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CITY OF UKIAH
PLANNING COMMISSION AGENDA
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
February 28, 2018
6:00 p.m.
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. The Minutes of February 14, 2018
5. 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.
6. 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.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
10.
11. CONSENT CALENDAR
12. NEW BUSINESS
a. Request for Review and Recommendation on a Site Development Permit and Use
Permit to allow for the construction of a Wireless Communication Facility including a
60+ foot tall monopole at 923 Mazzoni Street. APN 002-040-48.
File No.: 3145-UP/SDP-PC.
b. Request for Review and Recommendation on a Use Permit and Site Development
Permit to allow for the construction of a 31-unit, three story multi-family senior housing
development at the northeast corner of S. Oak Street and W. Gobbi Street.
APN 003-301-54. File No.: 3248-UP/SDP-PC.
13. UNFINISHED BUSINESS
Page 1 of 2
14. 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 2 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
CIVIC CENTER COUNCIL CHAMBERS
300 Seminary Avenue
Ukiah, CA 95482
February 14, 2018
6:00 p.m.
COMMISSIONERS PRESENT COMMISSIONERS ABSENT
Mike Whetzel, Chair
Christopher Watt
Linda Sanders
Laura Christensen
Mark Hilliker
STAFF PRESENT OTHERS PRESENT
Craig Schlatter, Community Development Listed below, Respectively
Director
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
Motion/Second Hilliker/Christensen to approve the Minutes of January 10, 2018,
as submitted. Motion carried by the following roll call vote: AYES: Sanders, Watt,
Christensen, Hilliker, and Chair Wetzel. NOES: None. ABSENT: None.
ABSTAIN: None.
5. APPEAL PROCESS
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
Page 1 of 2
Minutes of the Planning Commission, February 14, 2018, Continued:
Presenters: Chair Whetzel, Commissioners Watt and Sanders.
10.
Presenter: Craig Schlatter, Community Development Director:
Provided an update on upcoming planning projects.
Discussed new housing bills recently passed by the State legislature,
specifically AB494 and SB229, and how these bills may affect the City of Ukiah
in association with the City ordinance that regulates accessory dwelling units
(ADU) and/or any necessary revisions that may be required. SB35 addresses
the streamlining of housing projects, particularly for low income households.
11. CONSENT CALENDAR
12. NEW BUSINESS
a. Review and Discussion of the Draft Wagenseller Park Feasibility Analysis, with
possible Commission input and recommendations to Staff.
Presenter: Craig Schlatter, Community Development Director:
Gave a staff report regarding preliminary discussion/review of the draft
Wagenseller Park Feasibility Analysis.
The report is only a draft and has been shared with Wagenseller Neighborhood
Association and is being circulated among various boards and
commissions/City departments for input.
The Planning Commission made comments regarding the draft Wagenseller Park
Feasibility Analysis and staff recorded their comments.
PUBLIC HEARING OPENED: 6:47 p.m.
Public comment: Steve Honeycutt.
PUBLIC HEARING CLOSED: 6:54 p.m.
13. UNFINISHED BUSINESS
14. ADJOURNMENT
There being no further business, the meeting adjourned at 7:09 p.m.
Cathy Elawadly, Recording Secretary
Page 2 of 2
AGENDA ITEM NO. 12A
Department of Community Development
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
DATE: February 28, 2018
TO: Planning Commission
FROM: Craig Schlatter, Community Development Director
Julie Price, Crawford & Associates, Project Planner
SUBJECT: Request for Review and Recommendation on a Site Development Permit and Use
Permit to allow for the construction and operation of a Wireless Communication
Facility including a 60-foot tall monopole with 5-foot lightning rod for a total height
of 65 feet at 923 Mazzoni Street. APN 002-040-48. File No.: 3145-UP/SDP-PC.
SUMMARY
OWNERS: William L. Daniel Revocable Trust
160 Brush Street
Ukiah, CA 95482
APPLICANT: California Rural Service Areas #1, Inc. (US Cellular)
8410 West Bryn Mawr Ave. Suite 700
Chicago, IL 60631
AGENT: Wireless Site Technology, LLC
9323 N. Government Way #220
Hayden, ID 83835
REQUEST: Request for Approval of a Site Development Permit and Use
Permit to allow for the construction and operation of a
Wireless Communications Facility including a 60-foot tall
monopole with 5-foot lightning rod for a total height of 65 ft
at 923 Mazzoni Street APN 002-040-48
File No.: 3145-UP/SDP-PC
DATE DEEMED COMPLETE: January 9, 2018
LOCATION: ±575 ft north of the intersection of Brush St and Mazzoni St
lying on the east side of Mazzoni St APN 002-040-48
Address: 923 Mazzoni St Ukiah, CA 95482
TOTAL ACREAGE: ±2544 sf within a 3.37-acre parcel
GENERAL PLAN: Industrial (I)
ZONING DISTRICT: Manufacturing (M)
ENVIRONMENTAL Exempt, pursuant to CEQA Guidelines §15332, Class 32,
DETERMINATION: Infill Development Projects and §15303(d), Class 3, New
Construction or Conversion of Small Structures
RECOMMENDATION: Conditional Approval
STAFF PLANNER: Craig Schlatter, Community Development Director
PROJECT DESCRIPTION
The applicant is requesting Planning Commission approval of a Use Permit and Site Development
Permit to allow the construction and operation of a new Wireless Communication Facility (WCF)
at 923 Mazzoni Street. The Project would include a new painted monopole tower structure with
antennas, steel equipment platform, two equipment cabinets, related electrical and telco
equipment and room for additional cabinets as well as room for additional collocators/users in the
future. The cell tower would have a total height of 65 feet (60-foot monopole + 5-foot lightning
rod)
The WCF will be developed within a 48 ft by 53 ft (2544 sf) fenced compound within a 50 ft by 55
ft leased area. A 10 ft by 14 ft concrete slab foundation will support an 8 ft by 12 ft platform housing
the tower and WCF equipment. Two building envelopes are designated as future user areas,
providing the potential for collocation. An 8-foot high chain link fence including 3-strand barbed
wire will surround the WCF site for security and public safety.
The WCF site will be located in the northeast corner of the property. The north and east
boundaries of the Project will be located on the property lines with zero setbacks. The cell tower
will be visible from all directions by commercial businesses and from the Redwood Empire
Fairgrounds to the north. The plans state that the tower and appurtenance will be painted to match
the surrounding area; colors are not provided. The Project does not include camouflaging of the
tower. The tower will be lit if required by the FCC or FAA.
No parking, landscaping, signage or exterior lighting is proposed as part of the Project. The
application is included as Attachment 1. The site plan and Project plans are included as
Attachment 2.
Setting. The proposed Project is to be located at 923 Mazzoni Street in the northeast corner of
APN 002-040-48. The parcel is zoned Manufacturing (M). The applicant is leasing 2,750 sf of the
3.37-acre parcel to develop and operate the WCF. The property is currently the site of B&B Inc.
Industrial Hardware & Metals, used for the production and distribution of steel, aluminum and
steel industrial hardware needs. The property contains a large metal building, an outdoor storage
yard, and is paved with asphalt-concrete surfacing.
The following land use designations, zoning designations, and uses currently surround the subject
property. Brush Street is located to the south; Mazzoni Street and a single-family residence are
located to the west; commercial uses are located to the north and south; and the railroad is located
to the east. East of the Project site is outside City Limits. Zoning and land use maps are included
as Attachment 3.
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
2
ZONE: GENERAL PLAN: USE:
NORTH Manufacturing (M) Industrial (I) Retail / Storage
EAST Outside City Limits Outside City Limits Railroad / Mini-Storage
SOUTH Heavy Commercial (C2) Commercial (C) Brush St / Commercial
WEST Heavy Commercial (C2) Commercial (C) Mazzoni St / Commercial
Background. The subject property was subdivided in 1983 (MS 83-7), and reconfigured into its
current configuration by means of a lot line adjustment (13-24-LLA-CE) approved on February
4, 2014. Construction of a 4,800 sf building (99-42-SDP-PC) was approved on November 10,
1999, which expanded the existing industrial development on the parcel. A 5,600 sf addition to
an existing warehouse building was approved on May 22, 2013 (13-10-SDP-PC).
Existing Wireless Telecommunications Facilities. There are currently five WCFs in the Ukiah
city limits, located at: 300 Seminary Avenue, 280 North Pine Street, 693 South Orchard Avenue,
and 1200 Hastings Road. All facilities operate under a Use Permit. A brief description of each
facility is below:
300 Seminary Avenue:
1. WCF with a non-camouflaged 100-foot tower on a site zoned Public Facility (PF). The
height limit in the PF zone is 30 or 40 ft depending on the type of building. This tower was
originally installed in the mid-1980s as a 100-foot tower when there was no height limit for
structures located on property zoned PF. The Use Permit under which this WCF currently
operates allowed the replacement of the original tower with a new tower of the same
height. This area is developed with a mix of residential, commercial, and public facilities.
Approved by Planning Commission on March 28, 2001 (Use Permit #01-02). Decision
appealed to City Council. City Council upheld
16, 2001.
2. WCF with a 105-foot mono-pine tower permitted under the same development criteria
as described above. The purpose of the tower was to remove co-located commercial
equipment from the aforementioned existing non-camouflaged tower, leaving it for sole
use for public safety purposes. Approved by Planning Commission on March 11, 2015
(Use Permit #266).
693 South Orchard Avenue: WCF located in a legal, non-conforming cabinet sign with
a height of 57 ft on a site zoned Community Commercial (C1). The height limit in the C1
zone is 50 ft. This area is developed primarily with commercial uses; however, residential
uses and the City of Ukiah electric substation are located to the south. Approved by
Planning Commission on January 22, 2003 (Use Permit #02-41).
280 North Pine Street: WCF located in the steeple of the Ukiah Methodist Church with a
height of 82 ft on a site zoned Medium Density Residential (R2). The height limit in the
R2 zone is 30 ft. This site is located in a transitional area with commercial uses to the east
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
3
and residential uses to the north, south and west. Approved by Planning Commission on
June 10, 2009 (Use Permit #09-19-UP-PC).
1200 Hastings Road: WCF with an 80-foot mono-pine tower on a site zoned Community
Commercial (C1). The height limit in the C1 zone is 50 ft. The area is developed primarily
with commercial uses. Approved by Planning Commission on October 24, 2012 (Use
Permit #12-10-UP-SDP-PC).
Federal Communications Act Radio Frequency Electromagnetic Energy. The Federal
Telecommunications Act (FTA) limits the review authority that local agencies have over wireless
communications facilities. Below in regular type are the limitations placed on local authorities by
1. Lo
There are existing WCFs at 300 Seminary Avenue, 280 North Pine Street, 693 South
Orchard Avenue and 1200 Hastings Road. The proposed location is developed with
industrial uses (see Setting above). All four existing locations are located in areas with a
mix of commercial and residential uses. The Project would be located in an area that has
less density and intensity of development than the existing WCFs located within the city
limits.
2. Local authorities cannot reject WCF completely by enacting excessively restrictive zoning
ordinances.
WCF or other
telecommunication facility uses (the code is silent). Since the code is silent on this type of
use, WCF facilities would need to be evaluated on a case by case basis depending on the
proposed location, the nature of the facility, and the other uses allowed in the zoning
district.
3. Local authorities are required to act on the request for approval of a WCF in a
presumptively reasonable period of time.
Effective January 1, 2016, all wireless permit applications are subject to an automatic
approval rule under either California or federal law. All applications for new sites are
deemed approved after 150 days. The subject application was received on October 17,
2017, determined to be complete on January 9, 2018, and is being reviewed by Planning
Commission on February 14, 2018. This timeline is consistent with the requirements of
the Permit Streamlining Act and AB57.
4. Any rejection of a wireless facility must be in writing and supported by substantial evidence
in the record.
The Design Review Board and staff are recommending approval of the use permit for the
proposed WCF. Should Planning Commission be in a position to deny the use permit,
findings for denial of the use permit that meet this requirement would need to be provided
by the Planning Commission at the meeting as part of a motion for denial of the use permit.
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
4
5. Local authorities cannot deny the wireless facility based on health concerns when the
ulations concerning radio
frequency emissions. The local authority can require that information demonstrating
The applicant has provided a checklist completed by a radio frequency (RF) engineer
demonstrating that the tower is deemed categorically excluded from the requirement to
perform routine environmental processing for RF exposure. Because categorically
determination that a facility is categorically excluded should generally suffice to end the
Both a Maximum Permissible Exposure (MPE) Compliance Checklist and an Opinion Letter
reasoning that FAA & FCC notification is not required are included as Attachments 4 and 5.
Agency Comments. The proposed Site Development Permit has been reviewed by the following
responsible or trustee agencies with jurisdiction over the Project. Comments received from
agencies have been incorporated into the site design and the conditions of approval as
appropriate. Recommended conditions of approval are contained in Attachment 8.
Agency Response Response Date
Ukiah Valley Fire District No Comment November 27, 2017
Ukiah Police Department No Comment November 27, 2017
City of Ukiah Public Works No Comment November 28, 2017
City of Ukiah Electrical Utility Conditions November 2, 2017
City of Ukiah Building Official Comments November 30, 2017
STAFF ANALYSIS
Site Development Permit. Pursuant to Ukiah Municipal Code Section 9117(A), all new
construction, exterior modifications to existing buildings or on-site work shall require a Site
Development Permit (SDP).
Use Permit. A Use Permit is required by Section 9113 of the Municipal Code for structure heights
A Use Permit and Site Development Permit are being considered concurrently, per Section 9262,
modifications need not have a separate Site Development Permit. Site development review,
criteria Draft Findings of Approval
are provided as Attachment 7.
General Plan Consistency. The General Plan Land Use designation of the subject property is
Industrial (I). Industrial areas are intended to support manufacturing and major employment
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
5
centers, and where public facilities and services exist or can be efficiently provided. Allowable
uses include public facilities. Per the General Plan requirements in Industrial areas, paved access
to development is required, as is design review. The Design Review Board (DRB) reviewed the
Project on December 14, 2017, and
found the Project to be appropriately designed for the proposed use and location.
Zoning Consistency. The zoning of the subject property is Manufacturing (M). The M zone is to
be applied to properties in industrial areas and allows a number of industrial uses, and other uses
which in the opinion of the Planning Commission are of a similar nature. Also allowed are
accessory uses to any allowed or permitted uses. Telecommunication facilities are not specifically
identified as an allowed or permitted use in any zoning district and must be evaluated on a case
by case basis depending on the proposed location, the nature of the facility, and the other uses
allowed in the zoning district.
Structure Height. The height limit for structures in the M zoning district is 50 feet. The cell tower
has a total height of 65 ft (60-foot monopole plus 5-foot lightning rod) and therefore a use permit
is required pursuant to City Code Section 9113.
The applicant states that the existing network of sites is not providing consistent, robust service
to the areas surrounding the site and into north Ukiah. The existing cell site closest to the
proposed cell site is 45 feet in height, and the other nearby cell sites are at considerably lower
heights. The high network utilization rate at the current sites is triggering a need for increased
capacity due to high usage. The current network has been optimized, and existing sites cannot
be modified any further as the threshold of design maximization to increase the speeds and
coverage has been reached. The objective of the proposed site is to offload traffic from
neighboring cell sites and to improve coverage in the north part of town. According to the
applicant, the height of 60 feet is essential to meet their objective of improved service quality.
Heights lower than 60 feet would not have a proper line of sight and would not provide adequate
capacity offload for existing sites, therefore defeating the purpose of developing a site.
The applicant provided photo renderings of the cell tower from seven locations (see Attachment
6). Staff found the tower to be most visible from the Redwood Empire Fairgrounds parking lot and
RV Park to the north. The DRB found the facility to be visually consistent with the industrial nature
of the neighborhood, and did not recommend any type of camouflaging. The taller pole will provide
a greater coverage area and opportunities for other carriers to collocate, which could reduce the
future number of WCFs needed in the Ukiah Valley to provide services to customers.
Fence Height. Fence height is limited to a maximum of 7 feet. The proposed chain link fence
surrounding the perimeter of the facility will be seven feet with an additional 1 foot of barbedwire
for a total of 8 feet. It is common for this type of facility to be enclosed by a fence and for the
fencing to be non-climb and 8 ft in height. The DRB found the fence height to be consistent with
the use type and industrial surroundings.
Setbacks. The front yard setbacks for corner parcels are 10 ft. The Project is situated in the rear
northeast corner of the site and substantially meets the front yard setback requirements. There
are no rear or side yard setbacks required for projects in the M zoning district, except where the
rear or side of a lot abuts a residential district. The rear and side yards abut the M zoning district
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
6
to the north and the railroad to the east, which is outside City limits. The rear and side yards do
not abut residential districts and are compliant with setback requirements.
Parking.
parking has not been required for this type of facility when located on a developed site that already
includes onsite parking. The telecommunications facility will be unmanned except during
construction and periodic maintenance of the facility. Since the Project is not required to provide
vehicle parking, bicycle parking is also not required.
Compatibility with Surrounding Development. The WCF is located in a neighborhood with mixed
industrial and commercial uses. The DRB found the WCF to be substantially compatible with the
surrounding uses and appropriately sited on the industrial parcel.
Lighting. No lighting is proposed or required to serve the Project.
Signs. No signs are proposed or required to serve the Project.
Fences. The Design Guidelines do not allow barbed wire, concertina wire, or chain link to be
used as fencing material if the fence is visible from the public right-of-way. The facility will be
enclosed by a security fence composed of chain link fencing and three strands of barbed wire.
Although the subject parcel has street frontage, the WCF is sited in the rear northeast corner of
the parcel. The fenced portion of the WCF will have limited visibility from Mazzoni Street due to
its location in the far corner of the property.
Landscaping. There is no existing landscaping on the property. Construction and operation of the
WCF would not result in the removal or installation of landscaping. The Project site does not have
street frontage, and therefore, does not require screening from public views.
Design Review. The Project site is located outside of the Downtown Design District, and is
subject to the recommendations of the Design Guidelines for Commercial Projects Outside the
Downtown Design District. The Design Review Board (DRB) reviewed the Project on December
14, 2017, and voted unanimously to recommend approval of the Project to the Planning
Commission. See Attachment 9 for the Draft DRB Minutes.
ENVIRONMENTAL REVIEW
The proposed Project is exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines §15332, Class 32, In-fill Development Projects, which
allows for in-fill projects that are consistent with the General Plan and zoning regulations; occur
within city limits on a project site of no more than 5 acres substantially surrounded by urban uses;
has no value as habitat for endangered, rare or threatened species; would not significantly impact
traffic, noise, air quality or water quality; and can be adequately served by the necessary utilities
and public services.
The Project is also exempt from CEQA pursuant to §15303, Class 3, New Construction or
Conversion of Small Structuresconstruction and location of limited numbers of
new, small facilities or structures. A fence and equipment shelter would be installed which are
consistent with the exemption for accessory structures included in section 15303, Class 3(e).
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
7
Electrical extensions of reasonable length to serve construction are specifically exempt under
section 15303, Class 3(d). No expansion of the existing industrial use of the site would result from
the Project.
REVIEW PROCESS
Decision Timeline. The proposed Project is subject to the requirements of the Permit
Streamlining Act (PSA). The PSA requires that a decision be made on the Project within 60 days
of the application being deemed complete.
This application was submitted to the Department of Planning and Community Development on
October 17, 2017, and was deemed complete on January 9, 2018. As such, a decision must be
made on the Project no later than March 10, 2018. The applicant may request a onetime extension
of the decision timeline.
Public Notice. Notice of the Public Hearing was provided in the following manner:
Published in the Ukiah Daily Journal February 18, 2018
Posted on the Project site February 13, 2018
Posted at the Civic Center (glass case) 72 hours prior to hearing
Mailed to property owners within 300 feet of the parcels included in the Project
on February 13, 2018
As of the writing of this staff report, no correspondence had been received as a result of the public
notice.
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) adopt the findings; and,
3) conditionally approve the Use Permit and Site Development Permit for the Project, based on
the facts and findings contained within the staff report and supporting documents.
ATTACHMENTS
1. Application
2. Project Plans
3. Site Exhibits
4. Maximum Permissible Exposure (MPE) Compliance Checklist
5. FAA Opinion Letter
6. Photo Renderings
7. Draft Findings of Approval
8. Draft Conditions of Approval
9. Design Review Board Minutes December 14, 2017
Staff Report
Major Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
File No. 3145
8
ATTACHMENT 7
DRAFT FINDINGS TO ADOPT A SITE DEVELOPMENT PERMIT TO ALLOW THE
CONSTRUCTION AND OPERATION OF A WIRELESS COMMUNICATIONS FACILITY
923 MAZZONI STREET, UKIAH
FILE NO. 3145
Recommendation for the Approval of a Major Site Development Permit: The Planning
Department's recommendation for approval of Major Site Development Permit No. 3145 to allow
for the construction and operation of a wireless communications facility. Project, and associated
improvements, is based, in part, on the following findings:
1. The wireless communications facility, as conditioned, is consistent with the goals,
objectives and policies of the General Plan. The wireless communications facility is
consistent with the Industrial land use designation, which applies to lands suited for
industrial uses where public facility and services exist or can be efficiently provided, and
whose allowable uses include public facilities.
2. The project is compatible with surrounding land uses and would not be detrimental to the
public's health, safety and general welfare because:
A. The site is appropriately located in an area surrounded by industrial and
commercial land uses.
B. The project has been reviewed by all City Departments including the Police, Fire
and Public Works Departments, and none of these Departments have identified
C. The applicant has provided an MPE Compliance Checklist (MPE Compliance
Checklist dated October 11, 2017) prepared by an RF engineer. This report
indicates that, due to antenna height, frequency power and other factors, the
proposed
guidelines.
D. The wireless communications facility is set back approximately 270 feet from the
public right of way and is equipped with security fencing to prevent entry from the
public.
3. The location, size and intensity of the wireless communications facility would not create
hazards to vehicular or pedestrian traffic because no work would be performed in the
public right-of-way, the nearest street is 270 feet away, and the proposed facility would be
located within a secured, fenced area.
4. The wireless communications facility would be located approximately 270 feet from the
nearest street, would be unmanned so would not create additional traffic or alter circulation
patterns, would not conflict with the existing parking lot for the adjacent business, and
therefore would not create hazardous or inconvenient conditions to adjacent or
surrounding uses.
5. The wireless communications facility would not remove any landscaping and would not
require landscaping to screen the facility from public views.
Draft Findings for Major Use Permit and Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
1
6. The wireless communications facility would not cut out light and air on the property, or on
the property in the neighborhood; nor will it hinder the development or use of buildings in
the neighborhood, or impair the value thereof, because it would be located in the corner
of a large parcel approximately 100 feet from neighboring development.
7. The project site is surrounded by industrial and commercial zoning districts. The nearest
residential zoning district is located approximately 1000 feet from the wireless
communications facility; therefore the proposed facility will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
8. The wireless communications facility will not destroy any natural land features or creeks
because none exist on the site. The subject property is paved and developed with
industrial uses, and the wireless communications facility is considered to be infill. No trees
will be removed from the property as a result of the wireless communications facility.
9. The wireless communications facility was designed to blend in with the industrial
surroundings. The proposed facility was reviewed by the Design Review Board for
consistency with Design Review Guidelines, and was found to be visually compatible with
the industrial surroundings, and therefore did not require further design improvements.
10. Notice of the Public Hearing was provided in the following manner:
Published in the Ukiah Daily Journal February 18, 2018
Posted on the Project site February 13, 2018
Posted at the Civic Center (glass case) 72 hours prior to hearing
Mailed to property owners within 300 feet of the parcels included in the
Project on February 13, 2018
11. Based on the following, the proposed project would not have a significant impact on the
environment and is exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15332, Class 32 In-fill Development
Projects and Section 15303, Class 3 New Construction of small structures.
A. The wireless communications facility is consistent with the General Plan, the
Industrial Land Use designation, and City zoning regulations.
B. The project site is located within city limits on a 3.39-acre parcel.
C. The project site is located on a developed industrial parcel that has no value as
habitat for endangered, rare or threatened species.
D. The unmanned facility will not significantly impact traffic, noise, air quality or water
quality.
E. The WCF has been reviewed by the City Electric Utility and can be provided with
the necessary electrical service extension.
F. Radio Frequency Emissions: Local authorities cannot deny the wireless facility
based on health concerns when the facility meets the Federal Communication
The applicant has
provided an MPE Compliance Checklist (MPE Compliance Checklist dated October
11, 2017) prepared by an RF engineer. This report indicates that, due to antenna
height, frequency power and other factors, the proposed facility is unlikely to cause
, and as such is exempt from the
requirement to perform routine environmental processing for exposure.
G. A fence and equipment shelter would be installed which are consistent with the
exemption for accessory structures included in section 15303, Class 3(e).
H. Electrical extensions of reasonable length to serve construction are specifically
exempt under section 15303, Class 3(d).
I. No expansion of the existing industrial use of the site would result from the Project.
Draft Findings for Major Use Permit and Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
3
ATTACHMENT 8
USE PERMIT AND MAJOR SITE DEVELOPMENT CONDITIONS OF APPROVAL TO ALLOW
THE CONSTRUCTION AND OPERATION OF A WIRELESS COMMUNICATIONS FACILITY
923 MAZZONI STREET, UKIAH
FILE NO. 3145
CONDITIONS OF APPROVAL: The following Conditions of Approval shall be made a permanent
part of Major Use Permit and Major Site Development Permit No. 3145, and shall remain in force
regardless of property ownership, and shall be implemented in order for this entitlement to remain
valid:
From the Building Official
1. A building permit is required for the project and shall be secured prior to commencement
of work pursuant to the requirements of the California Building Code.
2. The design and construction of all site alterations shall comply with the 2016 California
Building Code, 2016 Plumbing Code, 2016 Electrical Code, 2016 California Mechanical
Code, 2016 California Fire Code, 2016 California Energy Code, 2016 Title 24 California
Energy Efficiency Standards, 2016 California Green Building Standards Code and City of
Ukiah Ordinances and Amendments.
From the Electric Utility Department
3. of the
existing Overhead Transformer Bank. The existing Transformer Bank is located on
a City of Ukiah Electric Utility Pole (04MZZNI05) and will feed the proposed US Cellular
Meter Panel/Main Switch Board. The proposed panel that US Cellular will be using for its
cell tower is subject to further review and approval by the Electric Utility Department.
Should the existing Transformer Bank need to be upgraded, any fees associated with the
transformer upgrade located at 995 Mazzoni Street, or electrical utilities extended to the
new service panels, or secondary conductors that have to be re-sized and
removal/reinstallation of the existing transformer and conductors, shall be the
responsibility of the Applicant/Developer.
4. The proposed panel size/bussed gutter size will need to accommodate enough capacity
to allow for future tenants/users. Based on the drawing submittals page 34 (Sheet
Number: Z-2), it is estimated that there will be three (3) total tenants on the proposed cell
tower. The Electric Utility will require confirmation of these as well. There may be additional
options not mentioned in this section and those options should be discussed with the
Electric Utility, prior to purchase and installation.
5. The service panel shall have Manual Test-Bypass and/or C.T. Rated Facilities and shall
be in accordance with current EUSERC standards. The Applicant/Developer shall submit
service equipment specification sheets with appropriate EUSERC references for City
approval prior to purchase and installation.
6. The Applicant/Developer shall be responsible for purchasing of conduit and installation
(per City of Ukiah specifications).
Draft Conditions of Approval for a Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
7. If necessary, the Applicant/Developer shall purchase and install Primary Pull Box(s), if
required by the Electric Utility Department (per City of Ukiah specifications).
8. Easements are required for the electric distribution facilities extended into the property.
The easements are subject to staff review and approval. The staff approved easements
shall be recorded prior to building permit final and commencement of WCF (Wireless
Communication Facility) operations.
9. At the time of building permit submittal, the Electric Utility Department will prepare a letter
of estimate and a drawing outlining the work to be done by the Applicant/Developer.
STANDARD CONDITIONS OF APPROVAL
10. Approval is granted to allow construction of a wireless communications facility as shown
on the plans date stamped October 5, 2017 and as described in the project description
submitted to the Planning and Community Development Department and date stamped
October 17, 2017.
11. This approval is not effective until the 10-day appeal period applicable to this Use Permit
and Site Development 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.
12. Plans submitted for a building permit shall be in substantial conformance with the plans
conditionally approved by the Planning Commission.
13. 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 wireless communications facility and ancillary site improvements approved by the
Use Permit and Major Site Development Permit.
14. No permit or entitlement shall be deemed effective unless and until all fees and charges
applicable to this application and these conditions of approval have been paid in full.
15. All use, construction and the location thereof, or 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.
16. 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 such standards shall be met.
17. Building permits shall be issued within two years after the effective date of the Use Permit
or same shall be null and void.
Draft Conditions of Approval for a Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
18. 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.
19. If any condition is violated or if any required approval is not obtained, then the Use Permit
granted shall be null and void; otherwise to continue in full force and effect indefinitely until
otherwise terminated and shall run with the land.
20. 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.
21. 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.
22. 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.
23. Construction hours are 7:00 a.m. to 7:00 p.m. Monday through Friday and Saturday 9:00
a.m. to 4:00 p.m., unless specifically approved by the Public Works Director. Construction
is prohibited on Sundays and on holidays recognized by the City of Ukiah, unless
approved by the Public Works Director. Interior construction is exempt from these hours
provided that construction noise is not audible at the project property lines.
24. The project shall comply with the following requirements to reduce air quality impacts
related to project construction:
a) 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 required by the Mendocino County Air Quality
Management District (MCAQMD). 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.
b) 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 MCAQMD.
c) During construction activities, the applicant/owner/contractor shall remove daily
accumulation of mud and dirt on paved access lanes that serve the project site.
d) 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
Draft Conditions of Approval for a Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
MCAQMD regarding this matter and to secure any required permits prior to site
preparation and construction activities.
e) 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.
f) All inactive soil piles on the project site shall be completely covered at all times to
control fugitive dust.
g) 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.
h) Low emission mobile construction equipment, such as tractors, scrapers, and
bulldozers, shall be used for earth moving operations.
25. Any future lighting for the project is subject to Planning Department review and approval
as part of the building permit required for the lighting. Any lighting shall comply with the
following requirements:
a) International Dark Sky Association approved fixture or equivalent;
b) Design compatible with the structures on the site;
c) Downcast, full cutoff fixture(s);
d) Pole height similar to any existing poles; and
e) No light impacts or spill-over to adjacent properties.
26. The property owner shall obtain and maintain any permit or approval required by law,
regulation, specification or ordinance of the City of Ukiah and other Local, State, or Federal
agencies as applicable. All construction shall comply with all fire, building, electric,
plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the time
the Building Permit is approved and issued.
27. A copy of all conditions applicable to the Use Permit and Major Site Development Permit
shall be provided to and be binding upon any future purchaser, tenant, or other party of
interest.
28. All conditions of approval that do not contain specific completion periods shall be
completed prior to building permit final.
29. This approval is contingent upon agreement of the applicant and property owner and their
agents, successors and heirs to defend, indemnify, release and hold harmless the City,
its agents, officers, attorneys, employees, boards and commissions from any claim, action
or proceeding brought against any of the foregoing individuals or entities, the purpose of
which is to attack, set aside, void or annul the approval of this application. This
indemnification shall include, but not be limited to, damages, costs, expenses, attorney
fees or expert witness fees that may be asserted by any person or entity, including the
applicant, arising out of or in connection with the City's action on this application, whether
or not there is concurrent passive or active negligence on the part of the City. If, for any
reason any portion of this indemnification agreement is held to be void or unenforceable
Draft Conditions of Approval for a Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
by a court of competent jurisdiction, the remainder of the agreement shall remain in full
force and effect.
Draft Conditions of Approval for a Use Permit and Major Site Development Permit
US Cellular Wireless Communications Facility
923 Mazzoni Street
File No. 3145
CITY OF UKIAH
DESIGN REVIEW BOARD MINUTES
Conference Room #3
300 Seminary Avenue
Ukiah, CA 95482
December 14, 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 Hise, Hawkes, and Chair Liden
Absent: Member Nicholson and Morrow
Staff Present: Adele Phillips, Associate Planner
Cathy Elawadly, Recording Secretary
Others present: Dan MacKinney, Agent, via telephone
Julie Price, Project Planner
3. CORRESPONDENCE
None was received.
4. APPROVAL OF MINUTES
The Minutes from the October 19, 2017 meeting are available for review and approval.
M/S Hise/Hawkes to approve October 19, 2017 meeting minutes, as submitted. Motion
carried by the following roll call vote: AYES: Member Hise, Hawkes, and Chair Liden.
NOES: None. ABSTAIN: None. ABSENT: Member Nicholson and Morrow.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
Note: The DRB is required by the City Code to review and make a recommendation on all Site
Development Permit applications.
6. NEW BUSINESS
a. Request for Review and Recommendation on a Major Site Development Permitand
Permit to allow the construction of a Wireless Communication Facility (WCF) including a
60+ foot tall monopole at 923 Mazzoni Street. APN 002-040-48. File No.: 3145-UP/SDP-
PC.
Adele Phillips, Associate Planner introduced City Planning Consultant Julie Price.
Julie Price, Project Planner presented the project as specifically outlined in a planning
staff memorandum, dated December 14, 2017 and noted:
Page 1 of 3
Minutes of the Design Review Board, December 14, 2017, Continued:
The proposed project involves a WCF and corresponding new 60-foot painted
monopole tower structure that includes five additional feet for a grand total of 65 feet
with the antennas and lighting rod.
The project is located at the Daniel Steel site on Mazzoni Street and consists of 3.37
acres.
The project is a standard monopole tower structure on a 2,500 sq. ft. area, located
on the NE corner of the subject property.
The property is zoned Manufacturing (M) such that there are no rear yard setback
requirements.
The maximum height limit is 50 feet in the M zoning district. Since the proposed
monopole is over 50 feet, a use permit is required.
Clarified while the project application was submitted on behalf of Wireless Site
Technology, LLC, the applicant is US Cellular.
The applicant desires to increase the fence height to 7 feet, not including the barbed
wire.
Minor revisions have been made to the site plans in response to the City Electric
Department comments regarding the meter bank pedestals and/or other electric-
related issues. (See sheets Z-1 and Z-2)
DRB questions/comments:
Requested clarification the applicant is leasing from the property owner.
Is a request for a variance necessary for the seven-foot high fence? Requested
clarification there is a State ordinance/standard that allows for a seven-foot fence
height. It appears the fencing will exceed the seven-foot height restriction with the
barbed wire at the top of the fence.
Inquired about the diameter of the monopole at the base.
Referred to page 27 of the project description in the staff report
.
Dan MacKinney, Agent, Wireless Site Technology, LLC:
Confirmed the applicant will lease from the property owner the area where the
monopole tower structure is located that also includes an easement for access and
utility purposes.
Related to the revised site plan, sheet Z-2, indicates the plans for the NE corner of
the fenced area have changed where the area has essentially been
Would be amenable to reevaluating the fence height should it exceed the height
limitation/restriction.
The diameter of the tower is approximately three feet at the base. As such, related to
the tower elevation, there is a below-grade square concrete pad with a circular
concrete pier extending upward where the pier itself is five-feet, six inches, which
essentially calculates to approximately a 40-inch diameter that can effectively
support a 70-foot high monopole.
Member Hise:
Finds the aforementioned calculation concerning the diameter of the base
corresponds with the site plan in terms of scale.
Page 2 of 3
Minutes of the Design Review Board, December 14, 2017, Continued:
Associate Planner Adele Phillips:
Acknowledged the City has adopted a new fence ordinance that allows for a seven-
foot height such that all corresponding front, side, and rear yard setback requirements
in the ordinance provisions must be met accordingly.
Planning staff will research how the barbed wire component of the fence will be
calculated for consistency with the fence ordinance requirements.
There was discussion about the various aesthetic design concepts for WCF towers and
appropriate placement thereof.
Motion/Second Hise/Hawks to recommend Planning Commission approve the
construction of a Wireless Communication Facility including a 60+ foot tall monopole at 923
Mazzoni Street, as presented. Motion carried by the following roll call vote: AYES:Member
Hawkes, Hise, and Chair Liden NOES: None. ABSENT: Member Nicholson and Morrow.
ABSTAIN: None.
7. MATTERS FROM THE BOARD
The Board members requested staff inform them of their term limits for serving.
8. MATTERS FROM STAFF
Staff advised of an upcoming project the DRB will review in January.
9. ADJOURNMENT
There being no further business, the meeting adjourned at 3:30 p.m.
Cathy Elawadly, Recording Secretary
Page 3 of 3
AGENDA ITEM NO. 12B
Department of Community Development
300 Seminary Ave.
Ukiah, CA 95482
planning@cityofukiah.com
DATE: February 28, 2018
TO: Planning Commission
FROM: Craig Schlatter, Community Development Director
SUBJECT: Request for Review and Recommendation on a Use Permit and Site
Development Permit to allow for the construction of a 31-unit, three-story multi-
family senior housing development at the northeast corner of S. Oak Street and
W. Gobbi Street. APN 003-301-54. File No: 3248-UP/SDP-PC.
SUMMARY
OWNER: Thrifty Payless, Inc.
30 Hunter Lane
Camp Hill, PA 17011
APPLICANT / AGENT: Cameron Johnson
AMG & Associates, LLC
16633 Ventura Blvd. Suite 1014
Encino, CA 91436
REQUEST: Major Use Permit and Site Development Permit to allow for the
construction of a 31-unit, 3-story multi-family affordable senior
housing development at the northeast corner of S Oak Street
and W Gobbi Street. File No: 3248-UP/SDP-PC
DATE DEEMED COMPLETE: January 22, 2018
LOCATION: On the northeast corner of S Oak St. and W Gobbi St, ±350 ft
east of the intersection of Gobbi St. and South State St.
APN 002-301-54
Address: 763 S Oak Street, Ukiah, CA 95482
TOTAL ACREAGE: ±0.89 A
GENERAL PLAN: Commercial (C)
ZONING DISTRICT: Community Commercial (C1)
ENVIRONMENTAL
Exempt, pursuant to CEQA Guidelines §15332, Class 32, Infill
DETERMINATION:
Development Projects
RECOMMENDATION: Conditional Approval
STAFF PLANNER: Craig Schlatter
PROJECT DESCRIPTION
AMG & Associates, LLC proposes to construct a new 3-story, 31-unit affordable multi-family
senior housing development on the northeast corner of S. Oak Street and W. Gobbi Street. The
Project includes:
A single building with 27 one-bedroom units and 4 two-bedroom units, (4 ADA accessible
units, 2 sensory impaired units and 25 adaptable units) and a 1,820 sf community center
with exercise and laundry facilities.
Parking lot containing 28 vehicle parking spaces, including 6 ADA accessible spaces.
Low Impact Development features for stormwater treatment, including permeable pavers
in the parking lot, a vegetated swale and bioretention cells.
Covered, securable bicycle parking for 4 bikes.
A lighted monument sign at the driveway entrance.
Access via S. Oak Street, with a gated emergency vehicle access to the southeast through
the Rite Aid parking lot.
Six-foot wide sidewalks along drive aisles linked to sidewalks on S. Oak and Gobbi
Streets.
Trash enclosure.
Landscaping in planting beds around the building and in the parking lot that featuresnative
and drought-tolerant species, including the planting of 14 trees.
Balconies and patios for private open space.
Installing the emergency access through the Rite Aid parking lot will require a section of existing
curb to be removed at the southeast corner of the property. Construction of the access on S. Oak
Street will require the removal of a curb section and one of 13 street trees, resulting in a total of
12 street trees remaining along S. Oak and W. Gobbi streets.
In addition to the 12 existing street trees, 14 new trees selected from the Required Parking
Lot Tree List have been specified in the landscaping plan. Vegetated swale and biofiltration areas
planted with grasses will be constructed on the west and south sides of the development.
The new building will have a footprint of 10,666 sf and a maximum height of 40 ft. The building
will be set back 15 ft from the west property line and - from the south property line.
Construction type is wood frame supported by perimeter foundations. Exterior materials will
include a combination of board & batten, horizontal and shake siding with composite roof shingles
and stone veneer accents. The architectural style is craftsman, with a color palette consistingof
light yellow and gray siding with accents in natural tones of gray, white, and terra cotta.
The site is visible from W. Gobbi Street and S. Oak Street, Rite Aid, and surrounding
residences. Project plans are included as Attachment 1.
Setting. The subject property consists of a vacant lot in the northeast corner of S. Oak Street and
W. Gobbi Street (763 S. Oak Street), formerly the site of the original Rite Aid Pharmacy building.
The 38,768 sf (0.89 acre) parcel is within short walking distance to grocery stores, pharmacies,
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
2
restaurants, and civic opportunities. The site is two blocks from MTA Routes 7 (Ukiah Jitney) and
9 (Ukiah Local), providing convenient public transportation options to future residents.
The Project site is zoned Community Commercial (C1). A Rite Aid Pharmacy adjoins the parcel
to the west and a multifamily apartment complex adjoins the property to the north. A single-family
residence and a multifamily apartment complex are located across S. Oak Street to the east and
the Chase parking lot is located across Gobbi Street to the south. Land use and zoning exhibits
are provided as Attachment 2.
ZONE: GENERAL PLAN: USE:
NORTH High Density Residential (R3) Residential (R) Multi-family Residential
EAST Community Commercial (C1) Commercial (C) Commercial
SOUTH Community Commercial (C1) Commercial (C) Commercial
WEST Medium-Density Residential Residential (R) Single Family Residential,
(R2) Multi Family Residential
Background. The subject 0.89 acre property was originally part of a 2.5 acre parcel that was
subdivided into two separate parcels in 2008. The site of the proposed Project was the original
location of Thrifty Drugstore, later becoming Rite Aid Drugstore. Site Development Permit No. 06-
19 was approved by the Planning Commission on February 14, 2007, allowing for the construction
of a new Rite Aid Drugstore on the new east parcel and demolition of the Rite Aid building on the
new west parcel. On September 9, 2015, the Planning Commission approved Major Use Permit
No. 1174 (Guillon) to construct a 26-unit multi-family development at the site of the proposed
Project, however this project was not constructed and has subsequently expired.
Agency Comments. On January 2, 2017, project referrals were sent to the following responsible
or trustee agencies with jurisdiction over the Project. Comments received from agencies have
been incorporated into the site design and the conditions of approval as appropriate.The
recommended conditions of approval are contained in Attachment 4.
AGENCY RESPONSE RESPONSE DATE
Ukiah Valley Fire District Comments January 18, 2018
City of Ukiah Public Works Conditions of Approval January 16, 2018
City of Ukiah Police Department
Comments January 15, 2018
City of Ukiah Electrical Utility
Conditions of Approval January 3, 2018
City of Ukiah Building Official
Standard Comments January 3, 2018
County Airport Land Use Commission
Comments January 23, 2018
Mendocino Transit Authority
No Response
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
3
STAFF ANALYSIS
General Plan. The subject property has a Commercial (C) General Plan land use designation.
This General Plan designation allows a maximum of 28 units per acre (1 unit per 1,500 sf),
typically as apartments and townhouse projects. By providing affordable housing to the senior
population, promoting infill development, incorporating water saving landscaping and Low Impact
Development (LID) features, and installing energy efficiency features, the Project fulfills several
General Plan policies and implementing policies, including allowance for a density bonus, as
summarized in the following table.
General Plan Goal / Policy: Staff Analysis:
Policy H-3.4: Provide density bonuses to The 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
(see Attachment 5). All units will be forlower
income households (as defined in §50079.5in
the Health and Safety Code), and thus the
Project qualifies for a 35% density bonus per
§65915 (f)(1), resulting in a total of 30
Implementing Policy H-3.b: Increase housing Four units will be ADA accessible, two units
opportunities for persons with disabilities will be for sensory impaired residents, and all
consistent with the fair housing and disability units will be adaptable.
laws, and encourage physical access to and
within residential units and areas during the
development review process.
Goal H-5: We want to use land effectively to The Project is required to comply withthe
meet housing needs and to implement smart California Green Building Code. In order to be
growth, green building, and sustainable eligible for the State Low-Income Housing Tax
development polices with a focus on infill. Credit Program, the Project must also comply
with minimum construction standards related
to energy efficiency and sustainability (see
Attachment 6). The Project incorporatesLow
Impact Development features including:
permeable pavers, bioretention cells and
vegetated swales. The Project site is
considered infill and is located within 0.5 miles
of many daily needs, including: medical
facilities, grocery and other retail outlets.
Public transit is also located within 0.25 miles
of the Project.
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
4
Policy H-5.1: Assure that new housing is well-The Project was reviewed by the Design
designed to enhance neighborhoods Review Board (DRB) on January 25, 2018,
and community as a whole. and found to meet the goals of the Design
GP-25: Ensure aesthetic qualities in the
Standards. The DRB voted unanimously to
design and construction of the community. recommend approval of the Project, noting the
Policy GP-25.1: Establish a design review Project is well designed and has good
system that incorporates specific aesthetic character. The DRB was pleased with the style
quality standards for development. of the building and materials selected.
Policy H-5.6: Support careful well-designed The Project site is served by City services.
infill housing development in areas currently The proposed infill housing development has
served by City services. been reviewed by Public Works, the Fire
Marshall, Police Department, and Electric
Utility Department; there are adequate
services and capacity to serve the proposed
Project.
Policy H-5.7: Encourage and support The Project is required to comply with the
sustainable site planning and development. California Green Building Code as well as the
minimum construction standards established
for projects receiving benefits from the State
Low-Income Housing Tax Credit Program.
These standards include review by an energy
efficiency analyst to consider energy
efficiency measures beyond the minimum
standards, low water use landscaping and
Energy Star rated appliances, among others.
The Project incorporates Low Impact
Development measures, and the landscape
plan, as conditioned, will incorporate drought
tolerant, low maintenance, habitat-friendly,
native species. A total of 14 trees are
proposed for planting in the development.
Implementing Task H-5.f: Assist developers The Project will offer LED, International Dark
and housing development agencies in Sky compliant lighting, energy efficient
incorporating green building, energy heating and cooling systems and will meet or
conservation, and alternative energy exceed Title 24 requirements. The Project
generation into their projects by providing features bioremediative swales to collect and
information about resources and links to local treat stormwater runoff. The building has been
organizations such as local renewable energy
system designers and installers, rebates, becomes available to install a photovoltaic
energy-rating systems, and funding, on the (PV) system. In order to meet City access and
Housing Resources website. LID standards, the building is situated so there
is no southern roof exposure. PV panels would
be placed on a less-efficient west-facing roof.
Because the Project will provide affordable
housing, the applicant is eligible to apply for
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
5
GOAL OC-23: Native plant landscaping shall The landscape plan includes a number of
be encouraged. Implementation Measure California native plant species, including
OC-23.1(c): Landscaping standards for new manzanita, Western redbud, toyon, Oregon
development and redevelopment projects grape, rock rose and purple needlegrass.
shall be applicable to all but individual single-Parking lot trees were selected from the City
family residential development. Compliance Parking Lot Tree List. Recommended
with landscaping standards shall be required Condition 3 would require more native,
as a condition of discretionary approvals or a habitat-friendly species to be incorporated into
condition of issuing a building permit. This the landscape plan.
implementation measure does apply to
single family residences located within
planned developments or subdivisions for
which landscaping standards where
incorporated as conditions of project
approval.
Goal EG-6: Promote energy efficiency The Project is required to comply with the
features in the design of all new structures and California Green Building Code, including Title
in the retrofitting of existing structures. 24, which is intended to promote energy
efficiency. In order to be eligible for the State
Low-Income Housing Tax Credit Program, the
Project must be reviewed by an energy
efficiency analyst to consider energy
efficiency measures beyond the minimum
standards. The Project will offer LED lighting.
Density Bonus: California Government Code Chapter 4.3 Density Bonuses and other Incentives
§65915 entitles the Project to receive a density bonus. A density bonus allows certain projects to
exceed the maximum density than would normally be allowed, provided projects meet eligibility
criteria. The Project will target seniors earning up to 60% of the area median income for
Mendocino County. With 20 percent of the total units of the Project provided for lowerincome
households, as defined in §50105 in the Health and Safety Code, the Project qualifies for a 35%
density bonus per §65915 (f)(1).
Ukiah Municipal Code (UMC) Section 9084 requires a minimum density of 1500 sf of site area
per unit. A density bonus of 35% would allow for a density of 975 sf per unit. The proposed Project
will have a density of one unit per 1250 sf of site area, which is within the density bonus allowance,
and therefore consistent with Government Code.
Zoning Consistency: The Project site is zoned Community Commercial (C1). Multi-family
projects are allowed with a Use Permit in the C1 zoning district. A Use Permit and Site
Development Permit are being considered concurrently, per UMC Section 9262, which allows the
following: Projects requiring a Use Permit for new construction or exterior modifications need not
have a separate Site Development Permit. Site development review, criteria, and findings shall
be incorporated into the use permit
The Project has been evaluated for consistency with the requirements of the Zoning Ordinance
and has been found in general compliance with the standards.
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
6
Parking. Per UMC Section 9198(A)(3), multi-family residential uses require one (1) parking space
for each one-bedroom unit and two (2) parking spaces for each 2-bedroom unit; however,
affordable housing projects may be allowed up to a 20 percent reduction in parking requirements
subject to Planning Director approval. The applicant is requesting a reduction in the parking
required per UMC Section 9198. The applicant proposes 28 parking spaces (including sixADA
accessible parking spaces) to serve residents, equivalent to a 20 percent reduction of the City-
required 35 spaces. California Government Code Chapter 4.3 Density Bonuses and Other
Incentives §65915(p)(3)(A) allows 0.5 parking spaces per unit if the development is located within
one-half mile of a major transit stop and there is unobstructed access to the major transit stop
from the development. Per §65915(p)(3)(A), a 31-unit facility would only be required to provide
16 parking spaces; however, the Project exceeds this requirement by providing 28 parking
spaces.
Mendocino Transit Authority (MTA) Routes 7 and 9 provide frequent service to stops in the
immediate vicinity of the subject property two blocks to the east at Gobbi St. and Main St. The
demand for parking is expected to be low, as the applicant expects few of the residents to be
automobile owners. According to Rural Communities Housing Development Corporation
(RCHDC), that manages four low-income senior residential complexes in Ukiah, the majority of
seniors that reside in their complexes do not own vehicles and rely on other modesof
transportation. 28 parking spaces for 31 low-income senior housing units
are expected to be sufficient.
Site Design. The visual prominence of the parking area is de-emphasized by landscaping and the
siting of parking on the side and rear portions of the property. Trees are provided between every
four parking stalls, consistent with Section 9087(D)(e) of the Ukiah Municipal Ordinance. Parking
stalls surfaced with permeable pavers will break up the expanse of asphalt-concrete surfacing in
the parking lot. Additional vegetative screening using trees and shrubs is recommended in the
planter along the east property line to provide a visual buffer between the Project and the adjoining
property (Rite Aid), consistent with Section 9087(D)(f)(see Condition 2). The swale is currently
specified with grasses only. Pedestrian walkways within the development are six feet wide and
link the parking area with building entrances and sidewalks on both Oak Street and Gobbi Street.
Landscaping. Pursuant to Section 9087(D)(i), all new developments shall include landscaping
coverage of twenty (20) percent of the gross area of the parcel unless such coverage would be
unreasonable due to the small size of the parcel. At 9418 sf, landscaped areas for the Project
account for approximately 24 percent of the lot coverage.
In order to receive benefits from the State Low-Income Housing Tax Credit Program, the Project
must follow the requirements of the state Model Water Efficient Landscape Ordinance unless a
local landscape ordinance is at least as restrictive. The state ordinance requires the planting of
comply with these requirements. f
street trees, and a number of native, drought-tolerant plant species are included in the plan. Some
of the species specified in the landscape plan are non-native, considered to be invasive, or
otherwise lacking in habitat value for bees and birds. In order to increase the number of native,
habitat-friendly species, a condition is recommended that would require replacing some of the
species with plants consistent with City landscape requirements, as well as Planning Division
approval of the final landscape plan prior to issuance of the building permit (see Condition 3).
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
7
Lighting. Preliminary lighting plans have been provided for the Project which demonstrate
compliance with requirements for downcast lighting that avoids glare and spilling out onto
adjoining properties. The project specifies seven (7) light standards in the parking area that are
12 feet above finished grade and use downcast luminaires. Exterior wall lights are downcast or
use coated glass to diffuse the light. Mission style wall lights are consistent with the craftsman
design elements of the building. The Project proposes to use LED lighting in all fixtures and to be
International Dark Sky compliant. Condition number 5 is recommended to ensure compliance with
City lighting requirements.
Signs. A lighted monument sign announcing the name of the housing development, office and
TYY phone numbers, accessible sign logo, and fair housing logo will be constructed on the south
side of the driveway outside of the public right-of-way. The sign will have a natural stone river
rock style base and a weathered cedar distressed wood face, with a minimum sign area of 16 sf
required to comply with City lighting
requirements (see Condition 5). A detailed sign plan will be required at the time of building permit
application submittal to including lighting detail. The proposed monument sign is consistent with
Section 3227(A) of the Ukiah Municipal Code.
Fences and Walls. There are no fences or walls proposed for the Project.
Outdoor Storage & Service Areas. A trash enclosure will be provided at the northeast corner of
the building in the parking lot. The enclosure will be 6-ft high, constructed of split-face concrete
masonry units with metal gates and painted to match the building.
Airport Land Use Compatibility: The Project is located in Zone C of the Mendocino County
Airport Comprehensive Land Use Plan (ACLUP). Multifamily residential uses are identified in the
ACLUP as a Normally Acceptable Use in Zone C. The application was referred to the Mendocino
County Airport Land Use Commission (ALUC) for review and a response was provided that due
to the Projectthere is no action required.
Design Review Board Review: The Project site is located outside of the Downtown Design
District, and is subject to the recommendations of the Design Guidelines for Commercial Projects
Outside the Downtown Design District. The Design Review Board (DRB) reviewed the Project on
January 25, 2018. The building is craftsman style and contains visually interesting architectural
features including relief features in wall surfaces, multiple roof angles, decorated cornices and
eaves, and balconies. A variety of material types include board and batten siding, horizontal
siding, shake siding, and natural stone-look masonry. The primary building color is yellow with a
charcoal gray roof, complemented with earth tones of gray, terra cotta and taupe.
There was general discussion about the architectural style of the building, materials selection,
colors, roof orientation, landscaping and the potential for the installation of photovoltaic cells. The
DRB found the Project to be well designed and having good character, and voted unanimously to
recommend approval of the Project to the Planning Commission. The Draft DRB minutes are
provided in Attachment 7.
California Environmental Quality Act: The proposed Project is exempt from the provisions of
the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines §15332, Class
32, In-fill Development Projects, which allows for in-fill projects that are consistent with the
General Plan and zoning regulations; occur within city limits on a project site of no more than 5
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
8
acres substantially surrounded by urban uses; has no value as habitat for endangered, rare or
threatened species; would not significantly impact traffic, noise, air quality or water quality; and
can be adequately served by the necessary utilities and public services.
NOTICE
Notice of the Public Hearing was provided in the following manner:
Published in the Ukiah Daily Journal February 18, 2018
Posted on the Project site February 13, 2018
Posted at the Civic Center (glass case) 72 hours prior to hearing
Mailed to property owners within 300 feet of the parcels included in the Project on February
13, 2018
Comments from the public were received by email and at the Design Review Board meeting
regarding desire for provision of roof-mounted solar photovoltaics. No other comments have been
received as of time of report writing.
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) adopt the findings; and
3) conditionally approve a Use Permit and Site Development Permit for the Project.
ATTACHMENTS
1. Project Application and Plans
2. Site Exhibits
3. Draft Findings
4. Draft Conditions of Approval
5. California Government Code Chapter 4.3 Density Bonuses and Other Incentives §65915
6. State of California Tax Credit Allocation Committee - Attachment 10 Minimum
Construction Standards
7. Design Review Board Draft Minutes January 25, 2018
Staff Report
Major Use Permit and Site Development Permit
Ukiah Senior Apartments
763 S. Oak Street
File No. 3248
9
ATTACHMENT 3
DRAFT FINDINGS TO ADOPT A USE PERMIT AND MAJOR SITE DEVELOPMENT PERMIT
TO ALLOW THE CONSTRUCTION OF A MULTI-FAMILY SENIOR HOUSING DEVELOPMENT
763 S. OAK STREET, UKIAH
FILE NO. 3248
Recommendation for the Approval of the Use Permit and Major Site Development Permit:
The Planning Department's recommendation for approval of Use Permit and Site Development
Permit No. 3248 to construct a multi-family senior housing development. Project, and associated
improvements, is based, in part, on the following findings:
1. The proposed multi-family residential development is consistent with the goals, policies
and objectives of the Ukiah General Plan because it provides well-designed infill housing,
provides a density bonus to allow an increased number of affordable housing units, and
has been designed to enhance the surrounding neighborhood.
2. The proposed multi-family residential development is consistent with the use and
development standards for the Community Commercial (C1) District, including maximum
building height and setbacks to property lines.
3. The proposed Paccommodation for increased density and reduced parking is
consistent with the Ukiah Municipal Code and the California Government Code due to the
percentage of low-income units provided and the proximity to retail, groceries and transit.
4. The proposed Project is compatible with surrounding land uses and would not be
detrimental to the public's health, safety and general welfare because as conditioned, the
project will be consistent with the requirements for construction in the City of Ukiah.
5. The propouse and intensity are harmonious with the
existing neighborhood, including other existing uses located in the area.
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.
6. The location, size and intensity of the proposed Project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern. The proposed Project provides one
access point on Oak Street and emergency access on Gobbi Street and the site has
existing sidewalk frontage on two sides, providing convenient vehicle and pedestrian traffic
patterns.
7. The proposed 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.
8. The accessibility of off-street parking areas and the relation of parking areas with respect
to traffic on adjacent streets will not create a hazardous or inconvenient condition to
adjacent or surrounding uses. Each parking space opens directly upon an aisle of ample
width, and the driveway is located of substantial distance from the curb return as to reduce
interference with traffic movements at the intersection of Oak and Gobbi Streets.
Draft Findings for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
9. The proposed building is situated in close proximity to the lot frontage with a parking lot
providing space between the proposed building and adjacent properties; therefore, the
Project would not cut out light and air on the property, or on the property in the
neighborhood. The proposed Project will not hinder the development or use of buildings
in the neighborhood, or impair the value thereof because the Project site is surrounded by
apartments, commercial uses and single-family residences, consistent with the use and
character of the proposed development as a multi-family apartment complex.
10. Street trees will provide screening of the proposed Project from the public right of way and
new landscaping will be planted around the new building and parking lot to provide
additional screening from neighboring properties, breaking up expanses of paved area.
11. The in-fill Project site was previously paved and developed as a retail pharmacy, and is
surrounded by existing residential development and commercial uses. The infill site is
partially paved and contains no wetlands, marshes, vernal pools, riparian areas,riparian
habitat or other watercourses on the parcels included in the Project. Therefore, the
proposed Project will not damage or destroy such resources.
12. The proposed Project was reviewed by the Design Review Board who found the Project
to be architecturally interesting and attractive, and consistent and compatible with other
residential development in the neighborhood.
13. Notice of the Public Hearing was provided in the following manner:
Published in the Ukiah Daily Journal February 18, 2018
Posted on the Project site February 13, 2018
Posted at the Civic Center (glass case) 72 hours prior to hearing
Mailed to property owners within 300 feet of the parcels included in the Project on
February 13, 2018
14. Based on the following, the proposed project would not have a significant impact on the
environment and is exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to CEQA Guidelines Section 15332, Class 32 In-fill Development
Projects.
A. The Project is consistent with the General Plan, the Commercial Land Use
designation and City zoning regulations.
B. The project site is located within city limits on a 0.89-acre parcel.
C. The project site is located on a disturbed, previously developed parcel that has no
significant value as habitat for endangered, rare or threatened species.
D. The Project will not significantly impact traffic, noise, air quality or water quality.The
to this Project.
E. The Project has been reviewed by the City Electric Utility and Public Works
Department and can be provided with the necessary water, sewer and electrical
service.
Findings for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
ATTACHMENT 4
DRAFT CONDITIONS OF APPROVAL TO ADOPT A USE PERMIT AND
MAJOR SITE DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A
MULTI-FAMILY SENIOR HOUSING DEVELOPMENT
763 S. OAK STREET, UKIAH
FILE NO. 3248
CONDITIONS OF APPROVAL: The following Conditions of Approval shall be made a permanent
part of Use Permit and Major Site Development Permit No. 3248, shall remain in force regardless
of property ownership, and shall be implemented in order for this entitlement to remain valid:
From the Planning Division
1. Prior to Final of building permit, an affordability restriction shall be recorded and a copy of
this recorded restriction shall be provided to the Community Development Department.
The recorded affordability restriction shall comply with the requirements of Government
Code Section 65915, that the housing units will be made available at affordable rent or
affordable housing cost to, and occupied by, low-income persons or families for at least
55 years.
2. Provide for a perimeter planting strip with both trees and shrubs along the east side of the
parking lot for the purpose of screening from the adjoining parcel. Plant selection shall
comply with Section 9087(D) of the Ukiah Municipal Code and shall be included in the
Final Landscaping Plan.
3. Prior to the issuance of a building Permit, a Final Landscaping Plan shall be submitted for
review and approval by the Director of Community Development or his/her designee. The
Plan shall incorporate native, drought-tolerant, low maintenance and habitat-friendly plant
species to the greatest extent feasible and shall include the appropriate type of mulch
(wood or rock) for each planted area. 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 Community Development. The Final Landscaping Plan shall incorporate
recommendations derived from Low Impact Development Standards.
4. To provide tree protection for existing street trees, the developer shall install temporary
chain link fence at back of sidewalk or similar protective measures approved by the
Department of Community Development for the duration of construction.
5. Any future lighting for the project is subject to review and approval by the Planning Division
as part of the building permit required for the lighting. Any lighting, including sign
illumination, shall comply with the following requirements:
a) International Dark Sky Association approved fixture or equivalent;
b) Design compatible with the structure(s) on the site;
c) Downcast, full cutoff fixture(s);
d) Pole height similar to any existing poles; and
e) No light impacts, glare or spill-over to adjacent properties.
6. The developer shall install a minimum of four (4) covered bicycle parking spaces.
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
7. The project shall comply with the following requirements to reduce air quality impacts
related to project construction:
a) 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 required by the Mendocino County Air Quality
Management District (MCAQMD). 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.
b) 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 MCAQMD.
c) During construction activities, the applicant/owner/contractor shall remove daily
accumulation of mud and dirt on paved access lanes that serve the project site.
d) 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
MCAQMD regarding this matter and to secure any required permits prior to site
preparation and construction activities.
e) 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.
f) All inactive soil piles on the project site shall be completely covered at all times to
control fugitive dust.
g) 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.
h) Low emission mobile construction equipment, such as tractors, scrapers, and
bulldozers, shall be used for earth moving operations.
8. 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.
9. 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
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
Descendent, who will help determine what course of action should be taken in dealing with
the remains.
10. 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.
11. 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.
12. 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
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.
From the Building Official
13. A Building Permit is required for the project and shall be secured prior to commencement
of work pursuant to the requirements of the California Building Code.
14. The design and construction of all site alterations shall comply with the 2016 California
Building Code, 2016 Plumbing Code, 2016 Electrical Code, 2016 California Mechanical
Code, 2016 California Fire Code, 2016 California Energy Code, 2016 Title 24 California
Energy Efficiency Standards, 2016 California Green Building Standards Code and City of
Ukiah Ordinances and Amendments.
From the Fire Marshall
15. An emergency access/egress between the Project site and the adjoining parcel to the east
(Rite Aid) shall be provided and equipped with a Knox Box.
From the Police Department
16. Development of the Project shall take into consideration the recommendations provided
by the Ukiah Police Department in the Crime Prevention Through Environmental Design
(CPTED) Plan Survey dated January 10, 2018.
From the Electric Utility Department
17. The subject property will be served from underground facilities.
18. The developer shall provide EUSERC-approved electrical equipment that is to be used on
this project.
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
19. All future site improvements shall be submitted to the Electric Utility Department for review
and comment. At such time, specific service requirements, service voltage, and developer
costs and requirements will be determined.
20. The developer shall provide projected load calculations to the Electric Utility Department.
21. The developer/customer shall incur all costs of this future project, including labor,
materials, equipment and future services.
22. There shall be an easement provided to the Electric Utility Department for any electric
service that transverses through the property or around any City owned electric
equipment.
From the Public Works Department
23. Bio-retention cell details shall include a soil layer to support landscaping.
24. A Drainage Report will be required to support the drainage design and address potential
project impacts to flooding prior to approval of the improvement plans.
25. 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 imp
Water Permit and the 2017 Low Impact Development Technical Design Manual (LID
Manual). A final Storm Water Low Impact Development Submittal (SWLIDS) and
Drainage Report shall be provided to support the design of the proposed drainage system.
26. A soils report shall be provided which confirms the classification of the site soils and design
of post-construction BMPs.
27. 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
post-construction stormwater BMPs. Upon completion of the work, a reportshall be
submitted by the project engineer to the Department of Public Works stating that the
stormwater BMPs have been completed in accordance with the approved plans, final
SWLIDS, and conditions of approval, shall function as intended, and all areas have been
permanently stabilized to prevent sediment and erosion.
28. 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.
29. 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
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
the street rights-of-way. Public sidewalks located outside of the street right-of-way will
require a sidewalk easement dedicated to the City.
30. Existing street trees in unsatisfactory condition shall be replaced.
31. Any existing curb, gutter and sidewalk in disrepair adjacent to the subject property shall
be repaired. All work shall be done in conformance with the City of Ukiah Standard
Drawings 101 and 102 or as directed by the City Engineer.
32. 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.
33. All areas of circulation shall be paved with a minimum of
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.
34. Existing sewer laterals planned to be utilized as part of this project shall be cleaned and
tested, and repaired or replaced if required. If an existing lateral is to be abandoned, it
shall be abandoned at the main to the satisfaction of the Public Works Department. Sewer
connection fees shall be paid at the time of building permit issuance.
35. 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.
36. Irrigation services shall have approved backflow devices.
STANDARD CONDITIONS OF APPROVAL
37. Approval is granted to allow construction of the Project as shown on the plans dated
September 15, 2017 and as described in the project description submitted to the Planning
and Community Development Department and date stamped December 13, 2017.
38. Plans submitted for a building permit shall be in substantial conformance with the plans
conditionally approved by the Planning Commission.
39. This approval is not effective until the 10-day appeal period applicable to this Use Permit
and Site Development 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.
40. 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.
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
41. All use, construction and the location thereof, or 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.
42. 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 such standards shall be met.
43. Building Permits shall be issued within two years after the effective date of the Use Permit
or same shall be null and void.
44. 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.
45. If any condition is violated or if any required approval is not obtained, then the Use Permit
granted shall be null and void; otherwise to continue in full force and effect indefinitely until
otherwise terminated and shall run with the land.
46. 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.
47. 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.
48. 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.
49. This approval is contingent upon agreement of the applicant and property owner and their
agents, successors and heirs to defend, indemnify, release and hold harmless the City,
its agents, officers, attorneys, employees, boards and commissions from any claim, action
or proceeding brought against any of the foregoing individuals or entities, the purpose of
which is to attack, set aside, void or annul the approval of this application. This
indemnification shall include, but not be limited to, damages, costs, expenses, attorney
fees or expert witness fees that may be asserted by any person or entity, including the
applicant, arising out of or in connection with the City's action on this application, whether
or not there is concurrent passive or active negligence on the part of the City. If, for any
reason any portion of this indemnification agreement is held to be void or unenforceable
by a court of competent jurisdiction, the remainder of the agreement shall remain in full
force and effect.
Conditions of Approval for Use Permit and Major Site Development Permit
Multi-Family Senior Housing Development
763 S. Oak Street
File No. 3248
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2131!
2232/6
2334!
2435/6
2537!
2638/6
2841/6
2943!
2:44/6
3146!
)3*!Gps!ipvtjoh!efwfmpqnfout!nffujoh!uif!dsjufsjb!pg!tvcqbsbhsbqi!)C*!pg!qbsbhsbqi!)2*!pg!tvcejwjtjpo!)c*-!uif
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631!
733/6
836!
938/6
:41!
2143/6
2246!
)4*!)B*!Gps!ipvtjoh!efwfmpqnfout!nffujoh!uif!dsjufsjb!pg!tvcqbsbhsbqi!)D*!pg!qbsbhsbqi!)2*!pg!tvcejwjtjpo!)c*-
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216
227
238
249
25:
2621
2722
2823
2924
2:25
3126
3227
3328
3429
352:
3631
3732
3833
3934
3:35
4136
4237
4338
4439
453:
4641
4742
4843
4944
4:45
5146
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2126
2227
2328
2429
252:
2631
2732
2833
2934
2:35
3136
3237
3338
3439
353:
3641
3742
3843
3944
3:45
4146
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