Subj: Draft Outline for District Service and Planning Boundaries Resolution as Proposed by the President of the Board,
Bob Whitney

It is my goal to develop a Township Resolution that would define the various and overlapping District Service and Planning Boundaries, based upon existing approved maps, ordinances and standards, which would provide guidance to staff, property owners, citizens and the Board of Directors. At this time, there is not precise clarity of various District services available to some individual lots and parcels within the Community Services District.

Please make this e-mail letter available, as a public document, on the District Website and provide in the correspondence packet to the Members of the Board of Directors, the media and the general public at the next Meeting of the Board of Directors. I would like for the District to consider on the action agenda this letter at our first meeting in January to clarify the Service and Planning Boundaries of the Township. At that time, the Board of Directors can give direction to the General Manager after the Board has the opportunity to hear from staff, Counsel, County Planning Staff, LAFCO staff and citizens. Herein, I have proposed draft definitions for each service and planning area that would clarify our understanding of these various legal boundaries for all parcels and lots within the Township and Community Services District.

Brooktrails Township

Proposed definition of the Brooktrails Township:

The Brooktrails Township is composed of all the parcels and lots within the boundaries of Brooktrails Township Specific Plan Area, Spring Creek Subdivision, Sylvandale Subdivision and those parcels and lots outside these two areas that have a District water meter or sewer service.

The District power of "comprehensive planning" could be restricted by this proposed resolution to the Brooktrails Township boundaries. Please note that the Brooktrails Fire Service District may be larger than the Brooktrails Township.

Brooktrails Township Base Map

The various district services and planning areas could be shown on one map, with the possible exception of the Fire Service District. A base map that could be used to develop the Township Base Map is located in the District Office, entitled "Brooktrails Redwood Park". It shows the Township with all the various subdivisions, including Spring Creek and Sylvandale. This map is on a vellum type material, has some quality drawbacks, but could be copied and/or digitized to allow for a higher quality base map to be prepared. Mike Chapman purchased a black & white copy from Mike Aplet that could be used initially to draw in the various service boundaries in various colors for a first draft to show the Board of Directors, staff and the public the value of this representation. The digitized version could be used on the Utilities Department GIS system to clean up the original, overlay the district service boundaries and print quality copies, as needed. Additional uses of the digitized base map could be made for planning purposes, such as a trail map, etc.

All Township district services and planning area boundaries would be directly derived from approved legal descriptions or approved maps of the following: major and minor subdivisions in the Township (i.e. Sherwood Road I, II & III (others?), Golf Course, Tract 86, Tract 128, Spring Creek, Sylvandale, Reinhard, and others?), or from service area descriptions (such as, Maintenance District 1976-1 [Spring Creek Subdivision], Brooktrails Maintenance District [Tract 86], and other approved Maintenance Districts), or the Specific Plan, or by LAFCO (such as may be the case with the Fire Service District).

Brooktrails Township Community Services District

Proposed definition of the Brooktrails Township Community Services District:
The Brooktrails Township Community Services District is composed of all the parcels and lots within the boundaries of Brooktrails Township Specific Plan Area, Spring Creek Subdivision, Sylvandale Subdivision and those parcels and lots outside these two areas that have a District water meter, sewer service or fire service.

Please note that the Brooktrails Community Services District, because of the Fire Service District, may be larger than the Brooktrails Township.


Fire Service Area

Proposed definition of the Brooktrails Township Fire Service Area:

The Brooktrails Township Fire Service Area is composed of all the parcels and lots within the boundaries of Brooktrails Township, and those parcels and lots outside the Township that are included in the Brooktrails Fire Service District boundaries as approved by LAFCO.


Recreation Service Area

Proposed definition of the Brooktrails Township Recreation Service Area:

The Brooktrails Township Recreation Service Area is composed of all the parcels and lots within the boundaries of Brooktrails Township.


Water Service Area

Proposed definition of the Brooktrails Township Water Service Area:

The Brooktrails Township Water Service Area is composed of all the parcels and lots within the boundaries of Brooktrails Township Specific Plan Area, Spring Creek Subdivision, and those parcels and lots outside these two areas that have a District water meter. The exception to this general definition is that there are some lots and parcels within this area boundary where water service may not be available because of, but not limited to the following conditions: the lot or parcel does not have an easement for such utility purposes, the lot or parcel may not have stable soil for extension of utility lines, or the lot or parcel may not have a road access.

The Brooktrails Township Specific Plan Area is described in two maps: the blueprint map entitled "Brooktrails Township Specific Plan Area" found in the back binder pocket of the Specific Plan and the series of four Zoning Maps, Figures 4-1 a,b,c,d. Unfortunately, neither of these maps have a date and both show zoning prior to the approval of the Specific Plan. Subsequent to the approval of the Specific Plan some zoning was changed. So these maps are not accurate in regard to zoning. Also, I would urge that we locate and secure the original mylar version of these maps prepared by EIP so that we may update their contents, digitize the data, etc., as appropriate.

The Spring Creek Subdivision Legal Description is Exhibit A to the Maintenance District 1976-1, Resolution No. 1975-18 of the Mendocino County Board of Supervisors. The map of the Spring Creek Subdivision is recorded in the County Recorder's Office. I would suggest reconciling the boundaries of the "Brooktrails Redwood Park" base map to these official subdivision maps prior to using the base map for Township official purposes. Internal subdivision parcel changes from boundary line adjustments and minor subdivisions can be best updated on a digitized base map.

For those parcels and lots outside these two areas that have a District water meter, the Utilities Department has that information digitized in the GIS and/or in their service files.

The Brooktrails Township Water Service Area would have a list of all parcels and lots in the District Office. The list, "Water and Sewer Service Area Table", would have column headings for information such as, Subdivision Tract Number, Block Number and Lot Number, Assessor Parcel Number, Address, Zoning Designation and Number of SFRs. SFRs allocated to each parcel could be based upon applicable ordinance and zoning designations. The zoning designations that I found inside the boundaries of the Specific Plan Area are R1, R2, R3, UR, SR, C1, FL, TP and PF. There may be additional zoning designations found in Spring Creek. The general allocation guideline that I would recommend, on a preliminary basis, for each of the zoning designations are as follows: R1, 1 SFR; R2, no more than 2 SFRs; R3, no more than 4 SFRs; UR, 1 SFR; SR, 1 SFR; FL, 1 SFR; TP, 1 SFR; PF, 1 SFR; and C1, 1 SFR (Except the Lodge property that may be entitled to more SFRs. The SFR situation with the Lodge needs to be documented.). This Water and Sewer Service Area Table of SFRs by parcel and lot would have to be totaled in order to know the potential number of SFRs. This was not done as accurately by individual lot and parcel for the Specific Plan. The Specific Plan encourages a lot reduction program to reduce the SFRs to a goal of 4,000. Of course, the actual potential SFRs is over 6,000 (see a general estimate of lots found in Table 3.1.1-1 and another interesting general summary of estimated statistics in Table 3.1.1-3 in the Specific Plan). Please note that the Specific Plan planning activity did not specifically calculate SFRs by lot and parcel. The proposed Water and Sewer Service Area Table would be a more specific general guideline for District staff, the Board of Directors, property owners and the general public. The table could be used to follow the SFR trend and to know if a specific lot or parcel could, in general, have one or more SFRs allocated to it.


Sewer Service Area

Proposed definition of the Brooktrails Township Sewer Service Area:

The Brooktrails Township Sewer Service Area is composed of all the parcels and lots within the boundaries of Brooktrails Township Specific Plan Area, and those parcels and lots, if any, outside this area that have a District sewer service. The exception to this general definition is that there are some lots and parcels within this area boundary where sewer service may not be available because of, but not limited to the following conditions: the lot or parcel does not have an easement for such utility purposes, the lot or parcel may not have stable soil for extension of utility lines, or the lot or parcel may not have a road access.

I would recommend the utilization of the same two maps found in the Specific Plan for a definition of the boundary of the Specific Plan. The sewer service area designations could be supplied by the Utility Department combined and matched with the list of Assessor Parcels in the District Office that do not have sewer service (according to the Specific Plan Table 11.2-2, there are a total of 773 unsewered lots in Tracts 86 and 128). This information could be the basis of the boundaries placed on the Township Base Map for the Sewer Service Area.

The Brooktrails Township would add an additional column heading for Number of Sewer Service Units (SSUs) to the Water and Sewer Service Area Table. SSUs allocated to each parcel could be based upon applicable ordinance and zoning designations. The general allocation guideline that I would recommend, on a preliminary basis, for each of the zoning designations are as follows: R1, 1 SSU; R2, no more than 2 SSUs; R3, no more than 4 SSUs; UR, 1 SSU; SR, 1 SSU; FL, 1 SSU; TP, 1 SSU; PF, 1 SSU; and C1, 1 SSU (Except the Lodge property that may be entitled to more SSUs. The SSU situation with the Lodge needs to be documented.). This Water and Sewer Service Area Table of SSUs by parcel and lot would have to be totaled in order to know the potential number of SSUs. Please note that the Specific Plan planning activity did not specifically calculate SSUs by lot and parcel. The proposed Water and Sewer Service Area Table would be a more specific general guideline for District staff, the Board of Directors, property owners and the general public. The table could be used to follow the SSU trend and to know if a specific lot or parcel could, in general, have one or more SSUs allocated to it.


Sincerely, Bob Whitney, President of the Board of Directors