HomeMy WebLinkAboutAgenda Item 11a Attachment 3 - OrdinanceATTACHMENT 3 1
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ORDINANCE NO. ______ 3 4
AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL ZONING MAP 5
FOR THE CITY OF UKIAH, CALIFORNIA 6 7
SECTION ONE 8
Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167 and 9168, the 9
Official Zoning Map for the City of Ukiah is amended to change the zoning of the parcel located at 517 10
South Main Street (APNs 002-281-15, 002-281-18, 002-281-24, 002-281-28, and 002-281-30) from 11
Community Commercial (C-1) Heavy Commercial (C-2) and Public Facility (PF) to PEP Housing Planned 12
Development/High Density Residential (PD-R3). 13
14
SECTION TWO 15
The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is necessary 16
to allow a new precise development plan for the parcels located at 517 South Main Street. The rezoning 17
action includes the PEP Housing Precise Development Plan and PD zoning regulations (“Project”) and will 18
allow development of 42 affordable senior housing units a community center and other site 19
improvements five parcels. 20
21
SECTION THREE 22
The Planned Development rezoning includes the PEP Housing precise development plans, 23
attached hereto as Exhibit A, and the PEP Housing PD zoning regulations, attached hereto as Exhibit B, 24
which are the development plans for the Project. 25
26
SECTION FOUR 27
Planning Department staff prepared an initial environmental study (IS) in order to evaluate the 28
potential impacts that could result from the Project. The IS identified potential impacts to Aesthetics, Air 29
Quality, Biological Resources, Cultural Resources, Hydrology & Water Quality, and Noise. As part of the IS, 30
mitigation measures were identified that would reduce the impacts to less than significant levels; 31
therefore, a mitigated negative declaration (MND) was prepared for the Project. The Project proponent 32
has agreed to the mitigation measures included in the IS and MND. 33
34
SECTION FIVE 35
The Planning Commission held a duly noticed public hearing on May 27, 2015 after giving notice 36
of said hearing in the manner, for the period, and in the form required by the Ukiah City Code and 37
Government Code sections 65090 and 65091 to consider the Mitigated Negative for the PEP Housing 38
Planned Development Rezoning with precise development plan and PD zoning regulations. At the 39
meeting, the Planning Commission received public comment, discussed the initial environmental study, 40
requested additional information be included in the hydrology and water quality section of the IS. On 41
May 27, 2015 the Planning Commission voted 3-0 to recommend the City Council adopt the mitigated 42
negative declaration for the PEP Housing Planned Development Rezoning and Precise Development Plan 43
with Planned Development Zoning Regulations. 44
45
SECTION SIX 46
At the May 27, 2015 public hearing, the Planning Commission conducted a public hearing to consider the 47
PEP Housing Planned Development Rezoning and Precise Development Plan with Planned Development 48
Zoning Regulations. After receiving public testimony, considering the staff report, and due deliberation, 49
the Planning Commission voted 3-0 to recommend the City Council approve the PEP Housing Planned 50
Development Rezoning and Precise Development Plan with Planned Development zoning regulations. 51 52
1
SECTION SEVEN 2
The PEP Housing Rezoning and Precise Development Plan are hereby approved and subject to 3
the conditions of approval contained in the attached Exhibit C. 4
5
SECTION EIGHT 6
The precise development plan for the PEP Housing Planned Development, as required by Ukiah 7
Municipal Code section 9167(E), is approved. 8
9
SECTION NINE 10
The PD zoning regulations for the PEP Housing Planned Development, attached hereto 11
as Exhibits A and B, required by Ukiah Municipal Code section 9167(D)(3) and 9167(E)(1) supersede the 12
R3 zoning regulations and are hereby approved. 13
14
SECTION TEN 15
Based on the analysis and conclusions contained in the Initial Environmental Study, the City 16
Council concluded that the proposed Project would not have a significant effect on the environment and 17
adopted a Mitigated Negative Declaration. 18
19
SECTION ELEVEN 20
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The approval of the proposed Project is based on the following findings: 22
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1. The Project, as conditioned, is consistent with the General Plan as described in the General Plan 24
attachment of the staff report. 25
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2. The Project, as conditioned, is consistent with the findings required for adoption of an ordinance 27
establishing a Planned Development Combining Zone prescribed in Ukiah City Code section 9168(C) 28
based on the following: 29
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A. General Plan: The Project includes a General Plan amendment to facilitate the project. It is 31
consistent with the goals and policies of the General plan as described in the General Plan 32
consistency section of the staff report. 33
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B. Purpose and Intent of the Planned Development Combing Zone District: The proposed 35
Project would increase the supply of housing in Ukiah by constructing forty-two (42) senior 36
affordable units. The Project is required to construct frontage improvements, including curb, 37
gutter, sidewalk, and a walking trial connecting Main Street to the rail trail which provide an 38
amenity to the neighborhood. The Project through the precise development plan and PD 39
zoning regulations includes the preservation and protection of healthy native trees. The in-fill 40
project utilizes the site efficiently by constructing new 42 new senior affordable units, a 41
community center and site amenities on 1.5 acre site. 42
43
C. Complements and Compatible with Existing and Potential Development: The Project would 44
develop forty-two (42) senior affordable units on the 1.5 acre site. The surrounding 45
neighborhood is comprised of the area bounded by Main State Street to the west, North Coast 46
Rail Road tracks to the east, the Grace Hudson Museum to the north, and Cleveland Avenue to 47
the south. The Project is located within a developed urban area and surrounded by 48
commercial, public, single and multi-family uses. 49
1
The proposed PD Regulations identify the uses and development standards for the parcels included in 2
the PD. The PD regulations are based on the uses and development standards of the R3 zoning district 3
and modified to address the specific parcels and use (affordable multi-family). The density, and use 4
are compatible with and complementary to other development in the area. The Project was reviewed 5
by the Design Review Board who found the Project compatible with and complementary to other 6
development in the area and appropriate for the individual parcels on which the project would be 7
constructed. 8
9
3. The PEP Housing Precise Development Plan, as conditioned, is consistent with the criteria for 10
evaluating the consistency of precise development plans with the purpose and intent of the Planned 11
Development combining district identified in zoning ordinance section 9167(F) as described below: 12
13
A. Circulation Needs and Impacts: The traffic technical memorandum prepared by LACO engineers 14
indicated that the number of trips potentially generated if the subject parcels were to be 15
developed consistent with current land use and zoning designations. Based on the current 16
allowed uses of the parcels (Ukiah City Code (Ord. 539 3 adopted 1961) and the ITE Land Use 17
categories assumed to best represent these uses were calculated that build out of the subject 18
parcels could be expected to generate 19 AM peak-hour trips and 15 PM peak-hour trips, or 2 to 3 19
more peak-hour trips than estimated Project-generated peak-hour trips. It was concluded that the 20
development of the PEP Sun House, and associated General Plan amendment and zone 21
classification, will not result in significant increase in traffic volumes, particularly when compared 22
to traffic volumes that could be generated by development of the subject parcels under the 23
current land use zoning designations. 24
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B. Parking and Traffic Needs and Impacts: Based on the mixture of one and two bedroom units, 49 26
parking spaces would typically be required. However, 32 spaces or .75 spaces per unit are 27
proposed. The proposed parking is summarized in Table 5. Section 9198 (A) (7) allows for the 28
reduction in the number of parking spaces projects providing special needs housing, including 29
senior housing as follows: “In any district, the planning director may approve a reduction in 30
parking requirements not exceeding thirty percent (30%) for housing projects with at least four 31
(4) living units reserved for seniors, disabled persons, emergency shelters, transitional housing, 32
single room occupancies, or other special needs housing with reduced parking demand based on 33
factors such as age of occupants, disabilities, household size, or other factors that support a 34
finding of reduced parking demand” 35
36
C. Utilities and Public Services Needs and Impacts: City services are available to serve the Project. 37
The City has enacted mandatory water conservation measures and the residents of the Project 38
would be required to comply with any water conservation measures in place. The Project 39
includes drought tolerant landscaping and water conserving irrigation. The Project has been 40
reviewed by Public Works Department, Electric Utility, Fire Marshal, and Building Official and 41
there are adequate services and utilities to serve the Project. 42
43
D. Noise Needs and Impacts: The proposed Project would be similar in use, intensity, and density to 44
the surrounding neighborhood. The City’s noise ordinance would apply to this Project both 45
during construction and after occupancy. Mitigation measures and conditions of approval have 46
been applied to the Project to address construction related noise impacts. 47
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E. Odor Needs and Impacts: The Project is a residential Planned Development; typically odors are 49
not associated with residential uses. 50
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F. Private and Common Space Needs and Impacts: The project is providing on-site recreational 52
amenities including: a 1,600 sq. ft. recreation center, and community garden, open space and 53
walking trails. These amenities will provide residents recreational opportunities. The impact to 1
parks would be less than significant. 2
3
G. Trash Collection Needs and Impacts: The precise development plan identifies a location for the 4
trash/recycling enclosures. The onsite manager will responsible for disposal of the project’s 5
trash and recycling. 6
7
H. Security and Crime Deterrence Needs and Impacts: The project’s design provides built in crime 8
deterrence features including: exterior lighting, “eyes on” facing windows, security doors and 9
on-site manager. Development of the site as proposed could reduce the incidents of loitering in 10
the area since there would be fewer locations for loitering and more “eyes on the street.” The 11
Project was reviewed by the Police Department and no concerns related to security and crimes 12
were identified. 13
14
I. Energy Consumption Needs and Impacts: The Project is subject to the requirements of the 15
California Green Building Code Standards which includes specific requirements (materials and 16
light fixtures) to reduce energy consumption. Further, the project proposes the installation of a 17
22kW of photovoltaic system to offset energy use of the common areas of the project. 18
19
J. Design Needs and Impacts: The design of the project is based in part on the historic Sun House 20
and Grace Hudson Museum. The design incorporates similar design features such as: roof 21
pitches, materials, and colors. 22
As required by City Code the Project was reviewed by the Design Review Board (DRB) on both: 23
January 8, 2015 and March 3rd 2015. DRB provided the applicant design comments that were 24
into the Project. Furthermore, some of the DRB recommendations will be included as conditions 25
of approval. Therefore the project would not degrade the existing visual character or quality of 26
site and its surroundings and the project would infill a vacant lot and the proposed density would 27
be consistent with existing development in the area. 28
29
K. Relationship to Physical Features: The in-fill project site is surrounded by existing residential 30
development and commercial uses. The project site is not known to contain any species 31
identified as a candidate, sensitive, or special status species in local or regional plans, policies, or 32
regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service 33
and therefore the Project would have no impact on candidate, sensitive, or special status species. 34
There are no riparian areas or riparian habitat on the in-fill subject parcels or other sensitive 35
natural community identified in local or regional plans, policies, or regulations or by the 36
California Department of Fish and Game or US Fish and Wildlife Service. Therefore, the Project 37
would have no impact on these resources. 38
The infill site is partially paved and contains no wetlands, marshes, vernal pools, or other water 39
courses on the parcels included in the Project. Therefore, the Project would have no impact on 40
these resources. 41
42
No migratory path for wildlife species, no connection with any wildlife habitat, no water courses 43
are located on the parcels included in this Project. 44
45
L. Consistency of Architectural Features: The design of the project is based in part on the historic 46
Sun House and Grace Hudson Museum. The design incorporates similar design features such as: 47
roof pitches, materials, and colors. The Project was reviewed by the DRB who found the design of 48
the Project compatible with the neighborhood and made recommendations to differentiate the 49
house plan on each parcel. Some of the recommendations from the DRB have been incorporated 50
into the design of the individual house plan in order to customize each plan. 51
1
M. Balance and Integration with Neighborhood: The size and height of the project is consistent 2
with other structures in the neighborhood. The Project includes open space similar to 3
neighboring Grace Hudson Museum. The design of the house plan was based in part on the 4
design of historic Grace Hudson Museum. 5
The Project was reviewed by the Design Review Board who found the Project to be consistent 6
and compatible with other residential development in the neighborhood and appropriate for the 7
individual parcels included in the Project. Based on the above, the Project is consistent with this 8
requirement. 9
10
N. Building Design: The size and height of the project is consistent with other structures in the 11
neighborhood. The Project includes open space similar to neighboring Grace Hudson Museum. 12
The design of the house plan was based in part on the design of historic Grace Hudson Museum. 13
14
O. Density: As required by City Code the Project was reviewed by the Design Review Board (DRB) 15
on both: January 8, 2015 and March 3rd 2015. DRB provided the applicant design comments that 16
were into the Project. Furthermore, some of the DRB recommendations will be included as 17
conditions of approval. Therefore the project would not degrade the existing visual character or 18
quality of site and its surroundings and the project would infill a vacant lot and the proposed 19
density would be consistent with existing development in the area. The project is achieves 28 20
units per acre, the highest allowable density per the City’s Zoning Ordinance. 21
22
3.Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the 23
potential impacts that could result from construction and implementation of the PEP Housing Planned 24
Development Rezoning, Precise Development Plan and PD Zoning Regulations. The IS identified potential 25
impacts to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hydrology & Water Quality, 26
and Noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less 27
than significant levels. A Mitigation Monitoring Reporting Program has been prepared for the Project and 28
the project proponent has agreed to the mitigation measures. 29
30
4. Notice of the Intent to Adopt a Mitigated Negative Declaration and notice of the Rezoning and 31
Precise Development Plan was provided in the following manner: 32
33
posted at the County Clerk on April 29, 2015; 34
mailed to property owners within 300 feet of the parcels included in the Project on April 29, 35
2015; 36
published in the Ukiah Daily Journal on April 30, 2015; 37
posted on the Project site on April 28, 2015; 38
posted at the Civic Center (glass case) on April 28, 2015; 39
posted on the City’s Web site April 28, 2015. 40
41
5. On May 27, 2015, the Planning Commission conducted a duly noticed public hearing, and after 42
considerable discussion, voted unanimously to recommend adoption of the Ordinance to the City 43
Council. 44
SECTION THIRTEEN 45
The ordinance shall be published as required by law in a newspaper of general circulation in the 46
City of Ukiah. 47
48
SECTION FOURTEEN 49
The ordinance shall become effective 30 days after its adoption. 50
51
INTRODUCED BY TITLE ONLY on June 3, 2015 by the following roll call vote: 1
2
AYES: 3
NOES: 4
ABSENT: 5
ABSTAIN: 6
7
PASSED AND ADOPTED on June 17, 2015 by the following roll call vote: 8
9
AYES: 10
NOES: 11
ABSENT: 12
ABSTAIN: 13
14
ATTEST 15
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Kristine Lawler, City Clerk Douglas F. Crane, Mayor 20
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Exhibit A: PEP Housing Precise Development Plans 24
Exhibit B: PEP Housing Planned Development Regulations 25
Exhibit C: PEP Housing Conditions of Approval 26
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Exhibit A: PEP Housing Precise Development Plans 2
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Exhibit A
PEP Housing Sun House Planned Development Zoning Regulations
517 South Main Street
May 2015
PURPOSE AND INTENT: The PEP Housing Sun House is a Planned Development (PD) located on Main and Cleveland
Streets in Ukiah, CA. The PD consists of 42 single-family, senior affordable multi-family homes and a community
center, open space areas, community garden and walking trails. The project will provide new senor affordable
housing for the City. The PD will also fulfill the City’s goal for “infill” - to develop high-density residential areas on
empty lots within the City limits.
DESIGN: The PEP Housing Sun House is designed to assimilate and be compatible with the other historic houses,
commercial buildings including the Grace Hudson Museum in the downtown area of Ukiah. The PEP Sun House
design has craftsman elements like those found in Grace Hudson Museum. In general, the design of the buildings is
agrarian and reflects the style rural Mendocino County. The materials include: batten board, scalloped, and
horizontal siding, corrugated metal, similar to other exterior sidings used Grace Hudson Museum. The building will
be painted a unique color combination that will complement each other as well as the existing houses and
buildings in the neighborhood.
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.
ALLOWED USES: The following uses are allowed in the PEP Housing Sun House PD:
Multi- family dwellings
Assembly uses associated with the Community Center
ACCESSORY USES: The following accessory uses are allowed in the PEP Housing Sun House PD:
Home Occupations as defined by the Zoning Ordinance section 9278 and in compliance with Zoning
Ordinance requirements. Home Occupations require a City of Ukiah Business License.
BUILDING HEIGHT LIMITS: Building height shall be:
Multi-Family Residence: The height of multi-family buildings shall be as shown on the approved Precise
Development Plan.
Detached Accessory Building (Community Center): Maximum of 18-feet measured from finished grade to
the peak of the roof.
PEP Housing Sun House Planned Development Zoning Regulations
517 S. Main Street
1
REQUIRED YARD SETBACKS:
A. Multi-Family Homes and Accessory buildings: The minimum setbacks for the multi-family apartments shall
be as shown on the approved Precise Development Plan as follows:
Front: 18 feet
Rear: 5 feet
Sides: 5 feet
REQUIRED PARKING: The minimum on-site parking required shall be as follows:
Number of Spaces: The project will provide a minimum of 31 off street parking spaces located in two
parking lots accessed from Cleveland Street.
DRAINAGE/SWALES: The project includes drainage swales and rain gardens to provide adequate drainage and
allow the infiltration and filtering of runoff prior to water entering the City’s storm drain system. Maintenance of
the drainage swales and rain gardens are the responsibility of the property owner. Drainage swales and rain
gardens shall not be removed or modified without review and approval of the Public Works Department and
Planning Department.
LANDSCAPING: Shall be installed and maintained as shown on the approved Precise Development Plan.
A. STREET / ON SITE TREES: As shown on the approved Precise Development Plan landscaping will be
installed throughout the site.
On-site Trees and landscaping are required to be maintained by PEP of the parcels on which the trees are
located. Removal of street trees is prohibited. In the event a street tree may require removal (such as
disease or death of a tree), the resident/property owner shall request in writing removal of the tree from
the Planning and Community Development Department. The request shall include the reason for the
removal and a proposed replacement tree species that is suitable for the location and selected from the
City’s Approved Street Tree List. Any removal of a street tree shall be approved by the Planning and
Community Development Department and Public Works Department.
B. IRRIGATION: The front yard landscaping is installed as part of the original development of each parcel.
The irrigation system shall be maintained by the PEP Housing.
EXTERIOR LIGHTING: Outdoor light fixtures shall be located, aimed, and shielded so as to minimize light
trespassing over property lines and avoid directing light towards motorists and pedestrians. Fixtures shall be full
cutoff and nighttime friendly and shall be International Dark Sky Association (IDA) approved or equivalent.
STANDARDS NOT ADRRESSED: Standards not addressed herein shall default to the Zoning Ordinance and Ukiah
City Code.
PEP Housing Sun House Planned Development Zoning Regulations
517 S. Main Street
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SITE LEGEND
SETBACK LINE
PROPERTY LINE
PROPERTY LINE
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HC
PARK GARDENCOMMUNITY
CENTER
BUILDING 1
PARKING
18 SPACES
PARKING
13 SPACES
HC
HC
PATH
PATH
PATH
PROJECT
SIGN
4' H X 6' L
SEE DETAIL 2/A3.0
TRANSFORMER
TRANSFORMER
GRACE HUDSON MUSEUM
EXISTING
BUILDING
EXISTING
BUILDING
EXISTING
PARKING
LOT
BUILDING 2 BUILDING 3
13'
18'18'
12'
19'
DOG
RUN
SETBACK LINE
PROPERTY LINE
PROPERTY LINE
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HC
PARK GARDENCOMMUNITY
CENTER
BUILDING 1
PARKING
18 SPACES
PARKING
13 SPACES
HC
HC
PATH
PATH
PATH
PROJECT
SIGN
4' H X 6' L
SEE DETAIL 2/A3.0
TRANSFORMER
TRANSFORMER
GRACE HUDSON MUSEUM
EXISTING
BUILDING
EXISTING
BUILDING
EXISTING
PARKING
LOT
BUILDING 2 BUILDING 3
13'
18'18'
12'
19'
DOG
RUN
(E) TREE #7A
(E) TREE #7B
(E) TREE #7C
(E) TREE #7D
(E) TREE #7E
PATH, SEE DETAIL 3/L-1.1
LANDSCAPE
PLAN
L-1.0
This document is the
sole property of the
Architect, and is not
to be used or reproduced
without ritten consent.
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February 25, 2015
Design Review Hearing #1
PLANT LEGEND
DETAILS,
NOTES &
LEGENDS
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This document is the sole
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Architect, and is not to be
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without written consent.
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Design Application Submittal #1
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PARKING LOT SHADE CALCULATION TABLE
8'-0"
NOTE:
1. LUMBER & LAYOUT TO BE
APPROVED BY OWNER.
1
ANTI-SIPHON VALVE WITH DRIP ASSEMBLY3
1" = 2'-0"
SPLIT RAIL FENCE WITH GATE1
6X6 SPLIT CEDAR POST
4X4 SPLIT CEDAR RAIL
GATE
FINISH GRADE
GRAPESTAKE PICKETS
2
3
4
5
EXISTING TREE LEGEND
NOTE:
1. LUMBER & LAYOUT TO BE
APPROVED BY OWNER.
1
ANTI-SIPHON VALVE WITH DRIP ASSEMBLY3
1"= 2'-0"
ARBOR2
8X8 POST
6X8 CROSS MEMBER
6X6 KORBEL
BLOCKING
PATH
PLANTING AREA
CONCRETE FOOTING
AGGREGATE, COMPACT TO 95%
2
3
4
5
5'-0"2'-0"
3'-0"
6
7
8
1" = 1'-0"
PATH3
1 METAL EDGE
PAVER EDGING
STABILIZED 3/8" AGGREGATE
SUBGRADE COMPACTED TO
95%
ADJACENT PLANTING AREA
1'-4"
2
3
3
21
4
321
5
4 5
SECTION
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Sun House Senior Housing
517 Main Street
Ukiah CA 95482
PROJECT:
Petaluma Ecumenical Properties
951 Petaluma Blvd. South
Petaluma CA 94952
OWNER:GR
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