HomeMy WebLinkAbout05272015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
May 27, 2015
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 WATT, HILLIKER,
CHRISTENSEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meeting are included for review and approval:
A. May 13, 2015
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 7une
8, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
A. The Pub Use Permit, 585 N. State Street (File No. 12-11 UP).
Consideration and possible action of a request for approval of a Major Use
Permit to allow live entertainment and special events at the Pub at 585 N.
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.
State Street.
B. PEP Housing Sun House Senior Affordable Housing Project, 517 S
Main Street (File No. 749). Consider recommendation of approval to the
City Council of a General Plan Amendment, Planned Development, Rezone and
Precise Development Plan. The Rezoning and Precise Development Plan would
allow each of the five vacant parcels to be developed with a 42-unit
affordable senior project, 1,650 sq.ft. community center, garden and walking
trails.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 May 13, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Mark Hilliker
9 Laura Christensen
10
11 STAFF PRESENT OTHERS PRESENT
12 Charley Stump, Planning Director Listed below, Respectively
13 Kevin Thompson, Principal Planner
14 Michelle Johnson, Assistant Planner
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 March 11, 2015 meeting are included for
26 review and approval.
27
28 Commissioner Watt made the following corrections to the March 11, 2015 minutes:
29
30 Page 2, line 52, sentence to read, `Are there samples available of the coating that would be used on the
31 mono-pole?'
32
33 Page 3, line 24, sentence to read, `Provided some coating samples to staff and noted the coating would
34 be a painted flat finish.'
35
36 M/S Christensen/Watt to approve March 11, 2015 minutes, as amended. Motion carried (4-0).
37
38 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
39 Chair Whetzel requested the Commission and those persons in attendance observe a moment of silence
40 in memory of Commissioner Judy Pruden.
41
42 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters heard at this
43 meeting, the final date to appeal is May 25, 2015.
44
45 7. SITE VISIT VERIFICATION - Confirmed by Commission.
46
47 8. VERIFICATION OF NOTICE- Confirmed by staff.
48
49 9. PUBLIC HEARING
50 9A. Gilbert Mixed-Use Site Development Permit and Use Permit, 676 South Orchard Avenue
51 (File No. 37). Consideration and possible action of a request for approval of a Site Development
52 Permit and Use Permit to allow mixed use development (single family residence, small wool
53 procession mill, and operation of a food truck at 676 South Orchard Avenue, Ukiah.
54
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 1
1 Assistant Planner Johnson gave a staff report and a PowerPoint presentation related to a project
2 description concerning the three proposed uses on the site and staff's analysis of the project for
3 consistency with the goals/policies of the General Plan, and applicable zoning regulations as provided for
4 in the staff report for this agenda item and asked the Commission consider/discuss the following project
5 components:
6 • Hours of operation for wool mill use and food truck use
7 • On-site parking
8 • Landscaping
9 • Project compatibility with surrounding land uses
10 • Food truck project component and location
11 • Noise
12 • Maintenance
13 • Fa�ade appearance for the wool mill building
14 • Storage containers related to aesthetics and setback issues/location
15 • On-site traffic and pedestrian circulation
16
17 Noted: While the subject property is zoned C1, the City zoning ordinance requires a Determination of
18 Appropriate Use be made by the Planning Director for the wool mill use, since this particular use is not
19 specifically called out as an allowed or permitted use in the zoning code and referred to attachment 5 of
20 the staff report that provides the necessary the findings made to support a Determinate of Appropriate
21 Use.
22
23 Assistant Planner Johnson provided the Commission with public comments (9) regarding the project
24 that were received by staff after the packet was prepared incorporated for reference purposed in the
25 minutes as attachment 1.
26
27 Commissioner Hilliker:
28 • Questioned the location of the proposed handicap parking space.
29 • Has concern related to hours of operation for the wool mill use and potential noise impacts to the
30 residential neighbors located along the western property line.
31 • Noted the wool mill building has an address of 676 A but the address for the parcel is 676 South
32 Orchard Avenue.
33 • Received several telephone calls from persons residing in Sonoma County and surrounding
34 areas supporting the project and expressing the need for a wool mill in Mendocino County.
35
36 Commissioner Christensen:
37 • Asked about City code requirements for having storage containers on property as it relates to the
38 possible need for a use permit/building permit and compliance with setback standards. The shed
39 is moveable.
40 • How does City code address the element of a food truck and associated use? Is this considered a
41 temporary or permanent use?
42
43 Assistant Planner Johnson:
44 • The existing storage container in its present location does not comply with City setback
45 requirements and referred to the site plans in this regard.
46 • ApplicanYs project description in attachment 4 addresses the shipping containers:
47 ■ Two shipping containers are proposed for storage purposes (the existing 8 foot x 40 foot
48 container and a new 8 foot by 20 foot container)for placement in the northwest corner of the
49 property as mapped on the site plan. In choosing an appropriate location, careful
50 consideration was given to all potential impacts to the area, surrounding uses, aesthetic
51 quality of the area, trees that are located beneath and that the containers fulfill their intended
52 purpose. It is necessary to have cost effective on-site storage facilities to effectively
53 accommodate the operation of the wool mill.
54 ■ Applicant provides three options related to location of the storage containers as discussed on
55 pages 9 through 12 of attachment 4 where the preferred alternative is option 3.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 2
1 Chair Whetzel:
2 • It is likely the shipping container is an accessory structure, like a shed.
3
4 Principal Planner Thompson:
5 • An accessory building that is 120 sq. ft. or larger does not require a building permit.
6 • In this case, the container is larger than 120 sq. ft. and City setback requirements do apply.
7 • Related to the food truck use, staff is currently reviewing new standards in this regard. A food
8 truck operation does require approval of a use permit. Acknowledged the food truck use does
9 have some `gray areas' with regard to applicable standards that are being looked at, such as
10 parking in the public right-of-way or on private property and/or other associated `gray areas' that
11 need to be looked at.
12
13 Planning Director Stump:
14 • Planning/building staff will confirm the existing shed/storage container complies with all related
15 City standards and necessary permits.
16
17 Commissioner Watt:
18 • Understands it is difficult to determine potential noise impacts for the project if there is no
19 equipment in place so that a study can be conducted. Asked about how a judgment/determination
20 can be made about whether or not the wool mill operation exceeds the acceptable ambient noise
21 level allowed for the operation once the equipment is installed for noise compliance purposes?
22 • Requested clarification the way it is now relative to project conditions of approval is that the
23 element of noise impacts is essentially `complaint driven.'
24 • Related to deliveries and/or how the wool will be received on-site, asked about how this would
25 work in the lot in terms of circulation on the site.
26
27 Assistant Planner Johnson:
28 • A device (noise meter) is available that can measure/test noise levels. A condition of approval
29 can be added requiring the ambient noise level of the equipment be tested once the equipment is
30 installed. Staff requested noise data early on for the project analysis, but the information was not
31 available because the original equipment manufacturer was no longer in business such that the
32 technical documentation/information is not obtainable. As such for comparison purposes another
33 mill that has like equipment and operating circumstances reported that at 50 ft. from the
34 equipment through a 2 x 6 foot wall, the decibel level is similar to the ambient level so based on
35 this information, staff determined the project will not significantly alter the decibel level at any of
36 the property lines and referred to pages 9 and 10 of the staff report that addresses the issue of
37 noise and provides sound level data. Further assuring factors related to potential noise impacts is
38 that the bathroom for the wool mill is placed against the west wall between the residential
39 properties and the equipment and there is a wooden fence between the mill building and the
40 property line that allows for an additional sound barrier. Of assistance as a sound barrier would
41 be the actual wool itself stacked against the wall ready for the various processing cycles. To
42 complete an ambient noise level measurement the equipment for the proposed wool mill must be
43 present on the property. From a financial perspective, the applicant is not proposing to purchase
44 the equipment until after the project is approved. As such, the information submitted from the
45 applicant regarding noise levels is from another mill having the same or similar operation (See
46 page 9 of the staff report for this information/data).
47 • The applicant has indicated the noise generated by the mill will probably be comparable to that of
48 a machine shop with nearly all the noise from the machinery contained within the building. Noise
49 should rarely be perceptible anywhere beyond the property line. Based on information from
50 similar wool mill operations, the two loudest pieces of equipment will be the carder and pinrafter
51 that can be heard from 30 and 50 feet away.
52 • Again, a condition of approval can be added that more specifically addresses noise and
53 perspective complaints. Confirmed the matter of potential noise impacts at this point would be
54 complaint driven.
55
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 3
1 PUBLIC HEARING OPENED: 6:27 p.m.
2
3 Matthew Gilbert, Applicant:
4 • Wool deliveries would be infrequent and more or less season-based. Wool for processing would
5 typically be dropped off by individuals using their cars or by truck via the US Postal Service or
6 UPS. The site has sufficient parking accommodations and adequate circulation so deliveries
7 either by vehicle or truck should not be a problem and referred to the site plans to demonstrate
8 how deliveries can be effectively be made.
9
10 Judy Baughus:
11 • Resides in the neighborhood.
12 • Is pleased and amazed how much the applicant has cleaned up and aesthetically improved the
13 site.
14 • Does not see that traffic would be an issue citing the Ukiah Unified School District administrative
15 offices and U S Post Office were allowed to operate on S. Orchard Street so comparatively
16 speaking the Wool Mill/Food Truck business is a small operation. It is likely most people
17 working/residing working in the area would walk to the Food Truck.
18 • Also does not see on-site parking/circulation to be a problem as the site has a very large
19 driveway.
20 • Supports approval of the wool mill project.
21
22 Debby Bradford:
23 • Shears her sheep twice a year so she would bring her wool by car to the mill for processing.
24 • There is a waiting list from three to eight or nine months if she was to send her wool elsewhere
25 for processing and this is not economically feasible.
26 • Would like to have a local wool mill and it is a necessity.
27 • Supports approval of the wool mill project.
28
29 Stephany Wilkes:
30 • Is a sheep shearer, knitter/spinner and now an investor in the applicanYs business plan.
31 • It is very expensive for wool to be sent for processing elsewhere. Finds that while the wool was
32 raised here, once it is sent away for processing, it does not return as a local product. Being able
33 to purchase yarn from wool processed locally is a huge endeavor/accomplishment.
34 • Supports project approval.
35
36 Nancy Finn:
37 • The wool mill project is a very valuable asset to the community and US industry in terms of job
38 generation and with the benefit of being able to produce/process at home particularly when so
39 much of US industry is being shipped overseas. It is important to keep as much industry on the
40 mainland as possible.
41 • Having a local wool mill is a much needed business and helps keep industry on the mainland.
42 • Approval of the project would keep/bring revenue in the City/County.
43 • Confirmed that wool mills in other states/counties are often backlogged and this is an issue for
44 persons in the wool industry residing/working in Mendocino/Lake/Sonoma and/or other
45 surrounding counties.
46 • Spent time today at the University of California's Hopland Research and Extension Center which
47 provides for an annual sheep shearing school that is the only such school in the State. This
48 teaching facility depends upon having sheep industry infrastructure in place in order to keep
49 going. Approval of the proposed wool mill is one of the ways we can support/keep such
50 infrastructure going.
51
52 Leslie H. Smyth:
53 • As a handicapped person, finds the driveway/parking lot adequate and very level.
54 • The proposed wool mill operation would provide local job opportunities for persons who might
55 otherwise have to leave Ukiah and may not want to work elsewhere.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 4
1 • Supports project approval.
2
3 John Harper, Livestock & Natural Resources adviser for the University of California's Cooperative
4 Extension for Mendocino and Lake Counties:
5 • Applicant has attended the sheep shearing school at the University. It was there the applicant
6 talked with him about his dream of being able to process the wool he sears for his customers right
7 here in Ukiah.
8 • The proposed project is a perfect fit for this county because it will provide jobs for this rural
9 economy.
10 • While nationwide the numbers of sheep are dwindling, Mendocino County has the opportunity to
11 boost its flock numbers by one or two percent in keeping with what Mendocino County once had
12 historically in the way of large flock numbers.
13 • Attributes much of the growth in numbers of sheep to the wine industry. Sheep used to roam
14 land that now are wine producing vineyards. Wineries are starting to use sheep in the vineyards
15 to cut back their cover cops and explained that while crops like clover help put nitrogen into the
16 soil for the grapes, eventually the growers need to mow or use herbicides to cut back the crops
17 when they compete too much with the vines. This is where sheep can help.
18 • Important to maintain the sheep industry infrastructure.
19 • A big reason for lost profits is that sheep producers in Mendocino and surrounding counties
20 usually have to ship their wool to the East Coast, Michigan or several hours away to be
21 washed/carded/and spun into wool.
22 • Having a wool mill owned and operated locally will not only help industry producers save money,
23 but the applicant would likely pay a higher price for their wool. Mendocino County has many
24 persons that are hand-spinners and weavers who like to work with local wool and yarn so there is
25 a whole host of yarn shops eager to feature locally-sourced yarn. Consumers today like to know
26 where their products come from.
27 • Supports project approval.
28
29 Christy Scollin:
30 • Finds the proposed new business to be one of the most`exciting' businesses to come to Ukiah.
31 • While the proposed business is small, it will create job opportunities and will help support
32 Mendocino County's agriculture industry. It will also bring business from Sonoma/Marin counties
33 and/or any place where sheep are raised but the wool cannot be processed.
34 • Supports project approval.
35
36 Peggy Agen:
37 • Resides in Potter Valley; Has been in the sheep business for over 30 years and noted finding an
38 appropriate place to process her wool has been a problem all these years.
39 • Applicant is knowledgeable about wool processing/shearing and his proposed business plan
40 would be advantageous to the community and for those working in the sheep industry.
41 • Supports project approval.
42
43 Deanne Thomas:
44 • Applicant is familiar with and highly trained in the sheep industry.
45 • Has been sending her wool to Morro Bay where this operation does not `spin' the wool. The
46 proposed local wool mill will actually go through all the wool/yarn making processes where the
47 wool will actually be spun into yarn.
48 • Would like to be able to have her wool processed locally and supports project approval.
49
50 Commissioner Watt:
51 • Requested clarification that when Public Works reviewed the project, the department did not have
52 concerns about the washing of the wool in terms of potential load on the City Water/Sewer
53 Treatment Plant.
54
55 Assistant Planner Johnson:
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 5
1 • Public Works has indicated the matter of washing the wool will be addressed during the building
2 permit phase where a determination will be made whether or not the installation of a grease
3 detector is necessary.
4
5 Commissioner Hilliker:
6 • Sees there is definitely a demand to have a local wool mill and questioned what would occur if the
7 mill had to expand. Would another site have to be sought? It may be the applicant may have
8 under-estimated the overload/success his business may have.
9 • Recommends the City Public Works consider installing a pedestrian crosswalk for safety
10 purposes on S. Orchard Avenue in and around the vicinity of the Wool Mill that could serve
11 pedestrians going to the Food Truck from the Post Office, UUSD offices, medical offices and/or
12 other businesses operating on this street.
13
14 Chair Whetzel:
15 • What is the immediate capacity the business could initially handle? Would the applicant be able
16 to process wool timely or is a backlog anticipated?
17 • Asked about the applicant's preference related to the three fa�ade designs proposed.
18 • Notes street parking is available along S. Orchard Avenue. Related to the issue of granting relief
19 from the parking requirements it may be best if employees of the wool mill park on the street
20 rather than on the site which would allow for additional on-site parking.
21 • Related to parking for the Wool Mill use, persons would drop off the wool and likely leave once
22 this task is completed without having to tie up a parking space for a long period of time. In this
23 regard, the Wool Mill use is unique in terms of parking.
24 • Is of the opinion noise from the Wool Mill should not be an issue with the walls, fencing, and the
25 storing of wool against the back wall that would all act as a sound barrier and the general traffic
26 noise on S. Orchard Avenue with the Post Office that operates across the street such that all the
27 noise that accompanies this operation would likely block out any noise generated from the wool
28 mill.
29 • Supports noise impacts are `complaint driven' such that Planning staff would re-visit the use and
30 come up with a solution should noise become an issue.
31 • Asked about the start time of 5:00 a.m. for the wool mill operation. It may be that the applicant
32 should begin work later.
33
34 Commissioner Watt:
35 • Sees that the Commission has to make a decision about whether or not to approve the
36 applicant's request for a reduction in the required parking from 11 spaces required to 8 as
37 analyzed by staff on page 7 in the staff report.
38 • Will the Food Truck come to the site on a daily basis, leave or stay for some extended period of
39 time? Will the people that operate the Foot Truck drive to the site to work? Was consideration
40 given to the people working in the Food Truck with regard to parking?
41 • Requested clarification the parking analysis for the Food Truck takes into consideration the
42 employees driving to work and parking or does it assume the employees would show up in the
43 truck?
44 • Asked how noise complaints would be handled by staff.
45
46 Commissioner Christensen:
47 • Supports installation of a crosswalk at the Wool Mill location. Has observed people parking in
48 front of the Wool Mill and walking across the street to the Post Office.
49
50 Matthew Gilbert:
51 • Finds it too soon to think about future growth of the business. Would just like to get the business
52 started. Will address expansion of the business when it is time to do so.
53 • With the necessary equipment in place, business would be able to handle/process about 2,000
54 Ibs. of wool per month. It will take a while to reach this production goal because employees have
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 6
1 to be sufficiently trained in this regard. It may take as long as a couple of years to fully reach
2 production capability.
3 • Option 3 is his fa�ade design preference.
4
5 PUBLIC HEARING CLOSED: 6:42 p.m.
6
7 Assistant Planner Johnson:
8 • Addressed parking on the site, applicant purposes eight parking spaces while 11 parking spaces
9 are required; One of these spaces is van accessible and a minimum of six bicycle parking spaces
10 will be provided. Two spaces will be available for the single-family dwelling, three spaces for the
11 food truck customers, and four spaces for the mill employees with five of the bicycle parking
12 spaces counted as one parking space. Related to the proposed modification to the parking
13 requirement, noted the project is essentially shy two parking spaces. The proposed bicycle
14 parking will make up for one of the three parking spaces of the required 11 spaces, but the
15 project is still shy two parking spaces.
16 • The applicant is anticipating that most of the traffic will be generated by the Food Truck operation.
17 Based upon the location of the Food Truck most of the traffic is likely to be foot traffic. Staff is of
18 the opinion the proposed eight parking spaces would be sufficient for the on-site uses due to the
19 uniqueness of the proposed uses and that parking would not be a problem. Referred to staff's
20 parking analysis as provided on page 7 of the staff report and noted the applicant is proposing to
21 provide two spaces for the outdoor sales of the three required, which should not be an issue
22 because again most of the Food Truck traffic would likely be foot traffic. Street frontage parking is
23 not being counted as part of the parking analysis for the project but rather just on-site parking.
24 • The Food Truck will come and go each day. It will come in the morning and leave in the evening.
25 This is where the potential for the different food trucks come into play. Confirmed the people who
26 work in the Food Truck drive to the site in the Food Truck. The employees will not be parking on
27 the site or the street and this is the reason staff did not allow for parking considerations for
28 employees of the Food Truck. Again, referred to Staff's parking analysis in the staff report for the
29 breakdown in the number of parking spaces required for the different uses on the site. Confirmed
30 parking for the Food Truck has been addressed noting the employees come in the truck and
31 would not require parking accommodations. The parking analysis was conducted on this premise.
32
33 Planning Director Stump:
34 • The Planning Commission has the discretion to determine how parking is to occur on the site.
35 • Staff's rationale as it relates to parking is that there is something unique about the proposed
36 mixed-use project that justifies relief from the City parking standards and supports that the
37 Commission follow this same conclusion in its finding to justify relief from the parking standards
38 in the conditions of approval.
39 • The City Building Official or Planning staff would address complaint issues. It is likely a noise
40 meter would be implemented where `spot readings' would be taken at different times of the day
41 to measure the decibel levels. If the use is found to violate the City's adopted noise ordinance,
42 staff would work with the applicant to reduce the noise to levels that comply with the ordinance.
43
44 There was Commission/staff discussion concerning acceptable decibels levels at different times of the
45 time as addressed in the `Sound Level A, Decibels' chart on page 9 of the staff report, noting that 65
46 decibels is an acceptable noise level for a commercial use from 7:00 a.m. to 10 p.m.
47
48 Assistant Planner Johnson:
49 • Related to the start time for the wool mill during weekdays, the applicant expressed a desire to
50 have flexibility in this regard, particularly for times when there was a lot of work to do and
51 wanted the opportunity to start work at 5:00 a.m. and end at 10:00 p.m. On weekends, the
52 applicant purposes a start time of 9:00 a.m. and end at 5:00 p.m. The Food Truck hours would
53 be from 7:00 a.m. to 7:00 p.m. based upon the season and/or when daylight ends because no
54 lighting is purposed for the project.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 7
1 • The City noise ordinance regulations prohibits any person to operate any machinery,
2 equipment, pump, fan air conditioning apparatus, or similar mechanical device in any manner
3 so as to create any noise which would cause the noise level at the property line of any property
4 to exceed the ambient base noise level by more the five decibels between 7:00 a.m. and 7:00
5 p.m. As noted above, the noise generated by the proposed use will like be comparable to a
6 machine shop.
7
8 Commissioner Hilliker:
9 • Has some concern about noise impacts to the residential area located immediate to the west of
10 the property line. Acknowledged there is a wooden fence between the mill building and the
11 property line providing for an additional sound barrier and the applicant has provided other
12 measures to reduce sound levels.
13 • Is of the opinion should a lot of noise complaints be generated and/or become an issue
14 regarding the wool mill operation, there needs to be a discussion about how to best mitigate the
15 noise impacts and/or request the start time be modified such that no machinery is used for the
16 first hour or hour and one-half of the early start time if this is possible where other work duties
17 can be conducted during this timeframe.
18 • At this point, we have to wait and see what happens.
19 • It would appear that at an acceptable level of 65 decibels for a commercial use operating from
20 7:00 a.m. to 10 p.m. noise for the wool mill should not be a problem particularly with the
21 measures the applicant has taken/infrastructure in place to effectively mitigate noise and with
22 the noise generated from other uses in the surrounding neighborhood.
23
24 Chair Whetzel:
25 • Has no problem giving the applicant flexibility with regard to start time for the wool mill.
26 • It may be that in the beginning the applicant could begin work time at 6:00 a.m. rather than 5 a.m.
27 until it becomes apparent a 5:00 a.m. start time is necessary.
28
29 Commission consensus concerning Fa�ade Design:
30 • Disagreed with the DRB's recommendation in this regard; Also disagrees with the DRB that there
31 are other examples of the fa�ade design option 3 alternative in Ukiah.
32 • Preference is the fa�ade design option 3 alternative.
33
34 Commission consensus concerning parking:
35 • Is fine with allowing modification to the City parking standards for the project.
36
37 Commission consensus concerning the storage containers:
38 • The existing storage container must be relocated and is fine with the preferred location relative to
39 the option 3 alternative as specifically described on page 11 in attachment 4 of the staff report
40 and as addressed in staff's analysis of the staff report. This location would be under the mature
41 Oak tree located on the north side of the parcel as shown on the site plan in attachment 10 of the
42 staff report. The shipping containers must comply with City setback requirements.
43 • Likes the treatment the applicant used to aesthetically screen the existing shipping/storage
44 container as shown in attachment 9 of the staff report.
45 • There was Commission discussion concerning the dimensions for the two storage containers as
46 specifically addressed on page 9 of attachment 4 in the staff report. Fine with dimensions for the
47 two shipping containers.
48 • There was discussion about the location of the new storage container as shown on the site plans.
49 Fine with the location.
50
51 Commission consensus concerning signage:
52 • Fine with signage as proposed.
53
54 Assistant Planner Johnson:
55 • The applicant is required to apply for a sign permit as part of the approval process.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 8
1 There was further discussion concerning the potential noise impacts and whether or not a `complaint
2 driven' process is the best approach to take. With a complaint driven process would have to re-evaluate
3 the situation based on the number of complaints received.
4
5 Commission consensus regarding noise from the Wool Mill:
6
7 • Fine with `complaint driven process' and with allowing some flexibility with the start time for the
8 wool mill operation.
9
10 M/S Watt/Hilliker to approve Gilbert Mixed-Use Site Development Permit and Use Permit (File No. 37)
11 with Use Permit Findings in attachment 1, Site Development Findings in attachment 2, and Use Permit
12 and Site Development Permit Conditions of Approval in attachment 3. Motion carried (4-0).
13
14
15 FINAL GILBERT MIXED-USE USE PERMIT FINDINGS
16 676 SOUTH ORCHARD AVENUE/APN 002-320-53
17 MAY 13T" 2015 PLANNING COMMISSION
18 FILE NO: MUNIS 37
19
20 The following findings are supported by and based on information contained in this staff report, the
21 application materials and documentation, and the public record.
22
23 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
24 Plan as described in the staff report.
25 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in the
26 staff report.
27 3. The project approved with conditions is compatible with surrounding uses based on the
28 following:
29 a) The project site is located within an existing commercial area and is surrounded mainly
30 by commercial uses.
31 b) The proposed projects are less intensive than surrounding uses given the amount of
32 traffic generated will be less than the existing surrounding uses.
33 c) The food truck hours of operation would be consistent with other business in the area and
34 is consistent and the hours of operation for the wool mill will not increase customer traffic;
35 the majority of traffic would be from the 3-4 employees.
36
37 4. The project will not be detrimental to the public's health , safety and general welfare based on the
38 following:
39
40 a) Through the use permit the operational characteristics will be regulated, therefore the
41 project would not be detrimental to the surrounding uses.
42 b) The project has been reviewed by the Fire Marshal, Police Department, Building Official,
43 and Public Works and any review comments from these departments have been included
44 as conditions of approval.
45 c) The project is required to comply with all federal, state and local laws.
46 d) The project is consistent with the Airport Master Plan B2 compatibility zone requirements.
47 e) The proposed project will include a painted pedestrian pathway from the south, east
48 corner across the parking lot to the food truck for increased pedestrian safety and has
49 been added as Conditions of Approval 5h;
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 9
1 f) The proposed project will include directional arrows to distinguish the encourage vehicle
2 flow of traffic; and distinguish the parking lot from the outdoor dining area and has been
3 added as Conditions of Approval 5i;
4
5 5. The proposed project is exempt from the provisions of CEQA pursuant to CEQA Guidelines
6 Section 15301, Existing Facilities, which allows additions to existing building and installation of
7 replacement signage; Section 15303 Class 3(c), Conversion of existing small structures from one
8 use to anther provided the building does not exceed 10,000 square feet and Section 15311, and
9 Accessory Structures, which allows new signs based on the following:
10
11 a) The total building square footage is 21,365 square feet.
12 b) The Project includes mixed use development that would include a single family home,
13 Food Truck, and conversion of a garage to a Wool Mill.
14 c) The Project is consistent with the Commercial general plan designation and all applicable
15 general plan policies as well as with the Community Commercial zoning designation and
16 regulations based on the analysis in the staff report.
17 d) Based on review of the project by Public Works, the Electric Department, Police
18 Department and Fire Marshal, the site can be adequately served by all required utilities
19 and public services.
20 e) The Project is a development site comprised primarily impervious surfaces (parking lot
21 and building). The site and surrounding area are not environmentally sensitive. The
22 Project does not include the removal of any trees. There are no wetlands, creeks, or
23 water bodies on the site.
24 f) The Project includes two new 8 foot galvanized metal planters; there is existing
25 landscaping on the property and 13 mature trees.
26 g) The Project includes the installation of two (2) new signs on an existing 8 foot by 8 foot
27 free-standing sign structure.
28
29 6. Notice of the proposed project was provided in the following manner as required by the Zoning
30 Ordinance:
31
32 A. posted in three places on the project site on April 30, 2015;
33 B. mailed to property owners within 300 feet of the project site on April 30, 2015; and
34 C. published in the Ukiah Daily Journal on May 03, 2015.
35
36 FINAL SITE DEVELOPMENT PERMIT FINDINGS
37 GILBERT MIXED-USE
38 676 SOUTH ORCHARD AVENUE/APN 002-320-53
39 MAY 13T" 2015 PLANNING COMMISSION
40 FILE NO: MUNIS 37
41
42 The following findings are supported by and based on information contained in this staff report, the
43 application materials and documentation, and the public record.
44
45 6. The proposed project, as conditioned, is consistent with the goals and policies of the General
46 Plan as described in the staff report.
47
48 7. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in the
49 staff report.
50
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 10
1 8. The proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic
2 pattern based on the following:
3
4 a) The proposed project would upgrade the existing development on the site, and add a
5 pedestrian walkway from the food truck to the parking lot. The Project is required to
6 comply with current ADA accessibility requirements which would likely change the
7 location and configuration of existing accessible parking spaces and pathways. This
8 would improve the pedestrian traffic pattern for some people.
9
10 9. The accessibility of off-street parking areas and the relation of parking areas with respect to traffic
11 on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
12 surrounding uses.
13
14 a) The Project would not change the existing access and circulation to the site; staff is
15 recommending directional arrows to help with site circulation (see attachments 3; draft
16 conditions of approval 5i).
17
18 10. Sufficient landscaped areas have been reserved for purposes of separating or screening the
19 proposed structure(s)from the street and adjoining building sites, and breaking up and screening
20 large expanses of paved areas.
21
22 a) The project site is currently landscaped with lawn along the street frontage; includes 13
23 trees, shrubs, flowering bushes, and perennial planting. The applicant is proposing to two
24 new 8 feet long galvanized planters as a barrier between the food truck and the parking
25 lot. Therefore sufficient landscaped areas have been reserved for purposes of separating
26 or screening the proposed structure(s) from the street and adjoining building sites, and
27 breaking up and screening large expanses of paved areas.
28 b) There are two mature liquid ambers along the street frontage that act as screen between
29 the street and house; and a mature oak on the south side of the proposed Wool Mill. As
30 proposed the landscaping is proportional to the building elevations.
31
32 11. The proposed development will not restrict or cut out light and air on the property, or on the
33 property in the neighborhood; nor will it hinder the development or use of buildings in the
34 neighborhood, or impair the value thereof.
35
36 a) The project complies with the C1 height and setback requirements ensuring adequate
37 light and air and separation of uses. The project would not cut out light or air or hinder the
38 development or use of building in the neighborhood based on the following:
39
40 b) The project is appropriately designed as required by C1 zone development standards.
41 The project received preliminary review by the Design Review Board and requires formal
42 project approval by the Planning Commission. This process ensures a quality project that
43 would not impair the value to properties or development. The Project has been
44 conditioned to provide a "Trash Disposal Plan" in order to ensure that the site and area
45 remains well kept and free of debris and trash.
46
47 12. The improvement of any commercial or industrial structure will not have a substantial detrimental
48 impact on the character or value of an adjacent residential zoning district.
49
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 11
1 a) Property zoned Single family Residential (R1) is located to the West of the project site.
2 The Project would upgrade the building, project site, and add new landscaping. The
3 Project has been conditioned to provide a "Trash Disposal Plan" in order to ensure that
4 the site and area remains well kept and free of debris and trash. Based on the above,
5 the Project would not have a substantial detrimental impact on the character or value of
6 an adjacent residential zoning district.
7
8 13. The proposed development will not excessively damage or destroy natural features, including
9 trees, shrubs, creeks, and the natural grade of the site.
10
11 a) The proposed project would renovate and upgrade an existing site. The site is comprised
12 primarily of impervious surfaces (parking lot and building) and does not include any water
13 courses, wildlife, wildlife habitat, or other environmentally sensitive areas. The Project
14 includes modifications to the parking lot which would not change the grade. The Project
15 site includes existing landscaping and 13 mature trees. The Project would add two new
16 landscaping planters to the site and no trees would be removed.
17
18 14. There is sufficient variety, creativity, and articulation to the architecture and design of the
19 structure(s)and grounds to avoid monotony and/or a box-like uninteresting external appearance.
20
21 a) The Project would upgrade the existing fa�ade on the garage, including adding a fa�ade
22 to the garage (proposed wool mill), varied wall height, and base and access colors, as
23 well as updated signage. These features help to break up the existing building which is
24 consistent with this finding.
25
26 FINAL CONDITIONS OF APPROVAL
27 GILBERT MIXED-USE USE PERMIT AND SITE DEVELOPMENT
28 676 SOUTH ORCHARD AVENUE/APN 002-320-53
29 MAY 13T" 2015 PLANNING COMMISSION
30 FILE NO: MUNIS 37
31
32 1. Approval is granted for operation of a small wool mill and food truck including: light
33 manufacturing, retail food sales, as described in the project description and shown on the plans
34 submitted to the Community Development and Planning Department and date stamped March 3,
35 2015, except as modified by the following conditions of approval.
36
37 2. The use permit is granted to operate a Wool Mill and Food truck facility that includes the
38 following uses:
39 1) One Single-Family Residence;
40 2) Wool Mill;
41 3) Food Truck; and
42 4) On site storage is limited to: one (1)40 X 8 feet wide shipping container and one (1)20 X
43 8 feet shipping container; for storage associated with the Wool Mill
44
45 3. The use permit is granted subject to the following operating characteristics:
46 a) The Wool Mill shall operate 5:00 a.m. to 10:00 p.m. Monday through Friday and 9:00 a.m.
47 to 5:00 p.m. Saturday and Sunday;
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 12
1 b) The food truck hours shall be limited to 7:00 a.m. (or sunrise, whichever is later)to 7:00
2 p.m. (or sunrise, whichever is earlier), 7 days a week;
3 c) The Wool Mill shall have a maximum of four(4) employees per shift;
4 d) The food truck shall have a maximum 2 people per shift
5
6 4. Plans submitted for building permit shall include the following and are subject to staff review and
7 approval:
8
9 a) New location for the existing 8 foot by 40 foot non-conforming storage container;
10 b) Approved location for the proposed 8 foot by 20 foot storage container;
11 c) Specs for the proposed bicycle rack that holds 6 bicycles; subject to staff approval;
12 d) Plant pallet for the proposed 8 foot long galvanized planters;
13 e) Elevations with the approved fa�ade;
14 f) Trash Disposal Plan;
15 g) Directional arrows for circulation; subject to staff approval;
16
17
18 5. Prior to occupancy the following shall be completed and are subject to staff approval:
19
20 h) A pedestrian path; painted as identified on the site plans approved March 03, 2015,
21 subject to staff review and approval;
22 i) A new bicycle rack for six bicycles, shown on the building permit plans shall be installed,
23 subject to staff review and approval;
24 j) The parking lot shall be striped for 8 parking spaces, subject to staff review and approval;
25 k) The new six foot fence for screening the storage containers as shown on the building
26 permit plans shall be installed, subject to staff review and approval;
27 I) Painted directional arrows as shown on the building permit plans shall be installed,
28 subject to staff review and approval.
29
30 6. If complaints are received related to noise the business owner shall take measures to 8 install
31 sound attenuation devices, subject to staff review and approval. This may include 9 a reduction in
32 hours of operation, or potential loss of Use Permit.
33
34 7. Prior to installation of any signs, application for and approval of a sign permit from the
35 Planning and Community Development Department is required.
36
37 8. No outside display of items shall be permitted.
38
39 From Environmental Health (Brian Hov 234-6625)
40
41 Complete food facility plans including manufacturers' material and equipment technical specification
42 sheets, a proposed food menu and a major plan review fee for a permanent food facility will be required
43 to be submitted to the Mendocino County Environmental Health Division for review and approval.
44
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 13
1 From the Electrical Department(Jimmv Lozano 467-5774)
2
3
4 1. Applicant/Owner-Will need to verify size of service panel (i.e. 200A, 400A)for the proposed
5 Wool Mill Building.
6
7 2. Will also require a service panel with Test-By-Pass facilities. Applicant was sent copies of the
8 COUED metering requirements for residential and commercial applications as a reference.
9
10 3. Applicant/Owner-Will need to verify voltage requirements (i.e. 240/120V, 208Y/120V or
11 480Y/277v)for secondary service feeding the proposed Wool Mill Building.
12
13 a) Voltage requirements will need to be verified for the new service panel, whether or not
14 the applicant requires 1-phase or 3-phase power.
15
16 4. Applicant/Owner-Will need to determine estimated power demand load/kVA and load calculation
17 information for the proposed service panel/project.
18 a) Connected kVA and Load calculations -will help facilitate the size and/or number of
19 transformer(s)to be used on the project.
20
21 5. Applicant/Owner-Will need to determine whether or not to have an overhead service or
22 underground service to the new service panel.
23 a) Should the applicant decide to have their service undergrounded, they will be responsible
24 for purchasing of conduit, trenching and installation (per City of Ukiah specifications).
25 b) Should the applicant decide to underground, a utility easement for any secondary
26 electrical equipment and conduits extended into the property(i.e. service panels).
27 Easements must be officially recorded and a copy submitted to the City of Ukiah.
28 c) Should the applicant decide to go with an overhead service, this will necessitate that the
29 new service be at a minimum height of 16' over the driveway/parking lot. The height of
30 the service weather head entrance will ultimately be dependent on several factors, height
31 of new roofline and/or building code requirements. This option only takes into
32 consideration if the new overhead service is run from the COUED utility pole at the NE
33 end of the property.
34
35 6. COUED-Currently does not have 3-phase power at the current address for the proposed project
36 at 676 South Orchard Avenue.
37
38 a) 3-phase power could be brought into the proposed location, but the applicant would be
39 responsible for the additional cost to build a transformer bank (i.e. two or three overhead
40 transformers) mounted on an existing utility pole at the NE end of the property.
41 b) There is one (1)existing I-phase transformer on a COUED utility pole at the SE end of
42 the property, which currently serves ten (10) customers and may need to be upgraded in
43 order to serve the new projected load requirements. Should the applicant request I-phase
44 power instead of 3-phase power it would most likely be upgraded to a larger transformer
45 in order to serve the existing ten (10) customers and the applicant's proposed Wool Mill
46 Building. As an example; the existing transformer is a 1-phase 50kVA 240/120V
47 configuration and the new transformer may be upgraded to a I-phase 75kVA 240/120V or
48 a 1-phase IOOkVA transformer configuration. The size will largely depend on the loading
49 information provided by the applicant.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 14
1 c) The new device would have to traverse over the existing homes roofline by a minimum of
2 8', in order to maintain G.O 95 Standards and any applicable building code standards as
3 well.
4 d) The service panel must be in accord with current EUSERC standards. The
5 contractor/developer shall submit service equipment specification sheets with appropriate
6 EUSERC references for City approval prior to purchase and installation. Contact Steve
7 Beaman, Metering Services Technician, City of Ukiah, (707)467-5779 regarding the
8 panel requirements. Mr. Beaman will be your contact for any metering/panel related
9 issues.
10
11 7. COUED-Will install all secondary conductors from transformer/utility pole to service panel/s and
12 terminate as necessary.
13
14 Standard Citv Conditions of Approval
15
16 9. Business operations shall not commence until all permits required for the approved use,
17 including but not limited to business license, tenant improvement building permit, have been
18 applied for and issued/finaled.
19
20 10. No permit or entitlement shall be deemed effective unless and until all fees and charges
21 applicable to this application and these conditions of approval have been paid in full.
22
23 11. The property owner shall obtain and maintain any permit or approval required by law,
24 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
25 agencies as applicable. All construction shall comply with all fire, building, electric,
26 plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the
27 time the Building Permit is approved and issued.
28
29 12. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
30 future purchaser, tenant, or other party of interest.
31
32 13. All conditions of approval that do not contain specific completion periods shall be completed prior
33 to building permit final.
34
35 14. This Use Permit may be revoked through the City's revocation process if the approved project
36 related to this Permit is not being conducted in compliance with these stipulations and conditions
37 of approval; or if the project is not established within two years of the effective date of this
38 approval; or if the established use for which the permit was granted has ceased or has been
39 suspended for 24 consecutive months.
40
41 15. This approval is contingent upon agreement of the applicant and property owner and their agents,
42 successors and heirs to defend, indemnify, release and hold harmless the City, its agents, officers,
43 attorneys, employees, boards and commissions from any claim, action or proceeding brought against
44 any of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul
45 the approval of this application. This indemnification shall include, but not be limited to, damages,
46 costs, expenses, attorney fees or expert witness fees that may be asserted by any person or entity,
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 15
1 including the applicant, arising out of or in connection with the City's action on this application,
2 whether or not there is concurrent passive or active negligence on the part of the City. If, for any
3 reason any portion of this indemnification agreement is held to be void or unenforceable by a court of
4 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
5
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MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 16
Michella Jahnron
FlG�YY: J�olyn Post�ja�alynpost�y+aMoo.00mx
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Ta: MP�helle Johnwr�
Su6jeck: Merdo�ino Wvol Mill
H1+.�1k[hPll�,l Affi uVr�ting In�iuppprt 6f thE 15BV1 W061 mill irY lJki3h_I am a small�eep owner and woof prody�g��ysn m
$qlanq{punry,I wou�d lave So nave a moTe aocal mill to ser,d some of my fleeces ta for prarxssing inm roving,yarn and
beLt5 f4f rny hand�7Ad2�dUCtS.CUIYBhtM�,1 Shi��lcrtes to Oregan or Midiigar.
Any[hlnq yrau tan do fo expe�lte Tr1at['S flllll wuulJ Lr grretly appre�ialed hy[he local waol cammunl;y!
iamtyn Pnst
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MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 17
.�1�terr.�ocir�.v Coz��.t� ,�'�r°�. Bur���
ma,c r��po ne.a.uu.�aa.oeres•1�1�.�ee�•roxpor�aazaeai•emer;��d�
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Ci#y of[]kiah Plea�ing Ca�¢issivn
340 S��Ar+�ud
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k15,M�y i3,20�5 Pum�t��rsston,�ecnr�r�m 4a
na�C�on�crussionars.
3Y�e Mendocdna Caunty�'asm Bviceau{�7CFB)is a a�o-gqw�mme�n�namproHt,vofuntary
at�nmlr�shdp.advocacy group whase p�pase is ta�atxl u�l u�no{a ag�ioultwdl in�erests
tluoughuut the oounty and to t�nd�alutio�to the problcros facing agrieultuiel busrt�ee�es end the
nnal oommu�ity. MCF'B Aureetly t��e appraxlu�pely 12U4 menthe�x.MCFB wouVd 1�1ac
tn axpre�s suppast fo:the uroal mtia The¢iab¢in$}aaPes�1 b}'a�paacant Mstlhcw Qi]h�'k
As ptopased,me wtw]eaale wnol uull will Lave aa anticippted rmmral pmdupion a��ty o£
m+oimd 24,00�pa�mds of yarn.The�aw wool fleHce meoceif els iseeded Par tha pxaduetioa ef yarn
are planaed ro bc smrmed frant loc�l sheep renahcrs wneu pnss�bl�. Hrving a loaai waa]mill
will suppore•ma tiafe woaY€haep groduocrs ofivFcadooiao County u�d pariiaps oacoura�e other
cammencial flacl�ta look inm gemvfic impravenx+ntx u1 p�er m aell flccces w Mr.Gilbert.
Tlsere is en inareay�llSe nf sl�pp For,paing vreEd opndal vriatin�.�ineyur�s and�ti�ds o1'
Maadncino Cnunty.If iLere is a]ucel woul mti']] #o prpdu�p valuc added�vvduota then there
wvuW be +�aans] econamic lse�lG6t � tho aiwcp �duetry_ 'Ihere +uould be fivther lac�
eaonamic baua�t5 pravidcd throu�thc xulca ot yaiv directiy iFnm l4fr.{�fbert and fram local
yam airope.
Since ucwrding to thc sits dovclupm�ut pnmrit f�dinZa. thc praposad wool nsi]] pt'4jac.i ia
cnnsistrnt with 4ie General Pla�a��nniu�;ardinanxs,MCFB emcavragea the[tiry n£[7kiah
Planviag Co�mi9c�om bo move farwazd with die appruv+x[vf 1he waoi mill sitc dG+�elap�4��,d
vsc pe�nil�-
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1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 18
� (
ISIm Jordan
frorn: Cemille Betamsn tqa�eanan.carnuic�gneii_wm� • '�
Sent: Md�tlay,56a6em6er 22,265d 9=5fi�
To: I{iril J9fdafl
Su6j�ol: Wool M91�Uklah
IJ�r'�tim 7nrdan:
]t�a my undc:staading thatlhe�uilding ofa woa]mill in 4�e c;iy Uf Uki�h is under eonsiderauan.T would lilce
to let yau 3�sow tl,ai i Hu�urt that cndea3vr,M�ny of my fnen�ls and c�numntity membcrs in Uldah,Radwood
and Potcer Vallcys hare�cvith flaeoes O�at a2 shipped away to 6�pracr�sod,YeamTp Eocal ecanomyloca]
ia i�sporant.1 also Mave friende end cammunity mem6ers wha apend moncy an processod w�9 in thc farm of
yorn and bauia�,fcm knitqng,wcaYing and needle felting.As a ocaches ac It;�,er pu��h�tcr School.I knnw that
when many familics spaud i�souey for�h��chi]dicn's schaal projec�s iheyhuy wooi products that�re n�
praduced locally 6ecause they have no ottier option.T1te rrwaey that�x$p�nt an yam xnd 6atting could be$�
in aur oammunity w���c buildingof a wao]mill in Ilkiah.G7G S.O�char�pv�,�y��$t lxa[ion fm a waa[
mi]]hccause it is centrai end w�uld ba raay far bath wool pruducers and ysrn collswtie�a cu ucccy�,p�ease
support Ihis endeavor ps a wsy to grow lncal a�uaumy und a way fo s�ppar�]ncu]Farrners and craftera_
'T'f�nk yau Far youe oansideration,
Camille Bateman
3851 Fzs[�ide CaEpella Rd,
Ukiah,CA 45482
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 19
[ �
I(im Jordan : �. -- -- - � -
Fram: kgy,pumET�gro811t6m on hehalf of FSay BUrnHt�key�5a}�n9tt.00m>
&ent Fnday,Augual2�,2piA S,82Rh1
7a� I{kn Joroan
Su6ject: FHd:Uklah'A'cd Mil
Follaw lJp Flag: Fnllowup
Flag Statua: Complciea
FYI.--
-----Foru�ardad mcssaga---------
Fm¢n:YGs4y Bornett Qca�Cr�kas+burneii.com�
❑ate'Fri,Aug 29,201d ut 7:7�' AM
5vhject:llk;ah Waal Mill
To:oslu�uufa�citvotuld¢h,00m
Cc�Met9�ex�Gilb�ri{�?inranam�vahoo.com�
Charlfe Stump, Planning Director
My name is Kay Bum�bt.�am a donor lo arw supp❑rteeof IAendxlna Waal&�i�er,a new woo�rnill
in Ukiah owned by Mattend 3arah Gilbart.As you know,Matt hasvrorked wtth you on rnili planning
and permitting!or neariyr nna year, Mlhl suppartels lika me hoped Sh��Matt would meet his goal of the
mill apening 6y Auguet 2fl14,bvt Ihe plann�ng and pemlk lequirements forlhe mlll slte are unclear
and ever�henging_
I reepectfully esk snd ertcaurag�ypu to w4�94 CI4se[y with P,1att ta solidily slle requlr�rr�ents and mill
plans as soqn as possiblg,and to eneble parmitting and 4uifding Co move forward.Nqrthgm C2flfornia
w4ol growe�'S 3nd U.3.m�nuFacturing naad thls wool mlll,which wilf hc a te��flC addklon 6o ihe edy of
Ukeah end surrou�ding ar�a and rural eoannmy.
P�1y husband,�ric Enydahl,a n�tiva Califumian ir�om Santa l3ass,and I vdsiFedlhe mill elte I�st spring
wherl we were in Califvmia,Malt showed us around and enVluslasUCal�y�heted hia plans and vlsions
forihe mlll.tils aperatlon►NII enhsnce the econpmic acUvlly af Ihe oounty,he is erxouraging local
sheep ownera ta use his shcoring skills and eel!their woal.Wa would love to see him tske th$nex�
5teps 6qw�rd hi�r�ream,
�hank you for}mur donsideration,
Kay Burnett,Chicago IL
i
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 20
f i
Klm Jardan �
FMRI: Csfd PSrBRIB"[C�cramer`95$�M41rt1aP.com�
Sent Thursday,Augusl2fi.2014 10:37 qM
Ta: �41m Jurclan
8ub�tt#: FW:Mandcdn0lYool 8 Fihe�
FoNoW llp�q; Fdlow�[p
FWq SYawe: [:ompletad
kiordan�[ih '� e�r h•mm
Fr6m'dcrarngr195$�h4tmall.COm
To:istu r�cRVafuklah.[om
5u4ject;Re;Mendo�i�o Waal&Flber
Oate:Thu,28 Aug 2014 10:35:34•�7dp
d}29r IWf'. Sfurnp
City of Llkiah�faanr'rrg Department,
My name is Carol Krarr�er.!am a[fa�ar to and s�pportar of Men#ocirro INoo1 d,Flf�er, a
new woar mrll i�IJkrah owned by hdatt ar�d 5a�ah Gither'f-As yau krraw,Matt has worked
with yau an mrrr�l�rre�rr�g a��erntitti�g for nearry on9 year.J4fiR supporfera lrke+iTe hoped
rhar�fatt waerrd meet h+s goa!a�[he mr'N openlnQ by August 2�7�, 8ut the ptannrng and
perrni�requiremer�ts fa'tha r�r`1f srle ara�nclear er�d ever ehaaging,
1 respectful�y ask anG encoeuage you fo wnrk cJasely w1Fh A+fa�to s�I[!r{y site req'uine�er�fs
and mi�r p�ans as sonrl as possrble, a�d fa e�t�bfe parmitting�r�d bul7ding tn►i7ov9a t'arward.
NorNtern Galrfamra wool grawers arrd�.5. man�haciu�rng nesd this wool mifl, which wrff be
a terrrflc addition to tMe crty af(lkiah and sum��ndir�g area andruraf ecnrramy.
iCnrtters�rke myself,s,ainr+ers and�r[7er'ar-lrats utrfize woa�and�be�'products#v kee�our
{rrerrds, farr}�r+es as we��a totaf sbar�gers wamr sr�d camforta6fs. 7f�rod�cars do nof have
a vfable meaMS of�rocaessi�g the woal�ber�fleeceJ, fhay haua na ChprCa bt►t to d1SC�1'�M
or use it for erosio�can�n�8y dumpir�g it ia�o ditches.As 1 understand c�rrerrNy, uvoo�is
6e�ng growr�an sf�eep,htifvested hUmartefy and then desfroyed due to 8 Jack od
processirrg faeiflNes. This,to rne,Is&r�6�nrmous w85te afresou�ces. This�n�l�fs rmportant
k
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 21
� t
Kirn Jarden . `. - .. --• _
Fmm: Ldslic Smyth<leylle9�'1yth�sb�lobal.net�
sam= Thuraday,Augva:29,2�id 11;d6 AM
To• 14im Jards n
SuhJ9G: FW:Mendocln4Yroa18ntlFlharPermite
Ynportance: Mlg�i
Falfow Up Fiag: Follaw up
fl�q$�st�6: Campl9�
F6fph+C Fl1C,plcase,#or I am n4k 9Vf[If it is Ms.or Mr.lbrddn,
I dnl f�iwerdmg this len�r i��t ChdTI1B Stump to y�u h2r�U5E I F�21 tir.re is urge�t flOVr and waiting Wnlil CFarlie if qg�
Is moB Lirne spent in delay.s. Pleasc will you F�ok irtn tMIS rnatter of the permlts al 4lendo�ino Wpql aMd Fher and du
S6+riP[hirlg—o r at least hegin d qing Sam e:hi�7 PIeaS€! I Lvl d someo ne,p�Fy Ms If la�ghing,thdt I W 95 lf i inking a 4C�t
t8�in��ly oxygen tank o-n whBC15 and walkeF down;4 y9uY of�'Kes[o makB Ch15 fPyuest in pers4n-�n figured tiia�
w6�ld be a 6it excesslMe,
Please mntae!me shvu�d)mu have any quastinns,
l.esfie H.Smyr�
F7am:L.eslie Smytn ma� s6c I ]
se�:Tn��d�r,���s.�or4 ii:as�
Ta;atu �lal�,[grt�
Suhjer#;Mendoclno waol ana�iher aQ�ps
H�Cnarlie,
1'au rtwst likclydnn't remem6er me,6ut we met qnig o�hwice when I was Prpsld2nt at the Board at:he Fard Street
PY6�ECl.That was a feW yEdfS 8g0. I 5111 Sendi�sg ynu[hk F10t!now he�auie 9f 56rt12thing a hit mp�Lurrent_
anp af ukiah's real prqhlgms ls la[kaf welf-payll�g�7b5[oraur ypu�g men end womea thdt wIIJ enah.+e thern;o S[dy In
ourcommunity ratherthan moving away to mslae a diviqg, Matthew GIPoer!is ooe Ipr�l Young man who is trytng to
thange that pd[te+n,alhelt in a small way, Ai[onsidera6le financlal rlsk tn himselFand hls famfly,he camQ pa��q�3�lah
to 6ggin Mendodno Waol and�herwhi�h wlll not onty provide his famliy with a iiving,quK vAl!also provide needed Jo6s
in ehe enmmUniSy. Ik woukl also help Cnunryrfarmeis wi[h a gopo loca!plaoe[o mfll t4elrwaol.!have h���q;44 meny
stories ahout sen�lfngflee�es away for m�l�ing only to rrce6re bsck fltczo of an entirelyd4fferent oolor aqd texture.,,
o6viously from someone alse's'sM1eep,The1'C Is no questionthe mlll Is badly needed.
hlatt hes�ealfy h'led to meet all the�equir�ments oF;he pe�mlttingand planning p�ucess as they�rn�up. Howevpr,
2heytw�[fnue lu❑ome up and nvwthe en[IrP pmoess is delayed y2�again when the tlming has hecame cnxial(nr
�ontlnued wlablllty of hia entire proJect. H2 hasalwaysppld me how FelQful indlYld�,als m llkiah's pfann3ng 6epartmerrt
haVp 6B�r1;th2 dlf#i�uNy is wjq�the COltkinual app22rgfICR p4 new requireme�j y�idt wer2 npt RIPl1[IOrY�d eariier either
YefbaUy oY In wYiting.The let9st hldep appears tp q�pyer handicapped pafking. Hvw i am quhe handlcapped�ozygen at
4-S L/minuLt and great dif�Ulky welkingJ and E haye ncuef h8d�crydi{�ult}'In e[[255ing the hulfdllyg V1here the rnill will
4e IoceEed.
Would Pt not be possihle to"fs3t�h�tk"the perml�prp�psswit}the underst�ndirgtMax(he requined handlr�pped space
wlil he put in-i�you absalutely must have it7 The r�ason i pu;rtthls way Isthacrhere are 6asinesses;n tawn wl[h tiav
i
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 22
� �
Kirn Jardan �
F�nrn� Sur�SFM1B Psdle�peoffi�so�ne{�
$e�: Thu�eda6S Au9ust 29,201R 3:38 RM
Ta: i4im Jardan
SuhJect: FWd;MCM1tlOtr�o Wool 8 Flber RBrl111tE
Follrnr Up Fleg; Follow iip
F[�y Statuc: Comple6ed
Mr.S�p has rcdirccicd his emails la!roa. Pcrhags yoo cauld help this bus�ncss get esteblishexl. �'hey aure
havc s n�hale conuuunity b:r:k;ng Mhcm with financial supprnt fmm acsnss che caun�ry-
'Thank You.
5uany Fsotn
�.•--O�igin��itasagc--------
Subfect:Mandocino Wool&Fi6erperi�ta
Date:Thu,2$Au�,2p1�15:3D:]�-0?04
�h'am:Sunshinc Pso�Csvso[af�sani�ne[x
T o:c s h c mn Cr�ci riro fuk;ah_c om
C�arlic 5tump,Plaruting I7irecbor,Ci#y of L`ki�lr Plsuning 6egartment,
He21a my name is Sunny Psata and 1 am a resident of 5onoma Caunty,l am n dono�to and
suppnrber of Mendocino Wool&Fiber,a new wno�miil in Ukiah owned 6y Mart and Sarah
Gilhert_As you k,imv,Mart has warkcd with ynu an rnill p[anning and permitting for ncarly one
year-Mili suppaT[ars lilce mt hopcd that Mat�wnufd mcet his goel af the mill❑pcning by Augusl
201�,bat lhe planniug and permit requiremcnts for[he mil]site ere unclear and ever c�anging.
I respeCTFully 7sk s�ld encx�urage yuu to woxk closciy wifli M�St i4 solidEfy aitc requirements arid
1n111 plans as suon aR ixassibie,and to enable permirting and building ta move forwaid,
Northem Californ�a wool gmwe�s and U.S.manuFacturing need ihis woal ini11,which will be e
#erriFic addition lo thc city of[Jkiah and s�utx�unding area and rural eoonom�,
M}�xister and I ar�e iook3ng tarward�a trip to L11daEi thc cnd of Qctober to visit the Sun House,
have lunah.stop by Hc;di's�'am Havan und sce Ariendncino VVool&.Fiber to celebrate my sistct'a
binhday. We are coming from Sanoma Caunty,becAUSe we da not ha�+e a mill hcrc. Like yours,
our county is known for it�sh�e�p,yet each ycar the waol must be s�nt far away tn be processed if it
ia even denl�with.hTan and Sarai�Cilbert h�ve�salurion to keep the wovl in Cal�fio�nia wbile
p�aviding p�nducte tha[mgny wauld want. !f you havc never seen Irnittcrs in a yaru siiop,[hen yau
i
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 23
�
ti'fCSCJ S L�I EII I IULI
�.�}.Yi[]3'i.l.r5
}3f[10�3,`'�!�L��bCJf]
lh'u'4ti',5'YCSI;I ti,C OTTi
.?s7^Ufi�-,3k(;
June 29, 2414
Ip fhe C-Ety oG Llkiah wlanning llepart�e�#=
Jviatt Gilbert has been a pivata I member of my farm's health by coming o�t
once a year and shearing rny flock of inerityc,sheep tfrat turn c}ut tc,haur.tl,e
finast r+.n-+nf ir�thr ct�re fv�a 1hp Fi}�r'rs�rr!y,��yl trctin��rnjr rt}fnr nPaelv a
cfeeade naw.
For ihe past few years Mau has been working an a plan io pui up a fine
fi6ered rvool spinning mill, He has wo�lcetl t�refuUy and sfeadi�y on this
pro�ect in c.on�unction wifn tfie many of us+,vitfirn the area who ship our
wonl to Vermant m he spun_
I hope that you�vill seriously consider the positive impacts on pur
r.nmmiinitv fhat fhi�wnnl miJJ in nlanninp wil] hr�n4 niir wav.
I know] am not alone in wa�ting#his mill fo be up and runni ng saan,
Many thanks for your consideratians,
��lly l ax,
Y`
R�CEIVEA
wner; V seis Ltd JUk. 0 g 291�
c�rs or o�xH
pqaav�a r�.voaowu o�raa7+m�r
1
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 24
Mich€lk Jo6oson
{ity of 4lkiah Planoing I]rflsnmcnt
3flU S�minaTy?.vc_
Ukiah,CA 95482
Va}']3,3A}l5
}i9,lohnann,
I hauc s ahccp fann a,�d fihcr hu9en�s l��Sp�19 CimNy,]am ooe aFinany fiherpmducen u�ha h�ve
62ee rery exti[nd[p knpw il�al wr will h0.r�e 1ni11 in our¢rrn Ih¢i cao pinduoc thc kinds ofyems ou:
coalamsrx�isk fw���n:ue nnxiovx]y waisiog to srnd S6er far pracesang to hc ncw Mcodarino VYoal�
ri6er Mdl en�3iad hoped thal o�s2i715 harves[could hc cerdcdand ePuo lhcr�.?.s i[is�hzt CherhaR b?.e�
boxad up snd will hr shipprd to k]ichigen Ear thr rmcess•.ngthst is reqnifed.
[unde�asand cha�thert have hxo delurs in thr p[anningend�sc�mi;4iri(tpiu�:rxx.Tkiis ix arally wu bad as
tlsi�ncw mil]wilk not only hc a grcec r.sourcc far nmtlwrn Colif�xni�fiba praduce[a but x�ll6e a draw
for fNef pmdutefs hhll]obesumers�6 visi�liki�h and the su�undi¢g urca.In¢ddiliom 1 am a donor ta
this mil]anc]would like uo see ii�a�my suppun has mt 6xn Yorno-thiag.
l I1PpC S}SS}y+q4l N'III dp 2+'4Y)'LI]LGg yiML Wn L4 t1cpCSlll.lhe pf9ce55 60[ha:[hC hrTendnaino l4'aal&Filr�r
Mill will hccmnc a rzali[y. ll vn[Y Ee a win-vnn far all inuo]vod.
'Fhank y�u.
Ro�in Lynde
Mendmnfacohs
781]N_himd�en R�
Vecueillc,C�9i6R8
m6 in Qmen di o uj uco 6s.00m
��������
u�ar 1 s 2ati5
�rs�op,nc�aa
esmm�nrs��7+pm� �,rvnxrFC�cxr
1
2
3 Break: 7:18 p.m.
4 Reconvene: 7:25 p.m.
5
6 10. NEW BUSINESS
7 10A. Draft General Plan Housing Element — Senate Bill 2 (2007) Compliance, Discussion and
8 Direction. Discussion and direction of alternative approaches to complying with Senate Bill 2
9 (2007) in regard to the Draft General Plan Housing Element Update.
10
11 Principal Planner Thompson gave a staff report:
12 • To comply with the provisions of SB2, an amendment to the zoning ordinance is required. Staff is
13 suggesting two potential options that would bring the City into compliance with SB2 and allow for
14 certification of the City's Housing Element. It is important for the City to have a certified Housing
15 Element that cannot be accomplished unless the City complies with the provisions of SB2.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 25
1 • Related to compliance with SB2 and Ukiah's Housing Element, Ukiah is required to provide for
2 homeless shelters by right and staff suggests two options to accomplish this goal as specifically
3 addressed on pages 2 and 3 of the staff report.
4 • Changing the zoning district (Manufacturing zones) to allow homeless shelters is a `straight
5 forward' process requiring a zoning ordinance amendment where no corresponding zoning maps
6 need to be modified.
7 • Related to Option 1 (amend Manufacturing District to allow homeless shelters by right), staff is of
8 the opinion parcels zoned `Manufacturing' in town do provide the best locations for homeless
9 shelters and referred to the maps.
10 • Related to Option 2 (create a zoning overlay district), staff is of the opinion there would be less
11 predictability as to location.
12 • As the maps suggests, homeless shelters could by allowed by right in many locations.
13 • Requests the Commission review the two options and provide direction to staff in this regard.
14 • Based on the Commission's direction, staff will prepare a zoning ordinance amendment to bring
15 the City in compliance with SB2 for approval by City Council.
16
17 Commission reviewed the proposed two options and commented:
18
19 Commissioner Watt:
20 • Is there a square footage minimum for the overlay, option 2 scenario to meet the requirements for
21 compliance with SB2? How do existing facilities factor in? Does the requirement for establishing
22 an overlay and/or methods of allowing for a homeless shelter by right say that the facility has to
23 be new area of new development? For example, if a homeless shelter currently exists in an area
24 that has been chosen for the overlay and it takes up all the space for development does this then
25 negate the overlay's compliance with SB2 regulations? Finds it likely necessary go through an
26 analysis to make certain an established overlay has services such as access for traffic purposes,
27 water, sewer hook-up etc. If consideration is not given in this regard then the `rezoning' might be
28 compliant with the rule but not `meet the spirit of the rule.'
29 • How big an area is to be considered, i.e., 5, 10, 20 acres?
30 • Have any property owners stepped forward and volunteer to have their property selected for a
31 homeless shelter?
32
33 Chair Whetzel:
34 • Noted once a shelter is proposed for development at a certain location project would still have to
35 go through the necessary analysis/studies to make certain it complies with the applicable zoning
36 regulations whether it is Option 1 or Option 2.
37
38 Commissioner Hilliker:
39 • Looking at the overlay area/district asked if any of the proposed area is located in the County
40 because the Brush Street Triangle areas are City and County owned and how would this come
41 into play?
42
43 Commissioner Christensen:
44 • Questioned the intent of SB2 other than Ukiah will allow the construction of a homeless shelter by
45 right. What is the bigger picture?
46
47 Principal Planner Thompson:
48 • Related to Option 2 and necessary square footage: The rule is there has to be sufficient vacant or
49 redevelop-able land available to construct a homeless shelter sufficient for Ukiah's needs.
50 • Existing facilities do not factor into the discussion. The intent of SB2 is to make certain there is at
51 least one zoning designation or some type of overlay that would allow a homeless shelter by
52 right.
53 • The City has adopted operating standards for homeless shelters so this aspect is already in
54 place. Use permit or not any homeless shelter would have to adhere to these standards. Some
55 examples of the operating standards include sufficiently addressing distance from schools, size of
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 26
1 building, hours of operation and/or other related standards such that regardless of a use permit or
2 not there are still standards in place that any homeless shelter would have to comply with.
3 • Related to compliance with SB2, for instance, could not take the Ford Street Project property and
4 make just this property an overlay. This would be considered `spot zoning.' While he does not
5 have a solid answer about the technical aspects of establishing an overlay, knows we cannot just
6 take one parcel and make this an overlay. In his discussion about SB2, California Department of
7 Housing and Community Development(HCD) was not clear on compliance as this relates Ukiah's
8 situation concerning the establishment of an overlay and would need more information in this
9 regard. If we go with the overlay scenario cannot just go with one parcel and say this is Ukiah's
10 overlay. The overlay district would have to be a geographically defined area.
11 • Related to a required services analysis for an overlay, a constraints analysis would not be
12 necessary. For a City of Ukiah's size we are fortunate to have services available which may not
13 be the case in other cities. SB2 is essentially tied to the Housing Element so this is HCD's
14 method of getting cities to comply. HCD will not certify a Housing Element unless that city
15 complies with SB2.
16 • According to HCD a site considered for construction of a homeless shelter must be within an area
17 that can effectively accommodate Ukiah's needs.
18 • For the overlay scenario (Option 2)the area would include Ford Street together with the industrial
19 area to the north.
20 • Confirmed the proposed overlay area is located in the City limits; The overlay area would not
21 include the Brush Street Triangle, but rather is located more to the east.
22 • Related to the bigger picture, every city and county is required to comply with SB2. This bill was
23 likely formulated because cities were not allowing or wanting homeless shelters in their
24 communities and using zoning tools to keep them out. Additionally, requiring approval of a use
25 permit made it difficult for homeless shelters to be approved in certain jurisdictions. With SB2
26 makes it possible for cities to select one district where shelters are allowed by right and without
27 approval of a use permit.
28 • Confirmed no one has volunteered his/her land.
29
30 PUBLIC HEARING OPENED: 7:36 p.m.
31
32 Jaclyn Williams, Executive Director of Ford Street:
33 • Provided statistical data concerning the Ford Street Project Winter Shelter and is included in the
34 minutes as attachment 2.
35 • For a while our community had a year-round homeless shelter. However, when funding began to
36 be withdrawn at the federal level, the City lost its funding as did most communities. As such,
37 communities ended up with smaller shelters or having just winter shelters and/or temporary
38 shelters that last only three or four months. Opening a temporary winter shelter is not an easy
39 task and they are typically much smaller than a permanent shelter. The Buddy Elder Center was
40 designed to support 64 persons. This facility no longer functions as a homeless shelter and noted
41 when this shelter was open it created an impact for the Wagonseller Neighborhood. Persons
42 using the facility would exit the site via the Wagonseller Neighborhood.
43 • The intent of a homeless shelter is to `create a home environmenY for persons as much as is
44 possible such that there is not this mass exit though neighborhoods when the shelter hours are
45 over.
46 • Even with SB2, Ford Street is not eligible to apply for any federal funding and would need City
47 assistance so does not know what kind of impact this would have with compliance of SB2. As it is
48 now, cannot apply for federal assistance without approval of a use permit that Ford Street already
49 has.
50 • The City co-sponsored one-half of the winter homeless shelter this year. The statistical
51 information in attachment 2 provides data concerning operation of the winter shelter relative to
52 the number of users and the services provided thereof.
53
54 PUBLIC HEARING CLOSED: 7:40 p.m.
55
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 27
1 Commission noted a discrepancy regarding the maps on page 2 of the staff report for this agenda item in
2 that they are the same.
3
4 Commission reviewed the maps and discussed certain areas in the Manufacturing Zoning Designation
5 and those that would work for an overlay scenario that could accompany homeless shelters allowed by
6 right and found option 2 to be the most practical approach.
7
8 Commission consensus:
9 • Preference is Option 2 alternative for SB2 compliance with Ford Street being included as part of
10 the overlay area.
11 • Staff to proceed with next step in bringing forth a Zoning Ordinance Amendment for Planning
12 Commission review.
13
Att�:hmer� ;; �
STATISTI�� -�ord S#reet Prajec#Winter Sheltar
Operstion:12r11175-4l12�18 �ec Jan Feh March ,4�ri� TOTAL
Inlskes Qurin the Mont� llndu licated fi5 G{'i 4� �2 7F 21�
Average Betf Perpay Count 23 35 43 47 a1 189
Numbor nf Children?.d�ed duri Ihe hlonlh Undu Ik�ted 3 2 � 2 4 9
�venin hleuls Servecl 138 315 3-04 a23 82 13�2
Bed Nighls 484 1ff92 121i F�88 A51 �1726
Chronleal liamelass 38 3fl 2B 12 d 111
hiendaainv Caun€y Residents 64 64 38 3i ii 248
Out af Caun Resldenls 1 2 d 1 0 8
Nv In�m� 92 16 13 7 n �2
Persans P.e�arting hAanlaf Ellness 2d 34 21 1s 3 Q�
Persone with pru and+arAlovhal Issues 25 45 23 17 5 11
Persons with�ual Ui osis 18 2fi 15 8 t d13
Persane with Ph aical pisabilities 18 27 17 15 a 81
Persans with domesGc Vlafence Issues ia 22 12 7� 4 ��
Rgf91'I'dl�Prqvl�{g{{ 2S0 247 1$B 133 1G4 99-0
Persvrra Receiving MediCal or CMSP 45 dd 24 8 4 113
Persans WhoAchieved Housin 0 V 4 4 2 1
Perabns whv vrere awarded TANF,GA,SSI,SSA,SS�I Vet iunding 0 35 2 a o �5
Persons wha rnafntalned oF sacured em lo ern d $ a 3 0 14
pereons whv seeured medioal coverage{Medi aai,CSMP,employerJ 4 36 3 8 0 4
Number o!adults who have slablfzed a Mf pr AO��or 3p+days p 7 11 12 0 9
AUU3T14F1A�CATdG4RlES MAY BE ROOEU
$I�ns 4 5 2 1 2 1-0
14
15 11. PLANNING DIRECTOR'S REPORT
16 • Gave an update on City projects and talked about upcoming Planning Commission projects.
17 • Commissioner Pruden was very active in our community and she gave in so many ways by
18 serving/participating in many programs/committees/community-oriented organizations. Her
19 service as a Commissioner on the Planning Commission and for her extraordinary efforts/work in
20 our community will be greatly missed.
21
22 12. PLANNING COMMISSIONERS' REPORT
23 Commissioner Hilliker:
24 • Found the recent tour and discussion about safety concerning city streets and crosswalks to be
25 very interesting and educational.
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 28
1
2 13. ADJOURNMENT
3 There being no further business, the meeting adjourned at 7:55 p.m.
4
5
6 Cathy Elawadly, Recording Secretary
7
8
9
MINUTES OF THE PLANNING COMMISSION May 13, 2015
Page 29
1 ITEM NO. 9A
2
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
plannin�@cityofukiah.com
" '�""`�"�"'�' (707)463-6203
3
4 DATE: May 27, 2015
5
6 TO: Planning Commission
7
8 FROM: Michelle Johnson,Assistant Planner
9
10 SUBJECT: Request for an Approval of a Minor Use Permit to allow live entertainment and special
11 events at 585 North State Street, APN 002-123-15
12 File No. 12-11-UP-PC
13
14
15 RECOMMENDATION
16
17 Staff recommends that the Planning Commission approve the proposed project based on the draft
18 findings included in attachment 1 and subject to the draft conditions of approval included in attachment
19 2.
20
21 PROJECT DESCRIPTION
22
23 An application has been received from Staci McGrew owner of The Pub for approval of a Major Use
24 Permit to allow live entertainment, and special events at 585 North State Street (see attachment 3,
25 Project Description; and attachment 7, Project Plans). As part of the application materials, the applicant
26 has provided a Management Plan that is intended to provide a method of ensuring adequate security
27 during events (see attachment 4).
28
29 The Use Permit would allow the following:
30
31 • Live Entertainment in the form of amplified music such as a band or a disc jockey would occur
32 inside the Pub twice a month;
33 • Fridays or Saturdays nights; between the hours of 7:00 p.m. and 12:00 a.m.; and Karaoke or
34 Open Mic on Tuesday evenings 7:00 p.m.to 10:00 p.m.;
35 • Special events such as fundraisers, non-profit events and private dinners would occur inside;
36 • The Pub; may or may not include live music and would occur Saturdays or Sundays 1:00 p.m. to
37 7:00;
38 • 20 over-flow vehicle parking spaces at Ukiah Credit Bureau;
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
1
1 • U-shaped bike rack for three bicycles
2
3
4 SETTING
5
6 The project site is located on a developed lot on the southeast corner of State Street and
7 Clara Street and contains a single story commercial building (see attachment 3, Project Description).
8 The parcel also contains a parking lot and associated landscaping. The property is zoned Community
9 Commercial (C-1) and is surrounded by the following uses:
10
11 • North: Multi-tenant office and single-family residential (C-1) and (R-1)
12 • South: Laundromat (C-1)
13 • West: Professional Office building zoned Community Commercial (C-1)
14 • East: Credit Bureau of Ukiah (C-1)
15
16 BACKGROUND
17
18 As noted above the subject parcel contains a single structure which houses three separate businesses,
19 The Pub Sports Bar, Five Star Catering, and more recent Tognoli's Restaurant. The Pub Sports Bar has
20 operated at 585 North State Street since 1984.
21 The Pub Sports Bar is currently operating under a Type 48(On Sale General-Public Premises) Alcoholic
22 Beverage Control (ABC) license. This license authorizes Bar and Night Clubs the sale of beer, wine and
23 distilled spirits for consumption on the premises where sold.
24 In 1994 The Pub Sports Bar ABC license had a condition added that prohibited live music; the police
25 department reported problems associated with live music that included loud music, parking, fighting,
26 and litter complaints associated with The Pub Sports Bar. The business owners are currently reapplying
27 to reinstate the live music on their license; upon investigation it was determined that no use permit has
28 been approved by the City allowing live entertainment at 585 North State Street. Therefore, the
29 applicant has submitted an application requesting approval of a use permit to allow the live
30 entertainment and special events.
31 STAFF ANALYSIS
32 General Plan. The land use designation of the subject property is Commercial (C). This land use
33 designation identifies areas where commerce and business may occur. The existing commercial use is
34 consistent with the General Plan designation of the subject property. The proposed live
35 entertainment and special events uses are consistent with the existing commercial use of the parcel.
36
37 Zoning and Site Analysis. The C-1 zoning district allows live entertainment per section 9082 with a
38 Use Permit. Table 2 below includes the applicable requirements of the zoning ordinance with staff
39 analysis.
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
2
1
2
Table 2:Zoning Ordinance and Site Analysis
Zoning Ordinance Requirement Staff Analysis
Development Standards
The zoning ordinance includes development The project site is developed and no modifications to
standards for setbacks, building height, site area and the exterior of the building, building footprint or site
yard setbacks.ZOSections9083,9084,9085 configuration are proposed as part of this
application.
Uses
Accessory Uses. Section 9081 of the ZO allows Uses Accessory Uses. The "special events" described in the
accessory to any the allowed uses in the C-1 district. Project Description are consistent with private parties
that are common as part of restaurants and bars with
dining. Therefore, the special events described are
considered an accessory use and do not require a use
permit.
Live Entertainment. Section 9082 of the ZO allows live Live Entertainment. The applicant is requesting
entertainment and special events with approval of a approval to have live entertainment and special events
Use Permit. per the requirements of the Zoning Ordinance.
Vehicle Parking
Vehicle Parking. Section 9198 of the ZO regulates the Vehicle Parking. The Pub has a total of 92 seats, with
minimum number of parking spaces required for an overall capacity of 98. The parking requirement is
restaurant and bar is one parking space for every 36 spaces. The site contains 5 spaces. The business
three(3)seats,with a minimum of four(4)spaces. owner has a parking agreement with the adjacent
property, Ukiah Credit Bureau to use 20 parking
spaces after business hours for overflow parking. The
project is deficient by a total of 11 parking spaces.
The proposed Use Permit for Live Music will not
change the existing capacity of 98 people for the bar.
Planning Commission has the authority to modify the
vehicle parking requirements based on the "size, scale
and intensity"of the project.
Staff concludes that the reduction in vehicle parking
spaces is reasonable and warranted and has provided
a draft finding to support the reduction.
Bike Parking
Bike Parking. Section 9086 E requires that bicycle Bike Parking. Given that there are 36 parking spaces
parking shall be provided in all commercial projects. required the Zoning Ordinance requires three bicycle
The number of bicycle parking spaces shall be not less parking spaces to be installed in a safe location. Staff
than ten percent( 10%)of the number of required of has included draft condition of approval 15.
Landscaping
Landscaping. Section 9087 of the ZO requires all Landscaping. The site is currently landscaped and no
projects that require discretionary review within the C- new landscaping is proposed and no landscaping
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
3
Table 2:Zoning Ordinance and Site Analysis
1 zone to include a landscape plan. would be removed as part of this application
The City approved the Pub Sports Bar prior to adoption
of the 20% landscaping lot coverage standard. The
existing approved Pub Sports Bar has very little
landscaping. The existing property is developed with
two buildings and a parking lot;which leaves very little
opportunity for new landscaping. Section 9087 of the
City Code,gives the Planning Commission the authority
to modify the required elements of a landscaping plan
"depending upon the size, scale, intensity,and location
of the development project."
Staff concludes that the reduction in landscaping is
reasonable and warranted and has provided a draft
finding to support the reduction.
1 Ukiah Airport Master Plan.The project site is located outside the Airport Compatibility Zone;therefore
2 is not required to meet the criteria for The Ukiah Airport Master Plan Zoning.
3
4 Use Permit. In order to approve a Use Permit,the findings included in Zoning Ordinance section 9262(E)
5 are required to be made.The required findings and staffs analysis are included in the table below:
6
Use Permit Findings Staff Analysis
The proposed land use is consistent with the provisions The proposed project is consistent with the General
of this Title as well as the goals and policies of the City Plan as described under General Plan above.
General Plan.
The project is consistent with the Zoning Ordnance as
described in Table 2 above.
The proposed land use is compatible with surrounding Hours of operation. The application requested that the
land uses and shall not be detrimental to the public's hours of operation for the live entertainment be 7:00 to
health,safety and general welfare. 12:00. The properties across Clara Street are zoned R3
therefore staff has added draft condition of approval 2D
that reduces the hours for outside live entertainment to
be consistent with the noise ordinance.
Parking. The site contains 5 onsite parking spaces on
site. Although not counted toward the parking
requirements, there is also on street parking available.
The applicants have an agreement with Ukiah Credit
Bureau to provide 20 overflow parking spaces for
patrons after business hours. A draft condition of
approval has been added to ensure that overflow
parking for The Pub continues to be provided.
Noise. Live entertainment would only be allowed twice
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
4
per month and within specific hours. The limited
number of days and hours would ensure that the
neighborhood would not be adversely impacted. Live
entertainment and/or other music is often part of the
operation of a bar and the number of days per month
and hours requested by the applicant is significantly
smaller than the operating hours of The Pub. Draft
conditions of approval 2 & 6 have been added to
address the hours lowed for live entertainment and to
address concerns related to public comment.
A Management Plan has been prepared by the
applicant (see attachment 4) that includes procedures
to ensure that the noise level will be monitored and
would not result in adverse impacts on the surrounding
neighborhood.
The parcels located to the North of the Pub on the
North side of Norton Street are zoned High Density
Residential (R3). The Noise Ordinance has lower noise
standards for the R3 district than the C1 district. In
order to avoid a conflict with the noise regulations for
the R3 zoning district, a condition of approval has been
included that does not allow amplified music after 7:00
p.m. and requires exterior doors to be closed when live
entertainment is being performed in The Pub.
The project will not be detrimental to the public's
health , safety and general welfare based on the
following:
• Through the use permit, the operational
characteristics are regulated and conditions of
approval have been added to reduce any
adverse impacts as discussed above.
Therefore, the project would not be
detrimental to the surrounding uses.
• The Project, including the project description,
Management Plan, and public comment
received, was reviewed by the Police
Department. The Police Department did not
provide any conditions of approval for the
Project. In addition, conditions 2 to 11 applied
to the Project in order to address any adverse
impacts of the Project and the concerns
expressed by neighbors were discussed with
the Police Department and were acceptable.
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
5
• The project has been reviewed by the Fire
Marshal, Police Department, Building Official,
and Public Works and any review comments
from these departments have been included as
conditions of approval.
• The project is required to comply with all
federal,state and local laws.
1
2 ENVIRONMENTAL REVIEW
3
4 The proposed project is exempt from the provisions of the California Environmental Quality Act
5 (CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301 Class 1,
6 Existing Facilities based on the following:
7
8 • The proposed project will be ancillary to an existing business and does not involve
9 hazardous materials;
10 • The location is not environmentally sensitive and does not include any drainage courses
11 or bodies of water(such as creeks or streams);
12 • The site is developed with an existing building and parking lot, utilities and services
13 already are available at the site and no expansion of the existing building footprint is
14 proposed as part of the project.
15
16 PUBLIC NOTICE
17
18 A notice of public hearing was provided in the following manner:
19
20 ■ posted in three places on the project site on May 14, 2015;
21 ■ mailed to property owners within 300 feet of the project site on May 14, 2015; and
22 ■ published in the Ukiah Daily Journal on May 17, 2015.
23
24 As of the writing of this staff report, public comment has been received in support of Live Music at 585
25 N. State Street(see attachment 5, Public Comment).
26
27 DECISION TIMELINE
28
29 The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The PSA
30 requires that a decision be made on the project within 60 days of the application being deemed
31 complete. This application was submitted to the Community Development and Planning Department on
32 April 7, 2015 and was deemed complete on April 28, 2015. As such, a decision must be made on the
33 project no later than September June 27, 2015. The applicant may request a onetime extension of the
34 decision timeline.The next regularly scheduled Planning Commission meeting is May 27, 2015.
35
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
6
1
2 ATTACHMENTS
3
4 1. Draft Use Permit Findings;
5 2. Draft Use Permit Conditions of Approval;
6 3. Project Description submitted by applicant date stamped April 7, 2015;
7 4. Management Plan date stamped May 20, 2015;
8 5. Public Comment
9 6. Department Comments
10 7. Plans submitted by applicant April 7, 2015.
The Pub
Live Entertainment,and Special Event Use Permit
585 North Main Street,APN 002-123-15
File No.875
7
ATTACHMENT 1
1
2
3 DRAFT USE PERMIT FINDINGS
4
5 LIVE ENTERTAINMENT AND SPECIAL EVENTS
6 AT 585 NORTH STATE STREET, APN 002-123-15
7 FILE NO: MUNIS 875
8
9 The following findings are supported by and based on information contained in this staff report,the
10 application materials and documentation, and the public record.
11
12 1. The proposed project, as conditioned, is consistent with the goals and policies of the General
13 Plan as described in the staff report and Table 1.
14
15 2. The proposed project, as conditioned, is consistent with the Zoning Ordinance as described in
16 Table 2 of the staff report.
17
18 3. The proposed project, as conditioned,will not be detrimental to public health,safety and
19 general welfare based on the following:
20
21 A. Through the use permit,the operational characteristics are regulated and conditions of
22 approval have been added to reduce any adverse impacts as discussed above.
23 Therefore,the project would not be detrimental to the surrounding uses.
24 B. The project has been reviewed by the Fire Marshal, Police Department, Building Official,
25 and Public Works and any review comments from these departments have been
26 included as conditions of approval.
27 C. The project is required to comply with all federal, state and local laws.
28
29 4. The proposed project is exempt from the provisions of the California Environmental Quality Act
30 (CEQA) pursuant to Section 15303 Class 3, conversion of small structures and Section 15301
31 Class 1, Existing Facilities based on the following:
32
33 A. The proposed project will be ancillary to an existing business and does not involve
34 hazardous materials
35 B. The location is not environmentally sensitive and no drainage courses or bodies of water
36 (such as creeks or streams).
37 C. The site is developed with an existing building and parking lot, utilities and services
38 already are available at the site and no expansion of the existing building footprint is
39 proposed as part of the project.
40
41 5. The proposed parking does not meet the requirements of the City Code. A parking contract has
42 been established between the owner of Ukiah Credit Bureau and the applicant to allow over-
43 flow parking after hours of(20 vehicle spaces spaces).
44
45 6. The Planning Commission has the authority to modify the required elements of a
46 landscaping plan "depending upon the size, scale, intensity, and location of the
47 development project." The reduction of landscaping is reasonable and appropriate for the
48 following reasons:
ATTACHMENT 1
1
2 A. The existing property is developed with two buildings and a parking lot;which leaves
3 very little opportunity for new landscaping.
4
5 7. Notice of the proposed project was provided in the following manner as required by the Zoning
6 Ordinance:
7
8 A. posted in three places on the project site on May 14, 2015;
9 B. mailed to property owners within 300 feet of the project site on May 14, 2015; and
10 C. published in the Ukiah Daily Journal on May 17, 2015.
11
12
ATTACHMENT 2
1
2
3 DRAFT USE PERMIT CONDITIONS OF APPROVAL
4
5 LIVE ENTERTAINMENT AND SPECIAL EVENTS
6 AT 585 NORTH STATE STREET, APN 002-123-15
7 FILE NO: MUNIS 875
8
9 1. Approval is granted to allow live entertainment and special events as described in the project
10 description submitted to the Planning and Community Development Department and date
11 stamped April 7, 2015 and April 7, 2015 and the Management Plan date stamped April 7, 2015
12 except as modified by the following conditions of approval.
13
14 2. Live Entertainment is allowed subject to the following:
15
16 A. Live entertainment is allowed in the form of a live band and/or disc jockey. Live
17 entertainment may be amplified or non-amplified.
18
19 B. Live entertainment is allowed only on Friday or Saturday and may occur no more than
20 two times per month.
21
22 C. Within The Pub, the hours for live entertainment are limited to 7:00 p.m. to 12:00 p.m.
23 In order to reduce noise when live entertainment is occurring within The Pub, exterior
24 doors shall remain closed.
25
26 D. No outdoor amplified live entertainment is allowed.
27
28 3. Special Events that include live entertainment are allowed subject to the following
29 requirements:
30
31 A. Live entertainment is required to comply with condition of approval#2 above.
32
33 4. Prior to the commencement of any special events or live entertainment allowed as part of this
34 Use Permit, the applicant shall prepare draft language for signage to direct patrons to overflow
35 parking located at the Ukiah Credit Bureau parking lot and a site plan showing the location of
36 the signage for staff review and approval. The staff approved signage shall be installed prior to
37 commencement of any live entertainment or special events.
38
39 5. In the event the overflow parking located at Ukiah Credit Bureau parking lot is no longer
40 available, alternative overflow parking area shall be provided, subject to review and approval of
41 the Planning Department.
42
43 6. All employees of The Pub shall be given a copy of the approved Management Plan and these
44 conditions of approval.
45
46 7. The Pub shall be open no later than midnight on nights with live entertainment.
47
1
ATTACHMENT 2
1 8. At least 14 days prior to the live entertainment event, the applicant shall inform the Police
2 Department and Planning and Community Development Department in writing of the date,
3 time, and type of event.This notification can be in the form of an email.
4
5 9. At least one owner of The Pub shall be onsite during all live entertainment events.
6
7 10. This Use Permit shall be reviewed within 12 months of issuance by the Planning Director to
8 determine compliance with the conditions of approval,the number of Police calls and amount of
9 Police staff time associated with the Use Permit, and any complaints received. If the Planning
10 Director determines that the use is not in compliance with the conditions of approval and/or
11 that the use requires additional review, the Use Permit shall be scheduled for review by the
12 Planning Commission. Review of the Use Permit by Planning Commission shall include a public
13 notice and the applicant is responsible for paying the costs associated with Planning Commission
14 review of the Use Permit (cost recovery). If complaints are received during the first 12 months,
15 this Use Permit shall be reviewed annually by the Planning Director as described above. The
16 Planning Director shall determine if Planning Commission review of the Use Permit is required.
17
18 11. In order to reduce noise and loitering within the parking lot, at the close of business each night
19 The Pub owners/staff shall ensure that their patrons have left the site by 12:30 a.m. each night.
20
21 12. Any modifications to the ABC license for the premises may require an amendment to this Use
22 Permit or a new Use Permit to allow an increase of the hours during which alcohol is served.
23
24 13. All provisions of the Management Plan to Operate The Pub shall be adhered to at all times.
25
26 14. Bike parking to accommodate four bikes shall be installed. Inverted "U "style rack is preferred.
27 The applicant shall provide a site plan that shows the proposed location of the bike racks for
28 staff review and approval. Bike racks shall be installed in the location approved by staff prior to
29 any live entertainment event occurring on the site.
30
31 15. Activities approved as part of this Use Permit are subject to the requirements of Ukiah City Code
32 Division 7, Chapter 1,Article 6 (Noise Ordinance).
33
34
35 From the Police Department(Trent Tavlor)
36
37 16.As a condition of any use permit granted the applicant must obtain and maintain the proper
38 modifications and conditions to their Alcohol License as required by the California Department
39 of Alcohol Beverage Control.
40
41 17. As a condition of any use permit granted the applicant have a written Security Plan in place that
42 is meets the approval of the Ukiah Police Department prior to commenment of live music
43
44 18. As a condition of any use permit granted; If the live entertainment or cover charge events cause
45 the need for a Police Response more than two (2) times in a calendar year,the permit holder
46 will be required to thereafter submit a security plan to the Ukiah Police Department for approval
47 a minimum of 45 days prior to any future events.The plan will articulate in detail the event
48 planned and clearly describe how security will be staffed to minimize the need for police
2
ATTACHMENT 2
1 responses. In such cases, approval or denial will be provided to the applicant no less than 30
2 days prior to the proposed event.
3
4 19. As a condition of any use permit granted the facility will be open to inspection during live
5 entertainment and coverage events and the Ukiah Police Department will not be denied access.
6
7 20. As a condition of any user permit granted; In the event of a change of ownership or
8 management of the facility associated with the live entertainment.the City shall be notified on
9 the change in ownership/management.The new owner/manager shall meet with the Planning
10 Department and Police Department to review this Use Permit and Security Plan.The new
11 owner/manager shall indicate in writing if any modifications to the uses allowed by this Use
12 Permit are proposed and shall identify the proposed modifications.Any proposed modifications
13 shall be reviewed by the Planning Department and Police Department.The Planning Director
14 shall determine if the proposed modifications are consistent with this Use Permit or require
15 approval of an amendment to this Use Permit and shall determine if the amendment is minor
16 (Zoning Administrator) or major(Planning Commission).
17
18 From the Fire Marshal (Kevin Jennin�s)
19
20 At this time the Prevention Bureau has no recommendations regarding the applicants request to provide
21 live music at the stated address. Adding a live music venue does not change the occupancy of the
22 existing building.
23
24 From the Buildin�Official (David Willou�hby)
25
26 21. At no time shall there be more than 19 people dining or assembling on the second floor deck
27 unless details and calculations showing that the deck meets the minimum requirements of the 2010
28 California Building Code for floor loads and seismic bracing are submitted to the Building Official for
29 review and approval.
30
31 Standard Citv Conditions of Approval
32
33 22. Business operations shall not commence until all permits required for the approved use,
34 including but not limited to business license, tenant improvement building permit, have been
35 applied for and issued/finaled.
36
37 23. 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 24. The property owner shall obtain and maintain any permit or approval required by law,
41 regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
42 agencies as applicable. All construction shall comply with all fire, building, electric, plumbing,
43 occupancy, and structural laws, regulations, and ordinances in effect at the time the Building
44 Permit is approved and issued.
45
46 25. A copy of all conditions of this Use Permit shall be provided to and be binding upon any
47 future purchaser,tenant, or other party of interest.
48
3
ATTACHMENT 2
1 26. All conditions of approval that do not contain specific completion periods shall be completed
2 prior to building permit final.
3
4 27. This Use Permit may be revoked through the City's revocation process if the approved project
5 related to this Permit is not being conducted in compliance with these stipulations and conditions of
6 approval; or if the project is not established within two years of the effective date of this approval;
7 or if the established use for which the permit was granted has ceased or has been suspended for 24
8 consecutive months.
9
10 28. This approval is contingent upon agreement of the applicant and property owner and their
11 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
12 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
13 brought against any of the foregoing individuals or entities, the purpose of which is to attack, set
14 aside, void or annul the approval of this application. This indemnification shall include, but not be
15 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted by
16 any person or entity, including the applicant, arising out of or in connection with the City's action on
17 this application, whether or not there is concurrent passive or active negligence on the part of the
18 City. If, for any reason any portion of this indemnification agreement is held to be void or
19 unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in
20 full force and effect.
21
22
4
� Attcschment # 3
March 1, 2015
Re: The Pub Sports Bax, Use Permit
585 N. State Street
Ukiah, CA 95482
Cify of LTkiah
Planning and Communify Development Deparlrnent
300 Seminary Ave
Ukiah, CA 95482
Dear Sirs,
The Pub Sports Bar, is seeking a Use Permit to allow live entertainment and
special events at our location of 585 N. State Sireet.
We are mostly surrounded by commercial properties wifih a small amount of
residential properti.es.
We would like to have live music iwice a month on Frida.y or Satu.rda.y nights.
The hours for the live entertainment would be from 7:00 PM until 12:00 AM.
We will have two security people on hand during the entire live music event. One
securi�y person will mon�tor the front door and the other security person
roaming among the crowd. The side door will rernain locked fo the outside, but is
equipped with panic haxdware for exit only. One owner will be present during
these events.
The current occupancy for our buil.ding is 98 and we would Iimit public
occupancy for events to 80 to accommoda.te for employees and band members.
We will notify the police deparhnent two weeks pr�or to the live music events.
The Pub would also like to ha.ve Karaoke or Open Mike on�esday evenings from
7:00 PM until 10:00
PM.
We also seek pexmission for Special Occasion events such as fundraisers, non-
profit events and private dinners from 1:00 PM thru 7:00 PM on Sa�urdays or
Sundays, that may or may not or include live music.
We have four parking spaces and one van accessible handicap parking space for
a total of 5 spaces located on our proper�y.
We have an agreement for overflow parking for the events with the Credit
Bureau of Ukiah at 117 Clara Avenue. It has an additiona120 paxking spaces.
This will bring the total paxking spaces available to 25.
An approved sign will be posted during these events to direct overflow parking to
that site.
A bike rack will be installed in the unused space in our front paxking lot closest
to the properfy line on fihe south side.
In regards to landscaping, we have always had a problem with it since the
parking lot comes right up to the door. In the past we have fried barrels with
small trees, but they have always vandalized by people using them as bathrooms,
tipping them over or throwing them in State or Claxa Streets causing a driving
hazard. Without them it also provides for a cleax view of the front of the building
for the police from State Street.
One thought might be that we could provide a sma11 movable fence to screen fhe
dumpsters from view on State Sfreet.
Thank you for your consideration,
c�,c� `-'1 � �
Staci McGrew
��
Don Delahoyde
Proprietors
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MANAGEMENT PLAN ATTACHMENT 4
THE PUB SPORTS BAR
585 NORTH STATE STREET
UKIAH, CA 95482
May 20, 2015
City of Ukiah
Planning and Community Development Department
Re: Special Events Security Plan
We are submitting a request for live music twice a month on Friday or
Saturday nights. The hours would be from 7:OOpm until 12:OOam. Either
professional or in house security will be provided. It is anticipated that
musical bands on weekends will attract large crowds which may require
professional security services of independent companies.
The Pub would also like to have Karaoke or Open Mic on Tuesday
evenings from 7:OOpm until 10:OOpm. We also seek permission for Special
Occasion events such as fundraisers, non-profit events and private dinners
from 1 :OOpm thru 7:OOpm on Saturday or Sundays, that may or may not
include live music. These such events may require professional or in house
security depending on anticipated demographic of attendees.
Parking lot security would be included in the supervision responsibilities of
security personnel, whether it be in house or hired. A strict no lottery policy
will be implemented.
During all events a owner will be present at all times.
Management will also notify the police department of all live music events
two weeks prior of event.
�
�
�:�`�t"����";���' ��' �
March 24, 2015
To Whom It May Concern:
I am writing this letter in support of The Pub Sports Bar ta provide live/musical entertainment.
As a former business owner in Ukiah, I believe we must fully support businesses in keeping
money spent locally. It is one of the few establishments that has loyal patrons and generously
supports local athletic programs. Ukiah needs a place where people can enjoy themselves; a
night of music and dancing is not only healthy but brings the community together. Music is
essential to a bar business. Yes, there is another business entity that offers this but not everyone
falls into this "hipster" entertainment.
As a middle aged woman, I would love to be able to stay in tow�n (Ukiah) and enjoy some
county, rock, or alternative music, a rnovie, and nice dinner date without having to travel one
hour and then spend on a hotel because my home town doesn't offer this.
The Pub Sparts Bar has a reputation of being a safe environment and treats their customers with
the upmast hospitality. They will call a cab for you if needed, offer a peaceful place to hang out,
and employs local residents ta do so. I am continuously impressed with The Pubs service. As a
regular patron I see many people wha stop in that are just traveling through Ukiah and this would
add to the amazing experience. Entertainment at The Pub would be a great addition to Ukiah's
limited night life.
If you have any questions please feel free to contact me at 707-621-1128.
Sincerely Hopeful,
1
Rose Hernandez
�
March 27,2015
To Whom It May Concern,
My name is Ray Vargas and my family and I (ive at 118 Ciara Avenue. We are in the neighborhood of
The Pub Sports Bar. I am writing this letter to say that I have lived here for quite awhile and have not
experienced an issue with noise or problems associated with their business.
I would like to see Ukiah have more establishments with live entertainment our town can use to have
events to attend year round that is affordable and fun to do.
Sincerely,
Ray Vargas
�
t r�'� �
�;
t � �� �'�;r,<��'"
� � { r��,� �
,
� �
March 27,2015
To Whom It May Concern,
My name is Randy Doughtry I live at 116 Clara Avenue which is across from The Pub Sports Bar. I am
writing this letter regarding the applicatian for live entertainment The Pub Sports Bar is applying far. As
a resident in the neighborhaod the noise is not a factor and I do not notice any problems with business
and their patrons.As a musician myself I feel Ukiah needs more local establishments ta play at and host
events for musicians like myself to perform at.
I hope that The Pub is granted this permit for aur town could use to have more music events to attend
in our community.
Sincere�r, � j
'����`�- , t�--�°°'�
Randy Daughtry
�, �
f�GZG�G1:f�GGL 1�Gw!lQ�' ,�i' T" '�'
601�2 s� s�.
Zt�cta�i (�cz, �lv482
Apri) 1, 2015
My company has been on the opposite corner of The Pub for more than 25 years.
We find them to be good neighbors, and have not had any problems with the
owners or the customers in that period of time. We think it would be a nice
addition to the community to have a location for local talent to perform.
)�t�� (,,,�,�--
� �' N /
Pamala Rones C.P.A.
l; �
March 24, 2015
To Whom It May Concern:
I am writing this letter in support of The Pub Sports Bar to provide live/musical entertainment.
As a former business owner in Ukiah, I believe we must fully support businesses in keeping
maney spent locally. It is one of the few establishments that has loyal patrons and generously
supports local athletic programs. Ukiah needs a place where people can enjoy themselves; a
night of music and dancing is not only healthy but brings the community together. Music is
essential to a bar business. Yes, there is another business entity that offers this but not everyane
falls into this "hipster" entertainment.
As a middle aged woman, I would love to be able to stay in town (Ukiah} and enjoy some
county, rock, or alternative music, a movie, and nice dinner date without having to travel one
hour and then spend on a hotel because my home town doesn't offer this.
The Pub Sports Bar has a reputation af being a safe environment and treats their customers with
the upmost hospitality. They will call a cab for you if needed, offer a peaceful place to hang out,
and employs local residents to do so. I am continuously impressed with The Pubs service. As a
regular patron I see many people who stap in that are just traveling through Ukiah and this would
add to the amazing experience. Entertainment at The Pub would be a great addition to Ukiah's
limited night life.
If you have any questions please feel free to contact me at 707-621-1128.
Sincerely Hopeful,
Rose Hernandez
� �
March 27,2015
To Whom It May Concern,
My name is Ray Vargas and my family and I live at 118 Clara Avenue. We are in the neighborhood of
The Pub Sports Bar. I am writing this letter to say that I have lived here for quite awhile and have not
experienced an issue with noise or problems associated with their business.
I would like to see Ukiah have more establishments with live entertainment our town can use to have
events to attend year round that is affordable and fun to do.
Sincerely,
Ray Vargas
>
f �
i f� �2�'C.! �
:� � ( (�,�`��' �
�..�
j
�,
March 27,2015
To Whom It May Concern,
My name is Randy Doughtry I live at 116 Clara Avenue which is across from The Pub Sports Bar. I am
writing this letter regarding the application for live entertainment The Pub Sports Bar is applying for. As
a resident in the neighbarhood the noise is not a factor and I do not notice any problems with business
and their patrons.As a musician myself I feel Ukiah needs more local establishments to play at and host
events for musicians like rnyself to perform at.
I hope that The Pub is granted this permit for our town could use to have more music events to attend
in our community.
�
Sincere�, � j
l ��
Randy Doughtry
� �
�GLGLLR GGG 1�C�+GIQ�• ,�j, j�.�•
6oT� s� s�.
?t��cal ea, �i54�2
Apri) 1, 2015
My company has been on the opposite corner of The Pub for more than 25 years.
We find them to be good neighbors, and have not had any problems with the
owners or the customers in that period of time. We think it would be a nice
addition to the community to have a location for local talent to perform.
���1�� ��`-
� �- �
Pamala Rones C.P.A.
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- Attachment # �
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Ukiah Police Department �
Safety, Professionalism, Commumry Service Chris Dewey
Chief of Police
April 15, 2015
Project Review— Live Music at Pub Sports Bar#Munis 875
In reviewing this application the Police Department has the following requests:
1. As a condition of any use permit granted the applicant must obtain and maintain the proper modifications and
conditions to their Alcohol License as required by the California Department of Alcohol Beverage Control.
2. As a condition of any use permit granted the applicant have a written Security Plan in place that is meets the
approval of the Ukiah Police Department.
3. As a condition of any use permit granted; If the live entertainment or cover charge events cause the need for
a Police Response more than two (2) times in a calendar year, the permit holder will be required to thereafter
submit a security plan to the Ukiah Police Department for approval a minimum of 45 days prior to any future
events. The plan will articulate in detail the event planned and clearly describe how security will be staffed to
minimize the need for police responses. In such cases, approval or denial will be provided to the applicant no
less than 30 days prior to the proposed event.
4. As a condition of any use permit granted the facility will be open to inspection during live entertainment and
coverage events and the Ukiah Police Department will not be denied access.
5. As a condition of any user permit granted; In the event of a change of ownership or management of the facility
associated with the live entertainment, the City shall be notified on the change in ownership/management.
The new owner/manager shall meet with the Planning Department and Police Department to review this Use
Permit and Security Plan. The new owner/manager shall indicate in writing if any modifications to the uses
allowed by this Use Permit are proposed and shall identify the proposed modifications. Any proposed
modifications shall be reviewed by the Planning Department and Police Department. The Planning Director
shall determine if the proposed modifications are consistent with this Use Permit or require approval of an
amendment to this Use Permit and shall determine if the amendment is minor(Zoning Administrator) or major
(Planning Commission).
See attached previous documentation where the applicant attempted to modify their ABC License and did not seek a use
permit and ' opposed the modification of the ABC License.
By:
Captain Trent aylor
Services Commander
300 Seminary Avenue � Ukiah, California 95482
Telephone: 463-6262 � Fax: (707) 462-6068 � www.cityofukiah.com
City of Ukiah
i3I�iAH FIRE DEPARTMENT
PROJECT REVIEVV COMMENTS
PROJECT: The Pub—Live Music.
APP NO.: Munis 875
LOCATION: 585 N. State St.
DATE: 4-21-2015
REVIEVVED BY: Kevin P.Jennings, Division Chief/Fire Marshal
Fire Department Project Review Comments are best recommendations based upon
the information subrrzitted, and do not constitute binding conditions or approval of
any aspect of the project. Specific conditions, requirements and approvals are
conducted only upon receipt of plans in conjunction with an Application for Building
Permit. Comments such as location of street numbers, door & exit signs,fire
extinguishers,fire lanes & no parking areas, electrical shut off access, secure lock
box,fire alarms, smoke detectors and other routine requirements will be annotated
when construction plans are reviewed for a permit. Locations shown are for concept
only. Actual locations will be field identified by the Fire Prevention Bureazc.
Project review fees for this use permit are calculated and retained and will be applied at the time of approval of the
Building Permit. Any applicable plan review time charges incurred during Pre-Project Review are included with Plan
Review fees during the Building Permit Application process.
At this time the Prevention Bureau has no recommendations regarding the applicants request to
provide live music at the stated address. Adding a live music venue does not change the occupancy
of the existing building.
In the event that this process moves forward the Prevention 8ureau will have some Fire and Life
Safety requirements that will need to be addressed,
• Adequate type and location of fire extinguishers.
• Lighted exit signs with battery backup.
• Occupancy(nu.mber of occupants legally allowed by current fire code)
The Prevention Bureau will be more than happy to work with the owner to assure compliance with
any Fire and Life Safety issue that may arise. Appointments are easily arranged, Monday—
Wednesday, between 7 am and 4 pm. And Thursdays between 7 am and 8 pm.
Work phone,463-6271 or 462-7921
Email,�ennin s,aicit��ofuki�h.com
PRC COMMENTS
DATE: April 15, 2015
PLANNING PERMIT#: 875 �
OWNER/APPLICANT: Staci McGrew
PROPERTY ADDRESS: 585 N. State St.
PROJECT NAME: Live Music at the Pub Sports Bar
FROM: David Willoughby (Building Official)
If the following items are not already present in the building then they will need to be
installed. An electrical permit is required for the work.
• Provide illuminated exit signs at both the front and side exit doors. Also
provide directional illuminated exit signs in the main assembly room and
the pool table room as noted on the plans.
• Provide emergency egress lighting throughout the building so that there is
a minimum of one foot candle of light one foot above the walking surface.
Planning � Community Development Department
300 Seminary Avenue
Ukiah,CA 95482
Email: plannin�Ca)citvofukiah.com
CZty Of Ukiah Web:www.citvofukiah.com
Planning Division
Phone: (707)463 -6203
- � .������.��. ���
Fax: (707] 463-6204
►
The City of Ukiah Planning and Community Development Department is soliciting input on the project described
below for use in the staff analysis, CEQA document and public hearing documents. You are invited to comment
on any aspect of the proposed project, including information required before you can finalize your comments
and recommended conditions of approval for the project.
TO:
I Charley Stump, Planning Director Mendocino County Planning Departrnent
Kevin Thompson,Principal Planner
Michelle Johnson,Assistant Planner Mendodno County Public Health
X David Willoughby,Building Offiaal Mendoano Transit Authority
X Ben Kageyama,Senior Civil Engineer Regional Water Quality Control Board
l� Kevin]ennings, Fre CA Departrnent of Fsh&Game
� Trent Taylor,Police Operations Northwest Information Center
l� Jimmy Lozano, Electrical AT&T
Airport Commission PG&E(gas)
Mendoano County Air Quality(disturbed area+1 acre) PG&E(Land Rights)
Mendoano County Airpdrt Commission Other: Mendocino County Environmental Health
Mendodno County HealUi Departrnent X Other:Katrina,Public Notice
�
FROM: Michelle Johnson,Assistant Planner/email m' hnson c' of kiah.com/ hone 707 463-6206
Date Filed: A ril 07 2015 Date Referred: A ril 14 2015
Previous�le#: N A Resubmittal:
File# s Munis 875 A licant: Staci McGrew
Pro'ect Name: Live Music at the Pub S orts Bar Address: 4470 Sunn crest Drive
Site Location: 585 North State Street Ukiah CA 95482
APN: 002-123-15
Zonin : Communi Commercial C2 Phone: 707-391-8480
General Plan: Commercial C Email: smc rew@sbc lobal.net
Project Description: Application for Major Use Permit to allow live entertainment and special events. See
attached project description for complete request.
Attachments: Project Description, Photos, Site Plan
If No Comments, please sign and date below and return this Project Referral Form by the date noted
above.
TI'1'� ��
Sign e Date
Michelle Johnson
From: Jimmy Lozano
Sent: Tuesday,April 21, 2015 625 AM
To: Michelle Johnson
Subject: Project Review: MUNIS#875 (Major Use Permit for Live Music at the Pub Sports Bar @
585 N State Street)
Hi Michelle,
The elechic department has no comments on this project review(Major Use Permit to allow for live music at the Pub Sports Bar�
585 N State Street);it does not involve any changes to the customer's electric service panel or our electric distribution facilities.
Thanks,Jimmy
Jim Lozano
Elech-ical Estimator/Planner
City of Ukiah
1320 Airport Road
iJkiah,Ca.95482
PH: 707-467-5774
FX: 707-467-2811
j lozanona,citvofukiah.com
1
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1 ITEM 96
Planning and Community Development Department
eity � ukah 300 Seminary Avenue
Ukiah,CA 95482
plannin�@citvofukiah.com
(707)463-6203
2
3 DATE: May 27, 2015
4
5 TO: Planning Commission
6
7 FROM: Kevin Thompson, Principal Planner
8
9 SUBJECT: Review and Consider the proposed Petaluma Ecumenical Affordable Senior
10 Housing Project at 517 South Main Street and make recommendations to the
11 City Council concerning the adoption of a Mitigated Negative Declaration;
12 adoption of a Resolution to amend the General Plan; and adoption of an
13 ordinance to rezone the site to Planned Development and establish a Precise
14 Development Plan for the project.
15
16
17
18
19 RECOMMENDATION
20
21 Staff recommends that the Planning Commission conduct a public hearing and make a
22 recommendation to City Council to:
23
24 1) Adopt a Mitigated Negative Declaration (MND) based on the findings included in attachment
25 3; and
26
27 2) Adopt a Resolution amending the General Plan by changing the land use designation of the
28 subject property from Commercial to High density Residential; and
29
30 3) Introduce/adopt an Ordinance to rezone the subject property to PD/HDR and establish the
31 PEP Housing Sun House Planned Development and Precise Development Plan.
32
33
34
35
36
37
38
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
1
1 PROJECT DESCRIPTION
2
3 The project requires a General Plan Amendment to change the land use designation on the site
4 from "C" (Commercial) to "HDR" (High Density Residential). It also requires a Planned
5 Development rezoning to change the zoning on the site (5 parcels) from "C-1" (Community
6 Commercial), "C-2" (Heavy Commercial) and "P" (Public) to "PD/HDR" (Planned
7 Development/High Density Residential).
8 The project also includes a Precise Development Plan as called for in the Planned Development
9 zoning regulations. The proposed Precise Development Plan proposes to develop a 42-unit
10 rental apartment complex on a 1.5 acre site at 517 South Main Street whose occupants would
11 be restricted to low and moderate income senior citizens. The proposal includes three two
12 story apartment buildings, totaling 30,025 square feet of residential living space. Six of the units
13 will be 2 bedroom and the remaining 36 units will be one bedroom. A one-story, 1,650 square
14 foot private community center, for the benefit of the residents, is also proposed. The project
15 also includes the demolition of an existing single family residence on the site, the removal of
16 some trees, the planting of new native trees and ample landscaping, the development of
17 parking, a controlled pedestrian connection to the Sun House/Grace Hudson Museum, a public
18 trail from Main Street to the new Rail Trail, Low Impact Development (drainage) features
19 including onsite storm water retention, rain gardens, and natural filtration systems, fencing, a
20 new sidewalk along the Cleveland Land frontage, a small park, internal paths, a garden area,
21 and a small dog run.
22 Per the General Plan Housing Element goals to assist in the production of affordable housing,
23 the City is in the process of donating the 5 parcels to the applicants.
24 The applicants have worked closely with the Grace Hudson Museum staff and City design
25 Review Board to integrate the design of the project with the Sun House and Grace Hudson
26 Museum. The project is designed with a many of the architectural features found on the Sun
27 House and Grace Hudson Museum, including materials, roof pitch and colors. Table 1 illustrates
28 the Building Program.
Total Building Area Height One Bedroom Two Bedroom
1 6,033 28'6" 10
2 8,580 28'6" 10
3 20,990 28'6",33'for elevator location 18 6
Community 1,650 17'
Center
29
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
2
1 The proposal also seeks relief from parking and parking lot tree shading requirements as
2 described below.
3 SITE CHARACTERISTICS AND SETTING
4
5 The project will be located on a vacant 1.5 acre in-fill site directly south of the Grace Hudson
6 Museum. The site is currently comprised of 5 parcels, owned by the City of Ukiah, and formerly
7 an athletic/tennis club. The site is generally flat, partially paved with former tennis courts and
8 contains some mature trees. A total of 15 trees of varying health are proposed for removal (see
9 the attached Mitigated Negative Declaration for a complete list of trees to be removed). The
10 landscape plan indicates a total of 67 trees will be planted upon completion of the project, as
11 follows: 22 smaller fruit trees, 6 Persimmon, 17 Maples and Tupelos, 17 Native Oaks and
12 Redwoods.
13 Approximately 31% of the site will be covered with buildings, 16 percent with parking areas,
14 and the remaining 47 percent will be landscaping, open space, and recreational areas. The
15 project includes 31 parking spaces contained in two parking lots (13 and 18 spaces each).
16 Access will occur from Cleveland Lane, via two 20 feet wide driveways that allow for two way
17 traffic. No vehicular access from Main Street is proposed.
18 The site is considered infill, and provides density in an appropriate location within a short
19 walking distance to daily needs including: grocery stores, pharmacies, restaurants, public transit
20 and civic uses. The site is within .5 miles of MTA routes 7 and 9 providing transit options for
21 residents.
22
23 • North: The parcel to the north is zoned Public Facilities (PF) and contains the Grace
24 Hudson Museum.
25
26 • East: Directly to the east are an existing single-family home and the North Coast
27 Rail Road Tracks. Parcels east of the railroad tracks include a mix of High Density
28 Residential (R3) and Commercial (C2). Specifically, a mobile home park and
29 commercial uses.
30
31 • South: Parcels to the south are zoned Planned Development Residential (PD)
32 containing and established single-family neighborhood.
33
34 ■ West: Parcels to the west are zoned Community Commercial (C1) and include a
35 variety of commercial uses including a small office complex.
36
37
38
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
3
1
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2
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4 Looking North from Cleveland Looking North from Cleveland
.'�,. _
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6 House proposed for demolition Looking West from Cleveland
7
8
9
10 ANALY515
11
12 General Plan. The site is currently designated "C" (Commercial) in the General Plan. The
13 proposed General Plan land use designation is High Density Residential (HDR). This land use
14 designation allows a maximum of 28 units per acre and is intended for apartments and
15 townhome projects to meet the diverse housing needs of Ukiah. The HDR designation is
16 allowed to be coupled with a planned development to provide flexibility and relief from
17 development standards. The Project is consistent with the density and uses intended for the
18 High Density Residential (HDR) General Plan land use designation. The project fulfills many
19 General Plan goals including: providing housing for all income levels, a high quality design
20 incorporating many architectural features of the Sun House and Grace Hudson Museum,
21 planting water saving landscaping and installing energy efficiency features.
22
23
24
25
26
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
4
1
General Plan Goal/Policy Staff Analysis
General Plan Vision
GP-5:Encourage housing in a price The Project would provide forty-two(42) new housing units within the
range to match the income of the City of Ukiah. The project will be restricted to low and moderate
residents. income seniors for a 55 year term.
GP-6:Encourage housing for local The Project would provide 42 new housing units within the City of
workers and jobs for local residents. Ukiah available to low and moderate income seniors.
GP-25:Ensure aesthetic qualities in the See discussion for Goal H-4 below.
design and construction of the
Goal OC-23: Native plant landscaping The landscaping includes some native planting. As part of the review
shall be encouraged. of the Project,the Planning Commission may recommend the
Implementation Measure OC-23.1(c): planting of additional native plants,and the City Council may include
Landscaping standards for new this as a condition of Project approval.
development and redevelopment The Planned Development zoning regulations for the Sun House
projects shall be applicable to all but project will include language that encourages native planting and
individual single-family residential prohibits the planting of known invasive species.
development.
Compliance with landscaping
standards shall be required as a Based on the above,the Project is consistent with this goal.
condition of discretionary approvals
or a condition of 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.
General Plan Goal/Policy Staff Analysis
Goal OC-25: Maintain and enhance An arborist report was prepared for the Project that evaluated native
the City's canopy of shade trees. trees on the Project site over 4-inch diameter at breast height(DBH)
John Phillips Certified Arborist(Jan 2015)All of the trees on site were
Policy OC-25.1:Protect existing evaluated for health.A total of 15 native and non-native trees are
healthy mature trees to maintain proposed for removal.Of the 15 trees for removal,four(4)are non-
shade and area attractiveness. native,and four(4)are considered dead or dying.
Implementation of the mitigation measures for the protection and
preservation of the healthy, native trees on the site that are
persevered 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.
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
5
Goal OC-29: Maintain and enhance The Project includes the planting of a variety of eight(8)street trees
the "urban forests" which create a selected from the City's Required Street Trees List. The street trees
sense of urban space. will increase and enhance the urban forest.
Policy OC-29.1: The development See Goal OC-25 discussion above.
review process shall incorporate
measures to maintain and enhance
the urban tree canopy.
Implementation Measure OC-29.1(b):
Review construction and landscaping
site plans to ensure that healthy trees
are not removed unnecessarily.
Housing
Goal H-2:We want to provide housing The Project would provide forty-two(42) new affordable multi-family
for all economic segments of the housing units within the City of Ukiah. The project will be restricted
community. to low and moderate income seniors for a 55 year term.
Goal H-4:We want to promote well The Project will be compatible with the neighborhood and include
planned and designed housing design elements from the historic Grace Hudson Museum. The
opportunities for all persons Project was reviewed by the Design Review Board (DRB).The DRB
regardless of race,gender,age, noted that the project was appropriate and compatible with the
sexual orientation, marital status or neighborhood.The DRB recommended approval of the Project and
national origin. made suggestions for design elements.
Goal H-5:We want to use land The Project is required to comply with the California Green Building
effectively to meet housing needs and Code.The Project incorporates low impact development measures.
to implement smart growth,green The Project includes preservation of mature trees,and impervious
building,and sustainable surfaces, rain gardens and community amenities. The Project is
development polices with a focus on located within .25 mile of many daily needs,including:medical
infill. facilities,grocery and other retail outlets.
General Plan Goal/Policy Staff Analysis
Policy H-5.1:Assure that new housing is See discussion for Goal H-4 above.
well-designed to enhance Ukiah's
neighborhoods and community as a
Policy H-5.6:Support careful well- The Project site is served by City services. The Project has been
designed infill housing development in reviewed by Public Works,the Fire Marshal, Police Department,and
areas currently served by City services. Electric Utility 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
sustainable site planning and Code including the use photovoltaic panels. The Project incorporates
development. low impact development measures,the perseveration of mature
trees,and planting of eight(8)street trees selected from the City's
Required Street Trees List
Energy
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
6
Goal EG-6:Promote energy efficiency The Project is required to comply with the California Green Building
features in the design of all new Code, including Title 24 which is intended to promote energy
efficiency. Photovoltaic will be installed as part of development of the
structures. Project. Energy created from the system will be used to power the
common areas of the project, including:elevator use,exterior and
interior lighting. Further,the project proposes the installation of a
22kW of photovoltaic system to offset energy use of the common
areas of the project.
Historical and Archeological
Goal HA-4:Conserve the character See discussion forGoal H-4 above.
and architecture of neighborhoods.
Policy HA-4.1:Consider the visual
character of surrounding
developments when reviewing
discretionary project approvals.
1
2 Zoning: As indicated above, the current zoning of the Project site is a combination of
3 Community Commercial, Heavy Commercial and Public Facilities. This proposal requests a
4 rezoning to Planned Development/High Density Residential (PD/HDR) to allow flexibility in
5 layout and design. The purpose of the PD zoning is to provide flexibility in order to "promote
6 economical and efficient use of land; ... preserve the natural environment.....and to provide a
7 method for deviating from standardized zoning requirements to foster well-planned, creative,
8 and quality development." The proposal seeks relief from two zoning standards: 1) parking;
9 and 2) Parking Lot Shade Coverage.
10
11 1. Relief from Parking Requirements: The Project requires an exception from the City's
12 parking standards. The Zoning Code (§9051C.) specifies the number of parking spaces
13 for multi-family projects. One on-site, independently accessible parking space for one
14 bedroom units and two on-site, independently accessible parking spaces for 2 or more
15 bedrooms per unit are required. Section 9051H of the City Code allows for relief from
16 the parking requirements when findings can be made that show a reduced number of
17 parking spaces would not adversely impact the health, safety, and general welfare of
18 the public. Based on the mixture of one and two bedroom units, 48 parking spaces
19 would typically be required. The project provides 32 spaces or .75 spaces per unit.
20
21 The Institute of Transportation Engineers (ITE) 4th Edition estimates an average parking
22 demand for senior housing at .59 spaces per dwelling unit, regardless of the number of
23 bedrooms in each unit. By contrast, the City of Ukiah Zoning Code requires 1-2 spaces
24 per dwelling unit depending on the number of bedrooms. The Project design provides
25 .75 spaces per dwelling unit, exceeding the ITE average demand.
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
7
1 2. Relief from Parking Lot Shade Coverage: City of Ukiah Zoning Code §9167E.10.)
2 Parking lots with 12 or more parking stalls shall have a tree placed between every 4
3 parking stalls with a continuous linear planting strip, rather than individual planting
4 wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species,
5 and shall be designed to provide a tree canopy coverage of 50% of all paved areas
6 within 10 years of planting. Based on the design of the parking lot, a reduced number of
7 trees may be approved through the discretionary review process.
8
9 The project is unable to provide planting strips sufficient size to provide one tree
10 between every four parking stalls while still providing the residential densities and
11 amenities necessary to secure funding and develop the project. Approved shade trees
12 will be planted along the perimeter to achieve 27% coverage within 10 years. The
13 project incorporates measures to reduce heat island effects in the parking areas by
14 incorporating permeable pavers with lighter coloring than the asphalt concrete areas.
15
16 Findings for Planned Developments: Staff has determined the project is consistent with the
17 Planned Development criteria found in the zoning ordinance as shown in the Table below.
18
Planned Development/ Precise Development Plan Criteria
(City Code Section 9167F)
Findings for Rezone Planned Development Staff Analysis
The proposed Planned Development is Consistent:The Project is consistent with the General Plan as
consistent with the General Plan. described in the General Plan consistency section of the Mitigated
Negative Declaration.(Attachment 1)
The proposed Planned Development is Consistent:The proposed Project would increase the supply of
consistent with the purpose of Article 14, affordable housing in Ukiah by constructing forty-two(42) new
Regulations in Planned Development Districts. income restricted senior homes. The Project is required to
construct frontage improvements, including curb,gutter,
Purpose and Intent: The purpose of the sidewalk,a public trail,and street trees which provide an amenity
Planned Development Combining Zone is to to the neighborhood.The Project includes the preservation and
allow flexibility in design and development in protection of healthy, native trees located throughout the site.
order to promote economic and efficient use
of land;to increase the level of urban The Project demonstrates an efficient use of the site by
amenities;to preserve the natural constructing 42 affordable units on 1.5 acres. The site is
environment•and to provide for phased considered infill, located in an existing neighborhood,surrounded
completion of development projects. It by a variety of uses and services.
generally provides a method for deviation
from standardized zoning requirements to
foster well-planned, creative,and quality
development.
Z.O.Section 9165
19
20
21
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
S
1 AIRPORT MASTER PLAN CONSISTENCY
2
3 The project is located within the B-2 Infill airport compatibility zone, which limits the density
4 (28 units per acre/90 people per acre) and building height (limited to two stories) development
5 proposals. Because the proposal includes a General Plan Amendment and rezoning, it was
6 required to be reviewed by the Mendocino County Airport Land Use Commission for a
7 consistency determination with the Airports Comprehensive Land Use Plan. On May 21, 2015,
8 the Commission reviewed the proposal and found it to be consistent.
9
10 DESIGN REVIEW BOARD REVIEW
11
12 January 8, and March 3, 2015 reviewed the Project and provided the following comments and
13 recommendations (see attachment 5, DRB Minutes Excerpt):
14
15 There was general discussion about the architectural style of the buildings and their
16 relationship to the Grace Hudson Museum, parking, materials (i.e. use of hardi-board siding,
17 board and bat). The site layout was also discussed, particularly, the proposed public trial
18 between the Museum and the PEP site, fencing, the planting of additional trees for screening
19 purposes, and the street edge.
20
21 The DRB voted unanimously to recommend approval of the project to the Planning Commission
22 and City Council.
23
24
25 CITY STAFF/DEPARTMENT REVIEW
26
27 The project was routed to all City departments for comments and conditions. All conditions of
28 approval have been incorporated into Attachment 2.
29
30 LOW IMPACT DEVELOPMENT (LID) PROJECT COMPONENTS
31
32 The projects uses diverse LID features to retain pre-development hydrology patterns. On site
33 stormwater retention is managed through a series of rain gardens that act like spring pools in
34 larger rain fall events. By giving ample landscape area to these features they are able to be
35 subtle low areas in the surrounding vegetation that keep stormwater spread out and maximize
36 the potential for infiltration. These areas will be planted with wet meadow grasses and
37 wildflowers native to the Ukiah region and the site specifically.
38 In order to reduce the amount of stormwater generated by impervious surfaces, paved areas
39 are kept to a minimum and portions of the parking lots and courtyard areas are paved with
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
9
1 permeable pavers. Permeable pavers achieve a high degree of stormwater infiltration in
2 situ. In addition, retention of existing trees and considerable new tree planting will increase the
3 percent of the property covered with tree canopy that can intercept and slow stormwater.
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
11 levels; therefore, a mitigated negative declaration (MND) was prepared for the Project.
12
13 The Notice of Intent (NOI) to adopt a Mitigated Negative Declaration and public notice for both
14 the Planning Commission and City Council public hearings were made available in the following
15 manner:
16
17 ■ posted at the County Clerk on April 29, 2015;
18 ■ mailed to property owners within 300 feet of the parcels included in the Project on
19 April 29, 2015;
20 ■ published in the Ukiah Daily Journal on April 30, 2015;
21 ■ posted on the Project site on April 28, 2015;
22 ■ posted at the Civic Center (glass case) on April 28, 2015;
23 ■ posted on the City's Web site April 28, 2015.
24
25 The comment period for the NOI was April 30, 2015, through May 20, 2015. No comments
26 were received from outside agencies or citizens.
27
28 CONCLUSION
29
30 The City has been working with Petaluma Ecumenical Housing Corporation (PEP) to develop 42
31 affordable senior housing units on property owned by the City. The City would transfer the
32 property to PEP, and PEP would develop the site from start to finish.
33
34 The PEP team has worked closely with the Grace Hudson Museum staff and City Design Review
35 Board to integrate the site planning and design with the historic Sun House and Grace Hudson
36 Museum buildings and site.
37
38 The project would fulfill important General Plan goals, in particular, increasing the stock of
39 affordable housing units available to senior citizens. The project site is ideal for senior citizens
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
10
1 because it is located near retail stores, medical facilities, bus transportation, pharmacies, the
2 Senior Center, and civic land uses.
3
4 The project proponents are seeking approval of a General Plan amendment and rezoning to
5 facilities the project, and all reviewing City Departments, Design Review Board, and County
6 Airport Land Use Commission are supportive of the project. No opposition has been expressed
7 since distribution and posting of the required public notices.
s
9 The application seeks a reduction on the parking requirements because the senior population
10 typically have less automobiles. It also seeks a reduction on the parking lot tree shading
11 requirements, which all recent projects have been required to do because the standard is
12 impractical. Staff is supportive of the project and recommends approval.
13
14 RECOMMENDATION
15
16 Staff recommends Planning Commission:
17
18 1. Make a recommendation to the City Council to adopt the Mitigated Negative
19 Declaration (MND) based on the findings included in attachment 3; and
20
21 2. Make a recommendation to the City Council to adopt the Resolution amending the
22 General Plan; and
23
24 3. Make a recommendation to the City Council to introduce an ordinance by title only to
25 rezone the subject property to PD/HDR and to establish the PEP Housing Sun House
26 Planned Development with Precise Development Plan.
27
28 Attachments:
29 1. Resolution —General Plan Amendment
30 2. Planned Development Ordinance
31 3. Findings for the Mitigated Negative Declaration
32 4. Initial Environmental Study and Mitigated Negative Declaration
33 5. Design Review Board Minutes
34 6. Project Plans and Exhibits, Dated February 15, 2015
35
36
37
PEP Affordable Senior Housing Project
General Plan Amendment and Planned Development Rezoning/Precise Development Plan
File No.: Munis 749
11
ATTACHMENT 1
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING AN
AMENDMENT TO THE UKIAH GENERAL PLAN LAND USE MAP — PETALUMA
ECUMENICAL HOUSING AFFORDABLE SENIOR HOUSING PROJECT — 517
SOUTH MAIN STREET, UKIAH
WHEREAS, the City adopted its current General Plan, including land use maps for the
City in December, 1995; and
WHEREAS, Petaluma Ecumenical Housing has applied for a General Plan Amendment
to change the land use designation on APN's from Commercial ("C") to
High Density Residential ("HDR") to facilitate a Planned Development affordable senior housing
project (see Exhibit "A"); and
WHEREAS, the proposed amendment is deemed to be in the public interest because it
will facilitate an affordable senior housing project in close proximity to alternative transportation,
shopping, medical services, parks, and other important services as called for in the Ukiah
General Plan Housing Element; and
WHEREAS, the proposed amendment is consistent and compatible with the other goals
and policies of the General Plan, particularly the housing element, which identifies affordable
senior housing as a strong need in the community; and
WHEREAS, the potential impacts of the proposed amendment have been assessed and
have been determined not to be detrimental to the public health, safety, and general welfare
because it would not create traffic, noise, or other impacts to the neighborhood, nor would it be
out of character in terms of use and design because other high density residential development
are in the area, and the design would be similar to the adjacent Historic Sun House; and
WHEREAS, the proposed amendment has been processed in accordance with the
applicable provisions of the California Government Code and the California Environmental
Quality Act (CEQA). An Initial Study was prepared and demonstrated that there is no
substantial evidence that supports a fair argument that the project, as mitigated, would have a
significant effect on the environment. The Initial Study and the Notice of Intent to Adopt a
Mitigated Negative Declaration were publicly notices as required. The amendment has been
processed as required by the California Government including the requirement to provide public
notice of the project and public hearing.
WHEREAS, the Planning Commission held a duly noticed public hearings to consider
the General Plan Amendment and after receiving testimony, considering the staff report, and
due deliberation, the Planning Commission formulated a recommendation to the City Council to
adopt the Resolution amending the General Plan;
NOW THEREFORE BE IT RESOLVED that:
1. The City Council hereby approves the Mitigated Negative Declaration and General Plan
Amendment to change the land use designation on APN from
Commercial ("C") to High Density Residential ("HRD"), as shown on Exhibit "A"..
1
Resolution No.
General Plan Housing Element Update
PASSED AND ADOPTED on 2015 by the following Roll Call Vote:
Ayes:
Noes:
Abstain:
Absent:
Douglas F. Crane, Mayor
ATTEST:
Kristine Lawler, City Clerk
Attachment: Project Plans
2
Resolution No.
General Plan Housing Element Update
S U N H O U S E S E N I O R H O U S I N G
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DATE: February 5, 2015
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119 SUMMER OLSTICE 119
MAX ALT UDE=7
1/16" = 1 '-0"
61 WINTER OLSTIC 61
MAX ALT UDE=4
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MAX ALTI UDE = 7 � , --_
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ALTI UDE = 7
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MAX ALTI UDE = 4
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MAX ALTI UDE = 7 I I I I
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LEGEND
SHINGLES
O3 COLOR TR +17'-0"
� BOARD & BATTEN
04 COLOR
FF +10'-0"
❑❑ ❑❑ ❑❑ ❑❑ �� ❑❑ ❑❑
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❑❑ ❑❑ ❑❑ ❑❑
FF f0'-0"
TR +16'-0"
COMP. SHINGLES
1
FF +10'-0"
TRIM (typ) 1 ❑ ❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑
�� �� �� �� �� �� �� �� �� WINDOW FRAME 6 ❑ ❑❑ ❑❑ ❑❑
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■
0 5 ' 10 ' 3 0 '
�
LEGEND
SHINGLES
03 COLOR, UNLESS
NOTED OTHERWISE
BOARD & BATTEN
01 COLOR, UNLESS
NOTED OTHERWISE
COR—TEN SIDING
TR +27'-6" TR +27'-6"
TR +25'-0"
�� �
COMP. SHINGLES COMP. SHINGLES �'tc..��'
f
3 ---- u �� � ❑❑ ❑❑ �u u� ',2 � °�
❑❑ ❑❑ $ �
TP +18'-11" - TP +18'-11" u� u � u �u u�u ° ��x �� * �
't'��°� ° °°°��J
�u��u�� u u � u uuu�u-
uuu��_ - _� uu�
��u �u .�� �•oo� ,
❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ 0❑ ❑❑ ❑❑ ❑❑ �� ❑❑ ❑❑ ��� � ., • � a
❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ �❑�❑ �❑�❑ �❑�❑ - ❑❑ ❑❑ �- �\ � �.� '� `�� �� �
❑❑ ❑❑ ❑❑ ��� �_ �� ❑❑ ❑❑ ���� _ �, ,� , �' . , �
� � I I I . �� �� .. . I I I L � �j � ' ��i. �`�
FF +10'-0" FF +10'-0" - °' '� ' �"
u�� _��° u u � u ��°uu�� ��� � .a
�� � ' ` o
WINDOW FRAME 6 �� �� WINDOW FRAME 6 �-� • ��
� � � 8 �� �!:
❑❑ ❑❑ ❑❑ ❑0 00 ° TRIM �tYP)O ❑� 0� °❑°❑ °❑°❑ °❑°❑ °❑°❑ °❑°❑ �r_, � � `�
TRIM �tYP) 3 ❑❑ ❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��I � D . . 8 ;8_
❑❑ P po Do �e I/ ❑❑ ❑❑ ❑❑ I' Do D ❑ ❑❑ � , I�
o�e II O
FF tp�_��� $ $� a� FF tp'-0" $s,°, ;; aa°
TR +27'-6" _ _ TR {�`7'-6"
��_'- TR. ,�,��-0" - - �L��
------ �-- ------ --- �'t;, '�
��f �7�u u i..i ii u i i.i i �,i� � �
I'iii�jl,��llliil.r ❑❑ ❑❑ II .III.I.I.. _A______ _ _ ____ _ __ __ R�
l!�I hlli 'ii� ❑❑ ❑❑ LLIIl11JIIJ -- -- —'—i L'— -- —'--- ---- � �
����'�u- � uw�uu .---. _ _- � �-- - -- WINDOW FRAME 6 � r
i�n LLLJ -rn �G� y�� d'Y��Y M�'p�
TP +1�'-1� -- _ — ,
�r �_�� -�.�.
��,���,u � .i u u� �—_ TRIM t �''
WINDOW FRAME ( i�,u i��,���_��u i�i.u�.��u ❑❑❑❑�I�! 00❑❑ 00❑❑ ���'�' lI�❑❑ � YP) 3 ❑❑❑ O �� .�, �'oo�
��,��� ❑❑ ❑❑ ������ —_� �'=-- ❑❑ ❑❑ ❑❑❑❑ ❑❑ I
� � ��
u� .,��,—i�Lu LJLIJIJJJ ---- --� - - 'S •�• p1 i
❑❑ ❑❑ � �r �
�-`;��i4, �u ❑ ❑❑ ��u� 00❑❑ 00❑❑ ❑❑ ❑❑ 1 ❑❑❑❑ ❑❑ 2 .
TRIM �tYP)O ❑❑ ❑❑
I���"�i�����u� ❑❑ ❑❑ i.�.uu�� ❑❑ ❑❑ ❑❑❑❑ ❑❑ ,�� .
� �-� . ' '�
1 �������u � � .�-
r� �-1��'���'' i. I��'i�,��� i i .i iuiu ii i..i i.i i i
TR +28'-6"
COMP. SHINGLES
�" � �
o �, -� . � o , � - . � ° � �r
TP +18'-11" — ���� ���° � � '��:-�, i�, `� � �� ���° `� � "�
� o0 0 - - � o0 00 0 00 00 � � � � o0 00 � � � � � 0 5 ' 10 ' 30 '
°❑°❑ ❑ � ��� �, ��� o0 00 00 ❑❑ ❑❑ -_� ,, , „ � ❑❑ ❑❑ �� °
� � � � � a �
TRIM t 1 �� � �� �� �� �
� YP) � ` �
... ... ... ...
`� � s �u, �' � � � �° �,�
FF +10'-0" — l � _�_ ' ���`� � - — � �
� �� � � �� _ - - .�� ��1 � z
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Lf f
�
.
1 \ 1
� �
�
WIND W FRAME
� � �
O
6 � � �
,, , ,
�
❑❑ ❑❑
❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑
1 1 1
\ \ \
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑ �❑ ❑ �❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
�� � D �� �� �� D
p nD �p � D D D��56
p $ a ae a oo`�Rg a, �/ e „�ga D o a d�ao°° me
FF f0'-0" a ' �° ae a, � ao� e Qe a �g gm,oe �o
0
0
va p ae $e edD Qe g D � � ��p ae �� ° � ^D °�°� �ge
0 o e a � ��� ��� ��� ���� ���� � o e � ���� ���� ��� ��� ��� g o Dp�$ ��e
t� $c
ELEVATOR +33'-0" ELEVATOR TOWER
I�
�
�
�
COMP. SHINGLES
\\
❑❑ ❑❑ � �` �< �,� �.
1 ❑❑ ❑❑ o � o 0 0 � o �
TP +18'-11" � � � �� � � ��
X ` ��° � �`�y �
M V �
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � o ❑ ❑ y �.� V � ❑ ❑ y ❑ � ❑ V J ❑❑ I — V �
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ V
❑❑ ❑❑ - ' � � � � o ----_- - _--- -_--- --_- ---- -- -- --_- - �( � .
TRIM �tYP) 1 �� -.. Z Y, _. +I = ��i =
i� _ '.,f i ,r.: �' ' V'�.,�/ _ � �,
n i
1
c I
o I
FF +10'-0�� == ������� � .'� _ �:�� _ _ - ��� --__ ---------------------------------- --- ------------- ° ,
� � `` ��I� `''� ----------
— �.. --_ � �'i� �d -'�.� o„s �.��i �.. _ � i i� f �„ 3 � � C`i
� � �.
II U
� �� � � — ��
i
� _
WINDOW FRAME
� �
6
,
� � �
i
,�
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑` ❑❑.
❑ 0❑ ❑ �❑ ❑ 0❑ ❑ �❑
❑❑ ❑❑ ❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ 1\
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
p ❑❑ ❑❑ ❑❑ —
pD I p D
09 D D 2e Dv�4�e � e f eq e4e° � 6e e We°° �
eg� g e�poa �
FF t0'-0" $� $ $ °
�D b S� D e$6 a�De�°e ���e� o4e W �6 aDD e De° $a a6 a p o$ @
�
ELEVATOR +33'-0" ELEVATOR TOWER
TR +28�-6�� LEG E N D
�� � � COMP. SHINGLES
w � i SHINGLES
TP +�s�-��° � , � o— ��� � �— ��� `�°� �— � ,� �5 COLOR
❑❑ ❑❑ ❑ ❑❑ � ❑ ❑❑ ❑❑ ❑ �
❑❑ ❑❑ � 0 _ 0❑ ❑❑ �❑ 00 �' � � - � � ❑❑ _ ,� 0
������ � � � ❑❑ ❑❑ ' � � � BOARD & BATTEN
� o � � � �' RIM
. �. q � Yp)
. �,
_
� ,.��
3 � � -
,� ,
, ��
.� ,
� n k�i- � i�T�"'lr�. L'—, '�r�.. il , , , `" � ,
FF +io -o ___ ___ 4 COLOR
,, � � ,,• �, , � ;,r-�� ��,�� _ �. ��,� ���� ,3 � � ��
,
❑❑ ❑❑ ��11 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��1\ ❑❑ ❑❑ 6 WINDOW FRAME
❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ CO R-TE N SI DI N G
❑❑ ❑❑ ❑❑ ❑❑❑ �❑0
Dp
Dp
pv o � `�d o`�a4ae 4e
FFt0'-0" � � $ °° a � �°o a°��°ae
a
ELEVATOR TOWER
I�
TR +28'-6" � TR +28'-6"
1
COMP. SHINGLES
_�� ❑❑❑ °��� ;�` � �,.� ����,. --�,` ��❑❑❑ -'
�I ��i� � � �_��a � I
TP +18'-11" - � ❑❑❑ ❑❑❑ TP +18'-11"
�
❑❑ ❑❑ � � ❑❑ ❑❑ ❑❑ �' ° ' ° `�°�' ❑❑ ❑❑ ❑❑ ❑ ��� ❑❑ ❑❑
� -- � � � ---
�
❑❑ ❑❑ - ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑ - ❑❑ ❑❑
�
�,
_ � '�� ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ ❑❑ ❑❑ ❑❑
� �
— — — - —
�
�'
z, - �� -- g� � ���i� z � �
�° � �� 1 TRIM (typ)
� °
� ° �
� ', : �
, � � ------------- ii I� U
� ' ------------- _=_- � ' ,; ,
. , , , .
, , �'� --- __ "� il • � i
, � I �� 1 —; � ��
FF +10'-0" � ' i , i �+��� r�, } - -� `-- _- -' --------------------- -------------------------- _------- - - _ - -�.���- ��'1 �t FF +10'-0��
��� � �L I
i S I 1 Z — — Z — — — y� — — ` ._ 1 2� } I
f � �� . � (
�\ 1
\ 1
�1 �
1
� �
+ WINDOW FRAME
� �
1
�
�
6
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � 1 ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ��� " ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��0 " ❑❑ ❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑
D p poDb � P I P �p
o ga , o a$ o f as � � a o I' a o$ o z a a o a eo ae,��aeoa�e me o$
FF �OI�OII 4° 4e peo $� S �p av $ D a p — FF �O'�O" $$a $ aDeSa� a$�
■
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II I <N> TRAIL BY OTHERS This document is the
� � —� / � sole property of the
� � � �A � � Architect and Engineer,and is not
/ � to be used or reproduced
� without ritten consent.
� � � I i � �
I - i � i
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1 ATTACHMENT 2
2
3 ORDINANCE NO.
4
S AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL ZONING MAP
6 FOR THE CITY OF UKIAH,CALIFORNIA
7
g SECTION ONE
9 Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167 and 9168, the
10 Official Zoning Map for the City of Ukiah is amended to change the zoning of the parcel located at 517
11 South Main Street (APNs 002-281-15, 002-281-18, 002-281-24, 002-281-28, and 002-281-30) from
12 Community Commercial (C-1) Heavy Commercial (C-2) and Public Facility (PF) to PEP Housing Planned
13 Development/High Density Residential (PD-R3).
14
1 S SECTION TWO
16 The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is necessary
17 to allow a new precise development plan for the parcels located at 517 South Main Street. The rezoning
18 action includes the PEP Housing Precise Development Plan and PD zoning regulations ("Project") and will
19 allow development of 42 affordable senior housing units a community center and other site
20 improvements five parcels.
21
22 SECTION THREE
23 The Planned Development rezoning includes the PEP Housing precise development plans,
24 attached hereto as Exhibit A, and the PEP Housing PD zoning regulations, attached hereto as Exhibit B,
25 which are the development plans for the Project.
26
27 SECTION FOUR
28 Planning Department staff prepared an initial environmental study (IS) in order to evaluate the
29 potential impacts that could result from the Project. The IS identified potential impacts to Aesthetics, Air
30 Quality, Biological Resources, Cultural Resources, Hydrology&Water Quality,and Noise. As part of the I5,
31 mitigation measures were identified that would reduce the impacts to less than significant levels;
32 therefore, a mitigated negative declaration (MND) was prepared for the Project. The Project proponent
33 has agreed to the mitigation measures included in the IS and MND.
34
35 SECTION FIVE
36 The Planning Commission held a duly noticed public hearing on May 27, 2015 after giving notice
37 of said hearing in the manner, for the period, and in the form required by the Ukiah City Code and
38 Government Code sections 65090 and 65091 to consider the Mitigated Negative for the PEP Housing
39 Planned Development Rezoning with precise development plan and PD zoning regulations. At the
40 meeting, the Planning Commission received public comment, discussed the initial environmental study,
41 requested additional information be included in the hydrology and water quality section of the IS. On
42 May 27, 2015 the Planning Commission voted X-X to recommend the City Council adopt the mitigated
43 negative declaration for the PEP Housing Planned Development Rezoning and Precise Development Plan
44 with Planned Development Zoning Regulations.
45
46 SECTION SIX
47 At the May 27, 2015 public hearing, the Planning Commission conducted a public hearing to consider the
48 PEP Housing Planned Development Rezoning and Precise Development Plan with Planned Development
49 Zoning Regulations. After receiving public testimony, considering the staff report, and due deliberation,
50 the Planning Commission voted X-X to recommend the City Council approve the PEP Housing Planned
51 Development Rezoning and Precise Development Plan with Planned Development zoning regulations.
52
1
Z SECTION SEVEN
3 The PEP Housing Rezoning and Precise Development Plan are hereby approved and subject to
4 the conditions of approval contained in the attached Exhibit C.
5
6 SECTION EIGHT
7 The precise development plan for the PEP Housing Planned Development, as required by Ukiah
8 Municipal Code section 9167(E),is approved.
9
IO SECTION NINE
11 The PD zoning regulations for the PEP Housing Planned Development, attached hereto
12 as Exhibits A and B, required by Ukiah Municipal Code section 9167(D)(3) and 9167(E)(1) supersede the
13 R3 zoning regulations and are hereby approved.
14
1 S SECTION TEN
16 Based on the analysis and conclusions contained in the Initial Environmental Study, the City
17 Council concluded that the proposed Project would not have a significant effect on the environment and
18 adopted a Mitigated Negative Declaration.
19
20 SECTION ELEVEN
21
22 The approval of the proposed Project is based on the following findings:
23
24 1. The Project, as conditioned, is consistent with the General Plan as described in the General Plan
25 attachment of the staff report.
26
27 2. The Project, as conditioned, is consistent with the findings required for adoption of an ordinance
28 establishing a Planned Development Combining Zone prescribed in Ukiah City Code section 9168(C)
29 based on the following:
30
31 A. General Plan: The Project includes a General Plan amendment to facilitate the project. It is
32 consistent with the goals and policies of the General plan as described in the General Plan
33 consistency section of the staff report.
34
35 B. Purpose and Intent of the Planned Development Combing Zone District: The proposed
36 Project would increase the supply of housing in Ukiah by constructing forty-two (42) senior
37 affordable units. The Project is required to construct frontage improvements, including curb,
38 gutter, sidewalk, and a walking trial connecting Main Street to the rail trail which provide an
39 amenity to the neighborhood. The Project through the precise development plan and PD
40 zoning regulations includes the preservation and protection of healthy native trees. The in-fill
41 project utilizes the site efficiently by constructing new 42 new senior affordable units, a
42 community center and site amenities on 1.5 acre site.
43
44 C. Complements and Compatible with Existing and Potential Development: The Project would
45 develop forty-two (42) senior affordable units on the 1.5 acre site. The surrounding
46 neighborhood is comprised of the area bounded by Main State Street to the west, North Coast
47 Rail Road tracks to the east, the Grace Hudson Museum to the north, and Cleveland Avenue to
48 the south. The Project is located within a developed urban area and surrounded by
49 commercial, public,single and multi-family uses.
1
2 The proposed PD Regulations identify the uses and development standards for the parcels included in
3 the PD. The PD regulations are based on the uses and development standards of the R3 zoning district
4 and modified to address the specific parcels and use (affordable multi-family). The density, and use
5 are compatible with and complementary to other development in the area. The Project was reviewed
6 by the Design Review Board who found the Project compatible with and complementary to other
7 development in the area and appropriate for the individual parcels on which the project would be
8 constructed.
9
10 3. The PEP Housing Precise Development Plan, as conditioned, is consistent with the criteria for
11 evaluating the consistency of precise development plans with the purpose and intent of the Planned
12 Development combining district identified in zoning ordinance section 9167(F)as described below:
13
14 A. Circulation Needs and Impacts:The traffic technical memorandum prepared by LACO engineers
15 indicated that the number of trips potentially generated if the subject parcels were to be
16 developed consistent with current land use and zoning designations. Based on the current
17 allowed uses of the parcels(Ukiah City Code(Ord.539 3 adopted 1961)and the ITE Land Use
18 categories assumed to best represent these uses were calculated that build out of the subject
19 parcels could be expected to generate 19 AM peak-hour trips and 15 PM peak-hour trips,or 2 to 3
20 more peak-hour trips than estimated Project-generated peak-hour trips. It was concluded that the
21 development of the PEP Sun House,and associated General Plan amendment and zone
22 classification,will not result in significant increase in traffic volumes, particularly when compared
23 to traffic volumes that could be generated by development of the subject parcels under the
24 current land use zoning designations.
25
26 B. Parking and Traffic Needs and Impacts: Based on the mixture of one and two bedroom units,49
27 parking spaces would typically be required. However,32 spaces or.75 spaces per unit are
28 proposed.The proposed parking is summarized in Table 5.Section 9198(A)(7)allows for the
29 reduction in the number of parking spaces projects providing special needs housing, including
30 senior housing as follows: "In any district,the planning director may approve a reduction in
31 parking requirements not exceeding thirty percent(30%)for housing projects with at least four
32 (4) living units reserved for seniors,disabled persons,emergency shelters,transitional housing,
33 single room occupancies,or other special needs housing with reduced parking demand based on
34 factors such as age of occupants,disabilities, household size,or other factors that support a
35 finding of reduced parking demand"
36
37 C. Utilities and Public Services Needs and Impacts: City services are available to serve the Project.
38 The City has enacted mandatory water conservation measures and the residents of the Project
39 would be required to comply with any water conservation measures in place. The Project
40 includes drought tolerant landscaping and water conserving irrigation. The Project has been
41 reviewed by Public Works Department, Electric Utility, Fire Marshal,and Building Official and
42 there are adequate services and utilities to serve the Project.
43
44 D. Noise Needs and Impacts:The proposed Project would be similar in use, intensity,and density to
45 the surrounding neighborhood. The City's noise ordinance would apply to this Project both
46 during construction and after occupancy. Mitigation measures and conditions of approval have
47 been applied to the Project to address construction related noise impacts.
48
49 E. Odor Needs and Impacts: The Project is a residential Planned Development; typically odors are
50 not associated with residential uses.
51
52 F. Private and Common Space Needs and Impacts:The project is providing on-site recreational
53 amenities including:a 1,600 sq.ft. recreation center,and community garden,open space and
1 walking trails.These amenities will provide residents recreational opportunities.The impact to
2 parks would be less than significant.
3
4 G. Trash Collection Needs and Impacts: The precise development plan identifies a location for the
5 trash/recycling enclosures. The onsite manager will responsible for disposal of the project's
6 trash and recycling.
7
8 H. Security and Crime Deterrence Needs and Impacts:The project's design provides built in crime
9 deterrence features including:exterior lighting, "eyes on"facing windows,security doors and
10 on-site manager. Development of the site as proposed could reduce the incidents of loitering in
11 the area since there would be fewer locations for loitering and more"eyes on the street."The
12 Project was reviewed by the Police Department and no concerns related to security and crimes
13 were identified.
14
15 I. Energy Consumption Needs and Impacts: The Project is subject to the requirements of the
16 California Green Building Code Standards which includes specific requirements (materials and
17 light fixtures) to reduce energy consumption. Further, the project proposes the installation of a
18 22kW of photovoltaic system to offset energy use of the common areas of the project.
19
20 J. Design Needs and Impacts:The design of the project is based in part on the historic Sun House
21 and Grace Hudson Museum. The design incorporates similar design features such as: roof
22 pitches, materials,and colors.
23 As required by City Code the Project was reviewed by the Design Review Board (DRB)on both:
24 January 8, 2015 and March 3�d 2015. DRB provided the applicant design comments that were
25 into the Project. Furthermore,some of the DRB recommendations will be included as conditions
26 of approval. Therefore the project would not degrade the existing visual character or quality of
27 site and its surroundings and the project would infill a vacant lot and the proposed density would
28 be consistent with existing development in the area.
29
30 K. Relationship to Physical Features:The in-fill project site is surrounded by existing residential
31 development and commercial uses.The project site is not known to contain any species
32 identified as a candidate,sensitive,or special status species in local or regional plans, policies,or
33 regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service
34 and therefore the Project would have no impact on candidate,sensitive,or special status species.
35 There are no riparian areas or riparian habitat on the in-fill subject parcels or other sensitive
36 natural community identified in local or regional plans, policies,or regulations or by the
37 California Department of Fish and Game or US Fish and Wildlife Service.Therefore,the Project
38 would have no impact on these resources.
39 The infill site is partially paved and contains no wetlands, marshes,vernal pools,or other water
40 courses on the parcels included in the Project.Therefore,the Project would have no impact on
41 these resources.
42
43 No migratory path for wildlife species, no connection with any wildlife habitat, no water courses
44 are located on the parcels included in this Project.
45
46 L. Consistency of Architectural Features:The design of the project is based in part on the historic
47 Sun House and Grace Hudson Museum. The design incorporates similar design features such as:
48 roof pitches, materials,and colors.The Project was reviewed by the DRB who found the design of
49 the Project compatible with the neighborhood and made recommendations to differentiate the
50 house plan on each parcel.Some of the recommendations from the DRB have been incorporated
51 into the design of the individual house plan in order to customize each plan.
1
2 M. Balance and Integration with Neighborhood: The size and height of the project is consistent
3 with other structures in the neighborhood.The Project includes open space similar to
4 neighboring Grace Hudson Museum. The design of the house plan was based in part on the
5 design of historic Grace Hudson Museum.
6 The Project was reviewed by the Design Review Board who found the Project to be consistent
7 and compatible with other residential development in the neighborhood and appropriate for the
8 individual parcels included in the Project. Based on the above,the Project is consistent with this
9 requirement.
10
11 N. Building Design:The size and height of the project is consistent with other structures in the
12 neighborhood.The Project includes open space similar to neighboring Grace Hudson Museum.
13 The design of the house plan was based in part on the design of historic Grace Hudson Museum.
14
15 O. Density: As required by City Code the Project was reviewed by the Design Review Board (DRB)
16 on both:January 8, 2015 and March 3�d 2015. DRB provided the applicant design comments that
17 were into the Project. Furthermore, some of the DRB recommendations will be included as
18 conditions of approval. Therefore the project would not degrade the existing visual character or
19 quality of site and its surroundings and the project would infill a vacant lot and the proposed
20 density would be consistent with existing development in the area. The project is achieves 28
21 units per acre,the highest allowable density per the City's Zoning Ordinance.
22
23 3.Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
24 potential impacts that could result from construction and implementation of the PEP Housing Planned
25 Development Rezoning, Precise Development Plan and PD Zoning Regulations. The IS identified potential
26 impacts to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hydrology & Water Quality,
27 and Noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less
28 than significant levels. A Mitigation Monitoring Reporting Program has been prepared for the Project and
29 the project proponent has agreed to the mitigation measures.
30
31 4. Notice of the Intent to Adopt a Mitigated Negative Declaration and notice of the Rezoning and
32 Precise Development Plan was provided in the following manner:
33
34 ■ posted at the County Clerk on April 29,2015;
35 ■ mailed to property owners within 300 feet of the parcels included in the Project on April 29,
36 2ois;
37 ■ published in the Ukiah Daily Journal on April 30,2015;
38 ■ posted on the Project site on April 28,2015;
39 ■ posted at the Civic Center(glass case)on April 28, 2015;
40 ■ posted on the City's Web site April 28,2015.
41
42 5. On May 27, 2015,the Planning Commission conducted a duly noticed public hearing,and after
43 considerable discussion,voted unanimously to recommend adoption of the Ordinance to the City
44 Council.
45 SECTION THIRTEEN
46 The ordinance shall be published as required by law in a newspaper of general circulation in the
47 City of Ukiah.
48
49 SECTION FOURTEEN
50 The ordinance shall become effective 30 days after its adoption.
51
1 INTRODUCED BY TITLE ONLY on June 3,2015 by the following roll call vote:
2
3 AYES:
4 NOES:
S ABSENT:
6 ABSTAIN:
7
8 PASSED AND ADOPTED on June 17, 2015 by the following roll call vote:
9
IO AYES:
11 NOES:
12 ABSENT:
13 ABSTAIN:
14
IS ATTEST
16
17
18
19
20 Kristine Lawler,City Clerk Douglas F.Crane, Mayor
21
22
23
24 Exhibit A: PEP Housing Precise Development Plans
25 Exhibit B: PEP Housing Planned Development Regulations
26 Exhibit C: PEP Housing Conditions of Approval
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2 Exhibit A: PEP Housing Precise Development Plans
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SHEET TITLE:
SYMBOL BOTANICAL NAME COMMON NAME CONTAINER SIZE D ETAI LS�
GROUNDCOVERS ' � NOTES CX
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/ // // /
DATE: February 5, 2015
Design Application Submittal #1
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LEGEND
SHINGLES
03 COLOR, UNLESS
NOTED OTHERWISE
BOARD & BATTEN
01 COLOR, UNLESS
NOTED OTHERWISE
COR—TEN SIDING
TR +27'-6" TR +27'-6"
TR +25'-0"
�� �
COMP. SHINGLES COMP. SHINGLES �'tc..��'
f
3 ---- u �� � ❑❑ ❑❑ �u u� ',2 � °�
❑❑ ❑❑ $ �
TP +18'-11" - TP +18'-11" u� u � u �u u�u ° ��x �� * �
't'��°� ° °°°��J
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uuu��_ - _� uu�
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❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ �❑�❑ �❑�❑ �❑�❑ - ❑❑ ❑❑ �- �\ � �.� '� `�� �� �
❑❑ ❑❑ ❑❑ ��� �_ �� ❑❑ ❑❑ ���� _ �, ,� , �' . , �
� � I I I . �� �� .. . I I I L � �j � ' ��i. �`�
FF +10'-0" FF +10'-0" - °' '� ' �"
u�� _��° u u � u ��°uu�� ��� � .a
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WINDOW FRAME 6 �� �� WINDOW FRAME 6 �-� • ��
� � � 8 �� �!:
❑❑ ❑❑ ❑❑ ❑0 00 ° TRIM �tYP)O ❑� 0� °❑°❑ °❑°❑ °❑°❑ °❑°❑ °❑°❑ �r_, � � `�
TRIM �tYP) 3 ❑❑ ❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��I � D . . 8 ;8_
❑❑ P po Do �e I/ ❑❑ ❑❑ ❑❑ I' Do D ❑ ❑❑ � , I�
o�e II O
FF tp�_��� $ $� a� FF tp'-0" $s,°, ;; aa°
TR +27'-6" _ _ TR {�`7'-6"
��_'- TR. ,�,��-0" - - �L��
------ �-- ------ --- �'t;, '�
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I'iii�jl,��llliil.r ❑❑ ❑❑ II .III.I.I.. _A______ _ _ ____ _ __ __ R�
l!�I hlli 'ii� ❑❑ ❑❑ LLIIl11JIIJ -- -- -'-i L'— -- -'--- ---- � �
����'�u- � uw�uu .---. _ _- � �-- - -- WINDOW FRAME 6 � r
i�n LLLJ -rn �G� y�� d'Y��Y M�'p�
TP +1�'-1� -- _ — ,
�r �_�� -�.�.
��,���,u � .i u u� �—_ TRIM t �''
WINDOW FRAME ( i�,u i��,���_��u i�i.u�.��u ❑❑❑❑�I�! 00❑❑ 00❑❑ ���'�' lI�❑❑ � YP) 3 ❑❑❑ O �� .�, �'oo�
��,��� ❑❑ ❑❑ ������ —_� �'=-- ❑❑ ❑❑ ❑❑❑❑ ❑❑ I
� � ��
u� .,��,-i�Lu LJLIJIJJJ ---- ——� - - '� •�� p1 0
❑❑ ❑❑ � �r �
�-`;��i4, �u ❑ ❑❑ ��u� 00❑❑ 00❑❑ ❑❑ ❑❑ 1 ❑❑❑❑ ❑❑ 2 .
TRIM �tYP)O ❑❑ ❑❑
I���"�i�����u� ❑❑ ❑❑ i.�.uu�� ❑❑ ❑❑ ❑❑❑❑ ❑❑ ,�� .
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1 �������u � � .�-
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TR +28'-6"
COMP. SHINGLES
�" � �
o �, -� . � o , � - . � ° � �r
TP +18'-11" — ���� ���° � � '��:-�, i�, `� � �� ���° `� � "�
� o0 0 - - � o0 00 0 00 00 � � � � o0 00 � � � � � 0 5 ' 10 ' 30 '
°❑°❑ ❑ � ��� �, ��� o0 00 00 ❑❑ ❑❑ -_� ,, , „ � ❑❑ ❑❑ �� °
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1 1 1
\ \ \
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑ �❑ ❑ �❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
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p $ a ae a oo`�Rg a, �/ e „�ga D o a d�ao°° me
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0
0
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t� $c
ELEVATOR +33'-0" ELEVATOR TOWER
I�
�
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COMP. SHINGLES
\\
❑❑ ❑❑ � �` �< �,� �.
1 ❑❑ ❑❑ o � o 0 0 � o �
TP +18'-11" � � � �� � � ��
X ` ��° � �`�y �
M V �
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � o ❑ ❑ y �.� V � ❑ ❑ y ❑ � ❑ V J ❑❑ I — V �
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ V
❑❑ ❑❑ - ' � � � � o ----_- - _--- -_--- --_- ---- -- -- --_- - �( � .
TRIM �tYP) 1 �� -.. Z Y, _. +I = ��i =
i� _ '.,f i ,r.: �' ' V'�.,�/ _ � �,
n i
1
c I
o I
FF +10'-0�� == ������� � .'� _ �:�� _ _ - ��� --__ ---------------------------------- --- ------------- ° ,
� � `` ��I� `''� ----------
— �.. --_ � �'i� �d -'�.� o„s �.��i �.. _ � i i� f �„ 3 � � C`i
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II U
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WINDOW FRAME
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6
,
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❑ 0❑ ❑ �❑ ❑ 0❑ ❑ �❑
❑❑ ❑❑ ❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ 1\
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
p ❑❑ ❑❑ ❑❑ —
pD I p D
09 D D 2e Dv�4�e � e f eq e4e° � 6e e We°° �
eg� g e�poa �
FF t0'-0" $� $ $ °
�D b S� D e$6 a�De�°e ���e� o4e W �6 aDD e De° $a a6 a p o$ @
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ELEVATOR +33'-0" ELEVATOR TOWER
TR +28�-6�� LEG E N D
�� � � COMP. SHINGLES
w � i SHINGLES
TP +�s�-��° � , � o— ��� � �— ��� `�°� �— � ,� �5 COLOR
❑❑ ❑❑ ❑ ❑❑ � ❑ ❑❑ ❑❑ ❑ �
❑❑ ❑❑ � 0 _ 0❑ ❑❑ �❑ 00 �' � � - � � ❑❑ _ ,� 0
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FF +io -o ___ ___ 4 COLOR
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,
❑❑ ❑❑ ��11 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��1\ ❑❑ ❑❑ 6 WINDOW FRAME
❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ CO R-TE N SI DI N G
❑❑ ❑❑ ❑❑ ❑❑❑ �❑0
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1 Exhibit B: PEP Housing Planned Development Regulations
2
3
4 PEP Senior Housing Planned Development Zoning Regulations
5 517 South Main Street
6 May 2015
7
8 PURPOSE AND INTENT:The PEP Housing Sun House is a Planned Development(PD)located on Main and
9 Cleveland Streets in Ukiah,CA. The PD consists of 42 single-family,senior affordable multi-family homes
10 and a community center,open space areas,community garden and walking trails.The project will provide
11 new senor affordable housing for the City. The PD will also fulfill the City's goal for"infill" -to develop
12 high-density residential areas on empty lots within the City limits.
13
14 DESIGN:The PEP Housing Sun House is designed to assimilate and be compatible with the other historic
15 houses,commercial buildings including the Grace Hudson Museum in the downtown area of Ukiah.The
16 PEP Sun House design has craftsman elements like those found in Grace Hudson Museum. In general,the
17 design of the buildings is agrarian and reflects the style rural Mendocino County. The materials include:
18 batten board,scalloped,and horizontal siding,corrugated metal,similar to other exterior sidings used
19 Grace Hudson Museum.The building will be painted a unique color combination that will complement
20 each other as well as the existing houses and buildings in the neighborhood.
21
22 The project will be located on a vacant 1.5 acre in-fill site,formerly an athletic/tennis club.The site is
23 within walking distance(within .5 miles)of many daily needs including:grocery stores, pharmacies,
24 restaurants, public transit and civic uses.The site is generally flat, partially paved with former tennis
25 courts and contains some mature trees.A total of 15 trees of varying health are proposed for removal.An
26 existing single-family home located on the frontage of Main Street is proposed for demolition.
27
28 ALLOWED USES:The following uses are allowed in the PEP Housing Sun House PD:
29 ■ Multi-family dwellings
30 ■ Assembly uses associated with the Community Center
31 ACCESSORY USES:The following accessory uses are allowed in the PEP Housing Sun House PD:
32
33 ■ Home Occupations as defined by the Zoning Ordinance section 9278 and in compliance with
34 Zoning Ordinance requirements. Home Occupations require a City of Ukiah Business License.
35
36 BUILDING HEIGHT LIMITS: Building height shall be:
37
38 ■ Multi-Family Residence:The height of multi-family buildings shall be as shown on the approved
39 Precise Development Plan.
40 ■ Detached Accessory Building(Community Center): Maximum of 18-feet measured from finished
41 grade to the peak of the roof.
42
43
44
45
1 REQUIRED YARD SETBACKS:
2
3 A. Multi-Family Homes and Accessory buildings: The minimum setbacks for the multi-family
4 apartments shall be as shown on the approved Precise Development Plan as follows:
5 Front: 18 feet
6 Rear: 5 feet
7 Sides: 5 feet
8 REQUIRED PARKING:The minimum on-site parking required shall be as follows:
9
10 ■ Number of Spaces:The project will provide a minimum of 31 off street parking spaces located in
11 two parking lots accessed from Cleveland Street.
12
13 DRAINAGE/SWALES:The project includes drainage swales and rain gardens to provide adequate drainage
14 and allow the infiltration and filtering of runoff prior to water entering the City's storm drain system.
15 Maintenance of the drainage swales and rain gardens are the responsibility of the property owner.
16 Drainage swales and rain gardens shall not be removed or modified without review and approval of the
17 Public Works Department and Planning Department.
18
19 LANDSCAPING:Shall be installed and maintained as shown on the approved Precise Development Plan.
20
21 A. STREET/ON SITE TREES:As shown on the approved Precise Development Plan landscaping will
22 be installed throughout the site.
23
24 On-site Trees and landscaping are required to be maintained by PEP of the parcels on which the
25 trees are located. Removal of street trees is prohibited. In the event a street tree may require
26 removal (such as disease or death of a tree),the resident/property owner shall request in writing
27 removal of the tree from the Planning and Community Development Department. The request
28 shall include the reason for the removal and a proposed replacement tree species that is suitable
29 for the location and selected from the City's Approved Street Tree List. Any removal of a street
30 tree shall be approved by the Planning and Community Development Department and Public
31 Works Department.
32
33 B. IRRIGATION:The front yard landscaping is installed as part of the original development of each
34 parcel. The irrigation system shall be maintained by the PEP Housing.
35
36 EXTERIOR LIGHTING: Outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
37 trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall
38 be full cutoff and nighttime friendly and shall be International Dark Sky Association (IDA) approved or
39 equivalent.
40
41 STANDARDS NOT ADRRESSED:Standards not addressed herein shall default to the Zoning Ordinance and
42 Ukiah City Code.
43
44
1 Exhibit C: PEP Senior Housing Projects Conditions of Approval
2
3
4 1. Approval is granted for the PEP Housing Project as shown on the approved Precise Development Plan
5 date stamped May 27, 2015 and the approved PEP Housing Planned Development Zoning
6 Regulations dated May 13, 2015 except as modified by the following conditions of approval.
7
8 2. For the parcels included in this project,the approved PEP Housing Precise Development Plan and
9 associated PEP Housing Planned Development Zoning Regulations shall supersede Ordinance 1092
10 which approved a precise development plan for the parcels included in this project. Ordinance 1092
11 and the applicable conditions of approval shall remain in full force and effect for 517 South Main
12 Street(APN 002-281-024,002-281-018,002-281-028,002-281-030,002-281-015)which was part of
13 the rezoning to Planned Development approved by Ordinance XX.
14
15 3. Development and operation of the Project shall comply with the approved PEP Housing Precise
16 Development Plan and associated PEP Housing Planned Development Zoning Regulations. Any items
17 not addressed by the approved precise development plan and zoning regulations shall default to the
18 zoning ordinance and city code.
19
20 4. The mitigation measures included in the PEP Housing Rezoning and Precise Development Plan
21 Mitigation Monitoring Reporting Plan have been agreed to by the project proponent and are hereby
22 included by reference as conditions of approval. The mitigation measures are listed below.
23
24 From the Public Works Department(Ben Ka�evama 707.463.6284)
25
26 5. The Preliminary SUSMP must include a completed BMP Selection Table for each tributary area,
27 demonstrating selection of the highest priority BMPs possible(refer to"BMP Selection"
28 beginning on page 23 of the LID Manual).
29 6. The section of the Preliminary SUSMP on BMP maintenance must be revised to indicate that the
30 development, not the City,will be responsible for funding and performing the ongoing
31 maintenance.
32 7. Please submit a SUSMP Determination Worksheet signed by the property owner or developer.
33 8. Please include a completed Preliminary SUSMP Submittal Guide.
34 9. Sheet C1.0: Show all proposed sewer and water service connections.
35 10. Sheet C1.0: Provide a curb to curb width of Cleveland Lane of 30 feet(adjust proposed curb
36 approximately 1 foot north)and show no parking on the north side of the street.
37 11. Sheet C1.0: Install the proposed sidewalk along Cleveland Lane. A meandering sidewalk could
38 also be considered with a vegetated bio-swale between the sidewalk and the street curb. There
39 is an existing 10'wide roadway easement,approximately 180 feet in length along the project
40 street frontage. A sidewalk easement will be required to accommodate any proposed portion of
41 sidewalk outside the right-of-way or easement.
42 12. Sheet C1.0: At the driveway approaches to the parking lots, revise the plan to show ADA
43 compliant sidewalk with 2%maximum cross-slope across the driveways.
44 13. Sheet C1.0: At the west end of project frontage,show sidewalk transition to existing sidewalk.
1 14. Sheet C1.0: Provide details of the outfall weirs and demonstrate how the adjacent vacant parcel
2 to the east will not be negatively impacted from concentrated site drainage.
3 15. Sheet C1.0: Show all proposed BMPs on plan, including pervious pavement,vegetated swales,
4 and subdrains,and provide typical details and sections.
5 16. Sheet C1.0: Show on plans the removal of abandoned driveway aprons on Main Street and
6 restoration to curb and sidewalk.
7 17. Sheet C1.0: The some of the proposed rain gardens along the northerly boundary appear to
8 conflict with the pedestrian path. Revise as required.
9 18. Sheets L1.0, L1.1:Specify plantings for proposed rain garden areas.
10 19. Street frontage improvements along Cleveland Lane shall be constructed in accordance with
11 improvement plans prepared by a Registered Civil Engineer and approved by the City Engineer.
12 These improvements shall include, but are not limited to, curb, gutter, ADA compliant sidewalk,
13 street trees, and additional improvements as needed to conform to existing conditions. The
14 applicant shall be responsible for the relocation or replacement of utilities as necessary to
15 accommodate the construction of the street frontage improvements.
16
17 20. Prior to construction of site improvements,a final grading and drainage plan,and an erosion and
18 sediment control plan, prepared by a Civil Engineer, shall be submitted for review and approval
19 by the Department of Public Works.
20
21 21. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
22 alternative surfacing, subject to approval by the City Engineer. If heavy truck traffic is anticipated
23 from the solid waste company, delivery trucks, or other heavy vehicles, the pavement section
24 should be calculated appropriately to ensure that it can withstand the loading.
25
26 22. All work within the public right-of-way shall be performed by a licensed and properly insured
27 contractor. The contractor shall obtain an encroachment permit for work within this area or
28 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3% of estimated
29 construction costs.
30
31 23. The proposed development is located within the City of Ukiah sanitary sewer service area and
32 subject to applicable sewer connection fees.
33
34 24. Capital improvement fees for water services are based on the water meter size. A fee schedule
35 for water meter sizes is available upon request.Additional charges for water service construction
36 are also applicable.
37
38 From the Buildin�Official (707.467.5718)
39
40 25. A grading permit is required (this will include obtaining a California storm water permit and
41 Mendocino County Air Quality Management District permit for dust control).
42
43 26. A Geotechnical Report is required.
44
45 27. A demolition permit is required for the structures proposed to be removed (The site plan shows a
46 home with a garage and carport that will be demolished and a 2 story commercial structure
47 adjacent to Cleveland that will remain. There are actually 2 existing commercial structures
48 adjacent to Cleveland and both are single story. Revise the plans to show this).
1
2 28. The City has a separate process for issuing demolition permits for structures older than 50 years
3 (usually takes 6 to 8 weeks).This requires information gathering for the structure,convening of a
4 demolition review committee and subsequent approval or not of the demolition permit by the
5 City council. If the structures are older than 50 years,City staff will facilitate this process however
6 we can.
7
8 29. There are currently property lines which bisect the proposed structures. Boundary line
9 adjustments will need to be completed prior to issuance of the building permit, so that the
10 distance form property lines to structures is maintained according to the building code.
11
12 From the Fire Marshal (Kevin Jennings 707.463.6271)
13
14 30. A residential sprinkler system will need to be designed and installed in all dwelling areas and a
15 commercial sprinkler system designed and installed in the community center.
16
17 31. Residential Fire Sprinkler system will be required.
18
19 32. Smoke&Carbon Monoxide detectors will be required.
20
21 33. Plans indicate a path on the northern property line.There appears to be two gated entrances to
22 the proposed project. One additional gated entrance shall be installed at an easterly location to
23 the rear of building#3.All shall be keyed alike and master key located in the Knox Box.
24
25 34. Know boxes for each building,#1,2,3,and community room.
26
27 35. Per CFC and Ukiah Municipal Code, map directories shall be installed. One shall be located in the
28 entrance of the parking lot for Building 1&2. The other shall be located at the entrance of the
29 parking lot for Building#3.
30
31$ $TANDARD CONDITIONS OF APPROVAL
32
33 36. All required landscaping shall be properly maintained to insure the long-term health and vitality
34 of the plants,shrubs and trees. Proper maintenance means, but is not limited to the following:
35
36 37. Regular slow, deep watering when feasible.The amount of water used shall fluctuate according
37 to the season, i.e., more water in summer, less in the winter.
38
39 38. Additional watering shall occur during long periods of severe heat and drying winds,and reduced
40 watering shall be used during extended periods of cool rainy weather.
41
42 39. Fertilizer shall only being used on trees during planting.Shrubs may receive periodic fertilizer
43 according to the recommendations of a landscaping professional.
44
45 40. Weed killers shall not be used on or near trees.
46
47 41. The tree ties and stakes shall be checked every six months to ensure they do not constrict the
48 trunks and damage the trees.
49
1 42. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the trunk
2 of the tree and its overall growth.
3
4 43. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism,
5 shall be replaced with the same or similar tree species, or an alternative species approved by the
6 department of Planning and Community Development.
7
8 44. All trees shall be properly pruned as appropriate. No topping cuts shall be made.All pruning shall
9 follow standard industry methods and techniques to ensure the health and vitality of the tree.
10
11 45. All conditions of approval that do not contain specific completion periods shall be completed
12 prior to building permit final.
13
14 46. All construction activities shall comply with all fire, building, electric, plumbing, occupancy, and
15 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
16 and issued.
17
18 47. The property owner shall obtain and maintain any permit or approval required by law,
19 regulation, specification, or ordinance of the City of Ukiah and other Local, State, or Federal
20 agency as applicable.
21
22 48. No permit or entitlement shall be deemed effective unless and until all fees and charges
23 applicable to this application and these conditions of approval have been paid in full.
24
25 49. The project shall comply with the following requirements to reduce air quality impacts related to
26 project construction:
27
28 50. All grading shall comply with Mendocino County Air Quality Management District Rule 1-430,
29 Fugitive Dust Emissions.
30
31 51. All activities involving site preparation, excavation, filling, grading, road construction, and
32 building construction institute a practice of routinely watering exposed soil to control dust,
33 particularly during windy days.
34
35 52. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
36 dust.
37
38 53. All activities involving site preparation, excavation, filling, grading, and actual construction shall
39 include a program of washing off trucks leaving the construction site to control the transport of
40 mud and dust onto public streets.
41
42 54. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be
43 used for earth moving operations.
44
45 55. All earth moving and grading activities shall be suspended if wind speeds(as instantaneous gusts)
46 exceed 25 miles per hour.
47
48 56. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly covered
49 truck loads, or other construction activities shall be cleaned each day prior to the end of
50 construction activities using methods approved by the Director of Public Works/City Engineer.
51
1 57. This approval is contingent upon agreement of the applicant and property owner and their
2 agents, successors and heirs to defend, indemnify, release and hold harmless the City, its agents,
3 officers, attorneys, employees, boards and commissions from any claim, action or proceeding
4 brought against any of the foregoing individuals or entities,the purpose of which is to attack, set
5 aside,void or annul the approval of this application.This indemnification shall include, but not be
6 limited to, damages, costs, expenses, attorney fees or expert witness fees that may be asserted
7 by any person or entity, including the applicant, arising out of or in connection with the City's
8 action on this application, whether or not there is concurrent passive or active negligence on the
9 part of the City. If, for any reason any portion of this indemnification agreement is held to be
10 void or unenforceable by a court of competent jurisdiction,the remainder of the agreement shall
11 remain in full force and effect.
12
13
14 CEQA Mitigation Measures(imposed as additional Conditions of Approval):
15
16 1. All outdoor light fixtures shall be located,aimed,and shielded so as to minimize light spilling over
17 property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full cutoff
18 and nighttime friendly and shall be International Dark Sky Association (IDA)approved or equivalent.
19 Prior to installation of the exterior lighting,the applicant shall prepare a photometric plan for review
20 and approval by the Planning Department that demonstrates that the lighting will not spillover onto
21 adjacent properties and that all lighting is shielded.
22
23 2. All activities involving site preparation,excavation,filling,grading, road construction,and building
24 construction shall institute a practice of routinely watering exposed soil to control dust, particularly
25 during windy days.
26
27 3. All activities involving site preparation,excavation,filling,grading,and actual construction shall
28 include a program of washing off trucks leaving the construction site to control the transport of mud
29 and dust onto public streets.
30
31 4. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
32 dust.
33
34 5. All earth moving and grading activities shall be suspended if wind speeds(as instantaneous gusts)
35 exceed 25 miles per hour.
36
37 6. The burning of construction debris is prohibited.Any disposal of vegetation removed as a result of
38 site preparation shall be lawfully disposed of, preferably by chipping and composting,or as
39 authorized by the Mendocino County Air Quality Management District.
40
41 7. If site preparation and tree removal/trimming include the spring bird nesting season (February
42 through July),a preconstruction survey shall be conducted by a qualified professional within two
43 weeks prior to removing/trimming any trees. If active nests(with eggs or living young)are found, no
44 activity shall be permitted that might disturb or remove the active nests until the young birds are able
45 to leave the nest and forage on their own. Empty nests may be removed. If eggs or young are
46 present,the nests shall be left until the young birds leave.Setback buffers for the nests will vary
47 depending on the species affected and the location of the nest. Buffer zones shall be determined on a
48 case by case basis in consultation with a California Department of Fish and Wildlife biologist.
49
50 8. Location of tree protection fencing and protective buffer for native trees being persevered on site
51 shall be consistent with the best practices outlined by the John M. Phillips Certified Arborist.
52
1 9. Notes on the plans that state that state"Construction materials,vehicles and equipment, and the
2 cleaning of equipment or materials is prohibited within the area of the protective fencing and under
3 the driplines of the trees to be protected and preserved.
4
5 10. A detail of the protective fencing and protective buffer recommended in the arborist report.The
6 fencing shall be 5 to 6 feet in height, metal and secured with in-ground posts.
7
8 11. Care shall be taken when digging under ground near the base of the trees to be protected and
9 preserved.
10
11 12. All digging within 6-feet of the base of the trees shall be done by hand.
12
13 13. Any holes dug for construction (such as foundations,fence posts, utilities)shall avoid roots 4 inches
14 or greater by relocating these holes to an area where roots do not exceed 4 inches.
15
16 14. Care shall be taken when removing the garage in order to prevent mechanical damage to and soil
17 compaction under protected trees.
18
19 15. If,during site preparation or construction activities,any historic or prehistoric cultural resources are
20 unearthed and discovered,all work shall immediately be halted,and the City shall be notified of the
21 discovery.The applicant shall be required to fund the hiring of a qualified professional archaeologist
22 to perform a field reconnaissance and to develop a precise mitigation program if deemed necessary.
23
24 16. If human remains are encountered during construction excavation and grading activities,State Health
25 and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County
26 Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section
27 5097.98. If the remains are determined to be of Native American Descent,the coroner has 24 hours
28 to notify the Native American Heritage Commission (NAHC).The NAHC will then identify the person(s)
29 thought to be the Most Likely descendent,who will help determine what course of action should be
30 taken in dealing with the remains.
31
32 17. Prior to construction of site improvements,a final grading and drainage plan and an erosion and
33 sediment control plan, prepared by a Civil Engineer shall be submitted for review and approval by the
34 Department of Public Works.
35
36 18. Plans submitted for building permit shall demonstrate that roof drains are designed to maximize
37 infiltration into landscaped areas and not discharge directly into storm drains or into the street
38
39 19. Construction hours are limited to Monday through Friday from 8:00 a.m.to 6:00 p.m.and Saturday
40 from 9:00 a.m.to 4 p.m.Construction hours are prohibited on Sunday and all holidays recognized by
41 the City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed
42 outside of the construction hours noted above.
43
44 20. Approval of additional construction hours may be requested in writing from the Planning and
45 Community Development Director and Public Works Director for extenuating circumstances.The
46 written request must be submitted a minimum of 14 days prior to the date for which the change in
47 construction hours/days is being requested and shall explain the need for the extended construction
48 hours,describe the extenuating circumstances,and identify the additional construction hours
49 requested, including the duration.
50
51 21. Signs shall be posted at the Project site prior to commencement of construction of the proposed
52 Project for the purpose of informing all contractors/subcontractors,their employees,agents, material
1 haulers,and all other persons at the construction site(s)of the basic requirements of mitigation
2 measures for Noise.
3
4 22. Signs shall be posted at the construction site that include the permitted construction days and hours,
5 and day and evening contact name and phone number for the onsite complaint and enforcement
6 manager(see#4 below)to allow people to contact the complaint and enforcement in the event of
7 noise concerns related to the Project.
8
9 23. An onsite complaint and enforcement manager shall be designated for the Project and shall respond
10 to and track complaints and questions related to noise.The name and contact information for the
11 designated onsite complaint and enforcement manager shall be included on the title sheet of the
12 plans submitted for building permit.
13
14 24. Equipment and trucks used for proposed Project construction shall use the best available noise
15 control techniques(e.g. improved mufflers, use of intake silencers,ducts,engine enclosures,and
16 acoustically-attenuated shields or shrouds,wherever feasible).
17
18 25. Impact tools(e.g.jack hammers, pavement breakers,and rock drills)if used for Project construction
19 shall be hydraulically or electrically powered wherever possible to avoid noise associated with
20 compressed air exhaust from pneumatically powered tools.
21
22 26. No outside amplified sources(e.g.stereo"boom boxes")shall be used on site during Project
23 construction.
24
25
26
27
1 ATTACHMENT 3
2
3
4 FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR
5 THE PEP HOUSING PLANNED DEVELOPMENT
6 517 SOUTH MAIN STREET
7 FILE NO.:749
8 PURSUANT TO THE REQUIREMENTS OF THE
9 CALIFORNIA ENVIRONMENTAL QUALITY ACT("CEQA")
10
11
12 1. The Project will approve an amendment to the Ukiah General Plan from a Commercial land use
13 designation to a High Density Residential Inad use designation and approve a Rezoning to Planned
14 Development/High Density Residential with Precise Development Plan to allow the construction of a
15 42 unit affordable senior housing project.
16
17 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a Mitigated
18 Negative Declaration dated March 15, 2015 to evaluate the potential environmental impacts of the
19 General Plan Amendment, Planned Development Rezoning, Precise Development Plan, and
20 construction and operation of the Project.
21
22 3. The Initial Environmental Study examined areas of potential impacts and based on the conclusions
23 reached in the Initial Environmental Study, it has been determined that the proposed project, as
24 mitigated, would not have significant adverse impacts on the environment for the following reasons:
25
26 A. A mitigation measure has been included to reduce any impacts related to light and glare to less
27 than significant. Impacts to visual quality were determined to be less than significant or no
28 impact.
29
30 B. The Project would not have an impact on any existing or future agriculture use. There are no
31 parcels within the City zoned Agriculture and no agricultural uses on or proximate to the Project
32 site.
33
34 C. Construction of the Project would result in an increase in PM10. Mitigation measures for
35 construction of the Project have been applied to the Project. Since the Project site is more than
36 one acre in size a permit from the Mendocino County Air Quality Management District
37 (MCAQMD) is required.
38
39 D. The City's general plan includes goals and policies related to the conservation and
40 replenishment of valley oaks, and the maintenance and enhancement of the urban forest and
41 shade tree canopy. A certified arborist prepared an arborist report for the project that
42 identified the native trees on the site and provided recommendations for the protection and
43 preservation of the healthy trees.
44
45
Findings for Mitigated Negative Declaration
PEP Housing Planned Development Rezoning and Precise Development Plan
517 S.Main
File No.:749
1
1 E. The Project area is not identified on the Area of High Archeological Sensitivity included in the
2 City of Ukiah General Plan. It is highly unlikely that there are archeological resources or human
3 remains on the parcels included in the Project. In the unlikely event that cultural resources or
4 human remains are discovered during grading operations for the Project, mitigation measures
5 have been included to reduce the impact to less than significant.
6
7 F. The Project site is not known to be in an area with unstable or expansive soil. The Project site
8 and surrounding area are relatively flat; therefore, there would be no impacts related to
9 landslide. The Project has the potential to result in erosion or the loss of top soil. Mitigation
10 measures for Air Quality and Biological Resources have also been applied to Geology and Soils.
11 Implementation of these mitigation measures would reduce the potential for the Project to
12 impact top soil and result in erosion.
13
14 G. The Project site is not located on any list of hazardous waste disposal sites compiled pursuant to
15 Government Code Section 65962.5.
16
17 H. The Project has been reviewed by the Mendocino Airport Land Use Commission and found to be
18 consistent with the B-2 Infill policies contain in the County Airports Comprehensive Land Use
19 Plan.
20
21 I. The Project would not modify the drainage on the site which has the potential to result in
22 erosion, siltation,and/or to increase the rate or volume of runoff. The Preliminary Drainage
23 Study completed for the project by LACO in October of 2014 concluded that with the use of Low
24 Impact Development(LID) practices,the post construction run over for both the 10-year and
25 100-year is reduced by 38% resulting in less storm water runoff.
26
27 J. The Project is subject to the Storm Water Low Impact Development Technical Desi�n Manual
28 adopted by City Council on June 18, 2014 which became effective upon adoption and applies to
29 applications submitted on or after June 19, 2014.
30
31 K. The project is not located within a 100 year flood hazard area or within a 100 year flood zone as
32 mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
33 delineation map.The Project is located within Zone X(areas determined to be outside of the
34 0.2%annual chance floodplain) on FEMA Flood Insurance Rate Map#06045C1512F, Panel#1512
35 of 2100, dated June 2,2011.
36
37 L. The Project would infill an existing parcel by constructing a 42-unit senior affordable multi-family
38 project. The project site is developed on all four sides within an existing neighborhood
39 therefore will not divide an established community.
40
41 M. No mineral resources are located within or proximate to the project area.
42
43 N. Construction of the Project would result in a temporary increase in noise levels in the Project
44 area. Residential uses are located proximate to the Project. Mitigation measures have been
Findings for Mitigated Negative Declaration
PEP Housing Planned Development Rezoning and Precise Development Plan
517 S.Main
File No.:749
2
1 included to limit the hours of construction and reduce noise from construction equipment.
2 These mitigation measures would reduce construction noise impacts to less than significant.
3
4 O. The Project would construct 42 affordable senior housing units. Each parcel has frontage and
5 access from an existing street(Cleveland Lane) and utilities are available to serve the forty-two
6 new homes. Based on discussions with PEP housing,the average affordable unit contains 1.5
7 people.
8
9 Based on this average,the Project would result in 67 additional people residing in the
10 neighborhood. It is reasonable to assume that some of these people may be relocating from
11 within the City limits. Based on the above,the Project would result in a less than significant
12 impact to population growth.
13
14 The Project would construct 42 affordable senior housing units on five vacant parcels, resulting
15 in the creation of new housing units in the City. No existing housing units or people would be
16 displaced as a result of the Project. Based on the above,the Project would have no impact on
17 the displacement of existing housing units or people.
18
19 P. The Project would result in nominal impacts to municipal services, including schools, parks, and
20 other public facilities given that the Project would result in the construction of forty-two senior
21 affordable units and on-site amenities.The total occupancy is expected to be approximately 67.
22 Therefore,the Project would have a less than significant impact on municipal services.
23
24 Parks:The project is providing on-site recreational amenities including: a 1,600 sq.ft. recreation
25 center, community garden, open space and walking trails.These amenities will provide residents
26 recreational opportunities.The impact to parks would be less than significant.
27
28 Schools:The project will be restricted to senior occupants only, no residents under the age of 55
29 are allowed,therefore there will be no impact to local schools.
30
31 Q. The Project would not result in climate change or greenhouse gas impacts. The Project does not
32 violate any plans or policies adopted to address climate change/GHG. The Project was referred
33 to and reviewed by the Mendocino County Air Quality Management District and the District did
34 not identify any impacts related to climate change or GHG.
35
36 R. Reasonable and feasible mitigation measures have been identified that would eliminate or
37 reduce significant impacts to levels of insignificance.
38
39 4. The Initial Environmental Study examined areas of potential impacts that may result from the
40 implementation of the Project. Based on the conclusions reached in the Initial Environmental Study,
41 it has been determined that the proposed Project has the potential to have significant
42 environmental impacts on aesthetics, air quality, biological resources, cultural resources,
43 geology/soils, hydrology and water quality, land use and planning, and noise without the
44 implementation of mitigation measures. The analysis and conclusion reached in the Initial
45 Environmental Study identified mitigation measures that would reduce the potential impacts on
Findings for Mitigated Negative Declaration
PEP Housing Planned Development Rezoning and Precise Development Plan
517 S.Main
File No.:749
3
1 aesthetics, air quality, biological resources, cultural resources, geology/soils, hydrology and water
2 quality, land use and planning, and noise to less than significant levels.
3
4 5. There is no substantial evidence in light of the whole record before the City of Ukiah that the
5 Project, as mitigated,would have a significant effect on the environment.
6
7 6. The Initial Environmental Study was prepared and demonstrated there is no substantial evidence
8 that supports a fair argument that the Project, as mitigated, would have a significant effect on the
9 environment.
10
11 7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
12 Project, as mitigated, does not have the potential to degrade the quality of the local or regional
13 environment.
14
15 8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
16 Project, as mitigated, will not result in short-term impacts that will create a disadvantage to long-
17 term environmental goals.
18
19 9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
20 Project, as mitigated, will not result in impacts that are individually limited, but cumulative
21 considerable.
22
23 10. Based upon the analysis, findings, and conclusions contained in the Initial Environmental Study, the
24 Project, as mitigated, will not result in impacts that will cause substantial adverse effects on human
25 beings, either directly or indirectly.
26
27 11. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the following
28 manner: posted at the Mendocino County Clerk on April 29th 2015; mailed to property owners
29 within 300 feet of the parcels included in the Project on April 29th, 2015; published in the Ukiah
30 Daily Journal on April 30th 2015; and posted on the Project site on April 28, 2015 in order to notify
31 interested parties of Planning Commission consideration of the Mitigated Negative Declaration at its
32 May 27, 2015 and the possible City Council consideration of the Mitigated Negative Declaration at
33 its June 3, 2015 meeting.
34
35 12. A Mitigation Monitoring Reporting Program (MMRP) has been prepared to ensure compliance with
36 the adopted mitigation measures and the project proponent has agreed to the mitigation measures
37 included in the MMRP.
38
39 13. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings of
40 the decision on the Project are available for public review at the City of Ukiah Planning Department,
41 Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
42
43 14. On May 27, 2015 the Planning Commission held public hearings to receive public comment and
44 consider the Mitigated Negative Declaration for the PEP Housing Planned Development Rezoning
45 and Precise Development Plan. At the May 27, 2015 meeting, the Planning Commission voted
Findings for Mitigated Negative Declaration
PEP Housing Planned Development Rezoning and Precise Development Plan
517 S.Main
File No.:749
4
1 unanimously (5-0) to make a recommendation to the City Council to adopt the Mitigated Negative
2 Declaration for the PEP Housing General Plan Amendment, Planned Development Rezoning and
3 Precise Development Plan.
4
5 15. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the following
6 manner: mailed to property owners within 300 feet of the parcels included in the Project on April
7 28, 2015; published in the Ukiah Daily Journal on April 30, 2015; and posted on the Project site on
8 April 29, 2015 in order to notify interested parties of City Council's consideration of the Mitigated
9 Negative Declaration at its June 17, 2015 meeting.
10
11 16. On June 17, 2015 the City Council voted to adopt the Mitigated Negative Declaration for the
12 PEP Housing General Plan Amendment, Planned Development Rezoning and Precise Development
13 Plan.
Findings for Mitigated Negative Declaration
PEP Housing Planned Development Rezoning and Precise Development Plan
517 S.Main
File No.:749
5
MITIGATED NEGATIVE DECLARATION/
� INITIAL ENVIRONMENTAL STUDY
PEP Housing Planned Development Rezone
and Precise Development Plan and
City of Ukiah Zoning Ordinance
Project Title and File Number: PEP Housing"Sun House"General Plan Amendment,Planned Development Rezone
and Precise Development Plan
File No:749 GPA-RZ/PD-CC-PC
Lead Agency Name and Address: City of Ukiah Department of Planning&
Community Development
300 Seminary Avenue
Ukiah,CA 95482
ProjeCt LoCation: 517 South Main Street, Ukiah,CA
Project Sponsor's Name and Petaluma Ecumenical Properties
Address• 951 South Petaluma Boulevard
Petaluma,CA.94952
General Plan Designation: Commercial(C) Public(P)
Zoning: Community Commercial(C1),Heavy Commercial (HC), Public Facility(PF)
Flood Zone: N/A
Contact Person: Kevin Thompson
Phone Number/Email: (707)463-6207/kthompson@cityofukiah.com
Date Prepared March 19,2015
Public Review Period April 29t -May 19t
PETALUMA ECUMENICAL PROPERTIES
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
PROJECT DESCRIPTION
PEP Housing proposes to develop a 42-unit housing complex available to low and moderate income senior citizens. There will
be three apartment buildings, each two stories for a total of 30,025 square feet of residential living space. Six of the units will
be 2 bedroom and the remaining 36 units will be one bedroom. A one-story, 1,650 square foot private community center, for
the benefit of the residents,is also proposed.Table 1 illustrates the Building Program.
Building Total Building Height One bedroom Two bedroom
Area units units
1 6,033 28'6" 10
2 8,580 28'6" 10
3 20,990 2g�6", 33'for 18 6
elevator location
Community Center 1,650 17'
Approximately 31 percent of the site will be covered with buildings, 16 percent with parking areas, and the remaining 47
percent will be landscaping, open space, and recreational areas. Specific site amenities include: a small park, internal paths, a
garden area, and a small dog run. The project includes 31 parking spaces contained in two parking lots (13 and 18 spaces
each).Access will occur from Cleveland Lane,via two 20 feet wide driveways that allow for two way traffic. No vehicular access
from Main Street is proposed.
The project will be located on a vacant 1.5 acre in-fill site, formerly an athletic/tennis club.The site is within walking distance
(within .5 miles)of many daily needs including:grocery stores, pharmacies, restaurants, public transit and civic uses. The site is
generally flat, partially paved with former tennis courts and contains some mature trees. A total of 15 trees of varying health
are proposed for removal.An existing single-family home located on the frontage of Main Street is proposed for demolition.
The project requires a General Plan and Zoning Ordinance map amendments(see table below) in addition to a Precise
Development Plan, Parcel Merger, Design Review, Parking Exemption Request, Demolition Permit, and Airport Land Use Plan
Consistency Determination.
Current Proposed
General Plan
APN Zoning GP Designation Zoning
Designation
002-281-024 Commercial Community Commercial
002-281-018 Commercial Community Commercial
High Density Residential/ High Density Residential/
002-281-028 Commercial Heavy Commercial
Planned Development Planned Development
002-281-030 Public Public Facility
002-281-015 Public Public Facility
Surrounding Land Uses and Setting: The Project site is directly south of the Sun House and Grace Hudson Museum, which is
listed as a State Historical Landmark (No. 926) and on the National Historic Register (#81000161). According to the National
Historic Register, the Sun House was built in 1911-1912. It is the most important architectural example of the redwood
craftsman bungalow style in Mendocino County. In addition to the architectural style, the house is significant because it was
built for, and lived in, by Grace and John Hudson. Grace was an artist, and John was a physician and scholar. Grace produced
nationally acclaimed paintings of Pomo Indian culture and John documented Pomo language.Together,the couple curated an
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
2
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
extensive collection of archeological artifacts.The Grace Hudson Museum was constructed in 1986 and displays Grace Hudson
paintings, native basketry, artifacts, and changing interdisciplinary exhibitions.The Grace Hudson Museum is the only museum
in the City of Ukiah.
The Project has been designed with proximity to the Sun House and Grace Hudson Museum in mind. The Grace Hudson
Museum is designing changes to their parking and landscaped areas. PEP Housing's project design team has coordinated with
the Grace Hudson Museum Board of Directors and their landscape architect in an effort to ensure the Project complements
this significant community resource. PEP Housing's project design team will continue to coordinate with the Grace Hudson
team moving forward.
Project Location Map
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The environmental setting is comprised of the area bounded by Main State Street to the west, North Coast Rail Road tracks
to the east, the Grace Hudson Museum to the north, and Cleveland Avenue to the south. The Project is located within a
developed urban area and surrounded by commercial, public,single and multi-family uses.
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
3
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
■ North:The parcel to the north is zoned Public Facilities(PF)and contains the Grace Hudson Museum.
■ East:Directly to the east are an existing single-family home and the North Coast Rail Road Tracks. Parcels east of
the railroad tracks include a mix of High Density Residential(R3)and Commercial (C2).Specifically, a mobile
home park and commercial uses.
■ South:Parcels to the south are zoned Planned Development Residential (PD)containing and established single-
family neighborhood.
■ West:Parcels to the west are zoned Community Commercial(C1)and include a variety of commercial uses
including a small office complex.
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PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
4
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
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
■ CityofUkiah Electrical Department
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
� Utilities/Service Systems � Global Climate Change/GHG � Mandatory Findings of Significance
DETERMINATION:(To be completed bythe Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
� I find that although the proposed project could have a significant effect on the environment there will not be a
significant effect in this case because revisions in the project have been made by or agreed to 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.
❑ I find that 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
document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it
must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project,nothing further is required.
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
5
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Planner'sSignature: Date: March 2015
Planner's Printed Name: Kevin Thompson Principal Planner,City of Ukiah Department
of Planning&Community Development
SUMMARY OF FINDINGS:
The proposed Project is comprised of five(5) parcels that will be merged. Once merged, the site will be developed into
an affordable senior housing project restricted to low and moderate income residents. One parcel located at 517 South
Main Street contains a single-family home proposed for demolition. Site amenities include: a 1,650 sq.ft private
community center,and landscaped areas,open space,and recreational areas. The project includes 31 parking spaces
contained in two parking lots:one 18 spaces the other 13 spaces both accessed from Cleveland Avenue. Drainage
improvements include the incorporation of low impact development standards that result in a decrease in stormwater
runoff exiting the site. The Project includes the removal of a mix of fifteen (15) native and non-native trees of which some
were identified as unhealthy in the arborist report dated January 2015.
Based on the review of the proposed Project, resources maintained by the Department of Planning and
Community Development, discussions with City and outside agency Staff, and visits to the Project site and
surrounding area, potential impacts have been identified and effective mitigation measures recommended for
Aesthetics,Air Quality, Biological Resources,Cultural Resources, Hydrology&Water Quality, and Noise. Accordingly, it has
been determined that a Mitigated Negative Declaration is appropriate for the project.
RECOMMENDED MITIGATION MEASURES:
Impact Mitigation Measure
Aesthetics All outdoor light fixtures shall be located,aimed,and
Lighting for the Project could result in a new source of shielded so as to minimize light spilling over property
light and glare. 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. 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.
Air Quality 1. All activities involving site preparation,excavation,
Construction of the Project would result in a temporary filling,grading, road construction,and building
increase in increase PM-10 levels. 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.
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
6
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
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 mitigation measure shall be
Construction and operation of the project may impact implemented in order to protect any nesting birds:
nesting birds due to tree removal
A. If site preparation and tree
removal/trimming include the spring bird
nestingseason(Februarythrough July),a
preconstruction survey shall be conducted
by a qualified professional within two weeks
priorto removing/trimminganytrees.lf
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.
2. The following mitigation measure shall be
implemented in orderto preserve protected trees:
A. Location of tree protection fencing and
protective buffer for native trees being
persevered on site shall be consistent
with the best practices outlined by the
John M. Phillips Certified Arborist.
B. Notes on the plans that state that state
"Construction materials,vehicles and
equipment,and the cleaning of
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
7
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
equipment or materials is prohibited
within the area of the protective fencing
and under the driplines of the trees to
be protected and preserved.
C. 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.
D. 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
protected trees.
Cultural Resources Construction of and grading for 1. If,during site preparation or construction
the Project could result in the discovery of unknown activities,any historic or prehistoric cultural
historic, prehistoric,or cultural resources or the resources are unearthed and discovered,all
discovery of unknown human remains 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 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
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
8
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
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.
Hydrology&Water Quality Construction of the Project 1. Prior to construction of site improvements,a
has the potential to modify drainage patterns in a final grading and drainage plan and an erosion
manner that could result in erosion and/or siltation and sediment control plan, prepared by a Civil
local creeks. Engineer shall be submitted for review and
approval by the Department of Public Works.
2. 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
Noise 1. Construction hours are limited to Monday
Construction of the Project would result in a short- through Friday from 8:00 a.m.to 6:00 p.m.and
term and temporary increase in noise levels in the Saturday from 9:00 a.m.to 4 p.m.Construction
area that may affect sensitive receptors in the hours are prohibited on Sunday and all
vicinity of the Project and on the Project site. 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.
2. 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.
3. 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.
4. Signs shall be posted at the construction site
that include the permitted construction days
and hours,and day and evening contact name
PEP Housing Sun House Affordable Housing Project
Initial Study of Environmental Impacts
March 2015
9
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
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.
5. 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.
6. 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).
7. 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.
8. No outside amplified sources(e.g.stereo
"boom boxes")shall be used on site during
Project construction.
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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.
�. AESTHETICS
Potentially LessThan LessThan
Significant Significant With Significant No
Would the project: im act Mitigation Im act Impact
p Incorporated p
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 considered in-fill and is located within an existing residential and commercial neighborhood.
Commercial uses are located to the west and north of the site,the Grace Hudson Museum is located to the north
of the site, and residential uses are located to the south 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) As required by City Code the Project was reviewed by the Design Review Board (DRB) on both:January 8, 2015 and
March 3`d 2015. DRB provided the applicant design comments that were into the Project. Furthermore,some of the
DRB recommendations will be included as conditions of approval. Therefore the project would not degrade the
existing visual character or quality of site and its surroundings and the project would infill a vacant lot and the
proposed density would be consistent with existing development in the area.
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d) The project would create a new source of substantial light or glare which would not adversely impact the effect day or
nighttime views in the area because the lights proposed for the exterior of the building would be downcast. In order
to ensure that there would be a less than significant impact related to light and glare,the standard mitigation measure
related to light and glare has been added to the Project.
Mitigation Measures:
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 Sun House Senior Housing 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
Would the pr'ojett: Significant Significant With Significant NO
Mitigation Impact
Impact Incorporated Impact
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
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 euilt 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
ResourcesAgency(ftp://ftp.consrv.ca.�ov/pub/dlrp/FMMP/pdf/2010/men10 so.pdf).
b. None of the parcels are currently 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.
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Based on the above discussion,the Project would have no impact on agricultural resources.
Mitigation Measures:None Required
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
Impact With Mitigation Impact
Would the project: Incorporated
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
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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.
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 CountyAir Quality Management District.
Impact Significance After Mitigation: Less than Significant
4. BIOLOGICAL RESOURCES
Less Than
Potentially Less Than
Would the project: significant
Significant Significant No Impact
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?
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?
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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:
a. The in-fill project site is surrounded by existing residential development and commercial uses.The project site is not
known to contain 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 and
therefore the Project would have no impact on candidate,sensitive,or special status species.
b. There are no riparian areas or riparian habitat on the in-fill subject parcels or other sensitive natural community
identified in local or regional plans, policies,or regulations or by the California Department of Fish and Game or US
Fish and Wildlife Service.Therefore,the Project would have no impact on these resources.
c. The infill site is partially paved and contains no wetlands, marshes,vernal pools,or other water courses on the
parcels included in the Project.Therefore,the Project would have no impact on these resources.
d. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on the
parcels included in this Project.
e. The City does not have a tree preservation ordinance that applies to this Project however the following trees will be
removed with the project:
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Common Name DBH Arborist Comments Native
(Inches)
1 Cottonwood 12 Remove for path Yes
2 Cottonwood 12 Remove for path Yes
3 Cottonwood 12 Remove for path leaning Yes
4 Cottonwood 12 Remove for path leaning Yes
5 Cottonwood 12 Remove for path leaning Yes
6 Cottonwood 12 Dead Yes
7 Cottonwood 12 Dead Yes
8 Walnut 18 Dead Yes
9 Valley Oak 10 Dying Remove Yes
10 Fruit Apple 18 Remove for building No
11 Sycamore 30 Remove for building No
12 Sycamore 24 Remove for building No
13 Walnut 12 Remove for parking Yes
14 Coastal Live Oak 10 Remove for parking Yes
15 Elm 15 Remove for parking No
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:
3. 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(Februarythrough 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.
4. The following mitigation measure shall be implemented in order to preserve protected trees:
A. Location of tree protection fencing and protective buffer for native trees being persevered on site shall be
consistent with the best practices outlined by the John M. Phillips Certified Arborist.
B. 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.
C. 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.
D. 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
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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 protected trees.
Impact Significance After Mitigation: Less than Significant
5. CULTURALRESOURCES
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project: im act Mitigation im act
p Incorporated p
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's 5 vacant parcels are located directly next to the Grace Hudson Museum.The design of the project takes
design inspiration from homes in the Grace Hudson Museum,including rooflines and pitch, materials and colors.The
design and size of the project is compatible with existing development within the 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) the
design features of the project.The Project includes the demolition of an existing home. This house demolition is
subject to the City's demolition ordinance for structures over 50 years old. However the house,a 1950's ranch style
home is not considered historically significant.
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
; '
<
�
1
„�
,
;� �... -
E.�C"�i,^ ... _ ���:
517 Main Street, House proposed for demolition
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
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
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6. GEOLOGY AND SOILS
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project: im act Mitigation Im act
p Incorporated p
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? � � � a
iii) Seismic-related ground failure,including liquefaction? � ❑ � a
iv) Landslides? � � � a
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 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.
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Discussion:
a) Fault Rupture:No known active fault zones across 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.
Liquefaction:According to the Soil Survey of Mendocino County, Eastern Part,and Trinity 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.
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.A Geotechical Report completed by
LACO in October 2014 concluded the site suitable for the proposed development. 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.
e) The Project does not include any septic tanks or alternative wastewater disposal systems;therefore,there is no
impact.
No Mitigation Required: Less than Significant
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7. HAZARDS&HAZARDOUS MATERIALS
Potentially Less Than Less Than
Significant Significant With Significant No Impact
Would the project: im act Mitigation im act
p Incorporated p
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 ❑ O ❑ �
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 � � � �
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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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 % 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) 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.
b) The Project is a residential, small lot infill development. The Project site is 1.5 acre (65,923 sq.ft.)and would be
developed with forty two(42)affordable senior multi-family homes and site amenities. The Project includes the use
of impervious hardscapes surfaces in parking lot and the use of rain gardens designed to capture storm water
runoff,and allowing groundwater infiltration. A d d i t i o n a I I y, the Project includes landscaped area throughout
the site providing the opportunity for infiltration. The proposal 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)The Preliminary Drainage Study completed for the project by LACO in October of 2014 concluded that with the use
of Low Impact Development(LID) practices,the post construction run over for both the 10-year and 100-year is
reduced by 38%resulting in less storm water 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.
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
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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.
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.
2 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.
3
Impact Significance After Mitigation: Less than Significant
9. LAND USE AND PLANNING
Potentially LessThan LessThan
Significant With
Significant Significant No Impact
Would the project: im act Mitigation im act
p Incorporated p
a) Physically divide an established community? � � � �
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 parcel by constructing a 42-unit senior affordable multi-family project. The
project site is developed on all four sides within an existing neighborhood therefore will not divide an established
community.
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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 from Community Commercial, Heavy Commercial and Public
Facilities 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 by establishing reduced setbacks, and 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 designations are Commercial and Public.The proposed General Plan
designation is Residential High Density. 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 senior population by providing
mixed and affordable housing types.The project will be restricted to low and moderate income senior residents.The
Project is consistent with the density and uses intended for the High Density Residential(HDR)general plan land use
designation.
General Plan Goal/Policy Staff Analysis
General Plan Vision
GP-5: Encourage housing in a price The Project would provide forty-two(42) new housing units within the
range to match the income of the City of Ukiah. The project will be restricted to low and moderate
residents. income seniors for a SS year term.
GP-6: Encourage housing for local The Project would provide 42 new housing units within the City of
workers and jobs for local residents. Ukiah available to low and moderate income seniors.
GP-25: Ensure aesthetic qualities in the See discussion for Goal H-4 below.
design and construction of the
Goal OC-23:Native plant landscaping The landscaping includes some native planting. As part of the review
shall be encouraged. of the Project,the Planning Commission may recommend the
Implementation Measure OC-23.1(c): planting of additional native plants,and the City Council may include
Landscaping standards for new this as a condition of Project approval.
development and redevelopment The Planned Development zoning regulations for the Sun House
projects shall be applicable to all but project will include language that encourages native planting and
individual single-family residential prohibits the planting of known invasive species.
development.
Compliance with landscaping
standards shall be required as a gased on the above,the Project is consistent with this goal.
condition of discretionary approvals
or a condition of 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.
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General Plan Goal/Policy Staff Analysis
Goal OC-25: Maintain and enhance An arborist report was prepared for the Project that evaluated native
the City's canopy of shade trees. trees on the Project site over 4-inch diameter at breast height(DBH)
John Phillips Certified Arborist(Jan 2015)All of the trees on site were
Policy OC-25.1:Protect existing evaluated for health.A total of 15 native and non-native trees are
healthy mature trees to maintain proposed for removal.Of the 15 trees for removal,four(4)are non-
shade and area attractiveness. native,and four(4)are considered dead or dying.
Implementation of the mitigation measures for the protection and
preservation of the healthy, native trees on the site that are
persevered 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 Project includes the planting of a variety of eight(8)street trees
the "urban forests° which create a selected from the City's Required Street Trees List. The street trees
sense of urban space. will increase and enhance the urban forest.
Policy OC-29.1: The development See Goal OG25 discussion above.
review process shall incorporate
measures to maintain and enhance
the urban tree canopy.
Implementation Measure OC-29.1(b):
Review construction and landscaping
site plans to ensure that healthy trees
are not removed unnecessarily.
Housing
Goal H-2:We want to provide housing The Project would provide forty-two(42) new affordable multi-family
for all economic segments of the housing units within the City of Ukiah. The project will be restricted
community. to low and moderate income seniors for a 55 year term.
Goal H-4:We want to promote well The Project will be compatible with the neighborhood and include
planned and designed housing design elements from the historic Grace Hudson Museum. The
opportunities for all persons Project was reviewed by the Design Review Board(DRB).The DRB
regardless of race,gender,age, noted that the project was appropriate and compatible with the
sexual orientation, marital status or neighborhood.The DRB recommended approval of the Project and
national origin. made suggestions for design elements.
Goal H-5:We want to use land The Project is required to comply with the California Green Building
effectively to meet housing needs and Code.The Project incorporates low impact development measures.
to implement smart growth,green The Project includes preservation of mature trees,and impervious
building,and sustainable surfaces,rain gardens and community amenities. The Project is
development polices with a focus on located within .25 mile of many daily needs, including: medical
infill. facilities,grocery and other retail outlets.
General Plan Goal/Policy Staff Analysis
Policy H-5.1:Assure that new housing is See discussion for Goal H-4 above.
well-designed to enhance Ukiah's
neighborhoods and community as a
whole.
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Policy H-5.6:Support careful well- The Project site is served by City services. The Project has been
designed infill housing development in reviewed by Public Works,the Fire Marshal, Police Department,and
areas currently served by City services. Electric Utility 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
sustainable site planning and Code including the use photovoltaic panels. The Project incorporates
development. low impact development measures,the perseveration of mature
trees,and planting of eight(8)street trees selected from the City's
Required Street Trees List
Energy
Goal EG-6:Promote energy efficiency The Project is required to comply with the California Green Building
features in the design of all new Code, including Title 24 which is intended to promote energy
efficiency. Photovoltaic will be installed as part of development of the
structures. Project. Energy created from the system will be used to power the
common areas of the project, including:elevator use,exterior and
interior lighting. Further,the project proposes the installation of a
22kW of photovoltaic system to offset energy use of the common
areas of the project.
Historical and Archeological
Goal HA-4:Conserve the character See discussion for Goal H-4 above.
and architecture of neighborhoods.
Policy HA-4.1:Consider the visual
character of surrounding
developments when reviewing
discretionary project approvals.
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
communityconservation plan.
No Mitigation Required: Less than Significant
1. Mineral Resources
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project: Mitigation
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
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project result in: Im act Nlitigation �m act
p Incorporated p
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or � X ❑ a
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.
■ �Cause�a s�bstar�t�ial�e��angnt incr ase in ambi nt noi�e IeYels in�he project vicinity above levels existing without
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INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
the project.
■ Expose people to excessive ground borne vibration or noise levels.
■ 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
I eve I s.
■ If located within the vicinity of a private strip,expose people to excessive noise levels.
Noise Ordinance:The Project site is surrounded by a mix of uses, including residential, public,commercial and office. The
proposed zoning for the site is R3. 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 Conditionin�: 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 Buildin�s 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 (NCRAI: The proposed Project is located approximately % 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
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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,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 within 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
residents of the multi-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 Ukiah Municipal Airport Master Plan allows a maximum of 90 people
per acre;this proposed project will contain an estimated 67 people,on 1.5 acres, below the allowable 90.
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 4 below)to allow
people to contact the complaint and enforcement in the event of noise concerns related to the Project.
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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
Less Than
Potentially Less Than
Significant Significant With Significant No Impact
Would the project: impact Mitigation impact
Incorporated
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 42 affordable senior housing units. Each parcel has frontage and access from an existing
street(Cleveland Avenue) and utilities are available to serve the forty-two new homes. Based on discussions with
PEP housing,the average affordable unit contains 1.5 people.
Based on this average,the Project would result in 67 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 42 affordable senior housing units on five 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 of the Project.
Based on the above,the Project would have no impact on the displacement of existing housing units or people.
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Mitigation Measures:None required
13. PUBLIC SERVICES
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project result in: im act Mitigation im act
p Incorporated p
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 forty-two senior affordable units and on-site
amenities.The total occupancy is expected to be approximately 67.Therefore,the Project would have a less than
significant impact on municipal services.
e) Parks:The project is providing on-site recreational amenities including:a 1,600 sq.ft. recreation center,and
community garden,open space and walking trails.These amenities will provide residents recreational
opportunities.The impact to parks would be less than significant.
c) Schools:The project will be restricted to senior occupants only, no residents under the age of 55 are allowed,
therefore there will be no impact to local schools.
Mitigation Measures:None required
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14. RECREATION
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project: n�titigation
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 forty-two multi-family affordable senior housing units. The increase in
population as a result of the Project is estimated at 67 people based on the size of the units,although it is reasonable to
assume that some residents may be relocating.
The project is providing on-site recreational amenities including:a 1,600 sq.ft. recreation center,and community
garden,open space and walking trails.These amenities will provide residents recreational opportunities.The impact
to parks would be less than significant.
Based on the above, potential impacts to parks and recreational facilities would be less than significant.
Mitigation Measures:None required
15. TRANSPORTATION/TRAFFIC
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the project: impact Mitigation Impact
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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15. TRANSPORTATION/TRAFFIC
Potentially LessThan LessThan
Significant With
Significant Significant No Impact
Would the project: impact Mitigation Impact
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) The traffic technical memorandum prepared by LACO engineers indicated that the number of trips potentially
generated if the subject parcels were to be developed consistent with current land use and zoning designations.
Based on the current allowed uses of the parcels(Ukiah City Code(Ord.539 3 adopted 1961)and the ITE Land Use
categories assumed to best represent these uses were calculated that build out of the subject parcels could be
expected to generate 19 AM peak-hour trips and 15 PM peak-hour trips,or 2 to 3 more peak-hour trips than
estimated Project-generated peak-hour trips. It was concluded that the development of the PEP Sun House,and
associated General Plan amendment and zone classification,will not result in significant increase in traffic volumes,
particularly when compared to traffic volumes that could be generated by development of the subject parcels under
the current land use zoning designations.
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 existing flight pattern would not change as a result of this Project. The project is not located within the boundaries
of the Ukiah Airport Master Plan.
d) Access to the lots would be provided via two new driveway curbcuts from Cleveland Street that provide access to the
parking lots.The Project would add two driveway/curb cuts along Cleveland Street. Based on the above,the
Project would have no impact related to the creation of hazardous design features.
PEP House Sun House Planned Development Rezoning and Precise Development
Plan Initial Study of Environmental Impacts
March 2015
33
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
e) 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-g)The City of Ukiah Zoning Code(§9198)specifies the number of parking spaces required for a multiple family dwelling
project.One on-site, independently accessible parking space for one bedroom units and two on-site,independently
accessible parking spaces for 2 or more bedrooms per unit are required for market rate projects.
Based on the mixture of one and two bedroom units,49 parking spaces would typically be required. However,32
spaces or.75 spaces per unit are proposed.The proposed parking is summarized in Table 5. Section 9198(A) (7)allows
for the reduction in the number of parking spaces projects providing special needs housing, including senior housing as
follows: "In any district,the planning director may approve a reduction in parking requirements not exceeding thirty
percent(30%)for housing projects with at least four(4) living units reserved for seniors,disabled persons,emergency
shelters,transitional housing,single room occupancies,or other special needs housing with reduced parking demand
based on factors such as age of occupants,disabilities, household size,or other factors that support a finding of
reduced parking demand"
Parking Summary
Type of Spaces Number
Full Size 19
Accessible 3 (including 1 van accessible
space)
Compact 10
Total 32
The Institute of Transportation Engineers(ITE)4th Edition estimates an average parking demand for senior housing
at.59 spaces per dwelling unit, regardless of the number of bedrooms in each unit. By contrast,the City of Ukiah
Zoning Code requires 1-2 spaces per dwelling unit depending on the number of bedrooms.The Project design
provides.75 spaces per dwelling unit,exceeding the ITE average demand.
The Housing Element contains policies in support of reducing the required parking for affordable senior housing.
Goal H-3 is to expand affordable housing opportunities for persons with special housing needs, including senior
citizens. Policy H-3.3 specifically allows for senior housing projects to be developed with parking requirements less
stringent than those specified in the Zoning Ordinance,where found to be consistent with maintaining the character
of the surrounding neighborhood.
Because the project is restricted to senior occupants, many of which do not have the ability to drive, PEP Housing
provides alternative transportation options for its residents.This includes weekly van service.The project is located
within walking distance to many daily needs including:grocery stores, pharmacies,and public uses. Mendocino
Transit also provides a Para transit service that will be available to residents. Reducing the number of required
parking spaces to 32 will be consistent with the character of the neighborhood, because the project will provide
enough parking to meet the anticipated demand.
Mitigation Measures:None required
34
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
16. UTILITIES AND SERVICE SYSTEMS
Potentially LessThan LessThan
Significant Significant With Significant No Impact
Would the projeCt: Im act Mitigation Im act
p Incorporated p
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 �X
environmental effects?
c) Require or result in the construction of new storm water �
drainage facilities or expansion of existing facilities,the � � X ❑
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 � � ❑ X�
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 project's projected demand in ❑ ❑ ❑ �
addition to the provider's existing commitments?
C) Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs? � ❑ � �
g) Comply with federal,state,and l0 7al 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 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%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 residential infill development that includes forty-two(42)affordable multi-family senior units.As
noted above,the estimated increase in population is approximately 67 people. The Project is required to comply
35
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
with the requirements of the California Green Building Code which includes requirements that reduce water usage.
The Project includes landscaping throughout the site that 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 March 2015, 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 implemented 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.
• 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
Potentially LessThan LessThan
Significant With
Significant Significant No Impact
Would the project: impact Mitigation impact
Incorporated
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. Further,the project proposes the installation of a 22kW of photovoltaic system to offset energy use of the
36
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
common areas of the project. 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
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.
Does the project:
Potentially Less Than Less Than No
Significant Significant With Significant Impact
Impact Mitigation Impact
Incorporated
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:
a. The Project would not have an impact on habitat, plant or animal communities. The Project does not include any
habitat,fish or wildlife population,and is not known to include any cultural resources.The Project location is not
identified as an area of High significance in the City's General Plan. In the unlikely event,cultural resources are
discovered as a result of construction of the Project,a mitigation measure has been included to reduce this impact to
a less than significant level.
b. The project would not have cumulative impacts because the project site is located within an established residential
neighborhood and there are currently no other projects or projects in the foreseeable future planned within the
immediate vicinity that would create combined cumulative impacts. In terms of the larger community future projects
include the Ukiah Courthouse Relocation and Costco.While these two projects have identified impacts the proposed
Project would continue to be less than significant when added to the cumulative impacts.
37
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
C.The project would not have environmental effects which will cause substantial adverse effects on human beings
either directly or indirectly because of the small size of the project.
Project Proponent/Applicant Agreement to Comply with Mitigation Measures
I, , the project proponent, have reviewed this Initial
Study and Mitigated Negative Declaration, and hereby agree to comply with the mitigation measures and to
incorporate the mitigation measures and monitoring programs identified herein into the project.
Signature of Project Sponsor Date
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.
ATTACH M ENTS:
1. Mitigation Monitoring Program
2. Mitigated Negative Declaration
3. Notice of Intent to Adopt a MND
4. Project Plans
(Below are available at City Hall 300 Seminary Drive,Ukiah Ca.94482)
5. Grading and Drainage Plan LACO(October 2014)
6. Technical Memorandum Traffic Analysis prepared by LACO(September 2014)
7. Geotechnical Report prepared by LACO(October 2014)
8. Arborist Report prepared by John M. Phillips(Jan 2015)
RESOURCES USED TO PREPARE THIS ANALYSIS
1. City of Ukiah General Plan, 1995
2. City of Ukiah General Plan, Housing Element 2009-2014
3. The Linka�e Between Land Use,Transportation and Air Quality,State Air Resources Board, 1993.
4. The Land Use - Air Quality Linkage: How Land Use and Transportation Affect Air Quality, State Air Resources
Board,1997.
4. Transportation-Related Land Use Strate�ies to Minimize Mobile Source Emissions: An Indirect Source Research
Proiect,State Air Resources Board,1995.
5. A Source of Air Qualitv Conditions Includin�Emissions Inventory,Ozone Formation,PM10
Generation, and Mitigation Measures for Mendocino County, CA.,Sonoma Technologies, Inc., November, 1998.
6. General Plan Revision and Growth Management Plan Technical Report: Natural Habitat Section, Michael W.
Skenfield,and October,1991
38
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
7. Soil Survey of Mendocino County, Eastern Part, and Trinity County, Southwestern Part, California, U.S.
Department of Agriculture-Soil Conservation Service,January,1991.
8. A History of the Salmonid Decline in the Russian River,Steiner Environmental Consulting,August, 1996
9. U.S.G.S. Topographical Map, Ukiah Quadrangle, 1958 (photo inspected 1975). Ukiah Municipal Airport Master
Plan Report,Shutt Moen Associates,July, 199
10. City Air Photographs: 2000,and 2001
11. Traffic Analysis of PEP Sun House Affordable Multi-family prepared by LACO Engineers, September,2014
12. City of Ukiah Citywide Circulation Study: Final Draft,Omni-means Engineers and Planners, November,2006.
13. Hazardous Waste and Substance Sites List from California Department of Toxic Substances Control
14. Referral Comments from the following City staff and Agency representatives:
a. David Willoughby,Building Official
b. Kevin Jennings,Fire Marshal
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
39
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Attachment 1
City of Ukiah, California
city of Zlkah Planning and Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Project Name: PEP Housing Planned Development Rezoning and Precise Development Plan
File Numbers: Munis#749
Address/LoCation: 517 South Main Street, Ukiah, CA: APN: 002-281-024, 002-281-018, 002-281-028, 002-281-
030,002-281-015
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 1. All outdoor light fixtures shall be located,
Community Proponent Permit Plan aimed,and shielded so as to minimize light
Development Submittal and trespassing over property lines and avoid
Department installation directing light towards motorists and
prior to C of pedestrians. Fixtures shall be full cutoff and
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 Mitisation Measures
40
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
Planning and Project Project
Community Proponent grading and 1. All activities involving site
Development construction. preparation,excavation,filling,
Department grading,road construction,and
building construction shall
Public Works
Department 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.
Biolosical Resources Miti�ation Measures
Planning and Project Prior to A. The following mitigation measure shall be
Community Proponent issuance of implemented in order to protect
Development grading or any nesting birds:
Department building
permits. a. If site preparation and tree
removal/trimming include the
spring bird nesting season
(Februarythrough July),a
preconstruction survey shall be
conducted by a qualified
professional within two weeks
priorto removing/trimmingany
trees.If active nests(with eggs or
living young)are found,no
41
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
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.
The following mitigation measure shall be
implemented in order to preserve
protected trees:
a. Location of tree protection
fencing and protective buffer
for native trees being
persevered on site shall be
consistent with the best
practices outlined by the
John M. Phillips Certified
Arborist.
b. 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.
c. 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 within-ground
posts.
a. Tree/riparian vegetation protection
42
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
notes:
i. Care shall be taken
when digging under
ground near the base of
the trees to be
protected and
preserved.
ii. 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
protected trees. (http://www.cal-
ipc.or�/paf/).
Cultural Resources Miti�ation Measures
Planning and Project Project 1. If,during site preparation or construction
Community Proponent grading and activities,any historic or prehistoric
Development construction. cultural resources are unearthed and
Department discovered,all work shall immediately be
Public Works halted,and the City shall be notified of
Department 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
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
43
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
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.
Hydrology and Water Quality Mitigation Measures
Planning and Project 1. Prior to construction of site
Community Proponent improvements,a final grading and
oevelopment drainage plan and an erosion and
Department& sediment control plan,prepared by a
Public Works
staff Civil Engineer shall be submitted for
review and approval by the Department
of Public Works.
2. 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.
Noise Miti�ation Measures
Planning and Project For the 2. Construction hours are limited to
Community Proponent duration of Monday through Friday from 8:00 a.m.
Development site to 6:00 p.m.and Saturday from 9:00
Department preparation
a.m.to 4 p.m. Construction hours are
staff and project prohibited on Sunday and all holidays
construction
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
a bove.
3. 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.
44
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
4. 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.
5. 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.
6. 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.
7. 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).
8. 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.
9. No outside amplified sources(e.g.
stereo"boom boxes")shall be used
45
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Monitoring Funding Date Verification
Responsibility Responsibility Timing Completed staff Mitigation Measures
initials
on site during Project construction.
Attachment 2
CITY OF UKIAH
300 Seminary Avenue
Ukiah,CA 95482
CEQA MITIGATED NEGATIVE DECLARATION
PEP Housing Sun House Planned Development Rezoning and Precise Development Plan
DATE:March 29t"-April 17tn
PROJECT:PEP Housing"Sun House°General Plan Amendment,Planned Development Rezone and Precise Development Plan(File
No:749 GPA-RZ/PD,CC-PC)
PROJECT PROPONENT:PEP Housing Petaluma,Ca.
LOCATION: 517 South Main Street, Ukiah,CA:APN:002-281-024,002-281-018,002-281-028,002-281-030,002-281-015
PROJECT DESCRIPTION: PEP Housing proposes to develop a 42-unit housing complex available to low and moderate income
senior citizens.There will be three apartment buildings, each two stories for a total of 30,025 square feet of residential living
space. Six of the units will be 2 bedrooms and the remaining 36 units will be one bedroom. A one-story, 1,650 square foot
community center for the benefit of the residents is also proposed.
ENVIRONMENTAL SETTING:The environmental setting is comprised of the area bounded by Main State Street to the west,
North Coast Rail Road tracks to the east, the Grace Hudson Museum to the north, and Cleveland Avenue to the south. The
Project is located within a developed urban area and surrounded by commercial, public single and multi-family uses.
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.
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.
46
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
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 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.
E. 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, Biological Resources,and Air Quality have been
applied. Implementation of these mitigation measures would reduce the potential for the Project to impact top soil
and result in erosion.
F. The Project site is not located on any list of hazardous waste disposal sites compiled pursuant to Government Code
Section 65962.5.
G. The Project site is located within 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
residents of the multi-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.
H. The Project would infill five 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 west and public uses to
the north.
I. No mineral resources are located within or proximate to the project area.
J. 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.
K. The Project would construct forty-two(42)affordable senior housing units,which is estimated to increase the
population 67 people.The Project would not eliminate any housing.
L. There are adequate public services,facilities,and utilities to serve the Project.The State of California is currently
experiencing a drought. As of March 2015, 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
implemented a mandatory water conservation program on August 29,2014.The Project would also be subject to
any water conservation measures enacted by or applicable to the City of Ukiah.
M. The Project would result in the construction of forty-two(42) new housing units, resulting in an estimated
population increase of 67 people. It was concluded that the development of the PEP Sun House,and associated
General Plan amendment and zone classification,will not result in significant increase in traffic volumes, particularly
47
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
when compared to traffic volumes that could be generated by development of the subject parcels under the current
land use zoning designations.
N. 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.
O. 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.
March 2015
Kevin Thompson,Principal Planner Date
Planning and Community Development Department
City of Ukiah
48
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
CITY OF UKIAH
Department of Planning& Community Development
Notice of Intent to Adopt a Miti�ated Ne�ative Declaration
To: 0 County Clerk, County of Mendocino FROM: City of Ukiah Planning&Community Development
501 Low Gap Road Dept.
Ukiah, CA 95482 300 Seminary Avenue
Ukiah, CA 95482
To: 0 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.
Project Title: PEP Housing Planned Development Rezoning and Precise Development Plan
File No: 749
Project Location/ 517 South Main Street, Ukiah, CA:APN: 002-281-024, 002-281-018, 002-281-028, 002-
Assessor's Parcel#: 281-030,002-281-015
Applicant: PEP Housing
Lead Agency: City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Lead Agency Contact: Kevin Thompson, Principal Planner
Contact Information: (707)463-6207/ kthompson@cityofukiah.com
Project Description: PEP Housing proposes to develop a 42-unit housing complex available to low and moderate
income senior citizens.There will be three apartment buildings, each two stories for a total of 30,025 square feet
of residential living space.Six of the units will be 2 bedrooms and the remaining 36 units will be one bedroom.A
one-story, 1,650 square foot community center for the benefit of the residents is also proposed.
Approximately 31 percent of the site will be covered with buildings, 16 percent with parking areas, and the
remaining 47 percent will be landscaping, open space, and recreational areas. Specific site amenities include: a
small park, internal paths, a garden area, and a small dog run. The project includes 31 parking spaces contained
in two parking lots (13 and 18 spaces each).Access will occur from Cleveland Lane,via two 20 feet wide driveways
that allow for two way traffic. No vehicular access from Main Street is proposed.
The project will be located on a vacant 1.5 acre in-fill site, formerly an athletic / tennis club. The site is within
walking distance (within .5 miles) of many daily needs including: grocery stores, pharmacies, restaurants, public
transit and civic uses. The site is generally flat, partially paved with former tennis courts and contains some
49
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
mature trees. A total of 15 trees of varying health are proposed for removal. An existing single-family home
located on the frontage of Main Street is proposed for demolition.
The project requires a General Plan and Zoning Ordinance map amendments(see table below) in addition to a Site
Development Permit, Parcel Merger, Design Review, Parking Exemption Request, Demolition Permit, and Airport
Land Use Plan Consistency Determination.
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, Air Quality, Biological Resources, Cultural Resources,
Hydrology & Water Quality, and Noise. Accordingly, it has been determined that a Mitigated Negative
Declaration is appropriate for the project.
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: March 29th-April 17tn
Planning Commission Meeting Date/Time: May 13, 2015
Planning Commission Meeting Location: City Council Chambers, Civic Center
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: May 27, 2015
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.
50
INITIAL STUDY�MITIGATED NEGATIVE DECLARATION
Kevin Thompson Principal Planner
Name Title
March 27th 2015
Signature Date
51
G�ity of Zl�ah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting January 8, 2015
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Vice Chair Liden called the Design Review Board meeting to order
8 at 3:00 p.m. in Conference Room #5.
9
10 2. ROLL CALL Present: Vice Chair Tom Liden, Nick Thayer,
11 Alan Nicholson, Howie Hawkes, Colin Morrow
12
13 Absent:
14
15 Staff Present: Charley Stump, Planning Director(present only
16 for agenda item 6B)
17 Michelle Johnson, Assistant Planner
18 Shannon Riley, Project& Grant Administrator
19 Cathy Elawadly, Recording Secretary
20
21 Others present: Francisco Sanchez
22 Nohemi Sanchez
23 Lawrence Mitchell
24 Holly Brackmann
25 Ann Baker
26 Linda Hedstrom
27 Jim Langford
28 Mary Stompe
29 Bob Hayes
30
31 3. CORRESPONDENCE:
32
33 4. APPROVAL OF MINUTES: The minutes from the November 13, 2014 and December
34 11, 2014 meetings will be available for review at the January 8, 2015 meeting.
35
36 M/S Nicholson/Thayer to approve the minutes from the November 13, 2014 meeting, as
37 submitted. Motion carried by an all AYE voice vote of the members present (4-0) with Member
38 Morrow abstaining.
39
40 M/S Hawkes/Nicholson to approve the minutes from the December 11, 2014 meeting, as
41 submitted. Motion carried by an all AYE voice vote of the members present (4-0) with Member
42 Morrow abstaining.
43
44 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
45
46 The DRB is required by the City Code to review and make a recommendation on all Site
47 Development Permit applications.
48
49 6. NEW BUSINESS:
50 6A. 499 North State Site Development Permit (File No.: 598): Continued from December
51 11, 2014 meeting; review and recommendation to the Zoning Administrator on color
52 board and landscaping plan for 499 North State Street, APN 002-152-07.
Design Review Board January 8, 2015
Page 1
1 Assistant Planner Johnson:
2 • At the regular December 11, 2014 DRB meeting, the DRB reviewed the design aspects
3 for a proposed site development permit with a recommendation to the Zoning
4 Administrator for approval with the conditions that a color palate for the proposed building
5 facade and proposed landscaping plan would be submitted for review by the DRB.
6
7 Lawrence Mitchell, Architect and applicant representative referred to site plans:
8 • The DRB recommended the landscaping plan include a Palm tree by the monument sign
9 and develop the landscaping around. Looked at Palm trees and could not find a species
10 that would be compatible and/or work in this area. Recommends substituting a Palm tree
11 for a Yuka plant and explained the proposed landscaping design for this area that would
12 include groundcover and boulders. Proposes landscaping having a blue/gray color
13 scheme that would complement the colors for the monument sign and building and
14 referred to the proposed landscape modifications provided for on page 1 of the staff
15 report.
16 • Related to the existing `Hollywood' wood shakes on the building in connection with having
17 a coastal theme noted such colors range from bleached white to tan, brown or black. The
18 existing Hollywood shakes are a bronze brown. Proposes to utilize the shakes on the
19 building and explained the treatment used to get that coastal theme effecUappearance
20 that would effectively lighten them. All shakes new/replacement and old will be treated to
21 match and illustrated the desired color. The treatment will be lighter than what is existing.
22
23 Vice Chair Liden:
24 • Referred to attachment 1 of the staff report and color palate for sign and building and
25 asked about the trim color in terms of how dark. Questioned what the shakes will look like
26 next to the blue color palate selected for the building trim, etc.
27 • Asked about the doors?
28 • Requested clarification the shakes will be the same color with the use of new in contrast
29 with the older existing shakes.
30 • Concurs it may be the blue color palate selected may not work and may need to be
31 reviewed. Supports making the trim a lighter blue and with allowing the Zoning
32 Administrator/Planning staff to revise the color palate if this is necessary.
33
34 Member Hawkes:
35 • Cautioned blue is a difficult color to work with.
36 • Is of the opinion property owner should not have to concerned about liability issues with
37 the landscaping species because people need to pay attention where they are walking.
38
39 Member Thayer:
40 • Yucca Whipple is not the most pedestrian-friendly of plants. Would recommend a plant
41 species that does not have individual spines/thorns. The Red Yucca is a better choice
42 and a more suitable replacement. Yucca plants are available in different colors such as
43 yellow.
44 • Can assist in the selection of a Palm tree that would be suitable for the site.
45 Recommends a Guadalupe Palm that grows to a maximum of 20 feet in height, has a
46 'clear' trunk and sheds older ones that is essentially a self-cleaning mechanism. A
47 Guadalupe Palm would be emblematic of the restaurant cuisine, would not get too big
48 such that the sign would be blocked from view and is hardy to about 12 or 14 degrees.
49 • Related to the scale of the boulders proposed for the landscaping and asked from an
50 aesthetic and/or color consideration if the boulders are granite or cobblestone. Any stone
51 type would be more expensive than using planted material and questions whether or not
52 the boulders are associated with an `ocean front' theme. It would seem the ocean front
53 theme can be effectively accomplished with plantings from a budgetary perspective.
Design Review Board January 8, 2015
Page 2
1 Further questions whether the boulders add that much more aesthetically to the Project
2 than if all the landscaping consists only of plantings.
3 • Finds that the typical foot traffic through the landscaped areas to be potentially
4 problematic and could be a liability issue if certain plantings with spines/thorns are used.
5 • Related to the corner area of the site for landscaping purposes identified some plantings
6 that would be appropriate and can make recommendations to the applicants in this
7 regard.
8
9 Nohemi Sanchez, Applicant
10 • Would be fine with a Guadalupe Palm.
11
12 Member Nicholson:
13 • The intent of the Palm tree would serve as an 'identifier' for the theme of the restaurant.
14 • Finds the Project to be a nice fit. Has some problem with the blue color scheme in that
15 blue changes with scale, but this would not stop him from approving the Project. Blue is a
16 strong color. It may be the applicant can `brush out' the blue color scheme to get the right
17 balance and if that balance cannot be attained some tweaking of color may be
18 necessary. The Project is conceptually acceptable. If the applicants find the color
19 scheme does not provide the right effect, support they be able to consult with City
20 planning staff/Planning Director to revise the color scheme if this becomes necessary.
21 Would like to see the applicants able to get the right balance between dark and light and
22 in contrast with the blue color palate selected.
23
24 Lawrence Mitchell:
25 • Referred to Sheet A400 of the site plans and explained the color proposed for the trim
26 and other building architectural features.
27 • As shown in attachment 1 of the staff report the band that extends around the building
28 that is currently a bright orange will be a darker shade of blue (blue swede shoes) with
29 the `field' (faded denim) of the building painted a light blue. The window trim would also
30 be a dark blue.
31 • All three public entrances will typically be Mill finish anodized aluminum with clear glass.
32 • Confirmed the treatment used for the shakes will make them the same color. The type of
33 treatment used will likely change somewhat in the sunlight. The idea of the translucent
34 treatment is to allow for a layering effect with the color such that the shakes will have
35 lighter and darker areas.
36 • Related to the Yucca Whipple, the intent of the groundcover is to discourage people from
37 walking through planter areas.
38 • The Palm tree should not block the sign from view and/or be a potential safety hazard.
39
40 M/S Nicholson/Hawkes to recommend Zoning Administrator approval of 499 North State Site
41 Development Permit File No. 598 with the above-referenced modifications to the landscaping
42 using a Guadalupe Palm and with possible revision to the Yucca plants to a more pedestrian-
43 friendly species and with consideration given to whether boulders as part of the landscape plan is
44 really necessary in terms of costs for materials and, related to the color palate, DRB recommends
45 approval as submitted but with the understanding that if the applicants are not totally happy they
46 can bring this back to planning staff/Planning Director for revision. Motion carried (5-0).
47
48 6B. 517 Main Street (PEP) Preliminary Application (File No.: 646): Review and
49 recommendation on a Precise Development Plan to allow the construction of three two-
50 story building clusters that will include a total of 42 low income senior housing units,
51 Community Center, and designated open space.
52
53 The Petaluma Ecumenical Properties (PEP) representatives introduced themselves.
54
Design Review Board January 8, 2015
Page 3
1 Mary Strompe, Director of Petaluma Ecumenical Properties (PEP):
2 • Gave a history of PEP and its function as a non-profit affordable housing developer
3 organization that has been engaged/involved in other senior housing projects.
4
5 City Project& Grant Administrator Riley:
6 • It is important to understand/remember there is a connectivity/association between the
7 PEP senior housing project and the proposed Grace Hudson Museum improvement
8 project and more specifically explained the connection.
9
10 Planning Director Stump:
11 • The City currently owns the property proposed for the Precise Development Plan Project
12 located at 517 Main Street that PEP intends to purchase.
13
14 Bob Hayes, Project Architect introduced/presented the Project, referred to site plans sheet A1.0
15 and corresponding schematic drawings and gave a project description relative to the project
16 components and concepts for preliminary design review of the Sun House Senior Housing project
17 that is a work in progress:
18 • Has been working with the Grace Hudson Museum proponents concerning the PEP
19 project.
20 • The proposed project consists of three-two story building clusters that will include a total
21 of 42 low income senior housing units, a community center, and designated open space.
22 Related to the concept site plan, building is two-story having a `double loaded corridor.'
23
24 Member Hawkes:
25 • Asked about the reason for having a double loaded corridor.
26
27 Member Morrow:
28 • Asked about the use of the property adjacent to the Project on the west side.
29
30 Bob Hayes:
31 Buildings
32 • A double loaded corridor means there is a unit on each side of the center corridor. There
33 are other ways of configuring multi-family/multi-unit projects but incorporating a double
34 loaded corridor is a cost efficient approach and also serves as a security measure for
35 seniors. Further explained the double loaded corridor concept and the location where the
36 corridors are connected with a balcony, where they are closed off, how access is
37 provided on either side of the corridor and/or basically how the double loaded corridor
38 works for the proposed Project. The cost savings by incorporating the double loaded
39 corridor concept can then be applied to the building architecture on the outside.
40 • The intent of the building type/architecture was to design them to be efficient in so many
41 ways.
42 • The site is `very tighY to be able to accompany 42 units. The site plans are accurate even
43 though the Project is at a preliminary stage so what is being advocated is what could
44 actually happen.
45 • Finds the concept of balconies to be a good thing for projects for a variety of reasons.
46 • Related to the matter of parking, the intent was to conceal the concept of parking within
47 the buildings so as not to appear obvious.
48 • Explained the function and location of the community center as shown on the conceptual
49 site plans and is located off/near the Museum park area. The community center is single-
50 story and provides for kitchen, library, restroom facilities, and office space
51 accommodations. The community center is a nice place to gather and socialize and have
52 community/communal meals and enjoy different activities/special events. The community
53 center is also where mail is received for persons residing in the senior housing project so
54 this facility typically functions as a `hub.'
Design Review Board January 8, 2015
Page 4
1 • Building 1 consists of five units on the first floor and three units on the second story that
2 are accessed off a central area and demonstrated the location.
3 • Confirmed `Professional Offices' are located adjacent and to the west of the Project.
4 • The Project has one elevator that can accommodate some of the units but not all and
5 explained the concept. The intent is to make as many of the units and/or at least 95% of
6 the units adaptable and the Project will exceed the accessibility code in this regard.
7
8 Street Edqes of Proiect
9 • Main Street edge:
10 o Explained that portion of the Project that touches Main Street and how it relates
11 to the Sun House and Museum. The architecture of the Sun House is one of the
12 most elegantly simple and well-proportioned structure having a nice porch on
13 one side and great detailing.
14 o Given the location in retrospect to the Sun House and Museum, finds that at the
15 Main Street section of the site is like developing a historical preservation project
16 and/or like adding to a historical structure. In this context, is of the opinion the
17 senior housing project needs to be sensitive to the museum historical structures
18 in the way of scale and proportion and architecture where the two-story element
19 of the Project is located behind the Main Street edge and more formally
20 explained the intent from an architectural/detail/materials standpoint. Some of
21 the materials proposed are hardi-board and board-and-bat because of durability
22 and compatibility with the Sun House/Museum. Finds it difficult to see a
23 distinction between wood and hardi-board and highly supports the use of hardi-
24 board.
25
26 • Cleveland Street edge:
27 o In addition to the Professional Office buildings adjacent to the Project, Buildings
28 2 and 3, the parking lot and some residential units are located along the
29 Cleveland Street edge.
30 o The site layout of the buildings/support utility buildings/entryways/other building
31 design amenities etc., resembles that of a PEP housing project completed in
32 Santa Rosa and explained the similarities as shown on the concept site plan.
33 o Addressed the trash/recycling area and corresponding building design for this
34 function and how this facility would help to screen cars from view in the parking
35 lot. It is likely the trash/recycling structure will likely be open-ended and have a
36 roof and look like the other buildings on the site.
37
38 Member Nicholson:
39 • Asked if the local trash/recycling company has been advised of the Project and its
40 proposed functionality.
41
42 Bob Hayes:
43 • Has not yet consulted with the local trash/recycling company to verify the proposed plan
44 is workable for the company in order to finalize the site plans.
45
46 • Museum edae:
47 o Site plans concerning the Museum edge is not fully developed.
48 o Explained some of the design concepts such as gables and the like that will
49 architecturally fit well with the Museum. Noted there are a lot of trees in this area.
50 o Is of the opinion the scale and proportion of the buildings on the Museum edge
51 will work appropriately in keeping with the Museum.
52
53 Member Morrow:
54 • Asked about the setback between the path and the Project buildings.
Design Review Board January 8, 2015
Page 5
1 • Asked about trees that are not shown on the site plans and whether or not they are
2 located on the senior housing side of the path?
3
4 Member Hawkes:
5 • Inquired if there is a fence along the path?
6
7 Member Liden:
8 • Will the fence feature open spaces that people can walk through?
9
10 Bob Hayes:
11 • The setback varies and referred to a site plan that addresses this matter. Advised the
12 setback is 22 feet at the beginning and explained the setback increases as the pathway
13 meanders along the Museum edge.
14 • There will be a fence but it will be `transparent' and/or a type that can be seen through
15 and may not be that tall. Aesthetically, the fence will be in keeping with what the
16 Museum improvement project is proposing to do.
17 • The fence will have connection points that line up with the connection points of the
18 Museum for pedestrian access that will not be locked so that seniors can access the
19 Museum and/or the Museum could potentially use the community building. Deferred
20 further discussion about the fence to landscape Architect Ann Baker.
21 • Related to the trees not shown on the site plan, noted the trees are lightly shown. The
22 trees are existing and are not exactly on the PEP senior housing side of the property. The
23 intent is to plant more trees on the senior housing side. The trees are visible more from
24 the road for the driveway rather than from the path.
25 • The park is fairly open and demonstrated the location of the cluster of trees.
26 • The community center will serve much as a hub for activities and this aspect of the plans
27 has not yet been fully worked out. The building will be one story where the intent is to try
28 and keep the PEP buildings and/or overall project in scale/proportion/context with the
29 Museum in this area.
30
31 Ann Baker, Landscape Architect, PEP:
32 • Related to the layout of the buildings, the intent was to develop the landscape character
33 in connection with the Grace Hudson Museum side of the Project and as such reuse
34 some of the landscape typologies/different types of plantings that are also proposed for
35 the Museum improvement project site.
36 • Is of the opinion the Grace Hudson Museum property and PEP site are connected having
37 that `natural' feel where the intent is to retain that feel with the landscaping that is being
38 developed/presented.
39 • Related to the preliminary landscape plan (sheet L1.0), the colored-in trees are native.
40 The non-colored trees are generally not native. While the landscaping plan is in the
41 preliminary stage, the two existing Walnut trees near the street are proposed for
42 preservation.
43 • Plan is to frame the entry to the parking lot with some large Valley Oak trees since these
44 tree types dominate the site.
45 • The selected parking lot tree species will come from the City-required parking lot tree list.
46 • The parking lot is a very constrained area so it is important to have trees that perform
47 well in an urban setting.
48 • Referred to the large blank wall on the office building side of the site where the plan is to
49 `frame'with Redwood trees.
50 • Talked about the existing Redwood trees that are mostly on the Grace Hudson Museum
51 site where the plan is to plant additional Redwood trees in this area on the PEP site.
52 • Referred to the Popular grove that will be retained.
53 • The existing Live Oak trees will be preserved that are in parking lot and showed where
54 they will be extended.
Design Review Board January 8, 2015
Page 6
1 • Finds it a nice effort to be able to walk down the community path that has different tree
2 communities.
3 • Demonstrated the location of the Ash trees where there is a drainage ditch in the area.
4 This allows for another opportunity to enjoy a tree community along the pathway.
5 • Talked about the pathway from the PEP site and where/how it connects to/interfaces with
6 the Museum entry.
7 • A central corridor is proposed from Building 1 that will extend to the community path,
8 which acts as the general access from the PEP site to Main Street. Provided a more
9 general discussion about access on the PEP site and the primary pathway on the
10 Museum edge.
11 • Having security fencing is important to seniors. Finds it desirable to install a split rail
12 fence and/or something similar to cable trellis fence proposed for other parts of the site
13 that prompts/promotes a rural and/or agricultural feel that is transparent.
14
15 Vice Chair Liden:
16 • Requested clarification about any proposed fencing concerning the area between the
17 PEP site and the Museum.
18
19 Bob Hayes:
20 • The Museum Board Members/Guild and staff also asked about the fencing and the
21 Museum director responded we do not want people from the Museum arbitrarily going
22 through the Museum site and would like to see a fence that is open. A fence is a security
23 thing for seniors.
24
25 Ann Baker:
26 • Related to the fence and security concept, there has been transient use of the corridor
27 coming from the rail trail for many years so as the site plans develop, the element of
28 providing security will be more fully addressed with regard to fencing and lighting.
29
30 Member Thayer:
31 • Is the path located on the Museum property?
32
33 Ann Baker:
34 • The path actually meanders along the Museum and PEP properties so it exists on both of
35 these properties. The fence would actually be located on the PEP side of the path. The
36 path has different interpretative exhibits that are being developed for the Museum
37 improvement project and explained as an example, there would be places along the
38 pathway that tell stories about living in the Redwoods and/or show silhouettes of native
39 people/sculptures or interpretations about how to manage storm water in urban creeks so
40 there are different points of interest that follow the pathway.
41 • Native grass is proposed for areas of the Museum and showed where this might be used
42 for the PEP project.
43 • A storm water plan will be developed for the Project and demonstrated the location of the
44 rain water gardens for the Museum project. Further explained how the rain water gardens
45 are interconnected/integrated with on-site drainage swales/inlets/landscaping features
46 and City storm water system where the maintenance would likely be minimal.
47 • Indicated the area designated as a dog run that is located near the community garden
48 area.
49 • The PEP will feature native landscaping, ornamental fruit trees, and berry bushes
50 allowing for a landscaping mix to retain that native and agricultural landscaping feel.
51
52 Member Thayer:
53 • Project has a nice balance of respecting the history of the larger site, noting orchards to
54 be a part of the Sun House history.
Design Review Board January 8, 2015
Page 7
1 • Likes that the landscaping will correspond with what is existing in the area.
2
3 Member Hawkes:
4 • Likes the Project.
5 • Will the Project provide different levels of care/support for seniors other than
6 independent living?
7
8 Linda Hedstrom:
9 • Confirmed the living situation is independent where the residents lease/rent the units.
10 Some supportive services are provided and gave examples. The Project does not
11 provide/offer transportation services and/or assisted living.
12
13 Member Morrow:
14 • May have questions later on in the development/planning process.
15
16 Member Nicholson:
17 • Impressed with the architectural planning and landscaping.
18 • Likes the architectural planning related to lower single-story housing on the Cleveland
19 Lane and tapering it off to the street edge.
20 • As noted in his comments related to the interpretative garden plan for the Museum
21 improvement project is alarmed that no one is concerned about the entryway to the
22 Museum that is being closed-in with fencing. The interpretative garden to the Museum is
23 not welcoming. The driveway is narrow having no signage and is of the opinion the
24 Museum culture is more about security than it is about creating a welcoming
25 state/condition to the community. Need to find a way to better announce the entrance to
26 the Museum and with opening this up more to the public. On the other hand is pleased
27 the PEP project is `mirrored'to reflect the design/architecture of the Sun House Museum.
28 • Does not support the installation of a fence between the Museum and senior housing
29 properties and is of the opinion this presents an arbitrary message to the seniors and the
30 public.
31
32 Member Morrow:
33 • Does not support the fence.
34
35 Member Hawkes:
36 • A fence does not promote the connecting of beings.
37
38 Planning Director Stump:
39 • The DRB will not formally review the signage and changes to the Museum entrance but
40 will be given plan updates showing what is being done. The Planning Commission will
41 likely review the Museum project in January.
42
43 Mary Stompe:
44 • It may be that people do not understand the senior housing project is separate from the
45 Museum project. The intent of the fence is to provide some protection and living space for
46 the seniors so while the two projects are connected there is some separateness.
47 • For other similar senior projects, PEP ended up putting in fences when none were
48 proposed initially. A fence serves as a sense of security to seniors even if it is
49 transparenUopen. The fence will feature gates.
50
51 Ann Baker:
52 • The concept of the fence is relevant because the path is close to people's living space.
53
54 Member Nicholson:
Design Review Board January 8, 2015
Page 8
1 • It appears the Museum is pursuing a fence to keep the public from entering the housing
2 development and asked if there is consideration to do something else other than to install
3 an eight-foot tall fence.
4 • Provided the DRB with a copy of his recommendations concerning the Interpretative
5 Gardens/entrance regarding the proposed Museum Project that is incorporated into the
6 minutes as attachment 1. Sees the main issue with the Museum Project is that the whole
7 plan centers around the security issue and the need for fencing. Is of the opinion this is
8 not the most community-based approach to take and is concerned with urban boundary
9 and the aesthetics/presentation surrounding the area with fencing and walls. Shares this
10 same perception concerning fencing with the PEP project.
11
12 Mary Stompe:
13 • The height of the fence would not be eight feet, but rather install a three to four-foot high
14 fence that would be open, such as a split rail fence that is open and transparent.
15
16 Vice Chair Liden:
17 • The Project presentation was good and informative; Likes the architectural design and
18 plans for the senior housing project.
19 • Has some concerns about the fence but understands the reason for having it. Asked if
20 landscaping would be an alternative solution to take care of the borders and/or barriers
21 that are necessary?Would be okay with a short split rail fence.
22 • Is of the opinion the proposed project would enhance the Museum considerably along
23 with the other garden project located in the area.
24
25 Member Morrow:
26 • Does the Project include plans for permeable surfacing in the parking lot?
27 • Asked about the sidewalk widths?
28
29 Ann Baker:
30 • The Museum has a split rail fence.
31 • The intent is to provide for a lot of trees and grass as opposed to shrubbery/bushes so as
32 to create a place where people feel comfortable walking, particularly at night.
33 • Related to the application of including permeable surfacing, the civil engineers are still
34 evaluating the concept.
35 • Sidewalks would be complaint with City standards.
36
37 Member Thayer:
38 • Asked about how the Museum Guild and Museum staff think about the senior housing
39 project?
40 • Is of the opinion there is something about architecturally mimicking a historic structure in
41 that it takes away some of the energy of the Museum theme noting the importance of
42 preserving the uniqueness thereof. There may be too much mimicking of the Museum
43 design/architecture by the proposed PEP project. Finds the massing of the PEP housing
44 project proportioned well with the size and scale of the Sun House.
45
46 Bob Hayes:
47 • Intends to finalize the Project plans soon.
48 • The Museum Guild and Museum staff like the Project.
49 • There is some potential for adjustment to the materials/some design features so as not to
50 draw too much from the `energy' of the Museum theme. The PEP project can be better
51 distinguished from the Museum by incorporating more modern accents.
52
53 M/S Nicholson/Thayer the DRB unanimously is of the opinion the proposed PEP project is very
54 good, is well-considered from the massing to the detailing and from the open space to the built
Design Review Board January 8, 2015
Page 9
1 environment seem to work well and while not all of the DRB concerns are necessarily met, is
2 further of the opinion the design team for the PEP project has a good feel for balancing the
3 Museum and City wishes and the DRB concerns and therefore, approves and supports the
4 concept plans to date. (Motion carried 5-0).
5
6 7. MATTERS FROM THE BOARD:
7
8 8. MATTERS FROM STAFF:
9
10 9. SET NEXT MEETING
11 The next regular meeting will be Thursday, February 12, 2015.
12
13 10. ADJOURNMENT
14 The meeting adjourned at 4:47 p.m.
15
16
17 Cathy Elawadly, Recording Secretary
Design Review Board January 8, 2015
Page 10
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G�ity of Zl�ah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting March 3, 2015
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Vice Chair Liden called the Design Review Board meeting to order
8 at 3:00 p.m. in Conference Room #5.
9
10 2. ROLL CALL Present: Vice Chair Tom Liden, Alan Nicholson,
11 Howie Hawkes, Colin Morrow
12
13 Absent: Nick Thayer
14
15 Staff Present: Charley Stump, Planning Director
16 Michelle Johnson, Assistant Planner
17 Kevin Thompson, Principal Planner
18 Shannon Riley, Project& Grant Administrator
19 Cathy Elawadly, Recording Secretary
20
21 Others present: Bob Hayes
22 Ann Baker
23 Jim Langford
24
25 3. CORRESPONDENCE:
26
27 4. APPROVAL OF MINUTES: The minutes from the February 19, 2015 meeting are
28 included for review and approval.
29
30 M/S Morrow/Nicholson to approve the minutes from the February 19, 2015 meeting, as
31 submitted. Motion carried by an all AYE voice vote of the members present (3-0) with Member
32 Hawkes abstaining and Member Thayer absent.
33
34 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
35
36 The DRB is required by the City Code to review and make a recommendation on all Site
37 Development Permit applications.
38
39 6. NEW BUSINESS:
40 6A. 517 North Main Street, (PEP Housing) Sun House Senior Housing Project; General
41 Plan Amendment, Rezoning and New Precise Development Plan (File No.: 749):
42 Review and Recommendation on a Precise Development Plan to allow the construction
43 of three two-story building clusters that will include a total of 42 affordable senior housing
44 units, community center, and designated open space.
45
46 Assistant Planner Johnson:
47 • Introduced new City of Ukiah Principal Planner, Kevin Thompson.
48 • Member Thayer has submitted comments that are included in the minutes as attachment
49 1.
50 • The DRB previously reviewed the conceptual design for the PEP Housing project in
51 January 2015. An official application has been received and staff requests the DRB make
Design Review Board March 3, 2015
Page 1
1 final comments relevant to the landscaping and architectural design/color palate and
2 materials for the Project.
3 • The Project involves a General Plan Amendment to designate the site HDR(High Density
4 Residential) and a rezone to (PD) Planned Development, (R-3) High Density Residential
5 and a Precise Development Plan that is required to allow the construction of the three
6 two-story building clusters consisting of 42 units, community center, garden area, open
7 space/park area, parking accommodations and pathways.
8 • Project includes: 1) 42 housing units; 2) 31 parking spaces; 3) (3) two story building
9 clusters with architectural style consistent with the Sun House; 4) A Community Center;
10 5) building roofs that are oriented to the south to maximize solar output; 6) screened
11 parking lots; 7)garden area; 8)onsite open space/park area.
12
13 The site plan addresses the project description as provided for on architectural sheets (A1.0,
14 A1.1, A2.0, A2.1, A2.2, A2.3, A2.4, A3.0, A3.1 and A3.2)
15
16 Bob Hayes, Architect for PEP Senior Housing Project referred to the site plans as provided
17 for on attachment 3 of the staff report and presented the Project:
18 • There have been very few architectural design changes since the DRB last looked at the
19 Project with regard to buildings 1, 2, & 3 and the Community Center.
20 • The angle of the Community Center has changed somewhat and is a bit more diagonal.
21 Has been working with the Sun House Museum related to access between the two
22 facilities.
23 • Explained in detail the location of the various facilities related to parking, open
24 space/courtyard area, the buildings, pathways, etc., and how they will interact/function for
25 the persons living in the complex.
26 • The site and building orientation/configuration were designed with the architectural
27 integrity of the Museum theme in mind.
28
29 Ann Baker, Landscape Architect for PEP Senior Housing Project:
30 • Very few changes have been made to the landscaping since the DRB reviewed the
31 conceptual plans.
32 • Permeable paving will be implemented for the parking area to help address water runoff
33 and explained the other associated benefits thereof. Further addressed how
34 paving/pavers will work for the site.
35 • Explained other changes made in and around the Community Center in connection with
36 the patio.
37 • Explained the objective of the arbor and corresponding location where the intent is to
38 screen the parking lot and provide more privacy in the park space.
39 • Explained the changes made to form related to one of the interior pathways on the site
40 and its relationship to the Community Center.
41 • The raised beds have been modified and addressed what is being proposed related to
42 the landscaping features and noted one of the beds will be wheelchair accessible.
43 • The form for the pathway connecting to the parking lot has changed.
44 • Focus has been to `fill in' the plant choices/plant palate as provided for in the reference
45 sheets, L-1.0 and L-1.1 of the Landscape Plan: 1) Two arbors are proposed and
46 explained the aesthetics thereof; 2) Talked about shade plantings in and around the
47 walking paths between the PEP Project and the Museum Project; 3) Related to fencing,
48 the intent is to install split-rail fencing along the community pathway and demonstrated
49 the location such that the objective would be to `echo' the Museum split-rail fence without
50 copying it. Explained fencing objectives related to the east side of the property that will
51 introduce the use of grape stakes on the back side of the property and explained how so
52 related to security purposes.
53 • Related to one of the pathways as shown on the site plans, intent is to align the edging
54 with the pavers to provide some relation between the different components of the Project.
Design Review Board March 3, 2015
Page 2
1 Member Hawkes:
2 • Will cars park on the pavers?Will the base be nicely compacted?
3
4 Ann Baker:
5 • Confirm cars will park on the pavers.
6 • Confirmed the paving has an engineered base that will contain a permeable class 2 base
7 as opposed to a Class 2 Caltrans base having the same structural rating, but more
8 durable quality. Explained how the permeable paving will work in connection with the
9 pavers.
10 • The Project will feature stabilized aggregate pathways, one of which will have a `Flag
11 Stone' border. The pathways are designed with safety in mind.
12 • Related to the plant palate that will feature such species as Valley Oak, Trident Maples,
13 fruit trees, Redwood trees, Persimmons to name a few and showed the various locations
14 thereof. Also, identified the shrubs that will be featured on the site.
15 • The parking lot will feature Trident Maples. Trident Maples do fine/tolerant in areas that
16 have higher groundwater.
17 • Talked about the `micro-orchard' and tree species.
18 • Talked about how the landscaping that will help screen the site and provide shade.
19 • Talked about the rain garden and the plant species that will be featured.
20 • Explained the location of the native lawn that is proposed for the site. It can be mowed or
21 not and should not be cut too short.
22
23 Member Hawkes:
24 • With the landscaping being extensive does PEP contract with a landscaping business to
25 manage/maintain the landscaping?
26
27 Vice Chair Liden:
28 • Requested clarification the northern border will be shaded once the buildings are
29 constructed.
30
31 Jim Langford, PEP representative:
32 • A professional landscaping business is hired to maintain the landscaping. A warranty
33 comes with the plant palate for a specified period of time where any plant that dies will be
34 replaced.
35
36 Ann Baker:
37 • The plants around the storm water area also have a management plan as part of the
38 maintenance requirements for the Project.
39 • Confirmed the northern portion of the property will be have shade once the buildings are
40 constructed. Added, this area will have a lot of shade such that the huckleberry and
41 coffeeberry plants and other like species will do well.
42
43 Bob Hayes addressed the design of the buildings:
44 Buildinq 1 - Building is intended to incorporate/integrate design similarities from that of the Sun
45 House Museum so PEP has been working with the Museum to accomplish this goal. Using
46 design renderings explained:
47 • Building roof would have pretty much the same slope the Sun House Museum has.
48 • Incorporated some of the beam overhang design from that of the Museum and showed
49 the details on the site renderings.
50 • Explained some of symmetrical feature design on the Sun House Museum that have
51 been incorporated into Building 1.
52 • Utilized some of the same window styles.
53 • While some of the design elements are being `picked up' from the Sun House Museum
54 the intent is to do this in a different fashion and explained how so. The overall design for
Design Review Board March 3, 2015
Page 3
1 Building 1 looks like a barn to the Sun House as if it were acting like a subordinate
2 building to the Sun House in a historic sense.
3 • The intent of the building configuration was to give that `quiet' look/sense and explained
4 how the design features accomplish this objective.
5 • Explained the entrance to Building 1 in connection with the courtyard/light-well area that
6 has a very linear quality to it and front and further explained how the tenants will enter the
7 units.
8 • Explained that the 'quiet' roofs face the Museum property.
9 • Likes the park side of the building from a design perspective.
10 • The materials for this building include: 1) most part — board and batten; 2) CorTen steel
11 and demonstrated the location on the building where the intent is to provide architectural
12 enhancement to compliment the other materials to give the building that `barn' look.
13 Described in detail how the materials work on the building to give that `barn look'
14 character/appearance; 3) shingles. All buildings contain this intermix of the
15 aforementioned materials and/or some articulation/combination of the design thereof.
16 • Sheet A2.0 shows first and second floor plan for Building 1.
17 • Likes the appearance of Building 1, particularly with the linear design that is occurring.
18 The building looks like it belongs among Redwood trees. More Redwood trees will be
19 planted on the site.
20 • The building has a nice `harmony' to it, particularly with it being among the trees and
21 arbor.
22
23 Vice Chair Liden:
24 • Asked if there was a color rendering showing the relation of Building 1 to the building that
25 exists to the south.
26
27 Bob Hayes:
28 • Noted there is quite a bit of distance between Building 1 and the other buildings.
29 • Addressed Building 1 and the elevation where the balconies are located and explained
30 the low sloping of the roof and other contour features and how they collectively work for
31 the design and compliment the Sun House Museum. Solar panels will likely be installed
32 on the low sloping roof as it has a nice orientation for this type of feature. The intent is to
33 install as many solar panels on the roof as possible. The goal is to have solar panels on
34 all the building roofs that will effectively conserve energy for the units.
35
36 Jim Langford:
37 • Confirmed solar panels do assist with energy conservation and has resulted in cost
38 savings for other PEP housing projects.
39
40 Member Liden:
41 • Asked about the scale of the CorTen steel.
42
43 Bob Hayes:
44 • The aforementioned material will be corrugated and as far as related to scale the
45 material is all the same.
46 • Is of the opinion the use of CorTen steel will be architecturally pleasing and an
47 interesting material to use.
48 • Talked about the materials and materials palate, i.e., board batten/hardie board and
49 product type for the shingles.
50
51 Buildinq 2 and 3
52 • All the buildings are two stories except for the Community Center.
53 • Showed location of the corridor.
54 • Talked about the balconies and location thereof as shown on site plan renderings.
Design Review Board March 3, 2015
Page 4
1 • Discussed access and showed the location of the elevator.
2 • Talked about the elevation variations and how the symmetry design of the buildings,
3 corresponding features such as the gables/building trim, building materials/color scheme
4 and roof elevations/materials architecturally work well together.
5 • These buildings will feature `Mansard roof' styles.
6 • Sheet A2.2 shows floor plans.
7
8 Principle Planner Thompson:
9 • Will the buildings feature roof-mounted equipment?
10
11 Bob Hayes:
12 • Confirmed there would be roof-mounted equipment, but not a lot because the mechanical
13 equipment will be inside the units.
14 • Demonstrated the orientation/configuration of the buildings on the site and how they
15 interface with one another with a park in the middle so as to provide for an
16 effective/efficient/workable/comfortable living environment.
17 • Talked about the color palates for the buildings and noted Buildings 2 and 3 will feature a
18 green, tan and brown palate and demonstrated how this works aesthetically.
19 • From the site renderings showed the Mansard roofs and location of solar panels.
20
21 Community Center
22 • Building 1 and the Community Center building are similar.
23 • Is a `quiet' and simple building.
24 • Has a Hip roof in the middle of it with a hip entry.
25 • All the project buildings have similar styling/detailing.
26 • Showed on the color site/building renderings the elevation that faces the outdoor area
27 and the parking lot. Explained the entry and the use of the French doors that extend/go
28 out to the patio area.
29 • There are windows on three sides of the community center with windows that face the
30 garden area and Museum.
31 • Explained the design features and discussed where the shingles and board and batten
32 will be applied on the lower and upper portions of the building.
33
34 Cleveland Lane side of Buildinqs 2 and 3 (See sheet A1.1)
35 • No significant change from the presentation of conceptual plan other than a little more
36 building detail.
37 • Explained the application of the shingles, board and batten, color elements and how they
38 are used interchangeably to provide for a nice architectural appearance. Talked about
39 balcony design/contour and how this works with the arbors, etc.
40 • Showed the location of the parking lots and parking behind the trash enclosures.
41
42 Cleveland Lane side of Buildinq 1, Communitv Center(See sheet A1.1)
43 • Showed location of Building 1 related to location of Building 2 and 3.
44
45 Grace Hudson Museum side (See sheet A1.1)
46 • Showed location of Park, pathway, garden area.
47
48 Main Street side (See sheet A1.1)
49 • Showed the orientation of Building 1 as it relates to Main Street.
50
51 Buildinq Colors
52 • Has established the color palates for the buildings, but will more fully work the color
53 palates to make certain they are just right/appropriate during construction.
Design Review Board March 3, 2015
Page 5
1 • Showed the color palate variations for each of the buildings, where they will be applied on
2 the building in coordination with the CorTen.
3 • Explained how the color for around the window base essentially drives the color scheme
4 for the buildings because the selection only has standard colors and are typically all dark
5 colors.
6
7 Vice Chair Liden:
8 • Asked about the step-up grade between Building 1 and Building 2 and what will occur in
9 this regard.
10 • Related to the front section of the site where the existing house is located asked about
11 the intent of grade differential.
12 • Values the old Oak trees on the site and is hopeful the Valley Oak trees can be saved
13 west of the parking lot area. Surprised at how open the area is to the south in terms of
14 exposure to summer heat. Fortunately, the orientation of the buildings makes it so only
15 the end units would essentially be exposed. Also, observed the view shed to the south is
16 very unattractive especially from the second story units. It may be some type of
17 awning/vine growth should be a consideration.
18 • The Project is really nice.
19
20 Member Hawkes:
21 • Asked if the color for the roof shingles is the same for all buildings.
22 • Referred to LACO report (attachment 1 of staff report) and questioned Table 1 data on
23 page 2 of the report, the number of bedroom units for the Project does not calculate
24 accurately based on the acreage for the site. The maximum number of bedroom units
25 should calculate to 42. The table indicates 44 bedroom units and asked for clarification in
26 this regard.
27
28 Member Morrow:
29 • Asked about exterior lighting.
30 • Related to the decrease in parking spaces observed seniors in this community use 'Dial-
31 a-Ride' and asked if the Project can accommodate this type of vehicles on the site.
32
33 Bob Hayes:
34 • The intent is to make the grade a gentle slope moving easterly for grading and drainage
35 reasons. Any sloping on the site will be `gentle slopes.'
36 • The front section will be evenly graded except in the area of the water retention pond.
37 • Related to roof colors, to meet Green Building standards may do a cool roof on the flat
38 areas that is typically a light color. Preference would be to do a dark color rather than a
39 light color for the roofs.
40 • Does not have light fixtures samples available, but noted the fixture type is `Craftsman'
41 style. The lighting features are intended to be shielded and downcast. Talked about the
42 locations for the lighting fixtures and what fixture type will be used in the parking lot.
43 • Referred to the site plans and explained how the small public transit vehicles can be
44 accommodated on the site and/or it may be possible to provide a pick-up area in front of
45 the buildings for quick in and out situations.
46 • Related to the number of bedroom units allowed, confirmed 42 bedroom units allowed for
47 the Project. There should be 36 one bedroom units and 6 two bedroom units. For
48 Building 1, number of one bedroom units should be 8 as opposed to 10.
49 • Acknowledged the end units facing southerly will be exposed to the hot sun. It may the
50 cool roof will provide some relief and/or provide for some other design mitigation
51 measures, such as an awning that would more appropriately shade these units. There
52 are only two units that would be affected and showed which ones.
53
54
Design Review Board March 3, 2015
Page 6
1 Vice Chair Liden requested Member Thayer's comments be addressed.
2
3 Ann Baker:
4 • Related to the Valley Oak trees, switched a Redwood tree to another Valley Oak tree that
5 will likely provide more shade than a Redwood tree.
6 • The west side of the site will be shaded because the Valley Oak trees are tall.
7 • Related to the Member Thayer's comment, `can we use one of the smaller cultivar Ginkos
8 instead of the messy Chitalpa for the eastern parking lot. Wish we never put that tree on
9 the approved tree list, messy, gets mildew even in our heat and look silly for 10 years
10 until it matures,' noting her response, `the Chitalpa has done well in Calistoga and the
11 Gingkos have been impossibly slow. I guess site specific is everything. I'm worried the
12 trees will have wet feet in this site and recommends Trident Maples.' The Trident Maples
13 will be planted close to the parking area on the west side as is possible and showed
14 location. Noted Member Thayer is fine with the Trident Maple suggestion.
15
16 DRB consensus:
17 • Likes the Project very much and supports approval.
18
19 M/S Nicholson/Hawkes the DRB supports the proposed PEP Senior Housing Project, as
20 presented, has no particular Project issues; Project is well thought out and as the Project moves
21 forward in the approval process all `unknowns' will become evident and adequately addressed. Is
22 hopeful the Planning Commission supports the PEP housing design team recommendations at
23 the Planning Commission's stage of the Project process. (Motion carried 4-0).
24
25 7. MATTERS FROM THE BOARD:
26
27 8. MATTERS FROM STAFF:
28 Assistant Planner Johnson confirmed there will be DRB meeting on February 12, 2015.
29
30 9. SET NEXT MEETING
31 The next regular meeting will be Thursday, February 12, 2015.
32
33 10. ADJOURNMENT
34 The meeting adjourned at 3:48 p.m.
35
36
37 Cathy Elawadly, Recording Secretary
Design Review Board March 3, 2015
Page 7
� .. .. � .. ..�fn4,���i�3[�F�d 't�f ... .... ... .
, Michelle Johnson
From: ' Nicholas Thayer <mail@lateafternoan.com>
Sent: Tuesday,'March 03, 2015 9:16 AM
Ta:, AnnBaker Landscape Architecture
Cc: Michelle lohnson
Subject: - Re:PEP Housing review at DRB
Sold! I like the Trident Map1e suggestion.
Thanks,N
Nicholas Thayer
mai l(�a,ratea�ternoon.com
707-462-5133 office
707 3b2-0680 mobile
On Mar 3, 2015, at 9:09 AM,ANN<landarches(a�comcast.net>wrote:
Hmm, the Chitalpa has done well in Calistoga...and the Gingkas have been impossibly
slow. 1 guess site specific is everything. I'm worried the trees will have wet feet in this
site. '
Tridenf Mapies?
Fr�r�: "Ni��olas Thayer"��a61 c,���#e�fter�t�c��.cc��>
To: "Michelle Johnson" Cmi�hns�n ocit �fukiah c�m>, ''Ann Baker�andscape
Architecture° �I�ndarch�sCa�corncas#.nefi>
Sent: Tuesday, March 3, 2015 9:05:51 AM
Subject: PEP Nousing review at DRB
Hello Michelle (and Ann),
Best of luck todaywith the Design Review Board. I am sure the revisions will be
well received. I will not be able to attend.
I am very supportive of the architectural and landscape architectural changes,
particularly the permeable paving. I have only two comments on the landscape
revisions (considering 1 was in on some of them!).
+ Parking lot trees in Western parking area far shade'? I do realize that is great
shade on the West side af this parking lot, but maybe a few mare on the East side to
help with Summer heat?
+ Can we use one of the smaller cultivar Ginkgos instead of the messy�hitalpa
for the Eastern parking lot, 'Sarataga' perhaps? Wish we never put that tree on the
approved tree list, messy, gets mildew even in our heat, and look silly for ten years until
it matures. '
i
Michelle Johnson
' From: Nicholas Thayer <mail@lateafternoon.com>
Sent: Tuesday, Macch 03, 2015 9:06 AM
' Ta: Michelle Johnson;Ann Baker Landscape Architecture
Subject: PEP Housing review at DRB
Hella Michelle(and Ann),
Best of luck today with the Design Review Board. I am sure the revisions wi11 be we11 received. I will
not be able to attend.
I am very supportive of the architectural and landscape architectural changes,particularly the permeable
paving. I have only two camments on the landscape revisions (considering I was in on some of them!).
+ Parking lot trees in Western parking area for shade? I do realize that is great shade on the West side
of this parking"lot,but maybe a few more on the East side to he�p with Summer heat?
+ Can we use one of the slnaller eultivar Ginkgos instead of the messy Chitalpa for the Eastern parking
lot, 'Saratoga'perhaps? Wish we never put that tree on the approved tree list, messy, gets mildew even in our
heat, and look silly for ten years until it matures.
Regards,Nick
Nicholas Thayer
mail�,lat�afternoon.com
'707-462-5133 office
707-362-0680 mobi�e
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PLANT LEGEND # BOTANICAL NAME COMMON NAME DBH (INCHES) CANOPY COMMENTS
1 PLATANUS ACERIFOLIA LONDON PLANE 20 PIP `''
2 " " 30 PIP
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SYMBOL BOTANICAL NAME COMMON NAME 3 " " PIP � w
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TREES CONTAINER SIZE 4 QUERCUS LOBATA VALLEY OAK 30 PIP � � � This document is the sole
property of the Landscape
5 SEQUOIA SEMPERVIRENS COAST REDWOOD 14 PIP � Architect,and is not to be
4 w used or reproduced
without written consent.
6 QUERCUS LOBATA VALLEY OAK 10 PIP � �
n APRICOT, PLUM, PEACH 15 GAL/BR 7A POPULUS FREMONTII COTTONWOOD 12-18 PIP � �
i i =
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CHITALPA �E PIP i i z > a, N a
0 CHITALPA 15 GAL Q � ¢ �
TASHKENTENSIS J � c� N �
8 QUERCUS LOBATA VALLEY OAK 30 PIP I I � ¢ � �
wwQ---°
9 " " 8 PIP FENCE & GATE m � � ��
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10 JUGLANS HINDSII WALNUT 18 REMOVE ELEVATION ¢ � a � w
11 " " 18 REMOVE r
1 1 W
o QUERCUS WISLIZENII INTERIOR LIVE OAK 15 GAL 12 QUERCUS LOBATA VALLEY OAK 60 PIP _
� O 6X6 SPLIT CEDAR POST =
13 SALIX WILLOW 24 PIP 3 2O 4X4 SPLIT CEDAR RAIL Q
N H v�
2 2 3 GATE W W�o
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PARKING LOT SHADE CALCULATION TABLE 4O FINISHGRADE = NQ � o
WV
FULL TOTAL � � o M
SYMBOL BOTANICAL NAME/COMMON NAME 314 HALF S.F. 1/4 4 4 � cj GRAPESTAKE PICKETS � � � c�
� QUERCUS LOBATA VALLEY OAK 15 GAL S.F. SF oWC m y �
m
EXISTING TREE#8(30'DIA CANOPY) 1@ 177 1 7 7 O N Q �
NOTE: � �" �
PARKING LOT SHADE TREE(20'DIA CANOPY) 6@157 g42 � � 1. LUMBER& LAYOUT TO BE
N N APPROVED BY OWNER.
QL QUERCUS LOBATA/VALLEY OAK(30'DIA CANOPY) 2@ 353 4@ 177 1414
SS SEQUOIA SEMPERVIRENS/COAST REDWOOD(20' DIA 2@ 7g 158 �
CANOPY) �
DIOSPYROS KAKI PERSIMMON 15 GAL �,
TOTAL TREE SHADE 2691 L
�
GATE SECTION FENCE SECTION �
TOTAL PAVED AREA 9980 O ��-+
L �
PERCENTSHADE �7 SPLIT RAIL FENCE WITH GATE � �° N
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0 NYSSA SYLVATICA TUPELO 24" BOX 1O 8X8 POST
2 2O 6X8 CROSS MEMBER
1 2 3 4 5
-- -- O3 6X6 KORBEL
o SEQUOIA COAST REDWOOD 15 GAL -- 4O BLOCKING O METAL EDGE a1
SEMPERVIRENS
O PATH 2O PAVER EDGING �
4 O PLANTING AREA �
O STABILIZED 3/8"AGGREGATE _
SYMBOL BOTANICAL NAME COMMON NAME CONTAINER SIZE -- -- 3 O7 CONCRETE FOOTING 4O SUBGRADE COMPACTED TO O �
SECTION ggo�o •� � N
SHRUBS&VINES OO AGGREGATE, COMPACT TO 95% N � �
1 � 2 3 O5 ADJACENT PLANTING AREA � � � �
• 5 GAL
. VACCINIUM, RUBUS SSP. EDIBLE BERRY BUSHES o NOTE: U � C Q
5 GAL � 1. LUMBER& LAYOUT TO BE ^ _ � �
APPROVED BY OWNER.
� � ,--I �1
• RHAMNUS,VACCINIUM, NATIVE SHRUB FOR 5 GAL
r�
�4 HETEROMELES,ARCTO. HEDGEROWS/SCREENS a � � �
� ARCTOSTAPHYLOS, EVERGREEN 2'-5'TALL 5 - 6
� CEANOTHUS SPREADING SHRUBS 5 GAL
SHEET TITLE:
SYMBOL BOTANICAL NAME COMMON NAME CONTAINER SIZE D ETAI LS�
GROUNDCOVERS ' � NOTES CX
� � � NATIVE LAWN BENT GRASS SOD o LEG E N DS
AGROSTIS PALLENS �
0
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�����/���/���/ � 7 ]O B N O.
/�j// //� //�j NATIVE GROUNDCOVER BY PLANT COMMUNITY 4"
�/���/���/��/� SCALE
/ // // /
DATE: February 5, 2015
Design Application Submittal #1
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LEGEND
SHINGLES
O3 COLOR TR +17'-0"
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04 COLOR
FF +10'-0"
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COMP. SHINGLES
1
FF +10'-0"
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�� �� �� �� �� �� �� �� �� WINDOW FRAME 6 ❑ ❑❑ ❑❑ ❑❑
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LEGEND
SHINGLES
03 COLOR, UNLESS
NOTED OTHERWISE
BOARD & BATTEN
01 COLOR, UNLESS
NOTED OTHERWISE
COR—TEN SIDING
TR +27'-6" TR +27'-6"
TR +25'-0"
�� �
COMP. SHINGLES COMP. SHINGLES �'tc..��'
f
3 ---- u �� � ❑❑ ❑❑ �u u� ',2 � °�
❑❑ ❑❑ $ �
TP +18'-11" - TP +18'-11" u� u � u �u u�u ° ��x �� * �
't'��°� ° °°°��J
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uuu��_ - _� uu�
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❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ 0❑ ❑❑ ❑❑ ❑❑ �� ❑❑ ❑❑ ��� � ., • � a
❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ �❑�❑ �❑�❑ �❑�❑ - ❑❑ ❑❑ �- �\ � �.� '� `�� �� �
❑❑ ❑❑ ❑❑ ��� �_ �� ❑❑ ❑❑ ���� _ �, ,� , �' . , �
� � I I I . �� �� .. . I I I L � �j � ' ��i. �`�
FF +10'-0" FF +10'-0" - °' '� ' �"
u�� _��° u u � u ��°uu�� ��� � .a
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WINDOW FRAME 6 �� �� WINDOW FRAME 6 �-� • ��
� � � 8 �� �!:
❑❑ ❑❑ ❑❑ ❑0 00 ° TRIM �tYP)O ❑� 0� °❑°❑ °❑°❑ °❑°❑ °❑°❑ °❑°❑ �r_, � � `�
TRIM �tYP) 3 ❑❑ ❑❑ ❑❑ ❑0 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��I � D . . 8 ;8_
❑❑ P po Do �e I/ ❑❑ ❑❑ ❑❑ I' Do D ❑ ❑❑ � , I�
o�e II O
FF tp�_��� $ $� a� FF tp'-0" $s,°, ;; aa°
TR +27'-6" _ _ TR {�`7'-6"
��_'- TR. ,�,��-0" - - �L��
------ �-- ------ --- �'t;, '�
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I'iii�jl,��llliil.r ❑❑ ❑❑ II .III.I.I.. _A______ _ _ ____ _ __ __ R�
l!�I hlli 'ii� ❑❑ ❑❑ LLIIl11JIIJ -- -- -'-i L'— -- -'--- ---- � �
����'�u- � uw�uu .---. _ _- � �-- - -- WINDOW FRAME 6 � r
i�n LLLJ -rn �G� y�� d'Y��Y M�'p�
TP +1�'-1� -- _ — ,
�r �_�� -�.�.
��,���,u � .i u u� �—_ TRIM t �''
WINDOW FRAME ( i�,u i��,���_��u i�i.u�.��u ❑❑❑❑�I�! 00❑❑ 00❑❑ ���'�' lI�❑❑ � YP) 3 ❑❑❑ O �� .�, �'oo�
��,��� ❑❑ ❑❑ ������ —_� �'=-- ❑❑ ❑❑ ❑❑❑❑ ❑❑ I
� � ��
u� .,��,-i�Lu LJLIJIJJJ ---- ——� - - '� •�� p1 0
❑❑ ❑❑ � �r �
�-`;��i4, �u ❑ ❑❑ ��u� 00❑❑ 00❑❑ ❑❑ ❑❑ 1 ❑❑❑❑ ❑❑ 2 .
TRIM �tYP)O ❑❑ ❑❑
I���"�i�����u� ❑❑ ❑❑ i.�.uu�� ❑❑ ❑❑ ❑❑❑❑ ❑❑ ,�� .
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1 �������u � � .�-
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TR +28'-6"
COMP. SHINGLES
�" � �
o �, -� . � o , � - . � ° � �r
TP +18'-11" — ���� ���° � � '��:-�, i�, `� � �� ���° `� � "�
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❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑
1 1 1
\ \ \
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑ �❑ ❑ �❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
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0
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ELEVATOR +33'-0" ELEVATOR TOWER
I�
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COMP. SHINGLES
\\
❑❑ ❑❑ � �` �< �,� �.
1 ❑❑ ❑❑ o � o 0 0 � o �
TP +18'-11" � � � �� � � ��
X ` ��° � �`�y �
M V �
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❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ V
❑❑ ❑❑ - ' � � � � o ----_- - _--- -_--- --_- ---- -- -- --_- - �( � .
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FF +10'-0�� == ������� � .'� _ �:�� _ _ - ��� --__ ---------------------------------- --- ------------- ° ,
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WINDOW FRAME
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6
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❑ 0❑ ❑ �❑ ❑ 0❑ ❑ �❑
❑❑ ❑❑ ❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ 1\
❑❑ ❑❑ ❑❑ ❑❑ ❑❑
p ❑❑ ❑❑ ❑❑ —
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09 D D 2e Dv�4�e � e f eq e4e° � 6e e We°° �
eg� g e�poa �
FF t0'-0" $� $ $ °
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ELEVATOR +33'-0" ELEVATOR TOWER
TR +28�-6�� LEG E N D
�� � � COMP. SHINGLES
w � i SHINGLES
TP +�s�-��° � , � o— ��� � �— ��� `�°� �— � ,� �5 COLOR
❑❑ ❑❑ ❑ ❑❑ � ❑ ❑❑ ❑❑ ❑ �
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❑❑ ❑❑ ��11 ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��1\ ❑❑ ❑❑ 6 WINDOW FRAME
❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑ 0❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ CO R-TE N SI DI N G
❑❑ ❑❑ ❑❑ ❑❑❑ �❑0
Dp
Dp
pv o � `�d o`�a4ae 4e
FFt0'-0" � � $ °° a � �°o a°��°ae
a
ELEVATOR TOWER
I�
TR +28'-6" � TR +28'-6"
1
COMP. SHINGLES
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TP +18'-11" - � ❑❑❑ ❑❑❑ TP +18'-11"
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❑❑ ❑❑ ❑❑ ❑❑ ��� " ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ��0 " ❑❑ ❑❑ ❑❑ ❑❑
❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ � ❑❑ ❑❑ ❑❑ ❑❑ ❑❑ ❑ ❑❑
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