Yuba City City Council
September 19, 2023

The City has adopted a Reasonable Accommodations Policy that provides a procedure for receiving and resolving requests for accommodation to participate in this meeting. Please visit yubacity.net ADA & Accessibility Resources page. If you need assistance in order to attend the City Council meeting, or if you require auxiliary aids or services, e.g., hearing aids or signing services to make a presentation to the City Council, the City is happy to help. Accommodations should be requested as early as possible as additional time may be required in order to provide the requested accommodation; 72 hours in advance is suggested. Please contact City offices at (530) 822-4817 or (TTY: 530-822-4732), so such aids or services can be arranged. Requests may also be made by email at [email protected] or [email protected] or mail City Clerk, 1201 Civic Center Blvd, Yuba City, CA 95993.

AGENDA
SEPTEMBER 19, 2023
**AMENDED**

REGULAR MEETING OF THE HOUSING SUCCESSOR AGENCY AND

CITY COUNCIL

CITY OF YUBA CITY
5:00 P.M. CLOSED SESSION

SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING

COUNCIL CHAMBERS/VIRTUAL
MAYOR ● Wade Kirchner
VICE MAYOR ● Shon Harris
COUNCILMEMBER ● Marc Boomgaarden
COUNCILMEMBER ● Michael Pasquale
COUNCILMEMBER ● Dave Shaw
CITY MANAGER ● Diana Langley
CITY ATTORNEY ● Shannon L. Chaffin
1201 Civic Center Blvd
Yuba City CA 95993
Wheelchair Accessible

AGENDA
**AMENDED**

REGULAR MEETING OF THE HOUSING SUCCESSOR AGENCY AND

CITY COUNCIL - CITY OF YUBA CITY
SEPTEMBER 19, 2023
5:00 P.M. CLOSED SESSION

SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING

COUNCIL CHAMBERS/VIRTUAL
Materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s office at 1201 Civic Center Blvd., Yuba City, during normal business hours. Such documents are also available on the City of Yuba City’s website at www.yubacity.net, subject to staff’s availability to post the documents before the meeting.

The Council Chambers will be open for public attendance and participation. The meeting will also be live streamed for public viewing, but not participation, at the following link:https://yubacity-net.zoom.us/webinar/register/WN_my3Kp2HZRWW8unjyQ6oVQg. Emailed comments sent to [email protected] at least 24 hours before the meeting will be distributed to the City Council prior to the meeting. Please identify the Agenda item(s) addressed by the comments.

Public Comment:

Any member of the public wishing to address the City Council on any item listed on the closed session agenda will have an opportunity to present testimony to the City Council in the Council Chamber prior to the City Council convening into closed session. Comments from the public will be limited to three minutes. No member of the public will be allowed to be present once the City Council convenes into closed session.

Closed Session
A. Confer with Real Property Negotiator (Government Code § 54956.8) Property: APN 52-411-016, located at 825 Jones Street, Yuba City, California; and APN 51- 095-020, located at 1483 Gray Avenue, Yuba City, California Negotiator: Diana Langley, City Manager/Executive Director Negotiating parties: TBD
Under negotiation: Whether to sell the properties, and if so, the price and terms of payment B. Conference with Labor Negotiators (Pursuant to Government Code, Section 54957.6.) Agency designated representatives: Diana Langley, City Manager, Natalie Springer, Human

Resources Director, Ann Gillen, Community Services Director, Spencer Morrison, Finance Director, Ben Moody, Public Works and Development Services Director, Brian Baker, Police Chief, Jesse Alexander, Fire Chief, Michael Jarvis, LCW Employee organizations: Yuba City Police Officers; Police Sergeants; Yuba City Firefighters Local 3793; Yuba City Fire Management; First Level Managers, Mid Managers, Police Sworn Mid Managers; and Public Employees Local No. 1
Unrepresented employees: Confidential Employees, Executive Services Employees Regular Meeting
Call to Order
Roll Call
__ Mayor Kirchner
__ Vice Mayor Harris
__ Councilmember Boomgaarden
__ Councilmember Pasquale
__ Councilmember Shaw
Invocation/Inspiration
Pledge of Allegiance to the Flag
City Attorney's Report on Closed Session Items, City Attorney Shannon Chaffin Agenda Modifications/Approval of Agenda
Ceremonial Presentations

1. Tortilleria Flores Retirement Proclamation

2. Introduction of Dr. Pan, Chancellor for Yuba Community College District

3. Zoning Audits Presentation by Jamin Kimmell from Cascadia Partners Public Communication

4. Appearance of Interested Citizens
You are welcome and encouraged to participate in this meeting. Public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda will be considered at this time. Public comment is limited to three minutes per speaker. Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted five minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.

Consent Calendar
All matters listed under Consent Calendar are considered to be routine and can be enacted in one motion. There will be no separate discussion of these items prior to the time that Council votes on the motion unless members of the City Council request specific items to be discussed or removed from the Consent Calendar for individual action.

5. Successor Housing Agency Sale of 847 Chestnut Street to Chy Eaton and Robert Eaton
Recommendation: Adopt a Resolution that:

A. Authorizes the City Manager, as the Executive Director on behalf of the Successor Housing Agency to the Yuba City

Redevelopment Agency, to execute an Agreement for Purchase and Sale of Real Property located at 847 Chestnut Street (APN 52-161-036), and all other necessary documents, in the amount of $348,500 to Chy Eaton and Robert Eaton, subject to approval of the City Attorney as to material terms
B. Authorizes the Finance Director to place sale proceeds in the Successor Agency Low and Moderate Income Housing Asset
Fund

6. DWR 2022 Urban Community Drought Relief Grant Award
Recommendation: A. Adopt a Resolution authorizing the Public Works and Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant
Program for the City-owned Property Turf Replacement Project on behalf of the City
B. Adopt a Resolution authorizing the Public Works and
Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant
Program for the Commercial Property Turf Replacement Rebate Program on behalf of the City
C. Adopt a Resolution awarding a Professional Services
Agreement to Blais & Associates of Little Elm, TX and Irvine, CA for grant management services in the amount of $60,090 plus a contingency of $12,000, with the finding that it is in the best interest of the City
D. Adopt a Resolution authorizing the Finance Director to appropriate $3,415,152 in state grant funds to administer project funding in a new Capital Improvement Program account and authorizing the Finance Director to make necessary
supplemental appropriations and related transfers

7. Easement Purchase for the Wastewater Treatment Facility Effluent Discharge Outfall Diffuser Project – Yoshimi Yokohari Revocable Trust Recommendation: Adopt a Resolution approving an Agreement for Purchase and Sale of Fee Interest and Easements, Pipeline Easement
Agreement, Right of Entry/Temporary Construction Easement Agreement, and Grant Deed for the Wastewater Outfall Diffuser Project between Garden Highway and the Feather River west levee approximately 2,600 feet south of Barry Road (APN 23- 180-006)

8. Anneka Lane Sewer Replacement Project
Recommendation: Adopt a Resolution awarding a construction contract to Santos Excavating, Inc., of Chico, CA in the amount of their total bid of $267,676.00 and authorizing the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney

9. Establishing Rules and Regulations for the Use of the City Seal, City Logo, and City Council Pins
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City establishing rules and regulations for the use of the City Seal, City Logo, and City Council Pins, by title only and waive the second reading
Business Items

10. Shanghai Garden Park Playground Equipment
Recommendation: Receive options for the playground equipment at Shanghai Garden Park and provide direction to staff

11. Consideration of Development Plan 23-02: Merriment Village Apartments Recommendation: A. Conduct a Public Hearing and after consideration; B. Adopt a Resolution of the City Council of the City of Yuba City to determine that the project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4., and approve Development Plan 23-02, Merriment Village Apartments, subject to the Conditions of Approval, for the development of a 218-unit income-based (affordable) apartment complex, located on a 7.7- acre parcel at 428 North Walton Avenue (Assessor’s Parcel Number 58-120-001)

12. Consideration of General Plan Amendment (GPA) 22-01 and Rezone (RZ) 22-02 associated with Tentative Parcel Map (TPM) 22-01 for the Ratliff Duplex Development
Recommendation: A. Conduct a Public Hearing, and;
B. Adopt a Resolution of the City Council of the City of Yuba City approving Environmental Assessment 22-04, a Mitigated Negative Declaration, and contingently approving General Plan Amendment 22-01 for the Ratliff Duplex Development located on approximately 0.31 acres at the southwest corner of Cooper Avenue and Frederick Street (Assessor’s Parcel Numbers 52- 283-012 and -013); and
C. Introduce an Ordinance of the City Council of the City of Yuba City to adopt Rezone 22-02 for the Ratliff Duplex Development located on approximately 0.31 acres at the southwest corner of Cooper Avenue and Frederick Street (Assessor’s Parcel
Numbers 52-283-012 and -013).

13. Consideration of General Plan Amendment (GPA) 23-02 and Rezone (RZ) 23-02 for the Bains – Bridge Street project
Recommendation: A. Conduct a Public Hearing and after consideration; B. Adopt a Resolution of the City Council of the City of Yuba City approving Environmental Assessment 23-04, a Mitigated Negative Declaration, and contingently approving General Plan Amendment 23-02 re-designating 0.68 acre from Office and

Office Park (O) land use designation to Medium-High Density Residential (HDR) for the Bains – Bridge Street project, located on the north side of Bridge Street approximately 300 feet west of Walton Avenue (Assessor’s Parcel Numbers 58-080-005); and C. Introduce an Ordinance of the City Council of the City of Yuba City to adopt Rezone 23-02 for the Bains – Bridge Street project located on approximately 0.68 acres on the north side of Bridge Street approximately 300 feet west of Walton Avenue
(Assessor’s Parcel Numbers 58-080-005)

14. General Plan Amendment No. 3 of 2023
Recommendation: Adopt a Resolution of the City Council of the City of Yuba City approving General Plan Amendment No. 3 of 2023

15. CDBG 2022 Consolidated Annual Performance and Evaluation Report Recommendation: A. Conduct a Public Hearing and after consideration; B. Approve the 2022 CAPER and adopt a Resolution authorizing staff to submit all necessary documents to the U.S. Department of Housing and Urban Development (HUD)

16. Burned/Damaged Building Abatement
Recommendation: A. Implement policy to initiate Vacant Building Plan provision of the City’s Public Nuisance Ordinance within 30-days of receipt of notification of a burned building; and
B. Direct staff to annually apply for the use of Community Development Block Grant (CDBG) funding for the abatement of blighted buildings in low-moderate income areas; and
C. Direct staff to review and recommend funding options through the 2024-2025 budget cycle for the potential abatement of blighted buildings

17. Consideration of ARCO AM/PM Public Convenience or Necessity Request Recommendation: Adopt a Resolution making a finding of public convenience or necessity for the issuance of a Type 21 (off-sale general) Alcoholic Beverage Control (ABC) License at the northwest corner of State Highway 20 and Harter Parkway (ARCO AM/PM with fuel facility)
Future Agenda Items

18. Future Agenda Items
- Councilmember Pasquale
- Councilmember Boomgaarden
- Councilmember Shaw
- Vice Mayor Harris
- Mayor Kirchner
Reports and Communications

The following reports and communication items are provided for the Council’s information. No action can be taken on items under this section unless the Council agrees to include it on a subsequent agenda

19. City Manager's Report

20. City Council Reports
Adjournment

Proclamation
of the City Council
Jose and Maria Flores
Tortilleria Flores
Congratulations on Retirement and 41 years in business
WHEREAS, in 1982, Jose and Maria Flores established a tortilla manufacturing business and bakery called Tortilleria Flores located at 120 Percy Avenue; and WHEREAS, wanting more for their family, Jose and Maria slowly started incorporating the restaurant portion of the business along with the Mexican market with the items that were hard to find in the area; and
WHEREAS, with the success of the business there was a need for expansion at Tortilleria Flores, so in 1990 the outside patio dining area along with the additional seating was established; and WHEREAS, throughout the years many family members worked in the business whether it was cooking, taking orders, managing the register. They always had about 8-10 employees including themselves, and as soon as the children could count change they were working the register and helping out in the business; and
WHEREAS, Tortilleria Flores supported many community events along with countless donations to schools, sports, churches and always to those who may have needed a helping hand; and WHEREAS, over the years Tortilleria Flores not only provided great authentic Mexican food and products they also catered weddings, parties, holiday socials and even an event at the State Capital. The largest catering event they ever catered for was 500 people.

NOW, THEREFORE, BE IT RESOLVED, I, Wade Kirchner, Mayor of the City of Yuba City and on behalf of the entire City Council, do hereby congratulate Jose and Maria Flores on their retirement from Tortilleria Flores as of August 20, 2023 and wish them the very best and thank them for being strong community members for the last 41 years.

Done this 19th day of September 2023, at the City of Yuba City, County of Sutter, State of California.

Introduction of
Yuba Community College District
Chancellor
Dr. Shouan Pan
YCCD
3301 E. Onstott Road
Yuba City, CA 95991
530-741-8949

Presentation on key findings of the Zoning Code Audit
by
Cascadia Partners
Jamin Kimmell, AICP
Partner
To contact Jamin Kimmell directly:
612-940-9087
email [email protected]

CITY OF YUBA CITY
Public Communication
Members of the public may address the City Council on items of interest that are within the City’s jurisdiction. Individuals addressing general comments are encouraged to limit their statements.

Procedure
You are welcome and encouraged to participate in this meeting. Complete a Speaker Card located in the lobby and give to the Clerk, public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda, will be considered at this time.

When a matter is announced, wait to be recognized by the Mayor to provide your comments to the Council. Comments should begin by providing your name and place of residence. A three minute limit is requested when addressing Council.

Request for additional time to address Council
Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted 5 minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.

Procedure
When requesting to comment, please indicate your name and the topic and mail to:

City of Yuba City
Attn: City Clerk
1201 Civic Center Blvd
Yuba City CA 95993
Or email to:

Jackie Sillman, City Clerk
[email protected]

Agenda Item 5

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Diana Langley, City Manager
Summary
Subject: Successor Housing Agency Sale of 847 Chestnut Street to Chy Eaton and Robert Eaton
Recommendation: Adopt a Resolution that:

A. Authorizes the City Manager, as the Executive Director on behalf of the Successor Housing Agency to the Yuba City Redevelopment Agency, to execute an Agreement for Purchase and Sale of Real Property located at 847 Chestnut Street (APN 52-161-036), and all other necessary documents, in the amount of $348,500 to Chy Eaton and Robert Eaton, subject to approval of the City Attorney as to material terms
B. Authorizes the Finance Director to place sale proceeds in the Successor Agency Low and Moderate Income Housing Asset Fund
Fiscal Impact: Sale Price - $348,500
Estimated Net Proceeds - $314,000
Purpose:

To sell 847 Chestnut Street which has been deemed a surplus property by the Successor Housing Agency to the Yuba City Redevelopment Agency.

Council's Strategic Goal:

This item supports the Council's goal of fiscal responsibility as the disposition of the property will generate funds to place in the City's Low-Moderate Housing Fund, which can be used to support affordable housing projects.

Background:

On November 15, 2022, the City Council as the Directors of the Successor Housing Agency to the Yuba City Redevelopment Agency (Successor Housing Agency) declared 847 Chestnut Street to be a surplus property. Per the Surplus Land Act (SLA), staff issued a notice of availability and did not receive any interest from any housing sponsors. The Department of Housing and Community Development (HCD) has determined that staff met all of the requirements under the SLA and the

Successor Housing Agency is permitted to proceed with the sale or lease of the property.

Analysis:
847 Chestnut Street was placed on the market in July. The property was listed at $374,000 and multiple offers were received, including an offer from Chy Eaton and Robert Eaton, in the amount of $348,500. Based on the condition of the house and the current housing market, staff recommends that the City Council as the Directors to the Successor Housing Agency accept the offer and authorize the City Manager to execute an Agreement for Purchase and Sale and all necessary paperwork to sell the property to Chy Eaton and Robert Eaton.

The Successor Housing Agency is required to place the sale proceeds in a separate Low and Moderate Income Housing Asset Fund, and use those funds for affordable housing purposes in accordance with the law.

Fiscal Impact:

With a sales price of $348,500, the estimated net proceeds is $314,000.

Alternatives:

1. Do not sell and take the property off the market.

2. Do not accept the offer and place the property back on the market.

Recommendation:

Adopt a Resolution that:

A. Authorizes the City Manager, as Executive Director on behalf of the Successor Housing Agency to the Yuba City Redevelopment Agency, to execute an Agreement for Purchase and Sale of Real Property located at 847 Chestnut Street (APN 52-161-036), and all other necessary documents, in the amount of $348,500 to Chy Eaton and Robert Eaton, subject to approval of the City Attorney as to material terms.

B. Authorizes the Finance Director to place sale proceeds in the Successor Agency Low and Moderate Income Housing Asset Fund.

Attachments:

1. Resolution - 847 Chestnut Street

2. Exhibit A - PSA 847 Chestnut
Prepared By: Submitted By:

Diana Langley
City Manager/Executive Director
Diana Langley
City Manager/Executive Director

ATTACHMENT 1

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

AUTHORIZING THE CITY MANAGER, AS THE EXECUTIVE DIRECTOR ON BEHALF OF

THE SUCCESSOR HOUSING AGENCY TO THE YUBA CITY REDEVELOPMENT AGENCY,

TO EXECUTE AN AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY LOCATED AT 847 CHESTNUT STREET (APN 52-161-036), AND ALL OTHER NECESSARY DOCUMENTS, IN THE AMOUNT OF $348,500 TO CHY EATON AND ROBERT EATON,

AUTHORIZE THE FINANCE DIRECTOR TO PLACE SALE PROCEEDS IN THE

SUCCESSOR AGENCY LOW AND MODERATE INCOME HOUSING ASSET FUND WHEREAS, on November 15, 2022, the City Council as the Directors of the Successor Housing Agency to the Yuba City Redevelopment Agency (Successor Housing Agency) declared 825 Jones Street to be a surplus property; and
WHEREAS, in accordance with the Surplus Land Act, staff issued a notice of availability and did not receive any interest from any housing sponsors; and WHEREAS, the Department of Housing and Community Development has determined that staff met all of the requirements under the Surplus Land Act and the Successor Housing Agency is permitted to proceed with the sale or lease of the property; and WHEREAS, 847 Chestnut Street was placed on the real estate market in July, multiple offers were received, including an offer from Chy Eaton and Robert Eaton in the amount of $348,500; and
WHEREAS, staff recommends that the City Council as the Directors to the Successor Housing Agency accept the offer and authorize the City Manager, as the Executive Director on behalf of the Successor Housing Agency, to execute an Agreement for Purchase and Sale; and WHEREAS, the Successor Housing Agency is required to place the sale proceeds in a separate Low and Moderate Income Housing Asset Fund.

NOW, THEREFORE, the City Council of the City of Yuba City does hereby resolve as follows:

1. The City Manager, as Executive Director on behalf of the Successor Housing Agency to the Yuba City Redevelopment Agency, is authorized to execute an Agreement for Purchase and Sale of Real Property located at 847 Chestnut Street (APN 52-161-036), and all other necessary documents, in the amount of $348,500 to Chy Eaton and Robert Eaton.

2. The Finance Director is authorized to place sale proceeds in the Successor Agency Low and Moderate Income Housing Asset Fund.

The forgoing Resolution of the City Council of the City of Yuba City was duly introduced, passed and adopted at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

Wade Kirchner, Mayor
ATTEST:

Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
________________________
Shannon Chaffin
City Attorney
Exhibit A: Purchase and Sale Agreement

01248.0012/919634.1 1

EXHIBIT A

01248.0012/919634.1 2

AGREEMENT FOR PURCHASE AND SALE

OF REAL PROPERTY AND JOINT ESCROW INSTRUCTIONS

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND JOINT ESCROW INSTRUCTIONS (“Agreement”) is made this 19th day of September, 2023 (“Agreement Date”) by and among Chy Eaton and Robert Eaton (jointly and severally the “Buyer”), City of Yuba City as Successor Agency to the former Redevelopment Agency of the City of Yuba City, a public agency (“Seller”) and FIDELITY NATIONAL TITLE COMPANY, a corporation (“Escrow Holder” and “Title Company”).

R E C I T A L S:

A. Seller owns that certain residential real property located at 847 Chestnut Street in Yuba City, State of California (APN 052-161-036-000) legally described as set forth on Exhibit A ("Property").

B. Buyer is willing to purchase the Property in AS-IS condition pursuant to the terms of this Agreement.

NOW, THEREFORE, in consideration of the mutual covenants set forth herein and incorporating the recitals above, the parties hereto agree as follows:

TERMS AND CONDITIONS:

1. PURCHASE AND SALE OF PROPERTY. Buyer hereby agrees to purchase from Seller, and Seller agrees to sell to Buyer, the Property in AS-IS condition.

2. OPENING OF ESCROW. Within five (5) days after the execution of this Agreement by both Buyer and Seller, the parties shall open an escrow (“Escrow”) with Fidelity National Title Company (Escrow Holder) by causing an executed copy of this Agreement to be deposited with Lisa Furr, escrow officer (“Escrow Officer”) at Fidelity National Title Company, 471 Century Park Drive, Suite C, Yuba City [email protected] (530) 645-6678 (“Escrow”) together with the Deposit (as defined in Section 3.2(a)) (“Opening of Escrow”).

3. PURCHASE PRICE.

3.1 Purchase Price. The Purchase Price for the Property is Three Hundred FortyEight Thousand Five Hundred Dollars ($348,500) (“Purchase Price”).

3.2 Payment of Purchase Price. The Purchase Price shall be paid as follows:
(a) Deposit. At Opening of Escrow, Buyer shall deposit the sum of Three Thousand Four Hundred Dollars ($3,400) with Escrow Holder (“Deposit”). (b) Balance of Funds. At least one (1) business day prior to the Closing, Buyer shall deposit balance of the Purchase Price with Escrow Holder in Good Funds (as defined below).

3.3 Disbursement of Seller’s Net Proceeds. At the Closing, the net proceeds (as

01248.0012/919634.1 3
determined by the Seller settlement statement) shall be disbursed to Seller.

3.4 Good Funds. All funds deposited in Escrow shall be in “Good Funds” which means a wire transfer of funds, cashier's or certified check drawn on or issued by the offices of a financial institution located in the State of California.

4. ADDITIONAL FUNDS AND DOCUMENTS REQUIRED FROM BUYER AND SELLER.

4.1 Seller. Seller agrees that on or before 12:00 noon on the day preceding the Closing Date, Seller will deposit with Escrow Holder such funds and other items and instruments (executed and acknowledged, if appropriate) as may be necessary in order for the Escrow Holder to comply with this Agreement, including without limitation:
a. Executed and acknowledged grant deed in the form of Exhibit B (“Grant Deed”). b. A Non-Foreign Affidavit as required by federal law.
c. Such funds and other items and instruments as may be necessary in order for Escrow Holder and the Title Company to comply with this Agreement.

4.2 Buyer. Buyer agrees that on or before 12:00 noon on the date preceding the Closing Date, Buyer will deposit with Escrow Holder all additional funds and/or documents (executed and acknowledged, if appropriate) which are necessary to comply with the terms of this Agreement, including without limitation:
a. A Preliminary Change of Ownership Statement completed in the manner required in Sutter County.
b. Such funds and other items and instruments as may be necessary in order for Escrow Holder and the Title Company to comply with this Agreement.

4.3 Recordation, Completion and Distribution of Documents. Escrow Holder will cause Grant Deed to be recorded when it can issue the Owner’s Title Policy in accordance with Section 6, and holds for the account of Buyer and Seller, respectively, the funds and items described above to be delivered to Buyer and Seller, respectively, through Escrow, less costs, expenses and disbursements chargeable to Seller pursuant to the terms hereof.

5. CLOSING DATE; TIME IS OF ESSENCE.

5.1 Closing Date. Escrow shall close within twenty-one (21) days after Buyer has provided the Buyer's Due Diligence Approval Notice by the Outside Due Diligence Date (pursuant to Section 7), but no later than thirty (30) days after the Opening of Escrow (“Closing Date”) unless extended as evidenced by a writing signed by both parties. The terms “Close of Escrow” and/or “Closing” are used herein to mean the time Grant Deed is filed for recording by the Escrow Holder in the Office of the County Recorder of Sutter County, California.

5.2 Possession. Upon the Close of Escrow, exclusive possession and occupancy of the Property shall be delivered to Buyer free and clear of all claims of possession and all debris.

5.3 Time is of Essence. Buyer and Seller specifically agree that time is of the essence.

01248.0012/919634.1 4

5.4 Executive Director’s Authority. Seller by its execution of this Agreement hereby agrees that its Executive Director or designee (who has been designated by Executive Director’s written notice delivered to Buyer and Escrow Holder) shall, in Executive Director’s sole and exclusive discretion, have authority:
(i) to execute documents on behalf of Seller including, but not limited to, issuing approvals, disapprovals and extensions. Any such approval, disapproval or extension executed by the Executive Director or their designee shall be binding on Seller. (ii) make minor modifications to this Agreement in order to fulfill the direction of the Successor Agency Board, provided that such minor modifications are approved by the Agency’s legal counsel.

6. TITLE POLICY.

6.1 Approval of Title.
(a) Promptly following execution of this Agreement but in no event later than five (5) days following Opening of Escrow, a preliminary title report shall be issued by Fidelity National Title Company (“Title Company”), describing the state of title of the Property, together with copies of all exceptions specified therein and a map plotting all easements specified therein (“Preliminary Title Report”). Within five (5) days after Buyer's receipt of the Preliminary Title Report, Buyer shall notify Seller in writing (“Buyer's Title Notice”) of Buyer's disapproval of any matters contained in the Preliminary Title Report (“Disapproved Exceptions”). (b) In the event Buyer delivers Buyer's Title Notice within said period, Seller shall have a period of five (5) days after receipt of Buyer's Title Notice in which to notify Buyer of Seller's election to either (i) agree to attempt to remove the Disapproved Exceptions prior to the Close of Escrow; or (ii) decline to remove any such Disapproved Exceptions (“Seller's Notice”).

If Seller notifies Buyer of its election to decline to remove the Disapproved Exceptions, or if Seller is unable to remove the Disapproved Exceptions, Buyer may elect either to terminate this Agreement and the Escrow or to accept title to the Property subject to the Disapproved Exception(s). Buyer shall exercise such election by delivery of written notice to Seller and Escrow Holder within five (5) days following the earlier of (i) the date of written advice from Seller that such Disapproved Exception(s) cannot be removed; or (ii) the date Seller declines to remove such Disapproved Exception(s).
(c) Upon the issuance of any amendment or supplement to the Preliminary Title Report which adds additional exceptions, the foregoing right of review and approval shall also apply to said amendment or supplement, provided, however, that Buyer's initial period of review and approval or disapproval of any such additional exceptions shall be limited to ten (10) days following receipt of notice of such additional exceptions. (d) Nothing to the contrary herein withstanding, Buyer shall be deemed to have automatically objected to all leases, deeds of trust, mortgages, judgment liens, federal and state income tax liens, delinquent general and special real property taxes and assessments and similar monetary encumbrances affecting the Property, and Seller shall discharge any such nonpermitted title matter of record prior to or concurrently with the Close of Escrow.

6.2 Title Policy. At the Close of Escrow, Escrow Holder shall furnish Buyer with an ALTA/CLTA Homeowner’s Owner's Policy of title insurance (“Owner’s Title Policy”) insuring

01248.0012/919634.1 5
title to the Property vested in Buyer in the amount of the Purchase Price, containing only exceptions approved or waived by Buyer in accordance with this Section. The cost of the Owner’s Title Policy to Seller shall be paid by Buyer.

7. TRANSFER DISCLOSURE STATEMENT, STATUTORY DISCLOSURES & DUE DILIGENCE.

7.1 Transfer Disclosure Statement. Within two (2) days after the Opening of Escrow, Seller shall provide a completed and executed Transfer Disclosure Statement (as specified in Civil Code Section 1102) (“TDS”) for Buyer’s review and approval. If Buyer disapproves the completed TDS, Buyer shall notify Seller with a copy to Escrow Holder within the Due Diligence Period (as defined in Section 7.6). If Buyer does not disapprove the TDS within the Due Diligence Period, Buyer shall be deemed to have approved it. Buyer and any Buyer’s agent shall execute the TDS and deliver a copy to Seller.

7.2 Natural Hazard Disclosure Report with Tax Disclosures. Within two (2) days after the Opening of Escrow, Escrow Holder shall order and deliver to Buyer a comprehensive natural hazard disclosure and tax report from Disclosure Source (“NHD Report”) for Buyer’s review and approval. If Buyer disapproves the NHD Report, Buyer shall notify Seller with a copy to Escrow Holder within the Due Diligence Period. If Buyer does not disapprove the NHD Report within the Due Diligence Period, Buyer shall be deemed to have approved it. Buyer shall execute the acknowledgement statement that accompanies the NHD Report and deliver a copy to Seller.

7.3 Lead-Based Paint Disclosures. Within two (2) days of Opening of Escrow, Seller shall deliver to Buyer the statutory Lead-Based Paint Disclosure and pamphlet as required by federal law (“Lead Paint Disclosure”) for Buyer’s review and approval. If Buyer disapproves the Lead Paint Disclosure, Buyer shall notify Seller with a copy to Escrow Holder within the Due Diligence Period. If Buyer does not disapprove the Lead Paint Disclosure within the Due Diligence Period, Buyer shall be deemed to have approved it. Waiver of the Lead Paint Disclosure is prohibited by law. Buyer shall execute the Lead Paint Disclosure and deliver same to Seller.

7.4 Material Facts & Insurance Claims. Within two (2) days of the Opening of Escrow, Seller shall disclose to Buyer in writing all known material facts and defects including known insurance claims within the last five (5) years preceding the Agreement Date

7.5 Other Statutory Disclosures. Within two (2) days of Opening of Escrow, Seller shall deliver to Buyer all other applicable statutory disclosures (including, but not limited to, notice or actual knowledge of release of illegal controlled substance, etc.) as required by law for Buyer’s review and approval. If Buyer disapproves any such disclosures, Buyer shall notify Seller with a copy to Escrow Holder within the Due Diligence Period. If Buyer does not disapprove a statutory disclosure within the Due Diligence Period, Buyer shall be deemed to have approved it and Buyer shall execute any documents reasonably required by Seller to evidence same and deliver same to Seller.

7.6 Due Diligence. For a period of up to thirty (30) days following the Opening of Escrow ("Due Diligence Period"), Buyer shall have the right to review and inspect the Property and conduct such tests as reasonably determined by Buyer. Buyer shall reasonable efforts to expediate any and all investigations provide same does not involve additional cost to Seller.

Seller grants to Buyer, its agents and employees, upon reasonable notice to Seller, a limited

01248.0012/919634.1 6
license to enter the Property for the purpose of conducting such due diligence as reasonably required by Buyer at Buyer's sole cost and expense. As a condition to Buyer's entry and inspection, Buyer shall keep the Property free and clear of all materialmen's liens, lis pendens or any other liens arising out of the entry and any work performed under this Agreement. Buyer shall notify Seller in writing ("Buyer's Due Diligence Notice") on or before the expiration of the Due Diligence Period of Buyer's approval of the condition of the Property as well as the TDS, NHD Report, Lead Paint Disclosure and all other disclosures and notices delivered to Buyer under this Agreement, which approval may be withheld in Buyer's sole discretion. Failure of Seller to provide access to the Property to make inspect the Property at a day and time requested by Buyer shall be a material breach of this Agreement and Buyer shall have the right to immediately terminate this Agreement and the escrow.

7.7 Indemnity: Buyer agrees to defend and indemnify Seller for any claims that arise out of Buyer’s inspection or testing of the Property.

7.8 Statutory Disclosures. As required by law, Seller makes the following disclosures to Buyer:
a. No HOA. The Property is subject to certain covenants, conditions and restrictions.

However, there is no homeowner association and there are no HOA assessments to which the Property is subject.
b. Megan’s Law. “Notice: Pursuant to Section 290.46 of the Penal Code information about specified registered sex offenders is made available to the public via an internet website maintained by the Department of Justice at www.meganslaw.ca.gov. Depending on a sex offender’s criminal history, this information will include either an address at which the offender resides or the community of residence and ZIP code in which he or she resides. (Neither Seller or Broker are required to check this website).”
c. Gas and Hazardous Liquid Transmission Pipelines. “This notice is being provided simply to inform you that information about the general location of gas and hazardous liquid transmission pipelines is available to the public at the National Pipeline Mapping System (NPMS) Internet Web site maintained by the United States Department of Transportation at http://www.npms.phmsa.dot.gov/.

To seek further information about possible transmission lines near the Property, you may contact your local gas utility or other pipeline operators in the area.

Contact information for pipeline operators is searchable by ZIP code and county on the NPMS Internet Web site.”

8. CONDITIONS PRECEDENT TO CLOSE OF ESCROW.

8.1 Conditions to Buyer's Obligations. The obligations of Buyer under this Agreement are subject to the satisfaction or written waiver, in whole or in part, by Buyer of each of the following conditions precedent (“Buyer’s Conditions Precedent”):
(a) Title Company will issue the Owner’s Title Policy as specified in Section 6.2. (b) Escrow Holder holds and will deliver to Buyer the instruments accruing to Buyer pursuant to this Agreement.

01248.0012/919634.1 7
(c) Seller is not in default of its obligations under this Agreement.

8.2 Conditions to Seller's Obligations. The obligations of Seller under this Agreement are subject to the satisfaction or written waiver, in whole or in part, by Seller of the following conditions precedent:
(a) Escrow Holder holds and will deliver to Seller the instruments and funds accruing to Seller pursuant to this Agreement.
(b) Buyer shall have executed all documents required under this Agreement and delivered same to Seller.
(c) Buyer is not in default of its obligations under this Agreement.

9. LIMITED REPRESENTATIONS AND WARRANTIES.

9.1 Limited Representations and Warranties. Seller hereby makes the following representations and warranties to Buyer to the best of its knowledge and without the duty to investigate, each of which is true in all respects as of the Agreement Date and the Opening of Escrow and shall be true in all respects on the date of Close of Escrow on the Property:
a. Seller has received no notice and/or has no knowledge that any governmental authority or any employee or agent thereof considers the present or proposed operation, use or ownership of the Property to violate or have violated any ordinance, rule, law, regulation or order of any government or agency, body or subdivision thereof, or that any investigation has been commenced or is contemplated respecting such possible violations. b. There are no pending or threatened lawsuits or claims which would affect the Property.
c. The Property is not subject to a homeowner’s association nor any such association assessments.
d. The Property is not in violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to the environmental conditions on, under or about the Property including, but not limited to, soil and ground water conditions. e. Seller has received no written notice from any third parties, prior owners of the Property, or any federal, state or local governmental agency indicating that any hazardous waste remedial or clean-up work will be required on the Property. There are no environmental, health or safety hazards on, under or about the Property, including but not limited to soil and groundwater conditions.
f. There are no contracts, leases, claims or rights affecting the Property and no agreements entered into by or under Seller that shall survive the Close of Escrow. g. Until the Closing, Seller shall not do anything which would impair Seller’s title to any of the Property.
h. Seller is not, and as of the Close of Escrow will not be, a foreign person within the meaning of Internal Revenue Code Section 1445 or an out-of-state seller under California

01248.0012/919634.1 8
Revenue and Tax Code Section 18805 and that it will deliver to Buyer through Escrow a nonforeign affidavit on Escrow Holder's standard form pursuant to Internal Revenue Code Section 1445(b)(2) and the Regulations promulgated thereunder and a California Form 590-RE (“Nonforeign Affidavit”). i. Until the Closing, if Seller learns of any fact or condition which would cause any of the warranties and representations in this Section not to be true as of the Closing, Seller shall immediately give written notice of such fact or condition to Buyer. j. No construction or repair work has been done on the Property within the six (6) months prior to the Opening of Escrow.

9.2 Breach; Indemnification. If a breach of a representation, warranty or covenants occurs before Closing and Buyer is aware that such a breach has occurred, the breach shall be grounds to terminate this Agreement in Buyer’s sole discretion. If Buyer does not elect to terminate this Agreement, Buyer shall be deemed to have waived any such breach.

10. ESCROW PROVISIONS.

10.1 Escrow Instructions. Sections 1; 2 through 6 inclusive, 8, 10, 12 and 13 constitute the escrow instructions to Escrow Holder. If required by Escrow Holder, Buyer and Seller agree to execute Escrow Holder's standard escrow instructions, provided that the same are consistent with and do not conflict with the provisions of this Agreement. In the event of any such conflict, the provisions of this Agreement shall prevail. The terms and conditions in sections of this Agreement not specifically referenced above are additional matters for information of Escrow Holder, but about which Escrow Holder need not be concerned. Buyer and Seller will receive Escrow Holder’s general provisions directly from Escrow Holder and will execute such provision upon Escrow Holder’s request. To the extent that the general provisions are inconsistent or conflict with this Agreement, the general provisions will control as to the duties and obligations of Escrow Holder only. Buyer and Seller agree to execute additional instructions, documents and forms provide by Escrow Holder that are reasonably necessary to close Escrow.

10.2 General Escrow Provisions. Escrow Holder shall deliver the Owner’s Title Policy to Buyer and instruct the Sutter County Recorder to mail the Grant Deed to Buyer at the address set forth in Section 12 after recordation. All funds received in this Escrow shall be deposited in one or more general escrow accounts of the Escrow Holder with any bank doing business in Sutter County, California, and may be disbursed to any other general escrow account or accounts. All disbursements shall be according to that party's instructions.

10.3 Utilities. Buyer and Seller shall cause all utilities which are in the name of Seller to be transferred to the name of Buyer as of the Close of Escrow or as soon thereafter as practicable. Utilities shall be prorated to the Close of Escrow. In the event final amounts with respect to said prorations are not available as of Close of Escrow, the proration shall be done on an estimated basis and the parties shall prepare a final proration within sixty (60) days following Close of Escrow. Any party who is obligated to pay net amounts based on said final proration shall reimburse the other party said amount within thirty (30) days after completion of the final proration.

10.4 Real Property Taxes. Seller is a public agency and exempt from real property taxes so no prorations will be required at Closing.

01248.0012/919634.1 9

10.5 Payment of Costs.
a. Cost Allocation. Seller shall pay the costs for the Owner’s Title Policy, onehalf of escrow costs and recording fees (“Buyer’s Charges”). Seller shall pay the cost of the NHD Report, documentary transfer taxes, one-half of the escrow costs and any fees and costs charged by any lender to obtain releases or consents or otherwise put title in the condition described in Section 6 (“Seller’s Charges”). All other costs of Escrow not otherwise specifically allocated by this Agreement shall be apportioned between the parties in a manner consistent with the custom and usage of Escrow Holder. b. Closing Statement. At least three (3) business days prior to the Closing Date, Escrow Holder shall furnish Buyer and Seller with a preliminary Escrow closing statement which shall include each party’s respective shares of costs.

The preliminary closing statement shall be approved in writing by the parties.

As soon as reasonably possible following the Close of Escrow, Escrow Holder shall deliver a copy of the final Escrow closing statement to the Parties.

10.6 Termination and Cancellation of Escrow. If Escrow fails to close as provided above, either party may elect to cancel this Escrow upon written notice to the other party and Escrow Holder. Upon cancellation, Escrow Holder is instructed to return all funds and documents then in Escrow to the respective depositor of the same with Escrow Holder.

Cancellation of Escrow, as provided herein, shall be without prejudice to whatever legal rights Buyer or Seller may have against each other arising from the Escrow or this Agreement.

10.7 Information Report. Escrow Holder shall file and Buyer and Seller agree to cooperate with Escrow Holder and with each other in completing any report (“Information Report”) and/or other information required to be delivered to the Internal Revenue Service pursuant to Internal Revenue Code § 6045(e) regarding the real estate sales transaction contemplated by this Agreement, including without limitation, Internal Revenue Service Form 1099-B as such may be hereinafter modified or amended by the Internal Revenue Service, or as may be required pursuant to any regulation now or hereinafter promulgated by the Treasury Department with respect thereto. Buyer and Seller also agree that Buyer and Seller, their respective employees and attorneys, and escrow Holder and its employees, may disclose to the Internal Revenue Service, whether pursuant to such Information Report or otherwise, any information regarding this Agreement or the transactions contemplated herein as such party reasonably deems to be required to be disclosed to the Internal Revenue Service by such party pursuant to Internal Revenue Code Section 6045(e), and further agree that neither Buyer nor Seller shall seek to hold any such party liable for the disclosure to the Internal Revenue Service of any such information.

10.8 No Withholding as Foreign Seller. Seller represents and warrants to Buyer that Seller is not, and as of the Close of Escrow will not be, a foreign person within the meaning of Internal Revenue Code § 1445 or an out-of-state seller under California Revenue and Tax Code § 18805 and that it will deliver to Buyer on or before the Close of Escrow a non-foreign affidavit on Escrow Holder's standard form pursuant to Internal Revenue Code §1445(b)(2) and the Regulations promulgated thereunder and a California Form 590-RE.

10.9 Brokerage Commissions. Both parties are represented by a broker. Buyer and Seller each agree to indemnify and hold the other parties harmless from and against all liabilities, costs, damages and expenses, including, without limitation, attorneys' fees, resulting

01248.0012/919634.1 10
from any claims or fees or commissions, based upon agreements by it, if any, to pay a broker's commission and/or finder's fee except as specified above.

11. LIQUIDATED DAMAGES.

IF BUYER SHOULD MATERIALLY DEFAULT UNDER THIS AGREEMENT, BUYER AND

SELLER AGREE THAT SELLER WILL INCUR DAMAGES BY REASON OF SUCH

DEFAULT WHICH DAMAGES SHALL BE IMPRACTICAL AND EXTREMELY DIFFICULT, IF NOT IMPOSSIBLE, TO ASCERTAIN. THEREFORE, BUYER AND SELLER, IN A REASONABLE EFFORT TO ASCERTAIN WHAT SELLER’S DAMAGES

WOULD BE IN THE EVENT OF SUCH DEFAULT BY BUYER HAVE AGREED BY

PLACING THEIR INITIALS BELOW THAT THE DEPOSIT SHALL CONSTITUTE A REASONABLE ESTIMATE OF SELLER’S DAMAGES UNDER THE PROVISIONS OF SECTIONS 1671 AND 1677 OF THE CALIFORNIA CODE OF CIVIL PROCEDURE FOR A BREACH PRIOR TO THE CLOSING. IF BUYER FAILS TO PROMPTLY DELIVER THE

SUM SPECIFIED ABOVE TO SELLER, SUCH FAILURE SHALL CONSTITUTE A

MATERIAL BREACH OF THIS PROVISION AND SELLER MAY ELECT TO SUE BUYER

UNDER THIS PROVISION OR TO WAIVE THIS PROVISION AND PROCEED AGAINST BUYER FOR ALL APPLICABLE DAMAGES RESULTING FROM BUYER’S DEFAULT. ___________________ ___________________
Seller’s Initials Buyer’s Initials

12. NOTICES. Any notices, demands or communications under this Agreement between the parties shall be in writing, and may be given by (i) personal service, (ii) overnight delivery, or (iii) mailing via United States mail, certified mail, postage prepaid, return receipt requested (“US Mail”), addressed to each party as set forth below or such other address as may be furnished in writing by a party, and such notice or communication shall, if properly addressed, be deemed to have been given (a) as of the date so delivered under delivery methods (i) or (ii) above, or (b) three (3) business days after deposit into the U.S. Mail.

To Seller: City of Yuba City as Successor Agency
1201 Civic Center Boulevard
Yuba City, CA 95993
Attn: Diana Langley, Acting Executive Director
With a Copy to: Aleshire & Wynder, LLP
2440 Tulare Street Suite 410
Fresno, CA 93721
Attn: Shannon Chaffin, Agency Counsel
To Buyer: Chy Eaton &
Robert Eaton
______________________
______________________
To Escrow Holder: Fidelity National Title Company
471 Century Park Drive, Suite C
Yuba City, CA 95991
Lisa Furr, Escrow Officer

01248.0012/919634.1 11

13. GENERAL PROVISIONS.

13.1 Assignment. Neither party shall have the right to assign this Agreement or any interest or right hereunder or under the Escrow without the prior written consent of the other party. Subject to the foregoing, this Agreement shall be binding upon and shall inure to the benefit of Buyer and Seller and their respective heirs, personal representatives, successors and assigns.

13.2 Attorney’s Fees. In any action between the parties hereto, seeking enforcement of any of the terms and provisions of this Agreement or the Escrow, or in connection with the Property, the prevailing party in such action shall be entitled, to have and to recover from the other party its reasonable attorneys' fees and other reasonable expenses in connection with such action or proceeding, in addition to its recoverable court costs.

13.3 Interpretation; Governing Law. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. This Agreement shall be construed in accordance with the laws of the State of California in effect at the time of the execution of this Agreement. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates.

13.4 No Waiver. No delay or omission by either party in exercising any right or power accruing upon the compliance or failure of performance by the other party under the provisions of this Agreement shall impair any such right or power or be construed to be a waiver thereof. A waiver by either party of a breach of any of the covenants, conditions or agreements hereof to be performed by the other party shall not be construed as a waiver of any succeeding breach of the same or other covenants, agreements, restrictions or conditions hereof.

13.5 Modifications. Any alteration, change or modification of or to this Agreement, in order to become effective, shall be made by written instrument or endorsement thereon and in each such instance executed on behalf of each party hereto.

13.6 Severability. If any term, provision, condition or covenant of this Agreement or the application thereof to any party or circumstances shall, to any extent, be held invalid or unenforceable, the remainder of this instrument, or the application of such term, provisions, condition or covenant to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforceable to the fullest extent permitted by law.

13.7 Merger. This Agreement and other documents incorporated herein by reference contain the entire understanding between the parties relating to the transaction contemplated hereby and all prior to contemporaneous agreements, understandings, representations and statements, oral or written, are merged herein and shall be of no further force or effect.

13.8 Execution in Counterparts. This Agreement may be executed in several counterparts, and all so executed shall constitute one agreement binding on all parties hereto, notwithstanding that all parties are not signatories to the original or the same counterpart.

13.9 Exhibits. Exhibits A and B attached hereto are incorporated herein by reference.

01248.0012/919634.1 12
IN WITNESS WHEREOF, the parties hereto have executed this Agreement for Purchase and Sale of Real Property and Escrow Instructions as of the date set forth above.

Note: Section 11 need to be separately initialed by the parties.

BUYER: SELLER:
__________________________
Chy Eaton
__________________________
Robert Eaton
Accepted and agreed to:

ESCROW HOLDER:

FIDELITY NATIONAL TITLE COMPANY
By: _________________________
Lisa Furr, Escrow Officer
Dated: ________________, 2023

CITY OF YUBA CITY AS SUCCESSOR
AGENCY
By: _______________________________
Diana Langley, Acting Executive Director
_________________, 2023
ATTEST:
__________________________________
Jackie Sillman, Agency Secretary
APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP
By: ___________________________
Shannon Chaffin, Agency Counsel

01248.0012/919634.1 1

EXHIBIT A

LEGAL DESCRIPTION OF THE PROPERTY
That certain real property in the City of Yuba City, County of Sutter, State of California legally described as follows:

Commencing at the northeast corner of Lot 60, as said lot is shown on that certain map entitled “Plat of Sutter Court”, which map was filed in the Office of the County Recorder of Sutter County, California, on June 14, 1928, in Book of Surveys, Page 69; thence from said point of beginning, south along the west line of said Lot 60, a distance of 52 feet to the southwest corner of said lot; thence easterly along the south line of said Lot 60, a distance of 138 feet, more or less, to the easterly line of Lot 31, as said lot is shown on that certain map entitled, “Map of the Alta Addition of Yuba City, Sutter County, California”, filed in the Office of the County Recorder of Sutter County, California, on September 5, 1906, in Book 1 of Surveys, Page 42; thence from said point run north along the east line of said Lot 31, a distance of 52 feet to a point that is easterly in a direct line from the point of beginning; thence westerly in a direct line to the point of beginning.

01248.0012/919634.1 1

EXHIBIT B

GRANT DEED

FREE RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

Chy Eaton & Robert Eaton
847 Chestnut Street
Yuba City, CA 95991
____________________________________________________________________________

GRANT DEED
FOR VALUABLE CONSIDERATION, the receipt of which is hereby acknowledged, CITY OF YUBA CITY AS SUCCESSOR AGENCY to the former Redevelopment Agency of City of Yuba City, a public agency (“Grantor”), hereby grants to Chy Eaton and Robert Eaton as __________________ (“Grantee”), that certain real property in the City of Yuba City, County of Sutter, State of California, legally described on Exhibit A attached hereto and incorporated herein by reference (“Property”).

IN WITNESS WHEREOF, Grantor has caused this instrument to be executed on its behalf by its respective officers or agents hereunto as of the date below.

GRANTOR:

DATED: _______________, 2023

CITY OF YUBA CITY AS SUCCESSOR
AGENCY to the former Redevelopment
Agency of the City of Yuba City, a public
agency
By: _____________________________
Diana Langley,
Acting Executive Director
ATTEST:
__________________________________
Jackie Sillman, Agency Secretary
APN 052-161-036-000 (Space Above This Line for Recorder’s Office Use Only) THE UNDERSIGNED GRANTOR DECLARES:

Documentary Transfer Tax is: $___
(Exempt from Recording Fee per Gov. Code §6103)
Not to be executed until closing

01248.0012/919634.1 1

EXHIBIT A TO GRANT DEED

LEGAL DESCRIPTION OF PROPERTY
That certain real property in the City of Yuba City, County of Sutter, State of California legally described as follows:

Commencing at the northeast corner of Lot 60, as said lot is shown on that certain map entitled “Plat of Sutter Court”, which map was filed in the Office of the County Recorder of Sutter County, California, on June 14, 1928, in Book of Surveys, Page 69; thence from said point of beginning, south along the west line of said Lot 60, a distance of 52 feet to the southwest corner of said lot; thence easterly along the south line of said Lot 60, a distance of 138 feet, more or less, to the easterly line of Lot 31, as said lot is shown on that certain map entitled, “Map of the Alta Addition of Yuba City, Sutter County, California”, filed in the Office of the County Recorder of Sutter County, California, on September 5, 1906, in Book 1 of Surveys, Page 42; thence from said point run north along the east line of said Lot 31, a distance of 52 feet to a point that is easterly in a direct line from the point of beginning; thence westerly in a direct line to the point of beginning.

01248.0012/919634.1 1

STATE OF CALIFORNIA )
) ss.

COUNTY OF ____________ )
On _________________, 2023 before me, ___________________________, a notary public, personally appeared _______________________________________________ who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.
_________________________________________
Notary Public
SEAL:

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy or validity of that document.

Agenda Item 6

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Public Works Department
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: DWR 2022 Urban Community Drought Relief Grant Award Recommendation: A. Adopt a Resolution authorizing the Public Works and Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant Program for the City-owned Property Turf Replacement Project on behalf of the City
B. Adopt a Resolution authorizing the Public Works and Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant Program for the Commercial Property Turf Replacement Rebate Program on behalf of the City
C. Adopt a Resolution awarding a Professional Services Agreement to Blais & Associates of Little Elm, TX and Irvine, CA for grant management services in the amount of $60,090 plus a contingency of $12,000, with the finding that it is in the best interest of the City
D. Adopt a Resolution authorizing the Finance Director to appropriate $3,415,152 in state grant funds to administer project funding in a new Capital Improvement Program account and authorizing the Finance Director to make necessary supplemental appropriations and related transfers Fiscal Impact: $3,415,152 from CIP expense account no. 951330-65501 (Turf Replacement Grant Project) and the same amount to revenue account no. 507-43432 Purpose:

To accept grant funds from the Department of Water Resources (DWR) for City-owned and commercial businesses to replace non-functional turf.

Council’s Strategic Goal:

This item addresses Council’s Strategic Goals of Business Friendly and Fiscal Responsibility by utilizing alternative funding sources to support the City and commercial businesses in mitigating shortand long-term drought impacts.

Background:

Recent, ongoing, and anticipated droughts across California have required California water suppliers to focus on “Making Water Conservation a California Way of Life.” Subsequently, current and anticipated legislation has restricted “non-functional turf” for Commercial, Industrial, and Institutional (CII) customers, which includes both the City and our commercial water customers. To support and reduce the financial burden of these efforts, DWR has created multiple grant programs for local agencies.

On February 21, 2023, Council authorized staff to apply for the 2022 Urban Community Drought Relief Grant Program. DWR has decided to award the City a total of $3.4 million as follows:
• $2.8 million – City-owned Property Turf Replacement Project • $575,000 – Commercial Property Turf Replacement Rebate Program • $90,000 – Grant Administration
DWR staff also confirmed that the City qualifies for a waiver of the normal 25% local match requirement due to its status as a qualifying Disadvantaged Community.

Analysis:

As part of the February Council action, the City Council adopted Resolutions granting authority to the Public Works Director to execute the necessary documents associated with the grant program; however, DWR has requested that the City modify the Resolutions to reflect the Director’s current full title of “Director of Public Works and Development Services” (Attachments 1 and 2). The updated Resolutions will allow the Public Works and Development Services Director to execute the grant agreement as well as any future documents to move the projects forward and receive the appropriate funding.

Per the draft DWR grant agreement, all turf replacement projects must be completed by June 30, 2026 and state funds will expire on June 30, 2027. Staff proposes the following estimated timeline based on the grant requirements, staff capacity, and project needs:

Timeline Commercial Property Turf
Replacement Rebate Program
City-Owned Property Turf
Replacement Projects
Early 2024 Public outreach and program
implementation
Preliminary design and planning
Mid 2024 Provide guidance and assistance to
commercial property owners as
needed
Complete design, engineering,
environmental documentation
Mid 2024 – Mid
2026
Construction Construction
June 2026 Complete construction Complete construction
Staff recommends contracting the City’s grant consultant, Blais & Associates, to administer the grant in order to best manage the grant funding (Attachment 3). Blais & Associates has provided a proposal for grant management services through June 2026 in the amount of $60,090, a total of 33 months at $1,821/month. Staff also recommends a contingency in the amount of $12,000, for a contract total of $72,090. These services will be funded by the grant under administration costs.

Public Works and Community Services staff will collaborate with a landscape design firm to develop plans for the City-owned turf replacement project at qualifying locations that are also in alignment with City needs and goals. Staff will return to Council for approval of the plans and specifications prior to issuing a bid for construction.

The commercial property turf replacement rebate program will be administered by Public Works Department staff to assist CIIs with the rebate process and ensure compliance with the funding requirements and the City’s direction on water conservation landscape requirements. The proposed rebate is up to $5 per square foot on a first-come, first-served basis. Rebate guidelines for commercial customers will be brought before Council for approval prior to implementation of the program.

Fiscal Impact:

DWR has awarded $3,415,152 to the City (507-43432) to be used for turf replacement for City-owned properties and for commercial turf replacement rebate programs (951330-65501), with no requirement for local match. Staff time will be required for grant administration, which will be billed to the grant as appropriate. A limited term position is proposed to administer the rebate program and manage the cityowned property projects, using funding available through the grant.

Alternatives:

Do not move forward with the grant award and cancel the project.

Recommendation:

A. Adopt a Resolution authorizing the Public Works and Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant Program for the City-owned Property Turf Replacement Project on behalf of the City.

B. Adopt a Resolution authorizing the Public Works and Development Services Director or designee to apply, accept, and execute all documents associated with Department of Water Resources 2022 Urban Community Drought Relief Grant Program for the Commercial Property Turf Replacement Rebate Program on behalf of the City.

C. Adopt a Resolution awarding a Professional Services Agreement to Blais & Associates of Little Elm, TX and Irvine, CA for grant management services in the amount of $60,090 plus a contingency of $12,000, with the finding that it is in the best interest of the City.

D. Adopt a Resolution authorizing the Finance Director to appropriate $3,415,152 in state grant funds to administer project funding in a new Capital Improvement Program account and authorizing the Finance Director to make necessary supplemental appropriations and related transfers.

Attachments:

1. Resolution - City-Owned Property Turf Replacement Project

2. Resolution - Commercial Turf Replacement Rebate Program

3. Resolution - Award Grant Management Services

4. Exhibit 3A - Blais & Associates Proposal

5. Resolution - Finance Director Authority
Prepared By: Submitted By:

Katherine Willis
Environmental Compliance Manager
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

AUTHORIZING GRANT APPLICATION, ACCEPTANCE, AND EXECUTION FOR THE

CITY-OWNED PROPERTY TURF REPLACEMENT PROJECT
WHEREAS, the City of Yuba City proposes to construct the City-owned Property Turf Replacement Project; and
WHEREAS, the City-owned Property Turf Replacement Project is being constructed in response to a drought scenario, as defined by Water Code Section 13198(a), and is intended to:
(1) address immediate impacts on human health and safety; (2) address immediate impacts on fish and wildlife resources; and/or (3) provide water to persons or communities that lose or are threatened with the loss or contamination of water supplies; and WHEREAS, the City of Yuba City has the legal authority and is authorized to enter into a funding agreement with the State of California; and
WHEREAS, the City of Yuba City intends to apply for grant funding from the California Department of Water Resources for the City-owned Property Turf Replacement Project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Yuba City as follows:

1. That pursuant and subject to all of the terms and provisions of Budget Act of 2021, the City of Yuba City Director of Public Works and Development Services or designee is hereby authorized and directed to prepare and file an application for funding with the Department of Water Resources and take such other actions as necessary or appropriate to obtain grant funding.

2. The City of Yuba City Director of Public Works and Development Services or designee is hereby authorized and directed to execute the funding agreement with the Department of Water Resources and any amendments thereto.

3. The City of Yuba City Director of Public Works and Development Services or designee is hereby authorized and directed to submit any required documents, invoices, and reports required to obtain grant funding.

The foregoing resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:
_______________________
Wade Kirchner, Mayor

ATTEST:
_________________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:
____________________________________
Shannon Chaffin, City Attorney

ATTACHMENT 2

RESOLUTION NO. _______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

AUTHORIZING GRANT APPLICATION, ACCEPTANCE, AND EXECUTION FOR THE

COMMERCIAL PROPERTY TURF REPLACEMENT REBATE PROGRAM
WHEREAS, the City of Yuba City proposes to implement the Commercial Property Turf Replacement Rebate Program; and
WHEREAS, the Commercial Property Turf Replacement Rebate Program is being implemented in response to a drought scenario, as defined by Water Code Section 13198(a), and is intended to: (1) address immediate impacts on human health and safety; (2) address immediate impacts on fish and wildlife resources; and/or (3) provide water to persons or communities that lose or are threatened with the loss or contamination of water supplies; and WHEREAS, the City of Yuba City has the legal authority and is authorized to enter into a funding agreement with the State of California; and
WHEREAS, the City of Yuba City intends to apply for grant funding from the California Department of Water Resources for the Commercial Property Turf Replacement Rebate Program Project.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Yuba City as follows:

1. That pursuant and subject to all of the terms and provisions of Budget Act of 2021, the City of Yuba City Director of Public Works and Development Services or designee is hereby authorized and directed to prepare and file an application for funding with the Department of Water Resources and take such other actions as necessary or appropriate to obtain grant funding.

2. The City of Yuba City Director of Public Works and Development Services or designee is hereby authorized and directed to execute the funding agreement with the Department of Water Resources and any amendments thereto.

3. The City of Yuba City Public Works Director or designee is hereby authorized and directed to submit any required documents, invoices, and reports required to obtain grant funding.

The foregoing resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:
_______________________
Wade Kirchner, Mayor

ATTEST:
_________________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:
____________________________________
Shannon Chaffin, City Attorney

ATTACHMENT 3

RESOLUTION NO. _________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

AUTHORIZING THE PUBLIC WORKS AND DEVELOPMENT SERVICES DIRECTOR TO

EXECUTE A PROFESSIONAL SERVICES AGREEMENT WITH BLAIS & ASSOCIATES OF

LITTLE ELM, TX AND IRVINE, CA FOR GRANT MANAGEMENT SERVICES IN THE AMOUNT OF $60,090 PLUS A CONTINGENCY OF $12,000
WHEREAS, the City of Yuba City provides treated water to a population of approximately 70,000 residents, businesses, and industrial facilities; and WHEREAS, recent, ongoing, and anticipated droughts across California have required California water suppliers to focus on “Making Water Conservation a California Way of Life,” and WHEREAS, California Department of Water Resources has awarded 2022 Urban Community Drought Relief Grant Program funding in the amount of $3.4 million for turf replacement projects including City-owned properties and commercial properties, including allocations for grant administration and project administration, and WHEREAS, the City Council approved Blais & Associates of Little Elm, TX and Irvine, CA as the City’s Fiscal Year 23/24 grant monitoring and support services consultant at the City Council meeting of June 20, 2023; and
WHEREAS, City Public Works Department staff has reviewed Blais & Associates’ proposal and determined it to be fair, reasonable, and appropriate for grant management services for the 2022 Urban Community Drought Relief Grant Program-funded projects; and WHEREAS, the City desires to award a contract for grant management services to Blais & Associates of Little Elm, TX and Irvine, CA in the amount of $60,090 plus a contingency of $12,000.

NOW, THEREFORE, be it resolved by the City Council of Yuba City as follows:

1. The Recitals are incorporated herein as if set forth in full.

2. The City Council finds that the Blais & Associates proposal is fair, reasonable, and appropriate for grant management services for the 2022 Urban Community Drought Relief Grant Program-funded projects.

3. The City Council hereby awards to Blais & Associates of Little Elm, TX and Irvine, CA, an agreement for grant management and related services and finds that the award is in the best interest of the City. The City Council authorizes the City Manager, or designee, to enter into the agreement in the amount of $60,090 plus a contingency of $12,000 with Blais & Associates for grant management services consistent with the terms of this Resolution and the material terms of the Grant Management Quote attached hereto, and subject to approval of the agreement as to legal form by the City Attorney. The award shall be contingent upon the City receiving the grant funding.

4. This Resolution shall take effect immediately.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

Wade Kirchner, Mayor
ATTEST:

Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit:

A. Blais & Associates Proposal

EXHIBIT 3A

Quote Prepared By:

Janet M. Musolf
330-301-3184
[email protected]
www.blaisassoc.com
Client Name
Client Contact(s)
Grant Program / Funding Agency
Project Name
Date Prepared
Grant Award Amount
Other Funds (in-kind and cash match)
Grant Management Cost
Performance Period for B&A Grant Management Services
Performance Period of Grant
Grant Agreement No.
$60,090
$0
$0
$60,090
Financial Reports, Quarterly Performance Reports, Project Completion Reports, and Grant Completion Report. 1) Collect backup and support documentation to complete Financial Reports and Quarterly Performance Reports (submit as draft first and then as final).
2) Complete funding drawdown requests in GRanTS portal. 3) Assist client with development and submission of Project Completion Reports (submit as draft first and then as final). A Completion Report is due for each component of the Project and must contain an Executive Summary, Reports and/or Products, Cost & Disposition of Funds, and any other pertinent additional information. This grant contains two projects. 4) Assist client with development and submission of Grant Completion Report (submit as draft first and then as final).

City of Yuba City
Katherine Willis, Environmental Compliance Manager
California Department of Water Resources
Urban Community Drought Relief Grant
City-Owned Property Turf Replacement Project and
Commercial Property Turf Replacement Rebate Program
(Draft: 46000XXXXX)
July 1, 2022 through March 31, 2026
$3,415,152
$30,000
$60,090
Activity
August 17, 2023
October 2023 through June 2026 (33 months)

GRAND TOTAL
Direct Costs (charged at cost, no mark-up)

SUBTOTAL

SUBTOTAL
None.

Grant Management Quote
General Grant and Project Management.
1) Interim check-in calls to assess project progress, answer questions, liaison with funding agency, as needed. 2) Assistance to client to ensure grant compliance/regulatory requirements are followed. 3) Budget and scope amendments, troubleshooting, and attending to any unexpected issues regarding grant and project management.

File Maintenance, Organization, Retention, Grant Management Software (BGAPS).

Includes:
1) Review of grant application, post-award documents, and other pertinent information related to grant award. 2) Review of Grant Agreement to understand compliance requirements and required project deliverable deadlines. 3) Maintaining files and documentation to withstand a federal, state, and/or Single Audit. 4) Maintaining grant, grant compliance, and document project schedule and scope of work using the Blais Grant and Project Management Solutions system (proprietary software system that can be shared with Client for viewing, reports, filing data, and documenting call and email notes, etc.).
5) Updating and maintaining BGAPS throughout the life of the project. 6) Includes a one-time set up fee to input all data into BGAPS which will maintain the grant and project in a Cloud-based sharing software system that the Client can view for the life of the project and throughout the required retention period.

City of Yuba City:

DWR Turf Replacement Project 8/17/2023 1 of 2

Quote Prepared By:

Janet M. Musolf
330-301-3184
[email protected]
www.blaisassoc.com
Signature Approving Costs and Authorizing Notice to Proceed Date Printed Name
Please note that this quote is fixed fee for service based on current conditions and understandings. Many factors may change during the development of a project, including Client requests, that may increase the amount of work required to successfully perform services. During the course of work, if there is a material change in scope, B&A will notify the point of contact and mutually agree to a change order or discuss alternatives.
1) To best serve you, B&A has reserved staff time for this project until the response date requested in the transmittal e-mail. 2) The rates quoted above are based on the assumption that the project will be completed by the original due date listed. In the event of a project extension beyond the current due date, B&A reserves the right to adjust rates for work beyond the original due date.

Notes and Assumptions
3) This quote is for 33 months of grant management services to help Client with the set-up of files, organization, grant compliance, and project management as it relates to schedule and budget. If services are needed beyond 33 months of service a grant management change order will be requested from the Client for review and approval. 4) Project management is the responsibility of the Client. B&A will help ensure compliance with grant/awarding agency rules and regulations but completion of the grant-funded project is the responsibility of the Client.

City of Yuba City:

DWR Turf Replacement Project 8/17/2023 2 of 2

ATTACHMENT 4

RESOLUTION NO. _________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY AUTHORIZING THE FINANCE DIRECTOR TO APPROPRIATE $3,415,152 IN STATE GRANT FUNDS TO

ADMINISTER PROJECT FUNDING IN A NEW CAPITAL IMPROVEMENT PROGRAM

ACCOUNT AND AUTHORIZING THE FINANCE DIRECTOR TO MAKE NECESSARY

SUPPLEMENTAL APPROPRIATIONS AND RELATED TRANSFERS
WHEREAS, California Department of Water Resources has awarded 2022 Urban Community Drought Relief Grant Program funding in the amount of $3,415,152 for turf replacement projects including City-owned properties and commercial properties, including allocations for grant administration and project administration, and WHEREAS, the City desires to accept the award of $3,415,152 for turf replacement projects on City-owned properties and commercial properties, NOW, THEREFORE, be it resolved by the City Council of Yuba City as follows:

1. The City Council authorizes the Finance Director to appropriate $3,415,152 in state grant funds to administer project funding in a new Capital Improvement Program account.

2. The City Council authorizes the Finance Director to make necessary supplemental appropriations and related transfers.

3. This Resolution shall take effect immediately.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

Wade Kirchner, Mayor
ATTEST:

Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

Agenda Item 7

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Public Works Department
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: Easement Purchase for the Wastewater Treatment Facility Effluent Discharge Outfall Diffuser Project – Yoshimi Yokohari Revocable Trust Recommendation: Adopt a Resolution approving an Agreement for Purchase and Sale of Fee Interest and Easements, Pipeline Easement Agreement, Right of Entry/Temporary Construction Easement Agreement, and Grant Deed for the Wastewater Outfall Diffuser Project between Garden Highway and the Feather River west levee approximately 2,600 feet south of Barry Road (APN 23-180- 006)
Fiscal Impact: $106,892 – Account No. 981156 (New Outfall and River Levee Crossing Replacement)
Purpose:

To obtain the necessary right of way that will facilitate construction of the Wastewater Treatment Facility Outfall and Diffuser Project.

Council’s Strategic Goal:

This project addresses the City Council’s Strategic Goal of improving the City’s infrastructure.

Background:

The City of Yuba City Wastewater Treatment Facility (WWTF) treats wastewater from the City’s collection system and disposes of the treated effluent. Operation of the WWTF and discharge of treated effluent to the Feather River is regulated by the Central Valley Regional Water Quality Control Board (CVRWQCB) through amended Order No. R5-2019-0017-01 and National Pollution Discharge Elimination System (NPDES) Permit No. CA0079260 (WWTF Permit).

Historically, the WWTF has had two options to dispose of treated effluent: (1) discharge directly into the Feather River via an outfall diffuser pipe located upstream of Shanghai Falls; or (2) discharge into percolation/evaporation ponds located on the east side of the main river channel just downstream of Shanghai Falls (Attachment 2). Use of the outfall diffuser pipe is only permitted whenever river depths are sufficient to allow the treated effluent to adequately mix with river water to meet NPDES permit dilution requirements.

In 2011, the bed of the Feather River scoured in close proximity to the existing outfall diffuser pipe, cutting a deep channel to the east. This redirected a large portion of the river flow to the newly formed channel, leaving the outfall diffuser pipe exposed under normal river flows. The outfall diffuser pipe is currently unavailable for use at river flows of less than approximately 10,000 cubic feet per second (cfs), effectively rendering it unable to meet permit requirements except during substantial flood events.

Currently, the City’s only option to reliably discharge treated effluent has been to the effluent disposal ponds. These ponds are limited in capacity for continuous use and require routine monitoring and maintenance. Additionally, the ponds are vulnerable to damage during times of high water and can subsequently become unavailable to use for an extended period of time.

Since the scour event in 2011, the City has actively been studying potential replacement options for the outfall diffuser pipe, including assessment studies performed by the City’s consultant, Environmental Science Associates, in 2013 and 2017, and CH2M Hill Engineers (now Jacobs) since 2018.

Analysis:

Jacobs has completed the final design for a new Outfall Pipeline, pending receipt of several State and federal permits that are in various stages of regulatory review. The new Outfall Pipeline will cross the Feather River west levee approximately 2,600 feet south of Barry Road in Sutter County, traversing an existing walnut orchard owned by the Yoshimi Yokohari Revocable Trust (Yokohari) (see Attachment 1). The City needs to acquire from Yokohari a fee interest in the property for a vacuum primer system building, a non-exclusive easement for the new Outfall Pipeline, and a temporary construction easement to provide staging for the contractor during construction.

Jacobs subcontracted with a professional right-of-way acquisition firm, Bender Rosenthal of Sacramento, to perform an appraisal and negotiate the terms of the property and easement acquisitions. The Seller has agreed to the terms and conditions, including a purchase price equal to the appraised value determined by Bender Rosenthal. The City will gain right of entry for a period of 48 months upon depositing funds into escrow.

Staff is recommending Council adopt a Resolution to authorize the Mayor to sign an Agreement for Purchase and Sale of Fee Interest and Easements, a Pipeline Easement Agreement, Right of Entry/Temporary Construction Easement Agreement, and Grant Deed to facilitate the acquisition from Yokohari.

Fiscal Impact:

The total purchase price of the acquisitions is $105,200, including the fee interest acquisition, the nonexclusive easement acquisition, the temporary construction easement acquisition, the orchard improvements purchase, and the cost to cure damages to the existing irrigation system for the orchard.

Escrow and title fees total approximately $1,700. There will be minimal staff time involved in executing and recording the easement acquisition documents. Staff recommends utilizing Capital Improvement Program Account No. 1156 (New Outfall/River Levee Crossing). There is approximately $120,000 available in this account.

Staff will return to Council at a later date to authorize any necessary supplemental appropriations or budget transfers upon receipt of a State Revolving Fund loan finance agreement for the project.

Alternatives:

Do not authorize this acquisition until the finance agreement has been received or other construction

funding has been secured. It is unknown how delaying the acquisition might impact the final terms and conditions.

Recommendation:

Adopt a Resolution approving an Agreement for Purchase and Sale of Fee Interest and Easements, Pipeline Easement Agreement, Right of Entry/Temporary Construction Easement Agreement, and Grant Deed for the Wastewater Outfall Diffuser Project between Garden Highway and the Feather River west levee approximately 2,600 feet south of Barry Road (APN 23-180-006).

Attachments:

1. Resolution - WWTF Outfall Diffuser Easement Acquisition-Yokohari with Exhibits A-D

2. New Outfall - Location Map
Prepared By: Submitted By:

Kevin Bradford
Deputy Public Works Director – Engineering
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO. _________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

AUTHORIZING THE MAYOR TO EXECUTE AN AGREEMENT FOR PURCHASE AND SALE

OF FEE INTEREST AND EASEMENTS, PIPELINE EASEMENT AGREEMENT, RIGHT OF

ENTRY/TEMPORARY CONSTRUCTION EASEMENT, AND GRANT DEED WITH THE

YOSHIMI YOKOHARI REVOCABLE TRUST FOR THE WASTEWATER OUTFALL DIFFUSER

PROJECT BETWEEN GARDEN HIGHWAY AND THE FEATHER RIVER WEST LEVEE APPROXIMATELY 2,600 FEET SOUTH OF BARRY ROAD
WHEREAS, the City, through its consultant contract with CH2M Hill Engineers Inc., now a Jacobs Engineering Group, Inc. company (Jacobs), has completed the final design for its Wastewater Treatment Facility Effluent Outfall Diffuser Relocation Project (Project); and WHEREAS, the final design of the Project requires a new pipeline to be installed crossing the Feather River west levee approximately 2,600 feet south of Barry Road in Sutter County; and WHEREAS, the Yoshimi Yokohari Revocable Trust (Yokohari) is the fee owner of certain real property that Project facilities must be located and that Project pipeline must cross; and WHEREAS, the City desires to acquire a fee interest, a non-exclusive easement, and a temporary construction easement for installation of the Project facilities, pipeline and related appurtenances across of portion of that property owned by Yokohari; and WHEREAS, Yokohari is willing to sell to City the desired fee interest and easements for a purchase price of One Hundred Five Thousand, Two Hundred Dollars ($105,200.00).

NOW, THEREFORE, the City Council of the City of Yuba City resolves as follows:

1. The City Council of the City of Yuba City authorizes the Mayor to execute an Agreement for Purchase and Sale of Fee Interest and Easements, Pipeline Easement Agreement, Right of Entry/Temporary Construction Easement Agreement, and Grant Deed with the Yoshimi Yokohari Revocable Trust for the Wastewater Outfall Diffuser Project between Garden Highway and the Feather River west levee approximately 2,600 feet south of Barry Road.

The foregoing resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:
_____________________________
Wade Kirchner, Mayor
ATTEST:

Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit “A” – Agreement for Purchase and Sale of Fee Interest and Easements Exhibit “B” – Pipeline Easement Agreement
Exhibit “C” – Right of Entry/Temporary Construction Easement Agreement Exhibit “D” – Grant Deed

EXHIBIT A

EXHIBIT B

EXHIBIT C

EXHIBIT D

ATTACHMENT 2

LOCATION MAP
Wastewater Treatment Facility
Outfall and Diffuser Project

Agenda Item 8

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Public Works Department
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: Anneka Lane Sewer Replacement Project
Recommendation: Adopt a Resolution awarding a construction contract to Santos Excavating, Inc., of Chico, CA in the amount of their total bid of $267,676.00 and authorizing the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney
Fiscal Impact: $334,595.00 – CIP Account No. 1104 (Recurring Collection or Rehabilitation System Projects)
$267,676.00 - Contract Award Amount
$53,535.20 - (20%) Construction Contingency
$13,383.80 - (5%) City Administration
Purpose:

To maintain the City’s wastewater collection system operational effectiveness through proactive rehabilitation and major maintenance.

Council’s Strategic Goal:

This project addresses the City Council's Strategic Goal of improving the City's Infrastructure.

Background:

The existing wastewater collection system in Yuba City is aging. In some cases, pipelines are beyond their service life and at or near failure. In an ongoing effort to replace failing sewer pipelines, a list of priority locations has been developed. This list combines pipeline segments highlighted on the 2020 Wastewater Master Plan and pipeline segments actively monitored by the City’s maintenance crews.

Public Works maintenance crews utilize a Closed-Circuit Television (CCTV) truck to perform Television Inspections (TVI) of pipelines. Prior to performing TVI, the pipeline is cleaned via a process known as Hydrocleaning which uses highly pressurized air and water jets to spray the pipe interior to remove debris.

Through ongoing maintenance of the sewer pipeline on Anneka Lane, Public Works Staff discovered the existing Vitrified Clay Pipe (VCP) segment contains large sections of pipe that are missing, cracked, sagging, and/or deteriorated to a point that further maintenance activity is impossible.

The proposed project would replace approximately 340 linear feet (LF) of VCP sewer pipe on Anneka Lane and install new manholes where appropriate.

Analysis:

The Anneka Lane Sewer Replacement Project was advertised for bids beginning August 16, 2023. Plans and specifications were posted on publicpurchase.com and provided to local builder/contractor exchanges.

On September 6, 2023, four (4) bids were received and opened by the City Clerk. A list of the bids received and the Engineer’s Estimate are shown below.

Company Total Bid
Santos Excavating, Inc. $267,676.00
Newland Entities, Inc. $311,005.00
R&R Horn Contractors, Inc. $323,714.00
Mitchell Johnson Construction, Inc. $571,839.00

Engineer’s Estimate $355,000.00
Santos Excavating, Inc. is the low, responsible, and responsive bidder.

The City’s Public Works Department will perform construction management and inspection.

Fiscal Impact:

The estimated total project cost is approximately $334,595.00 which consists of the following components:

Construction Contract $267,676.00
Construction Contingency (20%) $53,535.20
City Administration (5%) $13,383.80

Total $334,595.00
Staff is proposing a 20% construction contingency ($53,535.20) to account for unforeseen construction conditions related to performing underground excavations.

The project will be funded through CIP Account No. 1104 (Recurring Collection or Rehabilitation System Projects). There is approximately $807,000 in this account.

Environmental:

On July 18, 2023 City Council adopted a California Environmental Quality Act (CEQA) Class 1 Categorical Exemption. There has not been any substantial new information acquired nor changes to the project since it was evaluated, and no further evaluation for this portion of the project is required under CEQA.

Alternatives:

Reject the bids and delay/cancel the project.

Recommendation:

Adopt a Resolution awarding a construction contract to Santos Excavating, Inc., of Chico, CA in the amount of their total bid of $267,676.00 and authorizing the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney.

Attachments:

1. Resolution - Anneka Sewer Replacement with Exhibit A (Draft) Agreement - Contract No. 23-06

Prepared By: Submitted By:

Nick Menezes
Assistant Engineer
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO. _________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY AWARDING A CONSTRUCTION CONTRACT TO SANTOS EXCAVATING, INC. IN THE AMOUNT OF THEIR TOTAL BID OF $267,676.00 (ANNEKA LANE SEWER REPLACEMENT

PROJECT)
WHEREAS, the City of Yuba City (City) advertised for bids for the City’s Anneka Lane Sewer Replacement Project (Project); and,
WHEREAS, in response to the advertisement, the City received four (4) bids for the Project in the following bid amounts:

Santos Excavating, Inc. $267,676.00
Newland Entities, Inc. $311,005.00
R&R Horn Contractors, Inc. $323,714.00
Mitchell Johnson Construction, Inc. $571,839.00; and
WHEREAS, the City Public Works Department reviewed the four (4) bids, and examined Santos Excavating, Inc. and its bid response, found it to be both the lowest qualified responsive and responsible bidder, and has recommended it for award of this project; and,
WHEREAS, the City desires to award the bid to Santos Excavating, Inc. of Chico, CA and enter into an agreement with Santos Excavating, Inc. to construct the Project; and,
NOW, THEREFORE, be it resolved by the City Council of Yuba City as follows:

1. The City Council of the City of Yuba City does hereby accept the four (4) bids received as noted above, finds that Santos Excavating, Inc. is the lowest responsive and responsible bidder, and awards the construction contract to Santos Excavating, Inc. in the total amount bid of $267,676.00 for the Anneka Lane Sewer Replacement Project. Said contract agreement shall substantially comply with the terms and conditions presented in the draft agreement attached to this Resolution, shall be subjected to review and approval as to legal form by the City Attorney, and the City Manager shall be authorized to execute the same on behalf of the City of Yuba City.

2. The City Council adopted a Class 1 Categorical Exemption under CEQA Guidelines Section 15301. There has not been any substantial new information acquired nor changes to the project since it was evaluated, and no further evaluation for this portion of the project is required under CEQA.

The foregoing resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

Wade Kirchner, Mayor
ATTEST:

Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit(s):

A. (Draft) Agreement – Contract No. 23-06

EXHIBIT A

CITY OF YUBA CITY

PUBLIC WORKS DEPARTMENT

CONTRACT AGREEMENT

ANNEKA LANE SEWER REPLACEMENT PROJECT
CONTRACT NO. 23-06
THIS AGREEMENT, made and concluded this ____ day of _________________ 20___, between the City of Yuba City, party of the first part, and ________________, Contractor, party of the second part.

ARTICLE I. – WITNESSETH, that for and in consideration of the payments and agreements hereinafter mentioned to be made and performed by the said party of the first part under the conditions expressed in the two bonds bearing even date with these presents and hereunto annexed, the said party of the second part agrees with the said party of the first part, at his own proper cost and expense, to do all the work and furnish all the materials, except such as are mentioned in the specifications to be furnished by said party of the first part, necessary to construct and complete in a good, workmanlike and substantial manner and to the satisfaction of the Public Works Department, construction on various roads, all in accordance with the Special Provisions hereto annexed and also in accordance with the Standard Specifications of the State of California Department of Transportation dated 2018, the Standard Plans dated 2018, the “Labor Surcharge” and “Equipment Rental Rates” in effect on the date the work is accomplished, and the “General Prevailing Wage Rates” of the State of California Department of Transportation, which said Special Provisions, Standard Plans, Standard Specifications are hereby specially referred to and by such reference made a part hereof.

The Special Provisions and the project plans for the work to be done are entitled:

ANNEKA LANE SEWER REPLACEMENT PROJECT
Which are hereby made part of this contract.

ARTICLE II. – The said Contractor agrees to receive and accept the following prices as full compensation for furnishing all materials and for doing all the work contemplated and embraced in this Agreement; also for all loss or damage arising out of the nature of the work aforesaid, or from the action of the elements, or from any unforeseen difficulties or obstructions which may arise or be encountered in the prosecution of the work until its acceptance by the City of Yuba City and for all risks of every description connected with the work; also for all expenses incurred by or in consequence of the suspension or discontinuance of work and for well and faithfully completing the work, and the whole thereof, in the manner and according to the plans and specifications and the requirements of the Engineer under them, to wit.

ARTICLE III. – The said party of the first part hereby promises and agrees with the said Contractor to employ, and does hereby employ, the said Contractor to provide the materials and to do the work according to the terms and conditions herein contained and

referred to, for the prices hereinafter set forth, and hereby contracts to pay the same at the time, in the manner and upon the conditions above set forth; and the said parties for themselves, their heirs, executors, administrators, successors and assigns, do hereby agree to the full performance of the covenants herein contained.

ARTICLE IV. – By my signature hereunder, as Contractor, I certify that I am aware of the provisions of Section 3700 of the Labor Code which requires every employer to be insured against liability for Workers Compensation or to undertake self-insurance in accordance with the provisions of that Code, and I will comply with such provisions before commencing the performance of the work of this contract.

ARTICLE V. – It is further expressly agreed by and between the parties hereto that should there be any conflict between the terms of this instrument and the bid or proposal of said Contractor, then this instrument shall control and nothing herein shall be considered as an acceptance of the said terms of said proposal conflicting herewith.

ARTICLE VI. – The City of Yuba City hereby employs Contractor to provide material and to do the work according to the terms and conditions herein contained and referred to for the following prices to be paid at the time, in the manner and upon the conditions hereinafter set forth.

ARTICLE VII. – The improvement contemplated in the performance of this contract is an improvement over which the City of Yuba City shall exercise general supervision.

ARTICLE VIII. – The statement of prevailing wages appearing in the General Prevailing Wage Rates is hereby specifically referred to and by this reference is made a part of this contract. It is further expressly agreed, by and between the terms of this instrument and the bid or proposal of said Contractor, that this instrument shall control and nothing herein shall be considered as an acceptance of the said terms of said proposal conflicting herewith.

ANNEKA LANE SEWER REPLACEMENT PROJECT
CONTRACT NO. 23-06
Item
No. Item Description Estimated Quantity Unit Unit Price ($/Unit) Amount
($)
1 Mobilization/Demobilization 1 LS $35,000.00 $35,000.00 2 Traffic Control 1 LS $30,000.00 $30,000.00
3 Abandon Existing 8” Concrete Pipe
(Includes Concrete Plugs)
1 LS $1,000.00 $1,000.00
4 8-Inch VCP or SDR-26 Sanitary Sewer
(Furnish & Install)
342 LF $192.00 $65,664.00

5 4-Inch Sanitary Sewer Lateral (Includes
extensions and connection to proposed 8-
inch pipeline)
8 EA $3,200.00 $25,600.00
6 Sanitary Sewer Manhole (Includes inside
drops and reconnections as required)
2 EA $32,150.00 $64,300.00
7 Manhole Bench & Channel Reconstruction
(Existing Manhole on Anneka lane)
1 LS $1,500.00 $1,500.00
8 Type A Trench Restoration 342 LF $33.50 $11,457.00
9 2” Road Inlay (Includes 2-inch grinding) 3,230 SF $8.50 $27,455.00 10 Sewer Flow Control 1 LS $500.00 $500.00
11 Postconstruction CCTV 1 LS $5,200.00 $5,200.00
Total Bid =

276,676.00
Approved as to legal form:

City Attorney
City of Yuba City

CITY OF YUBA CITY

Diana Langley
City Manager

Date

CONTRACTOR

Company Name
By and Title (signature)
Date
By and Title (printed)

Address

Telephone Number

Agenda Item 9

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Ciara Wakefield, City Clerk Administrator Summary
Subject: Establishing Rules and Regulations for the Use of the City Seal, City Logo, and City Council Pins
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City establishing rules and regulations for the use of the City Seal, City Logo, and City Council Pins, by title only and waive the second reading
Fiscal Impact: None
Purpose:

To establish rules and regulations for the use of the City Seal, City Logos, and City Council Pins, to ensure they are used only as authorized in appropriate circumstances, and to safeguard against use that may be deceptive, misleading, or fraudulent.

Council's Strategic Goal:

While this Ordinance does not directly speak to Council's Strategic Goals, establishing and protecting the City brand is critical and is important to the City Council.

Background:

The City Seal is used as an official symbol to mark, authenticate and confirm City Government business.

Logos, and Council Pins are key elements used to identify City officials and/or City sponsored events.

Because these marks represent the City, it is essential that authorized use is defined and limited.

Analysis:

Although the City of Yuba City has worked hard over the years to maintain a solid brand image, no formal rules and regulations have been incorporated into the Municipal Code. Establishing guidelines regarding the use of the City Logo/Seal/Pins are key to maintaining a consistent brand identity and outline clear a path should they be used fraudulently.

The proposed Ordinance is intended to provide clarity and encourage compliance in order to preserve the integrity of the City brand and reputation. Below are the rules and regulations outlined for use of the City Seal, City Logo, and City Council Pins:

(a) The City Clerk has charge of the City seal and City logos, and will affix the City seal to all certificates and documents as may be required by law, by the code, or by ordinance of the City. (b) All other uses of the City seal, City logos, and other City logos are restricted to official City business and such other appropriate uses that further the operation of the City as may be authorized as otherwise specifically permitted in this code or City policy. (c) Except where authorized by law, no person may make or use the City seal, City logos, and other City logos, or any cut, facsimile, or reproduction thereof, or to make or use any seal, logo, or any design which is an imitation of, in the design of, or which may be mistaken for the City seal, City logos, or other City logos, or the design, without the written authorization of the City Manager or the City Manager's designee, and consistent with any adopted City policy. (d) City officials, City employees, and members of the City Council, and members of the City boards and commissions, may use stationery, printed materials and other articles with the City logos, or facsimiles of the City logos, and other City logos while acting within the scope of their office or employment or City elected or appointed position.
(e) No person, including any elected officer of the City, may use the City seal or City logos, in any correspondence or other materials distributed in favor of or against any ballot measure, as part of any political campaign, or in favor of or against any candidate for public office. (f) City logos may be requested to be used by outside entities or agencies for events co-hosted or supported by the City consistent with adopted guidelines approved by resolution. (g) The City Council pin depicted above shall be worn only by current and former members of the City Council, who were presented the pin while in office, to recognize and identify their active service, and may be worn at any time. Notwithstanding, the Council may adopt guidelines by resolution to provide for use of the City Council pin by former members of the Council on ceremonial and other specified occasions. Additionally, nothing herein shall preclude the use of a City Council pin by its original creator or other person who may be authorized by law.

It shall be unlawful for any person to make or use the City seal, City logos, or City Council pin deceptively, fraudulently, or without express written permission from the City. Unauthorized use of the City seal, City logos, or City Council pin is guilty of a misdemeanor. Such unauthorized use is also declared a public nuisance and the City can abate or enjoin such use pursuant to this code.

Fiscal Impact:

None
Alternatives:

1. City Council may request that staff modify the terms of authorized logo/seal/pin use.

2. City Council may request that staff modify the violations and/or penalties for unauthorized use.

3. City Council may choose to take no action.

Recommendation:

Adopt an Ordinance of the City Council of the City of Yuba City establishing rules and regulations for the use of the City Seal, City Logo, and City Council Pins, by title only and waive the second reading.

Attachments:

1. DRAFT - Ordinance for Use of City Seal 09.05.23
Prepared By: Submitted By:

Ciara Wakefield
City Clerk Administrator
Diana Langley
City Manager

ATTACHMENT 1

ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA

CITY, CALIFORNIA, ESTABLISHING RULES AND

REGULATIONS FOR THE USE OF THE CITY SEAL, CITY LOGO,

AND CITY COUNCIL PINS
WHEREAS, the City Council desires to establish rules and regulations for the use of the City Seal, City Logo, and City Council Pins, to ensure they are used only as authorized in appropriate circumstances, and to ensure that unauthorized, deceptive, misleading, or fraudulent use is prohibited.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUBA CITY DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. That Chapter 4 of Title 2 of the Yuba City Municipal Code is hereby added to read in its entirety as follows:

Chapter 4. - CITY SEAL, CITY LOGOS, and CITY COUNCIL PINS Sec. 2-4.01 Purpose and Objectives.

The purpose of this chapter is to establish rules and regulations for the use of the City seal, City logos, and City Council pins, to ensure they are used only as authorized in appropriate circumstances, and to ensure that they are not used in a way that may be deceptive, misleading, or fraudulent.

Sec. 2-4.02 City Seal.

The City seal above, is property of the City and hereby officially adopted by City Council; all prior seal(s) are no longer in effect as of the effective date of this ordinance. An official digital copy of the City seal is on file with the City Clerk.

Sec. 2-4.02 City Logo.

The City may adopt City logos by resolution from time to time. Any official digital copy of the adopted City logos is on file with the City Clerk.

Sec. 2-4.03 City Council Pins.

The City Council pins, both for members of the Council and mayor, have been created and donated to the City for its use. An official digital copy of the adopted City Council pin is on file with the City Clerk. The City may adopt other City Council pins by resolution from time to time.

Sec. 2-4.04 Use of City Seal, City Logo, or City Council Pin. (a) The City Clerk has charge of the City seal and City logos, and will affix the City seal to all certificates and documents as may be required by law, by the code, or by ordinance of the City.
(b) All other uses of the City seal, City logos, and other City logos are restricted to official City business and such other appropriate uses that further the operations of the City as may be authorized as otherwise specifically permitted in this code or City policy.
(c) Except where authorized by law, no person may make or use the City seal, City logos, and other City logos, or any cut, facsimile, or reproduction thereof, or to make or use any seal, logo, or any design which is an imitation of, in the design of, or which may be mistaken for the City seal, City logos, or other City logos, or the design, without the written authorization of the City Manager or the City Manager's designee, and consistent with any adopted City policy.
(d) City officials, City employees, and members of the City Council, and members of the City boards and commissions, may use stationery, printed materials and other articles with the City logos, or facsimile of the City logos, and other City logos while acting within the scope of their office or employment or City elected or appointed position.
(e) No person, including any elected officer of the City, may use the City seal or City logos, in any correspondence or other materials distributed in favor of or against any ballot measure, as part of any political campaign, or in favor of or against any candidate for public office.
(f) City logos may be requested to be used by outside entities or agencies for events co-hosted or supported by the City consistent with adopted guidelines approved by resolution.
(g)
The City Council pin depicted above shall be worn only by current and former members of the City Council, who were presented the pin while in office, to recognize and identify their active service, and may be worn at any time.

Notwithstanding, the Council may adopt guidelines by resolution to provide for use of the City Council pin by former members of the Council on ceremonial and other specified occasions. Additionally, nothing herein shall preclude the use of a City Council pin by its original creator or other person who may be authorized by law.

Sec. 2-4.05 Violations; Penalty.

It shall be unlawful for any person to make or use the City seal, City logos, or City Council pin deceptively, fraudulently, or without express written permission from the City. Unauthorized use of the City seal, City logos, or City Council pin is guilty of a misdemeanor. Such unauthorized use is also declared a public nuisance and the City can abate or enjoin such use pursuant to this code.

SECTION 2. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.

SECTION 3. Effective Date and Publication. This ordinance shall take effect 30 days after its adoption. The City Clerk, or duly appointed deputy, shall attest to the adoption of this Ordinance and shall cause this Ordinance to be posted in the manner required by law.

Introduced and read at a regular meeting of the City Council of the City of Yuba City on the 5th day of September, 2023, and passed and adopted at a regular meeting held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________
Wade Kirchner, Mayor
City of Yuba City
ATTEST:
__________________________
Ciara Wakefield, Deputy City Clerk
APPROVED AS TO FORM:
___________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

Agenda Item 10

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Community Services Department
Presentation By: Ann Gillen, Community Services Director Summary
Subject: Shanghai Garden Park Playground Equipment
Recommendation: Receive options for the playground equipment at Shanghai Garden Park and provide direction to staff
Fiscal Impact: The fiscal impact ranges from no impact up to $260,000, depending on Council direction. There is currently approximately $260,000 available, broken down as follows:
$130,000 - Account No. 1222 (Annual Playground Replacement) $25,000 - Account No. 5115-63690 (Special O&M - Playground) $105,000 - Funds remaining from Didar S. Bains Park
Purpose:

To maintain and enhance the City’s quality of life through safe parks and promote healthy opportunities for residents of all ages.

Council's Strategic Goal:

Improving infrastructure, and improving the quality of life for our community.

Background:

As part of the comprehensive operation and maintenance of the City’s recreation facilities, staff routinely inspect and evaluate the safety and functionality of the equipment at each of the City’s 16 parks that have play structures. Recommendation for equipment replacement is based on age, condition, industry standards, and regulatory compliance. The playground equipment at Shanghai Garden Park has been identified for replacement based on these areas of evaluation. The lifespan of play equipment is typically 15-20 years. The Shanghai Garden Park playground is currently 24 years old. However, there are currently not sufficient funds programmed to replace the equipment.

At the August 15, 2023 City Council Meeting, two residents from the Shanghai Park neighborhood spoke about how multiple pieces of playground equipment are damaged, worn out and are unsafe.

Staff was directed to develop options and bring them to Council for consideration.

Analysis:

Staff inspected and evaluated the playground equipment at Shanghai Garden Park in order to identify the current safety and risk factors. Based on the extent of damage, staff came up with options to provide a safer environment for the residents utilizing the equipment.

Option #1:

Remove the children aged 5-12 playset, which has the most significant issues. Refurbish the children aged 2-5 playset and leave swing bays, as they are in operable condition. Program funds as available to replace both playsets.

Option #2:

Use existing funds from the annual playground replacement account ($130,000) to order and replace the most worn playground parts. This will extend the life of the children aged 5-12 playset by a few years. The lead time for replacement playground parts is 3-6 weeks. Staff recommends closing off the children aged 5-12 playset in the interim due to the current safety and risk factors. Then, program funds as available to replace both playsets. If this option is selected, staff will follow up with a quote. In 2017, staff retro-fitted Northridge Park. This cost over $40,000 and the playground still needs to be replaced.

Option #3:

Reprogram funds from Parks' operational account (Account NO. 5115-63690) and unspent funds from Didar S. Bains Park to the Annual Playground Replacement CIP Account (Account No. 1222), totaling $260,000, and work with the neighborhood to select new playground equipment for children aged 2-5 and 5-12. The lead time on new playground equipment is 4-9 months. Staff recommends removing the children aged 5-12 playset in the interim due to the current safety and risk factors.

After reviewing all of the options, staff recommends option #3. Upon approval of this option, staff will conduct a neighborhood meeting for playground structure ideas. Staff will then get a quote and bring back to Council for approval. The estimated cost for total replacement is $260,000.

Fiscal Impact:

Total - $260,000
$130,000 – CIP Account No. 1222 (Annual Playground Replacement) $25,000 – Account No. 5115-63690 (SPEC O&M - PLAGROUND) $105,000 – Unspent funds from Didar S. Bains Park
Alternatives:

Leave playground equipment as is and risk injuries to those utilizing it.

Recommendation:

Receive options for the playground equipment at Shanghai Garden Park and provide direction to staff.

Attachments:

1. Attachment A - Park Photos
Prepared By: Submitted By:

Ann Gillen
Community Services Director
Diana Langley
City Manager

ATTACHMENT A

Agenda Item 11

CITY OF YUBA CITY

STAFF REPORT
Date: September 19, 2023
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Ashley Potocnik, Assistant Planner
Summary
Subject: Consideration of Development Plan 23-02: Merriment Village Apartments Recommendation: A. Conduct a Public Hearing and after consideration; B. Adopt a Resolution of the City Council of the City of Yuba City to determine that the project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4., and approve Development Plan 23-02, Merriment Village Apartments, subject to the Conditions of Approval, for the development of a 218-unit income-based (affordable) apartment complex, located on a 7.7-acre parcel at 428 North Walton Avenue (Assessor’s Parcel Number 58-120-001)
Fiscal Impact: The City Council approved a Funding Commitment letter of May 2, 2023 to contribute $1,787,922 toward City of Yuba City development fees and $155,000 annually of Permanent Local Housing Allocation (PLHA) Funding for ongoing annual operation costs.

Purpose:

To consider Development Plan 23-02 for the proposed Merriment Village Apartments development.

Council’s Strategic Goal:

This item meets the City Council’s strategic goals of quality infrastructure (housing), business friendly, and quality of life.

Background:

After multi month coordination with the City regarding the proposed development, the applicant, Habitat for Humanity, filed an application for DP 23-02 to construct a 218-unit income-based apartment complex at 428 North Walton Avenue.

On August 23, 2023, the Yuba City Planning Commission conducted a public hearing, and the Planning Commission unanimously voted to adopt Resolution PC 23-20 recommending approval of DP 23-02 to the City Council together with the environmental determination.

Analysis:

The Merriment Village Apartments project proposes to develop a 218-unit income-based (affordable) apartment complex on 7.7 acres, which will include five multifamily buildings, a facility building, a clubhouse, and a fitness/multipurpose building. The project density is approximately 28 dwelling units per acre, and is proposed to be developed in two phases.

Due to the project exceeding 100 dwelling units, final approval by the City Council is required pursuant to Municipal Code Section 8-5.7001 (a).

General Plan Consistency
An analysis of this project’s consistency with the General Plan concludes that the project is consistent with the General Plan. This is reflected in the Resolution prepared for the project.

Compatibility with neighboring uses:

TABLE 1: BORDERING LAND USES
North: Multifamily housing units (duplex and fourplex)
South: A vacant commercial lot is located directly south of the proposal with a Chevron fuel station and Mini Mart south of the vacant parcel.

East: Single Family residences
West: North Walton Avenue is directly west of the property, west of the street is a vacant parcel with an approved Tentative Subdivision Map (TSM 23-01), West Walton Village. The
tentative map proposes duplex and half-plex development.

The project is located on the east side of North Walton Avenue, between Bridge Street and Franklin Road. There are several existing housing units (single family and multifamily) on the north and east sides of the proposed development. Along the south side of the proposal there is a vacant commercial parcel (1.3-acres), with a Chevron fuel station and Mini Mart farther south at the northeast corner of North Walton Avenue and Franklin Road.

There is often a perception from residents of single-family homes to not be near apartments for perceived issues of crime and economics (property values). However, from a land use planning perspective, apartments near single-family residences (homes adjacent to homes) is not a compatibility issue.

Design Review
The primary view of the project is from North Walton Avenue. The proposal will place the buildings along street frontages with parking on the sides and in the rear, which offers passersby a view of the nicely designed buildings instead of a parking lot. This is enhanced with street trees along North Walton Avenue, behind the sidewalk, at a minimum of 30’ on center which will further soften the views of the apartment complex. The amenities including a community building, offices, play structure, swimming pool, outdoor patio areas, etc. are centrally located. The architectural design is of a high quality and, with the incorporated Conditions of Approval, comply with the Yuba City Municipal Code Development Standards and Design Guidelines.

Traffic
The proposed development is bounded by existing development. In addition, the location is identified by Sacramento Area Council of Governments (SACOG) as being in an area having a 50 percent or more Vehicle Miles Traveled (VMT) reduction and is compliant with Senate Bill 743, meaning VMT is not identified as an impact due to the project’s location within the City.

Ingress and egress to the project is provided from Walton Avenue. Walton Avenue and the nearest intersections, Walton Avenue/Bridge Street and Walton Avenue/Franklin Road intersections are within acceptable City adopted level of service standards which is not expected to deteriorate from the traffic generated by this proposal. This Project will provide pedestrian and bicycle improvements to access Walton Avenue.

North Walton Avenue, Franklin Road and Bridge Street are existing arterial roadways, built for high traffic volumes, that will be impacted by the proposed development. The Public Works Department reviewed the proposal and found that combined with the on-site road improvements to North Walton Avenue, adequate levels of service will be maintained.

Parking
The proposed project includes a minimum of one parking space per residential unit. The California Density Bonus Law states that local governments are no longer allowed to impose any parking requirements for 100% affordable housing projects located within ½ mile from an accessible major transit stop. The developer has included 243 off-street parking spaces including ADA and EV spaces.

The Yuba City Municipal Code would require 281 off-street parking spaces for this development if the California Density Bonus Law did not apply.

Noise
The Municipal Code requires the construction of a 6-foot-tall masonry wall to help mitigate potential noise between multifamily development and single-family residences. As discussed, this proposal includes a perimeter wall on the north, east, and south sides of the project. Additionally, construction will be required to comply with existing City standards regarding time of construction, noise mitigations, etc.

Availability of City services:

City water and wastewater collection are available to the property. A stormwater drainage system is nearby that will be operated and maintained by the City and which drains to the Gilsizer Slough.

Environmental Considerations:

Staff performed a preliminary Environmental Assessment of this project and determined this project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. The Health and Safety Code specifies requirements that must be adhered with to qualify for this exemption and the applicant has demonstrated the project as proposed qualifies for this statutory exemption that is designed to facilitate the development of affordable housing in communities.

Fiscal Impact:

The City Council approved a Funding Commitment letter of May 2, 2023 to contribute $1,787,922 toward City of Yuba City development fees and $155,000 annually of Permanent Local Housing

Allocation (PLHA) Funding for ongoing annual operation costs.

Alternatives:

1. Deny the application to approve Development Plan 23-02.

2. Provide staff with alternate direction.

Recommendations:

A. Conduct a Public Hearing, and;
B. Adopt a Resolution of the City Council of the City of Yuba City to determine that the project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4., and approve Development Plan 23-02, Merriment Village Apartments, subject to the Conditions of Approval, for the development of a 218-unit income-based (affordable) apartment complex, located on a 7.7-acre parcel at 428 North Walton Avenue (Assessor’s Parcel Number 58-120-001).

Attachments:

1. City Council Resolution

2. Planning Commission Staff Report Packet, dated August 23, 2023 Prepared By: Submitted By:

Ashley Potočnik
Development Liaison
Diana Langley
City Manager

ATTACHMENT 1

1 RESOLUTION NO. _________

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY TO

DETERMINE THAT THE PROJECT IS STATUTORILY EXEMPT FROM
ENVIRONMENTAL REVIEW PURSUANT TO ASSEMBLY BILL 140 AS
REFLECTED IN HEALTH AND SAFETY CODE SECTION 50675.1.4., AND APPROVE DEVELOPMENT PLAN 23-02, MERRIMENT VILLAGE

APARTMENTS, SUBJECT TO THE CONDITIONS OF APPROVAL, FOR THE DEVELOPMENT OF A 218-UNIT INCOME-BASED (AFFORDABLE)
APARTMENT COMPLEX, LOCATED ON A 7.7-ACRE PARCEL AT 428 NORTH WALTON AVENUE (ASSESSOR’S PARCEL NUMBER 58-120-001).

WHEREAS, the City received an application in April 2023 for Development Plan (DP) 23- 02, to construct a 218-unit income-based (affordable) apartment complex on 7.7 acres, located at 428 North Walton Avenue; and
WHEREAS, this property is within Yuba City’s city limits and the property owner wished to develop their property to urban levels; and
WHEREAS, a Statutory Exemption pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. has been prepared for the proposed project in accordance with CEQA, Public Resources Code Section 21000 et. seq.; and WHEREAS, a review of the General Plan and Zoning Regulations determined that the proposed Development Plan is consistent with the General Plan and the Zoning Regulations; and WHEREAS, on August 23, 2023, the Planning Commission concurrently conducted a duly noticed public hearing on Development Plan 23-02 and the associated Statutory Exemption, at which time it received input from City Staff, public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the Planning Commission, after which public testimony was closed; and
WHEREAS, the Planning Commission has reviewed all associated documents prepared for the project, including those related to the application and all of the evidence received by the Planning Commission; and
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission unanimously recommended the City Council of the City of Yuba City adopt a resolution approving DP 23-02 and the associated environmental determination.

WHEREAS, on September 19, 2023, the City Council conducted a Public Hearing to consider the DP 23-02, and received both oral testimony and written information presented at the hearing regarding the same; and
WHEREAS, the City Council of Yuba City considered said recommendations of the Planning Commission on the matter and after review and consideration of the environmental determination, the City Council now desires to approve the project; and WHEREAS, the City Council of the City of Yuba City now desires approve DP 23-02 and the associated environmental determination..

2 NOW, THEREFORE, the City Council of the City of Yuba City resolves as follows:

1. Recitals. The City Council hereby specifically finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.

2. CEQA Finding. A preliminary environmental assessment was prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA). The City Council finds and determines that the project is exempt pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. because none of the units were acquired by eminent domain; the units will be in decent, safe and sanitary condition at time of occupancy; all contractors and subcontractors performing work on the project shall pay prevailing wages and will be documented by an enforceable commitment from all contractors and subcontractor; this project has a letter of support from Yuba City; the project will be paid for in part by state public funds; tenants shall be households that are experiencing or at risk of experiencing homelessness; there shall be a 55-year affordability restriction on all units; any increase to the project’s footprint shall be exclusively to support the provision of housing to households experiencing or at risk of homelessness; and the project has an enforceable commitment that all contractors and subcontractors performing work on the project will use a skilled and trained workforce per Public Contract Code Section 2600 et seq. As such, the City Council adopts a Statutory Exemption for the project pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4.

3. Development Plan 23-02 Findings: The City Council finds the following required findings of Section 8-5.7001(C) of the Municipal Code that must be made prior to approving the project (the required findings are in italics):
a. The site for the proposed use is adequate in size and shape to accommodate said use, public access, parking and loading, yards, landscaping, and other features required by this chapter.

Evidence. The site is of adequate size to accommodate the project. The proposed residential density of 28 residences per acre is within the Medium High Density Residential (HDR) permitted density range of 12-36 residences per acre. Adequate public access is provided from two access points on North Walton Avenue. The apartment project will provide 243 offstreet vehicle parking spaces, which greatly exceeds the requirements under the California Density Bonus Law (Assembly Bill 2345) for parking spaces of 100% affordable housing projects. Landscaping and open space/recreation area standards are also met. All City services are available to the site.
b. The streets serving the site are adequate to carry the quantity of traffic generated by the proposed use.

Evidence. North Walton Avenue, Franklin Road and Bridge Street are existing arterial roadways, built for high traffic volumes, that will be impacted by the proposed development.

The Public Works Department reviewed the proposal and found that combined with the onsite road improvements to North Walton Avenue, and the payment of the development impact fees for roads, the nearby streets will maintain adequate levels of service. c. The site design, design of the buildings, and the scale of the project will complement neighboring facilities.

Evidence. Based on the analysis provided in the staff report and the conditions of approval,

3 the site design of the project adequately considered the impacts on neighboring properties.

The project’s design provides adequate building setbacks from the property lines, and there is adequate perimeter landscaping that improves the project’s exterior appearance.

The proposed building design includes various materials, including stucco and stone accents.

Combined with the landscaping which includes trees planted along the perimeter and throughout the site that will ensure that to the extent feasible the facility will be compatible with neighboring properties.
d. The application satisfies at least one of the findings found in Title 6, Chapter 9, Article 6 of the Municipal Code.

Evidence. This project complies with this finding as the Sutter Butte Flood Control Agency (SBFCA) is the “Local Flood Management Agency” for the Sutter-Butte Basin and as such, has the responsibility to prepare an annual report demonstrating adequate progress as defined in California Government Code Section 645007 (a). SBFCA has prepared Adequate Progress Report Updates for ULOP and transmitted them to the Central Valley Flood Protection Board. As such this site has adequate flood protection. Additionally, the City has imposed conditions on the Development Plan that will protect property within the area to the urban level in urban areas and urbanizing areas.

4. Approval of the Development Plan 23-02: Based on the information provided above, the City Council of the City of Yuba City approves DP 23-02, subject to the Conditions of Approval attached hereto as Exhibit ‘A’.

5. Effective: This Resolution shall become effective immediately.

4 The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 19th day of September, 2023.

AYES:

NOES:

ABSENT:

CITY OF YUBA CITY
_____________________________
Wade Kirchner, Mayor
ATTEST:
______________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
_________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit A: Conditions of Approval

5 EXHIBIT A

6 CITY OF YUBA CITY

CONDITIONS OF APPROVAL
DEVELOPMENT PLAN 23-02
SEPTEMBER 19, 2023

MERRIMENT VILLAGE APARTMENTS
APN: 058-120-001-000

NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within ninety (90) calendar days after the date of imposition of fees, dedications, reservation, or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.

IMPORTANT: PLEASE READ CAREFULLY
Please note that this project is subject to a variety of discretionary conditions of approval.

These include conditions based on adopted City plans and policies, those determined through the development plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment.

Approval of this development plan shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development.

Approval of this development plan may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this development plan, the zoning ordinance, and all City standards and specifications. This development plan is granted, and the conditions imposed, based upon the application submittal provided by the applicant, including any operational statement. The application is material to the issuance of this development plan. Unless the conditions of approval specifically require operation inconsistent with the application, a new or revised development plan is required if the operation of this establishment changes or becomes inconsistent with the application. Failure to operate in accordance with the conditions and requirements imposed may result in revocation of the development plan or any other enforcement remedy available under the law. The City shall not assume responsibility for any deletions or omissions resulting from the development plan review process or for additions or alterations to any construction or building plans not specifically submitted and reviewed and approved pursuant to this development plan or subsequent amendments or revisions. These conditions are conditions imposed solely upon the development plan, and are not conditions imposed on the City or any third party. Likewise, imposition of conditions to ensure compliance with federal, state, or local laws and regulations does not

7 preclude any other type of compliance enforcement.

These conditions are applicable to any person or entity making use of this development plan, and references to “developer” or “applicant” herein also include any applicant, property owner, owner, leasee, operator, or any other person or entity making use of this development plan.

CONDITIONS OF APPROVAL

1. To the furthest extent allowed by law, applicant/property owner shall indemnify, hold harmless and defend City and each of its officers, officials, employees, consultants, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, damages and costs (including attorney's fees, litigation expenses and administrative record preparation costs) arising from, resulting from, or in connection with any Third-Party Action (as hereinafter defined). The term “Third Party Action” collectively means any legal action or other proceeding instituted by (i) a third party or parties, or (ii) a governmental body, agency or official other than the City, that: (a) challenges or contests any or all of these Conditions of Approval or any approval associated with entitlements associated with the project (collectively “Approvals”); or (b) claims or alleges a violation of CEQA or another law in connection with the Approvals by the City, or the grant, issuance or approval by the City of any or all Approvals. Applicant’s/property owner’s obligations under this paragraph shall apply regardless of whether City or any of its officers, officials, employees, consultants, agents or volunteers are actively or passively negligent, but shall not apply to any loss, liability, fines, penalties forfeitures, costs or damages caused solely by the active negligence or willful misconduct of the City or any of its officers, officials, employees, agents or volunteers. The provisions of this section shall survive any termination, revocation, overturn, or expiration of an approval.

Nothing in this section shall obligate the City to defend any claim and the City shall not be required to pay or perform any settlement arising from any such claim not defended by the City, unless the City approves the settlement in writing. Nor shall the City be prohibited from independently defending any claim, and if the City does decide to independently defend a claim, the applicant/property owner shall be responsible for City’s attorneys’ fees, expenses of litigation, and costs for that independent defense, including the costs of preparing any required administrative record. Applicant/property owner shall submit all documents filed in the Third-Party Action for review and approval of the City Attorney prior to filing of said documents on behalf of the City.

The City may, at any time, require the applicant to reimburse the City for costs that have been, or which the City reasonably anticipates will be, incurred by the City during the course of processing or defending any Third-Party Actions. The City shall provide applicant/property owner with an invoice detailing all reasonable costs incurred. Applicant/property owner shall tender to the City payment-in-full of all reasonable and necessary costs within thirty (30) days from the date upon the invoice. Applicant/property owner shall contact the City within a reasonable time to arrange any extension of the thirty (30) day time period for payment-in-full of the invoiced amount. Applicant/property owner further acknowledges and agrees, failure to timely tender payment-in-full to the City shall be considered a breach and non-compliance with the conditions of approval for the project. Applicant/property owner shall also be required, upon request of the City, to deposit two month’s estimated costs anticipated by the City to be incurred, which may be used by the City as a draw down account to maintain a positive balance pending tender of payment by Applicant/property owner as noted herein.

8 2. The site design shall be designed in conformance with the Site Plan, dated April 14, 2023, as appropriate, and as approved by the Planning Commission.

3. Approval of Development Plan (DP) 23-02 shall be null and void without further action if either 1) the project has not been substantially commenced within two years of the approval date of Development Plan 23-02; or 2) that a request for an extension of time, pursuant to Section 8-5.7106 of the Yuba City Municipal Code has not been submitted to the City.

4. The development and operation of the project shall comply with all local, state, and federal codes (including Building and Fire codes) and local development standards. a. The Developer or Representative shall obtain an Encroachment Permit from the City prior to performing any work within public right of way.

5. The Developer shall, prior to the issuance of the first certificate of occupancy of the first building, construct a 6-foot-high masonry wall along all interior property lines in accordance with Yuba City Municipal Code Sec. 8-5. 5905.

6. The Developer shall, prior to the issuance of the first certificate of occupancy of the first building, install landscaping along North Walton Avenue, on all sides of Building 4, and in the parking area for the area required with the development of Phase One, or as approved by the Development Services Director.

7. All exterior lighting shall be decorative in nature. No wall packs are permitted.

8. Decorative window treatment shall be installed, such as an inset of three inches or adding framing or trim around the windows, as approved by the Development Services Director.

9. To help contain fugitive dust, construction sites shall be watered down during the construction phase of the project or as directed by the Public Works Department.

10. Paved streets shall be swept frequently (water sweeper with reclaimed water recommended; wet broom) if soil material has been carried onto adjacent paved, public thoroughfares from the project site.

11. The Developer, at their expense, shall be solely responsible for all quality control associated with the project. The quality control shall include, but is not limited to, the following: survey work, potholing existing utilities, all geotechnical testing, soil reports, concrete testing, asphalt testing, and any other required special testing/inspections. The City will only perform necessary testing to insure compliance.

12. Storage of construction material is not allowed in the travel way. a. This project is statutorily exempt from CEQA per Health and Safety Code section 50675.1.4(1), which requires “The project proponent obtains an enforceable commitment that all contractors and subcontractors performing work on the project will use a skilled and trained workforce for any proposed rehabilitation, construction, or major alterations in accordance with Chapter 2.9 (commencing with Section 2600) of Part 1 of Division 2 of the Public Contract Code.”

9 Applicant/property owner shall comply with Health and Safety Code section 50675.1.4(1) and establish evidence of the same with the Development Services Director prior to commencing construction.

PRIOR TO ISSUANCE OF A GRADING PERMIT

13. The improvement plans for the development of the subject property shall include all measures required to ensure that no drainage runoff resulting from the development of the property flow onto the adjacent lands or impede the drainage from those lands. At first submittal of the improvement plans, provide existing / proposed grades at the perimeter of the proposed development, and existing grades at the adjacent lands. If retaining walls are required they shall be constructed of concrete or masonry block.

PRIOR TO APPROVAL OF THE IMPROVEMENT/BUILDING PLANS

14. The plans shall indicate the locations of all septic and leach field areas, and all wells. All existing facilities shall be destroyed in accordance with the requirements of the Sutter County Environmental Health and Yuba City Building Departments.

15. The Developer shall comply with all City requirements related to drainage, including submittal of a drainage plan for any drainage improvements for the proposed development. A drainage analysis, along with calculations, shall be submitted to the City Engineer for approval. The analysis shall include, but is not limited to:
a. Grading and drainage plan showing the proposed drainage conveyance and storage system.
b. Supporting calculations demonstrating adequacy of conveyance capacity and storage volume. The calculation analysis shall meet the requirements of the Yuba City Basin Drainage Study.
c. Storm Drain Collection Systems- For the design of all pipeline conveyance facilities, the Hydraulic Grade Line (HGL) shall be maintained a minimum of one foot below the gutter flow line of all drain inlets and at least one foot below all maintenance hole rims during a 10-year, 24-hour storm event. The storm drain minimum pipe size shall be 12 inches. The minimum velocity shall be 2 fps. d. Street Flow-The street system shall be designed to convey the 100-year, 24-hour runoff while maintaining a water surface at least 1 foot below the adjacent building pad elevations (or alternatively, the building pad elevations shall be at least 1 foot above the 100-year water level). The grading plan shall ensure that the 100-year, 24-hour runoff can be conveyed through the development and to the receiving drainage facility.
e. Drainage systems (pipes and street systems) shall be designed to accommodate the runoff from the ultimate development of the entire upstream watershed. f. Detention Basins - A 100-year, 4-day storm shall be used for sizing detention storage facilities. The detention basin release rate from a 100-year, 24-hour storm after development must be equal to or lower than the runoff rate from the detention basin's tributary area before development.
g. The drainage analysis shall be completed and stamped by a Professional Engineer and determined by the City Engineer, if necessary, to be comprehensive, accurate, and adequate.

10 16. The development shall comply with Yuba City’s stormwater requirements and PostConstruction Standards Plan. The Post Construction information can be found here:
https://www.yubacity.net/city_hall/departments/public_works/engineering/stormwater_ma nagement

17. All development shall be designed to local, state, and federal flood standards.

18. Developer is to construct street lights along the east side of North Walton Avenue.

Placement of the street lights shall be approximately 250 feet apart, or as approved by the Public Works Director.

19. Any street lighting is a public improvement which shall meet the City Standard Details and be included in the Improvement Plans and Specifications for the development when the improvement plans are submitted for the first improvement plan check.

20. The existing power poles along the property on North Walton Avenue shall be placed underground, or addressed in accordance with the City’s Overhead Utility Policy adopted March 17, 2020, or as otherwise determined by the Public Works Director. The total lineal foot length of overhead lines along North Walton Avenue is determined to be 693 lineal feet.

21. Any proposed drive gates, and associated hardware locks, shall comply with Municipal Code Section 4-5.02 – Revisions to the 2021 International Fire Code; Security Gates; and be approved by the Fire Department. Said drive gates shall be placed at a distance from North Walton Avenue that allows for safe ingress/egress, as approved by the Public Works Director.

22. Required Improvement Plan Notes:
a. "Any excess materials shall be considered the property of the contractor/owner and shall be disposed of away from the job site in accordance with applicable local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling noise, odors, dust and debris to minimize impacts on surrounding properties and roadways. The Contractor shall be responsible for all construction equipment to be equipped with manufacturers approved muffler baffles. Failure to do so may result in the issuance of an order to stop work.”
c. “If any hazardous waste is encountered during the construction of this project, all work shall be immediately stopped and the Sutter County Environmental Health Department, the Fire Department, the Police Department, and the City Inspector shall be notified immediately. Work shall not proceed until clearance has been issued by all of these agencies.”
d. "The Contractor(s) shall be required to maintain traffic flow on affected roadways during non-working hours, and to minimize traffic restriction during construction.

The Contractor shall be required to follow traffic safety measures in accordance with the CalTrans “Manual of Traffic Safety Controls for Construction and Maintenance Work Zones.” The City of Yuba City emergency service providers shall be notified, at least two working days in advance, of proposed construction scheduled by the contractor(s).”

11 e. “Soil shall not be treated with lime or other cementitious material without prior express permission by the Public Works Department.”
f. “Where an excavation for a trench and/or structure is five (5) feet deep or more, the contractor shall conform to O.S.H.A. requirements. The contractor shall provide a copy of the approved O.S.H.A. permit, and shoring details and calculations prepared by California licensed structural engineer to the Public Works Department.”
g. “Should any field conditions, conflicts, errors, and/or omissions be overlooked during the design review process, or during construction of the development, then any additional work identified during construction shall be implemented by the Developer at the Developer’s expense.”

PRIOR TO ISSUANCE OF A BUILDING PERMIT

23. The property shall petition for formation of a Zone of Benefit of the Yuba City Lighting and Maintenance District for the purpose of maintaining the street lights. The Engineering Division shall be reimbursed actual costs associated with the formation of the district.

24. All applicable fees associated with using the Gilsizer District drainage system shall be paid, or as otherwise determined by the Public Works Director.

PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY

25. All street lighting shall be constructed in accordance with the improvement plans, dedicated to the City of Yuba City, and energized prior to the issuance of any certificate of occupancy, unless otherwise approved by the Public Works Director.

26. All sidewalks along the City right-of-way shall be free of any non-control joint cracking. In addition, any concrete with cracks, chips, blemishes, and spalling greater than an inch in diameter shall be replaced from control joint to control joint.

27. Prior to issuance of any certificate of occupancy, all underground utilities, public improvements, and site improvements, including rough grading, shall be completed in accordance with City requirements.

ATTACHMENT 2

CITY OF YUBA CITY

PLANNING COMMISSION

STAFF REPORT
Date: August 23, 2023
To: Chair and Members of the Planning Commission
From: Development Services Department
Presentation by: Doug Libby, Deputy Development Services Director Subject: Development Plan (DP) 23-02: Merriment Village Apartments Recommendation: A. Conduct a Public Hearing and make the necessary findings to:

B. Adopt a Resolution recommending the City Council of the City of Yuba City adopt a Resolution to determine that the project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4., and approve Development Plan 23-02, Merriment Village Apartments, subject to the Conditions of Approval, for the development of a 218-unit incomebased (affordable) apartment complex, located on a 7.7-acre parcel at 428 North Walton Avenue (Assessor’s Parcel Number 58-120-001).

Applicant/Owner: Habitat for Humanity Yuba Sutter / Crowne Development Inc Project Location: The 7.7-acre parcel is located at 428 North Walton Avenue. Assessor’s Parcel Number 58-120-001 (see Attachment 1).

General Plan: Medium High Density Residential
Zoning: Multiple-Family Residential (R-3 X29) Zone District Purpose:

Consideration of a recommendation to City Council for Development Plan 23-02 and associated environmental determination for the proposed Merriment Village Apartment project.

Project Description:

The Merriment Village Apartments project proposes to develop a 218-unit income-based (affordable) apartment complex on 7.7 acres, which will include five multifamily buildings, a facility building, a clubhouse, and a fitness/multipurpose building. The project density is approximately 28 dwelling units per acre.

Item 5
2 The applicant has expressed interest to apply for Affordable Housing and Sustainable Communities (AHSC) grant funding and has applied for the State Homekey 3.0 grant. The Homekey 3.0 application was submitted by Habitat for Humanity on May 15, 2023 for Phase One of Development Plan 23-02. Award announcements are typically made within 60 to 90 days of receipt of a complete and accurate application.

The project is proposed to be developed in two phases as outlined below:
• Phase One is proposed to include construction of Building 4 (79 units), which is the fourstory building along North Walton Avenue, all site improvements including roadways, parking, curb/gutter, utilities, and four trash enclosures. • Phase Two is proposed to include the remaining buildings (Buildings 1A, 1B, 2, 3, 5, and 6), landscaping, and the community outdoor features (pool and tot lot).

In order to align with Municipal Code development standards, a condition has been added that clarifies the required landscaping and border wall shall be completed in Phase One. Access will be provided by two gated ingress/egress driveways off of North Walton Avenue that will need to be constructed at final locations that comply with Public Works and Fire requirements.

Due to the project exceeding 100 dwelling units, final approval by the City Council is required pursuant to Municipal Code Section 8-5.7001 (a).

Background:

Since at least the adoption of the General Plan in 2004 the subject property has been designated for Medium Low Density Residential (R-2) development. In May 2023, the property land use designation and Zone District were changed as a part of a larger project to implement the 2021- 2029 Housing Element (Policy H-C-7). As a result of that project, the land use and Zone District were changed to Medium High Density Residential with an X29 Combining District (R-3 X29). The X29 Combining District requires that new residential development occur at a minimum of 20 dwelling units per acre, as opposed to the standard R-3 zoned properties that could be developed at a minimum of 12 dwelling units per acre. The project is proposing a residential development density of 28 dwelling units per acre, which complies with the R-3 X29 Zone District.

In early 2023, Habitat for Humanity reached out to the City regarding the possibility of developing a new 100% affordable, Homekey funded project at 428 North Walton. During the coming months, staff worked closely with the Habitat for Humanity team to outline development requirements, discuss proposed funding options, and develop a strategy for entitlements, funding applications, etc. During this time several community meetings were held as outlined below:
• February 28, 2023: A community workshop was held to obtain community feedback on the proposed project. Approximately 20 individuals plus City staff and the Habitat for Humanity project team attended the workshop.
• March 21, 2023: Habitat for Humanity presented a proposed Merriment Village Apartment project to City Council, and the Council directed staff to bring the item back for further consideration.
• April 18, 2023: The City Council authorized the City Manager to continue to work with Habitat for Humanity to apply for Homekey 3.0 funds through the State Department of

Item 5
3 Housing and Community Development for Phase One of the proposed Merriment Village Apartment project.
• May 2, 2023: The City Council voted in approval to authorize a joint application with Habitat for Humanity Yuba/Sutter, Inc. to apply for Homekey 3.0 funds, and authorized the Mayor to submit a Funding Commitment letter for the City to contribute $1,787,992 in development fee waivers and $155,000 annually of Permanent Local Housing Allocation (PLHA) funds, provided that the City continues to receive PLHA funds. (Attachment 3).

Analysis
General Plan Consistency
An analysis of this project’s consistency with the General Plan concludes that the project is consistent with the General Plan. This is reflected in the Resolution prepared for the project. It is noteworthy that the 2021-2029 General Plan Housing Element implements state policies encouraging construction of different housing options beyond the traditional single-family home.

This project will create additional housing options for residents at a lower price point due to the project’s higher density and income-based affordability as proposed. The importance in the General Plan of providing a variety of housing types and affordable housing is reflected in the following four Housing Element polices:
• General Plan Housing Element Policy H-A-3 (Facilitate a Variety of Housing Types): This policy encourages a variety of housing types but particularly emphasizes the use of the Medium High Density (HDR) Land Use Designation as the higher densities typically results in more affordable housing. The proposed apartment complex will result in approximately 28 affordable dwelling units per acre.
• General Plan Housing Element Policy H-C-1 (Regional Approach to Affordable Housing):

This policy encourages the City to coordinate with Sutter County and local affordable housing developers to assist in additional affordable housing development. The proposed apartment complex represents City coordination with Habitat for Humanity through preliminary review, community meetings, Council approval of funding, and collaboration on relevant funding applications.
• General Plan Housing Element Policy H-C-7 (Regional Housing Needs): This policy requires the City to add more HDR designated land. As stated above, the proposed site for this apartment complex was included in a City-wide Rezone/General Plan Amendment project to implement this policy.
• General Plan Housing Element Policy H-D-1 (Partner with Housing Advocates): This policy requires the City to continue and expand partnerships with for-profit or nonprofit housing organizations to provide affordable housing for special-needs groups. As discussed above, this proposal represents extensive City collaboration and partnership with Habitat for Humanity.

Item 5
4 Compatibility with neighboring uses:

TABLE 1: BORDERING LAND USES
North: Multifamily housing units (duplex and fourplex)
South: A vacant commercial lot is located directly south of the proposal with a Chevron fuel station and Mini Mart south of the vacant parcel.

East: Single Family residences
West: North Walton Avenue is directly west of the property, west of the street is a vacant parcel with an approved Tentative Subdivision Map (TSM 23-01), West Walton Village. The tentative map proposes duplex and half plex development.

The project is located on the east side of North Walton Avenue, between Bridge Street and Franklin Road. There are several existing housing units (single family and multifamily) on the north and east sides of the proposed development. Along the south side of the proposal there is a vacant commercial parcel (1.3-acres), with a Chevron fuel station and Mini Mart farther south at the northeast corner of North Walton Avenue and Franklin Road.

To serve as a buffer between the neighboring uses, a 6-foot-high perimeter wall is proposed along the north, east, and south property lines as required by the Municipal Code. Additionally, the Municipal Code requires setbacks from lower density residential uses based on the proposed building height. Sec. 8-5.703 in the Yuba City Municipal Code states:

The proposal includes five residential buildings with a community building and a facility building.

Four of the five residential buildings are proposed to be three stories and are more than the required 35 feet setback from the neighboring R-1 Zone District. The remaining residential building along North Walton Avenue is proposed to be four stories, which complies with the required setbacks. The distance between the uses due to building setbacks, a perimeter wall, and the required landscaping will minimize any potential visual impacts.

Along the west side of the project, across North Walton Avenue, there are two residences, with additional residential development proposed. The vacant area directly west of the proposal, was approved in June 2023 for the subdivision and development of a duplex/half plex subdivision, known as West Walton Village. The distance between the uses due to the street, building setbacks, and the required landscaping will minimize any potential visual impacts.

There is often a perception from residents of single-family homes to not be near apartments for perceived issues of crime and economics (property values). But from a land use planning perspective, apartments near residences is not a compatibility issue.

Maximum
building
height
4 stories not to exceed 48 ft. – except if within 25 ft. of an R-1 District, then 2 stories not to exceed 30 ft., within 35 ft. of an R-1 District, then 3 stories not to exceed 40 ft. and within 45 ft. of an R-1 District, then 4 stories not to exceed 48 ft. - except as provided in Article 56.

Item 5
5 Design Review
The primary view of the project is from North Walton Avenue. Due to the high visibility of the proposal, the quality of site and building design was of key importance.

Site Design: The proposal will place the buildings along street frontages with parking on the sides and in the rear, which offers passersby a view of the nicely designed buildings instead of a parking lot. This is enhanced with street trees along North Walton Avenue, behind the sidewalk, at a minimum of 30’ on center which will further soften the views of the apartment complex. The amenities including a community building, offices, play structure, swimming pool, outdoor patio areas, etc. are centrally located.

Building Design: As previously discussed, four of the five residential buildings will be three story.

Building 4, along North Walton Avenue, is proposed to be four stories, and the community building/facilities building will be single story. The buildings are cohesive in design, but still provide elements of uniqueness to provide interest in the design. The rooflines include vertical articulation and parapets to screen roof mounted mechanical equipment. Balconies aren’t proposed for individual units, but several community open spaces are provided to comply with the Municipal Code requirement for open space. The Material and Color Board included in the plan set outlines three potential color schemes for the development. Regardless of the color scheme that is ultimately selected, there will be combination of building materials utilized for the building siding including differing shades of stucco and stone accent. Window trim along top of windows is proposed, but the specific framing is not clear. A condition is added that the windows must be recessed or have a trim effect that is different from the wall siding. It is staff’s opinion that with the condition added for the window trim, the buildings are nicely designed and meet the City’s design standards and intended to be long lasting to minimize maintenance costs.

Landscape Design: There is adequate landscaping proposed which includes a variety of tree species. Given time for growth the property will have shading throughout, which includes around the perimeter of the property which will have a row planting of trees. All landscaping and parking lot shading standards are met.

Lighting: At this stage of conceptual design, the exterior lighting isn’t clearly defined. A condition has been added to ensure that all exterior lighting is decorative in nature and complies with City standards.

Open Space/Recreation: The amount of open space exceeds the area required by the zoning standards (200 sq. ft. per unit), which includes landscaped areas around and between buildings, a swimming pool and decking with a covered outdoor seating area alongside an approximately 9,000 square foot community building that includes a lounge, fitness area, multipurpose room, mail room and offices.

Pedestrian Travel: Pedestrian walkways are provided throughout the complex that will have decorative pedestrian level lighting and benches.

Traffic
The proposed development is bounded by existing development. In addition, the location is identified by Sacramento Area Council of Governments (SACOG) as being in an area having a

Item 5
6 50 percent or more Vehicle Miles Traveled (VMT) reduction and is compliant with Senate Bill 743, meaning VMT is not identified as an impact.

The sole ingress and egress to this property is Walton Avenue. Walton Avenue and the nearest intersections, Walton Avenue/Bridge Street and Walton Avenue/Franklin Road intersections are within acceptable City adopted level of service standards which is not expected to deteriorate from the traffic generated by this proposal. This Project will provide pedestrian and bicycle improvements to access Walton Avenue.

North Walton Avenue, Franklin Road and Bridge Street are existing arterial roadways, built for high traffic volumes, that will be impacted by the proposed development. The Public Works Department reviewed the proposal and found that combined with the on-site road improvements to North Walton Avenue, and the payment of the development impact fees for roads, the nearby streets will maintain adequate levels of service.

Transit
Bus stops are located near the project site. With the application for AHSC funding the project developer is to further coordinate to provide multimodal transit options for the future residents.

Parking
The proposed project includes a minimum of one parking space per residential unit. The California Density Bonus Law states that local governments are no longer allowed to impose any parking requirements for 100% affordable housing projects located within ½ mile from an accessible major transit stop. Although under the California Density Bonus Law parking spaces aren’t required for this proposal, the developer has included 243 off-street parking spaces including ADA and EV spaces. The Yuba City Municipal Code would require 281 off-street parking spaces for this development if the California Density Bonus Law did not apply.

Noise
The Municipal Code requires the construction of a 6-foot-tall masonry wall to help mitigate potential noise between multifamily development and single-family residences. As discussed, this proposal includes a perimeter wall on the north, east, and south sides of the project. Additionally, construction will be required to comply with existing City standards regarding time of construction, noise mitigations, etc.

Availability of City services:

City water and wastewater collection are available to the property. A stormwater drainage system is nearby that will be operated and maintained by the City and which drains to the Gilsizer Slough.

Environmental Determination:

Staff performed a preliminary Environmental Assessment of this project and determined this project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. The Health and Safety Code specifies requirements that must be adhered with to qualify for this exemption and the applicant has

Item 5
7 demonstrated the project as proposed qualifies for this statutory exemption that is designed to facilitate the development of affordable housing in communities.

Recommended Actions:

A. Conduct a Public Hearing and make the necessary findings to:

B. Adopt a Resolution recommending the City Council of the City of Yuba City adopt a Resolution to determine that the project is statutorily exempt from environmental review pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4., and approve Development Plan 23-02, Merriment Village Apartments, subject to the Conditions of Approval, for the development of a 218-unit income-based (affordable) apartment complex, located on a 7.7-acre parcel at 428 North Walton Avenue (Assessor’s Parcel Number 58-120-001).

Attachments:

1. Merriment Village Apartments Location Map

2. Planning Commission Resolution
Exhibit A: Development Plan 23-02
Exhibit B: Conditions of Approval

3. City Council Funding Commitment Letter, dated May 2, 2023

ATTACHMENT 1

FRANKLIN RD
N
WA
LT
O
N
AV
E

ANNEKA LN

NEIL DR
P
O
P
P
Y
L
N

WILDFLOWER CIR
H
E
T
H
E
R
NI G
T
O
N
C
RI Merriment Village Apartments
Project Site
Location Map | DP 23-02

I!
ATTACHMENT 2

PC 23-20 1
PLANNING COMMISSION RESOLUTION NO. PC 23-20

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF YUBA CITY (PLANNING COMMISSION) RECOMMENDING THE CITY COUNCIL OF THE CITY

OF YUBA CITY ADOPT A RESOLUTION TO DETERMINE THAT THE PROJECT

IS STATUTORILY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO ASSEMBLY BILL 140 AS REFLECTED IN HEALTH AND SAFETY CODE SECTION 50675.1.4., AND APPROVE DEVELOPMENT PLAN 23-02, MERRIMENT

VILLAGE APARTMENTS, SUBJECT TO THE CONDITIONS OF APPROVAL, FOR THE DEVELOPMENT OF A 218-UNIT INCOME-BASED (AFFORDABLE) APARTMENT COMPLEX, LOCATED ON A 7.7-ACRE PARCEL AT 428 NORTH WALTON AVENUE (ASSESSOR’S PARCEL NUMBER 58-120-001).

WHEREAS, the City received an application in April 2023 for Development Plan (DP) 23- 02, to construct a 218-unit income-based (affordable) apartment complex on 7.7 acres, located at 428 North Walton Avenue; and
WHEREAS, this property is within Yuba City’s city limits and the property owner wished to develop their property to urban levels; and
WHEREAS, a Statutory Exemption pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. has been prepared for the proposed project in accordance with CEQA, Public Resources Code Section 21000 et. seq.; and WHEREAS, a review of the General Plan and Zoning Regulations determined that the proposed Development Plan is consistent with the General Plan and the Zoning Regulations; and WHEREAS, on August 23, 2023, the Planning Commission concurrently conducted a duly noticed public hearing on Development Plan 23-02 and the associated Statutory Exemption, at which time it received input from City Staff, public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the Planning Commission, after which public testimony was closed; and
WHEREAS, the Planning Commission has reviewed all associated documents prepared for the project, including those related to the application and all of the evidence received by the Planning Commission; and
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission recommends the City Council of the City of Yuba City adopt a Resolution approving the Statutory Exemption for the project, and approving Development Plan 23-01, subject to the Conditions of Approval, to allow the development of a new 218-unit income-based (affordable) apartment complex which includes five multifamily buildings, a facility building, a clubhouse, and a fitness/multipurpose building, located at 428 North Walton Avenue, APN: 58-120-001.

NOW, THEREFORE, BE IT RESOLVED the Planning Commission resolves and orders as follows:

1. Recitals: The Planning Commission hereby specifically finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.

2. CEQA Findings: A preliminary environmental assessment was prepared for this project in

PC 23-20 2
accordance with the requirements of the California Environmental Quality Act (CEQA). The Planning Commission finds, and recommends that the City Council find and determine that the project is exempt pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4. because none of the units were acquired by eminent domain; the units will be in decent, safe and sanitary condition at time of occupancy; all contractors and subcontractors performing work on the project shall pay prevailing wages and will be documented by an enforceable commitment from all contractors and subcontractor; this project has a letter of support from Yuba City; the project will be paid for in part by state public funds; tenants shall be households that are experiencing or at risk of experiencing homelessness; there shall be a 55-year affordability restriction on all units; any increase to the project’s footprint shall be exclusively to support the provision of housing to households experiencing or at risk of homelessness. As such, the Planning Commission recommends that the City Council approve a finding of a Statutory Exemption pursuant to Assembly Bill 140 as reflected in Health and Safety Code Section 50675.1.4.

3. Development Plan 23-02 Findings: The Planning Commission finds, and recommends that the City Council find the following required findings of Section 8-5.7001(C) of the Municipal Code that must be made prior to approving the project (the required findings are in italics):
a. The site for the proposed use is adequate in size and shape to accommodate said use, public access, parking and loading, yards, landscaping, and other features required by this chapter.

Evidence. The site is of adequate size to accommodate the project. The proposed residential density of 28 residences per acre is within the Medium High Density Residential (HDR) permitted density range of 12-36 residences per acre. Adequate public access is provided from two access points on North Walton Avenue. The apartment project will provide 243 offstreet vehicle parking spaces, which greatly exceeds the requirements under the California Density Bonus Law (Assembly Bill 2345) for parking spaces of 100% affordable housing projects. Landscaping and open space/recreation area standards are also met. All City services are available to the site.
b. The streets serving the site are adequate to carry the quantity of traffic generated by the proposed use.

Evidence. North Walton Avenue, Franklin Road and Bridge Street are existing arterial roadways, built for high traffic volumes, that will be impacted by the proposed development.

The Public Works Department reviewed the proposal and found that combined with the onsite road improvements to North Walton Avenue, and the payment of the development impact fees for roads, the nearby streets will maintain adequate levels of service. c. The site design, design of the buildings, and the scale of the project will complement neighboring facilities.

Evidence. Based on the analysis provided in the staff report and the conditions of approval, the site design of the project adequately considered the impacts on neighboring properties.

The project’s design provides adequate building setbacks from the property lines, and there is adequate perimeter landscaping that improves the project’s exterior appearance.

The proposed building design includes various materials, including stucco and stone accents.

Combined with the landscaping which includes trees planted along the perimeter and

PC 23-20 3
throughout the site that will ensure that to the extent feasible the facility will be compatible with neighboring properties.
d. The application satisfies at least one of the findings found in Title 6, Chapter 9, Article 6 of the Municipal Code.

Evidence. This project complies with this finding as the Sutter Butte Flood Control Agency (SBFCA) is the “Local Flood Management Agency” for the Sutter-Butte Basin and as such, has the responsibility to prepare an annual report demonstrating adequate progress as defined in California Government Code Section 645007 (a). SBFCA has prepared Adequate Progress Report Updates for ULOP and transmitted them to the Central Valley Flood Protection Board. As such this site has adequate flood protection. Additionally, the City has imposed conditions on the Development Plan that will protect property within the area to the urban level in urban areas and urbanizing areas.

4. Recommendation of Approval of the Development Plan 23-02: Based on the information provided above, the Planning Commission recommends to the City Council of Yuba City adoption of a Resolution approving DP 23-02, as depicted in Exhibit A, subject to the Conditions of Approval, included in Exhibit B.

5. Effective Date of Resolution: This Resolution shall become effective immediately.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the Planning Commission at a regular meeting thereof held on August 23, 2023, by the following vote:

Ayes:

Noes:

Absent:

Recused:

By order of the Planning Commission of the City of Yuba City.

Jackie Sillman, Planning Commission Chair
ATTEST:

Benjamin Moody, Secretary to the Planning Commission
Attachments:

Exhibit A: Development Plan 23-02
Exhibit B: Conditions of Approval

EXHIBIT A

The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

Merriment Village Apartments

YUBA CITY, CA

SHEET INDEX
A-0.0 COVER SHEET/SHEET INDEX
A-0.1 SITE PLAN
A-0.1 PROJECT SUMMARY
A-0.2 SITE AERIAL VIEWS
A-0.3 SITE VIGNETTES
G-01 PRELIMINARY GRADING PLAN
L-1 CONCEPTUAL SITE PLAN
L-2 CONCEPTUAL SITE PLAN
L-3 CONCEPTUAL SITE PLAN
A-1.0 BUILDING A - EXTERIOR ELEVATIONS - 36 PLEX
A-1.1 BUILDING A - EXTERIOR ELEVATIONS - 36 PLEX
A-1.2 BUILDING A - LEVEL 1 FLOOR PLAN - 36 PLEX
A-1.3 BUILDING A - LEVEL 2 & 3 FLOOR PLAN - 36 PLEX
A-1.4 BUILDING A - BUILDING SECTIONS
A-2.0 BUILDING B - EXTERIOR ELEVATIONS - 24 PLEX
A-2.1 BUILDING B - EXTERIOR ELEVATIONS - 24 PLEX
A-2.2 BUILDING B - LEVEL 1 FLOOR PLAN - 24 PLEX
A-2.3 BUILDING B - LEVEL 2 & 3 FLOOR PLAN - 24 PLEX
A-2.4 BUILDING B - BUILDING SECTIONS
A-3.0 BUILDING D - EXTERIOR ELEVATIONS - 44 PLEX
A-3.1 BUILDING D - EXTERIOR ELEVATIONS - 44 PLEX
A-3.2 BUILDING D - LEVEL 1 FLOOR PLAN - 44 PLEX
A-3.3 BUILDING D - LEVEL 2 & 3 FLOOR PLAN - 44 PLEX
A-3.4 BUILDING D - BUILDING SECTIONS
A-4.0 BUILDING E - EXTERIOR ELEVATIONS - 79 PLEX
A-4.1 BUILDING E - EXTERIOR ELEVATIONS - 79 PLEX
A-4.2 BUILDING E - COMPOSITE BUILDING PLAN - 79 PLEX
A-4.3 BUILDING E - LEVEL 1 FLOOR PLAN - PART PLAN 1
A-4.4 BUILDING E - LEVEL 1 FLOOR PLAN - PART PLAN 2
A-4.5 BUILDING E - LEVEL 2 to LEVEL 4 FLOOR PLAN - PART PLAN 1 A-4.6 BUILDING E - LEVEL 2 to LEVEL 4 FLOOR PLAN - PART PLAN 2 A-4.7 BUILDING E - BUILDING SECTIONS
A-5.0 UNIT PLAN
A-6.0 FACILITIES BUILDING - EXTERIOR ELEVATIONS
A-6.1 FACILITIES BUILDING - EXTERIOR ELEVATIONS
A-6.2 FACILITIES BUILDING - FLOOR PLAN
A-7.0 COMMUNITY CENTER - EXTERIOR ELEVATIONS
A-7.1 COMMUNITY CENTER - EXTERIOR ELEVATIONS
A-7.2 COMMUNITY CENTER - FLOOR PLAN
A-7.3 COMMUNITY CENTER - BUILDING SECTIONS
A-8.0 TRASH ENCLOSURE - PLAN & ELEVATIONS
A-9.0 MATERIAL AND COLOR BOARD

MECHANICAL SCREENING DIAGRAM
A-1.0 BUILDING A - EXTERIOR ELEVATIONS - 36 PLEX
A-1.1 BUILDING A - EXTERIOR ELEVATIONS - 36 PLEX
A-1.2 BUILDING A - LEVEL 1 FLOOR PLAN - 36 PLEX
A-1.3 BUILDING A - LEVEL 2 & 3 FLOOR PLAN - 36 PLEX
A-1.4 BUILDING A - BUILDING SECTIONS
A-2.0 BUILDING B - EXTERIOR ELEVATIONS - 24 PLEX
A-2.1 BUILDING B - EXTERIOR ELEVATIONS - 24 PLEX
A-2.2 BUILDING B - LEVEL 1 FLOOR PLAN - 24 PLEX
A-2.3 BUILDING B - LEVEL 2 & 3 FLOOR PLAN - 24 PLEX
A-2.4 BUILDING B - BUILDING SECTIONS
A-3.0 BUILDING D - EXTERIOR ELEVATIONS - 44 PLEX
A-3.1 BUILDING D - EXTERIOR ELEVATIONS - 44 PLEX
A-3.2 BUILDING D - LEVEL 1 FLOOR PLAN - 44 PLEX
A-3.3 BUILDING D - LEVEL 2 & 3 FLOOR PLAN - 44 PLEX
A-3.4 BUILDING D - BUILDING SECTIONS
A-0.3 SITE VIGNETTES
G-01 PRELIMINARY GRADING PLAN
L-1 CONCEPTUAL SITE PLAN
L-2 CONCEPTUAL SITE PLAN
L-3 CONCEPTUAL SITE PLAN
L-4 CONCEPTUAL WALL PLAN CONCEPT SITE PLAN A-0.2 PROJECT DATA A-0.3 SITE AERIAL VIEWS
A-0.4 SITE VIGNETTES
A-0.5 SITE VIGNETTES
A0.02-1 PHASING PLAN - PHASE 1
A0.02-2 PHASING PLAN - PHASE 2

34 20
54 26
11 5
15 8 8
15 2
11 12
7 5
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
STAIR 1
STAIR 2

STORAGE
LOBBY
MECH RM.

ELEV.

BIKE CAFE
LAUNDRY RM.

ELECTRICAL

FIRE RISER

UTILITY
23956 SF
Area

BUILDING PLAN NOTES

1. 2. 3

4. 5. 6 7 8

9. 10.

11.2 13.

SEE EDGE OF SLAB PLANS AND UNIT PLANS FOR ADDITIONAL DIMENSIONS AND OTHER INFORMATION.

COORDINATE ALL WORK WITH ALL ARCHITECTURAL, STRUCTURAL, CIVIL, MECHANICAL, ELECTRICAL, PLUMBING, AND LANDSCAPE DRAWINGS AND SPECIFICATIONS. NOTIFY ARCHITECT IMMEDIATELY IN WRITING OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION. NO SINGLE SHEET REPRESENTS ALL THE INFORMATION REQUIRED TO BUILD ANY PORTION OF THE BUILDING FOR ANY TRADE. GC IS RESPONSIBLE FOR COORDINATING THE WORK OF ALL TRADES WITH THE FULL SET OF CONSTRUCTION DOCUMENTS.

SEE A0.X SERIES SHEETS FOR ADDITIONAL GENERAL NOTES. SEE SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS. REFERENCE STRUCTURAL DRAWINGS FOR BEARING WALL LOCATIONS. REFERENCE ELEVATIONS FOR EXTERIOR CLADDING CONDITIONS.

AT LOCATIONS WHERE 2X4 UNIT DEMISING WALL EXTENDS BEYOND ADJACENT UNIT TOWARDS THE BUILDING EXTERIOR, THE EXTERIOR FRAMING WILL BE REQUIRED TO TRANSITION TO 2X6 WALL FRAMING. ALIGN THE OUTSIDE FACE OF STUDS WITH EDGE OF SLAB BELOW.

CONTINUE 2X6 STUD FRAMING AND ALL LAYERS OF INTERIOR GYPSUM BOARD TO CLOSEST INTERIOR PERPENDICULAR WALL, TYPICAL. MAINTAIN MINIMUM 7'-6" (90") HEADROOM CLEARANCE ABOVE FINISHED FLOOR AT ALL AMENITY AREAS AND HABITABLE SPACES AT RESIDENTIAL FLOORS. SEE PLANS FOR CEILING HEIGHTS. ALL WALKING SURFACES AT MEANS OF EGRESS ROUTES SHALL HAVE SLIP RESISTANT FINISH.

GROSS AREA: 5,798 SQ FT
NET AREA: 5,651 SQ FT
2803 SF WORK AREA
303 SF STOR.
165 SF CHRM. STOR.
281 SF TOOL ROOM
107 SF ELEC. 36 SF F.R.
162 SF OFFICE 2227 SF OPEN OFFICES233 SF LOCKER ROOM107 SF RR 74 SF RR
32 SF J.RM
234 SF BREAK ROOM212 SF CONFRENCE ROOM
TRASH
TRASH
TRASH

PEDESTRIANS ACCESS

PROPERTY LINE
PROPERTY LINE PROPERTY LINE PROPERTY LINE 18.0' 28.0' 18.0' 15.0' 3.6'

18.0' 28.0' 18.0'

5.0'

4.8'

8.2' 26.6' 24.9'

18.0' 26.6'

11.3' 7.0'

18.0' 28.0' 18.0' 15.0' 18.0' 28.0' 18.0' 5.0'

10.6' 17.9' 17.5' 21.0'32.4'

19.4'

13.4' HC HC

HC HC HC HC

SIDEWALK

SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK SIDEWALK R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R55.0'
R35.0' 28.0' 28.0'
GATE
GATE 37.6' 18.0'

20.3'

54.0'

15.4'

18.7'
R55.0' HC HC
HC HC
VAN
6 EVSE

EV READYEV READYEV READYEV READYEV READY EV CAPABLE EV CAPABLE EVSE EVSE EVSE

EV CAPABLEEV CAPABLEEV CAPABLE EVSE EVSE EVSEEV CAPABLEEV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE

EV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READYEV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY EV READY

EVSE EVSE

EVSE EVSE

EVSE EVSE

EVSE EVSE

EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE

EV CAPABLEEV CAPABLE

EV CAPABLEEV CAPABLEEV CAPABLE
HC HC

HC HC HC HC HC HC HC HC HC HC HC HC

HC HC HC HC HC HC

HC HC HC HC HC HC
HC HC

EV CAPABLE
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 31.6' 24.0'
3 7.0'

COURTYARD

OPEN SPACE

19.4'
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
STAIR 1
STAIR 2

STORAGE
LOBBY
MECH RM.

ELEV.

BIKE CAFE
LAUNDRY RM.

ELECTRICAL

FIRE RISER

UTILITY
23956 SF
Area
North
0 60'
Scale: 1" = 30' (on 24x36 sheet)
30' 120'
BLDG TYPE B -24 PLEX Apartment, All 1 BR/ 1BA
A
Club house/Supportive Services
- +/-5,000 sf.
- Pool
BLDG TYPE A -36 PLEX Apartment, All Studios
BLDG TYPE D -32 PLEX Apartment, All 1 BR/ 1BA
BLDG TYPE E -79 PLEX Apartment, All 2 BR/1 BA
B
A
E
D
Building Type D
- 44 Plex,
- All 1 Bedroom/ 1 Bath Unit Type
- Office at Ground Level
Faculties Building
- +/-7,750 sf.

Building Type B
- 24 Plex
- All 1 Bedroom/ 1 Bath
- 3 Stories
Building Type E
- 79 Plex
- All 2 Bedrooms/ 1 Bath
- 4 Stories
Building Type A
- 35 Plex
- All Studios
- 3 Stories

CONCEPT SITE PLAN
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

A-0.1

PROJECT DATA
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

A-0.2

POOL Xref ..\..\03-Common\x-Parking Calc.dwg WALTON AVENUE

HC HC HC HC
HC HC

HC HC HC HC VAN HC HC HC HC HC HC HC HC
HC HC
HC HC

HC HC HC HC HC HC
HC HC HC HCHC HC HC HC HC HC 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR5' - 6" MINIMUM CLEARANCE6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 1 A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR

IMAGINARY
PROP. LINE 40'-0" 40'-0"

IMAGINARY
PROP. LINE 15'-0"5'-8" IMAGINARY PROP. LINE
15'-10" 15'-10" 11'-10" 12'-0"
16'-8"

IMAGINARY
PROP. LINE 23'-10" 23'-10" BUILDING 1A BUILDING 2 BUILDING 1B BUILDING 5 BUILDING 3 BUILDING 4 BUILDING 6 TRASH ENCLOSURE 1 OF 4 TRASH ENCLOSURE 2 OF 4 TRASH ENCLOSURE 4 OF 4 TRASH ENCLOSURE 3 OF 4 TOT LOT ACCESSIBLE UNIT CALCULATIONS TOTAL UNITS = 182 NOTE: (110) UNITS LOCATED AT GROUND LEVEL OF BREEZEWAY BUILDINGS OR IN ELEVATOR BUILDING. (72) UNITS LOCATED AT UPPER LEVEL OF BREEZEWAY BUILDINGS WITH NO ELEVATOR. REQUIREMENTS PER 2022 CALIFORNIA BUILDING CODE CHAPTER 11A AND 11B FOR PUBLIC HOUSING. 1. (100) TYPE 11A - DWELLING UNIT(S) WITH ADAPTABLE FEATURES. 2. (10) TYPE 11B - (5%) OF DWELLING UNIT(S) WITH MOBILITY FEATURES. 3. (4) TYPE 11B - (2%) OF DWELLING UNIT(S) WITH COMMUNICATIONS FEATURES. (REFER TO ELECTRICAL SHEETS FOR LOCATION OF UNITS) PHASE 1: - BUILDING 4 - ALL ROADS AND CURBS - ALL UNDERGROUND UTILITIES - (4) TRASH ENCLOSURES JOB NO: DRAWN:

REVISIONS
ISSUE DATE: PROJ MGR: CHECKED: A0.02 -- --

MERRIMENT VILLAGE ARCHITECTURAL SITE PLAN
2023 - 06 - 09
2023-06-09 ISSUED FOR DESIGN DEVELOPMENT

WALTON AVENUE AND ANNEKA LANE
YUBA CITY, CA ARCHITECTURAL SITE PLAN 1 SCALE: 1/32" = 1'-0" -1

POOL Xref ..\..\03-Common\x-Parking Calc.dwg WALTON AVENUE

HC HC HC HC
HC HC

HC HC HC HC VAN HC HC HC HC HC HC HC HC
HC HC
HC HC

HC HC HC HC HC HC
HC HC HC HCHC HC HC HC HC HC 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S1 1A5.02 S11A5.02 S11A5.02 S11A5.02 S1 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR5' - 6" MINIMUM CLEARANCE6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 1 A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S1 1
A5.02
S11
A5.02
S11
A5.02
S11
A5.02
S1
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR

IMAGINARY
PROP. LINE 40'-0" 40'-0"

IMAGINARY
PROP. LINE 15'-0"5'-8" IMAGINARY PROP. LINE
15'-10" 15'-10" 11'-10" 12'-0"
16'-8"

IMAGINARY
PROP. LINE 23'-10" 23'-10" BUILDING 1A BUILDING 2 BUILDING 1B BUILDING 5 BUILDING 3 BUILDING 4 BUILDING 6 TRASH ENCLOSURE 1 OF 4 TRASH ENCLOSURE 2 OF 4 TRASH ENCLOSURE 4 OF 4 TRASH ENCLOSURE 3 OF 4 TOT LOT ACCESSIBLE UNIT CALCULATIONS TOTAL UNITS = 182 NOTE: (110) UNITS LOCATED AT GROUND LEVEL OF BREEZEWAY BUILDINGS OR IN ELEVATOR BUILDING. (72) UNITS LOCATED AT UPPER LEVEL OF BREEZEWAY BUILDINGS WITH NO ELEVATOR. REQUIREMENTS PER 2022 CALIFORNIA BUILDING CODE CHAPTER 11A AND 11B FOR PUBLIC HOUSING. 1. (100) TYPE 11A - DWELLING UNIT(S) WITH ADAPTABLE FEATURES. 2. (10) TYPE 11B - (5%) OF DWELLING UNIT(S) WITH MOBILITY FEATURES. 3. (4) TYPE 11B - (2%) OF DWELLING UNIT(S) WITH COMMUNICATIONS FEATURES. (REFER TO ELECTRICAL SHEETS FOR LOCATION OF UNITS) PHASE 2: - BUILDINGS 1A, 1B, 2, 3, 5, 6 - LANDSCAPING / POOL / TOT LOT JOB NO: DRAWN:

REVISIONS
ISSUE DATE: PROJ MGR: CHECKED: A0.02 -- --

MERRIMENT VILLAGE ARCHITECTURAL SITE PLAN
2023 - 06 - 09
2023-06-09 ISSUED FOR DESIGN DEVELOPMENT

WALTON AVENUE AND ANNEKA LANE
YUBA CITY, CA ARCHITECTURAL SITE PLAN 1 SCALE: 1/32" = 1'-0" -2

Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SITE AERIAL VIEWS
A-0.3

NORTH - EAST NORTH - WEST

SOUTH - EAST SOUTH - WEST

Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SITE VIGNETTES
A-0.4

Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

SITE VIGNETTES
A-0.5

Piles
Dense trees
Asph

WALTON AVENUE
< SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD
< SD < SD (E)30"SS (E)30"SS
(E)72"SD
(E)18"SD
(E)14"W
(E)8"W
(E)30"SS
(E)72"SD
(E)14"W
Ground cover Ground cover < SS < SS
W
W
W
W
W
W
W
W
63+00 64+00 65+00 66+00 67+00 68+00 69+00 70+00 71+00
W W
< SD < SD Ground cover Ground cover
94+00 95+00 96+00 97+00 98+00 99+00 100+00 101+00 102+00 103+00 (E) POWER POLE
(E) POWER POLE (E) POWER POLE (E) POWER POLE (E) POWER POLE (E) POWER PO W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W W
W
44' - 0" X 30' - 0

GATHERING ROOM
534 SF

SITTING AREA

WOMEN'S RR
62 SF
JAN.
131 SF
BREAK RM.
124 SF
OFFICE 4
129 SF
OFFICE 3
129 SF
OFFICE 2
127 SF
OFFICE 1
212 SF
PARCEL
285 SF

MAIL ROOM
37 SFF.R.
35 SF
UTI.
92 SF
ELEC.
107 SF
PREP.
89 SF

STORAGE
1435 SF

MULTI PURPOSE
ROOM
282 SF
MAINTENANCE/STO.
349 SF

POOL EQUIPMENT
106
SF

RESTROOM
110 SF
STOR.
1183 SF

FITNESS / EXERCISE
ROOM

OUTDOOR SITTING /

COURTYARD
221 SF

MAIN ENTRY
316 SF
LOBBY

COVERED WALKWAY

COVERED PATIO

FIREPLACE
DBL.FIREPLACE

POOL DECK
CORR./GALLERY
DW
STO.
62 SF
75 SF
DATA

COURTYARD

MEN'S RR OPEN ABOVE

OPEN ABOVE

SLOPING CEILING
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A5.02
B1
1 A3.01
STAIR 1 STAIR 2

STORAGE
LOBBY
MECH RM.

ELEV.

BIKE CAFE
LAUNDRY RM.ELECTRICAL
2 A3.01

FIRE RISER

UTILITY
GROSS AREA: 5,798 SQ FT
NET AREA: 5,651 SQ FT
2803 SF

WORK AREA
303 SF
STOR.
165 SF
CHRM. STOR.
281 SF

TOOL ROOM
107 SF
ELEC.
36 SFF.R.
162 SF
OFFICE 2
227 SF

OPEN OFFICES
233 SF

LOCKER ROOM
107 SF
RR
74 SF
RR
32 SF
J.RM
234 SF

BREAK ROOM
212 SF

CONFRENCE ROOM

18.0' 28.0' 18.0' 15.0'

5.0'

18.0' 28.0' 18.0'

5.0'

5.0' 4.8'

8.2'

26.6'

12.9'

18.0'

26.6'

11.3'

7.0'

18.0' 28.0' 18.0' 15.0' 18.0' 28.0' 18.0' 5.0' 10.6'

17.9'

17.5'

21.0'

32.4'

19.4'

13.4'
HC HC
HC HC
HC HC
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R35.0'
R55.0'
R35.0'

28.0'

28.0'

37.6'

18.0'

20.3'

54.0'

15.4' 18.7'
R55.0'
HC HC
HC HC
VAN
EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE

EV CAPABLEEV CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE

EV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLEEV CAPABLE EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EVSE EVSE

EVSE EVSE

EVSE EVSE

EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
HC HC

HC HC HC HC HC HC
HC HC
HC HC
HC HC

HC HC HC HC
HC HC
HC HC

HC HC HC HC
HC HC
EV

CAPABLE
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR

31.6' 24.0'

7.0'
(E) POWER POLE (E) POWER POLE (E) POWER POLE (E) POWER POLE (E) POWER POLE

X X X X X X X X X X X X X X X
X X
X X
X
X
X
X
X

X X X X X X X
X X X
X X

X X X X X

X X X X
X X X

X X X X
X X X
X X
X X
X X
X X
X X
X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X

X X X X

X X X X X X X X X X X

X X X X X X X

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)

E(OH) E(OH)

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)
(E) PUMP / WELL
W W
(E) WATER VALVE

ANNEKA LANE
E(OH)
E(OH)
(P) BUILDING
FF=57.00
PAD=56.33
(P) BUILDING
FF=57.00
PAD=56.33 (P) BUILDING
FF=57.00
PAD=56.33
(P) BUILDING
FF=57.00
PAD=55.66
(P) DEPRESSED

LANDSCAPING
TOP=55.20
BOT=54.20
TBC=56.50 AC=56.00
TBC=56.50 AC=56.00
TBC=56.70 AC=56.20
GRADE
BREAK
< SD < SD < SD < SD
GRADE
BREAK
GRADE
BREAK
GRADE
BREAK
(E)FL=54.55
(E)TBC=55.05
(E)FL=54.80
(E)TBC=55.30
(P) SWALETOP=54.80
BOT=53.30
(P) SWALETOP=55.20
BOT=53.20
DI=54.90 ORIF=54.20
TBC=55.90 AC=55.40
(E)GRD=55.25
(E)GRD=55.40
(E)GRD=55.10
(E)GRD=55.05
(E)GRD=55.15
(E)CL=55.20
(E)CL=55.40
(E)CL=55.70
(E)CL=56.15
(E)GRD=55.45
(E)GRD=55.70
(E)GRD=55.90
(E)GRD=56.60
(E)GRD=55.45
TBC=55.50 AC=55.00TBC=56.10 AC=55.60
(E)FL=55.60
(E)TBC=56.05
(E)FL=54.95
(E)TBC=55.40
TBC=56.40 AC=55.90
TBC=56.30 AC=55.80
TBC=56.20 AC=55.70
TBC=55.90 AC=55.40
TBC=56.40 AC=55.90
TBC=56.00 AC=55.50
TBC=56.10 AC=55.60
TBC=56.30 AC=55.80
TBC=55.82 AC=55.32
TBC=55.65 AC=55.15
TBC=55.83 AC=55.33
TBC=55.70 AC=55.20
TBC=56.35 AC=55.85
TBC=55.50 AC=55.00
TBC=55.90 AC=55.40
TBC=55.90 AC=55.40
TBC=55.80 AC=55.30
TBC=56.70 AC=56.20
GRADE
BREAK
< SD
< SD
< SD
TBC=55.70 AC=55.20
(P) SWALE
TOP=55.25BOT=54.00
TBC=56.00 AC=55.50
TBC=56.00 AC=55.50
TBC=56.00 AC=55.50
TBC=56.50 AC=56.00
TBC=55.40 AC=54.90
TBC=55.40 AC=54.90
TBC=56.70 AC=56.20
TBC=56.00 AC=55.50
TBC=56.60 AC=56.10
TBC=55.90 AC=55.40
TBC=55.80 AC=55.30 TBC=56.00 AC=55.50
TBC=56.70 AC=56.20
TBC=56.90 AC=56.20
TBC=55.50 AC=55.00
TBC=55.58 AC=55.08
TBC=55.57 AC=55.07
TBC=55.55 AC=55.05
TBC=55.53 AC=55.03
TBC=55.50 AC=55.00
(P) BUILDING
FF=56.30
PAD=55.66
TBC=55.72 AC=55.22TBC=55.63 AC=55.13
TBC=55.60 AC=55.10
TBC=55.50 AC=55.00
TBC=56.50 AC=56.00
TBC=56.70 AC=56.20
TBC=56.50 AC=56.00
DI=55.00 ORIF=53.20
TBC=56.70 AC=56.20

2.00%

2.00%

1.85%

1.85%

1.50%

1.50%

2.00%

2.00%

2.00%

2.00%

2.50%

2.00%

1.95%

2.50%

2.20%

1.80% 2.00%

2.00%

2.10%

2.20%
TBC=55.90 AC=55.40
TBC=55.70 DI=54.60
12"INV=53.20
< SD < SD
< SD
< SD
(P) BUILDING
FF=57.00
PAD=56.33
(P) BUILDING
FF=57.00
PAD=56.33
(P) BUILDING
FF=57.00
PAD=56.33
(P) BUILDING
FF=57.00
PAD=56.33
TBC=55.20 AC=54.70

2.50%

1.50%

2.00%
0 15' 30' 60' 120'
SCALE 1"=30'
Merriment Village Apartments YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 4 , 2023| MR000000.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

PLANNING
ENGINEERS & SURVEYORS SINCE 1892

PRELIMINARY GRADING PLAN
G-01

X
X
X
< SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD
< SD
< SS
W
W
< SS
< SD
X

W W W W W W W W

W W W W W W

W W W W W
W

X X X X X X X X X X X
X X
X X
X
X
X

X X X X X X
X X
X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X

X X X X

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)
E(OH)
HC HC
HC HC
HC HC
HC HC
HC HC
VAN
EVSE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EV CAPABLE

EV CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE

EV CAPABLEEV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EV READYEV READY

EV READYEV READYEV READY

EV READYEV READY

EV READYEV READY

EVSE EVSE

EVSE EVSE

EVSE EVSE

EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
HC HC
HC HC

HC HC HC HC
HC HC
HC HC
HC HC

HC HC HC HC
HC HC
HC HC

HC HC HC HC
HC HC
EV

CAPABLE
Walton Avenue
Existing
Residential
Existing
Residential
Undeveloped
Existing
Residential
SHADE TREE 67
Trees in pedestrian and parking areas to provide shade
Acer rubrum 'Autumn Flame' / Autumn Flame Red Maple 15 gal.

Cinnamomum camphora / Camphor Tree 15 gal.

Pistacia chinensis 'Keith Davey' / Keith Davey Chinese Pistache 15 gal.

Quercus shumardii / Shumard Oak 15 gal.

Ulmus parvifolia 'Allee' TM / Allee Lacebark Elm 15 gal.

STREET TREE 17
Match existing species for continuity
Ginkgo biloba 'Autumn Gold' TM / Autumn Gold Maidenhair Tree 15 gal.

Platanus x acerifolia / London Plane Tree 15 gal.

Quercus suber / Cork Oak 15 gal.

Zelkova serrata 'Village Green' / Village Green Sawleaf Zelkova 15 gal.

ACCENT TREE 42
Tree with interesting form or flowers
Acer palmatum / Japanese Maple 15 gal.

Cercis occidentalis / Western Redbud 15 gal.

Lagerstroemia indica / Crape Myrtle 15 gal.

Prunus cerasifera 'Krauter Vesuvius' / Krauter Vesuvius Purple-leaf Plum 15 gal.

Pyrus calleryana 'Chanticleer' / Chanticleer Callery Pear 15 gal.

EVERGREEN/SCREEN TREE 21
Broadleaf and coniferous evergreen trees to provide screening and year around green trees
Laurus x `Saratoga` / Saratoga Hybrid Laurel 15 gal.

Podocarpus gracilior / Fern Pine 15 gal.

NARROW UPRIGHT TREE 40
Tree with upright growth habit for use in narrow spaces and against buildings
Brachychiton populneus / Kurrajong 15 gal.

Quercus x 'Crimschmidt' / Crimson Spire™ Oak 15 gal.

UPRIGHT EVERGREEN 193
Evergreen with narrow, upright form to accentuate the building facade Cupressus sempervirens 'Monshel' TM / Tiny Tower Italian Cypress 15 gal.

Juniperus virginiana 'Skyrocket' / Skyrocket Eastern Redcedar 15 gal.

Thuja occidentalis 'Smaragd' / Emerald Green Arborvitae 15 gal.

EVERGREEN SHRUB / HEDGE 795
Small to medium hedge, 30"-42" high, may be informal or formal (sheared) hedge, depending on space and location
Ligustrum japonicum 'Texanum' / Texanum Privet 5 gal.

Olea europaea 'Little Ollie' TM / Little Ollie Olive 5 gal.

Rhaphiolepis umbellata 'Minor' / Yedda Hawthorn 5 gal.

ACCENT SHRUB 146
Shrub with intersting form, texture or flowers, 30-42" tall.

Hesperaloe parviflora / Red Yucca 5 gal.

Perovskia atriplicifolia / Russian Sage 5 gal.

Phormium tenax spp. / New Zealand Flax, med/sm varieties 5 gal.

Rosa x 'Noaschnee' TM / Flower Carpet White Groundcover Rose 5 gal.

Salvia leucantha / Mexican Bush Sage 5 gal.

INFILL SHRUB 546
Evergreen shrub, 30-42" high, for mid ground and mass planting.

Callistemon viminalis 'Little John' / Little John Weeping Bottlebrush 5 gal.

Cistus x purpureus / Orchid Rockrose 5 gal.

Dietes iridioides / Fortnight Lily 5 gal.

Nandina domestica 'Gulf Stream' TM / Gulf Stream Heavenly Bamboo 5 gal.

Pittosporum tobira 'Wheeler's Dwarf' / Wheeler's Dwarf Pittosporum 5 gal.

Rhaphiolepis indica / Indian Hawthorn 5 gal.

SMALL ACCENT SHRUBS 427
Small shrub with interesting texture or flowers, for mass planting and borders at high visibility locations and entries
Dianella revoluta 'DR5000' TM / Little Rev Flax Lily 1 gal.

Dianella revoluta 'Variegated' / Variegated Flax Lily 1 gal.

Liriope muscari 'Majestic' / Majestic Lilyturf 1 gal.

Liriope muscari 'Silvery Sunproof' / Silvery Sunproof Lilyturf 1 gal.

Salvia microphylla / Graham Sage 1 gal.

Zauschneria californica / California Fuchsia 1 gal.

VINE 9
Clinging vine at walls to provide screening and deter graffiti Ficus pumila / Creeping Fig 5 gal.

Parthenocissus tricuspidata / Boston Ivy 5 gal.

ORNAMENTAL GRASS 3,931 sf
Bouteloua gracilis / Blue Grama Grass 1,816 1 gal. 18" oc Calamagrostis x acutiflora `Karl Foerster` / Feather Reed Grass 334 5 gal. 42" oc Carex tumulicola / Foothill Sedge 1,022 1 gal. 24" oc
Chondropetalum tectorum / Cape Rush 454 5 gal. 36" oc
Muhlenbergia capillaris / Pink Muhly Grass 164 5 gal. 60" oc Muhlenbergia dubia / Pine Muhly 454 1 gal. 36" oc
Muhlenbergia rigens / Deer Grass 164 5 gal. 60" oc

CONCEPT PLANT SCHEDULE
BIO-FILTRATION PLANTING 5,623 sf
Grasses and grasslike plants suitable for use in areas of potential inundation. Plant species shall conform to any local guidelines of plant lists for these types of facilities.

Carex tumulicola / Foothill Sedge 1,462 1 gal. 24" oc
Juncus patens `Carman`s Grey` / Spreading Rush 936 1 gal. 30" oc Muhlenbergia rigens / Deer Grass 234 5 gal. 60" oc
SPREADING GROUND COVER 18,087 sf
Low ground cover, 6"-24", for mass planting
Arctostaphylos x 'Emerald Carpet' / Emerald Carpet Manzanita 2,089 1 gal. 36" oc Baccharis pilularis 'Twin Peaks#2' / Twin Peaks #2 Coyote Brush 752 1 gal. 60" oc Coprosma petriei 'Verde Vista' / Verde Vista Mirror Plant 1,535 1 gal. 42" oc Cotoneaster dammeri 'Lowfast' / Lowfast Bearberry Cotoneaster 752 1 gal. 60" oc Juniperus horizontalis 'Blue Chip' / Blue Chip Juniper 1,175 1 gal. 48" oc Myoporum parvifolium 'Prostratum' / Prostrate Trailing Myoporum 752 1 gal. 60" oc Rosmarinus officinalis 'Huntington Carpet' / Huntington Carpet Rosemary 752 1 gal. 60" oc ACCENT GROUND COVER 12,655 sf
Low planting, 6"-30", with interesting form, texture or flowers.

Hemerocallis spp. / Daylily species 1,462 1 gal. 36" oc Lomandra longifolia 'Breeze' TM / Breeze Mat Rush 1,462 1 gal. 36" oc Trachelospermum jasminoides / Chinese Star Jasmine 822 1 gal. 48" oc Verbena x hybrida / Verbena 2,105 1 gal. 30" oc
LAWN 14,870 sf
Natural turf/sod for passive recreation
-
SYNTHETIC TURF 288 sf
SynLawn or equal
-
DECOMPOSED GRANITE 1,277 sf
May include stabilizer, min. 3" depth
-
MULCH 1,769 sf
Bark mulch area, for ease of maintenace and lessening of water demand, used at low visibility areas/back of building
-
NORTH
Sheet L1 - Conceptual Site Plan
Merriment Apartments - Yuba City, CA
0' 20' 40' 80'
scale: 1" = 40'-0"
25 May 2023
C:\Users\User\Dropbox\SHLA\Projects\2023\23-04-Habitat for Humanity Yuba City\Tasks-CAD\Prelim\23-04-LSPrelim.dwg

VICINITY MAP
Project
Location
Picnic
Picnic
See enlarged
plan on
Sheet L2
See enlarged
plan on
Sheet L3

LANDSCAPE AREA CALCULATIONS
Total Site Area: 343,592 sf
Total Landscape Area: 94,713 sf
Irrigated planter: 70,155 sf
Bio-swale: 6,354 sf
Lawn: 14,870 sf
Inert: 3,334 sf
Percentage of Total Site as Landscape: 28 %

PRELIMINARY WELO CALCULATIONS
Plant Type
The calculations provided below are an initial estimate of water usage for the planting and irrigation design being proposed with this plan. Hydrozones are approximated and may change with the final design, but the overall intent will remain and compliance with WELO will be achieved.

Shrubs
Water Use (per

WUCOLS)
Moderate
Type of
Irrigation (IE)
Drip (0.81)
Hydrozone
Area (sf)
10,938 sf
Plant
Factor

0.5 Shrubs Low Drip (0.81) 0.3 59,217 sf
Total:

Estimated Total Water Use (ETWU):

Maximum Applied Water Allowance (MAWA): 1,464,545 gal.
1,316,859 gal.

City (ETo): Yuba City (46.5)
Estimated Average ETAF:

Maximum Allowable ETAF: 0.45

0.39 Bio-swale Low Drip (0.81) 0.3 6,354 sf
91,379 sf

WELO COMPLIANCE
This project has been designed to conform with the State's Model Water Efficient Landscape Ordinance (MWELO).

IRRIGATION DESIGN
The irrigation on the site will use drip irrigation, will meet the City's requirements, and will comply with the requirements of WELO. Equipment will include dedicated irrigation meter, smart controller, weather sensor, and efficient irrigation emitters, nozzles, and other equipment.

PLANTING DESIGN
The landscape design uses water-wise plant species suitable for this region and that are low maintenance and durable, uses trees to shade paved areas, and plants have been grouped into hydro-zones. References used for the landscape design include published information from the local jurisdiction, Sunset Western Garden Book and WUCOLS.

SLA (lawn) 14,870 sf
ETWU (gal.)
194,656
632,306
428,702
67,847
1,323,511
Note: hatch symbols in legend are at 20-scale; trees and shrub symbols are not to scale Pool
Dog
Run
Open
Lawn
Community
Garden
Play
Area
Community
Building
Leasing and
Community
Use
Building
A
Building D
Building E
Building B Building C
Planter area - see
enlarged plans
included this plan set
for planting detail
Facilities
Building

PARKING LOT SHADE CALCULATIONS
Shade area on plans is identified with the hatch symbol shown here and conforms to the municipality's guidelines. Tree diameters per species is based on published City documentation or the Sunset Western Garden Book.

Tree Type Area at
100%
(sf)
100% 75% 50% 25% Subtotal
sf qty. sf qty. sf qty. sf qty.

Parking Lot Shade Tree 962 16354 17 4329 6 14911 31 0 0 35594 sf Evergreen / Screen Tree 706 0 0 0 0 6707 19 530 3 7237 sf Total shade provided: 42831 sf
Parking area: 83945 sf
Percentage of shade provided (0.5 min. req'd): 0.51

MINIMUM OPEN SPACE / RECREATION TABLE
Calculations to show compliance with YCMC Sec. 8-5.703. Area included in calculations includes the central amenity area, see outline above. Additional recreational areas, such as private balconies and recreation room(s) are not included in this calculation.

Total number of units: 217
Required Min. Open Space (200 sf/unit): 43,400 sf
Provided Open Space Area: 48,988 sf. (226 sf/unit)
Area used to
determine Code
compliance for
recreation space
provided per unit

30'-0" Cont.
100%
100%
100%
100%
100%
100%
100%
100%
50%
50%
50%
50%
50% 50%
50%
50%
50% 50%
50% 50% 50%
50% 50%
50% 50%
50%
50%
50%
50%
50%
50%
50%
50%
50%
50% 50% 50%
75%
75%
X
< SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD W
W W
< SS
< SD < SD < SD

W W W W W

W W W W W W

W W W W W W W

X X X X X X X X X X X X X X X X X X X X X X X
X X
X
X
X
X
X
X
X
X
X
X
X X

X X X X X X X X X X X X X

X X X X X

X X X X

X X X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X X
X X

X X X X X

X X X X E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)

E(OH) E(OH) E(OH)
E(OH)

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) W
E(OH)
E(OH)
E(OH)
HC HC
HC EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EVSE

EVSE EVSE

EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
HC HC

HC HC HC HC
HC HC
HC HC
HC HC
HC HC
Pool
Open Lawn
Walton Avenue
Existing
Residential
Existing
Residential
Play Area
Community
Building
Leasing and
Community Use
Building E
Building D
Dog
Run
NORTH
Sheet L2 - Conceptual Site Plan
Merriment Apartments - Yuba City, CA
Trash enclosure, see
architect's plan
0' 10' 20' 40'
scale: 1" = 20'-0"
25 May 2023
C:\Users\User\Dropbox\SHLA\Projects\2023\23-04-Habitat for Humanity Yuba City\Tasks-CAD\Prelim\23-04-LSPrelim.dwg Clinging vines on walls to
trash enclosure to deter graffiti
Evergreen screen trees
along project edge at
existing residential uses
Evergreen hedge along
property line
Low ground cover at car
overhang area
Parking lot shade tree with low
planting beneath to keep views
open through parking area
Masses of shrubs, grasses,
and ground cover of different
colors, textures and sizes
create a cohesive and
aesthetic landscape theme
throughout the site
Evergreen shrubs with an
upright growth habit to
accentuate the building design
Medium height evergreen
hedge (fence height) at
perimeter of dog run
Parking lot area for minimum
shade requirement calculations,
see table on Sheet L1
Accent plants at building
corner
Evergreen plants along
building footprint
Accent tree and low accent
planting at building entry
Evergreen hedge along
property line
Parking lot shade tree with low
planting beneath to keep views
open through parking area
Flowering accent tree and
planting at corner of building
Seat wall planter with accent
tree
Accent plants with spiky
texture in narrow planter
between walkway and patio
Picnic pavilion with shade
structure
Seating area with shade tree
near play area
Turf area within pool fence
with pool furniture
Seating area at dog run
Vinyl-coated chain link fence
at perimeter of dog run
Synthetic area for flex space
outside multi-use room
Benches with shade tree at
play area
Concrete pool deck
Multi-age play area
Open lawn for passive
recreation
Trees with narrow growth
habit at narrow planters and
against buildings
Bio-swale with plants that can
handle infrequent inundation;
final limits of swale per civil
engineer's design
Street trees spaced at regular
intervals along Walton Avenue
frontage
Accent trees and
planting at entry
Evergreen hedge to
screen parked cars

30'-0" 30'-0" 30'-0" Cont.
100%
100%
100%
100%
100%
100% 100%
100%
100%
50%
50%
50%
50% 50%
50% 50%
50%
50%
50%
50% 50%
50%
50%
50%
50%
50%
50%
50%
50%
50%
75%
75%
75%
75%
< SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD
< SD < SD
< SS < SS
< SD

W W W W W W W W W W W

W W W W W W
W W W

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X

X X X X X X X X X X X X X X X X X X X X X X X

X X X X

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)
E(OH)
HC HC
HC HC
HC HC
HC
VAN
EVSE
EV

CAPABLE
EV

CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EVSE EVSE
EVSE
EV

CAPABLE
EV

CAPABLE
HC HC

HC HC HC HC
HC HC
HC HC

HC HC HC HC
EV

CAPABLE
Community
Garden
Walton Avenue
Existing
Residential
Existing
Residential Undeveloped
Building A
Building B Building C
Building E
Leasing and
Community Use
Pool
Facilities
Building
NORTH
Sheet L3 - Conceptual Site Plan
Merriment Apartments - Yuba City, CA
0' 10' 20' 40'
scale: 1" = 20'-0"
25 May 2023
C:\Users\User\Dropbox\SHLA\Projects\2023\23-04-Habitat for Humanity Yuba City\Tasks-CAD\Prelim\23-04-LSPrelim.dwg Trash enclosure, see
architect's plan
Clinging vines on walls to
trash enclosure to deter graffiti
Masses of shrubs, grasses,
and ground cover of different
colors, textures and sizes
create a cohesive and
aesthetic landscape theme
throughout the site
Evergreen shrubs with an
upright growth habit to
accentuate the building design
Trees with narrow growth
habit at narrow planters and
against buildings
Evergreen plants along
building footprint
Accent tree at corner of
community building and main
pedestrian walkway
Parking lot shade tree with low
planting beneath to keep views
open through parking area
Picnic pavilion with shade
structure
Concrete pool deck
Trees with narrow growth
habit at narrow planters and
against buildings
Bio-swale with plants that can
handle infrequent inundation;
final limits of swale per civil
engineer's design
Street trees spaced at regular
intervals along Walton Avenue
frontage
Accent trees and
planting at entry
Evergreen hedge to
screen parked cars
Masses of shrubs, grasses, and ground
cover of different colors, textures and
sizes create a cohesive and aesthetic
landscape theme throughout the site
Parking lot shade tree with low
planting beneath to keep views
open through parking area
Trash enclosure, see
architect's plan
Clinging vines on walls
to trash enclosure to
deter graffiti
Street trees spaced at regular
intervals along Walton Avenue
frontage
Community garden with
raised planters, compost
bins, and decomposed
granite paving
Shade structure
with picnic table
Tool shed
Evergreen screen trees
along project edge at
existing residential uses
Evergreen hedge along
property line
Evergreen hedge along
property line
Parking lot shade tree with low
planting beneath to keep views
open through parking area
Accent tree and planting at main
entry to building
Mulch ground cover at the back
side of the building for ease of
maintenance and to lessen
water demand for the site
Accent planting at
entry
Low planting along
edge of walkway
Evergreen shrubs with
an upright growth habit
to accentuate the
building design
Parking lot area for minimum
shade requirement calculations,
see table on Sheet L1, typ.

X
X
X
< SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SS < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD < SD
< SD
< SS
W
W
< SS
< SD
X

W W W W W W W W

W W W W W W

W W W W W
W

X X X X X X X X X X X
X X
X X
X
X
X

X X X X X X
X X
X X X
X

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

X X X X X X X X X X X

X X X X

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)

E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH) E(OH)
E(OH)
HC HC
HC HC
HC HC
HC HC
HC HC
VAN
EVSE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EV CAPABLE

EV CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE EVSE EVSE EVSE
EV

CAPABLE
EV

CAPABLE

EV CAPABLEEV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE

EV CAPABLE
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY
EV
READY

EV READYEV READY

EV READYEV READYEV READY

EV READYEV READY

EV READYEV READY

EVSE EVSE

EVSE EVSE

EVSE EVSE

EVSE EVSE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
EV

CAPABLE
HC HC
HC HC

HC HC HC HC
HC HC
HC HC
HC HC

HC HC HC HC
HC HC
HC HC

HC HC HC HC
HC HC
EV

CAPABLE
Walton Avenue
Existing
Residential
Existing
Residential
Undeveloped
Existing
Residential
NORTH
Sheet L4 - Conceptual Wall Plan
Merriment Apartments - Yuba City, CA
0' 20' 40' 80'
scale: 1" = 40'-0"
28 June 2023
C:\Users\User\Dropbox\SHLA\Projects\2023\23-04-Habitat for Humanity Yuba City\Tasks-CAD\Prelim\23-04-LSPrelim_rev01.dwg Picnic
Picnic

WALL AND FENCE LEGEND
Perimeter wall, solid precast concrete, 6'-0" height
Pool
Dog
Run
Open
Lawn
Community
Garden
Play
Area
Community
Building
Leasing and
Community
Use
Building
A
Building D
Building E
Building B Building C
Planter area - see
enlarged plans
included this plan set
for planting detail
Facilities
Building
Provide solid screen
fence/wall along project
perimeter. See image this
sheet.

Scale: 3/4" = 1'-0"
FN-TubeSteel_1.dwg
Tube Steel Fence
Notes:

1. Submit shop drawings for
approval.

2. Powder-coat finish, U.O.N.

Color to be selected.

3. Maintain fence min.
2"/max4" from finish face of
buildings or built elements,
U.O.N.

Ht. varies, per callout
5'-0" min. at pool enclosure
24"
embed.
8"Ø
2"
30" 1 1/2"
2"
8"
30" Ht. varies 1-1/2"
4" oc
(max), typ.

Sq. post cap
1x2 TS rail, center
on post, cont.
weld at post, top,
mid and bottom
Center picket on rails,
cont. weld all sides
3 4" square TS
picket
2" sq. TS post at
6'-0" oc max., at
corners and changes
in direction
Concrete footing
Slope top of
footing to drain
Top rail
Post cap
Picket,
center on
rails
Post
Bottom rail
Concrete
footing
FG
FG
8" o.c.

Mid rail
Scale: none
Perimeter Wall
Perimeter Wall
Tube steel fence, see detail this sheet. Fence height per location as called out on the plan
Chain link fence with vinyl coating at dog run area, 48" height 6'-0" high tube steel fence,
sliding vehicle gate in this
location
6'-0" high tube steel
fence
6'-0" high tube steel fence,
swinging vehicle gate in this
location (2 leaves each
opening in direction of travel
5'-0" high tube steel fence
for pool enclosure

EXTERIOR ELEVATIONS - APARTMENT 'A' - 35 PLEX
A1.00
scale: 1/16"=1'-0" (on 24"x36" sheet)
0 8' 16' 32' 64' Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. January 14, 2023 | MR220585.00 Yuba City, California

LEFT ELEVATION NORTH ELEVATION

REAR ELEVATION RIGHT ELEVATION

5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
124'-3" 64'-1"
31'-0" 15'-0" 32'-3" 15'-0" 31'-0" 64'-1"
Unit S1
Unit S1
Unit S1
Unit S1
Unit S2 Unit S2
Unit S2 Unit S2
Laundry
Unit S1
Unit S1
Unit S1
Elect.

Storage
FR
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING A - 36 PLEX A-1.2
LEVEL 1
SCALE: 1/8" = 1'-0"

124'-3" 64'-1"
31'-0" 15'-0" 32'-3" 15'-0" 31'-0" 64'-1"
Unit S1
Unit S1
Unit S1
Unit S1
Unit S2 Unit S2
Unit S2 Unit S2
Unit S1
Unit S1
Unit S1
Unit S1
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING A - 36 PLEX A-1.3
LEVEL 2 & 3
SCALE: 1/8" = 1'-0"

0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
19' - 9"
LEVEL2..

T.O. PLATE
31' - 11 5/8"

TOP OF ROOF
34' - 5"

PARAPAT A
35' - 0"

PARAPAT B
37' - 6"

PARAPAT C
S1
S1 S1 ALT
S1 ALT S1 ALT
S1 ALT S1
S1
S1 S1 ALT S1 ALT S1
2 A3.01
0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
19' - 9"
LEVEL2..

T.O. PLATE
31' - 11 5/8"

TOP OF ROOF
34' - 5"

PARAPAT A
35' - 0"

PARAPAT B
37' - 6"

PARAPAT C
1 A3.01
S1
S1
S1
S1
S1
S1 S1
S1
S1 S1
S1
STOR.

Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

BUILDING SECTIONS
BUILDING A - 36 PLEX A-1.4

SECTION A - A
SCALE: 1/8" = 1'-0"

SECTION B - B
SCALE: 1/8" = 1'-0"

EXTERIOR ELEVATIONS - APARTMENT 'B' - 24 PLEX
A2.00
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
Top of Plate
Top of Plate
9'-0" 9'-0" 9'-0"
38'-9"
Roof
Third Floor
Second Floor
Top of Plate
Top of Parapet

PERSPECTIVE - FRONT ELEVATION RIGHT ELEVATION

FRONT ELEVATION

EXTERIOR ELEVATIONS - APARTMENT 'B' - 24 PLEX
A2.01
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'

PERSPECTIVE - REAR ELEVATION

REAR ELEVATION

LEFT ELEVATION
Top of Plate
Top of Plate
9'-0" 9'-0" 9'-0"
38'-9"
Roof
Third Floor
Second Floor
Top of Plate
Top of Parapet

5' - 6" MINIMUM CLEARANCE
6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR 5' - 6" MINIMUM CLEARANCE 6' - 4" MINIMUM CLEARANCE @ 2' - 8" DOOR
120'-3"
29'-91
2 "
13'-2" 42'-8" 13'-2" 21'-5
1 2
" 67'-4" 24'-10" 24'-10" 6'-0"
6'-43132" 21'-51
2 "
13'-2" 42'-8" 13'-2" 21'-5
1 2
" 11'-8" 67'-4" 6'-0" 11'-8" 49'-8"
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Lau.

FR
Elect.

Elect.

Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING B - 24 PLEX A-2.2
LEVEL 1
SCALE: 1/8" = 1'-0"

120'-3"
29'-91
2 "
13'-2" 42'-8" 13'-2" 21'-5
1 2
" 67'-4" 24'-10" 24'-10" 6'-0"
6'-431
32 " 21'-51
2 "
13'-2" 42'-8" 13'-2" 21'-5
1 2
" 11'-8" 67'-4" 6'-0" 11'-8" 49'-8"
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Unit A1
Roof
below
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING B - 24 PLEX A-2.3
LEVEL 2 & 3
SCALE: 1/8" = 1'-0"

0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
32' - 4 7/8"

TOP OF ROOF
11' - 8"

PARAPET A
36' - 3 1/8"

PARAPET B
38' - 9 1/8"

PARAPET C
A1
A1 A1
A1
A1
STAIR 1 STAIR 2 A1
A1
A1 A1 A1 A1
2 A3.01 38' - 9 1/8"
19' - 9"
LEVEL2..

T.O. PLATE
15' - 11 13/16"

STAIR MID-LANDING
0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
32' - 4 7/8"

TOP OF ROOF
11' - 8"

PARAPET A
36' - 3 1/8"

PARAPET B
38' - 9 1/8"

PARAPET C
1 A3.01
A1
A1
A1
A1
A1 38' - 9 1/8"
19' - 9"
LEVEL2..

T.O. PLATE
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

BUILDING SECTIONS
BUILDING B - 24 PLEX A-2.4

SECTION A - A
SCALE: 1/8" = 1'-0"

SECTION B - B
SCALE: 1/8" = 1'-0"

EXTERIOR ELEVATIONS - APARTMENT 'D' - 44 PLEX
A3.00
scale: 1/8"=1'-0" (on 24"x36" sheet)
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
Top of Plate
Top of Plate
9'-0" 9'-0" 9'-0"
36'-6"
Roof
Third Floor
Second Floor
Top of Plate
Top of Parapet

PERSPECTIVE - FRONT ELEVATION RIGHT ELEVATION

FRONT ELEVATION

EXTERIOR ELEVATIONS - APARTMENT 'D' - 44 PLEX
A3.01
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'

PERSPECTIVE - REAR ELEVATION

REAR ELEVATION

LEFT ELEVATION
Top of Plate
Top of Plate
9'-0" 9'-0" 9'-0"
38'-9"
Roof
Third Floor
Second Floor
Top of Plate
Top of Parapet

Unit A1 Unit A1
Unit A1 Unit A1
Management
Unit A1 Unit A1
Unit A1 Unit C1
Unit A1 Unit A1
Unit A1 Unit A1
Office
Lobby
Break Room
Storage
Office
Laundry Room
Hallway
Security Office
FR
Elect.
230'-11"
21'-6" 13'-2" 42'-8" 13'-2" 42'-8" 13'-2" 42'-8" 13'-2" 28'-9" 67'-4" 11'-8" 49'-8" 6'-0" 55'-10" 56'-5
1 2
" 55'-2
1 2
"
56'-1" 7'-4" 6'-0" 11'-8" 24'-10" 24'-10"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING D - 44 PLEX A-3.2
LEVEL 1
SCALE: 1/8" = 1'-0"

Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Unit A1 Unit A1
Roof
below
230'-11"
21'-6" 13'-2" 42'-8" 13'-2" 42'-8" 13'-2" 42'-8" 13'-2" 28'-9" 67'-4" 11'-8" 49'-8" 6'-0" 55'-10" 56'-5
1 2
" 55'-2
1 2
"
56'-1" 7'-4" 6'-0" 11'-8" 49'-8"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
BUILDING D - 44 PLEX A-3.3
LEVEL 2 & 3
SCALE: 1/8" = 1'-0"

0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
19' - 9"
LEVEL2
T.O. PLATE
32' - 4 7/8"

TOP OF ROOF
36' - 3 1/8"

PARAPET B
38' - 9 1/8"

PARAPET C
ELEC. A1 STAIR 4 A1 STAIR 3 A1 A1 STAIR 2 A1 A1 STAIR 1 A1 A1 A1 A1 A1 A1 A1 A1
A1
A1
A1 A1 A1 A1 A1 A1 A1 A1
2 A3.01
30' - 4 7/8"

PARAPET D
T.O. PLATE
0"
LEVEL 1
T.O. SLAB
10' - 7 7/8"
LEVEL 2
T.O. SHEATHING
21' - 3 3/4"
LEVEL 3
T.O. SHEATHING
30' - 4 7/8"
ROOF

BEARING
9' - 1 1/8"
LEVEL 1.

T.O. PLATE
19' - 9"
LEVEL2
T.O. PLATE
32' - 4 7/8"

TOP OF ROOF
12' - 2"

PARAPET A
36' - 3 1/8"

PARAPET B
38' - 9 1/8"

PARAPET C
1 A3.01
A1
A1
A1 A1
A1
OFFICE
30' - 4 7/8"

PARAPET D
T.O. PLATE
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

BUILDING SECTIONS
BUILDING D - 44 PLEX A-3.4

SECTION A - A
SCALE: 1/8" = 1'-0"

SECTION B - B
SCALE: 1/8" = 1'-0"

EXTERIOR ELEVATIONS - APARTMENT 'E' - 79 PLEX
A4.00
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California

LEFT ELEVATION NORTH WALTON AVENUE ELEVATION

INTERIOR ELEVATION RIGHT ELEVATION

EXTERIOR ELEVATIONS - APARTMENT 'E' - 79 PLEX
A4.01
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00 Yuba City, California

PERSPECTIVE - FRONT ELEVATION

PERSPECTIVE - REAR ELEVATION

382'-11"
130'-31
2 " 32'-5" 130'-2" 71'-3" 3'-10
1 2
" 28'-5
1 2
" 10'-5" 28'-6"
11'-4" 163'-11" 32'-5" 164'-1" 5'-1" 6'-1"
Corridor Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1
Laundry
Room
Unit B1 Unit B1 Unit B1 Unit B1 Bike
Cafe
Electrical
Lobby
Elev.

Mech.

Sto.

Entry
11'-10" 33'-112
" 12'-9
1 2
" 32'-3
1 2
" 10'-11" 17'-3
1 2
" 11'-2
1 2
" 28'-6" 3'-4"
382'-11"
130'-31
2 " 32'-5" 130'-2" 71'-3" 3'-10
1 2
" 28'-5
1 2
" 10'-5" 28'-6"
11'-4" 163'-11" 32'-5" 164'-1" 5'-1" 6'-1"
Corridor Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Lobby
Elev.

Mech.

Sto.

Entry
11'-10" 33'-112
" 12'-9
1 2
" 32'-3
1 2
" 28'-6" 10'-11" 28'-6" 3'-4"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

COMPOSITE BUILDING PLAN
BUILDING E - 79 PLEX A-4.2
LEVEL 1
SCALE: 1/16" = 1'-0"
LEVEL 2 to LEVEL 4
SCALE: 1/16" = 1'-0"

382'-11"
130'-3
1 2
"
32'-5" 71'-3" 3'-10
1 2
" 28'-5
1 2
" 10'-5" 28'-6"
11'-4" 163'-11" 32'-5"
Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1
Laundry
Room
Unit B1 Bike
Cafe
Electrical
Lobby
Elev.

Mech.

Sto.

Entry
11'-10" 33'-112
"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN - PART PLAN 1
BUILDING E - 79 PLEX A-4.3
LEVEL 1
SCALE: 1/8" = 1'-0" CUT LINE REFER TO SHEET A-4.4

382'-11"
32'-5" 130'-2"
32'-5" 164'-1" 5'-1" 6'-1"
Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1
Laundry
Room
Unit B1 Unit B1 Unit B1 Unit B1 Bike
Cafe
Electrical
Lobby
Entry
12'-9
1 2
" 32'-3
1 2
" 10'-11" 17'-3
1 2
" 11'-2
1 2
" 28'-6" 3'-4"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN - PART PLAN 2
BUILDING E - 79 PLEX A-4.4
LEVEL 1
SCALE: 1/8" = 1'-0" CUT LINE REFER TO SHEET A-4.3

382'-11"
130'-3
1 2
"
32'-5" 71'-3" 3'-10
1 2
" 28'-5
1 2
" 10'-5" 28'-6"
11'-4" 163'-11" 32'-5"
Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1 Unit B1
Lobby
Elev.

Mech.

Sto.

Entry
11'-10" 33'-112
"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN - PART PLAN 1
BUILDING E - 79 PLEX A-4.5
LEVEL 2 to LEVEL 4
SCALE: 1/8" = 1'-0" CUT LINE REFER TO SHEET A-4.4

382'-11"
32'-5" 130'-2"
32'-5" 164'-1" 5'-1" 6'-1"
Corridor
Unit B1 Unit B1 Unit B1 Unit B1 Unit B1
Unit B1 Unit B1 Unit B1 Unit B1
Lobby
Entry
12'-9
1 2
" 32'-3
1 2
" 28'-6" 10'-11" 28'-6" 3'-4"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN - PART PLAN 2
BUILDING E - 79 PLEX A-4.6 CUT LINE REFER TO SHEET A-4.3 LEVEL 2 to LEVEL 4
SCALE: 1/8" = 1'-0"

0"
LEVEL 1
T.O. SLAB
20' - 2 3/4"
LEVEL 3
T.O. SHEATHING
39' - 5 1/8"
ROOF

BEARING
9' - 1"
LEVEL 1.

T.O. PLATE
10' - 1 3/8"
LEVEL 2.

T.O. SHEATHING
19' - 2 3/8"
LEVEL2..

T.O. PLATE
41' - 5 5/8"

TOP OF ROOF
29' - 3 3/4"
LEVEL 4
T.O. PLATE
30' - 4 1/8"
LEVEL 4.

T.O. SHEATHING
46' - 6"

PARAPAT A
47' - 6"

PARAPAT B
47' - 11"

PARAPAT C
MECH RM. BIKE CAFE ELECTRICAL
B1 B1 B1 B1 B1 B1 B1
B1 B1 B1 B1 B1
B1
B1 B1 B1
B1
B1
B1
LOBBY
B1 B1 B1 B1 B1 MECH RM. B1 B1 B1 B1 B1
B1 B1 B1 B1 B1
LOBBY
LOBBY
MECH RM. LOBBY
MECH RM.

B1 B1 B1 B1 B1 47' - 11"
MECH RM. BIKE CAFE ELECTRICAL
B1 B1 B1 B1 B1 B1 B1
B1 B1 B1 B1 B1
LOBBY B1
B1 B1 B1 B1 B1 MECH RM. B1 B1
B1 B1 B1 B1 B1
LOBBY
LOBBY
MECH RM. LOBBY
MECH RM.

B1 B1
0"
LEVEL 1
T.O. SLAB
20' - 2 3/4"
LEVEL 3
T.O. SHEATHING
39' - 5 1/8"
ROOF

BEARING
9' - 1"
LEVEL 1.

T.O. PLATE
10' - 1 3/8"
LEVEL 2.

T.O. SHEATHING
19' - 2 3/8"
LEVEL2..

T.O. PLATE
41' - 5 5/8"

TOP OF ROOF
29' - 3 3/4"
LEVEL 4
T.O. PLATE
30' - 4 1/8"
LEVEL 4.

T.O. SHEATHING
46' - 6"

PARAPAT A
47' - 6"

PARAPAT B
47' - 11"

PARAPAT C
B1 B1
B1 B1 B1
B1
B1
B1
B1 B1 B1 B1
B1 B1 B1 B1 47' - 11"
10' - 1 3/8"
LEVEL 2
T.O. SHEATHING
20' - 2 3/4"
LEVEL 3
T.O. SHEATHING
39' - 5 1/8"
ROOF

BEARING
9' - 1"
LEVEL 1.

T.O. PLATE
19' - 2 3/8"
LEVEL2..

T.O. PLATE
41' - 5 5/8"

TOP OF ROOF
29' - 3 3/4"
LEVEL 4
T.O. PLATE
30' - 4 1/8"
LEVEL 4.

T.O. SHEATHING
46' - 6"

PARAPAT A
47' - 6"

PARAPAT B
47' - 11"

PARAPAT C
LOBBY
LOBBY
LOBBY
LOBBY 47' - 11"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

BUILDING SECTIONS
BUILDING D - 79 PLEX A-4.7

SECTION A - A
SCALE: 1/16" = 1'-0"
SECTION A - A PART 2
SCALE: 1/8" = 1'-0"
SECTION A - A PART 1
SCALE: 1/8" = 1'-0" CUT LINE REFER TO PART 1 CUT LINE REFER TO PART 2

SECTION B - B
SCALE: 1/8" = 1'-0"

BEDROOM LIVING

BATH KITCHEN
21'-3
1 2
" 24'-9
1 2
"
MAIN BATH BEDROOM 1 LIVING
BEDROOM 2 BEDROOM 3

KITCHEN

LAUNDRY
W.H.

BATHROOM
1216 SF
C1
55'-9"
13'-1" 21'-41
2 " 21'-3
1 2
" 30'-9
1 2
" 6'-0" 24'-9
1 2
"
34'-11" 20'-10" 24'-9
1 2
" 6'-0"
LIVING BEDROOM 1
BEDROM 2

BATHROOM

KITCHEN
PANTRY W.H.
24'-2" 8'-5"
32'-7" 28'-0" 3'-2" 24'-10"

LIVING/BEDROOM
BATH KITCHEN 31'-0"
15'-11"

LIVING/BEDROOM
BATH KITCHEN 31'-0"
15'-11"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
UNIT PLAN A-5.0
UNIT A1
SCALE: 1/8" = 1'-0"
UNIT S1
SCALE: 1/8" = 1'-0"
UNIT S1-ALT.

SCALE: 1/8" = 1'-0"
UNIT C1
SCALE: 1/8" = 1'-0"
UNIT B1
SCALE: 1/8" = 1'-0"

EXTERIOR ELEVATIONS - FACILITIES BUILDING
A6.00

HABITAT FOR HUMANITY
Yuba City, Ca.

The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00

PERSPECTIVE

FRONT ELEVATION LEFT ELEVATION

EXTERIOR ELEVATIONS - FACILITIES BUILDING
A6.01

HABITAT FOR HUMANITY
Yuba City, Ca.

The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. APRIL 14, 2023 | MR220585.00

PERSPECTIVE

REAR ELEVATION RIGHT ELEVATION

2803 SF

WORK AREA
303 SF
STOR.
165 SF
CHRM. STOR.
281 SF

TOOL ROOM
107 SF
ELEC.
36 SF
F.R.
162 SF
OFFICE 2
227 SF

OPEN OFFICES
233 SF

LOCKER ROOM
107 SF
RR
74 SF
RR
32 SF
J.RM
234 SF

BREAK ROOM
212 SF

CONFRENCE ROOM
72'-0" 89'-0"
42'-5" 18'-1" 11'-6" 11'-6" 23'-6" 54'-0"
72'-0"
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
FACILITES BUILDING A-6.2

EXTERIOR ELEVATIONS - COMMUNITY CENTER
A7.00
scale: 1/16"=1'-0" (on 24"x36" sheet)
0 8' 16' 32' 64'
First Floor
Max. Bldg. Hght.
25'-7 1/2"
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. April 14, 2023 | MR220585.00 Yuba City, California

FRONT ELEVATION

PERSPECTIVE - FRONT ELEVATION RIGHT ELEVATION

A7.01

EXTERIOR ELEVATIONS - COMMUNITY CENTER

REAR ELEVATION

PERSPECTIVE - REAR ELEVATION LEFT ELEVATION
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
scale: 1/8"=1'-0" (on 24"x36" sheet)
0 4" 8 16' 32'
First Floor
Max. Bldg. Hght.
25'-7 1/2"
Merriment Village Apartments
Yuba City, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. April 14, 2023 | MR220585.00 Yuba City, California

44' - 0" X 30' - 0

GATHERING ROOM
534 SF

SITTING AREA

WOMEN'S RR
62 SF
JAN.
131 SF
BREAK RM.
124 SF
OFFICE 4
129 SF
OFFICE 3
129 SF
OFFICE 2
127 SF
OFFICE 1
212 SF
PARCEL
285 SF

MAIL ROOM
37 SF
F.R.
35 SF
UTI.
92 SF
ELEC.
107 SF
PREP.
89 SF

STORAGE
1435 SF

MULTI PURPOSE
ROOM
282 SF
MAINTENANCE/STO.
349 SF

POOL EQUIPMENT
106
SF

RESTROOM
110 SF
STOR.
1183 SF

FITNESS / EXERCISE
ROOM

OUTDOOR SITTING /

COURTYARD
221 SF

MAIN ENTRY
316 SF
LOBBY

COVERED WALKWAY

COVERED PATIO

FIREPLACE
DBL.

FIREPLACE

POOL DECK
CORR./GALLERY
DW
STO.
62 SF
75 SF
DATA

COURTYARD

MEN'S RR OPEN ABOVE

OPEN ABOVE

SLOPING CEILING
182'-0"
10'-0" 36'-0" 32'-5" 35'-7" 32'-0" 22'-0" 94'-0" 5'-10" 37'-6" 24'-0" 15'-4" 11'-4" 25'-6" 6'-2" 14'-4" 20'-0" 48'-0" 14'-0" 22'-0" 32'-0" 4'-0" 82'-0" 8'-0" 94'-0" Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

FLOOR PLAN
COMMUNITY CENTER A-7.2

0"
LEVEL 1
T.O. SLAB
12' - 0"
LEVEL 2
T.O. TRUSS
10' - 6"

TRUSS BEARING
24' - 10 7/8"

LOBBY ROOF BEARING
0"
LEVEL 1
T.O. SLAB
12' - 0"
LEVEL 2
T.O. TRUSS
10' - 6"

TRUSS BEARING
24' - 10 7/8"

LOBBY ROOF BEARING
0"
LEVEL 1
T.O. SLAB
12' - 0"
LEVEL 2
T.O. TRUSS
10' - 6"

TRUSS BEARING
24' - 10 7/8"

LOBBY ROOF BEARING
DW Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

BUILDING SECTION
COMMUNITY CENTER A-7.3

SECTION A - A
SCALE: 1/8" = 1'-0"

SECTION B - B
SCALE: 1/8" = 1'-0"

SECTION C - C
SCALE: 1/8" = 1'-0"

KEY PLAN
A A
B
B
C
C

1'-4" 3'-0" 7'-8" 12'-0"
21'-6"

DOORS ANCHORED
TO 4" SQ POST.

PROVIDE STL. LATCH. -

CONCRETE
APRON 12'-0" SLOPE TO DRAIN 1/4" PER 1'-0"
CONC. CURB
CURB LINE WITH 12"
DROP
21'-6"
1 4 2
3 6'-0"
T.O. CONCRETE
T.O. WALL 9'-4"
T.O. ROOF
2"X2" WELDED STEEL TUBE FRAME WITH
METAL PANEL INFILL.

PROVIDE STEEL LATCH W/ PAD LOCK;

BALL BEARING HINGES & BOTTOM LIFT
ANCHOR

STANDING SEAM METAL ROOFING
4" GALV. STEEL PIPE COLUMNS

CONCRETE FILLED
6"X6" GALV. TUBE STEEL COLUMNS W/

FLAT ANCHOR PLATE PER STRUCTURAL
4"X8" GALV. TUBE STEEL, SPACED AS
SHOWN. SEE STRUCTURAL FOR

ATTACHMENT
4"X10" GALV. TUBE STEEL, SPACED
AS SHOWN. SEE STRUCTURAL

FOR ATTACHMENT
8" ROCKFACE
CMU
Merriment Village Apartments

YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations APRIL 14 , 2023| MR220585.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc.

TRASH ENCLOSURE
PLAN
SCALE: 1/4" = 1'-0"
FRONT ELEVATION - 1
SCALE: 1/4" = 1'-0"
REAR ELEVATION - 3
SCALE: 1/4" = 1'-0"
REAR ELEVATION - 4
SCALE: 1/4" = 1'-0"
REAR ELEVATION - 2
SCALE: 1/4" = 1'-0"

PERSPECTIVE

NOT TO SCALE

PLAN & ELEVATIONS
A-8.0

Merriment Village Apartments YUBA CITY, CA
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations JANUARY 12 , 2023| MR000000.00 (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2023 BSB Design, Inc. MATERIAL & COLOR BOARD A0.11 A0.11 PLASTER / SIDING WALL ACCENT 1 2 3 4 5 PLASTER / SIDING WALL ACCENT PLASTER / SIDING WALL ACCENT PLASTER / SIDING WALL ACCENT STONE ACCENT PLASTER / SIDING WALL ACCENT 6 7 8 9 10 PLASTER / SIDING WALL ACCENT PLASTER / SIDING WALL ACCENT PLASTER / SIDING WALL ACCENT STONE ACCENT 11 PLASTER / SIDING WALL ACCENT SCHEME 1 12 PLASTER / SIDING WALL ACCENT 13 PLASTER / SIDING WALL ACCENT 14 PLASTER / SIDING WALL ACCENT 15 PLASTER / SIDING WALL ACCENT SW 7629GRAPYOR APPROVED EQUAL
SW 7628WINDFRESH WHITEOR APPROVED EQUAL
SW 7638JOGGING PATH OR APPROVED EQUAL
SW 9165GOSSAMER VEIL OR APPROVED EQUAL
SW 7048URBANE BRONZE OR APPROVED EQUAL
SW 7729EDENAMEOR APPROVED EQUAL
SW 2735ROCKWEEDOR APPROVED EQUAL
SW 9560NIGHT OUTOR APPROVED EQUAL
SW 7724CANOEOR APPROVED EQUAL
SW 6190FILMY GREEN OR APPROVED EQUAL
SW 7659GRIS OR APPROVED EQUAL
SW 7657TINSMITHOR APPROVED EQUAL
SCHEME 2 SCHEME 3 16 STONE ACCENT
SW 7018DOVETAIL OR APPROVED EQUAL

BUECHEL WALNUT TAILOREDLEDGESTONEOR APPROVED EQUAL

BUECHELVINTAGE GOLDTAILORED LEDGESTONEOR APPROVED EQUAL

BUECHEL TITANIUM TAYLOREDLEDGESTONEOR APPROVED EQUAL

EXHIBIT B

1 CITY OF YUBA CITY

CONDITIONS OF APPROVAL
DEVELOPMENT PLAN 23-02
AUGUST 23, 2023

MERRIMENT VILLAGE APARTMENTS
APN: 058-120-001-000

NOTICE TO PROJECT APPLICANT
In accordance with the provisions of Government Code Section 66020(d)(1), the imposition of fees, dedication, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within ninety (90) calendar days after the date of imposition of fees, dedications, reservation, or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997.

IMPORTANT: PLEASE READ CAREFULLY
Please note that this project is subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through the development plan review and environmental assessment essential to mitigate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relationship to the neighborhood and environment.

Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings can be made.

All discretionary conditions of approval will ultimately be deemed mandatory unless appealed by the applicant to the City Council within 10 days after the decision by the Planning Commission. In the event you wish to appeal the Planning Commission’s decision or discretionary conditions of approval, you may do so by filing a written appeal with the City Clerk. The appeal shall state the grounds for the appeal and wherein the Commission failed to conform to the requirements of the zoning ordinance. This should include identification of the decision or action appealed and specific reasons why you believe the decision or action appealed should not be upheld.

Approval of this development plan shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject property and the proposed development.

Approval of this development plan may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this development plan, the zoning ordinance, and all City standards and specifications. This development plan is granted, and the conditions imposed, based upon

2 the application submittal provided by the applicant, including any operational statement. The application is material to the issuance of this development plan. Unless the conditions of approval specifically require operation inconsistent with the application, a new or revised development plan is required if the operation of this establishment changes or becomes inconsistent with the application. Failure to operate in accordance with the conditions and requirements imposed may result in revocation of the development plan or any other enforcement remedy available under the law. The City shall not assume responsibility for any deletions or omissions resulting from the development plan review process or for additions or alterations to any construction or building plans not specifically submitted and reviewed and approved pursuant to this development plan or subsequent amendments or revisions. These conditions are conditions imposed solely upon the development plan, and are not conditions imposed on the City or any third party. Likewise, imposition of conditions to ensure compliance with federal, state, or local laws and regulations does not preclude any other type of compliance enforcement.

These conditions are applicable to any person or entity making use of this development plan, and references to “developer” or “applicant” herein also include any applicant, property owner, owner, leasee, operator, or any other person or entity making use of this development plan.

CONDITIONS OF APPROVAL

1. To the furthest extent allowed by law, applicant/property owner shall indemnify, hold harmless and defend City and each of its officers, officials, employees, consultants, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, damages and costs (including attorney's fees, litigation expenses and administrative record preparation costs) arising from, resulting from, or in connection with any ThirdParty Action (as hereinafter defined). The term “Third Party Action” collectively means any legal action or other proceeding instituted by (i) a third party or parties, or (ii) a governmental body, agency or official other than the City, that: (a) challenges or contests any or all of these Conditions of Approval or any approval associated with entitlements associated with the project (collectively “Approvals”); or (b) claims or alleges a violation of CEQA or another law in connection with the Approvals by the City, or the grant, issuance or approval by the City of any or all Approvals. Applicant’s/property owner’s obligations under this paragraph shall apply regardless of whether City or any of its officers, officials, employees, consultants, agents or volunteers are actively or passively negligent, but shall not apply to any loss, liability, fines, penalties forfeitures, costs or damages caused solely by the active negligence or willful misconduct of the City or any of its officers, officials, employees, agents or volunteers. The provisions of this section shall survive any termination, revocation, overturn, or expiration of an approval.

Nothing in this section shall obligate the City to defend any claim and the City shall not be required to pay or perform any settlement arising from any such claim not defended by the City, unless the City approves the settlement in writing. Nor shall the City be prohibited from independently defending any claim, and if the City does decide to independently defend a claim, the applicant/property owner shall be responsible for City’s attorneys’ fees, expenses of litigation, and costs for that independent defense, including the costs of preparing any required administrative record. Applicant/property owner shall submit all documents filed in the Third-Party Action for review and approval of the City Attorney prior to filing of said documents on behalf of the City.