HomeMy WebLinkAbout07222015 - packet CITY OF UKIAH
PLANNING COMMISSION AGENDA
7uly 22, 2015
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS WATT, HILLIKER,
CHRISTENSEN, CHAIR WHETZEL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
The minutes from the following meeting are included for review and approval:
A. June 24, 2015
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for
everyone to be heard, please limit your comments to three (3) minutes per
person and not more than ten (10) minutes per subject. The Brown Act
regulations do not allow action to be taken on audience comments.
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary
planning permits are final unless a written appeal, stating the reasons for the
appeal, is filed with the City Clerk within ten (10) days of the date the decision
was made. An interested party may appeal only if he or she appeared and
stated his or her position during the hearing on the decision from which the
appeal is taken. For items on this agenda, the appeal must be received by
August 3, 2015 at 5:00 p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
9. PUBLIC HEARING
A. Hull Use Permit Use Permit—Single Family Residence — Hillside (Ri-
H) at 315 Janix Drive, APN 001-040-73 (File No. 707).
Request for Planning Commission approval on a Use Permit to construct a
1,997 square foot single family residence and 795 square foot attached
garage and pool in the western hillside area (Hull) at 315 Janix Drive, APN
001-040-73.
B. Mountanos General Plan Amendment and Planned Development
Rezoning/Precise Development Plan (File 13-28-PC-CC).
Consideration and possible recommendation to the City Council on a request
to amend the General Plan and rezone a parcel to facilitate the development
of a duplex apartment housing project located on a vacant parcel at 334
North Main Street.
10. PLANNING DIRECTOR'S REPORT
11. PLANNING COMMISSIONERS' REPORT
12. ADJOURNMENT
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a
meeting if any specific accommodations or interpreter services are needed in order for you to attend.The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707)
463-6752 or(707)463-6207 to arrange accommodations.
1 UKIAH PLANNING COMMISSION
2 June 24, 2015
3 Minutes
4
5 COMMISSIONERS PRESENT COMMISSIONERS ABSENT
6 Mike Whetzel, Chair
7 Christopher Watt
8 Mark Hilliker
9 Laura Christensen
10
11 STAFF PRESENT OTHERS PRESENT
12 Charley Stump, Planning Director Listed below, Respectively
13 Kevin Thompson, Principal Planner
14 Cathy Elawadly, Recording Secretary
15
16 1. CALL TO ORDER
17 The regular meeting of the City of Ukiah Planning Commission was called to order by Chair Whetzel at
18 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California.
19
20 2. ROLL CALL
21
22 3. PLEDGE OF ALLEGIANCE - Everyone cited.
23
24 4. APPROVAL OF MINUTES — The minutes from the June 10, 2015 meeting are included for
25 review and approval.
26
27 Commissioner Watt made the following correction to the minutes:
28 • Page 9, line 10, the word `sediments' should read `sentiments.'
29
30 M/S Christensen/Hilliker to approve June 10, 2015 minutes, as amended. Motion carried (4-0).
31
32 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
33 Don Fletcher,Volunteer Fireman:
34 • Asked if particular consideration is given to fire protection and/or impacts to fire safety as it
35 relates to fire department operations in connection with fire truck maneuverability and site access
36 concerning projects being approved.
37
38 Planning Director Stump:
39 • A Project Review Committee initially reviews projects to see if there are any issues associated
40 with service level/capacity and/or other issues that members from Planning, Public Works, Fire
41 and Police Departments may have. This is a normal/customary step for the processing of new
42 projects.
43
44 Commissioner Christensen:
45 • Asked Mr. Fletcher what he is hoping to achieve with his inquiry and whether he too would like
46 the opportunity to provide input for projects.
47
48 Don Fletcher:
49 • Would like to be made more aware of projects/their design concepts and/or street configurations,
50 etc., tailored to accompany projects as to how they can potentially impacUaffect fire safety
51 operations with regard to site access and fire engine maneuverability.
52
53 6. APPEAL PROCESS — Chair Whetzel read the appeal process. For matters heard at this
54 meeting, the final date to appeal is July 6, 2015.
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 1
1 7. SITE VISIT VERIFICATION - Confirmed by Commission.
2
3 8. VERIFICATION OF NOTICE- Confirmed by staff.
4
5 9. PUBLIC HEARING
6 9A. Chipotle Mexican Grill Restaurant Site Development Permit, 596 East Perkins Street (File
7 940-SDP-PC). Consideration and possible action of a request for approval of a Major Site
8 Development Permit to allow the construction of a single story +/- 2,378 square foot Chipotle
9 Mexican Grill restaurant building on a vacant parcel located on the northwest corner of East
10 Perkins Street and Orchard Avenue.
11
12 Planning Director Stump gave a staff report/PowerPoint presentation and addressed:
13 • Project description as provided for on page 2 of the staff report.
14 • Staff analysis for project consistency with the General Plan and DZC designation as provided for
15 on pages 4 through 6 of the staff report.
16 • Ukiah Municipal Airport Master Plan consistency as provided for on page 9 of the staff report.
17 • Perkins Street widening project and Perkins Street streetscape/gateway plan as provided for on
18 pages 9 and 10 of the staff report.
19 • Storm-Water Mitigation Plan for the site as discussed/provided for on page 10 of the staff report
20 and attachment 7 of the staff report. There may be a few issues requiring further Public Works
21 review pertinent to storm-water drainage on the site with the possible addition of rain gardens
22 and/or the opportunity to do some permeable paving.
23 • Hours of operation.
24 • Job creation.
25 • Traffic and corresponding traffic study conducted for the project and parking as provided for on
26 pages 10 and 11 of the staff report.
27 • Two color schemes proposed for the building as provided for on page 1 of the staff report.
28 Requested the Planning Commission discuss the two proposed color schemes and make a
29 determination in this regard.
30 • Three exceptions from the Urban Center DZC standards: 1) proposed building does not have the
31 required 70% building length on the principal street frontage (Perkins Street) 2) The building is
32 single story rather than the required two-story and 3) The project exceeds the maximum parking
33 allowed of 8 spaces allowed and 20 spaces provided as discussed/analyzed on pages 1 and 6, 7
34 of the staff report.
35 • Site constraints/building orientation and design, site access, landscaping/tree species selection,
36 pedestrian access particularly with the proposed new walkway to connect with the adjacent Pear
37 Tree Shopping Center parking lot and shopping center that would be located between the
38 Redwood Trees as shown on the site plans and site planning as discussed/provided for in the
39 staff report and site plans in attachment 3.
40 • Staff recommends approval of the project based on the draft findings in attachment 1 of the staff
41 report and subject to the draft conditions of approval in attachment 2 of the staff report.
42
43 Commissioner Watt:
44 • Was a sample of the building color palate provided? Asked whether the darker color scheme was
45 brown or gray.
46 • Asked whether sufficient sight distance was a consideration for persons making a left turn from
47 the Chipotle driveway onto Orchard Avenue given there is another driveway within a short
48 distance.
49 • Asked about the distance from the proposed Chipotle driveway to the Subway driveway on N.
50 Orchard Avenue?
51 • Asked if the grading plan submitted has been superseded by any of the other document
52 submittals in this regard?
53
54 Chair Whetzel:
55 • There are three driveways/exits in close proximity on Orchard Avenue.
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 2
1 • It may be the DZC restricts the building orientation/development options on the site from being
2 able to push the building back from the sidewalk and allow for parking in the front of the building.
3 It would be nice to utilize the parking lot in the Pear Tree Shopping Center that is located adjacent
4 to the site and never used.
5 • It would appear unhealthy for persons eating outdoors in front of the building such that they will
6 breathe all the exhaust from traffic.
7 • It appears developments are seeking exceptions to the DZC in order to make projects happen.
8 • Requested clarification the applicant's color preference for the building is white with accent
9 colors.
10
11 Commissioner Christensen:
12 • Referred to page 8 of the staff report that states, `according to the Downtown Zoning Code, the
13 proposed building has a `shopfront' building frontage and is a `side-yard' building type. Both of
14 these approaches are allowed in the Urban Center portion of the Downtown Zoning area, and
15 asked staff to define `shopfront' building frontage and `side-yard' building type.
16
17 Planning Director Stump:
18 • No sample color palate was provided. Is of the opinion the color scheme shown on the
19 PowerPoint screen and site plans closely resemble the color palate. It appears the darker color
20 scheme is a gray-brown.
21 • Public Works looked at the driveway situations on Orchard Avenue in the vicinity of McDonalds,
22 Subway, JC Penney's and the Pear Tree Shopping Center. Acknowledged there are times when
23 cars do back-up some in this area on Orchard Avenue and have to wait to make a left-hand turn
24 into these establishments.
25 • The distance from the Chipotle driveway to the Subway driveway is likely 100 feet.
26 • The side-yard building type is a building that occupies one side of the lot with the setback to the
27 other side. It is essentially a side yard building and refers to the building location on the lot. The
28 intent of having a shopfront building frontage is to have the facades of the building look like a
29 shopfront and this can be achieved by the use of glass on both facades. The proposed Chipotle
30 building has two street frontages.
31 • Being able to utilize the parking lot in the Pear Tree Center that abuts the site is not an option and
32 the owner of the property will explain why. In terms of pushing the building back from the sidewalk
33 to allow for parking upfront, the intent of the design is to have the building upfront so that it looks
34 that 'a shop/shopfront' such that there is a lot of pedestrian activity. The architectural look that is
35 trying to be achieved is that when people drive into town they see people enjoying themselves
36 dining out in front of the building that is aesthetically pleasing with a glass front and is nicely
37 landscaped.
38 • Acknowledged given the configuration of the site made it particularly challenging to appropriately
39 design and situate the building while still allowing for good planning and compliance with the DZC
40 regulations.
41 • We are just starting to use the DZC and acknowledged there are requests for exemptions where
42 amendments/changes will likely be made to the DCZ as necessary to better
43 accommodate/promote developments.
44 • The grading plan has been superseded by the Storm Water Mitigation Plan.
45 • Acknowledged the applicanYs color preference for the building is white with accent colors.
46
47 PUBLIC HEARING OPENED: 6:29 p.m.
48
49 Reed Finley,Westcoast Design Manager for Chipotle:
50 • Related to the comment of people dining in front of the building from a health standpoint noted
51 the two outdoor dining patios on each side of the building fronts have three-foot high landscaping
52 planter buffers that help to screen the outdoor dining areas and there are trellises that provide
53 shade. From a design perspective was very sensitive to having the outdoor dining area right up
54 to the street front.
55
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 3
1 Commissioner Hilliker:
2 • Will the planter buffers be made from a material and/or contain a treatment that will be easy to
3 keep clean such as from graffiti?
4
5 Commissioner Christensen:
6 • The main entrance is located furthest away from the parking area and asked whether this is a
7 design/aesthetic or visual thing? Appears odd that the main entrance would be on the west
8 wall/elevation.
9 • Asked about the reason use of the large parking lot in the Pear Tree Shopping Center that abuts
10 the Chipotle site that no one uses is not an option and why there is no driving access from the
11 Chipotle parking lot into Pear Tree Shopping Center parking lot.
12 • Asked why the color preference is white for the building?
13
14 Chair Whetzel:
15 • Has observed the Pear Tree Shopping Center parking lot that abuts the Chipotle site is rarely
16 used and should be.
17
18 Commissioner Watt:
19 • Referred to the Storm Water Drainage Plan and noted permeable paving was shown as an option
20 on page 1 of the architecture plan and inquired if this was still the intent?
21 • Are bike racks proposed for the project?
22 • Asked if parking accommodations can be a consideration for low emission vehicles and/or electric
23 vehicles.
24 • Has issue with the Standard Urban Storm Water Mitigation Plan (SUSMP) prepared for the
25 project. Understands the City only recently began to apply the Low Impact Development (LID)
26 manual standards to projects in connection with storm water best management practices (BMPs).
27 The tool the City selected to use with regard to determining storm water best management
28 practices was the Santa Rosa methodology. When determining the BMPs for the project and
29 corresponding compliance with LID Manual standards found the calculations to be incorrect and
30 this can change/alter the site design for runoff/storm water management on the site with regard to
31 either the rain gardens or pavement, for instance. His concern is that if the project is approved
32 with errors in the Storm Water Mitigation Plan such that when the SUSMP is finalized changes
33 may be necessary to the site design that may possibly include having to increase the size of the
34 rain gardens or having to allow for a certain amount of permeable paving and questioned what
35 effect this might have on the project?
36
37 Reed Finley:
38 • Confirmed the planter buffer will be easy to maintain and explained how so.
39 • Confirmed there is a secondary entrance. Acknowledged the focused entrance is on the corner.
40 • Is not adamantly favoring the white palate, the white and two-tone dark brown are the corporate
41 color scheme.
42 • His preference is the white with accent colors because it makes the building `pop' a little more
43 than the two-tone dark brown with accent color scheme. Is of the opinion the white is slightly
44 more welcoming absorbs heat better particularly in a hot summer climate like Ukiah.
45 Acknowledged the Design Review Board's preference was the two-tone dark brown palate.
46 • Understands permeable paving is not the intent now.
47 • Confirmed Chipotle does intend to install bike racks although a location has not been selected.
48 • Would consider providing parking for low emission vehicles/electric vehicles.
49 • Related to the associated storm water drainage documents and compliance with LID manual
50 standards there is room for negotiation in terms of how many square feet of permeable paving
51 may be necessary.
52
53 Commissioner Watt:
54 • The aforementioned is not a negotiation but rather a `numerical standard.'
55
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 4
1 Reed Finley:
2 • Chipotle fully intends to comply with storm water best management practices and whatever
3 approach is necessary for compliance with these practices will be implemented for the project.
4
5 Commissioner Watt:
6 • His intent is to make the applicant aware that the preliminary SUSMP of attachment 6 of the staff
7 report has some `shortcomings' with regard to BMPs that may affect the project and outcome
8 thereof such that when the final SUSMP is completed it may drive the site design to change.
9 Would caution the applicant that this may become a potential issue.
10
11 Planning Director Stump:
12 • The DZC requires the entrance be on the street corner and this is reflective and in keeping with
13 the traditional old buildings in the downtown for buildings having two storefronts. Walgreens has a
14 corner entrance. The secondary entrance leads directly from the parking lot.
15 • Related to the matter of providing for permeable paving would have to defer to the applicant. The
16 DRB did ask for permeable paving; however, it was determined that permeable paving was not
17 necessary as provided for in the Storm Water Mitigation Plan. It may be that some modifications
18 will be necessary in order to more appropriately `fine-tune' the Storm Water Mitigation Plan.
19 Permeable paving was proposed for the sidewalk as shown on the site plan but determined
20 inappropriate and has been removed as part of the project plans.
21 • Bike racks are required and provided for in Condition of Approval#34.
22 • Should the site design have to change as a result of modifications to the SUSMP when finalized
23 to accommodate increased size of rain gardens or provide for permeable paving it is possible to
24 eliminate a parking space or two to address this issue since the project is over-parked and this
25 provides for some flexibility at the building permit stage. Is of the opinion there would the
26 opportunity to do some fine-tuning with regard to drainage and drainage improvements for the
27 project.
28
29 Commissioner Watt:
30 • Additionally, noted some of the BMPs selected require geotechnical analysis. While the location
31 of the rain gardens have been recognized, geotechnical analysis may indicate they need to be
32 further from the building.
33 • The site was formerly a gas station and while not sure if this is an issue or not there may be
34 contamination such that rain gardens are not appropriate for use in areas of contamination and
35 would advise when the final SUSMP is completed that any reports from the gas station clean-up
36 be considered in the design of the rain gardens.
37
38 Dan Thomas, Property Owner and Applicant:
39 • Has worked for years to make the Chipotle parcel part of the Pear Tree Center property for
40 access purposes and/or other beneficial reasons without success and this is primarily because no
41 mutual consent/agreement has ever been reached between all the tenants in connection with
42 their corresponding long term leases for the buildings and existing parking lot in the Pear Tree
43 Center that would allow this to happen. The Chipotle property is not part of Pear Tree Center. The
44 best that can be done in terms of providing access between the Pear Tree Center and the
45 Chipotle site is the proposed connecting pathway as shown on the site plans.
46 • Acknowledged the Pear Tree Center parking lot that abuts the Chipotle site is
47 underutilized/vacant most of the time except during the holiday shopping season and/or when
48 sales are occurring in stores in Pear Tree Center.
49
50 Chair Whetzel:
51 • A parking space could be eliminated to allow for bike parking.
52 • Would be nice if Chipotle could utilize the parking lot that is rarely used in the Pear Tree Center
53 that abuts the Chipotle site as discussed above.
54 • If the project was not subject to the DZC regulations would Chipotle designed the lot differently?
55
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 5
1 Commissioner Hilliker:
2 • It is likely the unused parking lot in the Pear Tree Center will get used particularly with the
3 pedestrian access route through the Redwood Trees that will be provided with the proposed
4 project.
5 • It is important that pedestrians have safe pathways of travel and appropriate ADA ramp facilities
6 to the restaurant on all site perimeters and referred particularly to that section of the site plans
7 where Perkins Street will be widened.
8 • Asked what will occur if the City asks for 10 feet of the lot for the widening of Perkins Street?
9
10 Planning Director Stump:
11 • Public Works will make certain pedestrian pathway facilities are safe and accessible for
12 handicapped persons particularly for the widening of Perkins Street project.
13 • Confirmed the dedicated 10 feet of public right-of-way has been in place for many years so when
14 the Chipotle project came forward the applicant was aware of the 10-foot right-of-way for the
15 Perkins Street widening project such that the design/layout of the building and site took into
16 consideration this designated right of way. With the upcoming widening of Perkins Street project
17 the applicant would not be required to make the necessary curb, gutter and sidewalk
18 improvements only to be removed with the widening project where the applicant will make a
19 financial contribution for these street improvements to be completed in the future.
20
21 Reed Finley:
22 • It is unlikely the lot would have been designed differently. As designed, the project is a good fit for
23 the lot.
24
25 Don Fletcher:
26 • Asked about the timeframe for the widening of Perkins Street.
27
28 Planning Director Stump:
29 • The Perkins Street widening project could take place anywhere from one to three years where the
30 property owner will be required to make a financial contribution for when it is time to make the
31 necessary street improvements.
32 • Related to the project having issues and noted nearly every project applying for a building permit
33 that is reviewed by the Planning Commission is not exactly the same in terms of what was
34 approved because construction problems do happen where it is staff's job to make certain the
35 project is in substantial conformance with what the Commission approved. As such for this project
36 and the issue with the preliminary SUSMP, it may be that a parking space or two will have to be
37 eliminated to accompany rain gardens for compliance with onsite drainage requirements.
38
39 Dan Thomas:
40 • Acknowledged the project had some issues that needed to be worked out and particularly
41 referenced the issue of drainage and compliance with the LID standards that were recently
42 adopted by the City.
43 • Will make the design modifications to the project that may be necessary in order to comply with
44 Ukiah's Phase I Storm Water Permit and the LID Technical Design Manual whether it requires
45 having to increase the size of the rain gardens or provide for permeable paving, etc.
46
47 Commissioner Watt:
48 • The reason he has called attention to the matter of the storm water drainage system plan for the
49 project is because the City has a storm water permit with the State that requires the assurance on
50 the part of the City that development projects of a certain type comply with the LID standards in
51 the permit the City has coverage under. The City chose to adopt a policy from the City of Santa
52 Rosa as their method of ensuring compliance.
53 • Does not support either of the proposed color palates.
54
55 PUBLIC HEARING CLOSED: 6:53 p.m.
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 6
1 There was Commission/staff discussion concerning the pedestrian pathway where the Redwood Trees
2 are located and the concern for protection of the root system during construction of the pathway. It was
3 noted the DRB also shared the same concerns when they reviewed the project. The Commission would
4 like to add a condition to make certain the root systems for the Redwood trees are protected during
5 construction.
6
7 There was Commission discussion concerning possibly conditioning the applicant to provide
8 accommodations for low emission/electrical vehicles and the associated fairness/reasonableness in terms
9 of cost to the applicant and what other possible options/measures that can be taken in this regard to
10 assist low emission vehicles.
11
12 Commissioner Christensen:
13 • Does not want to see parking stalls eliminated that might compromise parking for the project but
14 would be okay with dedicating one parking space to be used for bicycle parking.
15
16 Planning Commission:
17 • Accepts staff's findings/analysis regarding the three project exceptions requested.
18 • Added the following conditions of approval:
19 #39 The existing redwood trees and their root systems located on the adjacent parcel shall be
20 Protected during construction of the pedestrian path and all other phases of construction.
21 #40 One of the vehicle parking spaces in close proximity to the west entrance to the
22 restaurant shall be dedicated and used for bicycle parking. Prior to final inspection and
23 the grant of occupancy, bicycle parking racks shall be installed in the chosen vehicle
24 parking space area to accommodate bikes.
25 #41 Prior to final inspection and the grant of occupancy, two Low Emission Vehicle parking
26 signs shall be posted on two of the vehicle parking spaces to encourage the use of low
27 emission vehicles.
28 • The majority of the Commissioner's prefer the two-tone dark brown with accent color palate.
29 • It may be the empty parking lot next door will get more use.
30 • It may be changes will have to be made to the site plans for project compliance with the LID
31 Manual standards.
32 • Likes the project and supports approval.
33 M/S Watt/Hilliker to approve Chipotle Mexican Grill Restaurant Site Development Permit (File 940-SDP-
34 PC)with the Findings in attachment 1 and subject to the Conditions of Approval in attachment 2 and with
35 the added conditions as referenced above. Motion carried (4-0).
36
37 10. PLANNING DIRECTOR'S REPORT
38 Planning Director Stump gave a report/update of upcoming Planning Commission projects, budget for
39 FY 2015-16, City Council decisions concerning planning projects and/or other planning related
40 plans/projects.
41
42 Commissioner Watt asked about the status of a housing project south of Ukiah.
43
44 Planning Director Stump noted the aforementioned project is in the Countyjurisdiction.
45
46 Commissioner Hilliker asked about during the electrical undergrounding of utilities on Perkins Street if
47 consideration is also given to drainage on this street since it frequently floods when it rains heavily.
48
49 Planning Director Stump noted Public Works has made some improvements to drainage on Perkins
50 Street.
51
52 Commissioner Christensen asked about the ownership of the property located at 534 E. Perkins that is
53 the subject of an upcoming Zoning Administrator project to allow a parking lot, new trees, and a new
54 sidewalk to connect the existing hospital with the Pear Tree Center.
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 7
1 Planning Director Stump confirmed Pear Tree Center owns the property.
2
3 11. PLANNING COMMISSIONERS' REPORT
4
5 12. ADJOURNMENT
6 There being no further business, the meeting adjourned at 7:23 p.m.
7
8
9 Cathy Elawadly, Recording Secretary
10
11
12 SITE DEVELOPMENT PERMIT FINDINGS
13 TO ALLOW THE CONSTRUCTION OF A CHIPOTLE MEXICAN GRILL RESTAURANT
14 AT 596 EAST PERKINS STREET, UKIAH
15
16 The following findings are supported by and based on information contained in this staff report, the
17 application materials and documentation, and the public record.
18
19 1. The proposed Chipotle Mexican Grill Restaurant project, as conditioned, is consistent with the
20 goals and policies of the General Plan as described in Table 1 of the staff report.
21
22 2. The proposed Chipotle Mexican Grill Restaurant project, as conditioned, and with the requested
23 exceptions supported, is consistent with the Zoning Ordinance as described in Table 2 of the staff
24 report.
25
26 3. The location, size and intensity of the proposed Chipotle Mexican Grill Restaurant would not
27 create hazards to vehicular or pedestrian traffic because the traffic study for the project revealed
28 that the vehicle traffic generated by the project would not significantly erode the levels of service
29 of adjacent streets.
30
31 4. Based on the findings and conclusions contained in the Focused Traffic Study, prepared by
32 Whitlock & Weinberger Transportation, Inc., it is found that the proposed access and circulation
33 design for the project site is adequate and will not adversely impact the public's health, safety and
34 general welfare.
35
36 5. The Chipotle Mexican Grill Restaurant would be constructed on a vacant lot in a densely urban
37 area and would not create conflicts or create hazardous or inconvenient conditions because its
38 design has been guided by the City General Plan, a professional traffic study, LID storm-water
39 elements, the Downtown Zoning Code, and the Ukiah City Code.
40
41 6. The Chipotle Mexican Grill Restaurant project would not remove any existing landscaping and
42 would provide ample landscaping to meet the requirements of the Ukiah City Code.
43
44 7. The Chipotle Mexican Grill Restaurant project would not cut out light and air on the property, or
45 on the property in the neighborhood; nor will it hinder the development or use of buildings in the
46 neighborhood, or impair the value thereof, because it would be a small single story structure with
47 ample yard setbacks to the adjacent building to the north. No existing buildings are located
48 adjacent to the west, east or south.
49
50 8. The project will not destroy any natural land features or creeks because none exist on the site,
51 and no trees must be removed from the property.
52
53 9. The design of the Chipotle Mexican Grill Restaurant project was reviewed by the City Design
54 Review Board twice and after a number of modifications requested by the Board were
55 incorporated into the project, the Board voted unanimously to recommend approval of the project.
56
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 8
1 10. The project is compatible with surrounding land uses and would not be detrimental to the public's
2 health, safety and general welfare because the site is located in an area with a mix of commercial
3 land uses including other restaurants; would not create new traffic issues; would not adversely
4 impact pedestrians in the area; and would not conflict with site design and architectural standards
5 for the area.
6
7 11. The project has been reviewed by all City Departments including the Police, Fire and Public
8 Works Departments, and none of these Departments have identified any potential impacts to the
9 public's health, safety or general welfare.
10
11 12. The darker color alternative for the proposed building would provide a more attractive structure
12 because it would blend and harmonize with the existing surrounding development and adjacent
13 Redwood trees better than the white color alternative.
14
15 13. The requested exception for exceeding the number of allowed parking spaces (8 allowed, 20
16 proposed) is deemed reasonable and appropriate for the following reasons: 1) There is no on-
17 street parking on the two streets fronting the project site; 2)While there are parking spaces in the
18 adjacent Pear Tree Shopping Center, these spaces are intended for use by the commercial
19 developments within the center and there is no guarantee these spaces would be available for
20 Chipotle restaurant customers; and 3) The proposed parking is located behind the proposed
21 building and would be shielded from view by the building, which is consistent with the intent of the
22 Downtown Zoning District.
23
24 14. The requested exception to build a single-story structure rather than the required two-story
25 structure is reasonable and appropriate because there are no two-story structures in the area and
26 a two-story Chipotle Mexican Grill would appear overwhelming and out of character with existing
27 commercial development in the area. Additionally, the subject parcel is one of the first parcels on
28 the eastern end of the Downtown Zoning Code area, and a two-story building at this location
29 would appear abrupt and would not allow for a smooth transition to taller buildings in the historic
30 downtown.
31
32 15. The requested exception from the requirement to build across 70% of the East Perkins Street
33 frontage is reasonable and appropriate because the parcel is small and to do so would eliminate
34 one of the access/egress points and preclude compliance with landscaping requirements, which
35 would make the project infeasible.
36
37 16. The proposed project would not have a significant impact on the environment and is exempt from
38 the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines
39 Section 15303, Class 3—New Construction of small structures and detailed in this Staff Report.
40
41 SITE DEVELOPMENT CONDITIONS OF APPROVAL
42 TO ALLOW THE CONSTRUCTION OF A CHIPOTLE MEXICAN GRILL RESTAURANT
43 AT 596 EAST PERKINS STREET, UKIAH
44
45 1. Approval is granted to allow construction of an approximate +/- 2,378 square foot Chipotle
46 Mexican Grill restaurant as shown on the plans date stamped April 30, 2015 and the LID Site
47 Plan contained in the Preliminary SUSMP dated May 12, 2015.
48
49 2. Plans submitted for a building permit shall be in substantial conformance with the plans
50 conditionally approved by the Planning Commission and shall include the dark brown color
51 alternative.
52
53 3. Construction hours 7:00 a.m. to 7:00 p.m. Monday through Friday. Saturday 9:00 a.m. to 4:00
54 p.m., unless specifically approved by the Public Works Director. Construction is prohibited on
55 Sundays and holidays recognized by the City of Ukiah, unless approved by the Public Works
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 9
1 Director. Interior construction is exempt from these hours provided that construction noise is not
2 audible at the project property lines.
3
4 4. On plans submitted for a building permit these conditions of approval shall be included as notes
5 on the first sheet.
6
7 From the Building Official
8
9 5. A Geotechnical Report is required.
10
11 6. An approval letter from Mendocino County Environmental Health is required for the commercial
12 kitchen prior to the issuance of the building permit.
13
14 7. The plans will need to show compliance with the nonresidential requirements within the California
15 Green Building Standards Code which include but are not limited to: storm water pollution
16 prevention, bicycle parking, clean air/vanpool/EV parking stall, light pollution reduction, grading
17 and paving, indoor and outdoor water use, primary exterior door is protected with 4 foot overhang
18 or awning, construction waste management plan to recycle > 50%, maintenance and operations
19 manual, finish material pollution control (low VOC's), and exterior noise transmission.
20
21 8. An accessible path of travel to the trash enclosure is required.
22
23 9. A urinal is required in the men's restroom.
24
25 10. Each type of seating in the restaurant is required to be accessible, so that if bar seating is
26 provided then a portion of that type of seating will need to be accessible.
27
28 From the Fire Marshal: No Comments submitted
29
30 From the Police Department: No Comments submitted
31
32 From the Public Works Department
33
34 11. The project triggers requirements of the LID Technical Design Manual, and a Preliminary SUSMP
35 has been received. We request that the property owner or developer sign and date the
36 acknowledgement section of Page 6 of the Determination Worksheet.
37 12. Prior to construction of site improvements, a final grading and drainage plan, and an erosion and
38 sediment control plan, prepared by a Civil Engineer, shall be submitted for review and approval
39 by the Department of Public Works. The plan shall include the detailed design of the proposed
40 storm water best management practices (BMPs). Drainage improvements shall be in compliance
41 with the City of Ukiah's Phase I Storm Water Permit and the Low Impact Development Technical
42 Design Manual (LID Manual). A final drainage report and Standard Urban Storm Water Mitigation
43 Plan (SUSMP) shall be provided to support the design of the proposed drainage system.
44 13. The project engineer shall provide direct oversight and inspection during project construction, with
45 special attention to implementation of best management practices for sediment and erosion
46 control, and the proper grading, installation, and landscaping of the storm water BMPs. Upon
47 completion of the work, a report shall be submitted by the project engineer to the Department of
48 Public Works stating that the improvements have been completed in accordance with the
49 approved plans and conditions of approval, shall function as intended, and all areas have been
50 permanently stabilized to prevent sediment and erosion.
51 14. Maintenance and inspection of all post-construction best management practices (BMPs) are the
52 responsibility of the property owner. In accordance with the LID Manual, a legally binding, signed
53 maintenance agreement approved by the City of Ukiah is required for the proposed storm water
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 10
1 treatment planters and all post-construction BMPs, and shall be recorded prior to final approval of
2 the building permit.
3 15. Sidewalk and driveway improvements within the street right-of-way shall be designed to meet accessibility
4 requirements. Prior to construction,improvement plans shall be prepared by a Civil Engineer and approved
5 by the Department of Public Works for all improvements within the street rights-0f-way. Public sidewalks
6 located outside of the street right-of-way will require a sidewalk easement dedicated to the City.
7 16. Any existing curb,gutter and sidewalk in disrepair adjacent to the subject property shall be repaired.
8 Abandoned driveway approaches and curb openings shall be removed. All work shall be done in
9 conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer.
10 17. As directed by the City Engineer,construction of final Perkins Street frontage improvements may be deferred
11 until the Perkins StreeUOrchard Avenue intersection widening is completed,in which case frontage
12 improvements would be constructed by the City. Prior to issuance of the building permit,applicant shall pay to
13 the City the approved Engineer's Estimate of cost for deferred improvements for Pericins Street curb,gutter,
14 sidewalk,driveway,and comer ramp fronting the subject property.
15 18. All work within the public right-of-way shall be performed by a licensed and properly insured
16 contractor. The contractor shall obtain an encroachment permit for work within this area or
17 otherwise affecting this area. Encroachment permit fee shall be $45 plus 3°/o of estimated
18 construction costs.
19 19. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and tested,
20 and repaired or replaced if required. Sewer connection fees shall be paid at the time of building
21 permit issuance.
22 20. Capital Improvement fees for water service are based on the water meter size. A fee schedule
23 for water meter sizes is available upon request. Additionally, there is a cost for City crews to
24 construct the water main taps for the proposed water services to serve the project.
25 21. Irrigation services shall have approved backflow devices.
26 22. Pursuant to the recommendation contained in the submitted traffic study, the driveway onto East
27 Perkins Street shall be signed for right turns only so that outbound motorists would avoid conflicts
28 with the queues that often form in the eastbound left-turn lane on East Perkins Street.
29 From the Mendocino County Environmental Health Department
30 23. Prior to the commencement of construction, the applicants shall submit for review and approval a
31 complete set of plans for a new food facility with manufacture's material and equipment technical
32 specification sheets, a proposed food menu and a major plan review fee for a permanent food
33 facility.
34 From the Mendocino County Air Quality Management District
35
36 24. The applicants are encouraged to consider the installation of a metered or unmetered electric
37 vehicle charging station.
38
39 From the City Electric Utility Department
40
41 25. The applicants shall comply with all the requirements listed in the Electric Utility Department
42 Memorandum from Jimmy Lozano, dated May 5, 2015 and included in attachment 7.
43 Standard Conditions
44
45 26. No permit or entitlement shall be deemed effective unless and until all fees and charges
46 applicable to this application and these conditions of approval have been paid in full.
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 11
1
2 27. The property owner shall obtain and maintain any permit or approval required by law, regulation,
3 specification or ordinance of the City of Ukiah and other Local, State, or Federal agencies as
4 applicable. All construction shall comply with all fire, building, electric, plumbing, occupancy, and
5 structural laws, regulations, and ordinances in effect at the time the Building Permit is approved
6 and issued.
7
8 28. All conditions of approval that do not contain specific completion periods shall be completed prior
9 to building permit final.
10
11 29. This Site Development Permit may be revoked through the City's revocation process if the
12 approved project related to this Permit is not being conducted in compliance with these
13 stipulations and conditions of approval; or if the project is not established within two years of the
14 effective date of this approval.
15
16 30. Except as otherwise specifically noted, the Site Development Permit shall be granted only for the
17 specific purposes stated in the action approving the Site Development Permit and shall not be
18 construed as eliminating or modifying any building, use, or zone requirements except to such
19 specific purposes.
20
21 31. The project shall comply with the following requirements to reduce air quality impacts related to
22 project construction:
23
24 32. All grading shall comply with Mendocino County Air Quality Management District Rule 1-430,
25 Fugitive Dust Emissions.
26
27 A. All activities involving site preparation, excavation, filling, grading, road construction, and
28 building construction institute a practice of routinely watering exposed soil to control dust,
29 particularly during windy days.
30
31 B. All inactive soil piles on the project site shall be completely covered at all times to control
32 fugitive dust.
33
34 C. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
35 gusts)exceed 25 miles per hour.
36
37 D. Adjacent roadways exposed to dust, dirt, or other soil particles by vehicles tires, poorly
38 covered truck loads, or other construction activities shall be cleaned each day prior to the end
39 of construction activities using methods approved by the Director of Public Works/City
40 Engineer.
41
42
43 33. All lighting shall comply with the following requirements:
44
45 ➢ International Dark Sky Association approved fixture or equivalent;
46 ➢ Design compatible with the structures on the site.
47 ➢ Downcast, full cutoff fixture(s);
48 ➢ Pole height similar to any existing poles.
49 ➢ No light impacts or spill-over to adjacent properties.
50
51 34. Prior to the grant of occupancy, a minimum of 4 bicycle racks shall be installed in close proximity
52 to the entrance to the restaurant. Additional bicycle racks are strongly encouraged.
53
54 35. Prior to the issuance of a grading or building permit, a Final Landscaping Plan shall be submitted for
55 review and approval by the Planning Director or designee. Installation shall be completed prior to the
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 12
1 Certificate of Final Occupancy unless the Director determines that an alternate planting schedule
2 would be more favorable to the plants. No lawn/turf shall be permitted.
3
4 36. All required landscaping shall be properly maintained to insure the long-term health and vitality of the
5 plants, shrubs and trees. Proper maintenance means, but is not limited to the following:
6 a. Regular slow, deep watering when feasible. The amount of water used shall fluctuate according
7 to the season, i. e., more water in summer, less in the winter.
8 b. Additional watering shall occur during long periods of severe heat and drying winds, and reduced
9 watering shall be used during extended periods of cool rainy weather.
10 c. Fertilizer shall only being used on trees during planting. Shrubs may receive periodic fertilizer
11 according to the recommendations of a landscaping professional.
12 d. Weed killers shall not be used on or near trees.
13 e. The tree ties and stakes shall be checked every six months to ensure they do not constrict the
14 trunks and damage the trees.
15 f. Tree ties and stakes shall be removed after 1 to 3 years to ensure they do not damage the trunk
16 of the tree and its overall growth.
17 g. Any tree that dies or is unhealthy due to pests, disease or other factors, including vandalism, shall
18 be replaced with the same or similar tree species, or an alternative species approved by the
19 department of Planning and Community Development.
20 h. All trees shall be properly pruned as appropriate. No topping cuts shall be made. All pruning shall
21 follow standard industry methods and techniques to ensure the health and vitality of the tree.
22 i. Failure to comply with the requirements listed above could result in revocation of the Site
23 Development Permit.
24 37. The applicants shall submit a Final Sign Program that includes the designs, samples of materials
25 and colors for all signs proposed to be installed on the subject property to the Planning
26 Department for determination of consistency with the approved Sign concept. For the project.
27 The Director may approve minor deviations or modifications to the approved signs compatible
28 with and in substantial conformance with the overall design.
29
30 38. This approval is contingent upon agreement of the applicant and property owner and their agents,
31 successors and heirs to defend, indemnify, release and hold harmless the City, its agents, officers,
32 attorneys, employees, boards and commissions from any claim, action or proceeding brought against
33 any of the foregoing individuals or entities, the purpose of which is to attack, set aside, void or annul
34 the approval of this application. This indemnification shall include, but not be limited to, damages,
35 costs, expenses, attorney fees or expert witness fees that may be asserted by any person or entity,
36 including the applicant, arising out of or in connection with the City's action on this application,
37 whether or not there is concurrent passive or active negligence on the part of the City. If, for any
38 reason any portion of this indemnification agreement is held to be void or unenforceable by a court of
39 competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
40
41 39. The existing redwood trees and their root systems located on the adjacent parcel shall be protected
42 during construction of the pedestrian path and all other phases of construction.
43
44 40. One of the vehicle parking spaces in close proximity to the west entrance to the restaurant shall be
45 dedicated and used for bicycle parking. Prior to final inspection and the grant of occupancy, bicycle
46 parking racks shall be installed in the chosen vehicle parking space area to accommodate bikes.
47
48 41. Prior to final inspection and the grant of occupancy, two Low Emission Vehicle parking signs shall be
49 posted on two of the vehicle parking spaces to encourage the use of low emission vehicles.
50
51
52
MINUTES OF THE PLANNING COMMISSION June 24, 2015
Page 13
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
plannin�@cityofukiah.com
- ���—�----� (707)463-6203
DATE: July 22, 2015
TO: Planning Commission
FROM: Michelle Johnson, Assistant Planner
SUBJECT: Request for approval of a Major Use Permit to allow the construction of a single-
family residence, pool and attached garage at 315 Janix Drive, APN 001-040-73.
Major Use Permit No. 707
RECOMMENDATION
Staff recommends that the Planning Commission 1) Adopt the recommended Mitigated Negative
Declaration based on the draft findings-Mitigated Negative declaration in attachment 1; and 3) Approve
the Major Use Permit based on the conclusion of Staff's analysis in draft finding-Major Use Permit
attachment 2; and draft findings-Conditions of Approval attachment 3.
BACKGROUND
The subject parcel is part of the Hull/Piffero subdivision that underwent detailed land use and
environmental planning and was approved by the City Council in 2001. A primary issue associated with
that project was potential visual impact, in response a set of visual simulations were prepared to
determine what the future homes in the subdivision would look like. It was assumed that each future
house would be limited to one-story and designed to conform as best it could to the natural slope. Since
that time four homes have been approved by the Planning Commission and in each case the visual
simulations were used to determine if the proposed homes were in substantial conformance with what
was assumed for build-out of the subdivision.
In 2007, a similarly designed home to the proposed Hull residence was approved by the Planning
Commission. It was determined that it was in substantial conformance with the previously submitted
visual simulations, and its development would not have an adverse impact on the health, safety or
general welfare of the public. Staff believes that the currently proposed residence similarly is in
substantial conformance with the previously submitted visual simulations, and its development, if
conditioned properly would not have an adverse impact on the health, safety or general welfare of the
public.
Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
SETTING
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The subject property is approximately 5.96 acre and located on the previously approved Hull-Piffero
subdivision. The parcel is surrounded by the following uses:
• North: RH-1 (Single Family Residential-Hillside)
. East: RH-1 (Single Family Residential-Hillside)
• South: RH-1 (Single Family Residential-Hillside)
. West: RH-1 (Single Family Residential-Hillside)
PROJECT DESCRIPTION
An application has been received from the property owner, Jared Hull requesting Planning Commission
approval to allow the construction of a 1,997 square foot single-family residence; 250 square foot pool
with a 795 square foot attached garage (see attachments S and 11; Project Description and Project
Plans).
The project is situated on Parcel 2 (5.96 acres) of the previously approved Hull-Piffero subdivision
January 16, 2002. The single-story residence will consist of wood frame construction, and concrete slab
floors. The total building footprint, pool, driveway and parking would cover approximately 10.7% of the
Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
parcel. The remainder of the property would be left in its natural state, except for the planting of
additional native landscaping.
The proposed residence is designed to slope with the natural topography of the hillside in order to reduce
the structures visibility from the valley. Selected exterior materials will be stucco and a metal roof;
surfaces will be earth tone colors to blend in to the hillside;surfaces will be muted in color.
Conduits for electrical and telephone services to the house would be extended from existing utility stubs.
These conduits currently extend from transmission lines along West Standley Street to utility stubs near
each of the home sites approved as part of the Hull-Piffero subdivision.
With respect to sewage disposal, wastes from the residence will be routed to a septic tank, with effluent
materials being separated and piped to the main effluent line that will connect with the City-maintained
sewer main located adjacent to West Standley Street. It is anticipated that the structure will be partially
constructed on cut pads, with cuts of 10 feet in depth or less. In addition there will be some filling done to
create adequate building space. All cuts will be supported by structurally designed and engineered
retaining walls. The site is accessed by an existing private asphalt paved roadway, with the building site
being situated adjacent to an existing graveled roadway turnout.
Design Review Board (DRB) Review: The City Code �
does not require the Design Review Board to review � ���
and make recommendations to the Planning N � �
Commission on Use Permit applications; however, in �,w�,� �
an effort to seek the design expertise of the Design -. :�:,,:,�, ,�% �
JI:9�,� . �1_i
Review Board, staff deviated from past practices and � �' PBrcei ?
1l�L5.iXJWn'AC�C�.�i9s�,'J_.Fl, I
asked the DRB to review and comment on this , ' �<.��:�o�ou���,���, �
application to assist staff and the Planning l� � �� ��". �����
Commission in reviewing the proposal. The Design (r,�. r�"��+��� � �
Review Board reviewed the Project March 12, 2015 ��i�� ' a�:��� k�
�;�
and April 09, 2015. At the meeting, the DRB was { \��� a� -�t �PeC ,_— ��
supportive of the proposed single family residence .. � s
on Janix Drive in the western hillside area; and PROAOSEO ��
� PRUJECT �' ti ! _r<<U>s�_
approved the Project (5-0); (see attachment 10; DRB - " �J5e i
Minutes Excerpt). �. � i
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Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
PROJECT ISSUES
Visual Quality: The scenic beauty qualities of the western hillside are recognized in the 1995 Ukiah
General Plan, which cites the contributions that the tree-studded hills make to the rural setting of the
City and to the overall qualities of life. Aesthetic impacts would be significant if the project resulted in
obstruction of any scenic view or vista open to the public, damage to significant scenic resources within
a designated State scenic highway, creation of an aesthetically offensive site open to the public,
substantial degradation to the existing visual character or quality of the site and its surroundings, or
creation of new sources of light or glare that would adversely affect day or flight time views in the area,
including that which would directly illuminate or reflect upon adjacent property or could be directly
seen by motorists or persons residing,working or otherwise situated within sight of the project.
The Ukiah General Plan Open Space/Conservation Policies direct that development be sited and
designed to minimize impacts on views from the valley and Highway 101, and that clearings for roads
and buildings be sited in the least visible and ecologically damaging locations possible. Field review of
the project site from the Highway 101 corridor and other viewing points reveal that the subject property
will be visible from many vantage points in the southern half of the City. However the proposed
residence has been designed and sited to reduce its visibility.
GENERAL PLAN CONSISTENCY
Introduction:The Ukiah General Plan is a broad community statement about how the City will grow and
develop in the future. It seeks to conserve and protect the natural features of our area, while at the
same time direct and accommodate industrial, commercial, recreational, and residential development.
It's a document that attempts to balance conservation and growth in a reasonable and logical way with
the underlying purpose of preserving what is special about Ukiah, and fulfilling the Vision Statement
articulated at the beginning of the Plan.
The General Plan does not disallow subdividing land and developing single-family residences on the
western hillsides. In fact it acknowledges and anticipates rural residential subdivision and development
of parcels in the Hillside Zoning District. The Plan clearly seeks to make sure that development in this
sensitive and important area of the community is done in a way that does not destroy the beauty of the
hillside or threaten the existing residential properties at its base.
Similarly, the Plan seeks to protect the prime agricultural land to the east of the City. It recognizes this
resource as a key component of the beauty of the area, and a true defining factor of the local quality
of life. The western hillside and the eastern agricultural lands frame the City and provide the rural
setting that makes Ukiah a special rural City north of the crowded and more urban Sonoma County.
To successfully balance the objective of conserving our natural resources and accommodating
development, the Plan envisions the build out of vacant land within the city, and the restoration of
creeks, development of new parklands, the establishment of an invigorated urban forest, and the
maintenance of good air quality. The majority of new residential development was envisioned in and
around the urban core in an attempt to infill the last remaining vacant parcels rather than encourages or
force development towards the agricultural lands or sensitive hillside areas.
Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
The General Plan contains specific goals and policies that serve to shape development in the hillside
district to ensure that it does not cause visual impacts, geologic instability, degrade water quality, or
severely strain public services.The goals and policies are intended to ensure that development that does
occur in the sensitive hillside area conform to the underlying vision of the Plan, and successfully balance
the needs for housing with the desire to protect and conserve the rural lands that frame our compact
City and help create our unique quality of life.
1. The Vision Statement: The General Plan Vision Statement defines Ukiah's desired quality of life. It
contains five components that define what the people in the community want to achieve over the life of
the Plan. These components include establishing a sound, stable, community-based economy that uses
resources wisely; the promoting of community involvement in the decision- making regarding the
further development of the City; the responsible use of resources; ensuring aesthetically pleasing
developments; and having an ecologically sustainable community with a strong sense of itself. The
General Plan goals and policies are designed to support these five components, fulfill the vision
statement, and create the envisioned City.
Project Consistency with the Vision Statement: The primary thrust of establishing a sound and stable
economy is to promote a diversity of local businesses that retain and create new dollars within the
community. It also speaks to encouraging housing in a mix of price ranges to match the income of
residents. While the proposed project does not directly involve commercial development or the creation
of local businesses, it would indirectly support the local construction industry with the proposed site
improvements and development of the future residence. It would also create a new above moderate
income level home, which according to the housing production goals contained in the General Plan
Housing Element is a high priority.
The Responsible Use of Resources component focuses on the preservation and conservation of natural
resources which are the foundation of the financial well-being of our community. These natural
resources include air and water quality and the agricultural lands to the east. It also includes the
conservation of open space, hillsides, stream courses, and indigenous flora and fauna. Through the
environmental review process, it was determined that the proposed project, as mitigated, would not
have a significant adverse impact on air and water quality, plants, animals, open space, the views of the
western hillside, and stream courses. In addition, the careful and managed growth in the western
hillside area could theoretically help to reduce any pressure to develop the agricultural lands to the east.
The Aesthetics in Planning and Development component focuses on conserving and enhancing the
beauty of the area, ensuring aesthetic qualities in the design and construction of the community, and
maintaining the scenic view sheds of the valley. One of the major issues with the environmental
document for the proposed project was the potential impacts the future home would have on the views
of the western hillside area, and whether or not the development would significantly alter or
compromise the natural beauty of this important backdrop to the City. Staff has concluded that the
proposed project as designed and mitigated would not result in significant visual quality impacts.
The Ecologically Sustainable component of the Vision Statement focuses on resource conservation,
minimizing polluting activities, avoiding needless consumption and waste, protecting agricultural lands,
Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
and making Ukiah a leader in the development of responsible resource conserving ways of living and
doing business. The proposed project indirectly fulfills the spirit of this component by including a
number of resource conserving strategies.These include the careful design and site planning to preserve
a large stand of Canyon Oak trees, and limiting soil disruption, and cutting and filling.
2. The Open Space and Conservation Element: The Open Space and Conservation Element has a
number of Goals and Policies designed to conserve open lands, protect natural resources, and balance
development with open space needs.
Project Consistency with the OSC Element: The subject property is zoned for rural single- family
residential development, which is consistent with its Rural Residential General Plan classification. It is
not designated or zoned for Open Space the access road exists on the site so no new road construction
is proposed. The philosophy of the site development has been to minimize disruption of the natural
setting of the property, and to use the topography and trees as integral components of the
"development." The majority of the 5.96-acre parcel will remain undeveloped and function as private
open space. Accordingly, Staff is able to conclude that the proposed project successfully balances rural
residential development with the goals and policies for conservation and protection of natural resources
and open space, and therefore is consistent with the spirit, intent, goals, and policies of the Open Space
and Conservation Element.
3. The Safety Element: The Safety Element addresses fire, flooding, geologic, and seismic hazards. As
stated in the introduction to the Element, it is the primary method of connecting safety to City land use
decisions. The policies contained in the Element require the submittal of technical information early in
the project review process, which helps shape development proposals, streamlines interdepartmental
review, and ensures community safety.
Project Consistency with the Safety Element: Prior to deeming the project materials adequate for
submittal and complete for processing, a considerable amount of technical information was required. In
response to staff's request' for information, particularly hazard related information, the applicants
submitted soils,geotechnical, seismic, and drainage reports.
The information revealed that the proposed project was feasible from a safety standpoint, both in terms
of the property owners and surrounding property owners. Staff is able to conclude that the project, as
deigned and mitigated/conditioned, is consistent with the goals and policies of the General Plan Safety
Element.
4. The Energy Element: The focus of the Energy Element is to encourage the conservation of energy by
promoting alternative methods of transportation, energy efficient mass transit, the use of renewable
energy sources, and increasing the efficiency of energy used within structures. The Element contains
three subsections applicable to the proposed project. These include Land Use, Site Planning and
Landscape Design, and Building Design. The applicable policies include incorporating solar energy
considerations into the design of projects, having buildings designed with the maximum energy
efficiency, and encouraging a 50% landscaping canopy coverage at plant maturity for large parking
areas.
Jared Hull Use Permit for Single Family Residence—Hillside
Use Permit and Site Development
315 Janix Drive/001-040-73
File No:Munis 707
Planning Commission 07222015
Project Consistency with the Energy Element:The proposed project has been sited on an east-west axis
to maximize passive solar exposure.
5. Circulation and Transportation: The Circulation and Transportation Element address the street and
transportation network with an emphasis on the movement of people and products. It acknowledges
that the system of Public Street and roads, both existing and planned, strongly influences the patterns of
land use in the City and surrounding area. The thrust of the Element is to plan for the smooth and
efficient movement of vehicles, bikes and pedestrians throughout the City as the community grows and
develops.
6. The Housing Element: The Housing Element focuses on the shelter needs of the community. It seeks
to conserve existing stable neighborhoods and encourages housing development to meet local housing
needs. It also addresses the quality of the built environment and the promotion of affordable housing.
The Element also contains a Housing Needs Plan and housing production goals for the various income
levels in the community, a profile of the community, and a number of other required components.
Project Consistency with the Housing Element: As noted in the Introduction to the General Plan
consistency analysis, the proposed project is consistent with the Housing Element goals for the
development of above-moderate income level housing. The General Plan encourages maximum
densities in housing development projects, which this project provides on the unique and sensitive
nature of the hillside area.
Staff is able to conclude that the proposed project is consistent with the goals, policies, and spirit of the
General Plan Housing Element.
8. The Community Design Element: The Community Design Element contains a section dedicated to
design guidelines, and then a discussion of the components of design throughout the Valley. The design
guidelines section stresses the desire for quality buildings that relate harmoniously with their
surroundings. The discussion of components of design directs the City to protect its scenic setting as the
pressures to develop the last remaining lands increase. It assumes that hillside development proposals
will increase, and that the main issue will be aesthetic impacts related to grading and insensitive building
and landscape design. The primary goal for the section pertaining to the Ukiah Valley Setting is to
"preserve and enhance the scenic setting of the Ukiah Valley." The two primary policies under this goal
call for the preservation of native riparian vegetation along the creeks, and to encourage an attractive
US 101 view shed.
Project Consistency with the Community Design Element: The aesthetics and visual quality aspects of
the project were evaluated in the environmental review process and reiterated above in the text of this
Staff Report. Staff has concluded that with additional careful planting of native trees, the project would
not have a significant adverse impact on the visual quality of the hillside area.
9.The Land Use Element:The Land Use Element designates the subject property as "RR" (Rural Density
Residential). The lands with this designation are intended to have multiple densities ranging from 1 unit
per acre to 1 unit per 80 acres for very large parcels with extreme constraints. The RR classification
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description states that it applies to single-family residences, residential dwellings on large parcels, and
estate residential lands. The Element contains a number of "Siting Issues" for new parcels or new
construction. These include location, access, design review, maximum density, second dwellings, and
special development issues.
Project Consistency with the Land Use Element: The proposed project does not involve the creation of
new lots, and the proposed rural residential development is consistent" with the "RR" Land Use
Designation. The proposed project is also consistent with the directives contained in the "Siting Issues"
section of the Element for new parcels and new construction. Accordingly, staff is able to conclude that
the proposed project is consistent with the Land Use Element.
10. The Historic and Archaeological Resources Element: As noted in the adopted Mitigated Negative
Declaration, the General Plan contains a map showing areas of Historic and Archaeological sensitivity,
and the subject property does not contain any of these identified areas. The Historic and Resources
Element seeks to protect and preserve cultural resources. For development projects, it encourages an
early consultation and review process with the Northwest Information Center of the California
Archaeological Inventory (NWIC), which would assist the CEQA review process by identifying potential
impacts and mitigation measures.
Project consistency includes the Historic and Archaeological Resources Element: even though the
project site is not within an area designated as one with archaeological or historic sensitivity, the
proposed Mitigated Negative Declaration includes a mitigation measures requiring the applicants, in the
event of a discovery of cultural resources during site preparation activities, to halt work, notify the City
and fund the services of a qualified archaeologist to evaluate the find.
Staff is able to conclude that the project review process is consistent with the process recommended by
the Historic and Archaeological Resources Element.
Ukiah Municipal Airport Master Plan: The Project parcel is located outside the boundaries of the Ukiah
Municipal Airport Master Plan and, therefore, is not subject to the compatibility requirements of the
applicable airport compatibility zone.
ZONING
Proposed Design: The design of the proposed residence differs substantially that the "prototype"
assumed in the 2001 VQA. That prototype was modeled after the Hull residence to the south. Rather
than wrap the entire residence with the topography,the applicants have chosen a different approach in
an attempt to reduce the visibility of the structure. The residence steps down and assumes the natural
slope of the site, which is intended to immediately minimize the bulk of the structure when viewed from
below. The entire structure will use earth tones for the exterior colors and metal roof to reduce
reflectivity and the overall visibility of the structure. The primary structure has also been sited on an
east-west axis to take advantage of passive solar opportunities (see attachment 5; Project Plans, and
attachment 11; revised Site Plan).
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Landscaping: The siting and design of the residence avoids impacting an existing cluster of Canyon Oak
trees to the north. While some grasses and shrubs would be removed to accommodate the
development,the applicants propose to replant the site to have the proposed house appear as though it
were inserted into the natural landscape. No trees would be removed as a result of the development.
The proposed planting schedule includes almost entirely native species (Ceanothus, Mazanita, Canyon
Oak, Douglas Fir, and native grasses).
The approach and philosophy to landscaping differs from the first Hull and Smith projects. The siting of
the structure was chosen to avoid a mature cluster of Canyon Oak trees, it includes a selection of native
trees, shrubs and grasses have been chosen to vegetate the site in key locations.These locations help to
soften the visibility of the development while taking advantage of passive solar opportunities (see
attachment 11; Landscaping Plan).
Soils and Geology: The project site consists of steeply sloping lands that contain a cut and fill pad. The
proposed residence would be constructed directly below and partially on top of this pad, with the bulk
of the house extending down the east-facing slope. This construction is designed to fit with the natural
contours of the site, reducing the amounts of grading, fill, and other site preparation and pad
construction work on the hillside.
According to the Soil Survey of Mendocino County, Eastern Part, and Trinity County Southwestern Part
published by the U.S. Soil Conservation Service, the subject property is underlain by Lookout Peak
Graywacke (LPgw) bedrock, which is composed primarily of sandstone and shale, and has very little
diversity. The Soil Survey also indicates that the predominant soil type in the vicinity of the subject
property is Hopland-Wohly Loam, which occurs on moderate to steep slopes. This soil type is described
as moderately deep and well drained, and runoff is rapid, causing a high hazard for erosion. Steep slopes
exhibit erosion gullies, and landslides are not uncommon.
In order to assess potential impacts to soils and comply with the requirements of the Ukiah Municipal
Code (UMC), the applicants for the Hull-Piffero subdivision submitted a Geotechnical Engineering
Investigation Report(subsurface)for the proposed subdivision. This report, which was prepared by
Thomsen Consulting Engineers, confirms the LPgw bedrock underneath the site, and indicates that soils
above the bedrock range from approximately three (3) feet to ten (10) feet in depth. The report also
identifies a number of existing geologic hazards (landslides) and steep drainages in the vicinity of the
Thomas property, and logically recommends that all construction activities avoid these dangerous areas.
This report also indicates that no subsurface water, seepage, or springs were encountered during the
fieldwork, and concludes that the subsurface materials at the site will provide adequate foundation
support for the proposed residential structures .
The applicants for this project also submitted a Design Level Geotechnical Investigation prepared by PJC
&Associates, Inc. and dated July 17, 2006 (see attachment 7; PJC&Associates Inc.).The report provides
an overview of the regional and site geology/soils, as well as basic information concerning the seismic
conditions of the area. This report concludes that the primary geotechnical consideration in the design
and construction of any structure at this location is the presence of artificial fill and slope stability. The
report also notes that subsurface conditions for the subject property would provide adequate
foundation support for the proposed single-family residence, provided its construction utilizes specific
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measures for grading, clearing the site, providing fill, using pier and block foundations , and regularly
inspecting the work during construction are utilized. It also provides detailed recommendations for the
placement and construction of retaining walls and site drainage. These measures are detailed in the
study and are included as Mitigation Measures 13-26 of the Initial Study and as Conditions of Approval.
Based on this analysis and the mitigation measures recommended in the Initial Study, staff concluded
that the potential adverse impacts to site geology would be reduced to levels that are not significant and
that the structure could be safely constructed on the site.
Hydrology/Drainage: The project site is located in an area with steep slopes that have defined drainage
swales running north and south of the proposed building pad. Based on the potential for adverse
drainage impacts, site hydrology was examined in a hydrology report prepared by Ron Franz, Civil
Engineer, dated October 27, 2006 (see attachment 6; Hydrology Report). In this study, Mr. Franz
identified that the subject property is part of a 6.0-acre drainage area that extends from the steeper
slopes to the west onto the western portion of the project site.
According to the hydrology report, the construction of the proposed residence will not substantially
alter site drainage patterns or cause substantial new sources of surface drainage. However, the report
also notes that new construction activities and building pads could cause adverse erosion levels if not
properly drained through the existing swales. In response to these concerns, the hydrology report
includes calculations on the hydrology of the project and a description of the proposed drainage system
for the residence, which will utilize a combination of drainage pipes and natural .swales to carry surface
drainage from the roofs and building pads into the drainage swale north of the site.
In order to ensure that these measures are implemented during the actual site development and
building construction, and maintained throughout the life of the project, the mitigation measures
require the submittal of a comprehensive erosion .control plan prepared by a registered civil engineer
and approved by the Director of Public Works/City Engineer. This is included as Mitigation Measure No.
25 in the Initial Study, and in the Conditions of Approval for this project.
LOW IMPACT DEVELOPMENT TECHNICAL DESIGN MANUAL: The Project is exempt from the Low Impact
Development Technical Design Manual (LID Manual) adopted by City Council on June 18, 2014. The
Project qualifies as "Size" the proposed project does create or replace a combined total of 1 Acre or
more impervious surface and "Number of Dwellings" the proposed project does not create (4) four or
more dwellings which is exempt from the LID Manual (see attachment 9; Low Impact Development
Technical Design Manual).
ENVIRONMENTAL (CEQA) DETERMINATION: Staff determined that the proposed project was not
exempt from the requirements of the California Environmental Quality Act, and therefore prepared the
required Initial Study of potential environmental impact. Based on this Study, staff has determined that
the project, as mitigated, would not have a significant adverse impact on the environment (see
attachment 4; Mitigated Negative Declaration/Initial Environmental Study). Accordingly, a Mitigated
Negative Declaration is recommended for the project. No comments from the public were received on
the proposed Mitigated Negative Declaration during the formal review period.
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SUMMARY OF FINDINGS: After reviewing the goals and policies of the General Plan, the zoning
provisions for the Hillside District, and other resources, staff has concluded that the proposed home
construction is consistent with these planning and regulatory documents. Staff has also concluded that
the mandatory findings necessary to grant the Use Permit can be made and that conditional approval is
warranted.
The project represents scattered rural residential development that may help to retain vacant
residential land near the urban core for higher density development, and forestall pressure to develop
the agricultural land east of Hwy 101. The General Plan anticipates hillside development, and seeks to
ensure that it does not destroy the visual quality and environmental resources of the western hills while
it theoretically could help to preserve the eastern agricultural lands. Staff's conclusion is that the
applicants have designed a project that together with the adopted and required mitigation measure
program will not destroy the visual quality and environmental resources of the hillside.
Staff believes that the project successfully balances the need for housing with the goals for conserving
the hillside and its sensitive environmental setting.
CONCLUSION: The western hillsides are a very unique and difficult area to develop because of steep
slopes, geologic instability, difficult access, hazardous areas, and other factors. However, the General
Plan anticipated that some of the large parcels could potentially be subdivided and designated them as
rural residential, rather than open space. The Plan set strong parameters for developing this area by
requiring projects to be sensitive to the environmental setting, not result in significant visual impacts,
not cause-soil instability and erosion, and in the end, fulfill the requirements of the Vision Statement, as
well as the goals and policies of the applicable Plan Elements.
It is Staff's conclusion that the project, as mitigated, does meet the spirit of the Vision Statement, and is
consistent with the Goals and Policies of the General Plan. It provides rural residential develop on a large
parcel rather than on vacant flat land closer to the City, which may assist in the ongoing efforts to locate
higher density housing in the denser areas of the City. It also represents what Staff believes is an
underlying theme in the General Plan, which is to provide a mix of housing types while conserving and
protecting the hillside and agricultural lands to the east. Staff believes that the proposed project, as
mitigated, is worthy of approval in the sensitive hillside area, because it has been shaped and honed
through the environmental review process, is not situated on a ridge top, and would result in a low-
density rural residential development on a large parcel where all public services are available.
PUBLIC NOTICE
A notice of public hearing was provided in the following manner as required by the Ukiah
Municipal Code.
• Posted in three places on the project site July 9, 2015
• Mailed to property owners within 300 feet of the project site on July 9, 2015; and
• Published in the Ukiah Daily Journal on July 12, 2015
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As of the writing of this staff report, no correspondence had been received as a result of the
public notice.
DECISION TIMELINE
The proposed project is subject to the requirements of the Permit Streamlining Act (PSA). The
PSA requires that a decision be made on the project within 60 days of the application being
deemed complete. This application was submitted to the Community Development and
Planning Department on January 28, 2015 and was deemed complete on May 28, 2015. As
such, a decision must be made on the project no later than July 27, 2015. The applicant may
request a onetime extension of the decision timeline. The next regularly scheduled Planning
Commission meeting is July 22, 2015.
Attachments
1. Draft Findings Mitigated Negative Declaration;
2. Draft Findings Major Use Permit;
3. Draft Conditions of Approval;
4. Mitigated Negative Declaration/Initial Environmental Study
5. Project Plans submitted by applicant date stamped January 28, 2015; Google Earth
Images date stamped March 05, 2015; Photos;
6. Hydrology Report Ron Franz date stamped November 13, 2014;
7. PJC &Associates Inc. updated January 03, 2013 Geotechnical Report date stamped
January 28, 2015;
8. February 22, 2001 Visual Impact Analysis Plans submitted by applicant date stamped
March 04, 2015;
9. LID-Low Impact Development;
10. DRB Excerpt dated March 12, 2015 and April 09, 2015; and
11. Revised Site Plans submitted by applicant date stamped July 16, 2015; Elevations date
stamped April 02, 2015; Landscaping Plan, Site Plan; Contours date stamped January 28,
2015.
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1 ATTACHMENT 1
2
3 DRAFT FINDINGS- MITIGATED NEGATIVE DECLARATION
4
5 Recommendation for the Adoption of the Mitigated Negative Declaration: The Planning Department's
6 recommendation for the adoption of the Mitigated Negative Declaration prepared for this project is
7 based, in part on the following findings:
8
9 1. Based upon the analysis, findings and conclusions contained in the Initial Study, the project as
10 conditioned does not have the potential to degrade the quality of the local or regional
11 environment;
12
13 2. Based upon the analysis, findings and conclusions contained in the Initial Study, the project will
14 not result in short-term impacts that will create a disadvantage to long-term environmental
15 goals;
16
17 3. Based upon the analysis, findings and conclusions contained in the Initial Study, the project will
18 not result in impacts that are individually limited, but cumulatively considerable; and
19
20 4. Based upon the analysis, findings and conclusions contained in the Initial Study, the project will
21 not, as conditioned, result in environmental impacts that will cause substantial adverse effects
22 on human beings, either directly or indirectly.
23
ATTACHMENT 2
DRAFT FINDINGS-USE PERMIT
Recommendation for the Approval of the Major Use Permit: The Planning Department's
recommendation for approval of Major Use Permit No. 707,to construct a primary dwelling unit on a lot
in the Hillside District, is based, in part, on the following findings:
1.The proposed single family residential development is consistent with the goals and policies of the
Ukiah General Plan because it has been designed with careful consideration and preservation of the
natural features of the site,would not produce adverse visual impacts, would not adversely soils and
the geology of the site, and would not cause unusual erosion or drainage impacts.
2. The dwelling is a residential land use (allowed use) that is consistent with the use and
development standards for the Single Family Residential Hillside Zoning District, including those for
minimum lot size, maximum building height, setbacks to property lines, and on-site parking.
3. The dwelling is designed in a manner that is consistent with the development standards for the
Single Family Residential Hillside Zoning District, including those for building site area, lot width,
setbacks, non-combustible roof materials, water supply and fire hydrants, and the retention of lands
in a natural state.
4.The dwelling is consistent with the Conditions of Approval for Major Subdivision 98-37.
5. The dwelling is compatible with surrounding land uses since it will utilize building materials and
designs that are consistent with the natural setting of the site and compatible with the building
materials on other residential structures already constructed, and will be screened by substantial
vegetation designed to preserve privacy for adjoining property owners.
6.The dwelling unit will not be detrimental to the public's health, safety, or general welfare since its
development, as conditioned, will be consistent with the minimum requirements for construction in
the western hillsides and will utilize standard building methods designed to ensure that they will not
cause landslides, erosion, or other potentially dangerous conditions.
7. The granting of the use permit will cause potentially significant adverse environmental impacts,
but these impacts have been reduced to levels of insignificance with the adoption of project-specific
Mitigation Measures and a Mitigation Monitoring Program, and a Mitigated Negative Declaration
has been adopted for the project.
8. The project will not cause visual quality impacts because it has been designed to "step" down the
hillside, the structure is narrow and is sited on an east-west axis, there are mature native trees
screening the structure, and additional native trees will be planted to further soften the aesthetics
of the structure.
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1 ATTACHMENT 3
2
3
4 DRAFT CONDITIONS OF APPROVAL
5
6
7 CONDITIONS OF APPROVAL: The following Conditions of Approval shall be made a permanent part of
8 Major Use Permit No. 707, shall remain in force regardless of property ownership, and shall be
9 implemented in order for this entitlement to remain valid:
10
11 1. All Conditions of Approval shall be printed on all sets of project plans pertaining to any site
12 preparation work or construction associated with the development of the single-family
13 residence and ancillary structures approved by the Major Use Permit.
14
15 2. All use, construction and the location thereof, or occupancy shall conform to the application and
16 to any supporting documents submitted therewith, including any ma.ps, sketches, or plot plans
17 accompanying the application or submitted by applicant in support thereof.
18
19 3. Any construction shall comply with the "Standard Specifications" for such type of construction
20 now existing or which may hereafter be promulgated by the Engineering Department of the City
21 of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of
22 the Planning Commission such standards shall be met.
23
24 4. In addition to any particular condition which might be imposed; any construction shall comply
25 with all building, fire, electric, plumbing, occupancy, and structural laws, rules, regulations, and
26 ordinances in effect at the time the Building Permit is approved and issued.
27
28 5. Applicant shall be required to obtain arid maintain any permit or approval which is required by
29 law, regulation, or ordinance. Sewer, water, and electric service shall conform to the
30 specifications of the City Department of Public Utility.
31
32 6. Building permits shall be issued within two years after the effective date of the Use Permit or
33 same shall be null and void.
34
35 7. If any use permitted shall cease for six (6) consecutive months, then the right to any Use Permit
36 permitting such use shall terminate and such Use Permit shall be revocable by the granting body
37
38 8. If any condition is violated or if any required approval is not obtained, then the Use Permit
39 granted shall be null and void; otherwise to continue in full force and effect indefinitely until
40 otherwise terminated and shall run with the land.
41
42 9. The approved Use Permit may be revoked through the City's revocation process if the approved
43 project related to the permit is not being conducted in compliance with the stipulations and
44 conditions of approval; or if the project is not established within two (2) years of the effective
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1 date of approval; or if the established use for which the permit was granted has ceased or has
2 been suspended for twenty-four(24) consecutive months.
3
4 10. Except as otherwise specifically noted, any Use Permit shall be granted only for the specific
5 purposes stated in the action approving such Use Permit and shall not be construed as
6 eliminating or modifying any building, use, or zone requirements except as to such specific
7 purposes.
8
9 11. All on-site paving shall be a minimum of 2" asphalt concrete with a 6" aggregate base, or an
10 alternative paving option reviewed by the city Engineer and approved by the City Engineer prior
11 to its installation.
12
13 12. (MITIGATION MEASURE 1)The proposed residence and any future accessory buildings shall be
14 painted subdued earth-tone colors such as shades of greens, dark tans, browns, and similar
15 colors. The final colors selected for the residence shall blend with the surrounding natural
16 environment. Prior to painting any portions of the residence, the applicants shall paint a
17 "swatch" on one of the walls, and call for an inspection by Planning Department Staff. The color
18 shall be in substantial conformance with the color evaluated herein, and shall blend with the
19 surrounding natural environment.
20
21 13. (MITIGATION MEASURE 2) Prior to the issuance of a building Permit, a Final Landscaping Plan
22 shall be submitted for review and approval by the Director of Planning and Community
23 Development or his/her designee. The Final landscaping Plan shall include trees placed in such a
24 manner as to help screen the proposed residence and other components of development (road-
25 cuts, driveways, retaining wall) from the valley below. All required landscaping shall be planted
26 prior to final inspection, and shall be maintained in a viable condition to the satisfaction of the
27 Department of Planning and Community Development. The final Landscaping Plan shall
28 incorporate designs derived from the fire protection concept of defensible space.
29
30 14. (MITIGATION MEASURE 3)The Final Landscaping Plan shall include details regarding the exterior
31 lighting for the residence, garden areas, and walkways. All exterior lighting shall be hooded and
32 down-cast, and shall not shine towards the valley below or skyward.
33
34 15. The applicant shall maintain a mandatory fire-break around each of the residences, which
35 includes the removal and "limbing up" of vegetation.
36
37 16. (MITIGATION MEASURE 4) All future accessory structures shall be designed and constructed to
38 complement the topographic features of the site, and shall be sited in the least visible locations
39 on the subject property.The colors shall blend with the surround natural environment.
40
41 17. (MITIGATION MEASURE 5) the final plans for the proposed residence shall be in substantial
42 conformance in terms of size, height, materials, etc. with the plans evaluated herein.
43
44 18. (MITIGATION MEASURE 6) All existing mature trees on the subject property outside of the
45 building footprint shall be retained unless a professional arborist submits a report to the City
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1 Planning Director indicating that specific trees are dead or diseased. For every one tree
2 removed,two new trees shall be planted in the same general location.
3
4 19. (MITIGATION MEASURE 7) All activities involving site preparation, excavation, filling, grading,
5 road construction, and building construction shall institute a practice of routinely watering
6 exposed soil to control dust, particularly during windy days.
7
8 20. (MITIGATION MEASURE 8) All inactive, soil piles on the project site shall be completely covered
9 at all times to control fugitive dust.
10
11 21. (MITIGATION MEASURE 9) All activities involving site preparation, excavation filling, grading,
12 and actual construction shall include a program of washing off trucks leaving the construction
13 site to control the transport of mud and dust onto public streets.
14
15 22. (MITIGATION MEASURE 10) Low emission mobile construction equipment, such as tractors,
16 scrapers, and bulldozers shall be used for earth moving operations.
17
18 23. (MITIGATION MEASURE 11) All earth moving and grading activities shall be suspended if wind
19 speeds (as instantaneous gusts) exceed 25 miles per hour.
20
21 24. (MITIGATION MEASURE 12) If, during site preparation or construction activities any historic or
22 prehistoric cultural resources are unearthed and discovered, all work shall immediately be
23 halted, and the City notified of the discovery. The applicant shall be required to fund the hiring
24 of a qualified professional archaeologist to perform a field reconnaissance and to develOp a
25 precise-mitigation program if deemed necessary.
26
27 25. (MITIGATION MEASURE 13) Any new cut and fill slopes along the existing access •road
28 necessary for the minor road widening shall match the existing slope gradient. No cut and fill
29 slopes shall exceed 1.5H:1V in gradient and disturbed slopes shall be planted with deep rooted
30 groundcover. All cut and fill slopes shall be mulched and seeded at the completion of
31 construction to the satisfaction of the City Public Works Director/City Engineer.
32
33 26. (MITIGATION MEASURE 14) Areas to be graded for building construction shall be cleared of
34 artificial fills, vegetation, roots, and loose soil containing organic matter. Surface strippings or
35 other soils containing organic materials cannot be used as fill except in landscape areas.
36
37 27. (MITIGATION MEASURE 15) Areas to receive fill flatter than 5H:1V shall be prepared by
38 removing the weak and compressible surface soils as determined by the geotechnical engineer
39 in the field with concurrence by the City Engineer. Prior to placing any fill material, it shall be
40 inspected and approved by the geotechnical engineer, and a report shall be submitted to the
41 City Public Works Department.
42
43 28. (MITIGATION MEASURE 16) The residence shall be supported by drilled concrete cast-in-place
44 pier and grade beam foundation as described in the Design Level Geotechnical Investigation
45 prepared by PJC&Associates, Inc. and dated July 17, 2006.
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1
2 29. (MITIGATION MEASURE 17) Existing fill soil in areas to be constructed with slab-on-grade
3 foundations shall be removed and re-compacted as described in the Design Level Geotechnical
4 Investigation prepared by PJC&Associates, Inc. and dated July 17, 2006.
5
6 30. (MITIGATION MEASURE 18) Any fill placed on slopes steeper than 5H:1V shall be keyed into the
7 existing slope in accordance with the requirements of Chapter 33 of the Uniform Building Code,
8 1997 Edition.
9
10 31. (MITIGATION MEASURE 19) A professional/certified engineer shall routinely inspect all grading
11 work on the project site. Field density tests must be taken during grading in order to evaluate
12 the adequacy of the contractor's work. After grading is completed and the soil engineer has
13 finished the observation of the work; no further excavation or filling shall be done except with
14 the approval of and observation of the soil engineer in consultation with City Public Works
15 Department Staff. The contractor shall be responsible to prevent erosion and water damage of
16 the graded areas and adjoining areas during construction.
17
18 32. (MITIGATION MEASURE 20) All retaining walls shall be designed to resist an active lateral soil
19 pressure of 60 pcf as well as all other design recommendations described in the Design Level
20 Geotechnical Investigation prepared by PJC&Associates, Inc. and dated July 17, 2006.
21
22 33. (MITIGATION MEASURE 21) All final grades shall be provided with positive gradients away from
23 foundations to provide rapid removal of surface water runoff to an adequate discharge point.
24 The use of continuous roof gutters is recommended to accomplish water removal.
25
26 34. (MITIGATION MEASURE 22) Surface drainage around building sites shall be directed into natural
27 watercourses, gullies or swales. The outlets for the bu11d1ng site surface drainage features shall
28 be constructed with riprap material or other lining materials with prior approval by the City
29 Engineer.
30
31 35. (MITIGATION MEASURE 23) The driveway shall be graded with a cross slope of 1% to 2% from
32 the upslope to downslope side. Water shall be directed to flow across the road rather than
33 channeling it into inboard ditches to decrease surface erosion.
34
35 36. (MITIGATION MEASURE 24) Riprap or other lining materials approved by the City Engineer shall
36 be placed at both the entrances and outlets of all culverts to reduce erosion to insignificant
37 amounts. All surface runoff shall be directed around cut and fill slopes with riprap lined ditches
38 or underground pipes to suitable outlets in nearby natural watercourses.
39
40 37. (MITIGATION MEASURE 25) All grading activities on the site shall be conducted consistent with
41 a Grading Plan for all disturbed areas which shall be submitted to the City Public Work
42 Director/City Engineer for review and approval prior to the commencement of any grading
43 activities.
44
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1 38. (MITIGATION MEASURE 26) Prior to any site preparation, excavation, filling, road work,
2 grading, of construction activities, the applicants shall submit, and have approved by the City
3 Engineer; a comprehensive Erosion Control Plan prepared by a Registered Civil Engineer. The
4 comprehensive Erosion Control Plan shall include, but not be limited to the following:
5
6 A. A description of the sequence of construction of the development site stripping and
7 clearing; rough grading; construction of utilities; infrastructure and buildings; and final
8 grading and landscaping. The sequencing shall identify the expected date on which
9 clearing will begin; the estimated duration of exposure of cleared areas, areas of
10 clearing, installation of temporary erosion and sediment control measures, and
11 establishment of permanent vegetation.
12 B. A description of all erosion and sediment control measures necessary to adequately
13 control erosion along the roadway, driveways, home site, and all other areas disturbed
14 as a result of the project.
15 C. Seeding mixtures and rates, types of sod, method of seedbed preparation, expected
16 seeding dates, type and rate of lime and fertilizer application, and the kind and quantity
17 of mulching for both temporary and permanent vegetation control measures.
18 D. Specific measures to ensure no erosion will occur into Gibson Creek.
19 E. Provisions for both short and long-term maintenance of erosion control facilities.
20 F. The City Engineer shall have the authority to require modifications to the submitted
21 Erosion Control Plan that will ensure adequate erosion control.
22 G. Any other elements required by local, State, or Federal law.
23
24 39. (MITIGATION MEASURE 27) The dwelling unit shall be equipped throughout with a fire Sprinkler
25 system that complies with the NFPA 130 Standard or other standards required by the Fire
26 Marshal.
27
28 41. (MITIGATION MEASURE 28) The applicants shall maintain around and adjacent to any such
29 building or structure additional fire protection or firebreak, made by removing excessive brush,
30 flammable vegetation, or combustible growth other than trees for a distance of thirty (30) feet.
31 Grasses and shrubs and other vegetation located within thirty feet (30') of the residence that is
32 less than 18 inches in height above the ground may be maintained where necessary to stabilize
33 the soil and prevent erosion.
34
35 42. (MITIGATION MEASURE 29) Remove that portion of any tree that extends within
36 approximately ten feet (10') of the outlet of any chimney or stovepipe.
37
38 43. (MITIGATION MEASURE 30) Provide and maintain at all times a screen over the outlet of every
39 chimney or stovepipe that is attached to any fireplace, stove, or other device that burns any
40 solid or liquid fuel. The screen shall be constructed of non-flammable material with openings of
41 not more than one-half inch in size.
42
43 44. (MITIGATION MEASURE 31) Disposal, including chipping, burying, burning or removal to an
44 approved disposal facility, flammable vegetation and fuels .caused by site development and
45 construction, road and driveway construction, and fuel modification shall be completed prior to
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1 completion of road construction or final inspection of a building permit, whichever is
2 appropriate.
3
4 45. (MITIGATION MEASURE 32) The roof covering on any structure regulated by this ordinance
5 shall have a minimum class A fire rating. Wood shingles and shakes, including fire retardant
6 treated type, are expressly prohibited.
7
8 46. (MITIGATION MEASURE 33) The residence shall be integrated into the water tank alarm
9 system.
10
11 47. Hours of- construction shall be limited to 7:00 a.m. to 7:00 p.m. Monday through Saturday,
12 except for owner occupied single-family construction which can also occur from 10:00 a.m. to
13 7:00 p.m. on Sunday provided no heavy construction equipment or vehicles are utilized.
14
15 48. Prior to the commencement of grading or other site improvement activities associated with the
16 construction of the dwelling unit and/or accessory structures, the applicant shall prepare and
17 submit a Mitigation Compliance Plan verifying when and how the required mitigation measures
18 will be complied with. The applicant shall fund and/or contract with qualified professionals such
19 as civil and geotechnical engineers and landscape architects and/or specialists to verify
20 compliance with all mitigation measures, and to prepare field reports for submittal to the City.
21
22 The Mitigation Compliance Plan shall also specifically address how the adopted mitigation
23 measures will be successfully implemented over the long term during construction and on an
24 ongoing basis.
25
26 The Mitigation Compliance Plan shall be reviewed and approved by the City Planning Director'
27 prior to the commencement of grading activities. The Director shall have the authority to
28 require changes to the Mitigation Compliance Plan prior to approving it to ensure that it
29 contains a thoughtful and comprehensive strategy for successfully implementing the required
30 mitigation measures in both the short and long term.
31
32 The Mitigation Compliance Plan shall include, but not be limited to the following:
33
34 A. A discussion of how daily logs will be prepared during all site preparation and
35 construction activities detailing how all applicable mitigation measures are complied
36 with.
37 B. A discussion of how contractors will be advised about the required mitigation-
38 measures, and supervised for strict compliance.
39 C. The names of qualified professional monitoring personnel such as civil and geotechnical
40 engineers, botanists, landscape architects, etc. The required professional monitoring
41 personnel shall be retained by the applicants, or by the City at the applicant's expense.
42 D. A list of the required mitigation measures and who will be responsible for implementing
43 and supervising the completion of the measures. The list shall be organized in the
44 following categories:
45 a. mitigation measures required prior to issuance of a grading permit;
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1 b. mitigation measures required prior to issuance of the Building Permit;
2 c. mitigation measures required prior to final inspection and issuance of the
3 permit of occupancy; and
4 d. mitigation measures required on an ongoing basis.
5 e. A timeframe for the submittal of regular status/compliance reports detailing
6 how and when each mitigation measure is complied with, and who inspected
7 and verified the work. The reports shall also describe the effectiveness of the
8 mitigation measures in off-setting the environmental impacts. The City Planning
9 Director shall review and approve the timeframe for the report submittals, and
10 shall be responsible for reviewing, approving, and filing the submitted reports.
11 The timeframe for report preparation and submittal shall be regular enough to
12 provide the City with a comfort level that all required mitigation measures are
13 being implemented and are effective at mitigating the identified environmental
14 impacts.
15
16
17
18
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MITIGATED NEGATIVE DECLARATION/
� INITIAL ENVIRONMENTAL STUDY--
Use Permit 707 Hull Single Family Residence
Ci o Ukiafi
Project Title: Hull Use Permit—Single Family Residence
Major Use Permit No. 707
Lead Agency Name and City of Ukiah Department of Planning and
Address: Community Development
300 Seminary Avenue
Ukiah, CA 95482
Project Location: 315 Janix Drive; APN 001-040-73
Ukiah, Mendocino County, Ca
Project Sponsor's Name and Jarod Hull -
Address: 376 Gobbi Street
Ukiah, CA 95482
General Plan Designation(s): RR (Rural Residential)
Zoning: R1-H (Single Family Residential —Hillside)
Contact Person: Michelle Johnson, Assistant Planner
Phone Number: 707 462-6206
Date Prepared: May 15, 2015
Public Review Period:
PROJECT DESCRIPTION: The project is situated on Parcel 2 (5.96 acres) of the previously
approved Hull-Piffero subdivision January 16, 2002. The project applicant is requesting a Major Use
Permit to allow the construction of a 1,997 square foot single-family residence with a 795 square foot
attached garage. The single-story residence will consist of wood frame construction, and concrete
slab floors. The total building footprint, pool, driveway and parking would cover approximately 10.7%
of the parcel. The remainder of the property would be left in its natural state, except for the planting of
additional native landscaping.
The proposed residence is designed to slope with the natural topography of the hillside in order to
reduce the structures visibility from the valley. Selected exterior materials will be stucco and a metal
roof; surfaces will be earth tone colors to blend in to the hillside; surfaces will be muted in color.
Conduits for electrical and telephone services to the house would be extended from existing utility
stubs. These conduits currently extend from transmission lines along West Standley Street to utility
stubs near each of the homesites approved as part of the Hull-Piffero subdivision.
With respect to sewage disposal, wastes from the residence will be routed to a septic tank, with
effluent materials being separated and piped to the main effluent line that will connect with the City-
maintained sewer main located adjacent to West Standley Street. It is anticipated that the structure
will be partially constructed on cut pads, with cuts of 10 feet in depth or less. In addition there will be
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INITIALSYIJDY/MIIIGAT� NBGATIVED�LARATION
some filling done to create adequate building space. All cuts will be supported by structurally
designed and engineered retaining walls. The site is accessed by an existing private asphalt paved
roadway, with the building site being situated adjacent to an existing graveled roadway turnout.
Surrounding Land Uses/Zoning:
• North: R-1-H South: R-1-H
• East: R-1-H West: R-1-H
Other Public Agencies with Planning Permit or Building Permit Approval Authority:
• City of Ukiah Building Department
• City of Ukiah Public Utilities- Electrical and Waster/Sewer
• City of Ukiah Fire Department
• City of Ukiah Public Works/Engineering
• City of Ukiah Planning and Community Development
Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, as indicated by
the checklist and corresponding discussion on the following pages.
� Aesthetics ❑ Agricultural Resources � Air Quality
❑ Biological Resources ❑ Cultural Resources � Geology/Soils
❑ Hazards &Hazardous Materials � Hydrology/Water Quality ❑ Land Use/Planning
❑ Mineral Resources ❑ Noise ❑ Population/Housing
❑ Public Services ❑ Recreation � Transportation/
Traffic
� Utilities/Service Systems � Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
� I find that although the proposed project could have a significant effect on the environment
there will not be a significant effect in this case because revisions in the project have been
made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION
will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on
City of Ukiah HullSn�e Family Resdence
May 15, 2015 Major Use Pprmit 707
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INITIALS7UDY/MITIGA'f� N�ATIVED�LARATION
attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze
only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided
or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Planner's Signature: Date: May 15, 2015
Planner's Printed Name Michelle Johnson Director,
Planning &Community Development
City of Ukiah
City of Ukiah Hull 5ngre f•"amily Resdence
May 15, 2015 Major Use Aermit 707
3
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�NITIALS�IJDY/MITIGAT� N�ATIVEDBCLARATION
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11 1�1
PURPOSE OF THIS INITIAL STUDY
This Initial Study has been prepared consistent with CEQA Guidelines Section 15063, to determine if
the project, as proposed, may have a significant effect upon the environment. Based upon the
findings contained within this report, the Initial Study will be used in support of the preparation of
Mitigated Negative Declaration.
I. AESTHETICS �ess Than
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Have a substantial adverse effect on a scenic � � � �
vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and ❑ � ❑ ❑
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character � � � �
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime ❑ � ❑ ❑
views in the area?
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Discussion: The scenic beauty qualities of the western hillside are recognized in the 1995 Ukiah
General Plan, which cites the contributions that the tree-studded hills make to the rural setting of the
City and to the overall qualities of life. Aesthetic impacts would be significant if the project resulted in
obstruction of any scenic view or vista open to the public, damage to significant scenic resources
within a designated State scenic highway, creation of an aesthetically offensive site open to the
public, substantial degradation to the existing visual character or quality of the site and its
surroundings, or creation of new sources of light or glare that would adversely affect day or nighttime
views in the area, including that which would directly illuminate or reflect upon adjacent property or
could be directly seen by motorists or persons residing, working or otherwise situated within sight of
the project.
The Ukiah General Plan Open Space/Conservation Policies direct that development be sited and
designed to minimize impacts on views from the valley and Highway 101, and that clearings for roads
and buildings be sited in the least visible and ecologically damaging locations possible. Field review
of the project site from the Highway 101 corridor and other viewing points reveal that the subject
property will be visible from many vantage points in the southern half of the City.
In response to staff concerns with the visual impacts that homesites would cause, the applicants for
the Hull/Piffero subdivision/use permit project submitted a detailed Visual Quality Analysis, prepared
by Visual Impact Analysis (VIA), dated March 15, 2001. The authors of the study took 50mm
photographs of the subdivision project from three vantage points along Highway 101. Using the
submitted plans, they superimposed residences, to scale, at each proposed homesite. The
assumptions for the design of the residences were taken from the proposed one-story Hull residence
on proposed Parcel 3. They also factored in the proposed water tank in its location, as well as the
new access road and proposed cul-de-sac. The projects were subsequently approved with the
assumption that visual impacts would not_ be significant so long as proposed homesites were
comparable in scale to those used in the visual study and as long as effective mitigation measures
were identified and adopted for future projects.
Since the construction of the Hull residence and subsequent second dwelling unit, as well as the
Smith residence above and to the east, the accuracy of the 2001 Visual Quality Analysis in
"predicting" the future has been evaluated. While it was acknowledged in 2001 that future
development in the subdivision would be visible and that it would take time for the required
landscaping to soften the visibility, the Hull structures, while designed to "wrap" with the topography
are quite visible. The trees that were planted are approximately twelve-years old for the Hull
residence, ten-years old for the Smith residence, and nine-years old for the Hull second unit. It is
expected that when the trees are fifteen-years old, they will have the softening affect on the visibility of
the structures.
The proposed project is proposed on highly visible lot number 2 of the Hull/Piffero subdivision. The
following analysis discusses the proposed project and compares it to the recently approved and
constructed homes in the subdivision. In general, a different approach has been pursued by the
applicants in an attempt to reduce the immediate and long-term visual effects of the development.
Location of Proiect: The proposed building pad is slightly higher in elevation than assumed in the
2001 Hull Subdivision VQA, although a portion of the proposed structure steps down to the assumed
building site. Because of the steepness of the site, the applicant has designed the building to step
down the hillside from the main road.
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Proposed Desictn: The design of the proposed residence differs substantially that the "prototype"
assumed in the 2001 VQA. That prototype was modeled after the Hull residence to the south. Rather
than wrap the entire residence with the topography, the applicants have chosen a different approach
in an attempt to reduce the visibility of the structure. The residence steps down and assumes the
natural slope of the site, which is intended to immediately minimize the bulk of the structure when
viewed from below. The entire structure will use earth tones for the exterior colors and metal roof to
reduce reflectivity and the overall visibility of the structure.
The primary structure has also been sited on an east-west axis to take advantage of passive solar
opportunities.
Landscapinq: The siting and design of the residence avoids impacting an existing cluster of Canyon
Oak trees to the north. While some grasses and shrubs would be removed to accommodate the
development, the applicants propose to replant the site to have the proposed house appear as though
it were inserted into the natural landscape. No trees would be removed as a result of the
development, The proposed planting schedule includes almost entirely native species (Ceanothus,
Mazanita, Canyon Oak, Douglas Fir, and native grasses).
Potential Impacts:
After visiting the site, reviewing the proposed plans, and discussing the philosophy and approach of
the site planning and design for the development with the applicants, Staff is encouraged that the
project has the potential to be less visible than the other structures in the subdivision. The stepped
down design, east-west orientation, earth tone colors are a departure from the more conventional
approach by other developers in the area. .
Staff is able to conclude that the visual impacts associated with the proposed residential development
on the subject property would not have significant aesthetics impacts provided recommended
mitigation measures as described below are incorporated into project approval.
Mitigation Measures:
1. The proposed residence and any future accessory buildings shall be painted subdued earth-tone
colors and materials as proposed on the plans, dated 11-15-06.
2. Prior to the issuance of a Building Permit, a Final landscaping Plan shall be submitted for review
and approval by the Director of Planning and Community Development or his/her designee. The
Final Landscaping Plan shall be consistent with the proposed preliminary plan, but shall include
additional native trees placed in such a manner as to help provide additional screening of the
proposed residence and other components of the development from the valley below. One tree
shall be located with the proposed Manzanita along the east elevation of the residence and one
shall be planted on the 460' elevation below the proposed terrace.
All required landscaping shall be planted prior to final inspection, and shall be maintained in a
viable condition to the satisfaction of the Department of Planning and Community Development.
The Final Landscaping Plan shall incorporate the fire protection concept of defensible space.
3. The Final Landscaping Plan shall include details regarding the exterior lighting for the residence,
garden areas, and walkways. All exterior lighting shall be subdued, hooded and down-cast, and
shall not shine towards the valley below or towards the night sky. The lighting plan shall include
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I N I Tl AL SYIJ D Y/M I TI GAT� N BGATI VE D BCLARATI O N
the type and location of�xtures and bulb wattage, and the proposed intensity of the lighting shall
be clearly understandable. The applicants shall modify the intensity of the lights as directed by
Staff if the brightness exceeds the Planning Commission's expectations.
4. All future accessory structures shall be designed and constructed to complement the topographic
features of the site, and shall be sited in the least visible locations on the subject property. The
colors shall blend with the surround natural environment.
5. The final plans for the proposed residence shall be in substantial conformance in terms of size,
height, materials, etc. with the plans evaluated herein.
6. All existing mature trees on the subject property shall be retained unless a professional arborist
submits a report to the City Planning Director indicating that specific trees are dead or diseased.
For every one tree removed, two new trees shall be planted in the same general location.
2. AGRICULTURAL RESOURCES
Less'Chan
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: incorporated
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the � � � �
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricuftural
use?
b) Conflict with existing zoning for agricultural use, or � � � �
a Williamson Act contract?
c) Involve other changes in the existing environment
which, due to their location or nature, could result ❑ ❑ ❑ �
in conversion of Farmland, to non-agricultural
use?
Discussion: The proposed project would allow for establishment of a single family residence in an
approved subdivision. No agricultural operation presently occurs on the project site, nor is the site
zoned for agricultural uses. The project site is not in an agricultural preserve.
The California Natural Resources Conservation Service soils information for Mendocino Counry does
not indicate the presence of prime farm land at this location. There is no actively farmed prime
agricultural land adjacent to this site. It is not anticipated that the project would result in the
conversion of farm land to non-agricultural uses, either directly or indirectly.
No further analysis or mitigation is recommended with respect to this issue.
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INITIALS7UDY/MITIGA'T� NBGATIVED�LARATION
3. AIR QUALITY
Where available, the significance criteria established by the applicable air quaiity management or air
pollution control district may be relied upon to make the following determinations.
Potentially Less Than Less Than
Significant Significant Significant NO
With Mitigation Impact
Would the project: Impact Incorporated Impact
a) Conflict with or obstruct implementation of the � � � �
applicable air quality plan?
b) Vrolate any air quality standard or contribute
substantially to an existing or projected air quality ❑ �{ ❑ ❑
violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality ❑ � ❑ ❑
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial � � � �
pollutant concentrations?
e) Create objectionable odors affecting a � � � �
substantial number of people?
Discussion: The concentration of a given pollutant in the atmosphere is determined by the amount
of pollutant released and the atmosphere's ability to transport and dilute the pollutant. The major
determinants of transport and dilution are wind, atmospheric stability, terrain, and sunshine. In Ukiah,
the combined effects of moderate winds, clear skies, frequent atmospheric inversions that restrict
ve�tical dilution, and terrain that restricts horizontal dilution, result in a relatively high potential for air
pollution.
The City of Ukiah is situated in the flat and narrow Ukiah Valley. The presence of the mountains on
both the west and east sides of the valley create the terrain that tends to restrict the horizontal east-
west movement of pollutants. The dominant wind direction in the Ukiah Valley is from the northwest
to the southeast. Wind speeds in the central portion of the community are moderate, with wind
speeds of 4 mph or less occurring over 60 percent of the time. While the potential for air pollution is
high in the Ukiah Va�ley, the actual pollutant levels are relatively low due to the lack of upwind sources
and the relatively low level of development in the local air basin.
Siqnificance Criteria: Air Quality Impacts would be significant if the project results in any of the
following:
• Conflicts with or obstructs implementation of any applicable Air Quality Plan;
• Violates any air quality standard or contributes substantially to an existing or project air
quality violation, including a cumulatively considerable net increase of any criteria for
which the region is in nonattainment as defined by Federal or State regulations. For
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the Mendocino County Air Quality Management District, the applicable daily thresholds
for criteria pollutants would be significant if they exceed any of the following:
• Reactive organic gases (ROG) 220 Ibs.
• Nitrogen oxides (Nox) 220 Ibs.
• Sulfer oxides (Sox) 220 Ibs.
• Particulates (PM10) 80 Ibs.
• If carbon monoxide (CO) exceeds 550 Ibs. /day, dispersion modeling is recommended
to determine the significance of the impact upon Federal or State standards.
• Exposes sensitive receptors to substantial pollutant concentrations; or
• Creates objectionable odors affecting a substantial number of people.
Air Qualitv Standards: The Federal Clean Air Act Amendments of 1970 established National Ambient
Air Quality Standards for six "criteria pollutants." These include photochemical ozone, carbon
monoxide, sulfur dioxide, nitrogen dioxide, particulate matter, and lead. California then adopted its
own Clean Air Act in 1977, creating separate and stricter air quality standards. Each standard is
shown as duration of time for which a specific contaminant level cannot exceed. The standards are
designed to protect the public from health hazards, visibility reduction, soiling, nuisance, impacts to
agricultural crops, and other forms of air quality damage.
Table 1: Federal and State Ambient Air Quality Standards
Pollutant Avera e Time Federal Standard State Standard
Ozone 1-hour 0.12 PPM 0.09 PPM
Carbon Monoxide 8-hour 9.0 PPM 9.0 PPM
1-hour 35.0 PPM 20.0 PPM
Nitrogen Dioxide Annual 0.05 PPM ---
1-hour --- 0.25 PPM
Sulfur Dioxide Annual 0.03 PPM ---
24-hour 0.14 PPM 0.05 PPM
1-hour --- 0.5 PPM
PM-10 Annual 50 ug/m3 30 ug/m3
24-hour 150 u /m3 50 u /m3
Lead 30-day Avg. --- 1.5 ug/m3
Month Avg. 1.5 ug/m3 ---
PPM= Parts per Million/ug/m3=Micrograms per cubic meter
Violation of a State Standard: If a county (or a portion of a county located within an air basin)
exceeds the State standard for any of the criteria pollutants, it can be designated by the State Air
Resources Board (ARB) as non-attainment for that substance. To evaluate the exceedance, the
ARB uses standard criteria found in the State Health and Safety Code. They review air-sampling data
to determine the nature and extent of the exceedance, and they make a finding as to whether or not
the exceedance was a highly irregular or infrequent event. If it is determined that the exceedance
was an exceptional event caused by an act of nature or unusual human activiry, it is deemed an
exceedance and not a violation. Similarly, if the exceedance is an extreme concentration event
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(unusual meteorology) or an unusual concentration event(an anomalous exceedance which does not
qualify as an exceptional event or extreme concentration event), it is not regarded as a violation, and
the designation for the area does not change.
The ARB will designate an area as attainment for a pollutant if the data show that the State standard
for that pollutant was not violated during the previous three (3) years. Again, exceedances affected
by highly irregular or infrequent events are not considered violations and, therefore, are not
considered in the area designation process. As a result, an area may have measured concentrations
that exceed a State standard and still be designated as attainment.
A District that becomes designated as nonattainment for ozone, carbon monoxide, nitrogen dioxide, or
sulfur dioxide is required to develop a plan for attaining the State standard for that particular pollutant.
The plan must be submitted to the State Air Resources Board (ARB) for review and approval. The
ARB has indicated that an attainment plan, particularly one for multiple pollutants can be very
expensive (Marcella Nystrom, ARB, personal communication, 1997).
Existinq Air Qualitv in Ukiah: The Mendocino County Air Quality Management District (MCAQMD)
operates a monitoring site in Ukiah measuring concentrations of PM-10. Prior to August of 1988 the
District also monitored several gaseous pollutants in Ukiah. In August of 1992, the District again
established a multi-pollutant monitoring site in Ukiah for gaseous pollutants, which measures ozone,
carbon monoxide, nitrogen dioxide and sulfur dioxide.
Air quality in Ukiah meets all Federal and State air quality standards with the exception of the State
24-hour PM-10 standard. This standard was exceeded on 3 days in 1990, 2 days in 1991, 0 days in
1992, 2 days in 1993, and 1 day in 1994. No exceedances have occurred since 1994. Sources of
PM-10 include field burning, dust from unpaved roads and grading operations, combustion, and
automobiles. 54 of the 58 counties in California are designated non-attainment for PM-10, which
means that most of the California air basins exceed the permitted 24-hour concentration. The ARB
does not require an Attainment Plan for jurisdictions that violate the PM-10 standard.
Ozone is one of the most serious pollutants affecting the State, and 30 of the 58 counties are
designated non-attainment. While Mendocino County is attainment for ozone, the Ukiah (East Gobbi
Street) sampling station has shown a steady increase in the annual hours of ozone levels exceeding
the 40, 50, and 60 parts per billion thresholds since 1993 (see Table 2). Additionally, the 80 ppb
(State standard = 90 ppb)threshold has been exceeded twice over the past 4 years. However, based
upon 1993-1995 data, the ARB has assigned Ukiah an "Expected Peak Day Concentration" (EPDC)
level of 74 ppb, which means that any values above 70 ppb would be excluded from the designation
process as extreme concentrations (Marcella Nystrom, ARB, personal communication, 4/24/97).
Regardless of the attainment designation and the EPDC status, ozone remains as the pollutant of
primary concern to the Mendocino County Air Quality Management District. The major sources of
ozone precursors are combustion sources such as, factories, automobiles, and evaporation of
solvents and fuels.
Other State criteria pollutants measured in Mendocino County have routinely had maximum
concentrations well below the applicable Federal or State standards. The only other pollutant of
significant concern is Carbon Monoxide (CO). The local threshold for point source production of CO
is 550 pounds per day. Carbon Monoxide (CO) is an odorless, colorless gas whose primary source is
automobiles. Concentrations of CO measured in Mendocino County have never exceeded State or
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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I N I T1AL S7U DY/M I TI GAT� N BGATI VE D�LARATI O N
Federal standards, and current maximum concentrations measured in Ukiah are well below the
applicable standards.
Proiect Characteristics in Relation to Air Qualitv: The project is expected to generate typical short-
term air quality impacts (PM-10/dust) during site preparation and grading activities. In addition, some
vehicle emissions will be produced from heavy equipment, and ultimately from vehicles associated
with the future residential use of the proposed parcels.
Short-term Construction Related Air Qualitv Impacts: Construction activities create a wide range of
emissions, ranging from exhaust from heavy equipment to the air bound organic gases from solvents,
insulating materials, caulking materials, and "wet" pavement. However, while these emissions may
contribute to the accumulation of substances that undergo the photochemical reaction that creates
urban ozone, they are not regarded as significant short-term impacts.
Dust generated by equipment and vehicles used in construction of the building pad and roadway
would cause the most substantial short-term construction-related air quality impacts. Fugitive dust is
emitted both during site preparation, grading, and construction activity and as a result of wind erosion
over exposed earth surfaces. Construction dust impacts are extremely variable, being dependent
upon wind speed, soil type, soil moisture, the type of construction activity and acreage affected by the
construction activity. The highest potential for construction dust impacts typically occur during the late
spring and summer, and early fall months when soils are dry.
These small particulates are respirable particulates that can increase the risk of chronic respiratory
disease, and can alter lung function in children and the elderly when distributed in large enough
concentrations. It can also rise into the lower troposphere and contribute to the production of ozone.
Based on the project plans, a relatively small portion of the site will be disturbed in association with
the construction of a single family residence at this location. While this is not a substantially large
area, the site preparation activities required for this project could cause potentially significant levels of
dust (PM-10) if exposed soils are left unattended.
Mitigation Measures:
7. All activities involving site preparation, excavation, filling, grading, road construction, and building
construction shall institute a practice of routinely watering exposed soil to control dust, particularly
during windy days.
8. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
dust.
9. All activities involving site preparation, excavation, filling, grading, and actual construction shall
include a program of washing off trucks leaving the construction site to control the transport of
mud and dust onto public streets.
10. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be
used for earth moving operations.
11. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous �
gusts)exceed 25 miles per hour.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
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INITIALSTUDY/MITIGA'f� NBGATIVED�LARATION
Impact Significance After Mitigation: Based upon the comprehensive nature of the recommended
mitigation measures, staff is able to conclude that the project, as mitigated, will not cause or
substantially contribute to an existing or projected violation of State PM-10 standards.
4. BIOLOGICAL RESOURCES Potentia��y �ess Than �ess Than
Significant Significant Significant No
With Mitigation Impact
Would the project: lmpact Incorporated Impact
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any species
identified as a candidate, sensitive, or special status � � � �
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies, or ❑ ❑ ❑ �
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to, � � � �
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory ❑ ❑ ❑ �
wiidlife corridors, or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree ❑ ❑ ❑ �
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community � � � �
Conservation Plan, or other approved local,
regionaf,nr state habitat conservation plan?
Discussion: During the most recent General Plan revision program, a natural habitat technical
study was prepared as background material for the Open Space and Conservation Element. This
Study, entitled, "General Plan Revision and Growth Management Program - Natural Habitat Section",
and dated October 31, 1991, was prepared by Michael W. Skenfield, a Consulting Biologist and
Registered Professional Forester. In the Study, he identified the western hillside area as a Montane
Hardwood-Conifer habitat, consisting of a diverse association of hardwood and conifer trees
averaging 80% canopy cover. The Study suggests that the conservation and protection of mature
Jared Hull Use Permit for Single Family Residence
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315 Janix Drive/001-040-73
May 22,2015 In3tial Study
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INITIALS7UDY/MITIGAT� NBGATIVED�LARATION
oak trees and "browse" shrubs be strongly encouraged during the review of development proposals in
this area. It also states that this habitat area also contains a wide variety of amphibians, reptiles,
birds, and mammals that rely on the trees and shrubs for important habitat.
In addition, the western hillside area contains Montane Riparian areas along the watercourses,
which contain an equally diverse population of amphibians, reptiles, birds, and mammals.
Siqnificance Criteria: Project impacts upon biological resources would be signi�cant if any of the
following resulted:
• Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special
status species in local/regional plans, policies, or regulations, or by the California Department of
Fish and Game or U.S. Fish and Wildlife Service or any species protected under provisions of the
Migratory Bird treaty Act(e.g.burrowing owls);
• Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or
regulations or by the agencies listed above;
• Substantial effect (e.g., fill, removal, hydrologic interruption) upon Federally protected wetlands
under Section 404 of the Clean Water Act;
• Substantially interfere with movement of native resident or migratory wildlife species or with
established native resident or migratory wildlife corridors, or impede the use of native wildlife
nursery sites;
• Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation
policy or ordinance);
Animal PoQUlations: The Skenfield Study indicates the importance of trees and shrubs for wildlife
habitat, and specifically for the deer population in the western hillside area. The Study states that
forage is in low supply for deer between mid-July and in the fall when acorns typically drop. As the
deer population moves down-elevation in winter, the animals are looking for large blocks of acreage
on which to forage. Deer preference in winter is the south-facing, open, grassy slopes. Both grass
forage and browse from the brushland intermingled with the grassland provide crude protein for the
deer population.
In addition, the Skenfield Study lists a number of Federal and State listed endangered, threatened, or
"special concern" amphibians, reptiles, birds, and mammals that live in and around the Ukiah area.
For the Montane Hardwood-Conifer habitat, no amphibians or reptiles are included in the listings.
However, the Sharp-Shinned Hawk (Accipiter striatus), Cooper's Hawk (Accipiter cooperi), Northern
Goshawk (Accipiter gentilis), and Osprey (Pandion haliaetus) are all birds that inhabit the area and
are listed as "Species of Special Concern" by the California Department of Fish and Game. No
mammals in this habitat are listed, and no fish inhabit this area.
Submitted Botanical Survev: As required by the Ukiah Municipal Code, the applicants for the
Hull/Piffero subdivision commissioned the preparation of a Vegetation Report (Botanical Survey) of
the property to evaluate the potential effect of the project on the site's vegetation. The report,
submitted in two (2) parts, dated September 13, 1999, and May 24, 2000, was prepared by Mr.
Gordon E, McBride, Ph.D., a qualified professional botanist. The Report provides a Project
Description, an Area Description, Survey Methodology and Dates, Results and Discussion, Impact
Assessment, Mitigation Measures, and References. The McBride Report basically identifies the area
consistent with the more general Skenfield Study, and they both list the same dominant species of
trees and vegetation growing on the site. A copy of this report was submitted by the applicants for
lared Hull Use Permit for Single Family Residence
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315 Janix Drive/001-040-73
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INITIALSYUDY/MITIGAT� NBGATIVED�IARATION
this project based on its recent completion and the fact that it was prepared for a site that is included
in the original study area.
Scope of Reqort: The McBride Report dated May 24, 2000, indicates that a building envelope has not
been designated for the subject parcel, referred to in the report as Parcel 2. The report states that the
original plant community is intact except for the access road and a historic overgrown fire trail. The
report states that if the "wide area of the existing access road" is chosen as the building site, the
access road and turnout would be graded to increase the potential building site and very little
vegetation would be removed.
Methodoloctv: The survey was conducted by penetrating into the undisturbed portions of the site and
making field notes of the plant communities and species that were encountered. The areas of the
proposed homesites were systematically walked and all plants attempting to make a comeback after
the unauthorized site clearing and light grading activities were recorded. Any plant species needing
further identification were taken to the author's laboratory and keyed in a number of reference
materials.
Rare and Endanqered Plants: Both the Skenfield and McBride Reports list Bakers Meadowfoamand
Burkes Goldfield as two (2) rare and endangered plants species that could exist on the site. The
McBride Report found that a computer search revealed that two (2) other rare or endangered species
could possible exist on the site; Douglas' pogogyne and Great Burnett. However, this more site
specific Report concludes, after field review, that habitat for all of these species does not exist on the
proposed homesites, and no evidence of their existence was discovered.
Landscapina: According to the submitted landscape plan submitted by the applicant dated 01-28-
2015, there will be no removal of existing trees. Landscaping will consist of native species which will
not require an irrigation system.
Potential Impacts: After review of the General Plan background studies, and the submitted Botanical
Survey, staff has identified the following potential impacts to plants and animals:
Plant Life: No rare and endangered plants were found in the general vicinity of the homesite shown
on the approved Final Map for the Hull/Piffero subdivision, and the topography and habitat conditions
for the homesite proposed in this project are highly similar. In fact,the vegetative report completed for
the subdivision project concluded that the type of habitat area immediately adjacent to the homesites
was not indicative of the habitats of any potential rare and endangered plant species, therefore it is
highly unlikety that the homesites contained rare and endangered plant species. Based on this site-
specific study, staff is able to conclude that the proposed development of the small driveway and
homesite in and of themselves, would not have a potentially significant adverse impact on rare and
endangered plant species.
The project applicants are not proposing the removal of existing trees in association with the proposed
development, therefore none would be impacted by the proposal. The submitted application materials
indicate that there would be some removal of native grasses and shrubs to prepare the site for
development, but that this would amount to approximately 2.4% of the total area of the site.
Accordingly, it is concluded that the proposed project will not have a significant adverse impact on
existing native vegetation.
Mammals: While the project does include minor grass and brush removal to create fire protection and
"defensible space" in close vicinity to the driveways and homesite, it is concluded that this will not
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALSrUDY/MITIGA'f� N�ATIVED�LARATION
significantly impact deer forage, because it would involve less than one acre of the 5.9+-acre site.
Furthermore, the planting plan provides for the preservation of existing stands of trees, which will
continue to provide shelter for deer and other mammals. Most importantly, the Skenfield Study does
not list any mammals as rare, threatened, endangered, or of Special concern" within the Montane
Hardwood-Conifer habitat areas. So, while there will be "urbanization" of this natural area as a result
of the project, the displacement of mammals and/or destruction of their habitats is (2.4% of the parcel)
and the fact that natural habitat will be preserved on the site. Based on these findings, it is staff's
conclusion that the proposed project, in and of itself, would not have a significant impact on the local
deer population or other mammals living on the subject property.
Birds: The project site contains bird species that are listed as "Species of Special Concern", as well
as "Endangered." However, the area proposed for the homesite and driveway is a relatively small
percentage of the overall site, and would not require any tree removal or bird habitat destruction.
Accordingly, staff is able to conclude that no significant adverse impacts to bird species will result
from the project.
Conclusions Reqardinq Impacts to Plants and Animals: Based on the information contained in the
administrative record, staff is able to conclude that the proposed project will not have a significant
adverse impact on plants, trees, mammals or birds within the project area. The project would
therefore qualify for a "de minimus" finding relative to Department of Fish and Game regulations as
described in the California Code of Regulations, Title 14. An environmental filing fee will be required
pursuant to Fish and Game Code Section 711.4(d) and should be paid to the City of Ukiah on or before
the filing of a Notice of Determination for this project.
Mitigation Measures:
None required.
Impact Significance After Mitigation:
N/A
5. CULTURAL RESOURCES �ess Tnan
Potentially Significant Less Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Cause a substantial adverse change in the
significance of a historical resource as defined in ❑ ❑ ❑ �
15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant ❑ ❑ ❑ �
to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic ❑ ❑ ❑ �
feature?
d) Disturb any human remains, including those � � � �
interred outside of formal cemeteries?
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
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Discussion: The City of Ukiah is rich in historical resources, which include an eclectic assortment of
historic homes and properties. Cultural resources are similarly abundant, and the City has provided
for the preservation and enhancement of its cultural heritage.
Siqnificance Criteria: A significant impact to historic and cultural resources would occur if
implementation of the project would:
• Cause a substantial change in the significance of a historical or cultural resource;
• Result in the removal or substantial exterior alteration of a building or structure or district
that may be eligible for listing in the National Register or California Register;
• Result in the removal or substantial exterior alteration of a building or structure so that it
results in the loss of a designated county landmark in the City of Ukiah;
• Result in the destruction of a unique paleontological resource, site or unique geological
feature, or disturbs any human remains.
Impacts: Figure V.3-DD of the Historic and Archaeological Resources Element contained in the
General Plan indicates that the subject property is not situated within an area of high cultural resource
sensitivity. These areas are generally located along streams, springs, and mid-slope benches above
watercourses. Accordingly, it is concluded that the likelihood of a prehistoric site being located on the
subject property is remote, and that the probability of site preparation and construction activities
disturbing and significantly impacting any prehistoric cultural resources is very low. However, to
ensure that potential resources are not significantly impacted, a standard mitigation measure is
recommended that would halt construction in the event of a discovery, and require the applicants to
hire a qualified archaeologist to evaluate the resources and develop mitigation measures as
appropriate.
Mitigation Measures:
12. If, during site preparation or construction activities, any historic or prehistoric cultural resources
are unearthed and discovered, all work shall immediately be halted, and the City notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional
archaeologist to perForm a field reconnaissance and to develop a precise mitigation program if
deemed necessary.
Impact Significance After Mitigation: This mitigation ensures that cultural resources will not be
adversely affected. The impact is reduced to a level that is not significant.
Jared Hul►Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALS�UDY/MITIGAT� NBGATIVED�LARATION
6. GEOLOGY AND SOILS �ess Than
Potentially Significant Less Than No
Significant yyith Mitigation Significant Impact
Impact Incorporated Impact
Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or ❑ � ❑ ❑
death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other ❑ ❑ � ❑
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ � ❑
iii) Seismic-related ground failure, including � � � �
liquefaction?
iv) Landslides? ❑ � ❑ ❑
b) Result in substantial soil erosion or the loss of � � � �
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on- or ❑ � ❑ ❑
off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994), ❑ ❑ ❑ �
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater � � � �
disposal systems where sewers are not available
for the disposal of wastewater?
Discussion: The Ukiah Valley is part of an active seismic region that contains the Maacama Fault,
which traverses the valley to the east and north of the City. According to resource materials
maintained by the Ukiah Planning Department, the projected maximum credible earthquake along this
fault would be approximately 7.4 magnitude on the Richter scale.
Based upon information contained in the Soil Survev of Mendocino Countv, Eastern Part, and Trinitv
Countv Southwestern Part published by the U.S. Soil Conservation Service, the subject property is
underlain by Lookouf Peak Graywacke (LPgw) bedrock, which is composed primarily of sandstone
and shale, and has very little diversiry. The Soil Survey also indicates that the predominant soil type
in the vicinity of the subject property is Hopland-Wohly Loam, which occur on moderate to steep
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
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I N I Tl AL S7lJ D Y/M I TI GAT� N BGATI VE D BCLARATI O N
slopes. This soil type is described as moderately deep and well drained, and runoff is rapid, causing
a high hazard for erosion. Steep slopes exhibit erosion gullies, and landslides are not uncommon.
Siqnificance Criteria: A significant geologic impact would occur if a project exposed people or
structures to major geologic features that pose a substantial hazard to property and/or human life, or
hazards such as earthquake damage (rupture, groundshaking, ground failure, or landslides), slope
and/or foundation instability, erosion, soil instability, or other problems of a geologic nature that cannot
be mitigated through the use of standard engineering design and seismic safery design techniques.
Submitted Soils and Geotechnical Reports: Pursuant to the requirements of the Ukiah Municipal Code
(UMC), the applicants for the Hull-Piffero subdivision submitted a Geotechnical Engineering
Investigation Report (subsurFace) for the proposed subdivision. This report, which was prepared by
Thomsen Consulting Engineers, confirms the LPgw bedrock underneath the site, and indicates that
soils above the bedrock range from approximately three (3) feet to ten (10) feet in depth. The report
also identifies a number of existing geologic hazards (landslides) and steep drainages in the vicinity of
the Smith property, and logically recommends that all construction activities avoid these dangerous
areas. This report also indicates that no subsurface water, seepage, or springs were encountered
during the fieldwork, and concludes that the subsurface materials at the site will provide adequate
foundation support for the proposed residential structures.
The applicants also submitted a Design Level Geotechnical Investigation prepared by PJC 8�
Associates, Inc and dated July 17, 2006. The report provides an overview of the regional and site
geology/soils, as well as basic information concerning the seismic conditions of the area. This report
concludes that 1) the subsurface conditions for the subject property would provide adequate
foundation support for the proposed single-family residence on this parcel given recommended
mitigation measures as described below; and 2) the primary geotechnical considerations in design
and construction at this location is the presence of artificial fill and slope stability.
Field exploration encountered deposits of artificial �II extending two to four feet below the surface of
the ground. This material has been in place for an extended period of time, and appears to be of
variable composition and density. It is recommended that foundations extend through the artificial fill
layer into bedrock below. In areas where a slab-on-grade is utilized, the fill material should be
removed and recompacted.
Impacts: Based on the geology reports on file to date, staff is able to conclude that while the project
could potentially result in significant adverse impacts to area and site soils and geology,these impacts
can be successfully mitigated. The potential impacts, as described in the technical studies, include
soil erosion and slope and soil instability.
The Engineering Geology Report prepared for the Hull/Piffero subdivision indicates that the subject
property is not situated in an Alquist-Priolo Earthquake Fault Zone, so there is no known earthquake
fault that is capable of surface displacement running across the site. However, due to several nearby
active faults, the site is designated within Seismic Zone 4 by the Uniform Building Code (1997
Edition), and may be subject to moderate to strong ground motion during the life of the project.
However, the UBC requires a specific type of construction to safeguard future residences located in
Zone 4. This requirement serves as mitigation relative to this item.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
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INITIALSYUDY/MITIGAT� NBGATIVED�LARATION
Mitigation Measures: Based on the recommendations contained in the submitted in the technical
studies, staff has identified the following mitigation measures to off-set the identified impacts related to
geology, soils, and seismicity:
13. Areas to be graded for building construction shall be cleared of artificial fills, vegetation, roots,
and loose soil containing organic matter. SurFace strippings or other soils containing organic
materials cannot be used as fill except in landscape areas.
14. Areas to receive fill flatter than 5H:1 V shall be prepared by removing the weak and
compressible surFace soils as determined by the geotechnical engineer in the field with
concurrence by the City engineer. Prior to placing any fill material, it shall be inspected and
approved by the geotechnical engineer, and a report shall be submitted to the City Public
Works department for review and approval.
15. The residence shall be supported by drilled concrete cast-in-place pier and grade beam
foundation as described in the Design Level Geotechnical Investigation prepared by PJC &
Associates, Inc and dated July 17, 2006.
16. Existing flll soils in areas to be constructed with slab-on-grade foundations shall be removed
and recompacted as described in the Design Level Geotechnical Invesfigation prepared by
PJC &Associates, Inc and dated July 17, 2006.
17. Any fill placed on slopes steeper than 5H:1 V shall be keyed into the existing slope in
accordance with the requirements of Chapter 33 of the Uniform Building Code, 1997 Edition.
18. A professional/certified soil engineer shall routinely inspect all grading work on the project site.
Field density tests must be taken during grading in order to evaluate the adequacy of the
contractor's work. After grading is completed and the soil engineer has finished the
observation of the work, no further excavation or filling shall be done except with the approval
of and observation of the soil engineer in consultation with City Public Works Department staff.
The contractor shall be responsible to prevent erosion and water damage of the graded area
and adjoining areas during construction.
19. All retaining walls shall be designed to resist an active lateral soil pressure of 60 pcf as well as
all other design recommendations described in the Design Level Geotechnical Investigation
prepared by PJC &Associates, Inc and dated July 17, 2006.
20. All final grades shall be provided with positive gradients away from foundations to provide
rapid removal of surface water runoff to an adequate discharge point. The use of continuous
roof gutters is recommended to accomplish water removal.
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315 Janix Drive/001-040-73
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INITIALSfUDY/MITIGAT� NBGATIVEDBCLARATION
21. Surface drainage around building sites shall be directed into natural watercourses, gullies or
swales. The outfets for the building site surface drainage features shall be constructed with
riprap material or other lining materials with prior approval by the City Engineer.
22.The driveway shall be graded with a cross slope of 1% to 2%from the upslope to downslope
side. Water shall be directed to flow across the road rather than channeling it into inboard
ditches to decrease surface erosion.
23. Riprap or other lining materials approved by the City Engineer shall be placed at both the
entrances and outlets of all culverts to reduce erosion to insignificant amounts. All surFace
runoff shall be directed around cut and fill slopes with riprap lined ditches or underground
pipes to suitable outlets in nearby natural watercourses.
24.All grading activities on the site shall be conducted consistent with a Final Grading Plan for all
disturbed areas which shall be submitted to the City Public Works Director/City Engineer for
review and approval prior to the commencement of any grading activities.
Impact Significance After Mitigation: Based upon the comprehensive nature of the recommended
�nitigation measures, staff is able to conclude that the project, as mitigated, will not cause significant
impacts related to geology, soils, and seismicity of the site and surrounding area.
7. HAZARDS 8o HAZARDOUS MATERIALS �ess Than
Potentialiy Significant Less Than No
Significant W+�Mitigation Signiflcant Impact
Impact Incorporated �mpact
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or ❑ ❑ ❑ �
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset � � � �
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste � � � �
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Govemment Code Section 65962.5 and, as a ❑ ❑ ❑ �
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport, ❑ ❑ � ❑
would the project result in a safety hazard for
people residing or working in the project area?
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
' File No:Munis.:707
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INITIALSTUDY/MITIGAT� NBGATIVED�IARATION
7. HAZARDS 8� HAZARDOUS MATERIALS �ess Than
Potentially Significant Less Than No
Significant yyith Mitigation Significant Impact
Impact Incorporated Impact
Would the project:
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for ❑ ❑ ❑ �
people residing or working in the project area?
g) Impair implementation of or physically interfere with
an adopted emergency response plan or ❑ ❑ ❑ �
emergency evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to ❑ ❑ ❑ �
urbanized areas or where residences are
intermixed with wifdlands?
Discussion: Ukiah is generally regarded as a healthy City with relatively clean air and water. While
there are some known toxic "spots" resulting from the past storage of hazardous materials
underground, the City is not regarded as having a highly contaminated environment. Based on field
review, and the review of contaminated site listings maintained by the City, it has been determined
that the project site is in a clean and healthy state and not contaminated with toxic or hazardous
materials.
SiQnificance Criteria: A significant impact to the environment and the public associated with hazards
and hazardous materials would result from a project if any of the following occurred:
• Creation of a signi�cant hazard to the public or environment by routine transport, use or
disposal of hazardous materials or from foreseeable upset and accident conditions;
• Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste
within '/ mile of an existing or proposed school;
• Location of a project on a listed hazardous materials site compiled pursuant to
Government Code Section 65962.5;
• Impairment/interference with adopted emergency response plan or emergency evacuation
plan;
Impacts: The project does not involve the transport, use, or disposal of hazardous materials, and
therefore would not meet any of the criteria listed above. Staff is able to conclude that the proposed
project would not have a significant adverse impact on the environment and the public associated with
hazardous materials. No further analysis or mitigation is required with respect to this issue.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALS7IJDY/MITIGAT� NBGATIVEDBCLARATION
8. HYDROLOGY AND WATER QUALITY �ess Than
Potentially Significant Less Than No
Significant yyith Mitigation Significant �mpact
Impact Incorporated Impact
Would the project:
a) �olate any water quality standards or waste � � � �
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater � � � �
table level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would
not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which ❑ � ❑ ❑
would result in substantial erosion or siltation on-
or off-site?
d) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially � � � �
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or
off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned � ❑ � ❑
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality? ❑ ❑ � ❑
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary � � � �
or Flood Insurance Rate Map or other flood
hazard delineation map? (Source:
h) Place w+thin a 100-year flood hazard area
structures which would impede or redirect flood ❑ ❑ ❑ �
flows?
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including � � � �
flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche,tsunami, or mudflow? ❑ ❑ ❑ �
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALSYUDY/MITIGA'T� NBGATIVED�LARATION
Discussion: Three major creeks flow through the City on their way to the Russian River, with
adjacent areas identified by the Federal Emergency Management Agency (FEMA) as being potential
subject to flooding events. Additionally, there are numerous low-lying areas within the City that are
subject to short-term flooding during the winter months.
Domestic water quality, as well as the quality of creek waters in the City is rated as very good. In the
case of the Hull/Piffero subdivision, and the subject property, su�cient water for fire protection and
domestic use has been made available by the installation of a well on the Hull property (Parcel 3).
Siqnificance Criteria: Significant impacts associated with hydrology and water quality would result
from a project if water quality standards or waste discharge requirements were violated; groundwater
and surface water quality and quantity were substantially altered; drainage patterns were substantially
altered that would increase erosion/siltation and increase surface runoff; increase runoff that would
exceed capacity of existing or planned drainage systems or add a substantial source of pollution;
located on a 100-year floodplain; or expose people to hydrological hazards such as flooding or
inundation by seiche, tsunami, or mudflow.
Impacts:
a. Creeks and Water Quality: Hydrology calculations and a description of the proposed drainage
system are contained in the project's hydrology report prepared by Ron Franz, Civil Engineer,
dated October 27, 2006. Drainage and erosion control systems will be installed consistent with
City of Ukiah Public Works/City Engineer's approval of grading and drainage plans, and
recommendations contained in the Franz report dated 10/27/06. Staff has determined that
potential erosion from the proposed development would not reach significant levels with the
application of mitigation measures contained within this initial study.
b. Flood Hazards: The Flood Insurance Rate Maps prepared by the Federal Emergency
Management Agency reveal that the subject property is situated in a Zone "C", which is outside
the 100-year floodplain. In addition, the submitted hydrology information submitted for the
Hull/Piffero Subdivision project prepared by Franz Engineering reveals that storm water runoff will
not increase significantly as a result of the proposed project, and therefore will not pose a flooding
threat to properties below the subject prope�ty. Based on the submitted hydrologic information, it
is concluded that the proposed project would not be subject to short or long-term flooding events,
nor would it cause flooding hazards downslope.
c. Water Quality Standards: The subject property receives domestic water from an approved private
water supply developed for the subdivision. Accordingly, it is not anticipated that the proposed
project would cause a violation of any water quality standard, or have an adverse impact on the
domestic water quality of future owners of the proposed parcels or the property owners in this
vicinity.
d. Groundwater Supply and Recharge: The amount of water needed to supply the proposed project
is not significant given the size of the watershed. Accordingly, it is not anticipated that the
development of a single-family residence on the subject property would have a significant adverse
impact on groundwater supplies or the ability for the watershed to recharge.
e. Wastewater: The project applicants are proposing to dispose of domestic wastewater with the
use of an on-site septic tank for solid wastes and the piping of effluent waste materials through a
piped efFluent system that will be constructed along the access roadway for the subdivision and
Jared Hull Use Permit for Single FamYly Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALSYUDY/MITIGA'T� NBGATIVED�LARATION
connected to the City sewer system. No leachfields are proposed as part of the project. Given
the size of the subject property, and the type and depth of soils in the immediate area, it is
concluded that the proposed disposal system will be adequate to serve the proposed homesite
and will not have a significant adverse impact on the environment.
Mitigation Measure: .
25. Prior to any site preparation, excavation, filling, roadwork, grading, or construction activities, the
applicants shall submit, and have approved by the City Engineer; a comprehensive Erosion
Control Plan prepared by a Registered Civil Engineer. The comprehensive Erosion Control Plan
shall include, but not be limited to the following:
a. A description of the sequence of construction of the development site stripping and
clearing; rough grading; construction of utilities; infrastructure, and buildings; and final
grading and landscaping). The sequencing shall identify the expected date on which
clearing will begin; the estimated duration of exposure of cleared areas, areas of
clearing, installation of temporary erosion and sediment control measures, and
establishment of permanent vegetation.
b. A description of all erosion and sediment control measures necessary to adequately
control erosion along the roadway, driveways, homesite, and all other areas disturbed
as a result of the project.
c. Seeding mixtures and rates, types of sod, method of seedbed preparation, expected
seeding dates, type and rate of lime and fertilizer application, and the kind and quantity
of mulching for both temporary and permanent vegetation control measures.
d. Specific measures to ensure no erosion will occur into Gibson Creek.
e. Provisions for both short and long-term maintenance of erosion control facilities.
f. The City Engineer shall have the authority to require modifications to the submitted
Erosion Control Plan that will ensure adequate erosion control.
g. Any other elements required by local, State, or Federal law.
Impact Significance After Mitigation
Based on standard engineering practices, it is concluded that a comprehensive Erosion Control Plan
found acceptable by the City Engineer will successfully reduce all potential erosion related impacts to
levels of insignificance.
No further analysis or mitigation is recommended with respect to this issue.
Jared Hull Use Permit for Single Family Resldence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALSYUDY/MITIGAT� NBGATIVED�LARATION
9. LAND USE AND PLANNING �ess Than
Potentially Significant Less Than No
Significant y�ith Mitigation Significant Impact
Impact Incorporated Impact
Would the project:
a) Physically divide an established community? ❑ ❑ ❑ �
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over the
project (including, but not limited to the general � � � �
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation ❑ ❑ ❑ �
plan or natural community conservation plan?
Discussion: The City of Ukiah is a compact urban environment, and functions as the County seat for
Mendocino County. Commercial, residential, and industrial land uses are planned for specific areas,
as set forth in the 1995 Ukiah General Plan.
Siqnificance Criteria: Significant land use impacts would occur if the project substantially conflicted
with established uses, disrupted or divided an established community, or resulted in a substantial
alteration to present or planned land uses. Proposed project consistency with the Ukiah General Plan
and zoning and any other applicable environmental plans and policies is also evaluated in making a
determination about potential land use impacts.
Impacts: The Ukiah General Plan designates the hillside area for rural residential development. The
Hillside Zoning regulations require minimum parcel sizes to be determined by the degree of slope on
the property. Based upon staff's analysis (see Section 1 above — Aesthetics), it was concluded that
the proposed residence is located and designed in such a manner as to minimize potential visual
quality impacts. Therefore, staff is able to conclude that the project is not inconsistent with the open
space/conservation policies contained in the General Plan. No further analysis or mitigation is
recommended with respect to this issue.
No further analysis or mitigation is recommended with respect to this issue.
10. MINERAL RESOURCES �ess Than
Potentially Significant With Less Than No
5ignificant Mitigation Significant Impact
Impact �ncorporated Impact
Would the project:
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and ❑ ❑ ❑ �
the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site ❑ ❑ ❑ �
delineated on a local general plan, specific plan or
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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INITIALS�UDY/MITIGAT� N�ATIVED�LARATION
10. MINERAL RESOURCES �ess Than
Potentially Significant With Less Than No
Significant Mitigation Significant Impact
lmpact �ncorporated Impact
Would the project:
other land use plan?
Discussion: The subject property is not in an area containing any known mineral resources and the
development of the proposed residence will not cause impact to mineral resources.
11. NOISE �ess Than
Potentially Significant With Less Than No
Significant Mitigation Significant Impact
Impact Incorporated �mpact
Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the � � � �
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise ❑ ❑ � ❑
levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels ❑ ❑ � ❑
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above ❑ ❑ � ❑
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use � � � �
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or � � � �
working in the project area to excessive noise
levels?
Discussion: Aside from the various single-family residential neighborhoods, the City is generally
noisy due to its dense urban environment and the presence of major streets. However, the western
hillside area is not densely developed and therefore does not have the typical background noise
associated with a city, such as; automobile and truck traffic, collections of human voices, street
working crews and heavy equipment, etc.
The western hillside area is a mostly quiet environment that experiences the typical noises of a
natural woodland hillside setting such as those made from birds, insects, wind, etc.
• Jared Hull Use Permit for Single family Residence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.�707
i �
INITIALSRJDY/MITIGAT� NBGATIVEDBCLARATION
Significance Criteria: A project will typically have a significant noise impact if it meets any of the
following criteria:
1. Exposes people to or generate noise levels in excess of standards established in the local
General Plan or noise Ordinance.
2. Causes a substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project.
3. Causes a substantial temporary or periodic increase in ambient noise levels in the project
vicinity above levels without the project.
Impacts
The Ukiah General Plan identifies the significant noise sources in the City as transportation noise from
coming from major roadways, railroad operations, industrial plants, and airports. Single-family
residences are not identified as significant generators of noise. In fact, a single-family residence is
identified as a "noise-sensitive" land use, along with churches, libraries, hospitals, etc. The focus of
the Noise Element in the General Plan is to protect the noise-sensitive land uses from transportation,
industrial, railroad, and airport noise. It establishes noise contours around these noise sources in the
community, where typical noise can exceed the defined threshold of 60 dB (decibels). The subject
property is not situated within these noise contours.
The City Noise Ordinance establishes a maximum level of noise emanating from single family
residences to 40 decibels during the hours of 10:00 p.m. to 7:00 a.m.; 50 decibels from 7:00 a.m. to
7:00 p.m.; and 45 decibels from 7:00 p.m. to 10:00 p.m. There is no evidence that the proposed
project will exceed these noise levels.
Short-term noise impacts are expected during the actual construction of the project, but because of
the distance (approximately '/z mile) from residences below the site, it is not anticipated that these
sounds would be significant. Staff notes that several complaints concerning truck noise were received
from valley residents during the construction of the Hull residence, but these complaints were
centered on truck traffic near residences before 7:00 a.m., and were immediately addressed through
the standard noise control standards of the Ukiah Municipal Code, which are described above. Staff
anticipates that these standards will be included as standard conditions of approval for the project, but
they are not required as mitigation of an environmental impact. No further analysis or mitigation
measures are recommended with respect to this issue.
No further analysis or mitigation is recommended with respect to this issue.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:MuniS.:707
E i
I N I Tl AL S7lJ DY/M I Tl GAT� N BGATI VE D�LARATI O N
72. POPULATION AND HOUSING �essThan
Potentially Significant With Less Than No
Significant Mitigation Significant Impact
Would the project: Impact Incorporated �mpact
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example, ❑ ❑ ❑ �
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement ❑ ❑ ❑ �
housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replace�nent ❑ ❑ ❑ �
housing elsewhere?
Discussion: The project proposes the construction of one single-family home on an existing vacant
lot. This will not result in substantial population growth or the displacement of any homes or people.
Sianificance Criteria: Population and housing impacts would be significant if the project induced
substantial direct or indirect (e.g., road extensions) population growth in an area and displaced
substantial numbers of existing houses and/or substantial numbers of people, thus requiring
replacement housing elsewhere.
Impacts: The proposed project would provide additional housing stock to the Ukiah Valley, and
therefore would not have an adverse impact on housing.
No further analysis or mitigation is recommended with respect to this issue.
13. PUBLIC SERVICES �ess Than
Potentially Significant Less Than No
Significant W��Mitigation Signif�cant Impact
Impact Incorporated Impact
Would the project result in:
Substantial adverse physical impacts associated with
the provision of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
a) Fire protection? ❑ ❑ � ❑
b) Police protection? ❑ ❑ � ❑
c) Schools? ❑ ❑ � ❑
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and 59te Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
� {
(NITIALSYUDY/MITIGAT� NBGATIVED�LARATION
13. PUBLIC SERVICES �ess Than
Potentially Significant Less Than No
Significant Wi�Mitigation Significant �mpact
Impact �ncorporated Impact
Would the project result in:
d) Parks? ❑ ❑ � �
e) Other public facilities? ❑ ❑ � ❑
Discussion: Ukiah is a compact City with a full complement of public services.
Siqnificance Criteria: Impacts to public services would be significant if the project resulted in adverse
physical impacts upon capacity that would lead to construction of new public facilities or substantial
alteration to existing•governmental facilities to maintain acceptable seniice levels or performance
levels.
Impacts: The project proposes the construction of one single-family home on an existing vacant lot.
This will not result in substantial impacts to public providers. Staff discussed the proposed project with
the City Police, Parks, Utilities, and Fire Departments, as well as with the Ukiah Unified School
District.
City Police Department: Discussions with the City Police Department reveals that the proposed
project will not result in the need for additional police officers, and will not have a substantial affect on
their ability to serve the future residents of the five-parcel subdivision.
City Community Services Department: Discussions with the City Community Services Department
reveal that the proposed project will not result in the need for additional staff or park facilities, and will
not have a substantial affect on their ability to maintain the current City-owned park facilities.
City Utilities Department: Discussions with the City Utilities Department reveal that the proposed
project will not result in the need for new or expanded electrical generation sources, nor will it cause
the need for additional staff to maintain the current City-owned electric service facilities. The amount
of electricity needed by the one (1) future residence is not substantial, and is available from current
generation capacity.
City Fire Department: The City Fire Department indicated during their review of the Hull/Piffero
Subdivision project that it could provide adequate fire protection service to the future homes in the
subdivision. Fire Department review of the current proposal has revealed that the circumstances in
the subdivision are the same, and that the site can be served by fire protection personnel, provided
fire protection mitigation measures are incorporated into the design of the project. These include the
installation of a fire sprinkler system, hook-up to the water tank alarm system, defensible space
techniques with landscaping, and fire resistive roofing material.
Ukiah Unified School District: Discussions with the Ukiah Unified School District reveal that they
have the basic capacity to house and educate the minimal number of potential students generated by
the proposed single-family residence.
Mitiqation Measures:
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
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I N I TIAL SfU DY/M I TI GAT� N BGATI VE D�LARATI O N
26. All dwelling units shall be equipped throughout with fire sprinkler systems that comply with the
NFPA 13-D Standard. �
27.The applicants shall maintain around and adjacent to any such building or structure additional
fire protection or �rebreak, made by removing excessive brush, flammable vegetation, or
combustible growth other than trees for a distance of thirty (30) feet. Grasses and shrubs and
other vegetation located within thirty feet (30') of the residence that is less than 18 inches in
height above the ground may be maintained where necessary to stabilize the soil and prevent
erosion.
28. Remove that portion of any tree that extends within ten feet (10') of the outlet of any chimney
or stovepipe.
29. Provide and maintain at all times a screen over the outlet of every chimney or stovepipe that is
attached to any�replace, stove, or other device that burns any solid or liquid fuel. The screen
shall be constructed of non-flammable material with openings of not more than one-half inch in
size.
30. Disposal, including chipping, burying, burning or removal to an approved disposal facility, of
flammable vegetation and fuels caused by site development and construction, road and
driveway construction, and fuel modification shall be completed prior to completion of road
construction or final inspection of a building permit, whichever is appropriate.
31. The roof covering on any structure regulated by this ordinance shall have a minimum Class A
fire rating. Wood shingles and shakes, including fire retardant treated type, are expressly
prohibited.
32. The residence shall be integrated into the water tank alarm system.
14. RECREATION �ess Than
Potentially Significant Less Than No
Signif:cant With Mitigation Ssgnificant �mpact
Impact Incorporated �mpact
Would the project:
a) Increase the use of existing neighborhood and
regional parks or other recreational facilities such � � � �
that substantial physical deterioration of the faci3ity
would occur or be accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of � � � �
recreational facilities which might have an adverse
physical effect on the environment?
Discussion: The project does not propose the type of development which typically generates a
demand for parks and recreational facilities. The project is not expected to have an impact on existing
parks and recreational facilities within the City of Ukiah, nor would it require the construction or
expansion of recreational facilities that may have a physical effect on the environment.
No further analysis or mitigation is recommended relative to this topic.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
I }
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INIT1ALSfUDY/MITIGAT� NBGATIVEDBCLARATION
15. TRANSPORTATION/TRAFFIC �ess Than
Potentially Significant Less Than No
Signifcant With Mitigatfon Significant Impact
Impact Incorporated Impact
Would the project:
a) Cause an increase in tra�c which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e., result in a substantial � � � �
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a level
of service standard established by the county � � � � .
congestion management agency for designated
roads or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in ❑ ❑ ❑ �
location that result in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous ❑ ❑ ❑ �
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access? ❑ ❑ ❑ �
f) Result in inadequate parking capacity? ❑ ❑ ❑ �
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus ❑ ❑ ❑ �
turnouts, bicycle racks)?
Discussion: Ukiah is a rural city that is not experiencing significant population growth. However, as
the government and commercial center for Mendocino Counry, the City has been growing in terms of
commercial development. This has increased traffic and its corresponding delays at intersections,
particularly during the a.m. and p.m. peak hours. While traffic impacts are somewhat subjective in
nature, recent traffic studies show that the delays at some key intersections have substantially
increased in the past several years.
Siqnificance Criteria: According to the Ukiah General Plan Circulation Element, the minimum
acceptable level of service (LOS) on City residential streets/intersections is LOS "C." Other criteria
include whether the project would have substantial effects upon air traffic patterns; whether the project
would increase traffic hazards due to design features; whether the project has inadequate emergency
access; whether the project has inadequate parking capacity; and whether the project would create
conflicts with adopted policies, programs and plans for alternative transportation.
Impacts: Build-out of the previously approved subdivision was projected to produce an additional ten
(10) daily trips per day along the private access road, which currently experiences less than twenty
(20) trips from the current construction activities associated with one (1) single family residence and
the completed Hull residence. No other development is located on the private access road.
Jared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
3151anix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.;707
f {
�NITIALS�UDY/MITIGAT� N6GATIVED�LARATION
The main public street used to access the private road serving the project site is West Standley
Street. Field observations during both a.m. and p.m. peak hours reveal that while this street has
experienced an increase in traffic over the past several years, it is still free-flowing and without delays
at stop signs. Discussions with staff from the City Department of Public Works reveal that in their best
professional judgment, West Standley is currently operating at a Level of Service A (free flow) during
a.m. and p.m. peak hours.
According to Public Works staff, the projected additional ten (10) trips per day would not erode the
Level of Service to a level C or worse. Moreover, the estimated 10 a.m. and p.m. peak hour vehicle
trips would not erode any intersection level of service to a level deemed unacceptable by the City
General Plan. Accordingly, it is concluded that the proposed project would not have a significant
adverse impact on local traffic and circulation patterns.
No further analysis or mitigation is recommended with respect to this issue.
16. UTILITIES AND SERVICE SYSTEMS Potentially �ess Than �ess Than
Significant Significant Significant No
Impact W�th Mitigation �mpact Impact
Incorporated
Would the project:
a) Exceed wastewater treatment requirements of the � � � �
applicable Regional Water Qualiry Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of � � � �
existing facilities, the construction of which could
cause significant environmental efFects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing � � � �
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and � � � �
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the ❑ ❑ � ❑
project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with su�cient permitted
capacity to accommodate the project's solid waste ❑ ❑ ❑ �
disposal needs?
lared Hull Use Permit for Single Family Residence
Hillside Use Permit and Site Development
315 Janix Drive/001-040-73
May 22,2015 Initial Study
File No:Munis.:707
f {
INITIALSYUDY/MITIGAT� NBGATIVED�LARATION
16. UTILITIES AND SERVICE SYSTEMS Potentia��y �ess Than �ess Than
Significant Significant Significant No
Im act With Mitigation Im act Impact
P Incorporated P
Would the project:
g) Comply with federal, state, and local statutes and � � � �
regulations related to solid waste?
Discussion: Electrical service to the proposed project site will be provided by privately maintained
underground lines from West Standley Street. The City of Ukiah will provide electricity, and meter(s)
will be installed at the base of West Standley Street for access by City meter readers. The project
does not include the construction of gas lines to serve the proposed future residents.
Sianificance Criteria: Impacts to utilities and service systems would be significant if the proposed
project results in a physical need to develop new systems or causes a substantial physical alteration
to existing facilities.
Impacts: Discussions with the City Utilities Department staff reveal that the proposed project is
served by a private underground line from West Standley Street. Accordingly, the City Utilities
Department staff has indicated that the project will not result in the need for new systems, and will not
cause a substantial physical alteration to the existing City facilities. Staff is able to conclude that the
proposed project will not have a significant adverse impact on the City electrical generation and
distribution systems.
The applicants are not proposing to extend PG&E gas lines to the project site, so no impact to the gas
supply or distribution facilities would result from the project.
MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt a
monitoring and reporting program whenever they adopt an EIR or "Mitigated Negative Declaration."
The Mitigation Monitoring and Reporting Program for this Mitigated Negative Declaration require the
applicants to incorporate or comply with the Mitigation Measures listed in Attachment 1 of this
analysis and the table describing the program is included in Attachment 2.
MANDATORY FINDINGS OF SIGNIFICANCE
NOTE: If there are significant environmental impacts which cannot be mitigated and no feasible
project alternatives are available, then complete the mandatory findings of significance and attach to
this initial study as an appendix. This is the first step for starting the environmental impact report
(EIR) process.
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I N I T1 AL SRJ DY/M I T1 GA7'� N BGATI VE D�LARATI O N
Potentially Less Than Less Than No
Significant Significant With Ssgnificant Impact
Impact Mitigation Impact
Incorporated
Does the project:
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a
fish or wifdlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community, ❑ � ❑ ❑
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in ❑ ❑ ❑ �
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects)?
c) Have environmental effects which will cause
substantial adverse effects on human beings, ❑ ❑ ❑ �
either directly or indirectly?
Discussion: Based on the review of the proposed project, site and surrounding areas, potential
impacts have been identified and mitigation measures recommended in Sections 1 (Aesthetics); 3 (Air
Quality); 4 (Biological Resources); 5 (Cultural Resources); 6 (Geology/Soils); 8 (Hydrology and Water
Quality); and 13 (Public Services- Fire Protection).
RESOURCES USED TO PREPARE THIS ANALYSIS
1. Citv of Ukiah General Plan, 1995
2. The Linka4e Between Land Use, Transportation and Air Qualitv, State Air Resources Board, 1993.
3. The Land Use - Air Qualitv Linkaqe: How Land Use and Transportation Affect Air Qualitv, State Air
Resources Board, 1997.
4. Transportation-Related Land Use Strateqies to Minimize Mobile Source Emissions: An Indirect Source
Research Proiect, State Air Resources Board, 1995.
5. A Source of Air Qualitv Conditions Includinq Emissions Inventorv, Ozone Formation. PM10
Generation, and Miti4ation Measures for Mendocino Countv. CA., Sonoma Technologies, Inc.,
November, 1998.
6. General Plan Revision and Growth Management Plan Technical Report: Natural Habitat Section,
Michael W. Skenfield, October, 1991
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, I N I TI AL SYIJ D Y/M I Tl GAT� N BGATI VE D�LARATI O N
7. Soil Survev of Mendocino Countv. Eastern Part. and Trinitv Countv. Southwestern Part. California, U.S.
Department of Agriculture-Soil Conservation Service, January, 1991.
8. A Historv of the Salmonid Decline in the Russian River, Steiner Environmental Consulting, August,
1996.
9. U.S.G.S. Topographical Map, Ukiah Quadrangle, 1958 (photo inspected 1975).
10. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996.
11. City Air Photographs: 1996, 2000, and 2001
12. Hull/Piffero Subdivision Initial Study/Mitigated Negative Declaration
13. The following Technical Studies submitted by the applicants of the Hull/Piffero Subdivision project:
a. Geotechnical Engineering Investigation Report : Hull/Piffero Subdivision — Thomsen
Consulting Engineers, dated November 17, 1999
b. Design Level Geotechnical Investigation, PJC&Associates, Inc., July 17, 2006.
c. Engineering Geology Report: Hull/Piffero Subdivision, dated October 28, 1999.
d. Botanical Survey Reports: Hull/Piffero Subdivision — prepared by Gordon McBride, Ph.D,
dated September 13, 1999 and May 24, 2000.
e. Hydrology Report: Hull/Piffero Subdivision—Franz Engineering, Dated October 27, 2006
f. Visual Impact Simulation, prepared by Henry Benke, VIA, dated March 15, 2001.
g. Growth Inducement Potential Study, prepared by Franz Engineering, dated march 8, 2001.
14. Discussions with the following City staff and Agency representatives:�
A. Kevin Jennings, Fire Marshal
B. David Willoughby, Building Official
C. Ben Kageyama, Senior Civil Engineer, Public Works
D. Jimmy Lozano, Electric Utility Department
E. Trent Taylor, Administrative Captain, Police Department
ATTACHMENTS
1. Recommended Mitigation Measures
2. Mitigation Monitoring Program
3. Site Plan
4. Floor Plans
5. Elevations
6. Conceptual Landscaping Plan
7. Exterior Materials
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INITIALS7UDY/M171GAT� NBGATIVED�LARATION
Attachment 1
MITIGATED NEGATIVE DECLARATION!
INITIAL ENVIRONMENTAL STUDY
HULL SINGLE FAMILY RESIDENCE — USE PERMIT 707
Recommended Mitigation Measures
1. The proposed residence and any future accessory buildings shall be painted subdued earth-tone
colors such as shades of greens, dark tans, browns, and similar colors. The final colors selected
for the residence shall blend with the surrounding natural environment. Prior to painting any
portions of the residence, the applicants shall paint a "swatch" on one of the walls, and call for an
inspection by Planning Department Staff. The color shall be in substantial conformance with the
color evaluated herein, and shall blend with the surrounding natural environment.
2. Prior to the issuance of a Building Permit, a Final landscaping Plan shall be submitted for review
and approval by the Director of Planning and Community Development or his/her designee. The
Final Landscaping Plan shall include trees placed in such a manner as to hetp screen the
proposed residence and other components of development (road-cuts, driveways, retaining walls)
from the valley below. All required landscaping shall be planted prior to final inspection, and shall
be maintained in a viable condition to the satisfaction of the Department of Planning and
Community Development. The final Landscaping Plan shall incorporate designs derived from the
fire protection concept of defensible space.
3. The Final Landscaping Plan shall include details regarding the exterior lighting for the residence,
garden areas, and walkways. All exterior lighting shall be hooded and down-cast, and shall not
shine towards the valley below or skyward.
4. All future accessory structures shall be designed and constructed to complement the topographic
features of the site, and shall be sited in the least visible locations on the subject property. The
colors shall blend with the surround natural environment.
5. The final plans for the proposed residence shall be in substantial conformance in terms of size,
height, materials, etc. with the plans evaluated herein.
6. All existing mature trees on the subject property outside of the building footprint shall be retained
unless a professional arborist submits a report to the City Planning Director indicating that specific
trees are dead or diseased. For every one tree removed, finro new trees shall be planted in the
same general location.
7. All activities involving site preparation, excavation, filling, grading, road construction, and building
construction shall institute a practice of routinely watering exposed soil to control dust, particularly
during windy days.
8. All inactive soil piles on the project site shall be completely covered at all times to control fugitive
dust.
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INITIALSYUDY/MITIGA'f� NBGATIVED�LARATION
9. All activities involving site preparation, excavation, filling, grading, and actual construction shall
include a program of washing off trucks leaving the construction site to control the transport of
mud and dust onto public streets.
10. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be
used for earth moving operations.
11. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous
gusts) exceed 25 miles per hour.
12. If, during site preparation or construction activities, any historic or prehistoric cultural resources
are unearthed and discovered, all work shall immediately be halted, and the City notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional
archaeologist to perform a �eld reconnaissance and to develop a precise mitigation program if
deemed necessary.
13. Any new cut and fill slopes along the existing access road necessary for the minor road widening
shall match the existing slope gradient. No cut and fill slopes shall exceed 1.5H:1V in gradient,
and disturbed slopes shall be planted with deep rooted groundcover. All cut and fill slopes shall
be mulched and seeded at the completion of construction to the satisfaction of the City Public
Works Director/City Engineer.
14. Areas to be graded for building construction shall be cleared of artificial fills, vegetation, roots, and
loose soil containing organic matter. Surface strippings or other soils containing organic materials
cannot be used as fill except in landscape areas.
15. Areas to receive fill flatter than 5H:1 V shall be prepared by removing the weak and compressible
surface soils as determined by the geotechnical engineer in the field with concurrence by the City
engineer. Prior to placing any fill material, it shall be inspected and approved by the geotechnical
engineer, and a report shall be submitted to the City Public Works department for review and
approval.
16. The residence shall be supported by drilled concrete cast-in-place pier and grade beam
foundation as described in the Design Level Geotechnical Investigation prepared by PJC &
Associates, Inc and dated July 17, 2006
17. Existing fill soils in areas to be constructed with slab-on-grade foundations shall be removed and
recompacted as described in the Design Level Geotechnical Invesfigation prepared by PJC 8�
Associates, Inc and dated July 17, 2006.
18. Any fill placed on slopes steeper than 5H:1 V shall be keyed into the existing slope in accordance
with the requirements of Chapter 33 of the Uniform Building Code, 1997 Edition.
19. A professional/certified soil engineer shall routinely inspect all grading work on the project site.
Field density tests must be taken during grading in order to evaluate the adequacy of the
contractor's work. After grading is completed and the soil engineer has finished the observation of
the work, no further excavation or filling shall be done except with the approval of and observation
of the soil engineer in consultation with City Public Works Department staff. The contractor shall
be responsible to prevent erosion and water damage of the graded area and adjoining areas
during construction.
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INITIALS7UDY/MITIGAT� NBGATIVED�LARATION
20. All retaining walls shail be designed to resist an active lateral soil pressure of 60 pcf as well as all
other design recommendations described in the Design Level Geotechnical Investigation prepared
by PJC &Associates, Inc and dated July 17, 2006.
21. All final grades shall be provided with positive gradients away from foundations to provide rapid
removal of surface water runoff to an adequate discharge point. The use of continuous roof
gutters is recommended to accomplish water removal.
22. Surface drainage around building sites shall be directed into natural watercourses, gullies or
swales. The outlets for the building site surFace drainage features shall be constructed with riprap
material or other lining materials with prior approval by the City Engineer.
23. The driveway shall be graded with a cross slope of 1% to 2%from the upsiope to downslope side.
Water shall be directed to flow across the road rather than channeling it into inboard ditches to
decrease surface erosion.
24. Riprap or other lining materials approved by the City Engineer shall be placed at both the
entrances and outlets of all culverts to reduce erosion to insignificant amounts. All surface runoff
shall be directed around cut and fill slopes with riprap lined ditches or underground pipes to
suitable outlets in nearby natural watercourses.
25. All grading activities on the site shall be conducted consistent with a Grading Plan for all disturbed
areas which shall be submitted to the City Public Works Director/City Engineer for review and
approval prior to the commencement of any grading activities.
26. Prior to any site preparation, excavation, filling, roadwork, grading, or construction activities, the
applicants shall submit, and have approved by the City Engineer; a comprehensive Erosion
Control Plan prepared by a Registered Civil Engineer. The comprehensive Erosion Control Plan
shall include, but not be limited to the following:
a. A description of the sequence of construction of the development site stripping and
clearing; rough grading; construction of utilities; infrastructure, and buildings; and final
grading and landscaping). The sequencing shall identify the expected date on which
clearing will begin; the estimated duration of exposure of cleared areas, areas of
clearing, installation of temporary erosion and sediment control measures, and
establishment of permanent vegetation.
b. A description of all erosion and sediment control measures necessary to adequately
control erosion along the roadway, driveways, homesite, and all other areas disturbed
as a result of the project.
c. Seeding mixtures and rates, types of sod, method of seedbed preparation, expected
seeding dates, type and rate of lime and fertilizer application, and the kind and quantity
of mulching for both temporary and permanent vegetation control measures.
d. Specific measures to ensure no erosion will occur into Gibson Creek.
e. Provisions for both short and long-term maintenance of erosion control facilities.
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INIIIALS7UDY/MITIGAT� NBGATIVED�LARATION
f. The City Engineer shall have the authority to require modifications to the submitted
Erosion Control Plan that will ensure adequate erosion control.
g. Any other elements required by local, State, or Federal law.
27. All dwelling units shall be equipped throughout with fire sprinkler systems that comply with the
NFPA 13-D Standard.
28. The applicants shall maintain around and adjacent to any such building or structure additional
fire protection or firebreak, made by removing excessive brush, flammable vegetation, or
combustible growth other than trees for a distance of thirty (30) feet. Grasses and shrubs and
other vegetation located within thirty feet (30') of the residence that is less than 18 inches in
height above the ground may be maintained where necessary to stabilize the soil and prevent
erosion.
29. Remove that portion of any tree that extends within ten feet (10') of the outlet of any chimney
or stovepipe.
30. Provide and maintain at all times a screen over the outlet of every chimney or stovepipe that is
attached to any fireplace, stove, or other device that burns any solid or liquid fuel. The screen
shall be constructed of non-flammable material with openings of not more than one-half inch in
size.
31. Disposal, including chipping, burying, burning or removal to an approved disposal facility, of
flammable vegetation and fuels caused by site development and construction, road and
driveway construction, and fuel modification shall be completed prior to completion of road
construction or final inspection of a building permit, whichever is appropriate.
32. The roof covering on any structure regulated by this ordinance shall have a minimum Class A
fire rating. Wood shingles and shakes, including fire retardant treated type, are expressly
prohibited.
33. The residence shall be integrated into the water tank alarm system.
Jared Hull Use Permit for Single Family Residence
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INITIALS7UDY/MITIGA'f� NBGATIVEDBCLARATION
Attachment 2
MITIGATED NEGATIVE DECLARATION/
INITIAL ENVIRONMENTAL STUDY
HULL SINGLE FAMILY RESIDENCE — USE PERMIT 06-44
Mitigation Monitoring Program
MITIGATION MONITORING HOW AND WHEN VERIFICATION FUNDING
MEASURES RESPONSIBILITY RESPONSIBILITY
Aesthetics Applicant with Staff During Final Design Planning Applicant
Measures 1-6 Oversight of Single Family Department Staff
Residence and
Landscape Plan
Air Quality Applicant with Staff During All Phases of Planning and Applicant
Measures 7-11 Oversight Construction Public Works Staff
Cultural Applicant/Contractor During All Phases of Planning and Applicant
Resources Grading and Building Staff
Measure 12 Construction
GeologiclSoils Applicant with Staff Contracting with Public Works Staff Applicant
Measures13-25 Oversight consultants during
various phases of
site preparation and
construction
Hydrology and Applicant with Staff During All Phases of Planning and Applicant
Water Quality Oversight Grading and Building Staff
Measure 26 Construction
Fire Protection Applicant with Staff During All Phases of Fire Marsha! Applicant
Measures 27-33 Oversight Grading and
Construction
Jared Hull Use Permit for Single Family Residence
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` ° o�� ° PJC & Associates, Inc.
Consulting Engineers & Geologists RECE11/Ep
JAN � $ 2015
CITY OF UK1AH
January 3, 2013 H���P��}������
Dave Hull Insurance Agency
Attention: Dave Hull
376 East Gobbi Street, Suite A
Ukiah, CA 95482
dhull(�Ufarmersagent.com
Subject: Update of Geotechnical Report
Proposed Residence
315 Janix Drive
Ukiah, California
References: Report titled, "Report, Design Level Geotechnical Investigation, Proposed
Residence, Hull-Piffero Minor Subdivision, Parcel 2, Ukiah, California,"
prepared by PJC & Associates, Inc., dated July 17, 2006.
Draft Topographic Map, Preliminary Road and Pad layout at Janix Drive,
Ukiah, dated November 16, 2012, no author.
Preliminary F1oor Plan, undated, no author.
Dear Dave:
PJC & Associates, Inc. (PJC) is pleased to submit this updated report for the proposed
residence located at 315 Janix Drive in Ukiah, California.The site corresponds to the
geographic coordinates of 39.1437° N and 123.2291° W. Our services were completed in
accordance with our agreement and your authorization to proceed with the work. The
purpose of our work was to review the above referenced geotechnical report, perform a
site reconnaissance and develop updated geotechnical recommendations and criteria for
design and construction of the project. Based on the results of our work, we judge that
the project is feasible from a geotechnical engineering standpoint provided the
geotechnical recommendations and design criteria presented in this report and previous
report are incorporated in design and construction of the project.
l. PROJECT DESCRIPTION
Based on a preliminary floor plan and partial topographic map provided by you, it
is our understanding that the proposed project will consist of constructing a new
single-famil�� residence at the subject site. The residence ���ill consist of a sinQle-
stor�•. ��•ood-frame structure «�ith a concrete sf�tt�-on-arade flaor. The project ���ill
Main Office • 706 Portal Street, Surte B, Cotati, CA 94931 • 707-792-9221 • Fax 707-792-1747
Sonoma Branch • PO Box 469, Sonoma, CA 95476 • 707-935-3747 • Fax 707-935-3587
._.... .
� ' �, ' t �
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be serviced by underground municipal utilities. It is our understanding that the
residence will be constructed east and adjacent to Janix Drive on a generally level
building pad.
Structural loading information was not available at the time of this report. For our
analysis, we anticipate that structural foundation loads will be light, with dead
plus live continuous wall loads less than two kips per lineal foot (pl fl and dead
plus live isolated column loads less than 50 kips. If these assumed loads vary
significantly from the actual loads, we should be consulted to review the actual
loading conditions, and if necessary, revise the recommendations of this report.
Site grading plans or finish floor elevations were not available at the time of this
updated report. Based on information provided by you, it is our understanding
that site grading will consist of lowering the pad grade by cutting up to five feet to
achieve the finish pad grades and provide adequate gradients for site drainage.
We anticipate that retaining walls will be required for the project.
Z. PREVIOUS WORK
PJC previously performed a geotechnical investigation at the site and presented
the results in a written report, dated July 17, 2006. Since that time, the project has
been revised. This report updates the previous geotechnical report to reflect the
current architectural design and the new building pad location.
3. SCOPE OF SERVICES
The purpose of our current scope of work was to review the preliminary design
and geotechnical report, and provide updated geotechnical recommendations and
criteria for design and construction. Specifically, the scope of our services
consisted of the following:
a. Review the previous geotechnical report.
b. Observe the site geologic conditions by excavating one exploratory test pit
to a depth of eight feet below the existing ground surface. Our
engineering geologist was on site to observe the soil, bedrock and
groundwater conditions, and to obtain samples for visual classification.
c. Engineering analyses to develop updated geotechnical recommendations
and criteria for design and construction of the project. The geotechnical
recommendations and design criteria presented in this report are intended
to supersede the recommendations and criteria of the previous report,
based on the new architectural design schemes and additional geotechnical
data. All other recommendations and criteria presented in the previous
report are to remain valid for the project.
.
a
. �
, 3
d. Preparation of this formal report summarizing our work on this project.
4. WORKED PERFORMED
On December 11, 2012, we explored the subsurface conditions at the site by
excavating one exploratory test pit to a depth of eight feet. The pit encountered
two and one-half feet of artificial fill overlying sandstone bedrock that extended
to the maximum depth explored.
The fill consisted of a loosely compacted clayey sand that appeared moist and fine
to coarse grained. Underlying the fill, sandstone bedrock was encountered. The
upper portion of the sandstone appeared highly fractured, soft and friable. At five
feet, the hardness and strength appeared to increase with depth.
No groundwater or seepage was encountered during our investigation on
December 11, 2012. No springs or surface seepage was observed at or near the
site. No ponding water was observed at or near the site.
5. CONCLUSIONS
Based on the results of our supplemental investigation, it is our opinion that the
site geotechnical conditions are relatively consistent with the conditions
previously encountered at the site. We judge that the project is feasible from a "
geotechnical engineering standpoint provided the recommendations and
geotechnical criteria of this updated report and previous reports are incorporated
into design and construction of the project. The primary geotechnical
consideration is the presence of loosely compacted artificial fill that is unsuitable
for support of foundations and non-structural concrete slabs-on-grade.
The bedrock has good strength and is relatively incompressible for the anticipated
foundation loads of the structure. It is our understanding that grading of the pad
will remove the top five feet of surface materials and expose bedrock. Therefore,
we judge that the structure may be supported on spread footings founded on firm
sandstone bedrock. Further, we judge that non-structural slabs-on-grade may be
used provided they are founded on the sandstone bedrock.
The following sections present updated geotechnical recommendations and
criteria for design and construction of the project.
6. FOUNDATIONS: SPREAD FOOTINGS
a. Vertical Loads. The residence may be supported by conventional spread
footings founded at least 12 inches into competent sandstone bedrock, as
determined by the geotechnical engineer in the field during construction.
Continuous �vall footings should be a minimum of 12 inches wide.
Isolated column footings should be a minimum of 1� inches square. All
1 � ' � T.
� , 4 �
footings should be reinforced. The footings may be designed for a
maximum dead plus live allowable bearing pressure of 2500 pounds per
square foot(ps�.
The allowable soil bearing pressure is a net value. The weight of the
foundation and backfill over the foundation may be neglected when
computing dead loads. The allowable soil bearing pressure may be
increased by one-third for transient applications such as wind and seismic
loads.
b. Lateral Loads. Resistance to lateral forces may be computed using friction
or passive pressure. A friction factor of 0.35 is considered appropriate
between the bottom of concrete structures and the bearing bedrock. A
passive pressure equivalent to that exerted by a fluid weighing 350 pounds
per square foot per foot of depth {psf/ft) is recommended. Unless
restrained at the surface, the top six inches should be neglected for passive
resistance.
Footing concrete should be placed neat against undisturbed bedrock.
Footing excavations should not be allowed to dry before placing concrete.
If shrinkage cracks appear in the footing excavations, the bedrock should
be thoroughly moistened to close all cracks prior to concrete placement.
Seven feet of horizontal confinement should be provided between the
bottom of the footings and the face of the nearest slope.
c. Settlement. Total and differential settlements of foundations founded on
bedrock should be small and within tolerable limits.
7. RETAINING WALLS
a. Static Lateral Earth Pressures. Retaining walls free to rotate on the top
should be designed to resist active lateral earth pressures. If walls are
restrained by rigid elements to prevent rotation or supporting compacted
engineered fill, they should be designed for "at rest" lateral earth
pressures.
Retaining walls should be designed to resist the following earth equivalent
fluid pressures (triangular distribution):
Active Pressure (level backfill),.__...._..40 pcf(poundslcubic foot)
Active Pressure (sloping backfill)____._55 pcf(steeper than 30%)
At Rest Pressure (level backfill) __,_.__55 pcf
At Rest Pressure (sloping backfill).____70 pcf
{ �
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� � 5
b. Pseudostatic Pressure. The horizontal pseudostatic force acting upon the
retaining wall during a seismic event should be calculated from the
following equation.
PE = 17. 0 H'
where, PE = Pseudostatic Force (lbs)
H = retained height (ft)
The location of the pseudostatic force is assumed to act at a distance of
0.67H above the base of the wall.
Static and pseudostatic pressures listed above do not include surcharge
loads resulting from adjacent foundations, traffic loads or other loads. If
additional surcharge loading is anticipated, we can assist in evaluating
their effects.
c. Dra_ inage. We recommend that a backdrain be provided behind all
retaining walls or that the walls be designed for full hydrostatic pressures.
The backdrains should consist of four-inch diameter SDR 35 perforated
pipe sloped to drain to outlets by gravity, and of clean, free-draining,
three-quarter to one and one-half inch crushed rock or gravel. The
crushed rock or gravel should extend 12 inches horizontally from the back
face of the wall and extend from the bottom of the wall to one foot below
the finished ground surface. The upper 12 inches should be backfilled
with compacted fine-grained soil to exclude surface water. A Mirafi 140N
filter cloth should be placed between the on-site native material and the
drain rock to prevent clogging. If Class 2 permeable drain rock is used the
filter fabric may be omitted.
$. SEISMIC DESIGN
Based on the United States Geological Survey Earthquake Hazards Program, the
following Mapped Acceleration Parameters should be used in seismic design.
Based on criteria presented in the 2010 edition of the California Building Code
(CBC) and ASCE (American Society of Civil Engineers) STANDARD
ASCEISEI 7-05, the following Site Class and Site Coefficients should be used:
. [
6 T.
a. Site Class: C
b. Mapped Acceleration Parameters: S5= 0.823
' S1= 1.0
c. Site Coefficients: Fa= 1.00
F,,= 1.3
9. SI.ABS-ON-GRADE
Non-structural slabs-on-grade may be used in living areas provided they are
constructed on competent bedrock. The slab subgrade should be moisture
conditioned to within two percent of optimum moisture content and rolled to
provide a firm and unyielding subgrade. The subgrade should not be allowed to
dry.
Slabs-on-grade should be at least four inches thick and underlain by a four-inch
layer of compacted clean gravel or crushed rock. The rock will serve as capillary
break; however, moisture may accumulate in the base course. Therefore, a plastic
vapor barrier of at least ten-mil thickness should be provided over the rock where
moisture protection is desired. A slab underdrain should be used to reduce the
risk of hydrostatic uplift. To aid in curing the concrete and to protect the vapor
barrier against puncture, the vapor barrier should be covered by a two-inch layer
of moistened sand. To control cracking, the slabs should be reinforced as
determined by the project structural engineer.
10. ADDITIONAL SERVICES
Upon completion of the project plans, they should be reviewed by our firm to
determine that the design is consistent with the recommendations of this report.
During the course of this investigation, several assumptions were made regarding
development concepts. Should our assumptions differ significantly from the final
intent of the project designers, our office should be notified of the changes to
assess any potential need for revised recommendations. Observation and testing
services should also be provided by PJC to verify that the intent of the plans and
specifications are carried out during construction; these services should include
observing the foundation excavations and drainage installation.
These services will be performed only if PJC is provided with sufficient notice to
perform the work. PJC does not accept responsibility for items we are not
notified to observe.
. �
. � c
� . , 7
We trust that this is the information you require at this time. If you have any questions
concerning the content of this letter, please call.
Sincerely,
PJC ASSOC TE NC. ��r�ESS/p�y��
' Q�Q`G�J. Cp���,���\
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y a.� 3 m �
-atrick J. Con ay � ����� ���
Geotechnical E i eer d Qy *f'
GE 2303, California *Tq��TECH��q��;�
OF CA�
PJC: mh
cc: Jared Hull
s
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r � -- --. _...._ ��. .,. ..,.. s�� �.,� JJ�., rir� �02
- . �
� ` �,t�c�ch�men� #
� Yisua//mpact.4na/ys�s
� P.O.BGx 1420
Novolo.CA 94948
Tel:475 BD7 b505
Far 415 897 3373
RECEIV��
February 22,2001
JAN � S 20��i
Dave Hull CrtY oF ux�n?
275 W.Gobbi St. �UII'DiNG/PLAriNI1�iGDEPnI��i'tylE1Y7'
Ukieh,CA 95482
A Proposal For Providing Computer Aided Photomontages For The Piffero/Hull MaJor Subdivi�on 98-
� 37
Dear Mr.Hull:
As a result of ineeting with you and our site visit as well as revicwing the assvciated information, Visual
�P��YS�S(vI�►)proposes the following scope of work,which will be summariud in a costs table.
1. Develop a 3D di�ta] terrain model (DT1Vn of the site and ptop�sed structures. The structures will be
repcescnted as masses. This 3D CAD model may be oriented and scaled as needed,then plotted in 3D
perspective from any posirion or potendal viewpoint. The DTM serves as the baseline data for any
subsequent photo-simulation studies. The DTM will be based upon project drawings and mapping
supplied by the project engineer or project sponsor.
2. Produce photo-simulations&om three(3)viewpoints.This relies on work product#1.
Methodology
1.Viewpoint Phot�ranhv.The project sponsor will supply viewpoint photography.It is Via's understanding
that the viewpoints were taken with a SOmm lens,which corresponds to undistoried human vision.
2.Di�tal Terrain Model/Data Analysis. This 3d surface model when oriented arcording to the viewpoint
position coordinates will provide line-of-sight, general visibility and scaling information for the
photomontages. Moreover, the DTM allows add.itional viewpoints to be rapidly analyzed and simulated if
necessary.The DTM will be assembled as follows:
VIA will use digitized contours supplied by the pr�ject engineers.VIA will then introduce CAD structures into
the database.The DTM structures will be simple building envelopes.
3.Photo-Simulation Praduction.VIA proposes to generate one"before"(existing conditions)photograph,and
two"after"photomontages for each viewpoint.The"before"views will be unaltered and unmarupulated,and
will be provided for comparison pwposes.The"a.ftec"views will contain proposed project structures,digitally
photomontaged into the site as well as another view with proposed landsca}�ing at a maturity of 10 yeazs for a
total ofthree images per viewpoint se�Structures will be rendered 3D digital models digitally montaged into
the viewpoint photos. The simuladons will be provided on CD-ROM. Also 8.5"x 11"color proofs will be
provided at no cost.
�-i-
�
1�:_,-�.-.�.,a,-a�'�i ;.' --------
Visual Impact Analysis .
These photos accurately represent what Lot 2, 315 Janix Dr of the Hull/Piffero
Subdivision will look like. The home I am proposing will be much less visible
then the homes in the visual impact analysis completed in 2002 in the
Hull/Piffero subdivision as they were 2500 sq ft homes with 3 car garages.
My residence sq ft is 1997' with a 3 car garage thus making it less visible from
the valley.
My Plan also is very similar and yet smaller than the house plan proposed and
approved in approximately 2007 by the Thomas Family.
Jared Hull
�ECEIVED
MAR 0 4 2015
CITY OF UKIAH
BU[LDIIVG/PLANNINC DEPART1yENT
� 1/isua//mpact Ana/ysis
P.O Box 1926
Novato,CA 94948
Tel:415 897 5505
Far.415 897 3373
Methodology Used For the Piffero/Hull Subdivision Visual Impact Simulations
Viewpoint locations for analysis were chosen in three public view comdors. These public
locations are:
1. From near the airport frontage looking northerly toward the site.
2. From State Street at the center of town across the park looking up toward the site.
3. From 101 frontage near Ford St. looking southwest at the site.
The area is densely wooded and required the development of 3D Digital Terrain Model
(DTM)to determine quantitative information. The 3D surface model when oriented
according to the viewpoint position coordinates provides line-of-sight, general visibility
and scaling information.
The proposed structures are built as a digital scale model from the project architectural
drawings of the Hull residence, which is a 1-story home. The model is inserted and
scaled to the Digital Terrain Model in accord with project plans and maps.
Conservative earth tone colors were used for the house renderings to demonstrate project
intentions. Versions of the simulations using houses rendered with all white body color
(except windows) and light gray roofs were also produced to show the extreme case.
Digital tree masses were added to the 3D Tenain Model using the above methods of
scaling and were placed according to tree locations on the site plan. The assumed tree
size is a combination of 30'-60'tall and 11'-16' in width. This is judged to be an average
tree height for the site and surrounding areas. Many trees exceed this as well as Fir trees
exceeding 120'. One plot with trees was generated with trees continuing to property
boundaries and slightly beyond to indicate the trend to full density if all trees were
plotted including those beyond lot and property lines.
In each instance trees were removed where development would occur according to
project documents. Moreover the projected landscape growth local to the proposed homes
was shown as well as the overwhelming amount of natural screening.
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Attachmer�� �'
Public Works Department
300 Seminary Avenue
, Ukiah, CA 95482
���� � Email: bkaqevama(a�citvofukiah.com
Web:www.citvofukiah.com
Phone: (707)463-6284
Fax: 707 463-6204
Low Impact Development Technical Design Manual Applicability Determination
Project Information
PROJECT NAME: APPLICATION NUMBER: SUBMITfAL DATE:
�►�►1 Ust. Pc�m�-1� -5; F�m� R�S: �o--� o� a� ao,s
PROJECT ADDRESS(STREET,CITY,STATE,ZIP) AP NUMBER(S�:
3�5 Jan�x pr o0► - 040 - �3
APPLICANT(OWNER/DEVELOPER)NAME: PHONE N0: FAX N0: E-MAIL ADDRESS:
.S�Qd {�lu� �d) -468-�500 �o�-4b�. -�So6 �ar�dE µc�;n � c.��thc0•
APPLICANT/Al1THORIZED AGENT AD�RESS: CITY: STATE(ZIP:
3 �(� E • �o�lr� � 5 -!- � A V lG;d-�— 4 S� t��
ENGINEER NAME: PHONE N0: FAX N0: E-MAIL ADDRESS:
�
ENGINEERMAiuIYO/1L - ITY; JIMIGLIP. •
TYPE OF PROJECT(CHECK ALL THAT APPLY):
❑ SITE DEVELOPMENT PERMIT ❑ USE PERMIT ❑ SUBDIVISION
❑ GRADING PERMIT ❑ BUILDING PERMIT ❑ OTHER
Staff Use Onl
Exem t Pro'ects check all that a I
A licable Pro'ect Tri er Notes
Effective Date:Projects submitted prior to lune 19, City Council adopted resolution 2014-27 directing staff to
2014. implement the Low Impact Development Design Manual
as required by the National Pollution Discharge
, I J� Elimination System(NPDES)Permit No.CA0025054 at its
Nf ineeting the night of June 18,2014 with the resolution
effective upon adoption. Therefore,the resolution
applies to projects submitted on or after lune 19,2014.
Maintenance:Routine maintenance activities that are This exemption includes activities such as overlays
t � conducted to maintain original line and grade,hydraulic and/or resurfacing of existing roads or parking lots as
N capacity,and original purpose of facility. well as trenching and patching activities.
Emergency: Emergency redevelopment activities The Regional Water Quality Control Board must agree
� required to protect public health and safety. that the activities are needed to protect public health
and safety to qualify for this exemption.
Public Utilities:Projects undertaken to install or reinstall This exemption applies to public utilities,such as sewer
� � public utilities and do not include any additional street and water,only.
or road development or redevelopment activities.
Reconstruction by Public Agencies: Reconstruction This exemption applies to public agency wok only.
projects,undertaken by a public agency,of street or "Reconstruction"is defined as work that replaces surface
�[' �� roads remaining within the original footprint and less down to subgrade. Street width is measured from face-
��� than 48 feet wide. of-curb to face-of-curb.
Pedestrian and Bike Paths: Standalone pedestrian
pathways,trail,and off-street bicycle lanes.
� �
Staff Use Onl
Pro'ects that Tri er/Non-Exem t Pro'ects check all that a I
A licable Pro ect Tri er Notes
Size:All development that creates or repiaces a Reroofing of an existing building is considered a maintenance
�/� combined total of 1 acre or more of impervious activity and is exempt.
surfacel.
Parking Lots: Parking lots with 25 or more
��� parking spaces or 10,000 sf of new or replaced
impervious surFace.
Street,Road,Highway,Freeway:Street,road, Overlays,resurfacing,trenching,and patching is considered a
highway,or freeway construction or maintenance activity and is exempt.
l � reconstruction,creating or replacing than "Reconstruction"is defined as work that replaces the road surface
�" '� 10,000 square feet or more of imperuious down to subgrade.
surFace.
Number of Dwellings:All development that
'� � includes four(4)or more dwelling units.
Impervious Surface :Industrial parks,
commercial strip malls,retail gasoline outlets,
� �� restaurants,or automotive service facilities
creating or replacing 10,000 square feet or
more of impervious surFacel.
Y. lmpervious surface!s defined as an area that has been modified in such a way as to reduce storm water runoff capture,treatment and
percolation into underlying soils. For example,such surfaces include roaftops,walkways,plastic liners,and parking areas. Permeable pavement
shall be considered impervious if they have subdreins. Structurel areas that are covered under a green or eco-roof shall not be considered
impervious surface.
Staff Determination
PROIECT EXEMPT FROM LID DESIGN MANUAL , ❑ PROIECT TRIGGERS(IS NOT EXEMPT FROM)LID DESIGN MANUAL
PU IC ORKS.STAF �51 ATURE�: DATE OF DET RMIN ION:
� �b ��
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��
1 • Applicant has photographs of other facade design concepts that could be used on the
2 wool mill building.
3 • The project can be brought back for further review if this is the preference of the DRB.
4 The facade is a significant element and a major component of the Project.
5
6 Member Hawkes:
7 • Supports DRB approve the Project with recommendations to the Planning Commission.
8
9 M/S Hawkes/Nicholson DRB approve the Project, as presented with the recommendation that
10 the facade be considered 'influx' at this point and that the applicant bring some other design
11 options to the Planning Commission and to make it clear the DRB was not 100% in favor of this
12 particular aspect of the Project. (Motion carried 4-0).
13
14 Member Nicholson:
15 • Applicant did a good job describing the Project both graphically and with the narrative
16 that fully explains the intent of the Project.
17
18 �76. ated H�II Use �ermit`for"Single�Family Residence =-Hillside,+Project;,,315.Janix
19 _Dri , .i .:. , eview.an co e i to. .annmg �ommission'�on*ai�Use
20 '�RPe mit�tosconstruct�a=1�,997�squa�foot'.�single:�family.=res�nce`;and�795 square foot
,_...-.�...___.
21 attached garage at 315 Janix Drive, APN 001-040-73. The exterior would incluiie earth
22 tone painted stucco siding, a metal roof, and landscaping. The site is accessed by an
23 existing private asphalt paved road. Since the property is located in the Hillside District,
24 Planning Commission review and approval of a use permit is required for new
25 construction.
26
27 Assistant Planner Johnson:
28 • Referred to the staff report and accompanying attachments 1, 2 and 3 that provides a
29 project description, visual renderings that are intended to show what the Project would
30 look like from the Valley floor from Alex Thomas Jr. Plaza, copies of the proposed color
31 schemes and materials, site plans, and hydrology report.
32 • Explained the history of the Hull/Piffero subdivision.
33 • The applicant is not present.
34
35 The DRB acknowledged the Project but did not review the Project and/or make comments in
36 detail.
37
38 DRB:
39 • Asked to see a colors and materials board.
40 • Requested the applicant provide more information about the Project details as to
41 elevations, water/sewer infrastucture, colors/materials, landscaping, etc. and with
42 possibly visiting the site with the applicant and have a discussion.
43 • Would like more information regarding the Hillside zoning district regulations concerning
44 development.
45 • Asked about how many of the remaining lots of the Hull/Piffero subdivision are buildable/
46 can be developed.
47 • Provide accurate visual renderings/simulations showing the location of the proposed new
48 residents and what it would look like from various locations on the Valley floor.
49 • Requests applicant come back to the DRB for a more comprehensive look at the Project.
50
51 7. MATTERS FROM THE BOARD:
52 Asked if the DRB would be willing to have another special meeting on March 26, 2015 at 3:00
53 p.m. to review preliminary plans for a new Chapole restaurant in the City.
54
Design Review Board Mar�l 1 ,2015_
Page�7_��.��
. . .,- ,--�....
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��.'fp,.. tah City of Ukiah, CA
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�': Design Review Board
_�_�
i
z MINUTES
3
4 Regular Meeting April 9, 2015
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Vice Chair Liden called the Design Review Board meeting to order
8 at 3:00 p.m. in Conference Room#5.
9
10 2. ROLL CALL Present: Vice Chair Tom Liden, Alan Nicholson,
11 Howie Hawkes, Colin Morrow
12
13 Absent: Nick Thayer
14
15 Staff Present: Charley Stump, Planning Director
16 Michelle Johnson, Assistant Planner
17 Cathy Elawadly, Recording Secretary
18
19 Others present: Dave Hull
20 Jared Hull
21
22 3. CORRESPONDENCE:
23
24 4. APPROVAL OF MINUTES: The minutes from the March 26, 2015 meeting will be
25 available at the May 14, 2015 meeting for review and approval.
26
27 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
28
29 The DRB is required by the City Code to review and make a recommendation on all Site
30 Development Permit applications.
31
32 6. NEW BUSINESS:
33 6A. Jared Hull Use Permit for Single Family Residence — Hillside Project, 315 Janix
34 Drive (File No.: 707): Review and recommendation to Planning Commission on a Use
35 Permit to construct a 1,997 square foot single family residence and 795 square foot
36 attached garage at 315 Janix Drive, APN 001-040-73. The exterior would include earth
37 tone painted stucco siding, a metal roof, and landscaping. The site is accessed by an
38 existing private asphalt paved road. Since the property is located in the Hillside District,
39 Planning Commission review and approval of a use Permit is required for new
40 construction.
41
42 Assistant Planner Johnson provided DRB with project comments from Member Thayer that are
43 included in the minutes as attachment 1.
44
45 Planning Director Stump introduced the proposed Project and provided background information
46 about the Hull/Piffero subdivision parcels and corresponding residential developments in the
47 Western Hills of Ukiah:
48 • The project requires a Use Permit as opposed to a Site Development Permit since the
49 proposed development is located in the Hillside Combing Zoning district(Hillside (R1-H)
50 that requires approval of a Use Permit for new residential development.
51 • The Planning Commission is required to approve a Use Permit to determine the project
52 will not have an adverse impact on the health, safery and general welfare of persons.
Design Review Board April 9,2015
Page 1
r
1 The City does not have the authority to require approval of a site development permit in
2 this regard unless the project is found to cause adverse impacts to health, safety and
3 general welfare.
4 • The DRB is asked to comment on the design aspects of the project as a courtesy. Of
5 impo�tance is DRB's comments related to the colors/materials, architectural features,
6 landscaping and the siting of the house that has a'stepped-down'design.
7
8 Vice Chair Liden:
9 • Requested clarification the proposed project is subject to the Hillside zoning regulations?
10 • Asked about the excavations that have transpired over the years since the Hull/Piferro
11 subdivision was approved.
12 • Asked about the water supply?
13
14 Planning Director Stump:
15 • Confirmed the project is subject to the Hillside zoning regulations.
16 • A major subdivision was approved for potential development of certain parcels in the
17 western hills in the early 2000s where three homes have been built with approval for
18 another home that has not yet been constructed.
19 • All homes constructed in the Hull-Piffero subdivision were closely evaluated with regard
20 to environmental issues/concems, safety, aesthetics, landscaping/landscaping
21 maintenance, and/or other related Hillside zoning/subdivision compliance issues
22 including photographic simulations in association of what the subdivision would look like
23 visually from the Valley floor/other key areas at buildout.
24
25 Jared Hull,Applicant:
26 • Referred to the site plans and advised of a revision related to the roof deck.
27 • The intent of the design is to make certain the home blends in with the hillside
28 environment as much as possible.
29 • Talked in more detail about the 'stepped-down' design concept, building heighUfootprint,
30 and color scheme/materials proposed for the residence and as provided for in his project
31 description that is included in the staff report.
32 • The footprint of the proposed house is less than his father's home and the home that was
33 built for his grandfather that are both located in the same approved subdivision. As such,
34 his home should a lot less visible than the existing homes.
35
36 Member Hawkes:
37 • Asked if the applicanYs proposed residential unit is the last that can be built as part of the
38 Hull/Piferro subdivision.
39 • Asked about access to the walk-on deck?
40 • With the proposed design, it is unlikely the roof will be seen at all.
41 • Will the interior ceilings inside the house be pitched?
42
43 Dave Hull, Property Owner in the Hull/Piferro subdivision:
44 • Development in the Westem Hills has been a tedious process and has come a long way.
45 • The proposed design for the house is very similar to the Thomas project approved by the
46 Planning Commission in 2007.
47 • The proposed house would be equally as visible as far as `the site is concerned' as those
48 of the two existing homes nearby, but less visible overall from the Valley floor because it
49 will be built more into the hillside unlike the existing homes. His home and that of his
50 father's were buift on a flat pad rather than into the hillside.
51 • Confirmed Ric PifeRO has a lot that is currently not developed and this is the last lot in the
52 subdivision that can be developed after the Ceja project is completed and showed the
53 location thereof. While site work has been done for the Ceja project the house has not
54 been constructed. Cannot actually see the Ceja site unless one is out on the freeway and
Design Review Board April 9,2015
Page 2
t
1 now that the vegetation has grown considerably since the site work, the site is much less
2 visible.
3 • The Jim Nix property that is also located in the Western Hills is not part of the Hull/Piffero
4 subdivision.
5 • Noted related to the photo simulations completed for the subdivision project the
6 perspective homes that could be developed was based on a 5,000 sq. ft. assumption.
7 The houses that have been built were nowhere near this square footage. Each of the
8 parcels range from six to seven+acres.
9 • Provided information about the site excavations and the extensive measures taken to
10 replenish/protect/preserve and maintain the surrounding landscaping/existing related
11 water tributaries by using native plants and precautionary measures so the sites and
12 corresponding areas affected would remain in a natural setting such that the sites are
13 screened from view from the Valley floor and well-managed. Comprehensive measures
14 have also been taken over the years to make certain all under-bush has been effectively
15 cleared in an effort to protect against potential wildfire occurrences/hazards, provide for
16 irrigation, replanting of native plant species, particularly manzanita to assist with
17 screening and aesthetics and/or other sustainable measures to reinforce to the
18 community that the property owners in the Western Hills are'good stewards' of the land.
19 • Has planted approximately 5,000 trees since owning property in the Western Hills.
20 • Water supply is private and talked about the well and the pump system.
21 • The homes are connected to the City sewer system.
22 • Fire hydrants are included on the parcels.
23
24 Jared Hull:
25 • Has just revised the plans related to the roof-top deck such that it would be a roof-top
26 patio and talked about the materials that are proposed for the patio, examples of which
27 are included in the staff report. The roof-top patio will not change the visibility as the
28 structure will be'tucked in' on the north side of the building site.
29 Referred to attachment 4 of the staff report and preliminary plans and talked about the
30 `stepped-down' design, location of the roof-top patio and access thereof as well as the
31 elevations and orientation of the house in connection with the location of the roof-top
32 patio. Looking at attachment 4, the roof-top patio would not likely be visible from the
33 Valley floor considering the slight slope. The roof will be low-pitched compared to his
34 father's home that has a much steeper roofline.
35 • Chose a flat metal roof with a slight slope with an environmentally friendly color (Oxford
36 Brown) as opposed to a pitched roof so it would not be visible and would blend nicely
37 with the natural tenain.
38 • Will consult with the architect about the about ceiling heighUtype for the inside of the
39 house.
40
41 Member Nicholson:
42 • Inquired about how the terrace fits with the design?
43
44 Jared Hull:
45 • Explained the design of the terrace and/or patio roof area.
46
47 There was discussion for comparison purposes concerning the design of the proposed project
48 and that of the approved Thomas project since the two projects are similar.
49
50 Member Morrow:
51 • Requested clarification the photo simulations were completed as to what the proposed
52 project would look like from the Valley floor?
53
54 Vice-Chair Liden:
Design Review Board April 9,2015
Page 3
r
1 • Asked if the Planning Commission will see photo simulations?
2
3 Dave Hull:
4 • Photo simulations were completed for the subdivision phase related to visibility of
5 potential homes that could be built within the proposed subdivision from different vantage
6 points on the Valley floor and explained the technical aspects how this was done.
7
8 Planning Director Stump:
9 • The photo simulations that were done for the subdivision project were based on the
10 assumption the houses that could potentially be built as part of the subdivision have a
11 building footprint of 5,000 sq. ft. and did not have a `stepped-down' design. As such, the
12 proposed new home having a stepped-down design would essentially be the desired
13 development type.
14 • Related to the proposed new development, it may be the Planning Commission will revisit
15 the photo simulations prepared for the subdivision project in the early 2000s. The
16 technology associated with photo simulations has progressed since that of the early
17 2000s.
18 • Staffs preference is a 'stepped-down' design for houses to be constructed in the Hull-
19 Piferro subdivision and the Planning Commission did approve a 'stepped-down' design
20 for proposed Thomas project in 2007 for a home designed to appear as though it were
21 inserted into the natural landscape.
22 • The proposed project could be further'softened'with landscaping.
23
24 Dave Hull:
25 • The reason the 'stepped-down' design has not been used for most developments in the
26 Hull-Piffero subdivision is because the excavation is extensive and costly. The 'stepped-
27 down'architecture is an expensive design.
28
29 The DRB reviewed Member Thayer's comments.
30
31 Vice Chair Liden:
32 • While the Hillside Zoning regulations talks about maintaining the natural undergrowth
33 does not specifically address maintenance of planted vegetation.
34
35 Planning Director Stump:
36 • The City has a standard condition of approval that all landscaping required for a project
37 has to be maintained.
38
39 Dave Hull:
40 • Explained in detail measures he has taken over the years to address wildland fire risk,
41 long-term soil erosion control, ensure a balance related to plantings having an impact on
42 views from the Valley floor versus natural/native plant species, maintenance and
43 irrigation of vegetation.All of the above is always a'work in progress'/ongoing.
44
45 Member Morrow:
46 • Asked about whether the pool is considered a separate issue?
47
48 Planning Director Stump:
49 • The pool is an element of the proposed project and will be considered as part of the use
50 permit for the residential unit.
51
52 DRB consensus:
53 • Likes the project concept of a'stepped-down' design.
54 • Approves of the color palate and materials.
Design Review Board April 9,2015
Page 4
1 Nicholson/Morrow to approve of the Jared Hull use permit for a single-family residence, as
2 submitted with no changes in that the project meets all criteria for hillside development. Motion
3 carried 4-0.
4
5 6B. Nominations for and election of Chair and Vice Chair
6
7 M/S Morrow/Nicholson to nominate and elect Tom Liden as Chair and Howie Hawkes as Vice
8 Chair of the DRB. Motion carried by all AYE voice vote of the members present(4-0).
9
10 7. MATTERS FROM THE BOARD:
11
12 8. MATTERS FROM STAFF:
13
14 9. SET NEXT MEETING
15 The next regular meeting will be Thursday, May14,2015.
16
17 10. ADJOURNMENT
18 The meeting adjourned at 3:55 p.m.
19
20
21 Cathy Elawadly, Recording Secretary
Design Review Board April 9,2015
Page 5
� �r.•^,�t.:.+• • � y . .
Michelle Johnson
From: Nicholas Thayer<mail@lateafternoon.com>
Sent: Thursday,April 09, 20151226 PM
To: Michelle Johnson
Cc: Howell Hawkes(howie�pacific.net);Tom Liden;colin@morrowlegal.com;
alan@andesignstudio:com
Subject: Re:DRB Meedng Thursday April 9,2015 -Thayer unavailable
Hello Michelle,
Unfortunately I will not be able to attend today's meeting. Deadline for a client meeting tomorrow.
I have reviewed the packet for this project. A couple quick comments to consider from a landscape
perspecrive:
+ The applicant should be required to submit a detailed planting and hardscape plan. The submitted
plan is too vague as to placement and species designation.
+ Consideration should strongly be given to wild land fire risk,long-term soil erosion control, and
visual impact of plantings on views from the Valley floor.
+ Appreciate the Applicant discussing the use of native plant species, seems only fitting for the
site. The final landscape plan should reflect this point.
+ A performance guarantee should be given by the Applicant that species planted will be
maintained/irrigated to maturity.
Thanks and see y'all next time, Nick
Nicholas Thayer
mail(�a,lateaftemoon.com '
707-462-5133 office
707-362-0680 mobile
On Apr 6,2015,at 10:55 AM,Michelle Johnson<mjobnson(�a,citvofukiah.com>wrote:
Good morning,
I hope everyone had a nice holiday weekend.Packets were delivered on F�iday;if you did not receive
one please let me know. For those whom would like to visit the proposed project site please contact
Jared Hull directly and make arrangements.
Jared Hull
707-462-6506
iaredhullins@vahoo.com
Have a great week,see you Thursday.
t
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IX 8
1 ITEM NO. 9B
2
.•� ` ` Planning and Community Development Department
� ,`,.�' 300 Seminary Avenue
��'=,`'���''���' Ukiah, CA 95482
� r � :
' planninq(c�citvofukiah.com
� � � (707) 463-6203
3
4 DATE: July 22, 2015
5
6 TO: Planning Commission
7
8 FROM: Charley Stump, Director of Planning and Community Development
9
10 SUBJECT: Mountanos General Plan Amendment, Planned Development and Rezoning/
11 Precise Development Plan to allow the construction of two (2) 550 square foot
12 one bedroom, one bathroom units located above individual garages on a 5,128
13 square foot parcel located at 334 North Main Street, Ukiah - APN 002-186-02 -
14 File Number: 13-28-GPA-REZ/PD-CC
15
16
17 INTRODUCTION
18
19 The owner of a small vacant parcel located at 334 North Main Street is proposing to develop an
20 infill two-unit apartment project. In order to pursue the project, a General Plan Amendment is
21 necessary, as is a Planned Development Rezoning and Precise Development Plan. The project
22 would fulfill a major General Plan goal of providing much needed housing near the historic
23 downtown. The proposed two residential units would be market rate rentals and would be close
24 to shopping, medical facilities, offices, restaurants, major transportation corridors, and other
25 important services.
26
27 RECOMMENDATION
28
29 Staff recommends that the Planning Commission recommend approval of the project to the City
30 Council. The recommendation includes 1) Approval of the Mitigated Negative Declaration; 2)
31 Adoption of a Resolution amending the General Plan and 2) Introduction/adoption of a Planned
32 Development Ordinance/Precise Development Plan.
33
34 PROJECT DESCRIPTION
35
36 The project involves two amendments to the General Plan and a rezoning from C-1 (Community
37 Commercial) to PD-R3 (Planned Development /High Density Residential). The Planned
38 Development includes a Precise Development Plan, which serves as the "Site Deve/opment
39 Permit." The General Plan Amendment and Rezoning are described below:
40
41 General Plan Amendment (Map Correction): The project involves correcting the Downtown
42 Master P/an Area map contained in the 1995 General Plan (Figure VI.2-KK: Downtown Master
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
1
1 Plan Area) to be consistent with the 1992 City Council adopted Downtown Master P/an Area
2 Map contained in the Downtown Revitalization Master Plan. It is assumed that the
3 inconsistency befinreen these two maps was inadvertent. The inconsistency adversely affects
4 the proposed project, because parcels smaller than '/2 acre are not eligible for the Planned
5 Development tool unless they are located in the Downtown Master Plan area (See Attachment 6
6 - General Plan Downtown Master Plan Area Map and Attachment 7 - 1992 Downtown
7 Revitalization Master Plan Map).
8
9 General Plan Amendment (Land Use Designation Change): The General Plan Amendment
10 also changes the land use classification of the Planned Development project site from
11 Commercial to High Density Residential.
12
13 Planned Development Rezoning/Precise Development Plan: The project involves the
14 construction two (2) 550 square foot one bedroom, one bathroom units located above individual
15 garages on a 5,128 square foot parcel on North Main Street. The zoning code requires a
16 minimum of 6,000 square feet of site area per dwelling unit in the Community Commercial
17 zoning district, so in order to receive flexibility from this standard, the applicant applied for a
18 Planned Development rezoning. However, the City Code also requires a minimum of'/z acre for
19 Planned Development projects not located within the Downtown Master Plan area map
20 contained in the General Plan. As noted above, the Downtown Master Plan area map
21 contained in the 1995 General Plan is inconsistent with the 1992 Downtown Master Plan map
22 adopted by the City as part of the Downtown Revitalization Master Plan. The 1992 Downtown
23 Master Plan map includes the applicant's property, so if the General Plan is amended to reflect
24 this map, the applicant can proceed with the Planned Development project on the 5,128 square
25 foot parcel on North Main Street.
26
27
�. �
� -
- `Proposed
� � ProJed Site �. •
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Mountanos General Plan Amendment/Planned Development Rezoning
334 North Main Street
PC July 22,2015
2
1 The Planned Development Rezone would change the zoning on the site from C-1 (Community
2 Commercial) to PD/HDR (Planned Development/High Density Residential).
3
4 The Precise Development Plan serves as the "site development Permit" and includes the
5 submitted plans, project information, and development regulations for the site.
6
7 Surrounding Land Uses and Setting: The subject parcel is located on the west side of Main
8 Street south of Norton Street. The built environment in the area is varied and eclectic, and
9 includes single family residential, high density apartments, medium density residential,
10 commercial retail, professional offices, etc.
11
12 GENERAL PLAN CONSISTENCY ANALYSIS:
13
14
Table 1: General Plan Anal sis
General Plan Goal and Policies Staff Anal sis
Policy H-5.6: Infill Development. The project is a very good example of well-designed infill
Support careful well-designed infill housing in a location close to the historic downtown.
housing development in areas
currently served by City services.
Goal GP-5: Encourage housing in a The project will provide two market rate priced apartment units
price range to match the income of that will increase the housing stock within the City limits.
residents.
Goal GP-6: Encourage housing for The project will provide additional housing opportunities for local
local workers and current residents. residents.
Goal GP-21: Conserve open space, The proposed housing project will contribute to the conservation
hillsides, stream courses, and of open space, hillsides, stream courses, and indigenous flora
indigenous flora and fauna for the and fauna because it is an infill housing project on a vacant lot
enjoyment of future generations. near the historic downtown. It will contribute to the lessening of
pressure to develop in sensitive environmental areas.
Policy GP-25.2: In areas to be The proposed small housing project in the dense urban core will
developed or redeveloped, ensure include outdoor balconies and patios/yard space.
usable open space and common
spaces.
Goal GP-26: Require that The proposed landscaping, particularly the trees and shrubs
landscaping be a significant along Main Street will provide aesthetic appeal; will soften the
component of development and development; and constitute a significant component to the
redevelopment. development.
Policy OC-29.1: The development The development review process requires landscaping and tree
review process shall incorporate plantings and both have been included in the proposed project.
measures to maintain and enhance
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
3
the urban tree canopy.
Policy H-5.1: Housinq Design: Assure The proposed design of the project is simple and modern, and
that new housing is well-designed to will be compatible with the varied design of other buildings in the
enhance Ukiah's neighborhoods and mixed-use neighborhood.
the community as a whole.
1
2 Staff is able to conclude that the proposed project is consistent with the Goals, Policies, and
3 intent of the Ukiah General Plan.
4
5 PLANNED DEVELOPMENT ZONING CRITERIA:
6
7
Table 2: Planned Develo ment Zonin Criteria
Planned Develo ment Standard Pro'ect Consistent?
Circulation Needs and Impacts Consistent: The Project would result in finro(2)
small residential units. Access to the project is
from an alley way off of North Main Street. The
Project provide the required off street parking
spaces. The repair of any the sidewalk in disrepair
and trail improves pedestrian circulation in the
neighborhood.
The Project was reviewed by the Public Works
Department. Public Works Staff did not identify any
traffic related issues related to construction or
o eration of the Pro'ect.
Parking and Traffic Needs and Impacts Consistent: The proposed parking meets City
Code re uirements.
Utilities and Public Services Needs and Impacts Consistent: City services are available to serve
the Project.
The Project has been reviewed by Public Works
Department, Electric Utility, Fire Marshal, and
Building Official and utilities and public services are
available to serve the Pro'ect.
Noise Needs and Impacts Consistent: The proposed Project would be
similar in use, intensity, and density to the
surrounding neighborhood. The City's noise
ordinance would apply to this Project both during
construction and after occupancy. Mitigation
Measures and conditions of approval have been
applied to the Project to address construction
related noise im acts.
Odor Needs and Impacts Consistent: The Project is a residential Planned
Development; typically odors are not associated
with residential uses.
Private and Common Space Needs and Impacts Consistent: The Project includes individual
patios/yards for each unit, which provides private
o en s ace.
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
4
Trash Collection Needs and Impacts Consistent: The precise development plan
identifies a location for the trash/recycling
containers centrall located for the use of each unit.
Security and Crime Deterrence Needs and Consistent: Minor exterior lighting is proposed for
Impacts each of the residential units.
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
securi or crime were identified.
Energy Consumption Needs and Impacts Consistent: The Project is subject to the
requirements of the California Green Building Code
Standards which includes specific requirements
(materials and light fixtures)to reduce energy
consum tion
Design Needs and Impacts Consistent: The design of the project is simple
and modern.
As required by City Code the Project was reviewed
by the Design Review Board and the project was
modified to incorporate design elements suggested
by the DRB. 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.
Relationship to Physical Features: The location Consistent:The infill project site is surrounded by
of the building and structures shall respect the existing residential development and commercial
natural terrain of the site and shall be functionally uses. The project site is not known to contain any
integrated with any natural features of the species identified as a candidate, sensitive, or
landscape to include the preservation of existing special status species in local or regional plans,
trees, where feasible. 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 infill subject parcel 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.
Mountanos General Plan Amendment/Planned Development Rezoning
334 North Main Street
PC July 22,2015
5
No migratory path for wildlife species, no
connection with any wildlife habitat, no water
courses are located on the parcels included in this
Project.
Consistency of Architectural Style: All buildings Consistent: The design of the project is simple
or structures shall be harmonious and consistent and modern.
with the proposed architectural style regarding
roofing, exterior materials, windows, doors, texture, The Project was reviewed by the DRB who found
colors, and other exterior treatment. the design of the Project compatible with the
neighborhood and made recommendations that
were ultimatel incor orated into the ro'ect.
Balance and Integration with Neighborhood: Consistent: The size and height of the project is
The overall design shall be integrated and consistent with other structures in the
compatible with the neighborhood and shall strive neighborhood.
to be in harmony with the scale and bulk of the
surrounding built environment. 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 subject
parcel. The Project is consistent with this
re uirement.
Security and Crime Deterrence Needs and Consistent: Exterior lighting is proposed for each
Impacts of the homes.
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
securi or crime were identified.
Energy Consumption Needs and Impacts Consistent: The Project is subject to the
requirements of the California Green Building Code
Standards which includes specific requirements
(materials and light fixtures)to reduce energy
consum tion.
1
2 ADDITIONAL ISSUES
3
4 Architecture and Site Planning - Design Review Board Review: As part of the review of the
5 Precise Development Plan, the application was referred to the Design Review Board for review
6 and comment. On September 18, 2014, the Design Review Board conducted a review of the
7 proposal and after a brief discussion, unanimously supported the project (see minutes —
8 Attachment 8). The Board liked the site planning and architecture and the creative design for
9 such a small parcel. The board liked the alley access and the broad landscaping strip along
10 Main Street.
11
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
6
1 The DRB recommended that the design use the "Colonial" panel design or other similar design
2 for the garage door which would make the two units look more like finro separate homes. A
3 condition of approval has been added in support of this recommendation.
4
5 Compatibility with surrounding land uses: As indicated above, the land uses surrounding
6 the project are varied and eclectic, and include single family residential, high density
7 apartments, medium density residential, commercial retail, professional offices, etc. The project
8 will develop a vacant parcel and improve the aesthetics of the area. Staff is able to conclude
9 that the project would be compatible with the surrounding built environment and nearby land
10 uses.
11
12 General Plan Amendment — Development Potential Survey/Analysis: The proposed
13 General Plan Amendment involves replacing the current "Downtown Master Plan Area" General
14 Plan map with the "Downtown Master Plan Area" map from the 1992 adopted Downtown
15 Revitalization Master Plan. It is assumed that the General Plan map intended to reflect the
16 Revitalization Master Plan map, but a mapping error occurred. By using the 1992 Downtown
17 Revitalization Master Plan map, an additional 49 parcels would be added to the map in the
18 General Plan. By including these parcels, any that were less than '/2 acre in size would become
19 eligible for a future Planned Development project similar to the subject project.
20
21 Staff conducted a survey and analysis of these parcels to determine how many of the parcels
22 were less than '/Z acre in size, and of those, how many had additional development potential in
23 terms of number of housing units. Of the 49 parcels, 37 were determined to be under'/z acre in
24 size and could potentially utilize the Planned Development tool to increase density. However, of
25 these 37 parcels, only one (1)was vacant (owned by the City of Ukiah) and only 4 were deemed
26 to have additional development potential. These four parcels all had existing development and
27 constraints such as narrow access and mature trees, but staff was able to determine that
28 approximately 23 additional housing unit could potentially be constructed on these parcels via
29 the Planned Development process.
30
APN Size Developed? Constraints Potential Units
002-153-05 >'/acre Yes—SFD Access,mature trees 8
002-153-16 >'/z acre Yes—SFD Access 4
002-153-17 >'/Z acre Yes—SFD Access,mature trees 4
002-153-22 >'/acre Yes-SFD Mature trees 7
Total Potential Units 23
31 NOTE: Development Potential Survey on file with the Department of Planning and Community Development
32 Staff is able to conclude that the increased development potential on affected parcels would not
33 be significant or result in development out-of-character with the neighborhood.
34 Ukiah Municipal Airport Master Plan consistency: This project site is located in the B-2 Infill
35 Area north of the Airport. According to the Infill policies contained in Chapter 7 (Land Use and
36 Environmental Issues) of the City of Ukiah Airport Master Plan, residential land uses are an
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
7
1 acceptable use provided they are similar in intensity with existing residential land uses in the
2 area.
3
4 On May 21, 2015, the Mendocino County Airport Land Use Commission conducted a public
5 discussion and unanimously found the project to be consistent with the Airport Land Use
6 Commissions policies and B-2 Compatibility Zone requirements (Attachment 5).
7
8 Preliminary Standard Urban Storm-Water Mitigation Plan: The Public Works Department
9 has determined that the proposed project is exempt from the LID storm-water management
10 requirements because it includes less than four residential units. However, the applicants have
11 indicated that they will make every effort to include LID components in the final grading,
12 drainage, and landscaping plans for the project.
13
14 Comments from Reviewing Departments. City Department's submitted comments and
15 recommended conditions of approval (see attachment 9). The recommended conditions have
16 been shared with the applicant and are included in the Ordinance.
17
18 ENVIRONMENTAL (CEQA) REVIEW
19 �
20 Planning Department staff prepared an Initial Environmental Study (IS) in order to evaluate the
21 potential impacts that could result from the Project (see attachment 1). The IS identified
22 potential impacts to aesthetics, air quality, cultural resources, hydrology/water quality and noise.
23 As part of the IS, mitigation measures were identified for potentially significant impacts that
24 would reduce the impacts to less than significant levels; therefore, a Mitigated Negative
25 Declaration (MND) was prepared for the Project.
26
27 The comment period for the Mitigated Negative Declaration was June 19, 2015 through July 10,
28 2015. No comments were received from outside agencies or citizens.
29
30 CONCLUSION
31
32 The owner of a small vacant parcel in close proximity to the downtown has proposed to
33 construct a building with two separate 550 square foot apartment units over individual garages.
34 Based on the requirements of the Community Commercial zoning classification, the parcel is too
35 small in area to allow two separate dwelling units, and therefore the owner pursued lot size
36 requirement relief through a Planned Development/Precise Development Plan application.
37 However, Planned Development applications on parcels less than '/z acre in size can only be
38 pursued if a number of criteria are satisfied. One of those is that the parcel falls within the
39 Downtown Master Plan area as depicted on General Plan Figure VI.2-KK. It was discovered
40 that this figure was inconsistent with the Downtown Master Plan Area Map found in City Council
41 1992 adopted Downtown Revitalization Master Plan. This necessitated a General Plan
42 amendment to "correct" the map. The General Plan amendment also includes changing the
43 land use designation from "C" (Commercial) to "HDR" (High Density Re�idential).
44
45 Staff has found the project consistent with the requirements for Planned Developments, the
46 goals and policies of the General Plan, and compatible in terms of density, land use and design
47 with the surrounding built environment.
48
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
8
1 PUBLIC NOTIC�
2
3 A notice of public hearing was provided in the following manner:
4
5 ■ posted in three (3) places on the Project site on July 10, 2015;
6 ■ mailed to property owners within 300 feet of the project site on July 10, 2015; and
7 ■ published in the Ukiah Daily Journal on June 12, 2015.
8
9 As of the writing of this staff report, no correspondence has been received in response to the
10 notice.
11
12 Attachments
13
14 1. Resolution amending the General Plan
15 2. Ordinance: Planned DevelopmenUPrecise Development Plan
16 3. Mitigated Negative Declaration
17 4. Project Information submitted by the Applicant (project description, colors/materials, etc.)
18 5. B-2 Infill Area consistency determination (MCALUC)
19 6. General Plan Downtown Master Plan Area Map(to be replaced)
20 7. 1992 Downtown Revitalization Master Plan Map(to replace GP Figure VI.2-kk)
21 8. Design Review Board Minutes, dated September 18, 2014
22 9. Staff Comments and Recommendations
Mountanos General Plan AmendmenUPlanned Development Rezoning
334 North Main Street
PC July 22,2015
9
ATTACHMENT 1
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING AN
AMENDMENT TO THE UKIAH GENERAL PLAN LAND USE MAP AND AN
AMENDMENT/MODIFICATION TO GENERAL PLAN FIGURE VI.2-KK: DOWNTOWN
MASTER PLAN AREA MAP — MOUNTANOS GPA / 517 SOUTH MAIN STREET,
UKIAH
WHEREAS, the City adopted its current General Plan, including land use maps in
December, 1995; and
WHEREAS, the City adopted Figure VI.2-KK (Downtown Master Plan Area Map) when it
adopted its General Plan in December, 1995; and .
WHEREAS, Mr. Mark Mountanos has applied for a General Plan Amendment to change
the land use designation on APN 002-186-02 (334 North Main Street) from Commercial ("C") to
High Density Residential ("HDR") to facilitate a Planned Development housing project (see
Exhibit "A"); and
WHEREAS, the proposed General Plan Amendment includes the replacement of
General Plan Figure VI.2-KK (Downtown Master Plan Area Map) with the Downtown Master
Plan Area map found in the 1992 City Council adopted Downtown Revitalization Master Plan
(Exhibit"B"); and
WHEREAS, the proposed amendment is deemed to be in the public interest because it
will facilitate an infill housing project in close proximity to alternative transportation, shopping,
medical services, parks, and other important services as called for in the Ukiah General Plan
Housing Element; and
WHEREAS, the proposed amendment is consistent and compatible with the other goals
and policies of the General Plan, particularly the housing element, which identifies a strong
need for housing in and near the historic downtown; and
WHEREAS, it appears that Figure VI.2-KK was included in error in the General Plan and
that the Downtown Area Master Plan map found in the City Council adopted 1992 Downtown
Revitalization Master Plan should have been included in the General Plan as Figure VI.2-KK
when it was adopted; and
WHEREAS, the potential impacts of the proposed General Plan amendment have been
assessed and have been determined not to be detrimental to the public health, safety, and
general welfare because it would not create traffic, noise, or other impacts to the neighborhood,
nor would it be out of character in terms of use and design because other high density
residential development are in the area; and
1
Resolution No.
Mountanos Housing GPA
WHEREAS, the proposed amendment has been processed in accordance with the
applicable provisions of the California Government Code and the California Environmental
Quality Act (CEQA). An Initial Study was prepared and demonstrated that there is no
substantial evidence that supports a fair argument that the project, as mitigated, would have a
significant effect on the environment. The Initial Study and the Notice of Intent to Adopt a
Mitigated Negative Declaration were publicly notices as required. The amendment has been
processed as required by the California Government including the requirement to provide public
notice of the project and public hearing; and
WHEREAS, the Planning Commission held a duly noticed public hearing on July 22,
2015, to consider the General Plan Amendment and after receiving testimony, considering the
staff report, and due deliberation, the Planning Commission formulated a recommendation to
the City Council to adopt the Resolution amending the General Plan.
NOW THEREFORE BE IT RESOLVED that:
1. The City Council hereby approves the Mitigated Negative Declaration and General Plan
Amendment to change the land use designation on APN 002-186-02 from Commercial
("C")to High Density Residential ("HDR"), as shown on Exhibit"A"; and
2. The City Council hereby approves the replacement of General Plan Figure VI.2-KK with
the Downtown Area Master Plan map found in the City Council adopted 1992 Downtown
Revitalization Master Plan, as shown in Exhibit "B."
PASSED AND ADOPTED on 2015 by the following Roll Call Vote:
Ayes:
Noes:
Abstain:
Absent:
Douglas F. Crane, Mayor
ATTEST:
Kristine Lawler, City Clerk
2
Resolution No.
Mountanos Housing GPA
1 ATTACHMENT 2
2 ORDINANCE NO.
3
4 AN ORDINANCE OF THE CITY OF UKIAH AMENDING THE OFFICIAL
5 ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA
6
7 SECTION ONE
8 Pursuant to the procedures set forth in the Ukiah Municipal Code sections 9167
9 and 9168, the Official Zoning Map for the City of Ukiah is amended to change the zoning
10 of the parcel located at 334 North Main Street (APN 002-186-02) from Community
11 Commercial (C-1)to Planned Development/ High Density Residential (PD-R3).
12
13 SECTION TWO
14 The rezoning action and amendment to the Official Zoning Map of the City of
15 Ukiah is necessary to allow a precise development plan for the parcel located at 334
16 North Main Street. The rezoning action includes the Mountanos North Main Street
17 Apartments Precise Development Plan and PD zoning regulations ("Project") and will
18 allow development of two apartment units within one building located on one parcel.
19
20 SECTION THREE
21 The Planned Development rezoning includes the Mountanos North Main Street
22 Apartments precise development plan, attached hereto as Exhibit A, and the
23 Mountanos North Main Street Apartments PD zoning regulations, attached hereto as
24 Exhibit B, which are the development plans and zoning regulations for the Project.
25
26 SECTION FOUR
27 Planning Department staff prepared an initial environmental study (IS) in order to
28 evaluate the potential impacts that could result from the Project. The IS identified
29 potential impacts to aesthetics, air quality, cultural resources, hydrology and water
30 quality, and noise. As part of the IS, mitigation measures were identified that would
31 reduce the impacts to less than significant levels; therefore, a mitigated negative
32 declaration (MND) was prepared for the Project. The Project proponent has agreed to
33 the mitigation measures included IS and MND.
34
35 SECTION FIVE
36 The Planning Commission held a duly noticed public hearing on July 22, 2015
37 after giving notice of said hearing in the manner, for the period, and in the form required
38 by the Ukiah Municipal Code and Government Code sections 65090 and 65091 to
39 consider the proposed Mountanos North Main Street Planned Development Rezoning
40 with precise development plan and PD zoning regulations. After receiving public
41 testimony, considering the staff report, and due deliberation, the Planning Commission
42 voted to recommend the City Council adopt the mitigated negative declaration for
43 the project and approve the Mountanos North Main Street Apartment Planned
44 Development Rezoning and Precise Development Plan with PD zoning regulations.
45
46 SECTION SIX
47 The precise development plan for the Mountanos North Main Street Apartments
48 Planned Development, as required by Ukiah Municipal Code section 9167(E), and
49 attached hereto as Exhibit"A", is approved.
50
1 SECTION SEVEN
2 The PD zoning regulations for the Mountanos North Main Street Apartments
3 Planned Development required by Ukiah Municipal Code section 9167(D)(3) and
4 9167(E)(1) and attached hereto as Exhibit"B", are approved.
5
6 SECTION EIGHT
7 The approval of the precise development plan attached hereto as Exhibit "A"
8 and the PD zoning regulations attached hereto as Exhibit "B" shall also be subject to
9 the specific conditions of approval attached hereto as Exhibit "C" which incorporate the
10 mitigation measures identified in the Initial Environmental Study and Mitigated Negative
11 Declaration which have been agreed to by the project proponent.
12
13 SECTION NINE
14 Based on the analysis and conclusions contained in the Initial Environmental
15 Study, the City Council concluded that the proposed Project would not have a significant
16 effect on the environment and adopted a Mitigated Negative Declaration.
17
18 SECTION TEN
19
20 The approval of the proposed Project is based on the following findings:
21
22 1. The Project, as conditioned, is consistent with the General Plan as described in the
23 Genera/Plan section of the staff report, including Table 1.
24
25 2. The Project, as conditioned, is consistent with the findings required for adoption of an
26 ordinance establishing a Planned Development Combining Zone prescribed in Ukiah
27 City Code section 9168(C) based on the following:
28
29 A. General Plan: The Project is consistent with general plan as described in the
30 General Plan section of the staff report, including Table 1.
31
32 B. Purpose and Intent of the Planned Development Combing Zone District:
33 The precise development plan for the project includes two apartment units and
34 finro garages within one building on one parcel. The proposed Project would
35 increase the supply of housing in Ukiah by constructing two new apartment units.
36 The Project is required to repair and curb, gutter, sidewalk that is in disrepair,
37 and install street trees which provide an amenity to the neighborhood. The
38 Project utilizes the parcel efficiently by constructing new 1-bedroom, 1 - bath
39 apartments with usable patio/yard space, storage space in the garage, and
40 onsite parking. The reduction in the minimum parcel size requirement for
41 constructing two units provides reasonable and marketable apartment unit sizes
42 and the smaller lot may reduce the overall cost to maintain the apartment units.
43 The applicant for this project has determined that the most marketable project for
44 the parcel is development of small and efficient apartment units as shown in the
45 proposed precise development plan and has estimated the rental prices of the
46 units would be affordable to a large number of Ukiah citizens. The project
47 responds to the current market demand for small apartment units, particularly
48 units in or near the historic downtown. The Project is consistent with the criteria
49 for evaluating the consistency of precise development plans with the purpose
50 and intent of the Planned Development combining district.
1 C. Complements and Compatible with Existing and Potential Development:
2 The Project would develop two (2) small apartment units on an existing small
3 vacant parcel. Single-family and multi-family homes are located in the immediate
4 neighborhood, as are commercial developments. The proposed PD Regulations
5 identify the uses and development standards for the parcel included in the PD.
6 The PD regulations are based on the uses and development standards of the R3
7 zoning district and modified to address the specific parcel and use (apartments)
8 included in the Project. The size and design of the apartment units, density, and
9 use are compatible with and complementary to other development in the area.
10 The Project was reviewed by the Design Review Board who found the Project
11 compatible with and complementary to other development in the area and
12 appropriate for the individual parcels on which the apartment units would be
13 constructed.
14
1 S 3. The Mountanos North Main Street Precise Development Plan, as conditioned, is
16 consistent with the criteria for evaluating the consistency of precise development
17 plans with the purpose and intent of the Planned Development combining district
18 identified in zoning ordinance section 9167(F).
19
20 A. Circulation Needs and Impacts: The Project would result in two (2) apartment
21 units. Each unit would be accessed from a stairway extending from the driveway
22 that has access to a public street (North Main Street). The repair of any
23 sidewalks improves pedestrian circulation in the neighborhood. The Project was
24 reviewed by the Public Works Department Staff, who did not identify any traffic
25 related issues related to construction or operation of the Project.
26
27 B. Parking and Traffic Needs and Impacts: Two (2) onsite garage parking spaces
28 would be provided for each apartment unit as required by the City Code. Since
29 the parking is for apartment units, the residents have the ability, through rental
30 agreements, to control visitor parking and move vehicles as needed.
31
32 C. Utilities and Public Services Needs and Impacts: City services are available
33 to serve the Project. The City has enacted mandatory water conservation
34 measures and the residents of the Project would be required to comply with any
35 water conservation measures in place. The Project includes drought tolerant
36 landscaping and water conserving irrigation. The Project has been reviewed by
37 Public Works Department, Electric Utility, Fire Marshal, and Building Official and
38 there are adequate services and utilities to serve the Project.
39
40 D. Noise Needs and Impacts: The proposed Project would be similar in use,
41 intensity, and density to the built environment and land uses in the surrounding
42 neighborhood. The City's noise ordinance would apply to this Project both
43 during construction and after occupancy. Mitigation measures and conditions of
44 approval have been applied to the Project to address construction related noise
45 impacts.
46
47 E. Odor Needs and Impacts: The Project is a residential Planned Development;
48 typically odors are not associated with residential uses.
49
50 F. Private and Common Space Needs and Impacts: The Project does not include
51 any common space since it is a small two (2) unit apartment development. Each
1 parcel includes a rear yard patio/yard space that provides private open space for
2 each residence.
3
4 G. Trash Collection Needs and Impacts: The precise development plan identifies
5 a location for the trash/recycling containers in the side yard. Each resident would
6 be responsible for placing containers at and removing containers from the curb
7 for trash and recycling collection.
8
9 H. Security and Crime Deterrence Needs and Impacts: Exterior lighting is
10 proposed for the small apartment building. The parcel includes fencing which will
11 define the private space/parcel from the public right-of-way. Development of the
12 vacant site as proposed could reduce the incidents of loitering in the area since
13 there would be fewer locations for loitering and more "eyes on the street." The
14 Project was reviewed by the Police Department and no concerns related to
15 security and crimes were identified.
16
17 I. Energy Consumption Needs and Impacts: The Project is subject to the
18 requirements of the California Green Building Code Standards which includes
19 specific requirements (materials and light fixtures) to reduce energy
20 consumption.
21
22 J. Relationship to Physical Features: The Project includes one small parcel
23 devoid of significant natural/physical features.
24
25 K. Consistency of Architectural Features: The Project would use a modern and
26 simple design with a number of exterior colors and materials. The Project was
27 reviewed by the DRB who found the design of the Project compatible with the
28 neighborhood
29
30 L. Balance and Integration with Neighborhood: The proposed Project includes
31 two (2) 550 sf apartment units over ground level garages. The size and height of
32 building is smaller than other apartment units in the area, but comparable in size
33 to nearby single family homes. The Project was reviewed by the Design Review
34 Board who found the Project to be consistent and compatible with other
35 residential development in the neighborhood and appropriate for the parcel.
36
37 M. Building Design: The design of the duplex structure is modern and simple. It
38 will have a 12/4 pitched roof, horizontal siding, double pane windows, outdoor
39 balconies and individual patios/yards.
40
41 N. Density: The parcel included in the Project is only 5,128 square feet in size.
42 The underlying zoning district Community Commercial (C1) requires a minimum
43 lot area of 6,000 sf for "each building or group of buildings." Based on a
44 minimum lot size of 6,000 sf, the maximum density for the R3 zoning district
45 would be 7.28 units per acre. The density of the proposed Project is 8.4 units per
46 acre due to the smaller lot size. The Project was reviewed by the DRB who
47 found the design and density of the Project compatible with the neighborhood
48 and appropriate for the parcels.
49
50
1 4. Planning Department staff prepared an Initial Environmental Study (IS) in order to
2 evaluate the potential impacts that could result from construction and implementation
3 of the Mountanos North Main Street Apartment Planned Development Rezoning,
4 Precise Development Plan and PD Zoning Regulations. The IS identified potential
5 impacts to aesthetics, air quality, cultural resources, hydrology and water quality, and
6 noise. As part of the IS, mitigation measures were identified that would reduce the
7 impacts to less than significant levels. A Mitigation Monitoring Reporting Program
8 has been prepared for the Project and the project proponent has agreed to the
9 mitigation measures.
10
11 5. Notice of the Rezoning and Precise Development Plan was provided in the following
12 manner:
13
14 ■ posted at the County Clerk;
15 ■ mailed to property owners within 300 feet of the parcels included in the Project;
16 ■ published in the Ukiah Daily Journal;
17 ■ posted on the Project site;
18 ■ posted at the Civic Center(glass case).
19
20 SECTION ELEVEN
21 The ordinance shall be published as required by law in a newspaper of general
22 circulation in the City of Ukiah.
23
24 SECTION TWELVE
25 The ordinance shall become effective 30 days after its adoption.
26
27 INTRODUCED BY TITLE ONLY on by the following roll call vote:
28
29 AYES:
30 NOES:
31 ABSENT:
32 ABSTAIN:
33
34
35 ADOPTED on by the following roll call vote:
36
37 AYES:
38 NOES:
39 ABSENT:
40 ABSTAIN:
41
42
43
44 Douglas F. Crane, Mayor
45
46
47 ATTEST:
48
49
50
51 Kristine Lawler, City Clerk
Exhibit A
Project Plans
Mountanos Duplex Apartment Project
Planned Development Ordinance
Precise Development Plan
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Exhibit B
Mountanos North Main Street Apartments
Planned Development Regulations
334 North Main Street, Ukiah
PURPOSE AND INTENT: The Mountanos Main Street Project is a Planned Development (PD)
located on North Main Street adjacent to the historic Ukiah downtown. The PD consists of two
(2) 550 square foot one bedroom, one bathroom units located above individual garages on a
5,128 square foot parcel. The development of the two residential apartment units will provide
new rental stock in close proximity to the downtown. The PD will also fulfill the City's goal for
"infill" —to carefully develop high-density residential areas on empty lots within the City limits.
DESIGN: The North Main Street apartments are designed to assimilate and be compatible with
the other residences, historic houses, apartment buildings, and commercial buildings in the
surrounding neighborhood. The North Main Street apartments are contemporary and simple in
design with a 12/4 pitched roof with horizontal lap siding. The units will include outdoor porches
on the east elevation and patio's/yards on the west side of the building. The structure will be
painted an earth tone color combination that will complement the existing houses and
commercial buildings in the neighborhood.
Because the subject parcel is small, each unit will be constructed above a ground-floor garage.
Each unit will also have a private patio for outdoor living space. Landscaping is provided to
soften the effects of the building, and street trees, chosen from the City's Required Street Tree
List, will be provided. These trees were also selected based on the constraints of the planting
area, which include in-ground utilities and overhead power lines. As required, the street trees
are planted approximately 30 feet apart along North Main Street.
ALLOWED USES: The following uses are allowed in the Mountanos Main Street Planned
Development:
■ High density residential apartment units
ACCESSORY BUILDINGS AND ACCESSORY USES: The following accessory uses are
allowed in the Mountanos Main Street Planned Development:
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
1
■ Home Occupations as defined by the Zoning Ordinance section 9278 and in compliance
with Zoning Ordinance requirements. Home Occupations require a City of Ukiah
Business License.
■ Small family child daycare home as defined by Health and Safety Code section 1596.78.
■ Detached Accessory Building, such as storage sheds, shops, green houses
PERMITTED USES: The following uses require approval of a Use Permit:
■ Large family daycare home as defined by Health and Safety Code section 1596.78.
REQUIRED LOT AREA: The minimum lot area shall be as shown on the approved Planned
Development Map. No further subdivision of the parcels is allowed.
BUILDING HEIGHT LIMITS: Building height shall be:
■ Apartment Units: The height of the apartment building shall be as shown on the
approved Precise Development Plan.
■ Detached Accessory Building: Maximum of 15-feet measured from finished grade to
the peak of the roof.
REQUIRED YARD SETBACKS:
A. Apartment Units: The minimum setbacks for the single-family home shall be as shown on
the approved Precise Development Plan.
B. Accessory Buildings: The minimum setbacks for accessory buildings shall be:
■ Front: Prohibited in front yard
■ Side: 5 feet minimum
■ Rear: 5 feet minimum
REQUIRED PARKING: The minimum on-site parking required shall be as follows:
■ Number of Spaces: Two (2) parking spaces for each dwelling unit within the garages.
■ Dimensions of Garage Spaces: The minimum size of a garage parking space shall be
10 feet wide by 20 feet deep with no obstructions.
■ No Conversion of Garage Space: The area of the garage that is not needed in order
to comply with the parking requirement above may not be converted to additional living
space.
DRAINAGE/BIOSWALES: The project may include drainage swales to provide adequate
drainage and allow the infiltration and filtering of runoff prior to water entering the City's storm
drain system. Maintenance of any drainage/bioswales is the responsibility of the property
owner. Drainage/bioswales shall not be removed or modified without review and approval of the
Public Works Department and Planning Department in order to ensure adequate drainage.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
2
LANDSCAPING: The parcel includes twenty percent (20%) of the gross area available for
landscaping coverage.
A. FRONT YARD LANDSCAPING: A minimum of fifty percent (50%) of the landscaped
area must live plantings.
B. REAR YARD LANDSCAPING: The remaining area available for landscaping, in the
fenced-in backyard patio areas, is the responsibility of the new home owners.
C. STREET TREES: As required by City Code, four (4) street trees are provided in the
Mountanos Main Street PD, and are located on the subject parcel.
Street Trees are required to be maintained by the residents of the parcels on which the
trees are located. Removal of street trees is prohibited. In the event a street tree may
require removal (such as disease or death of a tree), the tree shall be promptly replaced.
D. PLANT SPECIES: In order to protect existing native plants in the area the habitat they
provide, the planting of known invasive species and species identified in the California
Invasive Plant Council's data base (http://www.cal-ipc.orq/qaf/) is prohibited.
No lawn/turf is permitted. Landscaping plants shall be drought tolerant and primarily
native species. All landscaped areas shall be heavily mulched and every effort shall be
made to conserve water.
E. IRRIGATION: The landscaping installed as part of the development shall include a water
efficient automatic irrigation system and shall be properly maintained by the property
owner/resident.
EXTERIOR LIGHTING: Outdoor light fixtures shall be located, aimed, and shielded so as to
minimize light trespassing over property lines and avoid directing light towards motorists and
pedestrians. Fixtures shall be full cutoff and nighttime friendly and shall be International Dark
Sky Association (IDA) approved or equivalent.
FENCES/HEDGES: Fences and hedges and other screen shall comply with the following:
A. Fences and hedges located within the required front setback shall not exceed three feet
(3') in height measured from the original grade on the lot.
B. Fences and hedges located outside of the required front setback shall not exceed 6 feet
in height measured from the finished grade on the parcel. The front setback is the front
building wall, not including front porch (see precise development plan).
STANDARDS NOT ADDRESSED: Standards not addressed herein shall default to the Zoning
Ordinance and Ukiah City Code.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
3
Exhibit C
Mountanos North Main Street Apartments Precise Development Plan
Project Conditions of Approval
334 North Main Street
1. Approval is granted for the Mountanos Duplex Apartment Housing project as shown
�on the approved Precise Development Plan date stamped September 5, 2014 and the
Mountanos Duplex Apartment Housing project Planned Development Zoning
regulations approved herein except as modified by the following conditions of
approval.
2. Development and operation of the Project shall comply with the approved Mountanos
Duplex Apartment Housing project Precise Development Plan and associated Planned
Development zoning regulations. Any items not addressed by the approved precise
development plan and zoning regulations shall default to the zoning ordinance and
City Code.
3. The mitigation measures included in the Mountanos Duplex Apartment Housing project
and Precise Development Plan have been agreed to by the project proponent and are
hereby included as conditions of approval. The mitigation measures are listed below.
From the Department of Public Works (Ben Ka4evama 707-463-6284)
4. Prior to construction of site improvements, a final grading and drainage plan, and an
erosion and sediment control plan, prepared by a Civil Engineer, shall be submitted for
review and approval by the Department of Public Works. The plan shall detail post-
construction best management practices, including the use of vegetated swales, and
infiltration of roof drain run-off.
5. The project engineer shall provide oversight and inspection during project construction,
with special attention to: site grading; bio-swale installation and landscaping;
downspout drainage; and the installation of erosion control measures. Upon
completion of the work, a report shall be submitted by the project engineer to the
Department of Public Works stating that the improvements have been completed in
accordance with the approved plans and conditions of approval, and all areas have
been permanently stabilized to prevent sediment and erosion.
6. All public sidewalks shall meet current ADA requirements. Any existing curb, gutter
and sidewalk in disrepair that is adjacent to the subject property shall be repaired. All
work shall be done in conformance with the City of Ukiah Standard Drawings 101 and
102 or as directed by the City Engineer.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
4
7. All existing and widened portions of the driveway along the northerly parcel boundary
which are not contained within the 10 foot wide City "alley" shall be dedicated to the
City as a roadway and public utility easement.
8. Standard street tree requirements include street trees spaced approximately every 30
feet along the public street, within tree wells where feasible, otherwise within 5 feet of
the back of sidewalk. Street trees shall be in accordance with Standard Detail 602 —
tree types to be approved by the City Engineer.
9. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or
other alternative surfacing, subject to approval by the City Engineer. If heavy truck
traffic is anticipated from the solid waste company, delivery trucks, or other heavy
vehicles, the pavement section should be calculated appropriately to ensure that it can
withstand the loading.
10. Concentrated site run-off over the public sidewalk is not allowed. Under-sidewalk
drains (Standard Drawing 410) may be used where necessary.
11.All work within the public right-of-way shall be perFormed by a licensed and properly
insured contractor. The contractor shall obtain an encroachment permit for work within
this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus
3% of estimated construction costs.
12. The proposed development is located within the City of Ukiah sanitary sewer service
area and subject to applicable sewer connection fees.
13. Capital improvement fees for water services are based on the water meter size. A fee
schedule for water meter sizes is available upon request. Additional charges for water
service construction are also applicable.
14. The property is located within the floodplain, and is subject to the floodplain provisions
of the California Building Code and National Flood Insurance Program requirements.
The following shall be required:
a. A pre-construction elevation certificate, based on the plans, will be required
prior to the issuance of a building permit.
b. A post construction elevation certificate based on construction will be required
prior to final inspection.
From the Electric Utilitv Department (Jimmy Lazano 467-5774)
15. The existing 37Kva Transformer located at the northeast corner of the lot will be
feeding the new duplex via underground.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
5
16. If a change in the scope of the project increases the number of residential units, the
property owner/applicant shall upgrade the existing 37Kva Transformer to a 50Kva
Transformer.
17. The property owner/applicant shall incur the cost (labor, materials, equipment and any
transformer upgrade) to extend the City's secondary Services (underground feed) to
the service panels for the project.
18. The electric services panels for the project must have test-by-pass facilities and the
owner/applicant will need to provide panel specifications and the appropriate EUSERC
drawings numbers for the panels, prior to purchase.
From the Fire Department (Kevin Jenninas 707-463-6271)
19. "No Parking" signs shall be posted within the alley way for its entire length.
20. Plans submitted for a building permit shall include fire extinguishers, residential
sprinkler systems, Knox Box, etc.).
From the Department of Plannina and Communitv Development
21. Plans submitted for a Building Permit shall be in substantial conformance with the
Plans approved in the Precise Development Plan, dated September 14, 2014
(Revisions).
22. The colors and materials used for the structure shall be in substantial conformance
with the "Colors and Materials" folder submitted with the application, including, but not
limited to the "Oakwood" base color and "Cargo" trim color.
23. The property owner/applicant shall use the "Colonial" panel design or other similar
design for the garage doors which would make the two units look more like two
separate homes.
24. Prior to issuance of a building permit, a Management Plan for the Project shall be
prepared and submitted to the Planning and Community Development Department.
The Management Plan shall include, but is not limited to, the following items and is
subject to staff review and approval:
A. Trash collection responsibilities, frequency, and type (toters, bins, dumpsters, etc.).
B. Use of private outdoor spaces (balconies, decks, etc.) and how they will be kept
clean and not used for storage.
C. Parking for residents and guests.
D. The garages shall be available for parking of two cars at all times. Any storage shall
be incidental and shall not preclude the parking of two cars in each garage.
E. The Management Plan shall be subject to the review and approval by the Director of
Planning and Community Development.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
6
25. The approved Management Plan shall be provided to tenants of the Project as part of
their rental agreement.
26. Prior to issuance of a building permit, the applicant/project proponent shall apply for
and receive an address assignment for the new apartment and the second unit from
the Planning and Community Development Department.
27. Protective tree fencing shall be installed around any trees that are in proximity of
construction activities. The protective tree fencing required shall be metal, a minimum
of 5-feet in height and secured with in-ground posts. The approved tree fencing shall
be installed prior to construction/grading activities and shall remain in place until
construction has been completed.
28. Plans submitted for building permit for the apartments and associated improvements
located on the subject parcel, shall include a Final Landscape and Irrigation Plan that
demonstrates compliance with Cal Green and the State Model Water Efficiency
Landscape Ordinance requirements for landscaping and irrigation.
29. The property owner/project proponent is responsible for the installation and
maintenance of the irrigation system, and for the health and vitality of all trees and
shrubs. All landscaping shall be maintained in a viable condition.
30. No lawn or turf shall be used in the Final Landscaping Plan.
31. Weed killers shall not be used on or near trees.
32. The tree ties/stakes shall be checked every six months to ensure they do not constrict
the trunks and damage the trees.
33.All trees shall be properly pruned as appropriate. No topping cuts shall be made. All
pruning shall follow standard industry methods and techniques to ensure the health
and vitality of the trees.
34. All conditions of approval that do not contain specific completion periods shall be
completed prior to building permit final.
35.All construction activities shall comply with all fire, building, electric, plumbing,
occupancy, and structural laws, regulations, and ordinances in effect at the time the
Building Permit is approved and issued.
36. The property owner shall obtain and maintain any permit or approval required by law,
regulation, specification, or ordinance of the City of Ukiah and other Local, State, or
Federal agency as applicable.
37. No permit or entitlement shall be deemed effective unless and until all fees and
charges applicable to this application and these conditions of approval have been paid
in full.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
7
38. All lighting shall be downcast, full cut-off, and shall not spill beyond the property lines
or shine towards the night sky.
39. This approval is contingent upon agreement of the applicant and property owner and
their agents, successors and heirs to defend, indemnify, release and hold harmless the
City, its agents, officers, attorneys, employees, boards and commissions from any
claim, action or proceeding brought against any of the foregoing individuals or entities,
the purpose of which is to attack, set aside, void or annul the approval of this
application. This indemnification shall include, but not be limited to, damages, costs,
expenses, attorney fees or expert witness fees that may be asserted by any person or
entity, including the applicant, arising out of or in connection with the City's action on
this application, whether or not there is concurrent passive or active negligence on the
part of the City. If, for any reason any portion of this indemnification agreement is held
to be void or unenforceable by a court of competent jurisdiction, the remainder of the
agreement shall remain in full force and effect.
Mitigation Measures (imposed as additional conditions of approval)
Aesthetics
1. All 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. Prior to installation of the exterior
lighting and area subject to review and approval at time of building permit.
Air Qualitv
2. All activities involving site preparation, excavation, filling, grading, road construction, and
building construction shall institute a practice of routinely watering exposed soil to control
dust, particularly during windy days.
3. All inactive soil piles on the project site shall be completely covered at all times to control
fugitive dust.
4. All activities involving site preparation, excavation, filling, grading, and actual
construction shall include a program of washing off trucks leaving the construction site to
control the transport of mud and dust onto public streets.
5. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
shall be used for earth moving operations.
6. All earth moving and grading activities shall be suspended if wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
Cultural Resources
7. If, during site preparation or construction activities, any historic or prehistoric cultural
resources are unearthed and discovered, all work shall immediately be halted, and the
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
g
City shall be notified of the discovery. The applicant shall be required to fund the hiring
of a qualified professional archaeologist to perForm a field reconnaissance and to
develop a precise mitigation program if deemed necessary.
8. If human remains are encountered during construction excavation and grading activities,
State Health and Safety Code Section 7050.5 requires that no further disturbance shall
occur until the County Coroner has made the necessary findings as to the origin and
disposition pursuant to PRC Section 5097.98. If the remains are to be of Native
American descent, the coroner has 24 hours to notify the Native American Heritage
Commission (NAHC). The NAHC will then identify the person(s) thought to be the Most
Likely Descendent, who will help determine what course of action should be taken in
dealing with the remains.
Noise
9. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and
from 9:00 a.m. to 4 p.m. on Saturday Construction hours are prohibited on Sunday and
all holidays recognized by the City of Ukiah. Interior work that generates negligible or no
noise at the property line is allowed outside of the construction hours noted above.
Approval of additional construction hours may be requested in writing from the Planning
and Community Development Director and Public Works Director for extenuating
circumstances. The written request must be submitted a minimum of 14 days prior to
the date for which the change in construction hours/days is being requested and shall
explain the need for the extended construction hours, describe the extenuating
circumstances, and identify the additional construction hours requested, including the
duration.
10. Signs shall be posted at the Project site prior to commencement of construction of the
proposed Project for the purpose of informing all contractors/subcontractors, their
employees, agents, material haulers, and all other persons at the construction site(s) of
the basic requirements of mitigation measures for Noise.
11. Signs shall be posted at the construction sites that include the permitted construction
days and hours, day and evening contact number for the job site, and a contact number
in the event of problems.
12.An onsite complaint and enforcement manager shall be designated for the Project and
shall respond to and track complaints and questions related to noise.
13. Equipment and trucks used for proposed Project construction shall use the best
available noise control techniques (e.g. improved mufflers, use of intake silencers, ducts,
engine enclosures, and acoustically-attenuated shields or shrouds, wherever feasible).
14. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for Project
construction shall be hydraulically or electrically powered wherever possible to avoid
noise associated with compressed air exhaust from pneumatically powered tools.
15. Stationary construction noise sources shall be located as far from sensitive receptors as
possible and they shall be muffled.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
9
16. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during
Project construction.
Hvdrologv and Water Qualitv
17.All plans submitted for Building Permits shall indicate the finished floor elevations, which
shall be a minimum of 1-foot above the 100-year flood elevation (582.5).
18.All new construction and substantial improvements shall conform to the City of Ukiah
Low Impact Development standards adopted by the City of Santa Rosa Low Impact
Design Technical Design Manual, if not specifically exempted. As it relates to storm
water, LID features aim to mimic the hydrologic function of the undeveloped site by
capturing, treating, and infiltrating storm water as close to the source as possible by
using small scale landscape-based features located throughout the project site.
19. Substantial improvements shall be anchored to prevent flotation, collapse or lateral
movement of the structures resulting from hydrodynamic and hydrostatic loads, including
the effects of buoyancy.
20.All new construction and substantial improvements shall be constructed with materials
and utility equipment resistant to flood damage.
21. All new construction and substantial improvements shall be constructed using methods
and practices that minimize flood damage.
22.All new construction and substantial improvements shall be constructed with electrical,
heating, ventilation, plumbing and air conditioning equipment and other service facilities
that are designed and/or located so as to prevent water from entering or accumulating
within the components during conditions of flooding.
23. New construction and substantial improvement of any structure shall have the lowest
floor, including basement, elevated above the highest adjacent grade at least as high as
the depth number specified in feet on the FIRM, or at least two feet (2') if no depth
number is specified. Upon completion of the structure, the elevation of the lowest floor
including basement shall be certified by a registered professional engineer or surveyor
or verified by the Building Official to be properly elevated. Such certification or
verification shall be provided to the Flood Plain Administrator.
24. Require, for all new construction and substantial improvements, that fully enclosed areas
below the lowest floor that are subject to flooding shall be designed to automatically
equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of
floodwaters. Designs for meeting this requirement must either be certified by a
registered professional engineer or architect or meet or exceed the following minimum
criteria:
25. Either a minimum of two (2) openings having a total net area of not less than one square
inch for every square foot of enclosed area subject to flooding shall be provided. The
bottom of all openings shall be no higher than one foot above grade. Openings may be
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
1�
equipped with screens, louvers, valves or other coverings or devices provided that they
permit the automatic entry and exit of floodwaters; or
26. Be certified to comply with a local flood proofing standard approved by the Federal
Insurance Administration.
Mountanos North Main Street Planned Development Zoning Regulations
334 North Main Street,Ukiah
11
INITIAL ENVIRONMENTAL STUDY
Mitigated Negative Declaration
Project Title: General Plan Amendment: Downtown Master Plan Area Map Correction and Land
change.
Mountanos Planned Development Rezone and Precise Development Plan
13-28-GPA-REZ/PD-CC
Lead Agency Name and Address: City of Ukiah Department of Planning and
Community Development
300 Seminary Avenue
Ukiah, CA 95482
Project Location: GP Amendment: The area north of Gibson Creek to Norton Street; east of
the NWP railroad R-O-W; and west Oak Street.
PD/Precise Development Plan: 334 North Main Street, APN 002-186-02
Ukiah, Mendocino County, CA
Project Sponsor's Name and Richard Ruff, Ruff and Associates
Address: 100 West Standley Street, Ukiah, CA 95482
General Plan Designation(s): Commercial (C)
Zoning: Community Commercial (C1)
Contact Person: Michelle Johnson, Assistant Planner
Phone Number: 707-463-6206
Date Prepared: May 27, 2015
Public Review Period: June 1 through June 22, 2015
PROJECT DESCRIPTION
General Plan Amendment (Map Correction): The project involves correcting the Downtown Master
Plan Area map contained in the 1995 General Plan (Figure VI.2-KK: Downtown Master Plan Area) to be
consistent with the 1992 City Council adopted Downtown Master Plan Area Map contained in the
Downtown Revitalization Master Plan. It is assumed that the inconsistency between these two maps was
inadvertent. The inconsistency adversely afFects an infill Planned Development housing project proposed
at 334 North Main Street as described below. The General Plan Amendment also changes the land use
classification of the Planned Development project site from Commercia/to High DensityResidential.
See Attachment 3 (General Plan Downtown Master Plan Area Map) and Attachment 4 (Downtown
Revitalization Master Plan Map).
Planned Development/Precise Development Plan: The City received an application to construct
two (2) 550 square foot one bedroom, one bathroom units located above individual garages on a 5,128
square foot parcel on North Main Street near the downtown. The zoning code requires a minimum of
6,000 square feet of site area per dwelling unit in the Community Commercial zoning district, so the
applicant proceeded to make application for a Planned Development rezoning to allow for flexibility and
relief from the site area requirement. However, the City Code also requires a minimum of '/2 acre for
Planned Development projects not located within the Downtown Master Plan area map contained in the
General Plan. As noted above, the Downtown Master Plan area map contained in the 1995 General Plan
1
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
is inconsistent with the 1992 Downtown Master Plan map adopted by the City as part of the Downtown
Revitalization Master Plan. The 1992 Downtown Master Plan map includes the applicant's property, so if
the General Plan is amended to reflect this map, the applicant can proceed with the Planned
Development project on the 5,128 square foot parcel on North Main Street.
The Planned Development Rezone would change the zoning on the site from C-1 (Community
Commercial)to PD/HDR ({Planned Development/High Density Residential).
� �
�
,� � Proposed
�' � � � Project Site
i
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ih
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Mountanos Planned Development/Precise Development Plan
Residential Duplex Project Site
Surrounding Land Uses and Setting: The subject parcel is located on the west side of Main Street
between Norton/Scott streets to the north and Henry/Smith streets to the south. This section of Main
Street is developed primarily with residential uses. Commercial uses are located to the west on State
Street and to the east. An alley along the north side of the parcel connects Main Street and State Street.
The alley is between Nuestra Casa (north side of the alley) and a retail store (south side of the alley) on
State Street.
Other Public Agencies With Approval Authority (e.g., permits, financing approval, or participation
agreement):
■ City of Ukiah Building Department
■ City of Ukiah Department of Water and Sewer
■ City of Ukiah City Engineer/Department of Public Works
■ City of Ukiah Electrical Department
■ Mendocino County Airport Land Use Commission (Airports Comprehensive Land Use Plan
consistency review)
2
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Environmental Factors Potentially Affected: The environmental factors checked below would be
potentially affected by this project, as indicated by the checklist and corresponding discussions.
� Aesthetics ❑ Agricultural Resources � Air Quality
� Biological Resources � Cultural Resources � Geology/Soils
❑ Hazards & Hazardous Materials ❑ Hydrology/Water Quality � Land Use/ Planning
❑ Mineral Resources � Noise � Population/ Housing
� Public Services � Recreation � Transportation/
Traffic
❑ Utilities/Service Systems ❑ Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
� I find that although the proposed project could have a significant effect on the environment there
will not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Planner's Signature: Date:
3
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
I. AESTHETICS Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Have a substantial adverse effect on a � � � �
scenic vista?
b) Substantially damage scenic
resources, including, but not limited to,
trees, rock outcroppings, and historic ❑ ❑ ❑ �
buildings within a state scenic
highway?
c) Substantially degrade the existing
visual character or quality of the site ❑ ❑ ❑ �
and its surroundings?
d) Create a new source of substantial
light or glare which would adversely � � � �
affect day or nighttime views in the
area?
Significance Criteria: Aesthetic impacts would be significant if the project resulted in the obstruction of any
scenic view or vista from the public right-of-way, damage to significant scenic resources within a designated
State scenic highway, creation of an aesthetically offensive site from the public right-of-way, substantial
degradation to the existing visual character or quality of the site and its surroundings, or new sources of light or
glare that would adversely affect day or nighttime views in the area, including that which would directly illuminate
or reflect upon adjacent property or could be directly seen by motorists or persons residing, working or
otherwise situated within sight of the project.
Discussion:
a) The Planned Development(Duplex) Project is located in an established commercial/residential area and
the Project would be consistent with other development in the surrounding neighborhood, both in terms
of use and density, and would be an improvement in terms of visual quality/aesthetics
b) The Planned Development (Duplex) Project is not located within a scenic area and therefore would not
damage scenic resources including but not limited to trees, rock outcroppings, and historic buildings.
Furthermore the project is not located in or visible from a scenic highway.
c) As required by City Code the Project was reviewed by the Design Review Board (DRB). The project was
reviewed by the DRB on September 18, 2014 and the applicant incorporated some of the
recommendations 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.
d) The project would create a new sources of light which potentially could impact nearby streets/motorists
and land uses. In order to ensure that there would be a less than significant impact related to light and
glare, the standard mitigation measure related to light and glare has been added to the Planned
DevelopmenUPrecise Development Plan project.
e) The General Plan Amendment to rectify the two maps would not, in and of itself, result in new aesthetic
impacts not previously considered, because both maps were adopted by the City Council and the
purpose of the maps is to identify an area in need of revitalization, which is what the project would
4
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
accomplish. Additionally, future proposed projects seeking to upgrade the North Main State
neighborhood would be subject to discretionary (CEQA) review, at which time the potential aesthetic
impacts could be evaluated based on the scope and intensity of the particular project.
Mitigation Measures:
1. All 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.
Prior to installation of the exterior lighting and area subject to review and approval at time of building
permit.
Impact Significance After Mitigation: Less than Significant
Less Than Less
2. AGRICULTURAL RESOURCES Potentially Significant Than No
Significant With Significant Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the � � � �
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural use, or � � � �
a Williamson Act contract?
c) Involve other changes in the existing environment
which, due to their location or nature, could result � � � �
in conversion of Farmland, to non-agricultural
use?
Significance Criteria: Significant impacts would occur to agricultural resources if the proposed project would
hamper existing agricultural operations or convert agricultural land to urban uses. Significant impacts would
occur to agricultural resources and non-farmland to non-agricultural.
a) Discussion: The Planned Development project parcel and the parcels that would affected by the General
Plan Amendment are designated Urban and Built Up Land on the Mendocino County Important Farmland
Map 2010 (sheet 2 of 2) maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency(ftp://ftp.consrv.ca.qov/pub/dlrp/FMMP/pdf/2010/men10 so.pdf).
b) APN 002-186-02 is zoned C1 Community Commercial and is not under a Williamson Act contract. There
are no parcels within the City of Ukiah zoned Agriculture.
c) The parcels included in the Project are located in an urbanized area, and development of the Project would
infill an existing commercial/residential area. There are no agricultural uses or parcels zoned Agricultural
within the City limits. Agricultural uses are not allowed or permitted in the C1 zoning district.
Mitigation Measures: None required.
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations.
Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Conflict with or obstruct
implementation of the applicable air ❑ ❑ � ❑
quality plan?
b) Violate any air quality standard or
contribute substantially to an existing ❑ ❑ � ❑
or projected air quality violation?
c) Result in a cumulatively considerable
net increase of any criteria pollutant
for which the project region is
non-attainment under an applicable � � � �
federal or state ambient air quality
standard (including releasing
emissions which exceed quantitative
thresholds for ozone precursors)?
d) Expose sensitive receptors to � � � �
substantial pollutant concentrations?
e) Create objectionable odors affecting a � � � �
substantial number of people?
Significance Criteria: Air Quality Impacts would be significant if the project results in any of the following:
■ Conflicts with or obstructs implementation of any applicable Air Quality Plan;
■ Violates any air quality standard or contributes substantially to an existing or project air quality violation,
including a cumulatively considerable net increase of any criteria for which the region is in
nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality
Management District, the applicable daily thresholds for criteria pollutants would be significant if they
exceed any of the following:
■ Reactive organic gases (ROG) 220 Ibs.
■ Nitrogen oxides (Nox)220 Ibs.
■ Sulfer oxides (Sox)220 Ibs.
■ Particulates (PM10) 80 Ibs.
■ If carbon monoxide (CO) exceeds 550 Ibs./day, dispersion modeling is recommended to determine the
significance of the impact upon Federal or State standards.
■ Exposes sensitive receptors to substantial pollutant concentrations; or
■ Creates objectionable odors affecting a substantial number of people.
Discussion:
a-e) The proposed Planned Development residential project would not be a sources of pollutant concentration
or objectionable odors to which people can be exposed, nor will it conflict or obstruct implementation of the
application to conflict with or obstruct any applicable air quality plan, because it is a small infill duplex project
that would not generate substantial vehicle trips.
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
The General Plan Amendment and Planned Development project is not expected to create long-term sources of
pollutants or odor due to the small number of units proposed with the project and the lack of any established
sources of pollutants or odors in the area or building designs expected with future building upgrades.
Furthermore the driveway and parking area will be paved and landscaping will be added which will minimize the
potential for long-term dust creation for the duplex project. Similar requirements will pertain to any similar
projects in the revitalization area. Based on these factors, the project is not expected to cause substantial or
long-term conflicts with applicable air quality plans, violate any air quality standards, result in a cumulatively
considerable net increase of pollutants, or exceed state ambient air quality standards.
However, short-term construction activities could create emissions, ranging from exhaust from heavy equipment
to the air-bound organic gases from solvents, insulating materials, caulking materials, and "wet" pavement.
Mitigation Measures:
1. All activities involving site preparation, excavation, filling, grading, road construction, and building
construction shall institute a practice of routinely watering exposed soil to control dust, particularly
during windy days.
2. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust.
3. All activities involving site preparation, excavation, filling, grading, and actual construction shall include
a program of washing off trucks leaving the construction site to control the transport of mud and dust
onto public streets.
4. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used
for earth moving operations.
5. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts)
exceed 25 miles per hour.
Impact Significance After Mitigation: Less than Significant
4. BIOLOGICAL RESOURCES Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Have a substantial adverse effect,
either directly or through habitat
modifications, on any species identified
as a candidate, sensitive, or special
status species in local or regional ❑ ❑ ❑ �
plans, policies, or regulations, or by the
California Department of Fish and
Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, or regulations ❑ ❑ ❑ �
or by the California Department of Fish
and Game or US Fish and Wildlife
Service?
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
4. BIOLOGICAL RESOURCES Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
c) Have a substantial adverse effect on
federally protected wetlands as defined
by Section 404 of the Clean Water Act
(including, but not limited to, marsh, ❑ ❑ ❑ �
vernal pool, coastal, etc.) through direct
removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with � � � �
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
e) Conflict with any local policies or
ordinances protecting biological � � � �
resources, such as a tree preservation
policy or ordinance?
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, ❑ ❑ ❑ �
or other approved local, regional, or
state habitat conservation plan?
Significance Criteria: Project impacts upon biological resources would be significant if any of the following
resulted:
■ Substantial direct or indirect effect on any species identified as a candidate, sensitive, or special status
species in local/regional plans, policies, or regulations, or by the California Department of Fish and Game or
U.S. Fish and Wildlife Service or any species protected under provisions of the Migratory Bird treaty Act;
■ Substantial effect upon sensitive natural communities identified in local/regional plans, policies, or
regulations or by the agencies listed above;
• Substantial effect (e.g., fill, removal, hydrologic interruption) upon Federally protected wetlands under
Section 404 of the Clean Water Act;
■ Substantially interfere with movement of native resident or migratory wildlife species or with established
native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites;
■ Conflict with any local policies/ordinances that protect biological resources (e.g., tree preservation policy or
ordinance).
Discussion:
a) The Planned Development project site and General Plan Amendment area is surrounded by existing
commercial/residential development and the project site are 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 Wildlife Department.
During the most recent General Plan revision program, a natural habitat technical study was prepared
as background material for the Open Space and Conservation Element. This Study, entitled, "General
Plan Revision and Growth Management Program - Natural Habitat Section", and dated October 31,
8
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
1991, was prepared by Michael W. Skenfield, a Consulting Biologist and Registered Professional
Forester. The Study did not identify any species identified as a candidate, sensitive, or special status in
the vicinity of the project area, therefore the Project would have no impact on candidate, sensitive, or
special status species.
b) There are no riparian areas or riparian habitat on the subject parcels or other sensitive natural
community identified in local or regional plans, policies, or regulations or by the California Department of
Fish and Game or US Fish and Wildlife Service. Therefore, the Project would have no impact on these
resources.
c) There are no wetlands, marshes, vernal pools, or other water courses on the parcels included in the
Planned Development or general Plan Amendment Project. Therefore, the Project would have no
impact on these resources.
d) No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are
located on the parcels included in this Project. No trees would be removed as part of this project.
e) The City does not have a tree preservation ordinance that applies to this Project.
f) The parcels included in the project are not subject to an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat conservation plan.
Mitigation Measures: None required.
5. CULTURAL RESOURCES Less Than
Potentially Significant Less Than
Significant With Mitigation Significant No Impact
Would the project: Impact Incorporated Impact
a) Cause a substantial adverse change in
the significance of a historical resource ❑ ❑ ❑ �
as defined in 15064.5?
b) Cause a substantial adverse change in
the significance of an archaeological ❑ � ❑ ❑
resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or ❑ ❑ ❑ �
unique geologic feature?
d) Disturb any human remains, including
those interred outside of formal ❑ � ❑ ❑
cemeteries?
Significance Criteria: A significant impact to historic and cultural resources would occur if implementation of
the project would:
■ Cause a substantial change in the significance of a historical or cultural resource;
■ Result in the removal or substantial exterior alteration of a building or structure or district that may be eligible
for listing in the National Register or California Register;
■ Result in the removal or substantial exterior alteration of a building or structure so that it results in the loss of
a designated county landmark in the City of Ukiah;
■ Result in the destruction of a unique paleontological resource, site or unique geological feature, or disturbs
any human remains.
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Discussion:
a) The General Plan amendment area is adjacent to the historic Wagonseller neighborhood, but including
it in the area where small Planned Development projects could potentially be located does not mean
they would impact the historic neighborhood. It is highly speculative to attempt to identify the scope and
intensity of potential future Planned Development projects. In addition these types of future projects are
discretionary in nature and require individual CEQA review.
The Planned Development project site includes one vacant lot containing a single family home that does
not meet the definition of historical resources defined by 15064.5 or included the City of Ukiah Historical
Inventory. The Project would have no impact on historical resources as defined by 15064.5
b) The parcels included in the Project are not located in in an area of "High" archeolicial sensitivity as
identified in Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan.
Although the discovery of archeological resources is unlikely, a standard mitigation measure has been
applied to the Planned Development Project in order to ensure that any potential resources are not
significantly impacted. A similar standard mitigation measure would be imposed on any future Planned
Development project.
c) The project site does not contain any unique paleontological resources or unique geological features.
d) The parcels included in the Project are not known to include any human remains. Although it is highly
unlikely that human remains, including Native American remains, would be discovered on the parcel
included in the Project, due to the sensitive nature of this type of discovery, a mitigation measure has
been applied to the Project. Implementation of this mitigation measure would reduce any potential
impact to less than significant. A similar standard mitigation measure would be imposed on any future
Planned Development project.
Mitigation Measure
1. If, during site preparation or construction activities, any historic or prehistoric cultural resources are
unearthed and discovered, all work shall immediately be halted, and the City shall be notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to
perform a field reconnaissance and to develop a precise mitigation program if deemed necessary.
2. If human remains are encountered during construction excavation and grading activities, State Health
and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County
Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section
5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the
Native American Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to
be the Most Likely Descendent, who will help determine what course of action should be taken in
dealing with the remains.
Impact Significance After Mitigation: Less than significant
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
6. GEOLOGY AND SOILS Less Than
Potentially Significant Less Than
Significant �/ith Mitigation Significant No Impact
Would the project: Impact Incorporated Impact
a) Expose people or structures to potential
substantial adverse effects, including
the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake
fault, as delineated on the most
recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the
State Geologist for the area or ❑ ❑ � ❑
based on other substantial evidence
of a known fault? Refer to Division
of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking? ❑ ❑ � ❑
iii) Seismic-related ground failure, � � � �
including liquefaction?
iv) �andslides? ❑ ❑ ❑ �
b) Result in substantial soil erosion or the � � � �
loss of topsoil?
c) Be located on a geologic unit or soil that
is unstable, or that would become
unstable as a result of the project, and � ❑ � ❑
potentially result in on- or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building � � � �
Code, creating substantial risks to life or
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems ❑ ❑ ❑ �
where sewers are not available for the
disposal of wastewater?
Significance Criteria: A significant geologic impact would occur if a project exposed people or structures to
major geologic features that pose a substantial hazard to property and/or human life, or hazards such as
earthquake damage (rupture, groundshaking, ground failure, or landslides), slope and/or foundation instability,
erosion, soil instability, or other problems of a geologic nature that cannot be mitigated through the use of
standard engineering design and seismic safety design techniques.
A significant geologic impact would occur if a project exposed people or structures to major geologic features
that pose a substantial hazard to property/or human life, or hazards such as earthquake damage.
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Discussion:
The Ukiah Valley is part of an active seismic region that contains the Maacama Fault, which traverses the valley
to the east and north of the City and according to resource materials maintained by the Ukiah Planning
Department, the projected maximum credible earthquake along this fault would have an approximate magnitude
of 7.4 on the Richter scale. However, the subject property area is not situated directly on or near an Alquist-
Priolo fault zone and the relatively flat area has no known slope and/or foundation instability, soil instability, or
other geologic hazards that would become unstable as a result of the project, and potentially result in on- or
off-site landslide, lateral spreading, subsidence, liquefaction or collapse.
a) Fault Rupture. No known active fault zones cross the Project parcels based on official fault maps. The
Macaama fault zone is located to the east of the project site and therefore fault rupture hazard is
considered low since research has shown that the Maacama Fault is confined to a limited zone with little
or no splaying. Impacts related to fault rupture are less than significant.
Seismic. The Planned Development Project, as well as future development in the area is required to
comply with the seismic design standards included in the California Building Code. Compliance with
these requirements would reduce impacts resulting from strong seismic ground shaking to less than
significant.
Liquefaction. According to the Soil Survey of Mendocino Countv, Eastern Part, and Trinitv County
Southwestern Part published by the U.S. Soil Conservation Service, the subject property is underlain by
an "urban mix" that includes native soils mixed with non-native fill materials that are only partially
covered by patches of asphalt and hard-packed gravel. However, the project area is not in an area with
any known deposits of soils that are unstable, or that would become unstable as a result of the project,
or potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse
Landslide. The Project parcels and surrounding area are relatively flat and no new slopes would be
created as a result of the Project; therefore, there are no impacts related to landslides related to seismic
activity.
b) It is possible that soil erosion and/or loss of topsoil could increase on the site if soils are left exposed to
winds or storm waters for any substantial period of time during the construction. Such impacts would
generally be short-term in nature, but could cause significant erosion if normal grading and site
preparation techniques are not utilized during the development phase of the Planned Development
project, as well as any future Planned Development projects in the area. In this case, however, the soil
protection measures included as Mitigation Measures 1-5 in the Air Quality discussion, above will
sufficiently reduce soil impacts to less than significant levels.
The Project is required to comply with Division 9, Chapter 7, Sediment and Erosion Control of the Ukiah
City Code which includes requirements intended to reduce erosion and sedimentation. Implementation
of these requirements through the building permit process would reduce impacts to less than significant.
c) The Project would not result in on- or off-site landslide since the Project site as well as the surrounding
area is relatively flat and the Project would not create any new slopes.
d) There are no known deposits of expansive soils, as defined in Table 18-1-B of the Uniform Building
Code. Additionally, the project area is relatively flat, so it is not anticipated that its development would
require extensive grading, cutting or filling, or other site preparation activities that would cause
substantial soil erosion or the loss of topsoil.
e) The Project does not include any septic tanks or alternative wastewater disposal systems; therefore,
there is no impact.
Mitigation Measures: Refer to Mitigation Measures 1-5 in the Air Quality discussion above.
Impact Significance After Mitigation: Less than Significant
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
7. HAZARDS & HAZARDOUS Less Than
MATERIALS Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Create a significant hazard to the public
or the environment through the routine � � � �
transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public
or the environment through reasonably
foreseeable upset and accident � � � �
conditions involving the release of
hazardous materials into the
environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous
materials, substances, or waste within ❑ ❑ ❑ �
one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included
on a list of hazardous materials sites
compiled pursuant to Government Code � � � �
Section 65962.5 and, as a result, would
it create a significant hazard to the
public or the environment?
e) For a project located within an airport
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport, ❑ ❑ ❑ �
would the project result in a safety
hazard for people residing or working in
the project area?
f) For a project within the vicinity of a
private airstrip, would the project result � � � �
in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically
interfere with an adopted emergency � � � �
response plan or emergency evacuation
plan?
h) Expose people or structures to a
significant risk of loss, injury or death
involving wildland fires, including where � � � �
wildlands are adjacent to urbanized
areas or where residences are
intermixed with wildlands?
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Significance Criteria: A significant impact to the environment and the public associated with hazards and
hazardous materials would result from a project if any of the following occurred:
■ Creation of a significant hazard to the public or environment by routine transport, use or disposal of
hazardous materials or from foreseeable upset and accident conditions;
■ Emission and/or handling of hazardous, acutely hazardous materials, substances, or waste within '/4
mile of an existing or proposed school;
■ Location of a project on a listed hazardous materials site compiled pursuant to Government Code
Section 65962.5;
• Be located within an adopted Airport Land Use Plan and expose people to a safety hazard;
• Be located within the vicinity of a private airstrip and expose people to a safety hazard;
■ Impairment/interference with adopted emergency response plan or emergency evacuation plan; or
• Be located in or near a wildland area and expose people to risk due to wildland fire.
Discussion:
a) The proposed Planned Development project would construct residential units and would not involve the
use of hazardous materials therefore the project would not create significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials.
b) The parcels included in the Project area are not located on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5.
c) The project site not located within the vicinity of a private airstrip.
d) The Project has been reviewed by the Police Department and Fire Marshal and no comments were
received related to emergency response or evacuation.
e) The project site is located within an established residential/commercial neighborhood and surrounded
by urban development. The project site is not located in or adjacent to a wild land area. Therefore, the
Project would have no impact related to exposing structures or people to risk related to wild land fires.
f) Airport Compatibilitv Zone: The majority of parcels in the General Plan Amendment area, including the
Mountanos parcel are located within the B2 Infill area of the Ukiah Airport Master Plan and the
Mendocino County Airports Comprehensive Land Use Plan. The area is situated in the northernmost
portion of the B2 zone.
The 62 infill policy allows new development of a similar intensity to that of the surrounding, already
existing, uses. While new residential development is discouraged in the zone, multi-family is acceptable
because of its lower sensitivity to noise as compared with single family residential development.
Surrounding land uses include low, medium and high density residential development, commercial
retail, professional offices, heavy commercial, and commercial —restaurants. In terms of the proposed
Planned Development, the density is similar to the existing high density residential in the vicinity.
In terms of the General Plan Amendment and the potential for an estimated 23 additional Planned
Development units, these, too, would be similar in density to the existing high density residential
development in the area.
The application was referred to the Mendocino County Airport Commission for a B2 Infill area
consistency determination as required by State law. On May 21, 2015, the Commission considered the
proposal and found it to be consistent with the County Airports Comprehensive Land Use Plan.
Mitigation Measures: None required.
14
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
8. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Violate any water quality standards or � � � �
waste discharge requirements?
b) Substantially deplete groundwater
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater � � � �
table level (e.g., the production rate of
pre-existing nearby wells would drop to
a level which would not support existing
land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a � � � �
stream or river, in a manner which
would result in substantial erosion or
siltation on-or off-site?
d) Substantially alter the existing drainage
pattern of the site or area, including
through the alteration of the course of a
stream or river, or substantially ❑ ❑ � ❑
increase the rate or amount of surface
runoff in a manner which would result in
flooding on-or off-site?
e) Create or contribute runoff water which
would exceed the capacity of existing
or planned stormwater drainage ❑ � ❑ ❑
systems or provide substantial
additional sources of polluted runoff?
f) Otherwise substantially degrade water � � � �
quality?
g) Place housing within a 100-year flood
hazard area as mapped on a federal
Flood Hazard Boundary or Flood ❑ � ❑ ❑
Insurance Rate Map or other flood
hazard delineation map? (Source:
h) Place within a 100-year flood hazard
area structures which would impede or ❑ ❑ ❑ �
redirect flood flows?
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Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
8. HYDROLOGY AND WATER QUALITY Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
i) Expose people or structures to a
significant risk of loss, injury or death � � � �
involving flooding, including flooding as
a result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or � � � �
mudflow?
Significance Criteria: Significant impacts associated with hydrology and water quality would result from a
project if water quality standards or waste discharge requirements were violated; groundwater and surface water
quality and quantity were substantially altered; drainage patterns were substantially altered that would increase
erosion/siltation and increase surface runoff; increase runoff that would exceed capacity of existing or planned
drainage systems or add a substantial source of pollution; located on a 100-year floodplain; or expose people to
hydrological hazards such as flooding or inundation by seiche, tsunami, or mudflow.
� , ��,��}�.. �
Special Flood Hazard '� � � �
Area (SFNA}—an N Orrs � cs
-� Cree,� �
area in the floadplain � � OLDFO�JN7AlN8RIbGE °
subject to a ane PaoFi�E N NoRrR�v sT v
BASE -a
percent or greater LINE o
chance - � NOTE:MAP AREA SHOWN ON THIS
af flooding in any _ �'
� ' � s � PANEL 15 LOGATED WITHIN
given year, and is F �����?' � • TOWNSHIP 15 NORTH,RANGE 12
shown on the Flood -� �".,;���;_:._.�'; '�.:-x� 'x ' PARKING y�EST AN�YOKAYA LAN�GRANT.
..�y. - ..
�;
Insurance Rate Maps ,=,i� BRIDGE o �
(FIRMs}as Zone `A', �� � a, � �
�qq� a� E� ���� ; � =� =
�' [''E1L-� N ". n �iJ�7: :. � I
`A1-A3E}', `AE'. 'A99', ,� �- �- � �, .
ry. i I A :
`AH', 'V1-V3a',or`V'. y wnRReN oR �
n� � o KT 1 fi8 p�RKy�,ys 5
gY PROFILE 620 9 �
g�J,ISN BASE -
� LINE �
x
�, � 698 ' _ _ � ,
� � �F.y��� � � '�� E� :.
�
n ��:a.'y �'f 4 .I��, ,�':�
. ��.RZ . ._. �.��` �.. ..`o
Discussion:
The proposed Planned Development Project and any future Planned Development project enabled by the
proposed General Plan Amendment are required to comply with the requirements of the Ukiah City Code
(UCC). Division 9, Chapter 7, Erosion and Sediment Control regulates grading on public and private property in
order to control erosion and sedimentation, protect water quality, and safeguard health, safety and the public
welfare. The requirements of this chapter require Projects subject to a grading permit to include specific design
standards as part of the plans including requirements for: general site and good housekeeping; erosion control;
sediment control; waterway and watercourse protection; and construction site access (section 9703). This
Chapter also requires the holder of the grading permit to establish and implement construction site management
practices that prevent toxic materials and other debris from entering the storm drain and waterway systems
(section 9704).
16
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
a) Building permits from the City of Ukiah are required for development projects. The permits require
compliance with specific standards designed to comply with water quality standards and to avoid illicit
discharge. Compliance with these requirements would result in no impacts.
b) Construction of the new residential units and associated site improvements would not impact
groundwater because new landscaping would be included along with drainage swales that would
provide opportunity for groundwater infiltration. The project drainage plan has been reviewed and
accepted by the Public Works Department. Any future Planned Development projects would be subject
to the same requirements.
c) The Project was reviewed by Public Works and the existing stormwater system has adequate capacity
to serve the Project.
d) The Project would not degrade water quality. The Project is subject to compliance with requirements
Ukiah City Code and are included as part of the Project design. These requirements are intended to
protect water quality. Compliance with these requirements would result in no degradation of water
quality.
e) The subject site is located within the 100-year flood hazard area. It is located in Flood Zone AE. The
project would not expose people or structures to flooding because per the City Code it must (1) elevate
the lowest floor above the flood level {or flood proof the structure above the flood level}, (2) elevate the
building support utility systems such as HVAC, electrical, plumbing, air conditioning equipment,
including ductwork, and other service facilities above the flood level or protect from flood damage. Any
future Planned Development projects enabled by the General Plan Amendment would also be subject to
these City Code requirements.
f) The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or
mudflow.
Mitigation Measures:
1. All new construction and substantial improvements shall conform to the City of Ukiah Low Impact
Development standards adopted by the City of Santa Rosa Low Impact Design Technical Design
Manual. As it relates to storm water, LID features aim to mimic the hydrologic function of the
undeveloped site by capturing, treating, and infiltrating storm water as close to the source as possible
by using small scale landscape-based features located throughout the project site.
2. Substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the
structures resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
3. All new construction and substantial improvements shall be constructed with materials and utility
equipment resistant to flood damage.
4. All new construction and substantial improvements shall be constructed using methods and practices
that minimize flood damage.
5. All new construction and substantial improvements shall be constructed with electrical, heating,
ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or
located so as to prevent water from entering or accumulating within the components during conditions of
flooding.
6. New construction and substantial improvement of any structure shall have the lowest floor, including
basement, elevated above the highest adjacent grade at least as high as the depth number specified in
feet on the FIRM, or at least two feet (2') if no depth number is specified. Upon completion of the
structure, the elevation of the lowest floor including basement shall be certified by a registered
professional engineer or surveyor or verified by the Building Official to be properly elevated. Such
certification or verification shall be provided to the Flood Plain Administrator.
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7. All new construction and substantial improvements, that fully enclosed areas below the lowest floor that
are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior
walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either
be certified by a registered professional engineer or architect or meet or exceed the following minimum
criteria:
8. Either a minimum of two (2) openings having a total net area of not less than one square inch for every
square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be
no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other
coverings or devices provided that they permit the automatic entry and exit of floodwaters; or
9. LAND USE AND PLANNING Less Than
Potentially Significant Less Than
Significant With Mitigation Significant No Impact
Would the projeCt: Impact Incorporated Impact
a) Physically divide an established � � � �
community?
b) Conflict with any applicable land use
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general � � � �
plan, specific plan, local coastal
program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating
an environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑ �
conservation plan?
Significance Criteria: Significant land use impacts would occur if the project substantially conflicted with
established uses, disrupted or divided an established community, or resulted in a substantial alteration to
present or planned land uses. Proposed project consistency with the Ukiah General Plan and zoning and any
other applicable environmental plans and policies is also evaluated in making a determination about potential
land use impacts.
Discussion:
a. The proposed Planned Development project would create one duplex with two new residential units
within an established commercial/residential area. The new units would be similar in density to the
surrounding neighborhood therefore the project would not divide an established community.
Furthermore the project would infill a vacant lot in a commercial/residential area.
b. The proposed General Plan Amendment would allow similar small Planned Development applications
on property within the project area. These applications, if any, are unknown at this time and it is highly
speculative to assume their scope and intensity. If these applications were similar to the proposed
Planned Development, they would be adding small dwelling units to an area adjacent to the historic
downtown, which is a goal of the General Plan Housing Element.
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c. The project site is not located within a specific plan area or coastal zone and is zoned Planned
Development.
Zoning: The Project includes the rezoning of the parcels from Community Commercial (C1) to Planned
Development (PD)/ Community Commercial (C1) Combining. The intention of the PD zoning designation is
"to allow flexibility in design and development in order to promote economical and efficient use of land; ...
preserve the natural environment... It generally provides a method for deviating from standardized zoning
requirements to foster well-planned, creative, and quality development." The Project was reviewed by the
Design Review Board (DRB). The DRB found the Project compatible with the site and the neighborhood
and recommended approval of the Project. Based on the above, the Planned Development Project is
consistent with the intent of the PD combining district and would have a less than significant impact related
to compliance with the zoning ordinance.
A similar conclusion can be reached for the general Plan Amendment project, which seeks to rectify/correct
the Downtown Master Plan area map contained in the General Plan.
General Plan: The General Plan land use designation is Commercial (C). This land use designation allows
a maximum of 28 units per acre and is intended for apartments and townhome projects to meet the diverse
needs of the population by providing mixed and affordable housing types. Residential uses with a maximum
density of 28 units per acre are allowed in the Commercial land use designation. Based on an approximately
5,070 square foot parcel, a maximum of three (3) units would be allowed. The Project is consistent with the
density and uses intended for the Commercial (C)general plan land use designation.
The General Plan Housing Element encourages infill projects (See table below) when approved through the
discretionary review process, provided the substantial compliance with applicable development standards
and compatible with the surrounding neighborhood. In this case, it is the opinion of staff that this goals and
policy are met.
Goal/Policy# Consistency Determination
Goal/Polic Te�ct
Housing
The proposed project site is a vacant undeveloped parcel
located within an existing commercial/residential
neighborhood. Development of the site would infill a vacant
Goal H-5— Use land effectively to meet housing needs and to lot.
implement smart growth,green building,and sustainable
development polices with a focus on infill The project was reviewed by the Design Review Board and
design comments were incorporated into the project in the
H-5.1 Assure that new housing is well-designed to enhance effort to enhance the existing neighborhood.
Ukiah's neighborhoods and community as a whole.
H-5-3: Support and encourage compact infill developments The proposed project would provide housing opportunities
that provide extremely low,very low,low or moderate for low and moderate income levels.
income level housing that is safe and livable.
The project site is located within an existing neighborhood
H-5.6:Support careful well-designed infill housing that is currently served by City Services.
development in areas currently served by City Services
The project will be subject to the requirements Cal Green
H-5.7:Encourage and support sustainable site planning and building code during the building permit process.
development
While the potential for additional similar small Planned
Development projects in the affected area is low,there is
some potential to add additional housing stock.
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Goal/Policy# Consistency Determination
Goal/Polic Text
Open Space and Conservation
The landscaping includes some native planting. As part of the
review of the Project,the Planning Commission may
Goal OC-23:Native plant landscaping shall be encouraged. recommend the planting of additional native plants,and the
Implementation Measure OC-23.1(c):Landscaping standards City Council may include this as a condition of Project
for new development and redevelopment projects shall be approval.
applicable to all but individual single-family residential The Planned Development zoning regulations for the
development.Compliance with landscaping standards shall Montanous Main Street Duplex will include language that
be required as a condition of discretionary approvals or a encourages native planting and prohibits the planting of
condition of issuing a building permit.This implementation known invasive species.
measure does apply to single family residences located within
planned developments or subdivisions for which landscaping The same conditions would be imposed on any future
standards where incorporated as conditions of project Planned Development projects in the area.
approval. Based on the above,the Project is consistent with this goal.
Energy
Goal EG-6:Promote energy efficiency features in the design All development Projects are required to comply with the
of all new structures. California Green Building Code,including Title 24 which is
intended to promote energy efficiency.
d. No habitat conservation plan or natural community conservation plan has been adopted for the parcels
included in the Project. Therefore the Project would have no impact on a habitat conservation plan or
natural community conservation plan.
General Plan Amendment—Development Potential Survev/Analysis
The proposed General Plan Amendment involves replacing the current "Downtown Master Plan Area" General
Plan map with the "Downtown Master Plan Area" map from the 1992 adopted Downtown Revitalization Master
Plan. It is assumed that the General Plan map intended to reflect the Revitalization Master Plan map, but a
mapping error occurred. By using the Revitalization Master Plan map, an additional 49 parcels would be added
to the map in the General Plan. By including these parcels, any that were less than '/2 acre in size would
become eligible for a future Planned Development project similar to the Mountanous proposal at 344 North Main
Street.
Staff conducted a survey and analysis of these parcels to determine how many of the parcels were less than '/2
acre in size, and of those, how many had additional development potential in terms of number of housing units.
Of the 49 parcels, 37 were determined to be under '/� acre in size. However, of these 37 parcels, only one (1)
was vacant (owned by the City of Ukiah) and only 4 were deemed to have additional development potential.
These four parcels all had existing development and constraints such as narrow access and mature trees, but
staff was able to determine that approximately 23 additional housing unit could potentially be constructed on
these parcels via the Planned Development process.
APN Size Developed? Constraints Potential Units
002-153-05 >'/2 acre Yes—SFD Access, mature trees 8
002-153-16 >'/2 acre Yes—SFD Access 4
002-153-17 >'/2 acre Yes—SFD Access, mature trees 4
002-153-22 >'/2 acre Yes- SFD Mature trees 7
Total Potential Units 23
NOTE: Development Potential Survey on file with the Department of Planning and Community Development
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Airport Master Plan: The application was referred to the Mendocino County Airport Commission for a B2 Infill
area consistency determination as required by State law. On May 21, 2015, the Commission considered the
proposal and found it to be consistent with the County Airports Comprehensive Land Use Plan (see complete
discussion in Section 7 (hazards and Hazardous Materials).
Mitigation Measures: None required.
10. MINERAL RESOURCES Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Result in the loss of availability of a
known mineral resource that would be � � � �
of value to the region and the residents
of the state?
b) Result in the loss of availability of a
locally important mineral resource
recovery site delineated on a local ❑ ❑ ❑ �
general plan, specific plan or other land
use plan?
Significance Criteria: Impacts to Mineral and Natural resources would be substantial if the proposed project
resulted in the loss of significant or locally important materials such as minerals, gravel, sand, and heritage
trees. Impacts to mineral and natural resources would be substantial if the proposed project resulted in the loss
of significant or locally important materials such as minerals, gravel, sand, and heritage trees. Impacts to
mineral natural resources would be.
Discussion:
a) The parcels included in the Project area are located in a commercial/residential area and surrounded by
existing commercial/residential development. There are no known natural or mineral resources on the
site.
b) The parcels included in the Project area are not delineated as an important natural or mineral resource
recovery site on the City's General Plan Map or on any specific plan or other land use plan.
Based on the above, the Project would have no impact on natural or mineral resources.
Mitigation Measures: None required.
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11. NOISE Less Than
Potentially Significant Less Than
Significant �/ith Mitigation Significant No Impact
Would the project result in: Impact Incorporated Impact
a) Exposure of persons to or generation of
noise levels in excess of standards
established in the local general plan or ❑ ❑ � ❑
noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or ❑ ❑ � ❑
groundborne noise levels?
c) A substantial permanent increase in
ambient noise levels in the project � � � �
vicinity above levels existing without the
project?
d) A substantial temporary or periodic
increase in ambient noise levels in the � � � �
project vicinity above levels existing
without the project?
e) For a project located within an airport
land use plan or, where such a plan
has not been adopted, within two miles
of a public airport or public use airport, ❑ ❑ ❑ �
would the project expose people
residing or working in the project area
to excessive noise levels?
f) For a project within the vicinity of a
private airstrip, would the project
expose people residing or working in ❑ ❑ ❑ �
the project area to excessive noise
levels?
Significance Criteria: A project will typically have a significant noise impact if it meets any of the following
criteria:
■ Exposes people to or generate noise levels in excess of standards established in the local General Plan or
Noise Ordinance.
■ Causes a substantial permanent increase in ambient noise levels in the project vicinity above levels existing
without the project.
■ Expose people to excessive ground borne vibration or noise levels.
■ Causes a substantial temporary or periodic increase in ambient noise levels in the project vicinity above
levels without the project.
■ If located within an airport land use plan or within 2 miles of a public airport, expose people to excessive
noise levels.
■ If located within the vicinity of a private strip, expose people to excessive noise levels.
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Discussion
The Ukiah City Code includes the following noise regulations that apply to the Project:
Section 6048: Ambient Noise Level: Where the ambient noise level is less than designated in this Section the
respective noise level in this Section shall govern.
Sound Level A, decibels
Zone Time Ambient Noise Level
R1 and R2 10 p.m.to 7 a.m. 40 decibels
R1 and R2 7 p.m.to 10 p.m. 45 decibels
R1 and R2 7 a.m.to 7 p.m. 50 decibels
R3 10 p.m.to 7 a.m. 45 decibels
R3 7 a.m.to 10 p.m. 50 decibels
Commercial 10 p.m.to 7 a.m. 60 decibels
Commercial 7 a.m.to 10 p.m. 65 decibels
Industrial Anytime 70 decibels
Section 6053: Machinery, Equipment, Fans and Air Conditioning: It shall be unlawful for any person to
operate any machinery, equipment, pump, fan, air conditioning apparatus, or similar mechanical device in any
manner so as to create any noise which would cause the noise level at the property line of any property to
exceed the ambient base noise level by more than five (5) decibels between seven o'clock (7:00) P.M. and
seven o'clock (7:00)A.M. (Ord. 748, Article 1, adopted 1980)
Section 6054: Construction of Buildings and Projects: It shall be unlawful for any person within a residential
zone, or within a radius of five hundred feet (500') therefrom, to operate equipment or perform any outside
construction or repair work on buildings, structures or projects or to operate any pile driver, power shovel,
pneumatic hammer, derrick, power hoist or any other construction type device (between the hours of 7:00 P.M.
of one day and 7:00 A.M. of the next day) in such a manner that a reasonable person of normal sensitiveness
residing in the area is caused discomfort or annoyance unless beforehand a permit therefore has been duly
obtained from the Director of Public works. No permit shall be required to perform emergency work as defined in
§6046 of this Article. (Ord. 748, Article 1, adopted 1980)
a) The proposed and any future similar development enabled by the General Plan Amendment will place
an increased number of persons on the Planned Development project property and will expose them to
various sources of noise commonly found in urbanized areas. In this case, the primary noise sources
are expected to come from street traffic and residential sources within the units once they are
constructed. However, there is no evidence that any of these noise sources will cause significant or
long-term increase in noise levels or the exposure of persons to hazardous noise levels.
b) During construction there may be exposure to groundborne vibration however this would be temporary
and it is not anticipated that this would be long lasting and that the applicant does not intend to use
unusual construction methods or tools, such as blasting or drilling. Furthermore construction activities
are required to adhere to the City's noise standards.
c) The proposed Planned development project would not have a permanent increase in ambient noise
levels because the new residential development would be similar to the surrounding neighborhood and
typically residential uses do not create noise that exceed the noise standards of the City. The same
conclusion could be reached for any similar small planned development projects enabled by the
General Plan Amendment map resolution. Any similar future small development would be subject to
discretionary review and the CEQA process.
d) The Project would result in periodic and temporary increases in noise as a result of Project construction
however this would only be short term. Project construction would be required to adhere to the City's
noise standards and the allowed hours of construction. In order to reduce construction related noise
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impacts, especially impacts to sensitive receptors which in this case would be the adjacent residential
uses, to a less than significant level, the City's standard mitigation measure limiting construction hours
has been applied to the Project.
e) The project is not located within the vicinity of a private airstrip.
Mitigation Measures:
1. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and from 9:00 a.m.
to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the
City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside
of the construction hours noted above.
2. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project
for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers,
and all other persons at the construction site(s) of the basic requirements of mitigation measures for
Noise.
3. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for Project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed
air exhaust from pneumatically powered tools.
4. Stationary construction noise sources shall be located as far from sensitive receptors as possible and
they shall be muffled.
5. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during Project
construction.
Impact Significance After Mitigation: Less than Significant
12. POPULATION AND HOUSING Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Induce substantial population growth
in an area, either directly(for example,
by proposing new homes and � � � �
businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of
existing housing, necessitating the � � � �
construction of replacement housing
elsewhere?
c) Displace substantial numbers of
people, necessitating the construction ❑ ❑ ❑ �
of replacement housing elsewhere?
Significance Criteria: Population and housing impacts would be significant if the project induced substantial
direct or indirect (e.g., road extensions) population growth in an area and/or displaced substantial numbers of
existing houses and/or substantial numbers of people, thus requiring replacement housing elsewhere.
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Discussion:
a-b) The approval of the proposed Planned Development project would establish two new residential
apartments resulting in no substantial population growth.
c) The proposed Planned Development project parcel is vacant therefore no existing housing would be
displaced as a result of the new units.
Mitigation Measures: None required.
13. PUBLIC SERVICES Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Would the project result in: Impact Mitigation Impact
Incorporated
Substantial adverse physical impacts
associated with the provision of new or
physically altered governmental facilities,
need for new or physically altered
governmental facilities, the construction of
which could cause significant
environmental impacts, in order to
maintain acceptable service ratios,
response times or other performance
objectives for any of the public services:
a) Fire protection? ❑ ❑ � ❑
b) Police protection? ❑ ❑ � ❑
c) Schools? ❑ ❑ � ❑
d) Parks? ❑ ❑ � ❑
e) Other public facilities? ❑ ❑ � ❑
Significance Criteria: Impacts to public services would be significant if the project resulted in adverse physical
impacts upon capacity that would lead to construction of new public facilities or substantial alteration to existing
governmental facilities to maintain acceptable service levels or performance levels.
Discussion:
a-e) The project will result in nominal impacts to municipal services, schools, and parks, given the small
number of new units, as well as possible future small Planned Development projects in the immediate area. The
Project has been reviewed by Public Works, the Police Department, Fire Marshal, and Electric Utility. The
Project would not require the need for substantial new city facilities or services. Therefore, the Project would
have no impact on public services.
Mitigation Measures: None required.
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14. RECREATION Less Than
Potentially Significant Less Than
Significant �/ith Mitigation Significant No Impact
Would the project: Impact Incorporated Impact
a) Increase the use of existing
neighborhood and regional parks or
other recreational facilities such that ❑ ❑ � ❑
substantial physical deterioration of the
facility would occur or be accelerated?
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which ❑ ❑ � ❑
might have an adverse physical effect
on the environment?
Significance Criteria: Impacts to recreation would be significant if the project resulted in an impact upon the
quality or quantity of existing recreational opportunities or required the creation of new recreational facilities.
Discussion:
a-b) The proposed Planned Development project would only create one duplex with two new residential units
with small outdoor recreation areas and therefore the project would not create a substantial demand for
parks and recreational facilities. The General Plan Amendment would correct a mapping error and would
allow for potential Planned Development projects in the vicinity of the project site.
The General Plan identifies the adjacent Wagonseller neighborhood as a neighborhood in need of a
park. Since the proposed Planned Development project does not involve a subdivision, park fees cannot
be required per the City Code. In response to neighborhood concerns about the need for a park,
especially as housing projects are proposed in or near the neighborhood, the City has established a
Wagonseller Neighborhood park fund and is undertaking a Wagonseller Park Identification Study. Staff
is able to conclude that while the project site/area is not located within the General Plan identified historic
Wagonseller neighborhood, it is a nearby residential project and therefore continued planning for a
Wagonseller Park is important. The Wagonseller Park Identification Study will include close
neighborhood involvement and is due to be completed in 2015.
Mitigation Measures: None required.
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15. TRANSPORTATION/TRAFFIC Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Impact Mitigation Impact
Would the project: Incorporated
a) Cause an increase in traffic which is
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial ❑ ❑ � ❑
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b) Exceed, either individually or
cumulatively, a level of service standard
established by the county congestion ❑ ❑ � ❑
management agency for designated
roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic � � � �
levels or a change in location that result
in substantial safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or � � � �
dangerous intersections) or incompatible
uses (e.g., farm equipment)?
e) Result in inadequate emergency � � � �
access?
f) Conflict with adopted policies, plans, or
programs supporting alternative � � � �
transportation (e.g., bus turnouts, bicycle
racks)?
Significance Criteria: According to the Ukiah General Plan Circulation Element, the minimum acceptable level
of service (LOS) on City commercial streets/intersections like those within the project area is LOS "D." Other
criteria include whether the project would have substantial effects upon air traffic patterns; whether the project
would increase traffic hazards due to design features; whether the project has inadequate emergency access;
and whether the project would create conflicts with adopted policies, programs and plans for alternative
transportation.
Discussion:
a) Given the small size of the Planned Development project it would not cause an increase in traffic which
is substantial in relation to the existing traffic load and capacity of the street system.
b) According to the Department of Public Works, given that only a total of two new units would be created
as a result of the Planned Development project the level of service standards for traffic would not be
exceeded.
c) The Planned Development project does not involve the creation or realignment of the existing
roadways. A new driveway and curb cut would be created however the project has been reviewed by
the Public Works Department and any comments that they had will be included as a project condition of
approval.
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d) The Project was reviewed by Public Works, the Fire Marshal, and the Police Department and no
concern related to emergency access was identified. Therefore, there is no impact to emergency
access.
e) As required by the Zoning Ordinance the Planned Development project will provide the required amount
of on-site parking.
f) The proposed General Plan Amendment would correct a mapping error and allow for potential future
small Planned Development projects. A review of potential small Planned Development sites within the
area revealed minimal potential due to a lack of vacant parcels.
Mitigation Measures: None required.
16. UTILITIES AND SERVICE SYSTEMS Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Would the project: Impact Mitigation Impact
Incorporated
a) Exceed wastewater treatment
requirements of the applicable ❑ ❑ � ❑
Regional Water Quality Control Board?
b) Require or result in the construction of
new water or wastewater treatment
facilities or expansion of existing � � � �
facilities, the construction of which
could cause significant environmental
effects?
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the ❑ ❑ � ❑
construction of which could cause
significant environmental effects?
d) Have sufficient water supplies
available to serve the project from
existing entitlements and resources, or ❑ ❑ � ❑
are new or expanded entitlements
needed?
e) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it
has adequate capacity to serve the ❑ ❑ � ❑
project's projected demand in addition
to the provider's existing
commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate � � � �
the projecYs solid waste disposal
needs?
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16. UTILITIES AND SERVICE SYSTEMS Less Than
Potentially Significant Less Than
Significant With Significant No Impact
Would the project: Impact Mitigation Impact
Incorporated
g) Comply with federal, state, and local
statutes and regulations related to ❑ ❑ � ❑
solid waste?
Significance Criteria: Impacts to utilities and service systems would be significant if the proposed project
results in a physical need to develop new systems or causes a substantial physical alteration to existing
facilities.
Discussion:
a-g) The proposed project is not expected to result in a significant increase in wastewater generation or require
the construction of storm water facilities in association with the proposed project. The Public Works Department
has reviewed the project and indicated that the two residential duplex units and potential small Planned
Development projects in the area could be served by existing water supplies and will not require the
construction of large-scale water supply mains or new water treatment facilities. The area is served by the
Mendocino Solid Waste Authority, which maintains a waste transfer station south of City limits. As part of the
requirements of the California Green Building Code the applicant is required to recycle or reuse 50°/o of the
construction waste and furthermore the applicant is required prior to building permit final on the disposal of the
materials. Based on the size and scale of the complex, this agency will be able to serve the site with existing
resources and will require no expansion of services or facilities.
Mitigation Measures: None required.
17. GLOBAL CLIMATE CHANGE/GHG Less Than
Potentially Significant Less Than
Significant �/ith Mitigation Significant No Impact
Would the project: Impact Incorporated Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a ❑ ❑ � ❑
significant impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse � � � �
gases?
Significance Criteria: GHG impacts would be significant if the Project would:
■ generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on
the environment; and/or
■ conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions
of GHGs.
Discussion:
a) The proposed Project would not result in a considerable contribution to cumulative GHG emission
because the project is a small residential project located on an infill parcel, and the potential for
additional similar small Planned Development projects in the immediate area is low. The Planned
29
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Development project would add two duplex units to the community. As such, it would not significantly
increase the vehicle trips in the community. The amount of increased vehicle trips would be minimal.
Additionally, it has been concluded that the potential for additional similar small Planned Development
projects in the project area is low due to a lack of available land and development constraints.
b) The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General
Plan goals and polices that address energy use which may reduce or minimize GHG emission. The
Project would not conflict with any plan, policy or regulation adopted for the purpose of reducing the
emissions of GHG. Based on this, the Project would not substantially increase GHG emissions directly
or indirectly.
Mitigation Measures: None required.
MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt a monitoring
and reporting program whenever they adopt an EIR or "Mitigated Negative Declaration." The Mitigation
Monitoring and Reporting Program for this Mitigated Negative Declaration, which is included below as
Attachment 2 of this analysis, require the applicants to incorporate or comply with the important Mitigation
Measures listed in the table (see Attachment 1).
30
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
MANDATORY FINDINGS OF SIGNIFICANCE
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact With Impact
Does the project: Mitigation
Incorporated
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community, ❑ ❑ ❑ �
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in ❑ ❑ ❑ �
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects)?
c) Have environmental effects which will cause
substantial adverse effects on human beings, ❑ ❑ ❑ �
either directly or indirectly?
Discussion:
a) The Project would not have an impact on habitat, plant or animal communities. The Project site and
area does not include any habitat, fish or wildlife population, and is not known to include any cultural
resources. The Project location is not identified as an area of high significance in the City's General
Plan. In the unlikely event, cultural resources are discovered as a result of construction of the Project, a
mitigation measure has been included to reduce this impact to a less than significant level.
b) The project would not have cumulative impacts because the project site is located within an established
commercial/residential area and there are currently no other projects or projects in the foreseeable
future planned within the immediate vicinity that would create combined cumulative impacts. In terms of
the larger community future projects include the Ukiah Courthouse Relocation and Costco. While these
two projects have identified impacts the proposed small Project would continue to be less than
significant when added to the cumulative impacts.
c) The project would not have environmental effects which will cause substantial adverse effects on
human beings either directly or indirectly because of the small size of the project.
CONCLUSION: Staff is able to conclude that a Mitigated Negative Declaration is appropriate for the project.
31
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
RESOURCES USED TO PREPARE THIS ANALYSIS
1. City of Ukiah General Plan
2. Ukiah City Code
3. City of Ukiah Zoning Ordinance
4. City of Ukiah Noise Ordinance
5. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July 1996
6. Hazardous Waste and Substance Sites List from California Department of Toxic Substances
7. City of Santa Rosa Low Impact Design Technical Design Manual, August 2011
8. Referral comments from the following City staff and Agency representatives:
A. Kevin Jennings, Fire Marshal
B. David Willoughby, Building Official
C. Ben Kageyama, Senior Civil Engineer, Public Works
D. Jimmy Lozano, Electric Utility Department
E. Trent Taylor, Administrative Captain, Police Department
ATTACHMENTS
1. Recommended Mitigation Measures
2. Mitigation Monitoring Program Report
3. Diagram #1 of the Ukiah Downtown Revitalization Master Plan (adopted in 2004)
4. Figure VI.2-KK is identified as the Downtown Master Plan Area (adopted in 1994)
5. Project Plans date stamped September 05, 2014
32
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
Attachment 1
General Plan Amendment: Downtown Master Plan Area Map Correction
Mountanos Planned Development Rezone and Precise Development Plan
Initial Study for File No.: 13-28-REZ-PD-CC
Recommended Mitigation Measures
Aesthetics
1. All 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.
Prior to installation of the exterior lighting and area subject to review and approval at time of building
permit.
Air Qualitv
2. All activities involving site preparation, excavation, filling, grading, road construction, and building
construction shall institute a practice of routinely watering exposed soil to control dust, particularly
during windy days.
3. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust.
4. All activities involving site preparation, excavation, filling, grading, and actual construction shall include
a program of washing off trucks leaving the construction site to control the transport of mud and dust
onto public streets.
5. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used
for earth moving operations.
6. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts)
exceed 25 miles per hour.
Cultural
7. If, during site preparation or construction activities, any historic or prehistoric cultural resources are
unearthed and discovered, all work shall immediately be halted, and the City shall be notified of the
discovery. The applicant shall be required to fund the hiring of a qualified professional archaeologist to
perform a field reconnaissance and to develop a precise mitigation program if deemed necessary.
8. If human remains are encountered during construction excavation and grading activities, State Health
and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County
Coroner has made the necessary findings as to the origin and disposition pursuant to PRC Section
5097.98. If the remains are to be of Native American descent, the coroner has 24 hours to notify the
Native American Heritage Commission (NAHC). The NAHC will then identify the person(s) thought to
be the Most Likely Descendent, who will help determine what course of action should be taken in
dealing with the remains.
Noise
9. Construction hours are limited to Monday through Friday from 8:00 a.m. to 6:00 p.m. and from 9:00 a.m.
to 4 p.m. on Saturday Construction hours are prohibited on Sunday and all holidays recognized by the
33
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
City of Ukiah. Interior work that generates negligible or no noise at the property line is allowed outside
of the construction hours noted above.
Approval of additional construction hours may be requested in writing from the Planning and Community
Development Director and Public Works Director for extenuating circumstances. The written request
must be submitted a minimum of 14 days prior to the date for which the change in construction
hours/days is being requested and shall explain the need for the extended construction hours, describe
the extenuating circumstances, and identify the additional construction hours requested, including the
duration.
10. Signs shall be posted at the Project site prior to commencement of construction of the proposed Project
for the purpose of informing all contractors/subcontractors, their employees, agents, material haulers,
and all other persons at the construction site(s) of the basic requirements of mitigation measures for
Noise.
11. Signs shall be posted at the construction sites that include the permitted construction days and hours,
day and evening contact number for the job site, and a contact number in the event of problems.
12. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to
and track complaints and questions related to noise.
13. Equipment and trucks used for proposed Project construction shall use the best available noise control
techniques (e.g. improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically-
attenuated shields or shrouds, wherever feasible).
14. Impact tools (e.g. jack hammers, pavement breakers, and rock drills) used for Project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed
air exhaust from pneumatically powered tools.
15. Stationary construction noise sources shall be located as far from sensitive receptors as possible and
they shall be muffled.
16. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during Project
construction.
HYDROLOGY AND WATER QUALITY
17. All plans submitted for Building Permits shall indicate the finished floor elevations, which shall be a
minimum of 1-foot above the 100-year flood elevation (582.5).
18. All new construction and substantial improvements shall conform to the City of Ukiah Low Impact
Development standards adopted by the City of Santa Rosa Low Impact Design Technical Design
Manual, if not specifically exempted. As it relates to storm water, LID features aim to mimic the
hydrologic function of the undeveloped site by capturing, treating, and infiltrating storm water as close to
the source as possible by using small scale landscape-based features located throughout the project
site.
19. Substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the
structures resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
20. All new construction and substantial improvements shall be constructed with materials and utility
equipment resistant to flood damage.
21. All new construction and substantial improvements shall be constructed using methods and practices
that minimize flood damage.
34
Initial Study/ Mitigated Negative Declaration
General Plan Amendment and Mountanous PD Rezoning
22. All new construction and substantial improvements shall be constructed with electrical, heating,
ventilation, plumbing and air conditioning equipment and other service facilities that are designed and/or
located so as to prevent water from entering or accumulating within the components during conditions of
flooding.
23. New construction and substantial improvement of any structure shall have the lowest floor, including
basement, elevated above the highest adjacent grade at least as high as the depth number specified in
feet on the FIRM, or at least two feet (2') if no depth number is specified. Upon completion of the
structure, the elevation of the lowest floor including basement shall be certified by a registered
professional engineer or surveyor or verified by the Building Official to be properly elevated. Such
certification or verification shall be provided to the Flood Plain Administrator.
24. Require, for all new construction and substantial improvements, that fully enclosed areas below the
lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood
forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this
requirement must either be certified by a registered professional engineer or architect or meet or exceed
the following minimum criteria:
25. Either a minimum of two (2) openings having a total net area of not less than one square inch for every
square foot of enclosed area subject to flooding shall be provided. The bottom of all openings shall be
no higher than one foot above grade. Openings may be equipped with screens, louvers, valves or other
coverings or devices provided that they permit the automatic entry and exit of floodwaters; or
26. Be certified to comply with a local flood proofing standard approved by the Federal Insurance
Administration.
35
Attachmen� 7f`�
Mountanos Precise Development Plan
Duplex Apartment Project
334 North Main Street
Project Information Submitted by the Applicant
1. Project Description
2. Supplemental Information
3. Colors and Materials
Mark P. Mountanos
Mountanos Properties
605 North State Street
Ukiah,Ca. 95482
Project Address:
334 North Main Street
Ukiah, Ca. 95482
Project description:
Construct a duplex consisting of two-one bedroom units each with a two car garage and landscaping.
We are requesting to rezone the property from Community Commerical (C-1)to a Planned Development
(PD)with a precise development plan.We are also requesting to amend the zoning ordinance text 9167
B(1)to include the map from Downtown Master Plan (1992)not the map with the General Plan.
Property Management Plan:
Mountanos Properties has managed all of its properties for over 15 years in Ukiah and does not think it
needs a properly management plan. No onsite manager is required by law for apartment buildings,
residential rentals,with less than 16 units.
Mountanos Properties�
� �� ���v
Mark P. Mountanos
Mountanos Properties
605 North Sta.te Street
tTkiah, California 95482
Mr. Charley Stump,Director of Planning & Community Development
Ms. Michelle Johnson
City of Ukiah
Department of Planni.ng& Community Development
300 Seminary Avenue, I7kiah, California 95482
Re: Mountanos Resubmission
334 North Main Street, APN 002-186-02
File: 13-28-REZ-PD-PC-CC
Dear Charley and Michelle: August 14, 2014
As per meeting with Chazley on July 25�', here are the responses to the letter received in
July, 2014 &om Ms. Johnson:
1. (a) There is no play azea. Each unit will have a picnic table in their back area.
(b)No play azea.
(c) Trash and recycling containers will be stored in the garages.
2. Height and expected time of maturity of proposed plantings:
Acer Maple: 25 feet
Pistacia Chinensis: 40 feet
Cratagus Phaenopyrum: 25 feet
New Zealand Flax: 4 feet
Iceberg Roses: 4 feet
Carex Crrasses: 3 feet
2. (a) All plants and trees will have drip emitters.
(b) Automatic inigation timer will be on the side of the garage.
(c)No landscaping lights.
(d) Mountanos Properties manages own properties and mai.ntains own
landscaping.
3. (a) Modem.
(b) Provided Paint and Sample of LAP siding with Plans. Already provided:
-windows
-doors
Sizes on plans and colors.
If you have any questions regarding the responses to the letter from Ms. Johnson,
please feel free to contact me at 707-462-1840 ext. 124. Thank you very much.
Best Regards,
� ��
Mark P. Mountanos
Encl: Letter from Michelle Johnson.
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/ ,i,y '� Steve Dunnicliff, Director
COUNTY OF MENDOCINO / � v� �� �_ G Telephone 707-463-4281
FAX 707-463-5709
� „� DEPARTMENT OF PLANNING AND BUILDING S VICES Ft. Bragg Phone707-964-5379
� 860 NORTH BUSH STREET• UKIAH • CALIFORNIA• 95482 Ft. Bragg Fax707-961-2427
pbs@co.mendocino.ca.us
120 WEST FIR STREET • FT. BRAGG � CALIFORNIA • 95437 www,co.mendocino.ca.us/planning
May 21,2015
Mr. Charley Stump
Director of Planning and Community Development
City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Re: ALUC_2015-0001 (General Plan Amendment and PC Rezone)and the ALUC_2015-0002 (PC
Rezone)
Dear Mr. Stump:
At their May 21, 2015, meeting,the Mendocino County Airport Land Use Commission unanimously
found that ALUC 2015-0001 and ALUC_2015-0002 were consistent with Airport Land Use
Commission's policies and were consistent with the B-2 Compatibility Zone located north of the Ukiah
Municipal Airport.
If you need a copy of the minutes of that meeting, please contact Adrienne Thompson at 234-6650.
Please allow two weeks before contacting her.
Sincerely,
� ���
Fred Tarr
Planner II
Cc: Kevin Thompson
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�i���of�iZtkiah City of Ukiah, CA
`- '.� �- � Design Review Board
i
z MINUTES
3
4 Regular Meeting September 18, 2014
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 2:30
8 p.m. in Conference Room#3.
9
10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden,
11 Howie Hawkes,Alan Nicholson
12
13 Absent: Nick Thayer
14
15 Staff Present: Kim Jordan, Principal Planner
16 Cathy Elawadly, Recording Secretary
17 Shannon Riley
18
19 Others present: Mark Mountanos
20 Linda Mountanos
21
22 3. CORRESPONDENCE: None
23
24 4. APPROVAL OF MINUTES: The minutes from June 12, 2014 meeting are included for
25 review and approval.
26
27 M/S Liden/Hise approved minutes from June 12, 2014 meeting, as submitted. Motion carried by
28 all AYE voice vote of the members present(4-0).
29
30 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
31
32 6. NEW BUSINESS:
33 6A. Mountanos Planned Development Rezoning and New Precise Development Plan,
34 334 North Main Street (File No: 13-28): Review and recommendation to Planning
35 Commission and City Council on a Precise Development Plan to allow the development
36 of one duplex on the vacant lot at 334 North Main Street, APN 002-186-02. Each duplex
37 unit would be 550 square feet with one-bedroom, one-bath and great room. The living
38 space would be located above the garage. Access to the garages would be provided
39 from the alley located on the north side of the parcel. The Project requires City Council
40 approval of a Rezoning to Planned Development and Precise Development Plan.
41
42 Mark Mountanos, applicant/property owner gave an overview of the proposed Project:
43 • Construct a duplex similar to another housing project on Main Street except for the
44 roofline.
45 • Each duplex unit would be 550 square feet with one-bedroom, one bath and great room
46 located above a two-car garage.
47 • While the subject lot is small the proposed residential development fits well.
48 • The Project will include landscaping, street trees and fencing.
49 • All plants and trees will be irrigated through an automatic drip system with timers.
50 • All Mountanos properties are effectively maintained/managed on a weekly basis related
51 to landscaping and/or other associated issues with management/mainten ance.
Design Review Board September 18, 2014
Page 1
1 • Trash/recycling containers will be stored in the garages.
2 • A dividing fence will be included in the rear of the property between the two units for
3 privacy. Each unit may have a picnic table in their back area.
4 • The property is setback from the street.
5 • Access would be through an existing alleyway that leads to the two-car garages.
6 • While the development only requires one parking space per one bedroom, two parking
7 spaces will be provided in the garage.
8 • No guest parking is proposed on the site and is not required. Allowing for guest parking is
9 an option, but some of the landscaping would have to be eliminated on the north side of
10 the building to be able to make this accommodation.
11 • The original intent was that access to the site comes from Main Street. Understands
12 access from the alleyway that some improvements will have to be made. The alleyway is
13 essentially a driveway that requires no curb, gutter improvements. A utility pole exists at
14 the entrance of the driveway.
15 • The alley is a City-owned and is a two-way from State to Main Street.
16
17 Principal Planner Jordan:
18 • The application includes a zoning ordinance amendment to modify requirements for
19 rezoning to Planned Development (PD). A PD is required for this project because the lot
20 is less than the 6,000 sq. ft. minimum required in the C1 zoning district.
21 • Parcels less than '/Z acre in size cannot be rezoned to PD unless the parcel complies with
22 specific requirements including being located in the Downtown Master Plan area as
23 shown in figure V1.2-KK of the Ukiah General Plan in attachment 2 of the staff report.
24 The Project is not located in the Downtown Master Plan area as shown in figure V1.2-KK,
25 but rather is located in the Downtown Master Plan area as shown in Figure 1 of the
26 Downtown Master Plan in attachment 2 of the staff report. As such, the application
27 includes an amendment to the zoning ordinance to refer to the Downtown Master Plan
28 area as shown in Figure 1.
29 • A Precise Development Plan is required as part of a proposed PD and City code requires
30 all Precise Development Plans be reviewed by the DRB. Applicants wanting to rezone to
31 PD must either provide a Conceptual Plan or a Precise Development Plan. The DRB
32 would make a recommendation to the Planning Commission and City Council concerning
33 the proposed Precise Development Plan associated with the proposed PD rezoning.
34 Planning Commission and City Council will consider the DRB recommendation.
35 • The Public Works Department has specifically requested access to the site come from
36 the alleyway rather than from Main Street.
37 • Staff requests the DRB review and make comments concerning the Precise Development
38 Plan just like what is done for a site development permit i.e., design of the building, site
39 layout and make a recommendation.
40 • Provided samples of the color palate and type of siding that will be used on the building.
41
42 DRB questions:
43 • Requested clarification about the location of another residential project the applicant
44 developed in the area and noted it to be architecturally pleasing.
45 • Asked about the window type and color.
46 • Asked about the exterior materials.
47 • Asked if the security gates in the front will be metal?
48
49 Mark Mountanos:
50 • Confirmed the location of another development in the vicinity of the proposed Project.
51 • The windows are sliders, made of vinyl and white to match the doors.
52 • The siding is horizontal 'LAP siding' that will be painted but is unsure about the type of
53 material. It could be untreated cedar, pine. Provided a painted sample of the material.
Design Review Board September 18, 2014
Page 2
1 • Confirmed the front gates leading upstairs will be metal and open so they can be seen
2 through.
3
4 Member Nicholson:
5 • Likes the Project design; Project fits well on the site, would be an appropriate addition to
6 the neighborhood that is currently underdeveloped and a good use for the purpose of the
7 Planned Development zoning designation with a Precise Development Plan. As such,
8 highly recommends the Planning Commission approve the proposed rezone.
9 • Applicant consistently designs high quality residential units that work and fit well in the
10 community and in neighborhoods.
11 • A very good use of the land. Likes the density which could be even greater.
12 • Good that there is landscaping at the front of the site.
13 • This unit type has been used for other projects in the City and years have been spent
14 pertecting this unit type.
15
16 There was DRB and applicant discussion concerning other development design options that
17 would work on the site.
18
19 Member Hawkes:
20 • Is there sufficient room to back out of the garage and how this works?
21 • Asked why 4-feet of 'CMU' is being used for the garage, whether this was for aesthetic
22 purposes, and why there are openings in the garage. Is this to prevent damage from
23 drivers who may hit the garage?
24
25 Mark Mountanos:
26 • Project provides 25 backup feet where only 24 backup feet is required and further
27 explained egress and ingress concerning site access.
28 • Tenants are required to park in their garage so as not to impede traffic circulation on the
29 site, allowing people to enter and exit the site safely.
30 • Clarified the reason for the CMU concrete block is that the site is in a Flood Zone and
31 explained where this occurs and how this designation affects his proposed Project.
32 • Noted there is just one portion of the proposed building that is in the Flood Zone.
33
34 Member Liden:
35 • Likes the proposed Project design concept as well as the fact the alleyway would be used
36 for access purposes.
37 • Development would complement and improve Main Street.
38 • The parcel has been vacant for a long time and the proposed development would block
39 the unattractive building located to the rear of the site.
40
41 Chair Hise:
42 • Related to building aesthetics, recommends using 'Colonial' panel design for the garage
43 door which could make the two units look more like two separate homes.
44 • The garage doors shown "squish down"the look of the elevation.
45 • As designed, the garage doors are the most prominent feature on the front elevation so it
46 is important they are attractive.
47
48 Mark Mountanos:
49 • Would be fine with the aforementioned recommendation concerning the garage door
50 and/or possibly upgrade to another garage door type such as wood.
51
52 There was DRB and applicant discussion concerning a possible mistake on the Flood Map that
53 shows parts of Main Street located in the Flood Zone and the process of getting FEMA to make a
54 change to the Map.
Design Review Board September 18, 2014
Page 3
1 M/S Nicholson/Hise to recommend Planning Commission and City Council approve the
2 proposed Precise Development Plan associated with the proposed Rezoning to Planned
3 Development and requested the applicant considers the design comments made above. Motion
4 carried (4-0).
5
6 7. MATTERS FROM THE BOARD:
7
8 8. MATTERS FROM STAFF: Advised there are three projects that require DRB
9 consideration at the October 9 meeting that may take longer than two hours to review.
10
11 After discussion concerning the content of the proposed projects requiring review, DRB is of the
12 opinion two hours should be sufficient time to review them and would not need to meet at an
13 earlier time.
14
15 9. SET NEXT MEETING
16 The next regular meeting will be Thursday, October 9, 2014.
17
18 10. ADJOURNMENT
19 The meeting adjourned at 3:52 p.m.
20
21
22 Cathy Elawadly, Recording Secretary
23
Design Review Board September 18, 2014
Page 4
�
Aftachmen► 7'
Gtty �of Zl�iah
Interoffice Memorandum
To: Kim Jordan, Principal Planner
From: Ben Kageyama, Senior Civil Engineer �
Date: September 25, 2014
Re: PRC Comments for 13-28-RES-PD-PC-CC Mountanos Rezone,
Precise Development Plan and Duplex Located at 334 North State
Street
The Departrnent of Public Works has reviewed the above noted project and has the
following comments:
1. The site plan proposes access from the existing City alley along the
north side of the subject property, with an improved 16 foot wide
driveway apron onto North Main Street. We support the use of the
existing alley access, and recommend further widening this apron and
the driveway behind the sidewalk to a minimum of 18 feet, to allow for
improved finro-way access.
2. We recommend that the site improvement plan include the location of
existing utilities, and proposed service connections (sewer, water and
electric).
The following conditions are recommended:
3. Prior to construction of site improvements, a final grading and drainage
plan, and an erosion and sediment control plan, prepared by a Civil
Engineer, shall be submitted for review and approval by the Department
of Public Works. The plan shall detail post-construction best
management practices, including the use of vegetated swales, and
infiltration of roof drain run-off.
4. The project engineer shall provide oversight and inspection during
project construction, with special attention to: site grading; bio-swale
installation and landscaping; downspout drainage; and the installation of
erosion control measures. Upon completion of the work, a report shall
be submitted by the project engineer to the Department of Public Works
stating that the improvements have been completed in accordance with
the approved plans and conditions of approval, and all areas have been
permanently stabilized to prevent sediment and erosion.
5. All public sidewalks shall meet current ADA requirements.Any existing curb,
gutter and sidewalk in disrepair that is adjacent to the subject property shall be
S:1Public WorksIPROJECTS\Permit Files\PLANNING12013113-28-RES-PD-PC-CC Mountanos PRCmemo 9-25-14.doc
1
, _ �.
September 25, 2014
repaired. All work shall be done in conformance with the City of Ukiah Standard
Drawings 101 and 102 or as directed by the City Engineer.
6. All existing and widened portions of the driveway along the northerly
parcel boundary which are not contained within the 10 foot wide City
"alley" shall be dedicated to the City as a roadway and public utility
easement.
7. Standard street tree requirements include street trees spaced
approximately every 30 feet along the public street, within tree wells
where feasible, otherwise within 5 feet of the back of sidewalk. Street
trees shall be in accordance with Standard Detail 602 —tree types to be
approved by the City Engineer.
8. All driveway and parking areas shall be paved with asphaltic concrete,
concrete, or other alternative surfacing, subject to approval by the City
Engineer. If heavy truck traffic is anticipated from the solid waste
company, delivery trucks, or other heavy vehicles, the pavement section
should be calculated appropriately to ensure that it can withstand the
loading.
9. Concentrated site run-off over the public sidewalk is not allowed. Under-
sidewafk drains (Standard Drawing 410) may be used where necessary.
10. All work within the public right-of-way shall be performed by a licensed
and properly insured contractor. The contractor shall obtain an
encroachment permit for work within this area or otherwise affecting this
area. Encroachment permit fee shall be $45 plus 3% of estimated
construction costs.
11. The proposed development is located within the City of Ukiah sanitary sewer
service area and subject to applicable sewer connection fees.
12. Capital improvement fees for water services are based on the water meter size.
A fee schedule for water meter sizes is available upon request.Additional
charges for water service construction are also applicable.
13. The property is located within the floodplain, and is subject to the
floodplain provisions of the California Building Code and National Flood
Insurance Program requirements. The following shall be required:
a. A pre-construction elevation certificate, based on the plans, will be
required prior to the issuance of a building permit.
b. A post construction elevation certificate based on construction will be
required prior to final inspection.
S:\Public WorksIPROJECTS\Permit Files\PLANNING\2013\13-28-RES-PD-PC-CC Mountanos PRCmemo 9-25-14.doc
�
on the attached plans. Public Works reviewed the first submittal and requested that access to the project be
provided via the alley located along the north property line and that there are safety issues related to the access
due to the narrowness, connection between two heavily used streets, State and Main streets, which result in the
alley being used as a cut-through, and the location of the a use that serves children being accessed in part via the
alley. Planning had concerns of a blank side wall of the duplex facing Main Street.
The Project has been revised to front the building on Main Street with access to the garages being provided via the
alley.
Police Department: Please provide comments related to safety and security, visibility of the project to patrol
officers, etc.
Attachments: Revised Plans,AP Map, Location Maps for Rezoning
Please provide comments by_September 23,=2014
If No Comments, please sign and date below and return this Project Referral Form by the date noted
above.
� � � � y
Signature Date
(V��S : 1�I�S srJ � �c �"(� -tzl f S'
, �
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2
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�.
Kim Jordan �
,
From: Jimmy Lozano �
Sent: Thursday, September 11, 2014 8:55 AM �
To: Kim Jordan '
Subject: FW: Project Review 13-28-RES-PD-PC-CC (Mountanous Rezone and Duplex-334 N Ma
Street)
Hi Kim,
I added an additional conunent for Mark related to the service panels. Evan though the orientation of the dupiex has changed,it cvill ,
not change how we will intend to feed the development from our end.
Regarding Project Review File 13-28-RES-PD-PC-CC(Mountanous Rezone and Duplex—334 North Main Street),the Electric '�
Department offers the following comments: ��
I reviewed the preliminary plans submitted by Mark Mountanous and came up an initial plan for the electric portion. �
1
We have an existing 37kVA Transformer in very close proximity to the proposed commercial property and will plan on using this �
transformer for our feed to the proposed duplex.The COUEUD will request that the duplex will be fed via underground,as a
condition of approval. In the past any new commercial property in that area(N Main Street)was to be undergrounded,unless the City
CounciUPlanning Commission deems otherwise.At this time we do not anticipate upgrading the existing transformer,based on the
preliminary drawings supplied with the review documents. Should the scope of work change and more units are added to the project,
than that would trigger an upgrade.
Comments for Mark Mountanous:
a) The existing 37Kva Transformer located at the N E comer of the lot will be feeding the new duplex via underground.
b)The existing transformer has enough capacity to feed the proposed duplex unit/s as is. If the scope of project changes from the two
(2)units,that will trigger a transformer upgrade from 37Kva to a SOKva Transformer.
c)The Contractor/Developer will incur the cost(labor,materials,equipment and transformer upgrade-y.t.b.)to extend our Secondary
Services(Underground feed)to the service panels for the project.
d)The electrical service panels must have Test-By-Pass facilities and the customer will need to provide panel specifications and the
appropriate EUSERC drawing numbers for the panels,prior to purchase.
Note: I noticed an existinQ overhead ahone droalfeed from the transformer aole,which feeds diagonallv across the aroaosed
duplex lot.This will need to be addressed bv AT&T as soon as reasonablv aossible,as the feed will be directiv affected bv the
develonment.
Any questions please let me know.
Jim Lozano
Electrical Estimator/Planner
City of Ukiah
1320 Airport Road
Ukiah,Ca.95482
PH: 707-467-5774
FX: 707-467-2811
j lozano(c»cityofukiah.com
1
f i
City of Ukiah
UKIAH FIRE DEPARTMENT
PROJECT REVIEW COMMENTS
PROJECT: Mountanos Rezone
APP NO.:
LOCATION: 334 North Main St
DATE: 9-10-2014
REVIEWED BY: Kevin P. Jennings, Fire Marshal - Prevention
Fire Department Project Review Comments are best recommendations based upon
the information submitted, and do not constitute binding conditions or approval of
any aspect of the project. Specific conditions, requirements and approvals are
conducted only upon receipt of plans in conjunction with an Application for Building
Permit. Comments such as location of street numbers, door & exit signs,fire
extinguishers,fire lanes & no parking areas, electrical shut off access, secure lock
box,fire alarms, smoke detectors and other routine requirements will be annotated
when construction plans are reviewed for a permit. Locations shown are for concept
only. Actual locations will be field identified by the Fire Prevention$ureau.
After review this office has only one comment regarding the proposed project.
• Parking restrictions shall be placed upon the alley way of the site. "No Parking" signs
shall be posted within the alley way, for it's entire length.
Having the entrance to the site off of the alley way more than likely will provide for a safer
"entering and exiting"from the site.
However if and when plans are submitted for construction purposes I will have comments
regarding a few issues.
• Fire Extinguishers
• Know Box
• Residential Sprinklers
i
on the attached plans. Public Works reviewed the first submittal and requested that access to the project be
provided via the alley located along the north property line and that there are safety issues related to the access
due to the narrowness, connection between finro heavily used streets, State and Main streets, which result in the
alley being used as a cut-through, and the location of the a use that serves children being accessed in part via the
alley. Planning had concerns of a blank side wall of the duplex facing Main Street.
The Project has been revised to front the building on Main Street with access to the garages being provided via the
alley.
Police Department: Please provide comments related to safety and security, visibility of the project to patrol
officers, etc.
Attachments: Revised Plans,AP Map, Location Maps for Rezoning
Please_provide comments_by_September 23, 2014
If No Comments, please sign and date below and return this Project Referral Form by the date noted
above.
� ' u t
Signature Date
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