River Islands Urban Design Concept West Village

II–72 II–73 River Islands Urban Design Concept West Village

West Village

District Overview The West Village is comprised of residential neighborhoods with several different open space focuses: Paradise Cut, Central Lake, Canal Street, or the system of small neighborhood parks. The focus of the neighborhood will establish the arrangement of streets and the relationship to the neighborhood’s open space.

Although the predominant residential use will be single family dwellings in lot sizes ranging from 2400 sf to 8000sf or more, attached dwellings and multiple family dwellings will also be permitted. In order to enhance the residential character of this district, walls will be limited to arterial roads, and the presence of rear yards adjacent to collector roads limited.

The major external influence on the design of this district is Paradise Cut, which provides an important open space for the district on its southern edge. In addition, the presence of the Paradise Cut school will influence surrounding neighborhoods, as it will be important to accommodate traffic, while encouraging convenient pedestrian access.

II–72 II–73 River Islands Urban Design Concept West Village

The highlighted area of the illustrative plan shows the boundaries and overall character of the district as it might be developed in accordance with the standards for the West Village. The labels identify some of the major features of the village.

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Neighborhood retail center with public boat access

Typical Neighborhood Park and Paseo

Typical private residences on lake edge

Paradise Cut Crescent 1/16000-15% Canal Street Paradise Cut Linear Park

Paradise Cut K-12 school complex

Paradise Cut Community

Park SouthRiver Islands Parkway

West Village River Islands Development Plan

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Land Use & Neighborhoods The plan shows the boundaries of the two subdistricts, and the areas potentially suitable for single family detached or attached dwellings.

The L, M & H designation in the residential areas refer to the residential low-, medium-, high-density designa- tions of the Specific Plan, which describe permitted and conditional uses well as permitted development intensity and density.

In addition to residential neighborhoods, West Village will have a neighborhood retail center located at the west edge of the district at the corner of Paradise Road and South River Islands Parkway.

Paradise Road

South River Islands Parkway

Retail shops

Supermarket

Public access to Paradise Cut

Open space and trail connection to Paradise Cut Crescent

West Village Neighborhood Retail Site Design II–76 II–77 River Islands Urban Design Concept West Village

West Lake neighborhoods

Paradise Cut neighborhoods

West Canal neighborhoods

L NR H

L West Lake neighborhoods H High-density

M Medium-density

L Low-density

NR Neighborhood Retail L

West Village – Land Use & Neighborhoods River Islands Development Plan

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II–76 II–77 River Islands Urban Design Concept West Village

Open Space The open space plan illustrates the structure of open space within the West Village.

Paradise Cut Neighborhoods The Paradise Cut Linear Park at the end of Canal Street forms the southern edge of the district and provides an important connection to the natural beauty of the Paradise Cut. Paradise Cut Crescent, at the western terminus of Ca- nal Street is the activity center of the linear park, though the focus will be on passive, rather than active uses which might disturb the tranquility of the district.

Canal Street and Adjacent Neighborhoods Canal Street is the central focus of these neighborhoods, but a system of paseos and small parks north and south of Canal Street are also components of the open space network. The small parks, in addition to providing for passive uses such as picnics, may also have a backstop for a pickup game of baseball, or a private recreation element, such as a pool, that is intended solely for the use of River Islands residents. Intense active recreation for organized team sports will not occur in these parks.

West Lake Neighborhoods The several neighborhoods adjacent to the lake will feature private yards and boat docks directly adjacent to the lake. Small neighborhood parks on the lake edge will provide access to the lake for River Islands residents. In addition, several lake wetland areas will be located on the edge and will provide for passive viewing, as well as a means to polish storm water in the winter and help purify lake water in the summer.

II–78 II–79 River Islands Urban Design Concept West Village

Man-made wetlands provide means to clean and cleanse lake water and storm runoff

Paradise Cut Crescent

Typical Neighborhood Park & Paseo

Canal Street trail

1/16000-15%

Paradise Cut Linear Park Main Loop Trail Paradise Cut K-12 school Secondary Loop Trail Paradise Cut Community Park Lakefront Park

Neighborhood Park and Paseo

Man-made wetland

West Village – Open Space Diagram River Islands Development Plan

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II–78 II–79 River Islands Urban Design Concept West Village

Circulation & Parking hood, or may be broken provided a small open space con- Paradise Cut and Lake side Neighborhoods nects the adjacent roads and creates a continuous pedes- Neighborhoods adjacent to a water body should have a trian or bicycle path that allows residents to travel parallel road that parallels the curvilinear edge of the water body. to the water edge. An acceptable substitute is to provide a The road may be continuous into the adjacent neighbor- public trail along the edge of the water body.

North/South collector roads

2 or 3 local streets intersect collector

Road follows water edge

Paradise Cut Neighborhood Circulation II–80 II–81 River Islands Urban Design Concept West Village

Neighborhood entry

Local roads follow water edge

Lake side Neighborhood Circulation

II–80 II–81 River Islands Urban Design Concept West Village

West Canal Street and Adjacent Neighborhoods Rectilinear street patterns will dominate the Canal Street and adjacent neighborhoods, though gridirons are not required. Local street connection to collectors must align with one another, and at least two local streets must be provided between any two collectors, between Canal Street and a collector, or between an arterial road and a collector.

II–82 II–83 River Islands Urban Design Concept West Village

Collector roads generally oriented north/south

Minimum 2, maximum 3 intersections between arterial/collector/Canal Street

No intersections with Canal Street other than collector roads and alleys

Align local streets to create cross intersection

Local streets generally oriented east/west

Canal Street Neighborhood Circulation

II–82 II–83 River Islands Urban Design Concept West Village

Landscape The diagram illustrate the landscape design of the West Village District. Areas adjacent to the Paradise Cut will feature landscapes derived from the River Delta landscape vocabulary (River Edge, River Terrace, Back Bay Edge, Levee Remnant), while the lake adjacent areas will be influenced by the Central Lake landscape (Private Lake Edge, Wetland Edge). The remainder of the district will be Agricultural Landscape tradition and will feature regularly spaced rows of trees.

For detailed information regarding the landscape treatment of each of the trees, including cross sections, please refer to the Landscape Master Plan in Part I.

II–84 II–85 River Islands Urban Design Concept West Village

River Edge

River Terrace

Neighborhood Park and Paseo

Arterial Road

Canal Street

Collector street

Private Lake Edge Lake Harbor Boulevard

Wetland Edge

West Village – Landscape Diagram River Islands Development Plan

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II–84 II–85 River Islands Urban Design Concept West Village

Architecture Enhanced architectural elevations consisting of window treatments and building mass articulation are required on all visible elevations on any dwelling located on lots adjacent to arterial or collector roads, paseos and neighborhood parks.

II–86 II–87 River Islands Urban Design Concept West Village

Enhanced architectural elevations

West Village – Location of Enhanced Architectural Elevation River Islands Development Plan

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II–86 II–87 River Islands Urban Design Concept West Village

Buildings to have the Site Development Standards Collector road, appearance of large single Development Standards Matrix typical family dwellings The Development Standards Matrix on page II-90 includes All resident parking access the typical building height, setback, lot size and parking Front yards face from rear standards for this district. Additional standards are con- collector tained in the Appendix.

Yard Relationship & Lot Design Garages The relationship of the front door to the adjacent street is located in rear or on adjacent one of the most important design factors in establishing to local street the character of River Islands. The diagram on the opposite page illustrates the required yard and street relationships within the West Village District. The vignettes that follow provide additional detail.

Other lot design diagrams in the Appendix illustrate several options with respect to the design of individual or clusters of detached or attached dwellings. The examples Lots Adjacent to Collector Roads Lots Adjacent to Canal Street Front doors face Canal Street are not intended to be exhaustive, however, and other Common area solutions may be acceptable, provided they satisfy other landscapes in front requirements of this district, particularly the Yard Relation- yards ship requirements. On-street guest parking, typical

Local street

Landscape in area subject to seasonal inundation

Rear yard adjacent to lake, typical Orient garages to rear; avoid placing on street adjacent to Maximum one Paradise Cut boat dock per lot; maximum Front yards face Paradise Cut length 20 feet; See Dock Design Local street Standard

Lots Adjacent to the Lake Lots Adjacent to Paradise Cut II–88 II–89 River Islands Urban Design Concept West Village

1/16000-15%

Arterial: rear or side yard see Appendix B Collectors: front yard

Paseo: side or rear yard with open fence

Canal Street: front yard

West Village – Yard Relationship Plan River Islands Development Plan

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II–88 II–89 River Islands Urban Design Concept West Village

Development Standards Matrix Central Lake (high water) Building Heights, Setbacks, Lot Size & Parking Residential 20 ft The diagram on the following page provide important Building Height (maximum) 50 ft Non-residential 20 ft information regarding development standards for this (Apartments) Side Yard Setbacks (Lots on local street) Building Setbacks Residential (L & M) lot width≤70ft 5 ft district. Arterial Roads lot width>70ft 10 ft one side River Islands Parkway (N & S) Corner Lots 10 ft Residential (L & M) Residential (H) – Front Yard NP Non-Residential 0 ft, subject to Site Side Yard 10 ft Plan and STDRB review Rear Yard * 10 ft, if bldg height ≤ 15 ft; else, 20 ft Lot Size (minimum) Residential (H) -All yards 20 ft Residential (L & M) 2400 sf Non-Residential -All yards 20 ft Width (min) 35 ft Collector Roads Depth (min) 75 ft Canal Street Residential (H) – Residential (L & M) Non-Residential no minimum; Front Yard 30 ft subject to Site Plan and STDRB review Side Yard 30 ft Rear Yard NP Parking Residential Residential (H) -All yards – Single Family Detached 2 enclosed/du Non-Residential -All yards 30 ft Single Family Attached 1 covered/du Residential Collector Multiple Family 1.5/du Front Yard 20 ft Retail 4 spaces/1000 sf Side Yard 10 ft Office 4 spaces/1000 sf Rear Yard NP Local Streets & Alleys Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if garage access from alley Side Yard lot width≤70ft 5 ft lot width>70ft 10 ft one side, 5 ft other side Rear Yard 10 ft, if bldg height ≤ 15 ft; else, 20 ft Garage: front yard 18 ft Garage: side yard 5 ft, or ≥18 ft Garage: rear yard 5 ft Residential (H) -All yards 20 ft Non-Residential -All yards 20 ft Alleys (20 ft R.O.W.) Residential (L & M) Garage 5 ft

Water Edge Setbacks -All yards San Joaquin, Old River, Paradise Cut (slope edge) NP Not Permitted Residential 20 ft – Not Applicable Non-residential 20 ft * See Appendix for additional clarification II–90 II–91 River Islands Urban Design Concept West Village

1/16000-15%

Canal Street: 3 story, 50 feet maximum

3 story, 50 feet maximum

Water Edge: 25% one story buildings required

Arterial Edge: 1 story maximum within 20 feet of arterial road edge see Appendix B

Elsewhere 2 story, 35 feet maximum

West Village – Building Heights Diagram River Islands Development Plan

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II–90 II–91 River Islands Urban Design Concept Lake Harbor

II–92 II–93 River Islands Urban Design Concept Lake Harbor

Lake Harbor

District Overview Lake Harbor is a group of small islands located within the Central Lake. Four of the islands consist of two pairs of islands located north and south of South River Islands Park- way. The islands are somewhat symmetrical with one another in each direction. The fifth island, Oxbow Island, has the shape of an oxbow lake and is an exclusive enclave.

II–92 II–93 River Islands Urban Design Concept Lake Harbor

The highlighted area of the illustrative plan shows the boundaries and overall character of the district as it might be developed in accordance with the standards for the Lake Harbor. The labels identify some of the major features of the district.

II–94 II–95 River Islands Urban Design Concept Lake Harbor

Public park at end of island

Oxbow Island

Lakefront lots

Inner harbor: Major Channel

Inner harbor: Minor Channel

Openings next to street provide visual connection to water

Main entry from South River Island Parkway features special landscape

Water inlet next to River Islands Parkway increases island character

Small man-made wetland area

Pedestrian bridge connects neighborhoods and Special entry for Oxbow Island provides emergency access

South River Islands Parkway

Lake Harbor River Islands Development Plan

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II–94 II–95 River Islands Urban Design Concept Lake Harbor

Land Use & Neighborhoods The Lake Harbor neighborhoods feature two distinct living environments: on the exterior edges adjacent to the main body of the lake, the character is natural and informal, while the internal edges face a small, regularly ordered, rectilinear harbor. Both single family detached and attached dwellings will be permitted on these islands. The fifth island, Oxbow Island, is reached by a small causeway and will be a small, exclusive enclave of single family residential dwellings.

All of Lake Harbor is in the Residential-low designation as described in the WLSP, which also describes permitted and conditional uses, as well as permitted development intensity and density.

II–96 II–97 River Islands Urban Design Concept Lake Harbor

Internal harbor lots have regular rectilinear pattern to create a denser urban character

Lake front lots have informal, natural character reinforced by curvilinear edges, irregular lot shapes and lake-edge landscape

L Low-density

Lake Harbor – Land Use & Neighborhoods River Islands Development Plan

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II–96 II–97 River Islands Urban Design Concept Lake Harbor

Open Space The primary open space element of this district is the lake itself, though several small neighborhood parks on the edge of each neighborhood will provide a place for local residents to gather informally. These parks are intended for passive uses only.

II–98 II–99 River Islands Urban Design Concept Lake Harbor

Small park at terminus of entry road provides visual connection to water

Small park with pedestrian bridge on c hannel

Sidewalks on street provide natural trail connections

Provide open views of water through district to enhanc e visual connection to water

Lakefront Park

Ma n-ma d e wetla nd

View

Small, man-made wetlands provide means to c lean and polish lake water and storm runoff

Lake Harbor – Open Space Diagram River Islands Development Plan

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II–98 II–99 River Islands Urban Design Concept Lake Harbor

Circulation & Parking Two intersections provide access to all dwellings in these neighborhoods. A collector road through the center of each neighborhood separates the natural lake oriented dwellings from the harbor oriented dwellings. One of the collectors connects Oxbow Island with a short causeway.

II–100 II–101 River Islands Urban Design Concept Lake Harbor

Pedestrian bridge/emergency access

Collectors provide access to local streets

Arterial road

Collector street

Main entry location

Lake Harbor – Circulation Diagram River Islands Development Plan Pedestrian bridge/emergency access

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II–100 II–101 River Islands Urban Design Concept Lake Harbor

Landscape to be a continuation of this landscape. Streets on the is- The landscape treatment of Lake Harbor will create the lands will feature regularly spaced street trees in parkways. environmental character. On the perimeter, informal tree For detailed information regarding the landscape treat- plantings will line the edge of the private lots to create ment of each of the trees, including cross sections, please an almost continuous mass of foliage when viewed from refer to the Landscape Master Plan in Part I. across the lake. The small parks on each island will appear

Consistent landscape edge creates shady, united environment

Small boats may dock at bulkhead or floating docks Minor Channel Major Channel

Interior Harbor Landscape Character

II–102 II–103 River Islands Urban Design Concept Lake Harbor

Parking courts with street trees

Collector and local street with street trees

Landscape on easement at edge of water by builder; See the tree type requirements in Landscape Master Plan

Special entry landscape zone

Trees on lake front lots in areas subject to (elevation 4 feet to 9 feet) seasonal inundation / Lake edge landscape by builder; See the tree type requirements in Landscape Master Plan

B Private Lake Edge

Arterial road

A Wetland Edge

Collector street

Lake Harbor – Landscape Diagram River Islands Development Plan

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II–102 II–103 River Islands Urban Design Concept Lake Harbor

Landscape by builder; See the tree type requirement in Landscape Master Plan

Concrete bulk head edge, typical

1 2.5 11' 8' 8' 31' 10' 31' 8' 8' 11' 15' 10' 10' 10' 10' 15'

Building setback R.O.W. Private Lot 50 min. R.O.W.126' 50' min. Private Lot R.O.W.

Open Water Open Water

A. SouthII-94. LRiverake H Islandsarbor-S RParkwayiver Island Parkway

Concrete bulk head edge, typical Landscape by builder; See Landscape Master Plan for tree type Boat may not encroach into main channel beyond this point

15' 10' 20' 40' 20' 10' 15' Building setback Minimum clearance Building setback

Private Lot R.O.W. 100' Private Lot Major Channel B. Inner Harbor Major Channel Edge at Private Lot

II-94. Lake Harbor-Main Canal

II–104 II–105 River Islands Urban Design Concept Lake Harbor

South River Islands Parkway with open view

Fence or wall must be 50% open

Grass on slope

1 2.5 11' 8' 8' 31' 10' 31' 8' 8' 11' 15' 10' 10' 10' 10' 15' Building setback R.O.W. Private Lot 50 min. R.O.W.126' 50' min. Private Lot R.O.W.

Open Water Open Water

II-94. Lake Harbor-S River Island Parkway

15' 10' 10' 35' 10' 10' 15'

Private Lot R.O.W. 75' Private Lot Minor Channel C. Inner Harbor Minor Channel Edge at Private Lot II-94. Lake Harbor-Minor Canal

II–104 II–105 River Islands Urban Design Concept Lake Harbor

II–106 II–107 River Islands Urban Design Concept Lake Harbor

Enhanced architectural elevations

Lake Harbor - Location of Enhanced Architectural Elevation River Islands Development Plan

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II–106 II–107 River Islands Urban Design Concept Lake Harbor

Site Development Standards Development Standards Matrix The Development Standards Matrix on page II-110 One dock per dwelling maximum 20 feet long; maximum 10 feet encroachment; see Dock Design Guideline includes the typical building height, setback, lot size and parking standards for this district. Additional standards are Rectilinear lot pattern contained in the Appendix.

Access to dwelling from auto court Yard Relationship Plan The relationship of the front door to the adjacent street is one of the most important design factors in establishing the character of River Islands. The diagram on the oppo- Concrete bulk head on lake edge, typical site page illustrates the required yard and street relationships within the Lake Harbor District. The vignettes that Rear yard landscape by home owner follow provide additional detail.

15 feet rear yard, typical Lot Design Most lots will have front yards on the street (or court) and rear yards adjacent to the water. Lots without water frontage may have other configurations, however. Lots Adjacent to Inner Harbor

Landscape on lake edge by builder; See tree type requirements in Landscape Master Plan Landscape in private lot along collector road by Local street provides access, typical builder

Irregular lot , typical 10 feet side yard, typical

20 feet front yard, typical

Access to dwelling from collector road

Lake Front Lots Lots along collector road II–108 II–109 River Islands Urban Design Concept Lake Harbor

Collectors: front or side yard

Special open space (lake): rear or side yard with open fence Special open space (lake-inner harbor): rear or side yard with open fence

Lake Harbor – Yard Relationship Plan River Islands Development Plan

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II–108 II–109 River Islands Urban Design Concept Lake Harbor

Development Standards Matrix Non-Residential 0 ft, subject to Site Building Heights, Setbacks, Lot Size & Parking Plan and STDRB review The diagram on the following page provide important Building Height (maximum) 35 ft Lot Size (minimum) information regarding development standards for this Residential (L & M) 2400 sf Building Setbacks district. Width (min) 35 ft Arterial Roads Depth (min) 75 ft River Islands Parkway (N & S) Residential (H) – Residential (L & M) Non-Residential no minimum; Front Yard NP subject to Site Plan Side Yard 10 ft and STDRB review Rear Yard * 10 ft, if bldg height Parking 15 ft; else, 20 ft ≤ Residential Residential (H) -All yards – Single Family Detached 2 enclosed/du Non-Residential -All yards 20 ft Single Family Attached – Collector Roads Multiple Family – Residential Collector Retail – Front Yard 20 ft Office – Side Yard 10 ft Rear Yard NP Local Streets & Alleys Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if garage access from alley Side Yard lot width≤70ft 5 ft lot width>70ft 10 ft one side, 5 ft other side Rear Yard 10 ft, if bldg height ≤ 15 ft; else, 20 ft Garage: front yard 18 ft Garage: side yard 5 ft, or ≥18 ft Garage: rear yard 5 ft Residential (H) -All yards – Non-Residential -All yards – Alleys (20 ft R.O.W.) Residential (L & M) Garage 5 ft Water Edge Setbacks -All yards Central Lake (high water) Residential Rear Yard 15 ft inner harbor; 20 ft lake front Side Yard 10ft inner harbor, 20ft lake front Non-residential -All yards – Side Yard Setbacks (Lots on local street) Residential (L & M) lot width≤70ft 5 ft lot width>70ft 10 ft one side Corner Lots 10 ft Residential (H) – NP Not Permitted – Not Applicable * See Appendix for additional clarification II–110 II–111 River Islands Urban Design Concept Lake Harbor

Water Edge: 25% one story buildings required

Elsewhere, 2 story, 35 feet maximum

Lake Harbor – Building Heights Diagram River Islands Development Plan

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II–110 II–111 River Islands Urban Design Concept Old River Road

II–112 II–113 River Islands Urban Design Concept Old River Road

Old River Road

District Overview Old River Road is a district that stretches several miles along the edge of the Old River channel of the San Joaquin River. The central feature of the district is a parkway-like road that provides access to most of the homes in the district. The road right-of-way widens and narrows as it curves though the neighborhoods, providing glimpses into the river channel, alternating with landscaped medians. Old River Road District is located almost entirely on high ground.

II–112 II–113 River Islands Urban Design Concept Old River Road

The highlighted area of the illustrative plan shows the boundaries and overall character of the district as it might be developed in accordance with the standards for the Old River Road. The labels identify some of the major features of the district.

II–114 II–115 River Islands Urban Design Concept Old River Road

Back Bay Reserves with Levee Remnants

Divided road creates park-like character

River Vista Park at end of Back Bay, typical

Old River Road Parkway

1=1000

West Entry

Neighborhood Park and Paseo

East entry

Paseo

Old River Road River Islands Development Plan

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II–114 II–115 River Islands Urban Design Concept Old River Road

Land Use & Neighborhoods Old River Road is intended primarily for single family detached residential development on lots ranging from 5000 sf to 8000 sf, or more, though attached dwellings are also permitted on the peninsula at the northern edge of the district.

Residential areas in Old River Road are designated either Residential-low or -medium in the Specific Plan, which also describes permitted and conditional uses, as well as permitted development intensity and density.

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L Low-density

L Old River Road – Land Use River Islands Development Plan

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II–116 II–117 River Islands Urban Design Concept Old River Road

Open Space Most of the residences in the Old River Road District are just a few steps from the river, and provision of regular visual and physical connections to the river is an important land use feature of the district. Two small neighborhood parks are located at the end of the two Back Bays, and are intended primarily for passive uses. A boat launch facility large enough to accommodate boats up to 20 feet long may be located at the larger of the two parks.

II–118 II–119 River Islands Urban Design Concept Old River Road

Secondary Loop Trail

Levee Remnant

River Vista Park

Neighborhood Park and Paseo

Public River Edge or Back Bay Reserve Edge

Back Bay Reserve

Old River Road – Open Space Diagram River Islands Development Plan

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II–118 II–119 River Islands Urban Design Concept Old River Road

Circulation & Parking Old River Road Parkway is a curving road with some sections that are divided by broad medians, or islands of dwelling units in some locations. There will be one travel lane in each direction, though the road will be wide enough to accommodate required access by emergency vehicles.

II–120 II–121 River Islands Urban Design Concept Old River Road

Arterial road

Collector street

Local street

Main entry location

Old River Road – Circulation Diagram River Islands Development Plan

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II–120 II–121 River Islands Urban Design Concept Old River Road

Landscape The landscape of the Old River Road District will be most influenced by the River Edge and River Terrace landscapes that feature masses of large riparian trees such as Poplars, t and Sycamores. Where Old River Road itself is adjacent to the river edge or Back Bay, the landscape will replace the regularly spaced trees otherwise typical of this street. The intent is to create the impression that Old River Road crosses an existing landscape.

For detailed information regarding the landscape treatment of each of the trees, including cross sections, please refer to the Landscape Master Plan in Part I.

II–122 II–123 River Islands Urban Design Concept Old River Road

River Edge

River Terrace

Back Bay Edge

Levee Remnant

Neighborhood Park and Paseo Collector street

Old River Road – Landscape Diagram River Islands Development Plan

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II–122 II–123 River Islands Urban Design Concept Old River Road

II–124 II–125 River Islands Urban Design Concept Old River Road

Enhanced architectural elevations

Old River Road – Location of Enhanced Architectural Elevation River Islands Development Plan

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II–124 II–125 River Islands Urban Design Concept Old River Road

Site Development Standards Setback from Back Bay edge Development Standards Matrix The Development Standards Matrix on page II-128 Lots typically have irregular shapes includes the typical building height, setback, lot size and parking standards for this district. Additional standards are contained in the Appendix. Landscape on River Edge by builder; See the tree type requirements in Landscape Master Plan Yard Relationships The relationship of the front door to the adjacent street is one of the most important design factors in establishing the character of River Islands. The diagram on the opposite page illustrates the required yard and street relationships within the Old River Road District.The vignettes that follow provide additional detail. Landscape on River Terrace by home owner Lot Design Most lots will have front yards on the street and rear yards adjacent to the water. Lots without water frontage may have other configurations, however.

Lots Adjacent to Back Bays

Landscape on river edge by builder

Lots may have Setbacks from river edge regular rectilinear configuration

Lots typically have irregular shapes Connection from local street to Landscape on River Terrace by neighborhood park home owner & paseo, typical

Lots Adjacent to the River Interior Lots II–126 II–127 River Islands Urban Design Concept Old River Road

Arterial: rear or side yard; see Appendix B Collector: front or side yard Paseo: side or rear yard with open fence

Special open space (River): rear or side yard with open fence

Old River Road – Yard Relationship Plan River Islands Development Plan

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II–126 II–127 River Islands Urban Design Concept Old River Road

Development Standards Matrix Non-residential – Building Heights, Setbacks, Lot Size & Parking Side Yard Setbacks (Lots on local street) The diagram on the following page provide important 35 ft Residential (L & M) lot width 70ft 5 ft Building Height (maximum) ≤ information regarding development standards for this lot width>70ft 10 ft one side Building Setbacks Corner Lots 10 ft district. Arterial Roads Residential (H) – River Islands Parkway (N & S) Non-Residential 0 ft, subject to Site Residential (L & M) Plan and STDRB review Front Yard NP Side Yard 10 ft Lot Size (minimum) Residential (L & M) 2400 sf Rear Yard * 10 ft, if bldg height ≤ 15 ft; else, 20 ft Width (min) 35 ft Residential (H) -All yards – Depth (min) 75 ft Non-Residential -All yards 20 ft Residential (H) – Collector Roads Non-Residential no minimum; Old River Road subject to Site Plan and STDRB review Front Yard 20 ft, outside curve; 15 ft inside curve Parking Side Yard 10 ft Residential Rear Yard NP Single Family Detached 2 enclosed/du Residential Collector Single Family Attached 1 covered/du Front Yard 20 ft Multiple Family – Side Yard 10 ft Retail – Rear Yard NP Office – Local Streets & Alleys Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if garage access from alley Side Yard lot width≤70ft 5 ft lot width>70ft 10 ft one side, 5 ft other side Rear Yard 10 ft, if bldg height ≤ 15 ft; else, 20 ft Garage: front yard 18 ft Garage: side yard 5 ft, or ≥18 ft Garage: rear yard 5 ft Residential (H) -All yards – Non-Residential -All yards – Alleys (20 ft R.O.W.) Residential (L & M) Garage 5 ft

Water Edge Setbacks -All yards San Joaquin, Old River, Paradise Cut (slope edge) Residential 20 ft Non-residential 20 ft Central Lake (high water) NP Not Permitted – Not Applicable Residential – * See Appendix for additional clarification II–128 II–129 River Islands Urban Design Concept Old River Road

Water Edge: 25% one story buildings required

Arterial Edge: 1 story maximum within 20 feet of arterial road edge

Elsewhere, 2 story, 35 feet maximum

Old River Road – Building Heights Diagram River Islands Development Plan

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II–128 II–129 River Islands Urban Design Concept Lakeside

II–130 II–131 River Islands Urban Design Concept Lakeside

Lakeside

District Overview Lakeside is a golf-oriented district in River Islands at Lathrop. Located between the Old River Road neighborhood and the Central Lake, it is bordered on the southern edge by River Islands Parkway, which provides access to the Lakeside Linear Park. It has only two entrances, making it secure enough to be a gated community; it is also suitable for use as an age-restricted community.

II–130 II–131 River Islands Urban Design Concept Lakeside

The highlighted area of the illustrative plan shows the Land Use & Neighborhoods boundaries and overall character of the district as it might Lakeside features a series of small neighborhoods on either be developed in accordance with the standards for the side of the main road that loops through the district. These Lakeside. The labels identify some of the major features of neighborhoods will consists primarily of single family the district. dwellings, though attached or multiple family dwellings are permitted in some areas, subject to the dwelling unit limitations for this district.

II–132 II–133 River Islands Urban Design Concept Lakeside

18-hole golf course with lakes to provide for district drainage and water storage

Golf club house (note: up to 10,000 sf of ac- cessory retail permitted here) L

1=1000 L Low-density L Lakeside Drive

North River Islands Parkway

Lakeside – Land Use River Islands Development Plan

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II–132 II–133 River Islands Urban Design Concept Lakeside

Open Space The primary open space in Lakeside is the golf course, which will be a championship-quality course with driving range, putting green and pro shop. To better create a visual link between the district, the Central Lake and Lakeside Linear Park, a minimum of 25% of the frontage of the portion of the Lakeside District that is adjacent to River Islands Parkway must be open to views from River Islands Parkway. Fences along the edge must be open and shrubs and trees placed to allow long views into the course.

II–134 II–135 River Islands Urban Design Concept Lakeside

Golf course is primary open space amenity in lakeside

Golf course must be visible form North River Islands Parkway. View must not be obstructed with solid fences, walls, buildings or shrubs greater than 3 feet tall. Trees must have heads that start more than 10 feet above the ground

Main Loop Trail

Secondary Loop Trail

Golf Course

River Vista Park West entry has view of lake View

East entry has view of man-made wetland

Lakeside – Open Space Diagram River Islands Development Plan

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II–134 II–135 River Islands Urban Design Concept Lakeside

Circulation & Parking Lakeside features a loop-on-loop circulation design. The main loop, Lakeside Drive, provides access to minor loops that occur regularly on either side of Lakeside Drive.

II–136 II–137 River Islands Urban Design Concept Lakeside

Arterial road

Collector street

Main entry location

Lakeside – Circulation Diagram River Islands Development Plan

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II–136 II–137 River Islands Urban Design Concept Lakeside

Landscape The golf course landscape should appear to be an extension of the Central Lake landscape and should feature similar trees and planting design. Streets should have regularly spaced street trees in parkways.

For detailed information regarding the landscape treatment of each of the trees, including cross sections, please refer to the Landscape Master Plan in Part I.

II–138 II–139 River Islands Urban Design Concept Lakeside

Lakeside Drive landscape to consist of regularly spaced street trees

Extension of Lake Edge Landscape to consist of large informal masses of trees

Landscape adjacent to River Islands Parkway to allow views into golf course

Collector street

100% open fence required

Lakeside – Landscape Concept Diagram River Islands Development Plan

0 250 1250 Feet North

II–138 II–139 River Islands Urban Design Concept Lakeside

II–140 II–141 River Islands Urban Design Concept Lakeside

Enhanced architectural elevations

Lakeside – Location of Enhanced Architectural Elevation River Islands Development Plan

0 250 1250 Feet North

II–140 II–141 River Islands Urban Design Concept Lakeside

Residential lots with rear or side yard Site Development Standards adjacent to golf course Development Standards Matrix The Development Standards Matrix on page II-144 Fence or property line must be minimum 50% open includes the typical building height, setback, lot size and parking standards for this district. Additional standards are contained in the Appendix.

Yard Relationship The relationship of the front door to the adjacent street is one of the most important design factors in establishing the character of River Islands. The diagram on the opposite page illustrates the required yard and street relationships within the Lakeside District. The vignettes that follow provide additional detail. Collector street typical Lot Design Some lots will have front yards on the street and rear yards adjacent to the golf courses. Lots without golf course frontage may have other configurations, however. Lots with Golf Course Frontage

Avoid placing more than 12 lots in sequence without a break

Frontage road with front yards and open fence enhances street scene

Lakeside Drive Masonry wall adjacent to rear or side yards

Lots with Lakeside Drive II–142 II–143 River Islands Urban Design Concept Lakeside

Arterial: rear or side yard; see Appendix B Collector: front yard

Special open space (golf courses): rear or side yard with open fence

Lakeside – Yard Relationship Plan River Islands Development Plan

0 250 1250 Feet North

II–142 II–143 River Islands Urban Design Concept Lakeside

Development Standards Matrix Non-Residential 0 ft, subject to Site Building Heights, Setbacks, Lot Size & Parking Plan and STDRB review The diagram on the following page provide important Building Height (maximum) 35 ft Lot Size (minimum) information regarding development standards for this Residential (L & M) 2400 sf Building Setbacks district. Width (min) 35 ft Arterial Roads Depth (min) 75 ft River Islands Parkway (N & S) Residential (H) – Residential (L & M) Non-Residential no minimum; Front Yard NP subject to Site Plan Side Yard 10 ft and STDRB review Rear Yard * 10 ft, if bldg height Parking ≤ 15 ft; else, 20 ft Residential Residential (H) -All yards – Single Family Detached 2 enclosed/du Non-Residential -All yards 20 ft Single Family Attached 1 covered/du Collector Roads Multiple Family – Lakeside Drive Retail – Residential (L & M) Office – Front Yard 20 ft; permitted with alleys only Side Yard 10 ft Rear Yard 10 ft, if bldg height ≤ 15 ft; else, 20 ft Residential Collector Front Yard 20 ft Side Yard 10 ft Rear Yard NP Local Streets & Alleys Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if garage access from alley Side Yard lot width≤70ft 5 ft lot width>70ft 10 ft one side, 5 ft other side Rear Yard 10 ft, if bldg height ≤ 15 ft; else, 20 ft Garage: front yard 18 ft Garage: side yard 5 ft, or ≥18 ft Garage: rear yard 5 ft Residential (H) -All yards – Non-Residential -All yards – Alleys (20 ft R.O.W.) Residential (L & M) Garage 5 ft

Side Yard Setbacks (Lots on local street) Residential (L & M) lot width≤70ft 5 ft lot width>70ft 10 ft one side Corner Lots 10 ft NP Not Permitted Residential (H) – – Not Applicable * See Appendix for additional clarification II–144 II–145 River Islands Urban Design Concept Lakeside

Arterial Edge: 1 story maximum within 20 feet of arterial road edge; see Appendix B

Elsewhere, 2 story, 35 feet maximum

Lakeside – Building Heights Diagram River Islands Development Plan

0 250 1250 Feet North

II–144 II–145 River Islands Urban Design Concept Woodlands

II–146 II–147 River Islands Urban Design Concept Woodlands

Woodlands

District Overview Woodlands is both golf- and river-oriented. Located on the west end of River Islands, it is bordered on the north and west by the Old River channel of the San Joaquin River, and on the south by Paradise Cut. With more river frontage than any district in River Islands, Woodlands will have numerous riverfront lots with docks for residents’ boats. The championship golf course provides another focus for the district, as does the Olympic School on its eastern edge.

II–146 II–147 River Islands Urban Design Concept Woodlands

The highlighted area of the illustrative plan shows the boundaries and overall character of the district as it might be developed in accordance with the standards for the Woodlands. The labels identify some of the major features of the district.

II–148 II–149 River Islands Urban Design Concept Woodlands

River Edge Park, typical

Back Bay Reserve on Old River, Neighborhood Park typical

Private yacht club

River Edge Park, typical Paseo, typical Woodlands Drive 1/16000 Neighborhood Park, typical

Central Lake K-12 school with Community Park

Golf course clubhouse has access Paradise Cut to Paradise Road without entering residential neighborhoods

Paradise Road

Woodlands River Islands Development Plan

0 500 2500 Feet North

II–148 II–149 River Islands Urban Design Concept Woodlands

Land Use & Neighborhoods Woodlands features a series of small neighborhoods on either side of Woodlands Drive, the road that provides primary access to the district. These neighborhoods will consists primarily of single detached family dwellings, though attached dwellings are permitted along Woodlands Drive.

II–150 II–151 River Islands Urban Design Concept Woodlands

North Woodlands Neighborhood

Central Woodlands Neighborhood

South Woodlands Neighborhood L

1/16000M L L L M L M Medium-density

L Low-density L M L

Woodlands –Land Use River Islands Development Plan

0 500 2500 Feet North

II–150 II–151 River Islands Urban Design Concept Woodlands

Open Space & Recreation The primary open spaces in Woodlands are the golf course, river edges, and Back Bays. Woodlands Drive, which will have the character of a road in a park, will also contribute to the district’s open space system. Neighbor- hood Parks and Paseos will connect from the interior parts of the district to the water’s edge, where views of the river will be the main attraction. A district gathering place located on the Back Bay Reserve at the western edge of the district may feature a yacht club or other private facility to serve district residents.

II–152 II–153 River Islands Urban Design Concept Woodlands

Secondary Loop Trail

Golf Course

Central Lake Levee Remnant Community Park

River Vista Park

Neighborhood Park and Paseo

Back Bay Reserve

Public River Edge or Back Bay Reserve Edge

Woodlands – Open Space Diagram River Islands Development Plan

0 500 2500 Feet North

II–152 II–153 River Islands Urban Design Concept Woodlands

Circulation & Parking Woodlands features a loop-on-loop circulation design. The main loop, Woodlands Drive, provides access to minor loops that occur regularly on either side of Woodlands Drive. Short cul-de-sacs provide access to individual clusters of homes; often, a paseo leading to a neighborhood park connects to the end of the cul-de-sac.

II–154 II–155 River Islands Urban Design Concept Woodlands

Arterial road

Collector streets

Main entry location

Woodlands – Circulation Diagram River Islands Development Plan

0 500 2500 Feet North

II–154 II–155 River Islands Urban Design Concept Woodlands

Landscape Woodlands is a district that is almost entirely within the Delta Landscape areas. As such, the dominant landscape character should be natural in appearance, and the dominant plant materials along Woodlands Drive and on the river edges should be typical riparian trees such as Valley Oaks (Quercus lobata), Poplars (Populus fremontii), and California Sycamores (Platanus californica). Ground plane plantings should primarily be grasses with a natural habit, rather than mowed turf, which should be restricted to limited areas where it is needed for recreation or other similar purposes.

For detailed information regarding the landscape treatment of each of the trees, including cross sections, please refer to the Landscape Master Plan in Part I.

II–156 II–157 River Islands Urban Design Concept Woodlands

Field, Farm & Orchard landscape at K-12 school complex

River Edge

River Terrace

Back Bay Edge

Levee Remnant

Neighborhood Park and Paseo Arterial road

Collector street

Woodlands – Landscape Concept Diagram River Islands Development Plan

0 500 2500 Feet North

II–156 II–157 River Islands Urban Design Concept Woodlands

II–158 II–159 River Islands Urban Design Concept Woodlands

Enhanced architectural elevations

Woodlands – Location of Enhanced Architectural Elevation River Islands Development Plan

0 500 2500 Feet North

II–158 II–159 River Islands Urban Design Concept Woodlands

Landscape on River Edge by builder; Site Development Standards See the tree type requirements in Development Standards Matrix Landscape Master Plan The Development Standards Matrix on page II-162 Landscape on river terrace by home owner includes the typical building height, setback, lot size and parking standards for this district. Additional standards are

Setbacks from river edge contained in the Appendix. Yard Relationship Lots typically have irregular shapes The relationship of the front door to the adjacent street is one of the most important design factors in establishing the character of River Islands. The diagram on the opposite page illustrates the required yard and street relationships within the Woodlands District. The vignettes that follow provide additional detail.

Lot Design Some lots will have front yards on the street and rear yards Lots with River Frontage adjacent to the water or golf courses. Lots without water and golf course frontage may have other configurations, however.

Collector street typical

Fence or property line must be minimum 50% open

Residential lots with rear or side yard adjacent to golf course

Lots typically have irregular shapes

Setback from Back Bay edge

Landscape on river terrace by home owner

Landscape on Back Bay Edge by builder; See the tree type requirements in Landscape Master Plan Lots with Golf Course Frontage Lots with Back Bay Frontage II–160 II–161 River Islands Urban Design Concept Woodlands

Arterial: rear or side yard; see Appendix B Collector: front yard

Paseo: side or rear yard with open fence Special open space (golf courses): rear or side yard with open fence

Special open space (River): rear or side yard with open fence

Woodlands – Yard Relationship Plan River Islands Development Plan

0 500 2500 Feet North

II–160 II–161 River Islands Urban Design Concept Woodlands

Development Standards Matrix Building Heights, Setbacks, Lot Size & Parking Water Edge Setbacks -All yards The diagram on the following page provide important 50 ft San Joaquin, Old River, Paradise Cut Building Height (maximum) information regarding development standards for this (Apartments) (slope edge) Residential 20 ft Building Setbacks district. Non-residential 20 ft Arterial Roads Paradise Road Residential (L & M) Side Yard Setbacks (Lots on local street) Residential (L & M) lot width 70ft 5 ft Front Yard NP ≤ lot width>70ft 10 ft one side Side Yard 10 ft Corner Lots 10 ft Rear Yard * 10 ft, if bldg height ≤ 15 ft; else, 20 ft Non-Residential 0 ft, subject to Site Non-Residential 20 ft Plan and STDRB review Woodlands Drive Residential (L & M) Lot Size (minimum) Residential (L & M) 2400 sf Front Yard 20 ft; permitted with alleys only Width (min) 35 ft Side Yard 10 ft Depth (min) 75 ft Rear Yard * 10 ft, if bldg height Non-Residential no minimum; ≤ 15 ft; else, 20 ft subject to Site Plan Residential (H) -All yards – and STDRB review Non-Residential -All yards – Parking Collector Roads Residential Residential Collector Single Family Detached 2 enclosed/du Front Yard 20 ft Single Family Attached 1 covered/du Side Yard 10 ft Multiple Family – Rear Yard NP Retail – Local Streets & Alleys Office – Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if garage access from alley Side Yard lot width≤70ft 5 ft lot width>70ft 10 ft one side, 5 ft other side Rear Yard 10 ft, if bldg height Paseo width 50 feet ≤ 15 ft; else, 20 ft minimum; Connect to local Garage: front yard 18 ft neighborhoods /parks Garage: side yard 5 ft, or ≥18 ft Garage: rear yard 5 ft Cul-de-sacs align to provide Residential (H) -All yards – sidewalk access Non-Residential -All yards – Alleys (20 ft R.O.W.) Fences adjacent to paseo must Residential (L & M) be 30% opening Garage 5 ft

Side yard preferred adjacent to paseos; rear yard permitted NP Not Permitted – Not Applicable * See Appendix for additional clarification Lots with Paseo Access II–162 II–163 River Islands Urban Design Concept Woodlands

3 story, 50 feet maximum

Water Edge: 25% one story buildings required

Arterial Edge: 1 story maximum within 20 feet of arterial road edge; see Appendix B

Elsewhere, 2 story, 35 feet maximum

Woodlands – Building Heights Diagram River Islands Development Plan

0 500 2500 Feet North

II–162 II–163 River Islands Urban Design Concept

II–164 Appendix

The appendix contains information common to many districts, or a summary of

A - Development Standards Summary

B - Special Rear Yard Setbacks

C - Typical lot Design Standards

D - Alternative Lot Designs

E - Cross Section Key Map River Islands Urban Design Concept Appendix

ii iii River Islands Urban Design Concept Appendix

A - Development Standards Summary

ii iii River Islands Urban Design Concept Appendix

River Islands at Lathrop Key:

Summary Development Standards – Not Applicable NP Not Permitted District Road Center Lakeside Old River Woodlands East Village Lake Harbor Employment Town Center Town Paradise Cut Development Standard Category Village West

Development Standards Matrix

Building Height (maximum) 125 ft 125 ft 50 ft 50 ft 35 ft 35 ft 35 ft 50 ft – (Apartments) (Apartments) (Apartments) Building Setbacks

Arterial Roads

River Islands Parkway (N & S) Residential (L & M) Front Yard NP – NP NP NP NP NP – – Side Yard 10 ft – 10 ft 10 ft 10 ft 10 ft 10 ft – – Rear Yard (See Appendix B) 10 ft, if bldg – 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg – – height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; else, 20 ft else, 20 ft else, 20 ft else, 20 ft else, 20 ft else, 20 ft Residential (H) -All Yards 20 ft – 20 ft 20 ft – – – – – Non-Residential -All Yards 0–10 ft – 20 ft 20 ft 20 ft 20 ft 20 ft – –

Golden Valley Parkway – 30 ft – – – – – – –

Paradise Road Residential (L & M) Front Yard – – – – – – – NP – Side Yard – – – – – – – 10 ft – Rear Yard (See Appendix B) 10 ft, if bldg – height ≤ 15 ft; – – – – – – – else, 20 ft Residential (H) -All Yards – – – – – – – – – iv v River Islands Urban Design Concept Appendix

River Islands at Lathrop Key:

Non-Residential – – – – – – – 20 ft –

Lake Harbor Boulevard Residential (L & M) Front Yard – – – – – – – – – Side Yard – – – – – – – – – Rear Yard (See Appendix B) – – – – – – – – Residential (H) -All Yards – – – – – – – – – Non-Residential -All Yards – 30 ft – – – – – – –

Woodlands Drive Residential (L & M) Front Yard – – – – – – – 20 ft; permitted – with alleys only

Side Yard – – – – – – – 10 ft – Rear Yard (See Appendix B) – – – – – – – 10 ft, if bldg – height ≤ 15 ft; else, 20 ft

Residential (H) -All Yards – – – – – – – – – Non-Residential -All Yards – – – – – – – – –

Collector Roads

Broad Street Residential (L & M) Front Yard 20 ft – 20 ft – – – – – – Side Yard 10 ft – 10 ft – – – – – – Rear Yard NP – NP – – – – – – Residential (H) -All Yards 20 ft – – – – – – – – iv v River Islands Urban Design Concept Appendix

River Islands at Lathrop Key:

Non-Residential -All Yards 20 ft 20 ft 20 ft – – – – – –

Commercial Street Residential (L & M) Front Yard 20 ft – 20 ft – – – – – – Side Yard 10 ft – 10 ft – – – – – Rear Yard NP – NP – – – – – – Residential (H) -All Yards 10 ft – 20 ft – – – – – – Non-Residential -All Yards (See 0–10 ft – 0–10 ft – – – – – – Town Center District Standards)

Lakeside Drive Residential (L & M) Front Yard – – – – – – 20 ft; permitted – – with alleys only Side Yard – – – – – – 10 ft – – Rear Yard – – – – – – 10 ft, if bldg – – height ≤ 15 ft; else, 20 ft

Old River Road Front Yard – – – – – 20 ft, outside – – – curve; 15 ft inside curve

Side Yard – – – – – 10 ft – – – Rear Yard – – – – – NP – – –

Canal Street (inc OS in TC) Residential (L & M) Front Yard 0 ft – 30 ft 30 ft – – – – – vi vii River Islands Urban Design Concept Appendix

River Islands at Lathrop Key:

Side Yard 0 ft – 30 ft 30 ft – – – – – Rear Yard NP – NP NP – – – – – Residential (H) -All Yards 0 ft – – – – – – – – Non-Residential -All Yards 0 ft – 30 ft 30 ft – – – – –

Residential Collector Front Yard – – 20 ft 20 ft 20ft 20 ft 20 ft 20 ft – Side Yard – – 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft – Rear Yard – – NP NP NP NP NP NP –

Employment Center Collector – 15 ft – – – – – – –

Local Streets & Alleys

North Water Street Residential (L & M) Front Yard 20 ft – – – – – – – – Side Yard 10 ft – – – – – – – – Rear Yard NP – – – – – – – – Residential (H) -All Yards 20 ft – – – – – – – – Non-Residential -All Yards (See 0 ft – – – – – – – – Town Center District Standards)

South Water Street Residential (L & M) Front Yard 20 ft – – – – – – – – Side Yard 10 ft – – – – – – – – Rear Yard NP – – – – – – – – Residential (H) -All Yards 20 ft – – – – – – – –

vi vii River Islands at Lathrop Key:

Non-Residential -All Yards (See 20 ft – – – – – – – – Town Center District Standards)

Local Neighborhood Residential (L & M) Front Yard 15 ft; 10 ft if – 15 ft; 10 ft if 15 ft; 10 ft if 15 ft; 10 ft if 15 ft; 10 ft if 15 ft; 10 ft if 15 ft; 10 ft if – garage access garage access garage access garage access garage access garage access garage access from alley from alley from alley from alley from alley from alley from alley

Side Yard lot width≤70ft 5 ft – 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft – lot width>70ft 10 ft one side, 5 – 10 ft one side, 5 10 ft one side, 5 10 ft one side, 5 10 ft one side, 5 10 ft one side, 5 10 ft one side, 5 ft other side ft other side ft other side ft other side ft other side ft other side ft other side Rear Yard 10 ft, if bldg – 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg 10 ft, if bldg – height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; height ≤ 15 ft; else, 20 ft else, 20 ft else, 20 ft else, 20 ft else, 20 ft else, 20 ft else, 20 ft

Garage: front yard 18 ft – 18 ft 18 ft 18 ft 18 ft 18 ft 18 ft – Garage: side yard 5 ft or ≥18 ft – 5 ft, or ≥18 ft 5 ft, or ≥18 ft 5 ft, or ≥18 ft 5 ft, or ≥18 ft 5 ft, or ≥18 ft 5 ft, or ≥18 ft – Garage: rear yard 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft Residential (H) -All Yards 0 ft * – – 20 ft – – – – – Non-Residential -All Yards 0 ft * 20 ft – 20 ft – – – – –

Alleys (20ft R.O.W.) *See Section Residential (L & M) Garage 5 ft – 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft

Water Edge Setbacks 20 ft

San Joaquin, Old River, Paradise Cut (slope edge)

Residential All Yards 20 ft – 20 ft 20 ft – 20 ft – 20 ft – River Islands at Lathrop Key:

Non-residential -All Yards 20 ft – 20 ft 20 ft – 20 ft – 20 ft –

Central Lake (high water) Residential Rear Yard 20 ft – 20 ft 20 ft 15 ft inner harbor – – – – 20 ft lake front Side Yard 20 ft – 20 ft 20 ft 10 ft inner harbor 20 ft lake front Non-residential -All Yards 20 ft 30 ft 20 ft 20 ft – – – – –

Side Yard Setbacks (Lots on local street)

Residential (L & M) lot width≤70ft 5 ft – 5 ft 5 ft 5 ft 5 ft 5 ft 5 ft – lot width>70ft 10 ft one side – 10 ft one side 10 ft one side 10 ft one side 10 ft one side 10 ft one side 10 ft one side – Corner Lots 10 ft – 10 ft 10 ft 10 ft 10 ft 10 ft 10 ft –

Residential (H) 20 ft – – – – – – – –

Non-Residential 0 ft, subject to 0 ft, subject to 0 ft, subject to 0 ft, subject to 0 ft, subject to 0 ft, subject to 0 ft, subject to 0 ft, subject to – Site Plan and Site Plan and Site Plan and Site Plan and Site Plan and Site Plan and Site Plan and Site Plan and STDRB review STDRB review STDRB review STDRB review STDRB review STDRB review STDRB review STDRB review

Lot Size (minimum)

Residential (L & M) 2400 sf – 2400 sf 2400 sf 2400 sf 2400 sf 2400 sf 2400 sf – Width (min) 35 ft – 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft – Depth (min) 75 ft – 75 ft 75 ft 75 ft 75 ft 75 ft 75 ft –

Residential (H) 20,000 sf – – – – – – – – River Islands Urban Design Concept Appendix

River Islands at Lathrop Key:

Non-Residential no minimum; 1 acre no minimum; no minimum; no minimum; no minimum; no minimum; no minimum; – subject to Site subject to Site subject to Site subject to Site subject to Site subject to Site subject to Site Plan and STDRB Plan and STDRB Plan and STDRB Plan and STDRB Plan and STDRB Plan and STDRB Plan and STDRB review review review review review review review Parking

Residential Single Family Detached 2 enclosed/du – 2 enclosed/du 2 enclosed/du 2 enclosed/du 2 enclosed/du 2 enclosed/du 2 enclosed/du – Single Family Attached 1 covered/du – 1 covered/du 1 covered/du – 1 covered/du 1 covered/du 1 covered/du – Multiple Family 1.5/du – – 1.5/du – – – – –

Retail 3 spaces/1000 4 spaces/1000 sf – 4 spaces/1000 sf – – – – – sf; on-street spaces included

Office 4 spaces/1000; 4/1000 sf – 4 spaces/1000 sf – – – – – on-street spaces included

Minimum landscape setback to fence or wall No curb Minimum separation of 26' garage doors

6' 20'

Alley: Provides access to rear-loaded dwellings x xi River Islands Urban Design Concept Appendix

B - Special Rear Yard Standards

The following standards apply to rear yards adjacent to arterial roads within River Islands, including North and South River Islands Parkway, Paradise Road.

x xi River Islands Urban Design Concept Appendix

Two story

One story; 15 feet max height

Wall in R.O.W., typical; Max height 7 feet un- less sound mitigation requires higher wall

10'

Arterial road R.O.W. or required landscape easement adjacent to arterial road 20'

Rear Yard Cross Section II-76. Rear Yard Relationship

Maximum 14 lots or 750-LF of rear or side yards

Paseo, street R.O.W. , park or other break in building mass that is ≥ 50 feet

No more than two Sequences #1 site plans are permitted along same street

Where two Sequences occur across the street from one another, the adjacent sequence must have alternative Sequence

Rear or side yard length ≥ 90 feet

Rear Yard Lot Sequence #1

xii xiii River Islands Urban Design Concept Appendix

Loop streets extend to arterial road to create opening along arterial road

Front yards or rear yards face arterial road

Arterial road

Side yard length ≥ 90 feet

Local street

Rear Yard Lot Sequence #2

Local streets or cul-de-sacs extend to arterial road to create opening along arterial road

Arterial road

Side yard length ≥ 90 feet

Rear Yard Lot Sequence #3 xii xiii River Islands Urban Design Concept Appendix

xiv xv River Islands Urban Design Concept Appendix

C - Typical Lot Design Standards

The site plans on the following pages are intended to illustrate typical lot design and building placements. They are not intended to be exhaustive, however, and other building placements may be acceptable, subject to review and approval by STDRB.

Similarly, the following table contains typical lot dimensions and building coverage. Other dimensions may be acceptable, subject to review and approval of the STDRB.

Width1: Interior lot Width2: Corner lot Area Length Width 1 Width 2 Coverage 4000 sf 90’ 45’ 50’ 50% 4500 sf 90’ 50’ 55’ 50% 5000 sf 100’ 55’ 55’ 50% 6000 sf 100’ 60’ 65’ 45% 7000 sf 100’ 70’ 75’ 45% Length 8000 sf 115’ 70’ 75’ 40%

Building coverage; shape may vary Typical Lot Dimensions

xiv xv River Islands Urban Design Concept Appendix

Minimum rear yard – 15 feet

Garage (front entry) minimum 18 feet

Minimum side yard – 5 feet; 10 feet to adjacent building W1 W2 50’ 50’ 50’55’ 55’ 55’ Garage (side entry); Allow 26 feet clear for side entry

Side yard privacy fence; Minimum 10 feet

15’ 23’ Garage (front entry) side loading; <5 feet or ≥18 feet 15’ 15’ 23’ 23’

18’ Side yard; Minimum 10 feet 18’ 18’

10’ 10’ 10’ 10’ 10’ 10’ 100’ 100’ 100’ L

25’ Enhanced architectural elevations 25’ 25’ 19’ 18’ 19’ 19’ 18’ 18’ Open corner entries to both streets

Front yard; Minimum 15 feet

Front yard privacy fence; Minimum 18 feet 60’ 60’ 60’ Street trees R.O.W. Parkway; Mowed grasses maintained by home owner

Single Family Detached

Standard Center Lot – Front Loaded xvi xvii River Islands Urban Design Concept Appendix

W145’ W250’ Front yard; Minimum 15 feet

15’ Enhanced architectural elevations 90’

L 10’ Property lines may be adjusted to permit buildings to have “0-lot line” relationships

Vary garage location and orientation to increase variation in street scene 5’ Side yard privacy fence; Minimum 10 feet

Garage (side entry) side loading; <5 feet or ≥18 feet

20’ Front yard privacy fence; Minimum 18 feet

Open corner entries to both streets 27’

Street trees Parkway; mowed grasses maintained by home owner 60’

Garage (front entry) minimum 18 feet 60’ R.O.W. typical

Single Family Detached – Zero Lot Line xvi xvii River Islands Urban Design Concept Appendix

W150’ W255’ 50’ 55’ Minimum side yard – 0 feet provided 10 feet between buildings; subject to site plan review

Front yard; Minimum 15 feet 15’

15’ 23’

18’

10’ 10’

90’ 10’ L 100’ 60’ 60’

Rear privacy fence; Minimum 6 feet

25’ 6’ Guest parking space; Minimum 8 feet X 20 feet 19’ 18’ 18’ 19’

Alley18’ 20’ 19’

26’ Side yard privacy fence setback; Minimum 10 feet 20’ min 25’

25’ Side yard setback; Minimum 10 feet 60’ 100’

100’

10’

10’ 10’

’ 18

23’ 15’ 23’ 15’

Enhanced architectural elevations 50’ 55’ 50’

55’ 28’ parking one side 48’ 28’ Street trees 48’ R.O.W. typical

Single Family Detached with Alley – Rear Loaded xviii xix 10’ ’ 18 23’

River Islands Urban Design Concept Appendix 55’ 10’ ’ 18

23’ 19’

55’ 75’ typical Guest parking space

10’ 75’ ’ 18

23’ Minimum setback to arterial or collector; 15 feet

Elevation enhanced against to arterial roads 25’

55’ 60’ 19’ 100’ 10’

15’

15’ Minimum distance from garage to edge of 19’ driveway easement; 26 feet

50’ 60’ 100’ 50’ 25’

18’ 18’ 10’ 50’ 50’ typical Maximum lot depth; 3 lots, 150’

Driveway easement; 20 feet wide, typical 15’ 15’ 25’

60’ 18’ 100’ Property lines may be adjusted to permit buildings to have “0-lot line” 50’ 10’

10’ 32’

50’ relationships

18’ 100’ 60’

25’ 15’ 15’ 50’

20’ 10’ 18’ 18’

25’ 50’

100’ 19’ 60’ 6’ 15’

Street trees 10’

100’ 19’ 60’ 55’ 25’ 23’ 18 ’ 10’ 55’

60’ Enhanced architectural elevations 19’ 23’ 18 60’ R.O.W. typical ’ 10’ 55’ Single Family Detached with Driveway – Stub Loaded

xviii 23’ xix 18 ’ 10’ River Islands Urban Design Concept Appendix

Landscape; parkway For lots 60 feet wide or more, side yard setbacks note (typical) shall be 10 feet minimum, one side, 5 feet opposite side

Front yard; minimum 20 feet Top of slope Typical low water level

Distance varies

20’

68’

Property line; Location varies 23’

Floating boat dock, max 10 feet x 20 feet

Dock access; max 8’ wide; See Dock Standards

3 car garages permitted

28’

Open space and landscape easement; to be maintained by home owner, see landscape requirement

All water falling on this side of top of slope to drain to street Minimum setback ; 20 feet Enhanced architectural elevations

Single Family Detached – Typical Private Water Front Lot xx xxi River Islands Urban Design Concept Appendix

D - Alternative Lot Designs

The diagrams on the following pages illustrate creative approaches to single family residential neighborhood design. Such approaches are permitted in River Islands, subject to review by the STDRB, which may recommend setbacks and lot coverages that vary from standards, conditions described in the Development Standards Summary, or in Appendix C.

xx xxi River Islands Urban Design Concept Appendix

Driveway access, 20 feet minimum

Garage, typical Minimum lot size 2,400 sf; Lots may vary in size Front door, typical

Private yard, typical

Minimum setback to property line; 15 feet

Common area landscape, typical

Typical fence location; Subject to all setback requirements

Side walk access to front doors, typical

Common garage access court 200.000’

Garage access, 18 feet minimum Setback adjacent to local street; 15 feet

Alternative #1 xxii xxiii River Islands Urban Design Concept Appendix

Driveway access, 20’ minimum

Minimum lot size 2400sf; Lots may vary in size Front door, typical

Typical fence location; Subject to all setback requirements

Minimum setback to property line; 5’ Garage, typical

Private yard, typical

Common garage access court 200.000’

Side walk access to front doors, Setback adjacent to local street; 15’ typical

Alternative #2 xxii xxiii River Islands Urban Design Concept Appendix

Driveway access, 20 feet minimum

Front door, typical Minimum lot size 2,400 sf; Lots may vary in size Common area landscape, typical

Minimum setback to property Garage, typical line; 5 feet 200.000’

Private yard, typical

Typical fence location; Subject to all setback requirements

Setback adjacent to local street; 15 feet

Side walk access to front doors, typical

Alternative #3 xxiv xxv River Islands Urban Design Concept Appendix

Minimum lot size 2,400 sf; Lots may vary in size

Front door, typical

Typical fence location; Subject to all setback requirements

Garage, typical

Minimum setback to property line; 5 feet

Private yard, typical

Alley Common area courtyard Alley

Garage access, 18 feet minimum

Side walk access to front doors, Setback adjacent to local street; typical 15 feet

Alternative #4 xxiv xxv River Islands Urban Design Concept Appendix

xxvi xxvii River Islands Urban Design Concept Appendix

E - Cross Section Key Map

xxvi xxvii River Islands Urban Design Concept Appendix

River Islands Development Plan

0 1000 5000 Feet North xxviii xxix River Islands Urban Design Concept Appendix

21 2 3

17 5 22

16 7

31 14 27 19 18 29 32 28 34 23 9 10 11 12 1 I-8: A 17 I-70: E 33 II-31: D 13 20 2 I-10: A / I-71: F 18 I-73: A 34 II-32: F 8 33 25 I-11: B / I-91: A II-104: A 36 1 3 19 I-73: B 35 37 4 I-12: A/ I-88: A 20 I-74: A 36 II-104: B 4 5 I-16: A/ I-71: G 21 I-91: B 37 II-105: C 35 26 6 I-16: B / I-92: B 22 I-93: A 24 30 I-22: A 7 23 I-96: A 15 8 I-22: B/ I-96: B 24 I-97: C 9 I-30: A/ I-111: C 25 I-97: D 10 I-32: B/ I-109: A 26 I-99: E 11 I-34: C 27 I-110: B 12 I-36: D 28 I-114: C 13 I-69: A 29 I-115: E 14 I-69: B/ I-115: D 30 I-118: G 15 I-69: C 31 II-30: A 16 I-70: D 32 II-31: C / II-32: E

Cross Section Key Map River Islands Development Plan

0 1000 5000 Feet North xxviii xxix