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Home My WebLink About05312017 - packet CITY OF UKIAH PLANNING COMMISSION AGENDA Special Meeting CIVIC CENTER COUNCIL CHAMBERS 300 Seminary Avenue Ukiah, CA 95482 May 31, 2017 6:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. APPROVAL OF MINUTES 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 June 12, 2017 at 5:00 p.m. 7. SITE VISIT VERIFICATION 8. VERIFICATION OF NOTICE 9. PUBLIC HEARING a. Willow Terrace Housing: Request for approval of Use Permit and Site Development Permit for a 38-unit permanent supportive housing facility to be located at 237 East Gobbi Street. 10. PLANNING DIRECTOR'S REPORT 11. PLANNING COMMISSIONERS' REPORT 12. ADJOURNMENT ADA ACCOMODATION: If you plan on attending the public hearing and need a special accommodation because of a sensory or mobility impairment/disability, or have a need for an interpreter, please call Cathy Elawadly at the City of Ukiah at(707)463-6752 to arrange for those accommodations to be made. Page 1 of 1 1 ITEM No. 9.a �i�� o}� �Tkiah Department of Community Development and Planning 300 Seminary Avenue Ukiah,CA 95482 planning@cityofukiah.com � (707) 463-6203 2 DATE: May 31, 2017 3 4 TO: Planning Commission 5 6 FROM: Adele Phillips, Associate Planner 7 8 SUBJECT: Review and Consider the proposed 237 East Gobbi Street Supportive Multi-Family 9 Housing Proposal. 10 11 12 RECOMMENDATION 13 14 Staff recommends the Planning Commission conduct a public hearing and approve a Use 15 Permit and Site Development Permit for the Willow Terrace Housing Project. 16 17 PROJECT DESCRIPTION 18 19 Rural Communities Housing Development Corporation (RCHDC) proposes to construct a 38- 20 unit multi-family permanent supportive housing facility at 237 E. Gobbi St. The residents of this 21 facility will be seriously mentally ill who are homeless or at risk of homelessness. The Project 22 includes: 23 ■ One two-story building with 26 single room occupancy (SRO) units, 11 one-bedroom units; 24 and one three-bedroom manager's unit. 25 ■ One one-story building with laundry machines, a community room, a meeting room, three 26 offices, and a reception area. 27 ■ Parking lot containing 16 vehicle parking spaces, including two ADA accessible spaces. 28 ■ Covered bike parking for 20 bikes. 29 ■ Interior outdoor plaza with covered walkway, vegetable garden, and bioswales. 30 ■ Trash enclosure, and utility shed. 31 ■ Access via East Gobbi Street, with additional emergency fire access to the south off Waugh 32 Lane. 33 ■ Landscaping that features drought-tolerant and native species, including 24 new trees 34 (existing redwood trees to remain). Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 1 �w�J _ t � � r . �?. .�` t ,.. �' - � , . . . � ^ . � � p � i . . ' .. � } - �.. 1 2 In addition to a small living unit (typically 288 square feet), occupants will receive on-site support 3 services. Services will be provided by Mendocino County Behavior Health and Recovery 4 Services (BHRC). The residents will be selected, screened, and referred to the housing facility 5 by the Mendocino County Health and Human Services Department, which is also the service 6 provider of record for this project. Various support services will be provided to all residents of 7 this facility to assure compliance with community norms. 8 Tenants will be selected through a screening process implemented by the Mendocino County 9 Specialty Mental Health Service Providers. Selected tenants must be adults with serious mental 10 illness and be homeless or at risk of homelessness. Tenants will be further screened by the 11 property management agent for their ability to meet the terms of their lease. Support services to 12 be offered to the tenants will include: mental health, prevention programs, employment and 13 vocational programs, substance abuse, budget and financial training, and linkage to educational 14 opportunities. 15 SITE CHARACTERISTICS AND SETTING 16 17 The one-acre project site is located at 237 E. Gobbi St. The site is currently occupied by TLC 18 Child & Family Services, a foster family and adoption agency within a 3,590 square foot main 19 building and a 468 square foot out-building. The site is considered infill, and is within a short 20 walking distance to daily needs including grocery stores, pharmacies, restaurants, and civic 21 opportunities. With close proximity (1/2 mile) to MTA Routes 7 and 9, the site also provides 22 public transportation options to future residents. 23 Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 2 1 A commercial paint retail store adjoins the property to the west, a commercial insurance 2 company adjoins the property to the east, a two-story multifamily apartment complex adjoins the 3 property to the south, and a commercial insurance company and gasoline service station are 4 located across E. Gobbi St. to the north. ZONE: USE: NORTH C1 Commercial EAST R3 Commercial Multi-famil / Y Residential SOUTH R3 Multi-famil Residential Y WEST C1 Commercial ......................................................................................................................................................................................................................................................................................................................... 5 6 7 8 ANALYSIS 9 10 General Plan. The site has a "C" (Commercial) General Plan designation. This General Plan 11 designation allows a maximum of 28 units per acre, typically as apartments and townhouse 12 projects. By providing housing to special needs populations, promoting infill development, 13 incorporating water saving landscaping, and installing energy efficiency features, the project 14 fulfills several General Plan policies and implementing policies: 15 Staff Analysis: General Plan Goal / Policy: HOUSING ELEMENT _.................................................................................................................................................................................................................................................. Policy H-3.4: Provide density bonuses to The "C" (Commercial) General Plan land use projects that provide a required percentage of designation allows a maximum of 28 units per total units affordable to very-low and low- acre, typically as apartments and townhouse income households and for units meeting the projects. California Government Code special housing needs identified in this Chapter 4.3 Density Bonuses and other Element. Incentives §65915 allow density bonuses be awarded to projects that meet certain criteria. At least five percent of the total units of the Project will be for very low income households, as defined in §50105 in the Health and Safety Code, and thus the project qualifies for a 35% density bonus per§65915 (f)(2), resulting in a total of 37 affordable units and 1 manager's unit. Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 3 _.................................................................................................................................................................................................................................................. Implementing Policy H-3.a: Special Needs The Applicant is seeking support from the Rental Housing: Support applications to California Tax Credit Allocation Committee State and federal agencies such as HCD, for Low Income Housing Tax Credits. State Treasurer's Office, HUD and USDA for Additional funding will be provided through affordable rental housing financing to provide the Mental Health Services Act, administered shelter for very low-income families and by the Mendocino County Health and Human special needs households. Services Department. The applicant is also pursuing Affordable Housing Program funds administered by the Federal Home Loan Bank of San Francisco and Mendo Lake Credit Union under the regulation of the Federal Housin Finance A enc . _ 9 9 Y Implementing Policy H-3.b: Increase housing The first story of two-story units features one opportunities for persons with disabilities ADA accessible single bedroom unit and two consistent with the fair housing and disability ADA accessible SRO units. The remaining 12 laws, and encourage physical access to and SRO units and four single bedroom units within residential units and areas during the located on the ground floor are fully development review process. adaptable. Polic H-5.6: Su ort careful well-desi ned The Pro'ect site is served b Cit services. Y pP J J Y Y infill housing development in areas currently The Project has been reviewed by Public served by City services. Works, the Fire Marshal, Police Department, and Electric Utility Department and there are adequate services and capacity to serve the _ proposed Pro'ect. Policy H-5.7: Encourage and support The Project is required to comply with the sustainable site planning and development. California Green Building Code, Tier 1. It incorporates low impact development measures, and the landscape design makes thorough use of drought tolerant, low maintenance native species. A total of 24 trees are proposed to be planted at the site. Im lementin Task H-5.f.�Assist develo ers Photovoltaic PV anels will be extensivel p 9' p � ) p Y and housing development agencies in used on the south facing roofs of the project, incorporating green building, energy for a total of approximately 388 PV panels. conservation, and alternative energy Additionally, the project features generation into their projects by providing bioremediative swales to collect and information about resources and links to local sequester stormwater runoff. Lastly, because organizations such as local renewable energy the project will provide affordable housing, system designers and installers, rebates, the applicant is eligible to apply for the City of energy-rating systems, and funding, on the Ukiah's solar rebate program. Housing Resources website. Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 4 RESOURCE ELEMENT _.................................................................................................................................................................................................................................................. Goal EG-6: Promote energy efficiency The Project is required to comply with the features in the design of all new structures California Green Building Code, including and in the retrofitting of existing structures. Title 24 which is intended to promote energy efficiency. The applicant plans to incorporate natural daylighting features into corridors. Proposal also incorporates drought tolerant landscaping to minimize outdoor water use, and as stated above approximately 388 roof- mounted PV panels. The design preserves several mature redwoods located on site and uses natural filtration of stormwater by means of bioswales. The applicant anticipates achieving net zero energy usage through solar collection and efficient heating and cooling systems. 1 2 3 Density Bonus: California Government Code Chapter 4.3 Density Bonuses and other 4 Incentives §65915 entitles the project to receive a density bonus. A density bonus allows certain 5 projects to exceed the maximum density than would normally be allowed, provided projects 6 meet eligibility criteria. At least five percent of the total units of the Project will be for very low 7 income households, as defined in §50105 in the Health and Safety Code, and as a result, the 8 project qualifies for a 35% density bonus per§65915 (f)(2), resulting in a total of 37 affordable 9 units and one manager's unit. 10 11 Zoning: The project site is zoned Commercial 1 (C1). Multi-family projects are allowed with a 12 Use Permit in C1. A Use Permit and Site Development Permit are being considered 13 concurrently, per Ukiah Municipal Code section 9262, which allows the following: "Projects 14 requiring a Use Permit for new construction or exterior modifications need not have a separate 15 Site Development Permit. Site development review, criteria, and findings shall be incorporated 16 into the use permit process." 17 18 The project has been evaluated for consistency with the requirements of the Zoning Ordinance 19 and has been found in general compliance with the standards. Pursuant to California 2o Government Code Chapter 4.3 Density Bonuses and Other Incentives §65915, the applicant is 21 requesting a reduction in the parking required by Ukiah Municipal Code (UMC) §9198. The 22 applicant proposes 16 parking spaces (including two ADA accessible parking spaces) to serve 23 tenants and staff, as well as 20 bicycle parking spaces. California Government Code 24 §65915(p)(3)(C) allows 0.3 parking spaces per unit for special needs housing development, 25 provided there is unobstructed access of less than one-half mile, to a fixed bus route service 26 that operates at least eight times per day. Per§65915(p)(3)(C), a 38-unit facility would only be 27 required to provide 11 parking spaces; however, the applicant is in excess of this requirement 28 by proposing 16 parking spaces. 29 Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 5 1 Mendocino Transit Authority (MTA) Routes 7 and 9 provide frequent service to stops in the 2 immediate vicinity of the subject property 3 blocks to the west at Gobbi St. and Main St., and on 3 the east adjoining property located approximately 30 feet from the subject property. The 4 demand for parking is expected to be low, as the applicant expects few of the tenants to be 5 automobile owners (RCHDC developed and managed a similar 32-unit facility in Arcata Bay, 6 CA, for which only four tenants owned automobiles.). Lastly, many of the service providers 7 assisting the tenants have their home offices across the street from the project facility and are 8 anticipated to walk to the subject property. 9 10 11 UKIAH AIRPORT MASTER PLAN CONSISTENCY 12 13 The project is located within the B2 Infill airport compatibility zone of the Airport Land Use Plan. 14 In the B2 infill zone, building height is limited to two stories, and the project application proposes 15 a maximum height of two stories. The B2 zone allows up to 60 people per acre. Assuming 26 16 SRO residents, plus 22 single-bedroom unit residents, plus three manager's unit residents, plus 17 two persons per office, the total number of people on site equals 59 persons. This is in 18 compliance with the requirement of the B2 district. 19 20 Although "multi-family residential" is listed as a "use not normally acceptable"for the B2 district, 21 Note 5 of Table 7A of the Airport Land Use Plan states that said use "should be allowed" if a 22 "major community objective is served by their location in [B2] and no feasible alternative location 23 exists." The proposed project implements several General Plan policies and thus serves a major 24 community objective. 25 26 Furthermore, as part of the applicant's preliminary research, they assessed the feasibility of 27 establishing permanent supportive housing in other locations and found the subject property to 28 be the most feasible in terms of finance and amenities. Financing for this type of subsidized 29 housing is contingent on proximity to amenities. It is crucial that the project be located within 3o walking distances to hospitals, services, grocery stores, pharmacies, mental health services etc. 31 The fact that RCHDC owns the subject property allows for flexibility on acquisition costs. 32 Additionally, the subject property is located within easy walking distance of public transportation, 33 grocery stores, pharmacies, and mental health services. 34 35 36 DESIGN REVIEW BOARD REVIEW 37 38 The Design Review Board (DRB) reviewed the Project on May 11, 2017. There was general 39 discussion about the architectural style of the buildings, materials section, colors, roof pitch and 40 landscaping. The DRB voted unanimously to recommend approval of the project to the Planning 41 Commission. See Attachment 6 for the DRB Minutes. 42 43 CITY STAFF/DEPARTMENT REVIEW 44 45 The project was routed to all City departments for comments and conditions. All conditions of 46 approval have been incorporated into Attachment 5. 47 48 Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 6 1 ENVIRONMENTAL REVIEW 2 3 The proposed project is subject to the California Environmental Quality Act (CEQA). The Initial 4 Study prepared for the project identified potentially significant impacts in the following 5 environmental areas: aesthetics, air quality, biological resources, cultural resources, hazardous 6 materials, noise, and mandatory findings of significance. Because the revisions to the project 7 have been made or agreed to by the project proponent, a Mitigated Negative Declaration (MND) 8 has been prepared. The MND was subject to a 20-day comment period, and at time of report 9 writing, no comments had been received. 10 11 Notice of the Public Hearing was provided in the following manner: 12 ■ mailed to property owners within 300 feet of the parcels included in the Project 13 on May 9, 2017 14 ■ published in the Ukiah Daily Journal on May 11, 2017 15 ■ posted on the Project site on May 9, 2017 16 ■ posted at the Civic Center (glass case) on May 8, 2017 17 ■ posted at Mendocino County Clerk on May 10, 2017 18 19 CONCLUSION 20 21 The Project includes the construction of a 38-unit multi-family project on a one acre infill site 22 located in convenient proximity to public transportation and several services and amenities. 23 Given the nature of the proposed use and the project's convenient location, Staff believes the 24 parking reduction being sought will not be detrimental to the project or present a major impact 25 on the surrounding neighborhood. Also, given the project's intention to provide housing and 26 services to mentally ill individuals at risk of homelessness, and its incorporation of PV panels 27 and other energy efficient technologies, the project implements several General Plan policies. 28 29 30 RECOMMENDATION 31 32 Staff recommends Planning Commission 1) conduct a public hearing; 2) adopt the Mitigated 33 Negative Declaration; and 3) conditionally approve a Use Permit for the 237 E. Gobbi Street 34 permanent supportive housing project. 35 36 Attachments: 37 1. Initial Study and Mitigated Negative Declaration 38 2. Mitigation Monitoring and Reporting Program 39 3. Mitigated Negative Declaration Findings 40 4. Draft Findings 41 5. Draft Conditions of Approval 42 6. Draft Design Review Board Minutes; May 11, 2017. 43 7. Project Exhibits and Plans, Dated May 10, 2017. 44 8. California Government Code Chapter 4.3 Density Bonuses and Other Incentives §65915 Staff Report Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 7 ATTACHMENT 1 DRAFT INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION WILLOW TERRACE HOUSING PROJECT Project title: Willow Terrace Housing Project Lead agency name and address: City of Ukiah Planning & Community Development Department 300 Seminary Avenue Ukiah, CA 95482 Contact person and phone: Kevin Thompson, (707)463-6207 Project sponsor's name Ryan LaRue, (707) 463-1975 and address: Rural Communities Housing Development Corporation 499 Leslie Street, Ukiah, CA 95482 Project Location (APN): 237 E. Gobbi Street, Ukiah, CA 95482 APN 003-581-22-00 General Plan Designation: Commercial Zoning District: Commercial (C-1) Present Use and Development Currently the TLC Child & Family Services, Foster Surrounding Uses/Zoning Access: Family and Adoption Agency. TLC has indicated that they will not renew their lease and the property will become vacant in August. A commercial paint retail store adjoins the property to the west, commercial insurance company adjoins the property to the east, a two story multifamily apartment complex adjoins the property to the south, and a commercial insurance company and gasoline service station are located across E. Gobbi Street to the north. Project Description The Project Applicant (Rural Communities Housing Development Corporation) proposes to construct a 38-unit multifamily housing facility. 37 of the units will be affordable with 1 unit set aside for an onsite manager. The residents of this facility will be seriously mentally ill who are homeless or at risk of homelessness. This project provides permanent supportive housing for its residents. The residents will be selected and referred to the housing facility by the Mendocino County Health and Human Services Department. MCH&HS is also the service provider of record for this project. Wraparound services will be provided to all residents of this facility to assure compliance with community norms. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 1 ATTACHMENT 1 Project Location The 1.0 acre site is located at 237 E. Gobbi Street in Ukiah, CA 95482. The assessor's parcel number in Mendocino County is 003-581-22-00. The site is parcel 1 of Lot 31 of the Yokayo Rancho Subdivision. Latitude is 39.1441480N and the Longitude is 123.2009120W with an elevation of 600 feet. Environmental Setting The property is currently a Foster Family and Adoption Agency, with a 3,590 square foot main building, and 468 square foot out-building with a moderate amount of landscaping consisting of native and non-native trees and shrubs. Surrounding Land Uses: The existing developments within the vicinity of the Willow Terrace project site include commercial insurance companies, a paint supply store, multifamily apartments and a gasoline service station. Slope/Topoqraphy: The topography consists of relatively flat terrain. The 1.0-acre project site has an elevation of 600± feet above mean sea level. Fauna: Wildlife species that commonly occur in developed urban environments include wide- ranging animals, such as raptors (red-tailed hawk). Animals with a shorter range include quail, song birds (during their non-migratory season); and small mammals such as raccoons, skunks, tree and California ground squirrels. Two urban creeks, Mendocino Creek (700 feet to the south), and Gibson Creek (2,200 feet to the north and west) support a sparse reptile and amphibian population. The Russian River is approximately one mile to the west of the project site. These water features are too far from the site to be affected by site development. Flora: The project site primarily consists of landscaped, ornamental non-native and native trees and shrubs. Existinq Structures: The TLC Child & Family Services, Foster Family and Adoption Agency consists of a 3,590 square foot main building, and a 468 square foot out building. Archaeoloqv: A Cultural Resource Reconnaissance of the project site was accomplished by Genesis Archaeological Services, Inc. The archaeological investigation consisted of two steps. Initially, the ethnographic literature, archaeological base maps, site records, and prior survey reports on file at the Historical Resources Information System Northwest Information Center, housed at Sonoma State University, were reviewed to determine whether recorded archaeological or ethnographic sites were situated within the project area. As a result of the records search, it was determined that no archaeological or ethnographic sites had been recorded within the boundaries of the project. The Native American Community has been contacted to determine the possibility of any sacred sites being located within the project area. The Native American Heritage Commission responded and stated that their files failed to indicate the presence of Native American cultural resources in the immediate project area. The second part of the investigation consisted of a complete on-foot survey of the project area. Ground visibility was generally good throughout the survey, although some areas were Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 2 ATTACHMENT 1 obscured due to ornamental non-native trees and shrubs. No cultural resources were discovered as a result of the survey. POTENTIALLY SIGNIFICANT EFFECTS CHECKLIST The environmental factors checked below would be potentially affected by this project as indicated by the checklist on the following pages. With mitigation, all of these environmental factors have been reduced to Less-than-Significant. � Aesthetics � Agricultural Resources � Air Quality 0 Biological Resources 0 Cultural Resources 0 Geology/Soils � Greenhouse Gas � Hazardous Materials � Hydrology/Water Quality � Land Use/Planning � Mineral Resources � Noise � Population/Housing � Public Services � Recreation � Transportation/Traffic � Utilities/Service Systems 0 Mandatory Findings of Significance Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 3 ATTACHMENT 1 DETERMINATION 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. XD 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 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. �u� ��r-� 4/26/2017 Signature of preparer, Marcus H. Bole Date Principal, Marcus H. Bole &Associates 5/10/2017 Kevin Thompson Date City of Ukiah Planning and Community Development Department Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 4 ATTACHMENT 1 PURPOSE OF THIS INITIAL STUDY This Initial Study has been prepared consistent with California Environmental Quality Act (CEQA) Guidelines Section 15063, to determine if the Willow Terrace 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 a Mitigated Negative Declaration. EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except "No ImpacY' answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A"No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on project-specific screening analysis). 2) All answers must take account the whole action involved, including offsite as well as onsite, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially Significant, Less-than- Significant with mitigation, or Less-than-Significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less-than-Significant with mitigation incorporated" applies where the Incorporated of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less-than-Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a Less-than-Significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less-than-Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 5 ATTACHMENT 1 previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to Less-than- Significant. 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Figure 1: Willow Terrace Project,property located at 237 East Go6bi Street, City of LTkiah,California 95�82. Mendocino County APN 003-581-22, (1.0-acres)Parcel 1 of Lot 31 of the Yokayo Rancho Suhdivision.Township 15N,Range 12W,i]kiah 7.5'USGS Map. Lacated approximately 39.1441480°N, -123.2004120°W. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 7 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 1. AESTHETICS Would the project: a) Have a substantial adverse effect on a scenic vista? 0 0 XD 0 b)Substantially damage scenic resources, including, but 0 0 XD 0 not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or 0 0 XD 0 quality of the site and its surroundings? d)Create a new source of substantial light or glare which 0 OX 0 0 would adversely affect day or nighttime views in the area? Significant 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 of 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 person residing, working, or otherwise situated within sight of the project. The Willow Terrace project has incorporated the City of Ukiah's Design Guidelines Commercial Projects within the Downtown Design District, including compact building design and design features to minimize excessive artificial lighting. Visual impacts associated with this project will be Less-than-Significant. Impact Discussion: a 8� b) Less than Significant Impact. The site is visible from E. Gobbi Street, commercial businesses, and private multifamily residences (apartments). The project will include construction of low profile one and two story building, as well as parking, a community building, and landscaping. The project is not visible from Highway 101 or any State scenic highway. The architecturally-sensitive buildings and complementary landscaping are in conformance with the policies and mitigation measures set forth in the City of Ukiah's Design Guidelines Commercial Projects Within The Downtown Design Disfrict, and as such, will have no significant effect on the visual quality of the City. c) Less than Significant Impact. The proposed project would add new architecturally- sensitive buildings and complementary landscaping. The proposed project meets the objectives of the City of Ukiah's Design Guidelines Commercial Projects within the Downtown Design District. The Design Review process will ensure that the final project architecture and design is consistent with surrounding development and enhances the visual character of the site. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 8 ATTACHMENT 1 d) Less than Significant Impact. Installation of lighting will result in an increase in nighttime lighting. In accordance with City standards, the lighting fixtures will be shielded or recessed to reduce light bleed to adjoining properties, and each light fixture will be directed downward and away from adjoining properties and right-of-way, so that no on-site light fixture directly illuminates an area off the site. With incorporation of standard conditions of approval, the proposed project will not create a source of substantial light or glare which would adversely affect day or nighttime views in the area. Mitigation Measure: AE-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 issuance of building permit, the applicant shall prepare a photometric plan for review and approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast. Impact Significance after Mitigation: Less than Significant Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 2. AGRICULTURAL RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would this project: a) Convert Prime Farmland, Unique Farmland, or Farmland � 0 0 OX 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 ❑ 0 0 OX Williamson Act contract? Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 9 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Im act Incor orated Im act Im act c) Conflict with existing zoning for, or cause rezoning of, � �] � �]X forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d)Result in the loss of forest land or conversion of forest land � 0 0 0 to non-forest land use? e) Involve other changes in the existing environment which, � 0 0 0 due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest 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. Impact Discussion a ) No Impact. The Project site is designated Urban and Built Up Land on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency (website: ftp://ftp.consrv.ca.gov/pub/dlrp/FMMP/pdf/statewide/2008/fmmp2008_08_11.pdf) b) No Impact. APN 003-581-22-00 is zoned Commercial (C-1) and is not under a Williamson Act contract. c) No Impact. There are no agricultural uses near the project site. Thus, the project will not affect any agricultural uses on the site or in the immediate area. d & e) No Impact. The project area is not located in an area containing forest land. No conversion of forests would occur as a result of the project. Nothing related to the project will lead to the conversion of any type of farmland to non-agriculture use or conversion of forest land to non-forest use. Mitigation Measures: None Required Impact Significance after Mitigation: N/A Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 10 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 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. Would the project: a) Conflict with, or obstruct implementation of, the 0 0 XD 0 applicable air quality plan? b) Violate any air quality standard or contribute 0 0 XD 0 substantially to an existing, or projected, air quality violation? c) Result in a cumulatively considerable net increase of 0 0 XD 0 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 threshold for ozone precursors)? d) Expose sensitive receptors to substantial pollutant 0 OX 0 0 concentrations? e) Create objectionable odors affecting a substantial 0 0 0 XD 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 or which the region is in nonattainment as defined by Federal or State regulations. For the Mendocino County Air Quality Management District (MCAQMD), 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. • Sulfur 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 odor affecting a substantial number of people. The MCAQMD is responsible for ensuring that state and federal emission standards are not violated. The MCAQMD develops and enforces air quality regulations for non-vehicular sources, issues permits, participates in air quality planning, and operates a regional air-quality monitoring network. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 11 ATTACHMENT 1 The project has incorporated self-mitigating air quality measures in all construction and building design specifications. The measures include grading that complies with MCAQMD Regulation I Rule 430 (a) and (b) regarding fugitive dust, no fireplaces or wood burning stoves will be allowed. These measures will insure that impacts to Air Quality associated with the construction and use of the onsite buildings will be Less-than-Significant. Impact 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 vertical 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 Valley, the actual pollutant levels are relatively low due to the lack of upwind sources and the relatively low development in the local air basin. Mendocino County Air Quality Management District (MCAQMD). The Project was referred to the MCAQMD for review and comment. The Project is required to comply with MCAQMD Rule 1-430 (Fugitive Dust Emissions)which includes the following requirements to prevent particulate matter from becoming airborne: ■ Covering open bodied trucks when used for transporting materials likely to give rise to airborne dust. ■ Installation and use of hoods, fans and fabric filters to enclose and vent the handling of dusty materials. ■ The screening of all open-outdoor sandblasting and similar operations. ■ The use of water or chemicals for the control of dust during the demolition of existing buildings and structures. Rule 1-430 also requires compliance with the following airborne dust control measures during all construction operation, the grading of roads, or the clearing of land: ■ All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions. ■ All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 miles per hour. ■ Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 12 ATTACHMENT 1 ■ Asphalt, oil, water or suitable chemical shall be applied on material stockpiles, and other surfaces that can give rise to airborne dusts. ■ All earthmoving activities shall cease when wind exceeds 15 miles per hour. ■ The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-working hours. ■ The operator shall keep a daily log of activities to control fugitive dust. Construction projects that exceed one (1) acre in size require a permit from the MCAQMD to ensure compliance with air quality standards. The construction of the Project will not exceed one acre; and, therefore, should not require construction permits from MCAQMD. However, the project will apply any and all necessary measures to ensure compliance with air quality standards. a—c) Less than Significant Impact. The City of Ukiah is situated in the flat and narrow Ukiah Valley and the presence of the mountains on both the west and east sides of the valley tends to restrict the horizontal east-west movement of pollutants. While the potential for air pollution is high in the Ukiah Valley, measurements provided by the Mendocino County Air Quality Management District (MCAQMD) indicate that 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. The staff of the Mendocino County Air Quality Management District (MCAQMD) operates a monitoring site in Ukiah for particulate matter(PM-10) and 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. PM-10: Sources of PM-10 include field burning, dust from unpaved roads and grading operations, combustion, and automobiles. Fifty-four of the fifty-eight counties in California exceed the permitted 24-hour concentration and are designated non-attainment for PM-10 by the State Air Resources Board (ARB), although the ARB does not require Attainment Plans for jurisdictions with PM-10 standard violations. The primary odor/dust/emissions receptors of concern are the occupants of the residences on E. Gobbi Street and businesses located in the immediate vicinity of the Project site. The operation of the proposed Project would not result in air quality impacts. The Mendocino County Air Quality Management District (MCAQMD) routinely recommends and the City routinely adopts mitigation measures to control fugitive dust. The Project was referred to MCAQMD for review and comment. Standard measures related to dust control have been included as mitigation measures and conditions of approval. d) Less than Significant with Mitigation Incorporated. The construction activities associated with project development are expected to generate typical short-term air quality impacts for PM- 10/dust as a result of site preparation and grading activities during the construction phases. Construction. During the construction phase of the project, heavy equipment will be used for demolition of the existing onsite buildings, grading, excavation and installation of backfill materials, construction of the buildings and parking lot. These activities could expose sensitive Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 13 ATTACHMENT 1 receptors such as local residents, and businesses sensitive to dust and exhaust emissions. The Project is required to comply with MCAQMD Rule 1-430 and the standard mitigations for construction related impacts have been applied to the Project (see below). Implementation of Rule 1-430 and the standard construction mitigation measures would make this impact less than significant. The standard mitigation measures related to Project construction and dust control as well as the specific requirements from MCAQMD have been included as mitigation measures which would reduce any impacts to less than significant. e) No Impact. The operation of the project would not result in objectionable odors. Objectionable odors are not typically associated with the operation of multifamily residential developments and no objectionable odors are known to be associated with the existing TLC Child and Family Services facility. Construction of the facility would utilize common construction practices that are not known to create objectionable odors. Therefore, no impact related to objectionable odors affecting substantial numbers of people would result from the operation or construction of the Project. Mitigation Measures: AQ-1. Construction activities shall be conducted with adequate dust suppression methods, including watering during grading and construction activities to limit the generation of fugitive dust or other methods approved by the Mendocino County Air Quality Management District. Prior to initiating soil removing activities for construction purposes, the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square yard of ground area to control dust. AQ-2. The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site preparation shall be lawfully disposed of, preferably by chipping and composting, or as authorized by the Mendocino County Air Quality Management District. AQ- 3. During construction activities, the applicant/owner/contractor shall remove daily accumulation of mud and dirt on paved access lanes that serve the project site. AQ-4. Any stationary on-site internal combustion engines over 50 horsepower (i.e. generators) may require a permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of the City and the Client to contact the District regarding this matter and to secure any required permits prior to site preparation and construction activities. AQ-5. All activities involving site preparation, excavation, filling, and construction of the Project shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. AQ-6. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. AQ-7. All activities involving site preparation, demolition of existing structures, 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. AQ-8. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 14 ATTACHMENT 1 Impact Significance after Mitigation: Less than Significant Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 4. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either directly or 0 OX 0 0 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 0 0 0 XD habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally 0 0 0 XD 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 0 0 XD 0 native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of a native wildlife nursery site? e) Conflict with any local policies or ordinances 0 0 XD 0 protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat 0 0 0 OX 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, Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 15 ATTACHMENT 1 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: Gibson Creek is located approximately 1,800 feet to the northeast of the Project site. Doolan Creek is located approximately 2,200 feet to the south of the site. Gibson Creek is a tributary of Doolin Creek, which is a tributary of the Russian River which flows through the Ukiah Valley east of the City. The entire Russian River watershed is impaired for sediment and temperature. The California Department of Fish &Wildlife and the Biological Evaluation conducted by Marcus H. Bole &Associates provides the following information on candidate species and habitat: ■ Central California Coast Coho Salmon. Gibson Creek is within the historic range of three federally-listed salmonids. Coho salmon currently utilize tributary streams of the Russian River well downstream of both the Library Site and the Railroad Depot Site for spawning and/or rearing, although the species is presumed to have historically utilized larger tributary streams of the Russian River throughout the watershed. ■ Gibson Creek is federally designated as critical habitat for the Central California coast coho salmon. Although Gibson Creek is not within the species' current range, the stream is within the species' historic range, and there are no known downstream barriers to fish passage of the potential project site. ■ Central California Coast Steelhead. The National Marine Fisheries Service also designated critical habitat for the species on September 2, 2005, to aid in habitat protection and species recovery. Critical habitat is not designated for the Central California coast steelhead in Gibson Creek; the nearest designated critical habitat for the Central California coast steelhead occurs approximately 1.5 miles downstream of both the Library Site and the Railroad Depot Site, in the Russian River. ■ California Coastal Chinook Salmon. Given the historic habitat conditions and flows of the Russian River, the river presumably once supported a run of Chinook salmon. Due to declining numbers across the species range, the California coastal Chinook salmon was designated as federally Threatened by the NMFS on June 28, 2005. The NMFS also designated critical habitat for the species on September 2, 2005, to aid in habitat protection and species recovery. Critical habitat is not designated for the California coastal Chinook salmon in Gibson Creek; the nearest designated critical habitat for the California coastal Chinook salmon occurs approximately 1.5 miles downstream of both the Library Site and the Railroad Depot Site, in the Russian River. a. Less than Significant with Mitigation Incorporated. The Project site is surrounded by existing dense urban development on all sides. The parcel is not known to have any species or habitat for any species identified as a candidate, sensitive, or special status species in local or Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 16 ATTACHMENT 1 regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Landscaping in and around the Project Site is comprised of a several non-native and native trees shrubs. The Project includes the construction of a new multifamily building and Community building. While the Project will remove several non-native and native trees and shrubs, the Project includes the installation of trees and landscaping throughout the site that will result in a net increase to native trees and shrubs. Bole &Associated conducted a nesting season survey of the property and surrounding properties on April 24, 2017. No raptor or songbird nests were found in any tree during these surveys. The Project requires approval of the North Coast Regional Water Quality Control Board. Compliance with these requirements and the City of Ukiah requirements included in the Storm Water Management Plan and Ukiah City Code requirements for erosion and sedimentation control and stormwater management would ensure that the Project does not have an impact on the offsite listed wildlife species and habitat. Based on the above, the Project would have a Less than Significant impact on candidate, sensitive, or special status species. b. No Impact. The Project site does not include riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service. Therefore, the Project would have no impact on these resources. The property is currently developed with primary and support buildings, landscaping, parking lots and utility facilities; as such the entire site has already been disturbed and developed with dense urban scale development. c. No Impact. There are no wetlands, marshes, vernal pools, or other water courses on or near the Project site. Therefore, the Project would have no impact on these resources. d. Less than Significant Impact. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on or near the Project site. The Project includes the removal of several non-native trees scattered throughout the site. The removal of these trees could disturb migratory birds or any birds nesting in or in proximity to the trees being removed. In order to prevent any impact to nesting or migratory birds, a standard mitigation measure has been applied to the Project. Implementation of the mitigation measure for tree trimming/removal would reduce this impact to less than significant. e. Less than Significant Impact. The Project will comply with the City of Ukiah's landscape and street tree requirements. The Willow Terrace Draft Landscaping Plan dated April 17, 2017, places strong emphasis on drought tolerant, low maintenance shrubs and trees native to the Ukiah area. Large native redwoods at the northwest corner of the property will be retained. Street trees along E. Gobbi Street, north of the buildings will be Eastern Redbud or equivalent from Ukiah Required Street Tree List. Parking lot trees (eastern border) and trees south and west borders will be fruitless olive or equivalent from Ukiah Required Parking Lot Tree List. This species is selected because of its low height, recognizing that solar panels will be used extensively on roofs. There will be several sandbar willow trees planted in the central terrace area, chosen due to low height. A substantial summer and winter vegetable garden area will be primarily maintained by tenants. A net increase in four native oak trees will be part of the landscape plan. Based on this, the Project is consistent with the tree goals, policies, and implementation measures included in the City of Ukiah General Plan, Open Space Conservation Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 17 ATTACHMENT 1 Element. f. No Impact: 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 Measure: BR-1. Nesting season raptor and songbird surveys were conducted on April 24, 2017. No nests were found within onsite trees or within the 500 foot buffer zone surrounding the property. If construction activities are delayed until the 2018 nesting season, (February through July, 2018), an additional preconstruction survey shall be conducted by a qualified professional within two weeks prior to removing/trimming any trees. If active nests (with eggs or living young) are found, no activity shall be permitted that might disturb or remove the active nests until the young birds are able to leave the nest and forage on their own. Empty nests may be removed. If eggs or young are present, the nests shall be left until the young birds leave. Setback buffers for the nests will vary depending on the species affected and the location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a California Department of Fish and Wildlife biologist. Impact Significance After Mitigation: Less than significant Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 5. CULTURAL RESOURCES Would the Project: a) Cause a substantial adverse change in the 0 OX 0 0 significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the 0 OX 0 0 significance of an archaeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique paleontological 0 0 0 XD resource or site, or unique geologic feature? d) Disturb any human remains, including those interred 0 OX 0 0 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 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 18 ATTACHMENT 1 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. Discussion: a. Less than Significant with Mitigation Incorporated. The buildings currently on the Project site were constructed between 1950 and 1951. The larger building was a former resident now an office building. The smaller building is a storage shed. Although older than 40 years old, the wood frame & stucco main building and wood framed storage building have been renovated numerous times and does not meet the definition of historical resources defined by 15064.5. The Project would have no impact on historical resources as defined by 15064.5. b. Less than Significant with Mitigation Incorporated. The Project site is not located in an area of"High" archeological sensitivity as identified on Figure V.3-DD: Areas of High Archeological Sensitivity in the City of Ukiah General Plan. The Project site has been previously disturbed due to development of the site. It is highly unlikely that any cultural resources exist on the site due to the high level of disturbance that has resulted due to past construction activities. Although the discovery of archeological resources is unlikely, a standard mitigation measure has been applied to the Project in order to ensure that any potential resources are not significantly impacted. c. No Impact. The Project site is not known to include any unique paleontological resource or unique geologic feature. The project would have no impact on unique paleontological or unique geologic features. d. Less than Significant with Mitigation Incorporated. The Project site is not known to include any human remains. The Project site has been previously disturbed due to development of the site, and it is highly unlikely that any human remains exist on the site due to the high level of disturbance that has resulted due to past construction activities. Although it is highly unlikely that human remains, including Native American remains, would be discovered on the Project site, 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. Mitigation Measures: CR-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. CR-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 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 19 ATTACHMENT 1 determine what course of action should be taken in dealing with the remains. Impact Significance After Mitigation: Less than significant Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 6. GEOLOGY AND SOILS 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 0 0 XD 0 the most recent Alquist-Priolo Earthquake Fault Zone 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? 0 0 XD 0 iii)Seismic-related ground failure, including liquefaction? 0 OX 0 0 iv) Landslides? 0 0 XD 0 b)Result in substantial soil erosion or the loss of topsoil? 0 0 XD 0 c)Be located on a geological unit or soil that is unstable, 0 0 XD 0 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- 0 OX 0 0 1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e)Have soils incapable of adequately supporting the use 0 0 0 XD 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, ground shaking, 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. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 20 ATTACHMENT 1 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. Prior to the issuance of building permits, a geotechnical report will be prepared to address site soil conditions if deemed necessary by the Building Official. Erosion control procedures will be approved by City of Ukiah as part of the site development plan. These reports and approvals are addressed in the Mitigation Measures. With mitigation measures applied, the impact to site geological and soil characteristics will be Less-than-Significant. Impact Discussion: a) i) Less than Significant Impact. The site is not within an Alquist-Priolo Earthquake Fault Zone (EFZ)which would require detailed evaluation to determine the presence of active fault breaks. Previous geologic mapping by Pampeyan et al (1981) indicates several fault breaks in the Ukiah Valley considered to be the result of recent (Holocene) movements associated with the Maacama-Brush fault zone. The current EFZ map is based upon a 1981 evaluation (FER- 111) performed by the California Division of Mines and Geology. The evaluation included a review of several previous geologic reports, including the mapping by Pampeyan et al, (1981). According to the EFZ map, the nearest active fault is the Maacama-Brush fault zone located 5 miles northeast of the site. The historically active San Andreas Fault is about 28 miles to the southwest. ii) Less than Significant Impact. The project site is in a seismically-active region, where in cases such as Northern California, there is always some possibility for future faulting at any site. However, historical occurrences of surFace faulting have generally closely followed the trace of active faults (i.e., faults experiencing surface rupture in the past 11,000 years). The geologic maps reviewed did not indicate the presence of active faults projecting through the property, nor is the site within an Alquist-Priolo Earthquake Fault Zone as defined by the State of California. Therefore, the risk of fault-related ground surface rupture at the project site can be considered low. Strong seismic shaking can induce a number of phenomena including liquefaction, densification and severe ground motions. Liquefaction is the phenomenon in which loose, saturated granular soils experience a sudden loss of shear strength when subjected to seismic shaking. Densification occurs when a loose soil, saturated or dry, experiences reduction in void ratio during shaking. Both phenomena can result in unacceptable total and/or differential settlements at the ground surFace. Whether these phenomena would actually occur, and to what extent, depends on complicated factors, including the duration and intensity of ground shaking, and underlying soil and groundwater conditions. The shaking intensity at the site will depend on the distance to the earthquake epicenter, depth and magnitude of the tremor, and the response characteristics of the materials beneath the site. Because of the proximity to the nearby fault zones and potential for strong ground shaking, City building codes will require the project to be designed and constructed in accordance with current standards for earthquake-resistant construction. Therefore, this impact is Less-than-Significant. iii) Less than Significant with Mitigation Incorporated (GS-1). The Mitigation Measure (below) will address any constraints due to seismic action, including liquefaction. Constructing the project to meet final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 21 ATTACHMENT 1 iv) Less than Significant Impact. The Project site 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) Less than Significant Impact. The project includes measures to prevent soil erosion and sedimentation during and subsequent to construction. The City will require an erosion and sediment control plan to be prepared and approved for the project prior to construction. Therefore, the potential for substantial soil erosion or loss of topsoil for the project is Less-than- Significant. c) Less than Significant Impact. Site soils may be subject to such constraints as subsidence, liquefaction, expansion, etc. However, the site is an essentially flat field amidst urban development. There is no evidence that the site contains any unusual geologic or soil constraints. The proposed Mitigation Measure will address any constraints due to seismic action, including liquefaction. As stated above, there is no risk from landslide. Constructing the project to meet the final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level d) Less than Significant with Mitigation Incorporated. The proposed Mitigation Measure will address possibly expansive soils on the site. Constructing the project to meet the final design standards established by Mitigation Measure will reduce this impact to a Less-than-Significant level. e) No Impact. The project does not require construction of on-site waste disposal systems. Mitigation Measure GS-1. Prior to issuing building permits, a geotechnical study for the project may be conducted by a geotechnical engineer or certified engineering geologist, based on the Building Official's analysis of the project. The detailed geotechnical report will include subsurface exploration, laboratory testing, and engineering analysis. Project construction shall comply with the recommendations set forth in that geotechnical report. All structural design shall conform to the City of Ukiah or, as a minimum, to current standard building codes such as the California Building Code, and roadway standards utilized by the City of Ukiah. Utilities shall be designed to provide sufficient flexibility to withstand the expected ground motion induced during an earthquake. Site work for foundations and structural procedures shall be completed in accordance with all relevant seismic regulations. All improvements will be designed and constructed to withstand any soil constraints, including expansion, liquefaction, lateral spreading, and subsidence. This proposed Mitigation Measure will address any constraints due to seismic action, including liquefaction. Constructing the project to meet the final design standards established by this Mitigation Measure will reduce this impact to a Less-than- Significant level. Impact Significance After Mitigation: Less than significant Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 22 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 7. GLOBAL CLIMATE CHANGE GHG EMISSIONS Would the Project: a) Generate greenhouse gas emissions, either directly 0 0 XD 0 or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation 0 0 XD 0 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. Setting: Certain gases in the earth's atmosphere, classified as Greenhouse Gas Emissions (GHGs), play a critical role in determining the earth's surface temperature. Solar radiation enters the earth's atmosphere from space. A portion of the radiation is absorbed by the earth's surface, and a smaller portion of this radiation is reflected back toward space. This absorbed radiation is then emitted from the earth as low-frequency infrared radiation. The frequencies at which bodies emit radiation are proportional to temperature. The earth has a much lower temperature than the sun; therefore, the earth emits lower frequency radiation. Most solar radiation passes through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation that otherwise would have escaped back into space is instead "trapped," resulting in a warming of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for maintaining a habitable climate on Earth. Without the greenhouse effect, Earth would not be able to support life as we know it. Prominent GHGs contributing to the greenhouse effect include: 1) Carbon Dioxide (CO2) is an odorless, colorless gas that is emitted by mobile and stationary sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels. CO2 is the most widely emitted GHG; fossil fuel combustion in stationary and mobile sources is the primary source of anthropogenic (human-made) emissions. Due to the emergence of industrial facilities and mobile sources in the past 250 years, the concentration of carbon dioxide in the atmosphere has increased significantly 2) Methane (CH4) emissions come from biogenic sources, incomplete combustion in forest fires, landfills, manure management, and leaks in natural gas pipelines. In the United States, the top three sources of CH4 are landfills, natural gas systems, and enteric fermentation. CH4 is the primary component of natural gas, which is used for space and water heating, steam production, and power generation; Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 23 ATTACHMENT 1 3) Nitrous oxide (N20) production sources include natural and human-related sources. Primary human-related sources include agricultural soil management, animal manure management, sewage treatment, mobile and stationary combustion of fossil fuel, adipic acid production, and nitric acid production. 4) Hydrofluorocarbons (HFCs) are typically used as refrigerants for both stationary refrigeration and mobile air conditioning. The use of HFCs for cooling and foam blowing is growing, as the continued phase out of chlorofluorocarbons (CFCs) and hydrochlorofluorocarbons (HCFCs) gains momentum. 5) Perfluorocarbons (PFCs) are compounds consisting of carbon and fluorine. They are primarily created as a by-product of aluminum production and semi-conductor manufacturing. PFCs are potent GHGs with a GWP several thousand times that of CO2, depending on the specific PFC. Another area of concern regarding PFCs is their long atmospheric lifetime (up to 50,000 years) range from 5,700 to 11,900. 6) Sulfur hexafluoride (SF6) is a colorless, odorless, nontoxic, nonflammable gas. It is most commonly used as an electrical insulator in high voltage equipment that transmits and distributes electricity. SF6 is the most potent GHG that has been evaluated by the Intergovernmental Panel on Climate Change (IPCC) with a GWP of 23,900; however, its global warming contribution is not as high as the GWP indicates due to its low mixing ratio compared to CO2 (4 parts per trillion (ppt) in 1990 versus 365 parts per million (ppm)). Human-caused emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth's climate, known as global climate change or global warming. It is extremely unlikely that global climate change of the past 50 years can be explained without including the contribution from human activities. Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and toxic air contaminants, which are pollutants of regional and local concern. Whereas pollutants with localized air quality effects have relatively short atmospheric lifetimes (about 1 day), GHGs have long atmospheric lifetimes (1 year to several thousand years). GHGs persist in the atmosphere for long enough time periods to be dispersed around the globe. Although the exact lifetime of any particular GHG molecule is dependent on multiple variables and cannot be pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered by ocean uptake, vegetation, and other forms of sequestration. Of the total annual human- caused CO2 emissions, approximately 54 percent is sequestered through ocean uptake, uptake by northern hemisphere forest regrowth, and other terrestrial sinks within a year, whereas the remaining 46 percent of human-caused CO2 emissions remains stored in the atmosphere. Global Warming Potential (GWP) -Water vapor is also a GHG, and is naturally occurring and unregulated. The most abundant GHGs are water vapor and CO2. Many other trace gases have greater ability to absorb and re-radiate long wave radiation; however, these gases are not as plentiful. For this reason, and to gauge the potency of GHGs, scientists have established a GWP for each GHG based on its ability to absorb and re-radiate long wave radiation and uses CO2 as the reference gas with a GWP of one. Similarly, impacts of GHGs are borne globally, as opposed to localized air quality effects of criteria air pollutants and toxic air contaminants. The quantity of GHGs that it takes to ultimately result in climate change is not precisely known. The quantity is enormous, and no single project alone would measurably contribute to a noticeable incremental change in the global average Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 24 ATTACHMENT 1 temperature, or to global, local, or micro climate. From the standpoint of CEQA, GHG impacts related to global climate change are inherently cumulative. Attributing Climate Change Greenhouse Gas Emission Sources: Emissions of GHGs contributing to global climate change are attributable in large part to human activities associated with the transportation, industrial/manufacturing, utility, residential, commercial and agricultural emissions sectors (California Air Resources Board (ARB), 2008). In California, the transportation sector is the largest emitter of GHGs, followed by electricity generation (ARB, 2010). Emissions of CO2 are byproducts of fossil fuel combustion. CH4, a highly potent GHG, resulting from off-gassing is largely associated with agricultural practices and landfills. N20 is also largely attributable to agricultural practices and soil management. CO2 sinks, or reservoirs, include vegetation and the ocean, which absorb CO2 through sequestration and dissolution, respectively, two of the most common processes of CO2 sequestration. State Greenhouse Gas Emissions Inventory: According to different ranking systems, California is the 12th to 16th largest emitter of CO2 in the world (California Energy Commission (CEC), 2006). California produced 484 million metric tons (MMT) of CO2 equivalent (CO2e) in 2004 at its peak over the inventory period, and produced 478 MMT in 2008 (ARB, 2010). CO2e is a measurement used to account for the fact that different GHGs have different potential to retain infrared radiation in the atmosphere and contribute to the greenhouse effect. This potential, known as the GWP of a GHG, is dependent on the lifetime, or persistence, of the gas molecule in the atmosphere. For example, as described in Appendix C, "Calculation References," of the General Reporting Protocol of the California Climate Action Registry (CCAR, 2009), one ton of CH4 has the same contribution to the greenhouse effect as approximately 21 tons of CO2. Therefore, CH4 is a much more potent GHG than CO2. Expressing emissions in CO2e takes the contributions of all GHG emissions to the greenhouse effect and converts them to a single unit equivalent to the effect that would occur if only CO2 were being emitted. Combustion of fossil fuel in the transportation sector was the single largest source of California's GHG emissions in 2008, accounting for 37 percent of total GHG emissions in the state (ARB, 2010). This sector was followed by the electric power sector (including both in-state and out-of-state sources; 24 percent) and the industrial sector (19 percent). Local Inventory: The City has prepared both a Greenhouse Gas Emission Inventory and Climate Action Plan. To date, these plans have not been adopted by the City. Potential Impacts: California is the 12th to 16th largest producer of GHGs in the world, producing 478 MMT in 2008. This is a fraction of the GHGs generated throughout the world, and an individual project cannot generate enough GHG emissions on its own to significantly influence global climate change. A project participates in this potential impact to the extent its incremental contribution, combined with the cumulative contributions of all other sources of GHGs, when taken together, is considerable in its contribution to global climate change impacts. Although a numeric threshold is typically the best measure for determining significance in CEQA analyses, no agency with jurisdiction over the proposed project, or the area in which the project is located, has adopted a quantitative threshold. However, on June 3rd, 2010 the Mendocino County Air Quality Management District (MCAQMD) Air Pollution Control Officer issued new CEQA guidance for the MCAQMD which requested that planning agencies and consultants use the Bay Area Air Quality Management District (BAAQMD) CEQA Thresholds adopted on May 28th, 2010 (updated May 2011) to evaluate new projects. The BAAQMD's approach to Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 25 ATTACHMENT 1 developing a threshold of significance for GHG emissions is to identify the emissions level for which a project would not be expected to substantially conflict with existing California legislation adopted to reduce statewide GHG emissions needed to move us towards climate stabilization. If a project would generate GHG emissions above the threshold level, it would be considered to contribute substantially to a cumulative impact, and would be considered significant. a) Less than Significant Impact. The proposed Project would not result in a considerable contribution to cumulative GHG emissions. The project has been designed with drought tolerant, native trees and shrubs with a low height, recognizing that solar panels will be extensively used on roofs. The Project was submitted to the MCAQMD for review and comment, and no comments were recieved. b) Less than Significant Impact. The City of Ukiah does not have an adopted climate action plan. The City of Ukiah does have General Plan goals and policies that address energy use which may reduce or minimize GHG emissions. The Project would not conflict with any plan, policy, or regulation adopted for the purpose of reducing the emissions of GHGs. Mitigation Measures: None Required Impact Significance After Mitigation: N/A Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 8. HAZARDS/HAZARDOUS MATERIALS Would the Project: a) Create a significant hazard to the public or the 0 OX 0 0 environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the 0 OX 0 0 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 0 OX 0 0 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 0 0 0 XD 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? Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 26 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact e) For a project located within an airport land use plan 0 0 XD 0 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, 0 0 0 XD 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, 0 0 XD 0 an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of 0 0 XD 0 loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 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 8� c) Less-than-Significant with Mitigation Incorporated. The Project would not directly generate or involve the routine transfer or disposal of hazardous materials. Hazardous materials are substances which can harm people or the environment. These materials can impair human health if contacted, ingested, or inhaled. Contacts which expose people and wildlife to harm occur when such substances are encountered in soil, groundwater, surface water, or air or Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 27 ATTACHMENT 1 when operations associated with specific land uses are deemed hazardous processes. Such processes are classified as hazardous because of materials they use or because of the potential for fires or explosions to occur at the facilities. The project proposes construction and operation of residential uses. Residential uses would not involve the routine transport, use, or disposal of the types or amounts of materials considered hazardous. Residential uses commonly use household cleaners, pesticides, solvents, and petrochemicals. However, use of these types of substances would not occur in significant (that is, regulatory) amounts or frequencies to constitute a potential hazard to the public or environment. Additionally, construction activities will involve small quantities of commonly used materials such as fuels and oils to operate construction equipment. Because of their limited quantity, these materials would present a minor hazard, and only if spillage occurs. Standard spill prevention and control measures will be maintained by the contractor. Use of these materials would cease once Project construction is completed. Any potentially contaminated areas, if encountered during Project construction, will be evaluated by a qualified hazardous material specialist in the context of applicable local, state, and federal regulations governing hazardous waste. A site-specific prevention plan shall be implemented for potentially hazardous materials. The plan shall include the proper handling and storage of all potentially hazardous materials, as well as the proper procedures for cleaning up and reporting any spills. b) Less than Significant with Mitigation Incorporated. As noted in a) above, hazardous materials would be used and removed by construction equipment during construction. Spills of these materials could potentially occur, and the proposed Mitigation Measure would ensure that impacts from spills would be limited and not a significant risk to the environment. Hazardous materials which could cause significant environmental impacts would not be present on or transported to and from the site in sufficient quantities to represent a hazard to the public or environment. Proposed residential uses would not be expected to release such materials in significant (that is, regulatory) amounts, either accidentally or in an emergency. Moreover, the site is surrounded by existing residential neighborhoods, public storage facilities, and open space. Neither of these land uses poses a significant hazard from release of such materials into the environment d) No Impact. The Project Area is not located on or near a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. According to the Department of Toxic Substances Control, the Project is not located on or near a Federal Superfund Site, a State Response Site, a Voluntary Cleanup Site, or a School Clean-up Site. The applicant has had a Phase I Environmental Site Assessment completed by Bole & Associates (Bole, R.E.P.A. 647913, April 17, 2017)to further determine the presence of site contamination. The study found that the site could be safely developed as proposed and that no further investigations were required. e) Less than Significant Impact. The Project area is located within the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP) and the Ukiah Municipal Airport Master Plan (Master Plan). The Willow Terrace Project complies with the Airport Land Use Plan. The project is contiguous with several other two story multifamily facilities which are also located in zone B2 of the Airport Land Use Map. According to footnote 5 on page 15 (2-7) of the Airport plan, projects should be allowed if a major community objective is served by their location in this zone and no feasible alternative location exists. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 28 ATTACHMENT 1 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 29 ATTACHMENT 1 No feasible Alternative: Financing for this type of subsidized housing is contingent on proximity to amenities. It is crucial that the project be located within walking distances to hospitals, services, grocery stores, pharmacies, mental health services etc. The fact that RCHDC owns the site allows for flexibility on acquisition costs. In many cases, affordable housing projects are feasible due to donated land by local governments. RCHDC had solicited county and city governments for any available land for this project. The search for donated land was unsuccessful. Therefore it is highly advantageous that RCHDC has 237 Gobbi Street in its portfolio. RCHDC decided to include in its financial sources and uses that the acquisition cost be $120,000. This price is well below the appraised value of the site $425,000. The developer's ability to make this commitment internally has given the project an opportunity to be successful through the funding agencies involved. Community Need: "Mendocino County has the second-highest rate of homelessness in the nation per capita," according to Senator Mike McGuire. Homelessness is at an acute, even an emergency level in Mendocino County. There are plenty of quotes, but here are a few hard numbers. The rate of homelessness per total population in Mendocino County is 56% higher than that of San Francisco which is one of the leading cities in the United States for homelessness according to HUD. The Permanent Supportive Housing Model of Willow Terrace is evidenced to be the most cost effective model to combat homelessness. This model has been proven to reduce the financial impact this population currently has on our community. The homeless population takes up a significant amount of time and resources from local first responders as well as Hospital and Emergency Room staff. Willow Terrace will provide secure housing to this population so that services can be provided to address their other problems; stable medication, therapy, occupational training, and other needs resident may have. f) No Impact The project is not within the vicinity of a private airstrip. Thus, there is no impact per this criterion. g) Less than Significant Impact. The City does not have an adopted emergency response plan or evacuation plan. The Project has been reviewed by the Police Department and Fire Marshal and thier comments have been incorporated into the project design and conditions of approval. Based on the above, the Project would have no impact on and would not interfere with an adopted emergency response plan or evacuation plan. h) Less than Significant Impact. The Project site is located in the center of an urbanized area (City of Ukiah) and is 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 risks related to wild land fires. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 30 ATTACHMENT 1 Mitigation Measure: HHM-1. Construction specifications shall include the following measures to reduce potential impacts in the Project Area associated with accidental spills of pollutants (e.g., fuel, oil, grease): ■ A site-specific spill prevention plan shall be implemented for potentially hazardous materials. The plan shall include the proper handling and storage of all potentially hazardous materials, as well as the proper procedures for cleaning up and reporting any spills. If necessary, containment berms shall be constructed to prevent spilled materials from reaching surface water features. ■ Vehicles and equipment used during construction shall receive proper and timely maintenance to reduce the potential for mechanical breakdowns leading to a spill of materials. Impact Significance After Mitigation: Less than significant. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 9. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste 0 0 0 XD discharge requirements? b) Substantially deplete ground water supplies or 0 0 0 OX 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 0 0 XD 0 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 0 0 XD 0 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 0 0 XD 0 the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 31 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Im act Incor orated Im act Im act f)Otherwise substantially degrade water quality? � � �] X�] g) Place housing within a 100-year flood hazard area as 0 0 0 0 mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures 0 0 0 0 which would impede or redirect flood flows? i)Expose people or structures to a significant risk of loss, 0 0 0 0 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? 0 0 0 0 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. Discussion: Gibson Creek is located approximately 1,800 feet to the northeast of the Project site. Doolan Creek is located approximately 2,200 feet to the south of the site. Gibson Creek is a tributary of Doolin Creek, which is a tributary of the Russian River which flows through the Ukiah Valley east of the City. The entire Russian River watershed is impaired for sediment and temperature. Construction of the Project could include the onsite storage of various materials that could be potential water quality pollutants, including construction related fuels, oils, paint, and other construction related items. Accidental release of these potential water quality pollutants could occur during the construction process. Releases could result in the contamination of stormwater, which could in turn pollute receiving waters of the site downstream. The proposed Project construction area will not be more than one acre; therefore, the Project would not be required to apply for and receive coverage under the General Construction Permit from the North Coast Regional Water Quality Control Board. A Storm Water Permit from the NCRWQB is required prior to construction. The handling of stormwater and construction erosion issues have been addressed in site design. Once reviewed and approved, the Stormwater Pollution Prevention Plan (SWPPP) will further address the use of BMPs to reduce stormwater and construction erosion to Less-than-Significant. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 32 ATTACHMENT 1 The Project would be subject to compliance with the requirements of the City's Storm Water Management Plan (SWMP) which includes the following requirements: Illicit Discharqe Detection and Elimination. • Train staff in the proper handling, storage, and disposal of hazardous materials and hazardous wastes and then train all current and new staff. • In case a spill occurs, contact Ukiah Fire Department. Contact Redwood Empire Hazardous Incident Team (REHIT) as needed for cleanup oversight. Construction Site Stormwater Runoff Control • Prepare and implement erosion and sediment control plans for construction in accordance with the Erosion and Sediment Control Field Manual issued by the San Francisco Bay RWQCB and implemented by the City. Post-Construction Stormwater Management • Post-construction controls for sediment, oil, and grease. • Install storm drain inlet filters for construction of new development. The Project is also 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). a. No Impact. As noted in the above, the Project and associated improvements are required to obtain a Storm Water Permit from the NCRWQB prior to construction. Compliance with these requirements would result in no impact from the Project. b. No Impact. The Project lies in the Ukiah Valley groundwater basin. This groundwater basin is 22 miles long and 3 miles wide with an approximately 60 square miles underlying area. Construction of the Project and associated site improvements will not impact groundwater. c and d. Less than Significant Impact. The Project site does not include any rivers, streams, or water courses. The Project would alter the existing drainage pattern of a portion of the site. As part of the Project, existing landscaping would be removed and new landscaping would be planted in and around the site. The civil plan shows drainage being directed to new bio- retention areas in the landscaped areas in the parking lot and to new storm drain sections and storm drain drop inlets located in the parking areas. The new storm drain and drop inlets would then connect to the existing storm drain. Based on the above and compliance with the requirements from the Regional Water Quality Control Board and City, the Project would result in a less than significant impact to on- and off- site drainage and runoff. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 33 ATTACHMENT 1 e. Less than Significant Impact. The North Coast Regional Water Quality Control Board requires the Project to include low impact development improvements in the project design. At various locations on the site raised planter boxes will feature low water demand perennial flowers, shrubbery and miscellaneous plantings. The existing storm water system has adequate capacity to serve the Project. Based on the above, the Project would have a less than significant impact on the capacity of storm water drainage systems and would not result in a substantial increase in polluted runoff. f. No Impact. The Project would not otherwise degrade water quality. As noted above, the Project is subject to compliance with requirements of the NCRWQCB and the Ukiah City Code and low impact development features 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. g. No Impact. The Project includes housing; however, the site is not within the 100 year flood zone. h. No Impact. The Project is not located within a 100 year flood zone. The Project is located within Zone X (areas determined to be outside of the 0.2% annual chance floodplain) on FEMA Flood Insurance Rate Map #06045C1514F, Panel #1514 of 2100, dated June 2, 2011. i. No Impact. The Project is not located within a flood zone. Portions of the Ukiah Valley would be subject to inundation due to the failure of Coyote Dam at Lake Mendocino. In the highly unlikely event of a dam failure, inundation is predicted to occur within most creek channels from the river nearly to the base of the foothills on the west side of the valley. The main channel of flooding is expected to follow State Street or US 101, whichever is furthest west. The General Plan states that the Project site is outside of the boundaries of the inundation area. j. No Impact. The Project is located inland and therefore would not be subject to inundation by seiche, tsunami, or mudflow. Mitigation Measure: None Required Impact Significance after Mitigation: N/A Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 10. LAND USE AND PLANNING Would the project: a) Physically divide an established community? 0 0 0 XD 0 0 0 0 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 34 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 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 0 0 0 XD 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. No Impact. The Project would construct a new 38 unit multifamily apartment complex. The Project would result in infill development of the existing Project site by constructing the apartments and a community center building. Based on the above, the Project would infill an area developed with current professional office uses. Therefore, the Project would not physically divide an established community. The project has requested a density bonus according to California State Law Title 7 Division 1 Chapter 4.3 65915 that allows 38 units per acre. b. No Impact. The Project site is not located within a specific plan and is not subject to a coastal plan. The Project site has a Commercial zoning designation (C-1). Pursuant to zoning ordinance section 9097 of the Commercial zoning district, public and quasi-public buildings, structures, and uses are permitted uses (use permit required). A use permit is being applied for by The Rural Communities Housing Development Corporation. c. No Impact. No habitat conservation plan or natural community conservation plan has been adopted for the parcel in the Project. Therefore the Project would have no impact on a habitat conservation plan or natural community conservation plan. Mitigation Measures: None Required Impact Significance after Mitigation: N/A Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 35 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 11. MINERAL RESOURCES Would the project: a) Result in the loss of availability of a known mineral 0 0 0 XD 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 0 0 0 XD 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, and sand. Discussion: a. No Impact. The Project site is located in an urbanized area and surrounded by existing urban development, including commercial and professional office uses, a gasoline service station and a commercial paint supply business. There are no known natural or mineral resources on the site. b. No Impact. The Project site is 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 Impact Significance after Mitigation: N/A Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 36 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 12. NOISE Would the project result in: a) Exposure of persons to, or generation of, noise levels 0 0 XD 0 in excess of standards established in the local general plan or noise ordinances, or applicable standards of other agencies? b) Exposure of persons to, or generation of, excessive 0 OX 0 0 groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise 0 0 XD 0 levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in 0 OX 0 0 ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan 0 0 XD 0 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, 0 0 0 XD 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. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 37 ATTACHMENT 1 Discussion: A primary noise source contributing to the ambient noise environmental is traffic related noise. Since the Project would not result in a significant increase in employees or residents, no increase in traffic related noise would occur. Earth moving activities could reach a maximum noise level of 90dBA. This noise level would be short-term in duration and only during earth moving activities. Construction activities would exceed the ambient noise levels established by the table included in section 6048 below, but would not be as loud as the earth moving activities. 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 Sensitive receptors in the Project area include local residences and commercial businesses on E. Gobbi Street. Temporary uses (employee parking, contractor trailer and parking, and construction staging) necessary for Project construction would be located onsite. As part of review of the Project, various departments were contacted to determine if noise complaints have been received related to other multifamily housing units in the area. No City department reported receiving noise complaints related to other multifamily housing units in the area 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. 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) Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 38 ATTACHMENT 1 a and c. Less than Significant Impact. The Project would construct a 38 unit multifamily housing facility and replace the existing aging buildings. Any increase in noise from the Project would be less than significant and consistent with the City's Noise Ordinance and General Plan. b. Less than Significant with Mitigation Incorporated. Ground-borne vibrations can be a concern for nearby neighbors. The Project would include the use of earthmoving equipment for the purpose for removing existing buildings and parking areas in order to place engineered fill which could result in ground-borne vibrations. Based on the information provided by the applicant regarding the type of construction equipment and construction activities involved in the Project, construction activities may create short-term ground-borne vibrations. The earth moving activities would be short-term in nature and would be limited to specific hours of the day based on the mitigations required for temporary noise impacts (see below). Limiting construction hours along with the limited duration of the work that could result in ground-borne vibrations would reduce this impact to less than significant. d. Less than Significant with Mitigation Incorporated. The Project would result in periodic and temporary increases in noise as a result of Project construction, demolition, and the use of temporary generators, which is anticipated to take up to 2 months. Since the Project is within 500 feet of the Medium Density Residential (R2)zoning district located on E. Gobbi Street, the Project is required to comply with section 6054 above. In order to reduce construction related noise impacts, especially impacts to sensitive receptors, to a less than significant level, the City's standard mitigation measure limiting construction hours has been applied to the Project which would reduce this impact to less than significant. e. Less than Significant Impact. The Project site is located within the boundaries of the Mendocino County Airport Comprehensive Land Use Plan (CLUP) and the Ukiah Municipal Airport Master Plan (Master Plan). Operation of the Project would likely reduce the exposure of people working in the multifamily housing facility to noise since the buildings are required to comply with current building code standards which are more stringent than the codes in existence at the time the existing support buildings were constructed. As discussed above, the Project would not introduce a new source of noise to the area. The multifamily housing facility would not significantly increase the exposure of residents in the area to additional noise nor would it increase the exposure of residents to additional noise. Therefore, there would be no impact related to the Project. f. No Impact. The Project site is not located within the vicinity of a private airstrip. There would be no impact as a result of the Project. Mitigation Measures: NOISE- 1. Construction hours are limited to Monday through Friday from 7:00 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 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 39 ATTACHMENT 1 extended construction hours, describe the extenuating circumstances, and identify the additional construction hours requested, including the duration. NOISE- 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. NOISE-3. 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. NOISE-4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. NOISE-5. 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). NOISE-6. 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. NOISE-7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. NOISE-8. No outside amplified sources (e.g. stereo "boom boxes") shall be used on site during Project construction. Impact Significance After Mitigation: Less than Significant Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 40 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 13. POPULATION AND HOUSING Would the project: a)Induce substantial population growth in an area,either 0 0 XD 0 directly (for example, by proposing new homes and business) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of people or existing 0 0 XD 0 housing, 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. Discussion: a-c) Less than Significant. The Project includes the construction of a 38 unit multifamily housing facility. The objective of the Project is the development of permanent affordable housing for tenants who are seriously mentally ill and homeless or at risk of homelessness (that are qualified for services under the California Mental Health Services Act). The Ukiah Valley and Mendocino County in general have experienced a dramatic rise in the presence of this population. This incurs demands on community resources including emergency room visits, police calls, public disturbances, environmental degradation, etc. The entire process of tenant selection and support will be under the direction of the Mendocino County MHSA Housing Program. The Project will have a significant positive impact related to Population and Housing. Mitigation Measures: None Required Impact Significance after Mitigation: N/A Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 41 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 14. PUBLIC SERVICES a) 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: i) Fire protection? 0 0 XD 0 ii) Police protection? 0 0 XD 0 iii) Schools? 0 0 XD 0 iv) Parks? 0 0 XD 0 v) Other public facilities? 0 0 XD 0 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, i-v) Less than Significant Impact. The Project would result in an increase in the number of seriously mental ill and homeless or at risk of homelessness (that are qualified for services under the California Mental Health Services Act) individuals receiving permanent housing and social services. The Ukiah Valley and Mendocino County in general have experienced a dramatic rise in the presence of this population. This incurs demands on community resources including emergency room visits, police calls, public disturbances, environmental degradation, etc. The entire process of tenant selection and support will be under the direction of the Mendocino County MHSA Housing Program. The Project has been reviewed by Public Works, the Police Department, Fire Marshal, and Electric Utility. The Project would not require the need to new city facilities or services. Based on the above, the Project would have no impact on public services. Mitigation Measures: None Required Impact Significance after Mitigation: N/A Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 42 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 15. RECREATION a) Would the project increase the use of existing 0 0 XD 0 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 0 0 0 XD 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) Less than Significant Impact. There is substantial acreage and facilities at neighborhood and regional parks within close proximity to the project that provide recreational activities. The small increase in demand for recreational facilities and activities would not result in a significant adverse impact, and such use is not expected to be substantial. The project will have a community building for residents' recreation. b) No Impact. The proposed project would construct recreational amenities for building residents that would not result in an adverse physical impact on the environment. Mitigation Measures: None Required Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 16. TRANSPORTATION/TRAFFIC Would the project: a) Cause an increase in traffic which is substantial in 0 0 XD 0 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 0 0 XD 0 service standard established by the County's General Plan or the congestion management agency for designated roads or highways? Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 43 ATTACHMENT 1 Less Than Significant Potentially With Less Than Significant Mitigation Significant No Im act Incor orated Im act Im act c) Result in a change in air traffic patterns, including � � � X�] 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 0 0 0 0 (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? 0 0 XD 0 f) Result in inadequate parking capacity? 0 0 XD 0 g) Conflict with adopted policies, plans, or programs 0 0 XD 0 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 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: Not all tenants will want (or be able) to drive on a frequent basis due to their mentally ill status. Many of the residents will not even own a vehicle. With this in mind, the Mendocino County Specialty Mental Health Service Providers utilizes on-site Care Managers, including peer clients and peer family members whenever possible. It is not expected that the project will result in a significant increase to the traffic on E. Gobbi Street or the local intersections. It is anticipated that the project as designed will have a Less-than-Significant impact on transportation requirements in or near the property. a & b) Less than Significant Impact. The proposed project would result in an increase in the number of vehicle trips on area roadways. At completion of the project the proposed uses would result in an increase estimated to be less than 25 daily vehicle trips. The number of projected vehicle trips generated at build out of the proposed project is not anticipated to have a significant impact on the "Level of Service" (LOS). c) No Impact. Construction would be completed using ground-based vehicles. The project will include a low profile, two-story building; however, this would not affect air traffic patterns or result in safety risks. d) No Impact. The project design does not include sharp curves or is near dangerous intersections. There are no incompatible uses (e.g. farm equipment) that will be involved with the use of this property. The site would be accessed via a driveway on E. Gobbi Street. e) Less than Significant Impact. The Ukiah Valley Fire Chief reviewed the project and determined that fire trucks would be able to enter and exit the site as designed. Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 44 ATTACHMENT 1 f) Less than Significant Impact. The project calls for 15 parking spaces to be made available to building residents. Affordable Mentally III and Homeless Housing projects recognize that not all occupants will be driving privately owned vehicles. On-site support for these tenants will be provided on-site by the Mendocino County Health and Human Services Department. g) Less than Significant Impact+. The project site plan identifies a network of existing and proposed pedestrian pathways throughout the project site connecting the project's amenities and facilities, but does not indicate installation of sidewalks offsite to connect to neighboring uses. Given the proximity of this residential project to schools and the downtown core, it is reasonable to assume that many residents will want to walk, bicycle, and/or utilize transit. Sidewalks are proposed along the project frontage. Mitigation Measures: None Required Impact Significance After Mitigation: N/A 17. UTILITIES AND SERVICE SYSTEMS �ess Tnan Would the 1"0�2Ct: Significant P 1 Potentially With �ess Significant Mitigation Than No Impact Incorporated Significant Impact Impact a) Exceed wastewater treatment requirements of the � � OX 0 applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or � � OX 0 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 0 � OX 0 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 � � OX 0 project from existing entitlements and resources, or, are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment � � OX 0 provider which serves or may serve the project that it had adequate capacity to serve the projecYs projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to 0 ❑ OX 0 accommodate the projecYs solid waste disposal needs? g) Comply with federal, state, and local statutes and 0 ❑ OX 0 regulations related to solid waste? Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 45 ATTACHMENT 1 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) Less than Significant. The Project will result in an increase in the number of residents using the onsite facilities; therefore, there would be a change in water use, generation of wastewater, or solid waste. The new buildings are subject to the new Green Building Code which could result in a more efficient buildings than the buildings that it will replace. This could result in a reduction in water use and generation of waste water. The landscaping is required to comply with the State's Water Efficiency Ordinance which may also result in a reduction of water use. Mitigation Measures: None Required Impact Significance After Mitigation: N/A. Less Than Significant Potentially With Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 18. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the 0 OX 0 0 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, substantially 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) Does the project have impacts that are individually � OX 0 0 limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are significant when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects which 0 OX 0 0 will cause substantial adverse effects on human beings, either directly or indirectly? Where impacts may be created in regard to items a, b and c, any such impacts are temporary and will be reduced to Less-than-Significant by the incorporation of mitigation measures Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 46 ATTACHMENT 1 recommended in this document. Any possible incremental effects of the Project would not be cumulatively considerable when viewed in connection with any past, current and probable future projects identified in the vicinity of the Project. a) Less than Significant with Mitigation Incorporated. As discussed in the Biological and Cultural Resources sections, construction associated with the Project could potentially have impacts on cultural resources, and to biological species as discussed in both sections. Proposed mitigation measures would lessen the impact this Project would have on both biological and cultural resources. Refer to Mitigation Measures BR-1, and CR-1 & CR-2. b) Less than Significant Impact with Mitigation Incorporated. Construction of the Project, in combination with other proposed projects in the adjacent area, may contribute to air quality impacts that are cumulatively considerable. However, when compared with the thresholds in the Air Quality section, the Project would not have a cumulatively significant impact on air quality. With the identified Mitigation Measures AQ-1 through AQ-8 in place, cumulative impacts would be Less-than-Significant. No other cumulative impacts associated with this Project have been identified. c) Less than Significant Impact with Mitigation Incorporated. Due to the nature and size of the Project, no substantial adverse effects on humans are expected. The Project would not emit substantial amounts of air pollutants, including hazardous materials. The Project would not expose residents to flooding. The one potential human health effects identified as a result of Project implementation were minor construction-related impacts, mainly dust that could affect the residences near the Project Area. These effects are temporary in nature and subject to the Air Quality Management District's Standard Mitigation Measures that would reduce these emissions to a level that would not be considered a significant impact. Refer to Mitigation Measures Air 1 -Air 8, HHM-1 and Noise 1 — 8. Attachments 1. Project Plans &Technical Studies (Electronic Submittal) All Technical Studies submitted with the project will be available for review on the City's website and/or at the City of Ukiah Department of Planning and Community Development, 300 Seminary Avenue, Ukiah, CA. Resources Used To Prepare Initial Environmental Study 1. Archaeological Inventory Survey, Willow Terrace Project, Genesis Society, April 2017 2. Biological Evaluation Willow Terrace Project, Bole &Associates, April 2017 3. City of Ukiah General Plan 4. City of Ukiah City Code 5. City of Ukiah 2014-2019 General Plan Housing Element Update, March 2015 6. City of Ukiah Zoning Ordinance 7. City of Ukiah Noise Ordinance 8. City of Ukiah Existing Tree Preservation Policies and Tools 9. Low Impact Design Compliance —Willow Terrace, Rau &Associates, April 2017 10. Hazardous Waste and Substance Sites List from California DTSC 11. Phase I Environmental Site Assessment, Bole &Associates, April 2017 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 47 ATTACHMENT 1 12. Tenant Selection and Supportive Services Plan for MHSA Units 13. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996 City Staff for Consultation A. Fire Marshal B. Building Official C. Senior Civil Engineer, Public Works D. Electric Utility Department E. Administrative Captain, Police Department Recommendations On the basis of the Initial Study, staff recommends the following: Finds that the proposed Project WILL NOT have a significant effect on the environment and, therefore, recommends that a Negative Declaration ("ND") be prepared. X Finds that although the proposed Project could have a significant effect on the environment there will not be a significant effect in this case because the mitigation measures incorporated will successfully mitigate the potentially significant impacts. Staff recommends the preparation of a Mitigated Negative Declaration. Finds that the proposed Project MAY have a significant effect on the environment, and recommends that an Environmental Impact Report ("EIR") be prepared. Finds from existing documents (previous EIRs, etc.) that a subsequent document (containing updated and site-specific information, etc.) pursuant to CEQA Sections 15162/15163/15164 should be prepared. Signed: � Date: May 10, 2017 Rural Communities Housing Development Corporation Willow Terrace Project DRAFT Initial Study-Mitigated Negative Declaration Apri12017 48 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures AESTHETICS a) Scenic Vistas LS None required b) Scenic Resources LS None required c) Visual Character and Quality LS None required d) Light and Glare S AE-1. All outdoor light fixtures shall be located,aimed,and LS 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 issuance of building permit,the applicant shall prepare a photometric plan for review and approval by the Planning Department that demonstrates that the lighting will not spillover onto adjacent properties and that all lighting is shielded and downcast. AGRICULTURE AND FORESTRY RESOURCES a)Agricultural Land Conversion NI None required b)Agricultural Zoning and Williamson Act NI None required c,d) Forest Land Conversion and Zoning NI None required e) Indirect Conversion of Farmland of Forest Land NI None required 1 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures AIR QUALITY a)Air Quality Plan Consistency LS None required b)Violation of Air Quality Standards LS None required c) Cumulative Emissions LS None required d) Exposure of Sensitive Receptors to Pollutants PS AQ-1.Construction activities shall be conducted with LS adequate dust suppression methods,including watering during grading and construction activities to limit the generation of fugitive dust or other methods approved by the Mendocino County Air Quality Management District. Prior to initiating soil removing activities for construction purposes,the applicant shall pre-wet affected areas with at least 0.5 gallons of water per square yard of ground area to control dust. AQ-2.The burning of construction debris is prohibited. Any disposal of vegetation removed as a result of site preparation shall be lawfully disposed of,preferably by chipping and composting,or as authorized by the Mendocino County Air Quality Management District. AQ-3.During construction activities,the applicant/owner /contractor shall remove daily accumulation of mud and dirt on paved access lanes that serve the project site. AQ-4.Any stationary on-site internal combustion engines over 50 horsepower(i.e.generators)may require a permit from the MCAQMD depending upon fuel source and level of operation. It is the responsibility of the City and the Client to contact the District regarding this matter and to secure any required permits prior to site preparation and construction activities. 2 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures AQ-5.All activities involving site preparation,excavation, filling,and construction of the Project shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. AQ-6.All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. AQ-7.All activities involving site preparation,demolition of existing structures,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. AQ-8.Low emission mobile construction equipment,such as tractors,scrapers,and bulldozers shall be used for earth moving operations. e) Odors NI None required. BIOLOGICAL RESOURCES a) Special-Status Species PS BR-1. Nesting season raptor and songbird surveys were LS conducted on April 24, 2017. No nests were found within onsite trees or within the 500 foot buffer zone surrounding the property. If construction activities are delayed until the 2018 nesting season, (February through July, 2018), an additional preconstruction survey shall be conducted by a qualified professional within two weeks prior to removing/trimming any trees. If active nests (with eggs or living young) are found,no activity shall be permitted that might disturb or remove the active nests until the young birds are able to leave the nest and forage on their own. Empty nests may be removed.If eggs or young are present, the nests shall be left until the young birds leave. Setback 3 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures buffers for the nests will vary depending on the species affected and the location of the nest. Buffer zones shall be determined on a case by case basis in consultation with a California Department of Fish and Wildlife biologist. b) Riparian and Other Sensitive Habitats NI None required c)Wetlands NI None required d) Fish and Wildlife Movement LS None required e) Local Biological Requirements LS None required � Conflict with Habitat Conservation Plans NI None required CULTURAL RESOURCES a,b) Historical and Archaeological Resources PS CR-1. If, during site preparation or construction activities, LS 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. c)Paleontological Resources and Unique Geological NI None required. Features d) Human Burials PS CR-2. If human remains are encountered during LS 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 4 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures 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. GEOLOGY AND SOILS a-i,ii,iv) Fault Rupture Hazards LS None required a-iii, d) Seismic Hazards - liquefaction/expansive PS GS-1. Prior to issuing building permits, a geotechnical LS soils study for the project may be conducted by a geotechnical engineer or certified engineering geologist, based on the Building Official's analysis of the project. The detailed geotechnical report will include subsurface exploration, laboratory testing, and engineering analysis. Project construction shall comply with the recommendations set forth in that geotechnical report. All structural design shall conform to the City of Ukiah or, as a minimum, to current standard building codes such as the California Building Code,and roadway standards utilized by the City of Ukiah. Utilities shall be designed to provide sufficient flexibility to withstand the expected ground motion induced during an earthquake. Site work for foundations and structural procedures shall be completed in accordance with all relevant seismic regulations. All improvements will be designed and constructed to withstand any soil constraints, including expansion, liquefaction, lateral spreading, and subsidence.This proposed Mitigation Measure will address any constraints due to seismic action, including liquefaction. Constructing the project to meet the final 5 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures design standards established by this Mitigation Measure will reduce this impact to a Less-than-Significant level. b) Soil Erosion LS None required c) Geologic Instability LS None required e)Adequacy of Soils for Wastewater Disposal NI None required GREENHOUSE GAS EMISSIONS a, b) Generate greenhouse gas emissions, either LS None required directly or indirectly, that may have a significant impact on the environment? Conflict with an applicable plan,policy or regulation HAZARDS AND HAZARDOUS MATERIALS a, b, c) Hazardous Material Transport, Use, PS HHM-1. Construction specifications shall include the LS Potential Release,release hazardous emissions following measures to reduce potential impacts in the Project Area associated with accidental spills of pollutants (e.g.,fuel,oil,grease): A site-specific spill prevention plan shall be implemented for potentially hazardous materials.The plan shall include the proper handling and storage of all potentially hazardous materials,as well as the proper procedures for cleaning up and reporting any spills. If necessary, 6 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures containment berms shall be constructed to prevent spilled materials from reaching surface water features. Vehicles and equipment used during construction shall receive proper and timely maintenance to reduce the potential for mechanical breakdowns leading to a spill of materials. d) Hazardous Materials Sites NI None required e) Public Airport LS None required f) Private Airstrip Operations NI None required g) Emergency Response and Evacuations LS None required h)Wildland Fire Hazards LS None required HYDROLOGY AND WATER QUALITY a) Surface Waters and Water Quality NI None required b) Groundwater Supplies and Recharge NI None required c,d,e)Drainage Patterns and Runoff LS None required f,g,h,i,j) Residences and Other Structures in 100- NI None required Year Floodplain, dam and levee failure hazards, Seiche,Tsunami and mudflow hazards LAND USE AIVD PLANIVIIVG a) Division of Established Communities NI None required 7 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures b) Conflicts with Plans, Policies and Regulations NI None required Mitigating Environmental Effects c) Conflict with Habitat Conservation Plans NI None required MINERAL RESOURCES a,b)Availability of Mineral Resources NI None required NOISE a,c,e) Exposure of persons to noise levels in excess LS None required of standards established by plans & ordinances, permanent Increase in Ambient Noise, exposure to public airport noise b,d) Exposure to excessive groundborne vibration, PS NOISE- 1. Construction hours are limited to Monday LS temporary of periodic increase in ambient noise in through Friday from 7:00 a.m. to 6:00 p.m. and from 9:00 the project vicinity above levels existing without a.m. to 4 p.m. on Saturday Construction hours are the project. 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 8 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures and shall explain the need for the extended construction hours,describe the extenuating circumstances,and identify the additional construction hours requested,including the duration. NOISE- 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. NOISE-3.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. NOISE-4. An onsite complaint and enforcement manager shall be designated for the Project and shall respond to and track complaints and questions related to noise. NOISE-5.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). NOISE-6. 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. 9 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures NOISE-7. Stationary construction noise sources shall be located as far from sensitive receptors as possible and they shall be muffled. NOISE-8. No outside amplified sources (e.g. stereo "boom boxes")shall be used on site during Project construction. e) Public Airport LS None required � Private Airstrip Noise NI None required POPULATION AND HOUSING a) Population Growth Inducement LS None required b,c) Displacement of Housing or People LS None required PUBLIC SERVICES a) Fire Protection LS None required b) Police Protection LS None required c) Schools LS None required d,e) Parks and Other Public Facilities LS None required RECREATION a) Recreational Facilities LS None required b) Require construction of Recreational Facilities NI None required 10 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures TRANSPORTATION/TRAFFIC a) Conflict with Transportation Plans, Ordinances LS None required and Policies b) Conflict With Congestion Management Program LS None required c)Air Traffic Patterns NI None required d)Traffic Hazards NI None required e) Emergency Access LS None required � Result in inadequate parking capacity LS None required g)Conflict with adopted policies,plans or programs LS None required supporting alternative transportation UTILITIES AND SERVICE SYSTEMS a,b,e)Exceed waste water treatment requirements, LS None required require construction of new water or waste water facilities. c) Stormwater Systems LS None required d)Water Systems and Supply LS None required f,g) Solid Waste Services LS None required 11 ATTACHMENT 2 WILLOW TERRACE MITIGATION MONITORING and REPORTING PROGRAM - SUMMARY Significance Significance Before Mitigation After Mitigation Potential Impact Measures Mitigation Measures Measures 3.18 MANDATORY FINDINGS OF SIGNIFICANCE a) Findings on Biological and Cultural Resources PS Mitigation measures BR-1,CR-1,CR-2 LS b) Findings on Individually Limited but PS Mitigation measures AQ-1 through AQ-8 LS Cumulatively Considerable Impacts c) Findings on Adverse Effects on Human Beings PS Mitigation measures AQ-1-AQ-8,HHM-1,and Noise 1 -8. LS 12 1 ATTACHMENT 3 2 3 4 FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR 5 THE RURAL COMMUNITIES HOUSING DEVELOPMENT CORPORATION (RCHDC) 6 MULTI-FAMILY PERMANENT SUPPORTIVE HOUSING PROJECT 7 237 E GOBBI STREET 8 FILE NO.: 2682 9 PURSUANT TO THE REQUIREMENTS OF THE 10 CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA") 11 12 13 1. The Project will approve a multi-family high density residential with Precise Development Plan 14 to allow the construction of 38-unit multifamily housing facility. 15 16 2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a Mitigated 17 Negative Declaration dated April 26, 2017 to evaluate the potential environmental impacts of 18 the Use Permit, Site Development Pemit and construction and operation of the Project. 19 20 3. The Initial Environmental Study examined areas of potential impacts, and based on the 21 conclusions reached in the Initial Environmental Study, it has been determined that the 22 proposed project, as mitigated, would not have significant adverse impacts on the 23 environment for the following reasons: 24 25 A. A mitigation measure has been included to reduce any Project impacts related to light 26 and glare to less than significant. Impacts to visual quality were determined to be less 27 than significant or no impact. 28 29 B. The Project would not have an impact on any existing or future agriculture use. There 30 are no parcels within the City zoned Agriculture and no agricultural uses on or proximate 31 to the Project site. 32 33 C. Construction of the Project would result in an increased air polluants including: fugitive 34 dust, and PM 10. Mitigation measures designed to minize construction pollution from the 35 Project have been applied. The Project was referred to the Mendocino County Air 36 Quality Management District (MCAQMD). 37 38 D. The Project area is not identified on the Area of High Archeological Sensitivity included 39 in the City of Ukiah General Plan. It is highly unlikely that there are archeological 40 resources or human remains on the parcels included in the Project. In the unlikely event 41 that cultural resources or human remains are discovered during grading operations for 42 the Project, mitigation measures have been included to reduce the impact to less than 43 significant. 44 45 E. The Project site is not known to be in an area with unstable or expansive soil. The 46 Project site and surrounding area are relatively flat; therefore, there would be no impacts 47 related to landslide. The Project has the potential to result in erosion or the loss of top Findings for Mitigated Negative Declaration Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 1 1 soil. Mitigation measures for Air Quality and Geology and Soils have also been applied 2 to prevent excessive soil erosion. Implementation of these mitigation measures would 3 reduce the potential for the Project to impact top soil and result in erosion. 4 5 F. The Project site is not located on any list of hazardous waste disposal sites compiled 6 pursuant to Government Code Section 65962.5. 7 8 G. The Project is located within the boundary of the B2 district of the Ukiah Municipal 9 Airport Master Plan, and the use satisfies compatability criteria. 10 11 H. The Project would not modify the drainage on the site which has the potential to result in 12 erosion, siltation, and/or to increase the rate or volume of runoff. The Preliminary 13 Drainage Study completed for the project dated April 2017 concluded that with the use of 14 Low Impact Development (LID) the site was capable of retaining stormwater on-site. 15 16 I. The Project is subject to the Storm Water Low Impact Development Technical Design 17 Manual adopted by City Council on June 18, 2014 which became effective upon 18 adoption and applies to applications submitted on or after June 19, 2014. 19 20 J. The project is not located within a 100-year flood hazard area or within a 100-year flood 21 zone as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or 22 other flood hazard delineation map. The Project is located within Panel#1512 of 2100, 23 dated June 2, 2011. 24 25 K. The Project would infill and existing parcel by constructing a 38-unit multifamily housing 26 facility. The project site is developed on all four sides within an existing neighborhood 27 therefore will not divide an established community and has access from Gobbi Street. 28 29 L. No mineral resources are located within or proximate to the project area. 30 31 M. Construction of the Project would result in a temporary increase in noise levels in the 32 Project area. Residential uses are located proximate to the Project. Mitigation measures 33 have been included to limit the hours of construction and reduce noise from construction 34 equipment. These mitigation measures would reduce construction noise impacts to less 35 than significant. 36 37 N. The Project would construct a 38-unit multifamily housing facility. The parcel has 38 frontage and access from an existing street (Gobbi) and utilities are available to serve 39 the 32 new units. Based on discussions with RCHDC, the average affordable unit is 40 occupied by one person. 41 42 Based on this average, the Project would result in 40-45 additional people residing in the 43 neighborhood. It is reasonable to assume that some of these people may be screened 44 and selected from within the City limits. Based on the above, the Project would result in 45 a less than significant impact to population growth. 46 Findings for Mitigated Negative Declaration Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 2 1 O. The Project would result in nominal impacts to municipal services, emergency room 2 visits, police calls, public disturbances. The entire process of tenant selection and 3 support will be under the direction of the Mendocino County Mental Health Services Act 4 Housing Program. The Project has been reviewed by Public Works, the Police 5 Department, Fire Marshal, and Electric Utility. The Project would not require the need to 6 create new city facilities or services. Therefore, the Project would have a less than 7 significant impact on municipal services. 8 9 Parks: The project is providing on-site recreational amenities including an interior court 10 yard and community garden. These amenities will provide residents an opportunity for 11 outdoor activities. The impact to parks would be less than significant. 12 13 Schools: The project will be restricted to seriously mentally ill residents. Typically 14 residents don't have children, therefore there will be no impact to local schools. 15 16 P. The Project would not result in climate change or greenhouse gas impacts based on its 17 highly efficient building design. The project includes a large photovoltaic system and 18 strives to be a zero energy project. The Project does not violate any plans or policies 19 adopted to address climate change/GHG. The Project was referred to and reviewed by 20 the Mendocino County Air Quality Management District and the District did not identify 21 any impacts related to climate change or GHG. 22 23 Q. Reasonable and feasible mitigation measures have been identified that would eliminate 24 or reduce significant impacts to levels of insignificance. 25 26 The Initial Environmental Study examined areas of potential impacts that may result from the 27 implementation of the Project. Based on the conclusions reached in the Initial Environmental 28 Study, it has been determined that the proposed Project has the potential to have significant 29 environmental impacts on aesthetics, air quality, biological resources, hazardous materials, 30 cultural resources, geology/soils, and noise without the implementation of mitigation measures. 31 The analysis and conclusion reached in the Initial Environmental Study identified mitigation 32 measures that would reduce t to less than significant levels. 33 34 4. There is no substantial evidence in light of the whole record before the City of Ukiah that the 35 Project, as mitigated, would have a significant effect on the environment. 36 37 5. The Initial Environmental Study was prepared and demonstrated that there is no substantial 38 evidence that supports a fair argument that the Project, as mitigated, would have a significant 39 effect on the environment. 40 41 6. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 42 Study, the Project, as mitigated, does not have the potential to degrade the quality of the local 43 or regional environment. 44 45 7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 46 Study, the Project, as mitigated, will not result in short-term impacts that will create a 47 disadvantage to long-term environmental goals. Findings for Mitigated Negative Declaration Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 3 1 2 8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 3 Study, the Project, as mitigated, will not result in impacts that are individually limited, but 4 cumulative considerable. 5 6 9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental 7 Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse 8 effects on human beings, either directly or indirectly. 9 10 10. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the 11 following manner: 12 ■ published in the Ukiah Daily Journal May 11, 2017 13 ■ posted on the Project site May 9, 2017 14 ■ posted at the Civic Center (glass case) May 8, 2017 15 ■ posted at Mendocino County Clerk May 10, 2017 16 ■ mailed to property owners within 300 feet of the parcels included in the 17 Project on May 9, 2017 18 19 11. A Mitigation Monitoring Reporting Program (MMRP) has been prepared to ensure compliance 20 with the adopted mitigation measures and the project proponent has agreed to the mitigation 21 measures included in the MMRP. 22 23 10. The Initial Environmental Study and Mitigated Negative Declaration and record of proceedings 24 of the decision on the Project are available for public review at the City of Ukiah Planning 25 Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA. 26 27 11. On May 31, 2017 the Planning Commission held public hearings to receive public comment 28 and consider the Mitigated Negative Declaration for RCHDC Multi-Family Permanent 29 Supportive Housing Project. At the May 31, 2017 meeting, the Planning Commission voted 30 unanimously (X-X)to approve the Mitigated Negative Declaration. 31 Findings for Mitigated Negative Declaration Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 4 ATTACHMENT 4 FINDINGS TO ADOPT A USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE RURAL COMMUNITIES HOUSING DEVELOPMENT CORPORATION (RCHDC) MULTI-FAMILY PERMANENT SUPPORTIVE HOUSING PROJECT 237 E GOBBI STREET FILE NO.: 2682 Recommendation for the Approval of the Major Use Permit and Site Development Permit: The Planning Department's recommendation for approval of Major Use Permit and Site Development Permit No. 2682 to construct a 38-unit multi-family permanent supportive housing Project, including support services, and associated improvements, is based, in part, on the following findings: 1. The proposed multi-family residential development is consistent with the goals and policies of the Ukiah General Plan because it has been designed with careful consideration with the surrounding established neighborhood. 2. The proposed multi-family residential development is consistent with the use and development standards for the Community Commercial (C1) District, including: site use, maximum building height, design standards and setbacks to property lines. 3. Per Government Code Section 65915 (p) (1) the applicant has requested relief from the parking standards. This will not negatively impact the neighborhood due to infill location and proximity to retail, groceries, health services, and public transit. Further, the typical resident does not own a car. 4. The proposed multi-family residential development will not be detrimental to the public's health, safety, or general welfare since its development, as conditioned, will be consistent with the requirements for construction in the City of Ukiah. 5. The granting of the Use Permit and Site Development Permit not will cause significant adverse environmental impacts. The site does not contain any wetlands, creeks, endangered species, or habitat. 6. City services are available to serve the Project. The City has enacted mandatory water conservation measures and the residents of the Project would be required to comply with any water conservation measures in place. The Project includes drought tolerant landscaping and water conserving irrigation. The Project has been reviewed by Public Works Department, Electric Utility, Fire Marshal, Police Department, and Building Official, and there are adequate services and utilities to serve the Project. 7. The proposed Project would be similar in use, and intensity, as the surrounding neighborhood. The City's noise ordinance would apply to this Project both during construction and after occupancy. Conditions of approval have been applied to the Project to address construction-related noise impacts. Findings for Use Permit and Site Development Permit Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 1 8. The Project is subject to the requirements of the California Green Building Code Standards which includes specific requirements(materials and light fixtures)to reduce energy consumption. 9. The in-fill Project site is surrounded by existing residential development and commercial uses. The Project site is not known to contain any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service and therefore the Project would have no impact on candidate, sensitive, or special status species. There are no riparian areas or riparian habitat on the in-fill subject parcels or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Game or US Fish and Wildlife Service. Therefore, the Project would have no impact on these resources. The infill site is partially paved and contains no wetlands, marshes, vernal pools, or other water courses on the parcels included in the Project. Therefore, the Project would have no impact on these resources. No migratory path for wildlife species, no connection with any wildlife habitat, no water courses are located on the parcels included in this Project. 10. The size and height of the Project is consistent with other structures in the neighborhood. The Project was reviewed by the Design Review Board who found the Project to be consistent and compatible with other residential development in the neighborhood and appropriate for the individual parcels included in the Project. 11. The proposed Project's location, size, height and intensity are harmonious with the existing neighborhood, including other existing multi-family projects located to the south and east. 12. The proposed Project provides one access point on Gobbi Street deemed adequate by the Public Works and Fire Department, and emergency access exit is proposed to the south, through the adjoining property. The site has existing sidewalk along entire frontage providing convenient vehicle and pedestrian traffic patterns. 13. Notice of the Public Hearing was provided in the following manner: ■ mailed to property owners within 300 feet of the parcels included in the Project on May 9, 2017 ■ published in the Ukiah Daily Journal May 11, 2017 ■ posted on the Project site May 9, 2017 ■ posted at the Civic Center (glass case) May 8, 2017 ■ posted at Mendocino County Clerk May 10, 2017 Findings for Use Permit and Site Development Permit Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 2 ATTACHMENT 5 CONDITIONS OF APPROVAL TO ADOPT A USE PERMIT AND SITE DEVELOPMENT PERMIT FOR THE RURAL COMMUNITIES HOUSING DEVELOPMENT CORPORATION (RCHDC) MULTI-FAMILY PERMANENT SUPPORTIVE HOUSING PROJECT 237 EAST GOBBI STREET FILE NO.: 2682 CONDITIONS OF APPROVAL: The following Conditions of Approval shall be made a permanent part of Major Use Permit No. 2686, shall remain in force regardless of property ownership, and shall be implemented in order for this entitlement to remain valid: Planninq Conditions, Kevin Thompson, (707)462-6207 1. This approval is not effective until the 10 day appeal period applicable to this Use Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject to the outcome of the appeal and shall be revised as necessary to comply with any modifications, conditions, or requirements that were imposed as part of the appeal. 2. All Conditions of Approval shall be printed on all sets of building permit project plans pertaining to any site preparation work or construction associated with the development of the multi-family project and ancillary site improvements approved by the Use Permit and Site Development Permit. 3. All use, construction and the location thereof, and occupancy shall conform to the application and to any supporting documents submitted therewith, including any maps, sketches, or plot plans accompanying the application or submitted by applicant in support thereof. 4. Any construction shall comply with the "Standard Specifications" for such type of construction now existing, or which may hereafter be promulgated, by the Engineering Department of the City of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of the Planning Commission. 5. Building permits shall be issued within two years after the effective date of the Use Permit or same shall be null and void. 6. If any use permitted shall cease for six (6) consecutive months, then the right to any Use Permit permitting such use shall terminate and such Use Permit shall be revocable by the granting body. 7. If any condition is violated or if any required approval is not obtained, then the Use Permit granted shall be null and void; otherwise said Use Permit is to continue in full force and effect indefinitely until otherwise terminated and shall run with the land. 9. The approved Use Permit may be revoked through the City's revocation process if the approved project related to the permit is not being conducted in compliance with the Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 1 stipulations and conditions of approval; or if the project is not established within two (2) years of the effective date of approval; or if the established use for which the permit was granted has ceased or has been suspended for twenty-four (24) consecutive months. 10. Except as otherwise specifically noted, any Use Permit shall be granted only for the specific purposes stated in the action approving such Use Permit and shall not be construed as eliminating or modifying any building, use, or zone requirements except as to such specific purposes. 11. Prior to the issuance of a Building Permit, a Final Landscaping and Lighting Plan shall be submitted for review and approval by the Director of Community Development and Planning or his/her designee. 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 Low Impact Development Standards. 12. 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. 13. All inactive piles of soil on the project site shall be completely covered at all times to control fugitive dust. 14. 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. 15. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. 16. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed 25 miles per hour. 17. 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. 18. 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. 19. A professional/certified 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 areas and adjoining areas during construction. Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 2 20. 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 Work Director/City Engineer for review and approval prior to the commencement of any grading activities. 21. Prior to the commencement of grading or other site improvement activities associated with the construction of the dwelling unit and/or accessory structures, the applicant shall prepare and submit a Mitigation Compliance Plan verifying when and how the required mitigation measures will be complied with. The applicant shall fund and/or contract with qualified professionals such as civil and geotechnical engineers and landscape architects and/or specialists to verify compliance with all mitigation measures, and to prepare field reports for submittal to the City. 22. To provide tree protection for existing street trees, the developer shall install temporary chain link fence at back of sidewalk for the duration of construction. Building Official, David Willoughby, (707) 467-5718 23. A grading permit is required (this will include obtaining a California storm water permit and Mendocino County Air Quality Management District permit for dust control). 24. A Geotechnical Report is required. 25. In addition to any particular condition which might be imposed; any construction shall comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules, regulations, and ordinances in effect at the time the Building Permit is approved and issued. 26. Hours of-construction shall be limited to 7:00 a.m. to 7:00 p.m. Monday through Saturday, except for owner occupied single-family construction which can also occur from 10:00 a.m. to 7:00 p.m. on Sunday provided no heavy construction equipment or vehicles are utilized. Fire Marshal, Kevin Jenninqs, (707) 463-6271 28. Wall mounted Type 2A fire extinguishers shall be required. Approximately 4 in the hallway areas of the 2"d floor, 5 on the first floor, 2 at the office / community room building, and 1 on the exterior of the maintenance room. Fire Marshal's office shall assist with actual placement prior to final or mark on construction plans. 29. One on site fire hydrant shall be located in the first planter"bulb" to the very west end of this "bulb". 30. Fire sprinkler system, smoke detectors, and carbon monoxide detectors shall be required in each residential unit, office, and community room. 31. No Parking, "red curb" on west side of parking lot, extending from community building to the south end of driveway. 32. Emergency gate on south property line, at end of driveway. Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 3 33. Knox Box is required and shall be mounted by main entrance of community room. 34. Lighted directory per city ordinance shall be required for apartment buildings. Location shall be specified by Fire Marshal's office. 35. Recommendation for roof-top solar installation: a) a 36" walkway around each side and eve shall be required, b) PV may not be located less than 18"from roof peaks, and c) it is recommended that two rows of panels be eliminated from the approximate center of the largest installation to allow for emergency access and possible roof-top ventilation efforts. Public Works Department, Ben Kageyama, (707) 463-6284 36. Sheet C300: Outline all LID treatment areas (bioswales and raingardens) and include elevations for bottom and top of swales. Also show direction of surFace flow, and overland release paths for treatment areas. 37. Sheet C300: For Bioswale 2, the SUSMP calculations show the treatment area as 190' x 6'. Not clear how this area will fit within the given area. Also, since it appears that the pavement run-off drains directly into the bioswale, it is not clear that the pavement area disconnect credit would apply. 38. Sheet C300: For Bioswale 3, the SUSMP calculations show the treatment area as 5' x 60', but Sheet C300 shows no treatment area. 39. SUSMP: Please submit a SUSMP Determination Worksheet signed by the property owner or developer. 40. SUSMP: Please include a completed Preliminary SUSMP Submittal Guide. Be sure all items are addressed. 41. Sheet C200: Show all proposed sewer and water service connections. 42. Sheet C200: Show existing sewer line through site. 43. Sheet C200: Show existing curb ramp upgraded to meet ADA requirements. 44. 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 include the detailed design of the proposed storm water best management practices (BMPs). Drainage improvements shall be in compliance with the City of Ukiah's Phase I Storm Water Permit and the Low Impact Development Technical Design Manual (LID Manual). A final Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to support the design of the proposed drainage system. 45. The project engineer shall provide direct oversight and inspection during project construction, with special attention to implementation of best management practices for Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 4 sediment and erosion control, and the proper grading, installation, and landscaping of the stormwater BMPs. 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, shall function as intended, and all areas have been permanently stabilized to prevent sediment and erosion. 46. Maintenance and inspection of all post-construction best management practices (BMPs) are the responsibility of the property owner. In accordance with the LID Manual, a legally binding, signed maintenance agreement approved by the City of Ukiah is required for the proposed stormwater treatment planters and all post-construction BMPs, and shall be recorded prior to final approval of the building permit. 47. Sidewalk and driveway improvements within the street right-of-way shall meet accessibility requirements. Prior to construction, improvement plans shall be prepared by a Civil Engineer and approved by the Department of Public Works for all improvements within the street rights-of-way. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 48. Street trees shall be spaced approximately every 30' along Gobbi Street within 5' of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer. 49. Any existing curb,gutter and sidewalk in disrepair adjacent to the subject property shall be repaired. Abandoned driveway approaches and curb openings shall be removed. All work shall be done in conformance with the City of Ukiah Standard Drawings 101 and 102 or as directed by the City Engineer. 50. 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. 51. All areas of circulation shall be paved with a minimum of 2" of AC on 6" of Base or other suitable all-weather surface approved by the City Engineer. This includes the proposed driveways and parking areas. If heavy truck traffic is anticipated from the solid waste company, delivery trucks, or other heavy vehicles, the pavement section shall be calculated appropriately to ensure that it can withstand the loading. 52. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and tested, and repaired or replaced if required. Sewer connection fees shall be paid at the time of building permit issuance. 53. Capital Improvement fees for water service are based on the water meter size. A fee schedule for water meter sizes is available upon request. Additionally, there is a cost for City crews to construct the water main taps for the proposed water services to serve the project. 54. Irrigation services shall have approved backflow devices. Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 5 Electric Deqartment, Jim Lozano, (707) 467-5774 55. A 10' Public Utility Easement is required along all road side frontages and any primary power that traverses across the property. The PUE shall be a surveyed deed or defined on the final building plans. 56. The parcel will be served from underground facilities in the area. 57. All future site improvements shall be submitted to the Electric Utility Department for review and comment. At that time specific service requirements, service Voltage and developer costs and requirements will be determined. Conditions of Approval Willow Terrace 237 E. Gobbi St. Use Permit/Site Development Permit Munis No. 2682 6 ATTACHMENT 6 CITY OF UKIAH DESIGN REVIEW BOARD MINUTES Conference Room #3 300 Seminary Avenue Ukiah, CA 95482 May 11, 2017 3:00 p.m. 1. CALL TO ORDER Chair Liden called the Design Review Board meeting to order at 3:00 p.m. in Conference Room No. 3, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. Chair Tom Liden presiding. 2. ROLL CALL Present: Member Hawkes, Hise, Nicholson, Chair Liden Absent: Member Morrow Staff Present: Craig Schlatter, Planning Director Kevin Thompson, Planning Manager Adele Phillips, Associate Planner Cathy Elawadly, Recording Secretary Others present: Philippe Lapotre, Project Architect Ryan LaRue, RCHDC Michael Palleson, RCHDC 2. CORRESPONDENCE None was received. 3. APPROVAL OF MINUTES Motion/Second: Hawkes/Hise to approve the Minutes of January 31, 2017, as submitted. Motion carried by the following roll call vote: AYES: Member Hawkes, Hise, Chair Liden NOES: None. ABSENT: Member Morrow ABSTAIN: None. 4. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS Note: The DRB is required by the City Code fo review and make a recommendation on all Site Development Permit applications. 5. NEW BUSINESS a. Request for Review and Recommendation on a Site Development Permit and Use Permit to allow for the construction of a 38 unit permanent supportive housing facility at 237 E. Gobbi Street. APN 003-581-22 File No.: Munis 2682-SDP-UP-PC. Adele Phillips, Associate Planner: Page 1 of 4 Minutes of the Design Review Board, May 11, 2017, Continued: • Gave a staff report and noted the three existing structures on the subject property will be demolished to accommodate the construction of a 38-unit permanent supportive housing facility. • The Planning Commission will review the proposed Project on May 31, 2017. Philippe Lapotre, Project Architect commented on the project: • The proposed project is essentially designed to accommodate/fit the needs/special needs for the persons that will be living in the supportive housing facility. The residents of this facility will be seriously mentally ill who are homeless or at-risk of homelessness where the Project provides permanent supportive housing for its residents. • The housing facility will include a proposed management unit, one bedroom unit, one bedroom handicap unit, single room handicap unit, single room occupancy unit, and single room occupancy XL unit. Specifically, o There will be three two-story residential buildings and a one story building for offices, meeting rooms, and provision of services to the tenants. o The residents will be comprised of 11 affordable one bedroom units, 28 affordable studios, and one three bedroom unit for the manager. o There will be one office each for property management and service providers, two service delivery rooms, two ADA community bathrooms, a meeting room, a community room with full service kitchen and/or other service facilities as shown on the site plans. (See sheet A-4). • Discussed the building complex and site relevant to location of common use areas/ courtyard area that includes a trellis, required 10-foot easement, reception office/manager's unit, laundry facility location, landscaping and corresponding shade areas/trees, vehicle/bicycle parking and access, bio-swales, and designated garden areas. (See sheet A-1) • Discussed elevations, color pallet, passive solar opportunities and corresponding location thereof. (See Sheet A-2 and A-3). • Discussed project location and noted the site is in close proximity to the behavioral health facility and/or other services available that will be of assistance to the residents. Michael Palleson, RCHDC: • Discussed project funding that includes the benefit of a tax credit initiated from the bonus density allowance where timely approval of the proposed Major Site Development Permit and Major Use Permit is critical to securing the necessary funding for the Project. • The persons that will be living in the complex want to be there and are not forced to do so. Kevin Thompson, Planning Manager: • Related to parking, the applicant will be asking the Planning Commission for relief from the City parking requirements. Page 2 of 4 Minutes of the Design Review Board, May 11, 2017, Continued: DRB inquiries about the following aspects of the proposed Project and responses by applicant: • The proposed Project is nicely designed. • Roofing material - (composition shingle). • Fate of Redwood Trees-(These trees are actually located on the adjacent property). • How large is the staff for the facility? (There are two levels of staffing that include a property manager and services for the mental health tenants from the Mendocino County Behavior Health and Recovery Services and Redwood Community Services (RCS). • What kind of roofing materials is to be used between back of the roof where the vertical wall and solar panel are located — (shake, cedar stained). • The tenants — (The Mental Health Services Act provides appropriations for people who are seriously mentally ill and who are at-risk for homelessness). The intended use for the funding is to provide for services and for capital construction and Mendocino County received over 1.3 million dollars in this regard. As such, this represents most of the `seed' money for the origin of the plans for the proposed project. This community has many homeless persons, some of which are mentally ill or seriously mentally ill. The residents will be selected and referred to the housing facility by the Mendocino County Health and Human Services Department. The anticipated tenancy for a particular person is approximately from five to 10 years. The intended goal for the housing project is to help many of the people residing in the supportive housing facility return to the standards of society. The proposed supportive housing facility is considered services intensive). • How long has RCHDC been working on the Major Site Development Permit and Use Permit?— (Working on the Project with Planning staff for a couple of months). • Will the Project provide for daylight in the hallways? (No special features have been planned for, other than what is provided for by the windows and doors). • Requested clarification the hallways will be artificially lit. (Confirmed the plans provide for artificially lit hallways and acknowledged that the structural nature of the walls could accommodate skylights, but confirmation would be necessary. Will likely have to be careful with implementation of skylights because the priority relative to energy efficiency on the production of solar panels for the project needs to be as close to `net zero' as possible. It may be natural light in the hallways of the buildings is a possibility). • Asked if the vertical siding is all cedar. (Clarified the vertical siding is painted board and batten). • What is the trellis material and will it feature wood columns? (The trellis will be of natural wood and stained. The trellis will feature wood columns so that vegetation can grow on it). • Asked about the doors for the units. (The units will feature a front and a sliding glass door in the rear of the units so that the residents can enter into a private space). • Is there a need for some sort of separation barrier between each of the units? (It may be a separation barrier can be a consideration as to whether or not this is a necessary element). Page 3 of 4 Minutes of the Design Review Board, May 11, 2017, Continued: • Will only 38 persons be living in the 38-unit facility or can families reside in the facility? (The management unit is three bedrooms so potentially a family can live in this unit. The SROs and studio units will preponderantly be occupied by a single tenant. Tenants are allowed to have a guest up to a maximum of 14 days. There will also be some tenants who have a physician's order for a supportive person to live with them. The one bedroom units are primarily identified for two people, but there could be a third person staying there temporarily for a minimum of 14 days. Pets are allowed). • Asked about energy efficiency. (With a `net zero' target for the solar, most of the other energy units will be electrical as opposed to gas, such as the HVAC systems/water heaters). • What type of water heaters will be used? (The water heaters will be 50 gallons tanks and highly efficient where one of these tanks can accommodate three or more units, depending on the occupancy). • Expressed concern about traffic congestion and flow on Gobbi Street and how this would work with the proposed Project. (Anticipate that the number of parking spaces for the facility will be the same as the existing TLC facility currently operating on the site. It may be a bus lane would be beneficial to assist with traffic flow on Gobbi Street and is only a consideration and not part of the proposed Project). DRB Consensus: • Likes the Project, as presented. • Would like to see natural light in the hallways of the buildings and recommends the installation of skylights, if feasible. Motion/Second: Nicholson/Hawkes to recommend Planning Commission approve the Major Site Development Permit and Major Use Permit to allow construction of a 38-unit permanent supportive housing facility with the addition of natural in the hallways through the installation of skylights, if feasible. Motion carried by the following roll call vote: AYES: Nicholson, Hawkes and Chair Liden. NOES: None. ABSENT: Morrow. ABSTAIN: Hise. 6. MATTERS FROM THE BOARD None. 7. MATTERS FROM STAFF None. 8. SET NEXT METTING As needed. 9. ADJOURNMENT There being no further business, the meeting adjourned at 3:52 p.m. Cathy Elawadly, Recording Secretary Page 4 of 4 �.. •-f -�,� ��•��: � � ATTACHMENT 7 ,. . � REC�� Planning&Community Development Department 300 Seminary Avenue APR 1�'2017 Ukiah, CA 95482 Email: planning@cityofukiah.com � ��../� Ap �Ikiah Web: www.cityofukiah.com � Phone: (707)463 -6203 Fax: (707)463-6204 Planning Permit Application }� �� PROJECT NAME: Willow Terrace PROJECT ADDRESS/CROSS STREETS: AP NUMBER(S�: 237 East Gobbi 003- 81-22-00 APPI.ICAN71AuiHOR¢EDAGENT: PHONENo: FAxNO: E-M LADDRESS: Ryan LaRue 463 1975 46302252 r�arue@rchdc.org APPLICANTIAUTHOR¢ED AGENT ADDRESS: C ITY: STATEIZIP: 499 Leslie Ukiah CA PROPERTY OWNER IF OTHER THAN APPLICANT/AGENT: PHONE N0: FAX N0: E-MAII ADDRE55' RCHDC/Brad McDonald PROPERTY OWNER ADDRESS IF OTHER THAN APPLICANT CITY: STATE/ZIP: HAS YOUR PRQIECT RECEIVED A PRELIMNARY REVIEW? ❑YES O NO ❑AIRPORT LAND USE COMM. $ ❑RE20NING � ❑USE PERMR—AMENDMENT $ DE7ERMINATION 100.0800.611.003 100.0800.611.001 100.0400.449.001 ❑ANNEXATION $ ❑REZONING—PLANNED DISTRICT a ❑USE PERMR—MAJOR $ 100.0800.61 I.001 100.0800.61 I.001 100.0400.449.001 � ❑APPEAL $ ❑SfTE DEVELOPMENT PERMR— a O USE PERMR—MINOR a 100.0400.449.001 AMENDMENT 100.0400.449.001 100.0400.449.001 ❑BOUNDARYLINEADJUSTMENT $ ❑SITEDEVELOPMEN7PERMR— $ ❑VARIANCE—MAJOR a 100.0800.610.001 Mn.loR 100.0400.449.001 100.0400.449.001 ❑GENERAL PLAN AMENOMENT S ❑SITE DEVELOPMENT PERMR— $ �VARIANCE—MINOR $ 100.0800.611.001 MINOR 100.0400.449.001 100.0400.449.001 ❑ MURALPERMR $ O SPECIFIC/MASTERPLAN $ ❑ZONINGAMENDMENT—MAP $ 100.0400.449.001 100.0800.61 I.003 100.0800.61 I.Ob I ❑PRELIMINARY REVIEW(PC) $ O SUBDNISION EXCEPTION $ ❑ZONINGAMENDMENT—TEXT § 100.0800.61 I.003 100.0800.610.001 100.0800.611.001 ❑PRELIMINARY REVIEW(PRC) $ ❑TENTATNE PARCEL MAP (4 OR S ❑OTHER � 100.0800.611.003 FEWER LOTS 100.0800.610.001 ❑PRELIMINARY REVIEW(STAFF) $ ❑ TENTATNE SUBDIVISION MAP S ❑OTHER $ 100.0800.611.003 (S OR MORE LOTS�I OO.OHO0.610.001 CIXINTY CEQA FILING FEE: $ MAJOR PERMff DEPOSR: $ FILING DATE: CHECK PAYABLE TO MENDOCINO C0. CWNTY CEQA(NEG DEC)FEE: $ MINOR PERMR FEE: $ TOTAL AMWNT PAID:$ CHECK PAYABLE TO MENDOCINO C0. Caurirv CEQA(EIR)Fee: $ TOTAL FEE: $ RECEIPT NUMBER: CHECK PAYABLE TO MENDOCINO C0. APPLICATION NUMBER(S): Recommendation: Prior to submitting an application, discuss your project with Staff to disc�g��'S11'�2i�D (sewer,water, in-lieu park fees,traffic impact fees, etc.)may be required for your project. Also, ask a �d r requirements, required sidewalk repairs, drainage issues, storm water mitigation requirements fro ta improvements,etc. AP� ]. � �1� CI'TY OF UKIAH BUILDING/PLANNING DEPARTME � � Project Description The purpose of the project description is to assist Sta ' nders a ing the pro� . Providing complete information will help expedite the project review process an ' determiniqg�w�dditional i formation, if any, related to the project and required environmental review is r ired. Q��' Env ronmental Rev' Reports Please be aware that projects are required to comply with the California Environmental Quality Act(CEQA). Projects will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQA document to prepare for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic, arborist,soils,etc.)and or additional information may be required. Use Information Please rovide the followin information related to the use of the site and buildin : Descri tion of Buildin &Site Parcel Size:1 acre Building Sae:20,678 sq ft total Number of Floors:2 Use of Building(check all that apply) Description Square Footage Number of UnitslSuites ❑ Office(business/professional) ❑ Office(medical/dental) ❑ Retail ❑ Light Industrial ❑ Residential 38 unit special needs apartments 17654 38 ❑ Other: Admin and Common 3024 O eratin Characteristics Days and Hours of Operation:Continuous Number of Shifts: Days and Hours of Shifts: Number of Employees/Shift:�full time on site manager Loading Facilities: ❑Yes No TypeNehicle Size: Deliveries:. Type: Number(day/week/month): Time(s)of Day: ❑Yes No Outdoor areas associated with usel Sales area: Unloading of deliveries: Storage: (check all that apply) ❑Yes �No �Yes �No �Yes ❑ No Yes � No S uare Foota e: S uare Foo a e: uare Foota e: 2 8� Noise Generating Use? ❑Yes No Description: 1��h.�yw,�u S i:�S To Be Com leted b Staff General Plan Designation: Zoning Distri�k: Alrport Land Use Designation: City's Architectural 8 Historic A�e of Building: Demolition Policy: Inventory: ❑YES o No Hillside: Flood Designation FIRM Map: Flood Designation Floodway Map: r�Yes ❑No Tree Policies General Plan Open Space Conservation Community Forest Management Plan ❑NO ❑YES GOAUPOLICY#: ❑NO ❑YES GOAUPOLICY#: Landscaping and Streetscape Design Guidelines Commercial Development Design Guidelines ❑NO ❑YES GUIDELINE#: �NO ❑YES GUIDEUNE#: Tree Protection and Enhancement Policy T�ee Plantlng and Mairrtenance Policy ❑No ❑YES Nores: ❑No ❑YES NOTES: UCC:Street Tree Policy,Purpose and Intent Other. ❑No ❑YES NOTES: Notes � d Submittal Requirements 1. Items marked(X)are required for a complete application unless their deletion is approved by staff. 2. Other information mav be reauired at the discretion of staff in order to fully evaluate the project and/or to conduct required environmental review for the project. 3. Please review the application packet prior to submittal to the City.Application packets that do not include the required materials may not be accepted for processing or may be deemed"Incomplete." Application Type Submittal Document LLA GPA PRELIM REZ REZ-PD SDP TPM TSM UP VAR Project X X X X X X X X X X Descri tion Building X X X X X Elevations 1 Floor Plan X X X X X Grading and X X X X Drainage Plan and SUSMP 7 Landscape Plan X X X X �2) CONCEPT Site Plan(3) X X X X X X X X Details— X Arohitectural Details—Fence X X X Details—Sign X X X Site Contours(4) X X X X Street Sections X X Tentatrtre Map(6) X X Preliminary X X X X Title Re ort Colors&Materials X X X Board CONCEPT Number of Plan Sets—Initial Submittal 5 (1) Building Elevations.Drawing must include all elevations(front,rear,and sides)and identify materials and colors.One set of colored drawings is required. (2) Landscape Plan.Plan must show all proposed trees,shrubs,and ground covers.Location,size and species must be indicated. (3) Site Plan.Must be prepared to scale and include:a no�th arrow,all property lines,adjoining streets,creeks,ponds,drainage ditches, existing curb,gutter,and sidewalk,ex�ting and proposed buildings(with square footage noted),parking spaces,all existing trees,existing and proposed fences,buildings on adjacent parcels,existing fire hydrants within 600-feet,access and utility easements(with widths),location an d width of all easements(access,drainage,utility,etc.) location of existing and proposed trash enclosures,and the percentage of average slope of the prope�ty.Site contours may also be required(see table above). (4) Site Contours.When required,site contours should be indicated on the site plan and grading plan.A separate site contour plan is not required. (5) Staff will determine the number of plans needed for the initial submittal.Once the application is complete,the number of plans sets required for the public hearing will be determined by staff.Plans are required to be provided priorto the hearing. (6) See Minor Subdivision Submittal Requirements or Major Subdivision Submittal Requirements handout for Tentative Map requirements. (7) SUSMP—Standard Urban Storm Water Mitigation Plan—Required unless specifically exempt(Consult with Public Works Staffl BLA—Boundary Line Adjustment GPA-General Plan Amendment Prelim—Preliminary Review REZ—Rezoning REZ-PD-Rezoning to Planned Development SDP—Site Development Permit TPM—Tentative Parcel MaplMinor Subdivision TSM-Tentative Subdivision MaplMajor Subdivision UP—Use Permit VAR—Variance � 4 ( I, ,owner authorize to act on my behalf for this project and I have read and agree with ail of the above.(Application must be signed by owner). r col fit�- y � S - /� PROP�R Y OWNER SIGNATURE DATE I, y�j-c�! /r.��o�.�/�1 �/2C ff6� } , am the�wner / ❑ authorized agent of the property for which the development is proposed. The above formation and attached documents are true and accurate to the best of my knowledge. I have read and agree with all of the above. I hereby authorize employees of the City of Ukiah,the City's authorized agents, and persons with review or decision making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post notices,and process this application. I understand that conditions of approval may be placed on my project by the city of Ukiah and it is my responsibility to fully understand the conditions and ask questions about them before action is taken on my planning permit. /x.� •r�L�� /2 c �Q �� y'�� /�- � , ._ �OWNER / ❑AUTHORIZED AGENT DATE INDEMNIFICATION AGREEMENT As part of this application,the applicant agrees to defend, indemnify, and hold harmless the City of Ukiah, its agents, officers,council members, employees, boards, commissions or Council from any claim, action or proceeding brought against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any approval of the application or related decision, or the adoption or certification of any environmental documents or negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages, costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in connection with the approval of the application or related decision, whether or not there is concurrent, passive, or ac6ve negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council. 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. The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attorney or outside counsel. The applicant shall not be required to reimburse the City for attomey's fees incurred by the City Attomey of the City's outside counsel if the City chooses to appear and defend itself in the litigation. I have read and agree to all of the above. _ ��,d �� j o�� d � � � t�a� � ROPERTY OWNER / DAUTHORIZED AGENT (PLEASE PRINT NAME� h� ..a / $- / 8 �PROP RTY OWNER / ❑AUTHORIZED AGENT DATE (SIGNATURE� Revised 02/09/2016 ATTACHMENT 7 2.0 PROJECT DESCRIPTION This chapter of the Initial Study provides a brief summary description of the project followed by detailed descriptions of the objectives, location,physical elements,and funding of the project. 2.1 Project Brief The Project Applicant (Rural Communities Housing Development Corporation) proposes to construct a 38 unit multifamily housing facility. 37 of the units will be affordable with 1 unit set aside for an onsite manager. The residents of this facility will be seriously mentally ill who are homeless or at risk of homelessness. This project provides permanent supportive housing for its residents. The residents will be selected and referred to the housing facility by the Mendocino County Health and Human Services Department. MCH&HS is also the service provider of record for this project. Wraparound services will be provided to all residents of this facility to assure compliance with community norms. 2.2 Project Location The 1.0 acre site is located at 237 Gobbi Street in Ukiah, CA 95482. The assessor's parcel number in Mendocino County is 003-581-22-00. The site is parcel 1 of Lot 31 of the Yokayo Rancho Subdivision. Latitude is 39° 08' 38.68"N and the Longitude is 123° 12'04.27"W with an elevation of 600 feet. 2.3 Project Objectives The objective of the project is the development of permanent affordable housing for tenants who are seriously mentally ill and homeless or at risk of homelessness (that is qualified for services under the California Mental Health Services Act). The Ukiah Valley and Mendocino County in general have experienced a dramatic rise in the presence of this population. This incurs demands on community resources including emergency room visits, police calls, public disturbances, panhandling, environmental degradation, etc. It has been demonstrated that a "Housing First" policy is a cost effective measure to resolve the severity of the community problem as well as to provide benefit to the tenants. This project is an instantiation of the Housing First policy. Development funding will create a Capitalized Operating Subsidy Reserve that will be used to support operations expenses beyond that covered by the limited rent expected from tenants. This will assure successful financial operation of the facility for at least 20 years. 2.4 Project Details There will be three two story residential buildings and a one story building for offices, meeting rooms, and provision of services to the tenants. The residences will be comprised of 11 WillowTerrace 2-1 March 30,2017 affordable one bedroom units, 28 affordable studios, and one three bedroom unit for the manager. One office each for property management and service providers, two service delivery rooms, two ADA community bathrooms, a meeting room, a community room with full service kitchen, a laundry room, a maintenance workshop and storage room and several utility closets wi11 be included in the one story building. Total floor space wi11 be approximately 20,000 square feet. The design wi11 be consistent with the City of Ukiah Design Guidelines for the Downtown Design District. Redwood trees in the northwestern corner of the property will be conserved. Substantial open space will be available in the area enclosed on three sides by the residential and office buildings for tenant recreation, including a plaza, a 2400 square foot garden and substantial other landscaped area. Approximately xx%(TBD) of the parcel will be open. 2.5 Project Funding The projects funding sources include: Affordable Housing Program ($1,267,500 — applied for), Mental Health Services Act (MHSA - $1,336,000 - secured) and Low Income Housing Tax Credits(approximately$7,000,000 to be applied for June 28, 2017). 2.6 Commercial Development There will be no commercial development as part of this project. 2.7 Permits and Approvals While the C1 Commercial zoning of the site permits multifamily development, a use permit will be required. Current zoning allows 28 units per acre, and the affordability of the project allows a 35% density bonus. Thus, 38 units will be allowed for the 1.0 acre property. The use pernut is also a requirement for LIHTC funding. Entry to the property will be from Gobbi Street into the northeast corner of the property to maintain a safe distance from the Leslie Street intersection dead ending into Gobbi near the Northwest corner of the property. WillowTerrace 2-2 March 30,2017 � �� ATTACHMENT 7 Willow Terrace Parking While Willow Terrace will include 38 units of affordable housing it will require fewer parking spaces than ordinarily required. The primary reason is that,as housing for very low income formerly homeless people,very few of the tenants are expected to be automobile owners. RCHDC developed and manages a similar 32 unit facility in Arcata Bay for which only four tenants own automobiles. A second reason is that while the tenants will be receiving services appropriate to their conditions,many of those providers have their home offices across the street from the project facility. Given these factors,with the usual deliveries,visitors,and property management personnel, it is reasonable to expect an expected 6- 10 parked vehicles at any given time. The immediate proximity of an MTA bus stop with frequent service currently at the corner of the development site also serves to minimize the need for vehicle parking. It is worth noting that California State law Title 7, Division 1, Chapter 4.3,Section 65915, paragraph (p)(3)(C)allows as few as 12 parking spaces for this facility(special needs;0.3 spaces per unit times 38 units). Given the absolute lack of street parking or other nearby spaces and the factors noted above it would not be prudent to develop only 12 spaces for this project. Therefore, RCHDC intends to develop 16 parking spaces at the Willow Terrace site,with the required number of ADA compliant spaces included in that total. RECEIV�� APR 19 2017 BUII.DI CITY OF(nQAH NG�pLAN1VING DEPAR71��• �. � Willow Terrace Draft Landscaping Plan—April 17, 2017 Strong emphasis will be placed on drought tolerance, low maintenance,and species native to Ukiah area. Large Redwoods at Northwest corner of property to remain. Street trees along Gobbi, north of buildings will be Eastern Redbud or equivalent from Ukiah Required Street Tree List. Parking lot trees(eastern border)and trees along south and west borders will be Fruitless Olive or equivalent from Ukiah Required Parking Lot Tree List. This species is selected because of its low height, recognizing that solar panels will be extensively used on roofs. There will be several Sandbar Willow trees planted in the central terrace area,chosen due to low height. A substantial summer and winter vegetable garden area will be primarily maintained by tenants. 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PLA�N GHEGK SFT DA�TE: REV 1510N5 T.O.ROO� GONSTRUGTION 5ET 36'_2�� D,4TE: (51GN�tTURE REQUIR�D) (307)50LAR PANEL ARRAY �� dI (�6)50LAR PANE T.O.ROOF P68E TRANSFORMER C>� W� W� o �� TOP PLATE ARRAY (BEHIND) � p�., H �, o � d 19'-0" 20�5 PAINTED 2X6 TOP PLATE, _ � � N M a � HEADER ❑ ❑ ❑ PTD"CAPPER" �� P� a � U "' W � 1�'-q" �� PTD REVEAL"ABY55" � F-� � S F.F. TOP P1.A�TE 1X4 STAINED GEDAR �`�I"I '� 10'-0" 10'-0" - HEADER BI-AGK AGRYLIG 51GN, o ;_EADER ��_2„ TIMES NEW ROMAN, � �T� [� �� ❑ ❑ ❑ � i �� l��TALL w�/ C� o0 00 � W �� 1X6 STAINED GEDAR � (� cv cv `J v� U F.F. F.F. VIEY`i FROM GOBBI STREET O �� , 0'-0" 0'-0" 10'-l" (T� o 0 a r�i �� w U O��fiZ�LL Y�l�ST �L��TION� TfiZ�1�5�OfiZM�fiZ �NGL05UfiZ� � N W � 1 SGf4LE: 3/32"=1'-O" � SG�tLE: 1/4"=1'-O" �T� � ~ a x W� x T.O.ROOF �O� ��I��J a� l � a° � 36'-2" (307)50LAR PANEL 1--1 � �� ARRAY � �� a GLEf1R STAINED GEDAR a � o W a ` � SAND DUNE ` � TOP PLRTE (9)50LRR P,4NFL �I GLIDD�N A0752 � 19'-0" ARRAY �� `�� HEADER . � � � Z o 17'-q" ❑ � ❑ ❑ � ❑ VANILLA LATTE Q � GLIDD�N A0058 � o F.F. o 10'-0" � z HEADER ❑ ❑ ❑ ❑ � � O � l'-9�� GENTRE CAURT � � jL GLIDDEN A1707 � � Z (�/ 0�0 � � � O � � — � � O��fiZ�LL 50UTH �L��TION fi�fiZOfi�05�D GOLOfiZ fi��LL�T � � � '-zu � O � 2 SGf4LE: 3/32"=1'-O" � NO SGf�LE � _ � (� OO � � O� � � � } � � � Q ►► O "_' O � � � � � z �L Z m O � � O � O � v _ � N � — H �2 PANELS ° � � � 0 W�� _ � � — � ��oW� — � zv�F = � Fa�o� J �=vZW - � (�/ Q�uQ = W W � '� �°�°o � — � J o��Z ° � O F��Z �� lfl �� ° Zo�u,�' �� W o o� '�� — z =Z� � 0 oWs?= � QQZo� � �ZQ� o � o�'W� °—�Wrn� 382 TOTAL } ��o°W �� J� W Z�oQ� o�o =� W �oWQ= Q � za?Qw � w �Z p O K 0 J�Z � Q Q Q r-----� O � � � � v � � � � o '� � o , � � � ; � � o � � DATE: Apr 14, 201'T ry � �� JOB# 1702.00 ° � i i � ii �i �ILE:A-2.du�g � �i DRAWN BY: P LftPOTRE � � ¢ �--- Cl_ Q q PANELS � N s � � m 3 30l P,4NEL5 �' O E � � -2 � 5 �'i�0�'OS�D 50L�R L�YOUT S � SG�tLE: 1"=20'-O" � PLA�N GHEGK SFT DA�TE: REV 1510N5 T.O.ROOF 36'_2" � � � � � � � � � � PTD CAMP051TE \-�_�// \__ // 5HIN6LE 51DING - � �_ �, ,_�-_--- \--�----- __�__-- � � PTD GOMP051TE TRIM --==,�J_-----, , _��-----' �� PTD CAMP051TE �� BOARD B BATT � � � � ASPHALT 5HIN6LE5 TOi'i'LATE � /�� 19'-0�� ,,, ,,- � �� t; � ❑ ❑ HERDER GONSTRUGTION 5ET �� " � �: � �� 17'-9�� - ,�"_ ____ STAINED GEDAR RAILING D,4TE: � W/PTD 6A STEEL MESH � VINYL WINDOWS,TRN -- � - �� - (51GN�tTURE REG2UIR�D) � �` ; , F.F. 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F.F. ��_�� STAINED GEDAR RAILING VINYL WINDOWS,TAN STAINED GEDAR PERGOLA HEADER W/PTD 6A STEEL MESH � ��_q�� ❑ � � PTD CAMP051TE TRIM W� ��oW� �F.F. Z"� = = =��o � 50UTH �L��TIO�I ��I-� STAINED GEDAR PERGOL4 VINYL WINDOWS,TAN PTD GOMP051TE Q�v Q = =-ZW � BOARD 8 BATT v o�o� S G f 4 L E: 3/3 2"=1'-O" W��,F o °W�aW ��Z 50UTH �L��TION �� ° � �W��W (76)50LAR PAN�L SG�tLE: 3/32"=1'-O" � ��Z a� Z oWZ�W RRRftY ASPHALT SHINGLES s_ Z = 0 ~ QQ?o� PTD GOMP051TE PTD GOMP051TE H �o�W° �n�,o�n � SHINGLE 51DING BOARD &BATT '� �Q m m � } ��o°W W �Wo�� OP PLA Z�WQ� 10'-0" T.O.ROOF W o�o�Q B.O.HEADER 36'-2" z�Z Q� �� -2 �/ 4 W � (30l)50LAR PANEL0 °�o o� PTD GOMP051TE TRIM A R R A YI L� Q Q a � F.F. GEDAR 5HIN6LE5 X STAINED GEDAR PERGOLA �-� PTD GOMP051TE LAP STAINED GEDAR RAILING W Q 51DIN6, ?"REVEAL W/PTD GA ST�EL M�SH °o TOP PLA'fE VINYL WINDOWS,TAN T.O.ROOF r' ��ST �L��TIOI� HEADER � � ASPHALT 5HIN6LE5 2��_5�� ° � SG�4LE: 3/32"=1'-O" 17�_q�� DATE: Apr 14, 201'T o JOB# 1702.00 � F.�. TOfi'fi'LATE �ILE:A-3.dwg 10'-0" 10'-0" � HERDER --- --- i H�DER DRAWN BY: P LftPOTRE Q 7�-q�� ❑ ❑ ❑ i i ��_2�, o, PTD GOMP051TE i Q Q TRIM i � F.�. i F.F•h � �-� PTD GOMP051TE LAP GEDAR ENGL05URE VINYL SLIDING �� - 51DIN6, 1"REVEAL DOORS,TAN rn m �� Q � ��ST �L�Y�TIO�I � � SGf4LE: 3/32"=1'-O" � PLA�N GHEGK SFT DA�TE: REV 1510N5 I I I I � � � GONSTRUGTION 5ET �O I� O� D,4TE: Il �O (51GN�tTURE REQUIR�D) � KITGH�N/ I KITGHEN/ I DINING � DINING � ��CT � b� � �� W W �o O � a � N � O °� `n ao M � � ' P� aa � M Ww �� B�D B�D � ��I� � S \ � W �{ �� o � ' � \� � r ' rl N(V O � � II o � � 0 � V �� U � � II � ' a w oo � � , �,w U BRTH 1 � f..� w � � �� I w N i � � i � � � / � � � Q B�TH_� � p..� w � � / �o U �� ° ❑ �' U a� � � � �" � � �� a �'i�0�'OS�D 5.R.0. �'i�0�'OS�D 51�1GL� a � �W a 8 fi�fiZOfi�05�D 1 ��DfiZOOM UN IT - �D�PT��L� 6 �fiZOfi�05�D 1 S�DfiZOOM U�l IT 4 �D�fi�T��3L� � fiZOOM OGGUfi��NGY UN IT � � S G A L E: 1/4"=1'-O" 5 G?�L E: 1/4"=1'-O" TOT�L OF 10 S G A L E: 1/4"=1'-O" TOT�L OF 22 S G A L E: 1/4"=1'-O" TOT�L OF 22 ` � � � � � � O 1 2 4 8 O 1 2 4 8 O 1 2 4 8 O 1 2 4 8 N N Z O O � � � � � m � o 0 �/ z � (� d � "� � � v � � � � z � � � � OO � � O � _ � � OO � � � � � � } � � � Q ►► O "_' O � � � � � z �L Z m O � � O � � � � � O � v u�i = � m Y N � � I O � � �O � I I I W�� KITGH�N/ KITGHEN/ I ��o W� DINING DINING Z"�� _ �Q�� OO �=�ZQ I O Q�vQ= � O W W � � �o�oo °��QW � l� ��Z BED � Z �� O '� �WooW J Z�vWK � ��Wp�� =Z� � n/ �w J?x � lL QQZpF m O �Z Q� O O O`nw� �H W m� �Q m~K � / � ��O�z w ln / wv��i ll.� uwp� L z�w ¢�i Q ` � B�� r O�� qx I I v � � ��?Q w � X �Z p O K \ J�Z � V ¢Qa � �� 0 0 / � o � ��' ��, � � � II � ,� � � � � \ r i � \ \ 1 � � � BRTH � 1 � � 0 0 � � DATE: Apr 14, 201'T o ��\ ,' /� � � � / � � JOB# 1702.00 � ��----'� /� Q B�TH� /� �ILE:A-4.dwg u�,- � � DRAWN BY. P LftPOTRE � Cl_ °' �'i�0�'OS�D 51�1GL� �'i�0�'OS�D 51�1GL� Q Q _ } � �'i�0�'OS�D M�1��G�i�S UNIT � �'i�0�'05�D 1 S�Di�00M H�NDIG��' U�IIT � i�00M H��IDIG��' U1�IT 2 i�00M OGGU�'�NGY XL UNIT �—° SG�tLE: 1/4"=1'-O" TOTA�L OF 1 SGf4LE: 1/4"=1'-O" TOTA�L OF 1 SG�tLE: 1/4"=1'-O" TOT�L OF 2 SG�tLE: 1/4"=1'-O" TOT�L OF 2 3 Q O 1 2 4 8 O 1 2 4 8 O 1 2 4 8 O 1 2 4 8 �� oi � ca Z N � ATTACHMENT 7 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Tenant Eligibility Certification The county mental health department is responsible for certifying the eligibility of individuals, applying for tenancy in an MHSA unit, for compliance with the target population criteria. 1. How an individual applies to the county to become certified as eligible for an MHSA unit: Mendocino County Mental Health Service Providers will assist clients in completing applications, help clients get needed documentation, will review applications, determine eligibility and provide tenant certification to property management agent for Willow Terrace. Individuals who contact the property management agent directly will be referred back to the Mendocino County Specialty Mental Health Service Providers for eligibility screening and tenant certification. All referrals will be Full Service Partners (FSP). For individuals not enrolled in a FSP, individuals will be screened for eligibility and tenant certification by Mendocino County Specialty Mental Health Service Providers. To apply, the individual must complete a Standardized Tenant Certification Application and provide all appropriate verification related to the application. 2. How certification of eligibility will be documented, provided to the individual applicant, and maintained by the county: Certification of Eliqibility Referred individuals seeking housing funded by MHSA Housing Program will complete a Standardized Tenant Certification Application, which documents how they meet the county's program eligibility requirements. Mendocino County Mental Health Service Providers will be available to assist individuals in completing the Tenant Certification Application. Part of the Tenant Certification Application is a Release of Information for the property management company, FSP providers, family members or supportive authorized representatives of the client and the client. The Mendocino County Specialty Mental Health Service Providers will review all completed Tenant Certification Applications within 14 days of receipt to determine whether the individual meets threshold eligibility for the MHSA Housing program. All completed Tenant Certification Applications will be dated and time stamped at the time of receipt. In addition, the Mendocino County Specialty Mental Health Service Providers will certify that, based on the individual's Tenant Certification Application, the issues and/or conditions that establish the individual's eligibility for the housing program are the same issues and/or conditions that significantly interfere with his/her ability to obtain and maintain housing. The Mendocino County Specialty Mental Health Service Providers will certify that without the services linked to the MHSA Housing Program, the individual will not be able to obtain or maintain housing. Once the individual is determined to have met the threshold eligibility criteria for the MHSA Housing Program and the Tenant Certification Application is signed off by the Mendocino County Specialty Mental Health Service Providers the individual's information is sent to the property manager for Screening. Proqram Eliqibilitv Program eligibility will be consistent with both MHSA and Department of Health Care Services (DHCS) regulations, which state that participants must be adults with Serious Mental Illness (SMI). Under the MHSA Housin Pro ram, the individual must also be homeless or at risk of homelessness. Pro ram eli ibilit will also --Mendocino County Draft 4/10/17-- Page 1 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS be consistent with the HUD PSH program for the units, if any, that are encumbered by the PSH program regulations. Overall, the Mendocino County MHSA Housing Program will serve adults eligible for enrollment in a Mendocino County Full Service Partnership. Occupancy will be specifically limited to those who meet the MHSA Housing Program target population criteria. Propertv Management Screening Once an individual has been certified as being eligible for the MHSA Housing Program and referred to the property management agent, the applicant will be screened by the property management agent. This screening will consist of the applicant completing a rental application that assesses the applicant's ability to meet the terms of their lease. Applicants who are successful in passing the screening phase will be placed on a waitlist maintained by the property management agent. Additional information such as third party income verification, review of landlord and/or other references, and collection of verification forms may be obtained as the final step when a unit becomes available. Individuals will also be required to sign Release of Information forms for the Property Management Company, the FSP providers, Mendocino County Specialty Mental Health Service Providers, family members and/or supportive authorized representatives of the client. Mendocino County Specialty Mental Health Service Provider staff will provide all necessary support during the screening process, including (if desired by the applicant)assisting the applicant to complete the required paperwork and accompanying the applicant during interviews with property management staff. FSP staff will offer assistance to individuals throughout the application process. Individuals may request assistance at any time (also described in the Reasonable Accommodation section). If landlord references are not available, three professional references, other than family members, will be required. Examples of acceptable required references would be staff of a homeless shelter, other homeless service providers, social workers or others involved with the applicant in a professional capacity. Documents should include as much information as possible regarding the whereabouts of the applicant for the last three years, as well as the individual's ability to care for the property and pay rent on time, and the ability to co-habit with other residents in a peaceful manner. The landlord reference check is conducted to determine that an applicant has: 1. Demonstrated an ability to pay rent on time and in full. 2. Followed the rules and regulations. 3. Kept his or her residence in a clean and sanitary manner. 4. Kept his or her residence undamaged. 5. At no time received a notice for lease violation(s). 6. Behaved as a good neighbor and resident. 7. Applicants with negative background information will have the opportunity to demonstrate that past behavior causing those issues was related to a disability and request reasonable accommodation. The availability of supportive social services that can assist the applicant in meeting the conditions of tenancy may also be considered in evaluating such information. Wait List Applications to the Mendocino County MHSA Housing Program will be processed as first-come, first-served, based on the date and time stamp on the Tenant Certification Application. The Mendocino County Specialty Mental Health Service Providers will screen individuals for eligibility(MHSA or PSH guidelines)and send the lists of eligible applicants to the property management agent who will maintain the list of eligible candidates. Mendocino County Specialty Mental Health Service Providers can provide input on when medical needs impact a client's placement on the list. --Mendocino County Draft 4/10/17-- Page 2 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS When the property management agent receives a thirty-day notice of pending departure from an existing tenant, the property management agent will notify the first individual on the waitlist of the upcoming unit in writing. Mendocino County Specialty Mental Health Service Providers will certify that the individual still meets the tenant criteria and would like the property management agent to finish the application process. Additional information such as third-party income verification, review of landlord and/or other references, and collection of verification forms will be obtained as the final step when a unit becomes available and the applicant is interested in the unit offered. If the individual declines the unit, the next person on the list will be contacted. Notice of Decision Applicants will be given written notification by the Mendocino County Specialty Mental Health Service Providers that they meet the eligibility requirement and that their name has been forwarded to the property management agent or that they have been denied. The letter will include that the property management agent will contact them once a unit becomes available to complete an application. All notices of denial will include information on the right to appeal and reminder notice of the right to reasonable accommodation for disability. If a client does not meet the property management criteria, a copy of the denial notice will be sent to the Mendocino County Specialty Mental Health Service Providers. Certifications of Eliqibility Maintained All completed Tenant Certification Applications will be date stamped with the date and time. These completed applications will be kept on file by the Mendocino County Specialty Mental Health Service Providers. Fair Housinq This project will comply with all federal, state, and local fair housing and civil rights laws, as well as with all equal opportunity requirements during marketing, rent-up, and on-going operations. Specifically, the project is committed to requirements of Title VI of the Civil Rights Act of 1964, Title VIII and Section 3 of the Civil Rights Act of 1968 (as amended by the Community Development Act of 1974), executive Order 11063, Section 504 of the Rehabilitation Act of 1973, the Age Discrimination Act of 1975, Fair Housing Amendments of 1988, and legislation which may subsequently be enacted protecting the individual rights of residents, applicants, or staff. The project will not discriminate against prospective residents on the basis of the fact or perception of their race, religion, creed, national origin, age, color, sex, blindness or other physical or mental disability, marital status, domestic partner status, ancestry, actual or perceived sexual orientation, gender identity, AIDS, AIDS-Related Complex, HIV, medical condition, height, weight, political affiliation or other consideration made unlawful by federal, state or local laws. The project will not discriminate against prospective residents on the basis of their receipt of, or eligibility for housing assistance under any Federal,State or local housing assistance program or on the basis that prospective residents have minor children.While the project will not discriminate against those using Section 8 certificates or vouchers or other rental assistance, applicants with such rental assistance must meet all eligibility requirements. The project will work closely with legal counsel and regulatory agencies throughout the marketing and outreach process to ensure full compliance with all applicable requirements. Reasonable Accommodation and Riqht to Appeal All applicants will be given notice in the application package of their right to reasonable accommodation as well as their right to appeal screening decisions. All background information obtained from previous landlord or other personal references will be considered in li ht of the pro'ecYs commitment to provide housin for people in --Mendocino County Draft 4/10/17-- Page 3 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS transition and with special needs. Applicants with negative background information will have the opportunity to demonstrate that past behavior causing those issues was related to a disability and request reasonable accommodation. The availability of supportive social services that can assist the applicant in meeting the conditions of tenancy may also be considered in evaluating such information. Applicants will be given written notification of assigned waiting list number or notice of denial after consideration of their application. All notices of denial will include information on the right to appeal and reminder notice of the right to reasonable accommodation for disability. Applicants will be entitled to receive a copy of the standard Grievance and Appeal procedure as used by Mendocino County and the property management agent.A copy of any denial notice from property management agent will also be sent to the Mendocino County Specialty Mental Health Service Providers. In such cases, the Mendocino County Patient Rights Advocate may assist applicants in appealing denials. 3. How certification of eligibility will be provided to the property manager/development: The Mendocino County MHSA Housing Program will forward a list of eligible applicants to the property management agent at least once a month following initial lease up. The property management agent will be responsible for maintainin the waitlist for all certified Mendocino Count MHSA Housin Pro ram applicants. --Mendocino County Draft 4/10/17-- Page 4 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Tenant Selection Plan 1. How prospective tenants will be referred to and selected for MHSA units in the development: Potential tenants for the Mendocino County MHSA Housing Program must be referred to the property management agent through the Mendocino County Specialty Mental Health Service Providers. The Mendocino County Specialty Mental Health Service Providers will assist clients in completing applications, help clients get needed documentations, will review applications, determine MHSA eligibility and provide tenant certification of MHSA to the property management agent. Individuals who contact the property management agent directly will be referred back to the Mendocino County Specialty Mental Health Service Providers for eligibility screening and MHSA certification. Mendocino County Specialty Mental Health Service Providers will accept referrals from all Full Service Partnership(FSP)providers. For individuals not enrolled in a FSP, individuals will be screened for eligibility and tenant certification by Mendocino County Specialty Mental Health Service Providers.The property management agent will screen all MHSA certified applicants for occupancy requirements, including income restrictions. If applicant passes all certification process and meets occupancy requirements, a unit, when available, will be offered to the applicant, based on a time-date order on the waitlist. Information about the Mendocino County MHSA Housing Program will be shared with our contracted FSP providers, other contracted services providers and our supportive community based service providers. This will entail providing information and updates about MHSA Housing Program at contractor meetings, community meetings and one-on-one meetings. Additionally, information and updates about MHSA Housing will be shared with our MHSA Prevention and Early Intervention and Outreach Programs. 2. The tenant application process: Mendocino County MHSA Housing Program commits to a standardized tenant application and certification process for all potential tenants of the program. Once a completed application is received, the applicant will be informed within 14 days the decision as to MHSA eligibility. This letter will indicate whether the person is certified as a MHSA eligible applicant All applicants must meet the criteria for the Mendocino County MHSA Housing Program; which are: a)being homeless or at risk for being homeless; b)meeting Mendocino County's adult target population; and c)adults meeting the criteria for severe mental illness. d)adults being enrolled in a Full Service Partnership. The Mendocino County Specialty Mental Health Service Providers will be responsible for assessing applicants for homelessness or risk of homelessness as well as mental health disability. Those clients who are Mendocino County MHSA Housing Program eligible will be certified and verification of homelessness or being at risk of homelessness and mental health disability will be documented. Any potential applicants who contact the property management agent or a FSP directly will be directed to contact the Mendocino County Specialty Mental Health Service Providers. County staff or its designee shall offer assistance to all applicants, if desired by the applicant, with completing the application. This shall include assistance with all required documentation as well as transportation and accompanying the individual to any required interviews. 3. The procedure for maintaining the wait list: The Mendocino County Specialty Mental Health Service Providers will forward a list of eligible applicants to the property management agent at least once a month following initial lease up. The property management agent will be responsible for maintaining the waitlist for all certified Mendocino County MHSA Housing Program applicants. --Mendocino County Draft 4/10/17-- Page 5 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Applicants will be put on the waitlist based on the date and time stamp on the Tenant Certification Application received from Mendocino County Specialty Mental Health Service Providers by the property management agent. This list shall be maintained according to the following procedures: Notification Letter When a unit is available in the Mendocino County MHSA Housing Program, the property management agent will notify the first person on the waitlist that meets the particular eligibility requirements. A copy of the letter will also be sent to the Mendocino County Specialty Mental Health Service Provider. The letter shall: a. Provide the location of the unit available; b. Indicate that the applicant shall have five working days in which to respond to the letter; c. Inform the applicant that if they accept the offer, they will need to complete an application from the property management agent; d. Inform the applicant that if he/she declines the unit he/she will not lose his/her place on the waitlist; e. Inform the applicant that if he/she declines a second time to a further notice, he/she will be informed that he/she will be removed from the waitlist; unless they decline due to medical reasons f. Inform the applicant that if he/she accepts the referral, the mental health service provider for the housing project will assist him/her with the application process, including documentation, transportation, and support during any required property management interviews. The applicant has the right to accept or decline this and other assistance offered by services staff; and g. Provide information on reasonable accommodation and appeal procedures. 4. The process for screening and evaluating the eligibility of the prospective MHSA tenants: a. Mendocino County MHSA Housing Program Eligibility a)Homelessness 1. The adult and their family must be moving from an emergency shelter or transitional housing, or must be currently homeless, meaning that he/she or the family: a. Lacks fixed, regular and adequate nighttime residence, b. Has a nighttime residence that is a publicly or privately operated shelter designed to provide temporary living accommodations (including welfare temporary homeless assistance in hotels, congregate shelters, and transitional housing for the mentally ill) c. Has a nighttime residence that is an institution that provides a temporary residence for individuals intended to be hospitalized. d. Has a nighttime residence that is a public or private place not designed for, or ordinarily used as a regular sleeping accommodations for human beings. b)At Risk for Homelessness 1. The adult and their family must be: a. A transition age youth age 18 or older exiting the child welfare or juvenile justice systems, b. An individual discharged from an institutional setting, which includes hospitals and acute psychiatric hospitals/health facilities, c. An individual currently residing at a skilled nursing facility with a certified special treatment program for the mentally ill (STP), d. An individual currently residing at a crisis and transitional residential setting, e. An individual released from Count �ail, --Mendocino County Draft 4/10/17-- Page 6 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS f. An individual temporarily living in a Board and Care facility upon discharge from one of the institutional settings cited above. g. An individual who is currently receiving Mendocino County Mental Health Services and is at imminent risk for homelessness. Imminent risk is defined as individuals or families becoming homeless within 14 days. c) Adult Target Population Criteria for Mental Illness a. To qualify Adults must meet specialty mental health criteria for medical necessity. 2. Adults must also meet at least one of the following criteria: a. Functional impairments due to an untreated or under-treated mental illness that prevents engagement in meaningful activities and inability to remain in housing b. Frequent incarceration or psychiatric hospitalizations due to untreated or under-treated illness. 5. Determination of Eligibility Upon receipt of the application for certification, the Mendocino County Specialty Mental Health Service Providers or its designee shall make sure all the information is complete and/or request the referral source or the applicant to either explain the incomplete information or provide the missing information. a. Certification of Diagnosis (Disability)for Mendocino County MHSA Housing Certification of Diagnosis of individuals currently enrolled in a FSP is not necessary. Applicants will be given written notification by the Mendocino County Specialty Mental Health Service Providers that they meet the eligibility requirement and that their name has been forwarded to the property management agent. However, if an applicant is not enrolled in an FSP the following process will take place by Mendocino County Specialty Mental Health Service Providers or designee: 1. Records of diagnoses from either Mendocino County or other mental health service programs will be reviewed to certify diagnosis. 2. Arranging for assessment and diagnosis by a licensed mental health clinician on the Mendocino County Specialty Mental Health Service Providers. b. Certification of Homelessness for Mendocino County MHSA Housing Program a) For homelessness, Mendocino County Specialty Mental Health Service Providers will obtain written verification from the staff of the following: 1. A transitional housing facility, emergency shelter, other shelter designed to provide temporary living accommodations for homeless individuals 2. An acute psychiatric facility which admitted the individual from homelessness. 3. A hospital which admitted the individual from homelessness 4. Mendocino Countyjail which admitted the individual from homelessness 5. If a homeless applicant is coming directly from the streets or other place not meant for human habitation, the verification could come from staff of an outreach service or other organization that has assisted the applicant in the recent past. 6. If unable to obtain third-party verification, the applicant or supportive services program staff may prepare a short statement about the person's previous living situation for the applicant to sign b) For at-risk-of-homelessness Mendocino County Specialty Mental Health Service Providers will obtain written verification from the staff of the following systems and/or institutions: 1. For transitional age youth, from the agency in which the youth shall be exiting child welfare or�uvenile �ustice s stems --Mendocino County Draft 4/10/17-- Page 7 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS 2. Hospitals, including acute psychiatric hospitals, psychiatric health facilities, skilled nursing facilities with a certified special treatment program for the mentally ill, and mental health rehabilitation centers 3. Crisis and transitional residential settings 4. Mendocino Countyjail 5. Residential facilities 6. Certification from a Mendocino County Specialty Mental Health Service Providers when the individual and/or family is at imminent risk of homelessness. 6. The criteria that will be used to determine a prospective MHSA Applicant's eligibility for occupancy in the development: a. The applicant has/is: a) Demonstrated ability to meet financial obligations and to pay rent on time; b) Landlord History/Personal References/ Housing History: Applicants must provide at least two verifiable landlord references within the last five years OR personal references from professionals AND two years of housing history; c) Not disturbed neighbors or destroyed property; d) Able to maintain, with or without assistance, the housing in a decent and safe condition based on living or housekeeping habits and whether such habits adversely affect the health, safety or welfare of the household and other residents in the community; e) The ability to meet all obligations of tenancy, with or without assistance; f) Does not have a history of using illegal drugs or history of abusing alcohol in a way that may interfere with the health, safety or right to peaceful enjoyment of others; g) Meet Income Limit qualification; h) Must not be currently engaging in or engaged in the following activities during the last 3 years: 1. Drug-related criminal activity 2. Violent criminal activity 3. Other criminal activity that would threaten the health, safety, or right to peaceful enjoyment of the premises by other residents; or 4. Other criminal activity that would threaten the health or safety of owner or any employee, contractor, subcontractor or agent of the owner who is involved in the housing operations; and 5. Not a convicted or registered Sex Offender with lifetime registration requirement. b. Evaluation of Tenant Eligibility for Occupancy a) All background information obtained from previous landlord or other personal references will be considered in light of the project's commitment to provide housing for people in transition and with special needs. Applicants with negative background information will have the opportunity to demonstrate that past behavior causing those issues was related to a disability and request reasonable accommodation. b) Management will require consent of all adult household members for verification of references and permission to seek credit history. 1. Demonstrated ability to meet financial obligations and pay rent on time a. Participants will be screened to determine whether (s)he is potentially eligible for benefit(s)that would increase his/her income and self-sufficiency. Mendocino County Specialty Mental Health Service Providers will work with participants who are eligible for benefits, but not currently receiving them, to obtain mainstream benefits, especially Social Security Disability benefits, Food Stamps, Medicaid, Medicare, etc. 2. Landlord/Personal References: a. Landlord/Professional References: --Mendocino County Draft 4/10/17-- Page 8 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS i. Landlord references will be required for up to five (5) years, including the present landlord. Applicants, who have had no previous rental or homeownership history, must provide references from professionals such as present or former employers, teachers, or counselors. Unfavorable landlord or professional references will result in removal from the waiting list unless an exemption herein applies. b. Did not disturb neighbors or destroy property i. If applicant has rental history, such history should show that they did not disturb neighbors or destroy property. 1. Professional References will be asked their opinion of whether the applicant would get along with neighbors and not destroy property. c. Able to maintain, with or without assistance, the housing in a decent and safe condition based on living or housekeeping habits and whether such habits adversely affect the health, safety or welfare of the household and other residents in the community. i. If applicant has rental history, then such history should show that they were able to maintain the housing in decent and safe conditions. 1. Professional References will be asked their opinion of whether the applicant has the ability, with or without assistance, to maintain the housing in decent and safe conditions d. The ability to meet all obligations of tenancy, with or without assistance. i. If applicant has a rental history, such history should show that they were able to meet all obligations of tenancy, with or without assistance. 1. Professional References will be asked their opinion of whether the applicant has the ability, with or without assistance, to meet all obligations of tenancy, including compliance with rules and regulations of the housing. 3. Does not have a history of using illegal drugs or history of abusing alcohol in a way that may interfere with the health, safety or right to peaceful enjoyment of others. a. Waiver of this requirement is subject to: i. Applicant demonstrating they are no longer engaging in such activity and producing evidence of participation with a minimum enrollment of 30 days in or completion of a supervised rehabilitation program, or ii. Letter of recommendation and support from Narcotics Anonymous sponsor or other equivalent organization/counselor that demonstrate that the Applicant is no longer engaging in such activity OR iii. Applicant provides a recommendation from a professional reference that the applicant is working towards clean and sober living and is no longer a health or safety risk. 4. Meet Income Limit qualification. a. Applicant must provide required information in timeframe required and participate in the eligibility process to meet income restrictions. 5. Must not be currently engaged in the following activities during the last 3 years: a. Violent criminal activit --Mendocino County Draft 4/10/17-- Page 9 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS b. Other criminal activity that would threaten the health, safety, or right to peaceful enjoyment of the premises by other residents; or c. Other criminal activity that would threaten the health or safety of owner or any employee, contractor, subcontractor or agent of the owner who is involved in the housing operations. i. If an applicant has previously been denied admission because of a determination concerning a member of the household under paragraph 7 of this section, the applicant may be reconsidered if management has sufficient evidence that the members of the household are not currently engaged in, and have not engaged in, such criminal activity during one year before the admission decision. 1. Sufficient evidence is if the household member submitted a certification that she or he is not currently engaged in and has not engaged in such criminal activity during the specified period and provided supporting information from such sources as a probation officer, a landlord, neighbors, social service agency workers and criminal records, which is verified. ii. For purposes of this section, a household member is currently engaged in the criminal activity if the person has engaged in the behavior recently enough to justify a reasonable belief that the behavior is current. 6. Must not be a convicted or registered Sex Offender, with lifetime registration requirements. c. Declining Applicants: Reasons for Applicants to be declined may include but are not limited to the following: a) Failure to meet one or more of the screening criteria. b) Information required by the application and income verification process is not provided. c) Failure to respond to written requests for information. d) Declaration by Applicant that they are no longer interested in housing. e) Unacceptable credit history. f) Income exceeds the applicable income limits at of 30% of the area median income. g) Inability to appropriately maintain housing in a decent safe and sanitary condition, with or without assistance. h) Applicant is applying as head of household, under 18 years of age and has never been legally emancipated. i) Household family size does not comply with the occupancy standards established for the property. j) History of unjustified and chronic nonpayment of rent and financial obligations. k) History of disturbing the quiet enjoyment of others. I) A risk of intentional damage or destruction to the unit or surrounding premises by the Applicant or those under the ApplicanYs control. m) History of violence and harassment of others. n) History of violations of the terms of previous rental agreements such as destruction of a unit or failure to maintain a unit in a decent, safe, and sanitary condition. o) Illegal use of a controlled substance or alcohol in a way that interferes with the health, safety or well-being of other residents. p) Applicant or a household member has engaged in or threatened abusive or violent behavior towards any staff member of management or another resident. q) Applicant or a member of household was evicted from housing within three years as a result of Dru -Related Criminal Activit , violent criminal activit , other criminal activit that --Mendocino County Draft 4/10/17-- Page 10 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS would threaten the health, safety, or right to peaceful enjoyment of the premises by other residents; or other criminal activity that would threaten the health or safety of owner or any employee, contractor, subcontractor or agent of the owner who is involved in the housing operations. 1. There are two exceptions to this provision: a. The evicted household member has successfully completed an approved, supervised drug rehabilitation program; or b. The circumstances leading to the eviction no longer exist (e.g., the household member no longer resides with the applicant household). 2. The applicant may be reconsidered if management has sufficient evidence that the members of the household are not currently engaged in, and have not engaged in, such criminal activity during one year before the admission decision. a. Sufficient evidence is if the household member submitted a certification that she or he is not currently engaged in and has not engaged in such criminal activity during the specified period and provided supporting information from such sources as a probation officer, a landlord, neighbors, social service agency workers and criminal records, which is verified. 3. For purposes of this section, a household member is currently engaged in the criminal activity if the person has engaged in the behavior recently enough to justify a reasonable belief that the behavior is current. r)Application is found to contain false information or omission of relevant information in regards to any tenant screening criteria including income and assets. If an Applicant is declined, the property management agency shall promptly notify the Applicant and Mendocino County Specialty Mental Health Service Provider staff in writing and explain in the notice the reasons for the rejection. The Applicant will be notified that they have fourteen (14) days to respond in writing or to request a meeting to discuss the rejection.Attempt within five (5)business days of the applicant's response or meeting,the owner must advise the applicant and Mendocino County Specialty Mental Health Service Provider staff in writing of the final decision on eligibility. All declined applications and supportive documentation shall be maintained at the on-site office in a manner that assures confidentiality. 1. Violence Against Women Act(VAWA) The VAWA protections apply to families applying for or receiving rental assistance payments under the project- based Section 8 program or Section 8 Voucher Program. The law protects victims of domestic violence, dating violence or stalking, as well as their immediate family members generally, from being evicted or being denied housing assistance if an incident of violence that is reported and confirmed. The VAWA also provides that an incident of actual or threatened domestic violence, dating violence or stalking does not qualify as a serious or repeated violation of the lease nor does it constitute good cause for terminating the assistance, tenancy, or occupancy rights of the victim. Furthermore, criminal activity directly relating to domestic violence,dating violence or stalking is not grounds for terminating the victim's tenancy. Owner/Agent may bifurcate a lease in order to evict, remove, or terminate the assistance of the offender while allowing the victim, who is a tenant or lawful occupant, to remain in the unit. 2. The reasonable accommodations and rights to appeal policies and protocols a. Reasonable Accommodation and Right to Appeal The Fair Housing Act requires owners of housing facilities to provide reasonable accommodations to persons with disabilities. Under the Fair Housing Act, reasonable accommodations are changes, exceptions, or adjustments to a program, service, or procedure that will allow a person with a disability to have equal enjoyment of the housin ro ram. There must be an identifiable relationshi between the re uested accommodation and --Mendocino County Draft 4/10/17-- Page 11 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS the person's disability. Reasonable accommodations need not be provided if they would constitute an undue financial and administrative burden, or if they would be a fundamental alteration of the provider's program. Like the Fair Housing Act, Section 504 requires that recipients provide reasonable accommodations to persons with disabilities by making changes to policies, practices, procedures and structures, if needed to allow applicants or tenants with disabilities to have access to or participate in the program.A particular reasonable accommodation need not be provided if doing so would constitute an undue financial and administrative burden or a fundamental alteration of the program. See 24 CFR §§ 8.20, 8.24, 8.33. The requirements for reasonable accommodations related to policies, practices and procedures are the same under Section 504 and the Fair Housing Act. However, the Section 504 reasonable accommodation obligation is broader than the obligation under the Fair Housing Act with respect to requests for structural changes to facilities because Section 504 requires that recipients of Federal financial assistance make and pay for physical changes to dwelling units and public and common use spaces if needed as a reasonable accommodation unless it is an undue financial and administrative burden or a fundamental alteration of the program. All applicants will be given notice in the application package of their right to reasonable accommodation as well as their right to appeal screening decisions. All background information obtained from previous landlord or other personal references will be considered in light of the projecYs commitment to provide housing for people in transition and with special needs. Applicants with negative background information will have the opportunity to demonstrate that past behavior causing those issues was related to a disability and request reasonable accommodation. The availability of supportive social services that can assist the applicant in meeting the conditions of tenancy may also be considered in evaluating such information. Applicants will be given written notification of assigned waiting list number or notice of denial after consideration of their application. All notices of denial will include information on the right to appeal and reminder notice of the right to reasonable accommodation for disability. Applicants will be entitled to receive a copy of the standard Grievance and Appeal procedure as used by County BHRS and the property management agent. A copy of any denial notice from the property management will also be sent to the Mendocino County Specialty Mental Health Service Provider. In such cases, the County Patient Rights Advocate may assist applicants in appealing denials. --Mendocino County Draft 4/10/17-- Page 12 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Supportive Services Plan NOTE: A tenant's participation in supportive services may not be a condition of occupancy in MHSA units. 1. A description of the anticipated needs of the MHSA tenants; Anticipated needs of clients include, but are not limited to: • Intake/Assessment • Service coordination • Mental health services • Physical health services • Personal service coordination • Housing retention services • Community building services • Financial and budget management services • Assistance in obtaining and maintaining benefits/entitlements • Employment/vocational services • Education • Transportation • Independent living skills training • Substance abuse education and treatment • Medication management • Wellness and recovery programs • Peer support • Culturally-appropriate services 2. The supportive service provider's initial and ongoing process for assessing the supportive service needs of the MHSA tenants; Mendocino County Behavioral Health and Recovery Services (BHRS), in partnership with community agencies, will assist and support tenants in maintaining their housing. Services are client-centered and begin with a needs assessment. The needs assessment for supportive services will be separate from the property management screening process, and all documentation will be kept separately. The initial needs assessment includes, but is not limited to areas such as financial needs, mental and physical health, transportation, employmenUvocation, and independent living skills. As needs occur, supportive services staff including Peer Support Specialists, Care Managers, as well as clinical, identify and ensure those needs are met. Periodic re-assessments for supportive services are also completed. 3. A description of each service to be made available to the MHSA tenants, to include where and how the service will be delivered, the frequency of the service delivery and identification of the service provider. A description of the available services and supports should include, but not be limited to: a) Mental health services b) Physical health services (including prevention programs) c) Employment/vocational services d) Educational opportunities and linkages e) Substance abuse services f) Budget and financial training Assistance in obtainin and maintainin benefits/entitlements --Mendocino County Draft 4/10/17-- Page 13 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS h) Linkage to community-based services and resources The core mental health services will be offered by a multi-disciplinary Mendocino County Specialty Mental Health Service Providers team that includes psychiatrists, nurses, care workers, and counselors. Additional support services will be provided by Mendocino County Specialty Mental Health Service Providers and community partners, including, but not limited to: • Adult Mental Health Services. Redwood Community Crisis Center Services team offer mental health crisis for persons exhibiting acute psychological distress. Outpatient group and individual therapy is provided by clinicians to assist individuals, and support people in addressing a person's goals, symptom reduction, and improvement in functional impairments. Outpatient medication support services are offered to evaluate a person's need for medication, prescribe, administer, and dispense psychiatric medications, evaluate clinical effectiveness and side effects of inedication, obtain informed consent, and provide education. Care management services are available for persons with severe mental illness to access and maintain access to medical, education, social, pre-vocational, vocational, rehabilitative, or other needed community services. • Substance Use Disorder Treatment Services. This service consists of group treatment for substance abuse, and/or co-occurring treatment groups which focus on mental health issues in conjunction with substance abuse. • In-Home Supportive Services (IHSS). IHSS is a program directed by the California Department of Social Services (CDSS) that provides aid to blind, aged, and disabled individuals who are unable to remain safely in their own home without the aid of a care provider. • Adult Protective Services (APS). Adult Protective Services (APS) provides protective services to elders (65 and older) and dependent adults (18-64)who are unable to protect their own interests or to care for themselves. The State of California provides direction and law on how counties are to meet this goal. The APS staff comprised of Social Workers, Public Health Nurses, Mental Health Clinicians and Vocational Assistants work together to keep elders and dependent adults safe. • CaIWORKs. The CaIWORKs Welfare-to-Work program contains a full range of employment-related training for job searches, and supportive services that are designed to provide Temporary Assistance to Needy Families Program (TANF) applicants and recipients with the types of skills that will enable them to acquire unsubsidized employment. All able-bodied parents or caretaker relatives are required to participate for a specific number of hours each month to remain aided in the cash grant. Typical services include appraisal, barrier removal (such as mental health, substance abuse and domestic violence),job preparation, job search, job club, pre-employment preparation (PREP) site placement, on-the-job training,vocational training, college training (limited), and work experience. Supportive service payments can include payments for child care, transportation, and limited ancillary expenses to enter employment. • County Medical Services Program (CMSP). CMSP was established in 1982 to provide medical and dental coverage to individuals aged 21-64 that are not eligible for Medi-Cal. The medical benefits CMSP clients receive include many of those covered by Medi-Cal, with the exception of pregnancy-related services, long-term care, and services provided by chiropractors, acupuncturists, and psychologists. • General Assistance. The General Assistance program is a county-funded general assistance program for indigent county residents, which offers repayable benefits. General Assistance is not an entitlement program. To be eligible to receive General Assistance, an individual must meet restrictive income and property limits. The program provides services to disabled recipients to assist with the processing of their applications for SSI/SSP. It will also aid with the reconsiderations for those whose SSI/SSP applications have been denied. This includes help in gathering medical, social, psychological, and other information necessar for the application/reconsideration. --Mendocino County Draft 4/10/17-- Page 14 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Wellness and Recovery Services. Mendocino County Behavioral Health and Recovery Services and contracted service providers offer safe positive environments for socialization, skills development and outreach and engagement. Wellness Centers encourage self-advocacy, peer support, and personalized recovery principles. • National Alliance on Mental Illness(NAMI), Mendocino Chapter: Family-to-Family support groups. NAMI Mendocino is a nonprofit organization dedicated to helping families of people with mental illnesses and to improving the lives of those who have them. Services will be coordinated as needed,with input from the client, BHRS Mental Health, other Mendocino County Specialty Mental Health Service Providers staff, and other appropriate parties. With the assistance of the Mendocino County Specialty Mental Health Service Providers staff, clients will design individual, strength-based plans. The focus of services that are provided will be to assist the individual in retaining housing. Assisting individuals in identifying the actions or behaviors that may have caused them to lose their prior housing and developing strategies to prevent such actions or behaviors will be a crucial role of the Mendocino County Specialty Mental Health Service Providers Team. While services are voluntary, a range of services shall be offered and provided to all MHSA-eligible tenants who express a desire for such services. Tenants will be notified of events/groups that are available. The Mendocino County Specialty Mental Health Service Providers staff will also check-in with property management regularly to see if there are any concerns that may need to be addressed. In addition, tenants will be encouraged to develop and build their own supportive community life. Support will be provided by Mendocino County Specialty Mental Health Service Providers staff to assist tenants in creating such a community. Examples of such support might be to develop support groups, weekend outings, movie nights, etc. Such activities can take place in both the home as well as within the larger community. Tenants will be encouraged to have regular meetings where they plan menus and shopping. Support services staff will be available to help them in this process. In order to retain tenants and address challenges, staff will be available to respond to crisis or other tenant issues that require this level of support. For those tenants enrolled in Full Service Partnerships, intensive support is also available during business hours, and weekend and after-hours crisis calls go through the Crisis Services team. Mendocino County Specialty Mental Health Service Providers staff and the supportive services staff will work together to identify behaviors that place the tenant at risk for eviction. The support staff will be proactive in assisting both the tenant and property management to promote tenant success. 4. Indicate whether or not there will be an onsite service coordinator, and include the ratio of onsite staff to MHSA tenants. If there is no onsite service coordination, provide a description of service coordination for the development; Service coordination will go through the Mendocino County Specialty Mental Health Service Providers. The property management company will have an on-site property manager who will handle communication with the Mendocino County Specialty Mental Health Service Providers. 5. A description of how services will support wellness, recovery and resiliency. It is anticipated that the supportive services plan for the development will include services that are facilitated by peers and/or consumers. If this is not part of your service delivery approach, please provide an explanation; Mendocino County Specialty Mental Health Service Providers uses a client-centered approach that promotes recovery and wellness. Services are defined in terms of quality of life goals rather than illness reduction goals. The focus is on personal growth and self-responsibility. --Mendocino County Draft 4/10/17-- Page 15 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS Mendocino County Specialty Mental Health Service Providers utilizes Care Managers, including peer clients and peer family members whenever possible. Tenants, with support from the Mendocino County Specialty Mental Health Service Providers Peer Support Specialists, will benefit from peer-to-peer activities such as peer counseling, peer support groups, peer mentoring, peer educators, the importance of self-defined family and community in supporting mental health wellness and recovery, and the ways to access services within local communities. The Peer Support Specialists will receive ongoing support and training as necessary, to ensure they have the skills and resources necessary to be successful in supporting wellness and recovery in their clients. 6. A description of how the MHSA tenants will be engaged in supportive services and community life. Include strategies and specific methods for engaging tenants in supportive services and the frequency of contact between supportive services staff and MHSA tenants. This description should also include the identification of staff(the responsible service provider) and specific strategies for working with MHSA tenants to maintain housing stability and plans for handling crisis intervention; MHSA tenants will be engaged in services through strength-based strategies that are respectful and empowering to the individuals being served. Tenants will partner with the responsible service provider in identifying recovery- oriented choices that promote quality of life and reflect an inclusive process that promotes resiliency. The support team will organize assistance for tenants to prevent crisis,when needed. Oversight will include a team supervisor who will work with staff and tenants to ensure housing stability. An additional supervisor will be available after- hours to support providers and tenants in maintaining an environment that promotes recovery. The support staff supervisors will work with the property manager and the Mendocino County Specialty Mental Health Service Providers team to ensure the highest standard of support services is being provided. Staff will outreach to tenants by meeting with them one-on-one in their homes, community, work, or school; in group settings at their home, at a service provider facility, or in the community. 7. If the Development is housing for homeless youth, provide a description of services to be provided to meet the unique needs of the population including engagement strategies and peer involvement. In addition, provide a description of how transition-aged youth MHSA tenants will be assisted in transitioning to other permanent housing once they reach 25 years of age; The Development will be housing for adults over the age of 18 which may include transition-aged youth (18-15). Transition Age Youth (TAY)Wellness Services provide special supports and services to youth including organized activities and outings, educational services and planning, and special care management services for independent living. TAY has professional and peer staff that works closely with other youth-serving agencies in the community to provide social and educational activities for youth. 8. Supportive services must be culturally and linguistically competent. Describe how services will meet this requirement including, when necessary, how services will be provided to MHSA tenants who do not speak English and how communication between the property manager and the non-English speaking MHSA tenants will be facilitated; Spanish is the County's only threshold language, other than English. The most common linguistic need for services is in Spanish. Mendocino County Specialty Mental Health Service Providers prioritizes hiring of qualified bilingual staff. Mendocino County Specialty Mental Health Service Providers also utilizes a service of AT&T, Inc. called "Language Solutions-Language Solutions" to facilitate any services in a non-English language. The Language Line is what the Mendocino County Specialty Mental Health Service Providers will use to assist communication between non-English speaking clients and the property manager when bilingual staff are unavailable. All services provided strive to be culturally competent and every effort is made to have a diverse workforce that reflects the community served. Service providers participate in cultural competency training and utilize specific communit -based services when appropriate. --Mendocino County Draft 4/10/17-- Page 16 TENANT SELECTION AND SUPPORTIVE SERVICES PLAN FOR MHSA UNITS 9. Describe the process to ensure effective communication between the service provider and the property manager regarding the status of MHSA tenants in the development and any other issues regarding the development, including but not limited to regularly scheduled meetings and the identification of a single point of contact for communication and coordination of supportive services; To maintain proper communication regarding the MHSA tenants' needs, the relationship between the Mental Health Care Manager and the Property Manager is important. With appropriate releases of information in place, the Care Managers and Property Manager will maintain ongoing communication, including routine meetings to share information and coordinate activities. The Property Manager will be familiar with tenants' Crisis Plans. However, there will not be a single point of contact to coordinate supportive services, since the MHSA tenants' Care Managers may differ. But each Care Manager, in the event of a psychiatric crisis, will ensure that crises are reported to the Supervising Clinician, who will decide whether Crisis Services would be appropriate for the client. In the event of a psychiatric crisis with a tenant, the flow of communication to handle the crisis will typically be: Care Manager � Supervising Clinician � Care Manager � Crisis Services --Mendocino County Draft 4/10/17-- Page 17 ATTACHMENT 7 OF — -- l'87A oaic: a Ukiah Police Deparfinent Safety, Professionalism, Community 5ervice Chris Dewey Chief of Police Memorandum To: Adele Phillips—Planning and Community Development CC: Chief Dewey, Lt Kaeser, Lt McQueary, Cathy Elawadly From: Captain Justin Wyatt Subject: Willow Terrace Project—237 E Gobbi St Date: 5/16/17 Thank you for providing the Willow Terrace Management Plan which I found to be comprehensive and informative. After reviewing the plan the Police Department has the following recommendations regarding the proj ect; Pertaining to the Supportive Services Plan specifically area 9— Identification of a single point of contact; - An on-sight single point of contact(Property Manager), defined and available 24 hours a day and to law enforcement, that can facilitate expedited contact with all of the tenants' Care Manager or off- hours substitute. Coordination of supportive services; - A more robust plan for Crisis Response which allows for Crisis Services to be easily contacted, to respond to the facility, and take responsibility for the client and provide transportation to the local medical facility when necessary excepting for actively violent clients requiring law enforcement response. Pertaining to prohibitive acts or behavior relating to residents and guests of the facility. Tenant and visitor conditions or terms of occupancy; - Conditions or terms of tenancy that reflect the criteria clearly defined and comprehensively depicted in the Tenant Selection Plan, specifically area 6, particularly behavior consisting of; 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.ukiahpolice.com OF — -- l'87A oaic: a Ukiah Police Deparfinent Safety, Professionalism, Community 5ervice Chris Dewey Chief of Police o Illegal substance possession, use, or ingestion o Acts of violence o Criminal behavior or acts o Noise disturbing to others,particularly after hours The Police Department is in support of a project such as the Willow Terrace Project, and we acknowledge and are very aware of the significant presence of the mentally ill amongst the Ukiah Homeless Population. This project portrays to provide a segment of this population with much needed housing and supportive services, which should serve to diminish their presence amongst the local homeless which has categorically become consistently the highest call for service to our officers. Any and all development within the City of Ukiah will incrementally impact the Ukiah Police Department and its ability to continue to provide services to its citizens. A multiple occupancy residential facility will tend to create an exponential demand upon law enforcement and emergency services largely due to the concentration of people within a defined area as well as the increased potential for conflict because of their close proximity. The Willow Terrace Project proposes to concentrate clients with serious mental health illnesses within a defined area within an already populous and concentrated area. Even with the substantive services described, there exists an even higher potential for conflict amongst residents and a higher requirement for crisis intervention due to their described condition, therefore potentially increasing significantly calls to the Ukiah Police Department which already experiences one of the highest call volume per officer in the nation. The ratio of calls potentially diverted from those previously homeless and subsequently housed in the project is unknown and difficult to predict. The Police Department asks these factors be considered when evaluating this project for approval. Thank you for the opporiunity to comment on this project, and please contact me with any questions. I can be reached at 463-6760 or jw.�(a�cityofukiah.com. 300 Seminary Avenue � Ukiah, California 95482 Telephone: 463-6262 � Fax: (707) 462-6068 � www.ukiahpolice.com � � ATTACHMENT 7 � i�ural Communities Housing Development Corporation 499 Leslie St. Ukiah, California 95482 (707) 463-1975 Fax (707) 463-2252 May 4,2017 Captain Justin Wyatt Ukiah Police Department 300 Seminary Avenue Ukiah,CA 95482 Captain Wyatt; Re: Willow Terrace Use Permit Thank you for your insightful review and very relevant questions regarding RCHDC's proposed Willow Terrace project. We are pleased to be able to provide you with the additional information you will need to see that this project is intended to address the very issues that concern you.These issues that rightly concern you are not incidental to our project—they are the reason for the Willow Terrace project. They are so critical to the State of California and Mendocino County that they are providing substantial funding so we have this opportunity to help the Ukiah Police Department and the citizens of the Ukiah Valley to address them. The chronically mentally ill homeless are here, now. They are the core of the Valley's homeless population. The Police department,the hospital, retail businesses,and the population at large currently suffer from their behavior. Our project is intended to alter for the better their behavior and socioeconomic impact on our community. Housing First, utilizing permanent supportive housing, is a proven solution to this very problem and is in use throughout United States in cities such as Louisville,San Francisco, and Arcata. We're looking forward to teaming with the City of Ukiah and its Police Department to take advantage of this opportunity to help resolve these issues using permanent supportive housing as an effective tool. Here are the answers to your questions: • What are the proposed facility rules and conditions forcontinued residency, how would they be enforced, and how would non-compliance be addressed? Continued residency will be contingent on compliance with site rules and regulations set and defined for this community. Non-compliance with the rules and regulations will result in formal action being taken up to and including the termination of tenancy. As issues arise there will be a sit down meeting with the tenant, counselor, and management agent to resolve the issues. As needed,the wraparound services will be expanded appropriately. RECEIVED MAY 4 2017 � � � _ NeighborVllorks CITY OF UIQAH C M A R T E R E D M i M Y l R BUILDING/PLANIVING DEPARTMENT EOUAL HOUSING OPPORTUNITY i f � I�ural Communities Housing Development Corporation 499 Leslie St. Ukiah, California 95482 (707) 463-1975 Fax (707) 463-2252 • What is the selection criteria for proposed residency? Residents already working with Mendocino County Behavioral Health and Recovery Services (BHRS)and determined to be seriously mentally ill and homeless or at risk of homelessness will be placed on the waiting list for the property. The units will then be filled in order of placement on the waiting list. More detail can be found in the Tenant Selection and Supportive Services Plan for MHSA Units submitted as part of RCHDC's use permit application. • Will residents be "local"or will clients be relocoted to this facility, and what services or treatment options will be available to those clients who 'fall out"of this facility or program to prevent them from becoming part of the local homeless population? The waiting list will be filled with applicants who are currently living and receiving treatment in our county and certified by Mendocino County BHRS. According to the Tenant Selection and Supportive Services Plan all site based inquiries about housing will be directed to Mendocino County. It is expected that the clients who become tenants will have sought to improve not only their lives but also to obtain permanent housing. There will always be a part of the homeless population that will not seek the supportive services provided or the housing that will go with the services. Since seeking services will be self-driven by tenants it is our experience that falling out of the program will be minimized by their drive to improve their lives. For all types of affordable housing, non- compliance with the rules and regulations may lead to eviction and loss of housing. Because tenants will be drawn from the community already in Mendocino County it is not expected that this project will lead to an increase in the homeless population in the community, but that it will provide housing and services to those who are qualified and that seek it. • What are "wraparound services"and how will they serve to mitigate emergency calls to law enforcement? Wraparound services are designed to address the diverse problems that are experienced by this population, including mental health, physical health,social responsibilities,and employment related training. They will be provided by Mendocino County BHRS contractors as well as other community organizations. The objective of this community is to provide a place for residents to be able to re-integrate back into a normal social and family structure. • Will there be a maximum occuponcy per unit,or will residents be allowed guests and/or to sub-lease, and how will violations be addressed(evictionsJ? SRO and one BR Units will be predominantly occupied by single tenants. The maximum occupancy for SROs is 2 persons,and the 1 BR is 3 persons. A registered guest will be allowed, but are not to stay longer than 14 days in a 45-day period. Sub-leasing is not allowed in accordance with the lease at the property. Violations of these policies will result in formal action being taken up to and including the termination of tenancy. N ghbo�W rks� _ EQIJAL HOUSING CMARTERED MEMYlR OPPORTUNITY � �r � I�ural Communities Housing Development Corporation 499 Leslie St. Ukiah, California 95482 (707) 463-1975 Fax (707) 463-2252 The Willow Terrace site will conform to the Ukiah Downtown Design District guidelines,while its layout features a central courtyard fenced and surrounded on three sides by buildings. This will ensure privacy and minimize impact on neighbors and interaction with normal street activity. Proximity to the features you describe is necessary since only a very small percentage of the tenants will own vehicles. Chief Jennings has reviewed the plan and all of his input will be implemented. In addition please note that the purpose of the structure cannot change for the 55 year regulatory period required by funders. As we move into detailed planning and development and the years of operations ahead,we look forward to continuing to work with the Police Department and other City and County agencies to make sure that we can all be proud of this facility. Sincerely, ��L� f1-t L�Gr-c.Pd� Brad McDonald Chief Executive Officer RCH DC N ghborw rks� _ EQUAL HOUSING CMARTERED M6M9[R OPPORTUNITY �� ATTACHMENT 8 If(� STATEUFIAIIfORI�IA 'F��"' AUTHENTICATED LJi.F Fi ELECTRONICLEGALMATERIAL State of California GOVERNMENT CODE Section 65915 65915. (a) (1) When an applicant seeks a density bonus for a housing development within,or for the donation of land for housing within,the jurisdiction of a city,county, or city and county, that local government shall comply with this section. A city, county, or city and county shall adopt an ordinance that specifies how compliance with this section will be implemented. Failure to adopt an ordinance shall not relieve a city, county, or city and county from complying with this section. (2) A local government shall not condition the submission,review, or approval of an application pursuant to this chapter on the preparation of an additional report or study that is not otherwise required by state law, including this section. This subdivision does not prohibit a local government from requiring an applicant to provide reasonable documentation to establish eligibility for a requested density bonus, incentives or concessions, as described in subdivision (d), waivers or reductions of development standards,as described in subdivision(e),and parking ratios,as described in subdivision (p). (3) In order to provide for the expeditious processing of a density bonus application, the local government shall do all of the following: (A) Adopt procedures and timelines for processing a density bonus application. (B) Provide a list of all documents and information required to be submitted with the density bonus application in order for the density bonus application to be deemed complete. This list shall be consistent with this chapter. (C) Notify the applicant for a density bonus whether the application is complete in a manner consistent with Section 65943. (b) (1) A city,county,or city and county shall grant one density bonus,the amount of which shall be as specified in subdivision (�, and, if requested by the applicant and consistent with the applicable requirements of this section, incentives or concessions, as described in subdivision (d), waivers or reductions of development standards, as described in subdivision (e), and parking ratios, as described in subdivision (p), when an applicant for a housing development seeks and agrees to construct a housing development,excluding any units permitted by the density bonus awarded pursuant to this section, that will contain at least any one of the following: (A) Ten percent of the total units of a housing development for lower income households, as defined in Section 50079.5 of the Health and Safety Code. (B) Five percent of the total units of a housing development for very low income households, as defined in Section 50105 of the Health and Safety Code. (C) A senior citizen housing development, as defined in Sections 51.3 and 51.12 of the Civil Code, or a mobilehome park that limits residency based on age requirements for housing for older persons pursuant to Section 798.76 or 799.5 of the Civil Code. (D) Ten percent of the total dwelling units in a common interest development, as defined in Section 4100 of the Civil Code, for persons and families of moderate income, as defined in Section 50093 of the Health and Safety Code,provided that all units in the development are offered to the public for purchase. (E) Ten percent of the total units of a housing development for transitional foster youth, as defined in Section 66025.9 of the Education Code, disabled veterans, as defined in Section 18541, or homeless persons, as defined in the federal McKinney-Vento Homeless Assistance Act(42 U.S.C. Sec. 11301 et seq.). The units described in this subparagraph shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. (2) For purposes of calculating the amount of the density bonus pursuant to subdivision(fl,an applicant who requests a density bonus pursuant to this subdivision shall elect whether the bonus shall be awarded on the basis of subparagraph(A), (B), (C), (D), or(E) of paragraph (1). (3) For the purposes of this section,"total units"or"total dwelling units"does not include units added by a density bonus awarded pursuant to this section or any local law granting a greater density bonus. (c) (1) An applicant shall agree to, and the city, county, or city and county shall ensure, the continued affordability of all very low and low-income rental units that qualified the applicant for the award of the density bonus for 55 years or a longer period of time if required by the construction or mortgage financing assistance program,mortgage insurance program,or rental subsidy program.Rents for the lower income density bonus units shall be set at an affordable rent as defined in Section 50053 of the Health and Safety Code. (2) An applicant shall agree to,and the city,county,or city and county shall ensure that,the initial occupant of all for-sale units that c{ualified the applicant for the award of the density bonus are persons and families of very low, low, or moderate income, as required, and that the units are offered at an affordable housing cost, as that cost is defined in Section 50052.5 of the Health and Safety Code. The local government shall enforce an equity sharing agreement,unless it is in conflict with the requirements of another public funding source or law. The following apply to the equity sharing agreement: (A) Upon resale, the seller of the unit shall retain the value of any improvements, the downpayment, and the seller's proportionate share of appreciation. The local government shall recapture any initial subsidy, as defined in subparagraph (B), and its proportionate share of appreciation,as defined in subparagraph(C),which amount shall be used within five years for any of the purposes described in subdivision (e) of Section 33334.2 of the Health and Safety Code that promote home ownership. (B) For purposes of this subdivision, the local government's initial subsidy shall be equal to the fair market value of the home at the time of initial sale minus the initial sale price to the moderate-income household, plus the amount of any downpayment assistance or mortgage assistance. If upon resale the market value is lower than the initial market value,then the value at the time of the resale shall be used as the initial inarket value. (C) For purposes of this subdivision, the local government's proportionate share of appreciation shall be equal to the ratio of the local government's initial subsidy to the fair market value of the home at the time of initial sale. (3) (A) An applicant shall be ineligible for a density bonus or any other incentives or concessions under this section if the housing development is proposed on any property that includes a parcel or parcels on which rental dwelling units are or, if the dwelling units have been vacated or demolished in the five-year period preceding the application,have been subject to a recorded covenant,ordinance, or law that restricts rents to levels affordable to persons and families of lower or very low income; subject to any other form of rent or price control through a public entity's valid exercise of its police power; or occupied by lower or very low income households, unless the proposed housing development replaces those units,and either of the following applies: (i) The proposed housing development, inclusive of the units replaced pursuant to this paragraph, contains affordable units at the percentages set forth in subdivision (b). (ii) Each unit in the development, exclusive of a manager's unit or units, is affordable to, and occupied by, either a lower or very low income household. (B) For the purposes of this paragraph,"replace"shall mean either of the following: (i) If any dwelling units described in subparagraph (A) are occupied on the date of application, the proposed housing development shall provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those households in occupancy. If the income category of the household in occupancy is not known, it shall be rebuttably presumed that lower incoine renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction,as determined by the most recently available data from the United States Department of�iousing and Urban Development's Comprehensive Housing Affordability Strategy database. For unoccupied dwelling units described in subparagraph (A) in a development with occupied units, the proposed housing development shall provide units of equivalent size to be made available at affordable rent or affordable housing cost to,and occupied by, persons and families in the same or lower income category as the last household in occupancy.If the income category of the last household in occupancy is not known, it shall be rebuttably presumed that lower income renter households occupied these units in the same proportion of lower income renter households to all renter households within the jurisdiction, as deterniined by the �nost recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database. All replacement calculations resulting in fractional units shall be rounded up to the next whole number. If the replacement units will be rental dwelling units, these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph (2). (ii) If all dwelling units described in subparagraph (A) have been vacated or demolished within the five-year period preceding the application,the proposed housing development shall provide at least the same number of units of equivalent size as existed at the highpoint of those units in the five-year period preceding the application to be made available at affordable rent or affordable housing cost to, and occupied by, persons and families in the same or lower income category as those persons and families in occupancy at that time,if known.If the incomes of the persons and families in occupancy at the highpoint is not known, it shall be rebuttably presumed that low-income and very low income renter households occupied these units in the same proportion of low-incoine and very low income renter households to all renter households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development's Comprehensive Housing Affordability Strategy database.All replacement calculations resulting in fractional units shall be rounded up to the next whole number. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph(2). (C) Notwithstanding subparagraph (B), for any dwelling unit described in subparagraph(A)that is or was,within the five-year period preceding the application, subject to a form of rent or price control through a local government's valid exercise of its police power and that is or was occupied by persons or families above lower income, the city, county, or city and county may do either of the following: (i) Require that the replacement units be made available at affordable rent or affordable housing cost to, and occupied by, low-income persons or families. If the replacement units will be rental dwelling units,these units shall be subject to a recorded affordability restriction for at least 55 years. If the proposed development is for-sale units, the units replaced shall be subject to paragraph (2). (ii) Require that the units be replaced in compliance with the jurisdiction's rent or price control ordinance, provided that each unit described in subparagraph (A) is replaced.Unless otherwise required by the jurisdiction's rent or price control ordinance, these units shall not be subject to a recorded affordability restriction. (D) For purposes of this paragraph, "equivalent size" means that the replacement units contain at least the same total number of bedrooms as the units being replaced. (E) Subparagraph (A) does not apply to an applicant seeking a density bonus for a proposed housing development if his or her application was subinitted to, or processed by, a city, county, or city and county before January 1, 2015. (d) (1) An applicant for a density bonus pursuant to subdivision (b) may submit to a city,county,or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision(c). (B) The concession or incentive would have a specific,adverse impact,as defined in paragraph(2) of subdivision(d)of Section 65589.5,upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions: (A) One incentive or concession for projects that include at least 10 percent of the total units for lower income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a conunon interest development. (B) Two incentives or concessions for projects that include at least 20 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a common interest development. (C) Three incentives or concessions for projects that include at least 30 percent of the total units for lower income households, at least 15 percent for very low incoine households, or at least 30 percent for persons and families of moderate income in a common interest development. (3) The applicant may initiate judicial proceedings if the city, county, or city and county refuses to grant a requested density bonus, incentive, or concession. If a court finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that has a specific, adverse impact,as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city, county, or city and county shall establish procedures for carryiilg out this section, that shall include legislative body approval of the means of compliance with this section. (4) The city,county,or city and county shall bear the burden of proof for the denial of a requested concession or incentive. (e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section. An applicant may submit to a city, county,or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section,the court shall award the plaintiff reasonable attorney's fees and costs of suit. Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact,as defined in paragraph(2)of subdivision(d)of Section 65589.5,upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.Nothing in this subdivision shall be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law. (2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision(d). (fl For the purposes of this chapter,"density bonus"means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city, county, or city and county, or, if elected by the applicant, a lesser percentage of density increase, including, but not limited to, no increase in density. The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision (b). (1) For housing developments meeting the criteria of subparagraph(A)of paragraph (1) of subdivision (b), the density bonus shall be calculated as follows: Percentage Low-Income Units Percentage Density Bonus 10 20 11 21.5 12 23 13 24.5 14 26 15 27.5 17 30.5 18 32 19 33.5 20 35 (2) For housing developments meeting the criteria of subparagraph(B)of paragraph (1) of subdivision (b), the density bonus shall be calculated as follows: Percentage Very Low Income Units Percentage Density Bonus 5 20 6 22.5 7 25 8 27.5 9 30 10 32.5 11 35 (3) (A) For housing developments meeting the criteria of subparagraph (C) of paragraph (1) of subdivision(b),the density bonus shall be 20 percent of the number of senior housing units. (B) For housing developments meeting the criteria of subparagraph(E)of paragraph (1) of subdivision(b),the density bonus shall be 20 percent of the number of the type of units giving rise to a density bonus under that subparagraph. (4) For housing developments meeting the criteria of subparagraph(D)of paragraph (1) of subdivision (b), the density bonus shall be calculated as follows: Percentage Moderate-Income Units Percentage Density Bonus 10 5 11 6 12 7 13 8 14 9 15 10 16 11 17 12 18 13 19 14 20 15 21 16 22 17 23 18 24 19 25 20 26 21 27 22 28 23 29 24 30 25 31 26 32 27 33 28 34 29 35 30 36 31 37 32 38 33 39 34 40 35 (5) All density calculations resulting in fractional units shall be rounded up to the next whole number.The granting of a density bonus shall not require,or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. (g) (1) When an applicant for a tentative subdivision map, parcel map, or other residential development approval donates land to a city, county, or city and county in accordance with this subdivision, the applicant shall be entitled to a 15-percent increase above the otherwise maxiinum allowable residential density for the entire development, as follows: Percentage Very Low Income Percentage Density Bonus 10 15 11 16 12 17 13 18 14 19 15 20 16 21 17 22 18 23 19 24 20 25 21 26 22 27 23 28 24 29 25 30 26 31 27 32 28 33 29 34 30 35 (2) This increase shall be in addition to any increase in density mandated by subdivision(b),up to a maximum combined mandated density increase of 35 percent if an applicant seeks an increase pursuant to both this subdivision and subdivision (b). All density calculations resulting in fractional units shall be rounded up to the next whole number. Nothing in this subdivision shall be construed to enlarge or diminish the authority of a city, county, or city and county to require a developer to donate land as a condition of development. An applicant shall be eligible for the increased density bonus described in this subdivision if all of the following conditions are met: (A) The applicant donates and transfers the land no later than the date of approval of the final subdivision map, parcel map, or residential development application. (B) The developable acreage and zoning classification of the land being transferred are sufficient to permit construction of units affordable to very low income households in an amount not less than 10 percent of the number of residential units of the proposed development. (C) The transferred land is at least one acre in size or of sufficient size to permit development of at least 40 units, has the appropriate general plan designation, is appropriately zoned with appropriate development standards for development at the density described in paragraph (3) of subdivision (c) of Section 65583.2, and is or will be served by adequate public facilities and infrastructure. (D) The transferred land shall have all of the permits and approvals, other than building permits,necessary for the development of the very low income housing units on the transferred land, not later than the date of approval of the final subdivision map, parcel map, or residential development application, except that the local government may subject the proposed development to subsequent design review to the extent authorized by subdivision(i)of Section 65583.2 if the design is not reviewed by the local government prior to the time of transfer. (E) The transferred land and the affordable units shall be subject to a deed restriction ensuring continued affordability of the units consistent with paragraphs (1) and (2) of subdivision(c),which shall be recorded on the property at the time of the transfer. (F) The land is transferred to the local agency or to a housing developer approved by the local agency.The local agency may require the applicant to identify and transfer the land to the developer. (G) The transferred land shall be within the boundary of the proposed development or,if the local agency agrees,within one-quarter mile of the boundary of the proposed development. (H) A proposed source of funding for the very low income units shall be identified not later than the date of approval of the final subdivision map, parcel map, or residential development application. (h) (1) When an applicant proposes to construct a housing development that conforms to the requirements of subdivision(b)and includes a child care facility that will be located on the premises of, as part of, or adjacent to, the project, the city, county, or city and county shall grant either of the following: (A) An additional density bonus that is an amount of square feet of residential space that is equal to or greater than the amount of square feet in the child care facility. (B) An additional concession or incentive that contributes significantly to the economic feasibility of the construction of the child care facility. (2) The city, county, or city and county shall require, as a condition of approving the housing development, that the following occur: (A) The child care facility shall remain in operation for a period of time that is as long as or longer than the period of time during which the density bonus units are required to remain affordable pursuant to subdivision (c). (B) Of the children who attend the child care facility, the children of very low income households, lower income households, or families of moderate income shall equal a percentage that is equal to or greater than the percentage of dwelling units that are required for very low income households, lower income households, or families of moderate income pursuant to subdivision(b). (3) Notwithstanding any requirement of this subdivision, a city, county, or city and county shall not be required to provide a density bonus or concession for a child care facility if it finds, based upon substantial evidence, that the community has adequate child care facilities. (4) "Child care facility," as used in this section, means a child day care facility other than a family day care home, including, but not limited to, infant centers, preschools, extended day care facilities, and schoolage child care centers. (i) "Housing development," as used in this section, means a development project for five or more residential units,including mixed-use developments.For the purposes of this section,"housing development"also includes a subdivision or conunon interest development,as defined in Section 4100 of the Civil Code,approved by a city,county, or city and county and consists of residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an existing commercial building to residential use or the substantial rehabilitation of an existing multifamily dwelling, as defined in subdivision(d)of Section 65863.4,where the result of the rehabilitation would be a net increase in available residential units. For the purpose of calculating a density bonus, the residential units shall be on contiguous sites that are the subject of one development application, but do not have to be based upon individual subdivision maps or parcels.The density bonus shall be permitted in geographic areas of the housing development other than the areas where the units for the lower income households are located. (j) (1) The granting of a concession or incentive shall not require or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change,study,or other discretionary approval.For purposes of this subdivision, "shidy" does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition set forth in subdivision (k). This provision is declaratory of existing law. (2) Except as provided in subdivisions (d) and(e), the granting of a density bonus shall not require or be interpreted to require the waiver of a local ordinance or provisions of a local ordinance unrelated to development standards. (k) For the purposes of this chapter, concession or incentive means any of the following: (1) A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions,to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c). (2) Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial,office,industrial,or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located. (3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code,or for rents for the targeted units to be set as specified in subdivision (c). (� Subdivision (k) does not limit or require the provision of direct financial incentives for the housing development, including the provision of publicly owned land, by the city, county, or city and county, or the waiver of fees or dedication requirements. (m) This section does not supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code). (n) If permitted by local ordinance, nothing in this section shall be construed to prohibit a city, county, or city and county from granting a density bonus greater than what is described in this section for a development that meets the requirements of this section or from granting a proportionately lower density bonus than what is required by this section for developments that do not meet the requirements of this section. (o) For purposes of this section, the following definitions shall apply: (1) "Development standard" includes a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation. (2) "Maximum allowable residential density" means the density allowed under the zoning ordinance and land use element of the general plan,or,if a range of density is pennitted,means the maximum allowable density for the specific zoning range and land use element of the general plan applicable to the project. Where the density allowed under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan, the general plan density shall prevail. (p) (1) Except as provided in paragraphs (2) and (3), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of handicapped and guest parking, of a development meeting the criteria of subdivisions (b) and(c), that exceeds the following ratios: (A) Zero to one bedroom: one onsite parking space. (B) Two to three bedrooms: two onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces. (2) Notwithstanding paragraph (1), if a development includes the maximum percentage of low-income or very low income units provided for in paragraphs (1) and(2) of subdivision (fl and is located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subdivision, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. (3) Notwithstanding paragraph(1),if a development consists solely of rental units, exclusive of a manager's unit or units,with an affordable housing cost to lower income families, as provided in Section 50052.5 of the Health and Safety Code, then, upon the request of the developer, a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking,that exceeds the following ratios: (A) If the development is located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and there is unobstructed access to the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. (B) If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with Sections 51.2 and 51.3 of the Civil Code, the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (C) If the development is a special needs housing development, as defined in Section 51312 of the Health and Safety Code, the ratio shall not exceed 0.3 spaces per unit.The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. (4) If the total number of parking spaces required for a development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this subdivision, a development may provide onsite parking through tandem parking or uncovered parking, but not through onstreet parking. (5) This subdivision shall apply to a development that meets the requirements of subdivisions (b) and (c), but only at the request of the applicant. An applicant may request parking incentives or concessions beyond those provided in this subdivision pursuant to subdivision (d). (6) This subdivision does not preclude a city, county, or city and county from reducing or eliminating a parking requirement for development projects of any type in any location. (7) Notwithstanding paragraphs (2) and (3), if a city, county, city and county, or an independent consultant has conducted an areawide or jurisdictionwide parking study in the last seven years, then the city, county, or city and county may impose a higher vehicular parking ratio not to exceed the ratio described in paragraph(1),based upon substantial evidence found in the parking study,that includes,but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developinents, and the lower rates of car ownership for low-income and very low income individuals, including seniors and special needs individuals. The city, county, or city and county shall pay the costs of any new study. The city, county, or city and county shall make findings, based on a parking study completed in conformity with this paragraph, supporting the need for the higher parking ratio. (8) A request pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision (d). (q) Each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.The Legislature finds and declares that this provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units. (Amended by Stats.2016,Ch.761,Sec. 1.7. (AB 2556) Effective January I,2017.)