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RESOLUTION NO. b.,5
RESOLUTION OF THE CITY OF UKIAH CITY COUNCIL
APPROVING USE PERMIT NO. 86-66, SIERRA SUNSET
PLANNED DEVELOPMENT
WHEREAS, the land encompassed by the Sierra Sunset Planned Development
was included in the area known as Las Casas Subdivision, a Planned
Development Use Permit (No.79-25), approved on November 7, 1979 by the City
Council with Resolution No. 80-40, and
WHEREAS, 153 living units (including a low/moderate income housing
density bonus of 32 units) have subdivision map approval or have been
constructed thereby increasing the allowable total number of dwelling units
in the Las Casas development to 348, and
WHEREAS, the current developer desires to complete the project with a
different development plan and product type and with additional density
bonuses for low/moderate income housing, and
WHEREAS, the number of units approved for the Sierra Sunset portion of
this project is 242 (including a density bonus of 47 units for low and
moderate income persons), thus the total number of dwelling units in the 55
acre Las Casas/Sierra Sunset project is 395 (including 79 units as a
low/moderate income density bonus), and
WHEREAS, the "PD", Planned Development zone requires a use permit to be
reviewed and approved by the Planning Commission and the City Council prior
to any development taking place within that zone, and
WHEREAS, on May 28, 1986 the Planning Commission approved the Sierra
Sunset Use Permit subject to 17 conditions, and
WHEREAS, the focused Environmental Impact Report for the original Las
Casas Project was found adequate and complete by the City Council on
September 5, 1979 and a Negative Declaration for this subsequent project
change was approved by the City Council on July 16, 1986, and
WHEREAS, the development provides appropriate housing opportunities
consistent with the General Plan, and
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WHEREAS, parkland in this locale is not specifically designated in the
General Plan, and
WHEREAS, the developer has offered .8 of an acre of land to the Ukiah
Unified School District for any purpose it desires, and
WHEREAS, appropriate circulation as provided for with the development
plan is necessary to insure efficient ingress and egress for
safety/emergency vehicles, and
WHEREAS, the City Council of the City of Ukiah desires to modify the
development plan and provide all applicable conditions for development in a
single use permit document by making this resolution supercede all previous
use permit considerations for the Las Casas or Sierra Sunset Planned
Developments.
NOW THEREFORE BE IT RESOLVED, that Use Permit No. 86-66, Sierra Sunset
Planned Development, is approved subject to the following conditions:
1. The total number of dwelling units for the 37.8 acres encompassed in
this project is 242.
2. In-lieu park fees shall be paid by developer per UMC Sections 8400-8410
and per the stipulated judgement of Mendocino County Superior Court
Case No. 48001.
3. The developer shall dedicate with each building permit an easement on
each property for the purpose of assuring that each parcel or unit in
the Planned Development shall have solar access for reasonably placed
solar energy systems. Ail applicable building codes relating to energy
conservation and the appropriate provisions of the California Solar
Rights Act of 1979 shall be complied with by the developer.
Site Development Permit shall be secured for each apartment complex.
e
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5. Hours of construction be limited to 7:00 a.m. to dark, Monday through
Saturday.
6. Dust control measures be instituted during construction.
7. Ail standards applicable to development within the City of Ukiah shall
be complied with unless specifically noted otherwise in this resolution
or on the development plan.
8. The developer shall be responsible for the dedication and improvement
of the full widths of all streets within the development.
9. Bicycle lanes shall be constructed on Despina Drive from Low Gap to the
project's northerly boundary.
10. Single family detached units shall meet the standard R-1 site
requirements including 20 foot front setbacks to garages, five foot
side yard setbacks and 15 foot rear yard setbacks.
11. The Development Plan Map, Exhibit A, attached hereto, is made part of
this resolution and approved use permit.
12. Any standard building plans used for construction in the Las Casas
phases or previous Sierra Sunset phases of this project shall be
changed to reflect all applicable previous plan check comments and
resubmitted to the Building Official for approval.
13. The developer shall pay 25% of the cost of signalization at North Bush
Street and Low Gap Road. Said costs to be prorated and collected with
each building permit.
14. To comply with the density bonus allowed in this development, the
developer shall enter into an agreement with the City of Ukiah and the
Community Development Commission of Mendocino County (CDCMC), to
provide iow and moderate income housing pursuant to California
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Government Code section 65915 and based upon the concept presented in
the July 1 letter from CDCMC.
15. One or more subdivision map(s) to be filed for the entire property.
16. Developer shall limit access from lots on Despina to six common
driveways as provided in the Development Plan and shall provide
adequate easements to insure that common use of said driveways and
marketable title to said lots is assured.
17. 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 staff.
18. Ukiah Unified School District has submitted a resolution and findings
under the School Facilities Act. The City of Ukiah is obligated under
that Act to consider those findings at a public hearing under
procedures as provided in the Act. This use permit is subject to the
condition that the City will consider the resolution and findings as
mandated by state law. If the City adopts the district's findings and
adopts an ordinance to mitigate impacts on district schools, any
development under this use permit undertaken pursuant to building
permits issued more than thirty days after the effective date of the
ordinance will be subject to that ordinance.
PASSED AND ADOPTED this 16th day of July 1986, by the following roll
call vote:
AYES: Councilmembers Schneiter, Shoemaker, Hickey, and Mayor Henderson
NOES: None
ABSENT: Councilmember Kier
Ci~ Clerk
CITY OF UKIAH
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
JULY 10, 1986
APPLICANT:
PROJECT &
LOCATION:
M & L ENTERPRISES
USE PERMIT APPLICATION NO. 86-66,
SIERRA SUNSET PLANNED DEVELOPMENT - M & L ENTERPRISES
NORTH OF LOW GAP ROAD AT THE UKIAH CEMETERY, EASTOF DESPINA DRIVE,
SOUTH OF THE EMPIRE DRIVE EXTENSION AND WEST OF NORTH BUSH STREET
This Negative Declaration of environmental impact has been prepared by the City of
Ukiah Planning Division staff after it's review and evaluation of the request of
M & L Enterprises for a use permit to construct 242 residential units. An
Environmental Impact Report was approved for this project in September 1979. This
Negative Declaration addresses the revisions made to the original development plan
and their possible impacts.
DESCRIPTION OF PROJECT:
Development of a 37.82 acre subdivision consisting of 141 single family lots, 12
duplex lots and 77 apartment units for a total of 242 residential units.
EVALUATION OF PROPOSED PROJECT:
The following critical changes have been made in the development plan addressed in
the Environmental Impact Report.
1. Due to the decision made in a recent court case relative to this project, the
requirement for dedication of open space is eliminated in favor of the payment
of in-lieu park fees.
2. Due to the redesign of the subdivision, the circulation plan is minimally
modified, with fewer cul-de-sac streets; two through east/west streets ie.
Empire Drive and Capps Lane, are retained.
3. The developer is applying for a 25% density bonus to provide low/moderate
income housing. Including the acreage already developed in the east portion
of the subdivision, the overall buildout in the original 55 acre project will
change from 316 to 395 units. This will increase the traffic generated
through the subdivision and further impact neighboring streets.
Other impacts include increased community service demands and increased energy
consumption. Both however can be accommodated with existing resources.
POSSIBLE MITIGATION FACTORS:
·
The traffic along Despina Drive is already heavy since it collects traffic
from the adjoining subdivisions and because of the close proximity of the
Ukiah High School. Development of this subdivision will increase the
traffic. The free flow of traffic could be facilitated along Despina Drive
by limiting access to only six driveways with turn around area to be provided
on the lots to eliminate backing out onto the street.
2. A signalization fund could be set up for the future signalization of the Low
Gap Road/North Bush Street intersection. This development will be a primary
contributor to the need to signalize that intersection.
SUPPORT OF NEGATIVE DECLARATION:
These factors can be mitigated within the project and thus the Negative
Declaration can be made.
CITY OF UKIAH PLANNING DIVISION
Michael F. Harris
Director of Planning
MFH:be