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Brooktrails Township-Specific Plan

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Contents

Section 1.1

Section 1.2

Section 1.3

Section 1.4

Section 1.5

Section 2.1

Section 2.2

Section 2.3

Section 2.4

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IMPLEMENTATION FILES

1

Resolution 97-219

1

Vision Statement 1

1

Preamble 2

2

SUMMARY

1-1

SPECIFIC PLAN

2-1

Specific Plan Origination

2-1

Purpose of Specific Plan

2-5

Scope of Specific Plan

2-7

Basis of Specific Plan

2-9

Relationship to Jurisdictions and Plans

2-16

BROOKTRAILS TOWNSHIP DEVELOPMENT

3-1

Historical Perspective

3-1

Township Characteristics

3-2

Township Planning and Regulation

3-4

Implications of Growth

3-6

Township Buildout Determinants

3-9

Alternative Development Scenarios

3-10

LAND USE AND PLANNING

4-1

Introduction

4-1

Land Use and Zoning

4-2

Goals and Implementation Policies

4-10

HOUSING AND COMMERCIAL DEVELOPMENT

5-1

Housing

5-1

Commercial Development

5-2

ENVIRONMENTAL RESOURCES

6-1

Environmental Stewardship

6-1

Visual Quality and Aesthetics

6-4

Vegetation and Wildlife

6-9

Hydrology and Water Quality

6-15

Soils and Geology

6-17

Air Quality and Noise

6-20

COMMUNITY FACILITIES AND SERVICES

7-1

Transportation and Circulation

7-2

Public Services

7-13

Utilities

7-17

Public Investments

7-21

Recreation

7-23

PUBLIC SAFETY

8-1

Introduction

8-1

Goals and Implementation Policies

8-2

CULTURAL RESOURCES

9-1

Introduction

9-1

Goals and Implementation Policies

9-2

COMMUNITY DESIGN

10-1

Introduction

10-1

Design Guidelines

10-1

Site Development Standards

10-30

Single Family Dwelling Design Standards

10-46

CAPITAL IMPROVEMENTS AND FINANCING

11.1-1

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

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

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

IMPLEMENTATION AND ADMINISTRATION

12-1

Land Use Regulations

12-1

Financing

12-1

Administration

12-1

Amendment

12-2

Necessary Findings

12-2

Severability

12-3

Subsequent Entitlements

12-3

Environmental Review

12-3

RELATIONSHIP TO MENDOCINO COUNTY GENERAL PLAN

13-1



SPECIFIC PLAN PREPARATION

14-1




Title

Page

Regional Location Map

2-2

Site Location Map

2-3

Existing Conditions Map

3-3

Zoning Maps

4-4



Proposed Zoning Map

4-9

Brooktrails Township New Water Service Connections for 1985-1995

5-4

Township Area Photographs

6-5

Township Area Photographs

6-6

Circulation System

7-3

Sherwood Road/Birch Option #2 Street Intersection

7-8

Earthwork/Topography

10-3

Riparian Corridors and Other Drainages

10-4

Wildlife Corridors

10-5

Wetlands

10-6

Distinct Plant Communities

10-7

Landscape Elements/Features

10-8

Landscape Elements/Features

10-9

Key View Sheds/Aesthetics

10-10

Key View Sheds/Aesthetics

10-11

Community Amenities

10-12

Commercial Development--Siting/Architecture

10-13

Commercial Development--Siting/Architecture

10-14

Commercial Development--Siting/Architecture

10-15

Commercial Development--Siting/Architecture - Picnic Area

10-16

Lot Configuration

10-17

Earthwork and Driveways

10-18

Earthwork and Driveways

10-19

Roadways

10-20

Natural Silhouettes

10-21

Landscaping

10-22

Fencing/Sound Barriers

10-23

Signage for Commercial Areas

10-25

Steep Slopes, Slides, and Unstable Hillside Areas

10-27

Site Development Standards - Setback

10-32

Site Development Standards - Up-Slope Lot

10-33

Site Development Standards - Down-Slope Lot

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501 Low Gap Road, Ukiah, CA 95482