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HomeMy WebLinkAboutCC Reso 2020-04 - Approving Subdivision Map for Gobbi Commons RESOLUTION NO. 2020-04 ' RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING THE FINAL SUBDIVISION MAP FOR GOBBI COMMONS; 250 WEST GOBBI STREET; APN 001-306-06. File No: 19.4625. WHEREAS, Ukiah City Code§8003 delegates the authority to the Planning Commission to review the design and improvement of proposed subdivisions, and make a recommendation to the City Council; and WHEREAS, the Gobbi Commons Project, including the Tentative Subdivision Map, was approved, as conditioned, by the Planning Commission on October 22, 2019, and the City Council on November 6, 2019; and WHEREAS, on January 8, 2020, the Planning Commission recommended approval of the Final Subdivision Map for the Gobbi Commons Subdivision, with conditions consistent with the adopted Rezone with Precise Plan of Development (Ord. 1196), Major Site Development Permit, and Tentative Major Subdivision Map (Res. 2019-52); and WHEREAS,the Director of Public Works/City Engineer reports that the City of Ukiah has sufficient wastewater capacity to handle waste waters for this project without violation of Water Quality Control Board Standards; and ' WHEREAS, the Gobbi Commons Final Subdivision Map is exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19 §15268(b)(3), ministerial projects. NOW, THEREFORE, BE IT RESOLVED that the Council of the City of Ukiah approves the Final Subdivision Map, attached hereto as Exhibit A, subject to the conditions stated in this Resolution and on the Final Map, and the Mayor and City Clerk are authorized to sign said map. The conditions are as follows: Project Description. An application was received from Guillon, Inc. for approval of a Tentative Major Subdivision Map, Planned Development Rezone with Precise Development Plan and Major Site Development Permit that would allow 1) subdivision of one ±0.943 acre (gross) parcel into nine parcels, and 2) the development of eight single-family dwellings at 250 West Gobbi Street. The project would also comprise the following. • Parcel sizes ranging from 3,061 at to 4,011 sf, with an average lot size of 3,465 at. • Eight market-rate single-story and two-story dwellings, ranging from approximately 1,250 at to 1,400 of with two and three-bedroom floor plans. • Two-car attached garages with driveways large enough to accommodate parking for two additional vehicles. • Six additional common parking spaces at terminus of"T' of shared, private roadway. • Access from West Gobbi Street by a 24-foot wide right of way,terminating into a"hammer- head". • Four-foot wide, delineated pedestrian walkway comprised of stamped, stained markings, thermos-plastic, or similar materials. Page 1 of 6 • Craftsman style architecture offering three different elevations and their mirrored versions, with varied roof pitches, finishes and colors. • Front porch and rear patios on each dwelling. • Dark sky compliant lighting on the front of each dwelling. • 1,090 sf interior common area containing approximately eight individual raised garden beds, crushed granite, and a water station. • Front yard landscaping consisting of assorted trees, shrubs and grasses; rear and side yards would be zero-scaped; all landscaping would be incorporated to have minimal water usage and maintenance demand. • Monument sign at entrance. • Six-foot dog-eared cedar fencing separating each backyard, and surrounding the project Parcel. • Fencing along the southern side of Lot 1 and 8 to consist of 4-foot dog-eared cedar, with additional 2-foot lattice. • Low Impact Development features have been incorporated into the design of the project to regulate storm water run-off. • Future common area maintenance, including the shared roadway,will be the responsibility of the Home Owner's Association. The following Conditions of Approval apply to the project. City of Ukiah Special Conditions 1. A Major Subdivision and Tentative Subdivision Map shall be approved by the City Council. , A copy of the final subdivision map shall be provided to the City Engineer, nor later than eighteen (18) months from the date of approval. Submitted final map shall conform to all particulars of the "Map Act" and Division 9, Chapter 1 of the Ukiah Municipal Code. 2. Prior to issuance of building permits, Developer shall submit a copy of the recorded Final Subdivision Map to the Community Development Department. 3. An address assignment application shall be submitted to assign addresses to the proposed dwellings. 4. In the event that prehistoric archaeological features such as a concentration of flaked stone artifacts, or culturally modified soil (midden) or dietary shell are encountered at any time during preparatory grading or underground excavation to remove existing structures, all work should be halted in the vicinity of the discovery. A qualified archaeologist should be contacted immediately to make an evaluation and determine if the discovered material represents a definite cultural resource. If it is determined that a potentially significant feature has been revealed, a temporary suspension of earth disturbing activities should be enforced until an appropriate mitigation program can be developed and implemented to satisfy the Planning Division. An archaeological monitor shall observe all further work during construction activities that are located within or near an archaeological site area, and formal tribal consultation may be required. 5. Future common area maintenance, including the shared roadway, shall be the responsibility of the Home Owner's Association. Page 2 of 6 City of Ukiah Standard Conditions 6. This approval is not effective until the 10-day appeal period applicable to this 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. 7. All fees associated with the project planning permits and approvals shall be paid in full prior to occupancy. 8. As outlined in Article 20, Administrational and Procedures, of the Zoning Code this planning permit may be revoked through the City's revocation process if the approved project related to this Permit is not being conducted in compliance with these stipulations and conditions of approval; or if the project is not established within two years of the effective date of this approval; or if the established use for which the permit was granted has ceased or has been suspended for 24 consecutive months. 9. All Conditions of Approval shall be printed on all sets of building permit project plans pertaining to any site preparation work or construction associated withthe development of the project and ancillary site improvements approved by the Site Development Permit. 10.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. ' 11.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. 12. Building permits shall be issued within two years after the effective date of the Site Development Permit or same shall be null and void. 13. 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. 14.The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter 7, Signs, of the UCC. Future tenants shall comply with the adopted sign program for the project. 15.The Applicant shall submit verification of all applicable permits or approvals in compliance with all local, state and federal laws to the Community Development Department prior to issuance of building permits. Ukiah Valley Fire Authority The following must be demonstrated on the Building Plans for approval by the Fire Marshall prior to Building Permit issuance: 16. One fire hydrant will need to be installed per the CFC (locations to be determined on building plans). Page 3 of 6 17. Access will need to accommodate fire engines for ingress and egress. 18. Each residence shall be clearly addressed, either lighted or affixed lettering. Department of Public Works 19. Prior to construction of site improvements, a final grading and drainage plan, and an erosion and sediment control plan, prepared by a civil engineer, shall be submitted for review and approval by the Department of Public Works. The plan shall include the detailed design of the proposed storm water best management practices (BMPs). Drainage improvements shall be in compliance with the City of Ukiah's Phase I Storm Water Permit and the Low Impact Development Technical Design Manual (LID Manual). A final Storm Water Low Impact Development Submittal (SWLIDS) shall be provided to support the design of the proposed drainage system. 20. 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 storm water treatment planters and all post-construction BMPs, and shall be recorded prior to final approval of the building permit. 21. Street trees shall be spaced approximately every 30 ft. along Gobbi Street within a landscape strip or within 5 ft. of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer. Street trees may be placed on the property instead of within the public right of way if the location is approved by the City Engineer, based upon safety and maintenance 1 factors. 22.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. 23.Applicable City water and sewer connection fees shall be paid at the time of building permit issuance. 24.All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other alternative surfacing, subject to approval by the City Engineer. 25. Driveway approach into the project shall be an ADA standard residential driveway with no curb returns. 26.All parcels of the proposed subdivision are subject to the payment of park fees pursuant to City Code Section 8400, at seq. 27. A Road Maintenance Agreement, and Covenants, Conditions and Restrictions (CC&R) will be required for this project. 28. An Agreement for Subdivision Improvements may be required depending on the timing of construction and timing of map recordation. Please contact the Public Works Department, at 707.463.6282, for more information. Page 4 of 6 Electric Utility Department lo- 29. Developer shall install all necessary infrastructure that may include, primary and secondary conduits, transformer pads, vaults and primary and secondary pull boxes per City of Ukiah Electrical Utility Department (COUEUD) specifications. 30.All future site improvements shall be submitted to the Electric Utility Department for review and comment. At this time, specific service requirements, service voltage and developer costs and requirements will be determined. 31. The main switchboard/service panel, pull section, and CT cabinet must be in accord with current EUSERC standards. The contractor shall submit service equipment specification sheets with appropriate EUSERC references for City approval prior to purchase and installation. 32. Developer shall provide projected load calculations, site plan. Electrical drawings to the City Electric Utility Dept., in order to determine the size of the transformer for their project. 33. A 10-ft. utility easement for any underground distribution extended into the parcel beyond the existing PUE shall be required. Prior to recordation of the final map, easements must be surveyed and deeded or defined on the map. Alterations to the 10-ft. utility easement shall be submitted to the COUEUD for approval prior to recordation of the final map. 34. Developer shall incur all costs of project, to include labor, materials, and equipment. Building Division 35. Submit plans and building permit application. Please submit four complete plan sets, two wet stamped and signed. 36. 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. Mendocino County Air Quality Management District 37. The applicant may be required to obtain an Authority to Construct Permit from the District prior to beginning construction and demolition. 38. Diesel Engines—Stationary and Portable Equipment and Mobile Vehicles: a. Any stationary onsite diesel IC engines 50 horsepower or greater (i.e. large power generators or pumps) or any propane or natural gas engines 250 horsepower or greater may require a permit from the District. b. Portable diesel powered equipment that may be used during the proposed project are required to be registered with the state Portable Equipment Registration Program (PERP) or obtain permits from the District. c. Projects located adjacent to sensitive receptors (schools, child care facilities, health ' care facilities, senior facilities, businesses, and residences, etc.) during the construction phase of this project have the potential for exposure to diesel particulate. d. Heavy duty truck idling and off-road diesel equipment or other diesel engine idling is limited to less than 5 minutes. Page 5 of 6 39. Grading Projects- During Construction-All grading activities must comply with the following ' fugitive dust mitigation measures in accordance with District Regulation 1, Rule 1-430: a. All visibly dry disturbed soil road surfaces shall be watered to minimize fugitive dust emissions. b. All unpaved surfaces, unless otherwise treated with suitable chemicals or oils, shall have a posted speed limit of 10 mph. c. Earth or other material that has been transported by trucking or earth moving equipment, erosion by water, or other means onto paved streets shall be promptly removed. d. Asphalt, oil, water, or suitable chemicals shall be applied on materials stockpiles, and other surfaces that can give rise airborne dusts. e. All earthmoving activities shall cease when sustained winds exceed 15 mph. f. The operator shall take reasonable precautions to prevent the entry of unauthorized vehicles onto the site during non-work hours. g. The operator shall keep a daily log of activities to control fugitive dust. 40. Property Development-Prior to starting any construction, the applicant is required to: a. Obtain a Property Development Permit from the District for any open outdoor burning. b. Obtain a Large Area Grading Permit, if applicable c. The District recommends that the applicant consider alternate means of disposal other than open burning, such as cutting the majority of the larger material up as firewood, and chipping smaller material, if feasible to mitigate impacts from open outdoor burning. ' PASSED AND ADOPTED this 15"day of January, 2020 by the following roll call vote: AYES: Councilmembers Mulheren, Brown, Scalmanini, Orozco, and Mayor Crane NOES: None ABSTAIN: None ABSENT: None ougl F. Crane, Mayor ATTEST: Kristine Lawler, City Clerk 1 Page 6 of 6