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RESOLUTION NO. 91-55
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH
APPROVING TENTATIVE SUBDIVISION MAP NO. 91-4, THOMAS P. HILL
WHEREAS, on April 17, 1991, the City Council adopted Ordinance
No. 919 rezoning property from existing R-I, R-l-H-2, and R-l-H-4 zones to
P.D., and Ordinance No. 920 approving Planned Development No. 90-84 (which
encompasses the property of this subdivision) subject to conditions; and
WHEREAS, the Director of Public Works reports that the City of Ukiah
has sufficient capacity to handle wastewater for this project without
violation of Water 0uality Control Board Standards; and
WHEREAS, on May 8, 1991, the Planning Commission approved the subject
Tentative Subdivision Map with conditions; and
WHEREAS, a Negative Declaration of Environmental Impact for a Zone
Change, No. 90-84, and a seven-lot subdivision, No. 91-4, was adopted by
the City Council in conjunction with approval of the Planned Development
on April 3, 1991.
NOW, THEREFORE, BE IT RESOLVED that the Negative Declaration of
Environmental Impact for Tentative Subdivision Map No. 91-4,
Thomas P. Hill, (attached as Exhibit "A") is approved.
NOW, THEREFORE, BE IT FURTHER RESOLVED that Tentative Subdivision Map
No. 91-4 (Attached as Exhibit "B") for Thomas P. Hill, is approved
conditioned upon compliance with all applicable State Statutes, local
ordinances, and the following special conditions:
1. Standard Conditions 1 - 22.
2. Hours of construction are limited to 7:00 a.m. to dark, Monday
through Saturday.
3. Fire hydrants to be provided by developer to the approval of the
Fire Marshal.
4. Street lights to be provided by developer to the approval of the
City Electric Department.
5. In-lieu park fees be paid by the developer pursuant to City
Code.
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6. Dust control measures be instituted during construction.
7. Developer shall purchase, install, and maintain for one (1) year
City specified street trees to be planted in the planter strip
between the sidewalk and the curb at locations determined by the
City throughout the subdivision according to a Street Tree
Program approved by City Staff.
8. School impact fees shall be paid to the Ukiah Unified School
District pursuant to adopted procedures.
9. Ail units constructed in the subdivision are required to have
installed low-flow showerheads and faucets and ultra low-flush
toilets.
10. Uses allowed or permitted: Single family, residential uses and
accessory uses as allowed in Ukiah City Code Section 9016.
11. Building heights: Maximum of 30 feet, except on Lot No. 6 which
shall be 24 feet.
12. Building setback and yards: Setbacks and yards shall be as
defined on the Development Map (Planned Development No. 90-84).
13. Maximum number of dwelling units: Seven.
14. Building site area required: There shall be seven parcels with
the size and configuration as defined on the Development Map
(Planned Development No. 90-84).
15. Required parking: Minimum parking area and required off-street
parking requirements shall be as prescribed in Ukiah City Code
Section 9190 et seq.
16. Structures on Lot Nos. 4, 5, and 6 must have fire-retardant roof
covering. Natural fuel modification will be required within
30 feet of any structure.
17. Grading and drainage construction be scheduled so that it is
completed between April and November 1, when rainfall is very
low and ~nfrequent, with all runoff diversion devices in place
at that time.
18. A drainage plan, specifying daily grading activities for each
lot during construction, be approved by the Director of
Community Development and implemented by property owner,
developer, or contractor.
19. Erosion control seeding be done on slopes of 15% or greater
prior to construction of on-site structures.
20. Ail grading be performed in accordance with the Uniform Building
Code Chapter 70.
21. A specific grading plan for Lot Nos. 5 and 6 to assure that
unstable earth conditions will not result, be submitted prior to
issuance of any building permits or site construction within the
project boundaries.
22. Should archaeological materials be discovered during
development, all activity shall be temporarily halted in the
vicinity of the find and a qualified archaeologist will be
retained to evaluate the find and to recommend mitigation
procedures, if necessary.
23. Tree removal shall occur only as illustrated on the Development
Map (Planned Development No. 90-84).
24. Foundations for Lots 4, 5, and 6 be engineered foundations.
25. Cut banks on Lots 4, 5, and 6, are to be supported by permanent
retaining walls.
26. Roof run-off water from new buildings shall be collected from
downdrains in a rainwater leader and directed to a storm drain
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structure. Roof runoff shall not be allowed to freely flow out
of downdrains across the building pads.
27. If the proposed construction is modified or resited, or it is
found during any grading, cut, fill, or construction operation,
that the subsurface conditions differ from those encountered at
the test pit locations, as shown in the geological/geotechnical
evaluation by Charles VanAlstein, the author or another
qualified engineer approved by the City of Ukiah shall review
the new information or changed conditions to determine if his
conclusions or recommendations must be modified.
28. Ail regulations not specified herein shall be as prescribed in
the Ukiah City Code.
29. During construction, a drainage plan be provided for each lot to
be implemented during daily grading activities.
30. Structures developed on Lot Nos. 4, 5, and 6 shall include
residential sprinkler systems.
PASSED AND ADOPTED this 5th day of June , 1991, by the
following roll call vote:
AYES: Councilmembers Wattenburger, Shoemaker, Schneiter and Mayor Henderson
NOES: None
ABSENT: Councilmember McMichael
R:PDRES
RES HILL
~Mayor
CITY OF UKIAH
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
JANUARY 25, 1991
EXHIBIT "A"
APPLICANT:
TOM HILL
110 SO. HIGHLAND AVENUE, UKIAH, CALIFORNIA
PROJECT:
ZONE CHANGE APPLICATION NO. 90-84, FROM R-I, R-l-H-2,
AND R-l-H-4 to P.D., PLANNED DEVELOPMENT, FOR A SEVEN-LOT
SUBDIVISION (APPLICATION NO. 91-4) WITH AN ACCESS ROAD,
VEGETATION MANAGEMENT, AND DRAINAGE CONTROL
LOCATION:
WEST SIDE OF HIGHLAND AVENUE AT THE WESTERLY TERMINUS OF
CHURCH STREET, ASSESSOR'S PARCEL NO. 001-201-04, AKA
110 SOUTH HIGHLAND AVENUE, UKIAH, CALIFORNIA
In accordance with the California Environmental Quality Act, an analysis has
been made by the City of Ukiah Planning Division Staff of possible
environmental impacts of the subject project.
DESCRIPTION OF PROPOSAL
The project, as proposed, consists of a rezoning from Single Family, R-l, and
Single Family Hillside, R-l-H-2 and R-I-H-4, to P.D., Planned Development
District, and a seven-lot subdivision of that 7.42-acre site located at the
foot of the hills on the west side of Highland Avenue, west of the terminus of
Church Street. Specifically, the applicant is requesting that Lot Nos. 1, 2,
and 3 be rezoned from R-1 to P.D.; Lot No. 4 be rezoned from R-l-H-2 to P.D.;
and Lot Nos. 5, 6, and the residual lot be rezoned from R-l-H-2 and R-l-H-4 to
P.D. The Planned Development Zone is being requested to allow greater
flexibility of design and setbacks for the proposed subdivision. The property
is presently developed with one single-family dwelling located on the north
side of the parcel, and a small walnut orchard. The westerly side of the
property is steep terrain. Access will be provided by a cul-de-sac street,
extending Church Street westerly, and Highland Drive.
EVALUATION OF PROPOSED PROJECT
Special studies required by the Hillside Development Code; i.e., soils,
geology, hydrology, and vegetation, have been prepared. The soils report, as
prepared by Rau, Haydon, Bordessa, Franz and Associates, Inc., indicates that
the steeper portions of the site appear to be consistent with the description
of Wohly Loam, a Class 7 soil with erosion problems, making it difficult to
develop. Grading and drainage construction will be done during the period of
the year when rainfall is very low and infrequent. On slopes greater than 15%
where compacted soils occur, there will be erosion control seeding of Lolium
Perenne, Bromus Mollis Blando, or Dactylis Glomerata. This would take place
between August 15 and October 31. With the exception of Lot No. 6, it is
proposed to develop structures on parcels with slopes of 12% or less.
Undercut soils will be supported by the back wall of the structures. The
steeper portion of the site supports conifer and deciduous trees and a sparse
grass cover. This area will remain undisturbed.
The Geological/Geotechnl~al Evaluation was done oy .arles Van Alsttne,
Engineer. The U. S. Geological Survey Miscellaneous Field Studies Map 1217
(Pampeyan, et al.) shows a fault along the lower Slopes near the west margin
of the Ukiah Valley and touching the southwest corner of the subject parcel.
This fault is designated as lineament, inferred to be a recent fault break on
the basis of alignment of topographic features, but evidence of recent
movement is inconclusive. There was no evidence observed of major geologic
hazards (landslides or active faults) at the site.
The hydrology report, prepared by Rau and Associates, concludes that the
proposed drainage system will adequately handle the storm runoff from up-slope
and through the project, and will not cause erosion or drainage problems on
the adjacent properties or roads. The only significant natural drainage on
the site is a small channel which crosses the northwest corner of the property
and flows into Gibson Creek. This channel is outside of any development
proposed on this parcel and, therefore, should not be affected by this
project. A smaller channel transects the southern portion of the property.
Appropriate drainage facilities will be constructed to take the water off site
into the existing City drainage system.
The vegetation study completed by Gordon E. McBride notes that Lot Nos. 5 and
6 are on steeper, more erodible ground and the existing vegetation is very
important in arresting erosion. The large Oak trees and a grove of Ponderosa
Pine minimizes possible erosion and must be preserved. The lower part of the
property has been disrupted over the years by the cultivating of a small
Walnut orchard. No archaeological sites were noted during survey of the
property.
Because this property borders on a wildland interface, fire
prevention/protection measures must be taken, including residential sprinkler
systems on Lot Nos. 4, 5, and 6, depending on fireflow.
Development will restrict the free movement of wild deer on this property, but
in light of the vast available acreage on the west hillsides, this is thought
to be insignificant. Development will decrease the scenic vista from Church
Street, however, this could be minimized by eliminating Lot No. 6 or limiting
the development of Lot No. 6 to a maximum building height of 24 feet as
measured along the original grade of that portion of the lot occupied by the
structure. Sensitive design of dwellings to their environment and the
extensive plantings of new trees and landscaping would also mitigate this~
impact.
The project is consistent with the City of Ukiah General Plan of Medium-Low
Density (6-7 dwelling units per acre) and Low Density Residential (1-5
dwelling units per acre). Proposed parcel No. 6, 28,'000 square feet with an
average slope of 34%, conflicts with the Hillside portion of the City's Zoning
Code which would require a minimum lot size of five acres. The project will .
not have significant adverse effects on air and water quality and will not
adversely affect the ground water table of the City. Some removal of natural
vegetation will be required in order to implement the project as proposed;
i.e., removal of the Walnut grove and approximately 14 Elm, Fir, and Oak~
trees; however, new residential landscaping would replace some trees. The
project will not destroy an important recreational area. The project will not
have significant adverse impacts on local governmental services such as
utilities, transportation, or solid waste management. The project will not
displace persons, will not alter the pattern or behavior of wildlife species,
or ~nterfere wit~.any wildlife breeding or feeding grounds.
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