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~ 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
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