Point Arena City Council
November 15, 2022

City of Point Arena
451 School Street
PO Box 67
Point Arena, CA 95468
707-882-2122
Supplemental Staff Report for
MS 1-2021, CDP 7-2021, UP 3-2021
Hillmer Residential Development Project
140 School Street, Point Arena
1 On September 27, 2022, the City Council opened a public hearing to review the applications for Minor Subdivision 1-2021, Coastal Development permit 7-2021, and Use Permit 3-2021. After reviewing the application and staff report, the Council voted to continue the public hearing in order for the applicant to address some of the concerns stated at the hearing, and to find answers to questions that came up during the hearing.

This memo is a supplement to the staff report and exhibits presented at the September 27, 2022 public hearing.

PARKING AND CIRCULATION
When discussing the application, the Council expressed concern over the amount of proposed parking.

The previous proposal included four total parking spaces, with two dedicated to each of the proposed parcels. This configuration is consistent with the State’s recent legislation applicable to accessory dwelling units (ADUs), which allows for a reduction in parking requirements in certain instances.

The State’s legislation has not yet been adopted by the City of Point Arena, and the City expects to review a Local Coastal Program amendment in the coming months to more closely align the City’s housing policies with the State’s ADU legislation. The current zoning code requires two parking spaces per dwelling unit, resulting in an overall parking requirement for this project of eight total spaces. The City Council expressed concern about applying the State’s ADU parking policies for this project, noting a lack of on-street parking in the vicinity and the likely need for residents of the project to require more than four total parking spaces.

On September 13, 2022, the applicants amended their application and plans to propose eight total parking spaces, with four dedicated to each of the proposed parcels. This results in a project that meets the City’s current zoning requirements for parking (that each residence is provided two off-street parking spaces).

The additional parking is proposed as parallel spaces along the driveway, which achieves the current zoning requirements for parking without adding additional impervious surfaces to the parcel. The parallel spaces utilizing the driveways resulted in a reduction of driveway width from 25 feet to 20 feet.

The City’s off-street parking standards (18.25.280) require 20-foot drive isles for two-way driveways with parallel parking along the side, and the project is consistent with this dimension.

However, the City’s subdivision code requires driveways that serve two residential buildings to have a minimum width of 24 feet. City staff has interpreted the project to be consistent with this requirement, although the driveway is 20 feet wide where the parallel parking is proposed, for the following reasons:
• The driveway maintains a width of greater than 24 feet, consistent with the subdivision code requirement, until it tightens to 20 feet adjacent to the parallel parking. Therefore, the portion of the driveway serving both residences meets the standard. Since the portion of the driveway beyond the parallel parking serves only one building, the 20-foot width is appropriate. • The subdivision standard of requiring a 24-foot wide driveway is likely intended to provide emergency access to parcels at the rear of subdivisions, which can often be far from the rightof-way for subdivisions of larger size. This proposed subdivision would not place a residence at the rear of a large parcel with a long driveway.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
2 • The project was referred to the Redwood Coast Fire Protection District for comment, and the Fire Chief did not request any additional width for emergency purposes.

COUNCIL AND PUBLIC QUESTIONS/COMMENTS
In addition to questions about parking, the Council and community had the following questions about the project at the previous public hearing, and in comments received since that hearing.

Will the applicant need to comply with the same expensive School Street sidewalk requirements that were required of other potential projects in the past? The project is on Highway 1, so Caltrans has jurisdiction over most of the improvements along their roadway. Initially, Caltrans had required the applicant install standard curb, gutter, and sidewalk along the property frontage. However, after reviewing the project further, Caltrans identified a future project where they are widening and realigning the roadway along that stretch of Highway 1. They decided it would be imprudent to require the applicant to install standard curb, gutter, and sidewalk only to tear it out when the roadway got upgraded in the next few years. Instead, Caltrans required the applicant to provide a buffer area in the front yard to make room for the future roadway improvement they have scheduled.

What is the state law requiring solar panels in new residential construction, and can solar be required as a condition of approval?
In 2018, California created a mandate that new single-family homes and multi-family dwellings up to three stories high must install solar panels. The California solar mandate took effect on January 1, 2020 and is part of California’s building codes.

The proposed project will be required to include solar panels as part of their building permit application, and a building permit will not be issued without compliance with this mandate; therefore, a special condition is not required.

Has the capacity of the wastewater treatment plant been considered? The project was referred to the wastewater treatment plant for review and comment. Per the review of the system’s capacity in conjunction with the City’s 2019-2027 Housing Element, the system presently has capacity for an additional 487 customers. Additionally, The City-owned sewer system was designed to accommodate 129,000 gallons per day (GPD), dry weather flow. The current summer months’ flow averages 35,000 GPD. According to the Point Arena sanitation department, the system operates roughly at 27% of its capacity, a figure that has not changed significantly over the past few decades. As a result, there is sufficient capacity within the current system to serve the four proposed residential units.

How does the transit stop nearby qualify the project for a parking reduction? Localities have interpreted the definition of a “transit stop” for the purposes of the State’s ADU law in various ways. For example, other jurisdictions in Mendocino County have considered minor MTA stops to qualify as a “transit stop” for the purposes of ADU regulations. At least one jurisdiction in Mendocino County considers its entire city limits as within a half mile of a “transit stop” since “dial-a-ride” is available citywide. In most cases, cities adopt a wide definition of to utilize the State’s housing friendly policies that are triggered for projects near “transit stops.” Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
3 The proposed project has been revised to include a total of eight parking spaces, with four spaces dedicated to each of the two lots. This would provide two parking spaces per dwelling unit consistent with the current zoning code requirements and makes an interpretation of “transit stops” unnecessary as the application does not propose to avail itself of the State’s housing friendly ADU policies.

Can the City prohibit use of the proposed residences as short term rentals? The City’s Business Licenses and Regulations Code (5.30.030) states that “home rentals are prohibited on properties containing accessory dwelling units and/or junior accessory dwelling units.” Since the project is considering one unit on each parcel to be an ADU (otherwise the proposed density would be prohibited), short term rentals would be prohibited on these properties.

With the applicant’s revision of the project to provide for parking consistent with the current zoning code, staff believes the project is consistent with applicable City policies and addresses the Council’s concerns expressed at the previous public hearing.

PROJECT FINDINGS AND CONDITIONS
Recommended Action
Pursuant to the provisions of PAMC Sections 18.30.080, 18.30.090, and 17.04.040, staff recommends the City Council approves MS 1-2021, CDP 7-2021- UP 3-2021, adopts the project’s Mitigated Negative Declaration, and adopts the following findings and conditions of approval outlined below.

Coastal Development Permit Findings

1. The proposed development as described in the application and accompanying materials, as modified by any conditions of approval is in conformity with the city of Point Arena’s certified local coastal program and will not adversely affect coastal resources. The project would develop residences within an established residential zoning district and community, minimizing the potential for adverse impacts on coastal resources; and

2. If the project is located between the first public road and the sea, that the project is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing with Sections 30200 of the Public Resources Code). The project is not located between the first public road and the sea. The City’s Community Action Plan depicts a pedestrian access through the project parcels; however, pursuant to PAMC Section 18.25.100(5)(b)(ii), the City Council waives the requirement to provide the planned access, and makes the following supplemental findings to support the waiver:
a. The Community Action Plan depicts a pedestrian access through the project parcel. Upon review of applicant-supplied materials depicting pedestrian travel times and distances in the vicinity, adequate access exists nearby to serve pedestrian circulation (PAMC Section 18.25.100(5)(b)(ii)); and b. The type of access applicable to the site does not provide public access to the sea, tidelands, or other public recreational area or facility.

By waiver of the pedestrian access requirement, the project would not preclude or impact any existing or future public access or public recreation opportunities; and Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
4 3. Feasible mitigation measures and/or alternatives have been incorporated to substantially lessen any significant adverse effects of the development on the environment. Conditions of approval are required where necessary to lessen adverse effects on the environment; and

4. The proposed use is consistent with the purposes of the zone in which the site is located.

The City’s Zoning Map designates the location of the project as within the Urban Residential zoning district, where residential uses at the densities proposed are allowable with an approved Use Permit; and

5. The proposed development is in conformance with the city of Point Arena’s general plan.

The City’s Land Use Map classifies the project as Urban Residential, where residential uses are allowable at the proposed density with an approved Use Permit; and

6. The proposed location of the use and conditions under which it may be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The project would produce additional residential units within an existing residential community, consistent with and not detrimental to the properties in the vicinity; and

7. Services, including, but not limited to, water supply, sewage disposal, solid waste, and public roadway capacity have been considered and are adequate to serve the proposed development.

Use Permit Findings

1. The proposed use at the size and intensity contemplated, and at the proposed location, will provide a development that is necessary or desirable for, and compatible with, the neighborhood or the community. The residential use is proposed on a parcel zoned for residential development. Surrounding land uses include an residences and school facilities. The project is compatible with surrounding land uses; and

2. The project as proposed will not be detrimental to the health, safety, convenience or generalwelfare of persons residing or working in the vicinity, or injurious to property, improvements or potential development in the vicinity, with respect to aspects including but not limited to the following:
a. The nature of the proposed site, including its size and shape, and the proposed size, shape and arrangement of structures. The project is consistent with existing residential development in the vicinity; and
b. The accessibility and traffic pattern for persons and vehicles, and the type and volume of such traffic, and the adequacy of proposed off-street parking and loading. The project meets the City’s parking requirements and the residences will have little impact on traffic or circulation in the area; and c. The proposed use would be located within the Urban Residential zoning district, which is “suitable for single-family residential uses, including cohousing projects” per PAMC Section 18.20.030. Any project related noise, Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
5 glare, dust, or odor nuisances would be subject to the City’s nuisance abatement ordinance (PAMC Section 8.05). Approval of the project does not permit use of the property in conflict with the City’s nuisance abatement ordinance; and
d. Treatment given, as appropriate, to such aspects as landscaping, screening, openspaces, parking and loading areas, service areas, lighting and signs.

The project is consistent with the site development requirements of the Municipal Code, including those specific to the Urban Residential district.

3. The project as proposed will comply with the applicable provisions of this title, will be consistent with the policies and programs of the general plan and will assist in carrying out and be in conformity with the Point Arena coastal program. The parcel is zoned and designated by the General Plan as Urban Residential, where residential uses at the proposed density are allowable with an approved Use Permit. The project requires approval of an accompanying Coastal Development Permit to ensure conformity with the Local Coastal Program; and

4. That the proposed use or feature will have no significant adverse environmental impact orthere are no feasible alternatives, or feasible mitigation measures, as provided in the California Environmental Quality Act, available which would substantially lessen any significant adverse impact that the actions allowed by the conditional use permit may have on the environment. Conditions of approval are required where necessary to lessen adverse effects and impacts on the environment.

Subdivision Findings

1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, the Local Coastal Plan, Zoning Ordinance, any applicable specific plan, and other applicable provisions of this title. The proposed lot sizes are in general conformance with designated lot sizes for the zone.

2. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the Map Act and any guidelines adopted by the city, and implemented in part through Title 24 of the California Building Code.

3. The site is physically suitable for the type and density of development.

4. The proposed subdivision has been reviewed for CEQA compliance and the project, after the adoption of mitigation measures, will not result in significant detrimental or adverse impacts on public resources, wildlife or public health, safety and welfare.

Standard Conditions

1. This action shall become final on the date of approval. No appeal periods apply. The permit shall expire and become null and void at the expiration of two years after the effective date, except where construction and use of the property in reliance on such permit has been initiated prior to its expiration.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
6 To remain valid, progress towards completion of the project must be continuous. The applicant has sole responsibility for renewing this application before the expiration date. The City will not provide a notice prior to the expiration date.

2. The use and occupancy of the premises shall be established and maintained in conformance with the provisions of Title 18 of the Point Arena Municipal Code.

3. The application, along with supplemental exhibits and related material, shall be considered elements of this permit, and that compliance therewith is mandatory, unless an amendment has been approved by the City of Point Arena Planning Commission or its successor agency.

4. This permit shall be subject to the securing of all necessary permits for the proposed development from City, State and Federal agencies having jurisdiction.

5. The applicant shall secure all required building permits for the proposed project as required by the Building Inspection Division of the Mendocino County Department of Planning and Building Services.

6. This permit shall be subject to revocation or modification upon a finding of any one or more of the following:
a. The permit was obtained or extended by fraud.
b. One or more of the conditions upon which the permit was granted have been violated. c. The use for which the permit was granted is conducted so as to be detrimental to the public health, welfare or safety, or to be a nuisance.
d. A final judgment of a court of competent jurisdiction has declared one or more conditions to be void or ineffective or has enjoined or otherwise prohibited the enforcement or operation of one or more such conditions.

7. This permit is issued without a legal determination having been made upon the number, size or shape of parcels encompassed within the permit described boundaries. Should, at any time, a legal determination be made that the number, size or shape of parcels within the permit described boundaries are different than that which is legally required by this permit, this permit shall become null and void.

8. A two-year limitation applies to all coastal development, variance, conditional use, design review, planned residential development, or comprehensive development plan permits. If development has not commenced within two years from the granting of a permit, the permit shall be void, except where construction and or use of the property in reliance on such permit has been initiated prior to its expiration. To remain valid, progress toward completion of the project must be continuous. On or before the date of expiration of a coastal development permit, variance, conditional use permit, design review, planned residential development, or comprehensive development plan, the person holding the permit shall apply for a renewal of said permit if the use is to be continued beyond the date of expiration or the development Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
7 cannot be initiated prior to expiration. A renewal could be processed under Administrative review by the City, on a cost-recovery basis, for a renewal period of two years.

Special Conditions

1. The following Mitigation Measures were identified in the Mitigated Negative Declaration as necessary to reduce potential environmental impacts to a less than significant level, and compliance with these measures are a condition of approval of MS 1-2021, CDP 7-2021, and UP 3-2021:

AES-1: Prior to issuance of a building permit for the residential units proposed in this Project, the applicant shall submit an exterior lighting plan showing the location of all exterior lights and the manufacturer and type of lighting fixtures proposed. Lights and light fixtures shall be downcast and shielded to prevent offsite light trespass. The exterior lighting plan shall be reviewed and approved by the City Manager in conjunction with building permit review.

AQ-1: Future development of the site shall comply with the following mitigation measures set forth by the Mendocino County Air Quality Management District to control for fugitive dust generated during construction activities:
a. All visibly dry disturbed soil and road surfaces shall be watered to minimize fugitive dust emissions.
b. Earth or other material tracked onto neighboring paved roads shall be removed promptly.
c. Approved chemical soil stabilizers shall be applied to exposed earth surfaces in inactive construction areas and exposed stockpiles (i.e., sand, gravel, dirt). d. Dust generating activities shall be limited during periods of high winds (over 15 mph). e. Access of unauthorized vehicles onto the construction site during non-working hours shall be prevented.
f. A daily log shall be kept of fugitive dust control activities.

AQ-2: Future development of the site shall comply with Regulation 4, Rule 4.1-400 of the MCAQMD related to prohibitions on woodburning, including the following:
a. 4.1-400(a) No person shall install an open wood burning fireplace in any new residential, commercial, or public building or accessory building, or as part of a renovation of any residential, commercial, or public building or accessory building. b. 4.1-400(b) No person shall install a wood-fired outdoor boiler to provide heat for any residential, commercial, or public building or accessory building. c. 4.1-400(c) No person shall install wood burning appliances in any new, remodeled or renovated multi- family residence, commercial or public building or accessory building, except as a replacement for an existing wood burning appliance. d. 4.1-400(d) No person shall install wood burning appliances in any new or remodeled residential dwelling of three units or less, or any accessory building, that is not an approved device as defined in Rule 4.1-140(a3).
e. 4.1-400(f) No person shall install any wood burning appliances in any residential dwelling or accessory building that is included as part of a major subdivision, which filed a tentative map after the effective date of this regulation.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
8 BIO-1: Construction in the study area has the potential to disturb birds during the nesting season. Removal of vegetation and construction activity near trees and vegetated areas has the potential to disturb birds’ nesting process.
a. Avoidance Measure: Seasonal Avoidance
b. No nesting bird surveys are recommended if activity occurs in the non-breeding season (September to January). If development is to occur during the breeding season (February to August), a pre-construction survey is recommended within 14 days of the onset of construction to ensure that no nesting birds will be disturbed during development.
c. Avoidance Measure: Nest Avoidance
d. If active special status bird nests are observed, no ground disturbance activities shall occur within a 100-foot exclusion zone. These exclusion zones may vary depending on species, habitat, and level of disturbance. The exclusion zone shall remain in place around the active nest until all young are no longer dependent upon the nest. A biologist should monitor the nest site weekly during the breeding season to ensure the buffer is sufficient to protect the nest site from potential disturbance. e. Avoidance Measure: Construction activities only during daylight hours f. Construction should occur during daylight hours to limit disturbing construction noise and minimize artificial lights.

BIO-2: Construction activities will involve walking across areas where amphibians may be traveling. Staging of materials and removal of construction debris could also disturb special status amphibians that may be hiding underneath these materials. To minimize impacts to amphibians, the following avoidance measures should be followed. a. Avoidance Measure: Contractor education
Within two weeks prior to construction activities, project contractors will be trained by a qualified biologist in the identification of the frogs and salamanders that occur along the Mendocino County coast. Workers will be trained to differentiate between special status and common species and instructed on actions and communications required to be conducted if special status amphibians are observed during construction. b. Avoidance Measure: Pre-construction search
During ground disturbing activities, construction crews will begin each day with a visual search around the staging and impact area to detect the presence of amphibians. c. Avoidance Measure: Careful debris removal
During construction and debris removal, any wood stockpiles should be moved carefully by hand in order to avoid accidental crushing or other damage to amphibians. d. Avoidance Measure: No construction during rain event If a rain event occurs during the ground disturbance period, all ground disturbing activities will cease for a period of 48 hours, starting after the rain stops.

Prior to resuming construction activities, trained construction crew member(s) will examine the site for the presence of special status amphibians.

If no special status amphibians are found during inspections, ground-disturbing activities may resume.

If a special status amphibian is detected, construction crews will stop all ground disturbing work and will contact the California Department of Fish and Wildlife (CDFW) or a qualified biologist. Clearance from CDFW will then be needed prior to reinitiating Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
9 work. CDFW will need to be consulted and will need to agree with protective measures needed for any potential special status amphibians.

BIO-3: If construction is not completed prior to March 11, 2027, construction activities shall cease until such time that the City of Point Arena consults with USFWS for technical assistance regarding the protection of PAMB. Construction may resume following either a USFWS statement that the Project site remains unsuitable for PAMB habitat, or a plan is in place, acceptable to USFWS, to mitigate impacts to PAMB if habitat is present.

For the purposes of this mitigation measure, “construction” shall include grading of the site, installation of the driveway, or construction of the residential buildings. “Completed” shall mean completion of a final inspection by the Mendocino County Building Department.

CUL-1: In the event that previously unidentified cultural resources are encountered during Project implementation such resources shall be avoided, including altering the materials and their stratigraphic context. A qualified professional archaeologist shall be contacted to evaluate the find. Project personnel shall not collect cultural resources. Prehistoric resources include, but are not limited to, chert or obsidian flakes, projectile points, mortars, pestles, and dark friable soil containing shell and bone dietary debris, heat-affected rock, or human burials.

Historic resources include stone or abode foundations or walls, structures and remains with square nails, and refuse deposits or bottle dumps, often located in old wells or privies.

In the event that human remains are encountered, all work must stop in the immediate vicinity of the discovered remains and the Mendocino County Medical Examiner, the Sheriff-Coroner, and a qualified archaeologist must be notified immediately to evaluate the remains. If the remains are deemed to be Native American and prehistoric, the Native American Heritage Commission must be contacted by the Coroner so that a “Most Likely Descendant” can be designated and further recommendations regarding treatment of the remains can be provided.

GEO-1: If paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations.

NOI-1: During construction of the project, noise above 60 decibels must occur only between the hours of 7 a.m. and 8 p.m. Any equipment used that exceeds a noise level of 86 decibels, such as a nail gun or bulldozer, shall be limited to weekdays between 8 a.m. and 5 p.m.

TRAN-1: Unless waived by City Council per Zoning Code Section 18.25.100(5), a 25-foot-wide public access easement shall be recorded from School Street to Lake Street, consistent with the Community Action Plan and Zoning Code Section 18.25.100(4). The recorded grant of easement shall be conveyed to the city or to a designated private nonprofit association acceptable to the city who is willing to accept the easement and willing to operate and maintain the public accessway or trail. Where grants of easement are not feasible because neither the city nor private nonprofit association is willing to accept, maintain, and operate the accessway, the required access shall be implemented through a recorded offer to dedicate an easement to a public agency or a designated private nonprofit association acceptable to the city.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
10 2. No development in reliance upon CDP 7-2021 or U 3-2021 shall commence until a Final Map is recorded completing MS 1-2021.

3. The maximum permitted height of an accessory structure in the UR district is 15 feet (PAMC Section 18.25.090). Any accessory structure, including the proposed tool shed shall not exceed 15 feet in maximum height.

4. The project shall observe a 30-foot setback, measured from the centerline of School Street/SR1, to provide adequate space for future Caltrans improvements to the roadway and pedestrian facilities. Fencing, retaining walls, parking, and structures shall be prohibited within this 30-foot setback. Any future Building Permit or Grading Permit application in reliance on this permit shall show the location of this setback for City review prior to approval of a Building Permit or Grading Permit.

5. Before issuance of a building permit for the construction of the proposed structures, the applicant shall submit a color palette for the development. All exterior siding and roofing of the proposed structures shall be composed only of earth-tone colors, to the satisfaction of the City Manager or his designee. The current owner or any future owner shall not repaint or stain the house or other approved structures with products that will brighten the color of the house or other approved structures without an amendment to this permit.

6. The proposed waterline easement, as depicted and described in the Legal Description included as Appendix C, shall be recorded prior to recordation of a Final Map implementing the proposed subdivision.

7. This entitlement does not become effective or operative and no work shall be commenced under this entitlement until the California Department of Fish and Wildlife filing fees required or authorized by Section 711.4 of the Fish and Games Code are submitted to the City of Point Arena. Said fee of $2,598.00 OR CURRENT FEE shall be made payable to the City of Point Arena within 5 days of the end of any appeal period. Any waiver of the fee shall be on a form issued by the Department of Fish and Wildlife upon their finding that the project has “no effect” in the environment. If the project is appealed, the payment will be held by the City of Point Arena until the appeal is decided. Depending on the outcome of the appeal, the payment will either be filed with the County Clerk (if the project is approved) or returned to the payer (if the project is denied). Failure to pay this fee by the specified deadline shall result in the entitlement becoming null and void. The applicant has the sole responsibility to ensure timely compliance with this condition

8. Prior to issuance of the Coastal Development Permit, all fees are due to the City for planning and engineering review per the executed “City of Point Arena Cost Recovery Agreement” dated xx/xx/xx.

Staff Report prepared by:
_______________________________ November 15, 2022
Scott Perkins Date
City Planner
Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
11 APPENDICES
A. September 27, 2022 Public Hearing Staff Report
B. Initial Study – Mitigated Negative Declaration (on file) C. Justification for Exception to Trail Dedication

EXHIBITS

1. Location Map

2. CAP Trail Map

3. Flood Map

4. Natural Hazards Map

5. Scenic Corridors

6. Elevation Drawings

7. Community Photos

8. Vegetation Map

9. Wetlands

10. Site Plan (revised October 13, 2022)

11. Tentative Map (revised October 13, 2022)

12. Drainage and Grading Plan (revised October 13, 2022) EXHIBIT 1: LOCATION MAP
EXHIBIT 2: CAP TRAIL MAP
EXHIBIT 3: FLOOD MAP
EXHIBIT 4: NATURAL HAZARDS MAP
ATTACHMENT 5: SCENIC CORRIDORS
EXHIBIT 6: ELEVATION DRAWINGS
EXHIBIT 7: COMMUNITY PHOTOS

PHOTOS OF STRUCTURES TO THE WEST OF PROJECT
EXHIBIT 7: COMMUNITY PHOTOS (CONT.)

PHOTOS OF STRUCTURES TO THE EAST OF PROJECT
EXHIBIT 7: COMMUNITY PHOTOS (CONT.)
PHOTO TO THE SOUTH, ACROSS SCHOOL STREET/SR1
EXHIBIT 8: VEGETATION MAP
EXHIBIT 9: WETLANDS
S
S
S
S
S
E
E
E
E
E
E
104.47'
75° 42' 00" S E

SETBACK
10'-0"

SETBACK
10'-0"

SETBACK
15'-0"

SETBACK
20'-0"
ST
S
A
C
T
H
E

OOL STREET
HIGHWAY 1
N

SIDEWALK

CURB CUT
(E) MANHOLE &

SEWER LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
APN
027-091-15
APN
027-091-10
APN
027-091-12
(N) DRIVEWAY
OWNER'S REPRESENTATIVE: DAVID HILLMER
ADDRESS: 140 SCHOOL ST. POINT ARENA, CA 95468
APN: 027-091-14
CL ROW
24'-0"
15'-0"
12'-0"
(E) ELECT. POLE
(E) ELECT. POLE
(E) OVERHEAD
ELECT. SERVICE
140 SCHOOL STREET
APN 027-091-14

0.20 Acres (8923.2 SF)
142 SCHOOL STREET
APN 027-091-14

0.27 Acres (11933.2 SF)

PROJECT NUMBER
SCALE
DATE
1" = 40'-0" PLOT PLAN

PLOT PLAN

POINT ARENA WORKFORCE HOUSING
2121
2022-10-13
W
W
W
W
W
S
S
S
S
S
S
E
E
E
E
E
E
104.47'
75° 42' 00" S
E

88.94'
10° 59' 58" N E
202.67'
11° 57' 51" N E

25.01'
76° 14' 37" S
E
140 SCHOOL STREET
APN 027-091-14

0.20 Acres (8923.2 SF)

SETBACK
10'-0"

SETBACK
10'-0"

SETBACK
15'-0"
1 S
8 E
.2
T
0 BACK
PER
.030
UR
ZONING

SETBACK
20'-0"
SCHOOL
STREET
STATE
HIGHWAY 1
NORTH

SIDEWALK

CENTERLINE
20' W. DRIVEWAY
20' W. CURB CUT(E) MANHOLE

PROPERTY LINE

PROPERTY LINE

PROPERTY
LINE

PROPERTY
LINE
WD FENCE, TYP.

APN
027-091-15
APN
027-091-10
APN
027-091-12
TOOL
SHED

PLANTING
AREA
142 SCHOOL STREET
APN 027-091-14

0.27 Acres (11933.2 SF)

SETBACK
15'-0"

SETBACK
10'-0"

SETBACK
10'-0"

SETBACK
10'-0" 25'-0"

75.98'
76° 14' 37" S
E
114.86'
10° 59' 58" N E

77.88'
78° 02' 09" N W
117.22'
11° 57' 51" S W
TURNAROUND
10'-0"

UTILITY

EASEMENT

ONE-STORY

RESIDENCE

ONE-STORY

RESIDENCE

ONE-STORY

RESIDENCE

ONE-STORY

RESIDENCE
WATER SERVICE CONNECTION TO (E) MAIN IN LAKE STREET R.O.W. 4" SEWER MAIN; CONNECT TO (E) MAIN IN SCHOOL ST. R.O.W.; SEE TITLE MAP FOR ADD'L INFORMATION OVERHEAD ELECT. SERVICE TO (E) POWER POLE IN SCHOOL ST. R.O.W. 14'-6" 10'-6"
20'-0" MIN.

SCHOOL
STREET

PROJECT SITE

MAIN STREET
LAKE
STREET
ABV. ABOVEA/C AIR CONDITIONINGACOUST ACOUSTICALACT ACOUSTICAL TILEA.D. AREA DRAINADA AMERICANS WITH DISABILITIES ACTADDL. ADDITIONALADJ. ADJUSTABLEA.F.F. ABOVE FINISHED FLOORAIA AMERICAN INSTITUTE OF ARCHITECTSALUM. ALUMINUMALT. ALTERNATEANOD. ANODIZEDAPPROX. APPROXIMATEARCH. ARCHITECTURALASSM. ASSEMBLYBD. BOARDB/T BETWEENBEV. BEVELBLDG. BUILDINGBLK. BLOCKBLKG. BLOCKINGBM. BEAMBOT. BOTTOMBRKT. BRACKETB.U.R. BUILT-UP ROOFB.W. BOTTOM OF WALLCAB. CABINETCB. CIRCUIT BREAKERC.B. CATCH BASINCBC CALIFORNIA BUILDING CODECEM. CEMENTCER. CERAMICC.I. CAST IRONCJ CONTROL JOINTC.L. CENTERLINECLG. CEILINGCLKG. CAULKINGCLO. CLOSETCLR. CLEARCO CLEANOUTCOL. COLUMNCOMB COMBINATIONCONC CONCRETECONN CONNECTIONCONSTR CONSTRUCTIONCONT CONTINUOUSCONTR CONTRACTORCORR CORRIDOR,CS COUNTERSINKCT CERAMIC TILECTSK COUNTERSUNKCW COLD WATERD. DRAINDBL. DOUBLEDEMO. DEMOLISHDEPT. DEPARTMENTDET. DETAIL(S)D.F. DOUGLAS FIRDIA DIAMETERDIAG DIAGONALDIM DIMENSIONDISP DISPENSERDN DOWND.O. DOOR OPENINGDR DOORDS DOWNSPOUTDWG DRAWINGDWR DRAWER(E) EXISTINGE. EASTEA. EACHE.B. EXPANSION BOLTE.J. EXPANSION JOINTEL. ELEVATIONELEC. ELECTRICALEMER. EMERGENCYENCL ENCLOSUREE.P. ELECTRICAL PANELBOARDEQ EQUALEQUIP. EQUIPMENTEXH. EXHAUSTEXPO. EXPOSEDEXST. EXISTINGEXT. EXTERIORF.A. FIRE ALARMFAB. FABRICATEFAR FLOOR AREA RATIOF.B. FLAT BARF.D. FLOOR DRAINFDN. FOUNDATIONF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHER CABINETF.F. FINISHED FLOORF.G. FIXED GLAZINGF.H.C. FIRE HOSE CABINETFIN. FINISHFIN.GR. FINISH GRADEFIXT. FIXTUREFL. FLOOR(ING)FLASH. FLASHINGFLUOR. FLUORESCENTF.O.C FACE OF CONCRETEF.O.F FACE OF FINISHF.O.S FACE OF STUDSF.O.T. FACE OF TREADSFT. FOOT, FEETFTG. FOOTINGFURR. FURRINGFUT. FUTUREG. GASGA. GAUGEGALV. GALVANIZEDG.B. GRAB BARGC GENERAL CONTRACTORG.D. GUTTER DRAING.I. GALVANIZED IRON (STEEL)GL. GLASSGLB. GLUE-LAM BEAMGND. GROUNDGR. GRADEGSM. GALVANIZED SHEET METALGYP. GYPSUMGWB. GYPSUM WALL BOARDH HOSE, HIGHH.B. HOSE BIBH.C. HOLLOW COREHD. HEADHDR. HEADERHDWD. HARDWOODHDWE. HARDWAREH.M. HOLLOW METALHNDRL. HANDRAILHORIZ. HORIZONTALHR. HOURHT HEIGHTHVAC HEATING, VENTILATING & A/CHW HOT WATERI.D. INSIDE DIAMETER (DIMENSION)I.F. INSIDE FACEIN INCHINFO INFORMATIONINSUL INSULATIONINT. INTERIORJ. JOISTJH. JOIST HANGERJT. JOINTKIT. KITCHENK.O. KNOCKOUTKPL. KICKPLATE LAD. LADDERLAM. LAMINATELAV. LAVATORYLKR. LOCKERLT. LIGHTLTG. LIGHTINGMATL. MATERIALMAX. MAXIMUMM.B. MACHINE BOLTM.C. MEDICINE CABINETMECH. MECHANICALMEMB. MEMBRANEMEZZ. MEZZANINEMFR. MANUFACTURERMIN. MINIMUMMIR. MIRRORMIR.S. MIRROR & SHELFMISC. MISCELLANEOUSMTD. MOUNTEDMTL. METALMUL MULLION(N) NEWN. NORTHN.I.C. NOT IN CONTRACTNO. / # NUMBERNOM. NOMINALNTS NOT TO SCALEO/ OVER / ONO.C. ON CENTERO.D. OUTSIDE DIAMETER (DIMENSION)O.L.F. OCCUPANT LOAD FACTOROPNG OPENINGOPP. OPPOSITEOH OPPOSITE HANDOVHD. OVERHEADP. LAM. PLASTIC LAMINATEPAR. PARALLELP.D. PERFORATED DRAINPERF. PERFORATEDP.G. PAINT GRADEP.H. PHILLIP’S HEADPL. PLATEPLUMB. PLUMBINGPLYWD. PLYWOODPNTD. PAINTEDPR. PAIRPREFAB. PREFABRICATEDPSI POUNDS PER SQUARE INCHPT. POINTP.T.D. PAPER TOWEL DISPENSERPTN. PARTITIONPTR PAPER TOWEL RECEPTACLEPVC POLYVINYL CHLORIDEPVMT. PAVEMENTQTY. QUANTITYR. RISERR.A. RETURN AIRRAD. RADIUSR.B. RESILIENT BASER.C. ROUGH CONCRETERCP REFLECTED CEILING PLANREBAR REINFORCING BARREC. RECESSEDREF. REFERENCEREINF. REINFORCEDREQD. REQUIREDREV. REVISIONRGTR. REGISTERRM ROOMRND. ROUNDR.O. ROUGH OPENINGR.O.W. RIGHT OF WAYR.W.L. RAIN WATER LEADERS. SOUTHSAN. SANITARYSASM SELF-ADHERING SHEET MEMB.S.C. SOLID CORESCHED. SCHEDULESECT SECTIONSEL. SELECTSF SQUARE FOOTS.G. STAIN GRADESHT. SHEETSHTHG. SHEATHINGSIM. SIMILARSL. SLIDINGSLNT. SEALANTS.M.S. SHEET METAL SCREWSPEC. SPECIFICATION(S)SQ. SQUARESSD SEE STRUCTURAL DRAWINGSSST. STAINLESS STEELS.SK. SERVICE SINKSTA. STATIONSTC SOUND TRANSMISSION CLASSSTD. STANDARDSTL STEELSTOR STORAGESTRL. STRUCTURALSUSP. SUSPENDED, SUSPENDT&B TOP AND BOTTOMT&G TONGUE & GROOVET.B. TOWEL BART.C. TOP OF CURBT.D. TIE DOWNTEL. TELEPHONETEMP. TEMPORARY, TEMPEREDTHK. THICKTHRES. THRESHOLDT.O.P. TOP OF PLATET.O.S. TOP OF SLABT.O.W. TOP OF WALLTPD TOILET PAPER DISPENSERTRNSF. TRANSFORMERTRD. TREADTYP. TYPICALU.B.C. UNIFORM BUILDING CODEUL UNDERWRITERS' LABORATORIESU.O.N. UNLESS OTHERWISE NOTEDUTIL. UTILITYV.C.T. VINYL COMPOSITION TILEVENT. VENTILATIONVERT. VERTICALV.I.F. VERIFY IN THE FIELDW. WEST, WIDEW/ WITHW/O WITHOUTW.C. WATER CLOSETWD. WOODWDW. WINDOWW.H. WATER HEATERW.M. WATER METERWP. WATERPROOFW.PT. WORKING POINTW.R.B. WATER RESISTANT BARRIERWSCT. WAINSCOTWT. WEIGHTWTR. WATER& ANDL ANGLE@ AT# POUND OR NUMBERd PENNY

1. ALL WORK SHALL BE PERFORMED BY LICENSED & INSURED CONTRACTOR.2. THE CONTRACTOR IS RESPONSIBLE FOR MEANS, METHODS, AND TECHNIQUES FOR CONSTRUCTION.

3. ALL OSHA REGULATIONS SHALL BE FOLLOWED. THE GENERAL CONTRACTOR & EACH SUBCONTRACTOR IS RESPONSIBLE FOR JOB-SITE SAFETY.4. UNLESS NOTED OTHERWISE, ALL MATERIALS AND EQUIPMENT ARE TO BE INSTALLED PER THE APPLICABLE PROVISIONS OF THESE DOCUMENTS AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS.

5. IN USING THESE PLANS FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK; EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE APPLY THE MORE STRINGENT LOCATIONS.

6. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL; AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. CONTRACTORS ARE REQUIRED TO REVIEW THESE PLANS FOR ERRORS AND OMISSIONS, AND BRING THESE TO THE ATTENTION OF AN APPROPRIATE OWNER REPRESENTATIVE IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. CONTRACTORS PROCEED AT THEIR OWN RISK IF THEY FAIL TO VERIFY FIELD MEASURE DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION, OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS.

7. SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT ONLY PURSUANT TO THE INDUSTRYSTANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.

8. THE GENERAL CONTRACTOR SHALL VERIFY AND ASSUME RESPONSIBILITY FOR ALL DIMENSIONS AND SITE CONDITIONS. THE GENERAL CONTRACTOR SHALL INSPECT THE EXISTING PREMISES AND TAKE NOTE OF EXISTING CONDITIONS PRIOR TO SUBMITTING PRICES. NO CLAIM SHALL BE ALLOWED FOR DIFFICULTIES ENCOUNTERED WHICH COULD HAVE REASONABLY BEEN INFERRED FROM SUCH AN EXAMINATION.

9. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION BETWEEN ARCHITECTURAL, STRUCTURAL, MECHANICAL, PLUMBING, & ELECTRICAL SYSTEMS. THIS INCLUDES REVIEWING REQUIREMENTS OF INDIVIDUAL SYSTEMS BEFORE ORDERING AND INSTALLATION OF ANY WORK. VERIFY ALL ARCHITECTURAL DETAILS AND ALL FINISH CONDITIONS (WHETHER DEPICTED IN DRAWINGS OR NOT) WITH SAME DISCIPLINES.

10. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN. ALL CLEAR DIMENSIONS ARE NOT TO BE ADJUSTED WITHOUT APPROVAL OF THE ARCHITECT. WHEN SHOWN IN PLAN, ALL DIMENSIONS ARE TO FACE OF STUD, CONCRETE, CENTERLINE OF COLUMNS, OR CENTERLINE OF WALL ASSEMBLIES, UNLESS OTHERWISE NOTED. WHEN SHOWN IN SECTION OR ELEVATION, ALL DIMENSIONS ARE TO TOP OF PLATE, TOP OF CONCRETE, OR TOP OF CEMENT-BASED UNDERLAYMENT UNLESS OTHERWISE NOTED.

11. DETAILS SHOWN ARE TYPICAL; SIMILAR DETAILS APPLY IN SIMILAR CONDITIONS.12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR APPLYING AND OBTAINING ALL REQUIRED INSPECTIONS TO CONFORM WITH LOCAL BUILDING AND FIRE CODES.

13. PROVIDE AND INSTALL 2x FLAT WOOD BLOCKING OR 16 GA METAL STRAPPING FOR ALL BATH ACCESSORIES, HANDRAILS, CABINETS, TOWEL BARS, WALL MOUNTED FIXTURES AND ANY OTHER ITEMS ATTACHED TO WALLS.

14. ALL CHANGES IN FLOOR MATERIALS OCCUR AT CENTERLINE OF DOOR OR FRAMED OPENINGS UNLESS OTHERWISE INDICATED ON THE DRAWINGS.

15. INSTALL ALL FIXTURES, EQUIPMENT, AND MATERIALS PER MANUFACTURER'S RECOMMENDATIONS AND THE REQUIREMENTS OF THE CODES. ALL APPLIANCES, FIXTURES, AND EQUIPMENT ASSOCIATED WITH PLUMBING, ELECTRICAL, AND MECHANICAL SYSTEMS SHALL BE LISTED BY A NATIONALLY RECOGNIZED AND APPROVED AGENCY.

16. VERIFY CLEARANCES FOR FLUES, VENTS, CHASES, SOFFITS, FIXTURES, FIREPLACES, ETC., BEFORE ANY CONSTRUCTION, ORDERING OF, OR INSTALLATION OF ANY ITEM OF WORK.

17. PROVIDE FIRE-BLOCKING & DRAFTSTOPPING AT ALL CONCEALED DRAFT OPENINGS (VERTICAL & HORIZONTAL) AS REQUIRED PER APPLICABLE CODES.

18. MECHANICAL, PLUMBING, ELECTRICAL, AND OTHER PENETRATIONS OF FLOORS, WALLS, AND CEILINGS SHALL BE SEALED AIRTIGHT WITH ACOUSTICAL SEALANT AND FIRESAFING AS REQUIRED.

19. ALL EXTERIOR DOORS AND WINDOWS ARE TO BE WEATHERSTRIPPED PER TITLE 24 REQUIREMENTS.

20. ALL WALL, FLOOR, ROOF, AND SHAFT CONSTRUCTION TO BE FIRE-RATED MINIMUM ONE HOUR, U.O.N.

21. DISCREPANCIES: WHERE A CONFLICT IN REQUIREMENTS OCCURS BETWEEN THE SPECIFICATIONS AND DRAWINGS, OR ON THE DRAWINGS, AND A RESOLUTION IS NOT OBTAINED FROM THE ARCHITECT BEFORE THE BIDDING DATE, THE MORE STRINGENT ALTERNATE WILL BECOME THE CONTRACTUAL REQUIREMENTS.

22. CONTRACTOR SHALL INSURE THAT GUIDELINES SET FORTH ON THE ACCESSIBLITY SHEET ARE MAINTAINED DURING CONSTRUCTION, INSTALLATION, AND FINISHING OF ALL ASPECTS OF THIS PROJECT.

OWNER'S REPRESENTATIVEDAVID [email protected] ENGINEERDIMENSIONS 4 ENGINEERING, INC.2952 MENDOCINO AVE.SANTA ROSA, CA 95403707-578-3433 X103 CONTACT:MARIA [email protected]
ARCHITECTOPENSCOPE STUDIO1776 18TH STREETSAN FRANCISCO, CA 94107 CONTACT:IAN DUNN [email protected] STRUCTURAL ENGINEERMASSOUDI CONSULTING ENGINEERS, INC.5840 GEARY BLVD., SUITE #200SAN FRANCISCO, CA 94121PHONE: 415-702-6462 EXT. 700 CONTACT:ROD MASSOUDI P.E., [email protected] [email protected] FIRE SPRINKLER SYSTEM ENGINEERENGINEERED FIRE SYSTEMS, INC.11832 TAMMY WAYGRASS VALLEY, CA 95949530-274-9400 X201 CONTACT:ERIC [email protected] [email protected] MECHANICAL & PLUMBING ENGINEERACCURATE SYSTEM DESIGN6618 SAN FERNANDO RD.GLENDALE, CA 91201818-210-3525 CONTACT:ALBERT SHABANDARI P.E., [email protected] ELECTRICAL ENGINEERLAZ DESIGN1314 W GLENOAKS BLVD STE 205GLENDALE, CA 91201 CONTACT:ZHILBERT ASATRYAN P.E., PRINCIPALT: 818-937-9229 / M: [email protected] APPLICABLE CODES2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA RESIDENTIAL CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA FIRE CODE2019 CALIFORNIA GREEN BUILDING CODEBUILDING CODE NOTESCHAPTER 3 - USE & OCCUPANCY CLASSIFICATIONS PROPOSED OCCUPANCY: R-3 SINGLE-FAMILY RESIDENCE
CHAPTER 5 - GENERAL BUILDING HEIGHT & AREA
CONSTRUCTION TYPE: V-BBUILDING AREA (GROSS SQUARE FOOTAGE) BUILDING 1 1,050 SFBUILDING 2 1,050 SFBUILDING 3 1,050 SFBUILDING 4 1,050 SFTOTAL PROPOSED BUILT AREA 4,200 SF ALL RESIDENTIAL BUILDINGS SHALL BE PROTECTED BY AUTOMATIC FIRE SPRINKLERS IN ACCORDANCE WITH NFPA 13D REGULATIONS.PROJECT DESCRIPTIONTHE SITE IS A VACANT PARCEL ADJACENT TO SCHOOL STREET IN POINT ARENA. THERE ARE EXISTING UTILITIES IN THE STREET RIGHT-OF-WAY THAT WILL BE EXTENDED TO SERVE THE PROPERTY. AN ADDITIONAL UTILITY EASEMENT WILL BE MAPPED NORTH TO LAKE STREET TO PROVIDE WATER SERVICE.THE PROPOSAL IS TO SPLIT THE PARCEL (CURRENTLY 140 SCHOOL STREET) INTO TWO, AND CONSTRUCT TWO 2-BEDROOM SINGLE-FAMILY RESIDENCES ON EACH OF THE PARCELS. OFF-STREET PARKING WILL PROVIDED, AND SCREENED PER SECTION 5.28

NOT FOR

CONSTRUCTION
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CONSULTANTS
As indicated
10/13/2022 3:26:31 PM A0.1
2022-10-13

PROGRESS
SET

TITLE SHEET
& SITE PLAN
140-142 SCHOOL ST.

POINT ARENA, CA
95468
2121

POINT ARENA

WORKFORCE

HOUSING
1" = 20'-0" 1 SITE PLAN

VICINITY MAP

SHEET INDEX
A0.1 TITLE SHEET & SITE PLANA0.2 SITE SECTIONS & ELEVATIONSA1.1 OVERALL PLANSA2.1 TYPICAL PLANS AND ELEVATIONS SHEET COUNT: 4

ABBREVIATIONS GENERAL NOTES PROJECT DIRECTORY

PROJECT DESCRIPTION & CODE SUMMARY

REVISIONS
NO. DATE.

T.O.P. - 142
ROOF - 142
T.O.S.- 142
T.O.P. - 140
RIDGELINE - 140
T.O.S. - 140
7'-0" ± 8'-0"BEDROOM 1 KITCHEN LIVING RM LIVING RM KITCHEN BEDROOM 1 7'-0" ± 8'-0"
1 A300

WD FENCE, TYP
T.O.P. - 140
RIDGELINE - 140
T.O.S. - 140
4:12 4:12
7'-0" ± 8'-0"
WD FASCIA; PNTDFIBER CEMEMT HORIZONTAL LAP SIDING; PNTD FIBERGLASS-CLAD DOORS & WINDOWS, TYP.

T.O.P. - 142
ROOF - 142
T.O.S.- 142
T.O.P. - 140
RIDGELINE - 140
T.O.S. - 140
7'-0" ± 8'-0"
7'-0" ± 8'-0"
1 A300

WD TRELLISWD PARKING BARRIER

NOT FOR CONSTRUCTION
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CONSULTANTS
1/8" = 1'-0"
10/13/2022 3:26:35 PM A0.2
2022-10-13

PROGRESS
SET
SITE

SECTIONS &

ELEVATIONS
140-142 SCHOOL ST.

POINT ARENA, CA
95468
2121

POINT ARENA

WORKFORCE

HOUSING
1/8" = 1'-0" 1 SITE SECTION - N/S 1
1/8" = 1'-0" 3 SITE SECTION - E/W
1/8" = 1'-0" 2 SITE ELEVATION

REVISIONS
NO. DATE.

W
W
W
W
W

SS S SS

SS SSSSSSSS
SS

SS S SS
E
E
E
E
E
E
217'
218'
219'
220'
221'
222'
223'
224'
225'
1 A0.2
1 A0.2
2 A0.2
PRIVATE FRONT PORCH, TYP.

PARKING AREA

PERMEABLE
PAVING
WD FENCE, TYP.

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

SCHOOL STREET

SIDEWALK
140 SCHOOL STREET
APN 027-091-14

0.20 Acres (8923.2 SF)
142 SCHOOL STREET
APN 027-091-14

0.27 Acres (11933.2 SF)

DRIVEWAY

PARKING AREA

TURN-AROUND
140A
2-BEDROOM

RESIDENCE
140B
2-BEDROOM

RESIDENCE
142B
2-BEDROOM

RESIDENCE
142A
2-BEDROOM

RESIDENCE

SETBACK
10'-0"

SETBACK
10'-0"
S
ET
BAC
K
1 5
'
-
0 "
S
E
T
BAC
K
20 '
-0"

CENTERLINE
20' DRIVEWAY PLANTING AREA

SETBACK
15'-0"

SETBACK
10'-0"

SETBACK
10'-0"

SETBACK
10'-0" 25'-0"

PLANTING
AREA

PLANTING
AREA

PLANTING
AREA

TOOL SHED

UTILITY EASEMENT
10'-0"
WATER SERVICE CONNECTION TO (E) MAIN IN LAKE STREET R.O.W.4" SEWER MAIN; CONNECT TO (E) MAIN IN SCHOOL ST. R.O.W.; SEE TITLE MAP FOR ADD'L INFORMATION OVERHEAD ELECT. SERVICE TO (E) POWER POLE IN SCHOOL ST. R.O.W. 3'-0" MAX
MAX
3'-0"
DEC
K
I
N
SET
BAC
K
8'-0
"
M
AX

ON-GRADE
DECK

ON-GRADE
DECK

ON-GRADE
DECK

ON-GRADE
DECK
1 A300
1 A300
217.58
223.00
225.70
2'-0"
WHEELSTOP, TYP.

WD TRELLISCONC. WALKWAYPATHWAY LTG, TYP.PAVERS, TYP.

PARALLEL PARKING; 8'-6" x 23', TYP. OF 3
10'-0" 10'-6"
15'-6" 6'-0"
MH

WD TRAFFIC BARRIER'NO PARKING' SIGNAGE
12 3
4 5
6 78
1 A0.2
1 A0.2
2 A0.2
PV PANELS, TYP.ASPHALT SHINGLE ROOFINGSHT MTL GUTTER

LOW-SLOPE MEMBRANE ROOFING
SETBACK LINE, TYP.

SETBACK
LINE, TYP.
4:12 4:12
4:12 4:12
3:12
1 A300
1 A300

WD TRELLIS
A2.1
2 NOT FOR CONSTRUCTION
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CONSULTANTS
3/32" = 1'-0"
10/13/2022 3:26:40 PM A1.1
2022-10-13

PROGRESS
SET

OVERALL
PLANS
140-142 SCHOOL ST.

POINT ARENA, CA
95468
2121

POINT ARENA

WORKFORCE

HOUSING
3/32" = 1'-0" 1 FLOOR PLAN 3/32" = 1'-0" 2 ROOF PLAN

REVISIONS
NO. DATE.
3 A0.2
1 A0.2
1 3
4 2

RAINWATER BARREL
CONC. UTIL PADCONDENSOR UNIT

RAISED WD
DECK

RAISED WD
DECK

RAISED WD
DECK

RAISED WD
DECK
A2.1
3 A2.1
5 A2.1 4
6 A2.1
DH1 DH1 DH1 DH1
C1 F1
DH2
C1
F1
DH1DH1
DH1 DH1
DH1DH1
F1
C1
DH2
F1 C1 A2 A2
A3
D1 D1
A3

ASPHALT SHINGLE ROOFING
GSM PARAPET COPING; PNTDLOW-SLOPE MEMBRANE ROOFING
PHOTOVOLTAIC PANELS, TYP.GSM PRE-FINISHED GUTTER
3:12 4:12 4:12

RIDGE LINE
1/2" / 1'-0" 1/2" / 1'-0" RIDGE
DS

WALL BELOW
AWNING
WD FASCIA; PNTDFIBER CEMENT HORIZONTAL SIDING; PNTD, TYP.

FIBER CEMENT VERTICAL SIDING; PNTD
FIBERGLASS-CLAD DOORS & WINDOWS, TYP.

GSM PREFINISHED GUTTERGSM PARAPET COPING; PNTD.
4:12 4:1 3:12 2
WD FASCIA; PNTDFIBER CEMEMT HORIZONTAL LAP SIDING; PNTDFIBERGLASS-CLAD DOORS & WINDOWS, TYP.

WD FASCIA; PTD.FIBER CEMENT HORIZONTAL LAP SIDING; PNTD.

ASPHALT SHINGLE ROOFINGGSM PREFINISHED GUTTER, TYPFIBER CEMENT HORIZONTAL LAP SIDING; PNTDFIBERGLASS-CLAD DOORS & WINDOWS, TYP.

PHOTOVOLTAIC PANELS

NOT FOR CONSTRUCTION
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CONSULTANTS
1/8" = 1'-0"
10/13/2022 3:26:47 PM A2.1
2022-10-13

PROGRESS
SET

TYPICAL

PLANS AND

ELEVATIONS
140-142 SCHOOL ST.

POINT ARENA, CA
95468
2121

POINT ARENA

WORKFORCE

HOUSING

REVISIONS
NO. DATE.
1/8" = 1'-0" 1 TYPICAL FLOOR PLAN 1/8" = 1'-0" 2 TYPICAL ROOF PLAN 1/8" = 1'-0" 3 ELEVATION - FRONT - TYP 1/8" = 1'-0" 4 ELEVATION - SIDE A - TYP1/8" = 1'-0" 5 ELEVATION - REAR - TYP 1/8" = 1'-0" 6 ELEVATION - SIDE B - TYP

WINDOW SCHEDULE - TYPE AND DIMENSIONS

TYPE DESCRIPTION WIDTH HEIGHT
C1 CASEMENT 2'-0" 4'-2"
DH1 DOUBLE-HUNG 2'-8" 4'-0"DH2 DOUBLE-HUNG 3'-0" 4'-0"
F1 FIXED 4'-0" 4'-2"

DOOR SCHEDULE - TYPE AND DIMENSIONS

TYPE DESCRIPTION HEIGHT WIDTH
A1 INTERIOR PANEL DOOR 6'-10" 3'-1"A2 EXTERIOR PANEL DOOR 7'-2" 3'-3"A3 EXTERIOR PATIO FRENCH DOOR 7'-2" 3'-1"B1 INTERIOR LOUVERED DOOR 6'-10" 3'-1" C1 SLIDING CLOSET DOORS 6'-8" <varies>D1 EXTERIOR FLUSH PANEL DOUBLE DOORS 6'-10" 5'-3" LOT 6, BLOCK 4 MAP OF POINT ARENA LOT 4, BLOCK 4
LOT 1, BLOCK 3
LOT 6, BLOCK 4 87 RS 90
"ALLEY R1"
87 RS 90 Feet SCALE 1"=10' 0 10 20 5
140 SCHOOL ST. ~ POINT ARENA, CA
MENDOCINO APN:027-091-14 1 OF 4

TITLE - IMPROVEMENT PLANS
____-____ GRADING/ DRAINAGE D4E DIMENSIONS 4 ENGINEERING, INC. ANALYSIS, PLANNING, LAND SURVEYING & CIVIL ENGINEERING JOHN R. RAINWATER RCE 56029
DIMENSIONS 4 ENGINEERING, INC.

LOT 6, BLOCK 4 MAP OF POINT ARENA LOT 4, BLOCK 4 LOT 1, BLOCK 3 LOT 6, BLOCK 4 87 RS 90 "ALLEY R1"
87 RS 90 Feet 1:120
0 10 20 5
140 SCHOOL ST. ~ POINT ARENA, CA
MENDOCINO APN:027-091-14 2 OF
4 PLAN - IMPROVEMENT PLANS
____-____ GRADING/ DRAINAGE D4E DIMENSIONS 4 ENGINEERING, INC. ANALYSIS, PLANNING, LAND SURVEYING & CIVIL ENGINEERING JOHN R. RAINWATER RCE 56029
DIMENSIONS 4 ENGINEERING, INC.
140 SCHOOL ST. ~ POINT ARENA, CA
MENDOCINO APN:027-091-14 3 OF 4

SECTIONS - IMPROVEMENT PLANS
____-____ GRADING/ DRAINAGE D4E DIMENSIONS 4 ENGINEERING, INC. ANALYSIS, PLANNING, LAND SURVEYING & CIVIL ENGINEERING JOHN R. RAINWATER RCE 56029
DIMENSIONS 4 ENGINEERING, INC.

D4E DIMENSIONS 4 ENGINEERING, INC. ANALYSIS, PLANNING, LAND SURVEYING & CIVIL ENGINEERING 140 SCHOOL ST. ~ POINT ARENA, CA
MENDOCINO APN:027-091-14 4 OF 4

EROS/SED - IMPROVEMENT PLANS
____-____ GRADING/ DRAINAGEFeet SCALE 1"=10' 0 10 20 5
JOHN R. RAINWATER RCE 56029
DIMENSIONS 4 ENGINEERING, INC.

City of Point Arena
451 School Street
PO Box 67
Point Arena, CA 95468
707-882-2122
Staff Report for
MS 1-2021, CDP 7-2021, UP 3-2021
Hillmer Residential Development Project
140 School Street, Point Arena
APPLICANT/OWNER: Lighthouse Investments Co. LLC
50 California Street, Suite 3550
San Francisco, CA 94111
AGENT: Dimensions 4 Engineering, Inc
2952 Mendocino Avenue, Suite C
Santa Rosa, CA 95402
REQUEST: The applicant requests a Minor Subdivision, Coastal Development Permit, and Use Permit to a) subdivide an existing 0.48-acre parcel into two parcels of 0.21 and 0.27 acres each; and b) develop each resulting lot with duplexes of two 1,050 SF units. Development components include a connection to Point Arena Water Works through a proposed easement on adjacent parcels 027-091-27 and 027-091-10, a new encroachment onto School Street / State Route 1 (SR1) which will serve both resulting parcels, and other associated site work as demonstrated on the project plans. See Exhibit 1: Site Plan.

LOCATION: The project is located at 140 School Street (APN 027-091-14), Point Arena, within Mendocino County in the incorporated city limits of Point Arena. The project is situated on the north side and along School Street/SR1. Additional project components are located on 125 Lake Street (APNs 027-091-29 and 027-091-10), Point Arena. See Exhibit 2:

Location Map.

APPEALABLE AREA: Appealable to the Coastal Commission
TOTAL ACREAGE: ±0.60 acres (including easement areas)
GENERAL PLAN: Urban Residential (UR)
ZONING: Urban Residential (UR)
EXISTING LAND USE(S): Vacant

ADJACENT LAND
USES(S):

North: Residential / Vacant
South: Open Space / Vacant
East: Residential
West: Residential / Vacant

ENVIRONMENTAL
DETERMINATION:

Mitigated Negative Declaration (See Appendix A)

OTHER RELATED
APPLICATIONS:

N/A
PROJECT DESCRIPTION: The project consists of a minor subdivision and the development of each resulting lot with residential uses.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
The proposed subdivision would divide an existing 0.48-acre parcel into two parcels of 0.21 acres (Lot 1) and 0.27 acres (Lot 2) in a front-back configuration, with the rear parcel consisting of a panhandle to provide access from School Street/SR1. Lot 1 would have an access and private utility easement over a portion of the panhandle for its access and utility connections. Vehicular access to both parcels would be provided from School Street/SR1.

In order to provide the project with
water service, a 10-foot-wide
waterline easement is proposed over
two parcels to the rear, connecting
the project to Point Arena Water
Works utilities in Lake Street. Sewer
hookups are proposed with a new
service lateral and cleanout within the
driveway.

The project would construct a 2,100
SF structure on each of the parcels
that result from the subdivision. Each
structure would consist of a singlefamily dwelling and attached “second unit” to form a duplex. Each of the
four proposed units would be 1,050
SF, less than 24 feet in height from
finished grade, and contain two
bedrooms. The structures would face one another, with the front of the units opening to the center of the project site.

The duplexes would be identical in size and design. Each structure would include two on-grade decks at the rear of the units and two patios at the front of the units. A tool shed is proposed beyond the terminus of the driveway.

Interior fencing is proposed to create individual yards for each of the four units.

Access to both parcels would be provided from School Street/SR1 via a 24-foot-wide driveway. The project provides two off-street parking spaces for Lot 1 at the front of the property adjacent to School Street/SR1. Two off-street parking spaces are proposed at the end of the driveway for Lot 2 with a hammerhead turnaround.

As discussed above, water utilities would be provided from Lake Street to the north via a proposed 10-foot-wide easement through two parcels. Sewer service would be provided from School Street/SR1 beneath the proposed driveway.

Site development will require grading, with an anticipated total cut of 224 cubic yards (CY) and fill of 8 CY. To accommodate the grading required for site development, a 73 linear foot (LF) long two-foothigh retaining wall is proposed along the eastern edge of the driveway.

LOCAL COASTAL PROGRAM CONSISTENCY RECOMMENDATION: Staff recommends that the proposed project as conditioned is consistent with the applicable goals and policies of the Local Coastal Program as described in further detail in this report.

Applicant-provided illustrative drawing of proposed project Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
ENVIRONMENTAL RECOMMENDATION: As concluded in the Mitigated Negative Declaration included as Appendix A of this report, staff recommends that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made or agreed to (in the form of Mitigation Measures) by the project proponent. Special Condition 1 is recommended to require implementation of the Mitigation Measures in the Mitigated Negative Declaration as a condition of permit approval.

Special Condition 1: The Mitigation Measures identified in the Mitigated Negative Declaration as necessary to reduce potential environmental impacts to a less than significant level, and compliance with these measures are a condition of approval of MS 1-2021, CDP 7-2021, and UP 3-2021.

Full wording of Special Condition 1 is located at the conclusion of this report.

SUMMARY OF REFERRAL AGENCY COMMENTS:

City Engineer Provided feedback on site plan and tentative map Sewer District No response
Point Arena Water Works No comment
Coastal Commission No response
Redwood Coast FPD No response
MC Environmental Health No comment
MC Building Department No comment
Air Quality Management Dist. No response
California Dept. of Fish and Wildlife No response
US Dept. of Fish and Wildlife Recommends site unsuitable for PAMB habitat Regional Water Quality Control Board No response
Manchester Band of Pomo No response
Northwest Information Center Recommends following findings in Arch Report Caltrans Requests 30-foot setback from SR1 centerline

BACKGROUND
In order to construct the proposed project, the applicant requires the City Council approve a Coastal Development Permit, Conditional Use Permit, and Minor Subdivision. The following describes why each permit is required and the Council’s discretion to act on them.

Coastal Development Permit
The Coastal Act and the City’s Local Coastal Program requires all projects that meet the definition of “development” obtain a Coastal Development Permit prior to implementation. The Coastal Act’s definition of “development” is broad and includes the “placement or erection of any material or structure” and the “change in the density or intensity of use of land.” The proposed project would place new structures on the vacant parcel, would increase the permitted density through a subdivision, and would increase the intensity of use beyond the existing vacant condition of the parcel.

A Coastal Development Permit may be approved by City Council if they determine that the project is consistent with the findings enumerated in Point Arena Municipal Code (PAMC) Section 18.30.080(1) of the Municipal Code (also listed at the conclusion of this staff report).

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
Conditional Use Permit
The project is located in the Urban Residential (UR) zoning district, which allows single-family dwellings as principally permitted uses. A second dwelling unit in the UR district (or accessory dwelling unit—ADU) requires a Conditional Use Permit, per the zoning requirements of the district.

A Conditional Use Permit allows the City Council to determine if the proposed land use is acceptable or may be acceptable only if certain conditions are met. The City Council must make the required findings enumerated in PAMC Section 18.30.080(2) (also listed at the conclusion of this staff report), including that the project is “necessary for and compatible with the neighborhood and surrounding community” to approve the conditional use.

Minor Subdivision
The project proposes to split an existing lot into two resulting lots, which subjects the project to the Subdivision Map Act and PAMC Title 17. Additionally, subdivisions require adoption of a CEQA Initial Study. A CEQA Mitigated Negative Declaration is included as Appendix A of this report and would satisfy the CEQA requirements of the subdivision if adopted.

Subdivisions are subject to different requirements if they create either four or fewer lots, or if they create five or more lots. This project would create two resulting lots, which classifies the project as a “minor subdivision.” Minor Subdivisions are not required to provide interior roadways and other infrastructure provisions that Major Subdivisions require.

The applicant has submitted a Tentative Map (see Exhibit 3: Tentative Map) to propose the eventual layout of the subdivision and its infrastructure. The Tentative Map is provided for Council review, and if approved with conditions, would allow the applicant to eventually file and record a Final Map to complete the subdivision following completion or adherence to the conditions of approval.

MINOR SUBDIVISION
There are several provisions of the City’s Municipal Code that apply to the review of subdivisions, and subdivisions must be found consistent with these requirements to be approved. Firstly, the resulting parcels must meet the lot geometry requirements of the UR zoning district. These standards are intended to encourage orderly parcel development and discourage irregular lot shapes. As shown in the table below, the proposed subdivision would create resulting lots that are consistent with the requirements of the UR district.

Dimension UR District Requirement Proposed Lot 1 Proposed Lot 2 Lot Area 8,625 SF minimum 9,021 SF 11,831 SF
Lot Width 60 ft minimum ±77 ft ±104 ft (excluding
panhandle)
Lot Depth 3-times lot width maximum ±1.5-times width ±1.9-times width Additionally, the Municipal Code also includes Title 17, which regulates and controls the division of land within the city and to supplement the Subdivision Map Act provisions concerning the design, improvement and survey data of subdivisions, map form and content and the procedure to be followed in securing the official approval of the city regarding such maps. Many of the policies in Title 17 are applicable only to subdivisions of five or more parcels, or duplicate Zoning Code requirements that are discussed elsewhere in this report. However, Title 17 includes drainage and grading requirements for all subdivisions.

Hillmer Residential Development Project MS 1-2021
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Drainage (17.03.040) and Grading (17.03.050)
Subdivisions shall retain stormwater runoff on-site to the extent feasible, and all off-site runoff shall be collected and conveyed by an approved storm drainage system. Additionally, the drainage system shall be designed by a registered civil engineer or landscape architect and shall be capable of collecting and conveying runoff generated by a 100-year storm.

The applicant submitted an engineer-designed Grading and Drainage Plan (see Exhibit 4:

Grading/Drainage Plan), which was reviewed by the City Engineer. The plan proposes a vegetated swale across the front of Lot 1 to collect stormwater and convey it to a stormwater retention basin at the southwest corner of the property. Additionally, a vegetated swale is proposed between Lot 1 and Lot 2, connecting to a storm drain that would convey stormwater from the rear of the project to the stormwater retention basin. The City Engineer concluded that the project meets the drainage requirements of Title 17.

Subdivisions must be designed to conform to natural existing features and avoid sharp angles of graded areas. Grading plans are required for subdivisions. As described above, the applicant submitted an engineer-designed Grading and Drainage Plan, which was reviewed by the City Engineer. The plan states that 224 cubic yards (CY) of cut will be created by the project, and 8 CY of fill. The excess spoils are to be redistributed on site, with surplus material to be hauled to an approved site. The project is relatively flat, and the proposed grading is not beyond what’s necessary to accommodate the proposed development. The City Engineer concluded that the project meets the grading requirements of Title 17.

As noted later in this report, zoning allows only two units (a primary dwelling and a second unit) per parcel in the Urban Residential district. The proposed development requires a subdivision to achieve the density of four units on this property. Special Condition 2 is recommended to ensure that the subdivision is completed by recordation of a Final Map prior initiation of development on the resulting parcels.

Special Condition 2: No development in reliance upon CDP 7-2021 or U 3-2021 shall commence until a Final Map is recorded completing MS 1-2021.

LAND USE AND ZONING
Zoning / General Plan
The parcel is zoned on the City’s Coastal Plan Land Use and Zoning Map as Urban Residential (UR), which is described in the Municipal Code as suitable for single-family residential uses, including cohousing projects. The UR district permits single-family residences as by-right uses, and second units as conditionally permitted uses.

The project would place a single-family residence and attached second unit on each of the resulting lots. If the Conditional Use Permit is approved by Council, the proposed land uses would be consistent with the UR district.

Height Limits
The maximum building height limit in the UR district is 35 feet per PAMC Section 18.200.030. The proposed development would consist of one-story residences with a maximum height above finished grade of less than 24 feet, which complies with the maximum building height limit for the UR zoning district.

Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
Setbacks
The new structures are required to comply with the UR zoning district setback requirements per PAMC Section 18.20.030:

Setbacks Required
Minimum
Proposed
(Lot 1)
Proposed
(Lot 2)
Front 20 feet >30 feet N/A
Rear 15 feet >20 feet >15 feet
Side, west 10 feet >11 feet >11 feet
Side, east 10 feet >11 feet >20 feet
Side, south 10 feet N/A >15 feet
Lot 2 is an interior lot, setback from School Street/SR1 behind Lot 1 with access provided by the proposed panhandle. Appendix A of the Zoning Code defines the “front” of a lot as the line separating the lot from the street, resulting in a lack of a true “front” yard for Lot 2. Lot 2 also has three side yards due to its shape and adjacency to four separate parcels. Per the table above, the proposed project meets all the required minimum setbacks required by the Zoning Code.

The following reviews the project’s consistency with various policies of the zoning code that are specifically applicable to this development type but not discussed elsewhere in this report.

Accessory Structures (18.25.090)
Accessory structures are customarily associated with, and appropriate, incidental, and subordinate to primary structures on a parcel. The project proposes to construct a “tool shed” at the northeast corner of Lot 2. The application does not provide specific dimensions or a height of the proposed shed; however, based on the plan’s scale, the shed appears to be approximately 80 SF in size. Per the site plan, the shed would meet the minimum rear and side yard setback requirements and would be located at least 15 feet from the residence on Lot 2.

The Zoning Code requires accessory structures be located outside the front yard of a lot and at least 10 feet from other on-site buildings. Accessory structures in the UR district may not exceed 15 feet in height.

The tool shed appears to be consistent with the requirements for accessory structures. Additionally, the City will have the opportunity to review consistency with these standards during building permit review. However, it is possible that the tool shed could be constructed without a building permit, since accessory structures less than 120 SF and without plumbing/electrical service are exempt from building permits. In order to ensure the accessory structure meets the City’s requirements for these structures, Special Condition 3 is included.

Special Condition 3: The maximum permitted height of an accessory structure in the UR district is 15 feet (PAMC Section 18.25.090). Any accessory structure, including the proposed tool shed shall not exceed 15 feet in maximum height.

Yards, Fences, Walls, and Hedges (18.25.110)
The project proposes a retaining wall along the east parcel boundary. The wall is proposed to be 71 LF at a height of between one and two feet. PAMC Section 18.25.110 requires that walls located within Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
side yards may not exceed eight feet in height—the proposed wall meets this requirement. Otherwise, the project does not propose fences, walls, or hedges that require consistency with this code section.

Landscaping and Screening (18.25.140)
PAMC Section 18.25.140 provides regulations that are intended to protect individual properties from the negative effects of traffic and to improve the appearance and environmental quality of Point Arena.

In order to achieve these objectives, new developments in the MR, C, HWC, HC, and I zones shall be required to submit for approval as part of any coastal development or other permit application landscaping and screening plans.

The proposed project is in the UR district, so these landscaping and screening requirements are not applicable to this project.

Off-Street Parking (18.25.280)
PAMC Section 18.25.280 regulates off-street parking to ensure that accessible and well-maintained parking facilities are provided, to reduce traffic congestion and thereby allow the more efficient utilization of the street right-of-way. PAMC Section 18.25.280 enumerates the required parking spaces based on land uses. Parking space requirements for residential uses are (in most cases) two spaces per unit.

California Government Code Section 65852.150 sets standards for second units and prohibits localities from requiring parking for second units if they are within one-half mile of a transit stop, or if they are attached to the primary dwelling. The second units proposed for this project are both within one-half mile of a transit stop (near the intersection of Lake Street and Main Street) and attached to the primary unit on the lot. As a result, parking is not required for either of the second units, and the overall required parking is two spaces per lot. The project proposes to provide two parking spaces for each lot, consistent with this requirement.

CIRCULATION AND PUBLIC ACCESS
The project was referred to Caltrans for comment and consideration. Caltrans responded that the sidewalk along the parcel’s frontage does not meet current ADA or Caltrans standards, and that Caltrans is currently developing a project that would realign the curb and sidewalk across the parcel frontage to provide for standard roadway shoulders and pedestrian facilities.

To accommodate these improvements, Caltrans has requested a 30-foot setback from the existing highway centerline to ensure spacing for their future project alignment. The request would prohibit parking, fencing, retaining walls, and structures within this setback, but would allow landscaping within the buffer.

On July 8, 2022, Caltrans reviewed the proposed site plan and concluded that the 30-foot setback “appears to be conflict free.” To ensure that development maintains this buffer, Special Condition 4 is recommended prohibiting development within this setback.

Special Condition 4: The project shall observe a 30-foot setback, measured from the centerline of School Street/SR1, to provide adequate space for future Caltrans improvements to the roadway and pedestrian facilities. Fencing, retaining walls, parking, and structures shall be prohibited within this 30-foot setback. Any future Building Permit or Grading Permit application in reliance on this permit shall show the Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
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location of this setback for City review prior to approval of a Building Permit or Grading Permit.

The City adopted a Community Action Plan (CAP) in 2010 that recommends transportation and circulation improvements including future access trails throughout the City. The CAP includes a Trails Map that shows potential future trail locations. See Exhibit 5: CAP Trail Map. The Plan includes a proposed “School Trail” between Lake Street and School Street to provide additional access for students through property across from Harper’s Cut-Off Trail. This would be a mid-block crosswalk and pedestrian island, with an easement on the properties subject to this application.

PAMC Section 18.25.100(4) and 4(a) state that permits for “new development” shall include a condition of approval that a “25-foot-wide easement” be included in the project approval to provide trailways “designated in the Point Arena General Plan, or any area or adopted specific plan…on the subject property.” The proposed project, including the utility connection through the parcels to the north, would trigger this requirement.

The City Council discussed this trailway at their September 24, 2019 meeting. At that time, an applicant was proposing to develop parcels that would trigger this easement. Councilmembers at the time voted 4-1 to not pursue further negotiation of the easement for that project. The minutes from that agenda item are excerpted below:

A) Discussion of Proposed Extension of Harper’s Trail Between School and Lake Streets – CM introduced the item noting that the 2010 Community Action Plan envisions a walking path between Lake and School Streets adjacent to Harper’s Trail. The proposed trail would require an easement from the property owners. The property owner has filed for a Coastal Development Permit and the City had been seeking to exchange a right-of-way that crosses the property for an easement. The property owners have resisted. He is seeking direction from the Council whether to continue negotiations to acquire the easement.

Property owner Alethea Patton stated that the lot is too small for an easement, will decrease the property value, and redesign her project.

Jim Koogle stated that he did not believe the Community action Plan was ever adopted but was instead a report of ideas that were raised at public hearings. Brian Kennedy supported ending negotiations for the easement.

Vice Mayor Burkey stated she thought the City was asking for a lot of space for the easement and that the City should look at alternate routes. Laura Smith supported looking at alternate routes.

Mayor Ignacio suggested discussing the issue with the City Attorney and placing on a future agenda.

Motion by Councilmember Dobbins to not pursue further negotiation for an easement, Seconded by Vice Mayor Burkey. The motion was approved by the following roll call vote:

AYES: Burkey, Wasserman, Torrez, Dobbins.

NO: Ignacio.

Exemptions to this requirement may be made by the City Council in the several instances (PAMC

18.25.100(5)). The only potentially applicable exemption for this trailway easement through the project Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
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site is if the City Council finds that “adequate access exists nearby” (PAMC Section

18.25.100(5)(b)(ii)).

To support the assertion that adequate access exists nearby, and the trail is not necessary, the applicant offers the following for Council consideration:
▪ The proposed trail does not provide a significant decrease in the total distance for High Schoolers to walk to school along the same road.
▪ There are existing alternative paths that are a shorter total distance than the proposed path would provide.
▪ Requiring the proposed trail would prevent workforce housing from being built in Point Arena.

The applicant’s full justification that adequate access exists nearby, with measurements of alternative means of pedestrian circulation, is included as Appendix B. In summary, the applicant proposes that the trail would not provide a significant decrease in the total distance for high school students to walk.

To waive the requirement for an easement through the subject parcels for trail access, Council would need to find that adequate access exists nearby, and make the supplemental findings listed at the conclusion of this report.

Staff recommends waiving the easement requirement based on the justification provided by the applicant that adequate access exists nearby. Should the City Council determine that there is not adequate access nearby and the easement should be required, a condition of approval would be necessary requiring the recordation of an easement consistent with the Community Action Plan. It is likely the applicant would have to reconfigure the site plan to address the easement.

HAZARDS
Flooding
The property is located outside the 100 Year Flood Zone according to the FEMA flood map (Flood Insurance Rate Map 060185-1740-G, see Exhibit 6: Flood Map). Flood hazards are not anticipated to be an issue for this project.

Geology
The property is not located in an area with steep slopes according to the General Plan’s Natural Hazards Map. See Exhibit 7: Natural Hazards Map. As shown on the map, steep slopes are depicted to the northeast of the project, but not within the project footprint.

The project site is also outside of areas shown on the Natural Hazards Map as hazardous bluffs, and west of the Hathaway Creek Fault line. The structures will be required to comply with the California Building Code, which addresses seismic standards, and will be reviewed for consistency with Building Code through the Building Permit review and approval process. Geologic hazards are not anticipated to be an issue for this project.

Fire
The project was referred to the Redwood Coast Fire Department on February 22, 2022. The fire department did not respond to the City with any concerns regarding the project.

VISUAL RESOURCES
Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
PAMC Section 18.25.150 addresses site development and architectural review, which are discussed individually below.

Site Development
City code requires new development be sited and designed to minimize adverse impacts on scenic areas from scenic roads or public viewing areas to the maximum extent feasible. The project is located on the east side of School Street/SR1 and is backdropped by the rear of residential development on Lake Street to the north. The project is not within a mapped viewshed area, per the General Plan’s Scenic Corridors map (see Exhibit 8: Scenic Corridors Map).

Although eligible for listing, School Street/SR1 is not currently listed as a state scenic highway. The only notable scenic resources in the area are from the public right-of-way looking south across the Arena Creek drainage at the bluffs and hillsides beyond. This view is in the opposite direction of the proposed project and would not be impacted by the development.

The only public views proximate to the proposed project are located along School Street/SR1 (the public right-of-way), and from Arena Union Elementary School (specifically, the main area within the school property that has views to the project parcel is the baseball/softball field).

The existing public views from School Street/SR1 look northerly at the property and are backdropped by existing residential development and vegetation along Lake Street. From the ballfield at Arena Union Middle School, the public view of the project parcel looks southwesterly. An existing fence line between the parcels partially shields the current public view. Additionally, the view from the school property is characterized by existing residential development along School Street/SR1.

Architectural Review
The Zoning Code also has standards for the proposed structures subject to this application.

18.25.150(4)(c) requires that materials and colors be compatible with the building’s natural and manmade surroundings. The plans propose to construct the residences with fiber cement horizontal lap siding on the exterior walls. Paint colors and materials colors for the roofing are not specified. See Exhibit 9: Elevation Drawings.

The natural surroundings include open grassy areas zoned for housing with sparse tree cover. South of School Street/SR1, the natural surroundings are characterized by open grassy areas, evergreen shrubs, and coastal trees. Man-made surroundings include residential develop with subtle yellow, grey, white and brown hues. One house 300 feet / four parcels to the east is bright blue. See Exhibit 10: Community Photos.

Staff recommends Special Condition 5 to ensure the project is consistent with the City’s standards related to the color of new development.

Special Condition 5: Before issuance of a building permit for the construction of the proposed structures, the applicant shall submit a color palette for the development. All exterior siding and roofing of the proposed structures shall be composed only of earthtone colors, to the satisfaction of the City Manager or his designee. The current owner or any future owner shall not repaint or stain the house or other approved structures with products that will brighten the color of the house or other approved structures without an amendment to this permit.

Hillmer Residential Development Project MS 1-2021
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The architectural review portion of the code also requires that development be planned to avoid removing trees and requires that at least two trees be replanted for every one removed. The project is located on a vacant lot lacking tree cover, and no trees will be removed as a result of the project.

Finally, the architectural review code requires that subdivisions be designed to minimize impacts to visual resources by clustering buildings, using shared driveways where feasible, and minimize grading of natural landforms. The project is consistent with these requirements, in that it places four residential units on what is currently a single parcel, thereby clustering development along School Street.

Additionally, the project utilizes a shared driveway for each resulting lot, minimizing access points on School Street/SR1. The parcel is relatively flat, and does not require extreme grading efforts to site the proposed project.

As conditioned, staff recommends that the project is consistent with the visual resource policies of City code, including those related to site development and architectural review.

NATURAL RESOURCES (ESHA, PAMB, etc.)
Nicole Herrera of Wynn Coastal Planning and Biology drafted a Biological Scoping Survey of the property, dated December 13, 2021, and revised January 22, 2022. The report inventoried the site for special status species and includes a complete list of plant species along with habitat and plant community characteristics (see Exhibit 11: Vegetation Map). Per the report, most of the vegetation within the project area is comprised of non-native ripgut brome. Other species present include California brome, California blackberry, periwinkle, subterranean clover, sweet vernal grass, velvet grass, spring vetch, naked ladies, prickly sow-thistle, purple-awned wallaby grass, English plantain, rattlesnake grass, hairy cats’ ear, rough hedgenettle, and coyote brush.

Both native and non-native ornamental plantings were also observed planted around the property including wavy leaf ceanothus, Dolgo crabapple, coconut geranium, glossy abelia, and fruit trees. A large patch dominated by common sheep sorrel was present in the middle of the non-native grassland on the parcel to the north where the water easement is proposed.

The National Wetland Inventory was consulted and showed no mapped wetlands within the study area. Ground surveys confirmed that no wetland features are present in the study area. See Exhibit 11: Wetlands.

The biological scoping survey concluded that the project as proposed would not result in a significant negative impact to any special status resources, and that there are no Environmentally Sensitive Habitat Areas (ESHAs) on the project parcels. The report did recommend a collection of measures to minimize impacts to species that may be seasonally or temporarily present within the study area, including nesting birds and special status amphibians. These are included as Mitigation Measures BIO-1 and BIO-2 in the Mitigated Negative Declaration. Special Condition 1 requires the project adhere to all mitigation measures in the adopted Mitigated Negative Declaration.

The biological scoping survey and its recommendations were referred to CDFW for review and comment, and no response was received.

The provided biological survey did not specifically review the property for potential PAMB habitat. On February 23, 2022, the project was referred to USFWS for comment. USFWS Fish and Wildlife Biologist Gregory Schmidt visited the project site to determine the potential for impacts to PAMB. He concluded that the entire parcel and all adjacent parcels are unsuitable for PAMB. He stated that his Hillmer Residential Development Project MS 1-2021
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conclusion is valid for five years from his March 11, 2022, assessment, and that if construction is not completed by March 11, 2027, to consult with USFWS for further PAMB technical assistance. Mitigated Negative Declaration Measure BIO-3 (enforced by Special Condition 1) is included to require further consultation in the event that construction is not completed by that date.

With the lack of rare or protected biological resources, and concurrence from USFWS that the project will not cause negative impacts to protected species, the project is consistent with City policies protecting natural resources and ESHA.

ARCHAEOLOGICAL RESOURCES
A records search was conducted at the Northwest Information Center (NWIC) on March 10, 2022 (File No. 21-1379) to identify historical and archaeological resources within one-half mile of the project area.

The search identified a cultural resource study conducted in 2017 and noted that the project area contains a recorded archaeological resource. It did note that the proposed project area has a low possibility of containing additional, unrecorded archaeological sites.

The survey referenced in the NWIC records search is an Archaeological Survey of Two Parcels in Point Arena in Mendocino County, California by Thad Van Bueren, dated December 16, 2017. As noted in the NWIC search, the survey identified an archaeological resource on the project site, and recommended options for mitigating impacts to the resource. These options include complete avoidance of the sensitive area or conducting further evaluation of the resource to determine the extent of its value.

On September 11, 2018, Sonoma State University’s Anthropological Studies Center reviewed the previous archaeological survey and performed a follow-up non-invasive archaeological investigation of the project area to provide further assessment of archaeological sensitivity and guidance on proposed construction. This investigation involved the use of ground-penetrating radar to further evaluate the site. The results of the investigation concluded that the area identified in the 2017 study as “archaeologically sensitive” be revised, and that there are no indications of the resources previously thought to be present.

The investigation did identify “at least one, and possibly two, wells on the property.” As a result, Sonoma State’s Anthropological Studies Center recommends the wells be avoided during construction, which would require a 15-foot radius around each well where disturbance should be limited to less than 20 inches in depth. The two wells identified are outside of the footprint of proposed development, so impacts on these resources would be avoided.

The investigation also recommended protocols to follow if archaeological materials or features are exposed during construction activities. Mitigated Negative Declaration Measure CUL-1 is included to ensure the project is consistent with this recommendation and to limit impacts to a less than significant level.

Additionally, the Manchester Band of Pomo were invited to consult on this project via letter dated February 22, 2022. The Manchester Band of Pomo did not respond to the request for comments.

UTILITIES
The project’s site plan proposes to connect the residences to the City’s wastewater system, which is located in the School Street right-of-way. Point Arena Water Works (PAWW) issued a “will-serve” letter Hillmer Residential Development Project MS 1-2021
140 School Street, Point Arena CDP 7-2021
UP 3-2021
on December 9, 2021 confirming that water service is available to the project via a 12-inch water service main in the Lake Street right-of-way. The project would connect to PAWW through the rear of the parcel and through the adjoining parcels to connect to Lake Street. The submitted Tentative Map shows a 10-foot-wide waterline easement along the parcels’ east boundaries to allow for the water connection. To implement the easement, the applicant has also provided a surveyor-stamped legal description of the easement.

In order for the project to be adequate served by utilities, the proposed water connection to Lake Street needs to be finalized prior to development. Special Condition 6 is included requiring the waterline easement be recorded prior to the recordation of the final map for the subdivision.

Special Condition 6: The proposed waterline easement, as depicted and described in the Legal Description included as Appendix C, shall be recorded prior to recordation of a final map implementing the proposed subdivision.

With the recommended approval condition, the project would be adequately served by utilities.

PROJECT FINDINGS AND CONDITIONS
Recommended Action
Pursuant to the provisions of PAMC Sections 18.30.080, 18.30.090, and 17.04.040, the City Council approves MS 1-2021, CDP 7-2021- UP 3-2021, adopts the project’s Mitigated Negative Declaration, and adopts the following findings and conditions of approval.

Pioneer Contracting Inc.

PO Box 44
The Sea Ranch, CA 95497
17 May 2022
Scott Perkins
City Planner
451 School Street
Point Arena, CA 95468
Hi Scott,
Appreciate you informing us of the proposed "School Trail" on page 56 of the Community Action Plan circa 2010 that states:
"Right-of-way easements will be obtained for a new multi-use trail between Lake Street and School Street. The new trail will provide additional access for students through property across from Harper’s Cut-Off Trail. A new mid-block crosswalk and pedestrian island will be constructed across School Street where the Harper’s Cut-Off Trail and School Trail meet."
While we are impressed with the Community Action Plan and hope to see many of those recommendations for the City of Point Arena come to fruition, we request that the City Council provides an exception for this specific requirement for the following reasons:
● The proposed trail does not provide a significant decrease in the total distance for High Schoolers to walk to school along the same road
● There are existing alternative paths that are a shorter total distance than the proposed path would provide
● Requiring the proposed trail would prevent workforce housing from being built in Point Arena
Enclosed are six maps of possible walking routes to Point Arean High School. The maps are divided into two groups based on starting points. The two starting points were selected for being common waypoints for anyone walking to the High School from areas of high housing density.

Starting Point #1: School St. &. Main St.
● Route 1 - Longest
● Route 2 - Middle distance
● Route 3 - Shortest
Starting Point #2: Port Rd. & Main St.
● Route 1 - Longest
● Route 2 - Middle distance
● Route 3 - Shortest
From both starting points, the shortest distance to Point Arena High School is North on Main St. and then turning West onto Lake St. to the High School and it is longer to go along Shoreline Hwy/School St. including if the "School Trail" was added through the parcel of 140 School St.

Additionally, the "School Trail" does not alleviate the amount of traffic on Lake St. if all of those pedestrians went the fastest way, as they would end up back on Lake St. going through the "School Trail". There is adequate access to Point Arena High School and this trail will not improve access. In no instance is the proposed "School Trail" providing value to pedestrians in Point Arena.

Finally, based on how City Code Sections 18.25.100(4) and (4)(a) is written, the "School Trail" can only be achieved through cooperation with the owners of the neighboring parcels of 140 School St. This cooperation requires those owners to deed a 25' easement through their property to the City of Point Arena. However, the financial burden of convincing neighbors (i.e. paying them) to allow a 25' easement on their property rests solely on the developer of 140 School St. The cost of obtaining easements from neighbors along with the normal development costs of this lot make the project to build workforce housing unattainable.

Since the "School Trail" does not provide any benefit to the pedestrians of the community and will place an undue financial burden on the developers of the site, we request this requirement be waived by the City Council. Waiver of the proposed "School Trail" will allow more workforce housing to be built in Point Arena. Increasing housing units will truly benefit Point Arena by increasing its population, its tax base, and increasing the number of discretionary dollars spent in the community.

Appreciate your consideration,
Justin Rediger
VP Project Administration
Pioneer Contracting Inc.
[email protected]
Enclosures:

Starting Point #1: School St. &. Main St.; Route 1 - Longest Starting Point #1: School St. &. Main St.; Route 2 - Middle distance Starting Point #1: School St. &. Main St.; Route 3 - Shortest Starting Point #2: Port Rd. & Main St.; Route 1 - Longest Starting Point #2: Port Rd. & Main St.; Route 2 - Middle distance Starting Point #2: Port Rd. & Main St.; Route 3 - Shortest Starting Point #1: School St. &. Main St.; Route 1 - Longest Starting Point #1: School St. &. Main St.; Route 2 - Middle distance Starting Point #1: School St. &. Main St.; Route 3 - Shortest Starting Point #2: Port Rd. & Main St.; Route 1 - Longest Starting Point #2: Port Rd. & Main St.; Route 2 - Middle distance Starting Point #2: Port Rd. & Main St.; Route 3 - Shortest