HomeMy WebLinkAbout10222104 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
October 22, 2014
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 meeting are included for review and approval:
A. August 13, 2014
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 November 3, 2014 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARINGS
A. Orrs Creek Homes Planned Development Rezoning and Precise
Development Plan 123, 125, 127, and 129 Ford Street (File No.: Munis
258). Consideration and recommendation to City Council to: 1) adopt a mitigated
negative declaration; and 2) introduce an ordinance to rezone the Project parcels to
Planned Development / High Density Residential in order to establish the Orrs Creek
Homes Planned Development with precise development plan and planned
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.
development zoning regulations. The Project includes the construction of one
single-family home with attached garage and landscaping on each of the four vacant
parcels located at 123, 125, 127, and 129 Ford Street.
10. NEW BUSINESS
A. Holiday Meeting Schedule. Determine the November and December Planning
Commission meeting dates.
11. 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.
1 UKIAH PLANNING COMMISSION
2 August 13, 2014
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Kevin Doble, Vice Chair
8 Linda Sanders
9 Judy Pruden
10 Laura Christensen
11
12 STAFF PRESENT OTHERS PRESENT
13 Charley Stump, Planning Director Listed below, Respectively
14 Michelle Johnson, Planning Intern
15 Cathy Elawadly, Recording Secretary
16
17 1. CALL TO ORDER
18 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
19 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
20
21 2. ROLL CALL
22
23 3. PLEDGE OF ALLEGIANCE - Everyone cited.
24
25 4. APPROVAL OF MINUTES—The minutes from the July 23, 2014 meeting are included for review
26 and approval.
27
28 Commissioner Sanders made the following correction:
29
30 Page 3, line 32, `cavity masters' should read, `cavity nesters.'
31
32 M/S Doble/Pruden to approve July 23, 2014 minutes, as amended. Motion carried 4-0 with Chair
33 Whetzel abstaining.
34
35 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
36
37 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters at this meeting, the
38 final date to appeal is August 25, 2014.
39
40 7. SITE VISIT VERIFICATION - Confirmed by Commission.
41
42 8. VERIFICATION OF NOTICE - Confirmed by staff.
43
44 9. PUBLIC HEARING
45 9A. Dharma Realm Buddhist University, 915 West Church Street, 200-246 Barnes Street, 225
46 Hope Street (File No.: Munis 237-UP-PC). Request for approval of a Major Use Permit to allow
47 the operation of a private university and residential school campus at the 4.96 acre former site of
48 Trinity School, APN: various.
49
50 Commissioners Pruden and Doble recused themselves for this agenda item.
51
52 Planning Director Stump provided the Commission with correspondence from public members that was
53 submitted to Planning staff today and incorporated into the minutes as attachment 1 and attachment 2.
54
55
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 1
1 Planning Director Stump gave a staff report:
2 • The Project is the former Trinity School site where Dharma Realm Buddhist University (DRBU) is
3 requesting approval of a major use permit to establish and allow operation of a private accredited
4 university and universal living environment for the university.
5 • DRBU would use the existing eight buildings as shown on the site plans in attachment 3 of the
6 staff report with the exception of the 'maintenance' building (Building H). The pool would also not
7 be used.
8 • Uses associated with the university include degree program classes, extension classes,
9 certificate programs, short-term classes, summer programs, lecture series and academic
10 conferences.
11 • The maximum number of students would be 160 and the maximum number of faculty and
12 employees would be 25 for a total of 185 persons. DRBU does not expect to achieve this number
13 of students on campus until 5-10 years. The university will start out with a smaller number of
14 students with an anticipated growth in student population over the years.
15 • Unlike the former owner of the site and previous use, the proposed university would have less
16 people on the site at any one time and therefore, less parking demand and traffic problems.
17 • While other potential uses were considered for the site, is of the opinion the proposed project is
18 an ideal use and a great fit for the community.
19 • As a private university, having a different type of philosophy and having a `sensitive' approach to
20 land use, DRBU is not a typical university system where gatherings and parties are common and
21 associated noise sometimes an issue. Most universities during instructional hours are typically
22 quiet such that staff has concluded noise would not be a significant factor associated with the
23 proposed use and essentially a non-issue. Finds that this university would also be similarly quiet
24 during evening hours as well.
25 • The applicants conducted a well-attended community/neighborhood meeting and while there
26 were questions about traffic/parking/historic structure status/truck delivery/noise/landscaping
27 restoration and/or other questions, the neighborhood was positive about the Project and
28 corresponding proposed use. Planning staff has not received any negative comments/expressed
29 concerns regarding the proposed project. In fact, planning staff has received positive comments
30 pertinent to the proposed Project.
31 • Explained the proposed parking for the Project as provided for in staff analysis on page 4 of the
32 staff report and noted traffic and parking studies were conducted ( See attachment 4 of the staff
33 report related to the section concerning parking and traffic). The on-site parking meets the Ukiah
34 City code standard. If on-street parking is factored into the parking requirement equation there
35 would be more than ample parking for a university. Should a special event occur that would
36 require additional parking, the applicants would, if necessary, utilize open space on the property
37 for overflow parking and/or use shuttle service from the main campus in Talmage.
38 • The applicants are committed to monitoring parking at all times and again intend to utilize shuttle
39 service from the primary campus if necessary.
40 • Landscaping restoration has to do with a particular area of the site on Stephenson and Church
41 Streets where the former owner removed the trees and paved it over. The current applicants are
42 aware of what has occurred and are proposing to plant some new trees to restore the urban
43 forest in this area and also to provide shade for the parking lot.
44 • Public concern was also expressed about community use of the existing gymnasium currently
45 used by the City youth basketball program for practices/games. Additionally, interest has been
46 expressed by other parties about the use of other campus facilities with the possibility of working
47 out some type of agreement for co-use during time when the university was not using them. As
48 such, the university has been `very open'to these concepts.
49 • Staff determined the Project is consistent with the Ukiah General Plan and the R-1 zoning
50 designation for the site as provided for in the staff report. One of the General Plan goals is for the
51 community to work together to formulate excellence in education. Is of the opinion the proposed
52 project highly contributes to achievement of this goal.
53 • The Project is an adaptive reuse of a site and an enhancemenUpreservation of community
54 character. It is a less intensive land use than the previous land use and will not impact the
55 neighborhood as much as the previous land use. Is of the opinion the proposed land use would
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 2
1 not likely impact the neighborhood at all. The university use will add to higher education
2 opportunities in our community in a way by using an existing facility with no construction. It can
3 lend itself to economic development adding to all sorts of positive benefits to the community.
4 • The proposed project is categorically exempt from CEQA review as analyzed in attachment 5 of
5 the staff report and consistent with the goal/polices of the general plan that allows for infill
6 development such as the proposed Project to occur with approval of a major use permit.
7 • Staff recommends the Planning Commission approve the proposed Project based on the draft
8 findings and draft conditions of approval as provided for in attachment 1 and attachment 2 of the
9 staff report.
10
11 Commissioner Sanders:
12 • Related to the letter received today expressing parking concerns asked whether or not Condition
13 of Approval 17 adequately addresses this concern? Further asked about whether Public Works
14 Department has had an opportunity to comment in this regard?
15
16 Planning Director Stump:
17 • Acknowledged the two correspondences staff received today regarding the Project. Did explain
18 what was occurring related to parking and traffic to the person expressing this concern to allow
19 for better understanding in this regard. During this discussion, it was suggested a `No Parking'
20 zone be implemented in a certain area on the south side of Church Street and explained the City
21 Traffic Engineering Committee has purview over these kinds of issues and that City Public Works
22 staff would be happy to assist her in this regard.
23 • Is of the opinion Condition of Approval adequately addresses potential parking issues.
24
25 Chair Whetzel:
26 • Requested clarification which building would not be used by the university at this time and how
27 the applicants plan to maintain an unoccupied boarded-up building.
28
29 Planning Director Stump:
30 • Referred to the site plans and explained the condition of the Maintenance Building (Building H)
31 located on the west side of Barnes Street requires evaluation before determining a suitable plan
32 for the future. The university currently does not plan to utilize this and the adjacent swimming
33 pool. The university will consider all available options for this and the pool including renovation
34 and demolition. Any future proposals for the structure will be consistent with the overall use and
35 setting of the site as a higher education campus.
36
37 PUBLIC HEARING OPENED: 6:20 p.m.
38
39 David Rounds:
40 • Is a board member for the Dharma Realm Buddhist Association and is highly pleased to
41 introduce/present the Project.
42 • Thanked Planning staff and staff in other City departments for a job well done on the proposed
43 university project.
44 • Introduced university colleagues that will address the project description, university
45 operations/programs, the site and uses, neighborhood appropriateness, community issues,
46 and/or other project-related matters, as well as answer Commission questions.
47
48 Wayne Chen, Dharma Realm Buddhist University, Director of Development and Strategic
49 Planning:
50 • Is very pleased to present the Project to offer higher educational program opportunities in the
51 downtown Ukiah area.
52 • Thanked the City departments/staff inembers and other persons that assisted in formulating the
53 Project.
54 • Is available to answer Commission questions.
55
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 3
1 Judy Pruden: Resides one block away from the proposed Project and made the following
2 comments/questions and recommendations for possible conditions of approval:
3
4 Noise
5 Dharma Realm Buddhist University is an institution that will generate noise in the day-to-day operation of
6 a university campus.
7
8 Some of the noises associated with an institution include dumpster lids and suggested the applicants
9 request from the garbage company dumpsters having plastic lids rather than metal and/or some other
10 material that generates loud noise.
11
12 The HVAC systems associated with the buildings are older and make noise in the neighborhood. Asked
13 the applicants to look at potential replacement of this equipment.
14
15 Noise generated from the various university programs would not be a problem.
16
17 Liqhting
18 Supports the lighting on the campus is sufficient for safety purposes, but not overly lit. All lighting fixtures
19 should be shielded and downcast and consistent with the standards and fixtures of the International Dark
20 Sky Association.
21
22 Truck/Delivery Traffic
23 Explained the truck delivery route used for the previous use via Stephenson Street. Stephenson Street is
24 essentially one-lane.
25
26 Would like the applicants and the Commission to consider a delivery route to come in from Clay Street
27 and turn on Hope Street proceeding to the middle parking lot where the kitchen facility, etc., are located. It
28 is not appropriate to allow large delivery trucks on one-way roads. Limbs from trees on Stephenson Street
29 have been broken when delivery trucks hit them when traveling through.
30
31 Clock Chime
32 The proposed university site has a clock that chimes. Does the university have plans to continue the use
33 of this clock chime?The chime from the clock can be heard in the neighborhood.
34
35 Recommends review of this issue.
36
37 Parkwav on Hope Street
38 The former owners of the site removed six or eight of the mature street trees in this area and did not
39 replace them.
40
41 While it is not the applicanYs responsibility to replant this parkway, is asking for consideration in this
42 regard.
43
44 Maximum Number of Persons on Campus
45 The maximum number of persons on campus would be 185 (160 students and 25 faculty and
46 employees).
47
48 Asked if the cap of 185 persons affects special events that may occur on the campus. As an educational
49 institution, universities often have celebrations, fundraisers, workshops and/or other types of special
50 events. Would like more information about how special events will function on the campus as they relate
51 to potential parking impacts to the neighborhood.
52
53 Is fine with the parking analysis prepared by the applicants, noting there are a total of 69 on-site parking
54 spaces where the City code requires 61 spaces and that there is an additional on-street parking spaces
55 adjacent to the site that are readily available.
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 4
1 Finds that the applicant has done a good job accessing the parking situation and existing parking lots on
2 the site.
3
4 Recommends elimination of parking on the south side of Church Street for the facility and leaving parking
5 available on the north side of the street so that people are able to park in front of their homes. There
6 appears to be sufficient parking for the use to be able to eliminate some of the on-street parking on
7 Church Street. Church Street is also a very narrow street in parts. The street is not designed for parking
8 on both sides of the street.
9
10 Will special events require an event permit?
11
12 Chair Whetzel:
13 • Questioned the reason Ms. Pruden presented her Project concerns/questions at the Planning
14 Commission meeting rather than directing them beforehand at the neighborhood meeting or to
15 Planning staff.
16
17 Commissioner Pruden:
18 • The aforementioned concerns were those questions that remained unaddressed or had further
19 questions about.
20
21 Whitney Vau;
22 • Is a property owner in the neighborhood and on behalf of her grandfather, Jack Cox, who is also
23 a property owner in the neighborhood spoke in support of the Project.
24 • Does not have a problem with the parking.
25
26 Allen Huang, Dharma Realm Buddhist University related to the Project issues/comments above and
27 those asked at the neighborhood meeting, understands the importance of researching/reviewing the
28 concerns to assist with finding a possible solution and/or a workable mitigation measure thereof.
29 • Will work with the garbage company to possibly find a more suitable route for pick-up in terms of
30 mitigating noise and/or other potential impacts.
31 • Will look at the HVAC systems to make certain the noise does not impact the neighborhood.
32 • Surveyed all the lighting systems on the site to make certain all lighting fixtures provide for
33 appropriate safety on the campus and accompanying parking lots and to make certain the
34 lighting systems are shielded/downcast and in compliance with the International Dark Sky
35 Association standards.
36
37 Commissioner Sanders:
38 • Asked about parking lot #1 and the two existing lighting fixtures on poles and when the lighting
39 survey was conducted whether the lights were on and if so, was the light confined to the parking
40 lot or did it spill over into the green area?
41 • Related to other concerns expressed by public member Pruden to include special events and
42 replanting of trees requested clarification nine new trees will be planted? Would be helpful to
43 know the location of these trees.
44
45 Allen Huang:
46 • The aforementioned lights were confined to the parking lot area.
47 • Confirmed nine trees will be planted. The site plan shows the location of the trees.
48
49 Beth Burks, LACO &Associates, Consulting firm:
50 • Talked about the two new trees for the parking lot on Stephenson Street and showed the location
51 of the other trees for a total of nine new trees.
52
53 Chair Whetzel:
54 • Asked if there is a plan to replace the trees eliminated by the previous owner of the property on
55 Hope Street?
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 5
1 Beth Burks:
2 • Currently no plans to plant trees on Hope Street. The trees proposed for planting are consistent
3 with what Planning staff recommended.
4 • Confirmed that Building H would not be used by the university at this time.
5 • Acknowledged that while Stephenson Street is two-way, it is narrow. Related to truck delivery
6 routes reviewed City Code in this regard and as such would not want the applicants to be further
7 restricted more than anyone else in the community in terms of how/where deliveries can be
8 made. Supports that the applicants receive the same treatment as anyone else in the community
9 relative to deliveries and 'stick with City code.'
10
11 Planning Director Stump:
12 • Planning staff can discuss with Public Works Department the matter of planting street trees on
13 Hope Street. It may be that RELEAF could assist with replacement planting of street trees on
14 Hope Street.
15
16 Chair Whetzel:
17 • Expressed concern that if Hope Street is proposed to be the new truck delivery route and if trucks
18 damage tree limbs on Stephenson Street, street trees on Hope Street may not be a good idea.
19 • Clarified with regard to problems with truck deliveries using Stephenson Street, public member
20 Pruden is likely referring to that short section of Stephenson Street east of Spring Street. It may
21 be that so long as trucks do not come all the way up on Stephenson Street from Dora Street the
22 route would probably be fine. Once the university gets established recommends talking to the
23 delivery truck drivers about preferably not coming down that short segment of Stephenson Street
24 east of Spring Street and to possibly find an alternative route that is suitable in terms of avoiding
25 potential noise impacts and damage to existing landscaping. Rather than accessing Stephenson
26 Street from Dora Street could consider accessing Stephenson Street from Spring Street.
27
28 Planning Director Stump:
29 • Care would have to be taken where the trees would be planted on Hope Street so they are not
30 damaged by delivery trucks.
31
32 Commissioner Sanders:
33 • Asked about how special events would be treated?Would they require a permit?
34 • Further asked about the timeframe for special events? When would they typically start and end?
35
36 Wayne Chen:
37 • Related to special events, as indicated in the staff report the applicants are providing 69 parking
38 spaces while City codes requires 61 spaces.
39 • The staff report also indicates that if overflow parking is necessary for special event
40 accommodations, for instance, open space parking is available to the west of the buildings. This
41 is the backup plan. There will be times when `special guests' will be coming to the university on a
42 special topic such as for graduation, special lectures/academic conferences, etc. The intent is to
43 maintain the number of persons on the campus at any one time at 185. Is confident that the
44 overflow parking accommodations and/or use of shuttles from the Talmage campus will provide
45 for adequate parking at all times, particularly when special events are held.
46 • A special event would be typically involve lectures/seminars that would require 10 — 15 guest
47 scholars that would be on campus meeting from one to five days or more.
48
49 Chair Whetzel:
50 • Would these lecture/seminar events occur during the day or in the evenings?
51 • A special event does not pertain to entertainment such as a fair/swap-meet and/or some event of
52 this type?
53
54 Wayne Chen:
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 6
1 • The aforementioned events would be a combination of day and evening and this depends upon
2 the type of event and the speakers. A seminar could be an all-day event, for example.
3 • Special events would pertain to lectures, seminars, conferences.
4
5 Planning Director Stump:
6 • Referred to condition of approval #24 that reads, `The applicants shall carefully plan all special
7 events to ensure no substantial traffic or parking impacts to the surrounding neighborhood' and
8 the applicants are committed to compliance with this project condition.
9
10 Chair Whetzel:
11 • The term special event is essentially a misnomer as it related to the university. What is being
12 labeled a special event in context at the university constitutes a lecture, a seminar or conference
13 for education-related purposes and not an event that would draw large crowds such as a typical
14 fair, fundraiser, swap-meet, and/or other similar event.
15
16 Commissioner Christensen:
17 • How would the university view a graduation as it relates to a special event?
18 • If overflow parking is to occur as the result of a special event would a special event permit be
19 required?
20
21 Allen Huang:
22 • Acknowledged the university will host graduations on the campus, likely to occur in the Spring
23 and Fall semesters.
24 • While the university has a small population compared to most typical university campuses,
25 parking should not be a problem particularly with the plan for overflow parking in open space
26 areas on the site as well as coordinate the use of the shuttle system from the primary campus in
27 Talmage.
28 • A special event will be a collaborative effort involving different agencies/institutions where the
29 university would contact City Planning and Public Works staff and/or other necessary agency
30 when a special event will occur.
31
32 Planning Director Stump:
33 • An event permit would be required if the event is taking place on public property. In the case of
34 the university, the event is taking place on private property so no special event permit is required.
35 • Confirmed a special event taking place at the university would be a collaborative/team effort with
36 the university notifying City staff of an event, such as a very popular speaker giving a lecture
37 where additional persons will be on campus that particular night.
38
39 Chair Whetzel:
40 • It may be these special lectures/seminars would be open to the general public. It would be helpful
41 to have proper noticing in this regard.
42 • Asked about what constitutes the average graduating class? It is unlikely the graduating class
43 would be large so the associated impacts would likely be minimal.
44
45 Allen Huang:
46 • The campus will also allow for bicycle parking on the site as discussed in attachment 4 of the staff
47 report for those persons who prefer riding bicycles as an alternative to vehicles so not everyone
48 will be driving a car to the site to participate in an event.
49
50 Commissioner Sanders:
51 • Is of the opinion the university staff and consultant sufficiently answered Commission questions.
52 • Does not see the need for any additional conditions of approval.
53 • The applicant and City staff did an excellent job in formulating the Project conditions of approval.
54 • Appreciates how much outreach the applicants have done in the community to make certain the
55 proposed project is good for the community and surrounding neighborhood.
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 7
1 • Supports approval of the Project as recommended by staff.
2
3 Planning Director Stump:
4 • Referred to Condition of Approval #13 that reads, 'The maximum number of people on the site at
5 any one time shall be 185 and recommends revising the condition to read, `The maximum
6 number of people on the site at any one time shall be 185 except during special events.' There
7 may be more than 185 people on the site when there is a special event, which would not occur
8 frequently.
9
10 Commission:
11 • Is fine with the aforementioned recommendation.
12
13 Commissioner Christensen:
14 • Asked if some other use was being proposed than that of the university would the same operating
15 standards apply or are we just saying everything will be fine because of anticipating that the
16 proposed university use is going to be a quiet peaceful business operating in a residential
17 neighborhood?
18
19 Planning Director Stump:
20 • It is likely the same operating standards would apply except that the conditions of approval are
21 `tailored/customized' according to the type of use as to what is essentially going to occur. In other
22 words, if the project was a Chico State University campus there would be a different set of
23 conditions based on some of the same but there would likely be other conditions. As a
24 foundation, Commissioner Christensen raises a good point because we do not want to
25 automatically assume the proposed use would be a great fit for the neighborhood.
26 • The manner in which the applicants have portrayed what they are going to do leads us to
27 conclude that they will be good neighbors and the applicants have to comply with what they have
28 said they are going to do and if not they would be out of compliance with the Project conditions of
29 approval.
30 • Is of the opinion the conditions of approval formulated for the Project are fine and that
31 Commissioner Christensen's question was a good one.
32
33 PUBLIC HEARING CLOSED: 7:01 p.m.
34
35 Commissioner Christensen:
36 • Made it clear concerning her previous question asking if the proposed conditions of approval for
37 the Project would be the same for another use or are we just assuming the proposed university
38 use is going to be a good neighbor because it is a peaceful business was not to be mistaken as
39 not being supportive of the Project.
40 • Was looking to see if she could find anything critical about the Project and could not. The
41 proposed Project will be a good use for the property and beneficial to our community.
42 • Supports Project approval.
43
44 Commission consensus:
45 • Supports Project approval.
46
47 M/S Sanders/Christensen to approve Major Use Permit for Dharma Realm Buddhist University(File No.:
48 Munis 237-UP-PC) with Findings 1-9 and Conditions of Approval 1-35 with modification to Condition of
49 Approval No. 13 as discussed above. Motion carried (3-0) with Commissioners Pruden and Doble having
50 recused themselves.
51
52 ADOPTED FINDINGS FOR APPROVAL OF DHARMA REALM BUDDHIST UNIVERSITY
53 TO OPERATE A PRIVATE UNIVERSITY(RESIDENTIAL SCHOOL CAMPUS)
54 AT THE 4.96 ACRE FORMER SITY OF TRINITY SCHOOL
55 915 WEST CHURCH STREET, 200-246 BARNES STREET, 225 HOPE STREET
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 8
1 APN —VARIOUS/FILE NO: MUNIS 237
2
3 The following findings are supported by and based on information contained in this staff report, the
4 application materials and documentation, and the public record.
5
6 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
7 Plan as described in the staff report and Table 1.
8
9 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
10 Table 2 of the staff report.
11
12 3. The proposed project, as conditioned, will not be detrimental to public health, safety and general
13 welfare based on the following:
14
15 a. The Project has been reviewed by the Building Official, Public Works Department, Police
16 Department and Fire Department. None of these reviewing Departments have concluded
17 that the proposed project would adversely impact the public's health, safety or general
18 welfare. All conditions of approval recommended by these Departments have been
19 applied to the Project and agreed to by the applicants.
20
21 b. The Project is required to comply with all applicable local, state and federal requirements.
22
23 c. The Project would not be detrimental to the public health, safety, or welfare; is not
24 materially injurious to the properties or improvements in the immediate vicinity and would
25 not cause the surrounding area to depreciate materially in appearance or value or
26 otherwise discourage occupancy for the following reasons:
27
28 • The applicants submitted a parking and traffic demand analysis for the project
29 that was reviewed by the Department of Public Works, who found the analysis to
30 be accurate and acceptable. The project would result in less traffic and demand
31 for parking than the previous use and the site, as proposed, would meet the
32 City's requirements for number of parking spaces.
33
34 The Trinity School had up to 192 cars accessing the site daily (17 students and
35 175 faculty). The applicants have determined that they would generate a
36 maximum of 61 cars daily, although AM and PM peak vehicle trips are expected
37 to be 46 and 47 respectively. The surrounding street and vehicle circulation
38 system is adequate to handle this traffic. Additionally, bicycle use will be
39 encouraged and bicycle parking will be provided on the site.
40
41 There are a total of 69 on-site parking spaces, where the City Code requires 61
42 spaces. Additionally, there are 46 on-street parking spaces adjacent to the site
43 that are readily available.
44
45 The City Code also requires three (3) bus parking spaces, but the applicants
46 have indicated that they do not propose the use of buses. The applicant shave
47 indicated that if the parking usage consistently occupies 90% of the current
48 available parking inventory, they would institute a van shuttle service between
49 the site and the main Campus in Talmage. The project complies with parking
50 requirements.
51
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 9
1 • The DRBU has strict rules for conduct related to noise and requires all students
2 must pledge to refrain from partying and playing loud music. All students are
3 expected to "live in peaceful harmony with neighbors and with their
4 surroundings."
5
6 4. The Community Services Department has been working closely with the applicants to review the
7 past, current and possible future use of the gymnasium. They have also discussed a possible
8 partnership involving other facilities (building) on the site. While an Agreement between the
9 applicants and the City is not required, the applicants have expressed a strong interest in allowing
10 some community use of the site during non-University operations so as not to impact surrounding
11 properties or the general public.
12
13 5. The existing dormitory and nun's quarter's structure are considered a building of local historic
14 significance. According to the City of Ukiah Architectural and Historical Resources Inventory
15 Report, the dormitory/nun's quarter's structure was constructed in 1929. This building is in need
16 of major repairs and the applicants are not proposing to use it at this time. No alterations or
17 modifications of the building are proposed, so that no impact to historic or architectural resources
18 would result.
19
20 6. The Dharma Realm Buddhist Association was established in 1959 as a non-profit religious and
21 educational institution incorporated under the laws of the State of California. The Secondary
22 School component has a fully accredited high school curriculum. Since 1984, DRBU has
23 maintained approval to operate as a California Degree-Granting Institution pursuant to the
24 California Education Code, Section 94310(c), and is currently approved to operate under the
25 California Bureau for Private Postsecondary Education. In December 2013, DRBU received
26 Accreditation Eligibility status from the Western Association of Schools and Colleges (WASC).
27 Based on the above, the proposed use of the site meets the minimum threshold for an
28 "accredited" school.
29
30 7. The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
31 Section 15332 which allows Infill Development without environmental review if certain criteria are
32 satisfied. Staff prepared an analysis of the project to determine if it fulfills the criteria for an Infill
33 Development Project Exemption pursuant to CEQA Guidelines Section 15332. Staff was able to
34 conclude that the project does fulfill the criteria for the exemption. The analysis, included in the
35 Staff Report dated July 23, 2014 is incorporated herein by reference.
36
37 8. The newly proposed parking lot (former paved playground) is surrounded closely by existing
38 buildings (including on the south side) and mature trees that will provide adequate shading for
39 parked cars, so that the planting of trees within the lot is not necessary to meet parking lot
40 shading requirements.
41
42 The re-planting of trees on the perimeter of existing parking lot number 2 will add adequate
43 shading for parked cars, and based on the small size of the parking lot, the trees will be spaced
44 for every four(4) parking spaces, which complies with the requirements of the Ukiah City Code.
45
46 The proposed new trees to be planted along the south side of parking lots 1 and 3, along with the
47 existing mature trees will provide ample shade for parked cars.
48
49 9. Notice of the proposed project was provided in the following manner as required by the Zoning
50 Ordinance:
51 A. posted in three places on the project site on July 11, 2014;
52 B. mailed to property owners within 300 feet of the project site on July 11, 2014
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 10
1 C. published in the Ukiah Daily Journal on July 13, 2014;
2
3 ADOPTED USE PERMIT CONDITIONS OF APPROVAL
4 TO ALLOW THE DHARMA REALM BUDDHIST UNIVERSITY
5 TO OPERATION A PRIVATE UNIVERSITY(RESIDENTIAL SCHOOL CAMPUS)
6 AT THE 4.96 ACRE FORMER SITE OF TRINITY SCHOOL
7 915 WEST CHURCH SCHOOL STREET, 200-246 BARNES STREET, 225 HOPE STREET
8
9 General
10
11 1. Approval is granted for the use of the old Trinity School to be used as a private university and
12 residential school campus as described in the project description and associated materials
13 submitted to the Community Development and Planning Department and date stamped May 16,
14 2014 and June 3, 2014.
15
16 2. Prior to any modification or expansion of use, the applicants shall confer with staff from the
17 Department of Planning and Community Development to determine if the modification or
18 expansion of use would require an amendment to the Use Permit.
19
20 Standard City Conditions
21
22 3. This Use Permit may be revoked through the City's revocation process if the approved project
23 related to this Permit is not being conducted in compliance with these stipulations and conditions
24 of approval; or if the project is not established within two years of the effective date of this
25 approval; or if the established use for which the permit was granted has ceased or has been
26 suspended for 24 consecutive months.
27
28 4. This approval is not effective until the 10 day appeal period applicable to this Use Permit has
29 expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the
30 outcome of the appeal and shall be revised as necessary to comply with any modifications,
31 conditions, or requirements that were imposed as part of the appeal.
32
33 5. No permit or entitlement shall be deemed effective unless and until all fees and charges
34 applicable to this application and these conditions of approval have been paid in full.
35
36 6. The property owner shall obtain and maintain any permit or approval required by law, regulation,
37 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as
38 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
39 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
40 and issued.
41
42 7. A copy of all conditions of this Use Permit shall be provided to and be binding upon any future
43 purchaser, tenant, or other party of interest.
44
45 8. All conditions of approval that do not contain specific completion periods shall be completed prior
46 to building occupancy.
47 9. This approval is contingent upon agreement of the applicant and property owner and their agents,
48 successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
49 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
50 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
51 aside, void or annul the approval of this application. This indemnification shall include, but not be
52 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
53 by any person or entity, including the applicant, arising out of or in connection with the City's
54 action on this application, whether or not there is concurrent passive or active negligence on the
55 part of the City. If, for any reason any portion of this indemnification agreement is held to be void
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 11
1 or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall
2 remain in full force and effect.
3
4 Potential public use of the on-site facilities during hours that do not conflict with University
5 operations shall be subject to a separate agreement.
6
7 10. University operations shall not commence until all permits required for the approved use,
8 including but not limited to business license, change of occupancy building permit, or other have
9 been applied for and issued/finaled.
10
11 11. In addition to any other condition imposed, any construction shall comply with all building, fire,
12 electric, plumbing, occupancy, and structural laws, regulations and ordinances in effect at the
13 time the Building Permit is approved and issued.
14
15 Planning and Community Development
16
17 12. Campus hours shall be 7:00 AM to 10:00 PM Monday thru Sunday.
18
19 13. The maximum number of people on the site at any one time shall be 185 except during special
20 events.
21
22 14. Prior to the placemenUinstallation of any sign(s), the applicant shall make application for and
23 receive approval of a sign permit. All signs shall be small and unimposing.
24
25 15. Prior to occupancy, the applicants shall install a minimum of seven (7) bicycle parking spaces on
26 the campus. The City strongly encourages the applicants to consider installing at least 30 bicycle
27 parking spaces to promote bicycle transportation.
28
29 16. The applicant shall encourage students and instructors to use bicycles for transportation to
30 reduce traffic and promote healthy living.
31
32 17. If the parking usage consistently occupies 90% of the current available parking space inventory
33 as depicted in the applicants May 16, 2014 submittal documents, the applicants shall explore and
34 consider implementation of a shuttle service between the campus (West Side) and the main
35 Talmage campus.
36
37 18. Prior to occupancy, the applicants shall stripe a minimum of 69 off-street parking spaces on the
38 campus.
39
40 19. Prior to occupancy of the buildings, the applicants shall plant the proposed trees intended to
41 screen parking lots No. 1, 2 and 3 as shown on the submitted Site Plan. The trees shall be native
42 to the Ukiah Valley.
43
44 20. The new parking lot trees shall be properly planted in order to flourish and shall be routinely
45 maintained to insure their long-term health and vitality. Proper maintenance means, but is not
46 limited to the following:
47
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 12
1 a. Regular slow, deep watering when feasible. The amount of water used shall fluctuate according
2 to the season, i. e., more water in summer, less in the winter.
3 b. Additional watering shall occur during long periods of severe heat and drying winds, and reduced
4 watering shall be used during extended periods of cool rainy weather.
5 c. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic fertilizer
6 according to the recommendations of a landscaping professional.
7 d. Weed killers shall not be used on or near trees.
8 e. The tree ties and stakes shall be checked every six months to ensure they do not constrict the
9 trunks and damage the trees.
10 f. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the trunk
11 of the tree and its overall growth.
12 g. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism, shall
13 be replaced with the same or similar tree species, or an alternative species approved by the
14 department of Planning and Community Development.
15 h. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning shall
16 follow standard industry methods and techniques to ensure the health and vitality of the tree.
17 21. Any new exterior lighting shall be kept to a minimum to provide adequate security. All exterior
18 lighting fixtures shall be low wattage and recognized by and consistent with the fixtures endorsed
19 by the International Dark Sky Association. The exterior lighting fixtures shall be hooded and
20 downcast and shall not glare onto adjacent properties, streets or up towards the night sky.
21
22 22. Community use of on-site facilities shall not conflict with University operations unless it can be
23 demonstrated to the Director of Planning and Community Development that the community use
24 would not substantially increase traffic or parking demand, or would not result in other potentially
25 adverse impacts to the surrounding neighborhood.
26
27 23. The applicants shall enforce their rules for keeping the University quiet and shall not allow loud
28 noises to disrupt the surrounding neighborhood.
29
30 24. The applicants shall carefully plan all special events to ensure no substantial traffic or parking
31 impacts to the surrounding neighborhood.
32
33 Public Works Department
34
35 25. Prior to the issuance of a Building Permit with a value that exceeds $113,200, or if proposed
36 Building Permit improvements create the net addition of two or more plumbing fixture units to a
37 building, the existing sanitary sewer lateral shall be tested in accordance with the City of Ukiah
38 ordinance No. 1105, and repaired or replaced if required.
39
40 26. If additional plumbing fixtures are proposed, City of Ukiah sewer connection fees shall apply, and
41 shall be paid at the time of Building Permit issuance.
42
43 27. If a Building Permit value is equal to or greater than one-third the value of the existing structure,
44 the construction, repair or upgrade of curb, gutter, and sidewalk, and addition of street trees,
45 along the building's street frontages may be required pursuant to Section 9181 of the Ukiah City
46 Code.
47
48 28. The proposed driveway approach onto Clay Street shall meet current ADA requirements. All
49 work within the public right-of-way shall be performed by a licensed and properly insured
50 contractor. The contractor shall obtain an Encroachment Permit for work within this area or
51 otherwise affecting this area. The Encroachment Permit fee shall be $45.00 plus 3% of estimated
52 construction costs.
53
54 Fire Department
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 13
1
2 All Fire Department conditions shall be satisfied prior to occupancy unless agreement is reached
3 between the applicant and Fire Department on an alternative timeline.
4
5 29. Fire Extinguishers: Using the information provided by the applicant, the following buildings will
6 require, at a minimum, the following fire extinguishers prior to occupancy:
7
8 • Administration —two (2)extinguishers upstairs and two (2)downstairs
9 • Senior Boys Dorm —five (5) extinguishers upstairs and five (5)downstairs
10 • North Haven School —five (5)extinguishers
11 • Gym —two (2)extinguishers
12 • Junior Boys Dorm —three (3) extinguishers
13 • Girls Dorm —four(4)extinguishers
14 • Chapel—two (2)extinguishers
15 • Maintenance Building—three (3) extinguishers
16 • Kitchen/Cafeteria—two extinguishers and one (1) Class K for the kitchen
17
18 All fire extinguishers shall be Class 2-A rated and meet location and travel distances, and
19 mounting as listed in Title 19, Section 567 &568. The Fire Marshal shall assist with proper
20 location of all extinguishers. Extinguishers to be installed by others, i.e. contractor,
21 maintenance personnel, etc.
22
23 30. Exitinq: There are several exiting requirements that apply to the project:
24
25 • Egress doors shall be readily operable from the egress side.
26 • Egress doors shall be illuminated when the building space is occupied.
27 • Egress doors shall swing in the direction of egress travel.
28 • In the event of power supply failure, an emergency electrical system shall automatically
29 illuminate the means of egress in areas that require two (2) or more exits.
30 • When two (2) or more exits are required from a room or area, exit and exit access doors
31 shall be marked by approved exit signs readily visible from any direction of egress
32 travel.
33 • Exit signs shall be internally or externally illuminated at all times; signs shall be
34 connected to an emergency power system that provides illumination for not less than 90
35 minutes in case of primary power loss.
36 • Travel distances will also be specified by code to exits in buildings with and without
37 sprinkler systems if allowed.
38
39 31. Electrical: There are several Sections in the California Fire Code that apply to extension cords.
40
41 • Temporary wiring is allowed for a period not to exceed 90 days; such wiring is allowed for
42 longer period for construction activities, remodeling or repair of buildings and equipment.
43 • Extension cords shall not be affixed to structures.
44 • Extension cords and flexible cords shall not be used as a substitute for permanent wiring.
45 • Open junction boxes and open wiring splices shall be prohibited.
46
47 32. Miscellaneous:
48
49 • The University shall prepare procedures to be followed in case of fire or other emergency
50 and shall post in each classroom or assembly area a Plan showing paths of travel to
51 evacuate and an alternate route. Classrooms shall also have posted instructions to be
52 followed by the teacher.
53 • Automatic sprinkler systems are not required at this time. However, if the University
54 substantially increases the occupancy or performs remodels or repairs in excess of
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 14
1 $60,000.00 to the educational/classroom building than a sprinkler system shall be
2 installed. It is possible to install such a system over time, and in phases to allow the
3 ownership to more easily absorb the cost of such an addition. Such a Phasing Plan shall
4 be subject to the review and approval of the City Fire Marshall.
5 • A manual and automatic fire alarm system shall be installed in Group E occupancies
6 having an occupant load of 50 or more persons or more than one (1) classroom or one
7 (1)or more rooms.
8 • New and existing buildings shall have approved address numbers or building numbers
9 placed in a position to be plainly legible from the street or road fronting the property.
10
11 Electric Utility
12
13 33. Either before or after occupancy, the applicants shall work with the City Electric Utility to relocate
14 the three (3) transformers located in the subsurface/basement vault under the former girls dorm
15 room building to a location outside of buildings acceptable to both the City and applicants.
16
17 Buildinq Official
18
19 34. Prior to conducting any work on the property that requires a Building Permit, the applicants shall
20 apply for and secure a Building Permit.
21
22 35. Prior to occupancy, the applicants shall tour the facility with the Building Official to ensure all
23 required occupancy requirements have been met.
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 15
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1 �
2 9B. Crossroads Christian Church Use Permit— 171 Brush Street, (File No. 180-UP-PC). Request
3 for approval of a Major Use Permit to allow the establishment and operation of a church within
4 two units (D&F)of an existing warehouse building APN: 002-091-15).
5
6 Planning Intern Johnson gave a staff report and noted:
7 • The site has two buildings. The building located to the south was intended for use by the
8 proposed Crossroads Christian Church, but because the tenants in the building located to the
9 north are vacating the Church has decided the square footage of this building would better serve
10 their needs. While the north building would be more suitable, if the Fire Department determines
11 this building requires fire sprinkler systems be installed as part of the use permit conditions of
12 approval, the applicants will stay with their original plan to use the south building.
13 • The perimeter fencing has some areas that are in need of repair and the applicants are proposing
14 to make these repairs.
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 19
1 • A garden area exists behind the south area that consists of trees and shrubs and other types of
2 plantings that the applicants have proposed to refurbish, preserve and maintain care of and use
3 for church events/social gatherings/church services.
4 • No new construction is proposed and all existing trees and landscaping are to remain. The
5 applicant will provide a landscaping plan that includes revised planting, drip irrigation and ground
6 cover as part of the building perm
7 • Uses associated with the church include church services, social gatherings, church committee
8 meetings, Sunday school, Bible study groups, church youth group meetings and related
9 gatherings, weddings, dedications and memorials.
10 • There are currently 103 members that meet for Sunday morning services and 20 guests that
11 attend a weeknight meeting once a week and three office staff with the possibility of two to three
12 visitors present during office hours. Presently, based on the other uses on the site parking would
13 not be a problem because the parking spaces are being used at different time intervals of the day
14 and/or evening.
15 • The subject property is zoned C-2 (Heavy Commercial)where churches are not specifically listed
16 as an allowed or permitted use. A Determination of Appropriate Use can be made by the Planning
17 Director if the corresponding use is found to be appropriate for the zoning district either as a right
18 or subject to a use permit. Staff analysis found the proposed project, as conditioned, is consistent
19 with the purpose and applicable requirements of the zoning district such that the Planning
20 Director has made a Determination of Appropriate Use and determined the proposed use would
21 be appropriate with approval of a use permit as provided for in attachment 7 of the staff report.
22 • Based on the maximum occupancy load of 199 persons 66 parking spaces are required (199 / 3
23 persons per parking space = 66 spaces for south building. North building parking spaces = 18.
24 The revised parking layout outlines 80 parking spaces and 4 handicapped spaces for a total of 84
25 spaces which exceed the parking required for the Project. Additionally, six bike parking spaces
26 are required. Reference was made to the existing parking plan and the revised site plan.
27 • Based on staff's analysis of the Project as provided for in the staff report, staff is recommending
28 Planning Commission approval with the draft findings included in attachment 1 and draft
29 conditions of approval included in attachment 2.
30
31 Planning Director Stump:
32 • As an added component of the Project the applicant is proposing additional parking on the
33 perimeter of the garden area to include 16 spaces that encompasses approximately 3,000 or
34 less square feet, which is less than 4% of the total size of the Project site. The mature Redwood
35 trees in this location would remain untouched. There are some fruit trees on the property that will
36 come out as a result of the expansion of the parking in this area. This additional components
37 needs to be discussed in more detail with staff. The Public Works Department is open to allowing
38 additional parking without paving if a suitable surface material can be utilized.
39
40 Commissioner Sanders asked whether or not a MS4 permit would apply to this project.
41
42 Planning Director Stump:
43 • A MS4 permit would not apply because the subject property is not over 10,000 sq. ft.
44
45 Commissioner poble:
46 • Requested clarification the other tenants that also occupy the site are not present on Sunday
47 and evening hours. If the current way the site operates changes how might this affect what the
48 Planning Commission may be approving tonight in terms of justifying the recommendation for
49 approval?
50 • Is the Crossroads Christian Church the owners of the property where they would have control
51 over the tenants?
52
53 Planning Intern Johnson:
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 20
1 • Ownership of the property is contingent upon approval of the use permit tonight so that if the use
2 permit is approved, Crossroads Christian Church intends upon purchasing the property at 171
3 Brush Street.
4 • Acknowledged Crossroads Christian Church would have control over tenants after they purchase
5 the property. The change in occupancy by the Church from the south building to the north
6 building is the result of the tenants deciding to vacate the north building. With the vacating of the
7 two tenants on the site, the Church will have control over the tenant in the south building after
8 they purchase the property. As noted in the staff report, currently, based on the maximum
9 occupancy of 199 persons of which 103 persons are typically on-site for Sunday church services,
10 66 parking spaces are required. The revised parking layout outlines 80 parking spaces and 4
11 handicapped spaces for a total of 84 parking spaces after changes are made to the existing
12 parking lot.
13
14 Commissioner poble:
15 • What would occur if the tenants in the other buildings are also open on Sundays? How would this
16 affect the parking calculations? Would the property owner still be compliant with City parking
17 requirements?
18
19 Planning Intern Johnson:
20 • If 66 parking spaces are required and the Church congregation at this time is approximately only
21 103 persons, parking spaces would be available for other tenants, but this would depend upon on
22 the type of use and whether or not the use on the site complies with City parking requirements.
23 Based upon the parking requirements for the tenants currently on the site, one of which is a
24 dancewear manufacturer that has only two to three employees this use would not exceed the
25 parking requirements.
26
27 Commissioner poble:
28 • If the Church property owner decided to lease a space they were not using in the future would
29 there be a requirement that they talk to the planning department about parking requirements?
30 • While we are looking at the property and planning for today, it is important to plan for the future of
31 the property.
32
33 Planning Director Stump:
34 • Parking depends upon the use. The zoning designation for this site is C2 and there have been a
35 number of different uses operating on this site. For a use that does not require a use permit
36 planning staff does not usually talk about parking initially, but it is likely the tenant would need a
37 building permit for change of occupancy at which time planning staff would look at the use and
38 parking requirements.
39 • If the zoning designation were C1 which allows retail sales as opposed to C2, the project might
40 be looked at differently.
41
42 Commissioner Sanders:
43 • Related to parking as shown on the revised site plans we are talking about removing some fruit
44 trees. The area appears to be a nice location for social gatherings for the congregation. Is of the
45 opinion the additional parking proposed in this area is not really necessary and would like to know
46 the justification/reason for adding more parking when we are encouraging use of the site as was
47 originally designed or lessening the amount of parking.
48 • Referred to attachment 4 of the staff report, that talks about the parking that states `the revised
49 parking layout plan provides 84 spaces including five accessible spaces' when only 66 spaces
50 are required and questioned the need for additional parking when the church congregation never
51 has more than 123 persons attending church.
52 • The subject property is located across the street from Daniel Steel. This is a manufacturing
53 business/heavy industrial use and very noisy during weekday business hours. Questioned
54 whether the Church building will be insulated to mitigate noise impacts from the manufacturing
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 21
1 business across the street during the week when a funeral or wedding might be held at the
2 Church.
3 • Asked about exiting the site when the Church congregation leaves after church services and/or
4 other church-related event and how this would work with the shoppers that come from Orchard
5 Avenue and use Brush Street, a common egress. There could be the potential for an accident to
6 occur in this regard because Brush Street is narrow.
7 • Will the church building with the renovations be ADA compliant as far as entrances and
8 restrooms?
9 • Related to landscaping maintenance, asked if the Commissioners would entertain a maintenance
10 condition of approval to insure the mature trees are properly maintained.
11
12 Planning Director Stump:
13 • The Planning Commission has the discretion to `relax' the parking standard or not agree as much
14 parking proposed is necessary and make a finding to this effect.
15 • Recommends the Commission discuss parking with the applicant. If the Commission concludes
16 that some of the parking should be eliminated, staff is available to help formulate the necessary
17 finding in this regard.
18 • The Project plans were routed to the Public Works and Police Departments for comments. The
19 Public Works and Police Departments did not have any traffic concerns. Public Works further
20 noted they are not aware of any existing traffic issues on Brush Street and would not anticipate
21 any problems associated with the church use, particularly on Sundays.
22 • The two new restrooms proposed are required to be fully ADA compliant. ADA parking is required
23 and will be provided as part of the improvements to the parking lot. The City Building Official is
24 aware of the Project in terms of potential improvements.
25
26 Chair Whetrel:
27 • Requested clarification whether or not the church will occupy the north building depends upon the
28 Fire Department requiring a fire sprinkler system as it relates to the issue of occupancy/square
29 footage.
30 • Questioned if the applicants do not know which building they will occupy does not understand
31 why the Planning Commission is reviewing the project tonight. It appears the Project is still in the
32 preliminary stages. Does the Commission have to come back and vote on the Project?Will there
33 be two separate use permits?
34
35 Planning Director Stump:
36 • The Fire Department has not made a determination whether or not a fire sprinkler system would
37 be required for the north building.
38 • Staff is asking the Commission to vote on the Project tonight. The applicants would like to occupy
39 the north building. However, if the Fire Department requires fire sprinkler systems in the north
40 building, the Church intends to go with the original plan and occupy the south building.
41 • There will be one master use permit allowing the church the ability to go into either of the two
42 buildings.
43
44 Chair Whetzel:
45 • To clarify, the condition of approval for the north building is the fire sprinkler system requirement.
46 • Related to the north building and how it was constructed and with it being close to Redwood
47 Fuels asked whether or not a fire wall exists?
48
49 Planning Director Stump:
50 • Confirmed the condition of approval for the north building is the fire sprinkler system requirement.
51 The parking and landscaping for the Project will not change. In fact, there are no changes to the
52 exterior of either building other than improved lighting, fixing the fence, cleaning up the garden
53 area and eliminating the storage unit in the garden area. There would be some minor interior
54 improvements with the removal of walls. The Church anticipated having three restrooms, two of
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 22
1 which will be new. Charley, looking at the site plans there are more than three restrooms.
2 Can you clarify??????
3 • Has no knowledge whether or not a fire wall exists relative to the north building and the Redwood
4 Fuel building, but it is likely one exists because the buildings are in close proximity to one
5 another.
6
7 PUBLIC HEARING OPENED: 7:20 p.m.
8 Gerry Burney, Applicant representative:
9 • Is a member of the Crossroads Christian Church and is present to answer Commission
10 questions.
11
12 Commissioner Pruden:
13 • Does the Church own the Thrift store that is on the site?
14 • Asked about another tenant that offers Tribal tutoring.
15 • Is of the opinion the site for the proposed use is over-parked. Does not see a need for the 16
16 parking spaces near the garden area.
17 • Appears circulation on the site related to traffic is fine. Would recommend installing directional
18 lines and/or turn arrows to effectively mark which way the flow of traffic should go.
19
20 Gerry Burney:
21 • Confirmed the Church does not own the Thrift store. They are a tenant on the site and are
22 vacating.
23 • Applicants plans to work with the tenant that offers educational Tribal tutoring. The north building
24 is divided into three units, A, B & C. Tribal Tutoring is presently located in building B. There are
25 plans to move this agency to unit A if they would like to or find another location. The Church
26 would occupy units B & C. If the Church were to occupy the south building, units D, E & F, one
27 wall currently between unit D and E would be eliminated. No changes are needed to unit F which
28 would be used for storage purposes such that no persons will occupy this unit doing business
29 having employees or operating at any hours or any day. The Church anticipates eliminating the
30 current very large portable storage unit behind unit F. There is a person interested in leasing the
31 entire south building to store classic cars provided the Church does not end up occupying this
32 building. The classic car person would lease all of the north building should the Church occupy
33 the south building.
34
35 Commissioner poble:
36 • Asked whether all the parking spaces proposed are really necessary.
37 • Read in the staff report that there might be new striping of the parking lot and asked about the
38 location and would the directional arrows be necessary?
39 • As part of the Project conditions asked if the applicants were aware of the possible sewer
40 connection fees associated with the restrooms additions.
41 • Related to Condition of Approval No. 24 asked if the applicants were also aware that building
42 improvements equal to or greater than one-third of the value of the existing structure trigger
43 upgrade/replacement of curb, gutter, and sidewalk and addition of street trees along the subject
44 property street frontage.
45
46 Gerry Burney:
47 • Would be fine with less parking. Applicants thought the extra parking around the garden area was
48 necessary to meet the City parking requirements. Would be more than happy to make this a
49 garden area.
50 • Confirmed the entire parking lot will have to be restriped. Is of the opinion with the new striping
51 directional arrows would not really be necessary.
52 • Confirmed applicants are aware of new City sewer connection fees. Noted only two bathrooms
53 are essentially required, one for the women and one for the men.
54 • Is aware of Condition of Approval No. 24 and noted the improvement would be interior and
55 relatively minor and would not likely trigger curb, gutter, and sidewalk improvements.
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 23
1 • Brought up the likelihood any new tenant(s) would have to talk to planning staff at some point to
2 look at the plans being proposed.
3 • Confirmed a fire wall exists for the north building and Redwood Fuel business.
4
5 Planning Director Stump:
6 • Restriping of the parking lot will have to meet City code standards.
7 • Understands that any new tenant(s) would have to meet with planning staff regarding the
8 proposed project.
9
10 There was Commission discussion concerning the proposed use by the person desiring to store classic
11 cars.
12
13 There was also Commission discussion regarding not increasing the parking space near the garden area.
14
15 Commissioner Christensen:
16 • Asked if the parking spaces are eliminated from the garden area, three handicapped spaces
17 would be eliminated.
18
19 Planning Director Stump:
20 • Planning staff can assist with the location of the four handicapped parking spaces.
21
22 Gerry Burney:
23 • Is fine with eliminating the 16 parking spaces.
24
25 PUBLIC HEARING CLOSED: 7:42 p.m.
26
27 Commission consensus:
28 • Approves of the Project.
29 • Add maintenance condition of approval to read, `All landscaping shall be properly planted in order
30 to flourish and shall be routinely maintained to insure its long-term health and vitality.
31 • Supports not increasing the parking spaces near the garden area and maintain it as such. Add
32 condition of approval related to parking that reads, `The 16 parking spaces encroaching into the
33 garden area not approved and the area shall remain landscaping.'
34 • Amend Condition of Approval 12(C) to read, `Completion of parking lot striping on the rear of the
35 project site, including appropriate directional arrows.'
36
37 M/S Doble/Sanders to approve Major Use Permit for Crossroads Christian Church (File No.: Munis 180-
38 UP-PC with Findings 1-7 and Conditions of Approval 1-24 with the new conditions of approval related to
39 landscaping and parking and amendment to Condition of Approval No. 12(C), as discussed above.
40
41 Discussion: Commission determined no language related to which building the Church will occupy needs
42 to be included in the Conditions of Approval because the matter does not change the site plans and
43 should refer to the site as 171 Brush Street without designation of the individual units since they are not
44 known.
45
46 Motion carried (5-0).
47
48 USE PERMIT FINDINGS
49 TO ALLOW THE OPERATION OF
50 CROSSROADS CHRISTIAN CHURCH TO OPERATE
51 IN AN EXISTING WAREHOUSE AT
52 171 BRUSH STREET UNITS D & F, APN 002-091-15
53 MUNIS FILE# 180
54
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 24
1 The following findings are supported by and based on information contained in this staff report, the
2 application materials and documentation, and the public record.
3
4 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
5 Plan as described in the staff report and Table 1.
6
7 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
8 Table 2 of the staff report.
9
10 3. The proposed project, as conditioned, will not be detrimental to public health, safety and general
11 welfare based on the following:
12
13 A. Through the use permit the operational characteristics will be regulated, therefore the
14 project would not be detrimental to the surrounding uses.
15 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
16 and Public Works and any review comments from these departments have been included
17 as conditions of approval.
18 C. The project is required to comply with all federal, state and local laws.
19
20 4. The project, as conditioned is compatible with surrounding uses based on the following:
21
22 A. The project site is located within an existing heavy commercial area and is surrounded
23 mainly by heavy commercial uses.
24 B. The proposed project would increase the number of community facilities creating
25 opportunities for community involvement for, children, adults, and families.
26 C. The location has in the past been used as recreational/assemblage space.
27 D. The hours of operation are at a time when other businesses in the area are closed
28 therefore will not interrupt the existing business or increase traffic.
29
30 5. The proposed project is exempt from the provisions of the California Environmental Quality Act
31 (CEQA) pursuant to Section 15303 (c), New Construction and Conversion of Small Structures,
32 which allows structures up to 10,000 square feet in urbanized areas when the use does not
33 involve significant amounts of hazardous materials, where all necessary public services and
34 facilities are available, and the surrounding area is not environmentally sensitive based on the
35 following:
36
37 A. The total building square footage is 7,500 square feet.
38 B. The project does not involve the use of hazardous materials.
39 C. The location is not environmentally sensitive and no drainage courses or bodies of water
40 (such as creeks or streams).
41 D. The site is developed with an existing building and parking lot, utilities and services
42 already are available at the site and no expansion of the existing building footprint is
43 proposed as part of the project.
44
45 6. Requiring bus parking is not reasonable or appropriate because the applicants have indicated
46 that they will not be using buses for church activities or to transport people to and from the site.
47
48 7. Notice of the proposed project was provided in the following manner as required by the Zoning
49 Ordinance:
50
51 A. posted in three places on the project site on August 03, 2014;
52 B. mailed to property owners within 300 feet of the project site on August 01, 2014; and
53 C. published in the Ukiah Daily Journal on August 03, 2014.
54
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 25
1 USE PERMIT CONDITIONS OF APPROVAL TO ALLOW
2 CROSSROADS CHRISTIAN CHURCH TO OPERATE
3 IN AN EXISTING WAREHOUSE AT
4 171 BRUSH STREET UNITS D & F, APN 002-091-15
5 MUNIS FILE# 180
6
7 Standard Citv Conditions of Approval
8
9 1. Approval is granted for the operation of a Church in an existing south building warehouse at 171
10 Brush Street Units D & E (approximately 5,000 square feet), or units B & C in the north building
11 (approximately 5,000 square feet) as described in the project descriptions and plans dated April
12 29, 2014 and July 29, 2014, except as modified by the following conditions of approval.
13
14 2. The use permit is granted subject to the uses and operating characteristics specifically described
15 in the project description and application materials submitted by the applicant, dated April 29,
16 2014 and July 17, 2014.
17
18 3. This approval is not effective until the 10 day appeal period applicable to this Use Permit has
19 expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the
20 outcome of the appeal and shall be revised as necessary to comply with any modifications,
21 conditions, or requirements that were imposed as part of the appeal.
22
23 4. Business operations shall not commence until all permits required for the approved use,
24 including but not limited to business license, tenant improvement building permit, have been
25 applied for and issued/finaled.
26
27 5. No permit or entitlement shall be deemed effective unless and until all fees and charges applicable
28 to this application and these conditions of approval have been paid in full.
29
30 6. The property owner shall obtain and maintain any permit or approval required by law,
31 regulation, specification or ordinance of the City of Ukiah and other Local, State, or
32 Federal agencies as applicable. All construction shall comply with all fire, building, electric,
33 plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the time the
34 Building Permit is approved and issued.
35
36 7. In addition to any other condition imposed, any construction shall comply with all
37 building, fire, electric, plumbing, occupancy, and structural laws, regulations and ordinances in
38 effect at the time the Building Permit is approved and issued.
39
40 8. A copy of all conditions of this Use Permit Amendment shall be provided to and be binding upon
41 any future purchaser, tenant, or other party of interest.
42
43 9. All conditions of approval that do not contain specific completion periods shall be completed prior
44 to commencement of services allowed by this use permit amendment.
45
46 10. This Use Permit may be revoked through the City's revocation process if the approved project
47 related to this Permit is not being conducted in compliance with these stipulations and conditions
48 of approval; or if the project is not established within two years of the effective date of this
49 approval; or if the established use for which the permit was granted has ceased or has been
50 suspended for 24 consecutive months.
51
52 11. This indemnification shall include, but not be limited to, damages, costs, expenses, attorney fees
53 or expert witness fees that may be asserted by any person or entity, including the applicant,
54 arising out of or in connection with the City's action on this application, whether or not there is
55 concurrent passive or active negligence on the part of the City. If, for any reason any portion of
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 26
1 this indemnification agreement is held to be void or unenforceable by a court of competent
2 jurisdiction, the remainder of the agreement shall remain in full force and effect. This approval is
3 contingent upon agreement of the applicant and property owner and their agents, successors and
4 heirs to defend, indemnify, release and hold harmless the City, its agents, officers, attorneys,
5 employees, boards and commissions from any claim, action or proceeding brought against any of
6 the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul the
7 approval of this application.
8
9 From the Department of Planning and Community Development
10
11 12. Prior to issuance of a business license, the following shall be completed and are subject to staff
12 approval:
13
14 A. The proposed 9-space bike rack shall be installed. An Inverted "U "style rack is
15 preferred.
16 B. Installation of the proposed signs (Signs require application and approval of a sign permit
17 prior to installation).
18 C. Completion of parking lot striping on the rear of the project site, including appropriate
19 directional arrows.
20 D. The 16 parking spaces encroaching in to the garden area are not approved and the area
21 shall remain as landscaping.
22 E. Removal of remaining signs on the kiosk near the front of the parcel of tenants that do
23 not currently occupy space.
24 F. The two large unauthorized storage containers shall be removed from the site as
25 proposed by the applicants.
26
27 13. The use of buses is specifically not proposed and is therefore not approved.
28 14. All landscaping shall be properly planted in order to flourish and shall be routinely maintained to
29 insure its long-term health and vitality.
30
31 From the Fire Department
32
33 15. Total occupancy shall not exceed the amount allowed in Table 1004.1.2 in the California Fire
34 Code (200 or less).
35 16. A maximum Occupancy sign shall be posted inside the building in a conspicuous location.
36 17. The two egress points in the building shall be maintained. If, in the future approval is granted for
37 an occupancy of 300, all doors shall be equipped with panic hardware. Required means of egress
38 shall be maintained free of obstructions at all times.
39 18. Exterior lighting shall be required at all exits.
40 19. Exit signs shall be internally or externally illuminated at all times; signs shall be connected to an
41 emergency power system that provides illumination for not less than 90 minutes in case of
42 emergency power loss.
43 20. One class 2-A rated fire extinguisher shall be provided.
44 21. "NO PARKING" shall be posted on the north side of the building for its entire length and painted
45 on street surface.
46 From the Buildinq Official
47
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 27
1 22. Building, electrical, plumbing and mechanical permits will be required for the change of
2 occupancy and the proposed work. 3 sets of plans designed by a California licensed Architect or
3 Engineer are required.
4
5 The following comments are intended to aid the applicant in realizing some of the items required to be
6 incorporated in the building and plans when submitted for the building permit. This is not a plan check for
7 the permit.
8
9 • Based on the size of the building fire sprinklers and an alarm system are not needed, however,
10 the fire code requires sprinklers for A-3 occupancy's (a church)when the occupant load is greater
11 than 300. The occupant load is based on a square foot per person formula based on the use
12 (classroom = 20 sq. ft. /person, congregation area = 7 sq. ft. /person, office = 100 sq. ft. /person
13 etc.). Based on how you design the inside of the building you may need to install a fire sprinkler
14 and alarm system. The current configuration would require a fire sprinkler and alarm system.
15 • An asbestos clearance from Mendocino County Air Quality District will be required prior to the
16 issuance of building permit.
17 • 2 sets of California Energy calculations addressing changes to the heating and lighting of the
18 building.
19 • A fire wall between the church and the storage area is required.
20 • Only 2 bathrooms are required, one men's and one woman's (but you can have as many as you
21 like). The number of water closets, urinals and lavatory sinks are based on the occupant load and
22 will be determined at the time of plan review. The current configuration would require Men's = 1
23 water closet, 1 urinal and one lavatory; woman's = 3 water closet and 1 lavatory. Also required
24 within the facility is 1 drinking fountain and 1 service sink.
25 • The plans will need to address the structural requirements for an assembly building as required
26 by the building code for a change of occupancy.
27 • All accessibility requirements shall be met.
28
29
30 From the Public Works Department
31
32 The Department of Public Works has reviewed the above referenced project and offers the following comments for
33 your consideration:
34 23. The existing sanitary sewer lateral shall be tested in accordance with City of Ukiah Ordinance No.
35 1105, and repaired or replaced if required.
36 24. City of Ukiah sewer connection fees shall apply to the proposed bathroom additions, and shall be
37 paid at the time of building permit issuance. The current sewer connection fee is charged at
38 $419.65 per drainage fixture unit (DFU), as defined in the 2013 California Plumbing Code.
39 Please refer to Table 702.1 of the California Plumbing Code for DFU values for plumbing fixtures.
40 25. If the building permit value is equal to or greater than one-third of the value of the existing
41 structure, the construction, repair or upgrade of curb, gutter, and sidewalk, and addition of street
42 trees, along the subject property street frontage, may be required, pursuant to Section 9181 of
43 the Ukiah City Code.
44 These comments are applicable to the building permit for the proposed improvements, with further
45 review being perFormed at the time of building permit application.
46
47 10. PLANNING DIRECTOR'S REPORT
48 1. Gave an update on Principal Planner Jordan, who has been out of the office for a while on
49 medicalleave.
50 2. In final efforts of hiring a new associate planner.
51 3. Unlikely there will be a Planning Commission meeting August 27tn
52
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 28
1 11. PLANNING COMMISSIONERS' REPORT
2 Commissioner Sanders:
3 • The annual Orrs Creek clean-up will be held on September 20th from 9:00 a.m. to 1:00 p.m.
4
5 Commissioner poble:
6 • Has received inquiries about blighted properties and asked about if City code enforcement is
7 aware/doing anything about the Blue Drug property on S. Dora Street and a residential home on
8 the corner of McPeak and Mendocino Drive.
9
10 Planning Director Stump:
11 • City code enforcement is aware of these properties.
12
13 Commissioner Pruden:
14 • Talked about a recent water leak on Clay Street and the quick response by City Public Works
15 Department.
16
17 Chair Whetzel:
18 • Asked about the status of the landscaping at the new City Substation on Gobbi Street and
19 Orchard Avenue.
20 • Asked about money budgeted for planning educational/training purposes and upcoming
21 seminars.
22
23 Planning Director Stump:
24 • Has consulted with the City Electric Utility Director concerning landscaping at this location.
25 • The Planning Commission stipend is intended for planning educational training purposes or for
26 something the Commission may want to use it for.
27
28 There was general Commission discussion concerning training seminars.
29
30 12. ADJOURNMENT
31 There being no further business, the meeting adjourned at 8:36 p.m.
32
33
34 Cathy Elawadly, Recording Secretary
MINUTES OF THE PLANNING COMMISSION August 13, 2014
Page 29
1 ITEM 9A
Planning and Community Development Department
G�ity of Zl�ah 300 Seminary Avenue
Ukiah, CA 95482
planninq(a�citvofukiah.com
(707)463-6203
2
3 DATE: October 22, 2014
4
5 TO: Planning Commission
6
7 FROM: Kim Jordan, Principal Planner
8
9 SUBJECT: Public Hearing and Recommendation to City Council to: 1)Adopt a Mitigated
10 Negative Declaration and; 2) Introduce an Ordinance to Establish the Orr Creek
11 Homes Planned Development with Precise Development Plan and Planned
12 Development Zoning Regulations for Orrs Creek Homes
13 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 20, 22 and 23)
14 File No.: Munis 258
15
16
17
18 RECOMMENDATION
19
20 Staff recommends the Planning Commission conduct a public hearing and make a
21 recommendation to City Council to: 1) adopt the Mitigated Negative Declaration (MND)
22 (attachment 1) based on the findings included in attachment 2; and 2) introduce an ordinance
23 to establish the Orrs Creek Homes Planned Development with Precise Development Plan and
24 Planned Development Zoning Regulations based on the findings in attachment 3 and subject to
25 the conditions of approval included in attachment 4.
26
27 PROJECT DESCRIPTION
28
29 An application has been received from Mary Ann Lance, property owner, requesting City
30 Council approval of an amendment to the Planned Development rezoning approved in 2007
31 (see Background below) to allow a new Precise Development Plan to create the Orrs Creek
32 Homes Project ("Project") (see attachments 6, 7, 11 and 12). The Project includes the
33 construction of one (1) 1,536 square foot single-family home with attached tandem garage on
34 each of the four (4) vacant parcels located at 123, 125, 127, and 129 Ford Street (APNs 002-
35 121-20, 21, 22, and 23) as shown on the proposed Precise Development Plan and PD zoning
36 regulations specific to the Orrs Creek Homes PD (see attachments 6, 7, 11 and 12). The
37 Project includes the following parcels:
38
39 ■ 123 Ford Street/Parcel 1: 7,024 square foot parcel with frontage on and access from
40 Ford Street that includes a section of Orrs Creek along the southwest property line,
41 several mature trees, primarily valley oaks, and a one car garage located at the rear
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
1
1 (southeast corner) of the parcel adjacent to the east property line that would be
2 demolished as part of the project.
3 ■ 125 Ford Street/Parcel 2: 2,911 square foot parcel with frontage on and access from
4 Ford Street with no trees, significant vegetation, or water courses.
5 ■ 127 Ford Street/Parcel 3: 3,085 square foot parcel with frontage on and access from
6 Ford Street with no trees, significant vegetation, or water courses.
7 ■ 129 Ford Street/Parcel 4: 4,886 square foot parcel with frontage on and access from
8 Ford Street with no trees, significant vegetation, or water courses. This parcel includes
9 an access easement for approximately '/2 of the driveway that provides access from Ford
10 Street to the residence (131 Ford Street) located to south of parcels 2, 3, and 4 and the
11 apartments located to the east of the Project site (133 and 135 Ford Street).
12
13 The Project would develop each of the four parcels with the same house plan which includes 3-
14 bedrooms and 2 '/2 - bathrooms. The Project would differentiate the house plans through the
15 use of different colors as shown on the colors and materials board, varied garage doors, and
16 roof lines as shown on the elevations (see Project Plans, Elevations for 123, 125, 127, and 129
17 Ford Street).
18
19 The Project would require modifications to existing easements that involve the parcel to the
20 south (131 Ford Street). The owner of the parcel to the south of the property has provided a
21 letter that indicates he is amenable to the modifications to the existing easements.
22
23 The architectural site plans (sheets A01 and A02) have been revised to be consistent with the
24 civil grading and drainage plan (see attachment 12). The elevations for 127 and 129 Ford
25 Street have also been revised (see attachment 12). These revised sheets replace the sheets
26 included in the Project plans previously provided to the Planning Commission on October 1,
27 2014.
28
29 The adjacent parcel to the east (137 Ford Street) is developed with a single-family home and
3o was part of the PD approved in 2007 (see Background below). The precise development plan
31 approved by City Council did not include this parcel (see attachment 10, 2007 Precise
32 Development Plan site plans). The proposed Orrs Creek Homes PD does not include the
33 property at 137 Ford Street. The 2007 approval and any conditions of approval that were
34 applied to 137 Ford Street would continue to apply to this property.
35
36
37 BACKGROUND
38
39 Planned Development Zoning: In May 2007, the City Council adopted Ordinance 1092
40 approving a rezoning from High Density Residential (R3) to Planned Development / R3
41 Combining District for the four parcels included in this project and the parcel located at 137 Ford
42 Street. The Project also included a minor subdivision (MS 05-25) and precise development
43 plan. The minor subdivision map created the four vacant parcels included in this project and
44 one remainder parcel located at 137 Ford Street and developed with one single-family home.
45 The Precise development plan included the development of each of the four vacant parcels
46 created by the minor subdivision with one townhome, one second unit, and garage. The
47 remainder parcel (137 Ford Street) was not part of the precise development plan. Ordinance
48 1092 approved the Rezoning and made the rezoning effective upon the completion of the land
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
2
1 division (MS 05-25). The final map for the minor subdivision was recorded on August 28, 2008,
2 the date on which the rezoning became effective.
3
4 The zoning ordinance allows rezonings to be extended for up to six years. This rezoning
5 application to allow the establishment of a new precise development plan for 123, 125, 127, and
6 129 Ford Street was received on May 27, 2014, prior to the expiration date of the 2007
7 rezoning. The proposed Project would retain the existing PD/R3 zoning and establish a new
8 precise development plan to allow the construction of the Orrs Creek Homes Project as
9 described above.
10
11 The conditions of approval for the 2007 rezoning and precise development plan required
12 building permits for the townhomes and second units to be issued within two years of the
13 effective date of the final subdivision map that created the four parcels plus remainder parcel
14 and allowed the project's precise development plan to be revoked through the City's revocation
15 process if "... the project is not established within two years of the effective date of approval..."
16 (conditions 6 and 7). The project was not established within the two year time period
17 identified in the conditions of approval, no building permit was issued within the two year time
18 period, and the City never initiated revocation proceedings; therefore, the 2007 approved
19 rezoning and precise development plan remain in effect.
20
21 The conditions of approval for Ordinance 1092 included the following condition of approval
22 specific to 137 Ford Street:
23
24 The existing residential building proposed for retention on the Remainder Lot shall not
25 be demolished or removed from the site without a demolition permit approved by the City
26 Council in accordance with the demolition permit standards in effect at the time.
27 Additionally, all exterior modifications of the building, including remodels and building
28 additions, shall be prohibited unless the Director of Planning and Community
29 Development determines the modifications are consistent with the architectural features
30 of the existing strucfure.
31
32 The proposed Project would not change the above condition of approval and the property at 137
33 Ford Street would continue to be subject to the PD/R3 zoning standards approved by City
34 Council in 2007 which default to the zoning ordinance R3 standards since no specific PD
35 standards were approved as part of the 2007 rezone to PD/R3.
36
37 Design Review Board: The Design Review Board (DRB) is required to review and make
38 recommendations on all precise development plans. On June 12, 2014, the DRB reviewed the
39 Project and provided the following comments and recommendations (see attachment 8, DRB
40 Minutes Excerpt):
41
42 ■ Okay with the tandem parking due to the small lot size and that these are single-family
43 homes, so the residents will be able to move vehicles as needed and determine where
44 each vehicle is parked. Likely one car will be parked in the driveway and one car will be
45 parked in the driveway with the rest of the garage used for storage.
46 ■ Okay with the reduced setbacks for front yards, garages, and side yards due to the small
47 lot size and development pattern of the surrounding neighborhood.
48 ■ Okay with the color palette selected and likes that the colors for each home will be
49 different.
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
3
1 ■ Okay with only front yard landscaping being installed as part of the Project and the rear
2 yard landscaping being installed by the home buyer.
3 ■ Okay with the proposed landscaping plan.
4 ■ Likes the Project as designed.
5 ■ Use caution when mixing siding materials, Consider increasing the variations between
6 the homes by using different window patterns for the garage doors or different garage
7 door style.
8 ■ Believes the Project is a better fit for the small size of the parcels and more compatible
9 with the neighborhood than the previously approved precise development plan.
10
11 There was general discussion about the location of the access to the garages (from Ford Street
12 or a rear alley). The DRB commented that it is often preferable to have the garage accessed
13 from the rear of the site via an alley. However, in this case the majority (2-1) determined that
14 accessing the garages directly from Ford Street was preferable since it provided usable yard
15 area which would be mostly eliminated if access to the garage was provided by a rear alley and
16 that access to the garage directly from the street was consistent with the neighborhood and
17 more appropriate for the small lot size.
18
19 The DRB voted 3 to 0 (Hise/Liden/Hawkes) to recommend City Council approve the rezoning
20 and precise development plan with the recommendation to increase the variations between the
21 homes as described above. Although member Hawkes preferred the rear alley access to the
22 garage, he was still supportive of the Project.
23
24 SETTING
25
26 The Project site is located on the south side of Ford Street east of North State Street in a
27 developed urban area surrounded by a mix of residential and commercial development. Orrs
28 Creek traverses the southern portion of 123 Ford Street /Lot 1. Mature native trees are located
29 within the creek bank and along the top of bank of Orrs Creek, including Lot 1. Valley oaks also
30 are located along the west property line of Lot 1. The Project is surrounded by the following
31 uses and zoning districts (see attachment 9).
32
33 ■ North: Parcels to the north are zoned a mix of High Density Residential (R3) and Heavy
34 Commercial (C2)with the C2 parcels located primarily on State Street, Brush Street, and
35 proximate to the railroad tracks. The R3 parcels are developed with a mix of single-
36 family and multi-family residences.
37
38 ■ East: Parcels to the east are zoned a mix of Medium Density Residential (R2) and High
39 Density Residential (R3). The Parcels to the east include the Buddy Eller Center, which
40 provides transitional housing and alcohol and drug treatment. Parcels further east are
41 developed with single-family and multi-family residences.
42
43 ■ South: Parcels to the south are zoned High Density Residential (R3). The parcel
44 immediately south is developed with a single-family home. A section of Orrs Creek
45 traverses the rear (south) of Parcel 1. Apartments are located on the south side of the
46 Orrs Creek.
47
48 ■ West: Parcels to the west are zoned Heavy Commercial (C2). The parcels on the west
49 side of State Street are zoned Community Commercial (C1) and include a variety of
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
4
1 commercial uses. Aaron's (rent to own) store is located immediately to the west of the
2 Project site with the parking lot adjacent to 123 Ford Street/ Parcel 1.
3
4 STAFF ANALYSIS
5
6 General Plan. The General Plan land use designation is High Density Residential (HDR). This
7 land use designation allows a maximum of 28 units per acre and is intended for apartments and
8 townhome projects to meet the diverse needs of the population by providing mixed and
9 affordable housing types. The HDR designation as allowed as part of a planned development,
10 examples of allowable uses include single-family homes, duplexes, triplexes, and apartments.
11
12 The Project includes four parcels ranging in size from 2,911 square feet to 7,024 square feet.
13 The minimum lot size for this density is 1,556 square feet. Based on a project size of 17,332
14 square feet (0.41 acre), a maximum of 11 units would be allowed. The Project is consistent with
15 the density and uses intended for the High Density Residential (HDR) general plan land use
16 designation. Table 1 below is the General Plan table from the Initial Study prepared for the
17 Project and includes the General Plan goals and policies applicable to the Project along with
18 staff analysis.
19
Table 1: General Plan Consistency Analysis (from Initial Environmental Study)
General Plan Goal/Policy Staff Analysis
General Plan Vision
GP-5:Encourage housing in a price range to The Project would provide four(4)new housing units within the City of
match the income of the residents. Ukiah. The applicant has indicated the price range for the houses would be
$285,000 to 300,000. The Project would add new housing units within the
City that would be affordable for some Ukiah residents.
GP-6:Encourage housing for local workers and The Project would provide 4 new housing units within the City of Ukiah
jobs for local residents. which would be available for local residents.
GP-25:Ensure aesthetic qualities in the design See discussion for Goal H-4 below.
and construction of the community.
O en S ace and Conservation
Goal OC-7:Ensure the health and viability of See Biological Resources discussion above.
the Russian River and its tributaries. Implementation of the mitigation measures for the protection of Orrs Creek
Goal OC-9:Conserve and enhance channels for (Biological Resources mitigation measures 1A through H and 7C)would
creeks and waters flowing through the reduce potential impacts to less than significant.
Planning Area.
Implementation Measure OC-9.2(d):Ensure
that grading and development codes
incorporate measures to protect and enhance
fish habitat including riparian vegetation
protection and restoration and erosion and
sediment control measures. Implementation
Measure OC-9.2(e):
Development plans shall be reviewed to
ensure that proposals are coordinated with
adjoining development in design to maintain or
enhance contiguous riparian corridors.
Goal OC-22:Conserve and replenish valley See Biological Resources discussion above.
oaks in the Valley. Implementation of the mitigation measures for the protection and
Policy OC-22.1:Maintain,protect,and replant preservation of the healthy valley oaks on the site(Biological Resources
stands of Valley Oaks. mitigation measures 3,4,5,6,7A and B)would reduce potential impacts to
Implementation Measure OC-22.1(a):When less than significant.
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
5
Table 1: General Plan Consistency Analysis (from Initial Environmental Study)
General Plan Goal/Policy Staff Analysis
reviewing proposals for development,require
that all valley oaks on the project area be
identified,and ensure that all reasonable
efforts have been undertaken to protect the
trees.
Goal OC-23:Native plant landscaping shall be The landscaping includes some native planting. As part of the review of the
encouraged. Project,the Planning Commission may recommend the planting of
Implementation Measure OC-23.1(c): additional native plants,and the City Council may include this as a condition
Landscaping standards for new development of Project approval.
and redevelopment projects shall be applicable The Planned Development zoning regulations for the Orrs Creek Homes will
to all but individual single-family residential include language that encourages native planting and prohibits the planting
development.Compliance with landscaping of known invasive species.
standards shall be required as a condition of
discretionary approvals or a condition of Based on the above,the Project is consistent with this goal.
issuing a building permit.This implementation
measure does apply to single family residences
located within planned developments or
subdivisions for which landscaping standards
where incorporated as conditions of project
approval.
Goal OC-25: Maintain and enhance the City's An arborist report was prepared for the Project that evaluated native trees
canopy of shade trees. on the Project site over 4-inch diameter at breast height(DBH)(Criss Report
Policy OC-25.1:Protect existing healthy dated August 13,2014). All of the trees evaluated were determined to be
mature trees to maintain shade and area healthy and recommended for preservation and protection with the
attractiveness. exception of a grouping(Group D)of valley oaks located along the west
property of Lot 1/123 Ford Street. The Arborist report states that tree
Group D is unhealthy and compromised by the parking lot located to the
west of the Lot 1 being located over the driplines of the trees. The report
indicates that development of Lot 1 would further compromise the Group D
trees and states that there is no benefit to keeping these trees.
The Project includes the planting of six(6)street trees selected from the
City's Required Street Trees List. The street trees will provide new shade
tree canopy.
Implementation of the mitigation measures for the protection and
preservation of the healthy,native trees on the site(Biological Resources
mitigation measures 3,4,5,6,7A and B)and the planting of street trees
would reduce potential impacts to less than significant by protecting and
preserving the healthy native trees on the site which is consistent with this
goal and policy.
Goal OC-29:Maintain and enhance the"urban The Project includes the planting of six(6)street trees selected from the
forests"which create a sense of urban space. City's Required Street Trees List. The street trees will increase and enhance
Policy OC-29.1: The development review the urban forest.
process shall incorporate measures to maintain See Goal OC-25 discussion above.
and enhance the urban tree canopy. Implementation of the mitigation measures for the protection and
Implementation Measure OC-29.1(b):Review preservation of the healthy,native trees on the site(Biological Resources
construction and landscaping site plans to mitigation measures 3,4,5,6,7A and B)and the planting of street trees
ensure that healthy trees are not removed would reduce potential impacts to less than significant by protecting and
unnecessarily. preserving the healthy native trees on the site which is consistent with this
goal and policy.
Housin
Goal H-2:We want to provide housing for all The Project would construct four(4)3-bedroom,2%bath for sale homes.
economic segments of the community. The applicant has indicated the sales price would likely be$285,000 to
$300,000. The Project would provide new market rate housing which
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
6
Table 1: General Plan Consistency Analysis (from Initial Environmental Study)
General Plan Goal/Policy Staff Analysis
would serve an economic segment of the community.
Goal H-4:We want to promote well planned The Project would develop 4 single-family homes that have been designed
and designed housing opportunities for all to be compatible with the neighborhood and include design elements from
persons regardless of race,gender,age,sexual the historic homes on Ford Street and Clara Avenue. The Project was
orientation,marital status or national origin. reviewed by the Design Review Board(DRB).The DRB noted that the homes
are appropriate for the individual parcels on which they are located and
have been designed to be compatible with the neighborhood.The DRB
recommended approval of the Project and made suggestions for
differentiating the house units,some of which have been incorporated into
the Project.
Goal H-5:We want to use land effectively to The Project would develop four(4)vacant infill parcels located in an existing
meet housing needs and to implement smart residential neighborhood. Three of the four parcels are smaller lots(2,911
growth,green building,and sustainable to 3,085 square feet). The Project is required to comply with the California
development polices with a focus on infill. Green Building Code.The Project incorporates low impact development
measures.The Project includes mature trees and a section of Orrs Creek on
123 Ford Street(Lot 1).The Project includes the preservation and
protection of the existing healthy trees located on the Project site and does
not include any work within Orrs Creek.
Policy H-5.1:Assure that new housing is well- See discussion for Goal H-4 above.
designed to enhance Ukiah's neighborhoods
and community as a whole.
Policy H-5.6:Support careful well-designed The Project site is served by City services. The Project has been reviewed by
infill housing development in areas currently Public Works,the Fire Marshal,Police Department,and Electric Utility
served by City services. Department and there are adequate services and capacity to serve the
proposed Project.
See also discussion for Goal H-4 above.
Policy H-5.7:Encourage and support The Project is required to comply with the California Green Building Code.
sustainable site planning and development. The Project incorporates low impact development measures.The Project
includes mature trees and a section of Orrs Creek on 123 Ford Street(Lot
1).The Project includes the preservation and protection of the existing
healthy trees located on the Project site and does not include any work
within Orrs Creek. Mitigation measures have been applied to the Project
to ensure the protection of Orrs Creek located on 123 Ford Street/Lot1
and the protection and preservation of the healthy,native trees on the site
(See Biological Resources Mitigation Measures 1-7J.
Ener
Implementation EG-4.1(a):Incorporate solar Photovoltaic will not be installed as part of development of the Project. The
energy considerations into the design,review, orientation of the roofs would allow for the installation of solar panels on
and approval of the development. the south and western exposures of the second story roofs. The City does
not have a requirement that new homes include the installation of solar
panels.
Goal EG-5:Site design shall incorporate shade Three of the four parcels included in the Project are small lots(2,911 to
trees for energy conservation. 3,085 square feet),reducing the area available for tree planting.The Project
includes the planting of street trees proximate to the front(north)property
line and landscaping for the front yards.No other trees are proposed to be
planted. Due to the location of the trees on the north side of the homes,
the shade provided would not result in energy conservation. The rear yards
would be landscaped by the home buyers,who may choose to plant trees in
the rear(south)yard.Due to the side yard setbacks,there is inadequate
room to plant trees to shade the west elevation of the homes.
The Planning Commission may recommend the planting of trees to provide
shade for energy conservation and City Council may require this as a
condition of approval.
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
7
Table 1: General Plan Consistency Analysis (from Initial Environmental Study)
General Plan Goal/Policy Staff Analysis
Due to the constraints of the parcels and the ability of City Council to
require additional tree planting,the Project would be consistent with this
goal.
Goal EG-6:Promote energy efficiency features The Project is required to comply with the California Green Building Code,
in the design of all new structures. including Title 24 which is intended to promote energy efficiency.
Historical and Archeolo ical
Goal HA-4:Conserve the character and See discussion for Goal H-4 above.
architecture of neighborhoods.
Policy HA-4.1:Consider the visual character of
surrounding developments when reviewing
discretionary project approvals.
Recreation
Goal PR-4:Develop parks and recreation No parks or recreational facilities are included in the Project and there are
facilities in the Orr Creek-Wagonseller no parks or recreational facilities proximate to the Project site.Usable
neighborhood. backyard space is provided for each unit.
Policy PR-4.1:Establish new neighborhood The previously approved Project included a 4 lot subdivision and
parks and recreation facilities in the Orr Creek- development of 4 townhomes and 4 second units. Subdivisions of
Wagonseller neighborhood are to serve the residential property are required to pay a Park Fee(Ukiah City Code,
needs of residents. Division 9,Chapter 1,Article 21).This fee is intended to mitigate impacts to
Policy PR-4.2: Develop a City program to parks and recreational facilities and to provide funds for the construction of
collect in-lieu fees to supplement capital new facilities. The fee assessed is based on the land area,unit type,and
facility budgets for the Orr Creek-Wagonseller number of units. The Park fee assessed for the previously approved Project
neighborhood park and recreational facilities. was$40,787(Memo from Public Works dated August 18,2014). Of these
fees,the developer of the previous project paid$20,394. The Park fee has
been reduced for the proposed Project due to the decrease in the number
of units,resulting in a fee of$27,192. The difference in the Park fee for the
proposed Project and the Park fee paid to date results in a remaining fee
due of$6,798.As a condition of project approval,the Project Proponent is
required to pay the remaining Park fee prior to issuance of a building
permit.
Communi Desi n
Goal CD-10:Preserve and enhance See discussion for Goal H-4 above.
neighborhood character.
Policy CD-10.1:Ensure that new construction
in established neighborhoods maintains or
enhances existing neighborhood character.
1
2
3 Ukiah Municipal Airport Master Plan: The Project is located outside of the Ukiah Municipal
4 Airport Master Plan area; therefore, the project is not subject to compatibility zone requirements
5 included in the Ukiah Municipal Airport Master Plan.
6
7 Zoning: The zoning of the Project site is Planned Development (PD) / High Density Residential
8 (R3). The PD section of the zoning ordinance allows amendments to previously approved
9 precise development plans "under the same procedures applicable to initial approval."
10 Therefore, the property owner submitted an application for City Council approval of a rezoning
11 to PD/R3 and a new precise development plan for the four (4) vacant parcels included in the
12 Project. The intention of the PD zoning designation is "to allow flexibility in design and
13 development in order to promote economical and efficient use of land; ... preserve the natural
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
8
1 environment... It generally provides a method for deviating from standardized zoning
2 requirements to foster well-planned, creative, and quality development."
3
4 The Project would deviate from the R3 zoning standards in that it proposes smaller setbacks for
5 the front yard, side yards, and garage and includes tandem parking with one car in the driveway
6 and the second car in the garage. The precise development plan, including the reduced
7 setbacks and tandem parking, was reviewed by the Design Review Board (DRB) (see
8 Background above). The DRB found the Project compatible with the site and the neighborhood
9 and recommended approval of the Project.
10
11 Table 2 below provides a comparison of the R3 zoning requirements to the proposed Project
12 and the associated PD zoning regulations along with staff analysis.
13
Table 2: Orrs Creek Homes and R3 Com arison and Anal sis
Development R3 Project Staff Analysis
Re uirement
Allowed Uses Single—family homes, Single—family homes Consistent:The allowed uses included in the proposed
(No Use Permit duplexes,apartments Home occupations Orrs Creek Homes PD regulations are based on the
required) Home occupations Small family daycare allowed uses for the R3 zoning district.The allowed uses
Small family daycare Accessory structures have been modified to be consistent with the single-
Community care Spas,pools family development and uses determined to be
facilities compatible with the proposed Project and
Parking lots neighborhood and can be accommodated on the site.
In the PD regulations,home occupations,small family
daycare,and accessory structures have been listed as
accessory uses since these uses are"accessory"to the
single-family use of the parcel.
Permitted Uses Nursery schools Large family daycares Consistent:The permitted uses included in the
(Use Permit Large family daycares proposed Orrs Creek Homes PD regulations are based
required) Professional office on the permitted uses for the R3 zoning district.The
"Mom&pop° permitted uses have been modified to be consistent
convenience stores, with the single-family use and development and
Beauty shop determined to be compatible with the proposed Project
and neighborhood and can be accommodated on the
site.
Site Area per 6,000 sf min 2,911 to 7,094 Consistent: As allowed by the PD zoning and precise
Building square feet development plan approved by City Council in 2007,the
Lot width 60 feet Lots 1,2,3 square footage of the parcels and parcel width is less
approximately 36 feet than required by the R3 zoning district. The purpose of
Lot 4 approximately the PD zoning is to allow projects to deviate from
57 feet wide(16 feet development standards,including parcel size and lot
of width is driveway width. The required precise development plan allows
and sidewalk) the development to be reviewed in order to ensure that
it is appropriate for the parcel and location. The
subdivision map associated with the 2007 PD rezoning
that created the parcels was reviewed and approved by
the City Council.The rezoning and proposed precise
development plan is subject to City Council approval to
ensure the development is appropriate for the project
site.
The Design Review Board reviewed the proposed
precise development plan and determined that it was
more appropriate for the site and neighborhood than
the precise development plan approved in 2007 and
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
9
Table 2: Orrs Creek Homes and R3 Com arison and Anal sis
Development R3 Project Staff Analysis
Re uirement
recommended approval.
Site area per 1,500 sf 2,911 to 7,094 Consistent
dwelling minimum square feet
Building height: 40 feet 24 feet Consistent
Main building maximum
Building height: 30 feet maximum 15 feet Consistent:Due to the small parcel size and setbacks,
Accessory or height of the main maximum the PD regulations include a lower building height for
building building whichever is accessory structures(see attachment 7).
less
Front Setback: 15 feet 11 feet As allowed by PD zoning,the front,garage,and side
Residence minimum setbacks would be reduced as shown on the proposed
Front Setback: 25 feet 19 feet precise development plan. The DRB reviewed the
Garage minimum precise development plan,including the design of the
Side Setback 5 feet 3.5 feet homes and reduced setbacks. The DRB found the
minimum minimum homes appropriate for and compatible with the parcels
on which they would be located and with the
neighborhood and recommended approval of the
precise development plan,especially given the small
parcel size and width.
Front Setback: Allowed to encroach Encroaches 6 feet Consistent:The zoning ordinance allows porches to
Porch into required setback into front setback encroach into required yards up to 6 feet. The
(5 feet from front proposed front yard is 11 feet deep and the porch
property line) encroaches 6 feet into the yard.
Rear Setback 10 feet 10 feet Consistent
minimum minimum
Parking 2 independently 2 tandem spaces Consistent: The Project would provide 2 parking spaces
accessible spaces (1 in the driveway as required.The purpose of PD zoning and the
plus 1 in the garage) requirement for a precise development plan is to allow
flexibility in the design of projects.The DRB found the
tandem parking appropriate given the narrowness of
the parcels(see lot width above),small parcel size and
determined the tandem configuration reduced the
prominence of the garage. In addition,the DRB
supported the tandem parking since the parking is for a
single-family home,allowing the residents to control
where vehicles are parked and to move vehicles as
needed.
A minimum of two on-street parking spaces are
available along the Project frontage. This parking is
public parking and not counted towards meeting the
parking requirement.
1
Landsca in
R3 Development Project Staff Analysis
Re uirement
Percentage(%)of Landscaping: 20%of each parcel is available Consistent: The proposed landscaping plan and the
Coverage of 20%of the gross for landscaping. phasing of the landscaping were reviewed by the DRB
area of the parcel. and staff. The DRB found the landscaping and phasing
Project construction includes appropriate for the Project.
the installation of front yard Staff has also reviewed the phasing of the landscaping.
landscaping and irrigation. The only concern raised is the possibility for any bare
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File No.: Munis 258
10
dirt in the rear yard to result in runoff to the storm
Rear yard landscaping would be drain system.Therefore,a condition of approval and
installed by the home buyer. mitigation measure has been applied to the Project to
require any bare dirt in the rear yard be covered until
such time as landscaping is installed(see attachment 4).
Type of Planting:Landscaping Plants selected by applicant to Consistent: The applicant selected plantings that would
shall be plantings which grow be appropriate for this climate. be appropriate for the climate and that should grow
well in Ukiah's climate.Native well in the proposed locations. The street tree selected
species are strongly encouraged. (flowering pear)is included on the City's Required
Street Trees List. Should the Planning Commission or
City Council determine that a species is not appropriate
or does not comply with this requirement;a condition
of approval can be applied to the Project requiring
changes to the species planted.
Size and Health:Sufficient size, #15 trees Consistent:The size of the plantings is consistent with
health and intensity so that a 1,2,and 5 gallon shrubs the minimum size typically approved for residential
viable and mature appearance development projects. Should the Planning
can be attained in a reasonably Commission or City Council prefer larger of additional
short amount of time. plants be included in the Project,this could be required
as a condition of project approval.
Street Trees:1 tree every 30 Street trees are located on each Consistent: As allowed by City Code the street trees are
feet,species selected from the parcel located on the individual parcels rather than in the
City Required Street Tree List Flowering Pear public right-of-way. The species was selected from the
(see landscaping plans) City's Required Street Trees List based on the
constraints of the location.
The landscaping plan has been reviewed by the DRB and
staff and has been found appropriate for the Project,
constraints of the area,and consistent with City
requirements.
1
2 Orrs Creek Homes Planned Development Regulations: As part of the rezoning to PD, the
3 applicant has developed the Orrs Creek Homes PD Regulations which create the site
4 specific zoning requirements for Orrs Creek Homes (see attachment 7). Due to the small lot
5 size, additional future development of the parcels is very limited. The proposed PD
6 regulations replace the R3 zoning regulations and identify the allowable uses and
7 development beyond that approved in the precise development plan. Items not addressed
8 in the proposed PD standards would default to the R3 zoning regulations and the Ukiah City
9 Code. The PD regulations also incorporate the Biological Resources mitigation measures
10 from the mitigated negative declaration for the Project.
11
12 As noted above, the parcel at 137 Ford Street is not included in the application and would
13 continue to be subject to the parcel specific condition of approval identified above and
14 subject to the R3 zoning standards since no specific regulations were developed for the PD
15 approved by City Council in 2007.
16
17 Precise Development Plan: The Planned Development Combining Zone section of the zoning
18 ordinance identifies specific criteria to be used in determining a precise development plan's
19 consistency with the purpose and intent of the PD zoning combining zone. Each of the criteria
20 is included in table 4 below along with staff analysis. Based on the analysis included in Table 3
21 below, the proposed Orrs Creek Homes precise development plan is consistent with the criteria
22 included in the zoning ordinance.
23
24
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
11
Table 3: Precise Develo ment Plan Criteria section 9167F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
User Im act and Needs
Circulation Needs and Impacts Consistent: The Project would result in four(4)single-family homes.
Each residence would be accessed from a driveway with access to a
public street,Ford Street. There are existing easements on lot 4 for
access to the apartments that are part of the Buddy Eller Center and the
residence at 131 Ford Street. The access easements related to access the
Buddy Eller apartments do not require modification. There are
easements on the parcels for the benefit of the parcel to the south(131
Ford Street). The owner of this parcel has provided a letter that states he
is aware of the project and that the modifications to the existing
easements would be necessary and the he is amenable to these
modifications. Modifications to the easements are included as a
condition of approval(see attachment 4).
The Project would construct curb,gutter,and sidewalk and a minimum of
2 on-street parking spaces would be available. The construction of the
sidewalk improves pedestrian circulation in the neighborhood.
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 Consistent:Two(2)onsite parking spaces would be provided for each
residence as required by the City Code. The parking would be provided
in a tandem configuration with one parking space in the driveway and
one parking space in the garage. Since the parking is for a single-family
home,the residents have the ability to control the parking and move
vehicles as needed.
Due to the small number of homes and existing level of service at the
intersections that would serve the Project,the Project would not result in
a reduction in the level of service or create traffic impacts. The Project
has been reviewed by the Public Works Department and no traffic
impacts were identified.
Utilities and Public Services Needs and Impacts Consistent:City services are available to serve the Project.The City has
enacted mandatory water conservation measures and the residents of
the Project would be required to comply with any water conservation
measures in place. The Project includes drought tolerant landscaping
and water conserving irrigation.
The Project has been reviewed by Public Works Department,Electric
Utility,Fire Marshal,and Building Official and utilities and public services
are available to serve the Project. In addition,the Project would
construct a smaller project with fewer units which will have a smaller
demand on City services and utilities.
Noise Needs and Impacts Consistent: The proposed Project would be similar in use,intensity,and
density to the surrounding neighborhood. The City's noise ordinance
would apply to this Project both during construction and after
occupancy. Mitigation measures and conditions of approval have been
applied to the Project to address construction related noise impacts.
Odor Needs and Impacts Consistent:The Project is a residential Planned Development;typically
odors are not associated with residential uses.
Private and Common Space Needs and Impacts Consistent:The Project does not include any common space since it is a
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File No.: Munis 258
12
Table 3: Precise Develo ment Plan Criteria section 9167F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
small single-family home development.
Each parcel includes a front yard,front porch,and rear yard which
provide private open space for each residence.
The previous subdivision of the property required the payment of the
City's Parks Fee as discussed above under General Plan,Recreation. The
purpose of this fee is to mitigate impacts to parks and recreational
facilities and to provide funds for the construction of new facilities.The
project proponent is required to pay the remaining Parks Fee(see
attachment 4).
Trash Collection Needs and Impacts Consistent: The precise development plan identifies a location for the
trash/recycling containers in the side yard. Each resident would be
responsible for placing containers at and removing containers from the
curb for trash and recycling collection.
Security and Crime Deterrence Needs and Impacts Consistent: Exterior lighting is proposed for each of the homes.
Each parcel includes fencing which will define the private space/parcel
from the public right-of-way;and in the case of Lot 1,will provide a
barrier between Orrs Creek(which can be used as a pathway for
transients)and the usable backyard space for the parcel.
Development of the site as proposed could reduce the incidents of
loitering in the area since there would be fewer locations for loitering
and more"eyes on the street."The Project was reviewed by the Police
Department and no concerns related to security or crime were identified.
Energy Consumption Needs and Impacts Consistent:The Project is subject to the requirements of the California
Green Building Code Standards which includes specific requirements
(materials and light fixtures)to reduce energy consumption(see
attachment 4).
Design Needs and Impacts Consistent:The Project would use one house plan for all four(4)parcels
and would vary the house plan by using different colors for each home,
different garage doors,and varied roof lines. The design of the house
plan is based in part on the historic homes located on Ford Street and
Clara Avenue(see attachment 7).
The Project was reviewed by the DRB who found the design of the
Project compatible with the neighborhood and made recommendations
to differentiate the house plan on each parcel.Some of the
recommendations from the DRB have been incorporated into the design
of the individual house plan in order to customize each plan.
Relationship to Physical Features:The location of Consistent:The Project includes four(4)parcels. Parcels 2,3,and 4
the building and structures shall respect the include no trees,significant landscaping or vegetation,or other natural
natural terrain of the site and shall be functionally features.
integrated with any natural features of the
landscape to include the preservation of existing Parcel 1 includes a section of Orrs Creek which includes native trees
trees,where feasible. within and along the creek bank. The native trees that are closest to
construction areas were evaluated by a certified arborist. The arborist
provided recommendations for tree protection during construction. The
recommendations were included as mitigation measures and conditions
of approval for the Project. Preservation and protection of these trees
has also been included in the proposed Orrs Creek Homes PD Regulations
(see attachment 7).A group of valley oaks(Arborist Report,Group D)are
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File No.: Munis 258
13
Table 3: Precise Develo ment Plan Criteria section 9167F
Criteria for Planned Development Rezone Staff Analysis
with Precise Develo ment Plan
located along the west property line of Lot 1 and proposed for removal
as part of the Project. The arborist report prepared for the Project
identified these trees as being unhealthy and having structural
deficiencies and stated there was no value in retaining these trees.
The Project site is relatively flat and slopes generally away from Orrs
Creek. Minor grading would be required to provide adequate site
drainage. The Project includes LID improvements that would reduce the
impacts related to drainage and help to infiltrate water prior to release
to Orrs Creek.
Consistency of Architectural Style:All buildings or Consistent:The Project would use one house plan for all four(4)parcels
structures shall be harmonious and consistent with and would vary the house plan by using different colors for each home,
the proposed architectural style regarding roofing, different garage doors,and varied roof lines.
exterior materials,windows,doors,texture,colors,
and other exterior treatment. The Project was reviewed by the DRB who found the design of the
Project compatible with the neighborhood and made recommendations
to differentiate the house plan on each parcel.Some of the
recommendations from the DRB have been incorporated into the design
of the individual house plan in order to customize each plan.
Balance and Integration with Neighborhood:The Consistent:The proposed Project includes four(4)1,536 sf homes with
overall design shall be integrated and compatible one-story and two-story elements. The size and height of the homes is
with the neighborhood and shall strive to be in consistent with other homes in the neighborhood;however,the lot sizes
harmony with the scale and bulk of the are smaller than other parcels on Ford Street and Clara Avenue. The
surrounding built environment. Project includes both front and rear yards,similar to other homes in the
neighborhood. The design of the house plan was based in part on the
design of historic homes on Ford Street and Clara Avenue.
The Project was reviewed by the Design Review Board who found the
Project to be consistent and compatible with other residential
development in the neighborhood and appropriate for the individual
parcels included in the Project.
Based on the above,the Project is consistent with this requirement.
Building Design:The design of the buildings and Consistent:The house plan for the Project includes one-story and two-
structures shall strive to provide innovation, story elements,gable and hips roofs,front porches,and single-wide
variety,and creativity in the proposed design garages which minimizes the prominence of the garage. The house plan
solutions.All architectural elevations shall be for each parcel would be varied through the use of different colors,
designed to eliminate the appearance of flat garage doors,and roofs. The house plans also include a mix of materials.
facades and box like construction. These features provide articulation and variety in the building design.
Density:For residential projects,every effort shall Consistent:The parcels included in the Project have already been
be made to achieve the maximum density possible created and range in size from 2,911 sf to 7,084 sf. The underlying
pursuant to the underlying zoning district. zoning district High Density Residential(R3)requires a minimum lot area
of 6,000 sf for"each building or group of buildings." Based on a
minimum lot size of 6,000 sf,the maximum density for the R3 zoning
district would be 7.26 units per acre(43,560 sf/6,000 sf). The density of
the proposed Project is 9.73 units per acre due to the smaller lot size(4
units*43,560 sf/17,906 sf).
The Project was reviewed by the DRB who found the design and density
of the Project compatible with the neighborhood and appropriate for the
parcels.
1
2 Planned Development: The Planned Development Combining Zone section of the zoning
3 ordinance includes specific findings that must be made in order for City Council to adopt an
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
14
1 ordinance establish a Planned Development Combining zone. Each of the findings is included
2 in Table 4 below along with staff analysis. Based on the analysis below, the Project is
3 consistent with the findings required for adoption of an ordinance to rezone the Project site to
4 Planned Development/High Density Residential (PD/R3).
5
Table 4: Planned Development Rezonin Findin s (section 9168C)
Findings for Rezone Planned Staff Analysis
Develo ment
The proposed Planned Development is consistent Consistent:The Project is consistent with the General Plan as described
with the General Plan. in the General Plan section above.
The proposed Planned Development is consistent Consistent:The previous PD approved in 2007 included a precise
with the purpose of Article 14,Regulations in development plan for the development of each of the four parcels with
Planned Development Districts. one townhome with second unit and garage. This application would
amend the previous PD by proposing a new precise development plan
Purpose and Intent:The purpose of the Planned and PD zoning regulations specific to the development(see attachments
Development Combining Zone is to allow flexibility 7,11,and 12).
in design and development in order to promote The proposed Project would increase the supply of housing in Ukiah by
economic and efficient use of land,•to increase the constructing four(4)new single-family homes. The Project is required to
level of urban amenities;to preserve the natural construct frontage improvements,including curb,gutter,sidewalk,and
environment,•and to provide for phased completion street trees which provide an amenity to the neighborhood.
of development projects.It generally provides a The Project through the precise development plan and PD zoning
method for deviation from standardized zoning regulations includes the preservation and protection of healthy,native
requirements to foster well-planned,creative,and trees located on Lot 1 and protection of Orrs Creek which provides
quality development. habitat for the threatened steelhead trout;thereby preserving the
Z.O.Section 9165 natural environment. In addition,mitigation measures and conditions of
approval were developed in consultation with California Department of
Fish and Wildlife(CDFW)and Public Works in order to ensure protection
of these resources.
The Project utilizes each parcel efficiently by constructing new 3-
bedroom,2%-bath homes with usable yard space,storage space in the
garage,and onsite parking on smaller parcels. The reduction in the front
yard,side yard,and garage setbacks and use of tandem parking and use
of two-stories provides a reasonable house size on smaller lots and may
reduce the overall cost to home buyers due to the smaller land area.
Prior to the submittal of this application for the establishment of a new
precise development plan for the four vacant parcels,several parties had
contacted the Planning Department to determine the process and fees
associated with development of the precise development plan approved
in 2007. None of these parties moved forward with the 2007 precise
development plan. The applicant for this project has determined that
the most marketable project for the parcels is development of the
parcels with single-family homes as shown in the proposed precise
development plan and has estimated the sales price of the homes at
$285,000 to$300,000.Given that the 2007 approved precise
development plan has not been constructed in the 6 years since its
approval,the proposed precise development plan would allow economic
use of the land by creating a new precise development plan for the land
that responds better to current market demand.
Also see Table 3:Precise Development Plan Criteria above.
The proposed Planned Development and all uses Consistent:The Project would develop four(4)single-family homes on
therein shall be compatible and complementary to existing parcels. Single-family and multi-family homes are located in the
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File No.: Munis 258
15
Table 4: Planned Develo ment Rezonin Findin s section 9168C
Findings for Rezone Planned Staff Analysis
Develo ment
existing and potential development in the general immediate neighborhood on Ford Street and single-family homes are
vicinity of the project site. located to the south on Clara Avenue. The Ford Street Project/Buddy
Eller Center is located directly east of the Project site and provides
transitional housing in apartment buildings.
The proposed PD Regulations identify the uses and development
standards for the parcels included in the PD. The PD regulations are
based on the uses and development standards of the R3 zoning district
and modified to address the specific parcels and use(single-family
residential)included in the Project and the environmental constraints of
Lot 1(Orrs Creek,steelhead trout,and native trees).
The size and design of the homes,density,and use are compatible with
and complementary to other development in the area. The Project was
reviewed by the Design Review Board who found the Project compatible
with and complementary to other development in the area and
appropriate for the individual parcels on which the homes would be
constructed.
1
2
3
4 ENVIRONMENTAL REVIEW
5
6 Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
7 potential impacts that could result from the Project (see attachment 1). The IS identified
8 potential impacts to aesthetics, air quality, biological resources, cultural resources,
9 geology/soils, hydrology and water quality, land use and planning, and noise. As part of the IS,
10 mitigation measures were identified that would reduce the impacts to less than significant levels;
11 therefore, a mitigated negative declaration (MND) was prepared for the Project.
12
13 The Project was referred to City departments, as well as outside agencies, that may have permit
14 authority or an interest in the Project. In response to the project referral, comments related to
15 the potential for the Project to result in impacts to the environment were received from the
16 California Department of Fish and Wildlife (CDFW). Planning staff developed mitigation
17 measures in consultation with CDFW and Public Works Department staff to reduce potential
18 impacts to less than significant levels as described in the Biological Resources section of the IS.
19
20 The Notice of Intent (NOI) to adopt a mitigated declaration and public notice for the Project was
21 made available in the following manner:
22
23 ■ posted at the State Clearinghouse for distribution to state agencies and departments
24 on September 10, 2014;
25 ■ posted at the County Clerk on September 10, 2014;
26 ■ mailed to the California Department of Fish and Wildlife and Mendocino County
27 Water Agency with a copy of the IS and MND on September 9, 2014;
28 ■ mailed to property owners within 300 feet of the parcels included in the Project on
29 September 10, 2014;
30 ■ published in the Ukiah Daily Journal on September 14, 2014;
31 ■ posted on the Project site on September 10, 2014; and
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
16
1 ■ posted at the Civic Center (glass case) on September 11, 2014.
2
3 The comment period for the NOI was September 15, 2014 through October 14, 2014. No
4 comments were received from outside agencies. One correspondence was received from the
5 Wagenseller Neighborhood in regards to the IS, MND, and Project (see Public Notice and
6 Comment below).
7
8 Prior to considering the Project (rezoning with precise development plan and PD regulations),
9 the Planning Commission is required to consider the mitigated negative declaration.
10
11 PUBLIC NOTICE AND COMMENT
12
13 The NOI described above also included a notice of public hearing for Planning Commission
14 consideration and possible recommendation to the City Council on the Project and for City
15 Council consideration and possible action on the Project. The notice of public hearing for the
16 Project was provided as described above.
17
18 As of the writing of this staff report, one correspondence had been received from the
19 Wagenseller Neighborhood Association (WNA ) regarding the Project and initial environmental
20 study and mitigated negative declaration (see attachment 11). The comments with staff
21 response are provided below:
22
23 1. The neiqhborhood requires planned, rather than random, spottv development. WNA
24 recommends a "moratorium on any further development in the Wagenseller until and
25 unless an overall plan for all future development is designed and enforced."
26
27 Development in the City is guided by the general plan, zoning ordinance, and city code.
28 The Project is consistent with the general plan as described in Table 1 above. The
29 Project includes fewer units than would be allowed by the general plan density of 28
30 units per acre. Based on this density, the following would be allowed: up to four (4) units
31 on lot 1; one (1) unit on lot 2; one (1) unit would be allowed on lot 3; and up to three (3)
32 units on lot 4.
33
34 The criteria for evaluation of precise development plans encourages projects to achieve
35 the maximum density allowed (see Table 3 above). The High Density Residential zoning
36 district requires a minimum lot size of 6,000 sf. Based on this lot size and the square
37 footage of the Project, seven (7) units would be allowed. Due to the smaller parcel size,
38 the Project's density is 9.73 units per acre, which is the lowest density possible at one
39 unit per parcel. The proposed PD regulations prohibit further subdivision of the parcels
40 and second units, so no additional development or density would be allowed.
41
42 2. More housinq developments have been approved since the initial proiect on this lot was
43 approved in 2007. WNA states that there are more than 150 units of affordable housing
44 within less than a '/2 mile area, references the project at the corner of Mryon Place and
45 Ford Street (Stephens PD), and states that each new development adds to the
46 overpopulation and haphazard development of the Wagenseller Neighborhood.
47
48 It is correct that other housing developments have been approved in the neighborhood
49 since the 2007 approval of the precise development plan that allowed development of
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File No.: Munis 258
17
1 eight units on the Project site. The approved Stephens PD included four market rate
2 apartments on the corner parcel and one market rate second unit at 312 Ford Street.
3
4 The Orrs Creek PD proposes four (4) market rate single-family homes on existing
5 parcels, which is four fewer than the 2007 project. The precise development plan for the
6 Project was reviewed by the Design Review Board as required by city code. The DRB
7 found the Project compatible with the neighborhood and appropriate for the parcels. The
8 DRB also found the Project more appropriate than the previous precise development
9 plan approved for the site. The Project was also reviewed by City departments and
10 outside agencies. The City has adequate utilities and services available to serve the
11 Project. It is acknowledged that the neighborhood is underserved by parks. The project
12 proponent is required to pay the balance of the Parks Fee which is the mitigation for
13 impacts to parks and recreational facilities.
14
15 3. The population of our neiqhborhood continues to dramaticallv increase with no
16 concomitant increase in services. WNA refers to the analysis in the IS that states that
17 there are no parks or recreational facilities in the area and that none are included in the
18 Project.
19
20 It is correct that there are no parks or recreational facilities included in the Project. Each
21 parcel does provide usable outdoor space for the residents in the form of front yards and
22 porches and rear yards. Based on the small size of the Project, such facilities are not
23 needed to serve the recreational needs of the residents of the Project, and the general
24 plan does not require such facilities be provided on an individual project basis.
25
26 The project proponent is required to pay the remainder of the Parks Fee which is the
27 mitigation for any potential impacts of the Project to parks and recreational facilities (see
28 attachment 4). In addition, the project proponent cannot legally be required to mitigate
29 an existing deficiency in parks and recreational facilities. Any mitigation measure or
30 condition of approval must be the result of or related to the construction and operation of
31 the project and cannot exceed the project's incremental contribution to the existing
32 impact.
33
34 CONCLUSION
35
36 Staff recommends Planning Commission:
37
38 1. Make a recommendation to the City Council to adopt the Orrs Creek Homes Mitigated
39 Negative Declaration (MND) included in attachment 1 based on the findings included in
40 attachment 2; and
41
42 2. Make a recommendation to the City Council to introduce an ordinance to establish the
43 Orrs Creek Homes Planned Development with Precise Development Plan and Planned
44 Development Zoning Regulations based on the findings in attachment 3 and subject to
45 the conditions of approval included in attachment 4.
46
47
48
49
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
18
1 ATTACHMENTS:
2
3 1. Orrs Creek Homes Initial Environmental Study and Mitigated Negative Declaration
4 (provided to Planning Commission on October 1, 2014)
5 2. Draft Findings for Adoption of a Mitigated Negative Declaration
6 3. Draft Findings for Approval of a Rezone to Planned Development and a Precise
7 Development Plan
8 4. Draft Conditions of Approval
9 5. Draft City Council Ordinance for Rezone
10 6. Project Data Sheets date stamped August 5, 2014, Project Cutsheets date stamped July
11 31, 2014, and Drainage Letter date stamped September 3, 2014
12 7. Draft Orrs Creek Homes Planned Development Zoning Regulations dated October 14,
13 2014
14 8. Design Review Board June 12, 2014 Meeting Minutes Excerpt
15 9. Zoning and General Plan Maps— Parcels within 500 feet of Project
16 10. Plans for 2007 PD Zoning and Precise Development Plan date stamped September 25,
17 2014 (provided to Planning Commission on October 1, 2014)
18 11. Public Comment from Wagenseller Neighborhood Associated date stamped October 16,
19 2014
20 12. Project Plans with reduced 4 House Plan date stamped September 25, 2014 (provided
21 to Planning Commission on October 1, 2014)
22 13. Revised Project Plan sheets A01, A02, and A1.2 (Elevations for 127 and 129 Ford
23 Street) date stamped October 9, 2014
24
25
Orrs Creek Homes Planned Development and Precise Development Plan
File No.: Munis 258
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MITIGATED NEGATIVE DECLARATION/
� INITIAL ENVIRONMENTAL STUDY
Orrs Creek Homes Planned Development
ci o Ukiah and Precise Development Plan
Project Title and File Number: Orrs Creek Homes Planned Development Rezoning and Precise Development
Plan
File No.:258
Lead Agency Name and Address: City of Ukiah Department of Planning&
Community Development
300 Seminary Avenue
Ukiah,CA 95482
ProjeCt LoCation: 123-129 Ford Street(APNs 002-121-20,21,22,and 23)
Ukiah, Mendocino County,CA
Project Sponsor's Name and Mary Ann Lance
Address• 2659 Silver Stone Lane
Santa Rosa,CA 95407
General Plan Designation: HDR(High Density Residential)
Zoning: R3 (High Density Residential)
Flood Zone: Flood Zone X:Areas determined to be outside the 0.2%annual chance
floodplain
Contact Person: Kim Jordan
Phone Number/Email: (707)463-6207/kjordan@cityofukiah.com
Date Prepared: August—September 8, 2014
Public Review Period: September 15 through October 14,2014
PROJECT DESCRIPTION
Background / Previous Development Approval: In 2007, the Ukiah City Council approved a rezoning from
High Density Residential (R3)to Planned Development/ R3 Combining and a Precise Development Plan for the
four parcels included in this Project to allow each of the four parcels to be developed with one townhome with
one second unit and garage. In 2013, the approval of the rezoning to Planned Development / R3 Combining
and Precise Development Plan expired. As a result of the expiration of the rezoning, the zoning of the four
parcels (123, 125, 127, and 129 Ford Street) reverted to R3.
Proposed Project: The applicant is requesting City Council approval of: 1) a rezoning of the 4 parcels from
High Density Residential (R3) to Planned Development/ R3 Combining District; and 2) a Precise Development
Plan for the development of the Orrs Creek Homes Project ("ProjecY') in order to construct one (1) 1,536 square
foot single-family home with attached garage on each of the four (4) vacant parcels. The PD zoning is intended
to allow "flexibility in design and development in order to promote economical and efficient use of land ... It
generally provides a method for deviating from standardized zoning requirements to foster well-planned,
creative, and quality development." The Project site is 0.41 acre (17,332 square feet) and comprised of the
following infill parcels:
■ 123 Ford Street/Parcel 1: 7,024 square foot parcel with frontage on Ford Street. The site also
includes a section of Orrs Creek along the southwest property line and several mature trees, primarily
valley oaks. A one car garage is located at the rear(southeast corner) of the parcel adjacent to the east
property line. The Project includes the demolition of this garage.
■ 125 Ford Street/Parcel 2: 2,911 square foot parcel with frontage on Ford Street. There are no trees,
significant vegetation, or water courses on this parcel.
■ 127 Ford Street/Parcel 3: 3,085 square foot parcel with frontage on Ford Street. There are no trees,
significant vegetation, or water courses on this parcel.
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
■ 129 Ford Street/Parcel 4: 4,886 square foot parcel with frontage on Ford Street. There are no trees,
significant vegetation, or water courses on this parcel. This parcel includes an access easement for
approximately'/2 of the driveway that provides access from Ford Street to the residence (131 Ford
Street) located to south of parcels 2, 3, and 4 and the apartments located to the east of the Project site
(133 and 135 Ford Street).
Project Site Map
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Project Site
Access and Parkinq: All four parcels have frontage on Ford Street, a public street. Each residence would be
provided with two off-street parking spaces: One parking space in the attached garage plus one additional parking
space in the driveway. Due to the depth of the garage, it may be possible to park two (2)vehicles in the garage. In
order to reduce curbcuts along Ford Street, parcels 1 and 2 and parcels 3 and 4 would share a driveway curbcut.
Due to the narrowness of the parcels and location and width of the driveway curbcuts, on-street parking along the
Project frontage would be limited to two(2) parking spaces.
There is currently an easement located on the east side of the Project that provides access to 131 Ford Street
which is located to the rear(south of the Project) and to the apartments (133 and 135 Ford Street) located to east
of the Project. This easement will continue to provide access to these properties.
Buildinq Description: One house plan is proposed for all 4 parcels. The house plan includes a one story section at
the front of the house with a two-story section to the rear with an attached 12-foot wide garage. Due to the width of
the parcel, the width of the garage would accommodate one car. The depth of the garage may allow for two car
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Initial Study of Environmental Impacts
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
tandem parking. The house plan would be 640 square feet on the first floor that includes the living room, kitchen,
and '/2 bath and 896 square feet on the second floor that includes 3 bedrooms, 2 bathrooms, and laundry.
Existing Trees and Landscaping: Parcel 1 includes existing mature trees and a section of Orrs Creek. An
arborist report was prepared by Heather Criss of Criss Tree Care dated August 13, 2014. The arborist report
evaluated all significant native trees on the site over 4-inches diameter at breast height (DBH) on the site. All of
the trees on the site are recommended for preservation with the exception of a grouping of Quercus lobatas
located adjacent to the west property line that range in size from 3 inches to 35.5 inches DBH ("Group D"). The
report indicates that these trees have co-dominant x-stems, are younger in age, appear to be in poor health, and
that the root zones on the west side of these trees is impacted by the parking lot for the commercial
development located to the west of the parcel. The arborist report further indicates that there is mechanical
damage to several of the trees and that two of the larger trees are further compromised by the weak co-
dominant union at the base of the trees. The report indicates that construction of the Project would further
compromise the trees located in Group D and does not that"there is any benefit to keeping these trees."
The Project includes landscaping for the front yards and street trees. The rear yard would be left un-landscaped
with the intent that the purchaser of the lot would choose and install the rear yard landscaping.
Orrs Creek: Parcel 1/123 Ford Street includes an approximately 75-80 foot section of Orrs Creek along the
southwest property line. The closest development to Orrs Creek is the rear concrete patio on Lot 1; which is
approximately 24 feet from the top of bank.
Flood Zone: The Project is located in Flood Zone X: Areas determined to be outside the 0.2% annual chance
floodplain (Map #06045C1514F, effective date June 2, 2011). A FEMA letter of map amendment (LOMA) was
issued on April 4, 2006. The LOMA and civil plans (sheet C1) for the Project indicate the limits of the 100 year
flood plain are located below the Orrs Creek top of bank.
Utilities: The application materials (Project plans, sheet C3) indicate that water and sewer services for the
project would be provided from mains on the north side of Ford Street. Gas, electric, cable and telephone
service lines would be routed through a common trench at the rear of the lots. No new street lights are planned
along Ford Street as this is an established neighborhood.
Surrounding Land Uses and Setting: The environmental setting is comprised of the area bounded by North
State Street to the west, Orchard Avenue to the east, Brush Street to the north, and Clara Avenue to the south.
The Project is located within a developed urban area and surrounded by commercial development to the west
and a mix of single and multi-family development to the north, south, and east. Orrs Creek traverses the
southern portion of 123 Ford Street/Lot 1. Mature native trees are located within the creek back and along the
top of bank of Orrs Creek, including Lot 1. Valley oaks are located along the west property line of Lot 1.
■ North: Parcels to the north are zoned a mix of High Density Residential (R3) and Heavy Commercial
(C2)with the C2 parcels located primarily on State Street, Brush Street, and proximate to the railroad
tracks. The R3 parcels are developed with a mix of single-family and multi-family residences.
■ East: Parcels to the east are zoned a mix of Medium Density Residential (R2)and High Density
Residential (R3). The Parcels to the east include the Buddy Eller Center, which provides transitional
housing and alcohol and drug treatment, as well as single-family and multi-family residences.
■ South: Parcels to the south are zoned High Density Residential (R3). The parcel immediately south is
developed with a single-family home. A section of Orrs Creek traverses the rear(south) of Parcel 1.
Apartments are located on the south side of the Orrs Creek.
■ West: Parcels to the west are zoned Heavy Commercial (C2). The parcel on the west side of State
Street are zoned Community Commercial (C1) and include a variety of commercial uses. Aaron's (rent
to own)store is located immediately to the west of the Project site with the parking lot adjacent to 123
Ford Street/Parcel 1.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Orrs Creek Homes Setting
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PROJECT SITE
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Other Public Agencies With Approval Authority (e.g., permits, financing approval, or participation
agreement):
■ City of Ukiah Building Department
■ City of Ukiah Public Works Department
■ City of Ukiah Electrical Department
■ California Fish and Wildlife (trustee agency)
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, as indicated by the
checklist and corresponding discussion on the following pages.
� Aesthetics ❑ Agricultural Resources � Air Quality
� Biological Resources � Cultural Resources � Geology/Soils
❑ Hazards&Hazardous Materials � Hydrology/Water Quality � Land Use/Planning
❑ Mineral Resources � Noise ❑ Population/Housing
❑ Public Services ❑ Recreation ❑ Transportation/Traffic
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Initial Study of Environmental Impacts
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: INITIAL STUDY� MITIGATED NEGATIVE DECLARATION
❑ Utilities / Service Systems � Giobal Climate Change/GHG � Mandatory Findings of Significance
: DETERMINATION : (1'o be completed bytfie Lead AgencY)
Qn the basis of this initial evaluation:
❑ I find fhat the proposed project GOULD NOT have a significant effect on the environment, and a .
NEGATIVE DECLARATION will be prepared :
� I find that although the proposed project couid have a significant effect on the environment there will not
be a. significant eff.ect in this case because revisions inthe project have been made by or agreed #o by
the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that • the proposed project MAY have a significant effect on the environment, and an
: ENVIRONMENTAL IMPACT REPORT is required .
❑ 1 #ind 4haf the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1 ) has been adequately analyzed in
an earlier documen# pursuant #o applicable legal standards; and 2) has been addressed by mitigation
measures based orr the earlier analysis as described on attached sheets. An ENVIRONMENTAC
IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed . :
❑ J find that alfhough the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed ade.quately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and {b) haVe been avoided or mitigated pursuanf to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project; nothing further is required:
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� Planner's Signat�re: Date: September 8; 2014
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� Planner's Printed Name:: Kim Jordan Director, Gity of Ukiah Department of
-!---- - P-lanning &-Gommwnity-0evelopment --.---
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I SUMMARY OF FINDINGS ;
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i The proposed Froject is comprised of four (4) vacant parcels each of which would be developed with a single-
� family home with attached garage, front yard landscaping , and drainage improvements that include low impact
� development measureS in an urban area . The Project includes the demolition of a single car garage and #he
removal of a grouping of valley oak trees that were identified a,s unhealthy in the arborist report.
� A section of Orrs Creek traverses the rear of Lof 1 /123 Ford Street. No work would occur within the Orrs
� Creek: All mature trees on the site would be retained with the exception of a grouping of valley oaks located
: i along the west property line of Lot 1 that were identified as unhealthy in the arborist xeport. Six {6) street #rees
; would be planted along Ford Street as part of the Project.
�
+ Based on the review of the proposed Project, resources maintained by fhe Department of Planning and
; Gommunity Development, discussions with Gity .and outside agency Staff, and visits to the Project site and
� surrounding area, potential impacta have been identified and effective mitigation measures recommended for
1 Aesthetics; Air Quality, Biological Resources; Cultural Resources, GeologylSoils, Hydrology and Water Quality,
; Land Use and Planning; and Noise: Accordingly; it has been tletermined that a Mitigated Negative Declaration
� is appropriate for the project.
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� O�rs Greek Homes Planned Development Rezoning and Preclse Development Plan
� Initial Study of Environmental Impacts :
� September 2014 :
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
RECOMMENDED MITIGATION MEASURES:
Impact Mitigation Measure
Aesthetics 1. All outdoor light fixtures shall be located,aimed,and shielded so as to minimize light
Lighting for the Project could trespassing over property lines and avoid directing light towards motorists and pedestrians.
result in a new source of light Fixtures shall be full cutoff and nighttime friendly and shall be International Dark Sky
and glare. Association(IDA)approved or equivalent. Prior to installation of the exterior lighting,the
applicant shall prepare a photometric plan for review and approval by the Planning
Department that demonstrates that the lighting will not spillover onto adjacent properties
and that all lighting is shielded and downcast.
Air Quality 1. All activities involving site preparation,excavation,filling,grading,road construction,and
Construction of the Project building construction shall institute a practice of routinely watering exposed soil to control
would result in a temporary dust,particularly during windy days.
increase in increase PM-10
levels. 2. All activities involving site preparation,excavation,filling,grading,and actual construction
shall include a program of washing off trucks leaving the construction site to control the
transport of mud and dust onto public streets.
3. All inactive soil piles on the project site shall be completely covered at all times to control
fugitive dust.
4. All earth moving and grading activities shall be suspended if wind speeds(as instantaneous
gusts)exceed 25 miles per hour.
5. The burning of construction debris is prohibited. Any disposal of vegetation removed as a
result of site preparation shall be lawfully disposed of,preferably by chipping and
composting,or as authorized by the Mendocino County Air Quality Management District.
Biological Resources 1. The following measures shall be taken to protect and preserve Orrs Creek and steelhead trout:
Construction and operation of
the Project have the potential A. Prior to construction of site improvements,a final grading and drainage plan and an
to:impact Orrs Creek which erosion and sediment control plan,prepared by a Civil Engineer shall be submitted for
provides habitat for steelhead review and approval by the Department of Public Works. The plan shall specify all
trout,a species listed as measures necessary to protect Orrs Creek from sediment,including the permanent
threatened on pursuant to the restoration or protection of all disturbed areas to prevent future erosion. The sediment
Federal Endangered Species Act; and erosion control plan shall utilize only native or non-invasive non-native plant
impact native trees site that are materials to protect disturbed areas.Erosion and sediment control products utilizing
located proximate to the creek; netting,such as straw wattles,shall be bio-degradable,and designed to not entrap or
and impact nesting birds due to harm wildlife,wherever such options are available. Erosion and sediment control
tree removal measures shall be maintained and re-applied as necessary by the applicant until
undisturbed areas as fully stabilized.
B. Plans submitted for building permit shall be revised to extend the drainage swale located
at the rear(south)boundary of the Project to the east(rear of Lot 4)to discharge into a
new drain inlet designed to maximize storm water treatment and infiltration into the
swale. Also a Hydrology and Water mitigation measure.
C. Plans submitted for building permit shall include revised drainage swales,a typical
section,and proposed landscaping/ground cover for the swale. The revised swales shall
provide infiltration and treatment of stormwater runoff. Also a Hydrology and Water
mitigation measure.
D. Plans submitted for building permit shall demonstrate that roof drains are designed to
maximize infiltration into landscaped areas and not discharge directly into storm drains or
into the street. Also a Hydrology and Water mitigation measure.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Impact Mitigation Measure
E. Plans submitted for building permit shall how bare soil/exposed dirt in the rear yards of
each home will be covered until such time as the home buyers landscape the rear yard.
Also a Hydrology and Water mitigation measure.
F. Plans submitted for building permit shall show the fence on Lot 1/123 Ford Street
setback 5-feet from the Orrs Creek top of bank. The fencing shall be an open style design
with no barbs. The openings in the fencing shall allow for small animals to pass through
the fencing.
G. The Planned Development Zoning regulations for the Project shall prohibit the planting of
known invasive species and species identified in the California lnvasive Plant Council's
data base(http://www.cal-ipc.or�/paf/).
H. The Project Proponent shall verify whether a Stream Bed Alteration Permit from the
California Department of Fish and Wildlife is required for the Project. If a Stream Bed
Alteration Permit is required,the Project Proponent shall be obtained the permit prior to
the commencement of any grading or construction activities on the Project site and a
copy of the permit shall be provided to the Planning and Community Development
Department.
2. The following mitigation measure shall be implemented in order to protect any nesting birds.
A. If site preparation and tree removal/trimming include the spring bird nesting season
(February through July),a preconstruction survey shall be conducted by a qualified
professional within two weeks prior to removing/trimming any trees.If active nests(with
eggs or living young)are found,no activity shall be permitted that might disturb or remove
the active nests until the young birds are able to leave the nest and forage on their own.
Empty nests may be removed.If eggs or young are present,the nests shall be left until the
young birds leave.Setback buffers for the nests will vary depending on the species affected
and the location of the nest.Buffer zones shall be determined on a case by case basis in
consultation with a California Department of Fish and Wildlife biologist.
3. The healthy native trees identified as#A,B,C,E,F,G,and H on the Criss Arborist Report dated
August 13,2014 shall be preserved and protected.
4. In order to protect the trees to be preserved on Lot 1,the following shall be included on plans
submitted for building permit and are subject to staff review and approval:
A. Location of tree protection fencing and protective buffer(Trees#A,B,C,E,and F)
consistent with the locations recommended in the Criss Arborist Report dated August 13,
2014.The arborist report states that trees#G and H would not be impacted by
construction;therefore,protective fencing is not needed.
B. Name and contact information of the Project arborist(Criss)on the title page of the plans.
C. Notes on the plans that state that state"Construction materials,vehicles and equipment,
and the cleaning of equipment or materials is prohibited within the area of the protective
fencing and under the driplines of the trees to be protected and preserved.
D. A detail of the protective fencing and protective buffer recommended in the arborist
report.The fencing shall be 5 to 6 feet in height,metal and secured with in-ground posts.
E. Tree/riparian vegetation protection notes:
■ Care shall be taken when digging under ground near the base of the trees to be
protected and preserved.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Impact Mitigation Measure
■ All digging within 6-feet of the base of the trees shall be done by hand.
■ Any holes dug for construction(such as foundations,fence posts,utilities)shall
avoid roots 4 inches or greater by relocating these holes to an area where roots
do not exceed 4 inches.
■ Care shall be taken when removing the garage in order to prevent mechanical
damage to and soil compaction under trees#E and F.
■ Dumping of chemical,washing equipment,and/or stacking of loose debris on or
near root zones and near the creek is prohibited.
■ Any work near the creek shall be performed consistent with industry and
environmental standards in order to prevent damage to vegetation on the creek
bank. These standards include,but are not limited to,prohibiting the dumping
of chemicals,washing of equipment,and/or sacking of loose debris on or near
the root zones or near the top of bank of the creek.
5. An on-site preconstruction meeting shall he held with the head contractor,Project arborist
(Criss),and planning staff.
6. The Project arborist(Criss)shall provide general supervision over construction of the Project
that is proximate to the trees to be protected and preserved. This supervision may include
unscheduled visits to the site by the Project arborist.
7. The Planned Development regulations for the Orrs Creek Homes PD shall include the following
in order to ensure the protection of Orrs Creek and the threatened steelhead trout and the
ensure the preservation and protection of the trees identified for protection and preservation
in the arborist report prepared by Criss and dated August 13,2014.
A. Trees identified as#A,B,C,E,F,G,and H in the arborist shall be protected and preserved.
Removal of these trees is prohibited.
B. Any future development on the site shall be located outside of the dripline/canopy of the
protected trees(Criss Arborist Report dated August 13,2014,#A,B,C,E,F,G,and H).
C. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank. The
fencing shall be a maximum of 6-feet in height,open style,designed to allow movement
of wildlife and to prevent wildlife entanglement,and shall not include barbs.
D. Prohibition of the planting of known invasive species and species identified in the
California lnvasive Plant Council's data base(http://www.cal-ipc.org/paf/).
Cultural Resources 1. If,during site preparation or construction activities,any historic or prehistoric cultural
Construction of and grading for resources are unearthed and discovered,all work shall immediately be halted,and the City
the Project could result in the shall be notified of the discovery. The applicant shall be required to fund the hiring of a
discovery of unknown historic, qualified professional archaeologist to perform a field reconnaissance and to develop a precise
prehistoric,or cultural resources mitigation program if deemed necessary.
or the discovery of unknown
human remains. 2. If human remains are encountered during construction excavation and grading activities,State
Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until
the County Coroner has made the necessary findings as to the origin and disposition pursuant
to PRC Section 5097.98. If the remains are determined to be of Native American Descent,the
coroner has 24 hours to notify the Native American Heritage Commission(NAHC). The NAHC
will then identify the person(s)thought to be the Most Likely descendent,who will help
determine what course of action should be taken in dealing with the remains.
Geology and Soils In order to reduce the potential for the Project to result in erosion or the loss of top soil,the
Construction of the Project following mitigation measures shall be applied to the Project:
could result in erosion and/or
the loss of top soil. 1. Air Quality mitigation measures 1,2,3,and 4.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Impact Mitigation Measure
2. Biological Resources mitigation measure#1A.
Hydrology&Water Quality Biological Resources mitigation measures 1A through E.
Construction of the Project has
the potential to modify drainage
patterns in a manner that could
result in erosion and/or siltation
which could impact Orrs Creek
and to increase the amount and
rate of runoff.
Land Use and Planning Biological Resources mitigation measures#1,3,4,5,6,and 7 A and B.
The Project has the potential to
be inconsistent with General
Plan goals and policies related to
the health and viability of
tributaries to the Russian River,
the conservation of valley oaks,
and the maintenance and
enhancement of the urban
forest and shade tree canopies.
Noise 1. Construction hours are limited to Monday through Friday from 8:00 a.m.to 6:00 p.m.and
Construction of the Project Saturday from 9:00 a.m.to 4 p.m.Construction hours are prohibited on Sunday and all
would result in a short-term and holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise at
temporary increase in noise the property line is allowed outside of the construction hours noted above.
levels in the area that may affect
sensitive receptors in the vicinity Approval of additional construction hours may be requested in writing from the Planning and
of the Project and on the Project Community Development Director and Public Works Director for extenuating circumstances.
site. The written request must be submitted a minimum of 14 days prior to the date for which the
change in construction hours/days is being requested and shall explain the need for the
extended construction hours,describe the extenuating circumstances,and identify the
additional construction hours requested,including the duration.
2. Signs shall be posted at the Project site prior to commencement of construction of the
proposed Project for the purpose of informing all contractors/subcontractors,their
employees,agents,material haulers,and all other persons at the construction site(s)of the
basic requirements of mitigation measures for Noise.
3. Signs shall be posted at the construction site that include the permitted construction days and
hours,and day and evening contact name and phone number for the onsite complaint and
enforcement manager(see#4 below)to allow people to contact the complaint and
enforcement in the event of noise concerns related to the Project.
4. An onsite complaint and enforcement manager shall be designated for the Project and shall
respond to and track complaints and questions related to noise.The name and contact
information for the designated onsite complaint and enforcement manager shall be included
on the title sheet of the plans submitted for building permit.
5. Equipment and trucks used for proposed Project construction shall use the best available noise
control techniques(e.g.improved mufflers,use of intake silencers,ducts,engine enclosures,
and acoustically-attenuated shields or shrouds,wherever feasible).
6. Impact tools(e.g.jack hammers,pavement breakers,and rock drills)if used for Project
construction shall be hydraulically or electrically powered wherever possible to avoid noise
associated with compressed air exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive receptors as
possible and they shall be muffled.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Impact Mitigation Measure
8. No outside amplified sources(e.g.stereo"boom boxes")shall be used on site during Project
construction.
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if
the project, as proposed, may have a significant effect upon the environment. Based upon the
findings contained within this report, the Initial Study will be used in support of the preparation of
Mitigated Negative Declaration.
I. AESTHETICS �essThan
Potentially Less Than
Significant Significant With Significant No
Mitigation Impact
Would the project: impact Incorporated Impact
a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ �
b) Substantially damage scenic resources, including, but
not limited to,trees, rock outcroppings,and historic ❑ ❑ ❑ �
buildings within a state scenic highway?
c) Substantially degrade the existing visual character or � � � �
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the ❑ � ❑ ❑
area?
Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any
scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated
State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial
degradation to the existing visual character or quality of the site and its surroundings, or new sources of light or
glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate
or reflect upon adjacent property or could be directly seen by motorists or persons residing, working or
otherwise situated within sight of the project.
Discussion:
a) The Project site is located within the Wagenseller Neighborhood and would infill an existing residential
neighborhood by constructing one single-family home on each of the four vacant parcels. Commercial uses
are located to the west of the site on State Street, the Buddy Eller Center is located to the east of the site,
and residential uses are located to the south and west of the site. There are no scenic vistas within or
adjacent to the parcels included within the Project site; therefore, the Project would have no impact on a
scenic vista.
b) The Project site is not located within a state scenic highway; therefore, there is no impact.
c) The Project site is comprised of four vacant parcels (see photos below).
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Lot 1/123 Ford Street, Lot 2/125 Ford Street, and art of Lot 3/127 Ford Street
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The most significant change to the site would be the development of the site with single-family homes which
would obscure the visibility of Orrs Creek (primarily the trees along the creek bank)from the Ford Street public
right-of-way and the removal of a grouping of valley oak trees along the west property line of Lot 1.
Approximately 75 to 80 feet of Orrs Creek traverses the rear of Lot 1 and is located 80 to 147 feet from the front
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
property line. With development of the Project, this section of Orrs Creek would only be visible from the right-of-
way between the new homes that would be constructed. The parcels that would be developed were part of a
previous development project approval which has expired and are designated in the City's General Plan and
Zoning Ordinance for high density residential development. The Project is consistent with the uses and intensity
intended for the Project site.
The trees located along the west property line were evaluated by a certified arborist (Criss Arborist report
dated August 13, 2014). The report indicates that most of the trees on the site are healthy and can be
protected from the proposed development. The Project proposes the removal of a grouping of Quercus
lobatas (Valley oaks) located along the north boundary of 123 Ford Street/Parcel 1. The arborist report
states that these trees are currently in poor health and that there is no benefit to keeping them. The arborist
report also states construction of the Project would further compromise these trees (see photo below).
Group D Trees (proposed for removal)
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The Project includes the planting of six(6) street trees along the Project frontage, as well as front yard
landscaping. The remainder of the trees located on the Project site is recommended for preservation and
protection.
The design of the house plan takes design inspiration from homes in the Wagonseller Neighborhood,
including historic homes on Ford Street and Clara Avenue. The design and size of the homes is compatible
with existing development within the Wagonseller Neighborhood. As required by the Ukiah City Code, the
Project was reviewed by the Design Review Board (DRB). The DRB recommended approval of the Project
and made recommendations (but did not include the recommendations as conditions of approval)for
differentiating the four homes. Some of the recommendations from the DRB have been incorporated into
the Project by the applicant.
The Planning Commission may recommend additional modifications to the Project and the City Council may
apply conditions to the Project as part of the Planned Development and Precise Development Plan process.
Based on the above, the Project would have a less than significant impact on the existing visual character or
quality of the site and its surroundings.
d) The Project would create a new source of source of light and glare by constructing new single-family homes
with exterior lighting on four vacant lots. In order to ensure that the impact would be a less than significant
impact, the standard mitigation measure related to light and glare has been applied to the Project.
Mitigation Measures:
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
1. All outdoor light fixtures shall be downcast and located, aimed, and shielded so as to minimize light
trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures
shall be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA)approved
or equivalent. All exterior lighting shall be shown on building permit plans and is subject to Planning
staff review and approval.
2. The Planned Development(PD)zoning regulations for Orrs Creek Homes shall include requirements for
exterior lighting that requires lighting to be downcast and located, aimed, and shielded so as to minimize
light trespassing over property lines and avoid directing light towards motorists and pedestrians. The
PD regulations shall prohibit up-lighting.
Impact Significance After Mitigation: Less than Significant
2. AGRICULTURAL RESOURCES
Potentially Less Than Less Than
Significant Significant With Significant No
Impact Mitigation Impact Impact
Would the project: �ncorporated
a) Convert Prime Farmland, Unique Farmland,or
Farmland of Statewide Importance(Farmland), as
shown on the maps prepared pursuant to the Farmland ❑ ❑ ❑ �
Mapping and Monitoring Program of the California
Resources Agency,to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a � � � �
Williamson Act contract?
c) Involve other changes in the existing environment
which, due to their location or nature, could result in ❑ ❑ ❑ �
conversion of Farmland,to non-agricultural use?
Significance Criteria: Significant impacts would occur to agricultural resources if the proposed project would
hamper existing agricultural operations or convert agricultural land to urban uses.
Discussion:
a. The Project site is designated Urban and Built Up Land on the Mendocino County Important Farmland Map
2010 (sheet 2 of 2) maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency(ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/2010/men10 so.pdf).
b. 123, 125, 127, and 129 Ford Street(APNs 002-121-21, 002-121-22, 002-121-23, and 002-121-24) are
zoned High Density Residential (R3) and are not under a Williamson Act contract. There are no parcels
within the City of Ukiah zoned Agriculture.
c. The parcels included in the Project are located in an urbanized area, and development of the Project would
infill an existing residential neighborhood. There are no agricultural uses or parcels zoned Agricultural
within the City limits. Agricultural uses are not allowed or permitted in the R3 zoning district.
Based on the above discussion, the Project would have no impact on agricultural resources.
Mitigation Measures: None Required
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
3. AIR QUALITY
Where available,the significance criteria established by the applicable air quality management or air pollution control
district may be relied upon to make the following determinations.
Potentially Less Than Less Than
Significant Significant Significant No Impact
With Mitigation
Would the pl'ojeCt: Impact Incorporated Impact
a) Conflict with or obstruct implementation of the � � � �
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality ❑ � ❑ ❑
violation?
c) Result in a cumulatively considerable net increase of
any criteria pollutant for which the project region is
non-attainment under an applicable federal or state � � � �
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?
d) Expose sensitive receptors to substantial pollutant � � � �
concentrations?
e) Create objectionable odors affecting a substantial � � � �
number of people?
Significance Criteria: Air Quality Impacts would be significant if the project results in any of the following:
■ Conflicts with or obstructs implementation of any applicable Air Quality Plan;
■ Violates any air quality standard or contributes substantially to an existing or project air quality violation,
including a cumulatively considerable net increase of any criteria for which the region is in
nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality
Management District, the applicable daily thresholds for criteria pollutants would be significant if they
exceed any of the following:
■ Reactive organic gases (ROG) 220 Ibs.
■ Nitrogen oxides (Nox) 220 Ibs.
■ Sulfer oxides (Sox) 220 Ibs.
■ Particulates (PM10) 80 Ibs.
■ If carbon monoxide (CO) exceeds 550 Ibs./day, dispersion modeling is recommended to determine the
significance of the impact upon Federal or State standards.
■ Exposes sensitive receptors to substantial pollutant concentrations; or
■ Creates objectionable odors affecting a substantial number of people.
Discussion: The City of Ukiah is situated in the flat and narrow Ukiah Valley and the presence of the mountains
on both the west and east sides of the valley tends to restrict the horizontal east-west movement of pollutants.
While the potential for air pollution is high in the Ukiah Valley, measurements provided by the Mendocino
County Air Quality Management District (MCAQMD) indicate that actual pollutant levels are relatively low due to
the lack of upwind sources and the relatively low level of development in the local air basin. The staff of the
Mendocino County Air Quality Management District (MCAQMD) operates a monitoring site in Ukiah for
particulate matter(PM-10) and a multi-pollutant monitoring site in Ukiah for gaseous pollutants, which measures
ozone, carbon monoxide, nitrogen dioxide and sulfur dioxide. A brief discussion of the potential impacts of
these materials follows.
PM-10: Sources of PM-10 include field burning, dust from unpaved roads and grading operations, combustion,
and automobiles. 54 of the 58 counties in California exceed the permitted 24-hour concentration and are
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
designated non-attainment for PM-10 by the State Air Resources Board (ARB), although the ARB does not
require Attainment Plans forjurisdictions with PM-10 standard violations.
Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State 24-hour PM-
10 standard. This standard was exceeded on three days in 1990, two days in 1991, zero days in 1992, two
days in 1993, and one day in 1994. No exceedances have occurred since 1994, and no mitigation measures for
long-term PM-10 impacts will be required for this project.
However, the construction activities associated with the project development are expected to generate typical
short-term air quality impacts (PM-10/dust) as a result of site preparation and grading activities during the
construction phases. In addition, some vehicle emissions will be produced from heavy equipment, and
ultimately from vehicles associated with the future residential use of the proposed parcel.
The primary odor/dusUemissions receptors of concern are the occupants of the residences and businesses
located in the immediate vicinity of the project site. The proposed project will result in short-term impacts
associated with construction activities, including grading activities. MCAQMD recommends implementing
adequate dust suppression methods during grading and construction activities to minimize the generation of
fugitive dust, including the use of palliatives, frequent watering, or other methods approved by MCAQMD. Since
the Project is less than one acre is size, a permit is not required from MCAQMD. These measures are included
as recommended mitigation measures below. Since the Project is less than one acre in size, a permit from
MCAQMD is not required.
Ozone: Ozone is one of the most serious pollutants affecting the State and at least 30 of the 58 counties are
designated by ARB as non-attainment. At this time, Mendocino County is attainment for ozone, but the Ukiah
(East Gobbi Street) sampling station has shown a steady increase in the annual hours of ozone levels
exceeding the 40, 50, and 60 parts per billion thresholds since 1993. Additionally, the 80 ppb (State standard =
90 ppb) threshold has been exceeded twice since 1993. However, based upon 1993-1995 data, the ARB has
assigned Ukiah an "Expected Peak Day Concentration" (EPDC) level of 74 ppb, which means that any values
above 70 ppb would be excluded from the designation process as extreme concentrations (M. Nystrom, ARB,
personal communication, 4/24/97).
Regardless of the attainment designation and the EPDC status, ozone remains a pollutant of concern to the
Mendocino County Air Quality Management District. The major sources of ozone precursors are combustion
sources, such as factories, automobiles, and evaporation of solvents and fuels. In this case, the primary
contributor to long-term ozone creation will be the occupants' automobiles. However, the relatively small
number of vehicle trips caused by this project is not expected to cause significant increases in ozone production
and not mitigation measures are required.
Other Air Qualitv Pollutants: Other State criteria pollutants measured in Mendocino County have routinely been
measured at maximum concentrations well below the applicable Federal or State standards. In fact, the only
other pollutant of significant concern is carbon monoxide (CO), an odorless, colorless gas whose primary source
is automobiles. The local threshold for point source production of CO is 550 pounds per day, which are well
below the applicable thresholds. In fact, concentrations of CO measured in Mendocino County have never
exceeded State or Federal standards and no mitigation measures are required to address CO impacts.
The Project includes the demolition of a one car garage. Since the building type is residential, clearance from
MCAQMD is not required for demolition of the garage.
Odors generated by on-site activities can be reduced by regular trash collection, storage of food wastes in
closed containers, and enclosure and containment of outside storage materials. Mitigation measures and permit
conditions would ensure less than significant levels of air quality impacts.
a) The area is not subject to an air quality plan; therefore, there would be no impact.
b-d) Construction of the Project would result in an increase in PM-10 levels due primarily to site grading. The
Project is small (four housing units on 0.41 acre); therefore the duration of grading and construction would
be short, limiting the creation and duration of exposure to any increase in pollutant levels (PM-10). There
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
are residential uses (sensitive receptors) in the immediate area, which be exposed to an increase in PM-10.
Any exposure would be short in duration and temporary while construction of the Project(primarily grading)
occurs. The City of Ukiah and Mendocino County Air Quality Management District have developed
requirements that are applied to development projects in order to mitigate the increase in PM-10 levels.
These mitigation measures have been applied to this Project. Operation of the Project would not result in
an increase in pollutant concentrations, as four residential units would not result in a substantial increase in
pollutant levels. Based on the above impacts related to increases in pollutant levels would be less than
significant with the inclusion of the standard mitigation measures for construction and grading.
e) In general, single-family homes and residential uses are not known to create objectionable odors.
Construction activities could create a wide range of emissions, ranging from exhaust from heavy equipment
to the air-bound organic gases from solvents, insulating materials, caulking materials, and "wet" pavement,
which may be objectionable to some people. However, these odors would be short-term and temporary and
are not know to be substantial in nature. Based on the above, any impact related to objectionable odors
would be less than significant.
Mitigation Measures:
1. All activities involving site preparation, excavation, filling, grading, road construction, and building
construction shall institute a practice of routinely watering exposed soil to control dust, particularly during
windy days.
2. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a
program of washing off trucks leaving the construction site to control the transport of mud and dust onto
public streets.
3. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust.
4. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed
25 miles per hour.
5. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site
preparation shall be lawfully disposed of, preferably by chipping and composting, or as authorized by the
Mendocino County Air Quality Management District.
Impact Significance After Mitigation: Less than Significant
4. BIOLOGICAL RESOURCES Potentially �ess Than �ess Than
Significant Significant Significant No Impact
Would the project: im act With Mitigation im act
p Incorporated p
a) Have a substantial adverse effect,either directly or
through habitat modifications,on any species identified as
a candidate,sensitive, or special status species in local or � � � �
regional plans, policies,or regulations, or by the
California Department of Fish and Game or U.S. Fish and
Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies,or regulations or by the California ❑ � ❑ ❑
Department of Fish and Wildlife or US Fish and Wildlife
Service?
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4. BIOLOGICAL RESOURCES Potentially �ess Than �ess Than
Significant Significant Significant No Impact
Would the pl'ojeCt: Im act With Mitigation Im act
p Incorporated p
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water
Act(including, but not limited to, marsh,vernal pool, ❑ ❑ � ❑
coastal, etc.)through direct removal,filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with � � � �
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources,such as a tree preservation policy or ❑ � ❑ ❑
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation � � � �
Plan, or other approved local, regional, or state habitat
conservation plan?
Significance Criteria: Project impacts upon biological resources would be significant if any of the following
resulted:
■ Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status
species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or
U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird treaty Act;
■ Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or
regulations or by the agencies listed above;
■ Substantial effect(e.g., fill, removal, hydrologic interruption) upon Federally protected wetlands under
Section 404 of the Clean Water Act;
■ Substantially interfere with movement of native resident or migratory wildlife species or with established
native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites;
■ Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation policy or
ordinance).
Discussion:
The subject site is located in an older, urbanized area of the City. A 75-80 foot long section of Orrs Creek
traverses the southern part of Lot 1/ 123 Ford Street. The area below this creek bank contains several mature
oak trees and several smaller riparian tree species, as well as other vegetative cover that is adapted to riparian
conditions. The Project was referred to the California Department of Fish and Wildlife for review and comment.
Fish and Wildlife provided comments and recommendations on the Project which are discussed below.
The Orrs Creek Habitat Enhancement and Flood Control Studv identifies Orrs Creek as the largest creek
running through the City and ultimately to the Russian River. While the creek, as it passes through the City, no
longer supports the diversity of wildlife and native fish populations that it once did, the California Department of
Fish and Game (CDFG) indicates in the above-referenced study that it may be possible to rehabilitate the creek
so that it can once again provide spawning grounds for salmon and other native fish species. In a 1998 survey
of Orrs Creek by the CDFG, its staff concluded that Orrs Creek should be managed as an anadromous natural
production stream and recommended several measures to increase the creek's viability as a fish habitat. These
measures include, but are not limited to, reducing the amount of fine sediment entering the stream, increasing
near-stream riparian planting to provide bank stability and a buffering against urban runoff, and increasing the
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
canopy on Orrs Creek with plantings of willow, alder, redwood and Douglas fir along the stream, particularly
where shade canopy does not provide acceptable levels of cover.
Stream banks and their riparian vegetation serve to filter runoff water as it enters the stream channel. Without
these buffer zones, impurities can enter stream waters via storm runoff more directly. Riparian vegetation,
including cottonwood, alder, willow and valley oak, commonly grows along the Russian River and its tributaries,
such as Orrs Creek, providing shade canopies that keep waters cool enough for fish populations, as well as
essential habitat and corridors for water-related birds, mammals, amphibians and reptiles.
The Ukiah General Plan includes goals and policies related to the Russian River, creeks, and streams. These
goals and policies are discussed in the Land Use section below.
Lot 1 Trees alon Orrs Creek
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Fish: California Department of Fish and Wildlife provided the following comment"Orr Creek provides habitat for
steelhead trout (Oncorhynchus mykiss irideus), a species listed as threatened under the federal endangered
species act. Steelhead and other salmonids have been impacted by loss and degradation of habitat, including
high water temperatures due to a lack of streamside vegetation, siltation of spawning gravels, lack of adequate
in-stream flow, and lack of in-stream shelter and pools. Runoff, sedimentation, and vegetation should be
considered due to the developmenYs proximity to Orr Creek."
California Department of Fish and Wildlife provided recommendations to protect Orrs Creek, the habitat it
provides, and steelhead trout from impacts related to construction and operation of the Project.
Birds: The Project would remove a grouping of Quercus lobatas located along the west property line of Parcel
1 / 123 Ford Street (Arborist Report, Group D). The arborist report indicated that these trees were in poor
health, would be further compromised by construction of the Project, and that there would be no benefit to
retaining these trees. These trees have the potential to provide nesting habitat for birds. In order to reduce
impacts related to nesting birds to a less than significant level, mitigation measures have been applied to the
Project to determine if there are any nesting birds in the trees to be removed and if there are nesting birds
present to protect the nests during nesting season.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Group D Trees (proposed for removal)
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a and b)Construction and operation of the Project has the potential to impact steelhead trout, a species listed
as threatened under the federal Endangered Species Act. In order to reduce these impacts to a less than
significant level, mitigation measures have been applied to the Project to reduce and treat runoff to Orrs
Creek (habitat) and that prohibit the planting of know invasive species.
c) The Project does not include any wetlands as defined by Section 404 of the Clean Water Act. The Project
site does include a section of Orrs Creek; however, no work within the creek banks is included in the
Project. Therefore, the Project would have no impact related to wetlands.
d) The Project includes the removal of a grouping of valley oaks trees (Group D) located along the west
property line of Lot 1 / 123 Ford Street. These trees were evaluated by a certified arborist as part of the
arborist report prepared for the Project. The report concluded that these trees were unhealthy and that
there was no benefit in retaining the trees. Removal of these trees has the potential to impact nesting birds,
if any nests are present. The standard mitigation measure related to tree removal and the bird nesting
season has been applied to the Project which would reduce the impact to less than significant.
Orrs Creek provides habitat for steelhead trout and Orrs Creek traverses the southern section of Lot 1 / 123
Ford Street. The Project does not include any work within the creek banks. However, construction and
operation of the Project could result in erosion and sedimentation into Orrs Creek which could damage Orrs
Creek and, thereby, steelhead trout. Mitigation measures, developed in consultation with Fish and Wildlife
staff, have been applied to the Project. The implementation of these mitigation measures would reduce
impacts to less than significant.
The Project includes open fencing for Lot 1 / 123 Ford Street that is proximate to and crosses the Orrs
Creek top of bank. Creeks are known to act as habitat and wildlife corridors. It is likely that small mammals,
amphibians and reptiles use Orrs Creek as a wildlife corridor. In order to prevent trespass into the creek
which may result in damage to the creek and to provide a path for animals that may use Orrs Creek as a
corridor, mitigation measure have been included related to fencing for Lot 1 /123 Ford Street.
Implementation of this mitigation measure would reduce impacts to less than significant.
e) The City of Ukiah does not have a tree preservation ordinance that applies to the Project site. The City of
Ukiah General Plan includes goals and policies related to trees and creeks. The inclusion of the mitigation
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
measures for the protection of Orrs Creek and steelhead trout would reduce impacts to less than significant
and make the Project consistent with the goals and policies included in the General Plan.
The General Plan includes goals and policies to preserve and protect trees and to enhance the urban forest
and the canopies provided by shade trees (See discussion under the Land Use section below). In order to
protect the trees proposed for retention and preservation from construction related impacts, the
recommendations from the arborist included in the report dated August 13, 2014 have been included as
mitigation measures. Implementation of the recommendations included in the arborist report would protect
and preserve existing healthy trees located on the Project site which is consistent with the General Plan
goals and policies included in the general plan.
f) The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.
Mitigation Measures:
1. The following measures shall be taken to protect and preserve Orrs Creek and steelhead trout:
A. Prior to construction of site improvements, a final grading and drainage plan and an erosion and
sediment control plan, prepared by a Civil Engineer shall be submitted for review and approval by the
Department of Public Works. The plan shall specify all measures necessary to protect Orrs Creek from
sediment, including the permanent restoration or protection of all disturbed areas to prevent future
erosion. The sediment and erosion control plan shall utilize only native or non-invasive non-native
plant materials to protect disturbed areas. Erosion and sediment control products utilizing netting, such
as straw wattles, shall be bio-degradable, and designed to not entrap or harm wildlife, wherever such
options are available. Erosion and sediment control measures shall be maintained and re-applied as
necessary by the applicant until undisturbed areas as fully stabilized.
B. Plans submitted for building permit shall be revised to extend the drainage swale located at the rear
(south) boundary of the Project to the east(rear of Lot 4)to discharge into a new drain inlet designed to
maximize storm water treatment and infiltration into the swale. Also a Hydrology and Water mitigation
measure. Not sure about this.
C. Plans submitted for building permit shall include revised drainage swales, a typical section, and
proposed landscaping/ground cover for the swale. The revised swales shall provide infiltration and
treatment of stormwater runoff. Also a Hydrology and Water mitigation measure.
D. Plans submitted for building permit shall demonstrate that roof drains are designed to maximize
infiltration into landscaped areas and not discharge directly into storm drains or into the street. Also a
Hydrology and Water mitigation measure.
E. Plans submitted for building permit shall how bare soil/exposed dirt in the rear yards of each home will
be covered until such time as the home buyers landscape the rear yard. Also a Hydrology and Water
mitigation measure.
F. Plans submitted for building permit shall show the fence on Lot 1 /123 Ford Street setback 5-feet from
the Orrs Creek top of bank. The fencing shall be an open style design with no barbs. The openings in
the fencing shall allow for small animals to pass through the fencing.
G. The Planned Development Zoning regulations for the Project shall prohibit the planting of known
invasive species and species identified in the California lnvasive Plant Council's data base
(http://www.ca I-i pc.orq/paf/).
H. The Project Proponent shall verify whether a Stream Bed Alteration Permit from the California
Department of Fish and Wildlife is required for the Project. If a Stream Bed Alteration Permit is required,
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
the Project Proponent shall be obtained the permit prior to the commencement of any grading or
construction activities on the Project site and a copy of the permit shall be provided to the Planning and
Community Development Department.
2. The following mitigation measure shall be implemented in order to protect any nesting birds.
A. If site preparation and tree removal/trimming include the spring bird nesting season (February through
July), a preconstruction survey shall be conducted by a qualified professional within two weeks prior to
removing/trimming any trees. If active nests (with eggs or living young)are found, no activity shall be
permitted that might disturb or remove the active nests until the young birds are able to leave the nest and
forage on their own. Empty nests may be removed. If eggs or young are present, the nests shall be left
until the young birds leave. Setback buffers for the nests will vary depending on the species affected and
the location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a
California Department of Fish and Wildlife biologist.
3. The healthy native trees identified as#A, B, C, E, F, G, and H on the Criss Arborist Report dated August 13,
2014 shall be preserved and protected.
4. In order to protect the trees to be preserved on Lot 1, the following shall be included on plans submitted for
building permit and are subject to staff review and approval:
A. Location of tree protection fencing and protective buffer(Trees#A, B, C, E, and F)consistent with the
locations recommended in the Criss Arborist Report dated August 13, 2014. The arborist report states
that trees#G and H would not be impacted by construction; therefore, protective fencing is not needed.
B. Name and contact information of the Project arborist(Criss) on the title page of the plans.
C. Notes on the plans that state that state"Construction materials, vehicles and equipment, and the
cleaning of equipment or materials is prohibited within the area of the protective fencing and under the
driplines of the trees to be protected and preserved.
D. A detail of the protective fencing and protective buffer recommended in the arborist report. The fencing
shall be 5 to 6 feet in height, metal and secured with in-ground posts.
E. Tree/riparian vegetation protection notes:
• Care shall be taken when digging under ground near the base of the trees to be protected and
preserved.
■ All digging within 6-feet of the base of the trees shall be done by hand.
■ Any holes dug for construction (such as foundations, fence posts, utilities)shall avoid roots 4
inches or greater by relocating these holes to an area where roots do not exceed 4 inches.
• Care shall be taken when removing the garage in order to prevent mechanical damage to and
soil compaction under trees#E and F.
■ Dumping of chemical, washing equipment, and/or stacking of loose debris on or near root zones
and near the creek is prohibited.
■ Any work near the creek shall be performed consistent with industry and environmental
standards in order to prevent damage to vegetation on the creek bank. These standards
include, but are not limited to, prohibiting the dumping of chemicals, washing of equipment,
and/or sacking of loose debris on or near the root zones or near the top of bank of the creek.
5. An on-site preconstruction meeting shall he held with the head contractor, Project arborist (Criss), and
planning staff.
6. The Project arborist(Criss)shall provide general supervision over construction of the Project that is
proximate to the trees to be protected and preserved. This supervision may include unscheduled visits to
the site by the Project arborist.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
7. The Planned Development regulations for the Orrs Creek Homes PD shall include the following in order to
ensure the protection of Orrs Creek and the threatened steelhead trout and the ensure the preservation and
protection of the trees identified for protection and preservation in the arborist report prepared by Criss and
dated August 13, 2014.
A. Trees identified as#A, B, C, E, F, G, and H in the arborist shall be protected and preserved. Removal
of these trees is prohibited.
B. Any future development on the site shall be located outside of the dripline/canopy of the protected trees
(Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
C. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank. The fencing shall
be a maximum of 6-feet in height, open style, designed to allow movement of wildlife and to prevent
wildlife entanglement, and shall not include barbs.
D. Prohibition of the planting of known invasive species and species identified in the California lnvasive
Plant Council's data base (http://www.cal-ipc.orq/paf/).
Impact Significance After Mitigation: Less than Significant
5. CULTURAL RESOURCES �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the pPOjeCt: Impact Incorporated Impact
a) Cause a substantial adverse change in the significance � � � �
of a historical resource as defined in 15064.5?
b) Cause a substantial adverse change in the significance � � � �
of an archaeological resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique paleontological � � � �
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred � � � �
outside of formal cemeteries?
Significance Criteria: A significant impact to historic and cultural resources would occur if implementation of
the project would:
■ Cause a substantial change in the significance of a historical or cultural resource;
■ Result in the removal or substantial exterior alteration of a building or structure or district that may be eligible
for listing in the National Register or California Register;
■ Result in the removal or substantial exterior alteration of a building or structure so that it results in the loss of
a designated county landmark in the City of Ukiah;
■ Result in the destruction of a unique paleontological resource, site or unique geological feature, or disturbs
any human remains.
Discussion:
a) The Project includes 4 vacant parcels. The residence located directly across the street at 124 Ford Street is
listed on the City's 1999 Historic and Architectural Inventory as 3S (Appears eligible for National Register as
an individual property through survey evaluation). The development of the four parcels with single-family
homes would infill an existing residential neighborhood developed with a mixed of single-family and multi-
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
family homes. The design of the house plan takes design inspiration from homes in the Wagonseller
Neighborhood, including historic homes on Ford Street and Clara Avenue. The design and size of the
homes is compatible with existing development within the Wagonseller Neighborhood. As required by the
Ukiah City Code, the Project was reviewed by the Design Review Board (DRB). The DRB recommended
approval of the Project and made recommendations (but did not include the recommendations as conditions
of approval)for differentiating the four homes. The Project includes the demolition of a one-car garage. This
garage was approved for demolition as part of the previously approved Project and is not subject to the
City's demolition ordinance for structures over 50 years old which exempts accessory buildings.
124 Ford Street(north side of Ford Street)
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
123— 129 Ford Street Street Frontage View
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The Project would not change the existing historic resources located in the immediate area or within the
larger Wagonseller Neighborhood and the homes have been designed to be compatible with the
neighborhood, including the homes identified as historic in the City's Historic and Architectural Inventories.
Based on the above, the Project would have a less than significant impact on potentially historic resources.
b) The parcels included in the Project are not located in in an area of"High" archeological sensitivity as
identified in Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan.
Although the discovery of archeological resources is unlikely, a standard mitigation measure has been
applied to the Project in order to ensure that any potential resources are not significantly impacted.
Implementation of the standard mitigation measure would reduce any potential impacts to less than
significant.
c) The project site does not contain any unique paleontological resources or unique geological features.
Therefore, there would be no impact on these resources as a result of construction or operation of the
Project.
d) The parcels included in the Project are not known to include any human remains. Although it is highly
unlikely that human remains, including Native American remains, would be discovered on the parcels
included in the Project, due to the sensitive nature of this type of discovery, the standard mitigation measure
has been applied to the Project. Implementation of this mitigation measure would reduce any potential
impact to less than significant.
Mitigation Measures:
1. If, during site preparation or construction activities, any historic or prehistoric cultural resources are
unearthed and discovered, all work shall immediately be halted, and the City shall be notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to
perform a field reconnaissance and to develop a precise mitigation program if deemed necessary.
2. If human remains are encountered during construction excavation and grading activities, State Health and
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Coroner has
made the necessary findings as to the origin and disposition pursuant to PRC Section 5097.98. If the
remains are to be of Native American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The NAHC will then identify the person(s)thought to be the Most Likely
Descendent, who will help determine what course of action should be taken in dealing with the remains.
Impact Significance After Mitigation: Less than Significant
6. GEOLOGY AND SOILS �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury,or death ❑ ❑ � ❑
involving:
i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the � � � �
area or based on other substantial evidence of a
known fault? Refer to Division of Mines and Geology
Special Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ � ❑
iii) Seismic-related ground failure, including � � � �
liquefaction?
iv) Landslides? ❑ ❑ ❑ �
b) Result in substantial soil erosion or the loss of topsoil? ❑ � ❑ ❑
c) Be located on a geologic unit or soil that is unstable,or
that would become unstable as a result of the project, � � � �
and potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil,as defined in Table 18-1-B
of the Uniform Building Code(1994), creating substantial ❑ ❑ � ❑
risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems � � � �
where sewers are not available for the disposal of
wastewater?
Significance Criteria: A significant geologic impact would occur if a project exposed people or structures to
major geologic features that pose a substantial hazard to property and/or human life, or hazards such as
earthquake damage (rupture, groundshaking, ground failure, or landslides), slope and/or foundation instability,
erosion, soil instability, or other problems of a geologic nature that cannot be mitigated through the use of
standard engineering design and seismic safety design techniques.
A significant geologic impact would occur if a project exposed people or structures to major geologic features
that pose a substantial hazard to property/or human life, or hazards such as earthquake damage.
The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which traverses the valley
to the east and north of the City and according to resource materials maintained by the Ukiah Planning
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Department, the projected maximum credible earthquake along this fault would have an approximate magnitude
of 7.4 on the Richter scale. However, the subject property is not situated directly on or near an Alquist-Priolo
fault zone and the relatively flat site has no known slope and/or foundation instability, soil instability, or other
geologic hazards that would become unstable as a result of the project, and potentially result in on- or off-site
landslide, lateral spreading, subsidence, liquefaction or collapse.
Discussion:
a) Fault Rupture: No known active fault zones cross the Project parcels based on official fault maps. The
Macaama fault zone is located to the east of the project site and therefore fault rupture hazard is considered
low since research has shown that the Maacama Fault is confined to a limited zone with little or no splaying.
Impacts related to fault rupture are less than significant.
Seismic: The Project is required to comply with the seismic design standards included in the California
Building Code. Compliance with these requirements would reduce impacts resulting from strong seismic
ground shaking to less than significant.
Liauefaction: According to the Soil Survev of Mendocino Countv, Eastern Part, and Trinitv County
Southwestern Part published by the U.S. Soil Conservation Service, the subject property is underlain by an
"urban mix"that includes native soils mixed with non-native fill materials that are only partially covered by
patches of asphalt and hard-packed gravel. The project site is not in an area with any known deposits of
soils that are unstable, or that would become unstable as a result of the project, or potentially result in on-or
off-site landslide, lateral spreading, subsidence, liquefaction or collapse.
Landslide: The Project parcels and surrounding area are relatively flat and no new slopes would be created
as a result of the Project; therefore, there are no impacts related to landslides related to seismic activity.
b) It is possible that soil erosion and/or loss of topsoil could increase on the site if soils are left exposed to
winds or storm waters for any substantial period of time during construction. Such impacts would generally
be short-term in nature, but could cause significant erosion if normal grading and site preparation
techniques are not utilized during the development phase of the project. The Project site is relatively flat,
therefore it is not anticipated that development of the parcels would require extensive grading, cutting or
filling, or other site preparation activities that would cause substantial soil erosion or the loss of topsoil.
The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the Ukiah City
Code which includes requirements intended to reduce erosion and sedimentation. Implementation of these
requirements through the building permit process would reduce impacts to less than significant.
A sedimentation prevention and erosion control plan for the Project is required to be prepared by a
registered civil engineer and is subject to review and approval by the Public Works Department.
Implementation of the approved sedimentation prevention and erosion control plan would result in less than
significant impacts to erosion and the loss of topsoil.
The Project does not include any work within the banks of Orrs Creek. Existing trees and vegetation along
the top of banks and within the creek banks would remain. The Project includes open style fencing along
the Orrs Creek top of bank at the rear of Lot 1 /123 Ford Street to prevent trespass to and from the creek.
Retention of existing vegetation, including mature trees, helps to stabilize soil and the creek bank and
prevent erosion. The retention of the existing vegetation and installation of the fencing would reduce
potential impacts related to erosion of the creek bank to less than significant.
c) The area in which the Project is located is not known for unstable soils or geologic units that would be
subject to on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. The Project site
and surrounding area is relatively flat, making landslide unlikely. Based on the above, the Project would
have a less than significant impact related to on-or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse.
d) There are no known deposits of expansive soils, as defined in Table 18-1-B of the Uniform Building Code.
The Project site is relatively flat, so it is not anticipated that extensive grading, cutting or filling, or other site
preparation activities would be required for the Project. Based on the above, impacts would be less than
significant.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
e) The Project does not include any septic tanks or alternative wastewater disposal systems; therefore, there is
no impact.
Mitigation Measures:
In order to reduce the potential for the Project to result in erosion or the loss of top soil, the following mitigation
measures shall be applied to the Project:
3. Air Quality mitigation measures 1, 2, 3, and 4.
4. Biological Resources mitigation measure#1A.
Impact Significance After Mitigation: Less than Significant
7. HAZARDS&HAZARDOUS MATERIALS �ess Than
Potentially Less Than
Significant With
Significant Significant No Impact
Impact Mitigation Impact
Would the project: �ncorporated
a) Create a significant hazard to the public or the
environment through the routine transport, use,or ❑ ❑ ❑ �
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and � � � �
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances,or waste within ❑ ❑ ❑ �
one-quarter mile of an existing or proposed school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, ❑ ❑ ❑ �
would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted,within two
miles of a public airport or public use airport,would the ❑ ❑ � ❑
project result in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private airstrip,would
the project result in a safety hazard for people residing or o o ❑ �
working in the project area?
g) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency ❑ ❑ ❑ �
evacuation plan?
h) Expose people or structures to a significant risk of loss,
injury or death involving wildland fires, including where � � � �
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Significance Criteria: A significant impact to the environment and the public associated with hazards and
hazardous materials would result from a project if any of the following occurred:
■ Creation of a significant hazard to the public or environment by routine transport, use or disposal of
hazardous materials or from foreseeable upset and accident conditions;
■ Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste within '/4
mile of an existing or proposed school;
■ Location of a project on a listed hazardous materials site compiled pursuant to Government Code
Section 65962.5;
• Be located within an adopted Airport Land Use Plan and expose people to a safety hazard;
• Be located within the vicinity of a private airstrip and expose people to a safety hazard;
■ Impairment/interference with adopted emergency response plan or emergency evacuation plan; or
• Be located in or near a wildland area and expose people to risk due to wildland fire.
Discussion:
a-c) The Project would construct four residential units. Residential uses are not known to routinely use, transport,
or dispose of significant amounts of hazardous materials. Since residential uses do not routinely use,
transport, or dispose of significant amounts of hazardous materials, the Project would not result in the
accidental release of hazardous materials or emissions. Based on the above, the Project would have no
impact related to hazardous materials.
d) The parcels included in the Project are not located on a list(Cortese List) of hazardous materials sites
compiled pursuant to Government Code Section 65962.5.
c) The Project site is located outside the boundaries of the Ukiah Municipal Airport Master Plan (1996). The
project site is located approximately two miles north of the runway for the publicly-maintained Ukiah
Municipal Airport and the single-family homes will occasionally be subject to over-flights by planes flying into
or out of this airport. Impacts related to aircraft would be limited to the occasional overflight of aircraft and,
therefore, are considered less than significant.
d) The parcels included in the Project are not located within the vicinity of a private airstrip.
e) The City does not have an adopted emergency response plan or evacuation plan. Therefore, the Project
would have no impact on and would not interfere with an adopted emergency response plan or evacuation
plan. The Project has been reviewed by the Fire Department and Police Department and no comments
were received regarding emergency access to the site.
Mitigation Measures: None required
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
8. HYDROLOGY AND WATER QUALITY �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Violate any water quality standards or waste discharge � � � �
requirements?
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level(e.g.,the production rate of ❑ ❑ � ❑
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or
area,including through the alteration of the course of a � � � �
stream or river,in a manner which would result in
substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the site or
area,including through the alteration of the course of a
stream or river,or substantially increase the rate or amount ❑ � ❑ ❑
of surface runoff in a manner which would result in flooding
on-or off-site?
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems ❑ ❑ � ❑
or provide substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality? ❑ ❑ � ❑
g) Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood ❑ ❑ ❑ �
Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures which ❑ ❑ ❑ �
would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss,injury
or death involving flooding,including flooding as a result of ❑ ❑ � ❑
the failure of a levee or dam?
j) Inundation by seiche,tsunami,or mudflow? ❑ ❑ ❑ �
Significance Criteria: Significant impacts associated with hydrology and water quality would result from a
project if water quality standards or waste discharge requirements were violated; groundwater and surface water
quality and quantity were substantially altered; drainage patterns were substantially altered that would increase
erosion/siltation and increase surface runoff; increase runoff that would exceed capacity of existing or planned
drainage systems or add a substantial source of pollution; located on a 100-year floodplain; or expose people to
hydrological hazards such as flooding or inundation by seiche, tsunami, or mudflow.
Discussion:
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
a) The Project is required to comply with the requirements of the Ukiah City Code (UCC). Division 9, Chapter
7, Erosion and Sediment Control regulates grading on public and private property in order to control erosion
and sedimentation, protect water quality, and safeguard health, safety and the public welfare. The
requirements of this chapter require Projects subject to a grading permit to include specific design standards
as part of the plans including requirements for: general site and good housekeeping; erosion control;
sediment control; waterway and watercourse protection; and construction site access (section 9703). This
Chapter also requires the holder of the grading permit to establish and implement construction site
management practices that prevent toxic materials and other debris from entering the storm drain and
waterway systems (section 9704). Compliance with the City's requirements would result in a less than
significant impact to waste water discharge.
Building permits from the City of Ukiah are required. The permits require compliance with specific standards
designed to comply with water quality standards and to avoid illicit discharge. Compliance with these
requirements would result in no impact from the Project.
A section of Orrs Creek traverses the southern portion of Lot 1 /123 Ford Street. In order to prevent
potential impacts to Orrs Creek, specific mitigation measures have been applied to the Project. See
Biological Resources discussion and mitigation measures above. Implementation of the mitigation
measures for the protection of Orrs Creek and steelhead trout would reduce potential impacts related to
water quality standards in Orrs Creek to less than significant.
b) The Project is a residential, small lot infill development. The Project site is 0.41 acre (17,732 square feet)
and would be developed with four(4)single-family homes. Lot coverage for each parcel would be 1,811
square feet, comprised of the first floor, attached garage, covered front and back porches/patios, and
concrete in the sideyard. This leaves 10,662 square feet as potentially pervious surface. The Project
includes front yard landscaping for each parcel which would provide 750 square feet of pervious yard area.
This landscaping would allow groundwater infiltration. The Project also includes drainage swales along the
south (rear) property lines of Lots 2 and 3. The swales will allow for infiltration and filtering of stormwater
runoff. The Project does not include landscaping other than the front yard areas. The remainder of
landscaping (side and rear yards)would be the responsibility of the home buyer. Lot 1 includes mature
trees that are proposed to be protected and preserved as part of the Project. This area also provides an
area for groundwater recharge. Based on the above, construction and operation of the Project would have
a less than significant impact on groundwater recharge and groundwater supply.
c-d)A 75-80 foot section of Orrs Creek traverses the southern portion of 123 Ford Street/Lot 1. No work within
the banks of the creek is included in the Project. A portion of the site currently drains to Orrs Creek and the
remainder of the site drains to the existing drop inlet located on the east side of the site at the rear of Lot 4/
129 Ford Street. The Project site would be graded in order to provide proper drainage for the parcels. A
Preliminary Grading and Drainage Plan (sheet C1)was prepared for the Project. The Preliminary Grading
and Drainage Plan shows that water would be collected in concrete V-ditches located between Lots 1 and 2
and Lots 3 and 4 for drainage to the swale located at the rear of Lots 2 and 3 which would eventually drain
into the existing drop inlet. Mitigation measures have been applied to the Project to reduce impacts related
to erosion and sedimentation (see Biological Resources discussion and mitigation measures above).
Implementation of these mitigation measures would result in a less than significant impact related to altering
drainage patterns and erosion and siltation. Implementation of these mitigation measures would result in a
less than significant impact related to the potential for the Project to result in an increase in the rate or
amount of surface runoff.
e-f)The Project was reviewed by Public Works and the existing stormwater system has adequate capacity to
serve the Project. The Project is required to comply with the requirements of the Ukiah City Code (UCC).
Division 9, Chapter 7, Erosion and Sediment Control regulates grading on public and private property in
order to control erosion and sedimentation, protect water quality, and safeguard health, safety and the
public welfare. See discussion above under a.
The Project is small (0.41 acre developed with four single-family homes). The Project includes low impact
development best management practices, including the use of swales to collect runoff. Based on the
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
above, potential impacts to storm drain systems and contribution of polluted runoff would be less than
significant.
g-h)The project is not located within a 100 year flood hazard area or within a 100 year flood zone as mapped on
a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. The
Project is located within Zone X (areas determined to be outside of the 0.2% annual chance floodplain) on
FEMA Flood Insurance Rate Map#06045C1512F, Panel #1512 of 2100, dated June 2, 2011. A FEMA letter
of map amendment (LOMA)was issued on April 4, 2006. The LOMA relocated the 100 flood plain to the
within the channel of Orrs Creek (Project plans, sheet C1). Based on the above, the Project would have no
impact related to placing homes or structures in an area subject to flooding.
i) The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation
due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation
is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west
side of the valley. The main channel of flooding is expected to follow State Street or US 101. Therefore, the
impact would be less than significant.
j) The Project is located inland; therefore, there would no impact related to be inundation by seiche, tsunami,
or mudflow.
Mitigation Measures:
1. Prior to construction of site improvements, a final grading and drainage plan and an erosion and sediment
control plan, prepared by a Civil Engineer shall be submitted for review and approval by the Department of
Public Works. The plan shall specify all measures necessary to protect Orrs Creek from sediment, including
the permanent restoration or protection of all disturbed areas to prevent future erosion.
2. Plans submitted for building permit shall be revised to extend the drainage swale located at the rear(south)
boundary of the Project to the east(rear of Lot 4)to discharge into a new drain inlet designed to maximize
storm water treatment and infiltration into the swale. Not sure about this.
3. Plans submitted for building permit shall include revised drainage swales, a typical section, and proposed
landscaping/ground cover for the swale. The revised swales shall provide infiltration and treatment of
stormwater runoff.
4. Plans submitted for building permit shall demonstrate that roof drains are designed to maximize infiltration
into landscaped areas and not discharge directly into storm drains or into the street.
5. Plans submitted for building permit shall how bare soil/exposed dirt in the rear yards of each home will be
covered until such time as the home buyers landscape the rear yard.
Impact Significance After Mitigation: Less than Significant
9. LAND USE AND PLANNING �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Physically divide an established community? ❑ ❑ ❑ �
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
9. LAND USE AND PLANNING �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
b) Conflict with any applicable land use plan, policy,or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan,specific � � � �
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigating an
environmental effect?
c) Conflict with any applicable habitat conservation plan or � � � �
natural community conservation plan?
Significance Criteria: Significant land use impacts would occur if the project substantially conflicted with
established uses, disrupted or divided an established community, or resulted in a substantial alteration to
present or planned land uses. Proposed project consistency with the Ukiah General Plan and zoning and any
other applicable environmental plans and policies is also evaluated in making a determination about potential
land use impacts.
Discussion:
a) The Project would infill and existing residential area by constructing one single-family home on each of four
vacant parcels. Therefore, the Project would not divide an established community and would have no
impact.
b) There is no specific plan that applies to the Project; and the Project is not located in the coastal zone.
Zoning: The Project includes the rezoning of the parcels included in the Project from High Density
Residential (R3)to Planned Development(PD)/High Density Residential (R3) Combining. The intention of
the PD zoning designation is "to allow flexibility in design and development in order to promote economical
and efficient use of land; ... preserve the natural environment... It generally provides a method for deviating
from standardized zoning requirements to foster well-planned, creative, and quality development."The
Project would deviate from the R3 zoning standards in that it proposes smaller setbacks to the front of the
building, front of the garage, for the side yards and also proposes two-vehicle tandem parking. The Project
was reviewed by the Design Review Board (DRB). The DRB found the Project compatible with the site and
the neighborhood and recommended approval of the Project. Based on the above, the Project is consistent
with the intent of the PD combining district and would have a less than significant impact related to
compliance with the zoning ordinance.
General Plan: The General Plan land use designation is High Density Residential (HDR). This land use
designation allows a maximum of 28 units per acre and is intended for apartments and townhome projects
to meet the diverse needs of the population by providing mixed and affordable housing types. The Project
includes four parcels ranging in size from 2,911 square feet to 7,024 square feet. The minimum lot size for
this density is 1,556 square feet. Based on the total square footage of the Project of 17,332 square feet, a
maximum of 11 units would be allowed. The Project is consistent with the density and uses intended for the
High Density Residential (HDR)general plan land use designation.
The table below includes the General Plan goals and policies that apply to the Project along with staff
analysis. Based on the analysis, the Project, with mitigation measures for creek protection and the
protection and preservation of healthy trees on the site, would be consistent with the applicable General
Plan goals and policies.
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General Plan Vision
GP-5:Encourage housing in a price range The Project would provide four(4)new housing units within the City of Ukiah.
to match the income of the residents. The applicant has indicated the price range for the houses would be$285,000
to 300,000. The Project would add new housing units within the City that
would be affordable for some Ukiah residents.
GP-6:Encourage housing for local workers The Project would provide 4 new housing units within the City of Ukiah which
and jobs for local residents. would be available for local residents.
GP-25:Ensure aesthetic qualities in the See discussion for Goal H-4 below.
design and construction of the community.
Open Space and Conservation
Goal OC-7:Ensure the health and viability See Biological Resources discussion above.
of the Russian River and its tributaries.
Implementation of the mitigation measures for the protection of Orrs Creek
Goal OC-9:Conserve and enhance (Biological Resources mitigation measures 1A through H and 7C)would reduce
channels for creeks and waters flowing potential impacts to less than significant.
through the Planning Area.
Implementation Measure OC-9.2(d):
Ensure that grading and development
codes incorporate measures to protect and
enhance fish habitat including riparian
vegetation protection and restoration and
erosion and sediment control measures.
Implementation Measure OC-9.2(e):
Development plans shall be reviewed to
ensure that proposals are coordinated with
adjoining development in design to
maintain or enhance contiguous riparian
corridors.
Goal OC-22:Conserve and replenish valley See Biological Resources discussion above.
oaks in the Valley.
Policy OC-22.1:Maintain,protect,and Implementation of the mitigation measures for the protection and
replant stands of Valley Oaks. preservation of the healthy valley oaks on the site(Biological Resources
Implementation Measure OC-22.1(a): mitigation measures 3,4,5,6,7A and B)would reduce potential impacts to
When reviewing proposals for less than significant.
development,require that all valley oaks
on the project area be identified,and
ensure that all reasonable efforts have
been undertaken to protect the trees.
Goal OC-23:Native plant landscaping shall The landscaping includes some native planting. As part of the review of the
be encouraged. Project,the Planning Commission may recommend the planting of additional
Implementation Measure OC-23.1(c): native plants,and the City Council may include this as a condition of Project
Landscaping standards for new approval.
development and redevelopment projects
shall be applicable to all but individual The Planned Development zoning regulations for the Orrs Creek Homes will
single-family residential development. include language that encourages native planting and prohibits the planting of
Compliance with landscaping standards known invasive species.
shall be required as a condition of
discretionary approvals or a condition of
issuing a building permit.This Based on the above,the Project is consistent with this goal.
implementation measure does apply to
single family residences located within
planned developments or subdivisions for
which landscaping standards where
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General Plan Goal/Policy Staff Analysis
incorporated as conditions of project
approval.
Goal OC-25: Maintain and enhance the An arborist report was prepared for the Project that evaluated native trees on
City's canopy of shade trees. the Project site over 4-inch diameter at breast height(DBH)(Criss Report
Policy OC-25.1:Protect existing healthy dated August 13,2014). All of the trees evaluated were determined to be
mature trees to maintain shade and area healthy and recommended for preservation and protection with the exception
attractiveness. of a grouping(Group D)of valley oaks located along the west property of Lot 1
/123 Ford Street. The Arborist report states that tree Group D is unhealthy
and compromised by the parking lot located to the west of the Lot 1 being
located over the driplines of the trees. The report indicates that development
of Lot 1 would further compromise the Group D trees and states that there is
no benefit to keeping these trees.
The Project includes the planting of six(6)street trees selected from the City's
Required Street Trees List. The street trees will provide new shade tree
canopy.
Implementation of the mitigation measures for the protection and
preservation of the healthy,native trees on the site(Biological Resources
mitigation measures 3,4,5,6,7A and B)and the planting of street trees
would reduce potential impacts to less than significant by protecting and
preserving the healthy native trees on the site which is consistent with this
goal and policy.
Goal OC-29:Maintain and enhance the The Project includes the planting of six(6)street trees selected from the City's
"urban forests"which create a sense of Required Street Trees List. The street trees will increase and enhance the
urban space. urban forest.
Policy OC-29.1: The development review
process shall incorporate measures to See Goal OC-25 discussion above.
maintain and enhance the urban tree Implementation of the mitigation measures for the protection and
canopy. preservation of the healthy,native trees on the site(Biological Resources
Implementation Measure OC-29.1(b): mitigation measures 3,4,5,6,7A and B)and the planting of street trees
Review construction and landscaping site would reduce potential impacts to less than significant by protecting and
plans to ensure that healthy trees are not preserving the healthy native trees on the site which is consistent with this
removed unnecessarily. goal and policy.
Housing
Goal H-2:We want to provide housing for The Project would construct four(4)3-bedroom,2%bath for sale homes.The
all economic segments of the community. applicant has indicated the sales price would likely be$285,000 to$300,000.
The Project would provide new market rate housing which would serve an
economic segment of the community.
Goal H-4:We want to promote well The Project would develop 4 single-family homes that have been designed to
planned and designed housing be compatible with the neighborhood and include design elements from the
opportunities for all persons regardless of historic homes on Ford Street and Clara Avenue. The Project was reviewed by
race,gender,age,sexual orientation, the Design Review Board(DRB).The DRB noted that the homes are
marital status or national origin. appropriate for the individual parcels on which they are located and have
been designed to be compatible with the neighborhood.The DRB
recommended approval of the Project and made suggestions for
differentiating the house units,some of which have been incorporated into
the Project.
Goal H-5:We want to use land effectively The Project would develop four(4)vacant infill parcels located in an existing
to meet housing needs and to implement residential neighborhood. Three of the four parcels are smaller lots(2,911 to
smart growth,green building,and 3,085 square feet). The Project is required to comply with the California
sustainable development polices with a Green Building Code.The Project incorporates low impact development
focus on infill. measures.The Project includes mature trees and a section of Orrs Creek on
123 Ford Street(Lot 1).The Project includes the preservation and protection
of the existing healthy trees located on the Project site and does not include
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any work within Orrs Creek.
Policy H-5.1:Assure that new housing is See discussion forGoal H-4 above.
well-designed to enhance Ukiah's
neighborhoods and community as a whole.
Policy H-5.6:Support careful well-designed The Project site is served by City services. The Project has been reviewed by
infill housing development in areas Public Works,the Fire Marshal,Police Department,and Electric Utility
currently served by City services. Department and there are adequate services and capacity to serve the
proposed Project.
See also discussion for Goal H-4 above.
Policy H-5.7:Encourage and support The Project is required to comply with the California Green Building Code.
sustainable site planning and development. The Project incorporates low impact development measures.The Project
includes mature trees and a section of Orrs Creek on 123 Ford Street(Lot 1).
The Project includes the preservation and protection of the existing healthy
trees located on the Project site and does not include any work within Orrs
Creek. Mitigation measures have been applied to the Project to ensure the
protection of Orrs Creek located on 123 Ford Street/Lot1 and the protection
and preservation of the healthy,native trees on the site(See eiological
Resources Mitigation Measures 1-7J.
Energy
Implementation EG-4.1(a):Incorporate Photovoltaic will not be installed as part of development of the Project. The
solar energy considerations into the orientation of the roofs would allow for the installation of solar panels on the
design,review,and approval of the south and western exposures of the second story roofs. The City does not
development. have a requirement that new homes include the installation of solar panels.
Goal EG-5:Site design shall incorporate Three of the four parcels included in the Project are small lots(2,911 to 3,085
shade trees for energy conservation. square feet),reducing the area available for tree planting.The Project
includes the planting of street trees proximate to the front(north)property
line and landscaping for the front yards.No other trees are proposed to be
planted. Due to the location of the trees on the north side of the homes,the
shade provided would not result in energy conservation. The rear yards
would be landscaped by the home buyers,who may choose to plant trees in
the rear(south)yard.Due to the side yard setbacks,there is inadequate room
to plant trees to shade the west elevation of the homes.
The Planning Commission may recommend the planting of trees to provide
shade for energy conservation and City Council may require this as a condition
of approval.
Due to the constraints of the parcels and the ability of City Council to require
additional tree planting,the Project would be consistent with this goal.
Goal EG-6:Promote energy efficiency The Project is required to comply with the California Green Building Code,
features in the design of all new structures. including Title 24 which is intended to promote energy efficiency.
Historical and Archeological
Goal HA-4:Conserve the character and See discussion for Goal H-4 above.
architecture of neighborhoods.
Policy HA-4.1:Consider the visual
character of surrounding developments
when reviewing discretionary project
approvals.
Recreation
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General Plan Goal/Policy Staff Analysis
Goal PR-4:Develop parks and recreation No parks or recreational facilities are included in the Project and there are no
facilities in the Orr Creek-Wagonseller parks or recreational facilities proximate to the Project site.Usable backyard
neighborhood. space is provided for each unit.
Policy PR-4.1:Establish new neighborhood
parks and recreation facilities in the Orr The previously approved Project included a 4 lot subdivision and development
Creek-Wagonseller neighborhood are to of 4 townhomes and 4 second units. Subdivisions of residential property are
serve the needs of residents. required to pay a Park Fee(Ukiah City Code,Division 9,Chapter 1,Article 21).
Policy PR-4.2: Develop a City program to This fee is intended to mitigate impacts to parks and recreational facilities and
collect in-lieu fees to supplement capital to provide funds for the construction of new facilities. The fee assessed is
facility budgets for the Orr Creek- based on the land area,unit type,and number of units. The Park fee assessed
Wagonseller neighborhood park and for the previously approved Project was$40,787(Memo from Public Works
recreational facilities. dated August 18,2014). Of these fees,the developer of the previous project
paid$20,394. The Park fee has been reduced for the proposed Project due to
the decrease in the number of units,resulting in a fee of$27,192. The
difference in the Park fee for the proposed Project and the Park fee paid to
date results in a remaining fee due of$6,798.As a condition of project
approval,the Project Proponent is required to pay the remaining Park fee
prior to issuance of a building permit.
Community Design
Goal CD-10:Preserve and enhance See discussion for Goal H-4 above.
neighborhood character.
Policy CD-10.1:Ensure that new
construction in established neighborhoods
maintains or enhances existing
neighborhood character.
c) No habitat conservation plan or natural community conservation plan has been adopted for the parcels
included in the Project. Therefore, the Project would have no impact on a habitat conservation plan or
natural community conservation plan.
Mitigation Measures:
In order to reduce the potential for the Project to result in impacts to Orrs Creek, healthy valley oaks, and the
maintenance and enhancement of the urban forest and shade tree canopy, the following mitigation measures
shall apply to the Project:
1. Biological Resources mitigation measure#1, 3, 4, 5, 6, and 7.
Impact Significance After Mitigation: Less than Significant
10. MINERAL RESOURCES �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the pro'ect: impact incorporated Impact
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and the ❑ ❑ ❑ �
residents of the state?
b) Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local ❑ ❑ ❑ �
general plan, specific plan or other land use plan?
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Significance Criteria: Impacts to Mineral and Natural resources would be substantial if the proposed project
resulted in the loss of significant or locally important materials such as minerals, gravel, or sand.
Discussion:
a) The parcels included in the Project are located in an urbanized area and surrounded by existing urban
development, including single-family and multi-family residential uses, and commercial uses. There are no
known natural or mineral resources on the site.
b) The parcels included in the Project are not delineated as an important natural or mineral resource recovery
site on the City's General Plan Map or on any specific plan or other land use plan.
Based on the above, the Project would have no impact on natural or mineral resources.
Mitigation Measures: None Required
11. NOISE �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project result in: incorporated
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general � � � �
plan or noise ordinance, or applicable standards of
other agencies?
b) Exposure of persons to or generation of excessive � � � �
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without ❑ ❑ � ❑
the project?
d) A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing ❑ � ❑ ❑
without the project?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted,within two
miles of a public airport or public use airport,would the ❑ ❑ � ❑
project expose people residing or working in the project
area to excessive noise levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or working in ❑ ❑ � ❑
the project area to excessive noise levels?
Significance Criteria: A project will typically have a significant noise impact if it meets any of the following
criteria:
■ Exposes people to or generate noise levels in excess of standards established in the local General Plan or
Noise Ordinance.
■ Causes a substantial permanent increase in ambient noise levels in the project vicinity above levels existing
without the project.
■ Expose people to excessive ground borne vibration or noise levels.
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• Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above
levels without the project.
■ If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive
noise levels.
■ If located within the vicinity of a private strip, expose people to excessive noise levels.
Noise Ordinance: The Project site is zoned R3. Parcels zoned R3 are located to the north, south, and east of
the Project site. Parcels zoned C2 are located to the west and northwest of the Project site. Parcels zoned R2
(Medium Density Residential) are located to the east of the Project site, east of the railroad tracks. The Ukiah
City Code includes the following noise regulations that apply to the Project:
Section 6048: Ambient Noise Level: Where the ambient noise level is less than designated in this Section the
respective noise level in this Section shall govern.
Sound Level A,decibels
Zone Time Ambient Noise Level
R1 and R2 10 p.m.to 7 a.m. 40 decibels
R1 and R2 7 p.m.to 10 p.m. 45 decibels
R1 and R2 7 a.m.to 7 p.m. 50 decibels
R3 10 p.m.to 7 a.m. 45 decibels
R3 7 a.m.to 10 p.m. 50 decibels
Commercial(CN,C1,C2) 10 p.m.to 7 a.m. 60 decibels
Commercial(CN,C1,C2) 7 a.m.to 10 p.m. 65 decibels
Industrial Anytime 70 decibels
Section 6053: Machinery, Equipment, Fans and Air Conditioning_ It shall be unlawful for any person to operate
any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any manner
so as to create any noise which would cause the noise level at the property line of any property to exceed the
ambient base noise level by more than five (5) decibels between seven o'clock (7:00) P.M. and seven o'clock
(7:00)A.M.
Section 6054: Construction of Buildinqs and Proiects: It shall be unlawful for any person within a residential
zone, or within a radius of five hundred feet (500') therefrom, to operate equipment or perform any outside
construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel,
pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M.
of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness
residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly
obtained from the Director of Public works. No permit shall be required to perform emergency work as defined in
§6046 of this Article.
North Coast Railroad Authoritv(NCRA): The proposed Project is located approximately'/4 mile from the North
Coast Railroad Authority (NCRA) tracks that run in a north-south direction through Ukiah. No trains are running
on these tracks at this time. It is not known when or if train traffic may be reestablished on these tracks. Any
future noise associated with rail traffic would likely be intermittent.
a) The occupants of the Project would be exposed to the types and levels of noise commonly found in
urbanized areas. The primary noise sources are expected to come from street traffic and residential sources
within the units once they are constructed. However, there is no evidence that any of these noise sources
would cause significant or long-term increase in noise levels or the exposure of persons to hazardous noise
levels. In addition, there is no history of noise complaints for this area. Based on the above, the impact
would be less than significant.
b) During construction there may be exposure to groundborne vibration; however, this would be temporary,
short-term, and intermittent. Due to the type of construction and size of the project, goundbourne vibrations
would be limited. The Project developer does not intend to use unusual construction methods or tools,
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such as blasting or drilling which are more likely to result in significant groundbourne vibrations. In addition,
the City's standard mitigation measures for noise would be applied to the Project which would limit the days
and hours of construction and any exposure to groundbourne vibrations associated with the Project. Based
on the above, the Project would have a less than significant impact related to groundbourne vibration.
c) Due to the residential nature of the Project, the Project would not result in a permanent increase in ambient
noise levels. Residential uses do not typically create noise in excess of the City's noise standards. In
addition, the Project is required to comply with the standards included in the Noise Ordinance. Based on
the above, the Project would not result in a substantial increase in ambient noise levels.
d) The Project would result in periodic and temporary increases in noise as a result of Project construction;
however, this increase would be short-term. Project construction would be required to adhere to the City's
noise standards and the allowed hours of construction. In order to reduce construction related noise
impacts, especially impacts to sensitive receptors, which in this case would be the adjacent residential uses,
the City's standard mitigation measures intended to reduce construction noise impacts have been applied to
the Project. Based on the above, the impacts would be less than significant with the implementation of the
standard noise mitigation measures.
e-f)The Project site is located outside the boundaries of the Ukiah Municipal Airport Master Plan (1996) and,
therefore, is not located with the boundaries of an Airport Compatibility Zone. The Project is not located
within the vicinity of a private airstrip. The Project site is located approximately two miles north of the runway
for the publicly-maintained Ukiah Municipal Airport and the single-family homes would occasionally be
subject to over-flights by planes flying into or out of this airport. Impacts related to aircraft would be limited
to the occasional overflight of aircraft; and, therefore, the impacts are considered less than significant.
The Project is located north of the Ukiah Valley Medical Center(UVMC) located at 275 Hospital Drive.
UVMC operates an emergency heliport that averages 21 emergency flights per month. The Project may be
exposed to occasional overflights from helicopters approaching/departing UVMC. These flights are short-
term in nature and intermittent. UVMC has submitted an application to the City that includes the relocation
of the heliport to the east of its current location and to the roof of the proposed building expansion. The
relocation would also change the approach/departure path of the helicopters which may reduce the
likelihood of overflights. Impacts related to UVMC's operation of a heliport for emergency medical flights
would be limited to the occasional overflight of aircraft; and, therefore, the impacts are considered less than
significant.
Based on the above, impacts related to noise from aircraft would be less than significant.
Mitigation Measures:
1. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and Saturday from
9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and all holidays recognized by the City of
Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside of the
construction hours noted above.
Approval of additional construction hours may be requested in writing from the Planning and Community
Development Director and Public Works Director for extenuating circumstances. The written request must
be submitted a minimum of 14 days prior to the date for which the change in construction hours/days is
being requested and shall explain the need for the extended construction hours, describe the extenuating
circumstances, and identify the additional construction hours requested, including the duration.
2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project for
the purpose of informing all contractors/subcontractors, their employees, agents, material haulers, and all
other persons at the construction site(s) of the basic requirements of mitigation measures for Noise.
3. Signs shall be posted at the construction site that include the permitted construction days and hours, and
day and evening contact name and phone number for the onsite complaint and enforcement manager(see
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#4 below)to allow people to contact the complaint and enforcement in the event of noise concerns related
to the Project.
4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and
track complaints and questions related to noise. The name and contact information for the designated onsite
complaint and enforcement manager shall be included on the title sheet of the plans submitted for building
permit.
5. Equipment and trucks used for proposed Project construction shall use the best available noise control
techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically-
attenuated shields or shrouds, wherever feasible).
6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) if used for Project construction shall be
hydraulically or electrically powered wherever possible to avoid noise associated with compressed air
exhaust from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they
shall be muffled.
8. No outside amplified sources (e.g. stereo"boom boxes") shall be used on site during Project construction.
Impact Significance After Mitigation: Less than Significant
12. POPULATION AND HOUSING �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the pPOjeCt: Impact Incorporated Impact
a) Induce substantial population growth in an area, either
directly(for example, by proposing new homes and � � � �
businesses)or indirectly(for example,through
extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing ❑ ❑ ❑ �
elsewhere?
c) Displace substantial numbers of people, necessitating � ❑ ❑ �
the construction of replacement housing elsewhere?
Significance Criteria: Population and housing impacts would be significant if the project induced substantial
direct or indirect (e.g., road extensions) population growth in an area and/or displaced substantial numbers of
existing houses and/or substantial numbers of people, thus requiring replacement housing elsewhere.
Discussion:
a) The Project would construct one new single-family home on each of four vacant parcels, resulting in the
creation of new housing units in the City. Each parcel has frontage and access from an existing street
(Ford Street)and utilities are available to serve the four new homes. Based on the U.S. Census
Demographic Profile 2010, the average household size in number of Mendocino County is 2.46 persons
(http://factfinder2.census.qov/faces/tableservices/ISf/paqes/productview.xhtml?pid=DEC 10 DP DPDP1).
Based on this average, the Project would result in 9-10 additional people residing in the neighborhood. It is
reasonable to assume that some of these people may be relocating from within the City limits. Based on the
above, the Project would result in a less than significant impact to population growth.
b and c)The Project would construct one new single-family home on each of four vacant parcels, resulting in the
creation of new housing units in the City. No existing housing units or people would be displaced as a result
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of the Project. Based on the above, the Project would have no impact on the displacement of existing
housing units or people.
Mitigation Measures: None required
13. PUBLIC SERVICES �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the project result in: impact Incorporated Impact
Substantial adverse physical impacts associated with the
provision of new or physically altered governmental facilities,
need for new or physically altered governmental facilities,the
construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios,
response times or other performance objectives for any of
the public services:
a) Fire protection? ❑ ❑ � ❑
b) Police protection? ❑ ❑ � ❑
c) Schools? ❑ ❑ � ❑
d) Parks? ❑ ❑ � ❑
e) Other public facilities? ❑ ❑ � ❑
Significance Criteria: Impacts to public services would be significant if the project resulted in adverse physical
impacts upon capacity that would lead to construction of new public facilities or substantial alteration to existing
governmental facilities to maintain acceptable service levels or performance levels.
Discussion:
a-b, e)The Project would result in nominal impacts to municipal services, including schools, parks, and other
public facilities given that the Project would result in the construction of four single-family homes. The
increase in population as a result of the Project is estimated to be 9 to 10 persons which is based on 2.46
persons per unit(U.S. Census Demographic Profile 2010). The Project has been reviewed by Public
Works, the Police Department, Fire Marshal, and Electric Utility. The Project would not require the need for
new city facilities or services. Therefore, the Project would have a less than significant impact on municipal
services.
c) Parks: See discussion below under Recreation. The impact to parks would be less than significant.
d) Schools: Based on 2.46 persons per unit(U.S. Census Demographic Profile 2010), the increase in
population as a result of the Project is estimated to be 9 to 10 persons. Some of whom would likely be
school age children which could increase the number of students attending Ukiah Unified School District
(UUSD)schools. This would not be a substantial increase in population at any UUSD school; therefore, the
Project would result in a less than significant impact related to school facilities. In addition, the Project is
required to pay school impact fees which were established to offset potential impacts to school facilities.
Therefore, although the Project is unlikely to result in a substantial increase in UUSD schools, any potential
impact is mitigated by the payment of the established school impact fee.
Mitigation Measures: None required
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
14. RECREATION �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the project: impact Incorporated Impact
a) Increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial � � � �
physical deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or require
the construction or expansion of recreational facilities � � � �
which might have an adverse physical effect on the
environment?
Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact upon the
quality or quantity of existing recreational opportunities or required the creation of new recreational facilities.
Discussion:
a—b)The proposed Project would develop four(4)single-family homes. The increase in population as a result
of the Project is estimated to be 9 to 10 people based on 2.46 persons per unit(U.S. Census Demographic
Profile 2010 for Persons per Household for Mendocino County). No parks or recreational facilities are
included in the Project and there are no parks or recreational facilities proximate to the Project site. Usable
backyard space is provided for each unit.
The previously approved Project included a 4 lot subdivision and development of 4 townhomes and 4
second units. Subdivisions of residential property are required to pay a Park Fee (Ukiah City Code, Division
9, Chapter 1, Article 21). This fee is intended to mitigate impacts to parks and recreational facilities and to
provide funds for the construction of new facilities. The fee assessed is based on the land area, unit type,
and number of units. The Park fee assessed for the previously approved Project was$40,787 (Memo from
Public Works dated August 18, 2014). Of these fees, the developer paid of the previous project paid
$20,394. The Park fee has been reduced for the proposed Project due to the decrease in the number of
units, resulting in a fee of$27,192. The difference in the Park fee for the proposed Project and the Park fee
paid to date results in a remaining fee due of$6,798. As a condition of project approval, the applicant is
required to pay the remaining Park fee prior to issuance of a building permit.
Also see Land Use discussion above, General Plan table.
Based on the above, potential impacts to parks and recreational facilities would be less than significant.
Mitigation Measures: None required
15. TRANSPORTATION/TRAFFIC �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in ❑ ❑ � ❑
either the number of vehicle trips,the volume to capacity
ratio on roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of
service standard established by the county congestion ❑ ❑ � ❑
management agency for designated roads or highways?
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
15. TRANSPORTATION/TRAFFIC �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
c) Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that ❑ ❑ ❑ �
result in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g.,sharp curves or dangerous intersections)or ❑ ❑ ❑ �
incompatible uses(e.g.,farm equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑ �
f) Result in inadequate parking capacity? ❑ ❑ � ❑
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts, ❑ ❑ ❑ �
bicycle racks)?
Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level
of service (LOS) on City commercial streets/intersections is LOS "D." Other criteria include whether the project
would have substantial effects upon air traffic patterns; whether the project would increase traffic hazards due to
design features; whether the project has inadequate emergency access; and whether the project would create
conflicts with adopted policies, programs and plans for alternative transportation.
Discussion:
a—b)A traffic study was prepared for a previous phased development project which included the previously
approved project that included 4 townhome units and 4 second units. All other phases of development were
constructed with the exception of the Project site. The traffic study(Traffic Analysis of Orr Creek
Neiqhborhood Proiect on Ford Street, prepared by Omni-Means Engineers, May 2005) indicated that the
intersections of Ford Street/North State Street and Ford Street/Orchard Avenue operated at level of service
(LOS)A. The traffic study concluded that development of all phases of the Project would increase the level
of traffic on Ford Street and that the level would still be less than LOS D. The Project would construct fewer
units than originally evaluated in the traffic study, and there has not been a substantial increase in traffic
levels on Ford Street since the traffic study.
Public Works reviewed the proposed Project and did not identify the need for a new traffic study or that the
Project would impact LOS on roadways within the area of the Project.
The Project would increase traffic on roadways within the area of the Project; however this increase would
not result in a change in the LOS. Therefore, the impact would be less than significant.
c) The Ukiah Valley Medical Center(UVMC) operates emergency helicopter flights at a small helipad located
at 275 Hospital Drive to the south of the Project site. The frequency of flights average 21 per month. The
Project may be subject to occasional overflights of emergency helicopter flights; however, development and
operation of the Project would not result in a change in air traffic patterns or an increase in air traffic levels.
The project is not located within the boundaries of the Ukiah Airport Master Plan. Based on the above, the
Project would have no impact on air traffic patterns or levels of air traffic.
d) The Project would develop four(4)vacant lots with frontage on Ford Street. Access to the lots would be
provided via two new driveway curbcuts from Ford Street that provide access to the garages. The Project
would not modify Ford Street or the existing driveway located on the east side of 129 Ford Street/ Lot 4 that
provides access to 131 Ford Street located to the rear of the Project site and to the apartments located at
133 and 135 Ford Street. Based on the above, the Project would have no impact related to the creation of
hazardous design features.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
e) The Project would retain the existing driveway access located on the east side of 129 Ford Street/ Lot 4.
This driveway provides access, including emergency vehicle access, to the apartments located at 133 and
135 Ford Street and the single-family home located to the rear of the Project at 131 Ford Street. The
Project was reviewed by Public Works, the Fire Marshal, and the Police Department and no concern related
to emergency access was identified. Based on the above, the Project would have no impact on emergency
vehicle access.
f) As required by the Zoning Ordinance, the Project provides two (2)onsite parking spaces for each single-
family residence. One parking space is located in the garage and a second parking space is located in the
driveway in front of the garage. Due to the length of the garage, there may be parking for one additional
parking space (tandem configuration) located within the garage.
The City's Traffic Engineering Committee (TEC) recently approved removal of the "No Parking" restrictions
and signs located along the Project frontage, as well as to the east of the Project site. Removal of this
restriction would provide additional parking in the neighborhood, including two (2) on-street parking spaces
along the Project frontage.
Based on the above, the Project would have a less than significant impact on parking adequacy.
g) Due to the residential nature and small size of the Project, the Project is not subject to any adopted policies,
plans, or programs supporting alternative transportation. The Project does not include formal bike parking;
however, the Project is a single-family home development and the garages are large enough to provide
adequate bike parking for residents. The Project includes the construction of frontage improvements on
Ford Street, including new along Ford Street. The construction of the new sidewalk would improve
pedestrian facilities. Based on the above, the Project would have no impact related to adopted policies,
plans, or programs supporting alternative transportation.
Mitigation Measures: None required
16. UTILITIES AND SERVICE SYSTEMS �essThan
Potentially Significant With Less Than
Significant Significant No Impact
Mitigation
Would the pYOjeCt: Impact Incorporated Impact
a) Exceed wastewater treatment requirements of the ❑ ❑ ❑ �
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing � � � �
facilities,the construction of which could cause
significant environmental effects?
c) Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities,the ❑ ❑ � ❑
construction of which could cause significant
environmental effects?
d) Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are ❑ ❑ � ❑
new or expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the projecYs projected ❑ ❑ � ❑
demand in addition to the provider's existing
commitments?
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
16. UTILITIES AND SERVICE SYSTEMS �essThan
Potentially Less Than
Significant Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
f) Be served by a landfill with sufficient permitted capacity
to accommodate the projecYs solid waste disposal ❑ ❑ � ❑
needs?
g) Comply with federal, state, and local statutes and � � � �
regulations related to solid waste?
Significance Criteria: Impacts to utilities and service systems would be significant if the proposed project
results in a physical need to develop new systems or causes a substantial physical alteration to existing
facilities.
Discussion:
a-g)The Project site was previously approved for the development of four townhomes and four second units.
This approval has expired. The proposed Project would result in 50%fewer housing units, resulting in a
reduced demand for utilities and services. Due to the size of the Project and the requirement to comply with
the requirements of the California Green Building Code, the Project would result in a legible increase in the
demand for services. The Proposed project is not expected to result in a significant increase in wastewater
generation or require the construction of storm water facilities in association with the proposed project.
The Public Works Department has reviewed the Project and there is adequate capacity for the Project to be
served by existing water supplies; therefore, the Project would not require the construction of large-scale
water supply mains or new water treatment facilities. The site is served by the Mendocino Solid Waste
Authority, which maintains a waste transfer station south of City limits. As part of the requirements of the
California Green Building Code the applicant is required to recycle or reuse 50°/a of the construction waste
and a recycling/salvage plan is required to be submitted as part of the application for building permit.
Verification of the recycling/salvage is verified prior to building permit final. Based on the size and scale of
the Project, this Project can be served from resources and facilities and impacts to utilities and service
systems would be less than significant.
d) The Project is a small residential infill development. The Project includes four(4) 3-bedroom, 2 'h-bath
single-family homes. As noted above, the estimated increase in population is 9 to 10 persons. The
previous Project included eight(8) units; therefore, the proposed Project would result in a lower population
and correspondingly lower water usage than previously estimated for the site. The Project is required to
comply with the requirements of the California Green Building Code which includes requirements that
reduce water usage. The Project includes landscaping for the front yards (750 square feet total) of the
homes. The rear yards would not be landscaped as part of the Project. Instead, landscaping of the rear
yards would be left up to the individual home buyer. The landscaping proposed for the Project is low or
moderate water usage and is drought tolerant. The Project does not include the installation of lawn/turf.
The Planning Commission may recommend and the City Council may require modifications to the
landscaping plan to further reduce water usage.
The State of California is currently experiencing a drought. As of August 2014, Mendocino County is
identified as experiencing "Exceptional Drought."The City of Ukiah's wells which do not draw water from the
Russian River are performing normally. The City of Ukiah will implement mandatory water conservation on
August 29, 2014. The mandatory water conservation measures prohibit the following:
■ Application of water to any driveway or sidewalk.
■ Application of water to outdoor landscapes in a manner that causes runoff such that water flows
onto adjacent property, non-irrigated areas, private and public ways, roadways, parking lots, or
structures.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
■ Broadcast(non-drip) irrigation from sunup to sundown and more frequently that every other day or
four days per week, at the rate that causes ponding or puddling in the irrigated area.
■ Drip irrigation that causes ponding or puddling in the irrigated area.
■ Using a hose that dispenses water to wash a motor vehicle, unless the hose if fitted with a shut-off
nozzle.
■ Using a water fountain or decorative water feature, unless the water is recirculated.
The Project would also be subject to any water conservation measures enacted by or applicable to the City
of Ukiah.
Based on the above, the Project would have a less than significant impact on utilities and services.
Mitigation Measures: None required
17. GLOBAL CLIMATE CHANGE/GHG �ess Than
Potentially Less Than
Significant Significant With Significant No Impact
Mitigation
Would the pPOjeCt: Impact Incorporated Impact
a) Generate greenhouse gas emissions, either directly or
indirectly,that may have a significant impact on the ❑ ❑ � ❑
environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of ❑ ❑ ❑ �
greenhouse gases?
Significance Criteria: GHG impacts would be significant if the Project would:
• generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on
the environment; and/or
■ conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions
of GHGs.
Discussion:
a) The Project is a small residential infill project. Due to the nature of the Project, the construction and
operation of the Project would not result in a considerable contribution to cumulative GHG emissions. The
Project is subject to the requirements of the Green Building Code. Compliance with California Green
Building requirements could reduce GHG emissions. Based on the above, construction and operation of the
Project would have a less than significant impact on GHG emissions.
b) The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan
goals and polices that address energy use which may reduce or minimize GHG emission. Based on the
above, the Project would not conflict with any plan, policy or regulation adopted for the purpose of reducing
the emissions of GHG.
Mitigation Measures: None required
MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt a monitoring
and reporting program whenever they adopt an EIR or "Mitigated Negative Declaration." The Mitigation
Monitoring and Reporting Program for this Mitigated Negative Declaration require the applicants to incorporate
or comply with the important Mitigation Measures listed in Attachment 1 of this analysis and the table describing
the program is included in Attachment 2.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Initial Study of Environmental Impacts
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46
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
MANDATORY FINDINGS OF SIGNIFICANCE
NOTE: If there are significant environmental impacts which cannot be mitigated and no feasible project
alternatives are available, then complete the mandatory findings of significance and attach to this initial study as
an appendix. This is the first step for starting the environmental impact report(EIR) process.
Potentially Less Than Less Than No
Significant Significant With Significant Impact
Impact Mitigation Impact
Incorporated
Does the project:
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or
wildlife species,cause a fish or wildlife population to
drop below self-sustaining levels,threaten to eliminate � � � �
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the major
periods of California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable?("Cumulatively
considerable"means that the incremental effects of a
project are considerable when viewed in connection ❑ ❑ ❑ �
with the effects of past projects,the effects of other
current projects, and the effects of probable future
projects)?
c) Have environmental effects which will cause substantial
adverse effects on human beings,either directly or ❑ ❑ ❑ �
indirectly?
Discussion:
As discussed in the Biological Resources section above, Orrs Creek traverses the rear of Lot 1. The Project
has the potential to impact Orrs Creek which could have an impact on steelhead trout which are listed as
"threatened" pursuant to the federal Endangered Species Act. The California Department of Fish and Wildlife
reviewed and provided recommendations on the Project. The recommendations from the California Department
of Fish and Wildlife have been included as mitigation measures. Implementation of these mitigation measures
would reduce the potential for the Project to result in significant impacts to a federally listed threatened species
to a less than significant level.
Based on the location and timing of the Project, the only project to be considered in the cumulative analysis is
the use permit to establish a church at 171 Brush Street. This project would reuse an existing building and
developed site to establish a church.
Based on the analysis above, the Project would not result in a cumulatively considerable impact when viewed in
connection with past projects, current projects, or reasonably foreseeable future projects and would not result in
substantial adverse effects to human beings either directly or indirectly.
Based on the review of the proposed project, site and surrounding areas, appropriate mitigation measures were
identified in Sections 1 (Aesthetics); 3 (Air Quality); 4 (Biological Resources), 5 (Cultural Resources); 6
(Geology/Soils); 8 (Hydrology/Water Quality); 9 (Land Use/Planning); and 11 (Noise). With implementation of
the identified mitigation measures and standard conditions of project approval of the City of Ukiah and other
pertinent agencies, no adverse impacts are anticipated and no additional mitigation measures are required.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Initial Study of Environmental Impacts
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47
\� INITIAL STUDY� MITIGATED NEGATIVE DECLARAI .,�N
_ _ . _ _ . _ . _. _ . _ _ ,
Project Proponent/Applicant Agreemenf � � . :_ .. __. . _ _ .
_ . . .
, __ _--
to Compiy with Mitigation Measures
I, ;� � , the proJectproponent, have reviewed this Initiai
Study and Miti ated egative .De;Garation, and heieby agree to comply with the mitigaUon measures and to
inco�porate the mitigation measures and monitoring "programs identifled herein..into the projecL
� � c . _ .
Signal re o ro ct Sponsor ' Date. ,
/ � ,
, :
ATTACHMENTS ` , . , : , ;
�
1 . Mitigation Monitoring Progr�am �
2. ', M[tigateii Negative Declaration
3. Notice�of Intent to Adopt a MND
4. ' Grading and Drainage Plan
5. Ar6orist Reporf prepared by Heathe� Criss dated August 13, 2014 with Supplemental Email
BESOURCE§' USEDTOPREPARETHISANALYSIS ' ' ' ' ° ' ` :" > ; � , t -?� . ', "
L ,C� of Ukiah General PIan:1995 _
2. r : C�;of Ukiah Generel Plan: Housing Element 2009-2014 — -
3. Orrs Creek Neighborhood Planned: DevelopmenE Mitigated Negative Declara4ion'orepared Januarv 2007 ` ` �
4. � r The linka¢e Between Land Lse. T[ansportationand A(r Qualit�, State AIYRes 'ources Board; 1993. ` " � ' ' " " ' `' '
5: ; The :Land Use - Air Quality Linkage: Now.. Laod Use and Transoortatfon Affect Afr Quality, State Air Resources
Board, 1997. ,. .. . �
4. ' Trensoortation-Relafed Land •Use�Strafegies to Minimize Mobile' Source Emissfons: An Indirecf'Source ResearcH
Pro ect State AfcResources Board, 1995._ ._
1 5. ASoutceofAfrQualityConditionsincludina•Emissfonslnventorv�OzoneFormation, PM10 ` ' ! �
Generetion, and Mitiaation Measuresfor Mendacino Counfv: CA.� Sonoma Technologies, inc., NoJember, 1998.
6: ; General Plan Revision and Growth IVlanageme�t Plan Technical Repo'it: Natural'HabitafSection. Michael W: ' � � '
Skenfield, and Oetober, 1991
7. ' Soil Survey of :Mendocino Countv. .Eastern Part, and Trin'ttv Gounty. Southwestern . Bart. _California. . US. , ,
, _ _ . . . . _ _ _ . . .
, Departmentof.Agriculture - Soil,Canservation�Service, January, 1991. ` -
8. ; A Historv of the Salmonfd Decline in the RusSianRiver. Steiner Environmental Cansulting, August, 1996
9. ! US.GS:Topograpfiica6�Map;'Ukiah "Quadrangle, -1958 (photo inspected 1975): ,Ukiah Municipal Airport Master � ;f : •
PIan-Report, Shutt Moen Associates. July;199 - . ' � ' ` : .
10. City Air Photographs: 2000, and 2001 ' : , ' , , . . , , >; 1 �7 , , ,
11. Ukiah Orrs Creek Habitat'Enhancementand Flood Cont�ol Studv. Brady/LSA, Summer 1999.
12. A History of the Salmonid Decline in theRussian River. Steiner Environmental Consulting, August, 1996.
13. Traffic Analvsis of Orr Creek Nei¢hborhood Proiect on Ford� Street: prepated by Omni-MeanS Engineers, � �
Noyember, 20U5
14, C� of Ukiah Citywide CirculationStudy: Final Dreft. Omni-means Engineers and Planners, November, 2006.
15. Bush Street Triangle Transportatfon 5tudy for the Mendocino Council of Govemments. Whitlock & Weinberger .
Trensportation, Inc., May 2003.
i6. Hazardous Wasteand Substance 5ites List from Califomfa Department of Toxic Substances Control • -
ll. Referral Comments from the following Gity staff and Agencyrepresentatives: � , •
a. Dayid Willoughby, BuildingOfficial , �
b ,, KevinJennin Fire_Marshai -
. . P�.,. , . ,- „
. , . . ,, .
Orts Creek;Homes Plenned Deyebpmenf Rezoning and Precise DeOelopment Pfan'' ' ' ' • > ' ` ` °
Initiel Study of Environmental Impacts , .
Septemtier2o14 " , _
_ _ _ 48 > . ; . ,
. � :; . ;
_ :, :
,
- , r : _
� V, ' , ' .
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
c. Ben Kageyama,Senior Civil Engineer, Public Works
d. Jimmy Lozano, Electric Utility Department
e. Captain Trent Taylor, Police Department
f. Robert Scaglione,Air Pollution Control Officer, Mendocino County Air Quality Management District
g. Angela Liebenberg, Environmental Scientist,California Department of Fish and Wildlife
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Initial Study of Environmental Impacts
September 2014
49
Attachment 1
City of Ukiah, California
(�tt(J, pf Zj�q,h Planning and Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project Name: Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
File Numbers: Munis#258
Address/Location: 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 21, 22, and 23)
Mitigation Monitoring Program Report
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Aesthetics(li�ht and�lare)Miti�ation Measures
Planning and Project Building Permit 1. All outdoor light fixtures shall be located,aimed,and shielded so as to
Community Proponent Plan Submittal and minimize light trespassing over property lines and avoid directing light
Development installation prior to towards motorists and pedestrians. Fixtures shall be full cutoff and
Department C of O. nighttime friendly and shall be International Dark Sky Association(IDA)
approved or equivalent. Prior to installation of the exterior lighting,the
applicant shall prepare a photometric plan for review and approval by the
Planning Department that demonstrates that the lighting will not spillover
onto adjacent properties and that all lighting is shielded and downcast.
Air Qualitv Miti�ation Measures
Planning and Project Project grading
Community Proponent and construction. 1. All activities involving site preparation,excavation,filling,grading,road
Development construction,and building construction shall institute a practice of routinely
Department watering exposed soil to control dust,particularly during windy days.
Public Works 2. All activities involving site preparation,excavation,filling,grading,and
Department actual construction shall include a program of washing off trucks leaving the
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
1
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
construction site to control the transport of mud and dust onto public
streets.
3. All inactive soil piles on the project site shall be completely covered at all
times to control fugitive dust.
4. All earth moving and grading activities shall be suspended if wind speeds(as
instantaneous gusts)exceed 25 miles per hour.
5. The burning of construction debris is prohibited. Any disposal of
vegetation removed as a result of site preparation shall be lawfully disposed
of,preferably by chipping and composting,or as authorized by the
Mendocino County Air Quality Management District.
Biolo�ical Resources Miti�ation Measures
Planning and Project Prior to issuance 1. The following measures shall be taken to protect and preserve Orrs Creek
Community Proponent of grading or and steelhead trout:
Development building permits.
Department A. Prior to construction of site improvements,a final grading and
drainage plan and an erosion and sediment control plan,prepared by a
Civil Engineer shall be submitted for review and approval by the
Department of Public Works. The plan shall specify all measures
necessary to protect Orrs Creek from sediment,including the
permanent restoration or protection of all disturbed areas to prevent
future erosion. The sediment and erosion control plan shall utilize
only native or non-invasive non-native plant materials to protect
disturbed areas.Erosion and sediment control products utilizing
netting,such as straw wattles,shall be bio-degradable,and designed
to not entrap or harm wildlife,wherever such options are available.
Erosion and sediment control measures shall be maintained and re-
applied as necessary by the applicant until undisturbed areas as fully
stabilized.
B. Plans submitted for building permit shall be revised to extend the
drainage swale located at the rear(south)boundary of the Project to
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
2
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
the east(rear of Lot 4)to discharge into a new drain inlet designed to
maximize storm water treatment and infiltration into the swale. Also a
I Hydrology and Water mitigation measure.
C. Plans submitted for building permit shall include revised drainage
swales,a typical section,and proposed landscaping/ground cover for
the swale. The revised swales shall provide infiltration and treatment
of stormwater runoff. Also a Hydrology and Water mitigation
measure.
D. Plans submitted for building permit shall demonstrate that roof drains
are designed to maximize infiltration into landscaped areas and not
discharge directly into storm drains or into the street. Also a
Hydrology and Water mitigation measure.
E. Plans submitted for building permit shall how bare soil/exposed dirt in
the rear yards of each home will be covered until such time as the
home buyers landscape the rear yard. Also a Hydrology and Water
mitigation measure.
F. Plans submitted for building permit shall show the fence on Lot 1/123
Ford Street setback 5-feet from the Orrs Creek top of bank. The
fencing shall be an open style design with no barbs. The openings in
the fencing shall allow for small animals to pass through the fencing.
G. The Planned Development Zoning regulations for the Project shall
prohibit the planting of known invasive species and species identified
in the California lnvasive Plant Council's data base(http://www.cal-
ipc.org/paf/).
H. The Project Proponent shall verify whether a Stream Bed Alteration
Permit from the California Department of Fish and Wildlife is required
for the Project. If a Stream Bed Alteration Permit is required,the
Project Proponent shall be obtained the permit prior to the
commencement of any grading or construction activities on the Project
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
3
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
site and a copy of the permit shall be provided to the Planning and
Community Development Department.
2. The following mitigation measure shall be implemented in order to protect
any nesting birds.
A. If site preparation and tree removal/trimming include the spring bird
nesting season(February through July),a preconstruction survey shall be
conducted by a qualified professional within two weeks prior to
removing/trimming any trees.If active nests(with eggs or living young)
are found,no activity shall be permitted that might disturb or remove
the active nests until the young birds are able to leave the nest and
forage on their own.Empty nests may be removed.If eggs or young are
present,the nests shall be left until the young birds leave.Setback
buffers for the nests will vary depending on the species affected and the
location of the nest.Buffer zones shall be determined on a case by case
basis in consultation with a California Department of Fish and Wildlife
biologist.
3. The healthy native trees identified as#A,B,C,E,F,G,and H on the Criss
Arborist Report dated August 13,2014 shall be preserved and protected.
4. In order to protect the trees to be preserved on Lot 1,the following shall be
included on plans submitted for building permit and are subject to staff
review and approval:
A. Location of tree protection fencing and protective buffer(Trees#A,B,
C,E,and F)consistent with the locations recommended in the Criss
Arborist Report dated August 13,2014.The arborist report states that
trees#G and H would not be impacted by construction;therefore,
protective fencing is not needed.
B. Name and contact information of the Project arborist(Criss)on the
title page of the plans.
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
4
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
C. Notes on the plans that state that state"Construction materials,
vehicles and equipment,and the cleaning of equipment or materials is
prohibited within the area of the protective fencing and under the
driplines of the trees to be protected and preserved.
D. A detail of the protective fencing and protective buffer recommended
in the arborist report.The fencing shall be 5 to 6 feet in height,metal
and secured with in-ground posts.
E. Tree/riparian vegetation protection notes:
■ Care shall be taken when digging under ground near the base
of the trees to be protected and preserved.
■ All digging within 6-feet of the base of the trees shall be
done by hand.
■ Any holes dug for construction(such as foundations,fence
posts,utilities)shall avoid roots 4 inches or greater by
relocating these holes to an area where roots do not exceed
4 inches.
■ Care shall be taken when removing the garage in order to
prevent mechanical damage to and soil compaction under
trees#E and F.
■ Dumping of chemical,washing equipment,and/or stacking of
loose debris on or near root zones and near the creek is
prohibited.
■ Any work near the creek shall be performed consistent with
industry and environmental standards in order to prevent
damage to vegetation on the creek bank. These standards
include,but are not limited to,prohibiting the dumping of
chemicals,washing of equipment,and/or sacking of loose
debris on or near the root zones or near the top of bank of
the creek.
5. An on-site preconstruction meeting shall he held with the head contractor,
Project arborist(Criss),and planning staff.
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
5
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
6. The Project arborist(Criss)shall provide general supervision over
construction of the Project that is proximate to the trees to be protected
and preserved. This supervision may include unscheduled visits to the site
by the Project arborist.
7. The Planned Development regulations for the Orrs Creek Homes PD shall
include the following in order to ensure the protection of Orrs Creek and
the threatened steelhead trout and the ensure the preservation and
protection of the trees identified for protection and preservation in the
arborist report prepared by Criss and dated August 13,2014.
A. Trees identified as#A,B,C,E,F,G,and H in the arborist shall be
protected and preserved. Removal of these trees is prohibited.
B. Any future development on the site shall be located outside of the
dripline/canopy of the protected trees(Criss Arborist Report dated
August 13,2014,#A,B,C,E,F,G,and H).
C. Rear yard fencing along Orrs Creek shall be located 5-feet from the top
of the bank. The fencing shall be a maximum of 6-feet in height,open
style,designed to allow movement of wildlife and to prevent wildlife
entanglement,and shall not include barbs.
D. Prohibition of the planting of known invasive species and species
identified in the California lnvasive Plant Council's data base
(http://www.ca I-i pc.or�/paf/).
Cultural Resources Miti�ation Measures
Planning and Project Project grading 1. If,during site preparation or construction activities,any historic or
Community Proponent and construction. prehistoric cultural resources are unearthed and discovered,all work shall
Development immediately be halted,and the City shall be notified of the discovery. The
Department applicant shall be required to fund the hiring of a qualified professional
archaeologist to perform a field reconnaissance and to develop a precise
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
6
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Public Works mitigation program if deemed necessary.
Department
2. If human remains are encountered during construction excavation and
grading activities,State Health and Safety Code Section 7050.5 requires that
no further disturbance shall occur until the County Coroner has made the
necessary findings as to the origin and disposition pursuant to PRC Section
5097.98. If the remains are determined to be of Native American Descent,
the coroner has 24 hours to notify the Native American Heritage
Commission(NAHC). The NAHC will then identify the person(s)thought to
be the Most Likely descendent,who will help determine what course of
action should be taken in dealing with the remains.
Geolo�v and Soils Miti�ation Measures
Planning and Project Planning In order to reduce the potential for the Project to result in erosion or the loss of
Community Proponent Commission top soil,the following mitigation measures shall be applied to the Project:
Development review of Use
Department&Public Permit and Site 1. Air Quality mitigation measures 1,2,3,and 4.
Works staff Development
Permit 2. Biological Resources mitigation measure#1A.
Review of building
permit plans.
Hydrology and Water Quality Mitigation Measures
Planning and Project Biological Resources mitigation measures 1A through E.
Community Proponent
Development
Department&Public
Works staff
Land Use and Planning Mitigation Measures
Planning and Project Biological Resources mitigation measures#3,4,5,6,and 7 A and B.
Community Proponent
Development
Department&Public
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
7
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Works staff
Noise Mitisation Measures
Planning and Project For the duration of 1. Construction hours are limited to Monday through Friday from 8:00 a.m.to
Community Proponent site preparation 6:00 p.m.and Saturday from 9:00 a.m.to 4 p.m.Construction hours are
Development and project prohibited on Sunday and all holidays recognized by the City of Ukiah.
Department staff construction Interior work that generates negligible or no noise at the property line is
allowed outside of the construction hours noted above.
Approval of additional construction hours may be requested in writing from
the Planning and Community Development Director and Public Works
Director for extenuating circumstances. The written request must be
submitted a minimum of 14 days prior to the date for which the change in
construction hours/days is being requested and shall explain the need for
the extended construction hours,describe the extenuating circumstances,
and identify the additional construction hours requested,including the
duration.
2. Signs shall be posted at the Project site prior to commencement of
construction of the proposed Project for the purpose of informing all
contractors/subcontractors,their employees,agents,material haulers,and
all other persons at the construction site(s)of the basic requirements of
mitigation measures for Noise.
3. Signs shall be posted at the construction site that include the permitted
construction days and hours,and day and evening contact name and phone
number for the onsite complaint and enforcement manager(see#4 below)
to allow people to contact the complaint and enforcement in the event of
noise concerns related to the Project.
4. An onsite complaint and enforcement manager shall be designated for the
Project and shall respond to and track complaints and questions related to
noise.The name and contact information for the designated onsite
complaint and enforcement manager shall be included on the title sheet of
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
8
Attachment 1
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
the plans submitted for building permit.
5. Equipment and trucks used for proposed Project construction shall use the
best available noise control techniques(e.g.improved mufflers,use of
intake silencers,ducts,engine enclosures,and acoustically-attenuated
shields or shrouds,wherever feasible).
6. Impact tools(e.g.jack hammers,pavement breakers,and rock drills)if used
for Project construction shall be hydraulically or electrically powered
wherever possible to avoid noise associated with compressed air exhaust
from pneumatically powered tools.
7. Stationary construction noise sources shall be located as far from sensitive
receptors as possible and they shall be muffled.
8. No outside amplified sources(e.g.stereo"boom boxes")shall be used on
site during Project construction.
Mitigation Monitoring Program Report
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123 to 129 Ford Street(APNs 002-121-20,21,22,and 23)
File No.:Munis 258
9
Attachment 2
CITY OF UKIAH
300 Seminary Avenue
Ukiah, CA 95482
CEQA MITIGATED NEGATIVE DECLARATION
Orrs Creek Homes Planned Development Rezoning and
Precise Development Plan
DATE: September 10, 2014
PROJECT: Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
(File No. 258)
PROJECT PROPONENT: Mary Ann Lance
LOCATION: 123, 125, 127 and 129 Ford Street(APNs 002-121-20, 21, 22, and 23)
PROJECT DESCRIPTION: The Project includes the rezoning of four (4) vacant parcels to Planned
Development (PD) / High Density Residential (R3) and a Precise Development Plan in order to construct
four 1,536 sf single-family homes with attached garages. The parcels range in size from 2,911 square
feet to 7,024 square feet. The same house plan is proposed for all four (4) parcels. The house plan is a
1536 square foot partial two-story with attached garage. Access to each parcel would be provided from
an existing public street, Ford Street.
ENVIRONMENTAL SETTING: The environmental setting is comprised of the area bounded by North State
Street to the west, Orchard Avenue to the east, Brush Street to the north, and Clara Avenue to the south.
The Project is located within a developed urban area and surrounded by commercial development to the
west and a mix of single and multi-family development to the south and east, and a mix of residential and
commercial development to the north. Orrs Creek traverses the southern portion of 123 Ford Street/Lot
1. Mature native trees are located within the creek bank and along the top of bank of Orrs Creek,
including Lot 1. No work within the banks of the creek is included in the Project. Valley oaks are located
along the west property line of Lot 1.
FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION:
1. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the
Project, as mitigated, does not have the potential to degrade the quality of the local or regional
environment;
2. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the
Project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-term
environmental goals;
3. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the
project, as mitigated, will not result in impacts that are individually limited, but cumulatively considerable;
and
4. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the
Project, as mitigated, will not result in environmental impacts that will cause substantial adverse effects
on human beings, either directly or indirectly.
Attachment 2
5. The Initial Environmental Study examined areas of potential impacts and based on the conclusions
reached in the Initial Environmental Study, it has been determined that the proposed project, as
mitigated, would not have significant adverse impacts on the environment for the following reasons:
A. A mitigation measure has been included to reduce any impacts related to light and glare to less
than significant. Impacts to visual quality were determined to be less than significant or no
impact.
B. The Project would not have an impact on any existing or future agriculture use. There are no
parcels within the City zoned Agriculture and no agricultural uses on or proximate to the Project
site.
C. Construction of the Project would result in an increase in PM10. Mitigation measures for
construction of the Project have been applied to the Project. Since the Project site is less than
one acre in size a permit from the Mendocino County Air Quality Management District
(MCAQMD) is not required.
D. The Project has the potential to impact Orrs Creek which is known to provide habitat for
steelhead trout which are federally listed as a threatened species. No work within the creek bank
is proposed as part of the Project. The Project was reviewed by the California Department of
Fish and Wildlife (CDFW). The recommendations provided by CDFW have been included as
mitigation measures for the Project and the mitigation measures have been reviewed by CDFW.
Mitigation measures have been applied to the Project that would reduce these impacts to Orrs
Creek and steelhead trout to a less than significant level.
The City's general plan includes goals and policies related to the conservation and replenishment
of valley oaks, and the maintenance and enhancement of the urban forest and shade tree
canopy. A certified arborist prepared an arborist report for the project that identified the native
trees on the site and provided recommendations for the protection and preservation of the healthy
trees. These recommendations have been included as mitigation measures.
In order to construct the Project, a group of valley oaks would be removed. The removal of these
trees has the potential to impact nesting birds. A mitigation measure has been included to protect
any birds that may be nesting in trees that would be removed or that are proximate to the trees to
be removed. This would reduce this impact to less than significant.
No wetlands are located on the Project site. Since the Project site is less than one acre in size, a
permit from the North Coast Regional Water Quality Control Board (NCRWQCB) is not required.
The Project is required to comply with the City of Ukiah's Storm Water Management Plan and the
Ukiah City Code requirements for erosion and sediment control and storm water. Compliance
with the requirements of the Ukiah City Code and mitigation measures would ensure that the
Project does not result in an adverse impact to Orrs Creek or the Russian River.
E. The Project area is not identified on the Area of High Archeological Sensitivity included in the City
of Ukiah General Plan. It is highly unlikely that there are archeological resources or human
remains on the parcels included in the Project. In the unlikely event that cultural resources or
human remains are discovered during grading operations for the Project, mitigation measures
have been included to reduce the impact to less than significant.
F. The Project site is not known to be in an area with unstable or expansive soil. The Project site
and surrounding area are relatively flat; therefore, there would be no impacts related to landslide.
The Project has the potential to result in erosion or the loss of top soil. Mitigation measures for
Air Quality and Biological Resources have also been applied to Geology and Soils.
Implementation of these mitigation measures would reduce the potential for the Project to impact
top soil and result in erosion.
Attachment 2
G. The Project site is not located on any list of hazardous waste disposal sites compiled pursuant to
Government Code Section 65962.5.
H. The Project is not located within the boundaries of the compatibility zones for the Ukiah Municipal
Airport or within 2 miles of a private airstrip.
I. The Project would modify the drainage on the site which has the potential to result in erosion,
siltation, and/or to increase the rate or volume of runoff. The Biological Resource mitigation
measures intended to reduce impacts to Orrs Creek and steelhead trout have also been applied
to Hydrology and Water Quality and would reduce impacts to a less than significant level.
J. The Project is located within Zone X (areas determined to be outside of the 0.2% annual chance
floodplain)on FEMA Flood Insurance Rate Map#06045C1512F, Panel #1512 of 2100, dated
June 2, 2011. A FEMA letter of map amendment(LOMA)was issued on April 4, 2006. The
LOMA relocated the 100 year floodplain to the within the channel of Orrs Creek.
K. The City's General Plan includes goals and policies related to the health and viability of tributaries
to the Russian River, the conservation of valley oaks, and the maintenance and enhancement of
the urban forest and shade tree canopies. The Project has the potential to impact Orrs Creek,
the urban forest and shade tree canopy, and valley oaks. The Project includes the planting of six
street trees. The mitigation measures for Biological Resources have been applied to the ProjecYs
consistency with general plan goals and policies. Implementation of these mitigation measures
would result in a less than significant impact.
L. The Project would infill four vacant parcels located in an urban area primarily developed with
single and multi-family housing to the south and east, a mix of residential and commercial uses
are located to the north, and commercial uses to the west.
M. No mineral resources are located within or proximate to the project area.
N. Construction of the Project would result in a temporary increase in noise levels in the Project
area. Residential uses are located proximate to the Project. Mitigation measures have been
included to limit the hours of construction and reduce noise from construction equipment. These
mitigation measures would reduce construction noise impacts to less than significant.
O. The Project would construct four(4) new single-family homes, which is estimated to increase the
population by 9 to 10 people. The Project would not eliminate any housing.
P. The Project would increase the population in the Orrs CreekM/agonseller Neighborhood. An
area that has been identified in the General Plan as in need of recreational facilities. The
previous subdivision of the property was required to pay the City's adopted Park fee. The Project
will be required to pay the adjusted unpaid balance of the Park fee. The payment of this fee
reduces the impact to less than significant in that the fee is intended to be used for the
development of new parks and recreational facilities.
Q. There are adequate public services, facilities, and utilities to serve the Project. The State of
California is currently experiencing a drought. As of August 2014, Mendocino County is identified
as experiencing "Exceptional Drought."The City of Ukiah's wells which do not draw water from
the Russian River are performing normally. The City of Ukiah will implement mandatory water
conservation on August 29, 2014. The Project would also be subject to any water conservation
measures enacted by or applicable to the City of Ukiah. The Project is subject to the payment of
School fee which are intended to offset the impacts of development on school facilities.
R. The Project would result in the construction of four(4) new housing units, resulting in an
estimated population increase of 9 to 10 people. The closest intersections to the Project site are
Attachment 2
North State Street/Ford Street and Orchard Avenue/Ford Street. These intersections currently
operate at acceptable levels of services and the Project would not generate enough trips to result
in a change in the level of service. Therefore, change in the level of service of intersections in
the Project area and existing capacity would not be affected. The Project includes the
construction of frontage improvements, including sidewalks, which will improve pedestrian
facilities in the neighborhood.
S. The Project would not result in climate change or greenhouse gas impacts. The Project does not
violate any plans or policies adopted to address climate change/GHG. The Project was referred
to and reviewed by the Mendocino County Air Quality Management District and the District did
not identify any impacts related to climate change or GHG.
T. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce
significant impacts to levels of insignificance.
STATEMENT OF DECLARATION: After appraisal of the possible impacts of this project, the City of Ukiah
has determined that the project, as mitigated, will not have a significant effect on the environment, and
further, that this Mitigated Negative Declaration constitutes compliance with the requirements for
environmental review and analysis required by the California Environmental Quality Act.
The Initial Environmental Study and all resources information used to perform the initial environmental
analysis may be reviewed at the City of Ukiah Department of Planning and Community Development, Ukiah
Civic Center, 300 Seminary Avenue, Ukiah, California.
September 8, 2014
Kim Jordan, Principal Planner Date
Planning and Community Development Department
City of Ukiah
ATTACHMENT 3
CITY OF UKIAH
Department of Planning & Community Development
Notice of Intent to Adopt a Mitigated Negative Declaration
To: ❑X County Clerk, County of Mendocino FROM: City of Ukiah Planning &Community Development Dept.
501 Low Gap Road 300 Seminary Avenue
Ukiah, CA 95482 Ukiah, CA 95482
To: ❑X State Clearinghouse
Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
This Notice is to advise agencies and interested individuals that the Planning Commission
and City Council will consider adoption of a Mitigated Negative Declaration (MND) for the
project described below.
Pro'ect Title: Orrs Creek Homes Planned Develo ment and Precise Develo ment Plan
File No: 258
Project Location/ 123, 125, 127, and 129 Ford Street
Assessor's Parcel #: APNs 002-121-20, 21, 22, and 23
A licant: Ma Ann Lance
Lead Agency: City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Lead A enc Contact: Kim Jordan, Princi al Planner
Contact Information: 707 463-6207/ k�ordan@cit ofukiah.com
Project Description: Rezoning or four (4) vacant parcels from High Density Residential (R3) to Planned Development
(PD) / High Density Residential (R3) and a Precise Development Plan to allow the development of each of the four
parcels with one single-family home with attached garage and front yard landscaping. The Project has frontage on Ford
Street, a public street, which would provide access to the driveway and garage. The project includes the construction of
frontage improvements (curb, gutter, sidewalk and street trees). Orrs Creek traverses the rear of 123 Ford Street/ Loti.
A group of valley oaks is located along the west property line of Lot 1 and are proposed for removal as part of this
project. These trees were identified as unhealthy in the arborist report prepared for the project. Native trees are
located within and along the bank of Orrs Creek on Lot 1. These trees are proposed to be retained. The site would be
graded to drain away from Orrs Creek and no work within Orrs Creek is included in the project. The Project includes low
impact development design, including bioswales and draining downspouts to landscape areas. Orrs Creek provides
habitat for steelhead trout which are a federall listed °threatened"s ecies.
Environmental Effects: The City of Ukiah Planning and Community Development Department has performed a
comprehensive evaluation of the potential impacts for this project in accordance with State of California Environmental
Quality Act (CEQA) Guidelines. The Initial Study/Mitigated Negative Declaration identifies potential significant impacts in
the following areas: aesthetics (light and glare); air quality; biological resources; cultural resources; geology and soils;
hydrology and water quality; land use and planning; and noise.
Notice is also given that the project site is not located on any list of hazardous waste disposal sites compiled pursuant
to Government Code Section 65962.5.
Public Review and Comment Period: September 15 through October 14, 2014
Planning Commission Meeting Date/Time: October 22, 2014 at 6:00 p.m.
Planning Commission Meeting Location: City Council Chambers, Civic Center
Orrs Creek Homes Planned Development and Precise Development Plan
123,125,127,and 129 Ford Street(APNs 002-121-20,21,22,and 23)
File Nos.258
ATTACHMENT 3
300 Seminary Avenue, Ukiah, Ca 95482
Planning Commission Action: The Planning Commission will hold a public hearing to review the Mitigated Negative
Declaration and make a recommendation to the City Council on the adoption of the Mitigated Negative Declaration at the
date and time shown above. Should the Planning Commission make a recommendation on the MND, the Planning
Commission will conduct a public hearing to consider and make a recommendation to the City Council on the Rezoning to
PD/R3 and the Precise Development Plan.
City Council Action: Should Planning Commission make a recommendation on the MND at the October 22, 2014
meeting, the City Council will hold a public hearing at the date and time below to consider adoption of the MND. Should
the Planning Commission also make a recommendation on the Rezoning to PD / R3 and Precise Development Plan at the
October 22, 2014 hearing, and should the City Council adopt the MND at the November 5, 2014, the City Council will then
also consider the Rezoning to PD/ R3 and Precise Development Plan at the November 5, 2014 meeting.
City Council Meeting Date/Time: November 5, 2014 at or after 6:00 p.m.
City Council Meeting Location: City Council Chambers, Civic Center
300 Seminary Avenue, Ukiah, CA 95482
Document Availability: The document is available for review at the City of Ukiah Planning and Community
Development Department, Civic Center, 300 Seminary Avenue, Ukiah, CA 95482.
Kim Jordan Principal Planner
Name Title
September 9, 2014
Signature Date
Orrs Creek Homes Planned Development and Precise Development Plan
123,125,127,and 129 Ford Street(APNs 002-121-20,21,22,and 23)
File Nos.258
Driveway
Utility _ _ _ — — —
Driveway ❑• Pole —
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SSCO
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ln v=612.7f _ �SSMH _
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d�e ted �to�thee f�ont LS a 6�b�h �o��DS a�Na �'�0� ° ° � � e Gates � 8 5 Q a
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area to encourage infiltration. e ,� DS •- � a ° Q 6� a x a
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� o Slab = 621.00 � Slab = 620.00 a ° a o � � °
Existing parking rt a a < , a� �-
lot (asphalt) `° � a a � � a d a I a c
� o House 1 y Gara e 3 a , Garage 4 a �� a Where fence is alon the
� � Slab = 621.00 a a � 9 Slab = 619.50 m ° ,c 9
o. `� ° c Slab = 619.50 �° � d � edge of the swa/e, hold boards
I � < � a^ a `°� �°, ,/�up 2" to allow wate� to flow
3 a a a Garaqe 2 � ° a a a a � / unde� the fence.
� o Slab�_�620.50 � � Slab = 620.50 � 3 ° a o
� y
� a a d o
� d � a d riOt@S N ° I d � �
o +-� �
�� � � d G
� y d � 3 � � ° a 3' wide min.
e �o d U� t� a Q
e Q a O
� � m I
L ° ° �
� � � � � �
� � p� d � a � < d a e � POflO 4 ° "� 61�•6 � a d d - - —
v • a Slab = 620.00° a ��� ° 4 /n the /andsco ed o�eas:
� ° e < a°
� aa , ° m a a , Patio 3 � 4� ° ° aa �O a P
� a Slab = 620.00� a a r�'��'' ° ° + ° a� a P
�p�` a a a a ° a a a° Patio 2 a New swale sholl be landsca ed
� 620 ° ° a ` ° ° pe n ` ° ° DS G tes DS �S a I 9 9 y plontings to provide filtering
p a with grasses and other small
� ° ° Slob = 621.00 ° a ° a � After radin of swales, scarif
� 2j , a Patio 1 �. , < aa + a a 6"-12" of the upper soils to and infiltration of woters that
� Slab = 621.00 a ° r�`L ° DS �9 ps ° ° a loosen the soi/ so it will obsorb flow in the swale. See the
\ a a e a �°�es 'oo a a more woter. Then p/oce topsoil landscope plans.
6 � DS �S LS �•32 for plonting over loosened soil.
\ 2p + � ° Slope back yards to / d a ln un-landscaped areas:
'�� I �� ps sheetflow into the j ° an a a _ � Seed and straw cover swoles
9 Direct downspouts away from new bio-swole. _ � —
� `S building so runoff sheetflows D 5 � ° a — to revegetate and place strow
� across back yard and into swole. O ��•�' � watt/es as necessary to prevent
\ New wood fence ' a � � a erosion in the swa/es.
° c Maintain and monitor until the
, � � Bio —Swale Section
s �t������ � °c�„,��� a swale is completely revegetated
\-°o �° � a a � °ss � a D and stobilized.
o,,, oi� a n `�o � � AP 002-121-19 No Sca/e
Protect existing Oak trees. \o � �9 Fina/ grades in new bio swale � �� �'� ° � a
Place temporary fencing ��F I �' to conform to existing and - � ° � a \ I
around trees to p�otect �� � to be fie/d dete�mined � - - - � � � a \
during site work and � v j Edge of existing ACa d �dd \ a
building construction. \• Oaks 6�85 —� � � � � �a ° a a a a and 8�pipe to theet Q�
Lonsco ed bio swale 19-2q, � —� ,/ r ° a existing curb inlet.
• _ _ — —� 3=� � Remove 4'x5' corner a _ a a
\ a, - - � of AC fo� new swal� See detail a a
\ �, Property lin _ ° a � � —
\ o — � a
—� — a� — a-°
���( �h I \N � � d a Q � ° a Qa a o
an
a
,�o° a,6� � � a ° a a a ° a o ° a
o Slope away from c�eek � a a a ��
�� \ \ bank and into new swole p � a This AC oll ° a °a a . NOTES•
A�eo in f�ont of � E � 1. All site re a�ation ond �adin wo�k shall be done
Qi n slopes to the v � P P 9 9
\ � � the house all slopes � � o ° a in conformance with the soils �e o�t fo� this �o ect.
curb inlet a P P J
k to the curb inlet I � vd , a a '�
� o ° a a N A p a r t m e n t 2• Utilities for these new buildings ore shown on sheet C3. Refer
I � � ,o � n a � to the Architects p/ans for more details on utility locations including
/ \,.. � � a ° a a a c sewer, wate� gas, e/ectric, phone, TV, etc..
�
! \ \� ��°�� g0 a d a a � 'x 3. lnterior property lines and easements are not shown, see Sheet C3.
6 � °� 61 Porch a a a Fire �
°�� New wire fence to be � � �� a ° . a a hydran 4. No work shall be done within the stream bank o� in the st�eam chonnel
setback 5 feet from the � �w�, 6� Existing aspha/t
-� ��� top of the creek bank � ' to remain
N <" a a 5. Eosements for occess, droino e ond utilities olon the south side of
� �y`��s \ � � o E�is/c�g1 grades Ut��•a a a a Q the lots shall be modified to oc�omodate the p�oposed development.
I p�o�„ � �YP / d ° aa
� \
�'��° 0 1g�` � �9 a 6'8
°u'� `�co 0' 6 ° a 6�$' •o
��~ �O� I � � + EROSION CONTROL NOTES:
o ^i\
06,oo, I Best Management Practices shall be used to prevent erosion from the site
o'O during and after completion of all grading work. lnstall straw wattles in
�v:
I � � � \ swa/es where necessary and seed and straw cover all disturbed soi/s prior
�"'a�`�" \ House to winter �ains in order to stabilize the site, encourage revegetation ond to
,9 Existing parking area prevent erosion from the site. Monitor and maintain the site during the first
� � Floo�=620.3 winter to ensure that all erosion control measures are workin ro erl
Remove 9 P P y
\ old b/dg
�
Existing creek bank is \ �
covered with vegetotion. \ �
Do not disturb the bank.
O 6'�
9
�� ��°�� � \ � Gra din�° �c Drain a�°e PI an
`�`�� \ ��
Orr Cre ek Hom es, Ford Stre e t, Uki ah
O QRpFESS/pN� �,
��' � "� FR � � � 1 AP 002-121 -20, 21, 22 & 23
/ AP 002-121-17 "— '
Prepared By � �-� �� �m �� f � _—
Ron W. Franz RcE, PLS � � � Sep tem ber 3, 2014 Scal e: 1 -10
2335 Appolinaris Drive * N0. 43938 yE �
Ukiah, CA 95482 EXP. 6-30-15
707-462-1087 s�'q ���� ���P
0 10 20 30
'� oF cP'"�F° Sh e e t Cl
"�'+CRI55
� - - ��i ,�
Oak Tree Preservation Plan 707-349 2113 -
August 13, 2014
Mary Ann Lance
123 Ford Street
Ukiah, CA 95482
Dear Mrs. Lance,
This report is provided for the vacant lot located at 123 Ford Street, Ukiah, California . The intent of this
report is to provide the following:
• An inventory of the significant trees on the site;
• Recommendations regarding which trees should be saved; and
• Construction management recommendation regarding tree protection for trees identified to be
saved .
All significant (over 4" DBH ) native trees on site were designated on map. Each tree was assigned a
designation letter to help with the identification in the narratives to follow.
I was shown building plans of the site, although I was told that the plans had been modified .
Narratives :
Tree A; this oak is a native Quercus lobata, with a DBH (diameter at breast height) of 29. 5 inches . This
tree is should be protected from damage during construction . The root zone extends out approximately
35 feet from the trunk to the tree's drip line . The construction project is planned to encroach on this
area on the Northeast sec�io�o�#he�oot_zone.�,lthough_compacting the_r_o_o#s_in_that_section_of_tbe-will
have an impact on the tree, there is adequate room on the rest of the property and on neighboring
property to sustain the tree. In the area indicated to me (about 15-20 feet away from trunk on the
North side) there should be no large roots that would act as support for the structure of the tree, or be
an entry for decay due to damage. It would be my recommendation that a construction fence be
erected 15 feet to the north of the tree perpendicular to the property line and continue on the eastside
of the tree 35 feet from trunk. This fence should be permanent during construction and should not be
moved in toward the tree. This area should be free from construction materials, should not be used to
drive equipment on, nor used as an area to clean equipment or materials.
Tree B; this oak is a native Quercus lobata (Valley OakJ, with a DBH of 19 inches . This tree is just outside
of the property line and would be protected if precautions for Tree A were taken .
Tree C; this oak is a native Quercus lobata, with a DBH of 8 inches . This tree appears to be in good
health . It is a younger tree and the construction will be very close to the base of the tree. It is my
opinion that this tree is worth keeping. Although the distance to construction would prohibit fencing to
protect the root zone, I believe that care should be made to not damage the trunk or roots larger than 4
inches. * Protection of this tree is going to be a challenge this close to construction; care to not damage
the trunk, by loosely wrapping the trunk with a barrier ( I have seen two by fours placed vertically and
attached to trunk with wire to create a buffer between trunk and heavy equipment, or the trunk
wrapped with large foam sheets), and care when digging under ground near base of tree, all digging ;�
_ _- _ _ _ _ - _ _ _ _ - _ _ _ - _ _
Criss Tree Care 1 � P a g e
should be done by hand within 6 feet of base of tree and any wholes be moved over if large tree roots
are encountered . -
Group D; these oaks are native Quercus lobata, with DBHs from 3 inches to 35 . 5 inches. The larger
diameters are due to the co-dominant x-stems and not the actual diameter of the trunk. (When
measuring multi-stem trees you add the diameter of each stem to get the DBH . ) These trees are
younger trees and already look to be in poor health . The root zone on the west side of the trees is
compromised by a parking lot. The owner of the lot is planning on removing these trees prior to
construction; I do not feel that there is any benefit to keeping these trees. There is mechanical damage
on several of them, as well as the two larger trees have co-dominant weak union near the base of the
trunk. The construction so close to the base of these trees will further compromise the health of the
trees and possibly the structure and safety of the trees .
Tree E; this oak is a native Quercus lobata, with a DBH of 35 inches . This tree has existing concrete and
debris at the base of tree. The root zone of this tree does not cross into the construction zone. There is
a significant amount of the root zone that is on the vacant lot and should be protected from compaction
by vehicles, should not have construction materials stored, or have equipment cleaned in the area .
There is an existing shed that covers some of the root zone of this tree. This will protect the area from
further compaction during construction, but care must be taken when the removal of the shed occurs to
not compact the areas further. I would recommend that the fencing extend to protect the root zone of
this tree, in an arc 35 feet from trunk. '
Tree F; this oak is a native Quercus lobata, with a DBH of approximately 40 inches . This tree is on the
south side of the existing shed . The root zone is currently protected by the shed and the bank of the
creek. The same precaution when taking down the shed should be noted for this tree, as well as making
sure that no mechanical damage happens to the trunk or branches when shed is removed .
Tree G; this tree is a native Populus fremontii, (California CottonwoodJ, with a DBH of 15 inches . This
tree is on the east bank of the creek and will not be disturbed during construction.
Tree H; this oak is a native Quercus lobata, with a DBH of 13.5 inches . This tree is on the east bank of
the creek and will not be disturbed during construction .
Note; there is a lot of vegetation that lies on either side of the creek on the bank, only the trees named
above-are-large-enough-to-be-specified .—I-see no need-for conceYn that-there would-be any disturbance
of this vegetation as long as the work performed by the construction crew follows industry and
environmental standards . (These standards would include; not dumping chemicals, not washing
equipment, and/or not stacking loose debris on or near root zones of the large trees or near the edge of
creek. )
Conclusion :
I believe that there is room to protect the significant trees on the property and perform the construction
to satisfy the landowners . The recommended precautions should be taken to ensure the longevity of
the Valley Oak trees on the property that were marked for preservation . I strongly suggest that a
certified arborist should be called out to talk with and give some moderate supervision to the
construction company. A pre-construction meeting onsite to discuss preservation of the trees should be �
held with the head contractor. Moderate supervision would include two unscheduled site visits by an
arborist during construction .
Sincerely,
Heather Criss
ISA Certified Arborist WE 9592A I
PO Box 538 '
Upper Lake, CA 95485
Criss Tree Care 2 � P a g e
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- - --__._ . _ _ . . . _ _._-- -- - . . . . .
- � � - ---. _. _ _ -_ _ - _ .__ _ ._ _ __- - - -_ ... . __. _ -- � --- ------ - -- .. ._ _ . _
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Criss Tree Care 3 � P a g e
- .. _
: . , _ t , . , . ,,. ..,,.. , . . , : . , . ,
Kim Jordan _ _ _ _ . _ . . _ ___ . _ _ . .
From : Heather Criss < misslunalady@aol .com >
Sent: Friday, August 29, 201411 :44 AM
Ta Kim Jordan
Subject: Ford Street Trees
Kim,
The clarifications you asked for:
Trees on bottom of page 1 and top of page 2; The holes would be in reference to any holes dug for construction
purpose, such as for foundation, fence posts, electrical or plumbing.
Any roots that are 4 inches or larger should be protected and damage avoided .
Our native oak trees have more sensitive roots than many other trees and do not do well during or after construction .
They do not like the compacted soil or root loss associated with it. Fungi that cause root rot are present in the soil,
when a wound occurs in the roots of oak trees the tree has a difficult time fighting off the invasion . This might not be
apparent for many years after construction is over and there is often very little that can be done to save the tree at that
time .
Heather Criss
ISA Certified Arborist WE 9592A
Criss Tree Care
707 349-0475
misslunaladv@aol .com
1
Addendum to the
� MITIGATED NEGATIVE DECLARATION/
INITIAL ENVIRONMENTAL STUDY
Orrs Creek Homes Planned Development Rezoning and
Ci o Ukiah Precise Development Plan
Project Title and File Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Number: File No.: 258
Lead Agency Name and City of Ukiah Department of Planning&Community Development
Address: 300 Seminary Avenue
Ukiah, CA 95482
Project Location: 123 - 129 Ford Street(APNs 002-121-20, 21, 22, and 23)
Ukiah, Mendocino County,CA
Project Sponsor's Name Mary Ann Lance
and Address: 2659 Silver Stone Lane
Santa Rosa, CA 95407
General Plan Designation: HDR (High Density Residential)
Zoning: Planned Development (PD)/ High Density Residential (R3)
Flood Zone: Flood Zone X:Areas determined to be outside the 0.2%annual chance floodplain
Contact Person: Kim Jordan
Phone Number/Email: (707)463-6207/kjordan@cityofukiah.com
Date Prepared: August—September 8, 2014
Public Review Period: September 15 through October 14,2014
Addendum Date: September 30, 2014
Introduction
This document is an Addendum to the Orrs Creek Homes Planned Development Rezoning and Precise
Development Plan Mitigated Negative Declaration. This Addendum updates the following sections of the
Initial Environmental Study (IS) and Mitigated Negative Declaration (MND) prepared for the Orrs Creek
Homes Planned Development Rezoning and Precise Development Plan:
■ Project Description: Background
■ Aesthetics: Visual Quality and Character (#c)
■ Agricultural Land: Conversion of Farmland (#c)
■ Land Use and Planning: Zoning (#b)
No other changes to the IS or MND are included in this addendum. This addendum does not change the
analysis, thresholds of significance, impacts, or mitigation measures included in the IS/MND. The
purpose of this addendum is to clarify the background and previous approvals that affect the parcels
included in the Project and the status of these approvals and to revise the specific discussions that
involve these approvals and background (see individual sections below).
As allowed by CEQA section 15164, an addendum to the IS/MND is the appropriate document since: 1)
the changes to the IS/MND involve only minor technical changes and additions; 2) no substantial changes
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Addendum to the Initial Environmental Study
1
have occurred in the proposed project; 3) no substantial changes have occurred in respect to the
circumstances under which the project is undertaken; and 4) there has been no new information of
substantial importance as described below.
1) The Orrs Creek Homes project application includes a rezoning and precise development plan.
Originally the reason for the rezoning was based on the expiration of the 2007 rezoning approval
and associated precise development plan. After further review of the conditions of approval
included in Ordinance 1092 that approved the rezoning, it was determined that the rezoning and
associated Precise Development Plan had not expired since the City had not revoked the
rezoning and precise development plan as required by the conditions of approval.
In addition, Ordinance 1092 was to become effective upon completion of the subdivision
associated with the rezoning. The final map for the subdivision was recorded on August 18,
2008. The zoning ordinance allows PD rezoning and Precise Development Plans to be extended
for up to six years. The application for the rezoning and Precise Development Plan was
submitted on May 27, 2014. Since the application to amend the PD zoning in order to establish a
new precise development plan was submitted prior to the expiration of the PD zoning. The PD/R3
zoning of the parcels remains in effect.
2) The Initial Study was prepared from August 2014 through September 8, 2014. The Initial Study
and Mitigated Negative Declaration were published with the State Clearinghouse and made
available for review by State agencies on September 11, 2014. A public notice for the IS and
MND was made available to the public for review and comment with a 30-day comment period of
September 15 through October 14, 2014. No substantial changes have been made to the Project
as of the preparation and publication of the IS and MND; however, the civil plan (sheet C1)for the
project has been revised to incorporate some of the mitigation measures for Biological Resources
and Hydrology and Water Quality.
3) The Initial Study was prepared from August 2014 through September 8, 2014. The Initial Study
and Mitigated Negative Declaration were published with the State Clearinghouse and made
available for review by State agencies on September 11, 2014. A public notice for the IS and
MND was made available to the public for review and comment with a 30-day comment period of
September 15 through October 14, 2014. No changes have occurred in the Project setting, no
new projects have been submitted to the City that would affect the circumstances of the Project,
cumulative conditions, or setting, and no modifications have been made to the Project other than
to modify the civil plans to incorporate certain mitigation measures; therefore, there are no new
environmental impacts that were not discussed in the IS and MND and no change in the
significance or severity of potential environmental impacts.
4) The only new information related to the Project is the information described above under#1. The
information included in #1 does not change the process required to establish the project, but
rather clarifies why a rezoning and Precise Development Plan are required for the Project. The
discretionary review process and approvals required, environmental review process, potential
environmental impacts, significance of the potential impacts, and mitigation measures are not
affected by the additional information and clarification of the discretionary review process.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Addendum to the Initial Environmental Study
2
SUMMARY TABLE INFORMATION (Title Sheet)
Zoning(page 1)
The zoning of the Project site is revised as shown below and is revised in the table above.
Zoning: Planned Development (PD)/High Density Residential (R3)
PRO)ECT DESCRIPTION
Background(page 1)
Based on additional research and further review of the conditions of approval for Ordinance 1092
approved by City Council in 2007, the Background section of the Orrs Creek Homes Planned
Development Rezoning and Precise Development Plan Initial Study is updated as follows:
In May 2007, the City Council adopted Ordinance 1092 approving a rezoning from High Density
Residential (R3)to Planned Development/R3 Combining for the four parcels included in this
project and the parcel located at 137 Ford Street (not part of this project). The 2007 Project also
included a minor subdivision (MS 05-25)and Precise Development Plan. The minor subdivision
map created the four vacant parcels included in this project and one remainder parcel (137 Ford
Street)which was developed with one single-family home prior to the 2007 approval.
The precise development plan approved in 2007 included the development of each of the four
vacant parcels created by the minor subdivision with one townhome, one second unit, and
garage. The remainder parcel was not part of the Precise Development Plan. Ordinance 1092
became effective upon completion of the minor subdivision. The final map for the minor
subdivision was recorded on August 18, 2008, which is the effective date of the rezoning to
PD/R3. The zoning ordinance allows the approved rezoning to be extended for up to six years.
The Orrs Creek Homes Rezoning and Precise Development Plan application that is the subject
of this IS/MND was received on May 27, 2014, less than six years from the effective date of the
2007 rezoning.
The conditions of approval for the Rezoning and Precise Development Plan required building
permits for the townhomes and second units to be issued within two years of the effective date of
the final subdivision map that create the four parcels plus remainder parcel and allowed the
Precise Development Plan to be revoked through the City's revocation process if"... the project is
not established within two years of the effective date of approval..." (Conditions 6 and 7). The
Project was not established within the two year time period identified in the condition of approval,
no building permit was issued within the two year time period, and the City never initiated
revocation proceedings; therefore, the 2007 approved Rezoning and Precise Development Plan
remain in effect.
The conditions of approval for Ordinance 1092 included the following condition of approval
specific to 137 Ford Street:
The existing residential building proposed for retention on the Remainder Lot shall not be
demolished or removed from the site without a demolition permit approved by the City
Council in accordance with the demolition permit standards in effect at the time.
Additionally, all exterior modifications of the building, including remodels and building
additions, shall be prohibited unless the Director of Planning and Community Development
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Addendum to the Initial Environmental Study
3
determines the modifications are consistent with the architectural features of the existing
structure.
The proposed Project would not change the above condition of approval and the property at 137
Ford Street would continue to be subject to the PD/R3 zoning standards approved by City Council
in 2007 which default to the zoning ordinance R3 standards since no specific PD standards were
approved as part of the PD rezone.
The zoning ordinance allows amendments to previously approved planned developments and precise
developments plans and requires such amendments to be processed as rezonings; therefore, the
rezoning to PD/R3 and new precise development plan are the entitlements required in order to develop
the proposed Orrs Creek Homes project.
Aesthetics
c. �isual Quality and Character Discussion(page 12)
Revise the IS discussion from:
"The parcels that would be developed were part of a previous development project approval which
has expired and are designated in the City's General Plan and Zoning Ordinance for high density
residential development"
to:
"The parcels that would be developed were part of a previous development project approval which
would be amended to retain the PD/R3 zoning, approve a new Precise Development Plan, and
adopt specific PD zoning regulations for the project. The parcels are designated in the City's
General Plan and Zoning Ordinance for high density residential development."
Agricultural Land
c. Conversion of Farm/and Discussion (page 13)
Revise the IS discussion from:
`Agricultural uses are not allowed or permitted in the R3 zoning district."
to:
"Agricultural uses are not allowed in the existing PD/R3 zoning for the parcels and this would not
change with the proposed Project which would retain the existing PD/R3 zoning."
Land Use and Planning
b. Zoning(page 32)
Revise the IS discussion as follows:
The Project includes amending the existing Planned Development (PD) / High Density Residential (R3)
zoning of the four vacant parcels included in the Project. In 2007, City Council approved a rezoning of the
four parcels included in the proposed Project plus one remainder parcel to PD/R3 and a Precise
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Addendum to the Initial Environmental Study
4
Development Plan for the four vacant parcels included the proposed Project (the remainder parcel was
not part of the 2007 Precise Development Plan). The zoning ordinance allows changes (amendments) to
approved Precise Development Plans under the same procedures applicable to the original approval;
therefore, the project proponent has submitted an application for a rezoning to PD / R3 and a Precise
Development Plan in order to develop the proposed Project.
The remainder parcel (137 Ford Street) included in the 2007 rezoning approval is developed with one
single-family home and is not part of the Orrs Creek Homes rezoning and precise development plan.
This parcel would be unaffected by the proposed Project and would retain its PD/R3 zoning and continue
to be subject to the applicable conditions of approval from Ordinance 1092 which approved the 2007
rezoning.
The intention of the PD zoning designation is "to allow flexibility in design and development in order to
promote economical and efficient use of land; ... preserve the natural environment... It generally provides
a method for deviating from standardized zoning requirements to foster well-planned, creative, and quality
development."As allowed by PD zoning, the Project would deviate from the R3 zoning standards in that it
proposes smaller front, side, and garage setbacks and two-vehicle tandem parking. The Project includes
proposed PD zoning regulations for the four parcels. The proposed zoning regulations are based on the
R3 uses and development standards and customized to address the specific setting (Orrs Creek, tree
preservation, small parcel size, etc.) of the Project and the mitigation measures included in the Orrs
Creek Homes Rezoning and Precise Development Plan IS/MND.
As required by the City Code, the Orrs Creek Homes precise development plan, including the deviations
from the R3 zoning requirements, was reviewed by the Design Review Board (DRB). The DRB found the
deviations from the R3 zoning requirements appropriate for the parcels and neighborhood and the Project
compatible with the site and the neighborhood and recommended approval of the precise development
plan and rezoning. The DRB also found the proposed precise development plan more compatible with
the parcels and the neighborhood than the precise development plan approved as part of the 2007
rezoning.
Based on the above, the Project is consistent with the intent of the PD combining district and would have
a less than significant impact related to compliance with the zoning ordinance.
Conclusion
This addendum clarifies the discretionary review process for the Project. Although the reason for the
rezoning to PD and the Precise Development Plan has changed as a result of additional staff research
into the conditions of approval for the 2007 Rezoning and Precise Development Plan and the recordation
date of the final map associated with that approval, the environmental review process and discretionary
approvals necessary to implement the Project have not changed. Therefore, this addendum includes
only minor revisions to the discussion included in the IS in order to identify the correct discretionary
review process. In addition, there have been no changes to the Project since the preparation of the IS
and MND other than modifications to the civil plans to incorporate certain mitigation measures included in
the IS and MND. The corrections included in this addendum do not change the analysis or discussion,
identified impacts, severity of the impacts identified, or mitigation measures included in the IS and MND.
Therefore, recirculation of the IS/ MND is not required.
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
Addendum to the Initial Environmental Study
5
1 ATTACHMENT 2
2
3
4 DRAFT FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR THE ORRS
5 CREEK HOMES PLANNED DEVELOPMENT
6 123, 125, 127 AND 129 FORD STREET
7 FILE NO.: 258
8 PURSUANT TO THE REQUIREMENTS OF THE
9 CALIFORNIA ENVIRONMENTAL QUALITY ACT (°CEQA")
10
11
12 1. The Project will approve a Rezoning to Planned Development/High Density Residential with
13 Precise Development Plan to allow the construction of one single family home on each of
14 four vacant parcels at 123 (APN 002-121-20), 125 (APN002-121-21), 127 (APN 002-121-
15 22), and 129 Ford Street.
16
17 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
18 Mitigated Negative Declaration dated September 8, 2014 to evaluate the potential
19 environmental impacts of the Planned Development Rezoning, Precise Development Plan,
20 and construction and operation of the Project.
21
22 3. The Initial Environmental Study examined areas of potential impacts and based on the
23 conclusions reached in the Initial Environmental Study, it has been determined that the
24 proposed project, as mitigated, would not have significant adverse impacts on the
25 environment for the following reasons:
26
27 A. A mitigation measure has been included to reduce any impacts related to light and glare
28 to less than significant. Impacts to visual quality were determined to be less than
29 significant or no impact.
30
31 B. The Project would not have an impact on any existing or future agriculture use. There
32 are no parcels within the City zoned Agriculture and no agricultural uses on or proximate
33 to the Project site.
34
35 C. Construction of the Project would result in an increase in PM10. Mitigation measures for
36 construction of the Project have been applied to the Project. Since the Project site is
37 less than one acre in size a permit from the Mendocino County Air Quality Management
38 District (MCAQMD) is not required.
39
40 D. The Project has the potential to impact Orrs Creek which is known to provide habitat for
41 steelhead trout which are federally listed as a threatened species. No work within the
42 creek bank is proposed as part of the Project. The Project was reviewed by the
43 California Department of Fish and Wildlife (CDFW). The recommendations provided by
44 CDFW have been included as mitigation measures for the Project and the mitigation
45 measures have been reviewed by CDFW. Mitigation measures have been applied to the
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
1
1 Project that would reduce these impacts to Orrs Creek and steelhead trout to a less than
2 significant level.
3
4 The City's general plan includes goals and policies related to the conservation and
5 replenishment of valley oaks, and the maintenance and enhancement of the urban forest
6 and shade tree canopy. A certified arborist prepared an arborist report for the project
7 that identified the native trees on the site and provided recommendations for the
8 protection and preservation of the healthy trees. These recommendations have been
9 included as mitigation measures.
10
11 In order to construct the Project, a group of valley oaks would be removed. The removal
12 of these trees has the potential to impact nesting birds. A mitigation measure has been
13 included to protect any birds that may be nesting in trees that would be removed or that
14 are proximate to the trees to be removed. This would reduce this impact to less than
15 significant.
16
17 No wetlands are located on the Project site. Since the Project site is less than one acre
18 in size, a permit from the North Coast Regional Water Quality Control Board
19 (NCRWQCB) is not required. The Project is required to comply with the City of Ukiah's
20 Storm Water Management Plan and the Ukiah City Code requirements for erosion and
21 sediment control and storm water. Compliance with the requirements of the Ukiah City
22 Code and mitigation measures would ensure that the Project does not result in an
23 adverse impact to Orrs Creek or the Russian River.
24
25 E. The Project area is not identified on the Area of High Archeological Sensitivity included
26 in the City of Ukiah General Plan. It is highly unlikely that there are archeological
27 resources or human remains on the parcels included in the Project. In the unlikely event
28 that cultural resources or human remains are discovered during grading operations for
29 the Project, mitigation measures have been included to reduce the impact to less than
30 significant.
31
32 F. The Project site is not known to be in an area with unstable or expansive soil. The
33 Project site and surrounding area are relatively flat; therefore, there would be no impacts
34 related to landslide. The Project has the potential to result in erosion or the loss of top
35 soil. Mitigation measures for Air Quality and Biological Resources have also been
36 applied to Geology and Soils. Implementation of these mitigation measures would
37 reduce the potential for the Project to impact top soil and result in erosion.
38
39 G. The Project site is not located on any list of hazardous waste disposal sites compiled
40 pursuant to Government Code Section 65962.5.
41
42 H. The Project is not located within the boundaries of the compatibility zones for the Ukiah
43 Municipal Airport or within 2 miles of a private airstrip.
44
45 I. The Project would modify the drainage on the site which has the potential to result in
46 erosion, siltation, and/or to increase the rate or volume of runoff. The Biological
47 Resource mitigation measures intended to reduce impacts to Orrs Creek and steelhead
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
2
1 trout have also been applied to Hydrology and Water Quality and would reduce impacts
2 to a less than significant level.
3
4 J. The Project is located within Zone X (areas determined to be outside of the 0.2% annual
5 chance floodplain) on FEMA Flood Insurance Rate Map #06045C1512F, Panel #1512 of
6 2100, dated June 2, 2011. A FEMA letter of map amendment (LOMA) was issued on
7 April 4, 2006. The LOMA relocated the 100 year floodplain to the within the channel of
8 Orrs Creek.
9
10 K. The City's General Plan includes goals and policies related to the health and viability of
11 tributaries to the Russian River, the conservation of valley oaks, and the maintenance
12 and enhancement of the urban forest and shade tree canopies. The Project has the
13 potential to impact Orrs Creek, the urban forest and shade tree canopy, and valley oaks.
14 The Project includes the planting of six street trees. The mitigation measures for
15 Biological Resources have been applied to the Project's consistency with general plan
16 goals and policies. Implementation of these mitigation measures would result in a less
17 than significant impact.
18
19 L. The Project would infill four vacant parcels located in an urban area primarily developed
20 with single and multi-family housing to the south and east, a mix of residential and
21 commercial uses are located to the north, and commercial uses to the west.
22
23 M. No mineral resources are located within or proximate to the project area.
24
25 N. Construction of the Project would result in a temporary increase in noise levels in the
26 Project area. Residential uses are located proximate to the Project. Mitigation measures
27 have been included to limit the hours of construction and reduce noise from construction
28 equipment. These mitigation measures would reduce construction noise impacts to less
29 than significant.
30
31 O. The Project would construct four (4) new single-family homes, which is estimated to
32 increase the population by 9 to 10 people. The Project would not eliminate any housing.
33
34 P. The Project would increase the population in the Orrs Creek/Wagonseller Neighborhood.
35 An area that has been identified in the General Plan as in need of recreational facilities.
36 The previous subdivision of the property was required to pay the City's adopted Park
37 fee. The Project will be required to pay the adjusted unpaid balance of the Park fee.
38 The payment of this fee reduces the impact to less than significant in that the fee is
39 intended to be used for the development of new parks and recreational facilities.
40
41 Q. There are adequate public services, facilities, and utilities to serve the Project. The State
42 of California is currently experiencing a drought. As of August 2014, Mendocino County
43 is identified as experiencing "Exceptional Drought." The City of Ukiah's wells which do
44 not draw water from the Russian River are performing normally. The City of Ukiah will
45 implement mandatory water conservation on August 29, 2014. The Project would also
46 be subject to any water conservation measures enacted by or applicable to the City of
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
3
1 Ukiah. The Project is subject to the payment of School fee which are intended to offset
2 the impacts of development on school facilities.
3
4 R. The Project would result in the construction of four (4) new housing units, resulting in an
5 estimated population increase of 9 to 10 people. The closest intersections to the Project
6 site are North State Street/Ford Street and Orchard Avenue/Ford Street. These
7 intersections currently operate at acceptable levels of services and the Project would not
8 generate enough trips to result in a change in the level of service. Therefore, change in
9 the level of service of intersections in the Project area and existing capacity would not be
10 affected. The Project includes the construction of frontage improvements, including
11 sidewalks, which will improve pedestrian facilities in the neighborhood.
12
13 S. The Project would not result in climate change or greenhouse gas impacts. The Project
14 does not violate any plans or policies adopted to address climate change/GHG. The
15 Project was referred to and reviewed by the Mendocino County Air Quality Management
16 District and the District did not identify any impacts related to climate change or GHG.
17
18 T. Reasonable and feasible mitigation measures have been identified that would eliminate
19 or reduce significant impacts to levels of insignificance.
20
21 4. The Initial Environmental Study examined areas of potential impacts that may result from the
22 implementation of the Project. Based on the conclusions reached in the Initial
23 Environmental Study, it has been determined that the proposed Project has the potential to
24 have significant environmental impacts on aesthetics, air quality, biological resources,
25 cultural resources, geology/soils, hydrology and water quality, land use and planning, and
26 noise without the implementation of mitigation measures. The analysis and conclusion
27 reached in the Initial Environmental Study identified mitigation measures that would reduce
28 the potential impacts on aesthetics, air quality, biological resources, cultural resources,
29 geology/soils, hydrology and water quality, land use and planning, and noise to less than
30 significant levels based on the following:
31
32 A. Aesthetics
33
34 1) Potential Impact: Lighting for the Project could result in a new source of light and
35 glare.
36
37 Mitiqation Measure:
38
39 a) All outdoor light fixtures shall be located, aimed, and shielded so as to minimize
40 light trespassing over property lines and avoid directing light towards motorists
41 and pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be
42 International Dark Sky Association (IDA) approved or equivalent. Prior to
43 installation of the exterior lighting, the applicant shall prepare a photometric plan
44 for review and approval by the Planning Department that demonstrates that the
45 lighting will not spillover onto adjacent properties and that all lighting is shielded
46 and downcast.
47
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
4
1 The inclusion of mitigation measure above will reduce any potential impacts to
2 Aesthetics to less than significant levels.
3
4 B. Air Quality
5
6 1) Potential Impact: Construction of the Project would result in a temporary increase in
7 increase PM-10 levels.
8
9 Mitigation Measures:
10
11 a) All activities involving site preparation, excavation, filling, grading, road
12 construction, and building construction shall institute a practice of routinely
13 watering exposed soil to control dust, particularly during windy days.
14
15 b) All activities involving site preparation, excavation, filling, grading, and actual
16 construction shall include a program of washing off trucks leaving the
17 construction site to control the transport of mud and dust onto public streets.
18
19 c) All inactive soil piles on the project site shall be completely covered at all times to
20 control fugitive dust.
21
22 d) All earth moving and grading activities shall be suspended if wind speeds (as
23 instantaneous gusts) exceed 25 miles per hour.
24
25 e) The burning of construction debris is prohibited. Any disposal of vegetation
26 removed as a result of site preparation shall be lawfully disposed of, preferably
27 by chipping and composting, or as authorized by the Mendocino County Air
28 Quality Management District.
29
30 The inclusion of mitigation measure above will reduce any potential impacts to Air
31 Quality to less than significant levels.
32
33 C. Bioloqical Resources
34
35 1) Potential Impact: Construction and operation of the Project has the potential to
36 impact Orrs Creek which provides habitat for steelhead trout, a species listed as
37 threatened on pursuant to the Federal Endangered Species Act.
38
39 Mitiqation Measures:
40
41 a) Prior to construction of site improvements, a final grading and drainage plan and
42 an erosion and sediment control plan, prepared by a Civil Engineer shall be
43 submitted for review and approval by the Department of Public Works. The plan
44 shall specify all measures necessary to protect Orrs Creek from sediment,
45 including the permanent restoration or protection of all disturbed areas to prevent
46 future erosion. The sediment and erosion control plan shall utilize only native or
47 non-invasive non-native plant materials to protect disturbed areas. Erosion and
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
5
1 sediment control products utilizing netting, such as straw wattles, shall be bio-
2 degradable, and designed to not entrap or harm wildlife, wherever such options
3 are available. Erosion and sediment control measures shall be maintained and
4 re-applied as necessary by the applicant until undisturbed areas as fully
5 stabilized.
6
7 b) Plans submitted for building permit shall be revised to extend the drainage swale
8 located at the rear (south) boundary of the Project to the east (rear of Lot 4) to
9 discharge into a new drain inlet designed to maximize storm water treatment and
10 infiltration into the swale.
11
12 c) Plans submitted for building permit shall include revised drainage swales, a
13 typical section, and proposed landscaping/ground cover for the swale. The
14 revised swales shall provide infiltration and treatment of stormwater runoff.
15
16 d) Plans submitted for building permit shall demonstrate that roof drains are
17 designed to maximize infiltration into landscaped areas and not discharge directly
18 into storm drains or into the street.
19
20 e) Plans submitted for building permit shall how bare soil/exposed dirt in the rear
21 yards of each home will be covered until such time as the home buyers
22 landscape the rear yard.
23
24 f) The Planned Development Zoning regulations for the Project shall prohibit the
25 planting of known invasive species and species identified in the California
26 Invasive Plant Council's data base (http://www.cal-ipc.orq/paf/).
27
28 g) Plans submitted for building permit shall show the fence on Lot 1 /123 Ford
29 Street setback 5-feet from the Orrs Creek top of bank. The fencing shall be an
30 open style design with no barbs. The openings in the fencing shall allow for
31 small animals to pass through the fencing.
32
33 h) The Project Proponent shall verify whether a Stream Bed Alteration Permit from
34 the California Department of Fish and Wildlife is required for the Project. If a
35 Stream Bed Alteration Permit is required, the Project Proponent shall be obtained
36 the permit prior to the commencement of any grading or construction activities on
37 the Project site and a copy of the permit shall be provided to the Planning and
38 Community Development Department.
39
40 2) Potential Impact: Construction and operation of the Project have the potential to
41 impact native trees on the site that are located proximate to Orrs Creek.
42
43 Mitiqation Measures:
44
45 a) The healthy native trees identified as #A, B, C, E, F, G, and H on the Criss
46 Arborist Report dated August 13, 2014 shall be preserved and protected.
47
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
6
1 b) In order to protect the trees to be preserved on Lot 1, the following shall be
2 included on plans submitted for building permit and are subject to staff review
3 and approval:
4
5 ■ Location of tree protection fencing and protective buffer (Trees #A, B, C,
6 E, and F) consistent with the locations recommended in the Criss Arborist
7 Report dated August 13, 2014. The arborist report states that trees#G
8 and H would not be impacted by construction; therefore, protective
9 fencing is not needed.
10
11 ■ Name and contact information of the Project arborist (Criss) on the title
12 page of the plans.
13
14 ■ Notes on the plans that state that state "Construction materials, vehicles
15 and equipment, and the cleaning of equipment or materials is prohibited
16 within the area of the protective fencing and under the driplines of the
17 trees to be protected and preserved.
18
19 ■ A detail of the protective fencing and protective buffer recommended in
20 the arborist report. The fencing shall be 5 to 6 feet in height, metal and
21 secured with in-ground posts.
22
23 ■ Tree/riparian vegetation protection notes:
24
25 ➢ Care shall be taken when digging under ground near the base of the
26 trees to be protected and preserved.
27 ➢ All digging within 6-feet of the base of the trees shall be done by
28 hand.
29 ➢ Any holes dug for construction (such as foundations, fence posts,
30 utilities) shall avoid roots 4 inches or greater by relocating these holes
31 to an area where roots do not exceed 4 inches.
32 ➢ Care shall be taken when removing the garage in order to prevent
33 mechanical damage to and soil compaction under trees #E and F.
34 ➢ Dumping of chemical, washing equipment, and/or stacking of loose
35 debris on or near root zones and near the creek is prohibited.
36 ➢ Any work near the creek shall be performed consistent with industry
37 and environmental standards in order to prevent damage to
38 vegetation on the creek bank. These standards include, but are not
39 limited to, prohibiting the dumping of chemicals, washing of
40 equipment, and/or sacking of loose debris on or near the root zones
41 or near the top of bank of the creek.
42
43 c) An on-site preconstruction meeting shall he held with the head contractor, Project
44 arborist (Criss), and planning staff.
45
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
7
1 d) The Project arborist (Criss) shall provide general supervision over construction of
2 the Project that is proximate to the trees to be protected and preserved. This
3 supervision may include unscheduled visits to the site by the Project arborist.
4
5 e) The Planned Development regulations for the Orrs Creek Homes PD shall
6 include the following in order to ensure the protection of Orrs Creek and the
7 threatened steelhead trout and the ensure the preservation and protection of the
8 trees identified for protection and preservation in the arborist report prepared by
9 Criss and dated August 13, 2014.
10
11 f) Trees identified as #A, B, C, E, F, G, and H in the arborist shall be protected and
12 preserved. Removal of these trees is prohibited.
13
14 g) Any future development on the site shall be located outside of the dripline/canopy
15 of the protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E,
16 F, G, and H).
17
18 3) Potential Impact: Operation of the Project has the potential to impact wildlife
19 corridors along Orrs Creek.
20
21 Mitiqation Measure:
22
23 a) Plans submitted for building permit shall show the fence on Lot 1 /123 Ford
24 Street setback 5-feet from the Orrs Creek top of bank. The fencing shall be an
25 open style design with no barbs. The openings in the fencing shall allow for
26 small animals to pass through the fencing.
27
28 4) Potential Impact: Construction of the Project has the potential to impact nesting birds
29 due to tree removal.
30
31 Mitiqation Measure:
32
33 a) If site preparation and tree removal/trimming include the spring bird nesting season
34 (February through July), a preconstruction survey shall be conducted by a qualified
35 professional within two weeks prior to removing/trimming any trees. If active nests
36 (with eggs or living young) are found, no activity shall be permitted that might
37 disturb or remove the active nests until the young birds are able to leave the nest
38 and forage on their own. Empty nests may be removed. If eggs or young are
39 present, the nests shall be left until the young birds leave. Setback buffers for the
40 nests will vary depending on the species affected and the location of the nest.
41 Buffer zones shall be determined on a case by case basis in consultation with a
42 California Department of Fish and Wildlife biologist.
43
44 The inclusion of mitigation measure above will reduce any potential impacts to
45 Biological Resources to less than significant levels.
46
47
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
g
1 D. Cultural Resources
2
3 1) Potential Impact: Construction of and grading for the Project could result in the
4 discovery of unknown historic, prehistoric, or cultural resources or the discovery of
5 unknown human remains.
6
7 Mitiqation Measures:
8
9 a) If, during site preparation or construction activities, any historic or prehistoric
10 cultural resources are unearthed and discovered, all work shall immediately be
11 halted, and the City shall be notified of the discovery. The applicant shall be
12 required to fund the hiring of a qualified professional archaeologist to perform a
13 field reconnaissance and to develop a precise mitigation program if deemed
14 necessary.
15
16 b) If human remains are encountered during construction excavation and grading
17 activities, State Health and Safety Code Section 7050.5 requires that no further
18 disturbance shall occur until the County Coroner has made the necessary
19 findings as to the origin and disposition pursuant to PRC Section 5097.98. If the
20 remains are determined to be of Native American Descent, the coroner has 24
21 hours to notify the Native American Heritage Commission (NAHC). The NAHC
22 will then identify the person(s)thought to be the Most Likely Descendent, who will
23 help determine what course of action should be taken in dealing with the
24 remains.
25
26 The inclusion of mitigation measure above will reduce any potential impacts to Cultural
27 Resources to less than significant levels.
28
29 E. Geoloqv and Soils
30
31 1) Potential Impact: Construction of the Project could result in erosion and/or the loss
32 of top soil.
33
34 Mitiqation Measures:
35
36 a) All activities involving site preparation, excavation, filling, grading, road
37 construction, and building construction shall institute a practice of routinely
38 watering exposed soil to control dust, particularly during windy days.
39
40 b) All activities involving site preparation, excavation, filling, grading, and actual
41 construction shall include a program of washing off trucks leaving the
42 construction site to control the transport of mud and dust onto public streets.
43
44 c) All inactive soil piles on the project site shall be completely covered at all times to
45 control fugitive dust.
46
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
9
1 d) All earth moving and grading activities shall be suspended if wind speeds (as
2 instantaneous gusts) exceed 25 miles per hour.
3
4 The inclusion of mitigation measure above will reduce any potential impacts to Geology
5 and Soils to less than significant levels.
6
7 F. Hydroloqy and Water Quality
8
9 1) Potential Impacts: Construction of the Project has the potential to modify drainage
10 patterns in a manner that could result in erosion and/or siltation which could impact
11 Orrs Creek and to increase the amount and rate of runoff.
12
13 Mitigation Measures:
14
15 a) Prior to construction of site improvements, a final grading and drainage plan and
16 an erosion and sediment control plan, prepared by a Civil Engineer shall be
17 submitted for review and approval by the Department of Public Works. The plan
18 shall specify all measures necessary to protect Orrs Creek from sediment,
19 including the permanent restoration or protection of all disturbed areas to prevent
20 future erosion. The sediment and erosion control plan shall utilize only native or
21 non-invasive non-native plant materials to protect disturbed areas. Erosion and
22 sediment control products utilizing netting, such as straw wattles, shall be bio-
23 degradable, and designed to not entrap or harm wildlife, wherever such options
24 are available. Erosion and sediment control measures shall be maintained and
25 re-applied as necessary by the applicant until undisturbed areas as fully
26 stabilized.
27
28 b) Plans submitted for building permit shall be revised to extend the drainage swale
29 located at the rear (south) boundary of the Project to the east (rear of Lot 4) to
30 discharge into a new drain inlet designed to maximize storm water treatment and
31 infiltration into the swale.
32
33 c) Plans submitted for building permit shall include revised drainage swales, a
34 typical section, and proposed landscaping/ground cover for the swale. The
35 revised swales shall provide infiltration and treatment of stormwater runoff.
36
37 d) Plans submitted for building permit shall demonstrate that roof drains are
38 designed to maximize infiltration into landscaped areas and not discharge directly
39 into storm drains or into the street.
40
41 e) Plans submitted for building permit shall how bare soil/exposed dirt in the rear
42 yards of each home will be covered until such time as the home buyers
43 landscape the rear yard.
44
45 The inclusion of mitigation measure above will reduce any potential impacts to
46 Hydrology and Water Quality to less than significant levels.
47
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
1�
1 G. Land Use and Planninq
2
3 1) Potential Impacts: The Project has the potential to be inconsistent with General Plan
4 goals and policies related to the health and viability of tributaries to the Russian
5 River, the conservation of valley oaks, and the maintenance and enhancement of the
6 urban forest and shade tree canopies.
7
8 Mitiqation Measures:
9
10 a) The healthy native trees identified as #A, B, C, E, F, G, and H on the Criss
11 Arborist Report dated August 13, 2014 shall be preserved and protected.
12
13 b) In order to protect the trees to be preserved on Lot 1, the following shall be
14 included on plans submitted for building permit and are subject to staff review
15 and approval:
16
17 ■ Location of tree protection fencing and protective buffer (Trees #A, B, C, E,
18 and F) consistent with the locations recommended in the Criss Arborist
19 Report dated August 13, 2014. The arborist report states that trees#G and H
20 would not be impacted by construction; therefore, protective fencing is not
21 needed.
22
23 ■ Name and contact information of the Project arborist (Criss) on the title page
24 of the plans.
25
26 ■ Notes on the plans that state that state "Construction materials, vehicles and
27 equipment, and the cleaning of equipment or materials is prohibited within the
28 area of the protective fencing and under the driplines of the trees to be
29 protected and preserved.
30
31 ■ A detail of the protective fencing and protective buffer recommended in the
32 arborist report. The fencing shall be 5 to 6 feet in height, metal and secured
33 with in-ground posts.
34
35 ■ Tree/riparian vegetation protection notes:
36
37 o Care shall be taken when digging under ground near the base of the trees
38 to be protected and preserved.
39 o All digging within 6-feet of the base of the trees shall be done by hand.
40 o Any holes dug for construction (such as foundations, fence posts, utilities)
41 shall avoid roots 4 inches or greater by relocating these holes to an area
42 where roots do not exceed 4 inches.
43 o Care shall be taken when removing the garage in order to prevent
44 mechanical damage to and soil compaction under trees #E and F.
45 o Dumping of chemical, washing equipment, and/or stacking of loose debris
46 on or near root zones and near the creek is prohibited.
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
11
1 o Any work near the creek shall be performed consistent with industry and
2 environmental standards in order to prevent damage to vegetation on the
3 creek bank. These standards include, but are not limited to, prohibiting
4 the dumping of chemicals, washing of equipment, and/or stacking of
5 loose debris on or near the root zones or near the top of bank of the
6 creek.
7
8 a) An on-site preconstruction meeting shall he held with the head contractor, Project
9 arborist (Criss), and planning staff.
10
11 b) The Project arborist (Criss) shall provide general supervision over construction of
12 the Project that is proximate to the trees to be protected and preserved. This
13 supervision may include unscheduled visits to the site by the Project arborist.
14
15 c) The Planned Development regulations for the Orrs Creek Homes PD shall
16 include the following in order to ensure the protection of Orrs Creek and the
17 threatened steelhead trout and the ensure the preservation and protection of the
18 trees identified for protection and preservation in the arborist report prepared by
19 Criss and dated August 13, 2014.
20
21 d) Trees identified as #A, B, C, E, F, G, and H in the arborist shall be protected and
22 preserved. Removal of these trees is prohibited.
23
24 e) Any future development on the site shall be located outside of the dripline/canopy
25 of the protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E,
26 F, G, and H).
27
28 The inclusion of mitigation measure above will reduce any potential impacts to Land Use
29 and Planning to less than significant levels.
30
31
32 H. Noise
33
34 1) Potential Impact: Construction of the Project would result in a short-term and
35 temporary increase in noise levels in the area that may affect sensitive receptors in
36 the vicinity of the Project and on the Project site.
37
38 Mitiqation Measures:
39
40 a) Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00
41 p.m. and Saturday from 9:00 a.m. to 4 p.m. Construction hours are prohibited on
42 Sunday and all holidays recognized by the City of Ukiah. Interior work that
43 generates negligible or no noise at the property line is allowed outside of the
44 construction hours noted above.
45
46 b) Approval of additional construction hours may be requested in writing from the
47 Planning and Community Development Director and Public Works Director for
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
IZ
1 extenuating circumstances. The written request must be submitted a minimum of
2 14 days prior to the date for which the change in construction hours/days is being
3 requested and shall explain the need for the extended construction hours,
4 describe the extenuating circumstances, and identify the additional construction
5 hours requested, including the duration.
6
7 c) Signs shall be posted at the Project site prior to commencement of construction
8 of the proposed Project for the purpose of informing all
9 contractors/subcontractors, their employees, agents, material haulers, and all
10 other persons at the construction site(s) of the basic requirements of mitigation
11 measures for Noise.
12
13 d) Signs shall be posted at the construction site that include the permitted
14 construction days and hours, and day and evening contact name and phone
15 number for the onsite complaint and enforcement manager(see #4 below) to
16 allow people to contact the complaint and enforcement in the event of noise
17 concerns related to the Project.
18
19 e) An onsite complaint and enforcement manager shall be designated for the
20 Project and shall respond to and track complaints and questions related to noise.
21 The name and contact information for the designated onsite complaint and
22 enforcement manager shall be included on the title sheet of the plans submitted
23 for building permit.
24
25 f) Equipment and trucks used for proposed Project construction shall use the best
26 available noise control techniques (e.g. improved mufflers, use of intake
27 silencers, ducts, engine enclosures, and acoustically-attenuated shields or
28 shrouds, wherever feasible).
29
30 g) Impact tools (e.g.jack hammers, pavement breakers, and rock drills) if used for
31 Project construction shall be hydraulically or electrically powered wherever
32 possible to avoid noise associated with compressed air exhaust from
33 pneumatically powered tools.
34
35 h) Stationary construction noise sources shall be located as far from sensitive
36 receptors as possible and they shall be muffled.
37
38 i) No outside amplified sources (e.g. stereo "boom boxes") shall be used on site
39 during Project construction.
40
41 The inclusion of mitigation measure above will reduce any potential impacts to Noise to
42 less than significant levels.
43
44 5. There is no substantial evidence in light of the whole record before the City of Ukiah that the
45 Project, as mitigated, would have a significant effect on the environment.
46
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
13
1 6. The Initial Environmental Study was prepared and demonstrated there is no substantial
2 evidence that supports a fair argument that the Project, as mitigated, would have a
3 significant effect on the environment.
4
5 7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
6 Study, the Project, as mitigated, does not have the potential to degrade the quality of the
7 local or regional environment.
8
9 8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
10 Study, the Project, as mitigated, will not result in short-term impacts that will create a
11 disadvantage to long-term environmental goals.
12
13 9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
14 Study, the Project, as mitigated, will not result in impacts that are individually limited, but
15 cumulative considerable.
16
17 10. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
18 Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse
19 effects on human beings, either directly or indirectly.
20
21 11. The Initial Environmental Study (IS) and Mitigated Negative Declaration (MND) were sent to
22 the State Clearinghouse for State Agency review and comment and publicly noticed and
23 made available for public review and written comment from September 15 through October
24 14, 2014. No comments were received during the review and comment period for the IS and
25 MND.
26
27 12. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the
28 following manner: posted with the State Clearinghouse on September 10, 2014; posted at
29 the Mendocino County Clerk on September 10, 2014; mailed to property owners within 300
30 feet of the parcels included in the Project on September 10, 2014, 2014; published in the
31 Ukiah Daily Journal on September 14, 2014; and posted on the Project site on September
32 10, 2014.
33
34 13. A Mitigation Monitoring Reporting Program (MMRP) has been prepared to ensure
35 compliance with the adopted mitigation measures and the project proponent has agreed to
36 the mitigation measures included in the MMRP.
37
38 14. The Initial Environmental Study and Mitigated Negative Declaration and record of
39 proceedings of the decision on the Project are available for public review at the City of Ukiah
40 Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
41
42 15. On October 22, 2014, the Planning Commission voted to make a recommendation
43 to the City Council to adopt the Mitigated Negative Declaration for the Orrs Creek Homes
44 Planned Development Rezoning and Precise Development Plan.
45
46 16. On November 5, 2014, the City Council voted to adopt the mitigated negative
47 declaration for the Orrs Creek Homes Rezoning and Precise Development Plan.
Findings for Mitigated Negative Declaration
Orrs Creek Homes Planned Development Rezoning and Precise Development Plan
123,125,127 and 129 Ford Street
File No.:258
14
1 ATTACHMENT 3
2
3 DRAFT FINDINGS FOR THE
4 ORRS CREEK HOMES
5 PLANNED DEVELOPMENT REZONING WITH PRECISE DEVELOPMENT PLAN AND
6 PLANNED DEVELOPMENT ZONING REGULATIONS
7 123, 125, 127, AND 129 FORD STREET
8 FILE NO.: 258
9
10 The following Findings of Fact are supported by and based on information contained in this staff
11 report, the application materials and documentation, Planning Commission review, and the
12 public record.
13
14 FINDINGS
15
16
17 1. The proposed Planned Development Combing Zone with Precise Development Plan and PD
18 Zoning Regulations, as conditioned, is consistent with the findings required for adoption of
19 an ordinance to establish a Planned Development Combining zone required by zoning
20 ordinance section 9168(C) as described in the Table 4 of the staff report and below:
21
22 A. General Plan: The Project is consistent with general plan as described in the General
23 Plan section of the staff report, including Table 1.
24
25 B. Purpose and Intent of the Planned Development Combing Zone District: The
26 previous PD approved in 2007 included a precise development plan for the development
27 of each of the four parcels with one townhome with second unit and garage. This
28 application would amend the previous PD with a new precise development plan and PD
29 zoning regulations specific to the development. The proposed Project would increase the
30 supply of housing in Ukiah by constructing four (4) new single-family homes. The
31 Project is required to construct frontage improvements, including curb, gutter, sidewalk,
32 and street trees which provide an amenity to the neighborhood. The Project through the
33 precise development plan and PD zoning regulations includes the preservation and
34 protection of healthy, native trees located on Lot 1 and protection of Orrs Creek which
35 provides habitat for the threatened steelhead trout; thereby preserving the natural
36 environment. In addition, mitigation measures and conditions of approval were
37 developed in consultation with CDFW and Public Works in order to ensure protection of
38 these resources. The Project utilizes each parcel efficiently by constructing new 3-
39 bedroom, 2 '/2 - bath homes with usable yard space, storage space in the garage, and
40 onsite parking on smaller parcels. The reduction in the front yard, side yard, and
41 garage setbacks and use of tandem parking and use of two-stories provides a
42 reasonable house size and the smaller lots and may reduce the overall cost to home
43 buyers due to the smaller land area. Prior to the submittal of this application for the
44 establishment of a new precise development plan for the four vacant parcels, several
45 parties had contacted the planning department to determine the process and fees
46 associated with development of the precise development plan approved in 2007. None
47 of these parties moved forward with the 2007 precise development plan. The applicant
48 for this project has determined that the most marketable project for the parcels is
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
1
1 development of the parcels with single-family homes as shown in the proposed precise
2 development plan and has estimated the sales price of the homes at$285,000 to
3 $300,000. Given that the 2007 approved precise development plan has not been
4 constructed in the 7 years since its approval, the proposed precise development plan
5 would allow economic use of the land by creating a new precise development plan for
6 the land that responds better to current market demand. The Project is consistent with
7 the criteria for evaluating the consistency of precise development plans with the purpose
8 and intent of the Planned Development combining district identified in zoning ordinance
9 section 9167(F) as described in #2 below.
10
11 C. Complements and Compatible with Existing and Potential Development: The
12 Project would develop four (4) single-family homes on existing parcels. Single-family
13 and multi-family homes are located in the immediate neighborhood on Ford Street and
14 single-family homes are located to the south on Clara Avenue. The Ford Street
15 Project/Buddy Eller Center is located directly east of the Project site and provides
16 transitional housing in apartment buildings. The proposed PD Regulations identify the
17 uses and development standards for the parcels included in the PD. The PD regulations
18 are based on the uses and development standards of the R3 zoning district and modified
19 to address the specific parcels and use (single-family residential) included in the Project
20 and the environmental constraints of Lot 1 (Orrs Creek, steelhead trout, and native
21 trees). The size and design of the homes, density, and use are compatible with and
22 complementary to other development in the area. The Project was reviewed by the
23 Design Review Board who found the Project compatible with and complementary to
24 other development in the area and appropriate for the individual parcels on which the
25 homes would be constructed.
26
27 2. The Orrs Creek Homes Precise Development Plan, as conditioned, is consistent with the
28 criteria for evaluating the consistency of precise development plans with the purpose and
29 intent of the Planned Development combining district identified in zoning ordinance section
30 9167(F) as described in the Table 3 of the staff report and below:
31
32 A. Circulation Needs and Impacts: The Project would result in four (4) single-family
33 homes. Each residence would be accessed from a driveway with access to a public
34 street, Ford Street. There are existing easements on lot 4 for access to the apartments
35 that are part of the Buddy Eller Center and the residence at 131 Ford Street. The
36 access easements related to access the Buddy Eller apartments do not require
37 modification. There are easements on the parcels for the benefit of the parcel to the
38 south (131 Ford Street). The owner of this parcel has provided a letter that states he is
39 aware of the project and that the modifications to the existing easements would be
40 necessary and the he is amenable to these modifications. Modifications to the
41 easements are included as a condition of approval. The Project would construct curb,
42 gutter, and sidewalk and a minimum of 2 on-street parking spaces would be available.
43 The construction of the sidewalk improves pedestrian circulation in the neighborhood.
44 The Project was reviewed by the Public Works Department. Public Works did not
45 identify any traffic related issues related to construction or operation of the Project.
46
47 B. Parking and Traffic Needs and Impacts: Two (2) onsite parking spaces would be
48 provided for each residence as required by the City Code. The parking would be
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
2
1 provided in a tandem configuration with one parking space in the driveway and one
2 parking space behind in the garage. Since the parking is for a single-family home, the
3 residents have the ability to control the parking and move vehicles as needed.
4
5 C. Utilities and Public Services Needs and Impacts: City services are available to serve
6 the Project. The City has enacted mandatory water conservation measures and the
7 residents of the Project would be required to comply with any water conservation
8 measures in place. The Project includes drought tolerant landscaping and water
9 conserving irrigation. The Project has been reviewed by Public Works Department,
10 Electric Utility, Fire Marshal, and Building Official and there are adequate services and
11 utilities to serve the Project.
12
13 D. Noise Needs and Impacts: The proposed Project would be similar in use, intensity, and
14 density to the surrounding neighborhood. The City's noise ordinance would apply to
15 this Project both during construction and after occupancy. Mitigation measures and
16 conditions of approval have been applied to the Project to address construction related
17 noise impacts.
18
19 E. Odor Needs and Impacts: The Project is a residential Planned Development; typically
20 odors are not associated with residential uses.
21
22 F. Private and Common Space Needs and Impacts: The Project does not include any
23 common space since it is a small single-family home development. Each parcel
24 includes a front yard, front porch, and rear yard which provide the private open space for
25 each residence. The subdivision of the property required the payment of the City's
26 Parks Fee as discussed above under General Plan, Recreation. The purpose of this fee
27 is to mitigate impacts to parks and recreational facilities and to provide funds for the
28 construction of new facilities.
29
30 G. Trash Collection Needs and Impacts: The precise development plan identifies a
31 location for the trash/recycling containers in the side yard. Each resident would be
32 responsible for placing containers at and removing containers from the curb for trash
33 and recycling collection.
34
35 H. Security and Crime Deterrence Needs and Impacts: Exterior lighting is proposed for
36 each of the homes. Each parcel includes fencing which will define the private
37 space/parcel from the public right-of-way; and in the case of Lot 1, will provide a barrier
38 between Orrs Creek (which can use as a pathway) and the usable backyard space for
39 the parcel, which can be used as a pathway for pedestrians. Development of the site as
40 proposed could reduce the incidents of loitering in the area since there would be fewer
41 locations for loitering and more "eyes on the street." The Project was reviewed by the
42 Police Department and no concerns related to security and crimes were identified.
43
44 I. Energy Consumption Needs and Impacts: The Project is subject to the requirements
45 of the California Green Building Code Standards which includes specific requirements
46 (materials and light fixtures) to reduce energy consumption.
47
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
3
1 J. Design Needs and Impacts: The Project would use one house plan for all four(4)
2 parcels and would vary the house plan by using different colors for each home, different
3 garage doors, and varied roofs. The design of the house plan is based in part on the
4 historic homes located on Ford Street and Clara Avenue. The Project was reviewed by
5 the DRB who found the design of the Project compatible with the neighborhood and
6 made recommendations to differentiate the house plan on each parcel. Some of the
7 recommendations from the DRB have been incorporated into the design of the house
8 plan modified for each parcel.
9
10 K. Relationship to Physical Features: The Project includes four (4) parcels. Parcels 2, 3,
11 and 4 include no trees, significant landscaping or other natural features. Parcel 1
12 includes a section of Orrs Creek which includes native trees within and along the creek
13 bank. The native trees that are closest to construction areas were evaluated by a
14 certified arborist. The arborist provided recommendations for tree protection during
15 construction. The recommendations were included as mitigation measures and
16 conditions of approval for the Project. Preservation and protection of these trees has
17 also been included in the proposed Orrs Creek Homes PD Regulations. A group of
18 valley oaks (Arborist Report, Group D) are located along the west property line of Lot 1
19 and proposed for removal as part of the Project. The arborist report prepared for the
20 Project identified these trees as being unhealthy and having structural deficiencies and
21 stated there was no value in retaining these trees. The Project site is relatively flat and
22 slopes generally away from Orrs Creek. Minor grading would be required to provide
23 adequate site drainage. The Project includes LID improvements that would reduce the
24 impacts related to drainage and help to infiltrate water prior to release to Orrs Creek.
25
26 L. Consistency of Architectural Features: The Project would use one house plan for all
27 four(4) parcels and would vary the house plan by using different colors for each home,
28 different garage doors, and varied roofs. The Project was reviewed by the DRB who
29 found the design of the Project compatible with the neighborhood and made
30 recommendations to differentiate the house plan on each parcel. Some of the
31 recommendations from the DRB have been incorporated into the design of the house
32 plan modified for each parcel.
33
34 M. Balance and Integration with Neighborhood: The proposed Project includes four (4)
35 1,536 sf homes with one-story and two-story elements. The size and height of the
36 homes is consistent with other homes in the neighborhood; however, the lot sizes are
37 smaller than other parcels on Ford Street and Clara Avenue. The Project includes both
38 front and rear yards, similar to other homes in the neighborhood. The design of the
39 house plan was based in part on the design of historic homes on Ford Street and Clara
40 Avenue. The Project was reviewed by the Design Review Board who found the Project
41 to be consistent and compatible with other residential development in the neighborhood
42 and appropriate for the individual parcels included in the Project.
43
44 N. Building Design: The house plan for the Project includes one-story and two-story
45 elements, gable and hips roofs, front porches, and single-wide garages which minimizes
46 the prominence of the garage. The house plan for each parcel would be varied through
47 the use of different colors, garage doors, and roofs. The house plans also include a mix
48 of materials. These features provide articulation and variety in the building design.
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
4
1
2 O. Density: The parcels included in the Project have already been created and range in
3 size from 2,911 sf to 7,084 sf. The underlying zoning district High Density Residential
4 (R3) requires a minimum lot area of 6,000 sf for"each building or group of buildings."
5 Based on a minimum lot size of 6,000 sf, the maximum density for the R3 zoning district
6 would be 7.28 units per acre. The density of the proposed Project is 9.73 units per acre
7 due to the smaller lot size. The Project was reviewed by the DRB who found the design
8 and density of the Project compatible with the neighborhood and appropriate for the
9 parcels.
10
11 3. An Initial Environmental Study (IS) was prepared in order to evaluate the potential impacts
12 that could result from construction and implementation of the Orrs Creek Homes Planned
13 Development Rezoning, Precise Development Plan and PD Zoning Regulations. The IS
14 identified potential impacts to aesthetics, air quality, biological resources, cultural resources,
15 geology/soils, hydrology and water quality, land use and planning, and noise. As part of the
16 IS, mitigation measures were identified that would reduce the impacts to less than significant
17 levels. A Mitigation Monitoring Reporting Program has been prepared for the Project and the
18 project proponent has agreed to the mitigation measures.
19
20 4. On October 22, 2014, the Planning Commission conducted a duly noticed public hearing
21 and after receiving public testimony and conducting due deliberations, voted to
22 recommend the City Council: 1) adopt the Mitigated Negative Declaration for the Orrs Creek
23 Homes Planned Development Rezoning and Precise Development Plan; and 2) introduce
24 an ordinance to establish the Orrs Creek Homes Planned Development with Precise
25 Development Plan and Planned Development Zoning Regulations.
26
27 5. On November 5, 2014, the City Coucil conducted a duly noticed public hearing and after
28 receiving public testimony and conducting due deliberations, voted to: 1) adopt the
29 Mitigated Negative Declaration for the Orrs Creek Homes Planned Development Rezoning
30 and Precise Development Plan; and 2) introduce an ordinance to establish the Orrs
31 Creek Homes Planned Development with Precise Development Plan and Planned
32 Development Zoning Regulations.
33
34 6. The Notice of Intent (NOI) to adopt a mitigated declaration and public notice for the
35 Project was made available in the following manner:
36
37 ■ posted at the State Clearinghouse for distribution to state agencies and
38 departments on September 10, 2014;
39 ■ posted at the County Clerk on September 10, 2014;
40 ■ mailed to the California Department of Fish and Wildlife and Mendocino
41 County Water Agency with a copy of the IS and MND on September 9, 2014;
42 ■ mailed to property owners within 300 feet of the parcels included in the
43 Project on September 10, 2014;
44 ■ published in the Ukiah Daily Journal on September 14, 2014;
45 ■ posted on the Project site on September 10, 2014; and
46 ■ posted at the Civic Center (glass case) on September 11, 2014.
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
5
1
2 No comments on the mitigated negative declaration, initial environmental study, or
3 Project were received in response to the notice.
4
5 7. The NOI described in #6 above also included a notice of public hearing for Planning
6 Commission consideration and possible recommendation to the City Council on the
7 Project and for City Council consideration and possible action on the Project. The
8 notice of public hearing for the Project was provided as described above. No
9 comments on the Project were received in response to the notice.
10
11
12
13
Planned Development Rezoning and Precise Development Plan Findings
Orrs Creek Homes
123,125,127,and 129 Ford Street
File No.:258
6
1 ATTACHMENT 4
2
3 DRAFT CONDITIONS OF APPROVAL FOR THE
4 ORRS CREEK HOMES
5 PLANNED DEVELOPMENT REZONING WITH PRECISE DEVELOPMENT PLAN AND
6 PLANNED DEVELOPMENT ZONING REGULATIONS
7 123, 125, 127, AND 129 FORD STREET
8 FILE NO.: 258
9
10
11 1. Approval is granted for the Orrs Creek Homes Project as shown on the approved Precise
12 Development Plan (sheets A01 and A02 date stamped October 9, 2014, sheets A1.2 for 127
13 and 129 Ford Street date stamped October 9, 2014, and the remaining architectural and civil
14 plans included in the plan set date stamped September 25, 2014) and for the approved Orrs
15 Creek Homes Planned Development Zoning Regulations dated October 14, 2014, except as
16 modified by the following conditions of approval.
17
18 2. 137 Ford Street is not a part of the Orrs Creek Homes Planned Development and is not
19 subject to the mitigation measures or conditions approval for the Orrs Creek Homes
20 Rezoning and Precise Development Plan.
21
22 3. For the parcels included in this project, the approved Orrs Creek Homes Precise
23 Development Plan and associated Orrs Creek Homes Planned Development Zoning
24 Regulations shall supersede Ordinance 1092 which approved a precise development plan
25 for the parcels included in this project. Ordinance 1092 and the applicable conditions of
26 approval shall remain in full force and effect for 137 Ford Street (APN 002-121-24) which
27 was part of the rezoning to Planned Development approved by Ordinance 1092.
28
29 4. Development and operation of the Project shall comply with the approved Orrs Creek
30 Homes Precise Development Plan and associated Orrs Creek Homes Planned
31 Development Zoning Regulations. Any items not addressed by the approved precise
32 development plan and zoning regulations shall default to the zoning ordinance and city
33 code.
34
35 5. The mitigation measures included in the Orrs Creek Homes Rezoning and Precise
36 Development Plan Mitigation Monitoring Reporting Plan have been agreed to by the project
37 proponent and are hereby included by reference as conditions of approval. The mitigation
38 measures also are provided below.
39
40 6. Plans submitted for building permit shall include the following and are subject to staff review
41 and approval:
42
43 A. Location of tree protection fencing and protective buffer (Trees #A, B, C, E, and F)
44 consistent with the locations recommended in the Criss Arborist Report dated August 13,
45 2014. The arborist report states that trees#G and H would not be impacted by
46 construction; therefore, protective fencing is not needed.
47
48 B. Detail for the protective tree fencing. The fencing shall be metal with in-ground posts
49 and a minimum of 5 feet in height.
50
1
1 C. Name and contact information of the Project arborist (Criss) on the title page of the
2 plans.
3
4 D. Notes on the plans that state that state "Construction materials, vehicles and equipment,
5 and the cleaning of equipment or materials is prohibited within the area of the protective
6 fencing and under the driplines of the trees to be protected and preserved.
7
8 E. A detail of the protective fencing and protective buffer recommended in the arborist
9 report. The fencing shall be 5 to 6 feet in height, metal and secured with in-ground posts.
10
11 F. Tree/riparian vegetation protection notes:
12
13 ■ Care shall be taken when digging under ground near the base of the trees to be
14 protected and preserved.
15 ■ All digging within 6-feet of the base of the trees shall be done by hand.
16 ■ Any holes dug for construction (such as foundations, fence posts, utilities) shall
17 avoid roots 4 inches or greater by relocating these holes to an area where roots
18 do not exceed 4 inches.
19 ■ Care shall be taken when removing the garage in order to prevent mechanical
20 damage to and soil compaction under trees #E and F.
21 ■ Dumping of chemical, washing equipment, and/or stacking of loose debris on or
22 near root zones and near the creek is prohibited.
23 ■ Any work near the creek shall be performed consistent with industry and
24 environmental standards in order to prevent damage to vegetation on the creek
25 bank. These standards include, but are not limited to, prohibiting the dumping of
26 chemicals, washing of equipment, and/or sacking of loose debris on or near the
27 root zones or near the top of bank of the creek.
28
29 G. Fence location and detail for the fence on lot 1 along Orrs Creek. The fencing shall be
30 setback 5 feet from the Orrs Creek top of bank and shall be an open style design with no
31 barbs. The openings in the fencing shall allow for small animals to pass through the
32 fencing.
33
34 H. Extension of the drainage swale located at the rear (south) boundary of the Project to
35 the east (rear of Lot 4)to discharge into a new drain inlet designed to maximize storm
36 water treatment and infiltration into the swale.
37
38 I. Revised drainage swales, a typical section, and proposed landscaping/ground cover for
39 the swale. The revised swales shall provide infiltration and treatment of stormwater
40 runoff.
41
42 J. Roof drains are designed to maximize infiltration into landscaped areas and not
43 discharge directly into storm drains or into the street.
44
45 K. Exhibit and notes that demonstrate how the bare soil/exposed dirt in the rear yards of
46 each home will be covered until such time as the home buyers landscape the rear yard.
47
48 L. Location and detail of the signs required by the mitigation measures for noise. The
49 detail shall include the proposed language and required contact information.
50
2
1 7. The protective tree fencing required by condition #6 above shall be installed and approved
2 by Planning Department staff prior to commencement of grading or construction activities
3 and shall remain in place until the completion of Project construction.
4
5 8. Prior to commencement of construction activities or site grading, an on-site preconstruction
6 meeting shall be held with the head contractor, Project arborist (Criss), and Planning
7 Department staff.
8
9 9. Prior to issuance of a building permit, the regulations for the Orrs Creek Homes PD shall be
10 submitted to the Planning Department and shall include the following in order to ensure the
11 protection of Orrs Creek and the threatened steelhead trout and the ensure the preservation
12 and protection of the trees identified for protection and preservation in the arborist report
13 prepared by Criss and dated August 13, 2014.
14
15 A. Trees identified as #A, B, C, E, F, G, and H in the arborist shall be protected and
16 preserved. Removal of these trees is prohibited.
17
18 B. Any future development on the site shall be located outside of the dripline/canopy of the
19 protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G, and H).
20
21 C. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank. The
22 fencing shall be a maximum of 6-feet in height, open style, designed to allow movement
23 of wildlife and to prevent wildlife entanglement, and shall not include barbs.
24
25 D. Prohibition of the planting of known invasive species and species identified in the
26 California lnvasive Plant Council's data base (http://www.cal-ipc.orq/paf/).
27
28 10. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and
29 Saturday from 9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and all
30 holidays recognized by the City of Ukiah. Interior work that generates negligible or no noise
31 at the property line is allowed outside of the construction hours noted above.
32
33 11. On plans submitted for building permit, all mitigation measures and conditions of approval
34 shall be included as notes on the first sheet of the plans.
35
36 From the Public Works Department (Ben Kaqevama 707.463.6284)
37
38 12. Landscaping and irrigation shall be provided for all bio-swale areas located outside of the
39 fenced lot yards. A final landscape plan shall be prepared and approved the Planning
40 Department and Public Works Department. Plants shall be selected for qualities of drought
41 tolerance, minimal maintenance requirements, erosion protection of the swale, and must not
42 impede surface drainage when grown to maturity.
43 13. The project engineer shall provide oversight and inspection during project construction, with
44 special attention to: site grading; bio-swale installation and landscaping; downspout
45 drainage; and the installation of erosion control measures. Upon completion of the work, a
46 report shall be submitted by the project engineer to the Department of Public Works stating
47 that the improvements have been completed in accordance with the approved plans and
48 conditions of approval, and all areas have been permanently stabilized to prevent sediment
49 and erosion.
3
1 14. The rear fence for Lot 1 shall have a minimum setback of 5 feet from the top of bank.
2 15. Roof drains shall be designed to maximize infiltration into landscaped areas, and not
3 discharge directly into storm drains or into the street.
4 16. Prior to project completion and sign-off of the building permit, applicant shall create and
5 modify easements affecting the subject property and adjoining parcels, including those for
6 access, drainage and utilities, as necessary for the proposed development, and to the
7 satisfaction of the City Engineer.
8 17. Park fees are due and payable to the City of Ukiah. The proposed reduction of single family
9 units will result in a reduction to the park fee. The amount due is $1,699.49 for each of four
10 parcels, for a total of $6,797.97 and must be fully paid prior to issuance of the building
11 permit.
12 From the Buildinq Official (707.467.5718)
13
14 18. Fire sprinklers are required for all buildings.
15
16 19. Provide 1 hour fire resistive wall and parapet construction at the garages where walls are
17 parallel to the property line and less than 5 feet from the exterior wall to the property line or
18 provide that the garages are sprinklered per NFPA 13D or the 2013 CRC Section R313.
19
20 20. If the building is sprinklered, then it is allowed to have exterior projections up to 3 feet from
21 the property line. If the projections have sheetrock on the underside, they can extend to
22 within 2 feet of the property line.
23
24 21. The California Green Building Standards Code applies to the buildings included in the
25 Project.
26
27 22. The new 2013 California Energy requirements become effective July 1, 2014 and are
28 applicable to the Project.
29
30 From the Fire Marshal (Kevin Jenninqs 707.463.6271)
31
32 23. Each residence is required to provide a residential sprinkler system.
33
34 24. New and existing buildings shall have approved addresses and numbers placed in a
35 position to be plainly legible from the street or road fronting the property. CFC Section
36 505.1
37
38 25. It is recommended that each residence be supplied with one 2-A rated fire extinguisher.
39
40
41
42 STANDARD CONDITIONS OF APPROVAL
43 1. All required landscaping shall be properly maintained to insure the long-term health and
44 vitality of the plants, shrubs and trees. Proper maintenance means, but is not limited to the
45 following:
46
4
1 A. Regular slow, deep watering when feasible. The amount of water used shall fluctuate
2 according to the season, i. e., more water in summer, less in the winter.
3
4 B. Additional watering shall occur during long periods of severe heat and drying winds, and
5 reduced watering shall be used during extended periods of cool rainy weather.
6
7 C. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic
8 fertilizer according to the recommendations of a landscaping professional.
9
10 D. Weed killers shall not be used on or near trees.
11
12 E. The tree ties and stakes shall be checked every six months to ensure they do not
13 constrict the trunks and damage the trees.
14
15 F. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage
16 the trunk of the tree and its overall growth.
17
18 G. Any tree that dies or is unhealthy due to pests, disease or other factors, including
19 vandalism, shall be replaced with the same or similar tree species, or an alternative
20 species approved by the department of Planning and Community Development.
21
22 H. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
23 pruning shall follow standard industry methods and techniques to ensure the health and
24 vitality of the tree.
25
26 2. All conditions of approval that do not contain specific completion periods shall be completed
27 prior to building permit final.
28
29 3. All construction activities shall comply with all fire, building, electric, plumbing, occupancy,
30 and structural laws, regulations, and ordinances in effect at the time the Building Permit is
31 approved and issued.
32
33 4. The property owner shall obtain and maintain any permit or approval required by law,
34 regulation, specification, or ordinance of the City of Ukiah and other Local, State, or Federal
35 agency as applicable.
36
37 5. No permit or entitlement shall be deemed effective unless and until all fees and charges
38 applicable to this application and these conditions of approval have been paid in full.
39
40 6. The project shall comply with the following requirements to reduce air quality impacts related
41 to project construction:
42
43 A. All grading shall comply with Mendocino County Air Quality Management District Rule 1-
44 430, Fugitive Dust Emissions.
45
46 B. All activities involving site preparation, excavation, filling, grading, road construction, and
47 building construction institute a practice of routinely watering exposed soil to control
48 dust, particularly during windy days.
49
50 C. All inactive soil piles on the project site shall be completely covered at all times to control
51 fugitive dust.
5
1
2 D. All activities involving site preparation, excavation, filling, grading, and actual
3 construction shall include a program of washing off trucks leaving the construction site to
4 control the transport of mud and dust onto public streets.
5
6 E. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
7 shall be used for earth moving operations.
8
9 F. All earth moving and grading activities shall be suspended if wind speeds (as
10 instantaneous gusts) exceed 25 miles per hour.
11
12 G. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly
13 covered truck loads, or other construction activities shall be cleaned each day prior to
14 the end of construction activities using methods approved by the Director of Public
15 Works/City Engineer.
16
17 7. This approval is contingent upon agreement of the applicant and property owner and their
18 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its
19 agents, officers, attorneys, employees, boards and commissions from any claim, action or
20 proceeding brought against any of the foregoing individuals or entities, the purpose of which
21 is to attack, set aside, void or annul the approval of this application. This indemnification
22 shall include, but not be limited to, damages, costs, expenses, attorney fees or expert
23 witness fees that may be asserted by any person or entity, including the applicant, arising
24 out of or in connection with the City's action on this application, whether or not there is
25 concurrent passive or active negligence on the part of the City. If, for any reason any portion
26 of this indemnification agreement is held to be void or unenforceable by a court of
27 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
28
29 STANDARD REQUIREMENTS
30
31 From the Public Works Department (Ben Kaqevama 707.463.6284)
32
33 1. Street frontage improvements along Ford Street shall be constructed in accordance with
34 improvement plans prepared by a Registered Civil Engineer and approved by the City
35 Engineer. These improvements shall include, but are not limited to, curb, gutter, ADA
36 compliant sidewalk, street trees, and additional improvements as needed to conform to
37 existing conditions. The applicant shall be responsible for the relocation or replacement of
38 utilities as necessary to accommodate the construction of the street frontage improvements.
39
40 2. Prior to construction of site improvements, a final grading and drainage plan, and an erosion
41 and sediment control plan, prepared by a Civil Engineer, shall be submitted for review and
42 approval by the Department of Public Works. The plan shall specify all measures necessary
43 to protect Orr Creek from sediment, including the permanent restoration or protection of all
44 disturbed areas to prevent future erosion.
45
46 3. Standard street tree requirements include street trees spaced approximately every 30 feet
47 along the public street, within tree wells where feasible, otherwise within 5 feet of the back of
48 sidewalk. Street trees shall be in accordance with Standard Detail 602 — tree types to be
49 approved by the City Engineer.
50
51
6
1 4. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
2 alternative surfacing, subject to approval by the City Engineer. If heavy truck traffic is
3 anticipated from the solid waste company, delivery trucks, or other heavy vehicles, the
4 pavement section should be calculated appropriately to ensure that it can withstand the
5 loading.
6
7 5. All work within the public right-of-way shall be performed by a licensed and properly insured
8 contractor. The contractor shall obtain an encroachment permit for work within this area or
9 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
10 construction costs.
11
12 6. The proposed development is located within the City of Ukiah sanitary sewer service area
13 and subject to applicable sewer connection fees.
14
15 7. Capital improvement fees for water services are based on the water meter size. A fee
16 schedule for water meter sizes is available upon request. Additional charges for water
17 service construction are also applicable.
18
19 MITIGATION MEASURES
20
21 AESTHETICS
22
23 1. All outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
24 trespassing over property lines and avoid directing light towards motorists and
25 pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be
26 International Dark Sky Association (IDA) approved or equivalent. Prior to installation of
27 the exterior lighting, the applicant shall prepare a photometric plan for review and
28 approval by the Planning Department that demonstrates that the lighting will not
29 spillover onto adjacent properties and that all lighting is shielded and downcast.
30
31 AIR QUALITY
32
33 1. All activities involving site preparation, excavation, filling, grading, road construction,
34 and building construction shall institute a practice of routinely watering exposed soil to
35 control dust, particularly during windy days.
36
37 2. All activities involving site preparation, excavation, filling, grading, and actual
38 construction shall include a program of washing off trucks leaving the construction site
39 to control the transport of mud and dust onto public streets.
40
41 3. All inactive soil piles on the project site shall be completely covered at all times to
42 control fugitive dust.
43
44 4. All earth moving and grading activities shall be suspended if wind speeds (as
45 instantaneous gusts) exceed 25 miles per hour.
46
47 5. The burning of construction debris is prohibited. Any disposal of vegetation removed
48 as a result of site preparation shall be lawfully disposed of, preferably by chipping and
49 composting, or as authorized by the Mendocino County Air Quality Management
50 District.
51
7
1
2 BIOLOGICAL RESOURCES
3
4 1. The following measures shall be taken to protect and preserve Orrs Creek and
5 steelhead trout:
6
7 A. Prior to construction of site improvements, a final grading and drainage plan and an
8 erosion and sediment control plan, prepared by a Civil Engineer shall be submitted
9 for review and approval by the Department of Public Works. The plan shall specify
10 all measures necessary to protect Orrs Creek from sediment, including the
11 permanent restoration or protection of all disturbed areas to prevent future erosion.
12 The sediment and erosion control plan shall utilize only native or non-invasive non-
13 native plant materials to protect disturbed areas. Erosion and sediment control
14 products utilizing netting, such as straw wattles, shall be bio-degradable, and
15 designed to not entrap or harm wildlife, wherever such options are available.
16 Erosion and sediment control measures shall be maintained and re-applied as
17 necessary by the applicant until undisturbed areas as fully stabilized.
18
19 B. Plans submitted for building permit shall be revised to extend the drainage swale
20 located at the rear (south) boundary of the Project to the east (rear of Lot 4) to
21 discharge into a new drain inlet designed to maximize storm water treatment and
22 � infiltration into the swale. Also a Hydrology and Water mitigation measure.
23
24 C. Plans submitted for building permit shall include revised drainage swales, a typical
25 section, and proposed landscaping/ground cover for the swale. The revised swales
26 shall provide infiltration and treatment of stormwater runoff. Also a Hydrology and
27 Water mitigation measure.
28
29 D. Plans submitted for building permit shall demonstrate that roof drains are designed
30 to maximize infiltration into landscaped areas and not discharge directly into storm
31 drains or into the street. Also a Hydrology and Water mitigation measure.
32
33 E. Plans submitted for building permit shall show bare soil/exposed dirt in the rear
34 yards of each home will be covered until such time as the home buyers landscape
35 the rear yard. Also a Hydrology and Water mitigation measure.
36
37 F. Plans submitted for building permit shall show the fence on Lot 1 /123 Ford Street
38 setback 5-feet from the Orrs Creek top of bank. The fencing shall be an open style
39 design with no barbs. The openings in the fencing shall allow for small animals to
40 pass through the fencing.
41
42 G. The Planned Development Zoning regulations for the Project shall prohibit the
43 planting of known invasive species and species identified in the California lnvasive
44 Plant Council's data base (http://www.cal-ipc.org/paf/).
45
46 H. The Project Proponent shall verify whether a Stream Bed Alteration Permit from the
47 California Department of Fish and Wildlife is required for the Project. If a Stream
48 Bed Alteration Permit is required, the Project Proponent shall be obtained the permit
49 prior to the commencement of any grading or construction activities on the Project
50 site and a copy of the permit shall be provided to the Planning and Community
51 Development Department.
8
1
2 2. The following mitigation measure shall be implemented in order to protect any nesting
3 birds.
4
5 A. If site preparation and tree removal/trimming include the spring bird nesting season
6 (February through July), a preconstruction survey shall be conducted by a qualified
7 professional within two weeks prior to removing/trimming any trees. If active nests
8 (with eggs or living young) are found, no activity shall be permitted that might disturb
9 or remove the active nests until the young birds are able to leave the nest and forage
10 on their own. Empty nests may be removed. If eggs or young are present, the nests
11 shall be left until the young birds leave. Setback buffers for the nests will vary
12 depending on the species affected and the location of the nest. Buffer zones shall be
13 determined on a case by case basis in consultation with a California Department of
14 Fish and Wildlife biologist.
15
16 3. The healthy native trees identified as #A, B, C, E, F, G, and H on the Criss Arborist
17 Report dated August 13, 2014 shall be preserved and protected.
18
19 4. In order to protect the trees to be preserved on Lot 1, the following shall be included on
20 plans submitted for building permit and are subject to staff review and approval:
21
22 M. Location of tree protection fencing and protective buffer (Trees #A, B, C, E, and F)
23 consistent with the locations recommended in the Criss Arborist Report dated
24 August 13, 2014. The arborist report states that trees #G and H would not be
25 impacted by construction; therefore, protective fencing is not needed.
26
27 N. Name and contact information of the Project arborist (Criss) on the title page of the
28 plans.
29
30 O. Notes on the plans that state that state "Construction materials, vehicles and
31 equipment, and the cleaning of equipment or materials is prohibited within the area
32 of the protective fencing and under the driplines of the trees to be protected and
33 preserved.
34
35 P. A detail of the protective fencing and protective buffer recommended in the arborist
36 report. The fencing shall be 5 to 6 feet in height, metal and secured with in-ground
37 posts.
38
39 Q. Tree/riparian vegetation protection notes:
40
41 ■ Care shall be taken when digging under ground near the base of the trees to
42 be protected and preserved.
43 ■ All digging within 6-feet of the base of the trees shall be done by hand.
44 ■ Any holes dug for construction (such as foundations, fence posts, utilities)
45 shall avoid roots 4 inches or greater by relocating these holes to an area
46 where roots do not exceed 4 inches.
47 ■ Care shall be taken when removing the garage in order to prevent
48 mechanical damage to and soil compaction under trees #E and F.
49 ■ Dumping of chemical, washing equipment, and/or stacking of loose debris on
50 or near root zones and near the creek is prohibited.
9
1 ■ Any work near the creek shall be performed consistent with industry and
2 environmental standards in order to prevent damage to vegetation on the
3 creek bank. These standards include, but are not limited to, prohibiting the
4 dumping of chemicals, washing of equipment, and/or sacking of loose debris
5 on or near the root zones or near the top of bank of the creek.
6
7 5. An on-site preconstruction meeting shall be held with the head contractor, Project
8 arborist (Criss), and planning staff.
9
10 6. The Project arborist (Criss) shall provide general supervision over construction of the
11 Project that is proximate to the trees to be protected and preserved. This supervision
12 may include unscheduled visits to the site by the Project arborist.
13
14 7. The Planned Development regulations for the Orrs Creek Homes PD shall include the
15 following in order to ensure the protection of Orrs Creek and the threatened steelhead
16 trout and the ensure the preservation and protection of the trees identified for protection
17 and preservation in the arborist report prepared by Criss and dated August 13, 2014.
18
19 E. Trees identified as #A, B, C, E, F, G, and H in the arborist shall be protected and
20 preserved. Removal of these trees is prohibited.
21
22 F. Any future development on the site shall be located outside of the dripline/canopy of
23 the protected trees (Criss Arborist Report dated August 13, 2014, #A, B, C, E, F, G,
24 and H).
25
26 G. Rear yard fencing along Orrs Creek shall be located 5-feet from the top of the bank.
27 The fencing shall be a maximum of 6-feet in height, open style, designed to allow
28 movement of wildlife and to prevent wildlife entanglement, and shall not include
29 barbs.
30
31 H. Prohibition of the planting of known invasive species and species identified in the
32 California lnvasive Plant Council's data base (http://www.cal-ipc.orq/paf/).
33
34 CULTURAL RESOURCES
35
36 1. If, during site preparation or construction activities, any historic or prehistoric cultural
37 resources are unearthed and discovered, all work shall immediately be halted, and the
38 City shall be notified of the discovery. The applicant shall be required to fund the hiring
39 of a qualified professional archaeologist to perForm a field reconnaissance and to
40 develop a precise mitigation program if deemed necessary.
41
42 2. If human remains are encountered during construction excavation and grading
43 activities, State Health and Safety Code Section 7050.5 requires that no further
44 disturbance shall occur until the County Coroner has made the necessary findings as to
45 the origin and disposition pursuant to PRC Section 5097.98. If the remains are
46 determined to be of Native American Descent, the coroner has 24 hours to notify the
47 Native American Heritage Commission (NAHC). The NAHC will then identify the
48 person(s) thought to be the Most Likely descendent, who will help determine what
49 course of action should be taken in dealing with the remains.
50
51
10
1 GEOLOGY AND SOILS
2
3 In order to reduce the potential for the Project to result in erosion or the loss of top soil, the
4 following mitigation measures shall be applied to the Project:
5
6 1. Air Quality mitigation measures 1, 2, 3, and 4.
7
8 2. Biological Resources mitigation measure #1A.
9
lO HYDROLOGY AND WATER QUALITY
11
12 Biological Resources mitigation measures 1A through E.
13
14 LAND USE AND PLANNING
15
16 Biological Resources mitigation measures #3, 4, 5, 6, and 7 A and B.
17
18 Noise
19
20 1. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m.
21 and Saturday from 9:00 a.m. to 4 p.m. Construction hours are prohibited on Sunday and
22 all holidays recognized by the City of Ukiah. Interior work that generates negligible or
23 no noise at the property line is allowed outside of the construction hours noted above.
24
25 Approval of additional construction hours may be requested in writing from the Planning
26 and Community Development Director and Public Works Director for extenuating
27 circumstances. The written request must be submitted a minimum of 14 days prior to
28 the date for which the change in construction hours/days is being requested and shall
29 explain the need for the extended construction hours, describe the extenuating
30 circumstances, and identify the additional construction hours requested, including the
31 duration.
32
33 2. Signs shall be posted at the Project site prior to commencement of construction of the
34 proposed Project for the purpose of informing all contractors/subcontractors, their
35 employees, agents, material haulers, and all other persons at the construction site(s) of
36 the basic requirements of mitigation measures for Noise.
37
38 3. Signs shall be posted at the construction site that include the permitted construction
39 days and hours, and day and evening contact name and phone number for the onsite
40 complaint and enforcement manager (see#4 below) to allow people to contact the
41 complaint and enforcement in the event of noise concerns related to the Project.
42
43 4. An onsite complaint and enforcement manager shall be designated for the Project and
44 shall respond to and track complaints and questions related to noise. The name and
45 contact information for the designated onsite complaint and enforcement manager shall
46 be included on the title sheet of the plans submitted for building permit.
47
48 5. Equipment and trucks used for proposed Project construction shall use the best
49 available noise control techniques (e.g. improved mufflers, use of intake silencers,
50 ducts, engine enclosures, and acoustically-attenuated shields or shrouds, wherever
51 feasible).
11
1
2 6. Impact tools (e.g.jack hammers, pavement breakers, and rock drills) if used for Project
3 construction shall be hydraulically or electrically powered wherever possible to avoid
4 noise associated with compressed air exhaust from pneumatically powered tools.
5
6 7. Stationary construction noise sources shall be located as far from sensitive receptors as
7 possible and they shall be muffled.
8
9 8. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
10 Project construction.
11
12
1 ATTAC H M E N T 5
2
3 ORDINANCE NO.
4
5 AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL
6 ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA
7
8 SECTION ONE
9 Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167 and
10 9168, the Official Zoning Map for the City of Ukiah is amended to change the zoning of the
11 parcels located at 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 21, 22, and 23) from
12 Orrs Creek Neighborhood Planned Development/ High Density Residential (PD-R3) to Orrs Creek
13 Homes Planned Development/ High Density Residential (PD-R3).
14
15 SECTION TWO
16 The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is
17 necessary to allow a new precise development plan for the parcels located at 123, 125, 127, and
18 129 Ford Street. The rezoning action includes the Orrs Creek Homes Precise Development Plan
19 and PD zoning regulations ��Project'� and will allow development of one single-family home on
20 each of the four vacant parcels. The Orrs Creek Homes precise development plan and PD zoning
21 regulations will supersede the Orrs Creek Neighborhood precise development plan for 123, 125,
22 127, and 129 Ford Street approved by Ordinance 1092. The parcel located at 137 Ford Street
23 which was also part of the rezoning action approved by Ordinance 1092 is unafFected by this
24 rezoning action and continues to be subject to the applicable conditions of approval included in
25 Ordinance 1092.
26
27 SECTION THREE
28 The Planned Development rezoning includes the Orrs Creek Homes precise development
29 plan, attached hereto as Exhibit A, and the Orrs Creek Homes PD zoning regulations, attached
30 hereto as Exhibit B, which are the development plans and zoning regulations for the Project.
31
32 SECTION FOUR
33 Planning Department staff prepared an initial environmental study (IS) in order to
34 evaluate the potential impacts that could result from the Project. The IS identified potential
35 impacts to aesthetics, air quality, biological resources, cultural resources, geology and soils,
36 hydrology and water quality, land use and planning, and noise. As part of the IS, mitigation
37 measures were identified that would reduce the impacts to less than significant levels; therefore,
38 a mitigated negative declaration (MND) was prepared for the Project. The Project proponent has
39 agreed to the mitigation measures included IS and MND.
40
41 SECTION FIVE
42 The Planning Commission held a duly noticed public hearing on October 22, 2014 after
43 giving notice of said hearing in the manner, for the period, and in the form required by the Ukiah
44 Municipal Code and Government Code sections 65090 and 65091 to consider the proposed Orrs
45 Creek Homes Planned Development Rezoning with precise development plan and PD zoning
46 regulations. After receiving public testimony, considering the staff report, and due deliberation,
47 the Planning Commission voted to recommend the City Council adopt the mitigated
48 negative declaration for the Orrs Creek Homes approve the Orrs Creek Homes Planned
49 Development Rezoning and Precise Development Plan. At the October 22, 2014 public hearing,
50 the Planning Commission also voted to recommend the City Council approve the Orrs
1 Creek Homes Planned Development Rezoning and Precise Development Plan with PD zoning
2 regulations.
3
4 SECTION SIX
5 The precise development plan for the Orrs Creek Homes Planned Development, as
6 required by Ukiah Municipal Code section 9167(E), and attached hereto as Exhibit "A", is
7 approved.
8
9 SECTION SEVEN
10 The PD zoning regulations for the Orrs Creek Homes Planned Development required by
11 Ukiah Municipal Code section 9167(D)(3) and 9167(E)(1) which supersede the R3 zoning
12 regulations, and attached hereto as Exhibit��B", are approved.
13
14 SECTION EIGHT
15 The approval of the precise development plan attached hereto as Exhibit "A" and the
16 PD zoning regulations attached hereto as Exhibit ��B" shall also be subject to the specific
17 conditions of approval attached hereto as Exhibit ��C" which incorporate by reference the
18 mitigation measures identified in the Orrs Creek Homes Planned Development Rezoning and
19 Precise Development Plan initial environmental study and mitigated negative declaration which
20 have been agreed to by the project proponent.
21
22 SECTION TEN
23 Based on the analysis and conclusions contained in the Initial Environmental Study, the
24 City Council concluded that the proposed Project would not have a significant effect on the
25 environment and adopted a Mitigated Negative Declaration.
26
27 SECTION ELEVEN
28
29 The approval of the proposed Project is based on the following findings:
30
31 1. The Project, as conditioned, is consistent with the General Plan as described in the Genera/
32 Plan section of the stafF report, including Table 1.
33
34 2. The Project, as conditioned, is consistent with the findings required for adoption of an
35 ordinance establishing a Planned Development Combining Zone prescribed in Ukiah City Code
36 section 9168(C) based on the following:
37
38 A. General Plan: The Project is consistent with general plan as described in the Genera/
39 Plan section of the stafF report, including Table 1.
40
41 B. Purpose and Intent of the Planned Development Combing Zone District: The
42 previous PD approved in 2007 included a precise development plan for the development
43 of each of the four parcels with one townhome with second unit and garage. This
44 application would amend the previous PD with a new precise development plan and PD
45 zoning regulations specific to the development. The proposed Project would increase the
46 supply of housing in Ukiah by constructing four (4) new single-family homes. The
47 Project is required to construct frontage improvements, including curb, gutter, sidewalk,
48 and street trees which provide an amenity to the neighborhood. The Project through the
49 precise development plan and PD zoning regulations includes the preservation and
50 protection of healthy, native trees located on Lot 1 and protection of Orrs Creek which
51 provides habitat for the threatened steelhead trout; thereby preserving the natural
52 environment. In addition, mitigation measures and conditions of approval were
53 developed in consultation with CDFW and Public Works in order to ensure protection of
1 these resources. The Project utilizes each parcel efficiently by constructing new 3-
2 bedroom, 2 �/z - bath homes with usable yard space, storage space in the garage, and
3 onsite parking on smaller parcels. The reduction in the front yard, side yard, and garage
4 setbacks and use of tandem parking and use of two-stories provides a reasonable house
5 size and the smaller lots and may reduce the overall cost to home buyers due to the
6 smaller land area. Prior to the submittal of this application for the establishment of a
7 new precise development plan for the four vacant parcels, several parties had contacted
8 the planning department to determine the process and fees associated with development
9 of the precise development plan approved in 2007. None of these parties moved forward
10 with the 2007 precise development plan. The applicant for this project has determined
11 that the most marketable project for the parcels is development of the parcels with
12 single-family homes as shown in the proposed precise development plan and has
13 estimated the sales price of the homes at $285,000 to $300,000. Given that the 2007
14 approved precise development plan has not been constructed in the 7 years since its
15 approval, the proposed precise development plan would allow economic use of the land
16 by creating a new precise development plan for the land that responds better to current
17 market demand. The Project is consistent with the criteria for evaluating the consistency
18 of precise development plans with the purpose and intent of the Planned Development
19 combining district identified in zoning ordinance section 9167(F) as described in #2
20 below.
21
22 C. Complements and Compatible with Existing and Potential Development: The
23 Project would develop four (4) single-family homes on existing parcels. Single-family and
24 multi-family homes are located in the immediate neighborhood on Ford Street and single-
25 family homes are located to the south on Clara Avenue. The Ford Street Project/Buddy
26 Eller Center is located directly east of the Project site and provides transitional housing in
27 apartment buildings. The proposed PD Regulations identify the uses and development
28 standards for the parcels included in the PD. The PD regulations are based on the uses
29 and development standards of the R3 zoning district and modified to address the specific
30 parcels and use (single-family residential) included in the Project and the environmental
31 constraints of Lot 1 (Orrs Creek, steelhead trout, and native trees). The size and design
32 of the homes, density, and use are compatible with and complementary to other
33 development in the area. The Project was reviewed by the Design Review Board who
34 found the Project compatible with and complementary to other development in the area
35 and appropriate for the individual parcels on which the homes would be constructed.
36
37 3. The Orrs Creek Homes Precise Development Plan, as conditioned, is consistent with the
38 criteria for evaluating the consistency of precise development plans with the purpose and
39 intent of the Planned Development combining district identified in zoning ordinance section
40 9167(F) as described in the Table 3 of the staff report and below:
41
42 A. Circulation Needs and Impacts: The Project would result in four (4) single-family
43 homes. Each residence would be accessed from a driveway with access to a public
44 street, Ford Street. There are existing easements on lot 4 for access to the apartments
45 that are part of the Buddy Eller Center and the residence at 131 Ford Street. The access
46 easements related to access the Buddy Eller apartments do not require modification.
47 There are easements on the parcels for the benefit of the parcel to the south (131 Ford
48 Street). The owner of this parcel has provided a letter that states he is aware of the
49 project and that the modifications to the existing easements would be necessary and the
50 he is amenable to these modifications. Modifications to the easements are included as a
51 condition of approval. The Project would construct curb, gutter, and sidewalk and a
52 minimum of 2 on-street parking spaces would be available. The construction of the
53 sidewalk improves pedestrian circulation in the neighborhood. The Project was reviewed
1 by the Public Works Department. Public Works did not identify any traffic related issues
2 related to construction or operation of the Project.
3
4 B. Parking and Traffic Needs and Impacts: Two (2) onsite parking spaces would be
5 provided for each residence as required by the City Code. The parking would be
6 provided in a tandem configuration with one parking space in the driveway and one
7 parking space behind in the garage. Since the parking is for a single-family home, the
8 residents have the ability to control the parking and move vehicles as needed.
9
10 C. Utilities and Public Services Needs and Impacts: City services are available to
11 serve the Project. The City has enacted mandatory water conservation measures and the
12 residents of the Project would be required to comply with any water conservation
13 measures in place. The Project includes drought tolerant landscaping and water
14 conserving irrigation. The Project has been reviewed by Public Works Department,
15 Electric Utility, Fire Marshal, and Building Official and there are adequate services and
16 utilities to serve the Project.
17
18 D. Noise Needs and Impacts: The proposed Project would be similar in use, intensity,
19 and density to the surrounding neighborhood. The City's noise ordinance would apply to
20 this Project both during construction and after occupancy. Mitigation measures and
21 conditions of approval have been applied to the Project to address construction related
22 noise impacts.
23
24 E. Odor Needs and Impacts: The Project is a residential Planned Development; typically
25 odors are not associated with residential uses.
26
27 F. Private and Common Space Needs and Impacts: The Project does not include any
28 common space since it is a small single-family home development. Each parcel includes
29 a front yard, front porch, and rear yard which provide the private open space for each
30 residence. The subdivision of the property required the payment of the City's Parks Fee
31 as discussed above under GeneralPlan, Recreation. The purpose of this fee is to
32 mitigate impacts to parks and recreational facilities and to provide funds for the
33 construction of new facilities.
34
35 G. Trash Collection Needs and Impacts: The precise development plan identifies a
36 location for the trash/recycling containers in the side yard. Each resident would be
37 responsible for placing containers at and removing containers from the curb for trash and
38 recycling collection.
39
40 H. Security and Crime Deterrence Needs and Impacts: Exterior lighting is proposed
41 for each of the homes. Each parcel includes fencing which will define the private
42 space/parcel from the public right-of-way; and in the case of Lot 1, will provide a barrier
43 between Orrs Creek (which can use as a pathway) and the usable backyard space for the
44 parcel, which can be used as a pathway for pedestrians. Development of the site as
45 proposed could reduce the incidents of loitering in the area since there would be fewer
46 locations for loitering and more"eyes on the street."The Project was reviewed by the
47 Police Department and no concerns related to security and crimes were identified.
48
49 I. Energy Consumption Needs and Impacts: The Project is subject to the
50 requirements of the California Green Building Code Standards which includes specific
51 requirements (materials and light fixtures) to reduce energy consumption.
52
1 ). Design Needs and Impacts: The Project would use one house plan for all four (4)
2 parcels and would vary the house plan by using different colors for each home, different
3 garage doors, and varied roofs. The design of the house plan is based in part on the
4 historic homes located on Ford Street and Clara Avenue. The Project was reviewed by
5 the DRB who found the design of the Project compatible with the neighborhood and
6 made recommendations to differentiate the house plan on each parcel. Some of the
7 recommendations from the DRB have been incorporated into the design of the house
8 plan modified for each parcel.
9
10 K. Relationship to Physical Features: The Project includes four (4) parcels. Parcels 2,
11 3, and 4 include no trees, significant landscaping or other natural features. Parcel 1
12 includes a section of Orrs Creek which includes native trees within and along the creek
13 bank. The native trees that are closest to construction areas were evaluated by a
14 certified arborist. The arborist provided recommendations for tree protection during
15 construction. The recommendations were included as mitigation measures and
16 conditions of approval for the Project. Preservation and protection of these trees has
17 also been included in the proposed Orrs Creek Homes PD Regulations. A group of valley
18 oaks (Arborist Report, Group D) are located along the west property line of Lot 1 and
19 proposed for removal as part of the Project. The arborist report prepared for the Project
20 identified these trees as being unhealthy and having structural deficiencies and stated
21 there was no value in retaining these trees. The Project site is relatively flat and slopes
22 generally away from Orrs Creek. Minor grading would be required to provide adequate
23 site drainage. The Project includes LID improvements that would reduce the impacts
24 related to drainage and help to infiltrate water prior to release to Orrs Creek.
25
26 L. Consistency of Architectural Features: The Project would use one house plan for all
27 four (4) parcels and would vary the house plan by using different colors for each home,
28 different garage doors, and varied roofs. The Project was reviewed by the DRB who
29 found the design of the Project compatible with the neighborhood and made
30 recommendations to differentiate the house plan on each parcel. Some of the
31 recommendations from the DRB have been incorporated into the design of the house
32 plan modified for each parcel.
33
34 M. Balance and Integration with Neighborhood: The proposed Project includes four
35 (4) 1,536 sf homes with one-story and two-story elements. The size and height of the
36 homes is consistent with other homes in the neighborhood; however, the lot sizes are
37 smaller than other parcels on Ford Street and Clara Avenue. The Project includes both
38 front and rear yards, similar to other homes in the neighborhood. The design of the
39 house plan was based in part on the design of historic homes on Ford Street and Clara
40 Avenue. The Project was reviewed by the Design Review Board who found the Project to
41 be consistent and compatible with other residential development in the neighborhood
42 and appropriate for the individual parcels included in the Project.
43
44 N. Building Design: The house plan for the Project includes one-story and two-story
45 elements, gable and hips roofs, front porches, and single-wide garages which minimizes
46 the prominence of the garage. The house plan for each parcel would be varied through
47 the use of different colors, garage doors, and roofs. The house plans also include a mix
48 of materials. These features provide articulation and variety in the building design.
49
50 0. Density: The parcels included in the Project have already been created and range in
51 size from 2,911 sf to 7,084 sf. The underlying zoning district High Density Residential
52 (R3) requires a minimum lot area of 6,000 sf for°each building or group of buildings."
53 Based on a minimum lot size of 6,000 sf, the maximum density for the R3 zoning district
1 would be 7.28 units per acre. The density of the proposed Project is 9.73 units per acre
2 due to the smaller lot size. The Project was reviewed by the DRB who found the design
3 and density of the Project compatible with the neighborhood and appropriate for the
4 parcels.
5
6 4. Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate
7 the potential impacts that could result from construction and implementation of the Orrs
8 Creek Homes Planned Development Rezoning, Precise Development Plan and PD Zoning
9 Regulations. The IS identified potential impacts to aesthetics, air quality, biological
10 resources, cultural resources, geology/soils, hydrology and water quality, land use and
11 planning, and noise. As part of the IS, mitigation measures were identified that would reduce
12 the impacts to less than significant levels. A Mitigation Monitoring Reporting Program has
13 been prepared for the Project and the project proponent has agreed to the mitigation
14 measures.
15
16 5. Notice of the Rezoning and Precise Development Plan was provided in the following manner:
17
18 ■ posted at the State Clearinghouse for distribution to state agencies and departments on
19 September 10, 2014;
20 ■ posted at the County Clerk on September 10, 2014;
21 ■ mailed to the California Department of Fish and Wildlife and Mendocino County Water
22 Agency with a copy of the IS and MND on September 9, 2014;
23 ■ mailed to property owners within 300 feet of the parcels included in the Project on
24 September 10, 2014;
25 • published in the Ukiah Daily Journal on September 14, 2014;
26 ■ posted on the Project site on September 10, 2014; and
27 ■ posted at the Civic Center (glass case) on September 11, 2014.
28
29 SECTION TWELVE
30 The ordinance shall be published as required by law in a newspaper of general circulation
31 in the City of Ukiah.
32
33 SECTION THIRTEEN
34 The ordinance shall become effective 30 days after its adoption.
35
36 INTRODUCED BY TITLE ONLY on November 5, 2014 by the following roll call vote:
37
38 AYES:
39 NOES:
40 ABSENT:
41 ABSTAIN:
42
43
44
45
c' �CJ
PROJ ECT DATA
LOT # 1 123
7, 024 S . F . LESS 4, 211 = 2 , 813 S . F . LEAVES 74 % FOR AVAILABLE LANDSCAPING
HOUSE/GARAGE : 640 S . F ./480 S . F . 1 , 120 S . F .
FRONT PORCH : 96 S. F .
BACK PORCH : 128 S. F .
FRONT DRIVEWAY / WALKWAY: 287 S . F .
WALKWAY / SIDEYARD : 180 S. F.
SUB TOTAL : 1 , 811 S . F . + 2 , 400 CREEK AREA =4, 211 285 S . F . LANDSCAPED
(4% ACTUALLY LANDSCAPED )
(34% NATURAL RIPARIAN AREA)
LOT # 2 125
2 , 911 S . F . LESS 1 , 811 = 1 , 100 S . F . LEAVES 38 % AVAILABLE FOR LANDSCAPING
TOTAL : 1 , 811 S . F . 342 S . F. ( 12 % ACTUALLY LANDSCAPED)
LOT # 3 127
3 , 085 S . F . LESS 1 , 811 = 1 , 274 S . F . LEAVES 41 % AVAILABLE FOR LANDSCAPING
TOTAL : 1 , 811 S . F . 342 S . F . ( 11 % ACTUALLY LANDSCAPED)
LOT # 4 129
4, 886 S . F . LESS 1 , 811 = 3 , 075 S . F . LEAVES 63 % FOR AVAILABLE LANDSCAPING
CENTERY PAVED DRIVE & SIDEWALK
TOTAL : 1 , 811 S . F . 750 S . F . ( 15 % ACTUALLY LANDSCAPED)
RECEIVED
ORR CREEK HOMES AUG 05 2014
. 123 , 125 , 127 & 129 Ford Street, Ukiah , CA 95482
CITY OF UK7AH
�UILDING/ PLANI�ING DLPAR
_ Architecture Planning Development
-y��' 100 West Standley Street, Ukiah , CA 95482
Phone : 707-472 -0525 Fax : 707-472 -0527
RUff + f�SSOCIATC� a_mail • rirhar�lCQ? ri �ffar� hitPrt r�m
ri:iit,:r.lur � f' L�nn n� • f)rY�NI<i �nt�n
LOT # 2 125 FC� RD ST . PREVIOUS � Y APPROVED
2 , 911 S . F . SITE COVERAGE
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 251 S . F .
REAR DRIVEWAY (ASPHALT) 505 S . F .
TOTAL SITE ( LOT #2 ) COVERAGE 2 , 223 S . F .
LANDSCAPING 509 S . F .
THREE BEDR04M TOWNHOUSE 2 BEDROOMS ABOVE GARAGE
TOTAL 5 BEDROOMS
LOT # 2 125 FORD ST . PROPOSED
2 , 911 S . F . SITE COVERAG E
1 st. FLOOR 640 S . F .
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAG E 480 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
FRONT DRIVEWAY 287 S . F .
SIDE YARD (CONCRETE ) 180 S . F .
TOTAL SITE ( LOT #2 ) COVERAGE 1 , 811 S . F .
LAN DSCAPI N G 342 S . F . RECEIVED
AUG 45 2014
TOTAL 3 BEDROOMS CITYOFUIQAg
BUILDING/ PLANNING DEPART1yIENT
_ Architecture Planning Development
...,Ms'�,
� ` ' 100 West Standley Street, U kiah, CA 95482
Phone : 707-472 -0525 Fax : 707-472 -0527
RUf� + ASSOCIATCS P_ mail • rirharrlCa? riiffar� hitPrt r�m
rc:iitx.:tnr • Plnnn ns • f)evPla �mNn
LOT # 1 123 FC� RD ST . PREVIOUSLY APPROVED
7 , 024 S . F . SITE COVERAGE
' TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F .
TOTAL BUILDI �JG SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 242 S . F .
REAR DRIVEWAY (ASPHALT) 1 , 011 S . F .
TOTAL SITE ( LOT # 1 ) COVERAGE 2 , 720 S . F .
LANDSCAPING 506 S . F .
THREE BEDROOM TOWNHOUSE 2 BEDROOMS ABOVE GARAGE
TOTAL 5 BEDROOMS
LOT # 1 123 FORD ST . PROPOSED
7 , 024 S . F . SITE COVERAGE
1 st. FLOOR 640 S . F .
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAG E 480 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
FRONT DRIVEWAY 287 S . F .
SIDE YARD (CONCRETE ) 180 S . F .
TOTAL SITE ( LOT # 1 ) COVERAGE 1 , 811 S . F .
LANDSCAPING 285 S . F .
TOTAL 3 BEDROOMS
_ Architecture Planning Development
...�i,
�--�- � � 100 West Standley Street, Ukiah , CA 95482
Phone : 707-472 -0525 Fax : 707-472-0527
�Uf� + ASSC�CI?�TCS a_mail • ri � harr� Ca? riiffarrhitPrt �nm
rc�iitrc.znr • PL•,nn n� • nr.vNla �mrr,
LOT # 3 12 7 FC.� RD ST . PREVIOU � � Y APPROVED
3 , 085 S . F . SITE COVERAGE
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 251 S . F .
REAR DRIVEWAY (ASPHALT) 673 S . F .
TOTAL SITE ( LOT # 3 ) COVERAGE 2 , 391 S . F .
LAN DSCAPI N G 492 S . F .
THREE BEDROOM TOWNHOUSE 2 BEDROOMS ABOVE GARACE
TOTAL 5 BEDROOMS
LOT # 3 12 7 FORD ST . PROPOSED
3 085 S . F . SITE COVERAG E
1 st. FLOOR 640 S . F .
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAG E 480 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
FRONT DRIVEWAY 287 S . F .
SIDE YARD (CONCRETE ) 180 S . F .
TOTAL SITE ( LOT # 3 ) COVERAGE 1 , 811 S . F .
LANDSCAPING 342 S . F .
TOTAL 3 BEDROOMS
_ Architecture Planning Development
-r�i' 100 West Standley Street, Ukiah, CA 95482
Phone : 707-472 -0525 Fax : 707-472-0527
�U �f + AS � OCIr�TCS P_mail • ri � harrlCa? riiffarrhitPrtrnm
rc:iikr.ziir • PL•mn n� • �)rvPla �ntrn
LOT # 4 129 FC� RD ST . PREVIOU � � Y APPROVED
4 , 886 S . F . SITE COVERAG E
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 238 S . F .
REAR DRIVEWAY (ASPHALT) 1 , 773 S . F .
TOTAL SITE ( LOT # 4) COVERAGE 3 , 478 S . F .
LAN DSCAPI N G 808 S . F .
THREE BEDROOM TOWNHOUSE 2 BEDROOMS ABOVE GARAGE
TOTAL 5 BEDROOMS
LOT # 4 129 FORD ST . PROPOSED
4 , 886 S . F . S ITE COVERAG E
1 st . FLOOR 640 S . F .
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAGE 480 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
FRONT DRIVEWAY 287 S . F .
SIDE YARD ( CONCRETE) 180 S . F .
TOTAL SITE ( LOT # 4) COVERAGE 1 , 811 S . F .
LANDSCAPING 750 S . F .
TOTAL 3 BEDROOMS
_ Architecture Planning Development
�`{' 100 West Standley Street, Ukiah, CA 95482
RUf'� + ASSOCIr�TCS Phone : 707-472 -0525 Fax : 707-472-0527
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I . '�(,��: , II _
� ���'1 �'�'!�� 7
- „
' Civil Engineeri�ag & Lcc�Zd Surveyi�zg
- ---- --
i
; Aug 29 , 2014
�' RECEIVED
Ben Kageyama - Senior Civil Engineer
City of Ukiah SEP O� � ZOt4
j 300 Seminary Drive
i Uki ah , CA 9 5 4 8 2 CiTY OF UKIAH
BUILDING/ PLANNING DEPARTMEIV'('
RE : Drainage Report - - Orr Creek Homes -- Ford Street , Ukiah
Dear Ben :
; Attached to this letter are 2 maps that I have prepared to show a
� comparison of the original plan for this ,property approved by the City
in 2008 and the proposed new development , known as Orr Creek Homes . On
these maps I have shown how the property was to be developed and how
much of the area was to be covered with buildings , how much covered
with concrete � and asphalt and how much was to be left undeveloped
( landscaped area ) .
�
; The original approved plan from 2008 was to have four residential
� units along Ford Street and garages and additional units along the back
of the parcels . The units along Ford Street were to be accessed via
driveways along Ford Street . The buildings in back were to be accessed
from the existing driveway along the east side of the property and then
a new driveway area to the south . The area between the buildings was
to be landscaped and a small common area was to be landscaped at the
southern edge of the west lot . All runoff from the development was to
be caught in new drains and piped to the existing storm drain system
: that leads to Orr Creek .
;
The proposed new development is for four individual residential
units with attached garages . The garages will be accessed from Ford „
Street via short paved driveways . The back yards of these lots will be
landscaped and no access will be provided from the rear of the lots .
This new layout and design has reduced the amount of impervious surface
: by more than 3000 square feet and has increased the amount of open
landscaped area on the property from 340 of the total area to over 51 %
of the total area .
' This new design will significantly reduce the amount of storm
runoff from the site by incorporating surface bio - swales rather than
collecting the runoff in storm drains . The northerly downspouts on the
buildings will be designed to direct water onto the landscaped area .
�This will allow the water to filter through the landscaping and will
allow it to infiltrate into the native ground . Excess water will flow
into the • gutter along Ford Street and eventually into the storm drain
system . The back portion of the buildings and the back yards will all
have runoff directed into new landscaped bio- swales . These will allow
the water to slowly flow across the property and eventually into the
2335 Appolinaris Drive - - - - - - Ukiah , California 95482
Phone 707 - 462 - 1087
existing storm drain . By flowing through these bio - swales the runoff
' will have a chance to filter through the landscaping and percol ate into
; the existing soil . During low flows and durinq most rainfall events ,
� most of the water that runs off of the buildings will f � l ter and
� infiltrate into the existing ground and not even make it to the storm
i drain system , this is the goa � to minimize the amount of water that
i leaves the site and to clean and filter the water that does .
i .
i As far as drainage goes and as far as the impact to Orr Creek
! goes , this proposed new project ( Orr Creek Homes ) is a huge improvemerit
� from the originally approved project back in 2008 . By using Best
; Management Practices and by constructing new bio - swales rather than
; storm drains , the amount of runoff from this site will be substantially
reduced and the impact to Orr Creek will be minimized .
If you have any questions or need any additional information ,
please feel free to call me .
Sincerely
�� `
Ron W . Franz
: RCE 43938 • � • �. �
PLS 7173 � �:;�y;', i
Attachments : �OQ��SS��N9l ;;;•,�, :
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2335 Appolinaris Drive - - - - - - Ukiah , California 95482
Phone 707 - 462 - 1087
' Ford Street
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\ � AREAS:
tota! property = 18, 190 SF
\ B/dgs/porches = 5, 180 SF
� I
: �,r, � ` � J New concrete/asphalt = 3, 680 SF
� ✓
` � Existinq conc/aspha/f = 2, 060 SF
`' N��O � Landscape area = 8, 270 SF "
�,� ♦ � (34. 5� of fhe tota! areo)
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August 29, 2014 - - Scale : 1 " = 30 '
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\ � AREAS.•
Tatal property = 18, 190 SF
\ B/dgs/porches = 5, 230 SF
� !
� 0,� t � � New concrete/aspha/f = 1, 540 SF
� ` f
\ ExistTng conc/aspha/t = 2, 060 SF
�p � Landscape area S 9, 360 SF � �
�,� ♦ � (51. 5A� of the tota/ area)
1
� 1V�ew Plan = �' � 14
� 4r� Cre ek Hom es, .�ord Stre e t
AP 002 - 121 — ��, ,21 , 2,2 & 23
August 29, 2014 - - Scale : 1 " = 30 '
0 30 60 90
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�UOr GQOSrtCUCtlqli Model9IDOshow�i�Sonoma design with Gathedral l window inserts
• Em6ossed,fiigh tensile steel paneis give the look of • Sound-absorbing insulation makes"the door operate
wood with the strength of steeL quieter antl eliminates wind-rattling.
� Two-coat;baked-onpolyesterfinish is virtually maintenance- • Hot-dipped galvanized vertical supports adtl strength
free.This fi�ish aiso makes an ezcellent base if you repaintto antl tlurability.
match the existing ezterior colors of yourfiome. � Attractive,Iow-pcofile hinges pravidemax�mum strength
• The foamed-in-place polyurethane insulation is chemically heiween sectionsantl atld sta6iliry comparetl with ordinary
6onded to each steef section,creating a structure with vertical hinges.Hinges are factory-installed far proper
higherstrength antl tlent resistance. alignment and smoother door operation.
• Heavy-gauge steel wraparountl end caps trim-o�t door edges • Bulb-shaped 6ottom seal remains flezi6le even in eztreme
for better appearance,improved strength and to protect the coltl to help keep the bad weatheroutside.
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Design Windows
; • Steel panels are embossed with a wood-grainetl texture • Many decorative windoWinsetts are available to enhance the
giving thelook of genuine waod. look of your garage door,which inturn enha�cesthe look of
• AII panel designs,are available in wtiite,taupe,almond, your home.Here are just two examples.5ee the 9100 brochure
desert tan,brown and gray. (#3298701,Window style broch�re(#330880),ar web site for all
Colanial optiOnS.
� .�� _ � _� Cathedral I Sherwood I
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Safety&Security EnergyEfficiency&Noise Control '
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• Pinch-resistant design helps push fingers out of harm's way • The R-9*polyurethane insulation is ,i�,
if accitlentally pleced.near�a closing door. subsfantially more effeetive�han �E; �-'�°;,� ��
the same thickness of common �
• Tlie Wayne-Dalton TorqueMaster�Plus is tfie first pn�y�tyrene insulation. !
counterhalence system to seal springs safely within a steel � ��"� � ;;
tube.It contains an anti-drop feawre that eliminates the risk of . gulb-shaped bottom seal remains ��� �
doar"fr�e�fall"antl pr�vents pdtential serious injury. fl�xible even in the cold to keep ��+� � `�; ��;
• Tamper-resistant safety bottom�brackets help avoid p�ssible out:ba�weathe�. � ��d�"'� ��° •�' �
injuryby preventing ina�vertent loosening when the • The foamed-in-place insulation � �� � _�`� �
counterbalance cables are still under tensiorr, helps block street noise from � ""�
W�T`r��ty entering inta living areas that
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Mndel 91�0 offers a Lifetime limited � �'m, �
Warranty against cracking,splitting, � *cs�caiated doorsect�on H valoe.
rusCing through�or section deterioraGon �' 3; ���
See tlealer for complete warranry details �`� �ly�Y'�
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Cotatl,CA
ReliaBilt Ful� �ite Prehung�Inswing � � ������ � ��=� �����= ���f�
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Steel Entry Door Prehung(Comman: i' ����
� ,Store Pickup �
t � � ��80-i�t��t 36-in;�A�tual:81-in x 37=in� � I
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� ���� � Item#:220677 I Model#:2Z0677 �m Lowe's Of Cotati,CA today. �
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; Prehung Inswing
Steel Entry Door
Prehung(Common:
80-in x 36-in;Actual:
i Description 81-in x 37-in)
Full Lite Prehung Inswing Steel Entry Door Prehu�g(Common:$0-in x 36-in;Actual:81-in x 37-in)
. Insulated low e glass
•Preppetl,readyto accepfhardware
•Gompiete with frame,ready for installation
• Polyurethane core has sound deadening capatiilities
Specifications
I Glass Sryle Clear Look and feel of real woodgrain No
Glass Caming No Fire Resista�t No
Glass lnsert ShapeJStyle Full lite Lowe's Exclusive No
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Brickmould No Blinds Between the Glass No
Door Swing Inswing Weatherstripping Type Compression
Rough Opening Height (Inches) 82.5 Prefinish Color None
Rough Opening Width (Inches) 38.0 Optional Additions Available None
Masonry Opening Height (Inches) 82.5 Sidelite Width (Inches) 0.0
Masonry Opening Width (Inches) 38.0 Transom Shape None
Sill Type Adjustable Door Style Full lite
composite ENERGY STAR Qualified Northern Zone Yes
Sill Finish Aluminum ENERGY STAR Qualified North/Central
Weatherstripping Yes Zone Yes
Lockset Bore Yes ENERGY STAR Qualified South/Ceniral yes
Limited Zane
Warranty lifeiime ENERGY STAR Qualified Southern Zone Yes
Collection Name Commodiry Door Handing Left
Type EntrylExterior Nominal Width (Inches) 36.0
Prefinished No Nominal Height (Inches) 80.0
Primed Yes Rot-Resistant Frame No
Paintable Yes Slab or Prehung Prehung
Stainable No Hinge Finish Polished
Caming Option N/A brass
Vented Glass with Screen No Width (Actual) (Inches) 37.0000
Insulating Common Jamb Width Qnches) 4.5630
Construction core Height (Actual) (Inches) 81 .0000
Dual-pane Jamb Widih (Actual) (Inches) 4.5630
Glass Insulation insulated Common Height (Inches) 80.0000
glass
Ready for Common Width (Inches) 36.0000
Lockset Option lockset and
deadbolt
Ready to Install with Frame Yes
Tempered Glass Yes
OO 2014 Lowe's. All rights reserved. Lowe's and the gable design are registered trademarks of LF, LLC
Your Stars:
COtet1,CA
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; E ; �ReliaBilt Half Lite Pr�hung Inswing ��° ����� ���� �j �
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��, ��:�.:.w-� .�� � Steel Entry Door(Gommon:32-in x � ?store Pickup �
� � � 80-in;Actu�L•�33-in x�81-in) 1 ��
�Yaar order can be available for pickup ���
' �..e Item#:327942,„1��,�Model#:L0327942 �in�LOwe's Ot Cotati,CA today. � �
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� �eiiaBilt Ha�fLi"te �`�`���98.00�
Prehung Inswing
Steel Entry Door
(Common:32-in x
80-in;Actuai:33-in x '
' Description 81-in)
Half Lite Prehung Inswing Steel Entry Door(Common:32-in z 80-in;Actual:33•in x 81-ih)
•Low e 9-lite offers classic styling and energy efficiency
•Pre hung,ready for installation
• Primed,ready to paint
' Specifications
Glass Style Clear Tempered Glass Yes
Glass Caming No Look and feel of real woodgrain No
Glass Insert Shape/Style Half view Fire Resistant No
Brickmould No Lowe's Exclusive No
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Door Swing Inswing Blinds Between the Glass No
Rough Opening Height (Inches) 82.5 Weatherstripping Type Compression
Rough Opening Width (Inches) 34.0 Prefinish Color None
Masonry Opening Height (Inches) 82.5 Optional Additions Available None
Masonry Opening Width (Inches) 34.0 Sidelite Width (Inches) 0.0
Sill Type Adjustable Transom Shape None
composite Door Sryle Half lite
Sill Finish Aluminum ENERGY STAR �ualified Northern Zone Yes
Weatherstripping Yes ENERGY STAR Qualified North/Central
LocksetBore Yes Zone Yes
Warranty Limited ENERGY STAR Qualified Southern Zone Yes
lifetime Door Handing Left
Collection Name Commodity Nominal Width (Inches) 32.0
Type Entry/Exterior
Nominal Height (inches) 80.0
Prefinished No Rot-Resistant Frame No
Primed Yes Slab or Prehung Prehung
Paintable Yes Polished
Stainable No Hinge Finish brass
Caming Option N/A Width (Actual) (Inches) 33.0000
Vented Glass with Screen No Common Jamb Width (Inches) 4.5630
Construction Insulating Height (Actual) (Inches) 81 .0000
core Jamb Width (Actual) (Inches) 4.5630
Glass Insulation Low-E Common Height (Inches) 80.0000
insulating
Ready for Common Width (Inches) 32.0000
Lockset Option lockset and
deadbolt
Ready to Install with Frame Yes
O 2014 Lowe's. All rights reserved. Lowe's and the gable design are registered trademarks of LF, LLC
}'
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Your Storo:
Cotatl,CA
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ReliaBilt Prehung Inswing Steel Entry t
�� Door Prehung(Common:80-in x 36-in; ;Store Pickup ?
� � � i Actual:81.75-in x 37.5-in) ;
�t � ¢ � �YOUrord"er oan be avail3tile�for pickup ? ���
'' ��.. Item#:369Jti I Nlodel#i 36R8CRFT5L�'LHNBM an Lowe's Of Cotati,CAtoday. -- � � �
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, inswing Steel Entry
' Door Prehung
(Common:8U-in x
36-in;ActuaL
; Description 87.75-in x3�.5-in)
Prehung Inswing Steel Entry Door Prehung(Gommon:80-in x 36-in;Actual:8175-inx 37.5-in)
' •ENERGY STARO qualified
•This Craftsman tloor design features elegant,uncomplicated clean lines
•Simple panel profiles celebrate the handicraft of the arts and crafts movement
• 1-lite,3-1ite and 6-Iite glass optionsavailatile
•1-piece polysryrene core provides long-lasting insulation
.Pre-hung doorunitreadyforinstallation
•Lifetime limited warranty
Specifications
Glass Style Clear Optional Additions Available Sidelites
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ICT�C�f}1F IJ�IAi�
�UtTIl�lidG/�'I,ANN'ING 1D�1'ATt"�M
Glass Caming No Sidelite Width (Inches) 0.0
Glass Insert Shape/Style Square Door Sryle Other
Brickmould No ENERGY STAR �ualified Northern Zone Yes
Door Swing Inswing ENERGY STAR Qualified North/Central Zone Yes
Masonry Opening Height (Inches) 82.25 ENERGY STAR Qualified South/Central Zone Yes
Masonry Opening Wid[h (Inches) 38.5 ENERGY STAR Qualified Southern Zone Yes
Lockset Bore Yes Iris Technology No
Collection Name Craftsman Door Handing Left
Prefinished No Nominal Width (Inches) 36.0
Primed Yes Nominal Height (Inches) 80.0
Paintable Yes Rot-Resistant Frame No
Caming Option N/A Slab or Prehung Prehung
Construction Insulating Hinge Finish Satin
core nickel
Dual-pane Width (Actual) (Inches) 37.5
Glass Insulation insulated Common Jamb Width (Inches) 4.563
glass
Height (Actual) (Inches) 81 .75
Readyfor
lockset Jamb Width (Actual) (Inches) 4.563
Lockset Option and
Common Height (Inches) 80.0
deadbolt
Common Width (Inches) 36.0
Look and feel of real woodgrain No
Fire Resistant No
Lowe's Exclusive No
Blinds Between the Glass No
Prefinish Color None
—�
O 2014 Lowe's. All rights reserved. Lowe's and the gable design are registered trademarks of LF, LLC
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CustOmer Service: � i � 5happmg Cart(0} � My Bellacor com � He�p �� '��.
� ������������� 1-877-723-5522 �I _�. ?_� �e ..__.. � ._ �
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NOURS�.EMAit IIVE�HAT " ...
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Home>Dutdoor Lightiog>Outdoor Wall Lighting>Wall Mounted-Outdoor>70503-Product Details See.more Kichler ..
Kichler Seaside Brushed Steel 17ark Sl�y
a ��������� � � � �
v .P ^Outdoar WaII Liglit
'Bellacor Number:70503
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��:MSRP: S+4d,44�� �Write�a Revietiv �
:Regular Price:� :Sb$.UO � � ��
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�� �SHIPS IN 1 T02 BUSINESS DAYS tletaiis p��t pa� �
� =� : ;: �Gancel and retum policv � ��Add.to Gompare
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PRODUCTDESCRIPTION �� � ���� ���� ��� � PRODUCTDETAIi.S
Sleek,seaside charm radiates from this outdoor fixture. Bellacor Number: 70503
+Brushed Nickel finish and is Dark Skies wmpiiant.The height from the center of the Finish Brushed Nickel
outlet box is 6".Please note the white globe pictured is the bulb,noi glass. Additional FinishtMaterials: Black,Oide Brick,Wliite
(Cail 1-877-7?3-5522 to order.)
Dimensions: 8"W x 12"H x 9"Ext
COMPANION ITEMS Style: Ret�o
Voltage: 110 to 120 Volt
Bulb/Watt 1-100 watt Medium Base bulbs
€� , �
$
�a�� �� WeigM: � 2.O�Lbs
' . �g , i `` l,''�� Certiflcation: UL;.GIJ,t. �
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' � � Usage: �zferior Wef Location
Y�„ " �t�u,��+, UPC: 783927029551
'��""' Brand SKU: 9022Ni
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B�a�d: Kichler
Collection: Seaside
��.�.��J:..-..SK $�:�J'�—�� �' $1��,9�-€�s .. `Moretnlo . .
6t6372i�ProstECO 115176:SoftWhitc 512516:Ye11o`�v ����
Halogen True Daylight Eco-Friendly Halogen Compact Fluorescent �. DISCLAIMERS� �� .
*Due"to manufactarer poficies,additionai discuuntscannot be�applied to this item. �
��: 5EASIDE COLLECTION Ciearance items�are not eligible for discou�ts. ���
... ._ ... � .... ... _ ._ .
$125.40-� $125.40-� �69.30-�+
Seaside Nautical Dome Scasidc Biusficd Nickcl Sexsidc Medium �
Light Dome Pendam . Outdoor Wa11-Mountcd . �
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View�Entire Seaside Colleetion�
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CDS Lighting Studio Wiiite World Imports Mode19Q97-89:
9-Iirch Dark Sky Outdoor Wall Bronze Dark Sky Outdoar Wal]
Mount Liglst
The Harlequin is e streamlined design �These fiztures allow fot a decotative � � . '�.
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C�N Ot2(JERS QVER ���
C� Mode19003-89:Dark l� Kirkham Dark Sky
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$99:00 $59.90
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:M0t7—Ft7,7 f�M-$PM CT 2425 Enterprise DPive.Suite 900 � �
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ATTACHMENT 7
Orr Creek Homes Planned Development Zoning Regulations
123, 125, 127, & 129 Ford Street
(October 14, 2014)
PURPOSE AND INTENT: The Orrs Creek Project is a Planned Development (PD) located on Ford Street
in the Wagenseller neighborhood of Ukiah, CA. The PD consists of 4 single-family, two-story houses,
with tandem parking garages. The four homes are being built on a four, previously subdivided, vacant
lots within the city limits of Ukiah, CA approximately six blocks from the downtown area. The
development of the four single-family homes will provide new affordable housing for the City. The PD
will also fulfill the City's goal for��infill"- to develop high-density residential areas on empty lots within the
City limits. The Orrs Creek PD will also provide additional single-family residential areas in between low
and medium density residential and commercial land use areas.
DESIGN: The Orrs Creek homes are designed to assimilate and be compatible with the other residences,
historic houses, apartment buildings, and commercial buildings in the historic Wagenseller neighborhood.
The Orrs Creek homes are "contemporary craftsman" in design. Each house has three bedrooms, two
and half bathrooms, and 1536 feet of living space. The houses will include craftsman bungalow features,
such as covered front porches with columns, low pitched roof lines with hips and gables, decorative gable
ends, square windows, natural exterior materials, and "craftsman style" garage doors and front doors.
The materials used on the exterior of the houses, batten board and horizontal siding, are similar to other
exterior sidings used in the neighborhood. Each Orrs Creek house will be painted a unique color
combination that will complement each other as well as the existing houses and buildings in the
neighborhood. Front porches are featured in the design to enhance the °bungalow character" of the
front of house as well as to promote outdoor relaxation and interaction with neighbors.
Due to the narrow lot sizes of the parcels, singlewide driveways and tandem attached garages will
provide off-street parking. To maximize the backyard space, the garages will be accessed from the Ford
Street. The singlewide garage doors are similar to other older houses in the neighborhood; however,
many residences lack a garage and need to park on the street or in their driveway. The front yards of
the four residences will be fully landscaped with drought resistant plants and shrubs. Six street trees,
chosen from the City's Required Street Tree List, were selected based on the constraints of the planting
area, which include in ground utilities and overhead power lines. As required, the street trees are
planted approximately 30 feet apart along Ford Street at the front of each parcel.
ORRS CREEK: 123 Ford Street/Lot 1 includes a section of Orrs Creek. Orrs Creek provides habitat for
steelhead trout which are federally listed as a threatened species. Native trees are located along the top
of and within the bank of the Orrs Creek. The Orrs Creek Homes PD Regulations include requirements
developed to protect Orrs Creek, the habitat it provides, native trees, and to maintain wildlife corridor
along the creek. These regulations were developed in consultation with the California Department of
Fish and Wildlife and were required as part of the environmental review of the Project (see Initial
Environmental Study and Mitigated Negative Declaration).
Orrs Creek Homes Planned Development Zoning Regulations
123,125,127,and 129 Ford Street
1
ALLOWED USES: The following uses are allowed in the Orrs Creek PD:
■ Single-family dwellings
ACCESSORY BUILDINGS AND ACCESSORY USES: The following accessory uses are allowed in the
Orrs Creek PD:
■ Home Occupations as defined by the Zoning Ordinance section 9278 and in compliance with
Zoning Ordinance requirements. Home Occupations require a City of Ukiah Business License.
■ Small family child daycare home as defined by Health and Safety Code section 1596.78.
■ Hot Tubs and spas (all parcels)
■ Pools (allowed at 123 Ford Street; not allowed at 123, 125, 127 Ford Street due to small parcel
size)
■ Detached Accessory Building, such as storage sheds, shops, green houses (all parcels)
PERMIITED USES: The following uses require approval of a Use Permit:
■ Large family daycare home as defined by Health and Safety Code section 1596.78.
PROHIBITED USES: The following uses are prohibited:
■ Second units
REQUIRED LOT AREA: The minimum lot area shall be as shown on the approved Planned Development
Map. No further subdivision of the parcels is allowed.
BUILDING HEIGHT LIMITS: Building height shall be:
■ Single-Family Residence: The height of the single-family homes shall be as shown on the
approved Precise Development Plan.
■ Detached Accessory Building: Maximum of 15-feet measured from finished grade to the peak
of the roof.
REQUIRED YARD SETBACKS:
A. Single-Family Homes: The minimum setbacks for the single-family home shall be as shown on the
approved Precise Development Plan.
B. Accessory Buildings: The minimum setbacks for accessory buildings shall be:
■ Front: Prohibited in front yard
■ Side: 5 feet minimum
■ Rear(125, 127, and 129 Ford Street): 5 feet minimum
■ Rear(123 Ford Street/Lot 1): In the buildable area of the rear yard as shown on the approved
Precise Development Plan for 123 Ford Street in order to protect Orrs Creek and the trees to be
preserved on 123 Ford Street/Lot 1.
C. Spas and Hot Tubs: The minimum setbacks for spas and hot tubs shall be:
Orrs Creek Homes Planned Development Zoning Regulations
123,125,127,and 129 Ford Street
2
■ Front: Prohibited in front yard
■ Side: Minimum of 5 feet
■ Rear(125, 127, and 129 Ford Street): 5 feet minimum
■ Rear(123 Ford Street): In the buildable area of the rear yard as shown on the approved Precise
Development Plan for 123 Ford Street in order to protect Orrs Creek and the trees to be
preserved on 123 Ford Street/ Lot 1.
D. Pools
■ 123 Ford Street: In the buildable area of the rear yard as shown on the approved Precise
Development Plan for 123 Ford Street in order to protect Orrs Creek and the trees to be
preserved on 123 Ford Street/Lot 1.
■ 125, 127, and 129 Ford Street: Prohibited due to the size of the parcels.
E. 123 Ford Street- Special Yard: A section of Orrs Creek and protected trees are located on 123
Ford Street/ Lot 1. In order to ensure the protection of these trees and Orrs Creek, a developable
area has been identified for 123 Ford Street and is shown on the approved Precise Development
Plan. The future construction/installation of allowed accessory buildings and structures shall be
located within this defined buildable area.
REQUIRED PARKING: The minimum on-site parking required shall be as follows:
■ Number of Spaces: Two (2) parking spaces for each dwelling unit - one (1) parking space in
the garage and one space in the driveway.
■ Dimensions of Garage Spaces: The minimum size of a garage parking space shall be 10 feet
wide by 20 feet deep with no obstructions.
■ Dimensions of Driveway Spaces: The minimum size of a driveway parking space shall be 9
feet wide by 19 feet deep unobstructed.
■ Additional Garage Space: The interior of the garage measures 39 feet deep by 11 feet wide.
The additional area in the garage that is not required for vehicle parking (see above) may be
used as an additional parking space or personal storage. The additional space may also be
converted to additional living space subject to compliance with specific requirements (see
conversion of garage space below).
■ Conversion of Garage Space: The area of the garage that is not needed in order to comply
with the parking requirement above may be converted to additional living space. Conversion of
garage space to living space requires application for and approval of a building permit from the
Planning and Community Development Department and shall comply with the requirements of
the Orrs Creek Homes PD and Ukiah City Code.
DRAINAGE/BIOSWALES: Each parcel includes drainage swales to provide adequate drainage and
allow the infiltration and filtering of runoff prior to water entering the City's storm drain system and Orrs
Creek. Maintenance of the drainage/bioswales is the responsibility of the property owner. Drainage /
bioswales shall not be removed or modified without review and approval of the Public Works Department
and Planning Department in order to ensure adequate drainage and that no new impacts occur to Orrs
Creek(see Orrs Creek above).
Orrs Creek Homes Planned Development Zoning Regulations
123,125,127,and 129 Ford Street
3
LANDSCAPING: Each Lot in the Orrs Creek PD includes over twenty percent (20%) of the gross area
available for landscaping coverage.
A. FRONT YARD LANDSCAPING: Front yard landscaping is installed as part of the original
development of each parcel. A minimum of fifty percent (50%) of the landscaped area is live
plantings.
B. REAR YARD LANDSCAPING: The remaining area available for landscaping, in the fenced-in
backyard areas, is the responsibility of the new home owners.
C. STREET TREES: As required by City Code, six (6) street trees are provided in the Orrs Creek PD
as described below and as shown on the approved Precise Development Plan.
■ 123 Ford Street/ Lot 1: 2 trees
■ 125 Ford Street/ Lot 2: 1 tree
■ 127 Ford Street/ Lot 3: 1 tree
■ 129 Ford Street/ Lot 4: 2 trees
Street Trees are required to be maintained by the residents of the parcels on which the trees are
located. Removal of street trees is prohibited. In the event a street tree may require removal
(such as disease or death of a tree), the resident/properly owner shall request in writing removal
of the tree from the Planning and Community Development Department. The request shall
include the reason for the removal and a proposed replacement tree species that is suitable for
the location and selected from the City's Approved Street Tree List. Any removal of a street tree
shall be approved by the Planning and Community Development Department and Public Works
Department.
D. PROTECTED TREES (Lot 1/123 Ford Street): The healthy natives trees identified in the
arborist report prepared by Criss Tree Care as trees as #A, B, C, E, F, G, and H (Exhibit A
attached) shall be preserved, protected, and incorporated into the landscaping for 123 Ford
Street. The protected trees are required to be retained and shall not be removed.
E. PLANT SPECIES: In order to protect Orrs Creek and the habitat it provides, the planting of
known invasive species and species identified in the California lnvasive Plant Council's data base
(http://www.cal-ipc.org[paf/) is prohibited on all lots. (Note: This requirement is a mitigation
measure required by California Fish and Wildlife in order to protect Orrs Creek and the habitat it
provides).
F. IRRIGATION: The front yard landscaping is installed as part of the original development of
each parcel. The irrigation system shall be maintained by the property owner/resident.
EXTERIOR LIGHTING: Outdoor light fixtures shall be located, aimed, and shielded so as to minimize
light trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures
shall be full cutofF and nighttime friendly and shall be International Dark Sky Association (IDA) approved
or equivalent.
Orrs Creek Homes Planned Development Zoning Regulations
123,125,127,and 129 Ford Street
4
FENCES/HEDGES: Fences and hedges and other screen shall comply with the following:
A. Fences and hedges located within the required front setback shall not exceed three feet (3') in
height measured from the original grade on the lot. The front setback is the front building wall,
not including front porch (see precise development plan). Fences shall not damage or modify
drainage/bioswales.
B. Fences and hedges located outside of the required front setback shall not exceed 6 feet (6') in
height measured from the original grade on the lot. The front setback is the front building wall,
not including front porch (see precise development plan). Fences shall not damage or modify
drainage/bioswales.
C. Rear yard fences shall not encroach into the bioswales located along the rear property lines of
Lots 2, 3, and 4 (125, 127, and 129 Ford Street).
D. 123 Ford Street / Lot 1: In order to protect Orrs Creek, the habitat it provides for the
threatened steelhead trout, and maintain the wildlife corridor along the creek, fencing for 123
Ford Street/Lot 1 shall be setback a minimum of 5-feet from the top of bank as shown on sheet
C1 (grading and drainage plan) dated September 3, 2014 of the approved plans (Exhibit B
attached).
In order to maintain the wildlife corridor along Orrs Creek and prevent harm to wildlife, the
design of the fencing shall be an open style design with no barbs. The openings in the fencing
shall allow for small animals to pass through the fencing. (Note: This requirement is a mitigation
measure required by California Fish and Wildlife in order to maintain the wildlife corridor along
Orrs Creek and prevent harm to wildlife.)
STANDARDS NOT ADRRESSED: Standards not addressed herein shall default to the Zoning Ordinance
and Ukiah City Code.
Orrs Creek Homes Planned Development Zoning Regulations
123,125,127,and 129 Ford Street
5
ATTACHMENT 8
G�tty of Z1kah City of Ukiah, CA
Design Review Board
1
2 MINUTES EXCERPT
3
4 Regular Meeting June 12, 2014
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 2:30
8 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden,
11 Howie Hawkes
12
13 Absent: Nick Thayer, Alan Nicholson
14
15 Staff Present: Kim Jordan, Senior Planner
16 Cathy Elawadly, Recording Secretary
17
18 Others present: Mary Ann Lance, Jim Bowen
19 Richard Ruff, Robert Palafox
20
21
22
23 6. NEW BUSINESS:
24 6A. Orrs Creek Homes Planned Development and Precise Development Plan, 123-129
25 For Street (File No: 258): Review and recommendation to Planning Commission and
26 City Council on an amendment to an approved Planned Development and Precise
27 Development Plan for the development of four lots at 123, 125, 127, and 129 Ford Street
28 (APNs 002-121-20, 21, 22, and 23). The original approval included the development of
29 each of the four parcels with one townhome and one second unit. The proposed
30 amendment and new precise development plan would revise the project to remove the
31 second units from the project and develop each of the four parcels with one single-family
32 home.
33
34 Senior Planner Jordan:
35 • In terms of background, in 2007, City Council approved the Orrs Creek Planned
36 Development (PD) and Precise Development Plan. Approval is good for three years
37 unless otherwise extended by the Planning Director provided it is demonstrated
38 substantial work is being done toward obtaining a building permit. It was demonstrated
39 that some work on the Project was being done so the three years were extended for an
40 additional three years. The initial Precise Development Plan included site and
41 architectural plans for four vacant parcels. The six years have now expired and the
42 project was not constructed. The City has received an application to retain the PD zoning
43 of the parcels and new Precise Development Plan, which is essentially now a new PD
44 and Precise Development Plan project. The Project includes:
45 o Development of each of the four vacant parcels with a single-family residence
46 without a second unit for a total of four units;
47 o Two-car tandem garages for each residence with a garage door on the front and
48 rear of the garage with access provided from Ford Street and from the driveway
49 at the rear of the parcels.
Design Review Board June 12, 2014
Page 1
1 • The applicant has proposed three alternatives to the plans as designed:
2 o Option 1 represents plans the applicant initially submitted.
3 o Options 2 and 3 represent alternative plan proposals with Option 2 being the
4 preferred project plan.
5 • For Option 2 all four parcels would be accessed only from Ford Street with gravel used
6 as the material for the driveway such that:
7 o The rear garage doors and rear driveways are eliminated on all lots. No
8 easement agreement between the neighbors is necessary.
9 o The gravel driveway does not need to be created on the easement.
10 o The backyard areas in all lots are larger due to the elimination of the rear
11 driveway.
12 o No additional parking will be available on the rear driveways of Lots 3 and 4.
13 o Utility boxes can be accessed from the easement.
14 • Would like the DRB to focus on the preferred design alternative (Option 2), since this is
15 the property owner's preferred alternative.
16 • Related to Orrs Creek, important to get the parking and corresponding pavement away
17 from the Creek. Option 2 provides an opportunity to design some bio-swales between
18 the houses along the rear of the parcels, and increase the size of the backyards. Based
19 on discussions regarding the Project between staff, the applicants, and the civil engineer,
20 Option 2 would require modifications to the existing easement/maintenance agreements
21 and appears to be feasible.
22
23 There was a brief introduction of the persons attending the meeting.
24
25 DRB: Asked about the red line on the site plans would be the revised fence line.
26
27 Mary Ann Lance: Confirmed the fence line for Option 2. The fence line may be modified
28 depending on how the easement is changed. It may be the back yard would be further enlarged.
29 The way the driveway exists currently there is blacktop that goes to the border of where lot 4 is
30 located and referred to the three parking spaces for the back house (adjacent parcel, not part of
31 the Project) on the site plans. This is the location of the existing pavement. The residents of the
32 rear parcel would still be able to access those parking spaces.
33
34 Richard Ruff, Project Architect:
35 • The property was subdivided at one time into four vacant parcels with one remainder
36 parcel developed with a single-family home. The intent at that time was to develop each
37 of the four vacant parcels with one residence and one second unit for a total of eight
38 dwelling units. The garages located at the rear of each parcel would be accessed via an
39 extension of an existing driveway/alleyway.
40 • The driveway/alleyway is an easement for use by a separate property owner and has to
41 stay and demonstrated the location on the site plans. The separate property owner has
42 the right to use the easement to get to his property. This property owner is also
43 relinquishing some of his property as part of the easement.
44 • Demonstrated the location of the driveway on the site plans. Option 2 eliminates the
45 driveway, but the easement still exists.
46
47 Staff: Based on conversations with the applicant, City Public Works Department, and civil
48 engineer that deal with easements and access, and utilities, there is an opportunity to change the
49 alleyway easement. Option 2 would require modification to the existing easements. In the City's
50 opinion, there is a benefit to Option 2 and the change to the easements. The changes to the
51 easements are details that will have to be worked out.
52
53 Easement
54
55 DRB:
Design Review Board June 12, 2014
Page 2
1 • While the easement will remain, the four driveways that go into the back of the garage
2 will be eliminated.
3 • Will the existing sidewalk be eliminated?
4 • Asked how the fencing in of the backyards would work with the swale areas between
5 them.
6
7 Staff:
8 • The reason for revising the easement is to be able to push the fence back as far as
9 possible to provide for maximum yard space.
10 • There has been discussion about the ability to accommodate a drainage swale along the
11 driveway so a determination would have to be made about what side of the fence the
12 drainage swale should be located on.
13 • Confirmed the sidewalk would not be eliminated.
14 • Talked about the location for the drainage swale and how it would work in relation to the
15 opportunity of addressing any potential impacts to Orrs Creek in connection with
16 implementation of a water treatment system consistent with the City's current MS4 permit
17 from the State. Providing for appropriate drainage is an important element because the
18 Project is located in close proximity to Orrs Creek.
19 • While the plan for a bio-swale onsite is feasible the details of the design have not been
20 worked out.
21
22 Mary Anne Lance&Jim Bowen, Applicant:
23 • Related to Lot 4, would not be able to put a fence along the property line which extends
24 down the center of the easement because the house behind has to be able to have
25 access. Would like to move the fence closer to the property line for Lots 1, 2, and 3 and
26 put a bio-swale on the south side of the fence with utilities (electric, cable and phone) on
27 the north side of the fence. By putting the bio-swale on the south side of the fence
28 eliminates the possibility of homeowners impeding onto that drainage system and any
29 run-off generated from the lot behind could also drain into the bio-swale.
30 • The property elevation drops downward toward the drainage system. The elevation is
31 approximately two feet higher around Orrs Creek and then slopes down to the corner
32 where the drainage system and sidewalk are located. There is essentially a natural
33 downward flow in the direction of the proposed bio-swale that goes away from the creek.
34
35 Richard Ruff: The property owner that has the established easement would have to give up
36 some of the easement in some fashion for the backyard of Lot 4 to be extended to his property
37 line and showed the location of the property owner's lot in relation to the easement. When the
38 original easement was dedicated talked about the former project and the location of the
39 easement. Modification to the existing easement can easily be done on one side because 'it
40 belongs to the Project.'
41
42 There was DRB discussion concerning the location of the existing driveway, locations of the
43 easement and potential modifications to the easements in order to make the proposed Project
44 doable for the applicant and adjacent property owner.
45
46 Staff:
47 • Acknowledged Architect Ruff's comments related to the easements and noted the parcel
48 to the south would be the only parcel affected by modification to the easement.
49 • Not providing driveway or access to the rear of the parcels would be preferable for the
50 fire department, since this would prevent people from parking along the driveway which
51 could block emergency vehicle access. The existing driveway provides adequate access
52 to the residence to the rear of the Project, so there is no need to extend this driveway to
53 serve this parcel and residence.
54 •
Design Review Board June 12, 2014
Page 3
1 Jim Bowen: If an improved easement is to extend all the way through to the back parcel, there
2 is a good chance the easement would have to be widened. Widening of the easement would
3 have to be agreed upon by the property owner and that is a concern.
4
5 Staff:
6 • When the PD and Precise Development Plan were initially approved for the lots, the
7 standards for fire access were different. This access is now required to be wider.
8 • If gravel is used as the driveway material it must be compacted and constructed to
9 support emergency vehicles in order to comply with Fire Department requirements which
10 would make it no longer pervious. If there is an opportunity to create yard space, use of
11 asphalt or gravel is not the recommended approach. Allowing for usable outdoor space
12 for the residents is important.
13
14 Member Hawkes:
15 • Raised the issue of parking on the street and noted it is also important to provide parking
16 onsite as opposed to encouraging street parking. Cited an example in another state
17 where access to the homes was provided via an alley located at the rear of the
18 development. There was no street access to the homes.
19 • Related to the aforementioned discussion concerning driveway easement and proposed
20 alternative Option 2 likes the idea of having a back entrance and recommends completely
21 eliminating the front driveway entrance to the garage, which appears to be the current for
22 development trend.
23
24 Staff: Related to the aforementioned comment, the DZC requires alley access. From a staff
25 perspective there are places where this approach does not work very well or where there are
26 other considerations that may be more important. The proposed project may be one of those
27 situations where making the backyards larger, providing greater setbacks to Orrs Creek, and
28 addressing runoff through the use of swales are more important issues than providing rear
29 access. The purpose of the drainage swales would be to treat the runoff prior to entering the
30 existing DI and then into Orrs Creek. There would be no drainage swales without giving up the
31 rear access.
32
33 Member Liden: Likes the concept of having a rear garage entrance and cited a residential
34 complex approved in the Talmage area where the parking/access was designed for the rear of
35 the complex. It also allows for privacy for persons washing cars and/or tasks associated with cars
36 having garages in the rear of the development.
37
38 Mary Ann Lance/Jim Bowen:
39 • Currently resides in a complex where garages are located in the rear of the building.
40 There are no garages in the front of the property and access is via an alleyway also
41 located in the rear of the building. Residents are required to park in the garage because
42 the rear of the property constitutes a fire zone where no parking is allowed.
43 • Acknowledged while it may be aesthetically pleasing to look at a house that does not
44 have a garage in front whether or not it promotes people being outside on the street front
45 having a garage in front of the house is debatable because they park in their garages and
46 stay in their house without going out in the front yard at all.
47 • Resides in a complex where there is concrete in the alleyway and asphalt in the front so
48 basically it is double the amount of impervious paved areas where runoff is not captured
49 in bio-swales. There is very little lawn space for the water to drain into. Does like the
50 concept of having the garages for the complex located in the rear of the property for
51 aesthetic reasons.
52 • As it is now relative to the proposed project, the driveway takes up a lot of space. Related
53 to the existing rental unit and discussion concerning the existing driveway and
54 corresponding easements asked if a person living in the house behind the Project would
55 rather have a fence located along the shared property line or have a driveway/alleyway
Design Review Board June 12, 2014
Page 4
1 with cars going right in front of the house? This is one of the reasons for proposed Option
2 2 as the preferred alternative.
3
4 Member Liden: Not having asphalt in the rear of buildings allows for more private living space
5 for residents and is a benefit.
6
7 Staff:
8 • There is more yard space in front of the homes than in the back.
9 • The DRB can review the three options as described on page 2 of the staff report. Staff's
10 preference is Option 2. The DRB can elect to go with the original design as provided for
11 in Option 1.
12
13 DRB:
14 • Will the homes be sold as single family dwellings?
15
16 Mary Ann Lance: Confirmed the units will be single family dwellings and sold at market rate.
17
18 Chair Hise:
19 • Is of the opinion the revised plan with the fenced backyards will help in selling the homes.
20 • Option 1 would likely have made it more difficult to market the homes. Option 2 provides
21 for more usable space which will be a selling point for most people.
22
23 Member Hawkes:
24 • Asked if a PD is required to accommodate low income families and/or provide for
25 affordable housing.
26 • Do any of the three options suggest eliminating the driveways in the front?
27 • Design appears to be a good opportunity to eliminate the driveways in the rear, construct
28 garages in front and park in the front. Has no knowledge if there is a better solution
29 besides Option 2 because he was not present for the discussion concerning drainage, lot
30 line adjustment possibilities/easements.
31 • When there is an opportunity would rather see parking in the rear.
32
33 Staff:
34 • Providing for affordable housing project is not a requirement of a PD.
35 • Sometimes PDs are used for affordable housing projects that typically need smaller lots
36 and reduced setbacks in order to make the development economically feasible.
37
38 It was noted none of the three options propose elimination of the driveways in the front.
39
40 DRB consensus:
41 • Is okay with Option 2.
42
43 Parkinq &Setbacks
44
45 Richard Ruff generally commented on the design elements:
46 • Related to elevations/rooflines, homes will have hips, gable roofs, etc. and referred to the
47 site plan, sheet A1.2.
48 • Front driveways are shared by two houses (lots 1 and 2, lots 3 and 4) in order to
49 minimize curb cuts and referred to the location on the site plans.
50 • General mix of materials, siding, bat board and possibly some stucco.
51 • Addressed the color board relative to the color schemes proposed for the houses.
52 • The fencing that will go in between the houses facing the street would be decorative.
53 • Each home will have a front porch.
Design Review Board June 12, 2014
Page 5
1 • Overall design of the homes is essentially a simple/practical approach so that the project
2 costs make the project economically feasible.
3 • The lots will be landscaped in the front.
4 • The site was initially subdivided for the purpose of constructing townhouses with second
5 units. It is a pretty dense site. The type of design consideration given makes the project
6 doable and referred to the site plans, sheet A1.1 and explained the design measures
7 taken to reduce the density, including the elimination of the second units.
8 • Talked about the initial plan that provided for tandem parking for two cars back to back
9 eliminating two-car garage door in front and allowing for a garage door on the front of the
10 garage facing Ford Street and a second garage door facing the easement alley behind
11 the houses. However, the way the discussions are going with regard to Option 2, will
12 likely add a window in place of a garage door in the rear, eliminating the access to the
13 garage in the rear.
14 • There will be driveway parking in front of the garage for a car. Basically three cars could
15 be on the site at one time and there would be three parking spaces offsite on the street.
16 Of course the alleyway made more room for parking but it is not necessary to park more
17 cars.
18
19 Staff: The zoning ordinance requires that a single family dwelling provide two parking spaces that
20 are independently accessible. A tandem garage is not independently accessible. There is another
21 section of the zoning code that says tandem parking can be approved by the Planning Director. In
22 this case, the approval of tandem parking would be done by the City Council. Would need
23 feedback from DRB as to whether or not in this particular case tandem parking is appropriate or
24 not and why or why not.
25
26 Member Liden: With the depth of the garage two cars can fit.
27
28 Staff: Since only two parking spaces are required, the Planning department would likely be fine
29 with saying one of the required spaces is in the driveway, one of the required spaces is in the
30 garage, and leave the remaining space in the garage that could accommodate another car,
31 storage, or other use which is how people often use this type of space. Again, only two parking
32 spaces are required unless the DRB is of the opinion this project should be required to provide
33 the three parking spaces that would fit.
34
35 Member Hawkes: Related to parking, is fine with tandem parking. The garage could be made
36 shorter allowing for more space in the backyard.
37
38 Mary Ann Lance: As designed, could not make the garage shorter because of the upstairs unit
39 that is over the garage.
40
41 Chair Hise:
42 • The Project provides two tandem parking spaces in the garage and one parking space
43 in the driveway. Would support tandem parking in this situation because of the small lot
44 size and that there will be single family dwellings on the lot. The additional space in the
45 garage is the equivalent to a storage unit and could be used for this purpose or as work
46 space of some type or another. Cannot imagine a garage being too clean to be able to
47 accommodate a second car. How the project is getting the necessary living space/
48 square footage on dense lots is that the homes will have a second story.
49 • Ford Street is one of the most densely-parked neighborhoods in Ukiah.
50 • Asked about setback compliance.
51
52 Member Hawkes:
53 • There will be at least two cars for a house this large. One car will be in the driveway all
54 the time and with tandem parking there will be some switching around of parking spots.
Design Review Board June 12, 2014
Page 6
1 • Is okay with the tandem parking situation.
2
3 Staff:
4 • Acknowledged Ford Street is a very densely-parked neighborhood and noted the City's
5 Traffic Engineering Committee recently approved removal of the `no parking' restrictions
6 on part of Ford Street, which allows for more on-street parking in the neighborhood. The
7 TEC's action is completely independent of the proposed project.
8 • The setback requirements for PDs differ from other zoning districts. The DRB needs to
9 make certain they have no issue/concern with the setbacks.
10
11 Richard Ruff:
12 • Stayed with the previously approved setbacks. Side yard setbacks increased by making
13 them single family dwellings rather than townhouses with common walls. The rear
14 setback has increased because of the removal of the large garage and use of a tandem
15 garage which allows for more rear yard space. There will be more yard space when the
16 fences are adjusted.
17 • No change to the front yard setbacks. Did not want to lose rear yard space. All that can
18 be done in the front is for people to take advantage of the porches.
19
20 Chair Hise: How is the setback determined? Is the front setback to the porch or to the house?
21
22 Staff:
23 • A porch can encroach six feet into the required setback. Referred to staff's analysis on
24 page 3 of the staff report related to the setbacks. The PD zoning is intended to allow
25 Projects to vary from the zoning requirements. Asked the DRB to review whether or not
26 the proposed setbacks for this Project which small lot sizes and is located in a dense
27 neighborhood are acceptable.
28 • Acknowledged that several people have inquired about the subject property and
29 previously approved townhome and second unit project. No one until Ms. Lance has
30 come forward with an application for this site.
31
32 Chair Hise:
33 • The required front yard setback to the dwelling is 15 feet for the R3 zoning district. Taking
34 into consideration the porch, staff determined the front yard setback to the dwelling is
35 11.5 feet and that this setback is acceptable for a PD setting.
36 • Is fine with a 3.5-foot difference.
37
38 Member Hawkes:
39 • Is fine with the setbacks for the houses.
40 • The development could have been one townhouse in terms of a better fit for the lot that
41 would provide for more space. Has no knowledge what the market rate for townhouses or
42 condominiums is in Ukiah.
43 • The housing market has been depressed for some time but with a more revitalized
44 market hard to tell what type of development would economically be the best fit.
45
46 Richard Ruff: Townhouses were initially a consideration and what was previously approved. For
47 economical and/or other reasons, the applicanYs preference is to construct individual single
48 family dwellings on the lots. Townhouses require homeowner/driveway agreements that are not
49 required for single family dwellings. There may be, however, some other type of common
50 agreement necessary for the homes.
51
52 Member Liden:
53 • Related to setbacks for the Project, there is no setback for any of those old houses on
54 Ford Street. There were constructed right on the street with cars parked in front.
Design Review Board June 12, 2014
Page 7
1 • The proposed development fits with the location and is workable.
2 • Likes that the houses will have backyards. Is of the opinion the former project consisting
3 of one large townhouse unit was not a good fit for the neighborhood.
4 • Likes the project.
5
6 Chair Hise: The proof of whether or not the proposed project is a good one is if the homes sell.
7
8 There was Board/applicant discussion about comparable homes in Ukiah and what they are
9 selling for.
10
11 Fencinq
12
13 DRB: Fine with proposed fencing/gates.
14
15 Desiqn/Materials/Elevations
16
17 Mary Ann Lance:
18 • Would like to eliminate the stucco in the front porch area where the door is located and
19 replace with horizontal siding. This would eliminate the busyness from an aesthetic
20 perspective and is also a cost factor. This is the only change being proposed to the
21 design.
22
23 Member Hawkes: Would it be too expensive to have more variations in the facades?
24
25 Jim Bowen: The changes in the rooflines provide design variations.
26
27 Mary Ann Lance: Each home has a different color scheme making them dissimilar.
28
29 Member Hawkes:
30 • Breaking up the window arrangement on the front elevation is a possible way of making
31 the homes different.
32 • Could vary the door style.
33 • Essentially likes the project, as designed.
34
35 Richard Ruff: Design variations can be made to the porches. Right now they are open.
36
37 Mary Ann Lance: Was not a plan consideration to put a full-sized glass window as the door.
38
39 Member Liden: Could change the railing designs so they differ for each home.
40
41 Mary Ann Lance:
42 • The reason for the proposed metal railing design is so vines can grow without it being
43 wood which requires periodic maintenance. This type of railing aesthetically softens the
44 appearance of the porch area.
45 • Objective is to provide for a nice project while keeping costs down as best possible.
46
47 Chair Hise:
48 • Application of three material types on the homes appears to be `busy.' Has a problem
49 with the application of both vertical and horizontal siding rather than with stucco with
50 horizontal siding or stucco with vertical siding. Using both vertical and horizontal siding
51 does not provide for a harmonious design and appearance.
52 • From a side view perspective, the two hip roofs will not be attractive. Likes the gable end
53 detail that is on two of the elevations and recommended doing the same on the hip to
54 give it more interest. The gables will provide a lot of interest for the front elevation.
Design Review Board June 12, 2014
Page 8
1 • Recommends using two materials, i.e., stucco and vertical siding or stucco and horizontal
2 siding.
3
4 Member Hawkes: Asked about the board bat siding and the plan in this regard. Explained the
5 application process for board and bat so it looks good. The intent is to get the bats closer
6 together. Understands board and bat can be costly.
7
8 Richard Ruff:
9 • Material will likely be rough sawn plywood with a 2 inch bat.
10 • Related to use of board and bat, cost is a factor because of the need to have a shear
11 ply and the siding work done at the same time such that the application of the bats
12 cover the nails.
13
14 Jim Bowen: Material costs add up quickly.
15
16 Member Liden:
17 • Is concerned about the selling price of the homes. Important to keep the price down.
18 • From an aesthetic perspective has some concern about the side views.
19 • Would be okay with modifying the use of the stucco in the front and still provide for some
20 design variation.
21 • Would like to see a simple low cost variation to the window patterns on the garage doors
22 to allow for individual character/variety.
23 • Likes the Project.
24
25 There was DRB/applicant discussion concerning:
26 • Color schemes and corresponding color variations selected for the homes and garages.
27
28 Staff: What is the DRB's opinion about having no direct access from the garage to the house?
29 This is a project question Planning Commission typically inquires about.
30
31 Richard Ruff: Acknowledged there is no access from the garage to the house and people would
32 have to exit the garage to enter the house. Direct access from the garage to the house is not
33 necessary and addressed the reasons this was not part of the design where the primary factor in
34 this regard is about efficient use of space. To have a door from the inside of the kitchen
35 accessing the garage takes away from wall space that could have another use, such as for
36 cabinets/counters. The only other alternative was to access the garage from the living room such
37 that now without having the rear door to the garage is of the opinion would negatively
38 compromise the design and reduce space that could be used for an entertainment area, for
39 instance. Acknowledged, there would be no room for an access door underneath the stairs to the
40 second story.
41
42 DRB: In terms of design feasibility discussion about possible locations for an access door from
43 the living room relative to finding an appropriate placement for a television, for instance.
44
45 Mary Ann Lance: Related to the necessity of having direct access to the garage asked about
46 preferable location, i.e., taking away of the kitchen area or access from the living room around the
47 base of the stairs.
48 Chair Hise: It may be best to utilize the access door from the house to the garage because of
49 the potential for the garage to be used for storage. If two cars are parked in the garage, it would
50 be a tight fit to navigate around to go outside in order to enter the house. A direct access door
51 from the garage to the house will likely be a request of the homeowner. Should plan for a space
52 during construction in which to install a door that provides direct access from the garage to the
53 house in the event the buyer wants one.
54
Design Review Board June 12, 2014
Page 9
1 Jim Bowen: Is fine with providing an option to the buyer homeowner to install a direct access
2 door from the house to the garage as part of the floor plan design options.
3
4 Member Liden: Could provide direct access from the kitchen although it would take away
5 counter space. Possibly have the door swing open into the garage rather than into the kitchen.
6
7 DRB consensus:
8 • Fine with the color palates selected for the homes and proposed variations in the color
9 schemes.
10 • Recommended changing the window patterns for garages and/or using a different style
11 garage doors to create variety and to prevent the houses from looking the same.
12 • Use stucco in front with horizontal siding or stucco with vertical siding, but do not mix the
13 horizontal and vertical siding. Use quality siding that is aesthetically pleasing.
14 • Okay with not providing landscaping for the fenced-in backyards and landscaping only
15 the front yards.
16 • Floor plan and site plan shows location that would provide a direct access door to the
17 garage can be constructed and would be optional. Also necessary to provide for light
18 switches to accompany the door so a light can be turned on both ways. Let homeowner
19 decide location of the door, direction of the door swing, and whether or not they want
20 direct access from the garage to the house.
21
22 Jim Bowen: Confirmed trash/recycling containers will be located in between the houses in the
23 side yard and referred to their location on the site plan.
24
25 Landscapinq
26
27 DRB: Understands landscaping plan is still being evaluated by staff.
28
29 Mary Ann Lance:
30 • If the fence is pushed back toward the rear property line, requests no landscaping be
31 required for the rear yards and demonstrated the location on the site plan.
32 • The front will have no lawn but rather native, drought tolerant plantings.
33
34 Jim Bowen: If the fence is pushed back the existing in-ground utility boxes will be eliminated
35 and demonstrated the location on the site plan.
36
37 Staff: Confirmed the aforementioned area is the area that would be replaced by the bio-swale for
38 the drainage.
39
40 DRB consensus: Fine with landscaping plan concept.
41
42 Staff: Does the DRB want to see the revised Project (no garage access from rear) back for
43 review and recommendation prior to the Project moving on to Planning Commission?
44
45 DRB consensus: Understands the revised Project (no garage access from rear) and does not
46 need to see the revised Project prior to the Project going to Planning Commission.
Design Review Board June 12, 2014
Page 10
G E N E RA L P LA N M A P ATTACHMENT 9
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Source: City of Ukiah General Plan Map December 2004 Created by:Michelle Johnson October 2014
ATTACHMENT 9
ZON I NG MAP
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Source: City of Ukiah Zoning Code Map March 2013 Created by:Michelle Johnson October 2014
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ATTACHMENT 11
To: The Honorable Mike Whetzel, Chair and Members, City of Ukiah Planning Commission
From: Wagenseller Neighborhood Association
Re: Comments of Wagenseller Neighborhood Association Regarding Initial Study and
Mitigated Negative Declaration, Rezoning, and Precise Development Plan for Orrs [sic]
Creek Homes, Ford Street
Date: October 14, 2014
Once again, the Planning Commission is asked to approve another housing development
in the Wagenseller neighborhood. While the design of the proposed Orrs [sic] Creek plan
appears to be architecturally attractive, the Wagenseller Neighborhood Association ("WNA")
opposes this project for the same reasons that it has opposed much of the recent development in
our neighborhood. Our opposition is based on the following:
The neighborhood requires planned, rather than random, spotty development.
As we have on many occasions pleaded to the City and this Commission, our
neighborhood, like any urban neighborhood is in desperate need of planned, organized and
prudent development. That has not happened. Instead, various developers have come before
you, requesting approval of individual housing developments with little or no consideration for
the effect of such piecemeal development on the overall well-being of the neighborhood. This
short-sighted development has resulted in the creation of several significant problems for the
neighborhood that continue to be overlooked by the Commission and City planners. Once again,
the WNA strongly recommends and urges a moratorium on any further development in the
Wagenseller neighborhood until and unless an overall plan for all future development is designed
and enforced.
More housing developments have been approved since the initial proiect on this lot was
approved in 2007.
Since May 2007 when the City Council approved the rezoning and development of the
four parcels on this lot, our neighborhood has seen considerably more "infill" development in the
form of many apartments for low and very low income residents. A large apartment complex
was constructed just a few years ago on the corner of Clara and Orchard Avenues and despite the
vocal protest of neighborhood residents,just a year ago, the Commission approved construction
of five, one-bedroom apartment units on a small lot on the congested corner of Ford Street and
Myron Place. Currently, within less than a half-mile area, the neighborhood houses more than
150 units of affordable housing. Since May of 2007, however, no plans have been designed for
future overall development of the neighborhood.
While we recognize that the Orr Creek plan consists of only four units, each approved
housing development over the years has incrementally added to the extreme density,
overpopulation and haphazard development of the Wagenseller neighborhood. At what point
will the Commission finally vote that enough is enough?
The population of our nei�hborhood continues to dramaticallv increase with no
concomitant increase in services.
For many years, we have been pleading with the Commission and the City to provide
services to keep up with the burgeoning population in our neighborhood as a result of the amount
of approved development. As the Commission must recall, the Wagenseller Neighborhood
possesses no park,playground, ball field or even public sitting area despite the significantly
growing numbers of children and teens living in our midst. The Initial Environmental Study for
this project consistently refers to our neighborhood as an"urbanized area". We agree with this
characterization. Unfortunately, however, while the neighborhood possesses the overcrowding,
noise, traffic and pollution of an urban neighborhood, it lacks the services desperately required
by an urban neighborhood. We have been advised by city officials that it is incumbent upon the
residents to create a park for ourselves. As you may be aware, the WNA has organized several
neighborhood clean-ups and beautification projects but we certainly do not possess the funds to
purchase land for a park!
We note that the Initial Environmental Study for this project explains at p. 36 that while
the developer of this project has been assessed a Park Fee of$27,192, "[n]o parks or recreational
facilities are included in the Project and there are no parks or recreational facilities proximate to
the Project site." We, the WNA, must ask the obvious question: Why not? How much more
development must our neighborhood absorb before it is provided the essential services afforded
to other neighborhoods in the City? What other neighborhood has been informed that it must
raise private funds for the construction of a public park?
Conclusion
The WNA asks that the Commission consider the effect that yet another housing
development will have on our all ready over-developed neighborhood. Please do not rubber
stamp this project but rather, engage in a careful and thoughtful discussion of the effects of
further piecemeal development. We hope that you fulfill your mission to provide affordable
housing while also creating safe, well-planned and thriving neighborhoods.
Thank you for your time and attention.
The Wagenseller Neighborhood Association
By: /s/ Susan Sher
Member, WNA Steering Committee
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� ^ a �Gotes � �a a a S l a b = 6 2 0.0 0 � d� � a 'Budd y" House
- a I a / c �
c� � 1 °° o /�a _°, 6 g.� a , ° � a AP 002-121-24
� � 1 House 2 �° Slab ous620.00 a ° 1 � � �
� Slab = 621.00 � ° ° �D
Existing parking m a a , a� a a
lot (asphalt) `D House 1 a ,a ° a ad Garage 4 a d ° a I °' v �
� � Slab = 621.00 � Gorage 3 a <'� a Where fence is alon the
� N o, , -o oa Slab = 619.50 `� d -� ed e of fhe swa/e, �old boards
a- c Slab = 619.50 � � g
I � a � a a � U°, �up 2" to allow water to flow
3 ° a a Garage 2 � ° a� a a � under the fence.
I �, Ga�age 1 ° ° Slab = 620.50 ° ° °
o SI ab = 620.50 3 a o
00 �^ � `
, Gates ° ° � � J
d � a d a °' � Q I a � \
$' �
a a
� 3 � � 3 � �
N ° a
d �Q a �� N a 3' wide min.
a
a a Q , � 4
� m \I,,
a a �
� � °o� a s, a ° � a � Patio 4 ° ^� 61�•6 � � a ° - - � VIG VIG _ - - VIG-
V a , ° Q a a' ,a ° Slab = 620.00° < �1' ° a � - � � -
�� I aa a ` a m a < a Patio 3 � ���� a �a aa } a a al New swale sh� be landscaped
� Pafio 2 a Slab = 620.00� e a6 Q ln the landsco ed oreas:
p• a a , a a a a a Gptes� a �S a wifh grasses ond other small
� \ ��' 6,2 Q° a ° a a a e Slob = 621.00 a a ° ° a ° DS � a I ° After grading of swales, scarify plontings to provide filtering
�2> a a Patio 1 ° �� � a° Qa f e �S a a 6"-12" of fhe upper soils fo and infiltration of waters that
� Slab = 621.00 a ` 6�' � DS s'9 DS d ° a flow in the swale. See the
loosen the soil so it will abso�b
� < a a a G0`�eS-� - 'oo v a mo�e water. Then ploce topsoil londscape plans.
6 � ° DS �S LS �•32 for planting over loosened soil.
\ ° Slope back yards to - ln un-landscaped areas:
2��� I + sheetflow into the � ° ° da a a � Seed and straw cover swales
69s S Direct downspouts away from new bio-swole. ,� a a d _ - � - to revegetate and place st�aw
� building so runoff sheetflows D q.5 � wotfles as necessary to prevenf
\ across back ya�d and into swale. ��' , \ -
� New wood fence O a � � a erosion in the swa/es.
a a D Maintain and monito� until the
(typicol) \ v����� a 1�1� Swa 1 e Se c ti on swole is completely revegetoted
i �� O \
\ �o s� � � ° � oss'y \ a D AP 002-121-19 No Scale and stabilized.
� 6 � %29 Final �ades in new bio swale \d 4j'� °\ a �
Protect existing Oak trees. o g � \
Place temporary fencing �-F I �� fo conform to existing and � � d ° � a \ I
around trees to protect �� to be field determined � � aa a \
during site work and 85 � v" / Edge of existing ACa New 12x12 drop inlet a�� \�
building construction. \• Oaks 61 -� P � � � v ° a a a a a and 8" pipe to the a
• Lansco ed bio swa/e 19 2q � r " a exisfing cu�b inlet.
\ x _ _ - -� I Remove 4'x5' corner a See detail - ° ° a
� of AC for new swal� � a
\ N P�ope�ty lin � -I - a� _ � - ° a � � -
\ o
���t �� � \N � 3 I � � � ° ° d a� ° �
aa
,�0� a/�� \ \ I a ° a a a a a d a ° a
p Slope away f�om creek � a a a ��
�� \ bank and into new swale o � Areo in front of I a This AC oll � ° a °a a , NOTES:
\ oi a s/opes to the a L d' 1. All site preparation and grading work shall be done
� � the house all slopes I d o ° a in confo�mance with the soils re ort for this ro'ect.
\ curb inlet a P P l
k to the curb inlet I � aQ a a a �
� a �v 2. Utilities for these new buildin s are shown on sheet C3. Refer
o a a •- Ap ortm en t 9
I � � ,o � a a � fo fhe A�chitects plans for more defails on ufility locations including
/ \,.. � v ° a a a ,c sewer, water, gas, electric, phone, TV, etc..
l � m
\ \� r��`�' g� ° � v a � W 3. lnterior property lines and easements are not shown, see Sheet C3.
6 } � °' 61 Po�ch a a d Fire
°->� New wire fence to be � '� $� a ° _ a a hydran 4. No work shall be done within the stream bank or in the stream channel
setback 5 feet from the � ���, 6� Existing osphalt
N -� �� � fop of the creek bank � ' to remain
<" a a 5. Eosements for occess, droino e ond utilities olon fhe south side of
� �%' o a Existin rades Util. 9 9
� ��o�o� \ cj � � �t��� � 9 a d ° n Qa a d a the lots shall be modified to accomodate the proposed development.
� v �
�°o � ,� k ° 9 a 6'd�
os�O��Oo �'�� 6 a ° � � a 61�1 a , �+
o i\ I EROSION CONTROL NOTES
06,°0, I Best Manogement Practices shall be used to prevent e�osion from the site
/ o'O%. during and afte� completion of all grading work. lnstall straw wattles in
I / � � \ swa/es whe�e necessary and seed and straw cove� all disfu�bed soils prior
�( �`�6+� \ House to winte� rains in o�der to stabilize the site, encourage revegetation and to
� Existing parking area prevent erosion f�om the site. Monito� and maintain the site du�ing the first
� � Floor=620.3 winter to ensu�e that all e�osion control measures are wo�kin ro erl
Remove 9 P P 1•
\ old bldg
�
Existing c�eek bank is \ �
cove�ed with vegetation. \ �
Do not disturb the bonk.
O 67
.o `90
�� ��� � \ Gra din�° �c Drain a�°e PI an
��' � � Orr Cre ek Hom es, Ford Stre e t, Uki ah
O QFtOFESS/pN� �, �
���' o� "� FR� �'� �o � � � 22 & 23
Prepared By � �- � � � � � AP 002-121-17 AP 002-121 -20, 21, ��_ �
� Sep tem b er 3, 2014 Scal e: 1 -10
Ron W. Franz RCE, PLS � � \
2335 Appolinaris Drive * N0. 43938 yt
Ukiah, CA 95482 EXP. 6-30-15
707-462-1087 sTy� ���� ���P 0 10 20 30
oF ���F° Sh e e t Cl
Sawcut existing asphalt SSCO
at centerline Ford Street Rim=618.9 _ _ _
ln v=612.7f _ -
- __ p�' �
__ - x 619.0 z o
���� � �, - - - - - - - - - --- = x 6�9'p5 � I n
F'o� _-_ - - _ ° � _ _ _ -
� �
Sewer mainline 6�9•2� rtl �
-- - _ �1 x � � - � �
��- ��- ���- g +��� _ � � - �
��- ,� ,�°'� _ _ - ,��
�� ' �� +� � � � �
_ - - Existing fire hydrant �O NeW aspholt and base, t 122'x15' - - - _ � Existing ground '�� arollel
_ T 1 new 24' P
_ _ I + �- class 2 base) - - �� elevation (t�) + porking stall
and service to be �emoved (3" aSPha1t °n 9 �k �`� I
62p by City at owners expense. Stripe per City road department - - - _ _ _ �yater mainline �
z
>> _ �'��' + lnstall new street trees
Install new valve and fire � `D � � - - �j� + ��' per the City requirement
h drant assemb/ er Cit a � � - - - �°�� �j •�5�'� and pe� the Landscope Plan
y y P �' �� _ - � Remove exisfing h ,��• F,+ Location to be determined.
requirements. Tap to main � � _ � i- 1 new 24� parallel water service and
by City at owne�s expense. o o - _ _ _ � - - �p porking stall meter �v' � - - -� -� tij��
_ rtlrt � �0�� wV New water meters " �� e of p � � g utter
- _ _ _ + Sign 'lVo Parking o,• �E� ed9 _ avement _ �F - ��� Existin curb and g
(typical of 4) remove and return 0� -
- � 620 p2 see sheet C3 r�� to City road dept. � � -�- � � 31q Utility boxes
New �alve �� r�'�= _ _ - -��a{ utter 6,���9 � Q Existing
I ��� - - - - - � 0
h�, 0 _ _ _ utter � � Sidewalk
- � _ Flowline � 1 New driveway 3' WM �. �pG�
Relocate existing �0�� _ - - - �'��`92� Back of curb wM I (�) $
� sign 10' westerly _ _ - - - + 1•3�� 6���
6� - �
9 9g
`l 5' �`� 4' o
�O� 9� 61gF� � WM � New sidewalk �
� 619 F� � �
o � New driveway � E` N
N 2
Existinq � � � • �t��
�- WM '� d � 0
Sidewalk �5�9� FH �` 6�9 k a °� �Landscaped area
�z. Back of sidewalk o �10• °� 4 ��
RR N
• `J 6, d � o a�� a 0
�� 6 � 6'�� �9� o Property line �4 a a ��a DSO
New RR ,�0� k� p�j c�.'�� � S �"'� 4 a a a Q
sign locafion 6 6��' 6� a a a a a �Downspout
�6 � a h v a a v
p. � , Q a °� Londscaped area � a
New FH o 62 � � �po �•��� a �� a a a 4 j� a Porch 4 �
6,� a � o ,9 4 OS �DS n a � � Q Slab = 620.00
°� ° �ti ° O ° 4 � � �p° �D� 4
Downspouts on north side o � � a � a � av � �,., � CD �a a
orch an d ara e sh all b e d a d a � � v � a �" �a 4 a a
directed into the front LS a � 4 Porch 3 a � Q �q Landscaped a�eo a � rn
v 4 � � � SI ab = 620.00 a � a � ,��0q
area to encouroge infiltration. a a d aa •a �
Curb Landscaped area n •
� 0 4 � � Q Po�ch 2 � Q � � � � a a
Q�S Q ° �� rv � Slab � 621.00 a � � ° a a �
� ° � � 4 � 4
g a � a � � � a ° r.av Q a a o a a a ° a
Porch 1 � a � � �Y Landscaped area < N � a a `�° Q � a
Slab = 621.00 a �� a � � � `� 4 ° a a
o a o 4 � - 4 a
� � a � a
Q � a a o" 4� a � a � 4 v 6�9 House 4
a a � a d House 3 a d a 6� 4 � �so Slab = 620.00
a Q Slab = 620.00 a a 5� a `9s DS
Existing parking orea Q a � a a g�� DS� 619� � �+
a a House 2 61 a
a a Slab = 621.00 4
4 a
a Q 6, a� Garage 4
� � a a 4 6'� � a 2�`SO Ga�age 3 � � Q Slab = 619.50
House 1 0 a �hQ d �`S� asd Slab = 619.50
ti a A
Slab = 621.00 6,�,0� �'S p 6
a
a Con cre te sh all slop e su ch
a that the downspout water
a � will flow into the landscape
area. (typical all garages)
Garage 1
Slab = 620.50 See sheet C1 for on-site
Ga�age 2 PLAN VIEW grading and drainage
SI ab = 620.50
SCALE: 1"=5'
No te:
The new cu�b is to be staked out
by the Engineer prior to beginning work
1. All const�uction shall conform to the City of Ukiah Specifications, City of Ukiah
� c i Sfandard Drawings and the projecf plans.
�
� 0 2. The controctor shall p�ovide, p�ocure and poy for all permits �equi�ed to carry on
5.0' t ical � and com lete the work. These include, but are not limited to, encroachment ermits,
� NrS � current business license, valid and proper contractor's license. Encroachment P �
� f 15' NTS v permifs must be located on fhe job sife during consf�uction.
� ?� Sawcut existing asphalt at centerline
4.0' sidewalk 3.5' ram - - - . 290 min�=59' max
R-��2 of Ford St�eet, �eplace as per note 1. Weakened plane joints shall be at 10' o.c.. 1/8" wide x 1" deep in sidewalk and 1/8" wide 3. Contractor shall notify underground se�vice ale�t (USA) two (2) working days
��2 ��P 4" conc�ete on ' j #8 below x 1-1�2" deep in curb & gutter. lnstall joint at center of d�iveway also. prior to any excavation. Dial (toll free) 1-800-642-2444.
29 6»
-y 3" Class 2 Aggregate Base Apply fack coat to verfical edge 4. An and all ins ecfion fees shall be due and a able to the Cit before an work
' " • . - - - - - - 2. Expansion joints shall be at each side of drwy. Mate�ial to be 1/2" thick premolded joint filler, Y P P Y Y Y
• • �• .. , of existing asphalt p�io� to full thickness of concrete. Approved mechanical joints may be used in wolks in lieu of expansion joints. begins.
placing new asphalt.
6" concrefe on�� Expansion joints shall be placed in the sidewalk at the same location as those in the curb and gutter.
3" Class 2 Agg. Bose 7" Expansion joints shall be installed in the curb & gutter at all cu�b �eturns and driveways. 5. Construction materials and equipment shall be new and of a quality equal to that
R=1" specified or approved. Work shall be done and completed in a tho�ough and
3. Sco�e marks shall be placed in sidewalk at 5' o.c.. workmanlike manner.
4. Class 'B" concrete (5 sack mix) shall be used. 6. Whenever any mate�ial o� equipment is indicated o� specified by patent or proprietary
25" name or by the name of the manufacturer, such specification shall be considered
5. Relative compaction fo� oggregate base material shall be 959' min. as used for describing the moterial or equipment desi�ed and shall be considered os
6" 1g" followed by the wo�ds "o� opproved equal". The contracto� may offer any maferial or
1" batte 6. Cu�b and gutter shall be pou�ed monolithic with sidewalk. equipment which shall be equal in every respect to that specified,• provided, that
1" batte� written approvol fi�st is obtained from the City Engineer.
�-��2�� 7. Driveway approach and gutter section shall be poured monolithic.
6" 7. Materiols shall be so stored to ensure the prese�vation of their quality and
^� � .' 6" 2�5 l/ories C/L fitness for the work. They shall be so located and disposed that prompt and proper
8. New asphalt pavement shall be t}Pe B - 1/2 medium osphalt concrete. Thickness = 3" AC on inspection the�eof may be made.
Top curb 9" Class 2 base.
6 8. The City shall have the right to take possession of and use any completed or
R-��2� F�� partially completed portions of the work, notwithstanding the time for completing the
R=�" enti�e work or such portions which may not have expired,• but such taking possession
� 2�� �� and use shall nof be deemed an acceptance of any work nof complefed in accordance
Exponsion / p with the project plons. /f such prior use increose the cost of or deloys the work, Si d e walk Im ro vem en t PI an
joint Symmetrical about C/L the contracto� shall be entitled to such extra compensation, or extension of time p
Begin cu�b or both, as the Engineer may determine.
QROFESS/p^, tronsition Orr Cre ek Hom es, Ford Stre e t, Uki ah
�� V�1 F/� � DRl l/EWA Y ELEVA TION 9. Contracfo� shall obtain a sef of Cify of Ukiah Sfandard Plans p�ior fo beginning work.
Prepared By �� �-�� �� `��� AP 002-121 -20, 21, 22 & 23
� �' September 3, 2014 -- Scale: 1 "=5'
Ron W. Franz RCE, PLS � �
2335 Appolinaris Drive * N0. 43938 yt
Ukiah, CA 95482 EXP. 6-30-15
707-462-1087 sTy� ���� ���P 0 5 10 15
oF ���F° Sheet C2
Dri ve way
Utility _ _ — — — —
Driveway ❑• pole —
Curb, gutter and sidewalk
All taps to water main
to be done by City at _ _ — —
SSCO owne�s expense. Water —
See sheet C2 for ���� � � se�vices a�e 3/4': _ _ — —
improvements within Rim=618.9 _ _ _ �SSMH
the City right of woy �� lnv=612.7f _ _ — Rim=618.30 � � _ —
_ � _ —
Instoll new valve and fi�e Existing fire hyd�ant __ � — � �
hydront assembly pe� City and service to be removed _ _ _ — Sewer mainline — _ _ _ � � Water
re uirements. Ta to main by City at owne�s expense. _ _ � _ _
9 P _ — Wpter mainline � — N valves
by City at owners expense. __ _ — — � _ � — — —
_ — — _ _— — � �, � New water meters
_ — — � " (typical of 4)
_ _ � — (see sheet C2) �
— — WV F
Existing driveway Existing sidewa
� � y
� � N N
— � � _ — — � Utility boxes� �' — —
�
�
F �, y �"' `� — � Property line
� _
"'� New drivewa /sidewalk F ° � — —
Existing � _
Driveway Sidewalk y "" FH e _ _ - - � o
�
�
-.
_ — �
— — ..
New FH ° - -- � o y " Po�ch 4 o I
� 0 �
_ — � �. � �'
� rn a �
- - � y Street Po�ch 3 � � Q �
" � t�ee (typ) p F Porch 2 � � � � �
� � � �
� Porch 1 � � � y N � �
I � � �
3
� _ a�
� Z I
F U
m L y I
� I y
I � Y
y m
I F I y I 3 House 4 3 rt•
F; � � 'Buddy" House
� � �
o � �, I House 3 F c� I � o� � AP 002-121-24
�n I House 2 I o 3 � � � °
Existing parking m I F � I Z � I a
lot (as phalt) `D House 1 � I N I � G a r a g e 4 °'
� � I � N N Gorage 3 �
o-
�
� I �
m I
� I � Garage 2 I N
I � Ga�age 1 I
y
I I I I
I y
N N I
I y I
N I
I N I Patio 4
I E � , I�1 m�- �,
\ Patro 3 �. I
\ Patio 2 I I
\ Potio 1 „� o
� �
o �
� I �? � � a �'
\ ,� m m � —
� �
�. �- Exis tin g �
\ D transfo�me� _ — � —
\
\
\ � m � O \
o � � ��. `° o �� \� �%.o \\
� � m O � ss � ,
�6 I ? ;. � �4j� � AP 002-121-19
�°�-� ��.�� �� ❑ �� \�
\ � 9 � ��e � �
�T � ,� e Edge of existing AC \
✓T � �e J� Exisfing \
\• Oaks • ✓T I I ✓T '�' JT � � I u tili ties
\ ✓T — I�T I
� — ✓T
\ P�ope�ty lin — — � —I _ _ — _ _ _ � —
Joint utility trench (JT) � —
I \ with gas, phone, electric �
and cable I
\ c
Utility service lines I a
\ g = gas I �
ph = phone � �
E = electric I I o
\ c = cable I �n
II \� I N Aportment
� \,,, I Existing asphalt °'
�.
� �
\�6 � °' Po�ch Fire �
°\ '� hydran
N ��"�'
�
� \ o ut;i.
�
I �
\ I
/ \ � No te:
/ This utility plan is intended fo show the general location
� �� of proposed utilities fo� this development. Contractor must
I \ House Existing parking area refe� to the Architects building plans for more detail on
Floor=620.3 exact locations, sizes, etc..
\ �
\ I ❑
6�
O� A� 9�
� ��� \ Prelimin ary Utili ty PI an
` � \ i
��o ���FR�,�� �� � � � Orr Cre ek Hom es, Ford Stre e t, Uki ah
Prepared By � �-� �� �� � � AP 002-121-17 AP 002-121 -20, 21,
22 & 23
Ron W. Fronz RcE P�s � � �� \ Sep tem b er 3, 2014 -- Scal e: 1 "=10'
2335 Appolinaris Drive * N0. 43938 yt
Ukiah, CA 95482 EXP. 6-30-15
707-462-1087 sTy� ���� ���P 0 10 20 30
oF ���F° Sh ee t C3
�5 �5 �5 � �5
�❑ �❑ ❑� ❑� �❑ � �❑ ❑� � ❑�
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LOT 4 LOT 3 LOT 2 LOT 1
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m 0 0
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5� Q
0
� 12
�5
8" HARDI z
SIDING �
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>
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GUTTER & ♦���
GUTTER &
DOWNSPOUT MOTION ACTIVATED DOWNSPOUT �1 �
NIGHT TIME LIGHTING
rYP. RLJ FF +ASSaCIATES
C� �
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2" BOARD AND BATTEN W � N � �
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SIDIN G@ 16" O.0 � � � o �
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36"x80" RELIABILT � � � - �
SIDING @ 16" O.0 SIDING DOWNSPOUT DOWNSPOUT PRE HUNG STEEL � .� m
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ENTRY DOOR �
W/ FULL LIGHT � � � � � �
SEE CUT SHEET �
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� EAST ELEVATION 2 SOUTH ELEVATION �
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I/4" = I'-0" I/4" = I'-0"
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