HomeMy WebLinkAboutpcm_05312017 - Final CITY OF UKIAH
PLANNING COMMISSION MINUTES
Special Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
May 31, 2017
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair
Christopher Watt
Laura Christensen
Linda Sanders
Mark Hilliker
STAFF PRESENT OTHERS PRESENT
Craig Schlatter, Community Development Listed below, Respectively
and Planning Director
Kevin Thompson, Planning Manager
Adele Phillips, Associate Planner
Cathy Elawadly, Recording Secretary
1. CALL TO ORDER
The regular meeting of the City of Ukiah Planning Commission was called to order by
Chair Whetzel at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300
Seminary Avenue, Ukiah, California.
CHAIR WHETZEL PRESIDING.
2. ROLL CALL
Roll call was taken with attendance as listed above.
3. PLEDGE OF ALLEGIANCE
Everyone recited.
4. APPROVAL OF MINUTES
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
6. APPEALPROCESS
Note: For matters heard at this meeting the final date to appeal is June 12, 2017, at 5:00
p.m.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PUBLIC HEARING
Page 1 of 1
Minutes of the Planning Commission, May 31, 2017, Continued:
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.
Presenters: Adele Phillips, Associate Planner and Kevin Thompson, Planning
Manager.
(PowerPoint presentation attached.)
Note: The following items were added after the Planning Commission packet was
distributed:
• Comment letters—please see Attachments 1, 2, and 3 of the minutes.
• Staff recommendation for Condition of Approval that reads as follows:
"Applicant shall continue to provide support services on the site for tenants and
for the duration of the affordability restriction. Any changes in services provided
will require an amendment to the Use Permit, subject to Planning Commission
approval."
PUBLIC HEARING OPENED: 6:35 P.M.
Public Comment: Ryan LaRue (RCHDC), Karen Lavato, Jennifer Shepard, Benj
Thomas, Marylou Lenard, Donald Lauenroth, Mick Buckley, Doris Styler, Aeolian
Vincent DePaule, Tom MonPere, Brad McDonald (RCHDC), J.B. Schraeder, Chester
(Harolds Square), Camelle Schraeder, Julie Beardsley, Nate Wolf, C. Jay Kennon,
Lloyd Francis, K. Price, Maya Stuart (HHSA), Sage Wolf, Carol Rosenberg, Will
VanSunt, Sharon Govern, Dina Oretiz, Keel Loftus, Tammy Moss Chandler (HHSA).
Break: 7:56 P.M.
Reconvene: 8:02 P.M.
Public Comment: Alan Nicholson, Amanda Pardini, Justin Wyatt (Ukiah Police
Department), Michael Pallesen (RCHDC), Phillippe Lapotre (Project Architect).
PUBLIC HEARING CLOSED: 8:52 P.M.
Commission Consensus regarding the addition of Special Conditions per tonight's
Commission meeting:
• Applicant shall continue to provide support services on the site for tenants and
for the duration of the affordability restriction. Any changes in services provided
will require an amendment to the Use Permit, subject to Planning Commission
approval.
• After the appeal period has expired and prior to June 27, 2017, the applicant
shall submit a Management Plan to the satisfaction of the Ukiah Police
Department.
• Prior to issuance of building permit, the applicant shall provide a landscaping
plan in which parking lot trees shall be designed to provide a tree canopy
coverage of fifty percent (50%) over all paved areas within fifteen (15) years of
planting, per UMC §9087(D)(1)(e); or, to the satisfaction of the Planning
Director, per UMC §9087(D)(1)(I).
Page 2 of 2
Minutes of the Planning Commission, May 31, 2017, Continued:
Motion/Second: Sanders/Hilliker to approve Initial Study Mitigated Negative
Declaration for the Rural Communities Housing Development Corporation (RCHDC)
Multi-Family Permanent Supportive Housing Project at 237 E. Gobbi Street with the
Findings in attachment 3 of the staff report. Motion carried by the following roll call
votes: AYES: Hilliker, Watt, Christensen, Sanders, and Whetzel. NOES: None.
ABSENT: None. ABSTAIN: None.
Motion/Second: Sanders/Christensen to approve Use Permit and Site Development
Permit Findings in attachment 4 of the staff report for the Rural Communities Housing
Development Corporation (RCHDC) Multi-Family Permanent Supportive Housing
Project at 237 E. Gobbi Street. Motion carried by the following roll call votes: AYES:
Hilliker, Watt, Christensen, Sanders, and Whetzel. NOES: None. ABSENT: None.
ABSTAIN: None.
Motion/Second: Sanders/Hilliker to approve the Use Permit and Site Development
Permit for the Rural Communities Housing Development Corporation (RCHDC) Multi-
Family Permanent Supportive Housing Project at 237 E. Gobbi Street with the
Conditions of Approval in attachment 5 of the staff report. Motion carried by the
following roll call votes: AYES: Hilliker, Watt, Christensen, Sanders, and Whetzel.
NOES: None. ABSENT: None. ABSTAIN: None.
10. PLANNING DIRECTOR'S REPORT
Presenter: Community Development and Planning Director Craig Schlatter.
11. PLANNING COMMISSIONERS' REPORT
Presenters: Commissioner Hilliker and Chair Whetzel.
12. ADJOURNMENT
There being no further business, the meeting adjourned at 9:20 p.m.
Cathy Elawadly, Recording Secretary
Page 3 of 3
Minutes of the Planning Commission, May 31, 2017, Continued:
FINDINGS TO ADOPT A MITIGATED NEGATIVE DECLARATION FOR
THE RURAL COMMUNITIES HOUSING DEVELOPMENT CORPORATION (RCHDC)
MULTI-FAMILY PERMANENT SUPPORTIVE HOUSING PROJECT
237 E GOBBI STREET
FILE NO.: 2682
PURSUANT TO THE REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")
1. The Project will approve a multi-family high density residential with Precise Development
Plan to allow the construction of 38-unit multifamily housing facility.
2. The City of Ukiah as lead agency has prepared an Initial Environmental Study and a
Mitigated Negative Declaration dated April 26, 2017 to evaluate the potential environmental
impacts of the Use Permit, Site Development Pemit and construction and operation of the
Project.
3. The Initial Environmental Study examined areas of potential impacts, and based on the
conclusions reached in the Initial Environmental Study, it has been determined that the
proposed project, as mitigated, would not have significant adverse impacts on the
environment for the following reasons:
A. A mitigation measure has been included to reduce any Project impacts related to light
and glare to less than significant. Impacts to visual quality were determined to be less
than significant or no impact.
B. The Project would not have an impact on any existing or future agriculture use. There
are no parcels within the City zoned Agriculture and no agricultural uses on or proximate
to the Project site.
C. Construction of the Project would result in an increased air polluants including: fugitive
dust, and PM 10. Mitigation measures designed to minize construction pollution from the
Project have been applied. The Project was referred to the Mendocino County Air
Quality Management District (MCAQMD).
D. The Project area is not identified on the Area of High Archeological Sensitivity included
in the City of Ukiah General Plan. It is highly unlikely that there are archeological
resources or human remains on the parcels included in the Project. In the unlikely event
that cultural resources or human remains are discovered during grading operations for
the Project, mitigation measures have been included to reduce the impact to less than
significant.
E. The Project site is not known to be in an area with unstable or expansive soil. The
Project site and surrounding area are relatively flat; therefore, there would be no impacts
related to landslide. The Project has the potential to result in erosion or the loss of top
soil. Mitigation measures for Air Quality and Geology and Soils have also been applied
to prevent excessive soil erosion. Implementation of these mitigation measures would
reduce the potential for the Project to impact top soil and result in erosion.
F. The Project site is not located on any list of hazardous waste disposal sites compiled
pursuant to Government Code Section 65962.5.
Page 4 of 4
Minutes of the Planning Commission, May 31, 2017, Continued:
G. The Project is located within the boundary of the B2 district of the Ukiah Municipal
Airport Master Plan, and the use satisfies compatability criteria.
H. The Project would not modify the drainage on the site which has the potential to result in
erosion, siltation, and/or to increase the rate or volume of runoff. The Preliminary
Drainage Study completed for the project dated April 2017 concluded that with the use of
Low Impact Development (LID) the site was capable of retaining stormwater on-site.
I. The Project is subject to the Storm Water Low Impact Development Technical Desiqn
Manual adopted by City Council on June 18, 2014 which became effective upon
adoption and applies to applications submitted on or after June 19, 2014.
J. The project is not located within a 100-year flood hazard area or within a 100-year flood
zone as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or
other flood hazard delineation map. The Project is located within Panel#1512 of 2100,
dated June 2, 2011.
K. The Project would infill and existing parcel by constructing a 38-unit multifamily housing
facility. The project site is developed on all four sides within an existing neighborhood
therefore will not divide an established community and has access from Gobbi Street.
L. No mineral resources are located within or proximate to the project area.
M. Construction of the Project would result in a temporary increase in noise levels in the
Project area. Residential uses are located proximate to the Project. Mitigation measures
have been included to limit the hours of construction and reduce noise from construction
equipment. These mitigation measures would reduce construction noise impacts to less
than significant.
N. The Project would construct a 38-unit multifamily housing facility. The parcel has
frontage and access from an existing street (Gobbi) and utilities are available to serve
the 32 new units. Based on discussions with RCHDC, the average affordable unit is
occupied by one person.
Based on this average, the Project would result in 40-45 additional people residing in the
neighborhood. It is reasonable to assume that some of these people may be screened
and selected from within the City limits. Based on the above, the Project would result in
a less than significant impact to population growth.
O. The Project would result in nominal impacts to municipal services, emergency room
visits, police calls, public disturbances. The entire process of tenant selection and
support will be under the direction of the Mendocino County Mental Health Services Act
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
create new city facilities or services. Therefore, the Project would have a less than
significant impact on municipal services.
Parks: The project is providing on-site recreational amenities including an interior court
yard and community garden. These amenities will provide residents an opportunity for
outdoor activities. The impact to parks would be less than significant.
Schools: The project will be restricted to seriously mentally ill residents. Typically
residents don't have children, therefore there will be no impact to local schools.
Page 5 of 5
Minutes of the Planning Commission, May 31, 2017, Continued:
P. The Project would not result in climate change or greenhouse gas impacts based on its
highly efficient building design. The project includes a large photovoltaic system and
strives to be a zero energy project. The Project does not violate any plans or policies
adopted to address climate change/GHG. The Project was referred to and reviewed by
the Mendocino County Air Quality Management District and the District did not identify
any impacts related to climate change or GHG.
Q. Reasonable and feasible mitigation measures have been identified that would eliminate
or reduce significant impacts to levels of insignificance.
The Initial Environmental Study examined areas of potential impacts that may result from the
implementation of the Project. Based on the conclusions reached in the Initial Environmental
Study, it has been determined that the proposed Project has the potential to have significant
environmental impacts on aesthetics, air quality, biological resources, hazardous materials,
cultural resources, geology/soils, and noise without the implementation of mitigation measures.
The analysis and conclusion reached in the Initial Environmental Study identified mitigation
measures that would reduce t to less than significant levels.
4. There is no substantial evidence in light of the whole record before the City of Ukiah that the
Project, as mitigated, would have a significant effect on the environment.
5. The Initial Environmental Study was prepared and demonstrated that there is no substantial
evidence that supports a fair argument that the Project, as mitigated, would have a
significant effect on the environment.
6. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, does not have the potential to degrade the quality of the
local or regional environment.
7. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in short-term impacts that will create a
disadvantage to long-term environmental goals.
8. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in impacts that are individually limited, but
cumulative considerable.
9. Based upon the analysis, findings, and conclusions contained in the Initial Environmental
Study, the Project, as mitigated, will not result in impacts that will cause substantial adverse
effects on human beings, either directly or indirectly.
10. A Notice of Intent to adopt the Mitigated Negative Declaration was made available in the
following manner:
■ 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
■ mailed to property owners within 300 feet of the parcels included in the Project
on May 9, 2017
11. A Mitigation Monitoring Reporting Program (MMRP) has been prepared to ensure
compliance with the adopted mitigation measures and the project proponent has agreed to
the mitigation measures included in the MMRP.
Page 6 of 6
Minutes of the Planning Commission, May 31, 2017, Continued:
10. The Initial Environmental Study and Mitigated Negative Declaration and record of
proceedings of the decision on the Project are available for public review at the City of Ukiah
Planning Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA.
11. On May 31, 2017 the Planning Commission held public hearings to receive public comment
and consider the Mitigated Negative Declaration for RCHDC Multi-Family Permanent
Supportive Housing Project. At the May 31, 2017 meeting, the Planning Commission voted
unanimously (X-X)to approve the Mitigated Negative Declaration.
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.
Page 7 of 7
Minutes of the Planning Commission, May 31, 2017, Continued:
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.
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
Page 8 of 8
Minutes of the Planning Commission, May 31, 2017, Continued:
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.
8. 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
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.
Page 9 of 9
Minutes of the Planning Commission, May 31, 2017, Continued:
9. 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.
10. 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.
11. 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.
12. All inactive piles of soil on the project site shall be completely covered at all times to
control fugitive dust.
13. 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.
14. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
shall be used for earth moving operations.
15. All earth moving and grading activities shall be suspended if wind speeds (as
instantaneous gusts) exceed 25 miles per hour.
16. 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.
17. 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.
18. 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.
19. 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.
20. 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
Page 10 of 10
Minutes of the Planning Commission, May 31, 2017, Continued:
architects and/or specialists to verify compliance with all mitigation measures, and to
prepare field reports for submittal to the City.
21. 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.
Buildinq Official, David Willouqhbv, (707) 467-5718
22. 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).
23. A Geotechnical Report is required.
24. 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.
25. 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 Jennings, (707) 463-6271
26. 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.
27. One on site fire hydrant shall be located in the first planter"bulb" to the very west end of
this "bulb".
28. Fire sprinkler system, smoke detectors, and carbon monoxide detectors shall be
required in each residential unit, office, and community room.
29. No Parking, "red curb" on west side of parking lot, extending from community building to
the south end of driveway.
30. Emergency gate on south property line, at end of driveway.
31. Knox Box is required and shall be mounted by main entrance of community room.
32. Lighted directory per city ordinance shall be required for apartment buildings. Location
shall be specified by Fire Marshal's office.
33. 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 Kaqevama, (707) 463-6284
Page 11 of 11
Minutes of the Planning Commission, May 31, 2017, Continued:
34. 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.
35. 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.
36. Sheet C300: For Bioswale 3, the SUSMP calculations show the treatment area as 5' x
60', but Sheet C300 shows no treatment area.
37. SUSMP: Please submit a SUSMP Determination Worksheet signed by the property
owner or developer.
38. SUSMP: Please include a completed Preliminary SUSMP Submittal Guide. Be sure all
items are addressed.
39. Sheet C200: Show all proposed sewer and water service connections.
40. Sheet C200: Show existing sewer line through site.
41. Sheet C200: Show existing curb ramp upgraded to meet ADA requirements.
42. 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.
43. The project engineer shall provide direct oversight and inspection during project
construction, with special attention to implementation of best management practices for
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.
44. 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.
45. Sidewalk and dnveway improvements within the street nght-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.
Page 12 of 12
Minutes of the Planning Commission, May 31, 2017, Continued:
46. 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.
47. 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.
48. 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.
49. 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.
50. 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.
51. 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.
52. Irrigation services shall have approved backflow devices.
Electric Department, Jim Lozano, (707) 467-5774
53. 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.
54. The parcel will be served from underground facilities in the area.
55. 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.
Special Conditions per Planninq Commission Hearinq; Mav 31, 2017:
56. For the duration of the affordability restriction, the applicant shall continue to provide
support services on site for tenants. Any changes in services provided will require an
amendment to the Use Permit, subject to Planning Commission approval.
57. Prior to issuance of building permit, the applicant shall provide a landscaping plan in
which parking lot trees shall be designed to provide a tree canopy coverage: of fifty
percent (50%) over all paved areas within fifteen (15) years of planting, per UMC
§9087(D)(1)(e); or, to the satisfaction of the Planning Director, per UMC §9087(D)(1)(I).
Page 13 of 13
Minutes of the Planning Commission, May 31, 2017, Continued:
58. After the appeal period has expired and prior to June 27, 2017, the applicant shall
submit a Management Plan to the satisfaction of the Ukiah Police Department.
Page 14 of 14
' S/31/2017
Ciry of Ukiah
USE PERMIT and SITE DEVELOPMENT PERMIT
Willow Terrace Housing
237 East Gobbi Street
PLANNING COMMISSION
May 31,2017
Adele Phillips,Associate Planner
Ciry of Ukiah Department of Community Development and Planning
� a���` � � _ . ... �q(' �.'3 ; ,�
:�-_ r • �' - ��� ' . I ����d� � r 1�.
�� LO, 0 °' 'a � '� �
�.�� ��`•��� A. *� a, :�,�.
�� . �"� ��,�:� �-. wJ�+�, ;,.
.•��?�r.�-?rs_,f� � �" � ;�:,�..
3"'r'•� . �^ ]"
�:,�. E ; _ ; � �
.ct''��r'kr� �ti .
;rti�� 5
�y�1S TrP�+���F - - -i�i ��
�A� � -
. ..•-'+1: r- a�c
, .�
• �
�j � �' }��
n �, �: ...! +Y
i.�• ,� °. �s r
r���i ; . �t•
.1.t:{:�--`'-J ;
_:•�� � y ��,
• ,��.�;��F1 ti _ • ',
'�� •��r
Ya67� ��r) _� 2}���� �e
F 'r"f � L'�
��S �f'`�--• � •. 3 �[" �•��5��
i §�� �� { � ' ^"_ .^.�1''j��-y•�
A '`�:�C+ _�.�. +P �� �� ��1 r���
�! T� -���ki
::� 1� � �
y e�P �i
� �..��� .}" � •
�
�
�-- , . ri' . `�'•� � � ___.�� �=�
I L:� �CAT I O N •' ��i i r -.�r'--' �-~" � . .
� ' �.� � .� . .
�', • � �r�
�fL � �`• , y { - �~~ J��
� '� y` � . ,
l
4 . '. ' 1.�.f- �F �`��: �
` .. - ' .. _"" `' ' fE�1 •
� �.,--;� j�f � . '' � I� _
�.. � , .
?i s -- , . - i
� � , _ s
w�. � r- -�j.
Y :
� ' '` --`- FI • `�
•' i�
�• i�`5i''` ' - �;, . . � .. �'. .
�i4� q _ i;:i -•� - � � .• ��. - _ .:.�' . .
_''�.s...� � .. �;jy� ��� ' .., �
_�.� } , ,�� 1�f� _' —
,�M �' � �•—°,�' � ��.��� ..'�
x" ��`a ��� �V ;', ..
�`° ��'"3 � � '.' ..! ��� r ��j � - '� '' r.�,� ,..
! � ! f � ���r^ '
� 5Y� y, ,
� .,��. \ • yr':- � ' ..vtaur�u��c.,r..:sior� Aiap 31.� �
' - r k � 1 � J_ _ - � �.-
�
�
~r• � •�� � �i�
� • ,,: ` y.. s
ZONING ,�4 `�
r• - �;� � ' �
,-- ,: - - — � � �.��� �s� ��
� ._ �
�� � � • ' 1 r ����,
*. . ,�
i �
+ ' • . -. � _J�t..M,r�e�;'����
-V.�',., '�'"� =_�_�;n
=Y r � � � ?r
- �= = � 1 4 ;;,
•r �
, � i
- s�,, ,- - . 1
� , _t � ' �
� ,_ , � � � _ _, _, _ ..�,,�• -�� .
..
I i � � - ' , '�'! # j`} �s_ L�
t ' �
, _ - �� �� '= . �r : ,' r r�y r:.P� � �
, � � ._ , • . � .� .
,;� ,• _ -"r e' �� -
� • .PfAN��iHGC�•r0.%SSION �.ta73�3�017 14
--- • � ' � .S` y � . -• � �„�
� 5/31/2017
_ , .
�. - ..
�
•i'_
�Y. ~��� _."\.. ..- . _
_ _� _ . -. . ..
_ 2r.r''�� . . ' " • r
_-� .. l..�� • ' ' ` l ..
_ -.�� - -- � �-�`�"-�. -
VIEW SO
_ �
ti
.
: ,�:�,�,��.�I ......_ • °. , ,.-- .� -
�--•---••�----T-_-r°°..�-=- ,«-I-_-:-�_" .
I �.'T M3: y'�F_i-�,} '�r� -:, : ...�.
.,,_ � '''1�a ._�{� i`�
` . �a� �� i
� u,—t—� ~� �j's���' •I � i
, �
'�+; � .-
•j.•�_• ��� ,T„Y.----�n__z- �.t- -'�,sr..h� ' � • ' � ��
j'.? �``{ , ���..� 1
�"�� .�4i :�: � ��� I� � - ` F
I;�-- y �y -r'���� �;L
�J�ir .t.� ?��i�__����•� �� i�..�.� _YF
� � ��f"'{�.*l'M" s'`;�"�y%.�;r° .� ..._..� �
�F I==- ;�..-,=�' . ; Y� !
�_ _>f�
�'� yr. �.
;{��c.�< "� �1 {, -+rr�I �� •
ti ��s�_ _ `�' ��i = ���..e�.,.�
� t �� �I'iT -.�
�� -- - Y � __ �"`=�` 1 ' ��.�
� ----�---'�r--:�b----�'�--`�===�._ '�_�. �
�City of Ukiah PLANNING COMMISSION May 31,2017�6
3
� 5/31/2017
���
;���,
l ���,.�.� .
��,
' i ,�.x;� y
.�t ".. ; _�
, I t'41�•�
li ii�=- -
I '_"'_
' �I . . -.
: e 1 � ��
s � ��.
i' - � 1 : � ,o,A.�,
, �:..�,�
..�.� � - — � . ��
. �,
::, ��.�
City of Ukiah PLANNING COMMISSION May 31,2017�7
� - -- - _--__�.__... ._.__ ..._._ . _- -- --- -� ---
r„
r en.x _ . . w �"` _ ;�;ti
r�' � _ • , �� "�„�i
rro: � l _ _.' � _ _ 1 T ��' r�;:�
/�FAST[3 F�'Rf ION
��y_'_
_ K�
•m"e� Y
�sa � vw��
- � � � v � � .
L
^(p�pxfK(E7 ^TRANStqIM[RENCIOSURF �
� Clty Ol Ukiah PIANNING COMMISSION May 31,2017�8
a
' S/31/2017
307 VpNELS
r�r n,�
f�'L1 �,�.wc
fM, - .._" ___ _ 7
j"a �� � , �fv . .� � • .-- —
r� . j �] �j—I �i � i I � a -�
� 1�I
j'� _ -" '"' " " _ _"' ' _ .. _ _"' " ' _ —
d ELEV M1N
r. µ 1!_ "_ ^"'_w_ _'—_�..� �ti
_ l:_
1'
` 'Ir'_'�T�-��{ ' m�4 �',
�mren��. - '_�wm.'.._" nwx+rewn _'- " r m+y -....
g SQfd?L�EtEVA7l9t!
� ... _ — bw .._—•—•
C1tY0fvIl1Q{l PLANNINGCOMMISSION May31,2017�9
�a toasy
.. ..-' '- __._ µTy
Net/Ii�CRir t '�y
j
IiMT1TW •.. • •.• . ..• • ..... � TMOiDM
_. -. .. . Orf�_
�'J fMfRfs •�rli VAf�
�,\NORTN RFY4TqN5
�'
ra M�
r. ... -.. .� .• -.- i�. .... �. .. TJ(oRM[
Ww�fYMib � - _ _ ' �
...i-:�. , :_i:: . :.i . � '°.ti
�.,..�.a .i g.:i ` ��i•��f, I.. �.-_..:_ _- „�,
� 'I _r_'� ��'- eeti
i .. ._ . I--�---� - �y .. ..:y�
} ' T-'_ 'aw'ti
�m..r.. I: 1 _ � . ' :{�'1��. ._ �- — » �wu.
._- _ . ' _ . . . ... _ . ;pq.
� City af Ukiah PLANNING COMMISSION May 31,2017 I 30
5
' S/31/2017
a- ��
�...,.� + ,.�
ro�.�. . '°"°",�y
' � re't
�a��;w_cst.xu e:ivns
-rti
nre.se�.. ' � ��ti
, �; � • �ti
. . ""1_.r�l�ii�:i_i��--•-•- I f.'�3•"_' ii."L:
,7 Mti
�. �... � .l.' '..' ry..r�L
_ ' ' ' '_ _ " _ ' _ . . . . . . ' '' �'�4_
� CityOf UklRh `_ Yv— ^ P�NNiNGCOMMI5510N May31,2017111
GOV§65915 Density Bonus and Other Incentives
• Allows increase#units,if criteria met;% based
on the#of affordable units
• Allows 0.3 parking spaces per unit special needs
housing
� Clty Of UIt1RI1 — PLANNING COMMISSION May 31,2017 I 12
6
' S/31/2017
:;
AIRPORT LA �3E GO PAT�.�
�.:.{
:'.i � - --,
Zone B2 �.`: �V''i
_ :t = - 1
• 60 •�1'60 C 10 � ti
. �
• St� OW�CI ,J[ + ... y
m�ni oa serJe-
o f ti e y `
.ti
D � +
� � �.� ,,
q* , . � _ . .
. � �
� ' ��
�
■1 •� • . � G.COMMISSION M�y 31,20ll I 13
GENERAL PLAN POLICIES
Policy H-3.4: Provide density bonuses Project meets criteria of State law
Imp.Policy H-3.a: Support applications to Granting of entitlement would support Low
special needs rental housing financing Income Housing Tax Credit application
Imp.Policy H-3.b: Increase housing opp.s for 3 accessible uniks on ground floor,•all others
persons with disabilities on ground are adaptable
Policy H-5.6:Support well-designed infill Site is fully supported by City services
housing with City services
Policy H-5.7:Support sustainable site planning Landscape utilizes native,drought to/erant
species
Imp.Task H-S.f: Assist incorporation of green Eligible for City's so/ar rebate program
building/energy conserve.in housing
development
Goal EG-6:Promote energy efficiency features PV panels,notural light,e�cient heating
cooling,bioswa/es
� Clty Of Ukiah PLANNING COMMISSION May 31,2017�14
7
' S/31/2017
AGENCY REVIEW
• Building Division
• Public Works
• Electric Utility
• Ukiah Valley Fire Authority
• Ukiah Police Department
• Mendocino County Air Quality Management District
• Mendocino County Health and Human Services Agency
�CltYOf Uf�lQh �� _ _ PWNNING COMMISSION May 31,2017�IS
ADDITIONAL CONDITION
Staff recommends adding the following:
'Applicant shall continue to provide support services on site for tenants and for
the duration of the affordability restriction. Any changes in services provided will
require an amendment to the Use Permit,subject to Planning Commission
approval."
� City of Ukiah PLANNING COMMISSION May 31,2017�I6
S
Aftachment #`�
- Mendocino County Health & Human Services Agency
9-['eaCt(y�'eople,7feaCtFry Communities M.�
- Tammy Moss Chandler, Director s;�, �,
Anne Molgaard, Chief Operations Officer
May 30, 2017
City of Ukiah Planning Commission
300 Seminary Avenue
Ukiah, CA 95482
Dear Commission,
This is a letter of support for the Willow Ten•ace homeless housing project sponsored by
Rural Communities Housing Development Corporation (RCHDC). RCHDC has a long
standing commitment to assisting Mendocino County residents' access to affordable
housing.
This new project located at 237 Gobbi Street Ukiah, CA will have 38 units for multi-
family housing, one of which will be for an onsite manager. The overall purpose of this
project is to develop a permanent affordable housing facility for tenants that are seriously
mentally ill and homeless or at risk of homelessness. On the same campus will be a
building for offices, meeting rooms, service delivery rooms and two ADA community
bathrooms. RCHDC plans for significant open space to encourage tenants to enjoy a
2,400 square foot garden and a small plaza, and for them to participate in recreational
activities. Further tenants will receive Wrap Around Services to assist them in complying
with community norms.
For this project to be affordable RCHDC is requesting zoning for the area be changed to
increase the number of units per acre from 28 to 38. With this change and the use permit,
RCHDC can move forward with the project.
Mendocino County has a significant housing shortage. Willow Terrace will assist in
providing safe housing for persons who are mentally ill and without a permanent place to
live. This vulnerable population often has difficulty navigating many areas of their lives.
Planning for services to be available on-site helps create a living environment that
promotes stability and comm�uiity.
Please support RCHDC by accommodating their request for the zoning changes so that
this new housing project may move forward.
Respectfully,
� � ���.����
Anne C. Molgaard
Chief Operations Officer
Aiiachm�nt # �
Richard and Karen Rizzolo
12200 Pine Ave
Potter Valley,Ca 95469
Ukiah Planning Commission
May 31, 2017
Dear Planning Commission members,
I would like to take this opportunity to voice my support for the proposed Rural Communities Housing
Development Corporation proposal to develop housing to serve those with mental health challenges in
our communities.
As a longtime resident of Mendocino County and the owner of properties within the Ukiah City limits we
recognize the need for housing options to help support the stability of this vulnerable population.
Housing stability can help individuals access much needed treatment.
Thank you for your support of this proposal,
Sincerely, -
�--�
-- -���-�.
Richard and Karen Rizzolo
�1f�cs�h�nt �� -�
�----------��
� �� /7 ,/ ���
`�1cw• �' �``'�°'`�- � 9°��"`•�
��� �.��'{' �- ���-5°' ���`', -l.�.�� C i
.�rio��, �' ��`�6�' 0
�.,�,� S� (a -- �'1%�-,Lt..c�.o-� /�. f- �ke�-.� ,�5�
�
\�1yd
�� � • d'
� �
j�if+-t��zsy�a C���� ��
�G,�,,,�,. ��'
�' � ��f�� �
� ������ �� ���� �
� ��--��15-•✓>-t� ..-�-c�.�.�-� �'j� ' •. � ` ��
��.�. �� �� -� ,`�`���-� ��f�' �
,
�'� �,8�.�,(,�,��L �-�'w�c�r�x. ,�_.�� �-�'.y��a�
� f � �
, -�``�`,�', �,,. �°`�.` -�'��' .
� � .
' ���-�1 l�� y������' � ��`
�lf^�'� �. .-,) � n
,�o.l,-� ,i., - ��. � ,;�u�
,�� �.��, ��..�L�l
��'` � 1 ;G`Lc ���j�?�
,� ���� �
��.�t-�'Z l�� =y� ._ ,
� �� �� ��
. �,.�,°�. ��� ��-� � �,�-�
��� .�����, ��.�;����.'�..-�-
� � � , ��'' :����,
���'� ..,���- �/z'
� �
�;�,��- z��'� —�v�'� �� �,�-
/ ��
�O, - G���G�,��-�- L��G'm�
_��,�p, ,� ,� '�r�, C�� ,
��J � �, -� -,�����
���.. �°G.�, � .��,,..�� �-
� �-�� �����
C� —��c�� ���°���i�-�
�� � G
,r,J� �- c��,-�— �iti fo —4>r�—n�_ r,_��� <.
��
�� ���-�^��'�.-�-�, ����������
�j� ��� c��-_-�-����— "� c.z-����"
.
��'�"_' '
�, �ti��� �,i.� _.p-1,.�.d� �� �' �t-���� �
� /' �s✓
�7������NG�-� �iL��G�`f� ��/ ��
�j,�.�C-.�U y��4",.—`
�[� 7 �
� �-l.t�1.� �Y�c S G�-Ly�� ,�e Cc.�' /L'�t-�.ar�
.���
�L�"�`�/i��� ''�-' �Q/1^.' •�`'�j.��'��iG+cG�"� ..
q 4 �
�✓/-Y� �ih-ZF�,�;�k.�- ��/��, _�,a�,d'�.��„���-�