HomeMy WebLinkAbout09252013 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
Wednesday September 25, 2013
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS CHRISTENSEN, DOBLE,
SANDERS, PRUDEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meetings will be available for review and approval at the
October 9, 2013 meeting:
A. August 28, 2013
B. September 11, 2013
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to
be heard, please limit your comments to three (3) minutes per person and not more
than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments.
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested
party may appeal only if he or she appeared and stated his or her position during the
hearing on the decision from which the appeal is taken. For items on this agenda, the
appeal must be received by October 7, 2013 before 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARINGS
A. Stephens Planned Development Rezoning and Precise Development Plan,
312 Ford Street (File No.: 13-13-REZPD-PC-CC). Planning Commission
consideration and possible recommendation to City Council on a Mitigated Negative
Declaration, Rezoning to Planned Development, and Precise Development Plan to
allow the construction of four one-bedroom apartments on the corner of Ford Street
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
and Myron Place and one second unit at 312 Ford Street, APNs 002-101-15 and 002-
101-14. This item was continued from the September i1, 2013 meeting,
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend.
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707)463-6752 or(707)463-6207 to arrange accommodations.
ITEM 9A
Community Development and Planning Department
e�ty � ukah 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
1
2 DATE: September 25, 2013
3
4 TO: Planning Commission
5
6 FROM: Jennifer Faso, Associate Planner
7
8 SUBJECT: Public Hearing and Recommendation to City Council to: 1)Adopt a Mitigated
9 Negative Declaration; 2) Introduce an Ordinance to Establish the Stephens
10 Planned Development; and 3)Approve the Stephens Precise Development Plan
11 312 Ford Street, APN 002-101-15 &APN 002-101-14
12 File No.: 13-13-REZPD-PC-CC
13 Continued from the September 11, 2013 meeting
14
15
16
17 RECOMMENDATION
18
19 Staff recommends the Planning Commission conduct a public hearing and 1) make a
20 recommendation to the City Council to adopt the Mitigated Negative Declaration (MND) based
21 on the findings includes in attachment 1; 2) make a recommendation to the City Council to
22 introduce an ordinance to approve the rezoning to create the Stephens Planned Development
23 based on the findings included in attachment 2; and 3) make a recommendation to the City
24 Council to approve the Precise Development Plan based on the findings included in 2 and
25 subject to the conditions of approval included in attachment 3.
26
27 PROJECT DESCRIPTION
28
29 An application has been received from Richard Ruff on behalf of the property owner, Wayne
30 Stephens, requesting City Council approval of a rezoning to Planned Development (PD) and a
31 Precise Development Plan to allow the construction of four one-bedroom apartments on the
32 south east corner of Ford Street and Myron Place and one second-unit at 312 Ford Street (see
33 attachment 7 & 8 Project Description and attachment 9, Plans).
34
35 The Project includes two separate parcels. The parcel located on the corner of Myron Place
36 and Ford Street is vacant and undeveloped. This parcel would be developed with the following:
37
38 • Four one-bedroom apartments located in two separate building with carports located
39 below the apartments.
40 • Ground floor concrete patio area and second story balcony for each unit.
41 • Two parking spaces for each unit located in the carport located under the unit.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
1
ITEM 9A
1 • One detached accessory structure with laundry and storage for the tenants.
2 • New exterior lighting.
3 • Landscaping including three (3) trees (Cercis candensis).
4 • Demolition of existing detached shed.
5
6
7 The parcel located at 312 Ford Street is developed with one single-family home and detached
8 two-car garage. No changes are proposed for the single family dwelling. The existing detached
9 garage on the site is five feet from the rear property line and five feet from the side property line,
10 which is consistent with the setback requirements for a one-story accessory structure. This
11 parcel would be developed with a second unit above the existing garage. The applicant has
12 proposed the following two options for the second unit (see attachment 8):
13
14 • Option 1: One 736 square foot accessory dwelling maintaining the existing five foot
15 setbacks from the side and rear property lines.
16
17 Pursuant to UCC section 9016, second stories are required to be setback 10-feet from
18 the rear and side property lines. Setbacks of/ess than 10 feet may be approved with a
19 Use Permit or in this case as part of the Precise Development Plan.
20
21 • Option 2 : One 527 square foot accessory dwelling setback 10-feet from the rear and
22 side property lines as required by UCC section 9016.
23
24 In both of the above options, the footprint and location of the existing garage remains
25 unchanged. The applicant prefers option 1 and is requesting approval of this option. In the
26 event Planning Commission or the City Council has concerns about option 1, the applicant has
27 included option 2 which is consistent with the zoning requirements for second units.
28
29 The property owner has spoken to the immediately adjacent neighbors and explained the
30 proposed project.
31
32 SETTING
33
34 The project site is located on the northwest corner of Ford Street and Myron Place and consists
35 of two separate lots. Parcel 1 is a flat lot directly on the corner of Ford Street and Myron Place.
36 There are no existing trees on the lot however there are two Redwood trees located on the
37 adjacent property to the north. There is on street parking along the Myron Place frontage for
38 four vehicles. Parcel 2 is an interior lot adjacent to the west of Parcel 1. This lot is developed
39 with a single family dwelling, detached garage and shed. There are no trees located on this lot.
4o There is one street parking space directly in front of Parcel 1.
41
42 The surrounding neighborhood is a mix of residential types. To the north and east of the project
43 (Myron Place and Sidnie Court) there is a high density residential development. The lots are
44 developed with attached townhomes on small lots. The lots range from 1,997 square feet to
45 2,782 square feet and have small front yard and minimal side yards. Each townhome has two
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
2
ITEM 9A
1 off-street parking spaces one in a garage and the other in the driveway. To the south and north
2 of the project site there are single family homes.
3
4 BACKGROUND
5
6 Planned Development Zoning. The project site was rezoned to Planned Development in 1979
7 as part of a larger rezone (Orchard Village Planned Development). Although the project site was
8 included in the 1979 rezone no rules were defined for the undeveloped land within the Orchard
9 Village Planned Development. Given that the project site has no relationship to the existing
10 planned development a new independent Planned Development would be created with the
11 approval of this rezone request.
12
13 Parcel Map. In 1991 a minor subdivision was approved that created the two legal subject
14 parcels. No development was proposed at the time of the subdivision and therefore parcel 1
15 remained vacant.
16
17 Design Review Board. The Design Review Board (DRB) is required to review and make
18 recommendations on all Precise Development Plans and therefore, the project was reviewed
19 by the DRB on June 13, 2013 (see attachment 4, Design Review Board Minutes). The Board
20 was supportive of the project design and of option 1 in regards to the unit above the detached
21 garage. The DRB provided the following comments on the Project:
22
23 • Likes the project as designed.
24 • The Project addresses the matter of density well and this aspect is appreciated.
25 • Okay with the 10-foot setback from Myron Place for the apartments. Setting the building
26 back 5 more feet to comply with the 15-foot setback would not make much of a
27 difference visually.
28 • Although the site is a bit tight at the corner of Ford Street and Myron Place, line-of-sight
29 issues should be minimal since Myron Place is a cul-de-sac.
30 • Like the parking plan for the apartments and that there is one driveway/point of access
31 into the site.
32 • The 5-foot setback for the laundry/storage building is acceptable. Moving the building
33 closer to the property line would remove the "dead space." However, moving the building
34 closer to the property line may impact the trees on the neighboring property and the
35 Grading and Drainage Plan shows a "Swale to drain" in this area.
36 • The 5-foot setback for the second unit is acceptable. Since the parcel to the rear is
37 required to have a 20-foot setback, privacy should not be an issue. If privacy is a
38 concern, this can be addressed through window placement, the use of opaque windows,
39 and/or use of shades.
40 • Allowing the larger second unit provides for a more liveable and functional unit.
41 • Suggests the applicant review the City Street Tree list.
42 • Wants it documented that the DRB approves the brown color shingle for the
43 apartments/other structures to match that of the existing house and that a material
44 sample be provided to the Planning Commission.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
3
ITEM 9A
1 • Would like to have a condition in place that requires the existing house be painted when
2 the second story unit is developed so that the color scheme is nicely integrated for the
3 development.
4
5 STAFF ANALYSIS
6
7 General Plan. The General Plan land use designation of the parcel is High Density Residential
8 (HDR). This designation is intended to provide lands for apartments or townhome projects which
9 would meet the diverse needs of the population in terms of mixed types of housing. The actual
10 uses allowed are determined by the zoning of the parcel (such as Residential, Neighborhood
11 Commercial or Community Commercial or Planned Development). In the HDR land use
12 designation, a maximum of 28 units per acre is allowed. Based on the individual sizes of parcel
13 1 and parcel 2 a maximum of four dwelling units is allowed on each of the two parcels. Based
14 on the total square footage of both parcels combined a maximum of nine dwelling units would
15 be allowed for the entire project site. Table 1 below provides an analysis of the General Plan
16 goals and policies that apply to the proposed project.
17
Table 1: General Plan Consisten
Goal/Polic Staff Anal sis
Housin
Goal H-S— We want to use land effectively to meet The proposed project site consists of two parcels and is
housing needs and to implement smart growth,green located within an existing residential neighborhood.
building,and sustainable development polices with a One of the parcels is vacant and the other is developed
focus on infill with a single family home and detached garage.
H-5.1 Assure that new housing is well-designed to Development of the site would infill a vacant lot.
enhance Ukiah's neighborhoods and community as a
whole. The project was reviewed by the Design Review Board
H-S-3: "Support and encourage compact infill and comments received from the Design Review Board
developments that provide extremely low,very low, were incorporated into the project to ensure the design
low or moderate income level housing that is safe and of the project is consistent with the existing
liveable" neighborhood.
H-5.6: "Support careful well-designed infill housing
development in areas currently served by City Services". The proposed project would provide housing
H-5.7: Encourage and support sustainable site planning opportunities for low and moderate income levels.
and development
The project site is located within an existing
neighborhood that is currently served by City Services.
The project would be subject to the requirements of
the California Green Building Code during the building
permit process.
The proposed project site consists of two parcels and is
located within a residential neighborhood.
Noise
Policy NZ-2.4: Protect existing residential areas from The project is surrounded by existing residential uses.
future noise impacts. Given that the proposed project would be a residential
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
4
ITEM 9A
Table 1: General Plan Consisten
Goal/Polic Staff Anal sis
use the project would not have permanent noise
impacts on the surrounding neighborhood. However,
there may be temporary noise impacts due to
construction. Mitigation measures have been included
that would reduce the noise impacts. If the project is
approved with the draft conditions of approval,
temporary noise levels would not impact the
surrounding neighborhood.
Community Desi n
Goal CD-10: Preserve and enhance neighborhood The project was reviewed by the Design Review Board
character. (DRB)and the DRB was supportive of the project. The
project would be consistent in terms of density to the
Policy CD-10.1: Ensure that new construction in existing surrounding neighborhood (see setting section
established neighborhoods maintains or enhances above).The design and architectural style of the project
existing neighborhood character would enhance the appearance of the existing
surrounding neighborhood.
1
2 Ukiah Municipal Airport Master Plan. The project is located outside of the Airport Master
3 Plan area, therefore, the project is not subject to compatibility zone requirements
4
5 Zoning. The zoning of the project site is Planned Development (PD). As previously noted, the
6 project site was originally rezoned to Planned Development in 1979 as part of a larger rezone
7 (Orchard Village Planned Development). Although the project site was included in the original
8 rezone no rules were defined for the undeveloped land within the Orchard Village Planned
9 Development. Therefore, as part of this application a precise development plan is proposed.
10
11 The purpose of a Planned Development is to provide a method for deviating from standardized
12 zoning requirements. The Planned Development District is a combining zone. Therefore, for
13 this project High Density Residential (R-3) is the underlining zone.
14
15 The Table below compares the R-3 zoning requirements to the development of Lot 1 with four
16 one-bedroom apartments and provides staff analysis where there is an inconsistency between
17 the zoning requirement and the Project:
18
Table 2
Zoning Standard R-3 Lot 1 Staff Analysis
A artments
Site Area-Corner Lot 7,000 square feet 6,933 square feet Lot square footage approved as
part of the Parcel Map that created
the two(2) parcels included in this
Project.
Site Area per Dwelling 1,500 6,000 square feet Consistent
Unit
Building Height-Main 40-ft 24-feet Consistent
Building
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
5
ITEM 9A
Building Height— 30-ft or height of 11.5-feet Consistent
Accessory Building main building laundry/storage
whichever is less building
Front Setback 15 feet Myron Place: 10-feet Ford Street: The setback is
consistent with the required except
Ford Street: 14-feet at the corner where the setback is
and 18.5-feet reduced to 14-feet. When
averaged,the front setback would
be 16.25.
Myron Place:The PD zoning allows
for the setbacks to be reduced. The
Project, including this setback
specifically,was reviewed by the
DRB. The DRB stated that a 15-foot
setback would not change the
appearance of the Project. Public
Works has reviewed the Project and
the vision triangle created by the
reduced setback. Public Works has
determined that the reduced
setback still provides the required
vision triangle.
Side Setback 5 feet 5-feet Consistent
North property line and
West property line
Rear Setback 10 feet N/A Site has two Fronts-Myron Place
and Ford Street and two side
setbacks.
No rear setback.
Special Yards 15 feet distance 30 feet between the Consistent
between any two separate buildings
buildings in a dwelling
group that are more
than one story.
20 feet distance for
inner court providing
vehicle access to
double-row dwelling
groups.
Parking:One bedroom 1 space for each 2 spaces per each one Provides one more parking space
apartment bedroom bedroom apartment per unit than required which would
allow parking for guests for the
tenants to have more than one
vehicle.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
6
ITEM 9A
Landscaping Proportional to the New landscaping is The landscaping plan was reviewed
building elevations proposed as part of the by the DRB and they were
project. supportive of the conceptual
Landscaping shall be landscape plan.
plantings which grow
well in Ukiah's
climate. Native A condition of approval has been
species are strongly added that requires an irrigation
encouraged. plan be submitted with the building
permit and that street trees
Sufficient size, health
and intensity so that a Based on the plans submitted by
viable and mature the applicant the landscape
appearance can be coverage meets the 20%
attained in a requirement.
reasonably short
amount of time.
Coverage of 20%of
the gross area of the
parcel
Shall include an
automatic irrigation
system and lighting
plan.
1
2 The Table below compares the zoning requirements for second units to the development of 312
3 Ford Street with a second unit. The table includes options 1 and 2 submitted by the applicant.
4
Zoning Standard Second Unit Lot 2 Staff Analysis
UCC Section 9016 (312 Ford Street)
Second unit
Site Area-Interior Lot 6,000 sf 7,317 sf Consistent
Minimum Lot Size 5,000 sf 7,317 sf Consistent
Building Height-Main 40-ft N/A N/A
Building
Building Height— 18-feet 22-feet Option 1 and Option 2:
Second Unit Increased height Both options exceed the maximum
allowed with a Use height allowed. The DRB reviewed
Permit the Project and had no concerns
related to the height of the second
unit.
Maximum Size 10%of parcel size with Max allowed: 731 sf. Option 1: Option 1 would exceed
750 sf maximum Option 1:736 sf. the maximum allowed by 5 sf. unit.
Option 2: 527 sf. The larger unit was supported by the
DRB as discussed above.Staff also
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
7
ITEM 9A
Zoning Standard Second Unit Lot 2 Staff Analysis
UCC Section 9016 (312 Ford Street)
Second unit
supports the larger unit for the same
reasons. A larger unit may be
approved with a Use Permit; or in
the case of a Planned Development,
may be approved as part of the PD
rezoning and Precise Development
Plan.
Option 2:Consistent
Front Setback 15 feet 91-feet to second unit Consistent
Side Setback:Two- 10 feet Option 1:5-feet Option 1:Option 1 would retain the
story existing setbacks of the garage which
Reduced setback Option 2: 10 feet would allow for a second unit 209 sf
allowed with approval larger than option 2.This option is
of a Use Permit or as supported by the DRB and staff since
part of a PD and it provides a larger, more livable unit.
Precise Development The reduced side setback is adjacent
Plan to the laundry/storage building and
concrete patio of the apartments.
Staff and the DRB support the
reduced setback since any privacy
concerns can be addressed through
window placement and glazing.
Option 2:Consistent
Rear Setback:Two- 10 feet Option 1:5-feet Option 1:Option 1 would retain the
story existing setbacks of the garage which
Reduced setback Option 2: 10 feet would allow for a second unit 209 sf
allowed with approval larger than option 2.This option is
of a Use Permit or as supported by the DRB and staff since
part of a PD and it provides a larger, more livable unit.
Precise Development Any privacy concerns could be
Plan addressed through the use of
window placement and the type of
window glazing selected. The
neighbor to the rear,who would be
most affected in terms of privacy,
has submitted a letter supporting the
Project.
Option 2:Consistent
Parking:Second Unit 1 space per bedroom 1 space in the garage Consistent
Parking:Single-Family 2 spaces unless the No parking proposed Although the zoning ordinance does
Home residence was for the existing single- not require parking for the existing
constructed prior to family home. home, parking may be required to be
the parking provided since the rezoning is
requirement discretionary and additional parking
may be needed in order to address
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
S
ITEM 9A
Zoning Standard Second Unit Lot 2 Staff Analysis
UCC Section 9016 (312 Ford Street)
Second unit
parking impacts that would result
from the Project. In order to provide
adequate parking for the uses on the
site and to limit parking impacts in
the neighborhood,staff recommends
the two(2) parking spaces required
for single-family homes be provided.
It appears from the plans,that one
parking space could be provided in
the garage and one uncovered
parking space could be provided
between the garage and the west
property line. This would allow the
parking spaces to be independently
accessible as required.
If parking is provided in the garage,
staff recommends the parking spaces
in the garage be separated by a wall
so they are independent and
privately accessed.
Parking:Accessibility Parking spaces for Access to the garage Consistent
second unit and single- parking space would
family home need to be via the existing
be independently driveway
accessible
Driveway Width 18-feet wide unless 15-feet The existing driveway is 15-feet.The
the Fire Marshall Existing driveway, no Fire Marshall has reviewed the plans
determines adequate changes to driveway and has no concerns with the 15 foot
fire protection can be proposed driveway.
provided
Driveway Location 5-feet from any 5-feet Consistent
structure on an A bedroom is located
adjoining parcel with a on the second floor for
bedroom adjacent to the apartments that
the driveway are adjacent to the
driveway that provides
access to the proposed
second unit.
Owner Occupancy Either the single-family Property owner will Consistent
home or second unit continue to occupy the
shall be owner single-family home.
occupied.
Unit Rental Allowed Property owner has Consistent
indicated he intends to
rent the second unit.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
9
ITEM 9A
Zoning Standard Second Unit Lot 2 Staff Analysis
UCC Section 9016 (312 Ford Street)
Second unit
Privacy Any balcony,door,or The Project would The proposed balconies and second
window shall utilize include second story story windows have been designed
techniques to lessen balconies and second in a manner that would not intrude
the privacy impacts to story windows on the on the privacy of the neighbors, in
adjacent neighbors. rear elevations. that the balconies would face the
interior of the lot and any second
story window would be located in a
manner that would not overlook the
adjacent neighbor. If the window
cannot be positioned in such a way
to protect privacy it would be a
privacy window.
1
2 Rezone Planned Development. In order for the City Council to adopt an ordinance
3 establishing a Planned Development Combining Zone specific findings are required per Z.O.
4 Ordinance Section 9168. The table below includes the required findings along with staff's
5 analysis.
6
Table 3: Section 9168 c
Findings for Rezone Planned Staff Analysis
Develo ment
The proposed Planned Development is The Project is consistent with the General Plan.See General Plan
consistent with the General Plan. Section above.
The proposed Planned Development is The Project is consistent with the purpose of Article 14, based on
consistent with the purpose of Article 14, the following:
Regulations in Planned Development Districts.
• The Project would create five new units that maximize
Z.O.Section 9165: The purpose of the the allowed density for the subject parcels while creating
Planned Development Combining Zone is to new housing options within the community.
allow flexibility in design and development in . The Project would create units that deviate from the
order to promote economic and efficient use zoning requirements in terms of setbacks. This deviation
of land;to increase the level of urban would allow for a project to be constructed in a manner
amenities;to preserve the natural that would best utilize the project site and enhance the
environment•and to provide for phased neighborhood.
completion of development projects. It
generally provides a method for deviation
from standardized zoning requirements to
foster well-planned, creative, and quality
development.
The proposed Planned Development and all The proposed Planned Development shall be compatible and
uses therein shall be compatible and complementary to the existing and potential development in the
complementary to existing and potential general vicinity based on the following:
development in the general vicinity of the
project site. . The surrounding neighborhood consist of existing High
Density attached townhomes with minimum setbacks.
The proposed Project would be similar in density and
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
10
ITEM 9A
Table 3: Section 9168 c
Findings for Rezone Planned Staff Analysis
Develo ment
would have similar setbacks.
• The proposed Project would be residential which is
similar to the existing uses in the vicinity.
• Given that the surrounding neighborhoods are zoned
medium and high density residential any further
development would be compatible with the proposed
residential Project. See setting section above.
1
2 Planned Development Rezone with Precise Development Plan. Zoning ordinance includes
3 specific criteria to be addressed in order to determine consistency with the purpose and intent of
4 the Planned Development Article 14. Criteria for Precise Development Plan is included in Z.O.
5 Section 9167 (F) and is shown in the table below with staff analysis.
6
Table 4: Section 9167 F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
User Im act and Needs
Circulation Needs and Impacts The Project would result in S additional one-bedroom units.A
new driveway will be installed on Myron Place that would allow
access to the four units on lot 1.The existing driveway would be
used to access the new unit on lot 2. Given that the project
would be located at the beginning of Myron Place it is not
anticipated that circulation would be impacted.The Project was
reviewed by the Public Works Department. Public Works did not
identify any traffic related issues related to construction or
operation of the Project.
Parking and Traffic Needs and Impacts Parking,traffic:On-site parking would be provided for all units on
each respective parcel (see attached site plan).The Project was
reviewed by the Public Works Department. Public Works did not
identify any traffic related issues related to construction or
operation of the Project.
Utilities and Public Services Needs and Utilities/public services:City services are available for the project
Impacts site.
Noise Needs and Impacts Noise: The proposed Project would be similar in use and density
to the surrounding neighborhood. The City's noise ordinance
would apply to this project both during construction and after
tenant occupancy. In regards to temporary construction noise a
draft condition of approval has been added that regulates
construction hours.
Odor Needs and Impacts Odor:The Project is a residential planned development,typically
odors are not associated with this type of use.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
11
ITEM 9A
Table 4: Section 9167 F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
Private and Common Space Needs and Common open space:The Project would have landscaped
Impacts common area near the laundry/storage building.
Private and Common Open Spaces: Each of the units on parcel 1
would have their own private deck along with a small patio space.
Trash Collection Needs and Impacts Trash Collection: Each unit would have their own individual trash
container which would be collected on a weekly basis,similar to
the rest of the neighborhood.
Security and Crime Deterrence Needs and Security and crime deterrence: Exterior lighting is proposed for
Impacts each of the units.A draft condition of approval has been added
that requires a Management Plan.
Energy Consumption Needs and Impacts Energy Consumption:The Project is subject to the requirements
of the California Green Building Code Standards which requires
specific requirements(materials and light fixtures)to reduce
energy consumption.
Design Needs and Impacts Design:The Project was reviewed by the DRB.The Board was
supportive of the Project and the location of the structures on
each of the parcels. The proposed Project has been designed
using materials that would blend with the character of the
neighborhood. See attached plans.
Relationship to Physical Features:The The Project consists of two parcels. Parcel 1 is vacant and parcel
location of the building and structures shall 2 is developed with a single family home and detached garage.
respect the natural terrain of the site and Both parcels are flat with no significant natural features. No trees
shall be functionally integrated with any would be removed as a result of this project and a draft condition
natural features of the landscape to include of approval has been included that requires protective fencing for
the preservation of existing trees,where all existing trees within the construction area.
feasible.
Consistency of Architectural Style:All The Project was reviewed by the DRB. The Board was supportive
buildings or structures shall be harmonious of the project as designed. However,a draft condition of approval
and consistent with the proposed has been added as recommended by the DRB that the existing
architectural style regarding roofing,exterior house on parcel 2 be painted when the accessory dwelling is
materials,windows,doors,texture,colors, developed. This would ensure the color scheme is harmonious
and other exterior treatment. and consistent throughout the Project.
Balance and Integration with Neighborhood: The proposed Project would create five new units within an
The overall design shall be integrated and established neighborhood. Four of the units would be located on
compatible with the neighborhood and shall Parcel 1 and one unit would be added to Parcel 2. The design of
strive to be in harmony with the scale and the Project would be consistent with the surrounding
bulk of the surrounding built environment. neighborhood in that the proposed Project is similar in density to
the existing duplex units that are located on Myron Place and
Sidnie Court.
Building Design: The design of the buildings The proposed Project would include four new units on Parcel 1
and structures shall strive to provide and one new unit on Parcel 2. The new building to be located on
innovation, variety, and creativity in the Parcel 1 would consist of two buildings that face each other with
proposed design solutions. All architectural a driveway between.The applicant has designed the Project with
elevations shall be designed to eliminate the design features that create a non-box like appearance. The
appearance of flat facades and box like design features include the use of Hardie Plank, varying roof
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
12
ITEM 9A
Table 4: Section 9167 F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
construction. slopes,and exterior decks.
Density: For residential projects,every effort The underlying zoning district for the subject parcels is High
shall be made to achieve the maximum Density Residential (R-3)and the General Plan designation is High
density possible pursuant to the underlying Density Residential (HDR).
zoning district.
The R-3 zoning district allows one units per 1,500 square feet of
site area. Based on 6,933 square feet four units are allowed on
parcel 1. The applicant is proposing four one bedroom units.
Based on 7,317 square feet four units are allowed on parcel 2.
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 above the Project would achieve the maximum
density possible on the project site.
1
2
3 ENVIRONMENTAL REVIEW
4
5 Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
6 potential impacts that could result from the Project. The IS identified potential impacts to
7 aesthetics, air quality, cultural resources, geology/soils, and noise. As part of the IS, mitigation
8 measures were identified that would reduce the impacts to less than significant levels; therefore,
9 a mitigated negative declaration was prepared for the Project .
10
11 The NOI was made available in the following manner:
12
13 ■ posted at the Mendocino County Clerk on August 22, 2013;
14 ■ mailed to property owners within 300 feet of the parcels included in the Project on
15 August 22, 2013; and
16 ■ published in the Ukiah Daily Journal on August 22, 2013.
17
18 The comment period for the NOI was August 23, 2013 through September 11, 2013. No
19 comments were received in response to the notice of intent.
20
21 PUBLIC NOTICE AND COMMENT
22
23 A notice of public hearing was provided in the following manner:
24
25 • posted in three places on the project site on August 22, 2013;
26 • mailed to property owners within 300 feet of the project site August 22, 2013; and
27 • published in the Ukiah Daily Journal on August 22, 2013.
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
13
ITEM 9A
1
2 As of the writing of this staff report, five correspondences have been received regarding this
3 project (see attachment 5). All of the correspondences received have been forwarded to the
4 applicant and the property owner. Two of the correspondences support the Project and state
5 that the project plans were reviewed. One of the supporting correspondences was from Daniel
6 Muniz, who lives and owns the property at 724 Myron Place. This parcel is located adjacent to
7 the north property line of the project parcels. The second correspondence was from Michael
8 Miller, who lives and owns the property at 395 Ford Street, which is located directly across the
9 street from the Project.
10
11 Three correspondences were received expressing concerns related to the Project. One of these
12 requested the Project be denied. The concerns expressed are identified below along with staff
13 discussion on how the concerns are being or may be addressed:
14
15 • The Project would reduce the amount of on-street parking on Myron Place.
16
17 There is currently parking along the Myron Place project frontage. In order to construct
18 the driveway curbcut that would provide access to the carports, one on-street parking
19 space would be lost. In order to ensure the efficient use of on-street parking along the
20 Myron Place project frontage, the street parking could be delineated by painting corners
21 or T's on the street(similar to the delineation of parallel parking spaces in the
22 downtown). Delineating the parallel parking spaces in this manner has been discussed
23 with Public Works. Public Works has expressed concerns related to the installation and
24 maintenance of the markings due to limited resources and has indicated that this type of
25 marking is typically not provided outside of the Downtown Parking District. If marking of
26 the on-street parking spaces is required of the Project, staff recommends the property
27 owner/project proponent be responsible for the cost of the installations and maintenance
28 of the demarcations.
29
30 On-street parking is not counted toward meeting the parking requirement for the project
31 and is not reserved for the benefit of any particular individual or project. On-street
32 parking is public parking and is available to any member of the public.
33
34 • The addition of five apartments will worsen the parking situation in the neighborhood,
35 especially on Myron Place.
36
37 Apartments. Two (2) on-site parking spaces would be provided for each one-bedroom
38 apartment. The zoning ordinance requires 1 on-site parking space per bedroom;
39 therefore, the on-site parking for the apartments exceeds the parking requirement by 4
4o spaces. The 4 additional spaces would allow tenants to have more than one vehicle and
41 provide parking for guests.
42
43 Second Unit. One (1) on-site parking space is required for the second unit. The zoning
44 ordinance requirements for second units do not require parking to be provided for the
45 existing residence since it was constructed prior to the requirement to provide onsite
46 parking.
47
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
14
ITEM 9A
1 One (1) on-site parking space would be provided for the second unit in the existing
2 garage. In order to address parking concerns, staff recommends the existing single-
3 family residence provide the 2 parking spaces required by the current zoning
4 requirements. Based on a review of the plans, it appears that one parking space for the
5 residence can be provided in the garage and one additional parking space could be
6 provided parallel and in front of the garage parking space for the single-family residence.
7 A condition of approval has been applied to the Project requiring 2 onsite parking spaces
8 be provided for the single-family residence and 1 parking space be provided for the
9 second unit.
10
11 With the conditions of approval, the parking provided for the apartments and the parking
12 provided for the residence and second unit would meet or exceed the zoning ordinance
13 requirements for parking. The purpose of this condition is to ensure the Project provides
14 adequate parking. Legally, the Project cannot be required to correct existing parking
15 issues in the neighborhood and any conditions need to be related to the impacts of the
16 Project.
17
18 Staff recommends that the Management Plan required by the conditions of approval
19 address parking for tenants and guests.
20
21 • The Project would increase traffic in the area.
22
23 The Project would result in 5 additional one-bedroom units. The number of vehicle trips
24 associated with this number of units would be minor. The trips associated with the
25 second unit would not have an impact on Myron Place since the trips would originate
26 and end on Ford Street. The trips associated with the apartments would originate and
27 end at the southernmost part of Myron Place; therefore, these trips would have little or
28 no impact on traffic on Myron Place or in the cul-de-sac at the end of Myron Place. The
29 Project was reviewed by the Public Works Department. Public Works did not identify
3o any traffic related issues related to construction of operation of the Project.
31
32 • Construction of the Project would increase noise and traffic in the area.
33
34 In order to address the noise associated with consfruction of the Project, mitigation
35 measures have been applied to the Project which limit construction hours, require a
36 Project Manager to be named and given the authority to address noise complaints,
37 require the posting of the name and contact information of the Project Manager on the
38 site, and prohibit the use of"boom boxes."
39
40 Construction of the Project would increase traffic in the area. However, this increase in
41 traffic would be minor and short-term in duration. The Project was reviewed by the
42 Public Works Department. Public Works did not identify any traffic related issues related
43 to the construction or operation of the Project.
44
45 • The Project would affect the children in the neighborhood who ride bikes and play
46 outside.
47
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
15
ITEM 9A
1 Based on the information provided in the comment, the concern related to children is
2 unclear. However, as noted above, any traffic associated with the Project would be
3 minor; and it is highly unlikely that traffic associated with the Project would travel beyond
4 the entrance to the site located on southernmost end of Myron Place. In addition,
5 children most often play in the cul-de-sacs as opposed to in the middle of a through
6 street. Given the location of the Project and the access poinfs to the Project, it is
7 unlikely that new vehicle trips would travel on Myron P/ace to the end of the cul-de-sac.
8
9 • The construction of new rental units in the neighborhood could have a negative impact
10 on the existing neighborhood and cause people to move. Recently, new apartments
11 were constructed at the corner of Clara Street and Orchard Avenue.
12
13 The General Plan designates the site as High Density Residential which allows up to 28
14 units per acre and allows both rental and for sale housing. The 2009 - 2014 Housing
15 Element identifies young adults, local service workers, seniors, and female heads of
16 households as people in need of housing in Ukiah. Small rental units, student housing,
17 and senior housing are identified in the Housing Element as a needed housing type.
18 The Housing Element indicates that 75 above moderate housing units are needed for
19 the City of Ukiah. The five units proposed help to meet the need housing needs
20 identified in the Housing Element.
21
22 The project proponent and property owner, Wayne Stephens, currently resides at 312
23 Ford Street. As a neighborhood resident and the project owner, Mr. Stephens has a
24 vested interested in a well-managed and maintained project. In addition, the conditions
25 of approval require a Management Plan. The project is a/so required to comply with the
26 zoning ordinance and Ukiah city code (UCC). The UCC includes provisions that
27 address junk, debris, and similar nuisance issues on private commercial and residential
28 property.
29
30 DECISION TIMELINE
31
32 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The
33 PSA requires that a decision be made on the project within 60 days of the application being
34 deemed complete. This application was submitted to the Planning and Community Development
35 Department on June 3, 2013 and was deemed complete on August 9, 2013. As such, a decision
36 must be made on the project no later than October 8, 2013. The applicant may request a
37 onetime extension of the decision timeline. The next regularly scheduled Planning Commission
38 meeting is October 9, 2013.
39
40
41 CONCLUSION
42
43 Staff recommends Planning Commission:
44
45 1. Make a recommendation to the City Council to adopt the Mitigated Negative Declaration
46 (MND) based on the findings included in attachment 1;
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
16
ITEM 9A
1 2. Make a recommendation to the City Council to introduce an ordinance to approve the
2 rezoning to create the Stephens Planned Development based on the findings in
3 attachment 2; and
4 3. Make a recommendation to the City Council to approve the Precise Development Plan
5 based on the findings included in 2.
6
7
8 ATTACHMENTS:
9
10 1. Draft Findings for Adoption of a Mitigated Negative Declaration
11 2. Draft Findings for Approval of a Rezone to Planned Development and a Precise
12 Development Plan
13 3. Draft Conditions of Approval
14 4. Design Review Board June 13, 2013 Meeting Minutes Excerpt
15 5. Public Comment
16 6. Draft City Council Ordinance for Rezone
17 7. Project Description and Plans for Apartment Building
18 8. Project Description and Plans for Second Unit (with Option 1 and Option 2)
19 9. Full Size Site Plan
20
21
Stephens Planned Development
312 Ford Street.APN 002-101-15&002-101-14
File No.:13-13-REZPD-PC-CC
17
1 ATTACHMENT 1
2
3
4 DRAFT FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR THE
5 STEPHENS RESIDENTIAL PLANNED DEVELOPMENT AT 312 FORD STREET,
6 APN 002-101-15 & 002-101-14
7 FILE NO.: 13-13-REZPD-PC-CC
8 PURSUANT TO THE REQUIREMENTS OF THE
9 CALIFORNIA ENVIRONMENTAL QUALITY ACT("CEQA")
10
11
12 1. The Project will approve a Rezoning to Residential Planned Development with
13 Precise Development Plan to allow the construction of four one bedroom apartments
14 on the northwest corner of Ford Street and Myron Place (APN 002-101-14) and one
15 second unit at 312 Ford Street (APN 002-101-15).
16
17 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
18 Mitigated Negative Declaration dated August 22, 2013 to evaluate the potential
19 environmental impacts of the Planned Development Rezoning, Precise Development
20 Plan and construction of the Project.
21
22 3. The Initial Environmental Study examined areas of potential impacts and based on
23 the conclusions reached in the Initial Environmental Study, it has been determined
24 that the proposed project, as mitigated, would not have significant adverse impacts
25 on the environment for the following reasons:
26
27 A. A mitigation measure has been included to reduce any impacts related to light
28 and glare to less than significant. Impacts to visual quality were determined to be
29 less than significant or no impact.
30 B. The Project site is located within an established residential neighborhood and
31 does not abut any agricultural land and would not result in the conversion of
32 farmland.
33 C. Construction related activities could expose sensitive receptors to substantial
34 pollutant concentration and mitigation measures have been included to reduce
35 these impacts to a less than significant level.
36 D. The Project site is located within an existing residential neighborhood and the
37 project site is not known to contain sensitive species or riparian habitat. No trees
38 would be removed as a result of this project. There are no streams, creeks, or
39 water courses on the subject parcels. Impacts to biological resources were
40 determined to have no impact.
41 E. The Project area is not identified on the Area of High Archeological Sensitivity
42 included in the City of Ukiah General Plan. It is unlikely that there are
43 archeological resources or human remains on the subject parcels. In the unlikely
44 event that cultural resources or human remains are discovered during grading
45 operations for the project, mitigation measures have been included to reduce the
46 impact to less than significant.
47 F. Reasonable and feasible mitigation measures have been included that would
48 reduce or eliminate impacts related to Geology and Soils during construction.
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
1
1 G. The project is not located within a 100 year flood hazard area. The subject
2 parcels are located within a Zone X (areas determined to be outside of the 0.2%
3 annual chance floodplain) on FEMA Flood Insurance Rate Map #06045C1512F,
4 Panel #1512 of 2100, dated June 2, 2011.
5 H. The project is an infill development within an existing residential neighborhood
6 and is consistent with the goals and policies of the City of Ukiah General Plan.
7 The project includes a Precise Development Pan as part of the Planned
8 Development Rezone. If the proposed Precise Development Plan is approved
9 with conditions then the project would be consistent with the zoning regulations.
10 I. No mineral resources or agricultural lands are located within or in close proximity
11 to the Project area.
12 J. Construction of the Project would result in temporary increases in noise levels in
13 the Project area. Residential uses surround the Project site. Mitigation measures
14 have been included to limit the hours of construction and reduce noise from
15 construction equipment. These mitigation measures would reduce construction
16 noise impacts to less than significant.
17 K. The Project would not remove any existing housing. The Project would construct
18 five new dwelling units (4 one-bedroom apartments and 1 one-bedroom second
19 unit). Based on this the project would not displace any existing housing.
20 L. There are adequate public services and utilities to serve future development in
21 the project area.
22 M. The Project would only create five new units and therefore the project would not
23 increase the use of the existing neighborhood and regional parks to a level that
24 would accelerate the deterioration of the facility or require expansion of any
25 existing recreation facilities.
26 N. Given the size of the project and the limited number of new units the project
27 would not result a change to the level of service for traffic in the area.
28 O. The project was reviewed by the Public Works, the Fire Marshal, and the Police
29 Department and no concerns related to emergency access were identified.
30 P. The Project would not result in climate changes or greenhouse gas impacts. The
31 Project does not violate any plans or policies adopted to address climate
32 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
36 Initial Environmental Study, it has been determined that the proposed Project has the
37 � potential to have significant environmental impacts on aesthetics, air quality,_;
38 cultural resources, geology/soils, and noise without the implementation of mitigation
39 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.
48
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
2
1 Mitiqation Measure:
2
3 A. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize
4 light trespassing over property lines and avoid directing light towards motorists
5 and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be
6 International Dark Sky Association (IDA) approved or equivalent. Prior to
7 installation of the exterior lighting and area subject to review and approval at time
8 of building permit.
9
10 The inclusion of mitigation measure above will reduce any potential impacts to
11 aesthetics to less than significant levels.
12
13 Air Qualitv
14
15 Potential Impact: Construction of the Project could result in a temporary increase in
16 increase in emissions ranging from exhaust from heavy equipment to the air-bound
17 organic gases from solvents, insulating materials, caulking materials and "wet"
18 pavement.
19
20 Mitigation Measure:
21
22 A. All activities involving site preparation, excavation, filling, grading, road
23 construction, and building construction shall institute a practice of routinely
24 watering exposed soil to control dust, particularly during windy days.
25
26 B. All inactive soil piles on the project site shall be completely covered at all times to
27 control fugitive dust.
28
29 C. All activities involving site preparation, excavation, filling, grading, and actual
30 construction shall include a program of washing off trucks leaving the
31 construction site to control the transport of mud and dust onto public streets.
32
33 D. Low emission mobile construction equipment, such as tractors, scrapers, and
34 bulldozers shall be used for earth moving operations.
35
36 E. All earth moving and grading activities shall be suspended if wind speeds (as
37 instantaneous gusts) exceed 25 miles per hour.
38
39 The inclusion of mitigation measure above will reduce any potential impacts to
40 aesthetics to less than significant levels.
41
42
43 Cultural
44
45 Potential Impact: Construction of the Project could result in the discovery and
46 disturbance of previously unknown archeological resources or the inadvertent discovery
47 of human remains.
48
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
3
1 Mitiqation Measure:
2
3 A. If, during site preparation or construction activities, any historic or prehistoric
4 cultural resources are unearthed and discovered, all work shall immediately be
5 halted, and the City shall be notified of the discovery. The applicant shall be
6 required to fund the hiring of a qualified professional archaeologist to perform a
7 field reconnaissance and to develop a precise mitigation program if deemed
8 necessary.
9
10 B. If human remains are encountered during construction excavation and grading
11 activities, State Health and Safety Code Section 7050.5 requires that no further
12 disturbance shall occur until the County Coroner has made the necessary
13 findings as to the origin and disposition pursuant to PRC Section 5097.98. If the
14 remains are to be of Native American descent, the coroner has 24 hours to notify
15 the Native American Heritage Commission (NAHC). The NAHC will then identify
16 the person(s) thought to be the Most Likely Descendent, who will help determine
17 what course of action should be taken in dealing with the remains.
18
19 The inclusion of mitigation measure above will reduce any potential impacts to
20 aesthetics to less than significant levels.
21
22 Noise
23
24 Potential Impact: Construction of the Project would result in a short-term and temporary
25 increase in noise levels in the area that may affect sensitive receptors in the vicinity of
26 the Project and on the Project site.
27
28 Mitiqation Measure:
29
30 A. Construction hours are limited to Monday through Friday from 7:00 a.m. to 6:00
31 p.m. and from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited
32 on Sunday and all holidays recognized by the City of Ukiah. Interior work that
33 generates negligible or no noise at the property line is allowed outside of the
34 construction hours noted above.
35
36 Approval of additional construction hours may be requested in writing from the
37 Planning and Community Development Director and Public Works Director for
38 extenuating circumstances. The written request must be submitted a minimum of
39 14 days prior to the date for which the change in construction hours/days is being
40 requested and shall explain the need for the extended construction hours,
41 describe the extenuating circumstances, and identify the additional construction
42 hours requested, including the duration.
43
44 B. Signs shall be posted at the Project site prior to commencement of construction
45 of the proposed Project for the purpose of informing all
46 contractors/subcontractors, their employees, agents, material haulers, and all
47 other persons at the construction site(s) of the basic requirements of mitigation
48 measures for Noise.
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
4
1
2 C. Signs shall be posted at the construction sites that include the permitted
3 construction days and hours, day and evening contact number for the job site,
4 and a contact number in the event of problems.
5
6 D. An onsite complaint and enforcement manager shall be designated for the
7 Project and shall respond to and track complaints and questions related to noise.
8
9 E. Equipment and trucks used for proposed Project construction shall use the best
10 available noise control techniques (e.g. improved mufflers, use of intake
11 silencers, ducts, engine enclosures, and acoustically-attenuated shields or
12 shrouds, wherever feasible).
13
14 F. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) used for
15 Project construction shall be hydraulically or electrically powered wherever
16 possible to avoid noise associated with compressed air exhaust from
17 pneumatically powered tools.
18
19 G. Stationary construction noise sources shall be located as far from sensitive
20 receptors as possible and they shall be muffled.
21
22 H. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site
23 during Project construction.
24
25 The inclusion of mitigation measure above will reduce any potential impacts to
26 aesthetics to less than significant levels.
27
28 5. There is no substantial evidence in light of the whole record before the City of Ukiah
29 that the Project, as mitigated, would have a significant effect on the environment.
30
31 6. The Initial Environmental Study was prepared and demonstrated there is no
32 substantial evidence that supports a fair argument that the Project, as mitigated,
33 would have a significant effect on the environment.
34
35 7. Based upon the analysis, findings, and conclusions contained in the Initial
36 Environmental Study, the Project, as mitigated, does not have the potential to
37 degrade the quality of the local or regional environment.
38
39 8. Based upon the analysis, findings, and conclusions contained in the Initial
40 Environmental Study, the Project, as mitigated, will not result in short-term impacts
41 that will create a disadvantage to long-term environmental goals.
42
43 9. Based upon the analysis, findings, and conclusions contained in the Initial
44 Environmental Study, the Project, as mitigated, will not result in impacts that are
45 individually limited, but cumulative considerable.
46
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
5
1 10. Based upon the analysis, findings, and conclusions contained in the Initial
2 Environmental Study, the Project, as mitigated, will not result in impacts that will
3 cause substantial adverse effects on human beings, either directly or indirectly.
4
5 11. Notice of Intent to adopt the Mitigated Negative Declaration was made available in
6 the following manner: posted at the Mendocino County Clerk on August 22, 2013;
7 mailed to property owners within 300 feet of the parcels included in the Project on
8 August 22, 2013; and published in the Ukiah Daily Journal on August 22, 2013.
9
10 12. A Mitigation Monitoring Program has been prepared to ensure compliance with the
11 adopted mitigation measures.
12
13 13. The Initial Environmental Study and Mitigated Negative Declaration and record of
14 proceedings of the decision on the Project are available for public review at the City
15 of Ukiah Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah,
16 CA.
17
18
19
Stephens Planned Development
Findings for Mitigated Negative Declaration
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
6
1 ATTACHMENT 2
2
3
4
5 DRAFT FINDINGS TO APPROVE A REZONE TO PLANNED DEVELOPMENT AND
6 DRAFT FINDINGS TO APPROVE A PRECISE DEVELOPMENT PLAN AT
7 312 FORD STREET, APN 002-101-15 & 002-101-14
8 FILE NO.: 13-13 REZPD-PC-CC
9
10 The following findings are supported by and based on information contained in this staff
11 report, the application materials and documentation, and the public record.
12
13 1. As required by Z.O. Section 9168 (c)(a) the proposed Project, as conditioned, is
14 consistent with the goals and policies of the General Plan and the purpose of Zoning
15 Ordinance Article 14, Regulations in Planned Development Combining zone Districts
16 as described in Table 1 of the staff report.
17
18 2. As required by Z.O. Section 9168 (c)(b) the proposed Planned Development
19 Combining Zone and all uses thererin shall be compatible and complementary to
20 existing and potential development in the general vicinity of the project site as
21 described in Table 3 of the staff report.
22
23 3. The proposed Project, as conditioned is consistent with the applicable requirements
24 of the Zoning Ordinance as described in Table 2 of the staff report.
25
26 4. The proposed Project, as conditioned, is consistent with the criteria required for
27 approval of a Planned Development Rezone with Precise Development plan based
28 on the analysis included in Table 4 of the staff report.
29
30 5. Planning Department staff prepared an Initial Environmental Study (IS) in order to
31 evaluate the potential impacts that could result from the Project. The IS identified
32 potential impacts to aesthetics, air quality, cultural resources, geology/soils, and
33 noise. As part of the IS, mitigation measures were identified that would reduce the
34 impacts to less than significant levels. A Mitigation Monitoring and Reporting
35 Program has been prepared for the Project and the applicant has agreed to the
36 mitigation measures.
37
38 6. Notice of the proposed Project was provided in the following manner:
39
40 ■ mailed to property owners within 300 feet on August 22, 2013 (with the NOI);
41 ■ published in the Ukiah Daily Journal on August 22, 2013 (with the NOI) ; and
42 ■ posted on the project parcels on August 22, 2013.
43
44
45
46
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-
File No.13-07-UP-SDP-PC
1
1 ATTACHMENT 3
2
3
4 DRAFT CONDITIONS OF APPROVAL
5 FOR A PLANNED DEVELOPMENT REZONE WITH PRECISE DEVELOPMENT PLAN
6 AT 312 FORD STREET, APN 002-101-15 & 002-101-14
7 FILE NO.: 13-13 REZPD-PC-CC
8
9 1. Approval is granted to allow the construction of four one-bedroom apartments
10 located in two separate buildings with carports located below, and one detached
11 accessory structure with laundry and storage on the northwest corner of Ford Street
12 and Myron Place (APN 001-101-15) and one second unit above the existing garage
13 at 312 Ford Street (APN 001-101-14) as shown on the plans submitted to the
14 Planning Department date stamped June 26, 2013 except as modified by the
15 following conditions of approval.
16
17 2. Prior to issuance of a building permit, a Management Plan for the Project shall be
18 prepared and submitted to the Planning Department. The Management Plan shall
19 include, but is not limited to, the following items and is subject to staff review and
20 approval:
21
22 A. Identification of maintenance and safety procedures for the Project, such as
23 frequency and timing of maintenance, party(s) responsible for maintenance
24 and security.
25 B. Trash collection responsibilities, frequency, and type (toters, bins, dumpsters,
26 etc.).
27 C. Use of the indoor and outdoor common area and laundry facilities.
28 D. Maintenance of Project facilities (landscaping, common area, laundry, refuse
29 areas, parking areas, etc.).
30 E. Use of private outdoor spaces (balconies, decks, etc.) and how they will be
31 kept clean and not used for storage.
32 F. Parking for residents and guests.
33
34 3. The approved Management Plan shall be provided to tenants of the Project as part
35 of their rental agreement.
36
37 4. Prior to issuance of a building permit, the applicant/project proponent shall apply
38 for and receive an address assignment for the new apartment and the second unit
39 from the Planning and Community Development Department.
40
41 5. Plans submitted for building permit for the second unit and associated
42 improvements at 312 Ford Street shall include the following and are subject to staff
43 review and approval:
44
45 A. Recordation of a Deed Notice that states that pursuant to City Code section
46 9016 (m) the property owner is required to reside at the single-family
47 residence or second unit located at 312 Ford Street (APN 001-101-14). The
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
1
1 language for the Deed Notice is subject to staff review and approval and the
2 approved language shall be recorded prior to building permit final.
3
4 B. One parking space for the new second unit and two parking spaces for the
5 existing single-family residence that comply with the zoning ordinance
6 requirements for parking, access, and circulation, including but not limited to
7 the requirement that the parking spaces for the second unit and single-family
8 residence be independently accessible.
9
10 C. Required street trees. At least six trees are required based on the frontage of
11 the parcel. The trees selected shall be from the City's Master Street Tree List
12 and are subject to the approval of the Planning Department and Public Works
13 Department.
14
15 6. Protective tree fencing shall be installed around trees that are in proximity of
16 construction activities. The protective tree fencing required shall be metal, a
17 minimum of 5-feet in height and secured with in-ground posts. The approved tree
18 fencing shall be installed prior to construction/grading activities and shall remain in
19 place until construction has been completed.
20
21 7. Plans submitted for building permit for the apartments and associated
22 improvements located on APN 002-101-15, shall include the following and are
23 subject to staff review and approval:
24
25 A. Location and detail for the protective tree fencing required in condition # 6.
26
27 B. An irrigation plan that demonstrates compliance with Cal Green and the State
28 Model Water Efficiency Landscape Ordinance requirements for landscaping
29 and irrigation. The irrigation and landscaping plan shall include the area shown
30 on the landscaping plan that is located in the public right-of-way.
31
32 C. Location of the detached accessory building to be demolished in order to
33 construct the project.
34
35 D. Six street trees based on the size of the parcel frontage. The trees selected
36 shall be from the City's Master Street Tree List and are subject to the approval
37 of the Planning Department and Public Works Department.
38
39 8. The property owner/project proponent is responsible for the installation and
40 maintenance of the irrigation required in condition # 7A above and the landscaping
41 located in the public right-way as shown on the approved landscaping plan.
42
43 9. The zoning standards for 312 Ford Street (APN 002-101-14) of the Stephens
44 Planned Development are as follows:
45
46 A. Allowed Uses: The following uses are allowed.
47
48 One single-family residence
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
2
1
2 One second unit as shown on the approved Precise Development Plan
3
4 Home occupations as defined in section 9278 of the zoning ordinance
5
6 Small family child daycare home, which provides care for eight (8) or fewer
7 children, including children under the age of ten (10) years who reside at the
8 home
9
10 Accessory buildings and accessory uses. This shall not be construed as
11 permitting any business use or occupation other than those specifically listed
12 herein.
13
14 B. Permitted Uses: The following uses may be permitted subject to first
15 securing a use permit:
16
17 Large family child daycare homes for a minimum of seven (7) to fourteen (14)
18 children inclusive, including children under the age of ten (10) years who
19 reside at the home.
20
21 C. Buildinq Heiqht Limits:The following shall be the maximum limits for height
22 of buildings in High Density Residential (R-3) Districts:
23 A. For main buildings a maximum height of forty feet (40'), unless
24 abutting an R-1 or R-2 lot in which case a maximum height of thirty
25 feet (30').
26 B. For accessory buildings, a maximum height of thirty feet (30') or the
27 maximum height of the main building whichever is less. (Ord. 1001,
28 §1, adopted 1998)
29
30 D. Required Site Area: As shown on the Precise Development Plan. No
31 further subdivision of the parcel is permitted.
32
33 E. Required Yard Setbacks:
34 Front: Fifteen feet (15') for dwellings and accessory structures, and twenty
35 five feet (25')for garages.
36 Sides: Five feet (5'), except as provided in Section 9032 of this Chapter.
37 Rear: Ten feet (10').
38 Special Yards And Distances Between Buildings: Minimum widths shall be as
39 follows:
40 1. The distance between any buildings in any dwelling group shall be
41 a minimum of ten feet (10')for single-story structures and fifteen feet
42 (15') if one or more of the structures is taller than a single-story.
43 2. Any side yard providing vehicular access to single-row dwelling
44 groups shall have a minimum width of twenty feet (20')for one-way
45 access and twenty five feet (25')for dual access.
46 3. Any inner court providing vehicular access to double-row dwelling
47 groups shall have a minimum width of twenty feet (20'), and a
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
3
1 minimum width of twenty four feet (24') if bordered by parking stalls.
2 (Ord. 1001, §1, adopted 1998)
3
4 F. Required Parkinq:
5 Single-family dwelling: two (2) on-site independently accessible parking
6 spaces for the single-family home.
7
8 Second Unit: One (1) on-site independently accessible parking space.
9
10 Parking Stall Size: Each required off-street parking space or garage space
11 shall be a minimum of nine feet (9') in width and nineteen feet (19') in depth.
12
13 Access: Each required off-street parking space or garage space for multiple-
14 family residential uses shall open directly onto a driveway or aisle and be
15 designed to provide safe and efficient ingress and egress for vehicles
16 accessing such parking space. The maximum width for such driveways shall
17 be twelve feet (12')for single-wide driveways, and twenty feet (20')for
18 double-wide driveways and access lanes to parcels with no street frontage.
19
20 Any modifications to the approved Precise Development Plan for this parcel that
21 are inconsistent with the zoning requirements included in 8A — 8F above are
22 subject to the requirements of UCC section 9168 (C ).
23
24 10. The zoning standards for APN 002-101-15 of the Stephens Planned Development
25 are as follows:
26
27 Home occupations are allowed subject to the requirements of the Ukiah City Code,
28 including the requirement to obtain a business license.
29
30 Any modifications to the approved Precise Development Plan for this parcel are
31 subject to the requirements of UCC section 9168 ( C ) .
32
33 11. All mitigation measures included in the mitigated negative declaration are hereby
34 included be reference as conditions of approval.
35
36 12. On plans submitted for building permit, these conditions of approval and as well as
37 the mitigation measures referenced in condition of approval # 8 above shall be
38 included as notes on the first sheet.
39
40 From the Desiqn Review Board
41
42 13. Prior to building permit final for the second unit the existing house on parcel 2 shall
43 be painted so that the color scheme is the same for both the second unit and the
44 existing house.
45
46
47
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
4
1 From the Fire Department (Kevin Jenninqs 463-6271)
2
3 14. The shared driveway between the two duplexes shall be marked with no parking.
4 Parking in this area would significantly impact the ability of the Fire Department or
5 EMS apparatus to enter the area un-restricted.
6
7 15. The common walkway that passes between 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
11 length of a parking space.
12
13 From the Building Official (David Willoughby 467-5718)
14
15 16. Sprinklers are required in each dwelling unit according to the 2010 California Fire,
16 Building and Residential Code (both the new duplexes and the addition above the
17 existing garage.
18
19 17. The 2010 California Green Building Standards Code applies to the new duplex
20 structures.
21
22 18. A carport is required to be completely open on 2 sides. It appears from the elevations
23 that the parking area would be considered a garage, not a carport. In either case a
24 fire resistive separation is required between the parking area and the dwelling.
25
26 19. 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 foundation installed.
29
30 From the Public Works Department (Ben Kaqevama 463-6284)
31
32 20. The Preliminary Grading & Drainage Plan includes drop inlets in the landscape areas
33 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
35 the street. If feasible, consider using a valley gutter or slotted drain behind the
36 driveway apron to direct driveway run-off north and south to appropriately
37 landscaped swales directed to the drop inlets. The Landscape Plan should also be
38 modified to incorporate the swales.
39
40 21. The Preliminary Grading & Drainage Plan notes to connect downspouts to the new
41 drain, however, consider if downspouts can be directed into any landscaped area
42 and sloped away from the building foundation.
43
44 22. The Preliminary Grading & Drainage Plan (and any other site plans) should be
45 modified to include the ADA upgraded driveway on Ford Street, and ADA corner curb
46 ramp.
47
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
5
1 23. Show on the site plan (or on a utility plan) all existing and proposed locations of sewer and
2 water services, including backflow preventers. Note that each structure shall be separately
3 connected to the sewer main, unless this requirement is waived by the City Engineer.
4
5 24. The Landscape Plan shall be revised to provide street trees along both the Myron
6 Place and Ford Street frontages at approximate 30 foot intervals. The Ford Street
7 frontage shall include the westerly parcel with the existing house and garage with
8 proposed second unit.
9
10 25. Construction operations shall incorporate best management practices as necessary
11 to prevent sediment from entering the streets and storm drains. Disturbed areas and
12 stockpiles within the property shall be protected and monitored, and silt fence and/or
13 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.
15
16 26. 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.
18 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.
20
21 27. Public sidewalk improvements outside of the street right-of-way will require a
22 sidewalk easement dedicated to the City.
23
24 28. Standard street tree requirements include street trees spaced approximately every
25 30 feet along the public street, within tree wells where feasible, otherwise within 5
26 feet of the back of sidewalk. Street trees shall be in accordance with Standard Detail
27 602 —tree types to be approved by the City Engineer.
28
29 29. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or
30 other alternative surfacing, subject to approval by the City Engineer. If heavy truck
31 traffic is anticipated from the solid waste company, delivery trucks, or other heavy
32 vehicles, the pavement section should be calculated appropriately to ensure that it
33 can withstand the loading.
34
35 30. Concentrated site run-off over the public sidewalk is not allowed. Under-sidewalk
36 drains (Standard Drawing 410) may be used where necessary.
37
38 31. All work within the public right-of-way shall be performed by a licensed and properly
39 insured contractor. The contractor shall obtain an encroachment permit for work
40 within this area or otherwise affecting this area. Encroachment permit fee shall be
41 $45 plus 3% of estimated construction costs.
42
43 32. The proposed development is located within the City of Ukiah sanitary sewer service
44 area and subject to applicable sewer connection fees.
45
46 33. Capital improvement fees for water services are based on the water meter size. A
47 fee schedule for water meter sizes is available upon request. Additional charges for
48 water service construction are also applicable.
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
6
1
2 34. All irrigation and fire services shall have approved backflow devices.
3
4 From the Electric Utilitv Department
5
6 35. Any fees associated with the removal of any existing 12kv primary electrical facilities
7 (transformers, vaults, junction boxes, primary and secondary conductors) or the
8 addition of new 12kv electrical facilities (transformers, vaults, junction
9 pedestals/boxes, primary and secondary conductors) extended to the new proposed
10 building site(s) would be the responsibility of the Developer/Contractor.
11
12
13 Standard Conditions of Approval
14
15 36. All required landscaping shall be properly maintained to insure the long-term health
16 and vitality of the plants, shrubs and trees. Proper maintenance means, but is not
17 limited to the following:
18
19 A. Regular slow, deep watering when feasible. The amount of water used shall
20 fluctuate according to the season, i. e., more water in summer, less in the winter.
21
22 B. Additional watering shall occur during long periods of severe heat and drying
23 winds, and reduced watering shall be used during extended periods of cool rainy
24 weather.
25
26 C. Fertilizer shall only being used on trees during planting. Shrubs may receive
27 periodic fertilizer according to the recommendations of a landscaping
28 professional.
29
30 D. Weed killers shall not be used on or near trees.
31
32 E. The tree ties and stakes shall be checked every six months to ensure they do not
33 constrict the trunks and damage the trees.
34
35 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not
36 damage the trunk of the tree and its overall growth.
37
38 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
39 vandalism, shall be replaced with the same or similar tree species, or an
40 alternative species approved by the department of Planning and Community
41 Development.
42
43 H. All trees shall be properly pruned as appropriate. No topping cuts shall be
44 made. All pruning shall follow standard industry methods and techniques to
45 ensure the health and vitality of the tree.
46
47 37. All conditions of approval that do not contain specific completion periods shall be
48 completed prior to building permit final.
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
7
1
2 38. All construction activities shall comply with all fire, building, electric, plumbing,
3 occupancy, and structural laws, regulations, and ordinances in effect at the time the
4 Building Permit is approved and issued.
5
6 39. The property owner shall obtain and maintain any permit or approval required by law,
7 regulation, specification, or ordinance of the City of Ukiah and other Local, State, or
8 Federal agency as applicable.
9
10 40. No permit or entitlement shall be deemed effective unless and until all fees and
11 charges applicable to this application and these conditions of approval have been
12 paid in full.
13
14 41. The project shall comply with the following requirements to reduce air quality impacts
15 related to project construction:
16
17 A. All grading shall comply with Mendocino County Air Quality Management District
18 Rule 1-430, Fugitive Dust Emissions.
19
20 B. All activities involving site preparation, excavation, filling, grading, road
21 construction, and building construction institute a practice of routinely watering
22 exposed soil to control dust, particularly during windy days.
23
24 C. All inactive soil piles on the project site shall be completely covered at all times to
25 control fugitive dust.
26
27 D. All activities involving site preparation, excavation, filling, grading, and actual
28 construction shall include a program of washing off trucks leaving the
29 construction site to control the transport of mud and dust onto public streets.
30
31 E. Low emission mobile construction equipment, such as tractors, scrapers, and
32 bulldozers shall be used for earth moving operations.
33
34 F. All earth moving and grading activities shall be suspended if wind speeds (as
35 instantaneous gusts) exceed 25 miles per hour.
36
37 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires,
38 poorly covered truck loads, or other construction activities shall be cleaned each
39 day prior to the end of construction activities using methods approved by the
40 Director of Public Works/City Engineer.
41
42 42. 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
44 the City, its agents, officers, attorneys, employees, boards and commissions from
45 any claim, action or proceeding brought against any of the foregoing individuals or
46 entities, the purpose of which is to attack, set aside, void or annul the approval of this
47 application. This indemnification shall include, but not be limited to, damages, costs,
48 expenses, attorney fees or expert witness fees that may be asserted by any person
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
g
1 or entity, including the applicant, arising out of or in connection with the City's action
2 on this application, whether or not there is concurrent passive or active negligence
3 on the part of the City. If, for any reason any portion of this indemnification
4 agreement is held to be void or unenforceable by a court of competent jurisdiction,
5 the remainder of the agreement shall remain in full force and effect.
6
7 43. Any Planned Development Combining Zone/District created after the effective date
8 of Article 14 of the zoning ordinance shall expire after three (3) years from its
9 approved date by the City Council if actual construction has not occurred. A one
10 year extension of the three (3) year time period may be granted by the Planning
11 Director if substantial progress has been made towards securing a building permit.
12 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
14 Combining Zone/District expires, the zoning (or its current equivalent) which existed
15 prior to the adoption of the PD District shall be in full force and effect.
16
Stephens Planned Development
Planned Development Findings
312 Ford Street/APN 002-101-14&002-101-15
File No.13-07-UP-SDP-PC
9
� �t ah City of Ukiah , CA ����°���nt #
Design Review Board
1 MINUTES EXCERPT
2
3 Regular Meeting June 13, 2013
a
r
5 Ukiah Civic Center, 300 Seminary Avenue
6 1 . CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 3: 02
7 p. m .
8
9 2. ROLL CALL Present: Vice Chair Tom Liden , Howie Hawkes
10 Nick Thayer, Chair Tom Hise
11 Absent: Alan Nicholson
12 Staff Present: Kim Jordan , Senior Planner
13 Jennifer Faso, Associate Planner
14 Cathy Elawadly, Recording Secretary
15 Others present: Richard Ruff
16 Wayne Stephens
17
18 6B. Stephens Residential Planned Development (File No. 13- 13-REZPD-SDP-PC-CC) .
19 Review and make recommendations to Planning Commission on application for Planned
20 Development and Site Development to construct four one bedroom apartments with
21 parking and one second unit located at 312 For Street, APN 002- 101 - 15 & 002-101 -14.
22
23 Setback requirements and site planninq
24
25 Senior Planner Jordan :
26 • Page 1 of the staff report provides a background concerning the 1979 rezone of multiple
27 parcels located in the vicinity of Ford Street and Myron Place to Planned Development
28 ( PD) . Applicant Wayne Stevens is seeking approval of a Residential PD with a Precise
29 Development Plan and a Site Development Permit that involves two residential parcels.
30 • Of particular interest to staff is DRB comments on the one-bedroom unit and the site
31 plan . Accordingly, the second unit over the finro-car garage structure does not comply with
32 the setback requirements of 10 feet. However, since the application includes a Planned
33 Development (PD) rezone, a deviation can be made from the setback standard . Typically,
34 the setback is 10 feet because of privacy concerns to neighbors.
35 • The units on the corner lot should have a 15-foot setback all the way around Ford Street
36 and Myron Place. The proposed Project does not comply with this standard . Because the
37 Project is a PD , a deviation can be made concerning this 15-foot setback standard . The
38 consideration in this regard is really about whether or not this is good site planning .
39 • Referred to Member Nicholson's comments regarding the Steven Residential PD related
40 to the setback standard for the one bedroom apartment over the garage and the design
41 concerning the four one bedroom apartments in two new structures.
42 • Would like feedback from the DRB on the aforementioned issues.
43
44 Richard Ruff, Project Architect:
45 • Related to the second unit dwelling above the garage, the existing garage has a 5-foot
46 rear setback and a 5-foot side setback. The required two story setback is ten feet. To
47 accomplish this, the north wall has to move 5 feet to the south and the east wall has to
48 move 5 feet to the west. The off-set bearing walls necessary would add to the cost of
49 engineering and construction . Also, the unit would be reduced considerably from 736 sq .
50 ft. to 527 sq . ft. Rezoning to PD-Residential allows the applicant to request maintaining
51 the 5-foot rear and 5-foot side setbacks for the second floor unit.
Design Review Board June 13, 2013
Page 1
1 • Privacy impacts to the adjacent properties can be mitigated with window replacement and
2 glazing options and/or other mitigating measures.
3 • The existing house was built when on-site parking was not always accurately provided
4 for.
5 • The applicant is providing the one-car parking space that is required inside the garage.
6
� �o� .
8 � • Does the garage structure have an adequate foundation to accommodate a second story
9 structure?
10
11 Richard Ruff:
12 • The plan is to use a ` post and beam' scenario. The foundation was constructed in the
13 1980s so it is not necessary to replace. Reinforcing with footings on the corners and
14 middle section should be sufficient to accommodate a second story structure.
15
16 There was DRB discussion regarding the Project proposed for interior lot 14 that is currently
17 developed with a single family home and detached two-car garage where the applicant is
18 proposing to construct a single one bedroom dwelling above the garage and whether or not the
19 proposed second story building should be allowed from a privacy perspective because it does not
20 com I with the setback requirement of 10 feet. It may be the privacy impacts associated with
PY
21 non-compliance of the setback requirements can be appropriately mitigated such that an
22 exception to the standard may be
a non-issue.
23
24 There was further DRB discussion regarding the setback requirements for the Project proposed
25 on corner lot 15 that would consist of two, two-story buildings with two apartment in each building
26 and a single story storage building including a laundry room and parking and whether this aspect
27 of the project is a good fit for a corner lot parcel because they do not meet the setback
28 requirements for the zoning . Looking at site plans (sheet A0. 1 ) the front unit of building #2
29 particularly, exceeds the setback requirements for the parcel at the corner of Ford Street and
30 Myron Place. The building is too close to the property line in this area because a 15-foot setback
31 is required all the way around Ford Street to Myron Place . The DRB questioned whether or not
32 the project for the corner lot was really good site planning .
33
34 Richard Ruff:
35 • Related to design considerations and compliance with setback requirements, proposed
36 pulling the whole front building back 4 feet because there is 30 feet between carports to
37 make vehicular maneuvering on-site very easy. The interior court could then be 26 feet.
38 These modifications would allow for 4 addition feet on the corner.
39
40 DRB :
41 • Would support pulling the front building back 2 or 4 feet to better comply with the setback
42 requirements for the corner lot that rounds from Ford Street into Myron Place and still
43 provide for adequate parking space in the interior of the lot. Agrees a 30-foot allowance
44 between carports should be sufficient room for cars to maneuver.
45
46 Planning Staff:
47 • The storage and laundry building is 5 feet from the back property line because this is the
48 requirement. As designed , the facility does create unusable space. Asked if the DRB
49 would support having the building closer to the property line for the purpose of creating
50 more space on the actual site. As designed , there is 5 feet of `dead space. ' Since the
51 Project is a PD where deviations from setback standards are allowed , it makes sense as
52 a benefit to the applicant to move the storage/laundry facilities closer to the property line
53 so there would be more usable space for `something , ' such as landscaping .
54
55
Design Review Board June 13, 2013
Page 2
1 Wayne Stephens:
2 • There are Redwood trees on the north property line of the adjacent neighbor so having a
3 structure close to the property line could compromise the root system of the trees. There
4 may potentially be drainage issues associated with having the structure situated closer to
5 the property line.
6
'cqa�rJ--.R� ��•
8 • The building could be moved closer to the property line if the root system of the trees can
9 be avoided . It is possible to go around the root system area.
10
11 Member Thayer:
12 • It is not a good idea to move the storage/laundry building closer to the property line
13 because of new growth tree spouts that occur when tree roots are stressed . These
14 seedlings are a nuisance and have to be routinely cut.
15
16 There was DRB discussion regarding the storage/laundry facilities as shown on sheet A1 . 3 .
17
18 Chair Hise:
19 • Recommends moving the detached accessory storage/laundry building more toward the
20 property line and making the building more compact and/or square in design and place
21 the building in the corner such that less space is being used . There would be less impact
22 on the trees. The building would have to be reconfigured to figure out the various
23 entryways for the tenants.
24 • Consolidating the building into the corner would not affect access for the tenants because
25 there would be a common walkway and the privacy of tenants with the fencing would
26 remain private.
27 • The excess space between the property line and the detached accessory storage/laundry
28 building is essentially wasted space and of no use to anyone.
29
30 Richard Ruff:
31 • Redesigning the building is a possibility.
32 • Would like to keep the present design and proposed location because the plan is to
33 provide fencing on the site so the back courtyards remain private.
34 • Explained how the tenants would access the storage/laundry building so as to avoid
35 having to go through the carports of other tenants.
36 • Having the doors on the second floor facing one another is for protection purposes. .
37
38 Member Thayer:
39 • Does not see how moving the detached accessory into the corner would be beneficial.
40 • With four units on that particular site does not really allow for a lot of privacy for the
41 tenants residing there.
42 • Supports impacting the trees as little as possible. If the trees were non-existing , it would
43 make sense to reconfigure the location of the detached accessory building .
44 • Would like to see fencing where feasible, particularly off the back corner of the lot.
45
46 Planning Staff:
47 • It is likely an arborist must be onsite to make certain there is no damage during
48 construction to the trees on the site or on the neighbor's property.
49
50 DRB :
51 • Okay with the second story unit on the garage and with deviating from the 10-foot
52 setback requirement and allowing for a 5-foot setback. In terms of setbacks, the Project is
53 a PD and is not precedence setting for the neighborhood in this regard . It does not
54 appear that the matter of potential privacy impacts to the neighbors will be a problem .
Design Review Board June 13 , 2013
Page 3
1 Any privacy impacts can be mitigated by window placement and glazing and/or through
2 the use of shades.
3 • While it may be a good idea if the front house were moved back 2 or 4 feet to better
4 comply with the 15-foot setback requirement for corner lots, is fine with what has been
5 proposed because visually this would nof make a difference. One cannot tell where the
6 residential property line is and while it may be a `bit tight' at the corner of Ford Street and
� r^�—Wase-�h�--s���--a��—si�gwalk-liqgs—ar�-ira--pJace—and not compromised k�Tthe
8 development. The Project is consistent with the curb, gutter and sidewalk requirements.
9 The development is only a `little tight' at the corner where Ford Street turns into Myron
10 Place.
11 • Could consider if there is a way to move the detached accessory building more toward
12 the north property line, but is fine with what has been proposed if this is not feasible.
13 • Likes the parking plans as shown on the site plans. Likes there are not two driveways on
14 two different streets. The architect has indicated there is ample room for vehicle
15 maneuvering on-site.
16
17 Materials, elevations, colors 8� landscapinct
18
19 DRB :
20 • Asked about the elevations for the different buildings.
21
22 Richard Ruff:
23 • The exiting residence is a building on ' its own' such that everything else wraps around it.
24 • Related to the corner lot project, below each one bedroom unit is a carport with two
25 parking spaces for a total of 8 parking spaces.
26 • The four storage spaces and the laundry room are accessible to all tenants.
27 • Cars enter on a 20-foot wide driveway from Myron Place.
28 • Explained the proposed materials.
29 • The existing residence will eventually be painted the same color palate as the new
30 buildings/units. The intent is to build the apartments and later paint the existing residence
31 because this building was painted not long ago.
32 • The apartment above the garage will be painted when the existing residence is painted .
33
34 Wayne Stephens :
35 • Confirmed the new buildings will be painted first and after the apartments are rented , the
36 existing house will be painted to match the new buildings.
37
38 Chair Hise:
39 • Likes the color scheme selected .
40 • Would like to see the existing house painted at the same time the garage and second
41 story unit is painted to aesthetically unify all the structures on the two parcels.
42
43 DRB further discussed the siding and roofing materials that are proposed for the Project.
44
45 Member Thayer referred to the landscaping plan and list of plant species proposed for the
46 Project:
47 • For the street trees, recommends applicant review the City Street Tree List.
48 • The proposed list for the Medium Tall plant size at maturity is essentially plants that are
49 - 12'-12' at maturity. Recommends being more conscious about size of plants at maturity.
50 • Related to the trellis wall plantings, questioned whether it would be beneficial to enclose
51 the patios.
52 • Some of the species on the plant list could be used as 'fill-ins' to provide for a more
53 cohesive landscaping appearance.
54 • The plant list is extensive and could be more refined , but in general will work for the
55 Project.
Design Review Board June 13, 2013
Page 4
.
, . .
1
2 Richard Ruff: For the patios, suggests berms.
3
4 Planning Staff: Street trees are required and the applicant can select tree species from the City-
5 approved Street Tree List.
6
7 DRB consensus :
8 • The Project addresses the matter of density well and this aspect is appreciated .
9 • Would like to have a condition in place that requires the existing house be painted when
10 the second story unit is developed so that the color scheme is nicely integrated for the
11 development.
12 • Likes the Project, as designed .
13 • Approves of the setbacks; Related to traffic/traffic impacts and the development in terms
14 of setbacks sees no problems with line-of-sight issues because Myron Place is a
15 cul-de-sac.
16 • Applicant review the City Street Tree List.
17 • Wants it documented the DRB approves a brown color shingle for the apartments/other
18 structures to match that of the existing house and that a material sample be provided to
19 the Planning Commission .
20
21 M/S ThayeNHawkes to recommend approval of the Project with the associated notes as
22 provided above. Motion carried (4-0) .
23
24
Design Review Board June 13, 2013
Page 5
• l���c��^4��a�t�r�t # �
Tuesday, September 03 , 2013 ���
. ����
City of Ukiah Department of Planning and s�p � � �
Community Development ?�13
300 Seminary Avenue �`q�
� -
Attn: Jennifer Faso, Associate Planner
Subject Promertv �ddre� s : 312 �' �rd S�reet, �J�iah CA 95482
Name : Daniel Muniz
Address : 724 Myron Place
Phone Number: (707) 463 -0372
Statement Letter:
I, Daniel Muniz, reviewed the plans that include two, two story buildings with two one-
bedroom apartments in each building, and one detached single story accessory structure.
The accessory structure will be used for storage and laundry, and will boarder, with a
five-foot set back, my adjacent Southern property line.
In addition, I reviewed the plans for the one bedroom accessory dwelling to be
cor�st-ructed above ihe existing garage that wiil maintain the existing five-foot setback that
also boarders my adjacent Southern property line.
I am not opposed to this project.
r��r
Thank You, v
Daniel Muniz
i
�.��hr�-� n, : � .
__---�
September 4, 2013
��
City of Ukiah Department of Pianning and ��
Community Development SF�,
enni er aso, ssocia e anner
300 Seminary Avenue �9y � ���3
Ukiah, CA 95482 �'�
�
Michael & Cheryl Miller
395 Ford Street
Ukiah, CA 95482
707 463 -2502
Re : 312 Ford Street, Ukiah CA 95482
]ennifer Faso,
My wife and I live directly across the street from the 312 Ford Street proposed
apartments; I have reviewed the plans with Mr. Stephens, which include, four
one- bedroom apartments, and an accessory structure that will be used for
storage and laundry. I also reviewed the plans for the one bedroom dwelling
unit to be constructed above the existing detached garage .
I believe this proposed development would enhance and provide a much needed
market rate product to our neighborhood . I am very impressed with the number
of parking spaces that this project provides .
I am in favor of this project being approved .
Thank You,
ichael Miller
Jennifer Faso
From : Jim Bailey <mgb@pacific. net>
Sent: Tuesday, September 10, 2013 6:54 PM
To: Jennifer Faso
Subject: 312 Ford Street proposal
9-10-13
��,
I am unable to attend the meeting tomorrow night, the 11th .
I am writing this to voice my concerns over the planned project.
The main issue I have is in regards to the already inadequate parking for Myron Place.
It is my understanding that the entrances to the proposed apartments [the 4] will be off of Myron Place, thus eliminating
at least 5 parking spots.
With the increased number of vehicles that this project will bring, even with a parking
structure under each apartment, our street will be even more overwhelmed . Many times
I have to park down on Myron Street. I know many of our neighbors have done this as �
well . Thank you for taking the time to consider this issue.
Jim & Barb Bailey
743 Myron Place
Ukiah, CA 95482
707.468.0134
1
Jennifer Faso
From : Kara McClellan <mcclellan . kara@gmail. com>
Sent: Sunday, September 01 , 2013 11 : 04 AM
To: Jennifer Faso
Cc: atoz@pacific. net; Ann Kelly; Emory Upchurch
Subject: Against rezoning at Ford and Myron
Dear Ms. Faso,
It was with shock and dismay that I saw the request for rezoning at the corner of Ford and Myron. I support the
owners rights to develop his property within current zoning codes and urge the City of LTkiah to deny this
request to rezone.
One of the many reasons we chose our neighborhood was because it is one of the more diverse sections of
Ukiah. Mixed-income, single and two parent homes, renter and owner-occupied, and folks of many different
backgrounds. It is a delicate yet happy balance. My understanding is that this balance did not exist years ago
and drug trafficking and other crimes were rampant in this part of town.
We have already had yet another major apartment complex built nearby recently (at the corner of Orchard and
Clara Streets). I am very worried that even more rentals will push the stable families and those of us who own
homes out of the neighborhood. Myron Place will be the most affected by this rezoning; currently we are able
to "absorb" the affects of some of our wilder neighbors because we are anchored by a few solid, committed
families. If even one or two families move from the neighborhood i fear there will be a marked domino affect.
Unfortunately, due to school commitments, I cannot attend the hearing. However I am hopeful that some of the
many neighbors who are against the rezoning can attend (three are cc'd). I presume that there is on-sight
parking for this proposed development, but two car families and visitors mean even more of a parking crunch; I
know some are also concerned about the impact to an already tight parking situation.
Please do not rezone this corner lot. Thank you for the hard work you do; I know you have a difficult job. I am
happy to answer any questions you may have.
Sincerely,
Kara McClellan, E.d.M.
754 Myron Place
1
�!.
Jennifer Faso
From: Zenalia Hopper <zeehopper@gmail.com >
Sent: Sunday, September 08, 201310:07 PM
To: Jennifer Faso
Subject: Fwd: Bigger photos 2 of 2
Attachments: image.jpeg; ima�e.jpeg; image.jpeg; image.jpeg; image.jpeg; image.jpeg; image.jpeg;
image.jpeg; image.jpeg; image.jpeg
I have talked to you a couple of times on the phone, you told me to write my concerns on the 312 Ford Street
project. �
I live right across the street where they want to put in the driveway, I am very concerned about the lack of
P�'�g
that we already have. The four or five apartments that will be put up will make it impossible to park at a11. We
are a very congested neighborhood already and do not need any more traffic. �
I am also concern.ed about the children it the neighborhood who �ride their bikes and play outside.
I am not looking forward to all the noise and heavy traffic while construction is going on. '
I have talked to most of the neighbors and they are a11 concerned about the lack of parking that we akeady have,
and how much more that will cause.
Please do not allow the 312 Ford Street project to be completed. �
Attached are picture of some of the cars in our street and lack of space to park
If this a 312 Ford St. project then why have the entrance on Myron Place?
Thank You
Zenalia Hopper
� ---------- Forwarded message ----------
From: Zenalia <zeehopper(�a,�mail.com>
Date: 2013/8/28
Subject: Bigger photos 2 of 2
To: zeehoppern,�mail.com �
Sent from my iPhone
i
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Architecture • Planning • Develapment
12UFF+ASSC�CIATE5
PROJECT DESCRIPTION
312 FORD STREET IN UKIAH
Four one bedroom apartments with parking below.
APN 002-101-15 Corner Lofi 15 Size: b933 sf
Zoning: PD-Residentiaf
The projeet consists of two 2 story buildings with twa apartments in each building,
and a single story sforage building including a laundry room. Below each one bedroom�
unit is a carport with two parking spaces, each nine by twenty-one feet, for a total of
eight parking spaces. (Four required) The four storage spaces and the laundry room wilf
be accessible to al[ tenants. Eaeh unifi will have an eight foot by twelve foot patio shaded
by a w.00d trelfis. Cars enter on a twenty foot wide driveway from Myron Place.
The distance between the buifding carports is thirty.feet.
The lower walls will have six inch lap siding and firim boards. The upper walls will have
' board and batt siding with trim boards. The raof will be composition shingle roofing. Each
unit has a covered deck ov�rlooking the motor court. The single story storage and laundry
will have six inch (ap siding with trim boards. The rear setback is five feet. The setback
from Myran Place is eleven feet. (Fifteen required) The distance between the storage
building and the carports is thirteen feet. The setback on the existing garage side is five
feet. The two story building along Ford Street is set back eleven feet from Myron Place.
(Fifteen required) The setback from Ford Streefi is eighteen feet, six inches. The west side
setback is five feet.
The lot size is 6933 sf. This square faotage divided by 1500 sf equals four units. The two
story buildings are twenty-five feet high. (Thirty feet permitted} Total building coverage is
2288 sf. Total hardscape coverage is 2528 sf. Tota) landscape coverage is 2117 sf. (31%,
20% required) Afong Myron Place the landscaping will be stair stepped with low, medium,
and high pfanting to lessen the visual impact of the structures to pedestrians on the sidewalk.
Vines will be planted next to the trellises to provide shade cover.
�
June 3,2013 �UN � �, 2��3
C�Y QF UKIt�H —
ru�wiNG�+�•
100 West Standley Street• Ukiah, CA 95482 • 707-472-0525 • Fax: 707-472-0527
www.ruffarchitect.com •email:richardQruffarchitect.com • CA Lic. C11736
' :GENERAL NOTES .::
° GENERAL N4TES SYMBOLS AND ABBREVIATIO r
rtEGULATORY AGENCIES QUALITY AND JOB MANAGEMENT �`� DRAWING INDEX
I. PJ_l WORK SHALI CONFORM TO THE MOST CURRENT,APALICABLE LOCA�AND NATIONAL CODES, INGLUDING � p�BREVIATION 7ERM m
8UT NOT LIMITED T0:CALIFORNIA BUILOMG CODE L THE CQNTRACTOR SHA��CONSULT THE INTERIOR FINISH SCHEDULE FOR ALL INTERIOR MATERIALS �,Y
(CBC), UNIFORM MECHAMCAL CODE(UMC),UNIFORM PLUMBMG CODE(UPC),NATIONAL ELECTRIC CODE (NEC), COORDINA710N,CABWETS,ETC. . S AND F.f�. � FINISH FLOOR P•T• PRESSURE TREATED
AND CALIFORNIA ENERGY STANDARDS(TIT(.E 24). 7��-��TEMS OF MILIWORK SHALL 8E CAREFULLY ERECTED WITH TIGHT-FITTING JOINTS,C?REFU�LY CUT AND L ANGLE FIN. FINISH PTD. PpINTED � �"
p SEPARATE DRAWINGS,CA�CULqTiONS aND SUBMITTAL MATERIALS SHALL BE PROVIDE6 FOR REVIEW AND INSTAL�qTION AND�PROTECT AGAINST DAMPNESS.MOLDS AND FACES SNA�L BE CLEAN CUT A � AT FCR. F�OOR o
PPPROVAL OF SIGNAGE. SECURER EXPOSED NAILS OR SCREWS SHALL 8E SET IN PUTTY.BACK PRIME ALL MILLWORK BEFORE A.B, ANCHOR BOLTS PLOUR, FLUORESCENT PTN' PARTI710N
3. IT SFIAt.L BE TNE RESPON51@IUTY OF THE CONTRACTOR,AS HOLDER OF PERMITS TO NOTIPY THE BUILDING PATTERN.AL�WpRK SHAL�BE THORWGHLY C�EANED ANp SANDED TO RECENE THE FINISH,SHARP E F.O. FACE OF R� RISER
OFRCIPL WHEN WORK IS READY FOR INSPECTION.INSPECTION REQUESTS SHALI.BE.iN..ACCORDANCE WITH � 3:�A�L FRAMING�SHALL 6E INS7ALI.EO CLOSEL � ABV. A80VE R.D. ROOF DR0.W ARCHITECTURAL
REGULATORY AGENCIES'REQUIREMENTS.MSPECTORS SHALL HAVE COMPIETE ACCESS TO A�L WORK. ANQ LEVE SF AND SHAILMBER FO HE DIME SOODWORK SHAL�.BE�SLIGHTLY ROUNDEb. �� ��- �� .A:C. AIR CONDITIQNING� F'�F� FACE OF FINISH
Y FITTED,ACCURATELY SET IN PLACE TO THERE�UIRED �INES� F���S� FACE OF S7UD REF. .REfRIGERATOR TIT�E 24
ONS SHOWN ON DRAWINGS.DO NOT IMPAIR STRUCTURAI A:GT. TC EUSTICAL CEILING F.R.P. fIBERGLASS � REG. REGISTER T�'� PROJECT TITI.E SHEET
4. A RECORD OF INSPEQIONS SHALL BE MAINTAINED ON THE JOB SITE IN ACCORDANCE WITH REGULhTORY MEM8ER5 BY CUTTING OR ORILIING-CONSULT ARCHITECL � EG ENERGY COMPLIANCE
AGENCY REQUIREMENTS. REINFORCED PANEL REQ. REQUIRED A��� SITE PLAN
4.ALL PROPRIETARY PRQpUCTS NOTED ON THE DRAWINGS SHALI.BE INSTALIED IN ACCQRDANCE WITH THE ADQUS ADJ�STABCE OR F.S:E�.C, f00D�SERVICE AI.1 IST,fL00R PLAN Z
5. APpROVED PLANS SHALL BE KEPT IN A pLAN 80X AND SHALL NOT BE USED BY qNY WORKMEN.ALL MANUFACTURER'5RECOMMENDATIONS AND HAVE PRIOR APpROVAL FROM THE LOCAL GOVERNING AGENCIES. ADJACENT �CONT,RACTOR R 0. ROU H OP Q
CONSTRUCTION SETS SHAL�REFLECT THE SAME INFORMATION.THE CONTRACTOR SHALL ALSO 5.THE ARCHITECT ANb THE�ENGINEER WILL MAKE PERIODIC VISITS TO THE JOB SITE � A�•2 ZND.FLOOR Pl.pN �
MAINTAIN IN 600D CONDITION,ONE COMPLETE SET OF PLANS WITH pLl.REVISIONS,ADDENDA,AND OF THE WORK.THE ARCHITECT AND ENGINEER SHAL�NpT HA4E CONTROL OR CHARG ENING A�3 DEFERRED SUBMITTAL
CHANGE ORDERS,ON THE PREMISES AT ALL TIMES WHICH ARE TO BE UNDER TNE CAREAF THE JOB RESPONSIBLE FOR,CONSTRUCTION MEANS.METHODS,TECHNIQUES,.SEQUENCES Q TO OBSERVE THE PROGRESS A'F•FL, ABOVE FINISHED PTG. FOOTING R.5. ROUGH SAWN ELEVATIONS �
SUPERINTENDENi.A REPRODUGBLE�AS-BUILT SET SHill.L BE PROVIDED TO THE OWNER WHEN COMPLETE. E OF, AND SHA��NOT BE FLOOR PT. F00T OR FEET RWD. REDWOOD a�•4 EIEVATIONS
PRECAUTIONSAND�PROGRAMSiN�CONNECTION WITH THE WORK,FOR ACTS OR OMISSIONS OFTHE CONT A TOR, � ALUMINUM GA:� GAUGE
.. � � ��SUBCONTRACTtlRS OR ANY PERSONS PERFORMING ANY OF THE WpRK OR FOR FAILURE OF ANY OF THOSE PARTIE A P? ACCESS PANE� GAW GAL4ANITED R.W.L, RAIN WATER LEADER
PREPARATION FOR CONSTRUCTION TO CARRY OUT THE WORK M CONfORMANCE WITH CtlNTRACT DOCUMENTS. G,F.R.C. GLASS FIBER SCH. SCHEDULE
i. IT SHAL�9E THE CONTRACTOR'S RESPONSIBILITY TO COMPLETE�Y FqMIL1ARIZE HIMSE�F/HERSE�F�WITH OWNER ANY DAMAGE�CAUSED BY CQNSTftUCT10N. �P�• �Pl1ANCE �B REINFORCED C6NCRETE SECT. SECTIpN
6.WTTINC&PqTCHING:A401D DAMAGING ADJqCENT EXISTMG WORK.REPAIR OR REPLACE AT NO COST TO APPROX. APpROXIMATEI.Y GRAB BpR
THESE DRAWINfiS AND THE SITE CONDITIONS;AND TO VERIFY AI_L DETAILS WITH THE OWNER PRIOR TO S.F. SQUARE FEET
THE START OF CONSTRUCTION. G.C�. GENERAL
2. DO NOT SCALE ORAWINGS. 7.TEMPORqRy SHORING:STRUCTURALLY BRpCE AND SUPPORT ALl MA7ERIA�S REQUIRING THE SAME FOR THE ��H ARCHITECT CONiRACTOR SH. SNELF ^
3. DIMENSIONS ARE TO FACE LINE OF STUD(F.O.S.)UNLESS OTHERWISE NOTED.WHERE�RE�UIRED,MINIMUM wORK TO OCCUR SAFEIY AND IN COMP4IANCE WITH JURISDICTIONAL REGULATIONS 8D' BOAftb ��� ��ASS SHR. SHOWER ���`+
B�OG. BUI�DING GND. GROUND SHTG. SHEATHING
LEAR DIMENSIONS HqVE BEEN NOTED.SEE COVER SHEET FOR GRAPHIC EXPLANATION. CNANGES TO WORK F.�SUBMITTALS . G.S.M. GALVANIZED --�^`
BLKG BLOCKWG SHEE7 METAL SHT. SHEET -
4. ANY DISCREPANCY OR ERROR IN DRAWINGS SHALI BE BROUGHT TO THE ATTENTION OF TNE ARCHITECT BM. gEpM G.W.B. GYPSUM WAL�80ARD SIM. SIMILAR RUFF+ASSOCIATES
AND OWNER PRIOR 707HE COMMENCEMENT.OF WORK. I �RO RSATE REG'ULATORY AGENG S AND APpROVA S FROM SUCH AGENCIES SHpLL BE 8'TAWEDE PRIOR T BOT.
B•N� BOUNDARY NAILING �YP� GYPSUM SPEC. SPECIFICATION �
5. THE DRAWINGS DO NOT IU.USTRATE EVERY CONDITION.THE DRAWINGS INQICATE�OCATIONS, DIMENSIONS, CONSTRUCTION CONTRACT CHANGES AFTER PERMITS ARE ISSUED. 0 BOTTOM H'B� HOSE BIBB SQ, SdUARE�
AND TYPICAL DETAI�50F WNSTRUCTION.WORK NOT EXPRESSLY DETAILED SHALL BE OF CONSTRUCTION MAKWG SUCH CHANGES.REGUI.ATORY AGENGES SHALL BE NOTIFIED BY THE CONTRACTOR OF ALLSUCH
HDWD. HARpW00D � �
SIMILAR TO PARTS THAT ARE DETAILED. ��G. CORNER GUARD HDWR -HARDWARE STD, STpNDARD � W >
b. THE CONTRACT DR4WINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE.UNLESS 07HERWISE 2�THE ARCHITECT�SHALL BE INFORMED,W WRITING,OF ALL CHANGES OR SUBSTITUTIONS MADE TO THESE C J H�T� HEIGHT STL STEEL � � �N �
SHOWN,THEY p0 NOT INDICATE THE METHOD OF CONSTRUCTION.THE GENERAL tONTRACTOR SHALL PLANS AND SPEpRCATI0N5.THE ARCHITECT SHALL HAVE NO IMPUED OR ASSUMED RESPONSIBILITY FOR CONTROL JOMT
SUPERVI5E AND DIRECT�THE WORK AND HE/SHE SHALL 8E SOLELY RESPONSIBLE FOR AL�CONSTRULTION �HANGES IMPLEMENTED WITHOU7 THE ARCHITECT'S PRIOR APpROVAL. �'�' CENTER LWE HORIZ. HORIZONTAL S:S. STqINLESS STEEL � �"'� ER ud'i p � �
MEANS,METHODS,TECHNIQUES,SE�UENCES AND PROCEDURES OBSERVATION 41SITS TO THE SITE BY FIEI.D 3.SHOP ORAWINGS:SHOP DRAWINGS ARE AN AID FOR FIELD P�ACEMENT AND ARE ���' CEILING HR. HOUR,NOURS S.S.D. SEE STRUCTURAL �N E
REPRESENTATIVES OF THE ARCHITECT�AND HIS CONSULTANTS DO NOT JNCIUDE INSPECTION OF THE i1RCHITECTURAL DRAWINGS:IT SHALL BE THE RESPONSIBIL�TY OF THE G N �NSUL, INSI�qTION � '¢ � ¢� 0 Z
PROTECTIVE MEASURES OR THE PROCEpURES FOR SUCH METHODS OF CONSTRUCTION.ANY SUPFORT SERVICES ���� CLOSET INT. INTERIOR DRAWINGS PRO � U^
. .PROVIDED BY"THE.ARCHITECT qND HIS.CONSIATANTS.DURING CONSTRUCiION SHALC BE DISTINGUISNED FROM�. SUPERSEOED BY THE CLR. CLEAR STOR. STORAGE J ECT�TEAM � � .0 p v a
CERTAIN TNAT ALL CONSTRUCTION IS IN FULL AGREEMENT WIl'N THE LATESTAARCH TER TURAL DRAW NGS. � Q (p�^ �•-'
CONTINUOUS AND DETAILED7NSPEtTiON SERVICES NHICN ARE FURNISHED 8Y OTHERS.iHESE SUPPORT � THE CONTRACTOR SHAL�SUPPLY THE ARCHITEGTlENGMEER WITN q NINIMUM OF TWO(2) COPIES C.M.U. CONCRET�MASpNRV �AN� JANITOR STR. STRUCTURE ,_ � Q
SERVICES,WHICH ARE fURNiSHED BY THE ARCHITECT AND�HIS CONSULTANTS,WHETHER pF MATERIAL OR (3)WEEKS PRIOR�TO FABRIC OF � UNIT.. �T. ��JOINT� SUSP. SUSPENDED ARCHITECT- Y x .�- v;
WORK AND.WHETNER PERFORMED PRIOR T0,DURING,OR AFTER COMPLETION OF CONSTRUCTION,ARE -4RCH TECT/EN DRAWINGS BEARING THE CONTRACTOR'S STAMP OP AppROVA��pND.SIGNATORE,'A MINIMUM - . O b.p J ro ro w
OF THREE ATION.THE REVIEW OF SHOP-0RAWINGS AND:SPEQFICATIONS BY THE� �K'E'� �K�T��EN�EDUIPMENi � TITLE-24 ENERGY COMP�IqNCE C ,u' � E"
PERFORMED SOLELY FOR THE PURPOSE OF ASSISTWG IN QUALITY CONTROL AND IN ACNIEVING CONFORMANCE GNTR: COUNTER'- " ._. � ��CONTRACTpR��. S.W. � SHEAR WqLL � � � ,_ � ¢
WITH CONTRACT DRAWIN65 AND SPEWFICATIONS,BUT THEY DO NOT GUARANTEE CONTRACTOR'S�P ORA � GMEER IS ONLY FOR GENERA�COMPLIANCE WITH THE ARCHITECTUR4L qND/OR STRUCTURAL . RUFP 4�A5$OCIATES INC. r� C N � �`-
DRAWINGS AND SPECIFICqTIONS:THIS REVIEW DOES NOT GUPRANTEE M ANY Wqy THAT THESHOP' ���' �COCUMN - ' � � � B�UEPRINTS B�COPIES � v a C ��n @1'p
AND SHAIi.NOT BE CONSTRUED AS SUPERVISION OF CONSTRUCTION. ERFORMANCE �'�'�NGS ARE CORRECT,COMPLETE,NOR DOES IT INFER THAT THEY SUPERSEDE THE ARCNITECTURA� -KIT. �KITCNEN� � . �T TREAD � .4RCHITECTURE 8 PLANNMG �� � ro N�.� N
AND/OR STRUCTURAL DRAWINGS, CONC. CONCRETE LAV. tAVATORY RICHARD P.RUFF ARCHITECT C-Iq36 ALAN WITZE� � � � -� - ,,,,.{'
CONS7, tONSTRUCTION M�. MAXIMUM T�B� TOWEL 8AR 100 WEST STANDLEY 57., 846�STATE STREET \�'• a �y Q',t'¢
7. THE ARCHITECT AND OWNER WILL NOT 8E RESPONSBLE FOR AMBIGUITIES AND pMISSIONS NOT BROUGHT � MECH. MECNANICAL T�B•�� 70 BE DETERMINED N u LL�
TO THEIR ATiENTION. 4. SUBSTITUTIONS:PROPRIETARY ARTICLES MAY BE SUBSTITUTED IF,IN THE OPINION OF THE ARCHITECT CONT. CONTINUOUS � UKIAH,CA.95482 UKIAH,CA 95482 � � �.a �
AND OWNER,THE MATERIAL OR ARTICLE IS EQUAL TO THAT SpEGFIED.REDUEST FOR SUBSTITUTIONS M�N� �MINIMUM TEMP. TEMPERED
e.BY SUBMITTING A BID,THE BIDDER AGREES AND WARRANiS THAT HE/SHE HAS ExMiINEO THE DRAWINGS AND S��L NDT pELAY WORK.CONTRACTOR SHAL�COORDINATE ACCEPTED SUBSTITUTfONS WITHOUT �PT CARPET �a�-472-0525 FAX 707-472-0527 PH�Q7-4b2-IIq7 FAX 707-4fi2-131d � ��:,` �
MISC. �MISCEL�ANEOUS T.O.C. TOP OF CURB Y� � m
FOUND THAT THEY pRE ADEQUATE FOR COMPLETION OF THE PROJECT. OF AL�MATERIALS THAT APFECT THE AESTHETICS OF THE DESIGN MUST BE.SUBMITTED. CTR �ENTER
ADDITIONAL COST 70 OWNER.ALL SUBS7ITUTIONS MUST HAVE WRITTEN PERMISSION.CO�DR SAMPLES CTSK. COUNTERSINK MTL. METAL �,L, +.�, �^ ��(y
MTD. MOUNTED T8G TONGUE AND GROOVE
9.THE CONTRACTOR SHAL�.BE RESPONSIBLE FOR VERIFYWG FIE�O MEASUREMENTS BEFORE ORDERING MATERIALS PRODUtT qVAILABLE ON THE MARKET IN THE MIDDLE PRICE RANGE.C WHEN A TNK. TNICK L 3 C N v
AND PREFABRICATED ITEMS.ANY NECESSARY ADJUSTMENTS BETWEEN FIE�D MEASUREMENTS AND DRAWINGS A�UNT USEE�LOWER-END 1pRODUCTS AT'THECBOTTOM PR CE'RAN EILWHEN BETT HES7(lUA�ITY DBL. DOUBLE � � � ��
SHA�L BE MADE IN ACCORDANCE WITH THE DECISION OF THE ARCHITECT ANDlOR OWNER. ONTRACTOR SHALL ON NO DK.F. DRINKING FOUNTAIN MTR�. MATERIAL T.N. TOE NAIL ` p� � �'�.
IN THE MIDDLE PRICE RANGE EXISTS. �N) NEW � � Q � U '
�p,CONTRACTOR'S SCOPE OF WORK:ALl LABOR,MqTERIAL$FABRICATION,E�UIPMENT,APPLIANCES, ER QUALITY PRODUCT DIA. DIAMETER T�0.8. TOP OF BEAM � � '�
APPURTENANCES, TRANSPORTATION AND SER4ICES REQUIRED FOR CONSTRUCTION,ERECTION,AND 5. ONLY DRAWINGS,SPEGFICATIONS,ADDENDA AND CHANGE ORDERS BEPRING N.LC. NOT IN CONTRACT . a � ''��,.
DIM. DIMENSION N�� NUMBER T.O:CONC.TOP OF CONCRETE O
EAC OP THE�S EC�CATION SE�'ONS;ANY SITE QEMOLI�T ON AND R MfOVAL OF ANY MATEREA�URU881SH, NOM. NOMINAL T.O.P. TOP OF PAVEMENT V
USED IN THE E%ECUTION OF WORK PERMITTED ON JOB 517E. APPROVAL OF OWNER SHAIL BE ���' DISPENSER
OR DEBRIS ABOVE OR BEI.OW GRA6E;ALL EARTHWORK AND POUNDATION WORK. � DIST. -DISTANCE N.T.S. NOT TO SCALE T.O.P�. TOP OF P�qTE ,
b.ADDENDA WILL BE ISSUED DURING 81DDMG TO CLARIFY DRAWfNGS(AND SPECIFICATIONS)AS REQUIRE0. �� OVER T,O.W. TOP OF Wq�� �LkmsetQil36-85972 7 7 '
11.THE CONTRACTOR SHAf.�BERESPONSIBLE FOR LOCATING THE WORK IN ACCORDANCE WITH THE PROPERTY �N� DOWN O.C. ON CENTER
LINES AND ELEVATIONS PER THE SURVEY DRAWMG AND GRADMG/DRAINAGE P�AN. THESE WILL BECOME A PpRT OF THE CONTRACT-CONSULT pRCHITECT. TYP� T1'P�C1il-
D.F. DOUGLAS FIR O.DR. OVERFLOW DRAIN '
7. THERE SHALL BE NO DEVIATIONS WHATSOEVER FROM THE CONTRACT DOCUMENTS WITHOUT THE �R� D06R �H• OVERHEAD U.N.O. UNLESS NOTED
�p, CONTRACTOR TO COORDINATE ALL PLUMBMG,GAS,EL.ECTRICAL,SPRINKLER, AND HVAC SYSTEMS FOR �CHITECT'S WRITTEN APPROVAL�THEREOF.THE CONTRAC70R AGREES TO DEFEND,IVDEMNIFY AND HOLD DTL. DETAIL O.S.C.1. OWNER SUPPLIED; OTHERWISE �\�'��/�G�
COMPATIBI�ITY WITH THE PROPOSED OESIGN PRIOR TO COMMENCEMENT OF CONSTRUCTION. DOWNSPOUT CONTRAQOR
THE ARCHITECT HARMLESS FROM ANY CLAIMS ARISING AS A RESULT OF UNAPPROVED CHANGES.
13. CONTRACTOR TO VERIPY ALl EIECTRiCAL.,PLUMBING,AND HVAC REQUIREMENTS FOR EXISTING OR SPECIFIED �NSTALLED VERT. VERTICAL PROPOSEp * 7�C
COMPI.ETION �W� DRAWMG PARCEL D
EqUIPMENT PRIOR TO CONSTRUGTION ApDITIONALLY,CONTRACTOR SHA�L CONFIRM EaUIPMENTI� �E� EXISTING V.I.F. VERIFY IN FIELD ATA
TNE ARCHITECT BEFORE COMMENCEMENT OF WpRK. � IST WITH
P N
B0 P
ROVID
. �. ALL WO E EA ED BY OWNER WT. �. e"
RK A. C
SHA�L BE C H . WEIGHT . xo,c»
LOCATION............................................ 9�, .aev.n-�u ?
14.RUFF+ASSOCIATES,INC.SHAL�HAVE NO RESPONSIBILITY FOR THE DISCOVERY,HANDLING, PRESENCE, BE DUSTED,MOPPED,WA HED,WIPED AND BUfF D AS�ECESSARY'�0 LEA ESWORK N A N'EW,��ED SURFACES ELEC. ELECTRIClLL PEN PERIMETER EDGE W/ WITH �����•� 312 FORD STREET �c� OQ-
IMMACULATE CONDITION. NAILWG UKIAH,Cq,95482
DISPOSAL,REMOVAL OF,OR EXPOSURE OF PERSONS TO HAZARDOUS MATERIALS IN ANY FORM AT THE AN, ELEV. ELEVATION PERP. PERPENDICULAR W�� H'ATER CIOSET APN:............................... � �fi CA��F�
PROJECT SfTE,INCLUDING BU7 NOT LIMITED TO qSBESTOS,ASBESTOS PRODULTS, POLYCHLORINATED 2. CONTRACTOR IS RESPONSIBIE FOR PROVIDING OWNER(S)WITH RECOR � P�� PLATE WD. """""""""°°•°�° �
BIPHENII(pCB),OR OTHER TOXIC SUBSTANCES.SUCH WORK,IF REdUIREO,SHACL BE COMPLETED UNDER DR4WINGS AND ALL WARRANTIES FOR PRODUCTS USED AFTER.COMPLETION OF PROJECT. EMRGY EMERGENCY WOOD ZONMG:...............................t;*�.................. ��Z-101-IS
SEPARqTE CONTRACT. ENG. ENGINEERED PLAS. PLASTER WOW. WINDOW �OT SIZE:................ . P.D.
D CONSTRUCTION/AS-BU�LT SET OF PLYWD. PLYWOOD b;933 S.F.
E.P. ELECTRICAL � 'N.H. WATER HEA7ER BUILDMG COVERAGE:.....
....................... 2.288 S.F,
..... ...... ..... .... ...... ... ... . EQ. EQUAI OARD P.1.. PROPERTY LWE W/1 WITHIN HARDSCME:.................................................2.528 S.F.
EOUIP. EQUIPMENT P.u+M. PLASTIC LAMINATE W/0 WITHOUt LANDSCAPE:.........................................
r;,FRONT ELEVATION � �x,���S.F. �„%,
EXC. EXCEPT P.S.F. POUNDS PER SQUARE w�P� WATER PROOF MINIMUM RE�IRMENT�..........................
F00T W,R. WATER RESISTANT """""6933 X 20%=1,386 S.F.
. ��y�_ EXT. EXTERIOR �
� �� F•B.O. FURNISHED BY OTHERS
� ���• FLOOR DRAIN� P�S��� POUNDS PER SaUpRE '�'�SCT. WAINSCO7 CODE ANALYSIS �
� � - � � -�� � � . . -�- � � FDN. FOUNDATION � �N�H OCCUPANCYTYPE � O
. .,�.. .....,... � S:F.R:
. . F:f. FINISH TO FINISH � °" N
. CONSTRUCTION TYPE.,,,., V- Z w �N
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XX DOOR No. � �
OWINDOW No, xx DETAIL N0. W � � �
, GENERAL CONSTRUCTION YYY DETAiI REFERENCE
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� SHEET NOTES SITE SUPPORT DATA
f V7cJ--WALI TYPE � DRAWING NO. FIRE DISTRICi.....UKIAH FIRE DEPARTMENT � w �
� \/ yyy ELEVATION REFERENCE SEWER................PUBLIC SEWER Q Z O =
O SHEET N0. WATER................PUBLIC WATER Q � N ¢
° xx KEY NOTE GAS....................P.G.E.
ELECTRIC.............CRY OF UKIAH � � M �
.� DATUM REFERENCE: x DRAWING NO.
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f
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� � \\ � 'I`'� F.O.S.OR MASONRY � x B INTEE EV�REFE ENCE
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. -_-.-.__.-_.__.-.--..-. '__.-._.___ �NORTH PIAN
- P� NEW CONSTRUCTION ��./
FFI F 2 CHANGE IN FINISH FLOOR MATERIALS XX EQUIPMENT No. -
SIGNAGE DETAIL N0. ���'N e� ROBFOX
XXX ROOM IDENTIFICATION
� �SIGNAGE KEYNOTE Y ROOM N0. CHKF�DBY RPR
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, 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) to Planned Development-
High Density Residential (PD-R3).
SECTION TWO
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 allow precise development standards for the proposed project
SECTION THREE
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 result 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
Planned Development Rezone with precise development plan located at 312 Ford Street (APNs
002-101-15 & 002-101-14) and after receiving testimony, considering the staff report, and due
deliberation, the Planning Commission formulated a recommendation to the City
Council to approve the project.
SECTION SIX
The Precise Development Plan for the Stephens Planned Development, as prescribed in
Ukiah City Code Section 9167 (E), and attached as Exhibit "A", is approved.
SECTION SEVEN
The regulations for this Planned Development, as prescribed in Ukiah City Code Section
9166 and 9167(E) are as follows:
Ordinance No.
Stephens Planned Development
312 Ford Street,APN 002-101-14&002-101-15
1
1. Corner lot (APN 002-101-15)
A. Allowed Uses: The following uses are allowed.
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 Parkinq: 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 002-101-14)
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.
Stephens Planned Development
312 Ford Street,APN 002-101-14&002-101-15
2
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 in High Density Residential (R-3) Districts:
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').
Special Yards And Distances Between Buildings: Minimum widths shall be as
follows:
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
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.
Stephens Planned Development
312 Ford Street,APN 002-101-14&002-101-15
3
Parking Stall Size: Each required off-street parking space or garage space shall be a
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
parcels with no street frontage.
SECTION EIGHT
The approval of the Development Plan shown as Exhibit "A" shall also be subject to the
specific Conditions of approval, which are included as Exhibit "B" of this ordinance.
SECTION NINE
Based on the analysis and conclusions contained in the Initial Study, the City Council
concluded that the proposed rezoning project would not have a significant adverse effect on the
environment, and adopted a Mitigated Negative Declaration.
SECTION TEN
The approval of the proposed project is based on the following findings:
1. As required by Z.O. Section 9168 (c)(a) the proposed Project, as conditioned, is
consistent with the goals and policies of the General Plan and the purpose of Zoning
Ordinance Article 14, Regulations in Planned Development Combining zone Districts as
described in Table 1 of the staff report.
2. As required by Z.O. Section 9168 (c)(b) the proposed Planned Development Combining
Zone and all uses thererin shall be compatible and complementary to existing and
potential development in the general vicinity of the project site as described in Table 3 of
the staff report.
3. The proposed Project, as conditioned is consistent with the applicable requirements of
the Zoning Ordinance as described in Table 2 of the staff report.
4. The proposed Project, as conditioned, is consistent with the criteria required for approval
of a Planned Development Rezone with Precise Development plan based on the
analysis included in Table 4 of the staff report.
5. Planning Department staff prepared an Initial Environmental Study (IS) in order to
evaluate the potential impacts that could result 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. A Mitigation Monitoring and Reporting Program has been
prepared for the Project and the applicant has agreed to the mitigation measures.
6. Notice of the proposed Project was provided in the following manner:
Ordinance No.
Stephens Planned Development
312 Ford Street,APN 002-101-14&002-101-15
4
■ mailed to property owners within 300 feet on August 22, 2013 (with the NOI);
■ published in the Ukiah Daily Journal on August 22, 2013 (with the NOI) ; and
■ posted on the project parcels on August 22, 2013.
SECTION ELEVEN
The ordinance shall be published as required by law in a newspaper of general
circulation in the City of Ukiah.
SECTION TWELVE
The ordinance shall become effective 30 days after its adoption.
INTRODUCED BY TITLE ONLY on XXXXXX by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Douglas F. Crane, Mayor
ATTEST:
Kristine Lawler, City Clerk
Ordinance No.
Stephens Planned Development
312 Ford Street,APN 002-101-14&002-101-15
5