COUNTY OF MENDOCINO DEPARTMENT OF PLANNING AND BUILDING SERVICES 501 LOW GAP ROAD ROOM 1440 UKIAH CALIFORNIA 95482

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1 COUNTY OF MENDOCINO DEPARTMENT OF PLANNING AND BUILDING SERVICES 501 LOW GAP ROAD ROOM 1440 UKIAH CALIFORNIA IGNACIO GONZALEZ, DIRECTOR Telephone FA OCTOBER 22, 2010 NOTICE OF PUBLIC HEARING AND AVAILABILITY OF DRAFT NEGATIVE DECLARATION FOR PUBLIC REVIEW NOTICE IS HEREBY GIVEN THAT the Mendocino County Planning Commission at its regular meeting on Thursday, November 18, 2010, at 9:00 a.m., to be held in the Board of Supervisors Chambers, 501 Low Gap Road, Ukiah, California, will conduct a public hearing on the following project and the Draft Negative Declaration at the time listed or as soon thereafter as the item may be heard. CASE#: MS DATE FILED: 8/19/2008 OWNER: RICHARD & SHERYL VANNELLI APPLICANT: RICHARD VANNELLI AGENT: BARRETT CO. AND SHERI HANSEN REQUEST: Minor Subdivision of a 475 acre parcel to create four parcels each containing 40 acres and a Remainder Parcel containing 315 acres. LOCATION: 6+/- miles south of Ukiah on the north side of McNab Ranch Road (private), approximately 2 miles west of its intersection with Highway 101, located at 2371 McNab Ranch Road; AP# PROJECT COORDINATOR: FRED TARR ENVIRONMENTAL DETERMINATION: The Department of Planning and Building Services has prepared a Draft Negative Declaration for the above project (no significant environmental impacts are anticipated which cannot be adequately mitigated). A copy of the Draft Negative Declaration is available for public review at 501 Low Gap Road, Room 1440, Ukiah, California, and at 790 South Franklin Street, Fort Bragg, California. The staff report and notice are available on the Department of Planning and Building Services website at Your comments regarding the above project and/or the Draft Negative Declaration are invited. Written comments should be submitted to the Department of Planning and Building Services, at 501 Low Gap Road, Room 1440, Ukiah, California, no later than November 17, Oral comments may be presented to the Planning Commission during the public hearing. The Planning Commission's action regarding this item shall be final unless appealed to the Board of Supervisors. The last day to file an appeal is the 10th day after the Planning Commission's decision. To file an appeal of the Planning Commission's decision, a written statement must be filed with the Clerk of the Board with a filing fee prior to the expiration of the above noted appeal period. If you challenge the project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Department of Planning and Building Services or the Planning Commission at, or prior to, the public hearing. All persons are invited to appear and present testimony in this matter. Additional information regarding the above noted item may be obtained by calling the Department of Planning and Building Services at , Monday through Friday, 8:00 a.m. through 5:00 p.m. Should you desire notification of the Planning Commission's decision you may do so by requesting notification in writing and providing a selfaddressed stamped envelope to the Department of Planning and Building Services. IGNACIO GONZALEZ, Director of Planning & Building Services

2 NOVEMBER 18, 2010 PAGE PC-1 OWNER/ APPLICANT: AGENT: REQUEST: LOCATION: TOTAL ACREAGE: RICHARD VANNELLI 1025 QUIETWATER RD. SANTA ROSA, CA JAMES BARRETT BARRETT CO PO BO 1448 UKIAH, CA Minor Subdivision of a 475 +/- acre parcel to create four parcels each containing 40 acres and a Remainder Parcel containing 315 +/- acres. 6+/- miles south of Ukiah on the north side of McNab Ranch Road (private), approximately 2 miles west of its intersection with Highway 101, located at 2371 McNab Ranch Road; AP# /- Acres ZONING: Upland Residential- 40 acre minimum (UR 40) ADJACENT ZONING: North: Rangeland- 160 acre minimum (RL 160) East: Rangeland- 160 acre minimum/ Agriculture- 40 acre minimum (RL 160/Ag 40) South: Upland Residential- 40 acre minimum/ Agriculture- 40 acre minimum (UR 40/Ag 40) West: Rangeland- 160 acre minimum/ Upland Residential- 40 acre minimum (RL 160/UR 40) GENERAL PLAN: Remote Residential 40 acre minimum (RMR 40) SURROUNDING LOT SIZES: EISTING USES: SURROUNDING LAND USES: North: 160 Acres East: 26.6 Acres to 95.3 Acres South: 40.3 Acres West: 39 Acres to 120 Acres Vacant except for a cabin North: Range Land and Rural Residential East: Range Land/Vineyards/Rural Residential South: Rural Residential/Agricultural Preserve West: Rural Residential SUPERVISORIAL DISTRICT: 5 OTHER RELATED APPLICATIONS ON SITE: CC and B77-89 Reconfigured four legal parcels on the subject property B Merged four legal parcels created by B into one legal parcel which is the subject property

3 PAGE PC-2 S /U /R On November 13, 2001, the Planning Commission recommended to the Board of Supervisors approval of S /U /R for a major subdivision and clustered residential development of a 520-acre parcel, (being much of the same property for this application). The project would have created 12 residential parcels ranging in size from 1.5+/- acres to /- acres and a remainder of 447+/- acres/ The Board of Supervisors approved the project, however, subsequently a neighboring property owner filed a legal challenge to the County s approval. No further action was taken with this litigation as the project was withdrawn. B and MS Conditionally approved by the Planning Commission on February 15, 2007 to adjust a portion of the subject property into the adjoining parcel to the south and then to divide the parcel to be reconfigured into two parcels. B expired on June 9, PROJECT DESCRIPTION: The applicant proposed a minor subdivision to create four (4) forty (40) acre parcels and a remainder parcel of 315 acres. The project site is in the McNab Ranch area approximately 6 miles south of Ukiah and 2 miles west of the intersection of McNab Ranch Road and Highway 101.The property is in an area consisting of moderate to steep terrain with the majority of the 475 acres having slopes of 30% to 40%. Access to the subject property is via McNab Ranch Road (private), another existing private road that serves the home which is located on the property to the south (APN ) and a future private road which will serve all of the proposed parcels. There is currently a cabin and water tank on the proposed 315 +/- acre remainder parcel and two water tanks on proposed Parcel 2. The applicant has indicated that there are existing springs on each of the proposed parcels yielding from 0.50 gallons per minute (gpm) to 2.73 gpm. There are drainage swales on the subject property that traverse from the north to the south and empty into McNab Creek and eventually reach the Russian River. Section 17-52(F) of the Mendocino Division of Land Regulations states that: No lot shall have a depth of greater than three (3) times the average width of the lot; provided, however that the Planning Commission may approve greater width-depth ratios when necessitated by topography or other physical conditions, or where property is to be used for commercial or industrial purposes. It appears that Parcel Numbers 2 and 3 exceed the three to one ratio. The topography of this property creates difficulty in locating buildable sites on the 40 acre minimum sites and the location of the springs creates another issue. Staff recommends that the Planning Commission approve the greater than 3 to 1 depth to width ratio. ENVIRONMENTAL REVIEW: The following issues have been identified in the Initial Study Environmental Checklist: Earth and Water (Items 1A, 1B, 1C, 1E, 3B, 3E, and 3G): Approval of the proposed subdivision would allow for additional residential units, accessory structures such as garages and outbuildings, and other improvements including the development of access roads and driveways. Staff anticipates that significant grading will be necessary when developing building pads, driveways and the access roads. Likewise, erosion of soils or other drainage pattern issues might result from development of the proposed parcels, septic systems, driveways and access roads. Without proper erosion control, the soils being eroded would likely end up in McNab Creek and eventually into the Russian River. The tentative map for the project provides likely house sites on the four proposed (unimproved) parcels which are all near the drainage swales noted above in the Project Description section. Conditions Number 1 and 2 are recommended to ensure that Best Management Practices (BMPs) are employed during the construction phases of the proposed sites and also that the possibility for future grading requirements and drainage control measures are noted on the Parcel Map. Policy RM-61 from the Mendocino County General Plan recommends that development be located designed, and constructed to protect soil resources, and to minimize soil loss and erosion: Slopes over 15 percent: Limit land uses, densities, intensities and disturbances, vegetation removal, and hydrologic modification on slopes exceeding 15 percent. Slopes 20 percent or more: In addition to standards for slopes over 15%, establish slope stability requirements for areas with, or directly adjacent to, slopes of 20% or greater within geologic units susceptible to slope failure and areas of mapped landslides.

4 PAGE PC-3 Slopes 30 percent or more: In addition to standards for slopes over 20%, discourage road and building site construction in areas that exceed 30 percent slopes or cross slopes. (Condition Number 3) Air Quality (Items 2A-C ): Upon referral, general comments were received from the County Air Quality Management District (AQMD). The general comments received for the proposed project relate to particulate matter generated from unpaved roads, woodstove installation, onsite combustion engines, and grading activities. According to the County GIS maps, the project area lies within a region which may contain Naturally Occurring Asbestos. Substantial air emissions or a deterioration of ambient air quality is not expected to rise to a level of significance as a result of the project. Staff will recommend that standard conditions regarding rocked roads, compliance with AQMD regulations for stationary onsite internal combustion engines and grading activity be required. Conditions Number 4 through 6 are recommended to ensure that impacts to air quality are held to a less than significant level. Plant and Wildlife (Items 4A-D and 5A-D): A review of the Natural Diversity Data Base and the Biological Resource Maps indicates that the project site is not in or within close proximity to sensitive wildlife habitat. Furthermore, the Department of Fish and Game has not offered comments as to potential adverse impacts upon sensitive wildlife habitat. The project is subject to the filing fees required by Fish and Game Code Section unless a waiver is granted by that agency. (See Condition Number 7.) Noise (Item 6A): Although an increase in noise levels will most likely result from the grading and housing construction phases of the development, overall, staff does not believe the project would cause significant impacts beyond the minor inconvenience during this period. Light and Glare (Item 7a): With the increased development on site, outside lighting and glare may impact surrounding residences and impact the quality of the nighttime sky dark sky. Condition Number 8 will address any concerns with regards to lighting and glare by requiring lighting to be downcast and internally directed. Land Use (Item 8A): RMR-Remote Residential: The RMR classification is intended to be applied to lands having constraints for commercial agriculture, timber production or grazing, which are well suited for small scale farming and low density agricultural/ residential uses by the absence of such limitations as inadequate access, unacceptable hazard exposure or incompatibility with adjoining resource land uses. The classification is also applied to some areas which might not otherwise qualify except for the fact that the land has been divided and substantial development has occurred. The recommended maximum dwelling density for UR-40 is one dwelling per 40 acres. County review and approval is required for more than one dwelling per legally created parcel. Ag Preserve Lands adjacent to the north, east, west and most of the south of the subject property are within a Type I or Type II Agricultural Preserve. For disclosure purposes Condition Number 9 is recommended to advise the property owner and/or subsequent grantees that the property is adjacent to Agricultural Preserve land and may be subject to inconvenience or discomfort arising from agricultural practices, which occasionally generate dust, noise smoke and odors. Housing (Item 11A): The County has recently adopted an Inclusionary Housing Ordinance, wherein the County acknowledges that it must meet the demand to construct housing for all economic levels of society, not only to meet policies of the State of California but also to better serve the County itself. County Code Section states that the ordinance shall apply at the subdivision level for projects entailing residential development of two or more units.

5 PAGE PC-4 As the five proposed parcels are primarily vacant, it is anticipated that the subdivision will result in the eventual development of five single family residences. Payment of an in-lieu fee shall be at the discretion of the developer in the following situations: ownership projects with fewer than twenty (20) units, projects in hillside areas, or in developments of two and fewer units per acre. Five units would thus require that the in-lieu fee is 20% of the County-wide median sales price of a single-family residence of the same size in Mendocino County. The median sales price shall be determined annually by the County Assessor prior to March 1, for use in the following year. (County Code Section ). Staff recommends Condition Number 10 to satisfy the Inclusionary Housing Ordinance. Transportation (Items 12 A-F ). The Mendocino County Department of Transportation has reviewed the project request and offers the following comments in part: The applicant proposes a minor subdivision to create four parcels of 40.0 acres each, from an existing parcel (APN ) totaling 475 acres, leaving a remainder of 315 acres. The proposed subdivision is located 6 miles south of Ukiah, on the north side of McNab Ranch Road (private), approximately 2 miles west of its intersection with Highway 101, at 2371 McNab Ranch Road. Proposed parcels 1 through 4 are accessed across the southern portion of the remainder parcel by an existing easement along a northern property line of the Lands of Andrew (APN ). The parcels are undeveloped in steep terrain, and are serviced by a dirt road between 9 and 10 feet wide with slopes of between 16 and 17 percent. The proposed parcels including the Remainder have unorthodox shapes which do not meet the requirements of Section unless findings can be made that this configuration is necessitated by topography or other physical conditions. We will support the Planning Department s position on this matter. Condition Numbers 11, 12, 13, 14, 15, and 16 and Special Condition Number 1 will mitigate impacts upon traffic circulation and traffic safety from increased residential traffic generated by the project. The County Addresser has reviewed the project with regards to addressing for public interest, safety, welfare and convenience. It is requested that the applicant name the private roadway serving the project and adjacent properties from its intersection with McNab Ranch Road (private). Since other adjacent properties are included in this requirement, a Private Road Name Petition will be required in order to obtain their permission. (See Special Condition Number 2). Staff recommends that owners of the future four parcels and remainder parcel be required to enter into a Road and Drainage Maintenance Agreement for the required Access Easement and Roadway. (See Special Condition Number 3). Public Services (Item 13 A). The subject property is located in the California Department of Forestry and Fire Protection (CalFire) and the Sanel Valley Fire District areas of responsibility. CalFire has reviewed the proposed project, commenting that the property is classified as having a High Fire Severity classification. The Sanel Valley Fire District has not commented on this project as of the writing of this staff report. Condition Numbers 17 and 18 are recommended to provide for review and approval by CalFire and the Long Valley Fire District, of fire safe measures to minimize fire hazards to and from future residential development of the project site. Environmental Health/Utilities (Item 15A) The Division of Environmental Health has reviewed the project with regards to on-site water and sewage disposal systems. Conditions 19, 20, 21, 22 and 23 are recommended to mitigate any potential environmental concerns that may arise from a domestic water source or the placement of on-site sewage disposal systems and replacement areas. Cultural Resources/Archaeological (Item 19 A-D)

6 PAGE PC-5 An Archaeological Survey and Cultural Resources Assessment Report dated November 20, 1999 prepared by Mark A. Gray, for #S identified four (4) prehistoric sites at various locations within the project boundary. The sites were identified and mapped and are on file with the Department of Planning and Building Services. The report recommended that site protection measures be required that would include: (a) a supplemental archaeological survey should the project change, (b) that the Discovery Clause be required should cultural resources be encountered during project activities and (c) should resources be encountered within at least 100 feet of the find all work shall stop and the Mendocino County Archaeological Commission will be immediately notified of the discovery. On September 13, 2006 the Mendocino Archaeological Commission reviewed and accepted the survey for this project. At the time of submission of this application, a supplemental archaeological survey was submitted. At their meeting of September 10, 2008, the Archaeological Commission accepted the Survey prepared by Alex DeGeorgey, dated May 10, 2007.The report was accepted along with recommendations. (See Special Conditions Number 4. Should archaeological discoveries occur during development, compliance with the requirements established by the Mendocino County Archaeological Resources Discovery Clause, Mendocino County Code Discoveries, would address any future cultural concerns. See Condition Number 24. GENERAL PLAN CONSISTENCY REVIEW: The proposed project is consistent with applicable goals and policies of the General Plan. RECOMMENDED MOTION: Environmental Findings: The Planning Commission finds that the environmental impacts identified for the project can be adequately mitigated through the conditions of approval or features of the project design so that no significant adverse environmental impacts will result from this project, therefore, a Negative Declaration is adopted. General Plan Findings: Pursuant to Section of the California Government Code, the Planning Commission finds the proposed subdivision, together with the provisions for its design and improvement is consistent with the applicable goals and policies of the General Plan. Project Findings: The Planning Commission, making the environmental and General Plan findings above, approves #MS , subject to the following conditions of approval as recommended within the staff report, further finding: Pursuant to California Government Code Section 66445(e) the Planning Commission finds that division and development of the property in the manner set forth on the approved or conditionally approved tentative map will not unreasonably interfere with the free and complete exercise of the public entity or public utility right-of-way or easement. STANDARD CONDITIONS OF APPROVAL: For a Minor Subdivision which has been approved according to the Mendocino County Code, the following "Conditions of Approval" shall be completed prior to filing a Parcel Map ALL CONDITIONS OF APPROVAL MUST BE MET PRIOR TO EPIRATION OF TWENTY-FOUR (24) MONTHS FROM DATE OF APPROVAL, UNLESS RENEWED PURSUANT TO THE MENDOCINO COUNTY CODE. CONDITIONS OF APPROVAL 1.** Prior to the recording of this Parcel Map, the subdivider shall acknowledge in writing to the Department of Planning and Buildings Services that all grading activities and site preparation, at a minimum, shall adhere to the following Best Management Practices. The applicant shall submit to the Department of Planning and Building Services an acknowledgement of these grading and site preparation standards. a. That adequate drainage controls be constructed and maintained in such a manner as to prevent contamination of surface and/or ground water, and to prevent erosion.

7 PAGE PC-6 b. The applicant shall endeavor to protect and maintain as much vegetation on the site as possible, removing only as much as required to conduct the operation. c. All concentrated water flows, shall be discharged into a functioning storm drain system or into a natural drainage area well away from the top of banks. d. Temporary erosion and sediment control measures shall be established and maintained until permanent protection is established. e. Erosion control measures shall include, but are not limited to, seeding and mulching exposed soil on hill slopes, strategic placement of hay bales below areas subject to sheet and rill erosion, and installation of bioengineering materials where necessary. Erosion control measures shall be in place prior to October 1 st. f. All earth-moving activities shall be conducted between May 15 th and October 15 th of any given calendar year unless wet weather grading protocols are approved by the Department of Planning and Building Services or other agencies having jurisdiction. g. Pursuant to the California Building Code and Mendocino County Building Regulations a grading permit will be required unless exempted by the Building Official or exempt by one of the following: 1. An excavation that (1) is less than 2 feet (610 mm) in depth or (2) does not create a cut slope greater than 5 feet (1524 mm) in height and steeper than 1 unit vertical in 1½ units horizontal (66.7% slope). 2. A fill less than 1 foot (305 mm) in depth and placed on natural terrain with a slope flatter than 1 unit vertical in 5 units horizontal (20% slope), or less than 3 feet (914 mm) in depth, not intended to support structures, that does not exceed 50 cubic yards (38.3 m 3 ) on any one lot and does not obstruct a drainage. 2.** A notation shall be placed on the Parcel Map stating that Future development of building site(s), access roads or driveways may be subject to the grading requirements and drainage control measures identified above. 3.** The following note shall be placed on the Parcel Map Prior to the issuance of building permits, a soils report and engineered foundation may be required by the Planning and Building Services Department. 4.** A note shall appear on the Parcel Map that prior to the development phase of the project, the subdivider shall contact the Mendocino County Air Quality Management District for a determination as to the need for an Asbestos Dust Mitigation Plan and/or Geologic Survey to comply with CCR section and relating to naturally occurring asbestos. Written verification from the Air Quality Management District shall be submitted to the Department of Planning and Building Services stating that the project is in compliance with State and Local regulations relating to naturally occurring asbestos. 5.** Dust shall be controlled subject to controls by the Air Quality Management District 6.** The access road and interior circulation routes shall be treated with a dust suppressant and maintained in such a manner as to insure minimum dust generation subject to the Air Quality Management District's dust regulations. 7.** This entitlement does not become effective or operative and no work shall be commenced under this entitlement until the California Department of Fish and Game filing fees required or authorized by Section of the Fish and Game Code are submitted to the Mendocino County Department of Planning and Building Services. Said fee of $2, (or the current fee in effect at the time of approval) shall be made payable to the Mendocino County Clerk and submitted to the Department of Planning and Building Services prior to December 3, 2010 (within 5 days of the end of any appeal period). Any waiver of the fee

8 PAGE PC-7 shall be on a form issued by the Department of Fish and Game upon their finding that the project has no effect on the environment. If the project is appealed, the payment will be held by the Department of Planning and Building Services until the appeal is decided. Depending on the outcome of the appeal, the payment will either be filed with the County Clerk (if the project is approved) or returned to the payer (if the project is denied). Failure to pay this fee by the specified deadline shall result in the approved entitlement becoming null and void. The applicant has the sole responsibility to insure timely compliance with this condition. 8.** Prior to issuance of the building permit for the residence or garage, the applicant shall submit an exterior lighting plan which is in compliance with Section of the MCC. The lighting fixtures shall be completely shielded and positioned in a manner that will not allow light glare to exceed the boundaries of the subject parcel. The number of exterior lighting fixtures shall be kept the minimum required for safety. 9.** The following statement shall appear on the Parcel Map: The subject property is located within 300 feet of Agricultural land and residents of the property may be subject to inconvenience or discomfort arising from use of agricultural chemicals, and from the pursuit of agricultural operations including, but not limited to, cultivation, plowing, spraying, pruning, harvesting, crop protection, which occasionally generate dust, smoke, noise and odor, and protecting animal husbandry from depredation, and should be prepared to accept such inconvenience or discomfort as normal and necessary to farm operation. 10.** In-lieu fees shall be paid into the Affordable Housing Trust Fund per Section of the County Code equaling 20% of County-wide median sales price of a single-family residence. Fees shall be paid prior to recordation of the Parcel Map. 11.** There shall be provided an access easement of 70 feet in width (as per tentative map) from a publicly maintained road to each parcel being created. Documentation of access easement(s) shall be provided to the Mendocino County Department of Transportation for their review prior to final approval. 12.** If a Parcel Map is filed, all easements of record shall be shown on the parcel map. All utility lines shall be shown as easements with widths as shown of record or a minimum of ten (10) feet, whichever is greater. 13.** If approval of the tentative map is conditioned upon certain improvements being made by the subdivider, the subdivider shall notify the Mendocino County Department of Transportation when such improvements have been completed. 14.** Construct a ten (10) foot wide all-weather driveway within the seventy (70) foot wide access easement serving Parcel 4, including four (4) inch minimum rock base, fifty (50) foot minimum radius of horizontal curvature, grade not to exceed sixteen (16) percent, drainage culverts where necessary. 15.** Construct a twenty (20) foot wide rocked road within the access easement from McNab Ranch Road to the north line of Parcel 3 (as per tentative map), including eight (8) inch minimum rock base, one hundred twenty five (125) foot minimum radius of horizontal curve, grade not to exceed sixteen (16) percent, drainage culverts where necessary. New or replaced culverts shall be a minimum of 18 inches in diameter. 16.** 40-foot radius turnaround shall be constructed within a 50-foot radius easement at terminus of access easement to the satisfaction of the Mendocino County Department of Transportation. If approved in writing by the applicable fire protection service provider(s), in lieu of the turnaround described above, subdivider shall construct a modified Hammerhead-T turnaround (with the leg of the T extending 40 feet from the edge of the road, within a forty (40) foot wide by sixty (60) foot long easement, as measured from the centerline of the access easement), at the terminus of the access easement. Turnaround shall be constructed with eight (8) inch minimum rock base, twenty (20) feet wide, with twenty (20) foot radius surfacing returns. 17.** The subdivider shall comply with those recommendations in the California Department of Forestry (Cal Fire) letter of March 3, 2006 (CDF# 80-06) or other alternatives as acceptable to the Department of

9 PAGE PC-8 Forestry (Cal Fire). Written verification shall be submitted from the Department of Forestry (Cal Fire) to the Department of Planning and Building Services that this condition has been met to the satisfaction of the Department of Forestry (Cal Fire). 18.** The subdivider shall comply with those recommendations of the Sanel Valley Fire District or alternatives as acceptable to the Fire District. Written verification shall be submitted from the Fire District to the Department of Planning and Building Services that this condition has been met to the satisfaction of the Fire District. 19.** The applicant shall provide the Division of Environmental Health adequate advance written notice (minimum of 15 days) of the date and time any field soil testing procedures for any proposed on-site sewage systems to allow the Division of Environmental Health staff to be present for soil testing. 20.** The applicant shall submit to the Division of Environmental Health an acceptable site evaluation report (DEH FORM # 42.04) for parcel(s) 1, 2, 3, and 4 completed by a qualified individual demonstrating compliance with the North Coast Regional Water Quality Control Board's Basin Plan Policy for On-site Waste Treatment and Disposal and Mendocino County Division of Environmental Health s Land Division Requirements (DEH FORM # 26.09). 21.** The applicant shall submit to the Division of Environmental Health an acceptable site evaluation report (DEH FORM # 42.04) for a replacement system for the existing structure located on the remainder parcel completed by a qualified individual demonstrating compliance with the North Coast Regional Water Quality Control Board's Basin Plan Policy for On-site Waste Treatment and Disposal and Mendocino County Division of Environmental Health s Land Division Requirements (DEH FORM # 26.09). 22.** The applicant shall submit to the Division of Environmental Health an acceptable water quantity evaluation (DEH FORM # 26.05) completed by a qualified individual of a water source located on parcel(s) 1, 2, 3, and 4 of the subdivision demonstrating an adequate water supply in compliance with the Division of Environmental Health s Land Division Requirements (DEH FORM # 26.09). 23.** The applicant shall submit to the Division of Environmental Health an acceptable standard mineral analysis performed by a certified public health laboratory from a source of water on the subdivision. 24.** A note shall appear on the Parcel Map that In the event that archaeological resources are encountered during development of the property, work in the immediate vicinity of the find shall be halted until all requirements of Chapter of the Mendocino County Code relating to archaeological discoveries have been satisfied. 25.** Pursuant to Government Code Section & 66493, prior to recordation of the Parcel Map, the subdivider must: (1) obtain a certificate from the Mendocino County Tax Collector stating that all current taxes and any delinquent taxes have been paid and; (2) pay a security deposit (or bond) for taxes that are a lien, but not yet due and payable. SPECIAL CONDITIONS OF APPROVAL 1. Road improvements, including driveways, shall be constructed in accordance with improvement plans prepared by a Civil Engineer and approved by the Mendocino County Department of Transportation. In appropriate situations, when specifically requested and approved in advance by the County Engineer, required improvements may be constructed without formal improvement plans. If so approved, all work must be completed under the direct supervision and control of a California Registered Civil Engineer who, upon completion of the improvements, shall file a report with the Mendocino County Department of Transportation verifying the road improvements have been constructed in substantial compliance with the prescribed minimum standards and accepted industry practices. 2. The name of the private road shall be accepted by the County Addresser, Cal Fire and Sanel Valley Fire District and the private road name shall be placed on the Parcel Map.

10 PAGE PC-9 3. The applicant and/or subsequent grantee shall create, to the satisfaction of the Mendocino County Counsel and Department of Planning and Building Services, an organization or association for the maintenance of private roads and a pertinent drainage system within subdivision or shall show evidence of the existence of such an agreement or organization. 4. Those recommendations/requirements of the Mendocino County Archaeological Commission shall be adhered to; specifically: a. Avoidance of Isolate #2 area until a further study is accepted. b. Any development of the Remainder Parcel will require a study of the parcel prior to permits being issued. THIS DIVISION OF LAND IS DEEMED COMPLETE WHEN ALL CONDITIONS HAVE BEEN MET, AND THE APPROVED PARCEL MAP IS RECORDED BY THE COUNTY RECORDER. DATE FRED TARR PLANNER II FT/at September 22, 2010 Negative Declaration Appeal Fee - $ Appeal Period - 10 days ** Indicates conditions relating to Environmental Considerations - deletion of these conditions may affect the issuance of a Negative Declaration. REFERRAL REFERRAL REFERRAL COMMENTS AGENCIES NOT RETURNED RECEIVED RECEIVED "NO COMMENT" MENDOT Environmental Health Building Inspection Assessor Agriculture Commissioner Arch. Commission AQMD Caltrans Cal Fire Dept. of Fish and Game US Fish & Wildlife Addresser Sanel Valley Fire District McNab Ranch Road Assoc. At MSC At MSC

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15 STAFF REPORT FOR MINOR SUBDIVISION #MS PAGE PC-14

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17 COUNTY OF MENDOCINO ENVIRONMENTAL REVIEW GUIDELINES DRAFT NEGATIVE DECLARATION I. DESCRIPTION OF PROJECT. DATE: SEPTEMBER 22, 2010 CASE#: MS DATE FILED: 8/19/2008 OWNER: RICHARD & SHERYL VANNELLI APPLICANT: RICHARD VANNELLI AGENT: BARRETT CO. AND SHERI HANSEN REQUEST: Minor Subdivision of a 475 acre parcel to create four parcels each containing 40 acres and a Remainder Parcel containing 315 acres. LOCATION: 6+/- miles south of Ukiah on the north side of McNab Ranch Road (private), approximately 2 miles west of its intersection with Highway 101, located at 2371 McNab Ranch Road; AP# PROJECT COORDINATOR: FRED TARR II. DETERMINATION. In accordance with Mendocino County s procedures for compliance with the California Environmental Quality Act (CEQA), the County has conducted an Initial Study to determine whether the proposed project may have a significant adverse effect on the environment. On the basis of that study, it has been determined that: Although the project, as proposed, could have had a significant effect on the environment, there will not be a significant effect in this case because mitigation measures required for the project will reduce potentially significant effects to a less than significant level, therefore, it is recommended that a NEGATIVE DECLARATION be adopted. The attached Initial Study and staff report incorporates all relevant information regarding the potential environmental effects of the project and confirms the determination that an EIR is not required for the project.