HomeMy WebLinkAboutMINUTES - 10051993 - H.3 14 .5
TO: BOARD OF SUPERVISORS
FROM: VALENTINE ALEXEEFF, DIRECTOR
GROWTH MANAGEMENT & ECONOMIC DEVELOPMENT AGENCY
DATE: September 16, 1993
SUBJECT: CONDITIONS FOR A 21st CENTURY
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the "Conditions for a 21st Century" as recommended by
the Internal Operations Committee.
2 . Direct the Director, Community Development Department, to
comment on developments in other jurisdictions with these
conditions when the development has the potential to generate
a minimum of 100 pm peak hour trips and to provide a more
detailed review when the project has the potential to generate
500 or more pm peak hour trips beginning October 1, 1993 .
3 . Direct the Director, Growth Management & Economic Development
Agency, to distribute the "Conditions for a 21st Century" to
other jurisdictions, the Building Industry Association,
Associated General Contractors, major homeowners associations,
municipal advisory councils, and other community groups who
may be interested.
4 . Direct the Director, Community Development Department, -to
incorporate the "Conditions for a 21st Century" into the
Department's "Standard Conditions of Approval" currently being
completed.
FISCAL IMPACT
None.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On February 2 , 1993 the Board of Supervisors asked the Director,
Growth Management & Economic Development Agency (GMEDA) , to prepare
standardized policies and conditions of approval w4ich the County.
CONTINUED ON ATTACHMENT: X YES SIGNATURENJ
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON October 5, 1993 APPROVED AS RECOMMENDED XX OTHER
All persons desiring to speak were heard. The Board ACCEPTED "Conditions fora 21st
Century" as intended policy guidelines, and REQUESTED COUNTY Counsel and GMEDA staff to
review in congnction with the County General Plan, with a report back to the Board on
October 19, 1993, determination agenda.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
XXUNANIMOUS (ABSENT - - - TRUE AND CORRECT COPY OF AN
AYES NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE' SHOWN.
Contact:Debbie Aime - 646-2031
Orig: Community Development .Department ATTESTED October 5, 1993
cc: Community Development Department PHIL BATCHELOR, CLERK OF
GMEDA THE BOARD OF SUPERVISORS
AND COUNTY ADMINISTRATOR
BY DEPUTY
2 .
could share with other jurisdictions in an effort to encourage
other jurisdictions to condition development project in such a way
as to be consistent with the provisions of Measure "C" and have
uniform development within the County and cities and town.
The Internal Operations Committee met with the Director, Growth
Management & Economic Development Agency, and staff from the
Community Development Department on April 12, 1993 and April 26,
1993 to discuss the conditions and modifications prior to their
circulation. The Board of Supervisors on May 10, 1993 requested
all comments from interested agencies and cities to be received by
July 15, 1993 and for the Director of GMEDA to report back to the
Internal Operations Committee with the received comments and
recommendations.
The Internal Operations Committee, Director of GMEDA, and staff
from the Community Development Department met on September 13 , 1993
with responses and recommendations. The "Conditions for a 21st
Century" attached to this order is the outcome of that meeting.
DJA/aa
BDVII/cent.DJA
9/16/93
i
0� �~' BUILDING INDUSTRY ASSOCIATION
' R
P. O. BOX 5160 • 200 PORTER DR., SUITE 200
BSAN RAMON, CA 94583
BUILDING INDUSTRY ASSOCIATION (510) 820-7626 Fax (510) 820-7296
September 27, 1993
VIA FACSIMILE AND FIRST CLASS MAIL
RECEIVED P�'►�--
Supervisor Tom Torlakson, Chair
Board of Supervisors SEP 2 8 1993
Contra Costa County
651 Pine Street CLERK BOARD OF SUPERVISORS
Martinez, CA 94553-1229 CONTRA COSTA CO.
RE: Item H.1. - September 28, 1993 Agenda - Conditions of Approval
Dear Supervisor Torlakson and members of the Board:
I am very concerned that the Board is being asked to approve a set of policies and conditions
of approval without a thorough review, especially legal review.
As you will recall, when this issue was last before you on May 10, 1993, I asked the Board
to request that staff identify where the authority or source for each of the proposed policies
or conditions is found in either state or local law. I expressed concern that some of the
proposed policies or conditions either conflicted with existing laws and policies or created
new policies and conditions that have little or no basis in state law or current county policies.
The Community Facilities conditions of approval on page 16 provide perfect examples of
what I am concerned about. The Child Care condition conflicts with your current Child Care
ordinance in'both intent and operation. The Library condition creates either a new impact
fee or a Mello-Roos Tax district without following the procedures found in State law which
require much more analysis and public input. The Senior Center condition has no
justification in any current or proposed State law or County ordinance.
Clearly, this document needs additional review along the lines I suggested on May 10, 1993.
After such a review it will become evident which provisions need additional study and public
input. I apologize for not being able to attend tomorrow's hearing due to a previously
scheduled meeting in Brentwood. I would appreciate being kept informed of your actions on;
this issue.
Z*er
G
Executive Director,
Local Governmental Affairs
EASTERN WEST BAY SOUTHERN NORTHERN
DIVISIONAL OFFICES: (510)820-7626 (408)977-1490 (408)977-1490 (707)584-9133
�• a Membe� San Ramon San Jose San Jose Rohnert Park
CIAO AFFILIATED WITH NATIONAL ASSOCIATION OF HOME BUILDERS AND CALIFORNIA BUILDING INDUSTRY ASSOCIATION
6 m i'DA
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CONDITIONS FOR A
. 21ST CENTURY COMMUNITY
Prepared by Growth Management and
Economic Development Agency with
Support from Public Works and
Community Development
Debbie Aime, Lead
TABLE OF CONTENTS
PAGE
NUMBER
PRINCIPLES FOR A 21ST CENTURY COMMUNITY . . . . . . . . . . . . . . . . . . . . . 2
INTEGRATED TRANSPORTATION SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
INTERNAL ROAD SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
WATER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
SANITARY SEWER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
RECLAIMED WATER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
FLOOD CONTROL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
POLICE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
FIRE PROTECTION/EMERGENCY MEDICAL SERVICE RESPONSE . . . . . . . 14
SCHOOLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
PARKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
OPEN SPACE AND TRAILS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
DESIGN CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
AFFORDABLE HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
WASTE MINIMIZATION/ENERGY CONSERVATION . . . . . . . . . . . . . . . . . . . 23
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PRINCIPLES FOR A 21ST CENTURY COMMUNITY
The overall goal for new development in Contra Costa County is to plan, design and
construct 21st century communities that provide a balance of housing and economic,
development.
1. Provide within new communities, infrastructure to a level that, supports an
adequate quality of life.
2. Assure a sustained level of police and fire services.
3. Provide adequate parks, recreation facilities and open space.
4. Incorporate into infrastructure design goals related to transportation, child care,
water conservation/reclamation, air quality, etc.
5. Reserve and locate school sites to mitigate subregional traffic generation as well
as meet educational needs.
6. Design a community that results in a net economic benefit to the subregion.
7. Assess the impacts of the project on County services and fairly share revenues
from the development to meet subregional facility and County service needs..
8. Provide a community that will be developed in accordance with growth
management, transportation, and other service and subregional standards.
9. Allow phased development of the project when each phase can meet infrastructure
level of service and performance standards.
10. Provide within new communities, a mixture of land uses that afford convenient
access to a variety of activities while reducing dependence on the automobile.
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INTEGRATED TRANSPORTATION SYSTEM
POLICIES
1. Demonstrate use of alternative forms of transportation, especially transit, in order
to provide necessary services to transit-dependent persons and to help minimize
automobile congestion and air pollution.
2. Provide park-and-ride areas at locations along the arterial street network to serve
transit stops and to serve as meeting points for ridesharing.
3. Extend public transit to provide alternative means of access within the subregion
and to major off-site destinations.
4. Maximize connections between Class I bicycle trail system and transit hub park
and ride lots, transit stops, and future rail transit stations. The pedestrian path and
sidewalk system should provide short and convenient routing to schools,
commercial areas, park and ride lots, transit stops, and the future rail transit
stations.
5. Develop systems of safe and convenient bicycle routes, hiking and riding trails
throughout the subregion.
6. Design an efficient transportation system and overall project that minimizes air
quality impacts. (Consider a range of options from installing electric car recharge
facilities to prohibiting gas-powered lawnmowers.)
7. Incorporate pedestrian and bicycle paths throughout the project.
8. Maximize the potential for telecommuting by wiring every home for
telecommunication and reserving land for telecommuting centers
9. Adopt plans to enhance the capacity of freeway corridors. Possible TSM
measures include ramp metering, high-occupancy vehicle lanes, and an integrated
Traffic Operations System (TOS) currently considered by Caltrans.
10. Support adoption of regional land use plans that address the jobs/housing
imbalance of existing General Plans and that seek to lessen the demand for
automobile travel into, out of, and-through the subregional transportation system.
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11. Provide for a broad level TDM program, that considers such options as micro-
shuttle service, school bus service, express bus service to major business centers,
and rail transit stations.
12. Demonstrate compliance with the provisions of the Growth Management Program
and the Congestion Management Program.
13. Provide rights of way for future transit and transportation systems.
14. Provide for an overall project design that will accommodate efficient and
convenient transit routing and maximize transit ridership.
15. Encourage and maximize the use of alternative travel needs by providing
connectivity between the various transportation facilities (pedestrian, bicycle, auto,
transit, fixed guideway) and by providing a public education system advising
residents of commute alternatives and transit opportunities.
16. Encourage higher density housing along main arterials and transit routes to
maximize transit ridership.
17. Encourage and provide for the safe and convenient use of bicycles as an
alternative mode of travel.
CONDITIONS OF APPROVAL
1. The project proponents shall participate in a regional transportation mitigation
program as determined through the Measure C-88 growth management process
to ensure each project proponent is paying their share of the costs associated with
the project. The amount of any regional transportation fee or assessment shall be
calculated by using the rate in effect at the time of issuance of a building permit
or certificate of occupancy for this project, or as otherwise determined by the
agency with legal authority to set such fees.
2. The project shall incorporate provisions to accommodate alternate forms of
transportation such as construction of park-and-ride lots, bikeways and pedestrian
paths linking residential areas to major activity centers, bicycle parking, commercial
and service facilities to serve the project and nearby neighborhoods, bus turn-outs
and passenger shelters, and reservation of right-of-way for future rail transit.
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3. The development plan/vesting tentative map shall include provisions for
construction of a collector road system that provides efficient and convenient bus
routing within 'A mile of 80% of the project households. Where feasible, cul-de-
sacs that back up to arterial or collectors shall have a pedestrian/bicycle path
between the cul-de-sac and the road to allow convenient access to transit stops.
Transit providers shall be consulted to ensure that the circulation plans will allow
them to provide efficient service.
4. The bikeway system shall be supplemented by on-street bicycle lanes, in which
parking is prohibited, on appropriate local roads to access all neighborhood
commercial areas, parks, schools, convenience retail areas, transit stops, and
park-and-ride lots. Bicycle lockers and sheltered bicycle racks shall be provided
at convenience retail areas, commercial areas,transit hubs, and park and ride lots.
Bicycle racks shall also be provided at all transit stops.
5. The project proponents shall cooperate with an ongoing transportation demand
management (TDM) programs during the buildout of the project. The TDM
monitoring program shall include, but not be limited to, data on Average Vehicle
Ridership, as defined by the BAAQMD, for the work trips of residents.
6. The project proponents shall work with the local telephone company to ensure that
all housing units are wired for electronic technologies that accommodate
telecommuting by residents.
7. The jurisdiction shall require project proponents to work with the regional bodies
to study the feasibility of light rail or other appropriate transit alternatives.
8. Ensure that transit service shall be provided at a level that will collectively, with
other transportation strategies, achieve the Bay Area Air Quality Management
District goal for "average vehicle ridership (AVR)" or "vehicle to employee ratio
(VER)".
9. Traffic signals at major thoroughfares shall be designed with transit preemption
devices.
10. Transit stops and bus pullouts shall be installed along transit routes at locations
designated by the transit provider. The transit stop shall include covered bicycle
racks and pedestrian shelters.
11. Construct park and ride lots at appropriate locations within the project.
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12. Construct improvements necessary to provide the levels of service on the road
network required by the Growth Management Program (Measure C-88).
13. Dedicate all rights of way necessary for the ultimate expansion of the
transportation and transit network.
14. The developers shall provide, within the garage area of all new homes, a separate
electrical conduit for charging of electric-powered vehicles.
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INTERNAL ROAD SYSTEM
POLICIES
1. Develop a circulation network of neighborhood streets that minimizes heavy
through-traffic, while at the same time providing a network of streets conducive to
transit routing.
2. Provide levels of service on the basic routes outlined in the Growth Management
Program.
CONDITIONS OF APPROVAL
1. Construct bicycle and pedestrian facilities that provide safe access to
neighborhood commercial areas, parks, schools, convenience retail areas, transit
stops, and park and ride lots.
2. Provide levels of service on the basic routes outlined in the Growth Management
Program. (Rural peak hour = LOS C; Semi-rural = High LOS C; Suburban = Low
LOS D; Urban = High LOS D; Central Business District = Low LOS E)
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WATER
POLICIES
1. Ensureop table water supplies are sufficient in quality and quantity to provide for
domestic consumption and fire protection. (non-potable system may be used for
fire protection, if approved.)
2. Require Best-Management Practices'water conservation and efficiency measures.
3. Plant drought-tolerant landscaping, including native plants and grasses, native
trees, and wildflowers.
CONDITIONS OF APPROVAL
1. The jurisdiction, in consultation with the water purveyor, shall require installation of
dual main lines (latest available and approved technology) to allow for the use of
reclaimed and/or recycled water for irrigation of public landscaping and recreation
areas.
2. All units shall be equipped with low-flow toilets and restricted water devices.
3. Prior to recording the final map, provide proof that adequate water facilities can be
provided.
4. All open space, median strip, and private lot landscaping shall consist of non-
invasive, drought-tolerant, low-water use plant species.
5. The jurisdiction shall require that all open space, median strip, and private lot
landscaping consist of non-invasive, drought-tolerant, low-water-use plant species
consistent with the Water Conservation and Landscape Ordinance.
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SANITARY SEWER
POLICIES
1. Opportunities for using reclaimed wastewater shall be identified and developed in
cooperation with sewer service and water service agencies.
2. The need for sewer system improvements shall be reduced by incorporating water
conservation measures which reduce flows into the sanitary sewer system.
CONDITIONS OF APPROVAL
1. Prior to recording the final map, provide proof that adequate sanitary sewer
quantity and quality can be provided.
2. Jurisdiction shall identify opportunities for using reclaimed wastewater and develop
in cooperation with project proponent, sewer service, and water service agencies.
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RECLAIMED WATER
POLICIES
1. Opportunities for using reclaimed, recycled and treated, wastewater shall be
identified and developed in cooperation with sewer service and water service
agencies.
2. Encourage the construction of wastewater disposal systems designed to reclaim
and re-use treated wastewater on agricultural crops, and for other irrigation and
wildlife enhancement projects.
CONDITIONS OF APPROVAL
1. The jurisdiction, in consultation with the water purveyor, shall require installation of
dual main lines to allow for the use of reclaimed water for irrigation of common
outdoor landscaping and recreation areas, in addition to front yard landscape for
private residences.
2. Recycled water shall be required, where feasible, for irrigation of open space
areas, i.e. golf courses, parks, water features, school playing fields, and median
strips. The jurisdiction shall also require the maximum use of recycled water for
irrigation of private-lot landscaping, where feasible.
3. The jurisdiction shall require the project proponents to develop all onsite recycled
water service improvements necessary to serve the planning area if the jurisdiction
finds that the use of recycled water is appropriate and feasible.
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.e�
FLOOD CONTROL
POLICIES
1. Require project development to finance the full cost of drainage improvements
necessary to accommodate peak flows from the project.
2. Establish a storm drainage system that protects property and ensures public
safety while maintaining the natural resource values of the creeks.
3. Mitigate the project storm water runoff so that peak storm water flows, under
existing conditions, are not exceeded.
4. Mitigate the project storm water runoff in those areas with downstream flooding by
providing downstream drainage improvements commensurate with project
impacts.
CONDITIONS OF APPROVAL
1. The project proponents shall construct onsite detention basins to Flood Control
District standards. The detention basins shall reduce post project peak floodflows
to predicted preproject levels. Each phase of development shall be reviewed to
ensure compliance with this condition. NOTE: Any detention basins or flood
control facilities constructed as part of an adopted Drainage Area Plan shall be
subject to the review and approval of the Contra Costa County Flood Control
District.
2. Construct a storm drain infrastructure system throughout the proposed project that
safely conveys runoff from individual homes, lots, and streets to the major creeks
via a system of culverts, gutters, and swales constructed to jurisdictional
standards.
3. During project construction, or to satisfy the NPDES requirements, the project
proponents shall construct, as appropriate, onsite retention or detention facilities
or install silt or grease traps in the storm drain system for the proposed project
drainage.
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4. The project proponents shall develop a hazardous materials control program for
construction activities to reduce potentially significant impacts on water quality
cased by a chemical spill. This `program should require safe collection and
disposal of hazardous materials generated during construction activities and
should include an emergency response program to ensure quick and safe cleanup
of accidental spills.
5. Bridges shall be designed to jurisdictional standards such that they do not
constrict flows, including the 100-year flood flow. Design of bridges must be
reviewed by a registered civil engineer.
6. The project proponents shall form a Benefit Assessment District, or other funding
mechanism with a guaranteed revenue source, to fund the maintenance of the
detention basins and flood control structures. The funding mechanism shall be of
a type acceptable to the fee-title owner and the entity responsible for maintaining
other facilities.
7. The project proponents may propose joint use of the detention basins for drainage
purposes and for recreational, golf course, or passive uses, if the land rights,
maintenance, and liability issues are addressed in an agreement with the fee-title
owner and the entity responsible for maintaining the basin.
8. Where appropriate, the project proponents shall design stormwater detention
facilities to fit the area's natural landform patterns and be curvilinear in form and
with undulating sideslopes averaging 3:1 or less in steepness, use natural-
appearing materials and colors for drainage facility structures, and screen all
drainage facility structures from important viewpoints using native vegetation.
9. All storm drainage facilities shall be designed to accommodate the ultimate
development of the watershed.
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POLICE
POLICIES
1. Provide a maximum response time goal for priority 1 or 2 calls of five minutes for
90 percent of all emergency responses in central business district, urban and
suburban areas, inclusive of dispatch time.
2. The jurisdiction should circulate development and open space
management/improvement plans to Police or Sheriff's Department for review and
incorporate feasible suggestions before approval.
CONDITIONS OF APPROVAL
1. The jurisdiction shall require the project proponent to mitigate the impacts accrued
on the County Sheriff and Justice services (i.e. funding or additional personnel).
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FIRE PROTECTION/EMERGENCY MEDICAL SERVICE RESPONSE
POLICIES
1. Response Time. The total response time for fire and medical emergency calls shall
be 4 minutes. This standard shall be met a minimum of 90% of the time.
2. Fire Prevention and Suppression Plan for Open Space Land. Assure the
preparation and ongoing implementation of a fire prevention and ongoing
implementation of a fire prevention and suppression plan to address the ongoing
fire hazard exposure of the urban -open space interface which will be created by
development of this project as set by the fire district.
CONDITIONS OF APPROVAL
1. Fire stations shall be located within one and one-half miles of developments in
urban, suburban and central business district areas, with a total response time of
4 minutes for 90% of all emergency responses.
2. Ensure fire protection through careful treatment of transitions between
development and open space areas through a comprehensive prevention and
emergency response system.
3. The developers shall construct the fire stations and fund acquisition of equipment
needed to provide adequate fire and emergency medical response to the planning
area based on local growth management standards.
4. The Fire District shall review all plans for development of the planning area (g.g.,
final development plans and tentative map plans and subdivision maps).
5. The responsible open space management agency shall incorporate fire prevention
measures approved by the Fire District into its management of planning area open
space areas.
6. Sprinkler systems shall be required in new residential construction, if the response
time identified in Condition of Approval #1 cannot be met.
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SCHOOLS
POLICIES
1. Assure that school facilities are adequate or committed to be adequate prior to
approvals of major applications for residential growth.
2. School site donation by developers shall be encouraged through the use of
density transfer or other appropriate land use alternatives.
3. Every opportunity shall be explored to develop school facilities with and adjacent
to local parks and trailways.
4. Provide new schools to serve the area students which are conveniently accessible
via a network of streets, pathways and trail connections, and located to facilitate
efficient transit service.
5. Neighborhood schools are to be provided.
6. The development of quality schools shall be supported by coordinating
development review with local school districts, including such activities as
designating school sites and supporting local fees, special taxes, and bond issues
intended for school construction.
7. The schools to be built shall have a student capacity at least equal to the number
of students generated.
8. General Plan and zoning designations should be based on the availability of
adequate school facilities.
9. Explore the possibility of integrating school library services with public library
services.
CONDITIONS OF APPROVAL
1. Locations of necessary schools shall be formalized concurrent with the tentative
map approval. Access, configuration, size, useable space and basic infrastructure
needs (including timing and delivery of utilities) shall also be determined at this
time.
2. A financing and cost distribution plan (construction and equipment) shall be
established prior to the recording of the final map.
3. Site(sy shall be transferred to the District at the time of the final map by offer for
dedication.
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COMMUNITY FACILITIES
POLICIES
1. To give a high priority to funding quality civic, public and community facilities which
serve a broad range of needs throughout the community.
2. Provide childcare facilities at locations that allow easy access, convenience and
multi-purpose of available facilities, such as schools.
3. Provide necessary community facilities and ensure adequate provision of services
to accommodate the changing needs of the community.
CONDITIONS OF APPROVAL
1. Child Care. The developer shall address and mitigate all child care needs
associated with the project for infant, preschool, and school-age child care.
2. Library. Adequate library facilities shall be provided or make a fair-share
contribution to construction of such a facility. The parameters for contribution shall
be 1.6 hours, 500 square feet, and 2000 books per 2000 new residents.
3. Senior Center. Provide a facility with senior housing or make a fair-share
contribution to construction of such a facility.
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PARKS
POLICIES
1. Provide parks at the jurisdiction's adopted growth management standards at no
less than 3.0 acres per 1,000 population.
CONDITIONS OF APPROVAL
1. Provide adequate facilities consistent with adopted growth management standards.
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OPEN SPACE AND TRAILS
POLICIES
1. Provide substantial uninterrupted open space elements and trail linkages as part
of an integrated system.
2. Provide staging areas for regional trail system and utilize key locations for trail
access, parking, maintenance and interpretive signage. Design staging areas to
serve jointly as park and ride facilities.
3. Identify major ridgelines.
4. Provide grade separated trail crossing at major road.
CONDITIONS OF APPROVAL
1. The jurisdiction shall ensure that the open space areas are properly managed and
may designate an appropriate agency for management.
2. In conjunction with the County and affected jurisdiction, cooperate in establishing
trail linkages to trail systems within the County.
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DESIGN CHARACTERISTICS
POLICIES
1. Encourage aesthetically and functionally compatible development which reinforces
the physical character and desired images of the community.
2. Flexibility in the design of projects shall be encouraged in order to enhance service
qualities and provide for a varied development pattern.
3. Protect open hillsides, significant ridgelines, and wetlands.
4. Encourage a development pattern that promotes the individuality and unique
character of each community.
5. Design the project to be attractive and function well into natural setting.
6. Ensure geologically sensitive development through engineering design regulation
and review to avoid soil erosion, downstream flooding, slope failure, loss of
vegetative cover, high maintenance costs, property damage and reduced visual
quality.
7. Confine development to those areas designated most appropriate for construction.
8. Preserve prominent ridges and other significant natural features.
9. Design development to complement terrain and limit grading to extent possible.
CONDITIONS OF APPROVAL
1. The project proponents shall design grading to emulate natural landforms in the
immediate vicinity of the graded area. Manufactured slope edges should be
rounded and slope percentages varied to create undulating cut-and-fill slopes
where feasible and approved by a Geotechnical Engineer.
2. The project proponents shall revegetate graded areas with species and patterns
designed to emulate natural native vegetation patterns of the region. The
revegetation program should be designed by a qualified revegetation specialist
and approved and monitored by the jurisdiction as a condition of final maps and
the mitigation monitoring program.
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3. The project proponents shall dedicate the remaining open space areas to a
qualified agency or organization to be conserved and managed to maintain the
remaining open space areas.in perpetuity.
4. The project proponents shall screen residential and commercial development and
other built facilities with landscaping or other appropriate measures as approved
by staff where these features will be visible from entrances into the planning area,
recreation areas and features.
5. The project proponents shall restore native habitat types, especially wetland,
riparian, and oak woodland types, for key areas within the scenic corridor to create
greater diversity of high-quality visual resources in the planning area.
6. The project proponents shall ensure that no buildings, roads, or structures
(including water tanks) interrupt the continuous unbroken ridgelines.
7. The project proponents shall design erosion control and drainage features to
conform to the natural topography. Natural vegetative patterns, earth berms, or
other appropriate measures as approved by staff, should be used whenever
feasible to screen these features.
8. The project proponents shall site facilities in locations of low visual sensitivity and
below ridgelines so that they do not visually interrupt the continuous unbroken
lines of ridge tops when viewed from important locations both onsite and offsite.
9. The project proponents shall site facilities such as water storage tanks by
minimizing sidewall exposure through methods such as full or partial burial,
constructing berms, planting native vegetative screens, and using earthtone colors
that blend closely with the natural surroundings.
10. The project proponents shall minimize visual impacts of access and maintenance
roads by minimizing sidecast and cut-and-fill requirements, revegetating disturbed
areas with species and patterns emulating native vegetation, and siting roads and
varying their width to fit closely with the natural topography.
11. The project proponents shall provide a setback for roads in creek corridors a
minimum of 100 feet and establish and maintain a vegetation buffer utilizing
species and patterns emulating natural native vegetation patterns in the setback
area between the creek and the road.
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12. The project proponents shall retain and revegetate with native vegetation existing
natural drainages where feasible.
13. The project proponents shall maintain existing drainageways above ground where
feasible (i.e., use bridges at street crossings of major drainages and place culverts
only at minor road crossings over minor drainages and only for the minimum
required crossing distance).
14. The project proponents shall establish a native vegetation buffer of a minimum
width of 50 feet between creek centerlines and recreation features (e.g. volleyball
courts, tennis courts, and other active recreation features).
15. The project proponents shall stabilize creek banks and make other improvements
in recreation areas using only native-appearing construction materials (e.g.,timber,
rocks, and textured, earth-tone concrete) and native vegetation where feasible.
16. The project proponents shall site recreation trails and other similar features along
one bank of the creek corridor and retain the other in a more natural condition.
17. The project proponents shall use low fencing of welded wire mesh or barbed wire
strand no higher than necessary to control stock and domestic animal access.
18. The 'project proponents shall design lighting for concentrated night-lit areas, such
as commercial areas, sports areas, community centers, gathering areas, and
parking lots to minimize their offsite visibility by using downward-oriented high-
efficiency lights and physical screening materials.
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AFFORDABLE HOUSING
POLICIES
1. Provide for a strong, affordable,.single family and multiple family housing program
for a wide range of household income levels.
CONDITIONS OF APPROVAL
1. Allocate a proportion of project units to meet the jurisdictions' applicable share of
regional housing needs of providing affordable housing to very low, low, and
moderate income levels. Affordable units shall be provided for in each phase of
the development.
2. For all work-site/jobs tax base projects, the jurisdiction shall ensure that the cost
of the planned housing in the jurisdiction is related to the incoming employees or
employed residents in the jurisdiction.
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WASTE MINIMIZATION/ENERGY CONSERVATION
POLICIES
1. Energy conservation and waste reduction goals should be advanced by the
project.
2. Design solid waste management facilities to maximize conservation and recycling.
3. Design a project that maximizes energy conservation and efficiency.
CONDITIONS OF APPROVAL
1. Protect solar access. Each tentative map for residential developments over
10 units should incorporate design features wherever feasible to protect solar
access.
2. The developer(s) shall comply with the California Energy Commission energy
budget limits by utilizing the most current CEC prescriptive packages available.
The developer(s) will indicate what package (or performance standard) they are
utilizing during the Building Department plan checking process.
3. Include fluorescent fixtures. In addition to the requirements for fluorescent lighting
in kitchens and bath as prescribed by the Energy Standards, all fixed lighting in
non-living space (i.e., closets, garages, utility rooms, or storerooms) shall accept
fluorescent bulbs. This use would not be included in the Title 24 compliance
package for the home; it would be included as an additional conservation
measure. All homes should initially be outfitted with fluorescent bulbs where
appropriate. This shall be a condition of final map approval and verified before
issuance of the occupancy permit.
4. Consider the inclusion of solar hot water heaters, high efficiency gas water heaters
and/or high efficiency furnace to reduce the energy budget goal by a minimum of
7% for 100% of the homes in the planning area. Alternative measures to achieve
the 5% overall reduction should receive equal consideration. Inclusion of these
measures would not be part of Title 24 compliance, but rather an additional
conservation measure. In addition, all pools built in the planning area should be
heated using solar heaters or equipped with a solar blanket.
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5. Provide all new homeowners with a copy of Home Energy Manual (California
Energy Commission 1992a), as currently required by the Energy Standards. The
manual provides useful information to homeowners on a wide variety of energy-
conserving features, designs, appliances, and practices. This pamphlet should be
provided in the home as any other home/appliance warranty documentation.
Compliance should be verified by the County before issuance of an occupancy
permit.
6. The developers shall provide, within the garage area of all new homes, a separate
electrical circuit for charging of electrical-powered vehicles.
7. Where feasible, provide refueling service station for alternate fuels, including
compressed natural gas, within the planned community.
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