Loading...
HomeMy WebLinkAbout1008 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 ORDINANCE NO. 1008 AN ORDINANCE OF THE CITY COUNCIL OF UKIAH AMENDING THE OFFICIAL ZONING MAP FOR THE CITY OF UKIAH, CALIFORNIA AND APPROVING THE DOOLAN CREEK SUBDIVISION AND PLANNED DEVELOPMENT PROJECT The City Council of the City of Ukiah ordains as follows: SECTION ONE Pursuant to the procedures set forth in Section 9009 of the Ukiah City Code, the Official Zoning Map for the City of Ukiah is amended to change the zoning on a Assessor Parcel No. 003-530-23 from R-3 (Multiple Residential) to PD (Planned Development). Additionally, pursuant to Sections 9165-9167 of the Ukiah City Code, the Doolan Creek Planned Development is hereby established. The Planned Development encompasses 3.11 acres at the terminus of Mulberry Street, on Assessor Parcel No. 003-530-23, and is identified on the map attached as Exhibit "A". SECTION TWO The rezoning action and amendment to the Official Zoning Map of the City of Ukiah is to classify the subject property as "PD" (Planned Development) and is necessary to allow relaxed development standards for the proposed project. SECTION THREE The rezoning action is reasonable and appropriate because it satisfies goals and policies of the Ukiah General Plan that support individual home ownership and the creation of Iow and moderate income housing. SECTION FOUR The Development Plan for this Planned Development, as prescribed in Ukiah City Code Section 9167(b), and attached as Exhibit "A", is approved. ORDINANCE NO. 1008 Page 1 of 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 SECTION FIVE Development standards not addressed in the Planned Development regulations delineated in Section Five shall be those specified in the City of Ukiah Zoning Code. SECTION SlX The regulations for this Planned Development, as prescribed in Ukiah City Code Sections 9166 and 9167(b), are as follows: A. USES 1. Single family residential; one dwelling unit per parcel. B. DEVELOPMENT STANDARDS 1. Building Heights: Dwellings, maximum height of 30 feet; Accessory structures, maximum height of 20 feet. 2. Building Site Areas: Parcel sizes and configurations shall be as shown on the Development Plan. 3. Building Setbacks: Front, 20 feet; Side, 5 feet; Rear, 15 feet 4. On-site Parking: Two spaces (9' x 20') per dwelling unit; No on-street parking shall be permitted in the culs-de-sac. SECTION SEVEN The approval of the Development Plan shown as Exhibit "A" and the Tentative Subdivision Map shown as Exhibit "C", and entitled Doolan Creek Subdivision, shall also be subject to the specified Conditions of Approval, which are included as Exhibit "B" of this ordinance. ORDINANCE NO. 1008 Page 2 of 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 SECTION EIGHT Based on the analysis and conclusions contained in the Initial Study, the City Council concluded that the proposed rezoning project would not have a significant adverse effect on the environment, and adopted a Negative Declaration. SECTION NINE The approval of the proposed project is based on the following findings: 1. The proposal is consistent with the goals, objectives and policies of the Ukiah General Plan since it would provide individual home ownership for person with Iow to moderate incomes, provides energy-efficient designs and landscaping that would be compatible with passive solar techniques, and provides on-site recreation areas; 2. The location, size and intensity of the proposed single family neighborhood would not create a hazardous or inconvenient vehicular or pedestrian traffic pattern since the City Engineer has determined that the extension of Mulberry Street is not warranted by the size of the proposed development and that the proposed public access road shown on project plans as Creekside Court is consistent with the requirements for cul-de-sac streets, and a secondary access approved by the Fire Marshal will be provided for emergency access; 3. The accessibility of off-street parking areas and its location relative to traffic on the proposed public street would not create a hazardous or inconvenient condition since required off-street parking would be provided for each residential unit and parking in the culs-de-sac would be prohibited by the Ukiah Fire Code; 4. Sufficient landscaping areas and plantings would be available to provide screening of residential structures from the site; ORDINANCE NO. 1008 Page 3 of 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 5. The use of passive solar methods would not be inhibited by the proposed location of the residential structures and the location and types of landscaping that would be planted on the site; 6. The proposed development would not excessively damage or destroy natural features since proposed modifications to Doolan Creek would be consistent with creekside restoration policies of the Ukiah General Plan and the riparian requirements of the California Department of Fish and Game and the U.S. Army Corps of Engineers. 7. There is sufficient variety, creativity and articulation in the proposed design of the structures and grounds to avoid monotony and a box-like appearance since the residential structures will utilize a variety of designs and orientations, including the use of both one-story and two-story structures. SECTION TEN This ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah. SECTION ELEVEN This ordinance shall become effective 30 days after its adoption. INTRODUCED BY TITLE ONLY on the 17th day of June, 1998, by the following roll call vote: AYES: Councilmembers Kelly, Mastin and Mayor Malone NOES: None ABSENT: Councilmembers Chavez and Ashiku ABSTAIN: None ORDINANCE NO. 1008 Page 4 of 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O 21 22 23 24 25 26 27 28 PASSED AND ADOPTED this 1st day of July, 1998, by the following roll call vote: AYES: Councilmembers Chavez, Kelly, Ashiku, Mastin and Mayor Malone NOES: ABSENT: ABSTAIN: ~TTEST: MARIE ULVILA, CITY CLERK 'S.H'ERIDAN MALONE, ~/~/~)R ORDINANCE NO. 1008 Page 5 of 5 0 0 I-' ~o¢ .< ORDINANCE NO. 1008 EXHIBIT "A" Page 1 of 1 o EXHIBIT "B" CONDITIONS OF APPROVAL FOR DOOLAN CREEK SUBDIVISION (ORDINANCE NO. 1008) All use, construction, or occupancy shall conform to the Development Plan application approved by the City Council, and to any supporting documents submitted therewith, including maps, sketches, renderings, building elevations, landscape plans, and alike. 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 City Council. In addition to any particular condition which might be imposed, any construction shall comply with all building, fire, electric, plumbing, occupancy, and structural laws, regulations, and ordinances in effect at the time the Building Permit is approved and issued. Applicant shall be required to obtain any permit or approval which is required by law, regulation, or ordinance, be it required by Local, State, or Federal agency. Building Permits shall be issued within three years after the effective date of the Development Plan, or same shall be subject to the City's permit revocation process and procedures. The approved Development Plan may be revoked through the City's revocation process if the approved project related to the plan is not being conducted in compliance with the stipulations and conditions of approval; or if the project is not established within three years of the effective date of approval. Except as otherwise specifically noted, the Development Plan shall be granted only for the specific purposes stated in the action approving such plan and shall not be construed as eliminating or modifying any building, use, or zone requirements except as to such specific purposes. All curbs, gutters, sidewalks, and/or street paving which are broken or damaged, or driveways which will not be used, shall be removed and replaced as required by the City Engineer. ORDINANCE NO. 1008 ATTACHMENT "B" Page 1 of 4 10. 11. 12. 13. 14. 15. The curbs along the cul-de-sac bulbs shall be posted as fire lanes, in accordance with the Uniform Fire Code restrictions in effect at the time that the street is constructed. At the discretion of the Ukiah Fire Marshal, a secondary emergency access or other acceptable fire prevention measures shall be reviewed and approved prior to the issuance of any building permits for structures or other site development. All on-site paving shall be a minimum of 2" (inches) of asphalt concrete with a 6" (inches) aggregate base, or, alternatively, any option approved by the City Engineer. Street improvements, including curbs, gutters, sidewalks, and street trees shall conform to the City Engineer's recommendations. All work within the City right-of-way shall be performed by a properly licensed Contractor with a current City of Ukiah Business License. Contractor must submit copies of proper insurance coverage (Public Liability: $1,000,000; Property Damage: $1,000,000) and current Workman's Compensation Certificate. An Encroachment Permit from the Public Works Department is required to perform all work within the street right-of-way. No grading or excavation shall be permitted on the project site without the review and approval of a Grading and Drainage Plan by the City Engineer. This Plan shall include the following: the extent of modifications to the creek or existing drainage patterns on the site; the extent of storm drainage improvements and erosion control measures for building pads, driveways, parking lot areas and other movements of soils; other development that the City Engineer determines could adversely affect existing drainage patterns on the site or abutting properties or cause wind or water erosion; the incorporation of the PM-10 Mitigation Measures listed in the discussion on AIR QUALITY in the Initial Study; establishment of a Creekside Protection Area that would extend fifteen feet from the top of the bank for Doolan Creek and inclusion of riparian habitat plantings in the setback area and creek channel; and verification that a Stream Alteration Agreement for creek grading or other modifications has been completed with the California Department of Fish and Game. ORDINANCE NO. 1008 ATTACHMENT "B" Page 2 of 4 16. 17. 18. 19. 20. 21. 22. Low emission mobile construction equipment (e.g. tractor, scraper, dozer, etc.) shall be used in developing the site. The project site shall be regularly watered to control dust and all mobile equipment shall be washed regularly to prevent dust from leaving the site. The following construction management techniques shall be employed, as needed, during development of the site to reduce sources of particulate matter. Extended construction periods to reduce the number of days soils are exposed and heavy machinery; Limiting the use of different construction machinery at the same time; Increasing distances between emission sources located on the site; and Reducing or changing work hours if construction activities cause congestion on abutting streets. Sewer, water, and electric service shall conform to the specifications of the City Public Utilities and Public Works Departments. A Landscape Plan shall be reviewed and approved by the Director of Planning prior to the allowance of grading on the site or the issuance of building permits for any structures. This plan shall include, but not be limited to the following: the use of trees for shading and screening of residential structures and access drives; the use of deciduous tree species with a crown height of 35-40 feet in areas where evergreen species would shade residential structures or limit solar access opportunities during winter months; the use of indigenous tree and plant species for 25 percent of total landscaping; the inclusion of indigenous riparian trees and vegetation in the 15-foot wide Creek Protection Area required for Lots 1-7, and the use of riparian shrubs on the banks of Doolan Creek; and the inclusion of a planting and maintenance schedule and a tree replacement policy for the trees approved as part of the final landscape plan. Any roof-mounted air conditioning, heating, and/or ventilation equipment shall be aesthetically screened from view consistent with the architecture of the building upon which it is located. Any outdoor refuse/recycle containers shall be aesthetically screened from view; garbage shall not be visible outside the enclosures. ORDINANCE NO. 1008 A']-rACHMENT "B" Page 3 of 4 23. 24. 25. 26. 27. 28. Hours of construction shall be limited from 7:00 a.m. to 7:00 p.m., Monday through Saturday. No second residential units shall be permitted on the site. An in-lieu park fee of $61,634 shall be paid to the City of Ukiah for development of area park and recreation facilities prior to the issuance of occupancy permits for any residential units on the site. This fee may be reduced by no more than fifty percent by the designation of private open space, in accordance with Subdivision Ordinance requirements for the reduction of in-lieu fees. The location and structural integrity of the pedestrian bridge across Doolan Creek shall be reviewed and approved by the City Engineer prior to its installation and the issuance of any building permits for structures or other site development. The architecture of pedestrian bridge across Doolan Creek shall be reviewed and approved by the Planning Director prior to its installation and the issuance of any building permits for structures or other site development. All conditions shall be completed prior to release of final building inspection and issuance of a Certificate of Occupancy. ORDINANCE NO. 1008 ATTACHMENT "B" Page 4 of 4