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base walls of wood, stone, or stucco would be permitted up to four feet from finished grade. Enclosed patios shall only be non - conditioned space. Green Building The City's Green Building Ordinance requires new single - family homes exceeding 2,000 sq. ft. qualify for at least 50 points on Alameda County Waste Management Authority's "Single - Family Green Building Rating System." Since the proposed homes will not exceed 2,000 sq. ft., the applicant is not required to comply with this requirement, but has voluntarily proposed to incorporate a considerable number of green building measures into the project, providing approximately 75 points. Some of the proposed green building measures include: using engineered lumber in the beams, headers, and floors and oriented strand board (OSB) for the subfloor and wall and roof sheathing; installing recycled- content insulation; insulating all hot water pipes; installing high - efficiency bathroom faucets and toilets; installing high - efficiency air conditioning; exceeding Title 24 state energy conservation requirements by 15 %; installing Energy Star bathroom fans and dishwashers; and utilizing low volatile organic compound (VOC) emitting wall /ceiling paints. Please see the attached Green Building checklist for the complete list of the proposed green building measures. Staff appreciates the applicant's willingness to incorporate a substantial number of green building measures into the homes. The State's Green Building Standards Code (CALGreen), which becomes effective on January 1, 2011, will require that all new single - family homes regardless of size be built with similar green building measures as the City's Green Building Ordinance currently requires. Common and Private Open Space No common open space /recreation areas are proposed. Private, individual open space would be provided in the yard areas of the lots. Being a small - scale, infill project located in the Downtown, staff does not believe it would be feasible to accommodate a common open space area or tot lot within the project. The General Plan indicates that parks should be located within one -half mile of the residential area they serve. The project site is located within one -half mile of the following parks: Amador Valley Community Park, Kottinger Village Community Park, Delucchi and Lions Wayside Parks, Veterans Plaza Park, and Main Street Green. Staff acknowledges that some of the above - listed parks would entail crossing an arterial to reach them, making them less desirable for day -to -day use by residents. Overall, staff is satisfied that the private yards and surrounding parks will substantially meet the residents' park and open space needs. Landscaping and Fencing Front yard landscaping would be installed for each lot. Although not indicated on the plans, the applicant has stated that he may install landscaping for all yard areas around the house. At least one street tree would be provided per lot. Staff finds the proposed landscape design, densities, PUD -82 Page - 20 - September 15, 2010