The Mendocino County Planning Commission on Dec. 18 recommended that the Board of Supervisors approve a set of modifications to the Bella Vista (formerly Gardens Gate) subdivision approvals, including an amended vesting tentative map, a second restated development agreement, an addendum to the certified EIR, an amended mitigation-monitoring program, and a density bonus and related concessions under state law.

Planning staff (Julia Crogg) said the 48.8‑acre site at 3000 South State Street, about one mile south of Ukiah, was formerly a vineyard and that the current proposal reduces the approved lot count (previously 171/197 under older approvals) to 166, while increasing the senior neighborhood from 39 to 42 lots. The project maintains 13 income‑restricted units (greater than 10% of units) and will be constructed in two phases; the applicant is not required to construct any affordable units in phase 1 but must complete all 13 units by the end of phase 2.

Staff explained changes to the map and phasing: four creek‑adjacent lots previously proposed were removed and the area was designated Parcel M to remain undeveloped; the senior neighborhood is shifted and its common building size was adjusted to reflect more senior lots; several linear parks and improved park acreage were added; and access arrangements include two access points to South State Street and an emergency access route that connects through the site. The project retains a requirement to construct a roundabout at Charley Barra Drive at the 100th housing unit or satisfy interim access requirements per the development agreement.

Commissioners asked about phasing and density‑bonus eligibility. Staff clarified that while senior housing itself is not eligible for concessions under the state's density‑bonus law, granting a density bonus to the senior neighborhood portion opens a pathway for the county to approve concessions and incentives for the overall subdivision. Commissioners also raised concerns about emergency access and fire‑code constraints; staff said the applicant has coordinated with the Ukiah Valley Fire Authority and that Cal Fire’s new local responsibility area fire hazard severity zones would require compliance with the wildland‑urban interface building code (California Building Code Chapter 7A) and defensible‑space requirements.

The applicant, Jake Morley, said the developer plans to construct improvements and has partnered with Christophe Christofferson Homes of Santa Rosa to build the vertical units. Morley said stormwater will be routed to a neighborhood pond for controlled release and that building and landscape plans are already in process.

Staff recommended returning sidewalk widths to the county standard (5 feet) and deleting the Board‑added 2023 increases to sidewalk and landscaping widths (Condition 55 e/f), citing topography and roadway‑width constraints that would otherwise create an unforeseen hardship for the applicant and that the Fire Authority opposed a roadway‑width reduction to accommodate wider sidewalks. After discussion and public comment, the commission voted unanimously to forward the modified tentative map, the EIR addendum and the associated agreements to the Board of Supervisors for consideration.

Staff said the item is tentatively scheduled for the Board in February for final action.