requirements (ie., 630 feet) can be breached only if a project-specific, site-specific, technically adequate ground vibration study indicates that the buildings 31 Implementing Timing
Impact Mitigation Measure Action(s) Completion of Implementation Party!
would not be exposed to ground vibration levels in excess of 70 VdB, and ground vibration measurements performed
during the construction activity confirm that the buildings are not being exposed to levels in excess of 70 VdB.
• All vibration-inducing activity within the distance parameters described above shall be monitored and documented for
ground vibration noise and vibration noise levels at the nearest sensitive land use and associated recorded data submitted to the County of Merced so as not to exceed 70 Vdb.
Alternatives to traditional pile driving (e.g. sonic pile driving, jetting, cast-in-place or auger cast piles, nondisplacement piles, pile cushioning, torque or hydraulic piles) shall be considered and implemented where feasible to reduce vibration levels.
32 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Partyl
Impact 3.6-5: Adopted Mitigation Measure 4.10-3(a): The County shall construct County to retrofit affected County of Before Cumulative Noise barriers and/or retrofit affected homes with noise attenuation Merced construction.
Impacts measures (eg, sound-rated windows) necessary to achieve a 45 Ldn interior noise level.
Adopted Mitigation Measure 4.10-3(b): For development within the UCP area, noise considerations should be taken into account during initial site planning, in order to maximize shielding by the planned structures or other on-site features.
Adopted Mitigation Measure 4.10-4: Construction contractors shall comply with the following or an equivalent noise control program:
• All noise-producing project equipment and vehicles using internal combustion engines shall be equipped with exhaust mufflers and air-inlet silencers, where appropriate, in good operating condition that meet or exceed original factory • Mobile or fixed "package" equipment (e.g., arc-welders, air compressors) shall be equipped with shrouds and noise control features that are readily available for that type of equipment. • All mobile or fixed noise-producing equipment used on the project, that is regulated for output by local, state or federal 33 Implementing
Impact Mitigation Measure Action(s) Partyl Timing Completion of Implementation agency, shall comply with such regulation while engaged with Implementation of noise Project applicant, During project-related activities. attenuation measures. construction construction • Electrically powered equipment shall be used instead of contractor pneumatic or internal combustion powered equipment, where practicable.
• Material stockpiles and mobile equipment staging, parking and maintenance areas shall be located as far as practicable from noise- sensitive receptors.
• The use of noise-producing signals, including horns, whistles, alarms, and bells shall be for safety warning purposes only. No project-related public address loudspeaker, two-way radio, or music system shall be audible at any adjacent noise-sensitive receptor except for emergency use.
• The erection of temporary noise barriers will be considered where project activity is unavoidably close to noise-sensitive Adopted Mitigation Measure 4.10-5: Limit groundborne vibration due to construction activities to 0.2 in/sec velocity (limit of potential for damage to structures) in the vertical direction at sensitive receptors. For construction adjacent to highly sensitive uses, apply additional measures as feasible, including advance notice to occupants of sensitive facilities to ensure precautions are taken in those facilities to protect ongoing activities from the effects of vibration.
Transportation
34 Impact Mitigation Measure Action(s) Implementing Timing Completion of Implementation Party'
Impact 3.7-1: Adopted Mitigation Measure 4.14-4: Merced County will, and the Maintain of existing path and Merced County During Project Conflict with a City of Merced should, ensure adequate maintenance of the existing other bike and pedestrian and City of operation Program, Plan, path along Lake Road and other regional bicycle and pedestrian facilities providing access to Merced Ordinance, or facilities that provide access to the proposed UCP.
Policy Addressing
the Circulation
System, Including
Transit, Roadway,
Bicycle and
Pedestrian
Facilities
Impact 3.7-3: Adopted Mitigation Measure 4.14-4: Merced County will, and the Maintain of existing path and Merced County During Project Substantially City of Merced should, ensure adequate maintenance of the existing other bike and pedestrian and City of operation Increase Hazards path along Lake Road and other regional bicycle and pedestrian facilities providing access to Merced Due to a Geometric facilities that provide access to the proposed UCP.
Design Feature
(e.g., Sharp Curves
or Dangerous
Intersections) or
Incompatible Uses
(e.g, Farm
Equipment)
35 Impact Mitigation Measure Action(s) Timing Completion of Implementation Impact 3.7-5: Adopted Mitigation Measure 4.14-7(a): UCP development shall Contribution of fair share road Project applicant Before Cumulative contribute its fair share toward the following Tier road improvements construction Transportation improvements which are shown in Figure 4.14-3 (in the 2001/2004 Impacts UCP EIR):
• Highway 59, widen to 4 lanes, Yosemite Avenue to Bellevue Road • Highway 59, new segment between Highway 99 and 140
• Yosemite Avenue, extend from R Street to Highway 59
• Yosemite Avenue, widen to 4 lanes, Campus Parkway to G Street • Bellevue Road, widen to 6 lanes, Highway 59 to Campus Parkway • R Street, extend from Yosemite Avenue to Bellevue Road • Parsons Avenue/Gardner Avenue, extend and widen to 4 lanes, Childs Avenue to Bellevue Road
• Highway 59, new alignment along Mission Avenue
• Mission Avenue, widen to 4 lanes, Highway 99 to Highway 59 • Childs Avenue, widen to 4 lanes, Campus Parkway to Highway 59 Adopted Mitigation Measure 4.14-7(b): For development through year 2025, UCP development shall only contribute its fair share toward the following Tier road improvements, which are shown on Figure 4.14-4:
• Yosemite Avenue, extend from R Street to Highway 59
• Yosemite Avenue, widen to 4 lanes, Campus Parkway to G Street • R Street, extend from Yosemite Avenue to Belleview Avenue • Parsons Avenue/Gardner Avenue, extend and widen to 4 lanes, Childs Avenue to Bellevue Road
36 Implementing
Impact Mitigation Measure Action(s) Partyl Timing Completion of Implementation • Bellevue Road, widen to 4 lanes, Highway 59 to Campus Parkway Establishing proper rights of way County of Before Adopted Mitigation Measure 4.14-7(c): For development through and access for identified routes. Merced, City of construction Year 2015, the County shall analyze the expected future operations Merced of the Lake/Yosemite intersection at the following milestone points:
(1) determination of conceptual alignment for Campus Parkway, (2) preparation of the Geometric Approval Drawings for Campus Parkway, and (3) each October, beginning in the opening year of the UC Merced Campus. If any of these analyses determine that the Lake/Yosemite intersection will operate at unacceptable LOS, the proposed UCP shall contribute its fair share toward the cost of any improvements deemed necessary at the intersection. Monitoring of the Lake/Yosemite intersection shall end upon completion of the Campus Park extension from Yosemite Avenue to Belleview Road. and access management requirements along the routes identified Adopted Mitigation Measure 4.14-8(a): Implement Mitigation Measure 4.14-7(a). In addition, UCP development shall contribute its fair share toward intersection improvement alson G Street between Highway 99 and Childs Avenue.
Adopted Mitigation Measure 4.14-8(b): Implement Mitigation Measure 4.14-7(d).
37 Adopted
Specific Plan
Virginia Smith Trust
UCP Village No.1 and UCP Village No. 2
VST
Adopted:
October 17, 2023
County of Merced VST Project Team
Mark Hendrickson, Assistant County CEO Project Developer Virginia Smith Trust Steve Maxey, Director Merced, California
Tiffany Ho, Deputy Director
Planning and Management Peck Planning and Development, LLC Morro Bay, California
City of Merced Architecture RRM Design Group
San Luis Obispo, California
Stephanie Dietz, City Manager
Scott McBride, Development Services Engineering RRM Design Group Kim Espinosa, Development Services San Luis Obispo, California Michael Beltran, Engineering MKN Associates
Ken Elwin, Public Works Water and Wastewater
Master Planning Fresno, California
UC Merced Cultural Resources Natural Investigations Company Sacramento, California
Phil Woods, Planning
Maggie Saunders, Real Estate Geology and Soils Kleinfelder, Inc.
Fresno, California
Virginia Smith Board of Trustees
Biology Live Oak Associates, Inc.
Dr. Steve M. Tietjen, Superintendent Oakhurst, California Geneva Brett, Trustee Noise and Acoustics Ascent Environmental, Inc Chris Chavez, Trustee Sacramento, California
Dennis Hanks, Trustee
Fred Honore', Trustee Finance and Economics Peck Planning and Development, LLC Frank Fagundes, Trustee Morro Bay, California
Tim Razarri, Trustee
Air Quality Ascent Environmental, Inc
Sacramento, Cal
Traffic and VMT RPA Technologies, In
resno, Californi
Environmental/CEQA Ascent Environmental, Inc
jacramento, Californi
Phase 1/Hazards Provost and Prichard Consulting Group
Merced, California
Survey Odell Engineering and Surve
lodesto, Californi
Water and Hydrology Water and Land Solutions
Merced, California
Legal Buchalter
San Francisco, California
Table of Contents
Volume I: Specific Plan
Introduction.. ..3
Project Entitlements and Process .. 3
Special Project Design Features. 4
Plan Format and Content ..7
Format and Content. ....7
Project Overview 13
Introduction and Project Features ..13
Sustainable Energy Features 16
Sustainable Open Space and Agriculture.... 17
A Complete "Linked" Community. 18
A Diverse Range of Housing Opportunities.... 18
Environmental Setting and Background Information.. 19
Biological Resources.. 19
Air Quality... 20
Cultural Resources 20
Agricultural Resources and Preservation. .20
Groundwater.. ..20
Land Use Plan and Framework ..23
Land Use. 23
Residential Land Uses .. ..23
Low Density Residential (R-1) .23
Medium Density Residential (R-2) 23
Medium High Density Residential (R-3)... ..24
High Density Residential (R-4).. .24
Town Center Mixed Use Residential (C-MUR). 25
Commercial Land Uses.. . 25
Neighborhood Commercial (CR-Neighborhood) ..26
Community Commercial (CR-Community).. . 26
Village Center Mixed Use.... 29
Public and Institutional Land Uses... .29
Parks and Recreation. 30
Housing Affordability .35
Workforce Housing Incentive Program.. 36
Self-Help Housing Program .36
UC Workers First ...36
Multifamily Construction Program 37
Project Phasing. ...37
Regulatory and Design Framework.. 41
Site Planning and Organization 41
1.0 Building Orientation and Setbacks. 41
2.0 Pedestrian Activity Areas 49
3.0 Parking.. 54
4.0 Outdoor Use Areas.. ...55
5.0 Screening.
6.0 Preservation of Views and Scenic Resources 5
7.0 Architecture 9
Architectural Character.. 59
Scale and Massing. 68
Building Heights. 69
Architectural Façade and Treatment.. ..69
Materials and Colors 69
8.0 Landscape. ..70
Planting Concept 70
9.0 Buildings, Signs and Lighting. ..74
Buildings ..74
Signs... ..74
Lighting ...74
10. Public Art
MID History
Virginia Smith Memorial
VST Trust Founders..
UC Merced 78
Cultural History-Native Americans. ... 78
11.0 Drainage.. ..78
12.0 Fencing ... 80
13.0 Energy Conservation, Energy Production and Water Conservation ..84 Energy Conservation... ...84
Onsite Energy Production ...87
Water Conservation.. ...88
Circulation Framework. ..91
Project Circulation Features ..91
Overall Circulation Plan and Street Sections ... ..91
Bicycle Plan .. 104
Campus Parkway ..104
Lake Road ... 105
Offsite Circulation Impacts. .. 105
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Transit ..105
Infrastructure/Public Facilities Framework . 111
Domestic Water .. 11:
Sanitary Sewer
Dry Utilities
Storm water, Hydrology and LID Compliance ...113
Financing, Services and Governance 117
Financing Public Facilities
Other Financing Mechanisms.
Private Financing..
Impact Fees/In-Kind Improvements
Grants............
Special Assessment District (1991, 1913, 1915 ACI)
Mello-Roos Community Facilities. Districts.
Landscaping and Lighting Districts
Traffic Impact Fee
Park Impact Fee.
Other Impact Fees..
Plan for Services ..133
Police Services ..133
Fire Services .. ..134
Storm Drainage .. 135
Wastewater Collection and Treatment. .. 136
Water.. ...137
Parks Maintenance .. 138
Public Works.. ..139
General Government ...139
Library, Healthcare and Justice Administration (County) .. 139 Schools. ...140
Plan Administration ..143
Review and Permitting. EtI''''
Specific Plan Authority and Adoption ...143
Environmental Review ...144
Annexation ...144
Development Review Process... ... 145
Zoning Boundaries and Subdivisions... ... 145
Architectural Review.. ..145
Building Permits ... 145
Phasing. ..145
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October 17, 2023
Construction and Maintenance of Required Improvements.. ..146 Amendments to the Specific Plan. ..146
Interpretations. . 146
Adjustments.. . 146
Amendments. ..147
Minor amendments .. 147
Major amendments ...147
Development Plan 11"x17"
Appendices
Volume Il: Appendices A-F
A-UCP Conformity Analysis
B-Storm Water Plan
C- Water Supply Assessment
D-Water Master Plan
E-Sewer Master Plan
F-Traffic Impact Analysis and VMT Analysis
Volume Ill: Appendices G-N
G-Biological Reconnaissance Study
H-Wetland Study
I-Cultural Resources Assessment
J-Phase 1 Environmental Assessment
K-Soils and Geology
L-Parks Master Plan
M- Vesting Tentative Subdivision Map
N-Traffic Impact Fee Fair Share Analysis
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October 17, 2023
List of Tables
Table 1: Specific Plan Development Summary ...5
Table 2: Project Buildout by Phase ...... . 39
Table 3: Commercial Design Standards ... 45
Table 4: Specific Plan Street Design Dimensions. ..102
Table 5: Specific Plan Street Design Features ... ..103 Table 6: Financing Responsibility for Specific Plan Improvements.. .. 118 Table 7: Specific Plan Service and Maintenance Responsibilities.... ..119 Table 8: CFD Services Cost and Estimated Assessments. ..123 Table 9: Net Allocation of Traffic Improvement Costs to Specific Plan ..127 Table 10: Allocation of TIF to Agencie........... ..128 Table 11: Transportation Impact Fee per Unit.. ... 129
Table 12: Community Park Fee Costs. ... 130
Table 13: Specific Plan Park Acquisition and Development Fee.. ...131 Table 14: Impact Fees Applicable to Specific Plan.. ..132 List of Figures
Figure 1: Project Location. 14
Figure 2: Project Vicinity ..15
Figure 3: Land Use and Circulation Map 27
Figure 4: Location of Parks 32
Figure 5: Community Recreation Center. 33
Figure 6: Sports Park.. 34
Figure 7: Project Phasing 40
Figure 8: R-2 and R-1-5 Cluster Unit Development Standards.. ..42 Figure 9: R-1 Development Standards.. 43
Figure 10: R-3/R-4 Development Standards .... 44
Figure 11: Riparian Channel Setbacks and Fencing. 48
Figure 12: Ag Buffer Setbacks .. . 50
Figure 13: Roundabout Design 52
Figure 14: UC Merced Entry Roundabout.... ..52
Figure 15: Parklettes, Bulbouts and Curb Extensions 53
Figure 16: Location of Entry Monuments and Themed Roundabouts.. 57 Figure 17: Neighborhood and Commercial Signage . 58
Figure 18: R-1 and R-2 Neighborhood Streetscape. 60
Figure 19: Agrarian Architectural Style.. 60
Figure 20: Bungalow Architectural Style.. 61
Figure 21: Craftsman Architectural Style... ..61
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Figure 22: Contemporary/Mid-Century Modern Architectural Style . 62 Figure 23: Spanish Mission Architectural Style... ..62
Figure 24: Contemporary Prairie Architectural Style . 63 Figure 25: Architectural Style Neighborhoods.. .. 67
Figure 26: Front Yard Landscaping Option 1..... ..72
Figure 27: Front Yard Landscaping Option 2.. ..72
Figure 28: Front Yard Landscaping Option 3.... ...73
Figure 29: Front Yard Landscaping Option 4..... .. 73
Figure 30: Front Yard Landscaping Option 5..... ...74
Figure 31: Fencing at Open Space... ...81
Figure 32: Front Yard Fence Options ...82
Figure 33: Privacy Fence Options... . 82
Figure 34: Creek Corridor Fence Options... .. 83
Figure 35: Overall Circulation Plan and Key Map. ..92
Figure 36: Virginia Smith Parkway ..93
Figure 37: Lake Road 94
Figure 38: Campus Parkway ("Urban Expressway")... ..94
Figure 39: University Avenue 95
Figure 40: Section 1 and 2 of Main/Center Street.. ..96 Figure 41: Sections 3 and 4 of Main/Center Street.. ..97 Figure 42: Main/Center South of Virginia Smith Parkway ..98 Figure 43: Meyers Gate Road 99
Figure 44: Cardella Road ..100
Figure 45: Local Roads.. . 101
Figure 46: Campus Parkway Overview and Yosemite to Cardella ..106 Figure 47: Campus Parkway Cardella to Bellevue.. .. 107 Figure 48: Campus Parkway Lake Road South of Meyers Gate Detail .. 108 Figure 49: Transit Stops.. .. 109
Figure 50: Water Master Plan.. .112
Figure 51: Sewer Master Plan .114
Figure 52: Storm Drainage Master Plan......... ..115
Figure 53: Offsite Intersections... . 126
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Forward and Acknowledgements
The following project is named for Virginia Smith, the benefactor who provided a land grant to the Merced County Office of Education (MCOE) Board of Trustees to provide scholarships to the children of Merced County. Virginia Smith and her brother Cyril Smith bequeathed more than 9,000 acres to pro- vide scholarships for students attending four-year universities. The gift was made in 1971 and by 1975 the first scholarships were issued. To date, more than $4,000,000 in scholarships have been awarded to 4,000 students in Merced County. This land gift was used to attract UC Merced to the community, and was one of three elements that comprised the "Merced Promise" that was made to the UC Regents. Im- plementation of this Specific Plan and the development of the property will expand the scholarship en- dowment twenty-five-fold, and is the final element of that promise.
Several Merced County Superintendents of Schools and many Merced County Office of Education (MCOE) Board members have had a part in growing the dream of a more robust scholarship fund during the past 47 years. William Stockard, Ron Tiffee, Dr. Lee Andersen, Dr. Steve Gomes and Dr. Steve Tietjen have all been stewards of the land and advocates for the expansion of scholarships as they served as the elected Merced County Superintendent of Schools.
Key MCOE Board members and community members also have contributed many hours of their own time during the past 47 years as the Trust has flourished and successfully drawn the 10" UC Campus to Merced County. Merced County students owe a debt of gratitude to the following people who advo- cated at the local and state level to make the dream of the UC campus in Merced County a reality. The list of community leaders is not intended to be exhaustive, but to recognize the efforts of key community members who were strong advocates for the Virginia Smith Trust. They include: Tony Allegretti, Geneva Brett, Barron Brouillette, Jesse Brown, Judy Campbell, Christopher Chavez, Robert Carpenter, Kathleen Crookham, Jim Cunningham, Ben Duran, James Edmonson, Frank Fagundes, John Fowler, Dennis Hanks, Sarah Hanks, Fred Honere', Betty George, Rodney La Salle, Jim Lindsey, Wayne Maynard, Stan Mollart, Larry Morse Jr., Don Ohlinger, Dwight Oliver, Tim O'Neill, Cathy Paskin, Jerri Randrup, Ken Riggs, Joe Rivero Jr., Kenneth Robbins, Grey Roberts, Larry Salinas, Craig Smith, Robert Smith, Ralph Temple, Steve Wainwright, Elizabeth Wallace, Hub Walsh, and Roger Wood.
Special thanks and acknowledgements to Assemblyman Adam Gray who supported infrastruc- ture improvements, special legislation, and was a tireless champion to complete the "Merced Promise", as well as the successful location of the University of California campus in Merced Dr. Steve M. Tietjen, Superintendent
Merced County Office of Education
and Virginia Smith Trust Executive Director
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Introduction
Project Entitlements and Process
The Specific Plan for UCP Villages No. 1 and No. 2 was initiated by Merced County Board of Su- pervisors on March 2, 2021. The Specific Plan includes a description of the overall land use plan and site design to provide 3,860 residential land uses with varying densities, with supporting commercial uses.
Table 1 provides a summary of project's land uses. The Specific Plan is based on the Amended Universi- ty Community Plan (UCP) and is intended to satisfy the UCP's requirement for a specific plan for each "village" within the UCP. Although City of Merced Urban Expansion policies have always encouraged development of the UCP properties as part of the City, when the UCP was formulated between 2005 and 2009, development of the VST site was contemplated to most likely occur in the County, and the UCP therefore provides for many features and conditions that would establish a "new town" for the UCP properties, including the UC campus, and the VST and Hunt properties. When the UCP was formulated the UCP properties were somewhat remote from the City of Merced and it was not considered possible that the properties could eventually annex to the City, or be effectively served by City infrastructure and services.
Since the original adoption of the UCP, many factors have changed, including substantial new development in North Merced, and planning and proposed development for the Bellevue Road corridor in the Bellevue Master Plan. As part of the North Merced Annexation Study, the City prioritized devel- opment in North Merced at Bellevue and G Streets, and properties immediately adjacent to the UC Merced campus, including VST. The City has recently reviewed development in North Merced and con- siders annexation of UC Merced as a priority, and the annexation and development of properties adja- cent to UC Merced to be a priority, and the City Council approved proceeding with pre-annexation activ- ities and tasks for the VST property on November 15, 2021. The City has approved the annexation of UC Merced; subsequent to that annexation, VST may annex to the City.
Although annexation to the City of Merced is contemplated for the VST in the near term, its basic entitlements are being conducted and completed in the County because of the extension commu- nity planning work conducted for the UCP, and the extensive environmental documentation that has been completed for that area, and the VST property in particular. The entitlement activities in the Coun- ty include amendment of the UCP, development of this specific plan, coordination of transportation planning work, and other matters. In the interest of cooperation between the City, County, UC and LAFCo, the City and County have each adopted a Memorandum of Understanding (MOU) so that the City can have a substantive role in the development of the Specific Plan, the consideration of environmental factors, infrastructure financing techniques, and to ensure compatibility with the City General Plan.
The County Board of Supervisors adopted this MOU on June 8, 2021, and the Merced City Council ap- proved the MOU on June 7, 2021. The expectation and plan is for the project's environmental docu- ment and entitlements to adequately cover the annexation of the entire project site by the City immedi- ately after annexation of UC Merced.
Because the planning and environmental components of the project are intended to apply to the entitlements established in the County and related City entitlements, the project demonstrates UCP Village 1 and 2 Specific Plan 3
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October 17, 2023
compliance with the UCP, as amended, the County General Plan, as amended, and County development regulations; and, demonstrates compliance with the City General Plan (including special Urban Growth policies related to the development of UCP properties), development regulations, and housing regula- tions (including the City's Inclusionary Housing requirements).
Special Project Design Features
Following the guidance in the UCP, many "green" design features are included in the Plan:
1. Building energy efficiency standards that will enable the project to comply with the "net ze- ro" energy requirements that will likely be in the 2025 building code, and the 2022 CalGreen Tier 1 and Tier 2 requirements. The Plan includes a requirement for onsite generation of 100 percent of the residential electrical demand through onsite photovoltaic solar genera- tion ("Solar PV"). This standard applies to all residential buildings in the Plan area. Compli- ance would be through a combination of solar canopies, roof-top solar panels, and solar shingles, as provided in the Design Framework. Single family units must provide adequate roof area for the required area for the solar array (equivalent of 275-300 square feet per unit of tilted south-facing roof area. R-3, R-4 and Town Center use will have EV charging stations at a rate specified in the design guidelines. The Project also includes a requirement that all residential units be "electric-only", making it Merced County's first low carbon de- velopment.
2. Transit usage would be encouraged by designation of transit stops, plus information and/or incentive packages for transit ridership.
3. To comply with and exceed the 2022 building code, there are special energy-saving design requirements. Special design requirements include the use of Advanced Fram- ing/Engineering (wider stud placement for decrease in transmission loss and reduction in required framing lumber), Quality Insulation Installation (QIl) to minimize envelope and duct seal energy losses, Compact Plumbing to minimize plumbing runs and distance between hot water taps and water heaters, and usage of EPA WaterSense fixtures to reduce indoor water usage.
4. Enhanced pedestrian and bicycle connectivity. These features include narrower vehicle lanes and wider bike lanes on internal streets. Local road vehicle lanes have been narrowed to 11 feet in conformance with City General Plan requirements while bicycle lanes have been widened to a full 8-foot buffered bike lane standard. These buffered bike lanes occur on all internal collector, arterial and expressway streets. Special at-grade "speed tables", bulbouts and curb extensions, and textured pedestrian street crossings have also been in- cluded. These provide for the traffic calming and a continuous walking experience. Finally, pedestrian through connections have been specified along and between residential blocks.
This results in a pedestrian intersection density of over 500 intersections per square mile, well in excess of the standard established by LEED and the Smart Growth Coalition.
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Table 1: Specific Plan Development Summary
Item/Issue Project Feature
Residential Uses
Residential: Acreage 440 acres
Residential: Units 3,857 units
Mix of Units 1,277 R-1 units
480 R-2 units
504 R-3 units
1,484 R-4 units
108 Village Commercial Mixed Use
Commercial Uses
Neighborhood 7.2 Acres (104,500 s.f.)
Community 12 Acres (175,000 s.f.)
Village Mixed Use 24.8 Acres (582,500 s.f.)
Potential Uses Local uses
Open Space & Parks
Open Space: Acreage 15.5 Acres
Parks: Acreage 97.8 Acres
Parks: Number 2 Community Parks
39 Pocket and Miniparks
1 Community Recreation Center
1 Regional Sports Park
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UCP Village 1 and 2 Specific Plan 6
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Plan Format and Content
Format and Content
The Specific Plan was developed to guide the development of UCP Villages No. 1 and No. 2 (the Virginia Smith property) located in the University Community Plan Area in Merced County. The Specific Plan includes sections on the environmental setting, a description of the land use, circulation and regu- latory requirements for the property, background information on the property and the project, Land Use, Design, Circulation, Infrastructure, Fiscal and Economic Issues, and Administration policies, regula- tions and strategies. The 2005 University Community Plan (UCP) provides for the development for the project, and the project complies with the requirements of the UCP as amended. A detailed UCP con- formity analysis was prepared for the Specific Plan and is included in Appendix A. Actual development of properties subject to the UCP are to be authorized based on individual specific plans for each proper- ty or collection of properties, and this Specific Plan satisfies the requirements for the 654-acre VST property.
The Project includes a number of other entitlements related to this Specific Plan, including sev- eral General Plan elements, amendments to the UCP to update that document, a vesting tentative sub- division map, a large-lot "conveyance map", a parcel map, a development agreement, and a pre- annexation development agreement. While the project will be entitled in the County, it is expected that the project will be annexed to the City after completion of the Specific Plan and EIR. The development regulations contained herein will pass through to and be implemented by the City after annexation.
This Specific Plan begins with a Project Overview followed by a Land Use Plan and Framework that includes the planned land use pattern, proposed development densities in each subarea on the pro- ject site and development phasing. Also incorporated into the Land Use Framework is a classification system that clearly identifies uses allowed in each subarea, and "performance standards" for each site and subarea. Other key elements of the Land Use Framework are general site planning and develop- ment standards that specify the requirements for all development and land uses regardless of the appli- cable land-use designation, including sensitive resources, site access requirements, energy efficiency, fences, walls, hedges, buffers, and other screening; noise regulations, outdoor lighting standards, relat- ed performance standards (e.g., air quality, glare, vibration, etc.) and undergrounding of utilities. The Land Use Framework also includes the planned housing mix within the area that is in keeping with the General Plan, UCP, the County Housing Element, the City's Housing Element, and City RHNA Housing Production policies for the inclusion of various types of housing in larger development projects. The Land Use Framework includes a Development Plan which shows a precise development plan for the pro- ject site that represents implementation of the policies and regulations in the Specific Plan. The intent of the Development Plan is to provide guidance on the implementation of the policies and regulations in the UCP and the Specific Plan, and to demonstrate conformity of the various subdivision and parcel maps with the Specific Plan. It is conceivable that other precise plans may be consistent with the UCP and the Specific Plan, and the Plan Administration section of the Specific Plan provides for consideration of other development plans.
UCP Village 1 and 2 Specific Plan 7
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The Specific Plan includes a Regulatory and Design Framework that provides detailed design guidelines to be used as the Plan is implemented. The purpose of these guidelines is to establish the ex- pected level of design quality within the area while still allowing project flexibility and innovation. The objective of this framework is not to dictate a specific design but to establish design expectations that can be implemented as various project components are planned for implementation. The Design Framework is intended to provide guidance on the integration of the site-specific features such as build- ing architecture, with area-wide elements such as streetscape, recreation and open spaces, resources and architecture into the overall project design. The Design Framework also has standards that define the overall character of the streetscape. As individual projects are brought forward for implementation, they will be reviewed by the City staff, the VST Design Review Committee, and the City's design review advisory bodies for conformity with this plan.
The Circulation Framework of the Specific Plan includes the planned circulation system ele- ments, design standards, and circulation system phasing. The Circulation Framework describes the loca- tion of major facilities in or adjacent to the Project including Campus Parkway, connector roads to UC Merced (as described in the university's Long Range Development Plan), special street widths and amen- ities. The Circulation Framework also addresses parking and loading standards, if different than stand- ard City requirements, transit needs, and non-vehicular modes of circulation such as pedestrians and bicycles.
The Specific Plan includes an Infrastructure/Public Facilities Framework that covers water, sewer, storm drainage, electricity, natural gas, and communications). For infrastructure, the framework addresses the planned onsite and offsite trunk infrastructure system improvements and system phasing necessary to support implementation of the land-use plan and financing mechanisms to implement planned facilities.
The Specific Plan also includes a Financing, Services and Governance Framework that describes how the infrastructure and improvements in the development are to be financed and maintained, and by whom; a fiscal projection of the revenues from the project and the projected net fiscal impact of the project to the City; and, a description of any special financing mechanisms associated with the project including the Specific Plan Traffic Impact Fee, Specific Plan Parks and Recreation Fee, and the intended use of public facility reimbursement agreements for project infrastructure. This section also includes a plan for services as required by Merced County LAFCo for annexations.
Finally, the Specific Plan includes a Plan Administration Framework that describes the process for amending the specific plan, and the discretionary processes for each phase and type of develop- ment. This section of the Specific Plan describes what kinds of actions are administrative in nature and that can be made City or County management staff (City Manager, Public Works Director, City Engineer, Director of Development Services, etc.), those that are interpretive or quasi-judicial and require advisory body review (Planning Commission), and those that are major and/or legislative in nature and require approval of the legislative body (Board of Supervisors and/or City Council.
The UCP and General Plan set out special planning and development objectives for the property.
This Plan includes features responsive to these UCP requirements. The project also addresses needed UCP Village 1 and 2 Specific Plan 8
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modifications to the UCP to reflect and be consistent with the changes in the County General Plan and UC Merced's Long Range Development Plan (LRDP) that have occurred since the adoption of the origi- nal UCP. The LRDP has been changed substantially since the adoption of the UCP and there is a need to modify land uses on the project site to reflect current market conditions, revised growth conditions for the university, and the most current version of the UC Merced LRDP. The plan also includes special poli- cies and development regulations that are recommended in the Draft EIR, and the plan should be con- sidered a "mitigated plan". These policies are highlighted in bold and include a mitigation measure ref- erence number. The actions associated with the approval and implementation of the Specific Plan for the project site include:
1. Amendment of the Land Use Diagram and tables for the UCP to eliminate properties that are contained in the LRDP (since that document takes regulatory precedence over the UCP), and to decrease the development assumed to occur in the LRDP area, to decrease the over- all amount of development assumed for the UCP, and to increase the amount of develop- ment prescribed for the VST property. As originally approved, the UCP was to contain 11,616 dwelling units and 2.02 million square feet of commercial, office and industrial build- ing area. As now proposed, the UCP Update have 9,680 dwelling units and 1.25 million square feet of commercial, office and industrial building area. While the total development in the UCP will decrease, there will be an increase in the amount of development allocated to the VST property. The number of dwelling units on the VST/UCP North property will in- crease from 2,417 to 3,857, and there will be an increase in the amount of commercial, of- fice and industrial building area from 147,100 square feet to 862,000 square feet. The bal- ance of the UCP will have the same development capacity and general arrangement of land uses as described in the 2005 UCP.
2. Modification of various portions of the Merced County General Plan, including amending Table LU-2 for consistency with densities and product types proposed for VST; amending the Merced City Planning Area map/graphic to correctly show the SOl and UCP boundary; amending the General Plan Urban Community-University Community map/graphic to cor- rectly show the UCP boundary (with the LRDP properties deleted) and VST specific plan land uses; amending and modifying Circulation Element Table CIR-1 to provide for an "Urban Ex- pressway" section of Campus Parkway north of Yosemite which provides for 100' to 110' of rights of way, intersection spacing no more frequently than ¼ mile, four (4) through lanes, limited direct access to major activity centers with auxiliary/frontage lanes, and vehicle speeds of 35 miles per hour and a minimum 500' centerline radius (as approved by the Board of Supervisors on June 8, 2021); amendment of General Plan Circulation Element Poli- cy CIR-1.5 to specify an intersection operational standard of LOS of "D" in urban areas; amendment of Circulation Element Page CIR-13 to include a "Class IV" protected bike lane, as provided for in the VST Specific Plan and Caltrans Design Guidelines; and miscellaneous changes to maps and figures to correspond to the UCP Update.
3. Inclusion of an affordable housing strategy as required by the UCP and the City RHNA Pro- duction Plan. The project proposes 500 deed restricted units, approximately 13 percent of the total units. This is set forth in the Land Use Framework section of this Specific Plan.
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4. Provision of a Development Agreement for the project that will describe the project, legally establish the specific design regulations for the project site, describe the infrastructure obli- gations of the project and the methods and timing of reimbursements for portions of the in- frastructure that is above the project's fair share, legally establish the transportation impact fees for the project described in the Infrastructure/Public Facilities Framework section of this Specific Plan, and other matters.
5. Establishment of special design regulations and plans for internal and external pedestrian, bicycle, and transit connections to the City's circulation network, and to the university, in conformance with the City and County's Bicycle Transportation Plans.
6. Provision of water and wastewater infrastructure needs as detailed in the City's Water and Wastewater Master Plans. This may include funding and/or construction of a wastewater lift station and force main.
7. Inclusion of special energy and Greenhouse Gas reduction strategies and standards.
8. An architectural design that relates to the pastoral character of the area and preserves views of agrarian landscapes.
9. Provision of neighborhood parks, active recreation areas, and open spaces amenities that meet and exceed the requirements of the County and City Parks and Recreation Element of the General Plan.
There are several supporting documents associated with the Specific Plan. Those include the fol- lowing:
1. Amended UCP and UCP Conformity Analysis. This document is provided in Appendix A and includes an analysis of each of the UCP and General Plan policies. This document includes the Amended UCP including goals, policies, objectives, standards and guidelines for conser- vation and open space, design, circulation, infrastructure, and financing associated with im- plementation of the project. The amended UCP is also included in Appendix A.
2. Storm Water Control Plan. This document is included in the submittal for the Vesting Tenta- tive Map and demonstrates compliance of the Project with the County's grading and drain- age regulations and the Regional Water Quality Control Board's ("Water Board") "MS4" Low Impact Development (LID) regulations. Wherever feasible the project uses decentralized storm water quality treatment facilities in conjunction with parks, open space and landscap- ing. The use of large storage basins and "deep dark" drainage basins has been avoided. A drainage report is also included which demonstrates that the hydrology for the project site complies with state and local regulations, including pre-development runoff and flooding, post-development runoff and flooding, and compliance with various City, State and Federal drainage regulations. This is included in Appendix B.
3. Water Supply Assessment. An SB610/AB211 Water Supply Assessment was prepared for the project to demonstrate the adequacy of water supplies for the project. This report demon- UCP Village 1 and 2 Specific Plan 10
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strates that there is adequate water to serve the project. Contributing to this conclusion is a reduction in onsite water use from the current 2,950 Acre-Fee (AF) used by existing agricul- tural operations to approximately 1,250 AF per year once the site is converted to urban us- es. The Water Supply Assessment is provided in Appendix C. An assessment of the adequa- cy of the hydraulics of water supply (fire flow, pressure, domestic flow) was also conducted and is provided in Appendix D.
4. Wastewater Master Plan and Sewer Service Assessment. The project conducted a compre- hensive, multi-scenario study of the adequacy of the City's sewer collection system neces- sary to support the project. It considered the information from the City's draft Sewer Collec- tion Plan, flow rates from UC Merced (which share collection path with the project), moni- toring of sewage flow rates from the newer subdivisions in the City to establish a statistically valid baseline for new development projects in the City, and potential short term improve- ments to accommodate future flows. The wastewater master plan and sewer assessment are included in Appendix E.
5. Environmental Technical Studies. Various environmental technical studies (in addition to those above) have been prepared that have informed the Development Plan development of the plan. These documents have included:
a. Traffic Impact Analysis, VMT Report, and offsite improvements. (Appendix F) b. Biological Reconnaissance Study (Appendix G)
c. Wetlands Study and Delineation (Appendix H)
d. Cultural Resources Evaluation and Inventory (Appendix I) e. Phase 1 Environmental Site Assessment (Appendix J)
f. Geotechnical Report (Appendix K)
6: Additional Planning Documents
a. Parks Master Plan (Appendix L)
b. Subdivision Map (Appendix M)
c. Specific Plan traffic Fee, park Fee, traffic fair share and fiscal impact calculations (Ap- pendix N)
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UCP Village 1 and 2 Specific Plan 12
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Project Overview
Introduction and Project Features
The site is composed of approximately 654 contiguous acres at the northeast corner of Lake Road and Cardella Avenue. It is comprised of Assessor's Parcel No.: 60-020-47 and APN: 60-020-04 (See Figures 1 and 2). The site slopes from the northeast to southwest, although there are localized un- dulations. It is diagonally bisected by a drainage that is colloquially referred to as Merced Irrigation Dis- trict's Fairfield Canal which conveys irrigation water from Lake Yosemite to agricultural users.
The land has a special and storied history. The land was first acquired by Cyril Smith as part of a 16,000-acre acquisition in the low foothills east of Merced to support his family's sheep herding busi- ness. The land was later inherited by Virginia Smith and her brother Cyril after the passing of their fa- ther, Elmer. Virginia and Cyril had led comfortable but not extravagant lives and were known to cham- pion worthy causes. Their wills created parallel scholarship trusts to benefit graduates from high schools in the City of Merced. The will named the Merced County Board of Education as the adminis- trator of the trust. In 2023 all high schools in Merced County were determined by the Probate Court to be eligible for Smith Trust scholarships.
The Virginia Smith Trust was formally established on September 9, 1975 and the Board of Educa- tion faithfully administered the trust's assets according to Virginia's intent. During the early 1980's the concept of a tenth campus of the University of California was being discussed by the Regents of the Uni- versity of California. Leaders on the Board of Education, along with local leaders, began working to use the land bequeathed by Virginia Smith to attract the new UC to Merced. A citizens committee was formed that included MCOE Board members, the Mayor of Merced, two members of the county Board of Supervisors, members of the Chamber of Commerce and other community leaders. In June 1987, the trust board decided to sell 3,000 acres to a separate foundation that would in turn donate 2,000 acres to the university and develop the other 1,000 acres to offset the cost of the donation.
In July 1990 Merced became one of eight locations chosen by the UC Regents for further study for the tenth UC campus, and the field was eventually narrowed to three sites, one each in Merced, Madera and Fresno counties. When advocates from the several finalist communities made their final appeals to the UC Regents, the Merced contingent emphasized that they had presented the only signed agreement to donate land, had greater assurances of water supply, an assurance that the university would be part of a master planned community to complement the new campus, and a "promise" that the proceeds from the development of the remaining land by VST would increase the size and reach of the trust's scholarship program in support of California higher education. The Regents agreed and des- ignated Merced and the Virginia Smith property as the site for the university. The final entitlement and sale of the remaining 654 acres of Virginia's original 3,000 acres that is the subject of this Specific Plan will complete the last piece of the "Merced Promise" made to the Regents and will expand the reach of the Smith Scholarship countywide.
UCP Village 1 and 2 Specific Plan 13
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October 17, 2023 Figure 1: Project Location TURLOCK Amsterdan MARIPOSA
THE GROVE
UCP Village 1 and 2 Specific Plan WINTON
LIVINGSTON
SCOUT ISLAND
ARENA
FLUHR UC MERCED
PROJECT SITE
ATWATER (159)
BUHACH 1334LS9 E. YOSEMITE AVE.
E OLIVE AVE
MERCED
BEAR CREEK (140
PLANADA
J59
PLAINSBURG LE GRAND
LOS BANOS
Road
S ROADS PROJECT LOCATION
IRRIGATION DISTRICT ACC
: Merced
Figure 2: Project Vicinity
UCP Village 1 and 2 Specific Plan 15
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Sustainable Energy Features
As envisioned by the 2004 Adopted UCP, the
project was to be a model for sustainable develop-
ment practices. Its design and the Specific Plan have
been inspired by the U.S. Green Building Council's
Leadership in Energy and Environmental Design for
Neighborhood Development ("LEED-ND"), and the
City and County Climate Action Plans. Just a few of
the features include:
1. Compliance with the City's Climate Action
Plan, CalGreen and other requirements
for passive solar design for building orientation, south glazing and thermal mass.
2. Use of pervious paving and materials as an alternative to hardscape.
3. Compliance with GreenPoint rated- single family, GreenPoint-multifamily and CalGreen checklists.
4. High-efficiency Energy Star fixtures, appliances and features. All-electric appliances for resi- dential uses in conformance with the State's "Zero Carbon" strategies, and the most recent CARP Scoping Plan.
5. Single family detached residential buildings that are more efficient than the 2022 California Energy Efficiency ("Title 24") standards, and multifamily residential and non-residential structures that are at least 10 percent more energy efficient than the 2022 Title 24 stand- ards. Energy efficiency standards also apply to non-residential structures.
6. Alternative energy systems (photovoltaic solar, wind, etc.) capable of delivering 100 per- cent of the energy demand for the residential units in the project. The project will require that the project be "Net Zero" with all the units with rooftop or solar canopy PV systems that provide at least 100 percent of the unit's electrical energy demand or equivalent energy saving improvements.
7. Shared Mobility strategies are included to reduce the necessity for additional vehicles for each family, including participation in UC Merced's ZipCar car sharing program. Car sharing, sharing and/or transit will be provided in the development.
8. Building design standards intended to exceed the 2022 "Net Zero" building codes. To meet and exceed the current 2022 building code, there are design requirements for the usage of Advanced Framing and more energy efficient wall, floor and ceiling assemblies, Quality Insu- lation Installations, and Compact Plumbing. Advanced Framing/Engineering involves wider stud placement to decrease transmission loss and reduction in required framing lumber.
Quality Insulation Installation (QII) will minimize heating and cooling losses, compact plumb- UCP Village 1 and 2 Specific Plan 16
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ing to minimize plumbing runs and distance between hot water taps and water heaters, and usage of EPA WaterSense fixtures to reduce indoor water usage.
9. Compliance with the San Joaquin Valley Air Pollution Control District's (SJVAPCD) optional mitigation measures. These include such features as Walkable Streets and dense bike path network, transit improvements, traffic calming, dense pattern of pedestrian and bike circu- lation improvements, water conservation strategies, EV charging stations in common areas, affordable housing, mixed use developments, and car/ridesharing. Project features include Transit Enhancements (SJVAPCD Table 4), VMT reduction strategies (SJVPAPCD Table 5), Pe- destrian Enhancements (SJVAPCD Table 6), Bicycle Enhancements (SVAPCD Table 7), Rides- haring (SJVAPCD Table 8), Shuttle Services and Transit (SJVAPCD Table 10), Parking Strate- gies (SJVAPCD Table 11), including reduced parking in mixed use locations, and placement of higher density units nearest the mixed use village center, Transit Access (SJVAPCD Table 12), and Passive Solar strategies (SJVAPD Table 14),
10. Compliance with SJVAPCD's "Additional Mitigation Measures" as described in the Land Use Framework.
11. Compliance with the City's Climate Action Plan.
12. Project features and measures to reduce average daily potable water usage by at least 25 percent below the community's current residential water demand per unit. Existing resi- dential water use in the City is reported by the State Department of Water Resources to be approximately 130 gallons per day per person (GPCD). Project residential water usage is es- timated to be 100 GPCD because of water efficiency features, and more limited onsite land- scaping.
Sustainable Open Space and Agriculture
The project will include improvements to the existing riparian corridors for habitat, drainage and pedestrian and bicycle paths. Onsite open space will be provided along the perimeter of the site (and contribute to the required buffers to adjacent ag land). The Fairfield Canal will have adjacent jogging paths that will be integrated with onsite bike and pedestrian paths, resulting in over five miles of total onsite bike and pedestrian trails. These trails will be connected to the UC trails, and to the Lake Yosemi- te Trail system, resulting in 25 miles of trails.
Progressive storm-water treatment and man-
agement improvements will also be used to further
the community's Low Impact Development goals
through the usage of bio-retention swales, runoff
treatment and filtration, permeable paving and pave-
ment systems, water retention gardens and other in-
tegrated treatment detention/retention systems.
These facilities will also have the added benefit of
providing open-space and aesthetic value. These im-
provements will also solve storm-water issues associ-
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ated with upstream and adjacent properties.
A Complete "Linked" Community
The area surrounding the UC currently has few neighborhood services, facilities and resources.
As a consequence, the project site will provide a comprehensive range of services such as day care, drug stores, restaurants, schools, an upscale convenience store, a bank, medical and/or dental services, per- sonal-care services, and full-service supermarket within biking or walking distance of the University, and 3,860 onsite residential units. An integrated web of pedestrian and bicycle pathways will be developed along the public street system, dedicated pedestrian pathways, and riparian bike paths. As envisioned in the UCP, the university and UCP will be an integrated community that includes close-by employment and adequate commercial services to meet the needs of the residents and university community.
To establish these needed services and facili-
ties, the VST project will include two small 3.5- to 4.0- acre convenience commercial centers, a 12.5-acre
community shopping center, a mixed use Village Cen-
ter for offices, personal services, and mixed use resi- dential; pocket and neighborhood parks that are with-
in no more than two blocks of any residential unit, and eight mini-parks within one-eighth mile of residential
units, a community recreation center, and a sports
park; a K-8 elementary school, and a Charter "Schol-
ars" School. The Village Center will have plaza areas for public gatherings, parking to be shared between residential and Village Commercial uses, and areas for a trailhead that is connected by local, community and regional roadways, bike trails, pedestrian linkages and transit. More than just an area for daily shopping and convenience goods, the Village Center will serve as a community gathering place, a transit hub and a location for occasional community events and gatherings. Fully improved transit, trolley, school bus and van pool stops will also be included throughout the site.
The "links" in the Specific Plan community also include high speed broadband internet. The Specific Plan community will include fiber optic infrastructure, and high-speed community Wi-Fi. It is expected that over two-thirds of the community will be remote workers, hybrid workers, students and others who will rely on connectivity to the rest of the world. It will be a "Gigabit Community" that will support residents' need for work, play, and connectivity.
A Diverse Range of Housing Opportunities
The project will include a wide range of hous-
ing across the economic and socio-economic spec-
trum. It will also be characterized by styles that have the detailing and architectural authenticity for which
Merced is known, with a wide enough range in styles
to create neighborhood identities and avoid monot-
ony and repetition. There will be areas for traditional single-family units of varying sizes ranging from "es-
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tate" custom home lots of 12,000 SF to 20,000 SF; 7,000-10,000 SF "move-up" sized lots; 4,500 Sf to 5,500 SF lots for entry level housing; and smaller lots (3,500 SF to 4,500 SF) for R-2 single family de- tached units in a pocket or cluster configuration. Attached single family cluster units will be provided adjacent to the Village Center. Higher density multifamily units will be provided for students and fami- lies.
In particular, the project will provide housing that will appeal to the community's "workforce" housing needs with unit sizes, pricing and amenities for UC Merced staff and instructors, for small fami- lies, professionals, retirees, "empty nesters" and larger families. The project will provide a substantial number of housing units that are affordable to families with Extremely Low, Very Low, Low, Moderate and "workforce" incomes (80-160 percent of County median family income). The project includes smaller unit sizes ("Pocket Cottages" of 1,000 SF to 1,200 SF) in the R-2 area to widen the socio- economic base of that area and to offer a lower market rate price point. Within the R-2 area unit sizes range from approximately 1,000 SF to 2,100 SF. The R-3 area includes unit sizes ranging from 700 square foot studio units to 1,750 square foot family townhomes. The R-4 multifamily units will offer smaller studios ranging in size from 550 square foot rental units to 1,150 square foot two-bedroom, two-bathroom units for larger families. Through a combination of market rate housing and deed re- stricted housing, the project will provide 100 (2.6%) deed restricted units for Extremely Low Income Households, 125 (3.2%) deed restricted units for Very Low Income Households, 1,029 (25%) units for Lower Income Household (including 175 deed-restricted units for rental and homebuyer programs), 1,920 (50%) units for Moderate Income Households (including 100 deed restricted ownership program units), and 733 (20%) units for Above Moderate Income Households. Overall, the project will provide 500 (13% of total) deed restricted units in the development.
The project's architectural styles will be re-
spectful of local traditions and culture, while meeting present-day lifestyle needs. Anticipated architectural
styles are expected to include highly detailed Agrari-
an/Ranch, Bungalow, Spanish Mission, Craftsman Bun-
galows, and Contemporary/Mid-Century Modern.
Neighborhoods will be organized around the project's
open-space features with a neighborhood park, pocket
park or open-space amenity within walking distance.
Public buildings, park structures and structures in civic meeting places will use an agricultural theme, such as modern or contemporary barn architecture.
Environmental Setting and Background Information
Biological Resources
In conjunction with the development of UC Merced, the project was evaluated for biological re- sources. The property has completely mitigated onsite impacts to wetlands and fairy shrimp through offsite conservation easements, in compliance with its approved 401 and 404 permits.
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Air Quality
Long- term air-quality impacts were found to be mitigable, and consistent with the local Climate Action Plans. According to the report on vehicle miles traveled (VMT), the project is expected to gen- erate 4.9 vehicles miles per day per person from residential uses, compared to the 15.9 miles per capita per day in the County and the 9.9 vehicle miles per person per day average in the City of Merced. Simi- larly, the non-residential components are expected to generate 12.5 vehicle miles per day per employee compared to the 40.5 vehicle miles per employee per day in the County and the 37.9 vehicle miles per day per employee rate in the City. The principal feature contributing to this reduction is the project's location next to the university, but the project design and its features contribute to that as well. Fea- tures that attain and reduce those rates are described in the Specific Plan, including car sharing, bike sharing, enhanced transit, extensive bike and pedestrian connections and improvements, school bus service, and other features.
There are design requirements to increase the energy efficiency of single family residential units (R-1 and R-2) by at least 15 percent above 2022 Title 24 standards, and for non-residential and multi- family residential units (NC, R-3 and R-4) to exceed the 2022 standards by at least 10 percent. These improvements will be from the usage of Advanced Framing and more energy efficient wall, floor and ceiling assemblies, Quality Insulation Installations, and Compact Plumbing. Standards are also set for the minimum amount of Solar PV for each building type, for adequate roof area for the solar arrays, and for the placement of solar canopies in common parking lots of multifamily and non-residential areas.
Based on these requirements and the other measures it is expected that Greenhouse Gas and ROG emissions associated with building energy use will be reduced between 50 and 75 percent. Combined with the 25 percent reduction in VMT, air quality impacts associated with the project will be reduced 35 percent to 40 percent.
Cultural Resources
Implementation of the project would entail ground disturbance associated with infrastructure development and construction of new structures, access roads and underground utilities could have an impact on known or unknown cultural resources. A survey of the site was conducted in 2021 by Natural Investigations, Inc. and concluded there were no potential cultural resources of concern.
Agricultural Resources and Preservation
Pending development, the site is under active agricultural production. The project has inte- grated a number of policies and strategies, including implementation of 200-foot ag buffers to any pro- ject habitable structure per the Merced County Zoning Code Update.
Groundwater
Development in the Central Valley will be subject to special restrictions to balance the sustaina- ble yield of the groundwater basin with actual annual extractions. Since the project will be annexed to the City of Merced, it is expected that provisions of the requirements of the Merced Irrigation-Urban Groundwater Sustainability Agency sustainability plan will apply to the project. Although that plan has not been finalized, nor approved by the State Department of Water Resources, it is expected that groundwater extraction will be limited to approximately two-acre feet per year per acre over the entire project site, or an amount equal to two acre feet across the City of Merced's urbanized area. As identi- UCP Village 1 and 2 Specific Plan 20
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fied in the Water Supply Assessment in Appendix C and elsewhere in this Specific Plan, the full devel- opment of the project would not be inconsistent with this requirement.
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UCP Village 1 and 2 Specific Plan 22
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Land Use Plan and Framework
Land Use
The Project includes a land use plan which designates 410 acres of residential land uses, 113.3 acres of open space and parks (including 78 acres for parks), 19 acres for a K-8 elementary school, 44 acres for commercial development, and 79 acres for project roads and other improvements (see Table 2 and Figure 3). This would allow for the development of approximately 3,857 residential units (not in- cluding allowed density bonus units) and 862,000 square feet (SF) of commercial buildings. Low, medi- um, medium-high, and high density residential developments would be constructed along planned col- lector and residential roadways. A community recreation center would be included, along with 39 mini- parks and pocket parks, two community parks (one for each development phase) and a 36-acre regional sports park. The Land Use Plan for the project is shown in Figure 3, and the Development Plan for the project is shown in Figure 4. As noted earlier, the Development Plan provides a precise plan level of de- tail representing how the policies and regulations relating to the physical design of the community would apply.
Residential Land Uses
Low Density Residential (R-1)
The Low Density Residential (R-1) designa-
tion for the project is for single family detached units.
Densities include R-1 Low (Estate Residential, 12,500
SF minimum lot size); R-1 Low Medium (7,000 SF
minimum lot size), R-1 Medium (4,500 SF minimum
lot size), and R-1 Medium-Cluster (4,500 SF minimum
lot size in a cluster configuration with shared drive-
ways). At buildout, it is expected that there will be
148 R-1 Low Density Residential dwelling units on 59
acres; 357 R-1 Low Medium units on 84 acres; 693 R-1 Medium units on 116 acres; and 79 R-1 Medium Cluster units on 12.6 acres. All but the cluster units would be configured as units with front- or side- loaded garages. Average dwelling unit sizes are expected to range from 3,750 SF for the R-1 Low units to 1,900 SF for the R-1 Medium Cluster units. Potential unit sizes will range from 1,000 square feet to 4,500 square feet. The Development Plan shows the intended layout of each of the R-1 neighborhoods.
Medium Density Residential (R-2)
The Medium Density Residential (R-2) desig-
nation in the project will be primarily 4-pack and 6-
pack cluster units that will accommodate small lot de-
tached single-family units. Total R-2 development is
projected to be approximately 480 units on 55 acres,
with maximum potential development of 12 units per
net acre. The R-2 units may be in several different
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configurations, and development shall comply with the design standards in the Specific Plan. The R-2 small lot "Pocket Cottage" concept has been included to address the need for smaller unit sizes in a sin- gle family detached format, and these units are intended to range in size from 1,000 square feet to 2,100 square feet and include more limited parking. The R-2 portions of the project will be oriented to provide small-lot moderate income and "work force" housing with housing sizes and corresponding ini- tial sales prices aimed at those families with incomes equal to 80 percent to 160 percent of Area Medi- an Family income. These units will also be used for the project's Sweat Equity Housing Program. These units also lend themselves well to a "Build to Rent" or "Build for Rent" program where single family de- tached units are first constructed with the intent to
rent them. They are efficient and can be managed
effectively as individual or multiple 4-pack, 6-pack or 8-pack units. Because of their special configuration,
these units will be used as liners for major project
streets, including Virginia Smith Parkway and
Cardella Street, and as cluster units around parks.
They can side or front on to these roads without the
need for individual driveways from those roads, and
can be configured to minimize any vehicle related
noise impacts. They therefore provide a public street frontage that is not dominated by garages, and avoids the need for block walls or other solutions where units "back on" to local streets.
Medium High Density Residential (R-3)
The Medium High Density Residential (R-3)
land use designation is for townhomes, lower density
stacked flat apartments, and condominiums arranged
around a central amenity or open space at a density
between 15 and 20 dwelling units per net acre. The
R-3 portion of the project is expected to yield approx- imately 504 dwelling units on 31 acres, and may in-
clude up to 20 units per acre. Unit sizes will range
from a 900 square foot for-sale and for-rent studios
up to 1,800 square foot 3-bedroom 3-bath units. These units are assumed to be divided equally be- tween for-sale and for rent units. These units are located adjacent to the Village Center.
High Density Residential (R-4)
High Density Residential (R-4) residential land
uses will include stacked flat apartments, arranged
around or associated with a central amenity or open
space. The R-4 portion of the project is expected to
yield approximately 1,488 dwelling units on 53 acres,
and are expected to be split 60% (894 units) for stu-
dent rentals averaging 850 SF per 4 student beds, and
40% (594) for non-student units for university families, UCP Village 1 and 2 Specific Plan 24
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staff and instructors. Unit sizes will range from 750 square feet to 1,250 square feet. These units are assumed to be rentals. These units are located along Meyers Gate Road to locate them as close to the university as possible and to reserve the area south of Virginia Smith Parkway principally for owner- occupied units. Sites for 325 of these units will be contributed to a local non-profit housing provider to provide deed restricted housing for Low, Very Low and Extremely Low Income families.
Town Center Mixed Use Residential (C-MUR)
The Town Center Mixed Use Residential (C-
MUR) land use includes 108 stacked flat apartments,
in second and third floors above the Village Center
commercial district along Center Street. The density
of these units is up to 35 units per net acre. Units will typically have access to roof-top gardens and patios
with "green roofs" used to provide stormwater man-
agement and localized cooling for the warm Merced
summers. The average size of these units is expected to be between 450 SF and 900 SF, and be princi- pally for rent but with some ownership units through the usage of condominium or "three dimensional" subdivision maps. The architectural design of these buildings will be consistent with the "Contemporary Prairie" design vernacular for the Town Center buildings, retail commercial buildings, and public build- ings. This vernacular blend the modern and contemporary elements of the UC Campus, newer down- town buildings, and the rich, natural material finishes and designs of buildings in Yosemite National Park.
Parking for these units is at a reduced rate of 1 covered space per unit (shared with commercial uses during the daytime) because of their limited size and bedroom count, and location in a vertically mixed uses setting. This land use is most similar to the City's Village Core Residential General Plan Land Use, and the Downtown Core zone.
Commercial Land Uses
The project includes community and neigh-
borhood scale commercial retail uses, a mixed use dis-
trict and a mixed use area for services and office uses.
The commercial, service and office uses have been
scaled and distributed so that they only meet the
needs of the population in the Specific Plan area, the
university's students, staff and instructors, and the
northern half of the UCP South portion of the UC. In
total, there is 862,000 square feet of commercial space which is expected to provide 50,000 square feet for a
full line grocery store, plus two smaller neighborhood
convenience grocery stores; 300,000 square feet of general retail; 50,000 square feet for personal ser- vices; 300,000 square feet of office space (including approximately 75,000 square feet for medical office uses); 75,000 square feet for eating and drinking places; and, 87,000 square feet of other non-residential uses such as hotels, research and development space, and other uses. These uses are intended to be UCP Village 1 and 2 Specific Plan 25
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October 17, 2023
provided incrementally. There is a known demand for convenience commercial uses and Phase 1A of the project will include a small 3.5-acre to 5-acre commercial center that will include a gas station, smaller limited line grocery store, eating and drinking places and general retail. Longer term, the Community Commercial center will be provided Phase 1D, and the Village Center Mixed Use Commercial area will be developed in Phase 1C. Finally, a convenience commercial center will be developed east of the Fairfield Canal to service Phase 2 of the project. Because of its proximity to the university, it is expected that there will be limited demand for the research and development and business park uses that were origi- nally contemplated for the UCP North portion UCP Plan Area.
Neighborhood Commercial (CR-Neighborhood)
Two Neighborhood Commercial (CR-
Neighborhood) sites are planned, one in Phase 1A at
the northeast corner of Campus Parkway and Virginia
Smith Parkway, and a second in Phase 2 along Virginia
Smith Parkway. These sites are intended to provide
neighborhood and convenience level commercial
goods and services within walking distance of any of
the project's neighborhoods. Both are located along
commuter routes to provide convenience and accessi-
bility. This land use is comparable to the "retail" land use category in the UCP, but is smaller in scale and focused on meeting the needs of travelers along the adjacent streets and residents within a one-quarter mile radius. It is also comparable to the City of Merced's CN-Neighborhood Commercial General Plan land use category, with the exception that these uses are limited to five acres in size.
Community Commercial (CR-Community)
A Community Commercial (CR-Community) site
is proposed on Cardella between Center Street and
Golden Bobcat Road. This is a 12-15 acre site which is
planned to be anchored by a 40,000 to 60,000 full line
grocery store, a drug store, eating and drinking places, a gas station, fast food uses, and general retail. This
land use is comparable to the "retail" land use category in the UCP, but focused in size, scale and location to
serve the weekly shopping needs of the VST Specific Plan area and the northern portion of the UCP South. It is also comparable the City of Merced's C-SC-Shopping Center Commercial land use zone cate- gory, with the exception that the CR-Community zone provides for a broader range of uses since alter- native shopping opportunities are limited in the vicinity. Regional scale uses similar to those intended for the city's Regional/Central land use zone are not encouraged in this zone so as not to compete with Downtown Merced, or the regional commercial uses planned for Gateways Regional Commercial Center at Campus Parkway and Highway 99.
UCP Village 1 and 2 Specific Plan 26
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October 17, 2023
VST
University Community
October 17, 2023 Figure 3: Land Use and Circulation Map Plan and Specific Plan Land Use and Circulation Diagram
UCP Village 1 and 2 Specific Plan
R-1 Low (12,500 SF)
R-1 Low Medium (7,000 SF)
R-1 Medium (5,000 SF)
R-2 (Cluster)
R-3 Medium High
R-4 High
CR-Commercial Retall
C-MUS Commercial Mixed/Services
C-MU Commercial Mixed Office
-MUR Commercial Mixed Residential
Parks
Open Space
Schools/Public
27 VST
October 17, 2023 UCP Village 1 and 2 Specific Plan Figure 4: Development Plan ginin Smith
R-1 Low (12,500 SF)
R-1 Low Medium (7,000 SF
R-1 Medium (5,000 SF)
R-2 (Cluster)
R-3
R-4
Open Space
Commercial/Office
Water
Schools
28 Village Center Mixed Use
The plan includes several commercial zones in
the Village Center along Center Street, including Village Center-Mixed Use (VC-MU) and Village Center-Mixed
Use/Offices (VC-MUS). The entire Village Center Mixed
Use portion of the project is intended to have many of
the following features of desirable urban and suburban
central districts: 1) smaller retailers; 2) diversity of ser- vices; 3) eating and drinking areas, including outdoor
eating and drinking areas in sidewalk cafes and parklettes; and, 4) adequate parking and circulation, but the buildings are set to the front property lines and the parking and support functions are from rear parking lots and service areas. The VC-MU use areas are similar to the City of Merced's Downtown Core Zone. The VC-MUS area is similar to the City of Merced's Downtown Office and Business Park land use zones. In the VC-MUS land use area, it is expected that there will primarily be employment generating uses such as professional offices, medical offices, hotels and lodging, limited research and development, and the proposed University Charter School.
Public and Institutional Land Uses
As required by the UCP, the project site includes an elementary (K-8) public school site, plus an MCOE "Scholars Academy" university prep school. Other schools to serve the project area and UCP south are provided in UCP South, including an additional elementary (K-8) school, a middle school and a high school. The project site's K-8 site is adequately sized for up to 950 students, and the MCOE Char- ter school that can accommodate 300 additional students. The project also includes a public safety site for a police substation and a fully staffed two-engine fire crew. The public safety site is located in Phase 1A. The K-8 school site is located in Phase 1E, and the University Prep charter school is located in Phase 1C.
Certain open space areas are designed for Conservation/Open Space including the Fairfield Ca:
nal and the Cottonwood Creek corridors. These areas will be used as open space amenities for the pro- ject and will include jogging trails, exercise locations, and public viewpoints.
UCP Village 1 and 2 Specific Plan 29
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Parks and Recreation
Parks and recreation are important functions
and amenities for any master plan community. With-
in the VST Specific Plan there is a total of 73.2 acres of public and private park space, 20 acres of space for
active recreation in the various Linear Parks, and 4.8
acres of active park areas in the various schools, for a total of 98 acres of parks. This provides parks at a
rate of 8.8 acres per 1,000 residents, 75% higher than
the 5.0 acres per 1,000 residents rate prescribed by
the City of Merced and the UCP. These facilities are
to be provided in a mix of linear parks, a sports park, neighborhood parks, mini-parks, and pocket parks
and community gardens, with at least half of that
provided neighborhood, community and sports park.
These main facilities are to be located within one-half to one mile of the serviced population, and the mini-
parks are to be located no more than 500 feet from
any residential unit. Figure 5 shows the overall distri- bution of parks in the project. Appendix L shows the
detailed Parks Master Plan and park development
matrix.
One of the key features of the project is a
community recreation area that includes a 6.6-acre
community facility that includes a 12,000 square foot
clubhouse and recreation center, two community
swimming pools, tot lots, areas for court games, and
a structure for a farmers' market. It is centrally located next to the Village Center and will function as the community gathering place and social focal point. Community recreation and social programming will be provided through onsite staff. This facility will be limited to Specific Plan residents only and will be supported by a Master Homeowners Association. Figure 5 shows an illustration of the features in the community recreation center.
The project has an extensive system of linear
parks that total 19.8 acres. These linear parks con-
nect the various major destinations in the project,
and serve as locations for low impact development
storm water management, recreation and trails, and
visual relief and aesthetics along two-mile length of
Virginia Smith Parkway and connect the sports park,
Village Center, Community Park, shopping areas, and
UCP Village 1 and 2 Specific Plan 30
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October 17, 2023
project school sites. Combined with the linear park areas in the project there are over five miles of on- site trails and paths for active recreation.
There are thirty-nine mini-parks and pocket parks in the project totaling 17.2 acres. These parks are located in each residential neighborhood and development (including individual apartment projects) will also serve the neighborhoods. Each will be one-half to 2.5 acres in size and provide facilities such as community gardens, tot lots, passive play areas, BBQ and picnic areas, basketball courts, community gardens, dog park, and landscaping. These will serve residents within a two-block radius and fill the few "gaps" in the coverage for the neighborhood park facilities. The mini-parks will be phased with adjacent residential development to provide park facilities for future residents near their homes.
Finally, the project includes a 34-acre community sports park with soccer fields, court game are- as, baseball fields adjacent to the Fairfield Canal. The community sports park will be developed in phases with 10 acres initially development in Phase 1 (Phase 1E portion of the project), and the balance in Phase 2. Figure 6 shows an illustration of the planned sports park.
UCP Village 1 and 2 Specific Plan 31
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October 17, 2023
PHASE 2
pay Agai
/1
LeT TIRUS
Cardela Rea:
Virginia Smich
Figure 4: Location of Parks
VOT UCP Village 1 and 2 Specific Plan 32
October 17, 2023
V8T
DESIGN KEY
Commuruly clubhouse
Communily born structure
October 17, 2023
Splashgod
Figure 5: Community Recreation Center
Euepit with stating
UCP Village 1 and 2 Specific Plan
Parking
Outdool game atta
wemming pool
Jobles and umbrellos
Bosketboll courts
13 Plikteball courts
124 Waterg pool
T3 Finess loWs
1B Regenerative Muess derk
17 OG courtyard / Born event overtow
18 Tre seat wal
20 Bon enty: EvencoverBow
Size: 613 Ares
Parking: 103(5 ADA)
Lawn: 32,092 s4. /c
Bullding: 1?023. A.
180°
PRELIMINARY PARK CONCEPTS - Community Club Park (Phase 1) SCAIE 1 = 60° VST Virginia Smith trust Land Plan and Westing Tenfolive Mar arrm group DECEMBER 2020
33 VST
Figure 6: Sports Park
Sure: 2174mm
Porking: 178 (n ADA) DESIGN KEY
• Pasting sor 1 Cormanty paiden darrhard
October 17, 2023 O socier delts 1) Coniesnity gathering) 3 Finess lown • Hia canal
4 Aduit baseboll softbal held
UCP Village 1 and 2 Specific Plan 5) sand wayto?
Commuruty budng
| Amplubrate
I Yoush basebol belts
9) Arna tables
10 Tennis comes
1D Por couse fmess
400'
VST PRELIMINARY PARK CONCEPTS - Community Sports Park (Phase 1 & 2) Virginia Smith Trust Land Plan and Vesting Tentative Map Housing Affordability
There is an intentional mix of residential den-
sities in the project to address the housing needs of
the UC staff, students and instructors, as well as the
community at large. The planned housing includes a
range of larger R-1 lot sizes, R-2 "four-packs", "six-
packs" and cluster units, and R-3 and R-4 multifamily
dwellings, with an emphasis on smaller lot, higher
density units. The project also includes mixed
use/live-work units in the Village Center to address
the needs of those who want a more "urban" resi-
dential setting. Because of the location next to the
university, the High Density (R-4), Medium High Density (R-3) and Town Center Mixed Use Residential (C-MUR) represent over half of the residential units. These units are provided at densities ranging from 20 units to the acre to 35 units to the acre in a mix of student housing (900 units) and housing for uni- versity families and staff (1,200 units). These densities are important since the State Department of Housing and Community Development, (California Government Code Section 65583.2) and the City and County Housing Elements consider parcels and areas which allow at least 20 units per net acre to be suitable and available for Low and Very Low Income Housing by virtue of lower lot costs, lower im- provement costs and economies of scale for development.
Medium Density R-2 and R-1-5 "Cluster" units
provide 559 (15 percent) of the total units. These
types of units provide opportunities for small-lot
workforce housing at densities from 8 to 12 units per
net acre on smaller lots, but with detached single
family homes. The R-2 units are often referred to as
"Pocket Cottage" units and meet the needs of young
professionals, empty nesters and young families.
They are smaller in scale and have floor plans ranging from 1,000 to 2,100 square feet in 2BR/2B and 3BR/2B configurations with private patios and a shared front yard area. These units are also well suited for single family build to rent projects since they can be effectively managed as clustered units, rather than for scattered lots. The R-2 and R-1-5 Cluster units can provide a substantial contribution towards the need for market rate "workforce" housing and housing for moderate income (80-160 percent of lo- cal median family income) families. The R-2 single family units are located where there are streetscape benefits (functionally and aesthetically) resulting from few driveway cuts and orientation to open space.
For example, houses could have front doors facing main public streets such as Virginia Smith Parkway and Cardella Road, but access points will be limited to intersecting public streets, or through rear or side common driveways. Other front access points may be on side streets or from the internal, shared front yards in the cluster.
UCP Village 1 and 2 Specific Plan 35
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October 17, 2023
R-1 Single-family units of densities ranging from 3.25 to 6.5 units per net acre comprise approx- imately one-third of the total units (1,280 units). Lot sizes for the R-1 single-family units are planned to range from a low of 5,000 SF to a high of 22,500 square feet. These units are intended to address the needs of the university staff and instructors and support housing housings sizes in the 1,800 square foot the 5,000 square foot range. According to the recent salary survey for UC Merced there are 1,100 posi- tions (staff and instructors) out of the 1,500 total positions whose projected household incomes would qualify them for R-1 Single Family units in the project.
In addition to providing a range of housing types that match up with the needs of UC Merced and the community in general, the project has developed several programs to encourage affordability.
These programs are also intended to comply with the County Housing Element, the City Housing Ele- ment and the City of Merced's recently adopted RHNA Unit Production Policy. Programs include a Workforce Housing Incentive Program; a Self-Help Housing Program; a "UC Workers First" incentive program to encourage university staff and instructors to locate in the project (and possibly increase the share of staff residing in the City); an Affordable Multifamily Construction Program to provide sites for Low, Very Low and Extremely Low income families; and, an owner-occupancy requirement for the R-1 units and portions of the R-2 areas of the project. These programs are described briefly below:
Workforce Housing Incentive Program
This program will provide 150 units at initial prices affordable to low and moderate income (80%-120% of AMI) based on lender underwriting criteria for insurance, Federal National Mortgage As- sociation ("Fannie Mae") interest rates, common area charges, etc. The program includes a $5,000 down payment assistance through an equity sharing program where buyer will fully vest after 10 years, and progressively gain a greater share of the equity in years 1-9. This program applies to 7.5% of the R-1 and R-2 housing stock and results in 50 enforceably restricted Low Income units and 100 enforceably restricted Moderate Income housing units. In total, 152 Low and Moderate Income units would be en- forceably restricted for affordability.
Self-Help Housing Program
This program would provide improved housing sites on R-2 cluster lots for self-build, sweat equi- ty program. Buyers would build units according to standards and specs provided by VST builders. This would provide 25 units for Very Low and Low Income households that would have affordability cove- nants.
UC Workers First
Preference for purchasing and renting will be provided to UC staff, students and instructors to fulfill the commitment in the UCP that the specific plan be socially and economically integrated with the university. A preference list will be developed for each project and housing types for UC staff, students and instructors to encourage locating in the development to realize reduction in Vehicle Miles Traveled and synergy between UC and UC community. This program is expected to capture 50% of staff and 25% of students. For sale builders will provide a $5,000 incentive toward price reductions, option allowanc- es, or an allowance for closing costs, at the discretion of builder. This program is expected to benefit 50 Lower Income households, 550 Moderate Income households, and 200 Above Moderate Income house- holds.
UCP Village 1 and 2 Specific Plan 36
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October 17, 2023
Multifamily Construction Program
The Multifamily Construction Program will provide 10.7 acres of improved R-4 sites that are ad- equate for up to 300 dwelling units, with sites for at least 200 units in Phases 1A through 1E and 100 units in Phase 2. These sites will be provided to affordable housing providers and will be developed with a combination of market rate units, and at least 100 units for Extremely Low Income households, 100 units for Very Low Income Households, 100 units for Low Income Households, and 75 units for Moder- ate Income households. This program would also include construction of 25 Very Low Income units in the Mixed Use Town Center area. In total this program will result in 400 units that will be enforceably restricted.
Project Phasing
Figure 7 shows the phasing of the project and the land uses. This phasing is primarily deter- mined by the required location of sewer, water and circulation facilities, existing road improvements, and site topography, the need to balance the mix of land uses, and to ensure that the current agricultur- al areas in the project can be farmed for the longest time period. The project is comprised of the follow- ing major phases and sub-phases. Table 2 shows the buildout of the project according to each phase and sub-phase.
Phase 1 includes the portion of the property between Lake Road, Meyers Gate Road, Cardella and the Fairfield Canal, and, in total, would include 2,541 dwelling units, 807,500 sq. ft. of commercial space, 49 acres for parks, a public elementary (K-8) school, and a MCOE Scholars Academy magnet school. This portion of the project is further divided into five subphases as shown in Figure 7.
Phase 1A of the project includes a mix of 841 residential units, including 43 low density/large lot units, 66 R-1-5 cluster units, 36 R-2 cluster units, and 696 multifamily units (comprised of 418 student apartments and 278 market rate/family apartment units). Phase 1A also includes a 50,000 square foot Village Commercial site at Campus Parkway and Virginia Smith Parkway, and the northerly portion of Campus Parkway. The infrastructure improvements for Phase 1A are anticipated to begin in early 2025 and be complete by the end of 2025 or early 2026. These improvements would include the offsite sew- er and water connections, initial improvements to Lake Road along the Phase 1A frontage, and construc- tion of in-tract improvements within Phase 1A. Construction of the residential units would begin in early 2026 and be completed in late 2028. This phase includes a range of housing types, but with a heavy fo- cus on higher density (R-4) housing, including student housing to address the current shortage of multi- family housing in the community. The Village Commercial portion of Phase 1A would likely include a gas station, small grocer, retail shops, services and restaurants. Nearly 5.3 acres of public parks are includ- ed in Phase 1A (including a mix of linear parks, private parks in apartment complexes and public parks).
Phase 1A would also include a site for a combined fire station and police substation on Virginia Smith Parkway just east of Campus Parkway; actual construction and staffing will be determined by the City of Merced based on service needs. Phase 1A will also include a water well on the project site that will be located in the Community Recreation Center in Phase 1D, as well as connection of the onsite water sys- tem to the water main at Bellevue and Lake Road (and the intertie to City Well No. 17 at UC Merced).
Phase 1A will also include construction of the onsite sewer collection and pump station at the corner of Cardella and Lake Road, and the offsite force main to the Bellevue Road sewer trunk line.
UCP Village 1 and 2 Specific Plan 37
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October 17, 2023
Phase 1B includes three R-1 housing types and infrastructure improvements would be expected to start in early to mid-2026 and be completed by late 2026. This phase is comprised of 20 Low Densi- ty/Large Lot units, 49 R-1-7 units, and 157 R-1-5 units. Construction of the 226 R-1 residential units would begin in late 2026 and be complete in early 2029, although it is conceivable that Phase 1B could be developed concurrent with Phase 1A since the residential product types are complementary. This phase does not include commercial development or multifamily units. Phase 1B includes 7.6 acres of public parks. Phase 1B would include the completion of the onsite portion of Campus Parkway and completion of the northerly two-thirds of Cardella Road between Lake Road and Golden Bobcat Drive.
Phase 1C includes the bulk of the Village Center Mixed Use portion of the project, the multifami- ly area surrounding it (R-3 townhomes and condominiums and the R-4 apartments), and the MCOE Scholar's Academy. Building construction would likely be completed by 2031. Residential development projected for this phase includes 992 units of primarily higher-density development including 64 R-2 Cluster units along the Virginia Smith Parkway frontage, 364 R-3 townhomes and condominiums, 456 R- 4 apartment units (including 274 student apartments and 182 family and market apartments), and 108 Town Center Mixed Use residential units on the second and third floors above ground floor retail and office space. This phase includes approximately 550,000 sq. ft. of commercial development, primarily associated with the Center Street/Village Center area, including retail/mixed use and hotel/office. It is possible that Phase 1C and Phase 1D could be developed concurrently because of the different product types in each subphase. No public parks are included in this phase, although 5.8 acres of private park are included to be located in the multifamily developments. Necessary infrastructure to support develop- ment in Phase 1C includes backbone roadway network and utility improvements within the subphase.
This subphase would also include the construction of the offsite traffic signals at Lake Road/Virginia Smith Parkway and Lake Road/Meyers Gate Road.
Phase 1D includes the development of 141 R-1-5 and 24 R-2 cluster dwelling units, the commu- nity recreation center, and the community shopping center. It is anticipated that the infrastructure im- provements could begin as soon as 2027 and are projected to be complete by 2028. Construction of the residential and commercial buildings could start in early 2029 and be completed by early 2032. It is pos- sible that Phase 1C and Phase 1D could be developed concurrently because of the different product types in each subphase. The Community Commercial site is located at the northwest corner of Cardell Road and Center Street and is planned to include 175,000 sq. ft. of commercial development including a major grocery store, general merchandise stores, restaurants, a drug store and retail mixed use. Phase 1D also includes 32,500 sq. ft. of additional Village Center Commercial space that would complete the development of all four corners of Virginia Smith Parkway and Center Street with Village Commercial uses. Phase 1D includes 7.3 acres of public park and 1.4 acres of linear park. A traffic signal is also pro- jected to be constructed at Lake Road/Cardella Road to support the Community Commercial center.
Phase 1E includes an elementary school and the portion of the community sports park east of the Fairfield Canal, and 186 R-1 units and 131 R-2 cluster residential units. The elementary school would be constructed by Weaver Union School District, and the precise timing is unknown. The infrastructure improvements for Phase 1E would be started in early 2030 with completion expected in early 2031.
Construction of the residential and commercial building is projected to start in 2031 and be completed in early 2034. No commercial development is identified in Phase 1E. Over 4.5 acres of linear parks and UCP Village 1 and 2 Specific Plan 38
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October 17, 2023
15.5 acres of public parks are included in this phase. The elementary school would also add 4.8 acres of park facilities.
Phase 2 of the project has been conceptually planned to ensure connectivity to Phase 1 and to provide land uses that complement uses in Phase 1. Overall, Phase 2 is planned to include 1,316 dwell- ing units, including 615 R-1 units of various densities, 225 R-2 Cluster units, 140 R-3 units and 336 R-4 units. Phase 2 would include approximately 45.6 acres for parks, including the bulk of the regional sports park on the east side of the Fairfield Canal, and a small 54,500 sq. ft. neighborhood shopping cen- ter.
Table 2: Project Buildout by Phase
Development Per Phase Phase 1 Phase 2 Total
Land Use Type Phase Phase Phase Phase Phase Total
1A 1B 1C 1D 1E Phase 1
Residential (Units)
R-1 109 226 141 186 662 615 1,277
R-2 36 - 64 24 131 255 225 480
R-3 - - 364 - - 364 140 504
R-4 696 - 456 - - 1,152 336 1,488
Mixed Use - - 108 - - 108 108
Total Residential (Units) 841 226 992 165 317 2,541 1,316 3,857 Commercial (SF)
Retail Mixed/Town Center) - 275,000 32,500 - 307,500 - 307,500 Hotel/Office 275,000 - - 275,000 - 275,000
Neighborhood Commercial 50,000 - - 50,000 54,500 104,500 Community Commercial - 175,000 175,000 175,000
Total Commercial (SF) 50,000 - 550,000 207,500 - 807,500 54,500 862,000 Parks (Acres)
Linear Parks 1.23 4.16 1.40 4.50 11.29 8.47 19.76
Public Parks 2.14 3.48 7.30 15.50 28.42 34.79 63.21
School Parks 4.82 4.82 4.82
Private Parks 1.88 5.79 7.67 2.36 10.03
Total Parks (Acres) 5.25 7.64 5.79 8.70 24.82 52.20 45.62 97.82 Public Facilities (Acres)
Backbone Roads 10.58 6.52 12.92 6.17 6.17 42.36 27.46 69.82 Water 1.50 4.20 5.70 9.84 15.54
Other 7.50 7.5 7.5 15.0
Schools 4.40 14.89 19.29 19.29
Total Public Facilities (Acres) 19.58 10.72 17.32 6.17 21.06 74.85 44.80 119.65 Affordable Housing
Workforce Housing Program 25 25 75 75 150
Self Help Housing Program 13 25 25
Multifamily New Construction 100 125 225 100 325
Total Affordable Housing Units 125 13 175 37 325 175 500 (Units counts do not include permitted density
bonuses for qualified projects.)
UCP Village 1 and 2 Specific Plan 39
VST October 17, 2023
Phase 2
Phase 1E
Phase 1D
Phase 1C
Goiden Bobcat
Phase 1
Campus Parkway
Phase 1A Phase 1B
Figure 7: Project Phasing
UCP Village 1 and 2 Specific Plan 40
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October 17, 2023
Regulatory and Design Framework
This section includes design standards and guidelines for the project. These standards are in- tended to implement the policies and regulations in the Amended University Community Plan. They are also intended to replace and supersede equivalent regulations the County Zoning Ordinance and the City of Merced Zoning Ordinance, and to implement the goals and polices of the Merced County General Plan, the Amended University Community Plan, and the goals and policies in the City of Merced General Plan applicable to the UCP area in general and the VST specific plan area in particular. Where specific design standards and guidelines are set forth within these guidelines, they shall be used; where there are design requirements and regulations in the City Zoning Ordinance and/or the County Zoning Ordi- nance that are not in this document, those provisions shall apply.
As used herein, Standards define actions or requirements that must be fulfilled by new devel- opment. Alternatively, Guidelines refer to methods or approaches that may be used to achieve a stated goal but to provide some flexibility and allow for interpretation depending upon specific conditions as to how they are satisfied. Collectively, the standards and guidelines incorporated herein are meant to guide implementation of the vision intended for the project.
Site Planning and Organization
1.0 Building Orientation and Setbacks
Pedestrian interaction for the project is encouraged through the thoughtful placement and ori- entation of residential and commercial structures. Porches will be incorporated on street-facing residen- tial units to provide opportunities for everyday neighborhood interaction. Residential units fronting onto east-west Collector and Arterial streets such as Virginia Smith Parkway, Cardella Road and Meyers Gate Road will have limited or no direct vehicle access points to preserve the residential streetscape without having the interruption of driveways and vehicle maneuvering. Where R-2 Cluster, R-1-5 Cluster, R-3 and R-4 units are adjacent to these roads (front on, side-on or back on), designs shall avoid the usage of block walls or fences as transitions or barriers. R-1 units that are adjacent to collectors or arterials may use fences or walls, but the wall treatments and landscaping should de-emphasize the walls or fences.
1.1 Residential building setbacks shall conform to the development standards set forth in Figures 8 through 10. Along the Residential Collectors at least 75 percent of the units shall be two stories in height.
1.3 Buildings located within the Village Commercial Town Center shall have street yard set- backs of zero feet and be developed in accordance with the development standards in Table 3.
UCP Village 1 and 2 Specific Plan 41
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Medium Density Residential Building Standards (R-2, R-1-5 Cluster/Courtyard) EXAMPLES Public Street
These sketches show
basic lot layouts that
would follow from
the standards. Not all
features are shown in
each layout E ublic Street
4 Public Street Public Street
STANDARDS
CLUSTER DEVELOPMENT CLUSTER DEVELOPMENT
Minimums, unless noted 4 TO 6 LOTS 4 TO 6 LOTS
otherwise.
Lot Average 3,100 sf Min. 3,100 sf Min.
60% Max 60% Max
1- Front Street Setback
Dwelling
Front Porch
2- Exterior Side Setback
Dwelling N/A
Garage
3- Interior Side Setback A ft 4 ft
4- Motorcourt Setback 14' Min. 14' Min.
Setbacestrian Cire. 10' N/A 10' Min.
6- Side Steet Setback (A) N/A 10'
A Side backing lie to focatin and covered harkishal be an easement at least 5 feet wide on the neighborhing lot for access to maintain FAdd 10 to front street Setback for unts fronting on Collectol and Arterial Streets
Figure 8: R-2 and R-1-5 Cluster Unit Development Standards VST UCP Village 1 and 2 Specific Plan 42
October 17, 2023
VST
Avila Ranch Specific Plan Development Standards
Figure 9: R-1 Development Standards Low Density Residential Lot and Building Standards (R-1) October 17, 2023
EXAMPLES
These sketches show
basic lot layouts that
UCP Village 1 and 2 Specific Plan would follow from
standards listed in the
text, and in this table
below. Not all features
shown in the sketches
are standards (for
example, 2-car garages
are not required).
..-.
Public Street Public Street Public Street
STREET ACCESS
STANDARDS (Alley Not Available) ALLEY ACCESS
(minimums) (Parking access from alley
PARKING AT FRONT OF LOT PARKING AT FRONT OF LOT PARKING AT REAR OF LOT only) Lot Area 5,000 sf 5,000 sf 5,000 *f 4,500 sf
Lot Width 50 ft 50 ft 45 ft
Corner Lot Width 55 ft 55 ft 55 ft 50 ft
Lot Depth 90 ft 90 ft 90 ft 80 ft
Lot Coverage 40% Max. 40% Max. 45% Max. 50% Max.
Front Setback
House 15 ft 15 ft 15 ft 15 ft
Garage, carport (A) 20 ft 15 ft Does not Alot Does not Apply ft Front Porch 10 ft 10 ft 10 ft
Rear Setback 20ft (from alley)
House 15 ft 15 ft 5 ft 15 ft
Garage, carport 5 ft 5 ft 3 ft
Side Setback driveway side 12ft
House 5 ft 5 ft 5 ft
Sarage apole 10 ft 10 ft 10 ft 10 ft
5 ft 5 ft 5 ft
VST
Avila Ranch Specific Plan Development Standards
High Density Residential Lot and Building Standards (R-3/R-4) October 17, 2023
Figure 10: R-3/R-4 Development Standards EXAMPLES
These sketches shows a site
layouts that would follow
UCP Village 1 and 2 Specific Plan from the standards. Not all features shown in the sketch are
standards.
STANDARDS (minimums)
Lot Area 1,000 H N/A
Lot Width 20H N/A
Lot Depth 40 H N/A
Front Setback 15H 15 H
10 H 10 ft
Rear Setback 10ft
Dwelling 10 H
Parking oH oft
Side Setback (A) (applies to any
structure, including covered
parking) as provided in R-2 zone as provided in R-2 zone Street (corner lot) 15 H 15 H
Table 3: Commercial Design Standards
Neighborhood Community Village Center/ Village Center
Commercial Commercial Mixed Use Mixed
Use/Offices
CR- CR-Community VC/MU VC/MUS
Neighborhood
Building Setback
Front (minimum)
Public Street
1st Floor 10' 20' 0' 10%
2nd Floor 10' 20' 10'
3rd Floor NA NA 7.5 15'
Front (maximum)!
Public Street
1st Floor NA NA NA
2nd Floor NA NA NA
3rd Floor NA NA 12.5 NA
Rear
Residential 35' 40 35' 25
Non-Residential 10' 10' 10'
Side
Public Street 15' 15' 5 10'
Residential 10 10 5' 5'
Non-Residential 5' 5
Landscaping
Public Street
Minimum 10' 15' 7.5 10'
Minimum Average 15' 20% 10' 15'
Residential 10' 15' 10'
Non-Residential 10'
Adiacent Sidewalk
Main Street NA
Other Streets 5' 5 5'
Parkway Landscaping 7
Building Height 35' 35' 45' 45'
1 Maximum setback permitted for no more than 25% of street frontage.
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1.4 Neighborhood Commercial and Community Commercial buildings shall be sited to ad- dress adjacent streets with the main building facades oriented primarily towards Cardella Road (for Community Commercial buildings) and to Virginia Smith Parkway for Neighborhood Commercial buildings and be developed in accordance with the devel- opment standards in Table 3. Commercial buildings may be oriented to adjacent major streets (Campus Parkway and Center Street) and a manner consistent with the Devel- opment Plan.
1.5 Neighborhood Commercial buildings facing streets shall incorporate horizontal and ver- tical building wall articulation through the use of wall plane offsets and other features which articulate walls such as recessed windows and entries, second floor setbacks, and awnings and canopies. There shall also be regular pedestrian and bicycle access points along the public street frontage no less frequently than every 100 feet, with access points every 75 feet preferred.
1.6 Residential buildings along Meyers Gate Road, Virginia Smith Parkway, and Cardella shall be oriented to the street with front doors or porches fronting on the street. Dwellings along those streets and the principal north-side streets in the project (including, but not limited to Campus Parkway, Golden Bobcat, Center Street and Kibby Road) shall only have access from the side or rear and there shall be no direct individual driveway access to these roadways. Pedestrian and bicycle access to those roads should be provided through side-on cul de sacs and/or pedestrian walk throughs or other means.
1.7 Residential buildings on lots adjacent to greenbelt areas, e.g., Fairfield Canal and Cot- tonwood Creek, open spaces, neighborhood parks, and linear parks, shall be oriented with front doors and porches, or secondary patios and yards fronting on the greenbelt area. Such units shall have vehicular access from the side or rear and there shall be no direct individual driveway access to and from the open space.
1.8 Within R-3 and R-4 residential zones,
parking shall be utilized as a buffer to
more intense land uses, and buildings
shall be set back no less than 75 feet,
with the intervening area comprised
of parking areas with solar canopies
for energy generation and sound at- CARPORTS
tenuation. To ensure noise compati-
bility with adjoining uses, sleeping
and living areas should be oriented
away from any existing or future noise sources.
1.9 Buildings and improvements adjacent to the Fairfield Canal and Cottonwood Creek shall have adequate setbacks to ensure adequate fill and cut slopes, and transition area as shown in Figure 11. Within the structural influence area of the Fairfield Canal, the set- UCP Village 1 and 2 Specific Plan 46
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backs shall include a 25-foot canal service and access area from the top of bank, plus an additional area to ensure that there is no structural bearing from the project's im- provements, as illustrated in Figure 21 of the UCP. There shall be a 10-foot setback to the nearest improvement with intervening planting to discourage access and vandalism, and a 20 setback to the nearest structure. A Wood Frame Hog Wire fence or a Metal Rail Horse Panel fence, as illustrated in Figure 34 with a wildlife passage, shall be provided along these corridors to discourage pedestrians and trespassing.
1.10 Buildings and improvements adjacent to Cottonwood Creek shall provide for a 50-foot wide flow area, a 25' transitional and planting area, plus a 20 foot setback to any build- ings, as illustrated in Figure 20 of the UCP.
1.11 In order to improve the visual quality of the streetscape in the R-1 and R-2 zones, every third house should include a variation to the front yard setback of at least five feet.
1.12 Front yard setback variations for houses in the R-1 and R-2 zones should not be less than two to five feet, with a minimum street yard of ten (10) feet.
1.13 Buildings should be sited, and rooflines designed to take advantage of solar access for each unit to the greatest extent possible.
1.14 Where applicable, residential units should be oriented to front or side onto parks and open spaces to provide safety and maximize visibility of the park, where appropriate.
Fencing types and landscaping palettes shall be used to reinforce the connectivity of the dwelling units to the open space and park areas.
1.15 Attached residential units should be designed and detailed to correlate to neighboring single-family detached and/or attached homes. The architecture should incorporate the best features of the neighboring units.
1.16 Pedestrian linkages to nearby neighborhoods and commercial services should be pro- vided within all zones.
1.17 Setbacks are required to permanent agricultural uses per County Zoning Ordinance
18.10.040, including UC Merced Experimental Farm. These areas exist along the north- eastern, eastern and southeastern edges of the project site. Figure 12 demonstrates how these areas shall be developed to comply with this standard.
1.18 Buildings and noise generating appliances and activities shall be set back, designed and constructed so that new noise-generating land uses in a manner that does not cause excessive exterior or interior noise for noise-sensitive land uses on any location of nearby residential properties. The exterior noise standard for noise-sensitive land uses is of 60 dBA Ldn and the interior noise standard for residential structures and other noise-sensitive land uses is 45 dB Ldn; provided, however, that residential uses within and immediate adjacent to the Village Center shall be considered commercial mixed uses for the purposes of determining noise compatibility. Additionally, exterior UCP Village 1 and 2 Specific Plan 47
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stationary source noise standards for noise-sensitive land uses are 60 dB Leg between the hours of 7:00 a.m. and 10:00p.m. and 45 dB Leq and 50 Lmax between the hours of 10:00 p.m. and 7:00 a.m. shall not be exceeded by stationary noise generating land uses at any existing or planned residential land use. Noise reduction features shall be included in the design of any land use that has noise sources affecting residential land uses. These noise reduction features shall include structure design including sealed load docks and layout, site planning, and other measures; block walls and barriers (in- cluding berms) shall only be used where such measures are deemed infeasible or inef- fective. (MM 3.6-2).
1.19 Loading docks shall be located and designed such that noise generated by activity at the loading dock would not exceed the City's stationary noise source criteria (i.e., ex- terior noise levels of 55 dB Leq between the hours of 7:00 a.m. and 10:00p.m. and 45 dB Leq and 50 Lmax between the hours of 10:00 p.m. and 7:00 a.m.) at any existing noise sensitive receptor. As part of the design-build process for uses that include load- ing docks, a specialized noise study will be completed to evaluate the specific design and ensure compliance with City of Merced noise standards. Reduction of loading dock noise can be achieved by locating loading docks as far away as possible from noise sensitive land uses, constructing noise barriers between loading docks and noise-sensitive land uses, or using buildings and topographic features to provide acoustic shielding for noise-sensitive land uses. Final design, location, and orientation shall be dictated by findings in the noise study. (MM 3.6-2).
MAVATE YADC
FEVCE
HORTOMALY WITTICROSSECTOR
WALK SUSTAC
MEATINE
TYPICAL CHANNE
Figure 11: Riparian Channel Setbacks and Fencing
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2.0 Pedestrian Activity Areas
Neighborhood parks, open space trails, linear parks, and plazas in the Village Center comprise the primary pedestrian activity areas within the project. These areas are envisioned to encourage healthy, active lifestyles within individual neighborhoods while also providing a location for ongoing neighborhood social events.
2.1 Reserved.
2.2 The Village Commercial plazas shall
be a minimum size of 5,750 sq. ft.
each. These plazas shall provide for
outdoor seating and eating places,
public gathers and enhanced land-
scaping.
2.3 Mini Parks and Pocket Parks shall be
provided within or adjacent to each
individual neighborhood as delineat-
ed in the development plan and
parks master plan. These parks shall
be provided in accordance with the
approved master plan, and programmed in accordance with the amenities shown in the parks matrix in Appendix L. These park facilities are provided in excess of the City of Merced's requirements for neighborhood and community parks. Neighborhood and community parks shall be provided at a rate no less than five acres per thousand popu- lation.
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Ag Buffer
October 17, 2023 Compliance Exhibit
UCP Village 1 and 2 Specific Plan Figure 12: Ag Buffer Setbacks line to habitabla
Zoning Ordinance
Existing or Future
"Agricultural Production"
Existing or Future
"Agricultural Production"
Existing or Future • 200° setback
"Agricultural Production" une to habitable
structure per
Zoning Ordinance
Chapter 18 10 040
50 2.4 Each neighborhood adjacent to open space areas should provide convenient access to the Cottonwood Creek corridor, Linear Park along Virginia Smith Parkway and the Fair- field Canal open space.
2.5 The character of Center Street in the Village Commercial area should provide a pedestri- an-friendly environment with accessible sidewalks, bulbouts, parkway landscaping, street trees, limited driveway access points, and reduced front building setbacks.
2.6 Roundabouts, bulbouts, and decorative paving should be incorporated at primary inter- sections locations and within subdivisions to enhance pedestrian access and provide traffic calming. Roundabouts shall provide decorative landscaping, including trees that provide for monumentation and reference points within the project, as shown on Figure
13. The Campus Parkway roundabouts at University and Campus Parkway will provide a transition from the project to UC Merced and shall provide thematic improvements such as those illustrated on Figure 14. At-grade crossing, curb extensions and bulbouts shall be used on local and minor streets no less frequently than one every 500 feet to ensure that traffic speeds along longer stretches of local streets are limited to 25 miles per hour or less. Figure 15 shows examples of the use of these features.
2.7 Each park and park facility shall have amenities as provided in the Parks Matrix provided in Appendix L. The parks should be designed to provide neighborhood recreation needs including a mix of passive and active areas that foster social interaction and healthy life- styles. These include a skate park, dog park, court games, jogging track, community meeting pavilion and other uses illustrated in the Park Master Plan in Appendix L.
2.8 Neighborhood Park facilities may include informal turf areas, bocce ball courts, chil- dren's play areas, group barbeque areas, group picnic facilities and shade structures, clubhouse, pool, pedestrian and bicycle trails, and community gardens.
2.9 Programming of the Neighborhood Park may include shared facilities or related uses with on-site agricultural production such as outdoor learning areas, picnic, farming and cooking demonstrations, and a farm stand.
2.10 The plaza located within the Village Center should incorporate ample seating, trash re- ceptacles, bicycle racks, a central organizing feature, unique landscaping, and pervious hardscape.
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ne соте 10
VIRGINIA SMITH TRUST
Figure 13: Roundabout Design
IF TRUST
Figure 14: UC Merced Entry Roundabout
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Figure 15: Parklettes, Bulbouts and Curb Extensions
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3.0 Parking
Parking is an economically essential component of all planned land uses within the project. Park- ing can also provide a buffer between abutting land uses, public streets, and commercial parking areas to ensure the promotion of the high-quality environment envisioned for the development. Parking re- quirements for specific land uses shall be in conformance with the City of Merced Parking standards found within Chapter 17.16.060 of the City of Merced Municipal Code, except for those situations de- scribed below.
3.1 In the R-1-5 Cluster and the R-2 Cluster portions, parking shall be provided with at least one covered space per unit, with on street or onsite parking for at least two guest park- ing spaces per 6-pack or 4-pack cluster.
3.2 Parking in the Village Center shall recognize the pedestrian oriented nature of the zone district, the necessity for adequate parking for commercial uses, and adequate parking for Village Center Mixed Use Residential uses. Parking is to be provided at a rate of at least one space per 500 square feet of commercial floor area, plus one space per resi- dential unit. Parking will be provided in a combination of on street diagonal and parallel parking spaces as illustrated on the Development Plan (estimated to be 100 spaces), and 1,175 onsite parking spaces located behind the structures.
3.3 Parking for the project's neighborhood and pocket parks shall be provided through on- street parking on the adjacent local street, and shared parking with adjacent commer- cial and residential uses. the Town Center commercial area. The Community Recreation Center and the Regional Sports Park are intended to draw from the entire project area and beyond and shall provide onsite, off-street parking at a rate of 10 spaces per acre of park area. These parking lots shall provide for bicycle storage, staging areas, and special event parking.
3.3 Reserved.
3.4 Parking shall be designed and sited to minimize and buffer noise from adjacent com- mercial land uses.
3.5 A ten-foot minimum landscape buffer shall be provided on the Neighborhood Commer- cial properties adjacent to the R-1 Residential zone and the Neighborhood Commercial Town Center.
3.6 Parking around the perimeter of the R-4 units shall be carports for added noise mitiga- tion and visual screening.
3.7 All common parking lots shall have solar canopies to produce energy and to provide shade and noise attenuation.
3.9 All parking lots in the R-3, R-4 and NC zones and in public parks shall provide EV charging receptacles and stations at the rate specified for CalGreen Tier 1.
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4.0 Outdoor Use Areas
The primary outdoor use areas in the project are the linear park and the water way corridors.
These areas shall be integrated into the overall design and be accessible to adjacent residential neighborhoods. The intent of the Linear Park is to provide for passive low impact drainage, and to provide a pedestrian corridor that links Cottonwood Creek, the Fairfield Canal, open space and setback corridors along the eastern portions of the project, and offsite trails planned for UC Merced.
5.0 Screening
Service, storage areas, trash and recycling collection areas, and utilities associated with planned project land uses will be properly screened to minimize visual impact and promote the natural, unobstructed open space views.
6.0 Preservation of Views and Scenic Resources
6.1 Views from the Road. There are no designated scenic corridors in the vicinity of the pro- ject, but the site topography, rising from west to east provides the opportunity for opens spaces and homesites and roadways with long vistas. Permanent open spaces to the east also provide visual relief. In order to preserve and enhance these vistas, the project is laid out in an east-west pattern with Virginia Smith Parkway providing a scenic landscaped corridor. To enhance vistas and open space views, north-streets adjacent to open spaces such as Cottonwood Creek and Fairfield Canal provide occasional views of these areas.
6.2 Gateways. The site is a gateway to UC
Merced. Special landscape treatments
are provided along Meyers Gate Road
to emphasize this transition, and the
roadways that continue between the
two properties Campus Parkway, Uni-
versity, Golden Bobcat and Center
street have been designed to have the
same street crosse section or a compatible street cross section with that contained in the UC Merced Long Range Development Plan. A special gateway roundabout is also provided at Campus Parkway and Meyers Gate Road and University and Meyers Gate Road. Figure 16 shows the location of the themed roundabouts.
6.3 Entry monuments and treatments shall
be provided at key intersections to
identify project neighborhoods and fa-
cilities such as the Sports Park, Com-
munity Recreation Center, Village
Community Center, and other destina- VIRGINIA SMITH TRUST tions in the project. Entry monumenta-
tion should reflect the design themes
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represented in the Village Community Center, including signage background composed of weathered and decorative one-quarter inch Corten metal panels with rough-edged quarried (locally if possible) natural stone for monuments with warm brown/tan tones (as approved) to complement the metal components of the monument. The outline of the stone monument shall be organic with roughened edges that conform around the metalwork, as illustrated in Figure 17. Figure 16 shows the location of the entry mon- uments.
6.4 Signage. In addition to the gateway treatments prescribed above, the project will also have entry monumentation at the project entries at Meyers Gate Road, Virginia Smith Parkway and Cardella Road on Lake Road, and at the entries to the various neighbor- hoods, apartment complexes and communities in the project. Project and neighbor- hood entry signage, and monument signs for commercial developments shall be con- sistent with that of the roundabout signs and entry monuments, as illustrated in Figure 17, and as described above in 6.2.
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57 ardella Road
Trainia Smith
Meyers Gate Rond
Figure 16: Location of Entry Monuments and Themed Roundabouts LUCP Village 1 and 2 Specific Plan Peat TarGetal Moman - Viginia:
sunta boat Central Manament - Fouals in Milie Entry Manument - Educallor Theme Pandates a messent Virsinis Smith intry Monument October 17, 2023
MONUMENT SIGNAGE LEGEND
VOT
THE WILLOWS
VIRGINIA SMTH TRUSI
Figure 17: Neighborhood and Commercial Signage
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7.0 Architecture
Architectural Character
7.1 The architectural character of the project is to be representative of the heritage associ- ated with the area, and architectural styles typically found within the city. A contextually appropriate selection of architectural styles aids in defining the context of the site from the rural character along the eastern property line to the more modern and contempo- rary character of the university to the north. A list of permitted architectural styles ap- propriate for each land use within the project has been provided to ensure consistency with the overall project vision.
7.1.1 There is no specific uniform architectural style for the residential portions of the project and each project should include a blend of at least three of the five ar- chitectural styles illustrated in Figures 19 through 23. The Craftsman style is considered a foundational style for the R-1-5, R-1-7 and R-2 single family resi- dential neighborhoods because of its significance for local iconic architecture like the Ahwahnee Hotel, the style of neighborhoods in and around Downtown Merced, and because of its simplicity and economy. This style should be used in each neighborhood. The R-1-12.5 larger lot portion of the project is considered to be a custom home or semi-custom home area, and no specific architectural style is prescribed; however, houses in that area should match the detailing, fin- ishes, and authenticity illustrated in Figures 18 through 23 below. Authenticity and execution are most important, and excessive detailing, and limited execu- tion (one sided architecture) should be avoided. Because of the strong contem- porary and modern architectural elements on the UC Merced campus, the mul- tifamily units and commercial structures that front on Meyers Gate Road should be based on contemporary, modern or prairie architectural styles.
7.1.2 The architectural style for the Village Commercial, Community Commercial, Neighborhood Commercial and public buildings shall be a Contemporary Prairie style as illustrated in Figure 24.
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- Residential walkway:
Figure 18: R-1 and R-2 Neighborhood Streetscape
Steep Pitch Gable Fronts
e.g. 6:12
Vertical Accent eg
Board and Batt siding
Metal Accent Roof at
Porches
7 Vertical Window
Proportions
Figure 19: Agrarian Architectural Style
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- Low Pitch Predominately
Hip Roofs e.g. 3:12
Flat Concrete Tile Roofs
Minimal Trim
Simple Columns
Non Plaster Waiscot
Acoent, e.g. Brick or
- Stone
Figure 20: Bungalow Architectural Style
Concrete Flat Tile Roofs
Large Exposed Overhangs
Oversized Bracing
Predominately Gable
Roofs With Non-Plaster
Gable End Treatments
Simple Trim
Figure 21: Craftsman Architectural Style
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Low Pitch or Flat Roofs
Predominately Shed
Smooth Plaster Finish
with Score Line Features
Large Simmle Windows
- Simple Colms
Non Plaster Accent
Feature
Figure 22: Contemporary/Mid-Century Modern Architectural Style Low Sloping S-Tile Roofs
Exposed Minimal Eaves
- Arched Openings e.
oors. Windows, Porche
Smooth or Sand Plaster
Finish
Figure 23: Spanish Mission Architectural Style
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Figure 24: Contemporary Prairie Architectural Style
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7.1.3 In order to create some individualism and interest, the project is broken down in neighborhoods shown on Figure 25. Within each neighborhood or enclave, there shall be a dominant and subordinate architectural style. The percentage proportions of architectural styles within an R-2 zone adjacent to an adjacent single family neighborhood may be the same as the single family neighborhood, and the R-2 units facing the single family neighborhood shall have similar and compatible architectural styles to those of the single family neighborhood.
Otherwise, interior R-2 units are encouraged to be of the same architectural style.
a. Neighborhood Area 1--Multifamily: This neighborhood is comprised of the R-3 and R-4 areas between Meyers Gate Road and Virginia Smith Parkway.
Because of the strong contemporary and modern architectural elements on the UC Merced campus, each R-3 and R-4 project should be either contem- porary style, modern architectural style or Contemporary Prairie architec- tural style.
Neighborhood Area 2— Village Center: The Village Center is located along Center Street between Meyers Gate Road and Virginia Smith Parkway. The architectural style for these buildings shall be Contemporary Prairie as illus- trated on Figure 24. The upper floor offices (where present) shall have bal- conies and usable second floor outdoor spaces. Upper floor residential units shall have outdoor patios, and the roof shall have covered decks and "green roofs" for storm water management.
C. Neighborhood Area 3— Neighborhood and Community Commercial: The architecture for the anchor tenants and in-line shop buildings shall be Con- temporary Prairie as illustrated on Figure 24. The execution of this shall al- low for trade dress and architectural details that are associated with major and junior anchor tenants. Pad uses and out parcels shall not have a specific architectural them and may use standard plans and trade dress, subject to faithful execution of the details.
d. Neighborhood 4—R-2 Cluster and R-1-5 Cluster. The architectural style within an R-2 or R-1-5 Cluster zone shall be compatible with that of the ad- jacent single family neighborhood, and the R-2 units facing the single family neighborhood shall be similar and compatible with the dominant architec- tural style for the single family neighborhood. Otherwise, interior R-2 units are encouraged to be of the same architectural style, preferably craftsman or bungalow.
Neighborhood 5—R-1-12.5. The R-1-12.5 larger lot portions of the project are considered to be a custom home or semi-custom home area, and no UCP Village 1 and 2 Specific Plan 64
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specific architectural style is prescribed; however, houses in that area should match the detailing, finishes, and authenticity illustrated in Figures 18 through 24. Authenticity and execution is most important, and excessive detailing, and limited execution (one sided architecture) should be avoided.
Neighborhood 6-Phase 1B Single Family. This area is comprised of the R- 1-5 and R-1-7 portions of the project between Virginia Smith Parkway, Cardella Road, Lake Road and Golden Bobcat Road. Within this area, 60% of units shall be designed with Agrarian style architecture. The remaining 40% of units shall be divided into 10% increments between the other allowed residential architectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remaining balance placed in an architecture style of choice.
g. Neighborhood 7—Phase 1D Single Family. This area is comprised of the R- 1-5 and R-7 portions of the project in Phase 1D. Because of their adjacency to the Village Center Commercial area, 60% of all units shall be designed with Contemporary style architecture. The remaining 40% of units shall be divided into 10% increments between the other allowed residential archi- tectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remaining balance placed in an archi- tecture style of choice.
h. Neighborhood 8-Phase 1E Single Family. This neighborhood is located in Phase 1E south of Virginia Smith Parkway between the elementary school west of Kibby Road and the Fairfield Canal. Within this area, 60% of all units shall be designed with the California Bungalow or the Craftsman style archi- tecture. The remaining 40% of units shall be divided into 10% increments between the other allowed residential architectural styles. Any fraction of a number over a half shall be rounded up to the nearest whole number with any remaining balance placed in an architecture style of choice. This area also has direct access to the Fairfield Canal corridor and the parks along the corridor. Dwelling units and their outdoor activity areas should be oriented towards the open space amenities and units should not back on to these spaces unless a lower horizontal fence is utilized.
Neighborhood 9-Phase 2A Single Family. This area is located east of the Fairfield Canal, north and south of the Virginia Smith Parkway alignment, and west of the most westerly north street. This area is located adjacent to permanent agricultural areas and open space and the most appropriate mix of styles is agrarian. Within this area 60% of units shall be designed with Agrarian style architecture. The remaining 40% of units shall be divided be- tween Bungalow and Craftsman.
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Neighborhood 10—Phase 2B Single Family. This area is located east of Neighborhood 9 and west of the R-1-12.5 area on the eastern property line.
This area has a high concentration of R-2 units surrounding a neighborhood park. Many of the local streets are continuation of streets in Neighborhood 9 and the dominant architecture style should be consistent and compatible with the guidelines and requirements for that area. Within this area 60% of units shall be designed with Agrarian style architecture, with the remaining units shall be divided between the other architectural styles. k. Neighborhood 11-Phase 2C Single Family. This single family area is locat- ed adjacent to an R-1-12.5 enclave, and an R-3 development. Owing to the contemporary and modern architectural styles for the R-3 areas, this neigh- borhood should have an emphasis on Contemporary and Agrarian styles.
Within this area, 40% of all units shall be designed with the Contemporary style, 20 percent shall be Agrarian, and the balance shall be comprised of the remaining architectural styles.
7.1.4 Reserved.
7.1.5 Buildings in the R-1 zone shall be designed with a proportional yet mixed use of at least three of the allowed residential architectural styles, in accordance with
7.1.3. 7.1.6 Porches shall have a minimum depth of six (6) feet.
7.1.9 Residences shall have entries that front onto the street except for residences configured in a parking court within R-2 zones. Where possible, these interior R- 2 units shall have frontage treatments onto adjacent parks or open spaces. Units that are adjacent to the parkway commons in Neighborhood Area 2 shall have frontage treatments along that parkway and the interior motor court/common driveway.
7.1.10 Buildings within R-3 and R-4 zones shall have covered porches, entries, or walk- ways that front onto the street.
7.1.11 Residential elevations within the R-1 and R-2 zones should not be repeated more frequently than every fourth house. This variation may be achieved by not repeating both a color scheme and an elevation style. Setbacks should have mi- nor variances (3-5 feet) to ensure a variety in the streetscape and elevation pat- tern.
7.1.12 Residences within the R-1 zones should incorporate a covered front porch.
7.1.13 Residences within the R-2 zone that front collector or local residential roads should include a porch.
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pest Again
sans ague
Azazard andun
Figure 25: Architectural Style Neighborhoods
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Scale and Massing
7.2 The pedestrian character of the project will be reflected through appropriately scaled buildings and landscaping.
7.2.1 To avoid garage-dominated streets, a portion of the house or porch within the front and street-side R-1 Residential Zone shall be at least five (5) feet in front of the garage.
7.2.2 Variation in front yard setbacks, lot widths, and one and two-story homes should be used to create a diversity of architectural massing.
7.2.3 In order to ensure that the building height and setbacks are appropriate to the street context, building heights along the street frontage shall be one foot in height for each 1.5 feet in distance from the building setback to the street cen- terline.
7.2.4 Massing design should include variation in the wall plane (projection and re- cess), variation in wall height, and rooflines at different levels.
7.2.5. Portions of the upper story of a two-story home should be stepped back in or- der to reduce the scale of the façade that faces the street and to break up the overall massing. This can be achieved with a porch covering a minimum of 40% of the front facade.
7.2.6 Architectural elements that add visual interest, scale, and character to the neighborhood, such as recessed or projecting balconies, verandas, or porches should be included within building designs.
7.2.7. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into residential designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure.
7.2.8. Garages should be recessed behind the home's main façade to minimize the visual impact of the garage door and parking apron from the street.
7.2.9. Garages located in parking court configurations should be recessed in order to increase the prominence of the main entry.
7.2.10 Building lengths should not exceed 40' in one direction without a change in di- rection, roof alignment, wall off set or elevation change. Building design shall in- corporate varied projections and recesses, such as bay windows, dormers, porches, etc. Elements such as these will create visual interest and should re- spond to existing site conditions on each particular home site.
7.2.11 "Four-sided" architecture is required where all building faces have some form of public visibility, especially on corner lots. All structures are to be designed and built with the same material palette on all sides that are visible from the street.
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Abrupt changes in material from one elevation or building face to another is not permitted, giving equal attention to the sides and rear elevations as is given to the street side elevation.
7.2.12 The use of porches, patios, terraces and decks in building design is encouraged to create a strong relationship between indoor and outdoor areas as well as creating a sense of community. Porches, verandas, colonnades, terraces and patios for climate control and outdoor living and circulation shall be designed as integral elements of the building and site. Houses on corner lots (including those with side elevations adjacent to alleys) shall incorporate front and side el- ements in the building design. The minimum depth of porches shall be six feet.
Materials of these elements shall match or compliment those of the main struc- ture.
Building Heights
7.3 Building heights for R-1 and R-2 residential structures are expected to be up to two sto- ries. Multifamily units are expected to range from two to five stories, subject to setback requirements. Commercial structures in the Neighborhood and Community Commercial areas are to be two stories, with buildings in the Village Center expected to be up to three stories to accommodate second story office uses, and/or second and third story residential uses as shown in the Development Plan. Village Commercial uses along Meyers Gate Road may be up to four stories to match the probable scale of the adjacent R-4 units. Building heights for each zoning category are shown in Figures 8 through 11 and Table 3.
Architectural Façade and Treatment
7.4 Facades and architectural treatments of buildings within the project are designed as a collection of high quality, individual neighborhoods comprised of individually articulated and highly detailed structures. To meet this high standard of quality, full articulation of building facades and use of architecturally compatible treatments will be utilized con- sistently throughout the development. Entries should be enhanced to reflect the archi- tectural style and details of the building.
Materials and Colors
7.5 Materials considered appropriate for the project are those that have generally stood the test of time such as stone, brick, wood, glass, plaster, and metal. Each development may choose to express its unique identity through material and color selection, as long as they are compatible with the overall character of the area.
7.5.1 Exterior walls and finishes should reflect a logical and appropriate combination of colors, textures and forms to complement the surrounding landscape and ar- chitecture. Exterior walls of all buildings shall use a maximum of four materials with one being dominant over the others in a logical structural relationship.
When a change in materials occurs, a clear break in the surface plane should be seen. Materials should be consistently applied to all elevations of the structure.
Materials should wrap around entire rooms, volumes, or whatever is a visual UCP Village 1 and 2 Specific Plan 69
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break, not merely a few feet, when visible to the street. Wall to window pro- portions must comply with appropriate styles to avoid large areas of blank wall when visible from the street. All building facades must include a significant de- gree of texture such as that provided by the use of shingles, shiplap, board and batten, stone and brick. The VST Architectural Review Board shall approve all materials. Stucco may be used as appropriate to the chosen style, and must be done in conjunction with another material. Frequent control joints, significant textural qualities and color variations are required.
7.5.2 Roof tiles and colors consistent with the architectural style of the house should be incorporated. Roofing colors should be soft earth tones. Where solar shin- gles are used to comply with solar energy requirements in this plan, they shall be integrated so that they are part of the architectural character.
8.0 Landscape
Planting Concept
8.1 Landscaping for the project is to reflect both the natural and agricultural landscapes of the area. Natural landscape patterns have been integrated within the Cottonwood Creek and Fairfield Canal corridors and within Conservation/Open Space areas. Agricul- tural landscape patterns have been incorporated along Virginia Smith Parkway.
8.1.1 Trees and the overall planting scheme for public streets shall be consistent with those shown in Figures 36 through Figure 45, respectively. Residential Collec- tors and local streets shall have a single street tree species for continuity. A dif- ferent street tree species unique to each neighborhood should be utilized to provide a layer of consistency and individuality for that neighborhood.
8.1.2 Within the Village Commercial Center along Center Street, there shall be a con- sistent planting of trees in sidewalk tree wells no less frequently than one tree per 50 feet, and in medians in no less frequently than one tree per 40 feet.
Along 225 feet of the eastern and western approaches and within 100 feet of the southern approach to the intersection of Virginia Smith Parkway and Center Street (the entry to the Village Commercial District), there shall be 10-foot parkway strips on each side of the approach road and a 13-foot landscape me- dian. Within these areas, trees shall be planted at one tree per 30 feet, as shown in the Development Plan.
8.1.3 Shrubs, perennials, and ground cover planted outside of residential zones within the project shall be in conformance with the Development Plan.
8.1.4 Trees, shrubs, perennials, and ground cover planted within the residential por- tions of the project and shail be chosen from the City's approved Street Tree Master List.
8.1.5 Trees, shrubs, and plants chosen to be planted along the Cottonwood Creek and Fairfield Canal corridors shall utilize native, locally procured varietals.
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8.1.6 Plants and shrubs shall be low water using and shall comply with City water effi- cient landscape requirements.
8.1.7 Turf shall not be located within front yards of residential zones, except for use as a color or texture accent. Figures 26 through 30 provide illustrations of ac- ceptable forms of landscaping to comply with water conservation requirements and this landscaping requirement.
8.1.8 To reduce the potential for noise, dust and pesticide drift, the project shall in- clude dense hedgerows of trees and landscaping in between any offsite noise source, or any permanent agriculture uses.
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PLANT PALETTE
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VST LANDSCAPE DESIGN: ALPINE
Virginia Smith Trust Frontyard Landscape Design Guldelines MIrm group 0506530 Figure 29: Front Yard Landscaping Option 4
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PAVAT YARD PLANT PALETTE
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*. Virginia Smith Trust Frontyard Landscape Design Guidelines Figure 30: Front Yard Landscaping Option 5
9.0 Buildings, Signs and Lighting
Buildings
9.1 Buildings placed throughout the project will be rooted in the surrounding landscape and natural open spaces through the incorporation of contextual landscaping. Land- scaping will soften building edges at the ground plane and provide attractive plant- ings to support the planned environment of the project.
Signs
9.2 9.2.1 Gateway and entry signs shall be installed and consistent with Section 6.3 of these guidelines above.
9.2.2 All signage within the project shall comply with the City of Merced standards for building signs contained in its Sign Regulations for applicable Residential, Neigh- borhood Commercial, and Conservation/Open Space land uses. Such regula- tions shall comply unless regulations and standards in this specific plan provide otherwise, in which case, the Specific Plan standards shall apply.
Lighting
Lighting for residential, commercial, and open space uses shall provide adequate illumi- nation levels to aid in the transitioning of urban to rural uses while also providing an ap- UCP Village 1 and 2 Specific Plan 74
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propriate illumination level to address public safety concerns. Lighting shall comply with standards from the International Dark Sky Association, as described below. Planned lighting is intended to maintain the current low lighting levels that distinctly differenti- ate between existing urban and rural land uses within the area.
9.3.1 Reserved.
9.3.2 Reserved.
9.3.3 All exterior lighting within the project shall be compatible with and complement the architectural styles and landscape designs proposed.
9.3.4 Exterior lighting fixtures shall be properly shielded to minimize light overflow and glare onto adjacent properties.
9.3.5 Trail and walking pathway lighting shall be appropriately scaled to the pedestri- an. Additional overhead park lighting may be utilized in areas where pedestrian safety is a concern.
9.3.6 Lighting fixtures shall be energy efficient in accordance with the latest version of the California Energy Standards (Title 24).
9.3.7 All project lighting shall comply with the International Dark Sky Associations guidelines as follows:
a. Outdoor lighting shall be directed downward and away from adjacent prop- erties and public rights-of-way.
b. No lighting on private property shall produce an illumination level greater than two maintained horizontal foot-candles at grade on any property within a residential zoning district except on the site of the light source. c. The maximum light intensity on a residential site shall not exceed a main- tained value of 10 foot-candles, when measured at finished grade. d. The maximum light intensity on a nonresidential site, except auto sales lots and sports fields, shall not exceed a maintained value of 10 foot-candles, when measured at finished grade.
e. The maximum light intensity on an auto sales lot shall not exceed a main- tained value of 40 foot-candles, when measured at finished grade. f. The maximum light intensity on a sports field shall not exceed a maintained value of 50 foot-candles, when measured three feet above grade. Baseball field lighting and lighting for other recreational uses may be increased to a maintained value of 100 foot-candles with approval of the Director of Devel- opment Services.
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g. Outdoor lighting shall be completely turned off or significantly dimmed at the close of business hours unless lighting is essential for security or safety (e.g., illumination of parking areas and plazas).
h. Outdoor lighting shall not blink, flash, or rotate.
1. Outdoor flood light projection above the horizontal plane is prohibited, un- less deemed necessary for public safety purposes.
j. Outdoor sports fields shall not be illuminated after 11:00 p.m. except to con- clude a scheduled recreational or sporting event in progress prior to 11:00 p.m.
k. Outdoor lighting fixtures, including lighting for outdoor recreational facilities, shall be cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixture. Cut- off fixtures must be installed using a horizontal lamp position. Lighting fix- tures should be of a design that complements building design and landscap- ing, and may require architectural review.
I. Outdoor lighting shall be fully shielded or recessed. m. Lighting fixtures shall be appropriate in height, intensity, and scale to the use they are serving. Parking lot lights shall not exceed a height of 21 feet, and wall-mounted lights shall not exceed a height of 15 feet, from the adjacent grade to the bottom of the fixture. The VST Architectural Review Committee can approve an exception to these height standards based on specific exten- uating circumstances.
n. All luminaries mounted on the under surface of service station canopies shall be fully shielded and utilize flush-mounted canopy fixtures with flat lenses. o. Search lights, laser source lights, or any similar high-intensity light shall be prohibited, except, in emergencies, by police and/or fire personnel, or at their direction, or for purposes of gathering meteorological data. Exceptions may be granted in conjunction with approved temporary lighting.
9.3.8 All exterior building lights facing Cottonwood Creek and the Fairfield Canal shall be hooded to prevent light spillover into those corridors. All residential street lights over 10 feet in height shall be setback a minimum of 100 feet from the top of the creek bank and hooded and/or directed away from the creek. Any night lighting adjacent to the creek (e.g., walkway lights) shall be of low voltage and hooded downward. Artificial light levels within 20 feet of the top of the creek bank shall not exceed 1-foot candle or the lowest level of illumination found to be feasible by the City.
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10. Public Art
In order to provide enrichment, historical context, and to honor the efforts of important citizens of the community who managed the Virginia Smith Trust, various forms of public art are intended to be incorporated as a central organizing element within the project. Installations will reflect the agrarian history and context of the area as a sheep grazing area by Cyril Smith Sr., unique agricultural features of the area, installations that honor the citizens and community leaders who facilitated the location of UC Merced in the community, and the educational support legacy.
MID History
10.1 In orderto provide historical context an interpretative trail shall be provided along a path comprised of the Virginia Smith Parkway, the west side of the Fairfield Canal, and a perimeter loop around the Phase 2 portion of the project site that abuts the adjacent agricultural area. Within this loop there shall be interpretative stations that identify the history of the Merced Irrigation District, sources of water and mechanical means of con- veyance, and the role of MID in the settlement of Merced County. The Developer shall work with the Merced County Historical Society and Merced Irrigation District to ensure an appropriate and accurate representation.
Virginia Smith Memorial
10.2 In order to honor and acknowledge the endowment provided by Virginia Smith and Cy- rill Smith, an historical display shall be provided in the Community Recreation Center Park of their lives and contributions. A "scholar's wall" shall be provided nearby that identifies those who have received scholarships. The roundabout at Virginia Smith Parkway and Campus Parkway shall also contain monumentation and public art associ- ated with the Smith family. A themed fountain or light sculpture shall also be provided in the roundabout at Virginia Smith Parkway and Center Street which shall recognize the results of the ongoing gift of scholarships from the trust; in some artistic way the art- work shall represent the number of scholarships awarded from the trust and have the ability to be update from year to year. The Developer shall work with the Merced Coun- ty Office of Education and the Virginia Smith Trust to ensure an appropriate representa- tion.
VST Trust Founders
10.3 In order to honor and acknowledge the efforts of significant community members who have administered the Virginia Smith Trust, public parks shall be named in their honor and historical information provided about their lives, their public service and their con- tribution to the trust. The initial list of such parks is below. Additional parks namings may be made in consultation with the Merced County Office of Education and the Vir- ginia Smith Trust.
a. Park A4 (Phase 1A Pocket Park)
b. Park A7 (Phase 1A Pocket Park)
c. Park B1 (Phase 1B Cottonwood Creek Park)
d. Park B2 (Phase 1B Pocket Park)
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e. Park B3 (Phase 1B Pocket Park)
f. Park B4 (Phase 1B Pocket Park)
g. Park B6 (Phase 1B Pocket Park)
h. Park D1 (Community Recreation Center)
i. Park D3 (Phase 1D Pocket Park)
j. Park D4 (Phase 1D Pocket Park)
K. Park E1 (Phase 1E Fairfield Canal Park)
I. Park E3 (Phase 1E Outdoor Activity Park with Amphitheater) m. Park A2 (Community Sports Park)
n. Park C3 (Phase 2C Neighborhood Park)
UC Merced
10.4 In order to provide a thematic connection to UC Merced, there shall be public art at in- tersections and roundabouts that provide access to the UC Merced at Meyers Gate Road. These intersections, as identified on Figure 16, include Meyers Gate Road at Cam- pus Parkway and University.
Cultural History-Native Americans
10.5 In order to honor and acknowledge the previous occupation of the region by the North Valley Yokut, Ohlone and Mi-Wuk tribes, and the importance of the Native American community in the San Joaquin Valley and Sierra Nevada, a commemorative installation shall be placed in one of the project parks or open space. The Developer shall work with the California Indian Education Association, UC Merced, and local tribal representatives to determine an appropriate location for and content in the installation.
11.0 Drainage
Drainage features of the Project are intended to meet the City, County and Regional Water Con- trol Board's Low Impact Development Post Construction Requirements. The performance of designed detention basins and permeable surfaces integrated throughout the project ensure on-site detention of the project's share of stormwater runoff while ensuring the safety of adjacent property.
11.1 Each commercial development is re-
quired to use pervious material such as
pavers or pervious concrete on at least 10
percent of its paved area in areas that
will intercept flows from onsite hard-
scape to reduce runoff.
11.2 Landscaped drainage swales shall be in-
cluded along Virginia Smith Parkway and
along the frontage of commercial proper-
ties to facilitate drainage from adjacent
property.
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11.3 Commercial parcels outside of the Village Center shall have onsite landscape setback ar- eas ("bioswales") for stormwater collection disposal and treatment, with adequate ca- pacity to accommodate a 2-year design storm. This will normally accommodate 90 per- cent of the average annual runoff. To supplement this system, the project will be ser- viced by a system of linear parks, storm water treatment basins, and storm water de- tention basins fed by overflows from the bioswales, and direct street drainage.
11.4 Small surface treatment basins are
preferred along with underground de-
tention basins shall be used in con-
junction with community parks to the
maximum extent feasible. Usage of
large drainage basins is prohibited.
Open surface storage is permitted in
bioswales along project arterials or
collectors.
11.5 The storm drainage system shall be
designed to the City or Merced standards.
11.6 To ensure re-use of stormwater and groundwater recharge, storm water basins shall be developed adjacent to the Fairfield Canal and Cottonwood Creek. Stormwater shall be discharged to the canal as permitted by MID, and all discharges shall conform with City MS4 standards.
11.7 Rainwater and stormwater management shall be in conformance with the Regional Wa- ter Quality Control Board's Low Impact Development standards. Such standards call for the detention/retention and treatment of the 95th percentile storm event. Treatment will be in decentralized filtration basins, bioswales, underground artificial or natural cis- terns, and other approved strategies. The tentative subdivision map in Appendix M and shows the locations and extent of these basins.
11.8 Greenroofs shall be used on the
roofs of the Village Commercial cen-
ter to manage storm water and to
provide rooftop landscaping and
cooling for the Village Commercial
Mixed Use residences.
11.9 The altered alignment and cross
section of the MID Fairfield Canal
shall be subject to approval by the Merced Irrigation District. Prior to initiation of in- frastructure improvements for Phase 2 of the VST Specific Plan, the project applicant or subsequent developer shall submit evidence to the discretionary land use authority (City of Merced or Merced County) that: 1) the proposed modification of the Fairfield UCP Village 1 and 2 Specific Plan 79
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Canal is designed such that no change would occur in the hydraulic flow rates and ve- locities of the canal, and, 2) necessary permits have been obtained from MID.
Specific features that can be incorporated into the design to effectively control flowrate and velocity include (but are not limited to) adjusting the channel cross sec- tion, use of construction material that has higher roughness coefficient (i.e., river rock, rip rap, gabions), incorporating roughness baffles, and energy dissipaters at the down- stream end of the canal. (MM 3.5-3)
12.0 Fencing
Fencing planned for the project will add to visual quality and character of the overall develop- ment, while providing security and privacy. In addition to the existing City fencing requirements, the fol- lowing standards and guidelines apply to all residential lots within the project in order to maintain and emphasis views of Tank Farm Creek.
12.1 Residential lots adjacent to Cottonwood Creek, the Fairfield Canal, parks, open spaces, or walking pathway shall use open fencing types like those illustrated in Figure 31 and Figure 34.
12.2 Where front year privacy fences are used, they shall conform to the City's height limita- tions and shall be designed in accordance with the Front Yard fence options shown in Figure 32.
12.3 Rear and side full height privacy fences shall be in accordance with the Privacy fencing options shown in Figure 33.
12.4 For security and wildlife migration purposes, fences shall be constructed along the edges of Cot- tonwood Creek and the Fairfield Canal and shall be the Wood Frame Hog Wire, Metal Rail Horse Panel or the Wood Frame Hog Wire style (or equal) illustrated in Figure 34.
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Special Fence Treatment
Locations (Typ)
Minimum 4-foot hish solid
screen with open lattice above
Figure 31: Fencing at Open Space
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FRONT YARD - Horizontal FRONT YARD - Horizonatal Open
FRONT YARD - Open Hog Wire FRONT YARD: Vertical
Figure 32: Front Yard Fence Options
PRIVACY - Vertical with Hogwire Insert PRIVACY: Horizontal Figure 33: Privacy Fence Options
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OPEN SPACE: Wood Frame Hog Wire OPEN SPACE: Metal Rail Horse Panel OPEN SPACE: Wood Frame Hog Wire OPEN SPACE: Split Rail
OPEN SPACE: Split Rail OPEN SPACE: Metal
Figure 34: Creek Corridor Fence Options
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13.0 Energy Conservation, Energy Production and Water Conservation Energy Conservation
13.1 In order to reduce greenhouse gas emissions, provide savings for project residents, and reduce the need for offsite energy sources, the project will integrate special energy con- servation and production features. All residential units shall be all-electric, with natural gas infrastructure extended only to non-residential uses. The cumulative effect of these code modifications will be the reduction of greenhouse emissions from building sources (non-mobile or indirect sources) by 50 percent, and annual energy cost savings to homeowners of $1,000 to $1,500. The additional features and mitigations described here are estimated to reduce total vehicle miles travelled by 25 percent, and shift an additional 25 percent of trips from fueled vehicle trips to EV trips, bikes and pedestrians.
A total of 50 percent reduction on gasoline and diesel fueled vehicles miles is conserva- tively estimated resulting in a 35-45 percent overall reduction in GHG emissions. The energy sources for the project are estimated to be 95% carbon free, in conformance with California Air Resources Board's (CARB) 2022 Scoping Plan and "High Electrifica- tion" strategy. If necessary, the City shall adopt the necessary amendments to the City's building code to implement the inclusion of CalGreen Non-Mandatory Energy Code fea- tures and Tier 1 and Tier requirements specified herein.
The overall intent of the recommendations, standards and guidelines below is to im- plement CalGreen Tier 1 and Tier 2 requirements in the project. These changes antici- pate likely California energy code changes in 2025. When combined with the require- ments for Solar PV in Section 13.2 below, it is expected that the structures will meet the California Energy Commission's Energy Design Rating criteria for Time Dependent Value ("TDV") Zero Net Energy. The energy conservation measures described below are those which have a demonstrable positive benefit to cost ratio.
13.1.1 All buildings and structures shall meet the 2022 "Net Zero" energy conservation standards adopted by the State of California, and CalGreen Tier 1 and Tier 2 re- quirements.
13.1.2 Energy conservation measures should give priority to the thoughtful design of structures to take advantage of passive cooling and heating, including cross ven- tilation, solar exposure, solar thermal massing strategies.
13.1.3 Building and structures shall use high-performance Advance Framing (AF) and/or Structurally Insulated Panel (SIP) techniques, where technically feasible, to reduce the amount of framing lumber and the heating and cooling loss asso- ciated with frequent framing intervals. Advanced framing techniques qualify as Reduced Thermal Bridging under section 4.4.5 of the Energy Star Thermal Enclo- sure System Rater Checklist (ver. 3, rev. 5). Advance Framing techniques may in- clude, but are not limited to the following:
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a. Increased framing member spacing, typically to 24 inches on center, effec- tively trimming the number of required studs by about one-third. Perimeter walls may be built with 2x6 wood framing spaced 24 inches on center have deeper, wider insulation cavities than conventional 2x4 framing spaced 16 inches on center, thereby increasing the amount of insulation inside the wall to at least R-20 and improving the whole-wall R-value. b. Use of insulated corners to eliminate the isolated cavity found in conven- tional three- or four-stud corners, making it easier to install insulation and providing for more cavity insulation space. Advanced framing wall corners can include insulated three-stud corners or two-stud corner junctions with ladder blocking, drywall clips, or an alternative means of supporting interior or exterior finish.
c. Advanced framing ladder junctions should be used at wall intersections with 2x blocking at 24-inch on center vertical spacing. This method requires less than 6 feet of blocking material in a typical 8-foot tall wall. In conventional walls, interior wall intersections include a stud at each side of the intersect- ing wall, which can require as much as 16 feet of stud lumber plus additional blocking material.
d. Advanced framing headers offer increased energy efficiency by replacing framing materials with space for cavity insulation inside the header. Ad- vanced framing headers are sized for the loads they carry. Wood structural panel box headers are another option to consider that maximize the insu- latable cavity while providing the structural support via the wood structural panels that are already used on the exterior of the building.
13.1.4 Quality Insulation Installation ("Q|I") shall be used per California Energy Com- mission standards and Insulation Stage Checklists to ensure high performing in- sulation systems. Qll ensures that insulation is installed properly in floors, walls, and roofs/ceilings to maximize the thermal benefit of insulation. Depend- ing on the type of insulation used, Qll can be simple to implement for only the additional cost of HERS verification. Batt insulation may require an increase in installation time over standard practice because batts may need to be cut to fit around penetrations and special joists.
13.1.5 Compact Plumbing ("CP"') strategies shall be used to reduce water and water heating waste. These will include reducing the total run from the water heating unit to the hot water dispensing appliances, "demand" recirculating hot water systems, back-to-back and stacked plumbing fixtures, and other techniques.
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13.1.6 The buildings and structures in the project shall provide for indoor water use that is at least 25 percent below current citywide average, and outdoor water use that is 30 percent below the City of Merced average, to achieve a targeted average usage of 100 gallons per day per capita. WaterSense fixtures, or their equivalent, shall be used for all appliances, and all appliances shall comply with CalGreen standards for water use efficiency.
13.1.7 Passive solar strategies shall be used in all buildings to the greatest degree prac- ticable. At least 75 percent of the structures in a neighborhood should have the longer roof line axis within 15 degrees of east-west. Buildings should be de- signed to include roof overhangs that are sufficient to block the high summer sun, but not the lower winter sun, from penetrating south facing windows (pas- sive solar design). Roofing materials shall be used which have a solar reflec- tance value meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs.
13.1.8 City infrastructure should utilize strategies and improvements to conserve ener- gy. These include: 1) usage of roundabouts where possible to avoid the usage of electrically powered traffic signals; 2) usage of high-efficiency LED street lights; 3) usage of high-efficiency LED traffic signals. Where traffic signals are modified as part of this project, signal heads with low-efficiency incandescent fixtures shall be modified to have high efficiency LED fixtures, where possible; 4) bus stops shall include PV systems to support the power requirements; and, 5) street lighting, park lighting and area lighting shall be designed to limit errant light.
13.1.9 Design plans for units shall provide for the use of battery powered or electric landscape maintenance equipment for new development. At least one exterior convenience outlet shall be provided for each yard area that requires regular maintenance. Two outdoor outlets shall also be provided for any private out- door activity/patio areas.
13.1.10 Each dwelling unit shall be designed to provide a convenient storage area for bi- cycles that is easily accessible. This may include storage space in garage for bi- cycle and bicycle trailers, or covered racks / lockers to service the residential units, or front porch bike lockers.
13.1.11 Residences shall use all-electric appliances.
13.1.12 To encourage the use of electric vehicles, private residential garages shall be equipped with a dedicated 240V/40A circuit or outlet for electrical vehicle charging in conformance with the California Green Building Code and the Na- tional Electrical Code. Residences with common parking areas such as the R-3, UCP Village 1 and 2 Specific Plan 86
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R-4 and Neighborhood Commercial areas shall be equipped with electric vehicle charging receptacles and stations in conformance with CalGreen Tier 1 and Tier 2 standards.
Onsite Energy Production
13.2 Solar PV systems shall be included on all residential structures and buildings sufficient to produce 100 percent of the projected electrical demand for the type of building unit (but not including electrical demand for EV charging stations). This may be provided through a combination of solar canopies for R-3, R-4, Neighborhood Commercial/Town Center and public park uses, rooftop[ solar panels, solar shingles and other methods.
Guidelines for specific unit types and land uses are as follows:
13.2.1 R-1 Single Family. These uses should provide between 350 and 400 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at least 10,000 kWh per year, or as may be calculated in the energy analysis for the structure.
13.2.2 R-2 Cluster Single Family. These uses should provide between 325 and 375 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit (to generate at least 7,800 kWh per year, or as may be calculated in the energy analysis for the structure. Because of the orientation of these uses from a common driveway from an east-west street, care should be taken to ori- ent the longer roof along the east-west axis where possible. There are limited opportunities for solar canopies in guest parking areas, except where these spaces are used for car sharing stations.
13.2.3 R-3 Units. These uses should provide 275 and 325 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at least 7,500 kWh per year, or as may be calculated in the energy analysis for the structure. Solar canopies in guest parking spaces may provide the predominant share of the total requirement of 7,500-8,000 square feet of total solar array ar- ea, and the solar canopies are the preferred method of achieving this objective because of the required orientation of these uses, and the sensitive architectur- al setting. Where possible, units should provide rooftop solar water heating units. Surface material and finish shall be non-glare for airport compatibility.
13.2.4 R-4 Apartment Units. To the extent feasible, these uses should provide 175 to 225 square feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at least 5,000 kWh per year, or as may be calculat- ed in the energy analysis for the structure. Solar canopies in guest parking spac- es may provide all or the predominant share of the total requirement of 17,750 square feet of total solar array area, and the solar canopies are the preferred method of achieving this objective because of the required orientation of these UCP Village 1 and 2 Specific Plan 87
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uses, and the sensitive architectural setting. Where possible, these units should provide solar water heating units or pre-heating units. These solar canopies are to be located around the perimeter of the site along the west and north bound- aries so that they function as noise attenuation barriers as well.
13.2.5 If necessary, the City shall adopt the necessary amendments to the City's build- ing code to implement the inclusion of Non-Mandatory Energy Code features and Tier 1 and Tier requirements specified herein
13.2.6 For commercial buildings larger than 5,000 SF, solar PV shall be installed to pro- vide a minimum of 25 percent of the electrical requirement for the structure, if feasible based on roof area and building constraints.
Water Conservation
13.3 Water is a valuable resource. It provides irrigation water for Merced County's farms and potable water for its residents. The state has provided various mandates for conserva- tion by water efficient landscaping, requirements for efficient plumbing fixtures, and the requirement for projects to not use groundwater in excess of the safe yield of the local groundwater aquifer. The buildings, structures and public improvements in the project are intended to comply with the draft groundwater sustainability plan for the Merced Ir- rigation-Urban Groundwater Sustainability Agency requirement that municipal and agri- cultural properties not use more groundwater than their pro rata share of the safe yield, which is projected to be 1,300 acre-feet per year. The project will result in water use that is at least 25 percent below the current citywide average, with resulting water use equal to approximately 100 gallons per capita per day compared the City's overall usage of 127.5 gallons per capita per day. Overall, total project water use will be 1,550 acre- feet (AF) per year equivalent of approximately 2.37 feet per acre. Considering water that is returned to the groundwater aquifer from the wastewater treatment plant, the net impact of the project on groundwater (assuming no city surface water supplies) would be less than 1,000 AF/Year and approximately 1.3 feet per acre. The project shall conform to the following:
13.3.1 WaterSense fixtures, or their equivalent, shall be used for all appliances, and all appliances shall comply with CalGreen standards for water use efficiency.
13.3.2 Project shall comply with California CalGreen Code.
13.3.3 Compact Plumbing strategies shall be used to reduce water and water heating waste. These will include reducing the total run from the water heating unit to the hot water dispensing appliances, "demand" recirculating hot water systems, back-to-back and stacked plumbing fixtures, and other techniques.
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13.3.4 Turf shall not be permitted for individual yard landscaping in large uniform are- as, but it may be used as an accent to an otherwise low water using landscape theme. Landscape plans shall be developed which require lower water usage, and which require lower maintenance. Landscape plans shall reflect the local climate zones and local plant material. Figures 26 through 30 show examples of acceptable usage of turf in yard landscaping. Turf may be used where it is as- sociated with a common open space, parkways, sports field or other common area, especially where an alternative material is not available or appropriate.
Where feasible, these areas will be irrigated with recycled water supplies.
13.3.5 Landscape and irrigation plans should use drip irrigation systems to the extent feasible, and general broadcast irrigation is discouraged. Individual irrigation system shall also use moisture sensors and rain sensors to eliminate un- necessary irrigation.
13.3.6 i If necessary, the City shall adopt the necessary amendments to the City's build- ing code to implement the inclusion of CalGreen Non-Mandatory Energy Code features and Tier 1 and Tier 2 requirements specified herein.
UCP Village 1 and 2 Specific Plan 89
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UCP Village 1 and 2 Specific Plan 90
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Circulation Framework
Project Circulation Features
There are five principal circulation features
for the site: 1) the construction of Campus Parkway
through the site as part of "Phase 3" of Campus Park-
way from Yosemite Avenue to Bellevue Road; 2) con-
structing Class I and Class IV "buffered" bike lanes
through the project site and the Class I Bike Path
along Lake Road; 3) the extension of Meyers Gate
Road, Virginia Smith Parkway and Cardella Road east-
erly from Lake Road as the principal circulation spines; 4) development of a continuous off-street recreation-
al bike and pedestrian path along the Virginia Smith linear park, the Fairfield Canal riparian corridor, the perimeter of Phase 2, and connections to the planned UC Merced trail system; and, 5) development of north-south streets that support the development of the balance of the University Community Plan (UCP) plan area, and that connect to the north-south circulation elements designated in the UC Merced Long Range Development Plan.
Overall Circulation Plan and Street Sections
Figure 35 shows the overall circulation system, location of various bikeways, and a key map for the illustrated street sections. Figures 36 through 45 show the street sections that are to be used for the project. Table 4 shows the dimensions of the roadways and Table 5 shows the roadway features.
The project's proximity to UC Merced provides an opportunity to encourage greater usage of pedestrian and bicycle modes of transportation. Pedestrian circulation will be accommodated by street design standards that include sidewalks on both sides of the street for most classifications of streets within developed areas, and off-street, multi-use paths along streets adjacent to open space areas, and network of multi-use, and Class IV buffered and protected bicycle facilities that will connect to the street system within the UCP and LRDP areas. The specific plan proposes a comprehensive system of on-street and off-street bicycle facilities in and around the project site. The circulation plan illustrates off-street Class I multi-use paths that parallel creeks and riparian corridors such as Cottonwood Creek and the Fair- field Canal, and off-street paths adjacent to streets and on-street bicycle lanes.
UCP Village 1 and 2 Specific Plan 91
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pray toas
Ray Agen
olden Bobcat Astou
• Proposed Siesty Raky) Colden Robras Arenas
Class I Sukeray
say truen
BIKE CIRCULATION I EGEND
+ ined
ropose:
Figure 35: Overall Circulation Plan and Key Map
UCP Village 1 and 2 Specific Plan 92
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STREET TREE LEGEND
• Planatus Racerosa / Sramore
Parkway Trees:
Pistacio Chinensis / Chinese pistache
• Cedrus Deodara / Deodar cedar
CAL
STREET TREE LEGEND
Mania Tres / Seamone
Figure 36: Virginia Smith Parkway
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LAKE ROAD
STREET TREE LEGEND
Median Trees:
•Planatus Raceinosa / Sycamore
Parkway Trees:
•Quercus tobato /Valley Oak
• Cedrus Deodaro / Deodar cedar
Figure 37: Lake Road
STREET TREE LEGEND
Median Trees:
Panames Racermosa / Sycamore
Figure 38: Campus Parkway ("Urban Expressway")
UCP Village 1 and 2 Specific Plan 94
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UNIVERSITY AVENUE
STREET TREE LEGEND
• Methin To Popules / Borio tree
Parkway Trees:
Koelneuteria Bipinnata / Chinese flame tree
Figure 39: University Avenue
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"F ROVE WOTH
MAIN STREET SECTON 2 -URTOWN NORTH OF VIRGINIA SMITH PARKWAY
STREET TREE LEGEND
Median Trees:
Astacia Chinensit / Chinese nistache
Parkway Trees:
• Zelkova serrata Village Green' / Village green zelkova 17 ROW WOTH
MAIN STREET SECTION UPTOWN NORTH OF VIRGINIA SMITH PARKWA
STREET TREE LEGEND
Median Trees:
Hanatus Racemosa / Sycamon
Parkway Trees:
-Arius sp. / Flowering crabapple
Figure 40: Section 1 and 2 of Main/Center Street
UCP Village 1 and 2 Specific Plan 96
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MAIN STREET SECTION 3 - MIDTOWN NORTH OF VIRG
STREET TREE LEGEND
Median Trees:
• Pistacia Chinensis / Chinese pistache
Parkway Trees:
• Zelkova serrara 'Village Green' / Village green zelkova
WNTOWN NORTH OF VIRGINIA SMITH PARKWA
STREET TREE LEGEND
edian Tree
stacia Chinensis / Chinese pistac
Parkway Trees:
• Zelkova serrata Village Green" / Village green zelkova Figure 41: Sections 3 and 4 of Main/Center Street
UCP Village 1 and 2 Specific Plan 97
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V A
95 R.OW.WIOTH
MAIN STREET SECTION 5 - SOUTH OF VIRGINIA SMITH PARKWAY .........
STREET TREE LEGEND
Median Trees:
Malus sp. / Flowering crabapple
Parkway Trees:
Zelkova serrata Village Green' / Village green zelkova
Figure 42: Main/Center South of Virginia Smith Parkway
UCP Village 1 and 2 Specific Plan 98
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MEYERS GATE ROAD - WEST OF MAIN STREET
STREET TREE LEGEND
Median Trees:
Ulmus parvifolia 'Frontier' / Frontier Elm
Parkway Trees:
Populus fremonca/ Western Cortonwood
AT 6
85 ROW. MOTH
STREET TREE LEGEND
Median Trees
Ulmus parvi/alia Frontier' / Frontier Elm
Figure 43: Meyers Gate Road
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A
SECANA і MG ue
TE: R.CW. WIDTH
CARDELLA ROAD -EAST OF MAIN STREE)
STREET TREE LEGEND
Median Trees:
• Ulmus parvifolia 'Frontier' / Frontier Elm
Parkway Trees:
• Popuius fremontil/ Western Cortonwood
DEL
STREET TREE LEGEND
• Manatas Tremosa / Sycamore
Parkway Trees:
• Quercus lobala / Valley Oak
•Cedrus Deodara / Deodar cedar
Figure 44: Cardella Road
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ShOW WEN
LOCALROADS, TYPICAL
STREET TREE LEGEND
Median Trees:
•Malus spp. / Flowering crabapple
Parkway Trees:
• Platanus acerifolia/ London plane tree
KYROW WEHI
STREET TREE LEGEND
Parkway Trees
Natanus ncerifolin/ London plane tre
Figure 45: Local Roads
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Proposed Direct Right of Lane Landscape Curb and On-Street Roadway Location Classitication Median Bike Lanes Sidewalk Access Limits Widths Parkway Gutter Parking
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Campus Parkway Limited Access Expresswav-4 Lane Yes
UCP Village 1 and 2 Specific Plan (University Avenue Collector Yes Kibby Road Parkway Collector un
Golden Bobcat Parkway Collector
Dunn Road West of Main Street Arterial 103
Dunn Road East of Main Street Collector
•o o
Virginia Smith Parkway East of Lake Road Parkway Collector = Table 4: Specific Plan Street Design Dimensions
Local Streets R-1-125/R-1-7 Local No = 00
Local Streets R-1-5/R-2 Local No 10
Lake Road Project Limits Limited Access Collector Yes
Center Street North of VS Parkway (C-MUR Zone) Collector No Center Street North of VS Parkway (C-MU Zone) Collector No 10.5 Center Street VS Parkway to Dunn Road Arterial LD
Center Street South of Dunn Road Parkway Collector
Cardella West of Main Street Arterial 125
Cardella East of Main Street Collector 12.5
Meyers Gate Road East of Lake Road Collector
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On-Street
Roadway Location Classification 2 Lanes 4 Lanes Class I Class I! Class Ill Class IV UCP Village 1 and 2 Specific Plan Parking
Campus Parkway Limited Access Expressway-4 Lane
University Avenue Collector
Kibby Road Parkway Collector
Golden Bobcat Parkway Collector
Dunn Road West of Main Street Arterial
Dunn Road East of Main Street Collector
Virginia Smith Parkway East of Lake Road Parkway Collector Table 5: Specific Plan Street Design Features Local Streets R-1-12.5/R-1-7 Local
* ×
Local Streets R-1-5/R-2 Local
Lake Road Project Limits Limited Access Collector
Center Street North of VS Parkway (C-MUR Zone) Collector Center Street North of VS Parkway (C-MU Zone) Collector Center Street VS Parkway to Dunn Road Arterial
Center Street South of Dunn Road Parkway Collector
Cardella West of Main Street Arterial
Cardella East of Main Street Collector
Meyers Gate Road East of Lake Road Collector
Bicycle Plan
Class I bicycle paths and Class IV bicycle lanes within the specific plan will be constructed, signed and marked to meet or exceed the minimum standards established by the California Department of Transportation Highway Design Manual and City design standards. Class I paths are to be a minimum of 12 feet in width with two-foot shoulders, except in hillside areas where grading would cause visual im- pacts or along creeks where space is limited. Class II, where used, are to be at least to be 8-foot "buff- ered" lanes. The project also makes extensive usage of "Class IV" protected bike lanes.
Campus Parkway
An important linkage in the regional transportation system is Campus Parkway. Phases 1 and 2 of Campus Parkway have been completed between State Highway 99 and Yosemite Avenue, and the remaining Phase will extend it north to Bellevue. The County, City and UC Merced have reviewed alter- natives for the alignment of this roadway and have adopted the alignment and details represented in Figure 46 (Overview and Yosemite to Cardella), Figure 47 (Cardella to Bellevue) and Figure 48 (Lake Road detail south of Meyers Gate Road). County Circulation Element Table CIR-1 currently does not provide for an "urban" section of Campus Parkway. The Circulation Element is proposed to be amend- ed so that Phase 3 of Campus Parkway in the UCP and in the Specific Plan would have 100' to 125' feet of rights of way, intersection spacing no more frequently than ¼ mile, four (4) through lanes, direct ac- cess limited to major activity centers with auxiliary/frontage lanes, and a maximum vehicle design speeds of 35 miles per hour with a 500' centerline radius. A special cross section (Figure 38) has been adopted for Campus Parkway through the UCP to recognize that it is an "Urban Expressway" that needs to perform the function of efficiently conveying traffic from Highway 99 to UC Merced, and be sensitive to the urban context and development in the UCP. To achieve both objectives, access is limited to Cam- pus Parkway from intervening east-west public roads, and from and to major activity areas such as shopping centers. Direct access from residential subdivisions is not permitted. The traffic study con- ducted for the project indicated that four way stops, or traffic signals were warranted at the Campus Parkway intersections of Meyers Gate Road, Virginia Smith Parkway and Cardella Road. Roundabouts are proposed as the most appropriate and safest form of such control to facilitate smooth flow of traffic, moderate speeds through the project, and to provide opportunities for landscaping and public art.
Arterial, Collector and Local streets planned for the project are shown in Figure 35 and are de- scribed in Table 4 and Table 5. These roadways function to collect traffic from local streets and fronting property and then channel the traffic to arterial streets. Collector streets have fewer limitations on in- tersections and driveways than higher order streets. These roads are to have design speeds that do not exceed 30 miles per hour, the maximum centerline radius of 350 feet. Where the traffic study indicat- ed a need for a four way stop or traffic signal, roundabouts are proposed as the most appropriate and safest form of such control to facilitate smooth flow of traffic, moderate speeds through the project, and to provide opportunities for landscaping and public art.
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Lake Road
Lake Road was given special consideration in the planning process. Currently, it acts as the pri- mary north-south collector access road to UC Merced and northeast Merced in general. During the planning for Campus Parkway, it was acknowledged that there would need to be a plan for some form of "traffic calming" to shift the existing and future through traffic from Lake Road to Campus Parkway, while preserving access to residential properties along Lake Road. Figure 48 shows a potential location for such traffic calming or access limitations. The precise form and timing of these improvements has not been determined, and would most likely occur concurrent with the planning and development of UCP South property. Lake Road will also serve as the principal access point for the project in the con- ceivable future until Phase 3 of Campus Parkway is completed. Based on the assumption that Campus Parkway would be completed prior to Phase 2 of the project, but not prior to Phase 1 of the project, the traffic study has recommended traffic signals at Meyers Gate Road, Virginia Smith Parkway and Cardella Road. Development of the project will also require the reconfiguration of the 80 feet of Lake Road right of way as shown in Figure 37 so that there are two through lanes of traffic, a landscaped median (for protected left turn movements and a visual and noise buffer to residences to the west), and relocation of the Lake Road Class I bike path. Figure 47 and Figure 47 show potential roundabouts along Lake Road/Campus Parkway at Mandeville Road and Bellevue Road. The precise form of this intersection control has not been determined and is subject to further study, and implementation by others and they are not part of the VST Specific Plan.
Offsite Circulation Impacts
According to the traffic Study in Appendix F, certain onsite and offsite improvements are need- ed to accommodate project traffic. Chapters 3 and 4, respectively, of the traffic study identify the im- provements that are needed in the Near Term to support Phase 1 of the project, and those that are re- quired at full buildout. Appendix F shows the offsite improvements that are needed at full buildout.
The project will complete the onsite improvements and those along its Lake Road frontage, and pay a special traffic impact fee to fund its fair share of offsite improvements. Appendix F includes the traffic study and the improvements recommended for each phase of development. Tables 9 and 10 of this Specific Plan shows the proposed VST traffic impact fee, with Table 9 showing the supporting infor- mation for the derivation of that fee, including the allocation of funding responsibilities indicated in the various agreements between UC Merced and the City of Merced, and UC Merced and the County of Merced.
Transit
Transit is also an important element of the transportation system. UC Merced, the City of Merced and Merced County Transit operate bus service to and from the university. Bus stops have been planned as part of the circulation system and those locations are shown on Figure 49.
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Yosemite to Cardella
Overview: Yosemite to Bellevue
Figure 46: Campus Parkway Overview and Yosemite to Cardella VST UCP Village 1 and 2 Specific Plan 106
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Bellevut Road
October 17, 2023 Figure 47: Campus Parkway Cardella to Bellevue late Road (Foothill)
UCP Village 1 and 2 Specific Plan or lila
Paolace
University Village LLC
Mandeville
mayable Amer
per AB 3312
Cardella Road
Meyers Gate (Foothill) to Bellevue Cardella Road to Meyers Gate (Foothill) 107
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Cardellla Road center tanes, Intersection
Control and Median to
be constructed fy County.
Cobbie t
UCP Village 1 and 2 Specific Plan
Detail Area:
Cobble Creek
Figure 48: Campus Parkway Lake Road South of Meyers Gate Detail Potential Traffic
Calming Along This
Boardwalk Calming
-- South of (Future) Corridor
Cobble Creek
Lake Road Termination Lake Road Termination (Detail Area 108
pro day
Senya sadores
Stop Locations
ocal Street Proposed
my eye
STREET LEGEND Road
Meyers Care Hond Virginia Senith Parkway
Figure 49: Transit Stops
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UCP Village 1 and 2 Specific Plan 110
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Infrastructure/Public Facilities Framework
Domestic Water
The main water facilities slated to serve the site consist of the existing City municipal well locat- ed on the UC Merced campus, an 16-inch main in Lake Road to be extended by the project from the Bellevue/Lake Road intersection to the project, an onsite municipal well to be developed in Phase 1A of the project (and to be located in the Community Recreation Center in Phase 1D), and looped water mains on the site ranging in size from 8"to 12". The system was sized and planned based on the City of Merced's Water Master Plan criteria to ensure adequate domestic and fire flows. The water master plan study prepared for the project determined that a pressure sustaining valve is necessary to create a sepa- rate pressure zone for the UC Merced and UCP area because of local topography. The water master plan study for the project is contained in Appendix D. Main lines within the project will be looped through the individual phases to provide required flows and redundancy. Figure 50 shows the planned onsite and offsite water system improvements.
The project proposes several features that meet and exceed the current State and City water conservation and management regulations. Development in the Project area is to be designed so that the projected annual residential water consumption for the project is 25 percent less than the city's cur- rent average daily residential per-person water consumption (estimated by the State Department of Water Resources to be 127.5 gallons per day per person), to achieve an average water consumption rate of 100 gallons per day per capita. To meet this goal, Section 13.3 of the specific plan sets forth design requirements including the limited usage of turf for individual yard landscaping, which require lower water usage, usage of drip irrigation systems with rain and moisture sensors, plumbing fixtures that comply with EPA "WaterSense" standards and to CalGreen flow standards, and the usage of "Compact Plumbing" strategies.
The site currently uses approximately 2,950 acre-feet of ground water per year from local irriga- tion wells. The Water Supply Assessment prepared for the project (Appendix C) estimated that the wa- ter usage on the site is approximately 100 gallons per day per person (including commercial demand and public park demand) compared to the current average citywide usage of 127.5 gallons per capita per day (gpcd). Total estimated water usage for the project at full buildout is 1,550 AF/Year; with the return of 300 AF of water to groundwater basin at the treatment plant, the net water usage is 1,250 AF. The Wa- ter Supply Assessment determined that there are adequate water supplies in the City; the onsite well is needed for higher fire flows associated with the elementary school, and to provide redundancy for the UC Merced well.
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