HomeMy WebLinkAbout1158 Amending Official Zoning Map - PEP Housing ORDINANCE NO. 1158 AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA SECTION ONE Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167 and 9168, the Official Zoning Map for the City of Ukiah is amended to change the zoning of the parcel located at 517 South Main Street (APNs 002-281-15, 002-281-18, 002-281-24, 002-281-28, and 002-281-30) from Community Commercial (C-1) Heavy Commercial (C-2) and Public Facility (PF) to PEP Housing Planned Development/High Density Residential (PD-R3). SECTION TWO The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is necessary to allow a new precise development plan for the parcels located at 517 South Main Street. The rezoning action includes the PEP Housing Precise Development Plan and PD zoning regulations ("Project") and will allow development of 42 affordable senior housing units a community center and other site improvements five parcels. SECTION THREE The Planned Development rezoning includes the PEP Housing precise development plans, attached hereto as Exhibit A, and the PEP Housing PD zoning regulations, attached hereto as Exhibit B, which are the development plans for the Project. SECTION FOUR Planning Department staff prepared an initial environmental study (IS) in order to evaluate the potential impacts that could result from the Project. The IS identified potential impacts to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hydrology&Water Quality,and Noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less than significant levels; therefore, a mitigated negative declaration (MND) was prepared for the Project. The Project proponent has agreed to the mitigation measures included in the IS and MND. SECTION FIVE The Planning Commission held a duly noticed public hearing on May 27, 2015 after giving notice of said hearing in the manner, for the period, and in the form required by the Ukiah City Code and Government Code sections 65090 and 65091 to consider the Mitigated Negative for the PEP Housing Planned Development Rezoning with precise development plan and PD zoning regulations. At the meeting, the Planning Commission received public comment, discussed the initial environmental study, requested additional information be included in the hydrology and water quality section of the IS. On May 27, 2015 the Planning Commission voted 3-0 to recommend the City Council adopt the mitigated negative declaration for the PEP Housing Planned Development Rezoning and Precise Development Plan with Planned Development Zoning Regulations. SECTION SIX At the May 27, 2015 public hearing, the Planning Commission conducted a public hearing to consider the PEP Housing Planned Development Rezoning and Precise Development Plan with Planned Development Zoning Regulations. After receiving public testimony, considering the staff report, and due deliberation, the Planning Commission voted 3-0 to recommend the City Council approve the PEP Housing Planned Development Rezoning and Precise Development Plan with Planned Development zoning regulations. Page 1 of 6 SECTION SEVEN The PEP Housing Rezoning and Precise Development Plan are hereby approved and subject to the conditions of approval contained in the attached Exhibit C. SECTION EIGHT The precise development plan for the PEP Housing Planned Development, as required by Ukiah Municipal Code section 9167(E), is approved. SECTION NINE The PD zoning regulations for the PEP Housing Planned Development, attached hereto as Exhibits A and B, required by Ukiah Municipal Code section 9167(D)(3) and 9167(E)(1) supersede the R3 zoning regulations and are hereby approved. SECTION TEN Based on the analysis and conclusions contained in the Initial Environmental Study, the City Council concluded that the proposed Project would not have a significant effect on the environment and adopted a Mitigated Negative Declaration. SECTION ELEVEN The approval of the proposed Project is based on the following findings: 1. The Project, as conditioned, is consistent with the General Plan as described in the General Plan attachment of the staff report. 2. The Project, as conditioned, is consistent with the findings required for adoption of an ordinance establishing a Planned Development Combining Zone prescribed in Ukiah City Code section 9168(C) based on the following: A. General Plan: The Project includes a General Plan amendment to facilitate the project. It is consistent with the goals and policies of the General plan as described in the General Plan consistency section of the staff report. B. Purpose and Intent of the Planned Development Combing Zone District: The proposed Project would increase the supply of housing in Ukiah by constructing forty-two (42) senior affordable units. The Project is required to construct frontage improvements, including curb, gutter, sidewalk, and a walking trial connecting Main Street to the rail trail which provide an amenity to the neighborhood. The Project through the precise development plan and PD zoning regulations includes the preservation and protection of healthy native trees. The in-fill project utilizes the site efficiently by constructing new 42 new senior affordable units, a community center and site amenities on 1.5 acre site. C. Complements and Compatible with Existing and Potential Development: The Project would develop forty-two (42) senior affordable units on the 1.5 acre site. The surrounding neighborhood 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. Page 2 of 6 The proposed PD Regulations identify the uses and development standards for the parcels included in the PD. The PD regulations are based on the uses and development standards of the R3 zoning district and modified to address the specific parcels and use (affordable multi-family). The density, and use are compatible with and complementary to other development in the area. The Project was reviewed by the Design Review Board who found the Project compatible with and complementary to other development in the area and appropriate for the individual parcels on which the project would be constructed. 3. The PEP Housing Precise Development Plan, as conditioned, is consistent with the criteria for evaluating the consistency of precise development plans with the purpose and intent of the Planned Development combining district identified in zoning ordinance section 9167(F)as described below: A. Circulation Needs and Impacts: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. B. Parking and Traffic Needs and Impacts: 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" C. Utilities and Public Services Needs and Impacts: City services are available to serve the Project. The City has enacted mandatory water conservation measures and the residents of the Project would be required to comply with any water conservation measures in place. The Project includes drought tolerant landscaping and water conserving irrigation. The Project has been reviewed by Public Works Department, Electric Utility, Fire Marshal, and Building Official and there are adequate services and utilities to serve the Project. D. Noise Needs and Impacts:The proposed Project would be similar in use,intensity,and density to the surrounding neighborhood. The City's noise ordinance would apply to this Project both during construction and after occupancy. Mitigation measures and conditions of approval have been applied to the Project to address construction related noise impacts. E. Odor Needs and Impacts: The Project is a residential Planned Development; typically odors are not associated with residential uses. F. Private and Common Space Needs and Impacts:The project is providing on-site recreational amenities including:a 1,600 sq.ft. recreation center, and community garden, open space and Page 3 of 6 walking trails.These amenities will provide residents recreational opportunities.The impact to parks would be less than significant. G. Trash Collection Needs and Impacts: The precise development plan identifies a location for the trash/recycling enclosures. The onsite manager will responsible for disposal of the project's trash and recycling. H. Security and Crime Deterrence Needs and Impacts:The project's design provides built in crime deterrence features including:exterior lighting, "eyes on"facing windows,security doors and on-site manager. Development of the site as proposed could reduce the incidents of loitering in the area since there would be fewer locations for loitering and more"eyes on the street."The Project was reviewed by the Police Department and no concerns related to security and crimes were identified. I. Energy Consumption Needs and Impacts: The Project is subject to the requirements of the California Green Building Code Standards which includes specific requirements (materials and light fixtures) to reduce energy consumption. Further, the project proposes the installation of a 22kW of photovoltaic system to offset energy use of the common areas of the project. J. Design Needs and Impacts:The design of the project is based in part on the historic Sun House and Grace Hudson Museum. The design incorporates similar design features such as: roof pitches, materials, and colors. 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. K. Relationship to Physical Features: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. 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. 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. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on the parcels included in this Project. L. Consistency of Architectural Features:The design of the project is based in part on the historic Sun House and Grace Hudson Museum. The design incorporates similar design features such as: roof pitches, materials,and colors.The Project was reviewed by the DRB who found the design of the Project compatible with the neighborhood and made recommendations to differentiate the house plan on each parcel.Some of the recommendations from the DRB have been incorporated into the design of the individual house plan in order to customize each plan. Page 4 of 6 M. Balance and Integration with Neighborhood: The size and height of the project is consistent with other structures in the neighborhood.The Project includes open space similar to neighboring Grace Hudson Museum. The design of the house plan was based in part on the design of historic Grace Hudson Museum. The Project was reviewed by the Design Review Board who found the Project to be consistent and compatible with other residential development in the neighborhood and appropriate for the individual parcels included in the Project. Based on the above,the Project is consistent with this requirement. N. Building Design:The size and height of the project is consistent with other structures in the neighborhood.The Project includes open space similar to neighboring Grace Hudson Museum. The design of the house plan was based in part on the design of historic Grace Hudson Museum. O. Density: 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. The project is achieves 28 units per acre,the highest allowable density per the City's Zoning Ordinance. 4. Planning Department staff prepared an Initial Environmental Study (I S) in order to evaluate t he potential impacts that could result from construction and implementation of the PEP Housing Planned Development Rezoning, Precise Development Plan and PD Zoning Regulations. The IS identified potential impacts to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hydrology & Water Quality, and Noise. As part of the IS, mitigation measures were identified that would reduce the impacts to less than significant levels. A Mitigation Monitoring Reporting Program has been prepared for the Project and the project proponent has agreed to the mitigation measures. 5. Notice of the Intent to Adopt a Mitigated Negative Declaration and notice of the Rezoning and Precise Development Plan was provided in the following manner: • posted at the County Clerk on April 29, 2015; • mailed to property owners within 300 feet of the parcels included in the Project on April 29, 2015; • published in the Ukiah Daily Journal on April 30, 2015; • posted on the Project site on April 28, 2015; • posted at the Civic Center(glass case)on April 28, 2015; • posted on the City's Web site April 28, 2015. 6. On May 27, 2015,the Planning Commission conducted a duly noticed public hearing, and after considerable discussion,voted unanimously to recommend adoption of the Ordinance to the City Council. SECTION TWELVE The ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah. Page 5 of 6 SECTION THIRTEEN The ordinance shall become effective 30 days after its adoption. INTRODUCED BY TITLE ONLY on June 3, 2015 by the following roll call vote: AYES: Councilmembers Mulheren, Doble, Brown,Scalmanini,and Mayor Crane NOES: None ABSENT: None ABSTAIN: None PASSED AND ADOPTED on June 17, 2015 by the following roll call vote: AYES: Councilmembers Mulheren, Doble, Brown, Scalmanini, and Mayor Crane NOES: None ABSENT: None ABSTAIN: None Douglas F. ane, Mayor ATTEST Kristine Lawler,City Clerk Exhibit A: PEP Housing Precise Development Plans Exhibit B: PEP Housing Planned Development Regulations Exhibit C: PEP Housing Conditions of Approval Page 6 of 6 1 2 Exhibit A: PEP Housing Precise Development Plans 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 PETALUMA ECUMENICAL PROPERTIES S U N H O U S E S E N I O R H O U S I N G U K I A H C A L I F O R N I A 5 a �* ,v ter• _,��-�. `UZ l ��X I. �. r n�'ryr+. I f�'' �ll �} •�y •.1� z � p Y & 7 Eu WERE irl 'r w' Oda° PROJECT DESCRIPTION OWNER AND CONSULTANTS LIST OF SHEETS g PEP HOUSING PROPOSES TO DEVELOP A 42 UNIT HOUSING OWNER: A0.0 TITLE SHEET COMPLEX,AVAILABLE TO LOW AND MODERATE INCOME SENIOR PETALUMA ECUMENICAL PROPERTIES(PEP HOUSING) CITIZENS. THERE WILL BE 3 APARTMENT BUILDING,EACH 2 951 SOUTH PETALUMA BOULEVARD PETALUMA,CA 94952 "„w STORIES FOR A TOTAL OF 30,025 SQUARE FEET OF RESIDENTIAL 707-762-2336 LANDSCAPE C e u LIVING SPACE. SIX OF THE UNITS WILL BE 2 BEDROOMS AND THE L1.0 LANDSCAPE PLAN §7 f REMAINING 36 UNITS WILL BE 1 BEDROOM. A 1,650 SQUARE FOOT ARCHITECT: L1.1 LANDSCAPE DETAILS a COMMUNITY CENTER FOR THE BENEFIT OF THE RESIDENTS IS ALSO ROBERT W.HAYES&ASSOCIATES ARCHITECTURAL PROPOSED. OUTDOOR AREA WILL INCLUDE A SMALL PARK,A 620 BUTTE STREET SAUSALITO, CA 94965 GARDENING AREA FOR THE SENIORS AND A SMALL DOG RUN. 415-332-0999 A1.0 CONTEXT SITE PLAN&PROJECT DATA SHEET TlnE: A1.1 SITE FLOOR/ROOF PLAN TITLE CIVIL ENGINEER: A2.0 BUILDING 1 PLANS SHEET LACOATES A2.1 BUILDING 2&3 FIRST FLOOR PLAN 311 SOUTH OUTH MAIN STREET UKIAH,CA 95482 707-443-5054 A2.2 BUILDING 2&3 SECOND FLOOR PLAN xb 14-29 A2.3 BUILDING 2&3 ROOF PLAN r` LANDSCAPE ARCHITECT: A2.4 COMMUNITY CENTER FLOOR, ROOF PLANS ANN BAKER&ASSOCIATES &EXTERIOR ELEVATIONS 1016 MCNEAR AVE. PETALUMA,CA 94952 510-926-2557 A3.0 ENLARGED ELEVATIONS BUILDING 1 AND 3 All BUILDING 1 EXTERIOR ELEVATIONS A3.2 BUILDING 2 EXTERIOR ELEVATIONS AO,O CIVIL C1.0 GRADING AND DRAINAGE PLAN [66x6 v].wrytll.. LB.66 tl]VvAll — y w �� r i� Nn.6'P^IY.wnl.lad[66 As w.N 4 t6 O 2 6—. 1 5-144 un Iil;l saiUa6eJd R�vswn.a.wryna+ 11 Jmua6 ti 1 1 M9NMO .173CONd i a g J 1 0 PH r C p� G pa C4 - O o` 1 � p° G •{pc G� E' I I I l fi .7 I > o. 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EXISTING IS SPACE$ PARKING ING 3� LOT EXISTING BUILDI NG EXISTING BUILDING kL SHEET TITLE- SITE CLEVELAND ST H—A.L 11 1 Z/­ FLOOR-ROOF RAN 14.29 scw MlE SITE FIRST FLOOR & ROOF PLAN A1.1 PETALUMA ECUMENICAL PROPERTIES S U N H O U S E S E N I O R H O U S I N G SITE U K I A H C A L I F O R N I A 1 MUSEUM Y NHO ^� • i ) ) a E a 'GRACCal! n AERIAL VIEW w r E i - odaa PROJECT DATA J -- 7r ) RESIDENTIAL BUILDINGS; 6 r , V. ( t 2 STORIES FMN' FxfiR F V Y ` O =9 � 42 UNITS; (6)2 BED UNITS (36)1 BED UNITS aNN. nl v4 I 1 BUILDING 1: FF 3,204 +SF 2,829= 6,033 OR –°° i BUILDING 2; FF 4,290 +SF 4,290= 8,580 BEET TITLE I R BUILDING 3• FF 10 495+SS 10 495=20 990 DATA ! E �l, vRRUrR ) TOTAL AREA; 35,603 sq ft CONTEXT ) I lR lFI1LF Gi 1 FRRitIxG u vents COMMUNITY CENTER: 14-25 1 STORY sru AREA: 1,650 sq ft PARCEL AREA(S): 65,923 SQ FT TOTAL(1.51 Acres) ———— --- PARKING: 35 SPACES (.75 SPACES per unit) DENSITY: 28 units/acre A1.0 (D,__CONTEXT SITE PLAN 1"-30'-0' PETALUMA ECUMENICAL PROPERTTEI; S U N H O U S E S E N I O R H O U S I N G U K I A H C A L I F O R N I A GRACE1HUDSON MUSEUM .N PARK 1 / MM N ' s 1 CE ER DOG 3 l . HC RUN HC 1 ' ' PARKING _ 13 SPACES 3 s �, ixlwscaa+EC ' PARKINQ 1 1 EXISTING 'f i 18 SPACE$ i 1 1 PARKING G EXISTING ING 3 1 BUILDING ' 1 ' 11 I U 11 EXISTING 1 I w=`S BUILDING ' o - -- SHEET TITLE' SITE CLEVELAND ST sEE' FLOOR-ROOF .,T­ziAT.a PLAN -..... _.._ >a^rlu. 14-29 u aTF &S,_=ST FLOOR & ROOF PLAN A1.1 ,•If >r s�F, PETALUMA ECUMENICAL PROPERTIES S U N H O U S E S E N I O R H O U S I N G U K I A H C A L I F O R N I A l , BUILDING 1 DATA FIRST FLOOR AREA 3,204 sq ft SECOND FLOOR AREA: 2,829 s�Ft TOTAL FLOOR AREA 6,033 sq ft �' ! MAXIMUM HEIGHT: 28'-6" z 0 5' IO' 30' r 1 n BUILDING 1 SECOND FLOOR PLAN E� E. r ❑ o a a 8 0 T T ' r T T . T 7 - $. .I. 0 SHEET TITLE'. _ BUILDING 1 1 — FLOOR& ROOF PLANS lue ha 14-29 %NF $ BUILDING 1 ROOF PLAN n BUILDING 1 FIRST FLOOR PLAN A2•0 1/8'=1-0" 1/8•=1'-o" s- PETALUMA ECUMENICAL PROPERTIES S U N H O U S E S E N I O R H O U S I N G BUILDING 2: DATA U K I A H C A L I F O R N I A FIRST FLOOR AREA: 4,290 sq ft SECOND FLOOR AREA: 4,290 sq R - TOTAL FLOOR AREA 8,580 sq ft I MAXIMUM HEIGHT: 28'-6" ' (10) 1 BEDROOM UNITS BUILDING 3: DATA }I FIRST FLOOR AREA: 10,495 sq k - - SECOND FLOOR AREA: 10,495 sq ft ~ TOTAL FLOOR AREA 20,990 sq It MAXIMUM HEIGHT: 28'-6" -°- ' -'-'- (18) 1 BEDROOM UNITS } (6) 2 BEDROOM UNITS N �- 0 o a n o •- 9 n o a - C e s to f u 5 L' L sa n • • YYP Eta Ww:e Q^Zic din"iJ 1 d i BUILDING '• ! 2&3 FIRST 1 FLOOR PLAN iox no 14.29 !CN F 0 5' 10' 30' n BUILDING 2 & 3 FIRST FLOOR PLAN A2.1 us•=r-o- ,K� PETALUMA ECUMENICAL PROPERTIES S U N H O U S E S E N I O R H O U S I N G U K I A H C A L I F O R N I A stj I , I •-1 � w b l 1. 8r �o W.. 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OWNER: ���tr _ o o Sun House senor H--g Petaluma E.—.—1 Pr°P.,,.s o t • n_ 9l)Main S[reet 951 Pe..luma Blvd 5°uM Ukian CA 95aB2 Pttalum.CA 94952 •• I�f} - 1.51 tll m>• r ; I 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 I 1 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 1S 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 N 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 E Multi-Family Residence:The height of multi-family buildings shall be as shown on the approved 39 Precise Development Plan. 40 N Detached Accessory Building(Community Center): Maximum of 18-feet measured from finished 41 grade to the peak of the roof. 42 43 44 45 I 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 1 1 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 I 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 1 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 Kagevama 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 Building 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 707.463.62711 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 143. 30 3 I S STANDARD 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 l 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 l 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 1 I 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 & 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 S. 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 I 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 1 1 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 Exhibit C 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 Kageyama 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 1.4. 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 1-1.0, L1.1:Specify plantings for proposed rain garden areas. 1.0 19. Street frontage improvements along Cleveland Lane shall be constructed in accordance with 1.1 improvement plans prepared by a Registered Civil Engineer and approved by the City Engineer. 1.2 These improvements shall include, but are not limited to, curb, gutter, ADA compliant sidewalk, 1.3 street trees, and additional improvements as needed to conform to existing conditions. The 1.4 applicant shall be responsible for the relocation or replacement of utilities as necessary to 1.5 accommodate the construction of the street frontage improvements. 16 1.7 20. Prior to construction of site improvements,a final grading and drainage plan, and an erosion and 1.8 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 7.3 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 Building Official(707.467.5718) 39 40 2.5. 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 2:6. A Geotechnical Report is required. 44 45 2:7. 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 3 1 S STANDARD 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 _`i3. 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 `i5. All earth moving and grading activities shall be suspended if wind speeds(as instantaneous gusts) 46 exceed 25 miles per hour. 47 48 `i6. 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. 1 1 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 1 1 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