West Davis Active Adult Community Beyond "" to "thriving in place."

I - Mission/Vision

Our mission is to turn "aging in place" into "thriving in place" through design that fuses the inclusiveness of Davis with principles that enhance the older adult lifestyle. This includes:

• Community: Create a connected community that encourages and facilitates a sense of belonging.

• Universal Design: Design both the neighborhood and homes to support a rich, active, older-adult lifestyle, not requiring a change of lifestyle as one moves from another part of town.

• Diversity: Bring different walks of life together in one community and create a vibrant multi-generational culture.

• Legacy Development: Provide Davis' long-term residents a place that meets their needs so they are not compelled to leave Davis. Helping residents further integrate into the fabric of a community in every season of their life differentiates a good city from a great one.

• Inclusiveness: Weave the heart and culture of Davis into the fabric of the development, not isolating the community from it, by creating spaces where everyone in Davis is welcome to gather.

The West Davis Active Adult Community address four major needs:

1. Senior subsidized homes. 150 will be built to provide universally designed affordable housing for our seniors, many of whom need support services, and can’t compete financially for market rate apartments that often cater to students.

2. A site for the University Community. This space is ideally located for expansion of their facilities adjacent to their current location.

3. Allow options for older Davis residents to stay in Davis on their terms. A community that provides what increasingly older Davis residents need, have asked for as other projects have come forward, but have not been addressed. That is smaller single story greenbelt facing homes oriented facing each other to foster a sense of community with universal design features that accommodate their current and future needs.

1 NORTH DAVIS FARMS NEIGHBORHOOD

SANDA NUEVA NEIGHBORHOOD

PROJECT SITE 036-060-005

DOS PINOS NEIGHBORHOOD

SUTTER DAVIS HOSPITAL

MARKETPLACE AERIAL CONTEXT MAP FOR WEST DAVIS ACTIVE ADULT

DAVIS,

PREPARED BY: ASPEN NEIGHBORHOOD EVERGREEN MEADOWS UNIVERSITY RETIREMENT NEIGHBORHOOD COMMUNITY

SCALE: 1"=200'

2 The currents housing choices for this growing segment of our community have many limitations. They may continue on in a too big that has design flaws for aging in place, don’t meet their current needs, or perhaps spending money to remodel or retrofit. Additionally, it may take significant time and money to maintain or they are often forced to leave town to find an appropriate home.

Approximately 5,000 homes in Davis are currently owned by individuals over the age of 50, so the need will continue to grow. The project is designed as an age restricted community but will include 20% non-restricted housing. This keeps the neighborhood at large involved with each other across age, stage of life and income brackets.

4. An Activity and Wellness Center to benefit the neighborhood and accessible to the entire community. This facility is envisioned to be the activity hub for the neighborhood and beyond. A public restaurant, catering kitchen and dining areas, pool facilities, meeting rooms, and exercise rooms are currently envisioned. The intensive greenbelt connectivity for walking and biking to the center are a key benefit of the neighborhood.

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II - Community Outreach We believe there are two equally important and necessary processes. The first involves the City Council and Commissions, fulfilling environmental requirements, determining baseline features and the requirements as defined in the measure R code. The second equally important process is with the Davis community. This public collaboration is not completely satisfied by the City regulatory process but will run concurrently.

Our expectation is to have one meeting per month in a large group venue. Additionally, we expect to have 2-4 smaller meetings every month in our conference room, over coffee or after work in different meetings rooms around town. The goal of so many meetings is to provide for transparency, transmittal of relevant information and collaboration. This effort is already underway, and so far we have met with about a dozen individuals and groups who have helped define the project.

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III - City Process We want the voters to be informed by the City process and to focus on the requirements of Measure R but to be mindful that the goal is to let the people decide on the base line project features and requirements rather than every detail of a final PD and DA.

City Council approves the following prior to the Measure R vote:

1. Baseline project features and requirements consistent with Measure J/R – including recreation facilities, public facilities, project exhibits, project plans showing walking paths, streets, green belts, home types in each category, sequencing and phasing. 2. General Plan Amendment to re-designate the project site from Agriculture (Yolo County) to the City of Davis’ Residential-Medium Density, Residential-High Density, Neighborhood Greenbelt, Urban Agriculture Transition Area, and Public/Semi-Public, CEQA compliance; 3. Pre-zoning from County Agriculture-Intensive (A-N) to City Planned Development (P-D); 4. Preliminary Planned Development (PPD) approval; 5. Annexation of the approximately 75-acre project site into the City of Davis. 6. Call for an election; and

After a successful measure R vote the Council would then approve: 1. A development agreement 2. Final planned development map and any other final implementing details and documents

5 IV – Neighborhood Elements

Project Location The West Davis Active Adult Community is located in West Davis directly to the West of the Sutter Davis Hospital and medical . It will be a mix of high, medium and low density housing plus recreation facilities.

Senior Subsidized Apartment Homes The 150 affordable senior apartment homes will be developed by Delta Senior Housing Communities, Inc. and Neighborhood Partners. The will occur in two 75- unit phases, in order to ensure that local Davis residents are the primary market for occupancy. It will be modeled after Eleanor Roosevelt Circle, a 60-unit affordable senior housing complex developed in 2006. The project will include on-site services coordination staff that will facilitate appropriate health, educational and recreational activities and supportive services for the residents.

Need for Subsidized Senior Housing in Davis The waiting list for the affordable rental units at Eleanor Roosevelt Circle (ERC) as of October of 2016 is 72. About 50% of the seniors on the wait list at ERC are requesting the affordable units that are available for seniors at 25% of median income. Most of the other half of the seniors on the waiting list are requesting the units that are affordable for seniors at 50% of median income. Due to their extremely low below-market rent, the units at 25% of the median income often have a wait time of at least three years. From information received from the City of Davis this October, these general observations can be made about affordable housing need:

• There are waiting lists at all of the Davis senior complexes that have income restricted units. • The longest wait that seniors have is for Davis units affordable to seniors at 25% of median income, and that seems to be two to three years. • There are fairly long wait lists also for Davis units affordable for seniors at 50% of median income. • Many people who contact ERC and the other equivalent affordable senior communities decline to add their names to the waiting list when they hear how long it is. So the wait list need is significantly under reported.

Except for this proposal, no other affordable senior housing units are planned for Davis at the present time. At the present schedule, senior units would take about 4-5 years to be available for occupancy. So the present need will continue to increase while the supply will remain the same.

Affordable housing Plan—requirements vs. units provided There are a total of 325 homes (URC & Subsidized housing excluded) to be developed in the West Davis Active Adult Community.

Fifty of these market-rate units will be single family detached ownership units built on lots larger than 5,000 square feet in area, and will therefore be subject to a 25%

6 affordable housing requirement (pursuant to city code 18.05.050(a)(1)(A)). This is 16.67 affordable units.

An additional 204 of the market-rate units will be single family detached ownership units built on lots smaller than 5,000 square feet in area, subject to a 15% affordable housing requirement (18.05.050(a)(1)(B)). This is 41.29 units.

Seventy-one of the market-rate units will be single family attached ownership units, subject to a 10% affordable housing requirement (18.05.050(a)(1)(C)). This is 4.56 units.

And 30 of the market-rate units will be multifamily rental units, intended for expansion of the University Retirement Community, subject to a 35% affordable housing requirement (18.05.060(a)(3)). This is 16.15 units.

Based on these percentage requirements (each of which includes the affordable units within the total units upon which the affordable housing percentage is calculated), the West Davis Active Adult Community has a total requirement to include 79 affordable units. West Davis Active Adult Community proposes to provide these 79 affordable units as rental housing units developed within the .

Seventy-four of these affordable units must have rents affordable on average to households whose incomes do not exceed 65% of the Yolo County median income (18.05.050(b)(4) and 18.05.060(a)(3)(A)). An additional 5 of these affordable units must have rents affordable to households whose incomes do not exceed 40% of the Yolo County median income (18.050.060(a)(3)(B)).

The Proposed Subsidized Housing Mix In order to meet and greatly exceed this requirement for 79 affordable housing units, West Davis Active Adult Community proposes to include a 150-unit affordable senior rental housing complex within the subdivision. At least 79 of the units will meet the minimum income and rent targets detailed in the section above. However, based on currently available affordable housing subsidy funding, it is anticipated that approximately 35% of the units will be affordable to households whose incomes do not exceed 25% of the Yolo County median income, 35% of the units will be affordable to households whose incomes do not exceed 50% of the Yolo County median income, and 30% of the units will be affordable to households whose incomes do not exceed 60% of the Yolo County median income.

University Retirement Community “URC” The proposed project includes an approximately three acre site at the southeast corner of the neighborhood, to provide for expansion opportunities for The University Retirement Community which is directly south of the expansion site, on the opposite side of Covell Boulevard. Built in 2001, this non-profit Continuing Care Retirement Community, offers several levels of care. These include Residential Living (for those not needing personal assistance), https://localwiki.org/davis/Assisted_Living , Special Care (Alzheimer's/memory care), Skilled Nursing Care, and Care Giving (short-term care and transitional care for individuals recovering from illness or injury). They provide both small cottages and apartment living, and offer an activity room, computer learning center,

7 8 fitness center, pool, library, mediation center, and many other amenities. URC has remodeled and added onto their facility, increasing the density, and is currently evaluating their expansion needs to meet the growing demand for their services.

Small Builder Lots, Greenbelt Facing Homes & Bungalows There are a total of 325 for sale single level homes to be developed in the West Davis Active Adult Community. The goal is to provide a variety of smaller universally designed homes that appeal to a wide segment of current Davis residents. Comfort, energy efficiency and solar on all the homes are central to the design ethos. Architecturally, the goal is to take design cues from the Streng Brother’s homes that have been so loved in Davis.

The Small Builder lots are envisioned to be designed on an individual basis for those people who want something specific and will be built by local contractors.

The Bungalows will come in various configurations with square footages ranging from 900-1450 square feet..

The Greenbelt Facing Homes are envisioned to be 1450-1850 square feet. The orientation of these homes, towards the public walkways, activates the sense of community and create opportunities for chance meetings.

Activity and Wellness Center A 3+- acre area to be the focus of the neighborhood. The exact makeup of uses and facilities will be finalized during the City and public outreach process. Current plans include a pool, public restaurant, meeting rooms, catering kitchen and dining areas, fitness center, yoga room(s), extensive outdoor patio and a covered parking lot which could serve as a location for markets and other events. This will be a center, a gathering place, somewhere to meet and catch up with friends and neighbors. This was a key design goal when the West Davis Active Adult Community was envisioned. The Activity and Wellness Center is not only for the residents, but for the community as well and we are excited to get further input from the community about what they would like to be able to do at the Center.

Some of the things we have heard so far that people would like to see are: • a commercial grade kitchen so it can be used for large events like pancake breakfasts or local chef demonstration nights • a public restaurant • rooms to rent for events like book clubs, Girl Scout troop meeting, club meetings, art or craft classes • a space to host a speaker series on different topics • an outdoor area where friends can gather at the end of the day and catch up over a glass of wine • exercise facility - there are no gyms west of F Street, other than the members-only Stonegate County Club

The Activity Center is located on the main spine of the greenbelt system so it is easily accessible by foot and by bike to all the residents. It is not buried in the neighborhood so

9 10 community members who would like to use the facility and its amenities can do so easily without having to travel into the neighborhood.

The outdoor space will be welcoming and able to accommodate local music and showcase the art, food and events that are special to Davis. By making the Activity Center available to the community as a whole, not just the residents of the neighborhood, this ensures the continued connection with the community for the residents and the added benefit of the amenities for the community.

Open Space The vision for the open space around the Activity and Wellness Center includes a pool, sport courts – possibly including pickle ball or bocce ball, lawn areas for soccer practices or games. We want the area to serve many purposes from exercise venue to picnic area to play field for children and adults alike.

Connecting the Activity and Wellness Center to the rest of the neighborhood is a network of greenbelts that ultimately interlaces with a walking and bicycling loop which encircles the entire neighborhood. The greenbelt spine will allow easy connectivity by foot and bike within the neighborhood. Residents can easily reach the Activity and Wellness Center or the external loop around the project without ever having to get into a car. The loop is approximately 1.4 miles around and connects into the great bike network that connects the rest of Davis. It is possible that there might be exercise stations along the path or distance markers for casual and diehard users alike to up their activity level and track their distance. Running along the western and northern sides of the loop is an agricultural buffer which will be planted with native plantings and will provide enhanced wildlife habitat.

City of Davis Bikeway Plan The Bikeway Plan implements the City’s General Plan goals and policies, as they relate to the bicycle planning, to provide guidance on bicycle facilities. The Plan consolidates and clarifies the standards used by the City for bicycle facilities and ensures facilities are property designed to promote bicycle use as a viable, attractive, safe and non-polluting alternative form of transportation that is convenient and accessible.

Bike Circulation The City’s bicycle network consists of interconnected off-street bicycle paths along generously landscaped parkways and greenbelts and on-street bike lanes. A 12-mile Davis bicycle loop, consisting of on-street and off-street bike routes, connects many of the neighborhoods and destinations within the community to the off-street bike paths and greenbelt system in the City.

The project site is located adjacent to a Class I, off-street bike trail, along the south side of Covell Boulevard and on the north side of Covell Boulevard, east of the project site. There are also on-street bike lanes on Covell Boulevard; all of which provide connections to the system of neighborhood greenbelts and the designated Davis bicycle loop, within the city.

11 EXISTING PATHWAY

CLASS 1 BIKEWAYS - BIKE PATH/MULTI-USE TRAIL

CLASS 1 BIKEWAYS - DECOMPOSED GRANITE TRAIL

CLASS 2 BIKEWAYS - ON-STREET BIKE LANES

“0,/(%,.(/223

SUTTER DAVIS HOSPITAL

BICYCLE AND PEDESTRIAN FACILITIES PLAN FOR WEST DAVIS ACTIVE ADULT EXISTING CITY OF DAVIS EXISTING CLASS I PATHWAY BIKEWAY NETWORK TO COVELL BLVD DAVIS, CALIFORNIA OVER CROSSING PREPARED BY:

TO SR-113 UNIVERSITY RETIREMENT COMMUNITY OVERCROSSING AT SYCAMORE SCALE: 1"=150'

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From the project site, the safest and most direct bike route is provided south of Covell Boulevard, on a Class I bike trail. This bike trail connects to the neighborhoods and shopping to the South and West. It also connects to a bike and pedestrian only overcrossing of SR-113 at Sycamore lane/ Willet elementary school.

Several key objectives of the City plan and how they relate to this project: • Joint use of all paths inside and on the periphery of the neighborhood • Activity and Wellness center access via bike route • Existing bike friendly intersection at Covell and Risling Court • Garages for storage of bikes • Interior courtyards of many homes for bike storage • Extensive and convenient bike parking at Activity and Wellness Center

Open Space Framework 1.4 Mile walking path of decomposed granite or similar material connects to the Sutter Davis Parkour and the interior concrete walking/biking paths. A Greenbelt grid overlays the neighborhood and provides immediate access to the 1.4 mile loop and to the Activity and Wellness Center, subsidized senior housing, URC site and to the Sutter Davis Medical Complex.

Additional information on bicycle and pedestrian paths is further described in the included graphic: “Bicycle and Pedestrian Facilities Plan”.

Public Transportation The project site is directly adjacent to public transit stops for the Yolobus and Unitrans system, serving Davis and the surrounding area. Adjacent bus stops are located on the North side of Covell Boulevard, near the intersection of Risling Court (at southeast corner of project site), and near John Jones Road and Covell Boulevard. On the South side of Covell Boulevard, a stop is located approximately 250 feet east of Risling Court.

The project site is located along Yolobus lines 220 (between Vacaville and Winters) and 220C (Winters Express) and Unitrans bus lines 230, 231, 232, P and Q. Bus stops for both services are adjacent to the site on Covell Boulevard.

Davis Community Transit provides paratransit service for persons with disabilities via a door-to door demand response system in which users of the system call for service when needed.

In addition to public transportation, zip cars or other shared service vehicles will be accommodated with charging stations at the Activity and Wellness Center.

Greenhouse Gases, Climate Change and Energy The City of Davis green house gas thresholds and standards for new residential development for more than twenty six homes require a reduction to 1990 levels (2.4 metric tons of CO2 reduction per unit) or LEED ND Gold standard/individualized plan equivalent.

13 The West Davis Active Adult neighborhood will provide homes that require dramatically less electricity and natural gas use than the typical Davis home. This will be accomplished in several ways. First, by meeting all of the State of California design guidelines for new homes including “tight envelopes,” energy efficient appliances and HVAC, insulation and window efficacy. We are currently melding the LEED requirements for both neighborhood design and home design with the CalGreen standards to determine if any components in the LEED guidelines provide additional benefit. Current City standards, which we will meet, include Tier 1 of the CalGreen codes.

The addition of solar on all of the rooftops will further cut the electrical demand and the goal is to reduce net electrical need to 50% of the 1990 level for a standard home. The amount of solar on each home will likely be a ratio of square footage of the home to anticipated electrical usage. We will also be actively working with Community Choice Energy to allow offsite electrical credits on an individual home basis. This is especially important as electrical usage changes dramatically depending on the makeup of the household and/or if someone wants an electric vehicle. For example, identical homes – but one with a family of five requires more electricity and gas than a home with one or two older residents. Lastly, the smaller home sizes proposed naturally use less electricity and natural gas.

The second major component of designing and building a sustainable neighborhood focuses on lifestyle and access to modes of transportation other than traditional gas burning vehicles. Walking and biking are clearly the focus of the neighborhood design and this will decrease the need or desire to drive. The on site Activity and Wellness center further reduces the need to drive to access these lifestyle amenities. Location of bus stops, nearby groceries, shops and restaurants further reduce the need to drive. A 5% credit is awarded for transit oriented development and the overall density of the neighborhood will likely result in a 2%-5% further reduction. The Activity and Wellness Center is planned to be net zero electricity with the addition of a solar panel covered parking lot. Location of charging stations in this parking lot for electric Zip cars and vans or competing options further reduce the need for people to own their own cars.

On site gardens located on the periphery of the neighborhood adjacent to the walking path will allow for individuals to grow their own food if they want more space than is available in their yard. The majority of the streets have parkway strips for additional tree planting. Streets shall utilize recycled tire content in order to decrease road noise.

V – Land Use and Regulatory Context

Land Use and Regulatory Context As described in the Requested City Process section above, the project site is currently within the unincorporated area of Yolo County. In order to develop the property the project site will need to be annexed into the City of Davis, requiring a General Plan amendment, pre-zoning and processing a Preliminary Planned Development application. The Project is also subject to the requirements of the City of Davis Measure R.

14 Sphere of Influence Area The LAFCO adopts Sphere of Influence (SOI) to define boundary changes of cities and special districts and provide for a plan for future boundary and service areas. The Project site is located within the City’s SOI area. As part of the project’s requested entitlements, the project site is proposed to be annexed into the City of Davis.

Existing Land Use, General Plan and Zoning Designation The project site consists of one approximately 75 acre parcel currently designated Agricultural. The General Plan designation for the project site is Agriculture and the zoning is Agriculture-Intensive (A-N) under the Yolo County 2030 General Plan.

Measure R This project requires a General Plan Amendment, Rezoning/Preliminary PD and Annexation of property and as such approval requires a Measure R vote.

Measure R does not require a completed development agreement nor a Final Planned Development map and accompanying exhibits and agreements prior to the vote. It does require compliance with CEQA and the establishment of a project baseline and features in order for the voters to know what they are voting upon.

Baseline Project Features and Requirements The City Council must review and approval the Baseline Project Features and Requirements consistent with Measure J/R – including recreation facilities, public facilities, project exhibits, project plans showing walking paths, streets, green belts, home types in each category, sequencing and phasing.

CEQA and the State Planning and Zoning Laws The City Council must certify that the project complies with the California Environmental Quality Act, the State planning and zoning laws and any other applicable laws.

General Plan Amendment The project site is designated for “Agriculture” under the Yolo County General Plan. As part of annexation into the City, the project includes a request to amend the site’s General plan land use designation from Agriculture (County) to the City of Davis designations Residential-Medium Density, Residential-High Density, Neighborhood Greenbelt, Urban Agriculture Transition Area, and Public/Semi-Public. Refer to Exhibit: “Existing and Proposed General Plan Designation”.

Pre-zone and Preliminary Planned Development The Project is currently zoned for Agricultural-Extensive (A-N), within Yolo County. The project site would be prezoned to the City’s zoning designation of Planned Development (P-D), to facilitate annexation into the City of Davis. The Project will be guided by development standards and design guidelines specific to the Planned Development. Refer to Exhibit: “Existing and Proposed Zoning”.

15 Annexation In order for the project site to be developed as an active adult community with shared community amenities within the City of Davis, Yolo County LAFCo must approve the annexation of the project site into the City. The project site is within the City of Davis existing Sphere of Influence (SOI), and is immediately contiguous to the City of Davis’ existing city limits. As part of the application process, the project applicant will work with the City, County and Yolo County Local Agency Formation Commission (LAFCo) to ensure that the Project meets the LAFCo’s requirements for annexation.

Development Agreement The applicant will work with the City of Davis to prepare a Development Agreement consistent with the Baseline Project Features and Requirements on the basis of mutual assurances to implement the project after the successful vote of the people. Ag mitigation requirements will be fulfilled as part of the development agreement. This is important as the public and at times adversarial negotiation process can lead to negatively influencing the voters when in fact it is simply a normal negotiation process.

Final Planned Development Map The final planned development map will be approved after the public vote and may not be significantly modified without subsequent voter approval.

City of Davis General Plan The City of Davis General Plan articulates the community’s vision for the physical development and form of the City through vision statements, goals, policies, standards and actions. The project will be developed according to the guidance provided in the 2001 General Plan, as amended and updated.

City of Davis Municipal Code Pursuant to the Davis Municipal Code, Article 40.22, Planned Development District, the preliminary application for a P-D District much include a preliminary development plan, containing basic information regarding proposed land uses, , street layout, required facilities (water, sewer, drainage), etc.

IV - Site Characteristics

The Project site consists of one approximately 75 acre parcel, APN 036-060-005. The site is bounded to the east by the Sutter Davis Hospital and the municipal site of the Northwest Davis water tank. Agricultural land adjoins the project site to the north and west.

The project site is characterized by relatively flat land in agricultural use. The views to the west are of the Coast Range hills. To the north is a located the Binning Farms gated large lot (20 acre parcels) rural residential community. Along the southern edge of the site, parallel to Covell Boulevard, is an existing open drainage channel that connects into the Covell Drain.

The project site is largely not visible from Interstate 113. The nearest access to the project site is from SR 113, from the Covell Boulevard interchange. The Project site is

16 SUTTER DAVIS HOSPITAL SUTTER DAVIS HOSPITAL

UNIVERSITY RETIREMENT COMMUNITY UNIVERSITY RETIREMENT COMMUNITY

SCALE: 1"=200' SCALE: 1"=200' EXISTING GENERAL PLAN DESIGNATION PROPOSED GENERAL PLAN DESIGNATION RESIDENTIAL - MEDIUM DENSITY EXISTING AND PROPOSED AGRICULTURAL RESIDENTIAL - HIGH DENSITY GENERAL PLAN DESIGNATION FOR WEST DAVIS ACTIVE ADULT

NEIGHBORHOOD GREENBELT DAVIS, CALIFORNIA

PREPARED BY:

URBAN AGRICULTURE TRANSITION AREA

PUBLIC/SEMI PUBLIC

17 SUTTER DAVIS HOSPITAL SUTTER DAVIS HOSPITAL

UNIVERSITY RETIREMENT COMMUNITY UNIVERSITY RETIREMENT COMMUNITY

SCALE: 1"=200' EXISTING ZONING SCALE: 1"=200' PROPOSED ZONING

EXISTING AND AGRICULTURAL-EXTENSIVE PLANNED DEVELOPMENT (P-D) PROPOSED ZONING FOR WEST DAVIS ACTIVE ADULT

DAVIS, CALIFORNIA

PREPARED BY:

18 directly adjacent to public transit stops for the Yolo Bus and Unitrans system, serving Davis and the surrounding area. Adjacent bus stops are located north of Covell Boulevard, near the intersections of Risling Court and near John Jones Road and Covell Boulevard. South of Covell Boulevard, a stop is located a short distance east of Risling Court. An existing multi-use bicycle and pedestrian path is located on the south side of Covell Boulevard and provides an opportunity for connections to the project site and the City of Davis bicycle network.

Regional Context The proposed 75 acre project site is located immediately west of the city limits of Davis within the City of Davis sphere of influence and in the unincorporated area of Yolo County. The project site is immediately west of the Sutter Davis Hospital and its medical offices, and is north of Covell Boulevard. The University Retirement Community and Saratoga West Apartments are located south of the project site, on the south side of Covell Boulevard. The project site is approximately ¼ mile away from the Covell Boulevard/SR 113 interchange and approximately 2.5 miles from Downtown Davis. Cities immediately surrounding Davis are Woodland, 12 miles north; West Sacramento to the east; Winters 12 miles west and the City of Dixon, 8 miles southwest of Davis.

The Marketplace and Anderson Plaza are along Covell Boulevard east of SR-113 and the Westlake Shopping center is west of the Project, on Lake Blvd, accessed from Covell Boulevard west of the Project. These existing community-serving shopping centers will be easily accessible to future residents. To the west, along Covell Boulevard are the medical offices for Dignity Health and the University’s affiliated medical offices and pharmacy. Davis Municipal Golf Course is north of the site. Refer to Exhibit: “Aerial Context Map”.

Topography and Drainage Pattern The site is relatively flat, though there are slight changes in elevation from northwest to southeast. The drainage patterns on the project site flow to the east. The project site is within FEMA Zone A which are areas determined to flood during the 1 percent annual (i.e. 100-year) flood event. Please refer to the Drainage Infrastructure Technical Appendix prepared by Cunningham Engineering for additional drainage information.

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Soils There are a range of soil types found on the project site. Refer to the table below. Project Site Soil Types Map Unit NCRS Symbol Soil Class Map Unit Name Category Acreage Brentwood silty clay loan, 0-2% BrA Class 1 slopes Excellent 36.6 Marvin silty clay Mf Class 2 loam Good 29.7 Willows clay, Wc Class 5 Alkali Very Poor 5.7 Pescadaro silty Pb Class 5 clay, saline alkali Very Poor 2

Biological and Natural Resources

A Biological Report which included a review of the 75 acre project site was completed and reviewed by the City of Davis in 2015. While this report can be updated, it provides information and guidance for the City in evaluating the site. Preliminarily, there are a few resources present on the project site. The report noted the following details: A small clump of elderberry bushes, which provides potential habitat for Valley Elderberry Long Horn Beetles, although there was no evidence of the insects found at that inspection.. There are black walnut trees along the eastern edge of the property that could provide potential nesting habitat for migratory birds. There is habitat suitable for Swainson’s Hawk foraging. The Covell Drain may have marginal habitat for giant garter snakes.

VII - Infrastructure

Water The project proposes connection points to the existing City of Davis water system at three locations: at the existing water tank northeast of the project, at the existing Risling Court cul-de Sac and at Covell Boulevard at the proposed entrance off Covell Boulevard. Refer to the Water System Technical Appendix for supporting information on the existing water infrastructure, water demand, and water infrastructure.

Sanitary Sewer The project proposes connection points to the existing City of Davis sewer collection system at two locations: at Covell Boulevard (24” trunk main), and at Risling Court (8” pipe). The proposed project will pursue water efficient fixtures and water conservation throughout the development in accordance with the 2010 CAL Green Building Code Standard as adopted by the City of Davis. The project does not anticipate any high use facilities of functions that will General a large amount of waste water. More detailed analysis of the existing capacity as it relates to the proposed project will be conducted. Refer to the Sewer System Technical Appendix for supporting information on the

20 existing sewer infrastructure, sewer demand, wastewater treatment and sewer infrastructure.

Drainage and Flooding The project site is located within the Covell Drainage Watershed, and lies immediately north of the Covell Drainage Channel. A substantial portion of the project site is currently located within FEMA Zone A. Previous studies suggest that the existing box culverts under the highway are slightly undersized, leading to the backup of storm water. The proposed project will provide storm water storage and conveyance facilities which will provide water quality mitigation. The proposed 150’ agricultural buffer at the site’s perimeter on the west and north edges will be depressed to generate replacement storage for the 200-year/10 day storm, in combination with a proposed detention storage near the existing water tank site east of the project site. Refer to the Drainage Infrastructure Technical Appendix for information on the existing conditions and drainage infrastructure, proposed drainage infrastructure, topographic survey considerations for hydraulic modeling, existing conditions regarding drainage and flood routing, and proposed conditions regarding drainage and flood routing.

Vehicular Circulation and Site Access Davis is served by two freeways, State Route 113 (SR 113) and Interstate 80 (I-80). Interstate 5 (I-5) is also a short distance away, approximately 9 miles. SR 113 travels north-south just to the east of the Project site. SR 113 is a local state highway that runs from Rio Vista to south of Yuba City. It is an important connecting route between I-80 and I-5 and connects Davis to Yolo County and the neighboring cities of Woodland and Dixon. I-80 is accessible from SR 113 from the Project site. I-80 connects Davis to the Sacramento region to the east and the Bay Area and San Francisco to the east. County Road 99 is nearby and is west of the project site and connects Davis to Woodland and other areas within Yolo County.

The City’s roadway network is organized as a hierarchy of three primary street types: 1. Arterials, the main roads of the City, carry the highest volume of traffic; 2. Collectors, connect residential neighborhoods to arterials, and 3. Local streets, which comprise the bulk of the City’s roadway network and are primarily residential in nature.

There are several different street sections planned to provide pedestrian, bicycle and vehicular access throughout the neighborhood. Refer to the “Recommended Street Section Exhibit.”

The existing streets providing access around the site are Covell Boulevard and Risling Court.

Covell Boulevard is the major arterial roadway serving the project site and connects the western and eastern limits of the City, becoming Mace Boulevard as the road turns south at its eastern limits.

The paved section of Covell Boulevard is proposed to be modified to include two east bound travel lanes and a 10’ Class 2 bike lane. The ultimate configuration of this

21 22 A A

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BB AA

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B 2 LANE RESIDENTIAL STREET SECTION

C C

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H C 2 LANE STREET SECTION

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23 E E

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C C E 2 LANE STREET SECTION

C C G G G

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F COVELL BLVD STREET SECTION

BB D D

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G 2 LANE RESIDENTIAL STREET SECTION F

I 35' MULTIPURPOSE PATHWAY H 25' MULTIPURPOSE PATHWAY J AGRICULTURAL BUFFERSECTION

WEST DAVIS ACTIVE ADULT CENTER RECOMMENDED STREET SECTIONS roadway segment will be determined prior to any traffic analysis for the Project, but the street section is envisioned to include an eastbound 10’ Class 2 bike lane, a 27.5’ parkway strip abutting the north side of Covell Boulevard, a 10’ Class I bike path, and additional open space between the path and the existing Covell Drain (see segment F on the Street Section Exhibit).

Risling Court is an existing street section, which currently serves the Sutter Davis Medical Campus. Risling Court currently extends from Covell Boulevard north to the first entrance of the Medical Campus parking lot (see segment D on the Street Section Exhibit). As part of the proposed street circulation improvements, Risling Court will ultimately be widened and extended to provide primary access to the neighborhood at two points. It currently includes an approximately 28’ paved section, a 15’ parkway strip, a 5’ sidewalk, and a 4’ parkway strip on the east side, which provides a buffer between the sidewalk and the adjacent parking area. The proposed street section would be widened from Covell Boulevard to the Campus entrance, and the main entrance to the neighborhood. The updated street section would include a 104’ right of way with a 52’ paved section containing two 12’ travel lanes, two 8’ Class 2 bike lanes, and two 8’ parking lanes. The sidewalk and parkway strips on the west side of the street would mirror existing to the east side of the street.

Risling Court would then be extended north from the Campus and Neighborhood entrance, to the northern entrance of the neighborhood (see segment E on the Street Section Exhibit). This street section would include a 76’ right of way with a 52’ paved section, two 12’ travel lanes, 6’ Class 2 bike lanes, 8’ parking lanes, 7’ parkway strips, and 5’ sidewalks. At the southern neighborhood entrance, Risling Court would end, and from there, a 25’ wide multipurpose pathway would extend north as a 25’ bike and pedestrian multiuse corridor, providing connection to the Ag buffer and the Sutter Davis Parkour.

The Risling Court entrance to the Activity and Wellness Center is proposed to be located opposite the main entrance to the Medical Campus.

Risling Court provides connection to two proposed primary neighborhood entrances. (see segment C on the Street Section Exhibit). The entrance streets would include an 80’ right of way and a 52’ paved section with two 12’ travel lanes, 6’ Class 2 bike lanes, 8’ parking lanes, 12’ center medians, 4’ parkway strips, and 4’ sidewalks.

A secondary entrance to the neighborhood off of Covell Boulevard is proposed as well. This would be a right in, right out access point. (see segment B on the Street Section Exhibit). The street section would include a 68’ right of way and a 52’ paved section with two 12’ travel lanes, 6’ Class 2 bike lanes, 8’ parking lanes, 4’ parkway strips, and 4’ sidewalks.

There are two different internal streets proposed, depending on the number of homes and off street paths and sidewalks being accessed via those streets. The first street section proposed would be a Collector Street and would include a 68’ right of way and a 52’ paved section with two 12’ travel lanes, 6’ Class 2 bike lanes, 8’ parking lanes, 4’ parkway strips, and 4’ sidewalks. (see segment B on the Street Section Exhibit). The

24 Street Section Matrix--by Segment

Segment Paved Travel Lanes Parkway Planting Call Out Street Type Description ROW Section Width Bike Lane Parking Median Strip + curb Sidewalk (east side) Separated 2 Lane Residential Street sidewalk and 7' A Section parking 50 34 10 shared 7 none 4 4 0 2 Lane Residential Street Separated Section--unnamed N-S sidewalk, 6' bike B Streets lane, 8' parking 68 52 12 6 8 none 4 4 0 Separated 2 Lane Street Section-- sidewalk, 6' bike C Neighborhood Entrance lane, 8' parking 80 52 12 6 8 12 4 4 0 Separated 2 Lane Street Section-- sidewalk, 8' bike D Risling Court lane, 8' parking 104 52 12 8 8 none 15 5 4 Separated sidewalk, 6' bike E 2 Lane Street Section lane, 8' parking 76 52 12 6 8 none 7 5 0 F Covell Blvd Street Section varies varies varies varies 10 none none 27.5 varies 0 2 Lane Residential Street G Section--Bungalow Courts cul de sac 25 25 12.5 shared none none none none 0

25 second internal street section would be considered a local street and include a 50’ right of way and a 34’ paved section with two 10’ travel lanes with shared bike lanes, 7’ parking lanes, 4’ parkway strips, and 4’ sidewalks. Setbacks for garages will be 4’ from the back of the sidewalk. (see segment A on the Street Section Exhibit).

In addition to the internal streets described above, generally 25’ wide bungalow court access streets are proposed. (see segment G on the Street Section Exhibit).

Gas and Electric The project site has nearby access to PG&E service for both gas and electric service.

Broadband / Communication The project site is in an area served by AT&T for internet and broadband services.

26 Land Use Programming Information

Land Use Area in Acres Homes Density (DUA) Greenbelt Facing homes, Bungalows and Small Builder Lots 64.2 325 5.1 Roads 17.2 - - Greenbelt 10.2 - - Agricultural Buffer 1.5 - - Net SFR 35.3 325 9.2 Activity and Wellness Center 3.0 - - Senior Subsidized Apartment Homes 4.7 150 31.9 University Retirement Community Expansion Site* 3.1 30 9.7 Total 75.0 505 6.7 *included in infrastructure calculations as 30 units; final housing type to be determined.

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