# Cher-Ae Heights Indian Community > Briefs, arguments, decisions, and more. URL: https://www.frixlaw.com/law-library/documents/tribal%3Acher-ae_heights%3A9072f3c83f7e23ce ## Record - **Collection:** Tribal code - **Document type:** Tribal code ## Text Cher-Ae Heights Indian Community of t he Tr inidad R ancher i a Integrated Development Standards October 2011 Trinidad Rancheria P.O. Box 630 Trinidad, CA 95570 p:707.677.0211 f:707.677.3921 w: trinidad-rancheria.org Prepared by: Opticos Design, Inc. October 2011 Table of Contents District Specific Standards General Standards Tree Protection Standards 2-22 Review Procedures Main Rancheria Parcel and Westhaven Parcel 1-2 Frontage Standards 2-2 Tree Protection Standards 2-23 Pre-Application Conferences 3-2 Building Form Standards: Cher-Ae Main Street 1-3 Allowed Frontages 2-3 Protection of Trees During Construction 2-23 Neighborhood Meeting/Community Meetings 3-2 Building Form Standards: Recreation & Entertainment Area 1-4 Street Standards 2-4 Tree Protection and Preservation Plan 2-23 Submitting, Accepting, and Withdrawing Applications 3-2 Open Space Standards: Bluff 1-5 Neighborhood Main Street Types 2-5 Tree Injury Mitigation 2-24 Staff Review and Action 3-3 Building Form Standards: Institutional & Cultural Area 1-6 Residential Street Types 2-6 Damage to Trees 2-24 Public Hearings 3-3 Open Space Standards 1-7 Special Street Types 2-7 Inspection Schedule 2-24 Approved Development Plans 3-3 Open Space Standards 1-8 Special Street Types 2-8 Tree Protection Standards 2-24 Land Development Plans 3-4 Open Space Standards: Courtyards 1-9 Roundabout 2-9 Architectural Standards and Guidelines 2-25 Administrative Permits 3-5 Open Space Standards: Bluffs Gathering Fields 1-10 Water Resources 2-10 Character 2-26 Appeals 3-6 Building Form Standards: Rural Residential 1-11 Existing Conditions and Potential 2-11 Massing and Scale 2-26 Interpretations 3-7 Street Network 1-12 Rainwater Capture Scenario 2-12 Roofs and Walls 2-27 Enforcement 3-7 Trinidad Pier and Harbor Parcel 1-13 Stormwater 2-13 Roofs 2-27 Building Form Standards 1-14 Stormwater Management Types 2-15 Walls 2-27 Glossary Open Space Standards 1-15 Main Rancheria Parcel 2-16 Openings 2-28 Definitions of Specialized Terms and Phrases Archer Road Parcel - McKinleyville 1-16 Main Rancheria Parcel 2-16 Windows 2-28 Building Form Standards 1-17 Stormwater Management Precedents 2-17 Doors 2-28 Open Space Standards 1-18 Archer Road Parcel 2-18 Attached Elements 2-29 Street Network 1-19 Archer Road Parcel 2-18 Storefronts and Awnings 2-29 Stormwater Management Precedents 2-19 Stoops and Porches 2-29 Lighting Standards 2-20 Attached Elements 2-30 Balconies and Bay Windows 2-30 Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 4-2 ii October 2011 Introduction Purpose Applicability This document presents a set of development standards for the Cher-Ae Heights Community of the Trinidad Rancheria. These development standards can be utilized to conduct planning-level review of projects on Rancheria lands prior to their implementation and construction. Their use helps to ensure that future development patterns are in keeping with the community's long-term vision, as described in the Comprehensive Plan. More specifically, these standards help to ensure the following: These development standards are applicable to all future community development on Rancheria and Trust property. Standards for public areas, community and commercial facilities, new neighborhoods, and future rural development on Rancheria properties and Trust Land are prescriptive in nature. 1. Implementation of the Trinidad Rancheria Comprehensive Plan. These standards help to implement the goals and policies of the Comprehensive Plan, and to help carry out the vision for development that it describes. They also help to implement the six Design Principles that permeate the Comprehensive Plan: 1. Plan with Vision - “key-chok, hey-chock-see-mek” (act on purpose) 2. Create in the Spirit of the Place - “see-shon” (be a certain way) 3. Arrange the Right Use and the Right Size in the Right Place - “pyek-che-nee” (careful, perfect, right) 4. Make a Center and an Edge - “wo-gee” (in the middle) vs. “re-wo-nah” (at the end or edge) The Tribal Council may be exempt from the provisions of these standards when an emergency exists such that it is impossible to submit to their normal procedures, and quick and instant action is necessary to secure the public health, safety, or welfare of the Cher-Ae Heights Community. The Tribal Council shall ratify such exemption after the fact at its next regularly scheduled meeting, and shall base its ratification on specified findings of fact related to the emergency involved. 5. Put Your Best Face Forward - “hee-mech” (in front) vs. “per-kwery” (in back); and, “chy-yoh” (hidden/private) vs. “wo-rue” (public/visible) 6. Take Steps - “hlke-mah” (phasing) 2. 3. Well-Designed Environments that Promote and Reflect Quality and Character. These standards and guidelines promote building patterns and architectural elements that express the Rancheria's heritage and maintain a high-quality public realm for residents and visitors. Green and Sustainable Development. These standards help to promote green and sustainable development through carbon footprint reduction, water conservation and reuse, energy conservation, renewable energy use, recycling and waste reduction, vegetation, urban agriculture, and hazard-resilient development. 4. Connectivity and Development Patterns that Support Walking and Bicycling. These standards set forth locations and standards for streets, paths, and trails, and regulate building patterns that promote pedestrian-oriented development. 5. Environments that Promote Healthy Lifestyles. In regulating pedestrian-oriented development these standards help to facilitate walking and bicycling as means to obtain daily exercise and improve public health. 6. Conservation and Protection of Natural Resources. These standards help to designate what areas should be built upon and what areas should be maintained for conservation. 7. 8. Conservation and Protection of Cultural and Historic Resources. These standards help to designate areas and spaces that should be maintained for cultural and historic resource protection and identify new building program to house and showcase such resources. Safety from Fire, Flood, and Other Dangers. These standards maintain building setbacks that separate development from fire and other dangers, and promote site planning methods that seek to minimize excessive grading and site alteration. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Rancheria should consider when planning future development. These include standards for parks and civic spaces, comprising location, size, and general characteristics. Standards that are applicable throughout Rancheria holdings include the following: 1. Frontage. Standards for different ways buildings can engage the public realm. 2. Streets and Trails. Standards for alignments, widths, treatments, and required elements of various scales of streets and trails. No lands shall be developed without full compliance of these standards and all other applicable federal standards. 3. Standards and Guidelines for Water Management. Performance standards for creative water capture, treatment, and reuse. Exemptions 4. Best Management Practices for Stormwater. Standards and guidelines for managing stormwater, including a stormwater master plan for each address. 5. Standards and Guidelines for Tree Protection. 6. Architectural Design Guidelines. Guidelines and recommendations for appropriate building types, character, materials, colors, and signage and wayfinding. Compliance How to Use This Document: A Quick Guide Conflicts with (State or) Federal Law 1. If a provision of these standards is inconsistent with a provision found in the law or standards of the (state or) federal government, the more restrictive provision shall control, to the extent allowed by law. Those wishing to propose a project on Rancheria land should first locate their parcel on the District Specific Maps, to determine the applicable address. 2. Applicants should then comply with the appropriate standards that are specific to their address. 3. Where applicable, if a provision of these standards is inconsistent with a provision found in the law or standards of the Town of Trinidad, these standards shall control, to the extent allowed by law. Applicants should then follow and comply with standards general to all addresses with regards to Streets and Trails, Parks and Civic Spaces, Stormwater Management, Water Management, and Architectural Design Guidelines. 4. Applicants should then follow the appropriate procedures for submitting an application for Development Review consideration and approval. Document Organization Other Applicable Standards Development standards include standards that are specific to individual zones or "addresses" within Rancheria holdings, as well as standards that are appropriate to be applied everywhere. These standards are intended to be used to conduct planning-level review and permitting of projects, and serve as a prerequisite for subsequent Building, Foundation, and Grading review and permitting. For building-level review and permitting, applicants should reference Title 24 of the California Code of Regulations, including Part 11, the CALGreen Standards Code, which sets forth standards for environmental efficiency in new construction. If any conflicts between these standards and those of CCR Title 24 should arise, those in the CCR Title 24 shall control. Conflicts with Town of Trinidad Zoning The Rancheria's "addresses" include the Main Parcel, which is located along Cher-Ae Road and Scenic Drive and includes the Casino and tribal offices, the nearby Westhaven parcel located off of Westhaven Drive, the Harbor Parcel, located at the Town of Trinidad harbor, and the Archer Road parcel, located off of Archer Road in McKinleyville. Specific to each "address" are standards that regulate the following: 1. Allowed Building Placement and Orientation; 2. Allowed Building Height and Frontage; 3. Parking Location, Design, and Orientation; and 4. Appropriate Land Use. In some locations, community visions described in the comprehensive plan have necessitated more complex standards. For these areas, additional descriptive pages follow the standards in order to adequately describe design intent, including steps that the Relationship to NEPA Development on Rancheria and Trust lands is subject to the National Environmental Protection Act, which includes compliance with the Clean Water Act, the National Historic Preservation Act, the Pollution Prevention Act and the Threatened and Endangered Species Act. Future development may require environmental assessments in order to preserve sensitive environmental resources and minimize hazardous impacts. Assessments may require stricter standards, including reduced development footprints, increased setbacks, and limited land uses. In the event of any conflicts between these standards and the findings of an environmental assessment under NEPA, the environmental assessment shall control. iii October 2011 Trinidad Pier and Harbor 6+ acres Main Parcel - 46.5 acres Westhaven Drive Parcel - 8 acres (Tribal Trust Status) District Specific Standards Purpose This Chapter provides regulatory standards governing land use and building form within the Rancheria properties. The standards found in this Chapter are a reflection of the community vision for implementing the intent of the Comprehensive Plan. These standards are intended to ensure that proposed development is compatible with existing and future development, and produces an environment of desirable character. Applicability The requirements of this Chapter shall apply to all proposed development within Cher-Ae Tribal holding areas, and shall be considered in combination with the general standards in Chapter 2 (General Standards). If there is a conflict between any standards, the provisions of this Chapter (District Specific Standards) control over the General Standards Chapter. Archer Road McKinleyville Parcel - 27.5 acres (Tribal Trust Status) Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-1 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel Te h - Pa ane es W hL October 2011 th e av e an riv L an Pa - Pa e hL D e n ne w in - La Kay h Te h Pa Ch e r- A eL an e Main Rancheria Parcel and Westhaven Parcel Sc en ic Dr i ve The Main Rancheria Parcel defines the community's identity for tribal members and visitors alike; this site faces the need to provide both a welcoming public face for future recreational visitors to Trinidad, and a thriving private realm capable of serving diverse needs of its residents. This parcel is subdivided into four subdistricts, or "addresses." The tribal and public visitor spheres interface along the main-street environment of CherAe Lane, which may house various commercial needs and small incubation spaces for new local businesses. The eastern recreational realm may be enhanced by new hotel accommodations and a pedestrian promenade, taking advantage of spectacular ridge views; a new RV park may also allow camping facilities for longer-stay visitors. The western tribal center incorporates various community facilities in a walkable environment, including administrative offices, a cultural museum, library, youth center, gymnasium, pedestrian courtyard, and outdoor gathering areas with views along the ridge. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-2 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Building Form Standards: Cher-Ae Main Street Building Placement Setbacks Buildings shall face the principle streets of this address, with entrances and openings oriented towards Cher-Ae Lane, the new roundabout, and the new side street. Accessory Structures, such as garages, storage sheds, fuel pumps, and utility rooms, should be located behind or to the sides of principal buildings. 10 1 B ew ee alk Str To H wy S id C A t Front (From Back of Sidewalk) 0' min. - 5' max. A Between Sides of Buildings 10' min. B At Rear of Buildings 10' min. C Parking Location and Orientation Parking lots shall be oriented to the sides and rear of buildings. To Institutional and Cultural Area Front Setback 50' min. D Building Height and Frontage Height To R e Buildings can be up to 3 stories in height facing the principle streets of this address. Finish floors shall be set at or near grade level to allow for commercial storefronts. Buildings shall have tall ground floors to accommodate commercial spaces. D t ion ea t t Ar alk me n ee r t ain Str E nte ew a nd S id c re a Main Buildings 35' or 3 stories max. E Ground Floor Finish Level 6" max. F Ceiling Height, Ground Floor 12' min. G Ceiling Height, Upper Floor(s) 8' min. H Allowed Frontage Types Intent Buildings shall be oriented toward the street and sidewalk with storefront openings that may be covered with awnings, canopies, or galleries. The intent of this address is to create a new front door off of Highway 101 for the Tribe. This walkable area would provide retail service needs for the community and for visitors to the tribal activities. Shopfront, Gallery Land Use Str ee Description t The conceptual plan calls for the addition of buildings fronting onto an extension of Cher-Ae Lane to a new interchange at Highway 101. These buildings would contain retail services on the ground floor and potentially commercial or residential space above. In addition to parking placed behind the buildings, some on street parking is provided. A pedestrian network of sidewalks and footpaths would connect this area to other important destinations throughout the Main Rancheria Parcel, including the potential RV campground and the casino parking lots. ©2011 Opticos Design, Inc. Commercial Uses Upper Floors Commercial and Service Uses, with limited Residential Uses E Street Integrated Development Standards Ground Floors H F Opticos Design, Inc. See Page 2-2 Sidewalk G 1-3 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Building Form Standards: Recreation & Entertainment Area Building Placement Setbacks Buildings shall be oriented to principal entry points and toward ocean views. Service and maintenance areas shall be oriented to the maximum extent possible, to the sides of buildings, away from entrances and views. Accessory Structures, such as garages, storage sheds, and utility rooms, should also be located to the sides of principal buildings, away from guest areas. Between Buildings 10' min. At Rear of Buildings 10' min. Parking Location and Orientation Building/Parking Diagram Large parking areas shall be designed as a series of smaller parking lots that are connected by a network of pedestrianscaled streets and blocks. Clear pedestrian routes shall be defined leading from nearby streets through parking areas to principle building destinations. No less than 10% of parking areas shall be reserved for landscaping. Building Height and Frontage Height Buildings may be up to 4 stories in height. Finish floors shall be set at or near grade level to allow for commercial storefronts. Buildings shall have tall ground floors to accommodate commercial spaces. Intent The intent of this address is to provide recreational amenities to the tribe and guests that is compatible with the desired character of the Rancheria. 4 stories max. A Ground Floor Finish Level Varies B Ceiling Height, Ground Floor 12' min. C Ceiling Height, Upper Floor(s) 8' min. D Allowed Frontage Types Buildings shall have windows and entrances facing public spaces. Entrances may be covered with awnings, canopies, or galleries. Description The conceptual plan allows for the development of a new campground, improvements to the casino's parking areas, new public spaces that take advantage of ocean views, and the future addition of a hotel and hospitality wing to the existing casino. In the long term, when it is appropriate to redevelop the casino, the area may be transformed to provide for future hospitality and tourist-oriented amenities. Main Buildings Shopfront, Gallery D Land Use All Floors D See Page 2-2 Commercial, Hospitality, and Service Uses A D B C Promenade Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-4 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Open Space Standards: Bluff Southern Bluffs Overlook Description The bluffs around the casino provide an opportunity to take advantage of the incredible views of the Pacific Ocean and of distant views towards Arcata and Eureka. The existing service lane becomes a shared roadway with limited access for service and emergency response vehicles and will be rebuilt to accommodate pedestrians by adding benches and overlooks. The existing water cistern and storage shed would be fenced off from view and would contain a service entrance. The new promenade would terminate at two picnic pavilions that would direct users to an overlook facing the Pacific Ocean. e Ch r- A a eL Standards ne A formalized walkway with pedestrian amenities such as benches, overlooks and picnic shelters. Pervious pavers can be used to reduce the stormwater runoff and provide an aesthetically pleasing surface for the promenade. The walkway would allow for limited truck access. New fence to screen the existing storage shed and water cistern. 24 feet min. Sc en ic D riv Permeable Pavers e Patio Hotel/Casino Benches View Overlook B lu Opticos Design, Inc. ©2011 Opticos Design, Inc. ff P ro me Bollards (typ.) na de Integrated Development Standards 1-5 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Building Form Standards: Institutional & Cultural Area Building Placement Setbacks Buildings shall face the principle streets and public spaces of this address, with entrances and openings oriented towards the new street network and courtyards. Accessory Structures, such as garages, storage sheds, and utility rooms, should be located behind or to the sides of principle buildings, away from these spaces. Front (From Back of Sidewalk) 0' min. - 10' max. Between Sides of Buildings 10' min. At Rear of Buildings 10' min. Parking Location and Orientation Parking shall be organized along the street network, in a parallel, head-in, or diagonal format. Clear pedestrian routes shall be defined leading from parking areas to principle building destinations. No less than 10% of parking areas shall be reserved for landscaping. Building Height and Frontage Height Main Buildings 20' min. 3 stories max. Accessory Structures 1 story max. Ground Floor Finish Level Above Grade Intent The intent of this address is to create a walkable environment where Tribal Services, Community Recreation and Cultural Heritage programs can be located, along with incubator space for businesses, and some additional housing options for tribal members. Description Uses are organized around a series of courtyards and open spaces. The Tribal administration, library, heritage museum and indoor recreation facilities are sited around a common southern courtyard. The clustering of these uses provides a central location for tribal activities to occur. A second northern courtyard provides an address for small cottages around a common green, with a central common area for residents to use. All facilities would be oriented toward an improved public green, suitable for additional community activities and potential heritage tourism. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Residential 18" min. Non-Residential 6" max. Ceiling Height, Ground Floor 10' min. Ceiling Height, Upper Floor(s) 8' min. Allowed Frontage Types Buildings shall be oriented toward the street and sidewalk with storefront openings that may be covered with awnings, canopies, or galleries. Frontage along courtyard spaces may include stoops and porches. Shopfront, Gallery See Page 2-2 Stoop, Porch See Page 2-2 Land Use Institutional, Service, Commercial, Residential Uses 1-6 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Open Space Standards Open Space Street 52 feet R.O.W. Heritage Museum Tribal Center Courtyard, with Basketball Gym/Kitchen depicted behind Street 40 feet min. 52 feet R.O.W. Stores/Businesses; Day Care Facility Small Cottage buildings arranged around a Common Courtyard 60 feet min. A Teen Center Street 24 feet R.O.W. A Tribal Center Courtyard Common Courtyard Section A goes from east to west looking north. On the east, right hand side, is a courtyard surrounded by a cluster of small cottage buildings. The cottage buildings face on to the common courtyard which serves as a playground and stormwater management feature. The western edge of the courtyard is enclosed by the new two story tribal office building. Different services and amenities the tribe offers are focused onto a common Tribal Center courtyard. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-7 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Open Space Standards Parking Lot Street Tribal Center Courtyard, with Heritage Museum depicted behind Tribal Office, and potential Library 66 feet R.O.W. 40 feet min. Gymnasium with Basketball Court, and Community Kitchen facility Street Mixed-Use Building, or Library 52 feet R.O.W. B New Street Tribal Center Courtyard B N ew Opticos Design, Inc. ©2011 Opticos Design, Inc. S t re e Integrated Development Standards t Section B goes north to south looking towards the west. On the south, left hand side, is the open space that faces onto the existing Cher-Ae Lane and a new street provides parking and sidewalks. A proposed new library fronts onto the new street and onto the Tribal Center Courtyard. 1-8 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Open Space Standards: Courtyards Cottage Courtyard Description The Cottage Courtyard should provide a central open space for residents and their families. Standards Units lining onto the courtyard shall have their main entrance oriented to the courtyard, with vehicular access provided from an alley behind. A ll ey Attached Cottages/ Community Center A Cottage Courtyards shall have a minimum dimension of 60 feet in all directions. Detached Cottages A Cottage Courtyards shall provide spaces for passive recreation and children's play. A Cottage Courtyards may be utilized to integrate stormwater management features. Cottage Courtyard Detached Cottages A ll ey Tribal Offices/ Teen Services Pe Sto dest C o r mw r i a n n n at / ec t er ion Tribal Offices/ Services Tribal Offices/ Services B Gynasium/ Recreation B Tribal Center Courtyard Commercial/ Services Description The Tribal Center Courtyard should provide a passive, natural open space where the various functions of the buildings (recreation, library, cultural) can come together, and provide an important "front door" for visitors. Standards Buildings lining the Tribal Center Courtyard shall have windows and entrances opening onto the courtyard. Tribal Center Courtyard Museum/ Cultural Center Tribal Center Courtyards shall have a minimum dimension of 40 feet in all directions. B Tribal Center Courtyards shall provide spaces for community gathering. Library Cultural Archives Tribal Center Courtyards may be utilized to integrate stormwater management features. Gathering Fields Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-9 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Open Space Standards: Bluffs Gathering Fields Tribal Center Bluffs Gathering Fields Description The bluffs around the tribal center provide the opportunity for informal gathering. New community uses and structures should be organized in this area, including covered picnic and barbecue facilities. In the future, this area may also provide cabins or similar accommodation that can be rented to travelers and guests of the tribe. These new structures could be built to flexibly serve multiple functions; for example, a gazebo with prime bluff views could be used for weddings, or for other social events and gatherings. Ch er - L Ae an e Precedent - Picnic/Barbecue pavilion The tree canopy coverage below and around the informal gathering area should be maintained. A trail can be provided to allow for access down to Scenic Drive. Standards An informal gathering space with picnic and barbecue facilities. All parking provided on-street. Buildings shall be organized to capitalize on views of the ocean and landscape. Sc en ic D riv e Precedent - Simple tent cabin accommodation Hotel/Casino B lu ff P ro me na de Precedent - cabin accommodation Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-10 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Building Form Standards: Rural Residential Building Placement Setbacks C B Rural homes can be placed with a great deal of flexibility, however they should be located in such a way that their entrances and principal rooms are oriented towards front yards and streets. Houses and additions on steep slopes should be carefully placed in order to minimize excessive grading and subsequent erosion. Carriage Houses may be added behind or to the side of new and existing houses to allow multiple generations to live in proximity. A S id alk ew t ee Str Front (From Back of Sidewalk) 10' min. - 25' max. A Between Buildings 20' min. B Ancillary Structures 5' min. At Rear of Buildings 10' min. C Parking Location and Orientation Location and Orientation E To the maximum extent possible, off-street parking should be located to the sides and to the rear of houses. E Off-street parking and driveways should utilize pervious materials. S id D alk ew t ee Str Front Setback 30' min. Side Street Setback 10' min. Adjacent to Side or Rear Setback 5' min. D E Building Height and Frontage Height Intent The intent of this address is to allow for the continued use of these lands for rural residential and complementary uses. Main/Accessory Dwelling 2 stories max. F Ground Floor Finish Level 18" min. G Ceiling Height, Ground Floor 8' min. H Ceiling Height, Upper Floor(s) 8' min. I Allowed Frontage Types Description Stoop, Porch S id The conceptual plan calls for the residential properties in these areas to remain in residential use, while streets and open spaces can be gradually improved to create rain gardens and stormwater management amenities. Additions, alterations, and new construction in these areas should be carefully considered and planned in order to minimize negative impacts on the environment. See Page 2-2 alk ew t ee Str Land Use Residential, Home Occupation I F G Street Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards H Sidewalk 1-11 District Specific Standards: Main Rancheria Parcel and Westhaven Parcel October 2011 Street Network Street Network The Street Network plan delineates the intended street types to be used on the Main Rancheria Parcel. Standards for the individual street types can be found in the Streets Standards Division of this document. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Street Type ROW Width Key Page Existing Street Varies Commercial Street 52'-66' 2-4 Residential Street 52' 2-4 Residential Drive Varies 2-5 Recreational Camping Drive 120' 2-6 Scenic Drive 16' or 24' 2-7 Roundabout Varies 2-8 Special Roadway - On/Off Ramps Varies 1-12 District Specific Standards: Trinidad Pier and Harbor Parcel October 2011 Trinidad Pier and Harbor Parcel The pier parcel holds great potential as a tourism destination. Modest improvements, such as a paved plaza, thoughtful landscaping, and informal food or retail vendors, may enhance the experience of the harbor and encourage visitors to spend time along the waterfront. In the long term, the existing restaurant footprint can be rebuilt as a two-story structure. A new boardwalk may also promote increased use of the beach and provide for recreational services such as kayaking rentals. Cultural heritage of the Trinidad Rancheria could be incorporated into the space through design details such as the incorporation of basket-weaving patterns in the paving of the pier plaza. Over time, the pier program could also expand to include additional tourist attractions that showcase the rich biological environment of the bay. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-13 District Specific Standards: Trinidad Pier and Harbor Parcel October 2011 Building Form Standards Building Placement Setbacks (Distance from Property Line/ROW) Buildings shall face principal public spaces of this address, with entrances and openings oriented toward the pedestrian plaza. Garages, storage sheds, and utility rooms should be located behind or to the sides of principal buildings and accessory structures, away from these spaces. Disabled Parking Seascape Restaurant 0' min. - 10' max. Between Buildings 5' min. At Rear of Buildings 5' min. Adjacent to Side or Rear Property Line Kiosk Pedestrian Plaza Service/Delivery Parking Front Main Building 5' Accessory Structure 5' Parking Location and Orientation Kiosk Location and Orientation Parking shall be provided in the existing parking lot. Clear pedestrian routes shall be defined leading from parking areas to principle building destinations. No less than 10% of parking areas shall be reserved for landscaping. Building Height and Frontage Height Trinid 2 stories max. Accessory Structures 1 story max. Ground Floor Finish Level 18" max. B Ceiling Height, Ground Floor 9' min. C Intent Ceiling Height, Upper Floor 8' min. D The intent of this address is to allow for small amount of additional pier and tourism related activities to occur. Allowed Frontage Types ad Pie Main Buildings r Buildings shall be oriented toward public spaces and sidewalks with storefront openings that may be covered with awnings or canopies. Description The conceptual plan calls for a series of additional small structures that can provide space for retail or food related services. These small structures would be organized to form a plaza space adjacent to the existing gift shop and restaurant. Additional tourism opportunities were explored and include the option to provide sea kayak rentals adjacent to the restaurant. In the future, the existing restaurant footprint can be expanded and improved to a 2-story structure. A Shopfront See Page 2-2 Stoop, Porch See Page 2-2 Land Use D Commercial, Service, Fishery Uses A C B Pedestrian Plaza Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-14 District Specific Standards: Trinidad Pier and Harbor Parcel October 2011 Open Space Standards Pier Boardwalk Plaza Description The new plaza for the pier is intended to create a vibrant active waterfront that can provide visitors and users of the pier with multiple eating and shopping opportunities. The plaza space floor can be refinished with a decorative concrete pattern and lined with benches and potted plants. Trails down to the pier from the Town of Trinidad should be maintained and upgraded to allow visitors to easily walk to and from the town. Standards Accessory structures shall face onto the plaza. Vending windows shall face onto the plaza. Loading and services shall be screened from the plaza. Beach boardwalk with kayak rentals Opticos Design, Inc. ©2011 Opticos Design, Inc. Seascape Restaurant landscape improvements Integrated Development Standards New food-oriented retail facilities along plaza 1-15 District Specific Standards: Archer Road Parcel - McKinleyville October 2011 Ne wS t re et Pishka de s i Tr a l o Twe - G Pe an tri h Archer Road Archer Road Parcel - McKinleyville The Archer Road Parcel offers the Rancheria many opportunities for providing additional residential units and needed park space and community amenities. Many of the existing assignees on Archer Road have the potential to build an additional housing unit without acquiring any further land, based on the ability to provide additional septic tank and leach field capacity on their current land allotment. The open field located between Pishka and Twe-Goh may offer additional residential units with common leachfields and a community park and building to serve the local neighborhood, while simultaneously maintaining its existing rich wooded character. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-16 District Specific Standards: Archer Road Parcel - McKinleyville October 2011 Building Form Standards Building Placement Setbacks (Distance from Property Line/ROW) C B Rural homes can be placed with a great deal of flexibility, however they should be located in such a way that their entrances and principal rooms are oriented towards front yards and streets. Houses and additions on steep slopes should be carefully placed in order to minimize excessive grading and subsequent erosion. Carriage houses and additional single-family houses may be added behind or to the side of new and existing houses to allow multiple generations to live in proximity, where land allotments and sewer capacity will allow. A S id ew alk Str ee t Front (From Back of Sidewalk) 10' min. - 25' max. A Between Buildings 20' min. B Ancillary Structures 5' min. At Rear of Buildings 10' min. C Adjacent to Side or Rear Property Line E E Main Building 10' Accessory Structure 5' Parking Location and Orientation S id D ew To the maximum extent possible, off-street parking should be located to the sides and to the rear of houses. alk Str ee Off-street parking and driveways should utilize pervious materials. t Intent Front Setback 30' min. D Side Street Setback 10' min. E Adjacent to Side or Rear Property Line Setback 5' min. Building Height and Frontage The intent of this address is to allow for the continued use of these lands for residential uses. Height Main/Accessory Dwelling 2 stories max. The conceptual plan calls for the residential properties to remain in residential use, but where feasible allow for the addition of accessory dwelling unit for family members to live in. In addition a new cluster of residential houses is possible between the two existing cul-de-sacs. These residential houses would be organized around a common park space and have a series of common leach fields. A site along Archer Road is reserved to provide a community space for the neighborhood. Accessory Structure 1 story max. Ground Floor Finish Level 18" max. G Ceiling Height, Ground Floor 9' min. H Ceiling Height, Upper Floor(s) 8' min. I S id Description F ew ee alk Str t Allowed Frontage Types Stoop, Porch See Page 2-2 Land Use I Residential, Institutional, Home Occupation Uses F G Street Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Sidewalk H 1-17 District Specific Standards: Archer Road Parcel - McKinleyville October 2011 Open Space Standards Community Green Description On the Archer Road site there is the potential to build a new park and community center. The new spaces can provide structured youth activities and non-structured recreational activity for residents. Standards Playground shall be provided within the green. Vehicles shall not park within the green. Units shall be oriented to the green, with primary entrances and porches facing to the park. Community Leach Field Community Center Description The Community Center can provide some indoor and outdoor activities for the tribe, including a half basketball court. A trail or sidewalk should connect the community center to the two neighboring Pishka and Twe-Goh Court. Standards Main entry shall face on to the new entry street. An 8' wide trail or sidewalk shall connect the new street to Twe-Goh Court. Community Green Community Leach Fields Ne wS Description t re et New assignments should be designed to take advantage of the proposed common leach fields. Playground Pe d est r i Tr a ian lt we oT -G o Standards Leach Fields shall be located as illustrated. Stream Buffer and Steep Slopes Description In order to improve water quality and prevent flooding and erosion, a stream buffer should be maintained. Standards 1/2 Basketball Court Community Leach Field Community Leach Field New development shall be set back 50' minimum from the centerline of the creek. New development and/or site improvements shall avoid steep slopes of 30% or greater. Community Center Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 1-18 District Specific Standards: Archer Road Parcel - McKinleyville October 2011 Street Network Street Network The Street Network plan delineates the intended street types to be used on the Archer Road - McKinleyville Parcel. Standards for the individual street types can be found in the Streets Standards Division of this document. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Street Type ROW Width Key Page Existing Street varies Residential Street 52' See Page 2-5 Green Street 40' See Page 2-5 1-19 October 2011 General Standards The following standards are applicable to all future development within the Rancheria properties. These include standards for frontages, streets and thoroughfares, water resource management, stormwater, and tree protection. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-1 General Standards: Frontage Standards October 2011 Frontage Standards The following standards provide the basic dimension standards for the way in which buildings shall front onto streets and sidewalks. These standards are meant to work in conjunction with the standards from those found in the District Specific Standards Chapter. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-2 General Standards: Frontage Standards October 2011 Allowed Frontages 1. Stoop 2. Porch 3. Shopfront 4. Gallery B C C D C D C D B D A B B Setback ROW Setback Street ROW BTL, ROW Street Street BTL, ROW Street A E A A A B E F E B Setback Key ROW ROW / Property Line Street Setback Key Setback Line ROW ROW / Property Line BTL, ROW Street Key Setback Line Street ROW / Property Line BTL, ROW Key Setback Line Street ROW / Property Line Setback Line Description Description Description Description Stoop: The main facade of the building is near the frontage line and the stoop shall be elevated above the sidewalk to ensure privacy within the building. This type is appropriate for residential uses with small setbacks. Porch: The main facade of the building is setback from sidewalk or road. The resulting front yard is typically very small and can be defined by a fence or hedge to spatially maintain the edge of the street. Shopfront: The main facade of the building is at or near the frontage line with an at-grade entrance along the public way. This type is intended for retail use. It has substantial glazing at the sidewalk level and may include an awning that may overlap the sidewalk. It may be used in conjunction with other frontage types. Size Size Size Gallery: The gallery element overlaps the sidewalk. This type is intended for buildings with ground-floor commercial uses and may be one or two stories. The gallery should extend far enough from the building to provide adequate protection and circulation for pedestrians and extend close enough to the curb so that a pedestrian cannot bypass it. Size Width, Clear 5' min.; 8' max. A Width, Clear 10' min. A Distance between Glazing 2' max. Depth, Clear 5' min.; 8' max. B Depth, Clear 7' min. B Ground Floor Transparency 75% min. Depth, Clear 8' min. A Height, Clear 7' min. C Height, Clear 7' min. C Depth of Recessed Entries 5' max. Ground Floor Height, Clear 11' min. B Height 1 story max. Height 2 stories max. Upper Floor Height, Clear 9' min. C Finish Level above Sidewalk 12" min. Finish Level above Sidewalk 12" min. D Depth 4' min. B Height 2 stories max. D Miscellaneous Furniture Area, Clear 4' x 6' min. E Setback from Curb 2' min. C Setback from Curb 2' min.; 3' max. E Stairs may be perpendicular or parallel to the building facade. Path of Travel 3' wide min. F Height, Clear 8' min. D Miscellaneous Ramps shall be parallel to facade or along the side of the building. Miscellaneous Miscellaneous The entry door shall be covered or recessed to provide shelter from the elements. Porches are open on three sides and must have a roof. Residential windows shall not be used. Opticos Design, Inc. ©2011 Opticos Design, Inc. D Integrated Development Standards A Awning Operable and open-ended awnings are encouraged. Upper-story galleries facing the street must not be used to meet primary circulation requirements. Galleries must have a consistent depth along a frontage. Gallery must project over a sidewalk. 2-3 General Standards: Street Standards October 2011 Street Standards The intent of this section is to provide a catalog of street assemblies that are appropriate to use within on the Rancheria holdings. Street assemblies are suitable for use in new developments, as well as the retrofit of existing locations. The street assemblies are organized into classifications, including Main Streets, Residential Streets, and Special Streets. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-4 General Standards: Street Standards October 2011 Neighborhood Main Street Types I. 66' Neighborhood Main Street 2. 52' Neighborhood Main Street 1. 66' Neighborhood Main Street Application Design Speed 20 mph Pedestrian Crossing Time 9 seconds Overall Widths Right-of-Way (ROW) Width 66' Pavement Width 22' Lanes Traffic Lanes 2 @ 11' Parking Lanes 2 @ 14', marked Edges Drainage Collection Type curb and gutter Planter Type trees in bulb-outs Landscape Type trees at 30' o.c. avg. Walkway Type 5' sidewalk Curb Type square Intersection Curb Radius 10' max. 2. 52' Neighborhood Main Street Application Design Speed 20 mph Pedestrian Crossing Time 5.5 seconds Overall Widths Right-of-Way (ROW) Width 52' Pavement Width 22' Lanes Traffic Lanes 2 @ 11' Parking Lanes 2 @ 7', marked Edges Drainage Collection Type curb and gutter Planter Type trees in bulb-outs Landscape Type trees at 30' o.c. avg. Walkway Type 8' sidewalk Curb Type Square Intersection Curb Radius Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 10' max. 2-5 General Standards: Street Standards October 2011 Residential Street Types 4. 40' Residential Street 3. 52' Residential Street 3. 52' Residential Street Application Design Speed 20 mph Pedestrian Crossing Time 5 seconds Overall Widths Right-of-Way (ROW) Width 52' Pavement Width 20' Lanes Traffic Lanes 2 @ 1' Parking Lanes 8' min. pervious surface Edges Drainage Collection Type gutter pan Planter Type trees in cont. planter Landscape Type trees at 50' o.c. avg. Walkway Type 5' min. sidewalk Curb Type none Intersection Curb Radius 10' max. 4. 40' Residential Green Street Application Design Speed 20 mph Pedestrian Crossing Time 4 seconds Overall Widths Right-of-Way (ROW) Width 40' Pavement Width 20' Lanes Traffic Lanes varies Parking Lanes 8' min. pervious surface Edges Drainage Collection Type varies Planter Type trees in cont. planter Landscape Type trees at 50' o.c. avg. Walkway Type 5' mn. sidewalk Curb Type none Intersection Curb Radius Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 10' max. 2-6 General Standards: Street Standards October 2011 Special Street Types 5. Rural Residential Drive 6. 120' Recreational Camping Drive 5. Rural Residential Drive Application Design Speed 20 mph Pedestrian Crossing Time 9 seconds Overall Widths Right-of-Way (ROW) Width varies Pavement Width 12' min. Lanes Traffic Lanes 1 @ 12' min. shared Parking Lanes none Edges Drainage Collection Type swale Planter Type none Landscape Type none Walkway Type none Curb Type none Intersection Curb Radius n/a 6. 120' Recreational Camping Drive Application Design Speed 20 mph Pedestrian Crossing Time 9 seconds Overall Widths Right-of-Way (ROW) Width 66' Pavement Width 22' Lanes Traffic Lanes 2 @ 10' Parking Lanes 2 @ 14', marked Edges Drainage Collection Type swale Planter Type none Landscape Type none Walkway Type none Curb Type none Intersection Curb Radius Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards none 2-7 General Standards: Street Standards October 2011 Special Street Types 7. 16' Scenic Drive 8. 24' Scenic Drive 7. 16' Scenic Drive Application Design Speed 15 mph Pedestrian Crossing Time 4 seconds Overall Widths Right-of-Way (ROW) Width 52' Pavement Width 16' Lanes Traffic Lanes 1 @ 10', shared Parking Lanes none Edges Drainage Collection Type swale Planter Type none Landscape Type none Walkway Type 5' painted sidewalk Curb Type none Intersection Curb Radius none 8. 24' Scenic Drive Application Design Speed 15 mph Pedestrian Crossing Time 6 seconds Overall Widths Right-of-Way (ROW) Width 66' Pavement Width 24' Lanes Traffic Lanes 1 @ 12', shared Parking Lanes none Edges Drainage Collection Type swale Planter Type none Landscape Type trees at 30' o.c. avg. Walkway Type 5' painted sidewalk Curb Type none Intersection Curb Radius Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards none 2-8 General Standards: Street Standards October 2011 Roundabout 9. Single Lane Roundabout 9. Single Lane Roundabout Application Design Speed Slow Overall Widths Right-of-Way (ROW) Width 180' inscribed diameter typ. 80' width typ. Curb Face to Face Width 115' typ. Lanes Traffic Lanes (within circle) 20' Entry Lane/Radius 16' / 45° R Exit Lane/Radius 18'/ 65° R Central Island 75' diameter typ. Apron (mountable) 10' Miscellaneous Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Splitter Island varies Planting Strip varies Pedestrian Crossing 10' typ. Sidewalks 5' min. 2-9 General Standards: Water Resources October 2011 Water Resources This section provides goals, policies, and standards for domestic water, wastewater, and rainwater capture. This section also provides best practice practices (BMPs) for stormwater management, and stormwater management plans for each of the Rancheria parcels. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-10 General Standards: Water Resources October 2011 Existing Conditions and Potential Domestic Water Existing Conditions Water Resource Site Development Goal and Strategies Water Resource Management Standards The Trinidad Rancheria’s main parcel and the Westhaven parcel are currently provided domestic water by the City of Trinidad. As a policy, the City charges high rates for users who are outside of the city limits, such as the Rancheria. Consequently, the Rancheria incurs relatively high water costs when compared to similar local users. The Archer Road parcel is connected to McKinleyville’s domestic water system; this connection appears to be functioning properly and in good repair. Goal: Water Supply Standards Remove dependency on City of Trinidad water supplies through a variety of alternative water resources and ultimately become a water provider to the City. All new construction on the main Rancheria parcel should install rainwater harvesting systems and storage in order to utilize rainwater for non-potable domestic and irrigation uses. Strategies: All new construction on the main Rancheria parcel should reuse gray water on site for irrigation purposes at a minimum, during summer months. The casino, located on the main parcel, has a water storage tank on site with a capacity of approximately 150,000 gallons. This tank serves as fire storage and domestic surplus to offset peak demand within the casino. Wastewater Existing Conditions The main parcel currently has a membrane bioreactor (MBR) wastewater treatment system that treats approximately 60-70% of the parcel’s wastewater. Recycled water from this plant has been reused for toilet flushing within the casino since 1999. The remaining 30-40% of the parcel’s wastewater flow goes to two community leach fields. The Westhaven parcel has two community leach fields, one of which requires effluent to be pumped to it. On the Archer Road parcel, there is one community leach field and an undetermined number of separate individual septic systems. Many of these various septic systems are in need of repair or replacement and are leaking; at the tanks and/or the leach field. This has led to current contamination issues caused by wastewater flowing directly into streams. Although not independently verified, it was reported that the leakage has also caused instability of the bluffs on the main parcel. Water Resource Inventory Humboldt County receives a great deal of rainfall every year, with the highest concentration occurring along the coast. The City of Trinidad in particular receives an average of about 38 inches per year. This rainfall represents an untapped resource that if captured can begin to decrease the Rancheria’s dependence on City water and increase the sustainability of the site itself. The region presents a favorable application for rainwater capture because rain falls year round, allowing for a reduction in storage volume as compared to the typical climates farther south in California. • Explore the suitability of the aquifer to support wells for the Rancheria by drilling test wells and analyzing the production capability of the aquifer. • Utilize rainwater for non-potable domestic and irrigation uses with the installation of rainwater harvesting systems and storage. • Reuse gray water on site for irrigation purposes during summer months. Wastewater Management Standards All new construction on the main Rancheria parcel should send wastewater to the wastewater treatment plant serving the casino. Package Treatment Plants should be utilized to handle additional treatment as needed. All existing rural residential lots should be connected to the centralized wastewater treatment plant. The Westhaven Parcel should implement a Septic Tank Effluent Pumping (STEP) system and build a connection to the Main Parcel in order to send wastewater to the wastewater treatment plant. Goal: Rectify wastewater flows to remove pollution to bluffs and streams and consolidate flows on main parcel to centralized wastewater treatment system. All septic systems on Archer Road should be in fully functioning condition. New land allotments shall be provided new leach fields prior to new development. Strategies: • New construction on the main parcel should send wastewater to the wastewater treatment plant serving the casino. Expand with package treatment plants as necessary. • Connect existing rural residential lots to the centralized wastewater treatment plant that are not already connected. • Utilize septic tank effluent pumping (STEP) system on the Westhaven parcel and build connection to main parcel to send wastewater to wastewater treatment plant. • Repair and maintain septic systems on Archer Road parcel and build new leach fields for new assignments. 7.00 6.00 5.00 4.00 MonthlyR TotalMon 3.00 2.00 1.00 0.00 Jan Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 2-11 General Standards: Water Resources October 2011 Rainwater Capture Scenario Rainwater Capture Scenario WATER BALANCE CALCULATIONS Trinidad Rancheria - California By retrofitting the existing casino and tribal offices to capture rainwater from their respective roofs and installing water storage cisterns, the Rancheria can significantly offset City water imports. Using the existing casino roof for catchment, a rainwater collection system with a 170,000 gallon cistern for storage would be adequate to meet the entirety of the casino’s water demands. Treatment, including filtration and disinfection, would be necessary to achieve potable water quality. Similarly, a 20,000 gallon cistern installed at the tribal offices to store water collected from the roofs would be adequate to serve all of the interior water demands. At an estimated cost of $240,000, and, based on water bills from the summer of 2010, the payback period for the Rancheria would be about 29 years. Calculations by Amy Kam 1-Apr-11 Based on: 1) Average long-term monthly rainfall totals provided by local National Weather Service stations for the 2010 water year. 2) Evapotranspiration (ETo) data provided by local California Irrigation Management and Information Systems (CIMIS) Reference Eto Zones (2010). 3) Rainwater harvested from: 68,935 sf of roof with collection efficiency of 85% 4) Building footprints estimated from aerial photos. Casino Tribal Offices TOTAL 55,000 sf 26,100 sf 81,100 sf Monthly Rainfall Totals (in): Feb 5.51 Mar 5.55 Apr 2.91 May 1.62 Jun 0.65 Jul 0.16 Aug 0.38 Sep 0.86 Oct 2.36 Nov 5.78 Dec 6.35 Total 38.10 Mar 62,822 Apr 60,795 May 62,822 Jun 60,795 Jul 62,822 Aug 62,822 Sep 60,795 Oct 62,822 Nov 60,795 Dec 62,822 Total 739,674 TOTAL DOMESTIC DEMAND In addition to this large-scale rainwater capture scenario, individual residences can collect rainwater for use in irrigation. Single-home rainwater capture system vary in complexity from systems that include cisterns and use rainwater inside the home to systems as simple as a rain barrel connected to the roof downspouts. Either way, the utilization of a resource as plentiful as rainwater will reduce the dependence on Trinidad’s municipal water supply. Jan Feb 62,822 56,742 D Days (8/22 - 9/29) Casino Tribal Offices (north & south) TOTAL Total: 39 8,830 cf 1,736 cf 10,566 cf 66,048 gal 12,985 gal 79,034 gal 1,694 gpd 333 gpd 2,027 gpd Domestic water use based on September 2010 City of Trinidad Water Department customer bills. RAINWATER CAPTURED Casino Rainwater Capture (cf): (gal): Rainwater in Cistern- Beginning of Month (gal): Rainwater Used for Domestic Demand (gal): Deficit (gal) Rainwater Used for Irrigation (gal): Controlled Releases (gal): Rainwater in Cistern- End of Month (gal): Casino Cistern Water Balance Jan 5.97 Tribal Offices Cistern Water Balance 180,000 90,000 160,000 80,000 140,000 70,000 120,000 60,000 100,000 50,000 Jun 2,532 18,942 164,708 50,806 -31,865 0 0 132,843 Jul 0 0 132,843 52,500 -52,500 0 0 80,343 Aug 1,480 11,074 80,343 52,500 -41,426 0 0 38,917 Sep 3,350 25,061 38,917 50,806 -25,745 0 0 13,171 Oct 9,194 68,772 13,171 52,500 Nov 22,518 168,434 29,444 50,806 Dec 24,739 185,044 147,071 52,500 0 33,993 170,000 May 6,311 47,208 170,000 52,500 -5,292 0 0 164,708 0 0 29,444 0 0 147,071 0 109,616 170,000 Mar 10,261 76,749 20,000 10,322 Apr 5,380 40,241 20,000 9,989 May 2,995 22,402 20,000 10,322 Nov 10,686 79,930 20,000 9,989 Dec 11,740 87,812 20,000 10,322 0 12,081 20,000 Aug 703 5,255 8,678 10,322 -5,067 0 0 3,612 Oct 4,363 32,636 5,516 10,322 0 30,253 20,000 Jul 0 0 19,000 10,322 -10,322 0 0 8,678 Sep 1,590 11,893 3,612 9,989 0 66,427 20,000 Jun 1,202 8,989 20,000 9,989 -1,000 0 0 19,000 0 0 5,516 0 7,830 20,000 0 69,941 20,000 0 77,490 20,000 Jan 23,258 173,971 147,071 52,500 Feb 21,466 160,566 170,000 47,419 Mar 21,622 161,732 170,000 52,500 Apr 11,337 84,800 170,000 50,806 0 98,542 170,000 0 113,147 170,000 0 109,232 170,000 Jan 11,037 82,557 20,000 10,322 Feb 10,187 76,196 20,000 9,323 0 72,235 20,000 0 66,873 20,000 Total 147,808 1,105,603 -618,145 156,829 0 464,529 --- Tribal Offices Rainwater Capture (cf): (gal): Rainwater in Cistern- Beginning of Month (gal): Rainwater Used for Domestic Demand (gal): Deficit (gal) Rainwater Used for Irrigation (gal): Controlled Releases (gal): Rainwater in Cistern- End of Month (gal): Total 70,142 524,659 -121,529 16,388 0 403,130 --- GALLONS GALLONS Water_Balance.xls 40,000 80,000 CISTERN LIFE CYCLE ANALYSIS Trinidad Rancheria - California Calculations by Amy Kam; Michael Amodeo 1-Apr-11 CASINO & OFFICES REQUIRED CISTERN STORAGE 40,000 Based on: REQUIRED CISTERN STORAGE 20,000 10,000 20,000 0 0 Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec Jan Feb Mar Rainwater Capture (gal) Rainwater Capture (gal) Rainwater Used for Domestic Demand (gal): Rainwater Used for Domestic Demand (gal): Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Apr May June July Aug Sept Oct Nov Dec Minimum Required Storage (gal) 4/1/2011 39-Day Water Use Cost ($) $576.06 Annual Water Use $5,391.33 Cistern Cost (170,000 gal) Cistern Cost (20,000 gal) Treatment Cost Total Cost $170,000.00 $20,000.00 $50,000.00 $240,000.00 Rate of Inflation 3.0% Years to Recover Cistern Cost 29 30,000 60,000 Minimum Required Storage (gal) 1) Cistern / storage tanks assumed to cost: 2) Water use charges computed using 2010 rates for 8/22 to 9/29: Use (ccf) Casino 8,830 Offices 1,736 0 Landscaping TOTAL $1.00 /gal Use (gal) 66,048 12,985 0 Cost ($) $375.72 $147.91 $52.43 $576.06 Cost ($/gal) $0.006 $0.011 2-12 General Standards: Water Resources October 2011 Stormwater Existing Conditions The Rancheria experiences significant non-point source (NPS) pollution, as detailed in the Trinidad Rancheria Environmental Plan, August 2008. Sediments and other pollutants such as oils, heavy metals, and toxic chemicals are picked up by stormwater flowing across roads and parking areas. In many cases, this water flows directly into streams that lead into the ocean, detrimentally impacting the water ecology. The main Rancheria parcel is within the watershed of McConnahas Mill Creek, and the McKinleyville parcel is within the watershed of Duke Creek. The Rancheria has no official requirements for stormwater management, but tribal interest in sustainable stormwater management has lead to recent projects to manage stormwater through decentralized treatment. Low Impact Development (LID) Elements and Methods 3HUPHDEOH 3DYHPHQW &XUE&XWV )ORZWKURXJK 3DUNLQJ/DQH3ODQWHU ,QÀOWUDWLRQ3ODQWHU 2YHUÁRZ&RQQHFWLRQ ,QÀOWUDWLRQ3ODQWHU ZLWK&XUE&XWV LID stormwater features can also be easily incorporated into the street sections. The figures on the following pages illustrate the use of planters within the street section to treat stormwater both qualitatively and quantitatively. Permeable paving in the parking areas can also decrease the runoff leaving the site while replenishing the groundwater table. Rainwater is often considered a waste product and nuisance; therefore, traditional strategies have targeted removing runoff from a site as quickly as possible. Within developed areas, impervious surfaces such as streets, sidewalks, driveways, parking lots, and buildings prevent stormwater from infiltrating into the ground, so the rate and total volume of runoff is increased over natural conditions. These flows are collected into storm drain infrastructure that often cannot handle peak flows; converting what would otherwise be dispersed, minor flooding into concentrated pockets of intense major flooding when they overflow. Although it is possible to address storm drain deficiencies through traditional methods, an alternative approach involves treating rainwater as a resource, facilitating a return to sustainable, more natural conditions. Low Impact Designs (LID) attempt to mimic the natural hydrologic process by allowing rainfall to slowly infiltrate into plants and soils near where it falls, rather than immediately routing it into storm drains. This process of slowing and absorbing not only reduces the burden on storm drains and downstream discharge points (thereby addressing both existing and future capacity constraints), but improves the quality of runoff by filtering out many of the pollutants it picks up when flowing across paved surfaces. This can help reduce the concentration of pollutants within the Rancheria’s creeks, and also improve the quality of water discharged to the Pacific Ocean. Localized infiltration could also increase percolation into and recharge of the aquifer that underlies the Rancheria and could potentially serve as a significant water source. The magnitude of this particular benefit would have to be confirmed through groundwater studies, though. Appropriate LID techniques and mitigation measures designed to increase control of stormwater at the source, and which are suitable for implementation in the Rancheria parcels, are presented in the following sections. Site Development Goal and Strategies Goal: Improve quality and decrease quantity of stormwater flow off site and into creeks and ocean. Strategies: • Infiltrate stormwater close to where it falls to reduce the need for pipes and infrastructure. • Decentralize off-site flows to reduce erosion to bluffs and creek banks. • Collect rainwater from rooftops to use as alternative water source. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-13 General Standards: Water Resources $ October 2011 $ 5XQQHO7KURXJK 3DUNLQJ$UHD Swale *UDYHO(QHUJ\ 'LVVLSDWRU 6ZDOH:LGHQV DW3ODQWHG$UHDV B B 'UDLQ,QOHWV Swale :LGHQVDW 3ODQWHG$UHD 6WRUP'UDLQ 2YHUÁRZWR /DQGVFDSH 5DLQ*DUGHQ $$ BB Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-14 General Standards: Water Resources October 2011 Stormwater Management Types Stormwater Management Types Stormwater Management Types (continued) Vegetated Swale Community Swale Vegetated swales are shallow drainage ways that employ landscaping to stabilize the soil while providing water quality treatment via biofiltration. They are designed to remove silt and sediment associated pollutants before discharging to storm sewers and to reduce volume if soils allow for infiltration. The treatment area can be planted in a variety of grasses, sedges and rushes, while the side slopes can be planted with shrubs and groundcover. Check dams are added to aid infiltration. Community swales are similar in size to a natural swale, but more linear in design to conform to the adjacent development zones (i.e. walkways, roadways, and buildings). Pervious Paving Urban Channel Pervious paving systems allow water to pass freely through the interstitial space ingrained throughout the paving matrix, thereby transforming traditionally impervious surfaces. Several examples are pervious concrete and asphalt, interlocking pavers, and reinforced gravel and grass paving. Urban channels are narrow vegetated or stone lined conveyances framed by vertical stone or concrete banks abutting cultivated landscapes or hardscapes. Rain Gardens Level Spreader Rain gardens are flat-bottomed landscaped depressions that can be built to any size or shape. Also known as 'bioretention cells', they are designed to allow water to settle and infiltrate into the soil. They reduce the peak discharge rate from a site via detention. Water quality improvements are achieved through particle settling, nutrient uptake, and filtration as water soaks into the ground. Level spreaders are structures that are designed to uniformly distribute concentrated flow over a large area to mimic natural sheet flow. Concentrated flow enters the spreader through a pipe, ditch or swale; the flow is retarded, energy is dissipated; the flow is distributed throughout a long linear shallow trench or behind a low berm; water then flows over the berm/ditch uniformly (in theory) along the entire length. Flow Through Planters Cisterns Flow-through planters are landscape features that also provide stormwater runoff control and treatment. Flow-through planters are sealed on all sides and fitted with an underdrain. They only absorb as much water as soil and plants in the planter can accommodate. Once the planter is at capacity, water is then discharged through the underdrain. They are ideal for receiving roof runoff from downspouts and can be incorporated into foundation walls. Cisterns function similar to rain barrels by collected stormwater and storing it for reuse, but on a much larger scale. Cisterns can be stored above ground, buried below ground, or located inside of buildings. They typically store rainwater for reuse in irrigation, mechanical uses, toilet flushing, and fire prevention. Naturalized Channel A natural channel is a meandering, vegetated watercourse with natural banks. It is buffered from development zones by large uncultivated landscape. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-15 General Standards: Water Resources October 2011 Main Rancheria Parcel Detention for Highway Runoff Level Spreader or Rain Garden Swales Stormwater Feature Planters Permeable Paving Level Spreader Retrofit Opportunity #1 Swale with Cascading Checkdams Exis tin gP ere nn ial 5HWURÀW2SSRUWXQLW\ 5DLQ*DUGHQ am re St Retrofit Opportunity #3 Green Parking Lot 5DLQ*DUGHQ Rain Garden Rain Garden Main Rancheria Parcel The main parcel includes a large amount of impervious surfaces, due to the buildings, roads, and parking areas. Utilizing a network of linked LID strategies will filter the pollutants from the driving surfaces and reduce the stormwater volumes and flows and associated to McConnahas Mill Creek. The illustrations on this page show a stormwater master plan based on the proposed development of the site. Planters in and among the parking areas can serve as rain gardens and infiltration planters to reduce off-site stormwater flows. Overflows will travel through pipes to other infiltration areas. A network of swales would also pick up runoff from around the site and convey it towards rain gardens. Lastly, all flows leaving the site at the tops of the hills will pass through level spreaders to decentralize the flow and reduce the risk of erosion. Further study may be needed where stormwater tools are used in areas with high soil instability. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-16 General Standards: Water Resources October 2011 Stormwater Management Precedents Existing drainage along Cher-Ae Lane A cascading flow-through planter could be implemented along Cher-Ae Lane Existing drainage in Casino parking lot Flow-through planters The introduction of a swale with weirs or check dams along Cher-Ae Lane can slow stormwater down and remove sediments that are currently entering the storm drain inlet at Scenic Drive. The existing casino parking lot offers excess pavement that can be broken up with the introduction of planters that can treat stormwater through infiltration and pollutant removal. Existing drainage in Casino parking lot Westhaven Drive Parcel: Existing Flow-through planters Construction of a rain garden surrounding the existing drain inlet in Ma-We-More Lane would address ponding experienced along the curb line and reduce sediments entering the drain inlet. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Rain garden design for Westhaven Drive Sedimentation at the end of Teh-Pah Lane suggests that a rain garden could improve the stormwater collection and treatment of the road while also providing a site amenity. 2-17 General Standards: Water Resources October 2011 Archer Road Parcel /HYHO6SUHDGHU 5HWURÀW2SSRUWXQLW\ 5DLQ*DUGHQDW'UDLQ,QOHW /HYHO6SUHDGHU 3LSHG2YHUÁRZ IURP5DLQ*DUGHQ 5DLQ*DUGHQ Swale 5DLQ*DUGHQ ale Sw Caption Archer Road Parcel A stormwater management plan has been created for the Archer Road parcel similar to the main parcel (above). Roadside swales will collect runoff from roads and convey it to rain gardens and the downhill sides of the roads. These rain gardens will have piped overflows that transmit stormwater from large events to level spreaders above the steep hillsides. The level spreaders will decentralize flows as stormwater enters the creeks separating the communities. Further study may be need where stormwater tools are used in areas with high soil instability. Existing drainage Rain garden precedent The existing drain inlet at the cul de sac of Twe-Goh Court could be improved with a rain garden that would treat the runoff from the street before allowing overflows off site. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-18 General Standards: Water Resources October 2011 Stormwater Management Precedents Flow-through planters along a street Flow-through planters along a street Flow-through planter in a parking lot Rain garden 1. 2. 3. 4. Infiltration Planters Flow Through Planters Green Parking Lot Rain Garden Detention Area Infiltration planters reduce stormwater volumes flowing into the storm drain systems by infiltrating water into the groundwater table. Flow through planters remove pollutants from street runoff and reduce peak flows to storm drain systems by slowing down flows. Planters incorporated into parking lots can remove toxins accumulated from oils on paving surfaces. Rain gardens and other planted detention areas provide stormwater management for both quality and quantity. These can be incorporated in sites with large vegetated areas, such as at the edges of parking lots. Permeable pavers in parking lot Flow-through planter along a street Cascading flow-through planter along roadway Cascading flow-through planter along roadway 5. 6. 7. 8. Permeable Pavement Permeable pavement is an aesthetic solution to stormwater that reduces runoff by infiltrating water into the ground or through subsurface storage. Opticos Design, Inc. ©2011 Opticos Design, Inc. Rain Garden Swales and rain gardens can be incorporated as plantings within street sections to manage stormwater volumes and quality. Integrated Development Standards Swale with Weirs Various types of weirs or check dams can be applied along steep roads to slow down stormwater for treatment. Swale with Weirs Various types of weirs or check dams can be applied along steep roads to slow down stormwater for treatment. 2-19 October 2011 Lighting Standards Adapted from the International Dark-Sky Association’s Simple Guidelines for Lighting Regulations for Small Communities, Urban Neighborhoods, and Subdivisions The purpose of the regulation is to: • Permit reasonable uses of outdoor lighting for nighttime safety, utility, security, and enjoyment while preserving the ambiance of the night; • Curtail and reverse any degradation of the nighttime visual environment and the night sky; • Minimize glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive, or unnecessary; • Conserve energy and resources to the greatest extent possible; • Help protect the natural environment from the damaging effects of night lighting. All outdoor lighting fixtures (luminaires) shall be installed in conformance with these Regulations and with the provisions of the Building Code, the Electrical Code, and the Sign Code, as applicable and under permit and inspection, if such is required. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-20 General Standards: Lighting Standards October 2011 Maximum Lamp Wattage and Required Luminaire or Lamp Shielding: All lighting installations shall be designed and installed to be fully shielded (full cutoff), except as in exceptions below, and shall have a maximum lamp wattage of 250 watts HID (or lumen equivalent) for commercial lighting, 100 watts incandescent, and 26 watts compact fluorescent for residential lighting (or approximately 1,600 lumens). In rural residential areas, light should be shielded such that the lamp itself or the lamp image is not directly visible from the street. Lighting that is exempt from these regulations: 1. Lighting in swimming pools and other water features governed by Article 680 of the National Electrical Code. 2. Exit signs and other illumination required by building codes. 3. Lighting for stairs and ramps, as required by the building code. 4. Signs are regulated by the sign code, but all sign lighting is recommended to be fully shielded. 5. Holiday and temporary lighting (less than thirty days use in any one year). 6. Football, baseball, and softball field lighting; only with permit from the authority recognizing that steps have been taken to minimize glare and light trespass, and utilize sensible curfews. 7. Low voltage landscape lighting, but such lighting should be shielded in such a way as to eliminate glare and light trespass. Additional requirements: 1. Lighting attached to single-family home structures should not exceed the height of the eave. 2. Residential pole height restrictions can be considered to control light trespass on adjacent properties and/or to nearby structures. General Guidelines: 1. The general belief that more light means better safety and security is just a myth. All that is needed is the right amount, in the right place, at the right time. More light just means wasted light and energy. 2. Use the lowest wattage of lamp as possible. For cost saving purposes, consider compact fluorescent lamps rather than incandescent, as they use much less energy and have a much longer lifetime. 3. Specify and use fixtures that carry approval of the International Dark Sky Association. 4. Whenever possible, turn off the lights. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Example of the type of light fixtures that would be appropriate for the Rancheria. Image courtesy of Phillips Lumec 2-21 October 2011 Tree Protection Standards Every effort should be made to protect Heritage Trees on Rancheria lands. Removal of Heritage Trees should occur only as emergency removal when trees pose an immediate danger to life, limb, or property due to an accident or a storm or other act of nature. Removal of Heritage Trees is subject to a Tree Removal Permit. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-22 General Standards: Tree Protection Standards October 2011 Tree Protection Standards Protection of Trees During Construction 5. The objective of this section is to reduce the negative impacts of construction on trees. The tree protection regulations are intended to guide a construction project to insure that appropriate practices will be implemented in the field to eliminate or mitigate undesirable consequences that may result from construction activities. Typical negative impacts that occur during construction may include: Protective Tree Fencing for Heritage Trees. Fenced enclosures shall be erected around trees to be protected to establish the Tree Protection Zone (TPZ) in which no soil disturbance is permitted and activities are restricted. 1. · Mechanical injury to roots, trunk or branches · Compaction of soil, which degrades the functioning roots, inhibits the development of new ones and restricts drainage · Changes in existing grade which can cut or suffocate roots · Alteration of the water table - either raising or lowering Size and type of fence. All trees to be preserved shall be protected with 6 foot high, minimum 12 gauge chain link fence. Fences are to be mounted on 2-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing (See detail, Appendix III). This detail shall appear on grading, demolition and building permit plans. 2. Duration. Tree fencing shall be erected before any demolition, grading or construction begins and remain in place until the Town Arborist approves the removal. 3. "Warning" Sign. A warning sign shall be prominently displayed on each fence. The signs are available at the Rancheria. · Sterile soil conditions associated with stripping off topsoil Tree Protection Zone (TPZ) Tree Protection and Preservation Plan Each Heritage Tree to be protected, shall have a designated TPZ identifying the area sufficiently large enough to protect the tree and roots from disturbance. The TPZ area can be determined by the formula: one foot per inch of diameter. For example a 20” diameter tree shall have a 20’ radius from the perimeter of the trunk or a 20 foot TPZ. Any deviation in determining the TPZ will require approval by Rancheria Staff. Prior to commencement of a development project, a Tree Protection and Preservation Plan shall be prepared. The Tree Protection and Preservation Plan will be prepared by a certified arborist to identify trees to be removed, assess impacts to trees to be preserved, recommend mitigations to reduce impacts to a less than significant level, and identify construction guidelines to be followed through all phases of a construction project. Activities prohibited within the TPZ include: 1. Pre-construction Requirements The following six steps shall be incorporated within the Tree Protection and Preservation Plan prior to grading, demolition or building permit issuance: 1. Site Plan. On the Tree Protection and Preservation Plan for the project, plot accurate trunk locations and the dripline of all trees over 8" in diameter, including Heritage Trees. For Heritage Trees the plans shall accurately show the species, trunk diameter, dripline and clearly indicate the Tree Protection Zone (TPZ) to be enclosed with the specified tree fencing as a bold dashed line. 2. Tree Disclosure Statement, A statement signed by the applicant, on a form provided by the Rancheria, acknowledging the existence of Heritage Trees on the property. 3. Verification of Tree Protection. The Project Arborist shall verify, in writing, that all pre-construction requirements have been met. Written verification must be submitted to and approved by the Rancheria prior to demolition, grading or building permit issuance. 4. Pre-Construction Meeting. The demolition, grading and general contractors are required to meet with the Project Arborist and Rancheria Staff at the site prior to beginning demolition, grading or new construction to review tree protection measures and to establish haul routes, staging areas, etc. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Storage or parking vehicles, building materials, refuse, excavated spoils or dumping of poisonous materials, including but not limited to, paint, petroleum products, concrete, stucco mix or dirty water. 2. The use of tree trunks as a winch support, anchorage, as a temporary power pole, sign posts or other similar function. 3. Cutting of tree roots by utility trenching, foundation digging, placement of curbs and trenches and other miscellaneous excavation. 4. Soil disturbance, soil compaction or grade changes. 5. Drainage changes. Activities permitted or required within the TPZ include: 1. Mulching - During construction, it is recommended that wood chips or similar material be spread within the TPZ to a 4-to 6-inch depth, leaving the trunk clear of mulch. 2. Root Buffer - When areas within the TPZ cannot be fenced, a Root Buffer is required and shall cover the root zone. 3. Irrigation, aeration, fertilizing or other beneficial practices that have been specifically approved for use by the Project Arborist within the TPZ. Erosion Control If a tree is adjacent to or in the immediate proximity to a grade slope of 8% (23 degrees) or more, then approved erosion control or silt barriers shall be installed outside the TPZ to prevent siltation and/or erosion within the TPZ. Tunneling and Directional Drilling If trenching or pipe installation has been approved within the TPZ, then the trench shall be either cut by hand, air spade, or by mechanically boring the tunnel under the roots with a horizontal directional drill and hydraulic or pneumatic air excavation technology. In all cases, install the utility pipe, immediately backfill with soil and soak within the same day. Tree Pruning and Surgery The most compelling reason to prune is to develop a strong, safe framework and tree structure and to reduce hazards. If the Project Arborist recommends that trees be pruned, the standard pruning shall consist of “crown cleaning” as defined by the International Society of Arboriculture's Pruning Guidelines. Maximum Pruning Maximum pruning should only occur if approved by Rancheria Staff. No more than one fourth (25 percent) of the functioning leaf, branch and stem area may be removed within one calendar year of any Heritage Tree, or removal of foliage so as to cause the unbalancing of the tree. Trees should not be topped. Tree Workers Pruning shall not be attempted by construction or contractor personnel, but shall be performed by a qualified tree care specialist or certified tree worker, according to specifications contained within these procedures. Tree Removal Procedure When Heritage Trees are removed, the following tree removal practices apply: 1. A permit is required to remove any Heritage Tree. 2. Any tree to be removed that may impact a Heritage Tree shall be done under the supervision of a certified arborist. 3. The removal of trees that extend into the branches or roots of Heritage Trees shall not be attempted by demolition or construction personnel, grading or other heavy equipment. A certified arborist or certified tree worker shall remove, or oversee the removal of the tree in a manner that causes no damage above or below ground to trees that remain. 2-23 General Standards: Tree Protection Standards October 2011 Tree Protection Standards Tree Injury Mitigation Inspection Schedule A mitigation program is required if the approved development will cause drought stress, dust accumulation or soil compaction to trees that are to be saved. To help reduce impact injury, one or more of the following mitigation measures shall be implemented and supervised by the Project Arborist. The Project Arborist retained by the applicant shall conduct the following required inspections of construction sites containing protected Heritage Trees. Inspections shall verify that the type of tree protection is consistent with the standards outlined within these Guidelines. For each required inspection, a monthly inspection report of any change in tree conditions and actions taken shall be provided to the Rancheria. Irrigation Program. Irrigate to wet the soil within the TPZ during the dry season as specified by the Project Arborist. Dust Control Program. During periods of extended drought, or grading, spray trunk, limbs and foliage to remove accumulated construction dust. Soil Compaction Damage. Compaction of the soil is the largest killer of trees on construction sites due to suffocation of roots. If compaction to the upper 12-inch soil within the TPZ has occurred, then one or more of the following mitigation measures shall be implemented as recommended by the Project Arborist or Rancheria Staff. 1. 2. Type I Mitigation. If an approved paving, hardscape or other compromising material encroaches within the TPZ, an aeration system shall be designed by a certified arborist and used within this area. Type 11 Mitigation. If inadvertent compaction of the soil has occurred within the TPZ, the soil shall be loosened by a method approved by the Town Arborist, such as Vertical Mulching or Soil Fracturing. Required Inspections A. Pre-Construction Meeting. Prior to commencement of construction, the applicant or contractor shall conduct a pre-construction meeting to discuss tree protection with the job site superintendent, grading equipment operators, Project Arborist, and Rancheria Staff. B. Inspection of Protective Tree Fencing. Rancheria staff shall be in receipt of a written statement from the applicant or Project Arborist verifying that he has conducted a field inspection of the trees and that the protective tree fencing is in place prior to issuance of a demolition, grading, or building permit. C. Inspection of Rough Grading. The Project Arborist shall perform an inspection during the course of rough grading adjacent to the TPZ to ensure trees will not be injured by compaction, cut or fill, drainage and trenching, and if required, inspect aeration systems, tree wells, drains and special paving. The contractor shall provide the Project Arborist at least 48 hours advance notice of such activity. D. Monthly Inspections. The Project Arborist shall perform monthly inspections to monitor changing conditions and tree health and submit a written report to the Rancheria. Damage to Trees Reporting. Any damage or injury to trees shall be reported within 24 hours to the Project Arborist and Rancheria Staff so that mitigation can take place. All mechanical or chemical injury to branches, trunk or to roots over 2-inches in diameter shall be reported. E. Special Activities within the Tree Protection Zone. Work in this area (TPZ) requires the direct onsite supervision of the Project Arborist. Appraised Value. If a tree is damaged, a Certified Arborist determines the Tree Appraisal value by adjusting a tree’s basic value by its condition, location, and species using the most recent edition of the Guide for Plant Appraisal, published by the Council of Tree and Landscape Appraisers. The formula used should also be noted. Mitigation 1. Root injury. If trenches are cut and tree roots 2-inches or larger are encountered they must be cleanly cut back to a sound wood lateral root under the supervision of the Project Arborist. The end of the root shall be sealed and kept moist. All exposed root areas within the TPZ shall be backfilled or covered within one hour. Exposed roots may be kept from drying out by temporarily covering the roots and draping layered burlap or carpeting over the upper 3-feet of trench walls. The materials must be kept wet until backfilled to reduce evaporation from the trench walls. 2. Bark or trunk wounding. Current bark tracing and treatment methods shall be performed by a qualified tree care specialist within two days. 3. Scaffold branch or leaf canopy injury. Remove broken or torn branches back to an appropriate branch capable of resuming terminal growth within five days. If leaves are heat scorched from equipment exhaust pipes, consult the Project Arborist within 24 hours. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-24 October 2011 Architectural Standards and Guidelines These Architectural Standards and Guidelines intend to promote design and character that is in keeping with the desires and intentions of the Rancheria community. They include standards and guidelines for building types, walls and roofs, exterior elements, and materials and colors. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-25 General Standards: Architectural Standards and Guidelines October 2011 Page Title Character This section of the document provides guidance in selecting the appropriate character for buildings in the Rancheria's commercial and institutional buildings. Massing and Scale • Building forms should be small-scaled, simple volumes. Volumes may be a simple rectilinear massing or a combination of gable ends and hipped roof forms in two- or three-story massings. • Larger buildings should be broken down into smaller forms. Overly complicated facades should be avoided. • Buildings of a width greater than 125' should be broken into multiple facades to appear as individual buildings. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-26 General Standards: Architectural Standards and Guidelines October 2011 Roofs and Walls Roofs Guidlelines • Roofs should be simple forms, either flat with a parapet, or a low pitch ranging from 3:12 to 5:12. • Flat roofs should be concealed with parapet walls. Buildings should use cornice profiles to articulate parapets as distinct exterior walls that make a visual transition to the sky. • Flat roofs may be accessible and used as balconies or terraces. • Pitched roofs may be gable or shed forms. • Roof forms can utilize and/or build upon the asymmetrical gable form found in traditional tribal village homes. Traditional tribal house Simple gable-fronted form with wrapped porch Traditional roof form reinterpreted as skylight Deep overhanging eaves with wood brackets Materials and Color • Wood shingles, metal and asphalt shingles are allowed. • Roofs are generally either natural wood or an earthtone color. Roof and wall forms of traditional tribal house applied to contemporary structure Deep overhanging eaves with exposed rafters Stucco parapet with cornice Walls Guidelines • Primary walls are usually composed of horizontal wood siding, or vertical boards with or without battens. • Stucco may be used infrequently. • Facades are typically finished in one material. • Facades should be embellished with decorative elements such as window moldings. Materials and Color Rustic board and batten siding Stucco two-story commercial block Board and batten commercial building Painted horizontal wood siding • Wood siding may be wood or cementitious. • Stucco is typically 3 coat, smooth finish. • Walls are generally either natural wood finish, an earthtone or light color found in nature. Natural wood board and batten siding Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 2-27 General Standards: Architectural Standards and Guidelines October 2011 Openings Windows Guidelines • Individual windows should be vertically proportioned. • Individual windows should be multi-paned, and divided by true or simulated muntins. Muntins should have a profile with a minimum ¾" width and minimum ½˝ depth. • For wider openings, individual vertically-proportioned windows should be ganged together. Windows may be ganged together when a mullion with a minimum 4˝ width and a minimum 1˝ depth is used. • Ornamental windows that are square or round may be used occasionally. • Windows are typically casements or double hung with clear glass panes; sliding windows should be avoided. • Windows on buildings with horizontal siding should be framed with a 3½˝ minimum wood or fiber cement trim and a 2" minimum apron. Window trim caps may be a basic trim board or a more formal cap with or without brackets. • All windows must have a sill. The sill should not be integrated into a ˝picture frame˝ surround and should have a depth of ¾” minimum from the plane of the wall. Individual and ganged verticallyproportioned double-hung windows Traditional tribal house door form used as ornamental opening Materials and Colors Ganged casement windows with verticallyproportioned muntins Ganged windows with wood trim Ornamental window Individual and ganged windows on commercial block Traditional circular entry form echoed in modern door Double door entry to commercial space Deep-recessed double door entry to commercial space Rustic wood door paired with window-paneled door Paneled wood door with side lites Wood door with screen • Windows should be wood with or with out aluminum cladding or aluminum. • Windows should be painted the same color across a facade. • Window trim may be a different color that accents the window. Vertically proportioned full-height windows on store front Doors Guidelines • Doors should have simple, rectilinear panels and windows. Top transom windows are allowed. • Doors may have square or arched tops. • Doors on buildings with horizontal siding should be framed with a 3½˝ minimum wood or fiber cement trim and a 2" minimum apron. Window trim caps may be a basic trim board or a more formal cap with or without brackets. Materials and Colors • Doors may be made from any combination of the following materials: wood, fiberglass, glass, aluminum. • Doors should be painted the same color across a facade. • Door trim may be a different color that accents the window. Traditional circular entry form echoed in contemporary double door entry Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Wood screen doors with transom above 2-28 General Standards: Architectural Standards and Guidelines October 2011 Attached Elements Storefronts and Awnings Guidelines • Storefronts can be found with recessed entry, angled corner entry or flush entry. • Storefronts have large expanses of clear glass with tall windows that often have transom windows to allow light to penetrate deep into the store; glass shall not be tinted, mirrored or colored. • Storefronts are recessed minimum of 6" and a maximum of 1' from the facade. • Storefronts typically have a 1’ - 2' tall continuous base, finished with wood panels, brick, tile, or fiber cement. • Corner storefront entry doors are located on an angled 45° wall on the corner of the building. A bay window is typically set above the door and can have a 6" minimum width vertical support at the corner of building form. • Entry doors should be accessed from the primary street address. Handicapped access ramps shall not extend into the sidewalk. • Awnings and canopies may extend over the sidewalk and may be used to provide shelter to passing pedestrians, to emphasize ground floor uses such as cafes and restaurants, and/or to add interest to the facade. • Awnings and canopies shall have a minimum of 8 feet clear from the sidewalk to the underside of the awning or canopy. Deep overhanging open rafters enclose public space in front of rustic commercial building Natural wood porch over commercial frontage Canvas awning with lettering Semi-enclosed sitting area engages sidewalk Recessed entry, large display windows, and transom window across entire storefront Large window expanses engage public pedestrian space Natural wood porch with attached pergola Deep porch allows space for outdoor furniture Single bay, gable end porch Porch engaged under overall roof form Materials and Colors • Storefront frames are made of wood, aluminum or other metal. • Storefronts are often painted to match the trim color of the building. Stoops and Porches Guidelines • Stoops and porches provide a transition between the inside (private) and outside (public) parts of a building. • See additional standards for Stoops and Porches on page 2-2. Materials and Colors • Porches and Stoops are often made with a combination of wood, stone, concrete and stucco. • Porches and Stoops are often painted to match the trim color of the building. Attached, full front porch Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Entry stoop 2-29 General Standards: Architectural Standards and Guidelines October 2011 Attached Elements Balconies and Bay Windows Guidelines • Balconies are used as accents along facades and are generally made from wood, heavy timber, or metal. • Wood and heavy timber balconies have decorative wood brackets and simple posts or decorative columns/rails. They are often covered by roofs with exposed rafter tails. Balconies generally have a minimum 3’ depth. • Metal balconies are made from wrought or cast iron and may have metal rails and decorative, supporting metal brackets or metal rails with a concrete or stone base and brackets. They are typically uncovered but may have an awning. Metal balconies have a minimum 12" depth. • Bay windows may be square, chamfered or round. Bays come in a variety of heights and depths. • Bays may or may not have supporting brackets and should not project above the cornice. Large natural wood balcony set on simple posts Metal balcony with metal brackets Balcony incorporated in dormer window Chamfered bay Square bay with wood brackets Chamfered bay Materials and Colors • Balconies are used as accents along facades and are generally made from wood, heavy timber, or metal. • Balconies and Bay Windows are often painted to match the trim color of the building. Opticos Design, Inc. ©2011 Opticos Design, Inc. Bracketed wood balcony, with exposed-rafter roof overhang Integrated Development Standards Wood balcony with chamfered bay over porch with brackets and posts 2-30 October 2011 Review Procedures This section identifies the review procedures applicable for these standards. These include Standard Procedures that set forth review procedures and post-decision actions (including appeals) applicable to all types of applications, and Application-Specific Procedures, that are specific to particular types of applications. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards Review Procedures October 2011 Pre-Application Conferences form established by the Rancheria. Pre-application conferences provide an opportunity for applicants to meet with Rancheria Staff to discuss potential future development applications, and learn more about review standards and procedures. Pre-application conferences are optional but strongly encouraged. Conduct of Meeting. At the meeting, the applicant shall explain the development proposal and application, inform attendees about the application review process, respond to questions and concerns neighbors raise about the application, and propose ways to resolve conflicts and concerns. Neighborhood Meeting/Community Meetings Written Summary of Neighborhood Meeting. The applicant shall prepare a written summary of the meeting that includes a list of meeting attendees, a summary of attendee comments, discussed issues related to the development proposal, and any other information the applicant deems appropriate. The meeting summary shall be included with the application materials and be made available to the public for inspection. The purpose of the pre-application neighborhood/community meeting is to educate owners and occupants of nearby lands about a proposed development application that is going to be reviewed under these standards and to provide the Rancheria Staff and residents with an opportunity to voice and hear comments and concerns about the development proposal and resolve conflicts and outstanding issues. Neighborhood meetings are encouraged as opportunities for informal communication between applicants and the owners and occupants of nearby lands, and other residents who may be affected by development proposals. Response to Summary. Any person attending the neighborhood meeting may submit a written response to the applicant’s meeting summary to the Rancheria within 30 days after the application is determined complete. The response may state their understanding of attendee comments, discuss issues related to the development proposal, and include any other information they deem appropriate. All written responses to the applicant’s summary of the neighborhood meeting shall be transmitted to the applicant, included with the application materials, and made available for public inspection. Determining if Applications are Complete Completeness Review. On receiving an application, the Rancheria shall, within a reasonable period of time, determine whether the application is complete or incomplete. A complete application is one that: 1. Contains all information and materials established by the Rancheria as required for submittal of the particular type of application; 2. Is in the form established by the Rancheria as required for submittal of the particular type of application; 3. Includes information in sufficient detail to evaluate the application to determine whether it complies with the appropriate review standards and the goals of the Rancheria Comprehensive Plan. Incomplete Applications On determining that the application is incomplete, the Rancheria shall notify the applicant of any submittal deficiencies. The applicant may correct the deficiencies and resubmit the application for completeness determination. If the applicant fails to resubmit an application within 30 calendar days after being first notified of submittal deficiencies, the application shall be considered withdrawn. Applicability A neighborhood meeting is required before submittal of a Major Land Development Plan, and is encouraged, but not required, before submittal of any other development application reviewed under these standards. Procedure If a neighborhood meeting is held by the applicant, it shall comply with the following procedures: Submitting, Accepting, and Withdrawing Applications Development applications reviewed under this Code shall be submitted by: 1. The Rancheria administration; or 2. The owner, contract purchaser, or any other person having a recognized property interest in the land on which development is proposed; or 3. A person authorized to submit the application on behalf of the Rancheria, the owner, contract purchaser, or other person having a recognized property interest in the land, as evidenced by a letter or document signed by an authorized Rancheria representative, such owner, contract purchaser, or other person. Time and Place. The meeting shall be held at a place that is convenient and accessible to neighbors residing in close proximity to the land subject to the application. It may be scheduled after 5:00 P.M. on a weekday. 4. Notification Mailed Notice. The applicant shall mail notice of the meeting a minimum of ten days in advance of the meeting to the Rancheria and to the following: If there are multiple owners, contract purchasers, or other persons authorized to submit the application, all such persons shall sign the application or a letter or document consenting to the application. Application Content 1. All owners of the land subject to the application; and 2. All owners of land within 500 feet of the land subject to the application (including owners of land located outside Rancheria lands). The notice shall state the time and place of the meeting and general nature of the development proposal. Notice shall be deemed mailed by its deposit in the United States mail, properly addressed, and postage paid. A copy of the mailed notice shall be maintained in the office of the Rancheria for public inspection during normal business hours. Posted Notice. The applicant shall post notice of the neighborhood meeting on the land subject to the application for at least ten days before the date fixed for the meeting, in a The Rancheria is authorized to and shall establish the requirements for the content and form for development applications reviewed under these standards. The Rancheria may amend and update these standards as determined necessary to ensure effective and efficient review of projects. The applicant bears the burden of ensuring that an application contains sufficient information to demonstrate compliance with applicable standards. The Rancheria shall not process an application for further review until it is determined to be complete. Notwithstanding the other provisions of this subsection, after an application is determined to be incomplete three times, the applicant may request, and the Rancheria shall undertake, processing and review of the application even though it is not determined to be a complete application. Application Complete. On determining that the application is complete, or on receiving the applicant’s request that the application be processed, the Rancheria shall accept the application for review in accordance with the procedures and standards of these standards. Revising Applications An applicant may revise an application after receiving initial staff review comments on the application, or on requesting and receiving permission from the Rancheria to do so. Revisions shall be limited to changes that directly respond to specific requests or suggestions made by Rancheria. Any other revisions to the application may be submitted at any time during the review procedure, but the revised application shall be submitted and reviewed as if it were a new application. All revised applications shall be submitted to the Rancheria. Withdrawing Applications An applicant may withdraw a development application at any time by submitting a letter of withdrawal to the Rancheria. Submittal and Review Schedule. The Rancheria is authorized to and shall establish specific rules for the submittal and review schedule (including time frames for review) for the various types of development applications. The Rancheria may amend and update these provisions as is determined necessary to ensure effective and efficient review under this Code. Application Submittal. Applications shall be submitted to the Rancheria in the form established by the Rancheria. Opticos Design, Inc. ©2011 Opticos Design, Inc. Integrated Development Standards 3-2 Review Procedures October 2011 Staff Review and Action When an application is determined complete, it shall be distributed by the Rancheria to all appropriate staff and review agencies for review and comment, and the preparation of a staff report. In preparing the staff report staff shall review the application, relevant support material, and any comments or recommendations from other staff and review agencies to which the application was referred. If deficiencies in complying with applicable standards of these standards are identified, the Rancheria, may notify the applicant of such deficiencies and provide the applicant a reasonable opportunity to discuss the deficiencies and revise the application to address them. Staff Report and Recommendation. Upon completion of staff review on an application, the Rancheria shall prepare a written staff report. The staff report shall conclude whether the application complies with all applicable review standards and recommend one of the decisions authorized for the particular type of application. The staff report may identify and recommend conditions of approval addressing how compliance deficiencies might be corrected and adverse effects of the development application might be mitigated. Distribution and Availability of Application and Staff Report. Within a reasonable time period before the meeting or public hearing at which the application is scheduled for review by the Tribal Council, the Rancheria shall: 1. Schedule and ensure notice of any required public hearing on the application (if appropriate); 2. Transmit the application, related materials, and the staff report to the Tribal Council; 3. Transmit a copy of the staff report to the applicant; and 4. Make the application, related materials, and the staff report available for examination by the community in the Rancheria office during normal business hours, and make copies of such materials available at a reasonable cost. Public Hearings The notice shall state the time and place of the meeting and general nature of the development proposal. Notice shall be deemed mailed by its deposit in the United States mail, properly addressed, and postage paid. A copy of the mailed notice shall be maintained in the office of the Rancheria for public inspection during normal business hours. Posted Notice. The applicant shall post notice of the public hearing on the land subject to the application, in a form established by the Rancheria. The notice shall include the application or application number, and the name, address, and telephone number of the applicant or the applicant’s agent; the date, time, and place of the public hearing; the land involved by street address or legal description and nearest cross street, and area size; the nature, scope, and purpose of the application or proposal; and that the application, and all relevant information about the application may be obtained at the Rancheria office during normal business hours, and include the office's street address and a contact phone number. If the development application is subject to a public hearing by the Tribal Council, the public hearing shall be held in accordance with the following procedures. Time. Any review body conducting the hearing shall act in accord with any time limits established in this Code or the body’s own by-laws. Action shall be taken as promptly as possible in consideration of the interests of the applicant, the residents of the Rancheria, and shall include a recommendation or decision of approval, approval with conditions, or disapproval (whichever is appropriate). 2. Form of Decisions. The form of all decisions shall include at least the following elements: A statement of findings or other factors considered, whichever is appropriate, and a statement of the basis upon which such facts were applied with respect to the relevant review standards. c. A statement of a recommendation or decision of approval, approval with conditions or disapproval (whichever is appropriate). Rights of All Persons. Any person may appear at a public hearing and submit testimony, either individually or as a representative of a person or an organization. Each person who appears at a public hearing shall be identified, state an address, and if appearing on behalf of a person or organization, state the name and mailing address of the person or organization being represented. If the person states they represent an organization, the Tribal Council may request written evidence of that person’s authority to speak on behalf of the organization in regard to the matter under consideration. Mailed Notice. The applicant shall mail notice of the meeting to the Rancheria and to the following: Recording. A record of the hearing shall be kept as follows. ©2011 Opticos Design, Inc. 1. b. Continuance of Public Hearing. The Tribal Council may, on its own motion or at the request of any person, continue the public hearing to a fixed date, time, and place. An applicant shall have the right to request and be granted one continuance. Any subsequent continuances requested by any party shall be granted at the discretion of the Tribal Council only upon good cause shown. Integrated Development Standards General Procedures and Findings Following Public Hearings Burden of Proof or Persuasion. The burden of demonstrating that an application complies with applicable review and approval standards of these standards is on the applicant. The burden is not on the Rancheria or other parties to show that the standards have not been met by the applicant. Timing. The public hearing(s) on the application shall be scheduled so there is sufficient time for a staff report to be prepared and for the public notification requirements to be satisfied. Public notification of a public hearing on a development application shall be provided at least 10 calendar days prior to the public hearing, and should be both mailed and posted. Opticos Design, Inc. Close of Hearings. Upon the completion of all testimony or public comment, the hearing shall be closed. No further direct or informal testimony, comments or evidence shall be provided or considered on the matter. The applicant may be asked questions or allowed to comment on proposed conditions. A summary of the information presented before the body. Offers of Testimony. In the event any testimony is excluded as irrelevant, immaterial, or unduly repetitious, the person submitting such testimony shall have an opportunity at that hearing to offer such testimony to be entered into the record. Such offer shall be made at the public hearing. All owners of land within 500 feet of the land subject to the application (including owners of land located outside Rancheria lands). A copy of the public hearing record may be obtained by any person upon applying to the Rancheria and paying the cost for duplication of the record. a. Application to be Scheduled for Meeting. When a development application is subject to a public hearing with the Tribal Council, the Rancheria shall ensure that the public hearing on the application is scheduled for a regularly scheduled meeting or a meeting specially called for that purpose. 2. 3. Conduct of Public Hearings Public Hearing Scheduling and Notice All owners of the land subject to the application; and All records of public hearings conducted by the Tribal Council shall be a public record. Public Hearing Procedures Exclusion of Testimony. The Tribal Council may exclude testimony that it finds to be irrelevant, immaterial, or unduly repetitious. 1. 2. 1. The Rancheria shall record the public hearing. The written or taped record of oral proceedings (including testimony and statements of personal opinions), the hearing minutes, all applications, exhibits and papers submitted in any proceeding before the review board, the staff report, and the recommendation or decision shall constitute the record. Approved Development Plans Approval of any development application in accordance with these standards authorizes only the particular use, plan, or other specific activity approved, and not any other development requiring separate application. Expiration of Permitted Development Plans An applicant shall have two years from final approval to receive a Building Permit or, if no Building Permit is required, to obtain a Certificate of Compliance. Upon written request by the applicant submitted to the Rancheria no later than one month prior to expiration of the approval, the Tribal Council may grant up to, but not exceeding, five, one-year extensions, for good cause. Development permits not renewed shall expire. Material Misrepresentation. A development permit is subject to revocation by the Tribal Council upon its determination, after notice and public hearing, that there was a material misrepresentation by the applicant or substantial noncompliance with the terms and conditions of the original or amended development permit or approval. Limitation on Subsequent Similar Applications If a development application requiring a public hearing is denied, no application proposing the same or similar development on all or part of the same land shall be submitted within one year after the date of denial unless the Tribal Council waives this time limit. In considering such a waiver the Tribal Council shall consider that the applicant has demonstrated that: 3-3 Review Procedures October 2011 1. There is a substantial change in circumstances relevant to the issues or facts considered during review of the prior application that might reasonably affect the Tribal Council's application of the relevant review standards; or 2. New or additional information is available that was not available at the time of review of the prior application and that might reasonably affect the decision-making body's application of the relevant review standards to the development proposed in the new application; or 3. The new application proposed to be submitted is materially different from the prior application; or 4. The final decision on the prior application was based on a material mistake of fact. PROCEDURE FOR MAJOR LAND DEVELOPMENT PLANS PROCEDURE FOR MINOR LAND DEVELOPMENT PLANS Pre-Application Conference Pre-Application Conference Neighborhood Meeting Land Development Plans Neighborhood Meeting The Land Development Plan provisions of this section are intended to ensure that the layout and general site design of proposed development is compatible with surrounding uses and complies with all applicable development standards and, in some cases, other applicable City or County standards. The purpose of this section is to establish the procedure and standards for review of a Land Development Plan. Application Submittal and Acceptance Application Submittal and Acceptance Applicability Approval of a Land Development Plan in accordance with this section is required before issuance of a Building Permit. Development Plans are Major or Minor as characterized below. Staff Review and Action Staff Review and Action Major Development Plans include: 1. Nonresidential development of 5,000 square feet of gross floor area or more on an undeveloped site; 2. The addition of 5,000 square feet or 30 percent or more of the original building of a nonresidential development which results in a building larger than 5,000 square feet; or 3. Public Hearing Scheduling and Notice Appeal to Tribal Council Residential, multi-family development or other housing developments of four dwelling units or more. Tribal Council Review and Decision Minor Development Plans include: 1. Nonresidential development of less than 5,000 square feet of gross floor area on an undeveloped site; 1. Pre-Application Conference. Optional. 1. Pre-Application Conference. Optional. 2. Additions to nonresidential [Text truncated at 120,000 characters. The full text is on the page linked above.] --- Source: Frix Law Library, https://www.frixlaw.com/law-library/documents/tribal%3Acher-ae_heights%3A9072f3c83f7e23ce. Public record. Not legal advice.