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Home My WebLink About1144 Rezoning APN 002-101-14 & 15_ Stephens Precise Development Plan ORDINANCE NO. 1144 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE � OFFICIAL ZONING MAP FOR THE CITY OF UKIAH REZONING APN 002-101-14 AND 15 TO PD-R3 (PLANNED DEVELOPMENT HIGH DENSITY RESIDENTIAL) AND APPROVING THE STEPHENS PRECISE DEVELOPMENT PLAN FOR 312 FORD STREET, UKIAH, II ' CALIFORNIA , The City Council of the City of Ukiah does hereby ordain as follows: SECTION ONE Pursuant to the procedures set forth in Ukiah Municipal Code Section 9167 & 9168, the Official Zoning Map for the City of Ukiah is amended to change the zoning of the property located at 312 Ford Street, Ukiah, (APN 002-101-14 and 002-101-15) from Planned Development (PD) to Planned Development- High Density Residential (PD-R3). SECTION TWO I The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is to classify the subject property as "PD-R3" (Planned Development- High Density Residential) and is necessary to prescribe precise development standards for the development of the property. I SECTION THREE 'I The rezoning action is reasonable and appropriate because it satisfies goals and policies of the Ukiah General Plan that support the need for infill projects and the creation of additional housing opportunities and that the project has been designed in a way that is compatible with ' other development in the area. SECTION FOUR Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the potential impacts that could resuR from the project. The IS identified potential impacts to aesthetics, air quality. cultural resources, geology/soils, and noise. As part of the IS, � mitigation measures were identified that would reduce the impacts to less than significant levels; therefore, a Mitigated Negative Declaration was prepared for the Project. SECTION FIVE The Planning Commission held a noticed public hearing on September 25, 2013 after giving notice of said hearing, in the manner, for the period, and in the form required by the Ukiah Municipal Code and Government Code Sections 65090 and 65091 to consider the proposed Mitigated Negative Declaration, Planned Development (PD-R3) Rezone with Precise Development Plan located at 312 Ford Street (APNs 002-101-15 & 002-101-14) and after receiving public testimony, considering the staff report, and conducting due deliberations. the Planning Commission formulated a 4-1 recommendation to the City Council to approve the Mitigated Negative Declaration, Rezoning, and Precise Development Plan. SECTION SIX The Precise Development Plan for the Stephens Planned Development illustrated in the attached Exhibit "A" is hereby approved based on the findings and conditions of approval listed on the attached Exhibit "B." The Mitigated Negative Declaration is hereby approved based on the findings contained in the attached Exhibit "C." Ordinance No. 1144 Stephens Planned Development Rezone and Precise Development Plan 312 Ford Street. APN 002-101-14& 002-101-15 1 SECTION SEVEN The regulations for the Stephens Planned Development are as follows: 1. Comer lot (APN 002-101-15) A. Allowed Uses: The followin uses are allowed. 9 Four one-bedroom apartments as shown on the approved Precise Development Plan. Home occupations as defined in section 9278 of the zoning ordinance Small family child daycare home, which provides care for eight (8) or fewer children, including children under the age of ten (10) years who reside at the home Accessory buildings and accessory uses. This shall not be construed as permitting any business use or occupation other than those specifically listed herein. B. Buildinq Heiqht Limits: Building height limits for the primary and accessory building shall be as shown on the approved Precise Development Plan. C. Required Site Area: The required site area shall be as shown on the approved Precise Development Plan. No further subdivision of the parcel is permitted. D. Required Yard Setbacks: The required yard setbacks shall be as shown on the approved Precise Development Plan. E. Required Landscapinq and Street Trees: The required landscaping and street , trees shall be as shown on the approved Precise Development Plan. The landscaping for the Project extends into the public right-of-way. The property owner/project proponent is responsible for the installation of F. Required Parkinu: The required parking for the four one-bedroom apartments shall be as shown on the approved Precise Development Plan. G. Modifications to the approved Planned Development and Precise Development Plan: Minor revisions or modifications not increasing the density or intensity of the project and which would not adversely affect off-site property, may be approved by the Planning Director if it is determined that the circumstances or conditions applicable at the time of original approval remain valid and that changes would not affect any required findings. 2. 312 Ford Street (APN 002-101-141 A. Allowed Uses: The following uses are allowed: One single-family residence. One second unit as shown on the approved Precise Development Plan. Home occupations as defined in section 9278 of the zoning ordinance. Ordinance No. 1144 I Stephens Planned Development Rezone and Precise Development Plan 312 Ford Street, APN 002-�01-14& 002-101-15 2 i Small family child daycare home. which provides care for eight (8) or fewer children, including children under the age of ten (10) years who reside at the home. Accessory buildings and accessory uses. This shall not be construed as permitting any business use or occupation other than those specifically listed herein. B. Permitted Uses: The following uses may be permitted subject to first securing a use permit: Large family child daycare homes for a minimum of seven (7) to fourteen (14) children inclusive. including children under the age of ten (10) years who reside at the home. C. Buildinq Heiqht Limits: The following shall be the maximum limits for height of buildings (consistent with the R-3 district standards): A. For main buildings a maximum height of forty feet (40'), unless abutting an R-1 or R-2 lot in which case a maximum height of thirty feet (30'). B. For accessory buildings, a maximum height of thirty feet (30') or the maximum height of the main building whichever is less. (Ord. 1001, §1, adopted 1998). D. Required Site Area: As shown on the Precise Development Plan. No further subdivision of the parcel is permitted. E. Required Yard Setbacks: Front: Fifteen feet (15') for dwellings and accessory structures, and twenty five feet (25') for garages. Sides: Five feet (5'). except as provided in Section 9032 of this Chapter. Rear. Ten feet (10') (five feet approved for second dwelling unit above garage as II part of the Precise Development Plan.) Special Yards and Distances Between Buildings: Minimum widths shall be as ' fol lows: 1. The distance between any buildings in any dwelling group shall be a minimum of ten feet (10') for single-story structures and fifteen feet (15') if one or more of the structures is taller than a single-story. 2. Any side yard providing vehicular access to single-row dwelling groups shall have a minimum width of twenty feet (20') for one-way access and twenty five feet (25') for dual access. 3. Any inner court providing vehicular access to double-row dwelling groups shall have a minimum width of twenty feet (20'). and a minimum width of ! twenty four feet (24') if bordered by parking stalls. (Ord. 1001, §1, adopted I 1998) F. Required Parkinq: Single-family dwelling: two (2) on-site independently accessible parking spaces for the single-family home. Second Unit: One (1) on-site independently accessible parking space. � Ordinance No. 1144 . i Stephens Planned Development Rezone and Precise Development Plan 'I 312 Ford SireeL APN 002-101-14&002-101-15 � 3 I I i Parking Stall Size: Each required off-street parking space or garage space shall be a I minimum of nine feet (9') in width and nineteen feet (19') in depth. Access: Each required off-street parking space or garage space for multiple-family residential uses shall open directly onto a driveway or aisle and be designed to provide safe and efficient ingress and egress for vehicles accessing such parking space. The maximum width for such driveways shall be twelve feet (12') for single- wide driveways, and twenty feet (20') for double-wide driveways and access lanes to i parcels with no street frontage. I SECTION EIGHT Notice of the proposed Project was provided in the following manner: 1) mailed to property owners within 300 feet of the subject property; 2) published as a legal ad in the Ukiah Daily Journal; and 3) posted on the project parcels. SECTION NINE The ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah. , SECTION TEN The ordinance shall become effective 30 days after its adoption. INTRODUCED BY TITLE ONLY on October 16, 2013 by the following roll call vote: AYES: Councilmembers Landis, Thomas, and Mayor Crane NOES: Councilmember Baldwin ' ABSENT: None ' ABSTAIN: None ADOPTED on November 20, 2013 by the following roll call vote: AYES: Councilmembers Landis, Thomas, and Mayor Crane NOES: Councilmember Baldwin ABSENT: None ABSTAIN: None , 1 � _ � r_ , � � .. � ,«r.,_ . + , , Douglas F. Crane, Mayor ` ATTEST: � � ,1 � �) � � � ' ��- �"/� K�istine Lawler, City Clerk Ordinance No. 1144 Stephens Planned Development Rezone and Precise Development Plan 312 Ford Street, APN 002-101-14& 002-101-15 4 , I EXHIBIT "A" SITE PLAN, FLOOR PLANS, ELEVATION DRAWINGS AND LANDSCAPING PLAN STEPHENS PRECISE DEVELOPMENT PLAN 312 FORD STREET, APN 002-101-15 & 002-101-14 I I I �II _ �---I-_._� T�-}.:.�____ I�--�� ;�M�. 1 --- __ ; , : p��: � � i "° _ :', �»�l��l ��._.._. '�' i I1 ��.,�� .... .. 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Y_ .�,: :ii:F��✓.i c�' I�� t0,p'r /%' �:. . ._._. -:- `'�--c!/- /�• .._._. _ . �rf�b hi.s/tl F('�qj 9(: � i i EXHIBIT "B" , FINDINGS AND CONDITIONS OF APPROVAL FOR THE �� 1 STEPHENS PRECISE DEVELOPMENT PLAN , � 312 FORD STREET, APN 002-101-'IS&002-101-14 G 7 The following Findings and Conditions of Approval are supported by and based on i 8 information contained in this staff report, the application materials and documentation. � 9 Planning Commission review. and the public rewrd. 10 II FINDINGS � 13 13 1. The Stephens Precise Development Plan is consistent with the goals and policies of Id the General Plan and the purpose of Chapter 2, Article 74. Regulafions in Planned �s Development Combining Zone Districfs as described below: IG 17 7able 1: General Plan Consisten Goal/POlicy __ StaffAnalysis Housin Goal i l-i . N'.��uN io use lond rl}c.ifech Io mcc� The propoud prn�e.i.iic comui.ufi�vn parccls housingnecds and In implcmcm.nnri�meih. and ti In<elcd��iihin un c�i.unc rrsiJcntial grecn buildine.and susininuble dc�clupmcnl pulices nemhhurhuod. Une nilhe pw'.cl.n wcaN anJ Ihc �ci�h a Il�c�u on fnlill olher is dccclopcd ouh u>inglc I:imflc homc nnd H-5.I n+.un tha�ne�� huiuin_u�sell-designed lo dclacheJ enrage. Uecclupmenl of ihe sfte�could cnhancc l ikiah'a ncighbu�houd.+anJ commwiily us inlill a c;icaul lot. a�chulc I I-S-I_ 'tiup�on and encourege cump;�cl inlill 'I Im pru�ecl�rxs revicwed by the Ue�ign Recie�v devclupmenl.Ihxi prnvide e�tremcly lau.vurp lo��. Bo�rJ anJ commcnu rcttiueJ Gum Ihc Uesien lo�� ur muJcratc income Icvel homfne Ihut u�uli Re�irn Iivard�ccrc inmrparnled intu Ihc prol�ci[n and Iiw:�Md' ensure Ihe Jesien ul Ihe prul��l is con.istem�ciih H-?.6-"tiuppon carcllil��d6dcsiuncA infill hoa+ine �hc cci�lin@ neighbod�ood decelnpineni in arca.curtenth�seneJ bc Citc Sen�ices". �I-he prupnsed projca��uulJ pru�ide housm:' I I-�7�. 19uuuraec anJ�uppon s'usiuinable site oppununnfzs fur lo��nnd modenne inroine lecels. planning unJ dtcelnpmcnl Thc prujcc�siic is locatcd��ithin:m csisiine nciehhorhood Ihalis currcnlh'scre�cd bv Ci�r Srn iccs. . . . The pru�ecl would be suhlect m ihe reyuiremenL.of Lhc CNlili�mia(imcn 13uilding CnJc durin�Ihc buildinc parmil pruccss. l hc prupuxd prajccl.ile con.ivlv af t�co parccl� I and i+located vithin n msidcnluil neiohborhuud �� Noise - . � �_.. � Polic� \Z-S.J: Protcct c�isling resideniial am.0 I hc prui«�is surruundcd bc c�islin�residcmial I Itum linurc noisc Impatls_ uscs-(iiecn�ha�Ihc pro uscd rnjca�rould bc a I Srephens Glanned Developmentand Precise Development Plan Exhiblt"'e"to Ordinance�.Findings and Conditmns 312 Pord 5[reet/APN 00 2-10 14 4&OOb101-15 _ _ — _ � i �I Table 1:General Plan Consisten Goal/POlicy Staff Analysis residenlial iuc Ihc pru��.l ��nulJ noi h;nc permuncm noi��e impucin on�he�urrnunJing nciphhorhuod. I lu��c�cr_thcrc mac 6c icmporap• nuise��npacls due�u ennslrucliun. Mi1�CUliun mc.isurc+havc bccn mduJcd thsn vnuld mducc Ihe nuisc impacLS_II'Ihc prnjccl is approred�cllh Ihc drall candnions ol appruvnl.Icmporaq'nuisc Icvcls wuuld nulimpnctlhrsurruunding neighbnrhnod. Communi Design GuAI fD-III: Presen'e and enhanee nciehborhond I�hr prnjec��czs recic�ced b}Ihe Ues�en Kecie�c chonicl.r. IlouN[DRB]and Ihc DIiN��as supponicc of thc pro�en. I he projeU��uuld be cmui.mm in 4ms ol Policc CU-111.1: Gnsurc Ihal nc�c conslruction in Jcnzilr lu Ihe c�isline wrrnundine nriehbnd�ood cs�aMishcd ndghborhnnds mainlaiiu or cnhan<cs lsec uuing szction abon9.l lie desi�n anJ c�iriinE nei�hborhood charac�er :vchilec�ural snie nl ihe prui�c��could enhance�he appcnrxnce of Ihe esisiing surrounding ncishbudiood- II _ . . .. . .—_ _ � ; 2. The Stephens Precise Development Plan, as conditioned, is consistent with the 4 criteria required for approval of a Planned Development Rezone with Precise 5 Development plan listed in Chapter 2, Article 14 Regulations in Planned G Developmenf Combining Zone Districts. Section 9167(F) of the City Code. 7 Table 2:Section 9167(F) Criteria for Planned Developmen[Rezone Staff Analysis , with Precise Develo men[Plan _ User Impact and Needs ('irculation AeeJs anU Impaets l Is Proli'�'��ould re+ull in 9 addiifonal unr-hedrooin units_A new Jri�c�cxr�iill bc ins�allcd nn Mcmn Placc ih;n�could allu�� acccss lo Ihc Ihur unil.on lol I l Im ccisline Jrice��ln'�could be uxed ta Necean Ihe ne�� unfl on Ioi?. <iicen Ihal lhe projeel�enWd bC lou-ncd m ihc bc=innlm_ol,blcrun Plua il L.nol amfcfpatcJ Ihal circula�iun��ould be fmpacleJ_ll�c Projecl��as recientd Fc Iha Public A4'nrks Dcparimcnl Pubfic N'orks diJ nnl f�cnGlc any ��a0ic mlated issues related Io cons�nic�ion u�upera�ion ofihe Pruli•�� I arkin�anJ"frnflic\eeds anJ Impact� � ParAinG,iraffie On-sile parAmg�wulJ be pro�id.d tbr zll uniis on cach respec�ice parcel Isce avached sile pinnl.lhe Projec�was � m ie�ced h) Ihe PuMic N'urks Ueparlmenl. Public N'nrAs Jid not I fdenGlj ,iny'traRic relatcd i.c ues rela�ed io canslnic�ion or aper�lian o(Ihe Projec�_ Ilili�ies anJ Ih�blic tien�ices\eeds anJ I'tilities/public services:Cilp sen'iczs are au.iilable for thc projeci Impnrts sitc IStephens Planned Developmen[antl Precise�evelopment Plan Exhibit"B"[o O�dinance:Fintlings and Condi[ions 312 Fortl Street/APN Wb101�14&002-101-15 i ' I . I I �Table.2:Section 9167 F Cntena for Planned Developmen[Rezane Staff Analysis with Precise Development Plan � \uinr ArrJ,.nnJ Impnel� ,Aoia'c lhc prupnacd PruKtii ��ould hc similar in mc unJ Jcnsity ' tu Ihe surruunding nci�hburhouJ. l�he Cii�'s noise orJinanee � � ouuld appk lu ihi�pro�cd huth Juring cniutrucGon�nd ultcr ' Icmmt occupanec. In mgard.lu�empornn cunslnmtion nuise a � Jruti condii�nn ul npprocd hais heen u�dcd thm�eeuiutes �, cun+truc�imi huu[s. Odor\reds nnd Impacls OJnr.Thc Prujca is a re.iJrnlial planned Jeeclopmenl.I�picall}' odun am nul uxsucinicd uiih thi.t�pc ul m'e. ' Pricate and(bmmon Space SeeJs rnJ (�o�mnon open spnce:lhc Prujca ouulJ han IzndscnpcJ , Impacn cnmmun areu ncar ihe luundn .m�aee builJine. ' Pricxtc and('ommnn Open Spaces: i`:ieh o(the unil.un parcel I ��uuld hacc Iheir o��n pri�:ue Jcck alonp��ilh a small palio �. .pacc 17:vah('ullrciion\erJ.and Impnris l7nsh Collrc�ion: Fach unn��uulJ ha�c Ihcir own indiciJual tui.h coniainer��hich�cmdd hr cullecled un a weeAlv ha.iv. .unila�«�Ihe resl ul Ihc nciehhudmud_ tienn'ilc nnJ('rime Delerrenee\�•rJs and tieeuri�r anJ crime Jclerrenec EVCnur Iiehiine is prupused for Impach c:ich nl the unii, iA Jrull cnnJiiiun o�apprncnl has bcmi;idded lhat rcyuirc�a hixnm,cmcni PI:m Ener;,c('nmump�inn Are�s and Impacts P:nrr�c Cnnnumplinn_llm Prujccl fs sub,l�'�I m ihe mquiremenfs ul Ihc Cali�i�n�ni Greni I3uilAfne Cndc StanJxrds�chich reyuires spcci�lc rc�µurcmrnts Im.ncri;Js and lighl lielums)lu mducc enervc comumpiiun. Ucsi�n \ccJs anJ ImpACts Ur�i�n: Thc ITo�eet�cn.meie�ccd by Ihe DKR.l-hc Ruard�vaz .uppnni�c of Ihc Prujca und lhc bcaiion ol Ihr s'truclurvs un eaCh ol'ihc pume6 I�hr propu.ed Prul�rol has bccn desien.d using maicrial.ihw��ould blrnJ uflh�hc characicr u(Ihe ncishburhood. tiee atlaeheJ pl:m,. Relatianship to Physical Features:The -fhc Proitt'i cumu�s ofn�o parccls. Parccl I is cacant and parcel2 loca[ion of[he building and s[ructures shall �s dccclopcJ��nh a sinsle lamily homc and dcizchzd ear.ige. Bmh respect[he natural terrain of the si[e and pnrccls are�la��ilh no signili<am namral li•n�ums. ho Irces shall be functionally integrated with any ��'��Id bc rcmureJ as a resuli ol lhis prnl�<��md a dra�l cundilion nawral features of[he lands<ape[o lndude �'�+�PP«`al h;is bcen includeJ Il�at a�yufrcs proiectice fencing for the preservation of existing trees,where :dl c�isiing vice.�cithin Ihc co�uvuaion arca. feasible. Conzistency of Architectural5tyle:All I'he Proi�'��rc�ic�ced hc�he URI3. l-hc Ronrd�s,is zup�wrtive buildings or sVUCtures shall be harmonious ol Ihc prqi��>��i'��@��d. I Imccccr_u Jrati cunditiun ofxpproval and consistent with[he proposed hars becn aJJeJ xs recommcnJcd by Ihe I)ILR t6x1 Ihc c�i.iin� architectural style regarding rwfing,eaterior hou�c on par<cl:be paimcd��hen Ihe acce,osun�d�+cllinp i. maierials,windows,doors,[exture,colors, ��vclnpeJ. l lu+wmJd ensurc Ihe culor a�chemc i��hnrmm�ious and and other exterior[reafinent a��istent Ihi'ou��huul Ihc Projccl Balance and Integration wi[h Neighborhood: �fhe proposed Pruje<I�cmJJ cre:uc lice ncu uuit.�cilhw.in The overall design shall be in[egra[ed and tilablished ncf=hhorhooJ. Puur uflhc unil,��ould bc luc;ned on compati6le wi[h[he nelghborhood and shall Pflmcl I and onc w�i�o�nuld be addcd lu Parcel? The design o( stnve[o be in harmony with the scale and ��Pmjccl�cuulJ bc consulcnl��ilh Ihc+urroundine ncighborhood bulk of the surrounding built environment ��'�'��hc propuscd Pn�i��'��+similar in Jcnsity io thc c�iriing i � Juplec uniu Ihal�uc IucutcJ un 1l�ran Place nnJ Sidnic Cnurt. � 5[ephens Planned Development and Precise Development Plan Exhlblt"B"to Ordinanre:Fintlings and Conditions 312 Ford 5[reet/APN 002-101-19&002-101-15 i i l i I Table 2:Section 9167 F Criteria for Planned Development Rezone Staff Analysis � wi[h Precise Developmen[Plan Bullding Design: The deslg,� of [he buildings l lm proposcd Projcci�could indudc Ibur nr�� unils wi Paccel I and structures shall strive ro provlde ' :�i�d one ne�� unii un Pnrccl? Thc nc�� bulding tu bc Incated on Innovation, vaAety, and creativlry in the Pumel I �coulJ cunsist ul n�n huddm�_.�hai lacc cnch niher witli n proposed design solutions. All architectural ��ri�c�sa��bcn�ecn.l'he applic:mi hus de.i=neJ ihc Nrnii'��hh elevations shall 6e deslgned ro ellminate[he ��'ign �ealure.�Ihm crcale n nun-bm Iik.appearuncc, The design appearance of flat facades and 6ox like lialures indudc Ihc usc ofllardic PIunA.vuryin_rool slupc,.,and tonstruction. c�lcnur decks . Density:For residen[ial prolec[s,every effort The underlying zoning disVict for[he subject parcels is High shall be made to achieve the maximum Density Residential(R-3)and the General Plan tlesignation is High density possible pursuant to Ihe underlying Density Residential(HDR). zoning tlis[ric[. The R-3 zoning distric[allows one uni[s per 1,500 square feet of site area.eased on 6,933 square feet four units are allowed on parrel 1. The applicant is proposing four one bedroom units. i Based on 7,3ll square feet four units are allowed on parcel2. The applicant is proposing to add one additional units on parcel 2. Since the site is already developed with a single family dwelling a second accessory dwelling is proposed. ' Based on the a6ove the Proje<t would achieve the maximum densiry possible on Ihe project site. I 3 3. The proposed Precise Development Plan is compatible and complementary to 3 existing and potential development in the general vicinity of the project site for the A following reasons: i G . The surrounding neighborhood consist of existing High Density attached 7 townhomes with minimum setbacks. The proposed Project would be similar in R density and would have similar setbacks. 9 10 . The proposed Project would be residential which is similar to the existing uses in I I the vicinity. 13 I l • Given that the surrounding neighborhoods are zoned medium and high density 14 residential any further development would be compatible with [he proposed I S residential Project. IG 17 4. An Initial Environmental Study QS) was prepared in order to evaluate the potential 18 impacts that could result from implementation of the Stephens Precise Development 19 Plan. The IS identified potential impacts to aesthetics. air quality, cWtural resources, 30 geology/soils, and noise. As part of the IS, mitigation measures were identified that 31 would reduce the impacts to less than significant levels. A Mitigation Monitoring and 5[ephens Planned Developmen[antl Prease Development Plan Exhlbl["B"m Ordinance.Flndings antl Condltions 312 Pord Street/APN 002�10114&002�101-15 � I I I Reporting Program has been prepared for the Project and the applicant has agreed ��'I ? to the mitigation measures. a 5. On September 25. 2013, the City Planning Commission conducted a duly notice � 5 public hearing and after receiving public testimony and conducting due deliberations. G voted 4-1 to recommend City Council approval of the Mitigated negative Declaration. �, 7 Planned Development Rezoning and Precise Development Plan. x 9 6. Notice of the proposed Project was provided in the following manner for both the 10 Planning Commission and City Council public hearings. II 12 • mailed to property owners within 300 feet of the subject property; 13 • published in the Ukiah Daily Journal as a legal ad: and I�1 • posted on the project parcels. U IG 17 CONDITIONS OF APPROVAL 18 19 9. Approval is granted to allow the construction of four one-bedroom apartments 20 located in two separete buildings with carports located below. and one detached 31 accessory structure with laundry and storage on the northwest corner of Ford Street 22 and Myron Place (APN 001-101-15) and one second unit (Option � — 736 square 3, feet) above the existing garage at 312 Ford Street (APN 001-101-14) as shown on 34 the plans submitted to the Planning Department date stamped June 26. 2013 ZS except as modified by the following conditions of approval. 2G 37 2. Prior to issuance of a building permit, a Management Plan for the Project shall be 38 prepared and submitted to the Planning DepartmeM. The Management Plan shall 29 include, but is not limited to. the following items and is subject to review and approval 30 of the Director of Planning and Communiry Development. ;I ;2 A. Identification of maintenance and safety procedures for the Project, such as ;; frequency and timing of maintenance, party(s) responsible for maintenance 34 and security. 35 B. Trash collection responsibilities, frequency, and type (toters, bins, dumpsters, 3G etc.). �' ;7 C. Use of the indoor and outdoor common area and laundry facilities. 38 D. Maintenance of Project facilities (landscaping. common area. laundry, refuse 39 areas, parking areas. etc.). 40 E. Use of private outdoor spaces (balconies. decks. etc.) and how they will be j 41 kept clean and not used for storage. ' 42 F. Parking for residents and guests. 4; G. The carports shall be available for the parking of two cars at all times. Any 44 storage shall be incidental and shall not preclude the parking of two cars in q5 each carport. 4G a7 3. The approved Management Plan shall be provided to tenants of the Project as part d8 of their rental agreement. Stephens Flanned Developmen[antl Precise Developmen[Plan Exhlbit"B"m Ordlnance:Findings antl Contlltions 312 Ford Street/AVN 002-101-14&002�301-15 $ i I � II � 2 4. Prior to issuance of a building permit, the applicant/project proponent shall apply ; for and receive an adtlress assignment for the new apartment antl the second unit 4 from the Planning and Community Development Department. i G 5. Plans submitted for building permit for the second unit and associated 7 improvements at 312 Ford Street shall include the following and are subject to staff 8 review and approval-. 9 10 A. Recordation of a Deed Notice that states that pursuant to City Code seCtion I I 9016 (m) the property owner is required to reside at the single-family �3 residence or second unit located at 312 Ford Street (APN 001-101-14). The I; language for the Deed Notice is subject to staff review and approval and the 14 approved language shall be recorded prior to building permit final. li 16 B. One parking space (or the new second unit and two parking spaces ior the 17 exlsCing single-family resldence that comply with the zoning ordinance 1 R requlrements for parking, access, and circulation, Including but not limited to 19 the requirement that the parking spaces for the second unit and single-family ?0 residence be independently accessibfe. ?I � 22 C. Required street frees. At least six frees are required based on the fron[age of ?i the parcel. The trees selected shall be from the City's Master Street Tree List ?4 and are subject to the appfoval ot the Plan�ing Department and Public Works ?i Department. � 2G 27 6. Protective tree fencing shall be installed around trees that are in proximity of I 28 construction activities. The protective tree fencing required shall be metal. a ?9 minimum of 5-feet in height and secured with in-ground posts. The approved tree � 30 fencing shall be installed prior to consiruCtioNgrading activities and shall remain in 31 place until construction has been completed. i? ii 7. Plans submitted for building permit for the apaRments and associated i4 improvements located on APN 002-101-15. shall include the following and are ;5 subject to staff review and approvaf. ;G ±7 A. Location and detail for the protective tree fencing required in condition#6. �x ;9 8. An irrigation plan that demonstrates compliance with Cal Green and the State AO Model Water Efficiency Landscape Ordinance requirements for landscaping II 41 and irrigation. The irrigation and landscaping plan shall include the area shown 42 on the landscaping plan that is located in the public righ6of-way. 4; 44 C. Location of the detached accessory building to be demolished in order to 45 constructthe project_ 3G Stephens Planned Development a�tl Precise Oevelopment Plaa � Exhibi["B"m Ortllnance�.Fintlings and Condib'ons 312 Ford Street/APN 002-101�14&OOb10145 �I (, -- - -- I I I D, Six street trees based on the size of the parcel frontage. The trees selected 2 shall be from the City's Master Street Tree List and are subject to the approval ; of the Planning Department and Public Works Department. 4 , 5 g. The property owner/project proponent is responsible for the installation and G maintenance of the irrigation required in condition #7A above and the landscaping 7 located in the public right-way as shown on the approved landscaping plan. S 9 9. The zoning standards for 3�2 Ford Street (APN 002-10�-14) of the Stephens 10 Planned Development are as follows: II I? A. Allowed Uses: The following uses are allowed. 13 13 One single-family residence IS IG One second unit as shown on the approved Precise Development Plan 17 I S Home occupations as defined in section 9278 of the zoning ordinance I 19 30 Small family child daycare home. which provides care for eight (8) or fewer 21 children. including children under the age of ten (10) years who reside at the j 33 home � ,; 2d Accessory buildings and accessory uses. This shall not be construed as 35 permitting any business use or occupation other than those specifically listed � 2G hereln. �I �� 38 B. Permitted Uses: The following uses may be permitted subject to first securing 39 a use permit: '0 � ;I Large family child daycare homes for a minimum of seven (7)to fourteen (14) � 33 children indusive, including children under the age of ten (10) years who ,i; reside at the home. i4 ;5 C. Buildinq Heioht Limits.The following shall be the maximum limits for height of , ;G buildings in High Density Residential (R-3) Districts �. ;7 A. For main buildings a maximum height of forty feet (40'), unless �� ;8 abutting an R-1 or R-2 lot in which case a maximum height of thirty i ,9 feet(30'). ! dll B. For accessory buildings, a maximum height of thirty feet (30') or the � d I maximum height of the main building whichever is less. (Ord. 100�, I a? §1, adopted 1998) '� 43 44 D. Required Site Area� As shown on the Precise Development Plan. No further 35 subdivision of the parcel is permitted. -iG a7 t8 5[e0hens Planned�evelopment and Precise Development Plan Eehibit"B"to Ordinance'Fintlings and ConOitions 312 Pord Stteet/APN 002-101-14&W2-101-15 � J I E. Reauired Yard Setbacks: 3 Front Fifteen feet (15') for dwellings and accessory structures, and twenty ; five feet (25') for garages. �1 Sides�. Five feet(5'), except as provided in Section 9032 of this Chapter. ? Rear Ten feet(10'). 6 Special Yards And Distances Between Buildings�. Minimum widths shall be as 7 follows: � 8 1. The distance between any buildings in any dwelling group shall be 9 a minimum of ten feet (10') for single-story structures and fifteen feet 10 (�5') if one or more of the structures is taller than a single-story. � I I 2. Any side yard providing vehicular access to single-row dwelling 12 groups shall have a minimum width of hventy feet (20') for one-way I I? access and N✓enty five feet (25') for dual access. 14 3. Any inner court providing vehicular access to double-row dwelling IS groups shall have a minimum width of twenty feet (20'), and a IG minimum width of twenty four feet (24') if bordered by parking stalls. 17 (Ord. �00�. §�, adopted 1998) I8 19 F. Required Parkino: 30 Single-family dwelling: two (2) on-site independently accessible parking 21 spaces for the single-family home. » 2i Second Unit One(1) on-site independently accessible parking space. �a 29 Parking Stall Size: Each required off-s[reet parking space or garage space 2G shall be a minimum of nine feet(9') in width and nineteen feet(19') in depth. �� 38 Access�. Each required off-street parking space or garage space for multiple- 29 family residential uses shall open directly onto a driveway or aisle and be ' ;0 designed to provide safe and efficient ingress and egress for vehicles 31 accessing such parking space. The maximum width for such driveways shall ' 32 be twelve feet (12') for single-wide driveways, and twenty feet (20') for ,3 double-wide driveways and access lanes to parcels with no street frontage. ?4 35 Any modifications to the approved Precise Development Plan for this parcel that ;G are inconsistent with the zoning requirements included in 8A — 8F above are ±7 subject to the requirements of UCC section 9168(C ). ;8 , 39 10. The zoning standards for APN 002-101-�5 (comer parcel) of the Stephens Planned 40 Development are as follows�. �I 33 A. Allowed Uses: The following uses are allowed. 3; 3a Four one-bedroom apartments as shown on the approved Precise 45 Development Plan. � � 46 �l7 Home occupations as defined in section 9278 of the zoning ordinance �8 Stephens Plannetl Developmen[and Precise Development Plan Exhibit"B"to Ortlinanre�.Findings and Conditions 'h� 312 Ford 5[ree[/APN OOL101-14&002-101-15 8 , I � >.-,�cs; .�w .:;_ I Small family child daycare home, which provides care for eight(8)or fewer 3 children, including children under the age of ten (10) years who reside at the ; home , � 5 Accessory buildings and accessory uses. 7his shall not be construed as G permitting any business use or occupation other than those specifically listed 7 herein 8 9 B. Buildinq Heiqht Limits: Building height limits for the primary and accessory 10 building shall be as shown on the approved Precise Development Plan. II 12 C. Required Site Area�. The required site area shall be as shown on the I± approved Precise Development Plan. No further subdivision of the parcel is I� permitted. I� I G D. Required Yard Setbacks: The required yard setbacks shall be as shown on 17 the approved Precise Development Plan. 18 19 E. Reouired Landscapinq and Sheet Trees�. The required landscaping and 30 street trees shall be as shown on the approved Precise Development Plan. 21 The landscaping for the Project extends into the public right-of-way. The 22 property owner/project proponent is responsible for the installation of � �; 24 F. Required Parkinq: The required parking for the four one-bedroom apartments 35 shall be as shown on the approved Precise Development Plan. � ?G ' 27 G. Modifications to the approved Planned Development and Precise �. 28 Develooment Plan-. Minor revisions or modificatfons not increasing the density I ?9 or intensity of the project and which would not adversely affect off-site ' ;0 property. may be approved by the Planning Director if it is determined that the ;I circumstances or conditions applicable at the time of original approval remain ;? valid and that changes would not affect any required findings. 3± 34 H. Home Occupations: Home occupatlons are allowed subject to the 35 requirements of the Ukiah City Code. including the requirement to obtain a ±G business license. ;7 ;8 11. On plans submitted for building permit. these conditions of approval and as well as ;9 the mitigation measures referenced in condition of approval # 8 above shall be d0 included as notes on the first sheet. JI 42 From the Desiqn Revlew Board l; Ad 12. Prior to the final inspection for the second dwelling unit at 312 Ford Street. the ._ -- commen[[ti7:rn�s��e��o�ma�<:�o..�ua. d5 existing house on parcel 2 shall be painted so that the color scheme is the same """`" JG for both the second unit and the existing house. I 47 Stephens Plannetl Developmen[and Prease Developmen[Glan �. Exhibi["e"ro Ordlnance:Findings and Condi[ions '� 312 Po�d 5[ree[/AGN OOb101-1a&OW-101-15 9 I _ _ _ _ . . _ _ . . . i � I From the Rre DepartmeM(Kevvn Jenninqs 463-6271) � ; 13.The shared driveway between the rivo duplexes shall be marked wlth no parking. a Parkin9 in this area would signifcantly impact the ability of the Fire Department or 5 EMS apparatus to enter the area un-restricted. G 7 14. The common walkway that passes belween the storage/laundry rooms and the 8 northern apartments terminating at the sidewalk on Myron Place. No Parking 9 (Red Curb) at this termination point. This would allow access of emergency 10 equipment or personnel at this point. The Red Curb area would only have to be the I I length of a parking space. 12 I� From the Buildina Official (David Willouahbv 467-57�81 I-� I5 �5. Sprinklers are required in each dwelling unit acwrding to the 2010 California Fire, IG Building and Residential Code (both ihe new duplexes and the addltion above the 17 existing garage. 18 19 16.The 20�0 Califomia Green Building Standards Code applies to the new duplex 20 strudures. 21 23 17.A carport is required to be completely open on 2 sides. It appears from the eleva[ions 3± that the parking area would be considered a garage, not a carport. In either case a 24 fire resistive separation is required hetween the parking area and the dwelling. �� 26 18.The foundation supporting the proposed addition of the dwelling above an existing 27 garage would need to be investigated by an engineer and approved or a new 28 foundatlon installed. �9 ;0 From the Public Works Deoartment(Ben KaqeYama 463-6284) ;I ;2 19.The Preliminary Grading & Drainage Plan includes drop inlets in the landscape areas ;; which discharge though under-sidewalk drains to the street. The concrete driveway 34 and parking area drains to a slotted drain which also is piped under the sidewalk to � 3� the street. If feasible, the owner sha➢ use e valley gutter or slotted drain behind the ;G driveway apron to direct driveway rumoff north and south to appropriately 37 landscaped swales directed to Ne drop Inlets. 7he Landscape Pfan should also be � i8 modifled to incorporate the swales i9 40 20. The Preliminary Grading & Drainage Plan notes to wnnect downspouts to the new �I drain, however, if feasib{e, downspouts shall be directed into any landscaped area �3? and sloped away from the building foundation. 4; A4 21.The Preliminary Grading & Drainage Plan (and any other site plans) should be I 95 modified to include the ADA upgraded driveway on Ford SVeet. and ADA comer cur6 3G ramp 37 IStepheas Planned Oevelopment and Precise�evelopment Plan Exhibit"B"ro Ordina�ce:Findings antl Condi[ions 312 Ford S[ree[/APN 002d01-14&002401-15 10 I - - -- - - - - �-- -- � I 22. Show on the site plan (or on a utility plan) all existing and proposed locations of sewer and I� ? water services, including backflow preventers. Note that each structure shall be separatety . ? connected to the sewer main. unless this requirement is waived by the City Engineer. �, a 5 23. The Landscape Plan shall be revised to provide street trees along both the Myron G Place and Ford Street frontages at approximate 30 foot intervals. The Ford Street 7 frontage shall indude the westerly parcel with the existing house and garage with 8 proposed second unit. 9 10 24. Construction operetions shall incorporate best management practices as necessary I I to prevent sediment from entering the streets and storm drains. Disturbed areas and I? stockpiles within the property shall be protected and monitored, and silt fence andlor I? other measures installed if needed to contain sediment. Streets and sidewalks shall 14 be kept clean and clear of dust and debris at all times. li IG 25.All public sidewalks shall meet current ADA requirements. Any existing curb, gutter 17 and sidewalk in disrepair that is adjacent to the subject property shall be repaired. I R All work shall be done in conformance with the City of Ukiah Standard Drawings 101 19 and 102 or as directed by the City Engineer �Q 21 26. Public sidewalk improvements outside of the street right-of-way will require a 22 sidewalk easement dedicated to the City �� 2� 27. Standard streei tree requirements include street trees spaced approximately every 35 30 feet along the public street, within tree wells where feasible. otherwise within 5 3G feet of the back of sidewalk. Street trees shall be in accordance with Standard Detail 27 602—tree types to be approved by Ihe City Engineer. �g 39 28. All driveway and parking areas shall be paved wdh asphaltic concrete, concrete. or ±0 other altemative surfacing, subject to approval by the City Engineer. If heavy truck ?I traffic is anticipated from the solid waste company, delivery trucks, or other heavy i2 vehicles, the pavement section should be calculated appropriately to ensure that it ;; can withstand the loading. i�l ;5 29. Concentreted site run-off over the public sidewalk is not ailowed. Under-sidewalk ;G drains (Standard Drawing 410) may be used where necessary. i7 38 30.All work within the public right-of-way shall be performed by a licensed and properly ;9 insured contractor. The contractor shall obtain an encroachment permit for work 10 within this area or othenvise affecting this area. Encroachment permit fee shall be a I $45 plus 3% of estimated construction costs. 3? 4; 31. The proposed development is located within the City of Ukiah sanitary sewer service 4A area and subject to applicable sewer connection fees. q5 �3G 32. Capital improvement fees for water services are based on the water meter size. A �7 fee schedule for water meter sizes is available upon request. Additional charges for I �1R water service construction are also applicable. Stephens Planned Developmen[antl Precise Development Plan Erhibit"B"m Ordlnance:Findings and Condi[ions 312 Ford Street/AGN W2-1014a&OW 101-15 �i � II �i , 3 33.All irrigation and fire services shall have approved backflow devices. 3 A From the Electric Utilitv Deoartment 5 G 34. Any fees associated with the removal of any existing �2kv primary electrical facilities 7 (transformers, vaWts, junction boxes. primary and secondary conductors) or the 8 addition of new �2kv electrical facilities (transformers. vaults, junction 9 pedestalslboxes, primary and secondary conductors) extended to the new proposed 10 building site(s)would be the responsibility of the DevelopedContractor. II 12 Standard Conditions of Aqqroval 13 14 35.All required landscapin9 shall be propetly maintained to insure the long-term health IS and vitality of the plants, shrubs and trees. Proper maintenance means, but is not I G llmlted to the tollowing� 17 18 A. Regular slow, deep watering when feasible.The amount of water used shall 19 fluctuate according to the season, i. e.. more water in summer, less in the winter. 20 31 B. Additional watering shall occur during long periods of severe heat and drying 22 winds, and reduced watering shall be used during extended periods of cool rainy 23 weather. �q 25 C. Fertilizer shall only being used on trees during planting. Shrubs may receive 2G periodic fertilizer according to the recommendations of a landscaping 27 professionaL �g 39 D. Weed killers shall not be used on or near trees. 30 ;I E. The tree ties and stakes shall be checked every siz months to ensure they do not ;2 constrict the trunks and damage the trees. 33 34 F. Tree ties and stakes shall be removed aker � to 3 years to ensure they do not ;5 damage the trunk of the tree and its overall growth. ;G 37 G. Any tree that dies or is unhealthy due to pests, disease or other fac[ors, incWding 38 vandalism, shall be replaced with the same or similar tree species, or an 39 alternative species approvetl by the department of Planning and Community AO Development. ' 41 A2 H. All trees shall be properly pruned as appropriate. No topping cuts shall be 4; made. All pru�ing shall follow standard industry methods and techniques to � 4�l ensure the health and vitality of the tree. ' AS 4G 36. All conditions of approval that do not contain specific completion periods shall be A7 completed prior to building permit final. � 48 Stephe+�s Plannetl Oevelopment and Precise Oevelopme�[Ptan Exhibit"B"m Ordinanre�.Findings a�tl Conditions . � 312 FOrd 5[reet/APN OW 101-1A&002-101-15 �? i � I 37. All construction activities shall comply with all fire, building, electric.. plumbing. I 2 occupancy, and structural laws. regulations, and ordinances in effect at the time the ; Building Permit is approved and issued. � 5 38. The property owner shall obtain and maintain any permit or approval required by law, G regulation, specification, or ordinance of the Ciry of Ukiah and other Local. State, or 7 Federal agency as applicable. 8 9 39. No permit or entitlement shall be deemed effective unless and until all fees and 10 charges applicable to this application and these conditions of approval have been I I paid in full. 13 I; 40. The project shall comply with the following requirements to reduce air quality impacts 14 related to project construction: IS IG A. All grading shall comply with Mendocino County Air Quality Management District 17 Rule 1-430, Fugitive Dust Emissions. 18 � 19 B. All activities involving site preparation, excavation, filling, grading, road I 20 construction, and building construction instdute a practice of routinely watering , 31 exposed soil to control dust, particularry during windy days. ' » 2; C. All inactive soil piles on the project site shall be completely covered at all times to 34 control fugitive dust. 35 ZG D. All activities involving site preparation, excavation. filling, grading. and actual � 27 construction shall include a program of washing off trucks leaving the I 28 construction site to control the trensport of mud and dust onto public streets. , �9 l0 E. Low emission mobile construction equipment. such as trectors. scrapers, and ;I bulldozers shall be used for earth moving operations. '� I ;; F. All earth moving and grading activities shall be suspended if wind speeds (as ;4 instantaneous gusts) exceed 25 miles per hour. , ±5 I ;G G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires. ' i7 poorly covered truck loads. or other construction activities shall be cleaned each ±R day prior to the end of construction activities using methods approved by the 39 Dlrector of Publlc Works/City Englneer. 40 41 41. This approval is contingent upon agreement of the applicant and property owner and 43 their agents. successors and heirs to defend. indemnify, release and hold harmless �i; the City, its agents, officers, attomeys, employees, boards and commissions trom 4�1 any claim. action or proceeding brought against any of the foregoing individuals or 45 entities, the purpose of which is to attack, set aside, void or annul the approval of this 4G application. This indemnification shall include. but not be limited to, damages. costs, 47 expenses, attorney fees or expert witness fees that may be asserted by any person �3R or entity, including the applicant, arising out of or in connection with the City's action Stephens Planned Development and Precise Developmen[Plan Exhiblt"B"ro Ord�inance:Flndings and Condltions 312 Pord Street/AGN 002�101�14&002-101�15 �? I II — — � � 1 on this appiication, whether or not there is concurrent passive or active negligence '� 2 on the part of the Ciry. If, for any reason any portion of this indemnification + agreement is held to be void or unenforceable by a court of competent jurisdiction. 4 the remainder of the agreement shall remain in full force and effect. s G 42 Any Planned Development Combining Zone/District created after the effective date 7 of Artide 14 of the mning ordinance shall expire after three (3) years from its 8 approved date by the City Council if actual construction has not occurred. A one 9 year extension of the three (3) year time period may be granted by the Planning 10 Director if substantial progress has been made towards securing a building permit. I I All requests for an extension must be made in writing, and shall detail the progress 13 made towards implementing the project and securing a building permit. If any PD I; Combining Zone/District expires, the zoning (or its current equivalent) which existed I a prior to the adoption of the PD District shall be in full force and effect. IS 16 Mitiqation MeasureslConditions of Aoproval 17 18 Aesthetics 19 20 43. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light 21 trespassing over property lines and avoid directing light towards motorists and ?? pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be 2+ Intemational Dark Sky Association QDA) approved or equivalent. Prior to installation 3�3 of the exterior lighting and area subject to review and approval at time of building 25 permit 26 27 Air QualiN �g 39 44. All activities involving site preparation, excavation, filling, grading, road construction, ;0 and building construction shall institute a practice of routinely watering exposed soil ;I to control dust, particularly during windy days. ;� i; 45.All inactive soil piles on the project site shall be completely covered at all times to ,d control fugitive dust. ;S ;6 46.All activities involving site preparation, excavation, filling, greding, and actual ;7 construction shall include a program of washing off trucks leaving the construction 38 site to control the transport of mud and dust onto publlc streets. i9 40 47. Low emission mobile construction equipment, such as trectors, scrapers, and 41 bulldozers shall be used for earth moving operations. 42 4i 48.All earth moving and grading activities shall be suspended if wind speeds (as �4 instantaneous gusts) exceed 25 miles per hour. 4� 4G CWtural 47 Stephens Planned Development and Precise Development Plan Exhibi["B"m Ortlinance�.Findings and Condltions 312 Fortl Street/APN OW-101d4&002-]01�15 14 I I 49. If. during site preparation or construction activities. any historic or prehistoric cWtural 2 resources are unearthed and discovered. all work shall immediately be halted, and '�, ; the City shall be notified of the discovery. The applicant shall be required to fund the � 4 hiring of a qualified professional archaeologist to perform a field reconnaissance and 5 to develop a precise mitigation program if deemed necessary. G 7 SO. If human remains are encountered during construction excavation and grading 8 activities, State Health and Safety Code Section 7050.5 requires that no further 9 disturbance shall occur until the County Coroner has made the necessary findings as 10 to the origin and disposition pursuant to PRC Section 5097.98. If the remains are to I I be of Native American descent, the coroner has 24 hours to notify the Native 12 American Heritage Commission (NAHC) The NAHC will then identify the person(s) I? thought to be the Most Likely Descendent, who will help determine what course of I�1 action should be taken in dealing with the remains. I? IG Noise 17 i IS 51. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6�.00 p.m. i 19 and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on 20 Sunday and all holidays recognized by the City of Ukiah. Interior work that i ?I generates negligible or no noise at the property line is allowed outside of the "_ construction hours noted above. - 2�1 Approval of additional construction hours may be requested in writing from the � 25 Planning and Community Development Director and Public Works Director for �, '?G extenuating circumstances. The written request must be submitted a minimum of 14 37 days prior to the date for which the change in construction hoursldays is being ?8 requested and shall explain the need for the extended construction hours. describe ?9 the extenuating circumstances. and identify the additional construction hours ±0 requested, including the duration. ;I .i2 52. Signs shall be posted at the Project site prior to commencement of construction of ;; the proposed Project for the purpose of informing all contractors/subcontractors, their ;A employees, agents. material haulers, and all other persons at the construction site(s) 35 of the baslc requirements of mitigatlon measures for Nolse. ;G ;7 53. Signs shall be posted at the construction srtes that indude the permitted construction ;8 days and hours, day and evening contact number for the job site, and a contact ;9 number in the event of problems. 10 41 54.An onsite complaint and enforcement manager shall be designated for the Project ' A3 and shall respond to and track complaints and questions related to noise. A; 44 55. Equipment and trucks used for proposed Project construction shall use the best di available noise control techniques (e.g. improved mufflers, use of intake silencers, '� aG ducts, engine enclosures, and acoustically-attenuated shields or shrouds. wherever 37 feasible)- 18 5[ephens Planned Developmentand Prease Development Plan Evhibit"B"to Ordlnance:Pintlings and Conditlons 312 FOrtl StrP¢t/APN 002-101-14&OOL101-15 �� —� i I 56. Impact tools(e.g. jack hammers, pavement breakers, and rock drills) used for Project 3 construction shall be hydraulically or eledrically powered wherever possible to avoid ' ; noise associated with compressed air exhaust from pneumatically powered tools. 4 5 57. Stationary construction noise sources shall be located as far from sensitive receptors G as possible and they shall be muffled. 7 8 58. No outside amplified sources (e.g. stereo`boom boxes') shall be used on site during 9 Project construction. 10 I I? Stephens Plannetl Developmen[antl Precise Development Plan Exhibit"e"m Ordinance:Findings antl Conditions ' 312 Fortl Street/APN OOb10144&00 2-10 14 5 I6 I ii I I � EXHIBIT "C" I , � ; � a FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION > FOR THE STEPHENS RESIDENTIAL PLANNED DEVELOPMENT REZONING G AND PRECISE DEVELOPMENT PLAN AT 312 FORD STREET, 7 APN 002-101-15 & 002-101-14 x 9 1. The Project will approve a Rezoning to Residential Planned DevelopmenUHigh 10 Density Residential with Precise Development Plan to allow the construction of four I 1 one bedroom apartments on the northwest corner of Ford Street and Myron Place I? (APN 002-101-14) and one second unit at 312 Ford Street (APN 002-101-15). li 14 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a , 1� Mitigated Negative Dedaration dated August 22, 2013 to evaluate the potential 16 environmental impacts of the Planned Development Rezoning, Precise Development 17 Plan and construction of the Project. 18 19 3. The Initial Environmental Study examined areas of potential impacts and based on 20 the conclusions reached in the Initial Environmental Study, it has been determined 21 that the proposed project, as mitigated, would not have significant adverse impacts 22 on the environment for the following reasons: �� 24 A. A mitigation measure has been included to reduce any impacts related to light 25 and glare to less than significant. Impacts to visual quality were determined to be 26 less than significant or no impact. 27 B. The Project site is located within an established residential neighborhood and 28 does not abut any agricultural land and would not result in the conversion of 29 farmland. 30 C. Construction related activities could expose sensitive receptors to substantial air i 1 pollutant concentration (PM-10/dust) and mitigation measures have been 32 included to reduce these impacts to a less than significant levels. 33 D. The Project site is located within an existing residential neighborhood and the 34 project site is not known to contain sensitive species or riparian habitat. No trees 35 would be removed as a result of this project. There are no streams, creeks, or 36 water courses on the subject parcels. Impacts to biological resources were ;7 determined to have no impact. >8 E. The Project area is not identified on the Area of High Archeological Sensitivity I ;9 included in the City of Ukiah General Plan. R is unlikely that there are 40 archeological resources or human remains on the subject parcels. In the unlikely 41 event that cultural resources or human remains are discovered during grading 43 operations for the project, mitigation measures have been included to reduce the 4 i impact to less than significant. I 44 F. Reasonable and feasible mitigation measures have been included that would 4i reduce or eliminate impacts related to Geology and Soils during construction. 46 G. The project is not located within a 100 year flood hazard area. The subject j 47 parcels are located within a Zone X (areas determined to be outside of the 0.2% Stephens Planned Development findings for Mitigated Negative Dedaration 312 Ford Street/APN 002-101-14&002Q01- File No. 13-07-UP-SDP-PC � i i I 1 annual chance floodplain) on FEMA Flood Insurance Rate Map #06045C1512F, 2 Panel #1512 of 2100, dated June 2, 2011. i H. The project is an infill development within an existing residential neighborhood , 4 and is consistent with the goals and policies of the City of Ukiah General Plan. 5 The project includes a Precise Development Pan as part of the Planned 6 Development Rezone. If the proposed Precise Development Plan is approved I 7 with conditions then the project would be consistent with the zoning regulations. A I. No mineral resources or agricultural lands are located within or in close proximity 9 to the Project area. 10 J. Construction of the Project would result in temporary increases in noise levels in I 1 the Project area. Residential uses surround the Project site. Mitigation measures 12 have been included to limit the hours of construction and reduce noise from 13 construction equipment. These mitigation measures would reduce construction 14 noise impacts to less than significant. 15 K. The Project would not remove any existing housing. The Project would construct 16 five new dwelling units (4 one-bedroom apartments and 1 one-bedroom second 17 unit). Based on this the project would not displace any existing housing. 18 L. There are adequate public services and utilities to serve future development in 19 the project area. 20 M. The Project would only create five new 1-bedroom residential units and therefore 21 the project would not increase the use of the existing neighborhood and regional 22 parks to a level that would accelerate the deterioration of the facility or require 2� expansion of any existing recreation facilities. 24 N. Given the relatively small size of the project and the limited number of new small 25 residential units resulting from the project, it would not result a change to the 26 level of service for traffic in the area. 27 O. The project was reviewed by the Public Works, the Fire Marshal, and the Police 28 Department and no concerns related to traffic congestion or emergency access 29 were identified. i0 P. Based on the relatively small size of the Project, it would not result in significant il climate changes or greenhouse gas impacts. The Project does not violate any 32 plans or policies adopted to address climate change/GHG. 33 34 4. The Initial Environmental Study examined areas of potential impacts that may result 35 from the implementation of the Project. Based on the conclusions reached in the i6 Initial Environmental Study, it has been determined that the proposed Project has the ;7 potential to have significant environmental impacts on aesthetics, air quality, cultural ,8 resources, geology/soils, and noise without the implementation of mitigation �9 measures. The analysis and conclusion reached in the Initial Environmental Study 40 identified mitigation measures that would reduce the potential impacts on aesthetics, 41 air quality, biological resources, cultural resources, geology/soils, and noise to less 42 than significant levels based on the following: 43 44 Aesthetics ' 45 46 Potential Impact: The project could create new sources of light or glare which would 47 adversely affect day or nighttime views in the area. ax Stephens Planned Development Findings for Mltigated Negative Dedaration . 312 Ford Street/APN 002-101-14&W2-101- File No. 13-07-UP-SDP-PC 7 � z 3 Mitiqation Measure: 4 5 A. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize 6 light trespassing over property lines and avoid directing light towards motorists 7 and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be 8 International Dark Sky Association (IDA) approved or equivalent. Prior to 9 installation of the exterior lighting and area subject to review and approval at time 10 of building permit. 11 12 The inclusion of mitigation measure above will reduce any potential impacts to 1; aesthetics to less than significant levels. 1-1 1 i Air Qualitv 16 17 Potential Impact: Construction of the Project could result in a temporary increase in 18 increase in emissions ranging from exhaust from heavy equipment to the air-bound 19 organic gases from solvents, insulating materials, caulking materials and "wet° 20 pavement. �� 22 Mitiqation Measure: �; 24 A. All activities involving site preparation, excavation, filling, grading, road 25 construction, and building construction shall institute a practice of routinely 26 watering exposed soil to control dust, particularly during windy days. 27 28 B. All inactive soil piles on the project site shall be completely covered at all times to 29 control fugitive dust. ;0 31 C. All activities involving site preparation, excavation, filling, grading. and actual 32 construction shall include a program of washing off trucks leaving the 3 i construction site to control the transport of mud and dust onto public streets. ;4 i> D. Low emission mobile construction equipment, such as tractors, scrapers, and i6 bulldozers shall be used for earth moving operations. 37 38 E. All earth moving and grading activities shall be suspended if wind speeds (as 39 instantaneous gusts) exceed 25 miles per hour. ao 41 The inclusion of mitigation measure above will reduce any potential impacts to , 42 aesthetics to less than significant levels. � a� a�+ as a� a� ax Stephens Planned Development Findings for Mitigated Negative Dedaration 312 Ford 5[reet/APN 002-101-14&002-101- File No. 13-07-UP-SDP-PC J � i 1 Cultural � 3 Potential Impact: Construction of the Project could result in the discovery and 4 disturbance of previously unknown archeological resources or the inadvertent discovery � of human remains. 6 7 Mitiqation Measure: 8 9 A. If, during site preparation or construction activities, any historic or prehistoric 10 cultural resources are unearthed and discovered, all work shall immediately be 1 I halted, and the City shall be notified of the discovery. The applicant shall be 12 required to fund the hiring of a qualified professional archaeologist to perform a I; field reconnaissance and to develop a precise mitigation program if deemed 14 necessary. 15 16 B. If human remains are encountered during construction excavation and grading 17 activities, State Health and Safety Code Section 7050.5 requires that no further 18 disturbance shall occur until the County Coroner has made the necessary 19 findings as to the origin and disposition pursuant to PRC Section 5097.98. If the 20 remains are to be of Native American descent, the coroner has 24 hours to notify 21 the Native American Heritage Commission (NAHC). The NAHC will then identify 22 the person(s) thought to be the Most Likely Descendent, who will help determine 23 what course of action should be taken in dealing with the remains. 24 25 The inclusion of mitigation measure above will reduce any potential impacts to 26 aesthetics to less than significant levels. ?7 28 Noise 29 30 Potential Impact: Construction of the Project would result in a short-term and temporary 31 increase in noise levels in the area that may affect sensitive receptors in the vicinity of 32 the Project and on the Project site. 33 i4 Mitiqation Measure: iJ 36 A. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 ;7 p.m. and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited � 38 on Sunday and all holidays recognized by the City of Ukiah. Interior work that 39 generates negligible or no noise at the property line is allowed outside of the 40 construction hours noted above. 41 42 Approval of additional construction hours may be requested in writing from the 43 Planning and Community Development Director and Public Works Director for 44 extenuating circumstances. The written request must be submitted a minimum of 4� 14 days prior to the date for which the change in construction hours/days is being 46 requested and shall explain the need for the extended construction hours, ' 47 describe the extenuating circumstances, and identify the additional construction I 48 hours requested, including the duration. Stephens Planned Development Findings for Mitigated Negative Dedara[ion 312 Ford Street/APN 002-101-14&002-101- File No. 13-07-UP-SDP-PC a i I � 2 B. Signs shall be posted at the Project site prior to commencement of construction � of the proposed Project for the purpose of informing all ontractors/subcontractors, 4 their employees, agents, material haulers, and all other persons at the 5 onstruction site(s) of the basic requirements of mitigation measures for Noise. G 7 C. Signs shall be posted at the construction sites that include the permitted 8 construction days and hours, day and evening contact number for the job site, 9 and a contact number in the event of problems. 10 1 I D. An onsite complaint and enforcement manager shall be designated for the 13 Project and shall respond to and track complaints and questions related to noise. � l; 14 E. Equipment and trucks used for proposed Project construction shall use the best I S available noise control techniques (e.g. improved mufflers, use of intake I I G silencers, ducts, engine enclosures, and acoustically-attenuated shields or I 17 shrouds, wherever feasible). 18 � 19 F. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for 20 Project construction shall be hydraulically or electrically powered wherever 21 possible to avoid noise associated with compressed air exhaust from 22 pneumatically powered tools. 23 24 G. Stationary construction noise sources shall be located as far from sensitive 2� receptors as possible and they shall be muffled. 2G 27 H. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site 28 during Project construction. 29 30 The inclusion of mitigation measure above will reduce any potential impacts to 31 aesthetics to less than significant levels. 32 � i± 5. There is no substantial evidence in light of the whole record before the City of Ukiah i4 that the Project, as mitigated, would have a significant effect on the environment. ;5 i6 6. The Initial Environmental Study was prepared and demonstrated there is no 37 substantial evidence that supports a fair argument that the Project, as mitigated, I i8 would have a significant effect on the environment. i i9 40 7. Based upon the analysis, findings, and conclusions contained in the Initial I 41 Environmental Study, the Project, as mitigated, does not have the potential to 42 degrade the quality of the local or regional environment. 4; 44 8. Based upon the analysis, findings, and conclusions contained in the Initial 45 Environmental Study, the Project, as mitigated, will not result in short-term impacts 46 that will create a disadvantage to long-term environmental goals. 47 Stephens Planned Development Findings for Mitigated Negative Dedaration 312 Ford 5[reet/APN 002401-14&002-SO1- File No. 13-07-UP-SDP-PC I 5 I — I � 1 9. Based upon the analysis, findings, and conclusions contained in the Initial 2 Environmental Study, the Project, as mitigated, will not result in impacts that are 3 individually limited, but cumulative considerable. 4 5 10. Based upon the analysis, findings, and conclusions contained in the Initiai (i Environmental Study, the Project, as mitigated, will not result in impacts that will 7 cause substantial adverse effects on human beings, either directly or indirectly. x 9 11. Notice of Intent to adopt the Mitigated Negative Declaration was made available in , 10 the following manner posted at the Mendocino County Clerk on August 22, 2013; 11 mailed to property owners within 300 feet of the parcels included in the Project on 12 August 22, 2013; and published in the Ukiah Daily Journal on August 22, 2013. � l� 14 12. A Mitigation Monitoring Program has been prepared to ensure compliance with the 1� adopted mitigation measures. 16 17 13. The Initial Environmental Study and Mitigated Negative Declaration and record of 18 proceedings of the decision on the Project are available for public review at the City 19 of Ukiah Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, 20 CA. 21 22 14. On September 25, 2013 the City Planning Commission conducted a public hearing, 2; considered the Mitigated Negative Declaration, made the following minor 24 modifications, and voted 4-1 to recommend City Council approval of the document: 25 26 27 • Paqe 15 Discussion. Items c and d zx 29 Items c and d are duplicative — strike item d and replace with: "Orr Creek is '/ 30 block away to the north.° 31 .i2 • Paqe 20. Noise Mitiqation Measure 1 i, �4 "Construction hours are limited to Monday through Friday from �99 8:00 a.m. to 35 6:00 p.m. and from......." I �6 �7 The PC modified the recommended findings to adopt the MND in the following manner: ;8 39 • Pape 4. Noise Mitiqation Measure "A" 40 41 42 "Construction hours are limited to Monday through Friday from �99 8:00 a.m. to I 4, 6:00 p.m. and from......." 44 4� These modifications have been incorporated in to the Mitigated Negative Declaration. 4G 47 Stephens Planned Development Flndings for Mitlgated Negative Dedaration . 312 Ford Street/APN 002-101-14&002-101- File No. 13-07-UP-SDP-PC �