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HomeMy WebLinkAbout2014-12-03 Packet -11a Attachments OnlyNO ITEM NO.: MEETING DATE. AGENDA SUMMARY REPORT 11a December 3, 2014 SUBJECT: ADOPT A MITIGATED NEGATIVE DECLARATION AND INTRODUCE BY TITLE ONLY AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH ESTABLISHING PLANNED DEVELOPMENT ZONING (PD -R3) AND A PRECISE DEVELOPMENT PLAN FOR 123, 125, 127, AND 129 FORD STREET. SUMMARY: On October 22 and November 12, 2014 the City Planning Commission conducted public hearings to consider: 1) the initial environmental study (IS) and mitigated negative declaration (MND); and 2) the rezoning, precise development plan, and zoning regulations for Orrs Creek Homes located at 123, 125, 127, and 129 Ford Street. At the November 12th meeting, after the public hearing and Commission discussion, the Commission voted unanimously (5-0) to recommend the City Council adopt the mitigated negative declaration (CEQA) and voted (3-2, Pruden and Sanders dissenting) to recommend the City. Council approve the rezoning, precise development plan, and zoning regulations for Orrs Creek Homes (attachments 5 and 6). Project Background: In 2007, City Council approved a rezoning of the vacant land included in the Project to Planned Development -High Density Residential (PD -R3) and a precise Continued on Paqe 2 Recommended Action(s): 1) Adopt the Mitigated Negative Declaration based on the findings contained in Exhibit "C" of the Ordinance; and 2) Introduce the Ordinance by title only amending the official zoning map for the City of Ukiah by rezoning 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 21, 22 and 23) to Planned Development High Density Residential (PD -R3) and conditionally approving the Orrs Creek Homes Precise Development Plan and Zoning Regulations. Alternative Council Option(s): Provide direction to Staff. Citizens advised. Publically noticed pursuant to Ukiah City Code Requested by. Charley Stump, Director of Planning and Community Development Prepared by: Kim Jordan, Principal Planner Coordinated with. Charley Stump, Director of Planning and Community Development and Jane Chambers, City Manager Attachments 1) Ordinance 2) Mitigated Negative Declaration with Addendums 3) Planning Commission October 22, 2014 Staff Report 4) Planning Commission November 12, 2014 Staff Report 5) Planning Commission Minutes Excerpt October 22, 2014 6) Draft Planning Commission Minutes Excerpt November 12, 2014 7) Precise Development Plans Approved: Job Chambers, City Manager development plan. The Project also included a subdivision to create the four (4) vacant parcels and the parcel to the east developed with one single-family home (137 Ford Street/APN 002- 121-24). The approved precise development plan included the development of one townhome with second unit and attached garage on each of four parcels for a total of eight (8) dwelling units. In August 2008, the final subdivision map was recorded which created the four vacant parcels. Construction of the project approved in 2007 never occurred. In May 2014, a new property owner submitted an application for a new precise development plan for construction of one single-family home on each of the four vacant parcels. In order to amend a precise development plan, the City Code requires the applicant go through the same process that resulted in the approval of the original precise development plan. Therefore, the project proponent submitted an application requesting approval to rezone the four vacant parcels to PD -R3 and a precise development plan. Project Description: The Project includes: 1) rezoning the four (4) vacant parcels to PD -R3; and 2) a precise development plan. The rezoning also includes the Orrs Creek Homes Planned Development zoning regulations which would become the zoning regulations for the four vacant parcels (attachment 1, exhibit B). As part of the PD rezoning and precise development plan, the Project would deviate from the front yard setback, side yard setback, and garage setback and would provide parking in a tandem configuration (one car in the garage and one car in the driveway in front of the garage) (see attachment 7). The precise development plan includes one market rate 1,536 sf single-family home with attached garage on each of the four vacant parcels. Each home would be 3 bedrooms and 2 1/2 baths and would have the same house plan. House plans would be differentiated with use of different roof types, garage doors, and color palettes. As required by City Code, two onsite parking spaces would be provided for each home, one in the garage plus one in the driveway in front of the garage. Depending on the size of the vehicle, there are two to three parking spaces along the Ford Street project frontage. The Project includes the removal of four (4) oak trees located along the west property line. An arborist report was prepared for the trees proposed for removal along with the trees that could be affected by Project construction. The arborist report identified the trees proposed for removal as structurally compromised and noted that there did not appear to be a value in retaining the trees. The arborist report also included recommendations for construction within the root protection zone of trees that could be impacted by Project construction. These recommendations were included as mitigation measures for the mitigated negative declaration and as conditions of project approval. A section of Orrs Creek runs through the south (rear) of 123 Ford Street / Lot 1. No work within Orrs Creek would occur as part of the Project. Setting: The surrounding neighborhood is a mix of residential and commercials uses. To the east of the site are residential uses and the Buddy Eller Center zoned Medium Density (up to 14 units per acre) and High Density (up to 28 units per acre) residential. To the west are commercial uses zoned Heavy Commercial (C2) and Community Commercial (Cl). Orrs Creek and residential uses zoned High Density Residential (R3) are located to the south. To the north there is a mix of commercial uses and residential uses on parcels zoned High Density Residential (R3) and Heavy Commercial (C2). Design Review Board Review: The Design Review Board (DRB) is required to review and make recommendations on all precise development plans. On June 12, 2014, the DRB reviewed the Project and provided the following comments and recommendations: ■ Okay with the tandem parking due to the small lot size and that these are single-family homes, so the residents will be able to move vehicles as needed and determine where each vehicle is parked. Likely one car will be parked in the driveway and one car will be parked in the garage with the remainder of the garage used for storage. ■ Okay with the reduced setbacks for front yards, garages, and side yards due to the small lot size and development pattern of the surrounding neighborhood. ■ Okay with the color palette selected and likes that the colors for each home will be different. ■ Okay with only front yard landscaping being installed as part of the Project and the rear yard landscaping being installed by the home buyer. ■ Okay with the proposed landscaping plan. ■ Likes the Project as designed. ■ Use caution when mixing siding materials, Consider increasing the variations between the homes by using different window patterns for the garage doors or different garage door style. ■ Believes the Project is a better fit for the small size of the parcels and more compatible with the neighborhood than the previously approved precise development plan. There was general discussion about the location of the access to the garages (from Ford Street or a rear alley). The DRB commented that it is often preferable to have the garage accessed from the rear of the site via an alley. However, in this case the majority (2-1) determined that accessing the garages directly from Ford Street was preferable since it provided usable rear yard area which would be mostly eliminated if access to the garage was provided by a rear alley and that access to the garage directly from the street was consistent with the neighborhood and more appropriate for the small lot size. The DRB voted unanimously (3-0) to recommend approval of the precise development plan. Environmental Review: Planning Department staff prepared an Initial Environmental Study (IS) for the Project (attachment 2). The IS identified the potential for the Project to result in potentially significant impacts to aesthetics (light and glare); air quality; biological resources; cultural resources; geology and soils; hydrology and water quality; land use and planning; and noise. The IS identified mitigation measures that would reduce the potential impacts identified to a less than significant level, and the project proponent agreed to the mitigation measures; therefore, a mitigated negative declaration was prepared for the Project. The comment period on the IS and MND was September 15 through October 14, 2014. One letter was received from the Wagenseller Neighborhood Group (WNG) during this time period (see below and attachment 3). Planning Commission Hearing and Action: On October 22 and November 12, 2014, the Planning Commission conducted a public hearing and discussed the IS, MND, and Project (see attachments 3-6). The public comment received is discussed below. At the October 22nd meeting the Planning Commission considered the IS and MND and directed staff to provide additional information regarding the applicability of the Storm Water Low Impact Development Technical Design Manual adopted by City Council on June 18, 2014 to the Project. In response to the direction from the Commission, staff prepared an addendum to the Hydrology and Water Quality section of the initial study (see attachment 2). At the meeting, Planning Commission also requested that the plans be revised to: 1) clarify the location of the west property line of lot 1 and the Group D trees to be removed; 2) clarify the number of trees included in Group D that would be removed; 3) clarify the location of the tree protection zones 4) revise the civil plan to show the location of the trees evaluated in the arborist report; 5) clarify how/if the Group D trees being removed would be mitigated. In response to the direction and request from the Planning Commission, the civil plan and landscaping plan for lot 1 were revised, additional information was provided by the Project arborist, the property line and Group D trees were identified on the Project site, and the arborist recommended the planting of two (2) oaks trees on the Project site. At the November 12th meeting, the Planning Commission, the Commission found the environmental document with the addendum adequate and discussed the Project. The Commission expressed concerns regarding the following. ■ Tandem parking.configuration which would require the car in the driveway to back into Ford Street in order to allow the car in the driveway to exit the site. In order to address this issue, Planning Commission recommended a condition of approval that requires the driveway be widened to allow the vehicle in the garage to back out around a car parked in the driveway (see below). ■ Maintenance of the drainage swale located outside of the rear fence of lots 2 and 3. In order to address this concern, Planning Commission recommended a condition of approval that requires the swale to be located within the fence (see below). ■ Lack of park facilities in the Wagenseller Neighborhood and the approval of continued development in the neighborhood without a commensurate increase in facilities and services. In order to address this concern, Planning Commission recommended a condition of approval requiring the Park Fees to be paid by the project proponent to be set aside in the fund specifically designated to the development of a park in the Wagenseller Neighborhood (see below). Commissioners Sanders and Pruden expressed concern that the Project was too dense, would add too many people and vehicles to an already congested area, and that it was difficult to imagine four homes on the site. Commissioner Pruden acknowledged that she did vote to approve the 2007 precise development plan which included more units. The other Commissioners acknowledged the density and noted that the lots are legal lots created by the recordation of the 2008 subdivision map; therefore, someone is entitled to develop the parcels, and the proposed Project is half the density of the previous project. At the conclusion of the discussion, the Commission voted: 1) unanimously (5-0) to recommend the City Council adopt the mitigated negative declaration (CEQA); and voted 3-2 (Pruden and Sanders dissenting) to recommend the City Council introduce the ordinance to rezone the parcels to Planned Development -High Density Residential and approve the precise development plan and zoning regulations for the Orrs Creek Homes Planned Development with the following additional conditions of approval. Planning Commission Recommended Conditions of Approval: 1. The Parks Fees required by condition of approval #19 below shall be retained in a Parks Fee account to be used for the purchase of land for and development of a park in the Wagenseller Neighborhood as indicated in the General Plan. 2. Plans submitted for building permit shall review and approval: include the following and are subject to staff A. Relocation of the rear yard fences for lots 2 and 3 to the south side of the swale located adjacent to the south (rear) property line. B. In order to provide more independently accessible parking in the driveway, the driveways on all four lots shall be widened. The remaining landscaped area at the back of the sidewalk shall be a minimum depth of 6 feet and minimum size of 25 square feet in order to provide a viable planting area for street trees and landscaping. Public Comment: One public comment was received from the Wagenseller Neighborhood Group (WNG) prior to the October 22nd Planning Commission meeting. Two public comments were received at the October 22nd Planning Commission meeting. No public comment was received at the November 12th meeting. As 'of the writing of this report, this is only public comment received regarding the Project. Ms. Robin Sunbeam requested that Tree 'W in the arborist report be retained. This tree is located on Lot 1 (123 Ford Street) and would be retained. In addition, the arborist report included recommendations for the protection of this tree during construction which have been included as mitigation measures and condition of project approval. A second public comment was received from Bruni Kobbe. These comments are summarized below along with staff's response (in italics). ■ Retain the oak trees identified as "Group D" in the arborist report and provide a 30-40 foot buffer zone and greenbelt around these trees. Reconfigure the parcels to create larger parcels and designate the parcel that includes the creek and trees as greenbelt. An evaluation of these trees was prepared by a certified arborist, The report indicated that the trees were structurally compromised and would be further impacted by development of the lot 1. The general plan includes goals and policies for that support the retention healthy trees in order to maintain the urban forest and provide tree canopy. The City does not have goals, policies, or requirements in place that require the creation of the requested buffer zone/greenbelt. The site is zoned for development. Due to the dimensions of lot 1 and the constraints created by Orrs Creek, it is likely that any development of the site would have required the removal of these trees or that development of the site would have significantly compromised the health of these trees. Reconfiguration of the parcels would require application for and approval of a lot line adjustment and revisions to the precise development plan since the location, size, lot dimensions, number of lots, and development of each lot would change. ■ Creation of the greenbelt would compensate for the loss of 5 tree previously removed from the site. The five (5) trees previously removed from the site were not removed as part of the proposed project; therefore, the project proponent cannot be required to mitigate the loss of these trees. ■ Planting of street trees cannot mitigate the loss of the Group D trees. The planting of street trees is required by City Code and is not intended to mitigate the loss of Group D trees. The arborist recommended the planting of two (2) oak trees in appropriate locations to offset the loss of the Group D trees The planting of these trees was included as a condition of approval. 0 The tree protection zone recommended by the project arborist is inadequate. The Project arborist prepared a response to this comment. Based on the response from the arborist, two (2) additional conditions of approval were applied to the Project. One condition requires manual removal of the garage. The second condition of approval requires revisions to the civil plans as needed to avoid compaction, grade changes, and standing water in the root protection zone of tree #A. The comments from the Wagenseller Neighborhood Group are provided below along with staff's response as presented in the October 22nd Planning Commission staff report. 1. The neighborhood requires planned, rather than random, spotty development. WNA recommends a "moratorium on any further development in the Wagenseller until and unless an overall plan for all future development is designed and enforced." Development in the City is guided by the general plan, zoning ordinance, and city code. The Project is consistent with the general plan as described in Table 1 above. The Project includes fewer units than would be allowed by the general plan density of 28 units per acre. Based on this density, the following would be allowed: up to four (4) units on lot 1; one (1) unit on lot 2; one (1) unit would be allowed on lot 3; and up to three (3) units on lot 4. The criteria for evaluation of precise development plans encourages projects to achieve the maximum density allowed (see Table 3 above). The High Density Residential zoning district requires a minimum lot size of 6,000 sf, Based on this lot size and the square footage of the Project, seven (7) units would be allowed. Due to the smaller parcel size, the Projects density is 9.73 units per acre, which is the lowest density possible at one unit per parcel. The proposed PD regulations prohibit further subdivision of the parcels and second units, so no additional development or density would be allowed. 2. More housing developments have been approved since the initial project on this lot was approved in 2007. WNA states that there are more than 150 units of affordable housing within less than a 1/z mile area, references the project at the corner of Mryon Place and Ford Street (Stephens PD), and states that each new development adds to the overpopulation and haphazard development of the Wagenseller Neighborhood. It is correct that other housing developments have been approved in the neighborhood since the 2007 approval of the precise development plan that allowed development of eight units on the Project site. The approved Stephens PD included four market rate apartments on the corner parcel and one market rate second unit at 312 Ford Street. The Orrs Creek PD proposes four (4) market rate single-family homes on existing parcels, which is four fewer than the 2007 project. The precise development plan for the Project was reviewed by the Design Review Board as required by city code. The DRB found the Project compatible with the neighborhood and appropriate for the parcels The DRB also found the Project more appropriate than the previous predse development plan approved for the site. The Project was also reviewed by City departments and outside agencies The City has adequate utilities and services available to serve the Project. It is acknowledged that the neighborhood is underserved by parks The project proponent is required to pay the balance of the Parks Fee which is the mitigation for impacts to parks and recreational facilities 3. The population of our neighborhood continues to dramatically increase with no concomitant increase in services. WNA refers to the analysis in the IS that states that there are no parks or recreational facilities in the area and that none are included in the Project. It is correct that there are no parks or recreational facilities included in the Project. Each parcel does provide usable outdoor space for the residents in the form of front yards and porches and rear yards. Based on the small size of the Project, such facilities are not needed to serve the recreational needs of the residents of the Project, and the general plan does not require such facilities be provided on an individual project basis; The project proponent is required to pay the remainder of the Parks Fee which is the mitigation for any potential impacts of the Project to parks and recreational facilities (see attachment 4). In addition, the project proponent cannot legally be required to mitigate an existing deficiency in parks and recreational facilities. Any mitigation measure or condition of approval must be the result of or related to the construction and operation of the project and cannot exceed the projects incremental contribution to the existing impact. RECOMMENDATION 1. Adopt the Mitigated Negative Declaration based on the findings contained in Exhibit "C" of the Ordinance (attachment 2); 2. Introduce the Ordinance by title only amending the official zoning map for the City of Ukiah by rezoning 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 21, 22 and 23) to Planned Development High Density Residential (PD -R3) and conditionally approving the Orrs Creek Homes Precise Development Plan and Zoning Regulations (attachment 1). 2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 ATTACHMENT 1 ORDINANCE NO. AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA SECTION ONE Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167 and 9168, the Official Zoning Map for the City of Ukiah is amended to change the zoning of the parcels located at 123, 125, 127, and 129 Ford Street (APNs 002-121-20, 21, 22, and 23) from Orrs Creek Neighborhood Planned Development/High Density Residential (PD -R3) to Orrs Creek Homes Planned Development/High Density Residential (PD -R3). SECTION TWO The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is necessary to allow a new precise development plan for the parcels located at 123, 125, 127, and 129 Ford Street. The rezoning action includes the Orrs Creek Homes Precise Development Plan and PD zoning regulations ("Prcject'� and will allow development of one single-family home on each of the four vacant parcels. The Orrs Creek Homes precise development plan and PD zoning regulations will supersede the Orrs Creek Neighborhood precise development plan for 123, 125, 127, and 129 Ford Street approved by Ordinance 1092. The parcel located at 137 Ford Street which was also part of the rezoning action approved by Ordinance 1092 is unaffected by this rezoning action and continues to be subject to the applicable conditions of approval included in Ordinance 1092. SECTION THREE The Planned Development rezoning includes the Orrs Creek Homes precise development plan, attached hereto as Exhibit A, and the Orrs Creek Homes PD zoning regulations, attached hereto as Exhibit B, which are the development plans and zoning regulations for the Project. SECTION FOUR Planning Department staff prepared an initial environmental study (IS) in order to evaluate the potential impacts that could result from the Project. The IS identified potential impacts to aesthetics, air quality, biological resources, cultural resources, geology and soils, hydrology and water quality, land use and planning, and noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less than significant levels; therefore, a mitigated negative declaration (MND) was prepared for the Project. The Project proponent has agreed to the mitigation measures included IS and MND. SECTION FIVE The Planning Commission held a duly noticed public hearing on October 22 after giving notice of said hearing in the manner, for the period, and in the form required by the Ukiah City Code and Government Code sections 65090 and 65091 to consider the Mitigated Negative for the Orrs Creek Homes Planned Development Rezoning with precise development plan and PD zoning regulations. At the meeting, the Planning Commission received public comment, discussed the initial environmental study, requested additional information be included in the hydrology and water quality section of the IS, and continued the item to the November 12, 2014 Planning Commission meeting. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 At the November 12, 2014 meeting, the Planning Commission continued the public hearing, considered the addendum to the IS prepared by staff and after due deliberation, the Planning Commission voted 5-0 to recommend the City Council adopt the mitigated negative declaration for the Orrs Creek Homes Planned Development Rezoning and Precise Development Plan with Planned Development Zoning Regulations. SECTION SIX At the November 12, 2014 public hearing, the Planning Commission conducted a public hearing to consider the Orrs Creek Homes Planned Development Rezoning and Precise Development Plan with Planned Development Zoning Regulations. After receiving public testimony, considering the staff report, and due deliberation, the Planning Commission voted 3-2 to recommend the City Council approve the Orrs Creek Homes Planned Development Rezoning and Precise Development Plan with Planned Development zoning regulations. SECTION SEVEN The Orrs Creek Homes Rezoning and Precise Development Plan mitigated negative declaration is hereby adopted, based on the findings attached hereto as Exhibit C. SECTION EIGHT The precise development plan for the Orrs Creek Homes Planned Development, as required by Ukiah Municipal Code section 9167(E), and attached hereto as Exhibit A, is approved. SECTION NINE The PD zoning regulations for the Orrs Creek Homes Planned Development, attached hereto as Exhibit B, required by Ukiah Municipal Code section 9167(D)(3) and 9167(E)(1) supersede the R3 zoning regulations and are hereby approved. SECTION TEN The approval of the precise development plan attached hereto as Exhibit A and the PD zoning regulations attached hereto as Exhibit B shall also be subject to the specific conditions of approval attached hereto as Exhibit D which incorporate by reference the mitigation measures identified in the Orrs Creek Homes Planned Development Rezoning and Precise Development Plan initial environmental study and mitigated negative declaration which have been agreed to by the project proponent. SECTION ELEVEN Based on the analysis and conclusions contained in the Initial Environmental Study, the City Council concluded that the proposed Project would not have a significant effect on the environment and adopted a Mitigated Negative Declaration. SECTION TWELVE The approval of the proposed Project is based on the following findings: 1. The Project, as conditioned, is consistent with the General Plan as described in the Genera/ Plan section of the staff report, including Table 1. 2. The Project, as conditioned, is consistent with the findings required for adoption of an ordinance establishing a Planned Development Combining Zone prescribed in Ukiah City Code section 9168(C) based on the following: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 A. General Plan: The Project is consistent with general plan as described in the Genera/ Plan section of the staff report, including Table 1. B. Purpose and Intent of the Planned Development Combing Zone District: The previous PD approved in 2007 included a precise development plan for the development of each of the four parcels with one townhome with second unit and garage. This application would amend the previous PD with a new precise development plan and PD zoning regulations specific to the development. The proposed Project would increase the supply of housing in Ukiah by constructing four (4) new single-family homes. The Project is required to construct frontage improvements, including curb, gutter, sidewalk, and street trees which provide an amenity to the neighborhood. The Project through the precise development plan and PD zoning regulations includes the preservation and protection of healthy, native trees located on Lot 1 and protection of Orrs Creek which provides habitat for the threatened steelhead trout; thereby preserving the natural environment. In addition, mitigation measures and conditions of approval were developed in consultation with CDFW and Public Works in order to ensure protection of these resources. The Project utilizes each parcel efficiently by constructing new 3 - bedroom, 2 1/2 - 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 and the 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 7 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. The Project is consistent with the criteria for evaluating the consistency of precise development plans with the purpose and intent of the Planned Development combining district identified in zoning ordinance section 9167(F) as described in #2 below. C. Complements and Compatible with Existing and Potential Development: The Project would develop four (4) single-family homes on existing parcels. Single-family and multi -family homes are located in the immediate neighborhood on Ford Street and single- family homes are 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 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 3. The Orrs Creek Homes Precise Development Plan, as conditioned, is consistent with the criteria for evaluating the consistency of precise development plans with the purpose and intent of the Planned Development combining district identified in zoning ordinance section 9167(F) as described in the Table 3 of the staff report and below: A. Circulation Needs and Impacts: 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. 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. B. Parking and Traffic Needs and Impacts: 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 behind 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. C. Utilities and Public Services Needs and Impacts: 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 there are adequate services and utilities to serve the Project. D. Noise Needs and Impacts: 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. E. Odor Needs and Impacts: The Project is a residential Planned Development; typically odors are not associated with residential uses. F. Private and Common Space Needs and Impacts: The Project does not include any common space since it is a small single-family home development. Each parcel includes a front yard, front porch, and rear yard which provide the private open space for each residence. The 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. G. Trash Collection Needs and Impacts: The precise development plan identifies a location for the trash/recycling containers in the side yard. Each resident would be responsible 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 for placing containers at and removing containers from the curb for trash and recycling collection. H. Security and Crime Deterrence Needs and Impacts: 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 use as a pathway) and the usable backyard space for the parcel, which can be used as a pathway for pedestrians. 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 and crimes were identified. Energy Consumption Needs and Impacts: 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. J. Design Needs and Impacts: 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 roofs. The design of the house plan is based in part on the historic homes located on Ford Street and Clara Avenue. 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 house plan modified for each parcel. K. Relationship to Physical Features: The Project includes four (4) parcels. Parcels 2, 3, and 4 include no trees, significant landscaping or other natural features. Parcel 1 includes a section of Orrs Creek which includes native trees 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. A group of valley oaks (Arborist Report, Group D) are 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. L. Consistency of Architectural Features: 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 roofs. 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 house plan modified for each parcel. M. Balance and Integration with Neighborhood: The proposed Project includes four (4) 1,536 sf homes with one-story and two-story elements. The size and height of the homes is consistent with other homes in the neighborhood; however, the lot sizes are smaller than other parcels on Ford Street and Clara Avenue. The Project includes both 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 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. N. Building Design: The house plan for the Project includes one-story and two-story elements, gable and hips roofs, front porches, and single -wide garages which minimizes the prominence of the garage. The house plan for each parcel would be varied through the use of different colors, garage doors, and roofs. The house plans also include a mix of materials. These features provide articulation and variety in the building design. 0. Density: The parcels included in the Project have already been created and range in size from 2,911 sf to 7,084 sf. The underlying 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 7.28 units per acre. The density of the proposed Project is 9.73 units per acre due to the smaller lot size. 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. 4. Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the potential impacts that could result from construction and implementation of the Orrs Creek Homes Planned Development Rezoning, Precise Development Plan and PD Zoning Regulations. The IS identified potential impacts to aesthetics, air quality, biological resources, cultural resources, geology/soils, hydrology and water quality, land use and planning, and noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less than significant levels. A Mitigation Monitoring Reporting Program has been prepared for the Project and the project proponent has agreed to the mitigation measures. 5. Notice of the Intent to Adopt a Mitigated Negative Declaration and notice of the Rezoning and Precise Development Plan was provided in the following manner: ■ posted at the State Clearinghouse for distribution to state agencies and departments on September 10, 2014; ■ posted at the County Clerk on September 10, 2014; • mailed to the California Department of Fish and Wildlife and Mendocino County Water Agency with a copy of the IS and MND on September 9, 2014; ■ mailed to property owners within 300 feet of the parcels included in the Project on September 10, 2014; ■ published in the Ukiah Daily Journal on September 14, 2014; ■ posted on the Project site on September 10, 2014; and ■ posted at the Civic Center (glass case) on September 11, 2014. A notice of the December 3, 2014 City Council meeting was provided in the following manner: ■ mailed to property owners within 300 feet of the parcels included in the Project on November 20, 2014; ■ emailed to the Wagenseller Neighborhood Association representative on November 20, 2014: ■ published in the Ukiah Daily Journal on November 23, 2014; and 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 ■ posted on the Project site on November 20, 2014. SECTION THIRTEEN The ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah. SECTION FOURTEEN The ordinance shall become effective 30 days after its adoption. INTRODUCED BY TITLE ONLY on December 3, 2014 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: II N O I V M M1 (E z Exhibit A Precise Development Plans Z C C A F_ z o � c M M e D Z O O N N i C0:01 N N ��� m ORR CREEK HOMES FOR: RUFF + ASSOCIATESm == # REVISIONS DATE BY ° o Mo zo �y o ( Architecture Planning Development + D JIM BOWEN & MARY ANN LANCE Z m ➢ o W 100 West Standley Street, Ukiah, CA 95482 z o m 123f 1251 127 129 FORD ST. 'o ���� � Phone: 707-472-0525 Fax: 707-472-0527 ' .._.� o U KIAH, CA 95482 e-mail: richard@ruffarchitect.com o COPYRIGHT © BY RUFF + ASSOCIATES, ALL RIGHTS RESERVED. J, I I I l ,o 11 O �I I I I I I I I I I I 1, I I I O l Z M CP �� Dz DC) M0 rnp I / T 0 �V� r o � I Cry a° Nm �- rO 00I Cn o _ II rr-i a I� 13 S a I ID ID IZ oD Cn D (J M O`ICj1 poles + ::E D I I a < ° r ° z � I �— - - M cn M I i, 7 rn D m m n U Dm N U Wm n U D m ORR CREEK HOMES FOR. �c' C /C n RUFF + ASSOCIATES Im ; # REVISIONS DATE BY m m z rn �� ,�� zo 0 nn Architecture Planning Development> JIM BOWEN & MARY ANN LANCE Z p ➢ o � W 100 West Standley Street, Ukiah, CA 95482 Z o �, 12 3, 12 5, 12 7, 12 9, FORD ST. o CD� Phone: 707-472-0525 Fax: 707-472-0527 g n No 0 m U KIAH CA 95482 �'�iq ���y �_ e-mail: richard@ruffarchitect.com I * COPYRIGHT © BY RUFF + ASSOCIATES, ALL RIGHTS RESERVED., Driveway Curb, gutter and sidewalk Utility pole Driveway SSCO -------- ---------- Stre e t FRim=618.9 _ — In v= 612.7f �SSMH — 0 Rim=618.30 Install new valve and fire Existing fire hydrant hydrant assembly per City and service to be removed Sewer mainlineWater requirements. Tap to main �— by City at owners expense. ® valves by City at owners expense. — See sheet C2 for —Water mainline New water meters improvements within (typical of 4) the City right of way (see sheet C2) WV LS = Landscaped areas Existing driveway Existing sidewalk _ Utility boxes 0 "*' 61� — Property � a Existing I- — — / / 4 4 4 Driveway Sidewalk SS FH — 4 6196 — 6'J� n 0�° LS DS LS 3"Oak. _ _ — — — LS o�9 ° ° ° R ° o ° O d ° °cd ° / r° 9 ° 44 N 4 4 d 12 "Wal R t FH — ° ° — sr, ° h L S / DS ° ° � ° ° Porch 4 �• ° 1 ° • — — 6 ��' o yy� a �°� ODS ° ° 4a a ° r° ° � ° a lob 620.00 ° 2q ° O* �9 J CQ° ° ° ° ° ° ° CD �. (D ° ° ° ° LS 9 �R Ory ° a ° ° 4 ° ° : Porch 3 ° 4 cD w oo ° o 0 8 41 ° Downspouts on north side o LS DS ° ° ° ° o ° Porch 29 0j a Slab = 620.00 °�, ° a ° a LS �' 4 4 porch and garage shall be �+ �� 4 4 ° ° °� 4 re ° Slab � 621.00 ° cD � ° m directed into the front LS tx Zp• ° a ° ° , rn N) ° m ° ° m ° area to encourage infiltration. 0' 6 I h Porch 1 4 o cn a m o N a k ° o ° 9 0� O' QS/a6 = 621.00° Ul oo s :° �9 a ° �9 n X—Stem D TBR I * ° ° 4 ° ° LS �2 B Dbl 10"-6" Oak ° ° �0 ° ° oQ s ° V4 ° a °q� `ro °� ° � �0�0• ° o DS � ° °' LS Gate ° o ° ° ° ° Z& ° ° °Q X—Stem D TBR i r' ° 3 ° a' ° ,, h� 4 6� 4� SCJ ° so LS ° k° DS �, Dbl 9"-9" Oak I 4 o ° 4 'so DS � m 6 ° Gates � 6� ° °dry DS ° ° ° Q) 618.5 ° 4 D TBR 6" Oak • } ° ° a' s o x 4 GateNouse 4 `� ° 4 ° ° Slab = 620.00 4° �• ° 'Buddy" House �° Nouse 3 / ° -J 6� 8.0 ° 4 ° o a AP 002-121-24 TBR 5 " Oak • ° i House 2 ° Slab = 620.00 ° ° ° X—Stem D ° I m ° ° Slab = 621.00 o_ 3" Oak / 0 4 4 ° House 1 Garage 4 4 4 ° 4 ° l a ° Garage 3 4 Existin 9 P arking cv Slab = 621.00 °° ° �° Slab = 619.50 ` 0 4 c Slab = 619.50 lot (asphalt) ° ° ° 4 Garage 2 Tree C 8"Oak `� Garage 1 ° ° Slab = 620.50 ° ° ° 4 ° d ° o Slab = 620.50 3 4 4 m Gates ° °A x 4 ° 1 ° ° ° O 4° 3 4 4 ° AV A tD ° m im o°0 4 4, ° ° ° ° .Patio 4 ° "� x 61� 6 4 4 ° U x 4 61 ° Slab = 620.00° ° •�/V ° ° ° ° ° ° 4 ° °° ° s 4 ° ° Patio 3 ��d� 4 `V �. Patio 2 ° Slab = 620.00, ° 46 ° 41 4 ° Go tes DS ° d (0`L 6 4 4 ° ° ° Slab = 621.00 A ° 4 ° 4 ° 4 I ° 2 4 ° �2> ° ° ° Patio 1 040 ° 4 44 + e DS DS ° 4 Slab = 62 1. 00 ° Gates r0`L DS 6'90o DS 4 ° n 620 ° 4 ° ° ° DS DS x Slope back yards to LS 1.3 ° \ 2� +6�9 DS x Direct downspouts away from sheetflow into the o 4 ° ° 44 4 new bio—swale. x ° 4 _ — — \ `S building so runoff sheetflows \ across back yard and into swale. o O 17 \ Q � CD o �% o New wood fence x ` O \ \ ° moo' \ \ ° 4 0% (typical) ° ° 4 \ \ 4 ZP n \ 4 ° D AP 002-121-19 6 29 fl x Final grades in new bio swole x \ \ 4 CD x to conform to existing and — — — — El+ \ to be field determined _ — f °4 4 \ x �--__ x x + /4 Edge of existing AC, New 12x12 drop inlet °44 \ \� 620.2 —� Lanscaped bio swale 19-2q, x �_ _/ ° ° 4 4 ° 4 4 and 8" pipe to the ° Tree B — — —� � Remove 4'x5' corner ° 4 g _ 4 19 "Oak \ — — 1 existing curb inlet. Tree A of AC for new swal* See detail "Oak Property line of 1 Root safety zone and 3 1 4 °°4 4 ° construction fence per ° 4 ° ° 4 ° landscape plans I° 4 44 4 a c ° ° �0 \ o Area in front of ° This AC all ° 4 °4 d tl � �J Cq the house all slopes 14 d slopes to the ° o ° ° curb inlet 4 Slope away from creek to the curb inlet 1 °4 4 I 4 bank and into new swole ° I \ \ % + I 4 ° 4 04 T �� .•' I ° 4 ° 4 C X ° Porch 4 4 4 d Fire y moo � New wire fence to be 1a� ° 4 4 4 hydron o'o + setback 5 feet from the �, I 6 Existing asphalt top of the creek bank k to remain 1 0 0 \ a o Existing grades Util. ° 4 4 4 ° 00� o\ � - 1 •\ Tree E J5 "Oak I Tree G \ Existing creek bank is 15"Cotton covered with vegetation. • \ Do not disturb the bank. \ 0 o Tree H f'� 0 q 13.5"Oak \ PROFESS/O,, Prepared By ����o� FR�'�z / \ Ron W. Franz RCE, PLS it X 2335 Appolinaris Drive k NO. 43938 Ukiah, CA 95482 EXP. 6-30-15 707-462-1087 spy QVI\- ��\P OF CPQ -SFO AP 002-121-17 ° Existing parking area Place ring of drain rock around the drop inlet to help filter water prior — to entering the inlet. Swale Hold flowline of new swole down about 0.2' at the drop inlet so water has to stop and build up to get into the drop inlet Top=617.0 Ne w 12x 12 drop inlet Finish grades to conform New 8" pipe Drop Inlet Detail CL After grading of swales, scarify 6"-12" of the upper soils to loosen the soil so it will absorb more water. Then place topsoil for planting over loosened soil. No Scale 3' wide min. Bio -Swale Section No Scale 7 Exis tin g curb inlet Where fence is along the edge of the swale, hold boards up 2" to allow water to flow under the fence. PAY In the landscaped areas: New swale shall be landscaped with grasses and other small plantings to provide filtering and infiltration of waters that flow in the swale. See the landscape plans. In un—landscaped areas: Seed and straw cover swales to revegetate and place straw wattles as necessary to prevent erosion in the swales. Maintain and monitor until the swale is completely revegetated and stabilized. NOTES• 1. All site preparation and grading work shall be done in conformance with the soils report for this project. 2. Utilities for these new buildings are shown on sheet C3. Refer to the Architects plans for more details on utility locations including sewer, water, gas, electric, phone, TV, etc.. J. Interior property lines and easements are not shown, see Sheet C3. 4. No work shall be done within the stream bank or in the stream channel 5. Easements for access, drainage and utilities along the south side of the lots shall be modified to accomodate the proposed development. EROSION CONTROL NOTES Best Management Practices shall be used to prevent erosion from the site during and after completion of all grading work. Install straw wattles in swales where necessary and seed and straw cover all disturbed soils prior to winter rains in order to stabilize the site, encourage revegetation and to prevent erosion from the site. Monitor and maintain the site during the first winter to ensure that all erosion control measures are working properly. Grading & Drainage Plan Orr Creek Homes, Ford Street, Ukiah AP 002-121-20, 21, 22 & 23 November 5, 2014 -- Scale: 1"=10' 0 10 20 30 Sheet C1 Sawcut existing asphalt SSCO at centerline Ford Street Rim=618.9 In v= 612.7f - x 619.0 z o Street _ � x 619 05'®r - - _ - Sewer mainline 619.2 rtl ? 1 --- k �C ------- --- +� - - � Existing ground '�� Existingfire hydrant New asphalt and base, t 122'x15' c0 elevation (typ) 1 new 24' parallel Y + �- P class 2 base) f + parking stall and service to be removed (3" asphalt on 9" �V ' I g2p by City at owners expense. Stripe per City road department Water mainline ca 17 10 + z Install new street frees Install new valve and fire a ^�� + A per the City requirement hydrant assembly per °� and per the Landscape Plan Bt bl 1 y P Cit �y o C", � parallel � Remove existing h ��,+ Location to be determined. + 1 new 24 requirements. Top to main I ' water service and by City at owners expense. o o �� parking stall meter ��� g curb anutter � WV New water meters Sign 'No Parking" opo (E) edge of pavement �F �' Existing g _ + (typical of 4) remove and return �O� 100 0 p2 see sheet C3 �� to City road dept. - - 1 319 Utility boxes New Valveutter Existing -Li of 01g�9 a I --- 0 Sidewalk 0 utter New driveway ti 6�y 9g n Existing ZY Sidewalk New RR sign location 0`y0 New VFH \ Curb Landscaped area DS Existing parking area Y Flowline ? t WM hoc Relocate existing 0� �x92j Back of curb WM I (typ)$ sign 10' westerly + 5' 4' ° 9gti 619F� WM New sidewalk New driveway � � �� 9 RZ 4 as a o°' Landscaped a WM • (typ) rea • Sign F!1 sz. Back of sidewalk ° 010 01 4 � RR ti DS Property line �4 a O bl S V'0 4 4 a p d 4 020' 0� a a v Downspout s�o v d�� a Landscaped area a 4 4 c)o a a o L o a Porch 4 6� a p ° 9 4 DS Q DS n 0 4 Slab = 6Y0. 00 0, Xd 1.r, 4 O 4 Downspouts on north side o 57 a a d a 4v C) a c, `0 as d a porch and garage shall be 4 v d d m v Landsca ed area I o a rn 4 a directed into the front LS 4 Porch 3 a � 4 �4 P a a 4 rn Slab" = 620.00 a a area to encourage infiltration. a n a as o a a o d 4 ° a Porch 2 v a 0 d a 4w Slab -v 62 1. 00 a v 4 d � a ° 4 4 Q rt d d a a n n ° ti a a � ° a Landscaped area 44 Z u lPorch 1 Slab = 621.00 a a o 4 d a a a a a a� m Nouse 3 d 4 a 4 a 61 House 4 0 a a a61 4 Slab = 620.00 a 4 Slab = 620.00 v h0 a IQSDS a 50 DSO010 ° 0 + a Z, House 2 0�9• a a a Slab = 621.00 a 4 a v Garage 4 G 4 a Q 620 a d Slab = 619.50 62 Cora e 3 4 House 1 h0 a a s DS `IOhQ 4 4 SO DSS 4 a So Slab = 621.00 0�0 O 0 a <' Concrete shall slope such a that the downspout water a ° will flow into the landscape area. (typical all garages) Garage I Slob = 620.50 Garage 2 PLAN VIEW Slab = 620.50 SCALE: 1 "=5' Prepared By Ron W. Franz RCE, PLS 2335 Appolinaris Drive Ukiah, CA 95482 707-462-1087 O PROFESS/p�� w m NO. 43938 * 6 V-0°XPC-F � �o R= 1\ - 1" bat 1" batter 2.5' Varies CIL Top curb 7 Expansion 1/2" Lip joint Symmetrical about CIL Begin curb transition DRI VEWA Y ELEVATION /L 1. Weakened plane joints shall be at 10' o.c.. 1/8" wide x 1" deep in sidewalk and 1/8" wide x 1-1/2" deep in curb & gutter. Install joint at center of driveway also. 2. Expansion joints shall be at each side of drwy. Material to be 1/2" thick premolded joint filler, full thickness of concrete. Approved mechanical joints may be used in walks in lieu of expansion joints. Expansion joints shall be placed in the sidewalk at the some location as those in the curb and gutter. Expansion joints shall be installed in the curb & gutter at all curb returns and driveways. J. Score marks shall be placed in sidewalk at 5' o.c.. 4. Class 'B" concrete (5 sack mix) shall be used. 5. Relative compaction for aggregate base material shall be 959 min. 6. Curb and gutter shall be poured monolithic with sidewalk. 7 Driveway approach and gutter section shall be poured monolithic. 8. New asphalt pavement shall be type B - 1/2 medium asphalt concrete. Thickness = 3" AC on 9" Class 2 base. g Slab = 619.50 See sheet C1 for on-site grading and drainage 1. All construction shall conform to the City of Ukiah Specifications, City of Ukiah Standard Drawings and the project plans. 2. The contractor shall provide, procure and pay for all permits required to carry on and complete the work. These include, but are not limited to, encroachment permits, current business license, valid and proper contractor's license. Encroachment permits must be located on the job site during construction. J. Contractor shall notify underground service alert (USA) two (2) working days prior to any excavation. Dial (toll free) 1-800-642-2444. 4. Any and all inspection fees shall be due and payable to the City before any work begins. 5. Construction materials and equipment shall be new and of a quality equal to that specified or approved. Work shall be done and completed in a thorough and workmanlike manner. 6. Whenever any material or equipment is indicated or specified by patent or proprietary name or by the name of the manufacturer, such specification shall be considered as used for describing the material or equipment desired and shall be considered as followed by the words "or approved equal". The contractor may offer any material or equipment which shall be equal in every respect to that specified; provided, that written approval first is obtained from the City Engineer. 7 Materials shall be so stored to ensure the preservation of their quality and fitness for the work. They shall be so located and disposed that prompt and proper inspection thereof may be made. 8. The City shall have the right to take possession of and use any completed or partially completed portions of the work, notwithstanding the time for completing the entire work or such portions which may not have expired; but such taking possession and use shall not be deemed an acceptance of any work not completed in accordance with the project plans. if such prior use increase the cost of or delays the work, the contractor shall be entitled to such extra compensation, or extension of time or both, as the Engineer may determine. 9. Contractor shall obtain a set of City of Ukiah Standard Plans prior to beginning work. Sidewalk Improvement Plan Orr Creek Homes, Ford Street, Ukiah AP 002-121-20, 21, 22 & 23 September 3, 2014 -- Scale: I"=5' 0 5 10 15 Sheet C2 Note: The new curb is to be staked out by the Engineer prior to beginning work co 5.0' t ical ° N TS __J Q) U t 15' NTS v 4.0' sidewalk L? 3.5' ram R=1/2" 29 - - - Sawcut existing asphalt at centerline 2q min, 59 max - of Ford Street, replace as per note 29 1/2 » lip 4" concrete on #8 below 6 3" Class 2 Aggregate Base Apply tack coat to vertical edge of existing asphalt prior to 6" concrete once,' placing new asphalt. 3" Class 2 Agg. Base 7" R=1. 25" Prepared By Ron W. Franz RCE, PLS 2335 Appolinaris Drive Ukiah, CA 95482 707-462-1087 O PROFESS/p�� w m NO. 43938 * 6 V-0°XPC-F � �o R= 1\ - 1" bat 1" batter 2.5' Varies CIL Top curb 7 Expansion 1/2" Lip joint Symmetrical about CIL Begin curb transition DRI VEWA Y ELEVATION /L 1. Weakened plane joints shall be at 10' o.c.. 1/8" wide x 1" deep in sidewalk and 1/8" wide x 1-1/2" deep in curb & gutter. Install joint at center of driveway also. 2. Expansion joints shall be at each side of drwy. Material to be 1/2" thick premolded joint filler, full thickness of concrete. Approved mechanical joints may be used in walks in lieu of expansion joints. Expansion joints shall be placed in the sidewalk at the some location as those in the curb and gutter. Expansion joints shall be installed in the curb & gutter at all curb returns and driveways. J. Score marks shall be placed in sidewalk at 5' o.c.. 4. Class 'B" concrete (5 sack mix) shall be used. 5. Relative compaction for aggregate base material shall be 959 min. 6. Curb and gutter shall be poured monolithic with sidewalk. 7 Driveway approach and gutter section shall be poured monolithic. 8. New asphalt pavement shall be type B - 1/2 medium asphalt concrete. Thickness = 3" AC on 9" Class 2 base. g Slab = 619.50 See sheet C1 for on-site grading and drainage 1. All construction shall conform to the City of Ukiah Specifications, City of Ukiah Standard Drawings and the project plans. 2. The contractor shall provide, procure and pay for all permits required to carry on and complete the work. These include, but are not limited to, encroachment permits, current business license, valid and proper contractor's license. Encroachment permits must be located on the job site during construction. J. Contractor shall notify underground service alert (USA) two (2) working days prior to any excavation. Dial (toll free) 1-800-642-2444. 4. Any and all inspection fees shall be due and payable to the City before any work begins. 5. Construction materials and equipment shall be new and of a quality equal to that specified or approved. Work shall be done and completed in a thorough and workmanlike manner. 6. Whenever any material or equipment is indicated or specified by patent or proprietary name or by the name of the manufacturer, such specification shall be considered as used for describing the material or equipment desired and shall be considered as followed by the words "or approved equal". The contractor may offer any material or equipment which shall be equal in every respect to that specified; provided, that written approval first is obtained from the City Engineer. 7 Materials shall be so stored to ensure the preservation of their quality and fitness for the work. They shall be so located and disposed that prompt and proper inspection thereof may be made. 8. The City shall have the right to take possession of and use any completed or partially completed portions of the work, notwithstanding the time for completing the entire work or such portions which may not have expired; but such taking possession and use shall not be deemed an acceptance of any work not completed in accordance with the project plans. if such prior use increase the cost of or delays the work, the contractor shall be entitled to such extra compensation, or extension of time or both, as the Engineer may determine. 9. Contractor shall obtain a set of City of Ukiah Standard Plans prior to beginning work. Sidewalk Improvement Plan Orr Creek Homes, Ford Street, Ukiah AP 002-121-20, 21, 22 & 23 September 3, 2014 -- Scale: I"=5' 0 5 10 15 Sheet C2 Driveway Curb, gutter and sidewalk Utility pole Drive way All taps to water main to be done by City at — SSCO owners expense. Water _ See sheet C2 for services are 3/4" — improvements within Rim=61.7- �SSMH the City right of woy ® Stre e t lnv=612.7f Rim=618.30 — Install new valve and fire Existing fire hydrant – —Sewer mainline �– Prepared By Ron W. Franz RCE, PLS 2335 Appolinaris Drive Ukiah, CA 95482 707-462-1087 O PROFESS/0,1�, W FR,q�� ��G3 w m NO. 43938 .* EXP. 6-30-15 Q s'T CIVIL OF AP 002-121-17 ment No te: This utility plan is intended to show the general location of proposed utilities for this development. Contractor must refer to the Architects building plans for more detail on exact locations, sizes, etc.. Preliminary Utility Plan Orr Creek Homes, Ford Street, Ukiah AP 002-121-20, 21, 22 & 23 September 3, 2014 -- Scale: 1 "=10' 0 10 20 30 Sheet C3 11 LOT 4 LOT 3 LOT 2 LOT 1 m ►1 0_ 00 M 0 N M 0 N O GUTTER & DOWNSPOUT GUTTEF DOWNSF 12 5F - 51UINU L 16" U.0 SIDING DOWNSPOUT DOWNSPOUT EAST ELEVATION 1/4" = 1'-0" 12 15 4" HOGWIRE 4 WEST ELEVATION 1/4'" = I'-0" W/ 1/2 LIGHT SEE CUT SHEET TOP 18'-0" ELLA VINYL DOUBLE ANE DBL. HNG. LOW -E ,R EQ. —T.091-0 0 UTTER & OWNSPOUT T FLOOR PLAN 0'-0° X6 POST @ CORNER 8" HARDI SIDING MOTION ACTIVATED - -_ NIGHT TIME LIGHTING TYP. 8" HARDI SIDING 6X6 POST ADDRESS - LIGHT W/ 4" LETTERS MIN. WAYNE DALTON MODEL 9600 GARAGE DOOR W/ARCH STOCKON WINDOW SEE CUT SHEET 12 15 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR W/ FULL LIGHT SEE CUT SHEET SOUTH ELEVATION �1/4= I'-0" rmlrm7 4" HOGWIRE TYP. 36"x80" RELIABILT MOTION ACTIVATED PRE HUNG STEEL DOOR NIGHT TIME LIGHTING SEE CUT SHEET NORTH ELEVATION i 1/4" = 1'-0" GUTTER & DOWNSPOUT 2" BOARD AND BATTEN SIDING @ 16" O.0 8" HARDI SIDING CLASS A COMP SHINGLES 2" BOARD AND BATTEN SIDING @ 16" O.0 PELLA VINYL DOUBLE PANE SLDR. LOW -E SLDR OR EQ. 8" HARDI SIDING 6X6 POST o TYP. 00 @ CORNERS w of M O Q PELLA VINYL o DOUBLE ~' `" PANE LOW -E o o - DBL HNG z (8) OR EQ. §E 0� O LL O i F- m O 71 F—. �q RU FF + ASSOCIATES v J Lu Lu W cV � E 00 r14 Ln Lo Lu w � f- O Q Ov = �� Uo U o s��J O ¢ � X � � - � u r ^ v J � 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR W/ FULL LIGHT SEE CUT SHEET SOUTH ELEVATION �1/4= I'-0" rmlrm7 4" HOGWIRE TYP. 36"x80" RELIABILT MOTION ACTIVATED PRE HUNG STEEL DOOR NIGHT TIME LIGHTING SEE CUT SHEET NORTH ELEVATION i 1/4" = 1'-0" GUTTER & DOWNSPOUT 2" BOARD AND BATTEN SIDING @ 16" O.0 8" HARDI SIDING CLASS A COMP SHINGLES 2" BOARD AND BATTEN SIDING @ 16" O.0 PELLA VINYL DOUBLE PANE SLDR. LOW -E SLDR OR EQ. 8" HARDI SIDING 6X6 POST o TYP. 00 @ CORNERS w of M O Q PELLA VINYL o DOUBLE ~' `" PANE LOW -E o o - DBL HNG z (8) OR EQ. §E 0� O LL O i F- m O F—. 4X4 POST TYP. @ RAILING } 07 X 0 0 Q 0 z O �q RU FF + ASSOCIATES v J Lu Lu W cV � E 00 r14 Ln Lo Lu w � f- O Q Ov = �� Uo U o s��J O ¢ � X � � - � u r ^ v J � _U ¢ r C) L V L < rZ>1 p s ¢ c4 U L ^ ` W : LL U --+'4- 'n} v O" E m LL U o s ry } O V CA License # C11736 - B597217 p,tD RGA T N� NO. C11736 REN.11-30-15 F Q" OF CAL�FO W U Z Q W Lu Z Z CO Q Q w LLJ � WQ U -j U �S LL Q M _ W cV Q O m SHEET TITLE ELEVATIONS DRAWN BY RogToll� CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE Al ■ 2 SHEET OF Lu Lu Lu O M rqM CIAO J 0 c .3 Z Z Q } Q 0 N un F- U w O ►: A1.2 3 7 16' - 0" I 12' - 0" 6X6 POSTS TYP. @ TYP @RAILING ENDS1IF 00' - II" CONCRETE PORCH 3040 DBL 3040 DBL 3040 DBLI HNG HNG HNG 3068 I 3010 FIXED 3030 FIXED 3010 FIXED TRANSOM TRANSOM TRANSCM w 01 i I LIVING ROOM I9' X 8' GARAGE DOOR 2668 12' - 6" 3' - 10 1�" 11' - 7 1/2" 2' - 3" 2' - 3° 17 TREAD @ II" UP 5030 SLDR I 5030 SLDR 18 RISERS @ 7-3/4" A1.2 4> 3050 GARAGE 0 DBL HNG 0 DINNING 3050 DBL HNG N 01 �o01 3' - 1 3/8" CAI. 2468 I o BATH 3' - 0" '7L' CD 3' - 6" 3' - 6" I N CL. "o 4068 `= KITCHEN I D12 I Silo E-1 o DAN PANTR 3068 4040 SLDR 3010 FIXED 10 TRANSOM IF� 3' - 0" 4' - 0" 0 Co CONCRETE PATIO 3068 I 3020 SLDR 3020 SLDR 2' - 8" 5040 SLDR 4030 SLDR �o 6X6 POSTS oof 2' - 6" I' - 0" 16' - 0" 12' - 0" 12' - 11/2" 6' - 6" 9' - 4 1/2" 28' - 0" /2\ 28' - 0" A1.2 1 A1.3 1 A1.3 FIRST FLOOR PLANS SECON FLOOR PLAN 5i �/ 1/4" = 1'-0" I/4" = 1'-0" SQ. FT. 1,120 SQ. FT. UPPER 896 co x I BEDROOM BEDROOM N 2 N 8' - 0" 0' - 9 5/8" 8' - 0" A1.3 rn i I 6068 - 6068 CLOSET_ _ 2668 _CLOSET 3068 o w 15 TREAD @11"-314" I" I 14 RISERS @ 7-3/4" 2-4068 0 o LAUNDR 3010 BATH SLDR �n - 8' - 0" 4' - I I/4" 2' - 10 I/2" 3' - 0 7/8" 2468 _LL I 2668 "' POCKET 3068 d2468 LINEN2040N MASTER <1 DBLE HUNG 2668 BATH 3' - 0" 3' - I I/2" O 2668 MASTER � o BEDROOM � _ � N o I I 24 8 \ � r•n w oo I TSET } o] 0 0 w I— Q z O !RUFF + ASSOC IATES C� v Lu J � W 00 N Lu � Itt Ln Ln O 0-:� Ov U o�� U s Q X � � m � w L Lr) Lr) Q s N U LL w Ln I..I..� U U = o s O V CA License # C11736 - B597217 �\GNp.Ft� RST T N� NO. C11736 � "9� REN.11-30-15 Q" F OF CAL�FO W U Z J Lu CIA z �ZWCO Q Q Lij Lt.) W Q U � :� Q U 0,6 L rn A 1 m 1 - Q � W N � Q Cm SHEET TITLE FLOOR PLAN DRAWN BY 1>?011%OX CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE SHEET OF I - N I I 2040 o DBL HUNG I I � 0 5' - 0" � _ — - Q � W N � Q Cm SHEET TITLE FLOOR PLAN DRAWN BY 1>?011%OX CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE SHEET OF PELLA VIN PANE DBL. OR EQ.TYP, GUTTER & DOWNSPOUT w w O ►0 12 15 6X6 F @ COE GUTT DOWN GUTTER & DOWNSPOUT 6X6 POST @ CORNER GUTTER & DOWNSPOUT 4" HORIZONTAL RAILING PRE HUNG STEEL ENTRY DOOR W/ FULL LIGHT SEE CUT SHEET 2 SOUTH ELEVATION PRE HUNG STEEL DOOR 1/4" W/ 1/2 LIGHT SEE CUT SHEET 12 15 L U-11 NI- - I I LII V V I I- U V I -1-1 -11 - SIDING @ 1'4" O.0 DOWNSPOUT WEST ELEVATION 1/4" = I' -O" _TOP 18'-0" 1 SECOND FLOOR PLA 91-0 .I GUTTER & DOWNSPOUT FIRST FLOOR PLANof -Oil t 8" HARD SIDING 2" BOARD AND BATTEN SIDING @ 1'4" O.0 o' 00 L Co 0 O 0 J L U) 0 - o z L O ~ IL 0 6X6 POST @ PORCH ENDS ENE to❑�o F71n 8" HARDI SIDING CTIVATED LIGHTING TYP. 2" BOARD & BATTEN SIDING @ 16" O.C. 6X6 POST 2" BOARD AND BATTEN 12 SIDING @ 1'4" O.0 �5 CLASS A COMP SHINGLES HORIZONTAL RAILING @ 4" MOTION ACTIVATED - NIGHT TIME LIGHTING 4X4 FOR 36"x80" RELIABILT RAILING PRE HUNG STEEL DOOR @ PORCH SEE CUT SHEET TYP. a NORTH ELEVATION 1/4" = 1'-0" 8" HARDI SIDING PELLA VINYL DOUBLE PANE SLDR. LOW -E OR EQ. 2" BOARD AND BATTEN SIDING @ 1'4" O.0 ADDRESS LIGHT W/ 4" LETTERS MIN. WAYNE DALTON MODEL 9100 GARAGE DOOR W/CATHEDRALI WINDOW SEE CUT SHEET } 07 X 0 0 w F - Q D z O RUFF + ASSOCIATES V J Lu Lu W cV E 00 c V Ln ire �n o Lu w �N E � Q Uo N U o u s��J 0V) U`-. Lu r ^ r V JV) L V � V) rZ >1ps c'V U L LL O" m U v E L L a) U CD s o Q O V CA License # C11736 - B597217 p,tD RGA T N� NO. C11736 REN.11-30-15 F Q" OF CAL�FO W U Z Q W Lu Z Z CO O Q w � LLr) W Q Lu U o.6 LL Q Z Ln W cV O m SHEET TITLE ELEVATION DRAWN BY ROBFOX CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE Al ■ 2 SHEET OF I - w Lu O 1 Q0 M N 0 M 0 N Co A1.2 \3/7 � 16' - 0" I 4'- 0" TYP. @ RAILING 6x6 POST TYP. @ ENDS El El El 2' - 5 5/8" CONCRETE PORCH 3040 DBL 3040 DBL 3040 DBL 3068 HNG HNG HNG Trir ,V 3010 FIXED 3030 FIXED 3030 FIXED 3010 FIXED TRANSOM TRANSOM TRANSOM TRANSOM 11' - 7 1/2" 3'•- 10 1/2" 12' - 6" o II 2' - 3" 2' - 3" w ol LIVING ROOM 9' X 8' GARAGE DOOR I 5030 SLDR 5030 SLDR HOUSE 640 SQ.FT. 2668 BEDROOM BEDROOM N GARAGE UP 15 TREAD @ 11" A1.3 N 480 SQ. FT. 14 RISERS @ 7-3/4" — 8' - 0" 0' - 9 5/8" 8' - 0" 00, ol 3' - 6" 4' - 6" 6068 - N 4> 3050 6068 IL DBL HNG _ _CLOSET _ _ >_ 1 A1.2 CLOSET I i F - o — — — 2668 N DINNING 2668 3 - 6 3050 DBL HNG I � � � 2 I 15 TREAD @ II" N A1.3 - 714 ISERS @ 7-3/4" 3010 o ® AUNDRY BATH SLDR - 2-4068 3' - 0 7/8" 2' - 10 1/2" 4' - 1 1/4" 8' - 0" - Lo "' 2668 1� 2468 � POCKET 0 2468 of 2468 LINEN 3068 0 BATH MASTER 3' - 0" BATH 2668 LINEN N 2040 ol DBLE HUNG Lu 3' - I/2" 3' - 0" o C� 3068 - o MASTER 1 BEDROOM CL. 40687 \� �\ �, K, 2 68 I 1 001001 O I CLOSIT 1 Co Co KITCHEN I I <1 A1.2 I I N 1 I 1 2040 ANTRY Dom( o o _ Ln 5' - 0" o L _ _ J DBL HUNG 3068 L10 3010 FIXED 4040 SLDR 4030 SLDR 4' - 0" 3' - 0" 5040 SLDR oor TRANSOM 1' - 0" 2' - 6" 9' - 4 1/2" 6' - 6" 12' - 11/2" 00 28' - 0" 068 CONCRETE PATIO oe 3020 SLDR 3020 SLDR 2' - 8" 2' - 8" 6x6 POST 1 A1.3 12' - 0" 16' - 0" 28' - 0" A1.2 1 A1.3 5 FIRST FLOOR PLAN SECOND FLOOR PLAN 1/4 = -0 1/4 = -0 SQ. FT. 1,120 SQ. FT. UPPER 896 }Co x OO w I— Q z O RUFF + ASSOCIATES V J Lu Lu W N � Lu Cc cV Itt Ln Ln �n O Ln � Uo > U 0 U rc s��J OCzU X - w _ N Q - ^ V Ln V)r� S + cV U Li - LL. 11 Ln m L.L.. U v LL U o s = ^/ Q V CA License # C11736 - B597217 RST �\Cx\NRD T N,A 9J NO. C11736 REN.11-30-15 F �C OF CAO W U Z Lu Z CI -4J �ZWCO Q Lij U Lu'' ��0 U 016 LL Q WN O Cm SHEET TITLE FIRST AND SECOND FLOOR PLANS DRAWN BY p, 019 O f' CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE Al ■ SHEET OF C E4 GUTTER & DOWNSPOUT GUTTEF DOWNS[ DOWNSPOUT DOWNSPOUT EAST ELEVATION I 1/4" = 1'-0" WEST ELEVATION 1/4" = 1'-0" 1 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR SEE CUT SHEET SOUTH ELEVATION L _ TO 18'-0" _LA VINYL DOUBLE �E DBL. HNG. LOW -E 8" HARDI EQ. SIDING ADDRESS LIGHT /W _T.O. P. 9MI LETTERS MIN. 127 WAYNE Co Lu O UTTER & OWNSPOUT DALTON MODEL 9600 - O GARAGE DOOR o _z � 6X6 POSTS @ ENDS W/STOCKTON I O CL .T FLOOR WINDOW SEE CUT SHEET[[[T 111m 111m E - PLAN n �k oil Lu Lu W Lu CD LnO N C O I� _ Q � O 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR SEE CUT SHEET SOUTH ELEVATION L _ TO 18'-0" _LA VINYL DOUBLE �E DBL. HNG. LOW -E 8" HARDI EQ. SIDING ADDRESS LIGHT /W _T.O. P. 9MI LETTERS MIN. 127 12 15 � 4" HOGWIRE 6X6 POST MOTION ACTIVATED 36"x80" RELIABILT NIGHT TIME LIGHTING PRE HUNG STEEL DOOR SEE CUT SHEET NORTH ELEVATION J 1/4" = 1'-0" I — GUTTER & DOWNSPOUT l CLASS A COMP SHINGLES 2" BOARD AND BATTEN SIDING @ 16" O.0 – PELLA VINYL DOUBLE PANE SLDR. LOW -E OR EQ. 8" HARDI SIDING 0 WAYNE Co Lu O UTTER & OWNSPOUT DALTON MODEL 9600 - O GARAGE DOOR o _z � 6X6 POSTS @ ENDS W/STOCKTON I O CL .T FLOOR WINDOW SEE CUT SHEET[[[T 111m 111m E - PLAN n 12 15 � 4" HOGWIRE 6X6 POST MOTION ACTIVATED 36"x80" RELIABILT NIGHT TIME LIGHTING PRE HUNG STEEL DOOR SEE CUT SHEET NORTH ELEVATION J 1/4" = 1'-0" I — GUTTER & DOWNSPOUT l CLASS A COMP SHINGLES 2" BOARD AND BATTEN SIDING @ 16" O.0 – PELLA VINYL DOUBLE PANE SLDR. LOW -E OR EQ. 8" HARDI SIDING 0 C2 00 Co Lu O O O v~i O o _z � 6X6 POSTS @ ENDS O CL O 4X4 POSTS @ RAILING >_ m C2 00 w c z O Lu �k Lu Lu W Lu CD LnO N C O I� _ Q � O > Uo U ►� v Y s��Q i m w u - V Ln O V) Ln Q O cts + s + cV U LL C � U O v E u U iO Q ry Iry a. O V CA License # C11736 - B597217 RD R1/x_T N!` NO. C11736 9% REN.11-30-15 F Q- FO OF C AL W U Z Q J Z w °O Q Q Lou i"' cn WQ U Lu� Q U �S LL _ Q N w Q t1� SHEET TITLE ELEVATIONS DRAWN BY ROBFOX CHECKED BY RPR DATE CREATED APRIL -11-2014 )OB NUMBER 100 SCALE AS NOTED PAGE Al ■ 2 SHEET OF A1.2 3 7 16' - 0" I 12' - 0" 4 0 TYP. @ RAILING 1' - 0" 3' - 0" 6X6 POSTS C -@ ENDS TYP. CONCRETE PORCH I 3040 DBL 3040 DBL 3040 DBL HNG HNG HNG 3068 I 3010 FIXED 3030 FIXED 3010 FIXED TRANSOM TRANSOM TRANSOM CD o °O i I LIVING ROOM I9' X 8' GARAGE DOOR 12' - 6" 3' - 10 1�" 11' - 7 1/2" 2668 2' - 3" 2' - 3° 17 TREAD @ II" UP 5030 SLDR I 5030 SLDR 18 RISERS @ 7-3/4" A1.2 4> 3050 GARAGE C DBL HNG 0 DINNING 3' - 6" 3050 — — — — DBL HNG _ � 2 A1.3 �I \0 110 1 1 CAI. 72468 17I o BATH 3' - 0" Li - w 0 = 0 I N CL. "� F7:7 i N 00 00 KITCHEN I I D12 D o DAN PANTRY L - 3068 4040 SLDR 3010 FIXED10 TRANSOM I 3' - 0" 4' - 0" 0 Co CONCRETE PATIO L3068 I 3020 SLDR 3020 SLDR Ix -i- 5040 SLDR 4030 SLDR 2' - 8" 6X6 POSTS 2' - 6" I' - 0" 16' - 0" 12' - 0" 12' - 11/2" 6' - 6" 9' - 4 1/2" 28' - 0"oe /2\ 28' - 0" A1.2 1 A1.3 1 A1.3 FIRST FLOOR PLAN SECON FLOOR PLAN 5i O 1/4" = 1'-0" I/4" = 1'-0" SQ. FT. 1,120 SQ. FT. UPPER 896 co x I BEDROOM BEDROOM N 2 N 8' - 0" 0' - 9 5/8" 8' - 0" A1.3 rn i I 6068 DN 6068 CLOSET_ _ 2668 F__ CLOSET 3068 o � 15 TREAD @ II" 14 RISERS @ 7-3/4" 2-4068 0l - o LAUNDR N 3010 BATH SLDR 8' - 0" 4' - I I/4" 2' - 10 I/2" 3' - 0 7/8" 2468 �I 2668 "' POCKET 3068 2468 _ LINEN 2040 N LINEN MASTER <1 DBLE HUNG 2668 BATH I/2" 0 2668 MASTER � o BEDROOM _ � N _ '�C } o] 0 0 w I— Q z O RUFF + ASSOCIATES � Lf) Lu J � W 0 N � 0Itt Ln � Ln O � Ov U o�� U s Q X � � m � w LL Q s N U ILL w Ln I..I..� U U = o s O V CA License # C11736 - B597217 �\GNp.Ft� RST T N� NO. C11736 � "9� REN.11-30-15 �� F OF CAL�FO W U Z J �ZWCO Q Q Liu Lt.) W Q Lu U � Q :0,6 LL � , Z rl-Al ml WNL O� Q Cm SHEET TITLE FLOOR PLAN DRAWN BY 1>?011%OX CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE SHEET OF I I � 24 8 \ r•n w oo I C�OSET I - N I I 2040 o DBL HUNG 5' - 0" � WNL O� Q Cm SHEET TITLE FLOOR PLAN DRAWN BY 1>?011%OX CHECKED BY RPR DATE CREATED APRIL -11-2014 JOB NUMBER 100 SCALE AS NOTED PAGE SHEET OF PELLA VINYL DOUBLE PANE DBL. HNG. LOW -E OR EQ. GUTTER DOWNSP 6X6 P� @ COF GUTT DOWN 12 15 JV AOU RLLIHL)IL I PRE HUNG STEEL ENTRY DOOR W/ 1/2 LIGHT EAST ELEVATION SEE CUT SHEET 1/4" = 1'-0" 12 15 LOUHRU HIVU 01-A I I LIN U I IHRVI JI UIIVV SIDING @ 1'4" O.0 WEST ELEVATION �t 1/4" = 1'-0" GUTTER & DOWNSPOUT 4" HORIZONTAL RAILING •• 1 SECOND FLOOR _PLAN 9' - 0" GUTTER & DOWNSPOUT FIRST FLOOR _PLAN 0' - 0" c I oc U- ff C U, C c z_ LL C d C GUTTER 8, DOWNSPOUT 2 SOUTH ELEVATION 1/4" = 1'-0" 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR W' FULL LIGHT SEE CUT SHEET @ PORCH RAILING PRE HUNG_STEEL DOOR ENDS @ PORCH SEE CUT SHEET TYP. NORTH ELEVATION J 8" HARDI SIDING GUTTER & DOWNSPOUT MOTION ACTIVATED NIGHT TIME LIGHTING 2" BOARD AND BATTEN SIDING @ 1'4" O.0 6X6X POST @ CORNER CLASS A COMP SHINGLES 8" HARDI SIDING PELLA VINYL DOUBLE PANE SLDR. LOW -E OR EQ. 2" BOARD AND BATTEN SIDING @ 1'4" O.0 ADDRESS LIGHT W/ 4" LETTERS MIN. MOTION ACTIVATED NIGHT TIME LIGHTING WAYNE DALTON MODEL 9100 GARAGE DOOR W/ CLEAR I WINDOW SEE CUT SHEET >_ C2 00 NFF11- II w 0 z O 1 2 SOUTH ELEVATION 1/4" = 1'-0" 36"x80" RELIABILT PRE HUNG STEEL ENTRY DOOR W' FULL LIGHT SEE CUT SHEET @ PORCH RAILING PRE HUNG_STEEL DOOR ENDS @ PORCH SEE CUT SHEET TYP. NORTH ELEVATION J 8" HARDI SIDING GUTTER & DOWNSPOUT MOTION ACTIVATED NIGHT TIME LIGHTING 2" BOARD AND BATTEN SIDING @ 1'4" O.0 6X6X POST @ CORNER CLASS A COMP SHINGLES 8" HARDI SIDING PELLA VINYL DOUBLE PANE SLDR. LOW -E OR EQ. 2" BOARD AND BATTEN SIDING @ 1'4" O.0 ADDRESS LIGHT W/ 4" LETTERS MIN. MOTION ACTIVATED NIGHT TIME LIGHTING WAYNE DALTON MODEL 9100 GARAGE DOOR W/ CLEAR I WINDOW SEE CUT SHEET >_ C2 00 m w 0 z O Epi 1LL + ?.(KIl'fl_Pl V J Lu Lu W �E Luc N E O n= O C) Q I v U > Uo U ►� v s��Q i w LL �R P U Ua O CIA < Q O cts I s ¢ + cV U � '�. c � � LL U O v u U i O Q rv000 a. O V CA License # C11736 - B597217 RD RI/X-T N!` 9� NO. C11736 REN.. 11-30-15 F Q' FO OF C AL W U Z Q J Z C114 Z L~ 00 Q 71-� i- cn Q W Q U Lu � O U �S LL _ �Q � � W C) m SHEET TITLE ELEVATION DRAWN BY ROBFOX CHECKED BY RPR DATE CREATED APRIL -11-2014 )OB NUMBER 100 SCALE AS NOTED PAGE Al ■ 2 SHEET OF A 1.2 3 7 16' - 0" I 4' - 0" TYP. @ RAILING I 6x6 POST TYP. @ ENDS 2' - 4 1/8" I CONCRETE PORCH I 3040 DBL 3040 DBL 3040 DBL 3068 HNG HNG HNG 010 FI ED 3030 FIXED 3030 FIXED 3010 FIXED I TRA OM TRANSOM TRANSOM TRANSOM II' - 7 1/2" 3' - 10 1/2" 12' - 6CID " 2' - 3" 2' - 3" CID a` I 9' X 8' GARAGE DOOR LIVING ROOM 5030 SLDR 5030 SLDR I HOUSE 640 SQ. FT. 2668 I I BEDROOM BEDROOM N 2 GARAGE UP 15 TREAD @ 11"A1.3 C\, 480 SQ. FT. 14 RISERS @ 7-3/4" - 8' - 0" 0' - 9 5/8" 8' - 0" 11 v t 3' - 6" 4' - 6" DN 6068 A1.2 > 6068 3050 0 _ _CLOSET DBL HNG _ _ CLOSET _ ~ 1 A1.2 DINNING 2668 "2668 N 3050 DBL HNG 2 I 15 TREAD @ II" cc, N, A1.3 �,14 RISERS @ 7 3/4"AUNDRY 3010 07 ATH SLDR 2-4068 3' - 0 7/8" 2' - 10 1/2" 4' - 11/4" 8' - 0" �n � 2668 I� 2468 �n POCKET [2468 O LINEN3068 BATH 246 MASTER40 3' - 0" BATH 2668 NEN 20NG DBLE HUNG w 3' - 1 1/2" 3' - 0" 0 3068 o MASTER BEDROOM C L . CD 0,C) N � 2468 00 - I CLOSET 1 00 00 KITCHEN 1 <1 A1.2 I I N 2040 PANTRY D -W E° _ J Ln Y-0 DBL HUNG 3068 L � ° ° I 0 3010 FIXED 4040 SLDR 4030 SLDR 4' - 0" 5040 SLDR TRANSOM I' - 0" 2' - 6" 9' - 4 1/2" 6' - 6" 12' - 11/2" CID 28' - 0" 3020 SLDR 3020 SLDR 3068 I CONCRETE PATIO 2' - 8" 2' - 8" 6x6 POST 1 A1.3 12' - 0" 16' - 0" 28' - 0" A1.2 1 A1.3 FIRST FLOOR PLAN SECOND FLOOR PLAN J I 1/4" = 1'-0" 1/4" = I'-0" SQ. FT. 1,120 SQ. FT. UPPER 896 >_ m C2 00 w z O lEE +`'?CI'1E V JLu Lu W Lu Einn CO cV O ry N E un ITE O Q � O v U N a) > Uo U ►� v Y Q O u i w U Ln Ua O CIA N Ln Q cts ¢ s + cV U � i� C � ce LL U o v r- E u 0 T_ U i C:) Q rvo O.. O V CA License # C11736 - B597217 R(/ �G,r\NRD N!` NO. C11736 9� REN. 11-30-15 F O F Or CAL W U Z Q J Z C114 Z w °O Q Lou _ >_ Q W Q U Lu � 0 U �S LL _ C)Q � � W 0 0 m SHEET TITLE FIRST AND SECOND FLOOR PLANS DRAWN BY R08TO111, CHECKED BY RPR DATE CREATED APRIL -11-2014 )OB NUMBER 100 SCALE AS NOTED PAGE Al 1 ■ SHEET OF