HomeMy WebLinkAboutMINUTES - 10261993 - 2.4 TO: BOARD OF SUPERVISORS
FROM: VALENTIN ALEXEEFF, DIRECTOR
GROWTH MANAGEMENT AND ECONOMIC DEVELOPMENT AGENCY
DATE: OCTOBER 13 , 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 and with the recommended
modifications by the Board of Supervisors on October 5, 1993 ,
as incorporated by staff.
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 November 1, 1993 .
3 . Direct, Director of Growth Management and Economic
Development, 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 be
completed.
FISCAL IMPACT
None.
CONTINUED ON ATTACHMENT: XX YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
UNANIMOUS (ABSENT TRUE AND CORRE COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Orig: Community Development Department ATTESTED OCT 2 6 199
Contact:Debbie Aime - 646-2031
cc: County Counsel PHIL BATCHELOR, CLERK OF'
Public Works THE BOARD OF SUPERVISORS
GMEDA AND COUNTY ADMINISTRATOR
BY , DEPUTY
DJA:cw L��
11101
BACKGROUND/REASONS FOR RECOMMENDATIONS
The Board of Supervisors on October 5, 1993 , took testimony and
continued the matter for two weeks to allow staff the opportunity
to identify the General Plan policy for each condition of approval
in the document.
The sections of the document are divided into two parts: I.
Policies and II. Conditions of Approval. The generalized policies
in this document can be applied to any jurisdictions by inclusion
in their general plan. The specific conditions of approval are
related to County General Plan policies as shown in the left-hand
margin.
The Community Development Department is currently reviewing a draft
of the Standard Conditions of Approval. The conditions are expected
to be finalized by the end of November.
2/
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.
The sections of the document are divided into two parts: I. Policies and II. Conditions of
Approval. The generalized policies in this document can be applied to any jurisdiction
by inclusion in their general plan. The specific conditions of approval are related to the
County General Plan policies as shown in the left-hand margin.
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
(5-21) 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.
(5-22) 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.
(5-20) 3. Extend public transit to provide alternative means of access within the
subregion and to major off-site destinations.
(5-19) 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.
(8-102) 5. Develop systems of safe and convenient bicycle routes, hiking and riding
trails throughout the subregion.
(8-do) 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.)
(5-20) 7. Incorporate pedestrian and bicycle paths throughout the project.
(5-20) 8. Maximize the potential for telecommuting by wiring every home for
telecommunication and reserving land for telecommuting centers
(5-aa) 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.
(4-P) 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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(5-n) 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.
(5-c) 12. Demonstrate compliance with the provisions of the Growth Management
Program and the Congestion Management Program.
(5-23) 13. Provide rights of way for future transit and transportation systems.
(5-22) 14. Provide for an overall project design that will accommodate efficient and
convenient transit routing and maximize transit ridership.
(5-24) 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.
(3-e) 16. Encourage higher density housing along main arterials and transit routes
to maximize transit ridership.
(5-19) 17. Encourage and provide for the safe and convenient use of bicycles as an
alternative mode of travel.
CONDITIONS OF APPROVAL
(Measure C-88/4-3) 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.
(5-r thru 5-ai) 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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(5-21) 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.
(5-12/5-p) 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.
(Measure C-88) 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.
(8-100) 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.
(5-R) 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.
(Measure C-88) 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)".
(8-99) 9. Traffic signals at major thoroughfares shall be designed with transit
preemption devices.
(5-21) 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.
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c5 0) 11. Construct park and ride lots at appropriate locations within the project.
(Measure C-88) 12. Construct improvements necessary to provide the levels of service on the
road network required by the Growth Management Program (Measure
C-88).
(5-5) 13. Dedicate all rights of way necessary for the ultimate expansion of the
transportation and transit network.
(8-53/8-K) 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
(5-6) 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.
(Measure C-88) 2. Provide levels of service on the basic routes outlined in the Growth
Management Program.
CONDITIONS OF APPROVAL
(51 thru 5-Q) 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.
(Measure C-88) 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
(7-21) 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.)
(7-r) 2. Require Best-Management Practices' water conservation and efficiency
measures.
(7-r) 3. Plant drought-tolerant landscaping, including native plants and grasses,
native trees, and wildflowers.
CONDITIONS OF APPROVAL
(7-24) 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.
(7-26) 2. All units shall be equipped with low-flow toilets and restricted water devices.
(7-i/7-21) 3. Prior to recording the final map, provide proof that adequate water facilities
can be provided.
(7-r) 4. All open space, median strip, and private lot landscaping shall consist of
non-invasive, drought-tolerant, low-water use plant species.
a-r> 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
(7-24) 1. Opportunities for using reclaimed wastewater shall be identified and
developed in cooperation with sewer service and water service agencies.
(7-r) 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
(7-33) 1. Prior to recording the final map, provide proof that adequate sanitary sewer
quantity and quality can be provided.
(7-36) 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
(7-24) 1. Opportunities for using reclaimed, recycled and treated, wastewater shall
be identified and developed in cooperation with sewer service and water
service agencies.
(7-36) 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
(7-24) 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.
(7-24) 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.
(7-24) 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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FLOOD CONTROL
POLICIES
(7-44) 1. Require project development to finance the full cost of drainage
improvements necessary to accommodate peak flows from the project.
(7-38) 2. Establish a storm drainage system that protects property and ensures
public safety while maintaining the natural resource values of the creeks.
(7-45) 3. Mitigate the project storm water runoff so that peak storm water flows,
under existing conditions, are not exceeded.
(7-45) 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
(7-38) 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.
(7-45) 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.
(10-74) 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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(7-23) 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.
(7-47) 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.
(7-55) 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.
(7-51) 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.
(7-24) 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.
(7-46) 9. All storm drainage facilities shall be designed to accommodate the ultimate
development of the watershed.
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POLICE
POLICIES
(7-59) 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.
(7-an) 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
(7-57 to 7-61) 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
(7-62) 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.
(7-71/72/73/81) 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
(7-62) 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 3 minutes for 90% of all emergency responses.
(7-80) 2. Ensure fire protection through careful treatment of transitions between
development and open space areas through a comprehensive prevention
and emergency response system.
(7-64) 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.
(7-au) 4. The Fire District shall review all plans for development of the planning area
(e.g., final development plans and tentative map plans and subdivision
maps).
(7-71) 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.
(7-66) 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
(7-144) 1. Assure that school facilities are adequate or committed to be adequate prior
to approvals of major applications for residential growth.
(7-146) 2. School site donation by developers shall be encouraged through the use
of density transfer or other appropriate land use alternatives.
(7-147) 3. Every opportunity shall be explored to develop school facilities with and
adjacent to,local parks and trailways.
(7-147) 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.
(TAP) 5. Neighborhood schools are to be provided.
(7-144) 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.
(TAP) 7. The schools to be built shall have a student capacity at least equal to the
number of students generated.
(7-142) 8. General Plan and zoning designations should be based on the availability
of adequate school facilities.
(7-AQ) 9. Explore the possibility of integrating school library services with public
library services.
CONDITIONS OF APPROVAL
(7-144) 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.
(7-145) 2. A financing and cost distribution plan (construction and equipment) shall be
established prior to the recording of the final map.
(7-144) 3. Site(s) shall be transferred to the District at the time of the final map by offer
for dedication.
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COMMUNITY FACILITIES
POLICIES
(TAU) 1. To give a high priority to funding quality civic, public and community
facilities which serve a broad range of needs throughout the community.
(7-151) 2. Provide childcare facilities at locations that allow easy access, convenience
and multi-purpose of available facilities, such as schools.
(7-162) 3. Provide necessary community facilities and ensure adequate provision of
services to accommodate the changing needs of the community.
CONDITIONS OF APPROVAL
(7-153) 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.
(7-163) 2. Library. The jurisdiction shall require the project proponents to mitigate the
impacts accrued on County library services. (Library Master Plan - Anne
Marie Gold)
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PARKS
POLICIES
(Growth Mgmt Element) 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
(9-32) 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.
(5-0) 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.
(9-E) 3. Identify major ridgelines.
(9-38) 4. Provide grade separated trail crossing at major road.
CONDITIONS OF APPROVAL
(9-w/xn) 1. The jurisdiction shall ensure that the open space areas are properly
managed and may designate an appropriate agency for management.
(9-38/40) 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
(3-c) 1. Encourage aesthetically and functionally compatible development which
reinforces the physical character and desired images of the community.
(3-A) 2. Flexibility in the design of projects shall be encouraged in order to enhance
service qualities and provide for a varied development pattern.
(9-A) 3. Protect open hillsides, significant ridgelines, and wetlands.
(3-J) 4. Encourage a development pattern that promotes the individuality and
unique character of each community.
(9-21) 5. Design the project to be attractive and function well into natural setting.
(10-26) 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.
(9-14/19) 7. Confine development to those areas designated most appropriate for
construction.
(9-18) 8. Preserve prominent ridges and other significant natural features.
(9-21) 9. Design development to complement terrain and limit grading to extent
possible.
CONDITIONS OF APPROVAL
(9-11) 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.
(9-12) 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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(9-4) 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.
(9-13) 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.
(9-2) 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.
(9-19) 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.
(9-18) 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.
(9-16) 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.
(9-21) 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.
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(8-89) 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.
(9-2) 12. The project proponents shall retain and revegetate with native vegetation
existing natural drainages where feasible.
(7-41) 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).
(8-8) 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).
(7-42) 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.
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AFFORDABLE HOUSING
POLICIES
(6-1) 1. Provide for a strong, affordable, single family and multiple family housing
program for a wide range of household income levels.
CONDITIONS OF APPROVAL
(6-6) 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.
(6-2) 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
(8-B) 1. Energy conservation and waste reduction goals should be advanced by the
project.
(TAG) 2. Design solid waste management facilities to maximize conservation and
recycling.
(8-L) 3. Design a project that maximizes energy conservation and efficiency.
CONDITIONS OF APPROVAL
(8-bs) 1. Protect solar access. Each tentative map for residential developments over
10 units should incorporate design features wherever feasible to protect
solar access.
(3-24) 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.
(8-0 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.
(81) 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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h
(8-L) 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.
(8-53) 6. The developers shall provide, within the garage area of all new homes, a
separate electrical circuit for charging of electrical-powered vehicles.
(8-L) 7. Where feasible, provide refueling service station for alternate fuels, including
compressed natural gas, within the planned community.
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