Brooktrails Township Specific Plan


~ Specific Plan - Table of Contents ~
Chapter	Title	No.
	IMPLEMENTATION FILES	1
	Resolution 97-219	1
	Vision Statment 1	1
	Preamble 2	2

1.	SUMMARY	1-1
		1-2
		1-3
		1-4
		1-5
2.	SPECIFIC PLAN	2-1
2.1	Specific Plan Origination	2-1
2.2	Purpose of Specific Plan	2-5
2.3	Scope of Specific Plan	2-7
2.4	Basis of Specific Plan	2-9
2.5	Relationship to Jurisdictions and Plans	2-16
3.	BROOKTRAILS TOWNSHIP DEVELOPMENT	3-1
3.1	Historical Perspective	3-1
3.2	Township Characteristics	3-2
3.3	Township Planning and Regulation	3-4
3.4	Implications of Growth	3-6
3.5	Township Buildout Determinants	3-9
3.6	Alternative Development Scenarios	3-10
4.	LAND USE AND PLANNING	4-1
4.1	Introduction	4-1
4.2	Land Use and Zoning	4-2
4.3	Goals and Implementation Policies	4-10
5.	HOUSING AND COMMERCIAL DEVELOPMENT	5-1
5.1	Housing	5-1
5.2	Commercial Development	5-2
6.	ENVIRONMENTAL RESOURCES	6-1
6.1	Environmental Stewardship	6-1
6.2	Visual Quality and Aesthetics	6-4
6.3	Vegetation and Wildlife	6-9
6.4	Hydrology and Water Quality	6-15
6.5	Soils and Geology	6-17
6.6	Air Quality and Noise	6-20
7.	COMMUNITY FACILITIES AND SERVICES	7-1
7.1	Transportation and Circulation	7-2
7.2	Public Services	7-13
7.3	Utilities	7-17
7.4	Public Investments	7-21
7.5	Recreation	7-23
8.	PUBLIC SAFETY	8-1
8.1	Introduction	8-1
8.2	Goals and Implementation Policies	8-2
9.	CULTURAL RESOURCES	9-1
9.1	Introduction	9-1
9.2	Goals and Implementation Policies	9-2
10.	COMMUNITY DESIGN	10-1
10.0	Introduction	10-1
10.1	Design Guidelines	10-1
10.2	Site Development Standards	10-30
10-46	Single Family Dwelling Design Standards	10-46
11.	CAPITAL IMPROVEMENTS AND FINANCING	11.1-1
11.1	Capital Improvements	11.1-1
	Introduction	11.1-1
	Water	11.1-2
	Sewer	11.1-4
	Circulation	11.1-5
	Fire	11.1-6
	Other Improvements	11.1-7
	Infrastructure Summary	11.1-9
	Development to 5000 SFRs	11.1-12
11.2	Development Reduction	11.2-1
	Introduction	11.2-1
	Voluntary Programs	11.2-3
	Market Facilitation	11.2-8
	Financial Incentives	11.2-9
	Estimated Sources of Development Reduction	11.2-10
	Conclusion	11.2-17
11.3	Financing Plan Introduction	11.3-1
	Funding Sources	11.3-3
	Capital Cost Allocation	11.3.12
	Financing Scenario 1	11.3-14
	Financing Scenario 2	11.3-23
	Development to 5,000 SFRs	11.3-25
	Brooktrails Property Tax	11.3-26
	Conclusion	11.3-28
12.	IMPLEMENTATION AND ADMINISTRATION	12-1
12.1	Land Use Regulations	12-1
12.2	Financing	12-1
12.3	Administration	12-1
12.4	Amendment	12-2
12.5	Necessary Findings	12-2
12.6	Severability	12-3
12.7	Subsequent Entitlements	12-3
12.8	Environmental Review	12-3
13.	RELATIONSHIP TO MENDOCINO COUNTY GENERAL PLAN	13-1

14.	SPECIFIC PLAN PREPARATION	14-1
APPENDICES A. Alternative Development Scenarios B. Environmental Impact Report, List of Mitigation Measures
LIST OF FIGURES
No.	Title	Page
2-1	Regional Location Map	2-2
2-2	Site Location Map	2-3
3-1	Existing Conditions Map	3-3
4-1a	Zoning Maps	4-4
4-1b 4-1c 4-1d
4-2	Proposed Zoning Map	4-9
5-1	Brooktrails Township New Water Service Connections for 1985-1995	5-4
6-1a	Township Area Photographs	6-5
6-1b	Township Area Photographs	6-6
7-1	Circulation System	7-3
7-2	Sherwood Road/Birch Option #2 Street Intersection	7-8
10-3	Earthwork/Topography	10-3
10-4	Riparian Corridors and Other Drainages	10-4
10-5	Wildlife Corridors	10-5
10-6	Wetlands	10-6
10-7	Distinct Plant Communities	10-7
10-8	Landscape Elements/Features	10-8
10-9-9a	Landscape Elements/Features	10-9
10-10	Key View Sheds/Aesthetics	10-10
10-11-11a	Key View Sheds/Aesthetics	10-11
10-12	Community Amenities	10-12
10-13	Commercial Development--Siting/Architecture	10-13
10-14-14a	Commercial Development--Siting/Architecture	10-14
10-15-15a	Commercial Development--Siting/Architecture	10-15
10-16	Commercial Development--Siting/Architecture - Picnic Area	10-16
10-17	Lot Configuration	10-17
10-18-18a	Earthwork and Driveways	10-18
10-19	Earthwork and Driveways	10-19
10-20	Roadways	10-20
10-21	Natural Silhouettes	10-21
10-22	Landscapeing	10-22
10-23-23a	Fencing/Sound Barriers	10-23
10-25-25a	Signage for Commercial Areas	10-25
10-27	Steep Slopes, Slides, and Unstable Hillside Areas	10-27
10-32	Site Development Standards - Setback	10-32
10-33	Site Development Standards - Up-Slope Lot	10-33
10-34	Site Development Standards - Down-Slope Lot	10-34
10-36	Parking Standards - Driveways & Turnarounds	10-36
10-37	Parking Standards - Driveway Profile	10-37
10-38	Parking Standards - Driveway Slopes	10-38
10-42	Gravity Retaining Wall	10-42
10-44	Wood Retaining Wall	10-44
11-1-1	Years of Major Capital Projects	11-1-12
11-2-1	Steps to Create Conservation Easement	11-2-7
11-3-1	Constant Dollar Annual Debt Cost per SFR	11-3-22

LIST OF TABLES
No.	Title	Page
A-1	Relevant Data for Each of the Alternative Development Scenarios Appendix A	A-3
2-1.1	Preliminary Overall Goals and Objectives Discussion and Location in the Specific Plan	2-11
2-1.2 2-1.3 2-1.4 2-1.5
3-1	Township Characteristics	3-5
4-1	Breakdown of Brooktrails Township - Land Area by Zoning District	4-4
4-2.1	Brooktrails Township Zoning	4-11
4-2.2
4.2.3
4-3	Existing Conditions of Commercially Zoned Parcels	4-15
7-1	Future Roadway Classification	7-6
10-1	Erosion Control Plants	10-44
11.1-1	Water Infrastructure Cost	11.1-3
11.1-2	Sewer Infrastructure	11.1-4
11.1-3	Circulation Infrastructure	11.1-5
11.1-4	Fire Facilities	11.1-7
11.1-5	Maintenance and Other Capital	11.1-8
11.1-6	Other Ongoing District Capital	11.1-8
11.1-7	Summary of Capital Requirements	11.1-9
11.1-8	Cost Per SFR	11.1-10
11.1-9	Infrastructure Costs to Serve 5,000 SFRs	11.1-13
11.2-1	Development Potential and Development Reduction	11.2-11
11.2-2	Sources of Lot Reduction	11.2-13
11.2-3	Development Reduction Program Target	11.2-15
11.2-4	Development Reduction Program Target	11.2-17
11.3-1	Cost Allocations and Methods of Financing	11.3.13
11.3-2	Capital Facilities Fee, Financing Scenario	11.3.16
11.3-3	Bond Financing Assumptions	11.3.18
11.3-4	Debt Cost per SFR	11.3.20
11.3-5	Capital Facilities Fee	11.3.24
11.3-6	Average Value per Developed SFR	11.3.27
11.3-7	Annual Property Tax Revenue per SFR	11.3.28