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HomeMy WebLinkAbout2020-08-12 PacketPage 1 of 3 Planning Commission Regular Meeting AGENDA This meeting will be held remotely, via GoTo Meeting.   Join this meeting from your computer, tablet or smartphone.  https://global.gotomeeting.com/join/281764245  You can also dial in using your phone.  United States: +1 (872) 240­3412  Access Code: 281­764­245  August 12, 2020 ­ 6:00 PM 1. CALL TO ORDER     2. ROLL CALL     3. PLEDGE OF ALLEGIANCE     4. APPROVAL OF MINUTES      4.a. Approval of May 27, 2020 Regular Meeting Minutes    Recommended Action: Approve Minutes of the May 27, 2020 Regular Meeting.      Attachments:  1.2020­05­27 PC Draft Minutes        4.b. Approval of July 22, 2020 Regular Meeting Minutes    Recommended Action: Approve the Minutes of the July 22, 2020 Regular Meeting.     Attachments:  1.2020­07­22 PC Draft Minutes       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. For items on this agenda, the appeal must be received by August 22, 2020.     Page 1 of 69 Page 2 of 3 6. COMMENTS FROM AUDIENCE ON NON­AGENDA 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. DIRECTOR'S REPORT     11. CONSENT CALENDAR     12. NEW BUSINESS      12.a. Consideration of Appeal of City Engineer's Approval of a Minor Subdivision to Divide the  Existing ±0.60­acre (26,136 sf) parcel into three parcels at 589 North School Street, APN 002­ 146­01. File No. 19­4992    Recommended Action: Staff recommends the Planning Commission uphold the City Engineer's  approval of the minor subdivision, dividing the existing ±0.60 acre (26,136 sf) parcel into three  parcels at 589 North School Street, APN 002­146­01, based on the findings listed in the February  4, 2020 City Engineer Hearing Staff Report and the findings in the Staff Report dated July 2, 2020.       Attachments:  1.ATT 1_CE Hearing Staff Report 2.ATT 2_CEM_Draft Minutes_02042020 3.ATT 3_Appeal Application 4.ATT 4_Correspondence ­ Applicant 5.ATT 5_Public Correspondence_Nicholson 6.ATT 6_589 N School St_Appeal Draft Findings       13. UNFINISHED BUSINESS      13.a. Update to Consideration of Draft Objective Development and Design Standards for New  Residential Development, including duplexes, triplexes, four­plexes, and multi­family projects  with five or more units, and recommendation to City Council    Recommended Action: Staff recommends the Planning Commission approve a recommendation  of approval of the proposed Objective Development and Design Standards, to the City Council.      Attachments:  1.ATT 1_Draft Minutes_20200722 2.ATT 2_UVFD Comments 3.ATT 3_Draft Objective Standards       14. ADJOURNMENT     Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific  accommodations or interpreter services are needed in order for you to attend.  The City complies with  ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon  Page 2 of 69 Page 3 of 3 request.   I hereby certify under penalty of perjury under the laws of the State of California that the foregoing  agenda was posted on the bulletin board at the main entrance of the City of Ukiah City Hall, located  at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on  this agenda. Mireya G. Turner, Planning Manager August 7, 2020  Page 3 of 69 ATTACHMENT 1 Page 1 of 2 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting Held remotely via GoTo Meeting May 27, 2020 6:00 p.m. 1. CALL TO ORDER The City of Ukiah Planning Commission met at a Regular Meeting on May 27, 2020, having been legally noticed on May 20, 2020. Chair Christensen called the meeting to order at 6:00 p.m. CHAIR CHRISTENSEN PRESIDING. 2. ROLL CALL Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders, Mike Whetzel, and Chair Laura Christensen; Staff Present: Craig Schlatter, Community Development Director; Mireya Turner, Interim Senior Planner; and Alicia Tlelo-Martinez, Assistant Planner. Commissioner Hilliker was absent for the entire meeting. 3. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chair Christensen. 4. APPROVAL OF MINUTES Approval of the May 13, 2020 Regular Meeting Minutes. Motion/Second: Commissioner Whetzel/Commissioner Sanders approved the May 13, 2020 Regular Meeting Minutes. Motion carried by the following roll call vote: AYES: Van Antwerp, Sanders, Whetzel, and Christensen. NOES: None. ABSENT: Commissioner Hilliker. ABSTAIN: None. 5. APPEAL PROCESS No matters eligible for appeal were heard. 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS No public comment was received. 7. SITE VISIT VERIFICATION Confirmed by Commissioners. 8. VERIFICATION OF NOTICE Confirmed by Staff. 9. PLANNING COMMISSIONERS’ REPORT Presenter: Chair Christensen. 10. PLANNING COMMISSION DIRECTOR’S REPORT Presenter: Craig Schlatter, Community Development Director. 11. CONSENT CALENDAR Page 4 of 69 Minutes of the Planning Commission, May 27, 2020 Continued: Page 2 of 2 There were no Consent items. 12. NEW BUSINESS a. Request for Recommendation regarding the Draft Ordinance Adding and Amending Various Sections of the Ukiah City Code to Comply with California Government Code Section 65852.2 Regulating Accessory Dwelling Units (ADUs) Interim Senior Planner Mireya Turner presented the staff report. There were no members of the public present wishing to speak. Following discussion, the Planning Commission voiced consensus on a number of comments. Commissioner Whetzel made a motion to forward the draft ordinance to the City Council without a recommendation, and requested staff forward the comments above to the City Council. Motion/Second: Commissioner Whetzel/Commissioner Sanders approved forwarding the draft ordinance to the City Council without a recommendation, and requested staff forward the comments above to the City Council; carried by the following roll call vote: AYES:, Van Antwerp, Whetzel, Sanders and Chair Christensen, NOES: None ABSENT: Hilliker. ABSTAIN: None. 13. UNFINISHED BUSINESS There were no items to consider. 14. ADJOURNMENT There being no further business, the meeting adjourned at 7:06 p.m. ____________________________ Mireya G. Turner, Interim Senior Planner Page 5 of 69 ATTACHMENT 1 Page 1 of 2 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting Held remotely via GoTo Meeting July 22, 2020 6:00 p.m. 1.CALL TO ORDER The City of Ukiah Planning Commission met at a Regular Meeting on July 22, 2020, having been legally noticed on July 17, 2020. Chair Christensen called the meeting to order at 6:00 p.m. CHAIR CHRISTENSEN PRESIDING. 2.ROLL CALL Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders, Mike Whetzel, Mark Hilliker, and Chair Laura Christensen; Staff Present: Craig Schlatter, Community Development Director and Mireya Turner, Interim Senior Planner. 3.PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chair Christensen. 4.APPROVAL OF MINUTES a.Approval of Minutes of the June 10, 2020 Regular Meeting Motion/Second: Commissioners Hilliker/Whetzel approved the Minutes of the June 10, 2020 Regular Meeting, carried the following roll call vote: AYES: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen, NOES: None ABSENT: None. ABSTAIN: None. 5.APPEAL PROCESS No matters eligible for appeal were heard. 6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS No public comment was received. 7.SITE VISIT VERIFICATION Site visit verification was not required. 8.VERIFICATION OF NOTICE Confirmed by Staff. 9.PLANNING COMMISSIONERS’ REPORT Presenter: Chair Christensen. 10.PLANNING COMMISSION DIRECTOR’S REPORT Presenter: Craig Schlatter, Community Development Director. 11.CONSENT CALENDAR There were no Consent items. Page 6 of 69 Minutes of the Planning Commission, July 22, 2020 Continued: Page 2 of 2 12. NEW BUSINESS a. Consideration of Draft Objective Development and Design Standards for New Residential Development, including duplexes, triplexes, four-plexes, and multi-family projects with more than five units, and recommendation to City Council Interim Senior Planner Mireya Turner presented the staff report. After discussion, the Commission expressed consensus on the following comments: • Add/modify language to clarify and differentiate between 10.a.3 Landscaping, and 11.b.3 Site Landscaping • Modify 11.b.4 to read as follows, “In addition to the Exterior Lighting standards in Subsection (A)(15), public open space areas shall incorporate accent lighting. Accent lighting may include string lighting in trees or crisscrossed over pedestrian area via, courtyards, or plazas; tree up-lighting; lighting in fountains; or lighting of significant structures or architectural design features.” • Modify B.7.c.1 Roof Design and Materials, to read as follows, “Non-reflective standing seam metal roofs in shades of tan, brown, black, light blue, red, and green.” Motion/Second: Commissioners Hilliker/Whetzel approved the comments listed above; carried by the following roll call vote: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen, NOES: None ABSENT: None. ABSTAIN: None. The Planning Commission continued the item to a future meeting, to allow time for staff to research questions posed by the Commission. 13. UNFINISHED BUSINESS There were no items to consider. 14. ADJOURNMENT There being no further business, the meeting adjourned at 7:36 p.m. ____________________________ Mireya G. Turner, Interim Senior Planner Page 7 of 69 AGENDA ITEM NO. 12a Community Development Department Planning Services Division 300 Seminary Ave. Ukiah, CA 95482 Staff Report Appeal of City Engineer’s Approval of Minor Subdivision 589 North School Street File No: 19-4992 1 Date: July 2, 2020 To: Planning Commission From: Mireya G. Turner, Associate Planner Subject: Consideration of Appeal of City Engineer’s Approval of a Minor Subdivision to split the existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School Street, APN 002-146-01. File No. 19-4992. ATTACHMENTS 1. February 4, 2020 City Engineer Hearing Staff Report and Attachments 2. February 4, 2020 City Engineer Hearing Draft Minutes 3. Appeal Application 4. Correspondence_Applicant 5. Public Correspondence_Nicholson 6. Draft Findings SUMMARY The City Council has requested the Planning Commission consider Councilmember Jim Brown’s appeal of the City Engineer’s approval of the Minor Subdivision Map Project, located at 589 North School Street, to divide the existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School Street, APN 002-146-01. File No. 19-4992. Staff recommends Planning Commission uphold the decision of the City Engineer to approve the Minor Subdivision, splitting the existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School Street, based on the findings listed in the February 4, 2020 City Engineer Hearing Staff Report and the findings within this Staff Report. BACKGROUND An application was received on November 18, 2019 on behalf of My Nga Thi Vo, property owner, for the subdivision of one ±0.60 acre (26,136 sf) parcel into three parcels at 589 N. School St. The resulting parcel sizes would be: Parcel 1: 6,161 sf gross & net, Parcel 2: 6,254 sf gross and net, and Parcel 3: 13,781 sf gross and 12,190 sf net. The parcel is vacant with numerous trees. A portion of the site is in the FEMA 100-year floodplain due to its proximity to Orr Creek, with flood depth less than one (1) foot on small portions of the Page 8 of 69 Staff Report Appeal of CE Approval of Minor Subdivision 589 North School Street File No: 19-4992 2 property. The Project Site is within the City utilities service area, and has direct access onto North School Street. The parcel carries a General Plan land use designation of Low Density Residential and is within the Single-family Residential (R-1) Zoning District. The surrounding area is currently developed with residential and commercial uses, and the neighboring residential parcels vary in size from ±0.13 acres to ±0.32 acres. The proposed Minor Subdivision would not change the zoning or use of the parcel, and the resulting parcels, 0.14 acres each for Parcels 1 and 2, and 0.28 for Parcel 3, are consistent with the size and use of the surrounding area. All proposed lots meet the minimum “R-1” lot size of 6,000 square feet, and the minimum width of 60 feet. With resulting residential parcels on a natural ground of average gradient less than fifteen percent (15%), and having lots with areas of six thousand to ten thousand (6,000-10,000) square feet, this project is consistent with the Type I Subdivision criteria as described in UCC §8041. Conditions have been added to the project to ensure compliance with the Subdivision Ordinance standards, including street frontage improvements, public utility access, street trees, park fees, and on-site circulation standards. The project was reviewed by the following agencies: City of Ukiah Community Development Building Division, City of Ukiah Public Works Department, City of Ukiah Electric Utility Department, County of Mendocino Transportation Department, and Pacific Gas and Electric. Their comments were included in the staff report and conditions added to the Conditions of Approval. The Staff Report, Findings, and Conditions of Approval are included within Attachment 1. Emails and letters were received from the public regarding the project. This public correspondence was added to the website posting, and presented to the City Engineer prior to the hearing. On February 2, 2020, the City Engineer conducted the public hearing. No one present provided public comment regarding the project. After closing the public hearing, the City Engineer approved the minor subdivision, based upon the Findings and Conditions attached to the staff report. The Draft Minutes for this meeting are included as Attachment 2. On February 10, 2020, Council Member Jim Brown submitted an appeal of the City Engineer’s decision, referring to the objections in the public input, and listing decreased property values and flooding as reasons for the appeal. The Appeal form is included as Attachment 3. All correspondence received since February 4, 2020 is included in Attachments 4 and 5. Draft Findings to uphold the City Engineer’s approval of the minor subdivision project are included in Attachment 6. DISCUSSION According to the letter from the appellant, “The letters of opposition on file and many more concerned neighborhood residents are concerned what effects a minor subdivision would have. We believe a sound compromise is outlined in the submitted letters.” The letter also includes two additional concerns as basis for the appeal. The concerns from the letters of opposition, the appellant’s additional concerns, the proposed compromise, and staff’s response, are included below. Page 9 of 69 Staff Report Appeal of CE Approval of Minor Subdivision 589 North School Street File No: 19-4992 3 1. While not opposed to development of said property, dividing the property into three parcels is unreasonable. Two parcels is acceptable, keeping the property as one parcel is desirable. Staff Response: The project approved by the City Engineer includes subdivision of a single parcel into three resulting parcels. An alternate project has not been proposed by the Applicant, nor considered by staff. 2. Congestion, both traffic and populous would be horrific if approved and developed. Parking is already a problem on this section of School St. Staff Response: The project was reviewed by the Public Works Department. A traffic study was not requested. Minimum parking requirements are not evaluated for a minor subdivision. Should the parcels be developed in the future, however, the Ukiah City Code Section 9021A states, “The minimum parking area required in Single-Family Residential (R-1) Districts is two (2) on-site independently accessible parking spaces for each dwelling unit.” The proposed parcels meet the minimum area required for parcels within the Single-family Residential (R-1) zoning district. 3. Although irrelevant, the applicant has never lived on the property or in Ukiah. They would not be aware of the problems that would arise if three houses were built on this single piece of property. Staff Response: Local residency is not required by the Ukiah Municipal Code, and cannot be considered, nor evaluated, by staff. Staff can neither confirm nor deny the current, past, or future residence of the applicant, nor is this information requested on the City’s application. 4. Said parcel is located near the corner of N. School and Ruddock streets, a location where many young children play daily. Adding more traffic and parked vehicles on the street will further place children out of view of traffic coming around an already dangerous curve. Staff Response: A traffic study was not required for this project. A condition requiring street frontage improvements, including the extension of curb, gutter and sidewalk to meet ADA requirements, and repair of any damaged curb was approved by the City Engineer. 5. Subdividing property will add to current water runoff issue for adjacent property located on Orr Creek side. Staff Response: Within the application submitted by the Applicant and included in Attachment 1, the Applicant has not proposed housing development with the subdivision. If an application for housing development is submitted in the future, the project(s) would be subject to floodplain provisions of the California Building Code and National Flood Page 10 of 69 Staff Report Appeal of CE Approval of Minor Subdivision 589 North School Street File No: 19-4992 4 Insurance Program requirements. Such provisions would require the potential for flooding and water runoff issues be addressed at that time. 6. Current homes on the street only have space to accommodate 1 vehicle per driveway, forcing all remaining cars to park on the street. Adding more vehicles will further complicate parking for current residents. Staff Response: Please see Response #2. Additionally, no housing development has been proposed as a part of this application. 7. Further congestion denies current residents the charm of downtown Ukiah living. Staff Response: Please see Response #2. Additionally, no housing development has been proposed as a part of this application. 8. Three parcels would probably add at least six more cars to a street that is overrun with too many parked cars and is too narrow for the traffic already here. It is an absurd idea and the opposite of what should happen on this street. Notably, most of my neighbors have no garages and must park on the street, so adding three more homes would put an even greater burden on an area that needs less congestion, not more. Staff Response: Please see Response #2. Additionally, no housing development has been proposed as a part of this application. 9. A minor subdivision in this location would decrease property values for nearby property owners. Property owners should have the right to protect property values. Staff Response: Evaluation of economic impact is not required by the Ukiah Municipal Code, and was not considered by staff. 10. Flooding in this area is a concern. Three houses on this lot may increase the probability of flooding. Staff Response: Please see Response #5. ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) defines a project as an activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and which is any of the following (Sections15378, 21065): (a) An activity directly undertaken by any public agency. (b) An activity undertaken by a person which is supported, in whole or in part, through contracts, grants, subsidies, loans, or other forms of assistance from one or more public agencies. (c) An activity that involves the issuance to a person of a lease, permit, license, certificate, or other entitlement for use by one or more public agencies. Page 11 of 69 Staff Report Appeal of CE Approval of Minor Subdivision 589 North School Street File No: 19-4992 5 Consideration of an appeal of the City Engineer’s approval of the minor subdivision is not a project within this CEQA definition, and therefore, a CEQA determination is not required. NOTICING Notice of the Public Hearing was provided in the following manner, in accordance with UCC §9262(C): • Published in the Ukiah Daily Journal on August 2, 2020 • Posted on the Project site on July 31, 2020 • Posted at the Civic Center (glass case) 72 hours prior to the public hearing • Mailed to property owners within 300 feet of the project parcels on July 8, 2020 RECOMMENDATION Staff recommends the Planning Commission uphold the City Engineer’s approval of the Minor Subdivision to split the existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School Street, APN 002-146-01, based on the Findings in the City Engineer Hearing Staff Report, dated February 4, 2020 and included as Attachment 6. Page 12 of 69 AGENDA ITEM NO. 6a Community Development Department 300 Seminary Ave. Ukiah, CA 95482 Staff Report Minor Subdivision 589 North School Street File No: 19-4992 1 Date: February 4, 2020 To: Tim Eriksen, City Engineer From: Mireya G. Turner, Associate Planner Subject: Request for approval of a Minor Subdivision to split the existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School Street, APN 002-146-01. File No. 19-4992. SUMMARY OWNER: My Nga Thi Vo APPLICANT/AGENT: Ron Franz LOCATION: Adjacent to intersection of North School Street and Ruddock Avenue. Address: 589 North School Street, APN 002-146- 01. TOTAL ACREAGE: Current: ±0.60 acres (26,136 sf) Proposed: Parcel 1 (6,161 sf gross & net), Parcel 2 (6,254 sf gross & net), and Parcel 3 (13,781 sf gross, 12,190 sf net) GENERAL PLAN: Low Density Residential (LDR) ZONING DISTRICT: Single-family Residential (R-1) AIRPORT COMPATIBILITY: Outside the Airport Master Plan Compatibility Zoning Map ENVIRONMENTAL DETERMINATION: Categorical Exemption, CEQA Guidelines § 15315, Class 15, Minor Land Divisions RECOMMENDATION: Conditional Approval (see Draft Findings in Attachment 1 and Draft Conditions of Approval in Attachment 2) STAFF PLANNER: Mireya G. Turner Page 8 of 41 Attachment 1 Page 13 of 69 AGENDA ITEM NO. 6a Community Development Department 300 Seminary Ave. Ukiah, CA 95482 Staff Report Minor Subdivision 589 North School Street File No: 19-4992 2 PROJECT DESCRIPTION AND BACKGROUND Project Description. An application was received from Ron Franz on behalf of My Nga Thi Vo for City Engineer approval of a Minor Subdivision to split the existing ±0.60 acre parcel into three parcels at 589 North State Street, APN 002-146-01. Proposed Parcels would be: Parcel 1: 6,161 sf gross & net, Parcel 2: 6,254 sf gross and net, and Parcel 3: 13,781 sf gross and 12,190 sf net. Access, drainage and public utilities easements are included as conditions of the subdivision. No new development is proposed with this project. Application materials are included as Attachment 3. Setting. The parcel is vacant with numerous trees. A portion of the site is in the FEMA 100 -year floodplain due to its proximity to Orr Creek, with flood depth less than one (1) foot on small portions of the property. The parcel is essentially flat. It is surrounded by residential development to the North, West, and South; and by commercial to the East. An aerial view of the site and area is provided in Figure 1 below and a Zoning Map is provided in Figure 2. The parcel is currently within the City utilities service area, and accessed directly via North School Street. The parcel carries a General Plan land use designation of Low Density Residential and is zoned Single-family Residential. Figure 1. Aerial View Page 9 of 41Page 14 of 69 Staff Report Minor Subdivision 589 North State Street File No: 19-4992 3 Figure 2. Zoning STAFF ANALYSIS General Plan, Zoning, and Subdivision Ordinance. The parcel carries a General Plan land use designation of Low Density Residential and is zoned Single-family Residential (R-1). The surrounding area is currently developed with residential and commercial uses, and the neighboring residential parcels vary in size from ±0.13 acres to ±0.32 acres. The proposed Minor Subdivision would not change the zoning or use of the parcel, and the resulting parcels, 0.14 acres each for Parcels 1 and 2, and 0.28 for Parcel 3, are consistent with the size and use of the surrounding area. All proposed lots meet the minimum R-1 lot size of 6,000 square feet, and the minimum width of 60 feet. With resulting residential parcels on a natural ground of average gradient less than fifteen percent (15%), and having lots with areas of six thousand to ten thousand (6,000-10,000) square feet, this project is consistent with the Type I Subdivision criteria as described in UCC §8041. Conditions have been added to the project to ensure compliance with the Subdivision Ordinance standards, including street frontage improvements, public utility access, street trees, park fees, and on-site circulation standards. Airport Compatibility: The parcel is located outside of the Ukiah Municipal Airport Master Plan Compatibility Zoning Map, and was not sent to the County of Mendocino airport staff for review. Agency Comments. Project referrals were sent to the following responsible and trustee agencies with interest or jurisdiction over the project: City of Ukiah Community Development Building Division, City of Ukiah Public Works Department, City of Ukiah Electric Utility Department, County of Mendocino Transportation Department, and Pacific Gas and Electric. Comments received are Page 10 of 41Page 15 of 69 Staff Report Minor Subdivision 589 North State Street File No: 19-4992 4 included in Attachment 4; agencies’ recommended Conditions of Approval are included in Attachment 2. ENVIRONMENTAL REVIEW The proposed project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines § 15315, Class 15, Minor Land Divisions, for division of property in urbanized areas zoned for residential, commercial, or industrial use into four our fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcel to local standards are available, the parcel was not involved in a division of a larger parcel within the last two years, and the parcel does not have an average slope greater than 20 percent. 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 Community Development Department on November 18, 2019, and was deemed complete on December 16, 2019. As such, a decision must be made on the project no later than February 14, 2020. The applicant may request a one-time extension of the decision timeline. Public Notice. A notice of public hearing was provided in the following manner:  Mailed to neighboring property owners on January 22, 2020.  Posted on the subject project parcel and in the glass case located at 300 Seminary Avenue on January 23, 2020.  Published in the Ukiah Daily Journal on January 23, 2020. RECOMMENDATION Staff recommends that the City Engineer review and conditionally approve the Minor Subdivision based on the draft Findings found in Attachment 1 and subject to the draft Conditions of Approval found in Attachment 2. ATTACHMENTS 1. Draft Minor Subdivision Findings 2. Draft Minor Subdivision Conditions of Approval 3. Application Materials 4. Agency Comments Page 11 of 41Page 16 of 69 Findings Minor Subdivision 589 North School Street; APN 002-146-01 File No: 19-4992 1 ATTACHMENT 1 DRAFT FINDINGS MINOR SUBDIVISION 589 NORTH SCHOOL STREET; APN 002-146-01 FILE NO: 19-4992 The following findings are supported by and based on information contained in the Staff Report, the application materials and documentation, and the public record: 1. The proposed Tentative Parcel Map, as conditioned, complies with the requirements of the City of Ukiah Municipal Code, Division 9, Chapter 1, Article 18 and the Subdivision Map Act. 2. The parcels established as a result of this Minor Subdivision are consistent with the General Plan Low Density Residential (LDR) land use designation. 3. The proposed Minor Subdivision and Tentative Map, as conditioned, complies with the requirements of the Single-family Residential (R-1) zoning district. 4. The Minor Subdivision and Tentative Map will create three lots which are appropriate for the surrounding area and land uses based on the following: a. Proposed parcels and use are consistent with the requirements of the Single-family Residential zoning district. b. Proposed parcels will have access directly onto a public street and utilities are available to serve the site. c. Proposed parcels will be located within a developed residential area, surrounded by residential and commercial development. Public Notice. A notice of public hearing was provided in the following manner:  Mailed to neighboring property owners on January 22, 2020  Posted on the subject project parcel and in the glass case located at 300 Seminary Avenue on January 23, 2020  Published in the Ukiah Daily Journal on January 23, 2020. Page 12 of 41Page 17 of 69 Conditions of Approval Minor Subdivision 589 North School Street File No: 19-4992 1 ATTACHMENT 2 DRAFT CONDITIONS OF APPROVAL MINOR SUBDIVISION 589 NORTH SCHOOL STREET; APN 002-146-01 FILE NO: 19-4992 Approval is granted for the Minor Subdivision based on the application submitted to the Community Development Department received November 18, 2019, and as shown on the Parcel Map dated November 19, 2019 contained therein, except as modified by the following Conditions of Approval: City of Ukiah Special Conditions 1. All fees related to the Minor Subdivision application must be paid prior to the final approval and the recordation of the Parcel Map. 2. Prior to issuance of building permits, a copy of the recorded Parcel Map shall be provided to the Community Development Department. 3. An address assignment or address change application shall be submitted to the Community Development Department. 4. Future proposed development will be subject to Community Development Department review and will likely require additional planning and building permits. 5. 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. City of Ukiah Standard Conditions 6. This approval is not effective until the 10-day appeal period applicable to this Minor Subdivision Map 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. 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. Page 13 of 41Page 18 of 69 Conditions of Approval Minor Subdivision 589 North School Street File No: 19-4992 2 8. 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. 9. 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. Public Works Department Conditions 10. The subject property lies within the 100-year flood plain. No fill material shall be allowed within the floodway if it encroaches onto the subject properties. Building permits for existing and new structures shall be subject to the floodplain provisions of the California Building Code and National Flood Insurance Program requirements. 11. Street frontage improvements shall be constructed along North School Street, including the extension of curb, gutter and sidewalk to meet ADA requirements, and repair of any damaged curb. The sidewalk shall be constructed in accordance with improvement plans prepared by a Registered Civil Engineer and approved by the City Engineer. The applicant shall be responsible for the relocation or replacement of utilities as necessary to accommodate the construction of street frontage improvements. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 12. Street trees shall be installed, spaced approximately every 30’ on North School Street, within 5’ of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer. Existing trees in unsatisfactory condition shall be replaced. 13. Each parcel shall be served individually upon the development of the parcel with appropriate public utilities required for the type of development within the parcel. 14. Prior to construction of site improvements, a final grading and drainage plan, and an ero sin 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 post-construction storm water best management practices (BMPs) in compliance with the City of Ukiah’s Phase I Storm Water Permit and the Low Impact Development Technical Design Manual (LID Manual), in effect at the time of development. A Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to support the design of the proposed drainage system. 15. 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. 16. All parcels of the proposed subdivision are subject to payment of park fees pursuant to City Code Section 8400 et seq. Note that park fees are applicable to residential development. Page 14 of 41Page 19 of 69 Conditions of Approval Minor Subdivision 589 North School Street File No: 19-4992 3 17. The tentative map shall expire twenty-four (24) months from the date of its approval or conditional approval unless extended in accordance with the City of Ukiah Subdivision Ordinance and the Subdivision Map Act. 18. A Parcel Map shall be prepared and submitted to the City Engineer for review and approval, along with payment of all parcel map processing and review fees, and shall be prepared and recorded in a manner consistent with Ukiah Municipal Code requirements. 19. The Parcel Map submitted for recordation shall include all necessary easements or such easements shall be recorded by separate instrument. 20. All taxes now due, or past due, must be paid prior to the approval of the Parcel Map. Electric Utility Deptartment Conditions 21. This property location is currently served from existing overhead primary/secondary facilities and may require additional infrastructure to be installed as the parcels get developed in the future. 22. 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. 23. There shall be an easement provided to the EUD for any electric service that transverses through the property or around any City owned Electric equipment. Pacific Gas & Electric Company General Conditions 24. PG&E does not provide depth information about our existing electric and gas facilities (i.e gas main and services, etc). Underground facilities are generally 24" to 36" deep. However, the depths may have changed due to street reconstruction and general area changes. If, after receiving our maps, you determine depth information is needed to better plan future street improvements, you should pothole or take appropriate action as needed. Before you start any trenching on your project, please call Underground Service Alert (USA) at 811 at least 48 hours prior to any excavation, to have your work area marked for underground facilities. Call USA (811) to obtain exact location of facilities and pothole to verify depth of our lines (if required). Please note that a standby PG&E employee is required during any excavation within 10 feet of a gas transmission line. If you discover a conflict or if you determine our facilities need to be lowered/raised, please contact your PG&E Representative, file an application online at www.pge.com/customerconnections, or call 877-743-7782. Page 15 of 41Page 20 of 69 Attachment 3Page 16 of 41Page 21 of 69 Page 17 of 41Page 22 of 69 Page 18 of 41Page 23 of 69 Page 19 of 41Page 24 of 69 Page 20 of 41Page 25 of 69 Page 21 of 41Page 26 of 69 Page 22 of 41Page 27 of 69 Page 23 of 41Page 28 of 69 Attachment 3a Page 24 of 41Page 29 of 69 ** Please attach any Conditions of Approval with your response ** PROJECT REVIEW REFERRAL Please provide comments by: December 5, 2019 The City of Ukiah Planning and Community Development Department is soliciting input on the project described below for use in the staff analysis, CEQA document, and public hearing documents. You are invited to comment on any aspect of the proposed project, including information required before you can finalize your comments and recommended conditions of approval for the project. TO: Craig Schlatter, Director X Mendocino County Planning and Building X Michelle Irace, Planning Manager Mendocino County Public Health Matt Keiser, City Building Official Mendocino Transit Authority X Jarrod Thiele, City Public Works Dept. US Army Corps of Engineers X Kevin Jennings, Fire Marshall Regional Water Quality Control Board Sean Kaeser, Ukiah Police Dept. CA Dept. of Fish and Wildlife Nancy Sawyer, Community Service Officer CA Dept. of Transportation X Jimmy Lozano & Scott Bozzoli, Electrical Sonoma State Northwest Information Center Ukiah Municipal Airport Operations Manager, Greg Owen AT & T Airport Land Use Commission PG & E (gas) Mendocino County Air Quality X PG & E (Land Rights) Mendocino County Environmental Health Other: FROM PROJECT PLANNER: Mireya G. Turner, Associate Planner mturner@cityofukiah.com (707) 463-6203 PROJECT INFORMATION: Date Filed: 11-18-2019 Date Referred: 11/19/19 Prev. Projects on Site: Resubmittal: N/A File #(s) 19-4992 Agent: Ron Franz Project Name: Vo Temporary Parcel Map Address: 2335 Appolinaris Drive Site Location: 589 North School Street Ukiah, CA 95482 APN: 002-146-01 Zoning: R1 Phone: 707 462-1087 General Plan: Low Density Residential Email: rfranz@comcast.net DESCRIPTION: The existing parcel is ±0.60 acres and is proposed to be subdivided into three parcels. Proposed Parcel 1 would be 6,161 sf, Parcel 2 would be 6,254 sf, and Parcel 3 would be 12,191 sf (net). No new development is proposed at this time. ATTACHMENTS: Application, tentative map, parcel map, zoning map, Preliminary Title Report Please indicate whether you have comments and sign and date below. Return this Project Referral Form by the date noted above to the Project Planner listed. Name and Affiliation/Department (please print) _____________________________________________________ ☐ No Comment ☐ Comments / Conditions of Approval Attached Signature Date Attachment 4 Page 25 of 41Page 30 of 69 Attachment 4Page 26 of 41Page 31 of 69 Page 27 of 41Page 32 of 69 Page 28 of 41Page 33 of 69 Page 29 of 41Page 34 of 69 Item 6aPublic CorrespondencePage 30 of 41Page 35 of 69 Page 31 of 41Page 36 of 69 Page 32 of 41Page 37 of 69 Page 33 of 41Page 38 of 69 Page 34 of 41Page 39 of 69 Page 35 of 41Page 40 of 69 Page 36 of 41Page 41 of 69 Public CorrespondenceRec'd 02-04-2020Page 37 of 41Page 42 of 69 Page 38 of 41Page 43 of 69 Page 39 of 41Page 44 of 69 Correspondence Rec'd 02-04-2020 Page 40 of 41Page 45 of 69 Page 41 of 41Page 46 of 69 Page 1 of 5 CITY OF UKIAH City Engineer Public Hearing MINUTES Conference Room #3 300 Seminary Avenue Ukiah, CA 95482 February 4, 2020 10:00 a.m. STAFF PRESENT OTHERS PRESENT Tim Eriksen, City Engineer Jerry Baarsch Jason Benson, PE, Senior Engineer Michelle Irace, Planning Manager Mireya G. Turner, Associate Planner 1.CALL TO ORDER City Engineer Tim Eriksen called the meeting to order at 10:02 a.m. in Conference Room No.3, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, California. City Engineer Time Eriksen presiding. 2.SITE VISIT VERIFICATION Staff confirmed. 3.APPROVAL OF MINUTES a.The Minutes of January 17, 2019. City Engineer Tim Eriksen approved the January 17, 2019 minutes, as submitted. 4.APPEAL PROCESS Note: For matters heard at this meeting the final date to appeal is February 14, 2020 at 5:00 p.m. 5.VERIFICATION OF NOTICE Staff confirmed. 6.PUBLIC HEARING a.Request for approval of a Minor Subdivision to split the existing ±0.60–acre (26,136 sf) Parcel into Three Parcels at 589 North School Street; APN 002-146-01. Proposed: Parcel 1: (6,161 sf gross & net), Parcel 2 (6,254 sf gross & net), and Parcel 3: (13,781 sf gross, 12,190 sf net); File 19-4992 Presenter: Associate Planner Mireya G. Turner. Note: Page 3 of the Staff Report mistakenly reports the project was sent to the County of Mendocino Transportation Department for review. It should read, “County of Mendocino Planning and Building Department”. PUBLIC HEARING OPENED: 10:10 A.M. Speakers: Jerry Baarsch Attachment 2 Page 47 of 69 Minutes of the City Engineer Public Hearing, February 4, 2020 Continued: Page 2 of 5 PUBLIC HEARING CLOSED: 10:13.M. City Engineer Tim Eriksen approved a Minor Subdivision to split the existing ±0.60–acre parcel into three parcels at 589 North School Street with Findings in Attachment 1 and subject to the Conditions of Approval in Attachment 2. 7. ADJOURNMENT There being no further business, the meeting adjourned at 10:15 a.m. Michelle Irace, Planning Manager ATTACHMENT 1 DRAFT FINDINGS MINOR SUBDIVISION 589 NORTH SCHOOL STREET; APN 002-146-01 FILE NO: 19-4992 The following findings are supported by and based on information contained in the Staff Report, the application materials and documentation, and the public record: 1. The proposed Tentative Parcel Map, as conditioned, complies with the requirements of the City of Ukiah Municipal Code, Division 9, Chapter 1, Article 18 and the Subdivision Map Act. 2. The parcels established as a result of this Minor Subdivision are consistent with the General Plan Low Density Residential (LDR) land use designation. 3. The proposed Minor Subdivision and Tentative Map, as conditioned, complies with the requirements of the Single-family Residential (R-1) zoning district. 4. The Minor Subdivision and Tentative Map will create three lots which are appropriate for the surrounding area and land uses based on the following: a. Proposed parcels and use are consistent with the requirements of the Single-family Residential zoning district. b. Proposed parcels will have access directly onto a public street and utilities are available to serve the site. c. Proposed parcels will be located within a developed residential area, surrounded by residential and commercial development. Public Notice. A notice of public hearing was provided in the following manner:  Mailed to neighboring property owners on January 22, 2020  Posted on the subject project parcel and in the glass case located at 300 Seminary Avenue on January 23, 2020  Published in the Ukiah Daily Journal on January 23, 2020. Page 48 of 69 Minutes of the City Engineer Public Hearing, February 4, 2020 Continued: Page 3 of 5 ATTACHMENT 2 DRAFT CONDITIONS OF APPROVAL MINOR SUBDIVISION 589 NORTH SCHOOL STREET; APN 002-146-01 FILE NO: 19-4992 Approval is granted for the Minor Subdivision based on the application submitted to the Community Development Department received November 18, 2019, and as shown on the Parcel Map dated November 19, 2019 contained therein, except as modified by the following Conditions of Approval: City of Ukiah Special Conditions 1. All fees related to the Minor Subdivision application must be paid prior to the final approval and the recordation of the Parcel Map. 2. Prior to issuance of building permits, a copy of the recorded Parcel Map shall be provided to the Community Development Department. 3. An address assignment or address change application shall be submitted to the Community Development Department. 4. Future proposed development will be subject to Community Development Department review and will likely require additional planning and building permits. 5. 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. City of Ukiah Standard Conditions 6. This approval is not effective until the 10 -day appeal period applicable to this Minor Subdivision Map 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. 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 Page 49 of 69 Minutes of the City Engineer Public Hearing, February 4, 2020 Continued: Page 4 of 5 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. 8. 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. 9. 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. Public Works Department Conditions 10. The subject property lies within the 100-year flood plain. No fill material shall be allowed within the floodway if it encroaches onto the subject properties. Building permits for existing and new structures shall be subject to the floodplain provisions of the California Building Code and National Flood Insurance Program requirements. 11. Street frontage improvements shall be constructed along North School Street, including the extension of curb, gutter and sidewalk to meet ADA requirements, and repair of any damaged curb. The sidewalk shall be constructed in accordance with improvement plans prepared by a Registered Civil Engineer and approved by the City Engineer. The applicant shall be responsible for the relocation or replacement of utilities as necessary to accommodate the construction of street frontage improvements. Public sidewalks located outside of the street right-of-way will require a sidewalk easement dedicated to the City. 12. Street trees shall be installed, spaced approximately every 30’ on North School Street, within 5’ of the back of sidewalk. Street trees shall be installed in accordance with City Standard Drawing No 601. Tree types shall be approved by the City Engineer. Existing trees in unsatisfactory condition shall be replaced. 13. Each parcel shall be served individually upon the development of the parcel with appropriate public utilities required for the type of development within the parcel. 14. Prior to construction of site improvements, a final grading and drainage plan, and an erosin 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 post-construction storm water best management practices (BMPs) in compliance with the City of Ukiah’s Phase I Storm Water Permit and the Low Impact Development Technical Design Manual (LID Manual), in effect at the time of development. A Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to support the design of the proposed drainage system. 15. 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. 16. All parcels of the proposed subdivision are subject to payment of park fees pursuant to City Code Section 8400 et seq. Note that park fees are applicable to residential development. Page 50 of 69 Minutes of the City Engineer Public Hearing, February 4, 2020 Continued: Page 5 of 5 17. The tentative map shall expire twenty-four (24) months from the date of its approval or conditional approval unless extended in accordance with the City of Ukiah Subdivision Ordinance and the Subdivision Map Act. 18. A Parcel Map shall be prepared and submitted to the City Engineer for review and approval, along with payment of all parcel map processing and review fees, and shall be prepared and recorded in a manner consistent with Ukiah Municipal Code requirements. 19. The Parcel Map submitted for recordation shall include all necessary easements or such easements shall be recorded by separate instrument. 20. All taxes now due, or past due, must be paid prior to the approval of the Parcel Map. Electric Utility Department Conditions 21. This property location is currently served from existing overhead primary/secondary facilities and may require additional infrastructure to be installed as the parcels get developed in the future. 22. 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. 23. There shall be an easement provided to the EUD for any electric service that transverses through the property or around any City owned Electric equipment. Pacific Gas & Electric Company General Conditions 24. PG&E does not provide depth information about our existing electric and gas facilities (i.e gas main and services, etc). Underground facilities are generally 24" to 36" deep. However, the depths may have changed due to street reconstruction and general area changes. If, after receiving our maps, you determine depth information is needed to better plan future street improvements, you should pothole or take appropriate action as needed. Before you start any trenching on your project, please call Underground Service Alert (USA) at 811 at least 48 hours prior to any excavation, to have your work area marked for underground facilities. Call USA (811) to obtain exact location of facilities and pothole to verify depth of our lines (if required). Please note that a standby PG&E employee is required during any excavation within 10 feet of a gas transmission line. If you discover a conflict or if you determine our facilities need to be lowered/raised, please contact your PG&E Representative, file an application online at www.pge.com/customerconnections, or call 877-743-7782. Page 51 of 69 fa/yt2/9©G4/ y /If5 //yam4b rSJR7 /1)-'"yes. -?-/K1-. tv/ x? 4eJ7..L,iD . J -7-SIr%doa 'v" c2$ 72. 44 " 7.4,79 )AamevDc.1-Ato,rJ/4c-- ..‘vu /lc/ iv 9' l ''' --Iz-) ivo0 ?•(- 0-0. /S -a FP1Oy,/ 4/%,,V ?- d4" A,,L io y aj (-v0 (4L' d/pj. o7 ?, e-S- 17925 %)0, rYQ"_ o/ r7/ 10i/45 ,/O/v/ 11 vd/ e/ ro's12r1,1"://,-7/ / - 4 1 f,e//loy./4/ t%4'_... vzlas' / / ' V5-6eow 7/ i4q/.iil" D. AI -{r' / Oar ' a *-lDfgzw.c a- yP. 5:74,,,,,,_jjoc- i„, -Nmo;) 41fg-i4.Jp/ 7 -Xi- iOl-e;'f(N.a y.v/ ?/4 _15 / ooy'5 /I/ ppmo ?(7'/" -Y-Ltvr "srl'evr75 o/lr/Gji/ ?-.ia,",, C0(s/2p-pe c/QL17.//O' Sw,/-0t/grUD /eV.,, / 4v 7if-,r/d, caz ` 7,61V !'/) 72-eitp YW0/g/°I .,'' y ligAllAHL311334 r'' 0ZAZ0l834 e 4MAORI z›, Attachment 3 Page 52 of 69 if# A4.1 dyiva'. 5 i) 1 07/ gaA#o/Vet( e a 7X, -s %C•*77° --' , NUk'/a° deCreaS - /00;e"--(-1(/a 15 A. v yal /0 efi , /-er5. A0,4e,--/-, ow,y-er-c Sii' av 1, ?l,•,tr,,e 7--... M, lir fa 14 ee< 1 Areir I`7 1/1/0145 . 2) oGo 0//,gig /?,/ S of--e 0, / , / aI xtevr ,. 27frr- fJ O(/$ e-5 o n/ 11, s 4 /ii/j7 r 'C /'P14-6 e. fr hl,-6,44/ i c (Zee 1.A , Page 53 of 69 Attachment 4Page 54 of 69 March 30, 2020 City of Ukiah Planning Manager planning@cityofukiah.com 300 Seminary Avenue Ukiah, CA 95482 RE: Minor Subdivision Application 589 N School St, Ukiah, CA 95482 APN: 002-146-01 File Number: 19-4992 Community Development and Planning Department, This letter is in support of the proposed subdivision at 589 N School St, as proposed. Please add this to the file for the record. The current parcel is ±0.60 acres at 26,136 sf. The proposed Parcel 1 is 6,161 sf, Parcel 2 is 6,254 sf, and Parcel 3 is 13,781 sf. All of the lots exceed the City's Zoning Code for R-1 parcel size requirements of 6,000 sf. It is also in accord with the City's Housing Element of the General Plan which allows 7 dwelling units maximum per acre of density requirements. The City's land use policy has long opposed sprawl onto unincorporated and especially ag lands, and has encouraged infill development as the responsible approach to growth. For more than twenty-five years through community workshops and City Council approved initiatives the City has made it a General Plan Goal to increase density in the core of Ukiah and support infill development which reduces automobile use and promotes a more walkable, bikeable community. With the well-recognized housing crisis so frequently in the news and the topic of conversations throughout the valley, this proposed subdivision is a poster child for these important infill growth policies and should be encouraged in all our residential neighborhoods, not opposed. Respectfully, Alan Nicholson P.O. Box 577 Talmage, CA. 95481 707. 972. 8879 Attachment 5 Page 55 of 69 Findings Minor Subdivision 589 North School Street; APN 002-146-01 File No: 19-4992 1 ATTACHMENT 6 DRAFT FINDINGS MINOR SUBDIVISION 589 NORTH SCHOOL STREET; APN 002-146-01 FILE NO: 19-4992 The following findings are supported by and based on information contained in the Staff Report, the application materials and documentation, and the public record: 1. The proposed Tentative Parcel Map, as conditioned, complies with the requirements of the City of Ukiah Municipal Code, Division 9, Chapter 1, Article 18 and the Subdivision Map Act. 2. The parcels established as a result of this Minor Subdivision are consistent with the General Plan Low Density Residential (LDR) land use designation. 3. The proposed Minor Subdivision and Tentative Map, as conditioned, complies with the requirements of the Single-family Residential (R-1) zoning district. 4. The Minor Subdivision and Tentative Map will create three lots which are appropriate for the surrounding area and land uses based on the following: a. Proposed parcels and use are consistent with the requirements of the Single-family Residential zoning district. b. Proposed parcels will have access directly onto a public street and utilities are available to serve the site. c. Proposed parcels will be located within a developed residential area, surrounded by residential and commercial development. Page 56 of 69 AGENDA ITEM NO. 13a Department of Community Development Planning Division 300 Seminary Ave. Ukiah, CA 95482 Staff Report Object Development and Design Standards 1 DATE: August 7, 2020 TO: Planning Commission FROM: Mireya G. Turner, Planning Manager SUBJECT: Update to Consideration of Draft Objective Development and Design Standards for New Residential Development, including duplexes, triplexes, four-plexes, and multi-family projects with five or more units, and recommendation to City Council ATTACHMENTS 1. Draft Minutes of the July 22, 2020 Planning Commission meeting 2. Ukiah Valley Fire Authority Comments 3. Public Review Draft of proposed Objective Development and Design Standards SUMMARY At the July 22, 2020 Planning Commission meeting, the Commission requested Staff research and return with answers to three questions. The Commission voted to approve consensus on their comments to the City Council, but declined to consider a recommendation for the Council, pending the report from Staff. Following is this report, including Staff’s recommendation that Planning Commission recommend City Council approve the Objective Development and Design Standard. The draft Minutes of the meeting are included as Attachment 1. STAFF ANALYSIS The Planning Commission requested answers to the following three questions. Staff’s response follows each question, in italics. 1. Was the Ukiah Valley Fire Authority included in the agency review of the Objective Standards? The draft Objective Standards was sent to the Ukiah Valley Fire Authority. Their comments are included as Attachment 2. 2. Is Section 14.a.4.b, “Carports shall be located no more than 50 feet from the dwelling units they serve,” consistent with the draft Flexible Parking Standards? The draft Flexible Parking Standards includes three options, and the Page 57 of 69 AGENDA ITEM NO. 12a Department of Community Development Planning Division 300 Seminary Ave. Ukiah, CA 95482 Planning Commission Staff Report Objective Development and Design Standards 2 implementation of AB 744, to improve affordability of multi-family residential development through relaxation of current parking standards. These options are as follows: Maximums in Lieu of Minimums – placing a maximum number of allowed parking spaces, rather than requiring a minimum number of spaces; Unbundled Parking – the practice of selling or leasing parking spaces separate from the purchase or lease of the residential use; AB 744 – a State law signed in 2015, reduces number of required parking spaces for affordable housing development in areas with easy and convenient access to public transportation. The Ukiah Municipal Code allows for a reduction of up to 20% of total required parking spaces for affordable housing projects; Reduction in Residential Parking Minimums – reduces the number of minimum spaces required per dwelling unit and by type of housing. The Flexible Parking Standards do not address carports. The Ukiah Municipal Code does not require carports over parking spaces for residential development. The standard of a maximum distance of a carport to its corresponding dwelling unit does not present a conflict with the draft Flexible Parking Standard options. 3. Is Section 14 b.1, “Guest Parking. A minimum of three guest parking spaces shall be provided for every six dwelling units,” consistent with the draft Flexible Parking Standards? Maximums in Lieu of Minimums – By requiring a minimum number of parking for guests, and requiring a maximum of total parking spaces, the number of spaces reserved for guests could encroach on the number of spaces allotted for residents. Unbundled Parking – Selling or leasing parking spaces would not affect requiring guest parking spots. AB 744 – It is not clear if the reduced total of required parking spots would include the guest parking totals. There could be a conflict. Reduction in Residential Parking Minimums – This does not address guest parking spaces. There could be a conflict. RECOMMENDATION Staff recommends the Planning Commission review and approve a recommendation of approval of the proposed Objective Development and Design Standards, to the City Council. Page 58 of 69 ATTACHMENT 1 Page 1 of 2 CITY OF UKIAH PLANNING COMMISSION MINUTES Regular Meeting Held remotely via GoTo Meeting July 22, 2020 6:00 p.m. 1.CALL TO ORDER The City of Ukiah Planning Commission met at a Regular Meeting on July 22, 2020, having been legally noticed on July 17, 2020. Chair Christensen called the meeting to order at 6:00 p.m. CHAIR CHRISTENSEN PRESIDING. 2.ROLL CALL Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders, Mike Whetzel, Mark Hilliker, and Chair Laura Christensen; Staff Present: Craig Schlatter, Community Development Director and Mireya Turner, Interim Senior Planner. 3.PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chair Christensen. 4.APPROVAL OF MINUTES a.Approval of Minutes of the June 10, 2020 Regular Meeting Motion/Second: Commissioners Hilliker/Whetzel approved the Minutes of the June 10, 2020 Regular Meeting, carried the following roll call vote: AYES: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen, NOES: None ABSENT: None. ABSTAIN: None. 5.APPEAL PROCESS No matters eligible for appeal were heard. 6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS No public comment was received. 7.SITE VISIT VERIFICATION Site visit verification was not required. 8.VERIFICATION OF NOTICE Confirmed by Staff. 9.PLANNING COMMISSIONERS’ REPORT Presenter: Chair Christensen. 10.PLANNING COMMISSION DIRECTOR’S REPORT Presenter: Craig Schlatter, Community Development Director. 11.CONSENT CALENDAR There were no Consent items. Page 59 of 69 Minutes of the Planning Commission, July 22, 2020 Continued: Page 2 of 2 12. NEW BUSINESS a. Consideration of Draft Objective Development and Design Standards for New Residential Development, including duplexes, triplexes, four-plexes, and multi-family projects with more than five units, and recommendation to City Council Interim Senior Planner Mireya Turner presented the staff report. After discussion, the Commission expressed consensus on the following comments: • Add/modify language to clarify and differentiate between 10.a.3 Landscaping, and 11.b.3 Site Landscaping • Modify 11.b.4 to read as follows, “In addition to the Exterior Lighting standards in Subsection (A)(15), public open space areas shall incorporate accent lighting. Accent lighting may include string lighting in trees or crisscrossed over pedestrian area via, courtyards, or plazas; tree up-lighting; lighting in fountains; or lighting of significant structures or architectural design features.” • Modify B.7.c.1 Roof Design and Materials, to read as follows, “Non-reflective standing seam metal roofs in shades of tan, brown, black, light blue, red, and green.” Motion/Second: Commissioners Hilliker/Whetzel approved the comments listed above; carried by the following roll call vote: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen, NOES: None ABSENT: None. ABSTAIN: None. The Planning Commission continued the item to a future meeting, to allow time for staff to research questions posed by the Commission. 13. UNFINISHED BUSINESS There were no items to consider. 14. ADJOURNMENT There being no further business, the meeting adjourned at 7:36 p.m. ____________________________ Mireya G. Turner, Interim Senior Planner Page 60 of 69 1 Mireya Turner From:Ian Broeske Sent:Monday, August 3, 2020 7:23 PM To:Mireya Turner Subject:Re: Objective Design and Development Standards Mireya,  The only thing I would comment on is signage and access. We have verbiage in the safety section of the city code on  address signage and access.  Here are the codes from the city.   Not sure how you would like to word them in your handout.  Section appendix D, section D102.1, of the California fire code is amended by adding subsection D102.2. Section D102.2 – Obstruction And Control Of Fire Apparatus Access. General. The required width of any fire apparatus access road shall not be obstructed in any manner, including parking of vehicles. Minimum required widths and clearances established under appendix D shall be maintained at all times. No owner, lessee of the land or proprietor, partner, officer, director, manager, or agent of any business or other activity carried on upon the land shall, after receiving notice thereof, permit or otherwise allow, and no person shall cause any activity, practice or condition to occur or exist, or continue to exist, upon said land which shall lessen, obstruct or impair the access required under this code. Entrances to roads, trails or other accessways which have been closed with gates and barriers in accordance with section D103.5 shall not be obstructed by parked vehicles. (Ord. 898, §1, adopted 1990; Ord. 960, §1, adopted 1995; Ord. 1018, §1, adopted 1999; Ord. 1102, §1, adopted 2007) Section 505.1, Address Identification, of Chapter 5 is hereby amended to read as follows: Section 505.1 Address Identification. Approved numbers and/or addresses shall be placed and maintained on all new and existing buildings and at appropriate additional locations as to be plainly visible and legible from the street or roadway fronting the property from either direction of approach. Said number, or address shall contrast with its background and shall meet the minimum standards as to size: 4” high with a 0.5” stroke for residential buildings, 6’ high and a 0.5” stroke for commercial and multi-residential buildings, 12” high with a 1” stroke for industrial buildings. Additional numbers shall be required where deemed necessary by the fire code official, such as rear access doors, building corners, and entrances to commercial centers. The fire code official may establish different minimum sizes for numbers for various categories of projects. Section 505.4 is hereby added to read as follows: Section 505.4 – Map Directories. A lighted directory map, meeting current fire department standards, shall be installed at each driveway entrance to multiple unit residential projects and mobile home parks constructed after January 1, 2011, where the numbers of units in such projects exceed 15. Section 505.5, Response Map Updates, of Chapter 5 is hereby added to read as follows: Section 505.5 Response Map Updates. Any new development, which necessitates updating of emergency response maps by virtue of new structures, hydrants, roadways or similar features, shall be required to provide map updates in a format (PDF and / or CAD format as approved by the fire code official) or compatible with current department mapping services, and shall be charged a reasonable fee for updating all response maps associated with this development. Attachment 2 Page 61 of 69 2 Thanks,  Ian Broeske  Acting Fire Marshal / Fire Investigator   Ukiah Valley Fire Authority  1500 South State Street  Ukiah, CA 95482‐6709  C) 707‐380‐4811 P) 707‐462‐7921 F) 707‐462‐2938 ibroeske@cityofukiah.com  http://www.cityofukiah.com/uvfa‐who‐we‐are/  CONFIDENTIALITY NOTICE: This e‐mail/message, including any attachments, is for the sole use of the intended  recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure,  or distribution is prohibited. If you are not the intended recipient, please contact the sender by "reply" e‐mail and  destroy all copies of the original message. Please consider the environment prior to printing out this email.  On Aug 3, 2020, at 8:58 AM, Mireya Turner <mturner@cityofukiah.com> wrote:  <ODDS_Public Review Draft.pdf>  Page 62 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 1 Objective Design and Development Standards FOR NEW RESIDENTIAL CONSTRUCTON Revised Public Review Draft – June 18, 2020 California is in the midst of a housing crisis in which communities throughout the State are challenged with accommodating their fair share of housing production. The housing shortage has prompted the State legislature and Governor to enact new laws requiri ng cities and counties to streamline housing approval by establishing a by-right, ministerial approval process for all new residential construction, excluding single-family homes. Key to ministerial approval is the replacement of subjective design guidelines and discretionary review with objective design standards and ministerial approval. In October of 2019, the City of Ukiah adopted an updated Housing Element for the 2019 -2027 planning cycle. This update brought about substantive changes in format and content from the previously adopted Element to address the multitude of State law changes. Following Housing Element adoption, Ukiah has prepared objective design standards that remove barriers to and reduce costs for new residential construction, excluding single-family homes, while still protecting the residential character of its neighborhoods. A. Development Standards. 1.Setbacks. a.Front. The front setback shall comply with the base zone front setback requirements. b.Setback Landscaping. Areas between the required setback and street improvements shall be landscaped per the landscaping requirements in Subsection (A)(11). c.Side (Interior). (1) Minimum Side Setbacks. There is no minimum interior side setback, provided that structures comply with the Building and Fire Code standards for structure separation. (2) Zero Setback. If zero setbacks are proposed, the side setback opposite the zero setback shall be a minimum of five feet. d.Rear. The rear setback shall comply with the base zone rear setback requirements. 2.Property Access. There shall be vehicular access from a dedicated and improved street, easement, or alley to off-street parking areas. Informational Icons The following design and development standards with the leaf logo indicate alignment with sustainability practices. The following design and development standards with the law enforcement logo indicate alignment with Crime Prevention Through Environmental Design (CPTED) practices. Attachment 3 Page 63 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 2 3. Street Frontage. Every primary residential structure shall have frontage on a public street or an access-way which has been approved for residential access by the City. 4. Structure Orientation. Structures shall incorporate site design that reduces heating and cooling needs by orienting structures (both common facilities and dwelling units) on the parcel to reduce heat loss and gain, depending on the time of day and season of the year. 5. Structure Height. Structure height shall comply with the base zone maximum allowable height. 6. Alternative Energy Applications. All structures shall be designed to allow for the installation of alternative energy technologies including but not limited to active solar, wind, or other emerging technologies, and shall comply with the following standards: a. Installation of solar technology on structures such as rooftop photovoltaic cell arrays shall be installed in accordance with the State Fire Marshal safety regulations and guidelines. b. Roof-mounted equipment shall be located in such a manner so as to not preclude the installation of solar panels. 7. Utility Lines. All utility lines from the service drop to the structure shall be placed underground. 8. Mail and Package Delivery Location. For multi-family development projects greater than four dwelling units, mailboxes and package delivery areas shall be in locations that are visible by residents at the interior of a structure entrance, elevator lobby, or stairwell. 9. Primary Entrances. a. Entry Lighting. All primary structure entrances shall include dusk to dawn lighting for safety and security per Subsection A(15). b. Interior-Facing Structures. (1) The primary entrance of each interior-facing structure shall be oriented toward paseos, courtyards, pathways, and active landscape areas. (2) For safety, units not facing the street shall be oriented to provide visual access to entryways, pedestrian pathways, recreation areas, and common facilities from dwelling units. c. Street-Facing Structures. Structures at the street shall have a front entry oriented to the street. 10. Open Space. The following development standards apply to multi -family developments greater than four dwelling units. a. Public Open Space. (1) Public Open Space. Not less than 10 percent of the gross acreage of the total project shall be set aside as public open space to allow for active and passive recreation opportunities and that includes shading elements to benefit all residents of the project. Open space ownership and maintenance shall be the responsibility of the property owner(s). (2) Connections. Public open space areas shall be directly connected to all interior space areas (i.e., community room, recreation room, exercise center), trash and recycling enclosures, laundry facilities (if applicable), structure entrances, parking areas, and mail delivery areas by pedestrian-oriented pathways. Page 64 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 3 (3) Landscaping. A minimum of 15 percent of the required public open space shall be landscaped with materials and plantings consistent with the standards in Subsection (A)(11) (Landscaping) and the subject parcels underlying base zone landscaping requirements. (4) Lighting. In addition to the Exterior Lighting standards in Subsection (A)(15), public open space areas shall incorporate accent lighting. Accent lighting may include string lighting in trees or crisscrossed over pedestrian area via, courtyards, or plazas; tree up-lighting; lighting in fountains; or lighting of significant structures or architectural design features. (5) Public Gathering Space. Public open space areas shall include a minimum of two of the following public gathering spaces: a) Patio seating area for a minimum of eight people. Patio seating can be fixed chairs and tables, table/bench combination, or landscape materials (i.e., slabs of stone or rock); b) Water feature in the form of a fountain, bubblers, or water play pad; c) BBQ area no smaller than 200 square feet with a minimum of three BBQs and tables; or d) Pedestrian plaza no smaller than 200 square feet with a minimum of four benches. (6) Recreation Facilities. A maximum of 25 percent of the required public open space area may be paved for recreation facilities including but not limited to basketball courts, tennis courts, common playground, or swimming pools. b. Private Open Space. (1) Ground Floor Units. Each ground floor dwelling unit shall include a minimum of 80 square feet of private open space in the form of a covered or uncovered patio to allow for light, air, and privacy. (2) Above Ground Floor Units. Each above ground floor dwelling unit shall include a minimum of 40 square feet of private open space in the form of a terrace, balcony, or rooftop patio to allow for light, air, and privacy. 11. Landscaping. a. Landscaping Plans. Existing features, such as trees, creeks, and riparian habitats shall be incorporated into landscaping plans. b. Site Landscaping. (1) All street trees shall be planted consistent with the Standard Planting Detail on file with the City Engineer. (2) Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no more than three feet when located adjacent to pedestrian pathways and building facades and placed in such a manner that does not obstruct lighting. (3) In addition to the landscaping standards associated with the subject parcels underlying base zone, multi-family development projects greater than four dwelling units shall include a minimum of 20 percent onsite landscaping. c. Landscaping Plant Selection. (1) Landscape planting shall consist of at least 75 percent native, drought-tolerant plants and/or flowering plants. Page 65 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 4 (2) All tree plantings shall be equivalent to a 15-gallon container or larger. (3) Street trees shall be selected from the approved species on the Ukiah Master Tree List – Required Street Tree List. 12. Personal Outdoor Storage Spaces. A minimum of 10 square feet (80 cubic feet) of personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor storage areas shall be covered and able to be locked. 13. Bicycle Parking. a. Class I Bicycle Parking. One Class I bicycle parking space (i.e., bicycle locker) is required for every 15 dwelling units. The Class I bicycle space shall be located within or directly adjacent to the required public open space area. b. Class II Bicycle Parking. For multi-family development projects greater than four dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack, wave rack) is required for every three dwelling units. The Class II bicycle space shall be located within or directly adjacent to the required public open space area. 14. Parking and Circulation. a. Parking Areas. (1) Parking Lot Design and Location. a) Parking is prohibited within required sight distance areas. b) Multi-family development projects greater than 15 dwelling units shall not site more than 50 percent of the total parking stalls in a single parking area. c) Multi-family development projects greater than four dwelling units shall not provide parking areas between the building(s) and the primary street frontage. d) Parking areas within a site shall be internally connected and use shared driveways. (2) Parking Lot Landscaping. The following development standards apply to multi- family developments greater than four dwelling units. a) Parking areas with 12 or more parking stalls shall have a tree placed between every four parking stalls with a continuous linear planting strip, rather than individual planting wells, unless infeasible. b) Parking areas shall provide shade trees in landscaped areas and along pedestrian pathways. Parking areas shall be designed to provide a tree canopy coverage of 50 percent over all paved areas within 10 years of planting. c) Parking areas shall use concrete curbing or raised planting areas to protect landscaped areas from encroaching vehicles. d) At least 75 percent of parking lots trees shall be deciduous species. (3) Parking Lot Lighting. The following development standards apply to multi -family development projects greater four dwelling units. a) Parking lots shall include pole mounted lighting that shall be no more than 16 feet in height. b) Parking lot lighting shall be directed downward to minimize glare. (4) Carports. a) Carports shall be reserved for vehicles and shall not be used as storage space. Page 66 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 5 b) Carports shall be located no more than 50 feet from the dwelling units they serve. b. Required Parking. (1) Guest Parking. A minimum of three guest parking spaces shall be provided for every six dwelling units. (2) Parking Standards. Multi-Family dwelling parking standards shall be consistent with the parking regulations in Article 17 (Off-Street Parking and Loading). 15. Exterior Lighting. a. Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos, interior sidewalks, pathways, etc.) for safety and security. b. Pedestrian pathway (excluding street fronting sidewalks) lighting features shall not exceed 10 feet in height. c. Active pedestrian areas shall incorporate free-standing lighting separate from structures. d. Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common areas shall have minimum illumination levels of 0.5 foot-candles at the pathway surface to clearly show walking conditions. e. Overhead sports court lighting shall illuminate only the intended area. Light trespass onto neighboring parcels is prohibited. f. Outdoor lighting shall use energy efficient lighting technology and shall be sh ielded downward to reduce glare and light pollution. 16. Trash and Recycling Enclosures. The following trash and recycling enclosure development standards apply to multi-family development projects greater than four dwelling units. a. Masonry walls with finished metal doors. b. Vehicle and pedestrian access gates. c. Downward lighting for safety and security. 17. Structure Identification. Structure identification numbers shall be placed along pedestrian pathways and roads and shall be readable from a distance of at least 60 feet. 18. Signage and Information. Developments shall comply with the Sign Standards in Division 3, Article 7 of the Municipal Code (Signs). In addition, all directional signage and informational kiosks (i.e., development maps) shall be located at the entrances of individual buildings and at convergences of main pedestrian pathways. Page 67 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 6 B. Design Standards. 1. Carports. a. For multi-family development projects greater than four dwelling units, carports shall not be visible from the street. b. Carports shall include the approved color palette, materials, and design elements of the structure. 2. Color Palettes. a. All structures shall include at least one primary color, one secondary color, and two accent colors, in addition to the color of the roofing material. b. Each structure elevation shall include two colors in the selected color palette. c. Projects that include more than 10 dwelling units shall include at least two-color palettes, where no single-color palette shall be used on more than 50 percent of the dwelling units. 3. Fences and Walls. The following materials are prohibited for all fences and walls: a. Electrified; b. Barb wire/razor wire; c. Sharp objects such as spires and glass; d. Cyclone or chain link; and; e. Vinyl. 4. Glazing. Structures shall incorporate the use of energy efficient glazing to reduce heat loss and gain. 5. Common Mailboxes. Common mailboxes shall be painted using the approved color palette for the overall development. 6. Trash and Recycling Enclosures. Masonry walls and metal doors shall be painted in accordance with the approved color palette for the overall project. 7. Roof Design and Materials. a. Horizontal eaves longer than 20 feet in length shall be broken up by gables, building projections, or other forms of articulation. b. Roof overhangs shall be a minimum of 12 inches. c. The following are allowable roofing materials: (1) Non-reflective standing seam metal roofs in shades of tan, brown, and black; (2) Cool foam roofs (white); (3) Clay tile; and (4) Architectural composition shingles. 8. Screening. All screening of ground-mounted and roof-mounted equipment shall be painted in accordance with the approved color palette for the project. 9. Stairways/Stairwells. Exterior stairways/stairwells that are not enclosed shall not be visible from the public right-of-way. Page 68 of 69 CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 7 10. Structure Massing. Structures that have a length longer than 30 feet shall include facades with varying modulation with a minimum depth of 2 feet at intervals of no more than 10 feet. 11. Structure Materials and Elements. a. Drainpipes, parapets, and ledges shall not be located near windows, corridors, and balconies. If such placement is not feasible, they shall face parking lots, public spaces, and roads. b. All structures shall include a minimum of two primary materials (i.e., stone, wood, masonry, or metal) on each structure elevation. Each material shall comprise at least 20 percent of the elevations excluding windows and railings. c. The following primary structure materials are prohibited: (1) Heavy timber, exposed logs in their natural state; (2) Stucco textured foam, synthetic stucco, vinyl or vinyl clad materials; and (3) Unfinished galvanized metals. Page 69 of 69