HomeMy WebLinkAboutMINUTES - 04201993 - IO.2 Contra 5
To: BOARD OF SUPERVISORS 1 .0.-2
FROM:
INTERNAL OPERATIONS COMMITTEE \ Costa
�:JlS
County
DATE:
April 12, 1993
;�..�_..;,•;,r
SUBJECT: REPORT ON 21ST CENTURY COMMUNITIES
SPECIFIC REOUEST(S)OR RECOMMENDATION(S)&BACKGROUND AND JUSTIFICATION
RECOMMENDATION:
Provide the Internal Operations Committee until May 4, 1993 to
respond further to the referral of February 2, 1993, requesting
that the Committee come up, within 60 days, with standard policies
and conditions of approval which could be shared with other
jurisdictions in Contra Costa County when the other jurisdictions
are considering General Plan amendments or other phases of a
development application in order to insure that the development is
consistent with Measure C and the County' s 21st Century Communities
vision.
BACKGROUND:
On February 2, 1993, the Board of Supervisors referred this subject
to our Committee. We are working with staff to develop a series of
policies and conditions of approval for developments which look at
a number of different areas such as transportation, internal road
system, water, sanitary sewer, reclaimed water, flood control,
police services, fire protection, emergency medical services,
schools ; community facilities, parks, open space and trails , design
characteristics, affordable housing, waste reduction and energy
conservation.
On April 12, 1993 we reviewed a first draft document with Val
Alexeeff and staff from the Community Development Department. We
need to spend more time on this subject than we were able to
dedicate to it on April 12, 199.3 and would, therefore, like to have
some additional time in which to prepare our recommendations to the
Board of Supervisors .
CONTINUED ON ATTACHMENT: YES SIGNATURE:
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARIMIT
APPROVE OTTHER , ��
-� ) "—s "T
Z4— ___N_ T"W
SIGNATURE(s):
ACTION OF BOARD ON April 20, -19 93 PROVED AS RECOMMENDED _4� OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A TRUE
UNANIMOUS(ABSENT ) AND CORRECT COPY OF AN ACTION TAKEN
AYES: NOES: AND ENTERED ON THE MINUTES OF THE BOARD
ABSENT: ABSTAIN: OF SUPERVISORS ON THE DATE SHOWN.
ATTESTED - / 3
Contact: Director, GMEDA PHIL BATCHE R.CLERK OF THE BOARD OF
M. Community Development Director SUPERVISORS AND COUNTY ADMINISTRATOR
BY DEPUTY
CONTRA COSTA COUNTY
GROWTH MANAGEMENT AND
ECONOMIC DEVELOPMENT AGENCY
DATE: April 9, 1993
TO: Board '
u rs' Internal Operations Committee
FROM: Val Alexe ctor
SUBJECT: Report on 21st Century Communities
As requested for your April 12 meeting, we have prepared a draft report on standardizing
comments for all development proposals in other jurisdictions which promote consistency
with Measure C and 21 st Century Communities. A copy is attached for your review and
comment at that meeting.
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attachment
cc: ', a dr
M. Walford
M. Avalon
H. Bragdon
D. Barry
D. Drennan
J. Cutler
S. Goetz
3RD DRAFT
CONDITIONS FOR A
21ST CENTURY COMMUNITY
April 12, 1993
T
TABLE OF CONTENTS
PAGE
NUMBER
PRINCIPALS 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
LIRE PROTECTION/MEDICAL EMERGENCY RESPONSE . . 14
SCHOOLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
COMMUNITY FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
PARKS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
OPEN SPACE AND TRAILS . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
DESIGN CHARACTERISTICS . . . . . . . . . . . . . . . . . . . . . . . . . 19
AFFORDABLE HOUSING . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
WASTE/ENERGY CONSERVATION . . . . . . . . . . . . . . . . . . . . 23
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PRINCIPALS FOR A 21ST CENTURY COMMUNITY
The overall goal for new development-in Contra-Costa -County is-to--plarr;-design-.and
construct 21 st 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, 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. Fairly share revenues from the development to meet subregional
facility and 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.
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INTEGRATED TRANSPORTATION SYSTE=M
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 1/4 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 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 applicant shall contribute at least $25.00 per lot to a non-profit trust fund to
study the feasibility of a light rail system for Contra Costa County.
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. Parking is prohibited along designated.bike lanes.
12. Construct park and ride lots at appropriate locations within the project.
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13. Construct improvements necessary to provide the levels of service on the road
network required by the Growth Management Program (Measure G-88).
14. Dedicate all rights of----way- necessary:- forthe-: ultimate- -expansion::.of ;the
transportation and transit network.
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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. (Rural peak hour = LOS C; Semi-rural = High
LOS C; Suburban = Low LOS D; Urban = High LOS D; Central Business
District = Low LOS E)
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.
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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 water conservation measures. .
3. Plant drought-tolerant landscaping, including native plants and grasses,
native trees, and wildflowers.
CONDITIONS OF APPROVAL
1. If deemed feasible by the jurisdiction and the water purveyor, and if law permits,
install dual main lines to allow for the use of reclaimed 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.
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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. If deemed feasible by the jurisdiction and the water purveyor and, if law
permits, install 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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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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POUCE
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, exclusive 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 establish a police service district and require the property
owner to participate in the provision of funding to maintain and augment, policy
services by voting to approve a special tax for the parcels created by this
subdivision approval. The tax shall be the per parcel annual amount (with
appropriate future CPW adjustment) then established at the time of voting by the
City Council. The election to provide for the tax shall be completed prior to the
filing of the Parcel Map. The property owner shall be responsible for paying the
cost of holding the election, payable at the time that the election is requested by
the owner.
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FIRE PROTECTIONNEDICAL EMERGENCY RESPONSE
POLICIES
1. Response Time. The total response time for fire and medical emergency calls shall
be 4 to 5 minutes. This standard shall be met a minimum of 90% of the time.
2. Fire Prevention and S paression 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 4-5 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.
4. The Fire District shall review all plans for development of the planning area
L.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. Pay a facility standard fee, equal to the costs of constructing 155 square feet of
department facilities per 1,000 residents.
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SCHOOLS
POLICIES
1. Assure that school facilities are adequate or committed to Ibe 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 developers shall provide full mitigation for school facilities.
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.
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(s) shall be transferred to the District at the time of the final map by offer
for dedication.
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COMMUNfiY 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. Develop a program that addresses child care needs with the
following parameters:
Type of Care Type of Facility Location
Infant Home Neighborhood
Employer Worksite
Preschool
Home Neighborhood
Elementary Community Select Location
School Extension School Site
Specific facilities will be identified at final development plan stage. Notice
shall be provided to all purchasers that child care is a permitted use.
Adequate child care facilities shall be operational prior to (_% or issuance of the
building permit) of the project being completed.
2. Library. 1.6 hours, 500 square feet and 2000 books per 2000 new
residents.
3. Senior Center. Provide a facility with senior housing.
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PARKS
POLICIES
1. Provide parks at an overall rate of 3.0 acres per 1,000 population.
CONDITIONS OF APPROVAL
1. The developer shall be responsible for constructing the parks as turnkey parks.
2. The jurisdiction shall form an appropriate entity to manage the parks and
recreational facilities and resources in the planning area, excluding those areas
managed by a public agency.
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OPEN SPACE AND TRAILS
POLICIES
1. Provide substantial uninterrupted open space elements.
2. Provide staging areas for the ridgetop trail system as key locations for trail
access, parking, maintenance and interpretive signage. Design these
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. The jurisdiction shall ensure that one or more maintenance facilities, for
equipment storage to maintain the open space, are located during the
review of the final development plans and constructed. The developer shall
be responsible for constructing and financing these storage areas as
turnkey facilities.
3. The jurisdiction shall require the project proponents to dedicate land for open
space as approved on a phased basis and build facilities as appropriate.
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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 and significant ridgelines.
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 county 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.
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11. The project proponents shall provide a setback for roads in creek corridors
a minimum of 100 feet from top of bank 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.
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-pressure sodium 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. Develop a minimum of_% of all dwelling units as affordable to low, very low, and
moderate income levels. Each phase established shall be subject to an
inclusionary housing requirement. A minimum of _% of the units in each phase
shall be developed as affordable units (i.e. no more than 40% of an individual
phase's "affordable housing obligation" may be passed forward to future
development). In no case, shall the affordable housing obligation for future
phases be increased to exceed 50% of the number of planned units. One phase
may omit affordable housing, but those affordable units must be picked up in the
next phase being applied for.
2. As an alternative to providing the affordable housing units, the developer shall
contribute an in-lieu fee of $_ to the affordable housing trust fund.
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WASTE/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.
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