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HomeMy WebLinkAbout2006-10 major site dev permit no 05-13RESOLUTION NO. 2006-10 RESOLUTION OF THE CITY COUNCIL OF UKIAH APPROVING MAJOR SITE DEVELOPMENT PERMIT NO. 05-13 WHEREAS, the Ukiah Planning Commission on June 22, 2005, conducted and recommended approval of Major Site Development Permit No. 05-13, as submitted by the Housing Company, and WHEREAS, a Mitigated Negative Declaration was found adequate and complete by the Planning Commission; and WHEREAS, the proposed site development is consistent with the Planned Development Plan approved by the City Council on August 17, 2005. NOW, THEREFORE, BE IT RESOLVED THAT Major Site Development Permit No. 05-13 for the Housing Company Subdivision, is approved conditioned upon all applicable State Statutes, local ordinances, conditions of approval for Major Subdivision Map No. 05-17, and the following specific conditions: o No building permits shall be issued for any of the residential structures shown on the Development Plan/Site Development Permit until the Final Subdivision Map has been approved by the Ukiah City Council and signed by the Mayor of Ukiah. , All use, construction, or occupancy shall conform to the Development Plan approved by the City Council, and to any supporting documents submitted therewith, including maps, sketches, renderings, building elevations, landscape plans, and alike. o 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. 5. 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 two years after the effective date of the Development Plan/Site Development Permit, or it shall be subject to the City's permit revocation process and procedures. In the event the Building Permit cannot be issued within the stipulated period from the project approval date, a one year extension may be granted by the Director of Planning if no new circumstances affect the project which otherwise would render the original approval inappropriate or illegal. It is the applicant's responsibility in such cases to propose the one-year extension to the Planning Department prior to the two-year expiration date. , The approved Development Plan/Site Development Permit may be revoked through the City's revocation process if the approved project related to the Development Plan/Site Development Permit is not being conducted in compliance with the stipulations and conditions of approval; or if the project is not established within two years of the effective date of approval; or if the established land use for which the permit was granted has ceased or has been suspended for twenty four (24) consecutive months. , Except as otherwise specifically noted, the Development Plan/Site Development Permit shall be granted only for the specific purposes stated in the action approving the Development Plan/Site Development Permit and shall not be construed as eliminating or modifying any building, use, or zone requirements except as to such specific purposes. , The expansion of any residential structure or garage beyond the dimensions or building heights approved as part of the Development Plan shall require the approval of a Minor Site Development Permit by the Ukiah Zoning Administrator. 10. Improvement Plans for interior walkways or curb, gutters, sidewalks, driveways and street paving along the Low Gap Road frontage shall be prepared by a licensed civil engineer in accordance with City Standard Drawings and submitted to the Ukiah City Engineer for review. The improvements plans shall be approved by the City Engineer prior to the issuance of any ministerial permits for site preparation activities required for the construction of any residential unit on the subject property. 11. All improvements within the right-of-way for Low Gap Road shall be constructed in conformance with the approved improvement plans under an Encroachment Permit issued by the Public Works Department. The Encroachment Permit shall be submitted to the City Engineer for review and approval prior to the City Engineer prior to the issuance of a Building Permit for the project with a fee equal to three percent (3%) of the cost of the improvements. 12. All improvements shall be done by a properly licensed Contractor with a current City of Ukiah Business License who shall submit copies of proper insurance coverage (Public Liability: $1,000,000; Property Damage: $1,000,000) and current Workman's Compensation Certificate. 13. A Final Grading and Drainage Plan that includes an Erosion and Sediment Transport Control Plan shall be submitted to the City Engineer/Public Works Director for review and shall be approved prior to the commencement of any grading, site preparation activities, or construction of buildings and paving. A licensed civil engineer shall prepare all drainage calculations and other work done on this Plan. 14. Stockpiled soil shall be protected from erosion; drainage from all disturbed and stockpiled soils shall be directed on-site to a disposal location approved by the City Engineer. 15. All on-site paving shall be a minimum of 2" (inches) of asphalt concrete with a 6" (inch) aggregate base, or, alternatively, any option approved by the City Engineer 16. Sewer, water, and electric service shall conform to the specifications of the City Public Utilities and Public Works Departments. 17. A Final Landscaping Plan shall be submitted by the project applicant and approved by the Director of Planning prior to the issuance of a Certificate of Occupancy for the building. This plan shall include, but not be limited to the following: a) A planting legend that includes the names, location, coverage area, and canopy cover of proposed vegetation; b) A planting schedule for all vegetation installed on the site; and c) A maintenance schedule for existing or proposed vegetation, including a watering schedule and irrigation system design. 18. All landscaping shall be maintained in a neat, weed-free manner, and may not be removed or substantially altered unless the Director of Planning reviews and approves the removal or replacement of vegetation determined to be diseased, unstable, hazardous, or poorly located on the site. Any vegetation removed from the site shall be replaced with similar vegetation approved by the Planning Director. 19. 20. 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. Outdoor refuse/recycle containers shall be aesthetically screened from view; garbage shall not be visible outside the enclosures. 21. A recycling program that provides the opportunity for all residents of the single family residential subdivision to recycle shall be implemented prior to the occupancy of any of the buildings and shall remain in effect so long as the structures are occupied. This program shall be reviewed by the Planning Director and approved prior to implementation to ensure it provides efficient recycling methods consistency with Ukiah Municipal Code requirements. 22. Hours of construction shall be limited to the hours between 7:00 a.m. to 7:00 p.m., Monday through Saturday unless additional hours of construction for special construction activities or projects are reviewed and approved by the Planning Director. 23. 24. 25. 26. 27. 28. 29. Prior to the issuance of a Building Permit, a Final Lighting Plan shall be submitted to the Director of Planning and Community Development or his/her designee for review for compliance with Ukiah Municipal Code standards for on-site lighting and with "dark sky" guidelines for reducing nighttime lighting on the site. The Final Lighting Plan shall include details regarding exterior lighting for structures, garden areas, and walkways, with lighting sources that are full cut-off, hooded, and down-cast, or otherwise shielded to ensure that light does not adversely shine towards neighboring properties, or toward the night sky. Additionally, all lighting shall be the minimum wattage necessary to provide adequate security, yet shall not result in excessively bright night glow. Sufficient details regarding the proposed wattage of all site lights shall be included in the Final Lighting Plan so that the Planning Staff can determine how bright the proposed site lights will be. The Director of Planning and Community Development shall have the authority to require the Final Lighting Plan to be modified (including the wattage) and/or additional information to be submitted so that the lighting meets the requirements listed above. All activities involving site preparation, excavation, filling, grading, road construction, and building construction shall institute a practice of routinely watering exposed soil to control dust, particularly during windy days. All inactive soil piles on the project site shall be completely covered at all times to control fugitive dust. All activities involving site preparation, excavation, filling, grading, and actual construction shall include a program of washing off trucks leaving the construction site to control the transport of mud and dust onto public streets. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers shall be used for earth moving operations. All earth moving and grading activities shall be suspended if wind speeds (as instantaneous gusts) exceed 25 miles per hour. If, during site preparation or construction activities, any historic or prehistoric cultural resources are unearthed and discovered, all work shall immediately be halted and City Planning Department staff shall be notified immediately of the discovery. The applicant shall also be required to fund the hiring of a qualified professional archaeologist to perform a field reconnaissance to determine whether the development of a precise mitigation program will be required prior to the continuation of any site work. 30. All conditions that do not contain a specific date or time period for completion shall be completed prior to the issuance of a Certificate of Occupancy. PASSED AND ADOPTED on August 17, 2005, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: Councilmembers Crane, McCowen, Baldwin, and Mayor Ashiku None None Councilmember Rodin /,M'ark Ashiku, Ma~/or ATTEST: Marie Ulvila, City Clerk